among all the development there... this one is the worse location !!! anything over 300psf... NO buy...

Manage to stop by for the MAPEX today.
Been talk to a few SA and below is what they usually will say:
Q: How much?
A: around RM3oo psf

Q: When to pre-lanch? How to sell?
A: End April, will sell phase (block) by phase but will build together.

Q: Looks very high dens?
A: No la, you know where is Mont Kiara? One way in out only.

Q:A bit high price woh? Cos high dens and with other condo around?
A:We at very low price with all glass and design, you check
  Treez at rm500 psf and Kiara Residance at RM350 psf

Q: Any shop lots like "Zest"?
A: Nope, only for residence.

Q: Any discount for "Zest" owner?
A: Er... maybe give you early bird discount

Q: What is "ZR" selling point?
A: Modern and life style glass design not like "others"
    New route will build for ZR to ease traffic, like the Ramp promise at "Zest"
    Walking distance to LRT, but not too near cos noisy.

Good or bad, judge yourself.
Attached with the ZR, KR and Treez location. Blue line is future LRT route.

ZR
Freehold, 1136 unit, near to LRT, no freebies, ~RM300 psf (from SA, yet to confirm)

KR
Leasehold, 360 unit, near to LRT, lots of freebies. RM 350 psf

Treez
Leasehold, 172 unit, RM550 psf

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

Today have a talk with my property agent. He don't recommend buying Z Residence largely because of the surrounding of this place where full of gangsters and the surrounding look quite run down. Not sure if should trust his advise but definitely need to consider before taking next move.

i can go i can go...