Land shape again

Lucky strike ya?

precisely

Dunno the selling price yet, shd be 750K - 775K (face field)
I think it will be BBB again...

all in Kota Kemuning and Bkt Rimau, otherwise Pusat Bdr Shah Alam

I&P plans 1 international school in AI

Kota Kemuning got 1 aleli, susah..lor!

Focus on what you want, we are hunting for good properties (not nice & pretty SA)....
In this mkt turmoil, I am still confident that Pentas is a choice one!

Ya I was at the sales office just now.
launch date : Scheduled next weekend (Unofficial)
Selling Price : Indicative price fr RM761,000
Build up : 3088 sf up (standard)
Design : 2 types (with & w/o courtyard in living hall)

Expected BBB again.




This post has been edited by UFO-ET: Sep 15 2011, 07:35 PM

3229 sf incorrect,
you know wat I meanlah..
sweet dream tonite ya

Queue again I think...

I dun think I&P plans any g+g for Alam Impian, ven for SD and Bungalow project
may have fence + guarded

who say TTDI AI G+G?

is F+G

This Pentas phase requesting every purchaser to sign special consensus letter to form community residence, seems like I&P has intention to put fence in the future...
I&P refuse to comment further

Consent letter

No such thing of G+G Individual

Types :-
1. G+G - Strata (DMC)
2. F+G - Individual (DMC)
3. F+G - Individual (No DMC)
4. G w/wo normal wire netting - Individual

---

Added on September 18, 2011, 1:02 pmIn fact 99% of the new project launch are 1st come 1st basis, I&P never ask us to queue, I disagree with some people blaming the developers too "cruel" asking potential buyers queue like beggar, wat do we expect fr developer? balloting?
It happened in Bdr Kinrara
BK5 4C7 20x70 - 180K (2000) - balloting, some buyers accused developer to defraud or play dirty tricks to call their preferred buyer.
Permai - 380K (2006) - balloting - buyers make noise again
Desiran - 492K (2009) - 1st come 1st basis - Queued 7 days
Sentosa - 462K (2009) - 1st come 1st basis - Queued 11 days (a few late buyers threatening the developer to bring the issue to the Ministry of housing)
Sapphire - 530K (2009) - balloting - buyers make noise again accusing developer scam (tipu)

Note : I know many lucky draw competitions are indeed very dirty.

assuming ;
if Pentas intermediate selling price..
1. 1.0 mil - Queue? - of course no
2. 900K - Queue? - of course no
3. 800K - Queue? - may be for special unit like corner / end lot / facing filed
4. 700K - queue 4 days perviously
5. 600K - queue 10 days perhaps

Look at TTDI Alam Impian previous launching, some buyers already queued 4-5 days ahead, my friends wanted to queue also, I say no need as the price isn't attractive, end up after launching day still plenty of units available.

I would say Pentas is like a New Proton Perdana 2.4 litre selling 75K.
I dun like Proton at all but I will buy still

This post has been edited by UFO-ET: Sep 18 2011, 01:17 PM

Many of time developer also dunno there will be a queue, it is very subjective, every house buyer / investor appraise value a property differently, there are also some developers try to goreng theirs' own project by placing false sold stickers, it is not very effective now.
In recent years, buyers are smart enough to judge a property price by many ways...

Balloting is good but not very famous tactics used by developer, if balloting is not successful, then it will tarnish the sale of a certain property. look at I&P BK8 Qaseh launched 2010 Oct in B. Kinrara, there are bout 2000 registrants for the new superlink offer 117 units only, however only less than 40 people turn up for the balloting day, it is very embarrassing during the launch day. The project was stuck since then until lately offer discount to boost up another 10 units, still not encouraging.

The problem is to do with rising in land cost and building material, developer finds harder & harder to build cheap house anymore (I mean landed), developer can only apply balloting system when they are selling 10%-15% lower than mkt value, are they willing to do so??

This post has been edited by UFO-ET: Sep 18 2011, 01:54 PM

Kenot compare orange to apple....

New house and old house has a gap always, it is very hard to explain as too many variables to determine the intrinsic value of a property.
Many house buyers always hope that developer can quote the new selling price equivalent or lower than the old house (per square feet price), it is impossible (but if it does, then is a gift, better grab )

In any Taman, new house and old house has a significant gap in price, normally the new design will feature better in facade, layout and concept, this will bring additional 10%-50% on to the house price, DPC, Putra Heights, Sg Long, Kinrara are some exmaples.
Invest in new house is in fact invest in TIME, investor buy TIME, new house will be delivered in 24 / 36 mths time, if no major crisis happen, it is likely that property price will rise in accordance to land price and material cost.

If surrounding old phase is trading at RM200/sf, then normally I foresee that a new launch house (better facade and layout) shd possess a 20%-30% more, thus if developer sells anything not more than 15% of the current mkt price (old phase), I think it is still a bargain.

P/s : DPC Mansion is totally different in class, best in location, facade and design, fair value for it is 40% above old phase price (per sf price)

This post has been edited by UFO-ET: Sep 18 2011, 02:45 PM

Online

It depends, normally I&P will send invitation letter to registered buyer bout the launch date, mode of payment & selling procedure.
I notice that I&P Alam Impian sales office is lack of sales personnel, the last Pentas launch in July really caught them in surprise, many sales staffs fr other branch were called to help up.
No letter was sent to respective buyer in the past launching, I think you won't get any invitation letter this time. Unless last minute I&P change to balloting system, then letter will be sent out.
IMO, you can just drop by the sales office to buy without registration,
Proper sequence is :-
1. Register
2. Queue / walk in / balloting
3. Place booking

In Kinrara previous launching, SA insists that all confirm purchaser must show formal invitation letter in order to book an unit.
Selling price is confirmed. Rgds

This post has been edited by UFO-ET: Sep 21 2011, 11:02 AM

Final


101 units, price from RM761,888