Jewel...lao ya design lor..you need to renovate easily 300K to make it practical for living.

Our valuers all Zzzzzzz....., they are still sleeping unaware of what has happen in the mkt now, in prime areas like DPC, Hartamas, D Utama, Puteri, Ara D'sra etc, all those new houses are under valued, you will never get 90% loan in these areas, valuers data are all not up-to-date! 6mths-1 year old, how to justify? I hv come across so many valuers who have been giving "crazy" judgement on current mkt price, they are still applying the conventional comparison method which proved no longer relevant now, hopeless!!

DPC fr day one 450K (phase 1) until 1.65 mil, never had any right valuation fr those appraisers, if you believe in them, then you might miss the chance in investing the right property

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Added on January 5, 2011, 12:15 amIn the eyes of the valuer, BK3, 4, 5 old houses shd fetch the same "per sf" value with Desiran, Melodi, Sentosa or Hening, Desiran is priced 800K up now, 2400sf in built-up, RM333/sf is still fair compared to BK9 (RM370/sf), Hening (RM360/sf), Qaseh (RM345/sf)

This post has been edited by UFO-ET: Jan 5 2011, 12:15 AM

No, m not die-hard fan for BK, there must hv right judgement for different area and different Taman, Kinrara new hse with new design (slightly modern facade, with better quality building materials like clay roof tiles) shd fetch 15%-20% higher than old hse, my fair judgement BK1, 2, 3, 4, 5, 6 old hse shd be RM280-RM300 / sf, and new hse like BK9, Hening, Melodi, Desiran, Sapphire, Emerald, Sentosa, MV shd be at RM330-RM350/sf max "Now"

In short, BK9 (Senja, Sinar, Spektra, Warna, Cahaya) Hening are overpricing (>350/sf), Qaseh RM950K for 2799sf = 340 / sf, I think it is just fine for own stay, investment, very very susahlah...

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Added on January 5, 2011, 10:48 amYoki, I share my simple view, given Location is constant factor applied

House design same : F/H vs Leasehold - F/H 30% better
House design same : F/H gated vs Leasehold - F/H 60% better
House design same : F/H vs Leasehold gated - F/H 15% better
House design same : F/H vs Leasehold g+g+club hse concept- F/H 5% better
House design same : F/H vs Leasehold gated - F/H 15% better

Q'aseh Vs Kinrara Residence[
Access (locality) : Q'aseh win
Quality : equal
Density : equal (both 50ft' road reserved)
Concept (club hse) : KR win
security : KR win
Layout : KR win
Facade : KR win

summary : KR (3-sty link) = RM275/sf, Q'aseh 24'x80' = RM340/sf

KR has clear advantage

This post has been edited by UFO-ET: Jan 5 2011, 10:48 AM

Kinrara quality is always questionable, but since the change in the management team, you may find that they are providing one of the best quality hse in Puchong, I refer to their last few launches Sapphire, Emerald, Oasis, Q'aseh only

A few things that I am very sure Q'aseh has offer the better quality in terms of -

1. Roof Tiles (special clay roof tile imported fr German) - Flat in design cost 2x more than normal clay tiles, 6-7 times more expensive than KR concete roof tiles.
2. Solid timber merbal flooring (bigger piece) - much much better than laminated and tiles
3. The doors adn door frame - Solid core for all the rooms (not the hollow flush type)
4. Sanitary accessories
5. Window frame and lock-set are one of the best among the link hse in Puchong
6. Skim coating
7. ABS piping
8. Steels trusses + heat repellent Zinc foil
9. 1st grade imported China tiles, proved to be much better than local white horse tiles. Stain resistant and achieving > 90% in shine, haze, and surface quality (white horse 60%)

Overall rating compare to KR, Q'aseh much better, however KR dare to apply the Conquas 21 standard which I give a very high credit to them

The only setbacks are :-
1. Facade design out
2. No g+g

Over the last 3 years, there are increasing demand in g+g concept, I can figure out the exact different in %, it is quite subjective to individual buyer. I think fair is 15% instead of 30%, correct my earlier statement.
In my observation, Klang Valley hse design was same fr 1960-2000. 2000-2008 has shown improvement in facade and layout, as an investor, choose something unique and special, it will give the highest return in long run (20 yrs), i.e DPC Casaman, Garden Residence , Setia Eco,
My prediction for future property appreciation is quite clear : starts to look into environmental value rather than the property itself.

What makes the property great, The Location
What maks the location great, the Neighborhood



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KR 2-storey and 2 1/2 is a bit pricey, 3-storey has better position to fight, why? built-up >3300sf could easily beat Q'aseh

Only 3-storey RM888K (early bird) and 3-storey Semi-D are the best bet for Investment, if for own stay, 2-storey link and 2-sty SD will be just fine (lower budget), just my 2 cents

agree, Semi-D 3-sty has a double column height living hall which has eaten the 1st flr master room space, however it also portray a grand living space which the 2-stry SD can't match, I do not favor 2-stry SD (for investment) b'coz the built up of 3138sf (4+1 R) l/a 3200sf is too general, how much can it call after completion? 1.6 mil? Dun forget there are plenty of 40x80 freehold SD in Kinrara and Kinrara Hills to fight, isn't easy

The 3-storey superlink of 3318sf, offer 5+1 R (can upgrade to 6+1), 2 master room (1st+2nd flr), if the entry point is 888K, then I would say those investor untunglah!!

wah, only exclusively limited to Semi-D and bungalow only, rich man community

BLR vs Average lending rate


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No surprise, what is the similarity between SP Setia, Sam Ling Group, Mah Sing and Sunrise? Very simple, unlike others, they create the demand! Customer behavior has changed nowaday, Concept, Design, Lifestyle needs has surpass the needs for location, freehold, price, Mah Sing has tapped the Puchong mkt so well, Kinrara Residence has less attractive than Kinrara in terms of locality, leasehold, price not cheap, but why they are success?

After examine their superlink and semi-detached design, although it is not as good as Grden Residence (Cyberjaya), but to compare with the rest of Puchong houses (53 taman/condos), it is more than enough, KOs sup sup water!!

yoki, check the map, see the future, when Qaseh complete, roads to Sirim is direct, KR is in fact located nearer to Bkt Jalil latitudinally, if Ho Hup Malton's JV 60 acres Jalil City become reality (which I think is a matter of time), KR or Kinrara will be hot hot hot!

2 Main things make Kinrar hot :-
1. LDP Jam
2. Chinese schools
Kinrara become popular last year because LDP jam has reached it's peak, many Puteri residents have moved out to Kinrara, Bkt Jalil or Sri Petaling to stay, some more Chinese schools make big big different, Puchong has 4 Chinese schools only, 2 in Kinrara 2 in Bdt Bkt Puchong, the kids fr rest of remaining Taman(s) have to enroll their kids to PJ school, with the new Lai Meng school set up 2014 in Jalil, Kinrara / KR will go even higher, wait and see

http://www.theedgeproperty.com/news-a-view...ndergarten.html

Education ministry approves relocation of Lai Meng School and Kindergarten
By Wong King Wai of theedgeproperty.com
Thursday, 01 July 2010 19:20

KUALA LUMPUR: The Ministry of Education has approved the relocation of Lai Meng School and Kindergarten from Jalan Ampang to Bukit Jalil, Magna Prima Bhd announced on Bursa Malaysia on Thursday, July 1.

In an announcement on March 23, 2009, the Group entered into a conditional sales and purchase agreement via its wholly owned subsidiary Twinicon Sdn Bhd with Lai Meng Girls’ School Association to acquire the 2.6-acre land parcel, including the buildings, for RM148.2 million.

In acquiring the land, the Group had to build a new school in Bukit Jalil on a 5.5-acre land parcel for the school and kindergarten to relocate to.

Once the acquisition is completed, Magna Prima aims to demolish the existing structures to make way for further development and capitalise on the prime location of the land, which is a short distance from the Kuala Lumpur Twin Towers and various commercial amenities.

Sure got interchange connecting Sirim, if not investor won't invest their shoplot. This is a very beautiful land, 60 acres in total land area even bigger than the entire Mid Valley City, I know a few big players had been knocking Ho Hup's door for JV, the master plan has been revised & revised again since 2003, it is time for Ho Hup board of director to launch it, of course together with a prominent developer. GDV expected to be 2 billion,H
Ho Hup's future is very much determined by the success of this mega project, it is a shame that due to their internal management crisis, the LRT route is no longer passing through Jalil Green City

School intake is base on radius, not distance

Ai ya if you sell Cha kouy teow, to ensure Gd business, taste must be gd, Mah Sing customize their design to mkt needs, tapped the mkt so well just like Paparich

the 1st and the last unit of a row (if not cul-de-sac) is called Corner Semi Detached, the rest are intermediate

[quote=Kinraraboy,Jan 24 2011, 11:36 AM]
When the houses are completed, I reckon that the 2 storey semi-d will go for 1.8M and the 3 storey semi-d at 2.0M. (Or more)

263 units of Semi-D is a large number, many investors also, I have doubt especially the 2-storey Semi-D can reach 1.8 mil, the semi-d with built-up of 3138sf, 40'x80' is too general, calling RM573/sf is too optimistic, dun forget 2-storey Semi-D has to fight with Kinrara freehold semi-Ds (same land size, built-up and freehold), besides that, Kinrara Residence own 3-storey offers 3318sf in total built-up are now selling 1.05 mil (end lot + 10ft) could give a challenge to it.

3-storey house road is 50ft wide has advantage, wait when complete you will see the different, it is easy to get freehold property but too difficult to get wider reserved road.
an example of 50ft wide in Taman Esplanad Bkt Jalil, very exclusive




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If Kinrara Residence is freehold, wat you think the price would be? I hv changed my mindset since last year investing in leasehold properties, the entry point is lower but still insist landed and high land above 40m sea level

The cap between fh and leasehold is about 20%, no doubt freehold is perfect but if leasehold is 20% or more cheaper, I will choose leasehold, look at current Kinrara freehold link in BK9 and BK 6, is calling >RM360/sf, I would rather put my money for Mah Sing 3-story for only RM268/sf, 25% cheaper with much better layout and concept