It is unfair to compare iphone to nokia phone although both also carry the same telephone function.

500 psft to buy just a house to stay is too expensive.....but. it is resonable to buy a mid to high end community and lifestyle.

Different price for different expectation on the property.

This post has been edited by Guppy11: Nov 15 2011, 11:24 PM

Look at other new condo price.
1. Duet residence at bandar kinrara - 500psft
2. Benteng8 at old klang road - 600 psft
3. Uoa resort condo - 500 psft. (Coming launch)
4. The Residence at kota damansara - 700 psft
5. Skypod at puchong (IOI)- 600 psft indicative price next year
6. KU suite kemuning utama - 450 psft

All the condo price up another level obviously. I think the uniqueness and concept of the condo will win the war. those condo without good selling point will stagnant gradually.

if using Magpie9 calculation method.

Full price after discount = 380k
Full price after furnishing 50k= 330k

Price psft = 440 for 750 sqft

The 30k different is before or after.discount ? I heard block A 5% discount and block C 8% discount for 750 sqft unit.

Nirvana is about 4-5 storey height .... The leafz car park level edi 6 storey .....furthermore the land level is higher at The leafz

What makes the worst is the "traffic". Seems nobody border till now. See the fact below

G-Residence (467 units), Seringin (542 units), UOA (670 units), 288 residence (288 units), desa gembira (362 units),...total atleast > 2329 units sharing the same access raod to KL in 2015 either Jln 2/116b or Jalan Gembira .....imagine 1 unit x 2 cars.....see the traffic light in front of the De tropicana every morning now..... not including the Arte (257 units), Dynasty Garden (600 units), Kuchai Avenue (612 units) and De tropicana,..etc.....It will be terribly jam ..... the same problem of Z residence/Kiara,....etc.

I also used to work passing that road .... my personal experience:

1. After work hours, from Besraya turning into Kuchai/Sri Petaling always long queue and the cars keep cutting queue in front of traffic light
2. Raining will cause the traffic worst
3. 70km/h during the road 2/116b is almost impossible
4. There will be police block along the road 2/116b in the morning from time to time which causes the traffic jam

Personal prefrence review here.

First, compare price apple to apple. LY = TL assuming same 1400 unit
2nd, compare concept. LY=resort style (usual) vs TL=lifestyle + eco (Urban style + Green building)
3rd, compare target customer. LY = mid to big families vs LT = small to mid families.
4th, compare location. LY+G+Seringin+288 about another 3-4k residents share the one same narrow road to KL/Bukit Jalil, not including the new hospital customers and La Salle school bus/car. TL= exclusive access road will be widened
5th. compare subsale chance. LY=bigger units hard to sell off vs TL=smaller units easier to sell off
6th. compare rental. LY=bigger units 3 rooms vs TL=smaller units 3 rooms =>same rental becoz rental count on no. of room, NOT size
7th. compare design. LY= Conservative design (current or older trend) vs TL= Unique greenary design with GBI(future trend)
8th. compare address. LY=happy garden address vs TL= Sg Besi (under Bandar Malaysia same address. More amenities and commercial activities may boom up Sg Besi)
9th. compare exclusiveness. LY=Seringin vs TL= no other copy cat so far
10th. compare developer. UOA= big player, LY is just small potato to the developer. TL= small player, TL is the rice bowl to the developer. Which developer will be more hardworking to gain the customer's satisfaction?

This post has been edited by Guppy11: Nov 18 2011, 10:55 AM

TL edi bypass the traffic light using Besraya ....no need to stop and wait ppl to direct the traffic ..... much more smoother ....

check the web site of The leafz Master side plan and location, you will see it ....

This post has been edited by Guppy11: Nov 18 2011, 12:27 PM

Not yet. You have to go to UOA resort condo LE YUAN 乐园 beside new hospital to get approval for entitlement first.

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Added on November 18, 2011, 10:19 pmUOA LE YUAN 乐园 is facing new coming hospital .... so coincidence ....

This post has been edited by Guppy11: Nov 18 2011, 10:19 PM

Once the chinese school La Salle opens, the traffic will even worst along the road.

Green Building Index- standard quality assurance vs Brand name quality assurance ...which one u choose?

In Malaysia, while some developers have taken their own initiatives to achieve international green certification such as LEED, and BCA Green Mark, the establishment of a green rating tool known as Green Building Index (GBI) by Greenbuildingindex Sdn Bhd, a group of architects and engineers in February 2009 has marked another level of achievement in our effort to preserve and save the environment. Developed to promote green design, construction, reconstruction and operation of buildings, GBI focuses on six green criteria, such as energy efficiency, indoor environmental quality, sustainable site planning and management, materials and resources, water efficiency and innovation.

It was reported that currently there are 21 GBI-certified buildings; some of them are Sunway SPK 3 Harmoni, 311 House, Ken Bangsar Serviced Residences, Pusat Tenaga Malaysia, 1 First Avenue and Menara Worldwide.

In March this year, GBI Township Rating Tool was launched to further mark a green effort to transform our communities. The six assessment criteria are climate, energy and water; ecology and environment; community planning and design; transportation and connectivity: building and resources as well as business and innovation. Five pilot projects that were reported to have registered with the GBI are TTDI Alam Impian, Boga Valley, Ken Rimba, Elmina East, and Karambunai Intergrated Resort City.

Extracted from http://www.malaysiacondo.com/2011/04/green...erty-value.html

This post has been edited by Guppy11: Nov 19 2011, 09:12 AM

After I went to UOA show unit, compare apple to apple 11xx sqft.
1. UOA price- est. 450/sqft vs TL 500/sqft
2. UOA DIBS est.30k-50k vs TL premium package worth 50k
3. UOA 450/sqft bare unit vs TL 500/sqft with id factor in the price

UOA price psft is lower for sure....maybe 30 psqft lower than TL apple to apple comparison. Anyway, TL is Green Building Index compliance which may justify the different in price.

Few points i forsee:
1. High maintenance cost for sandy beach
2. 2 parcel of land beside UOA condo is uncertain of the development
3. Hard for rental as the entry price is high and most of the units is bigger in size
4. Good for flipping as DIBS. Anyway, need to pay 10% cash upfront to enjoy the 7% discount to have more discount. UOA member will get 8% discount, 1% more.
5. For own stay no issue

Frankly speaking, I will feel certain and confident of TL after all. Different product for different market.

This post has been edited by Guppy11: Nov 19 2011, 06:01 PM

TL maintenance cost 0.25...market rate for new condo ..... UOA 0.22 is slightly lower than market definitely....GBI= eco friendly handling by reducing waste/increasing efficiency of materials....

Agree no need to compare apple to orange. Both different taste prefered by different ppl.

As at yesterday 3pm The Leafz 3 blocks sales about 90%, 2 units left for 1130sqft. Block B sold out.

Just visited sales office yesterday

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Added on November 20, 2011, 10:12 pmMont Kiara got ...11 Mont'Kiara and the latest 28 Mont'Kiara....this green buidling is going to be the latest trend and essential requirement.

First residential building- 11 Mont’Kiara ....A demonstrably eco-friendly project, it is the first residential development in Malaysia to receive the Green Mark Certification from Singapore’s Building and Construction Authority (BCA) for achievements in energy and water efficiency, indoor environment quality, innovation and site/project management.

extracted from: http://www.builtbysunrise.com/properties/R...GB/Default.aspx

and G Tower in KL is also green building.

This credential was earned by the sustainable technologies incorporated into the building’s design such as:
-Energy Savings of 23% from energy efficient air-conditioning and centralized chilled water
-Double glazing glass for lower heat transmission
-Glass to Floor ratio (1: 3.8)
-Toxic-Free building materials with Low Volatile Organic Content (VOC)
-A land area to Green Planting ratio if 1:4 with ‘Green Walls’ and Green Roof System
-Carbon Dioxide detectors for air quality controll
-Carbon Monoxide detectors on car parking floors
-30% reduction in water outflow & rainwater harvesting system
-Extensive use of recycled materials

extracted from: http://www.gtower.com.my/menu.aspx?m=5&s=15

If you would like to know more of certified Malaysia Green Building list, pls refer http://www.greenbuildingindex.org/organisa...-buildings.html

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Added on November 20, 2011, 10:50 pmgreenery design is not equal to going eco friendly.

to be green building should not only become the reason of premium paid nor marketing strategy of product only. We shall promote the Eco concept inside the green building home for the next generation. Imagine our kids are real life stay inside the eco environment, they shall have more conscious and concern on how we react on the current environment will lead to future environment. We will be glad to see the kids will classify the rubbish according to paper, plastic and glass before they throw. Good behaviour will become good habit and further lead to good deed.

This post has been edited by Guppy11: Nov 20 2011, 10:50 PM

To be Green Building it must be certified by GBI organization. The Leafz is to achieve and get certified finally. It contains a accessment process like ISO certification.

Let's see again their brouchure desc below.

Green Building
A green building ensures resources such as energy, water and
materials are used efficiently to reduce the building’s impact on the
environment and human health during the building’s lifecycle. This is
done through better design, construction, operation and
maintenance. *
The Leafz adapts and warrants these green practices, rendering it a
Green Building Index (GBI) certified building:
• Energy Efficiency
• Improvement of Indoor Environment Quality
• Sustainable Site Planning & Management
• Use of Environment-Friendly Materials & Resources
• Water Efficiency
• Continuing Green Innovation and Initiatives

NO...

can we stop the fight?

This post has been edited by Guppy11: Nov 24 2011, 06:43 AM

Sorry i made the mistake, Sinaran ttdi is developed by UDA, not UOA.....apologize....i must be too emotional to read the huhuhaha until i wrongly quote the developer....thousand apologies .....

This post has been edited by Guppy11: Nov 24 2011, 06:48 AM

Go green doesn't mean greenary scene or design only, but also environment friendly to the earth. I met several SA of TL, below is the findings of how design in TL comply by the GBI:

1. Low VOC SKK paint is used to reduce the toxic from the paint

Low VOC paint
Definition

Low VOC paint refers to any paint, stain, or varnish that uses water instead of petroleum as a carrier. Because low VOC paint is water-based, not only is cleanup much easier, but harmful emissions are much lower compared to their solvent-based counterparts. Low VOC paint also typically contains little to no formaldehyde or heavy metals.

Danger

When painting indoors, VOC levels are an average of ten times higher than those outdoors. Though VOC levels are highest immediately after painting, they continue to seep out for several years. Only about half of the VOCs are usually released after the first year. Some adverse health effects that can occur as a result of exposure to VOCs include breathing problems, headaches, watery eyes, and nausea. Some VOCs have also been linked to cancer.

source: http://www.superpages.com/supertips/low-voc-paint.html

2. Centralized boiler is used in each unit instead of individual water heater to reduce the electricity consumption.

3. Salt water is used in swimming pool instead of tap water with high chlorine which will be harmful to the skin

4. Recycle use of the rain water for the common area cleaning purpose to reduce the water usage

5. Green tinted glass with low UV emission and heat

I do not mean to uplift TL and downlift other condo. Every condo has it's own uniqueness and strong points which could hardly compare and debate. It is all up to personal preference and judgement.

This post has been edited by Guppy11: Nov 29 2011, 07:52 AM

No matter how the developer's effort to revamp the area is a plus point. They tried to buy over the shoplots at 10% premium even after TL almost sold out. The developer could save the money for own pocket in fact. They hv no obligations to upgrade the surrounding but yet they are willing to do so. I guess their landbank maybe nearby to standby future launching. many developers only care about internal furnish but less on surrounding upgrade.