I can hint but I can't mention. Hint* the Kajang 2 mall.

It is very close and convenient distance. By the way, the info on the mall itself is quite public info that most people who have checked out Kajang 2 will know. But what part about it isn't?

Actually yes on that also.

From what I can see it is. Here is a short summary.

1. Is currently still cheaper than other "new" developments around.

2. Good product finishing and concept. G+G and some facilities. Award winning and growing brand.

3. Catalysts. Kajang 2, schools, mall (major catalyst for a certain reason), shops. Close proximity and roughly in the middle of all key big developments ie. Gamuda, Mah Sing, SP Setia, Metrokajang, Naza and others.

4. Further improvement in connectivity. (You have to study in very close detail on this or it will become more obvious over time)

5. Land cost has doubled to triple since inception of Nadayu 92 (Last transacted by Dijaya was ~RM25psf). Therefore further new developments around are likely to be of high value as the developer's land cost has also doubled to triple.

Nope, only part of it has been made public. But yes the part of it has pushed prices upwards but there is much to be reflected. And even some of those made public are only gotten by people who put the effort to study the matter in detail. And some but not all of the non disclosed information can be gotten if you study the thing in really really great detail.

Example of non disclosed but can be gotten if you study the thing in really really great detail is the road infrastructure around.



This post has been edited by Lcsx: Jul 3 2012, 07:04 AM

Negotiations and planning were done during the early construction of Nadayu. So no it wasn't priced in initially but a bit in the last phases. Anyway the market has not priced this in as they don't really know about this when they buy. If they plan to sell when its up then they will benefit.

Well I am indirectly under "NCND" on various material information from various developers. But I have done by best to indicate like I have on what things are gonna be. As for this improved road connectivity.

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Added on July 3, 2012, 2:01 pmThat international school plot is one of the furthest plot in Kajang 2 from the HTC for your info.





This post has been edited by Lcsx: Jul 3 2012, 02:01 PM

Actually that is absolutely not true. The reason why Nadayu "seems" to be making losses is because they adopted IFRIC 15 ahead of other competitors. For your info, almost all other developers are still retaining the "percentage completion method of revenue computation". Under IFRIC 15 you do not recognized the revenue every quarter, only until fully completed and this will be recognized on a single quarter. To put into comparison with other competitors you can refer to notes 1 of the accounts where they reported RM4.2mil profit for the quarter based on the old computation of "percentage completion method".

Balance sheet has RM27mil in cash and "Assets classified as held for sale" which is a piece of prime land for RM149mil. This is for a total of RM176mil in Cash. If you are holding that much cash and people call you risky, then I have no idea what is not risky.

So like I have said before, you have to do detailed studies if you really want to know the real picture. Opportunities are there when things are perceived wrongly or/and misspriced.

This post has been edited by Lcsx: Jul 5 2012, 03:21 PM

Well yes I initially felt the bulk of it is about then. But it seems prices are moving faster than I initially anticipated. I still see the additional Dijaya and further Kajang 2 catalyst kicking in 2014. But of course prices can move ahead on projections of future potential especially when information flow is much faster nowadays. I normally can't project growth of next few months as these are varied by market moods but over a year or two ahead is easier.

Thanks

Actually I don't think the price has been finalized yet for the semi-D until next few weeks. But it likely be slightly cheaper than their previous phase as the previous phase semi-D's built ups were very very big.

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Added on July 18, 2012, 2:28 pmThe previous phase was 4500+sf. Current phase is probably more regular sized. Maybe 3700++ sf?

This post has been edited by Lcsx: Jul 18 2012, 02:29 PM

Yeap. quite big in fact. Typical semi-d is around 3500sf. Some even 2600sf.

They might not launch semi-Ds I heard. They may change in to superlinks.

This post has been edited by Lcsx: Jul 25 2012, 10:52 PM

Hehe Optimus,

Just wait for the Semi D proposed launch. If it doesn't launch within 3 weeks time, it is possible that they changed plans.

But I don't think it be cheap anymore ah. Coz there was a loan dropped out unit for 3 storey, and they priced it back more according to market price. And I guess even that was bought up quite fast.



This post has been edited by Lcsx: Jul 31 2012, 10:52 AM

ah but the SA may not know everything right?
anyway what I heard is only that they may and not that they will. It's just a friendly heads up.

Har? I didn't imply that sales is bad then only it be a possibility. If you launch then only want to change its very late already.

Sometimes to change plan is to extract more value or to ensure faster sales.

Anyway will find out which one it will be sooner or later. May continue to be semi-d after all with some chance of a change.






This post has been edited by Lcsx: Jul 31 2012, 05:20 PM

Only the very large semi-Ds (4600sf b.u.) have been launched actually. There are a few rows not launched yet.

This post has been edited by Lcsx: Aug 1 2012, 10:46 AM

Yeah, but that intermediate unit (loan rejected) is smaller though.

Depends which one you are talking about. If you are talking about the small one, every taman also will have. I think that one 30m should be just fine as 2 houses away you normally would be getting normal emf reading. If you are talking about the big TNB substation, I am not sure really. But I would want to stay at least 300m from a big TNB substation.


High Tension wire is about 200m is quite fine as at 150m you would be getting quite normal emf reading too. The emf drops very substantially by the time you reach 100m. ps: you can do casual readings with a mobile phone compass. If its near the mobile phone compass won't work properly due to interference.

Actually there is no or almost no effect on re-sale value on property over 200m from HTC. Only if you are within 50m. For your info some of the most expensive Semi-Ds, Terraces and Bungalows are about 50-300m from HTC. I'll give you "some" PJ, Damansara Examples of such which includes Empire Damansara@ Damansara Perdana, Mutiara Damansara Terraces, Semi-Ds and Bungalows, 9 Bukit Utama, Ara Damansara Bungalows, Damansara Lagenda & Damansara Idaman @ Tropicana area and the famous Desa Park City. There are tons more in other areas such as Bukit Jalil, Puchong, Ampang, Mont Kiara, Subang Jaya etc.

It will only put off a few minority cases which mostly so far seems to be Talbac only. Btw Talbac I didn't want to burst your bubble but I should let you know that Mutiara Villa isn't perfect either as it is 700m completely unblocked from a Telecommunications tower. (Although further, a Telco tower is much worse as it specifically transmits waves).

This post has been edited by Lcsx: Aug 5 2012, 01:11 AM

For TNB room, rule of thumb is if you are right next to it there is negative effect. 2 doors away, some effect, 4 doors away should be just fine. There is no scientific proof but I would avoid being within 2 doors next to it. However if you want to know further, the voltage in the TNB room is relatively low. Pretty much like between a house's cables to short grid TNB lines (those you find everywhere) I reckon.

The tower is at least not near Mutiara Villa. But it is not perfect la. But anyway these days if I wanna live in Klang Valley, I don't look for perfection anyway. There is usually bound to be something if you purchase in Klang Valley, others being close to main roads, highways, soil issues, too far, crime, bla bla bla.

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Added on August 5, 2012, 1:49 pmI do have a 3 storey there. But I have not decided what to do yet with it. I did think it be great staying there. But then again I only have 2 ppl to stay in there including myself and I don't actually work on that side of Klang Valley.

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Added on August 5, 2012, 1:52 pmThats nice, you could probably rent it out as a car workshops sooner or later. There will be a lot more people and vehicles there in future.

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Added on August 5, 2012, 1:59 pmAh looks like they finally began to mention that about the Kajang 2 mall. Yeah was noting that the Mall would be a very good catalyst. Towns usually begin to boom from being quiet when there is a Jusco around. Ie. Rawang, Balakong, Equine, Bandar Utama, Klang.



This post has been edited by Lcsx: Aug 5 2012, 01:59 PM

There will be other additional better access routes in future.



This post has been edited by Lcsx: Aug 7 2012, 12:36 AM