So here again i'm opening another new topic for Casa Subang this time~ Anyone know when this apartment completed? And any comment on this? The management over there doing their job well or not?



Revision 1


So come and discuss in between this 3 property.. Which 1 is worth to invest? I'm going crazy in doing research in these 3 property~ Give some advice pls dude..


Will post will start on #16~

This post has been edited by chee yat: Jul 20 2011, 07:49 PM

"Casa Subang" already sitting there for a few years already.... did you refer the same Casa Subang in USJ near Summit?

Yup i wish to know how old is this apartment~~ Any advice?

About 4 years plus

I know Casa Subang well as I was interested to invest there, although I found the place to be a bit 'tardy' on the maintenance side...from outside (ground floor/lifts/architecture) it looks almost like a low cost apartment which it isn't supposed to be.

Returns till now are actually quite good but on long term I don't know if it can keep up with developments nearby. Lot of competition nearby in the future, so if you're willing to just buy and rent its okay. Capital appreciation, I don't bank too much on Casa Subang. IMHO. You should pay a visit yourself, see what you think.

Ops it too bad~ I will be going there 2molo to meet up with an agent and view one of the unit there. So see how then~

Beside that, any other property whereby is worth to invest?

Not too much of capital appreciation but more on rental returns. Make sure you go scout out more units before you make your decision. If I'm not wrong, one block is under GRR(did I get it right?) scheme and one block is not. Check out both blocks and see what's the price like. The last time I went, the agent says can rent RM1300 per month for fully furnished under GRR but those without are renting like RM1200. Some students prefer to find their own at the other block.

For those 4 rooms one, if fully furnished i think should be able rent up to 2K right? Beside that there will be MRT on USJ5 in d future, this will effect also i believe~

4 rooms unit can rent up to 1.8k ++ , depends on the agreement u sign with the developer ..

Appreciation is slow there . Rental wise is ok .. But I think there r better unit to invest out there

Thanks for the feedback bro~
Any hint on which property whereby is much more better?

Sorry, don't really know what's the rate right now. Just check out more units to do comparison. Research is your best knowledge. I'm not sure about the proposed MRT line but USJ 5 is a bit far from USJ 1. As I say, rental ok. Appreciation a bit slow. If you ask me to compare your Suriamas situation, I'll prefer this.

But after go through some other thread, it sound like the maintenance over there not really do a good job~
Some comment are really freaking ppls out~

Need some advice from the current tenant who used to stay there right now..

The maintenance is suck
Look at the outlook at the building then u will know what im saying

Yeah, do more research. But you can always go with the agent to check out the unit first.

How about casa tiara?
Any comment on it?

How bout Impian Meridian as the design looks modern compare to Casa Subang and its nearby?

Just to share ... my friend recently bought 1 sub sales unit in IM....

House Value - 410K
Processing Fee - 10K
Renovation - 25K (Fully furnished)
Rental - 2.5K (foreigner student)

So just a simple calculation to get the rental yield it’s around 6% (Based on estimation only)

Besides once Damen + LRT took place .. you can get more capital gain soon after. But it’s still a long shoot to go ...

May i know what is the size? and what is the final purchase price? is it come with fully furnished? how many rooms...? i wan to calculate if really rental yield is good over there.

I have a 995sqft unit there, got it for 415000, partly furnished. Spent around 10k to do it up completely and now rented out.

Imp Meridian has 2 units - 995 and 1300sqft. 1300 is almost hitting 500k now.

You can still get bare unit and fully furnished. I recommend bare unit...its cheaper when you do it up yourself and fully furnished prices are marked up very high.

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Added on July 15, 2011, 4:29 pmI have unit in CT...but even if I won a lottery I won't buy another unit here. Reason being I bought this place 18 months ago and its appreciated almost 100k during this period because of developments and LRT stuff coming up nearby. Would you want to buy a place which is marked up so high? No. This SS16 area prices have gone insane, I'm not complaining but no way in hell I would go for any unit in this place now.

Reason I'm being honest is I'm not planning to sell my unit for next 5 years minimum.



This post has been edited by BeastB: Jul 15 2011, 04:29 PM

its 995sft as per beastb comment. 3 rooms + 2 bathrooms.
Total final price including renovation is 445K.

Cheers.

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Added on July 15, 2011, 6:45 pmBro beastb ... what is the rental price for your unit.. fully furnished?
mine to share as i am looking one unit there .. but the price now is expensive... sighhh...

This post has been edited by manufreak07: Jul 15 2011, 06:45 PM

Hi, I have a unit in casa tiara and currently renting it our for RM2300. It has great rental yield as there are a lot of students from inti, taylors as well as sunway staying there. Apparently, they have designated buses from colleges to send to and fro...that's why there are a lot of students converging there..I think. Plus the amenities surrounding the area is good too. My two cents..

manufreak, unfortunately you missed the boat mate. Tenants moving in start of August. I'm renting out quite low (2300) as the market price is 2500 and above.

There's still units available, if you go to the lobby area you'd see the notices for rental, take down a few numbers...get the best price? That's what I'd do. But if you're looking for short term, its best to go for Casa Subang. Cheaper, and same location.

Sorry i don't really get what are you trying to say here~

You are renting out 2.3k? Which condo u refer to?

I was responding to manufreak. 2300 for Impian Meridian.

casa subang condition really bad~ in few more years to come it will become like flat already...

you site visit casa subang? any more comments on the unit you visit?

That's why ask you to do more research. It all goes down to your personal preference.

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Added on July 19, 2011, 10:49 pmWhat about the others? Have you seen?

This post has been edited by beandk: Jul 19 2011, 10:49 PM

TBH it looks like a flat to me already. Surprisingly, the rental yield is still quite impressive though.

The rental is really not bad..

The unit i visit really poor in condition, the wall the floor..
But the agent said because it is still under GRR, 2 more years to go~ Rm1800/month so after 2 years they will return you in a totally new look.
Anyone has comment on this?
Is it after GRR the unit will be totally in a new condition when returning to you?

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Added on July 20, 2011, 8:06 amImpian Meredian is really nice..
But the problem is abit small 992 sf only~
Somemore the rental return is really not as good as casa subang~

Bt is it possible the rental for casa subang will still maintain for even higher in the future?

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Added on July 20, 2011, 8:33 amYour opinion, do you think the rental fee for the casa subang will maintain in this rate or?
In the future there will be few new condo around..

Any advice?

This post has been edited by chee yat: Jul 20 2011, 08:33 AM

Really don't think so IMO. As far as I know, people from CS are slowly moving into IM already due to discipline issues and maintenance conditions over there. Once new apartments come up I really don't see how CS can maintain their yield, unless they do a complete revamp of their management and the aesthetics of the place.

Biggest concern for CS is appreciation potential. Once new developments come up, that place is going to look very low budget, the only selling point will be location. If you have the budget, get the bigger unit at IM....rental yield might be low now but it will definitely increase when the LRT and other developments come up. Especially when Da Men is up...the size is smaller than IM but more expensive! Logic would dictate IM is a more reasonable choice to stay.

Ya, you pointed out the main point. This is what i afraid of..
So anymore other advice from somebody else?
I really need to make decision on this...
This is cracking my head out..
Scare later the rental cannot support the loan, somemore i dun wish to stay there..
The condition really freak me out~

If you don't like the place don't buy it. What for pay so much for something you don't like. Please do not be too hasty in making your decision. If you ask CS has any appreciation value, I'll say yes but not much. Maybe 5-10% in the next 2 years. Rental wise, can't guarantee increase.

bro, are you talking about Casa Tiara can fetch rental up to RM2.5k?
fully furnish right? wats the unit size?
this place only hv KTM (which is sucks)...anyway, still no sign of lrt extension to this area yet..

Just for investment purpose, dun think to stay there also..
Haha, i dun hope the rental to increase~
Js hope it can maintain at least 1.8k, then will be good enough for me..

After 3 years then sell off~
Have any idea when the LRT can be done?

nope bro .. i mean Impian Meridian, yup fully furnished and the build up is 995sf.

You can get the rental roughly from RM1800++ to RM2000++ for GRR.

Right now got 1 unit selling 338k with 2 years GRR 1.8k per month, is it ok to grab this unit?

Rental definitely can maintain. As for LRT, still all talk lar.

any place good to invest for rental yield? Is mout kiara area a good rental yield place to go to?

I really have no ideal because i still new in prop~
But the place i stay here suriamas, also not bad~
Just the price went very high these lately~

How many sq ft? The corner unit isit? Try to negotiate a bit if you are really interested.

Can't rmb is it corner unit~
On 9th floor and is 1062 sf~
From experience u guys think until what price it can be nego?

Can't say la. Sometimes owner willing sometimes not willing.

Do you think 320k can deal?
Will this price is abit over?
Coz this will be my 1st prop, i really dunno what is d range for d price can go till...

RM320 is fine with me. Dunno owner willing or not only.

Are you dealing with the agent or owner? Whoever it is, just get your checkbook out, get the agent/owner to meet you and drop the amount in his/her hand...if you're going for 2% booking fee, give this check with 2% of 320000 and say its your last offer take it or leave it then and there.

That will put it on a solid 50-50 scale, the owner will definitely have to think on the spot about how desperate he/she is. It's your best bet IMO. 320k is a very good buy for the yield which you'll get for a place like that. Best of luck.

2300 for Impian Meridian low meh? some units renting out for 1800 only

For investment purpose, definitely is yes..since all prices already shoot up..u want pay rm320k for Casa subang or IM for rm 440k for the same rental about rm1800..some more got GRR in current market situation now..lot of people said IM got more appreciate value..currently see is yes..but who knw market when down..the prices will follow down also ah..for own stay, for sure ppl will buy IM due to mantainance and etc..however for conservative investor, CS also a safe bet good rental yield and steady appreciation..

Property value is very unlikely to go down.
Casa Subang has demonstrated a case where you get exceptionally good yield but very minimal appreciation, it was launched at RM250k five years ago I assume?
RM80k appreciation over 3 years is very bad considering how other same priced properties had better capital appreciation than this. Thus don't expect high capital appreciation for Casa Subang in the years to come.

Capital appreciation is definitely more worth looking for investment, even if the rental yield in Impian Meridian is slightly lower at the moment.

i dont agree with ur point. there are different types of investor, some look for capital appreciation which is not guranteed for any development, where as some others look for steady rental income with capital appreciation as bonus.
capital appreciation is surely more excited but also more risky cuz it might be there or might not be there but rental is something safer.
provided IM appreciated so much, some say there are no rooms for appreciation. i dont meant to argue with IM owner but just want to highlight my point that there are always different view on property investment. IM for capital or Casa Subang for rental yeild is a different choice, and sure lah best if can get both appreciation and rental yield.

Totally agree..depend on what u are looking for and which type of investors you are..

so chee yat , finally u bought the unit ?

Fully furnished! The average rental is around 2500 man.

Think he bought Suriamas.

Went to view few days ago. This property is so RUN DOWN. 0 MAINTENANCE i would say.. 8 out of 10 units are vacant =X

This property is done for....its pretty much a flat now.

so meaning its not worth buying?

Pay a visit(drive inside, take lift and look at the corridor) then you will know the answer easily.

Hi guys & girls, I just brought a unit in casa Subang.
Considering this thread hasn't been active for a while now
There have been changes in casa Subang eg: the swimming pool have been revamp together with the public toilet and
Plans for CCTV at each floor to prevent vandalism.

IMHO, there will be capital appreciation when the BRT is ready
(Already 90% or more) together with Damen on board.

Beyond that, I have to agree with some that this condo
Looks dated and not so much on capital gain after the 2 factors.

I'm surprise to see no one talks about the fact that CS is freehold residential while constantly comparing impian meridian which is leasehold and commercial bill.

This will factor into the next purchaser's mind.

Just my 2cents.. What do u guys think? No offence to IM owners it's still a great buy!

good to hear about the revamp. almost invested few years back. but was really disappointed to see this running bad due to management and maintenance.

Impian free hold wor

The last I check, IM is leasehold wor

As Impian owner, Impian is freehold and is a residential condominium. Agent telling you bullshit lor. Impian Meridian is expensive for a reason.

This post has been edited by ivanpei: Mar 16 2015, 07:56 AM

Dun worry lah about wat Impian Meridian is or not is. CS is what it is, a low-medium cost apartment with facilities, catering to the student/working adult/small family. Its majority rental play due to the relatively higher yield compared to most surrounding apartments. In fact 1 whole block was tenated to various colleges for 5 years while 1/2 the other block was tennanted to same for 3 years upon VP. Majority of the colleges did not renew the contract when it expired last year, so suddenly the place looked empty. This created a "vacuum" and "oversupply" so much so that rentals for the 1ksf units dropped from mean of 1.8k/m to 1.3k/m overnight. Interestingly though, the asking price did not drop but it stagnated, likely from the owner's perception that this was a temporary problem as well as the upcoming BRT and neighbouring projects.
Fast forward 12 months later, the rentals have just started to "stabilise" and mean asking for 1ksf is around 1.5k/m now. This translate to a yield that is a farcry from when the colleges are contraced to rent, but for owners that bought from developers, this is still >7% yield gross.
The challenge ahead is not so much the yield. This area is transforming, with higher end studios/soho etc coming in play, BRT, LRT, new shopping centre all within walking distance and completing within next 1-2 years. With the current price, the % yield will continue to be among the highest among all the surrounding apartments/condos, with the lowest psf monthly maintenance. The challenge will be tenant, namely the "expat" blacks. Get rid of them (both asian and africans) and the price will go up.

This post has been edited by Minolta: Mar 16 2015, 12:01 PM

Then i must be mistaken.. Before i buy CS i look at IM before from propwall
And ipeoperty its stated as leasehold and agents too! When i check back now the
Listings its stated as freehold. Im confused

Well, IM is indeed nicer than cs in terms of facade and upkeeping.
The only thing thats worries me is the price. It has gone up so much!

I think cs is a very special property with much changes along the years n it's very interesting to c what happen after 2 yrs

youone already 90%

Long time ago already 90%. The problem with Youone is the big units. They are having a hard time clearing their 1200-1300 sq ft units. I heard they are asking 8xxk which is about 680 psf? The small ones all sold already. USJ 1 is doing very well.

This post has been edited by ivanpei: Mar 17 2015, 03:43 PM

i means building ~ VP should be in early 2016

Ohh I see I see. No wonder so much promotions now. Hope people will look at the subsales price and boost usj values. Youone subsale at least 700 psf for the small units confirm.

My friend already move in Youone~
Ya, hopefully BRT would really increase the value of residential at that area~
My 1st property goto Surnames & 2nd goto IM~

Now i'm looking at Bangsar, it seem the ROI there quite high but i not really familiar with that area.
Any sifu can guide here?

Anyway, always saw Ivan & LTG & Beast~ Thanks for your guys sharing~

your friend already move in you one ?
i haven get key oh..

I'm interested in Casa Subang because it is close to LRT and BRT and all the shops nearby. I'm not really concerned about rental yield as it is for my own residential use and I already know that I'll be working overseas most of the time in the future and maybe I'll come back to the apartment only twice a year or so. Don't have any expensive belongings so not worried about burglary, etc. Budget around RM450k. To all you experts out there, is Casa Subang a good idea for my purposes? I only need about 700 sqf of space.

Only gonna be in twice a year?
That's really less, ya you may consider grab a unit there.
Beside the poor management and complicated resident (mix up races & nationality from Africa)
Just don't keep valuable thing inside there.

I do believe it will still appreciate due to infrastructure and up Damen there~
Just my 2 cent of advice~

My friend also move in you one 2 months ago ler~
Maybe your unit is a premium one? xD~
Take longer completion time~

just 65 % how to move it oh


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This is probably the worst weekend/once in a year apartment u can buy.. i wld strongly suggest low dense condos in other areas..

like which one?

Yeah, like which ones? Any suggestions?

IM or you one
digital mall ?

IM or You One are low density?

Such a fanboi

consider mid dense , do you really see the high dense ? try visit oug parklene

For the sake of clarity, please define your understanding of "density". In terms of how many unit/acre is high dense, mid dense and low dense

Hi sifus,

Just to get your opinion...So is it ok to buy Casa Subang for the 6% yield? Right now selling at RM310k. Where else can find so low investment with LRT at the door step?

sorry is BRT

310k? For 682sf? Can still find?

So you havent clarify your definition of density. From your "well-learned" definition, what's the density of CS?

my definition sure different with you
if you really stay in high dense services apartment before and stay in high dense apartment before.
you know what the different for same land size with same unit

just go experince your self dont ask why

So whats your definition of High density? Dont beat around the bush please

casa subang is high dense , IM is mid dense

Based on what logical analysis did you come up with this conclusion? Hopefully not merely due to your fanboi mentality

base on % stay inside ~ and reality

Density based on % people stay? lol Maybe you should go read up a bit and not make yourself sound a little "smarter".

Do you know how many units are there in CS and IM? Do you know what's the land area for both? Have you even been into CS? eerrrrr....wait....more importantly.....do you even know where CS and IM are located?

base on my view ~ different ppl have different view .
i not invester , i just looking for warm home

380k for 1k sq feet, brt is completed, good to go?

Bump

What is the lainching price for Casa Tiara 477sft??

You don't have a view, someone asked you what's your definition of high dense/med/low dense and you never gave an answer. Meaning you don't know. It's best to not speak a language which you don't know. My 2 cents.

am considering this place for own stay... any sifu here can advise how is the environment there? and what about the management team? is it good?