Units Available to Rent in Villa Vista, Damansara Heights

Units Available:

First Unit


Living Area & Master Bedroom

Balcony & Bedroom 2

Toilet & Bedroom 1

Study Area & Bedroom 3

Type: 3+1
Built-up: 2,962 sq ft
Furnishing: Fully furnished
Rental: RM6,000

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Second Unit

Master Bedroom & Balcony

View from Balcony & Living Area

Study Room & Bathroom

Bedroom & Kitchen

Dining Area

Type of Unit: 2+1
Built-up: 2,124 sq feet
Furnishing: Fully furnished
Rental: RM6,000

As I mentioned in my previous post, if interest person wants to rent this unit to be unfurnished, the building manager will rent it out with rental price according to unfurnished unit price. It would be RM4,000. We can say that it is flexible and to meet customer's need.

Property Leasing

Recently, I am doing market study in condominiums. I met some building managers. They hope that I could help them up to get the vacant units sold or rented out.

Located in Damandara Heights, Villa Vista is a low-rise and low density condominium. It consists only 12 units ranging from 1721 sf to 4,710 sf. The condominium consists 2 penthouse units. Basically, the units in the condominium is not for sale. The interest part is the whole condominium is available for sale for RM25.5 mil. There are 18 covered and 4 uncovered carparks. The management is planning to convert the office to gymnasium and sauna.

Types of Unit Approx. Built-up Area (sq. ft.) Approx. Rental per Month (RM)

2 Bedrooms + 1 Utility 1,721-2,124 4,000-6,000
3 Bedrooms 1,945-1,948 4,000-6,000
3 Bedrooms + 1 Utility 2,417-2,962 4,500-6,000
Duplex Penthouse 3,595-4,710 7,000-12,000

Facilities - Function Area, Swimming Pool, 24-hr Security, Covered Parking, Sauna, Water Feature, Wading Pool, Pool Deck

As I went to do site inspection, I personally rate the condominium.

Location - It is quite a distance to the condominium from Jalan Duta. However, as the condominium is located in hill, tenants can enjoy the view of Kuala Lumpur. Some units also have the view of Twin Tower. --------- Good

Building Quality - The building is well-maintained. -------Fair

Facilities - The facilities offered are not much. However, as mentioned, the management office will be transferred and the space will be converted into gymnasium and sauna. The idea is still under planning. ------ Fair

Common Area - To be honest, I do not like the design of the condominium . The common area is not fully utilised, for me. ------ Fair

Carpark - Not much to comment about carpark. ------Fair

Management - The building Manager I met was very friendly and kind. He provided me a lot of information about this condominium. So I believe he will assist the tenants of the condominum as much as he can. -------Good

Function Area and Carpark

Swimming Pool and Pool Deck

Walkway and View of KL from the condominium

The area is for store. Whoever interested can buy this space and renovate to convert into home.

Swimming Pool and low-rise block

Water Feature

According to the Building Manager, he said that the rental is negotiable. He stresses in flexibility. If you wish to rent a unfurnished unit and want to buy your own furniture, the building manager will have people to remove the furniture in the units. If you want it to be fully furnished, the building manager will take care of everything. The price would be quoted based on the furnishing provided.

The Effect of Size of A Unit to Rental Return

Various sizes of units affect various rental. To take Setapak Ria, a well-known Condominium for students of Tunku Abdul Rahman in Setapak as an example, the condominium offers units ranging from 911 sf to 1,300 sf. Assume that the units are unfurnished, the rental range from RM800 to RM1,200. A 911-sf-unit is rented out with RM800 and a 1,330-sf-unit is rented out RM1,200 per month.

Many investors prefer to buy a smaller unit for investment. Of course the prices for smaller units are affordable for many investors. In renting out the unit, it is wise for owner to check the market value and the rental rate for other condominiums in similar area. You will not want your unit stayed empty because you rent out your unit with high rental price. Vice versa, you will also not want your investment return is negative just because you put a below-market-value rental rate.

In place like Kuala Lumpur City Centre, many working individuals and expatriates prefer to rent a studio or 1-bedroom units. In planning to buy a small unit for investment, you also need to know the total units of similar types of units and other small units. I do not think that you will want to compete with other 100 same-sized units for tenants. It would bring less advantage to you. If you target for expatriate, make sure you know their basic requirements for home rental, for example the design of the unit and furnishings.

I used to think that bigger unit costs higher in per square foot. I was wrong. In an article, I understand that there are cases where smaller units costs higher and bigger units cost lower in per square foot. For example, a larger unit with 1,900+ sq. ft., is priced at RM430psf whereas a smaller unit, 1,600+ sq. ft., is approximately RM450psf. Both units are on the same floor.

Between staying in condominium and landed property, I prefer to stay in landed property (assume that the rental rate is similar). Some people prefer to stay in condominium with facilities provided. Suffice it to say, investors should analyse your potential tenant – their needs and motivation to rent your unit.

Factors to Consider for Property Investment

If you are the beginner of property investment, there are some basic knowledge you need to know. They key factors you need to consider for property investment are:

· Location

· Accessibility

· Neighbourhood

· Land Tenure – Freehold/Leasehold

· Land Status – Residential/Commercial

· Developer’s track record – Branding

· Team of consultants

· Unique feature

· Finishing

· Packaging

· Maintenance charges

· Car park facility

· Choice of Units (Range of built-up sizes)

· Timing of Purchase

· Layout

· Pricing – Capital appreciation and rental returns

Below are the example how these factors affect the increase of market price of prestigious condominiums in KLCC:

· Idaman Residence – choice of units with not many competing types within the development;

· One KL – each unit comes with a swimming pool;

· Marc Residence & K Residence – proximity to KLCC;

· The Troika – designed by Foster & Partners architectural firm headed by multiple award-winning Lord Norman Foster;

· The Avare – Unique external facade of a glass-curtain walling;

· Pavilion Residence – mixed-development concept.

In Case You Don't Know

Working in property allows me to know how developers price their property during launching. Nowadays, I help the valuers to do verbal indication. The bankers will expect a certain price and most of the time, we couldn't give the price they want. They will question us why the value is so low that the buyer bought it in higher price.

Actually, if you buy a unit in a new condominium, the price of the unit is not a market price. During the feasibility study stage of a proposed development, the developer will do market survey to check the current market value of same type of property. After knowing the market value, they will mock-up the price to maximise their profits earned from the whole development. In another word, the listing price the developer put is not market value. It is the agreement between buyers and developer that buyers are willing to buy homes with that listing price.

Available Rent in Condominium Lot 16

Lot 16, Ampang Hilir a low-rise Condominium of Ampang, Kuala Lumpur located at an exclusive neighbourhood comprise of low rise condominium and bungalow houses. It is located nearby few foreign Embassies. The condominium is only available for rent but not for sale. The maintenance fees are included in the rental.

Facilities - Swimming Pool, Covered Carpark, Landscaped Garden, Gymnasium, 24-hr Security, Playground, BBQ Pits

Tenure: Freehold

No. of Block: 1

No. of Storey: 3

Total Unit: 18

Units per Floor: 6

Maintenance Fees: n/a