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Ameera Residences, Petaling Jaya

Ameera Residences is the first phase of a mixed development built by SDB Properties (a subsidiary of Selangor Dredging Bhd). The condo’s name, Ameera simply means “princess” in Arabic. This condo is expected to be fully completed by end of 2009 and would be ready for occupancy by the first quarter of 2010.

Ameera Residences has two sections – a low rise block and a 29-storey tower block. The low rise block has an “L” shaped building where one side of the building is 4-storey high and another side is 12-storey high. The low rise block features 53 villas, including limited edition garden villas and penthouses. At the tower block, there will be 237 condo units including 5 penthouses.

Ameera Residences is located along Jalan SS2/72, within the SS2 neighborhood in Petaling Jaya. It is accessible via Lebuhraya Damansara Puchong (LDP), Jalan SS2/24, Jalan 17/47, Jalan Universiti, and Sprint Highway. It is within walking distance to schools and institutions (SK Taman Sea, SJKC Puay Chai, UTAR and The Otomotif College), food outlets, corporate offices, shopping malls (Tropicana City Mall, 1-Utama) and many others.

Property Details

  • Name: Ameera Residences
  • Address: Jalan SS2/72, Petaling Jaya, Selangor
  • Completion Date: End 2009
  • Developer: SDB Properties (a subsidiary of Selangor Dredging)
  • Type: Condominium
  • Tenure: Freehold
  • No. of Blocks: 2
  • No. of Storey: 4 and 12 (low rise), 29 (high rise tower)
  • No. of Units: 290
  • Maintenance Fee: RM0.20 psf (inclusive of sinking fund charges)
  • Launch Price
    • High Rise Tower: From RM358,000
    • Low Rise Tower: From RM500,000
  • Subsale Price: RM738,000 - RM2,500,000
  • Rental: RM2,500 - RM7,800

Layouts

  • T1 (1,739 sf)
  • T2 (1,427 sf)
  • T3 (1,583 sf)
  • T4 (1,983 sf)
  • T5 (1,289 sf)
  • TD1 (3,255 sf)
  • TD2 (2,738 sf)
  • TP1 (6,160 sf)
  • TP2 (2,760 sf)

Facilities

  • 24-hour security
  • Swimming pool
  • Wading pool
  • Gymnasium
  • Multipurpose hall
  • Children’s outdoor and indoor play area
  • Designer landscaped walkways

Market Trends

Analysis

A developer’s reputation is often one of the most vital considerations when a potential property buyer scouts for a suitable property. No doubt SDB Properties, through its parent company, Selangor Dredging was initially active in the tin mining, hardware manufacturing and retail manufacturing industries; it has since diversified its portfolio into the property development industry in the 1980s.

With the completion of consolidation in 2004, SDB Properties has fully become a property company mainly involved in hotel, property management and leasing and ultimately property development. Since then, SDB Properties has grown into yet another reputable property development company. Thus, Ameera Residences does stand out in this sense due to its developer’s reputation as well as the previous track record in the local property market.

Ameera Residences which occupies only about 3 acres is the first phase of an 11-acre mixed development. The phase two is claimed to consist of more condo and commercial units. Since Ameera Residences would be ready for occupancy by next year, the property owners or residents would have to endure noise pollution and dust due to the construction works going on for the second phase. Apart from that, privacy and safety would also be a concern to certain property owners as there would be a lot of construction workers going in and out of the area.

Ameera Residences may currently be categorized under the low-density type of property but it is believed that once the second phase development on the same plot of land is completed, this whole mixed development would become densely populated. What is worse is that this condo is actually located in a mature neighborhood where it is already very crowded.

Though the SS2 and Section 17 areas are indeed established neighborhood with complete amenities, one still needs to take note that the addition of Ameera Residences and its upcoming second phase neighbours would further add on to the current congestion. Another very common issue would be the traffic flow, as Jalan SS2/72 is currently one of the busiest roads within SS2 area itself, the traffic congestion is expected to worsen once Ameera Residences is ready for occupancy unless otherwise the local authority opens up yet another access route.

Even though there was a proposal of linking the end of Jalan SS2/72 (where Ken Damansara I and Casa Damansara 1 are located) to Sprint Highway, there has not been any official statements made on this proposed plan. This proposed linked road could benefit property owners as it would be an alternative access road. However, many property owners are not in favor of the linkage as if the link materializes, it would turn Jalan SS2/72 into a busy main road and further aggravate the current road congestion.

Further to the location factor, Ameera Residences is located exactly opposite a school, SK Taman SEA. This would certainly aggravate the earlier mentioned traffic congestion particularly during peak hours. Apart from that, this condo is also sandwiched between some other developments and it is claimed that none of the units would get to enjoy panoramic view of its surroundings.

Based on preliminary analysis, the South angle of Ameera Residences would face the low cost flats, while the North angle would be blocked by the upcoming second phase development and Jasmine Towers condo. As for the units on the East angle, they would be facing some really old apartment blocks, old single storey terrace houses and will also be blocked by high rise commercial blocks. The West units would face some old SS2 houses and the evening sun.

Based on SDB Properties’ previous track record in property development, there were claims that this developer had poor workmanship for its properties. The overall quality of the property were said to be unsatisfactory. Even though Ameera Residences is currently still under construction, potential property buyers should also take note on such claims from other property buyers who have bought SDB properties previously.

In view of the condo’s pricing, many have considered Ameera Residences to be overpriced. Even though this condo is developed by a reputable property developer, many potential property buyers, particularly the locals staying within this neighborhood believe that they could easily invest in any nearby landed properties or even other condos with the same amount of money.

Potential buyers should also take note that Ameera Residences is built close to squatters area. Until today, the squatters that have lived at the nearby area for more than 20 years are still around. The presence of the squatters may be an annoyance to certain property owners. Nevertheless, with factors such as limited land in prime areas within Petaling Jaya as well as the condo’s close proximity to amenities, Ameera Residences can be considered a good buy.

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