Hi all,

Today I went to see a few project below 500k. The project are

1. Embayu Residence @ Sungai Buloh
2. BLISS @ OKR
3. 216Residence @ Kuchai Lama.

Among the 3 project I see, embayu residence give me the feel at home kinda feeling. But I am not sure what's the future for property in sungai buloh especially high rise.

Embayu residence is located opposite nadayu 801. The project is also surrounded by landed double story houses + few shoplot there with mamak and 2 Chinese kopitiam jz to list a few.

I like the size offered by the project (1000sq ft), 2 car park and also the price jst ngam for me. The place is also quiet with not many traffic. However the only thing holding me back from placing booking is the area.

Will there be space for appreciation since not much public transport and amenities? Dash highway is expected to complete next year.

If I would to sell in the coming 5-10 yrs time, will it hard to let go? Is there any demand for the area?

If I I'm want to rent out the property, is there any demand for rental there?

Don't think dash is completing next year

20 years will be good time to sell

Is the appreciation value so bad that need wait so long?

Any news about the RRIM land? Silent quite some time...

U5 is under shah alam, actually all shah alam not doing good for township development.

I don't think that is a demand in 5 years for a high rise building subsales in U5, and this new project is surrounding by old development, if you really need a good environment, people will prefer that project closer to Elmina.

now the property market is good for new project due to low entry fee, but not good for subsales. If you buy a subsales, you need a 10% down payment and stamp duty etc.

for rental, i don't think it is high demand with good rental yield, that is few condo is planning to build surrounding the elmina project. My friend company also going to launch a new condo in denai alam with 4xxK, for new project I have no doubt the demand still very high, but for subsales that is not an easy deal to let go. My taman in Puchong, mature area, freehold landed, guarded, 22x75, many peoples want to let go @ RM 700k, but already hanging the yellow board for a year, still vacant and unable to sell, that is few people come for viewing, but noone can deal it, and surrounding new landed selling @ 1 mil, can fully sold in 1 months time, just start construction, we were thinking it will hard to sell, but fully sold within a month.

It is up to your own decision.
For me, i will say now is a good time to buy a property, but is not a new development in a non mature area, you can have a good deal in a mature area for a subsales unit, you can know what is the real market rental yield in this area, you know who is the potential tenant in this area, you can know the condo management doing a good job or not, you can know what is the shop/restaurant surrounding.

Anyhow, no pain no gain, you can try your luck to invest in a new development, high risk high return, you might gain a big profit after 10 years and enjoy your life.

This post has been edited by chainyong: Dec 29 2019, 09:30 PM

If Shah Alam is so bad, how about kuchai lama area?

Kuchai Lama 216 Residences, I am not sure. You can wait others give you a comment, but i think it should better than u5

I visited the site. Its surrounded by old low cost flat. There r new condo nearby as well. 2 high school located opposite..

Pricing I got is 835sq ft 2 CP at 480k.

Nt sure if it's a good pricing around that area.

Somemore maintenance fee is at 0.38cent per sq ft. On the high side but I was told that okr/kuchai area maintenance fee is around this figure

Dun need to use one broom stick to hit everyone.

Kota kemuning not good? Setia alam not good??)

No one has cystal ball here. Even Kuda cant answer yr question.

Dun access the area on weekends. You are not seeimg the right situation

Its ok to plan but also need to plan for contigency. Ask yourself this, if there is change of event in 3 to 5 yrs, what plan you have for this property if you cant move you ?

Okr n kuchai are both wong area n jam area n also plenty of upcoming projects. There is definitely demamd.

I need a comfortable place to stay and easier to sell out when needed. If embayu doesn't fulfil, I will jz skip it. Because I myself have wrongly purchase my first prop. Don wanna repeat same mistake.

Easier to sell out as in the area still have demand. Not those area like puchong South etc that is super hard to sell out

From the way you do due diligent on properties
You will repeat the same mistake again.

That's why I need people comment on the area. I myself not experience at all and still in learning stage.

Here one and only tip from me....
Dun look for properties that suit yr budget.

Look for location that you know well and very confidence in. Then waiting for the right price property there

Thank u for advice..

setia alam actually is not good, just recently EW come back, then this area start hot again.
Kota kemuning use longer time to develop, and the rental return is not that good, now many peoples want to move to the canal city due to the nice environment, i have few friends already planning to move out from KK to Canal city, they bought a super link or Semi D in Canal city, and their neighbor many also ex KK residents.

i would say, currently all subsales unit is hard to sell, for condo even worse in the same area. Unless it is located in a good location.
if rental yield is acceptable, you still can rent out. To sell is hard. My friend sold out her unit in Old Klang road with a 15% lower than market price because she moved to new house with very tight cashflow. Still gain some profit because she bought before the bull run.

anyway, for own stay, you should take own need for priority, you can find a nice location with good/acceptable rental yield.
As advice from scarypoolparty, don't buy because of budget only, must take other factor for decision making

This post has been edited by chainyong: Dec 29 2019, 11:12 PM

You may compare and contrast more projects in your lists as well.

Don't just restrict yourself to 3 projects.


If you really want to look at good projects, take a look at developments from EXSIM.

Their projects so far all very strategically located, and also finishing with top quality.

EXSIM has 2-3 projects around the OKR area, one is Petalz and another one is Millerz, the one they are still selling .

within embayu area future development will be

1. nadayu 801 ( consist of few block condo + rumah selangoku with retail at ground floor, future office/shop lot, future mydin where developers say will takes about 8-10 years for the whole developement complete)

2. help campus within 3km that is still expanding

3. beside is kwasa damansara mix development- which need about 15 years for this township to be fully develop with shopping mall, 2 existing mrt, office tower,media hub, hotel, affordable house, residential and EPF Future HQ

This post has been edited by jayzac: Dec 30 2019, 01:08 AM

Don't be so discouraged! It is always good to have due diligence process and screen thoroughly before making such big investment.

And also, you are consider lucky at least the first property didn't kill you off from this passion to learn and continue investing in real estate.

People make mistakes. So, don't feel uneasy at all to ask

In regards to your comments,

My suggestion is always this :-

(1) Look at the surrounding activities - Is the area you're investing near a bustling city/township or is a very quiet and sleepy town?

Bear in mind, developers can sell you many crazy dreams ie. the town will have biggest shopping mall in 10 years time lah, this place will be very Ong lah....all on FUTURE value that is yet to materialized. If you want more solid capital appreciation and lesser time needed for your exit strategy, better to buy matured area, although entry price will be higher. Because the crowd is already there, need not need a lot of "SEEDING" effect to "grow" that area, be it artificially(like Putrajaya/Cyberjaya) or Organically(Kota kemuning/Setia Alam back in 10 years ago).


With this in mind, I would suggest you should take a look at the 216 Residence that you've mention in Kuchai lama. If not , you also can shortlist a few more in the vicinity like Exsim's Millerz Sqaure mixed development project. Try to stay away from standalone township as they will need a long time for gestation period. So, you will wait donkey years to see your property achieve capital appreciation.

I personally know many friends who let go off their properties in KK Shah Alam due to unable to wait so long, only to curse and cry WTF when LKSA was completed because after that highway completed, the surrounding property shot up more than 200% ie. from 220k to now around 800k- 1million for DSL.