Hello guys, I am a resident from Rawang for about 20 years, and now I am looking to upgrade to a larger house in the same area too (Because still cheaper than PJ, subang areas).

I am asking this because I am looking forward to upgrade to a house in Emerald Gardens, the price is right, location is ok good, but the vacancy rate seems low to me, I went there and see many houses putting up for sale banners.

The same is also for Amberly which is just right beside Emerald Gardens, alot of vacant houses too.

I dont want to stay in a ghost town

Those of you been staying in Emerald west area, how is the occupancy rate for your housing area? If alot of vacant houses, how long are they being left vacant just like that?

Need some opinion from all of you, thanks

***Before you say that I am a resident from Rawang for 20 years, so you should know it better than everyone else

yes, I know the overall property situation in Rawang, but i do not know the in depth information for a small area specifically.

This post has been edited by JaniceWLV: May 17 2016, 06:04 PM

Emerald gardens is very well located in this township..most people prefer anggun one of d reasons being its nearer to jusco..the hive of activity is nr jusco.

Amberley on d other hand does not fillup as fast ..so potential buyers wl most likely get a good price before d prices see a surge..

Its actually a nice area to stay ..anyway semi d at dat price is hard to find

How about putting Tamansari into consideration....

This post has been edited by Victor3010: May 17 2016, 07:39 PM

Alright, did the survey myself. To date there are only 51 out of 161 units occupied (31%)...... Very disappointed. Seems like it will be a ghost town for some time. Will have to reconsider this idea.

Dont mind my input. I am a resident of Amberley since February last year. From what I have collected, many buyers in Emerald Gardens and Amberley are investors. They've bought the house parked it and looking for a good price to see. But for a while now im seeing a lot of activities in Amberley, houses being renovated and people coming to view.

I also personally know some of the owners who wants to sell their house, which is a more dense Taman. so you wont be feeling like its a ghost town.

My Assumption is Emerald West is still new and not many people outside of Rawang have considered to move yet. Give it a few more years and the place would be more occupied. Let the Anggun City Mall have more tenancy and then people would start to notice Emerald as well.

Anggun City Mall is the one behind McD?

My dad is among early adopter for Garnet and happy to see that Emerald West had turned into a good township.

Definitely a place you feel like home. If price is right, can consider to sell too haha.

Yup.. Anggun city is behind McD

Emerald garden is one of the best location in township. Front have big public park, back got Chinese school, sit on higher ground, build up is big. Unify is available, so occupancy rate will slowly pickup. House still less than 2 year vp. But the price is high.. All from 8xx k

Actually d park is very nice...if more sprucing up is done can make it top notch for people to exercise ..walk d dogs etc..

People follow people ..its like a herd mentality..so if taman has less people they think something wrong but in reality nothing wrong..some just take time to fill up and yes some take longer time..

Do u buy when prices are good when demand is relatively low or buy when prices hv gone up as d taman starts to fill up ?

Like some others say. This project launched in 2011-12, so it has attracted a lot of investors.
31% occupancy rate is considered good. It is now actually good for those who want to buy for their own stay because as you said many supplies in the market and you can shop for the good deals.

I just tenanted out my unit beginning of the year. My unit has 6+1 rooms. Tenant is a couple with 4 teenagers kids, each wants to have their own room, and can spare one room for the guest. Relatives or in law.

i believe she is looking for moving in immediately, not to wait for 2 years.

Ermm isn't Buy When Demand Is Low While Price Is Still Low a herd mentality? 😂😂

spot on.

I know one resident in EG moved to EG from desa park city, because to him and his family, DPC is getting crowded. especially more high rise being launched in the smaller piece of land. He was the early buyers in DPC. In the peak hours, the turning from LDP to DPC is a nightmare, long Q and jam.

When the place is too crowded ppl scared, when 30% of the houses occupied ppl said ghost town. So, i presume the right occupancy rate should be 80%, and stay put forever??? so that it won't feel crowded or empty. But when the place is 80% occupied, then you have less deals on the table, the price will be shooting high.

Very well said

Btw guys, I am a male
Did not consider taman sari in the first place because it is abit far from bandar country homes.
But i suppose what all of you are saying are right though, one of the reason why I look into Emerald Gardens is due to the price, the price of the units are almost like launch price, and built up size is really big, all the rooms are like master bed room.

If and when too many people staying already the prices will shoot up then I will have to look somewhere else again

Guess I have to seriously think about it again.

Also, btw, anyone knows how much is the monthly maintenance fees for emerald gardens?

Good to seriously consider about it

Rm100 only

Wow JaniceWLV, you are really good! I've shifted here less than a year and I don't even know how many units are occupied. I wanted to do the survey myself but somehow too busy/lazy to do it, now I know the occupancy rate! Thanks you!

31% is consider not bad consider EG only VP'ed for less than 2 years. This means 1 out of 3 houses is occupied.
Why disappointed? Do you prefer a more crowded feel? Personally I like the current occupancy rate. My kind immediate investor neighbours allow me to use their porch for parking my cars. It is true, there are quite a number of investors here. One even commented here . Those that i know of, have strong holding power and have no plan to move in or dispose their unit. One of them even bought with cash. Some buyers wanted to move in however due to the current economic uncertainty, they are holding back their plan due to high renovation costs. Eventually the occupancy rate will pick up and I will then loose my additional parking space.

I did considered Anggun 1 & Anggun 2, but end up choosing EG due to its large build up, proximity to the park and SJKC Kota Emerald. I am grateful that Emerald Gardens have a good community spirit and good security.

EW clubhouse is very certain and to be built next to The Rise bungalows.
Once the clubhouse, proper road linking Emerald West & East & upgrading of Jalan Batu Arang are completed together with other projects like The Rise, Anggun 3, Tamansari & Fields of Gold. This place will be

It's actually RM110 belum termasuk 6% GST

VP less than 2 years 30% occupancy can be considered pretty slow. Personally, I will be more comfortable if occupancy can reach 60% at least.

It also depends on the type of property. Medium to lower end property will usually have a higher occupancy rate given the same period of time. Anyway times are bad, so everything is moving slowly..

the new launches of terrace houses by SP Setia also around 800K+?

if so I think amberley SEmi D (pseudo bungalow) is a hidden gem.

anyway, choices are abundant in rawang now - so depends on individual what are your preferences..

Yeah....,initially Rawang only attract few players like Guocoland, Hong Bee and Country Homes. Now bigger players also come to join the competitions like BRDB, SP Setia, Tan & Tan.

Home purchasers spoilt with options.

Tan&Tan - interesting as I have always liked their projects..

however, their land is somewhere in kundang so its a bit further from the Emerald west..
so the location is not that good in comparison

The project will be linked to a new tol which in between the current Rawang tol and Sungai Buloh North.
A jv project with PKNS.

Because i tried to ask the guard whether i could come in to have a count on the total occupancy rate or not, he said cant. Then he gave me the info already, haha.

The guard also mentioned that they are also several houses which renovating and are planning to move in soon, and it is true because the following week I arranged a meet up with an agent and in every row I can see at least 2 houses are undergoing renovation.

Anggun 1 and 2 build up is small, maintainance fees also quite high (RM200+ i think), thats why I chose EG too.

Even mr1 n 2 are considered kundang lioa...

I still remembered when i moved in to my house in subang, 1st yr 10% only. Year 3 around 30%.
Mund u rhe project sold out in 2 weeks and it was by reputable developer...fng....therefore i felt safe enuf..and lesser ppl to fight for outdoor carpark.

Enjoy while it lasts.