Oh do you mean those flats opposite Bukit OUG condo? In this case, there will be 2 new exits in the Bukit OUG area? If that is the case, it will benefit all the projects over there and will ease the potential traffic congestion problem.

Yes, u r right.

can someone draw on a map where the high-tension cables pass by?

yeah... pls draw the high tension cable + LRT correct route..

those who r familiar with the area care to share wat are the estimated vacancy rates and rental growth rates for the adjacent highrise apartment?

just to a get a general feel of investability for this new project.

The LRT correct route is between Bukit OUG Condo & Townhouse, work already start.

The High tension cable not really near ZR, it is pass by the factory area and medium cost area.

CAbles far away at other side of highway tmn tan yew lai there.

So far properties in bkt jalil all can say quite in demand, vacancies quite low. Imagine puchong/kinrara ppl pass thro here to go kl & u can gauge how well-positioned this area is, though ZR's specific location is subject to a bit of uncertainty cos of infra in progress, as usual malaysian planning..but i am quite certain upgradings will come in. Ur asking about 'estimated rental' 'adjacent highrise', theres no need to estimate as its all in the property sites like iprop.. Sorry, just reread your sentence, 'rental growth', this is quite tricky and ties in to my thoughts in the last paragraph. Those in immediate vicinity ie green avenue might be impacted, those on the lower scale such as jalil damai are in different rental market so don't foresee them abandoning these props, while further away savanna/arenaGreen are solid stocks rental wise.

The tricky part is estimating vacancy & rental 'for ZR' in the future cos many condos will be constructed around it as someone said.

Have to have a crystal ball to confirm whether bukit jalil will be 'the' place to stay in people's minds & therefore attract many to relocate here to fill up the vacancies.

This post has been edited by dripinrain: Mar 20 2011, 11:05 PM

been to mapex yesterday...4 block with launching of block A > B > C > D..
block D with most impressive view of klcc from sky lounge..but also most exp...

dripinrain, thanks for your inputs.

i see 2 risks to invest in ZR

1. Risk 1 (inter-competition) - huge supplies of new condos (estimated >4k units) that will be completed along Puchong - BJ before ZR is VPéd. is there a growing demand that can buy or rent all the new condos incl ZR. my guess is ZR targetting the same customer segment like the rest.

if the current vacancy rates > 5% and all condos are aiming for the same segment, then the new supplies will further increase the vacancy rate and hence impact the rental growth.

2. Risk 2 (intra-competition) - if 80% of ZR buyers are flippers, pls imagine the intense competition after VP to sell or rent and compete with other 900 units in open mkt

zest model pic.

This post has been edited by kochin: Mar 21 2011, 08:52 AM


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i think different area... becos some of the project are already "split" by the Highway, like R8, T.Mutiara, OUG parklane is above the Highway,
Rainz, Kiara and this ZR is same area which more near to LRT?

your questions similar like PA1120... i remember that time was end of 2009, many ppl get shocked with such high density 1120 units.. now accordingly to Trend today... it seems like 1000++ is begin normal liao... let;s see how 1120 works... then same with be apply to this

With such a surge in price for landed properties, younger generation will look forward to apartments and condos for the place of staying and I see there will be not an issue as there's still plenty of youngsters than is still rely on house or room renting so although there's many project is launching around this areas but if the price is reasonable (below $350/sqft) then they still able to attract buyers from other cities to this area. This could be an expense to other projects which is selling at higher price near the surrounding.

Is this considered near to the proposed cemetary near ladang bukit jalil?

people should always consider unit/area as more accurate benchmark. this applies to commercial project but good gauge for residential as well.
for residential projects, it should be person/acre.

In a rush, will add more thoughts ltr. Jus to clarify, the cables at yew lai cut across kesas to this side but not too near.. pls google earth to see location pylons.

Bro, please comment about the cemetery.

wah ... got cemetery? dunno ok to invest now ?? if u stay at higher floor... ur view will be...

ya pretty scary , pls dun buy cause at nite can see ghost

(need to discourage ppl here to reduce competition )

Eh, is the Zresidence location correct ? Not a bit more to the right meh under the red X meh ?

hehehe .... all ppl not scare these "thing"... just scare no $ to BBB...