Dear All,

I have noticed that at HongBeeLand.com , AnGGun 3 is now opened for registration, so as a vivid supporter of the Anggun series by Hongbeeland, I thought about creating this thread as a platform to share any information that we may have on this project, and keep it as accurate as possible whenever any new information become available

About the developer:
Hongbeeland is the landowner for parcels of sizable lands in Johor Baru and Rawang and they have started their property developments by JV with reputable developers:
JV with SP Setia: Setia Eco Gardens (950 acres)
JV with Guocoland: Emerald @ Rawang (800+acres)

With 500+ acres in hand, HBL have launched a new masterplan township in Rawang, and have completed their own maiden project as below:
Anggun 1: Launched in Year 2007: Completed with CCC
Anggun 2: Launched in Year 2010: Completed pending CCC
AEON Rawang: Completed with shops and TGV cinema
Anggun City: Banks, Restaurants etc: Started Construction
Anggun 3: Now Opening for Registration

AnGGun 3 Site Location:
It shall be at the back of Caltex, a stone throw away from the new AEON Mall and the ongoing AnGGun City Commercials, McD, closer to the Tan & Tan / Bandaraya future project site.

This part of Rawang is undergoing a major transformation, the access roads are being upgraded now as we speak with flyover, extra lanes etc to serve the combined of 6000+ acres of new landed developments that are in progress or will be built from strength to strength by many reputable developers such as:

HondBeeland - AnGGun G&G residential and commercials: 500+ acres
Guocoland - Emerald West & East G&G residential and commercials: 800+ acres
Bandaraya - G&G link homes expected to be from RM700-800k, believer of la dolce vita, italian word for good life: 265 acres
Tan & Tan - "Dubbed "Sierramas 2" G&G per their circulation, rolling trees, massive G&G": 500 acres
Gamuda - Developer of Valencia/Jade Hill/Kota Kemuning planning their next G&G development, with a new direct NSE interchange in 2014 -724 acres
Mah Sing - M Residence 1 & 2 G&G residential and commercials: 380 acres
Glomac - Saujana Rawang: 345 acres
Lowyat - Puteri heights: unknown acres
AP Land/ Lowyat group - Bandar Tasik Puteri: 2670 acres of land.
DA Land -Lakeside parkhomes: 63 acres
Country Garden China - Country Garden Rawang, top 10 developer from china, developer of Danga Bay waterfront city Johor: 380 acres

Infrastructure
@Interchanges (1 in the past to 6 by end of 2015)
Rawang NSE Interchange (Existing, upcoming upgrading on the interchange)
Sungai Buaya (Rawang North) NSE Interchange (Completing 2014)
Rawang South NSE Interchange (Completing Aug 2014)
Rawang South Latar Interchange (Completing 2014)
Tasik Puteri (Rawang West) Latar Interchange (Completing 3Q2015)
Templer Park (Rawang East) Latar Interchange (Completed 2012)

@Upgrading works:
- Jalan Batu Arang Phase 1 in progress, phase 2 and phase 3 coming soon
- NSE 3 lanes to 4 lanes in progress, both direction from existing Rawang Interchange to KL+NKVE
- "T" Junction at the AEON/Anggun Junction to "+" Junction connecting Anggun 3 towards AEON

Commercials:
~ MCD Drive-thru (Completed)
~ AEON Rawang with TGV (Completed)

~ Anggun City commercial (Under Construction)
~ M Avenue (Under Construction)
~ Econsave beside Country homes Wet Market (Under Construction)
~ Platinum Industrial Park & The Two Wholesale City and commercials - By DA Land beside the rawang toll. (Under construction)

~ Bandar Country homes commercial (Completed in 1990s)
~ Revive and resale of Emerald Square commercial. (Facelift completed and relaunch)

~ Tenby International School @ Anggun (Upcoming)
~ Columbia Hospital @ Anggun (Upcoming)
~ The TWO Commercial - trade, wholesale, and outlet
~ Future commercial from almost every major developer: Hongbeeland, Guocoland, Mah Sing, BRDB, Tan & Tan, Gamuda is expected (Upcoming)

Buildup and Price:
2 Storey Link House: tentatively 600k+
3 Storey SuperLink House: unknown
2 Storey Semi-ds: tentatively 1mil+
3 Storey Semi-ds: unknown

Feature (From their online brochure):
1. Resort Home - A Luxurious lifestyle place that you can truly be proud of to call your resort home
2. Gated and Guarded Community Living - 24/7 Security with CCTVs Surveillance
3. Exclusive and Private Clubhouse
4. Swimming Pool and Wading Pool
5. Lush Greenery with walk paths around a Lake
6. Children Playground
7. Shopping and Entertainment Convenience at your Door Step - Aeon Shopping Mall with over 100 stores and a 8-Screen TGV Cinema.

Here are the information from their website, enjoy :














This post has been edited by smooth9: Oct 6 2013, 09:39 PM

Hi, smooth 9!
Wondering if u know what the price would b for these kind of unit?!

The facade looks like Garden Residence by Mah Sing, same designer?

looks nice..

at least 600k...

How and where to register?

Hmm.. so tempting..

u can register at the Hong Bee's website

I believe the price is not being made public yet since it is now open for registration only (correct me if I am wrong), but from rumors, the lowest entry level for the 2 storey link shall be Tentatively from RM880k+ and above, with the clubhouse for residence beside a lake, and noted that it shall at least comes with Perimeter CCTV like AnGGun 2 or better.

The price seems quite possible, considering Emerald Gardens lowest entry 2 Storey link is now going from 810k+, and it does not have a clubhouse yet, however their MD is looking at the possibility of adding a clubhouse as an option later. The location for the Anggun 3 is slightly better than Emerald Gardens, the only downside is that FOR NOW it is not directly beside AEON Anggun like the Anggun 1 and Anggun 2 series, but in the next few years, it will be closer to the Rawang toll, Tan & Tan new Sierramas massive gated and guarded development, Bandaraya new high end landed developments. And knowing HongBeeLand for these few years, they usually only launched a residential project every 2.5 years or so, and with more and more people luring into Rawang now a days and hence increasing the demand when supply is limited, it shall be interesting to see the market response on this new Anggun 3 series.

This post has been edited by smooth9: Aug 12 2012, 04:15 AM

800k, two storey link in rawang? No way...

New launch Bayu Legenda just next to Anggun 3, only 600k for 2.5 storey..Freehold..but already sold out.

still have stocks?

Well bro, I believe Rawang is not everyone's cup of tea still although it is changing with more people liking this area everyday. Noted the tentative price that I mentioned is the price I heard from my source, though not confirm yet since they have not announce it, and whether it is before or after any discount , buildup size etc is not known yet too. But, it sounds possible, considering the emerald Gardens 2 storey is now 800k+, without clubhouse, slightly further in and is almost sold out already too, and Bandaraya is expected to launch their Semi-ds tentatively starting from 1.5mil to 2mil by end of next year too.

The point that I am trying to make is, it is true that the price does not sounds cheap, but I don't think there is other landed development that is cheaper than this development still or has something comparable with the following:

- within 25km radium from KL/PJ/Shah Alam
- Freehold
- Gated and Guarded
- Tenby International School in the pipeline
- Clubhouse on a lake
- Perimeter CCTV, grand entrance with 24/7 security
- Still in the early stage of developments, with lots of potential in the near future.
- with an AEON mall (or comparable neighbourhood mall) with cinema at your doorsteps
- with new commercial that are similar to the type of Sunway Giza under construction now, and developer has reserved many lots to partially control the tenant mix targeted to preferred tenants, such as banks, restaurants etc.
- Without front gate: hence neighbors and children have more interaction (Many residence in Anggun 1 is experiencing the same thing, unlike other taman where children is usually not safe play outside, here every evening, we can see many children and family playing or gathering outside, though need to watch out for cars and not recommended to play at junction for safety.
- The developments by Hongbeeland, Guocoland, Tan& Tan, and Bandaraya, 4x heavy weight developers are developing side by side and each of them are benchmarking themselves as a high-end development, it will be a DPC, Setia Eco Park, Sierramas, a combination or something even better that will be built side by side.

Still if it is the location of Rawang that is one concern, I belief we should break up into these 2 to objectively determine how "Good" is the location:

Location - Distance:
I always belief that distance is a definite scientific measurement rather than objective, although we are often misguided by our perception/feeling that it is so far/long to travel to this area or that area. But, we can objectively determine the far/closeness of the location, and how long/short it takes to travel to the place that we go most often, e.g. works, or family/friends/relative etc. I have find this information by bro masbruno very helpful to determine the Distance part

Location - Surrounding/Branding:
On the other hand, if the surrounding/branding of the location is a concern, it is changing, and it will continue to change. Successful Landed Gated & Guarded enclave in the initial stage often take times to change its perception due to its size of the land for the township, and when it has developed and changed the perception, many people have already missed the boat . Past is good to serve as a reference/starting point, but how the area is changing to become in the future is more important, some of the example:
- DPC, it is previously being perceived as in Kepong,
- Sierramas, it is previously being perceived as in Sungai Buloh
- Setia Ecopark, it is previously being perceived as in Klang/Meru.
- and now the 4 developments by Hongbeeland, Guocoland, Tan & Tan, and Bandaraya, EACH are benchmarking themselves to become the next successful high-end gated and guarded developments such as above, it is still being perceived as in Rawang. but noticed the change of perception for Rawang is already happening in such a short time over the past 2-3 years? now is still before Bandaraya with their high end development coming in, and Tan & Tan with their Sierramas 2 coming in and already have experience in rebranding Sungai Buloh previously coming in too. This perception for this place is already changing rapidly already. There are 5000 acres+ of land 3-4 km radium from AEON Rawang for a combination of medium-high and high-end developments, and there are 2000+ acres side by side of AEON Rawang by 4 reputable developers moving towards developing this area as a high end landed development, massive gated and guarded residential, beautiful landscape, commercials etc.

In the next few years, this area will be THE LARGEST GATED AND GUARDED, HIGH-END LANDED residential area, probably in the entire Malaysia. And with the security in recent years in many places deteriorating and people are more into lifestyle house, rather than just a house, this area will be very much sought-after more and more everyday. Just like in the past when people are looking for high-rise residential, many people might settle for an apartment without security or facilities, now the trend is security and facility is a must, and buyer buying a mid and above high-rise residential will not settle for one without security and facilities, and IMHO, the trend now is security and facilities is moving towards a must for high-end residential seeker, too, and this area has a massive Gated & Guarded development to fill in that gap

This post has been edited by smooth9: Aug 12 2012, 02:50 PM

This Anggun 3 is much bigger size than Anggun 1 & 2, my last visit, the sales said altogether 312 units of 2/3storey link, and 2/3 storey Semi D, will break into different phases.

Someone said there is a centralised toxic antiseptic tank there at the Anggun 3 site, anyone can confirmed?

---

Added on August 12, 2012, 3:35 pmi dont think it is 800K for 2 storey link, i called the sales, they said from RM600K and above which i think it is NOT going to happened if they were to launch it end of the year. I guesstimate it shd be around 600K, 24 x 80 ft land size, 2850 sq ft BU, translate into around RM210psf.

This post has been edited by cheahcw2003: Aug 12 2012, 04:43 PM

Only leave 1 leasehold unit...
And the leasehold is only leave 80 years old..
I heard that one freehold unit will rejected by bank.
But it's a corner unit, around 700k.
May be you can contact the developer.

Hello Bro,
I have noticed that Guocoland's Emerald Gardens entry level is already selling at:
810k+ for their 2 level link 24x80, 2990sqft = translated into around RM270psf

EG is already almost sold out already, translated into about 270psf per square feet. Although I do not know Anggun 3 exact launching price and size of the unit, but if they are launching at year end, I am doubting it will be 210psf, as in the past Anggun 1, Anggun 2 series, HongBeeLand have ALWAYS priced their product at a premium compared to Guocoland and yet still selling quite fast, as it is not only the house to house comparison only, visitors and potential buyers will notice the difference, as they have always made the overall concept more livable and admirable, example more landscape, grand entrance, perimeter fence with cctv etc for their Anggun 2, hence the subsale for Anggun 1 and 2 is also commanding a premium compared to others, too. If Emerald Gardens is selling at RM270psf almost fully sold, without clubhouse, lake, perimeter CCTV, slightly further in, we shall see the the overall package for Anggun 3 in the coming months

Is Hong Bee a reliable developer? Financially sound?

Was told Hong Bee Land is the sister company of Hong Leong Group. If u can trust Hong Leong Group, then shd not be any issues.

Hong Bee Hong Leong

Another Quek/Kwek?

This post has been edited by highcourt: Aug 13 2012, 10:32 PM

How the morning traffic & duration from site to KL city center?

if 24 x 80 with 2850 built up, tat is huge and if 600k onwards, it would be very cheap.

Since EG sold with 800k onwards, my guess for this Anggun 3 could be minimum RM 828k onwards....

dunno where to register? Cant see the registration in hong bee's website...

Isn't it true that if supply is high (thousands of acres), price will not go up easily. Furthermore, land cost cheap in Rawang.

Anggun 3 - 4 types of properties are as follows:-

2 storey link - 22x70 - 2200 sqft BU
3 storey link - 22x70 - 3000 sqft BU

2 storey Semi D - 40x80 - 3400 sqft BU
3 storey Semi D - 40x80 - 4200 sqft BU

Altogethr 312 units, club house build on the lakes. Stratafied freehold GnG development.

For these land area and build-up size, price should be <RM650k for 2 storey link, <RM850 for 3 storey link ...by the way, I think people more interested in Semi-D\
If more than that, M-residence definately a good buy!

This post has been edited by 37 Exposures: Aug 14 2012, 09:28 PM

from my understanding, HBL owned the whole land area. HBL = Hong Bee Land. They JV with HL to formed Guocoland and at the same time leave some land for their own Development thru PURA DEVELOPMENT SDN BHD. HBL is from Singapore. in terms of Financial support, it's not a worry cos they have Anggun 1 and Anggun 2 completed.

---

Added on August 16, 2012, 12:49 pm+1. i like your judgement. Far or close is very subjective for different individual. it's all down to own preference to determine the purchase of property and not just buy buy buy. same goes to price. expensive or cheap... very subjective. last time during Anggun 1 launch @ RM 420K, i did mentioned the price is expensive looking at the location of Rawang and put a negative view on Anggun 1. But i am darn wrong looking at the success. But so what, look at now, Anggun 1 able to fetch at RM 850K.

btw, are u styaing in anggun?

This post has been edited by jason_chee: Aug 16 2012, 12:59 PM

Jason Chee, u r right. Hong bee and hong Leong are not related. Thanks

Generally speaking if the supply is too high, it is perhaps a yes to worry, BUT there are more people who are interested to upgrade from non Gated and Guarded, moving into Gated and Guarded everyday, as due to the security condition of Boleh land, no offense just saying the facts, there will be more and more people upgrading/moving/interested to move into a more secured area. If one good developer can pull out 3000 acres of Setia Alam and Setia Eco Park successfully, I don't see a problem with so many reputable developers (about 2000acres high end, and 3000 medium-high developments), each of the heavy weight developers have its own loyal customers/followers willing to upgrade waitting for this high-end development from the developer that they trusted and admired, they will be complimenting each other's developments. This area of Rawang is growing organically, as opposed to superficially, Anggun 1 is almost fully occupied already with more houses renovated every month, like one of the taiko from another forum mentioned, Tan & Tan and BRDB will only be expected to come in year 2013, and building more demands at that time with their own brands and followers, road upgrade etc, as even more people will like this area, and WCT in year 2014, by that time, Anggun City with banks, MCD etc shall be completed already.

The land was cheaper in Rawang previously, and it is probably still consider cheap now, but we shall see in the future, when the heavy weight developers gradually come in with their high-end developments, this area will become the LARGEST GATED AND GUARDED, HIGH-END LANDED in Klang valley, just like Mont Kiara is the Largest concentration of high end condos in Klang Valley, IMHO, this area will transform towards that direction in terms of landed play in the next 5-10 years.

Yes, per bro Jason_chee, they are the original land owner keeping the land for like half a century, with another piece in Johor (now Setia Eco Gardens). They have SOLD the land for partial payment of RM200+Mil and/plus JV with SP Setia to develop Setia Eco Gardes in Johor, and did the same for the Guocoland JV, by sold the land for partial payment of RM??Mil, and/plus JV with Guocoland to develops Emerald East+West. They have kept land for their own Anggun developments, now the portion below Emerald West, all the way till behind caltex, even the land above/on top of Emerald West (bigger land), is also their own land for future developments, some contractor that I have met for Anggun said there are more actually lol, not sure whether that is true on that part, but the one we are seeing now below Emerald for their Anggun is definately theirs, and the one undeveloped above Emerald West is also theirs.

I believe they are a cash rich company, considering they sold both piece of land (for a lumsum), then JV for recurring income on both successful project before they start their own, even the AEON rawang developments is a turnkey project, where they build the whole shopping mall, and then sold it to AEON group, if my source is correct.

Yes, I am staying in Anggun 1 for almost 2 years now, seeing more neighbours moving in every month. Staying here, I have noticed that the community living is quite good, without gate, the landscape, gated & guarded, is doing a big part. Without front gate and side fence at the front part, people are more inclined to meet up with neighbours during gardening, car washing, evening walking etc, and the part with landscape more people do evening walk, and hence closer relationship among neighbours, and neighbour's children, too. I have heard there are some Japanese and Chinese national family staying here too, and few doors away from my house, another Korean family is moving in too with their renovation almost completed, there will be more and more expats looking for a peaceful and secure environment when the Tenby International school is up.
I have stayed in landed neighborhood all my life except few years in condo, and have never been so close with neighbours in such a short time, and hence never expected such a close neighborhood relationship before I more in. Here, neighbors of all races became friends, and close friends taking care of each others just like the old days, which I think is something that $$$ cannot buy. If one has an opportunity to see from own eyes the evening interaction of neighbor, especially weekends, you will know why the occupancy rate is so high here in such a short time, some people who bought the house previously and thought about making it an investment has either sold it to someone who would like to move in, or they themselves change their mind and moved in

This post has been edited by smooth9: Aug 16 2012, 08:10 PM

http://www.hongbeeland.com/PDF/edge-170907.pdf

from my source, they lease the land to AEON for 30 years. construction and development costs are from AEON themselves with reduced leasing amount over 30 years. not sure whether it's true or not.

good to hear you've been staying there since VP. i bought subsales last year (when AEON started construction) and i moved in last CNY. even though i pay 50% on top of the launching price, it was great environment there. i love the landscape and almost everything about the place. most importantly, my wife and kids like it. good to know you're neighbour.

Jason, mind to share what was the initial launching price directly from developer? For both Anggun1 and Anggun 2

Anggun 1: Launching Price back in 2007.
32 X 75: Clustered Semi-D: RM 380K +- <-- if i can remember correctly.
35 X 75: Semi-D: RM 420K <-- 99% correct based on my memory. smile.gif
Bungalow: Price Vary and i don't know the price.

Anggun 2: Launched in 2009.
40 X 75: Semi-D: RM 595K. <-- if i remember correctly.

2012:
Anggun 1 - Clustered: RM 780K (asking price by most of the owner)
Anggun 1 - Non-Clustered: RM 850K (asking price by most of the owner)
Anggun 2 - RM 900K (asking price by most of the owner

you can check the price in iProperty

I remember Anggun2 launched at about 480k then slowly increased phase by phase til 595k, no?

I bought it @ 659K, think just left few units then.

Still hv > 20 units left for below RM900k.
Actual price will be released in Sept.

R u referring to Anggun 2? Thought sold out unless developers still reserves some

Yes Anggun 2.
I m not sure of those are unsold or reserved units. But they will open for sales next month.

Bumi lots that have been converted?

Good to know that you are a neighbour and nice to meet you here, I will pm you the next time we are having some bbq session

The last few units of Anggun 1 is from 498k, and the starting price of Anggun 2 is like 580k++ when it is open for booking to previous Anggun 1 owner, then the last few units that are open for sale in 2010 are 650k-700k.

Hey Cheah, thanks for sharing, I have confirmed with HBL, and they confirmed the same 24 units of Anggun 2 available for sale next month, price to be confirmed, but tentatively below 900k. It shall be reserved units as opposed to unsold units, as over the past 2 years, I have visited their sales office many times for matters regarding anggun 2, maintenence fees etc, and I confirms that the sticker board is all full since end of 2010 and then no longer in the sales office. Perhaps they have reserved 24 units for sale after AEON Jusco completed, and before VP, sounds like a good buy for potential buyer and developer is also earning more money for the same units too, as Anggun 1 subsale is transacting at 800-850k (35x75 2400+sqft), 750k-800k (32x75 2200+sqft), now Anggun 2 is tentatively <900k 40x80 2700+sqft, with the additional permeter fence and cctv, and central park with water features.

Are you sure Anggun 1 can fetch rm330psf to rm350psf? Don't you think it is overpriced for Rawang area? Some more no clubhouse and old design?

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.

---

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.

---

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.

---

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.

from my understanding, there are approximately 24 units from HBL. it will be treated like sub-sale cases. price not yet release. maybe starting from RM 880K. take note, MAYBE ONLY.

my wife has the listing. we wanted to buy, but unfortunately, it's too expensive. monthyl repayment is up to 3.5K per month for 40 years. darn. have to shut-down my dream liao.

Just wondering do HBL offer any rebate or early bird discount for those early purchasers when they were launching Anggun 1 and 2?

Ya, do agree with u. The price is really steep.
Unless the developer willing to earn less by setting the price lower than the market value.

i don't think so. if i remember correctly, no DIBS, no Loan and SnP absorb. right that time, max tenure is 30 years.

---

Added on September 10, 2012, 4:42 pmyea... but if everything goes well especially the new commercial, i believe the price will go up to >1Million.

i can't wait for the new commercial to complete. it's so easy. walking distance.

This post has been edited by jason_chee: Sep 10 2012, 04:42 PM

So expensive
Hopefully there is some late bird or stock clearance discount..

Dear All,

I think it is quite interesting looking at what some of the developments coming up to this part of Rawang:

- Current Ongoing Toll and Road upgrades with flyover
- MRCB awarded the highway widening from Rawang to Sungai Buloh in July 2012, Forth Lane Expansion from 3 lanes, to be completed in 30 months.
- BRDB coming in anticipated next year with their premium semi-ds selling at RM1.5mil onwards, like 500 meters from AEON Mall.
- Tan & Tan new development with Sierramas as benchmark
- Anggun City and MCD drivethru under construction, completing in about 2 years, adjacent to AEON Mall
- Tenby International School coming in
- A neighborhood mall for Emerald West
- The Two (F & B, Houz Depot, Selangor Premium Outlet)

and another upcoming development that I think will be worthy to mention is THE TWO (Trade Wholesale Outlet)(http://www.lakeclubparkhome.com), phase 1 is F & B, and houz depot is in their phase 2, it shall be be good for so many houses completing in the next few years, and the MOST INTERESTING about this development for me is the Proposed Selangor Premium Outlet

I know the Johor Premium Outlet being the 1st in South East Asia is doing EXTREMELY well since the opening and Genting group is looking at doubling the Johor Premium Outlet from 70 stores to 130 stores in the next few years, and they are also looking at plans to expand aggressively with other outlets in Malaysia with the JV of Simon Property Group and the Genting Group. I have previously read somewhere that they are looking at Sepang and Melaka as their 2nd and 3rd outlet, if it is confirmed to move to Rawang or they are making Rawang as their 4th Outlet, either way they should do extremely well for the Klang Valley Market with the large catchment and tourist alike, and it does made perfect sense to be in Rawang too, since Premium Outlet are usually located outside of the CBD and yet not too far, so that for example the Coach stores in CBD will not be competing directly with their Coach Outlet. It will be a MAJOR crowd puller that crowd from klang valley and tourists alike would come and shop Ikea is a crowd puller for Mutiara Damansara pulling many adults and family from all over klang valley and in some case other states in peninsular malaysia for their new home or home enhancement. I reckon, The Selangor Premium Outlet will pull crowd who desires branded designer items at a discount from all over klang valley, and also tourists as well, and it is going to be LANDMARK development that will pull lots of crowd and continue to evolve this part of Rawang, that Rawang will sound very different in the next few year

Phase 1: Proposed Food Haven for Tourists
The first of its kind in Malaysia, sprawling across 2-levels catered especially for Food & Beverages, Local Products & Souvenirs outlets with a Hypermarket and Home Improvement Wholesale at its lower ground floor, built with ample car park.

Phase 2: Proposed International Trade & Wholesale City with Houz Depot
Poised to bring together a pulsating blend of trade and wholesale businesses following the success of Yiwu – China’s Commodity City.

Phase 3: Proposed Selangor Premium Outlet
A discount shopping paradise for both tourists and locals alike, set to offer impressive savings on high-end brands.

Phase 4: Proposed Hotel, Exhibition Hall, Showroom Office & Serviced Residence
Future plans to unite business and luxury living in one convenient wholesome integrated development.



Current Tenants at Johor Premium Outlet, and noted it is full, I am sure there will be even more brands that are waiting for their phase 2 in Johor, and many will designer brands will be coming in for Selangor Premium Outlets

Designer Fashion and Sportswear:
902 Adidas +607 5909 199
436 Armani Exchange +607 5909 390
338 Armani Outlet +607 5909 350
220 Brooks Brothers Factory Store +607 5909 225
700 Burberry +607 5909 228
328 Canali +607 5909 382
434 CK Calvin Klein +607 5909 380
510 Cotton On +607 5909 358
432 DKNY +607 5909 360
606 Ermenegildo Zegna Outlet Store +607 5909 201
424 Esprit +607 5909 323
516 Flow +607 5909 361
416 G2000 Outlet +607 5909 398
528 Gap Outlet +607 5909 309
532 Guess +607 5909 296
430 Lacoste Outlet +607 5909 211
426 La Senza Lingerie +607 5909 321
526 Levi's Outlet Store +607 5909 278
232 Michael Kors +607 5909 305
1000 Nike Factory Store +607 5909 227
100 Padini Outlet Store +607 5909 262
212 Pink Jambu +607 5909 252
604 Polo Ralph Lauren +607 5909 500
418 Poney Outlet +607 5909 328
406 Puma +607 5909 260
518 Quiksilver +607 5909 286
222 Raoul +607 5909 325
414 Rip Curl +607 5909 259
520 Roxy +607 5909 281
332 Salvatore Ferragamo Company Store +607 5909 218
234 Shanghai Tang +607 5909 308
420 Timberland +607 5909 226
218 Tommy Hilfiger +607 5909 152
308 Universal Traveller +607 5909 231
224 Versace +607 5909 495

Shoes
514 Charles & Keith Reductions +607 5909 363
400 Clarks +607 5909 276
316 Geox +607 5909 288
304 Pedro Outlet +607 5909 310
402 Skechers +607 5909 255
300 Vincci +607 5909 262

Accessories and Jeweries
412 City Chain +607 5909 351
214 Evita Peroni +607 5909 272
326 Swiss Watch Gallery +607 5909 388
306 Tomei +607 5909 899
320 Wear & When +607 5909 561

Fine Leather and Luggage
312 Bonia +607 5909 246
208 Braun Buffel +607 5909 433
408 Carlo Rino +607 5909 219
230 Coach +607 5909 232
226 Coach Men's +607 5909 232
428 Fossil +607 5909 248
314 Oroton Factory +607 5909 267
310 Samsonite Factory Outlet +607 5909 289
322 Tumi +607 5909 187

Gift and Specialty Items
302 Cosmetics & Designer Fragrances +607 5909 179
206 Fidani Chocolate +607 5909 300
602 Maybank +607 6639 912
318 Royal Selangor +607 5909 196
522 The Body Shop Outlet +607 5909 119
210 The Cosmetics Company Store +607 5909 456

Houseware & Home Furnishings:
410 Akemi Uchi
+607 5909 258

F & B
1002 Absolute Thai +607 5909 221
502 Baskin-Robbins +607 5909 285
401 Crepe Signature +607 5909 318
Food Channel
204 George & Dragon Café +607 5909 268
504 Kampachi Japanese Restaurant +607 5909 277
500 Starbucks Coffee +607 5909 143
2000 Taang Shifu +607 5909 336
200 The Coffee Bean & Tea Leaf +607 5909 337

This post has been edited by smooth9: Sep 13 2012, 02:53 AM

Upon having some free time 2 days ago, I just drove to Anggun and Emerald for fun. To my suprise, I kinda like this part of Rawang. How come taikors seldom talk
or almost never talked about it? Looked like I have missed the boat on this one.Damn. Any left overs from developers for both anggun an emerald west or all subsales? how much is the latest price?

hahaha. yup having breakfast. anyway, yeah there are topics on rawang etc but didnt get as much hype as alam impian, setia alam, puchong etc. when I arrived at anggun, i was like damn, how come i missed this one.

I tried to search around Hong Bee website. But i found it unuser-friendly...
anyone know how to register anggun 3?

Bro Amint, Hongbeeland still has previously reserved units for Anggun 2 (about 24 units estimated about 900k each will be release this month or next month, VP shall be within 1-2 months as well), and Guocoland also has units for their Emerald Gardens as well about 800k and up for their 2 storey superlink.

ok noted smooth9. thanks

You're welcome bro

24 units? Below 900k? Im interested worr

Jeghui, this one already VP/ or will be VP soon. If you want to flip it will be tough as the early bird got it below 600K. If u want to rent it out u will have negative cash flow.

Hi, cheahcw2003!
Do agree with u, as the market seem uncertainty in next 1 or 2 years. So, if really want to keep it for flipping purpose, the risk is higher.

I am really happy to see the changing part of this rawang side.
But, with the uncertainty of the property market, I afraid the new development might not be going as smoothly as we planned sometimes, will even get delay at the end.
All the big tai kor company can hold on with their project if the market is unfavorable to them.
We might not know how many burst will be happened in the next 5 years.
Really need to have a Risk awareness before we invest.
Not to invest rm10 if we juz have 50 cents in hand.
Hope we can bear in mind. Meantime, I am also reminding myself on this.

Anyhow, the facade of the anggun 2 is really impressive!

Jeghui and cheahcw2003, wanna nyumcha anytime soon? looks like all 3 of us are interested in the same properties (not just anggun from what i read)

This post has been edited by AMINT: Sep 14 2012, 10:47 PM

Wud love to but im overseas lah bro.

Cheah, semidees nowadays hard to find 1mil below. Plus, my friends bought anggun 2. For own stay. So thinking of living around them too. Make up for lost times. :-)

Alright, u buy for own stay? Good choice then. No hurry for yum char, just pm us when u r in town.

My first post. Allow me to share with you all regarding Strata Title vs Individual. Currently staying in DPC n my garden is Strata Title. Before that, I stayed in a condo, also strata title

When you first buy your property under Strata Title, the developer actually holds all the titles.

At some point after VP ( in my case is 3 years, but sometime it can stretch to 10 years), the developer will release the strata title to the land office. Each house owner will have to pay 2-3% of the house price (to the government) to get your own title. You need to engage a lawyer. In my case, I bought my unit at 8xxxxx and I have to fork out more than 20,000 to get my title. You have to do this within 24 months after the developer released the title to the land office. If not, you get fine plus jail.

Under Strata Title by-law, you are NOT allow to keep pets like dogs and cats. But many of us keep dogs in our home, anyway. It is ok so long nobody complaint. One fine day, one new family moved into our neighborhood and this guy hates dogs and cats. He complained all the way to DBKL. The officers came , visited every home and issued us warning letter. There is way to go round this. We called an AGM and amended the by-law to allow small dogs with some restrictions. This has to be approved by DBKL.

Someone mentioned earlier that under Strata, you cannot alter or do something funny with your house like paint different color or simple extend your house. You need to follow guide and rule. Let me share you something happen to my garden in DPC. There is this new family moved in , a few doors from me. I was told he is some kind of underground 'tai-ko' or something like this. He tore down part of the house and re-built. Our committee approached told him he cannot do that. Guess what. He got so angry that he called all his gang members ( 20-30 of them) and sit in front of the entrance. So you cannot enter the garden. We have to call the police. This is all happening in my garden in DPC...very funny

Imagine strata is like when you buy condo, and it wud be strata title. same2 the terms and conditions.

As for gangster, let the police handle them. maybe shoot some of them and die muahahah.

gangster taik kucing.

So what happen now? The committee finally compromise with him? It is a headache to have this type of persons inside the Taman.

So we compromised with him. He tore down half and built half. At least now we have peace.

You meet all kind of people. My friend stayed in SouthLake in DPC. SouthLake is individual titled and managed by DBKL. It is not GnG. One day, they decided to build a guard house and hire guards. It took them so long to vote because there are always people who gave trouble. Finally after months of quarreling, they built the guardhouse. But there are still many residents do not agree and refuse to pay the monthly fee ( only abour RM100). So their guardhouse has 2 entrances with a big signage. One for paying resident (given access card) and the other for Visitors and Non-paying resident.

Another dog story in DPC. In one of garden (Strata Titled), this guy have a huge dog and making a lots of noise. Neighbour complain to DBKL. The officer from DBKL came and took the dog away by force. A lot of drama happening in DPC

I myself keep 2 dogs in my house. I am thinking of moving to Rawang. DPC is getting very congested already. Like the Anggun concept but strate titled. So I may buy one in EG. Do not want to get into this dogs issue with DBKL again

Wah moving to Rawang? A drastic change. Many sees DPC is the best place to live in Msia. On the other hand look down on the potential of Rawang.
What makes u so confident in the Anggun/ Emerald enclave? EG is almost sold out only left < 10 units mostly are corner units.

Hi simple007, do you mean all strata title landed property will have to convert into individual title at some point of time?
How would this affect the GnG thingy? Sorry, i'm a bit blur here

DPC?

If I going to stay in a 1-3mil house, I think DPC would definitely after my top 10 wish lish .. Not surprise if out of my top 30....

Hi Masbruno,

Yes, all strata title MUST convert to individual at some point. Actually I made a mistake in my previous post. It is not 24 months but within 12 months. This rule applies to condo initially and it has extended to all strata title. It has nothing to do with GnG. I suggest you check with your developer and they should be able to advise you when you have to do this and how much it will cost you. When I bought my condo many years back, nobody told me this.. so 'kena'. For DPC, I planned for it . Cost me RM20k +.

I am a kampung boy and I never look down Rawang. Instead , I believe Rawang has great potential, provided the developers play their game right. When I bought DPC, there wasn't much thing built. I bought because I believe in their vision and concept. Now my house worth >2 mil. When I look at EG or Anggun, it is like history replay. I hope I am right again

We are in the same page, i also confidence with the Anggun/Emerald enclave future potential. For own stay:-

1) If u want to move in immediately, Anggun 2 is available to move in, developer has reserved 24 units for sales. Priced at < RM900K.

2) if u want to move in 2014, EG will be the choice. F&G

3) If u r not in hurry, Anggun 3 is going to launch in 2013, stratafied development with 3 years completion, ready to move in @ 2016.


This post has been edited by cheahcw2003: Sep 16 2012, 10:43 PM

Thanks cheahcw2003

Since I have a couple of dogs, so Anggun is not for me due to Strata Title issue. At this point, EG looks like the best bet for me .. and 2014 is perfect as well. Will decide in the next few days

Bro welcome to the forum, and thanks also sharing your insight on the dog and cats issues in strata title as opposed to individual titles. I agree with you absolutely on the potential of future Rawang, you are one of the pioneer who bought into DPC and get rewarded, salute on your vision. I am pretty sure that as long as the developers execute the project well (they should with so many reputable developers competing and collaborating together) , we will be right on the future for this part of Rawang if not better and bigger, there are so much that are currently being built or will be built and will make Rawang looks so much different in the coming years

4) I would like to add that Anggun 1 subsale is probably your other option too, as Anggun 1 is confirmed individual titles and probably the only one Anggun series that are in individual titles, as Anggun 2, 3 etc all will be strata titles already and can foresee future Anggun developments will also be strata. We have dogs and cats here, some with couple of dogs too, there is a growing human, and pets population here lol, if you buy here we will be neighbor lol

This post has been edited by smooth9: Sep 17 2012, 12:08 AM

Hi simple007,

Thanks for the explanation & highlighting about the doggy issue.
I guess I'd better check with the developer on the restriction on dog breed & size. I like huge dogs, so i foresee problem in Anggun2.
In my opinion, EG is ideal for dog enthusiasts because it's individual titled & has a huge public park located just in front.

I have the same good feeling too the first time I look at Anggun, EG & EW as a whole. Hope we are right.
Btw I'm a kampung boy too. So many kampung boys coming to KV to sapu properties, the city boys must be pissed big time.

This post has been edited by masbruno: Sep 17 2012, 12:21 AM

Actually not all strata landed do not allow pets.
I have 1 prop on hand, landed strata, it is stated that dog is allowed in the S&P.

We shall see what what Hong Bee is going to offer.

Does the S&P specific the breed, size & etc?
Yup, better check with Hong Bee than end up having our 4-legged friend kidnap by MPS.