Overpriced is an overstatement i think ... SP setia spent millions of dollars developing this township , from ZERO 6 years ago to a sustainable township today with direct link to NKVE, international schoools, chinese schools, Tesco, Setia City Mall, Starbucks, KFC etc etc ... not forgetting also they spent lots of money developing nice landscapes, parks , etc ...

It is natural that a township starts with affordable housing in the beginning to pull in the crowd, and getting more and more expensive when more and more ppl starts to appreciate it (demand > supply)... Honestly speaking, as a resident in SA since 4 months ago, I appreciate every single moment that I live here, including the time when I drive around Setia Alam and feel so relaxed because of the nice effort done by SP Setia (wide roads, lakes, parks, landscaping, greens, amenities etc) ... it is very different from other townships, even some of them just across the road (Aman Perdana, Bandar Bukit Raja)...

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Added on January 25, 2011, 5:14 pmSolely based on the facade, i will definitely choose the 1st one (Avani) ... but do note that buying a house is not buying into the facade only ... facade can be changed (if u have money to renovate it kau kau), but location and surroundings cannot be changed ...

This post has been edited by supersp: Jan 25 2011, 05:14 PM

i agree with you. SA has a lot more to offer than AI, regardless which angle u look at it , live learn work play ...

IMO, it is not comparable, SA vs AI. SP Setia is excellent in developing township, and they have >4000 acres to develop vs 1200 acres for I&P to develop only for AI ... so it is difficult for AI to emulate the success of SA .. in fact, for any developer, it is difficult to develop a good and sustainable township unless they have >2000 acres of land ....

This post has been edited by supersp: Oct 12 2011, 04:29 PM

No need to q bro, 688k for 22x75 is very much possible in SA now, from subsale... Latest transaction for new Xylia/oxandra (vp 2-3 months ago) was about 650k...

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Added on October 13, 2011, 1:08 pmAlso, no need to q, current subsale 24x80, G&G with DMC, ind title, close to 3k sf, is asking 850k subsale b4 nego ... Vs AI Pentas 2, this is a better buy considering this is proper G&G With similar bu and with less than 100k diff from Pentas 2

This post has been edited by supersp: Oct 13 2011, 01:08 PM

taken from Setia Alam Residents Assoc (forum.setiaalam.net)







actual product (almost done), from SP Setia website :



specs wise, the usual stuffs, 2x2 porcelain tiles, clay bricks etc etc ... facing south or noth only ...

do your own comparison, btw, i am not vested but i am a resident of setia alam since 2010 ... love every single bits of this luvly township, if u wan a place where u call "home" , this is the place to be , of cos with a slight premium if u buy now (premium likely to become huge few years later when mall is up, setia city is up etc etc) ...

This post has been edited by supersp: Oct 13 2011, 02:07 PM

not mine ... I hope i have one ....

for own stay, do consider this vs other new development ... esp it is G&G and still affordable for ppl considering <1M range ....

one hint : the original price was from 588k, so if any buyers interested, nego harder, i think low 800k is possible

for investment, i won't buy AI or SA ... cos both are out of my budget for investment
for own stay, i will buy SA for sure ... don't see any big improvements forseeable in AI 2-3 years down the road ...

for investment, for me, a safe approach is to wear the "own stay" hat , ie : will i stay there 2 years down the road ? if yes, then ok, if no, dun take the risk .... but of cos, need to have the bullets first lar ... hehee

This post has been edited by supersp: Oct 14 2011, 01:51 PM

other things to consider apart from the points that have been considered above, tristania vs tecoma, both about the same price :
- bu of both are almost the same i think, tecoma although having a bigger land plot, the bu is pretty small ... ~3000 sf.
- tristania location is more exclusive , higher ground & very close to park & playground (exclusive to Damai 16 only cos GnG). Tecoma location , as mentioned , right in the middle of Setia Alam so more convenient, closer to amenities like shops, schools etc
- one side of tecoma area is fenced (the side bordering the main road Persiaran Setia Indah)

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.

This post has been edited by supersp: Feb 6 2012, 10:29 AM

Surprised to know that Xylia and Oxandra 22x75 is having crack. I don't think it is due to soil settlement or anything structural, probably just some plastering crack which can be easily fixed. The soil settlement topic in Setia Alam was heavily discussed in Setia Alam forum, where some really great information can be found there. Do check it out before u buy to understand the whole picture. Ya one more info, sp setia is very responsible on thismissue, if anything concerning structural defect, they will fix it for u, even though the defect liability period is over.

Earlier batch of P6 experienced some soil settlement issue as well (some certain units, not all) but the latest one like banyan/tamalan, tristania, tectona etc , never heard anything ...

I know in one case in another precint where the house is seriously affected by soil settlement, sp setia actually go into the house and do additional piling from inside. If it is only outside the house , eg car porch or refuse chamber/ letter box/fence, they will do piling from outside.

I suggest u register at setia alam forum and check out the information there. There is even a dedicated thread for every single launch in setia alam since 6 years ago. Plenty of genuine , great info there.

Carallia, afaik, no flood or soil settlement issue yet reported.

Afaik, 600-620

Mah sing's aman perdana was launched abt the same time as SA, back in 2004 i think
I&P never heard before, where is ur source?

+1
Many more coming 2 yrs later when houses complete and waiting to sell ...

U can access alam impian from kesas highway, then turn into LKSA highway, follow the signboard
For toll free road from the back, u need to access from somewhere near kg jawa klang

U c it as correcting fact, others c it as promoting AI, view from two sides of coins, no right or wrong , just diff views... Peace

The maint fees for Banyan/Tamalan is free for 1st 2 yrs, after that should be less than RM100 pm

Afaik, asking mid to high 600k. Transacted about mid 600k, thereabout.

This post has been edited by supersp: Mar 19 2012, 09:46 PM

i know one case 20x70 fully extended transacted at 600k, another 595k, transacted price also ... this is last 1-2 months ..
asking price there is one @ 580k, fully extended 20x70 also (same type as above), but catch is very near to surau ...

650k for 20x70, i dun think it is real ... bcs 22x75 (fully extended) is asking around 660-670k

SA's subsale price is not as crazy as before (~like 1 year ago), since then it has been stablising ... It is a good sign actually ... The fact that SA is still 50% un-developed will push up the prices in future, but not at the rate of increase that we see over the past 1-2 yrs. Developer's value creation in this twonship is playing an extremely important role, ie: NKVE-Jln Meru link --> chiense school --> international school --> hypermarket --> automobile centre --> setia city mall --> medical research thing --> second international school --> setia city commercials etc etc ...