AEON Nilai, targeted opened in 2018
19 Jan 2016 0

An agreement has been signed on 11 June 2015 between Putra Nilai Development Sdn. Bhd. and AEON Co. (M) Bhd to build AEON shopping mall in Putra Nilai.

The proposed new AEON Nilai Shopping Mall set to be one of the biggest AEON mall in Malaysia with the total lettable area of 1.2mil ft2, which is about the size of the IOI Mall in Puchong or two times the size of AEON Seremban 2 or Palm Mall Seremban.

The AEON Nilai is located next to the Dataran Nilai or just opposite the Majlis Perbandaran Nilai. The mall is targeted to be opened to public by the year of 2018 which is three year from now.


（森美兰．汝来11日讯）AEON Mall即将进驻森州汝来布特拉新城（Putra Nilai）！
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汝来布特拉新城发展商Putra Nilai Development有限公司日前与AEON签署合约，于2018年兴建AEON Mall，势必为汝来布拉新城再次带来兴旺！

计划中的AEON Mall坐落在汝来广场（Dataran Nilai）旁边，与汝来市议会大厦遥遥相对，商用面积达120万平方尺，是国内最大的AEON Mall之一。

AEON Mall将集购物、饮食、娱乐于一体，是一家人的好去处；预计这座AEON Mall可在2018年初投入操作。

汝来布特拉新城占地6千233英亩，交通四通八达，连接南北大道、加芙大道（Lekas）、汝来KLIA大道及Elite大道，驱车至新街城收费站只有35公里，距离KLIA及KLIA 2仅15公里，前往布城和赛城只需25公里。

汝来布特拉拥4大学

此外，这里的公共交通系统非常方便，附近就是电动火车站、KLIA巴士，同时靠近ERL火车站。
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汝来布特拉新城目前有4所大学，即汝来大学、INTI国际大学、Manipal国际大学、伊斯兰理科大学（USIM），以及汝来国际学校、光星华小和中学等。

商业活动蓬勃

汝来布特拉新城商业活动蓬勃，除了各主要银行，霸级市场Tesco及Giant已经落脚多年，还有连锁饮食店林立，包括麦当劳、KFC、Pizza Hut、Nandos、Old Town等，此外，还有Nilai Springs高尔夫球俱乐部、Nilai Springs酒店。


Any thoughts on property investment Residensi Lili?



This post has been edited by andrew82: Nov 18 2016, 05:56 PM

Nilai is sure a worth investing place. Other than stable/growing student population, you can also see more commercial activities and new township is happening. I am sure Nilai is one of my choices when I have to choose a place to stay in the “greater KL”. I had recently done some homework comparing new projects in Nilai and I am happy to share with you.

There’s a demand of student accommodation – As you know Nilai is an education Hub, excluding the not popular college, it contains 4 large universities, including INTI, Nilai International University, Manipal International University and USIM.

And according to the student enrollment number minus the provided bed from university, there’s approximately 9000 students who have to find their own accommodation. (agents will say 20,000 but I am not sure because the enrollment number from University I used is data from several years ago, maybe agents have updated information)

Actually the school hostel is not cheap also, monthly rental for twin sharing room (shared bathroom),
Manipal RM450 to 600
INTI RM610-1490
Nilai International School is slightly better, average 200-450, ***(they pay for semester, so semester break is not count)

From current rental, we can predict student can pay more than RM800 for 1 room (>RM800 for single room, >RM400/Bed for sharing)

Now the supply part, in terms of condo, currently,
STARZ Valley is providing approximately 2200 beds for INTI students. (walking distance to campus)
Mesahill (2017 completed phase 1) will provide 2300 beds for Manipal International University students. (walking distance to campus)

Apartment wise,
Desa Palma, also walking distance to INTI, rental is from RM400/room, but has no facilities and less secure to live in. Some other places like Nilai Court, Desa Jati, Desa Anggerik are not walkable to campus, but school often provide 3 shuttle bus per day. Also similar rental.

I can see increase demand of Condo in Nilai, because

A. From my point of view, student population will increase because RM is weakening, thus parents not able to send student oversea.

B. And student will stay outside the campus, because
1. Not enough bed provided by school.
2. More rules and regulation when you stay inside hostel.
3. Easy access to mall and food if you stay outside.

C. And I think they will prefer Condo, because
1. Parents often care about kids safety issues.
2. More Facilities.
3. These Condo are new.
4. I don’t see a reason of stay in cheap apartment just to save few hundred bucks while the tuition fees itself is already high.
But maybe I am wrong.

So now, whether to invest in Nilai? YES if the price offered is still reasonable.

Is Lily or Mesahill good to invest? I will take some rest first, update in another post tomorrow.

Out of whole of Semenanjung Msia, I believe Nilai is the next big mine for development. Close to the main airport, Sepang Circuit is close by, easily connected to KL city center by big highways. International schools just come up, and lots of new shoplots and business districts nearing completion.

I'm scared to invest right now but if I had any hope in Msias future, Nilai is the first place I'd look at.

This post has been edited by BeastB: Nov 19 2016, 02:01 AM

Well Nilai do have good prospects..
Can few universities, can connect to KL easily..

But u must remember.. Every year haze season, Nilai got the one of the highest reading after Port Klang... So those with health issues, do consider again..

Other than than.. U good to go

Aeon mall at nilai will be the first and only in the country.

Nilai is 1 and only 1in Malaysia. Nilai will has 1 Aeon Mall. So, you are right until Aeon decided to open another mall in Nilai.

Aeon mall already have others places.. So saying first & onlybin the country is wrong..

Its the first aeon mall & the only one in Nilai

the residential market is solely rely on universities

unless the reasonable entry price, if not there are plenty alternative in kl/selangor

due to location, just too hassle if to have only '1 or 2 units'

What is the lowest entry price at Nilai?

With the opening of Mesa Hill & Aeon Mall, i believe some working adults will stay at Nilai.

entry price "really low" then okay, if not I don't think so.
My 2 cents as average joe only.

based on iProperty..

see the pricing 400k++ landed terrace house

Yes, the distance itself is a problem, if you stay in kl you will have less access to your property. But since it's near klia, I think it s possible to visit when you fetch your family member to airport.

i had my doubt when i put my money for starz valley but seeing that it is just at the door step of inti i told myself why not. Now i wished i was more greedy back then LOL

Have to say i am surprise i am able to cover my monthly repayment (90% loan, 15 years)

Noticed that airline / airport staff tend to stay at this area too, my current tenant is from this industry. Does remind me a little bit like Setapak (TARC)

Nilai is good IMO. A lot of unis, foreign students rates sustain. Close to KLIA airports, premium outlet, soon gonna have mall, if wanna buy curtain, can easily go Nilai 3, not jam area, mature area. I use to study there and Nilai always be my lepak area.

2 room = 2xxk
3 room = 300k
Entry price so low!

This post has been edited by heavensea: Nov 20 2016, 02:18 AM

how lucky, rental yield must be very high.

Do you also invested in mesahill or lily?

Nope, back then I just started working and only had this in Nilai.

yield work out to be around 8%

I am just happy that the rental can cover the loan, considering I took a relatively short loan period.

just below 1k for a studio, education game is really something

So, continue, is Lily or Mesahill worth investing? For easy comparison, I use both 2 bedder unit (similar layout)

Lily Residensi (5 Star Facilities)
2 bedder condo, 735sqft
Price 370,880, after rebate 18%, 310k ***price of current phase Tower C
Location:
-generally not walkable to any University
-3~4km to INTI, 3~4km to Manipal International Universit & Nilai University; 5~6km to USIM
(calculated by walking distance, not direct radius)
-5min driving to any university.
-Shuttle bus available for RM50 per month to any university and shopping mall.
Maintenance fees: RM0.22 per sqft = RM161.7
Free stuff:1 Carpark, Kitchen Cabinet, SYSWO HIgh Tech Modular Toilet System
Maximum Rental:
Master Room RM 800
2nd Bedroom (2 bed*RM400) RM 800
Utility room(1 bed*RM400) RM 400
Partition 1 small room(1 bed *RM600) RM 600
--------------------------------------------------------
TOTAL RM2600
Hypothetical Rentai yield (rental - maintenance fees) 9.4%

Mesahill (shopping mall integrated)
2 bedder condo, 720sqft
Price: 380,700, after rebate 7%, 354k ***price of current phase, 3A2
Location:
- walking distance to Mesahill
- not walkable: 2~3km to Nilai University, 3-4km to USIM, 4~5km to INTI
- 5min driving to above mentioned university
Maintenance Fee : RM0.28 + 10% sinking fund = RM221.76
Free stuff:1 Carpark, Kitchen Cabinet, Air Cond, Water Heater, Wardrobe
Maximum Rental:
Master Room RM 850
2nd Bedroom (2 bed*RM450) RM 900
Partition 1 small room(1 bed *RM650) RM 650
--------------------------------------------------------
TOTAL RM2400
Hypothetical Rentai yield (rental - maintenance fees) 7.4%

CONCLUSION
-Location wise, Mesahill is walkable to mall and University, - MESAHILL WON
-For rental yield, I believe Lily is higher, because of the 1 more utility room - LILY WON
-Security wise - Lily has 5 tier security, and location less public LILY WON
-Facilities wise - Hard to say, mesahill seems to have fancy pool facilities, but lily comes with whole basketball court and indoor badminton court, and also lily with kindergarten. so..... this time DRAW
-For easy entry, Lily pay only 2% downpayment if 80% loan, while Mesahill pay 13%. -LILY WON
-Furnish - Mesahill has more free stuff, aircond and wardrobe, but I personally like the High Tech SYSWO modular toilet of LILY, but in term of future renovation fees, I think it's less for Mesahill - MESAHILL WON

*This whole hypothetical calculation is base on the assumption that target tenant is students.
*I am calculating rent using current market/compare to student hostel fee, I calculate Lili RM50 cheaper per person for the compensation of shuttle bus fees, otherwise if Lili is further but not cheaper then no student want to rent lo.

By the time both projects completed, (Lily 2019, Mesahill phase 3 2021) Nilai will have more population, contributed by the AEON mall staff. And by that time, rental sure will rise again.

If comparing the current remaining unit, I will go for Lily.

I believed phase 1, 2 Mesahill buyer should have really high rental yield because of the lower purchase price, I also noticed phase 3 has 460sqft room with 1+1 bedroom selling 275k, which I think is worth investing, but they are all sold.