G+G needs strata title, like condo, and the land 'belong' to the resident. They can set up guard house and prevent people from coming in.
Downside is all maintenance also pay your own e.g. throw rubbish, cut grass, change streetlight bulb. Local council no eye see b'cos you don't have to pay assessment rates.

If individual title then can apply to form F+G. Can fence and put guard house. But no power to stop people from coming in b'cos still 'public' land. Also cannot block entry/ exit roads.
If I insist on coming in to play in your taman's field, or take a short cut through, you cannot stop me. All maintenance still under local council, and you pay assessment rates to them.

Hi UFO,
Thanks for clarifying.

But under the new ruling enforced, all Gated Comunity must be strata title.
And any type of fencing seperating the Non resident and Resident housing is consider gated in regardless of material. Mix wall or steel fence is also considered gated.
Under this new ruling, the fence must be 50% sight that can be viewed from outside. So the new gated community, you will see either below is brick wall and top is grill will be most common or like the photo you put
brick wall with hole that can be seen outside.

But of course, all the exempt all gated community built before sept 2010.

So i was curious when pony mentioned it is individual title and gated community. And I believe the buyer and prospect buyer should know what they bought or considering buying.
It is some ppl hard earn money, so they should know what they buying.

I believe this project is fenced + guarded lah. I checked with the officer in Jabatan Perancangan before, he said G+G wall can / cannot see through fr outside subject to the material used, but non-strata "Taman" fence must be able to see through fr outside regardless of type of material used, I dunno it is true or not.

This post has been edited by UFO-ET: Jan 7 2012, 11:04 AM

Hi UFO bro,

Sorry to say this is not true as per my understanding.
Anything that is not strata title, Akta Pengangkutan Jalan 1987 (seksyen 80) dan Akta Jalan, Parit dan Bangunan 1974 (seksyen 46(1)) forbid any permanent structure that stopped public from accessing to the taman.
Guarded Comunity does not allow any perimeter fencing regardless of material, it is against the law above.

just my 2 cents

before the new ruling in 2010, there have been some individual titled w/dmc, single in/out, perimemter fencing w/cctv, gdhse and boomgate. this type is next best to strata w/dmc. true, enforceablity is not 100% but is much better than those w/o dmc. if no dmc, it is just like any taman - kindargartens and old folks home can spring up with little control.
the problem is the inclarity of comments from the authorities - some say no barriers, no gates allowed, some say depends, etc.. the more comments they make, the more unsure it becomes. case in point - taman tun di - this is one section where oil drums and makeshift gates block both in and out of a public road. some have complained but the man behind it seemed to have the muscle. authorities can't seem to stop it. good for residents inside but this sets a bad example to the rest of non-gng - if fierce enough, you can break any rule or law and get away.
yes, that is also my understanding from reading comments by the authorities - for new ones, only stratas can have perimeter fencing and gdhse.
existing ones will be left as they are.
agree - that's the whole point. it's a raw deal for a housebuyer not to be sure what he/she is buying.
security now is crap, so this aspect is a significant part of the value of any house purchase.
developers for new homes should be transparent and upfront, info posted in forums clear. people need to know for sure before signing the bottomline.
we should not accept the attitude "buy first, we'll fix it one way or another" or "dun worry, trust us, we know how".

This post has been edited by AVFAN: Jan 7 2012, 02:11 PM

this G&G definition had been explained umpteen times by many prop experts here in various threads.......and still many blurred buyers simply bochap and BBB based on verbal quotes by SAs or some ignoramus cybertroopers from TMS.

all driven by one word.....greed

630k 22X80 build up 2140, behind have 15ft land iirc. I like the location of it, much better den M Residence

so is lan cheh onz??

so any buyer has clarified this with the dev on this?

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Added on January 9, 2012, 6:20 pmUFO ET bro,

Since that you are Mresidence@Kinrara SSL3 buyer, can you shed some light on this G+G which is also on individual title
I believe it is the same will apply here.
have any DMC signed and stamped for your unit

Just checked with one of TMS SPA lawyer, he mentioned rawang one DMC stamped

UFO, may be you could shed some light??

This post has been edited by kelvin667: Jan 9 2012, 06:20 PM

i was told you will sign the DMC agreement along with the S&P. However im not sure what is the downside to such an agreement or is better being DMC stamped?

Anyone of you received confirmed list of panel bank from MS? If yes do share out...MS only confirm Maybank & Public Bank to me.

Yes, it would be helpful if anyone can give the list of panel banks for this project. Tq

Hi I've been following this thread and would like to see more conversation about this project since I bought one for my own stay

The salesman informed me that Maybank, CIMB, Hong Leong and PBB are the panel bankers for M Residence. PM me if you need the contact. Cheers

lyn are full of cybertrooper..haiz

among all what's the best rate u got? and which bank? preferable that is a fully flexi loan package

Kelvin, are you buying M Residence too? I bought Phase 2 for my own stay.

Guys, the sales agent for MS told me that the panel bankers are Maybank, CIMB, Hong Leong and PBB. Hope this helps..

I've PM few forumers that asked for contact, with pure intention to help. Definitely not a cybertrooper

brick/anti climb wall, cctvs, guard house and dmc not considered full g&g?

Only problem with g&g is when they hand over. If RA not strong enough to collect funds, the gates would just open.

I hope you know what you talking about...

I've got a daft question...what is DMC?

Kindly contact me for arrangement of loan package for M-residence Rawang. EF available..

Mortgage Consultant - MBB