I though present pricing for Cyperus is fair, though not to the liking of Bayberry buyers. If not for the uncertainty that looms ahead next year, sales would probably have been good. The same sentiments can bee seen across many propertylaunches of late.

I see this reasonable pricing of Cyperus as an opportunity for late commers to take position in Tropicana Gardens. When Trop announces some big names for the mall, operators or tenants - Lafayette ? Takashimaya ?? perhaps ? there will be excitement once again and prices will be very different. They have already started by bringing in Jerde to the fore and the mall looks much better then the previous version.

This mall is huge ! and probably the only one around that overlooks a lake and a massive patch of green. I think that the F&B facing the golf course will be very happening. It is in the interest for Trop to make the mall work at what ever cost so that they can eventually sell it to a REIT and cash out.

Sales person informed that Trop gardens is marketed extensively overseas. not sure how has the response been thus far. But when the overseas investors come in droves, many will say "I should have known better" Excitement generated at RRI land launches will push prices in that general area one notch higher.

Was just thinking - land prices up, material prices up, wages up, compliance cost up, population increasing how is it possible that prices will crash ? Will RM700k be the new normal for affordable housing in a couple of years ?

Like Jack Ma said - " today is difficult, tomorrow is more difficult, but the day after tomorrow is going to be beautiful. Many people die tomorrow evening."

Hang in there fellow Bayberry buyers, lets wait for the slew of good news from Trop. (Trop - better do your part yaa!!!) After the GOM rakes in the $$ from GST next year, there will probably be big gov spending pre election come 2017 and all the economic pistons will be firing again - that's when VP of Bayberry will be !

Let's decide then if the present launch price for Cyperus is a good buy - deal ?

Comments ?

U sounded like a developer troop...how many units u bought at tis project?? Me agreed with everyone, totally overpriced especially 2nd block, for investors a big no no thanks, even Msuites at Kl Jalan Ampang a big failure, a case of an overpriced product launched at future prices for a hotel room built up poperty

Hope everything goes well like u said . I do hope they bring in more tenants , not only mc Donald

citta mall only cinema n f&b lol.

Sounds like from tropicana SA to comfort the previous buyers n push the sales of this phase. Haha

You ask for Comments? ok.

Your post sounds a tad overly optimistic at current market situation. Hopeful for good tenants, hopeful for price increase driving real prices up, hopeful no downturn to affect market prices, hopeful gov will spend money from GST into projects and not enrich themselves, hopeful that next blocks will be even pricier, and hopeful that the mall will do well.

For a balanced opinion, maybe you can include your real worries.


This post has been edited by Minolta: Nov 2 2014, 11:59 AM

Typical buyer overly positive sentiment. Thats why they say, agents need to only sell once. After that the buyers themselves will become like agents and keep talking to ensure prices dont drop. Everything looks very rosy on paper but a real investor would know how the secondary market is doing right now and would be very worried especially since TG is testing very high boundaries with their pricing in this area.

Im waiting to see how many owners will be able to hold on to their units post GST upon VP. Right now everybody is saying that property prices will go up but they forget that everything else including cost of living will also go up. When cost of living goes up while salaries remain stagnant, the affordability bracket will reduce. Who then is gonna buy these units subsale when there are no longer any freebies and when banks dont value at the prices which they want?

Im just gonna sit back and watch the fun in 2016 when the first batch of units at TG gets VP.

How many buyers of Arnica and Bayberry giving comment here actually? I believe the real TG buyer won't care about the good or bad talks here. They just look for what they want. Bought it and move on. Buy don't doubt, doubt don't buy. If someone from develper side here, please don't trying to convince someone to buy TG here. Affordability of purchase is the key point for TG.

There is nothing fun to see if you truly know who's the first phase buyer's background.

Kasih u one like

Very TRUE.. I always tell people how big prop gurus can be 'inaccurate' when they keep saying inflation/gst/petrol hike will keep prices UUU.. I feel that the drastic in cost of living next year will leave ppl with less money to shop n enjoy mid end dining in shopping malls..

Still feel that Cyperus is NOT a bad deal being fully furnished with a good design, nice gardens, MRT and pitching it directly against Tropics, TCM.

Happy Investing

to the guy who spoke about takashimaya and what not, Tropicana can't even bring in people to their mall let alone top retailers, so they need to work smart by hiring external help to make it happen..

(Note: I'm a tropicana fan as I believe that they are the only 6 star developer in Msia but still lack retail experience)

too pricey leh
the strand residence more value!

Comment comment? Should a tropics owner sell a 625 sf FF unit and swap for a 600sf TG FF unit?

Not making any specific prediction as to property price trajectories, but the answer to your question is market may crash or at least correct back to a reasonable level as irrational buying in the past few years have led to mass over leveraging of debt and if the economy crashes, it may lead to an exodus of expat talent as well as people losing their jobs. other factors include oversupply of properties and lack of catalyst developments (MRT having been priced in at this point in the market cycle). Speculative activity has also been rampant these past 4 years and the fear is that prices are now at their peak and far exceed valuations. One only has to look at current expected yields (down from 7-8% for condos a decade ago to 4-5% currently) to know that there is no longer much reason to buy residential properties for rental. Perhaps industrials or commercial may be the way forward for savvier investors.

Anyway, it is always best to buy within ones' means and not to overextend oneself.



This post has been edited by corleone74: Nov 2 2014, 01:27 PM

I agree somewhat with what you say.

I take TTDI for example. Condo's here are only about 650-730psf (based on actual transacted units). Although they are much older but many like Kiara Park Condo for instance, is very well maintained and prices have been strong for many years. The newer ones like Sinaran are about 1,000psf. Plus TTDI has 2 MRT stations nearby although not within walking distance in addition to the LRT Phase 3 hub in Bandar Utama.

Hence why i find it difficult to comprehend how investing in a 1,100psf condo at the rear end of Kota Damansara is a good decision compared to an established address like TTDI?

dear cybermaster, i have been following your kiara park comments for a year now. What is the latest price for a unit there? thank you.

How's sales? Slow??

Yes but one is a 1+1 bedder and one's a 1 bedder... Tenants don't see things such as PSF like we do they see 1 bedroom n 2 bedrooms..

I think tropics doesn't look nice anymore.. with all the 'lousy' condo/apartments nearby, I don't understand why would anyone pay RM2.5k a month for tropics.. moreover, KDU is moving out.. so less demand from a few students or lecturers who can afford it..

I think the future for TCM is bleak with my predictions about retail oversupply.. I believe TG will be a regional mall for KD, Tropicana and the surrounding areas if they play their cards well!

This post has been edited by Babizz: Nov 2 2014, 01:43 PM

I believe that Tropicana Gardens will be AN ADDRESS OF IT'S OWN if the mall is good.. imagine a mall with 5 beautiful towers on top of it? Wouldn't it be an iconic address with Giza/nexis/cascades being nearby?