This is a good investment, I getting 4 units here, which entitled for additional 1% rebate, total 10% rebate.

Try look into Glenmarie, how many condo or high rise do you see in this area? Don't say about Shah Alam or Subang Jaya, just talk about Glenmarie alone. Shah Alam and Subang is different games already.

Even with force rental 1500 per month, deficit 1000 every month include maintenance fees, the 6th year i sell off, i still get healthy 80-90k nett profit based on annual 5% appreciation which is damn low projection compare to annual 6%-7% in KL/PJ and sell off with 580K, which is still within affordable range for the next purchaser.

Look into college students behavior, where do they stay after graduate? Plenty of students still remain the same staying area because used to it, and new incoming students will require more bed, and they prefer outside not hostel due to no facilities and 8 students sharing 1 cluster and 1 bathroom also with other strict rules.

My 2 friend's phase 1 are renting out 6 beds x 600 rental : 3600 per months, enough to cover their installment. Depend how creative you are to rent out your units. Occupancy there is 70%~80%.

Every 20 years there is new township coming up, 1950s KLCC, 1970s Damansara/PJ, 1990s Subang/Subang Jaya, 2010s Puchong/Sg.Buloh/Shah Alam/Glenmarie. If still look into those places, you are getting more competitors.

Look into nearby factory workers salary, most of the executive there is earning 3-4k, not those palia doing chemical factory. With 3-4k, a couple planning to build a small family, combine their income 7k, selling 580K in the next 5 years, enough for them cover their installment 3k dy.

If anyone interested, I can share with you more details.

Bro, try to calculate the total cost of this investment.
9+1% rebate, construction interest waived, only pay MOT around 10k x 4 during completion.
2 sell off during completion, 2 sell off after RPGT.
Not all the times u get such investment.
Plan well on the exit strategy, I usually selling off during 90% completion.

As I mention is about your creativity to rent out your units, as I'm the one who handle my friends phase 1 units and rent it out with 6 x RM600 : RM 3600 rental, is a two room unit which is below RM520K, monthly installment is 2500 + 356 maintenance fees, total around 2900, monthly positive cash flow 700. The cost for him to make partition and fully furnish is around 17K, two years time will get back his investment cost, by the time will sell it off after RPGT period.

Total 3 units they have bought, 1 sold out, 2 units rented out. The students there is increasing, look into their financial report, I don't believe what outside people say or rumors, although is at a slower pace which is 2xx new intake from 2015 to 2016, and in 2016 they are get approval for new courses, and 2016 to 2017 they manage to get 3xx new students up to today, so numbers are increasing.

But for SOHO unit, is worst than dual key larger units, because of expensive psf. So I didn't recommend my friends bought also. And SOHO some units are facing the main road, not really recommended.

Try to speak with the business owner there and sit at their cafeteria. You will notice almost everyday got families bringing their kids go for inquiry, then go to showroom for finding accommodation. Business owner are happy with the current crowd, as weekdays the nearby executive or work force will come over the marketplace for spending on food. Speak with them if really wanna get to know your investment.

This area other than temasya, I don't see any other high rise living units anymore. Don't talk about medium cost apartment, RM500 is the lowest per bed price rental there, by using this strategy and partner with the internal staff, rent out is so easy, as the hostel unit is 8 person share a single bathroom in a single cluster without facilities, and they are charging 2 months deposit and 2 months rental with RM300 processing fees, who the hell wanna rent hostel, RM500 better rent outside right?

Look at kids spending power, u will get shock, try hanging around there for 1 whole week. Lunch also can spend rm10 over ringgit.

Is up to individual when come into investment, I'm look into data instead of hearing this and that. Data like population grow, nearby workforce, parking etc. oh ya when come to parking, I can tell u the carpark is full during weekdays, especially lunch time, as u can see, they love the places.

I only can say those investor couldn't rent out or sell off, they are not creative enough to get their way out in this competitive markets. There is many option when come to dispose your units to your next tenant or purchaser.

I'm just share what I did, hopefully everyone don't missed out this great opportunity, self sustainable project like this is quite rare, the number or retail there is just nice, able to pull a lot of crowd due to having food from affordable RM7 up to RM30.

This is some of my idea, welcome to comments as i might missed out some points too.

Walk to the units by urself and figure out the fact yourself, if your agents and the owner are using their old way to rent out the units, good luck to them for surviving in this difficult markets. So if your agent are not doing well in current market, time to change ur agents and friend circle.

Most of agents are only using their typical old way to rent out the units like those web portal, I'm partnering with the business owner internal staff and existing tenants to get my friends unit rented out.

I'm selling and sharing doesn't mean I'm 100% agents, i'm running my own f&b and hotel business too, and I love real estate alot. Rather than keep criticising all the properties in the market, recommend me some investment that you think is good and I will look into it.

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.

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.

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?

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.

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

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.

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.

Just because of current market sentiment, we able to choose more better entry package for properties.
Of course real estate is not the only investment, I get myself into currency market and owning few business too.
Opportunities is everywhere, especially after 2014 GST

Your agents is not honest and ethic, from the day this project start collecting cheque, all agents already know that is 7+2%, also the signing SPA date is within 21 days from launching date which is 7/29, not 17 day.

During the 2 months collecting cheque period, I already advised client to prepare document for loan submission, 1 of my client loan already approved.

If u need any assist or question can text me, perhaps I can give u some advice.

Why can't? Loan approval is within 3 days know the result d.

developer still have 3 units, rm6xx psf due to purchaser didnt pay progressive payment
rm3k and zero downpayment

This post has been edited by JasonKid: Jun 15 2020, 10:40 PM

the latest block, Urbano.
which is the last phase
they are building the connecting bridge between the last phase and the 2nd phase.

You can compare with their current UOW University accommodation fees as a reference.
RM950 for single room
RM750 for large twin sharing room
RM650 for medium sharing room
RM500 for small medium twin sharing room

For 879 dual key, able to get RM2500 fully furnish, if the living room divide to another room, can get RM3000.

Nope, because it left 3 units only.
So they don’t intend to do this promo.
But still quite attractive.
Everything covered, just the MOT didn’t covered, including interest pun cover.

The remaining units release from those previous purchaser sign SPA but didn't pay progressive payment & didn't apply loan.

Now is no longer Mydin, but is glenns grocer.
Mr.DIY also open d