Currently i m staying at Pandan Indah and Pudu area... Wana get a property for own use....any recommendation..?

View some showhouse at few places..

DesaParkcity .. nice but very expensive
Sunway SPK .. next to DesaParkcity....a bit cheaper...but still not affortable
Cheras hartamas.. Ok, but sold out..

If you dont mind not to have a semi gated community, why dont you try ask arround houses like Bandar Menjalara which sits just right opposite of DesaParkCity. The cost of the middle unit is only ~350K. I'm staying here, it is a very clean and nice place to stay.

DesaParkCity = a very good town planing. I highly recommend Levenue 1& 2, because it fetch a better built-up area per price you better, and the material use is a good quality one. But it is still very expensive. ~750K for a middle unit teres

Sunway SPK = From what I heard it is not a gated community at all. DesaparkCity is the much better choice if you want to buy a house @ this price. So dont bother buying these houses.

This post has been edited by billytong: Dec 18 2006, 12:22 AM

What do you mean by semi-gated? and is that now open for viewing?...since is completed...is that still got new units on sell?

750K for a teres house? Is it really worth the price? In some parts of KL you could get a Semi D for that price.

@TS, perhaps you could list down any area of preference (near your school/work etc) and your budget? It will help others to narrow your search.

I'm kinda looking a place as well for future reference. Budget around RM400K for a place not too far from KL or PJ. Any recommendations?

Hello.

Here I come..hehe..for the first time..
1st, please do your budgeting first.How much money do you have?and how much you are willing to pay for monthly installment..

2nd, Please choose the best area. I think,based on 3 area that you have mentioned, Sunway is good.

But, I suggest you to buy property from these area:

TTDI
DAMANSARA (near the curve)
SETIAWANGSA
BANGSAR
AMPANG


Here are MOST WANTED area.

PJ is prestigious area but too trafic one.

3rd. Decide whether you want a new one or 2nd hand one.
If new one, check the location.Near accomodations or not.Near shopping complex or not. If yes..the price will rise.Untung la..but if like Bukit Beruntung, lambat gak la nak naik.

If 2nd hand, check 1st your property.The price is 1st factor.The most + ultimate factor is...RUMAH TUH ADA PROB ke tak...

Like my family, they have 3 houses in primary area.
TTDI (bought in 1989[price RM160000,now RM900000])
DAMANSARA( bought 2 years ago [price RM170 000,now RM250 000])
Bangsar(bought 10 years ago [price RM121 000,now RM500 000])

See..
choose primary area.think about your future income.

I got 1 in Bukit Beruntung...Almost 7 years completed...no ppl wana masuk stay...haiz.....

DEcided to buy new house..prefered DesaPArkCity...the environment seem to be very comfortable.....

monthly installment...i think 2.5-3.5k shud be okie for me...

It is like the housing area in Bandar Utama, where you have a few security guard, guarding the entrance. But everybody can go in and out during day time.

Bandar Menjalara just sit right opposite of DesaParkCity. It is a 20years old housing area. But the place is very clean here, every 2 to 3 days you got people come here to sweep your streets. The cost of the teres house here is only ~350K. Base on your reply, I assume that you havent visit DesakParkcity. If you come to DesaParkCity, you can find Bandar Menjalara.

DesaParkCity is one of the most prestige area in KL. A Condo here cost about~250K. A Semi-D here cost at least 1.6M to 2.0M, let alone bungalow unit. So it is very obvious tat a teres house here can cost 550K-750K. A corner unit teres can cost up to 1.1M

Both DesaParkCity and Sunway SPK is located @ Kepong. It is very obvious that she is looking for a house near Kepong area. SJMC plan to open a branch near DesaParkCity, the new Kepong Chinese School (3) is here also.

I been to DPC as well as Bandar Menjalara....the steamboat there not bad..hehe... my fren is staying there....but i though u say that Bandar Menjalara got new developed manded property..thats y i asked....

Btw, i go and round round DPC yesterday nite...really will high considered it... Already make an appointment with agent on Wed to have a look on few units on that... the price range is from 470k - 600k....

470K for DPC teres house? Are you sure? Those DSL they now cost at least 550K-600K. If you got 470K tell me I wanna know also!

If you wanna buy DPC teres house, I would suggest you look into SouthLake teres or Levenue 1 & 2. (but then all of them sold out, I guess you have to buy from second hand) Zenia is not bad also, but just beware that some of them is on strata title.

Levenue 1 & southlake got 3 storey teres. Their built-up can go to 3Ksqft. But is it not cheap also.

Dont bother look at Nadia, or Adiva.

This post has been edited by billytong: Dec 18 2006, 10:56 PM

Whats wrong with Nadia or Adiva? Those i going to see is brand new...just the units being bought by those real estate agency...

1. Nadia also have condos, the population are denser, which means there are more people going in & out everyday that compound.

2. Adiva, their have some strange design town planing. They dont look like the conventional one. I just dont like it.

ERm.....yeah..there is condo for NAdia...but haven go and have a look yet....

Both Nodia and Adiva do have townhouse...which i not sure how the design yet as well....

Southlake....asked the agent, she say she has few units on hand...the lowest price she had is 558k....will go and have a look....

How about Safa...DPC got few type...

Levenue
Safa
Adiva
Nadia
Southlake

I suggest you take Levenue 1 as your first choice, Levenue 2 as your second choice then SouthLake as your third choice.

Safa i think is one of the smallest houses in DPC. But their design is too basic like the normal one. My uncle is staying there @ corner unit. The house is not as big as levenue 1.

For sure i can guess that the LEvenue sure quite pricey....

Any other new house at kepong area?I would like to buy below RM350,000 teres house

i think Kepong Baru might hv but it's single story

Kipark Selayang looks good.. or Kipark cheras

Since when Kepong is consider a prestige area to stayed? No doubt the place looks good but it's still essentially Kepong with a different branding (in which the developers keep harping on). AFAIK you still have to go through Kepong to get in and that place is quite jammed. For that price i will rather invest in a tried and tested area like TTDI. However i will recommend DPC for those who wants to stay in that area (and with cash to burn). The pricing is too ambitious and gives a false sense of exclusivity.

Hello, if you look around the area there, it is one of the freehold land available. All of them of the housing is in high end one. Bandar Sri Damansara next to LDP caltex petrol station have semi-Ds coming, an empty land behind the seafood area in Bandar Menjalara is to be develop to semi-Ds, by SPK. That part of area is next to Mutiara Damansara and Country height Damansara.

How about mutiara damansara double storey terraces? Last I scouted, they were going for RM550-600k. I don't know the asking there now.

I went today to view those house.... Went to view all of the type.. Personally i prefer SouthLake....even though is normal concept....but then, my bf he preferred Adiva.....He dissatisfied SOuthLake once he saw those house...but then for Adiva....haven ben into the house...he already into the environment....

I have been to all types, in terms of spacious the Levenue 1 & 2 is the largest.

I also like the southlake one becos of the exterior design. I still dont like Adiva. It is just too normal.

One of my fren also stay at DPC....yesterdday went to her house warming... then busybody go n view the Zenia showhouse....nice.. but abit expensive for 3 stroey....is cost nearly 800k... and 638k for 2storey...stil under construction!

So now considered Adiva and Zenia, since Zenia is under construction and will be ready 2008.. Btw, both of this type of property also need to pay maintenance fees cox is under strata title.....

FYI, is 20cent psf...

I already told u Zenia is a strata title, but if you are paying so much for a house, why get strata title? Zenia is nice because it has a lot of glass windows.

Both Levenue 1 & 2 get free 3 years maintenance/ security guard.

This post has been edited by billytong: Dec 25 2006, 10:59 AM

Myself n my bf total up income around 9k++, if i get the house at DPC, it would cost us installment around 3k..Do you think is manageable?

How safety is your monthly 9K income? If it is a job salary that means u are not safe at all.

You are just barely near the danger zone. Unless both you & your bf bank acc has a lot of cash in reserve. Buying such a high-end house with 9K income is a big NO for me if I'm in your situation.

Try to buy a house that cost half of those DPC houses, and use the 1.5K you save to do other kind of investment.

Make sense too.....not much cash on hand...hope that his house manage to sell of....then got around 80k cash lor...

Folks,

I am a Kepong boy and in year 2003 I wanted to buy DPC but the price was 480k for 20x70 and I can't afford. Now in year 2007, I can afford 480k but DPC terrace went to 620k with same 20x70 which is sell by agents and they are getting 3% - 4% in which I can't afford now.

So I decided to look for alternative place within Kepong and same time there was launch of Laman Rimbunan gated/guarded community with 3 storey (22x75) cost at 500k.

It comes with plaster ceilling for all floors, fully built using clay brick, wall finishes upto ceilling for kitchen and for all bathrooms. It has 6 rooms and 5 bathrooms. No fencing as all built with bricks front and back. View is Kepong KL Metropolitan Park Lake.

To tell the truth, I am happy to purchase a unit in Kepong cause Kepong has all below facilities

govt offices (jpn, epf, pos, tnb, jpj,)
banks (ocbc, hsbc, stanchart, rhb, maybank, alliance)
hypermarket (careffour, jusco)
shops
restaurants (number of food court)
school (3 chinese schools and govt schools)

Both me and my wife late twenties and our income is close 10k. We put our leg in now and thinking optimistic cause landed price property in Kepong will never go down and 10 years down the road loan amount remain same but income may increase. The house we bought is for good.

Regards
dr_luv

actually i tot this topic should be in property section ?haha

Waaa, RM750K for a terrace ah? I can buy 3 floor Semi-D only RM600K, confirm belly nice. Remaining RM150K can do renovation.

dr_luv,

<<So I decided to look for alternative place within Kepong and same time there was launch of Laman Rimbunan gated/guarded community with 3 storey (22x75) cost at 500k. >>

<<Both me and my wife late twenties and our income is close 10k.>>

So, how much is your monthly payment?? 4K per month??

<<We put our leg in now and thinking optimistic cause landed price property in Kepong will never go down and 10 years down the road loan amount remain same but income may increase. >>

You sounded exactly like those people in USA housing bubble. And, you are probably ion a variable housing loan based on BLR.

Dreamer

Hi Dreamer,

To answer your question and to be exact, in 2 years time we will be paying 2.5k monthly. We manage to get a very good deal from the bank after several nego discussion. And banks will harp on you to provide the best deals. And the place we bought is the most probably last piece of landed property in Kepong.

Next development may take place in Jinjang by removing the squatters.

We are jus taking the risk by getting a bigger home with heavy loan. If in 2 years we face any financial hiccup than we may sell the unit and opt for condo/apartment.

Regards
dr luv

dr_luv,

<<To answer your question and to be exact, in 2 years time we will be paying 2.5k monthly.>>

How much is the loan?? 400K??

Is it a 30 years loan??

<<We are jus taking the risk by getting a bigger home with heavy loan. If in 2 years we face any financial hiccup than we may sell the unit and opt for condo/apartment.>>

In USA, there are many people that face the upside down mortgage. Their house worth less than the housing loan. They have to pay the bank additional money in order to sell the house.

I wish you best of luck.

<<If in 2 years we face any financial hiccup than we may sell the unit and opt for condo/apartment.>>

Normally, people face financial difficulty in the middle of recession and that is the worse time to sell a house.


Dreamer

dreamer, our real estate market in M'sia, isnt as volatile as US, in fact its not even close. I have yet to see any completed properties in a decent area by decent developer depreciates upon completion. Usually there's a minimum 10% appreciation, this is given PROVIDED the developer and the location of the property are at least OK.

luv, looks like you got yourself a bargain n congratulations on your purchase. Is your property near to DPC or SPK?

How sure r u it will never go down ? property is on demand NOW? i assume u r taking fixed % loan package , but if u can't be sure ur income will increase , i wonder tht house is for good or for risk...

no offend , me + my gf income >10K, to buy 450K terrace in ara damansara oso i hav to think thrice and torture the calculator....

---

Added on September 22, 2007, 2:34 amwell said , most ppl here only heard of the last recession but hav not experienced it. i personally have not been affected by the previous one, but i hav a fren's father with few properties in decent areas selling the house/shop during crisis , the properties appreciated , yes, doesn't mean he can sell at desired price, COZ he need cash...... when u can't afford to pay off ur loan, u hav to sell, below market price, coz ppl like dreamer will come n tekan u.... btw, his nett worth drop from 3mil to half a mil.

This post has been edited by yewkhuay: Sep 22 2007, 02:34 AM

Remember the fact that you might not be paying 2.5k monthly if BLR goes further up. Also expect the worst, not the best.

Also, when you're; in financial difficulty, it's almost impossible for you to sell it at a good price. Why?...simple reason, you are desperate for cash or money. Ppl who intends to buy a house would obviously look for the best deal and nego like nobody's business. And if they knew about your situation and words spread out.....you're as good as selling the house at low or no profit at all.
Somemore when one is in dire need for money, usually their judgment is clouded.

Dreamer and yewkhuay talked about recessions and mortgage market bursting the bubble.
It's true if you look at the property market now. Ever wonder why the price is so high now? It's because economy are stable.
But recently the economy are not as stable as it seem. The bull run had ended in KLSE. Subprime crisis in the States and rising oil prices.
Property market is currently overpriced. And to me, developments are oversupplying the needs. Everyone is in the property market currently not because of needs, but basically they wanted investment.

I never really agree that property is the best investment tool, and I think some forumer here might still remember why I think so. I'm more of a skeptical person and expect the worst rather joining in the speculation of how property price would go up. And looking at the current economy I do not agree on buying expensive property unless you really can afford it and be sure that during economy downturn or financial hiccup, you do not need to sell off your property.

Pai,

1) The house that you live in is NOT an asset. It is a liability. It takes money away from you every month.

2) At around 6% annual interest and assuming that you take a loan of 400K, you are paying 24K in interest aka 2K per month in interest to stay in this house. This is a HUGE expenditure for a couple earning 10K per month. 20% of monthly income goes to paying interest.

3) This is a young couple (20+) and unless they come from rich family, they have minimum amount of asset at this moment. Is it wise to commit all if not most of their cash flow into a single house?

I wish them best of luck.

Dreamer

---

Added on September 22, 2007, 3:51 amyewkhuay,

I been through a few recessions in USA and one recession in Malaysia. Every time, the house price at the high end crashes. And,usually is the people that has more than 33% of their monthly salary tied up in loan payment that got killed in the process.

Dreamer


P.S.: Maybe, Kepong is a better place than Klang. Klang's house price has been going down for the past 2 to 3 years. And, we are not in a recession yet.

This post has been edited by dreamer101: Sep 22 2007, 03:54 AM

Allow me to give a slightly diff view :

This is a well known fact, and no dispute there. I think luv bought it for his own stay, so neither me or Luv consider his new house as an investment.

IMO, paying that amount of interest for your own house still beats renting and helping someone else to pay THEIR mortgage interest.

On a sidenote, flexi loans like stanchart's Mortgage1 or UOB Flexi Mortgage will help u save plenty of interest, provided you have some decent savings. Or you can you those extra $$$$ from bonus to make early prepayment.


with monthly repayment is about 25% of Luv's & wifey's gross slary, IMO its highly managable. Its still a lot lower than the 33% rule. This is before counting their potential salary increment over the next 3 years, and being late 20's, they are not even at the peak of their career.


Dunno if Kepong is better than Klang, or current property market is overpriced, but here's the reason why I think Luv made a good buy :

1. DPC 3 storey now selling from 730k & above and their new launches are priced even higher.
2. Sunway SPK 2 1/2 storey now selling minimum 700k.
3. And our fren here bought a 3 storey in the same Kepong area at only 500k. Should there will be a major recession, and property market bubble, DPC and SPK will be the first one to kena, not Luv's prop

This post has been edited by Pai: Sep 22 2007, 01:37 PM

Pai,

<<IMO, paying that amount of interest for your own house still beats renting and helping someone else to pay THEIR mortgage interest. >>

1) Who say if you rent, you should rent a house at $2.5K or $2K per month?? Who say you must spend that much on housing?

<<with monthly repayment is about 25% of Luv's & wifey's gross slary, IMO its highly managable. Its still a lot lower than the 33% rule. >>

2) You are assuming they do not have any other loan repayment such as car, PTPTN and so on. House alone is 25%. It is highly likely that they have other loan repayment that push beyond 33%.

<<This is before counting their potential salary increment over the next 3 years, and being late 20's, they are not even at the peak of their career. >>

3) So what?? It does not change a simple fact that they commit a large part of their income to housing.

4) They may have a baby and the wife may decide to stay home. This option will be out of consideration due to commitment on the house.

5) IMHO, time with family is MORE IMPORTANT than a fancy house.

<<Dunno if Kepong is better than Klang, or current property market is overpriced, but here's the reason why I think Luv made a good buy :

1. DPC 3 storey now selling from 730k & above and their new launches are priced even higher.
2. Sunway SPK 2 1/2 storey now selling minimum 700k.
3. And our fren here bought a 3 storey in the same Kepong area at only 500k. Should there will be a major recession, and property market bubble, DPC and SPK will be the first one to kena, not Luv's prop >>

5) When you buy a house to live, besides whether it is a good deal, you need to ask yourself a simple question. Do you really want to spend that much on a house?

Dreamer

To me, only a fool would continue to rent and help others pay their mortgage, especially when the fella clearly could afford one.

In this case, Luv can afford it.

So what if their total loan repayment exceeds 33%? As long as they can save 10-15% of their monthly income, IMO they'll do just fine.

So what?

Why cant they?

There are many malaysian's whom their house is their biggest investment and commitment. Those who bought SSL in Bangsar 30 years ago for less than 50k(30 years ago 50k is deemed as a lot of money) now are selling their biggest commitment for 400k -500k today.



Not necessarily, and again this is just merely an assumption. U forgot that Luv is still young and whats is stopping Luv from earning 10k p/m 2-3 year down the road?

err.......Im quite lost here. I've never said a fancy house is more important than family time. Plus, there's no rule saying that u cant have a good family time if u have a fancy house.

then, in your expert opinion, care to teach us what would you do differently then? Bare in mind that our fren Luv here prefers to get a new landed property in Kepong.


Btw, I find that us arguing here is a waste of time, coz if I understand correctly, Luv HAS ALREADY BOUGHT THE PROPERTY. There's nothing we can say to change that, and I for one thought he made a good decision. Plus, the said property is for own stay, and as long as he is HAPPY WITH IT and he could afford it, lets just wish him good luck.

Happiness afterall, is a very subjective thing

This post has been edited by Pai: Sep 23 2007, 02:08 AM

Pai, thank you very much for sticking up for me and debating behalf of me and all your good wishes. Greatly appreciated.

Yew, I am not sure your commitment level since your and your gf earning more than 10k and thinking twice for 450k property. Well for me we have only one proton which is fully paid. No other study loans as both of us were scholars from overseas uni.

Dreamer, thanks for your advise but I were to protect my finance keep in the bank and wait for recession for next 10 years and start renting than I will be declared as fool cause in 10 years the property price will increase to 1.2 mil for 20X70 house and with 20 years bank loan as my age will catchup and paying high monthly loan where else some one who dare to take risk bought now with half of the price will be laughing at me.

My parents bought a bungalow with more than 7000 sqft in Kepong at 50k price tag in 1965. Today it cost over 2 million and property agents still interested to purchase my parents house. But my parents decided not to sell cause if they did and with 2 million they may end up with a corner unit in DPC or semi d in sunway spk with less than 4000 sqft.

My dad bought with 15 years loan paying rm400 when his was earning rm800. The moral of story, I am just taking a risk like all other 14.7 million home owners and will some how rather will find a way to pay the loan if there is a economic slump just like all other 14.7 millon home owners.

Wish me best.

regards
dr luv

dr_luv,

My rule is very simple. If your TOTAL monthly loan repayment is less than 33% of your gross income, you can afford it. Then, it is your personal choice whether you want to buy it.

Dreamerr

Since there is this topic, I would like to tumpang tanya opinion regarding property for own use from you guys

Me and wife's net income is > RM10k

Our age is 28

Our breakdown of monthly expense:-
Food: Home Cook (Free) & RM500 (Weekend - Optional)
My Car Loan: RM800 Hers is paid
Our Car Insurance & Road Tax: RM400
Parents: RM1000 (My side) + RM1200 (Her side)
Personal & Wife Insurance: RM600
Annual Vacation: RM1000
Entertainment/Wife Shopping: RM500
Car Petrol & Maintenance & Parking & Toll: Claim Company
Telephone: Claim Company
Internet (3G Unlimited): Claim Company
Whatever left goes into investment (FD & UT)

We are currently staying in her place (my parents is at johor). In return paying RM1200 to her parents (consider this as rental / commitment to her family). Home cook food is inclusive

She is the youngest in her family. So the house is left with her parents and us.

My job requires to travel outstation a lot. I'm usually back during the weekends

If her parents is on vacation and I'm not around. Her parents will ask my wife's sister to stay with her cause don't want her to be alone

Q: I have not bought a property for my own use because of the reason above (me traveling and her parents won't let her alone in house). So if you are me, what would you do?

dzi921,

1) Don't buy a property.

2) Re-visit that decision when you have children.

3) Perhaps buy a property near your in-law when (2) happened. But, remember if you move away, child care is big problem.

4) But, you may not like how your in-laws raise your child. Grandparent tend to spoil grand kids. But, are you willing to let your wife stay home??

5) In summary, do nothing until (2) happen.

Dreamer

My wife has been bugging to move out, but I've explain to her many times that I'm always not around with my current job

So I told her once my job settles down and does not require that much traveling, then I will buy our house

But what you suggested is true also Thanks

Dreamer has a point, no point buying a property for own stay now due to the nature of your current job.

Therefore, perhaps you might want to consider buying an investment property that you could ALSO use for own stay in the future. Noticed that you currently place all your cash in either FD & UT, so IMO you should try diversifying your portfollio and perhap give your idle $$$$$ a workout.

If you look hard enuff, getting a rental property that gives u double digit returns is possible. And this is before we start calculating the potential capital gains u might enjoy 5-10 years down the road

That is the problem
1) Finding a good property
2) Getting a loan
3) Finding a good tenant

I'm always not around, it is not easy to do all the mention 3 above. That is why I've to resolve to other types of investments

For no.2, i think there you can get plenty info on homeloans just by doing a 15 minutes research. As for no.1 & no.3, you can get agents to work for you bro

Im not so free myself, but am lucky enough that my agent always provide me with decent leads. Its free and I only have to pay the fella IF i decided to go with his reccommendation. Bought my 2nd property using this method, and so far so good

But, u need to be careful as there are many agents out there with vested interest, or basically just trying to sell what ever property they have in their hands. Talk to a few and you'll know what I mean

Thanks for the tip , but I think I'll stay off from property investment for now

no worries mate n good luck

Putra Heights, good place, capital appreciation.

@dzi921,
Just keep an 'active' look out for something that interests you in the papers - when you see something you like you can reconsider your options. No point rushing into purchasing something just for the sake of satisfying your wife or whoever else it might be

very true, that way the moment u r ready to purchase your own house u know whats would be the average selling price

Visited Amelia, latest launch of Desa Park City starting price at 78Xk for 24XX sqft. 50% sold out. Can't believe people do have money to spend and people are rich. Wonder wat they be will doing to transac such amount of money and buy properties. Most of the visitors age group between 37-45.

I just don't belong in that community.

DPC is full of speculators, and those will the ones burnt 1st when there's recession.


But still its surprising to see ppl willing to pay 800k odd for a link house in Kepong

DPC is consider under KL or PJ?

DPC is @ Kepong, mate

I would say no worries on recession if one is to purchase for own stay. Unless the property bought is as an investment tool.
Anyway, many places are overpriced and rated too highly currently with the property market booming.
In my opinion, our property market is over supplying the needs; and most ppl are buying it for investment purposes which is very dangerous if my prediction is correct, especially for those middle income earner who bought properties for investment.

I know. I'm Kepong mali also mar

Just curious whether they DPC is under KL or PJ

Like BU last time is supposed to be KL, but then they managed to change it to PJ (according to my auntie who stayed there)

try not to judge a book merely by its cover alone.. alot of people "looked" rich, but they're highly leveraged..
well, when the fat lady sings.. you'll know who played the fool of trying too hard to be rich..

Last time I checked, its KL.

Really BU was converted from KL address to PJ adress? Weird

they're 2 type of property investment category (that i know of).. forgive my simplicity.

1. investment depended on capital appreciation.
2. investment depended on rental yield.

those exorbitantly priced link houses are usually targeted for capital appreciation folks.. which, imho.. is the most riskiest form of property investment.. i mean, at rm 800k.. the monthly outflow is like a monsoon drain.

until someone realized that it's just crazy to sell it for more.. then the whole scheme will start to crumble..

She says BU is near TTDI which is KL, but then the developers applied for it to convert to PJ to increase the value of the property

BU uptown is definitely under PJ or last time Selangor.
Why, because I used to work in TTDI and every time Selangor holiday we would be complaining and commented that if we are situated on the other side of the main road (LDP) wouldn't it be good.

Understood, but how much rental income proposed for RM800k? It's also a very high risk investment IMHO at least not as high as the 1st one purely speculating on capital gain.

Coming back to the rental income for RM800k properties. How many ppl can really afford the high rental thus jeopardising the income flow. IHMO, property that price are bad for investment but one can treat it as a liability by "own stay" if one really really can afford it. I found that in current market or a lot that comes blindly into property market investment doesn't have the skills to evaluate whether or not the property is worth as an investment tool or not. They simply thought that high priced property meaning high values and high appreciations...thus we see a lot of high priced development being sold faster than the low cost properties.
It wouldn't matter to those that are really really rich but like you said, a lot is just "acting" rich and hoping to get rich that way.
A lot doesn't seem to reliase what you've mentioned.
Sad ain't it....

This post has been edited by b00n: Sep 24 2007, 04:31 PM

well said boon.. well said.

part of the factor that determine a high rental is income/salary of the tenant.
like how some of your good advice of not avocating at spending more than 33% of one's income towards housing..

this rule also applies to rental as well.. so, to break it down (pardon my simplistic view again)

a rm800 - +1M rental properties..

expect to rent out at nearly rm10K/month (that ought to put you in the bracket of 6-8% yield)

apply the 33% rule.. a guy paying a rental of about rm10K/month.. he/she ought to be able to pull in rm30K a month.. (don't forget to take into consideration of the rm8K/month tax this sort of salary would draw)

how many of us here earns a salary/income of nearly rm40K/month and yet willing enough to be a renter?!

see how the odds stacks up against such high properties..

for those of you who avocates that capital appreciation will always go up.. think again. it's not always true.. if you want solid example(not those friend's friends stories) i can give you..

a brewing problem/opportunities(depends on which way you look at it).. is KLCC

@Pai,
Actually, by keeping an active lookout for properties, you're just giving yourself more options:-
1) You'll have sufficient time to see / look into the area you're purchasing
2) You'll know what you want in a house
3) You'll be able to ensure the house is suitable to your need
4) You may have more choices to choose from only because you now can afford something you couldn't afford 3 years ago? *grins*

I don't think it's got anything to do with knowing the estimate sale price [unless it's a developed area we're talking about]

@dzi921,
DPC is under the jurisdiction of DBKL. The LDP marks the border between KL & Selangor. Also BU has always been under the jurisdiction of Selangor, not DBKL.

PS: I find DPC maintenance cost a little too pricey, don't u all think so?

This post has been edited by tinkerbel: Sep 24 2007, 06:25 PM

the credit goes to dreamer101 ....not me...

DPC is under Kepong cause my boss bought in DPC and thier home address comes under Kepong address.

He was ok cause he bought SouthLake at rm480 in year 2003 end. A lot of house for sale in Sunway SPK by agents. Infact Southlake also has 40% house for sale at 650k.

Laman Rimbunan is the cheapest the landed property and also sold out with 10% reserve unit. Now available in Kepong is condo's by Metro Prima.

Sunway SPK new launch is Villa Manja Semi D going for 1.8 mil.

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Added on September 24, 2007, 5:08 pmOh ya, dreamer thanks for the advice. Will keep in mind on 33%.

This post has been edited by dr_luv: Sep 24 2007, 05:08 PM

ah.............KLCC, is a disaster in the making. Upcoming supply is way, way more than demand (Marc and Dua residency owners already feelin' the heat now ) and this is before we event count the incoming supplies of high end condo's in Mont Kiara, Sri Hartamas and Bangsar.

dr_luv,
If you really can afford it than kudos on the property that you bought which pai mentioned is a great deal comparing to other properties in the same area.
Nonetheless, some of us still think the price is on the high side.
But you cannot have the expectation of high appreciations, i.e. it's advisable that you don't treat it as an investment tool since you mentioned it's for own stay. Don't think of how you're going to market your property or how much earnings you'll gain now. Just let it come naturally.
My few long winded posts is just to dissect my views on properties treated as liability and investment tools. One has to know the needs.
Before I forgot, congrates on your purchase!

@billytong,
I wouldn't say DPC is the most prestigious development in KL - i have my doubts if it'll even make it into the Top 10. But if compared to other developments within the Kepong/Manjalara/Jinjang area, it probably tops the list.

Also, most new developments today offer guarded community living with a few offering gated community living. New/current launched Challis townhouses by Sunway Damansara is apparently a gated community; and so is Damansara Lagenda by Mah Sing but do developers or the Management really make the effort to keep it secured and safe or is it mere brochure talk? Is Tropicana considered guarded or gated? Or both? And is implementation of total security really possible or realistic?

My advise to all when looking at developments especially those with promises of being secured and safe due to it being within a gated community, is to also look into the real actual implementation of those promises. It really isn't too difficult (or expensive!) to fence up an entire development and build a security station at the entrance just to sell a few more houses.

Unless benchmarked against Sierramas (Tan & Tan) or Valencia (Gamuda), don't talk to me about safety / security of living within a gated community

Boon, thank you very much.

There is no way for me to join the investment team and this house we purchase for real stay in 20 years. We know its expensive as 500k is alot of money. We used our EPF for downpayment and some savings.

To purchase a unit 15 min distance to and toll free route to KL, we have to pay the price.

At least its far better than SPK and DPC costing at 650k-780k for 2 storey.

But there is one think we like DPC is thier town planning is very good, full of landscape and garden and secured environment.

I guess only the rich can afford. A visit at DPC Gallery make you think you are just an ordinary person from the rest.

how much is the maintaince cost psf at DPC? (did you guys include the sinking fund as well?)

some condos at ampang come with a little over 50cent psf in maintainance!!! i'm paying about 25cent psf..

but these are not ordinary supply here.. exorbitantly priced supplies.. at rm2K/sqf.. it's difficult to imagine how many expartriates can the place take in..

rental has not moved so much in sri hartamas.. (abeit a slight improvement on capital appreciation)

tinkerbel,

What is the difference between "gated community" and "guarded community" ?

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Added on September 24, 2007, 6:14 pmlwb, most of them in DPC condo's and strata title are paying RM 350-450 monthly for maintenance expect for individual title.

This post has been edited by dr_luv: Sep 24 2007, 06:14 PM

I think what she meant by gated is the walled up fencing surrounding the development but without the guard and guardhouse.
Whereas guarded community is what the title suggested, with guards.

@dr_luv,
Guarded areas are basically areas where there are guards stationed - notice the guards sitting at makeshift containers along the roads; like in BU, Tropicana, Sunway Damansara, etc.

Gated actually means the entire development is gated/fenced with a proper guardhouse at the entrance (think of condominium living).

@b00n,
With reference to gated, I actually *DO* expect the guardhouse and guardposts to be occupied by proper trained guards with actual/proper security measures implemented, and not merely for the sake of creating sales.

A couple of months ago I visited a friend at her new home [i don't remember the name of the development but it's in Puchong, nearer to Cyberjaya]. I was impressed with the entrance statement and the 'gated living' area but I wasn't too impressed with the security measures. I'll say the security measures at Glenmarie Court's much better.

It being a new development, the drive in was quite long and that wasn't too impressive either but in time to come, I'm sure it'll be better *grins* I don't pay too much attention to developments in that part of town as its location is not ideal to me

ic, I actually prefer the opposite way, ie identify what I want 1st then only monitor their pricing. Will only strike when I've got enough bullets + good deal

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Added on September 25, 2007, 12:19 amto me, the problem is not so much on the pricing. The key issue here is the demand is not there to keep up with the incoming supply.

These flippers will kena big time when they finnally realize that they can only sell their properties to expats, as a local fella usually would rather buy a bungalow or semi Ds.

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Added on September 25, 2007, 12:23 amI believe the key to a sustainable portfollio is to find properties that has high future capital gains potential + decent rental yield enough to cover your expenses while waiting for capital gains to materialize.

Easier said than done, but definitely do-able if one looked hard enough.

This post has been edited by Pai: Sep 25 2007, 12:36 AM

Usually if the management of the security is by the RA (Residence Association), it would fair better than those provided by the developer. Provided the RA is strong and committed.
But I think DPC does provided good security by the developers. They hired Gurkha and came out in the paper once on the residence there commenting on the pros.

Basically, Puchong is a nice place and properties there are really value for money.
Only downpart is because it's currently developing, security around the area are not that good. Also, some part of puchong can be to deep in and far from KL if one is working in KL.
But to those working in PJ, Damansara and Subang.....one can always try living in puchong.

This post has been edited by b00n: Sep 25 2007, 09:34 AM

i'm not a capital gain person, per se..

there's a lot of good to have good monthly rental as opposed to buying a property towards waiting for an appreciation.. (the bank has already done the appreciation for you, if you know what i mean)

haha.....one is always being forced to sell at a higher price to cover the interest charged; i.e. to settle the bank's mortgage loans........

im not sure what u meant here, so care to elaborate further?

Folks,

The property we bought say this in the advt. "Guarded Community with Perimeter Fencing"

Does this mean its gated community ?

Yeap, it should be....
Anyway, it's best to confirm whether the guards are being paid by the developer as your monthly maintenance fee (if you does pay) or it's by the own RA formed.

boon got it right.. refer to Post #82

ohh, thats all? I thought I missed something there.

If thats the case, its the same as UT, as we r being charged fee's 3%-6% upfront everytime we subscribe to one.

I think get a small unit condo by Sunrise @ Mont Kiara. Good security, good maintainence & good price appreciation.