Cheras: Southern side becoming a big draw

This article first appeared in City & Country, The Edge Malaysia Weekly, on August 19, 2019 - August 25, 2019.

AEON Taman Maluri

MyTOWN Shopping Mall

The properties here are more affordable than those in other parts of Greater KL, making the area more attractive to first-time house buyers and investors.” — Wong

The demand for residential properties in the area is still strong, especially from the locals who are happy to remain there.” — Foo

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Cheras is massive — stretching from Pudu to Kajang with Batu Sembilan marking the Selangor side of Cheras. It is accessible via the Cheras-Kajang Expressway, Kajang SILK Highway, Middle Ring Road 2 and East-West Link Expressway.

The mass rapid transit (MRT) runs through the area with the Maluri station at one end and the Batu 11 Cheras station at the other.

According to Savills Malaysia director of research amd consultancy Amy Wong, Cheras is a mere 10 minutes’ drive from the city centre and is well served by the Sungai Buloh-Kajang MRT Line.

“Cheras’ short distance to the city centre is appealing and the area is supported by various amenities such as schools, shopping malls and hospitals,” says CBRE | WTW managing director Foo Gee Jen.

Among the amenities in Cheras are AEON Cheras Selatan, Columbia Asia Hospital, Sunway Velocity Mall, UCSI College and Universiti Tunku Abdul Rahman (UTAR).

“The demand for residential properties in the area is still strong, especially from the locals who are happy to remain there,” says Foo.

According to EdgeProp.my, the median property price in Cheras is RM348,000 or RM334 psf.

When an established area expands rapidly, it is inevitable that certain parts will seek an identity of their own — and this rings true for Cheras. The boundary of Cheras has moved further southwards towards Balakong in Selangor. Without official sanction, this part has become known as Cheras Selatan or Cheras South.

Savills Malaysia’s Wong sees a lot of potential in Cheras South. “The properties here are more affordable than those in other parts of Greater KL, making the area more attractive to first-time house buyers and investors. The residential property value in Cheras South is rising because of its close proximity to KL city centre.”

The relocation of UTAR campus and offices in Setapak and Petaling Jaya to Bandar Sungai Long in 2015 also boosted property prices in Cheras South, she adds.

According to Savills Malaysia, the average transacted price of D’Puncak Suasana by UDA Holdings Bhd has risen 48% to RM319 psf in 2018 from RM216 psf in 2014, representing a compound annual growth rate (CAGR) of 10.3%. Flora Green condominium by Sin Heap Lee Development Group has seen an average price growth of 9%, from RM331 psf in 2014 to RM361 psf in 2018 — a CAGR of 2.2%.

“The East Klang Valley Expressway, which is under construction, will be linked to the Middle Ring Road 2. It will contribute to the growth in Cheras,” says Wong.

According to CBRE | WTW, among the future and ongoing developments in Cheras are Parc 3 (formerly known as The Weave) by Eupe Corp Bhd, due for completion in 2020; One Cochrane Residences by Mutiara Rini Sdn Bhd and Lavile KL by Orando Realty Sdn Bhd, both due for completion in 2021.

In Cheras South, Hap Seng Land’s Akasa is slated to be completed in 3Q2019 and Parkland Group’s Parkland Residence is expected to be ready in 2022, says Savills Malaysia.

According to EdgeProp.my and the National Property Information Centre, a 1,658-sq-ft, 1-storey terraced house in Taman Taynton View by private developer-cum-lawyer N Kamala Devi was sold for RM600,000 or RM362 psf in March and a

1,539-sq-ft, 1-storey terraced house in Taman Midah, for RM700,000 or RM455 psf in February.

A 1,302 sq ft unit in You Residence by PJD Property was sold for RM730,000 or RM560 psf last December and a 1,216-sq-ft unit in 9ine Cheras by Adenland (Cheras) Sdn Bhd, for RM515,000 or RM423 psf last October.

A look at the listing on EdgeProp.my shows that high-rise units with built-ups of 900 to 2,000 sq ft have asking rents of RM400 to RM6,500 per month while landed properties with built-ups of 1,000 to 4,000 sq ft have asking rents of RM600 to RM5,000 per month.

The average price per sq ft for non-landed properties in the area is RM273, compared with the state’s average price of RM396. The average price per sq ft for landed properties is RM2,388 (state: RM2,525).

Overall, Foo believes future developments are likely to be concentrated on the mid and northern sections of Cheras and the area will see more integrated high-rise residential developments along the MRT route.

 

 

A food haven

Cheras is well known for its food and notorious for its traffic jams.

It is believed that the name “Cheras Selatan” came about when AEON Co (M) Bhd named its new branch, located on a

113,451 sq ft former Boy Scout campsite in Balakong, as Jusco Cheras Selatan back in 2006. It is now known as AEON Cheras Selatan Store & Shopping Centre.

Other amenities nearby include Columbia Asia Hospital and Econsave Cash & Carry supermarket.

In Cheras Selatan, most activities are seen particularly at Dataran C180 and Cheras Traders Square — both located a stone’s throw from AEON Cheras Selatan. Covering 18 acres of freehold industrial land, Dataran C180 is a joint venture between Mitraland Group and the landowner.

Cheras Traders Square is developed by car park operator-cum-developer SCP Group. Sitting on a 30-acre leasehold tract, Phase 1 of Cheras Traders Square comprises 196 units of 2-storey showroom shopoffices and a mixed-use development featuring shops, a multi-level parking podium and serviced apartments.

Cheras Selatan is one of the areas in the Klang Valley that is known for the “bubble tea” craze with various bubble tea stores, including Xing Fu Tang, Instea, The Alley, Royaltea, Pin Tea, Wowtea, Long Live The Tea, Moojicha, Kylin Sugar and Momo Tea, mushrooming there.

It is also famous for cafés, such as Beary Potter Studio Café, which specialises in pancakes and offers pottery workshops. There is also Say Cheese Café — which serves cheese delicacies — and Secret Loc Café, which offers Hong Kong food.

However, comparatively, the part of Cheras nearer to Kuala Lumpur is where most shopping malls are. They include AEON Taman Maluri Shopping Centre, Cheras Leisure Mall and Cheras Sentral Mall.

The newer malls there are EkoCheras Mall, Sunway Velocity Mall and MyTOWN Shopping Centre.

Cheras is also known for the Pasar Malam Taman Connaught and IKEA Cheras.

One of the oldest shopping malls there, AEON Taman Maluri, has been operating since 1988. Located near Sunway Velocity Mall and MyTOWN Shopping Centre, it is currently undergoing a gradual makeover and upgrade.

Just a 10-minute drive from Kuala Lumpur city centre on a day without traffic congestion, this part of Cheras is mature with a variety of amenities, after more than five decades of development.

Taman Cheras and Sunway Velocity are the two places steamboat lovers will head to. Operators at Taman Cheras offer mostly local-styled steamboats while those at Sunway Velocity serve the Chinese-styled mala steamboats.

Two other well-known dining places are Restoran Sun Ming at Taman Connaught and Anne Elizabeth at Taman Segar. The former offers juicy roast duck and smoky char siew, and do expect a queue under the sun when you are thinking to get a takeaway in the afternoon.

It is the same at Anne Elizabeth; diners are advised to make reservations in advance. It is a small restaurant that adopts the “You Choose, You Pair, We Cook, We Serve” concept, where diners can choose the proteins from the chiller and pair them with some sides.

Also, do not forget Sausage and Ribs Shack along a quiet and unassuming row of shops in Taman Midah that serves homemade sausages and ribs in a cosy environment. Reservations for dinner are highly recommended, but take note that diners need to take off their shoes before entering the restaurant.