i wonder why is everyone condemning Pai
maybe Pai can share his agent / tenant to prove himself and to shut them up ..
otherwise, they will keep saying their rent is low ..
These TS owners are playing down the price quoting the rent as low as 1.6k ..
If they want higher rent, just fully furnish their unit, then it would be easy to get 2.6k like Pai got ..
it will be no brainer to fully furnish their unit with an increase of 1k rent ..
Dont blame/ accuse Pai if TS owners cant find good rent because u guys cant take the effort to furnish ur own unit ..

Hmm,, if can get two year rm2.6k is good
I personally will rent out only on two year lease

so usually how long will you hold on if you cant get a 2 year rental ? 3 months or more?

Find more agents.. If proPerty furnished and strategic locations should be a problem
If installment above rm2k maybe a bit more desperate to rent out

This post has been edited by airline: Sep 5 2011, 11:44 PM

Sorry for interrupted and neither me, a "Pai" fans...but...I don't think someone bought a house and simply rent it out for the sake to minimize the monthly installments repayment.

How sure are you that Pai will not get better rental in a month? Or maybe 2mths or 3mths? The worst scenario would be only Pai making full payment for the installment, which I don't think it's a problem for Pai BUT if he manage to get the desire rental, there comes the "passive income"? Just my humble thoughts, as a "baby" in the game..

Somehow, sometimes not only 1 + 1 = 2, 1 x 2 also = 2

Thanks for the feedback. I am not sure how likely Pai will get a better rental(extra RM200 based on his desired rental) within a month, that's why i ask him in my previous post. hehe..

I totally agree with you that Pai will not have any problem with the one month negative cash flow of his loan installment.

Also, i have mentioned that i assume Pai is making a 1 year tenancy contract, a 1 year contract with RM2600 monthly rental can be considered as 'passive income' as well. Don't just look at 1+1 or 1x2 both give you 2, because 1,1,1,1,1,1 will be different from 0,0,0,0,0,6

Never try never know..who knows what would happen tomorrow?


The greater the risk, the greater the potential return - think like an adventurer

Pai, ur unit rm2.6k offer is high or low floor or face swimming pool.
Pool view low floor view not bad

Chief,

Many thanks for your impartial views. Like you said, so far none has attacked the plan or show us proof it cant be matrialized yet they choose the lowly personal attacks. Can I recommend we follow WannaGetBuffed lead here............we keep the discussion clean and please report any personal attacks post to MOD?

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Added on September 6, 2011, 7:47 amChief,

My holding cost per month is only 1.2k, and my units are only completed this week. I havent even started advertising............but all I know is most units in TS are either going for bare or basic p/f rentals (kitcab, a/c, lights, grills etc) ................ so far all the agents I spoke to 5-6 of them told me they have either only 1 or no nice f/f unit at stock.................there's more demand than supply for the f/f units now.....i.....and yes we are talking about 1 year contract min................

I might lower my expectations if after 2 months I failed to reached my targetted price...........who knows............

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Added on September 6, 2011, 7:50 amHighfloor, unblocked titiwangsa view + miniscule pool view.............

yup low floors facing pool are my fav units in TS as well...........love the water sound ............

This post has been edited by Pai: Sep 6 2011, 07:50 AM

good calcs u got there ..
from ur calc, it means if Pai cant get 2.8k in a month, he will lose opportunity to make more money in his 1 year contract .. that's a fair statement ..
but that doesnt concern Pai and TS owners, we are looking for future potential ..
Current rental be it 1.6k, 2.6k or 2.8k doesnt bother us .. As Tamansarie completed, we are looking at double appreciation of current value .. that is the real profit, and if u calc the return, u would see the rental cash flow is negligible ..
Now bout rental, u are not Pai .. cos Pai has good connectivity .. even his unit under reno, he has already got an offer of 2.6k while other completed units are still strungling to get it ... so 2.8k is achievable, maybe 3k too ... i m confident Pai will get his tenant within a month if not a week later .. so u cant compare other TS owners .. i would say Pai normally gets 20% premium above market rate .. just like when u have "reputable" developer that will sell u 20% premium ..

Got some fishy smells here?

In fact RM200 does not consider a big deal if I can get a good tenant especially if we can get local couple or families to occupied the place. Probably can sign a short-term contract with view of increment next year if we feel the place has potential for further rental value rather than letting the unit empty and waiting for suitable candidate.

My opinions on rental here: -

Students/mass market/foreign labourers etc.
- Lotsa demand at RM1.7k/m.
- Minimal outlay. Probaly spend RM500 of lesser to install basic fans and lights +/- sink (does TS come with sink coz the units I visited all have none?) That's it.
- Can probably skip agent's commission and advertise on own
- Not really much difference on floor level or facing IMO. So low levels should be able to command quite similar rental as high floor.
- Definitely doable at RM2k/m rental! If can get.
- But forseeable wear & tear to property + makes TS as a whole less appetizing for all


Couple/small family/low-end expat
- partly/fully furnished, but no need high end finishing. At least RM10k outlay. Need some airconds and decent lighting and kitchen + wardrobe.
- Expected rental? Maybe RM2-2.2k/m, I think fair price. RM2.4k above is good rates.
- less wear & tear.
- Floor level and facing plays a bit more important role.
- likely cannot escape agent's commission


High-end expat/companies etc
- niche market
- Rental IMO should be at least RM2.6k/m and above.
- Higher initial outlay - RM30k at least. Fully furnished, the works.
- Floor level and facing plays very important role, probably the deal clincher.
- Will not escape agent's commission


Short-term rental(days/weeks)
- F/F + works + utensils + bedsheets + astro/wifi +/- cleaning
- RM100/day minimum
- needs lotsa patience
- floor + facing must be decent
- high capital outlay - close to 3 or 4 star hotel reno at least
- likely escape agent's commission but need lotsa own time/personal attention +/- website
- tax benefits?


I think these rates are probably realistic at current times. Future rates depends on how the area transform to.

agents now asking purchasers buy royal domain/ Sri putramas nw since ts price Higher
And surrounding not so conductive since many middle eastern people around.
Since royal domain with 2 car parks high floor as well
For own stay.
From agents mouth- a friend called

This post has been edited by airline: Sep 6 2011, 05:28 PM

come to think of it...........I'd settle for 2.6k for direct tenants.......if no need to pay agent fee's..............net-net still same...............

But since unit is just about to be ready this week.............I'll bid my own sweet time to get my targetted rentals...........will probably revised downwards my rental expectations if by Nov still havent got tenants who are willing to pay my targetted rental ...........

wish me luck fella's

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Added on September 6, 2011, 5:31 pmActually this is a good point...........hmm probably a 6 month lease isnt a bad idea while waiting for rentals to normalise.............

This post has been edited by Pai: Sep 6 2011, 05:31 PM

Minolta kor, u are sharp and spot on
after reading ur post, we have better idea on how the rental works for any condo ..
but we still dont know on TS .. so which segment does TS attracts ?
i think hor all TS owners who didnt reno their unit deserve for low rent ..
u cannot expect high rent when ur unit is unfurnished ma .. yet want to complain low rent pulak ..
we shud just follow Pai lead, fully furnish it then we will get high rent and high quality tenant ma .. those who made it unfurnished and rent out cheap are attracting cheap labor causing high wear and tear to TS ..
we shud maintain TS so that it can reach 770k one day ..

Fully furnished sri putramas calling how much?

SP 1 or 2 .. the last time i heard was 1.8k for SP 1 ..
SP 2 easily above 2k - 2.5k lor ..
putramas has high demand also geh ..

boss, agents there pandai goreng the price lah

GOOD LUCK!!!!

Realised that sleepy Vistana Residence has gone up quite a bit................2 years ago...........one can get a 1000-odd sqf unit for less than 200k............today's minimum asking price is 350k n above.............some are asking close to 500k.............

Even rentals looks good..............looks like starting 2k for a basic f/f.............some units asking 3k now ........2 years ago it starts from 1.5k....... check Iprop...............

The catalyst for Vistana's 70% appreciation for its 1000-oddd sqf units............ was TS. TS today is like Vistana 2 years ago...........and M-Sentral should be TS's catalyst.................





Think all TS owners should pray hard-hard that Mah Sing quickly finishes M-Sentral.................