Bukit Jalil

Overview

Mention Bukit Jalil and the first thing that comes to mind is the stadium. This small suburb which lies approximately 20km south of Kuala Lumpur city centre was a former rubber plantation estate known as Bukit Jalil Estates. It was acquired by the government in the 90s to develop the Kompleks Sukan Negara (National Sports Complex) which hosted the 1998 Commonwealth Games. Along with it, the area was spruced up to welcome the international visitors.

The area was first developed for the 1998 Commonwealth Games. Residential developments began to mushroom in the late 1990s. Back then, residential development Vista Commonwealth was the first project to be built to house athletes for the Games before it was handed over to homebuyers and provied to be a boost for the area. Just over two decades later, the nation’s beloved “sporting capital” has become one of the most prime locations for property in Kuala Lumpur.

For a start, Bukit Jalil is easily accessible via major highways such as the Damansara-Puchong Expressway (LDP), Shah Alam Expressway (KESAS), Maju Expressway (MEX), New Pantai Expressway (NPE) and the toll-free Bukit Jalil Highway. It is also well-served by public transportation with Rapid KL bus and four Light Rail Transit (LRT) train stations within a 3km radius: Bukit Jalil, Awan Besar, Sri Petaling and Muhibbah.

It’s not just a sports hub

With sports coursing through its veins, Bukit Jalil houses not one or two, but four stadiums. Taking centre stage would be the Bukit Jalil National Stadium, the largest stadium in the country and the second largest in Southeast Asia.

And in conjunction with the 29th Southeast Asian Games in 2017, the entire sports complex was rejuvenated as KL Sports City in two phases. The first phase mainly focused on the national stadium, Putra Indoor Stadium (now renamed Axiata Arena), National Aquatic Centre and the National Hockey Stadium. In addition, Phase 1 also saw better pedestrian access as well as added jogging and cycling trails.

The second phase comprising serviced apartments, convention centre, sports-centric retail mall and many more is due to be completed by 2021.

Today, with developments such as Bukit Jalil City and Pavilion Bukit Jalil, we can anticipate a completely self-sustaining township. With greater commercial activity, this means greater inflows into the area.

Moreover, with the advent of Technology Park Malaysia, a large number of tech companies (both local and MNCs) operate here in Bukit Jalil, including MIMOS, SIRIM, IRIS Corp Bhd, Astro and more.

With pre-existing and upcoming exciting developments and amenities in the area, owning a home in Bukit Jalil is enticing. The engine that kick-started this would be Pavilion Bukit Jalil, poised to be the next shopping destination in the area.

Bukit Jalil fits the puzzle with a number of catalysts such as freehold land status with a Kuala Lumpur address, great accessibility and attractive amenities. 

Amenities and Facilities

The National Sports Complex includes the Bukit Jalil National Stadium, the Putra Stadium, the National Hockey Stadium, the National Aquatic Centre and the National Squash Centre. UEM-Renong Group constructed these facilities back in the 1990s to host the 1998 Commonwealth Games. The stadium is now used for a variety of events including the AFC Asian Cup in 2007. Aside from Bukit Jalil National Stadium, many other sports venues were built for the Commonwealth Games such as Bukit Kiara Sports Complex.

Aside from the National Sports Complex, there are many condominiums and apartments in Bukit Jalil. In fact, properties there are high in demand due to numerous reasons including its strategic location, mature township and facilities.

As for amenities nearby, one would be spoilt for choice. In less than 10-15 minutes’ drive away is one of the largest shopping centres in Kuala Lumpur – Mid Valley Megamall. If you are looking for more high-end products, The Gardens Mall would not disappoint. Neighbourhood malls are aplenty and within short driving distance as well, especially in the upmarket Bangsar area.

Despite all the developments, Bukit Jalil has maintained its green lungs. The sprawling 80-acre Bukit Jalil Recreational Park is very popular with joggers. Managed by Kuala Lumpur City Hall (DBKL), a notable highlight of the park is the international garden which showcases themed gardens from 10 countries. There is also a dedicated exercise area for people with disabilities.

Next to the park lies the Berjaya Clubs’ Bukit Jalil Golf and Country Resort. The 18-hole golf course is located on a 165-acre site amidst lush greenery which offers scenic views not just for its members, but its surrounding high-rises.

The many condominiums and apartments in Bukit Jalil include KM 1 East, Arena Green, Vista Commonwealth, Savannah, Greenfields, Green Avenue, Jalil Damai. Landed properties are in Bukit Jalil Golf & Country Resort, Esplanade and Jalil Sutera. One of the bigger developers in Bukit Jalil is Berjaya Land Bhd. However, in the recent years, other developers have also been developing properties there albeit in a smaller scale as compared to others.

There is no shortage of educational institutions as well. Besides the Bukit Jalil Sports School (first sports school in Malaysia), there are a few local and international schools in the area such as the well-reputed SJK (C) Lai Meng. Institutions of higher learning such as the International Medical University (IMU) and Asia Pacific University (APU) also add to the diverse demographic of Bukit Jalil.

Rising Commercial Segment

Overall demand for the developments in Bukit Jalil has held steady. It's commercial segment, in particular, has seen more activity lately, according to property experts. 

"We have seen vibrant demand for commercial properties here in the last few years. The occupancy rates achieved are generally good. For example, the Jalil Link terraced shopoffices were considered one of the earliest pure business centre developments in Bukit Jalil in the mid-2000s, with a selling price of RM1.8 million [for a 4-storey unit]. Today, such units could fetch about RM4.5 million," says Metro REC Sdn Bhd head of agency Terence Yap.

"The Link2 by Berjaya Group was completed about two years ago. The development has seen strong occupancy rate for the 4- and 6-storey shopoffices. The Earth @Bukit Jalil comprising 4-storey shopoffices (opposite Pavilion Bukit Jalil across Lebuhraya Bukit Jalil), is similarly well taken up. The Park signature shopoffices in Bukit Jalil City have in recent months seen new tenants taking up commercial space in anticipation of the completion of Pavilion Bukit Jalil in 2H2021 as well as the recent mall opening of nearby Aurora Place by Ho Hup Group."

LaurelCap Sdn Bhd executive director Stanley Toh agrees. "The demand for commercial properties [in Bukit Jalil] is strong, with good take-up rates seen in commercial areas within Bukit Jalil such as Arked Esplanad, The Park 2 and The Link Bukit Jalil."

In Bukit Jalil, he average price for commercial developments is between RM800 and RM1200 psf [on the built up area]. The average monthly rental rate for commercial developments is RM1.80 to RM3 psf," says Toh.

Meanwhile, the demand for residential developments in Bukit Jalil is strong too. " The demand for landed residential properties in Bukit Jalil surpassess that for non-landed residential properties. There are fewer new landed projects in Bukit Jalil, but many upcoming non-landed ones. As a result, the prices of landed properties in Bukit Jalil have soraed over the last 10 years," notes Toh.

Metro REC's Yap says, "The demand for landed residential properties in Bukit Jalil has always been high. Many homebuyers have opted for non-landed properties, as prices for landed homes have appreciated over the years [with some breaching the RM2 million mark for a terraced house]. Non-landed properties have become a good alternative."

According to Yap, in terms of landed residential developments in Bukit Jalil, the average price is RM600 psf. "Some developments command a slightly better price than others, so it is not a fair average. The average rental psf is RM1.20, with yields of between 2% and 2.5%," he says.

In terms of non-landed residential developments in Bukit Jalil, the average price varies, he adds. "Newer developments would fetch RM500 to RM550 psf whereas older ones would verage RM400 psf.New and under construction devleopments would command RM600 and RM800 psf.

"The average rental rate for non-landed projects in Bukit Jalil is RM1.60 to RM2.20 psf, depending on the type and age of the developments. There is an average yield of 4% for non-landed ones in Bukit Jalil."

The demographic in Bukit Jalil appears to be relatively niche. "The target market here has always been the upper-middle class [given the price setting]. We see many upgraders from older and mature areas such as Sri Petaling, Puchong and Seri Kembangan moving to Bukit Jalil," says Yap.

"Most landed properties are owner-occupied as opposed to non landed. Older non-landed developments have more owner-occupiers than the newer ones. We see more investors in newer non-landed developments, as they foresee a price uptrend, given the suburb's good accessibility and potential. We foresee a fair share of old and young families buying into Bukit Jalil."

Despite its buoyant market and audience, Bukit Jalil has its challenges. "Although some part of Bukit Jalil are of freehold tenure, there is still [limited] interest from buyers [for leasehold properties], as consent from the state it required for the transfer of property," says LaurelCap's Toh.

The oversupply of non-landed projects could also be an aissue in Bukit Jalil. "Another potential challenge limiting price growth is the number of high rise properties sprouting up in Bukit Jalil. If not controlled, we will see supply severely exceeding demand, which will lead to a price decline" says Toh.

Future Outlook

The suburb has several projects lined up for completion. "Projects in Bukit Jalil that are currently under construction include The Como by Meraki Land Sdn Bhd, The Tropika by Berjaya Land Bhd, and Residensi Bintang by LBS Bina Group, which are slated for completion between 2021 and 2023," says Yap.

Notable future devleopments in Bukit Jalil include Bukit Jalil Sentral by MRCB Land Sdn Bhd, adds Yap. "Bukit Jalil Sentral, a mixed-use devleopment with a land area of 76 acres, has a reported gross development value of RM21 billion. 

"Technology Park Malaysia's Phase 3 will also be developed on a 315-acre parcel there and comprise a mix of commercial, residential, technological and industrial properties."

Property experts appear sanguine about the future of Bukit Jalil despite the local property and economic slowdown. Yap says: "We remain very positive on Bukit Jalil in the long term, given its good connectivity and demand. We believe there will be some price correction in the short term, but this is not limited to just Bukit Jalil and applies to other parts of the Klang Valley as well. Nonetheless, we do not see a huge price adjustment, or prices going downwards."

Toh says, "The outlook remains firm in terms of values, despite the current economic slowdown. Demand for properties in the area is falling behind because of rapid development growth and has to be carefully [calibrated] to preserve property values in the area."

 

The updated sections, Rising Commercial Segment and Future Outlook first appeared in City and Country in the July 27, 2020 issue of The Edge Malaysia

For more info on Bukit Jalil, check out this article: Bukit Jalil: An avenue for wellness, education, businesses and more