Hi Sifus, thanks in advance for your advice!

After weeks of reseach , i'm now seriously considering getting an old condo in Mont Kiara for own stay, i.e Kiara Pelangi, Pines, Palma or Sophia.

While the property agent told me that expats (japanese/koreas) love these condos, i am worried that once the expats decided to move to newer condos, the occupancy would drop significantly. Hence i would appreciate it if anyone could advise me the following:

1) Is my concern on the occupancy rate valid and whether there has been a trend where expats are moving out from older condos?
2) I would appreciate it very much if you could share with me the current occupancy rates of these condos as i wasn't able to get hold of the infomation or advise on where i can get hold of this information?
3）Will the current LTV Cap affect the prices of these (older) condos in Mont Kiara? Shall i wait first and if yes, how long?

Many thanks!

get pines. next door got new commercial area coming up.

if can get MK10 i thk it better. alot client like it too^^

A lot of my friends chose to buy Kiaramas for own stay

hi, thank you for the advise, any idea whether pines' occupancy rate is higher than the others? thanks!

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Added on November 7, 2010, 10:29 pmhi, thank you for the info, but MK10 is way to high end for me.

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Added on November 7, 2010, 10:30 pmhi, thanks! but i can't afford Kiaramas either, my budget is around 500K only, thanks for your input anyway！

with my budget, i think i can only afford older condos, or the smaller units in laman suria or casa kiara 1.

This post has been edited by dreamadream: Nov 7 2010, 10:33 PM

Check the price trend for the condo you are interested in. If it has remained stable or dropped over the past few years it is unlikely to be affected much.

Hi, does anyone know roughly how much is the yearly assessment and insurance payment for one of these condos? Any other hidden cost that i need to take into consideration besides the maintenance fees?

Many thanks!

what about windsdor tower ? I think it's quite a nice place for own stay !!! and it's very near to plaza damas so u will never need to worry about it !!!

This post has been edited by Adrian1981: Nov 8 2010, 09:59 AM

windsor tower is more commercialised, compared to kiara pines, palma, etc...
but occupancy rate dropping shouldnt be a major concern.. cos u buying for homestay.. not looking for tenants to rent..

windsor tower. u fancy staying on top of a shopping complex? points to consider
most people prefer a real condo

This post has been edited by airline: Nov 9 2010, 11:02 AM

Hi Thanks! the older condos' prices actually dropped during the crisis but rebounded since early this year. I hv observed that over the past 1 month prices hv been stable, but is 1 month too short a period to tell?

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Added on November 9, 2010, 11:55 pmDon't you think that without neighbours could be quite scary

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Added on November 9, 2010, 11:57 pmyeah, thank you for the suggestion adrian, but like what dream.angels and ariline mentioned, i'd prefer a real condo



This post has been edited by dreamadream: Nov 9 2010, 11:57 PM

can try KDS...still new, still looks quite solid good for own stay

I have also been searching around Mont Kiara and I believe that most expats are moving out of older units to new units in Solaris. I also wonder about the rentability of this older units? Anyone can comment how easy to get a tenant for this older units and at what price?

Hi Yoki, thank you for your suggestion! am looking at KDS as well, but the price seems to be stubbornly high at the moment. Not sure whether the price will drop a bit after other newer condos along jalan kiara 3 complete?

I am still looking around coz buying for own stay

dreamadream,
my 2 cents worth to u, mate!
things for your pondering.
KDS is COMMERCIAL status therefore higher assessment bills and utility bills and etc.
Pines is kinda old but still 'tolerable'. you may want to consider Palma (low density with plenty of greens), Sophia, Pelangi. Alternative would be to hop on to Solaris Dutamas but commercial status again but with plenty of amenities or within your doorstep.
Laman Suria is also kinda okay.
I presume you intend to purchase Sunrise's property above others?
Else there's 2 condo sandwiched between the UOA villas and MKIS is also kinda good and affordable.

Tenants moving out.
Confirmed it is a trend. What the expat does is they are allowed a fixed budget for accomodation. So naturally they will always 'hop' onto new developments within their fixed allowance. I know a few expat (even with family) doing that for years in MK area. They just continue to jump to new developments till they leave the country.
Please note that with each new completion of new condos there, the surrounding condos usually drop in value (slightly) immediately due to existing owner's tenants moving out to the new phase.
cheers!

no prob mate..btw
what is the asking price for KDS?
i.e 1k sqf and 1.2k sqf

Asking price for KDS? I believe it is still running at sub RM500 psf...
Kochin - are you sure KDS' assessment + utilities are commercial rates?

absolutely! it's serviced apartments to be precise. definitely not condominiums!
KDS stands for kiara designer suites.
when was the last time you ever heard a residential development project name with suites???!!

This post has been edited by kochin: Nov 18 2010, 11:57 AM

still on the high side eh...try to low ball abit i.e $420-$450...
time is on our side....MK residential is super over gluth i think.....

A few months back, developer still has about 10 units , asking for slightly more than RM400 psf.

then revised the price to 400 and below....dun buy overprice kondo..

good time to enter mont kiara market...chose a well maintain condo by sunrise...u will hv plenty of choice...

tpleong - all those units were on the low floor, I believe it was floating at RM 430psf.
But I'm sure the units are fully sold, I hear the strata title is out.

Well, anyone can advice on the rentability of mont kiara area? How long does it take before you get to rent out your unit, 1-2 months? or 4-6 months? Is it easy to rent out empty units or does it have to be partially/fully furnished before it can be rented?

Someone leapt to death in a Mont Kiara condo today

Which one?

Can't say out of respect for deceased's family since no official news released yet .... Happened today at 3'ish p.m.

This post has been edited by overthemoon: Nov 18 2010, 11:00 PM

OK, din realised you know the family. My condolences.

hi kochin, thank you for the info, really appreciate it. ya, i prefer Sunrise's property due to good property management, visited Vista Kiara and kind of disspointed withe the upkeep though it's much cheaper than other condos within MK. Palma & sophia are both priced much higher than pines and pelangi. I am a bit worried about not having neighbours, not sure whether low occupancy will eventually translates into low collection of maintenance fee also

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Added on November 19, 2010, 12:03 amya, Terzam is rite, the asking price is more than 480per sq ft, most of KDS selling > 500 per sq ft. tks for you advice!

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Added on November 19, 2010, 12:05 ami agree 100% that's why have not been able to say yes and grab an unit, i just think that 500 per sq ft is really overpriced, but the owners have holding power i suppose, that's why still no deal until today

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Added on November 19, 2010, 12:07 am price increased by RM100 per sq ft within months???
obviously i missed the boat


This post has been edited by dreamadream: Nov 19 2010, 12:07 AM

how's the acquisition of sunrise by UEM land
with the landprince intervene, it may not be the same anymore

No, I don't know the family personally but I know the deceased's 'community' very well ... And I was in the area about the time of incident. It's a tragic loss which everyone is trying to come to terms with ..... Too many speculations about why ....

[quote=dreamadream,Nov 19 2010, 12:00 AM]
hi kochin, thank you for the info, really appreciate it. ya, i prefer Sunrise's property due to good property management, visited Vista Kiara and kind of disspointed withe the upkeep though it's much cheaper than other condos within MK. Palma & sophia are both priced much higher than pines and pelangi. I am a bit worried about not having neighbours, not sure whether low occupancy will eventually translates into low collection of maintenance fee also

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Added on November 19, 2010, 12:03 am

ya, Terzam is rite, the asking price is more than 480per sq ft, most of KDS selling > 500 per sq ft. tks for you advice!



The only types of Condos with under 500 per sq ft are:

- OLD condos, > 10 years;
- Or those with a huge layout of > 1,500 sq ft

I see that recent postings saying prices is quite steep now at RM500/sq feet. Have some questions as below.

1) Will the prices increase or decrease, any comments on this?
2) Also, no one has mentioned how is the "rentability" of the units. I've seen a long list of apartments for rent in Mont Kiara recently in the newspapers for the last couple of weeks. Does this mean, it's hard to rent out?
3) If renting out the units, is it possible for basic unit or has to be partially/fully furnished to rent out easily?
4) With the recent news of someone's death(my condolences to the deceased family and friends), will it affect the prices of selling and "rentability"? I guess it may not affect in the long run(maybe affect for like 2-3 months before everyone forget about this incident) as this is "sudden death" as stated by police and not a murder or something like that.

If want easy to rent out go for the small
Units, big units Erm......,,,

Maybe you are referring to this one...sad news.

KUALA LUMPUR: A 17-year-old boy fell to his death from the roof of a 26-storey condominium in Jalan Kiara 3, Bukit Kiara here.

The teenager was believed to have been suffering from depression.

In the 1.30pm incident yesterday, Toshiyuki Seito who was of Japanese-Filipino parentage, died due to serious head injuries as a result of the fall.

Police believe that the boy, a student at an international school here, had fallen from the roof after they found his schoolbag there.

The boy is believed to have gone to the roof immediately after returning home from school.

The boy was an only child and lived with his family on the 17th floor.

If you mention go for small units, how small? I'm looking at some units in Mt Kiara around 1.1K sq/ft. Would this be just nice for normal family sized? If smaller than this will be studio. If studio, I heard it's hard to sell off eventually.

Yes ... His name has been mis-spelt by the press. Not too sure if they even got the timing of the incident correct. I'm surprised that it was indeed reported as there was another accident (pool) happened in MK last year which went unreported. Really tragic.

This post has been edited by overthemoon: Nov 19 2010, 10:56 AM

Which condo's pool ? if I may ask

Along Kiara 5.

A little girl. I believe a Malaysian. It wasn't in the newspapers as far as I could recall .....


This post has been edited by overthemoon: Nov 19 2010, 04:03 PM

My place ...almost ...luckily saved by someone. It was scary !

Noooooo ... this case was a fatality .... Cos child was covered up when taken away ...

I know .....what I am saying is my place, at MK also , got also a case luckily was saved.

Think parents ought to be more careful and alert.

kiara 3 or 5?. i think is vista kiara, kiara 1888 one of those condos

This post has been edited by airline: Nov 19 2010, 07:15 PM

????????????

Any comments on this questions?

I see that recent postings saying prices is quite steep now at RM500/sq feet. Have some questions as below.

1) Will the prices increase or decrease, any comments on this?
2) Also, no one has mentioned how is the "rentability" of the units. I've seen a long list of apartments for rent in Mont Kiara recently in the newspapers for the last couple of weeks. Does this mean, it's hard to rent out?
3) If renting out the units, is it possible for basic unit or has to be partially/fully furnished to rent out easily?
4) With the recent news of someone's death(my condolences to the deceased family and friends), will it affect the prices of selling and "rentability"? I guess it may not affect in the long run(maybe affect for like 2-3 months before everyone forget about this incident) as this is "sudden death" as stated by police and not a murder or something like that.

A quick answer to your questions.

1) At this moment, it is still on uptrend or stagnant....but I believe there will be a correction ....the question is ..when ?
2) Yes, hard to rent out . Don't buy for rental , own stay is ok.
3) Mostly preferred parftially/fully furnished but as advised above, pls refrain from buying for rental investment at this juncture.
4) Yes but mostly covered up.

1 unit CASA Kiara 2 for auction, you can try you luck, check iproperty.com.

more and more will come Mont Kiara become a history.....

I'm curious Nikmon, what would Mont Kiara become history? Please elaborate...

I'm pretty sure an auction unit in Mont Kiara isn't very representative, neither is it the only area with auction units available.

The property price is high, and a lot of supply, high risk for investment compare with old time, but still it is a good place for stay, this just my personal view.

Casa kiara 2 still got developers units.
contruction will everywhere next to casa kiara 2.

I agree with Terzam. Mont Kiara will not be history. It's just in transition period for some of the condo's. I believe certain condos will be attracting many local buyers there and this will be a boom when locals flood the area to purchase a unit. Expats move out, the affordable locals will go for it.

I wasn't making a statement, merely requesting Nikmon to elaborate.

A past/ current enclave of foreigners must mean that there are basic fundamentals in place who would provide reliable and good rental returns. If Nikmon suggests history - what has/ will changed?

Plus, with the current launch prices of some new development, it makes Mont Kiara look reasonably cheap!

Plus, with a recent years of commercial developments with Verve Shopping, 1 Mont Kiara etc, Mont Kiara appears to me to be gaining attractiveness as an enclave.

and Yes, I am super concern with the upcoming boom of new condos - abit worried of 2012.

mont kiara wont become history...it is brand of highclass living style....more and more affordable local buying for own stay..

being so called high class area. the roads are still full of potholes!

Ha! I fully agree - the roads are narrow and full of potholes. The roads always seem to be constantly dug up. Even the sidewalks are hopeless!

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Added on November 29, 2010, 8:05 amJust checked... KDS' utilities are definitely residential rates.

This post has been edited by terzam: Nov 29 2010, 08:05 AM

hi sifus, need help here, thanks in advance!

1) i was doing my research and saw someone said that there is a CAP on Laman Suria's price , just wondering why is it so?

2) The proposed MRT, if located near Laman Suria, what would be the impact? pros & cons?

the source: http://ansek.tchmachines.com/~smpmlrpd/vie...fd29678303031d9

i don't seem to be able to register myself with the forum above so couldn't ask directly.

sifu pls help, thanks!

dreamadream:
Try browsing & registering via www.myrealestate.com.my instead.

Hi Terzam,

thank you for your advice, but still couldn't register myself. "this email add is banned" is the message i get everytime i try to register. i actually tried 4 email addresses from different service providers ,i.e. gmail, hotmail, yahoo, but still all kena banned

Super weird, but it's probably because you entered the incorrect confirmation code (it is case sensitive). Once entered incorrectly, the email address is banned.
Try and e-mail the administrators.

actually, buy subsales in MK is way better than buying those untested area that are selling >400psf nowaday
best for ownstay

Another person 'jumped' in MK today ...

Hmm, this sure give me the feeling that its definitely not a conducive environment for raising a family.

another person??? wat the

More info, please! Especially WHERE?
I can't seem to google the news...

hi which condo pls? I still havent found my dream home yet

actually i suggest we do a sticky on jump case condo
or errie murder condo, in KV, so that potential buyer can be caution when look out for one for own stay

Didn't read any special incident in the news... is this a hoax?

yup, not in papers.

this is real. i saw it with my own eyes.

Hi Greyhound, so where exactly did it happened? U staying around there?

So, where it is? Which Jalan at least...

which condo? Plz pm us.

jalan kiara 3 again..can't name the condo la, it was an unfortunate incident that happened on a sunday morning.

woaaaa.....
JK3...tiew lau gai

This post has been edited by yoki: Dec 13 2010, 11:28 PM

OMG, this is the only "jalan" with condos that i can afford lei

is this a sign that i shud look somewhere else

This post has been edited by dreamadream: Dec 13 2010, 11:45 PM

Gosh, greyhound...

Dreamadream,
Perhaps, affordability is not the only thing in consideration. Kiara 3 condos are actually getting cheaper by the day. But then may not be conducive environment to stay. Just my 2 cents

dreamadream, i felt that most condos out of MK are already getting costlier than the condos along JK3.

whatever it is, just pls dont jump off buildings regardless how depressed/upset/hopeless you feel la k, very traumatizing and upsetting for others.

Look at it this way ... you can't prevent people from 'jumping' ... Depression affects every strata of people, the rich and the not-so-rich ... Remember the case of the MH pilot who 'jumped' ?? ... Also, (as a result of years in the media industry), there are cases which are reported in the newspapers and just as many cases which are not. You would be surprised at the latter ... Just under a decade ao, we bought a property in one of the most (if not THE MOST) coveted addresses in K.L. for own stay (no - not MK). It was only like 3 years after staying there and during a casual conversation with the security guards did we find out that 2 maids died under suspicious circumstances in separate incidence in our block ...

This post has been edited by overthemoon: Dec 14 2010, 03:16 PM

seriously, now feel a bit hesitated when think of a condo along JK3, but affordability is really the key issue

i can't agree more that condos outside MK are getting more and more expensive, really wondering why there are so many rich people out there ?

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Added on December 17, 2010, 1:19 pmhi,

any comments on Lanai Kiara for own stay. The asking price now is going for around RM300/sf . within my budget ~

This post has been edited by dreamadream: Dec 17 2010, 01:19 PM

Once I was also looking for a condo in Mont Kiara for own stay but after some research decided against it. If you have decided on buying a condo on Kiara 3, just bear in mind of the traffic during school hours which could get pretty bad. Lanai Kiara is ok, one of the more affordable in MK, but make sure the unit is far from the freeway. Also, I was told that in future there will be a LRT line cutting across that area and maybe close to Lanai Kiara. (don't know how accurate this piece of news is) If indeed true then it could be good for investment but not sure for own stay.

Have you looked at Laman Suria? Also quite affordable and managed by Sunrise. I have viewed a unit here before and indeed the maintenance is quite top notch. Mostly occupied by owners.

Good luck and hope you find your dream home.

Hi, thank you for you advise. Can't agree more with the noise from the sprint hw . Went for 2nd viewing in the morning and the noise was indeed noticeable although the balcany is not direcctly facing the hw . The unit offered was quite old, definitely need to spend a lot to renovate. so in the end i decided not to buy.

i hv looked at laman suria as well, can't agree more with you on the maintenance. alomost put down deposit. But my family pointed out that the rooms, especially the second bedroom is damp, think not healthy to live in there? Agent told me all the units in Laman suria have the same problem, because the second rooms don't get sunlight and air circulation not too good

so still looking

can consider MK Bayu / MK Sophia

good area along Jln Kiara

hi i was thinking to buy mk area too... laman suria no la... location out d... somemore jam jam jam... u can try look for mk bayu quite nice well maintenance buy sunride too... i oso still looking man....

Bought a unit in Casa Kiara along Jln Kiara 3 from the developer. Now waiting for the keys to be handed over once the bank is processed. Previously viewed several condo units along Jln Kiara 3 and Jln Kiara 1, but finally settled for Casa Kiara because it's a new unit held on by the developer while the rest are pretty old and the renovations and built-ins are outdated. My personal view is that Vista Kiara may have some units offered at below market prices but there are some aspects that I dislike of that condo. I stay away from MK Bayu due to certain well known incidents that have happened there in the past.

hey dude... casa kiara & vista kiara no really good for me... coz i dun jln kiara 3, coz morning very jam afternoon oso jam... somore that the road through segambut area.... anyway thx for the advised man...

This post has been edited by liptontws: Mar 14 2011, 01:45 AM

What is the market price for a mid floor Laman Suria condo now on a 1178 sq ft unit?

Thanks!

Mont kiara bayu got past history? No
Wonder 1,3++ going for below 500k?
Mind to share?



This post has been edited by airline: Mar 22 2011, 02:34 PM

What is the transacted price per sq ft for Vista Kiara now? Please advise.

Thanks!

bukit jalil is the hot high rise area now. come over here

How much did you pay for buying from developer? Do you mind giving me the contact of the developer?

Thanks.

What about Pelangi Mont Kiara for investment? Asking price is RM650K for a 1208 sf unit on Venus tower?

mont kiara pines is good, walking distance to plaza mont kiara and 1 mont kiara

Im looking for something with tenancy. The Pelangi unit comes with a RM 3500 pm tenancy.

how long is the tenancy. how confident are you in securing another tenant at 3.5k or higher when the current one expires?

This new tenancy (expat) just started and they have a 2+1 contract.

Hi guys,

I just managed to give Palma a visit yesterday and apparently the surroundings are quite ok. Its old yes, but surprisingly well maintained overall. If im not mistaken its around 20+ year old?

The roads condition sux in Mont Kiara though.. i mean.. for a high class place like this.. how come the road conditions full of portholes or uneven roads? I was manuvering my car like a rally car to avoid the holes

The road condition is poor because of the never-ending ongoing construction in that area.

yield isn't that great actually based on 3.5k per month over PP of 650k.
how much for maintenance charges?
after you deduct insurance, assessment, quit rent, misc.
think your return should definitely be <5%
unless you are targetting cap app?

Do u guys think there's any chance of getting Mont Kiara condos within all the surrounding projects (Palma, pelangi etc) within a 500k budget?

Please advice ya

gt.....go to i property search la...i saw palma, laman suria, vista kiara........