For me... Ativo is more of issue of developer than location.

Anyway.. The latest launch is not exactly cheap and so called "mrt link Bridge" I will take it with pinch of salt unless I saw it built in front of my eyes

At the moment if I want to put my money it will be on lot15. I would think anyone who want to buy condo in this part will prefer to buy in DPC.

Ativo is just an example of similar price range.

If don't talk about Ativo, Pavilion Park Residence BJ is another similar 900-1,000 psf price range.

Pavilion offers partial furnish with aircond, heater and fridge etc.

The finishing is on Par with Lot 15 if I'm not mistaken (basically high spec type)

Their added value features include Free Shuttle Bus to LRT (paid through maintenance fee?) and a dedicated bridge to BJ park

Comparing BJ against SJ. Personally I would say BJ is better and with Pavilion mall and the shop lots (fully controlled by malton/pavillion REIT) being completed simultaneously, you can't deny it wins in terms of both surrounding appeal, (infront of you is a big park wo) living and convenience (behind of you is a big high class mall wo).


Again, Park Residence offers much more in terms of furnishing and on top of that extra added value as mentioned above. Hence, what is the attraction of Lot 15 compared to this?


What do you think?

This post has been edited by holypredator: Sep 4 2018, 12:32 AM

Buyers who buy lot15 know exactly what they want.

You need to know what you yourself are looking into.

Good luck mate

Why these two products are compared, totally two diff locations.

if you think BJ wins hand down, why bother to critic what LOT 15 is NOT???????? lets the buyers and vested party suffered later and you will have the last laugh?

personally for me, I will never consider BJ, lets along what pavilion mall, connecting to park, shuttle bus services. BJ is never my dream liveable place. I still prefer FEDHWY and its slip roads to major highway.

each to its own. Not everyone studies so much on the built quality, amenities, brand name, class BUT missed out the biggest picture, i.e. LOCATION.

I did not say BJ wins hands down. Just trying to point out that if a project with similar capacity could provide more, why Lot 15 can't? I have no interest in having any laugh, this is a property talk forum and just so happened I'm trying to buy my own property hence I'm doing research on all these while sharing my thoughts and findings while trying to know even more about property buying behaviors, attributes, value and attractions. I'm not considering either Ativo/Lot 15 or Pavilion BJ, it just so happened I've stumble across these projects and decided to look into them.

To me personally, BJ is better because it is nearer to KL. I've not lived there but by comparing points for points, Pavilion seems to have an edge in terms of appeal and even convenience except for public transportion. You said it yourself, Lot 15 is within close proximity of a TNB station whereas Pavilion is in front of a big park. Even if I pit them both as equal in terms of locality, Pavilion residences seems to win in terms of value cause they are offering more whereas Lot 15 offers the bare minimum facilities, no added value and no furnishing while charging a premium like Pavilion.

Like I said, location wise, I don't see Subang as an attractive place (It is not a bad place but certainly not a premium/prime location worthy). Like it or not the closer you are to KLCC, the more expensive the property is and the further you are from KLCC, the cheaper it gets. The heart of KLCC is currently the most expensive place for property spanning out to the rest of brickfields/pudu/imbi which many places are severely underdeveloped yet they are still charging a premium because of "locality". Opus residence is a great example of underdeveloped area with literally nothing within walking distance but it is very expensive. KL sentral/Damansara Heights/Bangsar will be cheaper than of course the earlier mentioned location but still being one of the most expensive location because of how close it is to KLCC. Section 13/Seputeh/taman desa/bukit jalil etc. which is even further would be cheaper and the further you are the cheaper it gets. By the time you reached Subang, it should be quite cheap already and obviously Klang/Shah Alam is pretty much as cheap as you can get. However, that is not the case for Sime Projects.

While I understand if they want to remain the premium status, charging at a premium rate... but stinge on offerings, that is just not a good deal for property buyers. I'm not saying Sime should charge cheaper, hack I support Sime to maintain their pricing or even try to reduce rebates since Lot 15 is one of their highest spec for service residence project to date but damn, at least do something more to attract buyers or give something back to their residence. If I'm a buyer of Lot 15, I would at least want to tell people "hey, I paid a premium and these are what I'm getting" but base on my research, you don't really have anything to show for except it is near a LRT station and a low end hypermarket Big Aeon. Whereas If I'm a Pavilion residence buyer, I could flaunt that in front of my property is a big premium shopping mall, behind my property is a big public park, a bridge linking them both and look at all the furnishing I got for the price I paid. Not trying to belittle Lot 15 but the only thing I think Lot 15 buyers can show off is "My property is in Subang". Ativo area is not that great but damn the facilities they are offering looks real good... and the smart home system is a great added bonus. Seriously, smart lock, smart home or even other furnishing is not that expensive for developer to throw in when they are buying in bulk... a lot of project is doing it from mid end to premium like pavilion, opus etc. (you know it is expensive but it felt like you are getting something out of the price you've paid) but for Lot 15 premium status felt like you are just paying a premium price rather than getting a premium living.


Btw, are you a Lot 15 buyer? You seems a bit more defensive for this property compared to the other projects that I left my "views" on.

This post has been edited by holypredator: Sep 4 2018, 09:37 PM

SDP can price Lot15 because supply and demand... limited supplies in and overwhelming demand in SJ... In SJ, the supplies are even more limited than PJ.

The definition of prime is different from one person to another. You may think BJ is more prime but SDP only needs to capture 361 purchasers. There are literally no new launches in SJ except Grand SS15 (but that's SOHO).

You need to count how much supplies incoming to Bukit Jalil.

But if you buy for own stay... any property is good as long as you like it la...

This post has been edited by gks: Sep 4 2018, 10:40 PM

But Lot 15 isn't doing as well as what SDP hoped. I heard last month it is just around 70+% being sold so far after combining with Phase 2 units. That is well below what SDP estimated which is the entire thing to be taken up by June 2018. What I envisage is that SDP might go down to the path of giving a shit ton of rebates to sell off the remaining units like those small medium developers (even big ones like Tropicana is doing that with their metropark), perhaps to meet year end target or to give good news to the board, which ends up defeating it's premium status and also would eventually screw over all the existing buyers. This is their highest spec service resident project and I don't expect them to price it low but come on, no furnishing at all (apart from the promotion kitchen cabinet), facilities are the bare minimum and no external built or added value attachment? Unless that area is super good with a park infront, a link bridge to a premium mall beside and a unhindered & clean surrounding, that they don't need to offer anything else.. otherwise I can't see the value in it...

No new launches but there are a shit ton of land owned by SDP around that area. 2 plots right in front of LRT, 2-3 plots besides Isola, 1 big plot beside UMW, 1 plot on the round about and a few more big plots near the old driver range. I won't call that "limited" and that is just SS16 area.

Bukit Jalil is indeed coming out with quite a few units at the same time, which is mainly because the area is not Malton exclusive unlike Sime which pretty much owns Subang Jaya land.

Not true though, own stay for me is not just location, amnesties and appeal. Value and offerings by the project is very important as well. I can buy multi millions worth of unit but I still want the get the most out of it. If Opus KL only offers the basic stuff with little offerings, I would not want to consider despite the location for the price that they are charging. The overall package is what attracted me when it comes to premium living. I wonder if other buyers never actually thought of all these and only buy property based on Location + Budget.

This post has been edited by holypredator: Sep 4 2018, 11:47 PM

based on your theory sentul should be twice of subang jaya but in fact is hardly half the price.

Many KL suburbs priced 30-40% below subang struggle to sell while lot15 easily hit 75% sales. you're nearer you are to Kl argument practically can be thrown in the dustbin if you've actually compared prices and not went on like a sore loser.

Anyways seems like you have an ulterior motive against lot15. subang jaya proper has the LOWEST new supply of residences and this is where many areas lose FLAT to subang.

SDP giving a shit tons of rebates to sell off remaining units....

Well we can all dream.
Some of us here have been waiting for donkey years for SDP to do that. We r even prime members of SDP and hardly get anything more that 5%.

70+ percent they are already ok.
They didn't do it for Cantara and The Glades was even worse sales results and they didn't even bother.

well said.

I think holypredator misses the bigger picture. LOCATION and SUPPLY but he keeps on barking on premium pricing without premium fittings.

he wants to buy a house that people will sing praise song when ppl visiting him. perhaps each to its own.

truly i passed up all these factors jor. I just want a property in strategic location and connected to at least one light train service.

Holypredator

no. I didnt buy Lot15. I cant ignore the TNB station. Me and SDP no fate. Same with Sunrise, YTL and Tropicana, Pavillion/Malton.

But my search on PJ/Subang property continues. PJ/Subang is still under my search area

your comparison is going no where though comparing with BJ... density, self sustaining location, quality of population and etc alot of factors doesnt really able to compare well with subang prime...... and which SDP projects offering shit ton of rebates? even their ara damansara high-rise not doing very well but i dont see they give shit tonnes of rebate... with 70% sales rate for Lot 15... they most probably already making fat profit already... dont think they are desperate for rebates and discounts... considering the land cost could be quite cheap also...

Which ara damansara project sdp not doing well???

cantara tower C

Need to fill up bumi allocation perhaps?

wa... use whole tower to fill up ka... competitors are coming in even if they intend to let it like that and wait for it to fill up... haha

U cant apply for release of bumi allocation fully when the building is not vped.

And bcos sdp is a social responsible developer they might not want to apply for release but instead hoping to sell to bumi?

If not mistaken, there is a plot of land beside Isola belonging to Conlay. That portion got future SDP land somemore.

I think Lot 15 there really no more land unless Mesiniaga redevelop which is unlikely. My only concern is the traffic there is already nightmarish to begin.

Other than that I really like Lot 15 la.. too bad only can go 70% loan

connlay one called shrewbury…...what a name......

but holypredator kor said not highend enuf…..

LOT15 all the way to subang parade leh…….SDP's new SJCC.

Ive visited Lot15, Subang Parkhomes, Subang Avenue, Isola, Subang Soho, Casa Tiara, E-Tiara, Lafitte (lol), Saujana Residency;
so among these, Lot15 is considered high end.

Of course if you compare it to 8 conlay then cannot lah. In Subang vicinity its considered high end la my friend.