Bravo. Not many development can fully SOLD before as many developer cannot finish sell even VPed.

for Block B, Residence unit start from 6th floor, facilities @5th floor.

While Block A & C, residence start from 1st floor.

There is 5 levels of car park include the ground floor.

The established MONT KIARA PALMA
Condo although more than 15 yrs old but always upgraded from time to time to make it relevant .
It's near entrance to Mont Kiara main condo roads
Cost around RM 600k to 650k
Very established n proven condo .
Freehold around 1200sq ft to 1300sq ft I think.
If u cannot get a good unit at Gembira Residenz,
Maybe u look at Mont Kiara earlier developed condo which are still good and upgraded .
U can choose your good facing units there . Because the price you pay around 650k above at GembiraR
Is almost comparable to established condo at many other good freehold areas.

The lower unit u worry to buy at Gembira Residenz
As u said " face the other buildings " and you worry resale values.

You got a point. When you sit at balcony area n enjoy the night air,
U look and end up staring at below Neighbour buildings which you feel affect your personal privacy.

If your lucky to get a good value under
5th floor sub sale unit of GR and facing garden and can cover the legal fee ( unit 1478 sq ft) , and selling
Around RM 630k to RM650k, WHY NOT?
Then you finally get a better facing unit and not worry anymore.

Seems like a good suggestion will look into that one. Just passed by Z residence and saw that they are selling off some remaining units. Wonder if it's a good buy or not? 689k before discount for 1400 sq ft on 10th floor. Looks like a not bad deal though.

Well Bru

Once if your budget is RM 620k
To 700K, the choices are plenty !!!
Don't you think so?

Why limit yourself to facing this or that which makes you so worry the value or privacy.
You choose carefully one by one.
Take yr time after all at that high price
The challenge is being able to get a bank loan
Than which units available !!!

haha yeah but after discount, it is actually the same price (650K) as the last unit in G residence . Agree that there are a lot of choices but I think so far the z residence unit is the one that tempts me the most. Of course the show unit deco helps a lot.

I still think. With 650k
U can get a sub sale unit of 1488 at lower floor block A or C !!!'

Really? My colleague bought a developer first floor 1488sqft unit in Block A/C... the block that is not next to the surau at 615k.. Maybe a bit hard pressed to expect subsale for 650k. I wish it could be 650k for 1488 sq ft in G residence

This post has been edited by fang_l_: Jan 20 2013, 11:51 PM

Yes I think when I
Bought my unit , I saw 615k that unit !
So as I said. Remember. Those guys who bought early
Did not buy above 550k at all
So if they sell at 600 to 650k, they already made a good profit . The market is slower for 2013 and so not easy to find buyers to buy that high price n get bank loan.

So why are u upset ?
Be cool !

the low floor took 4 years also can't sell off, what is the resell value would be.

Wow, which unit view and block of the the 1407 sq feet unit of ZR for RM 689k?

After 7% discount, it was RM 640k or RM 455 psf ... already surpassed the KR2's 1457 sq feet pricing of RM 420 psf onwards but with 3 car parks ...

When KR2 open preview to starts booking early last year, ZR units was only selling RM 350-360 psf. And it was RM 310 psf since it was launch middle of 2011. If you buy for own stay, previous price is irrelevant since ZR would complete next year.

Try to opt for G Residence ...

I agree with Chris Chew on his advice .
GR still rank better than those you seen.
Location wise, completed, height of land, accessibility, and surrounding neighbors etc
Instead of located across the Kesas Road.

Try iProperty web site . There are a list of GR units for Sale whether its
Sub sale or not, you pick your unit size n facing where .
Like I said, picking units above 650k price is one thing, getting yr unit approved for a bank loan is another thing etc
If bank grand you 80% loan, yr initial outlay already pass 150k including lawyers fee etc
So these subs guys can try advertise high prices but the buyer willing to take out such high initial outlay are few in view of the high prices prices quoted .
If buyer only gets 70% loan , you try calculate how much he need to fork out first !


This post has been edited by Citydude: Jan 21 2013, 03:12 AM

The view is actually on the same block next to Kesas but facing floating garden and pool. It is a corner unit right at the middle of the whole development. Low/Middle Floor. Buying for own stay .

I wasn't earning the amount that I have a year ago so could not actually get a loan and wouldn't think I can afford my own place.


You are right. G Residence might face the issue of getting a bit of an issue of getting the valuation for a higher value that the seller is requesting. Will do a bit of research in the morning before I decide later on today.

Thanks guys for the advice

seriously saying G residence is overpriced as the bank unable to approve for the loan.
imagine that you yourself have to fork up at least 20% of the total purchasing price, which is roughly RM150k..

with this RM150k CASH in hand, you are able to purchase other development which is still under construction and where Developer provides DIBS and all sorts of discount.

by the way, the market for this is quite bad for this year,
msot of the owners do not have much holding power as they just bought it due to all kind of promotions provided by the developer that time and bank loan approval is not strict 3 years back.

wait for a while until the owners get those keys,
and we can see who are speculators and who are the real investors

same scenario happens for YTL midfield,
before they take the key, agents keep telling those potential buyer the price are firm,non negotiable and price will keep increasing bla bla bla..

but now, those offered prices are slumped once they take the key as monthly installments and maintenance fee are true killers for those speculators.

Bro. U are comparing DIBS with all newly completed development. Not just G Residence.

Any development with DIBS for sure only need to fork out very little money as this is the attraction promo by developer.


I myself don't think GR is overprice but it consider Cheap compare to nearby Lease hold condo like Dynasty Garden is asking 480k for 1120sqft.
http://www.iproperty.com.my/propertylistin...ominium_ForSale

And Le Yuan & Seringin are far expensive than G Residence also.

This post has been edited by terrywoo: Jan 22 2013, 12:02 PM

ya,unless you really like that place or you are in a hurry to find a place to deliver baby,
else i dont think ppl will be willing to pay such amount for a so called ' not overpriced' condo.


Rm150k for some one maybe is not a big deal but not everyone.

you can even say that is not over priced with offerd price of Rm 1M ,but the market will tell the everything.
you got the money, you can hold until you find a purchaser who are willing to pay and think that is not overprice,
most importantly, he got a cash of RM150k in hand

With the Loan of 600k. Your instalment is RM3K +/-.

All I can see this is consider a condo for middle high income ppl range.
For this range of ppl, most of them either are those upgrade from the previously home or 1st time buyer.

never expect middle low income range ppl to go in this GR. Think this ppl might prefer go for Dynasty Garden or Parklane.

This post has been edited by terrywoo: Jan 22 2013, 01:57 PM

yeah, Ah moh coming to OUG, BJ, Kunchai, more and more Ah moving to Malaysia. KLCC and MK are no longer their choice.

congrats .

U are under estimating the local middle income class.

>80% EPF contributor earn less than 3k, wow, middle upper class. only >10k (assuming 4k per month to maintain the house only, not include hire purchase also) household income can afford 650k property.

number tell me different story, not i under estimate Malaysian. haha

expecting ah moh migrate to Kuchai from MK is more realistic.

This post has been edited by Nikmon: Jan 22 2013, 05:41 PM