http://www.starproperty.my/PropertyScene/P...Scene/15428/0/0

Mah Sing Group Berhad intends to launch linked beginner homes indicatively priced from RM390,000 as early as the first half of 2012 in its new 226 acre freehold township, M Residence@Rawang. The township has an estimated gross development value of approximately RM948million and preliminary plans include two-storey link homes, townhouses, semi detached homes, three-storey shops and various facilities and amenities.

A shares sale agreement was inked today to acquire the entire issued and paid up share capital of the registered owner of the land, Semai Meranti Sdn Bhd for RM57million. The cost of investment in the company and liabilities assumed at approximately RM35million will be less than 10% of the potential gross development value for M Residence@Rawang. The master layout and development order for mix development has been obtained and registration of interest for the project is expected to commence in the fourth quarter of 2011. M Residence@Rawang is expected be developed over three to four years and the Group is also actively scouting for more well located mega township lands which fit the Group’s business model of quick turnaround and allow for value enhancement.

Mah Sing Group managing director cum group chief executive Tan Sri Datuk Sri Leong Hoy Kum said, “This is our third land deal this year and we want to replicate the success of our award winning Aman Perdana township in Meru-Shah Alam as well as Kinrara Residence in Puchong and Garden Residence in Cyberjaya where we have created self contained, secured lifestyle townships. We intend to price the properties in M Residence@Rawang within reach of first time home buyers in line with the Government’s call for more affordable housing by private developers.”

Tan Sri Datuk Sri Leong noted, “M Residence@Rawang is exceptionally well connected. It only takes 20 minutes to get to the Rawang toll from Kuala Lumpur (Jln Duta toll) and Petaling Jaya (Damansara toll). In terms of distance, it is only 28km from both tolls. From the Rawang toll, it is less than 10 minutes or 10km to the project. A major road upgrade to turn the road into a dual carriageway from the junction of the Rawang toll to the junction of the main road to Bandar Tasik Puteri is in progress, and shall improve the traffic flow along this road. M Residence@Rawang can also be accessed via the Kuala Lumpur-Kuala Selangor Expressway (formerly known as Latar Highway).”

M Residence@Rawang is only 5km from the matured townships of Anggun 1&2@Kota Emerald and 8km from Emerald East and West. Just 5km away, a new Jusco Shopping Centre is under construction and is expected to be completed by the end of 2011.

Tan Sri Datuk Sri Leong added, “M Residence@Rawang is a prime example of our quick turnaround business model as the location is easily accessible and development order for the project has been obtained, allowing a quick launch in the first half of 2012. We only need to refine the product mix to meet current market demand, and we see this as mass housing targeting first time and younger middle class home buyers over the next 12 to 24 months. We are targeting those who want to upgrade to a well planned mixed development and as with our other townships, we intend to offer more up scaled properties once we draw in the critical mass.”

A decade of experience in lifestyle townships
Since year 2000, Mah Sing has been one of Malaysia’s market leaders in township developments and currently has four townships in Johor Bahru as well as three in the Klang Valley. Tan Sri Datuk Sri Leong noted, “Our townships have received various local and international design awards and as a lifestyle developer, we think out of the box to exceed buyers’ expectations. With 36 projects spread across Malaysia, we treat each project as a special opportunity to enhance the lifestyle of our buyers. Each new launch which comes up allows us to raise the bar in developing quality lifestyle properties for our buyer, whether it is a medium, medium high or high end project.”

Balancing the portfolio for continued earnings visibility, targeting more landbanking for mega townships
Mah Sing has been enjoying record sales, with RM1.74billion or close to 90% of its 2011 sales target of more than RM2billion locked in as at 15 September 2011. The bulk of its current unbilled sales of RM1.9billion comes from its medium high to high end residential, commercial and industrial projects, and will underpin near-term earnings sustainability. This latest acquisition of M Residence@Rawang brings the Group’s remaining gross development value and unbilled sales to RM15.4billion, and with a healthy balance sheet and low net gearing of 0.21 times as at 30 June 2011 coupled with its cash pile of approximately RM803million, Mah Sing has a landbanking warchest exceeding RM1billion.

The Group is keen on both privately held land as well as Government lands that will be developed by the private sector. Tan Sri Datuk Sri Leong noted, “Given our expertise in township development and the shift of market demand towards mass housing for the next two years, we are actively scouting for even more well sited mega landbanks to develop townships which will allow us better masterplanning for value adding.”

A property to meet every need
“Mah Sing is a fully integrated developer as we have developments ranging from landed double storey link homes, semi detached homes and bungalows, small units of high rise developments namely Small Office Home Office (SoHo) and Small Office Versitile Office (SoVo) in the city, commercial like shops and retail units, semi detached factories and also integrated mixed developments. Our strong sales-to-date proves that well located properties with good concept and design offered by branded developers will still do well. Property as always been seen as a good hedge against inflation as astute buyers lock in their investments at today’s prices, and in the current property cycle, you will never go wrong with mass market housing in good locations,” Tan Sri Datuk Sri Leong noted.

i like the way it's put: beginner homes at 390k in rawang.
almost like setting a benchmark for all other beginner homes in other locations!

call it beginner house but the price is certainly not in beginner range

they should lower down the price....at least <300k.

this is damn far man without the LATAR links




Kota Emerald is the best deal then

or u prefer seri coalfields end of latar.
at higher price. at kuala selangor already

This post has been edited by airline: Oct 5 2011, 04:47 PM

so high price at that area..
simply crazy ...

BRDB JV MPH development located at the locality of Sungai Bakau (refer to the map above)

This post has been edited by kh8668: Oct 5 2011, 08:31 PM

I personally felt that area doesnt worth that much. Its too far. 20mins is rated @ constant 120kmph.

not worth it la..

I was thinking its near to nse. Haven't been to that part of the world b4.. time for a drive. Put this on the dacing with spsetia's beranang, which is better ?

seems to be way off and much more inside compared to the rawang town area

Near to emerald, not bad, tasik puteri house price will increase after this and with the opening of intersection to LATAR highway.

More & more big developers coming to this part of Rawang. The development here is gonna be so phenomenal its touted as the next Puchong.

The prices are not going to be any cheaper in the future so better grab now or better still can target the existing houses around Country Homes, Bayu Permai, etc.

This is going to be a good place to live with many amenities in a few years.

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Added on October 6, 2011, 3:14 pmBro, 28km toll to toll. At 120kmh you can reach in 14 minutes not 20 mins. For 20 mins you only have to drive @80-90kmh.

It usually takes me only 15 mins to reach duta toll @ 110km in the morning. I leave my house at about 7.00 - 7.30.

Also take note that NSE to/fro Rawang is not as congested as other highways. So the distance is ok since you can cover it fast unlike Shah Alam / USJ for instance where you need to be stuck in jam most of the way no matter which highway you take.

This post has been edited by jdgobio: Oct 6 2011, 03:14 PM

Ya lorrr...the road from exit tol rawang to tasik puteri when can complete? If i go to my brothers house there,sure tension with the trafic.i think it almost 3yrs under construction. But after siap, sure syok wooo...

in terms of time, we cannot assume the "best case scenario" , which is obviously UNREALISTIC. Those are marketing talk. You cannot be speeding at 110km as soon as you press the pedal all the way till the toll in which 110 km/h goes down to zero when you press the brake again , justifying the 14 min.

During the 28km stretch its not POSSIBLE to be consistently driving at 110km/h (even its permitted by the law), there are cars to avoid/overtake etc. I would say slash a fraction of that 110km/h "heavenly" speed to a more idealistic value of 80 km/h AVERAGE SPEED traversing the whole 28km.

Aren't all times to key locations quoted by developers based on driving at 4am with all green traffic lights and no cars? HAHAHA

But still think price tag 390k is quite expensive...unless modern design+spacious built up+freebies..any comparison with other project nearby?

IF Compare with Emerald West latest phase this is cheaper.

By Corporate Portrait - By Eugene Mahalingam | Oct 10, 2011
Developers drawn to ‘less prime’ locations
--------------------------------------------------------------------------------

With the supply of land-bank getting scarce in the Klang Valley, it’s not surprising to see developers expanding their presence in “not-so-prime” locations.

This was evidenced as recently as last week, when SP Setia announced it was acquiring a RM381.2mil plot of land in Rinching, located mid-way between Semenyih and Bangi old town, to be followed soon after by Mah Sing Group Bhd’s purchase in Rawang for RM92mil.

“Granted, it is often developers with prime land-bank in Kuala Lumpur and Penang that stand to benefit more from rising property prices,” says an industry observer.

“But property conglomerates such as SP Setia and Mah Sing are well-known brand names with a proven track record. They can probably attract buyers and chalk up sales even if they bought land in Timbuktu,” he adds in jest.

A huge boost to the land acquired by SP Setia and Mah Sing is that they are both well connected. Malaysia Equity Research in a report pointed out that the former’s Rinching land is located within 15 minutes from the proposed Bandar Kajang MRT station. “(It is) near the terminal station for the approved MRT Blue Line (Sungai Buloh-Kajang) and 25km south of KLCC (which is 40 minutes via existing highways).”

The report also says SP Setia is planning to replicate the success of its twin flagship Setia Alam and Setia Eco-Park development, including investing in infrastructure to improve connectivity.

An analyst at a local bank-backed brokerage says investing in infrastructure is “part of the package” when developing land that is considered “less prime”.

Similarly, analysts are also positive about the connectivity for Mah Sing’s Rawang land. The developer has proposed to develop a mixed township, M Residence@Rawang, that includes beginner homes on 90.3ha.

“M Residence@Rawang is directly accessible from the North-South Highway, being only 10km from the exit point at the Rawang toll via Jalan Batu Arang. The Kuala Lumpur-Kuala Selangor Expressway (formerly known as Latar Highway) was opened in June,” says UOB KayHian in its research report.

“The Rawang KTM Station is also a short drive away, within 12km from the land, according to the management,” it adds.

According to Mah Sing, the M Residence@Rawang township has an estimated gross development value of about RM948mil and preliminary plans include two-storey link homes, townhouses, semi-detached homes, three-storey shops and various facilities and amenities.

“M Residence@Rawang is expected be developed over three to four years and the group is also actively scouting for more well-located mega township land that fit the group’s business model of quick turnaround and allow for value enhancement,” the company says.

The first launch is slated for the first half of next year for the mass market, in line with the Government’s call for private developers to build more affordable housing.

The move to provide affordable homes has been praised by analysts and industry observers and considered a good way to attract buyers in less prime land within the Klang Valley.

“With absorbitant property prices today, especially in the Klang Valley, it is becoming increasingly difficult for first-time home buyers to even place a downpayment for a house,” says one industry observer.

On the proposed Mah Sing development, UOB KayHian says: “The price tag for a two-storey link house (built-up of about 2,000 sq ft) is indicatively priced from RM390,000 onwards, or RM195 per sq ft. Ground checks indicate that selling prices for a two-storey link house in nearby developments such as The Emerald and Bandar Country Homes range from RM150 per sq ft to RM250 per sq ft.

“We believe the township concept should be able to attract buyers given the decent selling prices.”

Macquarie Research in its recent report says Mah Sing’s project could see good demand with the significant rise in property prices in Kuala Lumpur and Klang Valley in the past year.

“As a comparison, Kuala Lumpur Kepong Bhd (KLK) launched its link houses in June this year in Bandar Seri Coalfields with prices ranging from RM328,000 to RM368,000. We understand from KLK that the sales for the launch were very strong with over 90% sales achieved, primarily due to upgrader demand.

“Mah Sing’s new land is further up north of KLK’s project, but has good connectivity with the KL-Kuala Selangor Expressway and is 20km from Rawang city centre.”

So, everybody will serbu la like this? Hehehehee

This project is even further than klk one?
Klk one launch price is rm180k back then

This M Residence is sibeh far....no other choices that nearby meh?

Far this year..but 2yrs later maybe not to far...hehehehe

yea.... ppl complained the same thing with Setia Alam many many years ago.

there's NOT MANY empty plot of land with all of our favorable "10 km from city epicentre" to build a township anymore.

Mah Sing makes strategic switch to affordable housing


By Kay
Friday, 07 October 2011 17:38

Mah Sing Group Bhd
(Oct 6, RM1.77)

Maintain underperform at RM1.80 with revised fair value of RM1.55 (from RM1.47): Mah Sing announced that it has entered into a shares sale agreement to acquire the entire stake in Semai Meranti Sdn Bhd for a total purchase consideration of RM92 million (out of which RM35 million is the liabilities in the company).

Semai Meranti is the beneficial owner of a piece of freehold development land (with development order) in Rawang measuring 225.7 acres (90.28ha). Therefore, the price tag translates into a land cost of RM9.36 psf, which is reasonable for a large tract of residential land in a suburb 30 to 40km outside Kuala Lumpur city.

We are positive on the acquisition. The land will be developed into a self-contained township named M Residence @ Rawang, offering entry level homes priced from RM390,000, townhouses, semi-dees, 3-storey shops and other amenities. Gross development value (GDV) is estimated at RM948 million, with a development period of three to four years.
The pricing is in line with the property prices in nearby areas — RM430,000 for a 20’ x 75’, built-up of 1,800 sq ft terrace in Emerald West against RM390,000+ for 22’ x 70’, built-up of 2,000 sq ft in M Residence. We believe the key selling points for the township will be:

(i) the Jusco Shopping Centre, which is just 5km away and expected to be completed by end-2011; and
(ii) good accessibility via the North South Highway and KL-Kuala Selangor Expressway.

M Residence will be able to capture the upgraders from Batu Arang, Kundang, Kuang and Sungai Buloh. The project is expected to be launched in 1H12, as soon as the transaction is completed in 1Q12.

As at Sept 15, Mah Sing has secured RM1.74 billion worth of property sales, on track to meet its full-year sales target of more than RM2 billion. The bulk of the sales is contributed by high-end projects launched previously.

While Mah Sing is now switching to the affordable segment, the remaining outstanding projects such as Icon City PJ (GDV RM3.2 billion), Icon Residence Mont’Kiara, M-City and M-Sentral are likely to experience some overhang in view of slower economic growth next year. The risks are:

(i) rising building material costs;
(ii) competition from peers; and
(iii) country risks.

Earnings from M Residence are expected to kick in only from FY13, raising our earnings estimate by 4.8%. After imputing the incremental net present value into our realisable net asset value estimate, our fair value is raised to RM1.55 (from RM1.47), based on an unchanged 35% discount to RNAV.

While the switch to affordable housing is welcome, we believe the volatile downtrend in the equity market does not support a high-beta cyclical property play. We therefore maintain an “underperform” call on Mah Sing. — RHB Research, Oct 6

http://www.theedgeproperty.com/research/84...le-housing.html

Yea agree.

Why not buy emerald west, isn't it nearer and better play?

it's G&G, with jogging track... jebatt

in terms of education for children, it's a headache...

my friend who were staying in bdr country homes complained that she had no choice but to go the only school offering STPM = notorious Sri Garing.

student in notorious school tend to learn about the real world sooner..haha
Are you sure DSL come with G&G?

maybe you are right.

yes. confirm.

also, lakeside living+resident clubhouse... so tempting....but not the school there, traffic conditions, security is bad (in bdr country homes from what i heard from my fren, her old dog died coz of poison given by the thief ) travel time to office, biggest shopping mall = billion if im not wrong n need to travel quite far (luckily Mah Sing offers retail shops for this project)...

If G&G is different, no G&G not sure how viable

If got budget, can wait for BRDB's project in Rawang, near to Jusco Rawang.

Found this map done by a fellow forum member

Tell me what you guys think


Attached thumbnail(s)

how much is bandaraya project?

+1

maybe SL - RM800K

This post has been edited by kh8668: Nov 9 2011, 03:42 PM

Hi ! anyone receive email for AN EXCLUSIVE INVITATION TO M RESIDENCE PROJECT PREVIEW on this coming Friday 10am until 5pm ? any comment ?

I find it a bit expensive for the link hse but the place is only 5mins to Jusco @ Emerald West. The place is right next to the junction to Bandar Tasik Puteri.
Between this place to Jusco, there are still plenty of empty land. The very downside I see will the size of this poject. Its only a 4 yrs project which seems small. Worry this will be the only project smack in the middle of nowhere.

Actually I visited the sales gallery yesterday. The sales person told me soft launch will be held on 16,17 & 18th dec. You can book your unit during tat time.
Phase 1 consist of 18x70 link hse (too small) and 22x80 superlink. Link hse price start from RM349k and RM499k for superlink (too expensive). There is only 2 rows of superlink in Phase 1. Phase 2, 3 & 4 only has superlink, town hse and semi-d. Future development all semi-d.

Maintenace fee / mth @ RM120. Its G&G with resident club hse (swimming pool & gym)

Where is the sales gallery?

How much is the booking fee?

I received sms from sales guys too.
Preview on this Friday.

Come across this project @TheStar Property Fair..
Looks great...
Any idea to share with? Cheers-

Overall Project Layout Plan, snap @TheStar Property Fair.


Attached thumbnail(s)

How come I didn't get SMS? Hmm..

I have been their sales office last saturday. And go to the actual location of the development. From the development location to Country home take around 5 to 10 minit. It around 3km

Opposite the main road of Jusco Rawang. There is a big sign board in front of the sales galery. You wont miss it.

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Added on December 12, 2011, 8:38 pmFor 18x70, the booking fee is RM3k for intermediate and 10k for corner. Have no idea for super link.
RM1k penalty if you cancel later on.

This post has been edited by scng: Dec 12 2011, 08:38 PM

They don't have 22x75?

They only have 18x70 (link hse phase 1 only) and 22x80 (super link phase 2 to 4). Also got Semi-d (phase 4 and future development).
Of course they also have shops.

Me too is looking for 22x70 or 22x75. 18x70 is too small.

Any idea on the future development around this area of M residence? Will it be like Kota Damansara area which is sudden boom from an empty piece of deserted land?

North is forest reserved (no development). East (opposite this project) will be low cost appartment (part of the project). Got also some land. West (road heading to Bndr Tasik Putri), heard is a malay kampung, so not sure. South (road leading to Juso Rawang), still got lots of land. The only development that can take place would be towards the south. Along the way there are already some shops and factory but not sure who owns the land.

My only worry would be no more development and this would be the only project smack in the middle of nowhere. Moreover this is a 3 to 4 yrs project only. Not big enough to call a township. The sales person told me the whole project cater for only 800+ houses.

I would rather wait for phase 2 or 3 to see the take up rate on phase 1. if its good like 90+% sold out before launch, then I might consider. Of course, u have to pay more when buying later....

Booking open for MS staff lor..units move very fast!

staff got further discount i presume. thats why fast?
is this g+g like kinrara residence?

This post has been edited by airline: Dec 13 2011, 01:49 PM

got rebate slightly better than coming fri public preview rebate...

anyone looking for mortgage loan for M-Residence can look for me as my branch quite near to this project

So desperate agent..

booked a unit

How near is this development to NKVE?

how much u booked? open for public already?

Oh.. how fast was it? Was only about 5% taken on the first day morning.

Bro...any insider ways to share?
Keen to buy 1 for own-stay.
Price start at 350k?
Any bundle promo?
Cheers!

3k booking...i think Fri only open for public

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Added on December 14, 2011, 12:00 pmi see the row facing south & field fully booked wor..

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Added on December 14, 2011, 12:13 pmLet me check whether can book more unit or nt
my unit price at 349k..free spa legal, MOT..no DIBS lar..

This post has been edited by walle: Dec 14 2011, 12:14 PM

You have to travel to Bandar Tasik Putri -> LATAR highway -> Guthrie and then NKVE. Quite a distance...

There is a LATAR exit in bandar tasik puteri? I thought they still debate on it because of land issue.

what''s the build-up area of your purchased unit?

Y i ask they said price increase to RM360,900?
Is urs staff price?
Did u get the 7% discount?

Yup, according to a friend of mine staying in Bandar Tasik Putri (BTP). There is also an exit to Kundang town (next to BTP)

What is the fastest way to get to KL/PJ and estimated time both peak and non-peak please. Thanks.

The fastest way would be via Jalan Batu Arang (trunk load leading to Juso Rawang) and then exit to NKVE. Quite heavy traffic leading to NKVE from this road.

Non-peak should be around 30mins max to Duta toll. Peak might take up to an hour or more. Traffic is heavy in both trunk road and highway Toll is RM3.60 one way from rawang toll to Duta toll.

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Added on December 14, 2011, 12:00 pm
i see the row facing south & field fully booked wor..



Ah yeah that row was fully booked in the morning. South facing+field. That one sapu first.

Is this project too far?

This post has been edited by airline: Dec 14 2011, 05:56 PM

in few years time, purchasers here will laugh their way to bank

Yeah its real far actually. I think what you are buying is the brand name, facility and Guard.

This is very far and i personally think that the pricing of RM400K is very expensive as i can get something similar in Sungai Buloh which is also an up and coming area thanks to the MRT projects.

What i worry most for this M Residence @ Rawang is that it may take a long time for the area to mature and obviously lacks amenities such as school, etc. So it may not be suitable for young families with kids. I wonder how are those people going to commute to office in KL as it took me 40 mins to reach KLCC from my place in Segambut (although the distance is less than 20 km).

18x70

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Added on December 14, 2011, 7:05 pmyup, i heard they will increase the price after internal preview, but not sure true or not.

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Added on December 14, 2011, 7:06 pmIf not wrong Bdr Tasik Putri exit not yet completed bt is WIP

This post has been edited by walle: Dec 14 2011, 07:06 PM

critics said the same thing for setia alam/ kota kemuning etc... BUT look at the property prices there. shooting thru the roof

Thx bro...pls pm me ur contact for further discussion...
no DIBS? any discount? 7%?
Cheers

How far this project from Jalan Ipoh? Canni use old road go there?
How long journey take or how many km away?

Frm the site to Rwng toll is bout 7km, frm rwng toll to rwng town is bout 6 km n rwng town to kl is bout 30km. This is for federal route, means frm site to klcc is 43km. If take plus highway is bout 35km.

Mayb once the road widening work is completed then it would not feel far, nw it feel far bcoz of traffic. In term of km, it nt far. Site to bdr country homes is just bout 2km, jusco 4km n rwng toll is bout 7 km.

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Added on December 14, 2011, 11:54 pmSo far how many units taken?
Mostly taken 22x80 or 18x70?..


This post has been edited by Vkrty: Dec 14 2011, 11:54 PM

So use rawang toll to get here
Not latar highway

From mah sing s map I see this project closer to
Kl from latar highway ya?

Latar is near future project. It's about the same distance but u need to pay xtra rm1.20 for latar (after minus the 0.80sen). This is comparing if u take plus n latar.
So far no any sign of road connection work frm bdr tasik puteri to latar, hope they do it, if nt appreciation of this mahsing project wld b very slow I guess...

anyone queue?

We will know tomorrow. Tomorrow, Sat and Sun will be the soft launch which open to public.

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Added on December 15, 2011, 12:00 pmBTW, anyone know the corner unit price for 18x20 and 22x80? Also, I just received a SMS from MS saying the price start from RM335k. Price dropped?

This post has been edited by scng: Dec 15 2011, 12:00 PM

Are you sure? ive been using it a few times already, there is no exit in Tasik Puteri or Kundang (from templer park to puncak alam), even in the website dont show any exit.

Exit to LATAR from BTP could be WIP as someone mentioned here. For Kundang, I stated "Exit to Kundang" and not "exit from Kundang".

Hahaha.... The name sounds great MResidence but the price of the hse for Rawang dnt sound good.

Anyone with more info? Hwz the response so far?

If the selling price start from 335k is true, there should be a good response for this launch

RM335k is after 7% discount, which means RM360k minus 7%.

7% discount for bumi only? do chinese entitled to some discount as well? how much?

It is early bird discount.
Bumi will be another 7% if not mistaken.

18x70 built up 1650sf rm360k-7% 214 units
22x80 built up 2380sf rm550k-7% 68 units
these are cheapest units price
If 22x80 go for 360k long q would b there tonite ;D

No que went to site in rawang last nite
3.60 toll per way. 33km from kl

Bout Klang town to KL. Mah Sing is good in value creation, although the distance is a bit far, but for those small family looking for landed and better security, this is a good entry level.

Have u been to site. 6pm from rawang toll? Palm oil currently opposite orkid farm

If RM550k, why not get a semi-dee from hong leong?
It about 6++ and g&g

Now where got this price sumore? And the hong leong one is not G+G, its only single entry and guarded.

Got proper guard house and fence like Aman suria. Is not g+g?

hello all, since today is the big day of M Residence launching, I have "passed by" mah sing sales office on my way to work before lunch time wow, it is taken up very fast for first day, more than 50-60% of the 200+ units are sold already, the upper row of RM360k only have 1-2 units left at that time, mostly facing t-junction units, not sure about now.

If need to choose, the lowest entry level are now RM410k for 18x70, and RM511k for 22x80 after 7% discount. Guess it is still the cheapest gated and guarded link house with clubhouse facilities in klang valley I guess.

The clubhouse with pool, gym, etc seems to be quite enticing, it will be shared among all phases, but guess thats how the maintenance fees are low too

Bro, I doubt you can get it any close to the price too, bare in mind that last year, on the last few row of semi-ds from hong leong amberley are already approaching RM700k, and thats before Jusco are confirmed and started construction. Now, Jusco are set to open in 3 days (heard it is fully tenanted, if the rumour is not true, at least it is confirmed to be tenanted well with cinema too) and the srjk© will start school next month, with major road upgrading in progress. When BDRB launch their property, tentatively next year, this place will be even merrier with Hongbee, Hong leong and BDRB developing side by side, and Mah Sing 3km away

On a side note, I have noticed on HBL web:
Anggun City - first lifestyle open street mall are launching (or launched?)
http://www.hongbeeland.com/angguncity/angguncity_splash.html