So any update for the rental that can be getting there? Please do advice~

Is it still worth to purchase a unit there now??

How easy is it to rent out?

Any sifu can advise?

Thank you!

Bump. Anyone sold their units in Impian Meridian recently and how much did you managed to sell for?

For sell RM420k 995sf high floor, facing swimming pool
3r2b. 1car park. MAny college near By, student rentel income
call agent Peter 019-3553633

Would like to know the occupancy of Impian Meridian nowadays.

Anyone knows whether the security is as good as high end condo or something compare to USJ One Avenue? Wondering what is the crime rate and population of negros.

TQ

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Added on December 23, 2011, 6:42 pmHi Peter,

Can tell the unit is which floor? ( You can opt to tell me estimated ex. 13-15 or 18-20 )

And got any kitchen cabinet which is furnished by developer previously?

Wondering how much the rental could fetch now.

This post has been edited by Chris Chew: Dec 23 2011, 06:42 PM

unfurnish unit for sale. Developer no free any furnished..
for basic unit can rent RM1.5k-1.6k.
For Sale below 11 floor 1 unit. 995sf ,RM400k , 1 car park. Bank value can go for RM420k. Can go for investment .
another 1302sf, 2 car park, 4r2b, unfurnished, asking RM490k. below market price, middle floor.
all BELOW market price. AUCTION unit also asking RM410k for 995sf.. what did u think it?

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Added on January 5, 2012, 10:01 pmif want buy for investment, do some renovation, different with other unit, sure have market wan, if want rent it out without reno & furnished, need to see ur price target how much..
RM2.5k for ff
RM1.8k-RM2k for pf
RM1.5-1.6k for basic
Big door selling RM600psft. casa subang selling RM350k for 10xxsf.

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Added on January 5, 2012, 10:05 pmI have 1 unit can go for RM390k, but hard to arrange viewing.. below market price, who dare to invest ??????=)

This post has been edited by polapolap: Jan 5 2012, 10:05 PM

Hey, polapolap, ask yr customer don't spoil market lar!
Why he/she want to sell below auction price?

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Added on January 6, 2012, 10:58 amMy unit rented out for RM 2,600 per month fully furnish 995 sqft 20th floor. So its pretty good for me, Quite decent yields too...no intention to sell unless its >RM 500k.

This post has been edited by mercury8400: Jan 6 2012, 10:58 AM

mind to share how much you have spent to fully furnish the house? thanks

This post has been edited by LightEnchanter: Jan 6 2012, 12:25 PM

Over RM 30k.
But even some reno was done by my myself and my relative.

spend 30k can push up rent from 1.6 to 2.5k, quite good rite

Coz i did not rent to students or go through agents.
Usually agents are the ones that push the prices down coz they want an easy job and easy money.

For e.g. Upon listing, if someone people want to rent and especially for very fussy renters, these agents just say to the owner "oh, market rate is only RMxxxx, so take it or leave it."

They don't want to waste time negotiating on your behalf since they only take like 1 months rent commission which amounts to very little only.
They rather focus more on selling and buying houses which could get like 2% of property prices....more money....it's always about the money....

i think in order to secure tenant fast, students are the easiest ones to get, but problem is rental wont be high. Btw are you renting it to expat? I'm not sure about in USJ but is it really easy to locate these kind of ppl who willing to fork out 2k plus at this area?

Yes I'm renting to expat.
No, its not difficult to find, if you know where to look

All you need is patience and renting to students is a sure way to devalue yr unit price and destroy yr unit reputation.

Wahh. 995 sq feet can fetch RM 2,500 per month. It's very very good edy.

Most of my friends only collect RM 1,800 to RM 2,000 per month but unfurnished. But they still can consider it is a good ROI due to they bought it at RM 230-260k during launching time few years back.

If can fetch RM 2,500 per month easily ... then RM 420k is a very very good buy.

I expect IM have very great appreciation in next 3 years after the completion of Da Men ( who selling RM 700-850 psf ) and PJD's Tribeca is coming.

do you mind to shed some light?

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Added on January 6, 2012, 3:55 pmneed to fork out some cash to furnish la, adding another 30 to 40k which translates to about ~6.65% rental yield

This post has been edited by LightEnchanter: Jan 6 2012, 03:55 PM

Yup, agree. A lot of tenants willing to pay additional RM 500-700 even just for simple furnishes like sofa, tv cabinet, dining table, air cons, beds and wardrobes.

I am comparing Impian Meridian with USJ One Avenue and The Zest for short term staying 3-5 years and will flip after 3-4 years. All about the same range of RM 400-450k.

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Added on January 6, 2012, 4:24 pmActually, most students at Subang Jaya / Sunway willing to fork out RM 2,500 or RM 3,000 rental. Most of them from Taylor's, Monash, Metro and Sunway Col. So, they are from expat or richer family.

For those foreigners, the currency here is cheap for them and they always opt for service apartment due to new and convenience. Ex. E-Tiara, Casa Tiara and Subang Avenue.

Imagine,
Sunway Suria Mas Condo, selling approx RM 200k during construction and RM 220k upon key handover in Aug 2009, the price shot up to RM 360k in early 2011 and RM 420k now.

Rental? Market rate RM 2,000 unfurnished and my friend offer a China man for RM 2,500, the feller take 1 second to reply, ok no problem.


This post has been edited by Chris Chew: Jan 6 2012, 04:24 PM

i also looking at zest now, but rental over there not good enough, might get -ve cash flow for the first year, 700 over units a lot of competition also , but 500psft should not be a prob in next 2 years i think

If for rental purpose, i would definitely would not go The Zest. Puchong residentials normally do not generate higher rental esp this newly completed serv apartment at Kinrara. Perhaps the rental will appreciate after the LRT built, means go in now is not a good time where at RM 420-450k, we have other option like Impian Meridian, a maturing service apartment which completed in 2009 can generate at least RM 1.8-2k rental.

However, i think the Zest price can still go further as it is not mature yet and there is room for improvement. Investment wise, i would prefer Impian Meridian, at least a FH service apartment in USJ cost abt RM 400-420 psf now and surrounding projects is sell a lot higher. Even One Park, a LH project sold out with higher pricing.

For own staying, i really impress with The Zest facade, facing and surrounded by BK9 super links. Much better than Impian Meridian, but in terms of location, i would say Impian Meridian triump due to USJ 1 is booming and the price will increase after the completion of Da Men, USJ One Park and Regalia. Unless i work in Puchong, KL or Bkt Jalil, then i might probably consider The Zest as my choice. Another -negative point for Impian Meridian perhaps could be next to Kesas Highway and the entrance is facing the butt of Segi College.

500 psf for The Zest in 2 years time? Hmm, if the market is still hot like 2011, i think probably can. But when is the LRT going to complete is another question and this is not low density since over 700 units and i found most of them are investors.

Fyi, Impian Meridian do not have much sub sales transacted was due to majority of the purchasers are from KK and Singapore. RM 400-500k for SG Dollar is really a small deal, they rather keep and not willing to sell at the moment.

Nice analysis.
To add on, there will also be an LRT station within walking distance of Impian Meridian.
Location wise, it is better than Regalia coz IM is located at the junction entrance with direct access from Kesas wherelse Regalia is more "inside" but yet Regalia price (undercon, not completed) is MORE than the current IM price psqft basis.
Using DaMen starting price psqft of RM 700 psqft during construction, we can benchmark IM prices to at least RM 600 psqft after the completion of DaMen.

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Added on January 7, 2012, 12:38 pmAny other people who owns unit (s) in IM who has sold their unit (s) ?

This post has been edited by mercury8400: Jan 7 2012, 12:38 PM

Da Men selling RM 650 psf onwards previously but now ave RM 750 psf.

In terms of location, Da Men is the only current development located better than IM. But watch out PJD next project beside Giant, Tribeca probably selling around RM 550 psf with freebies. Impian Meridian 2 is coming next after Tribeca.

Another big timer ( I think Malton ) bought a freehold land there. So I am sure Impian Meridian price can go up further. Especially after completion of Regalia and USJ One Park, both leaseholds and too deep into USJ One.



And,