land size is 20X70, the built up should be 2000 and above as it is a 2.5 storey

All,

I have Mimosa 20/70 unit in Setia Alam. Its Guarded property - One way In, One Way Out. Not gated tho.

Unit facing the opposite unit, not the highway.

Expected to get the keys on September 2013 and I would like to sell it off.

I m looking at selling it at RM 830k neg.

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.

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

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.

You can try the following:

Bandar Bukit Raja just across the road alone Jln Meru;

Bdr Botanic and Bandar Bukit Tinggi 1& 2 at the other side of Klang. The highest prices DSL that I am aware of in this area is AB1 and AB2 - Starting from RM820K with full G&G. New 20 X 70 Bdr Botanic DSL, Akasia costs around RM560K (Non gated).

Or those townships opposite Bdr Botanic/ BBT 1 &2  - Bdr Parkland and Bayu emas - Price lower than the Bdr Botanic side due to the location.