3 blocks of condominium is coming to Jalan Gembira.



This post has been edited by accetera: Oct 16 2020, 09:54 PM

can fight with scott garden...

OUG lagi....

3 blocks only 229 condos?

OUG got paradigm coming up.. OKR road gona be super packed very soon..

This post has been edited by Babizz: Dec 8 2014, 12:37 AM

Over supply?how many condo will vp at 2017???

Where the paradigm loc?

beside Kesas i think..opposite Z residence side..near awan besar toll.. i might be wrong

CBJ
BJ
OUG
OKR


this few area full with condo......good

Which one will die 1st?

This post has been edited by hornbill_78: Dec 8 2014, 09:19 AM

seems not bad leh
Q1 2015 preview?

Exact location please ?? Which part of Jalan Gembira ??

If only 229 units, won't be cheap

This post has been edited by cfa28: Dec 8 2014, 09:54 AM

is it this one opposite OUG plaza and last time residnets protest one?

Should be that one, The protest banner still hanging there sommore.

Htc nearby right

How many km??

229 units, pay maintenance fee until u siao...

In directly opposite KR2 ( visual from Kesas ) or directly opposite Aked Esplanade ( not visual from Kesas )

After OUG Toll, KR 2 on ur right and after u drive thru and skip the interchange ( left to OUG and right to Bkt Jalil ), OUG development by WCT is on ur left, stretch to near Sri Petaling.

Is that the reserved forest with site hoarding?

This post has been edited by musteng: Dec 9 2014, 11:56 PM

Is OUG D/S house good for investment? i heard banker and agent says the valuation has gone up to 950k for basic D/S terrace house in Taman OUG. What is your opinion?

Chris gor , behind tmn yarl is it?

Perhaps this can give you clearer picture...


Attached thumbnail(s)

Thanks for bro MARL^^ on his good work for this development map...


Attached thumbnail(s)

whose ur targrt market for OUG D/S? what kind of rental u expecting.. 3k per month?

Any Double/Tripple storey houses are worth investing. Personally, i predict in very near future, maintenance fee will shoot up to 80 cents per unit.

If u are staying in a condo unit say 1,000 sq feet, be prepared to pay $800/month. For bigger and older units, $1,000/month will definitely happened.

6 years ago, i still can find 10 to 15 sens/sq feet for newer condo but lately 40-50cents/sqf is very normal.

After the GST, things will become very expensive and be prepared rental may not able to cover up your loan interest.

Therefore, for own stayed, landed is the answer.

Hmm, I think behind is not proper word since there is no certain main entrance of the taman or area, unless we talking about a building, hehe.

I think Tmn Yarl consider next to it, separated by a road. It's directly next to OUG.

i think 50 cents is a decent figure la in a few years... in selangor, carparks also mus charge maintenance fees etc.. our TNB is waiting for another hike when resource prices are down..

But ur opinion on investing because of high maintenance fees brings a new dimension to the attractiveness of landed props..

Thank you for your comment. As such it is better to invest the old landed Freehold houses around OUG area instead of looking for condo around that area for future huge capital gain.

Which new condo with RM 0.40 to RM 0.50 / sqf and is very normal?

If such condo is charging such high maintenance fee, it would be a quite high class condo or with plenty facilities.

There are a lot of new highrises with RM 0.30 psf.

If i am not wrong, Seputeh 9 is charging 40+ cents (not sure with or without sinking fund). I also heard Verve (old Klang road) is charging somewhere 40-50 cents (not sure if its true).

Last time i went to X2 Puchong, they also said maintenance fee is 10 cents.

Low and newer condo charging lesser for maintenance fee will not able to sustain in the future. Don't forget 6% is on the way.

1) Management Fee Tambah 6%
2) Gardener tambah 6%
3) Swimming Pool Tambah 6%
4) Staff salary (if under outsource company) tambah 6%
5) Rubbish collection tambah 6%
6) water and Electricity tambah 6%
7) paint tambah 6%
8) lift maintenenace tambah 6%
9) Fire extinguisher tambah 6%
10) Insurance tambah 6%
11)... what else?

Oug again..already a lot highrise building..but may be a good ROI also

OUG/Sri Petaling/Bkt Jalil/Kuchai/OKR is getting quite a lot of steam leately...

beside high voltage wire, becareful if you want to buy

Got map to show the actual loc.

golden triangle at jalan awan besar and jalan gembira

Too bad oug landed is not safe to stay.

Got fren stayed at oug bungalow before. His house kena robbery. whole family kena tide up at home. Lucky no raping or killing.

After this case sold liao his bungalow. Whole family moved to condo penthouse stay.

Can't say condo is safe. But at least more safer than landed here.

Too bad most oug landed no gng or fng. Even landed with gng also not as safe as condo. Recently got few friends also sold his landed gng. Moved to high end condo macam dpc. Asked why no stay landed gng. They Answered still not feel safe stay at landed.

This post has been edited by HELLO HELLO: Dec 13 2014, 10:38 AM

Good point - but if the landed is not guarded, or guarded poorly, would you want to risk your family's life and live in fear instead of paying some maintenance fee and live in a well guarded condo?

Of course, if you can afford it, there are some excellent guarded landed properties in KV.

can't imagine next few years of OUG

Suppose to be can't imagine next few years of everywhere.

scary.......zzzz

OUG= Sibeh ONG??

Yes,

Seputeh area mah. U see Seri petaling new shops open. Mcd is there. ong gao gao.

Agreed on your point. But for $1,000 maintenance fee is really painful. $ or safety got to decide 1.

Guess buying or investing in to landed property sound good but not for those 800k & above without gated or guarded coz this category normally is most targeted by robber so left those single or those old d/s prop at outer location for us to choose only. Don't forget this category of property rental is not attractive & need a lot of repair if for own stay.
Well after considering all this factor getting a new condo also not bad lah of course this will subject to the pricing, location & the developer for me.

Hi HomeFinder, agree but perhaps even we not possible to buy g&g free hold landed in this area with the price tag of 900k, minimum atleast 1.xxmil and above. After the WCT Development, and Pavilion 2 have been developed, Strongly believe that those OUG landed freehold D/S house will be appreciated till 2.xxmil minimum.

2.xxmil ? Eat too much of lobak.

Most of the OUG house is 20ftx80ft and at the moment , with renovation is asking RM1.0-1.2mil.

As this is a freehold property, say with an appreciation rate of 5%-7% per annum, RM2.0mil is possible in 10 years time from now.

If not mistaken, OUG 20x80 is worth around RM 900k and max RM 1m ( depending on renovation and extension, can be higher a bit if demanded)

No doubt the location is sibeh good but houses too old.

To have 5-7% appreciation rate per annum is possible if market good but to have continuously 10 years, definitely not easy.

For those who has acquired in to property for the past few year especially those who has experience 100% gain so far will automatically make believe that it will continue to grow maybe this time will take a bit longer time to achieve double again.
I personally has achieved 90% profit for GResiden so I always has a feeling that property will continue to grow forever until the recent oil price which drop from US100 to US50 in less than a month time & this has proven that nothing will grow forever. Well I just feel like sharing my taught hope no offend & probably forward we will need to be more cautious in our investment.

i think prices will continue to trend upwards but growth will be slower.. I think non G&G landed will grow at a slower pace..

my2c

AGREE

for me, a non g&g landed in prime location like oug is still better in term of appreciation compared to condo.
but to hold a landed property is not easier as the rental yield is damm low...

Agreed. I think OUG houses mainly are buy for own stay purposes. Rental yield can't even pay the interest.

This post has been edited by weisun: Dec 22 2014, 01:07 PM

+1.

I concur with that.

I believe non G&G will grow at slower pace and older landed could be slower if surrounded area with landed property are developing with commercialize.

yeah in the future developers should only build GnG landed props..

why? we won't do justice to urbanisation lah

I mean only for landed props.. shld build condos n GnG landed only as land is scarce n landed props high prices will be better justified with GnG la.

Any new updates on this project?

This project seems to have alot of protests.

What is the reason?

Last piece of green hill land around this area.
Near super jam High traffic junction.
Beside high tension cable.
Surrounded by manyak landed.

Need to c mana the access road of this condo. If access at main jam jam road. Sure protest Liao.

the hill is very high, not easy to develop

Seems like land clearing already... This project making a come back now???

Thought someone in the first page (this post) once mentioned that there are folks who protested against this project?

I wonder what they're protesting about? Overdevelopment?

Thread name reflected approved name

Good another thread on same property

This one hard to make it

1. Steep slope
2. HTC
3. Very busy junction, even 2 access roads also will be very very congested

Triple whammy weh, unless super attractive psf lah

Interesting layouts....

Some unit types wasting spaces for long corridor, good???
LOL

Facing T-junction, feng shui issue

LRT- star ~ 3km and MRT2 ~ 6km


This post has been edited by citydusk: Nov 16 2020, 10:30 AM

Seriously, that side?
Hopefully they control the area properly, many small landslide around there and Jalan Awan Besar for many years.

The floor plan design kinda... odd. Whats with the long corridor between the bedrooms? (no natural light)

From the looks of it, the architect's intention is to maximise natural light and ventilation for the rooms, bathrooms and yard and hence the long corridor which is also made use for storage. Tho I must agree that the downside is a dark corridor and one will need good lighting to brighten the space. But what I really don't get is the narrow balcony, might as well remove.

My major concerns tho are coming from the (very) close proximity to HTC and traffic in the rather narrow Jalan Awan Besar which is already quite congested.

Even the rooms also not much window... coz blocked by the A/C ledge. Every room have balcony? Because I see there are some space after the windows.

GG lor.. 33 storey high twin block condo.. Sure jam kaokao in the future.

Anyone went and view their showroom ? Mind to share any impression on this project?

Took a peek at this project.

BIG. That is what I can say about the layout and I believe it is more targeted towards those that are planning for multi generational living. Probably those that have grown up in that area and parents owned an OUG home. Now that landed house is simply old and tired of a neighbourhood therefore looking for an upgrade but not wanting to move far from the area.

Not a bad place to live as lots of nearby facilities, the only downside is the LRT is far from walking distance.

Personally speaking if you have the money now might as well buy into Waltz Residence as it will give you everything this place has to offer except the large layout and it is closer to the LRT station as well as where all the main commercial areas are located at.

Early bird rebate only applicable on block B now. Roughly RM600 psf after rebate. Sales is not bad despite their marketing is pretty discreet.

Just visited the showroom of The Legacy OUG & got some information for sharing:

- It has 6 floor plans, SPA price starts from around RM700k, smallest layout is 1050sf to biggest 2230sf.
- 2 blocks, Block B facing west sunset, Block A is slightly pricey (according to developer, it’s due to facing KLCC)
- Car park range from ground floor to level 4 (not half level ramp one, but 1 level by 1 level up)
- Facility floor from level 5 to level 7 (the brochure is not updated, latest plan got gym, multipurpose hall, KTV room etc.
- Level 8-10 units have car parks outside the unit.
- Car Park from 2 to 4 per unit
- Maintenance Fee RM0.35/sf
- Tank breaker at level 17
- Completion period around Q3-Q4 2023

Pros:
- Freehold
- Residential Title
- Low density
- Layout suits big family
- EV ready car park (at least 1 car park comes with hybrid car charger port)
- surrounded by landed property, shoplot, pasar pagi OUG
- All units don’t have direct face to face door entrance, except Type A
- There are 4 elevators per block to serve 221 units with 8 units each floor

Cons:
- Only 1 main entrance & quite dangerous due to slope
- High Tension Cable just beside (HTC height up to level 17)
- Developer first condominium project (no track record for us to refer)
- Kitchen area is smaller (not an issue if you’re not cooking at home)
- Type A 1050sf has limited view, door entrance face to face with your neighbour

This is everything I know, I have few questions to ask:
1. It’s currently sold by developer sale team only, and no referral fee (not sure is it a good thing that they didn’t outsource to third party sale team?)

2. It has 60m away from HTC, not sure level above 17 will be safe?

3. Not too familiar with the developer background. Would be happy if anyone can provide reviews on this property.

This post has been edited by BumBleBitz: Jan 3 2021, 12:50 AM


Attached File(s)
 The_Legacy_OUG_E_Brochure.pdf ( 8.29mb ) Number of downloads: 1299

This is actually develop by the original developer of OUG. According to marketing staff, the new generation of management is going to be active again and this would be their first project after so many years.

Although no track record in high rise project (even they had, it would irrelevant after so many years), do noted that they engaged the famous GDP architect (architect of Troika KLCC) and JRD Landscape (Desa Park City landscaper) for this project. Marketing staff informed that nothing fancy about the facilities (basic stuff like swimming pool, gym, basket ball court) partially due to the land size, so they would rather focus on the landscape. He also mentioned that facade will be cover mostly by the bare “red brick” design which the brick will source from Sin Heap Lee (top clay brick manufacturer, also the developer for the landed and condominiums at Sungai Long). I have first hand experience staying at Sg Long condo, it is not a myth that clay brick facade can disperse heat and keep your house cool.

I think being a old-time-Chinese-owned-developer, they are super cash rich, judging by the fact that land is free from encumbrance and the piling is almost done even without start billing the buyer. Price wise also relatively cheaper per square foot compared to the new project nearby (as cheap as RM5++ psqft), partially because of the HTC, and also the cheap land cost (should be bought half century ago).

It is also a good sign that they are not engaging external agent to market this project. I would interpret this as they are highly confident in their own project (costing is a big factor of cause). Big developers like Sunway, SP Setia also rarely engage external agent to market their project (unless the sales is horrible).

Overall, apart from the HTC and slight slope, I think this is a good project...
• Developer - Cash rich (my assumption);
• Location - OUG, the real OUG (not the border of Kinrara and claimed to be OUG)
• Project - Freehold, Residential title, by famous architect and landscaper
• Layout - Practical for family, rooms are all facing outside and adequately proportion (very rare to find this kind of long layout where almost all rooms are being treated fairly)
• Price - Definitely cheaper than BJ & OKR, yet it is at the centre of both areas.

People always have misconcept on "cash rich". Personal cash rich and company cash rich is 2 different thing (separate entity). If you ask developers whether they prefer cash purchasers purchasers with loan, most will tell u they prefer purchasers to take loan. So that they wont have to keep chasing for money upon issuance of invoice. Most cash purchasers are cash rich at the point they decided to buy cash, but shit happens sometimes, unpredictable.

This site is very narrow and in the slope, near to HTC.
Maintenance fee is RM 0.35/sq ft? after Plus the Sinking fund it's about RM 0.4, so the smaller unit 1050 will cost you RM 410 per month.
I wonder how many car parks will be allocated? because the site areas hard to find parking and park along road side.

So if this Condo (smallest unit) also selling RM 700k, some people rather to buy single story terrace house. which costing about the same price range.
Only these terrace house all more than 30 years old.

Anyway, the location is good.

Apart from Developer view. Let check the buyer view point.
If buy a apartment RM 100-200K with cash, may be it's can be explained that was your saving.
In case LHDN track you.

But buying a condo (RM 700K) with Cash, that a bit hard to explained.
Example: If you earn RM 10K a month or RM 120K a years.
You need to prove almost a least 7 years you don't eat or spend any money.
All the money you have systematically keep in the bank to show money only in and no out.
How to do?
Now Govn shortage of income due lower Oil and gas revenue and collectives from personal/corporate tax in 2020 (due to Covid 19 impact).
But yet 2021 will be still high target.
https://www.thesundaily.my/home/highlights-...dated-EE5017017

I was told by SA that there’ll be 2 side by side parking allocate to every layout(except for the 1750sf unit while this bigger unit will come with tandem parking lot).

There’ll be total of 44 visitor car parks ready(both indoor and outdoor) but no plan in running with JAGA apps now.

Anyone can pm me the nett psf?

Cant imagine the traffic at that intersection after this is completed....

Even now the traffic there is well known to be notorious

The layouts are really unconventional, so long and look like a maze

Indeed very good for own stay.
Only the con is the long corridor of some unit layout

Indeed the corridor is very long, as the main intention is to have all bedrooms facing the same direction. Visited the showroom and understand that the corridor is 6ft wide, which allows you to build a 2ft wide cabinet that can stretch until 20ft long, very decent for a storage space (often overlooked by the developers). However, owner have to accept the fact that corridor is close to no light exposure.

Well, is not apple vs apple comparison, it depends on what’s your objective.

Landed is for you, if you are a car person (no need to wait for lift!) or you aiming for capital appreciation (limited supply in mature area).

Condo is for you, if you want facilities (landscaping, gym, swimming pool, BBQ pit, etc), safety or sometimes stunning city view (unless you are buying The Mansion at Desa Park City which have all these advantages).

Indeed the corridor is purposely designed to be wider so that owners can build shelves and cabinet. Imo... This is smart design as the corridor is a dead space (just access to bedrooms and bathrooms) and now can be converted to storage area.


This post has been edited by gks: Jan 21 2021, 11:06 AM