I will PM my number

I stay in BK for 25 years, many outsiders don’t understand the BK market and wonder why the selling price for latest houses fetching such a high price
BK development stared in 1990, offering mainly single and double story landed homes, there are about 10,000 landed properties in entire BK now, I may say 80% of the houses are very bad in terms of facade, layout and quality, to be precise, the worse in Puchong, only when Harmoni phase (BK5) I&P realise the market needs and change the layout to a bigger build up (>1,700sf).
about 50% of Legasi series purchasers are domestic market, they are staying in BK for years, that drive the price to a new height, I reckon the price is still reasonable at RM1.5 mil judging from few perspectives:-
1. Location (Proximity)
2. Building quality
3. Futuristic design
4. Density (Gate-to-gate width 50 feet)
5. Sitting above sea level 50m
6. Landscaping
7. >2,000sf built up is so rare in BK market (<10%)

My 2 cent

amazing 2 cents

I heard developer wont be providing the guard post .. RA will need to come together to build the guard post. I guess it's more beneficial to combine one RA to manage both Legasi 1-4 to ensure consistency and quality.



Agreed. Point 5 is important given klang valley has flood risk.

alot of upgrader within BK residents it self.

With more projects are building up near Pavillion, it will increase the quality of life of this area.

legasi is individual title and no DMC, right

DMC only applicable for stratified properties, a very rare case is Kinrara Residence (link) with individual title come with DMC
That is because a clubhouse was built in conjunction with Palmiera and Ambrosia (SD and Bungalow) which are stratified in ownership, the link houses hv vested interest on it, hence a DMC was purposesly designed to accomodate the needs

Precisely, an RA need to be formed under ROS.
It is good that the purchaser can get together to discuss this matter as security is top priority, according to my experience, I&P will accept request from respective RAs (new launches) for setting up guard post, RA’s role is to apply TOL from land office, this is usually carried out by developer in the name of RA.

Legasi 1&2 = 156 units
Legasi 3&4 = 87 units
If 156 units alone, 3 guards for morning and 3 for night, current rate is about RM9.00/hr, hence security charges is around RM130/household, RM150.00 monthly collection is a fair rate, if for me I would suggest RM170.00 for miscellaneous

What if some of the owners don't want pay the fees, will the remaining be still paying for it?? Will there be any perimeter fencing, just those wave hand security?

Nothing much can be done if some owners refuse to pay, it happens to many Tamans, there were about 33 RAs exist in BK in the last 27 years, it started since 1995 in BK4, since then almost 50% already ceased, life span less than 10 years.

In order for RAs to be strong, a few factors needed
1. Number of houses (the bigger the merrier, it lower the collection fees)
2. RA needs a “jantung” - The existence of management office, this is quite rare in the market, Managemnet office only exist in stratified property, but only a handful of non-stratified Tamans practice it, it is extremely important, I can share my experience.
3. The design of the guard system is crucial, it tackle non payable residents, so far the court favors Tye RAs, many attempt to challenge the RAs were failed.
4. Anti-climbed fence will be erected by developer, this practice started since Desiran phase back in 2011, Legasi series will be fully fenced.

Not too worry about non paying member, in general many new purchasers are more collaborative and supportive, it all depends on the unity & harmony of the neighborhood, need a plan.

can you share how to tackle non paying residence? they might have many reasons behind it...
anyhow they are not legally oblige to pay right?

if no DMC, dont tink is legally binding

DMC only cover public area like pool facilities
For Gated and Gated landed, it covers guard post, fence, garden facilities, street light etc
There are many version of housing in Klang valley
1. Gated and Guarded (DMC + MO)
2. Fence and Guarded (Guarded neighborhood) (DMC) (W/Wo
MO)
3. Fence and Guarded (Guarded neighborhood) (W/Wo MO)
4. Guarded neighborhood
5. Fence neighborhood
6. Normal Taman

Hard to explain, every Taman has it’s own collection problem
Need to look into the structure of the community and resident’s cooperation, RA is damn hard to manage, residents are naive, their attitude determined how long a RA can sustain

One of our owner in Legasi 2 generously prepared comparison of the potential setup for Guard house for Legasi 1,2,3 and 4. Whether legasi 1 and 2 guard house should be separated or shared with legasi 3 and 4.

Would definitely love to gather opinions on these options as below
Personally RA should work towards having gated community as it will increase the future value of the property due to demand for gated housing is always rising.



This post has been edited by jasperng: Apr 5 2023, 10:08 PM

I share the same thought, indeed a better version is Legasi 1&2 for Residents and visitors, Legasi 3 & 4 for residents (auto RFID), so morning 4 guards, night 3 guards

7 x 10/hr x 12 x 30.5 = RM25,620
Security fees per house = RM105.43
To play safe, RM150.00 is better, there are some other hidden cost

Yea I also leaning to option 4 , but 3 and 4 should still have one guard to ensure no walk in through the barrier.

120-150 are quite fair. Again as you mentioned the issues are always collection and how strong the RA able to convince owners that have gated are beneficial not only for security but the future values of the property.

my 2 cents, rm10 per hour rate might not be possible. currently most of the guard hourly rate are rm12 in average because that has to factor in OT and public holidays and etc.


The other cost to be considered are CCTVs purchase and maintenance, boom gate maintenance, electricity bills for guardhouse, mobile toilet for guards, and VMS app subscription fee (like Jagaapp and etc). rm150 per month budget might be a bit tight tbh.

Many security company claim that their Nepalese guards are Gurkha ex army soldier, this is bullshit, but Nepalese guards are generally better than local guard which is more disciplined and patience, my Taman is lying RM9.50/hr now, a rise of RM0.50 every 2 years which I think is acceptable.
Usually a new RA pro tem can have 90% of residents to join as member, the remaining 10% is depend on the efficiency of the RA’s operation to convince them.
While Legasi 1&2 are getting their keys now, I do suggest that Legasi 3&4 owners join to discuss this matter, someone need to champion this.

Precisely
Security is the most important part for new purchaser’s concern, once the security is absence, property price may drop 10% immediately, this happen in many existing BK old phases i.e BK1-5, vice versa once a guarded system is established, a particular Taman may raise the interest of house buyers, hence property price will increase gradually in long term.
The main reasons that causing RA ceased are :-
1. No volunteers
2. Collection rate drop below 40%
3. Mismanagement
4. Disharmony among residents

just wonder, which legasi did u brought?