now talk till LATAR liao... lolz

Erm.... maybe also...

In my opinion, DASH is key to Eco Garden. It will bring PJ ppl to move to North-West of Klang Valley. From Damansara Perdana link

Boss, any update on DASH? Heard currently on hold?

http://www.theedgeproperty.com.my/content/...partly-approved

Ya it's temporary setback. For sure DASH will proceed but it's a matter of when construction will begin. DASH is a vital link. If it's really not viable, Azmin Ali would have already shelved DASH long time ago just like KIDEX. Kwasa Damansara and North-West are growth areas and this is evident from the numbers of highways and MRT being built in those areas. I think he is trying to find a solution to appease Damansara Perdana and Mutiara Damansara residents.

Assuming that there is no hiccup to the completion of the SPA by Q2 2016. This project is ready to go by end 2016. And again assuming the 1st phase handover of residential units in three years time. By the time, DASH would have already been completed.

Great.. The connectivity of the Eco Garden can greatly improved then...

Good Morning to all bosses, here is my take on Ivoris and Brighton

If money does permit, get both Ivoris and Brighton. And yes, Ivoris is sold out. That said, even with money doesnt guarantee u a unit. Unit selection is thru balloting due to the limited number of units available for sale.

My vote will go to Ivoris. Do allow me to elaborate further. Predominantly in most township development, there is a commercial nerve center which acts as a 'heart beat' to the whole township. In fact, we can draw examples from the likes of SS2, SS15, USJ Taipan, Kota Damansara(Dataran Sunway), Bandar Puchong Jaya(shoplots near IOI Boulevard), Bandar Puteri Puchong(shoplots near PFCC and Giant) etc etc

Again if we were to look at Setia Alam, the same trend repeats itself. The "heart beat" is in Setia City Mall. Although, there are cluster of shoplots located in different locations throughout the township and those businesses are faring ok ok only except for Setia Prima(shoplots with Oldtown and Starbucks) which are faring relatively better. From what i can see, SP Setia did a 'mistake' by locating Setia Prima(Oldtown and Starbucks) too far away from the "heart beat". In fact, the so-called 'mistake' had been acknowledged by EW SA during one of my conversations with them.

So now coming back to EM, the learning from Setia Alam has been transplanted in EM with the whole idea of having most commercial entities in one area which is Silver Square. Herein all commercial entities will fall into one place ie Ivoris, shopping mall, convention centre, clubhouse, medical centre, hotel and office towers. Likewise, all these different business entities will add value to each other. Businesses will be able to offer a myriad of products and services. There will be synergy because each entity will draw different people to congregate in one place. Convenience is the key for all residents.

Furthermore, Ivoris and Silver Square are strategically located at Lekas interchange. Whereby all the daily ingresses and egresses will take place. In order for commercial property to thrive, it needs high traffic to stay vibrant. As far as businesses and banks are concerned, i am very certain they will be located in Ivoris. Ivoris will attract grade A tenants to come in ie banks, restaurants, branded cafes, branded furniture shops, car showrooms. And these are the businesses that we are talking about which can pay top dollar to secure a nice lot. Typically when banks sign a lease, it will be for 10 or 20 years and they hardly budge. Banks are themselves also business entity. Thus they not only cater to residents but also to the businesses in Ivoris who also need banking facilities. Businesses come in, banks come in and eventually breed more confidence for more businesses to come in. Self-fulfilling cycle will churn and Ivoris and Silver Square will be the new 'hub' in EM and the whole of Semenyih.

Normally, banks are a good economic indicator of whether an area is thriving or not. I would not be suprised if there are already agents scouting and paid earnest deposit to secure preferred lot especially corner lots(restaurants, cafes, foodcourts and tyre shops)

Ivoris is not only limited to medium to high income residents but to low income residents as well. On the other hand, high percentage of Brighton's market catchment will be limited to low to mid income residents. If Velveton is really that high potential, why EM didnt place Silver Square there in the first place? By no means am I throwing any insults to all future Velveton residents, my purpose here is just for educational and investment discussion. My sincere apologies if i have ruffled some feathers.

Touching on Brighton, the potential is relatively lower than Ivoris. Market catchment consists of low to medium income. Mainly cater to Velveton residents and nearby Pelangi and Kesuma residents. Most likely ur typical mom and pop businesses and Grade B will come in. This put to stamp that Brighton will be very similar to the Tesco Semenyih shoplots where the businesses are just surviving. This is inherently evident of Semenyih demographics and spending power. And voila you will have a "Mini Semenyih" in Velveton. There isn’t any real ‘pull factor’ for the other EM residents to visit Velveton and all the more for them to just go to Ivoris and Silver Square. Do take a slow drive around Tesco Semenyih and observe.

Even for the mid to long term, Ivoris will still fare better than Brighton in terms of rental yield and capital appreciation.

I would like to end my lengthy 'thesis writing' post with a big thank you to those bosses who have taken their time to read till the end. Hehe. Hope it doesnt bore u till sleep. Hehe

All of the above are just my RM2.6b cents worth of humble opinions. Feel free to 'donate' more.

Bro, 2.6b cents can let you sapu 10 shops in Brighton liao...

Tesco Semenyih and its vicinity shoplots from my opinion somehow still can perform better than Brighton. First, they are just beside Tesco hypermarket, attract people to come over for daily groceries shopping, while Brighton just close to some medium size factory. Don't forget Econsave supermarket shall be opened in the Rinching Business park, which is just beside the Tesco Semenyih as well. This again will serve as a pull factor to lure the residents to come over for daily shopping as well. Not to mention Setia Ecohill Taipan that shall be ready in 2-3 years time. This area shall serve as the center of commercial activity in Semenyih for sure, at least for the coming 5 - 6 years...

Second, shoplots around Tesco Semenyih cater for the needs of residents who purchase houses in Pelangi Semenyih 7 to 8 years ago with double storey starting from 170k - 300k, which currently have occupancy rate more than 90%... Their earning power definitely is much better now. Yesterday I have a chance to have my dinner at the newly open chinese muslin restaurant - Sharin Low. It's almost full house during 7pm, many families are having dinner there. Their pricing is no way close to any fine dining of course, but also reasonably higher than then common mamak store or mix rice shop. One plate of fry rice for example is ranging from RM 8 - RM 10.

Third, SEH phase 1 will be VP this year. Huge population surge in the coming 6 - 9 months is a definite now. Currently, the closest commercial center near to SEH would be those shoplots around Tesco Semenyih. I pretty sure this will cause a sudden surge on commercial activity within this area.

Brighton on the other hand, still long time to go and lack of such boosting factor.

This post has been edited by samkps: Sep 23 2015, 09:33 AM

Bro Sam

How i really wish that i can easily sapu 10 shops in Brighton. With such a huge amount of money, my investment decision will be very simple and straightforward. Not need to think for days and nights and burden my little brain with painstaking due diligence. Simply 'tikam' so to speak.

You know what, i really have a strong sense of pride in u. Even on a Monday at 7pm, u r still hanging around in Semenyih doing ur survey. Always ready, always willing to update us with latest market info. Indeed a very sharp eye for observation.

BTW, just to sidetrack a little bit ya. Hows the food quality at Shahrin Low compare to our normal non halal chinese restaurants? Anything nice to recommend ah? I have never tried it before. Talking about food makes my tummy grumbling now. Hehe.

May i know what type of ethnic group dine in yesterday? And i also notice that u mentioned "NEWLY'' opened. Could it be an one-off thingy that perhaps last one to two months? As we Malaysians are famously known for our food cravings, we typically like to explore new restaurants and new cafes opening. Could i safely say that the business volume will taper off in say about 3-4months time? So to assume that the business is doing well, is a over-statement and not really a true reflection of the spending habits of Semenyih ppl? Yes? No?

And what is your observation of the business activities around Tesco Semenyih at 7pm?. Bro, pls 'donate' more ya.

Private (exclusive) event for Eco Majestic and Eco Sky buyers!!!
Finally it comes to Eco Majestic!

This post has been edited by Jasoncat: Sep 23 2015, 11:16 PM


Attached thumbnail(s)

Boss, will u be attending the lantern festival?

Yup boss. You?
This is EM 1st Mid Autumn Festival in its current new Sales Gallery.

Btw, notice it is written there "Private Event". Last year it was for purchasers, this year also the same?

This post has been edited by Jasoncat: Sep 23 2015, 06:08 PM

Just did a little compilations on the comments / share of thoughts by forummers here on Brighton...
Post #975, #1233, #1240, #1242, #1243, #1244, #1268, #1270.

For EM and ecosky buyer only i think based on the symbol at the bottom of the pic.

Most likely won't be attending, boss. Didn't attend last year event so not sure whether it was a private or public event.

Hope this time won't be as chaotic as the previous outing.

Yeah I think so... shall be an exclusive event as last year.

- duplicate -

This post has been edited by Jasoncat: Sep 23 2015, 09:46 PM

Billing so fast? Havent get ready the money yet.....😨

Boss, I don't have 2.6 billion cents also, in here only blow water only, but 2.6 billion saliva drops also dun have..

Whether the crowd is "new toilet effect" or not I am not very sure.. I presume the shop just open less than a month.. Perhaps I will pay another visit end of the year, to let know you the outcome..

The only thing I can see the occupancy rate of the shoplots around Tesco is extremely high, easily more than 85%.. I don't think this will be the condition if the shop business are just merely fighting for survivor. Sen Heng electrical shop already there for more than 5 years now, and there are a few electrical shops in the same area as well, presumebly requirement is there..

This post has been edited by samkps: Sep 24 2015, 10:36 AM