Great quote Jason boss.

5% higher than Merrydale and 10% higher than Cradleton, bearing of smaller built up vs aka same foot print of previous phases and by time flys by of 15 months since Craldeton and 9 months since Merrydale, I believe that is very good price and fair to those who missed out earlier phases with good units or timing problem.

Furthermore, the special ness of Parkhomes aka the very crucial and main selling points of 20ft internal garden and 30" linear garden.

Hmm, Cradleton is being the watching island as it was being the 1st majority of launched and the 1st ever of the township as a terrace houses, the most accomplished products with buyable, affordable to boost up a scale of population in earlier age of the township.

However, I may comment that every buy is a good buy providingh we found a good timing for "exit "

Hehehe, floor plan must be very very hot, but temporary surely available only at EcoWorld Gallery ...

Yeahh, it had been 15 months since most of us had signed the S&P of Cradleton ...

Yes, it's a good move by the developer to remove the nett balcony, lanai, verandah size from the initial built up size for landed properties although the balcony / lanai is internal house.

It could be loosely used but it's all depends on the authorities to determine the income bracket for the nearby housing development, costs of land and etc.

Up north in Penang, some location is quite equal to KV prime area but not entire Pg have same value of land costs.

It's better for government to increase the affordable scheme to RM 400k price mark since the property price had increased and that would be a price tag for an old subsale apartment in most of the prime area in KV, such as Puchong, Bkt Jalil, Damansara, OKR, Kuchai Lama and etc similarity

RM 42k is vastly a low costs development and definitely be amongs of affordable homes but some of the housing authority benchmark it for the purchasers' application to buy it via PRIMA, Rumah SelangorKu or RUMAWIP ( if any). A certain income bracket individual or household income do not eligible to buy so.

That is very very quick ...

I think he meant the central buildings of the photo, which actually a 4-5 storey parking building but that is for Karisma, which to be launch later, probably early next year

Rumah Selangorku is Simfoni, 100k and if also not mistaken, no free car park but open air car park with first come first serve.

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.

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.

Hmm, perhaps below is my small opinion.

On the masterplan, it looks The Ivoris have the upper hand compare to the Brighton, where the Ivoris was located to the exact commcerialized areas, all precincts within EM, neighbourhood of SEH2 and the accessibility of the new LEKAS interchange.

However, I feel both have their own reasons to take a look on.

The Ivoris, looks a grab on before where there are no such pricing of a commercial shop for below 2mil launched in 2014 or even early 2015s. The definition of potential is there due to surrounding suburbs and expectation of the housing area were all min RM 600k onwards, scale to RM 1.2mil averagely of Tenders, before the upcoming potential of current commercial plots next to itself.

The potential is there, but yet to mature and most purchasers would assume and ponders it could be estimated a wait of 5 years from now for potential capital hike and a projected 10 years could be handsome or lucrative payoff where on going projects are tentatively to be matured after 5 years of completion ( Gentlebre, Cradleton, Merrydale, Tenderfields shall be 8 years completed upon 2024 projection )

The Brighton, the 2 rows of the shops with a target segment of low to medium term with panic button "exit", is targetting the future of Gentlebre ( slower pace, due to self built bungalows ), higher end Noblegate ( expected could be semi-ds, or else, mil dollar cluster or superlink / parkhomes ) and mixed it with the crowds of Simfoni, Karisma and Harmoni, thus this cluster would have more occupancies / crowds within 5 years from now and let's taken into consideration that, the folks / crowds from the maturing on Jalan Semenyih / Jalan Kesuma are easily accessible to the Velveton or the area of The Brighton.

IMO, The Ivoris is tend to be greater and outer profit or potential with the longer period to hold, but The Brighton holds the current potential of the mass marketness compare to The Ivoris and falls under the segment of medium term btw 5- 10 years. I expected The Ivoris would be clear cut if the SilverSquare would be successful upon 10 years project and surely, lower entry price compare to Brighton.

If the Brighton purchasers are the quality of The Ivoris holding power, there would be no fire sale and my quick ponder would be are they selectively to choose their tenants or just simply rent out to cover monthly interest? Eloese, if these buyers able to pull on the mass market business, The Brighton would be a success ahead of Ivoris before 2020.

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.

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.

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.

Front row is facing a few lanes main road, something of a Persiaran Majestic bla bla bla, defnitely it involve some costs of marketing or branding if the tenant / owner looking to set up a business there, say, banks or some brand anchor tenants ... meanwhile, if some dobby shop, restaurants, smaller business, could target the cheaper rows. Further, majority people are aiming and demand for the rows facing main road. My small opinion.

Bro, 7A to 7D is just part of Mellowood, yet to launch.

They intend to launch the Parkhomes serie first, which is 7C and 7D, probably end of this mth or early Nov. This is very different compare to normal terrace house or even Cradleton and Merrydale. U can visit Eco Gallery for the mock house modal and floor plan.

But 7A and 7B could be different of layout compare to 7C and 7D. Yet to know.

Good luck!

Hmm, if me, I go for cheapest row, aim the FIRST unit of intermediate next to a corner.

If cash flow no issue, could be front row, same unit. More power for asking price.

Ohh, bcz we are merely discussing the best unit of intermediate.

Hehe. See u guys at 25 Oct.

Very interesting to hear the talks and Mellowood's Parkhomes.