Hi sifu all. Today I went to Exsim sales gallery to look at D'Tessera for own stay.

So far I think all looks good, with below points considered;

Pros;
1. The whole township developed by Exsim, which should be reputable?
2. One side facing the greenery which is my preference. Should be a quiet side?
3. Price is affordable considering the Damansara location?

Cons;
1. Given so many condos launched within the same area, might be too congested?

Ayam is noob in property, so hopefully can get as much help from you all to help me decide.

Anyone else looking to buy D'Tessera?

today i heard Exsim name...fast fast cabut....

Exsim is ok

Location is not

township claimed by agents

for me it is just RC residence with bigger land arce

Do you know anywhere else in Damansara with better location? Reason I want the access to Dash to commute to Shah Alam

Hi what is RC?

RC residence sungai besi, 5k units in 11 arce
exsim minimum easily 12-13k units
10-12 condo with retails shop below

that is not township
that is just lots of condo with retail lots below

ownstay is ok, big units consider cheap price
investment wise gg

plus no public transport which is normal in pj area

means 12k units jamming out to the highway

agents hard sell on waterfall

can't wait to see the waterfall tho

if u wanna use dash to shah alam then this area is ok to u

there is no good or bad location, it depends on what u need

I can't wait to see the European style mall opposite open for business. Wait till neck also long already

Oh okay I know that Sungai Besi one. In comparison, this Exsim on assuming 12k units, sitting on 65 acre should be better than the Sungai Besi one in terms of density?

Yeah but then road congestion might be an issue.

Also public transport MRT should be nearby? Comparatively in Shah Alam public transport is non existent now apart from the upcoming LRT3.

Yeah waterfall haha

Generally Exsim I thought should be quite a reputable developer? Last time the Mammoth one that was problematic right?

Could you please share your opinion for this? Wanna know your reason

not talking about density, is talking about the concept, exsim got no different than sungai besi that one, except land size is bigger
RC residence 5k in 22 arce
Exism got at least 12k in 65 arce, plus not yet finish launching new phases

both also no lrt mrt nearby, what township you wanna claim to be?

In short just lots of condo with retail shop below

Okay2 understand. You raised a very good point there. Thanks sir!

Anyway, is there a good project Damansara area for 800k price that you can suggest me?

for ownstay i will honestly recommend seapark pj
damansara area i not familiar

so far pj seapark is the only location that i agreed is the best

no empty land nearby
no highway beside you
no nearby condo in the area
matured township, all the things are there

only cons is pricey, 3 rooms also need 8xxk
2 rooms all sold out, if i can afford i will stay there for ownstay, too bad is too much for me

Any proposal from exsim on what to do be done on the hill behind the township? It seems to be unsafe

From what I've been told it's a reserved forest so nothing will be developed there

Any reason why not buying in Subang or Shah Alam?

Hello hello,

So I'm a SA for this project as well

I know people are going to say what I'm about to say just to close a sale but personally, I feel it's not bad actually, considering the price of the units for that size.

The truth is if you're looking for a big-size unit in Damansara or PJ for the price of D'Tessera, you won't be able to find any other projects. But you can have a look at Seresta, Hampton and Sunway D'Hill as well for comparison. These projects would have nearby access to Dash as well. If you'd like to know more, you can drop me a DM and I'll share more details on these projects

Traffic wise you'd have a lot of roads that can lead you in the direction you want to go. In your case would be going to Shah Alam using Dash. Traffic inside the township shouldn’t be much of an issue considering it is a one-way, 3 lane road going around the township. With D’Terra and D’Tessera condo using the road between the building and the mountain, traffic can be mitigated.

Of course in the subsales market you can find some projects that will give you the same price and size, maybe lower but you'd have to consider if you can accept the age of the condo, upfront payment and extra renovation cost/ fixing cost/

The only thing you would have to consider is the fact that if you can accept the density because not gonna lie it is quite a number of units there but for that price? This is something you have to decide for yourself


But to answer your questions

1. Exsim itself is quite reputable. In terms of workmanship, so far no major complaints. But there are mixed reviews on this. Some previous Exsim buyers have complained but its only a fraction of the people. If you're worried if they are going to bankrupt or not, dont have to worry because they only launch their next projects when their previous projects reach a certain level of SPA signed and they have a RM 3b loan with UOB to help with their finances.

2. Facing the greenery would be a quieter choice since you are facing the other side. Some just worried about if there are any future developments. But considering the granite mountain is quite solid and steep, other developers would have to be mindful of how they demolish and flatten the hill. If they do the smallest mistake, Central Park will be affected. Plus it takes a whole lot of money to carry out this task.

3. Price wise its one of the lowest in PJ right now. But because other projects with lower / similar PSF have bigger sizes, it wouldn't be affordable for some
D'Tessera - RM 683 psf
Seresta - RM 636 psf
Hampton - RM 683 psf
D'Hill - RM 694 psf
Sapphire Paradigm - RM 630 psf

Basically, just have to see if the density if really bothering you. If you feel uncomfortable, my advise would be look elsewhere first and do a comparison. Like the famous Iherng said, have a look at 10-20 projects to better understand what you really like/ dont like at the same time it might change your requirements.

I'm happy to show you around as well Ms

Hope this helps, cheers !

Sorry to say, its not a forest reserve ya

Its owned by Mustafa Kamal, RIP but there are challenges if a developer wants to develop that area.

"2. Facing the greenery would be a quieter choice since you are facing the other side. Some just worried about if there are any future developments. But considering the granite mountain is quite solid and steep, other developers would have to be mindful of how they demolish and flatten the hill. If they do the smallest mistake, Central Park will be affected. Plus it takes a whole lot of money to carry out this task."

No doubt this is alright value but because so many are being built and are quite homogenous, feels like resale value will really suffer if you want out.

Only proceed for own stay or if you can hold till kingdom come.

Ahh yes i forgot to mention this point as well. resale value might be a problem but considering the concept they have there. It's not as bad as one might think. But then again, we can't predict the future. Like Bangsar South, Mont Kiara, Desa Park City. All these townships starting also people say cannot de la but at the end can worrr.

I know we cannot compare with those townships that's why, we cant predict the future

It’s the same problem as elsewhere when you got thousands of units finishing at roughly the same time with essentially the same look and layout. The other places had the benefit of staggered releases from different developers with product differentiation.

Agreed, there might be a problem in the resale since it's kinda the same but maybe with the concept of the township, things might be different.

That is also why I advise my clients to design a little differently from the rest even though the layouts are roughly the same.

Butttt then again let's see what happens in the next few years

what concept is it? township with park and waterfall?
what does this town offer?

what is the planning on the middle plot of the dcp?
school? hotel? office? mall?

The existing condition of the slope doesnt look safe. The hill is standing vertically without any protection or strengthening works, with such close distance between the hill and structures. You can see they covered the top part of the hill with plastic sheets, probably some soil debris slide down during heavy rain, so they covered it with the sheets.

true.
however, if they are really good, they should have at least complete or improve the Empire city.

look like dead. even Emporis completed later have better amenities and shops opened.

Empire city shopping mall project is still under Mammoth empire holdings

It's reported meh sold all other land and gain profits for the sales

TBC, hence why I said let’s see what happened in the next few years



You’re right the current condition doesnt look the safe. But EXSIM has preventive measures in place like

TIER 1 Top Slope Stabilization
1. Re-profile & reinforce upper slope as stabilization works and reduce the expose effective height.
2. Construct adequate drainage system to prevent erosion, and provide directed surface run off.
3. Install rock fall barriers as primary protection, where required.

TIER 2 Centre Slope Treatments
1. Thoroughly inspect and examine by engineering geologist to map the conditions of the rock slope.
2. Treat re-profile and rock scaling according to the site conditions to prevent erosion and potential rockfall where required.
3. Install engineering soil/rock nails and rock bolts where required.
4. Install rock slope netting as where required.

TIER 3 Bottom Buffer Zone
1. Provide adequate buffer zone along the boundary
2. Provide sufficient rock ditch to capture rock falls
3. Install large geogridwall as rock fall barrier

This would be the reason why there are plastic sheets.



Yeap based on developer, they are doing so as we speak. If you’ve been to Empire City recently you can see that there are some changes to the internal and exterior of the mall & buildings. Of course if you just pass by outside you won’t be able to see the difference but I’ve been going there since three years ago and there is a significant difference. Slowly but surely they are reviving the mall.

It’s not an easy task but they are doing the best they can.

Let’s all be patient at the end, time will tell

Good information, may i know where you get this? thanks

I'm a Sales rep for this project so developer has shared their preventive measures with us too

You can refer to the picture below for more information

Thanks, it's good they share this with agents. However, there is no way to completely eliminate the risk of a rock/slope failure due to big uncertainties. All the methods you mentioned were to minimize the failure risk and to reduce the hazardous impact to life if there is a failure. Maintenance of the slope protection works will play a very big role in keeping the slope safe. My question is who is going to pay for the huge maintenance cost after handing over? Owners, developer or government?

Not anymore, it’s under a new Jv co, while the rest of the development exsim is completing it

Your impression is right, 100% dead. That’s because they totally closed the doors for refurbishments since mco haha

The works was undergoing initially by meh, driven by new cash infusion from cutting off their limbs, and currently driven by new jv co with exsim included inside the structure.

Now they’re test running the paid car park system, I think it’s on track for 2023. A lot is at stake with so many shareholders now

Yalor… niasing

Can more or less predict 😁 property like stocks is a demand and supply game, when you flood the supply like that… well the flood water takes a looong time to drain out my friend. Other factor won’t matter, put in gold basin also cannot save it

You're right there is no way to completely eliminate the risk.

If you pass by the area, the mountain is solid rock and the slope has been there for years. So far there haven't been any instances where the rocks have fallen.

Based on the developer, it's maintained by them.

You're right, not gonna argue with this Thats why I said we'll have to see if its more or less

Haha they expect buyer to trust their brand and won't reveal until last minute. Agent will convince you it's going to build 5 storey shop lot but who knows maybe 10-20 blocks of 40 storey office tower?

They offer you 2nd DPC with pet friendly central park. I heard ppl around me saying buy their project no wrong one...go for it 😁 bbb

A lot of agent like to blow to sell you a dream. Just depends on what kind of agent you get, unfortunately.

I for one dont sell you fake dreams but instead share on what I know and let you decide if you can accept the reality.

Cannot then lets KIV and move on to the next project

i still remember 2 years ago D erica first launched, agents told buyers will have malls, office tower, school, hospital, just 2 more condo phases

boom 2 years later 4-5 more phases of condo and office hospital school malls yet to be seen

im sure D erica buyers duno that will be so much more condo phases yet to launch

Based on my calculation (if correct), there are a total of 7292 units launched thus so far.
D'Cosmos 402
D'Vervain 1066
D'quince 1310
D'errica 1143
D'vine 1400
D'clover 593
D'terra 767
D'tessera 671
Total : 7292

There left a plot of land next to D'Tessera which assuming another 700 units, the total units in the township will be around ±8k.

SA told me the middle part will be all commercial and 1 plot is a mall but we wouldnt know until they really build it.

As for the road, inside the township is 3 lanes & 1-way which is Ok. but if u notice the road exiting the township towards PJ, you have to pass through a narrow tunnel into empire then only connect to LDP. Imagine the traffic during rush hour. Of course if you are going other directions like dash, pencala link, kepong.. then it should be fine.

There are pros and cons in this development. Its kinda high density but if you dont have the crowd, the mall/commercial area will be dead.

Im a buyer of D'Clover btw. I have no choice but to pray that the township is as good as what Exsim preach.😅 For u guys who are considering, do shop around then only see if this project is suitable for u. Good luck

Oh ya, forgotten to mention that you will be sharing that little tunnel with flora damansara (1.4k units) & forest hill. 10k units squeeze through that little tunnel kinda crazy isnt it? 😅😅

Park

Besides that tunnels, are there any other exits?

For now, Damansara Perdana junction but then people always double park along the road so 2 lane also become 1 lane.

Yea.. along jalan PJU 8/8 and come out from the tunnel opposite the empire city carpark.that road is quite congested during peak hours.

This is my biggest & only concern, I was told by my SA, Exsim will maintain the slope of the CPD part but who knows what will happen in >10 years? Quick search on google, it happened before on other side of bukit lanjan though that was 2004, after they re-profiled so far nothing happen. I assume the same re-profile method will be used on CPD. https://cilisos.my/youve-heard-of-the-highland-towers-landslide-but-it-wasnt-the-deadliest-in-malaysia/and https://trid.trb.org/view/1158919

There's no 100% guaranteed nothing will happen because is nature. Maybe the worst case scenario is just some rocks dropped into the CPD river, everyone is safe, but can you sleep without worries at night? and if you can't, can you manage to rent it out successfully?
it could be the best buy for own stay or perhaps the other way around? How I wish there's no mountain haha

This post has been edited by Kirara07: Sep 28 2022, 02:12 PM

such big layout is more logical for ownstay
iqi agent sell waterfall on this project
you cant get waterfall without mountain tho

curious on the "waterfall" later when it is done, hope not getting small water like condo water pump no pressure lol

Waterfall when it rains

Hard to see the adjacent empire city shopping mall failing.

Given that there is going to be at least 8k units in central damansara perdana.

As well as 2.5k residential units within empire city, and a few office blocks and hotels.

All 10k units likely within 300m walking distance to the mall.

Land area its larger than mid valley city.

In reality dcp and empire city is almost like a small city.

Assuming average 2 tenants in 1 unit. Thats 20k population at ur doorstep.

And the highways linked directly.

i dun think dcp ppl can walk 300m to empire city
the nearest block maybe can, other at least need 1km, especially those facing mountain
land size big & many ppl live in a place doesn't mean it is city/township
to me it is just lots of condo with retail shop below

you wan a real township example?
look at maluri sunway velocity

Theres a dedicated walkway, skybridge, being built to connect both, for the condos directly opposite its going to be less than 100m.

Sunway velocity is 23 acres.

Empirecity alone is 30 acres. As a mixed development its much bigger than sunway velocity.

Dcp is 60 acres. The ones right at the mountain may need to walk, buts its definitely walkable.

Pretty sure its not 1 km.

60 acres end to end distance is also only about 500m. The condos entrance will be further out from the boundaries.

I think likely at most is 400m walk. The condos furthest away.

ps: its a rectangular plot of land.

Anyway, its walkable is to short version.

This post has been edited by flight: Sep 29 2022, 05:16 PM

The mall already failed

Not yet fully open.

Targetted 2023. Joint works by exsim and mammoth empire.

If you know the history of the mall, and the area, the mall has already failed once.

Whether Exsim will be able to revive the mall or not, is another matter altogether.

On a separate note, this area is VERY, VERY, VERY packed.

Buy at your own risk, I foresee exsim’s township/condos will be a ghetto area like flora damansara.

Is Exsim going to fly out Paris Hilton to come party with the homeowners? Or cut budget a bit and use someone like Pui Yi.

I think this depends on what ur definition of ghetto is.

Average price is 650 persqft?


Highways on ldp both ways, infrastructure being built around the mall, dash highway.


I can imagine there would be an oversupply. But im pretty sure it wont be a ghetto.

The location is fairly strategic.

Just look back at this post after 10 years lor

Like Ampang, although the location is attractive the sheer density will just disrupt the market and prices will remain stagnant for a long time if not go backwards.

People forget that assets and investments are built on scarcity.

This post has been edited by Cavatzu: Sep 30 2022, 09:37 AM

then it is even worse, means within 500m distance got at least 10 condos

you just point out how high density it is for those who can't imagine
Now i can imagine lol

maluri is a township not because of velocity, is about those commercial area with banks and shops etc, basically everything is there
DCP wise other than condo and a mall (which not sure when will complete), I don't see anything else in the 60 acre of land other than condos

This post has been edited by Najibaik: Sep 30 2022, 10:48 AM

If there is 5k units and only 1 supermarket located right in the middle of the 5 units of condo.

That supermarket is going to do very well.

Your big assumption that it’ll be fully occupied. It could go the other way where if tenancy is weak and the commercial completely dies ala 3 Damansara.

And u r making the opposite assumption.

Assuming the occupancy is insanely bad. Aka 30% occupancy. Thats 3k units. However existing residential soho units in empire city have high occupancy. 2.5k units

So that would assume that of the 8k units that will likely be there at 2027, only 500 are occupied. Essentially a ghost town.

Exsim would have to go bankrupt in the middle for that to happen. Which is kind of what happened to empire, hence the mall wasnt able to be completed. Rather than it being a failed mall.

Say occupancy is bad at 50%. Thats 6.5k units there.

13k ppl is still nothing to sneeze at.



However, is this a rational assumption? Damansara perdana is adjacent to 3 affluent neighbourhoods. Kota damansara, bandar utama and mont kiara. 4 if u count desa park city above. Essentially its encircled by affluent neighbourhoods.

It will be serviced by 2 major highways. Ldp and dash. As well as the other connecting highways.


An irrational assumption. Even existing developments are fairly well occupied.


However, is it likely that there will be a huge oversupply? Almost a certainty.

Even then, if occupancy is at 50%, its unlikely to stay there for long.



Personally i wouldnt buy dcp due to the oversupply.

This looks kind of like jalan ampang 10 years ago.

Although the locations seems substantially better.

However, there is only 1 mall at walking distance to this dense population.

Im pretty sure the ppl staying there have some sort of cashflow. These apartments arent that cheap afterall.

It will be mostly occupied, turnover will be high, rental will be under pressure, lelong units will come, but occupancy will be good. Don't compare to jalan ampang, this is a sponge like suburb that will absorb the pressure, don't believe? then watch and see

Fair enough yes when you have a captive audience then yea a shopping mall of sorts make sense. Regardless this would take a 5-10 year time frame to come to fruition. I’m really suspect about how quickly things change nowadays. I just recount how many commercial areas attached to high rises that have failed.

Hi all brothers & sisters, would like to check if D'Tessera is pet friendly (for dog) just like the park?
As it didn't state clearly in the SPA.

Pj condos in general are not pet friendly except for jaya one

Things like this wouldn't state in the SPA cause in the end is up to management discretion

Technically, the SPA wouldn't explicitly say you can't have a pet.

But, in The Deed Mutual Covenant (DMC), there is a clause that says that you can't have a pet IF it

1. The pet causes annoyance or nuisance to other residents
2. Is dangerous to the safety and health of other residents
3. Breaches state or local authority rules and regulations

But what we can see from the market is those condos that are pet-friendly

1. Would have pet-friendly amenities nearby that attract owners who have pets and subsequently make the condo pet-friendly
2. Will have majority of the owners have pets which will make the condo pet-friendly

So it depends on the owners because they can vote on whether the condo is pet friendly or not, and the management will then allow pets

At the end of the day, it depends on the
1. Amenities around the condo (Pet-friendly Park?)
2. The demographics of the owners (Is the majority pet owners? Chinese? Not being racist but chances of it being pet-friendly if majority are malays is not very high)
3. The demographics of the area

But it depends on what pet you have also la, if you have a big dog and wanna keep in a condo i feel a bit sad for the dog also and if you wanna bring the pet down for a walk, even Desa Park City, a well-known township for pets, they have a lift (bomba lift) that is used for pet owners. Cus you wouldn't want a chance where your dog would be in a lift where it could possibly lead to an aggressive situation or when there are malays in the lift. Not very nice ma right, should respect people also.

But based on Central Park Damansara's concept, demographics of owners and rebates given, I can see that they are moving towards that pet-friendly township

Hope this helps

Hi, normally slopes are maintained by local authority and NOT developers. Developers will wash hand once the handover the house to you. My aunty house got affected due to landslide. It is the local authority that came to help. But now she got a bigger problem, she cant sell her house as everyone knows about the landslide. If i were you, better not take the risk. Better to be safe than regret. Property is a big commitment.

I also wonder how the developer going to create a waterfall. Anyway, any running water may cause landslide

I have seen many fail retail & shopping mall fail. It is either the operator has not experience or no commitment. If it will be managed by 1 utama or Mid valley group then ok la. This developer got any good portfolio

Not sure if I've posted this in another E*s*m thread

SA told me when I visited their showroom, claiming their waterfall are *ALL NATURAL*.

When rain only then got waterfall
No rain no waterfall

This makes me wonder.
Who the hell want a waterfall during raining?

And yes, waterfall like that without proper maintenance = potential landslide

These few days when I passby the project, I'm able to see it and the waterfall falling point quite high (approximately falling from 10+ floors above)
How do they deal with the uncertainty that the waterfall become large in future due to erosion?

why cabut?

Cavatzu, can mention some examples? Too many of these standalone projects indeed means can only rely on the building's own residents

Main place looks ok, as is Sunway Geo, though likely also because have patrons from neighborhood

Am interested to know too

We will revisit this post when or if the mall actually opens. Assuming 13k units with 60k population can sustain a mall that's 1+ million NLA?? How many occupied office towers? Hotels? Medical centers? Its a full ecosystem for the mall to survive.

Anyway this tesera apartment is extremely overpriced. Really good luck to buyers.

This post has been edited by Babizz: May 1 2023, 10:48 PM

if for ownstay doesn't matter is overpriced or not, what's important is that they happily accept it

investment wise

Jalan-Jalan Propcafe: Damansara Central Park

Located along LDP and sandwiched in between Damansara Perdana and Bandar Sri Damansara, Damansara Central Park (DCP) is a 65 acres of mixed development consists of residential, retails, shopping malls, corporate towers etc. As part of social obligation, there will be a 4,000 capacity mosque where construction just completed recently. Propcafe was told there will be 14 phases and at the moment, 8 phases already launched.

Observations
- D’ Quince and D’Vervain are the closest residential blocks to the mosque
- D’ Cosmos is the closet to Flora Damansara
- D’ Erica being the closest to interchange with Empire City which currently under constructed.
- D’ Clover, D’ Terra and D’ Tessera furthest away from LDP and hence less noise. Furthermore, they are facing the “10 acres Central Park”
- Mosque is quite tastefully done, can be architectural attraction
- There are another 6 phases to go. Since the inception of DCP in 2019, Exsim has launched over 7,300 units over the short span of less than 4 years. D’ Quince should be on target for completion towards end of 2023.
- Currently 24.67 acres already developed and with 10 acres allocated as Central Park, leaving 30acres for balance phases and common areas.
- Phase 5,6 & 7 that facing Central Park have the lowest density. Then highest density is D’ Vine as the phase is for affordable housing.
Any of Propcafe’s readers are the buyers? Tell us what you think!

Source: Propcafe

cannot imagine how many residential, commercial, and SOHO units at DCP.....7300 units + 6 more phases + Flora Damansara + Empire City Soho.......dunno what magic Exsim feed to all the buyers.....

Go their showroom and approach their agent lo.
Then you know what kind of magic they spew out.

So true. Even can rent out ROI of 3% la.

Magic is call township and waterfall.

I went few times edi… because my relative bought 2 units ………

rich sia, maybe you should join them and stay near each other haha

bought doesnt mean rich.....finish serving the loan then can consider rich or buy cash lol....

they bought for investment......

Okay quite a bold move to buy large unit for investment lol
Means they are okay to fork out some for the monthly installment

not sure what size they bought..... i guess the agent say sure can rent out RM 2.5k-RM 2.8k fully furnish and enough to cover installment

I doubt rental able to cover the instalment unless you do partition on the master bedroom. Not to mention there are much more cheaper option within Central Park Damansara.

With so many units within the same area
Getting tenant going to be a challenge. Time to pay more money to ID to stand out liao
else can do partition cheap cheap rent out for 10 different tenants

DCP not only compete amongst themselves but with condos in Damansara Perdana.... To be honest as tenant, staying in DP is way more convenient than DCP.

However, DP condos are aging ...and most landlords will not refurbish their units. DCP condos will have new toilet bowl....tenants may migrate over due to newness factor.

All the best landlords.

This post has been edited by gks: May 3 2023, 06:00 PM