like to pick yr brains, knowing u r big ai fan...

why hard to telan at that price? alam impian alebit freehold looks same bet to me, if not worse.

this rimbayu holds ijm promise to make it good at a starting point.

ai after 6-7 years can't dun have one school and one shop - still a good bet?

I came to Alam Impian in 2006 when it was handled by Alam Impian Sdn Bhd in Wisma Cosplant, I hold on my decision to enter AI until Pentas 1 launching, only 20% of entire AI products fulfill my requirement.
Pentas 1 is not ready, from day 1, my maturity date for Pentas is 2015-2016. Pls remember to come back and visit.
To early to judge my decision, I might be wrong.
p/s : every product, area and township has different life cycle. I haven't counted out Rimbayu, certain product suits my appetite.

This post has been edited by UFO-ET: Feb 23 2013, 07:34 PM

ok, tq for yr comments. i will make my 3rd visit to ai before yr end, see if i will hv a diff opinion after 5 yrs.

This post has been edited by AVFAN: Feb 23 2013, 07:37 PM

70% appreciation by 2016 is possible for Pentas 1. Why 2016, I think I&P could hv launched 80%-90% of the total link houses, at this moment total launched vs total available is bout 55%-60%.
I am indeed want to wait until 2015/2016 only enter AI, but Pentas series' pricing, location (Previnct II), facade, product feature and main contractor really attract me, in addition to the current bull run, I change my game plan, reserve some funds for bank installment.
My 2 bakuli.
I think I am out of the topic, in long run, Bdr Rimbayu is definitely more vibrant than Alam Impian.

This post has been edited by UFO-ET: Feb 23 2013, 07:54 PM

+1

Indeed, I also want to re-enter AI again soon, but not this year bcz have few props on hand going to complete by 2015 mid - 2016 early and don't want all going to complete at the same batch.

Probably I am waiting 2014/15 to enter. When it complete in 2016/17, the AI could be different compare today while, 2016/17, for Bdr Rimbayu only have 4 phases completed and still without any commercial runningas it might be probably under construction.

IMHO, Bdr Rimbayu has all the potential in very long run, until the residential completed at least 6-8 phases with min 50% occupancy and the commercial zone is completed after 1 year. Without commercial in Bdr Rimbayu, it has very little stakes to compare to AI or KK/KU.

I did quite interested to see the Phase 5-6, the stratified homes in the middle of Bdr Rimbayu and directly next to commercial shops/ hotel / malls / apartments, probably the best location of whole BR. It suppose to launch by early 2014 but based on current Chimes 22 x 75 selling at RM 630k onwards, I don't see the strata 2 storey homes would sell below RM 1mil.

I am confident that BR will do well in next 8-10 years, so, I am in no rush to buy the Phase 1 or 2. A good product would available anytime at any phase. The timing of BR is not now.

perhaps you have to wait for another 8-10 years to see the high rise

Thus I give full respect to those early bird who enter Setia Alam, DPC, MK, Sunway, BU, Ara D'sara etc, it is a veryyyy tough decision to make, DPC for instance, the risk is there, no proper records of the developer, consider very far fr KL back 10 yrs ago, the surrounding old double story was transacted at ard 180K - 220K, but DPC 1st launch already 430K, it was very expensive at that time, salute to those with great foresight! Same thing happen to other successful townships.
Invest in property cannot keep looking the past, unlike gold or share, when a piece of land is being developed, we can't restore it back to original shape.
People use to say :-
In 1960, whoever bought Bangsar are crazy
In 1970, whoever bought PJ & D'sara Heights are crazy
In 1980, whoever invest in Sunway, Damansara are crazy
In 1990, whoever invest in Puchong, BU are crazy
In 2000, whoever invest in Setia Alam, DPC are crazy..

Thus in property industry, when someone call you crazy, it could be a good thing

This post has been edited by UFO-ET: Feb 23 2013, 11:36 PM

I think we hv similar BR frequency

Planning is planning .... exectuion will be the key ....as of now, i also can give a very good planning, but along the way, i could change commercial to residential, residential to industrial...etc

Dont judge it soely based on planning.

DPC is different as it is surrounded by mature neighbourhood and offering something really lacking in that neighbourhood ...so, it given upgrader a different option.

agree. But setia alam started off with smaller size unit and much lower entry price. Even at today inflated price, 580k is still much higher than the 180k 10years ago.

Agree. But one thing to remember is that when rimbayu phase 1 house is selling in secondary market for 700k or more .... the neighbouring township would have increased at almost the same rate as well. KK house will fetch 700k or more .... so in the end it is just a number and timing game ....sustainability needed and opportunity cost need to be factored in.

Frankly when I 1st visited Setia Alam in 2005, it looks like a jungle, none of us dare to take the risk to buy, the double was 260K, I said is matching Puchong price which was traded at 250K in Puchong jaya and Bdr Kinrara, why shd I buy in this remote area.
It is easy to say when everything is in order now, DPC was consider a bad area back 13 yrs ago.

Unless there are other attractions to this new area, it is hard to be convinced.

Good move by most of the Klang, Meru and Bkt Raja folks who bought Setia Alam at 200k++ 6-8 years back. It was their good sole choice due to newer township n near to Klang. It was really tough choice for investors to go in that period but its all paid back now after all amenities were matured and ready.

DPC was tremendously a crazy price area back in almost 7-8 years ago at this location of deeper Kepong. The concept did well and I admit its one of my most fave next home in future. Salute to Sam Ling who really turned it to become a gold gem. However, the location is location, I still dont consider it as good location but a good living place with park concept. I factor in the same for BR, which DPC is nearer to KL City compare to BR.

15 registrants wont be going to the ballot, my group opt out due to the high price.
But for those buying for own use, should be a good choice with IJM, they never failed. Good luck.

Wahh. Ur group so big, 15 ppl pull out. Big business loss for IJM.

why is it high price... what should be the right price for this property?

Township development has become a major trend in the last decade, a successful mix development project will enhance the value of the property, there is no specific measurement tools to gauge the actual value of a particular house inside the township.
Imagine if I extract an unit of double storey house (mkt price 1.5 mil) in DPC and plant it into the neighboring Taman like Sri Damansara, both has similar distance fr KLCC and PJ, would it cost 1.5 mil also? The answer is obviously NO.
The price is only 900K, so where is the different of 600K? I call it X-Value.
X-value = an added value due to improvement in living quality and security protection. Living quality attributed to a well planned township with self sustainable amenities like school, medical center, linear park, wet mkt ( or super market), library etc. Security protection is G+G / F+G concept.

Bdr Rimbayu which dun hv proper fence is really a disadvantage point. IJM needs to clarify this to their home buyers.

This post has been edited by UFO-ET: Feb 25 2013, 11:29 AM

Puchong , Subang jaya and Kota kemuning is just next to it.

Very unclear what is IJM's planning.

UFO gave a good explanation.