Rawang still a good place to invest?

rawang is never a good place to invest, and it will never be a good place to invest for at least in the next 10 years

Not a bad place.. but now and the near future, developments are more concentrate at the south:

Cheras to Cheras South, Sg Long & Mahkota Cheras, Kajang, Semenyih
Serdang to Putrajaya & Cyberjaya
Bukit Jalil to Puchong, Kota Kemuning, Seta Alam


Nearest catalyst near Rawang is Sg Buloh, which is not so near actually.. but the it's only hope.

This post has been edited by InF.anime: Apr 30 2015, 07:50 AM

u'll be better off somewhere else than rawang.

forget things at the north~ the south is where u want to look at

This will translate to cheaper property in Rawang, no?

Huge Business activity, infra, power (center of government), IT hub, entertainment/big event hub like f1, international concert event, HSR, airport. All located at south or near south.

U may said cannot compare n all depend on your working spot either at north or south. But you can't denied south have more opportunities than north. The lag behind development gap at southern strategic spot give more space to grow than north.

This post has been edited by HELLO HELLO: Apr 30 2015, 09:57 AM

http://www.prolintas.com.my/2013/07/greate...ivity-with-gce/

Some overview of happenings in rawang

few years ago = yes. Now = subjective and depending on market. Own stay, everywhere also same. for investment, even KL address will bring you negative with surrounding element. therefore, it's better for you to make full research of the place you intend to invest.

did u invest in rawang? I have to say i disagreed with you. Rawang ain't a good place to invest during late 90s but definitely a good place to invest 5 years ago. just my 2 cents.

No, better find other places, only monkey stay Rawang!

i have to said..currently the road condition are not able fullfill the traffic during peak hour
terrible jam..all the developer are develop the area near by anggun
i just cant imagine if all the houses currently built are tenanted.

in another words...more and more people are looking in rawang, but first..need to upgrade the road first ma...

the development is little bit slow here I think because of the access road condition. better wait until the road upgrade is complete if want to invest.

8 out of 12 responded negatively.

Is there a systematic reason why?

A matter of perception...

sorry.... accidentally posted twice

This post has been edited by asil66: May 5 2015, 10:24 PM

for investment what is your expected yield? What is the rental rate?
Have you check the surrounding.
Does it have lots of business setting up in the area? facilities?
access to other areas? universities and schools?
Are you staying nearby in case someone wants to rent or in case your tenant needs something fix and you have to assess the property?
What are the maintenance fees, sinking fund, etc
If you expect it to rise few folds then you really have to wait for the next 15 years. Road work maybe 5 years timeframe, public transport maybe 5 to 10 years, mature township and business setup maybe 8 to 15 years

This post has been edited by Avex: May 5 2015, 10:29 PM

saw a banner on the way back just now.
Early bird discount for new double storey terrace housr in Rawang Country Homes. Freehold, from rm638k.

Sifus....any comment on this project?

Design by GSD Architect, good?!

Most importantly the house prices appreciated multiple folds. So investment returns are good.

some ppl prefer north some prefer south.
No right and wrong answer but more to personal preference. If your daily routine is more at the North, there is no point you invest in Cyberjaya, or Sepang

When KV land supply become scarce, Rawang will boom.

yes, agreed with you on the Traffic. But not during peak hour. It occur during off peak and weekend due to AEON attract most of rawang ppl there. i agreed on the lousy road condition. but if the access road is nice and easy, the price would had peaked. that's why you invest before the infra is up to gain more appreciation. just my 2 cents.

road upgrade is a must. it's the matter of time and waiting budget from government. I foresee this year will commence the work due to collected gst.

Now? Sorry no.

It depends what is your aim. For own stay with proper G&G and more lay back life style I say go ahead. If you want to play rental sorry to tell you no such market.

A Semi-D in Anggun 2 is rented below 2k now partly furnished. Barely 4% yield provided you buy back in 2010.

If you don't mind 5 - 10 years for it to grow then i will say go ahead. Road condition, environment is still not there yet. Most new development are on the Jusco side, good 10-15 minutes drive to main commercial area old / new town area. And don't forget the jam on weekends. Nearer to it is Country Home and upcoming Anggun City.

I stayed in Subang for 20 years before moving into Anggun 2 few months back.

This post has been edited by bearbear: May 6 2015, 12:30 PM

in investment we judge the previous, see the current, and predict the future... 5 years ago, everywhere is a good place to invest, so don't judge it based on the 5 years performance, and look into the numerous projects in the next 10 years, which one of those are beneficial to Rawang? bandar malaysia, sungai besi, salak south, bukit jalil, serdang, putrajaya, etc, those KL south is the focus...

just my 2 cents too

it has already boom.
a double storey link house in Emerald East was launched at 160K some years ago, and now is selling at 450K.
As i mentioned, if u are already currently staying at the Northern Part of KLV, Rawang is not too far.
Rawang toll to Damansara Toll is merely 14 minutes.

When was Emerald East launched?

I went to the Emerald West launching.

u can find the "history" of Emerald east and west at Propwall. The website has historical launching price info.

Good investment point of view if invested money in Emerald East.

Rawang still NOT a good place to invest.

Many in lowyat.net are anti Rawang

some serious infra is missing in Rawang, it is the linkage to sungai buloh and the whole corridor down to KL is NOT well developed.

In terms of investing style, you BUY growth property/stock at higher price and sell higher. Value investors wud BUY undervalued property/stock and aim for future rerating catalysts...in this case, the MISSING INFRA...

More than 1 hour drive to KLIA. Scary for those traveler.

Buy higher and sell higher. Where?

For investment, you should look for condo which not in Rawang. Own stay, i think Rawang is ok.

One thing to add, there are many factory and big truck near there, dangerious man...

I stay north but invest few bijis in south

Rawang will boom? Rawang property not everyone can afford now do you agree?

The road upgrading works slow like snail, doubt they can done it end of this year. The newly completed high construction cost Batu Arang flyover banner got many..but no tree/plants at all, really really bad!

How often are you go to KLIA? Pilots and flight attendants wun stay north la

+1

The govt collect tax from residents so govt need to provide this infrastructure.

I am planning to invest in undervalue areas for max appreciation.

Looks like Rawang is now not a priority.

Anggun 2, good buy! Landed property rental play always no such market unless close to college area like SS15..

Two years back am looking Kepayang Heights, this year Kota Seriemas, do you think got potential or not?

Nearby Kota Warisan maybe

My humble opinion wud be Elmina by sime.

As i said back to individual preference, i have friend stay in Cheras, another one stay in Shah Alam, but they invest in Rawang.

Newly launch leasehold DSL in KW was selling up to 500k+ got chance?

This post has been edited by 37 Exposures: May 6 2015, 10:23 PM

Invest in Rawang why never ajak me?

I am not sure what SD is trying to do there so not planning to invest there.

Sorry but my friends that live in rawang talk about upgrade road for more than 20 years..than they build that flyover near the toll..

Mind u investors, half of jalan batu arang NO LIGHTS.. only lights are those car light n traffic light. road still 1 lane when surrounding all messy tree/factory..

Rawang may have appreciated but the township development/commercial elements is the among the WORST in KV.. try driving thr this weekend night to get a feel of rawang

I will video tape/take pics next time

This post has been edited by Babizz: May 6 2015, 10:44 PM

i agree with you, the problem in Rawang is there are many pocket developments but no single master developer.
Unlike township like Setia Alam, master developer willing to invest in infrastructure

Problem is there is no single developer who wana be the regional commercial area for the plac.. setia alam would not be wht it is today if not for support from jln meru crowd etc.. its the regional commie area for jln meru side..

mainly cant compare rawang n setia alam as 1 is a township (setia alam) n the other one a town (kampung for me as small town like kuala selangor is more develop).. Rawang majlis not good n also too many low end factories.. i rmbr driving into country home tht day n saw hundreds of foreigner n looks like a big commotion.. aiyo, dnt wanna complain here

Agree! Majlis Perbandaran Selayang very lousy!

so much for the new government... on top change but middle n down still d same..

agreed too. however, location you mentioned above (except putrajaya) are merely 20km radius from KLCC? which in my opinion can't compare to rawang due to the distance. yes, i would agreed with you on potential of development which rawang don't have much mega project. but that doesn't mean it won't be a good place to invest. in investment, i would look at "potential" vs "establish" where rawang could be on the higher risk category. but nevertheless, high risk = high return. another of my 2 cents.

hmm... seems like PLUS 4th lane is still missing between Rawang - Sg. Buloh.

that's normal because many refer rawang = bkt beruntung and rawang = far.

Rawang also can invest. In fact, smaller town also can invest. the main concern is, how many % of return you want to get back and within how many years.

btw, it seems like Kepong Industrial Park or Puchong doesn't have big factory and truck.

Government no money la. have to postpone here and there. now gst in place, i think the construction will start sooner.

between toll to BCH, there is lamp post. not many and some are dim. Yes, i agreed township is badly plan. thanks to Tanco lo. 20 years ago it was a hype and promises by who else... "Tanco" and "B-end" lo. But thing change after 2008 where "pee-kay-are" took over. but still ... i think progress is slow. btw, few developers need to chip in money for Jln Bt Arang upgrade (toll to BTP junction). that's why it's a bit slow.

do give me a buzz if you drop by AEON. we can go yam cha.

Will lower price attract investors despite of all these negativities?

Not really low anymore nowadays. Emerald area property is selling at close to RM400 per square feet now. And like most said road condition is very bad there especially Jalan Batu Arang, which is the main road to go in/out emerald.

Do your own due diligent. Most of the time you do not need other to acknowledge your investment.
Some times ago, many ppl invest in Mont Kiara as majority of ppl doing it and it is regard as safer bet, and now apparently it is over supply now in MK, friends take 6-12 months to rent out his unit.

Now many focus in the south of KLV, Cbyerjaya or Sepang, or Dengkil, or even in the South of Peninsular, i.e. Iskandar Malaysia. I would foresee the oversupply in this area, as there is no organic growth on the population

rawang an isolated place man..... bad connectivity......

Which part of Rawang bad connectivity? You must give some examples to support your statement mah..

This post has been edited by 37 Exposures: May 7 2015, 11:38 AM

Organic growth is very important, many new township VPed 3-5yrs still got many empty units, that's why I like to visit new township at night..

Only pilot and flight attendants frequently go to KLIA? Travelling once a month or once in two months is more than troublesome for those who stay in rawang.

High income people do travel a lot. Senior management travel a lot too, for meeting etc. Don't underestimate the importance of distance between rawang and KLIA.

Yes. I have opportunity to invest in one more unit by this/next year. Definitely will do DD.

Many big boss in Rawang travel/meet clients a lot also, usually they use Subang Airport..less than 30mins can arrive..KK, Kuching, Penang, JB, Singapore etc...

This post has been edited by 37 Exposures: May 7 2015, 12:08 PM

Since most people comment rawang not good...so semenyih good or not?

Semenyih got few branded developers there.
Some investors just follow the brand names, location is secondary.

Perhaps Pilot like it, because it is nearer to the airport

Their first choice usually are Cyber, Subang, Puchong

Btw, whr do u dine in rawang ah? dnt tell me those mall food which is not nice haha
Will buzz u when im around

This post has been edited by Babizz: May 7 2015, 02:10 PM

developer willing to invest on the infrastructure that is "missing in rawang" as according to the quote above for semenyih...

SPS and EW both creating link to lekas (rinching/beranang)....investing in landscapes and etc

anyway rawang got aeon/komuter but semenyih belum ada lagi...

as development goes towards south for now semenyih is be better than rawang, as HSR also from central to southern... the focus is southern.... sure rawang also will boom when the focus change to rawang

but some side of rawang near tesco, have latar should have good connectivity though

This post has been edited by ANNIYAN_X: May 7 2015, 03:02 PM

Why drag Semenyih into the discussion?

people ask mah....that's y...

and we need to compare 2 things to see the better ones.. anyway some case both have the uniq plus points...

This post has been edited by ANNIYAN_X: May 7 2015, 03:13 PM

Semenyih has its own upsides and downsides. We should look at valuations.

Rawang is kind of a raw diamond lah ..
once the commercial development behind jusco are ready, that should give it another
boost to the area..

if the area is already developed, the prices of landed there will be much higher so if can see far
far in the future, better hoot now if it meets your buying criteria..

if cannot see, then susah a bit ...

Rawang is a place where one still can get a terrace sub 500k. Accessible in many ways.

Depending on one needs, it will be a good investment or own stays.

However it lacked larger parcel of land for developer to do mega township like eco majestic where nowadays we look for gated guarded security.

At most 100 acres , 200 acres land selling at premium, developer can't afford to do dev like the south bangi, semenyih types. So the attraction is far less than other area at the moment

N there are so may good food in older part of Rawang.

lafarge cement plant and other factory kill the whole environment

This post has been edited by dreamer2020: May 7 2015, 06:25 PM

I travel to Sg once or twice monthly, i still choose to stay in Rawang.
The travelling time compare to other places is negligible, to find out just google or waze.
There are other more important factors to consider other than the distance to KLIA.

It kill the environment around Kuala Garing, not the whole Rawang

This is steam emission. How about cement dust? Any trace of the dust blown around Rawang?

I don't see any besides Kuala Garing, but i won't want to stay too close like those older taman at the old town of Rawang, like Taman Bersatu & Kampung Lee Kim Sai.

hmm.... i usually dine at home. no money ma... eat at home is cheaper than eating outside. Mall food ok what. anyway, you can drop by Rawang Town for Lan Je Steam Fish. But i dislike because it's damn crowded. besides, there are many branches now. so... nothing much special. other than that, i had steamboat nearby tesco. most of the time, i go to BCH for "tai chau" or order dishes. food not too bad. This Tai Chau restaurant operated in BCH since '96 (if i recall correctly). alternatively, you can try the Garden Food Court @ Old Club House. But the food ain't that good and small portion.

Seems like Rawang dun have KTM, AEON, TGV, Starbucks, Private Hospital, Commercial, Hse, 4-Lane PLUS highway, LATAR, Guthrie. you call this ulu.

mid income ppl also travel. I also travel. I don't see a big issue to get to KLIA. I'm not travelling from Ipoh to KLIA anyway. I also work in Cyberjaya for 3 years. I don't see a big issue travelling everyday. If i was given a job in Cyberjaya now, i would take it up regardless of my staying. Perhaps you dislike travel and prefer to be near to KLIA. that's individual preference. When i travel up north to Ipoh / Pg, i save up 45 mins compare to ppl living nearby to KLIA. again... not everyone travel to ipoh. just my 2 cents.

semenyih very good. South ma.

cos in terms of distance to KLCC (City Center), semenyih is quite similar to Rawang. Rawang is approximately 38KM point to point. Semenyih shud be similar distance. If not, by extra 2 or 3 km. therefore, comparing apple to apple for those who like to compare. just my 2 cents.

Yes. Fully agreed.

i have to agree on this.. u need at least 1 hour to travel between rawang and KLIA, assuming no traffic jam.

imagine if u need to catch early flight e.g. 8am. u need to leave rawang at 5am!

and imagine if u need to travel every month..

i didn't know the distance to Airport also can become a debate.

i depart from Kepong to KLIA also almost 1 hour, so what's the problem? Jam during peak hour happens everywhere in developed town.

I used to stayed in USJ2 Subang Jaya next to Kesas which is linked to highway towards KLIA. no jam 30 minutes, peak hour i can stuck in Subang alone for 30 mins. So subang also not good by this logic?

This post has been edited by bearbear: May 8 2015, 03:37 PM

If need to catch flights frequently of course u buy near Klia. No point looking into areas like rawang. Dengkil, bangi still offers reasonable priced properties.

Rawang is for those who commute to kl yet live in affordable living environment

If u are a frequent traveler. Then Rawang is not livable.
Penang is an international airport. Many ppl traveling from Kedah, Seberang Prai, even Taiping to bayan Lepas airport, it's also take more than hour on driving. Stay near to the airport is considered an extra bonus.
In many countries. 1 hour away from airport is considered normal.

Exactly, if you work in airport or fly so frequently you should buy near it.

I have some studio in Nilai if anyone is interested.

Perhaps Nilai is not near enough. Being picking bones from the eggs, one may want to live as close as walking distance to airport check in counter.

Sorry double posts

This post has been edited by cheahcw2003: May 8 2015, 03:50 PM

I have the so called guaranteed returns 1 storey terrace in nilai bought years ago. The developer guaranteed 2 years n tats it the balance 6 years gone!!! I have zero income on tat property for 10 years until few yrs back finally some colleges set up n start renting.....

I'm scared of nilai for a long while..

I travel overseas min once a week and sometimes 2 -3 times a week.
Staying in cyber, 15 mins to KLIA via ERL, clean, fast, cheap (Rm6.20) and reliable to / from airport.
no traffic jam, no illegal parking, low crime, fresh air, kampong feeling very nice!

If I have to go into office at KLCC, 40 mins drive via MEX during peak or 25 mins off peak.

Should we open another thread - Kajang/Semenyih/Bangi/Nilai/Cyberjaya still a good place to invest? Some say not good, some say good?

Good place to invest maybe not a good place to stay, many things have to consider when comes to property, location, pricing, surrounding, connectivity, landscaping, developer, G&G or F&G, International/Chinese school, FengShui, infrastructure, Job opportunities... Nothing is perfect, try don't be so picky sometime

This post has been edited by 37 Exposures: May 8 2015, 05:52 PM

Any news from Daland TWO project near AEON?