Jan 23 2024, 03:09 AM
QUOTE(waiwai79 @ Dec 21 2023, 09:50 PM)
Over price. Difficult get capital appreciation in future.
KL a lot nice concept condo within RM700 psf.
Its true , the pricing is not going to be for short term flipping banking on capital gains through appreciation. For quick gains look for the hot and speculative developments buoyed by FOMO purchasers or aspirational property investors. KL a lot nice concept condo within RM700 psf.
If you get this area as investment, you are hedging bets that this DA masterplan will blossom in time, maybe over a decade or more, with you betting that this development will grow until there are enough attractive factors to make DA a spot that (maybe) can play DPC's investment game. Esp knowing that DPC will eventually run out of space for new development in a few more years, so perhaps DA can/may fill the void in the decade long run hahaha
Of course when it comes to masterplans and space for growth potential within the vicinity of DA, there is Kiara Bay (but the current developments are commercial strata title and on leasehold land). Closer to KL but sandwiched between MRR2 and Jalan Kepong, only time will tell if the nightmare traffic gridlock here can be fixed. Both roads are already at max capacity with no room for expansion. Kiara Bay has space and the surrounding mature areas of Kepong and Jinjang, so I see it has a potential to become a behemoth masterplan that is successful and close to KL proper. I've viewed the masterplan, and its a lot of supply and density, but spread out over many years
Further down the road there is also Kwasa near Sungai Buloh (where there is a 50:50 mix of undeveloped leasehold and freehold land, if I recall 1,354 is leasehold , and 1,266 freehold, but a large chunk of the full Kwasa area is already surrendered to MRT, DASH and government for infrastructure. And I read only 2,259 acres at Kwasa is available for development, but this 2,259 acres also have to be divvied up between town councils MBPJ and MBSA, so likely the Kwasa will be a patchwork of developers rather than one with a masterplan
Then there is also Damansara Central Park, but if you have visited the site, its going to be more a risk of oversupply as EXSIM needs to maximize ROI and while they play white knight to fix Empire City. There is potential as a " master plan " if done right, but the developments here are for people who don't mind hyper density. Even adjacent ForestHill bungalows is squeezing another two blocks of condo development into this already saturated area. The whole Central Park Damansara area is leasehold and and the D series of condos here are also commercial strata title
There is also available land at the interior of Damansara Perdana, namely the MK land developments (but they seem to not be developing much, and the land is more suitable for low rise and the master plan doesn't seem primed towards township. Access to this area is also hemmed in by the projek sakit Empire Residences. Also land here is also leasehold
DBKL might try to wrest Kampung Sungai Penchala for development, but with the available land here Malay reserve (and a lot of Malay big wigs already have private residences here, unlikely to see potential)
Mont Kiara is Mont Kiara, a patchwork of land owned by individual developers, so there will not be a masterplan. So Mont Kiara new developments will be leveraging a different set of current and future attractive factors, Which is wholly different from the type/style of neighborhood from BSD/DA. There is a number of plots left for growth along Jalan Kiara Desa 8, 1, 5 and 3 + North Kiara. Further inland though its Malay reserve land (e.g. the projek sakit Serene Mont Kiara).
I see potential in Sime Darbys' KLGCC and their master plan. The available land here Sandwiched between TTDI and Bukit Damansara to the East and West, a nature reserve (Bukit Kiara Park)/fengshui hills and SPRINT highway on its North and South , this is premium address, esp with the gold club that comes with the properties, and plenty of land. This area, if done properly, I feel will give the same leafy neighborhood + bustling commercial periphery. Like the BSD + DA combo). Great potential with its quick side by side access into TTDI, Bukit Damansara and pan-KL connectivity via KERINCHI/SPRINT/DUKE2. It also have MRT access to boot. But one visit to this area, you will find it priced even higher than DPC/DA
But this area is where I will earn as much as I can and plan to retire in a future low rise or landed here, still a long whole to go , as the premier part this development (adjacent to the nature reserve) will likely be the last to be developed
So yeah, for a place that is near KL and PJ, we are running out of choices. Much less if we want to find a masterplan that provides a balance between leafy neighborhood / vibrant commercial activity (DA south seems to want to follow Megamall model). And with MRT to boot (that is if public mass transport may or may not become a thing for Malaysians)
This post has been edited by when2meets2boy: Jan 25 2024, 03:28 AM
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, with 50% of the masterplan of Damansara Avenue now committed to scale model, including the Mall, the MRT access, and also new Roads and access
cite the growth experienced by Kepong and Menjalara. And the dearth of shopping malls serving this side of the toll. Business potential.
for the people using MRR2 to Jalan Kuala Selangor (federal road), especially with so many new residential developments coming up in Sungai Buloh and beyond . Stupid for DBKL and MBPJ and the Selangor government planning units granting the DUKE 2 and LDP developers messing up the whole area with their space consuming but utterly very little used off ramps at the interchange. As a result, the federal road has no more space for any expansion. 
at this interchange is because a huge bedrock sits under the interchange, perhaps making construction of a tunnel, technically impossible, or cost prohibitive. 
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