mes23, are you sure InP reduce the semi d price to RM1.8?

serious! Within a week down by 400k, you must be joking! for those who bot at Rm2.2 will be screaming at InP isnt it!! gosh

went to the site, notice that the land leveling is currently on going. due to the hilly contour, the whole piece of land is not even. the 2S site is good as it is original site. can see that land was cut plot by plot to build house. however, 3S may not be that lucky. the site was originally a big valley which was now being filled with soil from 2S site and the hilly part towards the end of 3S. wonder it is safe and fair for developer not telling buyer. but what to do caveat emptor!

dear all, apparently mashing will increase semi price again this weekend! that is amazing!

no justification! who to be blame? you as a buyer lah. selling at high price also grab it like no more house to be built! naturally developer will sell higher when not many unit left. Imagine that the project is not even officially launch yet!

dear all let me shed some light here:
1. location - I&P is slightly better using currently main access. not sure where you are aware that using access via puncak jalil main road KR is better.
2. please do not compare Garden Residence and Kinrara Residence! just ask yourself which one you prefer?? GR - what is the underlying factor pushing future price appreciation? where is demographic coming from? is all hypes ok? KR - go and have a look around puchong and kinrara area - one answer - ROBUST! go and check our laman Grandview by IJM u will know what i meant. go and check how much skyville by IOI is selling.
3. product - I&P design of houses is extremely outdated. its R&D team has been sleeping for ages. it has 2k acres in Kinrara, the mgt is just sitting clumsily thinking that the market is still like 15 years ago during its first lauch.
4. Lease vs free hold - it is only relevant probably 10 to 20 years ago where there is plenty of land. and you are lucky to be in malaysia. go and check out neighbouring country. vietnam, thaniland even china, where population is dense, no such thing as free hold. if you ask the professional anything above 50 years (for developed area - dont talk about kelantan ok) valuation wise in not important. it was a concern 20 years ago is because we current generation inherent the old thinking from our seniors that property have to be freehold, leasehold is a scam. please change your thinking otherwise you will miss a lot of great opportunities

i have more the say, let me know if you are interested. factors like demography, biz actitivities, efficiency of capital market, sophistication of market, liquidity of financial system, the proliferation of internet .............and so on.

People, please dont follow blindly on info and knowledge from books you read by some of the local authors which is written based on their experience in the past. caveat on basic fundamental such as your saving habits, personal finance and so. the market has evolved, i m damn sure they know, but they have yet to write the new books. obviously they will buy now and trust me next few years it will proliferation of books by these same authors coming in the market where they are selling BIG TIME.

if you understand economic wave, nothing can go up forever. Strictly speaking Malaysia has not encounter property bust in recent history rather since independence. i do have statistics showing the this phenomenon is in the making. bear in mind, think the opposite side, the bigger the bust the bigger property boom in the making. take this opportunity people.

yoki, your argument on BU and freehold is fair. but you need to price in the gated guarded concept, club house facilities, conquas certified, linear park, better project size and near naturally forest. After all, 1.3 mil at first soft launch it is still cheaper by any definition. what more can you ask for! but as the price creeping up i m not sure though. Premium gap is getting narrow, your risk is higher! the only question you have to ask is what is the risk of non completion by Mahsing! because we are also not comparing like with like as Skyville is completed but KR is a concept, you have not seen even a pillar yet! cheers.

UFO, any update on the lai meng chinese school? my kid will due for standard one in 2014.

thanks UFO.

further more with the on-going development at one jalil, i m sure interchange to sirim will be connected directly. instead no have U turn at Technology park ramp.

all, received a call from mahsing staff, confirmed price has gone up by RM120k. apparently, all 2s SD have been sold. left with 3 corner units (out of units open for sale) Price will go up again after CNY when the show unit is completed. Jesus, i have seen a single pilar but price has gone by RM200k.

i wish i could be a developer. reaping profit so easily. no doubt mahsing must have a strong and dynamic team producing right products catering for the needs of market not like the near by developer continue to produce outdated product forcing through your throat. just because it has piece of land at good location. kudos to mahsing that padan muka the nearby developer.

by the way, how far would you guys think the price will be 3 years down the road. originally it was for own stay. but looking at rising price i was so tempting to sell.

eric and kinraraboy, mind to share your valuation methodology

i kinda agreed with UFO. Assuming half of the unit is for investment (132 units), RM1.8 mil / unit = total value of RM238 mil. not a small amount to be refinanced. if you checked most of the semi D development in PJ are less then 200 units. so no of units is key here.

3 storey link vs 2 storey semi D. i think Semi D still win unless the premium is too far.

anyway, a lot of things could change 3 years down the road. hopefully by then, the LRT extension is ready and Jalil City materialise. these catalysts will definitely attract people from other area, then the price might be sustainable. otherwise relying on population from puchong and kinrara may be a bit risky.

well well, the valuation topic has been heated up ever since i initiated it. now you know how tough the valuers' job is! i think if you ascribe a value based on break-up evaluation, ie taking certain advantages and disadvantages of a development and compare it against KR, is not a good valuation methodology. a property development must be reviewed holistically! Honestly, i really think KR will have more distinct advantages then other projects. no doubt Jalil Sutera and Tmn Esplanande or even Taman Kinrara have better location and freehold. but none of the project is offering complete gated guarded and clubhouse facilities. valuation purely based on fundamental may not entirely accurate now a days. People is lot more affluent, concept & lifestyle becoming important. Pick-up any valuation report, none is ascribing value of the intangibles. still the old comparison method. Come-on there are no such apple to apple comparison. Conclusion, if you believe, Malaysian GDP per capita will continue to rise, KR will shrine. Hence the valuation is really your outlook of what will happend in 3 years down the road. Ai ya if you want to make money 3 years down the road, you will know who to vote in the coming general election. hahahah......

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Added on February 5, 2011, 4:45 amDear all, May the Rabbit year brings you abundance of health and wealth.

This post has been edited by mrhawk: Feb 5 2011, 04:45 AM

well if it is true that mahsing is able to sell at RM1.7 mil, those who buy is really suckers! I m sure many will sell after signing S&P. Assuming the lowest review price was RM1.3 mil, if you sell now, profit RM400k, i m just not comfortable with this phenomenon. Bear in mind that sudden surge in price is always not healthy.

No doubt that liquidity in banking system is still high and surprisingly NPL remain all time low. the convergence of all these factors just pushing household debt / GDP to all time high. not a good sign. i wish BNM could raise interest and SRR sooner the better to contain the bubble from blowing too big. hopefully bubble only burst after we turn our paper gain now to real cash!

Covillea, you are so bullish! you must be an investor. anyway, i do hope that will happen.

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Added on April 5, 2011, 9:34 pmby the way RM2.3 will be an capital appreciation of almost 80% is that realistic? Wow!

This post has been edited by mrhawk: Apr 5 2011, 09:34 PM

well said. i think generally, both market and the developer would be aware of this fact. This factors would have been priced in by Mahsing. For me if you want an appreciation of 80% you must a have damn solid catalyst which is least expected by developer and buyers.

Honestly i invested a Semi-D at the earliest stage so my entry price is low. hence holding cost and incidental cost is low. Based on observation now, second last row is selling at RM1.5 - 1.6 mil . i would assume the momentum should be slowing down already. buyers are not that stupid they may not have may choices now ie as so far only mahsing provide this features strong name developer, g&g, near forest, back on puchong kinrara boom around that vicinity and at reasonable price. typically, assuming last buy will be at 1.6mil at 30% appreciation upon completion at around 2.0mil will be fair taking into consideration of holding cost & risk of non completion.

one thing i dont like about mahsing is their strategy of sell and run. imagine if mahsing has a another 300 - 400 acres remaining land adjacent to KR which will be developed in the future that will be major catalyst for price appreciation in future.

by the way i disagree that valencia has a similiar demographic with KR. and are there Semi D in DPC? are you talking about sunway SPK?

i tot someone mentioned that for Sem-D double storey, what remains are the last row which are not open for booking as yet, should not the % sold is higher that 51%

ya right, i think that is more likely.

i think bumi reserve and forest reserve land are separate issue. The G could enacted a piece of land as forest reserve but it need not enact it as Bumi reserve. hence it is a political issue vs environmental issue.

but a i agreed with the point that protectionism is like silent killer, its like an opium that make you "high" at the beginning in short term. Not realising that the poison has been absorbed into the spine finally totally paralyse the whole system. Furthermore it is already proven by our country progress slower that neighouring countries. i think it will be fun is Azizi Ali is elected as minister of housing development do you think he will support these draconian rule in our country!!!