Anyone been inside the Mall? From LDP it looks still very empty.

the photos are artist impression right ? Didnt see some of those things there

i heard about 8k to 10k (subject to verification) per month for renting g/floor shops facing water fountain approx 1,500 sq/ft and that's why few dare to take up ( except big chain stores)

8k - 10k for 1500sqft and prime consider as quite reasonable. The only concern I can think of is whether the crowd will be there.

Any big brands which already sign with SW lately?

If SW shop owners / leasing team are still demanding such a high rental, it will scare away potential tenants. Commercial shoplots are oversupply in Puchong, there is another Bandar Puteri Vivo City is on the way, SPS leasing team shd take an immediate action to offer special package for the tenancy in Entertainment Mall now. A very key factor for a shopping mall to attract crowd must make sure most of the retails outlets open at the same time.

UFO taiche

i concur with your opinion as there are excess of retail shoplots in Buzhong . for me , the right market rental rate should be RM6k per month. maybe they felt SW is a new and of different concept and as such ,special and unique

the problem arises from greedy owners who probably bought their property at high prices and therefore wishes to gain higher returns on their investment and thus the unsuspected consumers paid for it . everything is inflated in bolehland. apa boleh buat

Over the yrs, I noticed that landlords seldom care bout the business performance of their tenants, the economy does not seems improving since 2008, I always advise landlord to monitor the progress of the tenant, a more considerable landlords are those existing old shoplots where they dun increase the rental rate so frequent, it is due to their acquisition price is cheap.
It is not wise for landlord to keep asking 7%-8% yield (new shoplots) if the tenant is struggling to break-even the overhead, a flexible scheme shd be make in order to keep "Good" tenant's business progressing forever. IMO, 3%-4% nett yield is considered good for me provided that tenant pay promptly

This post has been edited by UFO-ET: Apr 4 2012, 12:00 PM

The photos are all real except the last one which is from the brochure.

This is referring to the Entertainment Mall right? I was wondering with SPS-Land Lease's muscle power in attracting the brand names to Setia City Mall, maybe they can bring some of these into SW as well (the mall). I know SW Leasing and SPS-Land Lease JV are mutually exclusive, but under the same mother company, the possibility is always there right?

---

Added on April 4, 2012, 12:41 pmThe three brands that will be in the mall are TGV, Superstar Karaoke and Celebrity Fitness, you can call these big brands i guess. I think TGV alone will bring in substantial crowd to SW.

This post has been edited by davkong: Apr 4 2012, 12:41 PM

If the foto is real, i'm terribly impressed. The green leafy surrounds .. tempting me to brave the jams & go there Sps' expression of confidence in puchong via bringing a more upmarkety concept thro setiawalk really elevated puchong a couple of notches up. Compared to existing retailers there, its refreshing. Its good they are bringing to puchong something more classy ala pj but the worry is whether puchong ppl themselves have the ability + willingness to splurge like damansara folks. Sometimes ppl wish for the sky but they don't have the capacity to fulfil their dreams. Are puchong folks as rich & urbane as pj people ? Retailing needs these type of customers.

Supermarket is reluctant to come in?

i was told mini parkson might be in..but not confirm...

If something like Ben's General Store comes in to SW, Im'm sure it's value will go up not one but many notches

Ok la, at least some grocer that has more imported goods selection. For day to day grocery Tesco is just a stone away...

supermarket chain such as cold storage or village grocer will enhance SW image , but i doubt they have any interest at all ,as existing Buzhong already has too many hypermarket

if MPH or Kinokuniya bookstore decides to join in , that will be icing on the cake

Below are the points how I see Setia Walk in the coming years, I could be wrong but time will tell : ( as at 6 April 2012 )

(1) Shop ( grd floor ) : Rental range average from 8K to 11K. Branded tenants already snap up 80% of the units and business there will start well because all these tenants were invited by developer since the project was launched in 2008, that was the promised to the buyers. The quenstion is how long all these newly open business/shops will last, my prediction is at least 50% of these shop will last not more than 9 months from it 1st day operation. Highly due to insufficient customers, high rental and inconviniece entrance from LDP. Also partly construction is still ongoing.

(2)Shop office ( 1st flr to top ) : Base on the history of progress in this Puchong area, provided the project is considered successful. Approx 50% of these empty units will be occupied in another 2-3 years ( means 2014/15), another 10 to 20% by 2016. From there onwards, it could stay at 70% occupancy rate for another 3 to 5 years. 100% occupancy rate, I do not think this will happen. The lift exit area for each floor is facing staircase and share by both left and right unit. Lack of luxury feeling and privacy. Ceiling height ( 2nd floor onwards ) are too low.

(3) Service apartment : All the units were offered at the price range of RM 300K to 350K with the buying option using 5/95 scheme by developer with extremely attractive loan interest rate at that time. Current subsale asking price around 500K to 550K without 5/95 scheme, higher loan interest now. Just wonder how many will buy unit here without 5/95 ( subsale) and loaded with extra RM 150K to 200K to its price. All these are commercial title, means the minimum water bill per month is RM 36.00, TNB is RM 7.20 and stay at the flat rate of RM0.43/KW compare the nearby apartment with residential title Water = could be Zero and TNB rate from RM 0.218/kw.

How many will rent the unit there : the possible demand are expatriates. However there are not many expatriates in Puchong, only a lot of foreigners (Myanmar, Pakistanish, Bangadeshi, Indonesian etc ). To rent out any unit, first the unit must at least semi furnished ( at least RM 15K ) for renovation, this is also the time the 1st installment starts.
Units facing LDP will get some noise either from LDP or the pubs.
Base on the current routing/road system at Setia Walk, the chances for any motorist to miss the turn from LDP for Setia Walk seem very high. Most of them only realize when passing the area which is already too late. For motorist came from the other direction, just need to take the U turn infront of the HONG Leong Bank ( previous EON bank) before coming to a main junction which yet to be opened since the traffic from Wawasan is not stop, can this road system work still a big question mark.
For those who successfully enter the area, you will find the road is very narrow and the exit to the LDP is even narower, just yet to be opened. Check on the underground car park, it seem not so easy to find your exit.

Overall environment in the grd flor center is cozy and comfortable if less than 100 people, anything more than this is crowded feeling since high amount of floor space was taken for water pond/plants and unpractical landscaping.

I could misjudge on this project, but I am sure I will not be all wrong unless some of the factors mentioned change and improved.

I am just a surveyor/investor, just my initial finding after visiting this place.

Good analysis. As mentioned, many people will miss the turn into the SW from LDP due to the splitted access which many of drivers not noticed need to keep left to the site, even myself which staying here sometimes did the mistake. SPS has the visualise on what this place will be but unfortunately they lack of experience or expertise to make it happened. Poor access and expensive rent may hindered many shop and boutique to occupied the place which include small to medium businesses. Anyway just wish that they will able to make it a happening places as hope to see another nice place to hangout in the future for Puchongites.

Water activities, adopt a tree, lantern floating, more activities Setia walk 8, 15, 22 april
Thru sms

WHats the diff between VIO and the Trigon? Vio is fully sold out? How about Trigon?

This current access through Persiaran Wawasan is only one of the two access. Agreed that at least a signboard should be put up to guide visitors, this is not a big deal though and like anywhere else, ppl learn through experience. The main access suposedly will be direct from LDP via traffic light since the RAs of tamans behind protested, it has been said a flyover will be built to bring traffic directly into SW from approximately the current location of the bus stop.

VIO fully SOLD. Trigon 60% SOLD.
Price diff between this 2 block.
Vio, avg 450psf, Trigon avg 650psf

Vio is the same design as Brio and Solace, although being the last launched among these three it was the most expensive. I believe the units were fully sold, maybe there's still one or two loft/ duplex units left. Trigon is marketed as luxury serviced apartment, thus being a notch above SBV, still being sold as last I read, lots of units to choose