You City 3

You City is directly connected to the Taman Suntex MRT station of the Sg Buloh-Kajang Line that is approximately 100m in walking distance. The Sg Buloh-Kajang MRT Line connects Taman Suntex residents to the heart of KL City Centre in just seven stops and also to the other Klang Valley suburbs of Petaling Jaya and Damansara.

The entire 20 acres of the You City development project of which You City 3 is part of, embraces all the characteristics of a Transit-Oriented Development (TOD). The proximity of the project to the Taman Suntex MRT station and also the well-diverse mix of residential, retail and commercial space adds great value to the residential properties.

You City 3 was awarded The StarProperty Awards for the Proximity Award Category in 2020, recognised as the Best Integrated Transit Oriented Development. The project comprises 2-blocks of 800 units of residential homes integrated with 87 units of 3-storey You City Retail indoor and outdoor shops. The 39-storey residential towers house a total of 800 units of serviced apartments with built-ups ranging between 678 to 1,033 sq. ft and are priced starting from RM350,000. The project will take about 48 months to build and is scheduled to be completed in 2023.

TODs are about location-connectivity-convenience at the doorstep and You City 3 and the entire You City project encapsulates all aspects of this new concept of urban living. The idea behind the TOD-concept is to promote a more holistic and sustainable living in urban areas and the purpose of creating TOD areas is also to alleviate urban traffic congestion by promoting the use of public transport in highly populous areas.

You City 3 Location

You City 3, the last development phase of the 20.6-acre integrated development of You City that is located at Taman Suntex at the 9th Mile of Cheras (Batu 9 Cheras). Surrounding You City 3 at the Taman Suntex area is decades-old housing estates comprising flats, terrace homes, bungalows and residential neighbourhood shop-houses.

By and large Pekan 9th Mile of Cheras which Taman Suntex is part of is one of the oldest areas of Cheras and is still frequently referred to as the “Old Cheras”. There is a good mix of dwellers of the “old” 9th Mile Cheras Malay New Village (Kampung Sungai Raya) and 9th Mile Cheras Chinese New Village that had settled in the area since the 1950s. It is very much a simple, old fashion residential area.

In 2010 the government approved the first MRT line, the Sungai-Buloh line. Following the announcement of the Suntex MRT station, life at Pekan 9th Mile of Cheras was never the same again.

In the last decade, developers have rushed to develop pockets of integrated self-contained high-rise residential cum modern lifestyle retail units. You City and Emerald 9 are two substantive development projects taking advantage of the improved connectivity of the Taman Suntex area.

Connectivity

You City 3 is located in the old neighbourhood of Cheras 9th mile, that is easily accessible by a wide-web of highways which has in the last decade or two been the prime development catalyst to the entire inner Cheras area stretching as far out as Sungai Long. Residents are connected to all parts of Greater Klang Valley via the Cheras-Kajang Expressway, Shah Alam Expressway, East-West Link Expressway, KL-Seremban Highway and Maju Expressway.

Easy access via these highways:-

• Kajang Highway
• East-West Link Expressway
• Shah Alam Expressway
• KL-Seremban Highway
• MEX Highway

Cheras, despite being seamlessly-linked by many new highways and expressways, is still notorious for its bad peak-hour traffic jams due to the several traffic bottlenecks leading into KL town centre. The MRT connectivity has brought a new lease of life to the area. Hours of travel time into KL City Centre by road in bad traffic can now be reduced to no more than 15 minutes by MRT.

You City 3 is aptly located, approximately 100m from the Suntex MRT station which is part of the Sg Buloh-Kajang MRT Line that connects Taman Suntex area to TREC KL in just seven stops.

Convenience

You City 3 is located in a mature but under-developed neighbourhood of Cheras. In the immediate surrounding areas of You City 3, residents can find older local neighbourhood shops such as eateries, mechanic shops, older-style hairdressers and general provision shops.

In recent years, the integrated mixed-use development projects in the area such as You City and Emerald 9 have included in their development, retail, hospitality and commercial properties to realise the full business potential from the area’s population growth and expected increase in footfall at the MRT station area. Hence, upon completion of all the projects, the Taman Suntex area, can be expected to be considerably uplifted and have more modern amenities.

You City 3 is also going to introduce a hybrid mall called You City Retail comprising a hypermarket, managed shop lots and retail outlets that are to be managed by its sister company, Atria Management Team, the operator of Atria Shopping Gallery in Petaling Jaya. You City Retail will have a total 200,000 sq. ft. of gross floor area (GFA) of which 140,000 sq. ft. is the net lettable area (NLA). The mall is targeting businesses such as food and beverage outlets, supermarkets and day-to-day essential shops to cater to the needs of the new population of You City and the existing captive residents of Taman Suntex.

Until the commerce aspect of You City is established, there are several sizable malls such as Cheras Leisure Mall, IKON Connaught, Cheras Sentral and AEON Big that are located within 3km radius of You City 3.

As for healthcare facilities, within Cheras, there is a good range of public and private hospitals. There are small public medical facilities such as Klinik Kesihatan Cheras as well as established and well equipped public healthcare facilities such as Hospital Universiti Kebangsaan Malaysia (UKM) which is 5km from You City 3. There are also two established private hospitals, namely Pantai Cheras Hospital and Columbia Asia Hospital which are within 5 km radius from You City 3.

There are several private schools in the area such as Cempaka International School, REAL International School Cheras, Taylor’s International School Kuala Lumpur, Malaysia International Korea School, Cheras and Beaconhouse Newlands International School as well as universities such as UCSI University, One World Han-Xing College of Journalism and Communication, Liverpool John Moores University Malaysia Campus and the Asia Metropolitan University.

Shopping malls

• Cheras Leisure Mall
• IKON Connaught
• Aeon Big
• Cheras Sentral Aeon Big (Bdr Tun Hussein Onn)
• Giant Hypermarket (Tmn Connaught)
• Giant Hypermarket (Bt 9)
• Eko Cheras

Hospital and healthcare facilities

• Hospital UKM
• Klinik Kesihatan Cheras
• Pantai Cheras Hospital
• Columbia Asia Hospital
• Sunway Velocity Medical Center
• Hospital Taman Mewah
• Klinik Pergigian Wong & Kuay

Education

Public schools

• SK Taman Cuepacs
• SK Taman Puteri
• SMK Perimbun
• Sekolah Kebangsaan Seri Anggerik
• SJK(C)Taman Connaught
• SMK Taman Connaught

Private schools

• Cempaka National School
• Sri Sempurna International School
• Beaconhouse Newlands International Schooll
• REAL Kids, Taman Cuepacs
• Sri Columbia Private School

Institution of Higher Learning

• University Metropolitan Asia
• UCSI University
• Master Skill College of Nursing & Health
• 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

You City 3 Floor plan/Storey plan

You City 3 comprises 2 blocks of a total 800 units of serviced apartments with built-ups between 678 to 1,776 sq ft. Each tower-block houses 400 units of residential homes and each floor a total of 14 units.

You City 3 offers 3 layouts. Type A is the smallest unit with a built-up area of 678 sq. ft.. The 2 bedrooms and 2 bathrooms units are limited to 2 units per floor and they are all intermediate lots. Type B is about 30% larger with a built-up of 893 sq. ft.. Comparing Type A and Type B, the common living space such as the living room and the kitchen is similar in size. The difference is that Type B is an extension of Type A that is built with an additional room. Type B, with 8 intermediate lots per floor makes up about 60% of the total 800 units. Type C, the largest of the 3 layouts, is built with an additional room and a larger kitchen. The Type C apartments which are 1,033 sq. ft. in size are corner lots and there are 4 units per floor.

Each residential unit comes with 1 to 3 car park bays depending on the unit size.

• Type A 2 Bedrooms | 2 Bathrooms | 678 sq.ft.
• Type B 3 Bedrooms | 2 Bathrooms | 893 sq.ft.
• Type C 4 Bedrooms | 2 Bathrooms | 1,033 sq.ft.

You City 3 Facilities and Amenities

The You City 3 in-house facilities and amenities are gathered into 3 areas. Level 8 is the family and social-centric area with BBQ corner, children playground and swimming pools. The fitness and chill out facilities such as the scenic viewing deck, sky lounge, floating pavilion and gymnasium are all gathered on the 27th floor. The ground floor will house the launderette, nursery and management services.

Ground Floor

• Management Office
• Laundry
• Nursery

Level 8

• Infinity Pool
• Wading Pool
• Floating Pavilion
• BBQ Corner
• Children Playground
• Multipurpose Hall
• Changing Room
• Surau

Level 27

• Sauna & Steam Bath
• Viewing deck
• Reading Room
• Sky Gymnasium
• Sky Lounge
• Yoga Deck

You City 3 Property Analysis

Target Market

You City 3 was launched with the working young professionals, couples and small families in mind. With the increasing population in Klang Valley, urban dwellers are spending too much time in stressful traffic to get to work. Many urbanites, especially the younger generation, prefer to commute to and from work in the Kuala Lumpur city centre and other commercial areas using public transportation.

TOD residential units are a good option for the first-time homebuyers who are either single or young couples as it promotes the live, work and play concept in line with their lifestyle needs and provides a cheaper option to commute by using public transportation.

Investors would also find TOD properties attractive assets to invest in as TOD residential units are usually easier to rent out, generate better rental yield and also have a higher probability of future price appreciation. In general, residential units in TODs are expected to enjoy better rental yields because of the convenience and availability of public transportation which makes such projects more attractive and appealing to those looking to rent.

The other targeted pool of buyers and renters of You City 3 is the second generation native Cheras dwellers who are looking for the convenience and more uplifting living quarters but yet not too far away from their ageing parents. Rejuvenated areas such as Kepong and Cheras are some of the new trendy hotspots attracting young professionals and newly-wed couples.

Competitor Analysis

The Taman Suntex and Sri Raya MRT stations are giving a new lease of life to the Pekan 9th Mile of Cheras township. In the neighbourhood of decades-old landed properties housing estates, towers of high-rise homes and modern lifestyle retail outlets are slowly emerging. In the recent decade, Pekan 9th Mile of Cheras has been flourishing with new developments.

Closeby Residential Development Project

In the vicinity of You City 3, buyers have a choice of the newly launched Bruce On9 @ Emerald 9 and also completed units of Phase 1 and 2 of You City of which You City 3 is part of.

Further down the road, at the Sri Raya MRT station, which is about 1km from You City 3, is the newly completed Saville @ Cheras. All these projects are TODs within the Pekan 9th Mile of Cheras township. All the projects are built on freehold commercial land within the classification as TODs which are very much sought after properties in the Klang Valley.

Density Comparison

You City of which You City 3 is a part of, is the largest integrated/mixed-use development project in the area. The entire project spans 20.6 acres comprising a total 8 blocks of residences with retail outlets and a hypermarket at the ground level.

The adjacent new development project, Emerald 9 is also an integrated/mixed-use development project built on 11.84 acres with planned 1,900 units of residential homes, retail lots, a hotel and also office spaces. The first phase of Emerald 9, Bruce On9 was launched in 2019 and is scheduled to be completed in 2023. Saville @ Cheras is a stand-alone mixed residential with retail lots development.

In comparing You City 3’s location to the other residential projects built close to MRT stations, You City 3 has the advantage of being only 100m from the station whilst Emerald 9 residents will need to walk an additional 300m to get to the Suntex station. Saville @ Cheras also enjoys the same proximity of 100m to the MRT station but it is a single-block development of residential and retail units hence it does not enjoy the advantages of a completely integrated development but may present a quieter living environment with lesser activities in comparison to You City 3 and Emerald 9.

Saville @ Cheras the newly completed project is located approximately 1km away from You City 3 at the Sri Jaya MRT station. Similar to You City 3, Saville @ Cheras comprises both residential units and retail shops, and the single-block development is also directly linked by a bridge to the Sri Jaya MRT station. The 43-storey development project comprises 352 units of residential units and 62 retail units are higher in per acre density in comparison to You City 3.

Sitting side-by-side with the other new TODs within the vicinity, the per square footage price of You City 3 residential units is mid-ranged in comparison to Saville @ Cheras which was launched at a lower RM360 and the closeby Bruce On9 @ Emerald 9 asking RM590.

Nonetheless, all of these projects are competing for the same affordability market segment. The selling price-point of RM380,000 to RM400,000 for the smallest units are targeting buyers and investors who can fork-out monthly mortgage payments of RM1,500 which are likely from the lower to the middle-income group.

Even though the starting price per square foot of Saville @ Cheras is much lower than You City 3, the unit selling price-point is higher as the residential home sizes are much larger. The smallest units at Saville @ Cheras measure 1,130 sq. ft., are larger in comparison to You City 3’s largest units measuring only 1,033 sq. ft. Families who need larger living quarters may opt for Saville @ Cheras.

Alternatively, for buyers who prefer larger apartment units, can consider the completed units at You City, the You City 3 sister-projects, You Residence or You Vista offer units size of up to 1,744 sq. ft. However, they may be priced higher in the sub-sale market.

The entire You City township in Cheras 9th mile has a total GDV of RM1.2 billion and consists of 3 different sub-projects. You Residence, Phase I of You City project, which comprises 370 units of serviced apartments was launched in August 2012 and completed in 2015. In 2013 the followup Phase II, You Vista with GDV of RM450 million was launched. You Vista comprises 730 units of residential homes and 10 retail shops on the ground floor. The You Vista residential units range between 761 sq. ft. to 1,744 sq. ft. are larger in size compared to You City 3. They were launched at RM650 to RM700 psf. You City 3 is the last instalment of You City.

You City 3’s Developer: PJD Regency

You City 3 is developed by PJD Regency which is a part of the PJD Group, one of the leading developers in Malaysia with a total of eleven ISO 9001 certificates. In 2015, the PJD Group merged with OSK Property Holdings (OSKP) and the consolidated property entity comes under a single identity and is branded as OSK Property.

Currently, the group is building two township projects, Iringan Bayu in Negeri Sembilan and Yarra Park in Kedah with a combined gross development value (GDV) of RM311.9 million. The other ongoing project is the residential Ryan & Miho development in Petaling Jaya which has a GDV of RM491 million.

At the end of 2019, OSK Property had a cumulative 1,464 acres of developable land with an estimated GDV of RM10.5 billion in Malaysia, and projects worth GDV of RM2.3 billion in Melbourne, Australia.

Summary

TRANSIT-ORIENTED DEVELOPMENT (TOD) is an effective housing model that promotes a more holistic and sustainable way of living as well as making housing more affordable by way of cheaper housing as well as reducing household transportation costs by reducing reliance on private vehicles.

TODs are permitted to build on a higher plot ratio, meaning more properties can be built on the same plot of land hence optimising the land usage which should translate into lower pricing for buyers. However, in recent years the psf pricing of TODs closer to KL city centre is priced closer to RM1,000 psf. TOD such as You City 3 in the suburb is still affordable and is within the reach of the younger generation of homebuyers.