maintenance charge is at 25cents psf...bout 170....lowest entry price shuld be 360...depending on the floor...1600 up each floor. go to big house.com.my for contact...if really interested pm me

about 1 month ago selling to previous buyers and f
rens

brief analysis PP vs Eve

Eve Suite and Pacific Place are targeting a slightly different market...
Eve being slightly exclusive targeting highly paid independant individuals or perhaps couples who do not intend to get married early.(many nowadays)The id design of the condo and facilities are contemporary with good taste and is meant to attract these individuals with 2 carparks as they most likely have a car each,or extra for visitor...of course LRT is also a good option in case they work in town.This is particularly apppealing to especially career ladies who have deeper pocket to spend or perhaps stewardess ,pilot...etc.

On the other hand,Pacific Place is targeting towards rental to college students and subsale to mid income couples who would like to own their first home in a strategic location.Mind u,the houses and bigger units in saujana is costing 700 k and above which is out of reach for many young and mid couples.With LRT ,college and shopping complex, I think it should appeal to many as well.of course it will take time but guess ara damansara should be the central of PJ north based on its strategic location.

FH will always provide and investment edge as compared to LH,of course on a apple to apple comparison.. certain investors have favourable biasness on FH ,thus it does command some strong investment values.

Whichever that is considered safer bet will depend on the overall development of a project as it goes along.

PP with higher density and being an integrated development has its risk on uncertainty of the exitence of the college and shopping mall,and also depending on the management of such big project. However with the LRT station nearby,it should serve to reduce that risk.

Eve is a standalone project with 30 units of shop office is considered a far more smaller scale project compared to PP.As for the access road,seriously speaking,i dun see any problem driving out from that site towards the tropicana link or head out to the subang highway thru ara dsara road.if the traffic is the problem,i think it will affect the whole ara damansara,then what's the issue.Besides,there is a LRT station.

As a whole, ara damansara is considered a small township.it's accessible within a short distance within the township. The traffic is not caused by just the residence in Ara but also from surrounding densed neighbours .Basically speaking,if Ara was to succeed,it has to turn out to be a commercial township and not a residential township based on the size and location. That is my understanding as the township will be filled with more offices in the future according to the current developer's plam...ie sime darby and dana to start of with...

Highly paid individuals are not necessary expat,local will make up to it and actually provide a more stable rental flow and perhaps more than willing to buy subsale then.Besides,the size of apartment on saujana side is considered bigger in terms of size and higher in terms of investment and rental level.it will be targeting different segments of expat if there is a comparison.

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Added on December 13, 2010, 2:25 pmtropicana link to be opened soon...

meeting was held in MBPJ HQ yesterday to brief residents on the 17 proposals from the macro traffic study conducted by MAG Technical & Development Consultants Sdn Bhd. Three Resident Associations were invited for this meeting. Ara Damansara was represented by Datuk Aziz, President of Laman Ara RA, Tropicana by Encik Shukri and Damansara Idaman by Encik Wan Annuar. MBPJ’s Deputy Mayor, Encik Tuan Puasa Bin Md Taib chaired the meeting.

Mr Goh Bok Yen, the traffic consultant briefed us on the history of the traffic study and how the team comprising of working committee, steering committee and advisory committee arrived at the recommendations. A total of 32 Residents Associations were also contacted to solicit residents’ inputs.

Each of the 17 proposals was discussed in detail.

On the proposal for a road linking Ara Damansara to Tropicana (the famous Tropicana Link), Deputy Mayor shared with us that the land has been surrendered to the State in 2003. According to Encik Tuan Puasa, referring to Act 163 Sec 5D, MBPJ is empowered to complete the road and he said MBPJ will start the paperwork immediately to get the State Government to endorse this decision. A tender exercise will soon be called and work to commence shortly. It is expected the road will be ready by end February.

In a subsequent discussion on the Jalan Tanjung issue, as the State Government has won the judicial review of the land in dispute, the land which will cost RM2.5M will be acquired soon and the road will be widened to 3 lanes (2 out, 1 in). The construction costs is expected to cost RM4M+ and will be shared by 6 property developers in the area.

Encik Shukri asked that the Tropicana Link and Jalan Tanjung issues be combined and the opening of the two to be timed together. Encik Wan Annuar asked for a right turn at the T-junction of Jalan PJU 1A/1 with Persiaran Tropicana which was earlier opposed by Tropicana RA. MBPJ has no objection of having a right turn and there was agreement to have it on a trial basis.

This post has been edited by sks: Dec 13 2010, 02:25 PM

please log on to this for more discussion.....

http://www.myrealestate.com.my/viewtopic.p...r=asc&start=325

do approved liao...life college nearby also opening....finally,international school nearby too,besides nzx,should be confirmed d...lrt coming....freehold with two carparks with lrt at ara dsara...shud be ok even for own stay or rental

fyi....there are 6 storeys of carparks to be built,1 basement and 5 upperlevel....which means the soho will be quite tall...shud be starting fron 9 th floor onwards.another good news is that the link into the lrt station is confirmed with escalator.

shud be good in 3 years time...

its confirmed.The SA should be able to confirm as well.

good unit mid floor facing pool studio unit with 2 cpark.pm if interested for the price by saturday.snp to be signed.

It seems that all the cpark allocation has been fixed .priorities are given to corner units,higher floors and service apartments.

anyway,at least 2 cparks allocated is considered bonus.pacific place 1300 sf onli got one.

developer..all carparks are side by side.I would say its quite generous.

I tot the stamp duty depends on the loan amount?as mentioned by the lawyer.

Well,hopefully in 3 years time with lrt,international school and road expansion,ara will grow into a lively township.if the furnishing is 80% of what in the showroom, then it shud be nice.at least,dun have to crack head on renovation.Besides,the eve will be recognised as a designer's furnished apartment.not bad actually.

I think to be fair,we shall value eve based on its fully designer's furnished condo.as I ve seen their previous project at pertama residence,cheras,I would say its quite impressive internally and externally.In that case,the rental shud be higher in comparison to those partly and unfurnised around the area.Not forgetting the extra carpark.

I have to agree that Eve is not best located in ara damansara area,nevertheless,hopefully with the up and coming lrt station plus international school, it will at address the landmark recognition issue.More importantly. NZX need to be revived depending on the overall success of the commercial aspect in Ara dsara.Perhaps,we have to wait for another three years to see if Ara Dsara does live up to its expectation as a fully integrated and exciting township being in the strategic location connecting to subang airport,subang jaya,tropicana and shah alam. The major catalyst shud be the RRIM development and Air Asia partly flight relocation(eg domestic and asean flights) to terminal 3(since MAS and Airasia is in friendlier terms). Oya, sime darby headquarter relocation factor is important as well.



This post has been edited by sks: Oct 27 2011, 02:51 PM

well.you should go and have a look.its quite impressive actually, and hopefully the end product is at least 80%.

Agreed on the pros and cons.i think the main idea about a fully furnished unit will be hassle free once completed(hopefully) and either way if you intend to rent out or for own stay, the first impression given will be much better compared to own furnishing of a bare unit.generally, owner will be unwilling to spend too much time and effort in designing a studio unit and the results may not be up to certain expectations either . Besides, since not much needed to be done,renovation nuisance will be cut off.

Therefore on a positive note,perhaps Eve may have a slight edge when competing in renting out the units.of course depending on the rental price as well.I would expect the range to be RM1500-2000.Of course depending on the market timing as well and the wongness of ara damansara. cant win it all though,just hope the development is completed on time.

stricter enforcement will help the parking mess around the area, but as we know our authority is super efficient.hopefully due to the placement of lrt station and concern + complanints from the residents and users of lrt,the parking rules along that street will be enforced.

Well,still 3 more years to go and if commercial can be revived in ara dsara(i think its just a matter of time) then the property bought today should be more worthwhile then. but if the economy take a downturn,then too bad,might have to wait longer..well, for me i dun mind to stay in quite a comfortable furnished unit and enjoy the facilities.I wouldnt say the price is cheap but its resonable for future.my bet on lrt lines should be safer as compared to mrt for now.

u can spew yr hatred smwhere else perhaps.stay cool and love peace.

There is really no quick fix in making an assessment on a future development investment.It's quite true that Ara's commercial yield has not been attractive so far.Moreover NZX has been a failure due to multiple reasons. To be fair and objective,as compared to past scenarios in Ara Damansara, we do see some potential in few years time down the road if certain important criterias are factored in.

1) the development of Ara as part of commercial area spearheaded by Sime Property in moving its headquarters into
Oasis and up and coming Subang Medical Centre.If Sime do not see this area as strategic,they may not do
so.Besides, with two malls coming around, it will help to revive the image of ad.

2) Ara strategically located and supported by major road infra:-

Subang (likewise inflow from congested Subang)
Shah Alam (likewise inflow from halal shah alam)
kesas highway
federal highway
nkve
LDP
subang airport (the nearest airport in town and potentially Air asia hub in the future?)
RRIM development in Sg Buloh (up and coming massive development)
Tropicana link(inflow from affluent matured market)

3) Up and coming LRT stations connecting to KL area.

Of course,Eve may not be in the most attractive location but then again with the revival of Ara damansara in the future ,Im sure Eve may benefit from it,so does NZX as a niche commercial centre.

The Eve has its niche due to fully furnished designer's unit,linking bridge to LRT station and being attractive in terms of the the layout,facilities and extra carparks.Of course there are cons as well.

The total capital outlay is considered affordable by most middle income Malaysians with the consideration of hassle free fully furnished unit with extra cparks(say conservatively,it cost RM50k for furnishing and 10k for extra carpark).These are important internal factors for consideration.Of course per sf basis,mt kiara's fully furnished unit shall be much higher and perhaps bigger unit with higher capital outlay.

NZX could be empty rite now, but I do believe there is potential in becoming a niche food and event hub as it is a built with covered boulevard.A spark with major investment from few popular tenants and the crowd may start coming in again.(why not,coz the psf price for NZX is RM300 or less plus the rental is dirt cheap at the moment).If it happens,by then,Eve will be seen as an attractive investment that also comes with shoplot covered boulevard.Besides, the big plot of land besides NZX is to be developed into an international school.Now, if there is such affluent market segment projected in Ara Dsara,I believe in tandem,there will be high spending power within the vicinity.In ara dsara itself,inter double storey house is going for RM700-800k and semid going for 3 mil plus,and new bungalow is 4-5 mil.

Let's be objective in our discussion folks.Of course there are other project for investment but sometimes we still have to look at the probabilty game mar..peace

Kuala Lumpur: Tan Sri Ravindran Menon's Subang Skypark Sdn Bhd is believed to have received an offer from the government to undertake a RM1.5 billion project to build a railway line, people familiar with the matter said yesterday.
The railway line is to help connect the Keretapi Tanah Melayu Bhd (KTMB) station in Subang Jaya, Selangor, to the Skypark Terminal at the Sultan Abdul Aziz Shah Airport.
Business Times understands that Subang Skypark will also link the line to the Sungai Buloh-Kajang Mass Rapid Transit (MRT) system, where it will integrate with the MRT and KTMB stations in Sungai Buloh.
Subang Skypark is the developer for SkyPark Terminal, formerly known as Terminal 3.
The company has been lobbying the government to build the railway line for more than five years, sources said.
It is understood that the railway project was recently approved under the Economic Transformation Programme to improve public transportation.
"This is a Private Financing Initiative where the project will be funded by Subang Skypark. The project involving 23km may cost between RM1 billion and RM1.5 billion," the source said.
Ravindran, who is Subang Skypark executive director, was not available for comment.
The source said the project will be undertaken in two phases over a period of two to three years.
Under the first phase of development, the firm will construct a new railway line using the existing alignment from the KTMB station right up to Sri Subang near the roundabout leading to the airport.
Petronas funded the existing alignment for KTMB to transport petrol from the station to the airport. The train service was halted a few years ago.
The source added that Subang Skypark will then extend the railway line by about 8km from Sri Subang to Skypark Terminal.
"The government wants train services between KL Sentral in Brickfields right up to Skypark Terminal to start in two years," the source said.
For phase two, the company will extend the railway line by about 15km from Skypark Terminal to Sungai Buloh.

Seems a lot of happening around subang airport.Hopefully it will serve as another catalyst to revive ara commercial.

I fully agreed with you.Eve is doomed from the beginning!

Another interesting development at Subang airport.


A new super-premium airline in the works
Posted on 9 November 2011 - 12:23am
KANG SIEW LI
sunbiz@thesundaily.com

PETALING JAYA (Nov 9, 2011): AirAsia chief Tan Sri Tony Fernandes, who already has interest in four airlines, is set to expand his empire further as he moves to start a new super-premium full-service carrier (FSC) that will compete head-on with Qantas' upcoming Asia-based super-premium FSC called RedQ, aviation sources said.

Likely to be called Caterham Jet, sources said the new regional airline has yet to be granted an operating licence by the government, but has secured several Bombardier CRJs which have been sent for retrofitting.

Incidentally, it is believed that Fernandes' Formula 1 Team Lotus will change its name to Caterham next year.

"Plans are for the proposed airline to operate out of Subang and commence operations in May next year. Some of the proposed routes include Bangkok, Jakarta and Singapore," a source said.

Besides AirAsia, Fernandes now has stakes in AirAsia X, Malaysia Airlines (MAS) and its unit Firefly. He became a substantial shareholder in the national carrier following the recent MAS-AirAsia share-swap deal.

Talk of the new airline operating out of Subang has been further strengthened on keen interest by MAS and Firefly to redevelop Terminal 2 of the Sultan Abdul Aziz Shah Airport in Subang.

Sources said Malaysia Airports Holdings Bhd (MAHB) is expected to award the concession to redevelop Terminal 2 soon.

Subang SkyPark Sdn Bhd is believed to be the frontrunner for the job, as it is already managing the Skypark Terminal (formerly Terminal 3) next door before the emergence of MAS as a strong contender for the redevelopment works.

To recap, SunBiz reported in April that Subang Skypark was in talks with MAHB to redevelop Terminal 2, which has been vacant since November 2009 after the airport operator relocated its corporate headquarters to Sepang.

It is understood that Subang Skypark has since submitted its proposal for the redevelopment of the terminal to MAHB and is awaiting a decision from the airport operator on the matter.

According to sources, Firefly, which currently operates its turboprop aircraft out of Skypark Terminal, had also earlier expressed its interest to redevelop Terminal 2. However, its proposal is unlikely to see the light of day following the MAS-AirAsia partnership.

An industry source said there has been serious lobbying lately from MAS, under its new management team and deputy CEO Mohammed Rashdan Yusof, to redevelop and take over Terminal 2.

"It is unclear whether the lobbying from MAS is to get the national airline to manage and operate its subsidiary, Firefly, out of Terminal 2 or to allow the proposed new airline that is coming up under Fernandes' stable of companies, to operate from there," said a source.

Firefly and Berjaya Air are currently the only two airlines operating out of SkyPark Terminal, using the ATR 72-500s and DeHavilland Dash 7.

However, observers pointed out that the new airline will further depress the local air travel industry at the expense of the people.

Already, they said, the recent MAS-AirAsia tie-up could have resulted in a monopoly, with MAS and Firefly being pushed to focus solely on premium air travel, while AirAsia dominates the low-cost market.

"With another new airline by Fernandes, he would be holding shares of five local airlines — AirAsia, AirAsia X, MAS, Firefly and the proposed Caterham Jet.

"How would that hold up when the Competition Act 2010 is enforced on Jan 1?" an observer asked.

The observer added that AirAsia fares to most domestic destinations have gone up despite assurance by Fernandes that the low-cost carrier's fares will not rise after the MAS-AirAsia tie-