u r right - bubbles r forming....but IMHO - only selectively.

if u take ss2 as an example - only selective developments like this 5 stones, or 8 pebbles, or 12 marbles or whatever it's called is going tru the roof.

And euphoric investors, or speculators if u like, or pushing the price to 600 psf and beyond.

but there are opportunities that r overlooked. That's what I love about 95% of the crowd chasing all these "hot developments"

My suggestion: look deeper around the ss2 area - plenty of boring places in great locations that is still deeply undervalued.

cheers.

Mind to share where is it? condo or landed? Most proprties in KL/PJ syrocket in past 6 months alone..

For me, I need a balance of both condo's and landed prop's in my portfolio. There r various optimal reasons for this, but story for dif day.

At this jucture, I am only looking for landed prop's in key areas in PJ like d'sara.

Sure, my friend - I will give u one example.

Take a DSLH in ss 2/93 - 24 x 80 - let me know the psf - and compare it to this 5 pebbles or marbles. U will find that bargains still exist at < 300 psft for a landed property

Yes, some of these DSLH are old. It's so disgusting sometimes..... No facilities like a beautiful condo.

And that is the sentiment I am counting on.

When the 95% of d crowd finally realise that landed prime properties in PJ is getting scarce n undervalued, then prices of good old fashioned boring will go up.

Just my 2 cents.

I do not know about SS2 but Damansara Jaya/DU/D KIM/bandar utama all have appreciated tremendously over past 6 months. I am assuming that ss2 landed have also appreciated. Don't tell me they are still at 6 months ago prices?

Of course all those areas have appreciated!

But We are talking about it in terms of relativity to areas like your 5 pebbles! To be speficic, we are talking about it being undervalued COMPARED to areas like 5 pebbles. Not necessarily on appreciation rates

I invest in DJ. Since u study that area, show me one basic DSLH that comes close to 400 psft. You'd be hard pressed to even find one at 350 psft.

Hmnnm, i shouldn't be saying too much huh? ok - peace dude.

Security is the keyword here. Sure you can find bargains deep inside SS2, as a matter of fact you could even buy 10 DSL houses compare to 1 unit at Five Stones. But because there isn't any development offering the same features as Five Stones within SS2, this to me that presents an opportunity, for investors or home owners a like.

This post has been edited by urb7: Jun 15 2010, 11:01 PM

Sure - Security is a key issue.

That's also the most fantastic sentiment that I'm counting on from the masses! Yahoo!

LAND is the key issue here. It's a natural evolution. People will tend to upgrade or evolve from smaller units / condo's to landed properties.

Don't nit pick - I am not saying that people will migrate from 5 pebbles to a DSLH. But as a general principle of evolution

In the long run - that's why SUSTAINABLE capital appreciation will always be there for a DSLH or landed props in PRIME AREAS

Oh - and speaking of security - TTDI is a superbly affluent area no? Guess what? It has more break-in's per month compared to ss2. Stats can be verified via the TTDIROA. I guess TTDI prices will fall very soon, huh?

I miss this forum. been a long time since I was here. The debate is kinda fun.

This post has been edited by Phoeni_142: Jun 15 2010, 11:12 PM

Which sentiment are you counting on? Security or land? Because break-ins in SS2 are less than TTDI, so SS2 DSLs are better bet in the future?

Yes, it's true people tend to upgrade after staying in condo due to size, but Five Stones only offers units that are large enough to be your normal DSL's size, but with proper security and environment.

This post has been edited by urb7: Jun 15 2010, 11:27 PM

kekekeke, cute comeback.

Security is important - but an overplayed sentiment. Many people hike up prices to 600 psft due to the fact that security is a prominent trait, no? You yourself said that it's such a "unique opportunity".

I am relating this sentiment to affluent places like TTDI - where security leaves much to be desired sometimes. Do u see prices falling?

Overtime, affluent landed areas will show sustainable capital appreciation. You made a decently good point. To be fair, 5 stones has its own unique niche market, and I take note of the gargantuan size

However, I am talking about the MAJORITY of upgraders / affluent segments that are looking at upgrading to larger areas. To me, (just talking about ss2 now) - the landed areas present a more undervalued and interesting value proposition.

So tell me - have u invested in 5 stones? If yes - why exactly? And are u doing it for own stay or purely for investment? What other areas did u consider, and why did u settle for this? (if u did)

Why are you equating TTDI DSLs with ss2 DSLs when these 2 are two different products altogether? Prices goign up in TTDI doesn't mean SS2 ones will appreciate as much. And if these majority upgraders or affluent segments looking to upgrade to larger areas, will they still go for the old SS2?

I can tell you that security is NOT an overplayed sentiment. As a matter of fact, I know of a one fellow buyer whose parents are from SS2 and they want his parents to move in with them when Five Stones completes because he wants to give the comfort of security.

Also look around SS2, any real gated and guarded community? Nowadays people who are able to afford it would prefer to go for a G+G community.

@sonycamera,
Ain't too impressed with the show unit at Surian Damansara; also it may be the last available condo at MD but there's gonna be a whole bunch when See Hoy Chan start launching theirs; beginning with Bukit Utama 9.

Have to say SDB is one smart dev..........................

@Phoeni_142,
Whilst I agree with you the bubbles are only affecting "selected" developments, but the areas surrounding it will be affected too - it might not increase to that of RM600 psq but overall it would have increased the actual value of the asset.

@urb7,
I'm definitely with you on ur last statement. Given an option, I prefer a proper G+G (something in the likes of Sierramas)!

@Pai,
Ah well.. timing was also right - then again, wouldn't Sam Ling (Desa Park City) be smarter?

This post has been edited by tinkerbel: Jun 16 2010, 10:22 AM

Personally, I feel if Sdb were to launch 5Stones now or at least the phase 2 component, they could be even more aggressive in term of pricing. Whatever one says, Sdb does command some premium due to its branding and proven track record on condo project.

If one likes SS2 area, I think 5Stones is a good choice even at rm500-600psf. But, since almost sold out, got to wait for subsale.

I have the feeling there are more own stay buyer in 5Stones than Ameera. In term of supply demand theory, the subsale prices for 5Stones would not be cheap.....

@sonycamera,
Ah well... like I said it's really timing; in a way, I'm pretty glad I vested into Five Stones but well now got to start saving $ to pay the monthly installments when that starts *siGh*

Timing is one, but Sam Ling isnt selling a commodity, unlike SDB..........diff ball game all together...... DPC as a whole is the only place that offers what it offers today....... hence the premium. Plus at the end of the day, while they make a decent profit of DPC............ fact is its their MD's son pet project and his passion n personal interest will ensure that DPC will succeed in the medium to long term......while SDB is just another developer that put profits before anything else on a small piece of land...........

The best thing about SDB's 5-Stoned play was selling emotions ...... and ppl buy their story at a premium...... but thanks to inflation and limited supply somehow think that prices will hold upon completion altho with limited appreciation that will be in tandem with market sentiments........

@Pai,
It's not just the emotions and story, it's also the concept of the place, in a developed area (ss2).

if one die2 :

1. Stay in SS2 instead of MK, TTDI, DP and Bangsar
2. Highrise instead of proper G&G with facilities
3. Dont mind about lower appreciation or rental yields as it is for own stay

Then yes u r right, it is a good buy.

Those who got in early at 450/sf, which at that time was VERY EXPENSIVE, suddenly seem like they got a good deal cos every other project is selling like 600psf onwards. Westside DPC is fetching 700psf for higher floors. Tropican grande at 600sf almost sold out except those super large ones costing 2-3m

congrats to early buyers

p/s i am not vested

This post has been edited by constant: Jun 16 2010, 11:42 AM

@constant,
Ah well... expensive is relative; looking at the take up rates of the other developments.

The only problem I have with Tropicana Grande (other than $ issue) is that it faces West. That's also the issue I have with WestSide One.