Every brand new township like to use Setia Alam as benchmark.... But have to bear in mind when Setia Alam was launched in 2004, they started from very low base pricing ie from RM198k for 20X60. They built their base and reach the critical mass quickly due to the low pricing. Furthermore i suspect the ratio of own stayers vs investors/flippers much higher therefore not much of available units during subsale. Even Setia Alam during 2013/4 where this mass landed were selling from RM588k, it is clear that the sale were slowing. SPSetia switched the strategy to sell the medium cost apartments to allow the landed absorbed in the market gradually.

This TA + ES + BR accumulatively will flood the market with 3000units (and still counting) for next 2-3years and none of the units are priced below RM600k with exception of chimes. Also i suspect the ratio of investors is much higher than own stayers.

All the best investors with strong holding power!

It depends on how quickly the township is filled with real owner occupiers and tenants.

Not easy to rent out landed property as the reno cost can be high and rental yield is not attractive. some owners rather use the fund to hold it empty rather than spend it on renovation.

In perspective, my fren rented out his AI Citrina for RM3500 which only worked to be 3% rental yield based on developer price.

This post has been edited by gks: Nov 19 2015, 02:52 PM

definitely need to spend more to secure this RM3500 rental inclusive built in kitchen.

Which is precisely where i am coming from where you need to spend quite substatially to rent out at reasonable price and even that the yield is low. For some owners, they rather just use the reno fund to hold the installment. And therefore most of the time you observe it will take longer time to fill up landed development since most investors are not keen for rental market.

This post has been edited by gks: Nov 19 2015, 03:07 PM

For rm1.5k rental for RM800K property, any savvy investors will most likely leave their property empty. Not only lightings, ceiling fans and curtain (most tenants will also ask aircons as well), do not forget you need to spend to do some built ins (Not possible for tenant to rent a RM800K without proper kitchen), you also need to live with wear and tear 2 years down the road after the tenant is moving out.

Talk is cheap bro. Everyone always claim they have holding power. You need a lot of faith to hold empty without rental income and not sure the direction of the property market heading in next few years and keep bleeding few thousands a month. If you have one empty property is fine... Some investors aggresively purchased multipled landed properties in far away land.

Let's see how Bandar Rimbayu perform in next 2-3years.

Personally i believe self-contained township should have mixed of balanced development from low cost to high end property. For example you need the lesser well off group ppl to move in otherwise in future how you have hawker or street foods, helpers, nannies, cleaners etc?
The more importantly is how developer design the masterplan or to have police bantuan (like setia alam( to alleaviate the concern of security etc.

personal i think we need to live in bigger world and not within our cocoon. Just because they are poor doesn't mean we have right to discriminate them as criminal. In fact i found most are nice ppl. Shouldn't let the minority affect all level of society to live harmony. The mindset starts from ourselves no need to compare with Japan, Korea or Taiwan.

EW so far.. no completed phase yet... Do not know how is their house delivery quality.... Eco Majestic first phase should be VP-ed by end of this year...

How SPSetia DNA.... grand on outside but wanting in inside.