[quote=DonnyB,Jul 3 2012, 10:20 AM]
[quote=Talbac,Jul 2 2012, 04:12 PM]
I agree on the spillover part on the Kajang2 township. However, lately Metro Kajang has cut down the hills that was blocking the HTC previously from Nadayu92, now the HTC is visible from the entrance of Nadayu92 already. Nevertheless, it is still further from HTC compared to Kajang2.

That is where the international school will be located

[/quote]

gosh! can't believe metro Kajang place the international school as buffer to HTC from houses!

---

Added on July 3, 2012, 10:42 am[quote=Lcsx,Jul 3 2012, 06:50 AM]
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.

[/quote]

Surely the developers already know the future plannings and fully priced the potentials in the selling price already? Since you have already bought, mind to elaborate the details of road infrastructure around that will be the catalyst to price?

This post has been edited by Talbac: Jul 3 2012, 10:42 AM

[quote=Lcsx,Jul 3 2012, 01:58 PM]
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.

Mysterious man indeed with insider info! Lcsx bought Kajang2 or Nadayu92?

When do you expect the price to be fully reflected knowing the future improved road connectivity? 2013 perhaps? If too far away then it will be a long wait to cash out.

This post has been edited by Talbac: Jul 5 2012, 10:11 AM

Reading back, I notice Lcsx had answered my question when he thinks the appreciation will take place back in Oct 2011. Lcsx thinks is 2014.
Comment: Even for own stay also need to pay interest right? - which will still eat away all the potential gains even if the owner is inside the house? Perhaps the interest goes to personal expenses accounts instead of investment expenditure (like my wife do when she buys expensive bags!)


Another thing, I think it is worth looking at the news below.

Nadayu Properties Berhad Reports Unaudited Consolidated Earnings Results for the First Quarter Ended March 31, 2012
May 28 12
Nadayu Properties Berhad reported unaudited consolidated earnings results for the first quarter ended March 31, 2012. For the quarter, the company reported revenue of MYR 16,309,000 compared to MYR 125,624,000 a year ago. Negative results from operating activities were MYR 4,976,000 compared to results from operating activities of MYR 41,954,000 a year ago. Loss before tax was MYR 6,162,000 compared to profit before tax of MYR 40,803,000 a year ago. Loss and total comprehensive loss for the period attributable to owners of the company was MYR 5,033,000 or 2.19 sen per basic share compared to Profit and total comprehensive profit for the period attributable to owners of the company of MYR 30,381,000 or 13.16 sen basic per share a year ago. Net cash used in operating activities was MYR 12,872,000 compared to MYR 39,464,000 in the previous quarter. Acquisition of PPE was MYR 14,000 compared to MYR 2,592,000 in the previous quarter. The loss after tax of MYR 5.1 million in the current quarter are mainly attributable to administrative and operational expenses

Nadayu company made a big loss last year and last quarter as well. I think if want to buy Nadayu92 better buy from owner since it is very near to completion already, too risky to buy from developer when developer is losing so much money they could abandon under-con project anytime.

This post has been edited by Talbac: Jul 5 2012, 12:29 PM

Absolutely spot on by Lcsx for pointing out the use of new accounting standards for 2012. I think the company highlight this instead of putting in the notes otherwise it would give buyers a big fright!

What does Lcsx think should be the actual market price for 2, 2.5, and 3storey houses of Nadayu92 and Kajang2? I suppose 2014 is the year to realise the profit then?? $$

Surely the buyers of phase 1 can sell upon completion this year for a handsome profit?

This post has been edited by Talbac: Jul 5 2012, 03:22 PM

You may think 570k for 2storey, or 760K for 3storey in this area is expensive, but there are enough people to support this price.

The first batch of investors of Nadayu92 and Kajang2 are going to get their keys very very soon, almost the same time. It will be interesting to see the subsale market reactions then, and the number of people to actually stay for both developments.

Amazing it's 3rd quarter of 2012 already, time flies! Almost time to reveal results of your investments! (bets?!)

What is the built-up of the 2-storey semi-d? 40X90 is a very good semi-d size. How's the sale response does anyone know?

What is nadayu's built-up? Nadayu 40X90 semi-d for 1.1million is quite a good price to purchase! metro kajang still can sell ?

Is 730K-the early price and 775k-the current price for the same sized 3-storey unit?

Are the new superlinks converted from Semi-Ds and bangalow? So the semi-d is not on?

The re-sell value of property will be affected regardless of the actual effect if enough people deters themselves from buying properties near HTC. Just like houses facing T-junction, people expect substantial discount to buy properties adjacent to HTC.

Went pass the Kajang Hill road that day, the HTC feels a lot closer than before after metro kajang has chopped down the trees.

i think if the developer lower the price people will deter even more since the developer themselves acknowledge that it is near TNB. resell value will be affected no doubt but it will be difficult to pinpoint t a hard % discount figure.

Is it the 3-storey superlink at nadayu92 that you are looking at? What is the going price right now? 750K? Thanks



This post has been edited by Talbac: Aug 4 2012, 09:55 AM

Thanks for your professional insights Lcsx but we are not talking about Mutiara Villa here

I have met people who are not adverse to buying near HTC. But even those are not adverse expect some sort of discount.

Did Lcsx buy Nadayu92's 2,2.5 or 3storey? Do you intend to stay there or for investment only?

This post has been edited by Talbac: Aug 5 2012, 12:31 PM

I personnally think 2-storey is the best buy of all the products in nadayu92.

the shops and factories at bandar tech are doing much better compared to 10years ago but houses improvement is less. Taman Harmoni side still very run-down.

Holding a 2-storey factory there, 10years ago don't have window frame at all. Now can increase rental already finally.

the 2 rows of shops facing the main road are doing fine but the shops behind billion still a lot of them abandoned. I wonder what's the price of those shops. Last time I bought the 2-storey factory towards the Kajang Hill direction close to 100K only, now worth 500K+. However the Taman Harmoni's house price has stayed the same.

[quote=Ultraman2000,Aug 5 2012, 01:41 PM]
[quote=Talbac,Aug 5 2012, 02:34 PM]
the 2 rows of shops facing the main road are doing fine but the shops behind billion still a lot of them abandoned. I wonder what's the price of those shops. Last time I bought the 2-storey factory towards the Kajang Hill direction close to 100K only, now worth 500K+. However the Taman Harmoni's house price has stayed the same.
Talbac, u have a unit in Taman harmoni also?

[/quote]

I have a factory there only, no house. Just didn't look good enough as investment since at that time factories, shop and house also about same price. Now there is difference.

---

Added on August 5, 2012, 4:21 pmthe factory already let to furniture maker, i think usually car repair shop go for shoplot not factory area.

Lcsx bought the 3-storey for 730K ?

This post has been edited by Talbac: Aug 5 2012, 04:21 PM

Not 730K, I was just asking Lcxs if he bought his 3-storey superlink at Nadayu92 for 730K. Mine is a 2-storey factory(not shop), the rental is 1000 for Ground floor, 500 for 1st floor. The return is okay consider last time bought at about 100K+. I think there are still some bargain shops/factories out there.

Could by re-locating or burying the high tension cable affect the developer's profitable sides or property price?

the flyover being built already? when is it going to be completed?

I always think the completion date is more important than starting date as delays for bridges/highways is a perpertual habit in Malaysia. Where are the works progressing now?