my maximum budget can get G257 Ridge house or Elemen, but my wife stop me since it is a bit risky to put too much commitment in house installment.

Actually TA Arahsia subsales is the best deal in this area, worth it with the money, just the type A & B is too close to HTC. Same to Bayan. I am a bit concern because of fengshui believe.
For EW Sencillia also quite comfort with my budget, the only thing is because of some fengshui reason, so i didn't book the Sencillia. That is a bad thing when you know more about fengshui, then is hardly to make decision, if know nothing, then will book Arahsia or sencillia.

Luckily that is still many selection of subsales in Rimbayu, already have a idea which to go for, just to wait and observe the market, since gov is keep giving the offer of HOC, so what i can foresee it will suppress subsales market, it is no rush to make a decision.
I have one friend stay in Denai Alam (the old Denai Alam, not the new Denai Alam which is part of Elmina) since around 2012 ( can't really recall the date i attended his open house), and recently another friend move to Elmina, can roughly know the pros and cons)

Currently i stay in Puchong, the traffic issue is worse year to year, somemore nearby my house that is two new block of high density condo, can't imaging what will happen when the condo buyers start move in year 2022/2023, the cars will fully occupied the road shoulder, which is quite common issue for a condo in Malaysia, somemore high density condo.

Rimbayu subsales have a lot of good buy as well. larger land size & built up compared to recent launches/future launches. If strata living is what you looking for, wisteria subsale is good choice. Heard it doesnt really appreciate that much vs nett price buyer got during launch few years back. is buyer market now and i am also holding on to my condo (cant fetch good price) while i have bought a unit in Rimbayu.

Which phase you bought?

Any new rimbayu buyer wants referral rebate can pm me.

Some points for u guys before considering here:
-Is individual title! AND consider NOT guarded residence are! It means they will not maintain the landscape. But SA will not tell u this, giving impression that Rimbayu and Tropicana and Ecoworld are the same in terms of “guarded”.

-traffic is bad, now and FUTURE! Main roads are two lanes only! Including the road to Quayside! Many bumps here!

-this area including Tropicana and Ecoworld is surrounded by high tension cables!

Ok after so many cons.
Pros:
-this place u can drink beer. Unlike KK and Shah Alam.

-u are next to high end residence such as ecoworld.

-this place is better than BSP, Puncak Alam.

Don’t ask me why I still buy despite so many cons. Maybe u just have to visit this place yourself.

Any new rimbayu buyer wants referral rebate can pm me.

Some points for u guys before considering here:
-Is individual title! AND consider NOT guarded residence are! It means they will not maintain the landscape. But SA will not tell u this, giving impression that Rimbayu and Tropicana and Ecoworld are the same in terms of “guarded”.

-traffic is bad, now and FUTURE! Main roads are two lanes only! Including the road to Quayside! Many bumps here!

-this area including Tropicana and Ecoworld is surrounded by high tension cables!

Ok after so many cons.
Pros:
-this place u can drink beer. Unlike KK and Shah Alam.

-u are next to high end residence such as ecoworld.

-this place is better than BSP, Puncak Alam.

Don’t ask me why I still buy despite so many cons. Maybe u just have to visit this place yourself.

Any new rimbayu buyer wants referral rebate can pm me.

Some points for u guys before considering here:
-Is individual title! AND consider NOT guarded residence are! It means they will not maintain the landscape. But SA will not tell u this, giving impression that Rimbayu and Tropicana and Ecoworld are the same in terms of “guarded”.

-traffic is bad, now and FUTURE! Main roads are two lanes only! Including the road to Quayside! Many bumps here!

-this area including Tropicana and Ecoworld is surrounded by high tension cables!

Ok after so many cons.
Pros:
-this place u can drink beer. Unlike KK and Shah Alam.

-u are next to high end residence such as ecoworld.

-this place is better than BSP, Puncak Alam.

Don’t ask me why I still buy despite so many cons. Maybe u just have to visit this place yourself.

Haha...agree to some of the points but I think most buyers are aware or made aware the development are individual title as opposed to strata  (except wisteria). Of course strata you get better landscape etc but you need to fork out relatively higher monthly maintenance,  cheapest also 300-500 per month in TA/ES?
Individual title in the other end only pay for small sum security depending on the RA and some buyer do prefer individual title so the can renovate their house however they want as long as local council approve.

Entry Level - IJM
Mid Level - Tropicana/257
Premium - EcoWorld

Settle guys.

but IJM landscaping still one level below than TA & EW, even with the Strata Title project.

the high monthly maintenance fee for strata title is actually suppress the subsales price at this time, TA subsales don't have a better appreciation than IJM subsales

strata fee effectively adding 15% acquisition cost over 10y cycle but adds no value to the property, regardless how sales tries to "educate buyer".

it is not as high as 15%.

we take Terraza Eco World as example, monthly fee RM 550, yearly RM 6.6K, 10 year is RM 66K. The initial price around 1M,  so it is around 6.6% of your acquisition cost. If for own stay, IJM landed also paying around RM 100 for security fee, so Terraza is actually need to pay extra RM 450 per month, 10 year 54K, around 5.4% of the acquisition cost. My friend owning a Terraza, so i have clear idea the costing.

for TA Arahsia, not really sure its monthly security fee, assuming it is RM 400, 10 year around RM 48K, Launching price i am not sure, maybe RM 700K after discount, around 6.8% for 10 yr to the acquisition cost. If take the difference to Rimbayu, only 5.1%.
If compared to low density Rimbayu like Scarlet, the security fee is RM 180 per month for an individual title house.

Anyway, in short term, the high monthly security fee for Strate Title, it will suppress the subsales price, as most of the people not willing to pay more for nothing, in long term, if the strate title housing area can maintain everything nicely compared to individual title, then its value will show in the subsales price, but again, the appreciation is come from the owner monthly contribution, so the additional gain might not really a lot compared to individual title. So the strata title only benefit to owner to enjoy the good landscaping and etc, but not really benefit to return of investment.

Of course the cost is compound with 5% interest, 2% inflation and 5% YoY increment.

If your RA is full of kiasu want to look like botanic garden and stubborn defaulter then for sure it will be 200% by end of 5th year. Therefore, nice place you paid and burn (aka enjoyed), not nice place then no one wanna take over a fire pit. Never seen any example earn back maintenance fee.

Entry Level - IJM
Mid Level - Tropicana/257
Premium - EcoWorld

Settle guys.

When I was shopping, I compared ES vs TA same size etc.... ES premium by atleast RM500,000..... so that nice fence and nicer landscaping comes with a hefty $$$

500K is such a big difference. Grandezza vs Dalia?

When I was shopping, I compared ES vs TA same size etc.... ES premium by atleast RM500,000..... so that nice fence and nicer landscaping comes with a hefty $$$

Fuuuuiyohhh. So the premium feel is worth RM 500,000! Nice to know. But I guess in terms of the unit build quality both should be receive similar treatment ya?

it is not as high as 15%.

we take Terraza Eco World as example, monthly fee RM 550, yearly RM 6.6K, 10 year is RM 66K. The initial price around 1M,  so it is around 6.6% of your acquisition cost. If for own stay, IJM landed also paying around RM 100 for security fee, so Terraza is actually need to pay extra RM 450 per month, 10 year 54K, around 5.4% of the acquisition cost. My friend owning a Terraza, so i have clear idea the costing.

for TA Arahsia, not really sure its monthly security fee, assuming it is RM 400, 10 year around RM 48K, Launching price i am not sure, maybe RM 700K after discount, around 6.8% for 10 yr to the acquisition cost. If take the difference to Rimbayu, only 5.1%.
If compared to low density Rimbayu like Scarlet, the security fee is RM 180 per month for an individual title house.

Anyway, in short term, the high monthly security fee for Strate Title, it will suppress the subsales price, as most of the people not willing to pay more for nothing, in long term, if the strate title housing area can maintain everything nicely compared to individual title, then its value will show in the subsales price, but again, the appreciation is come from the owner monthly contribution, so the additional gain might not really a lot compared to individual title. So the strata title only benefit to owner to enjoy the good landscaping and etc, but not really benefit to return of investment.