It seems like EM is building 5 type of showhouses, perhaps for the semiD and the terrace?

Show houses


Closer look on the show houses


Road development?

Top gun gor... awesome reference...

Bro Chris, I don't think EM is nearer to Plus, unless the expresslink that connects to Bangi is confirmed...

Currently, the accesibility to EM seems still vague (as the interchange to LEKAS still not available), though I have been told there will be a direct road coming out from EM and joining the main Jalan Semenyih. Currently, we only can observe EM site from the PARC and not sure which road will lead us to the site.

SEH is easily noticeable as it is located just beside the main Jalan Semenyih. Everyone pass through the main road can't miss it, that's why serve as the new landmark of Semenyih now...

This post has been edited by samkps: Apr 9 2014, 03:11 PM

Bro chris, decent calculation... I like calculation too, though I am not a calculative person...

The COCR looks indeed looks tempting in this context, but I presume generally it still relies on how much the total capital appreciation of the said property. RM 250k increase within 5 years will generate an attractive COCR if compare between scenario 1 and 2. However, this is fairly risky, esepcially for a flipper. For a conservative assumption, how about the capital appreciation just about RM 150k within 5 years?

If use back your example,

Scenario 1
If I buy cash, my initial capital is RM 500k and upon selling, my cost is 2% agent fee @ RM 15k + miscel cost like S&P at RM 15k.

Net profit after 5 years is RM 150k - RM 30k = RM 120k
Average ROI, 120k / 5 years = RM 24k per year
COCR = RM 120k / 500k = 24%, average 4.8% A year.


Scenario 2
If I pay RM 50k downpayment ( my capital ) and get RM 450k loan.
Progressive interest is 5% of RM 450k which is RM 22,500
24 months installments, RM 2200 x 24, RM 52,800.
2% agent fee @ RM 15k + miscel cost like S&P at RM 15k = 30k

Total cash you have dumped in RM 50,000 + RM 22,500 + RM 52,800 + RM 30,000 = RM 155,300

Net profit after 5 years is RM 150k - RM 155,300 = - RM 5,300
Average ROI = negative ROI
COCR = negative COCR

From the above example, you can clearly see that those have RM 500k cash is still having some ROI, but those with only RM 50k already make a lost! This is not factored in if there is BLR increase within that 5 years.

Thus, regardless how you calculate the ROI, the most crucial rule I always remind myself is - Find more money and dumped into flexi account, every single cent of interest that I save, it will convert to another single cent of my ROI...

This post has been edited by samkps: Apr 11 2014, 02:24 PM

Lol... Bro Chris, I am not boss lah, just a peanut follower for TKJ of SEH.


Yes, EM and SEH is just separated by distance less than 1km, thus EM and SEH are growing together, anything good for EM, is good for SEH too. Anything bad affecting EM, mostly likely will affect SEH too. Therefore, from my perception, there are just one big township that going to transform within 5 - 10 years time.

As about the access road, perhaps you can refer to the following map for details, it has been discussed alot in the SEH thread for quite some time ago.

This post has been edited by samkps: Apr 11 2014, 04:02 PM


Attached thumbnail(s)

I beg to differ... SEH and EM, looks to me just like Setia Alam and Eco Park instead.

There are located just almost like side by side...

Bro, open google map... search "KFC Broiler Farms Sdn. Bhd."... I presume the poultry farm is about 800m south to this point.

This post has been edited by samkps: Apr 11 2014, 04:14 PM

Bro rabel, you are welcome. TKJ's principle, sharing is caring... Site visit photo, too bad only at the front door. Stay there for 10 minute with car window open, so far do not encounter any sting smell....

Straight beside this poultry farm is a malay cemetery follow by some kampung houses. About 300m from this farm has a klinik desa, thus I think should be okay lah...

This post has been edited by samkps: Apr 13 2014, 05:11 PM


Attached thumbnail(s)

Precisely bro Chris.. Property investment always a risk, that's why need to analyze carefully and try to mitigate it. For me, property investment generally can yield 3 scenarios based on property appreciation portfolio.

Scenario 1
Property appreciate fast, the pace much higher than the interest rate charge by the bank or the property can be rented out easily with a rate at least 70% from the monthly installment. Eg, EM appreciate more than 250k 5 years from now.

"Down payment" type buyers (including flipper): Supreme COCR and the cash dump in value for every single cent
"Cash" type buyers: Moderate COCR with attractive profit yield


Scenario 2
Property appreciate in slightly slower pace, appreciation is about the same or maybe lower than the interest rate charge by the bank or the property can be rented out with a rate ~ 40-50% from the monthly installment. Eg, EM appreciate about 150k 5 years from now.

"Down payment" type buyers (including flipper): Slightly positive/negative COCR as the appreciation value is being offset by the interest charged by the bank.
"Cash" type buyers: Most likely still with positive COCR and reasonable profit, most likely still higher than the FD rate.


Scenario 3
Property appreciation is zero or perhaps depreciation or can't find any rental for the said property, let say during economy crisis / stumbling. Eg, EM appreciate less than 50k 5 years from now or perhaps depreciating due to aging.

"Down payment" type buyers (including flipper): Negative COCR, bank still charging the interest, in-debt or serious case can lead to the house being auction or bankruptcy. If willing to let go 100 - 150k lower than entry price, most likely still can find the buyer, need to bear the lost of this 100 - 150k, plus the interest charge for the loan period.

"Cash" type buyers: 0% COCR, cash being locked without return, but no need to owe the bank, no interest charge, still can wait till economy bumps back or stay inside the house to cut rent etc.. If willing to let go 100 - 150k lower than entry price, most likely still can find the buyer, just lost that 100 - 150k.


I presume that's the risk that need to bear in property investment, and we need to choose the property based on our risk appetite...

Anyhow, I presume EM property is in scenario 1. However, our BBW bomoh will totally disagree with me, he will say SEH + EM will be ghost town after VP and serves as the biggest failure township development in Malaysia history....

This post has been edited by samkps: Apr 13 2014, 06:22 PM

Good idea robert gor, if you drop by perhaps can furnish us the info from the little nurse there ya..

Sui... sui....

A wild guess, houses in Pelangi Semenyih???

Do you mind to share more info on this link road?

That's true. This is something I found from their website. True or not true, really need to figure out.

"The breeders are reared in temperature-controlled chicken houses and fed with nutritionally formulated-feeds to optimize production.Strict sanitation and bio-security controls are practiced in the farms at all times. Each chicken house is well spaced out from the others so as to minimize disease outbreak and contamination."

http://www.pocketzila.com/kfch/business-un...ry-integration/


Perhaps someone interested should do a survey with the local (kampung rinching hilir) and furnish us with some info here, or is there anyone can find public complain report about this farm, as it is already for quite a long time I presume.

Anyway, this farm is located on the other side of Lekas, about 3km away from the EM first phase of DSL and SemiD.
UEM serene height should be even closer to this farm I presume, about 2-3km away.

I presume the master plan of EM perhaps not really finalized.

The latest news I received from the SA is they maybe not building the clubhouse for saving the maintenance fees, but will replaced with a sports complex. Anyhow, as being told by the SA, it seems like not finalizing yet. Do you get any info on the maintenance fees for the country garden?

EM has its own Lekas link while CG is only connected to the Jalan broga and then to Semenyih town.

Which one is better, perhaps you should do more research (including visit the site) and choose based on your preference.

This post has been edited by samkps: Apr 13 2014, 07:24 PM

Lol... bro, you sure you enter the correct site? From the PARC of SEH, it seems less than one km from SEH woh..

Bro doomdoom, perhaps from the landscape, house design and total buildup, EM is a little more exclusive than SEH. Anyway, it depends on the personal preference I presume...

The commercial area will be located near to the interchange...

When I ask the SA, he said the mall not confirm yet, but the reply to bro treehill is there will be mall on EM.

Therefore, as I said just now, it seems like still many things not finalized yet.

But for sure empty bungalow lot will be out very soon, follow by the first phase SemiD and DSL.

Either first come first serve or ballot, also not sure yet...

Lol... Do you face any jam? If the traffic is smooth, you should be able to reach SEH / EM within 30-40 minutes from either Berjaya Times Square or Mid Valley....

The distance from KLCC to SEH / EM is similar from KLCC to Kota Kemuning / Setia Alam / Setia Ecopark / Puchong Utama / Putrajaya / Bangi loh...

This post has been edited by samkps: Apr 13 2014, 10:14 PM

Nothing confirm yet. If that road is confirmed, that's mean Jalan Semenyih and Jalan Bangi Lama will be linked up, and directed to NSE highway on Bandar Seri Mahkota exit, via Bangi Avenue..

Such linkage will enable EM / SEH residents to have access NSE easily, while Serene Height / Bangi Avenue residents shall be able to acess Lekas highway as well....

Hopefully this link road can be confirmed, as it is beneficial to both townships either in Semenyih or Bangi....

The most interesting part is this commercial area will be very close to the KFC poultry farm, less than 1 km I suppose...