hi all,
I'm a newbie and 1st time buying property for investment purpose... am currently looking at Marc Residence in KLCC...
Do u guys think i should wait for a few more months since there is rumor that the market price will drop further?
another choice that i am considering is I-Zen in mount kiara... in your view which would be a better buy??
am also up for suggestion to invest in other places.. do advice....
got a budget around 500k-600k.... thanks all!!

my advise to a nube is this.

pls define your investment philosophy first - before embarking on property and area selection.

what do you mean by investment philosophy?
i tot to invest is to earn money, no?
looking at 5-10 yrs investment with this economy...

sorry - lazy to type.

have a read if free

http://forum.lowyat.net/index.php?showtopi...&#entry24150603

post # 3

thanks so much for the tips!!
will definitely read it up!!

Don't mention it

Good luck.

and some still wonders why there ppl KLCC and MK will be the 1st to experience drop in prices...........

Hi Guys,

Am new to this conversation thread !
Intending to grab the opportunity available now to purchase a new house and also in a dilemma. The dilemma is whether to purchase a 2 1/2 link house in Persona Kemuning or The Lagoon, Indah Residences in Kota Kemuning.

Please visit http://skbrothers.com/userfiles/image/leaflet%20new.jpg to gain info on Persona Kemuning and http://www.ku.com.my/index.php?option=com_...id=92&Itemid=41 for more details on Kota Kemuning

Thanks for your help.

Pardon my england but what are you doing in this thread??? Go create a new thread and stop polluting others!!

buy Phoeni, Pai and meejawa for a nice dinner at KLCC/MK...
then the sifu may share their tips to you on where to invest...

If you're just starting out, you have to ask if you can bear to have 2-3 months NO RENT buffer. For Marc, that can mean 3-4k negative cashflow everymonth. Same goes for MK/KLCC. IF you can, read on..

Please get yourself familiarise in calculating returns, before you plonk the whole half a mil into prop. In short, DO NOT DO IT. And if you get better return only by buying cash, DO NOT BUY it.

I'd advice to go for smaller 2-3 units, and use the money to put down 10-20% dp. And save the rest as buffer. Related to this Sunrise has an offer of MK11, a 6-star condo, where you pay only 10%, and nothing else for the next FIVE years. Depending on your strategy, you can take a look at this (although I would strongly recommend you do some sitting down and calculating and contemplating and discussing and macam macam lagi la).

So many areas and stuff ou can buy with that money (assuming it's cash you have la the 500k). If not prop in that region is also aplenty.

going back to basic ----> why u wanna buy Marc or I-Zen?

yeah man....

it isn't very "glamourous" to be owning those high-end over-rated condo's nowadays.

Fallen pysche,

1. I-Zen look's like a hospital. (lame joke, but my own personal perception)

2. Have u even been to I-Zen or MK at night? Do the "lit windows" test pls - sometimes, one doesn't have to be too analytical and just base your judgement on plain common sense. At 10pm - I guarantee you that you'll only see 25 to 30% of the lights on. And I don't think the other 70% of the units have switched off their lights to engage in "indoor sports".

3. Look at the Star classifieds - on a DAILY basis - there are 4 columns of MK condo's on sale.

4. The "For Rent" signs in I-Zen and MK is turning into an eye-sore.

5. There are some sellers that still think their units deserve a price in orbit. Even though the price may have adjusted downwards by 15% or so - bloody hell - RM 450K for a 1,000 sq feet unit in MK Bayu???? Oh - and this is a "fire-sale" unit by the way.

6. Suggestion - Stay away from it for the time being. If the price adjusts to 300K plus - then I'll consider swooping in.

wow... thanks for all the head ups...
ok... here now i answer all questions...

1. basically now i'm looking more towards buying marc residence than I-zen after i did sum surveying around and i think that it is a bit too congested in mt kiara and i agree that it's a bit too pricey.

2. i hv enough cash for the down payment including all legal fees and s&p docs and my idea is if i do not hv d retaining power to sustain the installment, i wld not buy d property. so yeah, even without tenant for few yrs (hopefully not gonna happen since it's investment purpose! hehe!), i can afford to pay. i also agree that buying with cash is not too wise (no offence to anyone!!)

3. why i choose marc is because it's all about location location and location. firstly, klcc area is a prime city area. correct me if i'm wrong, but comparing malaysia's property price to all our neighboring country, ours is actually lower. therefore i think that in yrs to come, our country's property price, especially around golden triangle will rose up to reach the better economic standard, no?

4. i'm also aware that around tat area lotsa property are coming out and that there may be over supply but i found out that in really golden triangle area which r really close to KLCC, only 3 blocks (or 4 considering there's 2 tower of marc) has got small unit sizes studio apartment. parkview is one, but dun like the entrance and know it's got certain problems and 2 is d coming up lot 163 where d price is so much more expensive compare to marc in terms of size. Hence, if someone r to choose from these 3, dun u think marc has got better potential???

5. i'm also aware tat d occupancy rate in marc is not so good but can anyone tell me d reason???

6. of cos i'm not investing in this property for a short period of time and more of a middle to long term one, with the price so low now, i just tot its a buyers market, which brings me want to buy in now... hehehe...

7. do anyone of u think tat d market is still gonna drop further and tat shld i wait for a little while more??

pls argue with me more as i think a good debate will lead to a better judgment in deciding whether or not to go in this time around!!! thanks so much everyone!!!

I'm not familiar with KLCC area but I'm familiar with MK, especially Sunrise properties. Basically, I would be looking closely nowadays for star buys. MK prices have trended slightly lower, but this is a correction of 15% compared to a drastic rise of 30% over past 3 years. Basically, there is no way you will buy a completed condo in MK at a price of original developer....unless you are an insider(banker, insurance etc). What you should do is to call up some of the agents specialising in MK, eg. Kiara Realty and tell them to look for a good buy for you. Trust me, you will be on a long list of people doing that.

I have a feeling that the downturn is bottoming out or bottoming out soon...that is my personal feel. Don't ask me why I say that, but I am on the lookout now.

cheers,
minolta

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Added on March 24, 2009, 9:01 pmBayu has lost its shine after the murder in refrigerator case. Before that, Bayu was a stellar rental condo. People were paying top dollar for it. Nowadays, almost nobody even want to rent on the same floor as the murder unit....which is now owner self staying. As such, the demand there is poor, hence the price. But I think there is a potential in Bayu.....as it has smaller units and memory fades....




minolta

This post has been edited by Minolta: Mar 24 2009, 09:01 PM

idaman resideces is as good as marc

Where's Idaman Residence's access road lah?

Menara TA

hmm, ideally I wont go for either as numbers just doesnt make much sense (unless can get Marc at Rm700psf and IZen at less than RM280psf ), but if REALLY have to choose, then I go for Marc and will only buy either the studio or the 2 bedroom units.

I'd also consider Idaman Residence if I can get one at Rm700psf, fully furnished

actually now i'm still surveying around...
hoping to buy in at d right time also...
do u think marc is gonna drop further???

Honestly dunno and dont care

Marc has nothing to offer IMO barring the location, hence it was never in my watchlist

for the price like that, y not invest in bangsar landed property ? some of the old houses i believe is around 400K - 600K right? Moreover u save on monthly maintenance fees.

Bangsar landed property gives poor yield, not suitable for those gunning for good monthly rental incomes.

yup i agree!
i think for own stay it'll be a great choice though!!

What is next to marc? you will have glomac tower's workers banging for the next 3 years. siapa mau rent marc?

What is in front of marc? One KL, and prices around RM1500psf though, so marc's RM1000psf may be due to that. it's only a batu throw away!

Why not consider Zest? You'll have more or less all the info you need right here!

I really don't understand why so many ppl think the nearer a property to KLCC is, the better it is. Personal preference I can get, but I bet my fat ass most buat follow je...

wld u mind telling me y zest is good?
i have considered tat but sumhow i hv a thinking tat service residence might not work in tat area...
if zest y not setia walk??
thanks!

This proves one thing, that just bcoz one has the $$$$$ doesnt mean they know what to do with it. Simply invest in properties just to look smart, and shouting the old mantra --> location, location, location

Zest, too much supplies over there, too many brand new mid cost apartment behind zest and nice terrace house beside zest. what transportation they have there? no bus, no lrt for now.

Setia Walk OVERPRICED! only 325k start for low unit, how much rental you can expect? ie, 1000sf, maintenance rm250. Even u rent it out 2k per month, u wont make much from that! If BLR go up to 7-8% someday, most probably u will have negative cash flow.

Sorry, usually i only look at the dark side of the project ;p

This post has been edited by hacker6280: Apr 5 2009, 11:49 PM

mismatch of property type and market segment for comparison.. IMHO

This post has been edited by eugene jk: Apr 5 2009, 11:54 PM

Yes, but he did make some good points regarding the fact that it is overpriced. With rgds to Setia walk especially. It does not pass any "stress tests" at all.

You'll be bleeding cash flow every month - just my 2 cents that's all.

Yes.. no doubt SW is overpriced.. I guess SP Setia had slowly learn their lesson.. or they dun care..

wow..so rich~

thing with puchong area is tat, i think it'll be a better bet to buy landed properties or shops instead of apartment n service residence... since there's so much land in tat area. tat is one of d reason y i did not choose there...
and i agree tat i'm only looking at location... hehhe

I was thinking long and hard on this as well...and I've finally decided to EXIT from Zest. The service apt at least. Commercial one I'm holding fast.

a wise decision, my friend.

KLCC is better then Mont Kiara.. For eg. Dua Residency, Jalan Tun Razak (infornt KLCC) has 80% occupancy rate. Dont get Parkview because of the noise from the clubs.

Mont Kiara now has about 30% only (or less) for the new ones and below 80% for the old ones. Too many new buildings there

wah..........seriously?

Anyway, am sure u have your reasons, good luck chief

yup! couldnt agree more in regards to parkview... tat's y it's not on my list...
actually after serious consideration, i think marc tower A wld be a good choice no?
since it's away fr all constructions and noise... i dunno... just a tot...

seems like talking about me I feel scared now. Maybe I shouldn't touch property until I really know
what I'm doing.

Yeah. Marc is awesome if you could get it at below RM900psf. This is the price for last few months, now im guessing it should be lower. Maybe 800psf. Im looking at Marc too. Hehe. Another choice would be Hampshire, Idaman, K Residence, Binjai etc. But i dont know how old are those place.

And when will that be? Touch a little, small ones..learn the process.

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Added on April 7, 2009, 8:04 amSOmehow I had an inkling you might say that cheers mate!

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Added on April 7, 2009, 8:05 amThanks mate, good luck to all too.

This post has been edited by meejawa: Apr 7 2009, 08:05 AM

one of my agents called me and told me tat hampshire residence will be handing out keys sumtime this week.. it's around 800psf...
but i kinda find tat it's a bit further... one of d reason i chose marc was becos it's really near to klcc! hehehe

I'm generalizing here, but maybe you believe the management for high-end condos in KL are more or less up to par. But if you don't like this generalization, Hampshire Park (currently managed by Tan and Tan) is one of the preferred ones by agents. Not sure about H. Residence. I know Hampshire Place is by them also.

Just take a look at Seri Maya. High density, far from KLCC, but can command that kind of rental and price. Why? Tan and Tan. Another one is sunrise, you can see this when you drive around MK.

meejawa.

I know that sunrise gives really good maintenance to all their building... and tat is one reason tat kept the price and rental high... is it really true tat reputable developers wld help in terms of rental and price?
thanks...

From what i've read and heard (and a bit of research) KLCC area seem to have an oversupply.. with current economic situation, company cutting cost etc..it would be hard to find a tenant.

Somebody suggest me to walk around during nightime just to gauge how many unit is light up, and i have yet to do so.

Just my 2cent.


This post has been edited by ameenskywalker: Apr 7 2009, 06:39 PM

By the time the lights are all lit, do you think you can get it at the current prices?

i agree tat it is a bit over supplied but like i mentioned earlier... there's only 3 of them tat has got smaller units... and if u hv d retaining power it shld not be a big prob... it's not a short term investment but rather a long one... anyhow... d price of property will still go up... if really no one wants to rent... i dun mind staying there myself then it wld not be a waste!! hehehe...

Yeah, it will go up. But until i've seen the latest transacted value, i would hold. My spidey sense tell me with the number of expected unit to be completed and the current economic condition, it's hard to find a tenant.


I agree, if you do hv retaining power and willing to stay there yourself.

The smaller units studios or 2 bedroom in KLCC i think still got hope and should prevail medium to long term.