As at 12.40pm, 96 units 22x75 sold, 113 units 22x75 sold

You try to ask those I&P buyers (Alam Impian - Pentas), they can answer you

This post has been edited by UFO-ET: Mar 2 2013, 02:05 PM

Non Bumi only 115 available. Sale for today shd be 60%. Consider BBB judge fr the huge crowd

Special thanks to IJM :-

1) For organizing the balloting at Holiday Villa, after 40 mins jam inside the car park, I made a U-turn back to balloting room and had my lunch provided by IJM (I sneak in like a thief ), I then update some latest sales info in LYN.
2) For refusing to give the price list to all unsuccessful buyers, I was running around to BEG for the price list fr those who succeeded, to my surprise 2 Chinese couples refused to show it to me, I managed to snapped a picture of it fr a Malay lady
3) For not showing the model house, we were guessing whether the high porch roof or the low porch roof is nicer, everyone was kept in the dark
4) For printing such a tiny font (Lot No) in the brochure, really safe a lot of printing paper
5) For not providing enough seat for the supportive buyers, I gave my seat to an uncle who seems tired standing.
6) For serving most of the best units to yr staffs or partners, really a good company to work with.


Thank you again!

This post has been edited by UFO-ET: Mar 2 2013, 10:07 PM

I think those insider units are mostly for investment purpose, upon VP time, I foresee around 150-180 are for sale, price won't be good at the 1st 2 yrs

MARKET DOWN? MARKET SLOW?

This post has been edited by UFO-ET: Mar 3 2013, 04:43 PM


Attached thumbnail(s)

THE TRUTH BEHIND THE SCENE


Dear all Bandar Rimbayu lovers, I am revealing some statistic (unofficial) for your reference, as I mentioned yesterday during the balloting process I said the best of the best buy in this launching is the Corner unit, the figure shown below proof me right. Summary of the findings :-

1. Those who bought corner unit is indeed enjoying a paper gain of 60K - 150K already
2. The developer is charging much more for end lot extra land, bout 50%-100% more than the corner lot
3. I may say the intermediate lot and the end lot owner is indirectly subsidizing the profit (paper gain) by corner lot owner, the similar situation was happened during The Reed @ YTL, the intermediate house owner was paying extra while corner and end lot are a steal.
4. Total units offer = 526, 24'x75' = 225 units (42.8%), 22'x75' = 301 units (57.2%)
5. Total unit taken by insiders = 164 (31.2%)
6. Total 24'x75' = 225 units, insiders = 75 units (33.3%)
7. Total 22'x75' = 301units, insiders = 89 units (29.6%)

8. Total units offer = 526 (Corner = 63 (12%), End Lot = 34 (6.5%), Angular = 10 (1.9%), Intermediate = 419 (80%))
9. Total insiders unit = 164 (Corner = 34 (20.7%), End Lot = 7 (4.3%), Angular = 2 (1.2%), Intermediate = 121 (73.8%)
10. Total Corners = 63 units, Insiders = 34 units (54%)
11. Total End Lot = 34 units, Insiders = 7 units (20.6%)
12. Total Angular = 10 units, Insiders = 2 units (20%)
13. Total Intermediate = 419 units, Insiders = 121 units (28.9%)

14. Out of 63 units of corner, I give AAA rating to 36 units
15. Out of 36 units of AAA corners, insider sapu 22 units (61.1%)!!
16. for 24'x75', 19 units out of 30 units corner are AAA rating, insider sapu 13 units or 68.4%!!

17. There is a central park which is located in the middle of Chimes, surrounded by 17 corner houses, the choice unit fr Top 1 - Top 14 booked by insiders!! The remaining 3 units are so so only.
18. 9.34 hse / acre - very low density living township.

Pls refer attachment based on price list given by IJM!!

Thank You IJM!!




This post has been edited by UFO-ET: Mar 3 2013, 11:46 PM

Until now still dun understand why the 2 Chinese couples refuse to show it to me..
Until now still dun understand why IJM refuse to give me a price list..

Could it be any mystery Da Vinci Code in the price list?





Da Vinci Code?? The best 14 corners all clean swept by insders!!



This post has been edited by UFO-ET: Mar 4 2013, 12:26 PM

I dun think there are more than 1500 people in the hall, you need to check with IJM, last time YTL @ The Reed balloting number started fr 1001, 1002,...
If 1800-2000 still possible
I met a couple, they strike 8 & 49, the probability chances is 0.3%!!!

This post has been edited by UFO-ET: Mar 5 2013, 10:53 AM

A few conclusions I can make from this launching :-

1. Landed property is still in hot demand
2. Leasehold is not a big concern anymore.
3. LYN / WTF etc forums discussion has 0.001% effect on property market, I hv seen roughly >70% of forummers say the following launchings are overpriciced, i.e Temasya Glenmarie, Kinrara Residence, Setia Eco Glades, Setia Eco Hills bungalow lots, Rimbayu 1st launch, but all receive overwhelming response.
4. Landed house price <700K has great demand, affordability is the key issue
5. Township development is the future.
6. In general, modern facade and green township will be the trend, Alam Impian which is better in location, freehold and cheaper is losing all out to Bdr Rimbayu.
7. IJM is considered very successful in marketing this launching, as I dun see great selling points. price is 20%-30% more expensive than the vicinity Tamans, no gated and guarded, very remote and interested buyer is unable to reach the site at all, current mkt sentiment is weak and slow down significantly, although I am not very happy with this balloting process but I must say IJM has been very sensitive to the mkt needs and able to tackle the right mkt group.
8. Branding is more important than location.

This post has been edited by UFO-ET: Mar 6 2013, 05:40 PM

For investment purpose, I choose branding, for own stay, location will come 1st, branding later.
Based on the response in Chimes, Setia Eco Hills 1st link hse will hv at least 5,000 people turn up for balloting.

I doubt you can get anything < 700K in Kota Damansara.
For own stay, it depends on where you work, but I suggest newer mature township is better
Work in Klang, Shah Alam, PJ, Damansara, Kepong - Setia Alam
Work in Subang, Sunway, Puchong, Cyberjaya, Klang, Shah Alam - Kota Kemuning, Bkt Rimau

Compared to Setia Alam, Kota Kemuning and Bkt Rimau, Alam Impian is lacking of commercial activities and amenities, however with the same amount of money you pay, you may enjoy bigger build up, better quality and bigger land area, environment greenery feel is ready. If you wish that your property can appreciate faster in the future, I suggest you buy superlink design which is at least 24'x80', closer to SD build up and more rooms property, the demand for this type of house is higher than those conventional design.
IMO, in terms of % of appreciation in 5-10 yrs time, I pick Alam Impian :-

Land area : 24'x80' / 25'x85' > 20'x70', 22'x70, 20'x75', 22'x75', 24'x70', 24'x75'
Build up : at least 2,800sf




This post has been edited by UFO-ET: Mar 7 2013, 01:42 PM

Selling price below 400K dun hv, below 300K got a lot!
If you prefer mature township, take Setia Alam.

This post has been edited by UFO-ET: Mar 7 2013, 02:58 PM

Both Rimbayu and Setia Eco Hill location very far, the only similarity between these two is the distance to KKCC & KLIA is bout the same.
Rimbayu is neighboring to
Kota Kemuning - mini CBD - 7 km
Bkt Rimau - mini CBD - 7 km
Alam Impian - mini CBD - 12 km
Bdr Saujana Putra - mini CBD - 3 km
Puchong - CBD - 12 km

Setia Eco Hill is neighbouring to
Kajang - CBD 15 km
Nilai - mini CBD - 5 km
Semenyih - mini CBD - 5 km
Bangi - mini CBD - 5 km

In term of location - I think Rimbayu has the edge over Eco Hill
In term of entry cost and future appreciation - I take Eco Hill
For own stay - Rimbayu shd be better

Correct.
The original Talam Canal City is bout 4000 acres

I like this project

I am quite confident that IJM quality is much better than SPS

Very well said!

Mass production

Agree
In the master plan, there are 2 proposed highways link to BR, extended LKSA and WCE, IMO, the price of this BR will be slow / stagnant if these 2 highways are not ready, at least 10 yrs for this township to become CBD by it's own, a few things worrying me...
1. The commencement of the new highways
2. Selling 20% higher than my calculation (based on distance advantage), if fully G+G, then price is find
3. Dijaya is in a very good position to attack IJM, in terms of concept, location, pricing & design, Dijaya has a clearer and easier task to achieve that mission.
4. Too many units launched, it will create massive "For Sale" during the VP time. Occupancy rate will affect the selling price (Chris Chew gor did touched the same concern). My guess during the 1st launching, at least 50% are investors (buy and sell), 1st phase alone has 500 units, that is clearly oversupply to me. At the beginning, I hv encouraged many investors to buy BR with maximum price of 480K (1st launch), when realized that IJM priced it for 620K, all stop buying.
5. I wonder how many BR purchasers ever been at the site to "feel" the distance, even Cyberjaya with well connection to major highways, the occupancy is still low, Garden Residence is like a dead town now, Kinrara Residence has a superb location and concept also facing low occupancy rate (25% after VP 1 year), total only 450K unit, about 70 units are for sale, the rest are own stay, the price also affected, drop bout 7% so far.
6. Dijaya development has the same land size, if I am an investor, I would rather wait till Dijaya launch, if it is too expensive, then AI superlink would be great option.

I still wish IJM successfully bring up BR (It is a matter of time for sure), for BR to become Setia Alam now, my guess, 12 - 13 yrs. Good luck!
p/s : I am not criticizing IJM Bdr Rimbayu design and concept, it will be a great township some how, my concern is the time is still early for investor to enter. If price is 20%-30%, I will definitely buy and hold for years.

This post has been edited by UFO-ET: Aug 7 2013, 11:25 AM