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> South Brooks @ Desa Parkcity, Launching mid 2017

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icemanfx
post Aug 28 2016, 12:16 AM

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The more the merrier.

Did somebody say developers are slowing down?

icemanfx
post Apr 12 2019, 08:39 AM

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QUOTE(Bjorn1688 @ Apr 12 2019, 01:37 AM)
Dream home only when I retire, only can dream of retiring anytime in the next 20 years, especially with a 9 month old baby.

In 20 years time I think DPC will be a tired old neighbourhood like many parts of Bangsar and Damansara.

Probably would retire somewhere in Sabah because by that time it would be the only place left with wild trees.
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In 20 years time, there could be over 15 high rise in the vicinity. Landscape, traffic, demographic, etc will be completely different.
icemanfx
post Dec 26 2019, 04:14 PM

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QUOTE(ManutdGiggs @ Dec 26 2019, 10:09 AM)
Boss its alwiz the value not the price

Buy sthg tat buyers ll look for u instead of u looking for buyers

Stay tuned for the gd units hint 😊
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QUOTE(Win Win Inspiration @ Dec 26 2019, 03:01 PM)
Completely agree on the statement about Values boss!
smile.gif
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Developer has the first bite of cherry and likely to maximize price, subsale vendor has little room for profit.

icemanfx
post Dec 26 2019, 04:51 PM

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QUOTE(ManutdGiggs @ Dec 26 2019, 04:37 PM)
Perfectly rite when it's spoken out by a beginner 😂
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As if developer doesn't know the market better than buyers or doesn't want to make more profits.

This post has been edited by icemanfx: Dec 26 2019, 05:20 PM
icemanfx
post Dec 26 2019, 06:02 PM

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QUOTE(ManutdGiggs @ Dec 26 2019, 05:26 PM)
Yaya of cos they know. The main Q is do u know 😂😂😂

Happy new yr boss🎉🎉🎉
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I just need to be one eighth of cycle ahead of you is enough.
icemanfx
post Mar 4 2020, 03:32 AM

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QUOTE(nookie188 @ Mar 2 2020, 04:19 PM)
though am not a buyer of south brooks but from what i can see, the noise from the NS highway is going to be
really really loud - the facilities floor is just next to the road..

My suggestion would be for buyers to petition the developer to build a sound barrier similar to those at Duke Highway
or any other type of barrier to at least minimize the noise..Do it now before handover ...
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Unless the sound barrier is a tunnel, doubt it is useful.
icemanfx
post Apr 23 2020, 09:20 AM

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QUOTE(waiwai79 @ Apr 22 2020, 08:25 PM)
You talk like bullshit. U know how much booking fees for this project? You think this is 1k booking, 0 downplayment project? Buyer in Desa Park City all with the good cash flow, How to find a lot of depress buyer?
Even now under construction, how to find a lot of auctions from depress buyer?
You know where is Desa Park City or not? Bullshit also with some fact lah
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Able to pay large sum of down payment during the good time doesn't guaranteed won't have cash flow issue during economic recession. Only a small % of companies are not affected by economic recession. those highly paid employees that fit dpc buyers profile are more likely hit the hardest in time of down sizing. for businessman, saving their business operation is more important than property investment. besides, there are many developers contra units with contractors, suppliers, service providers, etc; offload at substantially below market price for cash flow is priority and entirely feasible.

if mco lock down is economy deep freeze, there will be flooding when it thawed.

This post has been edited by icemanfx: Apr 23 2020, 09:24 AM
icemanfx
post Apr 23 2020, 09:55 PM

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QUOTE(waiwai79 @ Apr 23 2020, 09:27 PM)
Risk everywhere. But Desa Park City got lowest risk compared to other area. But you insist here a lot of lelong going happened like other area, can find 5xxk south Brook now as blow water King mention, then go ahead.
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The economy is in deep freeze, there will be flooding when it thawed. Dpc will be flooded, it is only a question of how deep below water.

This post has been edited by icemanfx: Apr 23 2020, 09:55 PM
icemanfx
post Apr 24 2020, 07:47 PM

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QUOTE(ManutdGiggs @ Apr 24 2020, 07:08 PM)
Depending on the size n facing

Same size same type or mirror effect facing different direction hav different list price during launching.

Different tower oso hav price gap.

Let's not fix a price as target cos if I'm eyeing type D I would not hope to buy at 400k. Double the 400k is oledi happi liao but not those below level 8. Certain mid high flr oso hav cheaper spa than some mid low flr. One needs to und how the pricing scheme was done. Timing oso ll determine the entry price.

There ll alwiz hav a pariah unit in each n every project everywhere. Same goes to dpc. 1 pariah unit sold cheaper by a desperate seller ll not represent the value of 1 project.
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Similarly one exceptional unit price e.g marked up doesn't represent the whole project.

icemanfx
post Apr 25 2020, 03:24 AM

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QUOTE(waiwai79 @ Apr 25 2020, 01:15 AM)
Haha, since Desa Park City 4xxk, then small peanut as me will target kepong 2xxk and Sungai Buloh 1xxk.
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How much property price will drop depends on number of investors/flippers and amount of rebate/cash back. the higher the number of investors/flippers and amount of overvalued, the lower the price will drop to.

This post has been edited by icemanfx: Apr 25 2020, 03:31 AM
icemanfx
post Apr 25 2020, 01:15 PM

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QUOTE(waiwai79 @ Apr 25 2020, 11:13 AM)
A lot of factor. The factor you mention is just internal factor. Still got external factor like QE, bank monetary policy, how much hot money flow to the property industry.

But if DPC many (take note is "many" as mentioned by Chui Sui King) properties sell at range 500k (still not below market value, they want below 500k, mean 4xxk), then surrounding properties sure dropped more. This is logical thinking.
But all this assumptions come based on chui Sui only... No fact even till graveyard.

No need challenge me again since ask 10 times also can't give even a single meaningful point by chui Sui King, then better we wait 1 year, or 100 years?, then to verify it. See you all by April 2021, hope everyone can get 4xxk DPC properties soon.
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Whatever factors it may be, until overhang is reduced substantially, price remain suppressed.

Residential is meant for dwelling, the more investors are interested, the lower the price will drop to.

QUOTE(xyyap @ Apr 25 2020, 11:34 AM)
Bosses, I am looking for Good lelong Kepong Shop, budget below 2 M

If u have PM us
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What happens to your investment in cbj? Are you bringing your cbj judgement to kuptong.
icemanfx
post Apr 25 2020, 03:15 PM

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QUOTE(bigman @ Apr 25 2020, 02:45 PM)
Wanna cari makan?.. Nah.. Got kan tau... Provided must be buyer first... Sorry for those wannabe... Wahaha...
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Typical referer fees. Those could afford to buy here, unless is financially stressed, is unlikely interested.

Didn't someone claimed fully sold out?

This post has been edited by icemanfx: Apr 25 2020, 03:15 PM
icemanfx
post Apr 26 2020, 01:15 PM

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QUOTE(Million Gor @ Apr 26 2020, 11:51 AM)
Everywhere can get BMV properties if C19 cannot settle or under control in 4-6 months.
But DPC with lower risk compared others area due to the owner profile, and low density.

Difficult to get below 500k even south brook smallest size unit.
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Dpc landed owners profile are different from high rise launched in last few years. many of high rise buyers are wannabe and bought to flip, some will be stressed.

the bulk of bmv units will be from contra units of developer's contractors, suppliers, service providers, etc and must be bought with cash. those hoping to buy these bmv unit with bank loan will hardly hear, has little chance and will only find out from brickz data.

This post has been edited by icemanfx: Apr 26 2020, 01:28 PM
icemanfx
post Apr 26 2020, 04:57 PM

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QUOTE(Million Gor @ Apr 26 2020, 04:31 PM)
Yup, as i said everywhere can find the super cheap properties from financial problem owner, but the risk or chances happened is different . DPC even talk about highrise buyer, generally the financial profile are more more stronger, wouldn't be many below market value properties being force sell.
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Staying in expensive and overpriced home doesn't mean the owner is well off but in the contrary, could be highly indebted.

Except gomen servants and glc, most businesses are affected by economic recession. Highly paid staffs are likely the first to suffer in downsizing.

Those bought overpriced units for investment are vulnerable and many will be stressed. Won't be surprised to see many end in foreclosure.
icemanfx
post Apr 26 2020, 05:15 PM

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QUOTE(Million Gor @ Apr 26 2020, 05:05 PM)
Haha, I hope so get a BMV units here, but don't put so high hope.
Anyway still need to wait after Oct. Got 6 months for all to fighting.
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No buyer is willing to sell below mv or below cost. Need to find bmv in foreclosure from later next year.

This post has been edited by icemanfx: Apr 26 2020, 07:08 PM
icemanfx
post Apr 26 2020, 07:09 PM

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QUOTE(mini orchard @ Apr 26 2020, 07:03 PM)
BMV subsale property dont need to sell in the open market.

If it needs to be advertised in property portals, then is NOT BMV.
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That's why wannabe keep singing poorperly price remain high, where got bubble.

This post has been edited by icemanfx: Apr 26 2020, 07:10 PM
icemanfx
post Apr 26 2020, 07:22 PM

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In older area like bukit damansara and bangsar, most of the home are fully paid off. in newer area like dpc especially those launched in last few year, most are on bank loan.

number of foreclosure in new area is by default will be higher than older area. incidentally, before mco there were >50 bungalow on the market in bukit damansara.

This post has been edited by icemanfx: Apr 26 2020, 07:25 PM
icemanfx
post Apr 27 2020, 02:00 PM

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QUOTE(Million Gor @ Apr 27 2020, 11:14 AM)
That why i said, few units selling with BMV sure got, even in every area. And this units normally wouldn't sell in open market because easily can get buyer to sapu. This is purely is the buyer personal issue only, not the market problem.

As property master mention price drop 70%, or many BMV properties can found even in DPC, that mean this area facing trouble with selller much higher than buyer, everyone can easily found the BMV properties in the market.

If just talk about some incident case, suddenly got 1 unit sellling in BMV can't represent the market situation.
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If property could sell easily, won't be transacted at bmv. with number of investors in dpc, there will be many more than 1 unit selling at bmv.

property price is among the least if not the least transparent of all investment assets; asking, transacted, valuation, market, etc price could be substantially different.

QUOTE(Million Gor @ Apr 27 2020, 11:31 AM)
DPC is not new area, mature township, even the high rise also not oversupply like most of the KL area. Not much discount for the downpayment, buyer need to pay 10% downpayment here. Generally they cash flow is stronger, that why BMV properties being force sell is very strong.

At least you need to see a lot BMV properties being force in Segambut, Mont Kiara, Kepong, Selayang, Jalan Ipoh, Batu Cave ,then only DPC.

I see the argument here from some post before, mainly is due to going got many 5xxk or even BMV 4xxk South Brook going sell in the market, is not talk about 1, 2 or few units only, is just talk about few units and all are secoundly sapu by others without acknowledge by market, then no meaning loh.

I stayed at Kepong more than 30 years, i know well on surrounding properties price, if kepong properties going drop less than 20% in coming future, you wouldn't easy found BMV in DPC.
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Number of bmv property available is correlated to number of investors/flippers.

Most of those staying in dpc are new money people. Profile and lifestyle is different from old money.

New money people tend to be more aggressive in investment and likely to get caught when the tide turned.

those on expensive lifestyle e.g dpc residents are more likely stressed in time of economic recession.

QUOTE(Million Gor @ Apr 27 2020, 11:45 AM)
Already more than 8 years people said bubble come. Now i know situation is worst, but still got a lot of factors to justify the properties value.
Why share market up so much for past 3 weeks? Because a lot of hot money or M40 + T20 still holding too much cash on hand.

Everyone can said market going down or remained stable with easily give 10 solid reasons because all are based on past experience, but future is always out of predict till the day come.
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If property price rise without corresponding rise in income, price will become unsustainable. A reason why overhang is widening and price stagnant in last few years. Property is illiquid, price takes years to bottom.

T10 may have plenty cash but few of M40 do else household debts won't be at elevated level. Dead cat bounce is common in stocks market e.g o&g counters a few years back.

Long term equilibrium always prevail. until overhang is reduced substantially, price remain suppressed. until price become affordable, price is unsustainable.

How many dpc units will be sold at bmv could find out from later next year.

This post has been edited by icemanfx: Apr 27 2020, 02:53 PM
icemanfx
post Apr 27 2020, 02:58 PM

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QUOTE(gks @ Apr 27 2020, 02:55 PM)
Past 15 years how many lelong/BMV units you observed coming from Dpc?

If not many BMV/lelong units, Do U expect trend is reverse in next 2years?
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Market sentiment and economy in the next few years will be vastly different from last 15 years.

If MCO is economy deep freeze; when it thawed, there will be flooding. Spring flood is a lot more devastating than freezing winter.

This post has been edited by icemanfx: Apr 27 2020, 03:00 PM
icemanfx
post Apr 27 2020, 04:06 PM

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QUOTE(Million Gor @ Apr 27 2020, 03:46 PM)
Easily found BMV properties in market not equal to high transaction / sell easily, just mean supply much higher than demand, under this situation, then only can said many BMV properties in DPC going happened.

I didn't said not possible for the DPC going to have a lot of BMV properties but the possibilities is much lower compared to Kepong, MK, Jalan Ipoh, Sentul ......

of course i assume our discussion for BMV properties, is at least (at least, at least) 25%-30% from existing market transaction price. don't tell me finally 1 mil DPC selling in 900k or 500k in Kepong selling in 450k become BMV. Then don't waste our time to discuss or blow water here.
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What is market value? Asking, transacted, valuer's valuation, jpph valuation or auctioned price?

In this economic recession, no area will be exempted from price downfall; it is a question of how many and how low.

Later next year is not long to wait.

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