I think Park 2 is a pretty safe investment.

Behind the project is a public park that will never be changed. In front are shops and malls.

I saw some talking about the mall won't do as good etc. but in my opinion, if you are living there, you don't need another Mid Valley. In fact, if it performs like Da Men or Subang Parade it is already a good enough place to satisfy one's needs.

Got cinema, shops and food stalls with moderate traffic, it is a blessing more than than anything. Who needs a super busy mall like mid valley in front of where you live? Sure it will affect the tenancy (Maybe high end brands aren't going to be one of your tenants) but I believe they are more than capable to survive and if you think it will be a dead mall, it won't happen with 3 blocks of highly dense residencies (fully sold), not even considering the other high rise projects from LBS within the vicinity, that alone is enough to sustain the mall's traffic.

If the project is like Tropicana Metropark, residencies take up rate half hanging and getting worse overtime, Mall plan uncertain and commercial shops are in the brink of failure THEN I can say it is a risky project.

Pavilion BJ? With the shops already done developed, a Mall is in construction and a fully taken up park residence with Park 2 almost completely sold out, it is safe to say that you won't regret investing in this project for own stay. Hack, the public park alone with a link bridge from your residence to it is already a good enough incentive while so many other projects like Tropicana Metropark have absolutely nothing but manufacturing plants around it.

This post has been edited by JasonLeeX: Jan 17 2019, 11:23 PM

That means they will get another property management company or other REIT to run it.

If you ask me if Tropicana metropark were to build their mall at this state, I will say it is very possible it can't survive past "jaya shopping center" level. With weak take up rate for its residences, unattractive surroundings and a lot of manufacturing companies all around, I don't think people would want to flock over to such a place. (it is so outskirt, it is hardly a comparison)

Pavilion BJ on the other hand has a big well maintained public park, high take up rate for its residences and its surrounding traffic is abundance on top of many commercial shops all around. I don't have a crystal ball so I can't tell you that it will be a success or not but I believe it will definitely survive at least if not better than Da Men.

This post has been edited by JasonLeeX: Jan 17 2019, 11:53 PM

Bear in mind Pavilion Bukit Jalil is 1.8mil Sqft while Pavilion KL is only 1.3mil sqft. Subang Parade is about 1.1mil sqft while Sunway Pyramid is 4mil+ sqft.

It is not small by any means.

It is definitely not a "lifestyle" mall Jaya shopping center 260k sqft.

This post has been edited by JasonLeeX: Jan 17 2019, 11:58 PM

You guys just don't seem to get it. It doesn't matter if the mall do well like mid valley or not, the fact that the mall is up is good enough.

The mall may not be very well received but I can dare say it will definitely survive with 3 blocks of fully sold out residences.

The worst case scenario is that the mall would be like Da Men. But hey, it's more than enough for your convenience especially there is a link bridge for easy access.

Let's not forget there is a park right in front. The overall PSF is also not overly priced as well and they throw in a ton of furnishing with it.

Just based on "factual" outlook, the park 2 is a great buy without a doubt. The only thing now is to see if the mall could sweetened the deal.


It's not like there is a graveyard, manufacturing plant or HTC right in front of park 2. Come on..

This post has been edited by JasonLeeX: Jan 18 2019, 09:23 PM

What are you even talking about?

Comparing Park 2 against many other freehold project, I think Park 2 stands out the most.

You bring in all the assumption to the project and expect it to holland makes absolutely no sense.

Where did you even get the figure 450-550? LBS which is a leasehold in that area already cost 700+ and that is a mid level serviced apartment.

Also, bear in mind "average" for service apartment is not a good measure for new projects.

If that is the case, you are making EVERY SINGLE new project look like SHIT.

Lot 15 and Isola for example, priced at 900-1000 whereas the average for serviced apartment is 500+ only. Bear in mind this is statistic from edge property, I posted this few months back. The thing is, YOU DID NOT take the project specs into consideration. Lot 15 is a high spec project hence you can see the price difference.

Park 2 is definitely a HIGH spec project, it is obvious that the price is not your "average" price.

Pavilion mall did not cancel, what the hell are you even talking about? It is just that Pavilion REIT not going to take charge of Pavilion bukit jalil.

I can tell you clearly din't do your homework when you make up your argument.

This post has been edited by JasonLeeX: Jan 18 2019, 10:59 PM

Well what you've said does not reflect to what the buyers think. The park residence is already fully taken up and the park 2 is selling really well with the price THEY SET so I don't see what is the point in your argument.

FYI, high spec does not mean more facility, grand lobby or whatever you've just said.

Lot 15 is currently the highest spec Sime has to offer and to date the most expensive PSF project under them but the project offers literally the bare minimum in terms of facilities. Instead, high spec means the finishing the project has to offer. The types of floor, walls, fittings and fixture of Lot 15 are really high end for each of the units (assuming the entire facilities and building is also using high end finishing as well). In comparison with park 2, the finishing is also not that far off and they have been advertising themselves as luxury level service apartment so that itself is good enough evidence to tell you that it is high end.

If you want to see low to mid end, see Panorama Kelana. They offer a SHIT TON of facilities ranging from tennis court to jogging track. However, I've studied their finishing and I can tell you that the material they used are really cheap hence their pricing of the project is also super cheap.

I think you need to study more on properties cause you seem to lack knowledge even on differentiating what is high end and what is not.

Developers (not agents) won't dare to call their project premium or luxury if it is not on their own website and brochures. At best they will only use "Affordable Luxury" in their marketing campaign.

Bear in mind all these are not in comparison with super leagues like kia peng, pavilion KL, four seasons, setia sky seputeh etc.

This post has been edited by JasonLeeX: Jan 18 2019, 11:57 PM

Could you please show me evidence that the mall name is no longer Pavilion.

Also, I've said countless times before, it doesn't matter especially if you are staying there. A park, a mall and abundance of shops with no issues like graveyard, HTC or worn down neighborhood nearby, what more can you ask for?

This post has been edited by JasonLeeX: Jan 19 2019, 12:10 AM

You really do not know how property and REIT works do you?

Also where is the evidence showing Pavilion BJ is changing name or are you just saying it out of spite?

A lot of syok sendiri people in property talk, especially those with many stars.

They don't seem to give good advice or points but merely posting for the sake of posting.

Again, please show evidence that the mall is changing name.

I am really tired of seeing these made up nonsense in property talk.

Seriously? Do you even know what is a REIT? Do you know anything about branding rights? Do you even know anything about property?

Did you see subang parade changes its name after Hekta REIT took over?

I don't think there is any point for anyone to take your post seriously after this. I highly doubt you know what a REIT is before people start posting about this and I highly doubt you know how it works since you can say such ignorant things and thinking that it is common sense.

I think we can just ignore morris6660. Argue non stop using his imagination, I can't even take him seriously when he knows nothing but constantly blabing nonsense in property talk.

No, I'm not a BJ Investor. I just like to go around and disprove people who likes to make up nonsense as if property talk is a kopitiam section.

Whenever I post a point, I will back it up with facts and if I post something that is non factual, I will say it is my opinion. However, some people (especially those with many stars) in this forum likes to think their assumptions are facts and when we ask them about it, they will just shy away from an actual argument or the question as a whole. I felt that at least I am doing my part in contributing to this forum for genuine buyers who actually rely on the forum for helpful insight and to disproved those who likes to make shit up in a serious forum.

This post has been edited by JasonLeeX: Jan 20 2019, 01:57 PM

100% agree with you bro. I too sick of those people posting falsified info. Really ruin the forum for me.