How well do you appreciate design, quality and curated lifestyle? 

Target market:

1. Priority for own stay as this is a affluent enclave called Tropicana.
Agree Tropicana is affluent enclave. However if purely for Tropicana enclave, you can opt for Casa Tropicana. On KD Side, you also can opt for CS1 & 2. And these offer much lower price versus Lumi.

2. Upgraders' market for those living in existing condos in PJ Damansara.
How to be considered as upgrader market when the size is 8XX to 11xx sqft? Shouldn't this to be entrance level size condo?   

3. For investors:

(a) To hold for 3 years upon VP. (or preferably longer for long term investor with holding power)
To hold for 3 years upon VP, you need to rent out. Based on Casa Tropicana asking rental market, it is about RM1.8k (PF) to RM2.8k (FF) for 3 bedders. Assuming RM1m for Lumi's 3 bedders, realistically gross yield is apprx 3.5-4% which is is below ur mortgage rate. 

(b) By then the St Joseph international school - largest in PJ - would have matured. The MRT and LRT would have commenced operations and have started to mature in terms of ridership and popularity. (if Prasarana redirects to Surian instead of Bandar Utama, then that is further good news for Lumi)


© By then you would saved on your RPGT as well.

(d) Investors may be looking for a potential of rentability to the niche market who can afford above RM3,000 rental/month. People who can and wish to pay that rental amount will desire a much more "wow" living in a proper address. Today we compared to existing nearby condos - which are already going for RM2k+. This kinda rental market is not too common in Klang Valley.
blue ocean strategy. Sometimes works well

(e) Investors who believe in the philosophy of "branded" and "hospitality-based" residence that are incorporated in this development. Normally, such residence would command some premium in terms of capital appreciation and rental as investors may add a service charge element. There are afterall not many true service residence in town.
Which is "branded" and "hospitality-based" based residence with proven and premium capital gain so far in KL or Selangor? Command premium in sense of selling price, very BIG yes but capital appreciation? Anyway, who they engaged for the hospitality service? I can easily few other no frills developments with reasonable selling prices that outperform market without those "brands"

(f) Capital appreciation. Most "new" condos will have capital upside if the new launch pricing is right and competitive to the nearest similar products. As always, PJ Utara/Damansara-Corridor address PSF price is pretty strong.
PJ/ Dsara has been solid and mature market due to limited supplies and high demand. How you define the launching price is right where most condos in Ara & Tropicana Avenue launched around RM650psf?

(g) Limited supply in Tropicana. In fact, there is no more land for development within 1-3km from the site. But we just have to beware of coming supply in Ara Damansara, Kota Damansara and future Bukit Utama/Bandar Utama.


(h) Unit sizes must suit your investment criterias and needs. Over-sized units will face "depressing" rentals, i.e. Tropicana Grande whose units are all above 2,000sf. But, who knows, there are Talent-based Expats who will send kids to St Joseph and they typically require a 1,200-1,800sf unit.

(i) The uniqueness of the product (next round of posting) has a high determinant factor of viability in investment.

Proton saga n Merc c class both also 4 wheels stuck in jam mah..

Dun la compare casa tropicana n lumi

We are doing e-marketing for small service fee only. We are the appointed marketing consultancy. Jangan salah faham. Many agents are using our information and they make big bucks in getting the deal and exploiting our information for sales. You can see all my threads are flooded with agents.

For all these years, PTLM has never grown to any society standing because we were naive to our honest sharing, aka foolishness and also because we are still mostly employed people including me lah.

Don't say u scold me, even the whole industry developers are scolding me for being a fool in sharing information for free while exposing developers' confidentiality without benefiting the developers and ourselves. We have our costs as well. Moving forward, we need to balance these things otherwise we would never able to make PTLM great.

Back to this Lumi project, we have done our 24-criterias and in-depth study and we think it's viable for Long Term Investors due to many unique reasons. If all are OK for me to share, we will share our thoughts with facts and figures and the developer's unique vision for its product and beyond VP stage. We open up to the debate here.

LUMI will be priced on "average of 900rm psf" with smallest from 800++ sft.

http://www.theedgeproperty.com.my/content/...stressed-market

So we're looking at 2 bedroom units at above 800k. It will have a long swimming pool and faces golf course. 744 units, though.

we'll see wat's the official pricing after rebates . 800k+ (my guess only!) for 2 bedroom , LH project, next to highway, 116 units/ acre .          is it considered "cheap" ? location is at the fringe of tropicana enclave, close to old bukit mayang emas .

even they only expecting 3% net yield...what kinda crap yield is that n when vp may b even lower...

I give them 1 thumbs up for being honest

tropicana is majorly jammed. plus when it is raining heavily like nowadays, the tunnels are flooded and so, cars cannot go through. i would stay clear away from this place.

Went to sales gallery. Sales chart quite pathetic.

This piece of land is perhaps the worst location within Tropicana with access limited and stands next to office blocks, where haphazard parkings are common.

price high high, say bye bye lor

with the very average performance of capers...who dares to buy fennel for investment???????

as usual lah.....only handful of YTL strong supporters and directors will win......the rest of investors (those bought later stages) can only dream........

sentul also got plenty of supplies.....maxim, UOA also got thousand units.......

BUT as compared to Jln Ampang and OKR, Sentul is not as established as mid class residential areas as the formers as yet, although we have seen saturation in the formers.

sometimes its not about the number games........its also the address. Sentul vs JlnAmpang.......I think people will gravitate towards JlnAmpang.

LUMI. They need to fix the road once and for all, and that flooded tunnel. Road here is worst than the worst part of roads in Cheras or KL. incoming jam level should be about Jakarta level once all VP. If not jam, hailat.

Yes we are frequently being updated with their plans for the Road Tunnel (we mentioned it in our review that got never ending water ponding issues) and the Persiaran Tropicana road turn-way (may cause alot of jams if people are turning into Lumi entrance etc).

For the road tunnel, it is to the interest of Tropicana Corp to jointly upgrade it as well, alongside Prasarana who is building LRT columns along the reserve.

We also noted upcoming Building Plans for the Lien Hoe LRT Station and how it integrates to the development, etc.

Local authorities "tembaking" them mah. Is more about local authorities requirement these days. But whether how fast they want to do is another issue.

Showroom quiet like library today. But plan for lumi sec 13 is already there and launching soon. Idk details yet.

Okay. What i heard is that the show room will be up soon.

You like the location there?