That's what I think too, hahhahahaha.

Possible loss RM 1k, possible paper gain still RM 20k only for now since already few rows opened at RM 458k-20k, and certainly the latest row could be as high as RM 498k or RM 518k with probably higher discount.

I am just aiming a RM 530k by late 2016 or 2017 ( RM 100k profit is good enough ) and I expected it has all the potential / can go as far as RM 600k+ price tag, depending on the Gated & Guarded Security level provided as well as further surrounding catalyst development especially commercial projects like Tan & Tan.

Actually there are pro and con of ;
1) S&P signing date is uncertain, probably 4-5 months which is the most fast period but quite unlikely since the progress is only application of agriculture land conversion to residential land before they applying the AP & DL, I think it takes about 6 months, which is around end of Sep or early Oct 2013.

It's good for those investors who really slow down after this purchase or those own stay buyers with no urgency of moving in.
But, it certainly hold my commitment and lock in my loan quota / buying quota for much longer since I only can dispose it during VP period, estimated 36-42 months from now.

2) 3 years project with non DIBS.
If based on S&P date, said we really signed by Sep / Oct 2013, the expected completion is no later than the same month of 2016, which looks good since LATAR highway should be done and M Avenue should be completed by 2015 as well as M Residence 1 for Phase 1,2 and 3 all shall have been completed to little boost up the occupancy.

If based on the project scale of 400+ units x 20x65 landed, it actually can just take them to complete it by 2 years and put on additional 6 months for completion of clubhouse, lotus lake recreational and etc facilities. So, probably can be expect to complete by early March 2016, still a decent date ( provided they starts work once they obtained AP & DL ), but if they starts work before they obtained the AP & DL like Gamuda Land, Sime Darby and SP Setia always did in their projects, no matter the S&P sign next 5-6 months, the progress is on going and it can be complete within 30 months ( inclusive the 5-6 months S&P waiting period ) which is 2015 Quarter 4.

For me, I don't mind they complete in 2016 but I only worry in late 2015 ( due to personal issue ) bcz I foresee, M2 is require to hold till 2016-17.

Haha. Correct.

So fast u noe.

That is the only unit my frens didnt buy just 3 hours ago. If not facing T - Junction, we would sapu it as well.

It was the only RM 438k unit left when I left the sales gallery but I saw someone paid booking after I leave.

Chris here, I am not that old nor expert to be call Chris Gor la, lolz.

Ya, I was there today to rush for the booking n leave for hometown coz quite jam. Wait damm long bcz few ppl sit at counter so long. Yalor, I tot wat free gift but few good umbrella, okay la, haha not bad.

Which girl u mean? I saw got 2-3 girls separately sit there and if u referring my friend, she undecided bcz only left 1 intermediate where she actually wants 4-5 units on behalf of her bro, sis and our friends. End up all RM 458k units.

Sigh, it is just an accidental buy and hand itchy. I also couldnt imagine I booked something I only heard of few days and not my target area.

Its not my target. My target is a decent similar Gated & Guarded but bigger footprint and near Puchong / BJ / Kota Kemuning / Alam Impian area. I am waiting too. Rawang, probably too far for me.

What about you?

No la, I definitely wont pull by the factor of BBB. I dont.

In fact, I just bought it bcz of concept, affordable price for 20x65 which look as spacious as 20x70 and pillar to pillar and at least, by Mah Sing.

Also, it is strata title with proper Gated & Guarded, which is something rare in whole KV with such price of RM 400+k. In fact, RM 400k+ is not cheap for this location as at today and I see M2 G&G has lesser competition based on the size n price around Rawang.

It completes in 2016, the year after the Rawang toll bridge is completed, LATAR and M Avenue should completed in 2015, M1 Phase 1 completed in 2014, Phase 2 n 3 completed in 2015, so the self occupation is there when this 20x65 completed.

I not interested in M1 22x80 bcz, these size has too many comparison in whole Rawang and the timing of completion, those buy for own stay has no issue since 7-8% discount with so low entry. But for investment wise, it got to hold longer bcz as entry price of RM 600k ish, can it sell around RM 800k upon VP in 2015? Possible but the short period allows the prospect have plenty of consideration by 2015 and should hold till 2016-18 for better cap. Moreover, early buyers of RM 550k holds the advantage.

M2 20x65 competition in 2016/17 is M1 18x70 ( smaller built up ) balance units which hold by investors from 2014-16/17. It got the potential but got to hold to the real timing.

The catalyst of SP Setia, BRDB and Tan&Tan at surrounding M1/M2 impress me too.

SP Setia is JV for the project of Perangsang Templet Golf Club, which will turn into residential and commercial mixed development, est RM 1.3 billion.

BRDB I not sure, but heard a little further from M1 and M2. They will tentatively launch this year end with affordable pricing of RM 350k and above.

Tan & Tan project is nearer to M1 and M2. Estimated 1km away and if I not mistaken, the commercial project is right behind M2 but dunno how near and far it is.

Most ppl like us, rushing to book first bfore today ( scared RM 438k fully sold) and also go back hometown for Cheng Beng.

Yalor. I feel MS lack of sales staff bcz I only see 2-3 persons most of the time but busy explaining.

I dont think today / tomolo would be crowded gua. Ytd night, the highway was so jam. But like Mah Sing style, it would be slowly sell and finish at the end.

After this RM 458k units half sold, next row would be increased price.

How come propcafe fully analyse this project and some more, so extensive until got further updates after review?

Different concept and different product.

The link u posted for EW was old house, 20x70 with 1450 sq ft built up, parquet flooring for top floor.

If to compare, at least use the latest EW serie of Ebony which is 22x75 and RM 600k onwards but smaller built up at 1900 sq ft only.

Indeed, the location and freehold is one of the main selling concept, where, develop by Guocoland or Hongbee Land is part of the reason why previous buyers are trusted the taikor developer at Rawang / Sg. Buloh. Similar like IOI in Puchong and WCT in Bdr Bkt Tinggi Klang.

The comparison should be make against M1, Freehold Phase 2 or 3, both 22x80 and bigger built up at 2200-2300 sq ft and the main threat could be M1 facade is much much modern, better landscape with clubhouse facility. The ave price for both phases are abt less than RM 600k ( inclusive early buyers ) and it offers give and take on what prospect choose btw, location or much better looking house and external serenity.

For M2 comparison is only the built up, 1855 sq ft at smaller foot print of 20x65, only slightly smaller than EW Ebony, location again and leasehold issue is the EW main advantage. But RM 408-458k for a Proper Gated and Guarded with CCTV surveillance at every 3 lamp post, private clubhouse and again modern facade offers a big threat to the EW too. But the price of EW 1900 sf built up and MR2 1855 sq ft built up is differs by almost RM 180k.

Both give and takes. It might be different to Rawang folks, who might die die want location and die die want freehold.

For for me, I had changed.
Concept like Gated & Guarded for own stay or at least like MR1, Fenced and Guarded. Leasehold doesnt matter ifI got to purchase a house in Rawang or anything far from KL.

Bcz both of the lawyers are developer main panel S&P and loan doc lawyers.

They not only handle MR1 and MR2, but entirely almost whole Mah Sing's projects as well as, some of other developer main projects.

Boss, what updates you want? lol.

Hmm, how to consider booking rate good since TMS always release row by row and never acknowledge by the Public easily unless you keep track the project or call the SA to find out.

TMS, for township, always sold row by row and sold out by the time almost complete at much higher price.

Hmm, what you mean you can't wait dy and pumping cash now? Thought you had secured a unit? Or wanna masuk 1 or 2 more?

Phase 2 is 22x80, got RM 499k so cheap? If it is, it would be terrible news for whoever bought more than RM 600k.

I thought the starting price is RM 550k bfore discount.

Honestly, if Gated Guarded below 1mil, if inclusivr the Fenced and Guarded or without clubhouse then quite some to consider, majority at RM 700-900k brackets.

If purely GNG, actually not much.

If to say below RM 500k. Other than MR2, I also hope to know which project is selling below RM 500k with proper stratified gated n guarded.

Haha. Not sure if Kota Bharu or Teluk Anson... But definitely upcoming is Johor Bahru 2 or Skudai / Austin area.

How much u got for ur Zara? This is Zero Lot bungalow, definitely a little exclusive since it is detached house compare to semi detached in Corus.

But, after i visit the show house for Corus, I only can say simply impressive. Hahaha. High ceiling and full spacious semi d. Maybe I visit it after came out from 20x65 show house. Lol.

Zara Zero Lot got any showhouse?

Why so rush for loan application since there are quite some details are yet to be finalize yet?

Prior to your purchase, buyers should have been informed by Mah Sing's SA that this current phase is pending AP & DL which will takes few months time, SA said at least 4-5 months. But I foresee much longer.

The current land is agriculture land which status is pending approval from Land Office for the land status to convert into Residential Land. It takes months and I have no idea when Mah Sing submitted the application, but based on Mah Sing's reputation, it can be done within 2-3 months.

Most of the banks EF are yet to be finalize, yet, actually they are in no rush unless Mah Sing able to convert the current agriculture land to residential land with land title premium paid, then developer only able to apply for AP & DL, ( in between banks will proceed for final EF ) which takes 1-2 months and after obtained the approval, then only they can officially launch it and let buyers sign the S&P.

I think estimated, it takes about 5-6 months from now. Depends on how aggressive Mah Sing is going to develop it and launching the next rows or phases. If they slowly and not keen, it might be takes 7-8 months.

My SA did informed me when I pursue before booking.

But when I asked what is current status of the land now and after being told, it was still an agriculture land and still PENDING APPROVAL from land office for the conversion, okay, then I replied him, it should be at least 5-6 months. If this is not an on -going launches, with Phase 2 coming on, I think I'd say not a surprise if take up to 9 months.

The main issue is not how long the land approval / conversion takes ( part of the issue anyway ) but how long do Mah Sing take to complete the project ( although it is stated as 3 years project from the date of S&P ) where, Mah Sing can actually starts the work and it shall be take lesser than 2 1/2 years to complete the job, if they wanted to finish off earlier.

Who speculating 9 months?

Even SA also hard to confirm buyers bcz they speak according to their management instructions.

While ur SA said 2-3 months. Some SA said 4-5 months for S&P signing

Btw, land conversion from agri to resi is one stage. To apply for AP and DL is another stage.

I doubt TMS able to confirm us the exact quarter date of completion date, whether late 2016 or early 2016.

Boss. Booking fee RM 3,000 for Alpine, MR2.