Is it good for investment? Please share your view on this project

Low density with 386 units, freehold, located at subang prime area, next to japanese international school.

They are having booth at level 3, fashion Avenue in Pavillion KL - RM630 psf with car park

Webpage at http://www.novasaujana.com

Saw their booth in Pavillion today and make my first booking. Overall is a quite promising project as the retails lot is manage by Pavilion Group. Heard that the first phase is selling like hot cake for more then 70% being sold out. Phase 2 will be launching soon with 10% increase.

Luckily i secure a good unit facing North but disadvantage is the facing is towrd highway but cheaper 50k compare with facing the garden view.

Selling price is from RM 520k onward with 5% rebate, DIBS package, semi furnish



This post has been edited by scmylts: Oct 13 2012, 11:39 PM

What are the sizes and the semi furnish items provided???

You sure face North? Based on wiki facing highway is West wor

I don't like how it looks.

http://www.hlinho.com/category/270-nova-saujana.html

the actual show house will be ready by next month

Visited the booth, lots of ppls there, and manage to book one unit only. Here are some pictures took.



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Location seems very good..

How much u bought and size?

think amaya subang purchasers will have more to gain from this.
shield from the setting sun, barriers for the dust and noise pollution from the busy jalan subang?
how much is amaya asking again? kekeke.

mine is 855sq with one car park at RM 530k

total how many levels?

What is the freebie furnishing n how much is the maintenance fee?

All are 2 rooms unit?

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Added on October 14, 2012, 1:35 pm3 rooms abt 1500 sq ft at around RM800k negotiable

This post has been edited by CMW123: Oct 14 2012, 01:35 PM

amaya got 855 sq? i tot amaya min size 1500sf

Is this before or after 5% rebate? facing airport road or Amaya? Every floor up increase how much?

5% discount and is there any bumi rebate ?

V valid point bro. My friend with unit in amaya facing busy road already smiling.

If not mistaken got 4 types, small unit likes 855 and 890 sq got two bedrooms, bigger types are 1200 and 1400 sq. Those big units are selling at RM700K and above with two car parks. Small units with car parks selling at 530 to 560K respectively and depend on low or high floor. Please check with SA in pavallion. They claimed this is a last piece of freehold land in Subang.

After or before rebate? Thought the unit come without car park? Add 1 car park from 28k?

Mine is after rebate price. 855sq with 1 car park is RM620 psf (net net)

Includes kitchen cabinet with cooker hook and 3 air-conds.

No that bad actually..

so the side not facing highway will be another rm50k more for the 2 room units? That's rm 60 psf more!

If the building is too closed, then it's a con than pro. I don't think u want to open your window and see your neighbour which is from another condo. I would rather see the highway or empty field, etc.

But the design of the project is very conservative, not impressive at all for condo at 630 per sqft.

Pacific Place@ Ara Damansara at RM700 psf per sales office and this project is high density some more is leasehold.

This post has been edited by duenlim: Oct 15 2012, 06:00 PM

Wondering any tunnel will be build ? If yes that will boast up the price in future by a walking distance of less the 10 min from nova saujana . The putra extension lrt is just ride opposite the condor plus citta mall is just right infront of the LRT station.

If Japanese school request to have a walkway to LRT station then it will be easy to get authority approved. I think chances are high..

How is Nova compare to Hijauan Saujana which is less than RM500 psf for its 1,372 sq ft 3 room unit?

Both are freehold...

Where is the access road for Nova? Pass through Amaya?

Bigger unit psf always cheaper than smallish one. Am not sure about Hijauan Saujana maybe you can shed us some light.

The Nova Saujana just located beside Japanese School. Got a dedicated road for Nova i guess.

Hijauan Saujana only have 1 room and 3 rooms units. Think the 1 room 650 sq ft was selling for average RM550 psf net (maybe range from RM525-RM575 psf) with RM5 psf per floor up. It is just 2 mins drive from Amaya

Will the LRT track pass by Nova Suajana because it run along Jalan Lapangan Terbang? Or it cross the road over to Dana 1 before Nova Suajana? Anyone know the LRT track route there?

LRT is directly beside Hijauan, so if I am not wrong, it should be a decent distance from Nova.

Thx for the info. Is small unit 650sq come with car park?
Nova small unit is 855sq with 2 rooms + 2bathrooms around rm620psf nett nett, DIBS scheme, partial furnished

According to the SA. lrt track will pass thru but not close as pacific place.

Why are you comparing with Pacific Place? I am talking about the design of Nova Saujana. For me, apart from location, I will look at the design and layout and see whether the price tag is justifiable. Sorry no offense, I know you have vested interest in this project.

I thought this japanese international school will move to dutamas area in future?

No harm to share the latest pricing.

The outlook and layout are simple and nice to me. You can check with SA for more details on layout parts.

You could rent out to Japanese maybe, because there is a Saujana Japanese International School nearby. I bet the old Subang Airport would one day be re-developed as a commercial hub. Excellent for own stay though, as this part of Subang is peaceful and less hectic.

if u buy this to target rent to japanese, then have risk, because this japanese school is going to move to dutamas area, near mont kiara there...one more thing, the design is really damn ugly, like apartment...

This post has been edited by doomdoom: Oct 16 2012, 09:11 AM

Relocating or the one in Dutamas is a new one? Confirmed?

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Added on October 16, 2012, 9:51 amRecalled that the small unit also come with 1 carpark

You mean the LRT track will be running next to Nova? Pass through meaning?

This post has been edited by CMW123: Oct 16 2012, 09:51 AM

heard that it's quite confirmed

You are right, check this out

http://www.themalaysianinsider.com/busines...subang-airport/

actually .. this arguement is flawed ..
if you are to rent to a Japanese ... because of the school, you are assuming it will be a Japanese family right ..
then I will assume the family will go for larger units like Amaya or the other surrounding larger family-sized units ...
855sf will not do, if the expat has the money ..


in the earlier comparison with Pacific Place .. again, this arguement is not valid ..
because Pacific Place *IS* within walking distance to the LRT station .. whilst for Nova - you have to cross the road, and walk about 800m to the station ?

Small family will do and good for single or couple also.
20 units retail shops managed by Pavillion and some anchor tenants already confirmed.
Amaya and Nova are the same developer. I think the question is why developer doing this Nova and why launching small unit why not in Amaya. I hope u get it.

Sharing is caring definetely no arguement. I would think is within walking distance an approximately 450m to the station. Maybe next time there will be a new bridge established from saujana to the LRT station.

This post has been edited by Asali: Oct 16 2012, 07:38 PM

Read the news from somewhere, and the new condo Concerto@ dutamas sales gallery also publish this news...well, if u don't belive, can always check with saujana japanese international school itself..

The proposed Japanese school next to concerto materializes. I dunno is new or move from subang. Usually the word of "Proposed" is scary.

This post has been edited by Asali: Oct 16 2012, 01:57 PM

You are right. Moving or bulding new requires authority approval and valid reason.

Personally i don;t think so the Japanese school will move out. Because of these:

1. Saujana surrounded by green environment & nearby golf course make it very conducive for staying at this place. Japanese likes to stay here.
2. Accessible via major highways such as the Federal Highway, SPRINT Highway, Damansara-Puchong Highway (LDP) as well as New Klang Valley Expressway (NKVE).
3. Citta Mall is just across this project on the other side of Subang Airport Highway.
4. The Saujana Kuala Lumpur Hotel, Pan Pacific Glenmarie Resort Shah Alam, Saujana Golf & Country Club, and Subang Jaya Medical Centre.
5. There are Japanese communities in Mont Kiara, Saujana Subang and OBD condominium in Taman Desa. There is a Japanese school in Saujana Subang.
6. There will be new LRT station within walking distance 450m.

Any more...

pass by nova saujana today and notice the plot of project actually is quite small and it is just right infront of Amaya. Luckily i have no regret to secure a unit facing highway rather then facing the garden. Heard from SA that phase A facing highway all sold out. Only left few units facing garden.

Phase B will be launching soon, but if the demand is so good, developer can save up the advertisement cost.

I have also booked one today. Cheer!

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Added on October 18, 2012, 7:45 pm Block A almost fully booked.

This post has been edited by Asali: Oct 18 2012, 07:45 PM

The Subang-Saujana corridor has been seeing a lot of action lately. The latest addition is Malton’s Nova Square which consists of Serviced Apartments 850sf, priced around RM650k. The project is located directly in front of Malton’s Amaya Saujana, totally blocking Amaya’s view. The lower floors will be a shopping mall, which apparently will be managed by Pavilion KL.

Malton will be offering the full “Package” with 10:90 payment and DIBS all thrown in. Nova Square is in direct competition with UOA’s Kencana Square, both entering this market late after earlier hot launches of Pacific Place across the Subang Airport Road in Ara Damansara. However, Nova Square is expected to be Freehold while Pacific is Leasehold.


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How is the quality of Malton 's product? Consider v good?

Any one can share more about the retail part of Nova Saujana?

As i know that Amaya Saujana Block B and C almost fully occupied. Maybe Japanese don't like to go gym.

If really want to check the construction quality please arrange an agent to look see the basic unit in Amaya Saujana. Because is same developer.

Retail shops will be managed by Pavillion Group, outsider is accessible and 5 or 6 anchor tenants confirmed so far, but they can't commit to bring bank in.


Hi Guy, please take a look at this new development http://bestpropertyreview.blogspot.com/ - Upcoming launch Aragreens Residence @ Ara Damansara

Aragreens Residence will have a preview on 20 October 2012. This development consists of 6 blocks of serviced apartments (700 units) is by HSB, strategically located at al township Ara Damansara. Damansara Foresta launched the other 3 blocks of condos in early of this year (first half 2012) and they have sold 70% of 330 units . With the same type of sizes of condos. Aragreens Residence is having preview for the new blocks over this coming weekend.

Please note that location wise, Nova is the best, and comparing psf Nova is cheaper. Faster make up your mind. Cheer!

This post has been edited by Asali: Oct 20 2012, 01:09 AM

My Confidence Levels are full. Thanks for the information.

This post has been edited by duenlim: Oct 20 2012, 01:18 AM

Nova best? But beside the busy Kesas wor. Why better than AraGreen?

Interested in this project. May I know where is the sales office?

Please visit the booth in Pavillion level 3.

I heard they change to other level, but anyhow u can try contact " Erina Ng " @ 012-683-7975 . she is the sales & marketing manager for this project. I booked through her

This project currently asking for RM620psf and without car park, among the highest in saujana area. so is there any room left for appreciation? i really doubt abt it. But the neighborhood and developer is good. Really good buy?
Cant Decide! @_@

IMHO,it pricey.

Said with 1 car park?????
Is this full residential or under commercial title??

RM620psf for 855sq (depend on low or high level) is come with one car park.

If not mistaken is under commercial title.

The sa told me that no car park for small unit, it cost u 30K. I went pavilion yes'day

This post has been edited by dnns: Oct 22 2012, 11:57 AM

which type of unit is much more easier to sell ? 850 or 1312 ? planning to stay for the first few years coz working at subang airport..not much diff on the maintenance fees only 100 difference.hmmm.dilemma.

What is the psf comparison for both the units? No of rooms and facing view?

psf comparison ? u mean price ? 850sqft at 550k and 1312 at 890k..both before 10 percent discount.

1312 only one left at level 13A(14)..bad fengshui for chinese ?

850 2bedroom,1bathroom in master,and 1 common.no carpark.carpark price start at 30k.facing highway.

1312 3bedroom 3bathroom,2bathroom in bedroom,and 1 common.2 carpark.facing tennis court.

Assuming for 2 bedrooms need to purchase 1 carpark (must have right whether for own stay or sell later), then the psf is RM618 psf for 850 sq ft and RM611 psf for 1320 sq ft. The difference is only RM7 which normally should be more and psf higher for smaller unit

If your question is to sell maybe 2 room easier due to lower price point but for own stay if budget permits then the 3 room facing tennis court would be better than facing highway. Highest is 15 floor, so 14th Floor will be high floor also...

Maryjane,

You sure is 10 instead of 5? I went to their boot and they told me that 5% early bird rebate only.

This post has been edited by dnns: Oct 22 2012, 08:37 PM

plus the 1312sqft is dual key unit.which means,i can rent out the whole studio unit,and i can stay in the unit that have 2 bedroom.

do u know whats the rental yield for studio in ara damansara/subang area ?

appreciate your reply.

its 10% for me..7% for bumi and 5% for early bird.but its capped at 10%...

If you added car park cost is around 620 psf lo

They sell 855 unit at 578K (garden view add 50K). So if plus car park 608/855 = 710psf

Wow, another benchmark pricing for this area?

anybody know whrs the exact future lrt extension ?

i checked in the lrt website,but the dot is huge.

roughly,how far this condo to the lrt if they build the bridge ? thanks

Quite unreasonable not to provide even 1 carpark for 2 rooms. At least leave it to purchaser whether want to pay for second carpark...

How is this compare to Hijauan Saujana, which is so much cheaper and just 1 minute drive down the road...

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Added on October 23, 2012, 3:49 pmIf not wrong near Dana One...

Will they build a link bridge? If yes from where to where?

BTW, how to access Nova Saujana? Through Amaya?

This post has been edited by CMW123: Oct 23 2012, 03:49 PM

Nova can access direct from old airport highway, no need to go through Amaya ...
but nto sure if that will be the future access ? must be lah .. its right next to the main road ..

Hijauan is deeper in, must go through tunnel

LRT station is work in progress dy .. take a drive there, u can see it ..
it's right at Pacific Place ..

Nova is right opposite Citta if not wrong .. build a bridge there, u walk up .. cross Paws, then dah sampai LRT station dy ..

u sure meh ? mine is at 567k with 2 carpark after discount.but lowest unit facing tennis court la.

bro,nova/amaya side have better neighborhood compared to pacific.i went for a drive just now,theres huge longkang/sungai 200metres away from pacific.

if they build a bridge,i think will increase the capital appreciation.


ya from the mainroad it self..went for a drive to do some research just now.straight away book 1 unit.

This post has been edited by maryjane9996: Oct 23 2012, 04:15 PM

How come the pricing is so confusing, some with 2 carparks, some with 1 carpark, some with no carpark??

only the lowest unit come with carparks i guess..i think its better for u the head to their booth in pavillion level 6.

855 or 890 sq units without car park only bigger units come with car park.

Yes better check it out in their booth. Bear in mind that price tag for bigger units bundled with car park

If you want to grab one better action fast as developer increased 5% for Block B.

Why so confusing? Maryjane yours lowest floor?

ya level 5 facing tennis court.

are u my future neighbour ?

this is silly..im confuse..does it really take 4 years to complete ?? 2016 ? or thats include 2nd phase ?

didnt book but went to see, your unit what size? thought smallest units all facing highway?

Maryjane ,
" 567k with 2 carpark after discount.but lowest unit facing tennis court la. "

So what size u bought, 855?

This project only going to start at 2013 + 3 years = ready at 2016

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Added on October 24, 2012, 12:45 amBoth side also got and face highway 50K cheaper but all taken

This post has been edited by dnns: Oct 24 2012, 12:45 AM

nope.mine is 855.how come the SA didnt explain it to u ?

ya 855.the lowest unit(855) come with tandem carpark..

ouh yeah..silly me..

Any of the 855 unit still available?

i believe Block A vry limited and mostly high floor left. But can wait nex month for the block B plenty of choice then

Block B will have price increase next month?

i think so.pls call erina..shes the sales agent.. 0126837975.

yup.5-10%..

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Added on October 28, 2012, 10:25 pmAnyone know the new selling price in Block B?

This post has been edited by Asali: Oct 28 2012, 10:25 PM

havent release yet la bro.tentatively when their show house is ready.

btw,anybody letting go their dualkey unit ? i have 855 unit with 2 carpark.
interested to swap.

Another BBB

The price so expensive, i do not think will have rental yield, might kena negative cash flow for this project.

mind share your personal view ? thanks

it depends.for me every investment have their own risk.

thing that we should be able to do is manage the risk properly.of course some of the risk is beyond our

control eg interest rate.so just plan it and prepare for the worse.

went to the Pavilion booth last weekend... after quick calculation of the 855sf unit on the 13A floor + carpark... 697psf

i asked myself... why not AraGreens... (i used to think this development was very expensive )

ya it depends.mine about 663psqft with 2 carpark.

yours is the gym level one right? but i thought comes with 1 carpark only? you bought another one?

no.its tandem.

thinking to get a bigger unit(dual key),but that one price start from 800k onwards.same price with 2sty terrace in ara damansara..dilemma..

How many carpark for the above price?

The higher price is also because of the high floor, right? At 13A n highest is 15th Floor

One flloor up increase how much?