So your purchase price around rm460k @ 650 psf nett?

This post has been edited by yck1987: Dec 11 2014, 03:31 PM

You can check the profile of the tenant but why need to ask the race question?

If in other country, it's deemed as racist question.

Thanks Amint. For time like this, 7% yield is music to ears.

RM4psf is a general rental rate in the Element for studio and 1 bedder?

Yup. agree with you. I dunno why people asked me that question? But nevermind la, I answered also.

RM4psf can be considered doable la. A few others also got RM4psf.

after discount = yes. I was one of the early birds. Many people keep saying that i will be burned that time.

IF RM4psf is general rate in the Element, it's a very good rental rate. Comparable to those studio, 1 bedroom in Hartamas, Mont Kiara, KL City Centre.

Fully furnished 500sqft studio in Plaza Damas3 o RM2-2.2K
Regalia FF 1 bedroom 560sqft is about RM2.4K

By the way Amint kor, what you think of the Astoria the upcoming new launch by L&G? Assuming the rental rate RM4psf@6% yield, the market price seems to be RM750-800psf?

Astoria = dont buy!

why?:

1. leasehold
2. I am not happy on how developer treated us buyers. they delivered too early and roof garden not done. and then the management now appointed by them is too lansi.

Having said that, to make sure element 1 is successful, JMB has to take charge to cover all shortcomings. if we have good JMB, all can be done.

Ya..unbelievable
If really can RM4 psf. Arte ampang is the future, cause it will block Element view --
I estimate his unit is facing KLCC view, facing ampang dont worth

Thanks for feedback amint kor.

Given that L&G is sharing the same dna with Mayland, can't help but expect L&G will deliver the project with common facility is not ready.

Do you think tenant willing to pay extra for a view?

Infact tenant is more attracted to the layout and quality of the furnishing.

View is useful particularly when u want to sell at premium to own stay buyers

My 2 cents

This post has been edited by gks: Dec 11 2014, 04:09 PM

My unit is not facing KLCC. Those facing KLCC will have issues to get tenant since Arte is currently building. hence dusty and noisy. Therefore, Ampang view is currently the choice for tenants. No pun intended here. I am just saying my opinion only. One may not agree with me.

Wah, then really good ROI..however I had release my unit during early bird with "Tansfer Onwership"

buy for view is stupid, the time going on, klcc will be surrounded by more and more other building. i bet that arte+ also block view by some other building after complete

Agree with you. Based on my tiny experience in property:

1. Tenants r not willing to pay extra for view as compared to pay extra for high quality ID and furnishing

2. RM5K per floor difference (for elements). Just imagine if the difference is 20 floors, easily rm100k difference for same size. Can we get such difference when selling or renting if considered based on % difference? Usually = no

Yup for buy-to-let strategy, imo right strategy need to be applied to maximise ROi

I am not a believer of high floor/view unless the premium is minimal.

Elements owners has learned the lesson from Elements during handover. So the Astoria is having the same greenery garden concepts which could end up the same shit like Elements. The clauses already said it is for illustration purpose only, not in the SPA, it is not their problem if they fail to deliver the exact to the brochure/model.

Pre-launched price ain't cheap. Without DIBS, buyer/investor bear the risks of paying pro-long interest payment as this developer's trend in late delivery/completion, or handover ontime but uncompleted goods.

Compare LH and FF, you should know the disadvantages of LH prop other than price is logically lower than FH prop. Overall project, it has thousands of units available upon completion, which will make you sweat while selling and renting out your prop competing among all the owners.

You may think you quickly rectify all the defects and reno, so you can rent it out ASAP before other is ready. This is so wrong, because during the rectification and renovation going on, not many people is willing to stay in this condition with a lot of workers in and out the building or your floor.

With the low booking rate, I do not think you can see the construction start before no. of % taken. So, this will not benefit the early buyer. Down the timeline, you may surprise by more and more discounts given to attract buyers, which can be even lower than your so-called "very early early-bird discount".

Own stay or investment, is a Nay-Nay to me. Pavilion-liked mall and MRT circle line are still pretty much a proposal. No concrete fact available can be found in any source.

Astoria now cut down on the rooftop facilities, maybe developer learn their lesson from Elements to reduce the extra packaging. Brochure are always artist impression but purchasers will based on developer past track record to form their own opinion on the reliability of the end product

Astoria offering some financial incentives...

Even MRT circle line eventually start to run, that would be in say 2025 while Astoria will be ready in 2019...

What incentive?