You see, you're doing it again. Why do you talk of MK and KLCC as if its a bad word? Are you comparing TS with condos in MK or KLCC (upmarket area)? But you just said TS is a mid-ranged condo.

50k profit in MK? hahaha. Kindly point out to me which condo there sells at developer's price. Or even just one that sells at just RM50k above developer's price.

Maybe mont kiara meridin next to toll highway
This the only 1 I know
Just pointing out, don't shoot me

Hahaha. Not shooting but you're wrong of course. I know Meridin very well and its definitely much higher than developer's price. A simple research will tell you that. Even Lumina Kiara next to same highway, and even closer to toll booth (hence even noisier) is way higher. Or the ugly looking La Grande is a good RM200k above developer's price.

let's take something for good comparison okay ..
seri maya or even savannah is mid to higher end condo
TS is mid condo .. it makes sense to compare against viva and rivercity but with advantage of lrt .. so u add up the cost and u tell me ..
in my humble opinion TS is still a notch lower than Saffron despite its LRT ..
just look at the condo exterior and u know what i mean, leave it alone the interior ..

As per ur wish, which i see that both of u insist TS to be in the category. But in this case, TS might surpass your poor pathetic Saffron value ( 700K ) with the impending Tamansari and ROL coming into play.

Yeah.. TS seriously cannot compare with Seri Maya totally different range and class.
IMHO.... you can compare Seri Maya building and Saffron building because both fall under mid-high end category but not location.

something just to share.....(sorry, this is not about TS.. but he mention some good points).

Copy from mont kiara property agent name Frederick Low Z.Fei

I Love Mont Kiara, that the reasons I only service Mont Kiara area...

Many owners complaint

1. Very Hard to get tenant
2. I rented out my others property and move into Mont Kiara now...

***I wish I don't offend anybody, just a personal opinion***

What is the reasons?

IT IS BECAUSE THEY BUY EXPENSIVE AND EXPECT TO GET GOOD RETURN, POSSITIVE CASH FLOW!!!

What the?.......... You are right? Invest must get good rental or else why You invest?

Then I would ask a question? DO you really know what you doing when you start your investment in Mont Kiara?

Do you really think tenant is so stupid? and simply rent an unit regardless of price?

They also human being and know how to compare the price... You will look for the better price unit to BUY IN. What about tenant?

Normally, investor is expect to get at least 7% and above rental return...

that means if you bought 1 property at 1mil in Mont Kiara and expected to get RM 6000 rental... (regardless of partly or fully furnish)

How many people in Malaysia can afford?

Yes, you are right? Expats can afford cause currency convert to RM is very cheap to them...

But do you think Expats is brainless and dont know how to compare price and look for the best unit to suit their financial planning?

It is too obvious that, Too Many followers (second grade investor) see other people success earning in Mont Kiara property investment and they start follow and BUY IN even at higher price and expect can get good return...

So, the price keep increasing, and the rental price also keep increasing until expats also complaint Mont Kiara is overpriced...

At the end, they keep their unit vacant long time -> hopeless to get tenant-> better own stay =.= Mont Kiara is a suck place to invest...

Actually i have a formula guarantee you can rented out your unit,

Try to rent it at RM 1000 and see... You property will be super hot cake in Mont Kiara... Your phone will be spamming by inquiries or phone call...

Am I right? Actually many expats like to stay in Mont Kiara community, Sunrise, Asiaquest, Ireka do a very success job in Building up Mont Kiara.

What i trying to say here is... Think before you invest, dont simply follow other people and make the market out of control... If you bought at high price in Mont Kiara... No Problem... Rent out at lower price first, must cover your installment and management fees... no positive cash flow is fine... Just rent out first... Every Owner keep doing this and make Mont kiara happening first then only talk about rental price...

(Some old building condo owner expect the rental can follow the new condo)
(Some owner simply furnish their property, just buy some IKEA furniture, just put in and expect the rental can follow the best unit on the market)
(Some owner dont even care to upgrade their property and repair the defects and expect the rental can same or other better unit)

MANY MANY OTHERS ISSUE, I have a lot of stories to tell after working 3 years in Mont Kiara market...

What do you think? Please give some opinion... Above are just my personal perspective... NO HARM, NO OFFEND and thank you for reading

For me, if you know how to choose property. Mont Kiara still a good place to invest... THanks


and another one from different post about MK also...

copy from another agent Ricky Leong

Y move in to MK? Because unit can't rent out or selling out?? Like some of my owner can't sell or rent out the MK unit at the end rent out Idamansara and move to MK...

This post has been edited by HELLO HELLO: Aug 19 2011, 10:05 PM

is this a MK thread? seems this thread got hijacked and deviated liao.....

Again, please be transparent n stop giving half truths?

Save for Capers, can you still get TODAY what you just quote me? :

- AmPutra at 250psf?
- Tamarind at 280psf?
- Maple at 405psf?


U claimed before that just because Capers is priced at 500psf......Maple, Saffron and Tamarind will also reach 500psf? Let me reiterate what Maple, Saffron and Tamarind lacks VS what TS has today :

1. 7-11s
2. Eateries,
3. Hotel
4. Colleges,
5. Hospital,
6. LRT n monorail
7. Bus-station.
8. Banks

None of the above are available within 5min walk from Sentul E&W condo. I leave it to the public to judge whats the real value of TS

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Added on August 19, 2011, 11:11 pmYou certainly talk a big game despite having only Setia Walk, and yet to made any money from it??

.........n do share with us how much u plan to sell/rent your SW........I'd luv to see you finally put your money where your mouth is?

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Added on August 19, 2011, 11:17 pmZavier,

Pls do share with us how do you differentiate a mid condo VS a mid-higher condo? Do amuse us with your findings..........if you have any..........

This post has been edited by Pai: Aug 19 2011, 11:17 PM

it's getting hot in here....
maybe someone who isn't vested in either projects should give their 2 ccents worth to mediate and also act as a judge?
hehe...
debate on. love to read the exchange of views here.

Are you one of the TS owner?



--------------------------------------------
IMHO.
1. KLCC as "almost empty" and MK as "ghost town". - too over Exaggerated..... maybe future....nobody know
2. 770K..... wow.... after 5 or 10 years? wondering....interesting.

This post has been edited by HELLO HELLO: Aug 19 2011, 11:41 PM

why? Got prize or not if i gib the answer?

ic.

--------------------------------------------
IMHO.
1. KLCC as "almost empty" and MK as "ghost town". - too over Exaggerated..... maybe future....nobody know
2. 770K..... wow.... after 5 or 10 years? wondering....interesting.

1. Precisely. To the fella who is claiming this.......only Sentul is good

2. 770k should be do-able upon completion on Tamansari. When will Tamansari completes? Only GOD knows............

for discussion sake
seri maya when first completed, what was the rental going for? vs today
seri maya got branding though by tan& tan

From what I know the reason why seri Maya is famous due to the facts below

1. Under kelana jaya line, lots of MNC company in jalan ampang. (that's where the china expatriates located, i know becoz i worked in one the china company in klcc)

2. The only lrt route going into another kiang valley metropolitan - petaling jaya

3. The only lrt route that goes into klcc

4. Surrounding of seri Maya is quite decent and clean. Looks safer ( a bit subjective) , though it is dangerous everywhere in klang valley.

5. Located in the branch road of famous jalan ampang ( about 4-5 km , 20 mins at most from klcc to seri Maya)

Just my 2 cents.. Cheers guys

Huawei ??

770k IMO is quite over the top.
Ts acquisition price is 250k
Say aim 750k to sell, time horizon say 10 years
Every year up 50k....

Ts value can only go up, in the Span of say 10 years
Ts is recession proof, ts maintenance will remain top notch
Ts is not replaceabl
Lastly ts is invincible...
If this happens ts would be one of the most appreciated apartment in 1 Malaysia

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Added on August 20, 2011, 3:50 amCome let's buy abit to keep now...


This post has been edited by yoki: Aug 20 2011, 03:50 AM

Slowdown? Possible but the first and hardly hit will be high end properties and big size unit like those in KLCC and MK and by the way, what is the occupancy rate for Maple? As far as I know, initially it was struggle to fill up the whole place as well with exorbitant maintenance fees

Pai kor, wow, you still receive calls from agent EVERYDAY..your unit must be damn cantik, awesome view, high floor, the crème de la crème!

RM 770K is possible but not right now. Let me guess how you get 770K

RM700psf x 1100 sf = RM 770K right?

M Sentral will be selling from min 700psf to 800psf and you are taking the min of M Sentral, discount to M Sentral.
If RM 770K is not doable, then let us minus some more...

RM 650psf x 1100sf = RM 715K...this is the price Vue Res is selling right now and 60++% sold. Means there is demand for around 650psf. So RM700K probably doable!

So let us see once Tamansari project is up and running and how much this TS can command.

Please bear in mind that Tamansari is a big project comparable to Sentul project but accessibility and amenities are much better than Sentul at this moment, fronting Jalan Tun Razak, Monorel, LRT, Taxi, Bus Stand, Hotel, PWTC, College, Hospital, Titiwangsa Lake...and so many.

YTL needs to move fast. They have been talking about Sentul rejuvenation since 2000 and what we can see now are just few condos and commercial centre. The same goes for Tamansari project, have been on drawing board since 2006 and finally will kick start soon.

This post has been edited by GlobalKL: Aug 20 2011, 07:01 AM

Woah my 770k price for TS seems to be making headlines, people must think Im craaazeeeee....................... so let me offer some perspective and past experiences :


Casa Mutiara - Developer price starts at 300psf. I bought it in 2007 for 400psf.
Rented at avg 15% yield.
Transacted 2 months back at 850psf so over 100% caps over 4 years.
For original owners who bought at 300psf price has almost tripled.


Maytower - Developer's price 90k. Bought my 1st unit subsale at 180k (100% appreciation for 1st owner) in 2008
rented at 12% avg yield till today.
Left with my last unit and sold my 2nd unit early this year at 320k so roughly 75% gains over 2 years.
For those ori owners who bought the 351 sqf from Mayland at less than 100k, price has already tripled.


Axis Ampang - Dev price 100k. Bought my 1st subsale unit at at 145k in 2010. ( thats already 45% gains for previous owner)
Recently a forumer taikor here and 2 more fella wanted to buy my unit at min 290k....which I declined as Im holding for 330k. Using 290k as a benchmark......thats 100% appreciation in less than 18 months.
Currently renting out on 15% yield.
For original owners who bought at 100k price has almost tripled.


Anyone who has been to Casa Mutiara, Axis or Maytower will tell you 2 things :

1. There's nothing fantastic about the maintenance or the built quality of these properties - Compare to Maple n Seri Maya, their maintenance looks crap

2. Its surrounding area isnt great at all, feels very low cost-ish.

Yet price has almost tripled for all 3 props VS their launch dev price. Why is that?

This post has been edited by Pai: Aug 20 2011, 07:17 AM

From what I see, TS tenants are students from nearby colleges (local + foreigners) and working people (local + foreigners). As mentioned by airline, working people from SG is paying 2.4K and do bear in mind that not everyone is renting out, some are owner-occupier. How do you know these are owner-occupier units? Very simple, if the reno is grand come with plaster ceiling, hack there and here, re-wiring, then this is owner-occupier units.

You have shallow view on TS tenant market. Put it this way, in any development especially mid-cost development, there tend to have students as their very first tenants. Seri Maya went thru the same fate as well and if I am not mistaken, still have students renting Seri Maya too. There are few type of students:

1) Those kasar type. then forget this group
2) decent type, will take care your place
3) Kid students accompany by their parents to study in Malaysia especially coming from Middle East countries e.g. Iran, Iraq...They are rich and afford to study at International School in Malaysia.

Saffron and Tanmarind also have student units too!!

You sold both at average of 450K but I believe probably you can get better price if you can hold longer but depend whether your units are the choice units. If your units like Pai kor one, then probably you can get handsome profit too.

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Added on August 20, 2011, 7:28 amBecause LRT...hahahahahaha

Another example, the developer price for Seri Maya for 1st phase was around 200K only and now asking price is around 550K..it is almost 275% gain for 1st owner!!!

Again, another coincidence?

during 2008-2009 financial crisis, KLCC and MK HIGH-END condos were hit hardly but Seri Maya stands tall...No impact...why? Because Seri Maya just 1/3 price of those high end condos in MK and KLCC + LRT and Seri Maya never claim itself as high end but more to Mid-cost, affordable adobe for the mass, 1400++ units, super high den development and first and last from Tan & Tan!!!

This post has been edited by GlobalKL: Aug 20 2011, 07:41 AM