Boss,

Anymore options?

Its pro and con to buy a completed with immediate rental vs buying under con and hold further. I ain't that pro in both props you mentioned but I share a bit ...

You can see above, to buy a RM 600k subsales, you need a upfront cash of RM 100k and for under con like MR1, RM 20k now and RM 28k ( within 2 years ) plus MOT ( if TMS does not cover it ), you have set yourself a mode of capital appreciation play, rental + cap appreciation play in lowest modal, cash on cash return.

UT might be a bit old, and since 2009-2012 is a property bull run, most of the good prop had appreciated from min 50% to 100% or even more, but how does this UT performed over the past 3 years? Did it hit 30-50% btw 2009-2012 period? In terms of rental, it looks more solid than Rawang, very certainly, but apple to apple comparison, how much UT can go upon 2015 ( the period MR1 completes ) or 2017 ( 2 years after MR1 completed ) where by 2015-17, the gravity of KV is growing bigger and if the market is going hotter, I suggest any new home buyers would much prefer a new house at adjacent area of say, Damansara, Bangsar South, Puchong, OUG / Kuchai Lama, Bkt Jalil / Sri Petaling as there are plenty of new and good condos available from 2014-15 onwards.

MR1 Phase 3 22x80 is definitely a good house, a new landed is obviously certainly much wow factor than a condo, not to say, an old one. RM 600k+ entry price for a Freehold DSTH bearing the size of 22x80 + 5 is very fair, albeit the location is Rawang / Kundang. I myself personally interested into MR1 previously, but due to timing vs location and catalyst, I did not enter back then. The most tricky way of my found out would be there are total 2 phases of 22x80 within MR1 and Saujana Rawang also has plenty of 22x80, not to say Emerald East and West most houses are nearing / around this size, hence I would feel, the competition of this size houses are huge, the windfall about it would be the location of MR1 is yet to matured by 2015 against Emerald East / West.

The entry price of early buyers for RM 550k ( 22x80 intermediate) is very secured but as a late buyer of RM 697k, you're require to hold. Ex, by 2015, if your the 27x80 is asking at RM 850k, it is a fair asking price based on current trend, but not sure by 2015, I think buyers would weigh in the consideration of what are the options available at such price. In fact, I found not many very good landed of Freehold 22x80 Fenced & Guarded selling around RM 600k, the nearest would be Nukilan 3, Alam Impian from RM 680k. A similar trend of 22x75 new houses easily cost over RM 650k.

IMHO, if you're into good holding power, and look for cap appreciation rather than rental, I suggest landed. MR1 is good, but I predict 2017-18 is a good timing for Rawang to boom off since LATAR Exit should be completed by 2015, MR1 Phase 1 has completed for 3-4 years since 2014, Phase 2 and 3 at 2015, M Avenue in 2015, Corus at 2015, MR2's Phase 1 and 2 at 2016, Saujana Rawang at 2014-15, much elegant Emerald Gardens in 2014, Lakeclub in 2015 as well as Tan & Tan shops at Kundang should be by 2015, BRDB's houses should be by 2016, Sunway - Sunrise high end bungalows at Rawang by 2016/17, SP Setia's Templer JV early phases by 2016.

If you're into cards game, playing with pass and flip at each call, completed property with rental at good location is more decent and looks liquid rather than prediction and forecast game. It offers a call of rental and flip anytime if unable to hold.

For me, I like to mixed both, but much prefer cap appreciation at certain year / target and flip, definitely rent out the prop to protect the cash flow and the unit being vacant horribly. One of my most risky buy, a leasehold condo in Sunway, offers me the best ever rental yield which forms the prop appreciation at certain limit, it's a lot above my expectation. Another so-so location freehold condo offers me a great rental yield but the prop appreciation performance is very slow btw 2009-2012. However, the landed I had, both had difficulty to rent out even at low ROI, but both were the props gave me handsome capital appreciation and power of demand.

MR1 definitely good buy, close to clubhouse, M-Avenue and future commercial development
Agree, 2017 is the good time for Rawang to but 2015 Rawang property is not everyone can afford anymore!
MR Corus very nice and spacious!!!

Corus 68's 40x85 is a truly big size semi-d with built up 3,300 sq feet onwards. The show unit even looks much bigger than 3300 built up with it's layout, high ceiling and design.

It is a good upgrading / choice for the Rawang / it's surrounding folks with the decent price, really envy it. The current location might be a bit tough to attract someone from Shah Alam, Damansara, PJ, Subang or others like me but once the current rapid development in Rawang is matured by 50%, I'd say it could be much different story. Houses here are still affordable compare to the other locations which had the similar distance to KL City, but there were few where the prices had been matching the premium price tag and sold well, I think a Chinese populated area will do well, just in matter of time. It reminds of me old Puchong.

+vely opt 2 is beta...
must thinking hybrid investment...
pj now is better n more better...

+1 still affordable compare to the other locations which had the similar distance to KL City!

Let's patient wait for next quarter, Anggun 3 and Emerald West Bungalow definitely will increase the price tag to another stage!

This post has been edited by 37 Exposures: Apr 14 2013, 06:00 PM

GE is around the corner, wait first?

For property agent, now is the good time for travel!
Japan, not bad!

Hahahahahhaa.. travel for 1 day?

Haha, why property agent? Why Japan?

Go Thailand see ah gua..

Best travel period and yen now very cheap!!!!!

Rest is to prepare for the longer and better journey ahead

Bangkok not bad also, after go there, you will know how cheap is KV property and how easy for foreigner buy property and get loan in msia!!!

Haha.. Later property same like gold price now.. All will wait and wait.. Now WWW first lo.. See ppl SSS or BBB also WWW first.. Gold suppose to be a value item but now also... zzzzz

I viewed the properties ( service apartment / condos ) at Bangkok before, I believe the concept at Bangkok are very good and KV has no fight at all currently.

The only difference would be, most of our condos in KV comes with larger size and larger land with more spaces for the facilities, as well as much cheaper if we using prime to prime location for comparison.

I like the idea of compact land size, say only 1 acre on a prime area with good accessibility, ground floor being as car park and main entrance, facilities at 1st and 2nd floor, and low rise ( up to 10-12 storey ) condo with decent price and very much better quality. This same goes to HK as well. Easy to maintain and security is very well to organize.

Yes, build on a small land which close to BTS or MRT and build up usually <1000sf & 2r2b
Facilities and building outlook just normal but with grand lobby & nice landscaping..
Some even half of the serviced apartment rent for tourist and ground floor rent for restaurant, cafe or social bar

Thanks a lot for sharing yr experience


It was MR2 first week launching, when I kept my eyes on both MR1 phase 3 & MR2.
But due to it was my 2nd and last bullet, I thought I wanted to go for a bigger one = MR1 (beginners' mindset )

Very good points to ponder:
1. Surroundings projects also offering similar 22x80
2. timing and catalyst - Latar completed 2016, MR1 which completed in 2015 required to hold longer to see effect
3. MR2 would seems more affordable with smaller size

Chris kor, more points to add?

I also wonder why TS never consider emerald? Better than M residence imho. Anggun more expensive due to bigger size

wah, brother u also pay attention on Rawang's property?

Boss, hmm, mind elaborate why 2nd unit and wanted to go for bigger one? In terms of size or price?

I think the only point I can add now would be easily ;
4) Timing - The timing of buying now for RM 697k before 8% discount ( or RM 641k ) is a lot higher than early buyers. The timing of completion, early buyers can shout for lower price but you can't. Short term, you require to hold min 2 years after VP.

Your cost would be RM 641k + 5k ( loan stamp duty ) + RM 28000 ( progressive interest of say, 4.5% based on 90% loan ) + RM 15k and above ( potential 2% agent fee upon sub-sales ) + RM 20k ( S&P cost for above RM 750k ) = RM 708k, the cost before recurring cost in bank loan penalty ( if you flip before lock in expired ) and 10% RPGT. I think you must wait for min RM 800k asking price to see some little profit.

I unable to predict RM 850k is do-able or not by 2016, but it just require a matter of time.

yeah but investment wise, i think it is better.