Previous buyer here of a OSK project, Solstice @ Pangaea, Cyberjaya. Quality is below average, but that isn't my main complain.

Worse is, they don't deliver as per promise. When I purchased back in 2012, they promised to have a large central park on top of a stylish neighbourhood mall. On top of that, it will be self sustainable with a 5 star hotel and also a block of office.

Today, all of them have been scrapped from their master plan. Anyway, here is my previous post that I posted on the Pangaea thread.

All the best to the buyers of Ryan & Miho, good luck!!

OSK Property, trying to be dirty again. A few years back, a group of owners raised this issue to their management - that a serviced apartment will be built instead of the promised hotel. The outcome was promising, assurance from their management that they will relook into their overall master plans and retain the hotel. There was even a signed letter from their top management to all owners.

Today, OSK Property have become rats again, being dirty and sneaky, changing plans and not delivering as per promised when they initially launched the project. The centrall park is nowhere to be seen in their plan. The 5 star hotel that is part of the development is now replaced by Residential Suites. Irony is, they have vast experience in the hospitality industry, managing resorts and hotels via their sister company, PJ Development.

To all prospective buyers of OSK projects, please stay away from this rat, especially their new projects. Don't be a victim, where they show you the world, but deliver you a kampung.

The initial rendering when the buyers made their purchase back in 2012/2013


It has evolved since then. Hotel and office building is gone. Less hassle for developer, do not need to maintain or operate, just sell to buyers, and in the process, short change them by giving crappy quality. For a hotel and office lot, you can't do that, because if the quality is and operations is bad, people will leave over time.


The article in the media, stating their ambitions and their vision for a self sustainable project. Unfortunately, they prioritize profit and money over reputation and customers.


This post has been edited by DrPitchard: Oct 20 2017, 09:52 AM

Yeah, scary huh. They changed the plan as & when they like. Best part is, their reasoning, which is, "After conducting intensive and extensive survey, we found out that this park and the futuristic, modern shopping mall design is not suitable and sustainable. Also, there is no demand for the office blocks and the hotel. Thus, we are going to change it".

Totally contradicts what they initially told us about sustainability, that people can work (office block), stay (residential block), play (open park) and shop (futuristic shopping mall) in the development.

How to be self sustainable when there is no park and also office? People will stay there but work elsewhere now. Greenery in the open park is also removed, where is the fun?

OSK, real rats.

Also, sharing a photo of their fully furnished furniture, which is the bedframe for a Queen size bed. This applies to ALL units, not just a specific unit.

If I were to show my unit's defect, such as the water mark on the wall adjoining to the toilet, or the poor alignment of the floor tiles, one might argue that maybe just my unit has bad workmanship, but others could be ok.
But this photo, of a crappy built-in furniture of the Queen size bedframe, is consistent and same for all units.

Needless to say, many of them broke into 2 with the slightest of jump on the bed. OSK fixed it by replacing it with the same structure (no upgrade) and advised not to jump or move too much on the bed.

Good job, OSK. You assume customers are dead people and won't move when they lay down on the bed. Good job.

A few sticks and tiny columns to support the entire Queen size bed and also the weight of 2 adults. OSK thought they were smart, since its the bed base, nobody will open and see it. Until one by one, it started to give way and break into pieces.


This post has been edited by DrPitchard: Oct 20 2017, 11:49 AM

True story, mate. Lots of unhappy buyers from the Pangaea project. There are multiple phases, 3 delivered so far (Paragon, Solstice and Eclipse), and all 3 have major issues. Feel free to go through the Pangaea thread for more details.

If they have done it before, don't see why they won't do it again at Ryan & Miho. Save yourself the trouble and heartache later. Forget about this project and get back your money while you can.

I bought my Solstice unit at RM308,000 nett for a 450 square feet studio unit back in 2012. Price hasn't appreciate much due to the drastic change in master plan by the developer. Feel free to google up and do your own research to verify. Lots of owners are now stuck, with a crappy product with poor workmanship.

Regrettable, yes, they are that bad. Of course, not bad to the point that they project is abandoned. I wouldn't say that they fail, but certainly not top developer. Probably a 'just pass', C++ grade developer.

No big deal about being listed on Bursa main board. Look at their 10 year historical chart. The price today is LOWER as the price 10 years back. Compare with companies like MahSing or Sunway, which stocks have increase. I guess the stock price is a fair reflection of a company's performance.

Continuing the exposure of this dirty rat developer.

Rendering for Paragon, 1st phase of Pangaea. Full glass facade as part of futuristic and minimalist look. Gives that high class feel too.



Actual product, minimal glass with brick wall replacing it instead to reduce cost. Needless to say, owners were not happy and staged a protest but developer claim that the 'Marketing material is just for illustration only' and the S&P did not state in black and white that the building will be full glass facade.



Lesson learnt. Dirty and tricky rat spotted.

LOL. True that.

Good choice mate, better to be safe than sorry. The info given on their previous project (Pangaea) is very specific and detailed. Don't think a group of individuals (myself included) will be so free to put together all these and post for fun. o.O

Yeah, visit the site, please do. Especially Pangaea @ Cyberjaya. Illustration of first phase, Paragon, supposed to be full glass facade but actual product after completion is a world of difference. Sales person dreaming?

OSK still very old school, think they can get away with day light robbery...LOL
Oh well, social media and connectivity is the future anyway.

They suka-suka change, crazy. Let me go back tonight and dig-up a letter by their management which they sent to all shareholders in 2014. Content was about hearing customers feedback and also giving the best to their valued buyers. Promised to maintain the elements of Phase 4 and 5, which is the hotel and also retail.

But looks like a few years down the road, fast forward to 2017 and they forgot that they issued that letter. Now proposal for Phase 4 is back to Residential again.

On-going court case between buyers of a OSK project in Sungai Petani, Kedah. Interesting to note that the purchase price is only between RM271k and RM385k but the amount each buyer is claiming is damages of RM2.5mil against OSK. A total of 14 buyers are the case is now in the High Court.

That's what unfolds when shit is delivered.

Another court case to be filled soon by a group of Pangaea buyers. To complain on the significant change of master plans by the developer.

I do not have the details for this court case. The above is from their circular report notice for a EGM. They need to declare since they are a public listed company, shareholders need to know the shit and crap that they are facing. The above mentioned court case should be for their development at Bandar Puteri Jaya, Sungai Petani, Kedah.

LOL
I wish it was really all just drama only, like what I enjoy on HBO or at the cinemas. Unfortunately, its for real, a living nightmare for me for my investment at Pangaea, Cyberjaya. ><"

For those who haven't purchase yet, allow me to share a few major systemic problems/issues with my property that I bought from OSK. It is a unit at Solstice @ Pangaea, Cyberjaya. It is important to understand that the issues I'm highlighting are systemic and not individual issues, such as workmanship quality in a particular unit or individual experience during certain moments when dealing with OSK personnel.

1. Inhuman layout and design - Duplex unit, 980sqft, 2+1 Bedroom Suite
The +1 bedroom was initially promised as an 'evolutionary' hideout room which was unsuspecting but once one steps inside, it will be impressive and smartly utilized/maximized as far as space utilization is concerned. It will also have gadgets and fixtures which are on-par with those in micro studios in high rise residential buildings in Hong Kong and Tokyo. The room was meant for domestic helpers/maid to stay with the family. If one were to compare with +1 rooms of other projects, be it high rise or landed, the +1 room would usually be just able to fit in a single bed with not much space to move around. Thus, that would be our benchmark.

In reality, the +1 room turned up to be an absolute nightmare. It was a bare empty space, with cement flooring and the ceiling height so low (since it was actually a space under the stairs), that one would not be able to stand up straight inside the room without hitting the head. Entry into the space was also awkward, as the door to the room is actually inside the bathroom. Just imagine the occupants of the other proper bedroom, going to the bathroom in the middle of the night. Would he/she need to evacuate the maid from the +1 room when he/she is doing the toilet so that the maid does not accidentally go out of the room and directly into the toilet. OSK had the guts to give a suggestion to install an external lock on the room door so that it can be locked from outside. Imagine doing so but the person using the toilet forgot to unlock the room door upon exiting the toilet. The door height to the room is outright inhumane. One would need to bow down to enter as it is only up to the chest level.

Attached is the floor layout plan with the room highlighted in yellow and also a photo of OSK Property CEO, Mr.Ong Ghee Bin visiting a unit back in 2018 after numerous complaints and escalation to his level. While he did visit with his entourage and promised to look into the issue, nothing has been done and we do not except anything major to be done, as it is a major structural/design issue. Only way to rectify it would be to knock down the entire space and redesign. Not just for one unit but all the duplex units.




2. Poor quality 'luxurious finishing' - bedframe for all the beds provided in this project, be it studio, duplex or 3 bedroom.
Bedframe is extremely shaky and can give way easily. After removing the mattress, owners found 2 fragile piece of plywood. Upon removing the plywood, owners we shocked to find that the plywood were only supported by 2 miserable long wooden sticks and from there, 4 pieces of wooden legs to the floor. OSK did not fix this up until today although it could have easily been fixed (compared to the +1 room issue). Nevertheless, owners had to fix it on their own.

Attached is a photo of a common solution done by owners, who have replaced the 2 long sticks with 4 legs with a metal brace support. I've sketched a photo to show the initial structure of the long stick and its legs.





3. Masterplan scrapped. Meaning of Pangaea is meaningless now as far as the project is concerned.
When they started to sell the first 2 phases back in 2012, Pangaea was supposed to be a self sustaining project which encompass residential buildings, SOHO suites, office buildings, hotel tower and a neighbourhood shopping mall. The masterplan was award winning as it featured a very futuristic neighbourhood shopping mall with a roof top garden, meant to be the focal point of the whole development. Back then, the land opposite Pangaea was still empty and vacant too (the space that Tamarind Square is currently sitting on).

Fast forward 8 years later, there is still no news of the so-called futuristic neighbourhood shopping mall. The land opposite, on the other hand, has been fully developed into a very stylish and retro commercial hub (Tamarind Square, do check it out!!!!). 3 phases have been completed, which is the 2 residential buildings and the SOHO suites, but the key drivers that is supposed to push the demand of the residential buildings, the office buildings, hotel tower and shopping mall are no where to be seen.





And this below is the current situation on-site. I've extended the photo to show the location of the office tower, hotel and also shopping mall in the original master plan.



Fair criticism? Any other buyers of other OSK projects (besides Ryan & Miho) here? Let me know your thoughts.

This post has been edited by DrPitchard: Apr 19 2020, 03:24 PM

Which project did you buy? What went wrong with it?
Yeah, the +1 is really out of this world. Truly left speechless when I initially saw it.

Atria branded mall being cancelled is huge stuff. Same fate as Pangaea then, promised mall but nowhere to be seen. Such elements would boost the demand and value of the residential units significantly.

LOL. Normal humans and dog won't accept the +1 space at the duplex unit for sure. Maybe only acceptable to the OSK team of designers and management.

I guess its jz delayed indefinitely. They will certainly built, since its their land already. Jz a matter of timing. Probably in 5~15 years now.

Pangaea is still decent in terms of occupancy and maintenance to me. Property is still in high demand and I personally managed to secure tenant even during MCO. Rate also quite solid.

Hospital Cyberjaya (which is jz 1km away) will be officially opened by year end so certainly will help.

Studio, 753sqft. Fully furnished. Rented at 1,230.

For Point No.1, am not sure how is it obvious that the +1 room is gonna be underneath the staircase. Would you, as a normal customer, expect the +1 room to be at the spot where it is traditionally assumed to be the storeroom? Looking at the brochure that I have highlighted the spot in yellow, then it would be obviously obvious. The sales pitch back then by OSK was to have a space that is convertible to be a bedroom as an when needed. The furnishing would include a sofa bed that would be able to transform to a bed and thus, the perception that the living room space would be able to be converted with a few sliding doors and partitions. The rest is history.

For Point No.2, I pointed out in my opening statement that "It is important to understand that the issues I'm highlighting are systemic and not individual issues, such as workmanship quality in a particular unit or individual experience during certain moments when dealing with OSK personnel". Thus, to answer your question, yes, there are hell of a lot of defects and poor quality items and workmanship throughout the entire building but then again, its all individual and not impacting each and every buyer.

For a start, quite a handful of owners had tiles that start to pop out near the entrance area within less than a year. Many units too had mold issues in the built-in wardrobe in the master bedroom studio unit, as the wardrobe was built using inferior density board and back to back against the toilet wall. And of course, there's individual complains of faulty electrical switches, rough workmanship for the skim coat of walls (made obvious after lights are switched on), crazily expensive maintenance fees which were set by the management body appointed by the developer (RM0.60/sqft back then, during the first 2 years), carpark areas which are flooded whenever there is heavy rain (refer to attach pic) and loads more.

More major ones would be extremely poor design for the entrance, guard house, which resulted in bigger vehicles not being able to drive around it as designed. It was so bad and unbearable (vehicles knocking into the walls and guard house edge from time to time), that the current management body decided to finally tear it down and rebuilt from scratch.

Yes, it was that crappy the design. For a building that was completed less than 4 years back. The new guard house is under construction as of now. Ever heard any other development which had such extensive 'touch-up' / 'renovation' works to their entrance?


Flooded car park


Too tight for bigger vehicles to go around it


Thumbs down


Decent nice, grand design but functionality....hmphhh....way off


Time to tear it down


Gone.

Eclipse is just beside Solstice, under the same master development of Panama. I thought mine was really bad, until I heard your story. Damn!!!!