Erh, I think in line with the above, OKR offers better value, also freehold, nearer to all the above mentioned places plus less jam as well

However, for own stay, its should be ok while for investment purposes, its not recommended as its too highly speculated already as it stands

This post has been edited by tgeoklin: Jun 17 2009, 02:55 PM

Isn't investment about perceived future value ie calculated speculation? The reason why BK is attracting attention is because of the proximity of BK9 and Zest fronting the main road vs all other BK development on the inside where most people did not even know its BK.... Because they are undervalued all these time which means their room for growth is much higher hence good for investment if you buying it first hand... just like any other property or buy it and gain when you signed the check.

As for OKR offers better value, pls share with us all which part of OKR still offer new launches and FH landed properties. I definitely will look at them if I can find them. The jam on OKR is no different from BK to Mid Valley. Its the same albeit shorter distance.... but OKR also stretch until Sri Manja. For me OKR refer to Taman Desa vicinity.

Personally, the only advantage of OKR that I can think of is close to midvalley, Bangsar, PJ, and toll free to KL city.

BK has been in my radar all this while.. one of the best accessibility area.. close to puchong, not far from sunway and subang, near to bukit jalil, TPM and sri petaling, close to OKR and midvalley, close to sk and serdang, taking back road to equine, accessible to putrajaya and cyberjaya. Close to major highways like LDP, KL-Seremban, Kesas, not to mention, puchong-sgbesi (although not highway ). Few minutes drive to Sri Petaling and Bkt Jalil LRT station.

As to the investment purposes, if you have the $$$ and not mind the risks, by all means but based on feedback from agents howering around the new launches in BK, lots of buyers are expecting the value to go up and buying for investment but they are not in a position to hold on long term, which may then cause the bubble to burst and bring down the value overall for everyone

I believe there is a project by Tiong Nam around the junction of OUG which is pretty good. UOA also has a project in OUG plus I also noted a few bungalows in the hillside on around Meadow Park area going for around 600K and if you don't mind splashing a little more, Tmn Seputeh Mutiara is a good location as well, very near to Midvalley.

If you want better value the area in cheras around Len Seng, Sunway Cheras should also be good once all the interchange are completed around year end ie. which should ease up the jam like what they did in OKR, excluding the puchong link road, though

This post has been edited by tgeoklin: Jun 17 2009, 04:29 PM

This is what they call 'Greater Fool's Theory'. Buying something in anticipation that another fool will buy it for an even higher price ;-)

Every bubble has to burst someday

This post has been edited by ahming: Jun 17 2009, 04:34 PM

How can new launches will have the bubble burst and bring down the value, when its just launched? The bank barely drawdown any payment, work not started and will only have full repayment in next 2-3 yrs.. how the heck the bubble going to burst? Who know what will happen next 2-3 yrs.

If you talking about recently completed phase in BK9, yes there is a feeding frenzy. Those unit was sold by PKB at 300-320K and now commanding at least 40%. At 30% increase, prolly still palatable but hitting 40% is getting way too high for subsale buyer but they are some "daring" subsale buyers....

However don't expect those owner will drop the price because their entry cost is very low 2yrs ago. They bought it at only 300-320k. With the current all time low BLR and minus package from banks, the holding power of these buyer just went up. Most of them are owner and not speculator because BK was not a hot area 2 yrs back where its very much undervalued.

So buying these hot property subsale at 40% premium will require a "deep" thinking, but if you can find one at 30%, go for it because almost every recently completed property is commanding at least 30% premium and given that low selling price 2yrs ago by PKB, thats why its bargain for investor now. Same can't be said on the recent new launch because PKB asking close to RM500k.

As for those property you mentioned, they are next to Kinrara via the link, so where are those OKR FH property you talking about? I did saw some small development but they mainly leasehold! I doubt you will get 600k FH bangalow in OUG in a "normal" situation.

Taman Seputeh Mutiara? Those are all Bangalow and Semi D, and you have any idea what is the asking price. For old house phase, they asking above 650k for 15yrs old house! and mind you certain phase is LH!

Do you really know BK or just hear say because your suggestion now deviated to Cheras.

This post has been edited by gamenoob: Jun 17 2009, 07:45 PM

no matter how nice the interior, greenery, etc, distance to place...i think the rising concern when buying house lately and the trend is SECURITY. if you compated true gated and guarded (not those hi-bye guards), the price goes up rapidly. i think in every instances of non-g&g housing estate, there have been reported cases of break-ins, robbery and car theft lost overnight. I've colleagues in BK who has lost thier cars overnight...

my point is, for investment or own-stay especially go for G&G...

Hi kikco

In any new housing area, there has been break-in decades ago and its escalating worst by the day. Where have you been all these time?

Have you done any read up and research how many G & G development out there? And do you know what is the asking price of similar size FreeHold development on G & G? that nearing BK? As far as I know, there is none within 5km. If I missed them, I bet you there is a HUGE premium..

I have seen cases where G & G residentials got burglarized too and car jacking as well including some well known condo too! Which is why you need to support your local RA or start one... don't depends on the authority...

G & G is better than nothing....

OKR vs BK is 2 different area. BK is more like suburb but OKR more like near city.
OKR is consider KL but BK is more like puchong area. Is different.

I just sold my double storey house in BK9 today for RM490K even without moving in. This is plain crazy but decided to cash out as got it for ard RM350 late last year only. Decided to cash in now while I am ahead before even handling over

As to the OKR property, was rounding there back late last year/early this year, so maybe price changed? But those that I visited were definitely FH fyi. The Tiong Nam one was pretty good. Sales office near the happy garden market area fyi. Not sure if fully sold out already though. Most of the FH properties were around the hill area opposite Pearl Point. Sorry but I am bad with roads etc. The bungalows are old ones and will definitely need touch up etc. But truly value for $$$

Yes, seputeh mutiara is expensive but if you are willing to splash at BK, can afford to consider them, right? As to Cheras, I already have 2 properties there but they are not appreciating as much as the BK though I like the neighbourhood slightly better

Alternatively Puncak Jalil also value buy

This post has been edited by tgeoklin: Jun 18 2009, 11:10 PM

BK is one of the most convenient and strategically located township in Klang valley....surrounded by
Seri Petaling, Old klang road, Puchong Jaya, Taman Equine/Seri Kembangan, USJ/Sunway....etc...\\

i'm saying investing in G&G is a wiser choice be it for investment or own stay, i'm talking bout property in klang valley, not only BK. you can see the trend, even normal housing in pj, bu, etc are coming out with all sorts of method to gate their premises. it comes with a higher price i guess, but it is worth the premium, i think for the years down the road, G&G property will offer more return.

developmer are seeing this trend and try to capitalized on this by only launching semi-d and up for G&G to fetch a vety high price, it is rare to find new link houses with G&G....

Every one know that and the pros of G & G... and as you say its rare.. infact extremely rare. Since we are talking about non G & G, so lets just focus on that.

---

Added on June 18, 2009, 11:24 pmYour explanation is hard to understand. You bought and not moving in, and bought last year, and then cash out before handling over...

If I can attempt to read you correctly, you bought it last year subsale in BK9. As far as I remember all BK9 was launched in 2007 except for maybe Senja. Then again Senja is not CF yet and only Spectra is ready to move in now. Spectra was launched 2 yrs ago for about 300k. What unit(design/end lot/Intermediate/which phase of 9A?)and which model you bought?

Who ever bought your house for 490k, is obviously not thinking level headed. That is 40% premium and if your is subsale, that mean its at least 55% original price.

Based on your purchase price sounds like an intermediate unit.

As for Seputeh Mutiara... did you REALLY check the price? There are at nothing new in that area. As I say 650-700k for 15 yrs old house! For what? Neither is good for staying and good for investment!

For the cheras unit, you are contradicting yourself now. You say value and good for Cheras when the interchange ready and yet your 2 unit there is not appreciating as much...yet you suggest other to go for it?

Problem with cheras vs BK is that its not an intergrated township development. Every tom d*** and harry developer will plot one small land and put up a new name for it.. just like deeper part of Puchong saujana near dengkil...

BK is a singular township development own by 1 developer. Mahajaya, Zest, and Sierra residency trying to cashing in on BK vantage points. In klang valley today with such easy access, there are no such other singular township anymore. The closest is Putra Heights by Sime UEP. Go and drive there and look at it and see how much have the property there appreciate vs BK...

This post has been edited by gamenoob: Jun 18 2009, 11:24 PM

Sorry, my mistake, should be the year before last. And yes, its the Senja intermediate, direct from Developer. No CF and not handed over as yet. But who am I to argue, right? Initially had intended to stay there as got my shop in Puncak Jalil. Well, it seems the bubble is still expanding as lots more are waiting for above RM500K before letting go

There was a new launch of semi-d in seputeh mutiara back about 1.5 yrs ago but since I already got the BK9, no more cash flow, so can't commit further. It was a very small project & was even feature in the papers for its strategic location etc. But price was RM650K onwards fyi.

As for the cheras units, the appreciation now around 15% and expected to improve once the interchange is ready by year end. But since only got it late last year, maybe too early to say

Been to Putra Height, loved the area but too stretched for now

Your Senja, you bought the 2 or 2.5 storey? 40% sounds about right,.... you got a good buyer though. Place not even ready and you can sell for 40% gain! But I doubt the new owner will gain much in next 5 yrs...

As for the bubble, its not likely to burst or anything because most of the owner there bought it for own stay and with those pricing back then and BK low profile many people ignore BK9 due to internal road issues as well. Where can you get big built up for 300-350k 2 yrs ago on FH land with such strategic location. Most of them still 1st owner and the 2nd owner hardly able to gain anything to speculate it. If the demand drop back to say 30%, that is still a big appreciation to the original buyer. The 1st owner gain it all! Its the subsale buyer that needs to becareful.

For me a bubble burst means, the price drop below the original pricing! That will be a crisis.
BTW, recent bank evaluating the BK9 houses to worth at least 30% premium. So the speculation price of another 10% is prolly ok, but too high for me. Anyone can find a unit with 30% premium should snap it up because the current price of BK9 Spectra is asking up to 470k from 310k!! That is 50%!!! premium.

Those bought at 30% premium and keeping for few years on own stay will appreciate perhaps another 10-15% vs enter at 50%!!!!

Its the 2 storey unit but the issue is, there's always the holding cost, so the longer you hold the interest from loan/fd loss will need to be factor in from an investment point of view. Since got good profit, might as well not move in and put the profit into FDs/flexi-loan reduction, so can earn or save more

Hi guys,

I am keen on the Spectra. Is it really worth it to purchase for own staying? As currently its all sold out. How is Senja ? That is just beside Spectra right? Leasehold vs Freehold?

Sorry TS, borrow your thread as I can't find others similar discussion topic.

Please advise.
Thanks

112006

Entire Bandar Kinrara is Freehold development. Its a singular township development by PKB (perumahan kinrara berhad) under I&P group. Very reputable developer.

Don't confuse with Taman Kinrara (2km away) under MBF on LH land.

Another developer call Mahajaya develop Damai Utama next to Kinrara bordering Puncak Jalil and the forest reserve, but its leasehold!

Spectra is the latest completed property. You can still find subsale unit, but they not cheap. Asking range from 430-470k for intermediate. Corner and endlot is higher with 100-200K more.

Buying for own stay is always good idea on FH land. It will always appreciate but you need to get a good entry price. I think if you can find less than 430k, do the math. But don't expect to gain another 10% next month. But it will continue to appreciate. All BK houses have appreciate at least 50-60% over the last 10 yrs. But if your entry price is high, you gain less even for own stay.

Among the BK9 development, I think Spectra look the best. The design is simple, modern and yet will have timeless look. The other design like Permai (BK5), very modern but will outdate fast. Cahaya (BK9) is the next ready phase. Priced slightly higher than Spectra from PKB supposively better design but if you look at, the Spectra seems more handsome. Cahaya is supposed to have courtyard but having said that most courtyard actually waste your usable space so may not be a good thing.

Senja is nice too, some are 3 storey and price much higher than Spectra and Cahaya.

I noticed that there the population of African ...are fast growing in puchong area especially pusat bdr puchong
and puchong jaya....not sure about other area..


i think for those who got a family...are looking for housing area with
1) good security eg G&C
2) good primary & secondary school...

any idea which area with such features ? thanks

gamenoob,

Thanks for the valueable info and advise.

I went to Mahajaya Sales Office. And they introduced the Damai Utama. But not so attracting as the design and leasehold. So my mum having the same thinking too. So we skipped that.

However, I unsure which one is Senja, Cahaya As I only know BK9 .I did drove around that area till Bukit Jalil newly build property the terrrace. But over my budget.

BTw, Spectra is just too near to the Petrol Station. Is it a concern for long term own staying?Another question, they told me that first 6month guard is provided but after that will be our own community to arrange it?

Sorry, I m newbie in this. Please enlighten me.

Thanks