actually i too would love to own a unit there. i would choose dpc over mont kiara anytime. the concept is different. many small gated communities within 1 big gated community.

Who said so? You could've.

I don think is a nice location. Access plus the jam.

A jam is an "unavoidable" if you are choosing a nice location.. Well, i personally think so.
Lets take Mont Kiara as an example.. when the community increasing overtime, Mont Kiara will eventually become a traffic jam area.
In addition, DPC is located so near to pj and huge shopping center like 1u. Difinitely a nice place to invest!

Mont Kiara today has about 5x the population VS DPC, but conggestion for DPC today worst than MK.

And I tot' MK is nearer to 1U compared to DPC, no?

No, DPC is closer to 1U than Mont Kiara.

@jchong,
Popular does NOT need to be populated nor congested. Bukit Tunku is a nice place but it isn't that populated nor congested. Ah well.. DPC semi-dees were about RM400k+ when I first stumbled upon it but I couldn't afford it then [if I couldn't afford it then, what makes U think I can afford it now?! ]

This post has been edited by tinkerbel: Dec 23 2008, 06:02 PM

PDC or Mont kiara ? why Not tropicana ?

Is DPC overpiced?

Well, to me, the real value of DPC will be tested in 2009. Mostly during challenging time, property real value will emerge.

Location
Located near a rock hillslope of Kepong, DPC was considered one of the prime location to the area. The DSC have two access road in/out of the community. One access was at the roundabout near the LDP highway, the other was at the opposite side joining Taman Sri Bintang. It has high end neighbourhood like Villa Manja and Sunway SPK. Both housing area had reach more than million since launch. The other side of neighbourhood was a 6 block octogan apartment and coming up few block of commercial/apartment concept near the round about entrance of DPC. So, briefly, the location was mixture of high end gated community with medium apartment across the street.

Facilities
The concept of DPC was very much a gated community with facilities. Facilities like the school, MAx-Valu, banks and shop in the DSC made it a little township itself in the area. Even across the street metro prima shop lot you will find lot of restaurant and neccesities.
One of the attraction of DSC was the perimeter wall on each housing located inside DPC, making it even more secure.

Occupancy rate
The actual occupancy rate was unknown. Judging from rough eyesight, the occupancy rate may be around 40%. Therefore, if the assumption above was correct, most of the buyer will be investors or buying for future stay.

Price
The price of the DPC had appreciated high since the launch of the property. For eg. the Nadia condominium was launch at RM290K in 03/04. and now was half a million. So the property appreciation was almost close to 100%.

Brief
To my opinion one of the setback of DPC was the absent of Golf Club/Club house in the area. Therefore, compare apple to apple on the other similiar price range property like Valencia or Sierramas nearby, DPC may be disadvantage on this.

Rating
I will rate this place with double thumb ups and to be honest I wish I could live there. However, it is still a game of PRICE.....was it worth the price?

If you want more informations and photos.. check out this website :

http://www.desaparkcity.com/

Hi Kelvin 667,

I read your analysis with interest. However, I don't quite get your conclusion. Do you think the price of DPC has shot ahead of its fundamentals? e.g. a Zenia 22 x 60 (2 storey unit) is approx 850 to 900k now.

All - please give comments and discuss too.

cheers.

Dear Phoeni,

It not much of analysis, just some personal opinion.
Regards to the discussion above, personally I think 900k is slightly higher than market expectation at the moment.
Let us compare the same size double story link house in Kepong, is about RM450k where you get a measurement of 22 x 75. So the ratio of DPC was almost double than its near neighbours. So, can we assume that we are paying RM450K for the concept of DPC.

Substitute
For almost a million bucks, investor probably could look at the Semi-D at Sierra Mas/Valencia at radius of 5km. A standard unit of Valencia was launch at around RM1 million, now with appreciation, it would fetch around RM1.4 million. Would anyone fork out extra 500k to get the Semi-D instead of link house? Moreover, Valencia was less density and the Concept was more luxuries than DPC, with three tier security, GOlf Club, much area of greenery landscaping.
Or for around RM900k, one can even eye on the new OSK properties launch Semi D at Damansara Damai, also with perimeter fencing, community guarded and artificial pond view. The link house there was sold for around RM450k.

Progress of DPC
We have to look at the current new coming project of DPC, which is also a factor determine the price. With development continue by DPC, this increase the supply and will hammered down the sub-sale price of Zenia. The more unit and more launch at DPC in short time, it will slower the appreciation price.
However, on rough eye observation, the development of new launch seem to be slower.

Facility
There was talk on the Club house and facility on DPC. If this was materialise, then the property will fetch a higher price, otherwise in time of pipeline, the property price will remain overpriced.

Personally, I believe the fair price for DPC for Zenia to be around RM700K-RM750K.
If one really need the actual value, may be can try on authorise valuer like Henry Butcher...

Please take the above as personal view only. Actual may differed.

i believe some with good location unit will fetch at very high price compare to normal location which remain at 700k. other than that you need to paid the maintanance for 450-600 /m

actually they should build atleast a driving range at dpc,

This post has been edited by cannondale>: Jan 6 2009, 01:25 AM

Kelvin,

Interesting observation of DPC! But do u think the property there will be able to withstand the economy slowdown this year?? n how low could the depreciation be, if any? In hindsight, should ve bought a unit there 2 years bk!

Would like to know your view on pro n cons between DPC & Mutiara Dmnsara? i see a lot of similarities here. Say 5 or 7 years fr now, which 1 u think will giv higher cap appreciation??

Dear Shaguar,

Sorry for late reply, rushing for project implementation now.
Anyway to answer most of your question, I post one of my previous post below : should we buy house now?

Mutiara Damansara..interesting place for ppl who mixed up with Damansara Perdana, which the most distinct different between two was Mutiara Daman is freehold the Daman Perdana is leasehold. I do not have the opportunity to post the comparison of DPC and MD now. may be later..sorry.

Here my previous post (post on November 08) :-

It is a good time to buy property now?

General View
It is a general question that can't be answer as no one know what situation you are in? eg. whether will you be able to withstand the storm ahead? Generally speaking, all of us had read about the recession coming ahead and some even predict similarity of the "great depression". For Malaysia, the question of how vulnerable are we to be affected by global economy arise. However,it is expected that the manufacturing and export line will be hit hard during the 1st qtr of 2009. There will be high risk of major layoffs for manufacturer/exporter to cut overhead due to low demand. Economy of US is expected to recover on the 4th qtr 09 which made us to recover on late qtr of 2010 as the chain reaction will reach us later.

Housing
Back to the question on the house, whether the property price will drop drastically will depend not only of economy but also on location. Eg. will property price drop drastically at mature location and scarce property in bandar utama? To me, the answer is quite obvious, NO, as the majority resident at BU were stable and mature worker(over 40+) in the field. Most of them would have probably enough resource to whether this storm providing they are not high gear learning from their previous lesson 1997. However, places like Mont Kiara may face price drop due to supply to this market and no. of expatriate in Malaysia. Expected housing with majority investor and not home occupation may be affected.

Long Term
For long term, property price will continue to rise and shine. Just Compare the price of property 1997 and now? what are the increase %?
However, due to the slow growth next year, some good property location price will not drop ,however a low appreciation / stagnant.

Banking
During recession, in theory, the interest rates/OPR will be drop to slow the recession and encourage consumer spending. As the interest rate get lower, deposit in banks may seem unattractive. Some say that OPR will drop to 2.75? who knows? However, during recession, the bank may tighten their credit control to reduce NPL. So generally if your supporting document is not strong, it will be difficult to secure a loan unless that you lower the margin of financing.

Opportunity Cost
Would it be better to keep the Cash for better opportunity during recession? Blue chip stocks? Hammered down unit trust/ funds. These form of opportunity may be in term offers more liquidity investment and probably the return may be more rewarding providing that the right one was chosen. However, the risk is much greater than obtaining a property.

Brief
In short, it is always easier to sell a property than buy a property. People that have a property will understand this.
To me, Whether to buy a property now will very much depend on your cash flow, your income stability and your credit portfolio during 2009/2010.

The reply/comment above are very much own personal opinion. Please take it only as reference.

if any1 of u go to dpc, u can go in their sales office to check their projects plan for the whole area, there are proposed international school, private hospital and blockS of condominium...

at this moment, it may looks impressive with well planned communities within a gated community, however, personnaly, i think if ever the developer successfully launced and developed the whole area, it will somehow congested, congested..and congested...

imagine few blocks of condominium within dpc and plenty more within its vincity, just accrossed dpc, there are 2 big blocks apartment coming up, a mixed developement with shops...and one can imagine how hectic the traffic and crowd will be in 3-5 years time, with the exisiting 7 blocks condo down the road, another 2 blocks -new menjalara 18 at the other corner...

personally, I think I'd rather focus on Ara Damansara vs. DPC, in terms of affordability, i mean.

the township there is also fairly well planned out, with guarded access points etc....

house with the same dimension in AD is going for approx 550K vs. a Zenia unit in DPC of approx 900K.

pls feel free to provide some other insights.

This post has been edited by Phoeni_142: Jan 18 2009, 08:33 PM

i stayed in bandar sri damansara when i first came to malaysia some seven years ago. my house was not right next to the highway and yet, we had a lot of dust from it.

desa is a pretty place to live, and if you can afford to move in, you can probably afford to leave the a/c on all the time.

---

Added on January 18, 2009, 4:26 pmagree! bought an ara house phase 2 in 2003. huge parks and lakes. it's the last freehold in the pj golden triangle. well worth the investment!

This post has been edited by Chris25: Jan 18 2009, 04:26 PM

For the posters with comments like " Its so expensive, not worth", "MT Kiara is same price so much better" etc have you guys actaully been to DPC? Take your gf or family, go around 6pm, take a walk by the lake, play kites with your nephew, bring bikes if u have and cycle around.....at 7pm go have dinner at raikuzen or the steam boat place @ waterfront overlooking the lake, i guarantee you will change your mind about DPC.

DPC is not a place that you can look at pics and brochures...you must go there...feel the atmoshpere, walk around the area, notice how every one walks or cycles to eat? hardly any of the residents drive..many walk and most cycle

im not a dpc agent etc, just someone who discovered it accidentally 2 months ago cos was invited to have dinner ther...i fell in love with the place...now trying to get a comercial lot there becasue i see big potential..

last weekend i went with a agent to survey all the development...i think for the price..yes..if u compare with BU/PJ, its smaller but in return, you get a very safe area, where your kids can run barefeet with the other children...

No backalleys, developments like zenia/nadia/adora eetc..all have GARDEN instead of back alleys.

there will be NO more landed built at DPS, the rest will all be condos, so ppl who buy now is safe in the knowledge taht they will be holding a appreciating aset

Hi,

Yes, I have been to DPC. Many times in fact.

Do u own units in BU, DU, DJ, TTDI or Kota Damansara? If you don't, not for you to pass judgement so quickly on other "posters". I am not one of those "angry people" that just want to critize others because I do not have a unit in DPC. It doesn't make my wealth go up if I feel "jealous"....so what the heck for?

My personal view - I am an investor. I do not get emotional on people playing kites, running in fields etc. Having said that, I do see your point. My wife fell in love with DPC - she certainly got emotional! haha

Now - I like that place very much too. Screw the skeptics that talk about the toll, high maintenance fees etc. etc. For those that critize - chances are they don't have any properties to show for it anyway.

JWRX - I AM NOT CRITIZING you. I see your point and I saw how my wife fell in love with the place. It's like "driving into another world", and I think it's a great place to live.

However - from an INVESTMENT point of view - I think the price has shot ahead of its fundamentals. Sure - it has nice landscaping and guarded security - but my feel is that the price will flatten out soon. Sure, I could be wrong - but I feel that other areas like Ara Damansara provide much more potential in terms of investment return. Have you been there? Did u know that even old areas in DJ have much bigger land areas - are more affordable, yet also come with guarded security? Why not we compare research? Perhaps we can benefit from info trading?

Best of luck to you.

This post has been edited by Phoeni_142: Jan 18 2009, 08:46 PM