Hi i'm Tang a 26 year old real estate agent. Business has been slow and i'm having alot of free time on hand. Anyone need advice on property? Just wanna start a thread to keep my knowledge on property active. TOTALLY FREE REAL ESTATE RELATED ADVICE or just come in here to tok property cock lor.

ANYTHING FROM RESIDENTIAL PROPERTY INVESTMENT TO EVEN PLANTATION RELATED INVESTMENT ADVICE. COME TRY ME!!! its not a challenge really want you guys to come and try by just asking a question.

This post has been edited by looqsonline: Jun 12 2008, 05:01 AM

Hello Tang,

I'll ask three:

1. Which areas and what types of property do you cover?
2. How cum it's very difficult to find a real estate agent who is a hot chick
3. Usually how many % difference are there between a property's asking price and the minimum the owner is willing to accept

ermm how bout....

1. what is the average commission you get for each sales?
2. do you get basic pay?
3. what do you think about resort property investment?
4. Do you think PD is still a good market

yoo congrats on being 001 hahhah

1.i don't do retail properties. i mainly handle corporate clients interested in commercial buildings, developement land and plantations. I do do commercial and residential poroperties but only if i come by it or if a developer asks me to sell for them.

2.hot chicks just want to get a stable job stable income nothing hard ride it out then get married to rich guys i guess. (Controversial)

3.wow very subjective depending on the market value and on whether the seller is desperate or not. like i said again i mostly deal with corporate clients only so for corporate clients they are concerned with whether or not the property is viable for them and if the price is within market value.

viable + within market value = buy

very viable + above market value = buy

non viable + above market value = boot in the butt

or maybe you would like to rephrase question number 3?

This post has been edited by looqsonline: Jun 12 2008, 06:39 AM

wat do u think about the real estate market in coming 2-3yrs in both residential (condo /landed) and commercial ( shoplot / factory/land/ofice space )?

which has the over supply > demand or vice versa?

hard question. Right now property prices are rising because of speculators and the rising cost of raw materials. the property market is like a pyramid. It is fueled by mid to low end properties. Right now middle income families are dying. Alot of NPLs. Government sucks. Non pro business etc. i think over all property market will be stagnant for the next 4-5 years. Plus this is a property cycle and property cycles that crash usually take along time to recover for a million reasons i could answer if your questions are less general and more focused etc certain areas, particular properties. Further more now new developments are expensive because of raw material not because of demand. Demand just isn;'t there. etc kota kemuning dying out, bandar botanic dying out, desa park city dying out, lotsa other projects as well la especially those big new suburbs.

But again there still are people getting rich. Residential or bangalow land in established areas such as bangsar damansara heights bukit damansara will still give favorable returns compared to market norm. One area i believe has good fundamentals is Old klang road. Stable middle upper income chinese area. more favorable compared to cheras. Mont kiara is also balancing on the middle of the scale. Mont kiara is only 28-35% owner occupied. Most of it is owned by speculators. But again mont kiara has got good fundamentals etc living condition and atmosphere, educated general population, amenities etc. Then again theres a problem with the rental market as well if u wanna know more about the rental market ask me and i will elt you know on the next thread

external factors = china india middle east. Alot of major projects in these areas are starting to complete. Don't what is going to fuel the construction and real estate market after this. Even now high end projects are selling so slowly. And further more the danger of having an overly priced luxury market in comparison to the GNP per capita is very dangerous. One very good example is the KLCC area.

Conclusiopn is that i can't tell you how it will go in 2 - 3 years time but all i can say is that right now it is not the right time for the general public to go into property investment. I can give u my opinion but u be the judge. The right time was in 2002 when everything started and the time to sell was middle of 2007 when the market started to get hoit because of the lax of foreign ownership of local properties and the lowering of RPGT. But again People can still make money in a recession (heheh i'm not gonna say how).

Alright DR. RE is going to charge u RM50 for the hour of consultations.

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Added on June 12, 2008, 7:08 amoh ya forgot to mention we are already at the start of a recession since the rise of petrol and basic neccesities. BLR<inflation = stagflationary recession. google it.

This post has been edited by looqsonline: Jun 12 2008, 07:08 AM

TS, I have a 12 acre Palm Oil estate in a remote area in Perak. Already 20 years old trees. Any idea what should I do next ?

how long have u been an estate agent? i have a friend who's interested in that line. probably not anytime soon due to current market conditions. thanks

This post has been edited by speed7791: Jun 12 2008, 03:41 PM

looqsonline, thanks for the advice. I will look for you when the fire sale is going to begin about two years from now In the meantime, you can 'play' forex or commodity futures .

Actually after the next fire sale, I am bullish on Malaysia properties. Some of the reasons are below:-
1. Being undervalue for more than a decade comparing to Singapore. Yes, we have heard of this before. But after 08, we may have a big change in Malaysia government.
2. Malaysia is still a commodity producing country(may not be net exporter), e.g. oil, palm oil, food. Those non-commodity producing countries may not be livable because prices of commodities are so high. It could be there is no open market price especially if the politicians are successful in shutdown commodity exchanges. For example, if a buyer want to buy crude oil, oil producing country will quote you a price considering the relationship between producing country and buyer country. Just because the buyer country can pay, does not mean producing country will sell.

what do you think about Iskandar property there? heard of it? then tell me what you know..

where is the location of the land? and isit a free hold or leasehold? bumi or non bumi?

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Added on June 12, 2008, 6:29 pmsince my teens? about 10 plus years but only full time since 4 years ago. Being an agent is difficult la. You really have to think out of the box. You have toi know your stuff. I have people who just stick to finding house owners then listing waiting for people to call and then to show them the house. Nowadays everyone does that la ... You have to find your own market and close clients in your own way .. and specialise in your own niche. And also have to be very patient lor

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Added on June 12, 2008, 6:44 pmyeah heard of iskandar. You are talking about long term or short term?

Short term don't expect anything good to come from IDR any time soon.

1. will there be so many investors or not? it's a huge project .

2. this is a world class project handled by a tribe of monkeys

3. why did putrajaya fail ... because it cost the three government three times what it should have been and also they spent peanuts on the infrastructure and everything on making the place look impressive. It is an IT Hub .. the back bone of an IT hub is its internet ammenities. the internet there sucks . If it was great, Dell would be in putra jaya. Lenovo would be in putrajaya .. Further it's just to far from anywhere else. Dumb move dumb planning .. just pure dumbness...

4.Again everything comes back down to infrasturcture .. and iinfra is provided by the government... i went to see the place a couple of times .. and the heart of the project in nusa jaya .. is a freaking 5 acre building in the middle of no where... they call it the administrative centre of the whole thing.



5. bad ideas + bad foresight + bad planning + bad financial managet + horrible implementation = absoluite failure

but again there might be success if they can implement the singaporean buffer zone. But stupid law states that no one can pump petrol 50km from custom checkpoint. And that is just where the dam nusajaya is. Anyway singapore is kicking out the poor people. They are hoping to make singapore and rich man's state. There will be tax reforms as well in singapore like in the UK where PR residents can stay in singapore for 192 days and get zero tax on income. So when cost of living becomes to unbearable, alot of these people will move down to nusajaya. But again like i said la .. if the government casn implement the buffer zone well it will create demand within the next 15 years from singaporeans. But as we all know nothing ever ends up right in Malaysia.

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Added on June 12, 2008, 7:18 pmWell your right. Anyway io don't invest in volatile investments. I still prefer property well anyway it is in the blood cause my dads a developer and it seems that everyone i know is involved is within the construction indsutry. i guess there is a click there.l

1.high end properties in malaysia already heavily invested by singaporeans. And overall globally property investors are on a decline. Further more property cycles are always slow to recover. So not in the next 5-6 years. Also right now we are all waiting to see how prices of raw material will go once the construction industry has cooled down globally.

2.True but again, commodities in this country are controlled by the GOV can be a good thing (gov controls prices in favor of the Rakyat) and can be a bad thing as well. Then again when you look at non commoditty economies like singapore, food prices there are cheap when you convert and if u compare in nominal value. I can get a decent meal there for SGD 3-5 inclusive of drinks. A cup of teh o there is 90 cents. that';s about the same price as teh o in KL. And also income there is always on the rise in comparison to inflation. Petrol prices in singapore as of 2 weeks ago is 1.89. Nominally it is cheaper then in KL . Now singapore is what i call a good government. Then regarding crude oil and palm oil it is a big boy market la .. Rarely trickles down to the general population. Enriches government and the big boys most of the time. Our oil reserves are running out, petronas is not making enough effort to become a global player and spend money on research and exploration.

I mean there will always be inflation but then there has to be a rise in income as well ... I rarely see income rise in Malaysia.





This post has been edited by looqsonline: Jun 12 2008, 07:18 PM

O Great Doc RE,

Between a brand new RM220k fab studio apartment unit in SS16, Subang Jaya (near KTM, malls, security etc) and a RM230k 15-year-old landed property in USJ, which one will you buy and why?

Dr RE isn't great he just wants to get paid. Then Tan Sri RE will be great ...

I'd stick to the 15 year old landed property. but then again are you going to stay or purely for investment?

It's for own stay with a view of renting it out or selling it after a few years.

Aiyoh, Dr RE is trully a real estate agent, thread title say "Free Solid ... Advice", now wants to get paid

hahahah ... will give my opinion later but first i want to rebutt your comment .... eh dr RE got study loan from medical school to pay la ..

thanks for the reply, the question is meant to be general to test out ur talk cock quality.

still early to pay u RM50. but u did answer well on many aspects.

hahah i have three rules to success....

talk cock

sing song

play mahjong

nvm la i am like pathlabs. free blood test hope you will come in for full check up ... and i don't answer la not pro enough to do that .. i just give my opinion ... what do u think about your own question? mind to share?

Hi, need comments from u between the property below
tend for staying or may do an investment in future if i rich to buy another house.

1. Kemuning Utama - Indah Residence
http://www.wikimapia.org/#lat=3.0082486&lo...=17&l=0&m=a&v=2
http://www.ku.com.my/index.php?option=com_...id=91&Itemid=43
the new phase not yet launch, price unknown yet.
may i know roughly what the price will be if based on previous phase Indah Residence worth RM308k

2. Berjaya Park - Hazel 2
http://www.wikimapia.org/#lat=2.983756&lon...=15&l=0&m=a&v=2
http://www.berjayaproperties.com/hazel.htm
the new phase not yet launch, price unknown yet.
may i know roughly what the price will be if based on previous phase Hazel worth RM240k

3.Bandar Puteri - Phase 5B
http://www.ioiproperties.com.my/bdrputerik...ntlaunches.cfm#
http://www.wikimapia.org/#lat=2.9864131&lo...=14&l=0&m=a&v=2
price will be RM275k, may get discount RM6k for early bird and FOC lawyer fees

Appreciate if u can give some advice, me and my gf getting confuse between value and location... thanks...

Do you do industrial land? I have one less than 1km from port. Pecah lot already. Enough to accommodate 20-30 SMI.

Tang, for a 26 yr old, personally think your knowledge n view in our RE industry is quite impressive.

Generally agree with you on your view and got 2 question for you :

1. DPC is dying meh? Thought all their projects were well received, barring Northshore?

2. D0 you invest in properties as well? Mind sharing with us where?

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

of course they are there ... to enjoy 10 years of msc status and tax relief even tax free income and for many other reasons. But you must rememeber they are mostly there to service local or SEA operations. singapore is just to expensive, indonesia thailand philipines can't compete with malaysia further more thais and indonesians are not a majority english speaking country. Further more billions were spent so when it all started, companies could see that there was a competitive advantage. Then again tax kick backs. But no money was used to up keep cyberjaya and now all the infra in cyberjaya is years behind our closest competitors. There just isn't enough development to justify the amount spent. I mean u can't consider failure as totally empty and barren. there surely will be a few corporate companies there. Those companies will are there to service a small part of their global business. it is just a service port. And further more all the big money relating to an it hub like CYBER JAYA is not in Malaysia. Even in bangalore and mumbai in india they are churning out billions in GDP for the local economy. Even google relocated to india. You can say there is more talent in india then in malaysia, but u must rmemeber all the malaysian talents has gone overseas. There is just no support for talent . Let's talk about HSBC their call centre and data management is there to mainly service local operations, general data entry and also as a call centre for SEA region. Dell still mainly operates in penang. "u mean everyone working in hsbc and dell are janitors?"

All the low end jobs are thrown to malaysia by these big corporations. things for IT related industries looked good for a while back in 99-2000. But then the government never looked at keeping money to constantly upgrade infra.talk about electronic financial management it is BIGG BIGG BIGG MONEY and hsbc's in the asian region is handled by a co op between hasbc and trend micro in Taiwan. i'm guessing HSBC spends 100s of millions in usd for their centre in taiwan.

In fact if we wanna compare what cyberjaya could have been ... we have to compare with hannover just google it and see what this city is in comparison to cyberjaya. Look at their convention centre. Look at the amount of money is brought into hannover every year because of government initiatives. They didn't spend billions all at once. It was a progression over time. By the way most of the money in cyberjaya and putrajaya went to building buildings and structures so the place looks dam glam.

Again please look at things with a bigger picture in mind and always look at the best don't ever be satisfied with being better then a few.

1.cyberjaya is not churning out enough GDP for the local economy to justify amount spent

2.cyberjaya is not bringing in enough technology and creative industries to transfer knowledge to the local industry

3. money could have been more well spent somewhere else and by someone else.

oh ya sorry if i make mistakes. it's alot of things to type sometimes i miss things out as well hope you guys understand . correct me if i am wrong always./

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Added on June 13, 2008, 11:04 pmYa in puchong alot of funny units.

huh? subsale unit not completed? landed or non landed? in puchong? if it is non-landed can be dangerous because sometimes you might be living in a project with a temporary CF. but if landed there should be no problem. Most of the time it is the developer not having or not wanting to complete the units lor or maybe the previous owner went and did extensive reno but never finished. Aanyway any plans to for your next investment?



oh what i actually mean is that there are palm oil companies who sell out time share for their plantations. If you know some land owners they can actually sell planted land to you by per hectre. IF not then Have you heard of country homes grower scheme or something? their max returns are 12% perannum based on price of CPO. further more FFB is 600 per m3 tonne now so it's good money at the moment. you can check out their site at www.chgs.com.my. Have a look i'd like to hear some commets on that. I also plan to invest because their investment block is only RM7,500. By the way if your interested i can get my friend to call you she's a head consultant for that project. Please ah i am not making any money of this would just like to hear comments on the thing cause i also want to buy cause i can afford.

www.chgs.com.my <---- country homes grower scheme

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Added on June 13, 2008, 11:05 pmoh my god how come some of my posts dissapear?

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Added on June 13, 2008, 11:11 pmin fact it is a BNM ruling and it is 33% of the installment for the loan applied. Then 75% of the total commitment but for total commitment it varies depending on bank. anyway i dont do much houses so kinda lousy at HL. anyone within the banking line want to answer this?

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Added on June 13, 2008, 11:23 pmhmmm not to familiar with kayu ara aarea. Some near saujana golf course? maybe u google map it so i know where the location is? email it to me at sales@186avenue.com

also squatters kill real estate. EG montkiara the segambut side. The condos on the fringe of the squatter have terrible resale value.

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Added on June 13, 2008, 11:26 pmoh by the way i got the shock of my life. sunways project in mont kiara fully sold at 900 psf shit .. kiaraville was only selling for 430-440 and tifanni was only at 550psf but sunways 900psf and fulkly sold i want to faint.

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Added on June 13, 2008, 11:29 pmOh i love BRP and Sierramas. The rest like damai i really dislike. But other ones near the golf course are alright, and notting hill is nice and the value is ok. But i feel that accesibility will be an issue for projects behind BRP. ANyway BRP and sirramas is alright if you have abit of money. sierramas is great heard the secu is very tight due to the many vips staying there and it has direct access to the highway but then again the prices there aren't cheap. but i heard there are apartments there but should be expensive. If your just the average bloke willing to spend 400k and agbove for a house i htink BRP is good. Will be even better once they have fnished construction on the road to BU in front of damai. Have they finished yet? anyway my rule of thumb is minus 20% of land value plus construction cost and you will have actual value compared to market. But again have to be hardworking for those details la... if you can furnish me more details like address build up land area i might be able to help a bit but my estimations are only 50% at best./

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Added on June 13, 2008, 11:32 pmFrom the way i see it. There are a few choices. no.1 be active and strike

no2. make more money.

no.3 sopend less on non necesity spending.

no4. rent nearer to public transport.

but i don't think \gov will subsidise raw materials. And developers will always want to sell higher anyway. Even if gov subsidise, they will always sell at what everyone is selling end of the day it is the developer who earns more. Unless of course gov implements some ruling saying that developers must give citizen discount like the bumi discounts.

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Added on June 13, 2008, 11:34 pmRM 500,000 hmmm .... quite an ok budget. BAngsar single storey terraces are about that price. especially in lkucky garden. otherwise the double storey houses nearby the overhead bridge at bukit damansara go for about 400-500 as well. i'd go for a smaller and older unit with better surroundings. I am not familiar with serdang though. infact jalan kuching ah .. dam forgot the area ... jinjang i think or sopmewhere near that area has alot of potential but living conditions not as good as in damansara la. also jinjang is full of millionares who have so much cash so that area has got potential.

This post has been edited by looqsonline: Jun 13 2008, 11:34 PM

Dr RE,

Thanks for the "chop". The shops below are part of a "Beauty City" concept catering to women ... so hopefully can cuci mata every day

The CF was only released last week and the developer is still in the process of handling out the keys, so it's zero occupancy and zero renovation at the moment.

I got the unit for less than RM225k, after outraging several real estate agents with low offers

Will PM you my contact when the long-awaited recession comes.

This post has been edited by Moneylust: Jun 14 2008, 01:06 AM

wat do u think about Bandar puteri compared to lakeedge /lakeside area? which side of property gets more potential IF LRT drive into puchong ?

about my next plan , by the end of the year i will have quite a sum of cash from selling my aprtment , 40% allocated for next property investment (taking sweet /sweat time to look see look see n let RE agent to have my name in their list to call later...), 20-30% for stocks tht meet my price after so many years of waiting ( time to reactivate my account...), 20% for any other kind of investment for 5-10years which include plantation, 10-20% reserved fund in FD. might be buying house for own stay too for the next 1yr.

The subsale unit is non-landed, currently submitting strata tittle list. it's under one of the thread i openned...

Sound not bad for the oil palm thingy, u may get ur friend to contact me, have a look at the plan 1st.

This post has been edited by yewkhuay: Jun 14 2008, 01:37 AM

Checked out the contract. It's not a good idea for a lot of reasons, there are lots of limitations on it.

Hheheheheh eh if they open massage shop with dragon lady let me know k ,... i meet u there ... my place to your place 15mins via the old klang road to sunway tol aiya forgot what name....

wah lau eh ... u are real property talent lor ..... can nego til less then 225k anyway how big the size? subang jaya non landed should be about 180-250 psf i think .

when u going to move in? is this your first property? mind sharing your RE portfolio?

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Added on June 14, 2008, 2:54 amer ... i don't really know about puchong. not so specific .... but i like lakeside the concept very nice ... maybe if can go spin around there and see the showroom and more info can maybe give some opinions. But i donno why la .. but i thinkk YTL properties not doing so fantastic. and they are 2nd tier developer to me .. for me BRDB is the best in malaysia followed by tan & tan then sunrise and bukit kiara properties. i trust fully in them and their track record both on construction and property appreciation has always been good. But my all time favorite is capitaland, guocoland and uol <-- al from singapore.. i really admire singaporean developers ..

bro mind sharing your view on lakeside and bandar puteri? anyway u seem like u know alot about puchong. Eh ever gone to jinjang area to see? my friend a developer told me jalan kuching jin jang area alot of cash rich millionares le . He built 4 storey shop houses small project and he say alot of the chicken vege trader there go buy from him with cash ler ... but i haven't really gone through the area... all i know is that alot of china man people there with alot of cash.

and also remmeber choose pretty RE agents ler ... how much funds have u got to invest now? don't answer if not comfortable. anyway i also not to into stocks cause i saw my parents get burnt before but i know one old uncle and hjis group of friends make alot of money from public bank and maybank ... now that uncle and his friends just waiting for recession everyday .


"Sound not bad for the oil palm thingy, u may get ur friend to contact me, have a look at the plan 1st. " i'll PM you .. but eh don't straight away buy ah .. go through it thoroughly then come back here we can all discuss here ... got one guy just mentioned no good i am curious why . i cannot talk to her la cause she will just say buy la buy la .. only 7k. then show me her "manchester united .. show half ball"

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Added on June 14, 2008, 2:56 amya i know ... one of the limitations is thaty they cap at max 12% for above 2,100 price and i think will be kinda hard to exit. please do share your views ler .. i haven't really gone through it yet. kinda busy now ... sorry for being lazy .. but can link to the contract?

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Added on June 14, 2008, 3:01 ameh by the way any 70s or 80s generation peopel? i'd really like to see photos from that era. especially areas like bukit bintang and klcc

This post has been edited by looqsonline: Jun 14 2008, 03:01 AM

i just started to explore puchong coz of my fren who wanted to buy a 2nd hand DS house there , i just tag along for survey, currently stick to the hot spot area where giant and tesco located, anything beyong tractor /DHL is jungle to me still. The lakeedge look so grand until i always malu wanto go in , my friend said they will ask u to go their property gallery to see show house , not there. Lakeside, we folow forum ppl instruction to goin thru the industrial area, then WTF, only half phase (it's actually 1st phase delivered) done, a big piece of land still empty , heard got land issue.

jinjang, 1st of my friend is from there, their house there very low class , but the father bought another house near selayang (can't remember the place ) , corner lot with lotsa land , cash. so, i won't be surprised tht rich chinaman hidden there. altho jinjang has always been "quoted" as ulu low class poor ppl's area.....

I don't have a choice on RE agent, nice voice one haven't even met any, aunty one alot, today meeting TWO of them later, over the phone i already feel the pressure of selling.....

ur half ball fren sell at 7K also not bad, she made 2K from her 1st investment of 5K/lot, lady's promotion somemore 1st launched, now selling price 8K ( as per the website), i guessed she wanted to cash out fast ? 40% profit in 1yr.... it's euro cup fever now...

Generally, any area that ends with -ang or -ong is not considered a high-value area

hi, i stay in klang with my parents but work in TPM.
i stay at north klang (close to setia alam), now plan to buy a house in G&G ambang botanic. (the newly launched 700k+ semi-D)

would like to know your comment about bandar botanic dying out? hope this may help our decision making.
Thank you.

hey would anyone like to make 198.5% in 1 year on real estate? some poeple just did ...

http://reiwa.com/res/res-suburb-profile.cf...oup_parent_id=3

1yr performance is not a guide to measure performance , 3-5yrs may be. 1yr could just a lucky year.

Doc RE,

If they open massage shop, hope it's a high end one. If hamsup blue-collar workers start hanging around there, apartment price sure depreciate

I'm a lousy negotiator-lah. Just very kiasu and kiamsiap only. Should get the keys in about 3 months ... then I'll need to hire an interior designer to do simple ID and furnish my unit.

The non-landed price in SS15/SS16 already shoot past RM350 psf. Smallers units are being sold above RM400 psf ... entry-level Mont Kiara price already. But that area is arguablly the best location in Subang/USJ - the "centre of the universe", as some Subang folks call it.

As for my RE portfolio, let's say I own more than one property Actually I prefer stocks, I find property investment a real hassle ... the lengthy buying process, dealing with agents, lawyers, loan officers, contractors, tenants

I can sleep peacefully even with RM200k invested in stocks, even though there's a chance I might lose it all.

But buying a RM200k+ property gives an impatient, untrusting control freak like me sleepless nights, even though it's a relatively "safe" investment.

mate. do let us know how this Tiarraville performs ya

If can get above 9% sure u'll get plenty of future neighbours from LYF

This post has been edited by Pai: Jun 15 2008, 12:16 AM

keke bro no reply on pm de? =.= miss me out again?

hi looqsonline,

you posted the comment "bandar botanic dying out" above. Can kind explain it? thanx.

Thanks for the reply of my previous question. I really appreciate your opinion, though my opinion of Mont' Kiara is slightly different to yours.


But as a whole, what do you think of these:-

1. In the next 6 months, if you have funds, would you buy(whether for investment or own stay) or would you put off till more positive trends show?

2. In Klang Valley, which area would you be looking more closely at as a whole in terms of value?

3. What are the developer's general feeling now? Are they afraid? Or very afraid? Have you heard of any developers who might have any problems with funding currently?

4. What do you think of the newly launched Papillon project in Tmn Desa? I think it is way overpriced, more expensive than some Mont' Kiara with a less vibrant rental market and a developer that is relatively new. Also, the high maintenance is I think is almost RM0.30/sf.

5. When you go to new launches, usually the sales people will have a board and stickers showing which units are sold and which are not, and almost always, it is >50% sold....is that really true...I mean I know there are always "developer units/director units" etc.

6. How come some new condos launches don't have the obligatory 30% reserved for bumiputras? Is that legal?


Thanks.

This post has been edited by Minolta: Jun 15 2008, 02:59 PM

Yeah, that's the thing isn't it ? it's not satisfying. It's not like, say, helping people reduce their expenses or make more money.

Well projects in mont kiara are still selling and selling very well. But you must remember, all of these developers are are spending alot of money bringing their property overseas to sell. As an individual owner i don't see how it is possible without appointing an overseas

1.well i'll wait till for a month or 2 after the olympics. anyway the buying period is out. but again you can still make money in real estate in the bad times. what i;m saying is that it won't be like in 97 abandon projects, foreclosed properties. 97 was a stock market where people just went bust in a day. Now with government regulations, it won't be like in 97, 93, 87 or in 82, it will be like a slow bleed till recessions hits. But i am waiting to buy a bungalow lot in bangsar with a few friends of mine, but i'm waiting til after the olympics. If it goes bad i'll just keep it and dump it into palm oil related business not directly related to palm oil but it's a by business of palm oil. so it';s not a million dollar business.

i believe in this recession it won't be like a big rock falling on the ground instead it will be like a rock rolling down a hill gathering moss and it won't be as bad as in 97. Unlike 97, over inflated shares and an unregulated financial system, bankrupt many businesses, causing many jobs to be lost. Also many people were taking high risk they were unaware of by throwing everything they had into stocks. In this recession, banks will be hit first and a global reduction in consumer spending will bring GDP to a low or near negative figure this just means that businesses are not expending but businesses will still be paying wages thus money will still be flowing within the economy

Anyway i think we might have an energy and oil crisis like back in 1973 and 1977. From this stagflationary recession caused by rising petrol prices, will come a new green economy. people will find substitute to petrol and with technology and an awareness that we need to go green from back in 1977, a soilujtion will be found withion the next 10-15 years. recovery will be slow but steady. Might be a good thing. there's more but to much for me to say buy my book hahah if i ever start one.

well back to your question, developers sell easy becaus ethey spend money to bring properties overseas. But subsale is gonna be hard. Again there won';t be a panic sale because most of mont kiara's properties are owned by cash rich foreignors who pay in cash and not loan their properties even if they do, they loan only 70% But personally i think MK is over priced now. back when in 2006 when kiaraville and tiffani launched, it was the last chance to buy into a good deal. But now you can still buy anyway i won't know when prices will plato, but i believe it won';t move as fast as before. Unless you can appoint an overseas RE company to sell your property, i'd say it is hard to sell to locals. Anyway rentals are just horible but people maintain their prices although not able to rent out because most people who buy MK properties can afford to maintain their properties without tenant. Again i am saying most people there will be the few who foreclose. But because people have been burnt in shares and volatile investments in the 97, they have learnt their lesson and they will still have the liquidity to maintain their properties withouit rentals.



What about your opinion?

2. 10km radius around the midvalley area including old klang road, tmn desa, bangsar, damansara heights, bukit damansara. The fundamentals are just fantastic there, but without speculators, it is a slow yet steady rise in price. But for me it is about fundamentals. I just don't speculate in property cause in malaysia there isn't enough products out there like options for me to speculate. Also i prefer land and commercial properties compared to housing. Again we all have diffrent ideals of our perfect portfolio.

3. well i haven't been in touch wioth alot of them. Anyway not nice for me to say but all i can say is that there isn't a buying spree of land like in 2003-2006. But developers have made alot of money during the 2002-2007 period. They are f***ijng cash rich. Alot of them are looking into plqantations now. Palm oil and a new crop called jatropha which will be a hit as a substitute to diesel. But it will only hit max production in 3-4 years time when the government has researched improved fruiting. But now is the time to invest in land suitable for plantation of jatropha. Also developers know that the high-end market is over supplied that;s why u don;t see many fabulous new projects. But again there will be good in this as developers have to become more innnovative with their projects.

4.no comment on that .. cause i have not really researched the project. At the end of the day, prices here are 1/3 the prices in mont kiara and u have to ask yourself, will someone buy subsale from you for investment? will someone buy from you subsale or would they rather buy from MK since it is the same price. Would someone rent for you at MK prices? Even with superb facilities, malaysians are to calculative and thin skinned as most people will say they are unsavvy for buying in taman desa what they can buy in MK/

5. Well it is hard to tell. They do put in alot of stunts when they sell. I have seen alot of instances. Most importantly is to take your time and always go back and then make friends with the sales people and always talk to them and phsyco them into telling you more about sales and the project itself. The easiest way is to see the progress of the project. If it is 100% solc the project can be done in a year. Developers want to get paid quick and they want to get rid of the holding costs. One good example is the project on federal hill. Apartments selling at 500-1.4 milliion in 2006. Many of you would have never heard of it but would have seen the buildings opposite the muzium next to KL sentral. 100% sold in a short short time and completion in 1 and a half years. Also one thing i noticed is that most of them say it 75-80% sold but if they say we have sold over 200 units or 156 units, u can be sure that the project has sold that many.

6. Oh I don';t have an answer for this one but i have met some bumis who told me they rather not buy bumi units because it lessens their market value at resell by 7% and it's harder to get rid of.

hi looqsonline,
have another question here about house pricing now...
current phase Indah Residence (4+1 rooms) selling RM308k now,
possible that the next phase Indah Residence (4+0 rooms) price suddenly shoot up to RM340k-RM350k...
the price too ridiculous that although the house build up was the same, just the floor plan slight different...

oh no la .... my friend is working in Country homes. she is selling the project for the company not her own. heheheh you want nice nice RE ladies? go to singapore .. fuyooooo fkn hot young chicks ah dealing million dollar deals. !!!! i want to marry them but ii can't afford.

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Added on June 15, 2008, 6:30 pmoh no la .... my friend is working in Country homes. she is selling the project for the company not her own. heheheh you want nice nice RE ladies? go to singapore .. fuyooooo fkn hot young chicks ah dealing million dollar deals. !!!! i want to marry them but ii can't afford. Anyway RE is a very funny business ... if you can;t get a hold of the business you will never get a hold of the business. you really need to have street smarts and a never die spirit la... anyway nice girls in malaysia think they are pretty and they don;t want to loose face when they do RE. i think la correct me ladies.

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Added on June 15, 2008, 6:31 pmHi guys this is not my post.

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Added on June 15, 2008, 6:32 pmhahqah true also hor. areas end with ara or ar or aya are ong ones... cilaka ... ang and ong is bad fung shui

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Added on June 15, 2008, 6:36 pmYa very very true. Again it is like stocks la but if was lucky enough to go buy options in that previously mention area in perth australia ... wah untung like crazy.

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Added on June 15, 2008, 6:39 pmI wouldn;t say it is dying out la but platoing and maybe dipping a bit. Bandar botanic is still doing ok because klang got many cash rich people and it is a better place to stay in klang. I think i my comment on BB is to harsh but i will call it a b++ investment. but 700k i say risky should have good subsale deals i think. Anyuway i have only glimpsed pass the place haven;'t been inside so don't know how it looks like inside. Mind sharing with us your opinion on BB? i need a bit of education on the place.

This post has been edited by looqsonline: Jun 15 2008, 06:39 PM

looqs, Seri Maya for rental. Boohoo or Woohoo?

HUH? 350PSF? 2004 WAS ONLY 260-280 LER ... but again established areas always give a slow yet positive growth i think la. Anyway MK now hit 550 -900 psf already. but from what i see in starfish not many subsale transaction done mostly developer units.

and bloody hell dr RE is a blue color hamsup kam sau la ..... don;'t insult my type please

today i learn something new from you lor kiasu and kiamsiap is the secret to succesful ionvesting.

I find it a hassle to that';s why good lawyers and RE and bankers are a must. nUYou throw them the thing and able to trust them to do a good job. ANd most important is to find those that take all your documents kau kau without coming back to you again and again for support documents. And if u know a lawyer and banker well enough who can push through the process, developer units 1 month and subsale 2 months ... again right lawyer and banker.

heheheh i am the same as u la impatient to feel ownership. eh why don't u consider buying land?

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Added on June 15, 2008, 6:45 pmeh ananda after he see yours and my avatar i think he scared we ask him tos pend us go the beauty saloon when he get's his 9% ah. or maybe he just talk cock 9% then he sell over inflated price to LYF

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Added on June 15, 2008, 6:48 pmseri maya ah ... over crowded le .... but many working class rent there because can walk to LRT. 2k plus plus per month. buit i wouldn't want to stay there and i prefer driving and i have to drive. But again many staying there. are u going to rent or are u going to buy for rental? but i heard management very good like all tan and tan properties.

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Added on June 15, 2008, 6:49 pmno lar busy on the weekends. replying you now

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Added on June 15, 2008, 6:49 pmno lar busy on the weekends. replying you now eh put avatar like f*** you or ma chau hai .. i think i won't miss your post liaw lar ...

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Added on June 15, 2008, 6:51 pmhahah sorry la bro i used overly harsh words la . it is not dying and there are many klang people moving there and many cash buyers .. also it is one of the better places to live in kland.. but again i never go ionside to see so don't know how it is inside. but returns there just aren't as good as in ss15 or bangsar or other established areas. please do give your comments. i'd like to learn more

This post has been edited by looqsonline: Jun 15 2008, 06:51 PM

Let me share with you on Bdr Puteri Puchong since someone asked on it as well. When it started Phase 1-2, it was selling at rm240k-280k only around year 2000.
Year 2003-2004 was selling at rm320k
Year 2006 around 360-380k
Year 2007 around 399k
Year 2008 around 420k-460k

Also if you do a comparison with nearby garden/developers (someone mention here also) IOI properties in BPP sells at a higher premium of 20k-40k. BPP = F/H

All are based on standard intermediate 20-22' width x 70-75' length 2-storey with avg built up 1900-2200 sq ft, new units from developer (IOI) for comparison sake. Not those fancy 2.5 storey or end/cornet lot.

Choose the proper area in BPP if you plan to purchase there. Top of the hill is nice, but no public transport if not along the BPP main road.

My 2 cents.

This post has been edited by cute_boboi: Jun 15 2008, 06:54 PM

bro i think u have to be the pro in puchong. Many people have asked but i haaven't the expertise to answer. Not one of my favorite areas sorry to say. anyway gov just announced new lrt line. I think puchong's lrt will come soon. What do you think?

Also what do you think about YTLs project lakeside? how's tjhe progress? i think they are dam smart to make the entrance so exclusive.

This post has been edited by looqsonline: Jun 15 2008, 06:58 PM

bro, which is ur fren working in chgs ? i didn't see any half ball oso in MV just now...

a dark skinned lady called eleanor... no lar not when she working la .. but when she go drinking always half ball. then drunk will press half ball on anyone .

But Mapex this time dam dam lousy ler .... how was the crowd? ..... the hall not even fully filled i think alot of developers throwing money into oversea expos. Got see the advertising LCD screens from 3xposure? hhehe one of my small businesses share with a friend. Got anyone want to advertise? We have another 30-40 event coming



This post has been edited by looqsonline: Jun 15 2008, 07:13 PM

haha, didn';t see any eleanor, was approached by a fair skin lady but ended up with an aunty....

but overall what u think of the thing? don't you think it is a safe investment for a small sum of money?

i know a lil bit about growing oil palm , and most importantly the hasle of doing it from ground zero n maintain it with own hands for 3-4yrs, so i signed up ( but still don't mind meeting her...) . but i read in CHGS thread there was some free hotel stay given few months back , ask ur half ball whether can still squeeze for it ?

This post has been edited by yewkhuay: Jun 15 2008, 07:24 PM

I'm not pro la, not your level yet I did my research when I want to find my first house last time

I'm currently staying in northern KL (not Selangor postcode 5xxxx), and as everyone knows, Bkt Beruntung, Sg. Buaya, i.e. northern is consider "dead" (sorry, a bit harsh)

So, I look south at Cheras/Balakong. Sorry Cheras folks, but it just is not my target as it is only ONE main road exit (Jln Cheras) and plenty of tolls (East-West link at Connaught, infamous Grand Saga, SILK, Besraya, etc.)

Gombak/Ampang is out also due to one exit (MRR2)

Cyber and Putra is too far for me, unless I work in Cyber.

Sorry to Seri Kembangan folks, too far for me also. And also LDP toll (Puchong Selatan), Besraya, SK town main road jam.

Then come Putra Heights and the LBS (Saujana ??) next to it. Again, LDP toll (Puchong Barat) and quite far and deep inside. Yes, Sime UEP did quite a good job for USJ, but my opinion is PH is too far deep inside. Unless I plan to work in Shah Alam or USJ.

Kota Kemuning, etc. along Kesas is out of question as well. Too far for me. And also the petrol & toll is not justified.

PJ is already develop and matured, too expensive for me at the time. Shah Alam is a no no. need to travel far to have char-siew-fan.

KL = cannot afford also. I need landed as I have a dog and I want to give space for it to run around.

Narrow down to Puchong. Bkt Jalil and anything by Talam and Europlus is out of my target. Kinrara is too expensive for me at the time, and I don't really like the narrow streets within the garden there. (But now seems a bit regret, as I re-consider it as alright if directly next to Sg. Besi-Puchong highway)

Bdr Puchong Jaya is for sub sale. I would say quite nice location.

Then, anything further down LDP than Tractors, like someone mention, I consider it as far also.

I didn't research much on YTL lakeside, as it is not within my target $ at that time (or not yet launch). Also if I'm not mistaken, YTL lakeside is at Tesco side, which the land is mainly mining land (sand). Same type of land as Sunway college/Pyramid there. I have some phobia about sand or ex-mining land, as I have seen/heard enough in Ipoh. And about my friend who work in piling many years ago on other projects (not in Puchong), about piles just disappear into the earth without really need to "pile" it. Anyway, it depends on individual.

Also, if you stand on higher ground and look towards Tesco/IOI, you can see quite a lot of high tension wires and pylons around.

This means any development on Tesco/IOI Mall side is out of my target. Opposite which is a mildly hilly and on ex-palm oil/rubber estate land. Downside is termites (There is no 100% good on everything). However, if you believe in feng shui, those on the Giant side prosper better

That narrows down to the LDP from IOI mall down to Tractors, on the hilly side. After some research, my heart tells me to buy either from SP Setia or IOI. SP Setia is very nice, but out of my $ range.

Overall, I still consider Puchong a bit far from KL city. But over time, the city will expand.

The rumours about LRT will run parallel to LDP from IOI right down to Bdr Puteri, on the Giant side (not Tesco/IOI Mall)

My 2 cents. Sorry if anyone fall asleep reading my thoughts...

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Added on June 15, 2008, 7:34 pmYes, I'm a bit disappointed at Mapex, as the developers I'm looking for are not there. I would say there is not much crowd, plenty of space to walk around. Visited CHGS booth, now they are selling at rm7.5k per plot, after Mapex is rm8k from what they say. 4 plots = 1 acre. Can pay by CC if you have high CL. Imagine 300k...

There are some very doubtful risks involved, which I trash out to the seniors. But OVERALL, I would say it is alright to invest, but don't put all eggs in one basket. My 2 cents again.


This post has been edited by cute_boboi: Jun 15 2008, 07:35 PM

i read the LRT is coming from 2sides, ampang and kelana jaya , and meet up at IOI interchange, so it will benefit both side.

someone told me now to build house in ex-mining land, piling is not longer done, they use raft-kinda foundation , any one in engineering can explain this ?

Rumours is Kelana Jaya line will extend to Sunway Pyramid, then turn left towards USJ (along NPE) to Summit, then Taipan/MPSJ.
The Ampang line will extend from Bkt Jalil to Kinrara then either follow Jln Puchong or cross over Sg. Besi-Puchong Highway towards Bdr Puchong Jaya, parallel LDP and last stop at nearby Bdr Puteri interchange. The plan may change due to land acquisition, cost, etc.

Just remembered, some factories in Kota Kemuning have sunk 1-2 ft, as some of my friends told me, not sure the validity of the rumours, as I used to run around a lot of factories in Shah Alam previously. Just like how the Japan Kansai airport which have sunk nearly 3 ft already.

Anyway, I heard of the newer way to built, i.e. to lay a mesh netting and pour concrete to create some sort of a flat piece of slab. Maybe is the raft-foundation you mention. This will eliminate sink holes, but if the sink hole is large enough, the whole house will disappear (unlikely to happen). But sinking will still happen.

not lah... my phase's construction doesnt more than 1 year...
if u means after 2-3 year increased RM40k i can understand bcos of the population of the area getting crowd and commercial sector starting to grow... so the value of the houses around that area will be increase as common like stock market, the more people demand sure will be higher price... but now the kemuning utama area was 0 population and shoplot/commercial center still under construction... the land value should be no shoot up to RM40k within 1 year since dont have activities there... no sense man... or should say RM40k cover the raw material for new house, that insane too... somemore after this current phase of indah residenaces (launching), the next phase will be the new indah residences (no yet launch), so RM40k is a big gap just between 2 phases only... so i doubt on the sales executives that cheating me will increase Rm40k for the next phase indah residences because wanna me to buy the current indah residences, like clearing old stocks before they produce new stocks.... i just afraid i bought the current phase of indah residences which the house location no nice for me... later the new phase of indah residences selling RM315k, i will feel and wanna RIP... because the new phase kitchen will be bigger according to newspaper article, i would like to locate my dining table into kitchen area and living room will be spacious enough... that why i wanna to enquiry is there possibility RM40k will be increase since between 2 phases and for the same type of house... or maybe u guys have any experience on this kind pricing can share with me...

This post has been edited by gkl83: Jun 15 2008, 08:49 PM

My suggestion is to check the supply & demand. If it really sold out and is "hot" area, then 40k increase in <1 yr is justified. Otherwise, I will back off and monitor first for 1-2 months and re-evaluate again. In the mean time, search other areas, unless you have made up your mind to buy within that garden.

Or maybe some speculation about nearby amenities or commercial which may induce the price increase ? Hypermarket/college/etc. ?
No doubt cement, steel, labour, etc. In fact all prices will/have increased already and they are factoring in 2 yrs construction period for the fluctuating raw-mat prices to be safe. Rather than increase 20k and "gulung tikar" halfway under construction.

it is true what your saying. everything goes back to demand and supply. Even if a developer launcehs a project sells out in a week at 1,000 psf in rawang it might be because of their aggrasive marketing overseas. at the end of the day as a local investor your most possible market is the local buyers. unless you have an overseas agent selling for you maybe u can get them to sell it to foreignors who miught be buying because cheaper then back home, just want to get rid of some undeclarable money. People always forget that. I always hear people say wah so low meh the porice u offer me to sell? my neighbor sell at 500k ler ... fact of the matter is that his neighbor was lucky but he never bothered about those that sold less then his expected price. The most important thingis to know previously transacted prices which estate agents have access to.

infact if you really wanna invest in property, go for a pro agent a really good one got all the info at the tip of his finger tips. then pay him a finders fee at the end of the transaction. Paying a bit more to find a good solid investment i believe is worth every penny. Instead of getting a cheap agent who will just say anything to get rid of properties he happens to come by. That's the reason why really rich people constantly make money investing in property. Either they buy properties with big commisions or they constantly buy propeties or they actually pay agents finder fees. Money motivates agents just like everything else He will go all out to do research for you. Real estate companies have systems like starfish which shows all transactions previously done and even some can call on indicative values over the phone. Best are those who work in RE companies that have valuation licenses. Most importantly always make an effort to become friends with your agents or bankers and lawyers. We're not saying we know better, but we are in this business. It is our livelihood. How can we not know our job? Again find a pro agent ... dont find the chaplang agent who is just very good at selling. The really pro agents know their stuff. they know everything inside out they want to be developers one day. They should even know how much it costs to build a house estimates only la...

Agents can tell you what they know what they heard and whate they read. But they cannot tell you the future. They can lay out all the information necessary to make your choice. But again they can;'t tell the future.

I've seen shabby estate agencies that dont even have standard sheets in their office. Also if your serious in prop go buy a map from ho chin soon ... it's about 2k but it's seriously good shit. and the full set is worth 9k. These maps have even the previoous transactions done. i can't afford it but my office has one.

This post has been edited by looqsonline: Jun 15 2008, 09:57 PM

Doc RE,

Nah, land doesn't generate passive income. Anyway I already have an investment gameplan ... will stick to it.

When I get rich (or die trying ), I'll belanja you a massage-lah ... but if you want a "happy ending", you have to pay for it yourself (I'm kiamsiap mah)

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Added on June 16, 2008, 5:51 amWill do. I think above 9% is only possible if an investor buys from developer and throw in good furnishing.

This post has been edited by Moneylust: Jun 16 2008, 05:51 AM

do you have any opinions regarding subang SOHO? i went to the mapex in midvalley last weekend and this development caught my attention.

double storey loft studio units fully furnished starting at 247k + 1 carpark. freehold, build-up 685sqft (including the mezzanine floor bedroom). it's located at the big curve on jln kemajuan, 400++ units in total. to be ready around end of 2011. 16 floors with 28 units per floor, but the top floor would look like it's at 32nd floor (since they're double storey lofts).

the fully-furnished part includes 1 unit fridge, kitchen cabinets, hotplate, 2-seater sofa, 2 units A/Cs, plaster ceiling for the 16ft ceiling, working table and chair, dining table and chairs, shoe cabinet, queen-sized bedframe + mattress + bedside table, wardrobe, 32" lcd tv, and washing machine with dryer.

maintenance + sinking fund is rm174/month, quite pricey at 35 cents per sqft, but they only calculate the lower floor (approx 490sqft).

i am wondering what are the prospects of this development, but i believe majority of purchasers are buying for investment purposes, from the looks of it more than 80% are taken up already.

quite tempted with the mapex offering 5k rebate from the purchase price, but thought i should do more thinking about this.

what are your (and other readers here too) thoughts about this project?

thanks in advance...

What;s the name of the project?

1) What do you think about buying bungalow lot and building own place? Good for investment? Say in Putrajaya??

2) Typically, whats is considered 'viable' for corporate customer? Are there some number crunching etc. done to come to the conclusion?

I think he is referring to this -

http://www.iproperty.com.my/property/devel...nt.asp?pid=1127

for what i know Puchong LRT will be between Tesco and IOI mall the empty land there...which is every near SP leong used car there...

Think of Future of Puchong will be very congested since..IOI mall extended plus shop lots.IOI boulevard,capitol square,...
Pusat Bandar Puchong got SP setia..Setia Walk with shop lots,service apartment,hotel....

Bandar Puteri Puchong got 5 tower's of Puchong Financial center...

1.u want to buy and built for youjr own stay or buy build and sell? But putrajaya is hardly the place to build and sell a bungalow. but of course land prices there are cheap. again many factors come into play. Make your question more informative about what you want maybe i can give my opinion then.

ooo0o0o0 anyway love the idea. That's going to be my first project. buy bungalow land about 1 acre and build townhouses. Eying three pieces of land 1 in bangsar, 1 in old klang road and one in country heights rawang. Fast simple, small GDV small start up and also can put alot of my fancy ideas into work. all full steel structured. floor to ceiling glass paneling. then buy actual rainforest fully grown trees and plant around the place. o0o0o0o0 then hopefully can get achitectural recognition for that, then move to singapore and build modular offices sell it to some creative business in singapore. Get recognition for that then buiild a self contained mega city... muahahah ... tan sri RE!!

Yes there are but i leave all the number crunching to a few of my friends. But of course i share my comm with them la. Then along the way i learn abit here and there lor. Again when u say what is viable for corporate customer you need to know the customer only then u will know what is viable for them. question number 2 is to broad. For developers or maybe for a corporate client wanting to use for a certain number of years then maybe develop then. They all have different backgrounds thus have different needs and want different things.

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Added on June 16, 2008, 4:21 pmI guess your of a more mature age more realistic. For me still young want to take risks and make it big. Hopefully i do soon before my fire dies out. Everyday i still dream about my first project.

ok la .. i on you .... happy ending i pay.

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Added on June 16, 2008, 4:23 pmthanks for the heads up bro.

This post has been edited by looqsonline: Jun 16 2008, 04:23 PM

yeah, thanks joe_mamak for providing the link.

that's the one, the project's name is subang SOHO.

titijaya is the developer, and honestly though i haven't heard much about them, but the two of the developments near subang parade are from this developer, tiaraville and e-tiara (i think). tiaraville just completed and ready to collect keys in the coming couple of months, e-tiara i think was completed some time ago since subang SOHO's show unit is there.

from what i see of tiaraville the project's quite good and well received, and now subsale units have skyrocketed to 290k from 230k when they launched. how true are the current pricetags i haven't made any thorough research yet. but this development is quite close to the ktm, as is subang SOHO.

subang SOHO is slightly further from subang parade, and frankly speaking not very accessible by public transports.