Feel like I'm getting old dy. Lost track of every new working concept being introduced these days. First its co-working spaces, now its co-roasting.

AVARA SEPUTEH @ Old Klang Road

Developer : Ba Sheng
Expected date of completion : 2021
Land size : 1.39acre
Freehold (Commercial under HDA)
Total units : 366 units (2 blocks)
Build up : 667sf - 1216sf
Maintenance fee : Super expensive $0.50/psf
Selling price : $900-1000psf

Selling points
Walking distance to KTM Midvalley
Walking distance to Midvalley

Competitors
North Point Residence
1300sf - RM1.2-1.3mil (rental RM4000)
Menara Seputeh
1000sf - RM600-650k (rental RM1500-1800)
Abdullah Hukum Apartment
750sf - RM350k (rental RM1800)
Seputeh Permai
1300sf - RM660-680k (rental RM2500)
Bukit Robson
1000sf - RM700k (rental RM2000-2500)

CONCLUSION
Avara Seputeh is putting itself in similar levels to Northpoint and Gardens Residence at RM1000psf, which both are in Mid Valley City itself.
For such a premium price point, I expect the ones who can pay RM4000/month in rental to want the absolute convenience to really walk casually to Mid Valley. Thus, the notion of Avara providing bus to Mid Valley? 🙄
If I can afford the luxury of RM4000/month, I don’t think I will take bus. Just my personal opinion.
Most studios in areas like Bangsar South, KLCC or even Mont Kiara generally at present do not cross $2500/month rental (invisible ceiling cap price).
Thus I don’t think even buying the studio in Avara (with the most optimistic calculation) you’ll be able to breakeven considering the cheapest unit is RM560k (which translate to monthly loan of RM2400, with the expensive maintenance fee (RM300/month), you’re looking at RM2700/month to breakeven.
Looking at the rentals of 3 bedroom going for RM4000 in Mid Valley City itself, do you think people will pay RM2500 for a studio outside Mid Valley City?
I don’t think you’ll have difficulty exiting this project as this is prime area.
But the fact that it does not have adequate boosters (just that measly KTM which frankly I hate to use), makes buying a property at RM1000psf less attractive to me as an investor.
The only selling point is it’s proximity to Mid Valley. That’s all.
Do note that Eupe’s Vivus I heard is going to be $1200-1300psf.
Insane.

Yeah. Good points. I feel Avara selling price is quite overpriced. On top of that each floor higher is 3-4k higher..much higher increase per floor than other developments. But it has a certain guaranteed quality to the units that other projects can't give. Mainly people viewing it for own stay would have wanted to buy or bought.
 
  Yes units less than 1000sf (including 3-bedroom) will be unlikely to get anything more than 3k in rental, especially with the ridiculous measly 1 carpark for units less than 1000sf in size - and this too in an area where everybody drives and there is no LRT within walking distance. I think the carpark allocation of only 1 per unit for those less than 1000sf is very unfair. They did not think this through. If people can't park their cars, they will be unlikely to rent a unit let alone a room however much they like the condo. If there is any space around the perimeters of the condo for residents to park their car then at least something, but if it ends up being like Avantas where there is no space except to drive, then no hope. I don't understand why they couldn't just make 2 extra floors for carpark.

    I thought maintenance fees will be RM0.40/psf?? By the way in all condo projects, the promised/projected maintenance fees won't be specified in the SPA right? Another factor causing the high maintenance fees is the low density with low total number of units, hence owners will have to pay more. I don't expect the maintenance fees to get any lower mainly because of this unfortunately  . Also when any project has too many unnecessary and likely hardly to be used facilities, these cause maintenance fees to be higher..unfortunately buyers these days need all these "extra" attractions which they hardly use to convince them to purchase. Any idea what is Verve Suites' maintenance fees?

  Btw, I thought any property bought in KL area these days, rental cannot cover the installment?

How can compare apple with lemon? My goodness
Apartment flats all in the list? Must as well compare rumah mampu milik then

How can compare apple with lemon? My goodness
Apartment flats all in the list? Must as well compare rumah mampu milik then

So how much do you think the studio and 2 beded unit can be rent out? ( I mean for Avara)

my colic is paying rental rm2800 in bangsar south. for a house with 2 room

when eco KL can sell more than rm1000psf, i more prefer low dense avara with 800psf

yes ppl may say it is not walkable, but the place i buy is the location. 800psf with almost fully furnish. Yes u can get 500psf in oug or bukit jalil, but, i more prefer to the strategic location.

Spot on. The most nice is actually the block itself also low density already. And the layout is also very nicely design. Definitely best for own stay

Different ppl, different preference ba. I think oug , bukit jalil no more 500psf.... 600-700psf already...

I think those prefer nearby oug or old Klang road is because they still can avoid jam through other highway and nearby to more traditional eatery and kopitiam.

Avara although more strategic and  near to mid valley. But mau makan and buy some simple things really Susah abit... Need to drive and u turn

Different ppl, different preference ba. I think oug , bukit jalil no more 500psf.... 600-700psf already...

I think those prefer nearby oug or old Klang road is because they still can avoid jam through other highway and nearby to more traditional eatery and kopitiam.

Avara although more strategic and  near to mid valley. But mau makan and buy some simple things really Susah abit... Need to drive and u turn

when eco KL can sell more than rm1000psf, i more prefer low dense avara with 800psf

yes ppl may say it is not walkable, but the place i buy is the location. 800psf with almost fully furnish. Yes u can get 500psf in oug or bukit jalil, but, i more prefer to the strategic location.

Spot on. The most nice is actually the block itself also low density already. And the layout is also very nicely design. Definitely best for own stay

yeah, thats is what im look for, near to the mall which i can buy ANY thing any time....while back home which can avoid the crowd no need to see many ppl masuk keluar the building

How do you guys get calculation of 800psf for Avara? All condos each floor higher is a higher price...and in Avara's case they hike up the price by 3-4k each floor..even higher increase per floor than other projects I've seen. How much psf do you consider it then if we bought a high floor? By my calculation after rebate, price still about 895psf, before rebate around 950psf...high price, and it's just above midfloor level...maybe selling now at 3 years' time's price

you want to buy anything anytime, you just need to have either 711 mynews or kk. you don't need to whole mid valley.

I wonder if tis avara is really that walkable without breaking a sweat and dust and traffic pollution to go mid valley.

i wish ur mynews or 711 got sell u vege, groceries, shoe or shirt, or got a cinema for u.....  

Just curious, why do you feel layout is nice? Hopefully that means prospective tenants will think so too. I find the layout similar to most other existing and upcoming condos?
  Personally I only liked the type H layout, but the built-up size at just 850sf for 3 rooms just seemed too small.