Hye beloved mates, lads, brothers and sisters here. I need a realist and smart advice here regarding buying a house for own stay, not an investment.

Preferred location would be around Rawang and Puncak Alam (or even Sungai Buloh). Reason, I am comfortable with Northern Klang Valley.

Of course, I understand and respect the majority of opinions here about the "completeness" and "superiority" of Southern Klang Valley when it comes to amenities, infrastructures, location wise, nearest to Cyberjaya / Putrajaya / KLIA and so on...

Currently, I am staying in Bandar Tasik Puteri, Rawang. I am planning to sell my current 2-storey terraced house before this end of year, with an EXPECTED profit of RM 70,000 - RM RM90,000.

My budget, anything below / around RM 600,000. So my question would be... Which project? Which developer? New or subsales? ** Note, I have kids to school right now.

I have surveyed and attended a few of showhouses

- M Panora by Mah Sing Group, Rawang

- M Aruna by Mah Sing Group, Rawang

- Halya 2 by Daunan Worldwide, Puncak Alam

- Caledonia by KLK Land, Near Puncak Alam, but it's in Ijok

- Amaya @ Acacia Park (Bandar Tasik Puteri) by Low Yat Group, Rawang

- Subsales, M Residence 2 by Mah Sing Group, Rawang (strata title)

- Orchid by Scientex, Kundang Jaya, haven't been to showhouse

- Myra Gardens by OIB Group, Kundang Jaya, haven't been to showhouse

- Templer Residence by Hong Bee Land and Emerald by Guoco Land, I think it's too expensive for us, but we LOVE the houses there I admit that.

Have asked my wife, SO FAR she loves Caledonia (new), M Panora (new) and M Residence 2 (subsales, but due to matured and proper strata status, and the house is ALREADY there).

M Aruna, based on Whatsapp Group, seems like aaa... Completed and still some NEW units, but still defects here and there, complained by the current owners who have just VP-ed.

Caledonia, seems like my wife doesnt' care about the 60 seconds walk to cemetery there. Literally, just walk to the grave.

Amaya @ BTP by Lowyat Group, Lovely house with landscape, BUT, BUT... Slab roof / square roof - Isn't that it is prone to leaking and the paint would be ugly after two or three years, am I right? Suitable for our weather?

Sorry, need more info here regarding this slab / square roof design.

Thank you, appreciate for you info, mates and lads here.

Elmina/gamuda garden if you have big budget.
if you want affordable, scientex is the best.
im in your situation last year.sold off my townhouse and buy Scientex.

i have done lot of survey before decided on scientex.

Scientex Kundang or Scientex Rawang, brother?

Yeaahh. I have been to Templer Residence and Emerald West. It's lovely but tttooooo expensive for me. Bloody hell. Gamuda and Elmina too.

Hahhaa, can't afford millions for me.

This post has been edited by M_Shahrul: Apr 13 2023, 04:13 PM

Null.

This post has been edited by soulred777: Apr 13 2023, 04:33 PM

Why sell current house?

And profit is too low imo

1. Where is you and your wife's working locations?
2. Do you prefer landed or condo?
3. Would you have any preferences on the school? Kebangsaan is ok? or SJKC or International School?

Reason, we prefer to get a gated and guarded condition. Put aside a profit though, it's Rawang and not Petaling Jaya, my friend.

My point is why not hold it?

Hold onto old house n get a new house if u have the budget

Unless the price now u feel is max out adi

1. Don't mind about work, I'm usually in office around 11.00am, so traffic and distance is like a zero problem for me.

2. Of course, landed terraced house.

3. Kebangsaan will do, without International School.

That's why, time and distance are both no problem for me. Just trying to get a gated and guarded condition.

Hold it, naaahh I am not getting any younger for the bank too keen in giving me a loan, my friend.

That's why I said in the post, price below or around RM 600,000 will do. I am not trying to go more than that, would be dangerous financially for me.

Example, M Residence 2 as I have stated above, the market price is RM 430,000 right now. Gated and guarded plus strata.

Caledonia as an example, RM 498,000 , that's okay-ish for the 2-storey terraced house. But it's an individual and freehold title.

If the sub sales doesn't require big reno, personally will go for subsale. If not then listen to wife, happy wife happy life mate

Thank you. Appreciate for your reply. Yes, subsales of M Residence 2 is topping my list.

Question, how much the EXPECTED of extra-extra fees other than downpayment for the subsales nowadays huh?

MOT waived for the house under RM500,000 under latest government scheme or what? ** I am just a normal web developer in private sector though. Does not have an LPPSA scheme like government servants.

Another question, let say if I sell off my current house, in the eyes of KWSP, would they be looking for my next purchase as a SECOND house, or it would be still deemed as a FIRST house as I don't have any after I sell?

I just don't understand on how they operate. Pardon me, noob here.

legal fees and stamp duty, MOT etc will be ard 30k, including loan stamp duty as well if the property is ard 430k. But if you are not getting any loan then you can save up the loan agreement legal fees and stamp duty, can use the online calculator to help calculate.

As for the MOT waiver, there's no gazette yet so nothing can be done for now, you will still have to pay the MOT

According to 2021 Stamp Duty Act, "the individual has never owned any residential property including a residential property which is obtained by way of inheritance or gift, which is held either individually or jointly.", so in your case, wouldn't be considered as a first time home buyer


Hope this helps

Thank you very much for your reply, mate. Appreciated by the noob like me.

Is it normal nowadays, new properties / new projects are aaaallllll selling at future price?

Rawang is not the same par (amenities and infrastructures) in development compared to Southern Klang Valley (Kajang, Bangi, Semenyih, Cyberjaya) but the developers ridiculously put a RM 700,000 - RM 800,000 of price tag to their "normal, standard" terraced house.

Bloody hell. I know it's landed but still... It's Rawang and not Kepong or Sungai Buloh. Even Puncak Alam further than Rawang also is bloody exorbitant.

F**kin future price eh? Hahahhaha. Ridiculous.

If you sell your 1st house. Your subsequent purchase, you can withdraw SPA10% from Acc 2 just like the 1st you did.

Can't remember, validity 2 /or 3 years from SPA date

This post has been edited by jojolicia: Apr 14 2023, 10:42 AM

Rawang now had upgraded to a whole new level - thanks to the recent road upgrades from the toll junction all the way until Kundang Jaya exit.

For your question, why not consider Blooming @ Emerald West? Price is around 6xxK ish and at least Blooming sits on the hill overlooking the entire Rawang town. Guocoland had also recently revamped the Emerald Hub area by introducing Jaya Grocer, Coffee Bean and many more to come ala Desa Park city waterfront concept.

I'm a buyer there so I could refer you for us to share the referral fee

Ah, then if office distance and school is of no concern you have a lot selections.

Onto another question, as with many other gated & guarded residences, how important is the facilities / Clubhouse to you?
Reason I'm asking this because I'm almost the same as you. I recently purchased a condominium but i valued security, density and facilities above everything else.

Another questions you have to ask is the parking condition on the landed houses. M Residence 2 have a curb so the road doesn't looks cramped when it was parked with cars. (Unfortunately my colleague who bought M Residence 2 regretted because the distance to work and he is looking for way to exit but the property price doesn't go up at all)

Ecoworld at Puncak Alam also have this large curb that helps with parking condition.

Buying subsale give an advantage to see and feel the house condition..

M residence 2 is good choice for serene environment.. but the land is on flat terrain, if i'm not wrong that area is affected from last big flood..

For long term better look for high terrain house area because now weather is crazy unpredictable..

My colleague who stayed in doesn't get affected.
I think it was somewhere else.

Coffee bean too? Nice 👍
Btw what's the nett for blooming? Dev agent said it's abt 700ish

However they took out the clubhouse from the masterplan. This was used to market to previous buyers. Hope there will be a proper swimming pool.

This post has been edited by soulred777: Apr 15 2023, 11:01 AM