Hi,

I read your partial view about Mont' Kiara and would like the rest of your opinion on it, especially in regards to the rental market. In my experience, the rental market is majority made up of studio/small sized to mid sized units (ie <1.5ksf). Although there are many units coming online in the next 2 years, most of these are larger units, especially the latest ie. Aman/Banyan/MK10/ etc. I believe these have a tougher time to let out as the demand for these are less. As such, the current "older" condos will likely command the rental they have been enjoying all these while. What do you think?

Also, where in MK do you think will be hotter.....the new Solaris area or the current Plaza MK area, esp with the new commercial development by YNH.

cheers,
minolta

if u say for current occupation and since ur single and also since u do plan to invest further in property and also because the amount is not alot, go for the ss16 studioi apartment.

are u talking about the two new projects next to carrefour? i think it's called saujana something and jana towers or something ... are they commercial cum residential? and are they built on commercial land? i think the land is commercial i came across the land a long time ago. Anyway residential or service apartments have higher overall rates. utilities pintu cukai etc. U see non landed properties are very subjective.

First thing i would think about is if the project will finish. Any project that jhas sold more then 65-70% within 1 year will be fine. Anything below that beware the developer might jsut close shop and run away. Unless the developer is cash rich la and can afford the holding costs and pays the contractor on time. One of the reasons for delay in projects are contractors who go bust half way. Then the developer has to look for a new developer and for them to hand over the project to the new contractor it takes 4-6 months. Also the two projects have been around for quite a while go find how many units have been sold.

Secondly the management. it is very important then check to see their strategy on their financial management. Condos are very subjective because even if u put 2 projects side by side, one will give u very good capital and rental returns and the other might not even have the strate title out yet i have even seen condo projects with temporary certificate of fitness. Alot of times it is the management that plays a factor and also the quality of the build 3 - 4 years down the line.

so since it is near by taylors and metro and sunway college, also since it is near ktm and carrefour, you will get good rentals well not as good as MY place apartments which is just right opposite taylors la .. i think they are going for about 2,500 a month for a three bed room ... but again there will only be medium to high demand for your unit. Unlike those walking distance from the colleges. But if your into capital appreciation, i'd still go for the one in usj. Nothing beats landed in capital appreciation.

Also please go for a good view. I think the two projects are built quite close to each other. go for the one furthest from carrefour.

Anyway if you could furnish me more details i could let u know more i'm not even sure if we are talking about the same projects.

Oh ya forgot to mention your investment scenario you should for a fle3xi loan where buy u can repay anytime you want. Don't be cheated by low interest rates. Flexi loans can save u more when u pay lump sums further more if you consolidate your loans with your housing loan and put in your salary into your flexi loan account you will see how lama lama jadi bukit works Most lock down periods now 5 years but i think u can still find one with 3 years. financing plays a very big part in property investment as well. you must remember with a 30yr loan, the interest paid can buy you a second house about 10% more in value.

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Added on June 12, 2008, 11:30 pmDPC is one of the more succesful ones la .. but it is still dying compared to individual units in established areas. Its just to big but again it is a fantastic project if u can afford it. Anyway it is owned by one of the richest people in malaysia the boss of SAMling a timber group in sarawak. ANd also heard that they got the land for free or it was a contra from somewhere. Correct me if i am wrong please.

Well my first property was a lux condo my dad bought for me. but has been surrendered back to the developer. It was before 97. Had a fantastic concept but i guess the timing was not right. then 97 came and the developer went in the black.

then currently i have one condo i'm staying in oug it's a lelong property i got for 140k in 2004. great place to live quiet and easily accesible but price has remain stagnant but rental in comparison to installment is great infact 1 to 1 but of course i am not renting la ... i am my own tenant. then one apartment i am renting out to MAS in Kuching and also a few acres of really cheap land i bought with a few friends in kuching it was like only 70k per acre freehold. But it's in the jungle hoping my friends fathers predictions are correct and that they will build a trunk road across our land. A main road frontage will at least give it a premium of 100%. But since the last election in 2004 nothing has happened yet. Over all my properties are not making me bundles but i feel its safe and rental is good and i am not getting overburderned by my bank loans. slow and steady i guess

And i guess my knowledge about property is from the long long car4 rides i take with my dad and mum when i was young. And them telling me everyday that property is the best property is the best. I guess it is especially land. i just love land. one good example. 1 acre near ambank klcc ... 2003 6m++ 2007 35-42m dam man ............ ARGHHH

But again its kind of a curse cause all i know is prioperty... tried other businesses but always came back to property. and it's a hard industry.

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Added on June 12, 2008, 11:30 pmYes i do. pecah meaning subdivided isit? what's the total land area? can u use google maps to show me the area? http://maps.google.com/

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Added on June 12, 2008, 11:31 pmkemuning utama is a good place. go and see paramounts project. i love it. berjaya good concept... but i never have faith in them. their track record to shabby bandar puteri has a reputable developer but i think it's to far from KL and selangor. where as kemuning is in the middle. Infact kemuning is the best choice in the middle of klang and subang jaya and kl.... it's only the properties above 700k that are dying out but the propertis 350 and below are flourishing. Fantastic landscaping and concept nearby ammenities. i think u stay in klang? Anyway go see kemuning utama by paramount i think it;'s one of the best projects in kota kemuning. kemuning may seem slow now but it will be a hit in the future and its a great place to have kids. Further more accesible to SJ in 20 mins and KL in 30-40mins and klang in 20 mins. fantastic landscaping as well. i was thinking of buying kemuning but i decided to invest in land last year. i actually qued up for 1 week but ended up not buying. i think u can get a good deal in kemuning. The best thing to do is to actually spend 4 hours each in all the areas you have mentioned drive around, walk around see how accesible it is to where u work and also to major parts of the klang valley. I've gotten a few good deals from a few investors i know but i passed because it's a little to far for me to commute to show my clients.

Unless of course u only plan to commute to klang, then bandar puteri is a good choice. stay away from berjaya. seriously bad track record and i think they are not a reputable company. u might have headaches with your land title and also your security and compound management in the future.

so nice ah buy house with GF ah ... oh yah regarding value right i don't think i can give u exact prices so i won't wing it. but go for paramount's kemuning utama project anyway if i am not wrong the units have been built and there are quite a few good deals there and also the title is out already i think people correct me if i am wrong. I love kemuning la only if i could afford to stay there.

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Added on June 12, 2008, 11:48 pmThat is the scary part ... KL area has more then 3,000 units of condos completing in the next 2 years. Now thats an oversupply. Just go back to basic supply demand and derive your own variation of the law.

Montkiara was fantastic along time ago because of the japanese and koreans in the manufacturing and shipping business. but they have all moved. Since then no major group of tenants have moved in mont kiara,. But that day my friend with a unit in mont kiara was able to rent out a 2,000ft2 unit for 10k a month to a returning korean who is now getting paid mid level exec pay in korea but living at malaysian cost of living. So he can afford it. By the way for those who don't know .. seoul's standard of living is one of the highest in the world and the most suprising part is that moscow in russia is number one. correct me if i am wrong people.

yes u are right aman banyan kiaraville and mk10 will have a hard time renting further more they cost triple what the older condos cost. The investors from 10 years ago will ahve no problem lowering their rental further more alot of investors havefully paid their properties so it is easy for themn to lower rental. But the new investors in the above mentioned projects will have a harder time accepting the fact that they are not getting rental they expect.

We must remember investor driven areas are high risk high return and timing is very important.

(forgot mention montkiara is only 35-40% owner occupied). but one of the better projects i have seen is tiffani and kiaraville. Concept is fantastic would love to live in those 2 projects. And also those 2 projects will command better rental rates in comparison to bank installments also foreigners or rich people from outstation will love living there as well. The 2 project's concept will create demand for it. By the way both are a colaboration between local developers and capitaland so we can see how experienced singaporean develoipers are at building high rises. We are so far behind.

i believe the solaris mk10 area fantastic concept only if the rentals weren't so high and also because it is accesible by those in segambut area due to the opening of the small lil bridge next to kiaraville. And also it's more exciting and retail or consumerism is always about excitement. The plaza damas just to old liaw.

The YNH area ler mmmm ... aiyah mr yu is just a china business man la ... his track record in KL has not been very good and i believe he is having a big big problem with one of the expensive pieces of land he bought in KL. For more about that please pm me io think it is suppose to be hush hush.

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Added on June 12, 2008, 11:58 pm1.errr... industry secret but the norm is properties 2m and above the owner will usally give 1% only.

2. nope that's why it is hard to survive but once u can survive it is very easy to flourish. and when u become a pro all u do is go out and play golf squeeze breasts and play mahjong thus the term

1. talk cock (during golf)

2. sing song (press breast)

3. play mahjong.


3.resort ah ......... er subjective depending on the developer. But concepts in Malaysia are just terrible .. wah the sepang gold coast .. omg i wanted to faint .. and further more malaysia attracts only 2nd grade tourists la .. for ecxample the arabs ... we are attracting the poor ones where as in singapore hongkong and thailand are attracting the richer ones. If u want to invest in resort property, karam bunai is good very very beautiful but the developer sucks at maintaining the eco system but it is by an international developement company so i believe they have the experience as well as class. also u want to invest in the PD water chalets ah?

Also properties in malaysia which are built on top[ of water are very dangerous. No proper system yet. Insurance, land title, bank financing they have not really looked into these types of properties yet.

Anyway one good place to invest in out of the country is pattaya in thailand there is a booming resort property market there. And i heard angelina and brad just bought an island off koh samui.

Sabah is a very good place for resort investments alot of taiwanese are going there to develop resort properties. Also KK has the best waterfront or beach front in comparison to penang or PD or melaka....

When u talk about resort properties always ask yourself will i want to holiday here or are there better choices? by the way PD no upkeep the place looks like a big rubbish bin. Compare it to places like rockingham in perth australia or the gold coast or even sentosa and u will see how horrible it is .

This post has been edited by looqsonline: Jun 12 2008, 11:58 PM

Hi Tang,

With current grim outlook on the economic now in Malaysia, what is the best area to buy a new house?

Cheers,
flubear

budget, to stay or investment? where do u currently live? prefer non-landed or landed? where do you work? also are u talking about Klang valley or anywhere in malaysia?

This post has been edited by looqsonline: Jun 13 2008, 12:47 AM

500,000, to stay, serdang, landed, damansara, in Klang Valley

This post has been edited by flubear: Jun 13 2008, 12:50 AM

nice ball throwing, may be u do play basketball...

i believe what those big shots fr high5 developers are bullshitting during many property investment conferences /forum that the future is bright and our property price is still damn cheap compared to other countries (same as our petrol price story....), but man, look at the population we have...hardly 26million. when 1st rm2000psf property transaction is made, they are telling us the time has come where property price get higher everyday, so, what u r looking at now , watever it is, below Rm1000psf, is cheap.

u didn't mention about puchong, not sure about ur idea. it's a big piece of land, i just started to explore it every weekend since my friend wanted to buy there, it's a complex place where u can find real nice spots n oso damn shitty projects , perhaps talam has made some shit there. perhaps extension of LRT to puchong will make it a better place , at least current residents will smile...

i think office spaces/lots trend is moving away from KL to PJ/SA/Puchong, if the move is right, then the current under construction supply will have great demand in next 2-3yrs time, tht is if malaysia didn't kill herself with petrol crisis issue. if i have a budget of 800-1000K, i would grab an office lot now. well, i didn't mention shoplot, simply bcoz i see more speculators gambling in shoplot than actual investor, just my feeling after seeing the dead taipan 1-2 at ara damansara. btw, is Oasis still alive ?

i like saujana.

i m cashing out my investment from property this yr, the rental is nice especially after the bank agree to revise my loan rate at 3rd yr of loan but....1st is bocz i won't wanto keep a leasehold too long, 2nd clean nice nett profit (100%), 3rd. competition from various surrounding condos completing in next 2yrs. i think i will start keeping some potential stocks tht had dropped too much since last feb and at all time low for the past 10yrs.

my opinion (not advice) is, for investment in the next 2-3yrs, don't stuck with new projects, u may not see it being delivered, go for subsale n rental business, when ppl can't buy, they still need a roof.

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Added on June 13, 2008, 1:08 amfor the past 4yrs, i seen too many project being launched, especially high rise high dense condo/aptments, i doubt the demand is tht great for actual tenant/owner, not investor.

thus, for condo/aptment : supply > demand in next 2-4yrs. no demand it will still sell,ppl buy to flip.

for landed /luxurious : supply meet demand, no demand it won't sell, ppl can't buy to flip.

This post has been edited by yewkhuay: Jun 13 2008, 01:11 AM

The projects next to Carrefour are Subang Avenue, e-tiara and Tiaraville. Saujana Residency and Jana Towers are further away, closer to Subang Parade. I've just paid the deposit for a subsale unit of Tiaraville, the one furthest from Carrefour and closest to Mesiniaga. Managed to secure a unit with pool view and good number at slightly below market price.

Check out the pics:

http://www.iproperty.com.my/property/listi...id=141259&nav=t

http://www.iproperty.com.my/property/listi...id=137408&nav=t

http://www.iproperty.com.my/property/listi...id=134274&nav=t

Yup, I'm going for flexi-loan. Plan to put all my savings inside the current account to offset the interest while waiting for the opportunity to pick up bargains when recession hits. An employee is a modern slave, and I'm doing my best to gain (financial) freedom ASAP

Doc RE, your advice is indeed SOLID

This post has been edited by Moneylust: Jun 13 2008, 01:22 AM

Ya i agree with you regarding the developers. They will say aything to sell la as would any of us to make money. But alot of time the developers in klcc show u only the mouth of the river and not the big lake of shit. What they say is true but they never explain all the other complexities involved. Anyway the mm2h also quite a failure bad implementation. The worst is when they catch foreignors and group them with illeagals. I;'ve seen it happen behind the istana hotel many times. They always get people from rela to go and catch i mean those guys are just bastards who think they have power and authority. Ya 2,200 developer selling price i heard is currently the most expensive launch. But 1 project which is a hit ... the troika ... i went to the show room with a friend and jean todt and michele yeoh just bought a unit there le .. When it launched at 1,100psf it was expensive who knew that other dumb ass developers would come and follow suit at even more expensive prices. But cannot blame them also la ... land prices in KLCC area just skyrocketed and building material as well. Talam is the absolute worst developer in KL

in fact puchong and cheras is two of my least favorite areas in KL. sorry to say la i think alot of proijects were done in a mess. some projects are built on ex tin mines and the developers never even let the earthwork settle before construction. Then alot of abandoned projects. Roads are a mess bad accesibility and the average family income there is only 4k and no quality population. Prices maybe cheap but must rememebr housing is so close to light - medium iondustrial areas. I prefer a more english speaking yuppy area ... i currently live in old klang road which i think is one of the best areas to invest in KL now. When i moved in here house prices were shit but DAP and teresa kok did a good job of pushing completion of old klang road and also the completion of the offramp to kesas so it's just fantastic. Anyway my ultimate place to live would be bukit perseketuan hopefully dbkl will release land there soon. would love to have an office in bukit damansara and live in bukit perseketuan.

oasis also dead la ... solaris because of the high rental also looks bleak. hai oversupply of everything now la ..

huh u made 100% profit after minus all the costs ie rpgt legal financing etc etc? which area ?dam ur good la .... and how long did u hoold for?

i agree with u lor .. alot of people still want to buy undercon properties i dun understand why ... so many bargain subsale properties now ler ... especially girls who say that they are scared of ghosts or the house looks to old and always forcing the guy to buy a new property. alot of people just dont understand or are just ignorant to the fundamentals of investment. supply and demand.

as for flipping houses, malaysia very hard la .. people are just to calculative ... even if the house is in bad shape they will still sell at market value ... even if the buyer likes the house the design, he will rather buy something he doesn't like at a lower price ..... anyway the property mqarket here is so undeveloped compared to other countries where u see so many innovations in property. in the uk got one guy rent out his 10 acre land near the airport to people to advertise ler ... he use paint and spray the whole 10 acres so that when people are about to land, they can see the huge huge advertisement from the air .... hahahah a... malaysia the advertisers say u are mad ah ...

I think we both see eye to eye on the general market sentiments.

Actually two good investment now ... palm oil and jatropha. there are companies selling time share for agri development le ...

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Added on June 13, 2008, 2:21 amgood call.... looks liek DR RE is going to give u a chop of approval. and wow i didn't know they completed already la ... how long till u get your strata? but in my opinion because there are shops below, capital appreciation might not be fantastic. But rental will be good la ... so u bought it for 225,000 i guess ur paying 1,500 for 30 years? i think if u rent it out should be more then enough to cover. Anyway u got a service lift ? and how is the occupancy rate and when did they complete? is there alot of renovations and people moving in now? it's the unit in the picture of the link? if it is good call. i believe u choose a good unit. anyway got house warming don't forget to invite dr RE. DR RE like to eat "siu kai yik ngo chung yi sek"

Hey look me up during a recession... might be able to find some good deals for u

This post has been edited by looqsonline: Jun 13 2008, 02:23 AM

lol i'm 002 and i got my reply in page 2 >< but anyway thats good advice but actually i'm not buying, i'm actualy selling, on behalf of a developer. thats why i'm just asking more questions....

anyway i'll pm u some details, let me know wat u think about it, although no matter wat i'm still gona strive to make it happen

$$ comes 1st haha

hhehehe sorry la bro ... ur an agent to? anyway just my opinion la .. but the PD water chalets aren't the easiest to sell ... and u should ask for maximum commision 2.75% i think the units selling for 250k right? and also don't spend any of your own money to do marketing. For agents ler time is gold. Maximise ur time and effort and u'll see the rewards. e=mc2 for every action there is a equal and opposite reaction. Smart actions bring smart reactions and vice versa. Have u joined a RE company yet?

This post has been edited by looqsonline: Jun 13 2008, 02:38 AM

hehe no worries >< ermm i'm not exactly an agent, this is my 1st property related project actually, but then again, along federal shah alam area dont have, but i heard the developer saying they found another piece of land, around 13 acres only 6km from the highway toll, they're in the middle of getting it i think (not very recognized developer often gives a little shine of hope for people like me )

ay don't say that la ... you are who you think you are. just remember as a real estate agent u work to give what people want to see what they want to hear. understand their needs ..

haha thanks for the advice, but then again really i'm not exactly an agent >< although i can sell also haha. just that i do all kind of sales and marketing job, and this is the 1st property related 1, but i've got the chance to tender for the project to market it ><

btw i sent u a pm, hopefully you can let me know wat u think about it, although ihave heard some advice from friends in the property line as well

actually i at tmn sri muda, just staying right beside the kemuning utama...
that why i roughly can see the potential of this place since staying here almost 20 years...
but confusing with berjaya properties and IOI properties because on our financing...
worry that the new phase suddenly shoot up to RM340k-RM350k according with paramount sales executive conversation... but there have no possibilities that suddenly shoot up for extra RM40k between 2 phase right?
old phase indah residence RM308k vs new phase indah residence RM350k
as what my gf contact them again yesterday, they refered to manager and they said estimate roughly RM315k, but still unknown the pricing yet... there have still some units available for prima impian and indah residence, but location no as nice as we like it, most of them facing junction and back alley, sigh... we wanna to get good house location around the new phase, at least my parents can help me pay 5-10% downpayment if they like the house also... furthermore my gf and my working location at PJ, so another reasons we choose it... but just worrying about the price, keep waiting it and we may no afford to get it at last... waist the time which we can get another new house which we affordable...

anyway, thanks for ur comments, at least i wont regret what i paid in future...

yes, 100%+ profit after deduct all expenses incl maintenance fees paid. 2yr now, by the time transaction done, 2.5yr.

at least the recent subsale property i viewed looked less haunted with tenant than the empty unit... one of it is not even completed , which i don understand why, may be u have the answer.

I m also looking at plantation now, but don't u think invest in companies tht doing plantation is better than own oil palm plantation for the next 5yrs ?

due to petrol hike and caused a lot of ppl no afford to buy house now
does government now provided the additional rebate for the house's raw materials?
so the developer able to build new house will lower pricing after the rebate?

How you think of Sungai Buloh area of developments. Bukit Rahman Putra, Sierramas, Damansara Damai, etc. For own stay. But its lease hold.

This post has been edited by yeehs18: Jun 13 2008, 05:00 PM

@looqsonline,

Is Beverly Resident located at BU11 value for buy? It is a leasehold townhouse with remaining lease period of 70+ yrs. It belongs to Kayu Ara land but the main access is from BU11.

1) There are a few other townhouse nearby BR but the access are all from Kayu Ara (need pass thru the squatter area). The price difference is about 50K due to the access. Heard there is plan to open a link road beside BR to access to Kayu Ara, is this true? Will this going to affect the resale value of BR?

2) I was told that the land beside BR will be used for building showroom. How much is this going to affect the resale/renting value of BR?

3) What is your opinion on the development of Kayu Ara township?


Appreciate your opinion on these.. Thanks much..

Have a nice weekend ahead..

I'm sorry. Where did you get the info that Putrajaya is supposed to be an IT Hub? Cyberjaya is.

Dell is there. and IBM, DHL, HSBC, Shell, Motorola, Panasonic, Satyam, EDS..

Dr RE,

Given that you deal with housing loan regularly, I wonder how many bank still use th 33%/28% gross income rule to approve loan?? If most bank do not do that, I guess we will be having LARGE NUMBER of foreclosures in near future.

Thanks.

Dreamer