I visited the sales office again last week. HS was previously under my consideration but that time, I opted for 1-bedroom at Eve Suite mainly due to full-furnishing package & "confirmed" LRT access. This time around, I went to HS sales office to look at their 3-bedroom for possible own-stay purpose.
Available units?
There are plenty of 1,3xx and 1,6xx sqft units still available. I noticed that those available units are located on certain "sides", possibly facing highway or other units. I didn't understand well from the 2D chart but the SA took great effort to explain this "side" is facing what and that "side" is facing what.
Pricing?
Still affordable, realtively speaking. My only qualm is how they don't put pricing directly on the 2D chart for immediate reference. The SA had to go back to her PC and print individual pricing based on which unit I pointed out. In the end, I only received 2 pricing printouts. 1,3xx sqft on Level 7 going for 680k (S&P price after *discount*) and 1,6xx sqft for 650k on Level 4 (S&P price). For the latter pricing, the unit actually includes an extra 300 sqft of private outdoor terrace and the SA claimed it is only priced minimally into the total cost. Hence the explanation of why 1,6xx sqft is cheaper than 1,3xx sqft on Level 7. Also bear in mind that Level 4 is the pseudo ground floor for HS as anything below is for parking. All amenities are also located on Level 4 and you can enter your unit directly at the private outdoor terrace upon returning from the pool, for example.
1,6xx sqft sounds like a good deal?
In term of pricing, absolutely. Even if you strip off the extra 300 sqft, 1,3xx for 650k is reasonable in term of psf. But, my concern is more on how the outdoor terrace being immediately below other units 10-15 storey above it. As the terrace belongs to you as opposed to a common area, you will have to pick up anything thrown from above. I guess there are many things we don't know until the condo is VP-ed and I hope people's behaviour may have changed by then.
Freebies?
I think still similar to what was specified last year - full kitchen cabinet with cooker, hob and built-in oven, laminated floor for all bedrooms and free dryer. Although I can't recall if they offered free AC last time but none this time. While the show unit is nicely done without excessive ID, I went for Eve Suite strictly for the full furnishing package. I imagine the need to spend at least 50k for 3-bedroom unit to get a decent look; plaster, lighting, built-in wardrobe, nice furniture, cabinets, etc. The included kitchen package seems to be easily 25k right there, hence it is a welcome freebie in any case. Unless you have a dream kitchen that has a certain look that HS package cannot meet but I feel it satisfies 90% purchasers out there.
Access road?
Not much info I can gather except for the proposed 2-lane tunnel. I'm wondering if the developer has a black & white committment to do it. Does the tunnel area still belong inside the developer's land? How about the procedure to actually dig below existing NKVE? Will it involve getting agreement with PLUS management? Also, logically the land at the tunnel should belong to PLUS concessionaire or did I miss anything?
Entry from the main Subang Airport Road?
When asked, the SA said they have no plan to do as such.
Suitable for own stay?
Absolutely. The proposed landscaping, roof top gardens, super long swimming pool and other amenities are great if the developer delivers as promised. I also liked the concept where there won't be any commercial shop lots down below, unlike Eve Suite, which will invite traffic and haphazard parking, not to mention possibility of untenanted empty lots which are quite a waste.
LRT access?
For a start, I'm a fan of places that are walking distance to LRT. It's a nice option to have. While on paper, it should be a walking distance to the LRT station at Pacific Place and I prefer the option to leave my car at home and do everything on foot. In many places, I observe that going to work by LRT often involves driving and scrambling for limited parking space (and paying parking fees) at the LRT station. The SA said any overhead walking bridge will be outside the developer's jurisdiction. Many said it will be built closer to the Saujana interchange. Who knows? Whose responsibility? RapidKL? MPSJ? MBSA? Yes, one can drive to Pacific Place but for me, given the option, I'd prefer not drive.
So what's next?
I did not put down any booking. While I'm drawn to the overall concept, the "uncertainty" factors are somewhat overbearing. Everyone has their sets of requirement in what they are looking for. I'm not totally opposed to reconsider in the near future should additional updates coming in especially with regard to LRT access and the tunnel works. Remember the caveat of buying properties; the developer can promise you moon and stars but certain things are often beyond their controls.
Thanks for reading :-)
This project is like in football match. Many people with ball at the goal post, ready to kick and score but always cannot make the decision to make that kick. At less than RM500psf vs Nova Saujana at RM700psf must be very tempting.... Developer is listed co and has okay reputation for Saujana zero lot project...
However, Amaja Saujana current market price is also around RM550 plus minus so the price appreciation at this side is much lower than the ara damansara side. Seems like Amaya Saujana 1500 sq ft asking for RM3500 rental also not too easy to get tenant
The triangular shaped land (feng shui angle not so great), one side fronting NKVE and one side LRT track. Actually very close to both. Noise and dust. However, if you choose the last/third block, those are facing glenmarie court so should be okay but too bad no golf view but only rooftop view unless very high floor...
Do you know that the site is actually lower than the highway ground level? Meaning upto xth level, it is below the NKVE so not so good feng shui as people said. This could explain the cheaper pricing for level 4 vs level 7 as cannot comprehend 300 sq ft extra still cannot offset 3 floors difference. Please check with SA what level is above the ground level.
RM650k for a 1600 sq ft freehold new launch at around RM400psf is such a bargain although as pointed out above, receiving thrown "rubbish" from upper floors is a possibility. Is this unit facing the pool or does it mean everyone walking past your unit for the facilities can look into your unit?
Not too sure whether can walk to the new LRT station, some said developer will have a back exit. So can anyone confirm this? Otherwise there is no way to close the busy highway
One room units were snapped up fast though one side face the noisy NKVE as entry is around RM350k plus minus...but 3 rooms units sales seems moving steadily only
Last feng shui point is having to go through the tunnel in and out...
Apr 30 2012, 01:03 PM, updated 14y ago
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