hi all expert

i m a noob in buying a property, but currently thinking of getting 1, i m living in pj area and this newly developed conco looks kinda attractive from my point of view.
so hope to get information bout the condo from all the property expert here.

any expert here got some information to share bout the condo ? the pro and cons?

thanks alot

how much lah? subsale or from developer?

Ken 3... you've been looking from afar right?
have you tried going nearer?
it's built in between 2 low cost apartments

also... don't ask here... if you are just staying in PJ, move your lazy a$$ to their sales office/show room, you get more facts than speculation there

no offense, just kidding about your a$$

first of all how do u know i have not been their sales office yet?
second, do u 100% trust all the words from the seller?

Pls mind ur words, if u dont have any good constructive info to share here, move ur A$$ to other thread and spam there. no offence too, but feel like kicking ur stupid A$$

SS2 still got land for new development? Where is it near? I didnt notice.

wenloong78,

think Kenji was just trying to say that Ken 3's location is just..........terrible. A lot of ppl was conned into thinking that Ken 3's loation is the same as Ken2.

i don't and i don't care

"so hope to get information bout the condo from all the property expert here"
the above phrase from your first post sounds to me like you've just been admiring it from a distance, correct me if i'm wrong
also... you didn't provide unit size and price, which is the very basic requirement in property, regardless you are buying or not... correct me if i'm wrong again

i've been doing some light research on that area since mid 2006 because i have a condo around SS2 as well... and though i've not been to the sales office myself, having drove there and seen the condo is a real turn off because the low cost apartments are really close to Ken 3... you can also drop by myrealestate.net.my and see what the Ken 3 buyers are chatting about...

ken 3 is now officially going to be surrounded with low-cost developments from 3 sides, and only their front exit is facing a decent housing area. there's a new development at the back of ken 3, likely to be low-cost shop lots.

the distance between ken 3 and these developments are a stone's throw away, there'll always be security problems. although the price is relatively cheap compared to other ken developments, i personally do not think this is a good place to stay or invest. if you're thinking of staying, please bear in mind you will be living with foreign labours in your neighbourhood, there were already rumours and news on security concerns of ken 3. for investment wise, current owners are trying to rent out at rm1.4-1.5k, although i am not sure what unit, but the price is likely to deter house seekers because i can get a 5-room semi-d near that area at the same rental rate.

i believe ken 3 is really in a bad location compared to other condos nearby. and i can say that because i have friends staying in the low-cost flats beside that condo, having been there, i think it's sufficient to give be a negative feeling on ken 3.

well, advice for anyone who REALLY love KEN3, spare some money to buy higher floor ,at least few floors higher than the neighbour flats....

i hav seen aprtment penthouse unit still facing flats when open windows, so , KEN3 is still not the worst yet, LOL

Anyone know what is the development coming up between Ken 3 and the Section 19 houses or new Paris Restaurant. They have cleared a huge piece of land there and there seems to be some piling work being initiatied.

Cheers

fy

that area will be congested later on. and the fengshui there is not good. very high density area with alot of people staying there.

too high density area property wont go up. diversion of road is bad there

viewed a unit in Ken3 a week ago, lower floor n d owner try to sell at 288K, crazy....

going to view another unit tomoro morning, higher floor, 270K.

Think its Ameera residence

>300K....

lol bro if you are going for investment Ken3 is a very bad choice besides the low cost apartment beside it can give way better yield

wow ur Ameera so cheap? iirc it's around 500k

ken3 facing pool unit , 1200sqft asking for 330K, 3parking lot, free 4 aircond units. level6

facing both wing, level 22, nice view even if both side condo is up, 1057sqft, rm298K.

why level 22 is 30k cheaper than level 6? due to carparks?

Often pool view will demand higher price (same floor)
Maybe the side view not in demand as it is facing the lowcost?

side view u need to buy higher than 10floors and it is smaller size, 3rd room is too small. pool view 1200sqft will hav a nice view except low level , may be just above the flats level. another one is also 1200sqft, but facing the back, 308K.

i dont think ken 3 is worth the buy. It is so damn cramp...not even a proper pathway for residents to go for a short walk. Walkin through the car park to get to the lift lobby? the swimming pool is so small...i think it will be too small to even fit in 10 ppl at the same time. There is a construction for lowrise shops going on next to it and for the next 2-3 years? Bear with the sound and dust....At the same time, the view is nothing but roofs of the terrace houses.

With that price, you can get somewhere else alot better. Also, the unit is totally an empty unit without built in points for air conds, no kitchen cabinet etc. One probably need to fork out additional >5k to do up all these. not sure how much a fully furnished unit will cost but as someone that already getting used to buying condos, it is a definitely no no for me. Appreciation wont be much..from this time onwards, even the current buyers having difficulties letting go of their units. Too hard to justify with this price and facilities (no tennis courts), small gym, small pool with no wading pool etc.

This post has been edited by saintcute: Apr 16 2008, 01:38 PM

So where is a better place to buy for investment?

Yes i'm agree with yours comment.

i actually love the design of KEN 3.. can i know approximately how much for one unit eh?
btw... it's true that the location is not so good as it was built between the low cost flats and i went there once and saw the low cost flats were actually filthy dirty because the residents there are throwing the rubbish everywhere around the condo

those low cost flats is really a sore sight. but that area is really booming with high rise condos now.

will go check it out during one of the weekdays morning. wanted to see how is the traffic condition like during morning rush hours.

don't think about it.. its management is suck.. some old-looked access cards will be given if u're the unlucky one and it gt damaged really really soon~ and u gt pay for repair.. what the coconut!!!

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Added on May 7, 2010, 11:14 pmsecurity wont provide u a safeguard.. bt they'll clamp ur car when it happened to be their fault.. as visitors who may be ur friends follow exactly what the guard's instruction will end up being clamped in the visitor parking lot.. sound cool uh?!

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Added on May 7, 2010, 11:15 pmand a stranger can definitely sneak in easily as they dont check.. all they will do is putting trouble on u... nice uh.. KEN 3..

This post has been edited by yseng1989: May 7 2010, 11:15 PM

all units sold / rent out? hardly find ppl advertise Ken 3 lots / rooms

All units sold of course, at the pricing (RM180k) and the location. It is also very easy to rent out so most owners do not need to advertise.

You mean the initial price was 180k? what about the price now bro?

I used to go there before, the parking lots are alot empty but couldn't manage to find any empty units / rooms. Looking for one

Access card sticker can be changed FOC, never had it damaged and I have 6 different cards handled by different tenants for past 2 yrs.

About clamping, it happend twice to my propective tenant but we manage to get the guard to unclamp without any fine. I would rather have strict parking policies then haphazard.

Agree that the facilities are nothing to shout about and the maintainece is not fantastic but keep in mind this is a low cost condo, it was below RM180k during launch when Ken2 was launched @ RM250k. U cannot compare Ken3 with Ameera or MK as they are of different range. Where else can u find a sub-RM200k freehold condo in PJ area?

Anyway do PM me if u r looking to release ur unit as I'm in need of +ve cashflow

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Added on November 3, 2010, 11:48 amInitial launching price was RM160k without carpark (additional RM18k). Currently asking price of RM380k (dunno whether realistic or just testing market)

I assume u went during the week-end or office hours coz at one time the carpark was full and tenant looking to rent carparks for RM150 to RM180 per mth.

The tenant pool r mostly students and young ppl from outstation. Most week-ends the place is very quite as many of the tenants 'balik kampung'

This post has been edited by rakyat: Nov 3 2010, 11:53 AM

How about ken 2? The price now rm630k to rm680k for 1565sqf quoted by agent. Recently see a unit price at rm630k for 1565sqf empty unit, high floor, 2 carparks. Anyone here know the rental there?

This post has been edited by straw: Nov 3 2010, 03:46 PM

630k? wow

Hi,

I am interested in Ken 3 for own stay.
Are the units mostly owner occupied or rented out?
How's the maintenance and upkeep of the condo?
How's the environment particularly the surroundings as it's "sandwiched" by two low cost flats? Is it noisy?
From what I can see, the flats look ok but any idea about the tenants' profile of the flats?

Please share your experience if you are staying here or have stayed before.

Thanks in advance!

people were selling their condo bcos there were leaking in the condo and crack at the wall due to bad workmanship by the developer or subcon.

ken1, ken2,ken3 were found with water leaking from the toilet and many repairing works to be done. fix already come back again

This post has been edited by lowyat888: Apr 5 2011, 11:48 AM

Thanks for the feedback.

Where did u hear about these leaks? Are u saying all the Ken condos from 1,2 and 3 have these problems?

yes even a friend & relatives of mind have been fixing leaks. leaks is a main problem especially from the toilet for condo. quickly repair and sell off

even izen II condo monte kiara also have alot of leakage, a relative quick repair and sold it off. HEADACHE

all recent new condo ,workmanship and product quality is poor. leaks and wall crack will be seen in a few years time.

This post has been edited by lowyat888: Apr 5 2011, 07:06 PM

Any fire sale since partition wall in front of the Ken Damansara 3 has collapsed 10m into nearby Sungai Penchala? To make the matter worse, rebuilding and strengthening the river bank is still in the midst of discussion between MBPJ, PJ major and Selangor Economic Planning Council.

Ken 3 collapsed partition wall

Haha...no so fast yet....maybe 2-3 later lah......

but the question is if the price drop until 250k....do you dare to sapu?

Look at the pic....really very serious, if the MBPJ not take action immediately and continually heavy rain few more day.....there is possibility the Condominium will collapse....

Even the MBPJ/Developer settle the issue......do you think still safe to stay.......

god bless ken 3

last time almost bought the 7th floor unit at 300k, somehow gt ppl faster than me.....that time think i am so bad luck, now feel myself quite lucky...

sandwich btwn low cost n did u read paper?

retaining wall next to the penchala drain collapsed

This post has been edited by Fei Kei: May 27 2011, 01:34 AM

Went to deliver few Ps3 games to my customer ~ws~. Quite convenient, just sitted right beside SS2 Mall. Many escape routes. Frontage looks nice. It was at night anyway. Took short cuts via section 17 to this place. Not bad!

After reading so many negatives about Ken 3, I did a quick search in iProperty, and the units are selling between RM4xxk and RM6xxk. Why so expensive? The buyers sure regret?

Security wise not bad ... .With the touch card system on the guard door and also lift. As for lift your card only can access floor LG2 till 3A and your floor only ... other floor don't think about it. As for the flat is no issue as long as u purchase the higher floor. Now's day where u can get a freehold condo in SS2 less then 500K ... is a long term investment ...
Just an opinion ...

dunno this news can help u all decide or not

http://thestar.com.my/metro/story.asp?file...690&sec=central

if it's really that bad, how come the price is keep going up

well, this collapse just happend recently...let see the price still can maintain such high in future or not..i belive sure will drop to 300k level if there is no any significant action taken on this collapse...imagine potential buyers lok at this collapse wall, still interested to buy a???

Sorry, I didnt know about the collapse news until u point it out now

if one just paid deposit, must be very stressful...

If the issue of partition wall don't get resolved sure buyers will regret lo. I read sinchew central, one of the family resident there said they are quite scared to stay there now, they will also sent their children back to hometown during school holidays as quite scared to let their children alone in the house as they are away to work. Some even have move out and not dare to go back home during rainy day. However goverment has sent "land expert" to inspect the situation, he said still got safe distance between collapsed partition and the building so the the building is not in danger now. The resident and expert has different opinion.

If you can read chinese

http://mykampung.sinchew.com.my/node/142903?tid=6

Jz redraw immediately.....for me life more important than everything.....today maybe i lost 40k .....1 year later i can earn back the money....

If for the life...... ......life cannot take 2.....all brothers

My friend stay there (owner).....her father jz call her move out immediately.....rent a house outside....once again...she come from rich familylah....life more important than every thing.

For soil erosion, it will repeat over and over again - no end one.....who want to "Catch a cheap chicken" please prepare take a high risk on it.

well, i think the project should not been approved since the distance is so near to the river...but somehow this project aporved by so called expert.......who can confirmthe river water is not seep into the land under the building oledy...

Who said dun have....jasmine tower oso less than 500k......

yalo, casa damansara 1, casa damansara 2, ken 1 , ken 2 , ken 3 all less than 500k...

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Added on May 27, 2011, 12:13 pmhonestly la, if i gt budget 400k-500k, i rather go to buy the old well maintain condo at mont kiara.........built by sunrise, on strong ground land....nearer to kl city center, better environment........

This post has been edited by doomdoom: May 27 2011, 12:14 PM

他表示，由於泥土傾瀉處和公寓之間擁有一定的距離，目前不會危及公寓的結構安全。

he said "now" not dangerous, how about "later" neh...

靈市SS2區“KEN3”豪華公寓河堤崩塌情況進一步惡化.

since when Ken 3 is luxury condo?

not only ken 3 condo is affected, those condo along the river as well like amera, jasmine tower, 5 stones condo.

see i property, yesterday and today also no ppl sell

a friend of mine staying there, she told me paper just exaggerate it

do you see yesterday thestar metro paper, half of the road in the condo collapsed to the river

people are living in fear now according to thestar..

I wonder how well she sleep's at night. OR how quickly she's trying to list her unit for sale. OR what her compensation package is like.

A friend who is familiar with the area also told me he didn't think it was such a serious situation, apparently, the main issue is who's responsibilty and obligations to fix things up.

Actually, he is eyeing Ameera subsale but currently beyond his budget. I told him that hopefully, the incident might enable him to secure a unit within his budget now......

human being is like this , its more on malaysian attitude ..

in their mind is :
- its not danger until it fall ... or half fall ..
- its not bubble until its burst ...

i dont wish to see another building fall due to raining season ..

ken 3 left right all tall building. one side got low cost apartment.

i know the security guard is very rude de....lift slow and small. Once visited a friend, waited more than 15 mins. it was after 9pm. whole lift full of people.. squezzzzzzzeeeee and that time i remember the lift no air-con.

but location is good!

ya, only 2 lifts to serve 12 nits per floor, and total gt 22 floors...really not enuf...

everyone applies a look and see attitude in regards to this. 3rd world mentality at play yet again. ken will wait for state council to responsible to fix while council wait for ken to fix, whilst both wait for each other, situation continues to deteriorate with water sifting in and eroding bit by bit.

in the end? neither ken nor state council loses as everyone else watches. up to a critical point, some last minute low cost solution will be applied and the same problem will happen not long after that. rinse and repeat

when situation seems repetative then investors/owners start to real worry

This post has been edited by ebackbone: May 27 2011, 07:07 PM

hehe... you're 101% mysian alright. that is 99% product of 22 yrs of madhaderism - profits for the cronies come first.

i think the damage is done in Ken 3 pricing and residents psycology.
Investor who buy into this unit will look into the collapse issue happening again after it fix.
The residents is fear everytime it is raining season.

I think the price for this property is only one way down or maintain.

The issue is not murder or suicide jumping, it can be a potential permanent damage to the structure of the building or never ending repair & fix, finger pointing and how about if some tenants bring the case to the court.

I would say the nightmare just started.

No way the price will stay, it has been inflated from 180k to 460k for the same unit, for those investor, it is better to take a 20% discount off the current price (still with much profit on hand) to get rid of this ASAP and put the money in a safer basket.



This post has been edited by KLsooner: May 28 2011, 11:03 AM

but the problem is, even with 20-30% discount, i wonder will have ppl dare to buy or not....

why you so happy, people are having a disaster, some are their lifetime saving..

yalo, this is a sad news actually, eventhough u feel not sad on it, but at least dun act like so happy. some ppl put their life saving just to wish to hv a nice place to stay...i almost bought a unit there 2 years ago...hope this issue can be resolve permenantly becoz ken 3 is really nice place ot live...

wow the price goes up to 550k for 1057sqft, someone is trying to take opportunity of Ken 3 under the media spot light now.

For those who put a life saving into this property, sell now with discounted price, a 50% off at 270k still got profit.

I have no interest in ken3 but i personally feel the developer / related parties should work together and fix up the defects. Though the units had been completed and handed over, I still feel there should be still some degree of moral obligations to the owner

That's why, I suppose these days, ppl are willing to pay a premium price to reputable and responsible developers.....

Wow..soil movement should be taken seriously..who knows it might affect the foundation? Highland towers collapsed because of unnoticed underground soil movemont after heavy rain..

hey guys, i think misunderstood my meaning,
i clap mean i agreed to the statement... not felt happy to this news...
of course no one hope these things will happen to their homeland...including me..
sorry if misleading anythings,,,

visited the site, looked worse than pictures in papers. its very disturbing to know that authorities are not taking matters seriously while residents are
praying there's no downpour until partition wall is re-erect. wonder how did the partition wall gave way in the first place & will it reoccur again after remedial?

I almost want to buy a 15th floor unit from a friend 3 years ago, but decided not to as I don't think I can afford the instalment then. Now I feel lucky that I did not buy it.

soil movement is dangerous in the near future whereas heavy raining even make it worst.

better not stay there bcos it is a bad sign already, but alot of people dont care

This post has been edited by lowyat888: May 29 2011, 07:49 PM

wait till shit happens then only ppl will regret. By that time is too late....

was surprised that ken (the developer) share price didn't stumble at all.
ken has been in the news lately trying to project the image of a green developer. it surprises me that it was reported in the paper that they were not willing to repair the wall.
personally, i think it will be a responsibility of all authority (mppj), developer and most importantly the consultants.
developer is basically the financier of the porject. they don't know nuts about technical issues. it should be consultants and the approving authorities to take the rap for it. in malaysia, usually people go after the developer due to the perception that developer have deep pockets. but try this in singapore or develop countries and the architect/c&s engineers should be in court now.

as for ken3 prices. some will start selling and some will take opprtunity to buy it. so in the end, the price should maintain.

just my 2 rupiah

I talk to a ex-employee of KEN. The site where KEN3 is built actually belong to the lowcost flats. It was meant to be their recreation land ie. badminton/ basketball courts, children playground etc.
The boss of Ken Bhd. bribed the authorities and acquired the land and turn it into condominiums.
Now this greedy bastardo just want to cuci tangan and dont want to take responsibility. I suggest the residents to go and demo in front of his office.

btw. the MD of KEN(his name is KEN) n his fat son r both CIVIL ENGINEERS.

This post has been edited by Fei Kei: May 30 2011, 08:44 AM

woah they earn money and now is like non of their business

tis is the greedy bastardo "KEN green campaign" facebook.

http://www.facebook.com/KEN.Greenbook

Hope everyone who read this post some comments...

You got a point there..but whatever it is the developer should bear the cost..who knows their C&S or geotech consultant already highlightedd the issue beforehand and they choose to ignore? Anyway personally I think it is unethical for an engineer to approve a development for the sake of money when he think there might be a problem with the design..

If legal action were to be taken, it would be like this..

Buyers sue developer-->Developer sue the C&S/Geotech cosultan-->let the court decide..

Just my two riyal..

you are right.
but in the end, the rakyat loses.
in developed countries, people look up to authorities to scrutinise the submissions. in malaysia, it's just a case of procedures. if you go to the authorities now, chances are they will say "itu ken 3 punya projek ah? sudah manyak lama oi! tak dapat trace dalam sistem lah. fail fail semua pun dah hilang. sori yer..."

PS: professional indemnity insurance covers only about max of rm1mil payout. hardly enough to do anything. just to cover consultants' asses.
in the end, developer should pay for it too at their own expense.

Most insurance company in Malaysia are not willing to cover PI for bulding consultant because of their substandard work..the risk of covering them is just too high..

after sales no service already. dont care where the collapse/landslide $$ untung already

This post has been edited by lowyat888: May 30 2011, 03:59 PM

nothing surprising, behind great wealth is a great crime!

normal

am still studying a unit there to purchase... asked around residents, MBPJ director of engineering said they will start repairs within the next few days. hopefully all goes good!

hope it wont rain so heavy or else the things will happened again

heavy 1-hour downpour this morning @ 7am, hope no further erosion.

gt anyone post the picture of the collapse wall?...near distance ..see how serious is it...

my fren tell me that the basement beam got serious crack (look like break into 2 piece) few yeas ago. dont know he engineer how to rectify it

do this one can happen at PJ SS2? Takut...lah...


Attached File(s)
 Building_Collapse.pdf ( 1.11mb ) Number of downloads: 197

better move out from there asap, even if 1 percent chance it might fall...

Looking at the distress caused by recent incident, I have decided to do my philantropic part by reliefing up to 3 owners of Ken3.

My initial offer is RM350k for a basic unit, will pay extra depending of condition of unit & extra fittings or extra carpark (up to RM420k???)

Kindly pm me for a week-end viewing and discussion on pricing

Hurry up!!! Offer no longer valid if the building collapse

This post has been edited by rakyat: Jun 2 2011, 01:46 PM

Schadenfreude going on? I'm living along the same river as well. Hope all goes well. Wonder if JPS/MBPJ started work already, will go later today to take pics.