see, this is where people like to shoot when and where they like to.


these apts are not low cost, open to all, reported 50% bumi.

abt low cost... how many want it, tried to get it, got it to stay? or rent it out anyway??

before anyone take the high moral ground, pls ask if one has said and done anything on these:

1. rich connected cronies getting actual low cost 40k apts and rent to foreigners.

2. already said - why not ban super rich from gorenging 500-600k props as midclass are crying foul?

3. what do you do about rich privileged groups buying left right and center with hefty discounts for low and high cost props?

This post has been edited by AVFAN: Jun 7 2012, 06:49 PM

jati 813 sqft, baiduri 920 sqft.

no dibs, kiddy's prices are correct as of now, won't know for sure until unit selection dates 16-17 jun.

mthly maint/security said to be rm150-200 pm.

ballots submission closed, balloting on 9 jun.

total 1700 units, 400 taken by staff/insiders.

1300 up for balloting, 50% bumi allocation, separate ballots.

good luck to all who are balloting! incl those looking for lubangs and jalans.

akasia has its advantages - walking distance to schools, near to shops, main park.

it took akasia more than a year to sell after launch in 2009, now jati-baiduri oversubscribed by 5 times!

probably reasonably ok to rent out as the mall biz grows. however, if you are paying 500k for a subsale unit, 1-1.1k pm is not a good yield. then again, all houses in the area are fetching 1-1.3k for intermediate units depending on size. rentals are never great for houses anywhere.

alam nusantara has more new ones coming, ayu impian discussed here:
http://forum.lowyat.net/topic/1936676/+60
someone mentioned in another forum that launch is after raya, price may be higher than the 565k reported earlier.

i think the total is 128 units. maybe 1/3 insider booked or only 2/3 launching?
not surprising as for commercial, some dev do hold back some units to "wait n see".

last known indicative price is a whopping 1.7mil, no lifts. said to be balloting, again...

should be this one:
http://ttgroup.com.my/project/division/arc...mmercial-center

possible... but seria88 and price is this one...

fixed is fixed... blr change or not, no effect. only if bnm change certain major rules affect all banking/insurance laws.

btw, all the ayus... they are done by pkns, not setia.

take note there are at least 5 developers in "bandar setia alam".

dff dev have diff ways of doing thingss, incl bank panels, security arrangement, town council matters like rubbish collection, tm/unifi, etc...

if we look at older areas, 4d, pub, massage parlours do make a place "ong" - found in pj, subang jaya, kl, klang.

about this place, it is shah alam. like all shah alam, no 4d.

like kota kemuning (but unlike other parts of shah alam), pork/beer is served at many eateries/coffeeshops.

pubs - there was one overtime pub at setia avenue but closed down due to bad biz. there is now mba pub at the mall which is one of two special status places in all shah alam, the other one being i-city. pork is served at some restaurants in the mall, tgif serves beer and wine. tony roma in this mall does not serve alcohol.

some will prefer all the sins, some prefer no sin, some prefer certain sins only. so, you decide.

schools, shops, banks and hypermart are probably more impt, imo.

either you heard wrong or you post wrong.

go and ask them again, and pls get the latest map - at least 5 more yrs to build - 20x70, 18x65, 22x70, clusters, villas, all kinds. this is public info at least 6 months old.

sounds like you have many to sell subsale now?

a couple of months back, they said in the new northern area, they'll launch the first ones 20x70 at circa 730k, last ones a yr ago being 688k.
but i guess u r right - market sentiments may not permit them to move too quickly, so likely year end.

at that price, wonder who's got the balls to go fry them.
builtup can't be increased anymore since it is already at max.
maybe better specs but how much more can they do?

gng will allow them to price higher but i think these coming ones are not.

trefoil 3rd n last blk will not get good response until coming intan/kasturi apts are sold out.

can argue diff prop, diff segment, but i see only speculating minds and hearts, all wanna get rich quick and there is no law saying you can't give it a try as prop speculation seems one of the last avenues in bolehland to make a punt to get high returns.

anyone balloting, let's see if there will be 15k or 25K ballots vying for these 1k+ units.

last jati/baiduri 8k balloting, big screen erected to witness the process. maybe this time, there will be 3 screens, like as if blockbuster batman10 showing.

This post has been edited by AVFAN: Oct 5 2012, 10:08 PM

i will say yes. but won't be easy for cash tight flippers. i.e. be prepared to hold 2-3 years after vp if you want a decent gain.

if one has followed has happened in eramas, setia ave, sc mall and soon eramas7 (dev price 1mil, recent transacted 1.5-1.6mil) vis-a-vis occupancy growth, one has a good idea. lots of flippers like elsewhere since 2010 but subsale stays pretty strong, albeit occupancy in newly vped ones slow like elsewhere - mainly becos these flippers are in upupup mode, looking for 30-40% gain with 5/95, won't accept <25% gain. they'll know soon enough!

there is also sunsuria smd commercial plots vping soon.

plus pkns seria88 tagging on this taipan in the same location with jati-baiduri and v soon, intan-kasturi apts.

the whole plan in the north (as seen in the south) is that setia will drive it, the other developers ride on it nicely.

and watch sime's bbr east which will launch year end/next year south of setia alam - a mix of houses, prim1a, shops and light factories.

overall, i say this area is still a choice one although some classify it as klang/ultraklang. i won't expect quick gains for new houses anymore, prepare a deep pocket for commerical but it should work out well, better potential than many other tamans and so called townships where i see nothing happening after >5 years!

This post has been edited by AVFAN: Oct 12 2012, 08:24 PM

there are restrictions on these things everywhere in shah alam, right? check bkt jelutong, kota kemuning, shah alam town, you have a good idea what happens and does not happen in various parts of shah alam.

for setia taipan, i would think it will be much like current eramas - pork and beer is allowed in eateries and coffeshops if the operators so desire to sell. but no pubs.

within setia city incl the mall, it has a special status - less restrictive incl cinemas and pub as you already know. if not, australia's lendlease as jv partner/operator will not bother to be there.

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Added on October 14, 2012, 12:28 pmofficially as per current approvals, it is not for residential. only if designed and classified as serv apts will it be considered residential.

however, the dev will tell you that in time to come, if majority owners agree, the mgmt board can find a way to make living there legal - this, if you do not have faith or confidence, then you should not buy. the good thing is at least the dev is clear upfront and not "con" you at buying stage.

trefoil is to compliment the biz side - mall, almost ready convention center and next, a hotel and biz hqs.

if you look closely at the plan model, there are a few serv apts blks planned west of trefoil. these will come later, probably higher priced psf than trefoil.

This post has been edited by AVFAN: Oct 14 2012, 12:37 PM

you submit yr bank draft, wait for balloting day which you need not be there.
if successful, you will get sms on that day.
a few days later, you will be notified to select unit, in order of the successful ballot no.
spa will be later when they r ready.
if you don't turn up, they'll be happy keep it their pocket for own staff later, won't open to public again.

these apts are not low cost, are not 1my or pr1ma, just private midcost apts.
it is gng with a dmc to sign so there are monthly maint fees to pay.

last round jati-baiduri was about 10% lower in price, 8k ballots.
this round, maybe 10k, 15k??
because this is not low cost, some peopple will submit 10, 20, 30 names/drafts.
much of of a lottery, so good luck and have fun to all.

yes.

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Added on November 7, 2012, 10:46 pmjust don't expect the same kind in a posh condo la...

fencing+guardhouse+boomgate+guards there will be.

1 small pool for a few blks of apts, so you know how it will be...

This post has been edited by AVFAN: Nov 7 2012, 10:46 PM

bank loan part, better u call them to be sure. for other launches, they just return draft to u.
if u forget date, failed to turn up, they will probably drop yr name, return you draft.

think this is correct.

don't know the details but been told private housing law stipulates ceiling prices for such apts, basic, no gng, no pool, cement render floor, etc.

looks like one ceiling at 72k, another at 100k.

perhaps those who got last jati-baiduri and cross-check the nos. and verify.

no. can add name, not remove.

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Added on November 8, 2012, 11:43 pmno. 1 name, 1 ballot for both, u choose 1 if successful.

This post has been edited by AVFAN: Nov 8 2012, 11:57 PM

bkt, you said the below on mar 26, 2012. that was when we already knew jati-baiduri 1,600 units was coming, discussed earlier in the thread.

http://forum.lowyat.net/topic/453405/+740

now, intan-kasturi about 1,400 units. and it's nov 2012.

if your meaning of 1,400 is "a few thousand", who dare disagree with u?

This post has been edited by AVFAN: Nov 9 2012, 01:40 AM

many "who care as long as i make money" in bolehland developers do that. directors, staff, cronies, agents sapu mulitple units that sell off, make "ghost" commission.

if a developer does not allow that, one can decide if that's good or bad. remember, one has the power to stop or propagate the meaning of such "boleh"ness!