Grand View

Grand View (also known as Grandview Condominium) is a high rise condominium which was completed in 1998. This leasehold condo consists of two blocks of 25-storey condo with a total of 308 units. The built-up area for a standard unit ranges between 1,000 sf and 1,500 sf whereas a penthouse unit has a built-up area of 2,400 sf.Grand View is located along Jalan Tanjung Tokong on the Northern area of Penang Island. Grand View is easily accessible via Persiaran Gurney, Jalan Bagan Jermal, Jalan Mount Erskine, Kelawei Road and many other major road networks within Penang. It is also close to amenities such as schools and institution (Penang Chinese Girls' High School, St Nicholas School), hospitals (Penang Adventist Hospital, Gleneagles Medical Centre, Tanjung Medical Centre), shopping complexes (Island Plaza, Gurney Plaza, One Stop Midlands Park Centre), and food outlets.In terms of the condo's location, Grand View is located at one of the prime locations on Penang Island. Nestled in the Tanjung Tokong neighborhood, this condo is near to Gurney Drive and Batu Ferringhi which are the popular tourist spots. In other words, there could be demand for short to mid term stay, due to its close proximity to tourist destinations. However, one needs to take note that Jalan Tanjung Tokong and the nearby roads are often packed with cars particularly on weekends and public holidays. Thus, traffic congestion might be an issue to certain potential property buyers as they need to go through the heavy traffic flow before they get to their destination.

Property Details

Name: Grand View (also known as Grandview Condominium)

Address: 31, Jalan Tanjung Tokong 10470 Penang

Completion Date: 1998

Type: Condominium

Tenure: Leasehold

No. of Blocks: 2

No. of Storey: 25

No. of Units: 308

Maintenance Fee: RM160

Subsale Price:

Rental:

Layouts

Standard unit

304 units

Built-up: 1,000 sf to 1,500 sf

7 units per floor

Penthouse unit

4 units

Built-up: 2,400 sf

2 units per floor

Facilities

24-hour security

Swimming pool

Wading pool

Community hall

Convenience store

Gymnasium

Tennis court

Squash court

Badminton court

Children's playground

BBQ area

Landscaped garden

Visitors car park

Analysis

These days, potential property buyers often scout for freehold properties. As Grand View is a leasehold development, it appears to be less favorable among property buyers. When compared with other developments within the same area, the leasehold status is indeed a drawback to this condo as the other nearby properties is mostly freehold developments. This would certainly have an impact on the demand, particularly for those who are looking for properties for own stay. Jalan Tanjong Tokong is not only a road with heavy traffic flow but it is also a favorite spot for "Mat Rempits". The participants of this illegal street racing which normally takes place on weekend nights (and sometimes even on weekday nights) are often linked to gangsterism, vandalism and street fighting. As the "Mat Rempits" usually travel in groups and often target roads in bustling city centres like Jalan Tanjong Tokong, it could be dangerous to property owners who travel home late at night. The "Mat Rempit" activities have also contributed to the noise pollution at the Tanjung Tokong neighborhood. Another contributing factor to the noise pollution is a small fire station. There is a small fire station (Bomba) location exactly in front of Grand View.Apart from that, it is also important to take note that Grand View is located very near to the Tanjong Tokong Chinese Crematorium. Thus, whenever there are funeral rituals taking place during the weekdays or even the weekends, the property owners and residents from the nearby housing areas including those staying at Grand View would have to endure air pollution due to billows of smoke from the crematorium. The Chinese community often believes that if a property is located near to or facing a crematorium or a cemetery, the property is less auspicious and therefore may appear less favorable compared to other properties. However, this Fengshui aspect may not necessarily apply to everyone.Even though Grand View is located at an area with moderate number of population, this condo is considered to be a high density development. With a total of seven units per floor for the standard units, many believe that this condo is similar to that of a medium cost apartment. Although the exterior of Grand View looks somewhat classy and the location is a plus point, its density status would be an issue to certain property buyers due to privacy concerns. Apart from that, many potential property buyers have also commented that the road leading towards the main entrance of Grand View is rather narrow. For a condo which is located at an up market area, it seems to be lacking of the exclusivity as one needs to drive through a short and narrow, kampong-like road before reaching the condo's main entrance. In terms of the condo's pricing, Grand View falls under the "normal" range for a condo with such built-up size. However, due to the condo's leasehold status, it may not be as appealing to property buyers as the other freehold properties around the area. Nevertheless, if the location factor is the most important to a potential property buyer, RM270,000 for a standard unit would be considered reasonable, given that the property is located at a prime area in Penang.