Streetscapes: Calm and verdant Jalan Titiwangsa

This article first appeared in City & Country, The Edge Malaysia Weekly, on February 11, 2019 - February 17, 2019.

SJKC Chong Hwa Setapak is one of the landmarks near Jalan Titiwangsa.

Another landmark is Titiwangsa Golf Course. Pictures By Sam Fong/The Edge

Stadium Titiwangsa

Titiwangsa Lake Garden

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Located in northeast Kuala Lumpur and nearby the scenic Titiwangsa Lake Garden is Jalan Titiwangsa. A stroll down this well-landscaped street reveals stretches of willowy trees and greenery beautifying the mostly residential properties. Residents can also be seen engaging in recreational activities such as cycling and jogging.

Metro REC Sdn Bhd director Sara Lai shares a bit about Jalan Titiwangsa’s background. “The name Titiwangsa is inspired by the majestic Banjaran Titiwangsa, which is the main range that forms the backbone of Peninsular Malaysia. The most popular landmark along Jalan Titiwangsa is Titiwangsa Lake Garden,” she says.

Spanning about 240 acres, Titiwangsa Lake Garden is recognised as a central lake garden in the city and it attracts a wide range of visitors. It has grown to be a popular relaxation spot among city dwellers, with recreational facilities such as tennis courts, football fields, a boathouse, children’s playground and watersports. Titiwangsa Lake Garden has been closed for renovations since last September. It is expected to reopen in November.

Jalan Titiwangsa boasts detached homes and institutional buildings. “Developments in the area are mainly institutional buildings such as schools and colleges while the residential are mostly individually-built, detached houses,” says Lai.

Surrounded by Sentul, Setapak and Semarak, other landmarks near Jalan Titiwangsa are Stadium Titiwangsa, Titiwangsa Golf Course and SJKC Chong Hwa Setapak.

Lai adds that activities in the area have picked up. “Jalan Titiwangsa has evolved from landed homes and low-rise buildings to modern, high-rises thanks to the convenience provided by the light rail transit (LRT) and monorail. It has attracted developers to build trendy high-rise residential buildings catering for today’s market demand,” says Lai.

“Due to the limited availability of sizeable land, upcoming developments are located in the outer areas of Titiwangsa and not along Jalan Titiwangsa per se. For example, projects such as EkoTitiwangsa and The Reach are located close to Jalan Pahang and Setapak respectively, rather than within Titiwangsa itself. The proposed d’Brightton (condominium project) is located off Jalan Tiara Titiwangsa 3,” says Lai.

In terms of rental rates, condominiums near Jalan Titiwangsa are about RM2 to RM2.50 psf per month (depending on size and furnishing) with yields of 4%, while the rental rates for detached homes there are RM1.30 to RM1.50 psf per month, says Lai.

“As for the prices, the older condominiums in the area costs RM400 to RM500 psf while newer condominiums and residences range from RM600 to RM700 psf as these units come with more facilities,” says Lai.

“One of the key obstacles in the area is traffic congestion, especially during peak hours along Jalan Tun Razak leading to Titiwangsa. There are also limited modern commercial and retail facilities within the area,” says Lai.

“In addition, some parts of Jalan Titiwangsa are made up of leasehold parcels which could somehow affect buyers’ purchasing decisions,” adds Lai.

Nonetheless, Jalan Titiwangsa has good prospects. “Jalan Titiwangsa has the advantage of being close to KL city centre and is well connected to the major roads and highways. The completion of Duta-Ulu Kelang (DUKE) highway Phase 2 is also a boost for the area,” says Lai.

“The completion of renovations at Titiwangsa Lake Garden [as part of the River of Life project], is anticipated to enhance the attractiveness of Jalan Titiwangsa as a recreational and residential address,” concludes Lai.