What do you mean by finishing is shitty? I dont understand how you can ask for finishing upgrade? Are you referring to material?

not trying to make enemy here...but just trying to understand how is the status of the submitted Memorantum? I heard from many who said this project is giving quality materials, while in this forum, existing buyers are saying otherwise. I was a bit confuse though...I went to the sales office a couple of times since it first launch in fact.

Can i ask if MS actually show you all the material used when you book the unit ? OR in fact, since the show house is ready since more than a year ago, is there any deviation from what you see (on the showhouse) compare to what they are about to give you (either in the S&P or the work in progress unit)?

Just trying to understand if MS is cheating buyer (promise this but giving that) or this is merely a expectation difference after comparison with adjacent project or others or MS is capitalizing on the general and loosely stated specification on S&P.

The above is referring to material as quality is really very subjective (unless it totally mess up). E.g. there is a photo on showing the mild steel being used at the back of the house as part of the fencing....but i thought that is very common. After which, they will paint up the reddish steel into different colour, the type of doors should be normally stated clearly.

nope, unfortunately, i missed out on the early launch of KR last year because i was engaged with other investment. I did follow closely on both of their project Garden Residence and Kinrara Residence launches.

Now, with the increase of price, it is slightly prohibitive to invest as i am interested in Palmiera.

I trust that you already bring this up to the highest level possible. First of all, i would like to congratulate all of you guys on the purchase and most importantly, you guys really are a group of matured buyers because in the past, I have seen many buyers reluctant to state their dislike, shy away from saying what their expectations are and also in many circumstances, many buyer would not want to expose the weakness or cons in the project that they purchase just because that they worry about what stated would eventually affect their property price.

I would suggest that you use the power on online forum as well. Perhaps draw out the comparison of material used against key or other major project offering similar features. Let everyone be aware of the material used is still marginally lower grade than those other project.

DEveloper being developer, they will try their best to maximize their profit, which is totally fine, but not at the expense of buyers. I also notice that in Garden Residence project, there are some design fault and a clear degradation of material use over the phases. Some of them are not too visible but for those who knows these materials, you just cant fool them.

Actually, from day 1, i dont like the fact that property developers can even specify the material used in more detail. These hundred of thousands if not million product, why cant they put at least better or clearer specification. E.g. Laminated timber flooring ....how are the size, the thickness, the model, the brand, the color, the coating, etc. I can understand that property developer dont want to be sued if for example the product they quoted are suddenly being discontinued or the supplier goes bankcrupt.

LEt me ask you a question, if MS were to sell KR based on BTS (pls ignore the price factor first), would you have bought it based on the current used of materials?

Not really.But it would be a decent comparison in term of house quality and materials or even the size of the club house as it is built by the same developer and both projects were launched in 2010 and perhaps only 6-7 months gap between the launch.

Also, can compare with other development. But one thing for sure, at least, as far as i understand, they dont use sand brick for building structure.....in fact a lot of > 1mil houses are built with sand brick already now....

YOu can drive along the kesas or elite highway, you will notice that the under construction development in USJ heights are built with sand brick.....also those semi-D in puchong by IOI are mainly built with sand brick.

agree but to a certain extend, i think we shouldnt be using the difficulties in future maintenance as an excuse to build everything small or skip building a few things. I remember years ago, a local car salesman trying to justify to me that the reason why some of the cars are not equipped with airbag was because of maintenance issue (if one being used, it needs to be replaced).....

By the way, the maintenance of a big swiming pool should not be much difference that the maintenance cost of a smaller pool, it is not porportion.

I do agree with you that, whatever the facilities it has to be sustainable by the maintenance fees.

But the ultimate issue here is about the delivery of product as per the expectation or promise.

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Added on January 3, 2012, 5:43 pmPlease check your fact before making comment and this is fact and not hard to interprete.

According to the USJ height brochures for each projects, you will find the specification stated as clay brick for party wall and cement sand bricks. Now, are you telling me that Sime changed their mind and decided to offer something even better than clay brick for all the walls.

Secondly, go and check out Garden Residence brochures and Kinrara Residence brochure.....in GR brochure it only mentioned generally as brick wall .... well you will be lucky (legally) that they are giving you clay or kalsa brick ....



This post has been edited by spydermind: Jan 3 2012, 05:43 PM

You may go to IOI office and if not those buyers who bought first hand from IOI especially on the puchong puteri (which is a slightly mroe expensive neighbourhood within puchong on average). This is inclusive of semi-D as well. I dont really expect you to believe me that there are a lot more property using sand brick when you even dont believe that USJ heights houses are built with sand brick....

YOu have to understand when develop mentioned Clary/Sand...they will generally use sand for wall and clay will only be used for partition wall.

If they are using clay, they would have either stating it as clay or generally clay or in your case that Mahsing is generalized it as brick but they give you kalsa or clay. I am backing MS, but at least they dont try to reap of buyer just on this aspect.

USJ heights starting from putera / putri already sand brick...they are launched from 800k (min price for 2S) and tht was a couple of years back. subsequently, sakura, reika and Capri, cyrus....

OSk property, sutera damansara.

Recent Maple, ficus, willow park, by sime darby ..... Denai Alam

D'Primera, cahaya SPK, some of the property already more than 1mil.



i am not here to argue with you and not trying to proof you wrong or i am right...the more important thing here is that developers are starting to use more and more sand brick for their project and buyer should realize about that. i am not saying that they should do it this way, in fact i also cant accept for relatively expensive project (depending on which time frame we are referring, e.g 2003, a semi-D by IOI selling at 599k was also using sand brick) ....

I rest my case ....

This post has been edited by spydermind: Jan 3 2012, 07:34 PM

call me old fashion, but for normal terrace house i still profer brick wall compare to pre-cast or on site casting despite a couple of advantages

The last thing you want is that they start using those pre-fab cement slab as per the one used in constructing flat or low cost apartment.

This post has been edited by spydermind: Jan 4 2012, 03:04 PM

Actually, some bankers are using a very simple way to do a very brief estimate:

For example: 22x75 = 1650, built up 3S = 3100

Then it will be 1650 + 3100 = 4750

If the price is RM1.2mil, then it will be RM1.2mil / 4750 = RM252 / sq ft

Alternatively, you may use land price + estimated psf built up price. if the land price around there is about 130psf (make sure you cant use whole project size and divide by developer purchase price) . then you will get about RM214500 for land and RM985500 for build up. Again, you have to reference the same parameter again. This is ignoring the other factor such as facing lake, junction, west, etc.

i guess the key issue here is about the market price in 2016 not about what you want to sell at...you can set any target but this thing is quite dynamic and you should reserve certain level of flexibility.

By the way, i thought the government (BNM) is pushing bank not to penalize people for early settlement.....what is the status?

Hi UFO, trying to understand something here, what do you mean by LDP bottle neck jam will keep pushing Kinrara price to a higher level? Mind to enlighten a bit. Are you suggesting that some people might be a bit frustrated witht he jam in the other part of puchong and thus the demand will increase for Kinrara?

I guess the fundamental of having G&G and CLub house with reasonable families would be a good fundamental for KR. So, in other words, it may be more resilient against fluctuation (downward). Also thanks for I&P for not innovative enough and will not be too innovative...then naturally the competition will be slightly less. But also take note of the other upcoming development which might offer investor with different appetite.

I think KR subsales will be mainly house buyer (for own staying) rather than investor.

But again, holder power also resulting in additional cost ...at 4.2% that means every year 50k+ will be needed each year...so the price appreciation willneed to catch up for more than 5% a year...... to neutralize the interest charges. If three years, mean your interest already close to 200k.

This post has been edited by spydermind: Feb 16 2012, 12:06 PM

i thought the last selling price from Developer on 3S link in KR is about 1.1mil (net)? Kindly confirm.

wah...not completed yet already talking about subsales price....very confident. now, everyone got this mentality of "sure increase one" 20-30% atleast.....

That ma be the case, but, is it Eastwood semi-D a better buy (direct from Developer) if 3S link in KR is selling at RM1.4mil (subsales)....this sort of thing will regulate the market and balance out the demand and supply factor eventually.

Anyway...good luck

Wah...Can Mahsing accept transfer of name during construction ? I dont think this is good if this is allowed.

Normally people will do it on a separate agreement...the real transfer happen only after VPed (Which means, from developer to the 1 hand buyer, then only from 1st hand buyer to the 2nd buyer).

Yup, KR also Leasehold.

Given a choice, everyone want freehold. But not easy to find a location, house type, environment and also price that you like.

i-property is really being abused to a certain extend. for people to test the market.....

I am not disputing the location, but drawing a circle like that and claim center of gravity might not bring any real meaning....Look at KLCC area...north east of the picture, not bad what.....i think it has got to do with the full township, planning and adjacent neighbouring as well as overall environment.

I thought earlier someone say kalsa brick is more expensive and even better than clay brick ?? Why is now that changing from kalsa to clay brick is something advantageous?