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> SETAPAK GREEN RESIDENCES by UOA, Your Enclave for Refresh Living (Investment)

webby88
post Oct 10 2010, 09:34 PM


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Drop by the sales office this afternoon. UOA is having a preview and option for booking with rm10K issued to the stakeholder. S&P is expected to be executed in Jan 2011 as design is still being finalised. For 222/288, it is a sales launch.

Most levels are open for booking except for a few. Almost all KLCC and swimming pool facing units were booked. That translates to about 50% bookings of the available units as of 2.00pm today.

For 8th floor, KLCC facing view, price should be around 330 psf + or - a little, after discount. All units come with 2 car parks versus 222/288 only one.

SG has a density of 445 units over 4.5 acres of residential land. With a single block of 16 units per floor serve by 6 lifts it comes either with a "Semi D" or "Bungalow" design. 222/288 is on commercial land and not sure of their total land size and how many lifts per block.

Because of the 4.5 acres, SG facilities are quite spread out. The swimming pool is on the ground compared to 222/288 is above the carpark level thus indoor to save space.

The SG carpark is a separately built 6 floor complex with a roof top garden and a connecting bridge to the condo block. Quite nice in terms of open spaces and gardens, hopefully with proper landscaping and maintenance. Overall, 222/288 is quite a compact design with all facilities contain within a building similar to the one found mainly in KL city where land-bank is very expensive.

However, the design of 222/288 seem more modern compared to SG which looks like bangsarsouth park residence copy and paste facade. Hopefully that will improve a little as their design is still being tweaked. 222/288 have an impressive show unit whereas, SG has only poster on the wall and still subject to change on the design. Practicability of the design is alright. Finishing on paper seem very like park residence, bangsarsouth. 288 comes equipped with kitchen cabinet together with fridge, oven and burner/hood.

As to developer, UOA is a big organisation but not very sure of KP, developer of 222/288. Reliability and reputation of developer is an important factor. Can anyone familiar on KP or UOA please shed some light for consideration of potential buyers

A condo or service residence depends on long term maintenance. Which will be better maintained will be time tested. Which will fetch better sales or rental will surely depends on this important factor. Not sure if UOA or KP can perform better.

What can be seen here are 2 high end developments (at least based on price) in Setapak and the delivery of these 2 projects will test a new benchmark in the pricing for this area going forward. In terms of location, they are almost the same though many people familiar to this place, will say that SG is a tad better.

This post has been edited by webby88: Oct 10 2010, 09:38 PM
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john@
post Oct 10 2010, 10:03 PM


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QUOTE(webby88 @ Oct 10 2010, 09:34 PM)
For 8th floor, KLCC facing view, price should be around 330 psf + or - a little, after discount. All units come with 2 car parks versus 222/288 only one. 
What's the price for non KLCC view then? like garden, swimming pool or Gombak view?

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webby88
post Oct 10 2010, 10:07 PM


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I think it has 8 units KL facing view and another 8 units Genting view. One corner unit of the Genting view is directly facing the pool with the second unit slightly adjacent to it. The rest I would not call them swimming pool view. The Genting view is priced slightly lower though I am not sure how much exactly.
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edwinliong
post Oct 10 2010, 10:12 PM


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anyone know is there any diffrent the price day by day? heard like the price is increasing..... sad.gif
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webby88
post Oct 10 2010, 10:15 PM


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I don't think so. Though I will not be surprised that UOA may move the prices up along the way as they always do. Discount levels may also be lowered as commonly practice by most developers.
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penn
post Oct 10 2010, 10:27 PM


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Thanks for your update webby88! Why all take KLCC view? is tat so important? when comes to subsale, i think not much diff in price rite? so for investment, better take lower entry 1. which is gombak view i think.
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webby88
post Oct 10 2010, 10:38 PM


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I guess it is your choice when comes to investment. If the premium for a good view is marginal I guess it is worth paying for.

I guess what is more important when investing in a reasonably high end development like SG or 288, the ability of the developer to deliver on the promises is important. After, good maintenance will make sure the prices are sustained.
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mature
post Oct 11 2010, 01:09 AM


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QUOTE(webby88 @ Oct 10 2010, 09:34 PM)
Drop by the sales office this afternoon. UOA is having a preview and option for booking with rm10K issued to the stakeholder.  S&P is expected to be executed in Jan 2011 as design is still being finalised. For 222/288, it is a sales launch. 

Most levels are open for booking except for a few.  Almost all KLCC and swimming pool facing units were booked.  That translates to about 50% bookings of the available units as of 2.00pm today.

For 8th floor, KLCC facing view, price should be around 330 psf + or - a little, after discount. All units come with 2 car parks versus 222/288 only one. 

SG has a density of 445 units over 4.5 acres of residential land.  With a single block of 16 units per floor serve by 6 lifts it comes either with a "Semi D" or "Bungalow" design.  222/288 is on commercial land and not sure of their total land size and how many lifts per block.

Because of the 4.5 acres, SG facilities are quite spread out.  The swimming pool is on the ground compared to 222/288 is above the carpark level thus indoor to save space. 

The SG carpark is a separately built 6 floor complex with a roof top garden and a connecting bridge to the condo block. Quite nice in terms of open spaces and gardens, hopefully with proper landscaping and maintenance. Overall, 222/288 is quite a compact design with all facilities contain within a building similar to the one found mainly in KL city where land-bank is  very expensive. 

However, the design of 222/288 seem more modern compared to SG which looks like bangsarsouth park residence copy and paste facade. Hopefully that will improve a little as their design is still being tweaked. 222/288 have an impressive show unit whereas, SG has only poster on the wall and still subject to change on the design.  Practicability of the design is alright.  Finishing on paper seem very like park residence, bangsarsouth. 288 comes equipped with kitchen cabinet together with fridge, oven and burner/hood.

As to developer, UOA is a big organisation but not very sure of KP, developer of 222/288.  Reliability and reputation of developer is an important factor. Can anyone familiar on KP or UOA please shed some light for consideration of potential buyers 

A condo or service residence depends on long term maintenance.  Which will be better maintained will be time tested.  Which will fetch better sales or rental will surely depends on this important factor. Not sure if UOA or KP can perform better.

What can be seen here are 2 high end developments (at least based on price) in Setapak and the delivery of these 2 projects will test a new benchmark in the pricing for this area going forward. In terms of location, they are almost the same though many people familiar to this place, will say that SG is a tad better.
*
uoa selling 330 psqft...any freebies from setapak green? like kitchen cabinet/... i know 288 provide 40k freebies. if no freebies from setapak green, then the price is comparable with 288 liao, which selling 490k for 1400 sqft. then quality material is a comparable factor. anyne check on the quality provided by uoa? as good as kppropery provide?

anyway, 288 is residential land, not commercial land.

are you sure 288 provide 1 car park? i know 222 give 1 car park coz price is lower coz sft is smaller. if 288 only give 1 car park, then setapak green is cheaper interm of price (if material quality is comparable with 288).

This post has been edited by mature: Oct 11 2010, 01:34 AM
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lewislim86
post Oct 11 2010, 01:18 AM


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The unit is quite spacious and I think this area is mainly for families own stay..not suitable for rental..
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0106127
post Oct 11 2010, 02:29 AM


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UOA project is the better bet compared to 222 and 288 in terms of location, price, reputation, maintenance, quality, promise, package, profitability for flippers.


Added on October 11, 2010, 2:37 am
QUOTE(webby88 @ Oct 9 2010, 10:33 PM)
SG is on a 4.5 acres land with one block of condo whereas 222 and 288 service residence is on a smaller commercial plot land thus higher density. Developer wise, UOA is much more reputable.  I think both provide DIBS.
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hi, u sure UOA land size is 4.5 acre??

from the look of the land at setapak before launch, my estimation is only 3 to 3.5 acre.

if 4.5 acre maybe it include few wooden house at the end that have not been demolished.

This post has been edited by 106127: Oct 11 2010, 02:37 AM
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webby88
post Oct 11 2010, 07:50 AM


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QUOTE(mature @ Oct 11 2010, 01:09 AM)
uoa selling 330 psqft...any freebies from setapak green? like kitchen cabinet/... i know 288 provide 40k freebies. if no freebies from setapak green, then the price is comparable with 288 liao, which selling 490k for 1400 sqft. then quality material is a comparable factor. anyne check on the quality provided by uoa? as good as kppropery provide?

anyway, 288 is residential land, not commercial land.

are you sure 288 provide 1 car park? i know 222 give 1 car park coz price is lower coz sft is smaller. if 288 only give 1 car park, then setapak green is cheaper interm of price (if material quality is comparable with 288).
*

Not sure on the freebies for SG. Don't think there are any free kitchen cabinets. Quality of material is difficult to compare as SG do not have any show unit.

So 222 is on commercial land and 288 on residential when the tracts of land are side by side?

Can anyone confirm 288 comes with one or two carparks for the basis of comparison?


Added on October 11, 2010, 7:54 am
QUOTE(106127 @ Oct 11 2010, 02:29 AM)
UOA project is the better bet compared to 222 and 288 in terms of location, price, reputation, maintenance, quality, promise, package, profitability for flippers.


Added on October 11, 2010, 2:37 am
hi, u sure UOA land size is 4.5 acre??

from the look of the land at setapak before launch, my estimation is only 3 to 3.5 acre.

if 4.5 acre maybe it include few wooden house at the end that have not been demolished.
*
UOA in their letter of invitation mentioned 4.5 acres and will take it in good faith.

This post has been edited by webby88: Oct 11 2010, 07:54 AM
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lumutafuka
post Oct 11 2010, 10:24 AM


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i think is reali overpriced . Summore UOA group reali like tiger.400-600k i rather buy double storey.maybe location far bit but at least no need pay maintenance fees.
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webby88
post Oct 11 2010, 10:36 AM


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I felt it is overpriced as well and so it 222/288. But there are many people who are still buying. I guess some people wants close proximity to KL and this would be amongst the cheaper ones without compromising luxury and style, hopefully.
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alexgohh
post Oct 11 2010, 11:26 AM


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QUOTE(webby88 @ Oct 11 2010, 11:36 AM)
I felt it is overpriced as well and so it 222/288.  But there are many people who are still buying.  I guess some people wants close proximity to KL and this would be amongst the cheaper ones without compromising luxury and style, hopefully.
*
Definataly overpriced. Same as Setapak Green (just opposit 288, new project by UOA,), overpriced too.
Wondering why both overprice at the same time, same location compare with condos at setapak/ gombak area.
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lumutafuka
post Oct 11 2010, 11:32 AM


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QUOTE(cybertechmkteo @ Oct 2 2010, 05:07 PM)
UOA Going to launch Setapak Green project near diamond residence & 222 residence @ diamond square...
Price range : agak agak RM400-600k
Sqft : agak agak 1300-1700 sqft

What say u?
icon_rolleyes.gif  smile.gif
*
xpensive la..reali xpensive..pv oso not tat high..


Added on October 11, 2010, 11:35 am
QUOTE(webby88 @ Oct 11 2010, 10:36 AM)
I felt it is overpriced as well and so it 222/288.  But there are many people who are still buying.  I guess some people wants close proximity to KL and this would be amongst the cheaper ones without compromising luxury and style, hopefully.
*
u cn try search PV..i think nt tat xpensive..if i not mistaken 1400sq ft..ard 360k

This post has been edited by lumutafuka: Oct 11 2010, 11:35 AM
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vreis
post Oct 11 2010, 12:09 PM


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QUOTE(alexgohh @ Oct 11 2010, 11:26 AM)
Definataly overpriced. Same as Setapak Green (just opposit 288, new project by UOA,), overpriced too.
Wondering why both overprice at the same time, same location compare with condos at setapak/ gombak area.
*
Before 222 was launch, SG tentative price is very much lower but after the launching of 222 & thereafter 288, SG price went up even before launch to match the pricing of 222 & 288. So in a way, you may say that 222 & 288 cause the price of SG to shoot up wink.gif
BTW, from the look of it, most of KLCC view for 222/288 will be blocked by SG it seems.
KP Properties are 1st time developer so no reference for their OWN project yet but they're quite a good main contractor. FYI, being a good contractor & developer is totally different thing.

This post has been edited by vreis: Oct 11 2010, 12:09 PM
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aquest
post Oct 11 2010, 04:00 PM


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sought after units r those facing klcc n the corner units (type 9, 1423 sf) with L-shaped balcony facing pool/diamond/222

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edwinliong
post Oct 11 2010, 04:28 PM


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QUOTE(aquest @ Oct 11 2010, 05:00 PM)
sought after units r those facing klcc n the corner units (type 9, 1423 sf) with L-shaped balcony facing pool/diamond/222

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hi, PM you, please check ur inbox. appreciate ur help! biggrin.gif


Added on October 11, 2010, 4:37 pmanyone 1 know they still have 7% discount?

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kh8668
post Oct 11 2010, 04:38 PM


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222/288 view to KLCC does not block by Setapak Green. However, SG 's genting view is blocked by 222.

Try to check using google earth or google map.
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edwinliong
post Oct 11 2010, 04:47 PM


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i not understand, y nowadays condo provide so few car parks? like 288, 1400++ sqf with 1 car park? they expect 1 guy live in that 1400sqf-3 rooms alone? or expect other tenants to walking to work?

This post has been edited by edwinliong: Oct 11 2010, 04:47 PM
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