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 The Veo (formerly DMBC4), Sime Darby's Latest Condo in Melawati

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winger7
post Aug 18 2017, 06:30 PM

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QUOTE(nazztradamus @ Aug 17 2017, 03:22 PM)
To those who would like to join The Veo Homeowners WhatsApp group, kindly pm me the following:

Name:
Phone number:
Unit ID:

The info requested is intended for verification purposes.

The WhatsApp group will be a good avenue to share knowledge, info, news, etc. about The Veo for all homeowners.

Thank you  smile.gif
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deed
post Aug 19 2017, 01:21 AM

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QUOTE(viper88 @ Aug 17 2017, 08:22 PM)
The news link mentioned

"Tower B of The Véo was launched in November 2012 whereas Tower A was launched in May 2013. There are only 52 units left for sale to date. The price psf of The Véo ranges from RM680 to RM750."

The price mentioned are for the big units which cost RM1million++. psft is lower coz not easy to sell as total price is very high. SD already adjusted price higher for VEO several times especially for smaller unit and after make changes to Tower A. Tower A small units high floor have 2 car parks instead of 1 cp for Tower B small unit.

Small units psft is higher than the bigger units and SD selling every floor lvl higher price jump RM4-5k per floor, After lvl 8 onwards price increase per floor by abt RM10K+

[attachmentid=9052631]

U can c VEO Developer starting price from RM658,888k for small unit which translated to RM 875 psft
Lvl 18 highest floor price is abt RM 670k facing city, psft RM 889.

Quarza residence if not wrong is under commercial title. Higher electric and water bill.
Their facilities area bigger coz need to cater for more residents.. more units total 508 which is 158 units more than VEO,
Quarza mid-high floor price also abt RM800k+ for 850sft units, RM 600k+ for 650sft unit if add in the construction interest for 4 yrs.

Mid- high floor VEO 753sft for abt RM 670k or Quarza residence 650sft abt RM600k / 850sft abt RM 800k?

Quarza mall is just direct infront of VEO walk less than 1 min. not really far away.

Basically i feel VEO and quarza residence psft should be around the same price not far apart.
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Quarza initial launch tower A started at RM536k before rebates. Per floor increase RM2k so mid level studio unit should be around RM566k. Are you sure 4years construction interest for higher floor will be RM34k? I think should be around RM10-15k only. Also Quarza was offered with more furnishing based on the sales package --> Quarza Residence.

Regardless, it will be interesting to see what is the price set by Sime Darby for the third condo in front of Veo which could increase the value of earlier residential. Time will tell~
RapistKL
post Aug 19 2017, 10:39 AM

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QUOTE(viper88 @ Aug 17 2017, 08:22 PM)
The news link mentioned

"Tower B of The Véo was launched in November 2012 whereas Tower A was launched in May 2013. There are only 52 units left for sale to date. The price psf of The Véo ranges from RM680 to RM750."

The price mentioned are for the big units which cost RM1million++. psft is lower coz not easy to sell as total price is very high. SD already adjusted price higher for VEO several times especially for smaller unit and after make changes to Tower A. Tower A small units high floor have 2 car parks instead of 1 cp for Tower B small unit.

Small units psft is higher than the bigger units and SD selling every floor lvl higher price jump RM4-5k per floor, After lvl 8 onwards price increase per floor by abt RM10K+

[attachmentid=9052631]

U can c VEO Developer starting price from RM658,888k for small unit which translated to RM 875 psft
Lvl 18 highest floor price is abt RM 670k facing city, psft RM 889.

Quarza residence if not wrong is under commercial title. Higher electric and water bill.
Their facilities area bigger coz need to cater for more residents.. more units total 508 which is 158 units more than VEO,
Quarza mid-high floor price also abt RM800k+ for 850sft units, RM 600k+ for 650sft unit if add in the construction interest for 4 yrs.

Mid- high floor VEO 753sft for abt RM 670k or Quarza residence 650sft abt RM600k / 850sft abt RM 800k?

Quarza mall is just direct infront of VEO walk less than 1 min. not really far away.

Basically i feel VEO and quarza residence psft should be around the same price not far apart.
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Good analysis. However, jz to share that commercial title doesn't mean high electricity bill....i have an unit under commercial title and all owners manage to cover the electricity rate to residential....
viper88
post Aug 19 2017, 09:28 PM

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YEs, need to apply for convert but still need approval from the authorities. Currently Quarza residence selling under commercial tittle.

https://www.theedgeproperty.com.my/content/...tled-residences



QUOTE(RapistKL @ Aug 19 2017, 10:39 AM)
Good analysis. However, jz to share that commercial title doesn't mean high electricity bill....i have an unit under commercial title and all owners manage to cover the electricity rate to residential....
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deed
post Aug 19 2017, 10:01 PM

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QUOTE(viper88 @ Aug 19 2017, 09:28 PM)
YEs, need to apply for convert but still need approval from the authorities. Currently Quarza residence selling under commercial tittle.

https://www.theedgeproperty.com.my/content/...tled-residences
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Quarza confirm follows HDA and the DO is under mix-category, even loan is 90% if not mistaken. So shouldn't be a problem for the utility ratevconversion if developer applied early if not later. Can easily check with Sime Darby sales.
viper88
post Aug 19 2017, 10:04 PM

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http://www.theedgemarkets.com/article/towe...ched-early-2018

"Tower A of Quarza Residence was launched in May last year and is 60% taken up. Built-ups for the units range from 651 sq ft to 850 sq ft with average selling price of RM900 psf. Both Tower A and Tower B are scheduled for completion by end-2019."

Avg selling price RM900psf. If include 4 yrs construction interest will be higher.

Listing price : Listing Price: From RM536,888 - RM850,888

Car park for Quarza residence also 1 for small unit 650sft, 2 for 850sft

Whereas Veo Tower A small unit 750sft mid-high floor have 2 car parks.
Additional car park definitely better selling point and higher price psft.

For interest during construction u can check with bank but definitely not low for RM500K++ loan.
New loan interest change compare to last 4.5yrs. Now no more DIBS definitely need to prepare more money 2 pay interest.

From my VEO RM500k loan its under DIBS.. SD been paying abt RM11xx - 14xx for the past 2 yrs.+ total about RM 30k+ The other earlier 2yrs i cant recall how much interest SD pay to bank.. If add up all 4 yrs i think its about RM35 - 40k++

VEO tower B 1st launch in NOv 2012..delay till VP Jun2017.. about 4yrs 7 mths. The interest during construction is high
for Tower B coz NO DIBS but lucky can claim LAD 1yrs + so can cover back all the bank interest.
Whereas Tower A launch in May 2013 with DIBS.

QUOTE(deed @ Aug 19 2017, 01:21 AM)
Quarza initial launch tower A started at RM536k before rebates. Per floor increase RM2k so mid level studio unit should be around RM566k. Are you sure 4years construction interest for higher floor will be RM34k? I think should be around RM10-15k only. Also Quarza was offered with more furnishing based on the sales package  -->  Quarza Residence.

Regardless, it will be interesting to see what is the price set by Sime Darby for the third condo in front of Veo which could increase the value of earlier residential. Time will tell~
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This post has been edited by viper88: Aug 19 2017, 10:10 PM
viper88
post Aug 20 2017, 10:53 AM

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Yes, can apply but not confirm and even can also not sure how long can get approved.
Sales staff sure say can apply but wont guarantee when can approve. Chk SNP... it will state as Commercial title..
The water and electric main meter to Quarza mall share by Quaza residence.. they need chg the meter reading connection etcs.. Have to go through some processes also.. if chg from commercial to residential title.


My neighbour bought G-Residen DEsa Pandan also commercial title and the sales staff say can apply convert residential title.Now after completed abt 2 yrs still not yet approve chg to residential title.
She said year cukai pintu RM2k.. very expensive. not to mention electric and water bill..

https://www.propsocial.my/property/3029/des...dan/g-residence



QUOTE(deed @ Aug 19 2017, 10:01 PM)
Quarza confirm follows HDA and the DO is under mix-category, even loan is 90% if not mistaken. So shouldn't be a problem for the utility ratevconversion if developer applied early if not later. Can easily check with Sime Darby sales.
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This post has been edited by viper88: Aug 20 2017, 11:32 AM
RapistKL
post Aug 20 2017, 12:11 PM

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QUOTE(viper88 @ Aug 20 2017, 10:53 AM)
Yes, can apply but not confirm and even can also not sure how long can get approved.
Sales staff sure say can apply but wont guarantee when can approve. Chk SNP... it will state as Commercial title..
The water and electric main meter to Quarza mall share by Quaza residence.. they need chg the meter reading connection etcs.. Have to go through some processes also.. if chg from commercial to residential title.
My neighbour bought G-Residen DEsa Pandan also commercial title and the sales staff say can apply convert residential title.Now after completed  abt 2 yrs  still not yet approve chg to residential title.
She said year cukai pintu RM2k.. very expensive. not to mention electric and water bill..

https://www.propsocial.my/property/3029/des...dan/g-residence
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I m lucky enough to get the rate conversion approval in 2 weeks from TNB
viper88
post Aug 20 2017, 09:24 PM

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NIce.

Here's some info on LAD.

http://www.thestar.com.my/business/busines...ing-controller/

Hope SD will compensate LAD for VEO common area.
deed
post Aug 21 2017, 09:55 AM

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QUOTE(viper88 @ Aug 19 2017, 10:04 PM)
http://www.theedgemarkets.com/article/towe...ched-early-2018

"Tower A of Quarza Residence was launched in May last year and is 60% taken up. Built-ups for the units range from 651 sq ft to 850 sq ft with average selling price of RM900 psf. Both Tower A and Tower B are scheduled for completion by end-2019."

Avg selling price RM900psf. If include 4 yrs construction interest will be higher.

Listing price : Listing Price: From RM536,888 - RM850,888

Car park for Quarza residence also 1 for small unit 650sft, 2 for 850sft

Whereas Veo Tower A small unit 750sft mid-high floor have 2 car parks. 
Additional car park definitely better selling point and higher price psft.

For interest during construction u can check with bank but definitely not low for RM500K++ loan.
New loan interest change compare to last 4.5yrs. Now no more DIBS definitely need to prepare more money 2 pay interest.

From my VEO RM500k loan its under DIBS..  SD been paying abt RM11xx - 14xx for the past 2 yrs.+ total about RM 30k+ The other earlier 2yrs i cant recall how much interest SD pay to bank.. If add up all 4 yrs i think its about RM35 - 40k++

VEO tower B 1st launch in NOv 2012..delay till VP Jun2017.. about 4yrs 7 mths. The interest during construction is high
for Tower B coz NO DIBS but lucky can claim LAD 1yrs + so can cover back all the bank interest.
Whereas Tower A launch in May 2013 with DIBS.
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If based on that claim then your unit will have lower value right since it is only with 1 carpark. I recalled that Quarza higher floor studio also come with 2 car parks, same as Veo. As your unit is lower floor surely has to pay interest earlier, but mid to higher floor will only serve higher interest when disbursement reach the respective floor. So you could not assume that all units have to bear the same amount of interest to financier. Then how about cash-buyer who do not need to worry about interest payment, does that mean their unit value will be lower?

QUOTE(viper88 @ Aug 20 2017, 10:53 AM)
Yes, can apply but not confirm and even can also not sure how long can get approved.
Sales staff sure say can apply but wont guarantee when can approve. Chk SNP... it will state as Commercial title..
The water and electric main meter to Quarza mall share by Quaza residence.. they need chg the meter reading connection etcs.. Have to go through some processes also.. if chg from commercial to residential title.
My neighbour bought G-Residen DEsa Pandan also commercial title and the sales staff say can apply convert residential title.Now after completed  abt 2 yrs  still not yet approve chg to residential title.
She said year cukai pintu RM2k.. very expensive. not to mention electric and water bill..

https://www.propsocial.my/property/3029/des...dan/g-residence
*
As u said not sure how long can get approval, but doesn't mean all application will take forever as your friend property. If developer is proactive enough to apply before VP and approved by the utility company, it will be good for the purchasers right. Cukai pintu I have no idea the rate, but guess thats the downside of commercial titled property.

QUOTE(RapistKL @ Aug 20 2017, 12:11 PM)
I m lucky enough to get the rate conversion approval in 2 weeks from TNB
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Interesting, so the conversion might not take forever as what Viper-kor claimed

RapistKL
post Aug 21 2017, 12:12 PM

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QUOTE(deed @ Aug 21 2017, 09:55 AM)
Interesting, so the conversion might not take forever as what Viper-kor claimed
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if developer do it for all owners before VP then is better..

for my case, owners have to do it ourselves. jz a simple process by filling up a form and attach together with copy of ur IC and 1st month bill and submit to TNB office...... most owners get it approved within 2 weeks while some take 1 month...notify via email

however, TNB officer did highlight that depend on which type TNB meter (2 pin or 3 pin, can't really recall the term) was installed..... "2 pin" not problem to convert but if "3 pin" then sorry, may not be able to convert unless all TNB meter changed.


viper88
post Aug 21 2017, 01:21 PM

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Mine is Veo tower A mid flr with 2 car park.

I'm comparing mid-high floor lvl.. not lower floor.
If cash buyer, u also have to compare with veo cash buyer. Still price cheaper avg psft

I didnt say commercial title cant convert residential or took forever..its dpd on approval from authorities some fast, some slow even after 2yrs VP still not yet convert.

QUOTE(deed @ Aug 21 2017, 09:55 AM)
If based on that claim then your unit will have lower value right since it is only with 1 carpark. I recalled that Quarza higher floor studio also come with 2 car parks, same as Veo. As your unit is lower floor surely has to pay interest earlier, but mid to higher floor will only serve higher interest when disbursement reach the respective floor. So you could not assume that all units have to bear the same amount of interest to financier. Then how about cash-buyer who do not need to worry about interest payment, does that mean their unit value will be lower?
As u said not sure how long can get approval, but doesn't mean all application will take forever as your friend property. If developer is proactive enough to apply before VP and approved by the utility company, it will be good for the purchasers right. Cukai pintu I have no idea the rate, but guess thats the downside of commercial titled property.
Interesting, so the conversion might not take forever as what Viper-kor claimed
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viper88
post Aug 21 2017, 01:32 PM

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Thanks for sharing.

icon_idea.gif
QUOTE(RapistKL @ Aug 21 2017, 12:12 PM)
if developer do it for all owners before VP then is better..

for my case, owners have to do it ourselves. jz a simple process by filling up a form and attach together with copy of ur IC and 1st month bill and submit to TNB office...... most owners get it approved within 2 weeks while some take 1 month...notify via email

however, TNB officer did highlight that depend on which type TNB meter (2 pin or 3 pin, can't really recall the term) was installed..... "2 pin" not problem to convert but if "3 pin" then sorry, may not be able to convert unless all TNB meter changed.
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AskarPerang
post Aug 21 2017, 02:45 PM

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Today can see agent flyers seen around Taman Melati area. But the wording is horrible and small. Cannot even read when pass by via car. Wait I recheck again the shown asking rental and sale price.
deed
post Aug 21 2017, 03:37 PM

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QUOTE(RapistKL @ Aug 21 2017, 12:12 PM)
if developer do it for all owners before VP then is better..

for my case, owners have to do it ourselves. jz a simple process by filling up a form and attach together with copy of ur IC and 1st month bill and submit to TNB office...... most owners get it approved within 2 weeks while some take 1 month...notify via email

however, TNB officer did highlight that depend on which type TNB meter (2 pin or 3 pin, can't really recall the term) was installed..... "2 pin" not problem to convert but if "3 pin" then sorry, may not be able to convert unless all TNB meter changed.
*
What are the 2pin, 3pin thingy? Is it like single phase, three phase?

QUOTE(viper88 @ Aug 21 2017, 01:21 PM)
Mine is Veo tower A mid flr with 2 car park.

I'm comparing mid-high floor lvl.. not lower floor.
If cash buyer, u also have to compare with veo cash buyer. Still price cheaper avg psft

I didnt say commercial title cant convert residential or took forever..its dpd on approval from authorities some fast, some slow even after 2yrs VP still not yet convert.
*
So what you mean have to compare equally Veo and Quarza mid-floor. Both 2 car parks = draw. Utility rate yet to be comparable as not sure whether developer will apply for conversion or not. Facilities Quarza bigger size, but probably Veo more facilities. Assessment rate Veo lower = win. Direct access to mall = Quarza win. Furnishing = Quarza win. What else can compare?

Is it Veo or Quarza price cheaper psft?

QUOTE(AskarPerang @ Aug 21 2017, 02:45 PM)
Today can see agent flyers seen around Taman Melati area. But the wording is horrible and small. Cannot even read when pass by via car. Wait I recheck again the shown asking rental and sale price.
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Is it rental and selling price for Veo? Btw what is the target tenant for KL East residential? Local professional, student, expat?
RapistKL
post Aug 21 2017, 04:23 PM

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QUOTE(deed @ Aug 21 2017, 03:37 PM)
What are the 2pin, 3pin thingy? Is it like single phase, three phase?
as i mention in ( ), i can't recall the term said by the TNB officer.

in general there are 2 different type of TNB meter, one u can still convert while another one you cannot convert from commercial to residential.


viper88
post Aug 21 2017, 04:44 PM

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Read b my earlier posting.

Personally I prefer Veo n feel Veo price psft should be around quarza residence and not too far apart.

Its already stated in the link and pic provided

Veo lvl 18 small unit psft rm889.. almost same as quarza avg psft rm900.



QUOTE(deed @ Aug 21 2017, 03:37 PM)
What are the 2pin, 3pin thingy? Is it like single phase, three phase?
So what you mean have to compare equally Veo and Quarza mid-floor. Both 2 car parks = draw. Utility rate yet to be comparable as not sure whether developer will apply for conversion or not. Facilities Quarza bigger size, but probably Veo more facilities. Assessment rate Veo lower = win. Direct access to mall = Quarza win. Furnishing = Quarza win. What else can compare?

Is it Veo or Quarza price cheaper psft?
Is it rental and selling price for Veo? Btw what is the target tenant for KL East residential? Local professional, student, expat?
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This post has been edited by viper88: Aug 21 2017, 04:57 PM
deed
post Aug 21 2017, 09:31 PM

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QUOTE(viper88 @ Aug 21 2017, 04:44 PM)
Read b my earlier posting.

Personally I prefer Veo n feel Veo price psft should be around quarza residence and not too far apart.

Its already stated in the link and pic provided

Veo lvl 18 small unit psft rm889.. almost same as quarza avg psft rm900.
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U said earlier should be equal comparison can not use average. Based on Quarza cheapest price RM536k for studio and RM2k increase per floor, Level 18 price will be RM572k which translate to 880 psft. That is before other rebates and furnishing being offered for Quarza which effectively lowers the psft. Is it possible that Veo was sold too high 4.5 years ago and developer re-adjust the price accordingly? hmm.gif hmm.gif

» Click to show Spoiler - click again to hide... «

viper88
post Aug 21 2017, 10:13 PM

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Seems like u still don't understand my point even after i reply several times.
No point i repeat again.


QUOTE(deed @ Aug 21 2017, 09:31 PM)
U said earlier should be equal comparison can not use average. Based on Quarza cheapest price RM536k for studio and RM2k increase per floor, Level 18 price will be RM572k which translate to 880 psft. That is before other rebates and furnishing being offered for Quarza which effectively lowers the psft. Is it possible that Veo was sold too high 4.5 years ago and developer re-adjust the price accordingly?  hmm.gif  hmm.gif

» Click to show Spoiler - click again to hide... «

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viper88
post Aug 21 2017, 10:17 PM

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Thanks. Good to know u understand my views on VEO price.
Simple and straight forward. thumbsup.gif

QUOTE(RapistKL @ Aug 19 2017, 10:39 AM)
Good analysis.
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This post has been edited by viper88: Aug 21 2017, 10:17 PM

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