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 Setia Alam by SP Setia, Township project in Shah Alam

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KeNNy
post Jul 13 2009, 10:12 PM

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Hi,

Went to Setia Alam last week, here to share some info and request some info, especially Setia Alam owner's welcomed to feedback!

Distance from Setia Alam (Precint 7 main road) -> toll gates:
- Subang Jaya - 12-13km
- Damansara - 15km
- Duta - 30km
- KLCC - 43km

Questions:
1) Does anyone work in KLCC / KL Sentral? How long do you take to get to work?
2) I understand that the area has appreciated quite a bit. Currently launches would seem a little pricey for it's lands size.
But, most of the developments boast "maximum" build up, so you can get very big build-ups with small land. E.g. A 20x70 can get 2000+ sqf. Anyone think it's still worth investing?
3) I saw quite an interesting Semi-D cluster concept 30 x 55ft. The build up is actually only 20 x 55ft as there's 10ft of land beside the house. BU only 1700sqf. Not sure if easy to re-sell this type of "interesting" design.
4) According to developer, full development will have 40,000 units. Each household should have 2 cars so that will be about 80,000 cars.
I'm still wondering how is that going to be sustained by one dual carriage highway? Are we looking at a future Puchong where the traffic backlog few km from the toll gates?

This post has been edited by KeNNy: Jul 13 2009, 10:20 PM
KeNNy
post Jul 16 2009, 04:27 PM

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QUOTE(HW-Racer @ Jul 14 2009, 11:04 PM)
i don't like this place...seem like isolated...is far from many places...eg go to KL city centre, Pavillion, mid valley...,
puchong, cyberjaya, putrajaya, cheras,...is very far...and got to pay lots of toll...

it is only near to shah alam, klang, and maybe subang....
*
I had the same mental barrier. After looking around, it's either one staying in a township and getting stuck in a jam around your township, or choose someone further and travel. I'm still on the fence for choosing either, but I decided to survey SP Setia (give chance) because:
- I can't find good deals around the Klang Valley (for now). Condominiums are a bunch but would like to try avoid this if possible.
- The SP Setia township looks promising.

QUOTE(rockstar99 @ Jul 15 2009, 12:50 PM)
Hi, I am considering to buy a link semi-D at the Precinct 6 of Setia Alam.

I am very impressed with the well-planned township concept of Setia Alam where the whole town area is developed by one developer.. and at least I know what sort of development/ building I will be expecting next to my neighbourhood.

However, there is a vast piece of land right in front of the link semi-D which belong to another developer (I'm been told it's Sime Darby), that I do not know what Sime Darby is going to do with it. Does anyone has any insight on this?

Thanks!
*
There're a couple of Semi-D units by Setia Alam. Precint 6 (to me at least) is a good buy, if you have the cash.
It's near the Setia Alam Eco Park, and the land is for Semi-D / bangalow so generally be the 'upper class' community.
However, it's a bit too pricey for me.
KeNNy
post Jul 23 2009, 07:09 PM

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To be honest, I don't think the place can appreciate as quickly. Of course the newer phases should keep going up in price, but don't expect 100% appreciations smile.gif The older phases appreciation was due to NKVE, and because they were the 'first' residents of SA. If you're one of the 'firsts' it's always the cheapest. e.g. Subang USJ the first buildings appreciated by 150%-200% over 10 years. Also, in SA there's still quite a number of phases to be launch, so there will be still units available. You will need to wait 5-10 years for it's 'potential'.

SA, however, is a good place to stay. Pay it a visit and you will get what I mean smile.gif
KeNNy
post Jul 24 2009, 08:13 PM

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I've been following the developments in Setia Alam quite closely, but am not a resident myself. Here's what I gathered:
- Old phases has problems of soil settlement which caused cracking on walls. The older phases had backyards, and these areas are without piling e.g. porch, backyard are affected. Those who did extensions on top of these areas were the most impacted.
- Reason for soil settlement was because it was a hack and slash operation and construction began immediately right after. So soil hasn't settled.

New phases have less risk because:
- Newer phases soil have 'settled' because it's been almost 5-6 years.
- New phases are mostly, maximum build up without backyard. So you have more pilings and bigger foundation, at the same time developer charge you more for a bigger build up smile.gif Win-win lah - they solve the problem and you get a bigger house (but more expensive).
- SP Setia's reputation was badly damaged by the above. They openly admitted to the problem and we can only hope they will apply the new learnings.
- Houses have 36 months warranty to buy back confidence?

QUOTE
read in the Star last monday that Tan Sri Liew of S P Setia mentioned that the Setia City will be completed in year 2011.

If Setia City is successful in attracting the crowd, i am sure houses price in SA will appreciate significantly. 

But how is the quality of house build by S P Setia?


Setia City is one mega development and will take another 10-15 years before it fully completes smile.gif It's a phased development, starting with the first mall. If mall successful, there will be commercial and offices, second mall, offices, boulevard, etc. Just take The Curve as an example where they started off with a shopping mall, then slowly build up until how it is now. As a timeline, the first mall only complete Q4 2011. So, by the time the place really fully develop will take a very long time.
KeNNy
post Aug 7 2009, 12:18 AM

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Info: Architect talk at Setia Alam Welcome Center Saturday, 8th August, 2:00 - 3:30pm.

Gives opportunity to understand the logic behind the way the house was designed, and ask some difficult questions smile.gif
KeNNy
post Aug 12 2009, 07:38 PM

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QUOTE(Scissorshand @ Aug 11 2009, 11:09 PM)
The Astronium 22x75 at RM408K is tempting. Location is the large land behind the Sales Galeria and opposite of this will be the Precint 1 which houses the Commercial Hub with 2 malls. Looks like a good investment
*
Oxandria and Xylia is directly behind the Setia Alam Welcome House (sales galleria). Astronium a bit more to the East, but also closer to the access road from NKVE and the G&G Precint 6 houses. Both are equally near to Precint 1 (Commercial hub). Precint 1 first mall estimated complete Christmas 2011 (to make it in time for christmas shopping?), while the entire hub will take a long time more to fully build - it's a really large piece of land there.

If you are still deciding, just to add, getting an Astronium will be nice timing because the house also estimated complete Q3 2011 smile.gif

QUOTE(yumyum77 @ Aug 11 2009, 11:47 PM)
kenny, u sure know alot about SA, so how many units u got there?  brows.gif  brows.gif

Btw the 36 months warranty were already in place long before those serious soil settlement appeared.
*
Actually not too difficult to know about SA because their masterplans and show units are already completed in the sales gallery.
You know what you buy, how it looks like, and where it's located. Quite different from the traditional paradigm of buying landed houses solely from floor plans.
Can't say I know much about SA - just learnt from the rest. Many people in the forum kswong directed you to know far much more.
It all started when I was looking around quite a bit and a while to get my own property. I surveyed BK9, Alam Impian, KK, PH, USJ, Bkt Jelutong, Denai Alam.
In the end decided SA. But well, that doesn't mean everyone will share the same cup of tea.

Anyway, SA is for own stay smile.gif Haven't reach the stage in life to invest in properties yet.

The soil issue widely discussed quite heavily in the threads there. Some are happy with the developer being committed to helping residents solve their issues, some not too happy. Suggest you draw your own conclusions smile.gif Anyway, new phases have a different foundation design (also more expensive) which makes the soil settlement irrelevant.

This post has been edited by KeNNy: Aug 12 2009, 07:44 PM
KeNNy
post Aug 13 2009, 06:44 PM

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QUOTE(manjitsingh @ Aug 13 2009, 11:43 AM)
I'm one of the buyer in SetiaAlam(SA). I purchase the house in 2006 and till now I cannot go in despite having my 7feet backyard renovated. Why??

I remember the time when I collected the key, one of the site-supervisor follow me to the house to do the buy-off. When I step in, i saw the soil in my garden and backyard has sunk 10cm. I also can see clearly beneath my house. I did ask him why this cavity and he gently replied that they will close it with sand. Even after top up with sand, the soil sinks another 10cm and at some location my feet can sink 30cm after stepping on it. I made second complaint and this time SA use mixture of sand and cement to close the gap and finally cover it with full sand. I waited 6 months and I saw no more sinking and therefore started the construction.

1. Backyard - the ground beam is sinking due to soil settlement. The soil settle almost 2cm every 3months and until now SA cannot tell me when the settlement will stabalize. I was told that the soil in SA is marine clay and after doing reserach in net, many expert mention that the characteristics of marine clay not suitable for housing because the present of moisture will caused the soil to expand and during dry season it will shrink. This expand-shrink will cause soil errosion in long term. SA washed hand not responsible on renovated portionof the house because my contractor never do proper piling. If bakau piling cannot hold my 7x20feet structure what else to say further. Sa suggest us to do RC piling. Who in the hell will do RC piling to hold 7x20feet structure?? Are we building 5storey building. Because my house already extended my backyard completed on Mac2009 and it's already sinking. In May09 after heavy rain the first diagonal crack of  0.5mm appear on my column. In AUgust 2009, the crack widen to 5mm. My wall tiles also start cracking. SA suggest me to do underpining using API pipes which will cost me RM26k. This is most expansive and time consuming renovation.

2. The soil beneath the ground floor already sink at least 1feet. The master bedroom toilet sanitary pipe that come down under my living area floor is just sagging with any ground support because the soil settlement. I told SA to do the grouting to fill it up with concrete because I worry in 10-20yrs time, the elbow pipe joint will gave away. They said when the pipe burst they will act on it. This is not a answers I was expecting. Maybe they said my backyard extension damage is caused by my contractor not doing piling but how about the soil settlement beneath my house? Now the rat also srat staying inside and maybe in 10yrs time when some rat died below my living room, the smell will effect the owner.

3. The 1/2 of porch original fencing is net type. I replace it with brickwall. Now the wall both side is tilting and settling together with the main-gate pillars.

The damages above not only for my house but also in my neighbours house. House they built on hill-cut have no issue but think 100-times when buying house on patches land. Pls visit link below for pictures

http://www.facebook.com/album.php?aid=2015...36&l=f0e883c2da
*
I think this post is (manjit - it's your first post in lowyat) is not a very fair comment.
For the sake of clarity to other readers, perhaps a clearer picture could be obtained by viewing different parties of this long discussion, most of which manjit has been already involved.

Suggest to visit the already lengthy discussion here, and make your own conclusions:

http://forum.setiaalam.net/viewtopic.php?f=2&t=114&start=750

This post has been edited by KeNNy: Aug 13 2009, 06:45 PM
KeNNy
post Aug 13 2009, 11:40 PM

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The new foundations are different and again, becomes less relevant. If one really decides to get a place, would strongly suggest to look into the details, and rather than getting trapped in the generalizations. This will allow you to have enough information to make a good decision, avoid risks, and most importantly not lose opportunities.

Anyway to answer your question, refer to this map - although it is less relevant in new design - but if you want to buy something absolutely on higher ground - then it's a good reference:
http://farm4.static.flickr.com/3632/364197...0aa504e19_o.jpg

Here are some general statements common - which all turns out to be wrong!:
- USJ / Subang during that time had mention air plane could crash or leak petrol on top of Subang houses?
- USJ palm oil estate - foundation issues
- Sunway & Puchong on top of ex-mining area - so lousy land?
- Kota Kemuning near sea level - so not safe?
- Sentul old area - can never develop?
- Netherlands below sea level so very dangerous?
- Singapore's buildings are build on top of reclaimed land made from sand?
- Dubai's tallest tower is build on top of structurally modified island - how can it be safe?
- etc

Moral: Data can be interpreted in many ways - just be aware of the different bad (and good) views, and odn't jump to conclusions so quickly.

This post has been edited by KeNNy: Aug 13 2009, 11:54 PM
KeNNy
post Aug 13 2009, 11:52 PM

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QUOTE(arsenal @ Aug 13 2009, 11:46 PM)
I have a few houses in USJ. I think it is fine so far...hmmm

smile.gif
Indeed, making decisions based on sweeping statements and you would have lost the opportunity in USJ also smile.gif
Only market analysts do that. What were they analysing on the market before the crash happened?

The real decision makers, will look more in the details.
Data is there, information is there, make your own decision smile.gif

This post has been edited by KeNNy: Aug 13 2009, 11:53 PM
KeNNy
post Aug 15 2009, 12:25 AM

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Dreamer,
I respect your opinions and comments. Again, I can only suggest to go into the details. But fair enough if you think Setia Alam isn't a good place. It's just different cups of tea smile.gif
However, I don't think Setia has 20 years of residential land bank there - where did you get this from?

Maybe you can advice where would be a good place for those who are looking to invest, or those who are looking for a place to stay.
It will be nice to share the results of your research comparing other locations. It gives an option to forumers here who are looking for properties elsewhere.

manjit,
You've seen the replies smile.gif There's really no upside in being confrontational and cursing Tan Sri over this, especially that is not within SP Setia's scope (your renovations).
Put this behind you for a moment. The members in the forum has continously tried to help you - I think they may have given up. But seriously, please consider.
I don't see how you can solve anything by cursing others. The rule of Karma.

For other news, just to share some news on Precint 1 upcoming Setia Mall - for those interested.
Make your own interpretations smile.gif I'm not sure if the article means Setia Mall is running with 3 major anchor tenants, or going to choose 1 out of 3.
Another location I could think of having 3 major anchor tenants are 1Utama (Metrojaya, Jusco, Parkson) and MidValley (Jusco, MetroJaya, Carrefour).

Source: http://star-space.com/news/story.asp?file=...17244&sec=pnews
QUOTE
SP Setia gets three anchor tenants for Shah Alam mall
By EUGENE MAHALINGAM

SHAH ALAM: SP Setia Bhd has secured three major anchor tenants for the first phase of its Setia City Mall in Setia Alam, Shah Alam, says president and chief executive officer Tan Sri Liew Kee Sin.

“Unfortunately, we cannot reveal who they are for now. So far, we have also spoken to about 50 potential retailers for the mall and expect a full take-up by the time construction is completed by end-2011.

“Construction is expected to begin within the next two months,” Liew said after an agreement signing between Greenhill Resources Sdn Bhd and CIMB Bank Bhd, Public Bank Bhd and Affin Bank Bhd for a RM315mil syndicated loan facility.

Greenhill Resources is a 50:50 joint venture between SP Setia and Lend Lease Asian Retail Investment Fund 2 Ltd.

The event was witnessed by Selangor Mentri Besar Tan Sri Khalid Ibrahim.

Lend Lease, which has operations in Australia, Asia, Europe, the Middle East and the United States, is the mall’s designer while SP Setia is the developer.

The first phase will have a net lettable area of about 700,000 sq ft and comprise a department store, 250 local and international specialty stores, major anchor retailers and an entertainment precinct. Its gross development cost is RM450mil.

The mall includes access to about 2,000 parking lots and easy connectivity to nearby roads, towns and major highways.

“It is targeted at the mid to high-end income group and we hope to attract retailers that cater to that demographic,” Liew said, adding that construction of the second phase would depend on response to the first phase.

“But we plan to begin construction of the second phase in five years.”

SP Setia chairman Tan Sri Abdul Rashid Abdul Manaf said the mall was expected to “dramatically enhance” Shah Alam’s shopping experience and appeal to the growing population in the area.

“Setia Alam has over 20,000 new residents and is expected to grow to over 50,000 by the time the mall opens,” he said.

CIMB group chief executive Datuk Seri Nazir Razak said the shopping centre was the first mall in Malaysia to be financed since the global economic downturn.

“This project is timely, given the quiet market currently in light of the economic climate.

“This also shows that banks will still lend if the development is a good quality project,” he said.

Nazir said local developers should not shy away from projects due to the downturn. “A crisis always presents opportunities,” he said.


For reports from the Statistics Department click here


This post has been edited by KeNNy: Aug 15 2009, 12:35 AM
KeNNy
post Aug 15 2009, 11:07 AM

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dreamer,

Thanks. I've seen those slides.

1) Setia Alam started somewhere in 2002/03. It's been about 7 years, and from the report 1100 acres has been developed, and about 1100 acres left.
So I'm struggling to see how the remaning 1100 acres will last 20 years, since the first half only took 7 years. SA was also one of the few townships that has full road infrastructure during infant stages of township. E.g. NKVE link was there when only 10% of their land bank was developed?
So they have a reason to speed their development.

In comparison, e.g. Sime Darby builds their infrastructure only after their township matures.
E.g. Putra Heights, Denai Alam, USJ - took a very long time before connectivity to major roads were completed.
No right or wrong, both have different models of development.
But I think for house buyers they will prefer to have infrastructure ready, rather than infrastructure built after they shift in.

2) I see your point that one can wait a while longer before purchasing because there's land.
Fair enough, only maybe need to be careful that every new launch has seen prices increasing from 5-10%.
With Setia City's recent announcement, it's now becomes guess work how much the new undeveloped phases will rise in price.
But since it's guess work, so it's best leaving it to the buyers to decide for themselves. But just be caution about the price risks you'll get into for waiting.

This post has been edited by KeNNy: Aug 15 2009, 11:14 AM
KeNNy
post Aug 15 2009, 02:47 PM

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QUOTE
You are SPECULATING. It could be faster or slower. I have a VERY LONG memory. I guess I remember when it was launched, it was a 20 years project. If we go by history, it could be 7 more years if the demand stay the same.


To be fair, I don't think I am. I didn't not make any statements mentioning there's still 20 years left in the landbank.
You did, remember? smile.gif

QUOTE(dreamer101 @ Aug 15 2009, 11:19 AM)

A) Pay 10% to 20% more for 2 years' old house

versus

B) Losing 100% on a house with a foundation problem??
dreamer,
Was this also the basis of your decision for avoiding Subang/USJ houses during the 1990s because it has foundation issues?
I'm sure most USJ buyers in the 1990s were very happy with their purchase. Many would laugh at the statement, but I respect you have a different view.

Maybe you got something more attrative, in that case I suggest you share.
Giving advice to everyone without no alternative, is not the best use of time for readers here.
KeNNy
post Aug 15 2009, 11:11 PM

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QUOTE(arsenal @ Aug 15 2009, 10:09 PM)
Actually, the house that I am living is around 18 years plus and no issue so far..tongue.gif

Maybe it depends on luck...I will go see around my neighbourhood and see got any crack or not...smile.gif
*
arsenal,
I concur. I've also been living 15 years in USJ, have tons of friends living here > 15 years.
None of us are having problems with USJ, foundations or what so ever. I can only admit we struggle with traffic jams.
Anyway, will leave it as that smile.gif

Just got some confirmation that Setia Mall will have cinemas! Seems like the only location in Shah Alam with cinemas.
They've had a new model of the mall at the sales gallery.
KeNNy
post Aug 16 2009, 05:07 PM

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I'm not a sales rep of SA too, and been living in USJ past > 15 years.
QUOTE
Kenny how come you are avoiding my question below?? I suspect you guys are not residence but sales representative from Setia Alam. Just to make sales by hookm or crook. Pls answer my question below!!!WHY WHY WHY!!!!!!!


Manjit, Please find your answers in the Setia Alam forums thread. You have posted it there, got your answers.
As usual, you have a lot of unwarranted suspicions for people who have tried to help you. I find it disheartening that you think I'm an SA sales person.
Forgive me for ignoring you. Good luck. I hope you feel really good about this.

This post has been edited by KeNNy: Aug 16 2009, 05:08 PM
KeNNy
post Aug 18 2009, 11:39 PM

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QUOTE(arsenal @ Aug 18 2009, 06:15 PM)
now Setia Alam house price drop???

I told everyone and everyone said avoid Setia Alam...

*
Don't think it's dropping - only seen it increasing every phase. One benchmark is to see the launch price of future phases and if indeed can sell.
And yes, it's owner occupied and hence less speculation - people who buy will live there - hoping for a more conducive neighbourhood as a result smile.gif

In the short term, I don't expect prices to go up as much compared to other places in KL.
So short term investment, it's maybe not the best choice as there're more places showing huge returns e.g. Bandar Kinrara.
But on the longer term, probably more upside. It's a major mixed development cityship, and don't think there's any larger development in Malaysia now, except, maybe Johor Iskandar region.
In the Klang Valley, probably Alam Impian by I&P is the next contender in township size.

QUOTE
Better safe than sorry...


On the flipside, SP Setia has lots at stake as a major portions undeveloped.
So if they screw up, can forget about getting buyers for future phases.
KeNNy
post Aug 22 2009, 02:20 AM

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I believe there's quite some misrepresentation in your post.
To cut this short, I'm afraid those who are really interested will have to find out the facts elsewhere, or visit the location and make their own judgement.

SA's prices are cheap in comparison at $$/sqf. The pricing bubble is all over in Klang Valley, not limited to SA.
Some suspect a property bubble happening in Malaysia soon, while some say it's normal appreciation of property.
For me, do your own homework, buy what you like and don't regret.
Read more here. Hope this helps put things into perspective.
http://www.myrealestate.com.my/viewtopic.php?t=9248

Lastly, would appreciate if more compassionate choice of words were used.
SA has about 20,000 residents by now, whom you've addressed as idiots, and number will be up to 50,000 idiots by early 2012.

This post has been edited by KeNNy: Aug 22 2009, 02:26 AM
KeNNy
post Sep 19 2009, 03:39 AM

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QUOTE(rockstar teddy @ Sep 13 2009, 03:33 PM)

silent again lo this blog...
The folks are in the setiaalam.net. Most real house owners there. Good place to know more about the community.

Although, if you're looking for investor opinions, check out the http://www.myrealestate.com.my/viewtopic.p...=1845&start=575.

For cracks, (mainly older phases) some piling wwork is done by BSA to rectify affected households.

Latest luanch is Akasia apartments, launched last week - almost all taken up.

Sekolah Kebangsaan construction looking good.

A couple of other houses just VP, sub-sale prices are (suprisingly) high. Maybe once off as these were the earlier phases, but not sure if this sub-sale price gains will be is sustainable for future phases.

Expect Setia Avenue (Commercial center) to be VP soon.

A (new?) player has emerged North of Setia Alam, Anjung Sari giving interestingly low prices and a nice package, but developer risk unknown.

That's about it. smile.gif
KeNNy
post Sep 21 2009, 05:37 PM

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It's better to ask manjit or MyD to comment smile.gif I don't really know...

But this I know, they have a scheduled meeting that runs every (month?) with some residents, BSA and MPP, and manjit attended the last one.
KeNNy
post Sep 22 2009, 07:54 PM

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Yeah - it's a scheduled recurring meeting. Mainly run through progress of rectification, new customer issues, etc.
KeNNy
post Sep 23 2009, 11:35 PM

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QUOTE(chubbyken @ Sep 23 2009, 11:18 AM)
Just would like to know. what is VP?

Also errr can give more info on the Anjung Sari project???

Thx...
*
Hi chubbyken,

In simple terms, Vacant Possession (VP) just means the house has completed construction, afterwhich the developer will call you for inspection.
It's also important because, financially you're obliged to settle in full (if I recall correctly) upon VP.
Now, there're other terms such as Certificate of Fitness, which normally comes after VP.
I'm also not very pandai in this - so you'll have to google the exact details smile.gif Maybe some taikors can assist here the actual definition.

For Anjung sari, yumyum77 is right most of the info is in the SA forum. I would encourage you visit the forum.
It's open to the public. There're quite some discussions on it. If you lose your way, there's always the "Search button in the forum:.
As a start, here's the link.

http://forum.setiaalam.net/viewtopic.php?f=2&t=1974

This post has been edited by KeNNy: Sep 23 2009, 11:36 PM
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