hi..i havent been buying any property for a year and still quite new to this forum. Hope to hear some feedbacks....I see that the price for klcc has gone up a bit but still thinking of getting an unit there. wondering if marc is better or hamshire residence. I prefer the layout of hamshire to marc, as theres is more space in hamshire , not so cramp looking. However I definately prefer the location of Marc.

is the Price of marc now around 1000 psft and hamshire around 900 psft? is it possible to get a lower price? which do you think is a better deal between the 2 condo?

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Added on September 22, 2009, 6:14 pmhope to get some help here as I am really not that good in analysing things.

This post has been edited by rachel23: Sep 22 2009, 06:14 PM

Which Hamphire were you referring to? There are quite a number of new condominiums around Persiaran Hamphire. Hamphire Place, Hamphire Residence, 2Hamphire or Hampshire Park?

In terms of location, Marc definitely wins over Hampshire. Marc is within a very short walking distance to Petronas Twin Towers. But most condominiums in Hampshire have better finishes compared to Marc. Because of lots of supply, you can see a high vacancy rate in Hampshire area. I think the prices now are 900-1000 psf for Marc and 750-850psf for Hampshire.

Personally Hampshire's loc better. Its still walkable to ammenities but does not have the NOISE problems that currently haunts Marc's tenants

Expatriates in my organisation prefer Marc because of smaller units and near amenities. You may find some cheap units in Hampshire, but rental is poor.

No negative feedbacks from your work mates about the heavy bass from the nearby drinking holes ???

HR rental is more expensive or Marc?

thanxx for the feedbacks. Im refering to Hamshire Residencehe layout and parking lots are not so cramp compared to 2 Hamshire. Just got some reply from agents and the price for HR are now RM870 persft onwards for the lower floor. Has gone up a bit within the last few months. Smallest units are 753 sft.
Oh thanx for informing about the vacancy rate though. Its a bit worrying. For the price of about RM660K, it seems can rent out for RM3500 for the studio unit Fully furnish. how much can rental fetch in Marc? But true, not many people stay.

I can understand if most expatriates prefer the location of Marc as its nearer to KLCC and Pavillion. Some agents said that the areas that will be 'lively' now will be those nearer towards pavillion. I think its far to walk to KLCC from Hamshire but there are lots of shops nearby hamshire. Also, the price on the other side (Nikko and KLCC side tend to go up higher than those on the opposite side of the road(hamshire, meritz etc). AM i correct , just from what I heard.

I like the location of Marc but wonder if anyone complains about the layout at the lif lobby of each floor, theres no air well and it looks like a walking into a cold hotel. I dont know, I really like the location but i think nobody can hear if anyone scream for help there. What about Glomac Tower beside Marc, are the service residence up for registration or has been sold? Anyone knows how much are they selling it for?

I also saw Fairlane residence, they have 500 sft unit selling for 500K. Is it easier to rent out there?

If KLCC properties hard to rent out, should I just buy 2 condos in PJ instead ? but if price go up in KLCC area, then I will be frust ..how errr

actually Rachel, mind sharing with us your investment plan?

Actually, the more I survey and valuate, the more confuse and stress up I become. So many choices, but seems like all the prices has gone up. Ive compared some areas in Bdr Puteri, Bdr Kinrara, Desa Park City, KLCC area, Mont Kiara , Hartamas and Pj area and all have increased since the past one year.

I bought 2 condos in 2007 and a house in 2008. I rented out one. The house has gone up a bit so I might just leave it a few more months before selling it off. Last year I surveyed Marc residence, Stonor and 2 Hamsphire and was about to buy Marc at RM1050 per sft, but held back coz wast too sure about the layout and the density (I thought 600 units was a bit crowded) . Anyway, after that, the share market kind of collapsed and everyone were waiting for the share market and property market to collapse further before making any purchase..and so I waited and went overseas for sometime..and when I came back...here I am....found that the price has all gone back up due to cement and raw material price increase (from what I heard) . KLCC and Mont Kiara area seem to be hardest hit and bouncing back...but other areas and landed property didnt seem to go down much at all. In fact all the new launch are still quite high.

A few which I think I might have missed out and could have bought when it was lower was Changkat View, Waldorf, Ken 2 etc.

I think I want to be able to retire early and just sit back collecting rental...( I know it sounds a bit immature and risky to just jump in ...thats why Im getting so confuse trying to figure out which property to buy now).

For long term , I am looking for rental yield condo. I should be able to cover for months or so without occupancy.

At the same time, Im also looking for capital gain ..so wondering which landed property or condo launch is worth buying now.

Then at the same time...since Im selling off my current house...Im also looking for another house that still has potential for price increase to buy and stay first.

My head feels very pain after all these thinking and thinking. gosh

oh and I also missed out on shoplots...one was selling for rm900k in shah alam just last year and now its 1.4m. I went to search a few areas...but its all high now. Bandar puteri are selling at RM2.85 but renting out only 12k. then the one beside giant is 1.4 but its below the road ' bridge'....seems not good and only not so nice units left. Some guy analysed and said its not good 'feng shui' there, I dont know. I mean before this, I never believe in Feng shui,...but then this guy has been analysing areas and situation for years...and all his sayings so far has been very acurate. So I thought if I like a place, then usually I get him to confirm the place if its good feng shui! hehehe.



This post has been edited by rachel23: Sep 23 2009, 06:37 PM

Check PM.

oh oh and I dont quite trust my own judgement, so will be great to have feedbacks. Im not even sure which is a better investment , buying 2 condos that are between 250 - 330k in PJ or buying one thats around 700k - 850K in KL?

Then for own stay and investment, is it better to get a RM470 old house in ss2/ taman megah/ sea park OR a new RM550 - RM600k house in puchong?

wOw, by looking at the investment amount you are venturing, you should have experience real estate agents working for you... advising what's the best options available...

If you are looking for rental returns & capital gain, shoplots are the way to go...You can still get a double storey shoplot for 500k-800k around Klang Valley. You can always buy a double storey shoplot for RM500-650k & a PJ condo for 200-250k for your own stay.

[quote=Joink,Sep 23 2009, 08:47 PM]
If you are looking for rental returns & capital gain, shoplots are the way to go...You can still get a double storey shoplot for 500k-800k around Klang Valley. You can always buy a double storey shoplot for RM500-650k & a PJ condo for 200-250k for your own stay.

[/quot
yes la good idea. where to find shop lots for that price leh

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Added on September 23, 2009, 9:24 pm[quote=kiddo,Sep 23 2009, 07:33 PM]
wOw, by looking at the investment amount you are venturing, you should have experience real estate agents working for you... advising what's the best options available...

[/quote]

its small only actually..coz will be on loan 90 percent

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Added on September 23, 2009, 9:26 pmhmmm..how come when I quote it didnt come out in a box up like all of yours did. strange

This post has been edited by rachel23: Sep 23 2009, 09:26 PM

You can do a search in iproperty. Still got some in Cheras, Sri Kembangan, Ampang, Putra Height, Kota Kemuning, etc...

But frankly, it is quite difficult to find one with growth potential. You will need to be very patient if you want a good one.

If you are going to buy from the secondary market & gunning for freehold, get one that is tenanted for 6%. If the area got growth potential, 4-5% will do. If you are going for leasehold, get one that is tenanted for 7-8%.

You can also consider retail lots or ground floor strata shoplots.

ooo very wise. okie I shall survey for that and reveal my findings here.

wah Rachel, from studio's to condo's, landed and shoplots oso all you want......u r 1 scary investor.....

On a serious note, seems like you have a sizable budget range so I echo Joink and think u should waste no time n look at no other than commercials ( prime office lots, retail or shoplots ). It should cover your yields requirements and cap gains prospects.

but must have long term investment horizon lah.....

[quote=Pai,Sep 24 2009, 02:40 AM]
wah Rachel, from studio's to condo's, landed and shoplots oso all you want......u r 1 scary investor.....

On a serious note, seems like you have a sizable budget range so I echo Joink and think u should waste no time n look at no other than commercials ( prime office lots, retail or shoplots ). It should cover your yields requirements and cap gains prospects.

but must have long term investment horizon lah.....

[/quote


how wise . true true. better look for a good shoplot. But so hard to find one thats still not pricey and have substantial growth potential. Any leads? I shall search around a bit. Thanxxxxxxx

Best offer I've had to date was a completed lot in BPP going for 1.1mil, with rental around 6k. The rest all around 5% yield.

Joink will be able to give a better advise on this subject( i've yet to invest in one). Make sure u belanja him makan lah

Is the shop at the area of the 22x75 3 storey, next to Puteri Mart?

Not sure but the tenant was LOREAL.

If it is at that area, RM 1.1 mil is about 10-15% below market price.

This unit sold long time ago oredi leh!....yield so, so only...

sold oredi ah?? bpp nice area.

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Added on September 24, 2009, 3:29 pmyup yippie but

gone liau er the unit?

This post has been edited by rachel23: Sep 24 2009, 03:29 PM

er..not really ler....still very new to commercial properties plus have not been actively looking into commercial prop for quite sometime now. Hence my information might be lagging behind but I can try...It all on your budget, leasehold or freehold, holding power......

This post has been edited by Joink: Sep 24 2009, 06:58 PM

eer..the lower the better loo, wah if got like what brother Pai mentioned, 1m, rental 6k , f/h..nice lo......tenanted the better loooo..can hold maybe a yr or two , but hair might drop heavily looo.....

That will be 7% returns for a freehold prop. It will be very difficult to find in the current market since it is freehold... you can try Subang Jaya, USJ, Puchong, Kota Kemuning, Bukit Jelutong side....or old KL shoplots

Got a text from one of the agent about 2 weeks back. 4 storey kampung pandan (personally I don't like 4 storey or more). Selling for 1.1mil. Rental about 6-7k. KP area should be leasehold. If you are interested, you can try calling him at 012-6526855.... I did not check it out as I am not too keen on leasehold shoplots.

For the 22x75 3 storey shop lots in BPP, the launching price was RM 8xxK, and then raised slowly up to RM 1.1 mil for some units (I am talking about intermediate units), depending on which rows the shop is.

In long run, I think it will be quite a good investment. However, IMHO, IOI has built too many shops in BPP in recent years. Hence, the capital appreciation is rather low as compared to some other areas.

4 storey Im also not so keen..unless its in an area where can build motel or something I think. Kota Kemuning KUCC Im not sure if still alright to buy , 2 sty at 8ook. Dev price was only 500k. up so much liau. Dont know how the area will fare later...nobody yet

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Added on September 24, 2009, 9:24 pmmaybe at some point might still pop up unit for sale. Where is it actually? Is it further inside bandar puteri?


This post has been edited by rachel23: Sep 24 2009, 09:24 PM

Kota Kemuning KUCC already 800K? An agent called me several months ago and told me the price was RM 700K or so.


There are still sub-sales unit available for the BPP 22x75. It is next to Puteri Mart and the BPP Badminton Hall. I reckon the price is RM 1.25 mil or thereabout for the intermediate units.

Don't u think BPP is oversupply at the moment?

I said so in my previous 2 postings.

yes u did. miss that.

yalooo...last few months and this month many properties went up i think...cos the last few months also I was told Hamsphire residence can get for RM700-770 psft ,,and kota kemuning was 650K beginning january or feb...then now Hamshire is around RM870 - 900 psft and kota kemuning is around 800-850K wor and the 3 storey is 1.4 m now ...sigh@@

At this point in time, tenants complaint more about noise from the contruction works at Glomac Tower and Fraser Serviced Suites.

Marc is still not too bad, compared to Idaman Residence which is along the bustling drinking street at Jalan P Ramlee.


Being a newer condominium, HR's facilities and finishes are better than Marc. Marc could fetch a higher rental, in terms of psf basis. It was RM6 psf/month for Marc vs RM5 psf/month for Hampshire Residence. The survey was done in Q1, but I don't think there is significant change to the rental rate now although selling price has moved upwards a bit.


Most of the potential buyers were just like you, adopting a "wait and see" attitude early this year. A lot of people might be disappointed because there were no fire sales and the price has gradually recovered in fact. You might have missed the boat, BUT it is still not too late before a potential price hike next year, in tandem with better economic outlook.

Btw, where to get a RM1.4 mil 4-storey shop near Giant at Bandar Puteri Puchong? Were you referring to the newly launched 3-storey shop next to Giant? As far as I know, the best units (4-storey shop-offices) directly facing Giant have been sold out or reserved by IOI. The 3-storey shops are located in the inner side of this new launch, which do not enjoy good visibility from Giant and the main raod of Bandar Puteri Puchong.


Bandar Puteri Puchong is one of the most thriving area and thus has always been in my investment radar.

Except the 1st row of the 3-storey shops directly facing the wet market which are doing quite well, the rest (especially inner side) are struggling but there are no distressed sales. However, if you can get a unit below the market value, you are lucky then!

thanks and its very informative. Btw, is the RM6psf on Marc is based on asking price or the actual rental price? Last I heard Marc is doing RM2800 for a 5++sqf studio, so that brings rentals to less than RM5psf......

All rates were asking rentals. Btw, the rental rates depend very much on facing. Those facing Glomac Tower and Fraser Serviced Suites couldn't fetch good rental. Good units in Marc are those (balcony) facing OneKL/Mandarin Oriental Hotel and Kirana/Ascott Serviced Apartment.

Not really, the best tenanted row would be the row facing the main road (the same road as per the badminton hall).

Eh...I thought it should be the 1st front row (from the junction till the small lane before the big Chinese restaurant) directly facing wet market, where "Kung Fu Bat Kut Teh" is situated. This only involves a few units. Other shops facing the vacant land next to the wet market are dead. I went there to survey many times, but still couldn't find a unit under fire sale. Selling price for those particular units is about 1.5 mil vs. the row facing the main road you mentioned at 1.2 mil.

Anyhow, with 2 proposed LRT stations around Bandar Puteri Puchong area, there is much potential for the shops there. Do you guys think there will be so many LRT stations since most of them are located very close to each other (Tesco - Rakan Muda Complex - Tractor)?

We should discuss this in Bandar Puteri Puchong thread instead. This topic should be "exclusive" for Marc Residence vs. Hampshire Residence.

Is the row facing the main road asking for RM 1.2 mil? I did asked several times before and the price told was RM 1.4 mil and above. That was 6 months ago. Even the real estate agent told me that the row facing main row is the hottest. So are the businesses there. The Kung Fu Bak Kut Teh row is much quieter.

The back row (facing Puteri 6 housing area) are mainly occupied by offices which I think it is good. BPP needs more offices there rather than pure eateries.

Fire sale, I haven't seen any either. But, what is your definition for fire sale? RM 800K?

If I come across a deal where the buyer is eager to cash out (because of financial problem and not fengshui matter) and willing to dispose off at 20% lower than current market value, then I may consider it.

huh? bandar puteri new thread ah? I also want to jump there if open new thread. I think now I also dun wan HR liau

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Added on September 27, 2009, 12:24 amyeah..the newly launch that one. I didnt check which unit liau cos my friend say below the bridge he cant guarantee that 'feng shui' is good for tenants...so he said if business not good...then hard to rent out later. He say feng shui not good ....maybe I shouldnt fully consider feng shui, maybe the front row will be good opp giant...hmm....
but nvm lah...I think I will look for cheap and good feng shui one

This post has been edited by rachel23: Sep 27 2009, 12:24 AM

There is an existing thread on Bandar Puteri Puchong.

If I am not mistaken, the front row of new shops facing Giant have been either sold out or reserved by IOI itself.

Here us the thread.

http://forum.lowyat.net/index.php?showtopi...&#entry28869401