if really want all the fencing/ wall and facilities, get strata landed. individual titled housing cannot guarantee all these.

btw just glanced at iprop, argentea / pallida asking 500k-530k. looks like asking prices have dropped.

how could it be, this is kampung 70km from KL lah. you go buy 400k 3 bedroom apartment in kepong la for rental.

just checked the map, sorry, 41.3 km from welcome cnetre to KLCC. anyway, it's far.

This post has been edited by corleone74: Sep 5 2017, 06:11 PM

mine was taken from google map, the easiest route. range from 41-44km. anyway doesn't matter, really. far is far. in general from my observation it takes a decade for city fringe development to move 3 km, and that is if everything is planned and executed properly. to jump from fringes of cheras/sri petaling by 20 km to semenyih is just a masterstroke of marketing by developers. you can check 40km north of KLCC, is some place like rasa / uluyam. then go check the price of double storey house there, is only 200-300k. so if u paid 600k for a house in semenyih you're overpaying by 300k for all that eco eco things. of course to the north i understand it's more difficult to develop township due to mountain region, but can be used as a gauge.

This post has been edited by corleone74: Sep 6 2017, 08:25 AM

Sorry it's not a joke. I have been studying the rate of urbanisation for many years. It really takes 10 years for fringe of cities to move 3 km. It takes 3-4 years to build the houses, then another 3-4 years for people to really move in (if you stay in a row of house with only a few lights on at night, it's under populated). then another 3-4 years for all the basic smaller businesses to move in.

a house in smeenyih should only be 400k (basic double storey intermediate). do the market study.

https://www.iproperty.com.my/property/batan...i/sale-5010708/

** Type 22'×70'
Bumi Price Early Bird From RM390,600
NonBumi Price Early Bird RM420K

** Type 22'×75'
Bumi Price Early Bird RM399,900
NonBumi Price Early Bird RM430K

KLCC @ 45km

and compare normal houses in that semenyih area:

https://www.iproperty.com.my/property/semenyih/sale-5462326/

https://www.iproperty.com.my/property/semenyih/sale-5632078/

Bandar Rinching Semenyih , Semenyih
----Semenyih 2 Storey House

-Location :Bandar Rinching , Seksyen 5 , Semenyih
-Tenura : Freehold , Non bumi
-Asking Price : RM380,000 ( Negotiable )
-3 Bedrooms 2 Bathrooms
-Land Size : 18 X 60 sqft ( 1080 sq ft )
-Built Up : 1252 sq ft

Renovation Complete :
* Nice front outlook
* Brickwall fencing
* New 2' X 2' polish tile flooring
* New car porch with heavy duty tiles
* New gate
* New doors and windows
* Fully extended kitchen
* Whole house with new paint


This post has been edited by corleone74: Sep 8 2017, 09:43 AM

im' not saying it's bad to buy these outskirt area. just be aware of the market in the area, it's under developed and it's not in KL. to me, all these eco eco G&G is just genius of marketing, to be able to sell a kampung house at such a premium. to make money from it, is difficult. so not a good investment for me. for ownstay, "whatever rocks your boat" etc.

what you wrote above is correct. any price that is premium is the part these developers who are great with marketing earns your money.

remember, t all those doing PROPER MARKET STUDY (eg no 1 king of market study the gwailou Dr D. G.) are all BEING PAID BY DEVELOPERS. so best is, do your own study if possible. i never trust all these marketing expert.





This post has been edited by corleone74: Sep 8 2017, 10:25 AM

yes, sir! i always do market study of the surrounding area to know the base price. btw you can now keep track of city fringe area like edge of cheras... visit now and then 5, 10 year from now, take pic if you can. you will see what i mean. cities grow , about 3 km in 10 years. haha.
enjoy your house(s), sir!

well, i kind of agree. but remember that you're paying 100-200k more for all those G&G stuffs. so for eg SEH is considered luxury housing in semenyih. so there can be good point from this. your neighbours will be in the more "wealthier" group. anyway, have u moved in your house?

EM vs SEH i believe, ecoworld project their design of the house has a nostalgic and evergreen design. personally i felt EM design wise is nicer than SEH but it is even FURHTER AWAY from semenyih town... essentially both project the scheme is more or less the same.

This post has been edited by corleone74: Sep 8 2017, 10:33 AM

yes la of course counted. swimming pool, multipurpose court semua. which is paid by the owners.
btw spsetia the quality ah... not fantastic, OK. take note.

got pro and con. strata titled you can tightly enforce (JMB / MC). fenced guard is not true GNG so technically those common area the town council can "take back". Moving forward , many years from now, that could become an issue. however, strata titled got it's own cons as well. I think the cukai tanah will be quite high?

some people see the restriction on renovating as a big plus

Officially tak boleh

Kau pandai pandai la

This post has been edited by corleone74: Sep 24 2017, 02:57 AM

cluster house 650-680 K .. spsetia seem to be selling cheaper and cheaper? 3-4 years ago any their cluster house SEH , how much launch ?

This post has been edited by corleone74: Sep 28 2017, 10:43 PM

Please dont be so defensive. It won't make your house worth more.

If it was cheaper 3-4 years ago then just say so, or post your own link. why I must do research before commenting? I don't have a house here. That's what the forum is for, sharing. just counter with facts like what sam does. Fyi I have been keeping track of SPS development prices in general since they are Msia "NO 1 developer" (note the quotes, I think they are backsliding, which is expected since PNB bought over from LKS), and I notice their marketing and pricing is no longer protective or aggresive of early buyers. My comment is perfectly valid. Btw, this is an open forum. I can comment ALL I LIKE. If you can't take any form of negative comments, go closed group on Whatsap.

Can you post link to the prices 3 years ago. 658K for cluster house, then those people trying to sell their 20x65 small house at 500k will find it difficult to flip their houses, isn't it?



This post has been edited by corleone74: Sep 29 2017, 09:24 AM

semi d cluster is fancy word for cluster house.
best is Semi - D, the real type. the one where the backside not stuck to another house.

This post has been edited by corleone74: Sep 29 2017, 09:35 AM

Yes I very good at doing research. I am also quite smart. And I am not biased. Semenyih and Ulu Yam is more or less the same kind of location, did you know that? When you are older and more experienced, you will understand.

In the meantime, enjoy your house.

Good day.

just enjoy patting yourself in the back while instead you should be feedback to that clown khor c.j about their marketing, which is now no 2 . sometimes i feel ah khor he still taking orders from LKS. Open your eyes, your project is not in good hands these days. i'm doing you all a favour by highlighting.

troll, troll, troll. you read my other posts see whether i'm troll or not.

btw post the link for the original launch price for cluster. i want to compare.


This post has been edited by corleone74: Sep 29 2017, 10:37 AM

thanks for your jogging my memory.

so i was right. The price is indeed lower now.

They build smaller and should price it the same or higher, that is meant by protecting early investor.

They build smaller and price lower and lower, it's not good for early investors.

If I bought that cluster 728k, now they building smaller cluster at 658k I wouldn't be happy. In fact, I would be trolling Khor chap jen account.

in fact, my memory is like an elephant, quite good. I do recall asking around SEH price a few years ago. The prices today look cheaper.

SPS, better improve your marketing! You're becoming "No. 2" and "give big discount" company.

This post has been edited by corleone74: Sep 29 2017, 10:42 AM