I was thinking to buy the Axillaris Semi-D (Cluster Homes) @ RM500K. built up is 1706 Sq. Ft. which I think price is reasonable. but I need to get some advise from all of big bro&sis here. thanks for your advise in advance

this 24x80 gng came in 2 phases, orig price about 590 and 625k, but same same.
if close to 800k, not too bad as there are no more new links in that gng area.

you may get more comments if you ask at:
http://forum.setiaalam.net/

tecoma and tristania are quite diff...

tecoma is true 40x85 smd in non-gng in impian 5. once an area is designated non-gng, almost impossible to change. very tough to get all owners to sign and pay when they did not expect or want it that when buying. perhaps the agent meant a chance setia/mbsa may erect perimeter fencing just for tecoma - possible but not probable in my view since mbsa/setia has done that only for public stretches that are very exposed to trespassing, e.g. between houses and main commercial area. if tecoma gets it, then all other non-gng will demand for it.

tristania is 34x75, linked smd, i.e. backs attached at the back. this is in damai 16, gng.
think subsale price is about the same. both have their merits and dismerits.
one is a bigger true smd but non-gng, the other is gng but smaller and linked smd.
it will depend on your current and future requirements.
personally, i'd prefer true bigger smds, whether gng or not.

relatively speaking, banyan/tamalan is located at one the lowest point within precint 6. that is because precint 6 is located at a higher ground. However, if u take whole setia alam into the picture, it is actually on the same level with other areas, like setia impian , setia indah.

regarding the flood, what i know was there was a mini flood near the guardhouse 1-2 yrs ago. That was due to the clogged underground sewerage due to ongoing construction. It was rectified by Sp Setia sometime ago. Since then i didn't witness any flood near the banyan/tamalan area, even during the rainy season end of last year where we experienced one of the heaviest rainhall in the history (almost everyday we had thunderstorm in klang valley). Also, the water retention ponds in setia alam were full almost everyday during last year rainy season, so it shows the retention pond is working properly.

if u are considering banyan/tamalan, i suggest u take the 3rd and 4th row (ie: closer to the ongoing construction of semi-d and the park). The semi-d will be completed end of this year i think. so by the time u move in, the whole area of precint 6 will be completed and no more new construction. However, the land opposite banyan/tamalan belongs to sime darby and they are planning to launch 20x70 DSL this year or next year. So the 1st and 2nd row of banyan/tamalan will face some noise pollution in the next 2-3 yrs. If u want to see the house with the owner/agent, i suggest u come during weekend, around 6pm. u can see community living at its best, ppl are jogging, walking their pets, cycling at the precint 6a central park, etc. pretty nice !

ya, forgot to mention one thing, apart from the newly vp banyan/tamalan, there are also some very limited subsale units for 24x70, facing or near the central park. They are older (completed in 2009/2010 i think) but cheaper, <700k.

1 to 2 inch not serious right? as long as developer willing to be responsible.

hmm... i have a relative who bought those constructed earlier... got their keys mid 2010... now sure if they are hit

Not sure if Presinct 6 affected, but I think it'll be easy for you to drive there and look for yourself. I didn't notice these the first time I visit there, when I go 2nd time with an experienced feng shui master, he told me after he'd done observing.

Which units are affected in Precint 7? Pradosia is beside the park too.

Im on precinct 13 by the central park. (moved in 1 year ago)
Problemss :
Walls have cracks all over the house and toilet's flooring, tiling are bad. Leaking water down to the kitchen wall.

Suggest you guys go through everything thoroughly before moving in.
For toilet...flood it to see if it leaks down

You can see Setia mall building on YouTube.

Building inside looks a bit low,like mid valley.  

SS2 Mall got very high ceiling heights..kekekeke

High traffic benefits developer.
High ceiling better for patrons.
Which one u want?

Place is interesting to stay. Is a very nice sat and sun outing, u can go jog around the park, u can go club house which under construction,  u can go gym at Setia Mall.
Regret not taking the 20 70 last time. I am busy looking for upgrade....

i think the subsale pricing has stabilised somwewhat in the last 6 mths due to all the reasons we already know.
e.g. tamalan/bayan 24x80 gng you looked at - seems asking price has come down from 850k to 800-820k from iprop.
if that price range is real, might be right time to consider.
can always compare with new launches in other areas in shah alam.

impt thing is whether it is the "best" place for one to live in, given what is available.

Bros,with all the thousands of apartments to be built,dunno if 2 lane road to Nkve can cope!
Its already busy during rush hour!

jati/baiduri are quite far away and considered sort of low cost housing IMHO...

curious to know those who are planning to buy are for own stay or goreng?

i just feel even though want to make money, should not goreng those low cost properties cos they are really people who need shelter over their heads... but that's just me

Jenn, what is BD?
"stop buying BD now"

---

Added on June 5, 2012, 11:34 pm
Jenn, what is BD?
"stop buying BD now"

Hi all!

☔☔☔

I tot that only earlier phases of setia impian were affected by structural cracks.

I was surprised to read this earlier thread. Someone mentioned that he saw 1-2 inches of crack at new houses in 2012 Feb, when he was looking at subsale houses.

Any soil settlement issues in banyan & tamalan houses?

I was thinking of buying into the GnG setia damai, wat was the original selling price of banyan & tamalan?