Real test for SPS into commercial segment!

what is the total floo area for Entertainment Mall? anyone?

Is Solace swimming polls smaller than Brio / Vio?

The lake view is indeed not bad

yes

Puchong - New LCG in the nest 10 years



This post has been edited by UFO-ET: Apr 17 2012, 12:13 PM

LCG shd cover fr Kinrara to Bdr Puteri, one of the key element for LCG is large scale of industrial and commercial activities..the history will repeat
1950 - Kuala Lumpur
1970 - Bangsar
1990 - PJ
2015 - Damansara Utama (North Mature)
2025 - Puchong (South Mature)
2035 - Setia Alam (my prediction)

Good Location Reference Index
In 1970 - Resident only consider to KL as benchmark distance
In 1990 - Resident will consider KL & Bangsar as benchmark distance
In 2000 - Resident will consider KL, Bangsar & PJ as benchmark distance
In 2010 - Resident will consider KL, Bangsar,PJ & Damansara (North) as benchmark distance
In 2020 - Resident will consider KL, Bangsar,PJ, Damansara (North) & Puchong (South) as benchmark distance


The stories :-
1975, those who bought property away fr Bangsar & KL are considered otak rosak (i.e bought PJ / Damansara / Sunway)
1990, those who bought property away fr PJ & KL are considered otak rosak (i.e bought Puchong, Kota Damansara)
2000, those who bought Setia Alam & Putra Permai are considered otak rosak

This post has been edited by UFO-ET: Apr 17 2012, 01:01 PM

Better than IOI for sure

yes, normal
Why high floor is good?
1. Better view especially night view (if face city)
2. More exclusive - near to penthouse
3. Be the 1st enter the lift - morning working hrs, the lowest 4-5 floors sometimes facing difficulty to enter the lift (full)
4. Cooler and windy

Really too small

Frankly say The Zest glass balcony looks much better than SW apt

Dun worry, I am a negotiator as well, all I can say is agents have no such power to manipulate the market price lah, let the agent offer any price they like to their prospect buyer, end of the day it is the mkt DD & SS to form the actula transacted price.

I remember in 2003, when I marketed the houses in Puncak Jalil, valuation price for ordinary 20'x70' was 200K, we tried to price it at 210K, after few mths down the road, many units were sold at 165K-175K, when the project deteriorate, the drop in demand will automatic pull the selling price downward.
Vice versa happen in BK landed hses in the last 2 years, there is no way agents hold on the selling price from keeping increase, it's already 5%-10% above the standard valuation price now.

The selling price for SW apt is very much depends on How many units are for sale, if 30% of the apartments (Solace Brio Vio) are for sale, the price won't touch RM500/sf for sure.
My 2 bakuli

p/s : I am SW owner also

This post has been edited by UFO-ET: Apr 24 2012, 11:36 AM

In general, valuer adopt comparison as their valuation method when appraising strata projects, the problem for Puchong condo is most of the existing old condos are transacted at RM250/sf - RM350/sf only (past 3 years), this will indirectly affect the valuation price for new condo, as I said earlier, valuers are inflexible, they dun understand the market mechanism, they purely rely on historical data (of vicinity projects) to calculate the intrinsic value of a particular property.
If you follow closely, recent new condo like The Zest is struggling to gauge a value of more than RM400/sf, it is partly due to insufficient data for the valuer to generate the actual value of a particular project.
SW has a little advantage because their valuation will be based on The Zest latest transaction data, it will form a "based" for any valuer to calculate the value of future SW condo price. Pls remember, valuer will NEVER take new / latest launching project info as a benchmark figure for the existing condo, for instance if Trigon or any new Puchong condo launching is priced as RM750/sf, dun expect Solace / The Zest can achieve 500/sf or 600/sf.
SW valuation will be very much affected by the sale of The Zest condo. It is about the same, someone say the latest TZ has achived RM410/sf - RM420/sf, if it is true, then this will be the base for valuer to generate SW mkt price.

This post has been edited by UFO-ET: Apr 24 2012, 01:16 PM

No I said The Zest is struggling to get "Valuation" price of RM400/sf.

I am not suggesting, but the valuer will automatic work towards that direction. Valuer will never consider how much an owner's acquisition price. End of day, whether SW valuation will be higher than TZ or not is very much depends on the rental yield, for this I am very confident it will because SW has more facilities to attract prospect tenants in the future.

This post has been edited by UFO-ET: Apr 24 2012, 02:25 PM

Dun expect SPS build quality house, their house quality is so so like IOI, but SPS build the best township environment, they are good in township mix development, in term of value creation, they are the best!!
Quality house, go for I&P or IJM

Many big developers hv dirty past records, TMS built lousy low cost hse b4, I&P built the worst quality hse in Puchong (BK) back in 1990s (now they build the best quality hse in Puchong), LBS is trying to upgrade it's image to become a premium developer.Trinity Group is delivering a good job in The Zest, it's a value buy!! M a SW buyer but I must give credit to Trinity

This post has been edited by UFO-ET: Apr 24 2012, 03:27 PM

I dun understand yr logic, let me reinstate in reality there is no identical house in this world, base on what yr logic, you can't even compare yr hse to yr neighbor's hse next to you.
The Zest is definitely the closest competitor to SW in Puchong, otherwise how are you be able to establish a co-relation for any property in the mkt.

I am looking forward to see how good TGV cinema is, last night I watched movie in the new renovated TGV in Sunway Pyramid, frankly say I am so impress with the overall facilities, digital advertisement display, nice toilet, nice seats, great sound system and nice hall. Hope SW TGV will be something like this!

This post has been edited by UFO-ET: Apr 25 2012, 04:04 PM

All in operation now?