Hi guys, anyone familiar with properties in Klang..?
What you guys think of the property prices in Bandar Bukit Tinggi, or its adjacent areas (Taman Chi Liung, Bayu Perdana and Botanic), as well as their potential growth..?
Since more and more big names are opening up there (Jusco and Fitness First, existing Giant and Tesco), would it still be a good buy there..?
Most of the link houses there I heard are in the region of RM250k-RM400k by market value..
I would like to hear your opinion..
Please provide constructive replies only..

Buy for what??

A) To live??

B) To rent out?

C) "Buy and pray" -> Hopefully can make money from appreciation?

Dreamer

Purely for investment purpose..
Hoping to get a good capital appreciation from there..?

Jordy,

1) BBT has a lot of lands and there are a lot of houses that can be built over the next 20 years. So, supply is high and can remain high.

2) At 250K to 400K, I think it is fair price. So, I doubt the price can go up a lot since there are plenty supply of houses.

Dreamer

Oh..?
I didn't notice that the quantity of land available there..
Good observation..
So lets say if a college or more shooping malls were to be built there, the price wouldn't appreciate much..?

Jordy,

That area extend from Langat road all the way to the Port Klang road. As far as I know, most of the residents in BBT are from Pandamaran new village aka local. There are consistent demand for people moving from wooden houses to new brick houses. But, I doubt the price could appreciate much.

To increase demand, you need jobs and people migrating from elsewhere. Where are the new factories?? Panasonic is closing the factory in Teluk Panglima Garang after 20 years. The new HUGE steel factory is in Banting.

House price in North Klang is stagnant or decreasing over the past few years. Setia Alam's price is not increasing that much. BBT is doing okay in that regard. Bandar Botanic is in bad shape.

Dreamer

Care to elaborate further?
Bad shape as in deterioration in physical upkeep or prices are heading south?...or what?

Gamuda shouts so much about their Bandar Botanic...what happened?

poor workmanship, flooding, crime cases..

the residents even pooled their efforts together to make a website >> http://www.botanicowner.com/

Cheers dreamer for your very helpful insights..
They're very constructive indeed..
Mind if I ask are you local of Klang..?
Seems like you know a lot of Klang..

Omg, didn't know it was that bad..
Thanks for the website..

My family goes back to 100+ years in Klang.

Most old timers in Klang came from the same area in Hokkien province of China. They were neighbors in China for hundred of years up. Thank goodness that I did not have my wedding in Klang. At the minimum, I probably had to invite 500 families and up 100 tables for wedding banquet.

Dreamer

This post has been edited by dreamer101: Oct 7 2007, 11:25 PM

Wow, that would be a painful wedding..
So you were from Klang..?
Still living here..?

there's definitely potential for capital gains in the future. But you need to be clear how long do you plan to hold this property, and does the current rental yield can an least cover your loan's interest portion.

Btw, what is the current rental in BBT shop lots? I am thinking of investing there. The place seems lively enough.

Too bad cannot see Klang from google earth. otherwise can have an easier estimate on the area. But I can tell they can have lots more supply with the demand cause of the nothingness when driving along Kesas.

The news on Bandar Botanic link was dated few years back, so what is the current situation atm?

This post has been edited by soitsuagain: Oct 15 2007, 10:44 PM

why there?

first rule for property investment,

- Location



it doesnt matter how damn cheap it is if the location is crap because it is hard to liquidate (example: rawang, and sorry to my bros/gals who invested in rawang and are pissed over this post)

This post has been edited by bryanyeo87: Oct 16 2007, 12:47 AM

Which part of the road you are facing is also important. I am talking about the traffic flow. Some areas facing the main road its good whereelse others are bad and vice versa. The results are half the rental just because its at the next street. Pretty drastic it would seem for the same value of investment. Any sifus willing to tell me how this happens? Unable to figure it out, I am counting it as pure luck for the purchaser.

For shoplots, I think there is a serious oversupply in BBT/Bandar Botanic. The are in front of the new Jusco has rows and rows of new shops. And also next to the Jusco there is also some rows of shops.

Rental in that area is around 3k-5k, depends if the shop overlooks the main street or not. Price of the shops are in the 450k-600k range.

The shops developed by Bandar Botanik, in front of the Jusco was sold out even before it was launched.

We'll have to wait until Jusco opens and see if BBT becomes the next Bandar Utama, or Kota Damansara.

I think it will be good. Klang residents have been denied this outlets for a long time. With fuel price increase, they won't have to cross tolls to go anywhere to good to find good restaurants or a mall to chill out.

Have you ever been to Klang at all?? There is a Jaya Jusco in North Klang for many many years.

Dreamer

Are you looking into new or 2nd hand house and which phase? Also do check the rental rate in BBT and compute the returns. BBT1 started during the late 90's and i don't think the houses price appreciated much (if take loan, i think if sell the property now most likely one returns on the investment would not be rewarding).

Well even without JJ, BBT already got TESCO and GIANT besides the numerous makan places.

My bother in law just moved out from BBT1 as the morning traffic jam is pretty bad.

However, if one buy to live in, BBT 1 & 2 is convenient as the development have all the necessities such as Hypermarkets, plenty of makan places and schools. However, with JJ coming up, i bet the traffic is going to get worse along the Banting Road and KESAS Interchange especially on weekends and nights.

I don't think there is any more unconverted estate land for development near to Klang Town and for people living in South Klang.

WCT still got lots of land bank in BBT 1 & 2? Thought their newer houses are at BBT3 aka Parklands which is after KESAS if coming from Klang. If BBT3, then i feel area not so "good" and there's another piece of development land before BBT3 called Blackwater or something like that.

I do agree that there are plenty of houses coming up in Klang i.e. Bukit Raja, Setia Alam, Puteri Klang, etc, etc and as such prices of link houses would not increase much.

Anyway the next big development coming up in Klang/Shah Alam area is Harun Estate by I&P but it will take years before the place become vibrant.

Guys.. What do you think of this comment here by ScuZziE in Klang forum? Is it true?
http://www.myklang.com/forum/plan-buy-hous...2.html#pid58334

by the way guys. any insight on Bandar Parkland or Kota Bayu Emas?

A 3rd option, Bandar Puteri Klang - cheaper, nearer to SA/PJ side, got its own interchange so no jam.

I being to Ambang Botanic also , accoridng to the salesguy told me ..now those Semi-D is selling at 9xxk .. Crazy and all house which newly build n waiting for CF. (facing Jaya Jasco also finish sell off.

I wonder did klang really got that demond or not ???? their 2 sty is reasonable price but anything higher then that is crazy..

Now i looking into k.Kamunning.

For Ambang Botanic, those in high demand are the gated one, double storey asking for 550k, semi-d around 900k..
For Semi-D immediate opposite Jusco, those are non gated, about 36x75... asking for 600k..

Is there still available , i call several 'agent- names listed on the property'

One of them told me that on the Banglow immediate opposite Jusco cost around 900k..without gate/guard..size even smaller then then new release SemiD-in gated compound selling for rm900k...

I believe alot of people are sitting with empty property and wanted to fry the price out, with money on hand i rather wait and see who can stand longer..

i went to this area earlier this week, on the way using kesas, from bukit rimau onwards and all the way to bukit tinggi klang, many empty shoplots....all wanting to let/ sale....

what do u think about the prospect of capital appreciation if u decide to get a unit there? how long do u think it will take to reap a decent profit?

i seriously think "is there prospect there?" given so many not rented out....and "could it experience capital depreciation?" instead - after looking at all the empty lots....

it takes time, in few years time. Look at area beside jaya jusco, before it;s empty too, even infront jaya jusco. Now it's occupied already.