Was this the project developed by the developer of Marc Residence?

Took a long time to VP.

Wonder if how this project fares will be an early indicator of how all the high density developments in this area would fare?

Had a peek at one of this today.

Was brought there by an agent to see several subsale units, pool was quite crowded today.

They also were having a fair on IDs and renovations, never realised what are in the market these days.

My take and it is based upon the Studio and 2 bedroom unit only :-

Pro :

-Very windy as you are the tallest building, the carpark podium itself taller than 90% of the surrounding buildings.
-Good build quality, credit to the developer and contractors. Clearly the developer knew what they were up doing.
-Tastefully and thoughtfully done up common areas.
-Quite a good location.
-Some studio units you could view KLCC, KL Tower and TRX
-Price is quite good though expensive for the neighbourhood.

Cons :-
-Not walking distance to a LRT or MRT station.
-Leasehold.
-Lake is a public access but will be maintained by JMB or so it seems.
-Some studios don't come with a nice view and faces MRR2 which can be noisy if you open the windows.
-Density on the high side.

Rental for a studio = RM1100 for semi furnished (all units are semi furnished by developer). RM1400 for fully furnished. 2 bedroom RM1400 for semi furnished.

Worth buying?? An interesting stat from a developer staff: 70% of buyers are under 35 years old, 92% Chinese and 80% of buyers are 1st home owners.

Lelong units? Probably won't be anywhere near as many as many are expecting.

This won't be a good indication of whether M Vertica would do badly or not as both are 2 very different types of properties.

Just a slight correction, there ARE some developer units leftover.

450sf units but only 1 agency can sell it.

Not a drop in price.

Anything between 700-800 is you are living in a partitioned off portion. Notice how it states 300sf instead of 450?

Whole unit under RM1k means no parking space.

Think he means 1 or 2 units.

Go view one, there are many units up for sale facing MRR2.

Wow RM25k for renovations and furniture for a 400+sf studio.

Wonder why this unit has such a wavy wall, usually projects built by Putra Perdana would never pass QC if it had such defects.

RM25k just to get an extra RM400 each month over an empty unit?

I think I must belong to a different gen of landlords.

The only studio I own is Nadi Bangsar, bought 4 months before VP.

Loan repayment : RM2400
Market rental for empty unit : RM2000
Fully furnished rental : RM3000

Mine? Only purchased RM9k worth of mostly 2nd hand IKEA furniture and 2nd hand Electrosux appliances for the kitchen found on Mudah or expat groups on Facebook.

Renting for RM2800 to one American woman with a newborn baby.

Only the 3rd person that stayed there and now having a baby

How would you calculate the cost of funds then?

OK, so how do you calculate the yields on say a unit here?

Following parameters :-

Price from Beverly : RM355,000
Price less rebates and cash back : RM283,000

Mortgage amount : RM254,000 @ 4.22% 30 years
MRTA : RM10895

Monthly : RM1298

All deposits taken out from a full flexi mortgage that is running at 4.35%

Rental : RM1100 or RM1500 if spend RM25000 on renovations.

Curious how you evaluate such investments.

What rental yields before you consider it to be a good investment?

That's fast.

But pity at that price probably no taker as can get a unit direct from developer after rebate for RM285k everything included.

Only those that the owners are trying to sell themselves.

Anything else under any agents they won't entertain any sales at under RM320k.

You've obviously not tried calling and dealing with the agents that are listing units at RM290k, those are there purely to fish for leads.

After 1st round drop 20%

Owner for sure cry bang balls.