What is a Townhouse?! Let Explorer...

Kuching is generally blessed with choices and variety of housing depends on budget, lifestyle, location, size of family etc. The choice of housing loosely can be divided to strata and individual title. For strata title, you own your own parcel however the facilities, lift, common area and services such as security and cleaning are communal and usually the up keeping and maintenance of these common area and services are outsourced to managing agent.

Local council will not be responsible of the maintenance and upkeeping of common area of strata properties. Therefore, the owners are obliged to pay the maintenance fee for these outgoing expenses. In order for residents to co-habit peacefully whether within their parcel or common area, they need to obey by-laws failing penalty will be imposed. The common stratified residential properties are apartment, condominium, serviced apartment etc.

Where else individual titled properties, they are the most popular choice among house buyers. Usually, individual titled properties are landed in natural such as terrace, semi-detached and detached home. As long as within the local council rules, the owners has full ownership of the property. However this may cause a dissent in community as no by-laws binding the residents for mutual respect to co-habit peacefully.

Due to change of lifestyle and demand of feature such as security and facilities, some developers have incorporated strata concept in the landed housing. This strata landed concept quickly gaining popularity as owners demanding landed living with single exit/enter point, guarded and gated, facilities such as pool, gym, garden etc. they will also prefer to be in control of the upkeeping and maintenance of the precinct rather than rely on local council.

However there is another class of housing that often forgotten by house buyers.

Townhouse, Let explorer!

Townhouse... Let explorer!

One of recent launch project by Ibraco had been talk of the town. Alyvia Residence Townhouse at The NorthBank?? It is important that readers understand about townhouse concept which is not a new concept. Home seekers are a bit apprehensive of townhouse concept where multiple owners are owning strata properties that sharing common roof, wall, floor and structure. A typical townhouse in Kuching will have not more than 3 storeys and on rare occasion 4 storeys. Unlike condo or apartment, it is arranged in a row of 10-12 units/row similar to terrace house. Hence the townhouse is a hybrid of condo (sharing) and terrace house (landed) concept. For ease of understanding, refer to floor plan of Alyvia Residences.

Why choose a townhouse, one may ask? There is no question of the popularity of landed home among Kuching where it has become an aspiration of many to own ONE. The beauty of owning a landed home is aside the shared walls with neighbour, the property belongs to you. If there is water leakage or cracks, no finger pointing of responsibility.  Where the building depreciates, the land always appreciates in the long run. In a nutshell, if location is good and it is affordable, a terrace home will always be the preferred option among Kuching home seekers.

When land has become scarcer (and more expensive) and lifestyle changes, stratified apartments are being built. Essentially, rather than being built horizontally, the units are built vertically. The major advantage of strata living is owners are only responsible for individual parcel where the communal area such as facilities, lift access, security, rubbish collection, cleanliness are taken care of by Management Office. Therefore it is a no frill maintenance and management of the apartment while owners can enjoy the facilities and a secured homes/ environment in preferred locations. The biggest concern here is the upkeep of the building which, IF not properly maintained will bring about many issues to the property.

THE TOWNHOUSE, WHY? For a start, as a home seeker, you maybe looking for a landed houses however you do not have the budget for it, as you may know, Tabuan Jaya housing price is one of the highest/demand in Kuching. Essentially you are looking for a VALUE purchase. You do not fancy an apartment as you dread to lug your bags from car to home. You may not fancy your beloved car parked out of your visibility. This is where a townhouse fills in the gap.

Being a stratified development, the townhouse owners have full control of the communal area such as cleanliness, landscape, security and rubbish collection which are governed under the Strata Management Act 2013 (SMA2013). Unlike individual title, townhouse owners are not allowed to alter any facade without the permission from MC. The result in the long run, this will create a cleaner and more uniform facade. In long term with better control and maintenance of facade and communal area, owners expect to have better capital appreciation.

Another point worth noting IF two or more generations staying together under single roof, townhouse will be a perfect solution. The younger generation can stay on an upper unit while the elders can still stay at a lower unit, maintaining the privacy and yet accessible to each other.

One of the major concerns of the stratified owners is the shared wall, floor and roof with inter-leak issue. In the past, this has proven to be a stumbling block as owners have minimum recourse for this issue. However worry not! Under SMA2013, the management has responsibility and power to investigate and accordingly serve Form 28 to responsible parties to fix the issue. The management has power to rectify and recover the cost to from the responsible parties. This has eliminated the issue of finger pointing as well as saving the time to fix the issue before it escalates to bigger issue.

In summary, if you are looking for affordable landed house option, with a large built up, security feature, basic communal area and affordable maintenance fee, townhouse is an option that worth exploring  given the significant improvements in SMA2013 to array the fears of ownership in stratified development.


Urban Living in the SOLACE OF NATURE:

Situated amidst the verdant green sits Alyvia Residence - a new haven that brings you the best of urban living and nature's beauty. A gated community with round-the-clock security ensures peace-of-mind for you to reconnect with nature in safety and comfort.


Start your day with a view like no other as you open your doors to the sounds of serenity. Breather in the fresh air and enjoy the peacefulness of the tranquil waters from the river deck or even from the comfort of your own homes.


Lead a life of balance and well-being the moment you step into the linear park. A linear park that features a 202m jogging pathway along the townhouses provides the centre piece to the residential area. Refresh in the great outdoors with amenities such as an outdoor fitness station, playground, barbeque pit, and sunken area for your recreational enjoyment.


At Alyvia, we ensure your living space is suitable for all of your needs, whatever they may be. with carefully planned community living and open garden spaces, we provide the perfect venue to foster relationships and community bonding.


The NorthBank are 1st carefully plan township with lot of amenity in Kuching. Welcome fresh possibilities in The NorthBank, an integrated riverside township in the heart of Kuching. Discover various backdrops where you can meet and mingle with other residents.

Dine at exquisite F&B outlets, browse the boutiques, or hang out at the riverfront promenade. Retreat to cozy residences ,set amidst gardens and leafy avenues

Tunku Putra HELP school opens up a thrilling world of possibilities for your future generations. It provides them with a well-rounded education, experienced teachers, international-standard study programmes and sports facilities, as well as a research-led education programme.


Alyvia Residence also come with Exclusive membership for The Northbank Clubhouse.


Kids Pool / 50m Olympic Length Pool / Wet Playground


Children/Indoor Play / Library /Cafe/Alfresco


Gym / Dance Studio / Games Room / Indoor Badminton Hall / Outdoor Multi Court / Outdoor Playground

For more info about Alyvia Residence, you can contact me at Eric Liew 014 288 5767.

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