SYMPHONY RESIDENCE @ KAJANG

Early bird packages are:

1. Booking RM3K only
2. Pay nothing upon signing SPA (7%+3% special early bird discount)
3. Free 2 car parks
4. Free 1st year maintenance & sinking fund
5. Free legal fee for SPA

Price starting from RM338,800 before discount, roughly RM316 psf for size 1,070 sf, 3 rooms
Price after discount RM305,631 approximately RM285 psf

Location link:

Location Map Link (google map)

It is a mixed development consist of:

1. Symphony Residence 1
2. Mydin Hypermarket (To start operate by Jan 2013)
3. Symphony Residence 2
4. Symphony Shopping Mall with 2 block of Symphony Suites on top of Shopping Mall

Project Details

1. Land Area : 2.2 Acres
2. Tenure : Leasehold
3. Total Units : 336
4. Total Car Parks : 807 Bays
5. Maintenance & Sinking Fund : RM0.22
6. Basic Unit

NO OF LEVEL - 21 LEVELS
Level 1 - Retail Outlets
Level 2 to 6 - Car Parks
Level 7 - Indoor Swimming Pool & Facilities Floor
Level 8 to 21 - Service Residence Units

BUILD UP
(a) Type A : 1,050 sf (3 Rooms)
(b) Type B : 1,073 sf (3 Rooms)
© Type C1 : 1,020 sf (3 Rooms)
(d) Type C2 : 1,071 sf (3 Rooms)
(e) Type D : 1,072 sf (3 Rooms)
(f) Type E1 : 738 sf (1 Room)
(g) Type E2 : 777 sf (1 Room)

FACILITIES
Swimming pool, wading pool, gymnasium, sauna, garden, playground, CCTV room, multipurpose hall, surau, 24-hours security, multi-tier security with access card system, retails, cafeteria & etc.

Cheers

This post has been edited by lucifah: Jun 9 2014, 08:29 AM

Price is fair and about there.

Any facade to share? But the 2 acres land seems too small plot for a shopping mall instead of retail lots with 2 service apartments on top of it.

2.2 acres is solely for the Symphony Residence 1.
Mydin is build on +/-1.5 acres
Symphony Residence 2 is build on +/-1.5 acres
Symphony Shopping Mall with 2 Block of Symphony Suites is build on +/-4.7 Acres

Symphony Residence 1 Artist Impression


Overall Symphony Mixed Development View


Mydin Hypermarket


Symphony Shopping Mall Artist Impression

Symphony Residence 1 Artist Impression (Higher Resolution)

Symphony Overall Mixed Development View (Higher Resolution)

when completion?

completion 2016. 3 years from SPA sign. official launch will be sept 2013 where the showroom will be ready

Is DIBS offered?. Is it furnished or no?.

this starting pricing RM285+, cant do much. no dibs, basic unit

Where is the sales office? Open for booking?

sales gallery under construction now at site...ready by mid sept and the official launch would be by then. Not open for sales yet now but you can reserve / block / book your choice unit now

How and where to book/block a unit?

how is the rental demand there?

Angerik Residence is built by the same developer across the street. Looks new and clean. Saw 1 unit with banner for sales. Any idea how is that apartment doing?

Yeah, if i m not mistaken his anggerik residence sold within a week or if not less than a week. This project is more of +/- medium cost product with no full facilities n average fasage.

Secondary mkt for this is around 280k.

Cheers

Not really familiar and need to study further. Hehehe.

hey, i am interested with this project since the price psf is still catching my eyes.... do u have any link whr i can do register? thru the company website?

no need register. can book d.

Price and concept is tempted.

But need to study further location and it's surrounding. I found a little bit, Kajang people still focusing on Freehold props within Kajang instead of Leasehold props.

I was thinking the same but MKH boulevard proved me wrong. Leasehold also ppl sapu.

I`m not sure actually who will be the target tenant or buyer. Will those work in KL move to Kajang once completion of MRT?

from our past history a lot of these investors are from putrajaya & cyberjaya. You will be supprise to see the figure. some landed property buyers up to 50% are from there....

What's d price for service apt in cyberjaya now? No mrt

We found out many of them that work at putrajaya n cyberjaya cant afford the premium property price there n start moving to kajang area

Hmm, some typical buyers are really buying the name of developers, which I seldom unless fair prices or not too high compare to prevail market.

About the MRT, I think it would be a boost for the future, but in the short term after MRT / LRT completion, I don't see it will be a highly great booster due to KV is just not yet there with such demand of props near LRT / MRT and furthermore, within the new lines of MRT plus LRTs, there are too many new projects surrounded this line of MRTs/ LRTs.

Really would be interested to know how mkh boulevard buyers justify their buy. 420-600+ psf at kajang. Even though near future mrt station.

How long do we need to drive from kl to here ?

kl ah ? ? i drive use silk exit country height then go straight and use smart tunnel.....hm around 30-35m i think.....anyone here can comment on this? ? ? but if u use lekas to loke yew road then i think more jam

I think no one can escape the jam from Lekas/silk/grand saga highway all the way to KL.From the tunnel till Silk still need to pass through a lot of traffic lights and u-turns. Might be rather jam at peak hour. But best to escape the town jam is to go through back road pass through hillpark home ,pass through the light warehouse industries then straight to Lekas. Thats might save plenty of time.

Besides lease/freehold, i also doubted on Highrise play in Kajang area. Its a risk. PPl normally look for landed in this area,Semenyih area. But MKH planned big by taking risk into highrise. Hope it works.

Wow...this is even cheaper than the nearby Ameera Residence by TLS.... Is this better bargain?

This post has been edited by neospider: Jul 14 2013, 05:41 PM

exactly. highrise in kajang-semenyih it is still an unknown.

kajang high rise started by TLS about 10 years back in sepakat indah, sungai chua area. that area is now flooded by middle eastern and also some locals bought for own stay. the most recent pearl avenue was a success in capital appreciation. most bought at 210k and could now sell for 350k. however rental is still lacking some momentum. although cannot be rented out for good positive cash flow, most owners are not selling but only renting out.

kajang-semenyih area does not have much high rise to benchmark. the recent completed one is anggerik residency. rental demand still unknown. anyone familiar with the rental market in this area please enlighten me?

TLS package is more attractive with their entry package. psf SSH wins.

Property 101 and other sifus, may i ask products packages vs psf which one more of your investment preferences???

All go down to packaging

At this price range, i would prefer without DIBS. The interest during construction is minimal and can be easily borne by the buyer. Keep in mind that any freebies offered has already been factored into the price. My question here would be what do the banks value the this area to be? Is RM 285 psf (after discount) a fair price? Im assuming this is only for the first floor units rite?

How much would the 1020 sf unit cost mid floor? What units enjoy the best view? How far is the nearest MRT station (in actual distance pls) ?

level 1-7 are retails, parking & facilities floor.....8 floor onward is 1st floor for the service residence. Hence the view starting 8 floor is quite not bad already.

Unless you like penhouse floor for own stay then the you add around RM2 psf per floor.

80% of the units are type A (1050 sf) & type b (1070) which are 268 units.

If you are looking at mid floor, which floor? if level 10 (out of 10 floor, 7 floor are retails, parking, facilities), actual level for service apartment is 3rd floor only. this floor you already enjoy good view

So 3rd floor, the price before discount for let say type A is RM338800+RM4000 = RM342800

RM342800 After 7%+3% discount is = RM309,240 / 1050 sf

Hence nett psf still: RM294 psf

Even at 8 floor, you also already have good & unblock view.

Let's get another example for penhouse floor for type A & type B as this 2 type are the typical type & it consist of 80% of the total units.

Penhouse floor price for Type A is RM364,800 before 7%+3% discount.

After discount: RM329,086 / 1,050 sf

MAX PRICE PSF for type A : RM 313 psf


Penhouse floor price for Type B is also RM364,800 before 7%+3% discount.

After discount: RM329,086 / 1,070 sf

MAX PRICE PSF for type B : RM 308 psf


This price is still lower than today secondary market Pearl Avenue @ appx RM315-320 psf

This post has been edited by harveyhkw: Jul 15 2013, 01:02 AM

The corner lot is type C and D yes?. So we can book already now? well I prefer to view the show unit first actually. How to book?

Well its not for own stay. Its for investment.

Need some info:

1) Expected completion date of the shopping mall?
2) Any anchor tenants confirmed?
3) How far from the nearest new MRT station?
4) Is the bank loan interest rate or panel of banks fixed by the developer or is it entirely between the buyer n the bank?
5) Can we get BLR - 2.4% minimum?
6) What are the surrounding developements? Open land? Any pics of the actual surroundings?
7) When is construction expected to begin?

This post has been edited by cybermaster98: Jul 15 2013, 01:13 AM

pls dont get me wrong. I would say this pricing has margin to flip to secondary market when ready in 3 years. type a & type b is the choice type for investment as bigger in size.

type C & D are corner units where you need to pay additional 5% premium. As for investor, i would choose type A & B (off course it is my own preference)

Shopping mall already got DO. Now discussing with few anchors tenant. Can't disclose until it is sign isn't?

Now piling work has started.

The developer will have panel bankers. Final List to be out by sept. rate would definitely be competitive

Any area that is not walking distant <500 meter to MRT i think it is fair not to highlight MRT point.

If really want to measure, i think it is around 4+ KM but base on google map calculation.

If you are really serious, I would advice you do visit to the actual site.

Thanks

This post has been edited by harveyhkw: Jul 15 2013, 01:23 AM

Show unit will be ready by sept 2013

MRT catalyst development I don't think can get this sort of pricing, isn't it?

yeah however landed property in kajang 2 now transacted at RM650,000 - RM680,000. Maybe other nearby area also should have fetch at least RM500,000 onward. How average income earner to own landed property there now!!!!

My personal game plan for condo / service apt has always been low entry / below mkt at a location that people dont mind to stay. . . .then sell at margin!!!

This game plan has work for me even for location that has no MRT/LRT/KTM or etc

Then have you yourself invested in this?

This area you still call it semenyih with 3 main developers area developing this neighbourhood? People are calling it THE NEXT KAJANG TOWN!!!!

I don't know why you ask if i got a unit there. Does it mean If i booked you also want to book ? ? If yes, do let me know ya.

Of course all are individual game plan, definition and preferences!!!


This post has been edited by harveyhkw: Jul 15 2013, 01:49 AM

Harvey,

Is the booking 100% refundable if we decided not to proceed?
Any hidden charges if we dropped the unit ?

APDL already got?
When estimate sign spa?
How many carpark? Tandem or side by side .
Additional cp how much ?
Maintenance fees?

I think i hv posted too much info in this forum. If you need to ask further question, please pm me. Thanks ya.

Well i dont even know where this area is and i wasnt the one who called it Semenyih. Im no where even close to Kajang.

Yes i know everybody has their own game plan for investment but i have always wondered why property agents can be so confident about a development and yet when u ask them if they have invested there the answer is always no. Not suggesting that ure not being truthful or anything but just wondering.

Btw, why need to PM? Why cant the info be shared for all to know instead of replying multiple PM's for the probably the same set of questions? NOt like ure giving us highly classified info or anything rite?

definitely need to go to the site for someone who are not familiar with Kajang town..MRT is not the only factor I think...need to know more about the developer as well...

Any completed project for the developer that we can check?.

+1

i invested in mkh boulevard... if the soho can rental @1k. its already can cover my loan instalment.

wondering if this project or the current condo near kajang 2 can get rental RM1,400 or not?

leasehold and flood prone area at the junction there, no no. Ivory and almeera still the best bargain in kajang which near to MRT

driving distance from the jalan 3/20 to ktm kajang is 5.3km. I done it yesterday.

MOrnind boss tikam, u really wanted to hinvest heavily in kajang wor

no la... passing by from my bananas farm @ nilai so drop by the site and check the distance from site to mrt.

i also invested in other areas...not just kajang la

Here is my take.

Cons
-In terms of value proposition it loses out to some of the freehold launches around. This project is equal or slightly more expensive.

-This side lacks exclusivity

-It is next to the main road. And I reckon it be noisy in future.

Pros

-Ease of renting of this place will be better than the other similar condos launched. This area is very "wong" and has a lot of business activities, albeit leaning to industrial activities.

-A shopping mall and Mydin is a big bonus. Shopping malls is the lacking attribute right now in Kajang and this may address it. Existing commercial activity is already high here.

-The development will be next to Tropicana development. This is a big plus. Moreover, the big piece of land just slightly up North I reckon will be a new planned township in future. Would like be a nice development in future. This may bring upside to the place.

-accessibility of this project is quite good being right smacked next to the highway access.

Banana farm owner. Why bananas are more expensive nowadays?

Because it is super food ma.

Did you booked this? good? how much can rent out@ year 2016? 1400 can?

This post has been edited by tikaram: Jul 15 2013, 10:54 AM

Super food but so expensive now....Try to buy a few more farms and increase the production so that we can enjoy cheaper bananas...Is it true that the good fruits are exported to SG and locals get less quality bananas?

Nope, did not book this. If die die must buy Kajang highrise, TLS projects are a better bet I guess. Rental 1400 too low and can't cover loan also.

People who sell bananas they don't recommend consuming bananas.

Not because bananas are not good. As a matter of fact, bananas are good, but every shop which sells bananas they use Calcium Carbide to control the ripeness timing of the bananas.

This post has been edited by puchongite: Jul 15 2013, 11:02 AM

interested with E1 & E2. how to register? TQ TQ

yes. good fruits mostly export to singapore.

it is expensive bcs high demand and very good profit margin but high risk due to plant virus.

let said cost is 310k.

90% loan =279k = 1367 per month loan installment ( using 4.3% interest, 25 years)

why 1400 cannot cover loan 1367?

What about maintenance fee? 200?

banana exported using that... the local one u found in papsar tani, wet market mostly, local store answer NO.

if u don't know pls don't BS. again!

but the main question can get rent 1400 or not ah?

卖花赞花香。Go talk to the sellers in the wet market or banana shops to find out the truth.

u can get ah ho

http://www.symphonyresidence.blogspot.com/

This post has been edited by tikaram: Jul 15 2013, 03:00 PM

Hahahahaha,,,,,tikaram don't la spam this forum.....only for discussion la

ok ok...i deleted your phone number

wondering can get how much rent ah? share share info la...sure u have done the research

This post has been edited by tikaram: Jul 15 2013, 03:01 PM

RM 1,400 in kajang condo ?..i believe thats need really hard work because basic landed rental in Kajang 2,Nadayu and Hillpark which are all nearby rented around RM 1,000 - 1,500. I think if i am a potential tenant, i will definately consider this point 1st.

It is the same in SS2 also wo.

SS2 . DSL house built up 1600 rental 2000

SS2 , Condo built up also 1600 rental 4000

This post has been edited by tikaram: Jul 16 2013, 10:11 AM

Then good luck bro. What I can think of is diff play here, if we compare PJ with Kajang is like comparing apple and durian here. Most DSL in PJ age >20 years vs condo maybe <3-5 years>. Ppl of coz prefer new stuffs with great facilities concept compare with >30 years products i guess?
In Kajang here, dont forget all those landed i spoken before just have <3 years history. worth a thought of it?
But i still doubt about highrise play especially for rental in this area. Maybe i am wrong after 3 years. Just my opinion. No right or wrong.


This post has been edited by iwin_wai: Jul 16 2013, 11:59 AM

I think the main point is MKH Boulevard is at the Kajang Town and accessible to hypermarket, MRT/KTM, hospital, McDs, school, New Era UC, etc. Also, MKH package is fully furnished (if you are the buyer of this unit, you probably know the bare unit price but too bad that it is a compulsory package for their FULLY FURNISHED which make the psf higher).

I am staying Kajang for more than 20 years. Can't deny that this project currently is one of the lower project (leasehold) but personally don't think the location is strategic for rental (maybe I am wrong as once anchor tenants confirmed and more shoplots and KJG2 completed, maybe it will be better). Also, if without transportation tenants, they will find it difficult to go any places.

Tikam boss also eyeing this ? looks like a good deal wor can go or not ? been around there few times bilion looks dead

just 6c6c mode.

How do you forsee the Kajang properties in 5 years down the road since you are a local there? Which place has the most potential? hillpark section, Taman tech, Nadayu part, Kajang 2, Mewah, Kajang Town, Jade hill part, etc??

I think your MKH still better

I personally think Kajang ppl still prefer landed but can't deny that more and more service apartment and condo projects are on going at Kajang. If you ask me, all projects are with its potential but don't think the rental return yield can be too high if the location is not strategic. If your holding power is good, room of appreciation will definitely there but timing issue only.

For me, if I keen to look for rental and capital appreciation, so I will go for those nearby Kajang Town/ nearby universities/ KTM or MRT station as those location will attract more tenants since it will be more convenient for them.

but Kajang other side ( not Kajang Town/ nearby universities/ KTM or MRT ) gitar bayu ( condo and landed) and jadehill ( landed only now)side... very good rental leah..

This post has been edited by tikaram: Jul 17 2013, 01:53 PM

Looks like everyone start to target Kajang liao. Since Puchong hardly to afford now. :'(

Let me know if there any progress. I'm interested too.

not just price...also the MRT is coming to town.

Puchong already expensive now. i was also shocked when i checked out how much my neighbour sold his house.

Did u manage to grab some unit at Abadi Heights? btw the price at Meranti Jaya amaze me. Last year price for 2.5 storey at 650k, now already 750k+.

Back to topic, honestly it's hard to get such price anymore. Only Kajang have.

Yes boss.. hahahaha.. but for me.. I only keen for those I mentioned

I m interested with this .is it still wait for Pre launching ?

but i show u with the gitar bayu and jadehill factc...u are generalise when u said


"For me, if I keen to look for rental and capital appreciation, so I will go for those nearby Kajang Town/ nearby universities/ KTM or MRT station as those location will attract more tenants since it will be more convenient for them."

I like both Guitar Bayu and Jadehill

wow!... how many biji u have in gitar bayu and jadehill.

Like only but no money to buy boss, example i like angelina jolie but cant make my wife

try to smoke something ... and u can try imaging angelina jolie ma...

Oh mi toh foh

How is this project ? Anyone can comment ?

location still ok, near to kajang town and also can take silk highway to bypass kajang town and take saujana impian to saga highway for heading to KL. heading to semenyih and seremban no problem ..

Last time kajang and now is big different from kajang to puchong is so damn fast 20 mins + just beware of AES and speedtrap

But development near MRT station just cant progress in further. Too many old building. Not much spaces. Any idea of new development near MRT in Kajang? maybe < 1km ?

Angelina already undergone mastectomy. Still ok?