Just want to find out from the taikors and sifus here:

1) What is the pros and cons between these two type of G&G landed properties, with individual vs strata titles?. Difference?

2) Does DMC applicable to both type of properties?;

3) Is that correct to say that gated and guard properties with strata title carried better market prices compare to individual title? Why?

4) Which type of properties is likely to command higher maintenance/ securities fees in future?

5) If the property is on strata title, can the resident renovate their house/ building in future?

6) Who is responsible to services the road/ rubbish/ maintenance of the common areas for both type of G&G?

7) Resident Association can also set up their own G&G communities subject to approval of majorities of the residences. In this case, the property will be under strata or individual titles?

8) Examples of both types of G&G properties in Klang Valley?

Cheers!

This post has been edited by adwan: Aug 27 2012, 11:31 AM

1) What is the pros and cons between these two type of G&G landed properties, individual and strata?;

the different here is the title.
- strata title, controlled by the strata title act.
- individual title, as normal by national land code.

to know more, you need to read these two acts.


2) Does DMC applicable to both type of properties?;

first, we need to undertsnad what is DMC.

A Deed of Mutual Covenant (“DMC”) is an agreement under seal. It binds on all owners of a multi-unit or multi-storey building. It basically sets out rules to regulate the rights and liabilities of co-owners and establishes management machinery for the co-owned property.

The parties of a DMC include the developer and the first purchaser of a unit in the development and the management company (if there is a management company appointed). Even though not all owners signed the DMC, they are bound directly by it. This is similar to a case where members of a trade union are bound by its rules. DMC covenants can be enforced against the successors in title of the original parties or their successors in title.

DMC has a binding force over all owners, incorporated owners, manager, tenants and users of the building. Relevant parties can take legal action against the party who violates the DMC. The remedies of violations include damages against losses, an injunction order from the court and a declaration from the court concerning the violating act.

http://www.jimmiewong.com/pdf/building_5a.pdf


3) Is that correct to say that gated and guard properties with strata title carried better market prices compare to individual title and ? Why?

No really. All the premium exist only if one willing to pay more for the reasons such as goodwill/quality/aesthtic of the development. Hence, property management plays a very important part to enhance the whole neighbourhood/scheme.

4) Which type of properties is likely to command higher maintenance/ securities fees in future?

Strata title - the whole piece common area still under private land. all the maintainances are likely to be born by the land owner.
individual title - the common area are surrendered back to the local authorities. local authorities take in charge of the common area.

the maintenance/securities fees are subjected to the facilities and # of guards in the development/scheme. the more facilities the scheme has, the more cost will be incurred.


5) If the property is on strata title, can the resident renovate their house/ building in future?

Build ups of the building will be set under strata title. Hence, owners cannot simply renovate and expand the build ups area as it will affect the scheme especially when calculate the maintenance fee.

6) Who is responsible to services the road/ rubbish/ maintenance of the common areas for both type of G&G?

see (4)

7) Resident Association can also set up their own G&G communities subject to approval of majorities of the residences. In this case, the property will be under strata or individual titles?

Old housing schemes are mostly individual title.

8) Examples of both types of G&G properties in Klang Valley?

google for it.

1) I understand some of the individual title G&G can be done without DMC. Especially those that set up by the residents association? How does it affect the property market values?

2) If the individual title G&G come with the DMC, can the owner do their own renovation and extension?

3) For the individual title G&G, the road in front of the house is surrender to government and basically belongs to everybody. As for the G&G with strata title, any renovations and extension will require JMC approval. Can I conclude that it is better to goes for G&G with strata title? I think it is probably easier for the developer to upkeep and maintain the existing landscape in good condition under strata title since the land is belongs to them.

Hope sifu here can comment further.

I guess strata titled g&g properties would be more expensive to upkeep as you have to take care of all the roads, garbage, lighting, gardens, drains, etc everything inside the guardhouse are paid by the houseowners.

the area i know of g&g with individual title and also come with DMC. Renovation is allowed to be done as long as you got approval from the local authority. You have to read what is the content of the DMC for each scheme.

As I mentioned before, property price in an area will be most affected by the bad changes of the overall living environment there..

Whether the G&G with strata title, eventually the developer will handover the management to the JMC; as once the strata title is issued, the master title of the land will be changed name to management corporation from the developer name. and then management corporation has full right to take charge of the whole scheme just like current condominium.

With a strata title, the whole development will be maintained well and better compared to those that rely on the Majlis guys to do the maintenance. Of course the monthly maintenance cost will be higher but its worth it for own stay as well as investment purposes as the well kept developments tend to appreciate faster.

There is little comment received for my queries but those are valuable and help me to get clearer picture on the individual versus strata titles.

Big thanks especially to kh8668 who willing spend time for his lengthy replies.