Hello,

I love reading this forum so I thought it would be a great place to get feedback.

Although I am aware of many other areas which are more promising (within 30 minutes of city center), I am very partial to Subang properties(esp. ss14/15/19) due to the township it offers and Hartamas due to its location and 'happening' factor. Also, I believe both areas have yet to reach its potential value in terms of $$$.

Landed properties(bungalows and semi-d's-dont like links as noise travels so well... Ahem. Privacy issues u understand.) are my favourite choices for possible long term investments (capital gain...) but with the surge of young professionals -20's-30's- opting to rent apartments or condominiums along with middle aged group vying to purchase their own properties (what with so many banks offering loans...) and the increasing choices coming up everywhere one has to question if the long term holding of properties in the area will be worth it especially if the homes will be untenanted due to difficulty finding interested renters during the course of ownership? How is the market for rental landed homes?

Apartments and Condominiums are very convenient what with the security and amenities offered but I have to ponder of the likelihood of finding tenants again if they are spoilt for choice in various parts in and around the city center? Another issue about apartments and condos which scare me is the possibility of having bad neighbours who will spoil the building in general making it undesirable I know it is less likely with middle-high range but still... you never know? Not to mention appreciation for non-landed properties seem to lag in comparison to landed properties.

Aihs...

Personally, I have no doubt any property bought within 1 hours commute of the city will appreciate (look at any other country in the world mah...) but like I mentioned above the question remains is how MUCH will it appreciate and in the meantime how good is the prospective rental market in general to ensure that more than 6 months of the year (averaged out la) it will bring in passive income to cover payments(if any)?

Erm... Not looking for people to give me written in stone answers - just opinions and thoughts on subang & hartamas properties as well as the points mentioned above (prospective rental market, landed vs non-landed appreciation & capital gain, etc.)

For subang 10-20++ years landed is pretty much not much appreaciation already as the house is old and second hand buyer know they need at least 100K to just renovation the house a new. Somemore mostly subang older houses are non gated security. So it won't go high too much. Like SS2 houses even though is big but max is around 400K sellling for double terrace.

Hartamas and Mont kiara are really over crowded with condos now a days. Sales are likely to go slow. Infact it is slower now already. Because jams and density.

However Sentul and Bangsar South seem to be the hotter cake now because it is just right beside KLCC vicinity. More favourable by investor because rental to foreigner is better. The closer to KLCC, the better.

*nods* I didn't realise that about subang. Thank for pointing that out >< My friend actually mentioned subang is scary in the sense of break-in occurances... guess i forgot.

oh well.

The problem with 'the closer to klcc'(like ampang) is that it is also waaaay more expensive. Sooo scary the prices @_@ but I suppose the appreciation is also much much much more than areas further away :/ Guess I will look around sentul and bangsar areas and see if anything seems promising.

Hmmm...

look further n u can actually find good investments at less than 300k.

Mont kiara has lotsa new supply and more coming online soon. But other than the big picture, you should look at it in detail. Majority are Sunrise developments....and I can tell you that every sunrise development in Mont Kiara has risen in value every year. Sunrise has its way of at least maintaining prices of its projects. And if you notice, most new projects are for large units (>2ksf), so buyers are less likely looking for rental as it is difficult to push these units in the rental market. Most buy to stay or hold. Thus, most buyers are able to afford em......they will not be easily pushed to sell and will be unlikely to sell at any loss. Instead, I think there will be more demand for the smaller sized units. New projects are already opened at RM600/sf. Heck, even a new condo in Tmn Desa opened for RM400/sf!
Just take a look at the daily adverts on property for auctions.....how many do you see in Mon't kiara area? Quite rare.