In general, “Up and Coming” areas- Price is lower but potential is good in next few years. Investment risk is however higher.

Examples:
1) Semenyih
2) Sg Buloh; and
3) Rawang etc

“Mature” areas – Price is expensive but for potential for further price increase is generally lower than “Up and Coming” area in term of percentage. Investment risk is lower.

Examples:
1) PJ
2) Subang
3) Bandar Puchong Jaya
4) Setia Alam
5) Kota Kemuning etc


Also hope the LYNs can also share some “up and coming” areas and projects.

TQ

so many polls, election coming soon or what

Sg Long is mature or upcoming?

“Upcoming” areas means the place is currently under-develop (no yet "Wong" now) but it has good potential in next few years because:

· The authority or the developer has plan to built the infrastructures such as highway to improve accessibilities, shopping centre, schools, office etc in future; and

· Since the mature areas already fully develop and becoming too expensive, it is a matter of time that the resident start to move toward these “upcoming” areas which is more affortable.

The risk is higher since whatever developer or the authority plan to built in future may not materialised due to various reasons.

definitely upcoming

i hv seen so many big cities, seems mature areas will getting more expensive (and still up) even with the many upcoming, near mature surrounding. so i think KL city centre has good potential.

My observations in general (This is example only):

Investing in upcoming areas: RM400K to RM800K (100% increase in capital with low entry prices). Provide that whatever the authorities/ developers planned are materialised (highway, school, international school, hospital, shopping centres etc)

Investing in mature areas: RM800K to RM1.1 million (38% increase in capital and high entry prices)

Just my 2 cents.

This post has been edited by KOHTT: Aug 8 2012, 09:25 AM

Cyberjaya?

Cyberjaya – as for now, nothing much to do during the night time, right?

IMHO, this is upcoming area- SP Setia are there.

This post has been edited by KOHTT: Aug 8 2012, 02:18 PM

Mature area usually referred to prime area with good infrastructure such as schools, highways, malls, easy transportation yes the price maybe slightly but you have a peace of mind. As for up coming area as long it is not well planned a lot of things can be at risk or planning may be different from what was proposed, township would be a better choice for upcoming area as it is well controlled by a developer.

If you are interested in a mature area why not look into KL Sentral new project by MRCB, last residential next to up coming 6-stars hotel St.Regis and 5mins walk to the transportation hub. Price Rm1100psf with early bird discount but not launch yet, soon price will be revised upon launching. KL Sentral is the key focus point in Malaysia as being the major transportation hub and offices with MSC status. Shell is moving in next year and new high end Shopping Mall will be opening next year. GSC and Parkson being the anchor tenant.

This is a JV development between MRCB and Quill. Do pm me for any enquires for this current project, I'm the exclusive marketing agent for MRCB.

Personally, for own stay, I prefer to buy a house close to where I work. That’s means it will be in the mature area. Possible a 2/3 room high rise apartment since the land property in these areas is beyond my budget. Simple reason that I hate the traffic jam to and from my working place if I stay far.

For investment wise, I will consider to invest in the landed property in one of upcoming township. There are more factors to consider when investing in upcoming areas compare to the mature areas.

Upcoming: Setia Alam, Kota Kemuning (Rimbayu, Alam Impian etc), Semenyih, Kajang, Puchong, Bukit Jalil, Cyberjaya.

R u sure u stay in the same company in your whole working life unless u r the boss.

This post has been edited by SKfolk: Aug 8 2012, 09:36 PM

Even upcoming areas also very expensive. Holding power must be strong as it will take a while to appreciate. Furthermore rental yield nowadays is very low...

Seri Kembangan?

I am sure after saying this, SK folks will hentam
me. Seri kembangan is coming up but there is not much attraction there. Price also not comparable with other places that have more attractions to offer. The only positive thing i see is that students/workers in CBJ can stay there. But i rather be in puchong. Why would some seri kembangan developments borrow the name Puchong South in the first place?

OUG/Bukit Jalil/Sri Petaling/Cheras/Setapak

Looks like plenty of opportunities

Isnt there a mall suppsed to kick off (O2), which should provide quite a bit of attraction?

Not sure if confirmed, but the Mex interchange and SKIP highways can make this place be attractive?

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Added on August 8, 2012, 10:58 pmWhat about Semenyih? seems to be getting a bit of attention lately


This post has been edited by ruben7389: Aug 8 2012, 10:58 PM

Probably just a little bit of attraction but not much. On Semenyih, IMHO it has future potential especially with SE and SEH coming along

I don't think One South will make it.

Bukit Serdang there also have new mall coming up.

Bukit Serdang new mall?

Setia Emas and Setia Eco Hill is definitely booming semenyih with about 1000 acres of development land. other developments also happening along Jalan Semenyih.
eg. Kiara business centre (entrance of Bandar Sunway Semenyih), pelangi semenyih 2 (by mkh), beside tesco as well (looks like mix development).

personally, i prefer to invest into "up and coming" rather than mature area due to the fact that expensive properties will be the 1st victim if economy crisis attacks.
just my 2 cent

In "general" the upcoming area is cheaper than mature area...but agree with you there are some upcoming areas that sell at high prices such as Sierra 16 at southern part of Puchong.

---

Added on August 9, 2012, 12:11 amFor me, Setia Alam is consider mature....but that does not means that property prices in this area will not going up further.

Puchong...also mature if you are talking about bandar wawasan, bandar puteri areas....Just my 2 cents.

This post has been edited by KOHTT: Aug 9 2012, 12:11 AM

IMHO,
During good times, "up and coming" area may do better (if with right price).
During bad times, matured area is safer (if it can't be sell at a good price and you're thinking to hold it, it can still be rent out) ... "up and coming" area, might be no more coming development for the next x number of years, and it may not matured enough to rent out reasonably.

This post has been edited by ecin: Aug 9 2012, 12:36 AM

Basically the planning of the township determines my decision.

Any ppl here attend the property convention last weekend?

I still recall Milan Dorsi suggested to invest in the mature areas and those areas with "confirmed" infrastructure going to be inplace such as the future LRT extension line. He disagree investing in upcoming areas such as Cyberjaya due to “supply > demand” since there are since still many vacant lands around that areas.

One of his student, who currently stay in Subang, invested 2 units of service apartments in Cyberjaya and end up unable to get any tenant.

So he suggested his student to rent out his house in Subang and move to Cyberjaya to stay there instead. Even if he able to rent it out eventually, the rental rate in Cyberjaya will be lower than those in mature areas.

Hope no offend to the Cyberjaya kaki here.

P/S: I am not promoting Milan Dohsi but agreed with he said

That sounds make sense .. what else did he suggest?

He suggest if we want to know more, pls pay to attend his full time course.

i think it depends on what u want. u want rental play, go buy matured areas. u want lots of capital appreciation, go for up n coming

%#$@*^%
By the way, that sounds make sense also

---

Added on August 9, 2012, 11:33 amDuring bull run, many calls "high risk high return" .. but have forgotten "high return high risk" ..
My 0.2 cents.

By the way, I voted for "Invest in both ..." .. I also blur blur sometimes since we were already quite some times and still in bull run.
Personally, I think "up n coming" can split further .. after all, luck factor is also important.
My 0.1 cents

This post has been edited by ecin: Aug 9 2012, 11:35 AM

Semenyih's recent bloom really something to look for. Once the traffic issue resolved, price surely go spike.

Semenyih quite near to Broga, if the incinerator project is on, then no good

Mind to share which service partment in CBJ? and how much the rental expected?

http://www.iproperty.com.my/news/market_trends.aspx?nid=5117

Top Ten areas based on the number of search in iproperty:

1) Bangsar 62,895 2.21%
2) Puchong 56,247 1.98%
3) Cheras 45234 1.59%
4) Petaling Jaya 37,980 1.33%
5) Shah Alam 27,216 0.96%
6) Mont Kiara 24,744 0.87%
7) Subang Jaya 24,633 0.86%
8) Klang 21,525 0.75%
9)A Kepong 20,164 0.71%
10) Ampang 19,458 0.68%

Most are mature areas..

This post has been edited by KOHTT: Aug 9 2012, 11:59 PM

Holy shit. where exactly is the proposed incinerator project, UFO-ET kor? Will affect Setia Emas and Setia Eco Hills? Hopefully wont be another Aman Perdana case.

This post has been edited by AMINT: Aug 10 2012, 12:22 AM

I just found this, project stop liao. But KL sampah problem not yet solved. Cancelling this project cost us 200 mil, I think it's time for us to Keeeeeep supporting the current regimn

http://thestar.com.my/news/story.asp?file=...1216&sec=nation
http://www.thesundaily.my/news/317100



Dun tell me they are moving it back to Kampung Muhibbah? This issue has been haunting Puchong folks for years.

This post has been edited by UFO-ET: Aug 10 2012, 02:29 AM

What is the diffenrence between setia emas n eco hill.
Btw since sp setia is now owned by pnb,board of director will remain unchange for 3 years. Thereafter tan sri may step down and probably sp setia wun be as good as they use to be now.

With all the developments in Puchong, I doubt it. But dunno where is the next proposed location

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Added on August 10, 2012, 8:04 amSetia Emas will be like Setia Alam while Setia
Eco Hills will be like Setia Eco Park. Both will be in Semenyih.

This post has been edited by AMINT: Aug 10 2012, 08:04 AM

“For 2012, in the Klang Valley, the next growth centres will be within the Kajang and Semenyih areas,” - SP Setia President and chief executive officer Tan Sri Liew Kee Sin

http://forum.lowyat.net/topic/2365266/all


New Township Projects in Semenyih


Pelangi Semenyih Phase 2A: http://forum.lowyat.net/topic/2318543/all

Setia EcoHill Semenyih registration: http://www.setiaecohill.com.my/index.asp

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Added on August 10, 2012, 9:04 amSP Setia buys land for RM381mil to replicate earlier success(update)

http://biz.thestar.com.my/news/story.asp?f...69&sec=business

This post has been edited by izzudrecoba: Aug 10 2012, 09:04 AM

I realized most people really not into semenyih. Hopefully they maintain that. So tired for having to queue very long to buy. huhu. From the launches I have been to (with good pricing), it doesnt look like there is malaysians are slowing down on buying

This post has been edited by AMINT: Aug 10 2012, 09:18 AM

I realized most people really not into semenyih. Hopefully they maintain that - AMINT


Care to elaborate your statement, mate? And do you have any data or fact to backup your statement?

This post has been edited by izzudrecoba: Aug 10 2012, 09:22 AM

Haha. No hard data bro. Just from chats with other taikors I know. They are more interested in other places rather than Semenyih. It depends on individuals I guess.

Lots of the upcoming areas are like that...most ppl think it is crazy to buy now...saying things like not convenience lah, too far lah, ulu lah etc. Look at the iproperty search survey, you can't find seminyih in their top listing.

when amenities such as highways, shopping centres etc already in place in next 5 to 10 years times, prices shoot up a lot already. At the means times, we need to take some risks to trust our beloved developers and authorites.

+1

Invest in maturing area and close to up and coming area. Sg Besi, Bukit Jalil and OKR triangle.

Poll result shows more ppl want to invest in upcoming areas? I doubt it.

Puchong consider upcoming?

Invest in both gained the highest poll.

It's normal, dreaming, good to have dreams.

Maybe Subang USJ? with many upcoming/ongoing project + LRT + BRT

About 5 years ago, went to aquaintance's place at Saujana Utama by Glomac. Thought it was so far n ulu. Never went again since because I don't have any business there. So, fast forward to now, my thoughts still have not changed. I don't mean to offend those vested there. I hope I'm wrong. How's the situation now?

I'm quite open to new places with strong fundamentals. Setia Alam and ecopark thrived because it was very close to established major commercial areas like Klang, subang, damansara. These commercial districts with substantial population were already providing hundreds and thousands of job and business opportunities by locals, government and a lot of large MNCs way before SA and SEP were launched, maybe by 10, 20 years or more.

It's difficult to compare setia emas with setia alam with target market middle to middle high income. Setia ecohill maybe okay since there will be rich people near the area. For mass affluent market, not many of them work nearby semenyih. When I say not many, means maybe more than 50%. The mass affluent normally work with banks and large MNCs which is not too many near semenyih. These mass affluent are the ones who will buy our exorbitantly appreciated price house (like SA and SEP) subsale. Otherwise, who will buy from us? If working there,then I'll say it's perfect. I'm just discussing general rule and not exceptions of course. Locationwise, I think setia emas can compare to saujana utama.

What do u guys think?

U want rental play go for matured places. If u want capital appreciation, I think u should get into those areas that just got several developers started to vested in. but the curve of developments has to be on the verge of incremental.my opinion, this is currently puchong, cyberjaya, kajang, etc. if this curve is still far away, u will need a long long time to wait.

+1. Some of these partially develop upcoming areas such as Cyberjaya are not much cheaper compare to mature area.

We need to have holding power for the less develop place like semenyih.

This post has been edited by KOHTT: Aug 31 2012, 10:14 PM