Guys,
New here.
I was searching for a thread discussion about Mont Kiara. investment / rental / etc.

Please redirect me if this is a duplicate topic.


Want to read and learn what;s the market situation in MK now, as I have a targeted unit to buy and rent out.


Cheers,
HAN.

there are no easy path to obtain information... best is u filter out the thread of the respective mt kiara condo near your target one... and read and compare from there... filter out those rubbish comments though...

Thx Aaron,
specifically i am searching for Residence 22 and Seni condo.
Cant seem to find any recent thread on this,

go download the focus malaysia app...i think 3 editions ago got a write up on mont kiara

u can find those condo along jalan kiara 3 or nearby... and read through the respective threads about the community and rental market etc...

Seni is big ass units.

Rich ppl dun kapoa here.

Resi 22 not vped rite?

Residensi 22 Vp-ed few months ago

mont kiara vacancy is about 30-40%, in general. you know what that means, right?

buy for own stay, great. buy for invest - nope.

Access there so bad usually during peak hour especially if enter by segambut. Many ppl also moving out. My friene also moved out d

wow 40% vacancy....
For own stay also u won't be long..
Many cannot endure the traffic & access road daily😈

Most condos/areas i can see have that range of vacancy 30-40%....not just particularly for MK

Buy and you’ll regret

This post has been edited by mangoproperty: Jul 10 2018, 02:43 PM

if people moving out then time to buy for own stay ba

less traffic jam.. haha

More traffic after the rumawip in mk completed

Is desapark city a better option then ?

i bought a unit in kiara 163, n i feel the pinch now. wish i could turn back the time and not pay the deposit.

Nope either , why keep buying expensive place.

more expensive, more ong maa, well at least most of people think that way.

Ts, I give u some straight up advice. Now is d time to buy MK. U'll thank me in 5 years time.

*due diligence*

and if NOT, who to thank?

might as well take the money and buy the grand at ss15.. more potential

y do u say so? what's so good bout it?

its cheaper at around 500k and student housing there is second to none.

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

its the site that asia cafe use to sit at. tho taylors collage move out but its being rented out to another collage.. plus inti is huge there and near by there is sunway uni collage and monash.

basically if ur looking for rental/passive income look no further.

that cannot be said if your looking for capital gain tho..

Personally, I have a rather bad impression on MK. Perhaps this is because I stay in Kepong, every time have to pass by the super kampung roads of Segambut to enter MK. So end up have to suffer about half an hr stuck in the atrocious traffic on such a narrow road. But of course, now people have the choice of using DUKE if they pay.

But then again, even after past segambut, within MK is also rather congested. If it is truly at 40% vacancy, I really can't imagine how bad the condition would be at lower vacancies. Then there is of course the elephant in the room, the sheer amount of condo units in that area. Welp.

Why? Like to hear your opinion.

i would like to know this as well.. do you have any idea how many condos are already there and in 5 years time going to complete how many coming up? are u referring to capital gain or rental market?

who say so. I've been here for long term, i love it here. and so do many other people.
this area has a nice, unique feel.

nobody moves out of an area because the traffic is bad. Those who complain about traffic are not MK residents.

Let me tell you i have no problems with the supposedly horrible traffic here. TRraffic in Kepong is much worse.

This post has been edited by corleone74: Jul 10 2018, 06:21 PM

So make sure you get a good condo there. Not the half past six ones.

Not really , our other condo in D Perdana doesn't have that high vacancy.

But just a note to investors, that vacancy trims down your yields significantly.

which ever condo for invest, make sure it can easily be rented out.

exactly. I can tell u i got no problem with MK "jam". I just avoid peak hours. If peak hours, of course everywhere in KL is jam.

Don't believe, go drive around MK and hartamas around 11am.

Then next day go drive around kepong near metro prima, tesco there at the same time.

Which jam is worse. I say kepong.

Traffic aside, this is known disease in whole KL/PJ. Is MK a good investment for capital appreciation, say in 5 to 10 years, while during this period able to rent out at minimum rental?

e.g. Say Seni or R22, if i buy now at 1.8M, do you believe it can be sell off at 1.8M or higher in 5 to 10 yrs?

MONT KIARA TODAY is a concrete jungle tat make lotsa ppl rich n oso cos many to bleed

bleed to death also no one cares, they put up auction for your prop like there's no tomorrow...

Better choice is?

agile bukit bintang is a better choice.

Manyak up and coming townships and some old township suddenly become hot due to public transport. Mk not the only choice liao. manyak other townships got lrt or mrt connection. Which is a ++points especially to expats not only local.

This post has been edited by HELLO HELLO: Jul 10 2018, 07:12 PM

Koret corect. 👍

If wan rental pls u stil need to b in mk for the next few yrs

whats your valid reason to support this claim? I think kuchai lama also good for capital gain and + positive cash flow.

Mk no cap gain. My point was mk for rental play

Wow you really got study the market. Yup, you are right. Kuchai very a surprise and jaw dropping rental. I also got shock the rental market at Kuchai there. 👍 now Kuchai certain area very hot. Some Kuchai condos I knew very high demand there. Tenants even q up to rent a place here, some even willing to pay high rental. Some Kuchai condo size only around 1.2sf+ But rental even higher than mk condo size 1.3sf+

This post has been edited by HELLO HELLO: Jul 10 2018, 07:30 PM

Rental play also susah. I knew some already empty for years... condo along Jalan kiara 1 near the school.

Maybe only for those bought long long time ago yes. Or parang kao kao yes.


This post has been edited by HELLO HELLO: Jul 10 2018, 07:37 PM

1.8m translates to how much psf? Translates to how much sgd, usd, aud, rmb, yen, won...?

I know units that are empty most of the time for years too. They are bought for holiday stay, owner not renting out.

So don't be deceived by piecemeal "khabar angin".

But overall, I don't recommend MK for rental play. I would advise pipu to buy those 300k below units for rental.

Those large units that are multi million dollars ones, thats for rich man stay or rich investor overseas holiday home. Not suitable for rental or cap appreication (affordability issue).

No lar. Those unit I know confirmed is for rental. Not for holidays stay. Of coz also got some holiday stay units.

This post has been edited by HELLO HELLO: Jul 10 2018, 08:40 PM

then cannot be can't find tenant for years. the owner , although he says its for rent, but not serious.

if really serious to rent (like investors) for sure can find tenant. it may take months but definitely not years.

So not sure why this guy you know his unit can't be rented.

For "years", I don't believe.

Months, yes.

My friend bought some china made condo at ‘MK’, 850,000 For 1200 sqft. Most probably will end up at lelong 500 psf.

imho this 2 is very different product . R22 does not have private lift lobby. Seni uses all marble in their unit. Other than build up size and also asking absolute price which r22 and seni has some resemblance the other stuff i think cannot compare at all.

R22 buy the 1,800 sft i think ok. Buy the 3,000 sft than asking for trouble.

This post has been edited by a16791: Jul 10 2018, 10:45 PM

Why need to look to 5 years time if could compare with price 5 years ago?

Heard some penthouse e.g mk11 current price is cheaper than 5 years ago.

I dun agree with u on this. Condos in jalan duta kiara have 60-90% occupancy rate.

Says more about yr fren than MK actually... If she's not ready to play in d big boys league, don't.

i did say in general. 60% occupancy means 40% vacancy right?
based on my experience here, it takes at least 3-4 months to find a tenant for newer better condos, and even longer for older condos.
3-4 months to find tenant roughly corrrelates to at least 25-33% vacancy.
and i crosscheck with checking the lights on at night when i walk around.


This post has been edited by corleone74: Jul 11 2018, 08:12 AM

xxx

This post has been edited by corleone74: Jul 11 2018, 08:16 AM

says more about mangoprop or his friend?

mangoproperty is hoping his "friend" will lelong his/her condo at 250k lower, huh. well, that doesn't sound beri nice leh.

Anyway, If you're talking about Agile, It won't be lelong for 500psf. that location is pretty decent.

So pipu can wait long long. agile location isn't in a kampung.

This post has been edited by corleone74: Jul 11 2018, 09:12 AM

In general if you want to invest in mk it's quite condo specified. Some 2 million condo can have 90% occupancy rate and some sub 1 million condo can have just 50% occupancy rate. U have to study and nail it down. But general rule is u wont go wrong at jalan kiara 1 / jalan duta kiara.

Also for price appreciation i think difficult. For rental game than very easy. If unit decently done up can rent easily. U get to pick your tenants. Agents are being trained to provide all tenant profile for landlord to screen through before u decide to allow them to view your unit.

This post has been edited by a16791: Jul 11 2018, 08:55 AM

The prevailing rental for Seni or R22 seems reasonable, compared to many countries.
The only concern is (like many of you mentioned) is the resell value after 8 to 10 yrs.
If I buy now at X price, can I resell at slightly higher?


Seni seems to be on the edge on MK, near to Publika, quick exit and entry.
But the property is kinda suffering wear and tear though with good maintenance still. Facade is pretty grand upon entering.
One issue in most units are the piping / toilet, which seems to be leaking from /within the ceiling/wall.

R22 is new, 2 entrances but right in the middle of MK.
Rent out seems to be easy to expats as they like it new and neat.
Bit overprice now, some furnished and tenanted unit are asking for 900++ per sqft.
Not sure if it is a good return investment and if the value will still remain the same in coming 8 to 10 yrs. Idea is to sell it when return to Msia and go buy a more family friendly neighborhood / landed property.
But for family own stay, is also quite nice. Not too dense.


Landed property now cant fetch high rental yield compare to condo in MK but should not be a problem gaining appreciation in future.

So this is the opportunity:
MK condo: Earning a smooth higher rental in next 5 years, which could somehow cover your principal instalment. But facing the risk of no property appreciation and difficult to resell.

Landed property (good area): Low rental but assured capital gain after 5 years. Though not sure the gain can match the 5 yrs rental you already received in pocket.


Tough call. Limited money and too many options and variables.

If rich, cin cai buy here and there also not worry to spread the risk.

What do you guys think?? Dilemma......

Nobody would know whether in future price would goes up or not. But for seni i think the price has come down from the peak already. With regards to subsale for seni kinda unit i think not really an issue unless you want ridiculous price.

You are right about expat want new but in the longer term i still beleive units with private lift lobby would triumph non private lift lobby ones. Bearing in mind there would not be anymore private lift lobby units coming into supply.

If buying for investment and own stay later it's no brainer to get the development with private lift lobbies. By the way seni uses 1 * 2 marbles. Other development uses 2 * 2.

Let’s see.

Hmm....make sense.

Regarding MArbles, do you mean the developer use Marble flooring inside the unit? or outside the public area/corridor?

R22 is not marbles?

Mont Kiara is Mont Kiara. It will never change and it will only get better just like Bangsar - with the extension to North or South only.

what about Inspirasi MK? at this price point, will it be good for cap appreciation in the future? at least it's lower entry for the locals who wish to stay in MK

You can check out this page, it has every single property in Mont Kiara https://www.land.plus/kuala-lumpur/mont-kiara

it's really nearby kawasan setinggan where all pendatang resides, it ain't cheap for a reason, plus it's a leasehold whereas most of the other props are freehold nia...

I don't wanna pour cold water. But private lift lobbys could b a security risk. Sounds counter intuitive. Consider this, if some criminal has u at knife point in yr private lift, he basically has direct access to yr unit. U hv no option to get help or run, scream. No one can hear u once in yr private lift and yr private lobby area.
Just my thought...

MK=Bangsar??????

Give me Bangsar ANYTIME.

if someone is pointed a knife point at you, doesn't matter private or public lift lah, you are doomed.

wakakak mk supporter sour grape Mah. Class already different. Mk always 1-2 class lower if compare to bangsar. Last time talk bad about bangsar. Actually till now bangsar still the best. Less highres more landed. Lagi ada surrounded by mrt and lrt now. Lagi Chun 👍

This post has been edited by HELLO HELLO: Jul 11 2018, 04:04 PM

I don't really care about apa keras lah atas lah expat community lah and etc.

I just want toll free access and hawker food by walking distance, and LRT and MRT possibility.

I'm referring to marble inside the unit. Now that u raise the point on public area / corridor i think can safely say its marble too. Not only marble on flooring but marble clad pillars too.

I never take notice of r22 common area but for units it's confirm not marble. Sanitary ware punya spec also diff from seni. Those late launch by developers although price very high psf but the materials provided is not correlated to the price. One very obvious point is no usage of marbles. Not so say marbles is superior but at least give lar since u charge high.

Also take note of those units with private lift lobby. The size shown is excluding private lift lobby space and maintenance is being charge on the bu space excluding lift lobby. Not all condo does the same but this is general rule in mk for sunrise units. Sunrise units has 3 lifts serving the units . Seni has 2 lifts serving the units.

Ya. Agree. That's why some projects they have car parks lift which can't go directly to the units.

But those who has enjoy this they would not want to move to non private lift lobby condos. In general lar. Some people might have different opinion.

Some owners being lazy dont even bother to lock the front door. Just carry access card and walk in & out. Very convenient.

Bangsar is bangsar. Just look at the condo pricing u see the difference. No need talk about one menerung just look at cascadium / sri penaga than u know. Bangsar got value. Good location , good access and not so jam compare to mk.

Ah! A fellow "marble" and "value for money charged" crusader! Hear! Hear!

With the budget you have. Why focus in a place where it's barely able to develop further? Might as well invest that amount in some town/city that is deemed to be more developments. Try looking up developing places like in Shah Alam and southern Cheras if you're interested

Bangsar main road jam like mad

Bangsar main road jam like hell. Actually Bangsar is old housing area , that’s why u have so many landed houses in Bangsar than MK. Look at all the new housing area after year 2010 . Basically the developer will build high rise to maximise the land value. I think the authority should control!

Bangsar main road jam like hell. Actually Bangsar is old housing area , that’s why u have so many landed houses in Bangsar than MK. Look at all the new housing area after year 2010 . Basically the developer will build high rise to maximise the land value. I think the authority should control!

Mind to tell which condo is so in demand??

actually most places will be jammed..you just need to chose the right time to go out..
eg the GIS road link to segambut..if you pick the wrong time..the jammed start from the am bank area
yes MK have too many condo already and still growing

Agreed. One is associated with old money, one is just nouveau riche location at best.

subang ara PJ even Tropicana sell as expensie as MK.

That further reinforce what I have just said. These are nouveau riche development. Nothing wrong with that. Given a choice, should money is not a constraint Kenny Hills, Bukit Damansara or Bangsar anytime.

Coz subang ara PJ better than MK mar

No lah..

Its about supply and old money

Yup, but lesser yield no?

Good location will naturally attract more projects

yields depends also on your particular unit as malayia homes are not sold as standard packaging unlike some developed coountries.

MK in general is very safe. It is common for people walking on the streets late night without issues.

But like some comments, it is not easy to get proper normal local food nearby unless you love Korean/ Japanese/ Cafe

Bangsar is very strategic but lots are old houses and need major spend to repairs/ reno. Landed is not secure so high rise will be good choice.

IMHO, for staying (condo), Bangsar is the better choice. For rental, perhaps MK can get better rental yield with more concentrated expats

the foreigners walk to hartamas for local mamak and kopitiam

for investment nearby MK... invest in desa sri hartamas is a better choice compare to inside MK itself.... the DSH's old shops most of them has been there for very long time... and more locality of foods option in the area compare to inside MK....

still not every units can be rented out to expats rite?

actually how many 'real' expats are there in malaysia? i believe more foreigners (real foreigners with proper visa) than expatriates.

verve suites and signature suites studios are generally rent to majority expat.... otherwise... mana ada local will rent a studio unit with rm2500 per mth and above....

expatriates wont rent studio with rm2500.
only foreigners with working visa will.

i think we take the word expatriate a bit too far.

depending on how you wanna define expat ba....

most of those who rent a studio with that price are part of their allowance given by the Company... definitely not paying from their own pocket...

https://www.investopedia.com/terms/e/expatriate.asp

If you want to base on traditional English dictionary, bangla also expat, Myanmar nationals also expat.

yea... but now from modern term... its different already ma... even expat also have their own tax ruling and requirements here... and anyone who come here to work with better benefit on 'professional' scale... consider as expat already....

I know some 'expats' got rm2500 housing allowance, and other expats got rm20,000 housing allowance.

but you only have one class of expatriate definition for all?

no la.... just give a general name to them will do le in this forum... as long as ppl who get extra allowance with professional job scope who are not a citizen of our country... just call all of them expat le... no need make our life so tough man....