i have been living in Jalil Damai for more than 6 years since 2009. about 2 year ago i was offered to purchase the house that i rent for Rm380k for 923 sqft. thats about RM411/psft. banks' valuation was RM350k (at highest, many bank even much lower) for the unit while searching in iproperty reveals that everyone else selling the same unit for RM430k++

sounds like a deal, but instead i go for a loan reject unit direct from developer which is undergoing construction in sg besi.

the main reason was: despite i requested for the landlord to sell it on bank market value (Rm30k less) so that i don't have to fork out extra $$$ more than 10% downpayment + legal fees he refused so, citing that he's selling me the cheapest amongst others advertised for the property.

i have also engaged with like 10 agents for bukit jalil - vista komanwel, arena green, anjung hijau - everyone is selling way above bank valuation that means i have to fork out more than i should. buying from direct developer not only i got legal fees waiver, but with discount offered make me pay lesser for downpayment

now my sg besi home has completed and moved in, despite losing bukit jalil address but i tend to appreciate it more for the service apartment status - the build quality, security, facade etc definitely worth the extra monthly loan paid compared to jalil damai which has a build/material quality of Rm170k (original S&P price) paid (but selling at RM450k++ which is same as new service apartment i bought??).

when you say many for sale sign for the subsale low density condo in bukit jalil.. i believe the sellers are trying their luck by being greed. for jalil damai case, even if they sell it at lower than market value they will still earn handsome profit from the original price paid 10 years earlier.

i have just recently bought the bukit jalil pavilion's Park Sky residence and signed S&P.. because i still love bukit jalil address.

will i be able to flip my sg besi service apartment at this time with huge profit? probably not. maybe i can for breakeven. but in 4 years time until completion park sky bukit jalil, only time will tell, whether i will lose or i will gain if i want to sell either my sg besi apartment or park sky (if i can't hold both).

i am an investor, this is my risk appetite. because this works for me doesn't mean it works for everyone else.

but one thing for certain the value added to my service apartment is much better than normal condo/apartment like jalil damai, vista komanwel, anjung hijau and arena green (yes i have visited them all)

if you're buying for own stay, skyluxe or anywhere in bukit jalil is a good place to live for me. just ask yourself are you happy to pay 500sqft for 10 yrs old anjung hijau or 700sqft for a shiny new skyluxe

for investment? only time can tell but i'd say bukit jalil is a good bet for long term investment. probably not for shot time flipper

Well said bro, where is the like button?

Not to mention the roof kena blown off lol cause of wind effect on high rise building la, earthquake la according to him lol

Short term, definitely yes, flippers or speculators going to suffer as supply > demand due to the higher density nowadays.
But in long run, definitely won't lose money, 5 years, 10 years, 20 years, 30 years, given the inflation and Msia moving towards developed country,
what do you think?



Yes, there are many condos/apartments in Bkt Jalil with lower density and cheaper pricing.
For those buy for own occupation, they are free to choose at their own preference, those prefer low density at the expense of the age of condo, go ahead with anjung hijau/green avanue, they enjoy the same location with lower density & cheaper pricing.

Those wish to stay at luxury condos of course they will have to pay the premium. There's no right or wrong, it's personal preference.


But you don't forget one thing, another 10 years down the road, those old condos will become even older...

RM 500 psf in Bkt Jalil? Not so difficult honestly. Depends on which condo but kenot say all condos in Bkt Jalil.

Unless RM 650 psf.

Seriously +1.

Fair and good overall comment.

Cannot compare Anjung Hijau vs SkyLuxe or cannot compare a old condo vs a new and fancy condo.

I only believe The Park and Twin Arkz would be the main competitor. Same goes to existing choice of KM 1 West if big size, upon 4 yrs later.

Hmm. A bit overstatement bro.

Cannot agree this leh.

my friend bukit oug condo times 4 in 5 yrs.. many landed cnt beat the appreciation he achieved.. from todays exp prices of landed in BJ how much more can it go? frm 2m to 4m?? i strongly doubt n will appreciate slowly

This post has been edited by Babizz: Dec 8 2015, 02:08 PM

well said. I dont think psf is the only consideration. Buying a house is for home. So other qualitative factors must be taken into consideration.

many condo made good money. better than landed simply because the entry price is low. Say 200k to 400k is easier than 1m to 2m.

But with the 3rd loan restriction, it is difficult to buy many units....

I still prefer landed because it is easy to maintain and it won't get old easily as compare to condo. Condo also largely depends on the management initiative to maintain it.

btw, speaking of landed property in bukit jalil.. for those who lived in Jalil Damai high floors like me would notice that they are many landed semi-D units in Jalil Sutera left vacant for years already. just look down the windows. grass also grow tall can see from above for some units there.

personally i prefer landed property too.. which i can afford in semenyih for the price i paid for park sky bukit jalil. but bukit jalil is my desirable address. i don't have 3 million to buy that semi-D in bukit jalil. i am willing to sacrifice space over distance/convenience. bukit jalil is so convenience lah.. go cyberjaya also easy, go puchong also easy, go bukit bintang also easy, ampang too.. north south east west KL all easily access. now got pavilion2 bukit jalil summore, all of my hobby in one place - karaoke, movies, shopping, yumcha just outside my doorstep and no parking headache anymore. what else could i ask.

that's why i like bukit jalil because it's cheapest now among other prime KL address areas - bukit bintang, mont kiara, damansara etc.

speaking of highrise appreciation in bukit jalil.. last time when the km1 launching i was there in sales gallery nearby arena green to buy a 388k unit and i was this close to buy it, but i didn't because my bullet wasn't that big after graduate. biggest regret in my life. go and see transacted price for km1 now.

and also back then i was in the the treez sales gallery and i was like cursing the 700k for a unit there. but who would've thought just a mere 3 months ago i was comparing apple to apple between the treez and park sky. the treez are much cheaper per sqft and more value imho. but i decided to go for the park sky anyway because of the pavilion and discount thrown. of course this km1 and the treez story was 3 years ago la.. back then property is booming, now is slowing down.. but i still got another 4.5 years to go before park sky and pavilion bukit jalil completed and see what happens to the market

This post has been edited by electroboy: Dec 8 2015, 02:38 PM

How many people can hold a 700 psf condo for more than 5 years? Less than 1%.

Most buyers of the expensive condos in Bukit Jalil in recent years are flippers because they just can't pay the bank instalment with the low rental once it is completed.

They gave an impression that there are many buyers for own stay but in reality, there will be many vacant units for sale once all these new expensive condos are completed.

At that time, many will be selling below their purchase price and will start crying.

The only ones laughing are the property agents in this thread who give false info (buy, buy, buy) to potential buyers.

This post has been edited by jalsrix: Dec 8 2015, 02:49 PM

time will tell,
as you can see park sky loan reject rate is lower then other 500-700k condo,
you know those 1% ppl still not a small amount.


flipper won't choise those 700 psf condo,
their will choise those below 500k small size condo

dead chicken rairly happen in those above 1m condo

Like what Cocoon boss mentioned above, I quite agree and few factors are very crucial and unable to determine.

5 years ago, of I would like to say most of the property in 2009 or 2010, already appreciated so high by the time of 5 years time expired in 2014 or 2015.

Back then, no property curb measurements and not strict compare to 2014 onwards, no LTV 70% regulatory, most new condos selling from RM 200-400k range, the period of transformation where a lot of modern and medium end condo on the market, bank's policy is less stricter and cautious compare to now, gross income vs nett income now, RPGT 5% averagely vs now 15-30% during first 5 years.

The game is very different. Appreciated by few folds is very good, if compare to landed. But at this buffer to the property investment risk journey in this crucial market, which expected to be goes beyond 2016, flippable property is more crucial than how many folds it can make, unless it had been made to determine the performances. In this case, some prop like landed is more liquid and demand compare to highrises, well, thats case to case basis.

Property prices like what Cocoon boss said, RM 200k appreciated to RM 400k is workable and easier to happen compare to RM 1mil appreciated to RM 2mil. Now, average prop price also RM 550 psf and to have fold to RM 850 psf in 3-4 years time is gonna more difficult compare to RM 200 psf appreciated to RM 400 psf.

Back then, good properties can sell above bank market value and now, most properties are sold, transacted and asking price are lower than bank market value.

Folds of appreciation already a story of previous years. Now, I rather taking the real demand price instead of market price bcz not many deals can easily concluded at highest bank market value. Transaction in the making is more crucial compare to paper profit, not only figure.

Flippers prefer those heavy discounts projects or easy entry project, if not of " NO entry cost " at all. LOL.

Not many ppl can hold 700psf condo is a fact. But those can afford to buy one should be able to hold it well.

My theory is if u mix with rich ppl u get rich. U mix with poor ppl u become poor.

The danger of buying into those no cash down heavily discount and dibs project. Most of ur peers are not qualified to own one in the first place and many are flippers. Price will spiral down

So know your friends well before you tie yourself together with them.

boss, please post ur words to park sky and parkhill thread as well
i also wish to see hw is the responses of others as i still look forward to buy 1 in jalil area

Boss sass. Time is money lar. Almost every property will appreciate but main thing is how long it needs. Bk jalil now all at high side, selling at 5yrs after of future value. Roi need to count in time also.

If really want to be rich in property investment, need fast also. Else when you are old just be rich, what use....

Some elements that you find from Exsim's projects will be found here.

More info to be disclosed?