Above 1000 psf how to bbb. Difficult lar. That area old KL area and surroundings hard to change. Location is superb, but own stayers might not be so interested due to the surroundings.

Want to rent out should be good rental after MRT completion. But with 1100 psf rental roi % also lousy lar. So people don't want to own stay (slow cap gain) and rental cannot sustain, Macamana?

Ya Imo still better than say Tropicana Gardens. But Susah telan lar. The more I research the area the harder it seems to rehabilitate it's image.

Too close to pudu red light district d. Talking to the people on the ground there even Amaya Maluri is chinadoll heaven d. Susahlah.

Can Sunway rehabilitate this area image? Thats the gamble investors have to take. The area is indeed A++. So see risk appetite lar.

This post has been edited by ivanpei: Nov 3 2014, 09:15 AM

Even with image issue better buy area that is 2-3 MRT stops from KL center rather than somewhere which is at the edge of PJ lar. Also with so many hybrid commercial/mall/resi in Kota Damansara, no guarantee all the malls will be ong. So which one will be ong which one will be run down, who knows?

At least Velocity location super good and undeniable. Might take a while for the area to gentrify though.

Bro new launch mar. Low entry lor, this lor that lor freebies bla bla bla. Low downpayment people easy to cheong.

When project VP, rental yield 2-3% bleed like crazy every month. Want to sell? Next door only half the psf price, how to charge so much premium?

If got capital as usual best buy subsale near mrt/Lrt. But greedy flippers with minimal capital of course wack new launch lar. Let's see lar upon VP what happen.

All these people don't do their due diligence. They are gambling because of low entry and bull market continue raging.

This post has been edited by ivanpei: Nov 3 2014, 11:19 AM

Ball keep rolling mar. Even if developer don't go bust and project delivered on time, yield is crap and subsale price also way too crazy. Closest comparison to velocity is Amaya Maluri. Amaya is 650 psf which is fair market value. Say 2017, Amaya is 800 psf and velocity max subsale can sell maybe 1000-1100 psf.

So Macamana, you are paying 2017 price today. That is not taking into account other factors like economy slowdown or interest rate hikes. If bull keep raging, your projected cap appreciation must be something really crazy and beyond historical appreciation rates to make a healthy profit.

Historically new launch-subsale gap was about 20-30% but now it's 80-100%. So you think can really make it? See lar who willing to gamble.

This post has been edited by ivanpei: Nov 3 2014, 12:15 PM

Say compare apple to apple lar. Damen usj residence above mall 700 psf last year. Youone usj last year 550-600 psf. I would think 20% premium if immediately above mall?

Publika is yuppie capital. All the Richie rich and Cronies sure want to stay there. Publika has many upscale eateries and bars/pubs. These people not price sensitive one. They see, they like, they wack. Look at Four Seasons, Banyan Tree etc in KLCC area. These are Richie rich stamp collector properties.

Do you think velocity will have high end eateries and pubs/bars? The way I see it, Velocity will be more like Pyramid or Megamall old wing. Medium end sort of stuff. Open too high end, Cheras crowd cannot support.

If want to gamble high class area, got better chance if you purchase Pavilion Bukit Jalil lor since Malton going to all out make it classy kao kao. That one got higher chance to attract VVIP clientele. At least BJ area, most of the new condos are high end and got upper class catchment area for Malton to make it work.

VVIP lang buy for vacation home or drunk liaw don't want to drive back to their bungalow (I know few people lidat). Solaris Dutamas 1000 sq say 1.1 mil, rental 3100. Comes out to 3.7% gross yield only. Price high because VVIP dont care, just buy.

This my 2 cents only lar. If bull run continue wack what also will go up one lar hahahaha.

This post has been edited by ivanpei: Nov 3 2014, 01:50 PM

Ya true so whoever wack early really untung. But replicating that kind of success not easy. Subang has many examples. Main Place mall Empire mall and USJ19 Mall. The historical premium for being on top of a mall not that much lar. Empire not bad right? 700 psf only. Mainplace also ok-ok, 550 psf only. Usj 19 mall ghost town 450 psf.

So how to predict which mall will jadi or won't jadi? Very difficult lor. For high class mall to work you need high class catchment. Do you think pudu-maluri immediate catchment of Chinadolls and working class people going to support a high class mall? Hmmm...

This post has been edited by ivanpei: Nov 3 2014, 02:08 PM