Hi all,

I'm considering buying a condo in mont kiara for own stay. After some consideration in term of budget and environment, this 2 choices were made.

However, i've received a lot of advise from friends not to buy a condominium in Mont Kiara as the condos there are way oversupply, hence risk of price drop.

Some has also said that i'll be better of buying a landed house in cheras which is cheaper.

So i'm here to ask for your expert opinion.

If it's staying in MK, which one is better? I-zen or Kiara Designer's suites.

Or

Should i just buy a landed house in cheras and go through crazy jam every single day.

Your opinion is greatly appreciated.

Regards

I think cheras will be less jammed after the MRT is ready. where r u staying now?

Buy landed in cheras, save some money to invest another house

This is my opinion only. Since you mentioned it's for own stay, you need to consider the environment and location of the property you going to buy. For example, near to work area, child upbringing, safety, convenient for daily supply and entertainment.... Really depends on what you looking for. If for me, I will get a condo in Mont Kiara since it's for own stay, value appreciation or depreciation is not a major concern already. Why I choose MK instead of CHeras, I think the environment is better and nearer to my work area (no need jam like hell) I am not agent. I also looking for condo in MK and others area but for investment. If you have good tips, pls do share. Thanks

i'm staying in anggerik area.. possibly lesser jam but looking at the new developments going on in cheras.. i don't really think MRT can help a lot.

the money left will only allow me to invest in cheaper condos/ apartment, which choices are very limited

i don't think i will invest in property in near future. Considering more and more policies are being implemented to ease the price rise, i believe gone are the days where you can make 20 - 30% capital appreciation per annum. Not to mention that the latest RPGT does not factor in interest expense as your cost, even if you made 10%, minus off interest expense, legal fees/stamp duties and other administrative charges, i think probably you'll make less than 3%..

Wow.... Another searching MK prop....
Looks like MK has growing demand for local ppl....

ya MK should hv more locals...maybe expats move to places on the MRT line like EKC?

what is your budget? 1M? the situation in MK now is price is still going up due to new launches this is true for the <1M condos there (ie subsale ones). , But transaction volume has dropped a lot (i think from some of my data is 30% less transaction). So if you know stock market charting analysis, what does it mean when price up and volume down?

i suggest instead of izen or KDS, i think Palma better, if you don't mind old. Izen is next to highway, and KDS is on kiara 3 so sharing with segambut. if die die must choose izen or KDS, i go for izen , it's on top of mall.

This post has been edited by corleone74: Sep 25 2014, 11:38 AM

If you're looking at I-Zen and KDS, then your price range should be in the RM700k-900k range. In this price range there's actually very high demand and very limited supply.

Nowadays many young people like yourself are buying up all the <RM1m MK condos for own stay, so units available for sale/rental have become very limited.

You have to visit both condos to get a feel of the environment. Only then you will know which you prefer. Do note that I-Zen Kiara 1 maintenance is much higher vs KDS.

i've seen Palma.. i think i need to spend some more money on touching up on the units cause all of them are old. The Izen units i saw was all facing pool..not facing highway so it's still okay i think. Is it really that bad in Kiara 3? KDS is not at the end of segambut though. Just now i browse through iprop, some units at 1888 Kiara is also below 900K! Time to reconsider my choice.

Yup..spot on.. i'm looking for prop below 1M. if it's 1M i would go for landed already.

Close by to KDS and 1888 Kiara, Aston Kiara 3 (1598sqft) is selling only at 800K.. but maintenance fees is RM0.50!!!!!!!!!!!

anyway thanks for the advise!

go for ceriaan kiara.

no lah, not "that bad", just not so nice because of that road shared by segambut dalam. moreover it's my opinion only. in future the road will be upgrade. so maybe it is a good choice.

btw, some of the unit at the older condo is refurbished nicely. i saw one at pines very nicely renovated, looks modern. the facade outside, nothing can be done.

This post has been edited by corleone74: Sep 25 2014, 06:44 PM

Stay mont kiara good, got police patrol on the road, good environment. Price will not drop, do yourself homework, don't listen to fren only. They are just talking and is free

Aston Kiara 3 maintenance fee + sinking fund is RM0.44 psf inclusive sinking fund.

Above average, but partly because of the low density of only 160 units.

Sifu kochin,
Ceriaan Kiara any good ar..?

Been to couple of units again in Izen. A couple of points which i don't really like.

The down side of Izen are:
1. The ceiling is very low.
2. Mid floor units are very noisy with highway sound.
3. The layout is not very friendly (personal opinion)

The plus side of it are:
1. just beside a shopping mall
2. common area maintenance is alright
3. good rental (fetch at least 3.5K) - told by the agent.. need to double check.

My wife generally doenst like Izen.. she says the "feeling" is not right over there.

I on the other hand, feels that the place is a bit noisy. In the lobby, you can hear a lot of noise from highway. Don't think it is very pleasant.

Gonna go do field study about 1888 and KDS soon

Is it i-zen I ? The facilities and pool deck is on the mid floor and just next to highway, in fact, almost ON TOP of the highway. To me, it's no fun at all, I prefer peace and quiet . But it is going to be next to 3-4 retail and pedestrian malls in future (MK1, Plaza MK, arcoris, YNH 163). I was there recently and saw an agent bringing japanese tenant for viewing. i think rental should see decent demand, if you're buying for rental, that is. Note that in a few years time, iZen 1 smaller units (1&2 beds) will see competition from arcoris units.

This post has been edited by corleone74: Oct 7 2014, 11:51 AM

My opinion of Mont Kiara is that if you are rich and want a nice environment plus international schools for your kids then go for it. Mont Kiaras primary selling points are the international schools.

The second category of Mont Kiara purchasers are the upper middle income group looking for 700-900k props. Most likely you can't send your kids to Mont Kiara international school. Most likely you can't eat in Publika and shop in BIG everyday. You will have to travel to find cheap economy rice, groceries and to send your kids to Sekolah Kebangsaan.

If you belong to the 2nd category then purchasing Mont Kiara props just for face is a really bad idea. In terms of investment Mont K is not good due to the factors mentioned above.

When purchasing a home if you are still pinching pennies the house should be an investment as well. Since in future you can sell/refinance your house for further investments etc.

agree with u, actually many 2nd category just purchase mont kiara becoz just for face only...

mont kiara attraction is international school and the foreign expat community...mainly for high earners... u stay here, get ready to spent RM10 for a bowl of noodles at publika, sent your kids to int school, enjoy the grocery at BIG which sell higher price products...

Haha alot of alang alangs staying in Mont K for face. It's the category of people who buy Volkswagens, stay in Mont K but need to drive to Kepong to eat and shop when no one is looking.

I have so many peers like this haha. It's not a crime to want nice things but by taking shortcuts you are crippling your own future.

I take the long and hard path haha. But that's another story.

Thanks for the input. Really help a lot because I also considering I-zen and others Mont Kiara properties..... But, for me is investment only. I wont stay there. Hope can get your review for 1888 and KDS soon.

I think for below 1 mil you can get a nice landed double storey house at Sri Damansara, Kepong.

Hi Ivan, thanks for your input. Actually if you compare the property price now. Mont Kiara's condo is surprisingly not overpriced. Some cheras new condo are selling at sub RM600K. Condo in places like Tmn Desa, ie, OBD garden, selling at the price range of 800 - 1M, new condo in kuchai are all above 600K. This makes mont kiara's condo a bargain because you can still see properties priced at sub 700K for the older ones.

IMO, It's a bit nasty to generalized people who buy properties at MK is just for "face". There is intrinsic value in MK's condo like the crowds are different, the environment deemed to be safer and easy accessibility.

As for the affordability point that you raised, i believe people who is able to afford a 900K house are likely to be financial capable and financial savvy. I strongly believe they can afford to eat good food everyday and shop at high end places. But if they find more value in eating economy rice and shopping cheap groceries, why not?


Some prefer would like to feel international, but that doesnt mean they go for the "face" issue. . i think for face, people would go and buy condo in KLCC area or bangsar.

There is a reason why Mont Kiara prices are not that high compared to other areas. Oversupply is one thing but other than the international schools, Mont Kiaras primary drawing power is its branding.

Taman Desa and Kuchai are expensive due to location. Even these areas are considered rather "old" but they are centrally located in the Klang Valley future center of gravity. KL South is really hot right now due to being the center point between Putrajaya/Cyberjaya and Kl city center. Also Tun Razak Exchange and the Sungai Besi Airport redevelopment are all towards the south of KL.

With MRT 1 and MRT2 heading south and the high speed rail terminal at Sg Besi, the Klang Valley center of gravity is shifting further south. This makes areas to the North of Klang Valley not as attractive from an investment point of view.

As the financial centers shift so will the expat population. Mont Kiara is a nice place to live if you are willing to spend the money. But investment wise money could be better spent elsewhere.

Even not so nice places like Kuchai have higher upside due to its location to the south. Kuchai/Taman Desa are extremely closeby to the Sungai Besi Airport redevelopment as well as to the new commercials in KL South such as Bukit Jalil City and Wct Paradigm OUG.

If purchasing for future potential KL South makes more sense than KL North like Mont K. Since your money is hard earned, it's your choice if you want to pay for a property that has limited cap gain and rental potential located far from the future Klang Valley centre of gravity.

Life in Mont K is good, but look at the opportunity costs.

MK environment is fantastic, period. Location excellent (near to PJ, BU, TTDI, Bangsar & damansara). Good highway links. Pricing still good value for the subsale condos in the sub 1M range, just compare to new launches in other further out locations - new launch @ bukit jelutong touch 600rm psf already.


This post has been edited by corleone74: Oct 8 2014, 12:07 AM

well said. hope you find what you're looking for, be it in MK, bangsar, KLCC , kepong, BSD, or cheras.

And over in nearby desa sri hartamas one can get simple coffee shop fare.

Agreed!
MK has a better living environment in overall......
Due to higher cost of living there, somehow it also allows more quality or upper class ppl staying in the area......
It is hard to find another place where almost all condo are well taken care of..... Thou some condo has been old but still never eye sore....... There is upgrading or refurbishment to those old condo.....
Lastly cleanliness of the place......
Given a choice...... I would love to stay there too..... For now is only investment.....

This post has been edited by AppreciativeMan: Oct 8 2014, 11:01 AM

Yes no denying Mont Kiara is a lovely place to stay once you have the money. If purchasing for instant gratification, go ahead. For investment, that's another story lar haha.

In my opinion the landed in Cheras better idea since you will enjoy good capital gains while you stay there. Suffer first enjoy later.

If u compare with capital appreciation and landed prop, no doubt MK condo u can't compete it for now...... Condo in MK for investment will need to be very very selective..... Need to kno very well what's the targeted tenants......
However.... What about comparing MK landed vs Cheras landed?..... Say 5 or 10 yrs down the road which will hav a higher appreciation value?....

depend on which part of cheras and new/old landed..

my choice for cheras will be mahkota cheras...freehold, new township, MRT stations nearby...

got more room to grow definetely...

TS specifically mentioned Mont K condo or Cheras landed mar. Mont K landed in the multimillions lol. Totally different ballgame.

Noted......

I came to term with this dilemma 2 years ago. my wife and i works in KLCC area, and the industries that we are in, exist in big numbers around KLCC and bukit bintang area.

and we bought an old property around this area also so that we can walk to work. rather than spending 3 hours in the car daily *well most of the time we went home at 8pm to escape traffic, now can be home at 6pm.

its about lifestyle choice really. old condo might not see big jump in appreciation compared to landed because the price has stabilized.

Dont worry about cheras, i've lived in batu 9 cheras long enough to know that even with MRT completed, traffic problem is unlikely to be solved there.

if ppl stay near where they work. no need for lrt maa.. haha

welcome to mont jiulai south.

Even the older ones like Palma or Sophia is really nice

i agree, both are really nice and great for own stay. don't forget pelangi as well.

i think sophia appeals to the slightly senior crowd who prefer the peace and quiet, landscaping, and low density. maintenance fee is high, though. fewer units on the market compared to the others, too.

This post has been edited by corleone74: Oct 9 2014, 02:46 PM

If you're looking at MK condo's, try your best to stay with the condo's that are still managed by UEM Sunrise. They generally have better maintenance quality in the long run.

If you intend to buy on Jalan Kiara 3, I would generally not go further than Ceriaan Kiara on that road. After Ceriaan, the look and feel drops alot.

Yesterday, i have finally done my visit to KDS.

The following are my opinions:-

Good side of KDS:

1) Low density. There are only 6 units per floor.
2) Good maintenance. Despite being a 4 years old condo, it is still looking good.
3) Quiet (except during schooling hours)
4) The units that i've viewed have generally good layout.
5) Acceptable ceiling level. It doesnt give me a "crampy" feeling like i-zen did.

Bad side of KDS:

1) The entrance is not as good as other projects, but it is still acceptable.
2) parking... you need to go round and round up to the visitor's parking.
3) If you're buying unit facing the front road, there's a construction going on not far away, or if you buy the tower facing Casa Kiara 1, you will notice that you're practically facing directly to another condo. (The one i've been to is facing Kiara 5 road. It's quiet and i really like it).
4) Maintenance fees is RM0.30 excluding sinking fund. It is high for some people.. but to me i think it's alright.

4 yrs old? KDS i thought many many yrs old.

I have been staying in Tiffani since 2011 and never have a single moment to regret my choice of selling off a landed property in Kajang and moved to MK. Since then, we save tremendous amount of petrol expenses and 2 hours of traveling time per day. (Yes we both work in KL/PJ)

It is all about quality of living and the kind of lifestyle that you can hardly find elsewhere in Malaysia. It makes us feel safe and peaceful staying in MK neighbourhood. Unlike Taman Desa and Kuchai Lama, although both undeniably have good location too but I personally don’t think it is a right place to live simply due to the scene at night that one can spot a lot of prostitutes here and there.

Other interesting observations about MK condos which I think is worthwhile to share:-

1) Our conservative parents who are always rooting for landed property and bigger living space starts to get convinced by the good quality of life, better overall security and convenience offered by MK condos.

2) It is contagious. We moved in 3 years ago, now 2 other siblings are buying condo in MK. Even heard that the same thing happens to an uncle that his 3 children are buying Pelangi and Angkupuri etc separately in recent years.

3) Good mix of residents. On the floor we stay, there is a Japanese family, another local chinese family, an Indian family, 2 Korean families. And there are some Malay families staying in other floors as well which we greet once in a while in elevator. As a Malaysian chinese, I still prefer the mix population than living in a place where there is certain race being the majority.



I believe sooner or later, when more and more 90s kids coming back to Malaysia from oversea studies and start to earn decent income, they will tend to prefer a staying place which is more resembling to the community where they spent most of their best years in. And I strongly believe future demand is not an issue at all.

Securing a relatively small units (not larger than 1800 sf) in MK should be a more dynamic move than buying a landed house in Cheras because you can enjoy and improve your life now (no need to wait when U are ageing, you never know what is going to happen tomorrow ) and when U feel like to move on to a bigger unit or even eventually switch back to a landed property, you can always choose to rent the unit out (landed property is relatively much less likely to generate good rental yield) or sell it.

This post has been edited by h8ngtat: Oct 19 2014, 12:31 PM

Your story about prostitutes here and there in kuchai lama and OUG seems a bit exagerrated

KDS is 7 years old, completion in 2007. check propwall.

Sorry about that remark. To be More specifically, I observed these kind of things in Taman desa commercial area. Kuchai lama and oug I simply heard there are such kind of populations & biz there.

So is desa sri hartamas.

This post has been edited by h8ngtat: Oct 19 2014, 07:57 PM

hi guys, just a quick update. I've decided to buy a landed prop instead because i got a good deal.

Closing this thread and thanks for the pointers.