Seeking for experienced advice

My daughter is attending one of the schools in BU and currently renting a unit in one of the condos in BU.

My wife and I are looking to buy a property around this area because of the school but I don’t think we can afford any Subsale property because we dont have much cash to pay the downpayment and legal fees. Because of this we are looking for new project since most of the time they will have rebate.

I paid RM1k for the booking fee for D’Erica but most of my friends and colleagues commented that the place is not a good place to raise a family because it will be very high dense. Some say with the price I’m paying D’Erica I can get better units. I booked the 1.2k SQ unit. So now I have lots of doubt on this project.

My questions to all are:

1. How many units in a condo to consider high density? Is D’Erica too dense?

2. Is there any other project within 5km radius from BU that is worth to consider beside D’Erica? Our budget is not more than RM800k.

3. Is D’Erica a good buy? The agent told me there are no much units left or is this one of the tactics of property agent to get sales?

Thanking in advance to all.

yes , abit dense.
when your daughter finish school time, maybe still havent VP ,
eventhou VP , let your daughter to rent the places first , if she LIKE it . then only discuss further (u could most likely will get the same developer price that time OR below developer purchase price)

my point is .. with ur budget rm800k , there's still plenty of good choices , don't just because of ur daughter's school lor

1. There are several objective ways buyers look into project density. Units per acre, units per floor level, potential population and others. 1094/3.15=347 units per acre seems high. 14 and 15 units per floor level also seems high. All units are either 3 bedders or 4 bedders, if we assume all units have 3 persons living, then its a 3.3k population, 4.4k population if 4 persons.

2. Right off the top of my head, edelweiss and ruby seapark.

3. The project is not my type. Not worth it considering the density imo.

True, the construction time is....not short.

If ts' daughter studying to become doctor then will be completed within studying, if not I think daughter graduated still haven't VP.

There's many factors affecting the quality of life.
1.1 Carpark allocation per unit
If minimum 2 CP per unit then its not so problematic for as most people have sufficient carpark then.

1.1.1 Carpark space outside
If there is enough public parking space outside then still manageable. If everywhere yellow line main road then that could be a problem for visitors.

1.2 Lifts per block vs units
In my place, those with 250u/blk with 3 lifts seem to complain more than the 490u/block one with 5 lifts.
This is because one down for maintenance is a 33% loss in capacity vs just a 20% loss in capacity.
With 4/5 running not much (noticeable) increase in waiting time. But 2/3 running will defo be a cause of concern during peak hour.

1.3 Lift speed (high speed or turtle mode)
There are some elcheapo china lift (S*gma) which takes forever to go to 13th floor.
Whereas if proper lift (KONE/Schlinder/Toshiba) which have higher speed. similar to better office lift, not a major issue.

1.4 Carpark entry/exit
Anyone who has visited both Ikea Cheras and Ikea Damansara will feel the pain point of Ikea Cheras where the exits are rather limited.
If a condo has >1 exit point traffic disbursement is better. Walaupun high density with 1k units.

2.1 Next door MSQ is selling for 4xx-500K for 1100sf. Popular with Korean students at last check.
2.2 Nearby slip road to BU, Opal Dsara is going for 600K for 1140sf / 800k for 1420sf on propertyguru listings. This place is nice for families. Older condos tend to have better sound insulation than newer projects these days. Also since its already standing there (built up) there is zero risk of being an abandoned mud patch (Txlam) and stuck with useless mud patch that you can't even stay in.



3.1 The next door projek is Flora Damansara. Which is "ghetto".

3.1.1 My recollection of last visit there to Flora many years back was of an access road littered with cars parked everywhere and 0 street lighting. Adding to the ghetto feels.
Remember you're also buying into the surroundings (the neighbourhood) as well. For a 600K prop legal fees and loan agmt fees are 18k only (this one should be able to be easily settled from FD etc).. and for the 10% D/P 60k (or do the markup and try to nego lower DP %.).

Figures obtained via https://www.lowpartners.com/malaysia-law-fi...uty-calculator/


3.2 This is an old trick to make you feel kancheong ("FOMO") and rush into buying a unit. Sticker game as well.

This post has been edited by ceo684: Mar 16 2021, 12:26 AM

1. Yes abit dense but not too dense as D'Vervain and D'Quince (D'Cosmos being the lowest density). If you have a look at the Layout Plan, this situation is not too bad with 6 elevators serving each tower for 14 units per floor. Density feel can be judged from this pov too to see how its designed to disperse the circulation.



2. I think there is a Glomac project at the Jalan Masjid, Kayu Ara. 121 residences but biggest unit is 750 sqft only... Tropicana Edelweiss is also okay, but not fan of the traffic there personally . On raising a family.. in a Condo situation, you have to look at the facilities thats provided then but most condos have more or less the same types now for facilities. Just a matter of whether it's well maintained + designed.

Sidenote: Apparently Exsim is known to build as close to the render to real built even for facilities. The closest precedent i would say to 'rasa' how DErica might be would be Nidoz (just for facilities). Nidoz is much more higher dense than Erica and was mostly targeted to families.



3. The units that are basically gone is Type A1 (1000sqft) so no its not a tactic lol. Seen the digital table and also my friend is trying to secure an A1 unit switch for a month now. the one you chose is B1 (1200 sqft) kan? that type still got, here and there. C mostly gone coz corner units. D, not sure.

This post has been edited by esseeten: Mar 16 2021, 12:45 AM

Terrible choice for ownstay or appreciation.

With tens of thousands of condos being empty just rent while waiting to save to buy a subsale condo.

Quince, vervain, cosmos and erica are from the d series of exsim so I wouldn't compare their workmanship and quality with the famous z series like millerz, arcuz, etc.

how much is she currently renting the unit in BU for?
logically, you should buy a subsale to enjoy the savings of paying rental for your daughter rather than a under construction.
what's the price of the unit that your daughter is currently staying?
instead of thinking that you are paying for mortgage, think of it as monthly savings from the rental of your daughter's lodging. haha

if BU is going to be the center of your future, then perhaps you may wish to consider glomac's property in BU/Kayu ara area.
if 121 is under your consideration i can even be your referral. hehe.

alternative kota damansara area also okay. tropicana eidelweiss (hope i got the spelling right) has mrt nearby and get just get to BU in a breeze.

but in all honesty, besides the 2 undercon i mention above, i would still recommend you to buy subsales in the same recommended area as well.
subsale would also include area within mutiara dsara too.

last in my subsale recommendation would be damansara perdana area due to absence of mrt.

My daughter she is 7 years old and we are renting at the moment. And both my wife and I are working in Damansara area. That’s why we are looking to settle down in this area.

I've compared with Nidoz because material spec is similar to what i studied being used in Erica+Cosmos show unit Yes perhaps its already in the name that it won't be exact like their Z series. But I don't think it would be like D'Nuri either. D'Nuri was meant to be the affordable housing portion when they brought up Nidoz same time. If you watch the video review on D'Nuri and see the unit spec, its lower specced than what its shown in sales gallery for D'Erica and D'Cosmos (I can't say for Quince and Vervain coz I didnt go in those show units) and more similar to Nidoz specs.

Having said that, D'Nuri was well done in facilities also for an affordable housing option. (ref video and the lowyat thread for DNuri) The developer is binded to use what they're already selling in the show unit for the materials. They can change the brand, but it has to be of equivalent spec. In terms of workmanship, have to look at who's the contractor. From what i read on the board, they're using their fav Binastra - the same contractor they have used before in previous projects. So i think its fair to expect some decent quality build

https://www.iproperty.com.my/sale/petaling-...Glomac%20Centro
1200+sf for RM6xxk.

while not exactly BU but still literally stone throw from BU.


https://www.iproperty.com.my/sale/all-resid...%20utama&page=5
rm550k thereabout will net you a 1137 sf unit. this is considerable as proper BU.

https://www.iproperty.com.my/sale/mutiara-d...n%20Condominium
surian would be more homely feel. at about rm800k will net you a 1200sf unit.



downpayment? take from epf if you need to. or work out some creative financing from the subsale seller.

good luck!

How high is the density for this project?

1. High density is above 800 units (with majority above 1k sqf units)... very high density is above 1k units (with majority above 1k sqf uinits). For D'Erica, it is very high density cause it has 1.1k units with most units are >1k sqf

2. Too many projects around the area... in that plot of land itself already have >3 projects under the same developer..

3.All agent says the same shit to attract buyers... I've not heard any SA that would say their project is not hot selling....

If you ask whether it is a good buy in terms of investment or property appreciation.... HACK NO.... with so many projects and similar quality service apartment around the area (not a particularly wanted area or not prime area) ... highly doubt the project stands out... also ... it is a LEASEHOLD so definitely not in terms of property appreciation and investment or renting

If you ask whether it is good for own stay... not really as well... since it is too close to the highway and it is highly densed....

If you ask me whether it is good for own stay for YOUR BUDGET and required SIZE ... then YES!

Not many project out there that has that kind of size and cost..

And quince vervain cosmos erica are not priced at the affordable housing price so buyers should expect quality and workmanship close to their buying prices.

Should we be green chives and expect exsim will deliver workmanship of these 4 projects closer to their z series or closer to their d series?

Location is most likely the biggest factor since its DAMANSARA but if people want go into about workmanship, I will just laugh.

ya agreed

Well, drop you a pm. Hope it helps

if you dont mind me asking, what's your thought on its terrible appreciation other than its leasehold? thanks

Crazy density in this township. Can ezim sign a letter saying no more residential development here??

Total this township how many tens of thousands of units?