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）！
广告

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。
广告

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.

Wah very lucky u
Seems the pricing is okay too..

Lily looks good, the only disadvantage compared to mesa is no direct access to mall but also means less crowded but if you already need a car to work or school, I think the impact is minimal.

I am now interested to go have a look and with low entry fee on the downpayment, just buy and see how it goes in 3 years time.

assuming worse case scenario 1.5k rental, you are still looking at yield of 5% region which is still at an acceptable level compared to other investments in KL

This post has been edited by bearbear: Nov 20 2016, 12:12 PM

Nilai also have the worst air quality in semenanjung

Daily? I thought only during haze season...

hmm really?

why is that??

factory？

those development under SIME in Nilai is crazy expensive now.

quite a lot of factories in Nilai and surrounding area. visited a client's factory near Nilai 3 and the tarred road was so dusty and needless to say, my car was covered with layer of dust at the end of the day.

This post has been edited by cedyy: Nov 20 2016, 10:28 PM

ooh like that..
no wonder the air quality is bad..
haze time even worse

Driving through Nilai I noticed the most polluted areas are on the East side of Nilai near Nilai 3, the Highway and Toll surroundings. Once over at the West side where INTI and Green Beverly Hills are, air is lots cleaner and surroundings are serene.
So each to his own.

thats why golf resort also choose that place?

I would think so! Who wants to stay in a resort or residential area where the air is polluted by exhaust particles of vehicles or factories Surely not healthy over the long term.
Of course many people only see the convenience of the proximity to the NS highway on the East side. but most don't see the health hazards part of constant air pollution (even worse with the haze). Definitely West side of Nilai is cleaner and quieter. Getting on to the highway from the West side is rather fast, too.

This post has been edited by alberta: Nov 22 2016, 10:39 AM

Any new housing projects on the west side??

Sime darby?

Sime Darby is East side near to Nilai 3. People like it as prices are not that high and maybe they haven't thought of the long term effects on health.

Maybe no diff for heavy smoker.

I'm sure there are

Yes, unfortunately for a smoker and living in an environment with polluted air particles daily, it's a double whammy!

This post has been edited by alberta: Nov 23 2016, 11:20 AM

1. Green Beverly Hills, Phase 1,2,3, Future development Commercial etc
2. Landed ongoing project eg: Warisan Villa by Primuncak, D'Mayang Sari by Sri Pajam
3. Jati Residence By Putra Nilai
4. Dwi Courtyard by ireka
5. Etc etc

This post has been edited by azmirMD: Nov 23 2016, 11:51 AM


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Oh thanks for the info..
Might check it out later when got time

Aeon decide to have a first Aeon mall at nilai that means they know something
1. Population in nilai is constantly increasing
2. The demand for a more establish mall with to accomodate more house hold, means more units of family in nilai
3. Is in the middle of kl and seremban allows sepang, salak tinggi, sungai pelek people to come to Aeon.
4. More accomodation needed.

This post has been edited by andrew82: Nov 23 2016, 03:23 PM

Residential market if you say what has been sole rely on universities, yes i agree with you and most of the condo has focus on that, but recently there is one development that you may expect the differences, the concept of this development is focus on another group of people and provide them with full fledge security, comfortable and decent environment. From expatriates, to air crews to doctors to lecturer, to the incoming Asean countries expatriate, i believe they will be the front runner. What this condo can bring is lifestyle.

This post has been edited by andrew82: Nov 23 2016, 03:32 PM

Previous nilai news in October 2016 Reference: THESTAR

Two more schools to be built in Nilai

NILAI: Two more schools will be built to accommodate the increasing student population following the presence of new residential areas here, says Deputy Education Minister Chong Sin Woon.

He said the construction of the schools should start anytime and will be completed within two years.

"One will be a primary and the other a secondary school. There is a pressing need to build more schools following rapid population increase in the area," he said during a visit to SK Batang Benar here.

He said work would begin soon as the Ministry was already in the final stages of appointing consultants for the two projects.

The schools, which would have 24 classrooms each, would be built in Nilai Impian.

Chong admitted that the two existing primary schools in Nilai – SK Batang Benar and SK Taman Semarak – were already struggling with high enrolment.

On a request from SK Batang Benar for an additional block to allow the pupils to study in a more conducive environment, Chong said the Ministry would look into it.

"The immediate solution for the school would be to have a double session as we would need to seek an allocation for the construction of a new block," he said.

Earlier, school headmaster Baharom Alias said the school, which had 1,058 pupils, did not have sufficient classrooms.

"We have been forced to convert some of the rooms such as the music, living skills and art rooms into classrooms.

"In fact, even some of the teachers are forced to sit in the surau or the computer lab as there was no space in the staff room," he said, adding that the school had 63 teachers.

A sign of increment in population?

Nilai only have 2 schools? No wonder not enough..
And yes, seems like population increased from previously.. More traffic now I see.. More pollution too

Also there are a few companies expanding their factories in Nilai, seem good things are happening in Nilai.

any views or review on kiara court in nilai impian by sime darby ?

Yeah, nowadays nilai roads are much buzzy compare to last 6~7 years back

Putra nilai apartment project near Aeon & USIM will be launch march 2017...get ready guyssss

nilai is under negeri Sembilan rite?

To be fair... there is not a single place or town where it getting lesser and lesser... eventually it surely get more and more people and more buzzy

like walkable distance?

yup. why any doubts?

No laaa...bout 5 mins drive

Yes is under Negeri Sembilan, is is also in the plan of vision valley.

Visited some showrooms at the area in nilai, like this one more particularly, because of its layout.

What is the cheapest available unit for this layout?

> 4##K

Wa so expensive now, i remembered is 3xxk for similar smaller layout, the sales is so good ke?

the price is still 300k++, ya sales is very good, heard 60% sold out... they even give cash rebate , just found out one of my friend is working there too.

This post has been edited by andrew82: Dec 8 2016, 12:00 PM

After rebat boleh dpt 3##K la..

ground floor 33x k for that layout after discount

but does it matter for investment? 735sqft cheaper at higher floor and still 2+1

overall the price is still very reasonable

today's newspaper said pakistanian had been invading Nilai. Apparently, they call it little pakistan..lol

haha i think everywhere in malaysia ... you can find areas like pakistan village, but heard also .. foreign workers are going back to their country.. to find job..

Expanding KLIA HUB

nilai near to airport? seriously? like, seriously???

Ya, this project is 15 to 20 minutes to KLIA about 18km, so not far lo, i dont mean near as next door lo

the aeon project is it?

sorry, my thought about nilai is always around niai 3 and nilai impian, which is near to plus highway.

Exactly 18KM to KLIA...

I bought BBN product back in 2012.. Bayu Residence. Btw i heard BBN soon will launch another apartment near Jati Residence there.

Furthermore, ireka also will launch Dwi Courtyard dual key (Rimbun Kasia) apartment in Q1, maybe 2017. I manage to attend last year private preview. Hopefully they can get green light from authority MPN to proceed this project.

This post has been edited by azmirMD: Dec 8 2016, 03:34 PM


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No not Aeon Project. Lili

Whether is Lili or Putra Nilai or Nilai Impian or other development, we know that Nilai is changing, the question is whether you are investor or own stay, or prefer peaceful place or crowded area. But for sure one thing Nilai is changing. Currently if we all know Nilai is in between stage 1 and stage 2, thats why attract many developers in.

Nilai have good potential to boom..

that's why developers are eying the place

Oh nilai yang sangat bernilai..

I think it depends on your exit, if subsale maybe 800sqft one better?

What do you mean by "in between stage 1 and stage 2"?

Could be from uni? Of just foreign workers?

no..selling fabric


This post has been edited by highburybaby: Dec 9 2016, 09:52 AM

If you guys read latest Sime Darby result announcement FY2016, one of outlook 2017 - key execution area; they gonna focus efforts on new growth area eg. Malaysia Vision Valley (MVV). Still early stages and progressing as planned. MVV covering an area of 108,000 hectares from Nilai to PD

This post has been edited by azmirMD: Dec 9 2016, 02:11 PM

Yeah, MVV is the next growth area..
So Nilai should also boom

If you talk about KL is already a mature city, for Nilai because it is still under development, and its still has a lot of potential of growth, so if its not yet mature and it has a development that goes from 10 to 20 years, it is still an early stage, therefore we known it as in between stage 1 and stage 2, this is the stage where is the best time to invest, because price is still reasonable and there are still rooms of appreciation.

When nilai is fully developed, it will be like shah Alam or bangi. Nilai property price is unlikely will be higher than bangi.

if you looking at the location where both is situated you can assume that, but not only nilai is already a mature education hub, it has factories all over nilai 3 area, from local to foreign factories, few months ago we got coca cola and paint factory launch its new factory here in nilai, even though this is a small step, we have aeon coming here in nilai, just take the comparison of seremban 2, green street homes before that it was selling like 100k++ for a single storey semi d, because the aeon and other development the price has shot up. nilai, seremban and port dickson is in the plan of malaysia vision valley, so maybe that wll give you a hint from 10 to 20 years what is capable of becoming?

This post has been edited by andrew82: Dec 9 2016, 02:41 PM

How would you compare with cyberjaya in 20 years time?

well i just give you an idea whats in cyberjaya and whats in nilai and you tell in 20 years times whats the potential

cyberjaya
--------------
foreign company headquarters
shopping mall
imu university
lim kok wing
housing development
nexus international school

Nilai
-----------------
sime darby trading hub
mature education hub
not too far from xiamen university
aeon in 2018
new guh
2 new schools
nilai 3 local and foreigner factories
being part of the malaysian vision valley
housing development

++

Nilai Icon City by GD Development (refer gd website)
3.1 acre land Permenant HONDA 3S Centre Global Amity @ Nilai Impian (under construction)

This post has been edited by azmirMD: Dec 9 2016, 06:24 PM

You forgot to add a number of incinerators (e.g medical waste) and there is ample supply of land for development in the area you mentioned.

Don't forget d upcoming hsr stn in labu, it will give some positive economic impact to nilai's growth as well. Sdp's 22x74 DSL azalea in nilai impian selling from 588k, looks cheap n good

Sorry are we evaluate nilai in terms of land factory or housing development?

Nilai got 50% bumi quota.

We are not evaluate base on factory but there are factories they provide work opportunity when there are work more population,more population then the mall have business, also not based on only housing development that means the place prosper, it depends on the future development, so those are just what are current there n the future development

This post has been edited by andrew82: Dec 10 2016, 04:25 PM

What are these factory employees pay scale, disposables income? How many could afford over rm1.5k loan repayment per month?

This post has been edited by icemanfx: Dec 10 2016, 04:37 PM

Ah boy, already graduated and now looking for a factory job in Nilai ah?

Nilai is okay assuming entry price is low= rental yield is good if can rent out la.

If price/sf of nilai setanding with KL (not so developed areas), maybe KL areas still better bet.

This post has been edited by heavensea: Dec 10 2016, 07:45 PM

Looking for holiday part time job.

Well if you are looking at that category then you are right, we are talking about engineers, management level, techician, finance, hr n so on, did i answer ur question?

Nilai is worth to invest.....if u entered nilai prop market 4 years ago