they need to open LATAR then ada hope....
otherwise no one will believe low yat...period.

by then, if LATAR opens, will they still selling at current price?

LYG still claim can park two cars side by side?
have they modified the car porch to free standing?

its ok for 1st home owners......

start from small then later upgrade loh....cant have everything big big right from the start what....

before...we even had houses launched for 15x55...think puchong jaya....

for all the 1st time home buyers, please check with developer regarding these factors:-

1. coloum free car porch - will there be column free car porch as shown in show units? as far as i know, column free car porch is more expensive to build and you might not get as show units illustrated.

2. Refuse chamber - there is no refuse chamber right in the show units? actual it will have and where its? and also individual gate.

Thank you Low Yat.

Please note that Arcacia Park IS NOT gated and guarded. Please dont confuse the terms Gated and Guarded as its applied strictly on strata titled properties.

Arcacia Park only proposed self guarded. I believe like most individual titled properties, you cant even build the boom gate and guardhouse when properties are vped.

Garden Heights is roti kosong.....ordinary taman nia.

Dear Low Yat Group,

Thanks for replying. I never indicated that Low Yat Group misled potential or actual buyers, but info flew through to receivers obviously indicated otherwise (refer Jagjeet above).

also from recent experience and after the strata title act passed few years back, these days developers cant build guard houses until the VP process is done (re: emerald garden, MR1). So will Low Yat be building all these so called GnG facilities before VP or only after VP?

If only after VP, how long before the buyers eventually enjoy all these gated benefits?

To all buyers...please do know your rights properly. Not everything is black and white as stated. Signing the DMC is not everything. DMC is only doc enforceble by legal means, not protected under Strata Title Act. We all know how long to enforce anything under the current legal system in malaysia, and its cost as well.

Kepongangster, you have loose idea on GNG and F&G.
Only portions of DPC are properly strata titled and MR2 is full strata.
Rest are individual titled. Local councils can revoke self guarding if they want to. just wait for complain from one or more residents.

club house is never part of GnG. By the way for SEP and JadeHills, club house fee is paid seperately. Definitely on top of 180-300 as claimed.

Still confuse? yes you should because it is meant to be bcos developers are trying to accomodate buyers wishes and the laws are too slow to play catch-up.

in a way, your understand is correct. the developer via its subsidiary usually will try to put in place a system for guarding in the 1st 12 months after VP.
after 12 mths a so called RA will be formed and developer will hand down all responsibilities to RA and wash their hands clean.

now the tricky part is dealing with non compliance residents......hihi...you think you have all the right but you dont under the non strata titled properties. This is the exciting part.

Good Luck!

By definition of Strata Title Act, a gated and guarded housing estate only applied to strata titled development. Period.

if its not strata titled landed...developer only provide info to confuse or excite buyers nia......

more like they speak half and you formed the rest of sentence....

wat do you mean "kena me kau kau?"

ok...to make it easier to understand....if your housing estate is ind+dmc....

1. you dun need yr RA to approve your exterior reno. You can apply direct to your local council. there is nothing RA can do about it.
2. if you dun pay for maintenance, the RA need to sue you in common court of law. they cant enforce it under strata title Act...meaning bar you from enterring, revoke your parking permit and etc,

as far as i know,,,,kk all fng nia.....

by law, individual+dmc is not allowed to collect "sinking fund" too....

hmm.....you guys still dun get it......

under strata title, the JMB/committee can do the following by law to ensure prompt payment:-
1. revoke parking permit/entry permit to the estate
2. remove or block water and electricity to the premises
3. advertise those default masters in the notice board...and etc......

this will ensure people pay up....and they dun have to go to court, apply permit and etc,,,,


BUT if you are on individual title with DMC.....good luck lioa....by right you dun have the power to impose the above. You can only sue the person in the court of law.....and it takes time and money which most JMB doesnt have.

dun get me wrong...

FnG is still better than roti kosing...at least its a good start compared to ordinary taman where you need to form RA committee and get at least 80% residents to join....

but honestly....i dun see the plan will take off for fng...because mostly people are selfish...and if you can save Rm100 per month, you will.

if you have to dream....might as well dream big...otherwise its a waste of a dream.

i got no problem for BTP to sell affortable housing....

just need to remind buyers to have reasonable expectation....thats all.

pls go and study the show houses for both projects and the "taman" planning.

in terms of security and housing estate planning, I would say that MR2 is more modern and "up to date" as compared to garden heights, amid land size a bit smaller.

but MR2 is proper GnG meaning you need to pay monthly maintenance fee every month as compared to the no frill garden heights. Closer to LATAR also another advantage of GH but its further away from AEON and shopping area.

it really depends on what you are looking for in a house. I rather be in the middle of two tolled highways and closer to shopping area......my choice is clear.

just compare land side of these two projects...Setia Alam and BTP...both are same size , one at extreme north and the other one at extreme south. I believe BTP got a head start earlier than Setia alam.

10 years on....shame on BTP whereas Setia Alam already achieved the best township for average to above average income earners.

direct access to NKVE done
Tertiary education done
Hypermarkets done
Neigbourhood mall done
Car sales and service centres done
Badminton Academy done
commercial areas done
longest pasar malam in malaysia done
park land and jogging tracks done
Mass market apartments done

Wat has BTP achieved in the last 15 years????