Apr 26 2011, 08:42 PM
QUOTE(LoneWarrior @ Apr 23 2011, 03:30 PM)
Hi guyz,
Jz wanna share my opinion on the property scene here in Old Klang Road/Jalan Puchong.
I myself have been living for SJ2 for quite some time and actually planning to do some investment in a new condo. At current, we have around 4 news upcoming projects in this area:
a) Residence 8
b) Tiara Mutiara
c) Park Lane OUG
d) The Scott Residences
All sit on commercial land except for Residence 8 which would be residential.
Start of with my analysis on R8, I don't forsee the future entrance (which would be an extension of the current SJ2) road as a problem once completed. I'm sure they would open up a new side entrance once it's completed. This is however their first venture into high rise and thus, the sceptism on whether can they deliver. They are also a much smaller company as compared to the other developers that will be developing TM, PLO and TSR. Price wise, yeap, they have been heavily playing around with it since late 2010 and for those who wish to jump in now (price start from RM490k, as of 23/4/2011), I would say it's on the high side (close to RM390 psf). No freebies in terms of built, they have a lower ceiling height compared to the others (8 feet+) and their 'studio' unit has no landing for shoe cabinet (straight away open the main door, is the pathway liao). Only thing that I really dislike is the show room was done in a bottom ground carpark of one of the developers previous projects (Casa Utama), making it look real cheap skate and establishes more of the developers status of being so-so only. Hate to say this to, but the showroom's ID sucks big time. The worst i've ever seen in my entire life, IMHO.
As for PLO, their units might be much more (4000+ units), but considering they are sitting on a total land area of 38 acres, the density for just residential is actually lower than R8. Negative side is the real abundance of units, thus, making it hard to sell or rent if they shop offices downstairs don't kick off well. Would need a big anchor tenant to pull in people. Plus side is, it will be around 1km away only from the proposed LRT station at Kg Muhibbah (extension of the Sri Petaling line) and the lake behind it has been approved for development and beautification works by DBKL. Price also much more affordable for young couples (starting from RM295k, as of 23/4/2011) with freebies such as 4 units of aircon, built in cabinets and higher ceiling. Standard unit of only 950sqf means that everybody will have the same unit.
Take a look at TM, it is a higher class of serviced condo as compared to PLO. They don't have a showroom and only have the project model at its office. Located along the main road, which is still at the beginning of Jalan Puchong and relatively wide, entrance in and out shouldn't be an issue compared to SJ2 or PLO. About 800 units sitting on a 6 acre land, so density will be better than R8 but lose out to PLO. Lots of built in freebies with each unit, including tempered shower glass screen. These freebies at PLO and TM will easily cost RM10k and above compared to the bare R8. Starting price is RM360k (as of 23/4/2011).
Last but not least, is TSR. Can't say much since I didn't do much research on it or visit the showroom... ><"
But for the price it is advertising for and the size of the unit, it is certainly way much higher end than the other 3. One might want to take a look at The Sanderson in Bukti Serdang too as I think it has also great potential, giving its close proximity to TPM and Astro. Much more exclusive and higher standards of living and best of all, at a cheaper price. Really love the show unit and the whole idea the developer has for that development. Only negative side, it is deep, deep, deep inside and not easily accessible. There is however a pathway for people to walk to TPM, which will prove very valueble for people who are working there.
All in all, Old Klang Road seems to be a niche spot for development and investment at the moment given its niche location and accessibility to areas. Given the choice, I would go for PLO first, followed by TM and then only R8 as I believe this is the order that the property will appreciate the most in terms of percentage.
*No hard feelings to all purchasers of the above properties. Just my 6 cents.... :-)
Park lane is the worst due to two majors factors:Jz wanna share my opinion on the property scene here in Old Klang Road/Jalan Puchong.
I myself have been living for SJ2 for quite some time and actually planning to do some investment in a new condo. At current, we have around 4 news upcoming projects in this area:
a) Residence 8
b) Tiara Mutiara
c) Park Lane OUG
d) The Scott Residences
All sit on commercial land except for Residence 8 which would be residential.
Start of with my analysis on R8, I don't forsee the future entrance (which would be an extension of the current SJ2) road as a problem once completed. I'm sure they would open up a new side entrance once it's completed. This is however their first venture into high rise and thus, the sceptism on whether can they deliver. They are also a much smaller company as compared to the other developers that will be developing TM, PLO and TSR. Price wise, yeap, they have been heavily playing around with it since late 2010 and for those who wish to jump in now (price start from RM490k, as of 23/4/2011), I would say it's on the high side (close to RM390 psf). No freebies in terms of built, they have a lower ceiling height compared to the others (8 feet+) and their 'studio' unit has no landing for shoe cabinet (straight away open the main door, is the pathway liao). Only thing that I really dislike is the show room was done in a bottom ground carpark of one of the developers previous projects (Casa Utama), making it look real cheap skate and establishes more of the developers status of being so-so only. Hate to say this to, but the showroom's ID sucks big time. The worst i've ever seen in my entire life, IMHO.
As for PLO, their units might be much more (4000+ units), but considering they are sitting on a total land area of 38 acres, the density for just residential is actually lower than R8. Negative side is the real abundance of units, thus, making it hard to sell or rent if they shop offices downstairs don't kick off well. Would need a big anchor tenant to pull in people. Plus side is, it will be around 1km away only from the proposed LRT station at Kg Muhibbah (extension of the Sri Petaling line) and the lake behind it has been approved for development and beautification works by DBKL. Price also much more affordable for young couples (starting from RM295k, as of 23/4/2011) with freebies such as 4 units of aircon, built in cabinets and higher ceiling. Standard unit of only 950sqf means that everybody will have the same unit.
Take a look at TM, it is a higher class of serviced condo as compared to PLO. They don't have a showroom and only have the project model at its office. Located along the main road, which is still at the beginning of Jalan Puchong and relatively wide, entrance in and out shouldn't be an issue compared to SJ2 or PLO. About 800 units sitting on a 6 acre land, so density will be better than R8 but lose out to PLO. Lots of built in freebies with each unit, including tempered shower glass screen. These freebies at PLO and TM will easily cost RM10k and above compared to the bare R8. Starting price is RM360k (as of 23/4/2011).
Last but not least, is TSR. Can't say much since I didn't do much research on it or visit the showroom... ><"
But for the price it is advertising for and the size of the unit, it is certainly way much higher end than the other 3. One might want to take a look at The Sanderson in Bukti Serdang too as I think it has also great potential, giving its close proximity to TPM and Astro. Much more exclusive and higher standards of living and best of all, at a cheaper price. Really love the show unit and the whole idea the developer has for that development. Only negative side, it is deep, deep, deep inside and not easily accessible. There is however a pathway for people to walk to TPM, which will prove very valueble for people who are working there.
All in all, Old Klang Road seems to be a niche spot for development and investment at the moment given its niche location and accessibility to areas. Given the choice, I would go for PLO first, followed by TM and then only R8 as I believe this is the order that the property will appreciate the most in terms of percentage.
*No hard feelings to all purchasers of the above properties. Just my 6 cents.... :-)
1)super high volume sharing in one compound.
2)eventhough high volume but price is comparable with others, i should say is more bad due to high entry cost.
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