Hello sifus,

I am a newbie in property and this will be my first property purchase. I have been doing survey of mid size condo (1000 to 1600sf) market in Mont Kiara. I have spent two weeks in MK to visit Sunway Mont, Sefina, Arte Mont Kiara, Agile and TWY showroom & construction sites and finally narrow down my choices to Sunway Mont, Sefina and Agile.

My purpose of investment is for own stay and property appreciation within 5 to 10 years.

Based on the information I have, this is the ranking:

Location: Agile > Sunway Mont > Sefina (right beside Segambut kampung)
Price psf: Sefina > Agile > Sunway
Floor Plan (IMO): Sunway > Sefina > Agile
Density (from low to high): Sefina > Agile > Sunway
Design, Concept and facilities (IMO): Sefina > Sunway > Agile
Carpark: Sunway > Sefina = Agile
Developer: Sunway Mont > Sefina (UEM Sunrise) > Agile (popular in China but MK project is a JV with local company)
Maintenance Fee: Sefina > Agile > Sunway

Sunway Mont (Completed end of 2020)
I like the 1605sf (3 carparks) and 1122sf (2 car parks) very much. Well designed floor plans, no wasted space and with forest / MK views. Slightly more expensive than Agile and Sefina and only completed end of 2020. Location wise not too bad, at least better than Jalan Kiara 3 where Sefina is located. Some people raised the concern of nearby high tension cables but since I am targeting high floor unit that shouldn't be an issue to me.

Sefina by UEM Sunrise (Completed Q2 2019)
Best concept I have seen so far. Visited the showroom and felt very comfortable with it. A lot of facilities such as guest waiting lounge, beach volleyball (WOW?!) etc. Swimming pool design is very good too, feel like swimming on the star deck lol. BUT, this condo will be located right beside the segambut dalam, which is a total disappoinment to me, I think it will affect for property apprecaition as well. The sales agent said there will be another entrance at the back once Jalan Kiara 4 is extended but god know when. All of the units facing south are booked, only left the north-facing units with Segambut kampung view. I really cannot imagine the luxurious and upmarket style when playing volleyball, swimming and chilling right beside the kampung....

Agile Mont Kiara (Completed Q2 2019)
Prime location. Walking distance to Publika. Accessibility is very nice. A HUGE garden for residences to chill, like the garden in chinese palace we see in drama. Visited their showroom and felt very chinese style. Not sure how is the end product quality but the showroom fitting make me felt a bit cheap in the first place. Weird room window, bathroom and kitchen designs. I am not saying they are bad, just not my liking. Another issue of this project is the lift, there are quite a number of forumers pointed out the limited lift provided for the 44-storey tower. Appreciate some sifus can provide more info about that. Btw, this condo address is not MK address.


Please share your thoughts, pros and cons on these projects and that can help me to make a right decision. Thanks!

Go d cina one.

Follow yr pm. He v smart guy.

This post has been edited by empatTan: Nov 21 2016, 02:59 AM

Would avoid agile as its not mk proper. Prefer sunway mont. Whts ur nett price btw?

if for own stay, why bother waiting?
just buy subsale.
at mk proper.
lots of decent buys in mk now.

Hi kochin

I have been thinking whether I should go for subsale as initial down payment isn't a problem for me. I am currently renting a condo and pay rm2200 monthly. I understand the logic of paying installment instead of rental.

But three things hold me back:
1. It's old design
2. I don't like to stay in an old place.
3. Chance for appreciation less than the new launch.

I would appreciate if you can recommend a few decent choices in MK subsale and I will go propwall to dig some good ones to compare

Thanks!

Among 3 I also prefer Sunway Mont. If Sefina is located in jln kiara 5 that would be best of best.

#1, i think a few places in MK like lumina, tiffany MK still look great
#2, err... but proper location?
#3, wrong perception bro under con need 3 years to complete, by that time your current purchase appreciate too

The biggest problem with agile is their so call semi private lift lobby. One lift is definitely not sufficient to cover so many units especially during peak hours. Can't be using the service lift during peak hours.

My current place 3 lifts excluding service lifts covers 77 units and sometimes also have to wait.


This post has been edited by a16791: Nov 21 2016, 10:52 AM

as teddie mentioned, reason is pretty obvious.

1. old vs new design.
true and false.
newer designs tends to skim on space and facilities purely because of the expensiveness of rising cost of land. does the new ones offer tennis courts? multiple pools? vast greens?
new design tends to be higher in density as well.
if you are referring to finishes within your unit, nothing that a good reno can't fix.

2. true testament to a highrise is to gauge their maintenance. if the property you visit is acceptable to you even after several years, chances are it would be continued to be kept in such a manner. a new one may not be able to maintain it's outlook.

3. put it this way. since you mentioned primary reason is for own stay, the 3 years construction period would have "saved" you RM2,200 x 36 months. that's RM79,200 liao. so whatever the new prop you are eyeing for, would need to make additional RM80k in appreciation to "ofset" your rental cost.

in mk, many still consider jalan kiara as the mk proper. kiara 3 or 5 is less desirable.
hence it may be good to explore "firesale" units at say palma, pines, banyan, aman, bayu, pelangi, astana, meridin.
3 condos still stands out as the cream of the crop, mk10, mk11 and damai. but these are pretty pricey though.

good luck!

adding on top of Kochin@feimao statement, now it is buyer market u can easily find 15% below market value for luxury product for eg condo in MK and do markup to cover your dp and legal fee. *tested*

hye,

may i know is there chance you selling it near future for investment if u stay in MK? let say 3-5 years..if you going to stay long enough then should be ok. Currently im staying in Tiffani Kiara and im facing problem to sell due to high ceiling price. cant go high anymore. last time i bought 2.1 mil now the unit cant go more than 2.5 mill with 3600 sq. next year im moving out to landed property so i need to sell the house fast.

btw, MK is a good place to stay, very privacy and very convenience.

i dont reckon to buy near the segambut kampung...its to outcast i guest. agile is ok with me.

please ask corleone74 boss or roy boss to help you further in MK.
they are the kings there.

Are you buying property with cash or via bank loan. If via bank loan, have you check your loan eligibility?

But no doubt MK is really a good option to either own staying or investment purpose.

This post has been edited by ngph988: Nov 21 2016, 11:35 AM

avoid agile..too high density.if subsales prefer kiaraville,verve suit,lumina not bad too

acoris you can consider too..complete on next year

Why R22 is not on your list.

Got a call from sefina sales agent telling me the lands at jalan kiara 4 and segambut already bought by developers and projects already submitted and approved already. Eventually the kampung will be cleared, just a matter of time. Can any sifu verify for this?

Sefina price is really attractive hmm..

Bro Tiffani is indeed super prime location. Walking distance to Solaris Mk. I will do some researches for these two thanks for recommendation.

For 3, I actually researches a little bit and found that the old condo in Mk hardly appreciate. Maybe ppl there prefer new condo new design? That's why verve suite appreciated a lot and 2nd market is good.

My current place got 3+1 lift also need to wait. Agile 1+1 lift definitely not enough, I hope my information is wrong.

Too big

Fair point. With that said, older condos generally offer better facilities and lower density than newer condos.

Sefina has one badminton court, sauna and steam, They also have very big residential launge and guest waiting launge at the lobby, which is quite impressive at that price.

Sunway Mont don't have badminton court. Not sure about Agile, if lindan buy one unit maybe they will build one.

Yeah true. That is why the developer and management team is the main concern to me. For old property, we can easily survey the management team through their existing residents and other public sites. For new launch, we can only hope the future management team and quality of the end product will be good.

My current tenancy contract is till 2017 end of October. Therefore, I only need to wait 1.5 years for new launch like Sefina and Agile, and 2.5 years for Sunway Mont. That will be RM39,600 and RM66,000 respectively. I will need to make RM35psf (on Sefina or Agile 1.5 years down the road) or RM85psf (on Sunway 2.5 years down the road) gain to offset the rental. Therefore, if the new launch appreciate above these figures I am making extra money.

Another advantage of new launch is that all developers are providing free legal, disbursement and loan agreement fees, plus and minus around RM10k to RM13k.

Alright I will research those located at Jalan Kiara, I am very interested in those have high walkability score. I actually wonder why the old condo price hardly appreciate despite they offer very cheap price psf, maybe people or foreigner there love new condo?

This post has been edited by hamjun0225: Nov 21 2016, 06:05 PM

you got lobang bro?

I am planning for own stay about 5 to 10 years before selling. But who knows what will happen in future...

How's the walkability and environment of Tiffani Kiara?

Maybe yours is 3600sf, hard to resell I guess

Thanks I will consider them

Visited UEM Sunrise but they are not promoting acoris, I guess it's fully sold d no?

If i'm not wrong tiffani comes with marble flooring too whereby most new launch do no provide anymore. Toilet also fully marble.

I look at Lumina youtube video looks like Lumina comes with marble flooring too.

These two are definitely in my consideration list now.

yes all fully marble...very cold at night.

walking distance to solaris is like less than a minute even go to ATM (maybank cimb public bank) got side track for walking or jogg. the locatio very strategic. mostly people staying here are family...even Jimmy choo staying here. neighbours are very friendly. my floor got 3 unit only im the one facing klcc.

Hard to resell maybe iv got feedback from few agent, some interested buyer loan was rejected. all i can depend right now to expatriate.

Usually if u price it right there is nothin can't b sold. How much is ur asking price btw???

Another 2 future projects along the same road.

Saville @ Mont Kiara
https://forum.lowyat.net/topic/3768463

ARDENA MONT'KIARA
https://forum.lowyat.net/topic/2651912

Another future project at Jalan Kiara 5

TRINITY MONT KIARA
https://forum.lowyat.net/topic/3958755

Agile have too significant insufficient number of lift & also the car park that spread across the whole project expected to be very gloomy.

Personally more prefer Sunway Mont over Sefina due to its layout plan, and also available for smaller unit at 1,122 sqft.

Tiffani is very easy to choose because units are all fully furnished by the developer so u just have to select which floor u like. Entire development only one unit of this size per floor and it's all facing la grande / highway. Highway noise not that bad.

Lumina would have heavy noise pollution if unit facing highway.

Basically if u want reasonably new development for 1200 sft there is very limited choice along this Jalan duta Kiara / changkat duta Kiara & jalan kiara which i think is the true mont Kiara .

nt because budget issue? r22

Sefina : 80 units / acre
Agile : 80 units / acre
Sunway Mont : 100 units / acre

To me, Lumina is not as good as it looks from the outside.. get an agent and experience it yourself.

Maybe u can share with us your:

budget max?
size/number of rooms preferred?
prority: Location? Low downpayment? Facilities? No. of Car Park?

You cant get it all from one project.

This +1

Without specifying any developer, do not buy into any hype of local "reputable" developer. At this point they will tell you "we are reputable" and raise the price for no reason. And as a past owner of their development I know that their delivery is not as what they claim to be. It's like telling you I'm packaging a Bata shoe but slap on a Nike badge and price it 50% higher. That's how current developer market their stuff.

All of the developer units in the market currently at the very least look overpriced to me. Looking for price appreciation? Very unlikely if you are going to compete with the other existing condos in MK.

For subsale, look for location. Something none of the current developer units can come close to. Consider Tiffani, Kiaraville or if you have the budget Seni. Their track record and occupancy is quite good.

You bought subsale bro?

Any comment on the management team, facilities inside and the quality of Tiffani?

Thx for info. Looks like the kampung will still be there even though got saville and ardena.

Did a bit research, Lumina small unit 1500sf are all below 7th floor, pass~

This post has been edited by hamjun0225: Nov 22 2016, 11:12 AM

Yep agile is 80 units/acre but the whole project looks dense. I don't like the chinese style garden btw.

Budget max is 1.2m
2+1 room or 3 room
Prefer the proper MK, Jalan Kiara 5 also can. Car park at least 2. Nice swimming pool, sauna and steam is a plus.

This post has been edited by hamjun0225: Nov 22 2016, 11:21 AM

I get who is that.

I am doing research of Tiffani and seems like the price is within 750psf to 1100psf now.

Location is perfect.

This post has been edited by hamjun0225: Nov 22 2016, 11:21 AM

you may be able to get yourself a mk aman unit.
1668sf.
2 kick ass pool with a mammoth cascading water feature.

good luck.

yup subsale 4 years ago...

management team was superb, if u have problem they will straight away go to you house, unless they will tell u a bit late 5-10 min. facilities clean. the swimming pool deck just got replacement. the quality unit no crack here and there, only small leaking issue which most of other unit affected. 3 layer security. i stay at block B so they have concierge and private lift for each unit. the parking u can always nego with management to get another slot parking which is u have to pay rent. u entitled for 3 parking each unit.. except penthouse they got 5 or 7 parking if im not mistaken.

Bro i googled aman is a 12 yr old condo, how is the condition now?

Sound very nice place, why do you want ot move out?

The swimming pool got heater is it true?
is there any water leakage at your unit?

all the more you should assess physical condition of the prop.
chances are, if it passes your scrutinisation then it's good to go liao.

The high psf ones are the 800 sft unit due to limited units. 2 units per floor. Not as scarce as the 1200 sft ones though.

With this budget i would choose kiaraville 1600 sft. This size is also one unit per floor.

bro kiaraville seems decent but a bit old.. 2008 completion.

How's the condition there?

For me it's ok. Go check it out yourself. I like their pool area. Nice resort feel. Go buy the most run down / basic ones which normally would be chepaest and reno to your liking. You would feel it's brand new again when inside the unit. Remember don't go for those neither here nor there type. Basically u cannot expect things to be like brand new ones if u decide to go for subsale. But your are paying for location and the marbles.

one thing ppl forget to do...try driving TO and FROM your work during a week day peak hour...with the place you have in mind.... if its a 1 hour jam just to get in...you might change your mind.

i have taken traffic into account the first day i decided to move here. My working hours is 10:30am to 8pm. Thanks for your reminder tho.

This post has been edited by hamjun0225: Nov 22 2016, 05:42 PM

why no state price i wanna know

Hope you have made up your mind. If you are looking at the place 5-10yrs later dutamas area could be taken into the consideration.

Anyone know if the squatters area/ kampung is here to stay?

heater? im not sure. 2 types of swimming pool, the big pool which is block A and B can use. The private one on top floor block B only block B residence can use.

water leakage happened before this in my main bath ceiling due to residence above me got leakage problem so running thru my ceiling. but he got tha cover..he belanja me paddington waffle belongs to his wife. lol!

Tiffani has no heated pool. Seni and Pines has but this two does not fit to your requirement.

which dutamas condo is recommended? Arte?

Alright i drove to mont kiara today around 7:45pm, traffic was ok, better than the ldp which i used to suffer everyday.

Kiaraville is good but it's pricier than tiffani in terms of psf (asking price). Will try to research more.

I also found that casa kiara 2 is a very decent choice. RM600psf can get, kickass pool and beside verve shops, not too old, low density and super high yield wow.

yes i agree, maybe you want to resell or rent out after 5-10 years, upcoming KL metropolis is a plus point for future appreciation.

at proper MK address with 3 rooms (at least 1,000sqft or above), few choice as below:

i-zen
lumina kiara
La Grande
hartamas regency 2

MK pelangi, Palma & sophia are in proper MK address, but feel abit old to me... unless you can get those nicely renovated unit and you dont mind the common area looks old..

Maybe you should consider Gateway Kiaramas which is located further away @ Jalan Kiara 5.

There is bound to be reason why Kiaraville / Tiffani has some price premium over others. It's liquid and there are plenty of demands but supply is low. Getting a 1,200 sft or 1,600 in this 2 development is like a small fish in a big pond. Owner / tenant profile would be slightly different as compare to say those condo which consist of only small size units.
.
CK2 you would be easier to find good price unit due to more supply as it's all small size units.

what is the density for kiaraville again?
i remember the pool was pretty big but i also remember the number of units was pretty big.

tiffani, how's the facilities?

both these locations ain't too bad as well.

was told ayuria is also very good. wake up to mist hovering above the mountain filled with trees.

An agent pm me to visit YNK showroom to look at kiara 163. Any thoughts about this project

Very lazy developer for sure.
You can check out the kiara 163 forum.

just head to their show room at plaza mont kiara will do.
1 room already above 1m tho, summore facilities only common pool and gym

If possible I really want to avoid subsale that is more than 10 years, despite the maintenance is good. I am eyeing on Tiffani now

Beside the poor of facilities and price, any comment about this developer YNK?

I still like agile.

Cina!

yea lol....now they have special package that last until year end...so start from 800k only

Wow. If that's true buying a property at early stage isn't always a good thing.
During soft launch everything was over million. Must have increased some other fees.

Kiaraville density = 404unit on 6.74 acres

60 units / acre

its very low comparing to surrounding development.

How bout those already signed SPA, paying higher price? LoL

I have finally made my decision. Thanks to all the suggestions given. Appreciate.

what decision you have make? mind to share?

i go for kiara 163, they made an offer that suits me best comparing to others.

How big d unit huh?

1100sf

after reading the last post, it seems like a marketing thread to me. bravo

?

you mean I market kiara 163? Why would I do that? I am not sales or any agent I am just a home buyer

for a first home buyer yr analysis on properties so pro. im sure some existing property investors couldnt analys so details as yrs.
and u have really high budget for yr first home. u must be a rich kid. or maybe not, caused u mentioned u r now renting 2.2k house for stay...
sorry that i have offended u.

to add, i just giving my own opinions on what i feel in order for others that not know well about mk dun give conclusion that kiara 163 is the best choice.

why i suspect yr motive was yr analysis was so good on new launching but come to subsale yr comments were the other way. u were telling subsales r bad in mk and renting market r bad in old condos... ppl tends to look for new condo to stay n etc.
my experience, old condo in mk can rent out real fast n i know most mk 'old' condos up 100k every yr since 2012. so i surprised that u mentioned old condo no price appriciate.

Even old condo in mk are so valued now

Let me repeat again I am just an ordinary home buyer. I didn't even disclose the package I was offered by Kiara 163 SA over here so I don't understand why it looks like a marketing thread to you.
I have explained multiple times that I don't like to stay in old condo, and according to my study old condo in MK hardly appreciate. Whether it's true or not it's not important now, as I have paid my down payment.

It's up to you how do you want to think about me, my purpose of opening this thread is to help on my decision making, and now I have gotten the decision thanks to all the suggestions here.
Oh yeah I didn't know about Kiara 163 at all, the SA saw my thread and pm me about their offer. Kiara 163 offer is the most suitable choice for my current situation but it might not suit for others, as there are things you need to commit as well.

I did my homework before posting this thread. I am not pro but it's better to be cautious for a 1.2m purchase. I am not a rich kid either, it's all my hard earn money. Thx.

Some people still say mont Kiara oversupply?
Any owners here to verify? Numerically and experience. Manage to get increasing price trend?
Hard to rent out? Rental or selling price keep pressed down by prospects?
Rental decreasing or increasing?
How long vacant before rented out?

This Agile 40 storeys, 4 units per floor, 1 passenger lift + 1 service lift. can the service lift be used by the residents?

Any one familiar with the floor layout can give comment on this?

Hi all
I am also looking for condo in MK for now but not sure which one should i choose
I've shortlisted Tiffani, Kiaraville and Hartamas Regency 2
Does anyone know how much is the maintenance fee for those condos?
Living conditions, environment etc?
Appreciate all your input here
Thanks a lot

Owner here. Continuous rental for me unit. 2 months waiting max. Rent decreased a bit. But I'm more than hepi. Cheerio

Agree. my unit 3mths waiting max. But the last one moved in immediately the previous one left. Happy landlord here..

Beware that Tiffani has sewer smell in most units.
Kiaraville would be the better choice

I just went to see palma, pines and pelangi recently. I was offered about 780-880k for all 3 abt 12++sqf, is it a fair price for the above mentioned condo?. Honestly despite they are super old, their maintenance is doing a great job. The only thing is that im not sure which to choose because all 3 looks so similar in terms of location and design. Appreciate any inputs from all the sifus in MK

How aboit yr feel and instinct?

Ppl can only advise u on hardware ...

Software u still need to find out yourself......

There is no perfect house....only near perfect home.

My first time viewing there i love palma the most among the 3Ps, unfortunately on the second time viewing, my love shifted towards pelangi more. Maybe is because the condition of the house is better and cheaper. At the moment im more inclined towards pelangi than palma. Therefore im in dilemma. Im worried if i view the 3rd time i wud fall for pines instead 😂😂😂 perhaps my judgement has been clouded by the condition of the unit itself and not becuz of the condo as a whole. But if anyone has any inputs of the 3Ps in terms of "hardware", very much appreciated.

Depends on what you want. Pines has 2 pools and badminton hall. Palma has a lake. Pelangi you live right next to Mk10 / 11 and has entrance which is not near the main road.

Pines 500 units in 3 tower , Palma 400 units in 2 tower and Pelangi 300 units in 2 tower.

Wont go wrong with all 3.