hahaha besides, i wonder if new products like SOHA*, SOLA* will come out into the market

Oh, you guys are talking about Malton's shop-offices, icic, sorry I forgotten and thought it was Aurora shop offices by HH.

If individual title 3 storey shop-office, I think it is not that bad, given that this is commercial township and vibrant enough with the huge upcoming graded Pavilion 2 Mall and other commies. It's a package to guarantee that, you want to buy my Grd Floor, please pick up 1st and 2nd floor together.

I am more worry if 4 storey or 5 or even more, even with private lifts. Unless stratified commercials but to my theory, the more number of units in the commercial, the business can be the making of it however, if too many multi storey en blocs, it could be a kamikaze to the entire commies where owners hardly able to sustain the en bloc and hardly dispose the top or top 2 floors.

I also agree that strata title commercial where to buy en-bloc from developer and able to flip the top floors separately later on. However, one major issue is, it's not easy to flip the top floor.

So Chris, apart from SOHO, all others are purely office suites....

What about that Savannah by TMS?

Boss, ultimately I believe it depends on the developer, who will draft the DMC & also form the JMB upon VP. Many other big developers like Mah Sing also used this SOFO SOVO thingy to push sales by being able to get higher mof, compared if SOHO (subject to 70% ruling). All developers targeting investors who definitely own a lot of props.

But still like u mentioned, still none of the new hybrid SOVO SOFO developments are completed yet. Only time will tell whether will the developers keep their promises of being able to be used for residential as well onot? If not, manyak org mesti bising.

You mean Savanna Executive Suites?

I only heard this project name before and know the size is 900 sq ft with 2-3 bedrooms and RM 300k ono, I don't know the project in full details and never visited the sales gallery.

Since they used the name of "Suites", I predict this could be Commercial Title Service Apartments.

No Idea leh.

Boss, honestly, I am half water tank about this SOHO or SOVO/SOFO ruling but I dig some news and ruling from few of my friends working with developer. So, I could be wrong.

Agree with you that, many developers in the past 1-2 years had been smartly invented into the idea of SOHO under 85% margin and to escape away with the LTV 70% residential ruling. Much smaller built up size per unit + much lower price point = creates higher price per sq feet + higher number of units per block / tower / development. End up, high discount, more buyers and higher profit.

Anyhow that, I certainly believe that HDA is one of the main account to truly certified the projects being a residential SOHO or non residential non HDA SOHO. I also believes the same regulation goes for other modern names of SOFO, SOVO etc. I not sure DMC could play a role into it upon VP where the DMC is signed during S&P / still under construction while CCC / CFO is the issuance only after completion and it must be compliance for developer to submit the different names / concepts compare to earlier project launch by approval authority.

If I take a look into one of the SOVO, say i-SOVO by TMS at Icon City.

This is purely non HDA thus non residential commercial tower. The regulation is commercial, small office, design office or art gallery and etc similar but it also can be a non long term residential which translated to " owners / tenants can be overnight for hang out subject to no gas, no cooking and no piping is allowed for SOVO series. It's more similar to Hotel / Suites rather than a HDA SOHO or residential's service apartment.

It's interesting to see how these developer fare upon completion when they sold their non HDA SOHO / SOVO/ SOFO / SOSO as an own stayed SOHO / Studio / bedroom with partition during it's launches.

Yup totally agreed. Fingers crossed for my The Place @ Cyberjaya by MCT. VP next year. Marketed as office suites during launch but with partitions n furnished. Very obvious the units there would be mostly rented out to LKW students by owners upon completion. DMC did not state can't be used for residential purpose.

This project is priced at RM 700 per sqf. Compare to other Soho like Empire Damansara, the price is on the high side. Empire Damansara is priced around Rm 550 per sqf with fully furnished.

Besides that, if this is SOVO, very likely is pure commercial and not for residential. With the office tower proposed next to it, will it attract tenant with good rental yield?

I am new to SOVO and SOHO. Opinions needed from the gurus here.

I am not vested in any of the above projects

Location : I think Bkt Jalil is better, and better accessibility
Land tenure : Freehold (BJ), Leasehold (ED)
Package : ED (furnished with allocated car park) better
Supply issue (office) : ED and it's vicinity is easily 500% more than BJ and it's vicinity (OUG, Happy Garden, Sri Petaling)
Price : ED 2010 vs BJ 2013 (not a fair comparison), I believe due to over supply issue, ED office suite will not increase much, or could hv dropped back to 2010 price level, nevertheless, those <500sf unit are priced around 650-700 now.
Timeline : You can buy ED subsale now, yr mthly installment starts immediately, how much rental can you get? I am not confident with the huge supply of office lots by Empire Mammoth (for Empire Damansara and city) and the existing office buildings in Damansara Perdana and Mutiara Damansara, wat is the ROI possibility?
Aurora SOVO has at least 40 mths to play around, shd be safe sailing through thunder storm in 2014-2015 (my prediction again, might be wrong)

No one has crystal ball, I wouldn't say HH SOVO will hv good response after VP, instead of putting the money in residential highrise in BJ, I will opt for this one.



This post has been edited by UFO-ET: Oct 1 2013, 10:23 AM

Thanks for your opinions. It seems like there will be over supply of offices in Klang Valley. I just wonder how well Aurora can compete in this sector especially it is a SOVO and not the typical office building. Dont get me wrong, I am very interested in this project but I am trying to make sense that this will be a good investment.

IMHO,

THe lack (almost non-existence) of a decent sizeable lifestyle mall in KL south will definitely increase the chance of Jalil City Centre becoming a prominent landmark, which commands price premium, like Mid Valley.

In comparison, the chance of ED becoming a landmark is much lesser given the abundance of established malls in its vicinity.

I basically like the idea of buying property at an upcoming landmark.

Just my 0.2 cents

U presented a very strong point

Frankly, I agree with you that Pav2 will be a new landmark once ready.

U mean this BJ Hohup shop is individual title enblock ? got lift ?

Like that can only buy at about 4M.

Boss I forgotten bout tis HH thingy. My info was 2yrs back. But v were referring to the up coming malton shops. Hopefully it's not too costly. Any if it's 4mil for even 2 storeys then it's gonna b a whack case. Just worry tat my hands n legs not fast enuf to b in line.

HH strata title. 62 units
3-Storey - No lift, no ground flr, only 1st, 2nd and 3rd floor, grd floor is a boulevard type of design, a supermarket will station in
4-Storey - shared lift facing Mega Mall
5-Storey - Individual lift with roof top garden

Malton - 120 units, en-bloc (not confirmed)
3-Storey - No lift
5-Storey (corner) - lift

thanks !
UFO boss, got show room to see the two ? ps. I know, can see cannot touch

pls pls pls PM me if u got news. I won't q in front of you. no worry, I got no $$$$ to buy. I just want to know in time so that I can price my unit correctly..

thank you !!

This post has been edited by linkor: Oct 1 2013, 12:57 PM

Actually this HH, Malton shops, I don't mind buy upon VP. hehe.
My SW shop buy upon VP got 50% gain in 2 years.

Just got to wait. ~~

The inner facing 3 storey has walkway outside for 2 levels. Can move around with escalator . More like a retail lot to me. The ground floor is like klcc lower ground 1st floor is where u walk out to the main entrance n to pavilion 2 .

5 storey top floor is creative but not sure will Wong or not. 4 storey is the best but the road infront may be a link road to bj highway scare too busy n not feasible to walk across.

A link bridge to pavilion 2 is still missing if this happen sure Ho sei Lo