Yes, pre-launch closer to main road was closer to RM700K only but was sold out very quickly

I would say Average price for the 2-storey is closer to RM820K before rebates - net is about RM780K

Now Phase 2 is saying before rebate of RM850K only. So after rebates is ???

Bro, if we had in B&W that future development was Semi-D, Bungalows, we would have taken this to Court already.

The fact is I and my Wife was told on 3 different occasions by 3- different sales staff that Future sales was only Semi-D, Bungalows, etc and their so-called Plans on the Tables also shows that.

Are u saying that Phase 2 comes with better or worse features compared to Phase 1? I don't think it will be worse, after all, its G&G, suppose to be Landed Strata with better management of Security, Landscapes, etc. Of course, monthly maintenande will be higher but the question, is what is the launch price ?? Just RM30K more means GARPU YOU to previous buyers.

This post has been edited by cfa28: Oct 7 2014, 01:50 PM

You guys can refer here for what happened to OSK Buyers. Similar to our case

https://forum.lowyat.net/topic/1940261/+1720

Refer post 1730 for quick understanding.

We should do something similar

I thought ph2 850k is only 2 rows? just like what they did to ph1 730k for 2 rows only..

so what is the average price for Phase 2? Unless its closer to RM1 mln many of us in Phase 1 won't be happy...

we shall wait whoever pre-booking buyer got the info
since 7inch gor alr mentioned, pre booking with 10k cheque

any site plan for parkfield?

yes i agree to wait since the soft launched this weekend if the information is correct. the phase 2 first two rows price start from 830k and 850k which will be facing the busiest road and its same strategy as phase 1. so its hike of 100k from the phase 1 which is 720k. i believe The average price for 22*75 would be around 900 plus. apart from that its gate less concept. Not many will like that. there is wall in the middle for intermediate units in between but its a see through wood and u still can just trespass to your neighbor house. U cant have pets i guess since no gate. even though its gated and guarded but have huge amount of limitation. I would still say your phase 1 DSL is still a good buy and its also gonna be fenced(gated) guarded.
let halt the horses for now.

despite being gate less, etc and with higher restrictions, if we were properly informed that Phase 2 will have DSL and at 22 * 75, some of us could have opted to wait for Phase 2.

Instead we (or at least I ) were told that

"Only Phase 1 will have link house. After this All is Cluster, Semi-D & Bungalow"

Even their so-called scale unit shows the rest are not Link-Houses.

This is our (or my and my wifey) biggest grouse.

But lets see what the rest think and decide what to do next.

I still say we should proceed to compile a list of buyers and send the Demand Letter to Tropicana

if most of them agree to go ahead with the petition then i shall follow that as well.. lets hear from others...

I was also told the same thing. Only Phase 1 will have link house, after this all are cluster, semi-d and bungalow! I am looking for DSL house, and if i know that Phase 2 will have link houses, i will surely wait for phase 2 and not buy the phase 1. I say we still go ahead to send the Demand Letter to Tropicana.

Dirty strategy perhaps to sell the link houses? Craps la...I was waiting for their semi ds..

thats why not to draw conclusion that soon yet.. need to get more info from Trop.

No matter how those who bought at 821k (land 20x70 BU: 2135) with 5% & 8k package still "RUGI" if compared to the new double story link if the price is set au 850K.

Sorry, actually how u guys compensate the word of rugi in this case if Phase 2 is Strata title landed and only RM 30-50k increased? Its not decreased anyway.

Did u guys check the actual location of Phase 2 vs Phase 1 and price versa built up on both? Though the 22x70 built up is small at 2135 sf, but what is the built up for Phase 2?

If everything is merely a word from SA but not tabled properly on black & white or photo of masterplan whih without future link house, then it would be tough to sought an explanation from Tropicana.

Wahhh, min 1mil means 150k increased?

At the end of the day, u only unhappy with the pricing not merely that upcoming phase is DsTH?

Btw, u must be also aware that Strata title is 3 years project and required higher progressive interest compare to 2 years individual title project.

If they sell at 1mil but no buyers buy, also no point what, bro.

Perhaps check more with Tropicana and lets understand more.

Ask yourself this question. If you were told that had Phase 2 will be a true G&G Project, under Strata and 22 * 75 and assuming same build-up but selling at just RM50K more, would u have waited or proceeded with Phase 1.

I would have waited for sure and perhaps I would have even agreed to pre-book by giving RM10K on the spot.

But I was told it was only Cluster Homes, Semi-D which I am not keen on.

Now, we talk about Capital Value.

Everyone hopes that the Capital Value of their Homes will increase and How developers do is by pricing every subsequent launch at a reasonable premium to the previous launch.

So, what is reasonable and expected?

< 5% is a total waste of time and is as good as negative return since real inflation is about say 5% to 6% and Interest Rate is also at around 5%

5% to 10% - After less out Inflation / Interest rate, the net returns is only similar to FD. Might as well put in FD which does not have any risk at all

10% to 15% - this is the min expected premium that the market demands

15% to 20% - good news for early birds

Now, its Tropicana Fault for launching Phase 2 so soon to Phase 1. They should have launched in 2016 when VP for Phase 1 is around the corner. Thus a premium of 15% to 20% is deemed reasonable

But since they launch so close, the Phase 1 buyers will still expect a premium of between 10% to 15%

So Phase 2 22 * 75 should cost RM820K * 1.15 = RM943K + additional RM50K for the 5 feet of Land = RM993K before rebates.

Then buyers of Phase 1 can be considere as Tak Rugi but we were still mislead and there should be some form of compensation for that.

Agree to the fact this is a tough case to the double story buyers as the only argument is "as per SA". For those who are not flippers are OK, if they are, this could be a lesson, perhaps.

Some hypothetical data IF it's correct:-

P 1:
Land : 1540 BU: 2135 Price : 821k before package. some small saving on the duties la

P 2:
Land : 1650 BU: 2202 Price: "IF" 850k before package. If price at 900k so everyone may happy but not the developer they could serve more interest if the take up rate is slow.

they cannot tahan the interest de. The 1st 30% progress payment go straight to the bank to release the land charge.

Bro strata title is up to 3-years to be developed. It does not mean that the Developer will take 3-years to complete.
Reason is cos Strata has always been associated with highrise units where time is needed for Foundation and structural works compared to 2-storey or 3-storey Landed development.

It is always in the developer best interest to complete the project ASAP and no developer will want to take 3-years to complete a landed strata when it can be completed in 2-yrs

I can easily afford loan of additional RM150K to even RM200K more than my current loan. But I can't afford another RM800K loan.

If u read the feedback, there are also many other buyers in my shoes, all told the same story that Phase 1 is the ONLY link-house development, buy now or miss the Boat and in less than 10-months, they launch another link-house with superior features with only a marginal price increase.

It would be odd if u do not feel the least angry.

As I said, Developers have always been mindful to preserve the Capital Value of their previous launches. If you launch a bigger and better new launch as only a fraction price increase, the capital value of the previous phase will suffer.

Now to me, its not really important cos I plan to give this property to my children but is it what a responsible and reputable developer should be doing?

Say that u buy from me know but u can suffer in the future.

I think we should not argue too much on who is right or wrong but make a consensus on whether we should proceed with sending the Letter of Demand to Tropicana.

I hope someone will agree to take charge to compile the list of buyers and send the LoD to Tropicana via Registered Letter.

This post has been edited by cfa28: Oct 7 2014, 05:29 PM

Lets come to a conclusion and decide now. Just like the Scottish Referendum, there is only a YES / NO Answer - there is nothing in-between

Updated list based on feedback from members below. You guys can just reply to this post and update the list accordingly..


Agree to send Letter of Demand

CFA28
baibear
crystalcheng82
aimandagreat
LCL01


Do not Agree to send Letter of Demand







This post has been edited by cfa28: Oct 8 2014, 09:34 AM