you have decent choices. but not new, or even recently new, for the size u r looking at.

more like 3+1 rooms.
in order of oldness you have:

almaspuri, angkupuri. you can get what you want with change.
astana (i think have 4 roomers, you need to check)
can also try aman. need to nego a bit.
kiaramas ayuria.

sizes are about 1500-2000sft. psf currently around 600-700rm.

for hunting around in MK, you need to zoom in which specific street you're keen on, then proceed from there. do a little groundwork first, see which area in MK you like. then spend some time looking at pictures of the condo units for sale in propwall/iproperty. then start calling agents to bring you around. theedge property portal now gives transaction data and for MK, there are plenty, so you know what the rough fair value of the condos.

good luck

This post has been edited by corleone74: May 23 2015, 07:18 PM

forget about mk11 you need around 2M.

http://www.theedgeproperty.com/my/trends-a...mont-kiara-8545

This post has been edited by corleone74: May 23 2015, 07:20 PM

yahp not bad.
kiaraville also can get 3+1 BR

http://www.iproperty.com.my/propertylistin...ominium-forsale

tiffani, too. 1700 sft .

many choices

This post has been edited by corleone74: May 23 2015, 08:36 PM

actually i think ayuria is a good choice, i notice many buy for own stay there. can get around 1M mark too. nice quiet and cooling environment, the only downside is lack of transport option and also maybe a bit jam coming out to the sprint highway

This post has been edited by corleone74: May 23 2015, 08:53 PM

tiffani small unit 1+1 BR maybe about 1k psf for 800 sft
but the 1700sft 4 BR is 700psf nia. good value.

This post has been edited by corleone74: May 23 2015, 10:08 PM

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

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

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

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

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

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

try bayu. due to certain unfortunate incident there, the price is depressed. in fact there was a unit last year that could be had for 630-640k 2 br 10xx sft, (i didn't make an offer, but i felt the agent was quite keen to close the deal) and rental were 2 korean ladies who were sharing the unit for rental above 3k. it was not on any of the "unlucky" floors.

http://www.theedgeproperty.com/my/trends-a...iara-bayu-10598

check the sales tab - 10xx sft 2bed from 600-700k
check the rental tab - same size unit rental 2.7-3.5k.


This post has been edited by corleone74: May 25 2015, 08:31 PM

you're right but sometimes an opportunity may still present itself if one is persistent enough

This post has been edited by corleone74: May 25 2015, 08:27 PM