Mutiara Ville and the surrounding high-rise areas are... so unappealing.

I had a client who bought a single storey landed there, much more worth it. Why do you want to live in a jam-packed area when you can get a landed house with land, for the same price?

Both unit no taker yet again. This gonna be lelong record soon. Launching pirce 500k++.
Here you can check back this post as proof: https://forum.lowyat.net/index.php?showtopi...post&p=89879321

Now 200k also not sure anybody want or not. More than 60% drop in price.
Anyone staying around there at the moment? Or is it abandon building now?

C-01-02, 1st Floor, Block C, Sawtelle Suites, Jalan Cyber Heights, Cyber Heights Villa
Reserve price 🔥🔥RM 204,000🔥🔥
Freehold
710 sqft (duplex)
Auction:  29-Apr-2019 (Mon)

B-01-02, 1st Floor, Block B, Sawtelle Suites, Jalan Cyber Heights, Cyber Heights Villa
Reserve price 🔥🔥RM 226,000🔥🔥
Freehold
710 sqft (duplex)
Auction:  29-Apr-2019 (Mon)

I had the opportunity to rent, fir rm1000 a 4th fl unit, 1600+ sq.ft. fully furnished in Cyber high villa.

The area is beautiful, but no commercial areas within walking distance. Place seems "dead". Another bad planning by Cyberjaya master developer?

Haha why would I buy a unit there? It is a ghost town. No one wants to rent because there are a number of empty units there and the agent kept on asking us to view the other units, and the unit we were viewing was left untenanted for a few months.

Are you an owner/agent here? In Cyber Heights Villa and/or Cyberjaya? Sorry if I touched your nerve. just sharing what I found, and it is very much only anecdotal. But if you check the rental trend on property websites you can tell that there is a downward rental rate trend.

When I was in Domain 5 for the past 2 years, I rented the 560+ sq.ft. unit for RM1k (at the time, most ads was asking for RM1.2k), when I left the unit I saw ads showing the same type of units being offered for RM900/m.

When I visited that place for the viewing, my wife  said she noticed a lot of students there. I asked her "they go to which college? I didn't see any around there"

You answered me just now. I checked the map, it is physically close, but not walking distance, still need to take the car and go into LDP and enter Putrajaya. I wonder if they can take a boat there

You get those supper essentials first. things that people would not arrange on their own, like fan and lights. then try to rent it out.

When prospects come in, they may like it as it is (unfurnished), then your job is done. Or they may say that they want a furnished apartment; ask them to pay booking and use this money to furnish the apartment according to the prospects' preference - you can negotiate with them to increase the prices according to their needs. Fridge, add RM50 a month, washing machine, another RM50 a month. Up to you and how to negotiate

if you simply buy those things without trying to rent an unfurnished apartment, are there any guarantees that there would be tenants at your new pricepoints?

People rent unfurnished apartments because:

1. they already have their own electrical appliances
2. rent is expectedly cheaper than furnished

Locals prefer unfurnished, foreigners prefer furnished, for obvious reasons.

I do not know the local rental prices there. but at 900 that somewhat subsidized your installment already right? Lampu, kipas, railing are cheap. RM2.5k can do already. Fans are just RM150 each, lights, RM50, railing RM100 from IKEA. Ask installer to install. Kitchen cabinet may not be necessary, maybe just a table top, RM1.5k cement type with tiles good enough

You want to go buy katil, aircon, yada yada, you don't even have the capital

This is why I hate property investments. You guys simply buy and think you can be rich. Listened to idiots and "property gurus" who enticed you guys to buy. they never talk about these associated costs:

1. to buy - spa, la, mot, sd, mrta/mlta, valuation
2. to maintain - cukai pintu, cukai tanah, fire insurance, damages to property by tenant, rental gaps, agent rental fees, maintenance
3. to let go - rpgt, charge to discharge
4. opportunity costs - you could have invested else where and made more money
5. anxiety - anxious or not? need to serve the loan but get very little in return.

And worst of all you bought in Cyberjaya. I feel sorry for you, difficult to rent, difficult to sell. I know because I live here. Rental was 1k 2 years ago, now it is RM800 at my old place. At my new place, rental was 1.6k 2 years ago and I managed to get it for RM1.2k/m. Try check the market and see the rental and selling price there. Unlikely to be able to cover your installments and outstanding loan (keep in mind to sell you will incur losses such as discharge, agent fees, etc.)

Each time  a new high-rise is built, it would depress the prices of the current high-rises. The supply overwhelmingly outstrips the demand; and due to the domino effect, Cyberjaya is not really a place many would call home - everyone knows that Cyberjaya is plagued by depressing prices. More established areas like Cheras, Shah Alam, Kajang, and even Puchong seem to be the more acceptable investment or even own-use locations.

We are in the Cyberjaya thread, it is an echo chamber, but in general, people tend to stay away from Cyberjaya - the secret is out.

The trend is not looking good. MAYBE the best time to buy is now and going forward, at the right prices, but Cyberjaya properties should not have commanded the prices they had 5 years ago. Now everything is being sold at lower than their purchase prices. If you look at Brickz, you can bet that the prices are "marked-up", for the new owner to cover the deposit while the vendor only covering the outstanding balance.

You can argue that this is happening across Klang Valley and to an extent, across Malaysia, but it is very apparent here in Cyberjaya. New buyers may rejoice for securing great auction deals, but previous buyers are stuck with units that they can't let go. I just left Dpulze, and there are tons of property agents trying to push their units here. Some of the developments have been showcasing their for  the past 2 years, and they still haven't completely sold their units.

And by nature of using property agents, it means their properties were never hot since launching.

Heart. Organic.

It was purported to be a "tech city", but you don't force things like that. it has to come-off organically. In my opinion, Bangi would be a much better "tech" city, it has so many students, so many established universities and it was already developed. All it needed was an incentive scheme to keep the tech companies there

Due to the inorganic "growth", with all the tax-rebates, and rather unknown, lame and weak (very sorry guys, please don't be personally offended) universities like MMU, Lim Kok Wing, and CUCMS, companies are only interested in Cyberjaya for its special tax status under the "Multimedia Super Corridor". The students who graduated from these universities find their jobs elsewhere, there wasn't even enough economies to keep them in Cyberjaya.

But those tax status can also be had in KL - From KLCC through Puchong, Serdang, Cyber (duh), and ends in Nilai. Property developers also rushed in to capitalize the "market", but the whole city is an example of putting the horse before the carriage. They planned, and built all those infrastructure, without the right people to use them. That is why it is a dead town.

Putrajaya next door had the same issue, but since plenty of funds are being pumped into it, there are so many events being held there each day, MPS doesn't have that kind of money and it would be unfair for the whole of Sepang for too much money to be spent on uninspiring Cyberjaya.

tl;dr: It lacks passion, everyone is "transplanted" here. No one "grew up" here.

I live here, and I have the rights to tell the story as I see it.

I've known many who studied here and ended up settle down here and have their own family. And many of them don't work here too. So there's a reason why they stay here.

One man's meat is another man's poison. U will find both extreme end of the ppl staying here. Im one of them who move in to cyberjaya because I like the place. So spend some time to explore and see if it's the place for u. Cyberjaya has many developments, so those negative things u see might be true, but not all delopments r like that. Many serene and peaceful place to stay too, some even like resort.

Landed - Sejati Residence, Setia Eco Glades, perdana lake view east/west, Laman View.

Condo - crystal serin residence, dmelor, Setia Eco Glades, Lake front, Lake point, Mirage by the lake.. These r some of the proper condo. Not soho.

There's a new launch for landed in seg. Its 20x70, heard that nett price around 800+k.

Well, all depends on your budget. If can afford then go for Sejati or seg.

Condo units better scout from the lelong market:
- Mirage By The Lake can get at 400k, 1000 sqft. However, I'm not sure is worth it.
- Cristal Serin can also get at 400k, 1500 sqft. Take note of the maintenance fees. Not sure how much per sqft.
- Verdi can get at 450k, 1442 sqft. Too many lelong unit here. Of course, many units not paying maintenance fees.
- Lakefront Residence I think is a good choice if you dont mind high density project. The advantage is maintenance fees only at 0.20 per sqft.
1390 sqft come partial furnish from developer. Currently can get at below 400k. Project just completed end of 2018. Some didnt collect the keys yet. 3 lelong units at the moment. Only Tower A & B completed.

What is big disadvantages of lease vs free?

If I am not mistaken, this is the condo. It is empty, very lowly-tenanted. 8pm photo. I have seen plenty of agents in Dpulze trying to push these units - when a developer property gets to agents (after years being sold by the developer themselves), it means the property is severely unwanted.

Cyberjaya is a limited freehold land. Meaning still required to obtain local authority consent for any name transfer dealing.
Therefore, I foresee auction prices in few projects here to dip lower than before as developers starting to issue out strata title.
But yet the defaulter owner did not perform the necessary step to "perfect" this transfer. Logical thinking, paying monthly installment to the bank and maintenance fees also no money, needless to say this MOT stamp duty of course no money to settle as well.

Hence the term "double transfer" come into play.
*Strata Title of the property has been issued by the relevant authority and the Developer is not agreeable to a direct transfer to the successful bidder.

Taking for example Verdi (example only, as Verdi yet to issue strata title) condo biggest size unit (1453sqft). S&P price 900k. Lelong sold price 500k.
The new owner will have to pay up the MOT and legal costing base on this S&P price transferring the title from developer to the ex-owner name first. 
Then only paying another round of MOT and legal cost base on the winning price transferring the name once again to his/her name.

STAMP DUTY SCALE for MOT
Stamp duty Fee 1% : For First RM100,000
Stamp duty Fee 2% : Next 400,000 (RM101,000 – RM500,000)
Stamp duty Fee 3% : The following amount up to RM1 mil (RM500,001 – RM 1 million)

Just calculate for yourself the additional cash in hand one need to have to take over those auction units. Yet to include the penalty incur due to extension coz double transfer will not be able to settle within 90/120 days. Unless potential bidder did not do enough homework and unknowingly bought over such unit, then after winning only realise the consequences, that's a different story.

Cyberjaya is a limited freehold land. Meaning still required to obtain local authority consent for any name transfer dealing.
Therefore, I foresee auction prices in few projects here to dip lower than before as developers starting to issue out strata title.
But yet the defaulter owner did not perform the necessary step to "perfect" this transfer. Logical thinking, paying monthly installment to the bank and maintenance fees also no money, needless to say this MOT stamp duty of course no money to settle as well.

Hence the term "double transfer" come into play.
*Strata Title of the property has been issued by the relevant authority and the Developer is not agreeable to a direct transfer to the successful bidder.

Taking for example Verdi (example only, as Verdi yet to issue strata title) condo biggest size unit (1453sqft). S&P price 900k. Lelong sold price 500k.
The new owner will have to pay up the MOT and legal costing base on this S&P price transferring the title from developer to the ex-owner name first. 
Then only paying another round of MOT and legal cost base on the winning price transferring the name once again to his/her name.

STAMP DUTY SCALE for MOT
Stamp duty Fee 1% : For First RM100,000
Stamp duty Fee 2% : Next 400,000 (RM101,000 – RM500,000)
Stamp duty Fee 3% : The following amount up to RM1 mil (RM500,001 – RM 1 million)

Just calculate for yourself the additional cash in hand one need to have to take over those auction units. Yet to include the penalty incur due to extension coz double transfer will not be able to settle within 90/120 days. Unless potential bidder did not do enough homework and unknowingly bought over such unit, then after winning only realise the consequences, that's a different story.

That is why it is not advisable to tell people to simply buy Auctioned Properties..coz too many conditions attached..has due diligence carried out  ? or for Greed ?

Do not simply fall into the traps...of the so called advisers

Once Limc0ckwing closes down, all foreign students will quickly disappear.

When can we close it. I rather it be replaced by SEGI. less of them

Wow the buyer very Noble. Buy house for ghost

He is making fun of Cyberjaya, it is a ghost town after all