As they told is 445 units. with a roof top garden. 222 and 288 dun have any garden. juz 1 block of building on the small piece of land. and indoor swimming pool. me myself i like the garden thing.  Can relax after working in KL.
so any update in the sales cybertechmkteo? hows the crowd?

I was told that SG had done some adjustment to the price due to resizing of some units which is now slightly bigger.  Not sure if this was an error on Friday which UOA found out or due to some change of plans.  As such some adjustment on the total unit pricing.  Whether psf the prices have gone up, I don't really know.

UOA quality is higher.

how many total units for Setapak Green? 4.5 acres land is quite a large land size with if it's just one block.

roof top garden? with such big land, why not garden on the land beside swimming pool which is better as for me...hehe...
about the indoor swimming pool in 222/288, for me i think it's a very good thing as well, bcos can swim regardless of weather. Important thing is their indoor swimming pool is really suitable to swim, not like those that good to see only.

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.

i have to say myself very impress of 222 facade as well, seems like they even done it better in 288. i went to the show house, nice....high ceiling, big main door, good material use for the windows and the bathrooms.

thats why buying properties from reputable developer (in this case UOA), you need to pay premium price since the risks are lesser and they need to deliver their promises. 
My point is for those that thinks good main con (which KP are) = good developer.

u missed the point. I wholly agree with your above statement. If u care to read thru, I did reply someone, he/she over flattered UOA
As I said, the point raised is ONLY u cannot merely compare being a good main con = GOOD developer

Yes. I forgot that point too. They have to move fast because of the 288 project.

In my view, the PV developments are the best value in Setapak area - location and price wise - but even their latest projects have become expensive.

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.

Maintenance rate can be the same as it is run by the management company I think.  But the utilities rate should differ if it is coming from the provider such as TNB, TM, Water etc etc.  Assessment and quit rent should also differ.

tats the bad idea of getting commercial land house

not really...
for own stay is defintiely bad idea...

for rental ma??? er not really good oso coz ur high cost cover back ur quit rent and assessment....

but hor PV3,5,6,8 is residential but yet can built shop inside oh

If 222 can get the right tenant for the shops then it is OK.  Just hope they don't simply rent to tenants that are renting out in Diamond Square.  If that happens, the property will drop.

Suddenly so many good discussion.

The concern is always there, with bad tenants and therefore affecting the value of some property. It is not something we not heard of, but i believe in the case of diamond residency, it may be a good buy if its reasonable price, because i can forsee the whole area (SG,222,288,Diamond) will be hot once, people flew in.

Well, its not only electricity bill that is more expensive, how bout other utility bills?

The petrol argument make sense, but for me, the diamond shop lot is just walking distance, i'm sure we can get what we want there.

I do agree, having shoplots at the ground floor allow massive convenience, but do remember that, it is a fix cost for intangible convenient. and i doubt that you will be able to do your normal weekly grocery shopping at the 22 shoplot. If for rental, ya it may be able to yield better rent. But i'm sure SG & 288 will get equivalent or even better rent psf, if compare with 222.

There is also no confirm that extra shoplots will give better rental opportunity. I doubt we have data for that.

wah... lets continue the discussion, but lets be constructive ya. no hate 

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Added on November 1, 2010, 9:56 pm

Well, i think webby mean overall. bad tenant = bad impression = affect price. Its something we can all agree on. Its a general statement, and there's more factors to it.

Allow me to rephrase: Bad tenant affect price*

Got disclaimer one.

I think most buyers can live with that.

I would thought that 300PSF may not be enough for developer to throw in premium finishing......

for me, setapak is over supply...how many new condo is in construction now?...PV 3,4,5,8...222 and 288 residency, and this one...the market cant absorb so many units or not in the years to come?

288 has 3 lifts instaed of 2.

24 floors X 18 units - 1 unit = 431 units

6 lifts support 431 units

so....= 72 units share 1 lifts.

Regardless your purchase is for dwelling or flipping, SG is a good buy. There is much room for SG to appreciate with its unique design and facilities comparable to other condominium in Setapak. The increditable features for SG encompassing intercom system, restricted lift access, roof garden over 1.8 acre, 6 lifts by prominent Japanese brand, low density etc common facilities....

If you purchase for long term rental yield strategy, minor negative cash flow is expected after factor in the monthly installment and management fee. Anyway, no body would know what is the rental would be in next 3 years. It could be further up or down.

Lastly, is not easy to have a new freehold property within 10km radar from KL city selling between RM290 to RM350 psf with freebie provided.

I meant "unique" is via visualise the whole condominum, just like we looking at the whole Prototype instead of merely the condo's facade.

Roof garden is unique. The entire project spread over 4.5 acre land is unique.