Pasir Ris 8 is an upcoming 487-unit mixed-used development located right next to Pasir Ris MRT on the East-West Line (EWL) and above the Pasir Ris Bus Interchange. Read our review here.
Continue Reading ⋅ 28 July 2021
Project Name: Emerald Residenz
Address: Bandar Seri Alam (Flagship D)
Type: Double storey terrace house in a gated & guarded township
Tenure: Freehold
Configuration: 255 units of 4+1 & 5 bedroom
Maintenance: Est. MYR 100 per month
Expected completion: Q2 2016
Project Details
Master Bedroom matterport tour
The houses in the gated compound are double storey terrace houses of which, there are two types – Tiara and Crown series- that differ in sizes.
Emerald Residenz
The one house that was on display presented a tantalising glimpse into what it could feel like living in 2,187 to 2,553 sqft house. High ceilings and large white tiled floors make an already large space look and feel bigger.
Living room
The ground floor is split between two things; a commodious living area and a large open and dry kitchen. There’s a bathroom and a smaller room here that can be used for storage or even a guest room. It’s certainly big enough to be comfortably used as living quarters.
Living room and kitchen
At the back is a door that leads to the backyard, where the wet kitchen is located. This keeps the aromas often associated with heavier cooking well outside of the living areas, thus eliminating the need for a cooker hood as well as the need to outfit the dry kitchen with one so it can double up its uses.
Open kitchen
The dry kitchen in this case be used for some very basic cooking or even just warming up a meal quickly.
Singaporean buyers take note: many fixtures and appliances that are normally offered in Singapore, such as appliances aren’t offered here. Air-conditioning however comes with the house.
The actual storage closet is located just below the stairs and is big enough to have some custom built shelves inserted to be used for various purposes. There’s plenty space here for decorators to utilize. The second floor is where the three bedrooms – two common and one master- are located. The master bedroom is pretty big, making even a king size bed look small.
Master bedroom
And despite the massive size of the bedroom the balcony does not in any way take up more space than is necessary for it. As all houses are two storeys, there’s not much view save for what’s on your neighbour’s balcony so there’s little reason for the balcony to be big or look like it’s fighting for space with the living room.
Master bedroom and balcony
The attached bathroom is located just behind the wall, in its own space. This is good because it helps to keep the dampness of the bathroom mostly contained in its own area. That the lead-in space to the bathroom is in itself quite spacious is a positive.
Master bedroom and bathroom
The master bathroom is off a good size and big enough for a bathtub. That it does not feel cramped with the inclusion of this luxury fixture is fantastic. That one can turn about in the bathroom and go from toilet to sink to bathtub without knocking into something is the least one can expect of a bathroom.
Master bathroom
UMLand shows good foresight when crafting its living spaces. Areas like the balcony and bathrooms are adequate while important places in the house where people sleep or work in are properly large with plenty of space to turn a static room into a respectable sanctuary to escape to after a long day at work.
Location
Propshort: Fancy living across the Causeway? Fancy a big house with more space than you’ll need? Emerald Residenz in JB’s Bandar Seri Alam is a fantastic option. It’s within a short driving distance to amenities, such as cafes, tuition centers, schools and even a Tesco. Getting to and from Singapore takes about 20-minutes and that’s only because of the usual jam going through immigration.
The new town of Seri Alam is an expansive network of roads and highways where pockets of landed houses recline behind their own gated communities. The many townships are like resorts hidden from view by lush vegetation. Quiet and peaceful, even the long stretches of road that are never without cars seem pleasantly free of congestion and therefore do little to interrupt the idyllic settings in the private townships.
Emerald Residenz and Persiaran Seri Alam
As a new town, there are far more developments occurring than there are amenities nearby to support them. Emerald Residenz however is located equidistant to several amenities that are located in the north, east, south and west directions at about a 10 to 15-minute drive from the property.
Source: UMLand
There are many shopping and dining outlets that are easy to get to from Emerald Residenz. There’s Today’s Market, Tea Garden, Subway, 24-hr MacDonald’s, Burger King and KFCs. There is also a Tesco building just down the road at about 1.4km from the development, along Jalan Seri Alam.
Shops and eateries in Jalan Bina
These buildings have been rented out already and a few eateries, including a bistro that sells tasty spaghetti bolognaise among other things, are in business. There are also several mom & pop type shops here that sell basic necessities from home cleaning stuff, to snacks and drinks.
Additionally, there’s a bookstore/stationary shop, an optician, an English learning school, a barber and even a 7-11. That’s quite a decent array of basic necessities so close to home.
Shops in Jalan Bina
Driving here would take roughly five minutes but it’s possible to walk out although this will take about 10-minutes. Emerald Residenz has two main entrances and if you’re closer to the Jalan Seri Alam entrance, then the walk will take longer and can be quite dangerous since there aren’t any pedestrian paths or visible areas to cross as cars are the de facto form of transportation here. Even public transport has yet to be fully implemented.
Jalan Seri Alam
Bandar Seri Alam is also considered the ‘city of knowledge’ and this is represented by several schools and colleges in the vicinity. Here are some of the nearby schools:
- Masterskill University College of Health Sciences (760m)
- Asia Metropolitan College (607m)
- The Japanese School of Johor (813m)
- Pegasus International School (453m)
The first three schools are located in Taman Seri Alam, along Jalan Lembah which is diagonally behind Emerald Residenz. The Japanese School of Johor is along Persisiran Seri Alam and the Pegasus International School is along Persiaran Seri Alam, and is the closest of the four.
Emerald Residenz main entrance
Other than schools, there is also a large Police Station and Community Police Post within its own Police District. There’s also a banking hub home to four premier banks. And as is expected of such hubs, there are even more eateries and shops around the banks. Topping it off is the Regency Specialist Hospital.
Source: UMLand
The largeness of the new town may put amenities at a further distance but the township of Emerald Residenz is a quiet refuge of landed houses set behind low-lying walls. But it is relatively close to important areas, including the causeway. It is about a 20-minute drive to the Johor Bahru Checkpoint and 10-minutes to Tebrau City Shopping.
The Senai Airport is a 20-minute drive away as well which altogether makes Emerald Residenz a focal point for this developing new town Iskandar Malaysia.
Analysis
Pricing works a little differently across the Causeway so we’ve obtained the help of our Malaysian colleagues to take a little look at Emerald Residenz and how it compares to other projects in the surrounding area.
Price Comparison:
|
Name |
Location |
Tenure/Land Title |
Launch Prices |
|
Emerald Residences |
Sunway Iskandar, Johor |
Leasehold |
Starting |
|
Avira Garden Terraces |
Medini, Johor |
Leasehold |
RM 1,680,000 |
More about Sunway Iskandar:
Bearing the tagline “Nature’s Capital City”, Sunway Iskandar in Medini, Johor’s only integrated city with a seafront. With over 1800 acres of city built with greenery and overlooking the Pendas River & Johor Straits, the development consists of 6 precincts with various parks, hotels and an eco-theme park.
The development is supported by the Special Medina Incentive Scheme which provides:
> Corporate tax exemptions for selected and approved business operators
> Real Property Gain Tax (RPGT) exemption
> No foreign capping: No price restriction on foreign purchase
> No low cost component
Summary
There’s plenty of greenery and wide, long roads throughout Bandar Seri Alam. The low-rise buildings give the area a far more relaxing vibe that when coupled with lots of open sky is simply impossible to achieve in major population centres like Johor Bahru, Kuala Lumpur and certainly Singapore.
Source: UMLand
Usually with projects of a similar make, amenities tend to be located well outside walking distance and while this is inherently true, there’s much to find in all four directions of Emerald Residenz. As the township is somewhat in the middle, getting to Tesco, or even Tebrau City takes roughly 20-minutes of driving, along Lebuhraya Pasir Gudang.
But just a five-minute drive out to Jalan Bina which is across the road, residents at Emerald Residenz can find eateries and convenience stores that sell basic food stuff and other household items without having to travel much at all.
Jalan Bina
For Singaporean buyers, the drive out to and from the Woodlands checkpoint is roughly 15 to 20 minutes. The bulk of the waiting time comes from the immigration rather than travel so it’s not altogether inconvenient for residents that work in Singapore to travel. However, the jams in the morning will always be an issue.
Regardless of all this, Emerald Residenz is a pretty good buy. If living in an area that’s secluded enough to be peaceful but not too isolated from amenities or even the highways, then Emerald Residenz is the one for you.
Living room and main door
With big two storey houses, it’s a great home for a good, long time.
