Good for potential buyer, not so good for flippers tat wish cash out immediately upon vp. Lol.

I do agree that it is quite high, but the price is increasing like gradually/organically for both the subsale and bank valuation from my understanding that Anggun is getting the highest valuation from bank so far in this area, and this happens for reason, as for the designs, it is very subjective I guess, but I like the overall environment and landscape personally

I believe RM330-RM350psf is actually the transacted price over the past few months for subsale in Anggun 1, if we do a search around what is in the market in iproperty.com.my or mudah.my, most seller is selling slightly higher than that, of course that is asking price, so even with some discount, it will come to about that price for now, correct me if I am wrong There are also some buyer who would prefer individual title, as Anggun 1 is individual free hold title (and will probably be the first and last Anggun series in individual titles), whereas Anggun 2 and 3 and beyond shall also be strata title, both got pro and cons. The occupancy rate in Anggun 1 is also getting quite high about 90% of the 235 units now occupied / under renovation.

Here are the actual site for Anggun 2 Residence, looks complete and waiting for CCC and perhaps HBL last wave of limited units sale for this series:

Anggun 2 Residence with AEON Mall and Anggun 1 at the backdrop











This post has been edited by smooth9: Aug 17 2012, 11:44 PM

Nice pic there bro, Rawang ppl should be proud with this great residential place there.
Just wonder whether is there any shoplots slated for development somewhere around there in the future?

Hi Vestor, yes, just right beside the AEON Mall with TGV cinemas, in between Anggun 1 and Anggun 2, there is a 3 storey lifestyle open street mall @ AnGGun City that is now under construction, some people duped it as Sunway Giza concept, officialy launched on 28th of July, and the 200+ units from RM2mil is almost fully sold. There will be a standalone MCD fronting the AEON Rawang road started contruction together with Anggun City since last month too. From my understanding, HBL has reserved 20+ units for this shoplots, which they will sell/lease it to targeted tenants, such as banks, restaurants etc, so the tenant mix is partially controlled and with more banks etc as landmark, the commercial tenant mix will be interesting:




MCD Standalone, drive-thru at 3'o clock area (actual side now with pilling almost completed)


Anggun 1:

Hi, smooth 9!
Appreciate if u can tell more on the difference of the individual and strata title?!
impressed with the layout and design of anggun 2.
Really not sure should go for sub sale of anggun or register for the new one.
Thx!

I try my best to answer you rquestion.
About Individual title/ Strata title GnG, the diiference are:-

i) Strata Title is more proper GnG, residence cannot alter the facade, extend the units and repaint the wall in different colors.

ii) the common area inside the GnG is belongs to residence for Stratafied GnG, and residence need to pay the maintaince fee for maintaning the public area. For individual title GnG the common area will be maintained by Majlis Perbandaraan after the developer hand overed.

iii) Ind title Gng take 2 years, but strata title take 3 years to complete.

iv) strata title landed GnG basically is the same as strata title highrise GnG.

Hi, cheahcw2003!
Thanks for your explanation on these.
Meanwhile, do u have any idea on the maintenance charges for anggun 1 & 2?!
Other than the guarded services, I don't c more facilities in sharing as compared with the strata title condo.
Thx!

Anggun2 semi-d definitely worth buying...
Anggun3 semi-d must be RM1m++

Dear Smooth,

I have been following your Anggun 1,2 and now Anggun 3 threads before I started my first property investment on Anggun 2. Thanks for sharing the information thus far. I have been following closely on the development of Rawang and I can really see that the development is moving on in a good pace.

Btw, do you happen to know what's the selling price for Anggun 2 once it is completed? Based on your prediction?
Is AEON Rawang doing well from what you see?
How's the traffic like at Batu Arang now?

Hi Ironhide828,

The price for maintenance in Anggun 1 is RM180/mth, mainly for the guards and maintaining some common area that is not covered under mps, and for Anggun 2 I cannot remember, as we haven't started paying yet since it is not VP, I believe it is about the same price, perhaps some Anggun 2 buyer will be able to enlighten a little

I think Anggun 3 semi-ds will definitely be RM1m+ as well, since they will have link houses too, we will see

Hi freethinker123,
I am glad to hear that the information helps, and congrats for your investment into Anggun 2 I believe the price of subsale for Anggun 2 will very much depends on the last 20+ units that hongbeeland is expected to release on next month, and also the price for Anggun 3 semi-ds, if the rumors that Anggun 2 remaining reserved units are sold at about RM900k and sold fast, with CCC and keys, Anggun 2 subsale shall be about RM1m I guess, or it will be close to the price of Anggun 3 Semi-ds which shall be RM1mil+. Last time when they first launched Anggun 2, Anggun 1 (although being smaller and slightly different setting) is transacting subsale at about the same price of Anggun 2, as the advantage is the buyer can move-in within months once they have completed renovation, which some buyer would prefer immediate keys. It shall be interesting in the coming months, we will see

As for AEON Rawang, I believe the AEON themselves such as the supermarket, and FNB stores are doing well, but only selected retailers are doing well, but it shall ramp up when more people move in to this area, the road upgrade completed, and also when Anggun city is completed

The traffic at Batu Arang now is improving, but I would say it is inconsistent still as the road upgrade is in progress, since in recent months they often make new temporary roads and close existing roads etc to minimize the effect of the construction but there are still some effect I guess. If you are travelling in peak hour, there will be some traffic as we approach the toll for now, but for off-peak hour, there is almost no traffic. But, it will all change once the upgrade is completed, which the flyover and extension at the part close to toll shall be completed in the next few months, hopefully by end of the year

hi smooth9, may i know when you sign the snp for the anggun2, is there any restriction on having pets like dogs? as i know one of my friend who purchased a gated n guarded landed house in penang, the snp clearly stated pets are not allowed.

old design? i think that's the modern design. i don't think it's overprice. even Kota Kemuning @ Palma semi-D is transacting more than 1Mill. distance to KLCC, similar to Rawang - KLCC.

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Added on August 28, 2012, 11:20 ami agreed with you that the price for anggun might surpass 1Mill marker. with commercial coming up, i think the price for anggun will boom up. btw, if not my mistake, Anggun 2 maintenance will be more than Anggun 1 due to Strata title. i estimate around RM 280 - RM 350.

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Added on August 28, 2012, 11:22 ami don't think so. kindly check the DMC (Deed of Mutual Agreement) for more info. if they have restriction, it will be stated there.

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Added on August 28, 2012, 11:48 amarghh.... HBL too smart to get hold of few units to sell upon completion. i was hunting like mad ppl for Anggun 2 last year and no-body wan to sell. i managed to contact a lady with offer 700K. the next day, she say 750K. then when i confirmed, she told me, husband say dun wanna sell already. ....... *big sweat*. now i wanna buy also cannot. hmm.... darn!

This post has been edited by jason_chee: Aug 28 2012, 11:48 AM

I don't remember seeing anything about pets not allowed specifically in Anggun 2 in the DMC, from my understanding it shall be allowed, as this is one of the advantage for staying in landed property, as long as the owner are considerate, and the DMC though strata I remember is quite human and not too strict/petty type, Anggun 1 confirm has many pet dogs and cats here

Yes, you are absolutely right bro that the maintenance for Anggun 2 when developer handover shall be higher than Anggun 1, as strata title has more maintenance to do, but the maintenance fees has increased after Anggun 1 added more security, changed the security contract etc, the maintenance fees is RM180 including the sinking funds . If my memory for more than 2 years is correct, Anggun 2 maintenence is RM80 for security + RM80 for landscape. I will know the exact amount when the developer handover the keys and ask for advance payment of the maintenence.

based on the DMC, anggun 2 maintenance is RM180 per month + 10% sinking fund , so total 198 pm

Oh there was one clause in relation to the pets saying "not keep any pets in the Parcel or the common property which may give rise to complaint or cause annoyance, inconvenience, nuisance or danger to other purchasers"

From the clause, does it means pets are still allowed as long as they don't cause annoyance, inconvenience, nuisance or danger to other purchasers?

some stratafied GnG allows pets some don't so u need to refer to the DMC that u sign

Will take note.. Thanks!

Btw can any sifu shed some light on Anggun 2 vs Anggun 3? Which will you go for & why?

Any updates on d release of remaining Anggun 2 units?

Anggun 3 will be strata titled i suppose? When is the indicative launching date?

Around Jan 2013.