Kayangan Apartment, Bandar Sunway

Kayangan Apartment is a medium-range leasehold apartment with swimming pool facilities located in Bandar Sunway. The built up for each unit is 1,033 sf and all the units are housed in three buildings with 5 storeys each. It is unclear when the apartment was completed but it has been around since 2004. In 2007, the asking price for one of the units was around RM238,000, whereas in 2013, the asking price has risen to at least RM265,000.

Kayangan Apartment come with 24-hour security, swimming pool, badminton court, barbecue pits and a playground. The facilities are of standard quality, but the amenities available are quite extensive. There is a row of shop houses 2 blocks away and 5 minutes by foot where a 7-11 can be found along with some eateries. Every Sunday, the streets around the area would host a night market, where numerous stalls would be set up along the streets and hawkers would peddle anything from local delicacies to clothing to gadgets. Sunway Pyramid, the international award winning shopping complex is 10 minutes away on foot. Dataran Mentari is also walking-distance away where many cuisines restaurants could be found along with massage parlours, snooker halls, bars, and mini markets. Other apartments around Sunway include Desa Mentari , and Subang Ville Ehsan .

Bandar Sunway is considered an education hub. There are particularly many tertiary education institutions situated nearby namely, The One Academy, Monash University, Sunway University, Taylor’s University, Inti International Univerisity, and they are all within 3.5 km driving range of Kayangan Apartment. Bandar Sunway is desirable due to its strategic location in terms of proximity to several major highways including the New Pantai Expressway (NPE), Lebuhraya Damansara Puchong (LDP), Federal Highway, and Shah Alam Expressway (NPE). In terms of public transport, the Setia Jaya KTM Station is less than 1 km away on foot.

Property Details

• Name: Kayangan Apartment
• Address: Jalan PJS 10/24, Taman Sri Subang, 46150, Selangor
• Type: Apartment
• Tenure: Leasehold
• of Blocks: 3
• of Storey: 5
• of Bedrooms: 2
• of Bathrooms: 2
• Built-up: 1,033 sf
• Maintenance Fee: RM98
• Subsale Price: RM255,000 – RM380,000
• Rental: RM1,000 – RM1,600

Layout

• 2 bedrooms + 2 bathrooms (1,033 sf)

Facilities

• Playground
• Swimming pool
• Badminton hall
• Barbecue pits
• 24-hour security

Analysis

The developers of Kayangan Apartment has been said to have fraudulently asserted that the units are 1,044 sf instead of the 1,033 sf as advertised, so that they are able to ask for further payments from the residents pending the issuance of their strata titles. A legal battle ensued for 8 years and the residents of Kayangan Apartment have finally received their strata titles in April 2012. This was only possible with the continuous efforts of a Joint Management Body which was created to represent the rights of the 270 households affected.

Furthermore, there is an issue with the water meters in the units. It is widely known that in Selangor, the first 20 cubic metres of water used is free for every household. The residents in Kayangan Apartment are unable to receive this benefit because there is currently a bulk meter installed for the buildings. SYABAS is unable to install individual meters for the residents because the developer still owes Syarikat Bekalan Air Selangor RM31,040. It is unclear whether this issue has been resolved to date.

The unity of the residents as displayed by their battle against their fraudulent developer is a point to be noted should a purchaser be interested in the resident community. The area is also known to be relatively quiet compared to the surrounding medium-range apartments, suggesting that the place might be more suitable for own-stay as opposed to investment. For investment purposes, the price of the property is appreciating at a slow pace; but the units within Kayangan Apartment does command relatively higher rent as there is less units within the gated area thus a lower people density.