This article first appeared in City & Country, The Edge Malaysia Weekly on October 3, 2022 - October 9, 2022

Coming up on a green hillock in Segambut, also known as North Kiara, Kuala Lumpur, is BRDB Developments Sdn Bhd’s latest project — Miranda Hill. The freehold condominium, which has a gross development value (GDV) of RM600 million, will offer 552 units in two towers: the 37-storey Tower 1 and 35-storey Tower 2. It sits on a 7.84-acre parcel perched 40m above road level, and bound by Jalan Dutamas Melati, Jalan Dutamas Raya and Jalan Segambut Dalam.

According to CEO Christopher Manivannan, Miranda Hill is the second project or phase on the originally 11-acre parcel, which the company had acquired in 2003. The first phase was Verdana, comprising 298 units in two 25-storey towers and a six-storey block on five acres, which was completed in 2014.

“After Verdana was built, we had a balance of six acres and subsequently bought an adjoining 1.25-acre parcel in 2015 to amalgamate with the remaining land. This allows for a better design and accessibility,” Christopher tells City & Country in an exclusive interview.

Like Verdana, Miranda Hill is one of the few developments in the area that will have the advantage of two access points, cutting travel time to Mont’Kiara and Jalan Segambut. “The main entrance will be on Jalan Dutamas Melati, which both residents and visitors can come through, whereas the other access [on Jalan Segambut Dalam] is exclusively for Miranda Hill residents.

“The beauty of Jalan Segambut is that it is 2km away from the DUKE highway [Duta-Ulu Kelang Expressway]. In addition, Jalan Segambut [along with Jalan Segambut Dalam] is currently being widened and the upcoming MRT3 Circle Line station nearby will be completed in 2030,” Christopher says, adding that the upcoming Bukit Segambut MRT station will be within 500m walking distance of Miranda Hill’s second access. “So, in all senses, it is a great location.”

The development is also connected to major roads and highways such as North-South Expressway, Sprint Highway, New Klang Valley Expressway (NKVE), Penchala Link and Jalan Tuanku Abdul Halim. It is a short driving distance to the Segambut KTM station.

Being located next to established neighbourhoods such as Mont’Kiara, Dutamas, Desa Sri Hartamas and Damansara Heights puts Miranda Hill a stone’s throw away from amenities that include schools such as the Garden International School, Mont’Kiara International School and the adjacent Lycée Français Kuala Lumpur (French School of Kuala Lumpur); dining and retail at places such as Publika, Hartamas Shopping Centre, Solaris Mont’Kiara, Plaza Mont’Kiara and 1 Mont Kiara; as well as clubs such as the Kuala Lumpur Golf & Country Club (KLGCC), Royal Selangor Club and Bukit Kiara Equestrian Club.

“Coupled with its location that is a 15-minute drive from KLCC, and the fact that it is a freehold, residential titled property, Miranda Hill ticks all the boxes and is a desirable property to live in,” says Christopher.

Miranda Hill has opened for preview since September with show units available for viewing, and the project has garnered 700 interested registrants so far. It is planned to be officially launched in January 2023 and slated for completion in 1Q2028.

Another unique feature of Miranda Hill is that 4.43 acres, or almost 57% of the total land size, will be reserved for green space and landscape, Christopher says. “We did not want to destroy the terrain by cutting and filling the land and waste the existing lush greenery. We designed the development in such a way that it embraces and complements the natural contours of the land. We have also kept some of the woodlands.

“More than that, we kept it low density, affordable and suitable for various walks of life. It is essentially a multigenerational development.”

With eight units to a floor, the development offers various unit types and sizes such as the 2- and 2+1-bedroom layouts with built-ups of 943 to 1,093 sq ft; 3- and 3+1-bedroom layouts from 1,292 to 1,595 sq ft; 4+2-bedroom layout from 2,153 to 2,237 sq ft; and the 5+1-bedroom penthouses from 2,735 to 3,584 sq ft.

Units will come partially furnished with kitchen cabinets and countertop, fridge, hood, hob, separate washer and dryer, as well as hot water storage system and air-conditioning units for all rooms except the maid’s room.

Each unit will come with two to four non-tandem car parking bays. Units are priced from RM670,000, or about RM711 psf. Monthly maintenance, inclusive of sinking fund, is 28 sen psf.

“All units come with a very generous balcony, and some with a standing balcony at the master bedroom. We alternate the standing balconies to make the building design more interesting, and also to give people the option of having one,” Christopher says.

He adds that there are also “garden units” on Level 3 of Tower 1 and Level 1 of Tower 2 that will face the open lawn or facilities podium.

“Miranda Hill takes into account the multigenerational community that we live in. We are thinking predominantly of first-time homebuyers, newlyweds, young families, retirees and downsizers. We also have dual-key units, which will be handy for families with aged parents. We are catering for such needs at Miranda Hill,” says Christopher. He notes that the 2- to 3+1-bedroom types make up the majority of the entire development.

Further, Miranda Hill is designed to be pet-friendly. “People love their pets. So, we have designed a dedicated lawn for pets to give them a proper place to run about. I don’t think there are many developments with facilities for pets at the moment, but I think we should start.”

At Miranda Hill, the amenities deck is designed to sit on a podium that is separate from the residential towers and located atop eight levels of car parking. The podium will be connected to the residential towers by three link bridges.

Residents of Miranda Hill will be able to enjoy amenities such as a 50m lap-cum-leisure saltwater pool, clubhouse, tennis court, badminton court, half basketball court, 1.3km jogging loop, outdoor fitness stations, a children’s playground, children’s pool, barbeque kitchen, multipurpose hall, hanging garden, reflexology garden, cantilevered viewing deck, outdoor study space, sun lounger deck, games room, reading lounge, co-working space and kindergarten space.

Taking a step towards a more sustainable future, Miranda Hill has obtained the GreenRE Bronze provisional certification. The development will be fitted with solar panels that can generate 672 kWh daily, or 20,160 kWh monthly, which translates into roughly RM7,000 in monthly savings, says Christopher. There are also provisions for electric vehicle charging stations.

Even with its wide variety of amenities, the maintenance fee is reasonable, he adds. “The green landscape and trees are quite easy to maintain, and because we have 552 units, we have the economies of scale, which enables a lower maintenance fee. Nonetheless, in terms of density, Miranda Hill is 70 units per acre.”

Meanwhile, Christopher believes Miranda Hill will do well for several reasons, despite the soft property market. “First, it is location and accessibility. We made a highly strategic move to acquire the adjoining 1.25-acre parcel, which allows the development to comfortably have dual access. Also, when we acquired the land, we didn’t know exactly where the MRT would be; but, now that we know, it gives Miranda Hill another plus point.”

Second is the generous green landscape that Miranda Hill will provide for its multigenerational community. “Having space and greenery is important today, more so since the Covid-19 pandemic, which has given many a new perspective on life and space. Also, Miranda Hill has a vantage point, as it is on a hill.

“As we also know, the adjacent areas are a concrete jungle. With that in mind, we want to keep a resort kind of feel to the lush, green space in the midst of all the busyness,” says Christopher.

He also believes the price is reasonable. “Considering that the units come partly furnished, the amount of space, the amenities, its accessibility and that it is a BRDB development, it is value for money.”

In terms of the target market, he says Miranda Hill is predominantly looking at the owner-occu­pier market. “It is ideal for those who want to live in a KL address and in a bigger space, near amenities but away from the hustle and bustle.”

Commenting on the outlook of the area, Knight Frank Malaysia deputy group managing director Keith Ooi says: “The future prospects are promising, as it enjoys excellent connectivity and is strategically located adjacent to Mont’Kiara. Home to a diverse community, the area’s transformation and appeal are largely attributed to spillover from Mont’Kiara, where development land has become scarce. Over the years, there have been many new developments launched here, buoyed by growing demand for affordably priced properties in the Mont’Kiara vicinity.

“Like other highly populated locations in the Klang Valley, the only setback in this area is the traffic congestion during peak hours. However, there is a proposal for eight train stations to serve the Mont’Kiara-Dutamas locality on the highly anticipated MRT3 Circle Line, which is expected to break ground in 2023, as well as a future new alternative access road connecting Mont’Kiara and Dutamas. Both amenities will alleviate congestion and further strengthen the appeal of the locality.”

In addition to the upcoming launch of Miranda Hill, BRDB plans to launch Phase 2B Jasmin at its 245-acre Tamansari mixed-use development in Rawang, Selangor, in 4Q2022. It will comprise 173 two-storey terraced houses and have a GDV of RM152 million.

Earlier this year, the developer launched the RM292 million One Eleven Menerung project in Bangsar, comprising 111 serviced apartments, as well as The Straits View Link in Permas Jaya, Johor Baru, with a GDV of RM107 million and comprising 142 two-storey link houses, in September.

For 2023, the company is looking at a RM1.2 billion development in Taman Duta, near Jalan Gallagher. Christopher says, tentatively, the 12-acre development will comprise 146 units in eight blocks. “It is a very exclusive low-rise luxury villa development with a lot of sustainability features and greens. It also has a natural stream.”

BRDB also plans to launch Senja Phase 2, located in Seri Kembangan, near the Bluwater Estate, next year. Tentatively, the project, which has a GDV of RM160 million, will comprise 80 semidees and zero lot homes.

In addition, the company has another major development in Subang, which has a GDV of RM2.6 billion and four subphases on 12.65 acres. “Our land is 25 acres, but we’re using half of it for infrastructure. This will be a mixed development with serviced apartments, commercial units and office suites,” Christopher says.

“Today’s market is challenging. It is not an easy market. The demands and expectations of people are very high. So, as a developer, we have to raise the bar and find ways to improve.”
 

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