Hi guys, there is a new launch of Double storey house at Setia Eco Village at Setia Eco Garden. I'm take it as an investment purpose.

I'm seriously looking at this development and would like to seek for comment from all the Tai kor tai jie here.

Basically what I think of the advantages are:
1. Its greenery concept, there is not much area at Johor with such concept. My first impression is the area is targeted for Singaporean as the selling price of Eco Village is rather high.
2. Easy access to Singapore by using own transport, since I'm working at Singapore Jurong area, I can reach my working place within 30 Mins drive.
3. Easy access to industrial area (SILC, NCIP), Educity, Medical City, Setia Buisness Park.
4. There is international school and a chinese primary school in Eco Garden itself.


However, I do identify some of the disadvantages here:
1. The location is at the outskirt of Johor, nearest mature township at Bukit Indah, however, it will takes around 15-20 mins drive to the area.
2. The township is immature, the shoplot in the district is still not operative, it will takes me 10-20 mins to look for food around gelang patah or bukit indah area.
3. The industrial area, educity and setia buisness park success is still a myth, I do not know the potential of it at this rural area.
4. There is a voltage converter near the road going into the Eco Garden and there is high voltage cable nearby the housing area.

Here is the website of Eco Village
http://www.setiaecogardens.com.my/property...sp#.UG0QypjqnBA

Hope tai kor tai jie here can show me some light, thanks!

Hi there,

I booked a unit (Radena) 2 months back, heard that the official launch will be early Nov. My take:

1. Not many new projects near 2nd link is below my budget of RM600k. I considered Nusa Sentral but the pending issues of G&G, shoddy workmanship, and a lot of negative remarks on local forums put me off.
2. SEG's new projects are under DIBS scheme, not bad I can save up for my renovation 3 years from now. Spare me from tight cash flow.
3. Both me and my fiancee are working in Singapore (Commonwealth area). My fiancee love SEG a lot... typical Singaporean girl, to them it is dream come true when it comes to landed property.
4. I do not mind the secluded and isolated area... usually I do my groceries once a week.
5. All shoplots outside of SEG sales office are fully sold, I'm sure business will pickup soon as Casea Garden's buyers are getting their keys end of the year.
6. Yes high voltage cables are nuisance... that's why I picked Radena.

My main intention is for own-stay. Rental rate at SEG is currently RM600-1000, personally I don't think SEG is worth the investment as my monthly installment is close to RM2400 based on 40yr loan. SEG will remain as it is if Iskandar project fails to take off...

Having lived and worked in Singapore for almost 4 years, seriously I am tired with the overloaded population in Singapore. All I want when I knock off from work, is a nice place to rest without bangla, philipino, chinese surrounding me.

landed houses in jb isn't for investment gua especially with the price nowadays. for own stay i would highly recommended but for investment, may be there are better alternative than landed houses. Do take note that many Singaporean are also buying landed houses in Malaysia for 'investment' so do take into consideration on the amount of competition that you are going to have in 3 years time.

just my 2cents

yup agree with you, for investment I rather buy condo near Causeway. The units are small but higher returns.

Hi, thanks for your comment.

Initially me and my gf is thinking of the unit can be for own stay if anything go sour. Currently i just baught an subsale apartment at Tampoi indah for own stay until Eco Village VP. Then we will move to the new house while the apartment will be for rent.

But I'm concern the future potential of Eco Village. I do like the greenery within Eco village but I also take concern of the development nearby Eco Village. I hope it is not fully isolated from the commercial or any supermarket near to it.

Do you have any information about the development there?

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Added on October 4, 2012, 6:22 pmHi, I will not look at new build condo as the risk is even higher than landed. As what I know here there will be roughly 50 + condo VP in 3 years time at JB. The competition would be higher in term of rental or capital return.

This post has been edited by hoks: Oct 4 2012, 06:22 PM

My purchase agenda differs greatly from yours, I'm buying a property for own stay not for investment purpose. One of my friend bought a unit at SEG 3 years back for RM200k+ and now the house is valuated at RM400k+... That is investment, but definitely not at current market price. Rental yields remain low compared to the price of new properties.

How many locals (those who do not work in SG) can afford a RM600k terrace house? Rumors have it that our government is looking to increase the purchase limit for foreigners from RM500k to RM800k/1mil. By then if that happens the locals cannot afford SEG and foreigners cannot buy your unit.

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Added on October 4, 2012, 8:45 pm3 years later rental for 1 common room might hit $700-1000. There will still be demand for cheaper room across the causeway... Even if there are 50 condos out there. My 2 cts worth

This post has been edited by yrh0413: Oct 4 2012, 08:46 PM

Hi, Thanks for your comment, I do agree that with current SEV launch price is high and if the government implemented the 1mil limit will be deeply influence the ease of transfer for the unit. I will take it into consideration.

Can you share with me which condo you had bought recently? I'm thinking of recent condo with the psf price of rm500-700. An unit of 1000 sqf will probably cost you around 500 to 700K which mean the monthly installment + management fee will be easily more than rm2500. Do you foresee the rental income to be positive or just breakeven?

I'm just a newbie in properties and hope you can give me some comments, thanks!

sorry like I said, I'm buying for own stay so didn't really research much on investment value. I do not own any condo either but based on my findings:

Setia Eco Village: RM600k, monthly instalment RM2500, rental RM1400
Condo near JB Causeway: RM500k, monthly instalment RM2000, rental RM1500-2000.

So have you booked your unit at SEV?

Did you consider Nusa Idaman? Their latest and last terrace phase, 8D, of 22x75 double storey terraces are going from abt RM586k.

This post has been edited by Kokwm: Oct 4 2012, 11:16 PM

Hi, good to buy for own stay, mind to tell me which condo you are taking?

My gf had booked a unit of SGV earlier. I admit that is an emotional buy as I like the environment but not taking the surrounding and rental yield into consideration earlier, so now I would like to further analyse and make final decision to maintain or to give up the unit.

We had assume that we will need RM3K for living cost including installment, management and utilities fee where as the transportation is excluded. It is fine for us now but if there is any increase in interest and if there is kids for us in the future will seems to be a big burden for us.

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Added on October 5, 2012, 8:36 amHi, not consider at the moment, did you purchase any unit there? Mind to share?

This post has been edited by hoks: Oct 5 2012, 09:03 AM

I suggest you check online on the rental rate for SEG first. Personally I find the location not that great to attract tenants. SEG is quite far away from the nearest town, and a bit distanced from Singapore too.

If you look at Horizon Hills, that place looks like a dead estate as most people buy there as weekend house, or they are still wondering what to do with the house. According to Setia, 50% buyers of SEV are foreigners so most likely SEV will end up as a quiet estate as Horizon Hills. Good for own stay (G&G, safe and secluded) but unlikely it is going to attract tenants.

Yes you need around RM3k per month... A little costly but consider that SEV is one of the cheaper estates around 2nd link it is hard pressed to find cheaper ones unless you go further up like Austin.

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Added on October 5, 2012, 8:36 am
I bought earlier phase, 8B, in precinct 8. Main factors that swayed me to NI are:

1) Price is reasonable compared to nearby developments and the quality of completed houses in precinct 8 is not too bad.

2) The listed price is the only amount you need to pay cos the developer absorbs legal and disbursement fees for SnP, Loan Agreement and also stamp duty for MOT.

3) Though 8B was launched back in Sept 2011, and I only bought in June this year, the original launch price remains the same minus the earlybird discount and of course late buyers have less choice units to choose from. This is unlike some developers where as the houses get closer to completion time, the price of unsold units go up.

4) Location wise is next to Bkt Indah and Horizon Hills and easily accessible from Bkt Indah Highway/Coastal highway (near HH entrance) and the Pulai exit from secondlink. Only 5-10 min drive to Jusco and Bkt Indah commercial areas.

5) Guarded and gated.

6) Good utilisation of build up space. Built up for 22x75 8B is about 2116sqft. Built up for 22x75 8D is about 2414 sqft.


I have not viewed SEG before and prolly the eco features/landscaping are much nicer than NI. But for me, value for money and location is more important.

However, you may consider dropping by to view NI this wknd and see what you think of it. If you still prefer SEG, at least you will be convinced you made the right choice after all! Good luck.

This post has been edited by Kokwm: Oct 5 2012, 09:33 AM

Kokwm what is the price for 8B/8C in NI? For own stay or investment?

8B intermediate non bumi lot was priced from rm476k. 8C is apartment.
Plan for rental. Market asking price is abt 2-2.2k per month. Similar to bkt indah rental asking prices.

The current and new launched 8D 22x75 non bumi intermediate is starting from abt RM586k. It has bigger build up compared to 8B.

This post has been edited by Kokwm: Oct 5 2012, 09:45 AM

Congratulation, with 22 x 75 is spacious, how much is your purchase price?

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Added on October 5, 2012, 12:53 pmHi, thanks for your input, I had get some rough idea on what is the module for SEV. The rental is around rm1800 to rm2500 for SEG if you search at Iproperty. But I do not know occupancy rate with the rental there. Did you see a lot of ppl staying in SEG already?

This post has been edited by hoks: Oct 5 2012, 12:53 PM

I visited a friend who stays in SEG for 1 year already... Occupancy around 80% most of them work in Singapore.

I guess SEV occupancy rate should be the same but more foreigners due to the selling price > RM500k. SEV new launches are all strata title units, foreigners much prefer the estate to be consistent in design and exterior. The current SEG units are all individual titles. I guess SEV should fetch higher resale price in future...

I bought my intermediate 8B at RM476k.

But what if the circumstances happened that purchase limit for foreigner will be adjusted to 1mil like what you had mentioned earlier, I guess it will be hard for you to sale the property rite.

If your aim is to get property for capital gain then better to consider HH, EL as these are more well known amongst foreigners (ang mohs) and higher chance for them to purchase one of these. HH newly completed Golf 24x75 intermediate terraces asking price already arnd 800k.

Chances of renting out to this group of expats also higher as again they are more familiar with these areas and frankly these areas appeal to them.

Fed govt budget already passed last Friday...there was not announcement of increase in foreigner purchase price at the federal level. So the risk is minimised unless the BN Johor state govt want to impose higher limit at the state level.

Personally, for rental target market, you're better off with Bkt Indah and NI compared to SEG. My biased opinion lah cos I am vested.

This post has been edited by Kokwm: Oct 5 2012, 02:23 PM

I fully agree with you kokwm, TS I suggest you check out Sammyboy forum and see what is the preference of Singaporeans. Usually Horizon Hills, East Ledang, Bukit Indah are the ones commonly mentioned in the forums.

SEG is not really well known among Singaporeans (even though SP Setia spent a lot in advertisement)... Austin is even worse...