and don't forget Rimbayu is under majlis kuala langat, and have 50% bumi quota requirement.. usually after few weeks only bumi quota units left.. and as usual developers would have to advertise and carry out all the necessary work to have bumi quota release units every 3 months..

still 50% quota, but they usually apply to have bumi release every 2 to 3 months after showing that they have done all necessary work to advertise in newspaper, fliers etc etc but still no sale for bumi lots.

anyway i know a lot of bumi buyers didn't go for the bumi discount as well..

This post has been edited by humms: Aug 27 2014, 10:51 AM

chimes.. this end lot is about 3,100sf land area with 2,600sf built up.. bought 870k during first balloting in march 2013..

this is like so damn cheap compared to phase 4

who says rimbayu has no good appreciation lol

think this is the 22'x75' end lot version

This post has been edited by humms: Oct 9 2014, 05:36 PM

looking good then! there is a lot of potential for this area.. compared to semenyih (ahem you know who)

Yeap the chimes end lot building area is bigger compared to normal intermediate lots..

i think IJM this time around is too optimistic with their pricing in this current economic uncertainties..

i think 700k - 730k is more like it.. not sure how the future bumi-release units gonna fare, and phase 5 strata landed 2-storey is coming soon as well.. over 200+ units

if it's under individual landed title, the roads, parks and public area will be surrendered back to the authorities, hence becoming public area, the reason why you can't build a fence or wall it up because these roads and parks are in fact, public space. the same thing why you need approval to set up guardhouse and gentry / boom gates to stop anyone from coming into any taman perumahan that is individual landed title.

in actual fact, these schemes can't stop the public from entering and its illegal to do so.

only a strata titled development (including the real G&G landed schemes with strata landed) where the public space, roads etc are all owned by the Management Corporation can restrict access to outsiders since these places are not "public" per se and owned by the MC, and the MC comprises of unit owners.

if you can get approval to build guardhouse, you can also get approval to build perimeter fencing, it's just a matter of lobbying, application, time, money, co-operation with all residents / owners.

i'm living in a taman which is supposed to be individual landed title (not issued yet as of now, still under master title, but principal SPA signed under Schedule G), but this taman comes with 2-metre high perimeter wall and a strong security system with nice guardhouses that restrict access to "outsiders".

first phase in new township, developer usually will test water and see what's the demand / market appetite for their products first.. then from there they'll improve their offerings and price also improve lo..

kuala langat is the name of the district, and telok panglima garang is the name of the place.

ie:-

petaling is the name of the district, and etc etc (name of places within the district).

Banting, Telok Gong, Telok Panglima Garang, etc etc all located within Kuala Langat District

i can add my 2cents..

you just need to follow the infrastructure projects..

there are a lot of highways (existing and under con), large ports, tourism, nearer to more urban centres..

so out of the list you mentioned, for my opinion semenyih is definitely out.

leasehold/freehold issues aside i'll rank it this way:-

1. Setia Alam & BBR (similar location)
2. Rimbayu
3. AI
4. Denai Alam
5. Kajang
6. Elmina
7. Semenyih

feel free to object!

why i chose rimbayu over AI is because there's no direct ingress / egress into AI. You need to use LKSA, and only LKSA, unless you consider Jln Kebun with the laterite road connection. so it's accessibility that comes first. and the location of AI is neither here nor there.. in between shah alam and bukit kemuning.. and looking at potential, i feel that rimbayu has more potential than AI

Elmina, might as well buy Bdr Saujana Utama (glomac) or the new township by PPC Glomac - Aman Putri in Sg Buloh

actually, kajang and denai alam *could be in the same ranking..

as we all know everything has a cycle including property market.. there'll be boom and bust, bubble, peaks etc but ultimately if you look at the trend for the past few decades, heck even past few hundred years.. if you average out all the cycles, there is still an average increase in values.

i still remember my dad telling me ss2 terraced house was first launched, it was only RM90 - 100k in 1970's, i bought my own condo in PJ in 2007 @ 288k..

guess how much they worth right now.. that's right easily 1m for ss2 houses and 700k for the condo right now

200k terraced house used to be expensive.. 600k 2-storey terraced house used to be expensive.. and now what? 700 - 800k houses are the norm..

no one can say what the future might be, but following historical trends.. you won't go wrong with properties especially those in better location (don't forget about developers, remember Talam with bkt beruntung etc)

point taken and accepted! but i fully agree with the *speculation* for rimbayu is better compared to AI..

IJM >I&P>NAZA TTDI

yes agree, but like i said earlier, freehold / leasehold issues aside..

don't forget about those who work in puchong / cyberjaya / putrajaya or even up to kajang..

if the SKVE connection is up, you only need less than 20 minutes to get there, and i've driven before from saujana putra using skve to kajang and back to BESRAYA up to sg besi, less than 40 minutes drive.. for me it's excellent connectivity

AI would cater more for those commuting to Shah Alam, PJ, Subang, well basically those who travel using the Federal Highway.

don't forget rimbayu is just next to the WCE, SKVE, ELITE.. therefore that's why in terms of infra and potential connectivty, i would say rimbayu > AI

forgot to add on the AI toll charges.. i think it's applicable both ways? means as long as you go through the toll it's 60 cents.. so in actual fact it's 1.20.. and how many times do you think you'll go in and out during weekdays and weekends? weekdays understandable it's usually only to and fro.. but weekends running errands, yum cha etc.. you gonna make 3 - 4 or sometimes even 5 round trips? it's additional costs.. doesn't make sense i wanna get out of my house just to have a drink in KK or kemuning i kena pay .. lol i've done my survey because i contemplated AI or Rimbayu.. in the end i chose rimbayu..and i believe a lot of other people chose rimbayu over AI..

This post has been edited by humms: Oct 24 2014, 03:10 PM

i wouldn't dare to even rank Naza TTDI in front of I&P, if the old TTDI i won't be so sure, but since it was taken over by Naza and hence Naza TTDI, i can't be so sure about their track record... they're not exactly a township developer, so far they have the Alam Impian (about 200 acres in AI was a JV project between I&P and Naza TTDI).

So for those who are familiar with AI, please comment on the difference between the quality of I&P and Naza TTDI in AI in terms of products offered, quality of finishes, design, layout etc.. and price point! i can definitely say Naza TTDI Alam Impian products are cheaper than I&P AI ..

KK is also quite well planned by Gamuda albeit a more traditional landed property township, but Gamuda provided quite a lot of parks, trees and open spaces as well!

rimbayu is sellable for first few phases because of price.. where else can you get RM580k double-storey landed house with such connectivity in a proper township?

in early 2013 when IJM launched chimes at 580k onwards, AI was going at 650k

fast forward 1 1/2 years later now in 2014, you can't even get RM700k double-storey terraced house in rimbayu, an appreciation rate of 20%

just make sure rimbayu doesn't attract some activities famous in telok panglima garang just because rimbayu's address is telok panglima garang lol ok just trying to make some stupid jokes..

even some PJ old town single-storey terraced houses with lease remaining 20 over years also prices kept on increasing.. because people know they can renew leases.

yes fully agree with the above..

i first started off buying 2++k property, a humble condo in PJ.. then get promoted, salary increase, bonus, bought 6++k landed 3-storey home.. then promotion again, bonus again, salary increase, family grew, bought 1.4m end lot.. and a few other investment properties in between..

10 years to do this..

and some people within 10 years can accumulate 20 - 30 properties.. crazy i know, but it's do-able..

This post has been edited by humms: Oct 24 2014, 04:04 PM