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 .

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.

Please don't simply assume or accuse...I am an agent but i don't exclusively sell Exsim's project, there are many other projects and I don't tie myself down or simply recommend someone something just because I want the commission.

By the way, I just calculated, even if based on your KK current price of 750k, 750k divided by 220k is almost 340%. So, Not right for me to say more than 200%? can u then please explain to me with your figures and facts, i would like to learn.

And also, my onus is to provide my insight only, whether TS buys whichever project, is not up to me to force or decide. So, stop bashing me just because you think you are right. I feel you are taking my opinions here so personally.

Chill man bro!

This post has been edited by acgerlok7: Dec 30 2019, 03:41 PM

I calculated. It is about 500++ psf for 216 Residence.

Are you buying for own stay or investment renting out?
developments around the area, such as 8th & Stellar, M Oscar and 1 UOA project which I forgotten the name..


If you are buying for investment and have that kind of budget, I suggest looking at studio units or something similar in Bangsar South.

ROI definitely faster and better due to larger expatriate and working crowd in Bangsar South.

Bangsar South, despite what you see with towering office towers and developments, they are still huge demand for good quality condos/studios.

The demand is there because a lot of office moved into Bangsar South for 3 reasons :-

(1) Connectivity - I know, you will say, what shit connectivity with the huge jams, but precisely, that is what makes the township tick. it bears KL address but yet not really in downtown KL, so slightly cheaper office rental rates.

(2) MSC Status Grade A offices - This is what separates them from a lot of other so called "Commercial" developments. Malaysia, despite the office glut, is still in severe shortage of good quality Grade A office. A lot of top MNC IT firms, FMCG Firms, Local IT Champion Firms, wants these kind of offices, and Bangsar South can fill that gap in demand.

(3) All-in-one self contained township - With the opening of Cengild, if you notice, the Bangsar South township is literally self sustaining township, which means expatriates working there need not travel out far to shop for necessities and healthcare. Even if needed, 2 atas class shopping mall in Bangsar is just a stone's throw away. and Mid valley is just 2-3 train stations away.

a good way to gauge if the proposed development is good or not, is to personally travel down to the surrounding area, have a feel and walk around the place, talk to nearby shop owners, see what is the population nearby, what kind of commercial activities that sustain the township etc etc, don't just blindly believe in what agents promised(although I myself am one lol ), a lot of them will sweet talk you with a lot of dollars and cents (cashback lah, ROI lah, future developments lah, some even quote developer's GDV of the project to boost confidence of their project's commitment) . But ultimately, the cheque book lies within your hand,so think carefully before you sign on the dotted line.

Sorry i am not interested to debate with you in this thread. If you really have the guts, don't attack me personally on this thread. You've already said - this is no kopitiam thread. I am here just to provide my 2 cents worth of opinions and provide value. Whether or not TS decides to listen/buy from me/whatever decision made is not my thing to bother and to force.


If you really want to debate, take me on on my Personal Facebook account, I willing wait for you to PM me. I will provide you with my Facebook account so that I can add you, and then you can take it on from there. You can even bash and shame me publicly on Facebook if you think i am speaking nonsense. I have no problem doing that. I debate with someone with real name and real person. Not someone who is a keyboard warrior.




This post has been edited by acgerlok7: Dec 30 2019, 04:14 PM

Bukit Puchong is still in its' infancy. Therefore, need to wait really long before you an see your returns. The fact is there is no strong commercial development or MNCs nearby, that's why the demand for rental is not strong in Bukit Puchong.

However, one way you can consider for this area is (I'm not sure if it can work for you ah, just suggesting)

(1) Rent it out to Confinement Centers (I have known someone who does that, and the unit is located in Bukit Puchong, Some very atas bungalow/semi-D.. i think the place is called Laman Bayu. ) They can fetch you good rental in this kind of market. And they will be long-term tenants. I don't think confinement centres will want to move out so soon after renting the place and investing so much. They are after all profit-oriented as well.

(2) Modified your unit to be Airbnb friendly. Charge tenants per room per night. Bungalows in areas in Bukit Puchong can be damn popular amongst city dwellers for team building usage, staycation, for their relative stayover pre-wedding etc etc.

(3) Rent it out to Kindergartens, Playhouse, Children Enrichment Centres ( this one not so encouraged) - Can be good for rental wise and return of ROI as well but this one maybe not so ideal cos it will be dirty in long-term. Too many children, then the place might be filled with children scratching the walls with colour pencils, crayons etc etc.

Do these 3 and then maybe you buy a new place in 216 or some place you consider good then move out.

Try researching places around OUG, if you are looking for a bigger unit, there are still plenty of good secondary units condominiums and low-density apartments for good price in this area.

Bukit OUG Condominiums/ Union Heights Condo is something worth considering if you are looking for a cozy place which are family friendly.

TS didn't ask for my identity in the first place. I am just here to provide MY side of opinion. Did you even understand what i tried to say in the beginning? Did I hard sell Millerz Square?

Which part in the thread did you see me talking non-stop about Millerz features lah, benefits lah or future values lah.. I just happen to quote it alongside with some other projects which I think TS can consider.

Huh? Gangster??

Talk macam gangster?? Dude,you want to debate? I offered to take it with you one on one personally in a more private space? You instead of taking it up, now you accuse me of being gangster? Did I condemn or even curse at you? No right. My entire point is just to tell you to calm yourself down and be objective lah. It looks like you are attacking me personally just because I did not DECLARE myself as an agent. TS didn't even bother to ask about my identity, why are you so hard up about my true identity when you cowardly do not want to reveal yours.

Like i said again, if you really want to talk, let's take it to a more proper channel via social media lah. PM me privately lah then we talk from there. Don't use TS's thread here as you battleground.

I notice you had a lot of good points as well. Notice ya, in all my refute and rebuke against you, I never once quote what you said and blindly attack you. I acknowledge of my own shortcomings and also I still have a lot to learn as a new agent despite being passionate in the property development and property investing industry since I was 19. I just need you to stop rebuking all my points with such personal attacks. Cheers

This post has been edited by acgerlok7: Dec 30 2019, 11:42 PM

And also btw to directly PM and spam TS in regards to my own agency project, that is called vested interest and hard selling.

I hate people doing that to me, therefore, I won't do unto others what I hate others to do to me.