Most of the KDU students are local or foreigner?

Thanks for your reply. Your reply can give me alot of idea on how to manage my current properties.

Can i ask you few question after seeing your reply. Just wanted to get more info, but not fighting with you. Hope you dont get me wrong.

How you rent the 2 rooms unit for 6 tenants? or you put partition in with more rooms? Are you providing fully furnished? As i know, student nowaday also wanted privacy, with Rm600 budget per student, i believe they will have a lot of choices at the same building with lesser people staying in 1 unit.

As for Soho, yes, the psf is higher than phase 1 or current new launch. But Soho also come with higher privacy compare to other phases. Me myself a student before and also stay at outside, if i have a choice, i would rather stay at a place that can give me privacy. just imagined, 6 person staying in a unit, toilet would definitely become an issue. Further more if you stay with those irresponsible housemate, they not cleaning up the house or whatever pattern that normally student today have. Soho is facing to the main road which is just an internal road which is almost at the end of Hicom area. as what i can see, there are not many car will pass by where most of the user of that road already make their turn into those factory area before reaching to Utropolis. So im abit not understand why you saying that Soho is worst than bigger unit? The only setback for Soho is comparing with each other due to 400+ of units.

Talk about business at the mall. if you can noticed, few of the shops already closed down since their opening from end of last year. I can say the most crowded period at the mall is only during lunch hour. This crowd come from the offices or factories nearby. If you go there before or after lunch hour, you will hardly see visitors at the mall. Same goes to weekend, you hardly see crowd around. I have a friend who was the owner of 2 F&B shop there, i dont know whether you know him. He is telling me that what being promised to him earlier before he decided to rent the place was not delivered. He is struggling now with the high rental with not many business a day.

I do agreed if im a KDU student will also just rent next to campus instead of renting at other places which required to travel. However, the problem is that most of the student of KDU is from local, not many of foreigner student in KDU. The percentage may as high as 90% local with 10% foreigner. Out of the 90% local student, majority of them are have their own transport and not renting or staying there. That why the car park almost full everyday due to park by the student themselves.

1 more thing, why Paramount lower down their phase 3 price? Do you guys think about it? From what i can see is that, they know they if they continue the concept like their phase 1 &3, it will not work anymore or it will be very hard for them to sell as the price is too high. They also very smart, change the name of their phase 3 to urbano. Y not for phase 2 or soho?

Majority is local

I'm putting partition, basically is 3 rooms with 6 tenants, the toilet wise, just move the door to inside to make it shared bathroom. It's fully furnished unit that purposely fit for them, just bring in a luggage will do. Is all about how u get your prospect emotion attached to your units, just like when walk in showroom, u feel nice luxury and wow. So if only I have such unit, do u think they have many choices in same building? The money u dump in to renovate is worth it all. And for irresponsible students, I have my own way to tame them, hahaha!

And for the SOHO, no matter how I partition is still 1 bathroom, if rent out to 1 person, even fully furnished also can't fetch that high rental, max per person rental there also 1k or 1.2. If rent out to two person, but sharing 1 bathroom, want privacy but not so privacy pula. How ah? SOHO is luxury living product shouldn't exist in this township, it should build on expatriate area like bangsar south, MK or KL.

Some restaurant is closed down due to their own strategy can't blame to the other, they are hiring too many staff which cost them around 1500 per month per staff, and pricing matter. Try to look into other like little fat duck, food park chicken rice, they are doing quite well, vine cafe is spending too many work force, sooner maybe cannot sustainable.

KDU it takes time to fill up the student, and last year the just get appproved for few more courses. U try to look into phase 1, why the other able to capture tenants? Is not must be tenant or township planning problem, it's on investor itself. I do agree the market is slow down, but I will say the market is still moving forward with slower pace. Regarding the students, don't look at micro view, look at macro view, whole Malaysia like me come from kampung, most of the family will send their kid to student at kl or pj, students definitely will fill up, but it take times. So have to capture remaining tenants there with better strategies la

Like I say previously, market is moving at slower pace, developer are making it now cheaper, or developer are making previous phase over price? I didn't buy phase 1 or 2, because by that time I think the price is slightly at higher side, just my friends like it so they bought together. I don't like phase by phase project, if last phase I will consider, like metropark and seputeh or others, I don't consider if didn't come to last phase, because human being behavior,
like the new one dump old one, hahaha! But this is just my own strategies.

Developer rename one of their phase to a project name to create hype is normal, like h2o damansara change their block b to Mizu Residence. They know market is slow down too, so have to attract buyer to clear their inventory. Is benefit for me right? Is about timing sometimes, previously I bought a project in KL, is soho unit, I bought their left over units at their 80% construction progress, with same pricing with early stage purchaser, but I save a lot of interest

Just because they lower the price and offer better package, so I get myself few units in Urbano, friends are earning in phase 1, how do u think about phase 3? Same time completion with LRT3. Same people might say student might take lrt and bus to college, but some graduate students might take lrt go working as well, because city center rental is too high.

I don't buy partly furnish or fully furnished project, if all are the same, u are no different with other units, why tenant will choose you? Make your units become limited edition, although have to dump in some money, but trust me it worth your time in future.

First of all, I'm here to look for positive comments, I, too, interested in this property.
It was my 1st time going to that area over the weekend. I arrived at the place, a bit impressed...no jams, quiet, no foreign worker crowd there. But then, after the visit and came home, I came to think of my concern to invest there.
It is true that there were very few people around the marketplace /shopping mall seen over the weekend when I went, even during lunch hours. The staff was probably more than the customers. One may argue that it's a puasa month. Parking is free...so, my 1st thought was y free parking? Then I told myself, aiya, most likely free parking will be gone once this place is blooming with crowds in the future... But then, when thinking from the other aspect... This place does not have many ppl coming/ visiting, thus, the management can afford giving free parking, or thus, the management has to give free parking as 'incentive' or 'sweetener' for people to come.
The reason given like failed business strategy or lack of creativity..is valid, I agree.. But then, if I were to invest in the property...I don want myself to be the one cracking my head to come out with brilliant strategy and creativity, what I want as an investor is that the area is booming, that I do not need to work up some great strategies to make my business flourish.. What I want as an investor is that when I open my shop, there are enough people walking pass my front door, to see what I can offer to them... Simply put, as investor, I want the management to pull crowd to the shopping centre, not the other way round, not for the management to depend on the few owners pull their own customers as a standalone entity to each own shop.
At the moment, as I see, the crowd is just not there. In the future...may be...3 years time...probably better than current crowd, but whether can reach the potential having big crowds visiting the area, still remain to be seen..
At the moment, if the residential units are dependant mainly on students from kdu (give it achieving 7k students as planned), still, I can't foresee a booming crowd or potential buyers/tenants. To me, kdu students, hotel staff and working crowd from surrounding areas (if u still want to consider them as significant potential tenants) alone, is just not enough.
Pardon my poor English and terms used and probably my shortsightedness. I really hope to be proven wrong, with convincing arguments, so that I too can tap into the said potential of this project.

There is no right & wrong when come into properties investment. But for me investment is meant to be long like 3-5 years, otherwise it's call trading instead of investment.

I suggest that you should spend more times at there to monitor the crowd, maybe u can go there at weekdays.

It take times to let nearby neighborhood to know about this place, give u an example, when Publika just opening, it took almost 2-3 years to pull the crowd. Management is doing things like organizing events, managing the facebook, helping all the tenants to advertise, don't you think this is quite a good start for them, because it's their first mix development project.

Also look into the supply and demand there, how many strata living units within Glenmarie area? Maybe in future yes, like another 2-3 development in the area like 5-10 years? Look into the macro view, look into the map, how many vacant land left within 1km radius? Emporia by Titijaya, Naza TTDI Gateway, the land opposite naza development? Or Prima U1 there? but all of these development are surrounding by high traffic main road or highway, and also currently you able to see the Utropolis workmanship from the Paramount, quite nice right?

And dont forget the most important factor, the PRICE ~! Although price doesn't equal to value, but is still the most important fact when come for next purchaser to buy your units. This is the most affordable price within the area, don't say about Shah Alam stadium there having alot of choices like TTDI, Accapella, Elysium, Emira Residences, Arte Subang West, Manara U2 Soho etc etc etc, do you realize how competitive you are if you purchase there?

Plan your strategies, prepare for the worst, if you able to afford few months didn't rent out or deficit every month, you can just go ahead, diversify your risk and invest together with your friends and partners is one of the solution.

Spot on. Most KDU kids come from PJ, subang, klang etc; all of which are closeby to KDU. Ur friend's restaurants still open? why would any1 who isn't a student come here at night/weekends? daytime i know many opis worker in glenmarie lack makan place around n visit malls like KDU, aeon SA etc.

Supply and demand is the main problem in ultrapolis. Updated my calculations

Total utropolis soho(400 units*2 ppl) + 3 room condominium (1100 units*5 ppl) + urbano 2-3 rooms (390 units* 4 ppl) = 1900 units with 8100 students in utropolis 3 phases

KDU Hostel have 800 units renting at RM650~RM950 = 800 ppl on campus

KDU Glenmarie will have a max student population of 7k & will have housing for 9k people. This is ABSURD for phase 2/3 buyers as the golden rule of student housing is to have less than 50% nearby as many college kids will drive from home (glenmarie is the centre of subang pj dsara n klang).

This post has been edited by Babizz: Jun 10 2017, 10:49 PM

Bro, do due diligence first before commenting, obviously u get the wrong info, total is 1056 + 428 : 1484 units, not 1900 units, that is huge different bro, and KDU hostel have 612 beds only not 800, even student have 3xxx currently but current occupancy rate only got less than 200 due to restrictions and no facilities with 2 months deposit and 2 months rental with 300 processing fees, would u prefer hostel or outside units?

Jason, apologies on the wrong data but let's go back to my original data and reduce the hostels to 600 accordingly.

Assuming no-one stays in the hostels, ull still have housing for 6.3k students with only 7k students there. What's ur answer for this? What abt all the students driving in from surrounding areas. This is not tar where most students r from outskirts yah.

Note, most families will NOT stay in a condo filled with students.

Typical developer tactics for kiasu buyers.

If 5% appreciation is a certainty, phase 3 price would be over 15% higher than phase 1.

What size are the bedroom to partition to 2? Could wall be hacked?

No need hack the wall just put gypsum board at the living room space. Even if wall can hack will be too costly. The size of living room almost like master bedroom without toilet.

5% appreciation rate is very conservative forecast. Phase 1 also 5% appreciate per annum, and the value of properties is derive from rental yield and renovation also. Try to understand how valuer do the valuation for property.

If phase 1 appreciated by 5% p.a., why developer priced phase 3 like phase 1 launch price?

size 1066sf around rm650k
http://www.propwall.my/classifieds/9392305...le-by-frank-lee

Bro, developer took out furniture hence able to lower the price.

One should question why such a big price gap with phase 2 which was highly recommended by propkopi. Let's take urbano size B it would be 609psf nett and 3 year DIBS worth 3.5%. Netting the dibs, Urbano would be 588psf and ph2 is 752psf. Don't tell me ur normal furnishing is worth 145k or even Mocco furnishin is worth RM240k

http://propcafe.net/paramount-utropolis-glenmarie/
Phase 2: For example, type F the price starts from RM990K (RM852psf) however in Tower C it starts from RM874K (RM752psf). There are always debate whether purchasers are paying over the odd for the additional fittings.

just look at temasya kasih, less ppl stay there

I hope somebody think about common sense first before commenting. Someone is assuming the whole projects must fulfill with students, and totally ignore the nearby factory high pay executive, also making false statement that most families will not stay in CONDO filled with students, look into setapak, sg long, UM nearby area.

I urged all the investors around forum get your information data accurately while doing due diligence, do not just simply grab data from internet and make judgement based on inaccurate details, simply grab some gross pricing info compare with nett pricing, without factor in GRR and DIBS for previous phase, nett pricing for phase 2 is around 550psf.

And compare apple to apple product not apple to orange product.

If there is enough demand from high pay executive, phase 1 owners won't be complaining couldn't rent out or sell.

Bro, in which investment there is 100% winners? Which investment you don't see people are complaining? If everyone are so experience, I ma jialat dy.