Hi all,

Just wondering. Interested in Aston Kiara 3. Does anyone has any idea or reviews with regard to this property? Reason why I am asking is because there seems to be a lot of vacant units up for sale and value of the property seems to depreciate (What I understand is launch price is RM1.1mil but currently about RM900k sub sale). Any takers on this?

Thanks a lot.

http://www.iproperty.com.my/propertylistin...ominium_ForSale

Seems look quite decent looking at RM 550 psf for medium big size though.

Is it fully furnished as in the photo?
Location on wrong side mont kiara

This post has been edited by airline: Jan 8 2013, 08:28 PM

This is worst location at mont kiara, surronunding all indo villages wooden house and narrow road...i rather put my money at nearby dutamas property...cheaper, better location nearer to both solaris...nearer to kl somemore...

If you buy this you gotta be holding it for at least 5 years I reckon. Could be longer too if development is slow. It will of course be difficult to rent out so it be more for own stay. Won't be so desirable to stay either. And the absolute price is still really high for this one.

I wouldn't touch it. Not cheap enough to me.



This post has been edited by Lcsx: Jan 9 2013, 11:16 AM

Quite good for me.

Ya it is fully furnished. But like one of you guys mentioned earlier, it is surrounded by "villages" and the access road might be a complete turn-off. I have yet to view the unit so am not too sure how's the build quality and facilities provided.

I meant in terms of "Kiara" condos, it is one of the "cheapest" new condo around i guess?

It is certainly the cheapest new Kiara condo but definately not comparable with other Kiara condos. Its like uhm.. how shall I put it... Bandar Utama located and Kampung Kayu ara located.

But of course it does have its future upside potential. But you should definately buy cheap to reap the potential.



This post has been edited by Lcsx: Jan 9 2013, 02:23 PM

Good analogy, which is exactly the point.

But in terms of the occupancy rate in MK, I think there's quite a fair bit of houses which are vacant. So to me I'm unsure about the future outlook in terms of price appreciation? Has it reached the threshold and bound for some adjustment soon? Or it will still be on an upwards trend since this is a prime area. Well our Malaysian salary can't really justify that amount we are paying for condos.

On a hindsight, well some says it's better off spending that money on a proper landed property

Anyone has any idea on Kiara 1888 instead?

true tat

Any foreigners staying in this condo currently?

Well actually for the more technical and the more keen eyed, you should actually split occupancy rates in MK according to segments. Small and mid sized units have actually high occupancy. Large ones on the other hand have dismal occupancies.

And I think Kiara 1888 is definately a better buy then Kiara 3. But again, look for a good price one.

One million better buy kiaramas there

yeap yeap

yeap...

Just had a quick check at Kiaramas. Looks nice. What is it "famous" for? Curious about that

In terms of pricing, it looks slightly more expensive than Kiara 3 though. But then overall have to agree that it might be a better option.

If want to buy, buy Solaris dutamas or Solaris mont kiara that side

Wahh, RM 500 psf and below?

Even if big size unit, also worthy lehh. Own stay buyer can hunt this Aston.

Why does it keep on dropping?

One thing is the maintenance fee is a killer at around RM600 if I am not mistaken and hardly have any facilities. I like the unit but just worried its a bad buy.

the surrounding of this condo really cannot make it. but are you sure the price keep dropping? what is the asking price now, and what is the developer launch price? curious.

This post has been edited by corleone74: Aug 25 2014, 12:28 AM

Well I took a look at Propwall and the 1598sf units are going for around 500psf. Its semi-furnished mind you. Original selling price was 615psf.

While its true the surrounding is bad I've seen so many other condos and the surrounding leaves much to be desired. Other potential properties further into segambut such as Anjali are selling at >600psf.

Just had a look. Don't look like the price keep dropping but stagnant around 700-800k. However if you go through the listings, there are many auction units. Maybe the original price of 615psf was discounted? 10% launch discount makes the 540psf. Are you considering getting a unit there?

This post has been edited by corleone74: Aug 25 2014, 01:12 AM

For own occupation? Eventually it will be surrounded by nicer buildings I suppose.

perhaps. but even then, it would take at least 10 years. and this 10 years will be disturbed by construction. i don't see the point, really. just buy casa kiara 1, or laman suria which is further down the road but much nicer surrounding, the price is more or less the same.

True. Just that by looking at the pics and building it does look nicer...

not only that , laman suria is a sunrise condo, means resident or tenant kids can use the sportzone next door and also can use those shuttle buses to go around the area or to publika.

Actually its not that the prices at Kiara 3 are dropping, but that the buyers (almost 100% foreigners) bought at above market price from the developer. I believe they bought thinking it was at a prime part of MK and did not do their research and due-diligence.

However some Motivated Foreign Sellers makes it a good buying opportunity for local buyers looking for a value-buy.

For only around RM500psf, you get:
- freehold
- less than 5years old
- 1,500sf-1,600sf
- 2carpark
- almost move-in ready condo

that is located:
- less than 5km to the center of Mont Kiara-hartamas
- less than 10km to Desa Parkcity & PJ
- less than 15km to the city centre.

I don't believe you can get the above at similar price level anywhere else, especially with "North Kiara" already selling more expensive than "Actual Mont Kiara" nowadays.

Soon UEM Sunrise will be launching then Kiara 1887 development (next to Kiara 1888) which will push the Mont Kiara-Kampung Segambut border a little further back. Within 5-10 years I anticipate Mont Kiara's borders to have expanded to include Aston Kiara 3. Previously Laman Suria was also cheap as it was the "Border" condo, now not so cheap anymore.

Also its only a question of time before they join Jalan Kiara to Jalan Kiara 3. The road in-between MK28 and MK Meridin/TWY has already been built, a short bridge is all it will take to connect it to Kiara 3. Many big developers including UEM Sunrise still have significant landbank along Jalan Kiara 3 to be developed.

Dear Roy,

Any idea the target launch date of kiara 1887?
How much of the kampung segambut dalam land belongs to Sunrise at the moment? Will the border of MK reach the underpass of the north south highway (reaching prima pelangi)?
The short bridge linking Jln Kiara to Kiara 3 will cause the segambut traffic to be diverted onto jln duta kiara. I think residents around the condos there are against it.

TIA.

This post has been edited by corleone74: Aug 25 2014, 01:58 PM

The land next to Kiara 1888 has already been cleared for 1887. Maybe they are waiting for their Residency 22 to be fully sold first.

I don't know how many lots exactly, but based on UEM-Sunrise Annual Report 2012, they still have about 66acres of development land located in "Mukim Batu". This should include Residency 22, Arcoris, Solaris 3 as well as all the development land along Jalan Kiara 3, Jalan Kiara 5 and the Desa Kiara Area.

Whenever there are new road/highway connections, there will always be a group of residents against and also a group of residents for it. Once Jalan Kiara 3 has been upgraded, and the "proposed links to DUKE highway and Desa Parkcity have been built, Kiara 1 residents may actually welcome the link as it gives them another exit point.

Dear Roy
Thanks for the insights.
66 acres of land would mean about 10-12 new developments with 500 units (average) making an additional 5000-6000 units in the pipeline. That is a lot of new units for the area to absorb. Any idea where is the solaris 3 site?

As for the proposed link to DUKE, I guess you must mean links to the DUKE2 being built now.

Solaris 3 is in-between Solaris Dutamas and Wilayah Mosque.

The total development land is spread all over Mont Kiara, but mostly near Kiara 3, Kiara 5 and Jalan Desa Kiara (Near Kiaramas Ayuria).

UEM-Sunrise is probably going to develop the balance land over 10-20 years so I don't see why there would be any problem. As it stands, Mont Kiara has about 40+ condos. If including Hartamas, Solaris Dutamas (excluding Dutamas Raya which caters to different crowd) and those currently under construction, there are 50+ condos.

An increase from 55 condos to 70 condos in 10 years is only a measly 2.5% compounded annual growth rate.

I believe Ardena by Weida is going to be developed next door:

ardena.com.my

With both Ardena and Kiara 1887 by Sunrise coming soon, the border of Mont Kiara slowly expands.

Illegal shops along Jalan Kiara 3 also torn down:

http://www.thestar.com.my/News/Community/2...alam-torn-down/

This post has been edited by R o Y: Aug 29 2014, 06:56 PM

Hi all, I'm interested to get aston kiara 3 for own stay , but I am not sure why the maintenance fees is so expensive. Any resident or anyone know about the management ? Is there any hidden info ? Please advise

how much MA fee?

The maintenance fee was suddenly increased this year by current JMB/Management Company.

The current owners are planning to make some changes. Maybe change MC

The management fees is around RM600-700 (include sinking fund). and i heard that the condo repaint twice since it's completion on year 2011. I just wonder why it needs to repaint so many times and it might be the cause that they management fee is so high.

Are there any Aston Kiara 3 owners reading this discussion thread?

Some of us local owners are getting together to try and bring about some improvements to the JMB and re-examine the recent maintenance fee hike.

Please PM me. TQ

Hi Roy, I just got the key for my aston kiara unit. Tell me what should I do to help to improve the maintenance fee

We just attended the AGM few weeks back. Not able to do much to change the maintenance fees for now.

PM me your contact so we can stay in touch. tq

I'm interested in getting a unit there as the price seems reasonable but why the high maintenance costs? What's the justification?

for own stay?
have you been to view any unit there?
maintenance will not be so low because only 160 units in this condo.

This post has been edited by corleone74: Sep 17 2015, 02:56 PM

Hi

Did anyone knows why the building painted twice since 2011? Were there many structural cracks prior to painting?

Dear Roy

during the AGM, did the management explained why the building was painted twice since 2011?

I'm considering to buy one of the unit here (1518sf) since the price is much more affordable compared to other condos in MK.

Is there something wrong with Aston Kiara 3? The price is too good to be true.

There are so many auction units for sale. About RM650k. Will this impact the future maintenance fee if the vacancy is high?

Is there a Facebook group for Aston?

What about the development of Ardena, will it start soon? Heard it was suppose to start development in 2013. The noise of construction will be unbearable since it's just next to the unit. (Facing south)

Is the kampung area beside Ardena leasehold? Any plans to develop it?

Is there a mosque nearby? Will the sound propagate to Aston?

Are they going to add new roads opening/link to Jalan Kiara 3



This post has been edited by gerrardho: Apr 16 2016, 12:37 AM


Attached thumbnail(s)

just viewed a unit at Aston Kiara, agent said maintenance fees at 0.4 psf including sinking fund. launching price was 1.2m according to the agent (but i saw from somewhere it was around 1m). now asking for 700k+. price has been dropped so much, something wrong?

Drop price probably due to over supply in that area...also many expat left, so tenancy drop in Mon't Kiara.....typical cycle.....

Isn't that good? Gives other people chance to buy at a more reasonable price.

Aston kiara auction..1597sqft...reserve price RM 648k..interested to bid..pm me for registration..

The pricing trend at Aston Kiara 3 is due to unique internal factors.

A knowledgeable Agent/Negotiator would be able to explain those factors to you if you ask them.

Pricing at Aston Kiara has nothing to do with the oversupply in Mont Kiara because there's no oversupply in Mont Kiara. And nothing to do with expats leaving, because the rental range here is RM2.5k-Rm3k and majority tenants are actually Malaysians.

I'm one of the lucky ones who managed to get a very cheap unit via Auction a few years back =)

I tell ya, this assston kiara,... could b a winner! ...If willing to hv patience.

How many security tiers?

What internal factors? Just curious? To me it is not doing well is more external factor like it is at the undesirable of MK in the indon village. Close proximity to the mosque just make it worst. And the hideous road condition too.

How much selling and size? Very cheap?

It's almost just right in front of the mosque, so I can imagine how is it going to be like on Friday's afternoon.

I wonder why what are the internal factors too.

hi, just completed my purchase of a unit here and hopefully will be moving in end of the year.
any advice and anything important i should know.
also when is the agm?

Mind sharing how much u got it?

1518 sqft RM600k.. about RM400 psf.. why is this kiara 3 selling so cheap in mont kiara area?

The surrounding...

i see. surrounded by a lot of kampungs.. traffic jam during peak hour?

Traffic would be inevitable... more likely factors are the ambience and high maintenance fees (relatively).

Market price for most MK properties depends on their rental yield to a certain extent. Nett rental yield isn't too promising.

But if for own stay at 600k plus, definately a steal...if you don't mind the surrounding...

This post has been edited by brando_w: Feb 8 2017, 02:22 PM

yes, was viewing propertyguru and spotted this condo selling at RM583K..
building looks quite good from the picture.. quite attractive to me to be honest

I seldom pass by there so im not sure about the surrounding..
but maintenance fee @ RM0.40 is really expensive man

Yeah, most low density condos would be having a relatively higher maintenance fees... so you gotta see whether you're getting your money's worth.

But still, 600k for 1500sqft is ok for own stay for a location close to city center.

Suggest you take a drive to the place to see if you're ok with the surrounding...

you looking at the wrong detail first. ignore the maint fee , that's can be considered later.

important is site visit.

go drive there at 8pm at night, then park your car by the side for a while, get out and take a good look around first. then decide.

and yes, this kampung road is easily jammed. it's very narrow.

This post has been edited by corleone74: Feb 8 2017, 10:51 PM

those 600k I believe are lelong units, more and more popping up this few.months

Bro mind to share what is your purchasing price for your unit ? I am interested in this.

Many auction ? Those who bought along this street should be very careful then. Could end up like these auctions.

Few lelong units available. Not sure whether these 2 units low enough or not:



This post has been edited by AskarPerang: Feb 23 2018, 12:47 PM

The top unit no taker.
10-03, Pangsapuri Kiara 3, No. 27, Jalan Kiara 3, 51200 Mont Kiara, Kuala Lumpur

New reserve price 🔥🔥RM 572,000🔥🔥
1518sqft 2carparks Freehold
Auction: 18 Apr 18

This post has been edited by AskarPerang: Apr 6 2018, 12:27 PM

Unit sold at 600k.

Got another unit sold at 600k single bidder last month May 18.

Never ending lelong units coming in. 3 units in queue. Can get at 600k.

Why so many lelong units?

This one timing issue. Get a lelong unit now. This area got potential.

maintenance fee very expensive i think.

Some say cos location at Jalan Segambut Dalam. But the next door condo richmond no lelong units also.

So must be something wrong somewhere inside the development itself. Just guessing.

Good idea to find out the reason for the auctions. If u see from the 1st post. Launching 1.1mil. Subsale 900k. Now 600k.

Jalan kiara 3 will probably need 10 years to become like the other roads in mont kiara.

If can get 1 for around 350 persqft i think its worth a shot. Especially if buy for own stay.

Any more black?? Last time plenty..

CAn someone share if theres any issue with the units?Other than the location near kampung and high maintenance fees...the price seems like too good to be true!

Hello, Are you still staying here?
Can u share with us hows the condo units there?Why the price has been dropping?Paint twice?

I don't see anymore lelong units from lelong websites, all have been snapped?

Still got.

18-7, Aston Kiara 3 Condominium, No. 27, Jalan Kiara 3
Reserve price🔥🔥RM 583,200🔥🔥
Freehold
1593sqft
Auction: 03-Oct-2018 (Wed)

Dateline coming soon.

New Auction Comming soon.

17-05, Aston Kiara 3 Condominium
Reserve price RM 566,000
1518 sqft
Freehold
Maintenance Fees: RM 700 plus per month

https://www2.mudah.my/vi/69597998.htm

This post has been edited by hayhuh: Oct 11 2018, 05:13 PM

I own and stay here and ive got no complaints, in fact im on the MC also.
bought last year at 650+, thats more or less still the going rate for non auction units.

the main reason got so many units at auction price is because this project was mainly sold overseas at a premium as an investment property with guaranteed rental returns of x% for foreigners with the selling point being that it was in "Mont Kiara". technically that is true as its on kiara 3 and in a few years time it will be considered exactly the same but for the time being, its surrounded by construction and parts of the original kampung and this situation wont change for the next 5 years or so.

coming back to why there are so many units on auction is because, with the downturn of the economy and the glut of high rise units in the market as well as significant number of expats leaving malaysia with the weakening ringgit, this condo could not deliver the promised rental returns and couldn't go for the rental amount required to make a profit for the overseas owners.

Subsequently, these owners default on their repayments and the units go on auction.
their numbers are small though as for the management and maintenance fees, we have more than 80% paying their monthly fees so i assume that their loans are being repaid promptly.

in the last year, we have > 10 new local owners and i welcome this trend as we will have more malaysians and less foreigners staying and maintaining this beautiful condo in the long term

TLDR, good investment for long term and own stay.

spursman, do you see many dodgy tenants there. like "undesirables" or airbnb? and do you ban airbnb? thanks

This post has been edited by corleone74: Oct 3 2018, 10:43 AM

undesirables? not really, there are a few african people living there now but they are quiet and mostly keep to themselves, its a quiet condo with low residency and is well built with decent facilities considering its size. the only irritating thing are the few stupid dumbasses who smoke in the stairwell and throw their butts down, but we have asked the security to keep an eye out and catch the fuckers who do that shit and impose the RM500 fine on their unit.

we cannot ban airbnb as there is no such provision under strata title.
to my knowledge a few of the foreign owned units are airbnb units but i think that number is less than 5 units.
in any event, we are taking steps to register all the nonrental/non owners visitors and it is being implemented as you need a card to go up to any residential floor.

One of the most underrated condo in mk but is one of the best for own stay . Just the maintenance fees zzzz . If not I’ll shoot for sure ... nice pool nice gym nice semi furnished units .

you can ban short term rental airbnb under new bylaw, don't need provision under strata law. just need to table a motion and vote during AGM, or call EOGM.


This post has been edited by corleone74: Oct 3 2018, 05:56 PM

how can it be best for own stay when everytime u come out it's kampung surrounding. anyway , i wish the owners of AK3 well, and hope it doens't become populated by undesirable tenant.

Low density . Kampung surrounding still okay la better than you stay at cheras or kajang . I see this condo will make it in the long term . Yuk Thung lets go

100 unit / acre is low density?

So did the unit sold?

It doesn’t matter. 10 acres 600 unit or 50 acres 5000 unit . I want less people staying that’s all . 1 acre or half acre it doesn’t matter

What type of surrounded village? Illegal or reserved land village?

Other than the location another reason that affect the capital appreciation of this development should be the high maintenance cost. Buyer would factor in this as part of their cost to purchase. MK Sophia and hijauan kiara shows similar trend.

Yes because of the low dense factor . Sophia is very very expensive . Hijauan less transaction nowadays. Big size and hefty maintenance

The price is pretty cheap despite it's prime location (mount kiara) and the unit is pretty big.
However, I don't really like the kampung area as the road conditions and the kampung people attitude is not so good.

The club house for this condo is quite small and I saw the gym facilities are not well upkeep. The maintenance fee is bloody expensive for a condo with not much facilities.