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Investment Vista Kiara, Mont Kiara, Is Vista Kiara worth buying now?

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TSsoongkm
post Jun 21 2011, 08:17 AM, updated 15y ago

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Hi people and experts out there. Just want to know your opinion on this, Is Vista Kiara condo worth buying now for investment? One Mont Kiara has opened. And Vista Kiara residence can walk thru Plaza Mont Kiara via a private access road at the back of Plaza Mont Kiara. And from there can walk to One Mont Kiara.

Also i heard, the Sunrise Sportzone (next to vista kiara) is confirmed going to be another condo with a price tag starting from around RM1 million. And YNH Kiara 163 next to Plaza Mont Kiara may be launched in near future.

So with all these things happening, Vista Kiara although old but the location is very good. So i thought it will still go up in value when all these projects has been completed.

Any opinions here?
TSsoongkm
post Jun 21 2011, 09:04 AM

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QUOTE(icez @ Jun 21 2011, 08:54 AM)
I think the design is so bad they should tear it down!
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Actually it's completed in 1997. newer than MK Pelangi and Pines. The reason i mentioned Vista Kiara is because the price is more affordable and it has been going up for the last 6 months.

You guys think still worth investing in Vista Kiara?
TSsoongkm
post Jun 21 2011, 09:24 AM

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QUOTE(kochin @ Jun 21 2011, 09:08 AM)
NO
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Care to share your reason for NO?
TSsoongkm
post Jun 21 2011, 09:45 AM

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QUOTE(kochin @ Jun 21 2011, 09:35 AM)
1. vista kiara is not developed by sunrise and therefore the annual events held by sunrise will not benefit any tenants in non-sunrise developed projects. people who would like to stay there 'prefer' to join in the fun else they wouldn't be in MK anyway.
2. vista kiara is considered lower class compared to other projects in the same vicinity. when tenants are given a choice (and at the same par value of rental), why would they want to stay in a high class area when their affordability is lowered compared to the crowd. eg. you are driving a honda accord but was invited to a ferrari gathering. should the honda stick around or should he leave?
3. if the surrounding is going to be developed by super high end luxury condos, vista is going to stick out further in terms of it outdated design. it's gonna look as if it's a squatter house compared to the others. not to mention the pollution that the people staying here needs to endure until the neighbour project is completed. please do not forget MK in general is more tenant's market. why would they want to endure pollution when they could easily rent from the other thousands of units available there??
4. let's not forget the 'equivalent' competitor nearby the area for the same price. is the competitor stronger, better, faster?
5. the road is congested and often jammed up during GIS school break hours.

there's 5 reasons up there. need more?
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Thanks for you input.

But investing in Vista Kiara with an "appropriate" price would suit the real estate saying of "Buy the worst house on the best street rather than buy the best house on the worst street."

What do you think?


TSsoongkm
post Jun 21 2011, 10:11 AM

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QUOTE(doomdoom @ Jun 21 2011, 09:49 AM)
this is not the best street in mnt kiara...jalan kiara 3 is the worst street in mont kiara....look at the design of vista kiara...look like a 'H' and 'L'....so lame design....
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I think Vista Kiara got potential given the fact that it's all surrounded by so many new retail cum office tower cum condo developments and it's all walking distance.

And also for those new projects all the prices are very high. So investors buy high and have to rent out high. But for Vista kiara the price is low, so the rent can be low also. So my rationale is you pay low rent, yet you can enjoy all the multi-million price tagged amenities around you.

Good what.
TSsoongkm
post Jun 21 2011, 11:00 AM

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QUOTE(airline @ Jun 21 2011, 10:52 AM)
I am anti sunrise. Car park all seperate from building.
Have to walk far. Not underground parking
Even mont kiara Aman
Maybe some people like
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Aiyo, pls don't all nuke me like this loh... just stimulating discussion only. All inputs by fellow forumers are highly appreciated. nod.gif

By the way airline, do you know where is Vista Kiara residents' carpark? Underground? because i can't see a carpark complex like those in sunrise condos.
TSsoongkm
post Jun 21 2011, 11:29 AM

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QUOTE(kochin @ Jun 21 2011, 11:17 AM)
fyi and imho,
underground parking consumes more electricity for lighting since it's dark and also hotter since lacks air circulation.
most people who built underground cp is because of lack of space. they need to put the building on top of the cp.
did you notice dpc latest condo also detached cp building to the condo?
i prefer elevated cp for many reasons:
1. better air quality as opposed to high humidity
2. prevention of flood problem (if any)
3. better lighting compared to basement cp
4. better security as visible from outside

do take note that if sunrise do underground parking like plaza mont kiara itself, they usually reserve plenty of pockets of airwell (direct sunlight hitting to the lowest floor of basement).
mk aman also have similiar features where sunlights practically hits the lowest floor at the perimeter of the parking in block a. the cascading water features below are the worst spots. actually mk aman do have underground parking a bit. but it's partial underground.
try 10 @ MK, most of the CP is well ventilated.
same like laman suria, damai, banyan, etc.
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Kochin, so do you know where is Vista Kiara resident car park? Underground? Or elevated? Or in a carpark complex.

Would appreciate your reply on this if you know.
TSsoongkm
post Jun 21 2011, 04:09 PM

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QUOTE(cybermaster98 @ Jun 21 2011, 02:54 PM)
Many owners are starting to push off their units at Pelangi. Not sure why but its not a good sign. Plus that condo is only about 50% occupied. At night its almost like a ghost town.
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Hi cybermaster98, thank you very much on your analysis. However, i think TTDI is abit on the high side for me. I have around RM450k to invest. I don't plan to take loan from the bank. So i thought of getting a unit in Vista Kiara and rent it out.

I would be happy if i can rent out at RM1800 per month for a 1235 sq ft, 3 rooms and 2 bath.




TSsoongkm
post Jun 21 2011, 04:30 PM

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QUOTE(cybermaster98 @ Jun 21 2011, 04:24 PM)
U wanna buy cash??? Common la my friend. Thats the worst investment decision u can make. Now loan rates are low so u should take advantage of that. I too could have bought my 1st property cash, but chose to invest the money elsewhere with higher returns.

Always take max loan and maximum duration if ure buying properties. This will free up capital for more property investments later on. Dont even buy cash.
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Thought i want to retire early and want to have that rental as part of my monthly income stream...
TSsoongkm
post Jun 21 2011, 08:37 PM

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QUOTE(doomdoom @ Jun 21 2011, 08:18 PM)
are u sure u live in mont kiara a?.......... LUMINA@ DUTAMAS??.....come on la...Lumina at mont kiara which is near to solaris MK...dutamas is not mont kiara la...aduh boss, u pay 1 million to buy lumina but u downgrade the adress frm mont kiara to dutamas a???.... rclxms.gif

and fyi, it;s not only vista kiara is walking distance to garden INt school....other condo like casa kiara 1 and laman suria are the same...
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Casa Kiara 1 is walking distance to GIS, but have you tried walking there yourself, especially on a hot afternoon, you will be sweating already when you walked from casa kiara 1 to GIS. As for Vista Kiara, GIS is just right opposite of the main entrance of Vista Kiara, all you need to do is to cross the road.


Added on June 21, 2011, 8:39 pm
QUOTE(nVidiaFX @ Jun 21 2011, 08:12 PM)
I think many smarty pants around here thinks they are playing monopoly.

cybermaster98: there is no wise or no wise to decide if he wanna buy cash or not?

to clarified to you guys i've been staying in vista kiara since 97-2010, to further clarified the car park, there is basement car park (mostly) and also a few outdoor carpark near the G level.

investment wise, it's quite good now maybe to  you all thinking it's old and should be tear down, yes the management sucks and mosto f it things are not fixed. i can't even imagine there is joker's here saying that it's a negative point for being infront of garden international school. maybe you guys havent stay in MT kiara area before because walking distance to int school is definitely a big big big plus point for condos around the MK vinicity.

i am selling renting  my vista kiara condo atm 1900+ SQF for around RM4200 a month, maybe it's a bad investment for most smarty pants here. and i am paying 1M up for my next buy at LUMINA@dutmas so please you smartpants if you can please stop from posting BS.


Added on June 21, 2011, 8:12 pm

+1

oh and also if u are talking about fliiping and taking several loans to serve ur properties just wait till the bubble burst smile.gif
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Beautiful minds think a like... rclxms.gif

This post has been edited by soongkm: Jun 21 2011, 08:39 PM
TSsoongkm
post Jun 22 2011, 07:32 AM

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QUOTE(kochin @ Jun 21 2011, 11:41 PM)
chill, dude!
why are you stuffing $$$ to somebody's pocket if the person clearly ain't interested.
if you got too much $$$, pass to me lor...

indeed, great minds think alike. i have learn throughout my experience, that once people have set their mind to something, it's very difficult to persuade otherwise. and one of the best learning experience is still learning by mistake.

although your i share the same view as yours, doesn't means that our views are absolutely correct.
who knows, VK might shoots through the roof in the next 6 months?

on a side note:
if comparing nearest prop to GIS, it's KDS, just next door without risk of crossing the street even. but the noise coming off from the school is quite loud especially from the big field during school hours.
i don't really get the meaning of having a walking distance to international school in MK being such a huge +ve point. those students especially in MKIS are quite used to walking around in MK's neighbourhood. so even if you are indeed staying in pines, they would still be able to walk. but of course, walking at 3pm would not be quite pleasant but i have observe the gwailo love to do so. they love the sun so much.
and no offense to the VK resident who posted, i have difficulty understanding his post. maybe because my england not powerful enuff. paiseh!
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Well said. Yes, that is right, nobody's view here is absolutely correct or absolutley worong. We are just making decisions based on our reasoning. Some may have different views, some may have the same views. That doesn't matter. That's why we are all here, dicussion forum. We are here to express over views, throwing it out to the public, so people with different views can "counter" with our views. This is good. This is called brain storming and sometimes even as devil's advocate. We should all value all views posted. Everyone has different views to support their decisions.

No one knows the future. I guess mostly everyone is just trying to make the BEST decision. But for me, i am not looking for the best decision. I am looking for the most SUITABLE decision according to my internal factors (personal circumstances) and the current external factors (market conditions).
TSsoongkm
post Jun 22 2011, 07:40 AM

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QUOTE(airline @ Jun 22 2011, 07:32 AM)
side note, if kiaramas ayuria 1,600sq feet a year ago can get 760K
now quick search at iproperty same size 960K.
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same with Vista Kiara 1235 sq ft. One year ago, you can see asking price in iproperty is around RM400k to RM430k. Now at least RM460k and above.
TSsoongkm
post Jun 22 2011, 09:06 AM

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QUOTE(kochin @ Jun 22 2011, 09:00 AM)
things that i look out for in iproperty.
1. number of posting for the development and number of repeated posting of the same units. this is a good indication of supply and demand.
2. duration of posting. i have fairly good memory and i will be quite sure if it's the same unit posted some time back

i'd seen some units being posted repeatedly for even upto more than a year and yet pricing is still increasing. some may have experienced an increase by more than rm100k.
either the agents are just trying their luck by pricing way above market, or the owner is playing around.

it's also true that MK units are slow sellers nowadays. the fast fast transacted types are those which doesn't even go through agents.

and since MK units are stabilising or dropping, rm400+k for a 1235sq ft does sound fairly reasonable. think local people might be filling up the voids left by the expatriate market.
the new mall should help a little as well.
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I got the impression that nowadays, alot of locals are buying those older condos in MK. Those that were in their 30s, when during their 20s, MK is a prime prime place, now those older units has become more affordable now. The way i see it, the expats number is falling and will be in future (those western expats, koreans and japs maybe increasing). But locals will fill in the gap in MK. Just my opinion.
TSsoongkm
post Jun 23 2011, 07:58 AM

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QUOTE(doomdoom @ Jun 22 2011, 09:02 PM)
Lumina at mont kiara la, just curious how come u spent 1m but still can spell the wrong name..just like u spent 1m to organize the most romantic wedding with the girl that u love most, but u spell wrongly her name in the wedding day.......and for your information, officially there is no such area call dutamas.......those dutamas area formerly is called segambut, just recently change name to jalan dutamas raya, persiaran dutamas...but there is still no formal name dutamas.......so...make sure u spent ur 1m to buy the correct lumina at mont kiara not dutamas...ok??.. tongue.gif

o ya, i am living around that area but i prefer to keep as low profile...but definetely i am not staying at vista kiara... rclxms.gif
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hey doomdoom, you got money can afford better and more expensive condo, good for you la, or you just want to flunk your money on lifestyle because of your philosophy towards life and investment, that's great for you. You can also express your constructive opinions on VK, no problem at all.

But pls, don't run VK as segragating into lower class among the condos in MK. Actually alot of people got alot of money, even those that are currently living in VK, or moved out of VK or about to move into VK, is just that how they want to spend their money on property for own stay or investment. It's just like a chinapek wearing singlet and bermuda and slipper walking into a Rolex shop, most people will say this chinapek is come here to look see look see only la, look at the way he dress, no class one, but when a gwailo wearing the same attire, most people will say it's normal for gwailo to wear like that because they like the sun, they won't directly think the gwailo got no class one because he dress that way and walk into a Rolex shop. So what is this business saying people living in VK is like lower class in MK, just because their condo looks weird (according to your taste only), cheaper in market price and management is not working top notch? My friend is living in Ayuria also, the condo now cost close to a RM1 M, the management is same as VK (as you should know), same thing what, intercom broken, complained for 3 months and nobody came to fix it. But did anyone say Ayuria is low class? No, because it's worth close to RM1 M and just because the price tag, nobody is accusing Ayuria is low class, even though get the same lousy treatment as VK management. Where is the rationale here? Do you think you people out there are judging a person or in this case an item as low class or high class based on the price tag the public assigned to it?

So how do you know people living in VK is lower class or not that rich, maybe the person staying in VK is already a millionaire owns property overseas? I know you didn't mention this outright in your posted comments but i tend to get the message by reading between the lines of your posted comments, if you dig what i am saying. I have no problem you listing out the disadvantages of VK, but why it turns out to be a "social class" differentiation issue?


Added on June 23, 2011, 8:03 am
QUOTE(soongkm @ Jun 23 2011, 07:58 AM)
hey doomdoom, you got money can afford better and more expensive condo, good for you la, or you just want to flunk your money on lifestyle because of your philosophy towards life and investment, that's great for you.  You can also express your constructive opinions on VK, no problem at all.

But pls, don't run VK as segragating into lower class among the condos in MK.  Actually alot of people got alot of money, even those that are currently living in VK, or moved out of VK or about to move into VK, is just that how they want to spend their money on property for own stay or investment.  It's just like a chinapek wearing singlet and bermuda and slipper walking into a Rolex shop, most people will say this chinapek is come here to look see look see only la, look at the way he dress, no class one, but when a gwailo wearing the same attire, most people will say it's normal for gwailo to wear like that because they like the sun, they won't directly think the gwailo got no class one because he dress that way and walk into a Rolex shop.  So what is this business saying people living in VK is like lower class in MK, just because their condo looks weird (according to your taste only), cheaper in market price and management is not working top notch?  My friend is living in Ayuria also, the condo now cost close to a RM1 M, the management is same as VK (as you should know), same thing what, intercom broken, complained for 3 months and nobody came to fix it.  But did anyone say Ayuria is low class?  No, because it's worth close to RM1 M and just because the price tag, nobody is accusing Ayuria is low class, even though get the same lousy treatment as VK management.  Where is the rationale here?  Do you think you people out there are judging a person or in this case an item as low class or high class based on the price tag the public assigned to it?     

So how do you know people living in VK is lower class or not that rich, maybe the person staying in VK is already a millionaire owns property overseas?  I know you didn't mention this outright in your posted comments but i tend to get the message by reading between the lines of your posted comments, if you dig what i am saying.  I have no problem you listing out the disadvantages of VK, but why it turns out to be a "social class" differentiation issue?
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On top of that, even though a person is rich and stays in a more than RM1 million condo, how do you know he or she has class? As we know alot of top politician in this country are super rich, but does that mean they have class as in a gentlemen, a noble person? Well, you and i both know the answer. So price tag isn't everything.

This post has been edited by soongkm: Jun 23 2011, 08:03 AM
TSsoongkm
post Jun 23 2011, 08:58 AM

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QUOTE(doomdoom @ Jun 23 2011, 08:40 AM)
i am squatter area resident, where gt mean to say VK residents are low class???...u misunderstood me la...just express that VK is look uglier in MK...lumina@Dutamas looks best ..o sorry, lumina@ mont kiara....
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ok la, then we all squatter residence in MK, but i am a VK squatter resident. Hahahaha.... icon_idea.gif
TSsoongkm
post Aug 2 2011, 12:24 PM

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QUOTE(kochin @ Aug 2 2011, 12:16 PM)
why are you thinking of buying this unit in the first place?
if it's for investment, just calculate the yield and if happy, can afford, then buy lor.
if for own stay, if happy, can afford, then buy lor.

decisions made simple.
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So is RM510k for 1400 sq ft in Vista Kiara a reasonable price or not?

 

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