LOCATION: U-THANT
Project Name : Sastra U-Thant
Type : Luxurious residential development
Site Area : About 77,000 sq ft (1.77 acres)
Tenure : Freehold
No. of Units : 126 units within a 10-storey block
Unit Types : 3 & 4 Bedrooms. Size range from 1,744 to 2,702 sft
PRICE RANGE: RM1,000 psf to RM1,200 psf.
SPECIAL OFFER
• 5% rebate, payable after signing of SPA
• Interest subsidy during construction period and 2 years after TOP
• Free legal fee
• Free stamp duty on loan
• State authority approval application fee if applicable
These discounts and incentives will be removed or reduced by management
without notice.
LOCATION MAP
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SASTRA U-THANT - FAQ
About the development team and consultants
1. Who is the architect?
The architect’s firm is BEP Akitek. They are reputable and are the architect for
up-market residences like Zehn Bukit Pantai, Seni, Ampersand and U-Thant
Residence. It is ranked among the top ten architect firms in Malaysia.
2. Who is constructing the building?
Pesona Metro Sdn Bhd. They have also built Zehn Bukit Pantai.
3. Which legal firms are in the panel of the developer?
They are:
1) Azhar & Wong
2) Jeff Leong, Poon & Wong
About the development
1. When is the completion date?
Expected date of completion of construction is June 2013. Provision for
construction period in the Sale and Purchase Agreement is 36 months from
the agreement date. However, as there is provision to install built-ins such as
cabinets with appliances for kitchens and wardrobes for bedrooms, another 3
months is required which shall be agreed upon by the purchaser.
2. Is this a freehold property?
Yes.
3. Is this under HDA (Housing Development Act)?
Yes, it is under HDA.
4. What is the height in terms of number of floors?
The building has 10 storeys.
5. What is the land size?
The size of the land is about 77,000 sq ft (1.77 acres)
6. How many units are these for this development?
The total is 126 units. Each North and South Wing has 63 units
7. How many units are there per floor?
A typical level has 14 units on a floor but there is a maximum of 2 units sharing
1 lift per floor.
8. Is there a unit that allows me to see the KLCC Petronas Twin Towers and KL view?
Units facing the access road Lorong Ampang 2 (Types 4C(M) and 3D) may
have such view for the moment. There is no permanency as any future
construction of neighbouring land may affect the view.
9. What are the available compass orientations?
Most units have an east west orientation.
10. Won’t the units facing the afternoon sun get very hot?
There will be sun screens or fins at windows facing west to reduce glare and
heat transmission.
11. Will there be new developments in the immediate surrounding? I am concerned about
view being block by later developments.
This is a low density zone. Buildings here are subject to a height restriction of
10 storeys. We are aware that residents will have this concern and have
designed the building with most units facing the internal landscape.
12. What is the defect liability period?
24 months.
13. Is the numbering of the units confirmed? I am interested in the unit no. 3A but I fear it
might be changed to number 4?
We are proposing the unit number for approval. But we cannot guarantee this
as it a subject to the approval of the relevant authority e.g postal department
after the completion of the building.
14. How many lifts are there and which brand of lift will be installed?
There is 1 lift to 2 units on a typical floor. There is another Bomba lift which
can accommodate a stretcher. The brand is not finalized yet.
15. Is there separate lift for higher floors?
No
16. Is there separate lift to car park?
There is no separate lift to car park for lifts servicing the condo units. The lift
will enable you to reach your floor from the car park level. For ground floor
units there is a level difference between the unit and the lift lobby. For visitors
they have to use another separate lift from the basement car park to the
reception area on the ground floor. Visitors will not have access to the lift
lobby of the occupants.
17. What is the length of the lap pool?
30 metres.
18. What comes with the unit?
• Split unit air-conditioners to all bed-rooms, living room, dry kitchen,
except maid’s room
• Built in wardrobes for the bedrooms shall be provided except maid’s room
• Kitchen cabinet and solid surface kitchen worktop
• Kitchen Appliances, Electrolux or equivalent (subject to change at
developer’s discretion) as follows:
1) Washing Machine and Dryer
2) Hob and hood
3) 2 fridges (1 each at Dry and Wet Kitchen)
4) Convection oven
5) Mircowave
6) Dishwasher
7) Waste disposal under sink
8) False ceiling to main areas
• Centralised gas operated hot water system for bathrooms (excluding
maid’s) and kitchens which is cheaper to operate and more efficient. Heater
is installed at the yard.
• Allocated car park bays.
19. What is the brand of the air-conditioners that will be provided?
Daikin inverter system which had obtained 4 green ticks (excellent) energy
rating under energy labeling scheme by The National Environment Agency of
Singapore.
20. What is the height of the wardrobe in the master bedroom?
Wardrobe will be about 2.4m (8ft) and will have a box up area at the top.
21. What is the wood type of the timber flooring?
Natural wood will be used for flooring of bedrooms, terrace and courtyard area.
The type of timber is likely to be belian or equivalent.
22. What is the ceiling height?
About 2.7m for living areas.
23. What is the ceiling height of the bathroom and kitchen?
About 2.6m for areas with false ceiling.
24. What will be provided in the bathrooms?
Sanitary fittings, shower rose, shower screen, vanity top, cabinets and mirror.
25. Does every unit come with long bath?
Yes, but only for the master bathroom.
26. What is the brand for the sanitary fittings?
HansGrohe for the tap fittings and Duravit for the water closet and basin for
the main bathrooms. Local designer fittings to other areas.
27. What is the material used for the main entrance door and the room doors?
Solid timber door or aluminium glass sliding door depending of the unit type
shall be used for the main door. And for the room doors, it shall be timber
flush.
28. What is the finish for the skirting?
Solid timber shall be used for bedrooms and solid timber or marble for the
living and dining areas.
29. Can I remove the party walls if I purchase 2 units next to each other?
You cannot demolish the walls of the units as they are shear walls.
30. Can I cover the Terrace or garden?
You are not allowed to cover the terrace or garden as that will alter the facade
of the building.
31. What is provided for the garden area?
You will get a planting area designed to receive soil.
32. What will the floor finishes be?
Marble for living, dining and dry kitchen, homogeneous tiles for bathrooms
and timber strips for bedrooms.
33. What are the facilities, amenities and services provided?
Most of the facilities are located at ground level. Facilities planned are:
• Swimming pool
• Jacuzzi
• Children’s play pool
• Changing rooms
• Children’s playground
• Sauna
• Gymnasium
• Function rooml/multi-purpose hall
• Nursery/games room
• Lounge
• Landscaped gardens
• Garden deck (above drop off porch)
34. How deep are the private pools?
About 1m
35. Is there broadband?
There will be broadband connectivity.
36. Is the ready plug in for pay TV?
Yes, for Astro point.
37. How many car park bay is allocated to each unit?
Free car park is allocated as follows:
3 car park bays for all types except for 4E/F and PH which will have 4 bays.
Bays may be single or tandem lots.
38. Where is the visitor car park?
Visitor car parking bays are located at the B3 level.
39. How many levels car park are there?
There are 3 basement levels of car park.
40. What is the finishing of the car park floor?
Reinforced concrete with floor hardener.
41. What is the dimension of the car park bay
The minimum size is 2.4meter by 4.8 meter.
42. What is the stage of construction now?
Piling work has begun and the foundation is expected to be completed by Q4
2011.
43. Will small accessories such as towel rail in the bathroom be provided?
No.
44. Are mirrors provided in the bathrooms?
Yes.
45. Where is the refuse chamber?
At the rear service lobby area.
About maintenance and property management
46. Who is managing the condominium upon completion?
Developer has not appointed or decided yet. However, in line with its luxury
high end product the company will appoint some one who can do good
maintenance.
47. Will there be services provided e.g housekeeping?
There will be no housekeeping services provided
48. Will there be 24 hour concierge services and what kind of concierge services is
provided?
We have made provision in the design of the reception area to facilitate a
concierge service. Residents may engage such service should they require one.
49. How much is the maintenance fee?
Maintenance fee is about 41 cents psf per month. Sinking fund is 10% of
maintenance fee. Total to be paid is about 45 cents psf per month of total area
(share value units apportioned over total area inclusive of accessory lot areas).
50. When is the maintenance first payable? Will the developer bear the initial
maintenance fee?
Maintenance fee is payable by the purchaser upon vacant possession.
51. Is 45 cents considered high?
You need to consider that the building will need higher maintenance fee to
provide the quality standard of maintenance.
52. For how many years will this maintenance fee rate be maintained?
Maintenance fee shall be maintained until such time when cost of maintenance
rises due to inflation and increase in cost of supply of materials and services.
53. What the security system like?
There will be a 3-tiered security system:
• CCTV cameras and motion detection system at perimeter fence.
• Electronic access control system that record visitor details on entry and exit.
• Secured access to lift lobbies and each home has a call assist button.
About financing
54. Which banks are in your panel for financing package?
UOB
55. Can I use banks other than your panel bankers?
Yes, if you do not require the interest subsidy scheme.
About the surroundings
56. Isn’t Jalan Ampang always having traffic congestion?
Traffic congestion in KL is a common occurrence and is part and parcel of city
living. However, as SASTRA is within the city centre, travel distance is short so
there will still be time saved for those working in this locality.
57. What are the alternative access routes to get to Lor Ampang Dua from the city?
Via Jalan U-Thant or Jalan Ampang.
58. What is the distance between Sastra and Holiday Villa, U-Thant Residence
and GEM?
About 12 m.
Sales matters
59. Is there a showflat?
No. Sample of finishes are on the display panel.
60. What is the price per sq ft?
In the range of RM1,000 psf to RM1,200 psf.
61. Any discount?
We are offering
• 5% rebate, payable after signing of SPA
• Interest subsidy during construction period and 2 years after TOP
• Free legal fee
• Free stamp duty on loan
• State authority approval application fee if applicable
These discounts and incentives will be removed or reduced by management
without notice.
62. Can the kitchen cabinet, wardrobe package be excluded in the purchaser price?
No
63. What about discount for Bumi?
For Bumi, it is 5%
64. Is there special discount if I buy more than one unit?
This is subject to approval by the management on case by case basis.
Page 8 of 11
65. How much is the partial payment to confirm a unit?
To confirm booking of your unit, you need to pay partial payment of RM50,000.
You can pay by telegraphic transfer. However, if you decide not to proceed
after the booking, there may be a 2% admin charge.
66. Is progress payment base on commencement or completion of progress work?
Based on stage completion. The schedule follows the HDA format.
67. After booking the unit, by when should I sign the Sale and Purchase Agreement and
Deed of Mutual Covenants?
You have to sign the Sale and Purchase Agreement and Deed of Mutual
Covenants within 14 days together with the first 10% payment net of RM50,000
if paid earlier as partial payment.
68. Can the developer refund my booking money if I cannot get bank loan?
Yes, you can get the refund. But we would expect you to apply for the bank loan
before the due date for signing the SPA (which is 14 days from the booking fee).
69. As I need time to check whether I can take sufficient bank loan, can I reserve the unit
first?
You can only reserve the unit for 1 day, after which the unit shall be made
available to other interested purchasers.
70. What is late payment interest charge for the progress payment?
10% p.a.
71. Is this a good investment?
This is a prestigious neighbourhood amidst several embassies, consulates
and diplomatic missions. It is less than 2 km from the KLCC and has many
amenities providing and supporting the lifestyle of the expatriates like
international schools, restaurants, recreational clubs, and specialty stores.
72. For a foreigner, what are the procedures to purchase?
A foreigner is no longer required to obtain FIC (Foreign Investment Committee)
approval. But he is still required to obtain the State Authority consent.
73. How much is the stamp duty and when do I have to pay it?
First RM100,000 1%
Next RM400,000 2%
Above RM500,000 3%
Payable upon transfer of title
74. What is the cost charge by the developer for sub-sale?
Administration charge of RM50 shall be imposed by the developer. Subject to
change at the sole discretion of developer.
75. Can Bumi purchaser sell to Non-Bumi? Is there restriction impose that Bumi must sell
to Bumi for Bumi units?
Bumi can sell to Non-Bumi. However, this is subject to approval from the State
Authority.
76. Is East Malaysia Bumi of tribal group or those of Portuguese origin having ASB
savings considered as Bumi?
Yes, but must have documentary proof e.g certificate or ASB passbook. We
need a copy.
77. What are the taxes on capital gains?
Before 5 years 5%
After 5 years Nil
Non citizens or non permanent residents, 5% regardless of when the sale takes
place.
78. What are the taxes on rental income?
For Malaysian residents, this ranges from 1% to 28% depending on your
income level. For foreigners who are not tax residents, the tax is 28% flat rate.
79. Can I choose the car park bay for the condo I purchased?
No. Car park allocation will be fixed by developer.
80. Are we allowed to buy additional car park bay?
We will only know if there are additional bays available after completion.
81. How much is the additional car park bay?
Prices will be known at a later date.
82. Is there Bumi discount for buying additional car park bay?
There is no Bumi discount for car park bay.
84. Is there prohibition or restriction for purchaser to purchase on cash basis i.e no bank
borrowings?
No. You can make the progress payments in cash.
85. Can a purchaser pay by credit card? (For booking in KL)
Credit card payment is only accepted for the booking sum of RM50,000 only.
Subsequent payments shall be by cash, cheque, bank draft or telegraphic
transfer/wire. If using credit card after the first RM50,000 booking, then
purchaser will have to bear the charges of 2% to cover the cost to be paid to
the bank.
86. Which unit would you recommend for good investment?
Each unit has its own attributes. Preference can be very subjective. Generally
this locality appeals to expatriate families. Your choice depends on your
investment horizon, investment budget and personal preference.
87. What is the expected monthly rental for each type?
The expected average rental per month is about RM4 to RM4.50 psf per month
over SPA area.
88. How much is the expected yield?
Approximately 4% yield based on purchase price and a fully furnished unit. If
you are buying for investment, you may also want to consider the potential in
capital appreciation.
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