QUOTE(Bjorn1688 @ Jan 22 2019, 01:02 AM)
I was looking at both these properties.
I skipped on SJCC as the TNB structure too close by, transit options wasn't attractive and the agents mentioned one of the targets for rental was students, that isn't a market I am interested in. Also as an urban-dwelling for that price there are better places to buy for rental income.
I choose Cantara for the following reasons :-
1) The rebates were extremely attractive, as a ballot customer it was 17% off on a unit plus free kitchen cabinets.
2) Proximity to MRT and on the KJ line it is less stops and faster to get to KL Sentral in addition to better frequency and reliability.
3) More family oriented development and less busy an area thus more peaceful.
4) Commercial areas have less expensive shops and more useful.
5) It had some interesting features that wasn't the usual bog standard boring ole buildings.
I placed 2 ballot tickets for Cantara as was targeting 2 units, alas both units was snapped up before my ticket could be called and ended up buying 1 unit and letting go on the other.
Personally, if I were to pick between Lot 15 and Cantara, I would pick Lot 15.
Sure, TnB or HTC is not the best choice for a neighbor but apart from the possibility that it would affect subsales from people who don't want a TnB neighbor or the superstitious believer, Lot 15 is a far better choice than Cantara in terms of practicality.
Lot 15 is not good for investment. Those who says it is good for investment clearly do not know how to do math. The target market is definitely not student for rental. Think about it, the property cost close to RM780k (net after discount without bumi) for 800+sqf units. To get a 5% yield/return (Bear in mind 5% is considered nearly enough to cover your loan repayment only and not profiting anything), you need to rent out RM3,300.00 per month. Which student can afford to rent a 2 bed room apartment for that cost? Last time when Taylors still there, I can still say "Maybe" cause these are rich kids colleges but now there is only Inti which are mostly lower middle or middle class student. For Inti Student, they would rather rent Grand SS15 and the one beside Inti, why come all the way to Lot 15 and pay a huge premium?
If those who are considering Lot 15 as a AirBnB investment, they must be out of their mind cause at RM900-1k psf and minimal tourist in that area, I can guarantee that AirBnB will fail badly seeing that they could just stay in Empire hotel which the rate/price you can never beat with a RM900-1k psf property. Normally these type of premium priced apartment AirBnB only works if you are in KL area.
What I think Lot 15 is for is definitely either own stay or for rental investment targeted for :
1) Doctors (Nearby SJMC doctors & specialist who needs to be on call)
2) Pilots (future train leading to Subang airport)
3) Expats (UOA business park (cannon etc.) and future offices development nearby)To address your points raised
1) 17% off include bumi discount? How many discount Sime gave for cantara during early stage? If they gave same, then there is no different and it is an indication that they never consider it to be a premium project by giving out so much discount. If very much higher then sorry for the early buyers cause they have been screwed.
2) For those who work in KL and takes the LRT, 2 stop less is definitely a nice thing.
3) Agreed seeing that the area is meant for residential mostly.
4) You have a mamak and few convenient shops right beside you.
5) Not sure what are you talking about.Now here is my view on why I say Lot 15 is better than Cantara
1) Ara Damansara is not an ideal place to live especially for those who drive, it is VERY VERY VERY Jam coming out to federal and even coming in from federal. Heading down to KL, subang or even shah alam is not good during morning, afternoon and evening period coming out to Federal and it is not good during evening (basically after working hours) going in to Ara Damansara from KL. I've calculated that around 8pm during normal days (non festive days), it took me an additional 30-50mins just to get from the bridge divider turning to lot 15 and to Ara damansara. It was a pain for me to travel by car when I visit ara damansara everytime.
2) The nearest mall for Cantara is Citta Mall which you can reach without driving. Also, it is more towards food than shopping in that mall.
3) If there is no entrance or exit from the back lane of Cantara, walking to the train station is about 800-900meters. If there is a extrance/exit behind then it would be only 500meters. Most service apartment does not have a back lane entrance/exit due to security purposes.
4) There is no more development in that area UNLESS the land besides cantara (dunno belongs to who) decides to demolish the handful of shop lots and construct something to benefit Cantara like a commercial complex or park etc. Whereas for Lot 15, that 2 plot of land in front of the LRT belongs to Sime and there is an indication that they will build a mall or commercial office (their initial plan). If they decide to go ahead with their TOD project, Lot 15 will go up up up but if they decides to build more service apartment and abandon the TOD concept then I guess there is no additional benefit for Lot 15. Also bear in mind that in 2014 Sime and MPSJ and Hannah Yeoh agreed that they are going to lessen foot traffic in that area with skybridges to link the new mall to subang parade, Big Aeon and Lot 15 (see previous posts for the concept plans). If that happens Lot 15 value will only go up.
5) Low density, Lot 15 only 300+ units with majority only 1+1 bedroom and only few 3 bedrooms unit whereas Cantara is 888 units with majority bigger units.
Basically, the pricing can be a good thing or bad thing for lot 15 but I still think they could have thrown in more stuff like more furnishing etc. to make it worth while.This post has been edited by holypredator: Jan 23 2019, 10:09 PM