Okay, if SEH can do it within 5 hours, what's the weakness of EM that you think can't make it?

Let's hope so. If this link road is confirmed establised, SEH / EM will become the center hub in terms of connectivity in Semenyih..

A bit interested due to my preference to buy or own a stratified landed, the entry price within my level and good master plan in such big spanning township.

Most of the strata title landed in KV, I couldn't afford anymore.

See if I manage or else, could have to wait for next phase. Get loan now is very very huge task for me.

the entry price is much higher for EM compare to SEH...

somemore semenyih still not well develop...

600k for DSL at semenyih, dun think is easy sell out in one day in current market...

yawor, toll and petrol sibeh not cheap. sibeh worry if go kl.

australia people now start to move back to city or closer to city... even smaller space also don't mind liao.
coz the petrol, long distance public transport not cheap liao and also city parking...1 day parking at city centre can cost them up to aus80. save save save.

This post has been edited by HELLO HELLO: Apr 14 2014, 02:57 PM

Actly i still prefer balloting even depend on luck. Only thing is can not on behalf by other ppl. For those attend the balloting only allowed to submit form.

I believe something will be happened one day if every time last minute SMS. If really happen. ...... Sad lor.

Bro doomdoom, you have your point too..

I presume the utmost concern currently is DIBS scheme already abolished, this will somehow affect the sales too.

Hmm, I assume the entry price is slightly higher than SEH but price point could be your factor of deciding.

If we taking SEH's both 20x70 Argentea and Aquatilis as comparison, the selling price was RM 488,000 and RM 528,000 respectively. Argentea built up is 1810 sq ft while Aquatilis is 1820 sq ft thus, the price per sq ft begins at RM 270 psf or RM 290 psf onwards. The price was average RM 280 psf since 2013, and not sure for now.

EM's smallest size is 20x70 foot print and built up could be within the range of 2000-2100 built up ( about 10% bigger than SEH ), and bro fongolou posted that the price could be around RM 290 psf, which SA mentioned it is not confirmed yet.

EM is strata title with landscape at the backyard, so I expected a little bit premium over the pricing, say by 5% and there are also differentiate btw the launching date of both where SEH's price mentioned was last year, 2013 while EM's is 2014 and I dont think any developer would price the same range for a similar huge township which was able to sold out in just hours and it was an incredible response.

If we add back the 5-7% premium ( strata title cost, landscape cost, timing issue ), the average 2050 sq ft unit could be price at the range of RM 280 psf + 5-7% = RM 294 to RM 300 psf

To translate back, a 20x70 with built up 2050 sq feet should be started from RM 602,700 to RM 615,000

If the developer launch it at below RM 600k, I guess-ing the que would be as long as how SEH sold the cakes in hours time.

Lol, people that live nearby city will take public transport to work only? They no need to pay city parking?

Be frankly, the petrol spent for 20km travelling with smooth traffic if compare to 10km congested jam is really nothing. As a matter of fact, most of the petrol / time spent is on the jam, rather on the smooth travelling. Don't you think so?

DIBS is really a big hand to the developer in clearing the stocks.. hehehe...

In the other way, pure buyers claim it could reduce the speculators.

Bro chris Chew, your calculation has the rationale too.

But the SEH prices is set based on DIBS scheme, does this give some impact on the EM entry price too, since it is a non-DIBS housing project?

5% of 600k (~30k) is the amount they need to top up within the construction period, plus the 60k downpayment, I presume this will somehow gives some impact on the sales too..

This post has been edited by samkps: Apr 14 2014, 03:53 PM

True bro Chris, that's why we don't know how many are flippers and how many are pure buyers in SEH too.

A little insight on the impact of non-DIBS shall prevail in the EM launching I suppose, let's see the sales hot scene in SEH will be repeated again later...

not all. those got ahmad and sibeh can pay one.
but more people will choose public transport.
you sibeh got option..unless you can pay sibeh high parking rate.
nobody stop anyone not to park. as long as you can pay city parking rate.

petrol 20KM or 10KM? aiya during working hour when u almost reach also jam sama sama jialat only. only different is long distance + jam later... add on only.

This post has been edited by HELLO HELLO: Apr 14 2014, 04:05 PM

Looks like there are many experts here that have given valid reasons. I am learning more here.
The main points are highlighted here. The minor points are omitted.

1. No DIBs
2. Interest from Chinese investors not clear after MH 370 incident management hiccup.
3. Semenyih still infancy stage

Oic, then those people who stay in Puchong / Setia Alam / Kota kemuning who currently don't have transport, should they move to KL too...

Petrol for congested 10km: RM 15
Time taken for congested 10km: 1 hour

Petrol for 20km smooth traffic: RM 4
Time take for 20km smooth traffic: RM 20 minutes.

So you just pay RM 4 extra plus 20 minutes drive, but can have a decent dsl landed house, why not?

Yes bro sam, DIBS definitely giving some impact. That's why I using 5% difference only, or else, I maybe use 10% bcz I notice most stratified projects are price even higher. Even EM now is individual title, if I am developer, I would easily set at 10% higher price but to maintain the same built up as SEH to have attractive price point

The problem is we dunno the actual pricing of EM yet and the discount is unknown, lol, perhaps we draw a line later on when the price is reveal?

I think progressive interest is not a big issue as it paid by monthly over the short course but one should not fully determine by DIBS to escape whatever cost incurred now due to DIBS price was factor into the purchase price. And most of all, DIBS is already a past tense.

Furthermore, I still see most landed are sold very well this year. Emerald in TTDI Alam Impian, Bdr Rimbayu by IJM, Elmina's by Sime Darby, Bdr Bukit Raja by Sime Darby and few more.

I prefer they giving some discount, but hopefully not 10% discount. This will impact the project owners' quality or the profile as the EM buyers too where most buyers are simply enter with lowest possible cash mode.

However, I maybe wrong too.

u r totally wrong on this...from klang/setia alam/rawang/kota kemuning to kl, u will pay even higher toll fare compare from semenyih to kl.....and the distance is about the same...

so the transportation cost from klang/setia alam/rawang/kota kemuning to kl is much more expensive compare to semenyih...but so what, those area population still growing up...

nowadays the trend for klang valley population is started to move out frm kl city center...for more spacious and better environment living for family...

1. No DIBs - government punya pasal
2. Interest from Chinese investors not clear after MH 370 incident management hiccup. - MAS punya pasal
3. Semenyih still infancy stage - When SEH is launched, Semenyih is a bit more than zygote stage only..


Poor EW...

i will be very happy if the long queue happens as well when the EM launch..this proven the SEH and EM already create a momentum at this area and the hope for the population grow at this part of semenyih is in good path...

when population grow, the commercial will start come up, when commecial and population in good uo trend, guess what..the price also keep growing up...

1. DIBS should not be a big issue for me.
2. Har? MH370 incident? No opinion. I rather to buy a project without a large group of China-man investors.
3. Hmm, maybe