This time, quite hard to choose
Courtyard design not so nice but cheaper
Best location shd be the 2 units facings the lake (but orientation west)
A3 located on higer ground, face South and South East - shd be the best row, but price the highest 789K

I need to inspect the design again, didn't really studied last week.
comment tonite

In modern days, conventional house design no longer can satisfy buyers' needs, due to rapid change in customer behavior and life style, customization is the trend, a series of niche products are invented to cater for personal needs. Example of the new features that are available in recent launching are :-
1. Green building
2. Soho
3. Home lift
4. Powder room
5. Courtyard / water feature
6. Double volume ceiling height (living / dining)
7. Zero-lot
etc etc

The above features might not suit certain people, however the are growing in demand for it among some groups of buyers.

Apart fr odd land size 25'x85', Pentas design has 2 distinctive festures :-

1. Powder Room - In Living hall
Pentas 1 - all near entrance foyer
Pentas 2 - Type A1, A3 - near entrance foyer
- Type A2 - behind courtyard / opposite store (in between dry kitchen & courtyard)


p/s : In the past, powder room only exist in SD / Bungalow, it is not meant for heavy usage, but more of for special guest for special functions. The guest Powder Room is a formal room, reserved for the exclusive use of guests. Family members will have their own half bath or WC to use. IMHO, whenever possible, the Guest Powder Room should be placed somewhere near the front door. It should be situated so that guests do not have to walk into private areas of the house. The front hallway is preferred over the family room or bedroom area of the house. If nicely decorate, powder room can be as picture shown above.


2. Courtyard - Void area (1st floor) - Pentas 2 Type A2
- 7'x10' void area at 1st floor - Pentas 1



I personally like both Pentas features, courtyard and powder room.
My unbiased comments

Type A1

Advantages :
1. Larger living and dining area
2. Larger family hall (1st floor)

Disadvantages :
1. Wrong powder location (but I am ok with it)
2. Dark / dim (living / dining)
3. Side main entrance - very subjective

____________________________________________________________________________



Type A2 (with courtyard)

Advantages :
1. Brighter house
2. Flexible design with courtyard - can make water feature, wall water fountain, home lift (if needed) etc
3. Powder room located at the right place (I think)
4. Front entrance
5. Better air ventilation
6. Villa's feeling

Disadvantages :
1. Smaller built-up
1. Constraint dining area (can remove courtyard but not advisable to remove the main structure, if really want to remove the column, then need to build extra beam to support, extra reno cost 25K includes concreate floor slab at 1st floor)
2. Narrow entrance to dry kitchen
3. Master bathroom above dining (very close) - some believe feng shui no good (but I never care)
4. Relatively smaller family hall (1st floor)


Suggestion : Buy

This post has been edited by UFO-ET: Sep 22 2011, 09:31 AM


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Mana ada so many bullets??
Old days datuk nenek buy land to keep, now we can just forget bout it, alternatively landed can play the same role, landed is getting very scarce in prime area now. Good one dun miss...

Buy highland landed regardless leasehold or freehold, world climate has changed drastically, every part of the world is having flood now.
I will selectively opt for properties at least 30m sea level elevation, best is 60m-80m. IMHO, high land leasehold is still better than low land freehold. Certain areas in Kota Kemuning, Putra Height are very low (bout 10m-14m), I think it is not safe.
Just my 2 cent

Ya courtyard design is nothing new anymore, introduced to the mkt somewhere in 1999 (if not mistaken), not all the land size are suitable for courtyard design, width must be 24' at least, otherwise it occupies too much space.
Hard to maintain because the most of the courtyard has no roof covering, Pentas will have transparent glass panel to cover the roof top, prevent rain water in.

The master room looks big, and it is really big. The building length does matter. My rough estimation of net floor area (wall to wall) for master room (including master bath) is 17'x24' = 425sf!! I alwiz stress the important of house length, Pentas achieves 60ft in building length which is superb!!

Forgot to mention on the earlier post, the only little setback for Pentas 2 is the porch width is not wide enough, pillar to pillar is 15.5ft-16ft only. Pentas 1 is 17ft. 16ft can park 2 camry but a bit narrow, 18ft is most ideal. Anyway this is still ok as the road is 50ft wide, cukup cukup space for 4 cars, 2 in 2 out without blocking neighbors door.

This post has been edited by UFO-ET: Sep 22 2011, 12:25 PM

Suggest you to view D'Island LBS latest project show house, LBS is building 22'x80' & 22'x100' 3-storey superlink houses, the 22'x100' building length is 62'ft, and width is 22', quite close to Pentas 25'x60', you will feel that the house is veryyyy big especially the 1st floor master room, Room 2 & Room 3. Pentas shd feel even better bcoz average built-up per floor is 1500sf, D'Island is only 1300 sf (already looks great)

LBS leasehold selling price - 22'x100', 3966 sf built up - 1.5 mil up (RM378/sf), total 53 units left 3 only.

This post has been edited by UFO-ET: Sep 22 2011, 12:44 PM

Nolah, some buyers can imagine the space of a building, this is just a reference to it, go & feel it!

wake up wake up...

Shah Alam has expended for the last 10 years, old Shah Alam remains dead zone. Kenot touch
ai yo yo.. shd you say the same thing to Setia Eco Park, Setia Alam, Kota Kemuning, Kemuning Utama, Bukit Rimau??

You need to change yr mindset now...

If always focus in prime location like Damansara & KL, you will miss a lot of golden chances in Sub-prime areas..

---

Added on September 22, 2011, 1:51 pmcoret coret.. No jam area got plenty, Putrajaya, Bangi, Shah Alam town area, Cyberjaya..

This post has been edited by UFO-ET: Sep 22 2011, 01:51 PM

I dun think so
Total 101 units
34 (33.7%) units are either end lot + land or corner
67 (66.3%) units are intermediate
Some end lot / corner are odd in shape
I forsee Intermediate will be fully taken
13-15 units of end lot / corner remain unsold
Let's monitor closely

I have to admit that I dun really understand the buying power in Kemuning / Shah Alam vicinity
Pentas 1 offers 90 units in total
27 end lot+ land & corners
Only 11 out of 27 is more than 1.0 mil, range fr 1.0 mil - 1.2 mil max. I believe affordability is a key issue, 1.0 mil mark shd be reasonable budget for certain families.

Pentas 2 offer 101 units,
Out of 34 bigger lots, 22 units surpass 1.0 mil mark,
2 units 1.5 mil++
1 unit 1.4 mil++
13 units 1.3 mil++
5 units 1.2 mil++
1 unit 1.0 mil++

Many of the biggest unit has great built-up area, however many land shape is not nice, If it is square in shape, I believe it is a good buy as average extra land cost is bout RM120/sf, is a bargain.

Due to scarcity of land, most of the developers wake up now, the extra land price for end lot / corner will match the surrounding bungalow per sf land price, like Pentas 2, the highest corner achieve RM184/sf (gross) or RM136/sf (nett).

RM184/sf is the mkt price for bungalow land in vicinity area. Many will feel that the price is unrealistic. Very subjective.
In old days, we used to buy corner with discounted land price, generally 10%-30% lower. That's why it will be sapu bersih.

In my opinion, per sf price for corner house shd fetch 7% more than normal intermediate house (bcoz exclusive patio, no sharing wall and corner status), in reality, sub-sale mkt mechanism will drive up the corner price in the same magnitude. If I factor in the 7% added value, then Pentas 2 corner extra land price is falling into the region of RM87/sf (lowest - odd shape) - RM136/sf (highest). I feel it is still a bargain deal.

This post has been edited by UFO-ET: Sep 27 2011, 03:28 PM

Ya agree. This is why investment involve risk, high risk high gain.

If for investment, alwiz buy something special,
frankly, if I&P Alam Impian launch Pentas 2
20'x70' - Bu 1800sf - RM490K
22'x75' - Bu 2200sf - RM550K

will you buy? For me "No". But I know it will be fully sold also, due to low entry budget.

Good point!

Thursday response? I guess BBB!

just to share 2 stories :

I remembered in September 2010, when TMS launches 3-storey Superlink at RM888K, 117 units (total 269 units) will be launched, I rendered it is a gd pick, went early together with 7 buyers to queue for days, the price was considered damn expensive claimed by forummers (b'coz leasehold), no sign that buyers will turn up to buy during launch day, except 7 stupid fellers who queued day & nite to buy. Many people even laughed at us. I also 50/50 guess the sales sure koyak already. Mana tau during launching day, as early as 5.30am, a group of buyers suddenly turn up to queue, by 8.30am, guess bout 150 buyers turn up like tsunami to buy, 110 units sold!!

Also recalled Summer Suites by Sunrise, majority forummers critic the location near to the cemetery, price expensive, no car park, kenot buy. I also tot jialat liao, however when come to launching day, SA told me > 3000 registrants for the 400 units available!! Some at 1st thinking not to buy one also rushing to register for 2nd phase, but too late lah...I also tak dapatlah queue at 17xx in SA list

Pentas is a Gem!

let's see...shd be hot!

This post has been edited by UFO-ET: Sep 27 2011, 10:17 PM

Pentas 2 starts queue

Dunno, I wasn't there

Buying property is like buying share, some buyers will be very emotional, dun simply queue if the property is not fulfilling yr needs

This post has been edited by UFO-ET: Sep 28 2011, 12:31 PM

Follow me, rent a hut 1st, sell yr Puchong hse, taruh all in Pentas 2

Lot 17 & 18 the bestlah, lake & garden view you no