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> LOT 15 @ SUBANG JAYA CITY CENTRE, The upscale living in Subang Jaya (Investment)

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naqib0307
post Jan 2 2019, 10:41 PM

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QUOTE(BEANCOUNTER @ Jan 2 2019, 10:34 PM)
Whoa..u wanna sniff out yr competitor by getting more info on panorama ah????? Haha

I think if you are using the bypass from glenmarie to usj elevated highway....the image is better... but u need a passenger to take.....

I bypass there frequently still have issue with tnb station, franked closely by opis building and nearby apartments and the view is so so.

Yes holypredator....sour grape talking here....pls save yr energu to reply....
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hahaha no lah. My sister is looking for one too thats why im asking for any SA but instead exism agent apporached me. USJ to glenmarie flyover one can see by eyes but hard to take photo cause already tried yesterday hahaha but blocked by mesiniaga and trees.

This post has been edited by naqib0307: Jan 2 2019, 10:46 PM
BEANCOUNTER
post Jan 2 2019, 10:48 PM

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QUOTE(naqib0307 @ Jan 2 2019, 10:41 PM)
hahaha no lah. My sister is looking for one too thats why im asking for any SA but instead exism agent apporached me. USJ to glenmarie flyover one can see by eyes but hard to take photo cause already tried yesterday hahaha but blocked by mesiniaga and trees.
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Dun worry yr sister can still buy the ex warehouse of sime darby land at usj.....

Saw the hoarding looks kinda big piece of land.
JasonLeeX
post Jan 2 2019, 11:14 PM

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QUOTE(naqib0307 @ Jan 2 2019, 10:41 PM)
hahaha no lah. My sister is looking for one too thats why im asking for any SA but instead exism agent apporached me. USJ to glenmarie flyover one can see by eyes but hard to take photo cause already tried yesterday hahaha but blocked by mesiniaga and trees.
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Panorama is good for bumi - 10 % discount. You can easily get the Type C 1k sqf for around RM600k with bumi discount. For me personally, it's not my prefered choice but if I have the 10% bumi discount, I would consider because it would be so cheap. RM700+psf before discount, imagine bumi + rebates, can easily hit RM600psf. Worth buying for that price.

But if you don't take price into factor and if you are comparing their best 1k sqf unit against your current unit, Lot 15 wins hands down for a place to live.

But if price is a factor or basically if you got bumi discount, Panorama is a better choice.

This post has been edited by JasonLeeX: Jan 2 2019, 11:23 PM
naqib0307
post Jan 9 2019, 10:29 PM

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Weekly site update. Pls dont judge my smartphone camera hahahaha

Attached Image

Attached Image
JasonLeeX
post Jan 9 2019, 10:54 PM

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QUOTE(naqib0307 @ Jan 9 2019, 10:29 PM)
Weekly site update. Pls dont judge my smartphone camera hahahaha

Attached Image

Attached Image
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I heard the architect has signed off on the completion the foundation & basement. Should be very fast now..
BEANCOUNTER
post Jan 9 2019, 11:35 PM

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QUOTE(JasonLeeX @ Jan 9 2019, 10:54 PM)
I heard the architect has signed off on the completion the foundation & basement. Should be very fast now..
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Whoa...info like this you also know...

Memang geng chou nang......
JasonLeeX
post Jan 11 2019, 10:29 PM

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As at 1st week of January 2019

The take up rate for Lot 15 is 59%


Lot 15 take up rate is surprising slow

Lot 15 aug 2018 - 54% and as at Jan 2019 it is 59%

Cantara aug 2018 - 52% and as at Jan 2019 is 66%

This post has been edited by JasonLeeX: Jan 11 2019, 10:42 PM
naqib0307
post Jan 11 2019, 11:15 PM

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QUOTE(JasonLeeX @ Jan 11 2019, 10:29 PM)
As at 1st week of January 2019

The take up rate for Lot 15 is 59%
Lot 15 take up rate is surprising slow

Lot 15 aug 2018 - 54% and as at Jan 2019 it is 59%

Cantara aug 2018 - 52% and as at Jan 2019 is 66%
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Cantara higher dense also faster selling hahahaha. Not bad. I think it might be the discounts given plus cantara completion will be in March 2020 comparing to LOT15 in end of 2021. Why do you think, more ppl prefer cantara? Location?
BEANCOUNTER
post Jan 12 2019, 01:40 PM

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QUOTE(JasonLeeX @ Jan 11 2019, 10:29 PM)
As at 1st week of January 2019

The take up rate for Lot 15 is 59%
Lot 15 take up rate is surprising slow

Lot 15 aug 2018 - 54% and as at Jan 2019 it is 59%

Cantara aug 2018 - 52% and as at Jan 2019 is 66%
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cantara launched like forever jor….coupled with last months special balloting event that had created a hype, I was surprised that its sales only improved by 14%.

if the above figures are inclusive of bumi allocation, I would say both projects performed not too badly. bear in mind that sime doesn't sell their projects cheaply and always ahead of market price.
JasonLeeX
post Jan 12 2019, 04:43 PM

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Some interesting quotes I found from the net

QUOTE
“There will be several skybridges at the SJCC and the public can have easy access to the LRT and KTM stations and other buildings without having to venture onto the roads.”


It was stated by Sime back in 2014 I believe. Perhaps they will build a bridge for Lot 15 or perhaps not but it sure will be sweet if they link bridges throughout SS16. Easier and safer to walkabout since the road there is getting busier everyday and also would ease the traffic since cars won't have to stop for pedestrians trying to cross the roads.

If you look at their initial drawing board

user posted image

They have skybridges to Subang Parade, Big Aeon and Lot 15. This was in talks with MPSJ for SJCC Plan.

QUOTE
1. The project will kick off on June 2013.
2. Jalan 16/1 will be made wider and Jalan Kemajuan will be upgraded.
3. The big drain will be covered up a shopping mall and landscaped area will be built over it.
4. The LRT and KTM stations will be integrated.
5. There will be skywalks to connect buildings.
6. Two new park and ride facilities with 1384 parking bays will be completed by June 2015 for starters.

And...there will be traffic chaos when the project is being constructed. :eek: Sime Darby will be showing a traffic simulation presentation in two weeks time, possibly at the same place. YB Hannah Yeoh still have issues with the traffic circulation as raised in 2011 http://komunitikini.com/kl-selangor/subang...-council-waiver Quote: "Councillor Rajiv Rishyakaran noted that Subang Jaya assemblywoman Hannah Yeoh had yet to peruse the new traffic circulation plan proposed by Sime Darby when the council’s One Stop Center (OSC) committee had approved it.
holypredator
post Jan 21 2019, 08:21 PM

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QUOTE(naqib0307 @ Jan 9 2019, 10:29 PM)
Weekly site update. Pls dont judge my smartphone camera hahahaha

Attached Image

Attached Image
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If only the TnB move somewhere else.

Normally if there is HTC nearby, the property price would be lower than average but for Lot 15 despite having the substation just across the street, they still price it at a high premium. Seriously though Subang area clocks in at about 500-600 average for serviced apartment so even if this is a high spec, it should be about 600+ if not max 700+ considering a big substation right in front but instead they are priced RM900-1000.

On top of that, they don't give any furnishing at all and last I heard was just a kitchen cabinet. For most RM800+ psf projects they either comes with partially furnished or fully furnished so this makes Lot 15 even more expensive than it is. Furthermore there is minimal facilities provided or "nothing" special about the facilities (no badminton court, no jogging track, no nursery facilities basically nothing apart from those that even the normal condos could provide).

Like some forumers said, if they were built according to their original plan, whereby there is a mall being built simultaneously and a bridge linking to the amnesties (metropark type project like Bukit Bintang City, atwater or Bukit Jalil City type where there are commercial complex + residential link together) then perhaps it could justify the price but as of now, it is basically just like any other standalone serviced apartment but priced like they are the next bukit bintang city but even those project (BBCC/BJCC/Atwater) provides partially if not fully furnish. sweat.gif

This post has been edited by holypredator: Jan 21 2019, 08:23 PM
Bjorn1688
post Jan 22 2019, 01:02 AM

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QUOTE(naqib0307 @ Jan 11 2019, 11:15 PM)
Cantara higher dense also faster selling hahahaha. Not bad. I think it might be the discounts given plus cantara completion will be in March 2020 comparing to LOT15 in end of 2021. Why do you think, more ppl prefer cantara? Location?
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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.


naqib0307
post Jan 22 2019, 10:43 AM

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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.
*
I cant deny that cantara gives better deals in terms of pricing and furnishing. But on your other points, you might be right, for you. I have my own reasons purchasing a unit @ lot15 and so do other buyers but for sure my point of buying there does not rely on whether there is alink bridge to a mall or not.

Regarding the public transport, the distance from lot15 to lrt subang jaya is 500m, I can say almost the same as cantara to lembah subang lrt(If the entrance/exit is on the nearest end to lrt) and it is only 2 station difference from lembah subang. the new lrt3 line will stop at glenmarie which is in between ara damansara and subang jaya station.

Im not sure about ara damansara, but in Subang Jaya you got few schools to choose from and the nearest is SRI KL(few mins away) if you choose to send your kids there.

For recreational area, there is also subang ria recreational park just across the road from mesinaga.

These are not my main reasons for buying there, it is just a matter of personal preference of the location and what I need more than what other people think we need. I have my own reasons that I don't need to tell here hahaha

Regarding the TNB, I think it wont be a big deal if youre staying there. My attachment below I refer from TNB website.

I appreciate all the comments on lot15 so that I know the pros n cons of this project. Cheers notworthy.gif

Attached Image
Attached Image

This post has been edited by naqib0307: Jan 22 2019, 10:56 AM
BEANCOUNTER
post Jan 22 2019, 12:42 PM

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QUOTE(naqib0307 @ Jan 22 2019, 10:43 AM)

Regarding the TNB, I think it wont be a big deal if youre staying there. My attachment below I refer from TNB website.

I appreciate all the comments on lot15 so that I know the pros n cons of this project. Cheers notworthy.gif
unfortunately its not you that will be buying the subsale lot 15 off you, its another subsale buyer.

you can even buy next to nuclear plant and have all info how safe it will be living next to nuclear plants......but will your subsale buyers convinced?
naqib0307
post Jan 22 2019, 12:49 PM

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QUOTE(BEANCOUNTER @ Jan 22 2019, 12:42 PM)
unfortunately its not you that will be buying the subsale lot 15 off you, its another subsale buyer.

you can even buy next to nuclear plant and have all info how safe it will be living next to nuclear plants......but will your subsale buyers convinced?
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Yes, I am well aware about that. You already told me when I first post here. hahahaha
Bjorn1688
post Jan 22 2019, 10:39 PM

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QUOTE(naqib0307 @ Jan 22 2019, 10:43 AM)
I cant deny that cantara gives better deals in terms of pricing and furnishing. But on your other points, you might be right, for you. I have my own reasons purchasing a unit @ lot15 and so do other buyers but for sure my point of buying there does not rely on whether there is alink bridge to a mall or not.

Regarding the public transport, the distance from lot15 to lrt subang jaya is 500m, I can say almost the same as cantara to lembah subang lrt(If the entrance/exit is on the nearest end to lrt) and it is only 2 station difference from lembah subang. the new lrt3 line will stop at glenmarie which is in between ara damansara and subang jaya station.

Im not sure about ara damansara, but in Subang Jaya you got few schools to choose from and the nearest is SRI KL(few mins away) if you choose to send your kids there.

For recreational area, there is also subang ria recreational park just across the road from mesinaga.

These are not my main reasons for buying there, it is just a matter of personal preference of the location and what I need more than what other people think we need. I have my own reasons that I don't need to tell here hahaha

Regarding the TNB, I think it wont be a big deal if youre staying there. My attachment below I refer from TNB website.

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Regarding the HTC, I grew up in a PJ house that if you opened the window you could see the HTC pylons and cables. Always thought it was better than having a neighbour smile.gif

When my late grandparents passed on, it was a long wait to sell the house and in the end had to sell it for nearly RM150k less than a place that did not border with the HTC.

However if you are buying for your own stay and you are sure it is a place you'd never sell then no issue.

Which type of unit did you get there?

QUOTE(BEANCOUNTER @ Jan 22 2019, 12:42 PM)
unfortunately its not you that will be buying the subsale lot 15 off you, its another subsale buyer.

you can even buy next to nuclear plant and have all info how safe it will be living next to nuclear plants......but will your subsale buyers convinced?
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Absolutely, kind of similar to buying a house that faces a junction. You may not care but your tenants and future subsale buyers might.

Had enough experience with both that I don't wish to get myself into this situation again.
holypredator
post Jan 23 2019, 09:56 PM

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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
holypredator
post Jan 25 2019, 06:50 PM

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QUOTE(naqib0307 @ Jan 22 2019, 12:49 PM)
Yes, I am well aware about that. You already told me when I first post here. hahahaha
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I heard that the bar table thing and the thing hanging on top in front of the kitchen is only included for 900-1k sqf units as part of their kitchen cabinet deal. Other units only get the kitchen cabinet, seriously WTF though. How stingy can Sime get?

user posted image

This post has been edited by holypredator: Jan 25 2019, 06:51 PM
yjtan15
post Jan 25 2019, 07:00 PM

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QUOTE(holypredator @ Jan 25 2019, 06:50 PM)
I heard that the bar table thing and the thing hanging on top in front of the kitchen is only included for 900-1k sqf units as part of their kitchen cabinet deal. Other units only get the kitchen cabinet, seriously WTF though. How stingy can Sime get?

user posted image
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You may visit PJ MID TOWN

then you know how "generous" is SIME DARBY. LOL

The furnishings they provided is hmm hmm hmm ..

This post has been edited by yjtan15: Jan 25 2019, 07:01 PM
holypredator
post Jan 25 2019, 07:14 PM

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QUOTE(yjtan15 @ Jan 25 2019, 07:00 PM)
You may visit PJ MID TOWN

then you know how "generous" is SIME DARBY. LOL

The furnishings they provided is hmm hmm hmm ..
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I thought PJ Mid Town is done by IOI Properties?

800+ Psf but leasehold though.

Fully Furnished Units come with Beds, Wardrobes, Kitchen Cabinets, Hood & Hob, Sofa, Aircons, TV

Free Renovation + Free fittings... Pretty much no need to spend anything also can move in liao blink.gif

Section 13 some more

This post has been edited by holypredator: Jan 25 2019, 07:16 PM

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