from rm280k to rm340k, sigh. means need to rent at rm2k to get only 7% yield.
for own stay, still got some old single-storey freehold house at melawati around that price.
PV project at melati can get bigger b/u.

This post has been edited by moonh: Sep 27 2010, 05:00 PM

it's less than a minute's drive from cemetery, which is beside ISKL.
plus, it's surrounded by Kg Klang Gate, medium-cost apartments and Desa Melawati shoplots & landed houses.

the concern should be more towards the Kg Klang Gate residents, not the Malay cemetery.
access is superb, if u have own transport i.e. mrr2 & duke.

yes, there is. can hear the callings from this condo, definitely.

Pros:
- accessibility (mrr2, duke)
- serene & quiet surrounding - melawati
- ISKL nearby
- reputable developer – in Kajang
- Sime Darby is now developing melawati, might have more condos at higher price nearby

Cons:
- near to kampong, mid-cost apartments, cemetery
- no walkable lrt station, no feeder bus to tarc or uia, yet
- access road might not be wide enough after this to support 400+ units
- for rm350k for 900sqf, u need rm2000/month to get less than 7% gross yield, is this realistic?
- melawati is fame for landed props; condos/apartments are not doing well, historically

Suitable for own stay if u’re comfortable with the monthly installment. For investment, difficult to tell.

3residen is selling well? still not sold-out after 2+ yrs right?

Info as per approved permit:
min price is RM 401,700.00, 18 floors, 408 units, freehold

maybe got early bird disc.

rm401,700 is the min approved price. means that the min price stated in the brochure (the small print which states min & max price).
if price is from rm340k this sat, means got discount. developer will slowly increase the price for the remaining units. this was developer's tactic during their recent launch in kajang.

great analysis, kochin.

3residen was above rm250k when launched by Negara Properties in 2007. yes, lots of tarcians stayed around here after graduating, esp in pv projects & around setapak/jln genting klang. lots of 2nd gen melawatians are also quite reluctant to get out of melawati as this is a nice area to live. not sure whether they can afford it though.

It depends on your level of exposure & ‘case studies’. If I can compare:
- why pay rm350k-rm400k if u can get Titiwangsa Sentral subsale at rm400k now (judging from adverts only). completed in june next year, and I think it has brighter prospect than this.
- some studios in KL city centre are going for less than rm350k now, giving u up to rm2k monthly rental. why wait 3 years?
- why not PV condo in tmn melati? Got LRT & food aplenty.

Is it an automatic 30% cap appreciation upon vp that u expect?
Is it difference in valuation the reason for not buying subsale?
Low dp for new project?
How much is your expected rental?

IMO, if the shoplots below prosper, the residentials will follow suit.

just out of curiosity, why don't u buy PV projects i.e. completed and also bigger at almost the same price?
are u sure it's walking distance to wmaju station?