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

Rawang house price won't appreciate much, he hold it longer is just losing money

Maybe you can stick with BTP or Kundang area because easy to access to highway and also the next town like country home.

Puncak Alam is getting better development because this area developed by few big developer. Another option is Saujana Utama this township already matured. Hillpark Puncak Alam also not bad but some phases occupancy rate is low and got burglary cases on and off last time. Good thing about Hillpark is higher terrain no flood issue.

I have checked and been to Guocoland showhouse in Emerald West, my friend... Blooming is reaching RM700,000.

Of course the bank would still approve my loan (based on my own calculation), but I'm trying to play safe here in the current or future economic condition worldwide.

My take (based on what I have learned from my father) if you could make a loan until RM700,000.00, just go for the RM600,000.00, just minus RM100,000 and don't MAX it out...

p/s: I am not a businessman, mate... Haha. Scared to death is my nature.

Aahh thank you. So if this year is going to be my second purchase of house, but if I sell my first house, then I can still withdraw my KWSP's second account under house purchase category.

As long as I have ONE house in one time, right? Thank you for your explanation, jojolicia.

Well, to be honest me and my wife don't give a damn about the clubhouse or gym too much, my friend.

But gated and guarded are our priorities. And another reason I would love to buy landed terraced house is aaa...

As someone who is from Ipoh, I have get accustomed to, used to the land (tanah) and spaces... Stuffs like that and of course you understand me.

p/s: I have a nightmare when renting a high-rise apartment (land sharing) when I first get married 12 years ago though. Since then, landed is always my choice.

I really hate when the developer taking out something from the masterplan LATER. Hhahahah!!!

Thanks for sharing, brother. Yup, it's around RM700,000.00, I have been there to Guocoland's Emerald West.

Me and my wife have surveyed around Puncak Alam and we like it too. Can't afford Eco Grandeur though. RM900,000.00 and above, right? Millions.

The exact percakapan by the kwsp officer to my wife during our enquiry over the counter 7 yrs ago was:-

Must sell the house that you made for your 1st withdrawal.
That particular house, which the officer showed her the salinan S&P in her monitor. The one that my wife submitted with application forms back then. Semua record ade dan teratur 😱

Actually bro, gated and guarded will fail if the residents are lazy to take responsibility to manage the resident association. Unless you get strata title landed which managed by management office. Sharing based on experience. Best get a low densed landed.

You are recommending, if want to get a landed type of property with gated and guarded feature, preferably it's a strata status and NOT an individual title?

Of course, I would love to hear your experience too.


This post has been edited by M_Shahrul: Apr 20 2023, 09:19 PM

Individual title the guards n management highly depending on ur residents assocaition. Some houses no pay monthly fees u cant do shit to them

if strata its like wajib to pay

So depends if u jenis rajin pay or might not pay when u retire n old later

but strata u cannot suka suka reno the exterior of ur house

Yeap. Aaron has answered a good one on top. There are pros and cons on individual title and strata. If you're going for individual get a well established taman or low densed ones. Easier to manage. And hoping you get a good neighbor. Recently a lot parking issues in my taman.

So true, my uncle house (individual title) earlier purchase like 10years ago, the residents are strong setup a gate and small guardhouse, register all visitors in/out.. recently I visit him, the guardhouse is abandon with missing gate

He said during covid time more and more people avoid paying maintenance fee, end up cannot cover expenses cost..

In Puncak alam house under LBS is strata title, if you don't mind small build-up.. but below ur budget..

why border to move out of rawang when those that you shortlisted are newer township that are really out of no where?

Rawang itself is mature and vibrant compare to those. The closer to central rawang the best choice for your situation.

btw rawang is not klang valley so are putrajaya, kajang, bangi, semeyih, kuala langat et al. Klang valley is the 15 km band NS along klang river. This reflect brutally in property pricing. You should look pass these misconceptions introduced by developers and really think what factors dictates a good location for you.

This post has been edited by qwerty223: Apr 21 2023, 11:17 AM

SierraMas would be a good choice SWEE SWEE BO ZAO ZUI

SierraMas totally the best place to live with family than the popularized Desa *cough* City.

Best landed security by far.

This is very true.
At least stratafied property are already established that the guard required to do "this and that"

The unit I have in Puncak Alam beside Ecoworld (Hillpark) are not gated and guarded.
End up the security guard they hire are those cannot talk in bahasa/english, then simply open gate for anyone if the owner they called are not reachable.

Objectively speaking Sg Buluh would be the best location if you don't mind the environment (more industrial area) and just prefer the land while you get the convenience of travel to and fro inner klang valley

Well.... it's very hard to say.
I've heard good and bad. Sg. Buloh kind of bottleneck at the exit/entrance near The Store Mall there.

Sierramas is good, but a bit atas and the price also atas. Good for long-long-term stay.
Can try consider Bandar Sri Damansara.

A lot freehold landed subsales but most likely you need to renovate whole unit to make it better. Some house is a bit old with roof leaking issue. But neighbourhood wise really not bad.

Totally avoid Damansara Damai please.

I recommend Elmina, freehold and strata landed - Ilham residence which is going to VP soon. There will be sellers and you may get a good price within your budget if you manage to get a motivated seller.

Thread starter mentioned his budget abt 500k. Ilham would be almost nearing 700-800k. Nevertheless the house design is very nice.

Caledonia will be your go to if you okay with the location, the downside will be the proximity to the commercials area but the nearest school will be SJKC Ijok.

You can try asked for remaining units from Glomac for Saujana Perdana, it is very close to SK and SMK..also multiple areas of commercials inside a mature township..the downside will be community g&g.

You can also ask MKH on the remaining units for the development next to UiTM puncak alam hospital.

other than that you already covered in your research. LBS, Myra Alam, Alam Suria, Eco . KLK Desa Coalfields and Elmina will be out of the budget.

My question will be how important is proper G&G to you..because if it is a dealbreaker..then you have to look for strata property..individual title will need a willing community to do it well.

This post has been edited by Ichighost: Apr 26 2023, 11:06 AM

True. My house that I am owning right now also is an individual title. The thing that I hate is my neighbour loves to park the car horizontally (melintang) tttoooo near my front gate.

Of course I can't say anything as it's not IN FRONT of my house, but it's just tttoooo near. What an asshole.

Of course I would love an individual title due to LOWER maintenance fees compared too strata, if there's a gated community applied, even if it's not strata.

The thing is, I truly hate when SOME residents choose NOT to pay but still there's guard entrance and these bast**rds are still enjoying it, the security advantage!!!

That's bloody unfair for the residents who are paying, because they know nobody can touch them due to INDIVIDUAL title.

Aaaahhhh, LBS? Ritma Perdana and Rentak Perdana, am I right? Pass it, near banjir area. I don't mind a small build-up, no problem for me, 18 X 65. The banjir wise, I mean.

life is unfair

too bad

u want security more desperately than the other person

even in condo also many dont pay maintenance

cant do anything to them

tak kan go pour red paint or day day stalk them

Out of nowhere? With the full of respect, my brother, I don't call Puncak Alam is OUT OF NO WHERE, my friend. Have you ever been there?

I am staying in Rawang right now, of course I do know that Rawang is quite a matured area I am fully agreed with you, my friend. My house right now is just 15 minutes from AEON Rawang.

p/s: Yes, but but... I do admit that my place right now is nearer to my workplace (Kuala Lumpur) compared to Puncak Alam (further). I admit that.

This post has been edited by M_Shahrul: May 17 2023, 05:55 PM

Thank you for the reply, brother. I'll check on MKH on the remaining units for the development next to UiTM Puncak Alam hospital.

p/s: MKH or LBS, which one is more "reliable"? Any comments here? Please don't tell me BOTH are sucks than Mah S****?

This post has been edited by M_Shahrul: May 17 2023, 05:56 PM

Hmm.. you'll be in dilemma choosing both bro. Maybe pay a visit to their completed units.

Wtb non bumi land sungai buloh residential 1000-2000sqft & rawang plantation 1 areas.
Pm me price if available

Yes, Irama/Rentak already occupied, Ritma still under construction.
The housing on higher ground not affected even from last banjir besar.. the area always banjir is the road connected Puncak Alam to Sri Coalfields in front furniture shop.

Land is 20x60, total build-up 1200sqft if i not wrong.. Last time visit their showroom, kitchen super small but they allow to do extension.. plus no family area on above floor..

Other info, most Puncak Alam people dislike LBS due to they keep delay upgrading the road causing jem.. Even for their housing don't have proper entry from main road..

I am not sure about LBS but MKH quality certainly better than Mah Sxxxx. My friend bought a unit in M-Residence and it has more defects than my house at Hillpark.

Puncak Alam not bad coz it keep developing. The next town Saujana Utama is a matured town where you can get most necessary stuff. Elmina is another good option where the property is freehold and easy to access thru Guthrie highway, only concern is the amenity not ready yet.

I regularly go places I listed. In comparison of all township 30 km radius from KL central, PA is out of no where. You yourself too see how rawang is superior even it is really barely within the average of this radius.

MS now got M senyum at salah tinggi

Thanks for sharing, my brother. I don't have much knowledge in properties as I'm just a normal guy, buy to stay compared to investors.

So in short based from your knowledge and experiences...

M*KH Berhad is better than Mah S***, and Mah S*** is better than L*B*S.

I have asked my officemate, she said her friend had a worst (like aaa... Truly worst) experience with L*B*S.

That's why I'm trying to stay away from THAT developer.

Southern Klang Valley, eh? M Senyum by Mah Sing is quality?

based on forum its not the best

leasehold also

The last time I checked, Anggun 3 still had subsale units of the 2 storey terrace for RM600k. Location is very good but access is good one way and not good the other way for now. I believe they will fix the access at some time in the future but don't know how long it might take.
The taman is overall very good and safe. Hong Bee Land (Anggun developer) quality is better than Mah Sing for sure.

Some of the older houses in Emerald West also will fall within your budget. The land size would be around 22 x 75 but build up is usually smaller coz those days this was the trend in terms of sizing.

Scientex kundang jaya is the best option bcoz its next to the gamuda garden and its affordable too and not so far like rawang or puncak alam
i just saw their completed phase 1 houses they really did their best the road lanes house concept all good no bad signs
they have 3 storey houses also and its individual and freehold.

Thank you for your reply, appreciate that. True, around RM600,000 from what I have checked in iProperty today. Could nego more, I guess. Seems like a nice place.

Just checked Anggun 2 price (not Anggun 3), bloody hell RM890,000 for Anggun 2??!!! Hahahhahaa!!! You've got to be kidding me.

Scientex Kundang Jaya? Thank you for your reply, my friend. Appreciate that. Me and my wife have decided to look something which is more gated community, where Scientex Kundang Jaya is not, from what I have checked.

**Yes, I do know about Scientex Rawang too.

-- Question, if any of you have a choice, Scientex OR Mah Sing, which one that you are going to choose?

I could be wrong. Although heard and read on average quality ms product for condo but for landed seems okay unlike ST that had few questionable remarks. Some videos were circulating on their Fb onwer page. Maybe you can check that out.

Why does the Anggun 2 price surprise you? I think RM890k is very cheap for what you get.

Ermm... might be a bit late
Avoid L*B*S. Heard far too many bad stories regarding this dev
M*K*H is the one that I have in Puncak Alam right now. The defect check and repair took more than 3 months because the one they send to fix just do "sambil lewa". Have to shout at the management to make sure they really follow up.

Try Gamuda Gardens instead

If have 600k+ budget i will choose mahsing but not strata only individual title.

no no to puncak alam, rawang and sg buloh I would prefer sg buloh

This post has been edited by ameer88: Jul 4 2023, 01:23 PM

I've been staying in Gamuda Gardens and I did a lot of survey (5-6 months) prior to purchasing Gamuda property. After staying here for 1 year what I can conclude is:

1. Puncak Alam although nice in terms of amenities, hospital, education hub, it is quite jam due to high-density. Take for example traffic light Desa Coalfield, always jam + sometimes during heavy rain, it is a little bit banjir.
2. Rawang is great especially Anggun area due to its amenities and accessibility to Highway much closer and medium-density. However the cons is that this area is heavily under development thus lots of lorry and makes your car cepat kotor.
3. Bandar Tasik Putri, I must say I love this area and if you're Malay, I think this is kind of good place if you want to buy gated residence such as Acacia Park, Amaya. They have basic amenities like Petrol Station, ATMs, Family Mart, cheap food and easily accessible via LATAR and it's not that far to NKVE/Guthrie. They are also developing a food court called 'Kantin', and also a grocer mall coming next to KFC. I know this area alot because I send my kids to BTP for kindgarten.
4. Kundang i must say it is under-develop and it takes some time to develop. It's quite hard for me to find food and petrol station after some time staying here but in terms of peacefulness, it's crazy how peaceful it is. Last time I stayed in Tasik Permaisuri, Cheras, and Damansara, nothing beat the laid back environment here.


My suggestions for you:
1. You can try to consider Acacia Park or Amaya which is a quite new + gated and guarded. This is because it's more suitable for family stay because of amenities, schools and so on.
2. Or; you can try to go to Kundang, there's a Serai Residence launch only 32 unit, very near to Scientex, but the house is superb! Walking distance to Econsave. PM me if you want the agent contact because my friend purchased a unit and last week we went for a show unit visit. Corner lot also available.
3. D' Laman Kundang, although not a gated residence but according to Edkhan (lowyat user) their communities plan to make it gated and guarded. I heard someone is selling their unit. Still under-con and expected to VP end year.
4. Or; you can find subsale like Azalea, i saw Azalea 1 unit corner selling for 600k which is I think nice because it is gated.
5. My last choice would be nearby area AEON Anggun which is Guocoland property.

I can write longer review but too lazy, but if you have questions about Rawang, Sungai Buloh, Kuang, Paya Jaras, Elmina, and Puncak Alam, do let me know. I have made a list of observation last time and why I choose to stay kundang. (Of course different people different preferences, I choose peace and under-develop area)

Thank you very much, Moshpit94 from your truly insightful knowledge. I truly appreciate that.

I have found the target, the house that I plan to buy and I have started my move. I have met the agent and I am trying to sell my current house first, to avoid I have to serve TWO LOANS in future.

I am afraid to buy now first because if within 12-24 months in case if I fail to sell my current house and I do buy NOW, I am in the bleeding condition to serve two loans.

So my plan would be sell first, then rent in the intended neighbourhood that I'm planning to buy, FIND the unit and BUY.

It's going to be a subsale, landed and strata. Me and my wife have surveyed the condition and we love it.

QUESTION to anyone here who could answer, please.

Let's say for the landed strata housing area which is still in the master title where the DEVELOPER haven't completed yet the strata title to the current owner, can I still buy the unit, or not?

Simply put, it's still in master title, PENDING the strata title from the developer to the current owner. Well, it's already gated and guarded by the way.

Can I still buy from that owner, legally? **Sorry, noob here.

This post has been edited by M_Shahrul: Aug 1 2023, 08:50 PM

Moshpit, enjoy yr peacefulness now. When Luge theme park is ready by end year and the new commercial Gardens square (mcD) is open by next year and the petrol station and the ev stations by next year too, some of it will be lost. For a good cause of course.

I have bought a shop unit before at Saujana Damansara PJU 10/10A which is still a Master Title, bought through auction, in changing the name of the owner from the developer to my name it issued a temporary transfer of ownership called Deed Of Assignment due to the unit is still Master Title, I suggest you might want to read on DOA (Deed Of Assignment) as it is used for Master Title transfer of ownership instead of MOT (Momerandum Of Transfer) that is use for strata title property, regardless there should not be any issue, just that it use DOA first before strata is fully formed then MOT will be used for the official transfer of ownership. not sure what is the cost for DOA thou, mine is free at that time because MOT is exempted I think

p.s : Since there is recently mentioned of D Laman Kundang by Moshpit, if you or any friends/colleagues are looking for unit that is Landed, Individual Title, Freehold, Around 530K there is 1 unit D Laman Kundang available as someone are selling their unit, the detail of this unit/project are as below

- Intermediate Lot
- 20 x 70 sqft
- 20 x 20 car porch
- 39 x 20 build up size
- 11 x 20 yard size
- No flood here because the land is quite high and there is water retention pond in case there is a case of extreme heavy rain
- Really near to gamuda gardens, highway and soon there is gonna be many amenities coming in on year end, expected it to be really serene and peaceful before the busyness of amenities coming in
- The property is soon to be completed on September or October, if buy now got the current price, after its complete might be the price will increase since gamuda will built many things which increase the demand
- The community is active, already registered the Residence Association and is currently in the process of trying to communicate with MPS and register bank account to store maintenance money for the Gated and Guarded, as this is individual title thus require good community support, for the first year maybe developer will help on this, but not sure yet
- Only 179 units so can be considered low dense
- Good lighting design as there louvered window at high ceiling of the top floor
- Developer by IGB which is also the developer of Mid Valley, really reputable developer, since 1979
- IGB also soon gonna develop D Laman Kundang commercial lot which is called 38 D Laman Kundang Shop Offices - https://www.tantan.com/, which is just within walking distance to D Laman Kundang
- Progress of the unit development as of July 2023 - https://www.youtube.com/watch?v=nVTc2UG9WEk

Attached the unit specs and if interested can message me at telegram @farhanz95













This post has been edited by farhanz95play: Aug 3 2023, 10:03 PM

An update on my journey as the opener of this thread. I am in the process of selling my current house. Suddenly today the agent called and told me there is a CASH buyer.

She asked me is there any discount or not from RM360,000 if someone is willing to buy my house in CASH?

Yes, they prospect buyer is a cash buyer. I told the agent I am willing to give a discount, minus RM20,000 if the buyer is going to buy in cash, reduce it until RM340,000.

The agent called me again, told me that the buyer is willing to pay the the DEPOSIT - RM280,000 DURING signing an SPA, and the balance LATER.

And then the agent also mentioned, the lawyer should deduct some portion of that DEPOSIT to pay the balance of my CURRENT house loan.

It's just the buyer wants to VP as soon as possible after he has paid, and I need to get out of the house (of course, I would rent first) so he could come in.

The agent told me that the lawyer will draft an agreement legally that a CAVEAT of the house GRANT will be in force until the balance payment is completed.

Question... So, anybody here got experience on this? I mean, something like below... The CAVEAT.

- This would be without a bank, CASH

- There would be a balance of
RM340,000 - RM280,000 = RM60,000 that they buyer needs to pay LATER.

- What is the guarantee that the buyer would pay?

- What if he says after he VP the house, "I have no money", "I couldn't afford", "Owh, yes I can pay but after I withdraw my KWSP next year", "It's not like I'm running away".

- What if he dies?

Please please... Help me with your opinion, brothers and sisters here. Thank you.

You worry on the balance RM 60K that the buyer would pay or not? not that already with a legal contract as you mentioned?

Yes, already in the legal contract. But what if he suddenly says NO MONEY, CAN'T AFFORD, CHECK MY BALANCE in bank account it's only few hundreds ringgit...

Repeat, I am talking about this is not going to involve the bank at all. And yes, I don't even have a time for any legal actions, police report, court proceedings and all after I leave that house.

I just hope he would pay.

I don't really know how this process works. But maybe you could include the clause to only transfer the title to the new buyers name once you get the full payment else the land title will be still under your name.

Else don't take the risk for peace of mind. Go through bank and standard 10% dp.

This post has been edited by soulred777: Aug 9 2023, 10:37 PM

If you have doubt in this transaction better you appoint your own lawyer and let the expert do their work, review the contract.. you also can ask for consultation and issue your uncertainty..

Key is don't share with buyer lawyer due to conflict of interest..

Hi Vicky, I am planning to buy one too at Blloming and may I knowhow much is this referral fee?

Rawang is better, it is close to nkve... 30min to kl. You got 3 option if heading south from there. Old road Hutan rimba templer, nkve and latar. If you got kid that still need school, you bttr consider location.

Hye guys, a thread starter here, I am... Okay, just wanna share my update.

I'm in the process to sell my current house before buying a new one. Already dealt with a legal firm and their lawyers.

My current house is in master title to be transferred to individual title, it's a leasehold. Just a normal terrace house.

But bloody hell, is it normal it's taking more than six months to do this?

Was dealing with all of these Perfection of Transfer, Blanket Consent, Consent to Charge, MOT Lawyers, my previous bank lawyers and so on...

It's killing me. Six months and I couldn't even sell my house yet? Anybody has experienced this too?

Is it normal? My house is NOT even a strata one.

And is it normal too for Pejabat Tanah to process our things months and months and months?

I just can't believe it. I just want to sell my house, that's it. I am not even a scammer or something.

Thank you very much for your kind reply. I truly appreciate that.

RM600K is too low to get anything gate and guarded. RM1 million is more realistic nowadays, regardless which area.
Your 70-90K profit is too low. Enough only to pay downpayment and lawyer fee if you go for new launch or subsale market.

If you have been staying the current landed house for some time probably you are fine being not G&G.
G&G you need to pay additional maintenance fee and sinking fund too.

Given your age, better to keep the extra cash for children education, vacation or emergency use.

Double transfer for strata title will take at least 1 to 1.5 years to complete.
Need be patience with Pejabat Tanah and lawyers
Hopefully, your new buyer is Malay too else expect to wait up to 2 years if it's Malay to Non Malay, even it's not Bumi lot.

This post has been edited by ck2chan: Feb 7 2024, 05:02 PM

TS, mind sharing which project that you have decided on? I am also looking to move out of BTP, appreciate if you can share your thoughts and findings. Hit my DM if you could

Go for scientex kundang...

Hye all. I hope you all still remember me. Just sharing my update so far. I have found a buyer for my current house, yeay!! So I could topup my current budget.

Got a profit (but not too much) for around RM 100,000 from the selling of the current house. The lawyer just called me to sign an SPA next week, after the buyer sign it.

My plan after this, MIGHT to find a rental house, I think it would be M-Residence 2. Surveyed around M-Residence 1, but not too keen of it because my preference is strata.

I will start hunting to buy a house after settling down moving to a new rental house. My choices to buy after this...

- I am not sure the nearest project, M-Panora (by Mah Sing Group) already fully sold out or not.

- There's another one, Amaya @ Acacia Park (BTP, by Low Yat Group)

I need a suggestion and advice here, if you are on my shoes... Which one?

- M-Panora (by Mah Sing Group)

OR

- Amaya @ Acacia Park (BTP, by Low Yat Group)

OR is there anywhere somewhere else? Northern of Klang Valley, please.

p/s: If subsales, I would go to M-Residence 2 (Mah Sing) or Graham, Eco Grandeur - Puncak Alam.

This post has been edited by M_Shahrul: Mar 5 2025, 02:49 PM

so you end up in rawang as i predicted earlier. its no brainer isn't it.

I ended up listing my Gamuda unit on Mudah for sale / rent. I guess strata life is not suitable for me cause I prefer more freedom lol. If you want to view my unit let me know. I also did another loan for a unit at Bdr Seri Coalfield.

Do you mind to share, which TYPE of your Gamuda and Bandar Seri Coalfield house?

Is it Jardine type, in BSC? I am just guessing though.

Can you PM me too, your Gamuda link in Mudah? Thanks mate.

I saw an advert for Gamuda, roughly around a million, right? Haha!! Nice place around PLUS Highway.

But hey, Tan & Tan project in Kundang is not bad though.

UGPM with my contact number.

My unit in BSC is Banyan 1, sub-sale unit Semi-D Double Storey. I have to purchase that unit is mainly because I prefer non-stratafied environment and bigger unit to take care of my parents near future.

My unit in Gamuda Gardens is Illaria, double storey terraced house selling for 680k (negotiable). Not forcing selling you anything, but if you are interested to see the house and environment, do let me know. I could give you a tour so that you're able to see the build quality, environment, amenities of a stratafied environment.

Tks.

Hi Shahrul, I'm also looking for landed property similar to the areas. May I know which projects you've check out so far and yay/nay?