No idea for Twin Arkz, KM 1 West and KM 1 East or upcoming The Rainz.
KM 1 West early buyers at RM 500+ psf looks safe with potential 30% at RM 650 psf next year, I rate this much better than Covillea, which already asking this price now.

Covillea already hit RM 600-640 psf as at June 2013 transactions, one unit of 1293 sq feet hit close to RM 670 psf and valuation keep chasing it. Conservative valuation hits RM 600-620 psf early August 2013.

No transaction for The Treez as at June 2013.

Z Residence early phase buyers, esp those RM 300 psf ono, already hit > 60% by assuming the value will hit RM 500-520 psf upon VP, follow the valuation of KR1 which stood at RM 485-495 psf conservative valuation. Late buyers of RM 500-550 psf after 9% discount would have to wait longer to reach equilibrium.

Kiara Residence, few months before VP, all early buyers of RM 320 psf ono before 2012 already hit > 50%, due to 2 deals verbally agreed at RM 485-490 psf with condition S&P and also valuers mentioned no prob to hit RM 500 psf upon VP by early 2014.

Kiara Residence 2, to be VP more than 2 years later, entry at RM 400-430 psf, assume 30% by Jan 2016 would be asking RM 520-560 psf, looks very possible to have this valuation by early 2015. Late buyers of RM 450-500 psf, bought it at the current market price.

No idea for the rest of older apartments.

Very detail

3 yrs, becoz I predicted at 2014-2015 will hv corrections (in general), thus I think in 2016, the highrise condo price shd hv not much different fr current mkt offering, means wat you hv quoted will drop a little bit and rebound by 2016 (back to 2013 level). I really dun think the rental mkt can support RM600-RM700/sf ROI 6%-7% lah, so long rental cannot improve, price of condo will hv limit. However if Pavillion 2 and Paradigm can be ready by 2018, the whole BJ will hv a big jump.
Very surprising Z Residence selling RM300/sf early bird

This post has been edited by UFO-ET: Sep 10 2013, 12:33 AM

I think 2015 would have impact on price stagnant for most properties which bought at much higher than market prevailed price. Too many on-going projects were sold at much higher than expected market value.

Subsale of high rise by 2016 for RM 600-700 psf is indeed not easy, especially size above 1500 sq feet units. Depends on the inflation and the weakness of RM, however, I still believe that whoever able to survive 2015-2017, I think the price will go greater by 2017-18. Not adamant to see the 1500 sq feet above @ with entry above RM 600 psf able to survive easily for RM 800 psf asking price in next 2-3 years.

ROI 6-7% based on future market value would largely quite impossible. Anything can reach 4% can consider decent already. If I can get anything within 4% based on my previous purchase price, I am satisfy still.

Pavilion 2 would be expected to complete by 2020 and Paradigm Mall would be expected by 2017.

Ya, early buyers for first block only enter at RM 320-340 psf before 3% discount. Some VIP, internal staffs and existing clients able to get 7-10% discount. I was invited, but I skip due to no confidence level at that time. Late buyers of RM 500 psf ( 1200 sq feet ) and RM 550-570 psf ( 1000 sq feet ) were over tempted by the 9% discount. Guess these group of people would be the determination of how the cry war begins for Z Residence after 6-12 months after VP.

Thanks bro UFO-ET and bro Chris Chew on the analysis.

Come to conclusion, buyer who purhcase RM600 psf or above will have risk and may not able to get buyer (for invester) after the VP in yr 2015/ 16.

True, I started to feel the heat when I just rent out my Setia Walk 1352sf (fully furnished) at RM2,200/mth (after 3 mths), there are so many condos out there ready for rent, tenant is more and more choosy than before.
My buying price is only 526K (389/sf), gross ROI 4.2%.
BTW, I think those insider's / staff / VVIP price are not so realistic as it won't be those majority purchasers out there, I prefer to take the mean of the official launching price to the public.

Thanks for your detailef sharing. May i repost in covillea thread or can you please do the honours.
Tqvm.

Another 1,300 units


KUALA LUMPUR: Syarikat Prasarana Negara Bhd has awarded its latest property development project with a gross development value (GDV) of RM591.5mil in Awan Besar to SM Land Sdn Bhd.

Awan Besar in Bukit Jalil is one of the stations along its light rail transit (LRT) extension project.

Prasarana is a wholly owned Government company that owns and operates the Ampang and Kelana Jaya LRT lines and KL Monorail as well as bus operations in the Klang Valley, Penang and Kuantan.

Group managing director Datuk Shahril Mokhtar told StarBiz that Prasarana gave SM Land the first right of refusal to develop the 2.16ha land, as it was the previous owner of the said parcel before Prasarana bought over the land.

“Nevertheless, SM Land would jointly develop the land with a reputable and large developer, Satria Perdana Sdn Bhd, an affiliate company of Putrajaya Perdana Bhd.

“We plan to build four tower blocks of service apartments of 1,300 units with some retail space. The beauty of this development is that it would be adjacent to our Awan Besar station, one of the biggest stations along our LRT extension project, that would include 1,802 parking bays,” he said.

This latest development in Awan Besar is the sixth property plus rail development to boost its non-fare revenue, bringing total GDV to approximately RM4.2bil.

It has been reported earlier that most of these planned projects would start physical construction by next year.

Prasarana has begun to extensively work on property projects along its existing LRT lines and their extensions since it undertook a massive corporate restructuring exercise to further improve its position as an urban public transport provider as well as to strengthen its revenue-generating capabilities.

Towards this end, it has formed four new subsidiaries namely Rapid Rail Sdn Bhd, Rapid Bus Sdn Bhd, Prasarana Integrated Management & Engineering Services Sdn Bhd (Prime) and Prasarana Integrated Development Sdn Bhd (Pride) to give its operations more focus and greater freedom to grow.

Shahril stressed that Prasarana must expand its non-fare revenue business like property under the transit-oriented development (Tod) concept to support its core business of providing world-class public transport services to the public.

“As the public transport fare system is structured, there is not much creative strategy that Prasarana can come up with to create revenue opportunity from here.

“The Tod approach, however, should allow Prasarana to diversify its source of revenue through the sale of property and the renting of office as well as retail space, thus, giving it the bigger option of strengthening its urban public transport services,” he said.

Shahril said armed with infrastructure like stations, depots and parking complexes, its strategic business unit Pride has emerged as the best Tod partner for local construction companies.

“Pride can tie-up with these companies to develop areas surrounding the LRT stations into commercial or residential zones, whose communities can take advantage of the urban rail public transport services to address their commuting needs.

“This would trigger the transit-oriented community concept in the country,” he said, adding that the Tod concept would be an enabler to promote a sustainable, mobile and connected lifestyle.

He also pointed out that Tod also allowed a more robust increase and sustainable flow of ridership.

On the national agenda, Shahril said the Tod concept would also ensure less dependence on private vehicular use, with reliance only on the public transport modes of either the bus or rail.

“This would lead to a cleaner and better urban environment for city dwellers as a whole,” he said.

This post has been edited by UFO-ET: Sep 10 2013, 09:29 AM

Commercial shoplot in Bkt Jalil Jalil has great potential.
Latest Malton shoplot (unofficial) :-
3-Storey (no lift) - 4.0 mil
5-storey (lift) - 6.8 mil

This post has been edited by UFO-ET: Sep 10 2013, 09:36 AM

All talked on million. How to buy?

carpool?

Carpool? Yes

Wow, very high price. New benchmark in this area. When is the expected launch ?

How is the Prasarana development going to impact this area especially Kiara Residence 2? This is a PRIMA development rite with low prices?

Ho Hup 5 Storey already transacted at 6 mil (sub sale)

KR. ZE, RR, KM1 rental mkt will be affected seriously

Wow, wow, wow, Where is the Ho Hup shops? I thought it's not develop yet.

Brother, mau ini macam spam meh? apa la u

Opposite Sri Rakyat, now hard to get.
Malton SA also LCLY....
I miss many chances..

6 mil.

My Fren has just purchased The Link 5-Storey at 4.2 mil. There is no doubt that Jalil City shoplot will perform much better than The Link, but 6.0 mil is really tough to swallow.
Sunway The Geo also price 8.3 mil liao
Thus some millionaires can't even buy 2-3 commercial shoplots nowadays, another 15-20 yrs, our commetcial property price will catch up HK current price tag already