U r right !
Gr 1168 sq ft unit is renting at 1800 onwards etc
Honestly I doubt that soho can fetch above 1800 I be happy if I can rent at 1600!! That's already miracle in view of surrounded by bigger units at Leafz n same rates etc

Soho concept after witness those at Scott - I am a bit disappointed that over there it is not being pick up as premium but rather another shoe box place to live in .

Publica of Mont Kiara their soho is well concept n meet the high std of expats as it is attached next to Publica etc
In 2015 when the other higher end condo comes into place like Lee Yuan etc if they rent their 1000plus sq ft units at 2000 tell me then how can I rent above 2000 for 731 sq ft at Soho Central ?
If the mgt keep it high end look I got some luck !
If soho turn up to be just another regular Scott type with lower floors lousy sleasy shops or pubs territory - then I am f*** up with this investment !!

That's why I am watching closely n option to sell for a meek profit is there .

2015 isn't a good rent year as at least 3 good condo r delivering offering good space good price .
For 731 sq ft. Honestly how much can am individual wiling to pay for that high rental ?
The way I see it from gauging from chats here. - I don't see anyone talk of rental to companies who seek 2 rooms offices n a soho style office etc
That's already done in plaza mont Kiara where those soho offices are actually quality stylistic 2 rooms office for consultants n small 3 -4 staff offices etc
Not used for staying generally .

But at soho , the chats here are guys thinking of staying like regular homes !
That's not going to up rentals for soho . If quality offices then soho still got chance at rm 2000 for a high end 2 room offices well decorated n well security in KL address with 2 car parks given attached !
For home stay ?
Ummmmm....

U have a sharp eye to see the economics of it. There r advantages and disadvantages of being near to a national transport hub. The rich n those who have a better lifestyle with disposable incomes will stay away from noisy hubs n typical commuters as they don't need such transport n they place personal security more than going everywhere.
I ask my Fren who stays in Tmn Tun n they are not happy with the LRT being built near as it gives traffic congestions with waiting cars n noisy buses n all kinds of strangers will litter their high end address.
Everyone at such high end places have 2 or more disposable cars and there is NO need to rush at LRT .

Back at CENTRAL SOHO- The developer must ensure that they only rent to high branded premises eg perhaps a branded car showroom below or other better types etc

If they don't control then like USJ 19 that complex cum condo upstairs, the arcades are abandon n messy n look not good !

That's the danger of buying condo with shops attached below . That condo outside OKR by metro Kajang did a wonderful n very well tenanted by branded cars showroom n look neat clean n class.

I just hope the shops below Soho Central will not turn out to be typical cheap mamak shops n 711 n cheap grocery shops and worst a haven of pubs joints etc

In that case the price of soho n security will be threatened.

We buy at so high per sq ft n Infact one of the few highest rates around that area. Good condo don't just show in brochures. It must physically show it in real n house rules and tenants that brand the condo place.

This post has been edited by Citydude: Mar 23 2014, 04:14 PM

Who told u can rent so high price for a 731sq ft
Place ?

[
Rm 1800 even now can rent a few places in OKR of higher end condo with 1200 sq ft 3 rooms 2baths n large balcony.

I be more real with rates n if can rent out rm 1600 that's already bonus!
If the shops below r pubs n disco sleasy types, I can sure only rent for 1200!
The many choices available is the kill for 2015.
Anyway u should not bother as u r staying n so no point talk about it .
I am in for the rent or investment market n we don't share the same objectives in many ways .

For me. It's opportunity cost .

U r right . Today if we hire professionals to do up kitchen n wardrobes will cost anything rm 40k
The bed to fittings another 10k
The sofa rm 4500 minimum .
Curtains rm 3000 n blinds rm 1000
Paint work n add on plaster ceilings n lightings n down lights add rm 10000 minimum .
Around rm 75k minimum to 80k
Is around that .
And all that's cash !

We cannot just say soho n think all soho command the price . Who built it n where located .
Eg if SUNWAY Giza then that soho got the extra premium sub sale as all the mass connections including LRT lines n proper companies used Giza as business etc
Salak South can have branded shops mehh ? Or papa rich there mehh ?
So I prefer to talk sense n really see what's happening .
Giza soho are mostly asking owners to make it " small designer offices for smaller companies .
Our soho !? It's promoted as a home use .
So cannot compare .

Scott Soho sits under those noisy pubs joints n who rents there n for what use? Okr with so many bigger condo units cost rm 1600 onwards rental 3 rooms and why would a family pay rm 1800 for another smaller unit ? Rent people are calculative for space n utilities .

I still stick to rm 1500-1600 for my 731 sq ft
Ideally he use the soho as Office use instead of full time homestead .

Any reasons why good quality tenants are NOT FOUND at the Scott arcades. Compare to Paradigm Mall where its fill with Malaysian BIG proper brands and a very successful Family Shopping Centre.
Proper planning or its branding? or both. Again, location the reason?

Personally, i don't like Scott Condo, if for own stay, and living. Its not cheap. its not a flat, where u got no choice, as a lower salary person.

If i am paying high price, home is where there is calm, security, safe and a proper class address where when u quote, u feel u have arrived.

If i am shopping, i am going there for a few hours and go. If i stay above the place, i will not like it. Another person will say, different as maybe due to they like the many people around and happening place. I dislike noise and the pubs all over, double parking and all kinds of strangers type. I only use Tesco for fast shopping items. Rather go
Tmn Desa, Sri Kota, for specialist shopping and quality brands items. And fresh produce and the expats shop there mostly.

If I want a high flying city style lifestyle, For me, if i am staying above a shopping centre, then, the concept of those shopping places below should ideally be like the Pavilion Residences, where the Branded shopping centre and matching the Residential address above.

Otherwise, a proper SOHO office concept should apt the Publika, which the tenants are decent proper, expat living and lifestyle, quality life and ability to pay rentals via company claims, or Consultants use.

Central SOHO is challenging many other Smaller units around the area, and yet the scenario is very challenging. Quoting pools and near to TBS is not enough. What the place represent?
Another 1 Petaling image? Another Scott version? or Something that challenge Le Yuan tenants that their Beach Pool is just a pool, it is the Image style and quality finishing and tenants Quality that matters.

Are we gear for that to happen?

I can wear a dunhill belt but still act pariah for all to see.
In short, IF any condo is not behaving like a branded condo, apart from location, the branding and positioning of that particular condo is what bthat gives that image n perspective .

Pools are just pools which can break down or stop. If the people content are not the quality type, then we have a identity problem .

So it's very much back to what I earlier said-
The people quality n the solid running of that place .

We can be quality soho or a pimp soho.
How it end up badly or nicely is dependent on proper mgt n security n experience.

No fixed rule the cost of ID DESigners
Eg Some charge their layout planning n 3D for
Rm 8000 and does not include doing it . Just the computer graphic to show . Doing the changes n construction is the next bill .
Today cost is very high especially if you are using quality fittings .

That's the quality id type
They don't give free graphics to see
U pay .
After u pay n you can use their designs for others to construct or appoint them as contractors .

Well if your unit is 800k why not
If your unit is 350k forget about it

The value of place determine the value rational .

Hi Archid,

U are pretty right, when it comes to deciding whether to rent out or not.
These days, the cost of refurbishing and reconstruct after rent out, is very high. The ex tenant may damage many things or after 1 yr, u hardly can cover all the refurnishing. Painting the entire unit after rent out 1-2 yrs is quite high. Not the paint cost, its the labour cost that is high these days.

Plumber to painting to replacing damange parts. That is why, those with money at times, don't bother to rent out, because they calculate that they rather keep it empty, lock it and wait for the property value to go up itself. than renting out to a bunch of idiots, who don't pay rental on time, and give you a hell of problems.

Renting to a good tenant is really by luck. If u really got a good tenant, who cares for your property, pay on time, and don't cause trouble, u are really super lucky owner.

As i said. the cost of rennovation these days, however small unit, is still there. If u go to those homes exhibition, u will find that package rennovation of kitchen, 2 or 3 rooms, already cost RM25K to 45K. Cant see much after doing it. Just a simple row of kitchen cupboards, and 2 wardrobes. That is 25K already. Not included the beds, and lightings, and other kitchen items.

So even if u say, u allocate 45K for all, it is hardly can be seen anything being done.
These days, even a 1200 sq ft 3 rooms and 2 bathroom unit, the rennovation can exceed 60-80K average. Almost on average most units in the condo blocks are doing this cost.

TQ

I use legends Kitchen for kitchen designers
They did for me excellent job !
Correct colors n quality .
I also ask them do my wardrobes n I am happy .

Not cheap but I am a happy customer .
40k I think not enough . But it got the style n look of taste n quality n handmade . Not those u buy direct from ready made version
Ha

Kasi contact
Email
Name la

Another thing
I hope there is no problem to getting unifi to instal at soho or courts or Etc

From reading forum, I understand that midfields condo still can't get unifi services.

If courts n soho central got unifi n sure get / wow we be
Will rent easier to those in great need of unifi or Internet TV over the other condos .

Anyone can try ask central or find put if unifi can come in easy without problems of protocol or etc

Free wifi at midfields ?
Who said got free ? Sure or not ?
Bru
Currently if U go see their forum, many are not
Happy with paying high normal modem type etc

They want unifi but so far cannot get unifi .
Why they cannot get so easily - well their JMB should know I guess .

Last time I stayed there n my Smart Internet TV became useless without unifi to operate Internet ,
Since shifted to Genbira Residence, the mgt is frenly to allow Unifi to operate applications and canvass in the blocks .

So another point to rent out well is availability of Broadband like unifi etc
That's the value wanted n added .
If I were to decide to pay rm 1600 rental to Central soho or midfields and you tell me Soho Central has unifi broadband - no need to think la
I pick the place with broadband Unifi .
That's important for modern living and business centre Soho.

This post has been edited by Citydude: Apr 7 2014, 09:13 PM

Told u !!
That's why I see all the talking here is talking small matters
The big matter is rent n Internet n security !
Since the soho got shops n rented out
How are they gonna to stop strangers from entering our car park n wondering into our floor lobby
Yes 4 tier security
Remember those customers of shops are visitors too
Ha ha.

Good !
Finally I have people to share my concerns n economic concerns n evaluation of property !

My ex midfields I have to shift out
My Internet series 8 Samsung smart TV was redundant for 1 year after buying it. There is NO broadband at Midfields . Only can use YES normal modem or other telco selling normal thumb drive modems with limited capacity which will cost quite high if download a lot etc

That's why I said it over 10x
A soho MUST BE Internet Broadband ready !
Not modem ready .
If not ready - TM only try ask tenants to fill application proposals n they see if viable or not to come in .
If the system originally already broadband ready - then it's a complete different matter .

Most condo are not broadband ready despite located in a broadband location area. To instal the wiring n other infrastructures will cost a bomb !

Soho is another word for relax Business zone .
So far I only near of buyers saying to stay like a home sweet home n not treat it as Soho SOFO or boutique offices !

I just visited my client place a soho unit 2 rooms at mont Kiara . It's fully broadband ready n every unit there is individually design office inside . The front door unit is a large door but behind those doors are working professionals about 5 staff etc
That's where u can go for super rentals because it's office boutique with full trendy looks inside .
Not two beds n sleeping quarters . That don't fetch $$$

Those people who stay at courts n centrina can rent our soho for their simple boutique offices .
That's the concept that sells!

I guess the broader areas if KL where there is still pockets of land n scattered greens are
Bukit jalil, Sungei Besi , Desa Petaling n seri kembangan etc

That's why developers n govt rushing in to develop the last remains of space n development n closest to KL areas .

In short
Once delivered
Unifi can enter without problem n fixed without us applying for cable to lay .

MF is without those underground broadband unifi cables n that's why it's not easy to get unifi

If our blocks are broadband ready
Wow. We guy tenants n soho business can run !!

The good part of the 3 blocks design of Central is that it don't look overly concrete jungle facade. In fact quite refreshing that each block got its character.
And despite being over thousand plus units all together, it does not look scary density to the point that it look a huge concrete walls of building .

That's the design most important. Some buildings look nice for the moment but don't have lasting look. Being a condo and not office block, the Central can have the look of both office n residential facade combined.

This way, will look more relevant and easy to maintained long run.

Well, time to save money for the Rennovation.
As usual, the things expensive are electrical stuff n furnishings.

This post has been edited by Citydude: Apr 21 2014, 11:01 AM