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> ARRA Residences @ LRT Ara Damansara, Truly Integrated TOD

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TScliffekent
post Feb 24 2019, 05:14 PM, updated 5 months ago

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ARA SENTRAL

Phase 1
Services apartment
Block 3A & 3B: 648 units 18 Floors

Phase 2
Services apartment
Block 1A & 1B : 416 units 16 Floors
Block 2: 288 units 16 Floors

Hotel and Services apartment
Block 5: Floor 7-16, 200 hotel rooms) Floor 17-22, 120 services apartment

Phase 3
Office
Block 6: 25 Floors

Phase 4
Services apartment
Block 4: 288 units 18 floors

Freehold


user posted image

user posted image

This post has been edited by cliffekent: Mar 16 2020, 01:15 AM
gks
post Feb 24 2019, 05:23 PM

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Any idea what is the indicative pricing?
TScliffekent
post Feb 24 2019, 05:31 PM

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QUOTE(gks @ Feb 24 2019, 05:23 PM)
Any idea what is the indicative pricing?
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agent posting
https://forum.lowyat.net/topic/4724315/all
davkong
post Feb 24 2019, 05:42 PM

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Layout and door placements abit unconventional. Type B2 main door directly facing toilet? Might not augur well for fengshui believers.
Bjorn1688
post Feb 24 2019, 07:14 PM

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Never heard of this developer.

What kind of layout is this, Type B2 main door facing the toilet?

Other units seem to have the long and narrow layout for the living room.

Does seem cheap but there are many better places to buy in AD area.
New Klang
post Feb 24 2019, 07:44 PM

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Buy now and sell +30% when completed.
BEANCOUNTER
post Feb 24 2019, 07:49 PM

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Despite at ara damansara lrt station, no words in the ad ever mention evolve mall.......strange ..
gks
post Feb 24 2019, 08:14 PM

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QUOTE(cliffekent @ Feb 24 2019, 05:31 PM)
Rm377k for 550sqft?

The developer is a bit ambitious imo.
BEANCOUNTER
post Feb 24 2019, 09:21 PM

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Feeehold leh.....

Better buy than azure
patrick888
post Feb 25 2019, 09:31 AM

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Showroom will be done in late April/May only. No wonder AraTre giving nice package now.
jumalij23
post Mar 15 2019, 05:51 PM

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any news regarding this development? location quite good, freehold some more.
BEANCOUNTER
post Mar 15 2019, 09:52 PM

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QUOTE(jumalij23 @ Mar 15 2019, 05:51 PM)
any news regarding this development? location quite good, freehold some more.
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Layout sucks
woolei
post Mar 15 2019, 10:02 PM

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QUOTE(cliffekent @ Feb 24 2019, 05:14 PM)
ARA SENTRAL

Phase 1
Services apartment
Block 3A & 3B: 648 units 18 Floors

Phase 2
Services apartment
Block 1A & 1B : 416 units 16 Floors
Block 2: 288 units 16 Floors

Hotel and Services apartment
Block 5: Floor 7-16, 200 hotel rooms) Floor 17-22, 120 services apartment

Phase 3
Office
Block 6: 25 Floors

Phase 4
Services apartment
Block 4: 288 units 18 floors 

Freehold
user posted image

user posted image
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3A & 3B cannot o, those facing LRT side how to survive those noise worrrr


Blok 4, 1A & 1B much more better as it far abit from LRT.

This post has been edited by woolei: Mar 15 2019, 10:03 PM
yjtan15
post Mar 15 2019, 10:22 PM

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Why is it built on top of public ride and park facilities??? so residents shared same access as public? and isnt it too close to the LRT track? Evolve current Pacific Place seems to be optimal distance to LRT. not too close to bear the noise


TScliffekent
post Mar 16 2019, 12:44 PM

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QUOTE(jumalij23 @ Mar 15 2019, 05:51 PM)
any news regarding this development? location quite good, freehold some more.
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launching already. try google find agent bah. i m not agent. dun ask me pm u
BEANCOUNTER
post Mar 16 2019, 12:52 PM

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does the developer has sales gallery???

I don't like to go to agent.
smokeninja
post Mar 18 2019, 08:30 PM

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End up will be a high density? it's a lot of services apartment units there and look so crowded.
Is there any project this developer built before?
godsboy77
post Mar 31 2019, 12:35 AM

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Anyone made their booking for this project?
Neoyo
post Mar 31 2019, 12:44 AM

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650psf...ok ka... Agent taking cheque for dunno wat q number
Captain89
post Mar 31 2019, 12:47 AM

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QUOTE(BEANCOUNTER @ Mar 16 2019, 05:52 AM)
does the developer has sales gallery???

I don't like to go to agent.
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I think they have but nowadays most of it through agent. Should search it up
aaron1717
post Mar 31 2019, 05:23 PM

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QUOTE(BEANCOUNTER @ Mar 16 2019, 12:52 PM)
does the developer has sales gallery???

I don't like to go to agent.
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newbie developer combo... most probably tak ada own staff yet... appoint an agency as their outsource marketing team + exclusive agency.....
hannayong
post Mar 31 2019, 07:29 PM

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QUOTE(Captain89 @ Mar 31 2019, 12:47 AM)
I think they have but nowadays most of it through agent. Should search it up
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Estimate the sale gallery to be completed by end May. My agency is the exclusive agency for this project.
GISnerd P
post Mar 31 2019, 07:34 PM

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Has his developer completed any similar high rise service apartments ? If yes, which projects? How’s the workmanship after delivery?
hannayong
post Mar 31 2019, 07:40 PM

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QUOTE(Neoyo @ Mar 31 2019, 12:44 AM)
650psf...ok ka... Agent taking cheque for dunno wat q number
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650psf is for 3-bedroom unit. For 1 & 2-bedroom units, it is 667psf - 712psf, price after rebate.

The queue number now is ard 120, 1-bedroom unit is very limited.
hannayong
post Mar 31 2019, 07:47 PM

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QUOTE(yjtan15 @ Mar 15 2019, 10:22 PM)
Why is it built on top of public ride and park facilities??? so residents shared same access as public? and isnt it too close to the LRT track? Evolve current Pacific Place seems to be optimal distance to LRT. not too close to bear the noise
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The residents of Phase 1's blocks access lrt station via linked bridge.

hannayong
post Mar 31 2019, 08:00 PM

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QUOTE(GISnerd @ Mar 31 2019, 07:34 PM)
Has his developer completed any similar high rise service apartments ? If yes, which projects? How’s the workmanship after delivery?
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This developer was incorporated in 1997, with its diverse developments located primarily in Johor, Ng Sembilan & Selangor.

Past projects:
- Taman Waja, Kuala Pilah (low medium cost apartment)
- Bayu Senibong, JB (medium cost apartment)
- TRC business center
- Tmn Andaman Ukay, Ulu Kelang (terrace house)
- Tmn Ukay Tropika, Ulu Kelang (luxurious superlink house)

Current/future projects:
- Ara Damansara, PJ (mixed development)
- Impian Senibong Phase 2 (apartment/SOHO)

This post has been edited by hannayong: Apr 1 2019, 02:00 PM
StayPositive
post Apr 1 2019, 09:47 AM

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btw from which developer?
yjtan15
post Apr 1 2019, 10:22 AM

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https://klse.i3investor.com/blogs/bursastocktalk/131621.jsp

Track record of the developer
GISnerd P
post Apr 2 2019, 05:46 PM

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https://forum.lowyat.net/topic/2757457/all

Do spare thoughts for the victim of the accident, imagine if it happens to be one of our family members or friends.....
GISnerd P
post Apr 2 2019, 05:53 PM

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QUOTE(hannayong @ Mar 31 2019, 08:00 PM)
This developer was incorporated in 1997, with its diverse developments located primarily in Johor, Ng Sembilan & Selangor.

Past projects:
- Taman Waja, Kuala Pilah (low medium cost apartment)
- Bayu Senibong, JB (medium cost apartment)
- TRC business center
- Tmn Andaman Ukay, Ulu Kelang (terrace house)
- Tmn Ukay Tropika, Ulu Kelang (luxurious superlink house)

Current/future projects:
- Ara Damansara, PJ (mixed development)
- Impian Senibong Phase 2 (apartment/SOHO)
*
Looks like mostly low and medium cost sweat.gif
BEANCOUNTER
post Apr 2 2019, 06:48 PM

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QUOTE(GISnerd @ Apr 2 2019, 05:53 PM)
Looks like mostly low and medium cost  sweat.gif
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this is organic grow, and should be applaused

how do you expect a developer to grow from low cost company to major company without putting in the time and progress?
GISnerd P
post Apr 2 2019, 11:40 PM

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QUOTE(BEANCOUNTER @ Apr 2 2019, 06:48 PM)
this is organic grow, and should be applaused

how do you expect a developer to grow from low cost company to major company without putting in the time and progress?
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Perhaps that's the case, but for a high end condo living, one of the main criteria is after sales property management (i am assuming completion and workmanship are not issues). I have seen prices of condos appreciated due to good and proper management by the developer (not just seconded to a property management company). Condos is a community living, a good and professional management will reward all the residents with pleasant and conducive environment.

Moving from building low and medium costs (around RM100-RM250psf) to developing high end condos that sells at RM6550psf is hardly "organic growth", perhaps should have build some apartments (non low and medium cost) before embarking on a project like this. Maybe this land is "free" after building the LRT for Prasarana, so why not try to build some condos for a change ? Even if the condos are to be completed, how are we to be assured of the workmanship?

Some out there may be willing to be guinea pigs, but .... after so many unpleasant examples, to me proven track record is a MUST !


BEANCOUNTER
post Apr 3 2019, 10:03 AM

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QUOTE(GISnerd @ Apr 2 2019, 11:40 PM)
Perhaps that's the case, but for a high end condo living, one of the main criteria is after sales property management (i am assuming completion and workmanship are not issues). I have seen prices of condos appreciated due to good and proper management by the developer (not just seconded to a property management company). Condos is a community living, a good and professional management will reward all the residents with pleasant and conducive environment.

Moving from building low and medium costs (around RM100-RM250psf) to developing high end condos that sells at RM6550psf is hardly "organic growth", perhaps should have build some apartments (non low and medium cost) before embarking on a project like this. Maybe this land is "free" after building the LRT for Prasarana, so why not try to build some condos for a change ? Even if the condos are to be completed, how are we to be assured of the workmanship?

Some out there may be willing to be guinea pigs, but .... after so many unpleasant examples, to me proven track record is a MUST !
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look at the addresses of the completed units, where were those buildings to begin with. How can they even sell 400psf at si beh far location?????

they managed to lock in prime land at ARA, they have to sell the market rate, not kuala pilah market rate.

and this ARRA is not high end condo (should read SOVO or Service Apartments) by any stretch of imagination. At best it will be par with pacific place.


Four positives for this project to me
1. Connected to LRT
2. FREEHOLD
3. Ready amenities nearby (not to my liking BUT....)
4 Fame Address
aaron1717
post Apr 3 2019, 10:50 AM

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QUOTE(BEANCOUNTER @ Apr 3 2019, 10:03 AM)
look at the addresses of the completed units, where were those buildings to begin with. How can they even sell 400psf at si beh far location?????

they managed to lock in prime land at ARA, they have to sell the market rate, not kuala pilah market rate.

and this ARRA is not high end condo (should read SOVO or Service Apartments) by any stretch of imagination. At best it will be par with pacific place.
Four positives for this project to me
1. Connected to LRT
2. FREEHOLD
3. Ready amenities nearby (not to my liking BUT....)
4 Fame Address
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wa... seems like u found your ekocheras no.2 liao rclxm9.gif rclxm9.gif
GISnerd P
post Apr 3 2019, 01:20 PM

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QUOTE(BEANCOUNTER @ Apr 3 2019, 10:03 AM)
look at the addresses of the completed units, where were those buildings to begin with. How can they even sell 400psf at si beh far location?????

they managed to lock in prime land at ARA, they have to sell the market rate, not kuala pilah market rate.

and this ARRA is not high end condo (should read SOVO or Service Apartments) by any stretch of imagination. At best it will be par with pacific place.
Four positives for this project to me
1. Connected to LRT
2. FREEHOLD
3. Ready amenities nearby (not to my liking BUT....)
4 Fame Address
*
To me, only 2 positives, Freehold and address (although next to this land is a few thousand units of PPR)

The negatives will be handful :-

1. connected to LRT means having to endure the nuisance of noises, have you heard the breaking sound of LRT trains? A reasonable distance to LRT station will be better

2. Developer has NO track record whatsoever for similar products

3. No reference for quality of workmanship and post completion management

4. Chances for completion on time ? This project has been mentioned in the market since 2013, why launch now when the market is soft ? Constructing LRT also managed to have a fatal accident to the public

5. The design is more of "service apartments", i.e. integrated within a commercial site (which is the LRT station) rather than a pure condo perimeter, hence plenty of crowd

6. The layout plan design as commented earlier by others, is horrible. This is perhaps due to a developer that have only been building low and medium cost housing

7. The price is actually not cheap, there are plenty of options in "Fame Address" with better products, more reputable developers and more conducive living environment

Just giving an HONEST opinion with no pecuniary interest in this project whatsoever.



BEANCOUNTER
post Apr 3 2019, 06:40 PM

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QUOTE(GISnerd @ Apr 3 2019, 01:20 PM)
To me, only 2 positives, Freehold and address (although next to this land is a few thousand units of PPR)

The negatives will be handful :-

1. connected to LRT means having to endure the nuisance of noises, have you heard the breaking sound of LRT trains? A reasonable distance to LRT station will be better

2. Developer has NO track record whatsoever for similar products

3. No reference for quality of workmanship and post completion management

4. Chances for completion on time ? This project has been mentioned in the market since 2013, why launch now when the market is soft ?  Constructing LRT also managed to have a fatal accident to the public

5. The design is more of "service apartments", i.e. integrated within a commercial site (which is the LRT station) rather than a pure condo perimeter, hence plenty of crowd

6. The layout plan design as commented earlier by others, is horrible. This is perhaps due to a developer that  have only been building low and medium cost housing

7. The price is actually not cheap, there are plenty of options in "Fame Address" with better products, more reputable developers and more conducive living environment

Just giving an HONEST opinion with no pecuniary interest in this project whatsoever.
*
there you go...

if tis project to you is 2 pros and 7 cons, it makes your life much easier just to ignore this project.

why harping on the developers reputation lah, newbie lah bla bla bla????
BEANCOUNTER
post Apr 3 2019, 06:41 PM

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QUOTE(aaron1717 @ Apr 3 2019, 10:50 AM)
wa... seems like u found your ekocheras no.2 liao  rclxm9.gif  rclxm9.gif
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I gave 4 pros

I haven't written the cons yet devil.gif
BEANCOUNTER
post Apr 3 2019, 06:42 PM

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QUOTE(aaron1717 @ Apr 3 2019, 10:50 AM)
wa... seems like u found your ekocheras no.2 liao  rclxm9.gif  rclxm9.gif
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u tok like I only have ekocheras blush.gif
aaron1717
post Apr 4 2019, 08:48 AM

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QUOTE(BEANCOUNTER @ Apr 3 2019, 06:41 PM)
I gave 4 pros

I haven't written the cons yet  devil.gif
*
QUOTE(BEANCOUNTER @ Apr 3 2019, 06:42 PM)
u tok like I only have ekocheras  blush.gif
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no la... the most recent active mrt/lrt project that u will appear most is that ma.... haha... waiting for your cons bro.... devil.gif devil.gif
GISnerd P
post Apr 4 2019, 01:55 PM

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QUOTE(BEANCOUNTER @ Apr 3 2019, 06:40 PM)
there you go...

if tis project to you is 2 pros and 7 cons, it makes your life much easier just to ignore this project.

why harping on the developers reputation lah, newbie lah bla bla bla????
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Totally agree !!! Let's move on beyond this. rclxms.gif rclxms.gif rclxms.gif notworthy.gif notworthy.gif notworthy.gif notworthy.gif
j0nn
post Apr 4 2019, 04:05 PM

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QUOTE(GISnerd @ Apr 3 2019, 01:20 PM)
To me, only 2 positives, Freehold and address (although next to this land is a few thousand units of PPR)

The negatives will be handful :-

1. connected to LRT means having to endure the nuisance of noises, have you heard the breaking sound of LRT trains? A reasonable distance to LRT station will be better

*
Only some of the smaller units facing away from LRT. Agent says the developer should take care of sound but, no details provided yet.
aaron1717
post Apr 5 2019, 02:15 PM

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and dont forget... add offices and hotel units... overall development may have more than 2,000 units from the look of it.... pengsan-ed
paylink
post Apr 5 2019, 09:51 PM

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Who stay near by lrt condo can share about their past experience?
Brown22 P
post Apr 6 2019, 04:56 PM

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QUOTE(hannayong @ Mar 31 2019, 07:40 PM)
650psf is for 3-bedroom unit. For 1 & 2-bedroom units, it is 667psf - 712psf, price after rebate.

The queue number now is ard 120, 1-bedroom unit is very limited.
*
The 650psf is for 1019sqft? Lowest floor price?
woolei
post Apr 6 2019, 07:24 PM

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QUOTE(BEANCOUNTER @ Apr 3 2019, 06:42 PM)
u tok like I only have ekocheras  blush.gif
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u ekocheras owner?? ohmy.gif u not hate LRT/MRT de mehh
woolei
post Apr 6 2019, 07:29 PM

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QUOTE(GISnerd @ Apr 2 2019, 05:46 PM)
https://forum.lowyat.net/topic/2757457/all

Do spare thoughts for the victim of the accident, imagine if it happens to be one of our family members or friends.....
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emmm by the same developer? did they manage to claim compensation for the accident or not.
hannayong
post Apr 6 2019, 10:15 PM

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QUOTE(Brown22 @ Apr 6 2019, 04:56 PM)
The 650psf is for 1019sqft? Lowest floor price?
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The psf mentioned is Average PSF for 3-bedroom unit. There are 3 types, for 1019sqft, avg 655psf (after rebate).

I do not have the particular floor price at the moment.
AskarPerang
post Apr 8 2019, 01:40 AM

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BEANCOUNTER
post Apr 8 2019, 02:40 PM

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QUOTE(woolei @ Apr 6 2019, 07:24 PM)
u ekocheras owner??  ohmy.gif  u not hate LRT/MRT de mehh
*
Where got??

Gua sayang lrt/mrt. Its the future.

I dislike highway noise more. At least mrt/lrt got downtime. Highway 24/7.

Anywhere dun pick units facing directly to tracking lah.
Back facing ok wan
keneeth111
post Apr 8 2019, 11:05 PM

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QUOTE(BEANCOUNTER @ Apr 8 2019, 02:40 PM)
Where got??

Gua sayang lrt/mrt. Its the future.

I dislike highway noise more. At least mrt/lrt got downtime. Highway 24/7.

Anywhere dun pick units facing directly to tracking lah.
Back facing ok wan
*
heard there is some "affordable homes" at much cheaper prices but both sharing same facilities with private residences in this project too......

This post has been edited by keneeth111: Apr 8 2019, 11:05 PM
paylink
post Apr 12 2019, 12:58 AM

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Who stay near lrt got hear the noise? Is the higher floor less noise? Thanks
paylink
post Apr 12 2019, 12:59 AM

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Who stay near lrt got hear the noise? Is the higher floor less noise? Thanks
bouncy
post Apr 12 2019, 10:12 PM

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https://www.thesundaily.my/business/gdb-awa...ynergy-FC730531

would this be a plus for the condo?
BEANCOUNTER
post Apr 12 2019, 10:17 PM

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QUOTE(bouncy @ Apr 12 2019, 10:12 PM)
Why its a plus?
Just the appointment of main con.

Maju kl also kena sued by main cons for not settling the debt.
oreo_tan P
post Apr 13 2019, 08:16 AM

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GDB? main con of Kl eco city?
oreo_tan P
post Apr 13 2019, 01:42 PM

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https://www.gdbhb.com.my/portfolio/perla-ara-sentral/
oreo_tan P
post Apr 13 2019, 01:42 PM

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Not sure same project onot..
Brown22 P
post Apr 13 2019, 02:04 PM

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QUOTE(oreo_tan @ Apr 13 2019, 01:42 PM)
Not sure same project onot..
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Yes its the same project
GISnerd P
post Apr 13 2019, 05:09 PM

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QUOTE(BEANCOUNTER @ Apr 12 2019, 10:17 PM)
Why its a plus?
Just the appointment of main con.

Maju kl also kena sued by main cons for not settling the debt.
*
Precisely, you can use the best builders but if you don’t pay them .... they stop works.

Plaza Rakyat last time also used Daewoo mah, end up what happened ?
BEANCOUNTER
post Apr 13 2019, 08:36 PM

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Anyone know where is the sales office???
oreo_tan P
post Apr 13 2019, 09:03 PM

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QUOTE(BEANCOUNTER @ Apr 13 2019, 08:36 PM)
Anyone know where is the sales office???
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Don’t have showroom yet. Should be end of June. But have agent start sell already
joeyong99
post Apr 13 2019, 09:21 PM

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Anyone pay booking fee for this project? What do you think about this project compare with the Arcuz?
BEANCOUNTER
post Apr 13 2019, 09:23 PM

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QUOTE(oreo_tan @ Apr 13 2019, 09:03 PM)
Don’t have showroom yet. Should be end of June. But have agent start sell already
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Not buying.
Just wanna jalan jalan sales gallery and show units if any.
I stay nearby.
BEANCOUNTER
post Apr 13 2019, 09:26 PM

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QUOTE(joeyong99 @ Apr 13 2019, 09:21 PM)
Anyone pay booking fee for this project? What do you think about this project compare with the Arcuz?
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I wrote off arcuz. Triple threat.....nkve lrt n smacked within lower cost housing.

Tis one at least lower rise (18 storey), not as densed.

But old airport road perpetual jam during rush hours.

And with one glance, the layouts also not as nice.
joeyong99
post Apr 13 2019, 09:34 PM

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Means you feel arra better? But didn’t heard before the developer name. Not sure on the workmanship
BEANCOUNTER
post Apr 13 2019, 10:39 PM

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QUOTE(joeyong99 @ Apr 13 2019, 09:34 PM)
Means you feel arra better? But didn’t heard before the developer name. Not sure on the workmanship
*
officially its now called Ara Sentral, no longer ARRA.

if they managed to complete the entire project, I don't expect the quality much differ from Pacific Place, which is very average to be polite.

how much they are selling now, on average? 650psf? need to check how much pacific place subsale price is.
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post Apr 13 2019, 10:48 PM

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QUOTE(joeyong99 @ Apr 13 2019, 09:21 PM)
Anyone pay booking fee for this project? What do you think about this project compare with the Arcuz?
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I paid booking fee for this project....But will look at their selling price first, not die die will buy...

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post Apr 14 2019, 10:53 AM

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QUOTE(Brown22 @ Apr 13 2019, 10:48 PM)
I paid booking fee for this project....But will look at their selling price first, not die die will buy...
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\
Means it's just locking interest now, price also yet to be finalized?
keneeth111
post Apr 14 2019, 10:52 PM

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QUOTE(Fat3Twister @ Apr 14 2019, 10:53 AM)
\
Means it's just locking interest now, price also yet to be finalized?
*
affordable homes (2xxK) and private residence (3xxK) for the same size which sharing the entrance and facilities....

just can't accept this concept..... bangwall.gif
BEANCOUNTER
post Apr 14 2019, 10:54 PM

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QUOTE(keneeth111 @ Apr 14 2019, 10:52 PM)
affordable homes (2xxK) and private residence (3xxK) for the same size which sharing the entrance and facilities....

just can't accept this concept..... bangwall.gif
*
why/?

I dun mind sharing the facilities with private residences.
joeyong99
post Apr 14 2019, 11:51 PM

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QUOTE(keneeth111 @ Apr 14 2019, 10:52 PM)
affordable homes (2xxK) and private residence (3xxK) for the same size which sharing the entrance and facilities....

just can't accept this concept..... bangwall.gif
*
What you mean on affordable homes and private residence?
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post Apr 14 2019, 11:54 PM

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QUOTE(keneeth111 @ Apr 14 2019, 10:52 PM)
affordable homes (2xxK) and private residence (3xxK) for the same size which sharing the entrance and facilities....

just can't accept this concept..... bangwall.gif
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Welcome back ~~
AskarPerang
post Apr 15 2019, 12:05 AM

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QUOTE(keneeth111 @ Apr 14 2019, 10:52 PM)
affordable homes (2xxK) and private residence (3xxK) for the same size which sharing the entrance and facilities....

just can't accept this concept..... bangwall.gif
*
Is studio or 1 bedroom unit right?
Many other new launch in Selangor also got this affordable home component. Is like something "forced" by the government to the developer to provide. No idea what's this scheme known as.

Parkland Residence
Cheras Traders Garden
MKH Boulevard 2

All got those small pigeon hole unit only for the affordable home scheme.
frey95
post Apr 15 2019, 12:49 AM

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QUOTE(keneeth111 @ Apr 14 2019, 10:52 PM)
affordable homes (2xxK) and private residence (3xxK) for the same size which sharing the entrance and facilities....

just can't accept this concept..... bangwall.gif
*
There is affordable homes with private residence for this ara project? Mind share the info? Where can I look into it?
Fat3Twister
post Apr 15 2019, 01:05 AM

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QUOTE(keneeth111 @ Apr 14 2019, 10:52 PM)
affordable homes (2xxK) and private residence (3xxK) for the same size which sharing the entrance and facilities....

just can't accept this concept..... bangwall.gif
*
I wanna buy the affordable homes
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post Apr 15 2019, 11:27 AM

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QUOTE(keneeth111 @ Apr 14 2019, 10:52 PM)
affordable homes (2xxK) and private residence (3xxK) for the same size which sharing the entrance and facilities....

just can't accept this concept..... bangwall.gif
*

Wah meaning like Rumah WIP/Rumah Selangor/PPR level kind of residents staying in future.

my friend booked Bukit Jalil rumah WIP and cancelled at the end as cannot accept the types of residents LOL, even though very cheap.

Indeed there is PPR next to this project.
BEANCOUNTER
post Apr 15 2019, 12:14 PM

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QUOTE(AskarPerang @ Apr 15 2019, 12:05 AM)
Is studio or 1 bedroom unit right?
Many other new launch in Selangor also got this affordable home component. Is like something "forced" by the government to the developer to provide. No idea what's this scheme known as.

Parkland Residence
Cheras Traders Garden
MKH Boulevard 2

All got those small pigeon hole unit only for the affordable home scheme.
*
yes only in Selangor.

1bedder selling not exceeding 250k for single bedder.
Brown22 P
post Apr 15 2019, 01:20 PM

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QUOTE(joeyong99 @ Apr 14 2019, 11:51 PM)
What you mean on affordable homes and private residence?
*
Some of the units in this project (level 7 to 12) are reserved under affordable home.
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post Apr 15 2019, 01:38 PM

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QUOTE(Brown22 @ Apr 15 2019, 01:20 PM)
Some of the units in this project (level 7 to 12) are reserved under affordable home.
*
Do you know the scheme name of the affordable home? Or any official website to show list of available projects under this scheme?

Is certainly not rumah selangorku. As that website got listed available project but none showing these pigeon hole unit as i listed above from new launch condo standard project.
BEANCOUNTER
post Apr 15 2019, 01:42 PM

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I don't think its classified under affordable homes.

bcos many developers launched 1bedder at normal price, locked out those 'income group' that yelling for 1bedder but cant afford real market value, therefore sel gov came out with rulling that should you sell 1bedder at normal price, you must also need to sell 1bedder at capped price of not more than 250k to affordable group.
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post Apr 15 2019, 01:52 PM

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QUOTE(Brown22 @ Apr 15 2019, 01:20 PM)
Some of the units in this project (level 7 to 12) are reserved under affordable home.
*
Any idea who should look for to book or how to get this unit?

Cause I can't found any related information.

BEANCOUNTER
post Apr 15 2019, 01:54 PM

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QUOTE(frey95 @ Apr 15 2019, 01:52 PM)
Any idea who should look for to book or how to get this unit?

Cause I can't found any related information.
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call the developers office number lah…

if not go visit citta mall....was told they (or their appointed agent) has temporary display there.
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post Apr 15 2019, 01:58 PM

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QUOTE(frey95 @ Apr 15 2019, 01:52 PM)
Any idea who should look for to book or how to get this unit?

Cause I can't found any related information.
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Developer will not sell those affordable units at initial phase...
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post Apr 15 2019, 02:31 PM

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Block 3A and 3B will sit right above RapidKL park&ride. Currently the parking start from G to B3. The open space below Ara Damansara lrt always flood whenever there is heavy rain, and part of the water go into the carpark. The workmanship of the carpark is more less same as Pacific Place, hardly average.

I guess the layout is somewhat limited by the existing columns as it share the same foundation with park&ride.
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post Apr 15 2019, 08:38 PM

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QUOTE(Brown22 @ Apr 15 2019, 01:58 PM)
Developer will not sell those affordable units at initial phase...
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I ask agent, they told that the below unit is reserved to the developer and landowner staff
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post Apr 15 2019, 08:50 PM

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QUOTE(joeyong99 @ Apr 15 2019, 08:38 PM)
I ask agent, they told that the below unit is reserved to the developer and landowner staff
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This is also what the agent told me....
BEANCOUNTER
post Apr 15 2019, 09:58 PM

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QUOTE(joeyong99 @ Apr 15 2019, 08:38 PM)
I ask agent, they told that the below unit is reserved to the developer and landowner staff
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what is below unit?

meaning high floor units open to public and low floor units reserved for own people? roughly how many floors are there reserved?

where did you guys see the scale model?
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post Apr 15 2019, 11:15 PM

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QUOTE(joeyong99 @ Apr 15 2019, 08:38 PM)
I ask agent, they told that the below unit is reserved to the developer and landowner staff
*
Given a mid range property almost similar to pacific place(500-650psf) at a price of 650 psf, I dont see this property gonna be successful in terms of capital appreciation in coming years... pacific place hardly rents out, lots of units eagerly looking for tenants, empty evolve mall... Later if sales no good.. then developer sell remaining units + developer units at lower prices with rebates.. early birds die 99. The market value of property nose dive
joeyong99
post Apr 15 2019, 11:22 PM

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QUOTE(BEANCOUNTER @ Apr 15 2019, 09:58 PM)
what is below unit?

meaning high floor units open to public and low floor units reserved for own people? roughly how many floors are there reserved?

where did you guys see the scale model?
*
No scale model yet. Meet agent at citta mall. Agent said 13th floor onward only open for public.
joeyong99
post Apr 15 2019, 11:27 PM

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QUOTE(zxcv96 @ Apr 15 2019, 11:15 PM)
Given a mid range property almost similar to pacific place(500-650psf) at a price of 650 psf, I dont see this property gonna be successful in terms of capital appreciation in coming years... pacific place hardly rents out, lots of units eagerly looking for tenants, empty evolve mall... Later if sales no good.. then developer sell remaining units + developer units at lower prices with rebates.. early birds die 99. The market value of property nose dive
*
If they got direct link bridge for residents to lrt and the property is held under freehold land. Do you think the property value will be different compare with pacific place?
zxcv96
post Apr 16 2019, 12:34 AM

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QUOTE(joeyong99 @ Apr 15 2019, 11:27 PM)
If they got direct link bridge for residents to lrt and the property is held under freehold land. Do you think the property value will be different compare with pacific place?
*
Direct link to lrt doesnt mean confirm capital appreciation... pacific place also walk 3 mins can reach the lrt ad.. why rental still so bad? if ppl wanna rent they will rent nearer to where they wanna be. look at cheras freehold mrt projects, laku meh? you vista blabla, lack of tenant.
BEANCOUNTER
post Apr 16 2019, 08:51 AM

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QUOTE(zxcv96 @ Apr 15 2019, 11:15 PM)
Given a mid range property almost similar to pacific place(500-650psf) at a price of 650 psf, I dont see this property gonna be successful in terms of capital appreciation in coming years... pacific place hardly rents out, lots of units eagerly looking for tenants, empty evolve mall... Later if sales no good.. then developer sell remaining units + developer units at lower prices with rebates.. early birds die 99. The market value of property nose dive
*
pacific place where got 650psf so high? can sell 600psf already pray haven pray earth already.

the failure of PP, personally to me is the entire commercial area is look like 'halal' zone. if you want non halal food, need to either drive to ara Damansara or kelana jaya/ss2/tmn megah.

and the design and construction of PP apartments are a bit low standard. there hardly any 'foyer' area and lobby is non existence and built quality is macam low-mid cost flat.

I don't expect Ara Sentral to be fared any better. I rather cheong subang jaya city centre than this Ara Dsara LRT area.

Wat a waste of prime land.
joeyong99
post Apr 16 2019, 08:19 PM

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I am planning for own stay. And still considering either ara sentral or arcuz. What do you think?
BEANCOUNTER
post Apr 16 2019, 09:01 PM

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QUOTE(joeyong99 @ Apr 16 2019, 08:19 PM)
I am planning for own stay. And still considering either ara sentral or arcuz. What do you think?
*
I will pick arcuz for its lower completion risk compared to this newbie IF everything else shoulder to shoulder

Btw i went to citta mall today but cant seem to find the boot...
Dunno where they hiding
seancl85
post Apr 16 2019, 09:06 PM

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QUOTE(joeyong99 @ Apr 16 2019, 08:19 PM)
I am planning for own stay. And still considering either ara sentral or arcuz. What do you think?
*
Can also try sunway serene..plaza kelana jaya..or arcuz oh
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post Apr 16 2019, 11:04 PM

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QUOTE(BEANCOUNTER @ Apr 16 2019, 08:51 AM)
pacific place where got 650psf so high? can sell 600psf already pray haven pray earth already.

the failure of PP, personally to me is the entire commercial area is look like 'halal' zone. if you want non halal food, need to either drive to ara Damansara or kelana jaya/ss2/tmn megah.

and the design and construction of PP apartments are a bit low standard. there hardly any 'foyer' area and lobby is non existence and built quality is macam low-mid cost flat.

I don't expect Ara Sentral to be fared any better. I rather cheong subang jaya city centre than this Ara Dsara LRT area.

Wat a waste of prime land.
*
yes, go for SJCC....at least got better malls, cinema, corporate buildings and near to Shah Alam industrial area.....

many mid-high level employees stay at SJ and travel to work at Shah Alam.....

but SJCC side also got number of completed projects like E-Tiara, Subang Avenue, Casa Tiara, Saujana Residency, Isola, Empire SOHO, and etc....

well, thanks for honest feedback from Bean boss who stayed in Ara Damansara before, right?! if my memory serves me well...... thumbup.gif
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post Apr 17 2019, 12:14 AM

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QUOTE(BEANCOUNTER @ Apr 16 2019, 08:51 AM)
pacific place where got 650psf so high? can sell 600psf already pray haven pray earth already.

the failure of PP, personally to me is the entire commercial area is look like 'halal' zone. if you want non halal food, need to either drive to ara Damansara or kelana jaya/ss2/tmn megah.

and the design and construction of PP apartments are a bit low standard. there hardly any 'foyer' area and lobby is non existence and built quality is macam low-mid cost flat.

I don't expect Ara Sentral to be fared any better. I rather cheong subang jaya city centre than this Ara Dsara LRT area.

Wat a waste of prime land.
*
How much is SJCC going for and how much is this Arra Sentral going for again?

QUOTE(joeyong99 @ Apr 16 2019, 08:19 PM)
I am planning for own stay. And still considering either ara sentral or arcuz. What do you think?
*
Neither but depends on your budget, places you need to be and whet you deem as important.
Fat3Twister
post Apr 17 2019, 08:10 AM

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QUOTE(joeyong99 @ Apr 16 2019, 08:19 PM)
I am planning for own stay. And still considering either ara sentral or arcuz. What do you think?
*
Maybe can consider Panorama also
BEANCOUNTER
post Apr 17 2019, 12:17 PM

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QUOTE(Bjorn1688 @ Apr 17 2019, 12:14 AM)
How much is SJCC going for and how much is this Arra Sentral going for again?
Neither but depends on your budget, places you need to be and whet you deem as important.
*
obviously picking btw sjcc and ara sentral is meant for someone with a bit of deeper pocket where convienence is more important than dollar and sense.

however, why must die die buy new or choose btw new vs new (arcuz vs ara sentral)?

one can compare pacific place, aratre urbana also.
Kevxion
post Apr 19 2019, 02:36 PM

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is it pj still have any freehold property ?
paylink
post Apr 21 2019, 01:23 AM

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Got but next to lrt don't think so
paylink
post May 2 2019, 09:14 PM

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No more updates?? When the launching and showroom open?
Domeeneequec
post May 2 2019, 10:26 PM

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QUOTE(paylink @ May 2 2019, 09:14 PM)
No more updates?? When the launching and showroom open?
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June
Aimer247
post May 8 2019, 12:32 PM

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This seems like something that is ultra high density...
BEANCOUNTER
post May 8 2019, 02:32 PM

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QUOTE(Aimer247 @ May 8 2019, 12:32 PM)
This seems like something that is ultra high density...
*
ara Damansara got height restriction. so far all highrises only limited to 18 storey.

how high density can it be?????

obviously you haven't checked out Razak City and Trion.

This post has been edited by BEANCOUNTER: May 8 2019, 02:33 PM
Aimer247
post May 9 2019, 11:37 AM

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QUOTE(BEANCOUNTER @ May 8 2019, 02:32 PM)
ara Damansara got height restriction. so far all highrises only limited to 18 storey.

how high density can it be?????

obviously you haven't checked out Razak City and Trion.
*
High density in an area. It doesn’t need to be referring to 66 floors in a tower. It can be 6 blocks of 18 floors in an area too.
BEANCOUNTER
post May 9 2019, 01:28 PM

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QUOTE(Aimer247 @ May 9 2019, 11:37 AM)
High density in an area. It doesn’t need to be referring to 66 floors in a tower. It can be 6 blocks of 18 floors in an area too.
*
why don't you tell me

what is consider high density? what is the plot ratio?

how many ppl per acreage or psf?

how many units per acreage?

just bcos 6 blks of 18th flr consider high density?????

everything in life is doing with numbers. Now would you like to share what high density means to you in numbers?
Aimer247
post May 17 2019, 10:31 AM

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QUOTE(AskarPerang @ Apr 15 2019, 12:05 AM)
Is studio or 1 bedroom unit right?
Many other new launch in Selangor also got this affordable home component. Is like something "forced" by the government to the developer to provide. No idea what's this scheme known as.

Parkland Residence
Cheras Traders Garden
MKH Boulevard 2

All got those small pigeon hole unit only for the affordable home scheme.
*
It seems like Perla will have something like this also for level 7-12. This is quite a put off actually. Today met up with SA and she told me it’s for developers own people or something like that. Not sure how true, but I find this story hard to buy.
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post May 17 2019, 01:16 PM

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QUOTE(Aimer247 @ May 17 2019, 10:31 AM)
It seems like Perla will have something like this also for level 7-12. This is quite a put off actually. Today met up with SA and she told me it’s for developers own people or something like that. Not sure how true, but I find this story hard to buy.
*
I also pulled out because of this. Apparently the developers not telling the truth about the reserved units, some SA say its for developer staff, some say its for affordable housing.
BEANCOUNTER
post May 17 2019, 04:06 PM

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QUOTE(Brown22 @ May 17 2019, 01:16 PM)
I also pulled out because of this. Apparently the developers not telling the truth about the reserved units, some SA say its for developer staff, some say its for affordable housing.
*
Tis is the jv btw developer and prasana, the land owner.

Surely some units are given to landowners as price for the land....
yjtan15
post May 17 2019, 05:32 PM

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Anyone knows is there a sewerage plant indah water next to Ara Sentral?

user posted image
paylink
post May 18 2019, 06:10 PM

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Possible to walk over to evolve concept mall opposite?
BEANCOUNTER
post May 18 2019, 10:52 PM

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QUOTE(paylink @ May 18 2019, 06:10 PM)
Possible to walk over to evolve concept mall opposite?
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Of course can....

But in their brochure evolve mall was never omce mention.

They suggested citta mall....


paylink
post May 19 2019, 02:20 PM

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QUOTE(BEANCOUNTER @ May 18 2019, 10:52 PM)
Of course can....

But in their brochure evolve mall was never omce mention.

They suggested citta mall....
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I went to evolve concept mall before, quite a nice place just not many people.. Parking very easy
BEANCOUNTER
post May 19 2019, 02:31 PM

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QUOTE(paylink @ May 19 2019, 02:20 PM)
I went to evolve concept mall before, quite a nice place just not many people.. Parking very easy
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Evolve mall is waiting to close shop.

The teh tarih place...if its sti there...i catch no ball how it can sustaim. 9 /10 times no customers .
paylink
post May 19 2019, 10:00 PM

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May be later got more crowd after ara sentral

This post has been edited by paylink: May 19 2019, 10:30 PM
BEANCOUNTER
post May 19 2019, 11:21 PM

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QUOTE(paylink @ May 19 2019, 10:00 PM)
May be later got more crowd after ara sentral
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The question is

Can evolve mall evolve another 4 to 5 yrs b4 ara sentral vped its 1st phase???
BEANCOUNTER
post May 19 2019, 11:21 PM

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QUOTE(paylink @ May 19 2019, 10:00 PM)
May be later got more crowd after ara sentral
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The question is

Can evolve mall evolve another 4 to 5 yrs b4 ara sentral vped its 1st phase???
paylink
post May 20 2019, 08:49 PM

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True also, let's see how it go.

Waiting for this ara sentral launching since months ago, the location is good and direct link to lrt, hope it not upset us when launch.
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post May 20 2019, 09:46 PM

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Every morning i see a lot of people walking to their to office from LRT ara damansara when i pass by the highway. i also see there is shuttle bus bringing them from the station to office.
lets see how this project is going to be, the project itself doesn't seem to have good internal value beside it claim to be freehold, selling 650 psf (among the cheapest in ara damansara) and next to LRT & Evolve mall(currently half dying).
so many supplies at one area, Ara Sentral, Pacific, The Oak, Urbana, Puncak Seri Kelana, AraTre.

If you are buying purely targeting for people who utilize LRT, then good luck to you.
i dont see people who rely on LRT can afford RM2500 rental every month.
and i dont see people buy for own stay willing to stay in such location (facing to highway & LRT in very close distance)



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post May 20 2019, 10:53 PM

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Main entrance face directly the entrance of PPR low cost flats...……..
iphone2huawei P
post May 20 2019, 10:55 PM

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QUOTE(godsboy77 @ Mar 31 2019, 12:35 AM)
Anyone made their booking for this project?
*
Main entrance face directly the main entrance of the PPR low cost flats

iphone2huawei P
post May 20 2019, 10:58 PM

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QUOTE(paylink @ May 2 2019, 09:14 PM)
No more updates?? When the launching and showroom open?
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Directly next to PPR low cost flat, main entrance directly face low cost flat entrance...………..
paylink
post May 21 2019, 06:25 PM

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facing PPR is fine, as long not facing mosq or highway with car speeding sound..

anyway the cons I worried is the lrt noise, not sure how loud ll it be and if stay higher floor will be better?
BEANCOUNTER
post May 21 2019, 08:07 PM

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Higher floor
Away from lrr track should suffice.

But it also means facing highway turn off to subang toll and old subang airport road.
paylink
post May 22 2019, 11:32 AM

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QUOTE(BEANCOUNTER @ May 21 2019, 08:07 PM)
Higher floor
Away from lrr track should suffice.

But it also means facing highway turn off to subang toll and old subang airport road.
*
OK thanks, let's see what the offer during launch time
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post Jun 1 2019, 02:16 PM

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Who got the latest news??
LexFei
post Jun 2 2019, 01:08 PM

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I stayed before next to the lrt track PPR area. Every 20 minutes you sure will heard lrt track noices.

This post has been edited by LexFei: Jun 2 2019, 01:09 PM
BEANCOUNTER
post Jun 2 2019, 01:23 PM

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are you facing or back facing the track?
paylink
post Jun 3 2019, 10:15 PM

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QUOTE(LexFei @ Jun 2 2019, 01:08 PM)
I stayed before next to the lrt track PPR area.  Every 20 minutes you sure will heard lrt track noices.
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Are you stay in landed or condo? Which floor you stay if condo that still hear the noise?

Thanks
LexFei
post Jun 4 2019, 01:03 AM

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QUOTE(paylink @ Jun 3 2019, 10:15 PM)
Are you stay in landed or condo? Which floor you stay if condo that still hear the noise?

Thanks
*
I stayed at PPR housing that time. The track are just next to the block , I can see the train from the window.
yjtan15
post Jun 4 2019, 10:56 AM

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I went to the LRT station last week. really can hear loud noise when train comes. LOL. the surrounding of the project looks quite low costs with the PPR, LRT Track, and anyone can confirm is there a INDAH WATER next to PPR?

After all, for investment i guess ok lar. but definitely not for own stay. Cantara is so much better for own stay albeit the higher psf price.

This post has been edited by yjtan15: Jun 4 2019, 10:57 AM
LexFei
post Jun 4 2019, 11:39 AM

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I heard SA said showroom only available at the end of Jun. By the time, HOC has been expiry.
BEANCOUNTER
post Jun 4 2019, 11:44 AM

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QUOTE(yjtan15 @ Jun 4 2019, 10:56 AM)
I went to the LRT station last week. really can hear loud noise when train comes. LOL. the surrounding of the project looks quite low costs with the PPR, LRT Track, and anyone can confirm is there a INDAH WATER next to PPR?

After all, for investment i guess ok lar. but definitely not for own stay.  Cantara is so much better for own stay albeit the higher psf price.
*
So if for investment you put yr cows in there and not human???

If u cant stay there why you think other human can stay? Bcos your life is more precious than others???
chicargo
post Jun 4 2019, 11:54 AM

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Showroom at Oasis Corporate Park, behind Citta Mall
BEANCOUNTER
post Jun 4 2019, 12:04 PM

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QUOTE(chicargo @ Jun 4 2019, 11:54 AM)
Showroom at Oasis Corporate Park, behind Citta Mall
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Not the former rio or simedarby/boustead show gallery rite?

Oasis corp park you need to pay parking once enter the area rite????

Can share the address here?
paylink
post Jun 4 2019, 01:28 PM

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QUOTE(LexFei @ Jun 4 2019, 01:03 AM)
I stayed at PPR housing that time. The track are just next to the block , I can see the train from the window.
*
Oh then u r same level as the lrt track, somemore facing it, that sure can hear some noise I believe. But if more higher floor or away facing the track should be fine right
8sg9ft
post Jun 4 2019, 02:35 PM

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The noise doesn’t disappear just by being higher than the tracks. Even if you are 20 storeys above it, you’ll hear it.
paylink
post Jun 4 2019, 05:01 PM

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I go and test today sitting at Mcd Tesco just next to Puchong lrt (Tesco hv direct link to lrt station), looking at the lrt pass by the track but the noise seem very little, I cant event notice it but may be I sit inside Mcd, got some glass filter (sound proof) it.

Overall feeling ok as it's just below the lrt track and nothing block in between. Distance around 50-100meter I guess
BEANCOUNTER
post Jun 5 2019, 12:05 PM

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QUOTE(paylink @ Jun 4 2019, 05:01 PM)
I go and test today sitting at Mcd Tesco just next to Puchong lrt (Tesco hv direct link to lrt station), looking at the lrt pass by the track but the noise seem very little, I cant event notice it but may be I sit inside Mcd, got some glass filter (sound proof) it.

Overall feeling ok as it's just below the lrt track and nothing block in between. Distance around 50-100meter I guess
*

Do another test for me will you?

Go back to mcd, sit down and turn on any talking you tube. .place your phone on the table and listen to every single word that comes out from yr phone....

Can you hear clearer what the youtube was all about?
davkong
post Jun 5 2019, 02:27 PM

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QUOTE(paylink @ Jun 4 2019, 05:01 PM)
I go and test today sitting at Mcd Tesco just next to Puchong lrt (Tesco hv direct link to lrt station), looking at the lrt pass by the track but the noise seem very little, I cant event notice it but may be I sit inside Mcd, got some glass filter (sound proof) it.

Overall feeling ok as it's just below the lrt track and nothing block in between. Distance around 50-100meter I guess
*
You are sitting in public area, lots of ambient noise. I live in Setiawalk opposite, facing Wawasan side. Even with that, in one of the rooms I can still hear the LRT approaching. It's not disturbing but you can hear it. With the AC on, no ceiling fan.

This post has been edited by davkong: Jun 5 2019, 02:28 PM
juvaan
post Jun 10 2019, 12:28 PM

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i have lived next to LRT (kelana jaya and lembah subang) and also next to high way before.

Lived next to KJ LRT (double storey house 100m adjacent from the tracks) for 5 years. The sound from the trains is bearable. You can hear the movement every 2 minutes and announcements from the station, but over time it becomes white noise. Plus i only hear it clearly when outdoors, can hear faint sounds indoors with just AC on.

Currently living in Crimson, ara adamansara for past 2 years. 200m from the LRT, barely hear anything.

But trust me, comparing LRT vs highway, avoid highway at all costs!!

i used to stay facing NKVE on 15th floor. it is loud as hell. especially when motorbikes or big trucks speed by at night. i have woken up many times during the night startled by such loud noises. so much so, i could not bear the sound and moved out to a unit away from the highway (facing NZX). Another experience was when i scouting for unit to rent at kelana putera, the highway sounds were a nightmare and a huge turn off.

So if you are considering Arcuz vs this project, i will not give arcuz a second thought, as it is exactly adjacent to NKVE (same as kelana putera). Plus the Psf price is way higher than this one.

well my point is, if you're worried about LRT loud sounds - dont worry too much as you will ignore it compared to highway noise. i will pick LRT over highway any day. My advice for this project is try to avoid highway facing units.

This post has been edited by juvaan: Jun 10 2019, 12:35 PM
juvaan
post Jun 10 2019, 12:34 PM

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QUOTE(paylink @ Apr 5 2019, 09:51 PM)
Who stay near by lrt condo can share about their past experience?
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you can refer to my reply.
juvaan
post Jun 10 2019, 12:43 PM

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Any one visited the showroom?

Interested in D1 or the 1000sf one. if i understand the layout correctly, there is no wet kitchen (outdoor) or yard?

Where does the AC external unit go?
BEANCOUNTER
post Jun 10 2019, 07:37 PM

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QUOTE(juvaan @ Jun 10 2019, 12:28 PM)
i have lived next to LRT (kelana jaya and lembah subang) and also next to high way before.

Lived next to KJ LRT (double storey house 100m adjacent from the tracks) for 5 years. The sound from the trains is bearable. You can hear the movement every 2 minutes and announcements from the station, but over time it becomes white noise. Plus i only hear it clearly when outdoors, can hear faint sounds indoors with just AC on.

Currently living in Crimson, ara adamansara for past 2 years. 200m from the LRT, barely hear anything.

But trust me, comparing LRT vs highway, avoid highway at all costs!!

i used to stay facing NKVE on 15th floor. it is loud as hell. especially when motorbikes or big trucks speed by at night. i have woken up many times during the night startled by such loud noises. so much so, i could not bear the sound and moved out to a unit away from the highway (facing NZX). Another experience was when i scouting for unit to rent at kelana putera, the highway sounds were a nightmare and a huge turn off.

So if you are considering Arcuz vs this project, i will not give arcuz a second thought, as it is exactly adjacent to NKVE (same as kelana putera). Plus the Psf price is way higher than this one.

well my point is, if you're worried about LRT loud sounds - dont worry too much as you will ignore it compared to highway noise. i will pick LRT over highway any day. My advice for this project is try to avoid highway facing units.
*
Bro

While i agreed w most of what yr experience, but i beg for differ on one aspect.

Ur current home is a dsl. It will be sir below lrt track. Voice or noise travel upwards therefore you feel less disturbance.

Lrt starts at 4am n mosque start around 5am...

Hope you are early riser

Fat3Twister
post Jun 11 2019, 12:21 AM

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QUOTE(BEANCOUNTER @ Jun 10 2019, 07:37 PM)
Bro

While i agreed w most of what yr experience, but i beg for differ on one aspect.

Ur current home is a dsl. It will be sir below lrt track. Voice or noise travel upwards therefore you feel less disturbance.

Lrt starts at 4am n mosque start around 5am...

Hope you are early riser
*
He's staying in Crimson currently, not DSL.

Btw, sound travel upwards is a myth, sound travel both directions.
zcalex
post Jun 11 2019, 11:51 AM

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QUOTE(juvaan @ Jun 10 2019, 12:28 PM)
i have lived next to LRT (kelana jaya and lembah subang) and also next to high way before.

Lived next to KJ LRT (double storey house 100m adjacent from the tracks) for 5 years. The sound from the trains is bearable. You can hear the movement every 2 minutes and announcements from the station, but over time it becomes white noise. Plus i only hear it clearly when outdoors, can hear faint sounds indoors with just AC on.

Currently living in Crimson, ara adamansara for past 2 years. 200m from the LRT, barely hear anything.

But trust me, comparing LRT vs highway, avoid highway at all costs!!

i used to stay facing NKVE on 15th floor. it is loud as hell. especially when motorbikes or big trucks speed by at night. i have woken up many times during the night startled by such loud noises. so much so, i could not bear the sound and moved out to a unit away from the highway (facing NZX). Another experience was when i scouting for unit to rent at kelana putera, the highway sounds were a nightmare and a huge turn off.

So if you are considering Arcuz vs this project, i will not give arcuz a second thought, as it is exactly adjacent to NKVE (same as kelana putera). Plus the Psf price is way higher than this one.

well my point is, if you're worried about LRT loud sounds - dont worry too much as you will ignore it compared to highway noise. i will pick LRT over highway any day. My advice for this project is try to avoid highway facing units.
*
how do u compare Arcuz with this project, totally different way of comparison. u cant compare Toyota & Proton.
Arcuz is more toward lifestyle living, target mid to high end families, facilities wise Arcuz is much more than Arra, no doubt psf price is higher than arra. people paying premium price to live in premium environment.
Arra is TOD project, provide conveniently to ppl who need to take LRT to work, but due to it location surrounding, they are not a good place to settle down with family long stay.

So Arcuz good for own stay, Arra more suitable for rental investment. (however, pls think twice for Arra investment, those failure case can be seen from Eve Suites, Pacific place)

facing to highway or not, pls take a look along the federal highway, LDP, kesas, MRR2, which condo are not next or facing to highway? is the ppl complain abt highway noise all this while?
maybe u want some peaceful environment u can choose to stay in taman2.

another good thing abt next to highway at least your condo visible to everyone, the resales value is also has an advantage.
paylink
post Jun 11 2019, 08:57 PM

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No not next to highway or busy road, it's more suffer to hear the vehicles speeding sound even once in awhile
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post Jun 11 2019, 11:13 PM

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QUOTE(zcalex @ Jun 11 2019, 11:51 AM)
how do u compare Arcuz with this project, totally different way of comparison. u cant compare Toyota & Proton.
Arcuz is more toward lifestyle living, target mid to high end families, facilities wise Arcuz is much more than Arra, no doubt psf price is higher than arra. people paying premium price to live in premium environment.
Arra is TOD project, provide conveniently to ppl who need to take LRT to work, but due to it location surrounding, they are not a good place to settle down with family long stay.

So Arcuz good for own stay, Arra more suitable for rental investment. (however, pls think twice for Arra investment, those failure case can be seen from Eve Suites, Pacific place)

facing to highway or not, pls take a look along the federal highway, LDP, kesas, MRR2, which condo are not next or facing to highway? is the ppl complain abt highway noise all this while?
maybe u want some peaceful environment u can choose to stay in taman2.

another good thing abt next to highway at least your condo visible to everyone, the resales value is also has an advantage.
*
Noise and sound pollution dont discriminate high or low end properties.

Doesnt mean if arcuz is high end (which i think its ridiculous to tag as such bcos its surrounded by less glamourous propetties around, next to highway, passed by lrt track), it should be bubber wrapped against sound.


And another of yr insertion...apa apa azcuz good for own stay and ara sentral is good for investment is utterly doesnt nake sense...

All houses are for ppl to stay....doesnt matter its owner stay or tenamt stay.....

Are you suggesting that arcuz wont allow any tenancy or ara sentral 100% only for tenancy???

Next to highway but no direct access to highway??? I will ve the 1st one that ruled them out if i am in the market for subsale property. Apa visibility.....

This post has been edited by BEANCOUNTER: Jun 11 2019, 11:16 PM
chicargo
post Jun 12 2019, 08:39 AM

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showroom at Oasis Corporate Park still work in progress
juvaan
post Jun 12 2019, 12:17 PM

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QUOTE(zcalex @ Jun 11 2019, 11:51 AM)
how do u compare Arcuz with this project, totally different way of comparison. u cant compare Toyota & Proton.
Arcuz is more toward lifestyle living, target mid to high end families, facilities wise Arcuz is much more than Arra, no doubt psf price is higher than arra. people paying premium price to live in premium environment.
Arra is TOD project, provide conveniently to ppl who need to take LRT to work, but due to it location surrounding, they are not a good place to settle down with family long stay.

So Arcuz good for own stay, Arra more suitable for rental investment. (however, pls think twice for Arra investment, those failure case can be seen from Eve Suites, Pacific place)

facing to highway or not, pls take a look along the federal highway, LDP, kesas, MRR2, which condo are not next or facing to highway? is the ppl complain abt highway noise all this while?
maybe u want some peaceful environment u can choose to stay in taman2.

another good thing abt next to highway at least your condo visible to everyone, the resales value is also has an advantage.
*
I'm not comparing both projects. What i'm saying is there is such a huge price difference when both projects are within the same 1KM radius. (600 psf vs 900psf). If follow your logic, Arra should have a higher appreciation as it is literally next to subang airport road with easy access while Arcuz is shielded from LDP (a few turns to get in) but "only visible" from NKVE. the only explanation for price variance is Arcuz is banking on established developer reputation with good projects to speak for itself, whereas Arra's developer has no prior experience in condo building.

I live next to eve suites, i dont think it is a failure - Occupancy is quite good although it is catered for a different market (rich foreign students/SOHO/high end studios). Pacific place i would say it is too exposed commercially, it has low security as anyone can just walk in and out tagging behind tenants. it just doesnt feel safe when your unit is literally above shoplots, definitely not for family stay.

High end or low end... noise pollution is the same for all. i rather stay next to old subang airport road than a highway like NKVE. If you dont believe me, just take a walk around Arcuz site and listen to the noise yourself - its a nightmare. Your lifestyle living will go down the drain when you cant even use the pool in peace without looking at big trucks and motorbikes speeding by. I'm sharing based on personal experience.




zcalex
post Jun 12 2019, 03:12 PM

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QUOTE(BEANCOUNTER @ Jun 11 2019, 11:13 PM)
Noise and sound pollution dont discriminate high or low end properties.

Doesnt mean if arcuz is high end (which i think its ridiculous to tag as such bcos its surrounded by less glamourous propetties around, next to highway, passed by lrt track), it should be bubber wrapped against sound.
And another of yr insertion...apa apa azcuz good for own stay and ara sentral is good for investment is utterly doesnt nake sense...

All houses are for ppl to stay....doesnt matter its owner stay or tenamt stay.....

Are you suggesting that arcuz wont allow any tenancy or ara sentral 100% only for tenancy???

Next to highway but no direct access to highway??? I will ve the 1st one that ruled them out if i am in the market for subsale property. Apa visibility.....
*
Like i said Ara Sentral is suitable for ppl who want to use LRT to work, this is the preferred place where walking distance is very near.
if ppl have their own transport and not too relying on public transportation, and arcuz provide such facilities and amenities surrounding then it will be good for own stay than ara sentral.

next to NKVE and LDP, direct access to LDP (100m distance)

zcalex
post Jun 12 2019, 03:32 PM

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QUOTE(juvaan @ Jun 12 2019, 12:17 PM)
I'm not comparing both projects. What i'm saying is there is such a huge price difference when both projects are within the same 1KM radius. (600 psf vs 900psf). If follow your logic, Arra should have a higher appreciation as it is literally next to subang airport road with easy access while Arcuz is shielded from LDP (a few turns to get in) but "only visible" from NKVE. the only explanation for price variance is Arcuz is banking on established developer reputation with good projects to speak for itself, whereas Arra's developer has no prior experience in condo building.

I live next to eve suites, i dont think it is a failure - Occupancy is quite good although it is catered for a different market (rich foreign students/SOHO/high end studios). Pacific place i would say it is too exposed commercially, it has low security as anyone can just walk in and out tagging behind tenants. it just doesnt feel safe when your unit is literally above shoplots, definitely not for family stay.

High end or low end... noise pollution is the same for all. i rather stay next to old subang airport road than a highway like NKVE. If you dont believe me, just take a walk around Arcuz site and listen to the noise yourself - its a nightmare. Your lifestyle living will go down the drain when you cant even use the pool in peace without looking at big trucks and motorbikes speeding by. I'm sharing based on personal experience.
*
not sure how u get this 900 psf for Arcuz, its only 750-800 psf, depend on size. big unit at 750 psf, standing at average price psf in both ara damansara & kelana jaya.
How do u come across with "shielded from LDP", have u been to the site before?
right after u pass by LDP paradigm mall, turn left and u reach the Arcuz. doesnt need a few turns... biggrin.gif

dont u think that developer reputation with good projects background also one of the factor for property appreciation?
if not, maybe u can consider AK projects. establish developer but workmanship is suck.
which 1 will u go for secondary market?

EVe suites or pacific place, current mkt price is lower than launch price. why?
i tot they must be very good appreciation since it is so near to LRT? almost every investor in LYN agree that property beside LRT sure have a good appreciation? biggrin.gif
dont u think it is contradict with the speculation & fact?

noise pollution is everywhere, and i will not solely based on this factor only for not choosing the right properties.
u can choose to close the balcony door, or install a sound proof window to minimize the noise from highway.
if NKVE is so polluted, how but federal highway/LDP? is it worst? but in fact, how do u explaine that properties beside those highway had been appreciated over the decade?


zcalex
post Jun 12 2019, 03:37 PM

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QUOTE(paylink @ Jun 11 2019, 08:57 PM)
No not next to highway or busy road, it's more suffer to hear the vehicles speeding sound even once in awhile
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u can choose to stay inside the taman-taman with good greenery park, dont expect there is good public transportation or good amenities surrounding.
u need to drive out for your daily necessities.

juvaan
post Jun 12 2019, 03:53 PM

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QUOTE(zcalex @ Jun 12 2019, 03:32 PM)
not sure how u get this 900 psf for Arcuz, its only 750-800 psf, depend on size. big unit at 750 psf, standing at average price psf in both ara damansara & kelana jaya.
How do u come across with "shielded from LDP", have u been to the site before?
right after u pass by LDP paradigm mall, turn left and u reach the Arcuz. doesnt need a few turns... biggrin.gif

dont u think that developer reputation with good projects background also one of the factor for property appreciation?
if not, maybe u can consider AK projects. establish developer but workmanship is suck.
which 1 will u go for secondary market?

EVe suites or pacific place, current mkt price is lower than launch price. why?
i tot they must be very good appreciation since it is so near to LRT? almost every investor in LYN agree that property beside LRT sure have a good appreciation? biggrin.gif
dont u think it is contradict with the speculation & fact?

noise pollution is everywhere, and i will not solely based on this factor only for not choosing the right properties.
u can choose to close the balcony door, or install a sound proof window to minimize the noise from highway.
if NKVE is so polluted, how but federal highway/LDP? is it worst? but in fact, how do u explaine that properties beside those highway had been appreciated over the decade?
*
I presume u must have booked a unit at Arcuz? brother, i have also been there and got my quotation.

SPA price is what you are paying for loan. Net price after rebate you can get best price 750-800psf. which is still blardy expensive, nothing great, considering the fact it is sandwiched between NKVE, kelana putra and the commercial centre. did you see how narrow that road is? have you driven down that road after 6PM? too bloody congested. every morning you need to compete with condos such as kelana puteri, kelana putera, the point Zenith, mahkota and come to LDP and stuck again at bottleneck near SIC. at least 5 to 8,000 cars from 500m radius leaving at the same time. good luck with that. 100m from LDP? despite that you need to walk 100m to get a feeder bus if you wanna take LRT. have you tried coming from SS2 direction? just to clear that underpass traffic light takes 1 hour during peak hours. i can go on and on but i hope you get the point.

I lived in KJ/Ara for 8 years now, across the ldp freehold DSL only 800k for 1600sf. Nothing great for Arcuz and Exim has reputation of raising maintenance fees as they like. sourced from their other threads here in lowyat net.Just pick any of the exim projects thread and read the comments. pure regret here and there.

for a fact, property in KJ and Ara has been inflated for years due to LRT/Highway speculation. You yourself called it speculation - when you speculate, sometimes u win, sometimes u lose. If speculation is your intention, sorry to say its bottoming out now. Look at Mizu, Aratre all those. all above 1000psf. nothing to justify such a high price apart from premium address. Property below launch price is a plus point for buyers.

I dont see any occupancy issue with eve suites or pacific place - tenancy rates are quite high. i dont know why you think they are failed projects. Name me one project/condo next to federal which is not a shit hole. you know whats a failed project? High park suites. and kelana the grand -2-3 years condo barely 60% occupied, despite being literally on the LDP. I'll wait for the price to drop further before even considering it.

Anyway this is an Arra sentral thread. this will be my last post comparing it with Arcuz.

This post has been edited by juvaan: Jun 12 2019, 04:08 PM
paylink
post Jun 12 2019, 08:32 PM

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QUOTE(zcalex @ Jun 12 2019, 03:37 PM)
u can choose to stay inside the taman-taman with good greenery park, dont expect there is good public transportation or good amenities surrounding.
u need to drive out for your daily necessities.
*
Haha, I'm staying in the taman taman now, with big green field in front.. But that's one bloody guy at the end row which got a modify proton, always vroom vroom at the neighborhood, I tell u it's so annoying especially at night. I dunno what's this guy fancy about, it's not fast even he press full speed up, just the noise is so fcking load until few row of house can hear @[email protected]
BEANCOUNTER
post Jun 12 2019, 09:20 PM

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QUOTE(zcalex @ Jun 12 2019, 03:32 PM)

EVe suites or pacific place, current mkt price is lower than launch price. why?

*
The rest of yr insertion here i dun even want to debate with you.

I hope you have pretty good evidence to support the above...
aaron1717
post Jun 12 2019, 10:02 PM

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QUOTE(BEANCOUNTER @ Jun 12 2019, 09:20 PM)
The rest of yr insertion here i dun even want to debate with you.

I hope you have pretty good evidence to support the above...
*
user posted image

if we just filter out those that seems obviously fake transactions... those reasonable pricing seems indicate there are not much appreciation since launching price... considering expenses spent on owning the property...
zcalex
post Jun 13 2019, 10:02 AM

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QUOTE(juvaan @ Jun 12 2019, 03:53 PM)
I presume u must have booked a unit at Arcuz? brother, i have also been there and got my quotation.

SPA price is what you are paying for loan. Net price after rebate you can get best price 750-800psf.  which is still blardy expensive, nothing great, considering the fact it is sandwiched between NKVE, kelana putra and the commercial centre. did you see how narrow that road is? have you driven down that road after 6PM? too bloody congested. every morning you need to compete with condos such as kelana puteri, kelana putera, the point Zenith, mahkota and come to LDP and stuck again at bottleneck near SIC. at least 5 to 8,000 cars from 500m radius leaving at the same time. good luck with that. 100m from LDP? despite that you need to walk 100m to get a feeder bus if you wanna take LRT. have you tried coming from SS2 direction? just to clear that underpass traffic light takes 1 hour during peak hours. i can go on and on but i hope you get the point.

I lived in KJ/Ara for 8 years now, across the ldp freehold DSL only 800k for 1600sf. Nothing great for Arcuz and Exim has reputation of raising maintenance fees as they like. sourced from their other threads here in lowyat net.Just pick any of the exim projects thread and read the comments. pure regret here and there.

for a fact, property in KJ and Ara has been inflated for years due to LRT/Highway speculation. You yourself called it speculation - when you speculate, sometimes u win, sometimes u lose. If  speculation is your intention, sorry to say its bottoming out now. Look at Mizu, Aratre all those. all above 1000psf. nothing to justify such a high price apart from premium address. Property below launch price is a plus point for buyers.

I dont see any occupancy issue with eve suites or pacific place - tenancy rates are quite high. i dont know why you think they are failed projects. Name me one project/condo next to federal which is not a shit hole. you know whats a failed project? High park suites. and kelana the grand -2-3 years condo barely 60% occupied, despite being literally on the LDP. I'll wait for the price to drop further before even considering it.

Anyway this is an Arra sentral thread. this will be my last post comparing it with Arcuz.
*
Consider the condo surrounding, apple to apple comparison (exclude condo >10 years), 750 psf for Arcuz is still at median.
High Park suite, Azure, The Sapphire, Sunway Serene still priced higher than Arcuz, ranging from 850-1100 psf.

bro, please tell me which part of area are not jam in KV? it is pretty normal during morning & evening. since u are living in crimson, tell me which entrance u go out to highway is not jam?
i assume u use the tunnel out to LDP? JAM
or u use the persiaran tropicana, and then way out through BU traffic light (in front of Ming tien FC) to sprint highway? JAM
or u use the subang airport highway out to federal highway? JAM

if want to be less traffic, then avoid go out at 8am and back home at 6-7pm la... you can actually have a nice smooth traffic if u go out to LDP at after 9.30am
not to compare KJ/Ara damansara, others area still the same. i consider traffic jam in federal highway from cheras direction to PJ is the worst nightmare for me, u could be stuck at the traffic jam for 2 hours if u are late after 7am. but why still a lot of ppl prefer staying in cheras? why not these ppl move to somewhere nearby their workplace?
Bandar sunway, the uturn traffic light in front of sunway pyramid is also the worst.
havent mentioned in KL city centre yet!

it is JAM because of the huge population group and lifecycle within this area. only where there are people, live, work, spend at that area, the property appreciation goes up.
if u prefer less crowded, no jam during morning, u can choose to stay & work in cyberjaya, or outskirt area like semenyih, peaceful environment.

SO, do u think that traffic jam is still an issue?

Wait, dont get me wrong, raising maintenance fees is not developer can control right?? this is JMB to decide, am i right?

speculation applies on new projects, but not subsales transaction. the real demand is out there.
Kelana sterling: launch price RM200 psf to 750k today
Kelana Markota condo: RM500k today
Kelana Puteri: 450k today
Kelana D'putra: 450k today

above all built more than 15 years, i believe launch price roughly around 200 psf, how much it come to today?
do u still think it is speculate by the ppl to make the subsales transaction price damn high?

anyway, ur comments on Aratre/Mizu/highpark/the grand was funny, i dont know how can u come up with this.
i am lazy to debate ur points 1 by 1, it take enough of my time to reply u this thread.
just do your homework in understanding this area.

*i am pj local boy and live at here for the past 30++ years till now.






zcalex
post Jun 13 2019, 10:08 AM

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QUOTE(BEANCOUNTER @ Jun 12 2019, 09:20 PM)
The rest of yr insertion here i dun even want to debate with you.

I hope you have pretty good evidence to support the above...
*
i am replying to the other forumer. dont quote from my point and sound like i wanna debate with u.
i am so lazy to do that biggrin.gif

juvaan
post Jun 13 2019, 11:31 AM

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QUOTE(zcalex @ Jun 13 2019, 10:02 AM)
Consider the condo surrounding, apple to apple comparison (exclude condo >10 years), 750 psf for Arcuz is still at median.
High Park suite, Azure, The Sapphire, Sunway Serene still priced higher than Arcuz, ranging from 850-1100 psf.

bro, please tell me which part of area are not jam in KV? it is pretty normal during morning & evening. since u are living in crimson, tell me which entrance u go out to highway is not jam?
i assume u use the tunnel out to LDP? JAM
or u use the persiaran tropicana, and then way out through BU traffic light (in front of Ming tien FC) to sprint highway? JAM
or u use the subang airport highway out to federal highway? JAM

if want to be less traffic, then avoid go out at 8am and back home at 6-7pm la... you can actually have a nice smooth traffic if u go out to LDP at after 9.30am
not to compare KJ/Ara damansara, others area still the same. i consider traffic jam in federal highway from cheras direction to PJ is the worst nightmare for me, u could be stuck at the traffic jam for 2 hours if u are late after 7am. but why still a lot of ppl prefer staying in cheras? why not these ppl move to somewhere nearby their workplace?
Bandar sunway, the uturn traffic light in front of sunway pyramid is also the worst.
havent mentioned in KL city centre yet!

it is JAM because of the huge population group and lifecycle within this area. only where there are people, live, work, spend at that area, the property appreciation goes up.
if u prefer less crowded, no jam during morning, u can choose to stay & work in cyberjaya, or outskirt area like semenyih, peaceful environment.

SO, do u think that traffic jam is still an issue?

Wait, dont get me wrong, raising maintenance fees is not developer can control right?? this is JMB to decide, am i right?

speculation applies on new projects, but not subsales transaction. the real demand is out there.
Kelana sterling: launch price RM200 psf to 750k today
Kelana Markota condo: RM500k today
Kelana Puteri: 450k today
Kelana D'putra: 450k today

above all built more than 15 years, i believe launch price roughly around 200 psf, how much it come to today?
do u still think it is speculate by the ppl to make the subsales transaction price damn high?

anyway, ur comments on Aratre/Mizu/highpark/the grand was funny, i dont know how can u come up with this.
i am lazy to debate ur points 1 by 1, it take enough of my time to reply u this thread.
just do your homework in understanding this area.

*i am pj local boy and live at here for the past 30++ years till now.
*
I also know whole PJ/KL jam and it will always be an issue, i always wonder how their minds work, pay lesser for outskirt and brace the jam every day at expense of health and time. And thats why, LRT/MRT linked project is the way to go, it is the future indeed biggrin.gif biggrin.gif rclxms.gif rclxms.gif

i think you still dont get my point. let me put it this way. Why pay for an overpriced launch price and wait for appreciation when you can save up to 40% for a similar project less than 1km away?

Kelana sterling: launch price RM200 psf to 750k today
Kelana Markota condo: RM500k today
Kelana Puteri: 450k today
Kelana D'putra: 450k today

^These went through organic appreciation over time - in other words, "fairly priced". hence i would always benchmark my new purchases against these units. Still doesnt justify your point on why should one overpay for a new project like Arcuz/High Park suite, Azure, The Sapphire, Sunway Serene. Regarding Aratre/Mizu/highpark/the grand - if you find it funny then i think you are the type who is delusional and would grab anything the SA throws at you without comprehending the underlying facts.

This post has been edited by juvaan: Jun 13 2019, 11:51 AM
juvaan
post Jun 13 2019, 11:50 AM

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QUOTE(aaron1717 @ Jun 12 2019, 10:02 PM)
user posted image

if we just filter out those that seems obviously fake transactions... those reasonable pricing seems indicate there are not much appreciation since launching price... considering expenses spent on owning the property...
*
fair point. i dont think this is specific to just eve suites and pacific place. the overall property market has been damp and stagnant for the past 5 years at least. Due to oversupply and low demand.

Let me tell you a true story. Maybe not 100% related to the overall property market but a true reflection of the oversupply and overpricing by developers.

When i used to rent a DSL at SS4C (literally 5 min walk from KJ LRT), back then the market value of those houses were minimum 1.2m and up to 1.5m for corner units. V U can cross ref against brickz. My landlord had a unit which he purchased around 400K around 15 years ago - had a beautiful taman, very quiet and wide roads can aprk 3-4 cars - facilities such as pasar malam, convenience shops, cafes, petrol stations, laundry, all within walking distance. it was the perfect neighborhood. Everything went well, rental was good, tenants kept coming, and heck he even considered making partitions in the house to capture a higher room rental income. KJ being the final station for the putra line, it was always bustling and the KJ car park (including the dirt road) was always packed by 8am.

Then something happened in 2015. The extension of the KJ lrt to putra heights opened. Suddenly people had more options to rent units along the KJ line. park and ride people stopped driving to KJ. Today the KJ carpark is barely half filled. My landlord suddenly couldnt get anymore tenants. for a full year, a house of 4 rooms only managed to get 1-2 rooms filled. The same was happening to surrounding rental units. Suddenly KJ property was not so desirable anymore. cant imagie those who bought above 1m, suddenly their value dropped 20% within a year.

He decided to sell it. and the best offer after 2 years on the market? 850k.

LRT/MRT does add value to your property but to a certain extent. due to increased connectivity, people suddenly have much more options. As long as the market is saturated, prices will stay stagnant. Regardless its near LRT/Highway. If you have the mullah to do so, by all means go for your preferred "lifestyle condo".

This post has been edited by juvaan: Jun 13 2019, 11:54 AM
aaron1717
post Jun 13 2019, 12:01 PM

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QUOTE(juvaan @ Jun 13 2019, 11:50 AM)
fair point. i dont think this is specific to just eve suites and pacific place. the overall property market has been damp and stagnant for the past 5 years at least. Due to oversupply and low demand.

Let me tell you a true story. Maybe not 100% related to the overall property market but a true reflection of the oversupply and overpricing by developers.

When i used to rent a DSL at SS4C (literally 5 min walk from KJ LRT), back then the market value of those houses were minimum 1.2m and up to 1.5m for corner units. V U can cross ref against brickz. My landlord had a unit which he purchased around 400K around 15 years ago - had a beautiful taman, very quiet and wide roads can aprk 3-4 cars - facilities such as pasar malam, convenience shops, cafes, petrol stations, laundry, all within walking distance. it was the perfect neighborhood.  Everything went well, rental was good, tenants kept coming, and heck he even considered making partitions in the house to capture a higher room rental income. KJ being the final station for the putra line, it was always bustling and the KJ car park (including the dirt road) was always packed by 8am.

Then something happened in 2015. The extension of the KJ lrt to putra heights opened. Suddenly people had more options to rent units along the KJ line. park and ride people stopped driving to KJ. Today the KJ carpark is barely half filled. My landlord suddenly couldnt get anymore tenants. for a full year, a house of 4 rooms only managed to get 1-2 rooms filled. The same was happening to surrounding rental units. Suddenly KJ property was not so desirable anymore. cant imagie those who bought above 1m, suddenly their value dropped 20% within a year.

He decided to sell it. and the best offer after 2 years on the market? 850k.

LRT/MRT does add value to your property but to a certain extent. due to increased connectivity, people suddenly have much more options. As long as the market is saturated, prices will stay stagnant. Regardless its near LRT/Highway. If you have the mullah to do so, by all means go for your preferred "lifestyle condo".
*
lol.... bro... why i the one kena pulak... I'm just showing to the forummer... direct linked LRT property not really appreciating... rental is holding there for the early buyers as its 5% yield only... other than that... I can't see any fantastic good performance LRT property due to LRT itself and not because of the bull-run factor....

same applies to near highway properties... nothing special... I'm focus on matured amenities rather than LRT or accessibility... in Malaysia itself, your tenant or even your future subsales buyers would prefer convenience to daily amenities nearby rather than just beside LRT or easy exit to highway... of course if its an mega integrated TOD project then it will be more make sense to consider...
BEANCOUNTER
post Jun 13 2019, 12:12 PM

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QUOTE(aaron1717 @ Jun 12 2019, 10:02 PM)
user posted image

if we just filter out those that seems obviously fake transactions... those reasonable pricing seems indicate there are not much appreciation since launching price... considering expenses spent on owning the property...
*
Aaron kor
These were the subsale prices.
Where were the launching prices???? How do you ascertained that both eve suites and pacific place now were sold BELOW launching price as claimed by some 30+ yrs pj boy???

And he cant even backed up his insertion. Really rubbish talker.
aaron1717
post Jun 13 2019, 12:28 PM

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QUOTE(BEANCOUNTER @ Jun 13 2019, 12:12 PM)
Aaron kor
These were the subsale prices.
Where were the launching prices???? How do you ascertained that both eve suites and pacific place now were sold BELOW launching price as claimed by some 30+ yrs pj boy???

And he cant even backed up his insertion. Really rubbish talker.
*
eve suites launching price hard to find wor... only have a friend currently owning a 680sqft unit... last time bought during early bird launching for 370k nett... those that bought later may have increase price also....
juvaan
post Jun 13 2019, 12:30 PM

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QUOTE(aaron1717 @ Jun 13 2019, 12:01 PM)
lol.... bro... why i the one kena pulak... I'm just showing to the forummer... direct linked LRT property not really appreciating... rental is holding there for the early buyers as its 5% yield only... other than that... I can't see any fantastic good performance LRT property due to LRT itself and not because of the bull-run factor....

same applies to near highway properties... nothing special... I'm focus on matured amenities rather than LRT or accessibility... in Malaysia itself, your tenant or even your future subsales buyers would prefer convenience to daily amenities nearby rather than just beside LRT or easy exit to highway... of course if its an mega integrated TOD project then it will be more make sense to consider...
*
cheers, peace. i'm just sharing in general on why the stagnant prices tongue.gif tongue.gif

i agree with your point, integration is key
zcalex
post Jun 13 2019, 12:36 PM

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QUOTE(juvaan @ Jun 13 2019, 11:31 AM)
I also know whole PJ/KL jam and it will always be an issue, i always wonder how their minds work, pay lesser for outskirt and brace the jam every day at expense of health and time. And thats why, LRT/MRT linked project is the way to go, it is the future indeed biggrin.gif  biggrin.gif  rclxms.gif  rclxms.gif

i think you still dont get my point. let me put it this way. Why pay for an overpriced launch price and wait for appreciation when you can save up to 40% for a similar project less than 1km away?

Kelana sterling: launch price RM200 psf to 750k today
Kelana Markota condo: RM500k today
Kelana Puteri: 450k today
Kelana D'putra: 450k today

^These went through organic appreciation over time - in other words, "fairly priced". hence i would always benchmark my new purchases against these units. Still doesnt justify your point on why should one overpay for a new project like Arcuz. regarding Aratre/Mizu/highpark/the grand - if you find it funny then i think you are the type who is delusional and would grab anything the SA throws at you without comprehending the underlying facts.
*
now u tell me future pulak, how do u ensure that lrt linked project in this area sure growth? based on what data & fact? speculation again.
how do u come out with 'fairly price' today at year 2019? 20 years ago u come to kelana jaya and see this condo selling at 200 psf at that time, do u think it is fairly price?
based on ur logic, i think u will said expensive, u would rather buy somewhere at 50 psf.
its not fair to compare new projects with this subsales price, like i said apple to apple comparison.
i can tell u 20 years later Arcuz will sure grow, and i tell u it is "fairly priced" in 2039. biggrin.gif

overpay or not, i prefer to see the value instead of price. the "value" consists of many factors. back to my challenge to u on 1st post, next to highway/LRT is not the only factor to decide whether Arcuz or Ara sentral which 1 is better.
KJ/AD is more toward organic & move in population, lifestyle condo is where they position at. ppl like u, i guess u are not from local PJ, due to work, u move in to ara damansara.
maybe u want to settle down at here, u will be moving to bigger unit with better facilities, if income affordable, perhaps lifestyle condo is an option.
people who buy properties in next 10 years are the millennial population, ppl like them no longer drink coffee at kopitiam, but a milk bubble tea cost rm20.
do u think ppl like them willing to stay in such old facilities condo?
LIFESTYLE bro, me and u might be left behind edi. biggrin.gif

see above all posts who showing fact & data first? u are more toward telling everyone Arcuz is bad with ur own judgement and emotional decision.
i dont mind spending some time doing research & educate u.

the median price comparing ara damansara & kelana jaya is abt 780 psf, based on 30 condo samples.
i do agree with u Mizu is overpriced, selling at 1000 psf.
Arcuz is at selling at median price with 750 psf.
by the way Aratre only 650 psf. dont la putting spa price into ur calculation. pls see nett spa after rebate!

High park suites just VP this year bro, how do u compare occupancy rate??? biggrin.gif
the grand might be not be fully occupied,
but i doubt that u said eve suites & pacific place better occupancy rates, dont just challenge me here.
source are all in iproperty. >100 rental listing in ES and PP?
u see with ur eye from outside of the condo to judge better occupany rate ah? biggrin.gif
based on ur statement i think u are more like delusional person lor...


btw i am SA, owner to Arcuz, local, investor.
finished my 3 posts a day, i waiting to reply u tmr.

rclxms.gif



juvaan
post Jun 13 2019, 03:21 PM

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End of the day, i still think u not getting my point. Your lifestyle condo/future appreciation theory still doesnt justify why pay more when the median market rate is way lower. Economics 101 : buy low sell high. not buy high sell higher - unless you're in the bull market. If you have the mullah, lifestyle or premium is just another word. So called "Value for money" will not be an issue.

All properties will appreciate at different rates. LRT/Highway accessibility is merely a bonus and catalyst for that. Its delusional SA and developers like you that caused the property bubble. as a buyer/investor im more than happy to buy a property below launch prices - of course factoring all factors such as tenancy potential and the surrounding lifestyle/amenities.

Premium and branded property like Cantara also selling same psf price as Arcuz. You might need to reconsider your perception of "value". i'm really not talking bad about Arcuz, i'm just asking to justify its higher psf price. For one, i have enough cons not to consider Arcuz (although its just my personal opinion).

Aiyoh another thing is i'm sick of all the "rebates" and hidden clauses by SA. Dont you see your argument contradicts itself? Do you know why some properties can manage to sell below launch price? Most of the flippers got burnt by their own rebates and cashbacks. Nett Spa is just rubbish. 35 year loan you pay for me ah??

I'd rather the SPA be structured to ignore the "rebates" and "cash backs" and just pay the nett price. All kinds of gimmicks to market higher "value" and boost commission to SA doh.gifdoh.gif increase SPA, then give rebate/cashback. padahal the money is from your own loan. doh.gifdoh.gif plot to make SA, banks and developer richer at the expense of buyer. Market value should hence follow SPA as thats the real price being transacted.

QUOTE(zcalex @ Jun 13 2019, 12:36 PM)
btw i am SA, owner to Arcuz, local, investor.
finished my 3 posts a day, i waiting to reply u tmr.

rclxms.gif
*
^ With this statement from you, i think it says a lot about your position. i rest my case.

Sorry other forumers, promise this will be my last post and i dont intend to derail the subject! My future posts will only be about Arra Sentral. biggrin.gif biggrin.gif biggrin.gif

This post has been edited by juvaan: Jun 13 2019, 03:22 PM
paylink
post Jun 13 2019, 09:56 PM

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BTW, anyone went to the sales gallery or show room already?
jumalij23
post Jun 13 2019, 10:18 PM

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Is this project mix with affordable housing?
zcalex
post Jun 14 2019, 09:11 AM

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QUOTE(juvaan @ Jun 13 2019, 03:21 PM)
End of the day, i still think u not getting my point. Your lifestyle condo/future appreciation theory still doesnt justify why pay more when the median market rate is way lower. Economics 101 : buy low sell high. not buy high sell higher - unless you're in the bull market. If you have the mullah, lifestyle or premium is just another word. So called "Value for money" will not be an issue.

All properties will appreciate at different rates. LRT/Highway accessibility is merely a bonus and catalyst for that. Its delusional SA and developers like you that caused the property bubble. as a buyer/investor im more than happy to buy a property below launch prices - of course factoring all factors such as tenancy potential and the surrounding lifestyle/amenities.

Premium and branded property like Cantara also selling same psf price as Arcuz. You might need to reconsider your perception of "value". i'm really not talking bad about Arcuz, i'm just asking to justify its higher psf price. For one, i have enough cons not to consider Arcuz (although its just my personal opinion).

Aiyoh another thing is i'm sick of all the "rebates" and hidden clauses by SA. Dont you see your argument contradicts itself? Do you know why some properties can manage to sell below launch price? Most of the flippers got burnt by their own rebates and cashbacks. Nett Spa is just rubbish. 35 year loan you pay for me ah??

I'd rather the SPA be structured to ignore the "rebates" and "cash backs" and just pay the nett price. All kinds of gimmicks to market higher "value" and boost commission to SA doh.gifdoh.gif increase SPA, then give rebate/cashback. padahal the money is from your own loan. doh.gifdoh.gif plot to make SA, banks and developer richer at the expense of buyer. Market value should hence follow SPA as thats the real price being transacted.
^ With this statement from you, i think it says a lot about your position. i rest my case.

Sorry other forumers, promise this will be my last post and i dont intend to derail the subject! My future posts will only be about Arra Sentral.  biggrin.gif  biggrin.gif  biggrin.gif
*
u seem like ignoring all my facts & data, its ok, i dont intend to debate with an irrational person.
pls go ahead with ur philosophy, lets the reader decide with their own judgement thinking.

my last post at this thread.
BEANCOUNTER
post Jun 14 2019, 10:48 AM

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am still waiting for concrete info about launching price for Eve suites and Pacific place to confirm wat the so called local PJ boy claimed here is correct, i.e. current asking price is LOWER than the launched price.
BEANCOUNTER
post Jun 14 2019, 10:51 AM

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QUOTE(aaron1717 @ Jun 13 2019, 12:28 PM)
eve suites launching price hard to find wor... only have a friend currently owning a 680sqft unit... last time bought during early bird launching for 370k nett... those that bought later may have increase price also....
*
apparently your PJ boy here got all the solid info. you can ask him to share here and compare the launch price and current asking price.

BTW, eve suites were fully furnished and I believe the project was delayed also and owners could have gotten fat LAD.
paylink
post Jun 15 2019, 11:49 AM

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Is the showroom ready? Anyone went to the gallery can share share :-)
yjtan15
post Jun 15 2019, 12:56 PM

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anyone knows what is level 7 to 13rd for?

some said affordable housing, some said reserved for developer staffs.
paylink
post Jun 15 2019, 02:45 PM

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QUOTE(yjtan15 @ Jun 15 2019, 12:56 PM)
anyone knows what is level 7 to 13rd for?

some said affordable housing, some said reserved for developer staffs.
*
Heard they said is reserved for prasarana staff, if affordable housing already announce in Prima or selangorku I believe.


yjtan15
post Jun 15 2019, 05:25 PM

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https://www.thestar.com.my/metro/metro-news...n-holistically/

One of the principles for developer to adhere to is providing affordable housing in TOD zone. Anyway we shall know when they obtain their APDL.

This post has been edited by yjtan15: Jun 15 2019, 05:26 PM
aaron1717
post Jun 16 2019, 09:21 PM

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QUOTE(paylink @ Jun 15 2019, 02:45 PM)
Heard they said is reserved for prasarana staff, if affordable housing already announce in Prima or selangorku I believe.
*
wont so fast la... apdl belum dapat lagi pun....
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post Jun 16 2019, 09:32 PM

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QUOTE(aaron1717 @ Jun 16 2019, 09:21 PM)
wont so fast la... apdl belum dapat lagi pun....
*
Still no APDL??

I'm a bit lost here, what's the relevance of Eve Suites pricing to this?
aaron1717
post Jun 16 2019, 10:07 PM

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QUOTE(Bjorn1688 @ Jun 16 2019, 09:32 PM)
Still no APDL??

I'm a bit lost here, what's the relevance of Eve Suites pricing to this?
*
eve suites consider as the only older TOD project in AD address... but eve suites is at lembah subang lrt station...

yea... still no apdl and show unit not yet done also... only have 7xxsqft and 1xxxsqft show unit...
paylink
post Jun 19 2019, 12:26 AM

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just pass by the gallery today, nothing show up yet.. heard can ready by 30th jun but not show unit for 1xxx, lets see..
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post Jun 19 2019, 11:22 AM

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QUOTE(paylink @ Jun 19 2019, 12:26 AM)
just pass by the gallery today, nothing show up yet.. heard can ready by 30th jun but not show unit for 1xxx, lets see..
*
cant wait

paylink
post Jun 19 2019, 06:18 PM

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QUOTE(BEANCOUNTER @ Jun 19 2019, 11:22 AM)
cant wait
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did you place deposit for que number? i hv place deposit and said come on 30th for show unit and booking, not sure will delay or not..
BEANCOUNTER
post Jun 19 2019, 11:50 PM

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QUOTE(paylink @ Jun 19 2019, 06:18 PM)
did you place deposit for que number? i hv place deposit and said come on 30th for show unit and booking, not sure will delay or not..
*
Sorry i just want to have free kopi n kek.

As day goes by, this development doesnt attract me anymore...

1st its an hnknown developer.

2nd the layouts of most units are terrible......
paylink
post Jun 20 2019, 10:13 AM

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Just hear the soft launch coming, who's going?

This post has been edited by paylink: Jun 24 2019, 11:56 PM
chelsea2013
post Jun 29 2019, 05:13 PM

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Heard that tomorrow is the unit selection.
Walk in customers have to wait until 230pm
paylink
post Jun 30 2019, 04:46 PM

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Who went to pick a unit today? The showroom is open!!
frey95
post Jul 1 2019, 11:51 AM

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Wow finally launch. Who pick a unit yesterday?
Mind share the price and update you get from yesterday visit? Since HOC campaign extend will they register for it?
paylink
post Jul 1 2019, 08:34 PM

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QUOTE(frey95 @ Jul 1 2019, 11:51 AM)
Wow finally launch. Who pick a unit yesterday?
Mind share the price and update you get from yesterday visit? Since HOC campaign  extend will they register for it?
*
Manage to pick a 2R2B unit that non facing lrt track. The response is so good, first block almost all gone on first day, so many people Que there..
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post Jul 1 2019, 11:49 PM

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QUOTE(paylink @ Jul 1 2019, 08:34 PM)
Manage to pick a 2R2B unit that non facing lrt track. The response is so good, first block almost all gone on first day, so many people Que there..
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I was there too. Was really crowded starting 9.30am till i left around 12pm. Block 1 almost fully booked. Btw which unit did u book. I booked block A 759sqft.
CharmaineLee80
post Jul 2 2019, 09:51 AM

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anyone mind to share the sales chart?
paylink
post Jul 2 2019, 05:37 PM

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QUOTE(godsboy77 @ Jul 1 2019, 11:49 PM)
I was there too. Was really crowded starting 9.30am till i left around 12pm. Block 1 almost fully booked. Btw which unit did u book. I booked block A  759sqft.
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Well i booked block A 759sqft at level 20, heard only few unit of 1268sqft left on first day, rest all booked! Even the block B next launch also got people booking already..