Reposting to this "New Project" Thread.

This is a new mixed Development Project by Radiant Symphony Sdn Bhd. Their past completed project is Manjalara 18 Residences in Kepong.

Features includes:

- Olympic-sized swimming infinity pool
- Sunken Pool Lounge
- Gynasium with Green Roof
- Yoga Zone with sleek and modern vertical landscape and reflective pond
- wading & Spa Pool
- Children playground





This post has been edited by accetera: Jun 2 2015, 09:35 PM

Can Buy?

Courtesy of Jerrie Chea @ Blogspot

246,000 / 511 sqft = 500 psf ??!!

Does anyone know how much are they selling this unit?

3-room duplex with private garden (1459sf)

Where exactly is this place?

this one target students only?

if less than 300psf......can seriously consider this one.....

Looking at the location map this one looks like its right smack next to a sewage pond and a light industrial area.

If 300psf, i suspect carmen one still more attractive leh
Alvin one in kinrara as well seems more attractive

If I got bullets to whack 2 bijik......assume all the 3 props oso going for about 300psf....... my pref :


1. Carmen's mix dev near LRT (will whack 2 bijik if got small, less than 200k units, else just one bijik)

2. 360 Suites


The BK one I wont touch at all...............

Taiko, why don't touch BK? Mind to share more?

Hmmm..

for me Kinrara one depending on which location. Near to mainroad like Zest, quite attractive no?

Catalyst is LRT and eventual highway to PJ, new access to Bukit Jalil / Kesas , plus waiting for further "mature-ing" of BK...
Plus quite competitive vs bukit jalil recent launches leh.

Btw, waiting for Carmen's updates today leh. Carmen carmen, where is this Carmen

This post has been edited by 1ullaby: Jul 15 2011, 07:29 PM

chief, I didnt say dont touch the BK one........ just personally I wont touch the BK one......... heard wind that dev is a newbie (to be reconfirmed) ...... n since I foresee our prop market will be going for a dip in either 2012 or 2013....... dont want to take unnecessary risk altho I dont think its a bad buy at 300psf or less............


anyway dont take my word for it........... will be vested in the Carmen's one (when it becomes available) so do own research then decide........

pai kor,
you seem to know more about carmen's development wor.
care to divulge more info pls?

i have the same thoughts as you. the BK does not attract me much. but alvin promise it's coming from a listed developer wor. still newbie meh?

got my sights on 2 more project. one at rm400psf and another yet to be confirmed. interested, chief?

oh yeah, your thoughts on 288 @ kuchai pls.
thanks.

Im interested, which one which one
kochin, y consider 288 but not seringin ?

---

Added on July 15, 2011, 8:01 pmah ... thanks for share boss

This post has been edited by 1ullaby: Jul 15 2011, 08:01 PM

I think with 300 psft and the access is ok in BK ... I would definitely consider given that Zest price aledi so high.

Bro, why u got so many kang tou one and never ending bullet. Mind to share? PM also can. I just need to find one more and close shop .. no need visit LYN liao.

More info from propwall website

Urban 360, Gombak
Urban 360 is an integrated residential and commercial development nestled in Taman Sri Gombak, Gombak. The development is a project by Radiant Symphony, which is well-known for its Menjalara 18 Residences in Bandar Menjalara.

Span over 2.02 acres, Urban 360 consists of 2 condominium towers with 209 and 182 units within Tower A and B respectively. Tower A comprises 194 studio units with built-up size of 511 sf, and 15 units of Triplex Studio with private garden. The Triplex Studio unit has built-up size of 1,459 sf and the garden comprises of 193 sf.

Meanwhile, Tower B consists of 175 units of 2+1 bedroom Designer Suites with 1,001 sf of built-up size. There are also 7 units of 3 bedrooms duplex, each comes with private garden and has built-up size of 1,459 sf with 193 sf of garden.

The studio units are partial furnished, while the others are bare units. The studio comes with door grille, air-conditioning system, ceiling fan, pantry system, sink with faucet, hob and hood, microwave oven, fridge, washer and dryer, mirror cabinet, shower screen and water heater. Maintenance fee is about RM0.25 psf. Launch prices from the developer start from RM246,000. The developer also offers Developer Interest Bearing Scheme (DIBS) as well as free spa legal fees and 100% loan arrangement.

Besides residences, Urban 360 also consists of commercial component which it comes with 5 duplex shops. There are 4 intermediate units with built-ups of 2,392 sf and a corner unit with larger size of 4,342 sf.

Urban 360 is just a stone’s throw to Prima Sri Gombak Business Centre. This commercial enclave hosts 7-Eleven, Police Station, Paparich, Oldtown, KFC, Bank Islam and Hong Leong Bank. Besides that, it is also within close proximity to Giant Batu Caves Hypermarket, Taman Sri Gombak Commercial Centre (hosts Public Bank, Eon Bank and McDonald’s) and [Batu Caves Centrepoint].

The enclave is served by Middle Ring Road 2 (MRR2), Duta-Ulu Kelang Expressway (DUKE), Selayang-Kepong Highway, Jalan Ipoh and Karak Highway.

Property Details
•Name: Urban 360
•Address: Sri Gombak, Gombak
•Developer: Radiant Symphony Sdn Bhd
•Completion Date: End 2014 (estimate)
•Type: Serviced Apartment & Shop-Office
•Tenure: Leasehold Commercial (99 years)
•No. of Blocks: 2
•No. of Storey:
•No. of Units: 391
◦Tower A: 209
◦Tower B: 182
•No. of Bedrooms: Studio – 2+1
•No. of Bathrooms: 1
•Built-up: 511 – 1,459 + 193 sf
•Maintenance Fee: RM0.25 psf (estimate)
•Launch Price: From RM246,000
Facilities
•Olympic-sized infinity swimming pool
•Sunken pool lounge
•Gymnasium with green roof
•Yoga zone
•Spa pool
•Wading pool
•Children’s playground
Analysis
The residents and owners have to pay a hefty maintenance fee as Urban 360 is sited on leasehold and commercial land. Hence, the electricity and water tariffs follow commercial rate. Besides that, Quite Rent and Assessment is also higher than the normal rate.

This is a very high-density residential as it consists almost 400 units within the 2 acre site. Hence, you will feel lacking of privacy.

The launch price is quite high considering that Urban 360 is located in Batu Caves and Gombak area. For the same budget of RM480 psf, one may also opt for completed studios in Damansara Perdana or even new-launch condominium in Bukit Jalil and Old Klang Road. One will be definitely spoiled for choice with this kind of price.

seringin vs 288.
price = 288 win
density = 288 win
location = both within walking distance therefore consider equal
parking = 288 wins (because the surrounding road is more secluded and can park at the road leading to the semi-d
concept = seringin wins (but marginally) shc is not well known for their concept or ground breaking design
finishes/product = i give this to 288 because of their move in condition package. ac/kitchen/heaters/etc

biggest comparison is still pricing and density.
given that seringin is easily priced much higher than 288, 288 still wins if upon VP to match current seringing selling prices.
but 288 is getting greedy in their pricing as well.
but am not vested. limited bullets now.

oh yeah, forgot to mention quarza too.

chief if I can share .........I would have shared........now really kenot just yet as there r many things not confirmed......from dev side.....


but if anyone who has got limited bullets only.......... think its worth the wait ........... n since im down to my last few bullets.......im not buying anything until I see that one....... the preliminary concept n price is dem tempting...........

and I dont know man .. i heard the insiders are getting a nice chop on the public on that Seringin la..
anyway .. dibs vs non dibs ma .. pricing is not that big a difference actually in view that seringin is going green too.

anyway .. bo lui for either ...

ic .. go melawati !!

---

Added on July 15, 2011, 8:55 pmboss .. u r making it more n more tempting
is the developer well known?

This post has been edited by 1ullaby: Jul 15 2011, 09:39 PM

honestly dont think they r well known.............but when it comes to mixed dev exp.............they have better track record than SP Setia

anyone can share when will launch?

can book already since 3 weeks ago...

Hi all, I decided to cancel my booking. SOHO unit, facing swimming pool and high floor. Anyone interested please PM me.

y cancel it?

Hi there,

My name is Sherry and I'm a banker from Public Bank.

If you have any questions or queries, please do not hesitate to contact me. Thanks.


Sherry
012-2796620

The project has been started

juz started? I tot launch quite sometimes already. Anyway, the location is sux

Just saw piling activity at site.

anyone know how is the sales for this urban 360 suits?

2+1 rooms sold out. now just remaining the smallest 511 studio sft and triplex with garden terrace.
Pricing wise is very affordable. Studio from RM280k onwards. and this is a SOFO unit with lush greenery landscape. feng shui is awesome. Front facing pool and back is batu caves unobstructed hill.
Those who are interested, please call me at 012-3208621 or email me at jacqueline.mpm@gmail.com

New launch Delora@Bukit Raja by Sime Darby....any advice??

Jacqueline, triplex with garden terrace selling how much now?

pm me the price

Hi....

Any boss here has any idea has much is the asking price for 2+1 rooms unit right now? I was told the development is going to complete by year end.

Thanks in advance. Cheers.

Recently passed by the Urban360.
Estimate to complete by end of Aug2014.
The exterior is now painted 75%, hopefully can be completed soon.

Regarding about the pricing, not so sure.
But if not mistaken, there are still some units left for sale.
If interested, better drop by the Urban360 sales gallery at Gombak to check with developer.

Hi Calculator,

Those left over units are all studio units. 2+1 room unit was sold out during piling stage, approximately 2.5 years ago. Wandering whether to hold on to it after vp or flip it to earn some $$$$.....

Can someone post photo please.....curious to see

Only studio and bumi lot available.

Bought a unit, signing S&P next week. Wondering those who bought earlier, when was the initial completion date for this project? I'm pretty sure previous banners hung over the property couple of months back written completion by Aug'14. But now it says CCC by Nov'14.

Ques is, in S&P, which correct completion date shud be stated therein? Say i signed S&P this month, can the developer push the completion date say Jan next year? Coz if they can simply push deadlines, Im scared the actual completion date can be extended for God knows how many times more and the developer wont be liable if purchaser wants to claim for LAD.

Need help!

This post has been edited by nyck: Oct 11 2014, 04:37 PM

what's your concern? if u sign SPA next week and usually stated 3yrs for completion. after that start to count lad..

So, if i signed next week and it says 3yrs for completion, will it be 3 yrs from my signing date or from when the project started?

My concern is i believe when all documentation perfected, bank will disbursed about 90-95% from my loan amount (estimation). So i have to service the interest the following month since got no dibs. So, im scared if developer can simply push deadline and i have to bear the interest servicing. Im renting now, so i need to adjust my monthly expenses as i hav to pay for both rent and interest later.

So i just want to know whether the developer will be liable for LAD for tail-end buyer like me? Shud i buy it now or just wait till about 1 month to CCC baru signed on the S&P? My first time buying a property, so no idea at all how all the date on S&P works etc..

Bro, it is stated clearly in the S&P. For those early buyers, the S&P was stamped 3years back.
You just signed your S&P, means the LAD will probably not affect you, because you just purchased it.
Even if developer handover late to buyers, LAD will only be applicable to those early buyers.
Like you said, tail-end buyers like you will not be entitled.
LAD clause only activates 3years from the S&P stamping date.

You buy late, you less risk, cos you saw the end product (almost CCC soon).
But at the same time, no early bird discount, no DIBS.
One more thing, the developer is not dragging to handover or anything.
If not mistaken, the handover date supposed to be March2015.
Completed in Aug2014 is developer finished construction, CCC in Nov2014 is to get all Bomba and Syabas clearance.
Give and take.

This post has been edited by Calculator2013: Oct 13 2014, 10:36 AM

Hi there,

Mind to share the size of the unit and selling price here? Thank you in advance.

Ic..Ic..

I havent got my S&P yet coz developer's lawyer is in the midst of preparing it, so im totally clueless.. But thanks again for the info!

left with only studio unit 511sqft.. my last visit, only bumi units are available.. but according to my agent, few units been re-opened due to rejected loan, but not sure whether bumi or non-bumi.. u can call this num 013-9980009 (Jane F3 Capital) to get more info..

can they get CCC in Nov ?.i doubt so...
plus now syabas also not enough water....many developers facing problem... have to wait

I just put booking fee last week. The sales girl says if loan ok, I'll get my keys on Feb '15.

Left less than 10 units. Got 15% discount.

Bump to another owner who bought in Aug last year. Already paying for masuk electric and water.

Pass thru the building, their seems clearing up the path way already.

So far so good....

Congrates on your purchase.

Good to see Sri Gombak prosper further with this development. it has been my hometown since 1981..

How many biji you bought, bro?

Oh Feb'15 baru VP? Aiya, when i did my booking last month the salesgirl said by end of this year dpt kunci.. Haih, if next year, sure tak beli coz cannot move-in from my current renting apartmnt. Kena service 2 monthly commitment now, rent and service interest till Feb.. Bugger! 😡

Congrats on your purchase!!

didn't invest in this...but stayed in Sri Gombak from small till graduated. Nice development nonetheless.

just called.. only studio unit available.. hmm

access is very bad. sorry to say.

You have 3 main access points for in and out which i tink is pretty neat.

1st from sri gombak main road, tru prima sri gombak shops (traffic lite) or normal junction without traffic lite about 10metres away.

2nd from the industrial factories directly into/from MRR2.

3rd from MRR2 exit.

Traffic during rush hour is not bad also, moving la.

Agent start to call already. Countdown to VP begins?

Latest pic attached


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More pics


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Another one


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Nice... Thank you for the pictures!!!

Sifusss!

Finally got a copy of SPA from developer's lawyer. However, some of the clauses are loop-sided and tend to be highly beneficial to the developer.

Question is, can I propose for few changes here and there on the clauses which Im not comfortable with? Do we purchaser have the right to meddle with the SPA? I really want the unit but the SPA drawn really makes me feel eeeeurghh.. And I may end-up canceling if it cant be done.

Thanks!

This post has been edited by nyck: Oct 27 2014, 11:46 PM

What are the clauses that you think are loopsided benefiting the developer?
Mind to put an example here?

You can raise your concern, but I don't think developer will entertain you.
Good luck, bro.

Some of the clauses: -

Clause 12.2
Less than 5% differences in Parcel/Unit sizes, developer is not liable for price adjustment on the differences. Imagine if your unit is 1000sqft. 4% differences for 1000sqft unit is about 40sqft. And current value per sqft for my unit is about 650+, that about RM26k loss in value

Clause 23.4
In the event there's a dispute arising on defects during DLP, the developer's architect or engineer has the final say on whether the defects are within the developer's bound to make good. Since the party that has the final say are working for the developer, guess we'll know what is the outcome wud be no matter how much noise purchaser make.

Clause 29.1 & 29.2
Purchaser have to fully indemnify the developer if against action, proceedings etc in respect of injury/loss to person or property of tenant while in or upon any part of the parcel, common area etc. This clause doesnt make sense at all.

Clause 33.1
It should read as purchaser shall NOT be made liable, however for this development, the SPA says purchaser shall be made to indemnify the developer in case new laws or amendment of existing laws arises which imposed on developer which caused the developer to incur additional fees, charges or taxes. Meaning, they can simply transfer the increment of cost to purchaser directly when they shud be absorbing it.

I have alot more but too tired to list all down.. Any friendly lawyer who can advice whether such terms can be omitted from the SPA?



This post has been edited by nyck: Oct 28 2014, 10:29 PM

tengsterkochincheryee
Can give some advice ah?
Let us learn something if possible?
TIA!!

boss, the above are my interpretation. best to seek legal advise.
basically if it's a residential project, it is governed by HDA and the entire SPA need to comply without amending the clause and wordings stipulated. once any changes are made, it can be challenged.
commercial on the other hand are a totally different ball game altogether as it is not governed by any bodies currently.
cheers!

calculator2013

Kochin Gor, thanks alot for the clarification and sharing.

This post has been edited by Calculator2013: Oct 29 2014, 11:04 AM

by the way, from what i'd heard, this is a good developer lah.
so should not be any worries.

Thanks Tok Kochin! SInce u mentioned that commercial properties are abit different than usual, so I try my luck and ask for lawyers clarifications on the indemnity.. The rest like u said still got room to wiggle and got precedent cases whereby purchaser dragged developer into court altho in s&p covertly jaga developer's ass, im quite relief abit la..

however, for Clause 33.1 right, i compared it with Sime Darby Serini Melawati s&p, it says purchasers are not liable for any overrun cost due to new laws etc. but since urban360 is about 90% completed, then it shud be ok.. but for other development ar, i dun tink its fair for the purchase to be held liable. very unethical business practice. just my 2 cents lo

anyway, thanks for the heads up!

Thanks bro for highlighting this matter to Sifus here..


+1. Im gonna take a deep breath and go for it la.. last commercial property within my target location b4 GST hits..

This post has been edited by nyck: Oct 29 2014, 07:42 PM

Wow!! You are vested in Serini Melawati too?
Geng!!
kochin, your kaki in Melawati and Setapak area.

Congrats!

These are standard clauses in SPA. If these are not fair to purchasers, nothing is fair already.

No lah bro, one of my customer bought a unit there. I sibuk2 look into his SPA and compare it with mine.. Alot of discrepancies.. But then again, as brader Kochin mentioned earlier, commercial SPA is different with residential kan.. So, yeah hope for the best la..

Thanks bro! Rembat satu la, hehehe..

Not standard i think. Ive my fair share of vetting SPA for my customers, some says otherwise on the overrun cost and some dont even have the indemnity clause. Maybe bcoz this is commercial property, hence not subjected to hda kot..

How I wish it is Freehold, then I would have bought it..

its ok ma.. leasehold or freehold have no differences nowadays.. 98 years sounds good to me coz we never know whats gonna happened even 5 years from now.. gov might changed and abolished city council and leasehold/freehold crap.. hahahaha..

oh btw, any urban360 buyers here in lyn?? wanna check wat is the progress stage now. 80%? 90%?

Not vp yet? i thought ads say Nov '14. before this say Aug '14

The advertisement not saying VP on Aug14 or Nov14.
Developer just notifying that Completion of work on Aug14.
Now waiting to get CCC on Nov14.
Just to clarify.

Can get keys this month?

I have checked with developer SA.
Most probably getting keys early next year (maybe Jan2015 or Feb2015)

Either way also not projecting good image bcoz people already saw those big2 sign.

aik shudnt VP = CCC?once dev got CCC they immediately give VP to u..


hopefully u get VP on time.. congrates to all buyers! update us on the quality

I somehow agree with your comments.
Advertising Completion and CCC by a certain date makes people think that they will get the VP soon.
Not sure what the developer thinks about this issue.

From another point of view, however, if the agreed VP is at early year 2015, and developer can get CCC by Nov2014, then should be quite good news.
Congrats to all buyers!!

Guys, I am rushing to book one unit today. Yesterday left 12unit, all coming buy house macam buy sayur dekat market. Erm left unit facing the main road which is facing bukit bakau and batu caves.

Buying for for staying 2-3 years, then move out and making it as investment.

At this moment price @ RM355k, discount BUMI at 15%. for 500+sqf studio unit only.

Workmanship bad. Rain water splashed at lift lobby area.

Huh??!!
So bad??

Serious?

urban 360 ..how much for sub sales prices ?511sf
TO

any1 receivd any letters from dev for tnb&syabas deposits? got mine along with progressive claim.. still 90% done tho, 7.5% upon vp dev havent claim yet

This post has been edited by nyck: Dec 12 2014, 12:06 AM

Just received letter from F3 Capital. VP lorrrrr

WoW!!!
Congrats!!!!

pic bro! waiting for my clearance letter to collect key.. maybe next week..

im really surprised my quit rent and assessment is below RM60! who says commercial property in selangor cost a bomb