I wonder anyone has made any comparison of this with HCK Group that took over Remix 1 & 2 from Mammoth? While not a tod development, it's proximity, the setting up of a higher education center within the development itself and with Kumpool serving the last mile to LRT station, it present a viable alternative.

What can this development by SDP bring to differentiate itself from the others and also within it own development as there are still land next to it. Anyone seen the latest master plan?

And if Sunway do launch their own development, this will just add on the supply and all products are very similar i.e. targeting students. Can the market absorb all the supply while maintaining prices?

Bear in mind we are not talking about 1k or 2k units available. If we combine HCK, SDP and Sunway developments, the supply could reach 5k to 6k units, conservative estimation. Don't forget the existing supply.
Even without Sunway jumping in, the ones in the pipeline is already quite substantial.

So, a USP that standout and meet the market demand is very critical in this highly competitive environment.

While the direct connection or close proximity to the station might be an advantage it doesn't guarantee success. Look at Rhythm Avenue in USJ 19. It's just next to the station but it's value didn't appreciate despite that.
Compare it to Main Place, which isn't near any station and a good 500m away from any station, it's doing okay. Not fantastic but at least holding it's value.

It's a double edge sword being close to a station. While it provide an alternative mode of transportation and convenient, it also create more noise, traffic, reduced privacy, security, high density etc
It's pros and cons need to be evaluated objectively rather than just looking at its direct link to station. There are similar development with such feature and it doesn't guarantee value.

Last mile connection like Kumpool is gaining popularity among students. I understand Taylor students use it's service quite extensively and the app managing it's service from booking and tracking the vehicle is quite good. Not perfect and has it issues, which hopefully will be improve over time.

Be wary of the hype generated by developer. Keep ur head level and do your due diligence. Look at the data and the competition, at least you know what you are getting into.

By analysing the market price in the surrounding area, you'll know what is the entry price to go in and what's the price you'll avoid. Developer does something similar when pricing their product but they take into account a whole lot more variables.

And also note the land title. Likely this will be converted from industrial to commercial title, meaning utilities rate will be higher. Of course owners can apply to convert it to residential but note the word "apply"....ya

Happy hunting ...

Boss,
I'm trying to highlight don't just look at 1 feature like the direct link bcos there are compensating option/solution. It may not be perfect but there is an alternative. So don't need to put too much weight on it.

Just to share another example on over emphasis on 1 feature. Many moons ago, many of us (myself included) bought properties in Semenyih land. The need for an affordable landed of reasonable size from an established developer was the driving force. All other points was secondary, like the distance from place of work or CBD.
However, upon VP and upon trying it out, we soon realize that despite getting the property we wanted, the cost was extremely high and tiring. Both physically and mentally and not only on ourselves but also our family.

Needless to say, plans had to be revised and the investment wasn't as rosy as it was thought to be.

While this is just a shared experience from a few and is not representative of the market or the general buyers, the point is, we must do our homework with a level and clear head and not be too influence by hype created by developer. Be prepare to fail in your choices and just make sure you don't have to visit the 18th floor.

As my boss use to say, got pros sure got cons....ya

Happy hunting....ya

Boss,
For pricing, in recent years SDP have been known not to leave much on the table for their buyers.
Maybe bits and pieces of bones might have.

However, some still prefer them, maybe due to different buyers have different expectations.

Friendly advise Boss,
Leave affordable units to those who deserve it.
Don't touch....la
Make money with open market units.

Boss,
How much is the maintenance fee?
Take note commi title...ya

With that psf, cheapest will be around 600k and largest 950k, give or take 5% variation.
Fully furnished option is preferred as you can immediately rent out upon VP. No need wait for renovation process.

Majority of the immediate demand will most probably come from existing tenant of nearby condo as the market will need time to absorb the supply coming from other development such as Alora, Serasi, Pinnacle, Teja etc. With current rental rate of nearby condo around 1.5k to 2.5k (estimate) I don't think break even is possible with 90% loan after taking into account maintenance fee.

Those looking to top up a bit and hope for rental rate increase in future, have to factor in future supply from the same plot of land, competition from existing condo and other developments.

Those hoping for capital appreciation, highly unlikely unless the landed in USJ all experience a very very significant appreciation. Currently you can get a DSLH in USJ 13 which has a LRT station next to it for around 630k to 720k (end lot).

Buying new may be cheap but if you don't have an exit strategy, you are stuck with it and paying every month for many years without much appreciation. Don't forget the opportunity cost....ya. You can only adopt this strategy of toping up the installment if you know at the end of the day you can realized ur investment with a significant capital appreciation.

Meditate on this, you must...
Lot 15 price and the subsequent ones, a trend not to be forgiven so soon...


This post has been edited by Longshot: Sep 19 2023, 01:49 PM

Boss,
Is the ramp design at the gallery? Any pictures?
I don't think it's possible to build an elevated ramp from Mydin to kewajipan bcos between them is the LRT track in front of Damen and BRT track next the Decathlon.

Across Mydin is Sunway warehouse, so only way for the elevated ramp to go is towards USJ One Residence which I'm pretty sure will meet a lot of objections.

Well, let's see how this ramp will be constructed if it's in the master plan. Getting approval will be a challenge.

Have you seen the master plan for the entire development?
Seems sdp is not revealing much unlike PH Sentral master plan.

Thanks for sharing.
Hear about this news but as I said, i don't think it's feasible.
The distance from Mydin to the intersection in front of Damen is short (about 500m to 600m) and you have 2 tracks to go over, the gradient will be very high and construction of the support beams near the tracks is dangerous with possible soil movement that might weakened the existing beams for the tracks.

Anyway, I could and most likely be wrong.

Work on the elevated ramp supposed to have started late last year but haven't seen any progress until today.

Sometimes SA will tell you a lot of nice plans but we have to evaluate it ourselves and take it with a pinch of salt.

We are still waiting for the Govt clinic to be build near SJK © Chee Wen.....

You mean it's hearsay from SA that it's approved?

Can you describe the plan?

I see if i got the time to drop by and check next weekend.

OMG... Another 6 service apartment....

No wonder they need to build the flyover to ease traffic but even with the flyover, i doubt it can ease the traffic congestion once all those units are up.

I'm again disappointed with SDP.
If I recall correctly, the total land size is around 30 acres.

Building so many more apartments and a mall just doesn't make sense for the township. Make sense for their immediate profitability, but in the long run will hurt them more.

6 more apartments block will mean about 5k to 6k units excluding Hype bringing the total close to 7k units. Then there is SJCC located not too far away, adding even more units into the market in the next 5 to 10 years, depending on frequency of launch. Flooding the market with so many units will keep prices depressed for a long time, hurting investors and turning them away from their products in other areas. Don't forget existing project in development now like Edumetro that will VP in the coming years. There are bound to be some that will fail and it will just bring down the entire township image. No one win when this happens.

Another mall, is it necessary? We have Sunway Pyramid, Summit, Damen, USJ 19 Rythem Avenue and Main Place, still need another 1? Some of these malls are dying or is already dead.

Is this what the township need? More dead mall?

The flyover I suspect is part of the traffic diversion requirement impose by the authority since sdp is building so many units there. The roads already can barely cope with the current population, introducing another 6k to 7k units, tod development or not, will just create a nightmare of jams along the entire Persiaran Kewajipan. What kind of quality living as master developer are they giving?

USJ will truly live up to its name, Ultra Super Jam

There are alot of other things that can be build instead of just another rows and rows of highrise towers.

I'm aware of that.
Hence I keep advocating buyers to do your due diligence and not be influenced by the Hype created, either by the developer or by some ....

With the master plan known, some pictures shared by pooh88 boss, other development announced or launched, psf of existing supply and rental rate etc, buyers can make more informed decision and hopefully understand the odds against them and the risk they are taking.

Buyers can then response to the developer plans and send a signal to them that they are informed buyers and won't simply buy whatever is dish out by developer.

Want to make money from buyers, make developers work hard for it just like our bosses crack the wipe on us toilets cleaners.

Remember when Lot 15 was launch? What was the psf?
Then came Aurora and what was it's psf
And recently Teja

There are lessons to be learned from these launches...

bigman boss already replied you

Congestion during construction stage is unavoidable.
However, if it brings benefits in the long run, ppl can still accept it but that's not the case here. So ppl suffer during the construction stage and continue to suffer after it

If you notice in the comments section in the article, someone is not in favor of this.

This post has been edited by Longshot: Sep 24 2023, 01:56 PM

Boss,
Why don't understand...leh
You say one...mah
End of the day sdp prioritize kpi and profitability.

Build higher with more storey for a car park building will cost more and they are not selling car park but selling service apartment. Moreover you might get units facing car park building which at this price who will buy? If can't sell these units, developer have to bear and eat into their profits...mah

Build on top of carpark block is expensive as piling need more work and stronger but use less land which means you get alot of open spaces for Hype which sit on around 3.5 acres of land.
Open spaces can mean more facilities to fill up, higher cost and higher maintenance fee.

So build a separate car park block, keep it low, throw some facilities on top of it and taaadaa....

Seriously, if sdp wanted to do better, they definitely could...

This post has been edited by Longshot: Sep 25 2023, 08:15 PM

Aiyo....most ppl are not sdp.... mah
Don't bring down their name....la

The surprise is the next launch after Hype has a lower psf compare to Hype.... or maybe that's to be expected

This post has been edited by Longshot: Sep 26 2023, 09:28 AM

They demolish the pedestrian bridge...😳😳😳

Mbsj sacrifice safety to ease the traffic congestion that will be made worse by a developer launching more units there.

What kind of local council we have that priorities developer interest over the safety of residents ? There are students staying in Damen that use the bridge to cross over to the brt station to go to Sunway for classes and come back to Damen on a daily basis.

Maybe Subang Jaya residents need to bring this up to Michelle and Wong Chen... obviously the council doesn't care.

Boss,
Read my last sentence.

And I just notice the flyover is build under the LRT line 🙈
I wonder how those lorry containers going into Sunway warehouse going to pass thru?
Even buses or those tall SUV it might be very tight.

Really, this is crazy.

Why concern about the jam?
Isn't the close proximity to LRT station and brt station will resolve that? At least that what the Hype is about 😝

The mere fact that they have to build that ridiculous ramp already contradict the expected higher usage of the public transport system.

Beside the jam, I think investors should be more worry about the 3 lelong units at Edumetro shared by askarperang boss.
It's could give another insight or preview of what could be coming and look at the price.

Investors do your DD....ya

Sdp use The Force....mah