u cant compare like this, MK/hartamas and DPC is high class residential area, and somemore still within 10km to city center...

u compare cheras with DPC...just like compare heaven and hell....cheras is quite meant for middle low class, even near to center, but the quality of living life there i would say is quite bad, too many rundown shoplots and too many low cost flats....

axis pandan is just can consider medium class, same as the zest...axis is within 10km frm city center, so no surprise the rental can fetch up to 2k, but the zest, medium class, far away from city center.......logic thinking...  

i think the most comparable with the zest is villa paviilion, so the rental will only up frm 1k-1.6k most laright

so u're vested in EC, SS and Zest too, huh?
just for discussion sake, i recall many comparisons were drawn previously between this and covillea (although i beg to differ since IMHO it's different league altogether). and since chief have targeted rental at rm2k+ for zest (may i know how many rooms and sq ft size unit pls), what do you think covillea asking rates would be?
and correct me if i'm wrong, if indeed zest commands rm2.3k, and we relook into the circle that same vicinity asking rates, the person can opt to rent in some pretty decent apartments/condos in say taman desa or bukit jalil.
basically my point is IF zest truly can command rm2.3k (which I hope it does although i'm not vested), than the surrounding apartments/condos that are within same vicinity would also appreciate as well? is savanna gonna jump to 3k by then?

I think what makes the difference is that tz is a different type of dwelling place altogether in puchong / kinrara. A lot of residential hi-rises in the vicinity pale in comparison to its location & concept. It will be a funky place to stay, u'll see .. & will attract others to stay here. I'm buying for investment initially & 51% of my mind tells me to shift here from bkt jalil instead.

What i can tell for certain is this - tz will command the highest condo rent in kinrara & perhaps the 2nd highest in all of kinrara/puchong.

if you wanna buy from me, then I'll tell you. 

funny that you agreed that currently savanna/covillea is commanding premium over Zest BUT you reckon upon completion of LRT, Zest rental might shoots up to rm3k region.
now, my question is IF you think savanna/covillea is premium now, WHY would Zest commands premium when LRT completes. savanna/covillea is also having LRT presently. for commercial reason, there's 'The Link' near Esplanade unless you're banking on the whole integration of commercial space within Zest itself factor?
my main question is, do you think savanna/covillea will ALWAYS maintain their premium image over Zest or otherwise in the future?

Just sharing with fellow forumers whats happening on the ground. The rent / unit is not rm3k but based on roi its > 10%. No one is big enough to move the market, its all up to demand & supply and i can honestly say that demand is very strong here.

As i shared earlier, an area moving higher doesn't mean another won't too, so those properties in kelana/mk etc might go up or down, nothing related to kinrara. However, the rental market is quite fluid, tenants have a sharp sense & eye on what they see & want & they will compare. Newer props & those with usp will bring in the crowd thro word of mouth.

Bkt jalil & kinrara is an upcoming area as you can see, which is why developers are coming in to satisfy the demand and high level of interest here.

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Added on March 7, 2011, 10:51 pmIt seems to me not to b an isolated incident .. hmm .. congrats on yr investment twincharger.

1. firstly, i think classification of puchong/kinrara/bj is too broad. i'm subdividing the location respectively. not familiar with this area but if i were to guess i will guess the picc/tesco in puchong, giant in kinrara as it's the only outstanding landmark i can think of, and actually none in bj - still awating one jalil city.

2. SW should do slightly better than covillea when LRT is completed. SW targets business people and commercial hotspot wherelse covillea offers residential comfort. different segment

3. I'm thinking more in the line of puchong being more on commercial centre and BJ being the residential market. so puchong transforming into mini bangsar wherelse BJ replicating mont kiara??

4. I think this is the easiest question out of the 4. covillea is newer, less dense, closer to IMU and LRT.



thanks for your reply.
my answers as above.
SW success lies in developer's promotion of the place itself without the presence of LRT in the first place. much like solaris at MK. lrt is a added bonus. however, my main concern is given a choice between selection of a commercial vibrant area for living versus nice comfy resi lifestyle, i can't help to think that at similiar pricing structure, SW might lose out to same segment competitor wherelse resi segment is less competitve and rely more on geographical reasons.
allow me to illustrate, if the tenant is eyeing commercial lifestyle, SW needs to compete (am guessing similiar rental rates) against places such as DP, KD, sunway, subang ss15, etc.
covillea and other resi segment aren't really competing against one another as each resi development is targeting family oriented tenants.
do you concur chief?
PS: please do share your view on my previous question, k?

chief: one least Q and OT, what do you think of the wave of launches for Jalan Puchong/OKR. personally i think doable with good prospects + decent rental yield if cap app fails.

Hi I read a news about quite a serious problem face by Heron residents from Oriental Daily News today. After just 4 years, 30% of the units having tiles cracking problems and water leakage problem on the roofs. It seems that more and more units will facing the same problem as the time goes by. They also worried about the structure of the building after experiencing all these problems.

I checked propwall analysis of Propwall about Heron and found - Rotten egg, avoid it if you can.

http://www.propwall.my/puchong/the_heron_residency

Frankly speaking, I dont think Heron double it price ... I visited their showroom in bandar puteri last time when they selling The Heron. It is about the same price or maybe 10% more now more the selling price last time.

Anyway cant compare these two condo as they are in totally different location.

http://propertymalaysia.blogsome.com/2005/...idency-puchong/

It is developed by Darul Dinasti Sdn. Bhd., offering 1-room suites (from RM87,199, average 525sqft), 2-room suites (from RM102,499, average 600sqft), 3-room suits (from RM134,899, average 900sqft) and 4-room suites (from RM180,000, average 1260sqft). There are two towers, with 290 units, but only the first tower is available for sale. There also plans to build a few units of semi-Ds next to the apartment, set for future launch.

Block C, 20th floor, sunway/ pj view, with 2 air-conds
At what price should I sell ah?

Yes.
So Sifu Pai, can PM me the price which u think I should sell?
Thanks in advance. 

Sifu Pai, are you referring 450k as today's price, or the price when we get the keys?

I am one of the earlier batch buyer for block c. I remember almost all the buyers (from lyn forum) at that time proclaimed that Zest is for own stay. Someone even propose all the buyer to form a "management team" to ensure the condo environment is well maintained. all the tenants are screened. After 2 years, everyone in the sell sell sell mood?? 

in terms of distance, it's almost the same which is about 20km...but if i stay in pj and work at klcc area, i just take LRT, there area plenty pf LRT station at PJ and can it's direct link to KLCC station..

Please check other new development price as below.

http://edm.iproperty.com/my/BerjayaLandKM1/index.html

Nowdays the property price increase drastically. No more buy condo free beemer ler.lol

For TZ owner out there, dun simply sell ur unit below market price soon. Surely regret!!!

TZ would probably fetch 500k and above upon completion. Just an information receiving from the Lambo guy.

11 units of The Zest up for sale @ 20 Apr 2011:

1) Block C 7th Floor KLCC View - RM410k (techno)
2) Block B 16th Floor Golf Course View - RM420k (siaww)
3) Block B 18th Floor Golf Course View - RM460k (Covillea)
4) Blcok C 9th Floor KLCC View - RM400k (leong4san)
5) Block C 18th floor - RM460k (jacob888) with free 2 Unit A/C, 32"TV, 2 car park side by side
6) 16th floor KLCC View - RM? (livelifefull)
7) Block C 9th Floor Swimming Pool View - RM450k (Pai) with free Built in full kitchen cabinets, Built in floor to ceiling wardrobes, 2 airconds, Free prop investment tipsee - Worth 50k
8) Block C 12th Floor KL view, Face East, 1191sf, Type-B - RM450k (keithcky)
9) Block C 20th Floor Sunway PJ/ Swimming Pool View with free 2 unit A/C - RM460k (jen_jen)
10) Block B 3A Floor - Swimming Pool View - RM500k (cheraspeople)
11) Block C 17th Floor (1191 SQFT) KLCC View - RM400k (batilcl)