Thanks for the info!
But any idea whether it is good for investment?

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.

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.

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Added on July 2, 2012, 4:17 pmKajang2 and Nadayu92 were first launched if not mistaken, in the late 2009 or early 2010. Information of the area's future development has been made public since and the prices made a big leap. Could it be that the current prices already reflects all the potentials in the area since those information has been made public for quite some time already and that the price has already jump since?

This post has been edited by Talbac: Jul 2 2012, 04:17 PM

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

[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

This post has been edited by DonnyB: Jul 3 2012, 10:20 AM

[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!

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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

i heard someone said the road will be widen n a new flyover to skip the train's track ... hope it's real

The developers are waiting for Dijaya to come in so the 3 big guns (Dijaya, Nadayu and MKH) can all chip in. Till then, you can only hope . But then, this is the risk you have to take for investing in such a place.

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Added on July 3, 2012, 12:16 pm[quote=Talbac,Jul 3 2012, 10:33 AM]
gosh! can't believe metro Kajang place the international school as buffer to HTC from houses!

I dont think that is their intention. Maybe the international school is placed there as it is high on the hills. So the view is better....HTCs!!!

This post has been edited by DonnyB: Jul 3 2012, 12:16 PM

[quote=DonnyB,Jul 3 2012, 12:12 PM]
The developers are waiting for Dijaya to come in so the 3 big guns (Dijaya, Nadayu and MKH) can all chip in. Till then, you can only hope . But then, this is the risk you have to take for investing in such a place.

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Added on July 3, 2012, 12:16 pm[quote=Talbac,Jul 3 2012, 10:33 AM]
gosh! can't believe metro Kajang place the international school as buffer to HTC from houses!

I dont think that is their intention. Maybe the international school is placed there as it is high on the hills. So the view is better....HTCs!!!

[/quote]

need to wait for few yrs lo....

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

[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.

NCND? ah... Lcsx the mystery man. Good to have some insider info. Then bro Dino10chels can have a better sleep with sweet dreams that have higher chance of becoming a reality

Currently stay at Bukit Mewah Phase 8 (at Kajang Utama), if the flyover is done... Happy for my cuurent house....

but have to wait for few yrs

[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

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.

[/quote]

I think he bought Nadayu92...
but as for the improvement of road connectivity, sure need to wait lo...last time BU or Sunway also need time to improve la, so shouldnt be a problem... ...Just wait for ur property to appreciate will do

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

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

+1 ..... studied quite well
if not mistaken, nadayu still have lots of undevelop landbanks

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.

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