Hi guys n sifus, new here I just signed SPA yesterday, anyone here want to share the referral fees? I can recommend my SA he is very helpful and knowledgeable. Just drop me a PM.

I bought the 853sf at 718k for a high floor unit.

Yes, project is leasehold with tenure renewed at 99 years currently.

I'm a property newbie, so pardon me ya, but I've been in the market for a property for a few months now, both subsale and new. Atwater is by no means perfect, but after doing my homework I still feel its a good buy.

- Yes as u mentioned the price is hovering above RM800psf, but looking at PJ area, it is this kind of price liao, it's not a steal, but its not overpriced as well. It is in line with the location market pricing. Moreover entering this period where property market is soft and only slowly beginning to pick up, there is room for growth. KL definitely will be above this pricing for an apple to apple comparison new prop.
- The maintenance fee is a projected one in 3-4 years time, so I think its realistic lah haha with the facilities you are getting. I feel if they put at like RM0.28 quite false impression also, and not sustainable. Have to consider it's low dense as well at 493 units not a 1000+ unit condo, so i think this is completely understandable & acceptable at RM0.40 in 3-4 years time to make sure place & facilities are well maintained.
- Big factor for me was the location, it was central to everything and right in the center of my work, family and lifestyle. Easy and multiple access points as well. I believe this location in the heart of PJ will not fail lah, PJ property price given time has only went up one.
- A lot of ppl stay in PJ dy die die also want to be in PJ one, and PJ demographics is quite affluent, as older generation down size to more manageable space and want the security and lifestyle of condo or the younger people wanting to be closer to home and family, this location at the middle of it all should jadi and got demand one i feel.
- Section 13 is all leasehold, its not ideal, but want to stay here have to accept loh, if LH this price all things equal FH sure more expensive. LH also doesn't bother me that much, with 99 years left currently, maybe 95-96 after VP, I think i'll upgrade and exit way before this even becomes a problem.
- I agree that currently the surroundings is nothing to shout about, but MBPJ has committed to urban renewal plan for Section 13 already because they realize it's strategic positioning & location, they want to turn it to a self sustaining, green, walkable residential and commercial hub, so just give it a bit of time, there is hope! The link bridges that they will built to connect to Jaya One is part of MBPJ's renewal requirement, gonna make it super convenient and safe also just to get around.
- I still feel this is a premium project with quality, well thought out offerings & plans, prime location, mature township and surrounding towns, considerably low dense, good master plan and trusted developer, I like the practical layout as well and the interior fixings are nice, also the fact that I'm getting the family tower, only 183 units there, 8 units per floor serviced by 4 lifts, and corner unit, feels quite exclusive and nice for own stay.

Again, I'm just a property noob and this is just my 2 cents after doing my own findings and research, all pros here feel free to share different opinions . Considering all factors, Atwater is not perfect at all, but I still feel got potential and it's a good buy heh. All in all I'm comfortable with my purchase.

Owh and btw, according to my SA, banker and also lawyer, Atwater units are already 80-85% snapped up, seeing that ADPL was obtained only in March, and with current property market sentiments, I'd say it is doing pretty well and should be fully sold out soon

This post has been edited by JLJQ: Jul 17 2018, 01:21 PM

Maybe my choice of words wasn't the best, apologies for that, yes it's not 'snapped up' like this happen within days or weeks from soft launch, definitely took awhile for them to be 'sold' instead, but just sharing that since ADPL in March this is where it stands as of now la. Especially given the slow market conditions of the past year, not bad already lo.

Agreed one of the downfall is it's not walking distance to LRT or MRT, would like that myself too tbh. But it's still all within the near vicinity, 1.6km to LRT, 1.7km to MRT and has feeder bus to connect, not ideal, but it's still something.

I'm not MBPJ lah, and not aware that such a plan existed 10 years ago, I just read Propcafe's review of Section 13 area and other articles haha, but lets hope it will materialize from here on, don't see y not eventually cuz of its location.

This post has been edited by JLJQ: Jul 19 2018, 08:11 AM

Not that I'm aware of now too.

Any one has info here can share?

If not maybe we can start one

No doubt biji location is great n all but having a wet pasar directly below is a bit of a turn off for me personally lah. Might make it feel very 'chap' because of the smell, hygiene, traffic/amount of people.

If I'm not mistaken, Loft units all taken up already.

I think at this current point, Atwater won't be the best option out there if you want to flip upon VP and the likes of that. With that kinda entry point, it's more suited for own stayers and the surrounding folks that are downsizing. Price appreciation if anything, would only happen down the years as Section 13 slowly renews and more people, old and young that were from the landed move to condo living for security and lifestyle.

Nothing is a guaranteed at this point, but plans are underway for the area to be changed to a commercial & residential hub, so with that the surrounding is scheduled for reformation, more greens and walk ways.

For rental, Atwater will come with 2 commercial towers in front, one of which has been sold en bloc already, hopefully this will boost the rental market for Atwater. Convenience also technically won't even have to go to Jaya one or Jaya shopping centre if u damn lazy to, they have allowed 28,000+sf retail space that Paramount will manage to control the retail mix of which they will have food, bank and also a grocer coming in. If want to go out everything is also damn nearby n central lah, location & accessibility is still great.

http://propcafe.net/propcafe-review-petali...on-13-selangor/

Yah, I bought for own stay also because of the location, though it's no DPC surrounding, but cuz of location it has its desirability.

Not same spec as R&M lah, definitely way better. Just go see the show unit to appreciate.

The density will definitely make it feel a bit more chap for R&M, while Atwater is at 493 units and if u stay at family tower it is 183 units for that block only.

R&M also is bare unit when I last checked. Atwater comes with aircon, water heater and a full signature kitchen cabinet fitted to it, they even provide an Electrolux Fridge.

The tiling are also way nicer & classier. Yeah i know it's a show unit and everything is so called dressed up, but I'm comparing the actual fixtures only.

TMP is a bit hard lah so isolated haha.

Master bedroom is legit, lol, in the showroom they are using an actual sized queen bed if not mistaken, still comfortable.

The facilities are slightly spread out, for example the 2 badminton court is not on the actual facility level but tucked to the corner just below it. N some other stuff are at the sky decks. The facility level just have the common pool, elevated gym, half basketball court, garden area, n everything else spread out. The children's playground is tucked at the back of the facility deck.

This post has been edited by JLJQ: Aug 23 2018, 08:47 AM

Yeah haha. Partially lah, just need move in with loose furniture, cabinets all n do up the lighting only.

R&M developer OSK has a bit of a reputation as well, so got quite a risk there. The parking is also separate from the units, so u will have to walk damn far to ur car, imagine doing that with bags of groceries or if u forgot sth n need to turn back. N i think they do that so they can start building the units first before the parking and facilities, that way bank will start disbursements to them at the get go, while Atwater has to build from the parking and facility before starting the units. But either way it's just too dense for most ppl, cant feel premium at all when u r queuing up to jump into the swimming pool with 1000+ units.

Approx 798k SPA and 10% rebate at that time, so 718k ish nett. Floor was at 26 on the Family tower, chose the corner unit too so got a premium for that. Atwater had the raya/GST waiver month for June only, which was additional 1% from the 9%. All fees are covered, except MOT. Lease is at 99 years currently.

Now no more DIBS dy, it was abolished.

I don't think anyone intends to buy something overpriced and lose money over it with a justification such as "I am buying for own stay not investment, so price don't matter.".

It's not as literal as that. Because own stay is also investment, just a longer term one, with the contingency of staying in it. Everyone also would wish their property go up in price one, minus those that don't do due diligence just listen to everything the SA say n go in clueless, then nth to say lah that haha.

As mentioned by aaron1717, own stay means its more than just the raw numbers, its also how much one puts a value/worth over the property, which can be very subjective. Doesnt always mean max profit (but definitely still taken into consideration), but still a choice they are comfortable to make and price they are willing to pay because it will be a place they/loved ones will be living in, for whatever the reason e.g. closer to family/friends, convenience, amenities, kids schooling or parents can help take care cuz they r near by, like the design/layout/fixtures, can envision themselves staying in it and what not. If for pure investment/flipping all those won't matter, can earn a profit then can dy.

I'm an owner here as well and I bought a unit with very similar reasonings to the few points you mentioned, haha, and I'm quite sure at this mature location many would too.

Same as well, i also visited all the other developments u mentioned above plus a few more (both subsale and new), and concluded Atwater was the one and till date still am very comfortable with my decision.

Any owners chat group already?

When I visited Serene few months back they were handing out really high rebates, to my memory about 23%, it kinda gave off the impression that they were not selling so well.

I also passed on Serene because of the location, next to highway, did not have amenities nearby, high-ish density, and also cuz there was a potential for future development beside Serene. Sunway owns a huge plot of land surrounding the lake, Serene only takes up half of it, the other half is deeper in where the showroom currently in. It will be quite headache to stay next to if they decide to develop it once Serene is completed.

Type E1 (853sf) and yes for own stay as well.

Family Tower is 8 units per floor serviced by 4 lifts. Lifestyle tower by memory is 12 units serviced by 4 lifts, if not mistaken lah.

We r in good hands, walking options will have Jaya One through the link bridge and also the retail mix that Paramount will manage in front which they plan to have a grocer, bank and restaurants. If want to drive for more options ss2, uptown, bangsar, 1U all also pretty nearby.

Haha, far from confused bro, there will be a linked bridge, connecting Atwater through Ryan and miho to Jaya One, it's part of MBPJ's requirement to the developers so that the town is more walkable and connected.

Essentially for Atwater residence, its apartment -> bridge to cross to Atwater office/retail section -> bridge to Ryan & miho -> bridge to jaya one.

This was shared and confirmed to me by my SA. I'm honestly not too sure why it isn't published much on different websites though, so won't bother giving u speculative answers.

And chill dude, I didn't say Atwater is going to built on OSK's land, there is merely just going to be a link bridge from Atwater to Ryan & Miho, then it will use R&M bridge to connect all the way to Jaya One. And of cuz there will be card access points and guards for security for R&M residence (this side was mentioned by R&M SA).

As to the MBPJ and walkable town part, I'll allow Propcafe to explain this since they can do so better, here's the source: PROPCAFE Review: Petaling Jaya Section 13. Lengthy article but worth the read if you are interested, if not I'll put a few quote's below that were mentioned in the article. Both the SA from Atwater and R&M also confirmed that this link bridge were actually part of it's requirement by MBPJ for their masterplan to be approved. Same goes for the widening of the road in front of Atwater and R&M too.