4 years to gain back the renovation cost might be a bit longer, unless the condition remains good. For the furnished request by him, 24k might be a so-so quality for whole unit included all 3 bedrooms.

However, I would recommend to offer the furnishes depends on tenant background. For family should he fine, students better offer those cheaper budget like furniture in package to save cost. Bcz in 1-2 year，the items sure gone case. Lol.

And, perhaps, 2 years down the road, the market rental increase from RM 2000 to RM 2,200 or RM 2,300. Let's see whether Puchong area can have such impact, since for Zesters, abt more than half are for own stay, if not more than 70%.

Cyberjaya are full of executives due to many listed company moved over there esp E&E and many foreigners and expat bcz MM2H program quite promoting Cyberjaya to them.

But Kinrara is more on families and also young exe who looking for Chinese community area.

If full of students, I am sure The Zest can command rental RM 2,500-3,500 without any problem, not from RM 1,500 onwards.

Looks at pricing comparison of students area, say Sunway Suriamas, worth RM 420-440k now and can fetch rental from RM 2,000-3,200. Like Zest, it was below RM 230k during 2008. Zest is a lot nicer compare to this medium cost apartment which, 80% of of density are students and young exe.

The Zest or Kinrara are more for families.

Really?

Hmm, personally, I prefer Block A or B, facing South ... More quiet compare to Pool view and facing hill plus golf club ... The view looks serenity and much windy ...

Those facing pool, I would say Block B ( 01-04 ) has an edge, they had the angle to view the actual pool, garden and the gym room plus playground. ( So do, units of 05-06 of Block A ) Perhaps this few units are the noisiest if the playground is full of children and pool are full of swimmers

For Block C, i visited my friend's unit and only prefer medium floor view ( esp unit of 10-11-12 ) and Spektra housing were quite good looking plus on the right hand side, in future, can view the Chinta high end residences ... But, do not really like towards the left wing ( 06-07-08 )

Not sure about the appreciation of which block is better because the KLCC is very very small and actually I cant see clearly ...

---

Added on March 7, 2012, 2:40 amSo fast got people claimed his friend got fully furnished unit can rent out at RM 2,500 to a Cyberjaya IBM executive?

The executive must be loves The Zest a lot more than his gf ( if he is guy ) lol

But I read someone at FB last month, furnished the unit according to the tenant ( small family ) request and only rented out at RM 1,500.

Bro, to say 2k fully furnished is too low, perhaps, quite untested yet, and also depends on what of the fully furnished provided ... but the above owner rent out for semi-full furnished at RM 1,500 might be a bit low ...

Most agents advertise the rental begins from RM 1,600 onwards ....







This post has been edited by Chris Chew: Mar 7 2012, 02:40 AM

RM 1,500 or RM 2,500 ?

Wow. Suddenly so many demand for Type B facing hill?

400k or 400 psf?

I don't see any new ad at 400k via IProperty.

If u can get at 400k, whether smallest size. You can grab it, unless level 1 or 2 unit with not a good view.

Buy for own stay or investment?

Bank is good for housing loan at The Zest?

Good in terms of what?

It's already subsales, not much difference. The only thing u worry is valuation as well as which package you want. Unless it is project, differ banks offer differ project package.

Sorry bro. I just bought for temporary own stay. See how is the pricing going on next year.

Type A I think is going ard RM 470k or asking from RM 490k onwards.

Perhaps you can call some agents listed in the thread and ask. Quite a lot agents camping outside the entrance and you can also find any of them for further info and share here.

Buy for investment?

Near Mid Floor means between 5-9th Floor. But ok lah, RM 450k for Type B is quite fair.

Facing Spektra is good view also, but if you're No.10 or No.11 Unit owner, do you mind to share whether it is noisy?
Say, open a feet space of balcony window.

If No.7, sure a bit noisy and unsure about the dusty since this Type B unit facing houses is the second nearest unit from the main road.

Block A and B facing Pool is quite noisy.

Between, what do you mean by move in deposit?

Which floor bro?

If RM 485k means RM 402 psf. It's depends on how much u like it espcially for own stay. Since, currently, there is no other high rise to match The Zest at BK.

Type A has exclusitivity of being a corner unit. The layout is practical enough, rooms and living hall is spaceful compare to other type. But too classic, open wide doors so I prefer Type B and C ahead of this. However, every unit has it's pro n con. I think most units of Type A comes with side by side parking.

If compare with before VP, Jan and Feb, sure very expensive dy. Last month, you still can get at around RM 470k now should be all taken up.

Try search for more bro.

Good Luck

Ohh. Actually for The Zest sub sales, it is consider a medium small loan for of the bankers. The rates is about the same and competitive.

The rates could range from BLR - 2.20% to max BLR - 2.40%, perhaps some bank could offer up to BLR - 2.45% subject to MRTA or Pledge FD.

If you plan for own stay, go for best rate with ideal package. If you have savings, go for Full Flexi Loan to save more interest.

If you're buying for investment, try look for No Lock In Period and no need to bother much of Flexi Loan or Conventional Loan.

---

Added on March 14, 2012, 5:13 pmNo la, track a bit with the agents only la ...

Hmm, i think so far, i never heard of RM 500k transacted or I didnt ask recently. I just was told most Type A onwards are from RM 480-490k onwards and Type B are from RM 470k onwards.

But according to agents, Type B is the most demanded after their prospects viewed all the Type from A-E.

Following were Type A and C.

For those enquiry and calling for viewing, the most request is Type A due to largest at only 1205 ssq feet ( not much different compare to Type B, C and D ) and being a corner unit.

View ah? I try to ask my friends and share here.

This post has been edited by Chris Chew: Mar 14 2012, 05:13 PM

OMG. I think it's quite negative for me.

Not i dislike students, but I dislike a community of condo which full or majority of students. It probably brings some reap appreciation of rental value slowly, but also can brings down the property appreciation value.

---

Added on March 15, 2012, 4:28 pmStrongly seconded!




This post has been edited by Chris Chew: Mar 15 2012, 04:28 PM

Since the subsales has gone from RM440k to RM 480k, It needs to set a benchmark rental value. USJ a famous area for family or own stay ( not a quite student area except USJ 1 condo ) increase rapidly from RM 1,200 to RM 1,500/RM 1,600 basic unit of 22 x 75 Old DSTH.

For Puchong, those lesser students compare to Subsng and Sunway. My opinion for this new condo is

Type A and B. At least RM 1,500 basic. Furnished
would depends.

Type C and D. At least RM 1,400 basic. Furnished would also depends.

But if any above, put in KC, Grille and Air Con but rent at RM 1,500 could be only a so-so rental for previous owners. And it could become a quite or not so optimistic pricing for those new buyers who entry at RM 430k onwards as they need to bulk up additional RM 500 onwards to top up the monthly installment and maintenance fee.

Haha, MGG Gor ... sure must be realistic a bit mah ... no point speculating at here what, nama busuk only ... And buyers not stupid, they will survey too ...

RM 1,500 for a new condo at Kinrara, I think fair lah, can go further slowly ... but to say at RM 2,500 i dont think this is the place for the those tenant who afford to pay RM 2,500 Puchong Kinrara are more of families and own stay, I dont think an expat wiling to pay such amount and just to jam whole morning and drive further for amenities ... after LRT comes up, maybe possible or higher, future prices, i remain tight lipped.

The Zest is a great buy for below RM 300k during 2009 for it's current response and design, as well as facade doesnt look like medium cost apartment, however, it's totally overprice if to rent at RM 2,500 as at now ... No hard feeling ...

---

Added on March 16, 2012, 4:43 pmYupp, new buyers need rental of at least RM 1,800-RM2,000 to cover. Only cover but no profit unless after 1-2 years, the property appreciate a lot.

Ex. Buy at RM 450k, 10% upon S&P RM 45k, S&P and Loan Doc RM 15k, Loan RM 405k for 30 years @ BLR - 2.40%, estimated RM 1,900 per month and monthly maintenance fee at RM 190 per month.

To folk out RM 60k now and every month commitment at RM 2,090 but only collect rental at RM 1,500, this is not an ideal investment for most investors bought it for rental purpose at this area, unless he/she believe the property can appreciate further such as maybe by RM 550k in one year time, then it worth a gamble.

I believe, most new buyers bought it for own stay ...

For those rental units, most owners are waiting the timing to sell at higher premium ...

This post has been edited by Chris Chew: Mar 16 2012, 04:43 PM

Icic.

I think ur unit must be either Type C or D.

Type A facing pool somemore actually a good view already. Unless Block A units and lower floor.

But to put aircon and kc would cost 15k minimum ( unless Palia KC without hob and hood ) only get RM 1,500 seems not that worthy.

Seems the rental demand is not good. Hope owners would not rent to students with no background / more than 6-7 students in a unit or African students.

Or else, next 3 years, The Zest appreciation value would maintain below RM 500k.

Quite agree.

If you stand at the balcony, it is very windy no matter under the hot sun or late chilling evening. It has similar view with Block C Face KL high floor units, though KLCC and KL Tower is sooo small until i cant see. It is not as windy as Block A and B facing hill. Units facing pool, sigh, sorry too noisy. I believe only Block B units from medium lower floor to medium floor has the best view among all units facing pool. Block C, must medium onwards while Block A, .... sigh ...

Block A facing hill has an edge over Block B facing hill. Due to Block A units facing bungalows while Block B facing the sewage.

Btw, bro, do you mind to ask your friend, the plaster ceiling he did, plus the lighting cost him how much?

TQ

Agree agree and agree.

---

Added on March 17, 2012, 12:29 amRM 2,000 for above unit, which renovated with 30k and almost fully furnished consider fair to expensive since this is just VP.

But I suggest not very expensive given the furnished listed by sameday. Bcz the tenant enjoy being the first occupant of the house instead of owner and move in with luggage condition as well as enjoy everything in the unit with new condition.

Furnished service apartment normally receive better demand than DSTH in terms of rental. There are shops with walking distance within compound and facilities where the DSTH does not offer.

Even houses in USJ DSTH bare unit fr RM 1,500 to RM 1,600 but USJ 1 condos can fetch much higher.
Not to mention Subang Jaya's Subang Avenue, E-Tiara, Casa Tiara and co



This post has been edited by Chris Chew: Mar 17 2012, 12:29 AM

[quote=echoesian,Mar 17 2012, 10:08 PM]
Is this condo still available for sale for new unit?

[/quote


Yes. It was just newly completed and most owners are doing Reno before moving in.

I think the price now from RM 450k onwards. Most units taken off and if u enquiry a month earlier, perhaps u able to get something cheaper than now.

Try search around and give some calls to few agents to find out more.