Hi

My friend's friend received her key and she was a surprised that the quality and delivery experience was much better than expected. This is in contrast to other Mah Sing projects that were handed over below par previously.

In fact, I was considering Mah Sing's property but was put off by their quality previously. I hope this is the way to move forward with the improvements and business ethics. Just giving some credit when it is due but hope Mah Sing doesn't get carried away. Keep it up.

Sharing some edited pictures.

Specs is quite decent, from selection of wall tiles, to flooring, laminates, switches, centralized and ducted air-conds (2.0 + 2,5 hp), sanitary wares, ceiling height, balustrades, shoe-cabinet in store-room Etc. No need to extend / cover the void area, very nice as it is. Facilities very broad, 4 levels of sky-club with mini-cinema.

This is after 48 months, no RPGT is to flip now? And yes, the owner collected 48K into her account on the 3rd day after the VP. Very decent for own-use as a work and play place. Doubt now is whether can deliver the 4 acres of hanging garden. Those facing behind may be a bit disappointed with the oasis at the moment. I did not post the pics here but the Plaza Ampang City is an eyesore.


Congratz.


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Hi

Mind to share the tenant-mix. No need to reveal the names if not convenient, just the type of tenant-miz. Like grocer, hardware, F&B, pubs Etc. 10x

I took the time to went there to have a look myself, I like their detailing. The bath even has the towel-hanger, the undermount of the kitchen basin (considered wet area) is stainless-steel/aluminium-wrapped, the height of the vanity mirror in both the baths, the fittings inside the shelf.

At the gym, they have the common and ladies gym separated. The kick-boxing gym has a couple of standing punching bags. The setback is, residents may have to pay to use some of these facilities like the mini-theater and the board room, I was told. Guess it is up to JMB to decide.

Sis

NNE-SSW orientation not so bad. Facing the Lagoon-Plaza Ampang City will have a little bit of morning sun and facing the Lake-Jalan Ampang will have the slight sunset (from KLCC direction, you get the angled view of twin towers as offset).

I was there at 4 p.m. and I am very particular about the orientation. That is why I pay a lot of attention when there, not at all noticeable heat even nearing the equinox. Aircond 2hp + 2.5hp well distributed airflow helps. Trust me, go for the double volume curtain, u can wash it once a year but the ambiance is completely different feel.

For those worried abt the heat, only the lake-Jalan Ampang facing will be affected a little bit. And out of those in this facing, the ones with the entrance on the right (kitchen on the left) will be shielded by the aircond compressor column, and for the other half, it is just an offset of a very angled sunlight whereby u get a glimpse of KLCC Twin Towers as compensation.

May be wise to check the specs of the existing window glass with Mah Sing, maybe already sufficient UV protection and heat resistance since it looks like all dark-black with reflector from outside. That is maybe 1 of the reasons why I don't feel as much the heat even during the 4 p.m. sun. Curtains always gives the soft touch to the ambiance that tint can't offer.

Consider curtains, as it will also lower the effect of echo in a double volume space. Tint and curtains also not cheap nowadays. But with 48K LAD and only loose furnishing, not so much burden.

Good point on the tariff.

Tint is a pro, but curtain is a must for renting out. Coz night-time, can see inside from another building. Option now is whether -

1. curtains
2. blinds
3. curtain & tints
4. blinds and tints

Curtains can be the feature of the unit and a bigger pro than tint. It will still serve the heat-reducing function.

Just my thinking.

Depends on what material of curtain u use. The curtain specialist will advice you coz for double volume, usually will choose light material. Do not stinge, do the daytime curtain also for max effect.

I think no need spend on motorized railing especially if maintenance is a concerned. Just make sure that the rail is well-supported. Means the installation may need to reinforce the ceiling panel. I believe a good developer would have already pre-empt this. Maybe this is the time to test whether Mah Sing has really gone down to the details in this project. If they have really reinforced the ceiling with just a simple additional plank, I think you should give them a pat on the back.

Relating to the heat and power consumption, I think the bigger impact is the sunlight hitting the aircond compressor.

If you are looking for the 1 bedroom duplex, I am also interested.

But this type only has 98 units out of the 423 units in this phase 1 block. Quite limited coz many also trying to hold out the 5 years to escape RPGT. Now > 4 years already. i think it will be in demand even for rentals.

No prob. And Congratz.

No need use motorized rail also coz the dimension not very wide. I think the width is 18 feet only from my naked eyes. Use more bracket to install the rail on the reinforced ceiling so that the rail will not bend over time.

Remaining developer's units above 1k/sf nett after huge rebate. No DIBS coz expected completion soon. Not many units left and for good view quite limited.

Thats why I still prefer subsale duplex, and factor in the immediate MOT Stamp duty. Anyone duplex owner willing to let go below 900/sqf here? Considering low 800 /sqf. 10x

This post has been edited by melting.jb: Mar 18 2016, 09:00 AM

I beg to differ. Auction usually cannot get the lowest because if price is low enough, there will usually be a bidding war which will push it back close to market level due to impulsive buying. And cannot view the unit, maybe all the fittings / appliances gone by then.

For subsale, I already aiming 2 units willing to let go below 900/sqf but not low enough for me. I may be taking more cash upfront but better than more expensive.

I have a gameplan which I can use the unit sooner with subsale, and rent out the unit to start generating income before the rest come into the market. Like I said, I am targeting 1R duplex, and not the bigger 2R duplex. This 1R duplex product dont have anymore in tower 3. I came, I saw, and I like what Ive seen although I am a late comer. I share what I see and hope it will turn out good.

Others not Free. It is factored into the price. I think I know how to calculate, even with all freebies added back into my subsale target, I believe I can still save close to 80K at least.