i realised the terrain is abit hilly? ... it goes deep inside towards the no-man's land hahaha....

Gated schemes allowed if 51% of residents agree

KUALA LUMPUR: A gated neighbourhood can only be set up with the approval of 51% of the residents, said Housing and Local Government Minister Datuk Chor Chee Heung.

He said perimeter fencing and guard houses would not be allowed to be built under the new guidelines for gated and guarded neighbourhood schemes.[COLOR=red]

He said the local authorities have the right to tear down the fencing and guard houses which caused inconvenience to residents.

Deputy Prime Minister Tan Sri Muhyiddin Yassin recently said the guidelines - which were approved and endorsed by the National Council for Local Government - would be imposed with immediate effect on new applications.

Existing gated communities and guarded neighbourhood schemes are exempted.

Source: http://thestar.com.my/news/story.asp?file=...5425&sec=nation

From malaysiapropertynews.net

how to deal with this? we so hardly can squeeze and thought can bear the downpayment but suddenly raised then where to find the extra money? really crazy world la....and not everyone will have lubang to get the units pre pre pre pre launch right?

Don't buy it.

I believe China, Japan, Singapore or advance country even worse. million and 7 digit.

i think a lot of "staff" from the developer holding the units to make instant gain.
very sian...

i went there to have a look...

kinrara residence:
3-storey super links
22 x 75
leasehold
838k-898k
gated and guarded

why not pay a little more and get a unit in jalil sutera which is in a much better location, bigger and freehold?

jalil sutera:
3-storey super links
23 x 80
freehold
slightly less than rm1M
gated and guarded

Taman Esplanad is better than Jalil Sutera. Kinrara Residence is at a different segment, it offers club house facilities, 22'x75' is not a superlink, whether we like or not, this is the trend

hmmm... so what you say is that kinrara residence is different from jalil sutera because kinrara residence has a club house? well, the jalil sutera owner can go and join the bukit jalil club for a few thousand ringgit... which will probably have better facilities in the clubhouse in kinrara residence...

don't get me wrong... i am not trying to run down kinrara residence... in fact, i think it's nice... but from an investment perspective, i think jalil sutera would be better... *and i am not a jalil sutera unit owner*

1. Land tenure : Esplanad + Jalil Sutera (Freehold) win
2. Locality (Accessibility) : Esplanad + JS win
3. Security : JS + Kin Res win
4. Concept - Kinrara Residence win
5. House design (facade + layout) : Kin Res win
6. Road 50ft : Esplanad + Kin Res win
7. Ceiling height 11 ft : Esplanad + Kin Res win
8. Density : Esplanad win (Esplanad 7.95 units/acre / JS 16 units/acre / Kin Res 14.66 units / acre)
9. Building quality : Kin Res win (KR apply Singapore CONQUAS standard)
10. Amenities (near LRT/schools/shops) : Esplanad win
11. Land area : Esplanad win (Esplanad 2040sf / JS 1840sf / Kin Res 1650sf)
12. Floor area : Kin Res win (Kin Res 3317sf / Esplanad 3180sf / JS 3038sf)

In summary : Choose whatever you like, I think future appreciation is about 50:50 for all 3 areas

great post with good summary...

only thing i want to add is that:
1. pricewise, similar - but esplanad a little more expensive than js which in turn is a little more expensive than kin res
2. kin res and js is really guarded and gated... but esplanad is not (esplanad residents assoc hired some guards)

Kinrara Residence 888K (3317sf) = RM267/sf. Esplanad 1.0 mil (3180sf) = RM314/sf. Jalil Sutera 960K (3038sf) = RM316/sf. The fact is In Bandar Kinrara BK9 (Senja, Sinar, Spektra, cahaya) - 1745sf is selling 630K (RM361/sf), Hening 2000sf at 720K (RM360/sf), Permai 2024sf at 730K (RM360/sf)

Bukit Jalil should stands a class above Bandar Kinrara which shd be RM360/sf at least which means Esplanad fair value is 1.14 mil and JS 1.09 mil (-12% and -11.9% below mkt value), worth buying.

although Kinrara Residence is leasehold, given it's advantage in terms of the concept & benefits, fair deal shd stands at RM330/sf, which means it shd fetch a value of RM1.09 mil now (-18.5% below mkt value), worth buying..

Note : DesaPark City are traded at RM645/sf, 1 Utama RM440/sf, Putra Heights new hse RM310/sf, SP Setia Alam is selling RM270/sf now

another great post by ufo-et...

maybe the current valuations for kin res, esplanad and js are ok... instead, the valuations for bk9, hening and permai... which at around 360/sf may be too high?

is Jalil and Esplanad both gated and guarded?

In Malaysia, a house is not only playing a role as a home for living, it also provide "Insurance protection", unlike Singapore, China, their currency is strong, Ringgit against Singapore has been devalued from 1.1 to 2.4, what about the next 30 years? improve or getting worse? See what happen in Zimbabwe, a bread which cost $1 in 2000 is cost $70,000 now (in Zimbabwe note), if you are Zimbabwean and have $200,000 in 2000, what would you do? buy property or keep as fixed deposit in bank? obviously the later is a disaster , of course Malaysia would not go to the that extend, but I dun trust paper print currency notes, it is only paper.

Buying gold or property is alternatively the best instrument to safeguard our money in hand..just for sharing

Well said & i agree with u that hard tangible assets are the best hedge against inflation! And i like u very much!!

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Added on September 29, 2010, 11:59 pmMight i also add going strictly by a builtup psf that Bdr Kinrara BK6B superlink Adora 988k (3039sf b/up) = RM325 psf, not to mention it sits on a 34x80 2720sf l/a.

This post has been edited by Daryl Teo: Sep 29 2010, 11:59 PM

I totally agree, in Bandar Kinrara, we can see clearly that landed properties are zoned in 2 categories, old design[COLOR=red] with pitch roofing and 10ft ceiling, less landscaping (road curb or imprint pavement, jogging track, gazebo etc), new design[COLOR=blue] with flt roofing, 11ft ceiling height, 2'x2' flooring and timber flooring etc, it is fair that it appears some degree of price differences (+10%).

If new design Hening and Permai can fetch at RM360/sf, then old design link house would have relatively RM330/sf, Adora with special size of 34'x80' is definirely worth at least RM350/sf now, thus 1.06 mil is quite reasonable now. 988K is 7% below market value now I am very confident.

all this psf comparison take into account gated and guarded with those without gated and guarded? just this factor alone can account for 20%price difference.

Also, leasehold is 20% cheaper than freehold. Old design cheaper some more.

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Added on September 30, 2010, 7:25 amFREEHOLD gated and guarded combination is a RARE commodity nowadays. That is why Desa Park City and Aman Suria shot up like mad.

This post has been edited by groggy: Sep 30 2010, 07:25 AM

Interesting valuations. How much would you value Paragon Heights?