We used to apply "Investment portfolio Diversification" in stock mkt , but in property investment, I always believe this "Golden Rule" can be challenged.
Put all the apples in one basket is not always wrong

To answer your question needs further in depth analysis..
Let's put location (prime), project concept, building design + quality, developer's reputation, accessibility, land tenure as constant factors for both scenarios

a few variables hv to be taken into consideration.
1. Is the condo ease of tenancy? (located near decent & renown colleges (Taylor, Sunway, Inti, HELP, SeGi etc), LRT)
2. Projected yield (3.8%-4.5% nett ROI, CONSISTENTLY is healthy)

3. Holding power (how long to sustain the mthly repayment?), if one can hold 2 years after the completion, then SD is better bet. If kenot hold, but 1 & 2 is fulfilled, then condo is safer bet.

Alwiz remember, for condo play, dun simply buy although it is relatively cheap or below mkt value, must do more studies on vicinity development (DD vs SS). Condo/apt supply has touched a critical red line!!

My 2 cent

This post has been edited by UFO-ET: Aug 21 2011, 01:26 PM

Aiyo! for a start. Are you buying such a high value "landed property" for investment or own stay? if own stay, whether the property price going up, down, or maintain, there is no impact on you. For me and my family, we loves the environment and concept, and thus for own stay.

On the other hand, please enlighten me where to invest a decent RM300k on a condo that can "appreciate" in value more or higher than a landed property? There is no doubt that condo price will appreciate but there are so many condo flooded the market and in long term, landed property can "defend" the value more. Just my "many" cents.

I also believe there "might" be so call better value + materials + freehold than KR, but what about the area and the surronding? How we wish to have the "best" of both world that suits us, as we are really paying a huge sum of our hard earned monies. As for me and my family, we are happy with it, at least for now.

For own stay any price anything also can as long as u happy
For investment at 1.9 to 2.1 now
And compare the price point earlier batch pple enter
These pole will compete fiercely when u want to exit

When the absolute price gets bigger it becomes less liquid
And when 300+ unit vp same time .....
See how long u can hold, what more if got crisis... Downturn....

"Put all apples in one basket is not always wrong"....of course 99 times wrong and 1 time correct and this statement still qualify, rite?

in bad times, the lesser value props will have better liquidity than higher value prop(>$1mil) regardless if it's highrise or landed.

in good times, the lower value props tend to appreciate faster than expensive props regardless if it's highrise or landed....ask Pai taikor and he can easily quote you many successful investments

IMHO, investing in blue chip landed real estate as sweeping statement is flawed and misleading......Bro, no offence and my intention is to share my thots

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Added on August 21, 2011, 6:53 pmunderstand you are vested in KR and you sounded defensive about your investment which is perfectly normal.....everyone will do the same including me.

seems you invested in KR for your own stay.....congrats !

This post has been edited by jet2020: Aug 21 2011, 06:53 PM

I cannot expect everyone carry the same opinion like me, otherwise it defeat the purpose of this forum. Although I dun agree what you say again & I do sometimes dun agree what Pai Kor say too, but I truly respect & welcome feedback & disagreement.

This post has been edited by UFO-ET: Aug 21 2011, 07:40 PM

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Added on August 21, 2011, 9:27 pmLook all, no 2 economic downtown are the same and there are various underlying reasons for a slow down/recession/crisis/bubble to happen....... in the short run and depending on the type of crisis, it affects our investments differently. However, if crisis is for the long term, we are all doomed anyway.

The market around KR is going for 10% appreciation p.a. or more for now. That means in 3 years time, the property price of a RM2mil SSD would be worth 2.5 to 2.6mil.....I seriously don't think tat kind of inflation is sustainable in the short run (*Gross income is trailing way behind). In addition, condominiums around Kinrara is already going for half-a-million or more per standard 3 bedroom units. Prices would be compressed at the mid-level, where landed units priced between 500k and 1.5m would be sought after by Condo upgraders in the vicinity......

KR investor have to bear in mind that it is a leasehold property and chances of achieving huge upside is limited and diminishes as the property ages.

What gives little hope of good gains is the way tat TMS position/market and price its product as well as its delivery record. If they deliver as promise, u might be able to sell it for some profit (if investing).

I do expect most of the Ambrosia bungalow buyers are for self stay. There are still plenty of empty plots and opportunities for other developers to emulate TMS strategy with lower pricing, but till to date, I have not seen a comparable property launch around the same area. Tat could mean 3 things: either the market is not viable to add new High-end developments or its a branding power that not many developers can copy or its simply waiting for the next crisis to bottom out.....

In short, I just think that the current TMS KR has appreciated a lot even before VP and for to appreciate more after VP is not likely. There are available units now in all range of KR developments....... But as a buyer, I do hope to be proven otherwise.

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Added on August 21, 2011, 10:45 pmKR Ambrosia Preview videos posted by colimfx in YouTube:

http://www.youtube.com/watch?v=7MFZaAIy3-c

This post has been edited by cookies_cai: Aug 21 2011, 10:45 PM

Well said everyone. I believe whichever property we bought for own use, be it the price/market up or down. it doesn't matter, so long we can continue to pay the installments, whether we are "makan gaji" or on our own business.

I just went to the 3 storey superlink site to take a look. Saw the road in between 2 rows of houses is less than 50ft. I measured from the house main entrance to opposite row house main entrance is about 80ft, less out both houses car porch length about 24ft each. Balance of 32ft is the road width? I remember everyone keep saying is a good property cos it has 50ft width road. Anyone can help to confirm this or my measurement is wrong?

Dear Milan, which road did u measure? DU 4/6 or DU 4/8? It is a cause of concern.....

I done the estimate at DU 4/9? Yr unit at the other 2 road? Do you think we hv mislead by the SA?
UFO Taiko, we need advice from u.

My unit is in DU 4/8, i think we would hv similar issues then!!.....

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Added on August 22, 2011, 12:03 amGood macro-analysis on malaysia property market:

".....What has changed in the past 10 years that has allowed house price appreciation to outstrip income growth without affecting demand? We suggest six main factors:

Malaysia’s aggressively young demographic profile has and will continue to fuel rising demand for housing. There’s an age pyramid showing a jump in the population in the 20 to 29 years age bracket compared with the 30 to 39 bracket.This means that household formation is set to pick up pace sharply and that sets the stage for a boom in housing demand in the medium term. Our estimates suggest that on a nationwide basis, the rate of household formation implies that the incoming supply can be mostly absorbed. But demographic dynamics do not permit demand to circumvent affordability issues.
Interest rates fell steadily from 1998 highs. From a mean lending rate of 12.1% in 1998, interest rates fell to 5% in 2010. This lowered the monthly interest-only cost of, for example, a RM200,000 loan by 34.5% from RM1,278 to RM837 while nominal incomes rose 20%. Lately, many developers even absorb the holding cost by offering interest-free periods until completion. This enables property speculators to gamble on potential price appreciation by buying, then simply “flipping” a property to the next purchaser before the need to pay any money at all arises.
Loan to value (LTV) or the margin of finance that banks permitted borrowers to take on rose from typical ceilings of about 70% in the early 1990s to as high as 95% to 100% recently. The implication is that house buyers need not spend as many years accumulating cash resources needed as deposit for a purchase. Consequently, it became possible to buy a residential property very early in one’s career. Purchase decisions brought forward easily in this manner fuelled demand for houses.

Loan repayment periods were in the past constrained by the length of one’s working career (up to 55 years of age), effectively limiting anyone who began working immediately after graduation from university to no more than a 32-year loan. But no more. Banks resorted to two-generation loans of 40+ years’ duration at the peak of Malaysia’s 1980s property boom. Malaysian banks have now come full circle to again offer 40-year loans or for periods until the borrowers reach 70 years of age (effectively launching into two-generation loans again). The average life expectancy for Malaysian males is 73 years, meaning that this measure (lengthening repayment periods) has no further room for play.

Multiple home mortgages spread across several financial institutions each still declared as owner-occupied units generate strong demand that is higher than can be inferred from income or demographics. They reduce each bank’s exposure to a given borrower, but mask elevated systemic risks. Generally, owner-occupied residential mortgages find favour with banks because they are thought to spread out risks, and individuals will arguably be loathe to lose the roof over their heads.
Owner-occupied home mortgages also tax the capital base of banks less. They carry 50% risk weight, allowing banks to extend twice the sum in credit on a given capital base.

The rise of property as an international investment asset class. The pooling of investor resources via vehicles like local and regional REITs (real estate investment trusts) has telegraphed the up-until-then limited ability of individual investors to invest in large-scale commercial properties. Some property consultants also attribute the purchase of properties by foreigners as an important demand driver, but other than residential properties in a limited number of enclaves, this may not be a major source of property demand. Applications to take up residence here under the Malaysia My Second Home programme number about 1,500 a year. Some consultants also allude to the repatriation of money by returning expatriate Malaysians. The extent of this inflow and the number of individuals involved is unknown....."


Full link: http://www.theedgeproperty.com/opinion/803...re-to-come.html



This post has been edited by cookies_cai: Aug 22 2011, 12:03 AM

This is the diagram taken in TMS sales office, the drawing is scaled according to the actual plot being measured by land surveyor, shd be quite accurate.
I do not know whether TMS has the intention to mislead the buyers, but if you look at the locational plan carefully, at the bottom part Semi-D road is stated 40ft. Try to use a ruler to measure the distance and compare to the link houses inter link road, you will find that link houses road is slightly wider, otherwise measure the link houses which is 75ft and measute again. It clearly shows that the road width is more than 50% of 75ft.

According to the SA, individual title of the link houses has been subdivided out prior the land dealing between TMS and Mahajaya, it is too late for TMS to alien the individual/strata title & make it G+G for link houses, thus only SD & Bungalow are strata title. TMS has to follow Mahajaya original planned lot size to launch KR link houses, if you examine the old phases by Majajaya, you will notice that the road is almost 50ft wide.

By the way, how do you measure? infra red distance measurement instrument? I hope you are wrong.

This post has been edited by UFO-ET: Aug 22 2011, 12:13 AM

I actually did a rough measurement only, no special tools being used. Have anyone actually went to site to do any measurement before? Has anyone confirmed this with MS before? I can't find this info in the brochure.

Cookies, sorry if I make u worry, btw hv u sign yr SPA?

it's ok you and me perceive and interpret "value" differently......as long as we share our views openly without imposing "holier than thou" on the other opposing party. Agree to disagree is the best way to manage differences....

No worries & I've already signed SPA. BTW, they allow you to go onsite?

I dun think TMS makes such a mistake or has any mean to mislead, if not...
Shd be at least 45ft, my main concern & reason to purchase the superlink is road width. 50ft wide is superb, it looks something like this...



This post has been edited by UFO-ET: Aug 22 2011, 12:42 AM

Don't worry!
Please refer to survey plan attached -3 Storey Superlink have 50'0" wide road.



Attached thumbnail(s)

I do hope that i will turn out at least 45ft and not 30+ft. Btw maybe you can help us to clear all our concern by confirming with TMS.

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Added on August 22, 2011, 1:04 am Thanks logen for the valuable piece of information. However i do hope that the 50ft applies to all road in 3 SSL and not to road which do not face houses like DU 4/7 and 4/10.

This post has been edited by MILAN88: Aug 22 2011, 01:04 AM

Kinrara Residence

Bungalow:
1)

Semi-D Three-Storey (total 144 units, 116 units sold) - 81% sold:
1) Antzfield
2) cookies_cai

Semi-D Double-Storey (total 120 units, 98 units sold) - 82% sold:
1) Covillea
2) driftmeister
3) eric er
4) cooolguy
5) comptechie1
6) liang7524
7) Kinraraboy

Link Three-Storey Purchasers (total 269 units, 240 units sold) - 89% sold:
1) UFO-ET
2) frozen44
3) QW$$
4) allwerp
5) MILAN88
6) lupjoeq

Link Two-and-a-Half-Storey (Total : 67 units, 46 units sold?) - 69% sold:
1) krgia10

Link Double-Storey (Total : 113 units, 106 units sold?) - 94% sold:
1) pcteck19
2) mrkenjiro
3) alfredfx
4) chkit

Note :
2 & 2 1/2 storey still have 28+units bumi lots open for non-bumi
3 storey Superlink new price 1.068 million
2 storey Semi-D - Left Bumi lot

Calling all KR purchasers to check-in so that we can establish an informal group (outside the forum) prior to VP to safeguard each other's interests & also to work with Mah Sing to promote KR to the next level. A Teh Tarik Session to be arranged once we've everyone reporting in.

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Added on August 22, 2011, 1:50 pmKR - Nearby Commercial Developments:

The Atmosphere
http://www.theatmosphere.com.my/main.html

Kinrara Uptown
http://www.aqrs.com.my/kinrara.html

CRESTE at Puncak Jalil
http://www.iproperty.com.my/propertylistin...-Office_ForSale

Kinrara Square
http://www.iproperty.com.my/propertylistin...-Office_ForSale

TTDI Dualis
http://www.ttdidualis.com/

EQuator
http://www.equine.com.my/kembangan_commercial.html

Equine Boulevard
http://www.equine.com.my/equine_boulevard.html

Puchong Gateway
http://puchonggateway.com.my/

Coming soon:
3 Element (by Titijaya Group)

This post has been edited by Covillea: Aug 22 2011, 01:52 PM