Chris boss, great analysis.
I'm of the view that Gentlebre plus Noblegate together provide inadequate volume (more so these are dedicated to be high-end precint which is ecpected to have lower density) to support the commercials at Brighton though this will be largely compensated by the large number of residents from Velveton and the nearby residential area in Kesuma. Of course the schools nearby there do help. For any location further (out of EM township), I may have doubt whether the people will drive in to the East Gate or will just drop by the shops along Jalan Semenyih for the sake of convenience. Further, looking at the masterplan, the Velveton is also deemed next to Ivoris, thus I just can't simply assume people stay in Velveton will come to Brighton - perhaps 50% to 60%?

Other factors to put into consideration is the type of biz that one expect will sustain in the vicinity and the expected targeted crowd (diff spending power) that will be pulled in which may in turn affect the rental yield and capital growth. In this respect, Brighton is located between the precints with residents of strong (Gentlebre, Noblegate) and relatively weak (Velveton) spending powers. So what will be the biz mix then is sth quite interesting to me. Just for instance, will a Starbucks or Ah Kau kopitiam survive better there? I tend to believe more typical local brand will be there, based on the residents composition.

Notwithstanding the above, I'm still considering... of course if given the chance and budget allows.

Aiyo. Not everyone also quickly park their car after 6pm and wont move after that.

Some people would go out buy grocery, go out dinner, go out find relatives, go out cari kawan, go find gf, go out work nightshift, go out supper, go out lepak at Swan Lake, go red carpet ngan awek, go out for cinema, go out for teh tarik, go out makam bola minum bola etc.

Why need to worry if there are sufficient car parks available? Low cost is more simple, build more motor bike parking.

Jason boss, I share your sentiment.

Gentlebre is vacant bungalow land after VP and from my perception hardly to attract residents to build the house and move in straight after the VP. As a matter of fact, I presume they only will come in when the township already in shape, with most of the amenities / commercial entities already in place. Noblegate on the other hand we still unsure the type of development, number of units / density, and most importantly when it will be launched. I heard tenderfield precinct till date still have some units unsold. Mellowood Parkhome would be the EM main focus for at least the future 6 months and under current market sentiment, shall EM push forward the Noblegate units as well? There are just too many unknown.

Relying the residental area in Bandar Kesuma Barat to chip in for the commercial activity in Brighton is just too risky. There are two rows of 1 storey low cost shop in front of this residential area in the past 5 - 10 years, but till date they are still half vacant.

I presume the sustainability for Brighton shall rely heavily on the the low/medium cost apartments in the Velveton precinct, at least for the first 3 - 5 years after the VP.

Thanks in advance, but probably it was just a small view from my perspective but every investor has different target segment, ball game and the rolling of the game, hence time and exit point.

It's great that we are about to compare it with The Ivoris app to app comparison and fact findings but the fact was it had been fully sold and we clearly know the superior response from a pool of serious and keen buyers who afford to know themselves well to pluck in a cheque with a risk of non refundable RM 100k back then.

On the Ivoris, IMHO, nothing is clear winner from the pool of fronting main road at RM 1.68mil vs RM 1.4mil ( last row ), as both investors should know what is their target segment and if own use, what sort of business to do. If I am a own occupant for English style cafe, restaurant or etc, I wont take the main road unit but instead the cheapest unit. But, I would see the flow of the cars turning from the main roads would be they key of traffic jam row.

The best anticipated tenants to move in would be greatly the banks, 99 mart or KK mart, 7 Eleven and so on before the populations attracted the likes of McDonald, KFC or Pizza Hut.

As the zone of EM / SEH / Semenyih is tentatively classified as Zone 2 ( behind the likes of matured PJ, Puchong, Subang Jaya, etc ) commercialized, if a bank to move in and depending which bank it is, my prediction would be the likes of MBB, PBB and CIMB would prefer the catchment within The Brighton due to their consumer segment is targeting mass market, hence nearing school and apartments would be their catch for small to medium or B to C branch. If both commies are maturing, the banks would select the intermediate unit nearest to the corner lot as their C segment branch banking, thus the likes of Alliance Bank and HLB is on the go. If ghe particular bank is die die to wait it is matured and to move in, it would be anything within The Ivoris or SilverSquare.

I assume the layout plan for both is about the same but not sure of the ceilling heights of the Brighton's ground floor, whether it is as high as Ivoris.

If I wanted to consider which shop would be more success in 5 years time from now, I believe it would be Brighton. Long term, quite equal in business opportunity but Ivoris would have upper USP and sufficient commie zone to grow it much further and hotter.

I think 3-4% ROI, estimated at RM 4.5k to RM 6k is quite do-able within 5 years from now, where the period is actually the township's " filling in period " as the spenders are mainly from Cradleton, Tender, Merrydale ( all these completed 3-4 years by then ), Ivoris was testing the market for 2 years by then and Simfoni is suppose to have been completed 2 years in 2020. 3% is very do-able, I am not sure of 4% as, we need more times and performance of th township itself before it lures upcoming opportunity to the EM.

Some shops are doing well at 4% ROI in SS15, but there were also some shops were doing badly at 2% ROI, I suspect the accessibility problem and business occupants swing the flow of the crowds. Puchong, very crowded, but not many shops are doing very great in ROI esp, those just bought after 2012, Bdr Puteri Puchong is one of the example although the amenities were there.

Very great insight indeed from jason's boss.

I believe the school surrounding the Brighton and apartments would highly contributed it, am not sure how many of EM families would send their kids there, perhaps 70-30% ratio for convenience? if that is the ratio, it would hugely flows the vehicles from the northwest such as Cradleton and Merrydale, since this precincts contributed a housings of over 1.1k and I suggest that if the shops are opened with business, I would see the people from Kesuma would drive in here to check out the latest addition or what is missing on Kesuma area nor behind Tesco area, which I suggested a mass market commercial zone of 80% Malays and 20% others.

IMO, commercials is very different animal compare to residential, where we can expect and assume the growth of it.

I taken an example of small commie zone of The Link, Bukit Jalil, about the same size or units like Brighton where when it was sold during under construction, it was near KESAS but that time, 7-8 years back Bkt Jalil is yet to grow further and none of the high end apartment is there yet. It was RM 1.6-1.7mil for a 3 storey shop and yet upon completion, the area was growing with populations and it remains at RM 1.7-1.8m for 2 years plus after completion with lack of occupancy. A blink of eye into the 3rd year, everything was change and subsequently the shops are filling in, in quick mode to in and out before the emergence of KK Mart, some developers, Old Town, Hailam Kopitiam and HLB. It was nowhere less than 3 mil now. As I normally eye-ing closely on Bukit Jalil, I see the importance of the owners' holding power, pioneer tenants quality and the pool of owners to bring in the tenants and help them.

2015 Sep 21

Developer joins Selangor govt in its Rumah Selangorku initiative

ESTABLISHED developer Eco World Development Group Berhad (Eco World) has launched its first range of affordable homes in Eco Majestic, Semenyih under the state government’s Rumah Selangorku initiative.

The three 11-storey apartment blocks on a 4.42ha freehold plot in Precinct 4 of Eco Majestic will see 870 units, priced at RM100,000, with a built-up of 750sq ft being constructed in the area.

Called Simfoni, it will include elements of colonial architecture.

Officiating at the ceremony was Selangor Mentri Besar Azmin Ali.

The event also marked the opening registration for those who qualify for the scheme.

Also present were state Housing Committee chairman Iskandar Abdul Samad and Kajang Municipal Council president Mohd Sayuthi Bakar.

Eco World chairman Tan Sri Liew Kee Sin said the group was proud and delighted to be a part of the Selangor government’s initiative to provide affordable homes for all in the state.

“At Eco World, community building is an important aspect of our business and we strive to live up to our mission of being a caring and responsible organisation which actively contributes back to society,” said Liew.

With a gross development value of Rm11.14bil, Eco Majestic has been planned with more than 40ha of green and open spaces and a sizeable 60.7ha commercial precinct.

Eco World president and chief executive officer Datuk Chang Khim Wah said they would enhance the township by providing a range of amenities including parks, schools, sports facilities and commercial options.

“The first batch of shops will be ready in time for the handover of our first homes here in the second half of next year,” he said.

Azmin said fulfilling the increasing demand for affordable homes was among the state’s challenges.

He added that as of last week, Selangor’s reserve had increased up to Rm400mil.

Among Selangor’s area of focus, next year, included affordable housing projects which were not only affordable but equipped with new designs and concepts that was conducive for the people.

Azmin lauded the group for its efforts, adding that the location was strategically placed in Semenyih and that he was impressed by its landscape, design and ambience.

In March, Eco World opened the Eco Majestic Red Carpet Bridge, which is part of a new link road from the Semenyih Toll (Exit 2102) to shorten the travelling time for those going to Eco Majestic and to avoid the heavy traffic on Jalan Semenyih.

To-date, the group has spent Rm10mil to upgrade the Bandar Tasik Kesuma junction which leads to the township’s East Gate entrance.

Eco World is also working towards opening the dedicated LEKAS-ECO Majestic Interchange, which is about 5km from the current Semenyih Toll (Exit 2012A), which will lead motorists into the township’s commercial precinct.



The interchange is expected to reduce travel time from Eco Majestic to Kuala Lumpur by 30 minutes and is slated for completion in the second quarter of 2016.

its all about cost lah...

to build a 11/12 storey building vs a 20storey building....the foundation, safety measures all different...and probably cost a lot more. the benefit/cost analysis doesn't add up to sell at 100k per unit even with the extra units to sell (12-20 floors units).

http://www.theedgemarkets.com/my/article/e...-kuala-selangor

Thanks Wan83 for the heads up!

Eco World buys 26 parcels of land for RM15b township in Kuala Selangor
http://www.theedgeproperty.com.my/content/...-kuala-selangor

The size of Kwasa Damansara

in term of distance to KL it almost similar to semenyih ? anyone is familiar with this new project that i think gonna happen soon soon soon ?

Next to hillpark and puncak alam Shah Alam, not far away Setia Alam..

2198.40 acres, size is huge... Problem is the land is scattered..

This post has been edited by samkps: Sep 22 2015, 04:52 PM


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If following the tradition, there should be new infra from this landbank to Gutrie / LATAR..

Kwasa is in 1 piece right?
Not sure EW's ones are in 1 big piece or in few pieces (I believe so) as there are 3 developments involved - a township named ‘Eco Gardens’ (1,400 acres), an integrated and gated industrial hub ‘Eco Business Park V’ (518 acres), and an affordable homes’ portion to be known as ‘Laman Indah’, which will be built on the remaining 280 acres.
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Post #1252 by Samkor confirmed land in few pieces. Network problem, very slow in sending...

This post has been edited by Jasoncat: Sep 22 2015, 04:58 PM

hehehe, Kwasa is not very far away from this land..

Perhaps following are the distribution of these 3 developments...


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In terms of distance, EM to KL City is nearer than the above new lands to KL City.

And, I think this new mixed project fastest also going to launch end of next year.

I belive there won't be exception

Billing 2B (15%) for Cradleton unit already out....

And also WCE