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)

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.

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)

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...

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?
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?

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.

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 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

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.

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.

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???
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?
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.

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.