Boss, you are right.
My concentration is mainly at the southern of KV and northern is not my fort. Only certain township towards the north capture my attention.
If you seen my post, I normally won't comment anything unless I have done my homework and data crouching. Also I have limited time and resources, so I can't cover every township. Of course Coalfield, Kubdang or GG are notable township and worth mentioning but as I said, just can't cover all of them.

Yes, Elmina master plan has those but the most notable one is the mall and industrial lots. For the mall, it remains to be seen if SDP can pull it off to make it a happening place. I believe it is doable as there is no decent size mall nearby but need to exercise caution as sdp track record in recent years for commercial is not exactly excellent. If you look at Bukit Jelutong (BJ) commi, they aren't doing very well. Good enough for basic needs but when one needs something more, one has to travel further. Fair enough BJ was not develop by SDP but mall development is no walk in the park.

The industrial lots are also a concern. Having an industrial plot so far away from the air/freight port might not make much sense.

It's good to analyze the master plan and note what's being plan but it is also important to see if it makes sense and what being planned will complement, enhance and sustainable for the township purpose and direction.

Coming back to the purpose of this thread, capital appreciation for landed in the next 10 years or so, as I said, I'll aim for capital preservation instead.

Bosses,
I'm not saying Elmina is not good.
I'm just highlighting the possibility it might not achieve what the thread starter wanted in terms of capital appreciation. Using Bukit Jelutong and Denai Alam as a guide, the appreciation feel rather stagnant if you refer to Napic report for 1st half of 2022. However, it doesn't mean there is no appreciation. If the TS or bosses here expect the psf to hit RN1kpsf in 10 years time, then it's very unlikely but a modest rate might be achievable. It's about expectation of your ROI which different individuals will have different ROI expectations. That's why I moved away from appreciation to say it is better to look at capital preservation in line with inflation rate. This is a more define level where everyone can relate to and if the increase goes above the inflation rate, then it's extra.

In regards to catalyst, the ECRL in Puncak Alam, if I am not mistaken, it is a passenger only station (please double check, I vaguely remember seeing this at a website report) which means it lack the goods handling capabilities at the station.

In terms of air freight, it doesn't help much as air freight cost is extremely high. Of course it also depends on type of goods, hence the industrial lots could be for niche market. It really difficult to say what is the outcome of the industrial lots but in terms of location far away from main port, I would say it is at a disadvantage. Unless prices are attractive and compensating factors can mitigate the distance issue. There will still be buyers as some might be find it appealing if there base of operation is around that area. Many factors to consider when looking at industrial lots.

Schools are important and boost the place up. Especially Chinese school but it does take time especially where the initial teachers are coming from and for the school to establish itself. Other township also have schools, even better schools and their houses price could be more attractive, potential buyers or the market will compare and evaluate.

As I said, it's good but you have to see your entry price and compare vis a vis with other township nearby.

Looking at it has schools, highway, industrial lots, malls etc in silo without comparison is not a good way to arrive at a conclusion. You have to make comparison and manage your expectations.

Hope bosses find the above sharing from a toilets cleaner helpful.

Have to start washing toilets, almost 9.00am