To me pv is not my cup of tea although cheap in price. Know why some projects can sell at higher prices and some cannot?

To me, pv is too high density, the target market of pv and sg / 288 is totally different imo, imagine the crowded pv area (shopping complex / shoplots / hospital). The pv development will help shape up setapak as an up rising township.

I want to live nearby, but not that near, that's where 288 & Sg came in, premium living but with higher cost. I do expect better delivery from both.

Although SG + 222 + 288 is kind of high density too, but i believe it will be a totally different ball game.

This post has been edited by hidden830726: Oct 30 2010, 05:09 PM

Sorry for not being clear. Let me explain myself.

1. PV (Setapak Lake City) location is better because it is a large development - Parkson, hospital and so on will be very near. Also TAR college means rental no problem. Strategic location because can exit to many areas - MRR2, Sri Rampai/Jelatek, Gombak and of course Setapak road. SG and 288 is in a very small area with one small road leading to Gombak Road.

2. PV used to offer better value per sq feet - Phase 1 and 2 buyers made a lot of money. Phase 3 will be ready next year and there are indications of at least 30% appreciation when completed.

3. But best of all - if you want to buy any Platinum Victory property now you can forget it. I just called the office and they told me that Phase 4, Phase 5 and their shops all sold out. They have nothing left to sell for now. 100% sold out means definitely got property value appreciation in the future.

4. As for UOA's SG - As far as I know - they took years before they could sell all the units in Prima Setapak 2 along Jalan Gombak. Why? Because the properties were so overpriced.

5. On the current SG project - 13++ sq feet is around RM470 to RM 500K for those facing KLCC view. in my view, if there were still any PV uinits left I would have bought that. But all gone! So I will just wait until I see some other projects next time.

Duplicate.

This post has been edited by hidden830726: Oct 30 2010, 05:27 PM

No worries... Pv still got apartments to launch... Lol insider told me that there got few units available, try to befriend with the marketing people... Sure u can get one.

Because of the larger development, and maybe even more congested?



Yup agree.



Expected.



Make sense. but then, PS2 is not so accessible convenience as compare with SG & 288. Its looks overprice because the unit is much bigger (sf) and therefore more expensive, only until recently that it appreciate. Do correct me if im wrong, as i'm not so sure myself.



Next project in setapak area will be 300++ psf onwards.

On that, we both agree. Setapak is a hidden gem. So close to the city but with reasonable property prices.

But overall, with the Bank Negara Governor probably putting in some curbs to buying properties (see excerpt below) I am cautious. But that is also because I have bought 2 properties last year and I think that is enough for now.

In short, SG or 288 - if buying to live there, go ahead. If investing, not so sure.

........

Friday October 29, 2010
Bank Negara likely to announce property curbs next week
By JAGDEV SINGH SIDHU
jagdev@thestar.com.my


KUALA LUMPUR: Bank Negara is expected to announce next week measures to curb
property speculation and a programme to create financial awareness for the
youth, said sources.

The introduction of a loan to value requirement for people buying their
third house or more has been talked about, but central bank governor Tan Sri
Dr Zeti Akhtar Aziz said any new rules regarding property loans would not be
a blanket clamp.

"We want to promote house ownership but we want it to be done in an orderly
manner and we don't want speculative activity,'' she said after a media
engagement programme at the Global Islamic Finance Forum.

"So, for first time house owners and perhaps even the second one, any new
rules will not apply.''

Zeti acknowledged there were pockets of property bubbles in the country, but
on the whole, steep property rises were not seen throughout the country.

"If we consider there is any imminent risk of a property bubble, of course
we will take pre-emptive action. We are not going to wait for the bubble to
happen before taking action,'' she said.

1. i dun agree that pv location is better. road distance data as below:

288/SG
from 288/SG to Jln Gombak: 150m
from 288/SG to Jln Genting Klang: 350m
from 288/SG to Jln Pahang: 400m

PV8 as benchmark
from PV to Jln Gombak: 1000m
from PV to Jln Genting Klang: 1000m
from PV to MRR2: 1000m

Moreover, PV is min 5000m distance more far away from KL city center compare to 288/SG.

Many ppl think near to college is good for rental. Yet, if you do yr servey, TARC student average only willing to pay for RM800 per month for rental (3 rooms). therefore, this is only worth if yr condo is around 200k. But, if your condo is more than 300k, dont think u can rent for TARC student. Besides, if you experience uni life before, u will know that most of the uni student like to move from one place to another place. it is normal to see student moving for few times in the 4 years of study.

2. not only PV, recently (especially this year) other new condo also increase in price due to sorrounding new launch project keep increase in prices.

3. due to current BBB mode, everywhere also selling like hot cake. 222 also sold out 90% within 1 day.

4. Prima setapak is not over in price, in fact they are bigger unit. we should see $ per square feet, but not the price only.

5. for your information, BBB mode not only happen in PV, but all other new launch project as well.

personally i dont like pv because they are too high in volumn. i feels uncomfortable when so many ppl staying same place with u and sharing facility with u.

Just two points to make.


1. SG / 288 is closer to Jalan Pahang (and the city centre). No qustions about that. But if you live around here, you will want to go to facilities around here. On that score, PV is closer to the heart of everything. parkson, JJ, Wangsa Walk, Carrefour, food stalls, futsal courts, banks etc. Also, many alternatives mean that PV owners can get to city through Jelatek etc.

2. Prima Setapak 2 was overpriced when it was launched - very overpriced. At that time it was the most expensive property (per sq ft in Setapak.)

guys, looking forwards... we buy properties with one aim....aim for appreciation no matter for your own stayed or for investment.

congrate if you got properties now....to those who wanna buy properties, please do so now. Otherwise, you need to pay more for good one.

Overall Setapak area is good, near to city and close to amenities. good to them who are working around KL.

Cheers.....

Agree!

But strongly suggest that you make sure that you have financial strength and holding power, just in case the market goes soft for a while

Wah so active suddenly. Anyway my point of view about SG:

1. Locality - hidden gem, so near to KL city.
2. Convenience - close enough to most amenities.
3. Density - within SG is not bad considering a land size of 4.5 acres. On a wider scale, if area under consideration from Gombak Police Station to Diamond Square and Taman P Ramlee it becomes a bit dense with a mix of high rise and bungalows. But still tolerable.
4. Accessibility - Via Gombak and Genting Klang mainly. Close to DUKE, MRR2. Not great but getting better with the expansion of Genting Klang road.
5. Pricing - A bit on the high side but if UOA can deliver the same quality or better than Park Residence, it is not bad.
6. Appreciation - Potentially Setapak area will be experiencing a value beyond RM 400 psf soon due to close proximity to the city.
7. On the negative, SG is launch haphazardly but UOA. Plans are changing, finishing, quality, size unknown. Many buyers expect UOA to deliver to expectations. Benchmark quality, at least Bangsarsouth Park Residences.
8. Another negative, No public transport plan in view such as LRT, MRT (not certain yet), KTM Commuter, Monorail.

The above are of my opinions. I am not supporting SG or UOA but just trying to be giving a neutral view.

---

Added on October 30, 2010, 8:42 pmThis may be true. However, most bank today is already capping the LTV.

On RPGT, this will depends on LHDN. IF this is revise to the old regime, definitely market will soften or plateau for a while.


This post has been edited by webby88: Oct 30 2010, 08:42 PM

Agreed. And with SG, 222 & 288, i expect the shop lots at diamond square there to prosper with banks, food stalls, etc.

But still, it appreciate in such a way that, its still a good investment nonetheless.

Overall, i believe PV, 222, 288, SG are all winners.

For the sick of discussion,

read this in PV4 @ Setapak thread

Anyone hear anything?

I really doubt.

There were some MRT proposal with stations at Taman Setapak, Genting Klang and Air Pansa. Here's one by Runding Fikir. http://transitmy.files.wordpress.com/2010/...r_alignment.jpg
Cannot find one from MMC Gamuda.

This post has been edited by webby88: Oct 30 2010, 09:43 PM

hmm.air panas kind of near also...

If the Greater KL plan with projects like MRT were to take off, KL property prices will still go up.

go up means appreciation for property.

Inflation instead of appreciate. Building materials cost shooting up also because of these new mega projects.

Then at least there is a reason why properties are getting more expensive to own then..