QUOTE(jeghui @ Jan 10 2011, 10:49 PM)
please do share your view. tq!
Let just take a few type of comparisons, there might be more of such housing projects, but I am just trying to pick up a few which have some of the following characteristic:
- Big township or big development (e.g. >1000 acres)
- Relatively new development (ranging from 5-15 yrs)
- Major developers (top 10 in the edge)
- Relatively close proximity in this part of klang valley
- Free Hold
- All Shah Alam (apart from Putra height which is neighbouring Shah ALam)
Following are my personal opinion: (I will not discuss location factor because this could be very subjective depending where you grow up , where you family are or where you work, and also since you chosen Alam Impian at the first place, I guess you already accepted the location)
1. Denai Alam
- Good thing is this development has been picking up very strong over the past 2 years especially, it has reaches a point where it is very much occupied especially the first few phases.
- Accessibility is decent
- More option on house type and design
- still 50% or so to be developed further
- House price is general more expensive than Alam Impian (based upon new house and based on houses launched at about the same period)
- Lavender (26x80 @ RM730k+)
2. Setia Alam
- Setia Alam development momentum is very quick and so is the price.
- A lot of variety of houses with difference plot size and design and built up. The earlier (phase 1-5) phases are pretty affordable and some of them still transacting from 350k to 400k at subsale
- New house is more expensive than a few years old houses (mainly due to facade, built up)
- Latest Gardenia (20x70@RM610k+), the specification of the house is in my opinion below average (relative to the price)
- The greatest thing is that this township is pretty mature to a certain extend and this will be even better when the setia mall is up bynext year.
- Good connectivity to highway (but mainly via the Setia Alam exit to NKVE)
3. Putra Heights
- Almost fully developed, now mainly secondary market (22x75 @ >RM600k)
- LAck of commercial (if this is important for you)
- Very quick neighbourhood
- Better accessibility than Denai Alam and Setia Alam (at this point of time) as it can be accessed from LDP, KESAS (via hicom) and Elite highway
4. Kota Kemuning
- Very matured development (in fact more than 16 years)
- Good mixture of ameninties (including school), factory/shops and residential
- Very dependant on KESAS and now perhaps LKSA
5. Bukit Jelutong
- One of the elite development within Shah Alam (before the emergence of SA or SEP)
- More focus on commercial and high end type of housing lately
- Entry price was not cheap from the very begining thus, some of the house price has been relatively stagnant.
6. Alam Impian TTDI
PROS :
- New house and and design/facade is slightly up to date
- Decent specification with porcelain and laminated flooring
- G&G
- PRicing is still relative decent (20x80 at 430k, 22x80@480k)
- Layout of each phase is slightly better (more house facing park and not many directly back to back
- Earlier stage of development (Alam Impian by I&P started in 2006, and really slow in 2007/2008)
CONS:
- Too dependant on LKSA (luckily it is still relatively affordable @0.60)
- Still new but too new, as it will take some time to see more people moving in
- zero amenities without paying toll (as of now) unless using jalan kebun
- still a lot of infrastructure development needed
So, if you balance up the overall value or factors, I think Alam Impian still pretty value for money if compare with the few development mentioned (comparing, house design, features, specification, land size). Well for investment, there is good possibility for price appreciation or in other words, more room for appreciation if the place pick up the momentum (or it can be considered as technical adjustment upon more maturity in the township). One thing you should evaluate is that among all these township, there is one commonality in price, new house with new design generally has a much bigger price gap compare with old houses with similar land size (e.g. 22x75). So, in this case, TTDI Alam Impian is actually offering pretty upto date design which brings more comfort in price comparison. At 430k, the specification is acceptable in my opinion. Of course, if you buy, you have to due with the current limitations.
This is my sincere opinion on this project, and if you bought the 20x80 type, I dont think you could go too wrong based on what you are paying (for own stay or investment).....the only thing is that, it might take another solid 4-5 years or development to be a more occupied.