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Household Is D’Erica by Exsim consider a high density?, Is it a good buy?

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esseeten
post Mar 16 2021, 12:41 AM

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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.

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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 sweat.gif. 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
esseeten
post Mar 16 2021, 11:12 AM

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QUOTE(lollipopkan @ Mar 16 2021, 08:08 AM)
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.
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I've compared with Nidoz because material spec is similar to what i studied being used in Erica+Cosmos show unit smile.gif 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 smile.gif
esseeten
post Mar 16 2021, 01:14 PM

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QUOTE(Babizz @ Mar 16 2021, 07:59 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.
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if you dont mind me asking, what's your thought on its terrible appreciation other than its leasehold? thanks
esseeten
post Apr 10 2021, 01:49 PM

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QUOTE(Oklahoma @ Apr 10 2021, 11:37 AM)
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.
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Pros:

- Cheap in PJ/Damansara
- Facilities and amenities nearby
- Given landscape plots for public use, the skybridge park and internal park (within masterplan) done by known and respected LA whose landscape design have always added value to the property design.

Cons:
- very noisy if facing road [arguably, same for any house, and you're so high up/people have different noise tolerances/desensitised - if youre talking abt noise coz of future construction later, then agree]
- high density [a hard reality for ANY new upcoming housing project, it is still a con but we all have to live with for future unfortunately. Unless you are buying super expensive plot - but even then got expensive plots that are considered high dense also - to tackle this just requires good urban design]
- Road access very jam [we wont know until the full masterplan comes out to read how the road will work.]
- 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. [not necessarily a con because it's not unpleasant sound per say like construction work - again, some people's noise tolerance, different and eventually maybe even you will be desensitised to the sound]

Also, on small layout comment; unfortunately anywhere you find will have the layout size lebih kurang. To me personally, small is below 1000sqft. But DErica has 1000,1200 and 1500. So ok la, not that small. Of course you know in hot locations, it would cost much much more for even 1000sqft.

My SA informed what is confirmed happening for the township masterplan hopefully comes out end of this year.
esseeten
post Apr 10 2021, 02:42 PM

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QUOTE(lollipopkan @ Apr 10 2021, 02:06 PM)
Who is the LA?
There are new housing developments that are not as high dense?
If the master plan is something to hold credit for, then isn't that the road access still is very jam? If there will be a huge change in masterplan then isn't that cheating towards buyers who bought based on current masterplan?

I don't see how noise from religious activities relates to noise tolerance? Why people of other religions should listen or suffer from noise of a certain religion? (It isn't an issue if agents speak the truth when they are presenting but as I said, I'm an sa there, you will be surprised how low the probability of agents there telling the truth)

Thanks for your explanations which I have already known.
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The LA is Seksan.

I'm not denying that this isn't high dense. I'm saying other housing developments of this price range (and lower and even got some higher than this price range) is also of high density. And that's a reality now most have to live with because we are in KL/popular areas of Selangor. We are in the age of high dense living already - hard to run away, so how to deal to curb to not feel so high dense? Good urban design, good layout design within building etc. Buyers should learn to judge based on those internal factors too other than whole je. So if your budget is 650psf and you look elsewhere in these popular areas, you will find most are high dense anyway.

Yes it's cheating, then you just have to hope and depend on developer's reputation la AND wait for the confirmed masterplan. My SA didnt lie to me, to say the masterplan model i saw is 100% confirm, just some rough ideas because no one knows yet. So it was my risk as buyer, then fine la.

On noise from religious activities, what i mean by noise tolerance is because not everyone minds the sounds coming from so and so religious buildings, not everyone finds it unpleasant - i accept that some people can tolerate and some people cannot. And if any religious building within the vicinity is a complete deal breaker, then please go ahead and consider another location. The question whether should or not; i've mentioned we live in a multicultural country - you are bound to find some situations you are going to be exposed to these other cultures and it is not nice to say you are suffering because they are there unless they are actually causing legit nuisance.

lol if you have beef with SAs who don't speak the truth, then by all means, please tegur them to state all facts and encourage your buyers to ask questions. SAs have a job to sell i understand, but buyers also must be confident to ask the right questions. Maybe even you as SA, you should push and ask the developer to provide confirmed info on masterplan for you to convey to buyers.
esseeten
post Apr 10 2021, 09:47 PM

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QUOTE(holypredator @ Apr 10 2021, 04:03 PM)
Can you back up your claim?? Any reputable sources to say there are building the so called "skybridge park" or "internal park" or landscapes??

It would be the first for me... to see a developer never include them into the project brochures or advertise them.... especially when it's a landscaping project that doesn't bring profit to them...

If it is just something your property agent told you... then forget it... don't bother replying me... I've had too many delusion replies from people thinking whatever third party agents says can be held accountable..
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I am friends with one of LAs who is doing it.

And if you want more proof, go ask your SA to ask the developer themselves on your inquiry about who is doing the public landscape for CPD - that is your right as buyer to grill your SA about everything on this development. Or better yet, you go ask the developer reps at the sales gallery rather than agent smile.gif

Anyway the skybridge structure already start laying down, that big metal beam - that is your proof also. Refer this video their fly through for promote Mossaz+Paxton still shows the Skypark bridge. If im not mistaken, this video is being played at sales gallery too.

I have no idea why the developer decided to not include into their marketing, maybe everything was fast paced and the rest of the plot not finalised when they decided to launch - i dont know. I do agree developer should have finalised first before even launching, if not - its like information bit by bit you get and its difficult for buyers.

I did my own indepth research of the masterplan of potentially what could be there and i suggest you do yours as well. I have found previous renderings of massing, and the things that were consistent in those images, was the D residentials, sky bridge and mosque. So you can bet on those to happen. The others i assume is TBC. But Im also aware lah, that cannot take these images seriously - so wait lah until they reveal confirmed masterplan. I have told my SA to inform ASAP when have more updated info.

Go ahead and do a simple Google search, even look into the youtube videos. Decide yourself to choose to believe and question back to SA & developer rep.

user posted image
user posted image

p.s. this was found in google search on CPD, i am not claiming these are true, but i suppose this is something you can bring to the developer rep to ask more on about.
esseeten
post Apr 10 2021, 09:47 PM

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QUOTE(digitalz @ Apr 10 2021, 04:00 PM)
Lets be fair. A masterplan will always be a masterplan. Look at how many successful and failed masterplans all around? Look at how many "delayed" masterplan? Anything can change in a masterplan so it might be gamble for ownstay or investments if the buyer is banking on the masterplan itself.

To buyers, SA, non-buyers etc, this is a place to discuss. Not to justify your points and force someone to accept it.
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Yes agree its a gamble.
esseeten
post Apr 10 2021, 10:27 PM

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QUOTE(holypredator @ Apr 10 2021, 10:13 PM)
What does Mossaz+Paxton got anything to do with what we are talking about....

These 2 are the office blocks... located behind Empire city... not on the D residential land....this is very old 2019 news....

Anyway... I don't want to go down the rabbit hole with you on this....

My posts from the beginning has always been touching on practical observation (i.e. the highway, the religious places, the surrounding area) NOT things that are in some plan or something in proposal... it's just some people here somehow steer the topic arguing about master plan...

At this point... what I can tell you is not to speculate because it seems that you are now desperate trying to find bits and pieces from artist impression and mentioning of future proposal...(hack... Exsim din't even proposed shit and people here assume development for themselves) and then imagining they will develop this and that base on some vague information...

i know many I've repeated the Tropicana Metropark story many time...hence I want to share with you an even more interesting story

I can tell you this.... SJCC in 2012 proposed by Sime Darby and MBSJ (Imagine...the developer and municipal in the discussion itself) .... which was also published on many news outlet like the edge, the star and the sun etc.. about the future of SJCC.... the artist impression shows a grand mall being build in front of the KTM/LRT station.... and there will be link bridge from the new mall to subang parade and big aeon to improve foot traffic... there were also an agreement with MBSJ to cover up all the drainage and widen the walk path to improve walkability in the new city centre.... back then ... the Suave (now Lot 15) .... is also linked directly to the mall with a bridge.... based on the artist impression... but end up now in 2020.... those things aren't going to happen... 80% of the plan has been scraped... the only thing left was building more residential apartments... and the mall (this wasn't scrapped but wasn't confirmed... hence... it might end up being commercial shops or Soho but guaranteed not residential due the connectivity from the train to the rest of subang)
What I'm trying to say is.... things will always change... even if it is a proposal from big listed developers like Sime darby... even if it is published in the news... even if it was in the talks with officials.... it does not guarantee future development...
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Yes I agree with you on that, on changes that could happen, going in reverse. But this is all the info that we can get for now :/
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