Oklah...I better stop now, otherwise you muntah I susah.
I hv both Kinrara and KR house, either one superior will make me a winner he..he

You shd buy I&P Kinrara house, better quality & freehold

The last 6 phases which were delivered lately hv shown decent qualities, I&P is doing better and better (workmanship). Just place yr booking for good unit b4 it's too late

In short, no perfect house in the mkt lah..
Hv you seen Setia Alam house by SP Setia? Quality also same lah...
Buying TMS is indeed buying the sence of security and cozy environment. Those who vested in KR are not stupid, they are paying at least 700K (to 3 mil) to buy a house, their needs are different.
Since it is leasehold, I guess many are buying for own stay.

This post has been edited by UFO-ET: Jan 1 2012, 09:32 PM

Too bad, TMS only built 3-storey link & 2/3 storey SD show hse, SA only promised "wat you see wat you get (layout & material used, excluding ID decorative items)
2S & 2 1/2 storey final products quality are laid down in the S&P, quite disadvantage for the buyers to fight theirs' right. Agree that Mahajaya 2S & 21/2 S show house was at the site but TMS never referred their purchasers to inspect the MJ show , the layout is indeed different.
I must say TMS has the right to change the backyard fence (although I do not like it too)

This post has been edited by UFO-ET: Jan 1 2012, 11:04 PM

M quite sure you hv found yr dream house! mana beli?

This post has been edited by UFO-ET: Jan 3 2012, 08:01 AM

Is the club house so bad? I am ok with it.
I saw many condos which has large common facilities are in fact facing maintenance problem, dun forget the residents need to maintain the club house everyday, as for G+G project, the danger is many residents thought that it is easy to take care of those landscaping, in reality it is quite headache.
for example :-600 units of condo may occupy 4 acres of land, while 600 units of G+G terrace house would occupy 30 acres of land, more roads, more drains more plants, more workers, who will pay for the maintenance?
My job makes me realize one thing, it looks grand and magnificent when everything is new, BIG club house, BIG gardens, BIG meeting room, BIG sport arena etc, but after 5 yrs down the road, you will feel the pain. This can be explained why in the mkt there are so many condos are in bad shape & under performed? Corruption could be one thing, the real problem is still lack of contribution fr the residents, the tear & wear of those facilities (after 5 yrs) is in accelerate speed, most of the time fees increment also kenot cover.
Indeed, many condo's facilities are under utilised, apart fr security reason, many people buy condo becoz of the facilities especially the swimming pool, but when stay in hardly use (no time) the facility.
It is not easy to maintain a common facility, I do feel that the KR swimming pool and the gym room is a bit small, but I think to cater for a number of 800 households with "Good Condition" is enuf and more realistic.
my 2 bakuli

This post has been edited by UFO-ET: Jan 3 2012, 02:45 PM

Precisely. let me recall, I think TMS SA didn't point the gun on my head (to accept her offer), rite?
Pertaining to this matter, I hv questioned the SA many times wat sort of building materials they might use, but the answer is dunno, it made me a little bit sick at that moment...my question is if you feel unsafe or you dislike the way that the mngt handle the sale, you can just walk away, there are many good developers out there still, why bother? I do understand tat it is not rite tat developer do not reveal the specs, KR is an odd case tat everything is done on rush hour, I think the purpose is to achieve the overall yearly sales target.
Many things are unfair to us as consumers, you may feel frustrated but sometimes it is wasting time to talk to developer...

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Added on January 3, 2012, 10:13 pmWell it is very subjective, if you purchased b4 the completion of the club house and you dun like, just sell it off after VP, I dun think you will rugi.

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Added on January 3, 2012, 10:20 pmsmall matter only, spydermind is rite..
Quite hard to find developer using clay bricks anymore, even I&P 2 mil SD also using sand bricks..

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Added on January 3, 2012, 10:30 pmWow it is a miracle to me !! You mean the buildings hv been refurbished and the account still has surplus 3 million? as I know to repaint the entire 1 block building cost bout 500K..
assuming RM125/mth (plus sinking?)
RM125 x 500 x 12 x 7 yrs = RM5.25 mil
Nett cash RM3 mil
Total expenses for 7 yrs = RM2.25 mil
everage expenses per mth = RM26,785!! p/s : yet to take into consideration of refurbishment cost

This is marvelous! Just can't believe it!!

This post has been edited by UFO-ET: Jan 4 2012, 02:12 AM

Awana
Ok Desaminium Rimba, I know. Good Luck!

This post has been edited by UFO-ET: Jan 3 2012, 11:41 PM

The balance sheet shows that :-
Cash / FD = 207K
Amt due fr developer = 1.7 mil (is the developer called Desaminium Sdn Bhd?) is this developer still around? could this amount be claimed back? I doubt
Trade receivables = 1.389 mil (I assume 948K (2010) are those outstandings owed by residents for yrs, this amt will only be"able" to collect back once the issuance of strata title, if it is not managed properly, this could be turned into bad debt)

I think DR is still remain as original paint., normally condo / service apt will be refurbished after 10-15 yrs, it is due to lack of fund,collecting sinking fund is quite challenging, I dun think DR management has enuf fund for the refurbishment work at this moment, judging fr the cash total 207K, plus the total collection for yr 2012 (max 750K), RM500K/block, if 2 blocks = 1.0 mil cash needed.

Desaminium S/B was suppose to built a mega city back 8 yrs ago, I remember it comprised bout 20-30 blocks of condominium, but this mega project has been considered fail I think. You better check this with yr management auditor for the fund owed by the developer. It is not secure I presume.
Good Luck!

This post has been edited by UFO-ET: Jan 4 2012, 02:04 AM

Unless it is mass production, otherwise precast cost shd be higher than bricks (sand / clay), precast work faster and cleaner. There are pros and cons as wall drilling (by owner) is more difficult, in terms of quality, I believe precast is better.

I think it is very easy to sell, the question is how much gross margin you are looking at, my forecast is 370/sf VP. if you targeting 420/sf up, it will come after the completion of Jalil City and LRT.

Ya confusing...Let it be
Just like :-
LP - Lestari Perdana / Lestari Puchong
TPP - Tmn Puchong Perdana / Tmn Puchong Prima / Tmn Pinggiran Putra / Tmn Putra Prima / Tmn Perindustrian Puchong / Tmn Puchong Permai

This post has been edited by UFO-ET: Feb 4 2012, 06:55 PM

1.2 mil is an indicative price printed on the brochures, even in 2010 the price tag was printed.
The remaining unsold units are priced 1.188,888, after rebate and discount, the nett price is 1.1 mil - 1.13 mil.

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Added on February 7, 2012, 3:30 pmKinrara Residence Sales as at 7 Feb 2012

- Bungalow
- Semi-D Three-Storey (total 144 units, 131 units sold, 13 units left only) - 91% sold
- Semi-D Double-Storey (total 120 units, 105 units sold, 15 units left only) - 87% sold
- Link Three-Storey Purchasers (total 269 units, 257 units sold, 12 units left only) - 95% sold
- Link Two-and-a-Half-Storey (Total : 67 units, 62 units sold, 5 units left only) - 92% sold
- Link Double-Storey (Total : 113 units, 109 units sold, 4 units left only) - 96% sold

This post has been edited by UFO-ET: Feb 7 2012, 03:31 PM

Ya never heard. It only happen lately when buyer are looking for large built up house, developer starts to change their conventional way of hse layout, maximize land space and height, increase the living space (width x length x height), sell at premium. It is automatic driven by buyers' needs.
I agree tat to take psf price as landed house reference is not 100% correct, but without this reference, any other better way to judge an intrinsic value of a landed property (if location, facade design & land area is a constant factor)?

Drop by Sunway EastWood sales Office in Equine, study this project properly, I think you will know the answer...
EastWood SD Vs KR SD
my vote....goes to KR

p/s : if for investment, my question are "how much % appreciation are you looking at?" & "how long can you hold (not selling)"?

This post has been edited by UFO-ET: Feb 15 2012, 11:04 AM

If you set 25% as gross margin, it is obviously not a wise target to aim for.
I assume yours' is gross, then you are looking at RM412,500 (Selling price = RM2.063 mil

Assuming SD ready by Jan 2014, 2 yrs after VP is Jan 2016.
If you take 25 yrs loan, let's say 90%
90% = RM1.485 mil
Mthly Installment = 7,838 (assume)
Yr settlement amount after 2 yrs is RM1,413 mil (it means you lost +- 116K for interest within the 1st 24 mths installment)

I roughly calculate yr nett profit after taking into all the expenses (under construction interest, agent fees, legal fees, early settlement penalty (if any), stamping, RPGT etc)

Scenario A - Got early settlement penalty & appoint own lawyer, nett profit is +-RM145K (8.8% based on 1.65 mil, 88%% based on 10% cash (S&P))
Scenario B - No ESP & no lawyer, nett profit is +-RM200K (12% based on 1.65mil, 121% based on 10% cash (S&P))

In short the most you can achieve is 12% (instead of 25%). In order to achieve nett margin of 25% (RM412,500), you need to sell 2.273 mil in 2015/2016. IMHO I dun see any problem. my 2 bakuli.

p/s : in order to save the 116K interest, you may take full flexi account, pump in CASH RM1.485 mil into the current a/c, it will be offset. However you also lost some FD interest for the money RM1.485 mil for 2 yrs bout 93K.

This post has been edited by UFO-ET: Feb 15 2012, 11:13 PM

Sorry I make a mistake, SD is DIBS.
Investing in landed property (flip) need to do yr own prediction, not future price but to forcast how many SD owners will sell (flip like you), who are the buyers and how many, which SD project in vicinity is fighting with KR SD in early 2014?
Because landed property price is very much determined by Demand & Supply, I hv no confident of 2013 / 2014, unlike strata properties, the biggest problem for landed is hard to rent, the rental yield is extremely low, this is why I ask yr holding capability. If there are too many SD owners put up for sale, and at the same time there are bout 120 acres of empty land surrounding KR (Mahajaya & few other land owners) pending for development, you hv pressure selling yr SD. I hv no crystal ball, I can't tell you the selling price in Jan 2014.

I give you a clue...
Your breakeven point is 1.73 mil only, how much is TMS selling now? Sunway Eastwood Selling now?
If mkt really big crash, I think the supporting level is 1.5 mil, can you absorb the lost (bout 200K)? or can you hold until 2016 (bout 200K installment)?

I am very confident that end 2015 / early 2016 would be good for Kinrara because :-
a. No more land in Kinrara
b. Bukit Jalil Development effect (Jalil City / Chinese school / Calvary Convention Centre / Jusco?)
c. The new link from Qaseh BK8 - Sirim is ready
d. The Interchange fr Sirim to Jalil City shd be approved / start constructing
e. SKIP highway shd be approved / the linkage to MEX highway shd be a BIG booster to Kinrara hse price
f. Kinrara - Tropicana expressway could become a reality (there is plan to connect SKIP to this highway, the respective dept is doing the feasible study now)
f. LRT shd be in operation
g. Puchong has transformed to a better city (still jam but more vibrant, there are a few Mega projects taking on)
h. LDP bottle neck jam will keep pushing Kinrara price to a higher level

Good luck!

This post has been edited by UFO-ET: Feb 16 2012, 11:05 AM

Nolah... these facts nothing new anymore, just sharing. I do make many wrong predictions, slowly learn fr my past experience.
One thing for sure, to invest in landed property (buy & sell), roads and highway networking (current & future) is the most important factor. The rest like G+G, township planning & concept, Developer, Chinese factor, LRT, location etc are only supporting factors need to be considered.
When I invest in landed property, my Priority concern are :
Is there anyone willing to buy my hse? (any future demand?) and how much lost can I absorb (cut lost & supporting mark)? and not how much can I make out of it...just sharing.

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Added on February 16, 2012, 12:41 pmTill today, many people still dun understand why Kinrara New house price has gone up to 850K mark, I hv been marketing Kinrara hse for the last 10 yrs, the price has been depressed / stagnant since end 1998 - 2nd quarter of 2009, I remembered I said the same thing in 2010 in another thread bout this "LDP bottle neck" issue, in the past when LDP jam is still within acceptance level, buyer dun mind staying in Bdr Puteri or further south.
Fr the feedback of my buyers in 2009, I know this LDP jam is going to create massive diversion among the buyers' choice, LDP jam is yet to reach the peak, we are experience 50% jam at this moment only (I know many people aleli tak boleh tahan liao ), another 50% is on the way when the LRT construction and the elevated highway fr Sunway to Puchong is constructing, LDP will overtake Federal Highway as the worst jam highway in KV soon.
study this LRT route, try to imagine how the contractor execute it?

I vested the 3-storey superlink was largely due to no competition from I&P Kinrara range of products. >85% of the subsale landed property (in any area) are for own stay.
My research shows that in majority prime area, the appreciation speed (or amount) of landed property is always faster than the amount of interest you pay to the bank, of course one must be able to catch the "right time' in disposing a particular property, becoz building will get old (deteriorate) against time, price appreciation speed will reduce in conjunction with the aging of the building. Now you know why the smartest investor only invest in LAND ya!
my 2 bakuli..

This post has been edited by UFO-ET: Feb 16 2012, 01:12 PM