seem like you care for this property. got invest issit?


i used to study for this project (studio) before. Here are some simple pros and cons from my personal analysis (no shooting please, im newbie)

Pros
- location wise still okay
- easily access to lebuhraya bukit jalil
- 8 minute drive to bukit jalil lrt
- shopping mall so can get a cab easily, makan also easy, buy groceries also easy (duno got cinema or not)
- technology park just right beside with walking pedestrian into it
- rental demand should be there (meaning got people wanted to rent at the place)
- 1% downpayment, stamp duty and disbursement fee NOT FREE (becareful: although pay 1% only, also have to pay for stamp duty and disbursement fee which is around RM3k - RM4k for studio)
- within 3km radius from rumour of pavillion 2, berjaya mixed development and jalil city (jalil city is a business park. connect by the same bukit jalil highway)
- freehold
- 2acre land on the west is reserve land (cannot build anything there but the land is not so big only)

Cons
- 650sf studio selling at RM610 psf (VERY VERY VERY EXPENSIVE when take consideration of the background of developer. Poor maintenance for kepong central and desa compleks at kepong. first time build luxury high rise property. like others said: head not that big but wan to wear big hat)
- IF pavillion 2, berjaya mixed development and jalil city selling at RM700psf and below then this project going to face hard time finish selling it
- possible delaying of project based on past history
- half of the studio facing WEST so get ready of the heat!
- studio rental rate is not there (have to rent out RM2.5k to cover loan and maintenance. and my estimation for rental is around RM1.5k - RM1.8k only)
- there are 2 condo right beside (villa pavillion and the sanderson). direct competitor is the sanderson which have lower density and very near to the shopping mall.
- maintenance fee is 33cent but very few facility provided. really cannot understand how they charge so much for such facilities.

Conclusion:
Investment wise = CONFIRM there are much more better opportunity else
Own-stay = still okay especially for younger that do not have much saving. can get a house with less than RM8k Joint income RM5k should be okay to own this studio and pray for its completion.

This post has been edited by SpeechLess11: Aug 2 2013, 05:52 PM

Any units left?

Well said and good analysis. Perhaps you have addressed all of our concerns. For me, it is not easy to own a property with such a low downpayment and just fingers crossed that everything will turn out to be OK (no need to be good coz I need to manage my own expectation too).

there are several new launch that required 1% also....

good luck to you anyway! hopefully the project can deliver on time

Yeah yeah, going to invest one in there but not studio, for own stay. I thought maintenance is RM0.30 per sf. so meaning to say sinking fund is not included. Anyone to confirm again?

WE can ask for compensation if the project was delayed from the expected completion date right? Furthermore, I might only get 70% loan, so delaying at the beginning stage is a good sign too, hehhe.

But I can see the response is still slow, so many perceived cons more than pros lo. still considering it.

As I compare to other projects, all are at @600psf at least without basic kitchen provided. I do not think One jalil and KM mixed development will sell below RM700psf. It might be realistic If you were talking about RM700psf after discount. For COG, it is RM580-RM590 after discount. Comparing to RM700 psf (future indication), it is RM100 psf difference. for 900-1000sf, it will be RM90K different at least.

In view that KM 1 is rather better location, just my 2 cents, it will be probably marked up as high as RM800 psf before discount.

Visit sales ofiz & talk to SA. Keen on 1000 sf @ Blk C. Price @ 588/sf. SA said rental can fetch RM3k per mth as big demand fr APIIT & FTMS college. Worth to invest?

Last month I went into sales office, and few units of 1000sf of block A are left @ RM550 after discount with shoes cabinet and grill is included in the package. Worth it?

Roughly wat floor? Wat block?

I still remember i was asking for price on unit b-27-07 on Nov 2012, SA replied Rm743k with all rooms wardrobe, full kitchen, aircons, Shoes cabinet and grilled. If not mistaken this unit was 1200sf. It was a No go for me at that point of time. The location pathway n its nearby shops condition still a no go for me. The next door condo garbage site is COG entrance. Thats a turn off.

Recently Jun 2013, my brother booked a unit at 20th floor on 1000sf @ rm540K after discount (not sure which block). Anyone else get lower than this price or higher?

This post has been edited by yang1976: Aug 14 2013, 08:22 AM

consider cheap d.. almost same with first launching price..

block A still got unit left at that price? stil hav 9% discount? can u PM me the agent contact ? my fren is looking for COG too.. thanks.

block A la bro....

What is the rental psf for service apartment?

something important i forgot to mention is that, CityOfGreen is price among the HIGHEST per square feet with LESSER facilities with EXPENSIVE maintenance fee. nothing attractive about the facilities but their maintenance fee is 33cent. really cannot understand that.

also, the price per square feet is almost same with branded developer like berjaya. hua yang (reliable developer) one south which nearby CityOfGreen selling even cheaper!

location not bad but developer track record no good. too high density. they good in squeeze profit to the max.

rm540k 1000sf is cheap looking at the market trend. COG not my cup of tea as above mentioned reasons.

my bro will flip this for sure.

Pray for the chance to flip...

Is the commercial retail at this project for sales?

Last yr i was told GSC will move in after completion, they must kidding me for that location. Seriously(?) ... lol

If i knew my bro was taking one, i would have advised him other better location. This might turn out well, anything can happen within 3 yrs.

Block A 1000sf is sold at the soft launching price back in April 2012. Block C 1000sf starts at RM590K after discount. A price of RM45K between Block A and Block C now for the same package. Some says GSC or Cineplex will be moving in after completion and their doubts are it is 3 years down the road, anything could happen. But I do believe after 3 years, something good will be happened within 3 years too to compensate the pros. As mentioned by SA, a flyover will be built for easy access. Comparing to Sanderson, the residents needs to pass by industrial area for connecting to Lebuhraya Bukit jalil. There's much empty space within TPM, so next government policy may have huge impact which out of our control. SA confirmed that McD will be in city of green. Just do not know about the cinema. I never know the garbage area of other condo is facing the entrance of COG, however, serdang and KL border within them are not accessible to each other by road, perhaps it might have no impact while considering this point.

Yes, I do agree that the maintenance is extremely high at RM0.33 cents. Due to the high density and not much facilities available, there's room for JMB to fix the charges after 1 year. even though for some condos with cheap maintenance fees quoted right now, do you think it can cover for the rest of 10 years? The committee can decide the usage of huge excess fund (if any with 33 cents maintenance). Maybe tie up with McD to give a daily free meal for residents by showing access card? Hahaha.

One thing not to neglect that the water heater is centralised and solar panel, so no electricity incurred for hot water usage. It can save you RM30-50 provided huge usage by a family. No one can predict whether Government will impose high electricity rates for commercial prop and also in future trend.

Just my 2 cents. Grab Block A and you may have a chance to view KLCC from your balcony.
haha