Hamdee, your statement is not correct. At current time, most market value (the value at which people want or willing to sell) is higher than valuer valuation or so-called bank valuation.

Valuation is a more scientific approach which need to be back up by statistic of sales/transaction (at least a few sales case). So for new township, they can only base it on the scientific portion (land size, builtup, freehold/leashold, facilities, orientation, location, etc) while benchmarking against nearest or similar township within the neighbourhood. in this case, they might benchmark against Alam Impian by I&P as more transaction had been done.

Theoritically, the difference between valuation should be quite close to market value. But in reality or practically, the difference could be much bigger. During property boom, most of the time, the market value rise faster than the valuation can catch up.

What is important is the value that you see because the valuation from bank can only proivde you with a rough idea of the so-called market rate (assuming matured township) and the market price is practically the price that the market/seller is demanding (whether it is reasonable or not, that is another thing all together).

Well I think is basically same everywhere with slot of trees! In PH, there's a lot of mozzie's after 6pm. Most of us install mozzie net to stop em from
Sucking us dry!

the overall package for Pentas is strong especially 25'frontage.....hardly find these DSL gems (big frontage) around at this pricing...Denai Alam's Maple Terrace (30'x80') is asking for >$1m. Subsale for D'sara Mutiara and USJ Heights for 25' frontage is >1.2mil

Hope TTDI will introduce biggie superlink with 30' width and double volume with attractive pricing