WHat kind of price range would KR1 owners be looking at to flip? What was their initial purchase price (after discount)? 320 psf? What would banks be evaluating at since that would determine loan margins?

What floor exactly are these 2 units on?

Yes bro, I was told this by SA somewhere half a year ago. I think I did posted the info here before, maybe most of you guys had missed up, especially the porcelain tiles ( upgraded from ceramic tiles ) in recent days.

I will go and confirm again if I am nearby KR2 Sales gallery. I quite remember clearly it was 3 storey high wall.

Set me a date and venue. Let's make it at Hailam, The Link or Barkath Mamak, The Link ( near KR2 ) ? A small gathering will do bro.

Hmm, honestly I have no idea because I didn't buy KR1 and only know few ( not close ) friends / buyers.

Based on the conversations with few friends, some only willing to keep for rental or flip upon LRT completion. Initially they looking at RM 500 psf, but since the current transacted units from dev also RM 470- 500 psf ( after 7% discount ) and Z Residence from RM 500-550 psf ( after 8% discount ), I doubt they will flip lower than RM 550 psf, and heard one investor trying to offload at RM 600 psf ( the 1067 sq feet ), which I suugest a bit too high side.

Their entry priced back then was RM 300-330 psf ( year 2011 ) and those loan rejected units new buyers got it at RM 360-400 psf ( late 2011 / early 2012 )

IMO, RM 550-600 psf is very tough, given it's leasehold status and many catalyst of ( espe road thru Jalan 1/155B ) is yet to finalized. Maybe RM 500-530 psf is quite do-able and biggest size, 1454 sq feet should be no more than RM 500 psf, just my thought.

I believe that, even they able to flip at RM 480 psf, it has been a very fruitful profit. It's between 45-60% profit for early buyers with just 3% capital and DIBS ( if 90% loan ), which is very potential to eclipse The Zest's 2012 performance.

Bank evaluation?
Quite tough, because no sample and ample of comparison, where nearest apartment is Bkt OUG Condo, which is too old and different concept / class to compare with.

Meanwhile, the only new condos at Bkt Jalil would be Covillea and Savannas, which was at the other side of BJ and while the latest condos along Jalan 1/155B such as KM1 West and The Treez is facing the same issue of valuation benchmark soon.

I would say, bank valuation is not more than RM 500 psf by end of the year and only slowly picking up after transactions done. I just observe it based on Covillea able to fetch RM 550 psf or maybe higher and KM 1 West should be able to hit minimum RM 570 psf since the location is better.


T3-23A-3A ( Type C1 ) and T2-02-03 ( Type B4 )

If KR1 is looking at 480-500 psf in 2013, what can we hope for KR2 in early 2016 considering the economic conditions and property bubble in Malaysia? Your best guess.

Kr1 around 550 vp end of his year and kr2 expect 650 when vp

too optimistic i guess...got such demand?

Not too optimistic, I think. Based on current rate of inflation. Every Tom d*** and Harry projects is going above 600 psf now.

Yea, those are developer launching price, but whether got buyer for this price is still questionable....anyway, seller can ask whatever price.....

It can be a benchmark pricing but there are several catalyst might defers.

KR1 looking at RM 480-500 psf in early 2014 is quite achievable given the current price transaction by developer where the demand is very high even though price had increased, other similar condos are asking higher than RM 500 psf ( like Z Residence ) and KR1 very main crucial spot would be they would be the first to appear in the subsales market, much ahead of ZR 1136 units in mid 2014 and only limited 360 units. The only offset to pull the price rocket could be the current accessibility wher the subsale buyers would put in the consideration of accessing thru Tmn Yarl n the low entry price by owners, who may opt to hijack a deal by selling RM 450 psf to earn a still lucrative RM 150 psf increment.

For KR2, if KR1 did well in the asking of RM 480-500 psf, it is very appealing tat KR2 can hit RM 550-600 psf by early 2016. The targeted price of RM 550-600 psf is merely based on more than half of new launch condos being sold well at this price at 2013 and also generally, property asking prices are tend to increase as well as KR2 is a class above KR1. The pro would be the low entry price we got last year, the intra and catalyst almost ready by 2016, vitally the access of Jalan 1/155B to KR2 main entrance and LRT completion to link these Bkt OUG to be the family of best part of Bkt Jalil.

Like KR1, it also had the factors of unable to place the stakes by asking higher at RM 600 psf. By 2016, the market is yet to be define under good sentiment and remains unknown. The entry of KR2 subsales also hitting the point of facing the competition of remaining units of KR1 and ZR's 1500 units. The premium of The Treez and KM 1 West's buyers' holding power are equally crucial to hold up the higher prices of KR2. Malton and WCT had launches too, both tentatively would not sell lower than RM 700 psf next year.

Plenty of units would be throw up in the air for buyers market to pluck. It can be positive, also can be negative. Whether it is in BJ or any location. No discount to the landed esp those above RM 1mil mark. The holding power is the key.

But I see there is one thing is certain. By 2016, Bkt Jalil would be more vibrant n happ, I always trusted location, entry price and timing. I believe Bkt Jalil is one of the golden location which is underrated and going to perform under progress.

Btw, I would predict a diff asking price of smallest size vs biggest size. The Type A @ 1076 sf has higher potential than Type C @ 1457 sf to reach RM 600 psf due to absolute price point is getting the key now and more in the future.

Positively but remain optimistic of market sentimental, I only aiming at target RM 550 psf whether it is by 2016 or 2017. If possible I would prefer to collect rental for both units rather than flip. However, I may not rule out to flip it if I need the cash flow and loan quota for next buy.

If you look at new launch nowadays, they are all above 600psft. Furthermore, with pavilion mall and paradigm mall with easy access to KL via mex highway. When come to 2016, 600psft will be considered cheap already.

like

Yes 600 psf would be considered cheap compared to new launch prices but when we flip we need to look at the subsale market prices not developer prices anymore. We need to keep in mind that subsale buyers will not have schemes like DIBS to help with the purchase. They would be paying full 10% downpayment including full legal SPA and loan fees plus set up costs for renovation, fit out, etc. All this will affect the affordability levels of subsale buyers in 2016. Another important factor we need to consider is the valuation by banks. If banks value lower (which is the norm now) that would mean getting 90% loans at our asking prices more difficult thus reducing prices as well.

This is something many buyers do not take into account when they purchase new developments now. They just look at developer prices rising while completely ignoring the actual market pricing of existing property.

anyone here has looked at 3 elements?

what do you all think?

Site updates.

Enjoy the current update. Credit to SA. The same is posted in FB Group.

Wah, both taikors had the same heart of posting together. So great~!~

Hmm, looks very fast wei. So fast L4 done and now the L3 also almost done.

Means by Christmas, we can see Level 1-2 at least?

Are there any available units for Tower 3 with 3 carparks? Preferably facing pool n highway. I have a friend who is interested to purchase. If there is what price and what floor?

Seeing the current launching price around KV, feel a bit regret not grabbing 2 units here as it makes the price like a bargain.

Anyone know what is the latest sales status? Any dropout units?

If you have bought 2 units then you would feel a bit regret not grabbing 3 units.