Bro, my friend purchase 1490 sf at RM 657K (3 parking). If RM 680K then price must have increase isn't it? Better double check again with this guy for more details, after CNY then I call showroom to double confirm.

Kong Xi Fatt Chai

Bro, his at level 25 (1490sf) T3 with 3 car parks, RM 657K after discount, just purchased early this month.

No worry bro, quite alert that you're one of the T3 buyer. 

But like other bros, we just feel surprise that you will be asking the opinion of COG here bcz you can find the answer at the thread and responses into it. But, you're right to ask here since the thread also belongs to you but I guess little sifu here willing to comment about COG.

Simple comparison I made since you had purchased KR2,

COG vs KR2
1200 sf vs 1276 sf
RM 700k vs RM 580k ( average for Type B4 )
9% discount vs 7% discount
RM 530 psf vs RM 422 psf ( both after respective discount )
Partly furnished vs partly furnished
Selangor vs KL address

Service residence vs resort condominium
RM 0.30 vs RM 0.20 psf ( monthly maintenance fee )
Recreational park? vs Rainforest garden
Facilities vs facilities ( similar )

Apart than a service apartment ( within a compound of commercial like retail / shoplots ) vs condominium ( on residential land ), as well as Freehold vs Leasehold, Location vs Location and RM 530 psf vs RM 422 psf .... I don't see any much big difference since both are 12xx sf size with 3+1 bedrooms.

I not sure how to consider an high end facilities and grand lobby of COG because I consider KR2's as a medium high end facilities  due to fair / cheap prices of RM 400+ psf, namely pool, bistro, gym, water curtains, 6 tiers security, huge lift lobby area, rainforest garden, sky garden.

But, straight to the point ...
- Location of COG itself
- RM 530 psf pricing of it's location is deem expensive ( Market value range at RM 400 psf, anything more than that, it is up to the concept given )
- Reputable developer? I think not really ...
- Unable to provide the concrete info of the anchor tenants, but speculation / promise
- Good pricing low and entry strategy but very wrong marketing strategy
- High rental income? ( Bkt Serdang does not fetch high rental income / ROI, not to say for a RM 700k property of 1200 sq feet highrise which is a benchmark pricing at Bkt Serdang )
- University approaches COG, good, but make sure find out whether it is solid or concrete and any assignment or confirmation?
- A 1% low entry project, almost all people afford to buy it first and pay installment later, but questions are, how come still have 160 units left since it had been start selling more than 1 year.

KR1 actual unit on the actual KR1 site. They going to complete soon but use one of the unit and furnish it as their show house.

U can take a look that time, if KR1 is swee then KR2 sure more swee bcz different material esp the windows n glass.

Btw, KR1 expected to complete by end of this year. Probably Nov-Dec 2013 which is 6-7 months ahead of schedule as per their S&P.

Congratz to KR1 buyers. Seems RM 480-500 psf is no issue for them to flip at early 2014 for huge profit.

Those enter KR1 in early 2011, they bought at RM 320 psf onwards... ( after 7% discount )

The latest price ( recently ) was RM 420 psf ( Type A ) RM 410 psf ( Type B ) and RM 400 psf ( Type C ) onwards.

For Type A at 1038 sf, RM 500k ( RM 480 psf ) is quite do-able early 2014 since ZR 10xx sf unit sold at RM 550 psf after 7% discount. Affordable price and good absolute pricing. Type C

For those got 90% loan, assume 3% dp ( of RM 360k ) which is RM 10,800 only. RM 165k increment is wonderful profit bfore S&P cost / agent fee / etc. Nett should be around RM 140k which is 1296% !!!!

However, I think most of the owners I met, would ask no lower than RM 530-550 psf or hold till it reach.

Hi Chris,

Are you attached in the sales process of this development or attached with the company itself?
I would like to discuss of possible business opportunities together by promoting Home Automation for the project/clients

Regards,
Afnan
afnan@ihome.asia

Wah boss. You mean KR1 or KR?
KR1 complete in next few months, so the owners are going to flip soon before VP. But KR2 still got 2 1/2 years to go.

Type C1, 1490 sq feet with 3 indi car parks, high floor
RM 750,000

Type B4, 1276 sq feet with 2 Tandem car parks, low floor
RM 654,000

Both before 7% discount and face South. The B4 directly facing LRT Station / Jalil Sutera while the C1 view has Bkt Jalil view like The Treez, KM 1 East & West, Bkt Jalil Golf, and KL view thru master bedroom's windows.

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.

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.

What confirmation? Confirmation to be build or confirmation to be launch?

the Phase 1 would be very soon.

taikor, seems you are desperately seeking some projects to park your bullets wor.
if got good research/kang tao, please let me know, k?