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?

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.

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.

As i mentioned earlier, there are 2 access road in DPC, one in Taman Sri Bintang and the other main entrance at the round about beside metro Prima.

Relatively, congestion will always be the case for developed area during peak hours. However, i believe that there should not be any much congestion in kepong area as there are few access raod we can choose:-

1] Exit to LDP towards PJ/KL/Batu Caves
2] Exit to Jinjang
3] Exit to Segambut towards Mont Kiara/Jln Kuching/Komplex Kerajaan

Relatively the traffic in/out Kepong area will be fine during normal hours.

However, the main concern was the Access road into DPC at the roundabout, judging from a heavy development in the area near the round about, metro Prima, Manja Villa, Park 19, Sunway, and some new Condo at Menjalara, more and more vehicle will access to LDP using this aroundabout. For DPC, having an access road in front of the round about may face some difficulties once the area mature. The goodside, they have access road at Taman Sri Bintang.

So expect the roundabout to be congested in the future and access through Taman Sri Bintang.

I would opt for a price drop in DPC in this long battle recession - 20%. Would ppl be affected? High Medium Income group?

Developer may offer 5/95 or 10/90 package, therefore slow inflation for sub-sale in the area.

Anybody heard whether DPC will offer this package in mean time?

Please take this as reference only.