Thank you for sharing, this is IQI live chart instead of Exsim's own chart. Exsim never sai lang all units to IQI to sell.

Notice Type B and Type C SPA price is lower than initial price. The similar price psf would make plenty buyers to consider smaller size for investment but in this case, Type B 950 sq feet fits the bill since with/without balcony to choose from.

From the chart, Unit No. 13A is looks like the hardest unit to accept, being corner unit rear to the West and the balcony view, is partly block by No. 1 rear building. But surprise the Level 30 is not yet blocked.

But I not sure if buyers know the best part of this unit is a quadrant zone of only 3 units along with No. 12 & 13, with no emergency stair case here.
The other side is a quadrant of 10 units. The other corner, Unit. 7 is safer view but main door directly next to emergency staircase.

Low floor units might be acceptable for own stay due to small view on Level 8's landscape but unfortunately, might hear the noise from Nathan Corner and plenty of motors at night after the hot sun in late evening.

If about view, I think only 3 units facing pool could likely the best, but must take high floor. Unless pool eye view but must disturb by LRT line every 5 minutes. But less than RM 700 psf, I think quite ok if Exsim able to match back Treez or Twin Arkz quality, the downside is 329 units looked low density but it is actually very high density on 1 acre land and with so lack of facilities.

From the slides I received it seems the facilities are sufficient enough, if what you mean are condo facilities

Downside for this project in my own view -

i) lackluster views no matter which orientation you choose
ii) Commercial (HDA) land despite being freehold
iii) maintanence fee is on the high side (0.44) if what is stated is true
iv) risk of other development in the empty plot between the indian school

despite so I still placed my booking for a unit for own stay. i think in the end the pros outweight the cons

and as you said, hope Exsim is able to maintain their quality and reputation. so far their projects are all ok

This post has been edited by ZeneticX: Mar 24 2020, 10:52 AM

The PSF is more than 700 right. The rebate given is cash rebate in stages.

Thank you for making my investment nearby look very worthwhile ... at this price tag... i got few properties at very prime location and good environment... that was few years back..

not sure how rosewoodz will do investment wise

location is not that good compared to others nor is it too bad

its walkable to LRT

freehold land but commercial

Nowadays still got people buy Exsim? Really? After Promenade Group left...

Do not believe in IQI Agents, they just want your commission.

The facilities provided, 25m small swimming pool with kids pool and jacuzzi, small BBQ pit, mini landscape at Level 8 and then for Level 31's sky gym with yoga, sports lounge, sky deck and lounge, altogether at just less than 6,000 sq feet, are very very common in normal condo facilities.
Just sufficient like you say, but should give more to justify the record price tag at this area.

Huh, commercial land but with HDA, service apartment, why this would be a con for you?
I am surprise to see there are no retail or shops in Ground Floor, or else, I not sure how they obtained the approval from authority as service apartment but no retail at all. Maybe not reveal yet, since no facade able to review at all.

Maintenance fee at RM 0.44 is high given the lack of and smaller facilities given, but if they can built a very good quality main entrance, common area, facilities area, smart system and good security system, I think should be quite ok since all smaller size.

Anyhow, congratulations on your purchase! Are you taking low floor Type A facing the emply plot next to Tamil school?
If own stay, I trust there are surely no problem.

Commercial still means slightly more exp water bill and cukai pintu no?

I thought maintanence fee will be higher if more facilities are given? it should be lower for this project but we won't know the final details until official launch

Type B Unit 12 facing Pavillion BJ. On one of the higher floors @ 20+

just placed booking, nothing proceeded yet and no money transfer involved. hope to see the project officially launch with more concrete details before confirming my choice and proceed to loan

i think everything now is gonna be slow due to MCO and COVID-19, i'll be surprised if they managed to launch this project by next month

This post has been edited by ZeneticX: Mar 24 2020, 06:40 PM

whats the story? what I know is some top guy of Exsim left and formed Promenade Group?

This post has been edited by ZeneticX: Mar 24 2020, 06:38 PM

If not mistaken, all previous project was handled by Promenade using Exsim name. Then they split and ever since, all the quality has gone down the drain.

So, all old Z series projects are history, do not expect new project to have similar quality, you will be dissapointed.

i see. need to do more study and watch out then




so what are the good developers left? every project thread that I see confirm got ppl complaining or giving bad rep about particular developer

Can compare with project by the top management from exsim that left and formed promenade. Look at their website and their current project. https://forum.lowyat.net/topic/4789369/all

This post has been edited by wct: Mar 24 2020, 08:00 PM

i saw. new project and just launched not long ago as well. construction havent even started so difficult to judge

Rupa-rupanya ini macam. May be no need cheque. Buy a sticker and stick on the board can already

Yup, but under HDA, water bill slightly higher only, say max RM 10-15 extra per month on top of the initial few bucks for condominium.
Cukai Pintu, we dont pay every month and just one two hundred additional per annum. So not a worry.

Yes, practically maintenance fee is higher if more higher maintenance facilities are given, such as bigger gym (more equipment), bigger pool, and so on. If they give more landscape, more common area, more corridors, library room, games room, garden, etc it don't caused too much maintenance fee. With the current thing provided, RM 0.44 psf is really huge.

Unit 12 is probably the best orientation unit and since you're 20+ floors, it would be consider nice. Hopefully the opposite land would not block the Pavilion view. Otherwise, I would say Unit 10 low to mid floors could be the next best, middle of Unit 9 and 11, face small pool directly.
But Unit 12 is a quadrant of only 3 unit zone, it wins the other side 11 units a zone.

With current MCO and the spread of Covid19, economy would be going to be much slower, new government is shaking, purchasers will lose confidence to the market, furthermore seems all buyers here booked without knowing any details of this project, I will foresee some withdrawals for time being regardless any projects. Without a facade or architectural collateral, I doubt they obtained authority approval and able to get clearance to launch by May 2020. PTG, KPKT, government offices are all closed.

I am initially putting some interest, but too plenty of info discrepancy and I am not comfortable with the 1 acre land size pocket dev.
I've bought a few pre-launched props but at least I see the full layout, facades, scale model, full plans, etc.
This Rosewoodz is probably the most skeptical launched by Exsim I ever seen. Too rush to soft launch, I am just wonder.

Probably needs the number to show to banks for bridging loan.

Exsim is a client of Promenade Group, a similar to a consultancy company for most Exsim projects since they were a new and small boutique developer back then. Don't also forget Binastra, the BJ main con taikor also helped to built Exsim's brand in a very booming time, particularly The Treez, first ever Exsim's z flagship. Binastra was Berjaya main con for most BJ projects back then, they were the key man to connect Exsim young bosses to TS Vincent tan son.

The Treez so far was their best results in terms of quality, they sell very very expensive back then. Even with Michael Yam and DIBS programe, they struggled to sell too but a good timing of BBB in early 2010s, they managed to complete it and Exsim's bosses hold their principle for new and modern development. Next is Twin Arkz (in terms design), they have established as a strong boutique developer when they promote Twin Arkz, eclipsing Trinity back then after another successful The Leafz in terms of quality, another DIBS project to tackle Ah G ah Kao investors during BBB mode.

With above, we can see Exsim have their super fans base due to above but no doubt most of their boutique developments are fancy design, nice and suits for young family but Exsim really took plenty risk to keep launching high price props, which Trinity don't have balls.

I only see their mistake was giving plenty discounts to attract buyers rather than selling their own signature product. To started few developments with DIBS, an investment scheme was easy to commence, sell and built, but to sustain the ability of appreciation after handover is also crucial. They launched The Rainz with plenty discounts again, by that time their Exsim name can actually sell themselves. They appointed IQI as agency too, all absorbed into the selling price.

I may agree that old Z series are history, but Exsim's blood are still there and I can see them keep growing with launches everywhere, Kelana Jaya and even Damsansara multiple launches recently, question is can they cope? I will be concur that the quality may be not what purchasers paid RM value to RM value.

Buying Exsim properties for investment is quite similar to relying on capital on capital return (zero down to RM10-20k down-payment but earned maybe RM50k upon VPed or RM100k during good times), their properties attracted plenty home viewers but the problem is buying Exsim projects don't earn big bucks.

I dont see it is mainly because Promenade Group. Let's see how they fare for UNO Sg Besi.

They are suppose to busy with Damansara City launches, even The Acruz belum settled yet.

I understand most developers obtained DO, SOP, and do pre-launch while pending formal BP or APDL approval, at least facade, designs, architectural photos almost there subject to authority approval.

Pre-launch sales is not consider official booking, bank don't see this as their bridging loan. With Exsim growing capability, few projects completed, bank would have no issue to lend them except the problem is their own company capacity or gearing to holds more loan.

Which is which?

I mean Exsim is consider Grade 2 or worst Grade 3 developer for most of the banks. They have plenty completed projects and not many unsold stocks, not that hard to get a bridging loan based on the group's Financial Report.

Unless Exsim Group have too high gearing (commitment) on their other landbank loans or other consolidated company debts. Or this subsidiary probably involved other third party, I also not sure which subsidiary company they using.