Interesting arguement... n yet i am not able to to digest it fully. Its my punni brain... sorry.

Property agent are able to get developer units... WOW.

I am so ignorant of the business world n yet im thinking of ... err.. u know.

Very good. You should do more of this.

cody99,

1) So, have you done something about this?? Did you talk to the bank and find out what kind of loan do you have?? If BLR shoot up, do you have to

A) Pay more each month?

Or,

B) Pay the loan over longer period.

Which kind do you have?? (A) or (B)?

2) How long can you last if you lost your job/income?? How much savings do you have?

Dreamer

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Added on October 16, 2007, 9:41 pmbryanyeo87,

This is called "bait and switch" sales tactic. You tell people how great to invest/buy in this area. But, you conveniently forgot to tell people that it is a GREAT deal because you have special discount that is NOT available to PUBLIC.

As we alway say, if it is TOO GOOD to be true, it is not true.

Dreamer

This post has been edited by dreamer101: Oct 16 2007, 09:41 PM

there come the key sentences. thanks for ur sharing on ur investment strategy....

I dont find it misleading because i am able to exercise this discount on anyone, including you if you wish to purchase at a lower price , and that is exactly what im offering

That is why in my WTS thread, I did say a discount is given if you go through me, and you wont find it else where for this development, unless you know them



Ah, this proves that you do not read carefully and the thread before posting


I did say it is not available to the public, but in my WTS thread i did say that a discount of rm30k, would that not hint something? do i have to spell out full thing in my WTS thread?


Think out of the box my bro, when something is too good to be true, take a closer look, it might just so happen to something called "opportunity", after all opportunity comes in quite camouflaged ways and not knocking on the door to be picked up, and worst case scenario would be you wasting some time looking.

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Added on October 16, 2007, 11:41 pm1. Developer is low profile la, and the fact that construction has built up to first floor (start work on may 2007) and not yet launched, does it not prove the financial strength? Hmm, didnt i list out the completed projects? :S
- Relau Estate, Penang Island, next to USM, 1000acre+, total GDV worth rm1.5b



2. who said 3 years? its only less then 9 months for holding where i just service PBbanks 0% interest for the first year and i have already exited with my profit

3. It cannot be screwed up, this is a maiden project for the area, supported by MPSJ, as well as politicians in the government and the GDV might be not be comprehendable now, but the master plan needs to be looked at before comprehension that the amount of the GDV is not bullcrap, like i said, the GDV is under exaggerated

4. Why 3 years so long? less then a year la bro :S

5. Dude, who said its rm600k? its rm482k before the discount la :S
Completion is july 2008 with CF for 79 units.



TTDI and bangsar? hmm with barracks style of building(at the above price) :S, commonly called among developers as "cheras and jinjang style of building" **sorry to you macha's staying at there and are pissed ya**

This DSL is the only DSL and wont be building any more lower then this price landed property, simply because of good marketing stretegy and we know what happens when you undercut the current proeprties in the development and YTL lake edge wont have a lake no more and their current club house will be facing the back of the Austral Bungalows at the end of the whole development.

And the location is where you got it wrong, puchong can mean from the toll plaza all the way to before cyberjaya, but this is bandar metro puchong, if you see the attached location map, its about 3 mins away from giant USJ and thus location is the best of 3 places, USJ, sunway and Puchong (tesco), the bridge is already paid for and commencement for building by MPSJ is set at december 2007 (tendering and stuff takes a long time :S)


This post has been edited by bryanyeo87: Oct 16 2007, 11:41 PM

1. History is no guarantee that a developer wont screw up up. Talam is great example. Im not saying this developer would be another Talam, but it doesnt hurt to plan for the worst.

2. I thought you are buying cash? No student can qualify for a commercila bank's loan, unless your daddy is a "Tun". Plus dont think anyone is allowed to transfer undercon units unless 'special' arrangements are met.

3. No sane developer would start a project to screw their buyers, but they will always protect their own pocket 1st if any mishaps occur. Result ---> Developer gone & buyer pays, big time.

4. 3 years is the time a normal developer use to complete a project. And flippers usually gains the most upon completion, so even if you can sell undercon properties due to your connections with the dveloper, why dont you wait after 3 years then get max profit if u r confident that the developer WILL DELIVER an exceptional , sure-hit product?

5. 600k is the price that one needs to sell after 3 years ( inclusive the normal 20% capital gains) in order to enjoy good profits and justify the risk you r taking.

6. Puchong is still Puchong, and the question is why would anyone pay "high-end" pricing for a none-high-end address? It make sense to me and many others to pay 1/2 Mil for a DSL property in TTDI or Bangsar or PJ, but Puchong?

1st rule of property investment ----> its the LOCATION. If you think that puchong's location for property investment beats TTDI, Bangsar & PJ, I'd bet you are on the extremely small minority side.






Btw, you are obviously not a "normal" buyer / flipper as you can do the following :

1. Get major discounts from developer which is not given to the public. My question is, why share with us if you can earn the profts all by yourself?

2. You can 'sell' your undercon units few months later. Correct me if Im wrong, but no transfer of properties is allowed for undercon properties, unless you make special arrangements with your prospecctive buyer.

3. A 21 year old student to afford 2 properties totalling 1Mil, without bank financing? Apart from using FAMA fund, I could not find any other logical explanation for this.







Personally, I'll give this project a miss, due to the following reason :

1. TS entitled for special discount, and it could be m0re than just 5%. This means our entry cost is higher, we would have to sell the very same property at higher price just to break even.

2. From what I've seen, the most expensive property within the same area usually have very little capital gains appreciation after completion. Easiest example, LakeEdge by YTL (a good, well known developer, IMO). It was sold from 380k (the most expansive DSL in Puchong at that time) 4 years back and today ASKING price starts from 450k, before nego. Cheaper DSLs from IOI has enjoyed at least 20% capital gains.

3. Its Puchong. There's very little demand for 1/2Mil properties in Puchong as of today, and the cheaper LakeEdge buyers are experiencing problem to flip their properties even at just 450k.

No, property agent doesn't get developer units. But the boss of the company i.e. if the developer wants the company to represent them in selling of their property might give a unit or 2 to the boss/company as payment.

In this case, our dear TS here is somehow related to the board of directors in Am-El; thus the privilege of obtaining few units. Generally if he sells it off, it's a clean profit like he mentioned because technically he never put in any money. But how much discount can one give below the launch price?

No company would want any of their property to go below 30% of the launching price. It's not only profitability studies, but also to maintain the "profile" of it's own project. So technically if I buy through an agent I might get 10% discount from the launching price, but what can you offer?.....15% discount?

Lake Edge is a home concept I think most Malaysians can't accept. It's a non-traditional house without gate... and buyers cannot renovate the house facade or extend the kitchen. Not to mention maintenance fees etc...

It also sits on mining land and leasehold which implies a certain negative pre-conception to many Malaysian buyers.

My humble opinion house buyers in Malaysia are not ready for such a concept besides Putrajaya

There are already existing million dollar bungalows and pricy semi-D in Bandar Puteri.

There is also the upcoming Laman Grandview you can see the IJM logo way up the hill... kind of sad really I wanted a house on a hill but Laman Grandview is way too pricey

http://propertymalaysia.blogsome.com/2007/...ranview-puchong

Secondary market value and capital appreciation I dunno lah... too rich for my blood

Aaron, the very same concept applies for DPC, but DPC is still sellling well. They are selling DPC for at least 50% more expensive due to developers solid reputation and its KL address. DPC southlake was selling for close to 400k few years back now asking for 600k.


On the expensive Puchong property thingy, I do know puchong has million dollar homes in Semi-D's n bungalows. Was referring to their Puchong DSLs. Personally, I dont think a 1/2mil DSL in Puchong is a great investment, thats all. There are many other alternatives that can give potentailly the better returns with much lower risk.

Btw, Laman Grandview is damn nice for own stay , but for that price, I'd rather buy a leasehold PJ bungalow and do some cool reno

1. Of course, but if that is the case, my as well just stick all the ringgits into FD then since that history is no guarantee.

2. You see, you can actually get a loan, and all you need is someone to sign the guarantor papers

3.True, it might happen, but for the past 25years, the company has not screw up anyone by being like that

4. You see, i dont intend for max gain as i am not greedy. I am happy with 80~120% ROI based on my d/payment of 10%.

5. There is no 20% gain tax la :S

6. Look at the map properly and tell me how far is it away from Giant USJ

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1. I share with fellow LYN because I make a profit when the buyer makes one too
And if I had the capital i would have bought it all and enjoy it

2. Nope, im free to sell as i wish and so does any buyer which is currently holding it. With no special arrangements

3. Im 20 not 21 yet, No fama, just capital earned from insurance comm and the above said project earnings.

4. Upon entry you have already made rm30k profit la, so you have bought it at an under price, so tell me how the hell do you break even at that price?



2. You mistaken that part of lake edge, that is a latter phase and its below high tension power cables. Pai, did you actually see it or are you just telling based on newspaper? And the current price for that area is rm600k and above only that stretch of houses parallel with the cables are at rm 475k, did you go and check it out, make an appointment to view lake edge before actually concluding the above said post?

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Added on October 17, 2007, 2:53 pmMaintanence fees for austral is rm 150 per month

Yea, its to preserve the theme or ambience of the homes, you dont want your jacko neighbour to build a purple colored themed house would you

Most of Ipoh sits on mining land too
Australian uses rafts on soft soil, which is stronger then piling.

Bandar Puteri is not part of Bandar Metro Puchong as deemed as MPSJ

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Added on October 17, 2007, 2:56 pm@ bolded part

What gives you 100% ROI(minimum) based on the d/payment you put in and cash out (profit taking) is 4months?
I mean what other alternative gives better return then this?


This post has been edited by bryanyeo87: Oct 17 2007, 02:56 PM

Dreamer, Thanks for asking.
My current loan is a flexi loan. and lock-up period of 5 years.
If the BLR shoot-up i have to pay more each month as it is daily rest.
I can repay the house for 2 months without income. I understand it is not strong enough but i guess my will need my FAMA to support me... hahaha...


wow... very good debate on the Lake Edge

As what i understand leasthold may need at least 3 months to sometimes more then 1 year to get the consent of transfer (form B15) if im not miskaten..
I waited 1 year for it... and keep calling them on and off... no idea why they want to hold it for so long.

As for the bridge to USJ just a proposed bridge and USJ resident didn't agree to build it. What would you think if you stay in USJ? Do you think it will benefit USJ resident?

bryan, could you attacted any newspaper cutting or any paper here on the bridge which you claim it will be build?

Please look at OneAvenue map on the USJ-Puchong link. It is just proposed link.
http://www.mcthomes.com.my/htm/usj.htm

I agree that the DSL house in puchong did appriciate alot due to Bandar Putri.. This is because it is located up the hill.

As for me. I think puchong are full with tolls, and the massive jam exiting tolls which is a very big pull-off... some may love puchong as it is near Cyber or near thier family member stay near by.

The map wasnt updated, we have quelled the anti-bridge movement in USJ already, payment for the bridge has been made(rm10m for a bridge which costs estimated rm4m ) , MPSJ is commencing tender notice on december 2007. After all, noone can stop development for their own reasons mar

This is not reported in the newspaper because YTL, malton and AM-EL pulled political weight to get it approved
You may check with MPSJ's office or if you have a friend in there, he will confirm it with you

Yes i agree that it is quite jammed at times, on the LDP (Jalan puchong is part of LDP la) because the LDP was designed for 50k cars estimation by 2011, but now it is already peaking 90k cars at anytime.

Just consider Austral as something different and something no developer in the klang valley has done before

cody99,

The bottom line is very simple. Unless you change your loan to something that DO NOT INCREASE monthly payment, you are toast if BLR shoot up and/or you lost your job.

So, if you really worry about this, you need to get a new loan while you are employed.

Dreamer

that's the use of flexi loan....make full use of it; i.e. pay whenever you got extra money.
My loan tenor is going for 30 years with BLR-1.45 in average.
Plan to finish it in 10 years time.
I dragged the tenor for lower installment payment. But when ever I got extra mainly due to year end bonuses and my wifey's monthly incentives, we'll put in the extra to lower down the interest charged.
But if you're not confident or you can't make use of the flexi plan, also scared that BLR would increase....you should have chose fixed interest offered by AIA for eg.

smart move buddy

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Added on October 18, 2007, 1:39 amI might be missing something, but as far as my limited knowledge is concerned, you cant sell/transfer undercon properties. So care to explain your SURE make money within 4 months profit taking method?


Btw, never been to LakeEdge (never bothered as I dont like the area ), but here are some ads on Lake Edge :

PUCHONG LAKE Edge. Fully renovated. RM465,000. Interested, please contact at : 013 - 210 7555 Edmund 16/10/2007

PUCHONG LAKE Edge 2s 24x85 Int/End RM455k/570k, 2.5sty RM640k/710k Eric 012-2129550 / 80241663 E10452/2 11/10/2007

PUCHONG LAKE Edge 2s 24x85 RM450k 36x85 RM575k Urgent sale rent also 012-2444868 MegaHartaE307551 9/10/2007

PUCHONG LAKE Edge 2sty 24x85 5r4b brand new gated nice no RM460k neg. Cheap 016-2668679/79872500 E30978 5/10/2007

Based on these current asking prices, dont think the more expensive Austral within the same area(albeit slightly bigger) will do very will 3 years later when you flip it. But, if the profit taking method you are promoting here is do-able with no risk involved, then good for you

This post has been edited by Pai: Oct 18 2007, 01:39 AM

Yeah you can sell/transfer for this

Well, first you buy at a cheaper price say rm 442k, and in january 2008 launch price is rm 482k (maybe more but definately not less) so you have made rm40k if you decided to cash out in january 2008, to accelerate your liquidation, offer the austral sales team to push your unit at rm5k cheaper then the launch price, thus making rm35k in 4 months and since that preferred units or top pick, nice number, nice "feng shui" or whateever is the preferred look for stuff units has been picked out, it is easier to liquidate.



@ the Bolded part above,

those are the target units and market for Austral,


And like I have stressed upon many times, it is not 3 years, the strategy for this Austral is quick in, quick out with a ROI of 80%~120% for a duration of 4months ~ 9months (full completion)


The other units selling at below rm500k intermediate/corner are those units near to the tenaga high tension overhead cables and are not sellable or are the least preferred units and this conincidentally are the so called "lower cost" units in the development with a different layout and quality finish compared to the above rm575k units(intermediate lot) of YTL's Lake Edge.

This post has been edited by bryanyeo87: Oct 18 2007, 02:08 AM

Bro, you're strategy is excellent and it only applies to you.
Not everyone has the liberty like you have now.

My mistake, one can actually sell and undercon property, provided you can pay the full purchase price to the developer prior the transfer. This means your ROI is not actually 100%, but about 5%-7% in 5 to 9 months. Still decent ROI.

Anyway, your 1st post was asking for forumers opinion on whether this project is good for investment / for own stay. My take -----> One can do better elsewhere.

Btw, you only make that 40k IF your can get buyers for your unit.

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This post has been edited by bryanyeo87: Nov 3 2007, 06:45 PM

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This post has been edited by bryanyeo87: Nov 3 2007, 06:43 PM