Any 1 interested in bulk purchase of this M-City? Apart from the lower price-points, the key is having the privilege to choose desireable units ahead of the rest.. pls pm me by today..

Preview planned for this Friday, some preliminary details are appended (subject to change). The expected launch is very close to the published indicative pricing, a bit of a surprise here..

Summary..

- Total Abt 1,800 Units @ 4.96 Acres
- Strata Freehold
- 10:90 DIBS
- Early-Bird Discount (Cash Rebate)
- Booking RM30,000
- VIP M-Club & Staff Preview Booking - Target 20th May 2011, Friday

Indicative Price Extracted From Website..

- Studio (500sqf) From RM398,800
- 1 Bedroom (680sqf) From RM510,800
- 2 Bedrooms (870sqf) From RM608,800
- 3+1 Bedrooms (1,560sqf) From RM1,015,800
- 3+1 Bedrooms Duplex (1,786sqf) From RM1,070,800
- Designer SoHo (700sqf) From RM528,800
- Designer SoHo (1,000sqf) From RM688,800
- SoHo Duplex (750sqf) From RM568,800
- SoHo Duplex (1,270sqf) From RM828,800
- Sky Villa 4+1 Bedrooms (> 2,150sqf) From RM2.5mil
- 3-Storey Boutique Retail [Individual Floor Strata, Enbloc Sale] (28*78) From RM1,600,000

------------------

1st Phase Preview - SoHo Block (423 Units)

- 731sqf Designer SoHo - 231 Units
- 1,050sqf Designer SoHo - 60 Units
- 800sqf Duplex SoHo - 98 Units
- 1,300sqf Duplex SoHo - 30 Units
- 4,213sqf Sky Villa - 4 Units

This post has been edited by properganda: May 17 2011, 06:05 PM

exactly.. the enormous paper gains for the 1st movers is synonymous to mah sing..

---

Added on May 17, 2011, 9:28 pmthe higher the number of units, the longer the race for the early-bird to build their margin.. the staged increase has to be introduced very cautiously so that, by the time of the final phase, there shudn't be many left-overs..

usually, when the 1st launch is priced correctly, the momentum from the response shud carry it throughout the lifespan of the project.. otherwise, it shud be screwed from the very begining, like their icon mk.. but in overall, ther're still a leader in pricing strategy.. hence the followers..

This post has been edited by properganda: May 17 2011, 09:29 PM

Preview has been postponed to next week to coincide with the showroom's completion.

The early-bird registrants should have started to receive teasers thru email / sms today with invitation to view the SoHo showunit next week.

For those who pm'ed me, I am just 1 of the buyers in the group, hope it clarifies. Meanwhile, I hv already responded / shared some information that was passed down to our group.

For the benefit of the forumers, some very brief information on the SoHo units.

- Partially furnished, equipped for residential use
- Each unit comes with 1 carpark
- Sizes hv been adjusted upwards respectively for all types (vs the indicatives), smallest SoHo seem to be the single < 800 sqf

That's all for now.

Cheers!

The answer is obvious, all those u mentioned, are pre-dominantly service apartments, albeit being the smallish units. For M-City, my play would be the SoHo's.. and the potential landmark status..

Those along the Embassy Row are in a way, trying to be KLCC wannabe or at least, attempting to take a slice of it.. but somehow, the distance is counter-productive, which is neither here nor there IMHO. The depth of it reveals that, though some may argue the location is less prime than those before GE Mall, it's actually the most strategic to feed the lack of such rendering class along the AKLEH, MRR2 stretch while sitting on the prime Jalan Ampang postcode.

The commercials in M-City is sizeable to serve especially those affluent landed G&Gs along the Ulu Kelang / Melawati, for those not wanting to shop to shoot all the way to KLCC. My advice to the developer is to rope in quality retail tenants.., e.g. Cold Storage will do well and spare a bit of effort to attract the Korean Villagers across One Ampang, although it should not be overdone, just the right mix if you know what i mean..

In each of the developments you mentioned, here's the main turn-off for me..

+ Olive 108, leasehold, price to premium where it should be at discount due to untested developer, in fact risky
+ M-Suites, dated design, too small to have any significant cap momentum in the mid-longer run
+ Elements, there's no commercial component to drive the value, smallest 610 sqf studios, possibly may die standing once M-City's 500+ sqf comes on board especially due to the facade design, and landscaping

I'm not vested yet, so I don't think I'm biased at the moment. But the main factor to consider is, still the volume.. 420 units of SoHo alone and 1,800 biji in total within the same development..

Mind to share your views too?

This post has been edited by properganda: May 20 2011, 08:31 PM

err.. i tot i mentioned that my reservation is the avalanche of units, that's is considered bad isn't it?

I won't dispute, quite extreme, only Parklane OUG can match this thus far.

Putting on an investor's cap, there are 2 perspectives.

1. those low-density developments, i.e. short legend, the price gap between purchasers are likely to be small, at times, passable. 1 of the reason is that, the project gets sapu'ed faster than the developer could increase the price. but when come VP, it's easier to dictate the price level, collectively better controls, stronger price appreciation.

2. those high-volume project, the staged price increase gets to run over an extended period, hence, more significant 1st-mover price advantage with many phases release. paper-gain is the name of the game, early-birdies gets its worm. risk runs at a higher rate than returns if u are late. come VP, the usual cap appreciation ratio is likely to be under-pressure with sudden spike in supply, the strategy is to protect the paper-gain, means at worst, must be able to sell at the developer's highest transacted price of the final phase. can sell means, got buyers i.e. real transaction.

for rental yield, as long as it's unique on its own. just a matter of sustaining for a longer period for the market to absorb the spill-overs before the curve improves. that is why i think SoHo has good chance of defeating the cons with the office-use option, not many around this area yet. The retail component must work for M-City, very decisive to me.

My 2 Cents.

This post has been edited by properganda: May 20 2011, 11:46 PM

But icon tun razak is to project purely on corporate image. they are already there with the showroom gallery.

like what tensai said, I suspect the old Wisma MS is for FS purposes. Same like Southgate opposite, when Nichi Fashion City sold that plot of land, they moved to F&N park, but eventually decided to rent back from MS in Soutgate coz biz has been going downstream since.

icon-city is nice, i like the cubist design., M-city would be the multi-level landscaping 'wow" factor. locationwise, both has its draw, but the tenant profile should be a vast difference. Again, my feeling is that M-city will trump if they can get the right trade mix into the retail... The many units will fall into place, hopefully.

This post has been edited by properganda: May 26 2011, 10:27 AM

Actually from the artist's impression, the available orientation are :-

1. south-facing - jalan ampang / lake view.
2. north facing - ulu kelang-melawati (plaza ampang city) / the lagoon & garden view.

For the SoHo block, very unlikely can see tje KLCC twin towers. My personal preference is the lagoon & garden view. Any bosses went to view the showunit today? Any feedbacks? Preview booking for M-Club & VIP is next Friday as scheduled, very much confirmed this time. Other information to share that u may ask openly now :-

RM20K booking Fee
Early Bird discount (pending confirmation)
10:90 DIBS
Comes with 1 carpark
Maintenance abt 0.30-0.40 psf (quite standard)

The freebies or rather "priced-in" package :-

- shoe cabinet at the entrance
- full kitchen, with top-hung, table top, cooking hood & hob (induction type), built-in 2-in-1 microwave oven
- full height wardrobe / filing cabinet in the room
- fully fitted bathroom (vanity mirror, basin, lower cabinet, shower-set + screen & rain shower
- polished tiles all-round with laminated flooring for room(s)
- glass balustrade for staircase (duplex) + laminated steps
- fully aircond with plastered conceal ducting from compressor to designated venting areas

For those who can still qualify 90% loan margin, this is as good as it gets, maybe only about RM30-40K downpayment, and sit back, watch how MS price the subsequent phases.

Preview, as in, project rendering and showroom viewing available from today.

Preview "Booking" and firmed-up details is from next Friday, for priority registrants, presumably VVIPs, M-Clubsters, Staff etc.

This KL Ecocity can be doing a lot of projects a big favour when ppl see the launch price, suddenly everywhere, anywhere seem cheap.. M-City, Elements etc. may just benefit from it, regardless of the location really.

Go to their show gallery in The Icon, Jalan Tun Razak, the building along the stretch between the BMW/Mini showroom and the US Embassy.

No need to think twice "To Invest" or "Not To Invest"??

I sort of agree with Tensai. Their unique proposition in the multi-level thematic gardens and lagoon, is a refreshing concept along the whole extended stretch of Embassy Row. But the biggy surprise was, esp talking about MS, the actual psf pricing is very close, to the indicative pricing esp after the cash rebate.

If I remmeber correctly, Elements' early-birdy was to place 20K booking, then Zero payment upon S&P. Essentially means that the cash rebate is the 10% less the 20K booking fee, works out to about 30K rite? Anyone, pls share.

Ok, here's what I speculate. I suspect the cash-rebate can be quite attractive and could be hot-heels going by the hint of similarity in Elements' structure and the Capers' psychology play by virtue :-

1. M-City is also asking 20K booking
2. The actual early-bird could be priced just a tad lower than indicatives ala YTL's Capers?

Somehow, I have not decided whether to buy yet, because they have adjusted the sizes bigger. Very likely will just follow the taikor and groupies. Yes and again, with MS' projects, early-bird and paper-gains is key, better than nothing.

---

Added on May 22, 2011, 12:04 pmBro, I think this M-City, if MS stick to their original size or better still, squeeze more units into smaller sizes of 500 sqf apiece, it could be the luxury version of AXIS. And when the price dips 3xxK range, whether MS or ML, it will fly lor. But being MS, they're still trying to digest such concept, I guess.

This post has been edited by properganda: May 22 2011, 12:04 PM

For that matter, after rounds of price increase and the intensity building from M-City, I was told that they can even give 15% discounts now without much effort. But what we would be interested to establish is, what was the structure during the early bird stage? Can anyone share?

10:90 DIBS is confirmed according to the taikor. But I question them, because AP still pending, technically no other banks can empanel this as their EF project at this stage, so no details of the financing scheme can be confirmed. Although MS is 1st tier, there's still possibility that it may not be the case.

Walau, Level 11 is a hot unit. If can get, how much to pay your GF?

To share, can find some more detail report in http://www.myrealestate.com.my/viewtopic.p...15194&start=175