Well I guess One Ceylon and Ceylonz Suites are not your typical industry standard buildings

heard that the typical facilities is nothing out of ordinary.

make a site visit yesterday. it is a good neighbourhood. but it is at the tail end of prestigious Ceylon belt, almost at the junction of Jalan Raja Chulan. its a quiet neighbourhood, but i have to agree that it is in Zone 2. Suasana Bkt Ceylon used to be the last one on this belt, but this title will be very soon acquired by Exsim. Still, walking distance to Ceylon nightlife is not too far, about 600m or 10-15 min walk, where u will pass through One Ceylon, 6 ceylon, lanson place, laman ceylon, verticas etc.

Pavilion Ceylon Hill is selling at about RM 1.3kpsf with min build up of 800sf, making an entry of 1.1 mil.
While i know higher build up translate into lower psf, but i cannot help but to compare both projects.

Psf : 1.3kpsf (Pav) vs RM 1.45kpsf (Exs)
Branding : Pavi > Exsim. Even the name carry more weight. To be frank, Ceylonz suite just an lazy way to name it.
Land tenure: Freehold (Pavi) vs leasehold( Exs)
Location : Pavi (Zone 1) vs Exs (Zone 2).

I know many will argue it is not an apple to apple comparison, but whatever higher price due to lower build up should be on par with Pavilion, since Pavilion are more superior in the important consideration point as above.

the only reason why Ceylonz Suite can be sold at such a high price psf because it position into a sub 600k with a tiny build up where many can afford and loan 85% for 3rd prop.

the only reason why i have some much studies is that i am also considering this prop.

This is a good and pretty accurate analysis. Every project has its pros and cons. Ceylonz's main advantage is ease of entry. Also it's especially to near to petaling street and just 100m to a bus stop. Exsim only have 3 completed residential projects so far and it's still in the early process of building its brand, of course cant really compare to Pavilion. However, if you have a chance to visit Treez, Leaftz and Twin Artz, I believe you will be quite impressed by them.

Anyway both projects has its merits and it's really up to your preference or what suits you best

This post has been edited by vibey: Oct 16 2016, 12:45 AM

For those who are buying this pigeon hole, what are u buying it for? The size is insanely small even for air Bnb, at 400 sqft if u need to break even u need to price per day of 150 and hope for a 60-70% occupancy, that never happens in reality.

Then spending so much to buy this crap I would buy a sub sale, slightly bigger and lovable and freehold property. I am in investor in that location and this price and size does not excite me.

hi goks,
what u said make perfect sense. in fact i would have done the same. But what is stopping me, or us to do as what you said.

the most obvious is te entry level. for subsale at this location will, you will easily need a pocket of ~ 100 grand, looking at a good units cost ~ Rm 700k. What about those limited by LTV 70%. This provide a strategic entry for basically everyone to own a piece of Ceylon area. Not many has deep pocket like you.

while i have to agree that the airbnb is not proven or sustainable, it may turn out to be a disruptive products acceptable to this area.

Not sure the whole selling point for ceylonz. I think base on the size, price, actual location or dual keys for 500++ sqft, without car park or fully furnished without bed, sofa or bla bla. I still not seeing the full picture of the selling points. Can anyone enlighten me, the point is what make us think that 380sqft studio unit so fantasy?

e.g. near PJ street no longer a selling point, near bursa maybe, the best property in bukit ceylon maybe but who care, friendly walkaility to PV, KLCC or BB maybe...

even if airbnb is successful. what is the upside in cap? can ceylon go 2k psf?

really overpriced product.good luck when investing in this in this tier 2 location.

i agree. RM 1.45kpsf is indeed overprice regardless of how small the unit is.
Pavilion Ceylon Hill would have been ideal if the size werent so big.

just fyi, i think there will be units below 1.3k psf but I reckon wont be too many of them

This post has been edited by vibey: Oct 16 2016, 06:09 PM

I believe, on a more macro level, when BBCC , yet to be name Plaza Rakyat shopping complex, KL118 and mrt 3 is up and running ...it has a chance to reach that level, that is because the center of gravity will at least be somewhat moved to this region. Ceylon is unique in the sense its so near to city yet has lush greens, altho i believe u may need to hold for at least 8 to 10 years to reach this level. Dont forget one @bukit ceylon there were many 411sf units that transacted at around 1700psf during 2013 before the start of the current downturn

This post has been edited by vibey: Oct 16 2016, 06:21 PM

You may want to use one@bukit ceylon 411sf studio units to survey how well the units there are doing for airbnb. they are going from RM150 to 200 for 411sf units, same size as Ceylonz

Airbnb is only one site. There are MANY others sites u can list to maximise exposore.

This post has been edited by vibey: Oct 16 2016, 06:24 PM

if need to wait for mrt 3 (10 yrs from now?) to achieve 2k psf from 1.4...thats jus sad bro. the attractive thing is the rebate coupled with nonhda. for investors lah.

This post has been edited by HarpArtist: Oct 16 2016, 06:53 PM

Yes bro, 10 years is a conservative estimate..is the ease of entry to own something in ceylon....possibly very very low dp.. .anyway all of you do have your points. Ceylonz is not a perfect proect..but it does have its place in the market cheers bro

This post has been edited by vibey: Oct 16 2016, 07:10 PM

Lousy loc of ceylon..i wan near pavillion side ...who care about petaling street n bursa.

Boss, from daily rental perspective some mat Salleh might like Petaling street ma

This post has been edited by vibey: Oct 16 2016, 07:31 PM

Being a Exim property owner I would not invest in another Exim project.

care to elaborate? my guess... lack of aftersales svc for certain bj project...?

tempting as cashless investments are...imo think will end up being in boat with many cashstrapped owners who might throw rent/price in bad times that depresses market long run . just my opinion.

to be frank, i am quite impress with their project, at least from picture and never actually visited any of the site. and they are quite a new player and came up with quite a good reference.

But can you elaborate on your experience?