QUOTE(great2bcool @ Jul 1 2013, 11:18 AM)
Dear Chris Chew, very good analyse,
surprise to see KR1 psf is higher than KR2, if this Exsim's product Rainz also getting BBB mode I believe the condo price in Bkt Jalil will be pushing to another new record. But how do you view in terms of the supply and demand with a sudden surge of many new condo being completed in 2015 & 2016? More intense competition from the Zest, KR1 & KR2 & how long for the market to consume all these units
If the Rainz is selling at RM625 psf, say average build up of 1000 sf unit selling at RM625k, I believe this price still is very attractive, maybe they can sell higher than RM625 psf with Exsim adding some USP into their project which they are very good at this.
Now Chris looking into Iskandar area already
time to move on to other undervalued gem
It's not surprise because KR1 and ZR's prices are latest transacted price after few rounds of increased.
KR2 priced stated by me above was one round before them and yet to have any new round of new increased price due to fully booked and yet to released. The developer's loan rejected units will be open later stage with further increased price. Technically it will be higher than KR1 but it will be slightly lower / equal with ZR, whom offer higher discount but without DIBS.
The surge of highrise completed in Bkt Jalil is quite heavily with supply in coming years for sure, but if we based on the scale of development and period of the VP, it do not shown much terrible sign of over supply of course. Gues, I gotta repeat and repeat again.
KR1 and ZR would be a competitor to each other next year 2014, separated by few months only and KR1 takes the pluinge for being enter into the sub sale market first before the multi units of ZR.
The Treez is at another bracket of pricing condo and effectively, it is a direct competitor to KM 1 West. I don't see it creates much impact on the potential buyers who looking at KR1 or ZR, except sizes over 1400 sq feet. So, 2014 is gonna be heat year of the Bkt Jalil highrises.
KR2 enter the frame by late late 2015, could be a decisive timing due to the proposed road of Jln 1/155B shall be opened and light up the whole street ( double lanes each traffic ) and it only faces the competition of Twin Arkz about 6 months later on, who is much higher price range than KR2 by ( RM 400+ psf vs RM 600+ psf ), thus I dont see it's face to face directly but TAz, instead, would face much critical timing together with luxurier KM 1 East, being the only project with no unit is cheaper than RM 1 mil today.
Meanwhile, The Rainz only could launch by next year, tentatively early 2014, also a indication that could be drag to middle 2014 and estimated completion by 2017, which is timely very good at VP at 1 year + after the completion of KR2.
I not much worried of the KR1, KR2 and ZR bracket where the early buyers who all obatined the very low and affordable pricing yet with freebies and easily able to hold on for rental or vacant for longer. Furthermore, I suspect those buyers of this brackets are more to an owner stay buyer rather than the likes of KM 1 West, KM 1 East, The Treez and Twin Arkz, all these range could be a hinge to Malton's new luxury service apartment.
It's look terrific number of supply here by 2014 but if we look into the date of completion for each project, the pocket of the each development, the bracket of the each sub-sales price upon VP, the buffer of appreciation of each development, the timing of each project's completion, and the various of sizes of each condo / apartment, vs the timing btw 2014-2017, vs the catalyst vs the other surrounded area vs the unknown market ....
we are having the far more less worry than those enter at RM 600 psf today.