demand ?
the park 1k+units sold out how many % within how many days ?
skyluxe sales now how many % ?

This post has been edited by bf1119: Jul 18 2016, 07:37 PM

The launching period of skyluxe at this time is almost the toughest moment for property sector in Malaysia, additional with all kind of restriction and regulations for loan. If the project is lucky enuf to be launched at the bright time you will have no chance to choose. Ask yourself, comparing park residence facade and design, staying location, traffic issue , comfort and environment, pricing and density, skyluxe really no demand? Don't just chase brand and rat race.

would you buy sky subsale from me after vped. how much u will pay

The completion of skyluxe is near 2020, wait until the economy trend and market rate at that time to decide. Skyluxe is for long term hold and own stay but not to flip after completion. If you really really wan to sell, ok, let say For 1200sqf in skyluxe, You may think subsales will be up to million plus and is impossible to sell out, there will be no buyers. You may think if I got a million for sure I wan to buy a larger property and better one. Then you will be start searching, assuming no major disaster happen until 2020, property sector should be recovered at that time, pv2 and paradigm mall have completed. Wat would be the price for the existing covillea, km1, treez, twin arkz, park residence, link2 and waltz? Every single property has gone up by then, close or above million, many larger unit cost more than a mil even by now. Wat other option do you have with a mil in yr hand, of course you can always get a lower category unit with larger space like anjung hijau, z residence or kiara residence, but im comparing the same class now. Then maybe you search again the other new launching project but wat would be the price then in the same class ? Some ppl prefer larger space, some ppl prefer convenient, some ppl prefer environment while most of the ppl prefer cheap.

1. The View
- choice of park (west/south), golf course/sports city (east), kl city skyline (north - waltz's orientation is west east and has no direct north view)
- the smallest size range especially intermediate units (cheapest) below Level 20 might be blocked by Anjung Hijau but the rest above is fine, other sizes are unblocked
- for skyluxe, the view element is paramount for your investment decision

2. The Environment
- a unique parkhome, green concept for South KL
- the water body for the Park is just the fringe of skyluxe's perimeter
- jalan jalil perkasa 1 has lined trees/greeneries making it peaceful and serene
- direct fairway view at the opposite country club/golf course looking towards stadium-fireworks?
- the disadvantage is that its future environment could be less peaceful due to influx of cars coming to the area which will see a huge supply of commercial

3. The Location
- not far from two future big malls (over NLA 2 mil sq ft each of them, it's not your ordinary neighbourhood mall), a sports city, a country club, and just a short drive to Awan Besar LRT which connects to Sg Besi Interchange to MRT heading to Bandar Malaysia HSR Terminal
- some say can cycle under 3 minutes across the Park and the linkbridge to enter the Pavilion mall (not tested out haha)
- we understood that The Link 2 opposite SkyLuxe will have a mini hybrid mall and many commercial retail shops and shop-offices to support immediate condos
- the disadvantage is that Bukit Jalil has been seeing alot alot of highrise developments due to good take-up rates in previous launches attracting more developers into the area. There could be concerns of oversupply, however, SkyLuxe is positioned to be having smaller size range than many other projects.
- Malton and DBKL are doing up their massive infrastructure on Bukit Jalil Highway, it looks exciting!
- some say we are close enough to Bukit Jalil City, which will be a banking hub for this suburb? and also close to The Jalil Link shops and AFC (got some expats there)...

4. The Positioning
- own-stayers due to the environment and view premium
- this is a niche product targeted at young working professionals (hence smaller sizes) similar to Twin Arkz
- upgraders market (young families with second children)

5. The Catchment & Demographics
- the baby boomers in southern KL compared to more senior families in say OUG, Kuchai etc
- this part of bukit jalil is slightly more affluent in terms of purchasing power, cannot compare to Bukit OUG residents as of now, no offence
- ethnic chinese majority (skyluxe has no bumi quota)
- potential tenants are future working population nesting around Pavilion mall, already confirmed and under construction
- future tenants will be young families seeking an alternative to The Park (presumably The Park might be asking higher rental due to proximity to the mall)

6. The Detailing & Product Concept
- its a service apartment product type but it does not have a single shop or retail lot, hence fully catered to residential use and will have secured perimeter and fencing
- a great emphasize on balcony concept to maximise exposure to outside environment (Type B and D have dual balconies concepts and every balcony has enough space for chairs). Having said that, there are unit choices without balcony at all at slightly lower price PSF wise.
- no long corridors
- units with balconies have double width full height glass slide doors
- the units are semi-D or bungalow (for Type C) to ensure privacy/minimise wall-to-wall to next-door unit
- the unit design and layout emphasizes on balance of space within build-up area, example kitchen space is well suited, evenly spaced for family cooking, not so cramped and has its own yard/wet kitchen for both big and small size types
- the AC ledge will not sit outside at balcony area or near the bedrooms, instead will be placed as part of the built-up yard area
- the key point is that due to majority of units are Semi-D corner unit hence the yard/AC ledge area will flow out and will not need close-up voids which will trap the heat from AC compressors (except unit 6 in tower B)
- no units have door face-to-face
- enclosed service area with refuse chamber and service men could access the refuse area with double-sided service lift without interfering with main lobby
- for Type C, your foyer is tilted so that your main door opens up to the balcony view of golf course, and you arrive at living area first instead of conventional dining/kitchen area
- detailing to facade works and alternative balcony staggering or jack-out
- some units have lockers at carpark area
- grand dropoff area built inside the building footprint with a drive-thru driveway like porte cochere (conventional is lobby entrance with sheltered roof along main driveway)
- sky decks are present in both towers, one of the highest point in this area (44 storeys)
- the carpark is designed to its best despite the site size constraint, hence in order to give more spacing to carparks allocated nearest to each block, residents will get 4 ramps each floor
- there are two engress in this development (means 2 guardhouse) to minimise bottleneck exit at jalan jalil perkasa 1 (double parking outside of next door anjung hijau) as the second engress/exit is via jalan jalil perkasa 4 (an existing road leading to park)
- There are special limited edition units with lanai-type garden (sold out)
- drawback is no bigger sized units for now, and no dual-keys, and no duplexes

7. The Developer
- fairly new developer with no completed track record as of now
- but its not an "one time" developer as it has an ambitious vision judging from massive landbanking activities in KL and promotion of grand events and CSR deeds
- management level consists of staff personnels from renowned developers
- cross-financing business model using good sales from affordable homes to fund higher end projects
- the big boss Datuk Ng is a known corporate figure as a corporate trainer for GLCs, major supplier of ICT equipments to Government ministries and a secretary general for The Kuala Lumpur Chinese Assembly Hall
- commitment to CONQUAS and GBI standards as a rating tool for all or most of their projects

8. The Competitor Projects
- many competitors frankly speaking
- on Price PSF basis, some will be higher than SkyLuxe (The Park Tower C and D, some asking prices at Twin Arkz, maybe The Park 2) but some will be lower than SkyLuxe (new Aset Kayamas BJ Project)
- let's see hows the subsale/fair value at Twin Arkz shall we?
- the sales package is competitive (slightly more rebates than Waltz, which is already launched) and partially furnished... the drawback is there are a few items that are not provided
- SkyLuxe is looking at 42 months completion... so I think that would be almost timely or after the opening of Pavilion mall

This post has been edited by accetera: Jul 19 2016, 04:07 AM

A very detail analysis of skyluxe project, useful info and actual facts provided. Well done.

Extra carpark is available for sales now, all located at ground floor with 30k each lot, come with separate s&p, only left a few. Btw , I really walk thru the recreation park starting from the sales gallery to the point at the back entrance of pv2. It takes about 4 mins to 5 mins on slow walking.

ya. very good analysis on skyluxe and ptlm one of the agencies selling this project. a very profesional agency compare to others.

catch one point. the park able to command higher rental than skyluxe as its proximity to mall. i agreed with this.

Show gallery ready? Last time I went show gallery is in progress...

Good analysis.

Why no mention on the TNB substation next to Skyluxe?

If you aim for own stay, you don't worry about the radiation?
The radiation will increase when the load is higher. This will happen when all the neighboring projects (Link2 phase 1 and 2, etc) completed and occupied.

Will anyone want to buy your over million ringgit property when they know about the radiation?

In the brochure from the developer, the tnb subtation (taking 33kV in, not a small substation) has been "photoshoped" to trees. What can this imply?

which part has this substation. the substation might increase gradually due to increasing numbers of development surrounding . wah....

ar? Radiation?? Radioactive???
Sure or not? People also saying that our handphone will cause radiation but anyone here is not using hp?
I think with the location so close to the nature park and greenery is good enough to balance with the radiation..!?
If the developer is keen to be TOP 10, may need to consider to engage specialist to prove that there will be NO radiation from the 333kV TNB. (That's easy and more convincing if to be a good reputable & responsible developer. But make sure the report is reliable.)

http://www.emfs.info/living-substation/

Yup, the park selling higher price and nearer to pv2 should have higher rental yield, if you r aiming for this only,, dun buy skyluxe, pls buy the park.

TNB substation is everywhere as long as there r housing areas. This is just a usual small substation, why wan to make it a hooha? Furthermore,, can use yr eyes to Look at the trees and plants around the substation, are the plants dying, mutated, radioactive? ? The greenery will answer you. If you still not happy , drive to taman esplanade landed houses ( worth more the 2.5mil now) along jalan jalil perkasa 19, there is another tnb substation there just beside the houses ( only separated by a road), you can go there to do some research. Picking bone from the egg is fun.


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Shouldn't we be cautious about the health risk it might cause?
Would you risk the health of your family if you buy it for own stay?

Dun you see the living plants around? If radiation happen the plants still greenery? Do you think it is a NUCLEAR STATION?
If you really think this substation will cause major health then dun buy, very easy. The lowest unit is 10 floor above the ground and this small substation is located far from the lowest unit. Aren't no radiation in ur office, no radiation in shopping malls? No wiring and cables all hiding in the wall and underground? My advise dun buy condos, stay in a wooden house or the best is to stay in kampung away from city, dun use hand phone, TV , lights or computers as these are electrical radiation direct to your body and inside yr house.

Don't say substation, even HT cables nearby pp also worry, you can see in many development threads , arte MK, etc

This post has been edited by ryan@chua: Jul 19 2016, 07:51 PM

just a simple question here... Would you buy a nearly 1 million property if you know you will be exposed to constant radiation or you will buy other similar options that have less radiation exposure?

those units come with park view actually are facing to the WEST. Great !!! haha