Hi Guys,

Just wan some opinion on what you all think about this development. According to some people, this land area is one of the highest in Serdang.

But the house price i think is about 600k.... quite expensive..

IOI is selling their new launches at sky price
Especially the new lyden really not worth

It is not convenien there right now, some more isleasehold, will not be surprise pple actually moving out

I think driving in n out sure very headache especially to kl to work

The price my friend bought 2 years ago were quite ok. Bcz they bought with discount price.

But, both of them work in OUG and Kuchai Lama. Dunno what road they use. Minimum 1 and half hour to reach work place.

I nearly bought one, but cannot get bank valuation for the price, even at RM635k...if u coming from Sunway have to pay double toll, RM1.60 x 2=RM3.20...design looks odd, quality, i saw many units car porch yellowish stains underneath, and the steel theyy used for the small balcony really low quality...saw black people moving in, and beware, those units behind the sales office, some just behind the TNB substation, many unaware as hidden by hoarding at the back..

i think depends on where is your work place

if it drive to KL very inconvenient when peak hours, of course if work in Kajang, Puchong, or Cyberjaya, another story la

pros and cons, but i think most pple work in KL la, more opportunity

I nearly bought one, but cannot get bank valuation for the price, even at RM635k...if u coming from Sunway have to pay double toll, RM1.60 x 2=RM3.20...design looks odd, quality, i saw many units car porch yellowish stains underneath, and the steel theyy used for the small balcony really low quality...saw black people moving in, and beware, those units behind the sales office, some just behind the TNB substation, many unaware as hidden by hoarding at the back..

Well, if you bought it at 400k+ 2 years ago...i gess, that's pretty decent and to a certain extend valuable.

Location is very subjective so, i wont comment on this.

There are a couple of things which i like about this 16 Sierra. Together with D'alpina, it is quite a big development. So this is a plus point if you are hoping for better price increase.

Secondly, the houses there are decent compare with the neighbour taman putra permai. This is more organized.

There are 2 connecting highways. Traveling to KL is not that far actually via MEX. Also depend on which part of KL though.

yes.. and also the current launching is only small portion of S16. the are more phases to go. and the usual practise, price get steeper from phase to phase..

The question is how much higher the developer can continue to jack up the price until the majority interested buyers cant afford anymore and out of their reach?? Lyden is already crazily priced....how much higher can the prices go?? I think Kinrara 8 or 9 is pushing the max limits...

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Added on February 7, 2012, 2:20 pmRemeber most of our salary remains the same...

in future, landed are occupied by majority rich ppl..
there are ppl who squeeze out maximum to get homeloan. not to mention, there are plenty young millionaires in the making..

The question is how much higher the developer can continue to jack up the price until the majority interested buyers cant afford anymore and out of their reach?? Lyden is already crazily priced....how much higher can the prices go?? I think Kinrara 8 or 9 is pushing the max limits...

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Added on February 7, 2012, 2:20 pmRemeber most of our salary remains the same...

agreed.

It was due to, with that price, we can have quite a lot alternatives now.

Even current phase might be best buys, next phase would not gonna be cheap, if next phases all struggle to sell, the current phases would have hardly increase much further.

Depends on individual. I love landed, but seriously nvr consider 16S or lyden.

Hi Guys,

Just wan some opinion on what you all think about this development. According to some people, this land area is one of the highest in Serdang.

But the house price i think is about 600k.... quite expensive..

U mean young bankrupts hehe....

Unfortunately we r not living in the US...here in Malaysia, even if u came out with another Facebook billion dollar idea, it would most probably be stolen by gomen u presented to, and if u too successful, the gomen willl takeober yur company, look at many Chinese banks, Sp Setia, Manhattan Fish Market etc...

The concept of 16Sierra is good (like eco park) & with a chinese international school in future, but the bad things is lease hold & the price freaking expensive.

Well I have no regret to own it,   

Townhouse.

Townhouse.

What do you like about 16 Sierra Townhouse?

Only cost me est. RM2XX per sqft for upper unit which is 2200sqft, but compare with condominium is consider cheap & good environment greenery.

Only cost me est. RM2XX per sqft for upper unit which is 2200sqft, but compare with condominium is consider cheap & good environment greenery.

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Added on February 7, 2012, 11:13 pm

Compare with condominium nowadays.

+Private clubhouse.
+Future Chinese international school.
+Near to Giant & Jusco, future ioi city mall, golf club at ioi Palm Resort.
+Access a lot highway to Damansara, KL via Mex through Bukit Jalil...

Only cost me est. RM2XX per sqft for upper unit which is 2200sqft, but compare with condominium is consider cheap & good environment greenery.

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Added on February 7, 2012, 11:13 pm

Compare with condominium nowadays.

+Private clubhouse.
+Future Chinese international school.
+Near to Giant & Jusco, future ioi city mall, golf club at ioi Palm Resort.
+Access a lot highway to Damansara, KL via Mex through Bukit Jalil...

I used to live within a 5km radius from Sierra 16 for more than 2 years. I would say unless you are working within the neighbourhood, otherwise it is very far off the city centre. As both my wife and work in KL, we used to take MEX to work ot avoid traffic jam. We figure out not only money is wasted on both toll and petrol, but time too!

Sold my house in December, 2010 and bought a place in Cheras!

I used to live within a 5km radius from Sierra 16 for more than 2 years. I would say unless you are working within the neighbourhood, otherwise it is very far off the city centre. As both my wife and work in KL, we used to take MEX to work ot avoid traffic jam. We figure out not only money is wasted on both toll and petrol, but time too!

Sold my house in December, 2010 and bought a place in Cheras!

Now I'm staying in Cheras TMN Midah which is more near to KL, but dislike heavy traffic, since I need to work in Shah Alam, but you can park your car at Bukit Jalil & take train to KL.

Now I'm staying in Cheras TMN Midah which is more near to KL, but dislike heavy traffic, since I need to work in Shah Alam, but you can park your car at Bukit Jalil & take train to KL.

What a coincident, I am also staying in Taman Midah! It is much nearer to my office in Bangsar!

This morning I drive from Bukit Puchong to nearby bangsar area, went out from home 8.40am and reach 9.15am, 35mins onli, via MEX and NPE. Quite ok mah. If Nusaputra maybe 30mins can reach lo  ....

Sure boh? I think you drive "Lampukini" sport car correct?

This morning I drive from Bukit Puchong to nearby bangsar area, went out from home 8.40am and reach 9.15am, 35mins onli, via MEX and NPE. Quite ok mah. If Nusaputra maybe 30mins can reach lo  ....

haha..
But need to pay RM2.50 for Mex + RM1.60 for NPE = RM4.10X2 = RM8.20.
What to do Malaysia Boleh

haha..
But need to pay RM2.50 for Mex + RM1.60 for NPE = RM4.10X2 = RM8.20.
What to do Malaysia Boleh

I dont mind paying as long as dont get stuck in JAM for hours.... time is money man..... i think setia ecopark is using the same concept.... although very far...but if use toll very fast can reach

I dont mind paying as long as dont get stuck in JAM for hours.... time is money man..... i think setia ecopark is using the same concept.... although very far...but if use toll very fast can reach

Now I'm staying in Cheras TMN Midah which is more near to KL, but dislike heavy traffic, since I need to work in Shah Alam, but you can park your car at Bukit Jalil & take train to KL.

Wow! Suddenly this 16 sierra become hot topic here. Nice house, nice environment but price bit on high side. .... but if developer guy still buy means got upside. also knowing IOI from their IOI resort launches, they will keep increasing their prices, even if all units don sell immediately. They always got something up their sleeves. Now that they started building their mall. most of their puteri plama condo sold. Expect the same with 16 sierra. btw they already doing piling for their semi-d. I wonder when they will start on their commercial plot. IMO those who bought 1 phase here and D'Alpinia stand to gain the most 

Agreed, d alphinia built on lower ground and the terrain is not flat, the roads all vely uneven on both the left and right,  was quite surprised by the low RM700k price (last year)....and there r lots of dead ends similiar to some kemuning utama indah residence ...somemore with extra land...the design also almost like cartoon, and yes lyden way way overpriced..the roads r low to high, very steep and not flat at all...somemore i think some houses jsut behind the petrol station

I think you are confused with properties built by Hap Seng and properties built by IOI Properties. And with regards to high/low terrain, this can easily be overcome by proper infrastructure planning and design, which so far, 16 Sierra seems to be doing.

I reckon 16 Sierra is trying to emulate Desa Parkcity. After Lyden, apparently all other developments will be 3 storey superlinks, semi-ds,, bungalows & commercials. If I don't buy the 2 storey now at 16 Sierra, I won't be able to afford the future launches.

it is overprice relative to puchong properties, including some extend Bandar kinrara too

bro, may i know what is the % take up rate of lyden, from here, can see whether the price point is it acceptible for the masses

this is a leasehold development, prices for the land itself per sf should be lower, already, but if you really like it, it is your choice and ignore what other says..cheers

In relative to Puchong properties, there are not many landed properties for sale and I am referring to new, not sub-sale (even if it is a new unit via sub-sale).

I work for a developer in Puchong. Our 2-Storey 22x75 is 2,350 sqft built-up, which is selling for RM688,000. That works out to RM292 per sqft. Ours is freehold. And I can tell you, that is consider cheap, that's why our take up rate is fast. On a personal note, I must say that our design is very old fashioned. I bought one during their initial launch at RM548k. Now agents are looking for me to sell at RM750k. I'd rather pay 30k extra even if it is leasehold. Don't think I'll live past 100 right?

16 Sierra 22x75 is 2,466 sqft selling for RM780,000, which works out to RM316 per sqft. Their 22x80 is 2,668 per sqft selling for RM830,000. That's RM311 per sqft. This is leasehold.

But trust me when I say the environment at our development do not give you the homely feel. Yet, our next phase which is yet another 22x75 will be selling past RM720k I am sure since current one is already RM688k. And when you look at the finishes that comes with our property, it falls short in many area in comparison to 16 Sierra. Sure, the savings from buying a cheaper home can be used to renovate to make it homely. But for me, a home is much the environment and township planning as much as it is the home itself. Our infra are provided via overhead services and 16 Sierra is all underground. That in itself is a big plus point for me.

Bandar Kinrara current launch for 22x75 is RM680,000, which works out to RM279 per sq ft. Good deal. Needless to say, I&P or Mah Sing developments in Kinrara are priced way higher than many others.

The take up rate at Lyden I am not too sure. The point is, most developers are riding on the wave of increase in property prices. A developer would not want to sell their property at RM500-600k when market is already way above that. It makes no sense.

Therefor, we end users are at the losing end for sure. Perhaps you can enlighten us on which other development there are within Puchong that you are comparing with? I too would like to know. If people are looking as an investor point of view, then Lyden may not be your cup of tea.

The bubble that everyone is hyping about for the past 1 year is still not bursting. I am not saying 16 Sierra will be like Desa Parkcity. I am merely saying that they try to emulate it by establishing a contained township, minus the high monthly maintenance fees which DSP owners are paying.

So though sierra 16 is overprice now does that means that in future it might not be considered overprice and people will regret not buying now? the question is should we buy or not buy?

during 2008.... people thought that the recession and will be like 1997/1998....so many hold their bullets..... while many also bought houses becuase of the low interest rate......so as we can see...those who took the risk benefited and those who hold the bullets regreted why they didint buy...or why didnt they buy more...

It definately not overprice in future, but future, 2 years later, 5 years later or 10 years later? To me 22x75 in this location is definately overprice for now and even the next 2 years. Eventhough they provide good material and quality finishing to the house. To me this definately overprice, at least now and next two years. I am not sure this project got dibs or not but if no dibs probably the cost will be at least 800k, this price better go for other better choice ... U like the area and for own stay yes. But investment, ehhem ... Can sell 1m later?

Ai yo yo..tak takut kena tembak ke? South Puchong Boss Kor
IMHO, no matter how, landed play is safer compared to strata property, agree with nkhong that no comment for own stay.
If for investment point of view (buy & sell), if given one has 1 million budget (100K + loan 900K), where or which project shd he/she places the bet in order to achieve the "highest gain" in 3-5 yrs time? I think there are alternatives...

No la, i am not taikor like u, people want to tembak good also mah, better la, we can learn more, maybe what i tot is wrong all these while le.

Nowaday property investment not like 2008 or 2009, cincai tikam also earn big money. Bravo to those taikor that take the risk that time.

You hv some old stocks in hand still, liquidise all and park all the margin in S. 16 how? Who knows another DPC in the making?

DPC in making, most likely d island going to make it, but their price also close to dpc price aledi.

Well, then Lyden is great... What if ppl buy for investment and dont stay there?  Who pays?

When we were at 16 Sierra last year, the SA told us that the whole of 16 Sierra is gated with guard house but no guards.  Guess, after increasing the price of Lyden, they have to provide better value to customers by adding guards.

2nd DPC? I put my bet on Canal City or Setia Eco Glades instead of the above mentioned.

What is the price for both project? If entry price if right then ok for both. If almost same as d island then can forget about it. 

When we were at 16 Sierra last year, the SA told us that the whole of 16 Sierra is gated with guard house but no guards.  Guess, after increasing the price of Lyden, they have to provide better value to customers by adding guards.

Is the developer make the different...

Not only Lyden, Odoraalso GnG ... IF not mistaken, only Sierra 8 is not guarded ..

Sierra 8 is guarded at the guard house. Every owner is given 2 access cards to enter/exit Sierra 8.

3 types of G&G

Strata Title with DMC - true G&G, all road inside compund are private area under strata title, usually higher maintenance fees as you need to pay for road lamp eletricity, rubbish collection fees, guard wages. example like condo, townhouse in 16 sierra.

Individual Title with DMC - You own the land of your house, outside your gate considered as common area / public area, you are compulsory to pay low maintenance fees for guard wages according to DMC. Road lamp and rubbish collecttion wll be conducted and paid by MPS. Due to road is public, you can't stop outside people to enter your compound according to law. Example Mah Sing Kinrara Residence

Individual Title without DMC - You own the land of your house, outside the date considered as public area but you have no obligation to pay guard wages because no DMC, therefore, if all residence don't pay, left guard house without guard scenario. Example, Adenia, Areca, Lyden in 16 Sierra.

IOI just build the guard house and gated for you don't cost them much, important is they never force buyer sign DMC. As some forumer said, eventually only have guard house without guard monitoring service, no garden maintenance service.

Are you sure that those you mentioned is without DMC? Are you one of the owner?

I am one of owner of Areca, confirmed no DMC signed.

BTW, did any everyone noticed that Sierra 8 is with gate, while for Sierra 1 & Sierra 2 is gate less!!! but I'm sure ioi is replica DPC in Puchong as 16Sierra. FYI SA confirmed there was Raff... international school primary & secondary beside Sierra 8.

Which SA told you this news? Why no such thing in the master plan?

There was reserve land for government school & commercial land for international school which is in pink and beside Sierra 8!!! BTW as you pass by Sierra8 & towards ioi gallery on your left, you can see some construction is ongoing!!!

There was reserve land for government school & commercial land for international school which is in pink and beside Sierra 8!!! BTW as you pass by Sierra8 & towards ioi gallery on your left, you can see some construction is ongoing!!!

nowadays, there are plenty of international school....so, seriously no big deal....There will be one in Bukit puchong too...

It doesnt mean it will be a good investment by just having international school......

Matthew, I read you are fed up with paying maintenance.  I know Lyden has perimeter fencing and a guard house but no guards.  So, if all owners decide against paying, there would be no guards at all right?

Do you think the houses will appreciate to more than a million without security? Just asking as I was interested in 16 Sierra too, but that time was about RM500k only.

Lyden comes with guardhouse and guards ... with home alarm system integrated to guardhouse. ..

It definately not overprice in future, but future, 2 years later, 5 years later or 10 years later? To me 22x75 in this location is definately overprice for now and even the next 2 years. Eventhough they provide good material and quality finishing to the house. To me this definately overprice, at least now and next two years. I am not sure this project got dibs or not but if no dibs probably the cost will be at least 800k, this price better go for other better choice ... U like the area and for own stay yes. But investment, ehhem ... Can sell 1m later?

When you sign up to purchase, all purchasers are made to sign this document stating that you it is mandatory for every unit to pay a certain fee which is to be decided upon by the committee for the services of guards. With that document, it is a legal obligation that the owner or tenant pays his/her share. Let me see tonight if I can find out what is the title of the document. How much of course will be determined later when we determine which security services are engaged. Yes, if all owners decide against paying, then there will be no guards though I think that is quite unlikely. Even cheaper residential areas are doing so. I hope Lyden purchasers are not that stingy lol

I am paying over RM200+ and I heard it will go up further this year. I would say at Lyden, the rate probably would not be that high. Of course the convenience of not carrying a load of stuff up and down a condo is a factor as well.

Their earlier double storey house project which I recall sold for RM448,900, I called one of the agents up, they are asking for RM700k+ sub sale recently. And I noticed they already have guards now that residents have moved in. Not too sure whether the guards are from IOI or not. But I was told we can use their existing guard services or choose our own security firm. Can't remember if I heard it correctly or not.

As for appreciation, honestly, I really don't know. Even for myself who has been working for a developer for the past 9 years, I can't tell. Analyst keeps saying prices will go up a further 10-15% this year. But how sustainable that is, that remains to be seen. All I know is, our upcoming project would be in the region of under RM750k, and the built up isn't as large as Lyden's 22x75. The only plus point to ours is it's freehold and our price in comparison to other developers. That's why it sell.

That news just means bad news for end users like us who wants to buy landed properties without being too far from our ideal location.

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Added on February 14, 2012, 9:25 am
I was told otherwise. Home alarm is stand alone. Not linked to guard house. It comes with guardhouse, but the guards are not provided free. The owners will have to pay for it, be it by using IOI services or by engaging our own security firm.

So the question still remains...... property going higher...or bubble?... i guess most probably the price will go up slightly....cuz bank negara would not let any property buble burst.... i think most of the time the effected areas during recession would be shah alam and those un strategic areas....wheere people do not have holding power....for eg.... 1997/1998 did damansara prices drop?? never.... the price maintains.... the only difference is it  didnt go up

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Added on February 14, 2012, 9:30 am
Well, as for me I bought it not for investment but as a home. Overpriced? Yes when compared to 1-2 years back. If you ask me, all properties are overpriced now coz every developer is following the trend. If it's for investment, indeed, look elsewhere.

If you ask me, all properties are overpriced now coz every developer is following the trend.

110% agreed.

But we must also remember... cost of material is rising....and land is getting scarce...

But we must also remember... cost of material is rising....and land is getting scarce...

FYI, rise in material pricing is not in tandem with rise in pricing of properties. Land is scarce. Those closer to KL are left with small pocket of lands. And no developer will develop link houses in those small pockets. Bungalows and Semi-D's profit margin is better.

Thus we are left with those getting further and further away. Sighhh ...

FYI, rise in material pricing is not in tandem with rise in pricing of properties. Land is scarce. Those closer to KL are left with small pocket of lands. And no developer will develop link houses in those small pockets. Bungalows and Semi-D's profit margin is better.

Thus we are left with those getting further and further away. Sighhh ...

Yes I agree.... but the main problem now is people are in BBB mode....the price will keep increasing until people stop buying.....and developers will take advantage of this.....everyone wants to make money..

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Added on February 16, 2012, 5:18 pm

Yes I agree.... but the main problem now is people are in BBB mode....the price will keep increasing until people stop buying.....and developers will take advantage of this.....everyone wants to make money..

Actually, the BBB mode is there but compare to last year, 20-30% dropped as at first quarter. ( According bank submissions and applications ) but perhaps due to CNY.

Expected not as good as 2011. And most people would not get their loan approval they wanted.

Highrise still receives great number of application. Most probably cheaper entry n freebies compare to landed.

Ya that's what i heard from frens saying that many loans were rejected. Wonder what are the reasons given for the rejections?

lyden going 780k for normal 22x75 DSL intermidiate, sierra 16 might b going slow this yr.. ioi had came out an innovative idea.. 30k booking, 15k rebate, remaining downpayment after VP.. they are trying to make as low cost entry as posible..

Wow. Good idea.

But problem is after VP, lot of cash need to be ready for renovation.

However it is a good and great idea for lower entry first.

IOI sales staff once told me, IOI dont give discount one... so inorder to uphold their company's policy and wanna do low cost entry at the same time, they just differ the remaining dp after completion.. mati mati wanna earn from buyers..

lyden going 780k for normal 22x75 DSL intermidiate, sierra 16 might b going slow this yr.. ioi had came out an innovative idea.. 30k booking, 15k rebate, remaining downpayment after VP.. they are trying to make as low cost entry as posible..

Some units asking for Rm710k aleady, really nuts! Bank valuation approx Rm600k-RM620k only,..dunno other banks...

lyden going 780k for normal 22x75 DSL intermidiate, sierra 16 might b going slow this yr.. ioi had came out an innovative idea.. 30k booking, 15k rebate, remaining downpayment after VP.. they are trying to make as low cost entry as posible..