based on published info, not a single subsale transaction for the residential unit? So the reserve price of RM425k may not be reflective of the current market value?

As this is the first unit in lelong market, there may be some newbie or inexperienced buyer that will bid at this price

Those that do their homework will know that there are many more that will enter the lelong market in the near future and the value of this property in lelong market is approx $350K

https://www.edgeprop.my/rent/kuala-lumpur/c...86106&stations=

Based on asking rental and reasonable yield, RM400-500 psf is about fair market price.

Not at all, just share what I learned in class on price theory. How do you value a property? Whim and fancy, gut feeling?

If landlord ask rental based on yield. Buyer could similarly expect price based on actual rental yield.

The irony is those overstretched and bought over priced property believe they were the expert and gold fingers, could defy the law of supply and demand and gravity.

From planning, approval, construction to vp of condo could take over 5 years. Overhang didn't appear suddenly or from no where, and the law of supply and demand is well known and long established.

In economics, price could distort/defy/manipulate/etc in the short term. However, long term economic equilibrium always prevail.

As rent is more elastic, response to market demand and supply faster, is a leading indicator of property price.

Property are sold at auction because of stupid people buying overpriced property without knowing their ability to service their loan

it's auctioned off at below market price because those expert knows the valuation of that said property and it's actually below market price

If ain't broke don't fix it, why need to reinvent the wheel when proven theories are applicable?
It is a no surprise that the herd get eaten.

Bruh the hidden / convertible bed thing will not last lol if you pull up and down very often. I can see how  4 people sleep in it but not 6. Even then there will be hell of a lot problem with the arrangement. i.e no privacy, can't use downstairs electronics (stove and tv ) if the person sleeping downstairs don't want any noise.

https://www.freemalaysiatoday.com/category/...st-house-buyer/
Read, same tactic used in ekocheras

Unit sold at 495k just now.
Really crazy price. Higher than subsale. Can find around 460k-480k.
Cannot explain what just happen.

Since you don't believe it, just give a call to the agent 😆😆
You are just another die hard fan of ekogg. I know many prop taikors bought it, but pls be realistic sometimes cheers 😁

I personally rented a unit there @ 2k per month for FF, is it considered high?

Where's ur 6% from?

ok lo sure your unit 100k ff , ROI  very high
BEANCOUNTER dont hide behind new account. the way to meticulously reply is very obvious bro

You're wrong, mid grade with FHD TV. A lot of landlord begging for tenant now. Overpriced property.

ignore him. he's just being condescending. talk to others. they are more sensible. FF has grade , lmao who set those "grade"s ?

my good sir, you're  a special kind of people. i small bean only ok i use decent reno but not ID CUSTOM MADE TO FIT n Italian furniture. my target is more middle income level of people unlike your ATAS customers. sorry for being stupid. i was thinking, mathematically, if you spent 30k to reno a unit to get rm500 more than other units. you need 30000 / 500  = 60 months to break even on the amount you spent for it. then wouldn't the deficit continue to snowball as you have to do maintenance on it so maybe will take another 1 year to breakeven, if ever. just wondering.  i understand that to stand out you needed to be special, to do what others not willing to. but market now very hard to breakeven on installment  + maintenance fees  with rentals, so is renovation cost is written off when calculating ROI? so we only focus on rental vs installment?
as not many people will take on bare unit, so is  renovation cost acceptable losses?
"what did you learn from sean tan? 1st thing he checked in an apartment is what brand electrical appliances n sanitarywares. why?"
this could be one of a million reasons he checked on brands and what nots. maybe he is particular about using branded electrical appliances. like someone will check on fengshui of a unit before anything else. so what's your point.

its not about the cash flow sustaining only... you can nett it off against your purchasing cost in order for you to arrive the more accurate rental yield calculation...

"alamak Song CHing, please don't pretend innocent lah….the story of Sean Tan above is to make sure when you bought a property, has the developer done enough to provide you good grade electrical appliances and sanitarywares boh?"
provided developer has made good enough job on the outer looks to pique buyer/renters interest to look at the inside. when you said looking at the bigger/wider picture, why focus on the small small electrical appliances that costs much less to replace , than the building itself? 

treat me as really innocent /stupid pls. but riddle me this
1. i have not been in this "game" for long.  but you can't be looking for buyer and tenant just as the unit VP right? say you VP this month. found a tenant, and you  found a buyer few months down the road. what if the tenant dont wanna move out and new buyer wanted to move in ? i dont think fellow investor would want to buy  a tenanted unit at higher price, as that would lower their profit margin or getting them into the red.. and you wouldn't sell at a loss right? cause that would be stupid. or do you mean finding buyer when the tenancy is coming to an end?
it might work, but at what point do you decide to sell ? do you factor renovation into the price you sell ? cause some buyers might not want what you did to the unit and have ideas of renovation on their own. they dont have to accept whatever what you try to shove down their throat right? doesn't this means your reno cost didnt really do much in getting a buyer for you ? maybe they just like the spot or view. or you only find buyers that likes the renovation ? what if the design was damaged by previous tenant?  i havent heard of anyone moving into new home without furnishing tho, so i can't really relate to the idea of furnishing the unit properly to attract buyer, but tenant yes.
"if you constantly looking at immediate short term gain, or looking at cut down short term loss, meaning you are missing the bigger picture."
if you lose a little bit every month, to wait years for the big profit, you kinda overlooking the small loss which when added up chips away at your "big profit". am i wrong?
in the end, it's a numbers game right?
i don't do emotion, cause the price quoted by agents and websites are abit low, my logic is that the lowest price found is the limit which renters would not settle for, if you're asking for rents of a project, lowest you can find is 2200, means that its easier to rent out when you place your rents below 2200, and the higher from the lowest asking rent you can find the harder you can find tenant, i am not saying you couldn't. but niche design not really a trend here. those who can afford to pay so high a rent probably could straight up buys it but prefers not to, which itself is rare? if a lot of units are quoting at much lesser than their monthly installment then it generally reflects that the rental rate for majority of the owner is not going good? there's surely some exception but you cannot represent majority of the owner right?
owner has a range of rent their are okay with, so does the renter. they might be okay with say 2k rent in this place thats why we see a lot of units asking for 2200 per month is left hanging. if more than that no takers cause there might be other place which suits them better after weighing the pros and cons. renters has a budget to keep too , at this price maybe they felt trading convenience / time for cold hard cash is better?

"now if you are landlord, in what circumstances you will accept 1800 per month rent? how much would you paid to secure such rent? will the poster or rentee of this 1800 unit wlling to snap shot the living lounge for us to share and comment what grade is the FF reno?"
under what circumstance? probably when you cannot get the place rented out and have to stem the bleeding? or is this one of your "looking at cut down short term loss"? i don't see the relevance between showing the living lounge and commenting the grade of FF reno. they came here to live you expect them to promote for you ?
"that's why I don't know why so many sifus posted wrong info here, for self syiok or want to damage ekovest name???? last Saturday, go noodle was completely full house at 8pm."
-mind if you back those wrong info there with the correct info ? prove them wrong. anything. haters will be silenced.
- and Go Noodle is the mall part of the project, i dont see being full house in a mall translate to high demand in rental wor. are they so lazy they can't drive to go  noodle and have to rent a unit nearby just to eat it? Go Noodle enthusiast ?