Yeah the coming one is called Brighton. Only 46 biji - given the limited number of units, likely not open to public but not confirmed yet.

The "1st phase" of the commercial lot is Ivoris, starting from RM1.39M. Location wise, I prefer Ivoris which is next to the Silver Square - the heart of the commercials of EM township.  Ivoris, for some reason I miss the boat though I wanted it.

For Brighton, I have reservations about its location which seems to me "sidelined" from the centre of commercials of the township.  Nevertheless, those staying in the thousand units of apartments in Velveton precint near Brighton, other nearby precints and out-of-EM housing areas like Kesuma may frequent the shops there more often.  Another plus point is schools are nearby too.  However, accessibility wise, as Brighton is located near the entrance into EM from the East Gate, it loses out to Ivoris which is likely to see more traffic flows from the EM interchange (once ready) and North Gate, and probably from SEH2 once SEH2 developed.  The Ecohill Link starts from SEH, cuts through EM (from North Gate) and will continue to SEH2.  Basing on this, I expect / wish Brighton will be priced not higher than Ivoris but seems I'm wrong.

Rental yield, I conservatively estimate 4% - 5% for Brighton, not attractive but I do consider the capital appreciation too.

Your thought?

I don't think less competition lo. Should be more gan cheong than Ivoris ballot. 

Any taikor or TKJ can compare the pro and cons between Brighton and the Semenyih Rinching Business Park new shoplots?

https://forum.lowyat.net/topic/3683694/+20

No doubt, Rinching Business park is 3 floors and cheaper than Brighton. However, for commercial shop, I think price should not be the only factor I suppose.

Good if someone can share some insights on this..

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.

From yield perspective, it would need about RM700 - RM800 extra rental from the front rows to make it comparable with the back rows which appears to me reasonable.  From capital appreciation perspective, I would say that the gain / the sales proceeds would be enough to compensate the extra RM200k (ie better sale price for front rows then - of course on the assumption that biz there are all ok, else may have little of nil premium)