The highly anticipated is here.

From RM490xxk

We already know bro

ahh Asia Café...

so much memories personally

From http://www.theedgemarkets.com/article/cove...nts-subang-jaya

The freehold project will offer 483 SoHos that are now open for registration. All the units will have a standard built-up of 563 sq ft and will be housed in two towers, one 21 storeys and the other 14 storeys high. The layout of the units, which are priced between RM478,000 (RM850 psf) and RM525,000 (RM935 psf)

pricing not bad actually if sch H soho.

And finally it's out...

cybercafe , pool table , foosball and ...my takoyaki RIP

Banyak mahal.

hmm..

pricing really win leh

anybody interest lets bulk purchase n get more discount... hehe

pricing confirmed d ?
starting selling ?

https://forum.lowyat.net/topic/4384415/+60?hl=asia%20cafe
previous thread

this SS15 is a dead town now after hours, AFTER the construction of Grand Ss15 started. no more lepak culture there jor……..but still many online computer game shops......

wonder where do students hang out now? any idea?

drive to sunway... and those shoplots opposite sunway... haha... maybe the grand completed... the crowds will back... but must make sure the food stalls also back first...

mane ade dead town...those nearby mamak still got alot ppl

eh....far cry from the previous glory leh…..

Any takes on the new Soho units in ss15? The old Asia cafe location. Priced RM490k and above. Many amenities and connectivity is good. Quite populated. But will the loan+maintenance fee be covered by the rental?

Any input from you guys?

The access to The grand is jam packed. All roads leading into this sohos got two sides parking and usually double or triple park during peak hour.

The only type of tenant u will get is inti students with no car. But with competition from menara rajawali and no more Taylor's student, how much you expected to rent out?

Why no more taylor student?

All moved to lakeside jor

sos

Anyone who book the unit? any owner group for this?

the problem with this project is that they are building a project that strictly and solely targeting students only.

what happens if and when the colleges moved out?

taylor already moved out. even if other institutional bodies took over, it could not match the previous situation.

just read pcn review of this project. All I can say its a waste of a piece of prime land. sad.

can you share the link of pcn review?

can fit double decker beds to get 6 students in one unit?

boleh... the ceiling should be high enough... chg the living room into a room also... 6 ppl one toilet... haha

http://propcafe.net/propcafe-review-the-gr...15-subang-jaya/

Reminds me of the time my sister lived in one of these 'converted' single-storey detached houses when she was studying at Taylors University 6 years ago. She had to squeeze together with 3 other roomies in one room with a master bed. If I'm not mistaken, that aunty house owner is able to partition 5 rooms out of that house. Earned a lot from the rental until she doesn't even need to work and can make trips to China twice a year some more.

Not a good experience being a student there at that time and my sister doesn't miss it one bit. I wonder if nowadays its much better or this scenario is still alive and kicking?

This post has been edited by DesRed: Jun 28 2018, 03:58 PM

as long as its really very near to the uni... this practice will still remained... same applies to those single storey at taman bunga raya opposite TARC... still have so many rooms in one level... and just a small path way to the back where the public bathroom and pantry remains... haha.... but the pro is you can really walk to school without breaking much sweat haha

Does anyone know what is psf rental at First Subang for those converted to dorms vs offices?

Money over beauty. This is Malaysia.

University/College student life is akin to living like a hamster. I heard from my sister that these kind of modifications to the house isn't legal, but I guess it's easier for these landed house owners to get away with it compared to condo unit owners where they'll have to deal with a JMB if they need to modify the unit (or don't bother as long as they receive the rental?).

This post has been edited by DesRed: Jun 29 2018, 08:31 AM

The best location of Subang Jaya, walking distance 500m to LRT Station

Location ok je....

And i dun like the product mixes

All migrated to Taylor Lakeside.

Another example of greedy land owner and developer oversupplying the market. with so much development, how subsale owners gonna cash out.? with the additional supply, previous soho owners here will also face tougher competition. previously soho around here 300k only, now 500k. rental can raise from 1500 to 2500 a month?

LOL developer offers free shuttle services to lrt. With the traffic condition in that area. Walk also faster la.

thats why even buy a high-rise in city locations is also not necessary a good investment... everyone say cities sure sini high growth sana high growth... padahal no new high-rise in the cities be it PJ or KL now have any obvious growth.... those along jalan ampang worse... stagnant to negative growth.... lol

Welcome to the new college hostel

Hahaha..
So true...

I thought PV dy mastered that in Setapak years ago?

Noticed that a lot of their condos are built within the vicinity of TARC.

but.. but.. it's still BETTER than a landed house in sibei far away land. at least you can find some tenant.

This post has been edited by corleone74: Jul 5 2018, 11:26 AM

yea... if u buying a landed for rental... dont think about getting good rental... either sibei far or sibei near city... the sibei near city ones... subsales already factored in future pricing by the previous owners... lol...

getting tenants is not a problem... just your rental rate... my area here not much problems in getting tenants though... but rental rate koyak...

i cant brain those investors who buy a sibei far away landed to rent out... it will only works if they able to hold it for capital appreciation... rental for landed has always been koyak unless nearby have big uni or colleges students that need to rent your unit or some good luck deals...

aiyo rental rate koyak means no good investment lar. i also got got house in sibei far land mah. the rental is cheaper than my interest.

This post has been edited by corleone74: Jul 5 2018, 12:00 PM

yea... my fren's landed near ampang... koyak also... 1700 rental for a 2000 BU double storey... interest bleeding also... nowadays u can only gain if u get super desperate subsales deals... or from lelong... where u can maximize your yields...

any owner/buyer group for The Grand SS15?

May I know where is the sale gallery located ?

I think at Grand SOHO Kelana Jaya. do call 1st.

Tqvm

Anyone bought?Good idea to get this? Which is better grand SS15 or lot 15?

the configuration of ss15 ONLY meant for students.

Yup true. But which one is better for investment purposes?

There is no better investment properties until and unless you bought it and experience it for yourself.

Huh. Really? I wonder why people do their research then before buying . lol

They did research. They studied 100hrs.

BUT

Are they making millions?

M sure more people who are into property investment and make calculated risks yield more profit than who don't. If you want millions than invest way more than that.its kinda stupid if you just buy and then later see and experience ok or not. Haha.

who can tell you sure win project NOW when the building not even been built?

if you want guarantee return, suggest look for subsale and not from off plan. ppl can tok kok but no one will give you a guarantee, not even GRR projects.

you can do research bla bla bla but the project will only be ready in 4 to 5 yrs time. Who can tell you what will happen in that time? will INTI still be there? will jibby be jailed or will anwar be our PM then?

Of course there can never be any guarantee. That’s why we have to study and take calculated risk rather than just buying it and see later ok or not. That’s the best we can do and hope for. It doesn’t mean just buy only wherever and see later how. If not we wouldn’t have all this market advisors. People talking about location3. By the way I never said I wanted guarantee return. I was just asking which was better than this two properties. Any feedback about this two properties would have been much appreciated.

how to compared which one is better?????

one is tailored with students in mind, the other one is catered for young professional, ppl that cant leave Subang, parents that hoped to keep their children closer and Airbnb hosts?

right from the start, you are comparing apple with orange.

Haha I’m one of those. Can't leave Subang. Well investment purposes whichever gives more profit in the future one can compare and invest I suppose.

This post has been edited by teen08: Jul 18 2018, 11:41 AM

lets me share a secret with you.

to get max return, you need to be innovative and get your hand dirty, if making money is your end objective.

if you just want to get a unit as it is from developer, and hope your unit has superb returns compared to the rest in the same building or nearby buildings, it wont happen.

that's all I can share now.

Hand dirty? Please2 do share with me. I'm eager to learn and be better. That is my objective now. The Putra residence that I discussed with you was for own stay. Now looking for investment.

Any inputs is this project worth to invest?

I have let go my unit. From what I read everywhere. It's more for students only. There's Menara raja wali which not doing quite good as well. The houses nearby available for renting. Only one college now. One more shifted. Property bubble gonna burst. Etc. The rest is up to you.

Let go means? Any $$ involved?

I already posted earlier of your conundrum.

the risk of buying something with sole purpose of targeting students in a commercial area, not dedicated university area.

honestly the location of this project is ok but lack of layout varieties. Yes even the developer is targeting students, which prove that the developer also got tunnel vision.

Can the developer still change the layout of the soho?
Since everyone's saying the thing only suit student...
btw anyone have the chart of remaining unit for this project?

You are comparing a severely priced high end luxury serviced apartment to a avg 700psf SOHO designed for student, 2 different category.

Lot 15 upright advertised them self as "Luxuries of vacation at home"... not even affordable luxury, just straight up calling them self "Premium residence"

Grand ss15 don't even dare to call them self as affordable luxury but just focusing on "student accommodation" type of theme.

So.. by better in what sense? Location? Quality? cause if it is the latter, I think it is a no brainier.




This post has been edited by holypredator: Aug 18 2018, 11:24 PM

Quality would be some for me. Location grand Ss15. At that point of time, I was asking based on investment.

DP

This post has been edited by teen08: Aug 19 2018, 03:16 AM

You mean the booking fees of RM1250? They don't refund ka?

Quality
If you want to talk about Quality, Grand SS15 is nowhere near luxury as compared to Lot 15. Lot 15 is a gated community with 3 tier security system while Grand SS15 is just a standard SOHO/Condo like the one right next to Inti. The flooring of the units already tells you what to expect since Grand SS15 uses Vinyl flooring (cheap plastic) as opposed to SS15 Engineered wood (The closest thing you can get to real wood).

From best quality and most expensive to the cheapest :
Hardwood > Engineered Wood > Laminated Wood > Vinyl

Basically, you get where I am going with this in terms of quality.

Location
In terms of transportation, Lot 15 is slightly nearer in terms of walking distance to the LRT and the KTM is an additional plus side so Lot 15 is still better if you want to talk about transit issue.
In terms of amenities, Lot 15 is closer to 3 malls, a park and a hospital (all within less than 1km walk) whereas Grand SS15 is closer to university and a bunch of shop lots, depending on your own opinion but I would say lot 15 again reign superior in terms of amenities.
In terms of traffic, Grand SS15 is of course more dense with constant traffic jam around that area especially during peak hours like lunch/dinner time and to top it all off, the round about that leads to sunway/summit will always be jam and it gets worse during peak hours. Lot 15 is a better choice if coming out to the federal highway is your main issue.

Investment
This is very subjective, you can't know for sure until real facts comes in but in my point of view, Lot 15 is better in terms of investment for both own stay and rental. Lot 15 is a premium residence, they are distinct in SS16 in terms of specification compared to the nearby Casa Tiara and Subang Avenue. They are more likely to have less competition if they are targeting doctors/expat etc. since it is near the hospital and also walking distance to UOA business park. Grand SS15 however faces numerous competition with 1 being a similar spec condo RIGHT in front of it (which I see having difficulty renting out for many units since many banners constantly being hung out). On top of that, Taylors university, which is the major uni in that location has been shifted out hence competition of rental is even tougher unless the taylors business school and main campus is reoccupied by another university.

Future development
There are potential for both in terms of development, however Lot 15 area is definitely far superior with Sime considering TOD for SS16 with plans to build a mall and soho just right in front of SS16. If Sime were to end up building high end serviced apartment spec like lot 15 infront on that 2 plot of land or even any condo/serviced apartment, then I guess it won't be favorable for Lot 15.

Grand SS15 while it seems that there aren't any land or developments that are feasible around that area anytime soon, the taylors main campus might be a game changer depending on what they end up building there. If it is taken over by another uni, rental demand would increase. If it is a commercial/retail, the good is Grand SS15 residence will have more choices in commercial but the bad is the already congested area will be even worse. If it is another serviced apartment/condo project, well lets just say that area can't afford anymore condo/serviced residence.

Source :
http://propcafe.net/the-grand-ss15-subang-jaya/

Is lot 15 near HTC?

In front of Pencawang Pembahagian Utama (PPU) and HTC, very good location

This post has been edited by newsongfashion: Oct 3 2018, 05:24 PM

There is also no external agent for The Grand SS15. Expected there's lesser good report about the project if compare to others

This post has been edited by newsongfashion: Oct 3 2018, 05:27 PM

Mmm good info all around here.

I was eyeing this project and my take is:

Can my rental yield pay my loan? (pandai pandai calculate the loan repayment)
If economy jatuh or one of these colleges shift(like taylors did), can I adjust my rental againts others who are also renting from house/shoplot/myplace?
How much will this place appreciate, is there something new coming to boost its value?

Anyone gonna stay there? I actually like ss15, but for own stay seems mahal.

You got the powa.....

Huat ah

Own stay not mahal

BUT

layout is strictly for students only.

not really, can also for own stay or working adults

I'm still not sure why is it a concern. If you talk about appeal, that is one of the better modern looking substation I've ever seen. If you talk about distance, while it is not desirable that it is just across the street, the HTC is actually far enough to be a nuisance to the eye.

Overall of course it is not definitely not something positive for Lot 15 but it doesn't seem like a big issue that anyone should be concern about unless it is like this

sorry but what do you mean/.?

everything also can ownstay.. suka hati jer..

but don't expect the grand SS15 to be high class lo...

It's not a concern at all, in fact, according to fengshui, it represent power

working adults might as well rent, why buy?

tiny mickey mouse apartment, can expand your family structure or not? everything is so tiny and restrictive of natural light.

its typically for those on microwave dinner loners.

No agent will promote this property because developer got their own team.

Hi any agent here? can pm me the package and units available? thank you

This will be a college ghetto. Most of the tenants will be students and from my experience, students do not take care of shit unless they enrolled into better courses (eg. medicine / dentistry) or they are more matured students doing masters and PHD. I wouldn't hold my breathe for those newbie college kids to be civil in taking care of the apartments.

Seriously? I don't think such a small developer has the capability.

Only big ones like Sime Darby don't use agents... hack they don't even do roadshow and the only promotion they've done is the "raya" roadshow on their own SJCC gallery.

During good times many developers also dun need agents.

But when bad times come even top 10 developers also use agents, macam mahsing.

It has nothing to do w big or small. For developer to retain its salea team, they need to have on going projects

This post has been edited by BEANCOUNTER: Oct 4 2018, 09:01 PM

I don't think now is a good times

Tropicana, Loh & Loh etc. they have a shit ton of agents selling for them.

Tropicana goes around on their roadshow like crazy

It could be the agent on roadshow not necessarily tropicana itself.

Big developers only participate in expo or fairs...

Those in mall type usually handled by agents. Try to ask for name card and see if they give u tropicana name card or agents namecard.

Market is soft.
Sales also just so so only...
Only best way is using agents... Desperate attempt actually...

It is tropicana themselves cause the name card they gave represent tropicana not 3rd party

you can direct go to the sales office for the latest package as what I know this project not open to outside agent to sell

Besides the supreme location and the freehold title, another strength of this project is the density. While most projects these days offering 800+ or 1000+ units, but The Grand SS15 offers 483 units.

This post has been edited by newsongfashion: Oct 5 2018, 09:37 AM

Subang jaya got height restriction lah....

Otherwise u think developer wont erect a 60storey building?

Small piece of land....mostly small size units

Depending on the land size ...while nearby Rajawali and MyPlace is a lot smaller

This post has been edited by newsongfashion: Oct 5 2018, 03:40 PM

Progress of works for Tower 1 as of early September-18

I thought tis developer also has another piece of land in ss13? no news jor?