If investor put aside, let us talk about real own stayer for premium G&G developments with higher affordability, will usually means they will search for home that are close to their business/social circle such as parents friends/network, rather than buy a house, then find a job/start a new business /new life that are close to their new house. Hence, for people with social circle close to Cheras, Puchong, Putrajaya, Cyberjaya is better off staying in Kajang, whereas people with Social circle close to PJ, Damansara Perdana, Kota Damansara, RRIM, Northern KL like myself would prefer Rawang.
With the point above, I would say both Rawang and Kajang has its own potential and will not turn out to be the exact direct competitors in say, the next 10 years, it will be different as they started different, were developed different, and will end up different too, and hence will depends on one's own investment appetite, I will elaborate...
IMO, the Catalyst for Kajang started earlier than Rawang, I would personally take Jade hill as a starting catalyst for Kajang, and AEON anggun Rawang as a starting catalyst for Rawang.
Do you value more on what you see NOW, or do you value more on your belief in the FUTURE? The catalyst for Kajang, IMO started earlier than Rawang, and hence there are naturally more developments to be seen NOW, as there are more Taiko developer that seen the catalyst like 5 years back and decided to developing Kajang. If any of the taiko developer just seen the catalyst now and wanted to start afresh in Kajang, it might not be that feasible to get sizable land at discount price anymore.
On the other hand, the catalyst for Rawang started later, if take the opening of AEON Rawang as referrence, it was 2 years 3 months ago, so in the last 1-2 years, more major taiko developer started buying lands and put Rawang in their drawing board, but many of those heavyweight developments are not launched yet. But I personally believe that Bandaraya Development, Tan & Tan, Gamuda township that are yet to launch with land side by side, with the AEON area will lead Rawang into a good future.
Kajang started earlier and the trend during that time is more on non G&G/fence and guarded, and some developments are indeed blue G&G. Rawang started later, and due to the deteriorating security concern in our country, most of the township are more towards G&G developments. Rawang will be the most concentrated and largest G&G area in Greater KL built by assortment of taiko developers when you fast forward 5 years, just like mont kiara has high concentration of high end high rise residential, and for landed, I believe G&G is the way to go for the future...
MRT+KTM Kajang vs KTM RawangThis is one downside for Rawang for now, as there is indeed no MRT station yet. To be fair, when the feasibility studies for MRT is done like 5-6 years back, Rawang is still very much under the radar to consider for a MRT station. But, when more developments completed and population increased, it does not means that MRT will not be linked to Rawang in the future. Adequate Bus/BRT might also link Rawang to Sungai Buloh MRT Interchange since it is a major interchange station for KTM+MRT1+MRT2. MRT is targeting to increase the use of public transportation in greater KL from 12% in 2009 to 40% in 2020, and if that is real, they will need to select a good operator, whom has experience in linking other public transportation seamlessly.
Having said that, that is if we die-die must use public transportation. I personally, does not believe residents staying in higher end enclave will use the public transportation, except their children perhaps who are still studying or without transportation yet, for example, I wouldn't envision elite parents staying in premium enclave using MRT much, they might use it once in a while, but definitely not often, they just doesn't fit into the 40%, they are like the top 1-5% of the 60% who doesn't use the public transport. After all, isn't it nice to drive around in a nice car, when 40% of the car were put OFF road?
Is the Premium for Kajang Worth it? or is the discount for Rawang good enough?For example, in stock market, blue chip is no doubt proven and hence priced at a premium, but the question is, are the premium price for that particular stock undervalue/overvalue? or is the discount given on the upcoming potential blue chip undervalue/overvalue?
If I am a buyer now, and would like to get a decent G&G, if the price for a G&G LinkHouse/Semi-D in Jade hill and Anggun are the exact same, as an investor, it might made more sense to choose Jade Hill, But, the reality is the entry price are not the same for comparable units. For example, Anggun 3 recently launched G&G DSL are going for about 700k before they were sold out, whereas comparable link house in Jade Hills are about 900k. Semi-ds in Anggun 3 1.3m, Semi-ds in Jade hill with comparable size about 1.7m.
So it is quite hard to say which is better, IMO, this is never an apple to apple comparison, I think it will all depends on individual, and investment horizon
Aug 2 2013, 07:52 PM, updated 9y ago
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... anyone can enlighten me what so good about Rawang itself other than those big residences /commercial property development? personally been to Rawang few times.
but i heard people buy/invest property.. 1 of the criteria is whether the McD is nearby or not. got McD mean booming, got traffic, more people.. 
It is true that technically Bandar utama/Mutiara Damansara/Kota Damansara area are more like north west than north kl.
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