hi
I notice this hugh construction (IOI City mall putrajaya ) along the puchong -kajang highway is near completion - end of 2014. Do you think it is a good idea to buy any residential property that is nearby this future mega mall such as the puteri palma condominium which is within walking distance ? or perhaps this mall is build at the wrong place and at the wrong time?

What is IOI track record in managing mega mall anyway?

I personally think its a good idea

Mind to share why do u think so? appreciate it as i am also interested yet not familiar with that area

I was told that it will be the largest mall in Malaysia - and probably in south east asia after completion ? The only available residence nearby (within walking distance) is the puteri palma condo and bungalows (way out of my budget) . It appears that IOI is dumping a lot of money at this location......

This post has been edited by musa putih: Sep 19 2013, 12:11 AM

Simple theory on supply n demand. If it complete, there will be lots of worker around. Normally staff live nearby and also looking for cheaper rent. Probably a low entry property will be a safe bet for investment. If own stay, stay further as u won't want to get stuck no matter u r going out or coming back

I believe there is a veryx3 huge demand for a decent mall like mid valley there. U have population with $$$ nearby but no near place to spend. Country heights, jade hills, nadayu 92, kajang 2 and tropicana heights (coming soon). Owners from these places have $$$. Also not forgetting setia eco glades, symphony hill, garden residence etc and other high end developments. Parkson and gsc cinema already signed in. I was told other big names in retail also signed already but not yet revealed.

Desa Serdang

Do you think this mall will perform much better than alamanda putrajaya? (the only existing mall in putrajaya). I have been to alamanda before and I got the impression they are not doing too well. Perhaps IOI will have a different strategy altogether as I was told this ioi city mall will be allowed to serve liquor because they are sitting at the edge of kajang hence not under majlis perbandaran putrajaya .

yes... alamanda look suck and run down... but friday i went there for long lunch, it jam like hell... and inside almost all restaurant is full..

it is the only option for putrajaya people.

I personally think this mall is going to be a success. The location /acessability right beside the highway is excellent. In addition, the size of the mall is enormous and this is one key advantage of this mall if compare to smaller malls such as alamanda. this place should be a new entertaining hub for southern klang valley when completed with hugh cinemas , ice skating rinks , pubs etc... I expect this mall to further spur the demands for putrajaya/cyberjaya properties. Alamanda is a failure in my opinion due to too many rules / restrictions within putrajaya

This post has been edited by rivalry: Sep 19 2013, 01:20 AM

Cyberjaya HER & Kajang GEM super sexy!

IOI City Mall will be comparable to 1 Utama!

This will definitely be new centre of gravity, no options around...

so far no very nice big mall at the south valley.

very nice big mall list: (except neighborhood mall)
1. south kl - midvalley
2. KL city- pavilion kl (favor by many foreign tourist and local too)
3. north west klang valley- 1Utama
4. west klang valley - sunway pyramid
5. KLCC mall

coming soon:
1. south west kl brickfield Nu sentral (so far their tenant list look very good) got potential

2. ioi city mall (freaking huge!!.....but have to see how their leasing team got strong cable or not. if able to get 70%-80% occupancy rate with good quality/ potential tenant before opening date..should be ok....but puchong ioi neighborhood mall not so convincing. the mall lack of taste)

3. bukit jalil city Pavilion

4. damansara Pavilion

successful/good neighborhood mall:
-paradigm mall
-setia city mall
-bsc and bangsar village
-the mines

This post has been edited by HELLO HELLO: Sep 19 2013, 09:33 AM

Don't expect too much from IOI.

good news to those buying prop @ puchong south @ equine park?

Earlier on (I think April this year), I saw a notice board from Majlis Perbandaran Sepang that Tesco will be opening at IOI City Mall.

I agree with your comments abt current IOI mall at puchong. Although they do attract big crowds, I would rate the mall as 2 stars as they appear to cater more to the low segment and their building looks run-down. If the new IOI city mall is trying to become the next pavillion(5 stars), they I do see trouble coming as the crowd at south klang valley are not ready to embrace this concept. Their best bet is to cater for the medium segment

It is always better to buy nearby residence such as puteri palma condo which is within walking distance to this megamall if for investment. Equine park still needs a good 15 minutes drive (inclusive of trafic jam).
The last time I check the cheapest unit is abt RM490K for abt 1200 sqft for puteri palma

Go and visit Puteri Palma

If you view the overall master plan at the sales office u will be impressed

When you drive around, the surrounding and golf course is good

But when you view the Puteri Palma, how to describe, IMHO, it looks more like an apartment than a condo, like one that has been vp long time but still very low occupancy.

Hope the occupancy improve now. Any resident can share?

I've been to my friend's unit before, his neighbours are both expat (Korean and Japanese). They are under Malaysia second home program, stay in Malaysia for ~6month/year. Yes, Puteri Palma condo is build then sell so it's been vp for quite some time already.

This post has been edited by Rain88: Sep 20 2013, 10:18 AM

Huat arh!!!

No need high end mall. If can be developed like mid valley type mall (medium class) that will be great already!
As expected, this mall will boost up the prop markets on south Klang valley especially cyberjaya, putrajaya, puchong south, Kajang n SK areas.
Huat arh!

[quote=musa putih,Sep 19 2013, 11:42 AM]
I agree with your comments abt current IOI mall at puchong. Although they do attract big crowds, I would rate the mall as 2 stars as they appear to cater more to the low segment and their building looks run-down. If the new IOI city mall is trying to become the next pavillion(5 stars), they I do see trouble coming as the crowd at south klang valley are not ready to embrace this concept. Their best bet is to cater for the medium segment

[/quot

Never like the puchong ioi mall (run down) but hopefully this one is OK some easy to imitate mid valley, one U etc.
should be OK cause it's not rocket science + few successful malls to be followed. Risk is there but manageable.

how much units u have in equine?

Equine park is not my cup of tea.
I got few units in SEG - sibeh-far-jaya.
Huat arh! Cyber starts to unleash the potential now!

I am staying at PP condo. I must admit that this place is a bit bored. You can't even find a mamak stall nearby this area. Most of the owners treat this place as their holiday house which explains why the occupancy rate is low. Residents are mainly retirees and some expats. Many mosquitos due to the green concept. 25 cents maintenance fee.
The good part - acessability is excellent, well managed condo and the upcoming mall should make this place more lively.

Market not so good recently dun aspect it can perform well..paradigm, the gardens, citta mall..all come out makan makan window shopping only

When d mall will b redy?

from the look....don't think can open on april 2014. maybe june or next year end.
if tenant tak cukup sure lagi delay....not a good impression for new mall when the mall is ready but inside not much shop open.

This post has been edited by HELLO HELLO: Sep 19 2013, 07:17 PM

It's scheduled to be open by end of 2014.

Thanks for using the word "boring" to describe it which I quite agree with u but it's definitely a good place to relax. The feeling is like in kampung, like the world around you just slowed down.

Excellent for retirees too and they can play golf everyday and hope the upcoming mall will make your investment jump in value

Believed a strong mall management company would have got their tenants committed way before the mall opening...

It's like selling properties, for the "pioneer" tenants, they offer the lowest rental. Then use the names of the pioneers to attract the next batch of operators and slowly up the rental. Like properties buyer, the more people booked, the more tempted you also want to book...

If operator see their competitor brands sign up tenancy, they also tempted to sign up

If SA tell you which celebrity book the project, you also tempted...

The power of sales strategies...

true... for a new mall, "pioneer" tenant need to have gut even rental rate is low.

fyi, setia city mall as a new mall their rental rate for "pioneer" tenants monthly rental already RM18 to RM20 psf (include service & maintenance charges).
depend location. more prime more higher rental. if your shop size roughly around 1000sf+....monthly rental already almost RM20K.

as a new mall you need to imagine the traffic flow....choose the lot carefully and wisely.
if you choice the wrong location with low traffic flow ...bye bye...or high traffic flow but not your terget market..... also bye bye..
those prime lots already reserved for international brands also for mall image purpose.

for new mall the tenant and their competitor usually you see me i c you....c who go in there and die first. if the mall turn out good then "pioneer" tenant happy lor.
if turn out just okok or bad....those second comer will laugh with even low rental + they can observe the real live traffic flow and choose the nice/suitable location... those pioneer might already suffer more than a year...almost reach K.O. stage.

usually a mall need to take 1 to 2 years to reach the mature stage after the mall open.
pavilion KL is the real life example.... from the start they are actually suffering.. and force to rent out the prime area to niichi as a "pioneer" tenant... after pavilion kl get famous with high traffic gain...they can't wait to kick niichi out of the prime area and replace with muji... this is the fate of pioneer tenant...not all end up like that lar....

This post has been edited by HELLO HELLO: Sep 20 2013, 12:34 AM

I agree with you on the pioneer tenant fate. Its true as when they are not good crowd, they don't mind to rent to anyone as long as OK rental. But when business good, all sort of reason like need to rebranding bla bla bla... then kick you away just like that. There goes your renovation, effort, crowd etc

IOI strength is they are cash rich hence they can afford to build then sell . Their project at 16 sierra puchong south is not doing too well due to high price tag/leasehold/lack of amenities/poor marketing but yet they are not panicking as they can afford to slowly wait for buyers.

What I don't like about them is their sales office services are crap (based on my personal experience) and their management/owner have this chinaman mentality which is to maximize their profit whatever way possible . I am afraid that with this mentality, the IOI city mall may end up like another IOI puchong mall although the original concept/design of IOI city mall is very similar to pavilion KL.

This post has been edited by rivalry: Sep 20 2013, 01:10 AM

Seems that very high expectation and anticipation from ioi, let's hope they can deliver accordingly....

I think this mall will not be a pheonix from day one.

IOI will put this mall into market in phases and stages. They could hold. Market will go to them over time.

If you expect to synchronise your investments with them, you better get ready your own holding power.

If building a pavillion type shopping mall i think it will fail due to population and purchasing power factors.
But, a mid valley medium class type will have high chance to succeed.
I am pretty sure IOI group has study the end users + potential customer group's purchasing power in south klang valley.
I am confident with IOI Shopping Mall by end 2014 completion.

So far how many tenant confirm to be enter in IOI City, even it able to completion at 2014-I still feel it need sometime because of tol to arrive this area. Hopefully it din become like South City Plaza

Accessibilities of IOI mall is great and South City Plaza no chance can comapre to it at all.
The two malls are different category at all la bro.

Wonder if South City Plaza rent or sell their shop lots, the mall is unattractive to me

Long time never go there already. Last it was that Parkson cabut. Any other headlines after that ?

Yeah, during Friday, Parkson in the Alamanda also very good business!

Friday the guys go to Mosque and the gals go restaurants and shopping. Kakaka.

I stopped visiting that mall after Popular bookstore cabut, which was many years back already.

I just been there last weekend, nothing much change but only a lot retail really empty & a lot pakcik makcik unknown from where!! Just the operate well would be the ground floor only

So were there all replaced by foot reflexology thingie or mostly vacant ? If vacant it's worse than Endah Parade !

I think almost the same, but its more better standard comparing Endah Parade

hahaah. so many negative comments. I have high faith in this one.

compared to the wharf (no anchor tenant also so far. wth), millenia puchong (besides hilton, what else here? errrrr) and setia walk (anchor tenant besides tgv, celebrity fitness, starbucks, etc?.... errrr)


those malls are mini malls compared to this one.u build small2, ur attraction is limited. but if big like mid valley, sunway pyramid etc you may get good attraction. of course it depends on tenants as well.

Any new landed or high rise property nearby this?

Yeap Wharf is really small neighbourhood mall. Millenia will work unless the stage 2 & 3 go on as well. Setia Walk is something that can happen but yet happen as the location is middle of the area and its the most facilities area with bank all focus over there etc. It mean something

Anyway I do have confidence in IOI City Mall as long as they management do a good job on getting some main tenant. As the competition from Cyberjaya is way too stiff. At least 8 mall (Big & small) coming up within 4 years from now in Cyberjaya is a scary thing but a good thing to happen

Cyberjaya HER - huat arh!

I saw IOI is clearing the land on the left of the IOI city mall (that area still within IOI resort). I heard they plan to build a condo there, but I am not so sure. Maybe you can call and find out.

Went to Alamanda mall recently...Coach and Braun Buffel will be open there soon.

this one is really really huge

How bout new landed property nearby? Any good buy now?

IOI is also clearing the land opposite IOI resort (on the way to Presint 1) now, not sure it's new semi-D or office, maybe you can drop by their office and ask. Besides that, at the traffic light to Alamanda, there's a new development coming up too (to the left of the junction). Let me pay attention see whether it's a condo or landed when I pass-by there next time.

nearest is putrajaya and bangi kampung melayu. u wanna buy there? i reckon jade hill, n92, kajang 2 or tropicana heights better.

Thanks for the recommendation. Currently working in Cyberjaya, but also prefer not too far from KLCC and PJ.

I tried it the other day - < 15 mins drive from cyberjaya setia eco glades to IOI Resort City Mall via SKVE.
Good value to the cyberjaya buyers.

If you don't mind staying in condo, you may consider Puteri Palma Condo. I've been there before, very nice and well maintained condo. My friend previously stayed in Cheras, he moved there (he works in KL) and he uses MEX travels to work everyday.

This post has been edited by Rain88: Sep 24 2013, 05:52 PM

Try it yourself - SEG proposed interchange to Jln Tun Razak = 18 mins at 90km/hr.
My best record, ~10 mins. LOL

To me the nearest condo with IOI mall would be dwiputra residences...already try to drive from there and it just takes about 5 minutes to reach this mall..besides many upcoming shoplot in P15 which make this presint more lively in future....

Pass-by there just now, it's Dwiputra Residences by SP setia. That place is 4-5 minutes drive from IOI city mall.

This post has been edited by Rain88: Sep 24 2013, 10:14 PM

Where is this interchange? SEG over budget.

They are clearing land to build another access road. The new condo will be build near puteri palma and the hills on the way to putrajaya. Indicative price is above rm 500 ++ persqft but leasehold. Better buy puteri palma which is still around rm400 per sqft and freehold and is meant to be a high end condo . I was told they will build an underground tunnel from pp to the ioi city mall.

I brought one unit in puteri palma condo two years ago for investment. My opinion puteri palma the location quite ok if want go kajang, serdang, puchong or seri kembangan also not very far...just the condo design and the facilities not as luxury as they advertise..just the price of the unit.. luxury price.. but undeniable the view of the condo is amazing that made me brought a unit there..

Mind sharing the price u bought ( psf)?. My uncle bought 1 unit at blok a at rm300 psf from ioi on oct last year. He likes the peacefull environment of the place but complaining the maitenance at 25cents psf too high.

This post has been edited by rivalry: Sep 25 2013, 12:33 AM

Once IOI city mall completed, we expect many middle east tenants from heritage condo (beside the mines) to relocate to puteri palma condo. This ioi city mall is bad news to nearby malls such as alamanda and mines .

I brought block j I think I brought rm 410 psqft. True the maintenance is too high for the facilities there..

Bad news to puteri palma owner as well if the middle east tenants and the african tenants move to puteri palma. Because the rental will drop. two years ago puteri palma very less middle east tenant and no african at all. Now more of them moving in causing korean, china and other western europe country move out from there. Two years ago can easily rm3k above rental for medium or big unit but now the rental is like below 3k. Going to big headache for me when my tenant going to move out end of this year.

Thanks for the info.

This trend cannot be avoided. Our government is doing a lousy job in attracting quality foreign investers from western countries and north asia. Most foreign owned manufacturing companies had relocated to china or thailand or vietnam. Hence now we are being flooded with middle east and africans who are hijacking a lot of condoss in klang valley. Managing a country is just like managing a mall - you will attract low quality tenants with poor management.

When did you buy at the price rm 410 psqft?
How's the environment at night, i.e got proper lighting installed since the place so quiet?
I'm worried about the safety.

Safety wise is not a problem. The main problem with this condo is the high maintenance fee, lack of local food /chinese schools /kindergarden within 2 km radius, feeling of complete boredom / lack of activities etc. Hope things will change for the better with the completion of the mall.

There's one kindergarten inside Puteri Palma Condo, it's located at block G. There are expats who are doing post-grad in UPM, sending their children to this kindy. They do not stay here actually.

I pay 19cents/psft (including sinking fund), I think it's still reasonable.

They even started constructing a flyover sort of to get to the mall directly from the kajang highway, it looks promising but then again anythings promising after what Alamanda had to offer, people only go there since got no other options.

think around 2-3 years back I think. nite time environment okok..proper lighting is installed but still can add some more in certain area just that unit facing the mall will have some noise pollution due to now the construction still going on during nite time other than that quite peaceful and windy at night.

safety wise can say quite safe just heard this year got one break in case in block g. due to the construction going on the mall many foreign construction around that area and the whole condo area that is not proper fenced u can just walk in the resident area.. After the mall ready think will be better.

I am waiting for the ice-skating rink in this mall, Sunway Pyramid one, too many people, esp during weekend.

U must b professional ice skater

Thanks for ur feedback. 25 cents (not inclusive sinking fund) applies to the older blocks . Your unit must be new and still under IOI management at 19 cents/psft. This is part of IOI's tactic to attract buyers. Once all units completely sold, the management fee will go up as per the older blocks. Good luck

The kindergarden inside the condo too expensive at RM450 per month at the very least and not suitable for locals . Better go to serdang area for a kindergarden that teaches mandarin.

Yes, my block is a newer one. I didn't realize that older Block is under different management team.

Looks like the puteri palma condo is still the best place to invest considering its freehold status, low density and walking distance to the future IOI mall. The only problem is that the price has gone up at least RM100K within less than 1 year.

Wat is d minimum asking price now?

Townhouse abt Rm500K for size 1216 sqft

Oh, I wish that too!

U can commence training at Sunway Pyramid

Townhouse is the 2-storey one right? I actually like the townhouse, it looks like a landed property. Anyway, how old is the townhouse?

sinking fund is the word!! haha

err..can we go back to talk about ioi city mall? How is it coming along? What are the confirm anchor tenants?

pass by IOI city mall... seem can ready by next year...

http://www.youtube.com/watch?v=AxUSBXGy06A

Mall only reafy end of next year.

Walking distance to mall? U must be kiddy lah...unless its yr morning exercise.....

if open end of next year only then it's a bit too long. is that confirmed time? Will they launch by stage like mall, office, residence or one shop? I think most probably launch mall first like most other city malls. Draw in the crowds then increase the property value then charge higher for the offices and residences....

Hi any one have contact on the retail outlet in the IOI city mall? need to rent a place for some business. thanks.

You may call +603-8947 8899 and ask for the IOI City Mall Leasing Department.

Thanks bro. Do you got any insider so we can get a good location.