yes yrs is d current pricing. we need Jack111 to give some insight in his rm910 per sq ft pricing.

Went to the showroom and it is quite condusive aside from the half paneled glass demarcating the void from
The master room. Since it is half paneled, means all the cold air from the aircon will be wasted.

And according to my agent, all the studios are sold out and only left duplexes.

Mthc kor... yes , 45% net paper gain, but from SnP selling price it would be 28.5% ... 5 yrs later ppl will compare their offer to purchase price w the existing SnP price and almost nobody would know if the owner got rebate or not, except for the owner themselves.

Ok ...What if those "investor" willing to let go as fast as possible at 598k which is 1200psf ? (why not 600k ? Bcos nowadays "investor" are very good at playing numbers ) So net paper gain will goes to 33% and 19.8% from SnP selling price.... and most of the buyers will think tat - I buy a property at 20% increase only from existing SnP price after 5 dramatical yrs which gone through the crisis (year 2017~2019... I assume only ya)... sounds ok wat ...some more now year 2020 is the year to pickup liao, still got space to make profit ma .... and then the return to the owner will goes to 598k - 450k - 12k - 5k = 131k / 25k ... 525% over 5 yrs selling 1200psf instead of selling 1300psf....

AND WHAT IF some really really desperate owner (mainly just goreng only) selling 548k at around 1100psf ? .... I think these kind of "good" units (chinese call die chicken) will kena sapu first bcos less than 10% increase from SnP price over 5 yrs !!! (Hope there will be least owners sell at this price lar else I foresee Price War then ) ...with this selling price the return to the owner will goes to 328% over 5 yrs ..... still better than FD rate ma (best rate 4.2% yearly now) rite ??

Maybe .... just maybe bcos of the above maths (simple calculation everyone can do wat )... that is why I see tat some of the buyers still wanna to grab at least one unit although the choices given are so called bad units .... they might think - So WAT ... BAD units I sell cheaper lar...I will still make sure tat I can earn at least 250~300% over nx 5 yrs

The fact is eventhough some taikors here mentioned tat how bad is this developer's first project in KL - Arte Kuchai Lama, I know one of the transacted price for 1700+ sf sold close to 1.1mil from SnP price 750+k, which is 45% gain from SnP, but we guess tat the owner earn at least 350% in return over the downpayment after deducted all the cost even with 15% RPGT, but not included the rebate yet...if he got only 5% rebate , his return would be 700% over 4yrs. Well we can say tat this owner is damn lucky lar this lar tat lar....yet I think he is a smart "investor" bcos he took a high floor unit with good view and good unit number, which he has more advantages to sell than others owner when ppl criticized the quality of the building....
The other fact is an owner did not sell it but rent it out and he managed to refinance the unit, from purchase price 750k to 1mil bank value, he get 200k cash out to invest into another project. This Arte MK he took 2 units.

I would say having good units in the right timing could be a lot helpful during bad time like slow down season lar, GST came lar, 1MDB lar , even crisis expected to come lar...

Tis project if for own stay buyer, I think need to put more factor in .... personally think tat 90% of the buyer is for flip only not for own stay

I noticed tat even though some taikors dun think tat this project is premium (so so only) and dun look good at it (mayb due to the bad quality work on previous project), they still grab whatever units they can have with tis project... mayb bcos of the low cost entry (25k~50K per unit is nothing to them lar) and the sales package 10% rebate some more with commercial title, which they can get 85% loan margin instead of can get 70% only on residential (most of the "investor" taikor already own more than 2 residential ma )... Have to admit tat it's kind of smart from the developer side, not only sapu the "investor" also the newbies, agents and bankers...

I personally think tat Naza is using tis project to test water....if tis project selling well, then maybe they will launch faster with their 17 blocks office tower and 3~4 residential condo projects and also the highest building within Metropolis... else Naza will start to develop themselves already, why hv to let tis developer start first ? Weather it is a good move ...it will tell by the time when Arte MK is official launching...

Anyway the above statement is just my personal opinion ... if taikors and sifu and "investors" dun agree or dun feel comfortable ...please just ignore ya.....

This post has been edited by JackIII: Jul 11 2015, 05:31 PM

Oh paiseh.... ok lets see ....(174k-26k)/25k downpayment, it is now goes to almost 600% instead of 700% in return, for one small unit over 5 yrs.

Does it sounds difference to those "investor" who just want to goreng and runaway ? Dun think so rite ? Haha

484sf is the smallest units at Tower 2. Your price 516k shub be located under 10th floors as I remember 484sf unit facing club house at 5th floor and 9th floor also at this price. I believe tower 2 pricing would be more expensive than the tower1 and tower 3 bcos the developer is going to have hotels service on higher floor at tower 2 ....think is from 25th floor onwards....pls do correct me if I am wrong.

I am using 494sf from Tower 1 and Tower 3 as an example. As for Tower 1, all 494sf up to 20th floor are priced at 500k plus or minus.

As far as I know price not yet jet up but will be soon ...per previous 3 Arte projects in Kuchai Lama, Subang and Ampang, the developer up the price by 10% during official launch, right after the bulk purchase. If it does.... means small units will shoot up to 1100~1200psf before 10% rebate... mamamia

This post has been edited by JackIII: Jul 11 2015, 06:17 PM

It's not half paneled glass for duplex , actual is not the same with show unit.
Anyway, some agency still have studios unit ^^

So are u telling that in actual duplex unit, the glass panel will be full?

Damn long wey.. I rwrealreally meant it when u said you gave a very thoughtout analysis and calculation but 45% net gain on paper maybe no la.. Probably 20% to 30% max.

It will be half wall & half window Staircase also different from show unit

Don mean to be rude but where you source your info from
?

To all the experts and taikor, do anyone know when the developer pre launch and launching this project ? Where can i have this project status ?

This post has been edited by Miki Lee: Jul 12 2015, 12:57 AM

Ryan kor, the casa gren bk jalil is a bad investment. Just enter their lowyat forum.

1) No rebate
2) high density too.
3) no futher development around. nothing near by
4) launching 1 ~ 2 years still got ppl selling the units.
5) price start from rm 450 k ( so expensive in bukit jalil )
6) the worse things is need 10 % ( 46 k ) booking fee ???

Above is what i have found and sorry to said that, i am totally not interested on it. Anyway thanks for your recommend.

This post has been edited by Miki Lee: Jul 12 2015, 12:21 PM

Developer I'm agent too that's why But am here to sharing instead of selling thus don't 'shoot' me xDDD just kidding

Did u invest in a unit to flip?

all this is assuming the price goes up and buyers are aplenty. it may not. 4 years is a long time.

This post has been edited by corleone74: Jul 12 2015, 11:55 AM

I'm too late to get prepare with loan documentations TT need to make sure those docs leng only can go for loan xDD:) pityness on being comm base hahahah

This post has been edited by newbieinlowyat: Jul 12 2015, 11:59 AM

I think u got te wrong info for wrong project maybe?
From what I know the casa green bukit jalil launched few months back and was sold out within 1-2 days? Hearsay now waiting list to wait for loan reject unit is quite long. Lrt station within walking distance. Pavilion bukit jalil within few mins drive.

Maybe u were looking at casa green @ seri minang ?

This post has been edited by francistcc: Jul 12 2015, 12:25 PM

Maybe is my mistake. But i feel not comfortable to invest that. Thanks for your information.

This post has been edited by Miki Lee: Jul 12 2015, 12:30 PM

Maybe is my mistake. But i feel not comfortable to invest that. Thanks for your information.

This post has been edited by Miki Lee: Jul 12 2015, 01:47 PM

They kept all small unit 442sf? Why first day all left 48xsf. Emmm..