I don't want to post anything which I have no information on. I haven't researched anything on park sky or parkhill and don't intend to.

What I can say is that this project won't sell well due to small land area, high density, high price and high floor(above 30 floors).

Most of the similar condos like KM1, Treez etc were bought by flippers in the past, that's why it was sold off.
At that time, the low RPGT, DIBS etc enabled these flippers to buy. Those days are gone.

Just look around these expensive high rise condos when they are completed and see the many 'For sale' sign.
Most of these can't sell at all and some will even go on auction.

This post has been edited by jalsrix: Dec 12 2015, 04:18 PM

Properties won't go higher in at least a few more years. It has reached its peak this year.

The reasons why property prices went up during the last few years was because of low supply of condos, low interest rates, low RPGT.

Now the prices are very high and out of reach of the average Malaysian. In addition, there is an oversupply of condos, the rising cost of living, high RPGT, the interest rate has also increased by 25 basis point and may increase in the future if the USA increase their interest rate. Prices will go lower to consolidate.

Unless you're rich, don't buy now.

This post has been edited by jalsrix: Dec 12 2015, 04:24 PM

how about landed property??

You can still buy landed property becuase that is always in demand if the property is located in KL due to scarce land.
This is because of very low supply of landed property.

But don't buy high density high rise condos, there is already an oversupply of these types of condos.

Boss how about those limitrd high rise property that at strategic location ? Such as beside mrt , beside big mall or near to city center ?
Still worth to go for it ?

This post has been edited by dz91: Dec 12 2015, 10:39 PM

In demand doesn't mean can afford. Secondly, many landed project out of KL address already fetching better price and high appreciation than those either KL address. So we can't generalised.

Not disagreeing with you in all the economical data as well as the macroeconomic environment. However it is important to really evaluate good deal for investment for those going ahead.

This post has been edited by spydermind: Dec 13 2015, 06:49 AM

It depends on what you mean by 'limited'. If there is only one or two high rise condo in a highly commercial area near city center/MRT, then the risk is much lower.


But if there are so many high rise, high density condos/flats in the same area , you're asking for trouble if you buy them

Eg. Bukit Jalil - Bukit OUG condo, Muhibbah flats, Kiara residence 1 and 2, KM1, Treez, Savanna 1 and 2, Covillea, Arena Green, Greenfield, Green Avenue, Jalil Damai, Sri Rakyat, Skyluxe and all those new condos that are going to come up. I can't even keep track of all the names of the new condos springing up in Bukit Jalil .....

By the way, Berjaya still has a few high rise, high density condos they are going to launch near Esplanade sometimes in the future.

If you're buying for own stay, it's less of a problem.

But if you're buying to rent out or flip, you'll have trouble finding tenants or buyers because they have so many choices.

This post has been edited by jalsrix: Dec 13 2015, 09:55 AM

Property prices low. Rental can brings +ve cash flow to owner. Supply lower than demands. Many people willing to buy Subsales. Many ppl earn big bucks of money from property. Some become property gurus, property tycoons. Property club, bulk purchase club, exist in the market.

Property prices increase rapidly, can't get passive income from rental but still can cover monthly payments, Subsales still doable, flipping continues. Property gurus, tycoons, think of another way to earn big bucks of money from property by giving talks, books, developer advisors, agents, commissions from developer.

Property prices increasing rates faster than rental, rental no longer to cover monthly payments, needs to cash out small portion from salary for loan payments. But, owners still not feeling stressful.

Property prices increase, rental yields very low, owners have to cash out big portions from salary, start feeling stressful for the loan payments. Subsales slow down.

Property prices increase, supplies more than demands. Take longer time to rent out. Cash out alot for loans payments. Subsales stagnant. But asking prices still remain with some holding power.

Property prices increase. Supply continues growing faster than demand. Tenants limited. Owner fully pay for the loans payments. Cash out big portions from salary, feeling very stressful in life.

Property prices increase, both rental/subsale market stagnant, yrs holding power needs. Owners start to dispose their assets at lower market prices to reduce the burden.

Property prices increase, rental/ market continues stagnant, those who no holding power throw rental and Subsales below market prices, still no demand, throw at purchasing prices.

Property prices increase, economic downturn, living expenses increased, tenants limited, subsales no market. Owners red alert, those who no holding power start to dispose their property below purchasing prices.....

To be continued........

This downturn is expected or anticipated after some good years . For Malaysia. , the inflation really hitting everyone and resulting much lower disposable income. Secondly. , the sentiment is not good due to slowing economy in the region and China , low oil price and political turmoil in the country.

The net income is not increasing proportionally as well unlike those publication from the government which stated otherwise. This is a real concern as well . The high debt ratio is always a big risk as in the past Malaysian demonstrated unrealistic spending power despite having relatively low GDP per capita.

All these will hit the project market , expecting adjustment , price contraction , supply and demand balancing , etc. A prolong price deflation and slow supply and demand balancing would be good to the market and in klang valley, both price growth is growing very modest if not decreasing over the past 2 year's as well as the transaction in dollar or quantity have been gradually reduced. Of course this is general, zonal price adjustment or increase ewill still be seen due to other factors.

Let's hope for a steady adjustment rather than a sharp downturn

This topic from landed better then high rise

till now "the malaysia property market in 2016".

this topic been fully hijacked

Sorry. Back to this . I am of the opinion that it will take time for bukit jail to turn luxury. So , the price positioning of this development is very crtical. Ttez already seen lowering the asking price to below 700psf..some even to 600 psf.

In the past, the price of condos were low so even if there are many high rise condo in the same area, there were still some demand.

But now, the price of condos has doubled or tripled but rental still remains the same. The price of condos will only go down because it has peaked.


There are still property agents here who try to hoodwinked people into buying these low-demand high rise condos like skyluxe. If you buy now, the property price of these high rise condos has a high chance of dropping once it's completed.

Property agents will laugh all the way to the bank while the buyers will cry all the way. [


Another gloomy news, Yuan is dropping so Ringgit will also drop

http://www.thestar.com.my/business/busines...-yrs/?style=biz

This post has been edited by jalsrix: Dec 14 2015, 11:50 AM

landed getiing less and less,
you rarely see any landed launch in KL area this few year,

high rise is the new trend of property marketing,
5 year ago you hardly see high rise above 20 floor,

recent year you hardly see high rise less then 20 floor,
now is year 2015 going to be 2016.
don't put your mind in year 1990 please

Actually one thing jalsrix said is true, the price is already too high at the moment and rental didn't keep up. Investor don't expect to get handsome profit when the project VP.

However, if I'm not mistaken this topic is about Skyluxe, not whether property is gonna crash soon or Low rise better than High rise. If want to discuss about this, go and create a new topic la. Don't understand ke? Not sure why this people still talk about irrelevant stuff and didn't stick to the topic. And even more weird is he didn't hentam other threads (project with even higher floors or higher density )

True, landed getting remains and remains of quantity but in terms of overall houses, it remains lesser due to multiple highrises built in whole KV.

At least, it wont be build in Bkt Jalil area for next few years as the land cost too high and profit margin not as good as highrises.

As landed in good location already unable to afford by many, good development of highrise is the key and modernized to younger or small family.

But I think jalsrix comments are not wrong but too regards of Skyluxe and Bkt Jalil as comparison. Its also applicable to other similar price projects or even other location other than Bkt Jalil.

Boss, u mean the Treez?

Yes. Typo. Treez.

I think skyluxe need to benchmark against Treez if it is targeting the same segment of customer. But for now , I think it will be challenging to price it higher based on the information available now on the positioning

Also need to take emote that for Treez, only about 150 unit. So easier for market to absorb.

This post has been edited by spydermind: Dec 14 2015, 02:49 PM

nothing wrong with Jalsrix's comments. Just that his comments are applicable for most of the projects in Malaysia.

The flipping game is over. Many DIBS investors/no cash down flippers got to face the reality now.

Rental play lousy and cap gain play also lousy now. Share market sideways. So how? Just Park money in fd?

Dead chickens still not so soon. I think the flippers still trying to hold on and bleeding money. The crazy wave of vp next 2-3 years haven't occurred yet. If economy still stagnant like this dead chicken will be more and more numerous.

if want to invest, follow the money. The mainland chinese money.... they are going to build a port in malacca, HSR in Sg besi, oredi awarded double track rail to JB.

so if you ask me... JB and Sg Besi worth a punt. Malacca is the sole mainland chinese play with higher risk.