Earlier the same bank only valuated 400k. That was about 8 months ago.

I think mostly family, precisely young couples. I was an agent who used to sell this project at the very beginning. I am also a owner of 926sf unit there.

Hi Ultraman. Which bank's valuation is that? Maybank banker gave me RM400k.
Any one interested with 926sf at RM430k?

why u wanna sell off??
460psf quite high for the area d! better buy V residensi 2 or subsale puri ayu..

Public Bank. Topping up loan so need to get the valuation.

If got keen buyer i am willing to let go at RM400k (with T&C)

Simply just want to get other property else where.

Correct me if I am wrong as I am only a little peanut & newbie, below are some observation.

From what I observed, V-Residensi 2 total unit is 616, similar to Alam Sanjung 600 units. Alam Idaman only 326 unit. It is comparatively low dense. The maintenance fee I paying now, included sinking fund is about RM185+/-. But V-Residensi is RM0.20.

Alam Sanjung asking from RM435,000, the smallest size is 864sf. So psf is RM503.47 (2013 detail). Base on dunno-when-info from web, V-Residensi 2 RM412,400 for 815sf, so comes to RM506 psf. If Alam Idaman RM430,000 for 926sf is only RM464.36 psf. Pardon me for didn't call the SA to find out, all detail are obtain from web. Usually advertisement will list the lowest price (some after bumi discount) to attract buyers. (That was what we did when advertising)

V-Residensi 2 expect to be completed Q4 of 2016. Purchaser need to serve the progressive interests. According to calculation from banker, the total progressive interest paid will be 7% of the loan amount. If getting a completed and ready property, you can get a tenant to cover the installment for you. Your cash flow won't sangkut, and can use it else where.

Just my little two cents.

This post has been edited by burntsienna888: Dec 31 2014, 05:04 PM

I see. Nice.
The valuation thingy is very subjective. Those across Federal Highway, same roll as MSU are asking sky high price.

Boss,

VR2 n Alam Sanjung got deep discounts.. some more than 7%.
For me, density is actually number of units/number of acres: 326/2.72=120 and the perception of the number of units which favors Alam Idaman. Btw, VR2 comes with kitch cab n a few ACs.

btw, VR2 is behind schedule by at least 8 months, will be VP by 2018 only so can make some money in LAD

Btw, how much u bought ur unit for? ur rental yield from todays value can hit 5%?

Boss,

Other side is Section 13.. Much more desirable than dis side of Shah Alam. It's walking distance to upcoming AEON, Tesco, Giant, MSU, a lot of shops, TTDI Gateway integrated development, 2 stadiums n future LRT station near the stadium.

This location will always be at a discount to that side although this will always be FREEHOLD and that will be leasehold.

This post has been edited by Babizz: Jan 1 2015, 01:19 AM

I see. the discounts probably saves buyers on the downpayment.
Freebies is very subjective, some may like the design (and also the quality of material) but some do not like. Do the freebies really worth the price is also a question. (Usually developers attract buyers by doing so)

From other point of view, higher density means more people using the facilities. And the time for waiting the lift is longer.

The late interests only cover how many days late from the date of expected VP. So buyers still need to pay the progressive interests to the bank before VP. Nowaday DIBS is not allowed by Bank Negara. Maybe developer will absorb it other way or called it other terms.

Yes, easily 5%. If i let it partly furnished or fully furnished, it will be more than that.

This post has been edited by burntsienna888: Jan 1 2015, 03:13 PM

I think the psf at Section 13 is definitely much higher than Section 22, as it is so much well planning. So need to consider whether is worthy to invest in. Maybe with the psf, you could get a property in KL or other prime area.

This post has been edited by burntsienna888: Jan 1 2015, 03:33 PM

Just to add on. For the VR2 case, not all buyers entitled to claim the late interests from developer, only those who signed SPA within 8 months from the very first launching. The standard term is 36 months from SPA date or SPA stamping date.

This post has been edited by burntsienna888: Jan 1 2015, 03:32 PM

Yeah..section 13's value has held up in the long run.. see sri acapella, so old yet still nice n commanding prices around 550psf.. At 550-600 psf, one can buy props elsewhere but it all depends on ur strategy la.. As an investor, SA's prices are justified as a lot of wealthy Malays still prefer Shah Alam despite being far from the city.

Higher density also means more ppl to share the maintenance fees
But yeah early buyers of VR2 can claim LAD la...

good to know u can yield 5% at least... u are an agent as well right?

I used to be an agent, but now working for developer.
If any one takes my unit at RM430k, I can help them to get ROI of >5%. (Provided they follow my suggestion)

Usually where do u invest more?

Compare to KL, or any prime area, SA's property price is still not that aggressive. (except Setia Alam and Bukit Jelutong)
Most of the buyers are end user. So the price don't hike up fast compare to places with more investors/chinese.
Usually these people are flippers/short term investors.

This post has been edited by burntsienna888: Jan 5 2015, 03:37 PM

Yeah SA props price still acceptable..I think landed in SA gated areas (other than BJ) not bad but LH la.Setia Alam also ok price (mostly chinese).. but new condo near AEON planning to launch 750psf..wht say u?

Which developer u working for???

LH is leasehold? That is a minus. Shah Alam should be a lot area are freehold.

Wow, 750psf?! Some more only nearby AEON, not next to AEON. With this psf, I would consider Old Klang Road, or any other chinese area (due to very very limited bullet)

Secret. This field is very very small. Later my boss found me here not nice.

This post has been edited by burntsienna888: Jan 5 2015, 04:30 PM

Haha.. Most houses in btw the Federal n NKVE (except I city) is leasehold... It's right next to AEON (closer to Federal highway) maybe 20m from AEON.. Emira is 30m from AEON also but on the other side of AEON..

Alam Idaman will be around 4-5mins drive la..did u manage to sell ur unit off?

No doubt freehold status will be a plus to property, but nowaday property's value/price is depending on the location (including surrounding). So do you jump into this 750psf project?

Only now I put it up into the market (circle of friends, bankers), but haven't really advertise in mudah. A lot of different prices, precisely damn-cheap-price up there as a lot of agents trying to attract potential buyers to call them. Sometimes they can be really annoying.

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