T2-23A-08 @ 1490 sq ft.

RM 672,500 ( Old price with 2 car parks )

RM 697,500 ( should be current new price with 3 car parks )

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Added on September 15, 2012, 4:01 pmI think most probably too high or 1490 sq ft size issue ( extra 43 sq ft into the balcony only )




This post has been edited by Chris Chew: Sep 15 2012, 04:01 PM

Ohhh, just bought KR2?

Hmm, the advantages to get MRTA is, when there is something TBD or Death on us, the bank assigned insurance company would pay us the money based on the reducing sum assured that we took....

If own stay, I quite suggest one should try to get some MRTA bcz the loan is a lot and long term and we are unable to predict what happen in the future. Btw for age below 30 is not that high and we can use the loan borrowing opportunity to get the finance MRTA.

If purely investment ESP flip upon completion, we might able to ignore it but it's up to the financial planning.

I couldn't take the whole MRTA of all my loan financing, but probably only cover 30-50% max bcz the premium is high n reflected into the loan installment.

Yeah, I also do worry a bit bcz the slow movement of Type C, but T3 ratio is 4:1 of T1 or T2.

Probably T1 and T2 Type C, just total 60 of them, included garden units, are facing Pool and 20k cheaper than T3 premium tower. T3 benefit of being solo tower with sole parking tower ( though can link to T1/2 parking ) and with own lobby instead of adjoining with T1/2 lobby.

But none of T3 units able to view Pool and it's either face highway for KLCC view or face LRT for Golf View.

IMHO, investors might go for lower price point in T1/2 that's what I think before but for own stay might go to T3 as well for more exclusive living where T3 has no Type A at all.

Type B moved very well and finally almost sold out. Just left 3-4 units at lowest floors.

I think Type C would be the next moving....

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Added on September 16, 2012, 1:00 pmWahh bro tmc, so fast we asking for paper gain dy ah?

In fact, the current selling price is still look cheap since months had been ahead and ZR remaining units selling at RM 460-480 psf, Twins Arkz, The Rainz, KM1 all not selling anything cheap or fair ......

T2-06-08 was loan rejected unit and one might not easy to get those T2-26-08 or T2-28-08 with such high floor and high price point.

Btw, the initial first preview was January and second was April ( where Type A and B increased 20k ). But.... They had special preview last year August - November where they can clicked a unit without price and it was RM 370-390 psf which is a bit lesser compare to pricing today....

Btw, after S&P signing, heard all remaining units would be increase price, the developer is very bullish about this. If RR increased by RM 100k, I think KR2 would be lesser than this tagging.....


This post has been edited by Chris Chew: Sep 16 2012, 01:00 PM

Haha bro, chill ... What specs and design u want for the hob & hood?

The developer committed the freebies would be worth RM 20,000 and for Type C could be a little more.

It might be very crucial for homebuyers and probably not for those buy & flip or rental. Franckly speaking, as long as the building quality is fine, I am ok or perhaps ready for the so-so quality or branding of the air cons and kitchen hob & hood. I am fine they only decided this upon VP in late 2015 where today's design vs 2015's model could be very indifferent model or prices.

If they decided to list out the brand now, it still good to everyone or else we have something in my mind. Probably the best freebies are 4 air cons ( 1 x 1.5HP and 3 x 1HP) and 6 high doors.

The 4 air cons cost us RM 4,300 and included console or wall hacking, it could be up to RM 2,000. The dev could get it cheaper probably by 30-50% by project of bulk 720 units. But we must vary it on market price if we get this done on our own. The 6 high doors, I had checked, any cheap plywood high door would cost RM 800 and could up to RM 1.5k average quality.

The remaining goes to kitchen hob & hood and its cabinet. I believe the hob & hood normal spec already RM 2-2.5k included installation. The cabinet should not be those 3G Glass Door with soft close set which will cost more than 10k.

So, with the low entry of 7% discount and DIBS at such pricing of RM 380-420 psf to even now, RM 400-450 psf, I suggest we better dont expect any quality or high branded kitchen cabinet n its hob & hood. If they can give better, it would be a plus point. If no, we can visit TAz and see wat super brand they give as freebies and after(if) whoah wow and hoo haa emotion for the freebies, we consider wat are the pricing the owner paid for it...

Haha...

Haha. I also quite agree with u about this bro.

If I decided for own stay, 75% probability I will tear down the kitchen cabinet or to upgrade the melamine door to soft close 3G Glass door and Hardtop to Solid Surface Top. I think most developer only gives melamine door with either hardtop or solid surface top.

About the air con, if they really gives Bao Bao brand, lol, I will take it down n trade with the electrical shop for other brands. Lol.

Hmm, let me get some idea here.

The S&P signing would starts early October. Those who had signed loan Letter Offer, prepare to pen to the agreement first.

Meanwhile, the developer should be more or less had been tentatively decided with the brand and company for the freebies.

The developer, Kiara Resources Sdn Bhd is an all time long main contractor for Sime UEP since 20 years ago. The profile included EmbassyView and Subang Avenue. Dont u all notice the building facade is older version of KR1 and modified to be The Regina USJ1 bfore KR2, RR and P3, Seri Kembangan?

The air con brand should be the com they had been dealing for long time, which is Daikin.

For the kitchen hob & hood, I forgotten and probably a branded with normal quality n spec. It wouldnt be BaoBao, ZhungGuoDao or palia cheap cost brand.

For kitchen cabinet, I have no exact fact but should be white colour melamine door with white solid surface but developer promises no cheap material although it is not 3G Glass with Braun soft close set and granite. The Subang Avenue previously also comes with free kitchen cabinet top n base. To recall, it was launched in 2006 at RM 300 psf n completed in 2009. The idea is probably more or less same design with the cabinet but with better n modern looking. U guys can search the iproperty to have a look, which probably not a super quality kit cabinet but at least a decent norm good n simple looking.

Same goes to the water heater and most probably it is normal heater with pump.

For the high feet doors, I forgot to ask but a normal quality plywood door with dark brown colour. If this is true, it would looks solid and grand. At least better than normal plush door which normally developer gives for RM 200-300 psf condo.

Let's see what we can dig out upon signing S&P n yumcha session with some daikor.

If I am free tonight, I would share on the car parks master plan. Got pro & con but overall, I very satisfied with the early proposed masterplan. Unless they had changed it this few months since they had extra carparks for sales. The entry & exit, lobby, one way traffic and size are overall, good. Hehe.

I am not sure the allocation given by the developer. But definitely should be normal if they provide large built up size given higher car park basement, say CP1, then CP2 and subsequently lowest CP5.

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Added on September 21, 2012, 7:12 pmWhen bro?

Hehehe. Lets organize it.



This post has been edited by Chris Chew: Sep 21 2012, 07:12 PM

No worry, its true. T1 and T2 buyers with LO signed will sign the S&P and Loan Agreement.

T3 not so fast, should be end of October esp those yet to sign LO.

Haha. Ok. We can do it at mamak near KR2 sales office or Hailam, The Link.

Lets propose a date later once all members free to login n check for confirmation to meet up.

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Added on September 24, 2012, 2:03 pmNo worry bro. For developer offering DIBS, it wont stated into the S&P but its up to them feature it in their Offer to Purchase (A formal sales proforma aftrr dev had obtained AP & DL or license to collect deposit). For early buyers, the Offer to Purchase was from buyer to developer which assigned the solicitor as stakeholder ( therefore, it wont state any DIBS or freebies )

For DIBS confirmation, we have just ensure that the Bank Letter Offer we signed was with DIBS/DAIS package stated esp in the first page under facility.

It was due to, bank approved the DIBS to developer and offer the package to us, if the dev not agree or pull back the DIBS without any reasons, banks will have the right to freeze the loan dusbursement and if the land was charged to Ambank would be withhold until the developer is solve the DIBS or bulk progressive interest payments to respective banks.

We only have to worry the prompt payment of the developer to the banks where it would be reflected our name into the CCRIS record.

Cheers!


This post has been edited by Chris Chew: Sep 24 2012, 02:03 PM

Wow bro chung missing for so long ...

Hmm, Alliance didnt stated meh? Normally they will stated the package name with DIBS at cover page. On top of the loan amount.

Oic. No wonder so long nvr see u post.

So u end up signing with Alliance lenglui ah? Hehehe.

If u worry the DIBS not stated on the LO, u can ask the banker to issue a Supp LO stated DIBS. Or probably u check it out tonight.

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Added on September 25, 2012, 7:43 pmYes. Correct. U applied the Conventional Home Loan with Redrawal Facilities. ( same as OCBC )



This post has been edited by Chris Chew: Sep 25 2012, 07:43 PM

Which bank LO is this?

How come stated servicing on interest progressively but didnt put the mark " by developer."

other bank DIBS LO even no DIBS stated but wont put this kind of condition.

The column is a) then i) then ii)

I cant see wat is the left hand column. Maybe I check it out with Ambank officer n I have friends working as Branch Manager as well.

Yes. Taikor. TT. Okok... When?

For under construction, loan legal scale fee discount allowed is 30%.

So, what u guys got is standard 30%/35% or another 30/35% after the discounted fee?

Ex. A RM 500k loan scale fee is RM 3,950 Full Fee. After 30% discount allowed is RM 2,765 ( compulsory ). This is excluded stamp duty.

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Added on October 4, 2012, 11:02 pmYes. All balance units now come with 3 carparks. Unless u discuss with developer.

P/S. I am yet to share the Grd, CP1-CP4 carpark master plan. But quite busy lately. Will post it when I free.



This post has been edited by Chris Chew: Oct 4 2012, 11:02 PM

Haha bro. Probably the diff could be loan amount btw RM 500k below and above...

But this is DIBS project, solicitor can held firm their offer of 30-35% discount. Bcz at the end of the story, we must go back to them for loan doc signing.

Chehh, means no further discount lo.

The 30% or 35% discount was the discount which we are entitle straight away without asking. It is compulsory under Bar Council Act. Lol.

I assume 600 units taking ave RM 500k loan. Minus 120 units consider cash buyer or unsold

RM 500k Legal Fee is RM 2,765 ( after 30% discount allowed )
600 x RM 2,765 = RM 1.66mil

They didnt earn much from the S&P but since they monopoly it, say RM 1k per unit, it was close to RM 720k for few meetings, drafting, paperwork.

But from loan agreement they going to collect, it is a very big amount.

Ur stamp duty, bank stamping n purchase of agreement is ard RM 4000. Less than 1%.

Ok la. Not bad. Hehe.

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Added on October 5, 2012, 6:02 pmYes. They pay the same maintenance fee based on psf wise on floor plan.

Car park is accessory parcel with diff agreement, so it is not included into the parcel for paying maintence fee.


This post has been edited by Chris Chew: Oct 5 2012, 06:02 PM

As the car park is only an addition into the Accessory Parcel which is Separated from the S&P, it is quite a norm not to include as unit size for the maintenance fee. I might wrong either unless this KR2 Condo is something different with other condos.

For car parks need painting & maintenance, I think it is only done once in every few years, which repainting is quite unlikely but maintenance or changes ( ex traffic, CCTV, extra ) but these only need a small cost. From the 720 units which total built up of 900k, the maintenance fee of affordable/cheap of RM 0.20 per sq ft, it is about RM 180k fee collected per month. I suggested the fund is more than enough to do a lot of maintenances.

If the management is good ( few months upon VP ), facilities is great or well maintain ( needs time to adjust ), car park traffic, allocation, size, CCTV or
lighting which is good, good access within quadrant zone with control, lift maintenance and few more, I dont mind paying RM 0.25 per sq ft.

Deed of Mutual Convenant.

If I didnt forget, the maintenance fee is RM 0.20 including sinking fund.

KR2 is condo, so wont be RM 0.30 per sq ft unless this is low dense like RR or service apartment or any higher end condo with greater / more facilities.... Or till JMB is form.

If RM 0.30, this is not cheap for Type C owners, any type of Double lanai owners and most of all, unit with garden owners...