I actually think current situation in SEH 1 is quite normal. New townships always need some time before reaching commendable occupancy rate. I recalled BBT 1 & 2, botanic faced the same situation too when they started. I just think that SEH 1 shall get occupied faster than SEH 2 if measure from their respective vp time as the former is situated near to the already available commies at Tesco Semenyih area.

Btw, between landed & low/medium cost apartments, I doubt they are targeting the same market segment.

Any idea when are they going to launch silversquare?

Not so soon bah. Since the residential area hasn't fully launch yet

Pilosa (20x65) minimum S&P price is 438k.
According to iproperty, Pistia majority are asking price for 490-510.
Referring to brickz, Pistia transacted between 475-528.
Gross earning 528-438=90k
S&P Appreciation 528/438=20.5%

Pistia (20x65) minimum S&P price is 463k.
According to iproperty, Pistia majority are asking price for 520-550.
Assume trasacted at 550k.
Gross earning is 550-463=87k.
S&P Appreciation 550/463=18.8%.

Pistia and Pilosa VP on Oct - Nov 2015? if not mistaken.

I would say return so so only. Best for own stay if you like the township.

This post has been edited by propusers: Jun 21 2016, 04:42 PM

to calculate the gross appreciation, think its best to use the average price btw lowest and highest transacted prices.

I would say on average...appreciation is only around 15%...minus this and that....rpgt officer also malas nak tax you....

Why not 20x70 ?

Agree with you to take average price.

if need to pay tax to RPGT, the net return is even lower.

Some major cost
- 2% agent fee (Around 10k)
- bank interest (Around 1.4k a month. Keep counting until you sold your unit.)
- RPGT 30% (Note: Cannot minus bank interest as cost)

Let see the figure if take average selling price vs S&P minimum price.

Pilosa (20x65) minimum S&P price is 438k.
According to iproperty, Pistia majority are asking price for 490-510.
Referring to brickz, Pistia transacted between 475-528.
Gross earning 502-438=64k
S&P Appreciation 502/438=14.6%

Pistia (20x65) minimum S&P price is 463k.
According to iproperty, Pistia majority are asking price for 520-550.
Assume trasacted at 535k.
Gross earning is 535-463=72k.
S&P Appreciation 535/463=15.6%.

lagi ada penalty clause for terminating your bank loan...

legal fee even if you piggy on buyers lawyer.

bank interest is a write off...you cant take into acc....

must choose 2 years lock in / no lock in penalty when apply loan.

bank interest is a cost. Same like agent fee. Only different is I need to pay interest cost every month. So must take into account when calculate net profit.

Perhaps could do comparison with other developments that just vp from 3Q2015 to 2Q2016? My guess is other developments performance that just vp during this period is so so only too due to prevailing poor market sentiment.

Why not calculate for Pallida which already have transacted value?

By the way, apparently SEH is not a place for flipping. Flipper should choose other type of property for sure and please go away. You may suggest some for our reference as well..

This post has been edited by samkps: Jun 21 2016, 05:09 PM

cant flip cant rent. investor died.

Pallida (20x65) minimum S&P price is 408k.
According to iproperty, Pallida majority are asking price for 490-510.
Referring to brickz, Pallida transacted at 510.
Assume average price 500k.
Gross earning 500-408=92k.
S&P Appreciation 500/408=22.5%

Indeed Pallida has better appreciation compare to Pilosa and Pistia.
The only difference I can spot is Pallida has same land size but has smaller build up than Pilosa and Pistia, so the S&P price is lower. With lower S&P, it have better appreciation rate if success to sell same price as Pilosa and Pistia.

This post has been edited by propusers: Jun 21 2016, 05:33 PM

The Silver Square or now known as Majestic City in EM shall see works on the park and Sport Centre start this year. Next year should have the commercial launched.

You used cash and buy ah? As long as annual appreciation better than 4.5% FD u happy ady.

I don't buy use cash, I only sell for cash...

You have good calculation skill.. Why not do the same for neighbouring projects such as Goodview Height, Tropicana Heights, Kajang East and share with us again...

Wondering hows the crowd like this coming Saturday... will it be a BBB mode?

For SEH2 the developer will cover all MOT, S&P, Legal Fee and Loan agreement fee? We only need to pay booking, 10% and 90%?