If the current subsale asking price in Iprop ~470psft hold true, it is still quite reasonable to buy since it is surrounded by much higher priced props like Seringin and Le Yuan..

Happy Garden, OUG, OKR, Taman Yarl enclave still have great potential for many years to come..

An agent called me today..
Quoting me RM615K..god damn him..

Mine, Mid floor 1488sf...

Btw, owners...wat price psf u guys looking at..?

developer still has some units why need to buy from subsales ?

Thanks did not check in details but only know theres some left. Got a friend wanted to sell mid floor 600k+ i think, not really paying attention on it. For investment at this area 600k i think its a little bit tough unless own stay it should be a good place.

AGREEEEEE ! the single storey below is 400+ lor. Just check the size is 1200+ asking for 650k WOW !

Got size 1200++ meh?

banks max valuation for type 1168 sqft only until 500k,
But most of the seller letting go their unit at 540k for low cost apartment view and some even at 600k.

unless you like this place so much or you are rich enough to forge up 100k cash,
else with 100k cash in hand ,there are hell more varieties for you to choice your dream house.

the choice is in your hand, worth it or not is quite subjective.

all about this development are ok except for 2 things: leasehold and kinda stupid name for a place

R u sure about this?

all transaction will only be carried out when the owner take the CF
currently,the bank will only able to valuate the unit price according to the most expensive unit from the developer price.
so it means that there will be zero transaction for subsale,
until the day the owner get CF, the bank only will carry out for loan procedure, money transaction and so on,
which is to be estimated around march 2013.else what you do now are just for only 'booking' purpose.

Would u mind to tell me who is banker and which valuation firm can get such valuation?
as i did called OCBC for bank valuation as well for unit 1168sqft.
perhaps you are having larger unit and different floor,so the story might be different.

to be frank to you, i have already survey from all the local and over sea banks, all of them telling the same things.
they offer rm500/sf.
the price is there but no valuation from bank and you cant get 90% loan.
so if rm500/sf, 1168 sqft = rm580k++
and bank valuation rm500k.

SO,
your initial fund RM80k+ 10%dp + stamp duty + ding dong ding dong = at least 150k.
so you think ppl willing to pay for that amount for a unit which is totally over priced?
ya they will,if they think it worth it,
just if.

and IF,
you are really interested to give it a try by paying 2% dp which is rm11.6k,
remember to add in a clause 'refundable 2% deposits' in your booking agreement,
else be prepared your dp will be 100% forfeited if you meet an in-honest agent or banker.

to be honest ,the owner personal details list actually being leaked out by the developer to agents.
so, many agents called a same owner by giving them a wrong perception thinking that their units have so many buyers.

if you have the cash in hand,  better go for others newly develop or under construction project with better price and location.

this is one of the very good condo in happy garden.. owners are laughing to the bank because seringin, leyuan and other condos that push up the value of this area..

pretty bullish around oug area... BJ and WCT 57-acre development will definitely boost up this place...

u will b amazed tat expats r living around tmn desa n danau,,, oug is just next door,, la salle school is so close,,,

bukit jalil is going mord than 2k rent now,,

they are already in taman desa...