As I have not catch up with all the latest posting, I believe Zest is 100% sold! Bravo!

The next thing now is for the developer to keenly pursue some reputable commercial tenants or at least those that attract traffic/patrons. F&B is a must such as Old Town, Pak Li, Kim Gary or Wong Kok, fast food joint (McD) or Burger King,.... the rest can be offices but F&B is a must,....

Im looking forward for the opening...

What kind of business you all think would be at Zest commercial if those mentioned F&B wont survive?

Cant recall details, is Zest asking for 2.2M for their commercial lots? Thats seem very very stiff....

Not sure if that will help to create the commercial pull for zest lifestyle concept...

Because if its ended up as offices, then what lifestyle there is to offer?

Not sure on the internal Zest residence layout, isn't there a dedicated residence only laundromat, and convenience shop?

I saw in Tropicana and Riana Green condo with zero commercial presence, got convenience store, F&B, massage, etc etc.

http://www.realestate.net.my/forum/viewtop...21790&start=525

Some interesting development on the ramp and LRT. Look at the Ramp specific info....

Daily rest is pointless if you just paying on monthly basis....and the last time I check my UOB loan, its stated daily rest interest calculation. Can you elaborate on this weekly thingy...

im confused with what u saying. if u pay weekly or or fortnight, the daily rest will be calculated each time there is payment. pls explain properly bcos the official doc is as clear as it get.

Yes they did say that but where say cannot take photo or get a copy... so how legitimate is that?

If its indeed a real thing, they should BLARE It out KAW KAW and drive up the value of the commercial lots on sale now....

Has anyone of drive by Zest on the main road as per the traffic speed and not slowing down to look at your investment?

You will be very hardpressed not to note that the divider barrier that Zest has completed will be a major accident magnet. I can't help but noticing just how TIGHT that 2 lanes become because the emergency/buffer lane is gone and that concrete divider is a huge bolder right next on the lane and without CLEAR visual que, be prepared.

I have seen some so many car went up this type of divider along sg besi before reaching SMART tunnel entrance. The damage and scarring of the divider indicate multiple impact. It happen right after its was completed and at one time it has those plastic orange pylon for a few meters. The moment those pylon remove, all hell break loose. I hope Zest/engineer is paying attention on this.

based on the picture, zest best station is STN03... although I find it weird the close distance between STN04 and STN03. I wonder where is the park for the Park and ride....interesting to see how the ramp turn out

I dont take LRT nowaday so I may be out of sync... but why would the STN3 and 4 is of worry for traffic when there is no parking available for the station? Folks either depends on buses or pick up. No different than other station with park and ride where there is more car. Having said that park and ride currently are tend to be located on major road with more lane which allow a bigger bottleneck.

Even if STN3 and 4 have parking, traffic will be horrendous when the Jln Puchong at TK will be using the LRT line. You better hope and pray they widen the Bukit Jalil bypass. Even currently that 2 lane in front of Zest is WAY Too narrow for comfort given the speed of the traffic.

That prolly unavoidable during peak hours just like passing any train station. The google earth pic show it's closer to Hss than zest which is good because it's away from residence. Not so for the cahaya residence.

Wow at that rate, you are competing with the landed property in BK9.

As much as Im vested in BK9 area, I'm not even aiming that high...as in % cap appreciation....

then again if it does drive up the price that much, all for the best to the current investor/owner in BK9 be it landed or condo.

This post has been edited by gamenoob: Sep 17 2009, 03:52 PM

Wow... comparing Zest to 5Stones now?

Its consider fast la... if you look at one of the block, parking lot already on 4th and hitting 5th now...

The other 2 block is slower but once the piling is done, it will be fast....

The slowest stage is when the wet/main structure is done, ... tiling, ceiling, wiring, piping... those are the slowest one... room by room, floor by floor....I bet at least 80% of the wet/main structure will be done by year end.

I went there few weeks back with a friend of mine who bought a unit and also one of my vendor who also have a unit from first phase, where the sales keep on saying it will start in Mar 2010.

Although my friend told me its explicitly written in S&P that the ramp is part of the deal. I wonder if the ramp construction will begin on time. Without the ramp, its a pain to do the u turn.

I hate to pour the cold one, but I wonder how one can draw a linear correlation between BK9 landed properties appreciation vs Zest perceived value?

These are inherent risk for investment but I can't help that some folks here need some reality check!

Pai


SS2 have not gone through the rapid appreciation like BK does. The appreciation in BK is driven very much by lack of freehold landed properties for such location. Anything that is comparatively similar to BK is price way too expensive by the developer that subsale appreciation is no where near. So the curve of appreciation can't be apply in such simplistic manner to other properties although it will drive the general prices up to an extent.

Zest does not have the exclusivity like 5stones in SS2.

Then again, there are and will always be some exceptional, although I won't associate over-enthutiasm with reality and certainly don't assume its the same for BK and Zest on 5Stone/SS2. Whatever it is, all the direct Zest buyer will gain for sure, the question is how much and at what point it become a wish dream.

This post has been edited by gamenoob: May 2 2010, 10:45 PM

For sure the first phase buyer will gain, the question is how much and when it become absurd.

As much as I'm vested in BK, I still find it absurd for the prices to have rapid appreciation in BK because it basically cross out oppty to make more money in a steady constant flow over next few years instead of a big lump sum and then everything went too expensive! Then again, I made my cut and I'm happy with my purchase so far but I keep my dream in check...

Having said, who know what the market will be in next 2 yrs when Zest is ready. You may get RM400K for it but Zest price the unit from 250-320? range so it depends which unit you bought.

And I pretty much sure if Zest can command 400k in 2012 for those that bought at 280+/-k by TT, then I bet you no longer seeing 800K intermediate house for launching by BK if we just limit our view and discussion on Zest in BK and 5stone in SS2.

Having said that landed properties will always cost more unless the hole in the sky have some fancy smancy snob factor to it which 5stone have that Zest don't.

Personally Zest in BK is totally different demographic from 5stone and SS2. The BK landed residents and profile is different from SS2 and same goes for Zest and 5Stone.

Pai
You reading too much into the words and not the message. I'm talking about Zest appreciation in subsale into 400k and you using a new property that already price above everything else.....

I entertain you further....

As you have mentioned yourself its 2 diff market on 5stone/Zest etc

But its your statement below that irrelevant that got me and the other chap resting his case.....

"One can can get a old 2000sqf DS in ss2 for only 500k, yet 5-Stoned sells out at double that price. Why do you think this is happening"

You obviously trying to draw a conclusion above to counter my arguement that landed prices is higher.... you should know better that they in 2 diff segment and 5stone was priced from 480psf from developer.

Even though both Zest and BK have similar PSF from developer, to think that highrise will appreciate more than landed in this case, its a bit absurd. It may be very close for first 2-3 yrs after that zest will hit plateau and the landed will continue to rise....

This post has been edited by gamenoob: May 6 2010, 02:12 PM

Pai

I understand what you saying and not completely knocking off your pov, but its just that some owner is at time overly optimistic on price appreciation. So lets leave the 5stone as an example and move on.

And

There are always exceptional cases, but to take that exceptional cases to apply on the majority is.. well let see how is the market in 3 yrs. And I'm not saying 400k is not possible, the question is when...

Yes you are using other highrise dev in puchong to gauge zest potential, but a lot of your comrade here making comments that just because the landed price in BK is higher, so is their. It may have some spill over but no direct correlation.

I just hope that my next sentence below is not going to create another overly optimistic sensationalism posting by some of the comrade here.....as you say one pov is limited to their knowledge....anyhow its not absolute pov, so lets agree on diff pov and move on.

"Latest intermediate transacted price in BK9 Cahaya/Spektra intermediate 22x75 is 540k. That is 65% cap in since CF"

I hope some not going to multiply 1.65x over their purchase price... to gauge the actual value now...