Hello guys, I just went to Elements@Ampang showroom.Block A about 80% sold while Block B 90% sold. Not bad. The building also under construction and can be seen currently at level 5. Anybody here bought Elements?

how much psf and how many type of units they have?

I paid booking for a unit type H here but cancelled and bought G Residence by Tan & Tan instead. The cons for this project outweighed the pros that's why I decided not to proceed (price point, density, developer's reputation, location and etc.) compared to G Residence

This post has been edited by rockefeller: May 5 2012, 04:58 PM

They have 5 types I think. Price
at 800 psf. I think main selling point is the circle line
which is walking distance, M city shopping mall and about 5 min to KLCC.

i believe M city also around 800 psft isnt it ?
somemore developer is Mah Sing . much more potential

Isnt G residence leasehold? I think this part of the city more keng than the one near G residence

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Added on May 5, 2012, 5:11 pmM city the old units was 800 psf but new ones are 900 psf, right?

This post has been edited by AMINT: May 5 2012, 05:11 PM

Yeah , maybe it hit RM1k psqft also .... crazy prices . Lol
But i think u can try call M City and ask . Maybe there's still some unit buyer loan rejected by bank .

I called just now. M city new phase near 1000 psf. no wonder there is a sudden rush to buy elements.

For 1,000psf, maybe u can find a decent subsale near klcc.
I think elements can leverage on mcity's price, commercial, marketing, etc. Mahsing development's price usually will increase 20-30% once completed. If that s the case, good for elements. If I m not mistaken, elements's price is 20-30% lower than m-city, depending on units.

Bert Rizal, yup agree with you. KLCC area can get at 1000 psf. I believe elements have the advantage here solely due to price

Yes, G Residence is leasehold you're right. Location wise IMHO G Residence is better as it is accessible both from kampung pandan and ampang hilir. So during rush hour there's alternative route assuming you're coming from cbd. Also there's a proposed link to link directly to jalan jelatek. Where as in element's case, no choice but to endure the notorious rush hour traffic long Jalan Ampang..

Having said all this, I must concur element's location is better than m city in the sense that it is away from the main road therefore making it more private and exclusive.

Actually I beg to differ. Have you tried AKLEH near jalan tun razak to Elements? You havr to pay toll but less than 5 minutes to the site. No jam. I came from KLCC, took me less than 5 minutes to reach there and less than 5 minutes to come back to KLCC. Jalan Ampang during peak hours is like crazy. hehe

This post has been edited by AMINT: May 6 2012, 08:34 AM

Which exit would you take when you want to exit AKLEH?

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Added on May 6, 2012, 11:47 amProject was launched in 2010 and yet they still have quite a number of units available. It got me to think what's the reason behind this.

For comparison's sake, G Residence Desa Pandan which was launched just a few months ago has only 10% remaining units (not choice units with less desirable views). Those with Golf Course and KLCC view were snapped up like hot cakes.

I think this boils down to the price point and prospect of capital appreciation and rental returns in the future upon VP.

This post has been edited by rockefeller: May 6 2012, 11:47 AM

Yup, Elements Block A launched in April 2010 not mistaken. Got tough competition from M City. Block B recently launched and doing better than Block A. Block B actually doing better than M City while Block A the other way around. To takr AKLEH from
Jalan Tun Razak, just go straight into the tunnel and later to a flyover (dont go to the left to Jalan Samarak). There is an exit on ur left to AKLEH. take the 2nd exit at AKLEH to go to Elements. Very near.

Second exit means you'd be on ulu klang part of MRR 2 which is right before the sikh temple (first exit is jelatek setiawangsa). you can't get to the elements unless you make a big u turn at taman sri ukay. if you choose to exit at the third exit, you'd go down to ampang jaya with iskl and mutiara school on your left and the big petronas on your right, meaning you have to make a u turn still and endure the terrible traffic out of ampang jaya which is murder heading towards flamingo at peak hours. right?

yup, make a u turn at petronas. after that you will face 1 traffic light. at that traffic light, make another u turn and there is a road heading towards m city/elements. dont think you will get affected by the jam. i have used this road all the time anf never been affected by the crazy jam.

I get what you mean. Have you passed through that petronas road during peak hours? Having lived in taman tar half my life, trust me, you wouldn't wanna use that road during rush hours be it in the morning or evening after work time. You can be stuck for at least half an hour just to get out from the petronas road towards flamingo or suzi's corner.

i just signed my s&P last week for 640sf studio in elements, hope this is a good buy for me

personally i go with this than M-City mainly due to lower price, although i would say the SOHO for M-City is very nice as well (but all sold out)

I actually use that road during peak hours too coz i work near KLCC. not really affected. maybe just my luck? anyway liangshu17, i think your choice is the right one. fingers crossed

I agree with you on this. I think the M City is just simply overpriced. They are leveraging on the Jalan Ampang factor when it is not even at the so called creme de la creme part of Jalan Ampang (towards 212 DC and Menara HSC side). I find the 500sf+ unit too cramped as well.

I bgt both The Elements and G residence. I bgt type F ( If not mistaken) and signed SPA early last year for The Elements.

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Added on May 8, 2012, 7:20 amWah, sales suddenly so keng ? Maybe like others said, pp rush into The Elements bcoz of skyhigh price for M City..

This post has been edited by froglai88: May 8 2012, 07:20 AM

Hello, froglai88. Bought both aa. hehe. i am currently also vested in elements. Like you I was suprised of the sales. Sudden rush

Which type and what floor did you go for

My type is 1 bedroom. floor 5 floors above swimming pool.

What size?

The studio 520sf is cramped as hell! Cheap but no space to move at all.

Mine 800+ psf if not mistaken. The studio is small not i realized fit for purpose.

M-City even smaller.. around 460sf. The studio for M-city are not selling well at all i believe

This is a good news for us then, instead of slow sales and progress news all the times.

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Added on May 9, 2012, 6:52 amAgreed. I think 520sf abit too small, however it is design to cater for different mkt. Anyway, how many studio and 1 bedroom unit all together in tis project ?

This post has been edited by froglai88: May 9 2012, 06:52 AM

Can we merge this thread with The Elements, mod?

+1

hi new in this forum.....
jz sign LOA for a small unit 520sft2, under DIBS scheme.
wish can enjoy over that room on weekend since got lot of facilities there....

The smallest ain't 640sq.ft? May I know what is your entry price? Do they still have any promotional package?

Feel strange they still have unit left since launching is 2 years back....

They re-launch for the bumi lot which are just released couple months ago, and they take opportunity to change the layout introducing the smaller studio unit of 520sf. Entry price is below RM400k i think.. The current promotion is pay only RM10k deposit, DIBS, free legal fee (S&P and loan) and kitchen cabinet + wardrobe.

I think the 640sf oled sold out.. now left 520sf studio i believe.

true....they re-launch with smaller unit....
but is open not only for bumi....since i was a chinese....
anyhow, their packages really temp if u take m-city within few hundred metre away as a comparison.....
* but have to admit their marketing isnt strong enuf for stil have units left after this promotion, :s

How much is the downpayment?

RM10k only.. the rest bear by developer

is the 10% discount still available ?

Is this a good buy for the smallest unit?

The promotion is 10% - RM10k, i believe is same as the Forestra

I believe this is feasible seeing M-City is selling RM1.1k psf now, some more proposed MRT station in walking distance. Downside is high density in the neighborhood (M-City, Elements, Olive, M-Suites) But i felt RM10k worth the risk la..

Mind to share how much is ur unit/size/floor?

Buy elements. compare with new condo in puchong, bandar kinrara, elements not much difference. if compare to m-city, elements also look cheap. potential price increment has higher margin.

Even the price is closed to 800psf now?

price rm800 psf considered cheap compared to m city rm1100 psf. puchong new condo also around Rm650psf.

Seems like we need to thx Mah Sing, coz M City suddenly made The Elements a good buy due to lower entry price. If not mistaken, there were still lots of nagative feedback and unsold units back to 4 mths ago..

Price of Elements depends on M-City. Elements will be completed in 2014 (if on schedule), and M-City targets 2016.

Passed by the place last Sunday, sign of construction slowing down. Elements is about 7-8 floors now. But M-City is still seeing a big hole instead of building up.

I did visit Mah Sing sales office last month, they are still selling tower 2, and 2 more towers not yet launched. Mean the sales is not so optimistic in this price (it was RM1k/sf then).

If still on target, Elements owner might need to hold on for 2 years til 2016 M-City completion. If M-City is delay, then probably you gonna hold it longer...

Hopefully Elements will be delayed too (since it is DIBS)...

Just my 2 cents....

Eh I thought M City also 2014? No ahh? Actually not necesarily that it is bad for Elements if M-city delays coz not so much supply at 1 time. Elements buyer will
already be competing against each other. huhu. dont steal my expat tenant,ahhh. If not mistaken, in S&P got stated limit year for DIBS. I have to check
back

This post has been edited by AMINT: Jun 6 2012, 08:58 PM

Thx for the update. 7-8 floor, tats pretty quick.. how many progressive drawndown so far ?

I tot DIBS only for 36mths ? After that, regardless VP on not, we are liable for interest payment then. Can anyone clarify ?

Heard from those previous ML customers, their project nvr on time, keke. Instead of 2014, I would say 2015 then...

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Added on June 7, 2012, 7:07 amAgreed, 1040 units, very strong competition.

This post has been edited by froglai88: Jun 7 2012, 07:07 AM

Froglai88, yes you are correct. 36 months only. siap or not after that have to pay already. and yeah stiff competition. plus judging from experience with DIBS projects, there will be many many investors ( more towards flippers)

Yup, very strong competition, esp those smaller size units below 1000sf, make up of ard 73+% of the entire project.

Read the chart just now, 140 units of Type H (1570sf).

Amint, u for flip or rental or own stay ?

36 months... is it started counting from the day of signing S&P?
I did visit another ML Project, and we knew that ML is famous of delaying the project, I did ask what if DIBS has been over? SA said we don't have to worry and developer should be paying the penalty~~~ Of course it is not easy to get them pay.

froglai88, I will rent it first. Not flipping after VP. you leh? lancyteo, i think cannot believe 100% coz if both parties already agreed to the terms in S&P and signed for 36 months DIBS only, why would they become so baik hati to pay. by law, they are off the hook

AMINT, i also for rental purpose at this stage. Flipping isnt my expertise, not good at it at all, keke.

I think we will pay the interest once over d 36mths DIBS period. Heard from ex buyers of ML, they nvr pay LAD, is it true ? If it is true, then I dont think they will pay d interest despite late delivery.

Elements is the joint development by L&G and ML. Seem the whole project is handled by L&G (SA is from L&G too), ML just own the land.

How's the reputation of L&G??? I only knew they developed Bdr. Sri D'sara.

Elements got ML DNA so just dont put so much hope in it for LAD...

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Added on June 8, 2012, 11:30 amM City only got 3 towers only. Now current stage is piling but as u know MS style : Fast n Furious

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Added on June 8, 2012, 11:38 amElements is behind M City. I do not know how u derive that as better location. If u see M City traffic, there is multiple entry and exist which mirrow G Residence. But however Elements residents still can use but need to pass M City first


This post has been edited by ace77: Jun 8 2012, 11:38 AM

Last weekend I went to KLCC iproperty fair. L&G counter is just next to entrance, and I kpc again to 6c6c the Elements sales again.
The sales girl showed me the available units. Wow!!! Who said 80% sold earlier??? I can see more white than red (red color units were sold). I estimate is only 50%. Compare to last time, the price is remained the same and they have the same package (RM10k dp, and rest bounded by developer).
Hmm.... doesn't look optimistic.
The other side of MRR2, new launching D'Suria, only RM430/sf, total 253 units into the market in Ampang.

Sure or not? I went to the sales gallery. Block B is 90% and Block A is around 80%. Cannot be 50%. Try counting

Try to ask different SA, they will give you different answers.

Haha. Dunno la. Property market now got hanky panky.

Went to the office this afternoon, to confirm on the following:
1) units sold 85% but 100 SPAs not yet signed. So total confirmed 75% sold, units available mainly small studios.
2) on the DIBS, although stated 36 months in the SPA but the bank won't release the money not until we receive the keys. So we will only start paying right after VP.

Hopefully it's true.. Hehe

Hmmmm... this is interesting, such a big difference of sale record btw d fair and SA.

No wonder there was only 1 progressive drawndown so far. But is bank allow to do that ? Means not release funds until VP.

This post has been edited by froglai88: Jun 19 2012, 02:15 PM

Yup, I realized the lawyer only 1 person but so many units to prepare for SPAs. Hopefully your no. 2) is true.

True la bro, I went to collect the snp yesterday and they were very very busy.

Mayb they changed lawyer ? I remembered when I signed mine, there r at least 5-6 pp working in tis lawyer firm.

Nope same firm. There were 4-5 of them, all very busy on something.

Anyone one let go, my outstation fren want 1 biji

Call the sales office, I believe there are unsold units.

there are unsold units. go to the sales office. if can buy from developer, why buy subsales. anyway, i just got an info saying that the MRT circle line at Ampang Point will be underground

Bro, how far is it from Elements?

5 minutes walk

Can anyone update the construction progress ?

U got pass through M City before reach the station.

Hello guys. This was last week when I was at the site. You can see that Elements progressing fast. The 1st picture is from AKLEH. try using that from KLCC. Only 5-10 minutes drive. The 2nd picture is at the site itself. The 3rd picture is M-City. Dunno why but M-City is progressing rather slow.




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What is the current take up rate at Elements and M City?

I saw M City is advertising big time in SG and HK...

AMINT bro, thx for ur pics..anyway, wat level they up to now ? They progress so fast, mayb try to rush for the promised completion date.

This post has been edited by froglai88: Jul 10 2012, 07:49 AM

M city i am not so sure. For Elements, you can read earlier replies here for the current take up rate

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Added on July 10, 2012, 7:54 amthey should be at around 6-7 floors already. yeah SA told me quite confident can be completed in 2014. i prefer a bit delay so can leverage on 2 things: commercials at M city and MRT circle line which will be lambat2 lagi wan. M city should be around 2016 while MRT should be operating in 2020.

This post has been edited by AMINT: Jul 10 2012, 07:54 AM

Yeah, I also prefer for late VP, to avoid direct competition with those expecting VP ard the same time in this area.. haha.

huhu. yup, u are right. byk competition woo.

If still 6-7 floors, means Elements also slow in progress... I was at the site a month ago, it was at 6-7 floors too....


This post has been edited by iancyteo: Jul 10 2012, 02:44 PM

I also prefer late VP. M City will push up Elements rentals.

good la. biar slow sikit

I think d 1st competition will come from the Elements owners themselves, esp those below 1000sf, 758 units out of 1040 units.

what do you guys think is the rental for studio & 1 bedroom for Elements?

Demand of rental and how much it supposed to be are 2 different things. Some might not agree with me but demand should be around RM3k for those 700++sqft. How much it supposed to be could be RM3200-RM3500 to pay for monthly installments, service cost. The ideal rental =10 months should cover 1 year of your commitment towards that property

This post has been edited by AMINT: Jul 10 2012, 06:44 PM

We will know what is the exact rental when VP and competition start, good luck, guys.

I hope they do a decent job on the facilities and maintenance.

Elements investor, you will be interested to know this too...

Elements investor, you will be interested to know this too...

Thank you. It will be helpful.

So any of you guys consider M-City as well?

From that advertisement, there will be seminar by MRT rep. So i believe proposed MRT is now "confirmed" MRT. good news

The construction stage quite slow for Elements. Now only up to Stage 2a. The next billing will be in September.

what is the sale rates now?

Not sure. Have to check with the Developer. I managed to get 825 sq ft. They have few panel lawyers.

4 days ago:

http://imageshack.us/photo/my-images/267/picture106o.jpg/

if you compare from earlier picture, it is about 3-4 storeys higher. Hopefully not so fast. wait for mcity.huhu

This post has been edited by AMINT: Sep 4 2012, 05:22 PM

Cool. Thanks for the updates.

no problem bro. I think postpone kau2 also nevermind. the price of elements starting to look cheap if conpared to other new service apartments in outside of kl

Hi all,

I bought at year 2011. Update me for any news. I hope i won't lose in this investment.

hey guys..just paid depo for 2bedrooms unit with 2bathroom.hehe..who gonna be my future neighbour ?

Which block? Own stay or investment?

im not sure which block bro,i passed by that place in the afternoon,went there just to have a look.but my anchor suddenly stuck there..

mine lvl 19 the block that have swimming pool and and facing klcc..

i dont mind,can be for flip,rental or own stay.hehe

what about u bro ?

any opinion on the rental yield ?

Sold well?