Dear everybody..normally use this Lowyat to buy things..but this time need advice from you guys.
Kindly refer to info below :

Address: Denai Alam, Shah Alam (Carina Phase B8)
Property Type: 2-sty Terrace/Link
Tenure: Freehold
Land Area : 22' X 65'
Built Up: 1,635 sq.ft.
Status: Completed With CF
Type : Corner (not sure how big)
Price : 565K from developer (Sime Darby)

Question :
1. Good or perhaps reasonable for a price from developer?
2. The salesperson from Sdarby advice me to buy within this year, if not i need to pay for some tax (i dont know what izit) izit true? what tax?
3. Read somewhere via internet saying that property under Sdarby normally are overprice..izit true? i'm really concern about this. I'm okay to buy if is the right price.
4. can i ask for a discount from developer? izit a fix price? bcos if a subsale, for sure we can ask for discount rite?
5. the salesperson also told me for this particular completed unit, i'm not entitle to get 7% bumiputra discount as the quota for bumis already full.

Kindly advice me as i'm so so so naive bout buying house..my first time..already do all the readings via internet..but still nee everybody opinion.. thanks you!!

Regards,
hakeem

565 from developer for 22x65 sound to me a bit expensive, as 22x80 corner about 580 to 600, why not go far big area?

5. the salesperson also told me for this particular completed unit, i'm not entitle to get 7% bumiputra discount as the quota for bumis already full.


i never heard this before...

The township itself its very good, i bought a 22x80 unit back in 08, may be you need to look for other agent rather then buy direct from developer,

Anyone went for the balloting for Phase 12 today? I "won" a house with add #28 and it costs RM565k. 22x75 house, expected to complete within 2 years. Prob is I will only start work in August and my gf has been working for almost a year already and we plan to put our name together in the S&P. We're still very new to properties.

Do you guys think this is still a good place to invest? Coz we were browsing iproperty and we saw people selling their houses at 450-510k, which is even lower than what we're paying for the new development.
We still have one week before signing the S&P.

This post has been edited by Makakeke: May 22 2010, 02:43 PM

Currently on Market,

22x80 Facing Garden around 450k
22x75 just completed 500k to 520k


why pay more and wait?

just my opinion

i feel bukit jelutong is a better buy
22x75 can get abt rm450k.... older houses compared to denai alam but location is better

also, sunrise will be having a huge project there which is a value add for the community.

didnt know Denai Alam is so popular these days, some more need to ballot!

personally I'm not a great fan of Denai Alam, find its price is at the high side, furthermore, toll is unavoidable if u want to reach home fast!

I would put my cash onto some older projects in Bukit Jelutong given its prime address.. otherwise, KK is another area u may wanna consider...

before we even move on, let's decide whether the new place u r going to invest (for own stay) is far from ur current workplace or not...

new launch today Mulberry superlinks. looks really gooood.

how is the response for the mulberry launch?

not sure but its friggin expensive

buy Denai Alam - the nearest MRT will be at Kota Damansara, about 5 km from Denai Alam ..

1. Abit expensive, but from current BBB mode, i guess its normal. every developer up their prices.
2. What tax he trying to say? have u ask him properly?
3. yes, property of simedarby, same like sunway. sometimes its abit pricey.
4. Someone told me, there is ACTUALLY NO FIXED PRICE for property, u can always nego to get good price. However im not sure whether its true or not, she quite succesful with numbers of property..so i dont think she bluffing me.
5. Yes, if d quota for bumi full, u are not entitled 2. Usually around 10-20% is bumi quota, so if d quota is full, why the developer want to give discount to you, they rather to sell more expensive to u right?

your welcome

Sime Darby Property Berhad
http://www.simedarbyproperty.com/property/...ry_brochure.pdf

Denai Alam (Phase J11)
2 Storey Superlink House (RM672,000 - RM1,258,000)

Whole Tenure: BLR - 2.30%
3 yrs lock-in from first drawdown
MRTA/MLTA (Optional)

PM me for further inquiry for loan only!

at 565 you can get a semi-d at subang bestari township under WHB. but its leasehold

There is a preview from 29th April - 1st May for Denai Alam's first Semi-Dee Houses.

I suppose Sime Darby will now start high end properties in DA.

I think this is a similar pattern done for Seri Pilmoor at Ara Damansara, The Glades at PH and Bukit Jelutong.

I have visited the location twice and found the price to be a little stiff.

Is DA ready for high end properties now and what will be the indicative prices?

This post has been edited by New Klang: Apr 20 2011, 11:10 PM

if not mistaken, these smd and bungalows will be the last phases of d alam. some will be gng, i think - very rare for sime.
sime will take the chance to price high, no doubt.
locationwise... agree, not favorable as it is.
perhaps when elmina-lagung(?) gets underway, people will see the area differently.

Denai alam is abit pricey. High concentration of malay. Opt for KK or Bandar Putri.

i think bandar puteri is different product from denai alam and kk. it's a lot cheaper... personally like kk the most

if you like and frequent southern shah alam, kesas: kk-rimau-bpk-a impian better.
if you like and frequent northern shah alam, nkve: puncak alam-denai alam-setia alam will be preferred.
choices for all needs!

This post has been edited by AVFAN: Jul 24 2011, 03:15 PM

[For Loan Only]
Denai Alam (Phase J13)
2 Storey Semi-D (RM1,595,000 - RM2,065,000)
Developer: Sime Darby Property Berhad

Whole Tenure: BLR - 2.40%
3 yrs lock-in from first drawdown
MRTA/MLTA (Optional)
(promotion until 31/07/2011)

PM me for further inquiry for loan only!

Viewed a couple of units @ Denai Alam over the weekend. Serista, Verdania, Opulenia & Lestaria....the designs are not bad actually. Met 2 friends who are staying at the initial launched projects & they have given very positive feedback on the area & the units itself....

Contemplating to make an offer for one of the sub-sale units now....

sub sale serista intermediate 630k, worth buying?

I was initially very interested with Serista's design but found the layout to be quite small. The outlook of Serista definitely stands out compared to the others....but at the current rate bear in mind that Denai Alam's pricing is shooting upwards....if I'm not mistaken the opening sale price was around the 350k-400k region but look at it now....Appreciation is definitely there I think...

what plot size, builtup and age is this type?

630K might be the Intermediate unit I guess. CF just out a couple of months back. You can see some people already starting to do renovation works on the brand new unit already.

http://www.simedarbyproperty.com/property_...ef-ee53f1332602

Maple 3 storey super link launching tomorrow. We will know whether it is still BBB??

Price starts from RM1,022,888.00 for Phase 1 & RM1,102,888.00 for Phase 2.....

still cheaper than Setia Alam's G&G, Duta Villa 3 storey link house... 26x82 selling at RM1.6M

...and the kick on the gum is that Maple Terrace is 30' x 80'.....way bigger than Duta Villa

This is not G and G right? Do you know what is the built up like? 4000sf?

G&G am not too sure mate....one of Sime Darby's salesperson contacted me to invite for the sales launching....

Great. Don't forget to update us if u are going.

they just sms me only to Go...

No worries....will try digging for more from the Sales Person...

So whats your take on Denai Alam? Worth to go for?

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Added on August 18, 2011, 9:28 pmThat's if you've registered at SD's website....I got a call directly because I know the Salesperson....have dealed with him before

This post has been edited by Xai-V-iaX: Aug 18 2011, 09:28 PM

Bro, have no idea about the area. Haven't been there. Just until bukit jelutong only. Depend on the price, product design and whether it is g&g. If about same price psf previous DRB glenmarie launch, I think DRB glenmarie would be better buy. you have been study this area for some times. What is ur tot ?

Well...for me I feel it has really good potential.....Yes, I agree with you that those who bought during the Guthrie era hit Jackpot because of the price appreciation...BUT there's one thing that needs to be considered, the quality of the house in terms of its finishing & fittings are better after Sime Darby took over Guthrie...

I have thus far viewed most of the houses there (the older Guthrie units & the newer Sime Darby units) and I can say that there's definitely improvements and upgrades.

The potential around the Denai Alam area is also very bright as MAH SING's Star Avenue Business Park is just a mere 5mins away....and add another 5mins+ and you have the RRI Project....

Only downside or rather disappointment is that most of its Project Clusters are only GUARDED but not GATED....but looking at Sime Darby trying to promote the Denai concept - GATED would not fit the bill that well too....

duta villa setialam 3s 26x82 bu 4500sqft, strata title, gng, clubhouse with pool, hilltop, 100+ units, 85% sold to date.

maple terrace denai alam 3s 30x80, bu?
think not gng (only last phase some smd and bungalwos gng), no club, inidividual title.
intereresting to see how it will sell.

diff concept, diff location - choice for buyers!

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Added on August 18, 2011, 10:55 pm
it is a few km from bjelutong, along guthrie e'way, quite different location i liken denai alam much to alam impian on the other side.
at this time, no schools, no shops, just houses.


This post has been edited by AVFAN: Aug 18 2011, 10:55 PM

AGREED...but I think the future prospect is definitely there for DENAI ALAM....

i think so too. however, the current picture isn't that rosy as far as what one can see now:
.denai alam was started 6-7 years ago. now still no shops no schools, dependent on bjelutong and rest of shah alam
.sime's plan for eltina-lagung nearvy has been talked about for at least 3 yrs, nothing seen at all till now.
.sales of new houses have been good, but you can drive to take a look at the occupancy rate - low
.little or no news/reports of subsale pirces, really no idea if investors made money or just holding paper gain?

Well....apparently the whole DENAI ALAM project is at its 30-40% level now according to an SIME's insider who's into the project's development team...So I guess YEA - it does look rather empty for now....

have to agree that Guthrie set a pretty good standard on their built quality at Bkt Jelutong... The early phases of Denai Alam was
one of the house i went 2 years back was still using parquet on the 1st floor, not to mention low ceiling and the ground floor floor tiles look like they got it from a toilet...
that made me take up Setia Alam instead... Haven't been to Denai Alam since then, now seems that their house look better...

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Added on August 19, 2011, 8:14 amthere's a cemetary right? A small one before entering Denai Alam from GCE?

This post has been edited by kenji1903: Aug 19 2011, 08:14 AM

Yup..that cemetery borders DENAI ALAM & KAYANGAN HEIGHTS if I'm not mistaken....but it will not be visible once the whole Mulberry Grove & Maple Terrace projects are completed....(from the earlier constructed units that is)...for now, the cemetery is visible because the land is flat & emptied....tho it is quite at distance....

I went there once .. high ground, air pollution is very low and quiet place. But, no public amenities around. Actually is quite convenient to go Kota Damansara, but the road condition is not very encouraging as there are too many big lorries using the same road and also if you use Guthrie I think need to pay 2 tolls. Anyway, I'm looking forward to this place as well, I thing to note is that price of the houses in DA is not cheap anymore.. going up and up..

Very true on the pricing....the appreciation for the prices have indeed very encouraging and the access roads for Denai Alam are also at par easily accessible. GCE, LDP via Kota Damansara and LDP via Jln Sg Buloh....also through MRR2 via Jln Kepong/Jln Sg Buloh....

How was the launch? Sold out aledi ?

Didn't see many stickers put up today though ... ... probably like 10 units or so having stickers?

At least got a few stickers, I think the BBB mode will slowdown abit after the recent stock market depreciation. All the best to Sime.

not surprised.
non-g&g, no clubhouse = non-exclusive, just a large link house.
not so easy to sell higher 1m and above. if g&g w/club, 1.5m will probably still sell ok.
sime is one dev that seems not to like to do full g&g, seems to happy with just building houses, not "developing"!

True enough....for that kinda pricing the nominal facility requirements are not met....

sime should start to revise their strategy.be more innovative and give more value to their property.buyers nowadays are knowledgeable and more selective esp young generation.change b4 it too late.

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Added on August 21, 2011, 12:02 am sime should start to revise their strategy.be more innovative and give more value to their property.buyers nowadays are knowledgeable and more selective esp young generation.change b4 it too late.


This post has been edited by mfnmr: Aug 21 2011, 12:02 AM

Sime is trying to use the old strategy that I believe is very hard to work because the younger generations are smarter & due to the overflowing options in the market, there will always be options. Take a look at putra heights, almost 10 yrs already, still crawling at development only. Lucky now MCT utilize the bucket cermin (at the entrance of PH) else it will just be the same PH since it started.

slime darbi is losing its magical touch after they got the ex BMW car salesman to helm the property arm.....over the last 10yrs, SD lost mkt share to the new kids like TMS, SPS, etc. They even lost the no.1 position to SPS and UEMland.......

now the ex car salesman is gone and i still do not see any change in the strategy and direction

my two sen. bougt opulenia 3 yrs back. it was 430 then. now ppl asking me for 710k. just put down payment for maple terrace pagi tadi. looks promising. i am sold ady. paid ady. heheh fingers crossed!

How much you got the Maple Terrace for....? I was close in getting Opulenia too but decided not to at the end....

Congrats on the purchase. May I know what is the reason that keeps u buying at the same place?

Yea do share with us on your returning purchase at Denai Alam.

I was there today for survey, the area for development is huge & second phase will be open for sale real soon for maple terrace. Worth buying now or worth waiting still ?

I would say now...waiting is just going to see an hiked up price...

Let's keep this post as a record.. I got a unit of the Fern at 554K. Let's see in two years time what would be the price I can fetch if I decide to sell.

The only reason I bought it was I like it being away from the city, close proximity to K.Damansara. The trunk road to KD will be elevated/expanded which apparently is an approved project?

The cemetery is not noticeable actually if you don't pay enough attention. I certainly didn't notice it when I go via the KD trunk road and do my Fern's site visit.

Hello future neighbor - fellow FERN LANE buyer here as well...

Hahaha. Cool ! KIV pls. Few mths back there was an agent called asking if I have intention to sell..they will price it at 780K at least.. A shocker and told them 'no, not for sell!'.

Fern Lane is already going for between RM700-RM750K now for intermediate units in the subsale market. Corner, I know of a fellow buyer who's letting it go at RM1.4M...

A word of caution though.. Sime Darby doesn's pay much attention to their township development. What they do is they built and sell sell sell.. Just like Putra Heights, they dont even have the slightest intention to promote or help the tenants to rent out the shops at the commercial centre. It was abandoned almost 3 yrs plus. I can say early of 2011 only there is some slight increase of tenant. It's really a inconvenience to the residence of PH. Hope it will not happen to DA. Btw, I'm not sure if other developer is the same..

This post has been edited by Jenn77: Sep 12 2011, 08:52 AM

Something for due consideration...

I'm not here to discredit any developer, but when I'm saying commercial centre abandoned 3 yrs plus is means the time when I started to shift in to PH, excluding the time when it was first established. Its really sad.

may i ask if this project is gated?
saw maple it says single entry, does it mean they fence it up?

So you're an SD purchaser as well.....Thanks for the header...

a very valid comment. besides ph and da, bandar bukit raja in meru also suffers from the same thing.
after 7-8 yrs, there is hardly any commercial activity. hardware yes, but very very few operators.

Yeap agree, the so called taipan 2 also like mati mati. Giant there, doesnt have much human traffic. tenants move in n out noticeably. dominos, 99 speedmart seems to be doing ok..

Yeah another disappointed PH residents. Now SD die die also push their The Glades out although there seems to be a slightly slow economy and 'property bubble' issue. To add salt to the wound.. do not know why suddenly MCT (another developer who bought over the land @ Bkt. Cermin) stop working on the hills, all machinery gone & site office also closed . Anyway if you're looking for own stay then PH is not la.. not totally ghost town. If the new LRT really materialized then I think PH will definitely bloom, BUT we are looking at another 5-10 yrs, again.

I was hunting for a house around April this year and went to PH for surveying. When I see the price and the surrounding, I run immediately.

...thus, what is your projection for Denai Alam then....?

been there 3 times in the last 5 yrs. last visit 6m ago.
just my view:
da is fine for own stay - more for those who can accept little commercial, rely on bj or rest of shah alam.
and there are many people who fit, to get away from the traffic and noise.
cap appreciation is there, just can't get much info on subsale transcations, so really dun know enuf.
while new ones get snapped up quick, may be slow when selling.
for the whole area, majority buying with 7% discount, so subsale pricing may be a little tricky.
if a few forummers here can share their recent subsale details, the picture will be clearer.

Thanks for your insight opinion mate....

Anybody knows the price psf for the latest Maple Terrace?

found out more information on this, start from 1.02m +-
big turnoff is not gated...single entry, so what
stupid lazy developer...gated it also like so freaking hard....
house price is RM1mil, basic thing cannot do
90% pple want landed to be gated with to limit access

classic example of trying to sell things that customer do not desire

This post has been edited by yoki: Sep 14 2011, 10:39 AM

The price is from 1,080,000.

Not gated which is a big letoff considering such a steep price we pay. Furthermore im not a fans of Sime Darby too as the workmanship is nothing to shout about and the only success story they have up to date is only USJ Taipan which the rest is a dead project.

can someone post up RM/psf instead? tks.

i'm not aware of the activities @ hill area, all da while, i tot they left it for the soil to settle.
Yeah, PH is not bad la. location wise, quite ok, access to puchong (toll, possible to skip aso), USJ and shah alam area.
Just that biz n activities could be better.

Yeap, i agree on the questionable workmanship quality. My area, Section 10/1, master toilet leaking to car porch around 5yrs after usage, parquet floor keeps on popping out and the irritating car porch, just dump soil and place loose bricks, and after a while many uneven patches sinking down.
and not to forget, irritating burning activities @ bkt lanchong..unhealthy air @ most of the time

This post has been edited by kucingfight: Sep 16 2011, 09:24 PM

for >1m and not gated... really a big turnoff

I totally agree with all of you. I love DA personally due to it is a peaceful area, but SD is like what u say, they want develop house only and don't care about all residential, nothing there except house & house. I had went there many time since last two year, nothing improve but only price up to sky high.

Finally I choose Rawang as my first choice. The Anggun project from Hong Bee Land are successful due to Jusco are just in walking distance, Semi-D with Gated & Guarded are only RM 600,000 from developed, now subsale is about RM 850000. If I plan to get one more unit as investment, definately I will look into their coming project - Anggun 3.

Please refer to : http://hongbeeland.com




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Great buy! I see alot of good quality clay bricks, nice overall layout too. SD has stopped work at the clubhouse at the glades. I think they focus on building up the bungalow now. I dont see a good response to their sales as well.

they recently launched the 2nd phase right? Still have available unit?

You're referring to the Anggun project at Rawang....?

I don think they still have available unit from developer because this project already one year ago. The coming launch is Anggun 3, the estimate price will be about 900k or 1Mil, now even RM 850K to buy Anggun subsale also very limited unit, because eveyone want to hold it until new launch of Anggun 3.

Please refer to link below :

http://www.realestate.net.my/forum/viewtop...er=asc&start=50

I'm refering to Maple Tarrace, any idea ?

Maple Terrace - there are still a few more units left. You can check out their Sales Gallery @ Denai Alam

i just relieased...denai alam also not cheap any more........
some more not gated one.........

YEs, Sime will not take the hassle to do all the time to do gated, unless u pay a heavy premium for it.

Mah Sing project always provide G & G, price also reasonable, why Sime Darby just can't do it

Just look who lead Sime then you know..

what are you insinuating, Jenn?

Well.....different Developers have different ways of managing & planning....

developer like sime and i&p are the privilleaged developer
prime land, drops their lap, built anything sell or not, it is ok one
no need to think of what market desire, ignorant, best of all, survival is not a question

developer like SP Setia, Mah Sing, YTL, got to bid and fight for land bank
always think need to think innovatively to entice buyer, add value and etc
they knows very well, if their project dun sell...doomed