I personally think that this is a very interesting project, has a great entry price, would probably book a unit soon, hence would like to hear what other forumers think of this development. To have some control over the discussio( and avoid unwaranted comments), let me know your thoughts on :


1. How much can a F/F Zest 3 bedroom unit could be rented in 3 years time?

2. How much can you sell it off after 5 years?

3. Current competition from existing condo's, how many of them and how are they doing at the moment?

4. What is your view of Puchong in 5 & 10 years time?


Anyone is welcomed to express their views as long as its related any of the above questions. Looking forward to hear your views

This post has been edited by Pai: Mar 6 2009, 05:48 PM

Early bird discount of RM3888 is extended till end of MAPEX, and blok A is more than 50% sold at the moment. They have yet to do an official launch to date......

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Added on March 6, 2009, 4:27 pmFrom what I've heard, Bukit Jalil LRT station will be extended all the way to putra heights. Developer confirmed that LRT rail work will start commence August, and a station will be present minutes from the Zest

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Added on March 6, 2009, 4:30 pmWent to check out Puchong last week, and Im rather pleasantly surprised. Its so vibrant with commercial activities, and small wonder why puchong's property prices has been on the rise over the past 5 years.

Jam, huge problem but with the LRT coming along, think it will have a positive impact towardds Zest and Puchong.

This post has been edited by Pai: Mar 6 2009, 04:30 PM

so how many forumers here bought into Zest?

Since no one has answered the above question, lemme get the ball rolling :

1. 1.5k to 2.5k per month.

2. My target price is RM350,000 for the smallest unit.

3. Only Savanna and the upcoming Setia Walk, and these condo's wont come cheap.

4. As vibrant as Damansara today.

sure, but we need to establish an agreed KPI on what contributes to a "vibrant neighborhood"

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Added on March 7, 2009, 5:33 pmeugene,

think 1.8k its a tad too optimistic given current circumstances.

However, if the LRT station is really parked in front of the Zest, 2k-3k levels is definitely do-able. Savanna and Seri Maya are great examples

This post has been edited by Pai: Mar 7 2009, 05:33 PM

my personal take based on what I knew :

1. Hence why its cheaper psf. Also, while developer is a new player, the MD behind the developer is a veteran and have had directorship stints in Malaysia's top 5 developer.

2. Also lead to cheaper price psf and better facilities. And since they have yet to launch the 2nd and 3rd block, chances are the earlier buyers could enjoy significant paper gains few months down the road when they start selling the 2nd and 3rd blok.

Btw, have a look at Seri Maya in Jelatek, thing it has more than 1000 units in single development but subsale price and rentals have remain

3. LRT will help.

4. No comment.

5. Which was my complaint too especially when most developers are going for the "5% then nothing scheme". But then again, from only rm200psf, the product is very fairly priced hence giving more incentives will hit the developer's bottomline and wont make much sense.

Im betting that Zest blok C will be min 75% sold after monday, and significantly outperform its current competition like Setia Walk, Zen and Atmosfera despite all the incentives given from the other development. A good and fairly priced product will sell by itslef even with no incentive.

6. Same as no.5 above ---> A good and fairly priced product will sell by itslef even with no incentive.


Btw, since u r buying for own stay, what r the other alternatives you have considered beside Zest?

Noted

Didnt know that Aseana is doing very well. Quick glance and this what I found out :


To Let PUCHONG ASEANA
PUCHONG ASEANA Puteri Condo 3r2b 1180sf p/f hi-flr 2 carpark, near Giant, RM1250. 019-2236979 / 772 ... ...
Apartment 1,250 08/01/2009

To Let PUCHONG ASEANA
PUCHONG ASEANA Puteri condo 1300sf corner 3r2b kitcab alarm 2c/parks RM1300 Owner welcome Sky Yong ... ...
Apartment 1,300 16/12/2008

To Let PUCHONG ASEANA,
PUCHONG ASEANA, 1300sf 3r+2b condo. Corner unit, kitcab, alarm & 2c/ parks. RM1400. Robert 01631972 ... ...



And this is not even fully furnished This Zest is looking more promising now............wonder if I should get a 2nd unit ?

Fren, never buy a property simply bcoz of working requirements. A lot of things can happen in your worklife in 4 years. I personally moved between 3 companies in 5 years. Be objective when investing as u want your investment to do well irregardless of where you work

Lastly, the developers of Atmosfera, Zen and even Setia Walk are not big players in highrise development (yes, SP Setia a huge in landed developments, but not highrises. Good landed developers doesnt make a good highrise developer, Boustead group is a great example), but these guys r charging a premium based on nothing. My feel is that Zest 2nd block will be priced very close to Atmosfera's and Setia Walk, wait n see

According to Zest sales staff, yes. They told me there's 1 station to be built just infront of Zest but I suspect it will be built nearby Giant BK9(makes more sense), and that means the station will within 5 min walk from Zest.

Blok A apparently was sold enbloc to Koreans, blok B has yet to be launched, and blok C now should be 60% to 70% sold.

Also, heard that developer has considered moving the price up after next week since the proposed ramp will be converted to a underground tunnel instead, hence it would cost more. They already increased the retail units prices last week by 200k.

0304125 ,

Yes, Im vested. Booked a pool-facing mid floor unit last week after I got confirmation on some very good news related to Zest (unfortunately I cant disclose this just yet )

Yet to sign snp........

Hi Wolfie

On the ramp :
Think the delay was due to LRT now will be built in between the main road (Puchong - Bukit Jalil) instead of accross the road. So ramp might not happen, under-tunnel will be more likely. Apparently these Trinity guys r still in talks with the Puchong authorities on how to best proceed.

Also, I personally saw the letter issued by Selangor state gov approval for Trinity to start building Zest, provided they meet a set of criterias. One of the criterias was the ramp. Anyone going to check out Zest can get them to show the letter as well

On the LRT :
Personally think it doesnt make much sense to build both stations within 1km (Hap Seng and Giant), but stranger things have happen in Selangor It only takes one greedy gov staff and one rich vested fella willing to pay

Anyway, as long as the LRT within 10 minutes walk is good enuff for me. I know from experience that my future expat tenants wont mind walking a bit as long as public transportation exists

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Added on March 9, 2009, 1:38 ammaybe bcoz its unofficial, and the exact location has yet to be confirmed.

Once the LRT news is firmed and if the LRT is just minutes away from, watch Zest block B price fly



This post has been edited by Pai: Mar 9 2009, 01:38 AM

Looks like 70% sold

Hi babana, welcome

Btw, did u manage to get the RM3888 discount when you booked yours?

Wah 2 units one go, dem keng

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Added on March 10, 2009, 8:32 amquting propcritic from the same forum :

Cemetery no prob for the Zest...further away....all KLCC condos even nearer to a Muslim cemetery behind PBB and SDB. Worry is crematorium but I think protests might prevail against crematorium....bear in mind crematorium is only meant for non-Muslims and across from the proposed plot you have new bungalows occupied by mostly Muslims and big shots, ie.Alam Sutera.


Anyway, its more than 1km away, so it shouldnt be too bad

This post has been edited by Pai: Mar 10 2009, 08:32 AM

is it true that TT wants to increase Zest price by 10k? So low?

fantastic stuff if materialize


So how many units unsold in blok C?

think the key here is to have variety of sizes in block B. Throw in some studio's, 2 bedrooms or have some large a** units (1600 sqf etc) That way, we have limited supplies of mid sized 3 bedrooms

*wishfull thinking*

anyway, a 25% increase means Zest will be priced at approx rm260psf, still very reasonable IMO with the finishes given

Cherroy sir,

please help merge this thread with the newly renamed Zest thread. Thanks ya

boss, my rough COCR estimation based on 2 scenarios :

1. No LRT at all : A fully furnished 3 bedroom can be rented at RM1.6k --> COCR is 11%

2. Got LRT station within 5 minutes walk : A fully furnished 3 bedroom can be rented at RM2.2k --> COCR is 29%




*Based on 200k loan at 5% p/a + furnishing cost of RM15k. Might add upon VP rental will suffer as you have approx 300 units competing for tenants.

Personally, think the possibility of equity increase is much better than the rental income