When large mix development right next to CSL mrt station start to develop, how much psf will it be?

https://www.facebook.com/drvictorgan/posts/...19133322108845/

saw tis article wrote by some propertyguru?

2003 - RM50psf
2007 - RM130psf
2015 - RM152psf
2016 - RM699psf

can agent pm me ?

not agent but pmed you

Does anyone know if they already got the APDL?
I heard piling works is starting soon.

not yet, just doing land clearing

Hello Sifus,

Will this be a good capital appreciation investment?
Price point and area imo is pretty alright except peak hour traffic.

How about the developer, perhaps inside news about its credibility?

Any idea if to compare with TR2?

my dua sen on KL48

Pros:
- Cheap for the area
- Near public transport (MRT/LRT is within walking distance) and major business hubs (KLCC etc.) are within short driving distance
- Small units + higher mean low total entry cost and lower maintenance fees overall
- Fully furnished package means easy to start rental immediately
- New launch, so lots of units to choose from, can pick the best value floors and facing.

Cons:
- Developer is relatively unknown (but supposedly experienced directors)
- High density of over 1k units means high number of competition within development itself, not even counting nearby property
- Same high density means wear and tear damage on facilities and common areas are likely to be faster
- Small units aren't super attractive to people who buy for own stay (competition with affordable homes like RumaWIP and RSKU), usually end up having to sell to future investors
- High rise generally don't appreciate well unless the property has some special features (superb award-winning management or in high demand status area like Desa Parkcity).
- Have to wait 3+ years to see the completed product, during which economy can wildly change the value (good and bad)

Compare and contrast to Trion 2:

Pros:
- Medium density, which is a rare thing in the city centre that isn't priced over RM1million per unit.
- only 8 units per floor with 4 lifts (3 regular + 1 service) which means less waiting, again quite rare unit to elevator ratio
- Near public transport (MRT/LRT is within walking distance) and major business hubs (KLCC etc.) are within short driving distance
- Branded reputable developer (Binastra Land) with several successful and early completed projects in portfolio
- is a "younger sibling" development to Binastra's flagship mixed-use project Trion where they'll supposedly move their offices to (old rumor, haven't confirmed), so highly likely that Trion2 will have more attention from developer on quality
- Already in the process of building and seems to be faster than the time given for VP in SPA, conservative estimate that project will be ready for VP in late 2023/early 2024 based on the speed of construction.
- All units come partially furnished, supposedly S*gnature K*tchen branded (SK is a known business collaborator with Binastra's past and current projects)

Cons:
- Medium density = higher maintenance costs overall as less units to share with
- The facilities offered are on the luxurious side, which further pushes up maintenance cost
- Valuation of T2 reported to be "future priced" and higher than the market value of the area
- Binastra had one recent project Citiz*n 2 that was lambasted for poor workmanship, vandalised common areas and poor follow up to defects rectification. Binastra has since fixed most of the problems, but something to bear in mind.
- Already 90% sold based on KPKT data earlier this year, which means not much units left for sale, most likely only have the expensive high floors units or the lower-value small units with less desired facing (Edit to add: A quick look at Binastra social media just few days ago implied that the remaining T2 units are mostly bumiputera units, so stock is even more limited for non-bumi buyers)
- Same issue as KL48 regarding how high rise doesn't usually appreciate well in Malaysia
- Only partially furnished so still need to add on cost of own furnishing
- No option to customise the partial furnishing (all standardised finish and color)

This post has been edited by DragonReine: Aug 22 2022, 05:39 PM

if ownstay if can afford then go for trion 2

the closest completed residential in this area is One Residence.

Average asking rental for a fully furnished 2 bedrooms here is RM2.50psf.

Even with completion of MRT2, rental rate here will not increase by 50% overnight.

Good luck for those who buy for rental. Of course there's always sublet and airbnb to justify buying decision.

There are many more condos with more competitive price and superior location than this project that still struggling to attract tenants with meaningful ROI.

Buyers only have themselves to be blamed if they couldn't even bother to do some meaningful research prior putting their hard earned money.

Personally predict stagnant rental for a good few years more for KL city area.

M'sia unfortunately isn't designed to be commuter friendly, in fact MRT originally was designed to "revitalise" the train stop areas, which in practical application meant it was designed as an investment vehicle for developers and landowners to build expensive TODs in the middle of nowhere, not to make life more convenient for the rakyat.

We're already seeing the effect of this in oversupply of service apartments that remained unbought/empty of tenants. Stagnant wages, inflation of lifestyle costs, and brain drain also means that finding tenants becomes more difficult, when the average fresh grad professional can't even afford to rent a room within city centre.

Give some examples of the projects bro.. dont talk like you know but actually dont..

superior location with more competitive price than kl48, except those apartment built 10-20 years ago, please give exampe
with mrt or lrt station in walking distance

of course it won't increase 50%, i believe not a single project will
can talk something more logical or not



one residence partially furnish 2 rooms layout renting about 2k-2.2k but their installment need about 2.5k not yet include maintenance
one residence still consider cheap given price psf

Walking distance to CSL lrt station is 500m with no cover walkway right?

There will be no cover walkway to the LRT station but there will be shuttle bus provided.


SA here. Feel free to contact me for further enquiries.
Clement 010-9408112

yup

If provide just 1 van will be insufficient and if future MC have to decide if the shuttle service will continue.

Maintaining the van and driver is a costly affair.

wei.. .asking you to give examples.. don't keep challenge only.. dumbass