eNESTa Kepong

eNESTa is the lowest priced and least dense of the TODs in Kepong. The launch price of the residential units starts from approximately RM450,000 or RM490psf. All the units are built with 3 bedrooms and 2 bathrooms and can comfortably accommodate a medium-sized family. eNESTa Kepong comes with full-serviced apartment facilities, such as a swimming pool, gymnasium, barbecue area as well as outdoor fun facilities, such as a rock-climbing wall and a garden gym. There is also a nursery and a kindergarten to cater to the needs of working parents.

The main allure of eNESTa Kepong is its proximity to the Jinjang MRT II station and also its prime location in the bustling district of Kepong. Located at the intersection of Jalan Kepong and Pintasan Segambut – the main link-roads to MRR2 and DUKE, eNESTa Kepong is extensively connected to locale amenities and also the rest of Klang Valley.

eNESTa Kepong is jointly developed by Thriven Global Bhd (fka Mulpha Land) and Amona Group. Thriven Global Bhd has an impressive portfolio of high-end mixed residential and commercial development projects in the Klang Valley, namely the Lumi at Tropicana and Section 13 in Petaling Jaya, Vortex at KLCC and Bangsar Enclave at Bukit Bandaraya. The interior of the residential units is designed by world-renowned Italian interior and product designers Marco Fumagalli & Davide Gavinellie.

eNESTa Kepong Location

eNESTa Kepong is located in the township of Jinjang Kepong, a district that is situated near the Kuala Lumpur-Petaling Jaya border. Kepong is strategically located 12 kilometres from Kuala Lumpur city centre and 10 kilometres from Petaling Jaya, a centralised position from the heart of the city centre and the city of Petaling Jaya. eNESTa Kepong is positioned at the intersection of Jalan Kepong and Pintasan Segambut, two important access roads connecting north-western Kepong to the other areas in the Klang Valley.
Encircling eNESTa Kepong within a 6km radius is the established and mature suburb townships of Selayang, Batu Caves, Mont Kiara, Sri Hartamas, Desa Park City and Bandar Sri Damansara.

Closeby Suburb and Townships

• Kepong Baru – 1.6km
• Desa Parkcity – 4km
• Bandar Menjalara – 3.6km
• Bandar Sri Damansara – 6km
• Selayang – 5km
• Batu Caves – 4km
• Mont Kiara – 4km
• Sri Hartamas – 4km
• Sentul – 3km
• Segambut – 3km

In the olden days, Jinjang Kepong was the largest New Village settlement on the outskirts of Kuala Lumpur and for a long time had a bad reputation for gangsterism, high crime rate and also sadly, perceived as the poor and undeveloped suburb at the fringe of Kuala Lumpur. In the mid-1950s, under the British rule, Jinjang was established to segregate the people from insurgents of the Malayan Communist Party.

Fast forward 60 years after the Malayan Emergency ended, Jinjang is now one of the most favoured residential townships in the Klang Valley. In recent years, not only Jinjang but the entire district of Kepong has been uplifted by the upgrading of infrastructure works such as the widening of existing highways. The main pull factor attracting property investors and homeowners to buy properties in Kepong is the enhanced connectivity to the other districts of Kuala Lumpur and Selangor by the MRT II line with 4 planned stations positioned in the Kepong district.

The entire Kepong area remains predominantly a close-knitted Chinese community, the first generation dwellers of the New Villages and their descendants. According to the Department of Statistics Malaysia estimates, in 2017 there were about 71,000 people living in Kepong.

Kepong is a densely populated self-contained suburban residential neighbourhood. The older residential homes are landed properties, while the new developments in recent years are mostly high-rise lifestyle mass-market apartments and condominiums. The high population density has attracted many commercial/retail establishments to cater to the shopping needs of the people of Kepong. There is no shortage of hypermarkets, shopping malls and day-to-day amenities such as banks, eateries and health clinics. Residents are spoilt for choices. Interestingly, the new establishments co-exist side-by-side the older quaint mom-and-pop shops, a good mix of new modern lifestyle and familiarity of the old.

In the midst of everyday busyness around the area, there are parks nearby for a daily dose of exercise and fresh air. The Metropolitan Park and Forest Research Institute Malaysia (FRIM) are among the famous places for morning walks, jogging and cycling. Kepong is surrounded by 600 hectares of pristine forest land. FRIM Selangor Forest Park is the oldest and largest re-created rain forest in the world.

Connectivity

eNESTa Kepong’s location and its accessibility is the key appeal of the development project. It is primely located in a mature area with ready access to a wide network of highways, expressways and rail services. The addition of the MRT II Sungai Buloh-Serdang-Putrajaya Line (SSP Line) which will be completed by 2021 will greatly enhance the availability of public transportation for the residents of the Kepong area. eNESTa Kepong is within walking distance of the proposed Jinjang MRT station of the MRT II Line.

eNESTA Kepong is primely located at the intersection of Jalan Kepong and Pintasan Segambut, two important link-roads seamlessly connected to a wide web of major highways and expressways that connect Kepong to major areas of the Klang Valley. The main trunk road of Jalan Kepong adjoins important connecting highways such as Jalan Ipoh, the Middle Ring Road 2 (MRR2) and the Duta-Ulu Kelang Expressway (DUKE).

Besides the accessibility to highways and expressways enjoyed by most of Kepong residences, eNESTa Kepong’s advantage point over the other residential developments is its proximity to the upcoming Jinjang MRT station that is within walking distance. Thriven Global will be building a pedestrian bridge across Jalan Kepong, providing a direct covered walkway to the station that is approximately 400m from eNESTa Kepong.

Kepong is currently served by the KTM Rawang-Seremban route Komuter line. The upcoming MRT II Sungai Buloh-Serdang-Putrajaya (SSP) will have four stations that serve the entire Kepong districts; Kepong Sentral, Metro Prima, Kepong Baru and Jinjang stations. The 52.2 km MRT SSP Line stretches from Sungai Buloh to Putrajaya via KL City Centre. Kepong was notorious for its congested traffic. In the near-term, with the upgraded highways and the new MRT II line, Kepong folks can look forward to the better commuting experience.

Convenience

The eNESTa Kepong development project is a new concept of city-living that was introduced after the announcement of the Mass Rapid Transit (MRT). The Transit-Oriented Development (TOD) concept is defined as a mixed development within proximity to public transport access points and the average two-cars per household and having to drive to access basic amenities will be a thing of the past. It is about location-connectivity-convenience at the doorstep and eNESTa Kepong embraces all of these attributes.

eNESTA Kepong is nested in the old township that has benefited from better connectivity and regenerated by the new high-rise residential and retail lifestyle properties. Yet, this transformed shanty town from 20 years ago has not lost its charm of old temples, wet markets, barber shops and eateries set up in wooden shacks by the roadside pavements.

It is located not too far from the basic amenities – banks, 24-hour clinics, public schools, places of worship and all the day-to-day essentials are conveniently attainable. Natural green outdoor activity areas such as residential parks, public parks and Kepong Metropolitan Park (90 hectares in total size, one of the largest parks in Kuala Lumpur) are less than 5km from eNESTa Kepong.

Day-to-day Essentials

Banking/eateries/24-hour clinics within 3 km radius

• AEON Big Kepong – 3km
• AEON Metro Prima – 3.2km

Hospital and Healthcare Facilities

• Parkcity Medical Centre – 4.8km
• Selayang Hospital – 6.9km
• KPJ Damansara 2 Specialist Hospital – 9.4km

Education and Childcare Services

Childcare and pre-school

• Tabika KEMAS Taman Fadason – 1km
• Tadika Choong Min – 1km
• Tadika Sinar Suria – 1km

Private schools

• Garden International School – 5km
• Mont’Kiara International School International school – 5km
• The Intl School @ Parkcity – 4km
• Sri KDU Schools – 11km

Public schools

• SMK Kepong Baru – 3.2km
• SJK (C) Kepong 2 – 4km
• SMK Sinar Bintang – 4.4km
• SJK (C) Kepong 3 – 4.7km
• SMK Kepong Baru – 3.2km
• SJK (C) Kepong 2 – 4km
• SMK Sinar Bintang – 4.4km
• SJK (C) Kepong 3 – 4.7km
• SMK Menjalara – 4.9km
• SK Taman Bukit Maluri – 6.3km

Shopping Malls and Lifestyle Outlets

• Publika Shopping Gallery – 5.3km
• Kepong Village Mall – 5.6km
• The Curve & IKEA – 11.1km
• One Utama – 13km

Place of Worship

• Masjid Abu Hurairah – 1.6km
• Masjid Al-Qurtubi – 1.6 km
• Kepong Grace Church – 1 km
• Chinese Methodist Church Jinjang (CMCJ) – 1.04 km
• Christ Church Jinjang – 1.10 km
• Samnak Sambodhi Buddhist Temple – 3.6 km

Recreation and Leisure

• FRIM Kepong (Forest Research Institute Malaysia) – 3.7km
• Kepong Metropolitan Park (90 hectares in total size, one of the largest parks in Kuala Lumpur) – 2.6km
• Park Jinjang Utara – 1km
• Taman Rekreasi (Lake Gardens) Bandar Menjalara – 3.7km
• Central Park in Desa Park City – 4km
• Taman Fadason Park – 1km

eNESTa Kepong Floor plan/Storey plan

eNESTa Kepong offers four basic distinct layouts varying in unit dimensions, room sizes and the arrangement of rooms and common living spaces. The sub-variants for each layout also offers buyers a choice of either a balcony or a roof terrace.

Comparison of Apartment Sizes

Type 1 is the smallest of all units, followed by slightly larger Type 2 units with a more spacious master bedroom. Type 3 units are 22% bigger than the basic Type 1 built with larger living areas (living room, kitchen and dining area) and master bedroom. The largest of the 4 variants is Type 4, significantly more spacious in apartment size with the extra space distributed to larger common living areas and also the master living quarter.

Comparison of Rooms (% of total size)

Type 1 and Type 2 apartments, based on their sizes and price-points are most suited for young working professionals and also older couples looking to downsize from their current larger landed property whilst the larger Type 3 and Type 4 would usually be the choice units for families.

• Type 1 – 3 Bedrooms | 2 Bathrooms | 916 sq ft | 1 car park
• Type 1A (with balcony) –  3 Bedrooms | 2 Bathrooms | 1,009 sq ft
• Type 1B – 3 Bedrooms | 2 Bathrooms | 953 sq ft | 1 car park
• Type 1C (with roof terrace) – 3 Bedrooms | 2 Bathrooms | 1,144 sq ft | 1 car park
• Type 2 –  3 Bedrooms | 2 Bathrooms | 978 sq ft | 1 car park | 47 units
• Type 2A (with balcony) –  3 Bedrooms | 2 Bathrooms | 1,095 sq ft | 1 car park | 3 units
• Type 3 – 3 Bedrooms | 2 Bathrooms | 1,120 sq ft | 2 car parks | 37 units
• Type 3A (with balcony) – 3 Bedrooms | 2 Bathrooms | 1,211 sq ft | 2 car parks
• Type 3B (with roof terrace) – 3 Bedrooms | 2 Bathrooms | 1,502 sq ft | 2 car parks
• Type 4 –  3 Bedrooms | 2 Bathrooms | 1,322 sq ft | 2 car parks | 20 units
• Type 4A (with balcony) – 3 Bedrooms | 2 Bathrooms | 1,413 sq ft | 2 car parks
• Type 4B (with roof terrace) – 3 Bedrooms | 2 Bathrooms | 1,537 sq ft | 2 car parks

eNESTa Kepong Facilities and Amenities

The in-house facilities are neatly set up on one floor, the Facilities Deck at Level 8. In addition to the interest-activity based facilities, to keep up with the rising demand for childcare and early childhood education, eNESTa Kepong provides its working residents with the convenience of a nursery and kindergarten at the sub-basement of the building.

Security

• 24 hours of Security Guard Services
• Card Access Services
• CCTV

Sports

• Swimming Pool
• Tennis Court
• Gymnasium
• Changing Rooms & Sauna

Activity Area

• Fun Court
• Function Room
• Surau
• Library

Open Activity Areas

• Garden Gym
• Rock Climbing Wall
• Reflexology Path
• Barbeque Pit

Children’s Area

• Children Playground
• Kids’ Pool

Health and Wellness

• Meditative Garden

Utilities

• Prayer Rooms
• Car Park

Facilities @ Level Sub-Basement

• Nursery
• Kindergarten

eNESTa Kepong Property Analysis

Target Market

The Kepong area remains predominantly a Chinese community. Many natives of the New Villages set up in the 1960s still reside within the Kepong. The close-knit community comprises mostly locals. One of the biggest group of property buyers of new developments around Kepong is the second and third generation locals who like the familiarity of the old township and also prefer the choice of being closeby to their ageing parents.

The Kepong area is well-known for its affordable new modern lifestyle properties. It is not too far from the heart of KL City Centre and is also well-connected to the other developed and vibrant areas such as Petaling Jaya, Mont Kiara and Damansara. eNESTA Kepong is an attractive choice of purchase for investors looking for good yield and also young professionals, single or with small families, who emphasise the convenience of mobility and the ease of attaining everyday convenience.

A basic Type 1 and Type 2 unit priced at around RM450,000 would be within the reach of many young professionals who are searching for a place with all the amenities they need and also be close to public transportation. For a more balanced living space, the addition of a balcony or garden terrace is an option. The mortgage will cost between RM1,622 and RM2,000 per month. Type 3 and Type 4 unit sizes, which are usually well sought after by young families, are comfortably affordable by first-time home buyers who can manage a monthly mortgage of RM3,000.

According to an FMT report in September 2020, the average rental rate in Kepong for a fully furnished three-bedroom unit has risen to as much as RM1,900. Investors may want to consider investing in eNESTa Kepong as TOD properties are likely to appreciate faster in value especially if the purchase price is below the market average.

Competitor Analysis

In the last decade, Kepong’s status as a residential suburb has been remarkably uplifted by the improved infrastructure and connectivity. New malls, lifestyle retail enterprises and modern high-rise residential projects have and are continuing to sprout up all around Kepong. The Kepong high-rise residential market is a very tight buyers’ market. There are 3 important aspects that we need to consider in comparing eNESTa Kepong with the other projects. Project pricing and price-point, unit density, and proximity to the upcoming MRT stations. The other factors that are usually important to property buyers such as connectivity, convenience and availability of amenities do not differ very much for most of these residential projects.

In terms of pricing, eNESTa Kepong priced at RM490 psf is the lowest in comparison to the other TOD and most other non-TOD projects within the vicinity. However, on account of the larger square footage of eNESTa Kepong’s residential units (starting from 916 sq.ft.), the unit selling prices are pushed higher, hence targeting a higher-income group of buyers. The price range of between RM450,000 to RM700,000 posits eNESTa Kepong on the higher end of the affordable housing scale in the Kepong district.

Project Density

In the last decade, the spillover effect of rapid developments in nearby suburbs such as Desa ParkCity and Mont’ Kiara had encouraged developers to build in Kepong. Kepong may be the second choice location for homebuyers but it is definitely a more affordable neighbourhood to live in and homes are priced for the masses. However, it is a great task for developers to find a big swath of land to build on. Hence, most of the new residential projects are high-rise and high-density developments.

Comparing density per acre, eNESTa Kepong has one of the lowest density for new developments in the area. Most of the projects average 200 odd units per acre with Residensi KepongMas being the densest, building 384 on 1 acre.

Distance to MRT Station

As defined under the Selangor Structure Plan 2035, TOD zones are located within a 400m radius of a public transport network access point. The idea behind the TOD-concept is to promote more holistic and sustainable developments in urban areas and the purpose of creating TOD areas is to alleviate urban traffic congestion by promoting the use of public transport in highly populous areas.

The Kepong district has been allotted 4 MRT II stations. However, land availability for development is scarce at these designated localities. Even though based on the official TOD definition, the development should be within a 400m radius of the public transport network access point, most property buyers would consider that accessibility within 1km as a great advantage.

Besides eNESTa Kepong, currently, there are only 2 other projects that share similar proximity to the MRT II stations, Arunya@North KL and Three33 Residences. These two projects are also of lower density but asking for a slightly higher psf price. The Three33 Residences units are all smaller in size, starting from 760 sq. ft. studios. Arunya@North KL offers a wider range of unit sizes at a higher unit price-point due to its higher psf price and larger units.

Most of the new projects that are located between 1km to 3km from any designated MRT II station in Kepong, are closeby to the green parks of Kepong and offer a greener living concept in addition to the convenience of public transport and daily amenities. For example, The Henge, Residensi AVA, and Mizumi are built close to the Kepong Metropolitan Lake.

eNESTa Kepong’s Developer: A joint development by Amona Group and Thriven Global Berhad

eNESTa Kepong is jointly developed by Amona Group and Thriven Global Berhad. Thriven, formerly known as Mulpha Land, is a well established Kuala Lumpur Stock Exchange property development company with many years of mixed-property development experience. Thriven Global is well-rounded in a wide range of property development projects. In recent years it has successfully undertaken medium to high-end residential, commercial and township property development projects in the Klang Valley and Kedah.

Some of its better known completed high-end projects are the exclusive Enclave Bangsar residential villas and Vortex KLCC apartments. Currently, the company’s major projects include Lumi properties and eNESTa Homes in Klang Valley and Kedah which targets the upper and middle-income residential markets.

Designer

The interior of the eNESTa Kepong residential units is designed by world-renowned Italian product and interior designers Marco Fumagalli & Davide Gavinellie. Davide Gavinellie bagged the first prize in a 2004 competition for the redevelopment of Piazza Mazzini in Pombia Italy and Marco Fumagalli is a multi-award interior and design product winner who in 2013-2014 won the “Furniture China Design Award” and in 2015 Good Design Award, Reddot Design Award, IF Design Award and European Consumers Choice Award.

Summary

eNESTa Kepong is a development that is well priced for its location-connectivity-convenience. It is the lowest density residential TOD at the heart of Kepong, a rejuvenating self-contained old township that is well connected to KL city centre and Petaling Jaya. Buyers also have a good choice of unit sizes between 916 to 1,537 sq. ft. either for own stay or for rental.