What? The Zest, Puchong can get RM 460 valuation per sq feet?

Let's get a fair market value. As an investor, it is no use if most valuers give RM 400 per sq feet or lower and purposely pay under table money to valuer to get RM 460 per sq feet.

In my opinion, RM 480k-550k is a bit too much as at today's market. The demand is not more than supply. Most of the high rise are going to complete, and stiff competition is coming on.

You sound very agressive and protective about this project, are you an agent? But definitely not an investor because you dont know what is the consideration among investors when purchasing a property by the term of cheap pricing per sq feet.

It is only my opinion to post here, such as, RM 460 per sq feet is expensive at The Zest but definitely cheap if RM 460 per sq feet in Mont Kiara's condos. But seems you dont get people meaning.

You mean you know Puchong very well? How well you know about Puchong then?

So, you mean The Zest at RM 460 per sq feet is very good price?

Agree. We are just come here to share info as purchaser, investor, survey, and etc to give our opinion.

Ohh, current is RM 420 per sq feet and TARGETED to rise to RM 460 per sq feet by March/April 2012.

Just took a round at The Zest. I can say very impressive so far and it was really a good buy for all of you during launching.

The facade, building and entrance really looks nice ( given it was only sold at RM 200+ psf during 2009. The glass and the colours ( but of course it is nice bcz just VP ), the best thing about Th Zest, was, I found the surrounding of BK9 gated and guarded community makes it an impressive housing area. I checked the neighbour, Spektrum link houses selling RM 750k.

If this is condo, not service apartment, it would be more exclusive. However, since this is service apartment, the commercials play an important role to either make The Zest is complete living style with amenities or the mix of population to bring it down.

Can see here, Type A and B is most mentioned. But I
Quite like the Type C especially walk in master room.
But I also like Type D due to the open kitchen and more spaces.

Anyone can share a picture of the kitchen from it's living hall for Type C and D?

Thank you mrPOTATO for the Type D photo.

Ya. If can sell at RM 430 psf. Quickly sell. Then please share which valuer or the UOB banker. I can tell my colleague to mark up kao kao.

Owners, what are the expected rental for TZ if you going to hold the unit?

RM 1,500 onwards might be good since previous buyers bought at RM 200k+, this is Puchong area and LRT is yet to come, which might increase a little bit.

But, can get RM 1,800 non furnished? Bcz RM 1,500 is quite low if the new owner bought it at RM 400 onwards psf ...

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Added on February 7, 2012, 11:43 pmMost of the current Puchong bank's valuation is between RM 420-430 psf???

What you mean quota is quite high?




This post has been edited by Chris Chew: Feb 7 2012, 11:43 PM

for new buyer at 410-430k or 460k, it might be only at 4% which is very low.

But for existing owners who bought during launching at approx only 200k+, the ROI is very good, which is much more than their bank installments ( say 200k loan for 30 years which at RM 1,000 ) plus maintenance fee of RM 250-300, RM 1,600 is a good choice for them to keep the unit for 1 or 2 more years.

Maintenance fee is RM 0.16 or RM 0.25?

I personally call myself. Most valuers offer RM 350-360 psf.

Few offer RM 370 psf. Max I get RM 380 psf bcz no transaction received by a lot valuers yet.

I already asking which valuer can give RM 420 psf ( or how many banks ) Same, no answer.

Anyway, RM 400 psf is coming soon if there are a lot transactions after all the blocks are VP.

But, how many transactions of the 720 units would be happen in this 3 months? Unless, those new buyers willing to accept lower margin.

Zesters,

Any indication why the CF haven't issue and I was told by Property Board that got some problem.

Anyone can clarify on this?

Wonder why handover is made while CF unable to issue.

I negotiating Type B 1,191 sq ft.

Mid floor offers at RM 430k and got 2 unit at very high floor, asking RM 450k. The offers still available since I enquire more than one month ago. Only one asking RM 480k bcz agent said he not keen to sell n keep.

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Added on February 15, 2012, 12:24 amThis is owners thread that's why the supply is on high side.

Actually the demand of Zest is good but many not willing to buy due to pricing too. After VP, I would say RM 370 psf is good buy. RM 380 psf can if for own stay and most banks can push to this valuation.

Most valuers not keen to give RM 380-400 psf first bcz the launched price was only RM 200 Ono psf 2-3 years back.

Not sure if any transaction of RM 420 psf. Maybe the new owner liked the unit number very much and plans to buy cash or 50% loan. Bcz, for me, facing is isn't big deal to attract a same size and differs by RM 40-50 psf.

How big the KLCC can see?






This post has been edited by Chris Chew: Feb 15 2012, 12:24 AM

Since most units selling at RM 380 psf now. If you said closed at RM 400 psf, this time I will believe you. Bcz RM 20 is not much different for some good and cash rich buyers who doesn't have time to search for more inquiry.

If RM 420 psf, as at today, maybe a bit difficult. But it is a good sign for you since you wanted to create a RM 460 psf since last year.

Good effort for a unity community.

Can reach RM 500 psf by Feb 2013?

Haha.

Lol.

But, what makes the guy so fierce at the SA?

Did SA say anything wrong to create his temper?

TV Cabinet should be ok and it's design can fit into the living hall nicely, esp Type A and B. How much is the TV Cabinet alone?

What do you think of the built in wardrobe for Type B's master room and other rooms as well?

The size is quite small and can say probably one of the smallest master bedroom i ever seen for a 1191 sq ft condo ...

For master bedroom, exclude the bathroom, it is ard 5 x 6 pieces ( plus a bit ) of 2x2 porcelain tiles.

So ard 30-33 sq ft for a master bedroom is kinda small. One queen size bed and built in wardrobe max.

Ohh yes. I calculate wrongly based on pieces of porcelain tiles. Yes. It should be approx 120 sq ft only. Too square. Left side glass window and right side was bathroom door at the middle, so no space to allocate the built in wardrobe.

Type C and D also has small master bedroom if not mistaken, but the space allocation is much better than Type B. I like Type C masterbed room layout but overall unit, hmm. Got pro and con for each type.

7 Eleven comes should be common and it is greatly benefit for Zesters. Pappa Rich is great addition to the F&B where no need to travel to Puchong Jaya or Old Town, Kinrara.

But, a potential bank to come in?
Really? Which bank has such strategy and put so high risk oh?

If this to be happen, Zest Point has great rental value by then.

2k is reasonable if with full furnished. But also depends what is the items included.

Most of the basic unit is asking from RM 1500-1600.

So, paying additional premium of RM 400-500 to enjoy a new unit condo plus enjoy everything of the new furnishes are quite fair even this is Puchong.

Anyhow, it's depends how the tenant really needed or wanted the furnished since the calculation is, after a year, it would took additional RM 4,800 to RM 6,000 rental. For local students, quite rare.