told u, the actual conversion of the arcuz hit 50% in January head
no yet including several conversion after the date.

myself client signed 1 SPA after the date, i would say its roughly 55% as for now.
Since 2019 official launch after apdl, the most under performance(as in sales) for the developer

still beating so many developer out there
(while someone say Saxxhxxx is better than The Arcuz, how come completed since Q4 2018, Saxxhxxx remaining units still have 85%??????, only 15% sold, and less than 10% occupancy rate, please drive to the Saxxhxxx during night man, now MCO, u can see how many window of the units is light up at 8pm.)

LMAO.

Arcuz completion in Q1 2023, another 2 years to sell the remaining 45%.
the ratio on progress is still following the timeline. 2 years sold 55%, 2 years sell off remaining 45% isnt not logical.

So let's see

For any prospects, if u like to find those cheaper deals(below market value), which developer selling much cheaper than initial launching.

>>>>>>>>Sapphire Kelana Jaya by WCT
>>>>>>>> Le Pavillion and The Sky Puchong by IOI

Both "reputable" developer, ouch, sorry i can sell but i not recommended, but sharing to you just in case you are seeking speculative investment, or if you are seeking for own stay, as long as the pricing is cheaper, lower, is the main factor for u, u can consider these 2 completed property- developer units, but no need come to me, i wont sell.

This post has been edited by brunohuproperty: Feb 3 2021, 12:13 PM

From a neutral standpoint, since u say sapphire have high chance of increasing maintenance fee in future but isn’t it equal to arcuz as well since it has so many high end facilities to maintain? The maintenance fee of course will spike in future OR maintain the same but poorly maintained lol

Hi, just want to share my experience staying in Exsim property (Twin Arkz). There was never once the management unable to maintain the facilities. The facilities was and still maintain since VP till now. Perhaps you can ask other Exsim owner/tenant who previously or currently staying there. I don't know about WCT and I don't want to assume any. But from my experience, they well-maintained their facilities from podium to sky facilities. Not to mention the parking area as well. The management is super attentive to complain as well and rectify it quite fast.

I ve been staying in a lot of condos (high end) and so far I can say Exsim maintaining their property quite well. You can ask other owner also.
Check out this swimming pool. They are maintaining daily and still in a good condition even tho already VP few years ago.




Maybe if we have WCT owner here, they can share their experience also. So we don't have to assume and we can get the facts right by referring to their current situation of the property.

Actually I also wonder what happened actually to Sapphire ya?
Someone told me their SPA signed is super less even after the units VP-ed. Are they (WCT) planning anything about their completed unit?

Since you at neutral standpoint, let me spent some time to type this long to provide you some knowledge which i copy+edit also from an article, thanks me later.

Cases of maintenance fees being raised substantially from the initial fee imposed by the developer is a common occurrence.

1) Maintenance fees is shared among fewer units. (Low density development's concern, not talking about when the occupancy rate is lower and for sure lagi teruk)
2) The developer has the right to raise the maintenance fee as if they already had a meeting been held with residents of the condominium in prior and if a majority vote to increase the maintenance fee was passed. (Your never join such meeting, don't you?)
3) The cost of maintenance is higher than earlier estimates. (e.g when you buying project, do you ever ask developer is the indicated estimation of maintenance fee enough to maintenance the facilities.etc?)

Item 3, lets see, its could be very much depend on developer's conscience. Some developer knew that the estimation of the maintenance fee is for sure no enough to cover the cost, but they still decided to come out a estimation figures that lower than the actual cost, why?

So, its a selling point lah for agent to push the sales lah! For example, Sxxwxx Serexx that sit beside LDP highway loh. (Could be, i not saying they really did this )

Well, another situation is maybe developer is not experienced, they are not professional as in property management.
They estimate the maintenance fee based on the number of facilities that had planned, and derived on the supplier's quotation of cost.

Post-VP, let's say the developer appointed an independent property management company to manage the building, they recommended more security guards, more cleaning shifts, and so on, only be able to keep the property in well condition. In this case, the cost would be higher, well, the developer found out that the maintenance fee collected is not enough to cover the cost, and had to fork out its own money to cover the deficit. For sure, they will advise the residents to pay more la, no anyone like to do the charity right.

At this point, i would recommend Arcuz again is because, occupancy rate of EXSIM completed project is always high, regardless the own stay owner or the unit that renting out, you can see EXSIM property always welcomed by tenant, i wouldn't elaborate here, you can just google iproperty and do the "The Petalz vs Citizen" that both sit in Old Klang Road and beside NPE.

Secondly, EXSIM is well reputed for their experienced property management in most of the property lah. (Of coz, i heard some really bad stuffs about EXSIM too as in certain cases, for example, they ask the residents not to throw the toilet paper into the water closet during there is some defects- need to be fixed on piping- which causing clogged issue.)

But somehow, among the developers on the market, EXSIM still be the best 3 in my opinion as in property management/ maintenance job lah. They speedy and efficient as for defect fixing also famous right. (Good after sales services)

So...as i know majority of the EXSIM completed property din't have maintenance fee spike problem, like The Petalz, and yes there is still have spike like in Twin Arkz original launching estimation is Rm0.38psf and became Rm0.51psf in 2 years time. (So far i heard so only this, share to me if any other EXSIM property having maintenance spike.)

Anyway, buyer need to know excellent property management is key to the value appreciation of any strata -titled property.
So, before buying property, ask the developer, is the quoted maintenance fee, is that really realistic?

Furthermore, under Strata management Act 2013, it has a built-in protection mechanism for strata unit owners- the key is to ensure that owners make it a point to participate in the decision-making with regards to any service charges or maintenance fees of the development as soon as possible.

This is why JMB needed lah in first year, hello?

Then followed by MC, which the owners can then decide on the level/quality of property maintenance they want and the fee they are willing to pay for them.

Meaning to say, you are the boss okay? Find the best cheapest quotations from the contractor that offering cleaning service, fixing common area defects lah.

Just some tips here also:
Be a responsible resident, keep your condo clean, don't pee in the swimming pool okay?
Don't throw the cigarette butt from your balcony, in sort of ways, you can help reduce the cleaning fee i assume.
Don't rent to non quality tenant la because of higher rental return if u knowing which i pointing, which they are toxic and always create problem like even spit in the lift?

From the very beginning you buying the property, you attracted with the facilities, ask yourself, is that realistic the maintenance fee?
You might be saying, well, how the fuck i know if it is legit?
(I be sharing to those personally come whatsapp me, knowledge sharing isn't always free for public, ok.)

Let's back to MC again, once it is formed, get every owner be participate lah, to determine the maintenance fee - the class/quality in accordingly.
Majority win in the MC okay.

If Rm0.38psf is no enough to maintenance, then u might expecting lower quality if still stick to Rm0.38psf.
If only increased to Rm0.50psf is enough to keep the building good, come on lah, personally i think paying another Rm117.36 is not a big deal if i want my residing place is always clean, atas feeling as just like when VP.
------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

Alright, finally, let's me answer your question directly as in compare Sxpphirx vs The Arcuz. Since you so neutral! I told, i don't like to spoilt other agent business or influencing other investor whom come to read my post!

Sxpphirx- Rm0.40psf, 229 units/1.95 acres
Arcuz- Rm0.38psf, 685 units/2.028 acres

Both land size is almost same, Arcuz slightly bigger, we ignore this factor, okay? Since no much difference.

Do you know what is ratio? Do you do simple math calculation?
If yes, then you can understand my calculation below easily.

Let's assume my prediction is correct, Sxpphirx will have spike only cukup for keep the condo good.

(Sxpphirx)229 units to (Arcuz)685 units, whats the ratio?
Its 1:2.99, which is 1:3, lets make it easy.

So, i can do a logical assumption that, if both fully occupied and all owner paying full maintenance fee.
(Neglect the built up factor here first, my eye is tiring, can't do the complicated built up x maintenance fee x by following types of units)

Assuming Rm230k per month needed to maintenance the building, which mean Arcuz using Rm230k, Sxpphirx also using Rm230k.
Each unit (Neglect the built up), need to pay Rm335 at The Arcuz
Each unit (Neglect the built uo), need to pay Rm1,004 at Sxpphirx[/B]

PFFT, i don't understand why would people always ask simple math question to me.

Of cause, you mentioned The Arcuz having so many facilities...bl@ bl@, Sxpphirx having much less facilties...

PFFT, if i am the buyer, i rather to buy Arcuz, why?
In a ratio, i will still paying a lower maintenance fee for The Arcuz (1:3 Ratio) but i still enjoying much more luxury facilities.
In a ratio, i will still paying a higher maintenance fee for Sxpphirx (1:3 Ratio) but i cant enjoy as many luxury facilities as Arcuz.

Don't tell me you are stupid enough that you will go for lesser facilities but foresee paying more.
If both property maintenance spike, its would be still 1:3 Ratio.

Lastly, i think i should stop compare Sxpphirx and The Arcuz, before WxT sent someone to catch me and tied up me to SM.

I just want to say, The Arcuz is just 8 minutes walking distance from the Sxpphirx!!!

What so ever the selling points of Sxpphirx having, Arcuz is having the same selling points, the only difference is the distance.
For example, Sxpphirx is 2 mins walking distance to Paradigm Mall, so do The Arcuz is 8 mins walking distance to Paradigm Mall.
(But The Arcuz is having one more advantage that it is 7 mins walking distance to LRT3, while Sxpphirx need at least 15 mins to walk to the LRT)

Again, if you cant do simple math, i can teach u how to count! 8 mins + 7 mins = 15 mins

Stop forcing me to do comparison and some basic logical thinking for you all which keep insisting want to compare Sxpphirx and The Arcuz.

The Arcuz is in the cloudy sky. 47 storey levels height
Sxpphirx is not, okay! 32 storey levels height

The SKY facilities already at difference leveling(difference class)

This post has been edited by brunohuproperty: Jan 25 2021, 02:49 AM

Buying a condo is more towards location, convenient, close to your workplace and accessibility okay? Sapphire is right beside LDP, everyone pass by can see. It’s directly link to paradigm mall, which offers free shuttle bus to airport / many places. As a tenant, to rent a place, or tourist or Airbnb whatsoever, of course will prefer a place where the can visit shopping malls and do groceries / f&b right? Rather than walking distance to lrt as not everyone will use LRT nowadays?

Not to mention that the $$$. To be honest, Arcuz price is over the top to many. Not everyone can afford, looking at the take up rate you’ll know. It’s situated in Kelana Jaya not even central of Pj like ss2 or Jaya one, where offices towers, malls and eateries are just stone throw away. I have nothing against exsim, workmanship is 👍 but sorry, the price doesn’t justify. The natural sunlight exposure for Arcuz also low. The windows in the rooms are also not full. So I’m not sure why is it with such price and labeled itself as “premium & luxury” facilities yes but layout? Not so much. The biggest layout also don’t have window in the kitchen where when owner cooks the oil & smoke will be all over the place

I’m just commenting based on my opinions & facts ya, there’s no offense to anyone interested in / have bought the property. Just my two cents & feeling towards the project. Tq!

Sapphire is based on BTS model.

To the agents here why don't you share the key highlights of Arcuz. There are new launch in KL City Centre launching at 700+psf from top tier developer and this Arcuz is asking for 800+psf in the back of Kelana Jaya integrated with the NKVE noise for life.

No need to write long story. Point form..kamsiah

This post has been edited by Babizz: Jan 25 2021, 11:34 AM

Lol they’ll tell u:

1. “Premium & luxury” facilities
2. Still use Paradigm as benchmark
3. Walking distance to LRT (which is not that near tho, but yeah, walking distance)
4. Location. Yes in Pj, but it’s at the back of LDP, and facing all the run down shop lot.

With this price point, I’d rather buy landed nearby d. Too overpriced, I understand exsim trynna market their Z series as premium but yeah, a lot more project at this price point with much better location like what you said, at KL centre or high end area like MK or BS also at this price point d

HA, HA, HA...Do you know how far is the SS2 from Kelana Jaya? 9mins@4.8km

If u saying Kelana Jaya is not central of PJ, so do the example u given, SS2 is not central of PJ

HA, HA, HA...Do you know how far is the Jaya One from Kelana Jaya? 12mins@6.7km

If u saying Kelana Jaya is not central of PJ, so do the example u given, JayaOne is not central of PJ

HA, HA, HA...if the stone throw away u saying is 1km+-, then maybe my understanding on KM/Distance is not align with your "special unique" perspective.

HA, HA, HA...sunlight exposure for Arcuz also low. (I assuming you are pointing the unit itself- the windows in the rooms are also not full.)
Wrong, please study more. Attached type B 950sf master room at below.




HA, HA, HA...this is 978sqft u saying the layout type A.
U make me cant stop laughing lah aiyo, had u ever cooked yourself?

The below is Kitchen at 978sqft as u saying no window near kitchen, yes u are right.
Do u know what is hood & hod?



This hod & hoob...i not saying Arcuz is installing this model, but yes, Arcuz is using mode of ductless range hoob.

https://www.electrolux.com.my/appliances/co...hoods/eft9516x/

Please lah, can u please at least study first if you dont have common sense or common knowledge.
I not trying to laugh you, its my sincere advise to you, if you are a buyer seeking home, or u are an agent try to selling property.

You will be laughed by everyone everywhere, unless the persons you talking to, are also white paper or with plain brain.

READ, very important for you! Knowledge is power...少壮不努力，老大徒悲伤, but never too late okay. I very kind to educate u a bit, thanks me later.

What Are Ductless Range Hoods?
Ductless hoods can be installed almost anywhere. Since they don’t need to vent to your home’s exterior and are ductless, you are not required to install them only where there is a duct. These hoods operate by filtering the air they suck in and then blowing it back out into the room, essentially using a recirculation process. The filter often contains activated carbon or charcoal which helps to remove odor and smoke particles from the air, which can then be cleanly recirculated back throughout the kitchen.

Of course, with the ductless model, it may be necessary to clean or change the activated charcoal filter about once or twice a year. This cleaning and replacement from time to time is necessary for your range hood to work most efficiently.

(Source: cincai a link on google can explain to you) https://learn.compactappliance.com/range-ho...ed-vs-ductless/


And, why not considering type B, 950sf with window near the kitchen?


If you are so particular and so concern until a detailing level u are sharing some info that only agent will know?

HA, HA, HA... And why the HECK, if you are having basic logical mindset, buy the TYPE B LAH DUDE.

Thanks for giving me chance to share about The Arcuz by EXSIM.

The more you exposing your little tiny brain, the more you are helping me to share about The Arcuz.

You really need me as your teacher as in regarding common sense, common knowledge.

Ouch sorry, i am only offering to anyone who is really having limited knowledge in seeking first property. (Not necessary u have to buy, i share free knowledge and info to quality & genuine buyer) Find my contact at signature.

You must find some one ethical and knowledgeable agent like me! And prevent to meet plain brain agent, they will misleading you very much due to limited knowledge.

This post has been edited by brunohuproperty: Jan 25 2021, 01:59 PM

And to all comments above which very neutral and not bias...

I be stop wasting my time to keep correcting the WRONG INFO you inputed in the comment, which will cause misleading to those buyer who are seeking to buy The Arcuz or Sappxxxx!

Do u want me to expose every single negative points of Sappxxx?
To spoil your business if you are the agent selling it?

Dont worry, i wont , I am so ethical and good hearted agent, and i dont make enemy with same industry competitors.

I JUST WANT TO TELL YOU ONE SIMPLE POWERFUL STATEMENT! READ!

Arcuz is 8 minutes walking distance from the Sappxxx!

WHATEVER THE SELLING POINTS AND BENEFIT OF Sappxxx! YOU CAN JUST ADD ON 8 minutes to IT!


I called this all selling points of Sappxxx, Arcuz also having the same selling points with 8 minutes walking/3 minutes driving car!

AND, IT IS OKAY FOR EVERYONE WHO WILLING TO WALK 8 MINUTES TO ENJOY THE SAME BENEFITS (THE SAME SELLING POINTS OF Sappxxx!)

BUT, IT IS NOT OKAY FOR EVERYONE TO HAVE TO WALK 8 minutes+7 minutes to the LRT3!


So, Arcuz still having better investment potential and booster(LRT3).

BRO, be logically la when try compare Sappxxx VS The Arcuz.

Lastly, i dont make enemy, i dont spoilt other agent business!
We all need to put foods on the table.

Peace

This post has been edited by brunohuproperty: Feb 3 2021, 12:31 PM

Wow, a good agent will not argue or dispute with buyer for any disagree statement. He/She try to apply their professional knowledge to convince buyer what is the selling point & pros to go for this project.

Arzuz project is obviously overprice lah. If going to buy 700k-900k for small piece of land, then better look for landed property or any project that have bigger size. With 700k-900k budget there are plenty of good choice can get from new project or subsales.

IQI agent is anywhere. Because they are active recruit new member during this pandemic period. Many of them sure unhappy if we talk negative comment about Exsim project.

This post has been edited by Erictan1981: Jan 25 2021, 12:37 PM

Pls la bro. Do your own research & let me educate u. Sapphire has selling points where arcxz Dont.
Like I said many times,

1. Sapphire have FREE shuttle bus to LRT station

2. Like u mention, 2 mins walking distance to paradigm (not everybody wanna walk 10 mins to mall ok? Just imagine carrying your groceries 10+ mins back to your condo)

3. Price wins, now sapphire is the most affordable new launch in the area! Hands down, best deal.

4. Low dense (& stop talking about maintainance fee, we are looking at long term rental return, what’s it have to do with 0.38 vs 0.4 maintenance fee? U can guarantee exsim won’t increase it to maintain such a high end facilities where not everyone will use)

5. High ceiling height in sapphire tho! And all the rooms and living area has full height window without ceiling wall blocking in between (to ensure a more exposure of Sunlight)

6. Pls la bro, sapphire is only 10 units per follow whereas Arcux is 20 units per floor? Do we even need to compare? 🤣 sapphire sure wins!

7. Sky facilities, both have so there’s nothing to shout about!

8. Speaking of “premium”, sapphire has grand lobby and air conditioned waiting area where arcuz don’t. So paying for that 0.2 cents extra it’s fair enough? 😅 and all the waiting lift area are FULL tiles up.

9. Location wise, again. I won’t repeat myself, WCT is reputable as well. Or else it won’t have entire township lining up at OUG, and WCT built paradigm and KLIA y’all!

10. I have few buyer I know already on with sapphire where previously rejected due to high pricing, so woth such an affordable pricing, do u think take up rate will still be low? Pls la pls do some homework, don’t be lazy n cheat ppl here ok. Many newbies around.

11. Ready to live in, no need pay PROGRESSIVE INTEREST!

12. VIEW. do u want to wake up n see LRT or low maintained shoplot everyday? LOL.

I can go on n on but there’s not the point. U guys can see a clear winner of projects here in this area.

Too bad, i am a good agent only when the one is a good agent or good buyer. I am a bad agent when i talk to bad agent or bad buyer, i wont be patient enough if they are messing around (if they are truly no educated or truly no knowledge, i can spend 1 day long just to share my knowledges to them very politely)

For sure, they can disagree with my points of view and analysis. And texts not carry tones and emotion.

If this reply is referring my posted comments which sound so rude to you and make you think i am a bad agent that will argue and dispute with buyer for any disagree statement, i so sorry.

But if u read what i shared. I shared all my professional knowledge, ouch sorry, i never convince buyer, i told ya.

My way is i share what i know, just like a doctor share what they know, and doctor wont even try to convince buyer about the selling points or pros & cons like, hey, u must go lay on the operator table, i be using knife to cut your stomach in order to save your life.

So, i never convince any buyer, i shared all facts and figures, all logical statements.

Agree to disagree, again for you, Arcuz is overpriced, but not for any other who have the income and yet who willing to spent a little more to enjoy luxury lifestyle.
You like landed, go head, u like cheaper condo, go head.

I never say as for you, Arcuz is not overpriced.

I am IQI agent. I wont be unhappy when anyone talk negative about EXSIM or IQI.
Because, i told ya, i have chance to explain about the concerns and problems.

Again, good product is still good product, it cant be become bad product even how many negative public comments on it.

Market response tell the truth. 50% conversion within 2 years.

Is there any proof of 50% conversion? Based on the latest kpkt data, which just updated recently around this or last month, the sold unit is just 28%

https://idaman.kpkt.gov.my/idv5xe/98_eHome/...proj_Nama=Arcuz

This post has been edited by jetzxp: Jan 25 2021, 12:40 PM

I so sorry for below comment, i wont delete it as it was my mistake not to read carefully the link, and be too confident that it is the outdated link:

You are right. I was on mistake on did not click the link to view. I was too fast thought u are sharing the old link which i had already access before.(the 112 units report which is 16.3%, and dint notice the 191@28% is the current link u shared to me)

Forgive me for this, because there is a lot other lookalike agent's posting is......

Yes, i am sorry that i am being too sarcastic to done all replies here after someone make me mad.

I owe you an apologize, I m so sorry.

Thanks for sharing. But allowed me explained in details, SPA signed and stamping need months to process so, and as we all know, batch to batch developer sending to.

28%-16.3%= +11.7% roughly as per you telling is updated in last month. For me its still hard to justify the date & unit sold is the latest actual conversion.
Like i say, the system of KPKT could be very delaying in updating the latest actual sales report in their system.
For example, if in January, there is 15 units signed SPA, i don't think you could seen this updated into the system.

The 50% conversion i shared as we as agent received actual conversion data from the management of the agency, for me, its reliable although its doesn't have the developer verified signature on it, or any lawyer as third party witness to prove this conversion number is true.

Btw, can you share with me how to selecting the date period in KPKT and generating the report? I have no idea how to.


Original Post:
Brother, this is outdated. SO SO outdated.

Do u know how kpkt working on system and how long they will update.

This link stand at 28% since 1 year plus ago.



Please go study more. U making yourself embarrasing.

Yes, we have proof. U need it, i can share u face to face.
I am not EXSIM staff, i cant post any proof for them publicly before obtained consent from them.

And i am nobody. Developer also wont entertain me for the proof.

And so do you, Developer wont even need to entertain you for the proof.

Stop making yourself shame around.

This post has been edited by brunohuproperty: Jan 25 2021, 01:44 PM

He got no prove bro but simply claim here to make himself looks good. He’s bashing ppl here lol 😂 wonder how this type of agent attitude will go far 🤔

Sorry but this is updated less than a month ago.

http://idaman2.kpkt.gov.my:8888/idv5/98_eH...proj_Nama=Arcuz

You can get the previous data (early 2020) at this link. It appears that Arcuz only sold 79 units throughout 2020.

And please adjust your attitude, you are not the only one who study. This is a forum for us to discuss, and I was just asking you for a proof to justify the 50% sales, not saying that you are not right. If you want to talk like that, go open your own page or website to share your THOUGHTS la if you can't even come to the mindset of discussion.

This post has been edited by jetzxp: Jan 25 2021, 01:12 PM