I've been following this project for quite some time (since the abandonment of Empire City)

a couple my personal point of view on this project :

1. Master Plan design similar to Sunway city, Midvalley, Bangsar South, etc. Retail components and residential mix are there to support the overall long term success of the project (assuming majority are occupied)

2. Connectivity (dash, LDP, etc)

3. It's one of the last piece of master plan design located in PJ area.

4. taken over by a highly reputable developer. after abandonment

5. For sure, oversupply in the market is a major issue that might impact sales performance of this project.

6. The rise in steel prices (regardless of whether it will normalise or not) is going to cause either delay while waiting for price normalisation or, leading to an overall increase in construction cost (either way it leads to the increase in total cost of construction). End product quality is something that must be considered especially for this particular project, the reason why this is particularly important for this project is because it is actually price fairly reasonably (without taking into consideration of density).

7. Also, to add to the previous point. COVID-19 is a black swan event and this is will impact all projects that has had a fairly successful pre-launch. Anything that was sold pre-covid has not yet priced in the delay and potential rise in steel prices which may or may not effect the bottomline of the company.

8. The approach of driving multiple project (5-7) in parallel is something that is different from other masterplan, The strategy for other masterplans is to slowly develop the township by first attracting residential component with affordable product before expanding the total masterplan into a successful one (Midvalley, Sunway City, Subang, etc). However, the approach for empire city is actually the first time we are seeing a developer going all out to mass develop a piece of land in one shot. Success factor of the mall depends on anchor tenant (which is usually driven by foot traffic, we can safely say this is non-existent at the moment). So the concern here is that there might not be enough foot traffic to make to support the mall, and no attractive commercial incentive to support the residential side (compounding effect).

9. The recent cash injection from Rubberex is an interesting one, it is all settled in Cash which mean it could be Exism's strategy to maintain liquidity due to covid. Or it could be a strategy for Exsim to secure a strong supporter/potential tenant for their office spaces to build up anchor tenants to drive the commercial and residential take up (we dont know at this stage).

10. One of the things we need to look out for is also the infrastructure investment for non-sellable assets such as roads and bridges. Infrastructure is good to entice buyer to buy as it can we sold as an integrated City, but also do bear in mind that such investment requires very high cash injection with no direct return on investment (if you see the roads currently, it's not really a priority at the moment due to heavy truck access). Injecting so much money into multiple infrastructure requirements is something that we should keep an eye on.

11. existing demographic of residents in that area might be something everyone needs to look into post abandonment.


In think in summary we need to look out for key indicators that will determine the success or failure of the project (at least in my opinion):

i:) Ability and strategy to acquire anchor tenants for office/retail/hospitality spaces. This is going to be key as it will be needed to drive the sales of the residential component in an oversupply market.
ii:) Management of their cashflow with 6-7 project running in parallel in DCP.


the skybridge obviously makes sense due to the connectivity that it would bring and the indirect intrinsic value for residences to able to access the retail spaces.

As for the rock face park, I dont think this is likely at this stage (not saying it wont happen), but although it might be a nice afterthought, with the current cashflow requirements i dont think it's likely that Exsim will focus on this at this stage as the cost benefit analysis does not seem to make sense at this stage.

This post has been edited by DRKLM_91: Oct 17 2021, 09:32 AM

Good insight. In summary, Exsim cant let ECM fail.
Used to visit there 2 years back, nice exterior, but internally, the mall was very run down, many issue with the studio house, and for such a big mall but that quantity of tenants, its a shame.

Connectivity to ECM is also an issue with those ongoing constructions which im not sure if its still ongoing atm.

Tough job for exsim

8, 9: Thank you for your perspectives and POV for ECM in point 8, 9. Give us another aspect to think about. Wbich adds another indicator to monitor - the revival of ECM. Because we know the JV has the cash, it's now for then to prove to us how effective they are at using it for this purpose. The success of ECM would be pivotal. Since any new launches and the attractiveness of the current residential phases will be tied to the ECM. Most pundits would evaluate DCP's value with the ECM.

On, I think your perspective on the impact of steel price is superior. You're right that the steel price affects construction directly, which is now. I was fixated with preplanning and quantity survey in my analysis, Which is in hindsight incorrect. There is a risk that when EXSIM priced in the current cost of steel, if they cannot take the price pressure, they will have to adjust the future property price. So in short, early buyers would have benefited from the lower entry price point, while future phases might see a rise in price offered

I doubt EXSIM will reprice the existing unsold Inventory, as it would risk a negative backlash from existing buyers, which is counter productive to their strategy to sell as much as they can.

As for point 10, a lot of the infrastructure seems to be DASH, a was in the vicinity just now, the EXSIM specific constructions looks to be more focused on the sky deck and garden. They will need to start working in the existing incomplete Empire City infrastructure soon though, because their Mossas is there.

All is all, EXSIM's cash flow health (management of cashflow) is a key indicator. And how this cash flow translate into sales performance or revival or delivering KPI is another key thing to watch. Because their loans seems to be tied directly to this metric.

Yes, as for the rock face park, I also think it's not going to be short to mid term. It's an opportunity to tap if EXSIM finds there is a need to sizzle up marketing of future phases.

End product quality for the Empire City portion will always be a question mark, as it's building on shaky quality inherited from Mammoth Empire. And a lot of commentators mentioned D series as the benchmark for the phase 1, 2, 3. That's a good perspective. But we'll never know, developer's only care for their bottom line and Malaysians are easy to forget if you wow them with snazzy marketing. I guess exisiting buyers should keep taking about such concerns and how they believe in EXSIM and will be angry if EXSIM betray this trust. Make it a recurring talkpoint. EXSIM will take notice. And this might work to temper their bottomline considerations.

The whole DCP marketing as it stands seems to hinge on FOMO. So prospective buyers need to weigh the upside and downside. Study every line if the SPA before you sign in the dotted line.

If you're buying here for own stay, you should pray very hard that there will be more access roads in and out of the development. Otherwise, enjoy the rush hour jam with the thousands of other folks in the morning and evening on Jalan PJU 8/8 and the 4-junction traffic light.

Yes at the moment there seems to be three to five exits in the works, including direct access off and into DASH, and direct access off and into LDP. Whether they will be completed remains to be seen, but recent construction works are seen in progress if you do a site recce. https://youtu.be/t-NmJafdwTw .. we can see from the site that almost all of the illustrated road access shown on the video has its equivalents being built and completed at various degrees. I was nearby in TTDI and Kampung Palimbayan, so I drove by to have a peek. Some new photos below.


There's a few hidden gems in Kampung Palimbayan which is still there, including the used to be famous Subak, Bora Asmara and a couple of forest homestay chalets. Can visit and support if you are doubly dosed.

This post has been edited by when2meets2boy: Oct 18 2021, 11:03 PM


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...well?

*Expected Exsim new launch 2022*

December to January = Dterra + Dclover + DIVO + others
February - Desa petaling + empire phase 7
April - bukit jalil + empire phase 8
June - desa petaling - phase 2 + Empire phase 10
June - USJ REMIX phase 1
August - bukit jalil phase 2 + empire phase 11
...

Hopefully not all of the phases are residential again.. at least not phase 10 and 11

Most likely they will be residential projects.

If that's the case, this masterplan more crazy than RC residence.. I thought middle those are for offices..

Could be, but my prediction is more residential units looking at the current economical state and demand in that area.

Shoot me like I will die la, unless in real life la haha

You tell me if Exsim project is a failure, why still so many buying from EXSIM?

It's all loyal clients, having faith, recommendations, any projects from any developers is from the likes by individual, not everybody has the same taste. Everyday makan nasi lemak will be jelak la wei.

Any enquiry or comments on this, please PM la, easier for whatsapp, I am not any telemarketer for any scams

High commission IQI agents bombarding this projects like no tmr will get the job done easily

Desa petaling, issit the 2nd phase of Nidoz? Nearby that area?

EXSIM should do more and invest more effort into really sounding their own official plans, position, timeline, vision and mission for their masterplan for Damansara Central Park, like an unifying official page with all the above infomation, and then protecting the IP so that you don't see multiple urls claiming to represent Damansara Central Park

Just a cursory search and I get more than afew websites claiming to be the official, and each with its own twist and marketing of the "masterplan", it is confusing and really doesn't do well in inspiring a sense of a developer's commitment, clarity, and vision for their master plan

in short having too many cooks will spoil the broth. True, having multiple channels for marketing will definitely scale and increase sales, but having to many different messaging really just draws confusion and maybe even negative perception for their project - as evidenced by the various input and exchanges on this thread

EXSIM should think about it...... just went to their EXSIM official website, its like the Damansara Central Park isn't even an idea there. A couple of individual websites (which is good) for each of the ongoing residential development that is "somewhat considered " to be part of the DCP masterplan, but dig into these official websites for each project, no (?) mention of masterplan...

one have to really wonder what strategy is EXSIM going about? anyone in the know?

This post has been edited by when2meets2boy: Mar 2 2022, 01:23 AM


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Most of these are done by 3rd party agencies sadly 😂 Exsim has a huge number of outside agents that help sell their property.

pretty sure a lot of their masterplan still under pending land acquisition/approval/licensing to advertise, because cannot market masterplan publicly without approval and licensing.

Bukit Jalil still have land for 2 new projects?

Very interesting comments.

Can confirm what office tenants and retails will move in central park?? EC mall how is it doing now? Hotels like Marriott all doing well and opened?

Apa pun takde skarang. Still a dead town

That why must take this type of analysis with pinch of salt.

Any update on the progress?