If he plan to move in after VP then could be 2-3 years but the place will be virtual construction site.

Hi, I am currently consider to invest in this area since there are three prominent developer in this area. I foresee this area has lots of potential and the only drawback is the leasehold title.But the price tags of newly launched is > 800K (and no all units are facing north/ south) +hefty maintenance charges, I considered sub sales as well. 20X 70 is kind of small for us and 644K is not really that cheap without G&G.

Just want to ask, You sure that some chime owner willing to let go with only 50K profit, i.e,. that is 580K + 50 = 630K?

I get confuse, someone else said previously is around 700K. Are you trying to say it is possible to negotiate the price down to 630K because many units on sales?

The actual prices that we paid should be the transacted prices + 5 % on misc charges? (for example, if I purchased at 700K, then I need to pay 700K + 35K)?

Yes, misc charges is those legal fees, valuation fees, SPA fees etc.

Can I say that the prices not really increase so much after VP? Still remember many ppl queue up for their first phase.

Any rebate or gooding offers by the developer for their new phase? Forget to ask them today.

Two in one, Long term investment but mainly for own stay.  . But of course I wish my own property can increase price in long term, can shout about it among my friends.

My understanding is that the purchaser need to folk out close to RM300 for the latest launched G&G dsl due to the strata title. Eco Sanctuary is even worst, RM500 but the first feeling come from the design of the house is a lot better. The clubhouse is not the necessity for me.

Are you an agent? The lower price units that you talked about are those T-Junction units, beside TNB substation etc?

I agree here..If you are buying for yr own stay and NOT for investment, I think you can go for subsale market. There will be plenty of units available, and you pick the one with the best feng shui.. I am sure for every phase, there will be more than 50% for sale in the subsale market.

Owners would want to sell high..just wait, as it is a buyers market nowadays...Furthermore with banks increasing interest rate next year, you can drive a hard bargain..

FnG stands for fenced & gated?

I heard from SA RM29X for wisteria.
TA maintenance fees is ~RM310.00
May be not included sinking fund.

Upon VP, need to services the loans instalment added this maintenance fees is really 

Sometimes i feel quite JAM, like sat afternoon.
If you want to go out Kesas, consider 1 road.
If you want go KK / Bukit Rimau, consider got 2 or 3. Because you still can before the main roundabout turn left to another roundabout to come out Golf Club or Columbia Hospital.

Yes, TA still can reach Kesas. But I assume everyone want to go Kesas is go Subang / KL direction. So mainly still is KK mcD roundabout.
Unless you want go Klang direction.
Of cause now also can pass through Columbia hospital out Kesas to Klang direction.

with loan installment around RM2500-3000 for chimes.

who are you targeting for rental? what is the rental profile?

isn't it high for this area? bandar saujana putra is much cheaper to rent.

worst, rent out at RM1500 and top up?

I think normally bought landed investor, basically they are waiting for appreciation not actually rental yield.
So maybe they will hold long term, so in mid way can collect rental.
Not sure there can rent how much there.
But like kemuning utama, if now bought subsales RM800k++, installment around RM3500. But rental is around RM2000-RM2200.

Interm of outlook and location I quite like The Zest. There no issue like other condo on rent to black people and etc?

wah seh...not bad got sleeping bags, need to bring powerbank so can play phone while waiting
will i see u there? 

Penduline no ballot.  IJM do it by queue number distribution @ 9:00am.  So if you like to select your desire unit, you have to queue to avoid unit taken. 

IJM is not too confident on the launching (my personal opinion), that's why they prefer to launch 100 units in one go only.  Depend on the response only they will release the balance of the units.  Depend on response, they will release more number of units.

May I know where do the buyers of this project come/migrate from? Rimbayu is so far away from KL city centre. It is > 1 hour drive? This is like driving from Seremban to KL

It is 30 mins drive to Subang, isnt it? That is why I am curious where do the buyers come from

If rebate 10% more ppl will qqq

Nope
Every morning I 610am from kemuning.  640am reach bukit bintang with kesas + federal with toll free. Even you can reach by kesas + max to bukit bintang with toll.
Condition no jam