Hello All,

I noticed that the prices of the secondary market for condos near KLCC are not that high relatively to those in other areas. For example, My Habitat is asking for about 900psf (1A Stoner - RM677 psf and Idaman Residence - 800psf) vs. 800-1000psf in PJ or subang or even Puchong prime area. Of course they are some who asking 1200 psf and above in KLCC areas too. what are the main differences?

Is that the current trend or market slowing down for those condos in KLCC areas?

any good recommendation for those condos near KLCC for long term investment - with good yields?

Thanks.

Would u buy if 800-1000 psf subang or puchong?

for me other places damn overpriced. not just subang or puchong.

Dear all..

As i heard the the bank value will also refer to the number of years left. So this is a serious & will have a deep impact to all the leasehold property owner.

Bank just started and not so strict on it but someday later all have to comply on it...

rentals in klcc too high, so most ppl are leaving there.
i ever thought to get a property there but the main reasons not to invest there is the matter of looking for tenants...

KLCC is the prime heart of greater KL ( correspondingly the country). The high priced condos there are ultra luxurious meant for the rich and expat crowd. Prices there shot up astronomically in 2007/8 due to speculation and has since came down 20-30%. Many speculators got burnt as result.
Prices in outer areas have appreciated tremendously in last few years and have almost caught up with the prices in KLCC (which remained stagnant). Especially with the recent launching of several branded projects like 4 Seasons Place, Bayan, Le Nouvel etc at prices around 2.5k to 3k psf, I believe prices in this area has potential to be rerated upwards. Bear in mind the new projects in KLIFD/TRX which will see influx of expats...

This post has been edited by zonefinder: Feb 25 2013, 09:57 PM

any good buy in klcc?
plan to invest too

noticed MyHabitat still got some units selling about 840psf, wanna go in?

Capital appreciation might be there but u have to wait for others to come in. Those rm2000-3000 psf. However, rental is hard to come by. Most expat in oil and gas i know starting to move to outside of kl particularly DPC, country heights etc especially those with family. Those singles mostly interested to stay nearby klcc. So u know which type to target. Dont buy big big size units

Among them who stay @ Desa ParkCity, are they staying in landed @ condo?

Landed bro. And just to add. Most mat salleh left malaysia for other countries. The new influx are: pakistanis and indians. They mostly come as singles too. Do u know where these people like to stay in kl? I am sure by now u know where.

This post has been edited by AMINT: Apr 20 2013, 10:33 PM

which condo selling at 2000 psf onward ?

Many projects. Check via google.

Maytower.

8xx sqft is fine. Big in my definition = above 1200 sqft. That usually comes in 3 rooms. However that 8xx sqft might not give u the best ROI. Why dont wanna buy studio or just 1 bedroom? This is for investment and not for own stay, right?

I do see Chinese, Korean & Ang-Moh staying @ Desa ParkCity.

One good friend in oil & gas, initially working oversea, come back, go out again.

He bought bangsar landed house. Claimed Desa ParkCity far from KLCC. Anyway, he is single loh.

When i "interviewed" them why.most of them said a lot of pakistanis and indians nearby. Jalan masjid india is nearby there. Just a walking distance. they said that they feel at home. Pakistanis and indians mostly wont pay a lot for rentals too, mind you. Mat sallehs are the ones that like to have very luxurious living.

He must be a rich guy.

U & him sama sama lah. Both oil & gas mah.

I think you should go and investigate the hampshire properties on persiaran hampshire. It is really underrated for some reason considering the location and that it is on elevated ground in the klcc area. If you are looking at my habitat then hampshire park, 2 hampshire, hampshire place and hampshire residences are really much better in all aspects. The prices i have seen are around 700psf onwards which is bloody cheap considering Panorama is 1200psf, troika is 1500psf and 4seasons is 2500psf. I also think that the klcc area is due for a rerating in the future dunno when. Anyways that is my 5 sens worth. Hope it helps. Sorry if it doesn't

i surprise that One KL only go for 1500psf.

Not surprise when the units size above 3000sf each. 50cents psf for the maintence will cost 1,500 per month. ;(

do you really think people who bought few million condo at klcc area worry about the management fees?

Those are who's who well heel persons. Not typical investors. Some can buy these high end one but leave a lot of unpaid maintenance bill behind.

the main reason i surprise about one kl, is back to 2009, the developer Carmen Chua asking for rm2000 psf.
now the sub sale price only 1500 psf....

Much more lower than 1500 also got.

This one kl is good to have private swimming pool for each unit.

This post has been edited by kh8668: Apr 21 2013, 01:28 AM

You have to look at the unit in question. What is the view and the condition of the unit.
At 1500psf it may be in a low floor and in pretty bad shape with no view?
OneKL is surrounded by buildings. Also the pool is really a glorified Koi pond

Swimming pool with no privacy. So close to mandarin oriental and klcc. No need binoculars can also see already

This post has been edited by AMINT: Apr 21 2013, 10:33 AM

Maybe other family wont buy but the price is affordable ,one can own a studio n rent it out with lower risk.
Bigger unit usually harder to sell out coz of the price.
I like Marc Service Residence , 500 sqf unit (1300psf) = RM650000, one can still buy a unit located in central KL. Rental will get you around RM2800-RM3300 depends on your deco n tenant.

i think klcc still got potential to rise if buy below 1000psf regardless of size. jsut compare the new launch outside KL..

but u need deep pocket to leave it empty for few years. same to the new launch outside KL.. but i think Klcc better potential..
if klcc empty other areas will be worst of..

U dont need a deep pocket to get a good unit in KLCC & under RM 1 million, i think any region within 1000-1500 is good enough... i dont see why KLCC area wont go RM5000-RM7000 psf in next 10 years, its just matter of time. Property investment is all about long term investment.
Imagine if you invested in a unit cost you RM1mil and you sold it off RM2mil after 5-10 years, that would be a very good profit.
How many people make RM1 mil in their whole life.
Greater KL is still among the cheapest capital city in ASEAN, sooner or later it will definitely reach the RM5000psf mark.
Anyway, the highest price paid psf is over RM7000 if not mistaken. Rich people r not stupid, thats why they r rich, they will see thing further.
Good luck in your investment.

This post has been edited by savants: Apr 21 2013, 12:08 PM

One question = when would this be? I reckon it will be around 3-5 years after the Greater KL initiatives are completed

Got a few units were changed hand below 1200psf. But I cannot remember which floor.

i mean u need good holding power as it is not easy to get tenant(quality) this few years.
yes the potential cap appreciates are great but how long can u hold??
if u hv lot of cash or income then it is ok to invest.

Those working in klcc should consider. While waiting for that to happen, the place can be ur lepak2 place if nobody is renting

This post has been edited by AMINT: Apr 21 2013, 01:14 PM

Thats why dont get those big unit like 1500 sqf unit, just get a studio 500-600 sqf and u will get rental 2500-3000 easily.
when u get you rent out your unit then holding power is not an big issue...
There r not many landed in KLCC area for normal ppl like us...

I guess time will tell... but im sure it will... just like 10 years ago... and 10 years fr now... and you can base on facts too

I think you can get tenant in KLCC
It just depends on what you offer the tenant in terms of
the type of furnishing and rental you are willing to accept.
I read in the Star paper a couple of months ago that people were moving back to the city because of the worsening traffic conditions so...
The property values in Mont Kiara,Bukit Bintang, Bangsar, Taman Tun have all been increasing whilst KLCC has been stagnant for a while. I think that KLCC should gravitate to the RM2000psf level soon to realign with the other areas. Bangsar at RM1000psf and Mont Kiara at RM850psf means KLCC should be at least RM1500-2000psf shouldn't it?

when u think klcc can reach 2000psf level?
i dun mind to invest more if there are pontentials. but i found it is not easy to rent out my units. too many competition..

I believe some new launches have surpassed the RM2k psf mark. Banyan Tree, Ruma Residences etc. IMO smaller size apartments (less than 1k sf) will still do well around KLCC area. Rental should not be an issue. The upcoming supply of SOHO KL n service apartment will test the market. But long term wise, it should be fine.

I mean average subsales of klcc will reach 2000psf?
Why u said rental not an issue? We do not have lot of expatriates like in Singapore, Shanghai etc
Why invest If yield is too low? Not to mention u hv several months or years not tenanted.

IMO, rental is one of the major concern to invest into KLCC's area, where, the occupancy is a bit low side, and out of this low occupancy rates, majority are tenants or expats buying it as their holiday homes.

The low yield also could impact on the number of competition facing from the streets of condo as well as not easy to fold the unit for next game.

Rental is definitely one of the biggest issue where we do not have too many expats demand and the yield is only decent while the appreciation is looming in uncertainty.

New project coming , 3 Towers , Ampang.
Fr 850psf ,400sqf studio, FH.
Anyone got any idea?

Bro Chris is correct... rental is not covering loan installment & project with high density unit will face problem renting out and other competitors.

I think they only open few floors for 1 block only. Total 3 blocks, therefore it would be by feng shui of 3 elements called Wind, Water & Sun, macam like green building.

The Studio Office is 522 sq feet and the price is from RM 366k, which is RM 700 psf onwards, on lower side due to lower half floors only where the upper half are premium office with bigger size.

Also heard, most of the bulk purchases of 20 units per floor a deal, had fully taken up. Dunno source is true or not.

location??/ any links bro ..

As opposed to KLCC's secondary market, does any sifu think there are any new upcoming KLCC enclave developments worth to keep an eye on?

I only know of a few upcoming ones like the Mews by E&O, 328 tun Razak, Verve, some along Jln Ampang (Elements, M-Suites, 3-towers).

I did manage to listen in on an interesting conversation among friends debating that KL Sental (Tun Razak Exchange) will shift the attention from KLCC...more of a political move shrouded in "city planning" agenda.

anyone has any more info on 3 towers and elements?

Vipod which is just opposite Pavilion was sold at RM1kpsf should be very good. I noticed secondary market is asking for RM1400-1500psf. For small unit like 635sf, I think is considered reasonable. The building is quite impressive though I hv not seen the interior.

I think KLCC has the potential.
Manhattan is more expensive compared to new jersey
In Singapore the sails or orchard is double or triple the outskirts.
Klcc will always be the hub. It's the city center.

2 years ago I was looking at Hampshire place subsale at 850k however the valuation is low thus means a lot of cash outlay. In the end I give up. Guess what my agent who do corporate lease told me expat are queuing to rent that place. Tan and tan always give good value.

A good place to get is walking distance to Petronas tower. That's where the oil n has co are.
Next is bukit bintang.

Klcc needs a lot of holding power. I feel is undervalue.
A lot of single expat will stay in klcc.
Those with family n kids will choose mont kiara.

Dpc yea but rental won't be high. It's difficult to cover the loan installment cos Dpc condo is going higher n higher.

I pray for klcc to boom. Waiting for Chinese or indo investor....... Finger crossed

My good friend, an expat styled there 2010. We visited him very often and car parks always empty, hardly see any tenants walking in and out of the building n he shifted from 7 floor to 9th becoz new landlord offered a very good discount. Plenty vacant at that time. Maybe things are different now after the explosion incident to one of the unit, 16th floor hahahahaha
I like this Hampshire coz its only 5-10min walk to LRT station and aeroline bus to singapore station is at Chorus hotel.
I agree with 'Klcc needs a lot of holding power.'

I think KLCC price ll catch up in coming few years.

Traffic has worsen, ppl need to be close to where they work n hang out. Yes, KLCC has underrated. But competitively to outskirts area, KLCC actually fetch good rental with good potential appreciation

I think Klang Valley is having its own local globalisation. With increasing highways and LRT/MRT, location is no longer critical.

i think it is more likely the other way around....

I think location is always key to property investment. Layout is important to condo but not as critical as landed.

Klcc is over rated... jam and terrible and no parking for office workers. Class a office is mushrooming outskirt with cheaper rental.. bangsar pj.. etc. Matter of time most companies will move out.

Only companies left at klcc will be glc and petronas. Sort of force to fill up the place. Otherwise will be a white elephant...

We have rich buyer with strong holding power but we don't have enough rich tenants. Investor may be able to hold for years but who want to stay in old condo? Tenants will always move to newer condo.. Happening in MK, I guess.

Madge Mansions, High-End condo near KLCC.
price RM1,300 psft ++

Size from 3,500sf to 8,500sf

price from 4.5mil - 11mil



This post has been edited by kEMUNING: Aug 12 2013, 12:35 AM

Mei On The Madge, Ampang Hilir
[SIZE=7]

907 sqft with on car park. fully furnish .selling RM700k. Freehold . call 0123880837 kenny

distance to KLCC 10min.

Mei On The Madge (also known as Vista Permai) is a low density and luxury condominium nestled in the sought after address of Embassy Row (Ampang Hilir). This condominium is a very low density development, as it only comprises of 51 units of apartments. It was completed by At Ambassy in mid 2008.

Plenty of amenities can be found in the area. Residents of Mei On The Madge can reach several prime shopping centers within minutes of driving. It is just within driving distance to AmpWalk shopping centre. Adding to that, one can also take a short drive to Suria KLCC, Pavilion, Starhill Gallery and Great Eastern Mall.

For recreational and sport activities, there are KLCC Park, Raintree Club, Selangor Polo and Equestrian Club, and the Royal Selangor Golf Club located few kilometres away. Furthermore, there are few schools nearby the residency such as Sayfol International, Fairview International, SMK Sri Ampang, SMK (P) Puteri Ampang, SJK © Ching Hwa, Goethe Institute and SJK Datok Keramat.

Where is ampang hiker?

To the thread starter, maybe try to look at either:

1. Bintang Goldhill, can get 700psf fully furnished, smallest size I think is 900sqft
2. 231 TR Suite, can get 800psf fully furnished, smallest size is 495sqft

Potential because (1) lower price than surrounding area, (2) 10 mins walk to under construction MRT station Pasar Rakyat (3) TRX but I think it'll take a while.

For #2 above, I'm vested for a few years already. Mortgage ~2k/mo and last rental was 2.5k/mo. Currently vacant though.

Btw, I also thought MyHabitat and one of the Hampshires have good price in term of psf but still need to fork out 700k-800k for one- or 2-bedroom units.

With the rise of midvalley/bangsar south and bandar utama/damansara perdana

Will klcc be replaced one day? The road system is too narrow for the place to be a world class city

I don't think KLCC will be replaced.

Just like orchard road in Singapore... The price will rise higher when the suburban area goes up.


It's irreplaceable.

+1

It is and will remain iconic.

i think quite deeply on this topic recently because my wife wanted to move to a place nearer to KLCC.

Recently, my colleague who's husband is working in oil n gas thinks that travelling from kajang to KL takes so much time and toll. i think they ended up paying almost 2k for toll gas and parking to work in KLCC amonth. leave house at 630 and reach office at 8am. So, they sold their kajang house for more than double the price they paid in 2006, and moved to one of the older condos behind avenue k. D'mayang for about 700-750psf for 1600sf condo. now both of them can walk back to eat lunch and dinner. they said, they dont save money but save about 3hours of time from staying in the car to spending time with kids.

Drawback? childcare is expensive. avenue k top level is charging about 2k, and most are charging about 1k or above per kid. good thing they have a maid.

This post has been edited by mataseri: Jan 21 2014, 12:15 PM

Thank you for sharing.

in fact klcc is quite nice place to live. lesser jam during peak hours compare to most housing area as office workers rushing to n fro home/offices.

it is reverse traffic during rush hours

This post has been edited by lucerne: Jan 21 2014, 08:15 PM

manhattan hongkong spore are all islands. Space is limited in an island.

We should compare klang valley with California. Is the property in LA more expensive then its outskirt counties?

Look at Desa park city? .. Kota damansara garden city launch psf is even higher than some ready KLCC units. Why? because Klang valley is like California.. why do you want to squeeze in a place so congested and badly planned like KLCC?

I thought that LA prices are much higher than the counties right?
Beverly Hills is considered LA county?



This post has been edited by Aventador360: Jan 21 2014, 08:46 PM

KLCC n kl city very nice to stay!!. N never overrated. Only always underestimate.

yes and no, i think. people relocate to where they can find economic opportunity. outskirt of LA has hollywood, santamonica beach and beverly hills. inner city of LA has some of the baddest gangsta rappers especially in area near compton.

i think as long as traffics still long, car prices high, petrol prices and toll rates going up, and parking fees naik, city centers will be of value.

KLCC and Bukit Bintang area are driven by 2 major industries. oil and gas, and finance.

some ppl always asked why less expats these days, i think its probably, locals are taking over the jobs, these high paying jobs such as investment banking, drilling engineers, expert geologists, offshore specialists which companies around klcc hire by the thousands. they make 30-40k a month for 10 years experience. not to mention the services companies built around the industry.

the risk is when oil and gas reserves run out in 20 years. or another asian financial crisis.

Maybe is just me? My old generation?

We would like to have / stay in klcc areas when all kids study overseaa.

But still not selling our g&g landed as memories is priceless.

try one menerung. some of the higher profile pensioners live there after their kids left their damansara height homes. empty nest.

Not just u only. See many also. Got uncle Retired n bought hapseng horizon 900+sf. Around 1.3 mil. Golf view. Prince court just across only. Plan to stay with wife only. All kids besar and move out d.

This post has been edited by HELLO HELLO: Jan 22 2014, 12:40 AM

TQTQ

Already bought our near bukit bintang.

We like small jungle too.

but still open option to try new enviroment.

as u get older. Stay in city center make u BUSY this n that. It actually perlong one life as the result.

i read it from a taiwan magazine on research done in hk n other big cites in china.

Jungle cant make u busy but lazy.

too bad. We still dont have retirement village.

Retirement village will make us super busy.

This post has been edited by tikaram: Jan 22 2014, 12:50 AM

and better healthcare facilities from different price range. IJN, prince court, pantai and HKL are nearby.

troika rm6mil for penthouse

I GOT URGENT SELL AT KLCC WITH TENANCY GOOD YIELD AND GOOD BELOW MARKET PRICE !! PM ME

+1

Anyone has any opinion on St Mary Residences? It's one of the apartments in the klcc area I think.

Sibeh very good finishing. E&O developer. My friend own 1 unit. Rented out. Heard Rental so so only. He himself rent stay at dua residency near klcc also by e&o. If got $. Sibeh nice to stay. You can see all super cars park at the parking.

I have AMPERSAND @ Jalan Kia Peng (KLCC vicinity), feel free to pm me with your contact please.

Binjai Residency with 5% yield...anyone interested??

dua residency price dropping cos platinum park residences undercon now... in 1-2 yrs itll be a good deal.. 1.7 mill for 2k sqft..

http://quadro-klcc.com/

this seems very nice for rental..

how bout http://quadro-klcc.com/?

rental is promising.

there are units who want to sell with tenancy..

recently took lrt hop around my rented kl city condo units to clear my mailbox. have to say sibeh nice and convenience. some location just need little long walk. sibeh nice.

met some american expat...some said they got 1 unit at mk and 1 at klcc.. eventually give up mk unit n recently sold liao... due to they got no car and mont kiara location too outskirt for them. for them public transport is a pain at mk. they prefer keep and stay at klcc unit due to easy access public transport.

This post has been edited by HELLO HELLO: Nov 18 2014, 11:13 AM

Hi, may I know which condo u have in KLCC area? I am looking at one as well but not rushing.... Now a lot of offer due to slow market.

i live in the area and also an agent. let me know if you need help - minum petang in aseana also can, free also can, can go around see see.

Wow... That's great... I am currently looking good condo around KLCC. Main purpose for rental. Any good recommendation? My budget about RM850k, hopefully can get something there.

I'm looking for good soho around klcc, budget around 300k... any recommendation?

Marc Residence and Fraser Place give the best yields. 300k, theres nothing in KLCC. 850 can get plenty of studios in KLCC. The above 2 seem to give the best yields though.

Best yield is how much %?

KL in danger of high rise condo...safer bet is follow those with infra project in pipeline..ie Cheras...

ru sure boh? regardless now or future...KL city infra way better than cheras ler.

This post has been edited by HELLO HELLO: Nov 24 2014, 04:32 PM

try stretch up to trx areas. regardless trx success or not. also no mind. of coz success will better lar.
most important is mrt. already confirmed will have mrt1 and mrt2 here. real city mrt interchange.
cochrane ikea development on going... just 1 station away.
trec development also on going.
this area also next to SRGCC. the only prestigious golf club in city.
pavilion kl mall sibeh near.

This post has been edited by HELLO HELLO: Nov 24 2014, 04:30 PM