Why nobody recommend I-zen 1 or 2 since the location is not bad? Any issue?

One thing is that the mk condos are very well maintained... so some of them are ageless although the design may be outdated but some budget for ID can fix this..

Any comment on lanai kiara?

well, i personally don't really like izen1/2 due to next to highway, hence noisy, but its very convenient next to mall. besides i think izen1 is mostly smaller unit, ts looking for big unit

This post has been edited by corleone74: May 24 2015, 12:05 PM

just next to highway. but it's cheap and wakling distance to mall. last year transacted 600-700k for 1700 sft units. very good value for money and MK address.
not sure if th 1700sft units have 4 br, though

This post has been edited by corleone74: May 24 2015, 12:11 PM

Saw a 3+2 unit for 1 mil at la grande. What is 3+2? 3rooms+study room+utility?

http://www.lagrandekiara.com/la_floorplan.htm

1 master room
bedroom 2 & 3 with shared bath
1 study
1 maid room+small bathroom (access from wet kitchen at the rear of the unit)

This post has been edited by corleone74: May 24 2015, 07:46 PM

Residensi 22. New project by UEM Sunrise

Thanks

Which MK condo the best for investment, within 600 -700 k , any sizes will be accepted. Positive cash flow from rental based on 90% loans, 35yrs tenure, minimum 5% appreciation per YR.

your repayment will be 3k a month.
difficult to find positive cash flow.
can try verve suite, but unlikely to get positive gearing
can also try lanai, casa kiara 1, laman suria or vista, those cheaper priced psf condo there might able to achieve +ve cashflow

This post has been edited by corleone74: May 24 2015, 09:23 PM

my suggestion is to see for yourself and which condo you like, also the units as price may differ significantly in the same condo for eg. Lower floor versus high floor, highway view (which can be noisy) versus mont kiara view etc.

Personally i like east side of kiara as it is more exclusive with low density mega condos e.g. Seni, tiffani, la grande, lumina, kiaraville. I suppose this is why pavillion hilltop is built here - nice but > 1.7m

Obviously the price tag and maintenance fees are higher i.e. > 1m given the sizes. Also very near to publika and solaris. If you like the area but on a lower budget, across the road is hartamas regency 1 and 2 which is more affordable but is near small htc but just across publika.

Thanks. ya, verve suite can't get positive cash flow from what I checked and already viewed some subsales over there. Owners are cash rich and request for max profits.
the rest I need to check one by one, thanks.

at first i thought for 35 years loan tenure for young man like you maybe can but after some quick checking, i doubt you can get +ve cf too. eg casa kiara trasnacted 700k+ 1235 sft but rental only 2.8k-3.2k. after deduct off maintenance fee, cukai, repairs, pay agent commission, bla bla surely v difficult to get +ve cf. also must factor in possibility of the unit empty for 1-2 month in between tenants... the only way is take 70% loan ie put more money down

edited: try bayu. i think thats the best bet for rental yield, location better than jk3 too.

This post has been edited by corleone74: May 25 2015, 08:49 AM

Shortlisted la grande and mont kiara meridin. Any comment on mont kiara meridin?

both facing highway, a bit noisy.
for lagrande unit B based on layout for aramis tower is probably the best unit.
btw the two i think meridin should be better but get a unit facing mk28, and get a lower floor!. sunrise residents have perks like usage of the sports center, free bus ride to publika, kl sentral, and other community events etc also uem sunrise manages most of their condo there, that helps keep the area nicely maintained. not sure about meridin's unit layout though haven't been there. note that meridin density is almost 100 unit per acre, ie small plot. so not really low density like some of the other mk condo. unlike lagrande meridin is also not walking distance to any shops or amenities, have to take a short drive

this is strictly my opinion., but if i were u i'd look at aman and banyan too. they're more expensive but nicer & better located than those u shortlisted.

This post has been edited by corleone74: May 25 2015, 09:18 AM

out of curiosity, have you seen the actual condo and units? Share with us your "feel" after visiting....

My personal views after visiting is meridin is wee too near to the highway for my liking (i think just in front), shell behind it but cannot go and pump petrol.. then again, plenty of MK condos facing highway also still hot... look at google map and you can see...

meridin entrance guardhouse design is kind like narrow, and no any "grand feel", the entrance is beside the row of shoplots, so kind like not match with the "million" condo unit...

guess i need to increase my budget to 1.5-1.6 mil for 4+1 condo like lumina and kiaraville. How was the price for condo at mkfor the past few years? stagnant? or increase slightly

MK prices were largely stagnant from 2004-2008, then took a dip from 2008-2009 (lehman bro crisis), then from 2010-2014 have seen steady appreciation of between 20-30%
of these, units below 1M have appreciated a lot with volume.
larger units > 1M have also appreciated albeit a bit less dramatic.
mega budget condos > 2M are a bit stagnant in the sense that there are less number of sales. But again, that is not necessarily true for all, as MK 10 has also done very well.

some examples:
meridin 2010-2014 459psf-620psf 30% up
kiaraville 2010-2014 551-692psf 25% up
seni 2011-2014 677-792psf 16.7% up

MK10 2011-2014 672-944psf 40% up


references:
http://www.theedgeproperty.com/my/trends-a...a-meridin-10600

http://www.theedgeproperty.com/my/trends-a...ara-ville-14392

http://www.theedgeproperty.com/my/trends-a...ont-kiara-16237



http://www.theedgeproperty.com/my/trends-a...mont-kiara-8541

This post has been edited by corleone74: May 25 2015, 03:14 PM