Just asking, which would be a better one to hold long term.

Both houses in the same area in KL.

House 1:-
-Strata (fancy facade) and GnG (no fences or gates between units except at the back there is a separating wall. Has semi-d, bungalows and terrace units within the development. Iconic and unique looking but not necessarily the most practical for this climate.
-10 years since VP. JMB very strict on collection, any type of modification to the facade and place is impeccably maintained and will be impeccably maintained in time to come. Several "high profile" residence within the development.
-Double storey Semi-D 4 bedrooms 3300sqft.
-Built by a well known developer and equally well known architect and consultant.
-Current price RM3.5m thereabouts. Rental average RM12000 for an unfurnished semi-d. Semi-d are the most sought after ones here as the terrace is a triple storey.
-Part of the development will face a busier main road but the unit in question does not face the main road.
-A major high end mall, some high end residential and commercial development is under construction in the area.

House 2:-
-Strata but no fancy facade and GnG.
-10 years since VP and JMB fairly easy going on what you do to your property for as long as you don't do any extensions or damage any common property. Maintenance, isn't bad but not fantastic.
-Is built on a hill, rear portion of the development will face a busy main road and MRT track, around 300m away, site is 40m above the road. If you are outside in the back garden can definitely hear the traffic noise, inside not so obvious. All units face this issue.
-Built by a decent developer and build quality was decent but starting to look tired.
-Double storey semi-d 4+1 bedroom 3800sf.
-Current price between RM3.2-4.2m as no 2 units are alike in terms of build up or design. Rental RM10-14000 for an unfurnished unit, only 18 units in the whole development.
-Not the easiest to get to and access road a bit narrow and hilly.

House 3:-
-Non-strata and some roads barricades by RA to make it residence only access.
-Neighbourhood is nearing 50 years old. Bungalows, semi-ds and DSL are plentiful here.
-House in question is a double storey semi-d corner with 40ft of land on the side of the house, 20ft at the rear and 30ft to the front gate.
-RA collects money for security.
-Is at a cul-de-sac and 3rd lane to the top of the hill. Quiet and airy.
-Had some mix and match renovations over the years but will need some work done in the coming years.
-Pricing for a semi-d between RM2.5-5m, rental RM7-10000


Which type would you buy to keep over the long term and why?

Aiyo.. the answer is very obvious...

My answer:3rd house

LANDED STRATA is a big nono..

STRATA CONS
-Unnecessarily expensive..
-Reno n extension restrictions (Can easily get lawsuit if breach reno guidelines set)
-High maintenance fees-sunk cost
-No gate (pets can run out easily). Most ppl chose landed because they have pets
-No gate means no privacy. Anyone can go knocking on your door
-Binded by DMC for life
-Malaysians prefer gate
-any many more.. lazy to type..
-So in a nutshell strata landed is not entirely yours. Buy so expensive but being controlled, confined by the management committee.

Hmmm...Sounds like pj this location...

This post has been edited by Siao_Lang: May 17 2019, 12:10 AM

Damansara.

Yes.. its pretty easy to guess.

Suggest to go for individual title landed.

Most ind title landed are still very worth to buy. High Potential appreciation. Even if reno n refurbishment needed. Suggest to haggle the price.

Strata landed has reached its ceiling. Hard to appreciate further.

There are a number of GnG houses which comes with their own gate. Just have to do some research to find them. Sierra Seputeh is one such example of GnG houses having their own gate.

Depending on the individual project..
Not all LANDED STRATA is bad.

But personally, prefer non strata 😁

my preference based on just the 3 choices available, 1 then 3..

strictly based on the briefs that you have posted, a well managed with good controls of a strata landed will have consistent value and pricing.. i.e. quality and sustainability..

as for the individual titled landed, again, can tell by the price range, i just like the pricing imperfections.. allows a lot of room, as well as very subjective.. and it will appeal to the conventional group of purchasers, those who will never buy strata or leasehold, or those who wants to renovate to the max and 'claim' the exclusive public space esp in a cul-de-sac environment..

i put house 2 my last choice coz it's neither here nor there..

Since this is about strata landed and individual title landed..

Wanna ask..

Selayang address, new under con individual landed

vs

Setia Eco Templer Semi D / Terrace Corner Landed, strata landed. No gate but GnG, Rawang address ((((

Which one will u opt?

Ya lo.. strata very the mafan....

DMC, house rules, maintenance fees, sunk cost. Dont always use the facilities also have to pay, big limitations..

Ive seen strata landed, one owner neighbour do extensive renovation, cover the fenshui. next door Neighbour complaint, mgmt take action. The faulty one kena sue and then go to court. Court ask the faulty one to tear down their reno.


Alot of ppl buy landed strata with the notion its the same as ind title, but they are binded by DMC.

This post has been edited by Siao_Lang: May 17 2019, 02:01 PM

Yes many non-strata landed homes are a very good buy in current climate.

Unfortunately if it is a good price ones and assuming it isn't near any negative elements then the condition would not be fantastic. Not cheap to renovate these houses, partly due to the build up size and many contractors see the neighbourhood the price is "adjusted" accordingly.

GnG doesn't necessarily mean it is a strata, however some of them you still need to pay maintenance charges and that can be expensive.

Interesting analysis.

Selayang vs Rawang?? Selayang has better potential.

What I've noticed, most of these strata type developments does not work in non-elite addresses or developments. SET has many nice places but once you have an arse of a neighbour that renovates it to then the symmetry of the architecture is off and will make it look ugly.

But if you ask me where I'd rather live then I prefer SET for the nice views and cool forest breeze.

The house in #1 had a house in the same development had an owner who bought it off an investor, he told the management that he was tiling up the backyard, While digging, everyone was suspicious as it appeared he was laying foundations and footing for an extension. True enough he started building an extension and at lightning speed.

Neighbour complained to the management and many started querying why this was allowed.

Next day the management applied for a stop work order and brought the owner to court. He was given 2 weeks to demolish the extension and instructed to hire one of the management approved contractors to carry out remedial and restoration work. Cost him close to RM100k I was told inclusive of a lost of deposit. In the end he sold the house.
Now that project has a rule in the JMB that any renovation works must be carried out by one of the approved contractors only.

If let's say the JMB/DMC of one GnG allows renovation of a house, regardless if its a Semi-D, terrace or bungalow, would the neighbour(s) complain if the renovation works is within your house compound and the agreed working hours?

The only time they'll complain is if the renovation works affects them directly, and this also applies to the individual titled houses.

As for that fengshui neighbour, I sure wouldn't want to live next door to him/her if they are so fussy about the surroundings, regardless if its in a GnG or an individual titled home.

It depends on the DMC.

Some DMCs requires the facade to remain the same some have no restrictions. If there is no restrictions then it isn't really any different to buying an individual landed title house.

Non Strata property have more freedom ...