This project will be good for own stay presumably. Any sifu got view if 1 borrows at 60% and rents out for tenor of 20 years, negative carry will be several thousand a month coupled with the monthly service charge. Any potential upside further after 5 years?

Today I issued rm50k PDC to book a unit at the servive residents. I noticed more than 70% of the block has been booked. Only very high floor units left or units below level 16. Units below level 16 will be facing the office towers which is facing sprint highway. There are some units facing west left and these are the 657 sq ft units. The 797, 1200 units mostly snapped up already. Unbelievable.

Its 3 lifts for 54 storeys below level 18 has 6 units per floor and l level 18 and above has 5 units per floor. Block 2 has 510 units. Block 1 which is premium residence has 2 units per floor and has 190 units. Each unit has a private lift.

There is another block 3 which also hv 510 units which they hv not opened for booking. SA mentioned they will hold back the launch of block 3 which is the nearest to the mrt station until a later date with a view to increase the price, presumably 5% higher. The hanging carrot at the end of the stick is arguably that pavillion is 1 of the better run malls in klang valley and they plan to make it better than the existing pavillion mall at bukit bintang. Fuelling the foot traffic to the mall to ensure its not dead during weekdays will be the 9 almost sold office towers which are MSC and GBI status. They hope to attract the mnc firms to DH whr these expats n their staff tend to hv stronger purchasing power than the average spender, hence the link bridge to the mall. Not forgetting also guocoland will also hv 2 occupied office towers in the adjacent plot which can give additional foot traffic to pavillion mall. Apart fr the pavillion branding, it sets itself apart by being surrounded by corporate offices which BSC and Bangsar Village both do not share the same privilege.

Its at Pavillion Tower bukit bintang on the 8th floor. Its behind starbucks.

For those plannimg to invest into this pavillion project u gotta hv high holding power. Rental cant match the mthlymortgage payments presumably if u borrow at 25 years. And the maimtenance fee touted at 80 to 88 cents will make it costly to own an apartment here.

1 SA mentioned 88 cents while another said its not confirmed but she mentioned that pavilion banyan tree is already 75 cents psf.

The 800 sq ft and 1200 sq ft anove level 14 got booked quite fast. But dunno how many bookings will translate into actual sales is still a question mark. Will boil down to bank loan approval and also the cost of monthly maintenance fee.

With the high cost of maintenance any sifu can predict whether this BBB service residence can sell for more than rm2k psf by 2022?

If that is the case its good to diversify yr prop investment to uk, sydney or spore.

The location at damansara heights is pretty good though and this explains the steep pricing.

I did a check on the existing luxurious condos nearby the vicinity. The psf is cheaper than PDH as they hover between rm1100 to rm1200 psf but most of them are big size units and the absolute value is expensive. Rm2.50 to rm3.70m range. There is no similar product range where the apartments sits on a well managed mall (arguably the best in KV), with a potential pool of tenants from the 9 MSC status office blocks within an integrated developmemt coupled with a covered linked bridge to the PBD MRT station.


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3 orher examples of standalone luxurious condos.


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DC residence block 1 is selling at myr1500 psf for leftover units fr guocoland. Guoco is launching block 2 next month with slight price increase. To me the deal breaker for Pavillion Damansara Heights is the steep monthly maintenance fee of rm0.88 psf which will make it the highest in Damansara, Bangsar and Mt Kiara.

Leasehold ecosetia project oppossite midvalley launching similar pricing at myr1600 psf. Dont know the monthly maintenance charge though.

Any1's rm50k was cleared so far?

S&P for the service residence will start signing in Dec 2017.

if u cant get loan, they will reimburse u in full.

Remember to wear a jacket cause the showroom is very cold.

pix of pavillion damansara model


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