8% ???

Very much agree with you. Township investment is rather a safer bet and better bet against small projects if one would like to roll the dice for longer game ( hold a lil bit longer ) but subject to buy under proper developer, who had vision into the township developing.

Puncak Jalil and Saujana Puchong were definitely the example where Talam made a mess here and other developers had developed here also affected. I think Nusaputra improving slightly although it was too far from most of the KV.

DPC, a smaller scale at 400++ acres, really triumph in all way. Very salute to their aim, mission and vision to get the unwanted lands back then and transform it to be a jewel today. Its very syiok to see the investors enter at such high pricing but yet made the wonderful profit against most of the other landed projects.

KD and Puchong had finally deserve to be what they had today. Cant see what is the special of KD 10 years back then but it was awesome to see it today whether it is residential or commercial. Puchong did well in its affordable houses since a lot of years ago, but I see the lacking of commercial success against a such big township.

IOI the key driver to the success of Puchong, and also the main cause to the failure of commercial activities (SPS also), there must be a healthy ratio between number of household vs number of shoplots, if the equilibrium is broken, then will result in wat we see in Bdr Puteri and Pusat Bdr Puchong, Subang & Puchong population is bout the same but number of shoplots in Puchong is bout 3X more. I can't imagine if the VIVO city, TTDI Dualis, One Subang City are ready, at least 30% of the shoplots in Bdr Puteri, Pasat Bdr Puchong, Puchong Jaya will die standing

the quality of the neighbourhood is very important which can create a higher value for the properties in the area.

If AI launching 22x80 then really worth considering with its FH title and nearer location. Just that the developer is the slow n steady type and didn't really make the township more vibrant then it existingly is. If not for NAZA TTDI i think the township would still be in slumber.

AI is developed by InP and if u compare with Bandar Kinrara, Giant came quite late at the later stage of the development.

Same developer, same strategy because they thought it worked for BK thus it shud work for AI

In my opinion, Bdr Kinrara is a fail project. Supposedly it can achieve 100, I give it 30

Has IJM developed other township before or Rimbayu is the first one?

Depends on how u see it....many people nowadays wants a quiet home...the commercial wong ness in a housing area might not goes well with these people..but this kind of place is rated as highly successful like usj wt taipan damansara utama wt uptown

BK is a failure? how come prices soaring?

For me it's one of the most successful township after Damansara and TTDI

For me...

Seremban got

How good is it?

From their website, Shah Alam 2 was one of their township project. I hope rimbayu will do better

This post has been edited by caviars: Jan 12 2013, 11:47 PM

Most of Seremban 2 was developed by Road Builder , before RB was bought over by IJM.
Some of the later phases of S2 and all of S2 Heights (an extension) are developed by IJM, and are very modern and well planned.
The older part of S2, some are doing better than others. For example, phases like Green Street Homes , Sri Carcosa, Emerald Park, are doing very well. So a township does depend on who lives there.
From what I observe in general, a township's success does not just depend on the developer but also the community that lives there.

Haha. Why rated BK a failure and rated it only 30/100 points?

IMHO, BK had up and down point, I deemed it not success enough and not vibrant enough with lack of proper planning. No doubt the latest phases of Emerald, Qaseh, Sapphire and etc all delivered in fine and great workmanship and good appreciation of over RM 900k. But I unable to comment it as failure due to demand in this housing area and lots of catalyst to boost em up further in future.

But my feeling of BK was I&P not done enough proper planning of this great location bordering OUG and BJ. The housing phases were terribly placed here and there where new houses are surrounded by some older phases. Lack of commercialize area to be centralize is amother issue where most folks have to drive to Bdr Puteri or Puchong Jaya Kenari for amenities, stores and range of foods. Worst I found of BK would be the extensive of the main roads and sub-roads which is not properly widen, not much landscape along the main roads and accessibility is quite below par on a township planning which caused major jam on most of the entry and exit.

Indeed, I rate BK location is much better and strategic compare to Bdr Puteri as it escape the LDP interchange at SSF lightning/IOI mall and surrounded by BJ / Serdang / Seri Kembangan highway links.

Is house workmanship and great location is much important than township / accessibility planning? Based on Sapphire abt RM 880-900k+, Emerald at over RM 900k++ asking price, Spektra, Warna and etc asking at over RM 800k, I think it shouldnt be but based on the demands and transactions, seems I am wrong.

I think there needs to be some agreed upon definition what is considered success or failuere. For example, I now hate going to Bandar Utama, Mutiara Damansara, as the traffic jam is unbearable. Furthermore, apart from IKEA most shopping malls are just a carbon copy of others. When I visit my sister in Bukit Jalil, I just shop and dine, and go to the movies nearby in Bandar Puchong. With the LRT line, it will be better.

This post has been edited by tigana: Jan 13 2013, 09:02 PM

I hate going that part of Mutiara Dsara or Bdr Utama, but no doubt both were quite successful area with lots of rich fellers and families going this area or re-buy anor unit ...

I still prefer the South part of KL/KV, BJ/BK/Puchong/Sri Petaling/Kuchai Lama and Bdr Rimbayu ...

Taikor, very gung-ho on Rimbayu ya!

Agree also, my TOP favorite is still BKT JALIL in KV, Bdr Kinrara comes next (fr own stay point of view), but if we look fr investment point of view (value creation / appreciation), these 2 are not my hot favarites.
I rate Bdr Kinrara a fail project is merely fr investor point of view, IMO, if Samling Group build a conceptual city like DPC on Bdr Kinrara land, the total GDV will be at least 200% of I&P does. The company make much lesser profit than expected, that's why I say it is fail.
I hv stayed in BK for 15 yrs and I think I will stay on. When every time I meet contractor or developer senior guy (not I&P), we always shaking our head, fail to understand why BK is like that, the land is a like a Gold Mine to us but developer fail to deliver.
My 2 bakuli

This post has been edited by UFO-ET: Jan 14 2013, 11:02 AM

No larr. See it has potential but not really gung ho into it.

at this ambitious price, i am not going to dance with them. Good luck.