Just got a unit at The Arcuz, below are my 2 cents analysis.

Segment Analysis
The Arcuz is Exsim's first development in Selangor, most likely they won't let it fail as they have the whole Central Park Damansara township development lining up (D'Vervain, D'Erica, D'Cosmos and soon to announce new development behind Empire Residence)

Kelana Jaya is a matured township, with strong organic growth as families rooted here will have growing up children whom wish to upgrade yet staying nearby. The Arcuz is well positioned in the median segment of this part of Kelana Jaya to cater for working professionals segment (The Ascent) /upgraders around paradigm mall

- Who can't afford for Extreme expensive Azure, Sapphire Paradigm
- Lower segment around looking for upgrade : Kelana D'Putera Condo, Zenith Residences, Kelana Puteri Condo or even landed houses around

Arcuz will be the latest addition of luxury development around this area by 2023, 5km radius.

Design & Workmanship
Exsim is known to be bold & young in design with modern facade, generous details in facilities planning. Picturing 5-10 years from now, current trendy design may be deemed as normal, how about those condo with normal design for now?

Suggest to refer to the previous Z series development, or refer to their latest development Nidoz Residence, look at the pool, the hallway plaster ceilings, car park & various facilities, not many developers look into details at common area like these. However, there's no 100% guarantee they will continue their excellent work, some observed details improvement from Nidoz, i.e. Arcuz's roofed above sky pool @ 46th floor, now you can swim from the morning - evening.

Nidoz & Arcuz shared the same architect - Tan'ck Architect & maincon - Taghill.

Traffic During Peak Hours
The Arcuz is situated in the heart of PJ, traffic jam is expected during peak hours, but the distance is short and the time required to travel may be shorter compared to the time required to travel out from PJ if you work here.

Take Dinner Eateries as example, there are varities food options available arounds, below are travel time required to travel out from Arcuz during peak hour 7pm, Monday - Friday

Paradigm Mall - 6-7 min minutes driving, 8 mins slow walking
SS2 food court - 11-14min driving
Uptown Starling Mall - 12-18min driving,
One Utama - 13-15min driving
The Curve - 20 -25min driving
Sunway Pyramid - 14 -16min driving

Generally, the distance required to travel is not far. After work, hit the gym or pool then travel out from Arcuz around 7.30pm, the trafic will be much smoother by 20-30%.

Accesibility of Public Transportation
Existing LRT Ara Damansara Station is around 6 min driving distance
Existing LRT Kelana Jaya is around 10min driving distance

New LRT3 station (2024) at Kelana Square will be 500-650m (8 -10min walking) into the station from Arcuz exit, this will serve as another catalyst for potential growth for capital appreciation and rental yield. According to Prasarana, LRT 3 will reduce 30% traffic flow at this area ? No crystal ball to tell the future, but it was a statement by the development company.

Paradigm mall is offering free shuttle bus service to LRT Kelana Jaya Line and also Aero bus to KLIA 1 & 2.

Was told, at later stage the entrace to the Arcuz will be widen, and there will be 2 more access lanes being opened up at Parklane Commercial Hub to improve access.




Not exsim staff nor agent, decided to go ahead with Arcuz for ownstay after visiting 20+ properties from high rise to landed. It is very rare to be able to find a property that is good for both ownstay and investment.

All these info were from personal research and aggregated opinions of different agents. Sorry I can only sign with one.

Exsim staff and sales agents, If this helps you to sell, you are welcome to contact me if you wish to send appreciation.

Keen future neighbours, if you wish to understand analysis of different perspectives, will share more when I'm free. Also, you can quote me and I will get a minimum referral fees.

This post has been edited by silon01: Aug 25 2020, 07:17 PM

Nice move developer

Not exsim staff nor agent, decided to go ahead with Arcuz for ownstay after visiting 20+ properties from high rise to landed. It is very rare to be able to find a property that is good for ownstay and investment.

All these info were from personal research and aggregated opinions of different agents. Sorry I can only sign with one.

Exsim staff and sales agents, If this helps you to sell, you are welcome to contact me if you wish to send appreciation.

Keen future neighbours, if you wish to understand analysis of different perspectives, will share more when I'm free. Also, you can quote me and I will get a minimum referral fees.

This post has been edited by silon01: Aug 25 2020, 07:17 PM

The only downside of this project is it's accessibility if you entering/exiting using a car.

If you drive over to the construction site, you have to drive through the horrible run down and confusing narrow one-way roads in the commercial block situated right next to it.

Poor access, smacked beside nkve n LRT track, non covid friendly price hence the poor sales.

What is the lease stated on paper now? Will this be another expressions where the lease is NOT renewed and auctions struggle to sell at 50% of the value?

Above is an example of what happened in another project since someone earlier mentioned about 75 years left on the lease now.

The noise here also a big concern especially for own stay purpose.
Those bla bla tinted, double glazed windows just marketing trick, after vped, no one will responsible for you if still got noises. Better avoid. Now is buyers market, no need to rush.

For investment purpose, leasehold definitely will affect your subsales and appreciation values.
No matter how you deny it

https://blog.rentandreturns.com/what-is-lea...ty-in-malaysia/

Despite challenging environment, development still on going, below are new released Q4 2020 pictures from the website. Also Arcuz successfully registered with HOC 2020, limited units will benefit free MOT, mine just got it.






This post has been edited by silon01: Oct 18 2020, 10:49 PM

Hi, i am Exsim Existing Buyer, who would like to share Refferal Fees? PM me

hi, any owner WhatsApp groups that can join?

Add me if any owners group thanks.

I am curious how many % arcuz unit sold at this stage? I check their sales chart,seem like 40%-50‰ unit still unsold.
Similar for millerz OKR, exsim project always pricely,higher maintainence cost. They project easy above 500k-600k.

They seem like too ambitious hold few big project mix development such as millerz square, damansara central park,arcuz. Abit worry how their cash flow going to run all this big project.

Also curious how many mid or high income group will going for exsim project? If afford buying 700k-800k n have to paid high monthly maintenance fee v small sqf area. It better looking for landed property rather than high rise condo.

This post has been edited by Erictan1981: Jan 24 2021, 09:05 AM

Ya agree. It’s expensive. At this price point I’d rather get sapphire d which is much low density and closer to paradigm and accessibility better. Tbh, how many of us will use the facilities very often?

Azure Maintenance fees increased from 0.52 per sqft to 0.80 per sqft now.

Sapphire: Rm0.40psf maintenance fees as for now.

>>>How many of us will use the facilities very often?

I just feel a bit funny as its sound like its so okay for paying Rm0.40psf(while high chance to increase in future), and we dont use it.

>>>How many of us will use the facilities very often?
yeah, some may use them very often. some may not.

No offend, I'm a agent and also a property investor, for sales part i dont have any personal intention.
As a property investor, i would say, yes, its sound funny when u say Rm0.40 is OKAY since we dont use facilities much(by using Sapphire as example)

Anyway, Sapphire was expensive, even much more than Arcuz.
FYI, Sapphire pricing now is just slightly lower than The Arcuz, as per updated latest sales package.
I can sell Sapphire too, but i choose not to recommend to any of my prospects.

If you are investor, you might want catch up below market value deal, yes, Sapphire could be a speculative investment choice.
Big lost or big win.

This post has been edited by brunohuproperty: Jan 24 2021, 12:57 PM

aiyor how this arcuz want to compare with sapphire??

only thing arcuz can win is the slightly better developer and lower potential for maintenance fee hike next time.

Agree to disagree.
But lets see thing in cystal clear.

You are M40- you feel overprice (its mean the project itself is overprice for you)
You have your own financial condition.

If you are saying your earning Rm10,000 but your current commitment is already Rm7,000, then Z series not a affordable thing for you.
I try to say, each property buyer has their financial condition.
Your burdens, dependent, come out with a DSR that you feel its burden to afford a 700k-900k property.(highlight again, the arcuz have the sales package as normal as any project u seen on market, so the pricing you referring here is not correct)

i cant reveal any sales package here, but my client who bought arcuz i tell them to get housing loan which at Rm2,500 - Rm3,400 only monthly installment.
So, as long as the DSR is healthy or below 70%(normally i will suggest 50%), i couldnt find any reason that Arcuz is burden for M40, unless they are Rm5,000 income only, while is joint income. In this case, joint income just Rm5,000- Yes, i will straight away tell this prospect stop thinking about arcuz in polite way. In rude way, i will tell them, hey, you are totally not eligible to even consider Arcuz as for now. (Depend their existing commitment as well, if low existing commitment then still be fine, as long as DSR below 70%)

Well, i agreed with all negative points u shared, smaller size, leasehold, tandem parking.

But high maintenance cost? Its not rm0.40, its rm0.38, but well, is no much difference as in 20cent difference.

Do u think IPHONE is overprice? And iphone dont provide certain basic function and have a lot flaws too.
Oh ya, for me, overprice or not is very depend on buyer perspective.

If you think the price is worth the value, then its not overpriced. (to enjoy better and much quality product)
If you think bl@ bl@ bl@, then you can say its overpriced as for you, since u think its price is not worth for u.

Arcuz come with exclusive 38 types facilities, while i will say Arcuz is the latest combination version all of EXSIM Z series, upgraded version.

Sorry to say, i agree that many of us dont have time to enjoy facilities, for example, the poor guy like me dont have time to enjoy, spent all the time to do sales to put food on the table.

But u cannot conclusive that other wont have time to enjoy facilities. There is buyer put facilities as in 1st factor when to decide a property.

Your personal lifestyle doesnt mean majority of other would having same lifestyle as yours, right?

Chill, text no emotion, not try to bring up any argue topic here.

This post has been edited by brunohuproperty: Feb 3 2021, 12:09 PM

btw, product say all the story/ truths.

regardless how well is a developer good at marketing, branding.
if something is not a good product worthy its price.

People wont buying.

exsim been leading in property industry for more than 10 years, recent 5 years impressed all of us with their completed Z series, especially the maiden project- The Treez in Bukit Jalil.

Dont be salty related the good sales to their marketing strategy.

Property buyer isn't stupid to be fool over years.

Except Mxx Sxxx first property buyers is abit stupid. LMAO. i have met so many Mxx Sxxx property buyer, all of them tell me, they wont buy any 2nd property from this developer.
Never and ever.

This post has been edited by brunohuproperty: Jan 24 2021, 12:40 PM

I can sell sxxphire but choose not to, do u want me to hint what sxxphire sales package here?

Which changing dramatically in short of 3 days?

Whopping xx% difference.

and a lot more of dark sides, but i not kind of agent or property investor that would try to spoil other business or investment.
(Because if I think Sxxphire is not good to go ahead, doesnt mean it is not a good choice for specific anyone, it could be potentially bring great investment return to those who make decision to invest on this, while due to my opinion and make them hesitate and missed it? or any for own stay use, as long as they happy with cheaper pricing, walking distance to paradigm mall, partly furnished free provided somemore, they can go ahead to buy Sxxpxxxx.)

But when the prospect come to me, i always be transparent and shared all i know, pros and cons with all solid details and proofs. And let them decide themselve. One should never manipulating and force their buyer in making wrong decision. Come on, people paying 35 years mortgage, I agent only earn one time commission, i told myself from the 1st day enter this industry, i will never misleading buyer as in property decision.

Do u know what is a doctor professional? patient come to him, doctor tell him the correct solutions & risks and let them decide whether to proceed.
I never seen any doctor will try their best to misleading the patient to put them on the operating table.

U said>>> only thing arcuz bl@ bl@...

Agree to disagree.

Each person has their right to see a property in difference ways.

Anyway, you also agreed that the developer is better and also no hike in maintenance fee. This i like.

This post has been edited by brunohuproperty: Feb 3 2021, 12:12 PM

Wow,sound like turn many cons into pros.. Anyhow buyer is not stupid . The market response will tell the fact. Arzuz construction start on 2019 n yet many unit unsold. Lets see how it goes later.

This post has been edited by Erictan1981: Jan 24 2021, 01:16 PM