Then your point adds. As mentioned before, they are charging a premium and don't have any added value, PLUS your comment on HTC which would definitely affect this property since this property is not cheap enuff.

So why is the take up rate is still so high?

Where actually is this location? And what’s the psf ? Is it beside subang parade near LRT?

Beside mesiniaga.

High take up rate doesnt mean the project will do well in subsale market.

If Sime go ahead with their original plan which is to build a retail mall "union place" right infront of lot 15... I highly doubt anyone will care about the substation anymore especially when the area further develop as per the concept plan (They will definitely need to build something anyway...unless they plan to just pummel the entire area with serviced apartment then I got no comment). Seriously it is not that near anyway since they purposely slant the entire tower A to avoid the building facing the substation and its further especially if you buy the corner units to the left.


It's not like it is the following :

Its ok. I cant buy every single project anyway. Therefore some projects need to find some faults to comfort me why i didnt buy.

If you think this is the sure win project, why not proceed?

I did not say it is a sure win, I just think the substation doesn't feel like a severe contributing factor. Does it affect the desirability? Yes, but not a severe contributing factor especially to units that are further from the TNB station, to me at least.


The only downside is like I said, what is the "added value" are they giving? Pavilion Park 2 is a premium residence like lot 15 but if they are giving something more (bridge to the mall/park and I heard got shuttle service), why not buy there instead?

This post has been edited by holypredator: Aug 18 2018, 11:31 PM

I went past the site....the tnb station is turning me off. And like you said, they also priced it on premium i dont see any attraction there. Unless the sjcc masterplan is enticing enuf but according to sime the entire project will take 10 to 15yrs, translating in human term....more than 15yrs. I think its just too long to hold.

Each project ihas different proposition. You cant compare this project w park2. They are not the same.

Which project is this where u can hang clothes on the HTC?

Well I guess the corner units away from the TNB value could fetch more in terms of subsales compared to the ones nearer to the TNB. I myself was paranoid about the substation at first despite it being considerably out of sight and there are no evidence of any negative effects for those living near a substation, let alone this substation is not those ugly blue and grey substation by TNB (it looks rather nice and modern) but I guess since if you and me have a negative view on it, I believe some others would have too hence I strongly believe the units further away from the TNB could fetch better value in the future compared to the units nearer to the TNB station (at the very least, the TNB is nowhere insight from your window) Imagine waking up in the morning staring down the big electrical prongs.

However, the amenities are too good to give up for such petty unproven issues though. Just wish Sime could have done more to increase the appeal of the project.

This post has been edited by holypredator: Aug 19 2018, 03:01 PM

How much nett psf for a unit here?

I'm guessing about RM900-RM1,000 average.

I still felt that Sime could offer more for the residence based on the pricing of the project. Perhaps providing more furnishing or throw in some smart home system etc. because the price does not justify what the project is offering at all.

This project is priced the same as Ativo @ Damansara Avenue, which is ridiculous when you think about it.

Damansara Avenue is by default a premium area compared to Subang Jaya. So why is Lot 15 pricing their project the same as Ativo? Is it because they give better finishing or facilities?

I've done some digging on this and it seems that Ativo is offering a hell lot more in terms of facilities. On top of that, they are equipped with smart home system plus it is Fully fitted kitchen & bathrooms, built-in wardrobes and fitted with air-conditioning. Lot 15 on the other hand does not provide any finishing like air-cond or wardrobes or anything at all. The only thing they are giving out is the"kitchen cabinet voucher" and that is on "PROMOTION" basis. Ativo finishing is not any inferior to Lot 15's either.

In addition Ativo is proposing a Link Bridge to Sri Damansara East Station (MRT Line 2) whereas as mentioned before, Lot 15 is not doing anything extra or providing any "added value" to the project.

It just doesn't make sense for Sime not to actually tries to enhance the added value for this project since this is one of their first few "High spec service residence" project

I also noticed Sime is starting to advertise around Subang more than before and I believe they are going to push even harder on their marketing strategy to sell the remaining units which was previously predicted by them that all units will be sold before June 2018. If their strategy is to reduce the pricing to get the units sold off quicker, habis lah all the existing buyers would definitely rugi. But I doubt Sime would be that stupid to go down with this strategy like the smaller developers cause the main reason for people to invest on such reputable developer like Sime is that they have deep pockets and holding power so early investor knows they are not going to make a wrong choice / lose out when the project first launch.

This post has been edited by holypredator: Sep 3 2018, 12:45 AM

sime darby brand name already worth 200psf more than anyone else already.

TA is not known for reputable products.

Subang Jaya City Center semua sudah ada, TOD, shopping malls, office and etc.

Damansara Avenue apa ada? two blocks of service apartments and a hell of grand master plan that goes nowhere?

If I am not mistaken, the link to MRT only materialised IF the shopping mall is up.

The last 4 to 5 lines already answer ur own question.
SDP can do it. Not every developer can.

and control of supply.

SIME never ever launch 1000 to 2000 units within short period of time.

even the so called SJCC also said need like 10 to 15 yrs to complete. Other developers probably can kautim in 5 yrs.

What so grand about Sime Darby brand name? It's not like buying BMW or LV where brand names matters. Tropicana is among the top 10 but it seems that pandora and paloma thread showed full of poor workmanship. Sime itself also can't deliver Isola properly and delayed for almost 1 and a half year while smaller developers could deliver on time so what say you?

Expensive residence like four seasons are developed by venus asset, Ritz-Carlton by berjaya group, Dorsett by mayland group.. all of them are not even within the top 10 list so does that mean they are inferior compared to Sime/Setia project?

SJCC is not bad but it is not great either with 2 old malls (subang & big aeon) being the main attraction for lot 15. I've not heard anyone saying Subang being a premium area as opposed to the commonly expensive "Damansara". Additionally like what you've argued earlier, a big ass TNB station just right in front and a cheap low end Casa Tiara right beside.

For Ativo, while there are not many amenities apart from a 500m MRT and Ativo Plaza within walking distance, many other attractions like the park and The waterfront are within short distance drive. If the master plan were to succeed, it would be even better. Unlike TMP, Ativo surrounding is considered quite livable.

Not saying Ativo is great or anything (it has many flaws too) but just from the added value and other offerings the developer is giving to the project compared to Lot 15 giving only the bare minimum facilities with little furnishing provided and pretty much nothing else in terms of added value, Lot 15 comes off as overpriced to me. RM900-RM1k net is shit expensive for a project with so little to offer let alone that this is NET price after those limited time promotion while Ativo rate is on SPA (I have not contact Ativo sales but I'm sure after Net, it could be even lower than Lot 15)

This post has been edited by holypredator: Sep 3 2018, 08:48 PM

That is just assuming Sime is not doing it but Sime is giving me the impression that they are desperate to sell it off with many banners being put up for advertisement and having to see this project appearing on web ads so frequently these days. Perhaps it is because Sime realize Lot 15 is not doing as well as they hoped which is to be able to sold the entire thing before June 2018.

Who knows, since Sime was so confident that they published their statement that the project will complete its sales before June 2018 and now they dint, Sime might end up giving even MORE discount to clear those units just to be able to answer to their board with this coming year end. If Sime were to do that, I think for me personally, I won't trust big developers anymore for investment (or at least won't put them as the top of my head when buying property) and I believe most investor would believe that too.

The odd thing about Sime's advertisement banner is that they've recently just put up few days ago a long the street lamp post highlighting their "Raya Promotion". I mean WTH? your raya promotion ends before 1st sept but you post that banner after 1st sept.

30 years go subang earn them some credit. But since when SimeDarby has brand lol.

SDP is like that one.
That's their style. Each developer has their own target and ways to achieve them. U may see Lot 15 as not worth it but there are also investors which believe in SDP and how they'll increase the value of their property.

U look at SDP launches these last few years, they are very often not value buy, often price way above others but somehow their property value is always preserve. Discount and rebates are low, rarely u get double digits even in down times.
BTW, SC first few launch are exception. That's the oni time when SDP leave a bit more on the table for it's customers.

Another example, Korean vs Japanese cars.
Koreans throw everything into their cars, so feature rich but somehow still got ppl buy Japanese. Why?

Another example, Gamuda launching Gamuda Cove.
Another example, Eco World launching of Cradleton in Eco Majestic a few years back.
Then got IOI, Setia, Paramount, PPSB etc

Plenty of example for you to study and learn.

Ok...lah
Don't listen so much to this old chaffeur. Later u go Holland don't come after me....

This post has been edited by Longshot: Sep 3 2018, 09:24 PM

spotted a different developer's agent here.

what has damansara avenue achieved in the past 8 yrs??? how can sri damansara be compared with the heart of subang jaya. the high class perception of damansara surely doesn't come from this area that's beside damansara damai "high class".