I saw big banner 622 residence subang alam at kesas hw.

SLOANE INFINITY GROUP SALES GALLERY
@ BANGSAR TRADE CENTRE

Suite E - 1 - 1, Tower E (Ground Floor)
Plaza Pantai, Off Jalan Pantai Baru
59200 Kuala Lumpur



This post has been edited by suppinfresh: Nov 9 2014, 12:45 AM

U can register in 622sa.com

400k and above.
RM4xx psqf..

can register or not.. registration page seems not working lol.

Reg already but not sure its completed. Lolx

Just called the sales person. I think its a 18 floor project and 1000-3000 sqft. If per sqft is around RM420 so 1500sqft will cost you RM630,000! Launching will be in 2 to 3 months.

dis subang alam near alam megah one ah? got LRT nearby..

I like putra heights but not alam megah.. maybe LRT can prop up the price for dis condo/apartment..

Boss, it is in Alam Megah. Can elaborate why you like PH and not Alam Megah?

Im also waiting this launch..

SA told me will have details in 2 - 3 months time..

Don't like the feeling there...feels only a bit better than sri muda in SA n Sentosa in Klang or OKR one. But 400psf before discount is pretty good.. Even our Seanooi boss also interested in this one.. 2-3 months will be after the scape bukit rimau la.. so can evaluate n see which one is better etc at diff price points.

bOSS, confirm 400psf before discount??
800m to LRT wo...and location not too far from PH and accessible to Subang...
I foresee this not less than 500psf?

since Putra Height selling 600psf and BSP Sky park also 450psf...

I interested because its low density.. But personally not check the location and surrounding environment...
Since you mentioned bit better than those area.. will check out when free

Boss,

I just refer to above only. Some say 1.5km some say 800m..which one ah? is it marked on wikimapia?
dis one can't compare with putra heights.. u find subsale terrace in Alam Megah u can see the prices quite low compare with surrounding area.. Definitely better than BSP Skypark la

Its indicated in their Banner along highway...

800m from alam megah station

Spotted the LRT station on Wiki but not this one.. will keep this on my radar n call them in a few weeks when more details are available. Do edit the location on wikimapia if u are familiar.

I think so call alam megah station is extension line which yet to complete?

Yeah its called alam megah.. oh the editing on wikimapia is the location of this 662 residences..

The developer says the location is in Subang Alam is quite misleading as Subang Alam is another project by Crystal Ville in Alam Megah.

Generally, the houses surrounding this 622 are quite old and there are no amenites like banks, post office etc. Residents there got to go to the banks and post office in PH/USJ/other parts of Shah Alam.

old n not well maintained is a better way to put it how to access PH from here?? is it nearby? i see PH like across but can't see the road to access PH.. D lrt station near the Glades

Access from PH is via Persiaran Petaling about 1km away I think. Another way is via Persiaran Putra Perdana in PH & then the LDP and the roundabout - this is a further way, about 2 km.

Yes, the LRT station is located very near The Glades.


This post has been edited by BRE: Jan 15 2015, 08:58 AM

1km not bad. Thanks BRE

How u compare dis one n ScapeGoat bukit rimau? pricing not far from each other but one is LRT prop n one more got a mix of hypermarket, school n hospital.

not familiar with the area...can share the map here bro?

Possible to access from Elite Highway - Puta Heights - site area?

Attached thumbnail(s)

thanks!

so this dev is just beside the station the squarish land? it's actually on the other side of Glades and very near to Putra Residence then.

Can, there are 2 ways ie via PH interchange & go to Persiaran Petaling. The other way is via USJ interchange and then access via Shah Alam

Boss,

squarish land is the school.. i reli duno where is dis condo.. cant picture the location

Saw a banner near stadium shah alam jus now...

Boss,

This is the google map I found on their website

This post has been edited by seanooi880327: Jan 15 2015, 05:37 PM

Nice. now jus have to tally back with wikimapia to analyze the location based on Wiki n Google maps.

U mean GEO? 20+ pages la bro, not enough time to read about this project so cant compare with this 622 la!

Need to know the package and spec available for 622 before further comparison with GEO @ Bkt Rimau.

haha.. U can find the highlights from Peri original n me.
I summarize for u.. Aeon big (ex carrefour), columbia asia hospital, intl taipei school all walking distance

Bro, how far is this GEO from KESAS? Looks quite near, around 100m? Some more very high density leh more than 800+ units! Plus points are it's near Aeon Big & Columbia Asia hospital.

Too high density not good la, the mgmt co may have problem collecting the maintenance fees! Of course high density means each owner pay lesser maintenance fees but the risk is more will be bad paymaster then pening kepala for the mgmt co!

Some forummers mentioned about high rise being untested in Bkt Rimau, well just look at PH, their high rise Putra Residence, although not the 1st in PH (probably considered the 2nd after the condo in Kingsley Hill launched earlier) sold out in no time! I believe there will be market for high rise in BR as the Gen Y may prefer to stay in high rise & enjoy the facilites and most probably the FAMA will provide the funds & are staying in BR also!

The exact location of this property at Section 27 Shah Alam, not Alam Megah, if anyone know Sharp company go straight and it will build at the location about 700-800 meter away of Sharp company, currently is empty land.

Also this condominium is opposite the housing area call "Laman Seri", go to Alam Megah still need 5 minutes drive, need 10 minutes drive to reach Putra Height Giant.

Unfortunately about LRT station it is not 800m it is more than 1.5km, why say so, because the station will build at Putra Height 2,3 area. Next to the Taman Bunga Negara and need to take about 10-15minutes drive to wait for traffic lights to reach there.

What I mentioned is 100% confirm because I stay nearby the area and I understand the location.

good to hear that.

How's the surrounding area and traffic? Don't think nearby got any high rise building.. But its accessible to Kesas and Elite as well

So what is ur take on this development? Pros n cons?

look like a new access on persiaran kuala langat

http://www.usj.com.my/bulletin/upload/show...tension-Routing

the site seems to be the patch after SMK seksyen 27 ...the empty land opposite the mosque and behind the school padang

dont think so ..this station is the one beside putra height chinese school
this should be access via jalan bukit dukung 27/16 ..the school should be just after this station
surrounding area is light traffic with serene and peaceful environment ...but house value wise is not comparable with putra height ..dif as high as twice in value

the project can benefit from this station but walking wise still looking at 15 -20mins easily

The station not accessible by walking distances, even another station next to the bungalow and the school road to there has been block, anyone who live near the area should know fom sek27 until putra height it is seperated by the high electric tower, the area mostly was oil palm field, now is small hill. Need to climb up and walk pass grey area of the high electricity tower only can reach the station.

Come back to the condo, it is facing the street density is low next to another apartment, kesas or elite highway is very near. Location is good, not too far away from puchong and usj.

Opposite with 99mart, 7-11, 24hour dobby shop all walking distance 5 minutes. Kfc need to take 20 minutes walk. But restaurant is very limited, need to drive. The area mostly Malay, every Thursday have a malay style pasar malam near flat proton also walking distance.

I will try my best to take some photo, to give better picture to anyone who interested. Frankly speaking, if you have 600k budget don't go for this condo. It is overpriced. Because double story near the area selling about 500-650k 22×75 (15-20years free hold property). If 400k still able to be consider.

in fact you have plenty to choose from with that kind of budget in alam megah ...property is quite old..but u can reno as u wish with approval

only drawback its still shah alam address, with low resale value...good for own stay only

as per gloria mentioned...if u dun mind slightly further and with a car...everywhere is convenient as mentioned ...short drive to sri muda, bkt kemuning, kota kemuning, kesas to subang/sunway, usj from bukit saga, elite exit in putra heights, alternative to usj via putra height and towards puchong too ..all within 10 to 15 mins radius

Currently, the site is a jungle with a small sigboard confirming the location. It is in Tmn Bunga Negara Sec 27, not Subang Alam and Alam Megah. Subang Alam is a bungalow and SMD GG project nearby.

This post has been edited by BRE: Jan 19 2015, 10:10 AM

This is the land they will build the condo.


Opposite is Laman Seri


The station at section 27, jalan beranang area (will be facing putra height near the Chinese primary school.) The station name alam megah station 11. You may see this is extremely near the housing area but it is not accessible by walking, all station 11 and station 12 exit at putar height area.


The station name subang alam station 12, is behind the area of the field and the school buildings next to aubang alam bungalow. Another LRT station the last station 13, will build next to putra height domino.


As you can see, this condo will be between 2 LRT station, and good news is by driving distance 10-15minutes you may reach 3LRT stations. All the LRT extension progress may refer to rapid kl website.
http://www.myrapid.com.my/projects/lrtextension

This post has been edited by gloriachew: Jan 21 2015, 05:07 AM

Thanks for the photos gloria!

158 units is very low density, I thought Mahogany Park at 198 units is low, this is even lower! This condo is in quiet place & not too bad for own stay as the LRT stations are nearby!

Very near.. Even KU Suite also super near Kesas but selling price now above 600psf. Just have to buy units facing the other side or facing each other (not my cup of tea).

This is GEO btw.
Still wanna see more USP for this subang alam condo.

Very near means how near bro? Below 100m?

158 units and 800+ units very big difference leh! At least this 622 is not near any highways so very much lesser pollution!

Price should be lower than Putra Residence but never heard of this developer, so maybe a bit risky!

KU suites is 75m. Geo around 140m. Sure can hear highway sounds one.. most of my friends target facing inside or other side.

Yes 800 units means stiff competition post completion. Im expecting GEO to be sold to around 90+% investors so 800 units will be released at one go. Holding power will be key for mid high density projects like Geo.

622 surrounding looks ok to me but 158 units is too low dense n might mean higher maintenance fees.

The Architecture is from Australia based wo...

Wonder how much the selling price.. Guess no less than 500 psf

Daigor,

with only 170 units here, what u think of the sales at 500psf? all sapu in 1 day??
I still must know whether got walking distance or access to LRT or not before launching date.

The LRT station exit was confirm by the Project QA it will facing Putra Height, they went to the near by area a few times to do the survey. Walking distance to the LRT very low possibility. Now they already block some of the open space near the station. Go to the station by car or by bus could be possible.

So walking to the Alam Megah station from 622 is not possible? The distance doesnt look very far even though the developer said it's 800m away. I thought it is about maybe 100-200m away only?

140m! Choosing units facing inside or other side also not much difference la if it is for own stay, very minimal difference to the pollution level.

The other major difference between 622 and Geo is the traffic with more traffic expected for the latter but it all depends on individual preference, some like the F&B and amenities to be nearby, some like it to be further away for "peace of mind".

Yeah, the mgmt co has to charge a fee that is sufficient to properly manage the condo, but I guess it will not be too high than the normal rate?

station 12 definitely very far cause thats the one behind the glades...this one u have to pass through all the schools in front then only u can cut across the housing area towards the football field and via small pathway...but this station 11 behind the chinese school is possible looking at the map of about 600m ...but its too early to say whether they will fence the whole area up to block access from shah alam side..if they leave it to be open...then of course there will be small walking access across bushes / pathway towards the station..then in this case it is possible

This post has been edited by anonymous552235: Jan 22 2015, 09:43 PM

Yeah Kesas jam starts in rimau/KK side... my friend from Klang wanted to shift to KK but realize it's just 6 mins quicker than the botanic side n the real jam is after that.

Today 5pm also jam leading to KK side due to the bottleneck/ uphill etc.

Please look at the picture I show previously, the location at jalan beranang is housing area right next to the station 11. You will not able to cross it, because currently they block the whole area. Besides that, it is a slope under the electric tower, you want to climb up to there every day? Unless they build the road at the back door, if not you will need to cross the land with snake (used to saw it once), dogs and squirrel. I think they will block the back area by fence, I will try to go there take more picture.

Another one is, the nearest is station 11. Don't believe the map, you may walk by your own before you reach jalan beranang it already take 15 minutes not counting that you need time to walk under the electric tower. The place I currently live is nearer than the condo to that station but none of us feel that we may walk to the station, because our location is at the "back door" unless they clear the land and build a proper road, if not the possibility is very very low.

This post has been edited by gloriachew: Jan 23 2015, 03:34 AM

im assuming u meant the empty plot of "playground" land ...i havent got the time for an actual site visit

well even from what the QA guy mentioned fronting PH, im sure they wont just build a station to cater for one side of the community, so dont be worry, there will be pathways and stairs towards it, besides, the slope is rather gentle.

unless the plan changed like the QA mentioned, based on the original site plan, the entrance for car is from your house area, and that seems to be a stairs+walkway at the bottom leading directly to it

distance matters more in this case than perception ...no matter how close or far, under the hot sun it always feels further =)



This post has been edited by anonymous552235: Jan 23 2015, 06:07 AM

Only 6 mins quicker? Not much difference lo even though Bdr Botanic appears to be quite a distance away from KK!

Saw the newspaper on the jam in KK for ppl driving to KK from Kesas! How bad is the jam on KESAS during the morning and evening peak hours? Is the road going towards KESAS from KK jam in the morning peak hours also? I thought they have contra-flow on KESAS after KK right to ease the jam?

Yeah bro, why would Prasarana name the station as Alam Megah station if they do not provide access to the residents of Alam Megah??? I am sure the 2 Stations 11 & 12 will cater for the residents from PH, Alam Megah, Subang Alam, Laman Seri and Tmn Bunga Negara.

6-8 mins.. kesas no jam to n from Shah Alam toll to Klang.. jam both ways from rimau exit (1st one) until proton excellence n vice versa in the evenings.

While condos are less susceptible to crimes, the area where 622 and Geo are located has difference in term of crime rate. Recently in alam megah, house break-in cases are rising and there is even a kidnap case last week(the kid is still not yet found, god bless him).

The place I mentioned is not the Playground area (the muslim school), yes walk pass there will be faster. But the direction is incorrect for the because the red line could not be walk pass directly it is still cover by the small bushes with trees no road, it has no direct exit to Jalan Beranang. Refer to map below the red line is the exit.



Another one is please look at the picture from google map, even is last year picture but it is the same at the moment, the land is full of grass and you may see it used to be "secret garden" for the people live there, right now the slope and the Electricity tower still there unless they build a proper road, if not no way we may reach the station by walk.

Really no idea about the crime rate at the Tmn Bunga Negara & Alam Megah, but 622 will be gated & guarded so should be OK the security I guess? The security in PH is better I think as there is a police station there.

as mention before.. alam megah is not a nice place to stay.. so Kemuning utama n Bukit rimau address is btr than alam megah even if theres a LRT nearby.

The police station at section 28 around 2 minutes drive, the crime rate I think nowhere is 100% safe in this world, but as a resident at the area for 20years, I can only say, if you take enough cautions and stay low profile, the robber not easily come to you. If you ask me whether my house at the area get robbed before or not, I can tell you touch wood and luckily: never.

Where is this police station in Sec 28 ie which part of sec 28?

Yeah, I understand boss, this one individual preference lo, of course AM address not as good lo

Jalan Jenang BHP petrol station area and Alam Megah is fall under section 28 Opposite is Jalan Jinjang 27/54 Police station in here, but we get used to call section 28.

This post has been edited by gloriachew: Jan 24 2015, 08:46 AM

u buying for ownstay or investment? at what price point n size will u buy dis?

Boss, cant afford 30% dp lo, so not buying unless developer can give 25% rebate! Go to see the full info 1st lo before I can give my opinion on whether I will buy it, if I have the cash!

This post has been edited by BRE: Jan 26 2015, 09:07 AM

Boss,

Can sri hijauan be a comparable prop for this 622? Low dens also. Price appreciate very well in the past few years
http://www.iproperty.com.my/propertylistin...ominium-forsale

Seri Hijauan is condo more than 20years, price depends on the size currently selling 500-600k about 1000sqf base on house condition. I never have a chance to step inside so cannot tell the conditions, this property is opposite Canon Factory. Very near elite highway usj exit.

Oh.. do u know whats the tenant/residents composition like? any expat?
20 yrs but still looks ok.

Boss, can see some comments on LYN itself, it was built by Tan & Tan, 20 years condo so lots of wear & tear unless the unit that you are considering has just been renovated fully & extensively, price oso not cheap leh! Furthermore, the tiles used must be those small 1ft x 1ft not so nice tiles! I would rather pay the same price for a brand new condo in 622 lo!

260 units higher density than 622 la!

U want to buy for investment or own stay bro? Buy Putra Residence la, still got units left ma! Nearer to LRT station and Chinese school

This post has been edited by BRE: Jan 28 2015, 11:28 AM

I do not have any other information regarding Seri Hijauan, but I remember I search last time (about 5 years back) that time selling price already reach 4xxk, so the return is really high. Putra Residence is SIME Darby Property, so it could be high return value also.

I just found out 622 SA also build another office suite/service apartment at Section 27, call 591SA. Location similar to 622 SA walking distance for 10 minutes, but I can only tell "good luck" for anyone who bought 591 (84 units), right opposite (METUBE factory and also 2 petrol station in front). The factory have music reminder every a few hours, also just next to the main road not a good location.

Anyway, my point is 591SA they already sold RM5xx per sqf, for 622SA I could not imagine what is the price they are going to sell. My current imagination is they might target RM500 per sqf or above.

Boss,

Not interested at all with Seri Hijauan. Just using that as part of my comps for 622 residential. Long term rental plan here la. Yeah i don't really like old condos cos people might move over to new ones. Not interested to stay in this part of town

Wah,

U really expert here la. Yeah 591 Damansara still got few units as per FB post. That one hotel suite with bes western which is like the proton of hotel chains

Do u know how's the sales in 591? are u living nearby. I don't touch any props near factories unless high class light industrial like Glenmarie. My interest still doesn't lie in this side of Shah Alam but will consider 622 if the price is right

Can see more info on 622 from developer's website - 18 storey with 153 units, unit size from 954sft to 3123sft & 4 levels of carpark & 337 car park bays, so on average each owner should be getting 2 car parks,

3123sft is a super huge penthouse, should be occupying the whole floor! Assuming only 1 unit of penthouse, so every floor should be around 9 units only.

They said the distance to the Alam Megal station is 1.5km away (not 800m meh??? )

They are also developing Bangsar Trade Centre.

This post has been edited by BRE: Jan 29 2015, 07:39 AM

This area got demand for penthouse ah?
I see sri acappella penthouse selling for 2 mill plus. big big balcony.

I registered for 622SA as well, I am waiting for their selling price and floor plan to decide whether want to buy it or not.

591 sales, according to their FB site stated mostly sold out. But when you search at the forum, they start to sale it at 2011. Now the building is almost done (as what I saw), if until now still cannot finish selling 84 units, means that most of the people also feel that is over price.

Metube is opposite 519 also not saying around by all 25-30 years old flat proton, the location for me is extremely awkward for a high end service apartment. But, 519 location is closer to the LRT station compare to the 622SA.

Another one is regarding the Station is 1.5km away which is very very true, for driving distance. 800m, I can only said it is misleading for the moment without any proper road to build at the area to reach the station.

That is why maybe 1-2 units of penthouse only lo bro, cannot build too many? Can la, the CEO/MD of the factories nearby may want to stay there!

Yeah.. 1/2 penthouse is a good idea but sometimes it cn be hard to clear off penthouse units of average/mid end condos la. 3000*500 is 1.5mill

CEO/MD usually keep something else inside the penthouse

What or who do they sometimes keep in the penthouse bro???

This post has been edited by BRE: Feb 5 2015, 07:13 AM

u know i know la.

Penthouse is so big can keep more than 1? Even days go to one room, odd days go to the other!

haha yeah.. this developers track record good or not?

No idea at all bro, can check out their current projects ie Bangsar Trade Centre & 591 Damansara. This 622 with 153 units is really very low density, so if the price is below RM500psft should be worth considering?

They have a future condo project in Melbourne, so I guess they should be financially strong?

i scared too low density thn can keep up with maintenance as our electricity provider is screwing all commercial developments n residential as well.

I recently visited my friends condo in the lima batu condo in PJ n was shocked at how dim the lights were at night.. reli cut cos cos cnt afford lor

Dis 622 will be even harder to maintain at 153 units.

Bro, you sure the dim lights is because they are cutting cost? Pros & cons la with low density, the pros are lesser chances of getting idiotic owners who dont pay maintenance fees, lesser crowds to share the facilities in the condo, easier to conduct AGMs, easier to conduct events in condo to foster good relationships among the owners/tenants etc.

The cons will be higher maintenance fees due to low density(?), JMB may cut cost because of lower fees collected etc. If the developer can launch this 622, I am sure they have their way to ensure that maintenance will not be a problem when it's handed over right???

Should be cutting cost la.. jus like setiawalk only half d corrido lights are switched on although high dense.. nvmni think dis condo maintenance looks like not a problem haha

Bro, I thought Setia Walk all sapu-ed finished oredi? Why only half d corridor lights are switched on?

So you interested in this 622 bro? If the developer do the same to their future project in Melbourne ie switch on only half the corridor lights prior to take over by JMB then malu lor!

mmg sapu habis but cant afford to switch on the lights cos maintenance tak cukup. JMB did it la..no choice mah.. too many entry n exit point..

bro last time u were interested in BJelutong condos ?

Yup bro, how did you know? I was looking at Suria Residence but didnt buy, cant afford 30% dp! Let me get another better job 1st lo, then I will consider investing again! Comparing Ara D and BJ, I think BJ has lesser new condos.

How about you bro? Which prop did you buy & which prop you are eyeing now?

Why maintenance fees tak cukup if all sapu-ed??? Owners not paying or fees too low?

This post has been edited by BRE: Feb 9 2015, 03:48 PM

too many entry/exit points so need more guards.. was running thru surias thread las night when i saw quite a few condos near the mosque in BJ.

Yeap BJ fewer new condos but fact remains that the whole area of suria residence will be mid-high density with so many condos right beside each other.. even suria residence (whichever newer one) is quite high dense with more than 150units per acre.. BJ no catalyst fr highrise investment.. target who? lucky u didnt buy..In SA, i bought emira stadium view 2 bedroom at 550psf so 490+k

Dis 622 is low dense, so not too much competition la unlike BJ condos.

Any indication on the launch date?

Gomz boss also want this? did u call them up n ask?