Good try to find a reason why Pentas 2 has good confirmed sales. But then...

FYI, INP does offer DIBS for Pentas 2 on the second year. Pentas 2 will be entering the 2nd year of construction in Sept 2012, thus in order to entitle for the DIBS, they need to sign the SNP by Sept 2012. Or else, no DIBS, any sales entered after this month will be no DIBS till completion. So there is more reason for customer to expedite than dragging it.

As i said I have been monitoring the sales since July, before Ramadan month, the pins are still there forever.

Alright now i know how it works, no wonder the sales push me to buy Pentas 3 instead of Pentas 2.



Nothing much we can do, but we can know their style and guesstimate the actual sales.
You are not harsh enough. Let me try, as investor, i will try to avoid whatever project that could not sell out within a year of launching. I could be stubborn, but will try to avoid to act against the market reaction.


Usually developer will apply higher selling price permit than the actual selling price, so they have room to increase the price. For example, if were to sell at RM800k, apply to sell at RM1mil, then developer has the room to increase price. Many developers have been doing that. Maybe INP is too optimist abt the sales and do not practice this.

i bag to differ on this, Temasya Glenmarie, same marketing sales team/ management team running it, sell like hot cake, not enuf to sell on the 1st day.
Right packaging and right sales team is important but not enuf to explain why Pentas 2 still hv 21 unit unsold officially even after 1 year.
Something is wrong some where.

Unfortunately, your guess is wrong!!

I have a choice to become a very like-able person in this thread, being an investor in AI, i can just agree to all the good points for Pentas, (and sweep the bad ones under the carpet). Then we all sing the same song everyday, believing Pentas 2 only left 4 units, and lets we celebrate and siok sendiri.

The truth and the danger is P2 + P3 are selling at the same price psf, and still have unsold units of 21 +37 = 58 units. If by the time P2 VP in < 11 months time, still have available units from INP at the same price, it will definately affects the appreciation potential, then investors will need to wait till all units from developer to be sold out then only can flip. Or else, the investors will have negative return after taking the consideration of interest paid, legal fees, and other expenses. Many may not see such risk.

Call me an Evil, i dont mind, i am just helping those who has invested to see the other side of the coins.

I have diff encounters, most who i know buying for investment.

One taikor forumer holding multiple units in Pentas series, another taikor invested in both INP + Naza TTDI AI.
Another bizman has few units in AI, also earlier phase of AI b4 Pentas. A few professionals working in overseas vested in AI/ Cyberjaya (which even need to hold longer)/ and other places in Shah Alam. Plus INP staffs informed me they have some VIP datuk datin, who has been following them since Kinara Residence also invested in Pentas.

These portfolio holding multiple units in same/various area are apparently not planning for own stay.

---

Added on October 1, 2012, 11:29 amAs investor,

the price for "thinking too much" is loosing the investment opportunity (which i am not as i am apparently already invested in AI)
the price for "thinking too less" is do not know the danger/risk, or even do not know they are in danger, or maybe refuse to accept their investment is at risk.

After the above consideration, i prefer to think too much.

---

Added on October 1, 2012, 11:32 amIf u have deep pocket, and have holding power, even it is a leashold prop, it will be appreciated in the long run.
Assuming the monthly instalment is RM4k a month, the holding cost is 50K a year excluding the other espenses like yearly assessment, quit rent, mainataince fee (if any), utilities bills and etc.

This post has been edited by cheahcw2003: Oct 1 2012, 11:33 AM

Dont worry, i am a happy investor, i study thouroughly b4 i put my hard earn money in every investment. I enjoy the analysis process.
I am not only invest for myself, i also invest for groups.

1. You hv confirmed purchasing TTDI AI Semi Detached. So I think you shd "think a lot" of this project now
(As i said, i am concerning abt the overall development of AI rather than a particular project, i mentioned many times earlier, TTDI side cannot be success without INP as the later land is 5 times bigger.)

2. I believe many house buyers / investors are firm with their own financial standing, we (you & me) wouldn't know their holding power, so let them face the uncertainty by themselves lah
3. If you read the V1, I believe many Pentas purchasers hv made to understand the situation of the entire township, I think a lot (like you) when I am buying Pentas, those who follow V1 knows how I analyse this project, belief due diligence is adequate by every purchaser. I hv not paid a lot of attention to TTDI launching. But I still hope TTDI make a success as well. Population does count, a good indicator for commercial play.
(You have your way of analyzing the project in V1, i have my way of analyzing it in this V2, i do not see any conflicts, this is what the forum for isn't it? As i said, i just highlight the other side of the coins, we have many new readers in this forum, new potential investors/own stayers who now want to make their own decision or in the near future. So they shd know the timely information abt the project. They shd know why it is a different in 21 units unsold and 4 units unsold as claimed by some forumers in P2)

4. As a real estate negotiator, my approach is when my buyer hv not decided to buy any house, I will give my positive and negative comments on each and every option, but once they hv make the choice (even though they are not buying fr me or I think he might buy a wrong property), I will just congratulate them and wish them good luck.
(You are professional)

Relax...
(Yes i am)

I wish IKEA is there, but no hope for now, as it will be opened closed to tun razak exchange, near Sunway Velocity.
AEON also less likely, as the one in Bukit Tinggi too close to AI, AEON has opened their 2nd biggest branch in Malaysia @ Rawang.

Tesco is very picky nowadays in term of location selection, they prefer to open closed to a shopping mall rather than "stand alone", proven by their The Curve's branch doing very well, but the one in Bukit Jall (stand alone) just doing so-so

after vp, 1 year holding cost is minimum RM50K....sup sup sui (kacang putih) for you.
For investor, turnoaround time is very crutial. Just my 2 cents.

AI location is indeed very strategic and surronded by the following matured townships:-
East- USJ/Subang
West -Klang
South - Kota Kemuning/ putra heights
North - Shah Alam township and Setia Alam.

Thanks UFO for the map.

for investment try to avoid t junction, if own stay different story, but u still need to deal with the lights from the car shooting at your living rooms at night every now and then.
Pentas 3 still have many units to choose from, if u bargain hard, you can convince the SA to remove those "pinned units" for you.

Depending on how fast u wanna move in.
Pentas 1 shd be ready very soon.
Pentas 2 u will not enjoy the free interest bornt by developer anymore.
Pentas 3 still can get DIBS but then bigger BU means higher price tag, even psf is the same as P2.

"pinned unit" is booked, and pending loan application/ approval.
SOLD unit will be labeled in Red Stickers as "SOLD"

If want to fence up the entire 1,2,3, can only wait till Pentas 3 completed right?

once your loan is approved, the bank will release the loan immediately after the documentation being done. Say if Pentas 2 is 50% then u need to start paying interest on the 50% drawdown.

To me, double frontage doesn't mean both sides facing roads, it could be one side facing linear park, lake (like Reed in lake field and lakedge in puchong) or backing river (like those Glades in putra height).

Usually the living room is at the "back" of the hse thus fronting other view. Master bedroom/ balcony also could be facing front or back of the hse.

Pentas 3 looks decent and quality seems good.

U meant many will move in to P3?
Or many will reno and move the pillar away?

Semi D - 2mil? Bungalow 3mil? I like this price.

---

Added on October 10, 2012, 12:41 am

You buy for own stay, so looking for superb quality in Pentas.
I am an investor, i look for affordable pricing with bigger rooms for appreciation + acceptable quality.

Also, i value security F&G more important than workmanship and u are the other way round. Thus different profiles (investors vs own stay) have different requirments.

As i said i am happy if INP make the next Semi D in AI at RM2mil.

Usually as rule of thumb, Semi D price shd be double than the link houses. Last launch Aquina's Type C price is around RM700K++, thus, Citrina's price from RM1.4mil++ just right.

For INP's AI, Pentas 3 is closed to RM1mil, so next Semi D if launched at RM2mil, it is just nice.




This post has been edited by cheahcw2003: Oct 10 2012, 12:41 AM

I tot Pentas 2 same price with Pentas 3 in terms of psf?
Just that Pentas 3's BU is higher thus price is higher.
Inp shd quickly bring in commercial to spur the development