sorry didnt make myself clear

in term of permanent resident/population, yea its not growing.
partly because of the rental price, which is really ridiculous even as now.
some other forumers mentioned foods, yea its true especially chinese and malay food, still not good.

but nonpermanent resident, those who's working/come jalan2 etc to cyber definitely increasing, with all the event and the mall.
taking about the future, well i tend to look previous data to predict future, am not some clairvoyant

Hurmm... But my friend bought at 800+k for 1496sqft from developer.

Let me share some info

SPA price of MBTL is not net price, bcos there was huge rebate in this development, for 2 bedroom condo units, the net price for phase 1 and phase 2 is around 550K-750K, subsale 600K-700K is very close to breakeven. A lot of auctions bcos many flipper attracted by the rebate and got burnt...

Cyber 7 is dead ? U may not agree but that side is known as premium location compare to others, easy access and close to the lake, Tun M has a villa there, Tan sri lim kok wing staying there as well. Only low density development on that side and no commercial activity. few parcel of bungalow land pending for sale and there will be no more land for any other development.

I know an experienced agent who hold about 100++ keys in CJ, include MBTL, Hyve, Shaftsbury, cybersquare and others...rental drop significantly especially when cybersquare VP. However MBTL are less affected and easier to rent out because it is low density, working expat in CJ would like to stay away from student friendly condo/soho as well.

This post has been edited by Zres: Sep 8 2017, 11:29 PM

U just verify my point about SPA and net price

I agree with Zres, that area consider premium location, but about mbtl the price huge drop lately.

Yup agree on the huge rebate which attracted a lot of flippers. And during that time property boom...So ppl just buy.

Anyway I also have friends that rented mbtl and they love it there. It's true that this place is more suitable for working professional.

most if not all dibs, low entry development/units will suffer similar fate as mbtl if not worst. the last of dibs, low entry development is expected to vp in 2018 if without delay. given current market sentiment, price down trend is likely to last until 2020 or beyond.

I believe your concern is more on CJ rather than MBTL. We cant use a single project or few auction to judge a market, people who bought the neighbour Summerglades didn't make loss, it is just located opposite of MBTL. I hope you can see my point here.

Come back to MBTL, with dibs and huge rebates...certainly it will attract a lot of flippers. people like to judge the market price by the lowest price offered in the market, which is auction price, but how true? I don't think all other owners willing to let go their unit with 500k. There are 400+ units in MBTL but how many auction unit out there ? 20 ? it is just around 5%, and when the auction units are cleared...price will back to stable...

Market sentiment is temporary however the unique selling point in MBTL last forever, near by the lake, low density in a low density area, the status of low density is almost guaranteed since there is no other land for development. This allow MBTL differentiate itself from all other sohos and high density condos.

This post has been edited by Zres: Sep 9 2017, 12:59 AM

I collected and still collecting rental in between Rm3200 - RM3800 for 2 Story Superlink house in Garden Residence, Cyberjaya the last 5 years.

This post has been edited by propertyMontKiara: Sep 9 2017, 01:04 AM

If 10 units are sold at auction for $400 psf, valuer/bank valuation will be benchmarked at $400 psf. Unless subsale buyers could top up $, those wanted to sell at higher $ will be in for a long haul.

Given some banks loan to deposit is over 95%, loan is harder to obtain in the next few months.

Until over supply is digested, current sentiment to persists.


This post has been edited by icemanfx: Sep 9 2017, 02:50 AM

I have visited Garden Residence b4. Love its concept.

Did you stay thrte b4 renting it out?

I understand MBTL suffers from a few issues: poor developer design - rain water floods the corridor, there were cases rain water flooded the house from corridor walkway. Besides, the maintenance fees is very high because of all the fancy landscape and facilities. This make it tough for owners to pay up maintenance fees.

So for MBTL case, its more like issue of inexperienced property developer delivering a bad product, it has nothing to do with cyberjaya as a township itself.

Oversupply mean good time to head to auction house for a good deal. Value buy.

I agreed with ahkit123, time to visit Auction House.

This is another tower will be completed 2018, not included landed houses.

Value buy in cyberjaya is only landed.
High rise? Unless it's 30-40% cheaper than market price.

Soros007, landed also now touch 40~50% below market, question is 40~50% its below market or thats it the real market.

If thats is the real market meaning the price in cj overpriced, we will see the market till 2020.

I think this is biasa in stock markets ..where good stocks could fall deep below their fair value , and it is up to value investors like us to buy them cheap after done some analysis , ya of course u could hear tonnes of so called market noises telling u to stop investing ..by providing u all the " fake " news and so on..

After all, we need to know our risk levels, whether we can stomach such risks ..and go ahead with our own resources , and stand up to the market noises..Know what we actually want and what we intend to achieve ....

This post has been edited by SKY 1809: Sep 10 2017, 09:48 AM

Landed dropped 40-50%?
R u sure? Hahaha


uote=MSS,Sep 10 2017, 09:44 AM]
Soros007, landed also now touch 40~50% below market, question is 40~50% its below market or thats it the real market.

If thats is the real market meaning the price in cj overpriced, we will see the market till 2020.

[/quote]

Landed also got few active units in the auction market. But affordability issue because of higher prices, not everyone able to afford to bid if financial not strong enough.

Garden Residence at 1.05M. drop from 1.3M.
Cassia Garden at 729k. drop from 900k.

As for high rise. There are some rare units going at more than 50% cheaper. Maybe because of big size units not many interested.
The Arc penthouse at 324k. First auction at 800k.
Cyberia duplex penthouse 2266 sqft sold at reserve price 406790 last week. First auction at 900k. And there is another active unit now 1919 sqft at 364.5k.

Investors aiming at cyberjaya to buy. Then auction market seems to be better choice to catch some good deals.

This post has been edited by AskarPerang: Sep 10 2017, 10:00 AM

Believe this price dropped is only the beginning, with more supply, bank interest rate on up trend and liquidity tightening, this price downtrend is expected to last for quite a few years.

This post has been edited by icemanfx: Sep 10 2017, 10:40 AM