M Suites (also known as M Suites @ Embassy Row) is another new and high serviced residence located in the affluent Ampang Hilir enclave, along the bustling Jalan Ampang. It is Mah Sing's maiden project in this new brand series, which we all should expect more similar developments by Mah Sing under the same name. M Suites consists of two blocks of serviced apartments that house small to medium sized service suite. There are 7 types to choose from studio to 3+1-bedroom unit with built-up size ranging from 502 sq ft to 1,630 sq ft. Each unit is partially furnished with full air-conditioning system. Facilities provided include landscaped garden, gymnasium, children's playground, swimming pool and sun deck. M Suites is just 3km away from the city centre and well surrounded by an abundance of amenities. Right opposite the residence is Great Eastern Mall and Fairview International School. It is also near to Sayfol International School and International School Kuala Lumpur (ISKL). Gleanegles Intan Medical Centre is also reachable by foot, and there are Ampang Puteri Specialist Hospital and Prince Court Medical Centre nearby. Besides that, it is just about 7 minutes walking to Jelatek RapidKL LRT station and the upcoming RM1.2 billion Datum Jelatek integrated development.
Property Details
Name: M Suites (also known as M Suites @ Embassy Row) Address: Jalan Ampang, 50450 Kuala Lumpur Developer: Star Residence Sdn Bhd (a subsidiary of Mah Sing Group) Completion Date: November 2013 (estimate) Type: Service apartment Tenure: Freehold No. of Blocks: 2 No. of Units: 442 No. of Bedrooms: 0/1+1/2/3/3+1 No. of Bathrooms: 1/2/3 Land Area: 1.44 acres Built-up: 502 - 1,630 sf Launch Price: From RM610,800 (RM1,216 psf) Subsale Price: Rental: Layouts
Studio: 502 - 527 sf 1-Bedroom: 608 - 949 sf 1+1 Bedroom: 942 - 1,078 sf 2-Bedroom: 959 - 1,121 sf 3-Bedroom: 1,218 - 1,512 sf 3+1-Bedroom: 1,630 sfFacilities
24-hour security Fully air-conditioning system Inner courtyard recreational podium Gymnasium Children's playground Swimming pool Sun deck Function room Sauna / Jacuzzi Miniplex Lounge Retail podium (cafe, convenience store, saloon, launderette etc)Market Trends
Latest transaction in M Suites, Ampang Hilir
SPA Date |
Address |
Size |
Price |
12/07/2017 |
A-X-X, JALAN AMPANG |
495 ft2 |
490000 |
12/05/2017 |
B-X-X, JALAN AMPANG |
1033 ft2 |
1200000 |
23/01/2017 |
B-X-X, JALAN AMPANG |
506 ft2 |
570000 |
24/05/2016 |
Jalan Ampang |
614 ft2 |
638000 |
03/02/2016 |
Jalan Ampang |
1087 ft2 |
740000 |
Analysis
The land was originally owned by Fraser & Neave Holdings Bhd (F&N). It was supposed to become a twin-tower serviced apartment that comprises a total of 434 units, known as Ampang Hilir 233. However, F&N have sold the land parcel that also comes with a development order and approved building plans for two blocks of serviced apartments, signature offices and retail outlets for RM53.8 million or RM857.32 per sq ft. The project is renamed to M Suites @ Embassy Row with an estimated development value of RM257 million. Apparently, there are quite a number of new similar launches within the same area. Its closest competitors are Sime Darby's Embassyview and Olive 108. Indeed, Embassyview is more exclusive, lower density (a total of 283 units) and priced at around RM890 psf. However, Embassyview only offers medium sizes units, from 1,632 to 2,177 sq ft. Also, it sits on a leasehold land. Meanwhile, Olive 108 is an integrated commercial and residential development on a piece of leasehold land.