Wow! So good ah.

Regret not book a unit.

What the estimated sub sale price upon the VP?

Yeah, we went on the last day, and it was like a pasar more than a showhouse.. everyone was picking their units, as if they were buying vegetables..

No idea on how much the value might appreciate, but according to those reps, they are launching new models with similar dimensions and the price would be around RM420k+..

To me, this house serves more for staying purpose.. unless it really appreciate that much to make me sell it la..

U are currently stay at Kota Kemuning. Are u going to move there once it is completed?

If the new launch is expected at RM 420k. Then the secondary market for Axillaris may sell at around RM 450k?

Er..........not bad. How come Setia's houses are selling expensive and more expensive?

To be honest, I don't think the place can appreciate as quickly. Of course the newer phases should keep going up in price, but don't expect 100% appreciations The older phases appreciation was due to NKVE, and because they were the 'first' residents of SA. If you're one of the 'firsts' it's always the cheapest. e.g. Subang USJ the first buildings appreciated by 150%-200% over 10 years. Also, in SA there's still quite a number of phases to be launch, so there will be still units available. You will need to wait 5-10 years for it's 'potential'.

SA, however, is a good place to stay. Pay it a visit and you will get what I mean

Yeah, I have two years to save some money to do renovations plus wedding.. As soon as the house is ready, that will be the Phase II of my life!

My agent actually admitted that certain areas within the town are overpriced.. Thats why she herself actually encouraged me to buy first hand property while the 5/95 package is still available.. Subsales too expensive, and the buyer has to bear the legal fees plus stamp duties.. No developer warranty lagi..



I would agree with you that it is a nice place to stay, and has high potential to develop into another Subang. About the value appreciation, I don't think 100% increase within 12 months are possible, unless you are the very early birds.. For my unit, I only hope the developments of surrounding commercial areas will help to appreciate the value more.. Lets see how persistent is our SP SETIA...

I read in the Star last monday that Tan Sri Liew of S P Setia mentioned that the Setia City will be completed in year 2011.

If Setia City is successful in attracting the crowd, i am sure houses price in SA will appreciate significantly.

But how is the quality of house build by S P Setia?

I have heard that SA houses are built by two different contractors, of which one of them was lousy, and those houses built by them have serious crackings problems. You may drop by to areas like Bromera and you will shocked by looking at the cracks, esp those with extended kitchens..

Due to that, their contract was terminated, and new contractor comes in.. I do not know how far this can be true, but at least from my last few visits, the newly built houses are quite well done..

We need someone who from SP Setia to clarify this.. By the way, it seems we don't have many SA buyers in LYN..

I've been following the developments in Setia Alam quite closely, but am not a resident myself. Here's what I gathered:
- Old phases has problems of soil settlement which caused cracking on walls. The older phases had backyards, and these areas are without piling e.g. porch, backyard are affected. Those who did extensions on top of these areas were the most impacted.
- Reason for soil settlement was because it was a hack and slash operation and construction began immediately right after. So soil hasn't settled.

New phases have less risk because:
- Newer phases soil have 'settled' because it's been almost 5-6 years.
- New phases are mostly, maximum build up without backyard. So you have more pilings and bigger foundation, at the same time developer charge you more for a bigger build up Win-win lah - they solve the problem and you get a bigger house (but more expensive).
- SP Setia's reputation was badly damaged by the above. They openly admitted to the problem and we can only hope they will apply the new learnings.
- Houses have 36 months warranty to buy back confidence?



Setia City is one mega development and will take another 10-15 years before it fully completes It's a phased development, starting with the first mall. If mall successful, there will be commercial and offices, second mall, offices, boulevard, etc. Just take The Curve as an example where they started off with a shopping mall, then slowly build up until how it is now. As a timeline, the first mall only complete Q4 2011. So, by the time the place really fully develop will take a very long time.

dear all,

i am the resident of setia alam. u may find out more information about setia alam from our resident forum. hope u could obtain whatever info u wish to.

http://forum.setiaalam.net/index.php

Info: Architect talk at Setia Alam Welcome Center Saturday, 8th August, 2:00 - 3:30pm.

Gives opportunity to understand the logic behind the way the house was designed, and ask some difficult questions

The Astronium 22x75 at RM408K is tempting. Location is the large land behind the Sales Galeria and opposite of this will be the Precint 1 which houses the Commercial Hub with 2 malls. Looks like a good investment

kenny, u sure know alot about SA, so how many units u got there?

Btw the 36 months warranty were already in place long before those serious soil settlement appeared.

Oxandria and Xylia is directly behind the Setia Alam Welcome House (sales galleria). Astronium a bit more to the East, but also closer to the access road from NKVE and the G&G Precint 6 houses. Both are equally near to Precint 1 (Commercial hub). Precint 1 first mall estimated complete Christmas 2011 (to make it in time for christmas shopping?), while the entire hub will take a long time more to fully build - it's a really large piece of land there.

If you are still deciding, just to add, getting an Astronium will be nice timing because the house also estimated complete Q3 2011



Actually not too difficult to know about SA because their masterplans and show units are already completed in the sales gallery.
You know what you buy, how it looks like, and where it's located. Quite different from the traditional paradigm of buying landed houses solely from floor plans.
Can't say I know much about SA - just learnt from the rest. Many people in the forum kswong directed you to know far much more.
It all started when I was looking around quite a bit and a while to get my own property. I surveyed BK9, Alam Impian, KK, PH, USJ, Bkt Jelutong, Denai Alam.
In the end decided SA. But well, that doesn't mean everyone will share the same cup of tea.

Anyway, SA is for own stay Haven't reach the stage in life to invest in properties yet.

The soil issue widely discussed quite heavily in the threads there. Some are happy with the developer being committed to helping residents solve their issues, some not too happy. Suggest you draw your own conclusions Anyway, new phases have a different foundation design (also more expensive) which makes the soil settlement irrelevant.

This post has been edited by KeNNy: Aug 12 2009, 07:44 PM

I'm one of the buyer in SetiaAlam(SA). I purchase the house in 2006 and till now I cannot go in despite having my 7feet backyard renovated. Why??

I remember the time when I collected the key, one of the site-supervisor follow me to the house to do the buy-off. When I step in, i saw the soil in my garden and backyard has sunk 10cm. I also can see clearly beneath my house. I did ask him why this cavity and he gently replied that they will close it with sand. Even after top up with sand, the soil sinks another 10cm and at some location my feet can sink 30cm after stepping on it. I made second complaint and this time SA use mixture of sand and cement to close the gap and finally cover it with full sand. I waited 6 months and I saw no more sinking and therefore started the construction.

1. Backyard - the ground beam is sinking due to soil settlement. The soil settle almost 2cm every 3months and until now SA cannot tell me when the settlement will stabalize. I was told that the soil in SA is marine clay and after doing reserach in net, many expert mention that the characteristics of marine clay not suitable for housing because the present of moisture will caused the soil to expand and during dry season it will shrink. This expand-shrink will cause soil errosion in long term. SA washed hand not responsible on renovated portionof the house because my contractor never do proper piling. If bakau piling cannot hold my 7x20feet structure what else to say further. Sa suggest us to do RC piling. Who in the hell will do RC piling to hold 7x20feet structure?? Are we building 5storey building. Because my house already extended my backyard completed on Mac2009 and it's already sinking. In May09 after heavy rain the first diagonal crack of 0.5mm appear on my column. In AUgust 2009, the crack widen to 5mm. My wall tiles also start cracking. SA suggest me to do underpining using API pipes which will cost me RM26k. This is most expansive and time consuming renovation.

2. The soil beneath the ground floor already sink at least 1feet. The master bedroom toilet sanitary pipe that come down under my living area floor is just sagging with any ground support because the soil settlement. I told SA to do the grouting to fill it up with concrete because I worry in 10-20yrs time, the elbow pipe joint will gave away. They said when the pipe burst they will act on it. This is not a answers I was expecting. Maybe they said my backyard extension damage is caused by my contractor not doing piling but how about the soil settlement beneath my house? Now the rat also srat staying inside and maybe in 10yrs time when some rat died below my living room, the smell will effect the owner.

3. The 1/2 of porch original fencing is net type. I replace it with brickwall. Now the wall both side is tilting and settling together with the main-gate pillars.

The damages above not only for my house but also in my neighbours house. House they built on hill-cut have no issue but think 100-times when buying house on patches land. Pls visit link below for pictures

http://www.facebook.com/album.php?aid=2015...36&l=f0e883c2da



This post has been edited by manjitsingh: Aug 13 2009, 12:03 PM

Same here, I was impressed with the whole SA concept thing a few years back when i visited their old sales gallery at p8. Dealing with their staff was easy, from sales to VP although there have been complaints lately about bad staff. I'm surprised how fast it is to get to kelana jaya,subang jaya and damansara using the NKVE, also shah alam city centre is just on the other side of the NKVE near the setia alam toll. Hopefully, they will build an access road either through the bandaraya/lebar daun development ( U11) or cahaya alam.


Happy or not, I think it equates to how severe the problems the owners have with their houses. Minor defects = happy, major ones will surely be a nightmare and leave a bad taste.

manjitsingh, sorry to hear about your situation. Do keep us updated.

I think this post is (manjit - it's your first post in lowyat) is not a very fair comment.
For the sake of clarity to other readers, perhaps a clearer picture could be obtained by viewing different parties of this long discussion, most of which manjit has been already involved.

Suggest to visit the already lengthy discussion here, and make your own conclusions:

http://forum.setiaalam.net/viewtopic.php?f=2&t=114&start=750

This post has been edited by KeNNy: Aug 13 2009, 06:45 PM

Folks,

1) If you have ANY doubts, do not buy new house. Let OTHERS take the risk. Buy one or two years old house. You may pay 10% or 20% more but compare to having a house with sinking foundation, it is better.

2) My family has been in Klang for 150+ years. So, we know that area's history quite well.

3) It is VERY SIMPLE. Buy the house on the higher ground side of this area. Then, you avoid all this problem. How do you know which part is on the higher ground?? The OLD Klang resident know this.

4) Setia Alam has enough land to build over the next 20 years. There is NO NEED to rush.

Dreamer

Hi dreamer, can you please clarify on 2 and 3. I'm sure everyone here would like to know.

yumyum77,

If you live in that area long enough, you know which part of the land is soft and tend to be flooded over the long period (50 years). And, you know which part of the land is on the higher ground.

This is a COMMON problem of building house on Palm Oil Estate land.

10+ years agao, I was looking at some houses at USJ. They have the same foundation problem too.

Dreamer

Which part dreamer? North, south? the area nearer to jln meru?