Don’t fall into this trap. Gauge a project on it’s own merits. And do your research extensively and come to your personal decision for your goals.

My comments are rooted in facts. Ok fair enough I give a positive slant to it. But I’m looking at Sunway from a business angle and if they maintain this sort of momentum then one should be pleased as a shareholder.

But I encourage you to improve your reading comprehension if you think I’m touting this project.

This post has been edited by Cavatzu: Sep 8 2022, 08:38 AM

The Eupe project should be announced by then and you’d have a better idea of the plans in store for the area. I do agree that if you don’t have compelling reason to get a new build then don’t as there’s no real incentive now and more often than not you’re paying top dollar.

It sounds like you’re buying for investment so it’s all an educated guess at best. If you wait for confirmation when it’s VP, it may well be too late or in fact present you with further opportunity. It’s a gamble isn’t it? Not gonna FOMO you, but if you sit on the side lines too long you may miss out on capitalising on our recent crisis. Regardless, all economic indicators are pointing to inflationary pressures so I doubt new builds will be much cheaper unless their density goes through the roof.

This post has been edited by Cavatzu: Sep 9 2022, 11:24 AM

This project was considered one of the BBB of 2021. It’s fine to be contrarian of course and no one is holding a gun to your head. But oftentimes where there’s smoke there’s fire (in a good way here).

This post has been edited by Cavatzu: Sep 9 2022, 04:33 PM

C was the most pricey ranging from 800-1k psf with many of the units in the 900 psf range. There’s like a 300 psf range from A to C. Harder to break even for such units. No info at all from other developments so Sunway still has a head start for a few years.

The main advantage of Sunway as the video pointed out this area is under supplied so Sunway is only 1 of 2 residential options for this area perhaps for a few years with a big booster. Not having much competition for the first few years of your investment is already a blessing and you shouldn’t have to throw prices. You’ll only really be competing within the project and Opus is the one that gets screwed as they were so much more expensive.

If the power of the owner occupier is strong then maybe Airbnb might be banned. I would think there’s some reasonable demand for short term stay in the area ala Opus. But the units are a bit too big to do this effectively. The units you shared are purpose built for short term stay being effectively small office units with nice facilities.

I could stay in 4 points during pandemic for about 150/night. Now it’s over 300. There’s some market to be affordable lodging for a family of 4+.

This post has been edited by Cavatzu: Sep 12 2022, 08:21 AM

Wow gila punya price for an overhang unit! Everyone trying to tipu Hongkies. Umm at 1.9k psf I would go for BBCC already or any of the other 5 star developments in town.

Wonder what’s the T&Cs of their buyback +30%. It would mean they anticipate future value to be 2.4K psf. Dunno about that.

I like that he didn’t talk about Sunway at all when it came into frame 😂. And this is why Sunway is deemed a value buy - marginally lower rent at less than half the purchase price.

Math is simple. I think the rent here will top out at 4K for a 3 bed. Is that a good ROI on a 2M unit? They need short term stay with good occupancy to break even.

This post has been edited by Cavatzu: Sep 12 2022, 09:44 AM

It’s not really unexpected when their median salary is like 4-5X of Malaysia and they have the most expensive real estate in the world. Malaysia remains the cheapest country for real estate and living expenses that is conducive to Cantonese lifestyle. If they pick Ipoh then they can retire at 40.

But I wouldn’t say Hongkies are water fish, most are incredibly clued in. They have dedicated property news channels examining a unit down to the last square foot. All it takes is a bit of research for them to uncover the true good buys in KL. 2M as we all know gives you a lot of options in KV least of all a 1k sqft unit in a capalang area.

This post has been edited by Cavatzu: Sep 12 2022, 01:41 PM

I think the damage is done in terms of financing for construction activity. It’s the same globally. Smaller or less well funded developers will fall to the wayside. I think I saw some stats from REHDA that the amount of new development applications has fallen sharply so this should temporarily help with our oversupply issues in KV.

Most of the Commonwealth countries like UK, Canada and Oz are giving preferential residency rights to HK passport holders. These countries were prime migration targets for them anyway. So Malaysia’s MM2H remains a slap in the face although it’s cheaper for them to live here still.

This post has been edited by Cavatzu: Sep 12 2022, 05:01 PM

Wa PNB is now a SA?

Can just imagine Zeti posting YouTube videos on how to partition all the rooms in the tower. 😂

All one needs to do is undercut Opus by 20% for equivalent size and you win.

If your ID is power enough with view can go head to head.

This post has been edited by Cavatzu: Sep 12 2022, 04:52 PM

How also PNB is a fund manager so they’d know how to turn a profit or at least be commercial.

Would the MoF and TRX be in the same boat as they are essentially a regulator and economist. Property development would not be their skill set and trying not to mismanage a project is not the same as making it successful.

Crap I just watched the video properly. This is an empty plot with car park near where the sunway gallery was isn’t it? It’s just in front of the land we are concerned about and this looks quite tall already maybe 40 storeys and directly opposite monorail.

The smaller white buildings are likely mosque and museum.

Yea we don’t know what we don’t know. To be fair even if they build a low rise building for hospital/school there would be some overlooking from facilities. This I was prepared for. I was worried about Tower B/B as the premium paid was quite large. I’m quite scared of a Lavile scenario where the premium for an unblocked good view becomes an instant negative when you’re touching the neighbouring block. Anything is possible in Boleh land.

Congrats on the good buy. Beyond the choice of colour, I don’t think C is offering too much difference on furnishing?

This post has been edited by Cavatzu: Sep 15 2022, 05:21 PM

[quote=Yinchn9,Sep 15 2022, 08:42 AM]
Congrats on the good buy. Beyond the choice of colour, I don’t think C is offering too much difference on furnishing?

[/quote]
Also with free washing machine and fridge, which doesn’t come in package in Tower B

[/quote]

That’s like 5k of value. So about 40k up from B which was about 50k up from A.

Predicted this a while ago. Same strategy I would use if I was a sales director there.

Why wouldn’t one raise prices when it’s so hot selling and the hype around 118 will only grow and can justify it with the labour/materials price inflation.

A lot of developers are cutting into their margins to pay inflated costs of building simply because they haven’t sold well. UEM publicly came out to say this. If your projects are selling well then you’d just push the price hikes on to your customers to maintain profitability. This is a prerogative of a listed developer.

This post has been edited by Cavatzu: Sep 21 2022, 04:59 AM

I’d completely strip out the rebate, throw in a bit more furnishing and start doing roadshow in HK/SG.

Opus has suffered for so long. They need 118 just to stimulate their asking rental. Owners would have been bleeding for 5 years already.

No need to speculate on anything else that hasn’t started as most likely they only vp when 118 is up and running. Salcon and Tradewinds got the land quite cheap, I think they should just on sell it to proper developers and eat the profit.

Ok lor if you’re convinced that the additional 500 steps to get to Sunway has completely destroyed it’s viability then so be it.

DM @babizz with a copy of your SPA omitting some key personal details. It’s a telegram group. There’s also FB but no one comments on anything when you can put a face to a comment.

This post has been edited by Cavatzu: Sep 22 2022, 05:06 AM

We’ll see in 2024. The simple math is that Opus is 50-100% more expensive than Sunway and will be the 5 yo hag at that point. The new virgin on the block will be setting the price at that point rather than the former.

I’ve actually stayed in Airbnb in Opus and whilst tower A is fine, tower B has a big weakness overlooking the abandoned Mandarin Court and that’s the one asking for 1900 psf. I felt damn geli.

Doubt it. Clogging up lifts unnecessarily. Tower A will have a decent view from their rooftop anyway.

I won’t get into semantics about who is better than who. I’m purely looking at it from a purchase price vs breakeven point.

Sunway is in a better position to undercut Opus be it long term stay or even short but I’d lean towards regular rental for Sunway.

It’s the law of averages when a markedly cheaper new development comes into a given area then the older ones will be impacted. Caveat is of course within a similar build quality range. I can’t think of a development as an example where there’s such a big disparity in price in a given area except perhaps Lavile vs Mira.

I agree. Opus has been sold primarily as an Airbnb unit and they are by and large that. There’s enough reviews out there to give them a track record. As anyone who’s done Airbnb knows, when you’re brand new and don’t have reviews it takes a while to get rolling. But don’t discount the “virgin” factor which would appeal to locals or people who just want to experience the place before deciding whether to buy.

Don’t have to go head to head with opus, if they rent for 180 then you rent for 150. I don’t think Sunway was an ideal Airbnb property anyway, no one bedders and the sizes are generally too large.

This post has been edited by Cavatzu: Sep 23 2022, 02:41 PM