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?

it township development n location ia very strategy near mature township connectiviy to all major highway. Still early to judge about appreciate value. The whole masterplan will have office tower, reakresi park, school etc.

For me, talk it not from an agent POV, but as a lowyat forum sharer,
would suggest you go for tropicana edelweiss as it is beside tropicana garden mall, as well as MRT station. Nearer to DASH highway if you always travel and surrounded with shops and food also.


Ofcourse For the same price ofcourse, you will get bigger size at D'erica, but D'erica is honestly too high dense and it's not really suitable for family i would say. The inner road thru flora, is seriously headache, bumpy and scary. A lot of abandoned cars also. in terms of investment, high dense, how you going to compete when you wanna sell it or rent it out （if let's say one day you decide not to stay）
When a project is high dense, it normally attract more tenant than own stay, and it's hard to control for the security and management team as well. Don't forget about maintenance fund as well.
if compare to edelweiss, i will expect definitely will get higher price in terms of the convenience, comfortable, and not to mentioned, i think the quality will be better as well.

Downside of edelweiss, for me, because there's soho unit here as well, you might feel not really secure. But not sharing same lift lobby la.
Second, you need to walk to the mall/MRT with covered walkway but yet, not too far.
Third,not sure which part you work in damansara, if let's say you are going back home from LDP side, is quite jam at persiaran surian until here. (Anyhow you can take alternative, which is MRT)

Haha babizz boss, we all know developer definitely wont sign that la.
Look at XXX oug now....from original master plan few blocks until now, become concrete jungle liao...
that's why i'm thinking, one of the point that we should concern before buying a high-rise also need to see if beside there still have empty land/very old landed or industrial land to be possibly buy by developer to build another blocks or not.



This post has been edited by Windzneom: Mar 16 2021, 01:33 PM

Speaking about density, if you have the opportunity to drive to Tropicxna Gardxn then you will know the planning of entrance to this mall is not ideal, visitors and residence share the same entrance, causing massive traffic jam at the entrance.

Was stuck at the entrance for more than 40mins before going into the carpark over the last weekend.

Not to mention, because of the mall they narrowed the road of Kota Damansara, and causing massive traffic jam to go in and out.

The town council and Tropicxnx really need to consider alternative routes to ease the traffic.

Pro of this will be very matured township and connected TOD with MRT, short term stay on rent yes but long term ownstay is not ideal.

Bro, you can't compare OUG MXXXX with Damansara. Both are apple vs Oren.
Damansara/PJ property no whether how bad situation, it always have core value and i didn't see property price in PJ area will be bad drop in the past.

Agreed with slightly higher density, but these is township development near by few mature township. Their plan is to attract more residential & population to make BEFORE commercial construction such as office tower, school/college, rekreasi park in place.

Low density you might need to paid high maintenance cost & risk for whole master plan development fail due to low population.
Despite 4 project phase with 10K approximately. Each of them have their own theme & facilities.
The demand in PJ area is always there due to high move in population & high job opportunities, education etc.

Anyhow these project is really very hot selling. Both tower A & B almost 90% sold & book.
I attached sales chart for your reference. All red color being booked & 80% above with SNP signed if not mistaken based on statistic information from IQI.

This post has been edited by Erictan1981: Mar 16 2021, 02:33 PM


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Despite is D series product. The arties impression is very nice.

This post has been edited by Erictan1981: Mar 16 2021, 02:29 PM


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Yes but pros is your maintenance MIGHT be able to maintain at a reasonable rate for longer time period compared to low density high rise.

Can share any high density project in Damansara with more than 4k units perform well? Only think of palm spring.

Location always justify future property value.
Township development in PJ area very rare to be fail except Icon City developed by Mahsing..
Have you ever think about Bangsar South, Damansara Utama, Bandar Utama, Kota Damansara, Sunway Velocity, Sunway City, Mid valley in the past 20 years?

Other than high density, I believe still good choice for ownstay or investment. Reasons:
1) Convenience & near by amenities(near by MRT Bandar Utama, MRT Mutiara Damansara, Ikea, 1Utama.
2) Education- Primary/2nd school, International school, Segi/KDU/KBU College,
3) Healthcare-KPJ Hospitality, Thomsom Hospital Kota Damansara, Columbia Asia Hospital etc).
4)Connectivity of few major highway(LDP, MRR2, Dash, Penchala Link, PLUS).
5) Nearby mature township(Desa Park City, Kota Damansara, TDDI, PJ) and many job opportunities will add more property value in future.

This post has been edited by Erictan1981: Mar 16 2021, 03:19 PM

Don't forget to include the nearby Flora Damansara people yo

nowadays still got people believe artist impression? LMAO

Never trust artist impression, lower the expectation from what you see, it will never be the same at least for 80% of the developer out there

Other developer i won't know. But if you look at Exsim past historical project.
It quit promised & almost 80% similarity with artist impression.
Exsim hold a lot of new development project such as Millerz, Arcuz, Rosewoodz, Damansara Central park.
I dun think they will make the reputation bad if they are serious on construction sector.

This post has been edited by Erictan1981: Mar 16 2021, 03:45 PM

Any of point 1 or 2 or 3 within walking distance? What about flora Damansara? Can buy there mah.

What are the comparing projects for this project?? How sure this won't end up like icon??

What is the similarities between those Bangsar South, Damansara Utama, Bandar Utama, Kota Damansara, Sunway Velocity, Sunway City, Mid valley and this sexim project?? All of them got MRT many high tenancy office tower hospital university malls etc. How many confirmed here??

You mean z series?

Damansara central park is a jv with binstra.

Even rumawip looks like 5 star hotel in those artist impression photos.

Sounds like a hundreds acre project comprising THESE MANY amenities.

You must be selling one of Exsim product, I own Exsim product. I would think twice for D Series.

Millerz, i wonder how many lelong coming up
Arcuz, overpriced
Rosewoodz, too small development probably trying to stick to Rainz success

What else? Exsim is bailing out what Sg Wang, Empire Damansara?

Exsim is never the value for money botique developer anymore. Now they are just a massive photocopy machine, all the layout looks similar to one another project with massive high dense development

Some people are excessively phrasing words carefully.

Which properties don't have core values? No bad drop because of time goes by, if developer is selling at a future inflated price, pairs with high density projects, you might argue price won't drop but it won't increase either. Yet buyers are still losing. Don't forget about how much of the loan interest you are paying.

If a project has good enough location, it doesn't need to have high density residential units to support its commercial. On the other hand, will the commercial develop strong enough that people will neglect one utama and ikea damansara are just nearby within 10mins driving?

Mixed development is always a can of worm. You buy property priced at the success of the mixed development factored in but no one is paying you compensation when the mixed development isn't that successful.

Bear in mind where are the real prime areas of damansara and PJ.

This post has been edited by lollipopkan: Mar 16 2021, 04:34 PM

Doesn't help the fact that these 3 projects are overpriced and priced on top of the pyramid for their range.

Chill, I not agent or exism product fans but i am owner of Derica.
I am giving my opinion based on my point of view toward these project. Not right or wrong and just for discussion.

I would said each property have pros & cons & depend individual need, perception and budget.
May i know which Exsim product you own? Mind to share what is the current issue of Exsim project?

This post has been edited by Erictan1981: Mar 16 2021, 04:52 PM

I feel overprice too. That why i not go for these three project.
A condo with 700k-900k price better go for landed property.

This post has been edited by Erictan1981: Mar 16 2021, 04:50 PM

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TBH no one will really consider 30 mins walk as "walking distance" other than going for a run.
I used to walk about 8-12 mins to the LRT station for work (around 600m) and that duration depends on whether wearing heels or running shoes. I would say given the Msian climate that is about the limit (circa 1km total walking to office as well) for me.

Whilst the below study was made in the US the behavioural analysis shows that much lesser people walk more than 20 mins/trip.

Most walking trips were <2 miles in distance (97%) and <60 minutes in duration (99%). According to the distance decay function, about 65% of walking trips were >0.25 miles, and about 18% of walking trips were >1 mile. About 69% of walking trips lasted >5 minutes, and about 23% of walking trips lasted >20 minutes.

https://www.ncbi.nlm.nih.gov/pmc/articles/PMC3377942/

This post has been edited by ceo684: Mar 16 2021, 09:13 PM

2.1km 27 mins is walking distance.

Congrats buy more units pls.

walking distance almost 30mins beside high traffic roads with zero shade in Malaysia?

no freaking way people will actually walk lmfao

even in middle of KL or Sunway City where there's plenty of sidewalks no one local will walk more than 20 minutes unless you die hard PokeGo fan

This post has been edited by DragonReine: Mar 16 2021, 11:45 PM

Bro, chill, not comparing both "township", just let you know, every masterplan also can change from time by time, even government projects also, i encounter alot in this field.
and attract more residential and population before commerical construction is normally agent talk la... i myself also said that before, but think about what SIFU LOLLIPOPKAN said, if a project is strong enough in location, doesn't need high density residential to support.

Ofcourse yes, demand is always there in Pj and bascially every where in KL and Pj. Low density pay higer mantenance cost ofcourse, but you try to see some freaking high dense project, do you know the management suffer with so many owners that doesn't pay the fees? if high dense project, definitely suffer more when this kind of things happened.
try to look at Empire Density, how many units owner trying to throw price for attract tenant even though only 640 units?

not selling , but comparing la, if you said D series is convenience because of the points you share, you can try to compare with TG. TG definitely nearer. you try to look back what you shared and try to walk under hot sun, 27mins for 2.1km to The curve....And furthermore no walk path, is road side.

Ok, no doubt Exsim project seriously very nice, i myself also a fans of their product to be honest, but for this project, judge from every posibility and aspect, i don't really feel good.
btw, you said you are owner of D'erica, mind sharing which layout you bought? and what price range? as you said 700k-900k you would rather go for landed property.

Even my father in law a pokemon fan also won't walk like that dude. haha
500m also feel hot and sweat like showering lo.

I strongly agree more than 5 min is running distance. But i buying because location n reasonable price not because walking distance to the curve/1U. I believe most of people at pj prefer drive rather than walk under hot sun. Walking distance is just a plus point.

Anyhow everybody have their own perception. For me,this pj area, i believe this project will be sucessfully n potential due to location n conectivitiy.

This post has been edited by Erictan1981: Mar 17 2021, 08:50 AM

Nah.

D series location is HORRIBLE.

Those who say the location is good is either a dreaming owner, or a sales agent.

Don’t believe me? Go there and see for yourself. Especially during peak hours.

There’s literally tens of thousands, maybe hundred thousands of residential apartment/flat/condo there.

The whole area of mutiara damansara is absurdly high density.

Ur better off living at Kota damansara or Bandar Utama buying subsales. Can always find money for the DP & lawyer fees, really. EPF, inflate the bank loan, etc.

800k can get you tons of BETTER choices.

Ahh.. the "HOT SELLING" talk again..

Where did I hear that from?? From EVERY SA in existence...

Go every showroom.. they sure show you a board with sticker showing all the units have taken up...

Like Tropicana projects... go there SA would say .... "Only a few units left"..... show us a board with fully filled sticker and somehow want us to tell her which unit we interested so that in case the buyer "drop out" from booking or whatever nonsense...

Each of them have own theme & facilities??? Those doesn't segregate the properties from one another and aren't factors to attract sub sale buyers...

To differentiate a property from one another, it has to be distinctive on its own .... for example one of the project is developed for high class residence (much lower density with higher end finishing/design and facilities) while another is developed for "affordability" with high density and standard facilities.... in EXISM case.... all 4 projects are equally high in density and quality of facilities... the target audience is obvious... you can't say they are different just because they have different "Theme" or "layout"...

Yea correct.... you cannot lump everything in Klang Valley/PJ/Damansara and call it Prime Area...

Damansara Perdana has always been known to be the Sentul of Damansara

Walking distance is very subjectives...

The environment, walk path, cleanliness and safety plays a huge role in walking distance..


For example... a 1km walk distance that is fully sheltered, clean and safe environment to the destination would definitely feel like a short breeze compared to a 1km walk through a dirty alley way and full of dangerous fast moving cars roads that you need to cross in between..

This post has been edited by holypredator: Mar 20 2021, 02:35 PM

hi why do you say is terrible choice for own stay? I am planning to get 1 unit d'vervaine for own stay

Just checking with you, are you familiar with the area?

Please elaborate in details why not suitable for own stay n so call terrible. That place is still under development. U wont knw what will happen in next 10 years. PJ already no much land for new development. Just buy based on your preferrable n not based on someone said..

This post has been edited by Erictan1981: Apr 8 2021, 08:43 PM

I walked 2km home before from train station through ghetto area, on main road coz no proper walkway (either the busy main road or no way), inches away from main road traffic when I was a poor schoolgirl, now of course if I were to pay good money for a place like 600k would I want to repeat that harrowing experience again?

For those who haven't seen the 'hood pls take a drive there at night and see.

Granted PJ may be land scarce but not all areas of PJ are "atas", PJU PJS also have their "ghetto" areas.

Yes, went showroom....I know got flora Damansara beside...

Other than that seem ok...future developments, no clue though

Not only that. Some people will said what high density,templer/mosque near by, no walking distance to mall, no Public transportation, not atas place etc. But all that not big concern for me.I looking for future development n not now. As long as strategy location n connectivity to mature township.

This post has been edited by Erictan1981: Apr 8 2021, 10:59 PM

deleted. Double post

This post has been edited by Erictan1981: Apr 8 2021, 11:00 PM

U can't get this pricing in PJ. This itself it's already a bargain.

Forest hill is also near to flora, no one made a hoo haa, its worth millions now. The entrance also have to pass flora.

This post has been edited by annoymous1234: Apr 8 2021, 11:55 PM

Let's disregard the showroom, flora, density etc etc. I'm not going to go there. But then, my advice is ... go there during different hours to survey. peak & off peak. KD/MD/LDP. It's definitely accessible but the traffic... (take this from someone that's been staying there).

According to "a lot" of people, it will get better after DASH is completed but that still remains to be seen. Whether is one wishes to pay for the tolls etc is another matter.

I know you can't get this pricing in PJ...

But can people really afford it is another thing..

I'm just preparing my bullets for 2024 after VP-ed, because I guarantee got auction lelong units..

Those who bought for investments from developer..burn because once VP-ed you will see 4000+ units release at the same time..

Those who bought for own-stay, many cannot afford it..Once the first baby pooped out, or second baby pooped out..Living cost is high in PJ

Banks approve doesn't mean buyer can afford, banks dont give a shit if customer will need to eat maggi everyday for 365 days, they only give a shit if customer is a good paymaster..

This post has been edited by Oklahoma: Apr 9 2021, 10:10 AM

Well agreed.

Hey man... no one is saying you cannot be happy with your purchase... if it is not a concern for you... then yea... best property ever for you...

but for other buyers... these factors play a huge role in their property purchase....


Also... what future development are you talking about??

AFAIK ... there is no city planning type of development proposed by Exism around the area...

In terms of malls and commercial area along LDP, there's so many to choose from, and each have their own selling point. PJ stretch there's Paradigm (have cinema, next to giant, close to subang and SS2), and then there's Uptown/Sterling (lots of non-local food places, artisanal food places, Sterling has cheap parking and it's very clean and spacious), then oneU (biggest mall, walk till you drop, accessible via MRT, 2 cinemas, popular go to place for offices nearby also), then finally you have IKEA/Ikano (IKEA no need say la, lots of angmoh brands, most upscale commercial area of all in the list).

There other more distant ones like IOI mall, Sunway Pyramid, there's so many malls to choose from. Empire Damansara is located at arguably the furthest end of LDP compared to other malls, so the question of whether will it perform better than all the other malls listed above, is very unlikely.

Most of the malls above are also under REITS, which incentivizes mall management to perform and actually have good tenants with high rental returns to pay dividends to its investors and attract more investors. Empire Damansara as far as I know, is not in any REITS.

My conclusion is Empire Damansara will probably be an OK retail/mall for nearby local people, and will probably be like Damen or Summit in USJ, but will not trump the other malls, as of time of writing this. The retail/mall management would really have to step up, provide a unique value proposition, have good retail tenants, attract investors, to actually even be on-par with the other malls.

Guarantee lelong got alot unit every where la
Now every project also got auction unit even for old completed property
Thats another ball game. No need wait 2024, can buy many place lelong also

im arguing from the perspective of those who want to buy this project...

Would u push this project to someone who can't afford it? They now think is nice to stay in damansara/PJ...

they fail to realize there are hidden costs associated with wanting to live in prime areas..

This post has been edited by Oklahoma: Apr 9 2021, 11:25 AM

Maybe my english make u misunderstand. I no push this project to someone who cant afford. I first time reply in this chat here only.

Buy at your own affordable range. Cant afford bank also wont approve anyway.

What i mean from my above post is Lelong u can buy many other place, so many lelong in the market. No need to wait until 2024 for here only. I mean unless u really like here then can wait when it VP

Dont get me wrong. Peace!

Serious la you want to compare landed semi-D’s and bungalows with serviced apartments?

my point is referring to the value of the property. some would say that flora would tarnish the image of the surrounding projects, the area is ghetto, not safe, living near to low cost flat, etc. but those who live in forest hill also would have to pass this getto area

Pretty sure Forest Hill prices would appreciate much similar to Country Heights (a better comparison) without Flora next to them. You think prospective buyers will be happy passing by Flora to go into Forest Hill?

debatable. let's agree to disagree. everyone has their own opinion.

hey man, whether happy or not happy is not matter for you & me.
Everyone have their own perspective to select their own best property.
I am curious what is your intention here. Seem like MR agent try to con buyer with plenty of negative points.

If you not understand whole master plan, please go developer showroom to get more details.
No just listen here & there & give own assumption & complaint.

If you feel the property not the suitable for you, then just go hunt your own best property.
No need so defensive & repeat complaint again & again.
Yea, it might be too much concern for some of buyer, but not a big concern of other buyer as well.
Everyone have their own perspective, if you think this is risky investment please look for other or keep your money into FD saving.

Like I said... if you are happy because all those factors doesn't concern you.. then good for you...

This is a forum for discussion... not a forum to glorify projects and leave the readers uninformed...

I've done my homework for this and every other project that I've commented in this forum....the master plan only highlighted the development for 4 residential apartment and nothing else... that is a fact...

even if the master plan includes building a mall or whatever.... it would not guarantee that the developer following through their master plan .... case in point Torpicana Metropark and recent cancellation of the "Mall" and "Hotel" from the master plan... HOWEVER.... they are being replaced by other commercial development like shop lots... master plan changed but they are still keeping their word that the land reserve for commercial stays as commercial

When a developer doesn't state their master plan (just for clarity sake... a complete master plan must be a declared project) .... it is likely that they are going to build more residential buildings.... it is absolutely naïve to think they will build something like a park or a leisure place (like some forumer here mentioned) which doesn't earn the developer any money AFTER the existing residential projects have launched for a period of time..

I don't give false hope or fantasy thoughts when I comment on a property..... my opinions are always base on facts and observations.... it might change but the precedents have shown how a master plan would "normally" end up when there are no other declared project within the master plan rather than some unprecedented idea that the developer would just develop the additional area for the benefit of the existing residences as an "After Thought"...


I am not a property agent or whatever.... also... how do I "Con" people with negative points?? If I'm a property agent.. wouldn't it make more sense for me to give ridiculous and imaginary ideas like how you did to get people to buy the property from me??

Also... If you read my posts... I also points out the positives for this project.... one being affordability.... and I also have disputed with others when they made imaginary presumption that this property would be bad because of something that are not foreseeable or non material...

The issue with you is that because you have bought the property... you are expecting only positive remarks rather than looking at facts.... hence...let me tell you this... facts don't care about your feelings

This post has been edited by holypredator: Apr 9 2021, 03:34 PM

Fact is something already happen in the past. Prediction n imagination is something havent happen but with your own assumption. No one can predict what will happen in next 10 years. Sound like you already make own assumption that the master plan confirm fail. Sound likey u are property master. I am curious what kind good property v such price in PJ. Pls advise

I did not state my assumption on the master plan as a fact.... I clearly said... it is "likely" the developer would construct more residential based on precedence...

the downfalls that I've mentioned were base on what has been observed and the information available

The mosque is being build at a close proximity.... is that not a fact?
The highway is less than 150m... is that not a fact?
It has 1k+ units for each of the project.... is that not a fact?

on and on and on....

I'm not here to give advise on what you should or should not buy.... I'm just stating facts and then gave my opinions on the issues presented based on information provided

Just so you know.. 650psf for a LEASEHOLD project... is not a huge bargain when you are talking about a highly dense project and non-prime location (yes.. to me damansara perdana is not a prime location and it has never been seen as part of the high priced damansara location).

Buyers accusses forumers that were stating facts for badmouthing the project.

Who is biased here actually.

Want my stance? I am also a SA for the project and I also badmouthed the project(if stating facts means that).

This post has been edited by lollipopkan: Apr 9 2021, 09:47 PM

Are you sure 650sqf for these project?? Have you really go showroom to understand more or just listen here n there make own assumption. i am curious how many property do you own now or still looking for 1st house because many concern on every project. To be fair, paid peanut,take peanut. Nothing is prefect.

This post has been edited by Erictan1981: Apr 9 2021, 09:53 PM

In Malaysia, image or not it does not matter. Mah Sing is still raking in millions. Public listed developers are still raking in millions paying dividends to investors. Successful or not, nobody will know until in the future.

650psf is based on average price that I've surveyed online....

There are quite a few projects that I would take the effort to visit the showroom.... but for this project I did not go to the showroom... you don't need to go to the showroom to know that there is a mosque being build there and the highway is less than 150m from the project location... google maps could easily show you the distance...

So far... I did not comment about the layout or the unit design.... I only commented on external factors and numbers presented by the developers... hence does it matter whether or not I've been to the showroom??

How many properties I own is none of your concern.... I don't need to own many properties to provide my observation and opinion of a property ...

I'm not sure where you are heading at with your statements.... if you know you are getting peanuts from paying peanuts... then why are you so upset when people highlights the flaws or condemn the project??

This post has been edited by holypredator: Apr 9 2021, 11:02 PM

Been to showroom and surveyed for D'Erica, did my own research. Was offered around 600 psf nett, but I turned down offer.

As mentioned by others', the density of the whole project including nearby buildings is big concern, and unless you work nearby, traffic is going to be hell. I foresee that the roads will be extremely congested and surrounding areas will be affected by it. I'm not sure if this project is really that attractive to people who work more than 30km away and rely on driving

as for whether it's a bargain and there will be capital appreciation... again, the density works against it, because you're competing with the other owners in the whole project If want to drive the price up to "Damansara" level they're going to have to transform the whole area to make it seem higher class.

I see. All information getting online n u never go showroom to understand more. No of property own is my curiosity to knw y.
Some people can just give plenty opinion like master expert.. But end up v zero property on hand n all just big talk. Hope you are not that kind of people. When people hold many property on hand, u still doubt whether which is the best property or right time for you. Yes,you can continue your negative judgement and assumption..No one can stop you and i not sure what is your intention keep repeating the same topic again n again. Wish you choose the best property in your life.

This post has been edited by Erictan1981: Apr 10 2021, 09:17 AM

I'm not claiming to be an expert... just providing my observation based on the available facts...

Again... since when argument from authority is needed to provide one's observation and opinion on a project?? You don't need to own many properties to tell a property is good or bad based on external factors.... besides what is even the correlation between owning other properties and providing one's observation on this particular property???

So you telling me... if I don't own any properties... the highway is going to disappear?? the religious places will automatically move to other location?? the mosque would suddenly stop building?? the location automatically turns into your fantasy land???

I can't stress this enough.... my views on this project given so far was based on external factors.... I've not given any conjectures like you.... who kept saying things that might happen with zero basis.... it is absolutely naïve to think that the developer would develop the area for benefit of the current projects buyers when they themselves have not declared any of your imaginary scenario in their masterplan...

My assumption were not all negative.... plus..... didn't you just admit that the property is crap because of the price you are paying?? Why are you suddenly on a defensive mode again?? It's like you can't make up your mind....

This post has been edited by holypredator: Apr 10 2021, 10:06 AM

Haha, who is so defensive? Just answer my question how many property u own will do. I hope you are not a fresh bird who have plenty complains but still looking for 1st house. Good luck.

I'm just retorting your points....

I seriously do not know what is your end game here...

First... you condemn others who gave negative views about the property

Then... you yourself says that the property is as cheap as the price paid...

do you not have any constructive views on the property that you've bought?? It felt like you are on a blind purchase here.... meaning to say that you bought this property because of the cheap price without doing an ounce of research. while hoping that everything about the property is good ... hence when people started to point out the flaws then you starts to exhibit buyer's remorse behaviour..

also... I'm not sure how many times I need to repeat myself... the number of properties I own is none of your concern...

I have no idea what "fresh bird" means.... but I couldn't care less with the strange words or analogies that you've been using....

This post has been edited by holypredator: Apr 10 2021, 10:42 AM

Hahaha,How do you confirm people blindly purchase?No need to make own assumption again v long explanation. i not sure what is your motive behind keep defense your statetent here. Perharp you are exsim hater or competitor which i wont knw. Since you have make up your mind nobody will force you accept these property,pls go hunt your own best property. No point waste time to argue n repeat same topic again n again. if you never own any property,pls all this just a big talk.

This post has been edited by Erictan1981: Apr 10 2021, 11:04 AM

I did not confirm that you purchase your property blindly... I said "It felt like"... basically a supposition based on our exchange...

Do you not understand the words that were conveyed to you?? Because either you did not read what I've wrote or you are challenged in the English language...

Again... I can't stress this enough... this is an open forum for discussion not a place to glorify your purchase...

Pros:

- Cheap in PJ/Damansara
- Facilities and amenities nearby

Cons:
- very noisy if facing road
- high density
- Road access very jam
- construction beside very loud + air pollution. Be prepared to live with this for the next 5-10 years after VP-ed in 2024.
- Noise pollution from religious activities.

In summary, cheap in PJ, but it's cheap for a reason. High dense, small layout, noise and air pollution. And expensive living.

All the best.

This post has been edited by Oklahoma: Apr 10 2021, 11:44 AM