this discussion slowly blend selling and rental together.... will freehold or leasehold make any difference to rental price??? .....

wah... dahsyatnya si globalkl.
but i likeeeeee.......

Chief,

Its very clear that you have done through research on TS's prospects............... you should now understand why Im pretty bullish on TS's........

Here's a food for thought for prospects looking at TS today.......assuming Mah Sing priced their studio's at around 350k (I suspect it will be closer to 400k though)...............their buyers will need to rent their units at 2k p/m just to break even...................how much do you think a 3 bedder in TS can be rented then? Still a mere 2.5k-2.8k.................. ?

Bingo, I too have checked out his profile when i started noticing how his posts tended to be one sided. Just curious at first, but what I found made me suspicious. I mean, why would someone without any interest in TS suddenly pop out and just post continous negatives on it? I don't see him doing similar postings on any other projects. Usually people will ask questions or lurk quietly around reading the updates.

Though I think we can't dismiss all of his negative comments, I think he went overboard with some. But I guess if someone is resorting to tactics like this, he MUST be very very keen on TS. I would too...if only the price is better. Now not much subsales coz owners are very stiff on the asking and the potential buyers don't see it at those price currently.

Well, just some sharing purposes. The TS potential buyers has gone down tremendously since 2nd qtr and just wonder if this something have to do with the new projects surrounding it? Or perhaps the price has really escalating to the level whereby people have better option to seek for other unit location which is also close to the amenities? We used to received at least few enquiries per week before but now hardly have any.

well..this is the nature progression...
no different for leasehold or freehold when come to rental play...but perhaps different story for cap appreciation especially landed properties. When market is superhot, people don't care whether leasehold or freehold..but when the market cool down, then buyers will become picky and choose the best of the BEST!

Edited

This post has been edited by airline: Aug 19 2011, 10:12 AM

want some more dahsyat...

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Added on August 19, 2011, 10:10 amu r right Pai kor...cannot just keep quiet seeing TS kena biased comments...

u r super bullish about TS, this is what I can think of...hahahahaha

if studio can rent at 2k, then 3 bedrooms at least 2.8K and above...hahahaha

This post has been edited by GlobalKL: Aug 19 2011, 10:10 AM

Maybe cause got 70 agents covering?

You don't expect everyday is Sunday...only the sincere and genuine agents seeking for long term business in TS will survive and continue serve the customer. Those one-off agents already looking for elsewhere to cari makan...

This is natural progression for any newly completed properties. At the beginning, call x10 and this will gradually call x7, call x5, call x2....

Another reason is probably economy is slow down and everything will slow down as well...

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Added on August 19, 2011, 10:17 amtoo many agents spoil the broth...hahahaha

This post has been edited by GlobalKL: Aug 19 2011, 10:17 AM

Hm.....there too many variables that can cause such slowdown like agent's marketing skills, marketing medium used, price points of listing etc ......

Also, is this slowdown specific only to TS.........or prop market in general? A lot ppl lost money recently in share.....probably sentiment is bad overall.........dont know .........

Anyhow, been getting calls from agent for TS EVERYDAY asking me to sell my unit........everytime say got ready buyer.........and my answer is the same everytime...............

"will sell if they offer me 770k, else dont bother asking........"

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Added on August 19, 2011, 10:35 amAim higher fren


*hint - Seri Maya*

This post has been edited by Pai: Aug 19 2011, 10:35 AM

Pai, why 770k? Lucky number ke?

U have mis-read my comments, my point here is STUDENTS (from the tenant pool i see so far in TS)... i am not comfortable with renting my properties to students ... btw, i sold one unit before M-Sentral announcement and one after M-Sentral announcement ... I sold both my units at an average price of 450K ... If i know some of u wanted to buy @ 460k, i would have sold them to u hehe

not trying to prove anyone wrong here but just that i see limited upside in TS ... just my my opinion after looking at the potential tenant pool, maintenace, potential upcoming recession etc .... I used to be very bullish like u all but i scaled down my expectations quite a bit and ultimately made my mind and sell both of them recently ...

Well bros,

Definitely there's many agent is trying to promote TS and may one of the causes of lesser enquiries and sales but then again many agents are sharing the same sentiment experience as us so generally there's clear signs that interest has been slowing down which again may boil down to the current stock market crashes or hike in %. However sales for cheaper units are still rocking especially those below RM400k and interest on those above RM500k is at much slower pace.

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Added on August 19, 2011, 12:03 pmBro Pai and Minolta,

You are so mistaken…I never told TS is a bad development or never had condemned TS in any form. Indeed it is a good development. Otherwise how sub-sales can fetch 150-200k range profits?

I am saying it again. TS is well designed mid-range condominium to suit rental market for young workers in the area. but not with the rental price range present owners are expecting. considering KL young workers’ salaries there is no possibility that they can afford 3K as rentals.

TS it is surrounded by cheaper apartments and condominiums and it's high density factor will spoil the tenants choice and price. also the LRT noise is a big setback. And the appearance is not that modern façade as other projects around the corner. These factors will also effect for its reselling price.

That’s why I stated in long run maintenance of the building will have difficulties. how can a condo can manage 3000+ tenants ? common area’s and lifts will have problems.
With lot of new developments are coming up, buyers will also be spoiled. So it may difficult to have 200k range profits by then. That’s why even I recommended to sell TS now with 200k profits. i took an example of MK and KLCC apartments.. lot of units are vacant and empty and owners are struggling to sell out even with 50k profit margin..

Yes, I was keen in buying a unit in TS , but it was well before I invested in few other properties. However even at that time after negotiating I found a unit for 350k range, but since VP was not out I thought of not getting it . end of the day I am an investor and I don't listen to any bullish things. I go by my mind.

Bro Pai, reminding you..you are the one who told you can get 3k rentals in TS. And I had to give examples from other projects around the corner to tell you that 3K is not possible for TS. I didn’t not agree that just becos a condo is lying next to a LRT station..it can fetch good rentals. New LRT’s and MRT’s going to come up soon and the train tracks will cover most of the condo’s in town in near future. So..then you think rentals will go up?? Come on…lot of vacant condominium units are in town and tenants are getting spoiled day by day. Sooner or later rental prices will stabilize.

And regard to Tamarind, Saffron and Maple scenario, it is a new township called sentul east and west developed by a well reputable developer and planning to develop with lot of infrastructural things and offices, entertainment , recreational and transport facilities etc.
So when there is a new addition to its township, like Capers, D6, D7 the price boomed up on its other projects. You have to understand this is a YTL township and is entirely different from TS. Sentul has more to give..D3, D5, Fennel, Mulbery and so on and owners can expect the price appreciation of the entire project will be in good levels.
To tell you the truth, yes I have invested some units in this project. and also some other projects with few other developers and but overall i am happy how YTL is transforming the area.

TS is sitting alone near to the LRT and no township concept or what so ever is there. so TS can be marketed sorely on its uniqueness only. as pointed out TS is same range like Viva, Putra Majestic and River City. all these condo's will not get the benefit to sell higher just bcos of Sentul East /West near by and same for TS with M sentral. The uniqueness of the condo counts. the marketability factor counts, developer reputation counts and so on.

Ask your self what's the selling point of TS? if you say.. LRT!!! you are mistaken bro. This is what I wanted to tell you. My advice, don't count too much sorely on LRT.

Hope this clarifies my standing and lot of forumers will agree with my understanding. cheers all.

This post has been edited by priyangaf: Aug 19 2011, 01:02 PM

Well debated and thumbs up for priyangaf ..
i think TS owners should take a step back and think .. no one is forcing or trying to influence u to sell cheaper .. we are in property bull market at this time .. everyone just feel bullish on their vested prop and always comparing against those higher end condo ..
now let's look back, from day one, ppl has been bullish bout TS quoting it as the best value vested prop .. today we are seeing a profit of 150-200k which is substantial enuff but it failed to hold up as the highest return initially expected. now for someone like pai who bought just prior to vp whom of cos paid a profit to the earlier investor expect higher profit to be gained from TS. this is normal and the motives is clear .. the later investor is always bullish expecting higher profit due to his higher entry cost.
now what i wish to bring up is .. ask urself this question, did u expect TS price to be in this range upon VP or was it higher ? if ur answer is yes, then u know pretty well how much TS gonna worth in the next future. Otherwise, stop listening cos u set ur price higher listening to bullish ppl whom really bullshiting u ..

zavier98, your understanding and mine is same. I am happy atleast someone agrees with me. cheers.

Yes we know now u r just an overly "concerned" neighbour.

So did Casa Mutiara when it was completed in 2007. Did not stop it from doubling in values in just 3 years. Also, Maple is the most expensive prop in its surrounding ( Jln Ipoh aint any better yah) , yet that didnt stop you from buying Maple? So whats your argument here?

Again, you didnt do much homework to validate this. The fact that you bought Maple and Ampang Putra Residency penthouses tell me much about your understanding of KL's rental market.......n first pls look at Seri Maya rental and subsale rate then tell us what you think of high density situation in TS?


Yet another example of you not understanding the situation. MK and KLCC apartments are empty for a reason.

And please do share with us how many new condo's today next to LRT station and FH selling at 420psf?

If this is your story/explanation/cover, then so be it. Like Minolta has rightly mentioned and I discovered :

1. You seemed to be over-bullish on Sentul, whacked a few units there.
2. Discover rentals cant make it in Sentul. ( seemed never did enough homework)
3. You also indicated your interest in TS.
4. Suddenly become concerned over TS's owner's then performed a U-turn, citing we should take profit at 150k and count our blessings when TS is rented at 1.5k? (Again no homework done here, never even do rental research for Vistana next to TS)

Actually you should have read all my previous postings. All the while I have maintained TS owners should target f/f rents from 2.5k to 2.8k in TS. And my forecast was done in 2010....way before TS's completion...do look at today's rent and tell me if Im far off?

I PERSONALLY wanted to test the waters to see if I can get 3k to 3.5k, as what Seri Maya and some mid-class condo's in Wangsa Maju able to fetch. I will share with you all once I rented out my unit.


What township in Sentul E/W? Can you call a place a township where:

1. Commercials are dead. How many units in D7 has been tenanted since VP?
2. No mall
3. No supermarket
4. No school
5. Not even 7-11

If you are happy with the pace YTL is transforming the place then tell yourself just that. I've been a Sentul boy all my life and I would touch YTL's project there due to its premium pricing over real substance. For the same price psf I'd bet on MK, period.


Township or not, lets establish few things that TS already has n not some dream promised by the developer :

1. At least there's few 7-11s
2. eateries,
3. hotels
4. Colleges,
5. hospital,
6. LRT n monorail
7. Bus-station.

All the above are within 5 min walking distance. Maple, Tamanrind, Saffron can claim the same?




Do your homework mate. Tell us where other NEW HIGHRISE that has both LRT and monorail connectivity, let us know the property prices there?


Not sure if you have anymore stand if u keep on resorting to such tricks. And this time, reply with some facts pls.

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Added on August 19, 2011, 2:27 pmLooks like you n him both have same wavelenght............. no wonder lah..........

This post has been edited by Pai: Aug 19 2011, 02:27 PM

++++ deleted ++

This post has been edited by priyangaf: Aug 20 2011, 08:14 AM

ooppss i can see someone unable to absorb negative feedback ..
letz just believe in him ..
he is right. TS will definitely reach 770k .. he knows pretty well when this day gonna come.

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Added on August 19, 2011, 5:37 pmi think mostly will agree with u .. except for some TS owners who choose not to believe.
and i certainly cant see how someone presented his fact based on SeriMaya, Savannah as a benchmark to TS.
and to tell u frankly, but that is my self preference, i rather stay in Tamarind than in TS.

This post has been edited by zavier98: Aug 19 2011, 05:37 PM