where the pic?

waa.. looks like the dev is trying to pack as much in there as possible.

counting from pic, looks like 800 units give or take in such a small piece of land in such a small and tight roaded area. i don't know why but it feels like this is going to turn into a rundown maintained apartments once everyone pack in to it.

that bukit oug condo surrounding traffic is going to be a nightmare during peak times. imagine people driving off to work or jamming to drop/pick up people from the nearby LRTs.

kiara design concept is good and spread out well on the land and well located on the outermost nearest to the exits.

z residence location is deeper and its alternative access is having go through school and factories which can suck at peak times. understandable they need to squeeze as many units as possible on the land to try and ensure max profits without going too high psf but that translates into a packed design.

z residence so quiet, no more news? anyone knows when launching?

all indications won't point to 300psf which is not so good ledi..

just in time to swing by a short stop for Z so didn't gather much.

sizes: 1033 (2+1), 1243(3+1), 1400 sqft all @ 300psf
each unit comes 2 car park
no freebies

front:

pool size:
if really this is to scale, not bad the size but sad, only two blocks will benefit most in terms of view

car park:
4 levels and if you noticed, each level has it's own entry and exit that is not interconnect with each other levels

300psf with no freebies and high density for the development AND future surrounding development is an expensive buy comparatively with only pro supposingly it being nearby lrt station.

cause VK is 10+ years old and maintained very badly. on the outlook, because of the recent repaint, it looks good but take a look of the conditions of units in there and you'll notice a heck lot of them are in bad shape with water damage and some structure damage (quick development to meet deadline). also, some amount of races there that makes it fearful for other races to rent/stay in. you'll also notice that the type of renters there don't really care for your units so every new cycle of tenant means some repair and maintenance spending need to be done first.

i think all the pros and cons have been covered quite well over here throughout the thread so you can read it all up.

some posts back someone asked for the path of the high tension cables so here it is. ya ya, the up section part is wrong but at that distance, it shouldn't concern you. somehow the mouse stucked and i lazy to repaint again



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you can ask bukit oug owners about this incidences

is Z residence a good buy? i have some concerns and reservations now after seeing everything.

i notice that because of the design and concept, there is going to be lots and lots of glass amongst the units and from info, these are not going to be double layered tinted glass since need to save cost. base on the proximity of the future LRT extension line and the KESAS highway next to it, which both will be less than 200m, i got a feeling all those units facing outwards to these two sound sources is going to be hit very hard by noisy sounds day and night:

kesas - because it is now a main road used by plenty of road users
lrt - because it will function as public transport from day till night and without fail for consistent rides

i wonder what happens when those outside facing units find difficulty for rent or for flipping/subsale, how much effect will it have on the remaining units. and furthermore, you see the gap in the middle there? it will also reflect sound from the outside.

this place can be a very noisy place to stay or rent in since there's so many glass. and the added difficulty to swallow is now it is more than 300psf means you could be paying 400k for a noisy place of stay!!



This post has been edited by ebackbone: Mar 28 2011, 04:23 PM


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glass is ok/decent if it is double layered at the very least (used by any decent commercial high rise buildings) or the new tech version but Z won't be using this kind. and also you have to check on the sound source type. for Z, the two sound sources affecting it are very high in decibels, one is LRT line (star is famous for being louder than putra LRT) and next is fast moving traffic that causes sound boom. in a plentiful glass design, this combination would be very very bad for owners of Z.

haha. clear your mind but don't ignore the facts. there are several facts which cannot be disproved.

understand the reason why internal can be sapu first is mainly because of the heavy discounts they have and choice units like for example smallest in size. their investment security is much higher compared to other buyers because of the steep discount.

we all are just normal buyers either for investment or for own stay so we need to be more evaluative and research more to consider our best ROI or investment feasibility or even own stay feasibility.

i noticed the sound problem is because i found close by examples of this problem. hint: checkout the vacancy rate of "endah" units facing the same highway as future Z would be as an indicator (i like to use real existing units as a base for comparison as it is the NOW and not the future). then factor in that if it is already bad for those, imagine for Z that will be just using normal tempered glass. then last weekend i went by the location site to give it a sound test of how close it'll be to the highway and from my experience of viewing units that are pretty close to a LRT line.

just sharing my findings with all only

This post has been edited by ebackbone: Mar 28 2011, 04:57 PM

last week from internal is already mentioned:
- above 320psf with discount only for first X amount of customers and 300psf for internal purchases
- pool view/garden view (the only worthwhile units to prevent sound problems) going to plus rmXXk amount some more.
- no more 1000sqft units as booked fully for internal and relatives and not allowed for public to book
- every floor plus rmXk amount.
- legal & s&p free only for X amount of customers (most likely this will be discussed this week to be tweaked give to all buyers or still remain)
- maintenance @ 0.18 - 0.20 so that's about rm250 per month as well

all indications are Z will be priced above rm400k with all the mentioned faults and problems, how is that a good buy?

This post has been edited by ebackbone: Mar 28 2011, 06:18 PM

jinyee80, my thoughts exactly. bukit oug all the while has been having limited parking problem and they've always parked by the side of the road alongst jalan 3/155 & 4/155. expect them to also occupy parking at the new road that will facilitate MAX and Z there because most owners prefer not to park along 4/155 there because of distance and danger. and with the attempts of reviving bukit oug condo and possible influx of future tenants, that'll mean more people coming in with more illegal parking all around bukit oug condo!! unless the new road is built for a 3 lane, i expect there to be a bad congestion coming in and out from at least MAX and Z at peak times.

it's good experience if your first time go see property launch. no harm in that. mingle around to see how developers and sentiments push to become BBB mode. who knows, maybe meet some forumers there as well

it's confirmed tandem parking. only buying certain units/height will give 2 x single slot parking. btw, buying extra single slot parking another rmXXk. those in the know should know how kao that XX amount is hahaha

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Added on March 29, 2011, 6:00 amdeep pockets will always be deep pockets. they don't need to worry cause even though their buys turn sour, they are unaffected. that is different for forumers who come to seek opinion on feasibility of stay LTV 70 is just meant to kill off the small time investors so that the upper end rich will get richer as there is more room to play. have to understand that our gomen is a stupid and self-serving one so it is no surprise that they come up with that kind of rules hehe.

anyways, i wouldn't group Z in the same group as KM1, Treez and Capers. All of those 3 have their uniqueness with pros riding more on cons. I just don't see the same for Z.

This post has been edited by ebackbone: Mar 29 2011, 06:00 AM

i wouldn't say landed properties are definitely in a much better position. you'll notice that almost all new launches for landed are quite far away and their prices aren't cheap. some people prefer to buy a nearer distance to working place property even though high rise than a landed one that is similar in price but so far away from their work place. one day when landed become really really scarce and the price really really ridiculous, you'll find people will adjust to the idea of living in high rises more and more as there's only so much landed properties that can service the needs compared to high rises. a roof over the head is better than none

booking fee usually in most cases refundable. however, some developers are not allow to refund so better to double check before make any booking. normally in most cases where loans not approved, should be refundable.

which pretty SA? how come didn't see her one?

and by the time you decide you wanted it, it's too late. sapu-ed already lolz

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Added on March 31, 2011, 5:25 pmprice and offer is already mentioned in the latest pages of this thread. it's quite accurate what is mentioned. if you can and you like this place, go ahead

This post has been edited by ebackbone: Mar 31 2011, 05:25 PM