for your info, iproperty is helping to speculate too. the best is to check with banker for valuation.

Whoever said property is cooling or dropping...whatever, did not study Setia Alam, ....
Lots of people with "holding power" vested here.....

😎😎😎

Kudos to the early birds for setia damai 💰💰💰💰

IMHO, iproperty ads, almost 70% of the ads were either speculation or mark down price without actual unit in hand to collect listing or only one unit in hand but to list down 10 units or whatsover.

For older tamans and houses, iproperty can be use as benchmark or supporting like the valuers doing, but for newly completed properties, the influence is lesser although they use it as part of the tool by calling the agents.

I would agree that the best is to check the banks / valuers for the proper valuation and the mixed it up with selling factor or buying decision whether to sell higher or slightly lower or buy it at higher price.

However,
some agents would deemed the banks valuation are very low and rubbish and determine themselves based on owners asking price and offer a market price to both buyer / seller.
some owners would increase the price much higher after know the banks / valuers valuation
some agents would ask the owners to sell at higher price after he able to get the 10 bankers to check the valuation and used the highest but not average
some developers are claim their products are the best and they are themselves to determine the selling price and market price, not banks or valuers
some buyers would claim the asking price is too high although he can obtained the bank valuation after check with 5 bankers / valuers and called it ridiculous after know the price is appreciated 70-100% after 2-3 years from first launch date.

did u guys notice the SPS adverts in BPL today?

Regia 2 and 3 were launched at lower price and lower specs. And the location is facing the mosque.

The RM670k could be Regia 2 which only has 2 bedrooms upstairs (big bathroom with the bathtub), but regia 2 does not sell well. During my months of searching, Regia 2 (20x70) kept asking for between 650-670k, but no takes, keetp seeing the same house bringing people to view, but still no takers. The >700k ones would be the usual 20x70 with 3 Rooms upstairs and the even more in demand ones would be the 20x70 with 5 rooms (1 maid room downstairs), these go for >720k, and quite quickly taken up.

Also, MANY MANY MANY (can say most) agents would advertise shockingly LOW prices on mudah/iprop/propwall etc to attract potential customers call them, and then they wld say the house advertised already snapped up, but..there are other units. And from then, they keep bombardingy our phone with the more exp priced units. So best way to know is for you to call up the agent who advertised it and asked directly. Can guarantee you those low priced ones are fake.

OCBC valued the 20x70, gloriosa/gardenia/ those types at RM720k, 4 months ago

That is true..those investors had real holding power. During my search there, I must have called up and visited almost every available unit there and most owners came in brand new continental cars, and they were in no hurry to sell. They just let me in, say that is their asking price, very selamba.. no sense of 'need to sell'. And it is true, the agent friends I keep in contact with told me they have sold a few more units at higher prices after I have bought. Indah 13 (melastoma type) going for 760k-810k now.

Compare to other townships in Klang, the prices is quite expensive!!!

An impressive master plan which cater to all d daily needs without travelling far xcept 4D

that is the tactic bro

melastoma orig dev price 648k. the seller is asking for "fair profit", if that is the term!
then again if bot with 5-10% discount, 5% down, good profit/roi lor...

dev prices
regia1 423k
regia2 448k
regia3 515k

see the difference?

and wait till you see
maranta 668k
mimosa 688k
these have little chocie but to ask for 800k. can sell or not, yet to see...

No sure about others....No go for me.

it is actually very self contained, though only problem is traffic at NKVE if need to work at pj

Agreed. If without NKVE link, there is no Setia Alam

totally agreed...shall look at the bank valuation, transacted price in stead of just looking at iproperty asking price on the direction of the pricing...
do you have the statistic of bank valuation and transacted price, mind to share here ? so far i cant found it.

any new housing area with well planned which fetch lower price than setia alam ?
i m looking for standard 20x70 kind of house..which currently at setia alam - Garcinia is at 760k asking for sale according to iprop.

Hmm, maybe I need time and ask my friend to consolidated it but I have other location for him to do.

Anyhow, I had query before and for the past few months, the valuation is hardly can match the asking price not only for intermediates but also for the new semi-d ( lesser gap anyway )

Owner and agents would take the highest valaution as an example to benchmark their properties.
( Ex. few values at RM 600k, 610k, 630k, RM 635k, RM 660k and highest 680k, they will branded the houses as value already at RM 680k and should worth at least RM 700kor higher ( if demand higher too ) )

I only take the average or above conservative valuation from banks and valuers.

yeah agreed...shall take the average in the price band....
it depends on supply and demands also...

U can consider Alam Impian at Sec 35, Shah Alam
Developed by I&P and partially by TTDI
Freehold

New DSL @ TTDI - No more unless sub-sale
New DSL @ I&P - Have plenty but 22x80 onwards

Alam Impian house price oso more than 700k
Frankly spk, InP workmanship much much better than setia alam.
The latest launch for 22*80 still got few units available ( visited the sale office few wks ago).