and please check with ecoworld what is the bumi allocation for these selangkorrumahku....in EcoMajestic

I know setia alam ones....all 50% bumi allocation.

From my experience, 3 lifts to cover 11 storey buildings is quite sufficient, unless each plot of stratified unit is heavily densed with 7-8 pax per unit averagely, or mini size of the lifts else, definitely sufficient.

The timing ratio of the 3 service lifts is better than a block of 30-35 storey with 8-10 units per floor ( accumulate it to exactly 308 units per block as per comparison ), albeit, size of lift and quality of lift could be an impact.

I did not even ask them. Since they are senior staff of Ecoworld, I just take it at face value. Even if they explain, I will not understand as I don't even know the place well. Maybe since Brighton is to be launched soon and Ivoris is a foregone history, they conveniently said They prefer Brighton.

I am seeking advice from all the taikor here who know the place better to get an independent view. I also also waiting for SEH to launch their phase 2 and hopefully it is still affordable by then.

Sam Kor, hmm, personally I didnt see a big issue here, given that the stress was being an owner of a RM 100k apartment in a modern township albeit, it was Rumah Selangorku. If lift would be an issue, the buyer even couldnt consider a medium end condo ( with double ceiling of the Simfoni's low rise 11 floors ) or even a 30-35 storey condo with 4-5 times price higher.

For a block of 11 storey cum 28 units per floor structure, given an occupancy of 90% of 308 units, during peak hour, it wont take much longer time than a multiple storey blocks as the timing of a busy lift to travel each floor from 11 floor to 1st floor and upward back to 2nd and simultaneously 11th floor is a 21 times travel with a max of 21 minutes. It's equivalent for a 30-35 storey condo and I wont assume each floor taking the lift at a same time, let's divide 2.

For most of the condos that I myself heavily know of, say med end worth RM 400-600k now, the time consuming of 3 lifts servicing lesser floors were better off multiple numbers of the floors.

Predictably, in behavourial of RM 100k owners, most of these people would be young age at btw 21-28 and these occupants who stay at level 1-3 woudnt mind to take staircase to reach their car park or, perhaps I more expectedly, they are carrying their helmets to their 2 wheels bike.

I not sure which 3 lifts apartment, can be so heavily traffic at the hour of 8am and 6-7pm.

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.

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 ?

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 

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.
--------------
Post #1252 by Samkor confirmed land in few pieces.  Network problem, very slow in sending...

And also WCE

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

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.

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 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. 

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

Mellowood Parkhomes. Starting price looking at rm900k. The advantage of Mellowood Parkhomes is that the front of the house ie the living hall and kitchen will be facing the greens and not a road like a normal terrace house like Merrydale. So for families with young children it will mitigate the danger of a child running out and being runned down by a vehicle.

The salesperson told me they are looking at min gross price of rm900k for the cheapest unit. They have not finalised the rebate amount yet. So after the rebate it may drop to a nett price slightly below rm900k (this is just my guess). When i told him, it sounded expensive for an intermediate terrace hse, the salesperson highlighted that the parkhomes has its advantages over a normal terrace hse in terms of safety for children and also every new phase launched, there will be a slight increase in pricing premium. That was how he justified the rm900k price tag. Anyway on 25 oct, Chang khim wah (CEO of Ecomajestic) and the renown Joey Yap will be giving a talk on the uniqueness of Mellowood and this may form the justification of its heftier price tag. For those who wanna know more on how Mellowood stands apart from the previous launches, do make a beeline to the talk held at Ecomajestic sale gallery on 25 October.

Sth long anticipating will be revealed soon.....

The
SRJK©? =p