mind to list them down? the property in 5km distance

Top of my head, closest in terms of location (undeveloped/industrial area) and sizes:
Riveria City
Trion
Trion 2
Damai Residence @ Sg Besi
One Residences @ Chan Sow Lin (build-and-sell, completed but still on market, many units left)

Not too far away, have Sunway Velocity 2, Parc 3, Duta Park Residences, M Vertica.

problem is are there still buyers for Opus or not when its been launched for quite some time.. lol.. I think this first block launch by Sunway should be quite interesting for a KL location there.. just that the subsequent phases and density for such a small land size abit questionable haha

most are in CSL area, this one is Pudu area, abit more prime lah...

Yeah, got chance to appreciate once PNB 118 gets built 😂 I personally assess based on the type of public transport and facilities nearby the area, from a potential renting perspective. Main selling point of Belfield is its very central location to many tourist hotspots la, and nearer to city centre.

From personal experience tenants and tourist will focus on LRT/MRT more, and my own experience with exploring on foot in that area, crossing Jalan Kinabalu to get to LRT/MRT can be slightly problematic 😂 there's a lot of dark tunnels to pass through, unless there's a bridge nearby that I'm unaware of LOL

Opus or Belfield has already factor in the future price with PNB 118. It's not like the tower is still in the plan or far from being materialize.

Tourists will search KLCC or BB area to stay as 1st priority. Kg Attap is known as very old address for KL.

launching price is the biggest consideration... if it's like OPUS, say bye bye to this property

yeah totally agree, it's about developer greedy or not, if not greedy, with the developer fame, sure sold out one

The show units already up in their sales gallery?

Just found out this project completion is 2025, probably 54 months since they couldnt launch now. The second 10% payment is crucial for those house buyers if they take 90% loan, as the interest accumulative is very high.

Tourists definitely wont select here.

I see Belfield is more suitable for own stayers, be it local or foreigners.

The price seems okay as they really could not sell higher given the high density and accessibility to the town. The location is great, near to almost everything but the accessibility and ambience driving home would be slightly awkward.

If want to do air bnb, they will losing out to Robertson in terms of geographically.

1.1B for 1330 units meaning the average price per unit is 830k.

Opus really koyak with this belfield pricing

Can anyone comment on the demand (if any) for opus? I see 200++ units for rent despite opus being a low dense condo.

For Opus and Casa Residency @ much lower density, closer to PNB118 & public transport, the asking rental is 1.8-2k for Belfield similar sized units.

So just prepare to bleed for 1-2k monthly (negative gearing) if buying for investment.

Just went to the sales gallery. Will list down several important points.

1. Got walkway to monorail, but not covered.
2. Plan to official launch on end of Jan 2021.
3. There is a tunnel at jalan belfield which is beside this project, but they aren’t sure about the accessibility of the tunnel yet.
4. Package and furnishes provided still not confirmed yet. Will confirm on prelaunch phase.
5. Do not expect pnb view, will have future development in front. Maybe top floors will have pnb view depend on the height of future development.
6. In my own opinion, best view for tower A will be lower floor of type D and type A, istana view. High floor of these unit types will have istana + cemetry view.
7. Commercial land title with hda
8. Maintenance fee + sinking fund is great, rm0.29 only.
9. 10 units per floor, 5+1 lift
10. The old apartments beside this project is very eye sore, look like haunted building.

Their sales gallery is open everyday 10am to 5.30pm

Yes this belfield is good for those wanna ownstay in town without having to go through traffic or take the train. Same target as those ownstay in robertzhai etc. What about appreciation?

But opus how's the demand. Asking rental can ask la but can transact or not.

if the psf is 750, is good for self stay indeed

🤔 Belfield very worth for own stay if maintain at RM750/sqft, nearby a lot of amenities and schools and close proximity to city centre.

For KLites who want near city centre but aren't millionaire, quite worth lo.

Yes asking rental can be referred as "Best Case" as the final commit will usually lower, which implying to bleed even more.

Moreover, that undevelop areas (not just Belfield) will comprise thousand of units in the roadmap. Similar scenario can be predicted just like Jln Ampang whereby the rental is pressed down from 3k to almost half today.

The ROI needs to be calculated as well, lower entry for so called investment grade units are very limited, just take 52 floors minus car park and facility podium and times 2 for smallest units. And lesser if one doesn't like the cemetery view from a distance.

And Opus demand is clear, just pass by that area several times in dinner time and obviously the take up is not there yet. In terms of target tenants - local community won't choose there as the surrounding is quite spooky at night, with some safety concerns + foreigners have no reason to stay there yet.

Logically, 750 psf will be bigger size units whereas 850 psf for the smallest; before price-in the floor premium pool premium total carparks etc.

Also to note, this is nett discounted price on the 1st 10% from a higher gross price.