Just wanted some opinions, I'm looking to buy a house in Bandar Kinrara for investment. Looking at the current launch Melodi at phase 6A1. Kinrara has lots of advantages, great accessibility and good facilities (Giant, future LRT) around but it's not exactly a premium property, no plans for gated facilities or beautiful landscaping. The biggest problem with this particular launch is the price, their 26x65 starts at RM570k and their 30x70 superlink starts at RM724k, around 10-15% more than similar property launches in Mutiara Bukit Jalil or Bandar Puteri nearby.

I guess I'm just wondering if this will make sense investment wise. After almost 2 weeks, only about 10 units out of 40+ have been sold, unlike previous launches where majority of them were sold on launch day. It just shows that other people are not so keen on buying these houses either. I can't really imagine what the secondary market is like for a RM650+k link house or RM800+k superlink even 2-3 years from now. My gut feeling is that it'll take probably 3-5 years before there will be any significant appreciation of these properties since it'll have to compete with the existing properties built before the price hike which may end up being cheaper.

Comments welcome.

Not worth buying. I don't think Puchong houses are worth that much. Don't think it will appreciate a lot.

nowaday Puchong area are appreciate a lot...1996 a 20x70 double storey cost 120-140k...now min 250-280k for standard unit..1 fold after 12years..
look at Wawasan,Puchong Jaya-tempua,...

Well I bought my place BK5 during 1997 at 210k. Now?

If you looking for landed property , yup puchong is the one .
apart from that, you can choose kota kemuning . all freehold

heard bandar kinrara will have big cemetary project on dbkl plan

later got ghost wondering around

I'm also considering properties in BK... but if you think about it, in years to come, people will opt for the largest lots they can find to tear down and rebuild... land is precious in tat sense... plus i did check with the developer, Melodi will be gated - sort of... they plan to build a half wall with grill just like for harmony, but get-your-own-guard concept.

Don't you think MBJ is in the middle of nowhere... and worse of all the cemetery land will be on that side... plus it's awful to see industrial lots near your house. If you want to invest in this sort of property, tmn esplanade and jalil sutera are better... or you can opt for Hening or Senja under BK...

i am actually looking for a landed property around selangor area but i really have no idea where to get one..
my budget is actually around 100k-200k...
i need some opinions from u guys actually... can u guys tell me which area is good enough eh??

Some of the neighborhoods already have the get your guard concept but it depends a lot on the residents and whether or not they're willing to pay. This is an issue if you're planning to stay long term.

MBJ is definitely in the middle of nowhere, but the house design itself is a lot nicer than BK. And if you drive around the completed phases of Mutiara Bukit Jalil you'll see that the majority of people buy for investment. Haven't gone to Jalil Sutera but Espanade is on the expensive side plus the whole Taman Esplanade is like a free bypass for people who want to avoid the RM2.20 toll at KESAS. Even I do it once in awhile

Was at the Kinrara sales office again today, take up for the larger/more expensive (RM500k and above) houses are pretty poor. I wonder if I can get a 20% discount

What type of landed property you're looking for? Single Storey, double storey?
Where do you work & prefer to spend your time? For example, some people stay in Shah Alam but loves to go PJ area.

ooh... i'm actually looking for a double story landed property.. if there's a nice single storey also i won't mind actually.

i prefer somewhere i can easily access to PJ.
i'll start working next year.. so planning to buy a house somewhere end of this year.. will be working somewhere in PJ as well...

keep me informed if there is such discount

of course sales are poor, how many people can readily afford to spend >half million for a house... me also going to Kinrara sales office quite often...

BK will going to have cemetry soon? Where? Which part? Never heard of it? Anything confirm?

Actually a lot of people know nothing about puchong and kinrara, the moment they hear it, they act smart and shoot from hip that its a crappy area, etc etc.

If they have done their homework, BK is prolly one of the area with good appreciation and accessibility for the price. Its not over speculating and priced reasonable which is why a lot of people equate less expensive as not good!

Seriously for 20x70 to 24x75 FH DSL with easy access without toll to CyberJaya(22KM), OKR(5-6KM), Midvalley(12KM), PJ(18KM), KLCC(25km) and LDP, USJ, Sunway etc etc starting from 280k onward for 20x70.

All these house is about 9-12yrs old and sold at 180K back in late 90s.

The latest launch, PKB is smarting up and increase the launch price. With the exception of some design, all houses are snapped up. You should look at the semi d and bungalow launches, all gone.

Some food for thought..BK9 currently commanding at least 35% premium since launching....from just 2 yrs ago!

As for cemetary and crematorium, read about it in Zest thread and BK Forum. You will be more informed and make your own conclusion instead of some informed posting here...

gamenoob ,
please give the url for the 2 thread you mention......

IMHO, think Bandar Kinrara landed props are one the most undervalued dev in KV....... strongly recommend u guys to take a peek at BK.....

The recent launch of Desiran at BK 5 were snapped up within a day. It's a 24x70 DSL @ 480k! People started queuing up days before the actual launch.



This post has been edited by aramis888: Jun 16 2009, 06:49 PM

480K for 2-storey still consider one of the most undervalued dev in KV?

Yes it is especially considering the quality, FH, location, lots of green, build ups etc. Only recently the developer is hiking up their launching price. Previously all below 350k!

Do share if you can find similar spec size house (new) on FH land that offer easy access to OKR, Sg Besi-Seremban HW, Cyberjaya, KLCC, PJ all without toll? KLIA is only 40mins drive at speed limit. With LDP one can head to USJ, Sunway, Damansara etc. Traffic, its the same for all major township but at least you get plenty of option to head home.

Shopping like Mid Valley is only 11-12km away, KLCC is less than 25km, IOI with new extended wing is like 15mins drive, Sunway Pyramid is only 20mins away.

Best of all the congestion of these traffic area is not on your door step like Mutiara Curve/BU area...

Kinrara is right next to KL zoning which is why is so near to KL township..

Jyyong
As requested.

Pls drive there and see where is this cemetary proposal location. Its at least 2km away from BK...so decide for yourself.
http://forum.bandarkinrara.com/index.php?topic=347.0

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

Yes, the houses directly behind Caltex may not be too please with the fume, but having said that anything more than 300 ft is more than enough for the fumes diperse and health concern should be less of an issue. Insurance coverage may be higher though as insurance my load up the premium on such.

Having said that, you won;t even find any of those unit for sale.....

---

Added on June 22, 2009, 10:29 amWhat are you trying to say about the fast growing african population in Puchong and not sure about other area? Pls enlighten....

There is a lot of chinese too in puchong... I should be concern too??....

So you saying those with family should not consider this area because of your skewed ethinicity phobias?

On serious note:
To answer your 2 queries above, pls read up what posted, there are no gated and guarded FH properties in BK area, not even the next 5km radius, unless its LH. And you need to pay at least RM300 per month. Have you done your home work on this?

#2: Defined good primary and secondary school please.... You mean our public school really diff rating?
If you want lots of school, yes BK have one of the highest school count in Klang Valley. There is 3 SMK, and 1 SRK, and 2 SRJK, all within 3-5km radius.






This post has been edited by gamenoob: Jun 22 2009, 10:29 AM

Spectra units only units leftover are facing the Zest. Making hard decision now. Cahaya and Spectra's cons and pros? Layout/none gated and guard ?

Interesting points raised so far. Here's my opinion if you're buying to stay. I've been living in BK for more than 5 years...

- location is great as already mentioned
- security is ok to bad overall, depending on where you are. Maybe this will be better once the new police HQ is ready in 1-2 years
- the neighborhood is nice and quiet, but quiet can be bad from a security standpoint too.
- internal design seems to be consistently below average. The designs seem to be inefficient, wasting space with non-square rooms etc. The newer launches are better eg. Melodi but other places are advancing too
- property appreciation is great but I'm not sure how much longer it can sustain.
- someone mentioned that there are lots of schools in BK. There are enough SMK around that they are all only running the morning session, but there are only 2 small SK with very crowded 40-50 students per class. The SJKC are not in BK, they're in Puchong Jaya although it's a short 5 minute drive away.
- I'm more than a little bit jealous on how well IOI has developed the commercial side of Bandar Puteri compared to PKB and BK. Bandar Puteri has 2 hospitals, numerous major banks and a huge thriving commercial community. BK is still a kampung by comparison.
- I hate how PKB does their house launches, employees get first choice for all new launches so for example during the recent Desiran launch, 9 of the best units out of 14 corner units were taken by PKB employees. wtf?

So overall I have a love/hate relationship with BK. PKB has many opportunities to do better but they're just another greedy developer. Few of the above are relevant if you're buying for investment but if you're staying here, good luck

forum.bandarkinrara.com has a good online forum, do visit there for more info.

Agrees with you that Bandar Kinrara is a kampong compared to IOI Bandar Puteri.
If I am not mistaken , Bandar Kinrara was an older housing estate before Bandar Puteri, but today look at how far the latter has moves ahead.
We can only console ourselves that BK is mainly for residential purposes and its better we keep it this way - more quiet, but sometimes it can be quite bad, when you have trouble looking for a shop to photostat your children's school work.

and I think Bandar Kinrara can do better with more walk pavements for the pedestrians.
I have stayed in BK since 2002.
I remembered during the economic downturn way back in 1997-2002,
their first launch during that time, was 4C11 ( in front of Desiran ) - RM146000 20x70.
then it was 4C13 / 4C13A - RM178
4C16 - RM188 - 20 x 70
4C18 - RM200 - 20 x 70
4C10 - RM 220 - 22 x 75 ( all of these opp. Permai )
again, during that time, it was balloting and was so difficult to get a house.

I thought now, with trying times ,maybe not as bad as before, the new projects would come down a bit , but not so, instead shot up to half a million.
Desiran - 24x70 for RM490 and with that price, one would expect the length to be 75 or 80. and it's sold out, people queieing for 5 days. who are all these people and where do they come from. BK or outside BK.

I think it is most probably due to opening up of the roads and highway ( KL -putrajaya ) and do not be surprised that most of these buyers are from areas like Seri kembangan/Serdang. ANd of course those who are already staying in BK who wants to improve on their house sizes. and thos elooking for gated projects. with the current crime climate, the gated concept is the way to go.

Harmony/ Damai was the first gated concept and those who bought are laughing all the way to the banks. Imagine Harmony bought for RM350K / RM328K ( bumi ) sold for RM450 -RM470K.That time, not many people buying Harmony because the land was a low lying one.

And as for BK 9 , until they build a ramp/flyover, I am not keen as I can't imagine myself driving all the way along the busy highway just to make a U Turn and now that tehy have ridiculously put a traffic lights along it. ( maybe actualayy a blessing in disguise as since then, traffic out of BK into the hiway has improved )
but still , just today, found out that the houses in BK 9 - Spektra and Cahaya are being transacted in teh secondary market for good prices - RM430k-RM450K. Not surprising as freehold land getting scarce. People are desperate to own houses- don't even mind that there are low cost flats. maybe proposed cemetery, nearby petrol station and have to make U Turn everyday just to send the kids to school.

The good thing about Bandar Kinrara now is the current present residential community but the opening up of roads, new condominium projects and influx of people from elsewhere, we must brace ourselves.

some people like the quiet kampung-style environment, some like it full with the hustle and bustle of commercial activities. So, its down to individual preference.

I moved to BK a year a go and I like the quiet environment, as compare to bandar puteri. No doubt there is a slight inconvenience when you wanna buy some stuff but I can live with that.

Seeing the recent development of Kinrara Straits, I do hope they developer do not over develop the area into another B.Puteri. I like just the way it is now.

Kee1, Tishaban,

As for the crime rate, if you think BK security is bad, that is because you both lived there and more aware of it. My colleague live in USJ and BU and you have to go there and visit them to understand what is crime rate.

They literally condoning off some roads to allow only 1 entrance and exit.

Bandar Puteri is no better, IOI is paying 2 yrs free security services for their guarded areas and also getting police patrol as well. If its peaceful why need developer get involved on police patrol and free 2 yrs guard service. I read that from the Bandar Puteri thread.

For those wishing for more commercials and "excitement",... that is the price to pay. And do you really think Bandar Puteri residence will be able to walk to Giant and those commercial shoplots in peace? You prolly either get mug or run over by car...

I'm certainly glad BK remain as it is, quiet and serene with lots of green. Visiting relatives here is great as I dont have to put up with too many traffics unlike Puchong Jaya and Puteri. Yes, there are some crime. Which neighborhood doesn't? Then again this is not gated or guarded where you need to commit at least few hundreds a month for the maint and security fees...

Other amenities like Hospital...Sunway and SJMC is nearby enough! Its an academic discussion just like if 100K vs 200K insurance coverage.

112006 and others
who want to buy and invest in BK, you can all see one very clear point. The prices of these township continue to increase over the last 13-14 yrs. All the launches from last 3-4 yrs has appreciated at least 35% in 2 yrs.. some as much as 50%! and yet BK does not have the commercial development as rapid as Puchong Jaya and Puteri. Maybe because its a much better location too. BK folks have much more non toll access and less traffic be it to KLCC or KLIA or Cyberjaya. Puteri and Puchong Jaya have to pay toll for cyberjaya and get caught in heavier traffic Jalan Puchong before hitting Kesas to KLIA..

I wished I have bought some of the earlier launch! Its probably one of the most underated township in terms of living quality vs entry price and potential on appreciation. Although the current launches have brought their prices to very steep.....infact very close to Puteri prices even for such underated area... which goes to show... some combination of factors is doing wonder for BK.

My relative was envy of Puchong Jaya, Pusat Bandar Puchong too etc in the beginning.. so when I visited some used unit with them, they all go off quitely appreciating what they have in BK because the houses design of same age was no better.... its just how they arrange their furniture layout to maximize space and then of course the congestion during peak hours. Not to say BK do not have, but BK folks would have cut short 5-6km from Puteri/Puchong Jaya and at least 20-30mins drive during peak hours! to KLCC or OKR etc.

2 SRJK is located in Bukit Kuchai and Puchong Jaya, and both is about 3-4km radius from BK5 Petronas and BK resident get priority just as well.

BK9 access issues will be a history come end 2010 when the ramp is to be completed. This ramp is a MUST for Zest to have CF so expect the pricing to goes up as well by then. 1 LRT station is position right across from that BK9 caltex as well. Imagine the potential. Even without the ramp, the BK9 folks can reach home via Puncak Jalil exit to Bukit Jalil Bomba traffic as alternative to U turn at TPM.

Right next to BK9 is Alam Sutera and that is also owned by PKB parent ie I&P and its under DBKL. Leasehold Semi D only and yet all sold out ages ago! There are more ground allocated to schools, bomba, police HQ, as well. That forest next to DBKL is designated as Botanic Garden as well. BK9 can also access to BK8 and BK7 and exit near BK6B. It might be winding road and adding a few more KM but its all a scenic drive along golf course with no traffic.

This post has been edited by gamenoob: Jun 29 2009, 02:20 PM

Gamenoob,

what about the low cost DBKL flats at BK 9
heard it s about 3000-4000 units ? is it true

if it is , it will really be a traffic boom, come end 2010 , one ramp alone may not save the day.

In BK, you can still find many greens, proper wide access roads, etc. In BP, the residents there are fighting/protesting to stop IOI from building more and more condos/houses and IOI forgot to build wider roads.

InP

IOI

This post has been edited by yunalesca: Jun 29 2009, 03:03 PM

Kee1

Yep, that is what I heard in terms of unit, about 3000. Wheather that ramp is enough or not, we shall wait and see.

There is no way one can preplan and foresee for all. Its no different on that ramp from Sunway toll to IOI direction. 2 lane to Sg Besi/Astro, and 3 lanes to IOI excluding other lane on road surface... its just tough!

My consolation and argument is, what is the possibility of each DBKL unit owned more than 1 car? Most likely bikes and public transport which is why LRT station is now targeted across from Caltex. There are no commercial or shopping mall, so traffic congestion would be minimal.

Actually I hated more when I reached BK itself on weekend visiting relatives. Most houses have 2-3 cars and all selfishly park on the road and not inside their compound!

Zest, BK9 and other BK enclaves is extremely enticing......

No matter in BK or BP, house price r getting higher & higher, So dun think too much n buy something in these area fast & if u dun like u can easily sell it out. With all the bad times 1997, 2007 & now 2009, the house value of these 2 place still appreciating.

well, this all depends on what you looking at.
if you need a quiter and more greenery place then go for BK.
For me, I did survey between BK and BP..
finally I go for BP...
because I love convenient and BP offers me with variety of major banks while thousands of other businesses within my reach....this not available in BL where I have to drive all the way to Puchong Jaya or BP to get my goodies.
and of course hospitals which I can reach just by walking
furthermore my house at hilltop where I love my scenery especially at night where it's not available in BK.
so..it's very subjective...just buy what you need, not what other says..

The Zest is selling at around 280K up. I think too expensive lar. Why not get landed at BK for 350K up. Just additional 80-90K. No need pay monthly maintenance!!

i got my house in BK, 2nd hand 1.5 years ago and now it has appreciated 15%, coz I compare mine with those similar units around mine and also check with a handful of banks. Just a guesstimate but still, I am happy.

;-)

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Added on June 29, 2009, 3:21 pmcondo/service apartment and landed prop cater for 2 diff type of people. Cant make a comparison like that.

For Zest, the pricing for the earlier phases are quite ok.


This post has been edited by aramis888: Jun 29 2009, 03:21 PM

Hi Ronn

I like the idea of need not buy a cow to enjoy the milk. You don't have to live next to it to enjoy it.

I'm not some hot shot investor that needs major bank to be next to my house or my drive way. I just hop on my car and drive off. Then again I doubt you walk to the bank from your hill top home in BP. Lets be realistic, ask yourself how often you actually step your foot in the bank near your house. I hardly do that, either online banking or other ATM branches. The Hill top homes is at least 2km from BP Giant anyway.... and 1.5km to that Columbia Asia Hospital....

I doubt you can walk to the BP hospital if you are living at the hill top.

For commercial goodies..Giant has its biggest store in BK with covered car park as well.....Maybank, Postoffice, clinics, food court, computer shop, goldsmith, etc etc . Taman Kinrara is only 1.5km away from Giant and plenty of RHB, Ambank, HLB, etc etc as well.

Its not so much of BK vs BP or PJ etc, its about how to look at the capital appreciation objectively. Like I said even without commercial progress, BK price has increased quite tremendously and at time matching what IOI is offering. Imagine if BK start to have its commercial progress which I doubt. Having said that again, the BK buyer is attracted to diff thing requirements and that is something BP or other commercialized area unable to provide.

Easy Access with shorter distance to major hub and lesser travel time, non-tolled access to city center, CyberJaya, PJ,OKR, etc etc...

Hahaha.... y r u guys sound like debating which is better? Tishaban started this topic on Sept 2008. By now i'm sure he/she shud hv enough info to invest or not. There r pros & cons on both project. Lets just hope that the property market here have not peak yet so everyone can enjoy the fruits on their investment. Ronn do you know they r selling Olivia at Rm560k now.

In the case BP vs BK

Has the jury its verdict?

Yes, my Honour but it has been close.

The Jury's decision:

For investment/buy sell/rental : BP

For purpose of staying : BK

Judge : Case closed

court is adjourned.

SUPERMAN has spoken.......thats final
let find some other topics to talk abt

Olivia at 560K? Impossible lar. Olivia is only 2-storey. Then the Nadia 3-storey have to sell at 600K++???? I personally know 1 transacted Olivia is at 499K (2 weeks ago).

IOI already sold the houses at a premium. So the subsales very hard to go up anymore.

deal or no deal i'm not sure but i did called & the agent said the owner insisted on 560k non-nego.
maybe there r desperate buyer up here.

hi moopok,

how you know I bought Olivia? lol...
anyway, u're right as my house is under renovation now and should be able to move in 2 months time.
when i got my key 3 months ago, an agent call me up and ask me to name my price as there's few ready buyers to take up the lot but I told him its ok since I love the place very much and intend to stay, not to rent. he says the price has hit $515,000 during that time compared with my purchase price of $448,800 which I think is a good return but I insist on my stance.

and hi gamenoob,

you got your points here that from top of hill down to giant need 1-2 km at least so it doesn't matter if within the BK drive to another city is just within few kms or lesser. Sometimes buying properties is like according to feng shui's direction where if you feel you like the place then no matter how much it cost u will go for it....cause it gives you good impression to that place and that is why I bought this place...maybe I love panoramic views of Puteri 11.
As for investment purposes, I think the money better put in shoplots as it yield better returns in long term as well as rentals.

just my 2 cents....and hope to hear from more puchong residents here...

Hi Kee1

I'm not sure if there are such direct and clear classification out there when it come to buying property in Klang Valley especially in Puchong... there are some exception such as Bukit Beruntong... confirm gone case.

I could be wrong but at the rate BK houses transacted at subsale and new launches, I disagree with your classification.

Then again, no worry. We agree to disagree.

morning gamenoob,

you have every right to disagree
this is a free world
and that's why we r ere in tis forum at the first place
to challenge one thoughts

do you know that for Serena in BP, from what I heard (one week after the launch, the sales were so encouraging that the developer increased the price by RM 10K ).

Regretting that I did not purchase the completed 2.5 storey Juniper in BP when they sold it for RM448K in October 2008. I was there on that Saturday launch, thinking about it, and when I went back the next day, only the ones facing junction left.

But no worries, all going up will come down one day. But that seems not to be happening now., especially with IOI and because of IOI, everyone else follow suit.
IOI solely private -still OK , but InP -govt arm -must think of rakyat

Oil price down, steel down, sand down but houses price up up up up away into the sky.
Can somebody explained
I guess must be the demand.

Kee1

You should read up also in Bandar Puteri thread on their gripes with IOI. Seriously their houses are way overpriced especially recent launches. Same goes with BK..... getting more and more expensive...

Most BK launches are oversold except for a few design phase such as Senja, Hening, Melodi... especially those price above 500k. So there are some threshold that buyer wont jump in. DSL hitting half a million is crazy nowaday! Wonder what prices our future generation will be paying....

IOI private, sure boh? Steel price down? Are you sure? It may have drop some but its much higher than 3 yrs ago!

As for I&P and PKB on BK, thats why its underated for a FH township. Still cheaper than IOI with better location and access until recent year. So PKB has wise up. The recent launch house design is very nice too. Permai, Cahaya, Spectra, Senja, Hening, etc is very very modern. The house size is big too, from 1800-2400sq feet even on DSL. Those 2.5 is even more!!

in puchong, u can't go wrong investing in either BK or Bdr Puteri houses.... both are good !

WATCH HISTORY CHANNEL ON ASTRO LAST WEEK. AZTEC MAYA CALENDER INDICATED THE AMAGEDDON WILL COME ON YEAR 2012.... IF YOU LIKE IT BUY NOW, ONLY NEED TO PAY INSTALMENT FOR 4 YEARS ONLY...

How abt Condo/apartment in BK, is it worth buying for investment as well?

..??

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Added on July 1, 2009, 6:40 pmyes ..both is good...dunno why they are fighting...each others depend on the pricing appreciation.

I think need ask InP to wider the roads too..2 lanes not enough at all...when accessing from BK to Sunway..problem.
I hope InP can see this post. Also, dunno why they built a traffic light at highway...just like the Jelapang toll...can InP
highlight this issue to MP even i think the traffic light may built by Paragon?

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Added on July 1, 2009, 10:48 pmSpectra more good....further from the C & C proposal compare to Cahaya.

I think BK5 is better ..near Giant and all basic amenities of BK compare to the nines. BK5 also got nice goreng pisang.
Also, BK9 have valuation problem with banks. See BK5 to made more comparison.

This post has been edited by Cyberiq: Jul 1 2009, 11:10 PM

yunalesca, are you sure 499k since 2 weeks ago ? since mths ago, the price for Olivia has reached 550k. I just heard from a friend that a unit sold at 600k.
Seems so much variance.

This post has been edited by Raffaelle: Jul 1 2009, 10:58 PM

where is this goreng pisang? I thought it is at BK2 near the army camp?

First of all, if you refering to some of my post, its not call fighting. Its called diversity of opinions. Has the years of living under some BS political propaganda that diverse opinion is bad?

On serious note!
As for your comment on who built the traffic light at highway? Which highway you talking about? Kesas/Puchong Astro bypass..??... since when that is a highway? What make you think its built by Paragon? Why would I&P highlight the issues when its has been a blessing to the traffic for the BK folks? Just because its inconvenience for you does not mean it bad for others. Think about the plight of BK and Puncak Jalil residence before this exit. Puncak Jalil folks have to travel another 7-8km just to exit via BK and contribute to BK congestion.

BTW, which BK9 valuation problems you talking about? I certainly have no problem in getting bank valuation of at least 35% above the launching price....

The highway is called Sg-Besi-Puchong Highway. Is it other naming for it or changed to Lorong Paragon or Lorong Kinrara?
Hey...yes you might right to have the by-pass to make it more convenient but built it like the BK5 by-pass and don't bulit a
low cost traffic light. You try to stop your car there for longer time, you might scared some lorry will hit you from behind or
when you see the traffic light in red, you can't made any decision to stop your car or not coz car from behing was damm fast.
You either choose to hit the traffic or stop your car. Also, before reach the light, it is a curve sloop.

Just think of the users there, they might kena hit damm kow kow from the side of the car. I hope this will not happen before
too late.

Try to call Bank, you will know...Maybank and CIMB value 370K and maximum only reached 400K for a 300K house. If others foreign bank gave u higher valued, that doesn't meant the house at that valued just because you able to pay it. Just call and walk-in to see yourselves. Rather buy the desiran as it built with better materials (49XK)and BK9 just with materials 200K and with a lot uncertainty. Later Desiran can reached
550-600K at least.

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Added on July 2, 2009, 10:58 amI just heard got nice goreng pisang..i thought it was somewhere near the InP sales office
and mosque. BK2 had nicer goreng pisang?? any recommended nasi lemak ??

This post has been edited by Cyberiq: Jul 2 2009, 11:24 AM

Sg Besi Puchong Highway....hmmmm... is that your definition or just some hearsay. Its has never classified as highway.

The bypass was built to facilitate the Bomba exit to KL direction but given the issues raised by the Puncak Jalil and Paragon residents, I guess DBKL allow it to be open for general public use. As for your arguement of either choose to hit traffic or stop your car is comical and lacking in logical sense. Since you know there its a traffic light and ample warning is given, with the yellow blinkers on the side of the road, and speed limit warning sign, you are just beating a dead horse. Its no different than any other traffic light! I have not seen any major accident happen! If there are many moron on the road that decide to speed up and hit the traffic, it can happen anywhere....

BTW the traffic light is on a flat plateau, the descent slope is far enough and given the driver plenty of view of the car stopping. As for your jelapang toll, I have been there and driven many times, no issues... why only buses crashed through it? Think a bit pls.

As for valuation for the bank, again your arguement is contradictive! First you say BK9 is crappy because bank give low valuation, when I can get other bank to give higher valuation, you say other banks nos irrelevant!

Since you seems to have more insider info, pls advise which parts of Desiran have better materials ($49xK) and BK9 with materials below 200K. Pls enlighten us ignoramus on this....
Last I check the end lot in BK9 with build up area of about 2300 sq ft and land area of 32x75 by PKB for only 425k vs 24x70 land area and intermediate lot for 490k!

I wonder what capital appreciation Desiran will have vs BK9. Currently BK9 have at least 40% appreciation in 2 yrs since CF or close to CF for intermediate DSL. Although I felt its a bit too high. 30% prolly more reasonable. Then again with such lower entry cost at 300k when its launched, it will climb more rapidly as its more affordable vs Desiran or those launches reaching above 480k! I wonder how likely one pay 700k for a DSL intermediate 2yrs down the road! At that price, it pitch it above the Semi D in BK5 as well some big corner DSL that have 2500-3000 sq ft! where it still cost less to refurbish or rebuild not to mentioned breaching into DSL in BU or Tmn Tun!

This post has been edited by gamenoob: Jul 2 2009, 11:33 AM

I just think better to built a by-pass for safety for all road users as what InP did and not like Paragon or Puncak jalil greedy developer.
still wanna to sell house but built a cheap traffic light.

InP map show it as Bukit Jalil highway or in Bahasa Melayu we named it as Lebuhraya Bukit Jalil.

http://www.bandarkinrara.com.my/swf_files/pkb5.swf

I hope Desiran also can reached 30% but at least can profit a bit.

This post has been edited by Cyberiq: Jul 2 2009, 10:10 PM


Attached thumbnail(s)

is tat RM600k with minor renovation or basic unit? early June i saw a few posting in Iproperty dot com going for RM570k oni.

499K or 600K is depend on your nego skills lar. Maybe desperate seller for the 499K or desperate buyer for the 600K.

But 499K is what I heard lar. But I did not see the SnP so cannot confirm

600K is for the endlot unit with 10ft of extra land hse no.12 jalan puteri 11/3. the buyer drive a silver grey camry... if i'm not wrong....

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Added on July 2, 2009, 3:25 pmmy hse is on the same row....saw a lots of ppl come to view the hse finally all the sale signage r taken away last week.

This post has been edited by moopok: Jul 2 2009, 03:25 PM

how come all your discussion posting of BP ended up in BK thread?

Haha. Never mind lar. BK or BP. We are all Puchong lang.

It has been named as Bukit Jalil highway or some other named it Bukit Jalil - puchong highway since years back. I use this access daily for more than 10 years. With this traffic light, yes, it can be a blessing for all the BK folks or any other Puncak Jall / Paragon/ DBKL folks. But dont forget, there are several hundred thousands motorist using the access.
This traffic light is just built on a curvy slope after puncak jalil. Yes. you mentioned that you have not seen any major accident happen for the moment. How long it has started operation? lesser than 1 month and can you be so sure that it is really SAFE?
A few times i see ppl hitting emergency break at the traffic light.

If this Jelapang toll as u think is safe, then there is no other dangerous spot in all the highway in Malaysia. Just becos of the high accident rate at this toll involving buses and lories, the authority are replacing a new toll at further safer side. WHY?

Why only Buses ? Of cos only this huge transports that we are afraid of when we are driving our sedan car. This is the major concern.

All this are a concern for most of the daily motorist on this route. Better be cautious before it is too late.

yes..yes ..agreed...BPP go up means BK also. BK go up means BPP also.

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Added on July 2, 2009, 4:08 pmyes..yes..agreed..we must think our family members as we frequently use this highway to access BK.
see IOI and InP built their own tunnel and fly-over for their residents but what Paragon or Puncak Jalil from Talam
do...killing traffic light this is develop nation..we are not using bicycles at the Highway..caused jamm somemore.

This post has been edited by Cyberiq: Jul 2 2009, 10:25 PM

Most people who live in BPP and work in KL will pass by BK everyday one (Toll-free road mar).

Most people who live in BK will come over to BPP for the banks and restaurants.

So win-win for all.

Actually choose BK or BPP also is okay one. Now both prices almost same. More important is BK and BPP owners work together to save the Air-Hitam forest, don't over-develop, etc.

gamenoob,
OK no more fight. Let's talk other thing

Wow I'm away for a week and suddenly lots of activity here. Keep it up guys. To me, my conclusion is a big yes if you want to buy properties in BK for investment. Too bad I don't do property investment.

Talking about the traffic lights and U-turn at the bukit Jalil bomba station, I wish the authorities had the foresight to put a real, safe U-turn at that place because it was obvious that there will be many many cars doing illegal U turns there. Oh well...

If you have been using this road for last 10 yrs, you are smart enough to know where is this traffic light and what make the rest of the other thousands user not aware of this? If you really worry and concern or cautious before its too late, how come you never worry about the traffic light in front of Shell/Petronas from BK to Astro after using this road for 10 yrs.

This one really put Jelapang toll to shame.... The traffic light is right at the valley after a steep descent which is steeper than Puncak Jalil and Paragon Traffic light!

So far I'm hearing ludicrous comments should they run the light or stop but worry being hit from behind! With that attitude, it doesn't matter which traffic light, these folks need to be banned from the road because they will get other people kill eventually!

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Added on July 2, 2009, 11:04 pmNo worry, its not fighting... it just setting the facts right....

This post has been edited by gamenoob: Jul 2 2009, 11:04 PM

the decision for u-turn was indeed a short-sighted vision... probably the guy approving the u-turn will change portfolio few yrs later and then left that shxt to the next successor.

if u-turn is the solution, I&P dun need to build the flyover/underground towards/from bk4/bk5, dun need the traffic junction at bk2.

imagine all the townships along that highway (or suppose to be just normal trunk road??) wanted u-turn... then u got u-turn for alam sutera, u-turn for bk9/zest, the on the other side, another u-turn for jalil damai.

This post has been edited by trojant: Jul 3 2009, 12:12 AM

Let me state it again! Its NOT A U TURN. Motorist making illegal U turn is a diff thing altogether! I see IDIOTS every day on HW making illegal u turn, reversing on HW, go against One way direction etc etc... so please don't confuse the issues!

Its only a single direction traffic control. Its only stopping the folks heading to Puchong direction. Where as folks from Puchong heading toward KL will continue journey without stopping albeit just watch the speed.

As for BK9/Zest, they have an upcoming ramp being built by Zest developer... for obvious reason! Zest is literally on the sidewalk of this Kesas Puchong By pass!

Just watch the speed.... According to data, this highway had a some records of car bang from behind even no traffic light.(not 2 car only..always 5-6 cars bang together). Hope not 1 of our car in future. Is not a hearsay but live there more years to come you can see..as for BK9 folks i don't
think they familiar enough of the traffic ..coz most of them new comers...not all...many of them existing Puchong folks also.

This post has been edited by Cyberiq: Jul 3 2009, 09:44 AM

speaking of accident, a few weeks back, there was a fatal (I presume) accident right in front of the Zest. A wira bang against the lamp post and the whole roof of the car caved in. I doubt anyone survive coz I saw the firemen there as well.