PROPCAFE™ Guide : Property Buyer Dictionary – “120 Don’t” When You Purchase A Residential Property By PROPCAFE

FORWARD

PROPCAFE founders are not property gurus but a bunch of crazy property enthusiasts who just could not stop sharing property information and experience among each other. We have a 24/7 PROPCAFE’s founders’ Whatsapp group chat ON (YES, we have founders who just do not sleep at night) and over years, we have accumulated many discussion on properties. Many situations, there were many strong statements come out from PROPCAFE founders. This article combined most of the statements which could be helpful to many. Bear in mind, don’t apply it “buta buta and bulat bulat” to yourself as some may not necessary help in your situation. Read it as a novel, if you like the quote, please use and apply it and of course remember to quote us. If you think it is bullock, then just skip it. No right or wrong! If you cannot finish reading it (how can you finish any dictionary in one go?), please come back again!

Photo Credit: WC Khong (Putrajaya/Cyberjaya Shot)

Let’s start the PROPCAFE Property Buyer Dictionary – ‘120 Don’t’ When You Purchase A Residential Property!

A1. For Investment Purpose (General Observation)

1
 Don’t buy what you want, buy what the mass want when it comes to investment. It has proven to be easier to rent and sell in future instead of investing in high end properties. Niche market play, you need different level of holding power. Why try to make yourself stuck when you can roll your money?

Homework: What is the mass market entry for your target area? Remember, different area comes with different level of mass market.

2
 Don’t wait! Anytime is a good time to buy property for investment (or ownstay) especially it’s a good buy. Good and liquid properties hardly suffered from significant price drop.

Homework: What level is considered a good buy? Many sources to refer nowadays.

3
 Don’t be over excited to buy a subsales property that is way below market value!

Homework: Always check if any caveat charge before plunging in. It might be already an auction property.

4
 Don’t buy the property types that you are not familiar. Don’t just buy different type of properties for the sake of portfolio diversification.

Homework: Understand your own financial and exit strategy well.

5
 Don’t make decision solely based on the price tag and market value (over/under). Some properties and location can stir emotional feeling of purchasers, especially in a matured area with limited supplies.

Homework: Matured location comes with more transaction data, find out the supply and demand there!

6
 Don’t buy property without a visit to the site. It is like choosing a wife from cinema with light off.

Homework: Visit the site, day and night. Of course, peak and off peak period too.

7
 Don’t buy property with cemetery view! Although to some it could be WONG (brings good luck) but to majority, it is likely to be SUI (unsighted, brings bad luck).

Homework: Mr Google will help. To be 100% sure, please check local authority to know the future plan on the vacant land surrounding your property.

8
 Don’t be too engrossed with your rental income in the same building. It depends on luck (and to some extent, the agent you appointed) when someone can rented out higher or lower.

Homework: Understand the market rental in your building, set a range. Hit it then just take it.

9
 Don’t attend all property seminars just to find out how to buy more beyond your means and use smart financing to beat the system. While you are beating the system, you may dig yourself a grave yard. Don’t bet but invest!

Homework: Always buy within your mean.

10
 Don’t bargain for 5k or 10k to close the deal if you really intend to buy or sell the project and get trap into penny wise pound foolish behaviour.

Homework: Set your own price range, not price!

11
 Don’t be a sheep. Make a stand and have a view. If the deal goes lemon, you have no one to blame but yourself

Homework: Do homework by yourself! No short cut.

12
Don’t be stingy on lawyer fees or squeeze them for better discount. Get a good one and pay them reasonably and make them your long term partner if u want to be remain in property investment for longer term.

Homework: Check with season investors to get one to start with.

13
 Don’t be superstitious on house no.8 over no.4 when picking property. No.4 which facing N/S could be carrying more value than No.8 but facing West.

Homework: Moral of the story, don’t overpay the premium due to No. of the Unit. Make sure the premium paid would not make your unit lose out the competitiveness.

14
 Don’t be too particular on the quality of recent vped unit and demand perfection and with full rectification from developer if your unit is meant for rental investment. Every minute wasted on rectification cost you money.

Homework: Be friend with defect workers and supervisors, there is way to make the defects rectified much faster than you. Scolding, yelling, and complaining does not help.

15
 Don’t believe in GRR scheme. A good deal does not need any incentives to sell.

Homework: Study and find out the “actual” value of the property. Most of the times, you will be surprise, you are paying GRR yourself.

16
 Don’t buy because everyone is buying or every news tell u it is a buy call. A too good to be true project especially government initiated projects, most of the time it will take longer time to materialize. If government said it is 10years then better take it as 20 years and make sure you can hold.

Homework: Go back to 101 Economic Fundamental. Find out the Demand and Supply!

17
 Don’t buy emotionally, take a break, go outside (from sales gallery), get some fresh air. Don’t make decision in the sale gallery.

Homework: You can go to sales gallery many times, but always make your decision before enter the sales gallery to swipe and sign your cheque.

18
 Don’t buy just because of ego or try to impress other investor friends by quantity. A good property investor always pay more attention on quality of his investment portfolio instead of quantity.

Homework: Know your capability of handling the quantity of properties and amount of installment.

19
 Don’t buy the LRT/MRT hype, unless it’s confirmed or WIP.

Homework: Always verify the news and best if you can see the tender notice! We can still see the talk on MRT3 in 2025!

20
 Don’t discount student rental or commercial rental even if they do offer lower rent. Most of the times, they are better paying masters than some dodgy individuals as Malaysia doesn’t have a national tenants verification database. Don’t get blind on high rental offer.

Homework: Get a good agent to filter and make sure all valid documents in place.

21
 Don’t increase rental unnecessary if your tenant pays promptly and take good care of your unit.

Homework: Understand the market situation, demand and supply at least surrounding your property.

22
 Don’t rely on property forum to gauge reception, many have his/her own agenda in promoting or discredit certain developments or developers. Genuine discussion is hardly found nowadays.

Homework: Get information from different sources.

23
 Don’t reverse your final confirmation when agreed to buy or sell. No one will serve you or buy/sell for you in future if you can’t keep to your final decision. Word is Gold in property investment.

Homework: Make up your mind earlier.

24
 Don’t get too happy on how much you have already gained (vs. market value) during the purchase process. It’s like count the chicken before it is hatched.

Homework: Check the market value will do then lock it in your spreadsheet and move on.

25
 Don’t forget the “Location of the Location” factor. Not all locations in demanded areas such as SS2 or TTDI is good. Same applies to KLCC, not all KLCC properties can demand the same liquidity and price.

Homework: “Segmentise” the demand and rental price in one location. You will be surprise to see big differentiation there.

26
 Don’t get suck into crazy package. Free car? Really? Or for some cases, free kitchen and what nots. Make sure you can get cash discount equivalent instead of tangible freebies. Cash is and always be your dear friend than some consumables.

Homework: Know the actual/market value of the property. Study the market price in the location. Price in the right “premium”. How to determine the premium? That’s will come after you buy many properties later.

27
 Don’t just borrow x 3. Gearing, gearing, and gearing. Never ever over-geared your debts service ratio and cry at night silently before going to bed every night. Property investment supposed to be your passive income, and not your daily nightmare.

Homework: Talk to few of your mortgage bankers, they can tell your whether you are over geared. Average number don’t lie, in this case.

28
 Don’t buy outer view, if you have doubt or not sure what will happen on the vacant land infront of the property. Go for inner view or pool view unit to mitigate the risk of unpleasant outer future view. View is not everything.

Homework: Mr. Google and local authority will help.

29
 Don’t buy the properties that come with many agencies (to sell). Think twice before you plunge in. Do ask yourself the question why can’t they sell it internally? Don’t you worry on a developer that cannot afford to have marketing arm themselves? Are they serious on their property business? Even external agencies may keep the developer cost low, why so many?

Homework: Check out the external agencies appointment with developer. Ask them the reason. Then see whether it is logical. If it is “bullshit”, then just skip it.

30
 If the property is still for sale from developer after VPed, it is likely overpriced (when first launched) and oversupplied.

Homework: Check the launched price and understand the demand and supply of the location.

31
 Don’t subscribe into the statement of “Good thing not cheap, cheap thing not good”. It is not always true, especially for auction market. U may find good deals in the market, like many do.

Homework: Focus on the properties you want. Monitor the market price and auction market, execute you plan when it hits your floor price.

32
 Don’t Invest in a property that more than 50km away, or 10 zones away (international standard = 1 zone equal to 5kms radian) from your existing own stay property. Renovation and arrangement will cost more time (to travel) and money (sub it to outsider for help)! Tiring journey to “enjoy”. It also impacts on the maintenance of your tenanted units on later stage as well.

Homework: Mr Google Map can do wonder.

33
 Don’t take the title too seriously. Leasehold in good area could be better than freehold in unproven area.

Homework: Know the market value.

34
 Don’t listen too much from property gurus and miss out on own homework before purchase the property.

Homework: You are doing it now when reading this article. PROPCAFE standard is always to spend 200 hours on research before buying a property.

35
 Don’t expect all of your investment will be your cash cow. Market goes up and down all the time. Sometimes you made, sometimes you lose and most time you break even, in term of rental return and capital appreciation.

Homework: Study micro and macro factors. Put them together to make up your mind.

36
 Don’t try to get too many opinions from too many parties in your decision making process. You have your own criteria and usually only you know what best for you.

Homework: Try to get more information from many parties and sources, not opinions.

37
 Don’t convince yourself to invest a property with assumption of “move in for own stay if cannot sell or rent out”. The two criteria can’t tango together. Better buy one strictly for investment value and later resell and use the capital gain to buy something for own stay.

Homework: Make up your mind first whether it is for investment or ownstay. Then only move on to other aspect to evaluate the property.

38
 Don’t just look at new project! Primary market purchase gives you profit after 2-3 years later whereas sub sale property may get you immediate profit when you buy, either through positive rental income or sub sale. So, don’t limit yourself to primary purchase direct from developer.

Homework: Spend more time with trusted agent to get the first hand undervalued properties. Alternatively, raise your hand in auction room.

39
 Don’t rush to queue to buy one as the crazy hype may impair your judgement in getting a suitable unit. Don’t just buy because others are buying.

Homework: Find out what’s the hype about. Talk to the person or source that “release” the hype.

40
 Don’t put on the criteria of traffic congestion in deciding to buy the property. Heavy traffic location always turns out to be one of the highest capital appreciation projects for mass market segment.

Homework: Study more on demand, supply and market value not traffic. High traffic could be bad for super high end enclave project.

41
 Don’t just follow the developer. Keep the mantra of ‘location, location, location’. A project from a well-known developer in unknown area could be worse than a project from new developer in an establish area.

Homework: Study the profile of new developer. Make sure the premium priced from well-known developer justified.

42
 Don’t assume that property booming period (2008-2012) is a decade event cycle, it comes once every blue moon which you cannot predict. Be careful what you buy for flipping or for rental income.

Homework: Keep on eyes on the latest cycle and move your strategy accordingly. No one can believe US. Interest rate near to zero so many years. Same should apply to property cycle.

43
 Don’t be upset. There is always a better buy ahead, missed out one good deal will not make you poorer.

Homework: Get yourself updated all the time on property news/information. So, you won’t miss out a good deal next time. Follow our Facebook!

44
 Don’t assume well known developers translate into good quality delivery. The end product quality much depends on the main contractor that they appointed. Many developers are just a “marketing companies”, they sell but not build. Same applies to the maintenance under warranty period. Of course, developer plays a role to manage the contractor but sometimes it can be hard to manage when it is completed and many defects come in. It will take time to solve it.

Homework: Visit more completed sites rather than show units. Note down the main contractor information.

45
 Don’t assume all developers can delivery as in BBB days (good economy). When buy from new developer with no track record in property development, make sure you did a thorough check on the directors’ background and their ability to execute the project. During property booming time, any Tom, Dick and Henry can build and sell properties, but not when the economics hit the snail. Many newbie developers that have no financial backing might find themselves in a dark hole to crawl out, especially young directors that never gone through recession prior.

Homework: Check out SSM information, it won’t cost much to know more about the developer.

46
 Don’t buy from a developer that don’t spend money on marketing even the reputable old name, if your intention is to flip it. The market audience/buyer has changed, many love the hype and instant brand creation. Old way of selling property nowadays does not push the price up in short term. This is solely based flipping perspective.

Homework: Flip newspaper more and read more social media. Understand what own-stayers want.

47
 Don’t forget that “You made when you buy, not when you sell”. Because everyone can sell, it’s the price discrepancy between buying and selling that counts.

Homework: As an investor, do homework earlier than the rest and jump in to get the “best value” units. When market is slow, winner or loser is likely to depend on the price and unit that purchase compares to other owners. If you cannot beat external competitors, you must make sure you can beat the internal one (not just to throw price of course!)

48
 Don’t ever put in the mentality of “just follow the Top 10 biggest developers will do”. This will not work in the challenging property market such as at current. Even good developers are throwing prices, give better discount and incentives to move their unsold stock. Earlier buyers usually are the ones that suffered from either stagnant price movement or lower price movement.

Homework: 200 hours on and offsite research please.

49
 Don’t borrow from loan shark or ‘ah long’ to buy property or swipe your credit card to buy. Seriously, no property is worth the capital appreciation of what these credit ‘institution’ charged for the fund. Don’t always think that you are so brilliant that can have a cheaper fund or can make higher return than from this funding source. When situation turns, you will be in deep trouble.

Homework: Do you financial planning. If you cannot afford, don’t put yourself in trouble.

50
 Don’t buy from property fairs (especially the Bumiputera fairs), developers participate to clear overhang stocks. If the properties are such a good buy, even bumi released units, they will sell out in no time and no need to wait for property fair to clear stock.

Homework: Good to go property fairs to collect information and understand the “overhang” stocks in the market. Property fair is a good place to know more, not to buy more.

A2. For Investment Purpose (Observation on High Rise Property)

51
 Don’t forget your property’s surrounding. Usually views are temporary, especially in a highly built out area. High floor doesn’t mean anything, next door property can be higher than you.

Homework: Site visit and check with local authority.

52
 Don’t assume liquidity is the same for different layout and size. Condo larger than 2000sq usually very illiquid in sub sale market due to unaffordable price tag to mass market.

Homework: Don’t just look at per square feet price but also the absolute price.

53
 Don’t be too engrossed with the image of pride of KL skyline KLCC view, especially for investment properties. The premium imposed by developers usually not worth the additional cost.

Homework: Balance the premium and view. If view is crucial in this market segment, get the “medium premium” unit not “crazy premium”.

54
 Don’t be too fascinated by the building facade and ignore the fundamentals, rental demand and location of the property.

Homework: Back to 101 of property investment. Reading this article will definitely help!

55
 Don’t buy affordable home for investment purpose as there is little product differentiation amongst units, and there is capped sub sale period.

Homework: Affordable housing is meant for those who can hardly get a property. Be an ethical investors. There are money elsewhere! No homework needed, skip it!

56
 Don’t buy high floor inner views, the premium is not worth it.

Homework: Get the information like distance between buildings from the developer! You don’t want to end up with high floor but facing window/wall/balcony.

57
 Don’t buy mickey mouse 🐭 residence or office setup such as so(x)o at non-prime area with far rung unpopulous location only for the sake of lower entry price.

Homework: Do more research on the segmental market demand and pricing differentiation between landed, highrise and pigeon holes products. If the differentiation is small, forget the mickey mouse units.

58
 Don’t forget the factor of high density with no product differentiation when it is for investment, meaning floor plans for all units are either the same or with very little variations. It usually translates into lower gain on sub sale as potential buyers will have a field day to cherry pick in the same development.

Homework: Check out those completed projects with more than 1000 units. You will usually find out the answer there.

59
 Don’t just think about the location in broader sense. For example, KLCC properties, location of the property must be on the main artery road or at least the ground of building is visible from main artery road, and not some hidden alley street, back lane or ‘lorong-lorong’ if you expect your property to fletch premium in both rental or sub sale.

Homework: “Lorong” doesn’t jive with KLCC tag. Drive your car around, if you have difficult to find it from the main road, forget it!

60
 Don’t buy property with high tension cable view. Even if you don’t mind, there are many subsales buyers mind, or take the opportunity to press your price down because of the unsighted view out.

Homework: Site visit! Make sure there are massive discount if you insist to buy it.

61
 Don’t buy property with too futuristic facade or complex design. Beautiful thing usually hard to maintain. Even if it can be maintained, the maintenance fees will be high. Also some developers may not be able to build futuristic design concept to the artist’s impression or cutting corners to save unbudgeted construction cost. Vertical garden or hanging garden comes to mind.

Homework: Check out the developer’s previous project. If they never built such futuristic or complex design, then discount the beautiful façade delivery from them.

62
 Don’t overpay the premium for the high-rise above shopping mall where the mall is sold by strata title and not managed by a reputable retail team.

Homework: Check out the demand of amenities and sustainability of mall in the area. Be prepare to see slow take up or shop opening in the mall. Everyone will be waiting for each other as no concrete plan or strategy to make the commercial to be successful in the mall.

63
 Don’t forget the cost and time of renovation for investment purpose. It is best to buy partial furnished unit fitted with kitchen and aircon to minimize the up fitting cost (and it also formed part of your loan financing, hence reduced your actual cash outflow before rented your unit).

Homework: Do your maths on renovation cost on “roti kosong” unit. Opportunity cost can be huge if installment is large and it takes long time to get your carpentry to deliver the necessary kitchen cabinet or furnishing

A3. For Investment Purpose (Observation On Landed Property)

64
 Don’t buy property that facing inner T junction or backing T junction external road as it will always see the unit “For Sale”.

Homework: Thorough check on development plan and direction. The best, check the architecture plan if possible.

65
 Don’t buy the corner unit with super large parcel of extra lands which normally will not turn the property super valuable for investment purpose. It will reduce the demand drastically due to affordability.

Homework: Measure the extra land psf price to see whether it is worth for the price to compare with absolute price for other corner unit.

66
 Don’t wait. For investment, it’s always better to buy the initial phases of a larger development because developers’ price push inflation will ensure the future phases won’t be priced lower than the earlier launch. Make sure you have confident of the developer and its execution of the masterplan.

Homework: If there are many phases and huge lands to be developed, make sure the developer is reputable enough (with strong financial capability) to execute it.

B1. For Ownstay Purpose (General Observation)

67
 Don’t choose west or east facing if possible, for landed investment. It takes longer time to sell normally. Time = Money.

Homework: Orientation is the first thing to check for landed property investment.

68
 Don’t buy those projects that besides or near sewerage pond. Although these days some sewerage ponds are odorless to some extent, but the price appreciation might not be shared with your future sub sale buyer.

Homework: Site visit. See it and smell it.

69
 Don’t assume that “unwelcome foreigner” or students will not be your neighbour even though currently no sign of having it. When market is slow, investor can be desperate, no matter how luxury or high end is the property.

Homework: Understand the demographic in your interested location and talk to management office. The rest will be out of your control.

70
 Don’t over subscribe on the readiness of broadband services promised by developer, most likely than not, they are not ready at VP. In many cases, it take months for TM or Maxis to set up the infrastructure.

Homework: If it is so important to you or always want to move in very early, check around the fiber optic infrastructure nearby your interested property. Nowadays, developer will use second tier broadband service providers as they are more keen to expand the business.

71
 Don’t assume nothing will change in the surrounding of your property. Be wary of buying property next to main artery road as it might turned to highway or lrt/mrt track built on it.

Homework: Check with local council or any other source that has the planning in this area.

72
 Don’t buy property in the view of “moving in” without consider all other factors in longer time horizon. The change of scenario (p/s: trust us, the only constant factor in life is ‘constant changing’) in few years’ time such as growing family structure or taking live-in ageing parent(s) may cause the property stuck in not so rental friendly segment/area.

Homework: Make longer term planning, especial it is for new under-construction property.

73
 Don’t buy property with a restricted master bedroom’s space that have no room to fit a king size bed. Ageing, snoring and horizon expansion of body sizes will make it very uncomfortable to share the matrimony bed for life with your partner (to someone it does matter. Lol). Serious note, master bedroom always need more space for other reason e.g. to put in baby cot in future or add in more cupboard etc.

Homework: Always check the scale and size of master bedroom.

74
 Don’t buy property that besides an under-construction project as it will bring u pain of noise and dust pollution, not to mention possible of break in crime. Of course, if you love the place so much and this issue is secondary to you then ignore this.

Homework: Nothing beat site visit and check out with local council on the empty lands besides your property.

75
 Don’t buy property that too far away from the parent or in-law’s house. With a baby or kid, it becomes very taxing on travelling time for all families to visit each other for bonding and emergency purposes.

Homework: Weigh up the need of being near to your parent or in-law/relatives and privacy. Some prefer to be away to maintain a better relationship in long term. It works both ways.

76
 Don’t believe fully what sale agent says, data don’t lie. Do your homework, trust your instincts and facts.

Homework: Take back the information and check with Mr. Google then only ask relevant and important or specific question from property investors. Asking question of whether this X project a good buy, is a rubbish question!

77
 Don’t believe fully in artist’s impression. That is how they make their living on painting your dream home. To play safe, discount 50% on what the “artist” is trying to sell to you.

Homework: Check out the developer’s previous project and its brochure.

78
 Don’t buy property that join name with your girlfriend, boyfriend or relatives to avoid any future complication should your relationship went sour in near future.

Homework: Take the worst case scenario and put in black and white on the action with the persons if you really intend to do it. No point to predict the future relationship as it will always change.

79
 Don’t buy too near to river or monsoon drainage system to avoid flash flood or stagnant waterway during drought season. It’s a breeding ground for mosquito too.

Homework: Site visit, site visit, site visit!

80
 Don’t let Feng Shui master to choose the property for you. You are the one who stays there not him. And you can only blame yourself when everything doesn’t go right, with or without Feng Shui master.

Homework: Go to the unit and feel it. All human comes with special talent. When you step into the unit, you will know whether it fits you or not. Save the cost of Feng Shui master to renovate your house nicer!

81
 Don’t sign SPA before obtaining at least a loan offer from bank, no matter what sort of promise the SA told you so, such as obligation free cancellation and etc. (Unless you plan to buy with cash 😉 )

Homework: Apply loans to 3 banks if you are not confidence on your affordability. Pre-loan check is possible too. Make more friends from mortgage sales.

82
 Don’t wait for the property price to come down only to buy for ownstay. Try to get yourself always ready to buy but to press the price down. There is difference between waiting for price drop and pressing for price drop.

Homework: Always put an eye on the price of the property that you are interested to understand the market price, not to wait for the “durian runtuh”.

83
 Don’t hope a miracle will happen in a brand new township to have full population and amenities in short term. Usually township needs time to mature and comes vibrant approximately 10years!

Homework: Understand the master plan of the township and developer planning. Add another 5 to 7 years on top of developer’s plan.

84
 Don’t think of buying a property if you can’t afford to at least pay for the down payment of 10% of the property price, and needed some sort of zero entry or installments arrangement in order to afford to buy from developer for own stay. Even with the help of family, you may struggle to maintain or renovate it. Some also wrongly estimate the affordability, after the help of family, when he takes over the keys. Disaster may happen.

Homework: You know the best on your financial capability. If you FAMA decided to chip in, make sure can handle the future “cost” of having a property.

PROPCAFE 120 DON’T BUY #85 Photo Credit to Joonz

85
 Don’t buy property that come with haunted stories/murder/suicidal case for own stay, no matter how much below the market price. Especially, those do not dare to watch haunted movie.

Homework: Key word search (ghost, haunted, murdered incident etc) on google to the property that you intend to buy from subsales.

86
 Don’t make your own decision, if you intend to buy own stay property to setup family, do let your wife be the decision maker (well, mostly). A happy wife is a happy life.

Homework: Bring her to view the property or sales gallery. Make sure she is ok on all aspects that she would be expected for a family home. Make sure she is fine with open kitchen if no wet kitchen, size of bedroom and living hall. Sometimes, if the house is too big and too many staircases or split areas, make sure she is ok too!

87
 Don’t discount the family plan if you are planning to have children in near future (say within 2 years). Make sure you factor in the “family grow factor” and look for suitable size property and not start hunting for new abode when it’s happened. It’s usually quite stressful to having to relocate your family after short period of time.

Homework: Family plan!

88
 Don’t wait for show unit to be ready in order to make decision. It’s usually translates into higher price when compared to the earlier entries.

Homework: Learn how to visualize based on layout and scale model. Visit more completed properties to learn the skills.

89
 Don’t overly impressed on the artist’s impression video, brochure, master plan and show unit but ignore the track records of the developer to deliver as promised.

Homework: Visit more sites and properties from the developer.

90
 Don’t buy the property too close to mosque or temple or church if you cannot take the noise, jam, illegal carparks, and crowds during specific day/time.

Homework: Site visit to “test” your tolerance level.

91
 Don’t expect perfect home. Each home will have some imperfection. It’s up to owners to turn the negative energy
into positive force.

Homework: Don’t rush to make decision for ownstay purpose. Multiple visits will help. If the more you go, the least you like it, means you need to visit another unit or properties.

92
 Don’t underestimate the noise (and dust) pollutions from the main road or highway. Not everyone can bear this
imperfection on longer term.

Homework: Site visit to “test” your tolerance level.

93
 Don’t just look at the actual distance or time distance mentioned in the brochure. When buy for own stay, make sure amenities are close by and not have to drive 15mins to 30 mins just to enjoy your breakfast, lunch or dinner in restaurants or café. Life is short, make sure it’s productive.

Homework: Again, nothing beat site visit. If you cannot even stand on the visit, forget it to do on daily basis.

94
 Don’t over excited on buying new “HOME”. When buying new home off the plan for own stay, make sure the floorplan suit your requirement, and not carry out major renovation when vped. It does cost significant move in budget.

Homework: Go through every aspects on the layout and estimate the cost to renovate if major changes are required before you make up your mind. Knock this wall down or revamp the house is “no no” as it doesn’t add any value when you intend to sell it in future. Sometimes, you own taste of layout can be a disaster in subsales market when you want to upgrade.

B2. For Ownstay Purpose (Observation on High-rise Property)

95
 Don’t discount the need of ventilation in kitchen for ownstay purpose. Avoid unit with kitchen where no window!

Homework: Check the layout properly!

96
 Don’t buy a property without a yard or balcony for ownstay, it makes laundry and waste disposal management a nightmare, not to mention smoker’s puffing habit in an enclosed area and disposal of cigarette butts.

Homework: Normally property comes with choices, with and without balcony. For ownstay, no brainer.

97
 Don’t buy condo with split or standalone carpark podium especially for ownstay. Carry your grocery or shopping item from carpark block to your residence can be exhausting when many properties comes with bridges and open space walkways.

Homework: Ask yourself and imagine whether you can do it few times per day, not to mention you suddenly think of your stuff leftover in the car when you are already at 40
th
 floor corridor!

98
 Don’t buy property with no car park or only one car park bay for ownstay. Not all properties such as KLCC where tenant has less interest on parking bay. Usually Malaysians have more than one car per household. It will usually end up parking outside the condo which posting security risk especially for the ladies in retrieving their cars on daily basis.

Homework: Know your requirement!

99
 Don’t buy property with super high maintenance fees if you can barely afford it or don’t like to pay it (which everyone does), usually it related to either super low density or projects with host of fancy amenities which one will not use them regularly. Once retire, it will eat up your saving pretty quickly. Weigh the own affordability well before commit.

Homework: Ownstay home normally for longer term means you expect it to be there and stay for long time. Build in the inflation rate of 10% per year. Do your maths and decide.

100
 Don’t buy mass market units which don’t have wet kitchen, or at least an open air yard if you cannot stand on the odour at corridor or your unit. Your neighbor will be frying fish n veggie every day. This is no high end market with proper expensive exhaust n ventilation.

Homework: Understand the limitation and know your tolerance level.

101
 Don’t assume all windows can be opened, especially the property is for ownstay long term purpose! Try to avoid those building with completely sealed windows and heavily relied on air-conditioner for ventilation because once the air cond breaks down, you will be in sauna land, not to mention long term health risk of inhaling recycled air that usually carried harmful gems.

Homework: Check it out with developer. Point it to the scale model and get the answer then compare to the specification mentioned in the brochure.

102
 Don’t assume the more the facilities the better! If the condo offers two or three swimming pools and hosts of other ‘wellness’ and sporting amenities, it usually means you will be paying for unused and un-necessary facilities. It translates into higher maintenance fees.

Homework: Check out those properties that come with such facilities and understand the cost of it. Talk to those JMB/JMC/MC members in those projects if you have any.

103
 Don’t ignore the important of powder room. If you have visiting day guests often, make sure you buy property with dedicated guest powder room or toilet and not using your bedroom’s ensuite as guests washroom and proudly display your “bedroom scene”, no matter how well presented your private bedroom is. Usually the maids’ bathroom is not designed for guests’ powder room as well.

Homework: Check out the layout. Know your own set of requirements.

104
 Don’t ever assume that no one will or can dry their clothes at balcony. Dream of perfect condo facade after moving in. This is Malaysia!

Homework: Nothing can be done unless you know you will be the chairman of JMB to impose the most hated rule (with fine) in the property and becomes the common enemy.

105
 Don’t make assumption that no pet is allowed in condo. Malaysian loves pet. 😄 House rule can change too from DMC.

Homework: At least check out the DMC first to see anything has stated there. Make sure it will enforce or not to change when JMB takes over. At least, to mitigate it.

106
 Don’t miss the Rule of thumb on space when buying own stay property. If one person staying, minimum space required should be 500sq. if 2 persons, then 1000sq. Too small of space, it’s hard to maintain harmonium in the household.

Homework: Try to do some homestay at 500sf unit. If you think you can live with it for long term. Go for it!

107
 Don’t assume that you will fully utilize the gym facilities and gave up your outside commercial gym membership. Gym needs companion. It is no fun to do alone in an empty gym room at condo. It won’t last long.

Homework: Ask around to confirm this statement. Lol.

108
 Don’t assume want to get high floor because of the superb view (usually, not necessary). When the lift is malfunction, you need more patient and yes, you need super strong legs.

Homework: Balance the view and practically. Unfortunately, this is Malaysia and quality of services can be disaster sometimes.

B3. For Ownstay Purpose (Observation on Landed Property)

109
 Don’t believe the developer’s sale pitch to build another “Desa ParkCity” alike landscape environment. Not many developers, even the reputable one, can deliver fantastic landscape and environment like Desa ParkCity, not to say can afford to maintain it.

Homework: Visit the site that developer delivered. See it by your own eyes.

110
 Don’t buy property that kitchen not at the ground floor or entrance. It’s always a big “no no” to housewife. Practicality comes into picture.

Homework: Check the layout and ask your wife!

111
 Don’t purchase a 3-storey landed property with master bedroom on top floor if you are now in your late 30s. Constantly taking 3 flights of staircases will not be gentle on the ageing knees and most probably will ended up in the guests bedroom on ground floor in the matter of time.

Homework: Try the staircase at the show unit. Do it 5 times within 30mins. Then take a rest and think about it.

112
 Don’t assumed individual titled FnG is equal to strata title development. Many FnG developments are now turn to be rainbow colors development. Your neighbor may turns the whole house to Disney’s pink or demolish the whole unit and make it a “special one”. Even the development comes with DMC, unfortunately the main regulators are still the local council which has much relax rules when comes to repainting and renovation with individual title properties.

Homework: Ask right question to developer – Strata title or individual title. Not so much about whether there is fence or guardhouse or not.

113
 Don’t believe in developer telling you surau or mosque will be built next to your house after 20 years, due to low Muslim population. The surau might be under construction the moment you get your key. Bear in mind that developers have no say on the building of mosque or school on the allocated parcel if local council has decided to do it with sufficient funds.

Homework: Masterplan, masterplan and masterplan. Check with local council if any plan in place.

114
 Don’t forget the masterplan especially for own stay and buy into brand new township. Make sure the developer builds its commercial same time as their 1st phase residential launch, so that when your house is ready, so does the commercial. Not like some developers that usually only start to build commercial only when there is sizeable staying residents (such as Sime Properties or I&P). One or two mamak stalls just won’t fit the bill as vibrant commercial zone.

Homework: Visit the site and surrounding.

115
 Don’t just look at the scaled model. For terraces or link house, make sure the car porch can park at least 2 cars, side by side and not in tandem. If tandem or only can fit one car under car porch, most house owners will end up street parking and fight might set off between neighbors to occupy these curbside street space. Also some developers purposely built elevated street curb to deter house owners to street park their cars, at the end all cars will end up parking on road proper, making the interior road extremely tight for passing vehicles and poise unnecessary risk to pedestrians and road users.

Homework: Check out the width and length of the car porch. Take out the width that taken up by the columns.

116
 Don’t just think about the house but ignore the security. Given a choice of non G&G with larger built up and gng with smaller built up in the same area, always choose the one with G&G or F&G. Your family will thank you for your decision given the crime rate in Malaysia, generally.

Homework: Check out the security features given by the developer.

117
 Don’t assume the developer will build a nice guardhouse or change the façade at later stage if the developer never built a nice one before, even it is near to a million ringgit property.

Homework: Visit the guardhouse of the properties that delivered by the developer.

118
 Don’t build a private pool in your house and hope that the sub sale will be easier and can fletch premium when you want to sell it. Malaysians do like pool, but not in their own backyard and maintain it.

Homework: Think twice whether it is necessary for you to have your own pool especially there is pool facilities in your community.

119
 Don’t buy landed property with super large balcony on 1
st
 or 2
nd
 floor, or roof top garden which can host party. It will end up totally un-utilized due to the weather and lifestyle of majority of Malaysian. Maintenance of roof top garden also a hassle unless you have green thumb and willing to put in the time and effort.

Homework: Visit your friend’s house to know the truth.

120
 Don’t buy the link house that next to corner lot when you buy into non G&G housing estate. It is always a chance that it will turn out to be play school or kindergarten. It’s not only noisy, but traffic management could be a nightmare during drop off and pick up hours.

Homework: Be cool when you choose the unit.

CONCLUSION

PROPCAFE loves to share but sometimes can be biased too (we all human afterall). The above “120 Don’t” are meant for reference purposes especially for those who want to start invest or choose a ownstay property. Well, to meet all the requirements above is impossible, so do you own prioritization and weigh the importance of each factor based on your own criteria and try not to repeat the mistake. But, don’t take it too seriously if some statement totally does not make sense for you. Sharing is caring, do share your view with us and readers here. Let’s make this article and post to be the most valuable reference for all property enthusiasts.

Tell your mates: If you want to know what to consider when you are hunting a property for whatever reasons, please read

“120 DON’T” WHEN YOU PURCHASE A RESIDENTIAL PROPERTY!

Yes, exclusively shared by PROPCAFE!

Enjoy! Happy Property Hunting!

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PROPCAFE™ News : PropertyGuru Asia Property Awards Malaysia 2017

A yearly affair but this year contenders and nominees are more interesting compared to last year. There are few projects were reviewed by PROPCAFE among the nominees for this year.

The fourth annual PropertyGuru Asia Property Awards Malaysia 2017 have revealed the official shortlist of nominees who are competing for honours in the country’s most prestigious real estate awards ceremony. A total of 18 deserving developers made the cut with projects ranging from residential, commercial, mixed-use and green developments across the country, from Kuala Lumpur to Penang and Iskandar.

Leading this year’s race for the gold is Tropicana Corporation Berhad, a company known for its mixed retail, commercial and leisure developments. The Selangor-based firm collected a total of seven nominations, more than double the nods received by second placers UMLand and Bon Estates Sdn Bhd, which earned three spots in the shortlist each. Among the nominated projects under leading nominee Tropicana’s umbrella include the master planned communities of Tropicana Aman and Tropicana Heights, both competing in the Best Housing Development (Kuala Lumpur) category, the integrated community Tropicana Metropark, and the themed urban garden, aptly named Tropicana Gardens.

PROPCAFE 360 Degree View : Arnica Service Residences – Tropicana Gardens @ Kota Damansara by Tropicana Corporation

Meanwhile, two of UMLand’s nominations are for special awards in Sustainable Development and Corporate Social Responsibility. The company is in a three-way tie in the same categories with Tropicana Corporation and the 2016 Best Developer winner Sime Darby Property. Other companies that received double nominations in 2017 include Southkey City Sdn Bhd, LBS Bina Group Berhad, UDA Holdings Berhad, Mayland, and Ideal Property Group.

The final shortlist was determined, under the strict supervision of BDO Malaysia, from 40 eligible entries received by the independent judging panel, which is headed by incumbent chairman Prem Kumar, executive director of Jones Lang Wootton.

“The Asia Property Awards (Malaysia) showcase a wonderful evolution of the industry from where we were 20 or 30 years ago, bringing recognition to the developers for a job well done,” said Kumar. “The growth in the industry is extremely important and during a period such as now, when the property market may not be performing at its best, a lot rests on the shoulders of the developers, and of course, various other stakeholders to steer us and our country through the rough seas.”

All shortlisted finalists in Malaysia will be recognised either as Winner or Highly Commended during the gala dinner that will host around 300 key senior figures from real estate and related industries. This year’s event will once again be graced by Guest of Honour Yang Amat Mulia Tunku Seri Menanti Tunku Ali Redhauddin ibni Tuanku Muhriz, chairman of PropertyGuru Malaysia.

PROPCAFE Guide : PROPCAFE Property Investment Strategies in Year 2017. Whack, Keep, or Cut?

“It is our pleasure to announce the full shortlist of deserving nominees. Together these companies represent the best of the industry as selected by its leaders,” said PropertyGuru Malaysia country manager Sheldon Fernandez. “In today’s challenging market conditions, Malaysian consumers can certainly rely on a trusted source of recommendations for outstanding real estate developments such as the PropertyGuru Asia Property Awards (Malaysia) to aid them in making confident property decisions.”

Aside from the completion categories, there will be a special presentation during the ceremony for the 2017 Malaysia Real Estate Personality of the Year winner Glen Chan, CEO and managing director of Pacific Star Development Ltd, who was chosen by the editors of PropertyGuru Property Report magazine for elevating the standards of mixed-use and leisure developments in the country. Chan spearheaded the award-winning Puteri Cove Residences project, which is set to be completed by year-end.

The highly anticipated black-tie awards gala evening takes places on Thursday, 17 August 2017, at the InterContinental Kuala Lumpur. More than 20 categories will be handed out during the three-hour long presentation.

PROPCAFE Review: Sentral Suites @ KL Sentral by MRCB – Part 2

The full shortlist of the PropertyGuru Asia Property Awards (Malaysia) 2017 is below:

DEVELOPER CATEGORY

Best Developer

WINNER will be revealed on 17 August 2017 during the gala dinner

Best Boutique Developer

Bon Estates Sdn Bhd

The Estate At South Bangsar by Bon Estates

DEVELOPMENT CATEGORIES

Best Luxury Condo Development (Kuala Lumpur)

Dorsett Residences Bukit Bintang by Mayland

Tropicana Residences by Tropicana Corporation Berhad

Tropicana The Residences KLCC

Best High End Condo Development (Kuala Lumpur)

Anggun Residence by UDA Holdings Berhad

The Estate by Bon Estates Sdn Bhd

The Luxe by Infinitum by Macly

PROPCAFE Review : Anggun Residences @ KL City Centre by UDA Holdings

Best Housing Development (Kuala Lumpur)

Sierra 6 at 16 Sierra, Puchong South by IOI Properties

Tropicana Aman by Tropicana Corporation Berhad

Tropicana Heights by Tropicana Corporation Berhad

Best Condo Development (Penang)

City Residence by Ivory Properties Group Berhad

Queens Residences Q1 by Ideal Property Group

Best Condo Development (Iskandar)

Suasana Iskandar Malaysia by UMLand

Best Housing Development (Iskandar)

Aster 2 – Double Storey Semi-Detached House by UMLand Seri Austin

Best Mass Market Development (Landed)

Desiran Bayu by LBS Bina Group Berhad

Best Mass Market Development (Condo)

BSP21 by LBS Bina Group Berhad

Best Mixed Use Development

Legasi Kampong Bahru by UDA Holdings Berhad

Southkey Mosaic by Southkey City Sdn Bhd

Tropicana Metropark by Tropicana Corporation Berhad

PROPCAFE Review : 16 Sierra @ Puchong South By IOI Properties

DESIGN CATEGORIES

Best Condo Architectural Design

Isola@KLCC by O&C Resources Berhad

TTDI Segaris by Naza TTDI Sdn. Bhd.

PROPCAFE Review: Isola @ KLCC by OCR

Best Retail Architectural Design

Aman Central by Great Realty Sdn Bhd

S Cube Mall by Brunsfield Bhd (ERM Project Management Sdn Bhd)

Best Landscape Architectural Design

Hampton Damansara by Mayland

The Estate by Bon Estates Sdn Bhd

PROPCAFE Buyer Diary : Top 10 Reasons To Buy Hampton Damansara @ Country Height Damansara

BEST OF THE BEST CATEGORIES

Best Condo Development (Malaysia)

WINNER will be revealed on 17 August 2017 during the gala dinner

Best Housing Development (Malaysia)

WINNER will be revealed on 17 August 2017 during the gala dinner

SPECIAL AWARDS CATEGORIES

Special Recognition in CSR

Ideal Property Group

Sime Darby Property Berhad

Tropicana Corporation Berhad

UMLand

Special Recognition in Sustainable Development

Sime Darby Property Berhad

Tropicana Corporation Berhad

UMLand

Best Universal Design Development

Gravit8 by Mitraland Group

Southkey Mosaic by Southkey City Sdn Bhd

Best Green Development

Tropicana Gardens by Tropicana Corporation Berhad

PROPCAFE Guide : Property Buyer Dictionary – “120 Don’t” When You Purchase A Residential Property By PROPCAFE

PUBLISHER’S CHOICE

Real Estate Personality of the Year

Glen Chan, CEO and Managing Director, Pacific Star Development Ltd

As always, main domestic winners in Malaysia will advance to the PropertyGuru Asia Property Awards Grand Final in Singapore this November to compete with peers from 16 other markets in regional categories to be named the ‘Best in Asia.’ Good luck Malaysia.

For more information about the PropertyGuru Asia Property Awards (Malaysia), email
info@asiapropertyawards.com
 or visit the official website:
AsiaPropertyAwards.com/malaysia/

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PROPCAFE Peek : Puteri Hills @ Bandar Puteri Puchong By IOI Properties

Puteri Hills (
http://www.puterihills.com.my
 ) by IOI Properties, is located at probably the most organized and exclusive part of whole Puchong, with elevated grounds and organized development.  It is located right at the end of Bandar Puteri.

Launching this Wednesday 18/9 at the IOI Sales Galleria at The Cube, it comprises 120 units of condominiums and 120 units of luxurious town villas.

Location is on the left hand side – right before the Puteri Bayu apartments.  Do take note of the giant UFO right in front of the Puteri Bayu apartments – certain units in Puteri Hills will get this UFO view.

Early bird package includes 8% discount, DIBS ? Easy Payment Scheme (balance of 10% will be via credit note for the 8%, minus your RM10,000 – balance will be in 6 months time).  The Easy Payment scheme will be similar to Skypod’s.  For those who are interested in this scheme, and capped by LTV70%, you only pay the remaining 20% – spread out through the next 3 years.  Paying each 5% at every 6-months interval.

There are total of a very limited 120 units of the condominium, with 8 units per floor.

Total of 3 lifts servicing the 8 units.

Each floor, there are only 2 –  1,400sf units, the remaining 6 are all the larger 1,700sf units.  As the 1,400sf units are quite limited, do expect them to be taken up first (only 25% are 1400sf cheaper units).

Price for the smaller 1400sf units is expected to start from RM899k before the 8% discount

My personal take :

Expect the 1,400sf units to be snapped up fast.

There are limited number of ‘high end’ condo in this part of Puchong, it can cater to upgraders who are looking for condominium living.

Good for ownstayers – nice luxurious feel, quite neighborhood of Puchong, full facilities.

For investors :

Rather hefty pricing, despite a discounted RM580psf  (wow, anything below RM600psf looks palatable these days!).

With this type of pricing, you will need rentals of above RM2,500-3,000 to break even.  Doable in Puchong ? I doubt so.

Flipping – with the expected (rumoured) increase in RPGT, I wouldn’t be too gung ho on flipping strategies these days.  And at a price of RM800++k what level will you target to sell ?

Puteri Hills also has
Town Villas
 to sell, starting from RM1.7mio

Town houses at RM1.7mio, I hope they come with lifts as they are up to 4-storeys tall – from buildup of 3000sf +. There is already a completed model on site (not sure if it’s opened to public) – but rather boring and outdated don’t you think so ? When compared to something like, say – Duta Villa in Setia Alam ?

Show model (looks nice) :

Actual unit on site   (do you guys think its nice ? worth the 1.7mio ? )

Prepare your cheque book if you are keen!

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PROPCAFE™ 360 Degree View : Quadvilla – Jade Hills in Kajang

2 Storey Quad Villas

This article is mainly concentrating on the vped state of 2storey Quadvilla which vped has been started in Feb to Mar 2013.

Background

Quadvillas were launched in Dec’2010 and they are situated at one of the highest peaks (approx 83m above sea level) of Jade Hills, a freehold and GnG housing environment.  They are essentially cluster SMDs of 4 bearing land size of 35′ x 80′, however the clever mixed and matched of 2s QV with 3s Qv backing (but sits on lower ground) provided much breathing space at rear with only partial linked at back.

for floor plans of 2s n 3s QV, please refer to earlier published article here…

Twin Villas & Quad Villas @ Jade Hills

for Jade Hills general landscapes and club house, please refer to earlier published article here…

Jade Hills @ Kajang

The Street

From the main guard house, a smooth and tree lined road will take you to the hills precinct. Each resident is issued with 2 access cards and more will be issued at a nomimal fee.

From mail box to mail box, the internal artery roads are said to be 60′ width, however there is no obvious visitor car park allotment except cars are expected to park on the curb.

Street scene

The House

During launch time, there was no artist illusrative of the QV being offered. Only scale models (all in white colors) and master plan of hills precinct were presented at show gallery. The main brochure spelled out the internal layout with foot print but no mention on land size as well. However, the land size is said to be 35’x80′, and the footprint of the house is said to be 25’x55′. The car porch can easily fit in 2 segment C vehicles, a bit of a struggle to fit in 3 vehicles of any combination of A, B or C….the author’s own opinion.

front facade of the house. thanks godness that it comes with a splash of color.

Garden strip….

View from MBR overseeing Setia Impian on the left hand size.

The Internal Layout Spacing

Pillarless internal layout ensures space is well utilised on ground floor. Rear end of the house is fully extended except for yard area when one can “cover” it up if hand itchy and wanted to do “reno”. There is a very spacious guest bedroom on the ground floor that comes with indoor and outdoor showers, and a green patch for more light to penetrate and brighten up the usually rather stuffy guest bedroom in other housing projects of similar homes. How we wish they should provide an outdoor jacuzzi instead of an outdoor shower as compliment
 . Grohe sanitary sets were provided for all bathrooms. Very good!

View front living to the end of dry kitchen. On the right is the guest bedroom.

“linked” to the unit at the back.

View of wet kitchen

gallery to bedrooms 1st floor.

view to family lounge

view from family lounge’s balcony.

Master bedroom@1st floor.

View from MBR overseeing Setia Impian on the left hand size.

Others

The Vp process was a breeze through. 1st the Vp team set you up in a cosy room with powerpoint presentation, clearly explained the DO and DONT living in an GnG environment, reno process and final settlement. There were light refreshment and food being served.

Then you will be transported to your unit where gamuda teams of people will test every single power outlet (including aircond point), water point, closet, door key and panic bottom. The unit was washed-clean and defective form was presented (but from the `initial inspection’, there was hardly any defect been noted). These series of homes are not CONQUAS tested yet but could easily score 80 and above point should this be carried out later.

Home comes with 2 years free maintenance with 3rd year’s maintenance starts from Rm270 (we believe). club house subscription is seperate (Rm100) and is optional.

There is a generous free gift awaiting at the house for every purchasers, courtesy of Gamuda marketing division.

The process is the best one could find in our limited landed vp experience. Job well done Gamuda……..wish all landed vp is like gamuda standard.

CONCLUSION

A non frill linked SMD with nice touch at rear by Gamuda. The site at highest point is the highlight with southerning view to Country Heights and beyond. Its simply a cosy home for a small family with or without elderly.

Other forum quoted unwritten bank valuation of Rm1.4mil for 2sQV. We shall monitor and report the actual transacted price in time to come.

Was told that the last of developer’s unit of QV being sold at 1.295mil recently.

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PROPCAFE 360 Degree View : Rafflesia @ Setia Alam by SP Setia

As promised… it is my “not”professional review about Rafflesia after visiting the site for the first time…..Allow me to begin with an opening poster

The epic battle between the good and the evil continues….

Welcome to “The Rise of Rafflesia”

Just for a laugh only…

serious review after this jump.. please remain seated….

Honestly speaking….it is my first time to visit Setia Damai 14 although numerous trip i had made to Setia Alam.

A quick drive around the neighbourhood , and I can start to feel a peaceful, simple and humble enclave..this is the first impression printed in my mind .Wide road , low pavement where your car can climb over and an well organized housing area.Period.

Just a short distance from the guardhouse, immediately one can see the 3storey gigantic Rafflesia on your right.From a distance, exactly same like what being commented .. busy façade. I have to agree on that. Due to Rafflesia has more than one colour scheme.. thus making my head a bit spinning and it did remind me of Disneyland for awhile.

Things start to change as walking closer the unit…

The first image that x my mind is the stretch of Rafflesia does resembles a battalion of strong army at the front line….

View from outside

The extra 10ft land

Type F

Type E

As you can see… there are 2 colours variation as I can recalled…

At a closer distance.. it does remind me of this …

One thing I notice is, the highest floor balcony is a glass balustrade but the brochure which I m still keeping… showing normal cast iron grille balustrade…hmmm wondering why it had been changed..

And from the side view…. It does look like a battleship atleast for me.

Walking pass a small garden beside the last few rows of Rafflesia.. where having cul-de-sac and nearer to green…. Those units where are nearer to it can be considered themselves lucky.

Without wasting much of time lets view what is inside..but please erase DV ID from your memory ….

Ground Floor

Living

 Dry Kitchen

Dining Hall

Rafflesia footprint is 30ft wide Vs DV 26ft.. so it is approx 4ft wider… lot of glass panel on the ground floor maximizing the sunlight as usual and giving u maximum seamless view to outside taking the full advantage of being a SMD.

I notice something which trouble me a lot is those windows or glass panel where beyond reach of normal cleaning process. It will be quite disturbing if the owner need to engage outside to clean it if it is the only alternative.

Rafflesia is more to serving 2 generation under 1 roof. Initially when I went in to the 1st Floor MBR.. I was like …emm OK it is a room with walkin wardrobe ready and nice toilet … but the highlight of Rafflesia is the 2nd Floor MBR. It is rather long and spacious.

Having said that…. After seeing Raff myself I would say one of most interesting highlight of Raff itself is the highest floor. I will wait for you to see it youself….

There is another thing which is quite interesting is one of the toilet of the bedroom behind has a “partial” double volume ceiling. It is rather unusual to have a double volume ceiling toilet for me…????

The house is equipped with Air Cond points and piping for plug and play ready.. and I did notice the door latch is somehow higher quality compared to those conventional door knob. Besides that.. all switches if not almost are Zencelo switches.

As for the car porch , I am looking at 4 cars …in 2×2 maybe can fit for 2 segment C and 2 segment D.

Since this is not a true blue SMD, where behind is half linked on the first floor… somehow I found it quite weird when it is joined….and now the question …is how much your neighbor can hear your activity for this room….hmmmmmmmmmm

Overall…. After seeing the actual product.. it is much better than I anticipated…..probably from the first day.. did not have any high expectation looking at the façade from the brochure but somehow after seeing the actual product …. It is not that bad after all….Rafflesia itself is more like a piece of art…some see it beautiful and some see it not….but the façade no doubt is really the unconventional … you have to see the actual one to appreciate it. Now after seeing it.. after viewing one can be easily very much emotionally attached and mostly likely to feel heavy hearted to sell it ….

My verdict is , I have to say it is rare to get this kind of product at 1.6mil anymore nowadays…

Outside

Back Joining

Difficult to clean

View from 2nd Floor

1F MBR

2F MBR

Bathroom

Side View From Balcony

Backyard

Wet Kit

That’s all folks…

Last but not least

The End…

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PROPCAFE Peek : The Reach @ Titiwangsa By Binastra

In the past Binastra built their reputation as reliable contractor. Few notably high end projects that they built were The Treez by Exsim and KM1 West by Bland. From what posted by some forumner in Lowyat, their construction order book is full at the moment.

Similarly with other contractors, since they have the ready expertise, they have turned to developer. They have successfully sold and delivered projects such as Green Terrain@Cheras and currently full swing with Green Residences@Cheras. Apparently Binastra is a cash rich company and apparently all their projects are constructed without bridging loan. This will give assurance to the buyers the strong financial background. They have launched their high end condo named The Reach@Titiwangsa. The project was soft launched last year.

Overview

Located on freehold 3.12acre of land, The Reach consists of 528units  on 2 blocks of 35storeys and 1 block of 41 storeys. However block A and B are joint with different lift lobby.

Location and Accessibilities

Despite the project is named as The Reach@Titiwangsa, the location of the project is more towards Setapak rather than Titiwangsa itself.

Location shown from the developer website

From Wikimapia

The main access of this project is via Jalan Pahang where residents need to make U-turn at Traffic Light turning into Jalan Kolam Air. Currently you only can exit the site via Jalan Timah and from here to Jalan Pahang. The developer has undertake to widen the road leading to Jalan Timah and build additional access to Jalan Pahang. There should be another access road to Setapak that built by others that currently under construction.

Accessibilities of the Site

However judging from the number of the units (528 units) and land limitation surrounding the site, the road access seems to be still a concern particularly if you are coming from KL and you need to make an U-Turn from Jalan Pahang. Furthermore the road seems to be narrow with just 20ft.

However DUKE extension is under progress now and there will be new interchange at Bulatan Pahang and Jalan Gombak. How this DUKE extension will bring benefit to The Reach is remain to be seen.

DUKE Extension

Amenities

For past few years from old and rustic town Setapak has undergone a massive redevelopment and spill over from the TAR college student market. The almost completed Danau Kota developed by Platinum Victory contributed few thousand of new condos that quickly taken up by residents due to affordable pricing, ready rental demand from local family and TAR college students. Commercial such as KL Festival City, Platinum Walk, Starparc Point and PV128 mushrooming due to the ready demand. There is a private hospital Columbia Asia Hospital as well.

Façade

Suffice to say the façade is safe design. 3 boxy buildings in a triangle piece of land. The window are large enough to avoid it looks medium cost-ish and each unit comes with balcony.

Artist Illustration of Façade

Scale Model

Floor and Unit Plan Layout

Readers can check out the site plan, facilities and floorplan in the developer website http://www.millionwonderful.com.my/features.php?page=site

Siteplan

Facilities Plan

Scaled model of facilities

The Reach comes with array of facilities such as tennis, squash, badminton and half basketball court, Olympic length swimming pool on the 7
th
 floor however the selling point is the sky club on the 34
th
 in block A and B. Developer has consciously joint both block A and B together and put massive size sky club that consist of function hall, hydro and normal gym, infiniti pool etc on it.

Floorplan

All the floorplan are available in the developer website
http://www.millionwonderful.com.my

In general all units come in 3 bedroom with the variance on the add on study or utility or both. One type caught the reviewer which is type D. Type D is smallest however the uniqueness of type D is owners could convert the 3
rd
 room as STUDIO by install additional door as shown below

Type D

Prices

The price start from RM590psf for the bigger size and RM610psf for the smaller. The smaller type D and E are almost sold out. Price is increased by approximately RM2k for each floor.

Financing and Package

The package is regularly revised by developer. Please check with developer for the latest promotion.

Specification, Maintenance Fee and carpark

The specification is pretty standard for condos nowadays. Porcelain tiles, pretty much no freebies except aircon for all bedrooms and living. 2 carparks are provided for unit with size 1500sqft and 1carpark for anything smaller. There is no public transport and personally I think developer should provide minimum 2 carparks regardless the size of the unit. The maintenance + sinking fund is tentatively fixed at RM0.25psf.

Site progress

http://www.binastra.com.my/thereach_siteprogress_nov.php

Conclusions

Setapak is more well known as affordable housing with close proximity to KL City Centre. However, this set to be changed with the entry of The Reach. One of the first high end luxury condo in this area. The sales has been well received so far. The rental is remain a concern where the cheapest unit currently is around RM850K. which mean you need rental anything rm3500-4000 to make it worthwhile. In my opinion, the property is more on the own stay market that looking for some unique propositions and favour the Setapak location.

Happy Investing and Merry Christmas!

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PROPCAFE 360 Degree View : Regalia @ KL City Centre by Mayland

Could have, should have ? Given the opportunity, I chickened out and didn’t pull the trigger … 2 taikors did.   No where else within such proximity of the city center, can you find a brand new freehold high rise residential with walking distance to LRT and a-soon-to-be brand new spanking Sunway Mall, not mention the price not breaking the ridiculous RM1000psf barrier.

Mayland always disappoint you in term of quality but it hardly let you down in term of facilities! For Regalia, What can i say? At this price range…….
SIMPLY LUXURY!

Cosy liabrary with nice reading corner

Outside Liabrary…
Water Features
 are beautifully done. Well, it serves the purpose to reduce the noise from Jln Kuching as well

Grand Lobbies
 in different blocks! Of course Block A is the best as it uses as ARK Hospitality’s reception for short term tenants. Mayland is still very Mayland…
GOLD X 3!

Gym, Squash, Music Room, Nursery
….Where is the Movie Room? Opps It was locked, couldn’t snap the photo (I ll update later)

Movie room
 pic taken from the website

Common Areas and Small Swimming Pool
 (??). Wait, there is a skypool at the top of the building! Stay tune…

Even the
common toilet
 is not too bad, right? (Opps, sorry guard!)

Beautiful KL and KLCC view at the very top! (even in the rainny day) Infinity Pool
….One can imagine, at night, how nice the view could be. You have skylounge beside the pool as well. You don’t have to pay KLCC’s price to enjoy this!

Bad camera make the skylounge looks so ordinary and dark. It is much nicer than it looks here!

Ok update here with the better
skylounge
 pic from the website

Personal View:

Those who bought it during launch…HOME RUN! (But, i salute your patient on the progress of this development!) Most of the owners/investors have taken the free car park as the compensation of LAD. So, those who intend to buy from subsales, look out for units that come with carpark! During launch, only those unit at 8xxsf abovve entitled one carpark lot, studio units alll not come with it.

Any studio unit priced below 400k i think it still a good buy at subsales market based on the rental that “transacted” recently, fully furnished studio@RM2300 permonth. Problem is, is it still available? Ok, this is not including those facing the neighbor residential tower. High floor unit which faces internally has no advantage in term of view and the distance between blocks are too near! Low floor owners with garden view should be priced premium rather than high floor (sorry, high floor owners, you were caught!). Outter facing units i.e. Kenny Hills (Opps Jln Kuching Noise), KLCC (Opps LRT Track & Noise), Putera Villa (Opps eyesore!).

The covered walkway from Regalia to PWTC LRT has no sign in progress. Being Mayland, it may take ages to get it up. But in most of the circumstances, they did deliver. Question now…How Long would it take?

Developer is still having many units and giving 10% rebate (if you still qualify for LTV90, Wow Zero Down!), mainly bigger size-high floor-or bad facing. All priced at the premium. If one seriously wanna invest a unit there, perhaps you can search through the subsales market here. I believe if you work hard enough, you should still be able to get a jewel out of this Regalia.

Good thing about Regalia is ARK is there to manage their service suites for short term tenants. That will ensure continuity of maintanence works and security. You may take a look the website below.

www.booking.com/Regalia-Residence

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PROPCAFE™ Guide : RENOVATION a TO z, MY REAL LIFE EXPERIENCE (EPISODE II)

Thank you all for sticking by.

ID THEME and IDEAS

Having seen what my house will eventually looked like, now I can gather ID theme and ideas to be implemented in my dream house. Internet is the easier source of references but I am more towards hard evidence therefore I started to buy a lot of magazines and some selected coffee table books. Whenever I saw something that I like, I will scan it down and save it as part of collection. Yes you need to index them well for quick references. I always like my house a clean line look, definitely white color as base and lets the soft furnitures do the color talking.

As for the house itself, I was taking up options provided by developer and also requested few amendments to the interior of the building. Understand that not all developers will do this these days. Amongst the alterations:-

removed of powder room on ground floor. I intend to use this space for a dry bar.

Guest room on ground floor – not to build the wall. It will turn into TV room with sliding door installed instead of windows.

Wet kitchen – replaced door with glass door, to open up the space.

Request for double vanity sinks instead of single bowl.

I must say that the developer was extremely obliging.

The ID processes were like a never ending story because you have approximately 1.5 years to plan and you never tend to find the best ID because the industry always seen to able to come out with something better everytime. Anywhere here are some of the ideas I have scanned from magazines or pixs that i came across that suited my dream house:-

Private Bungalow at Damansara Indah. Like the furniture and artwork arrangement

Like the interplay between wooden and white panels.

Puchong LakeEdge – liked the wooden timber outdoor area with pool at the side.

Dua Residency- loved the abstract art of Bodhi Tree commissioned by Royal Selangor

Below: TV display unit by Poliform

Setia Ampang Hills – like how the outdoor plants bring life to the indoor furniture.

Below: Liked the hollow display cabinet units.

Below: liked the canterlever gallery kitchen

Vacant Possession of the House

finally the long wait is over. Received VP of the house despite developer had been putting on extra hours to hand over the houses in 2 years to us. As expected, pretty bare unit but to our surprise, the common area looks spacious and the house arrangement in circus instead of straight row does give us the feeling of less mass production. And it does help when there are 7 different models in 32 units.

Bird eye view…

Living Lounge

Living towards dry bar (proposed) and TV lounge (afar)

Staircases with internal pond

Garden strip

Dining area

Dining and dry kitchen

1st floor family lounge

Ground floor Guest bedroom now turns into TV lounge

Masterbedroom

MasterBathroom

What was next? While pending for defect rectification, I guess next will be appointment of an interior designer. Someone that shares my vision and budget I guess. See you in Part III.

Next Episode

Episode 3 : The Finishing Moment

https://propcafe.net/renovation-z-real-life-experience-episode-iii/

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PROPCAFE™ Guide : RENOVATION a TO z, MY REAL LIFE EXPERIENCE (EPISODE III)

Thank you for sticking by.

Now where the real deal begin, the appointment of interior designer and start work. The appointment of interior designer can be done via:-

Recommendation by someone you know;

Vouched through his/her work through print media, reputation, show units;

For me, I want the interior designer to share the same or semilar DNA in their previous/current work, obviously not that top notch reputable outfit (I am not that rich) and office must be closer to where I stay easier to deal with them. It didnt take long for me to find “the one”….and its close by too..I was impressed with their works on the show unit at Serai Saujana and its name was Capsule Creative, an outfit run by two siblings.

Show unit of Serai Saujana

Outdoor Serai Saujana

The meeting with Capsule Creative was fruitful. After having a meeting with them and sent related files for their principal to study my wants and needs, within 3 weeks, they had sent their 1st draft of 3D illustration. We kept on working on fine tune, costing and materials and signed off the final draft approximately 2 months later. Due to work related copyright, I wont be able to share the work here.

As this firm mostly can deal with carpentary works, blinds and ceiling, however due to complication of my dry kitchen, they had recommended two outside kicthen cabinet makers for me to chose. Also the outdoor area plus lap pool too they had recommended other professional outfit to undertake the task. As the construction of pool required council and neigbours consent, the application took few months before we can carry out earth work and the whole process took about 6 months from start to finish. All in all, the interior part of the job wasnt complicated. Most works done in 2-3 months. The delay was on the construction of pool and it took 6 months for the entire process. I also spent some times doing shopping with my interior designer for soft furnitures around town and they were corodinated all the delivery of electrical appliances and cabinets, soft furnitures and etc.

The last thing I need to do is to display my artworks and the house was DONE! Hope you guys enjoy the final outcomes.

Living Lounge overlooking dry bar and TV lounge

Dry kitchen

TV Lounge and dry kitchen

outdoor area

MasterBedroom, staircases and 2nd bedroom

Family lounge and MasterBathroom

Evening scene

Evening scene

Front lawn

The bank valuation for this property on 3Q14 was Rm3.3mil.

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PROPCAFE™ Guide : RENOVATION a TO z, MY REAL LIFE EXPERIENCE (Episode I)

How do you start your renovation process of a newly acquired landed home? Like thousand of new home buyers in Malaysia, typically those bought STB (Sell Then Build) concept, once you had identified your purchase, placed deposit and signed SPA, this is when your dream started. You will have thousand images running over your head for the next 2-3 years on your alleged DREAM HOME while waiting for your property to be built. It helps when the property you bought there is show house that you can envisage.

During the construction period, you will drive to building site and hope to view the process (yes admit it…you are doing it), snap pictures and if there is any possibility at all, risk your safety and venture into the unit itself and take more pictures. You will more keen in visiting other show houses, to “steal idea” so to speak, buy ID mags or at least flip through them whenever you got a chance in the bookstores and took more interest in your friend’s house warming parties, investigate every nooks and crooks and never failed to ask the famous question “how much you paid for this ah?”……

My process was relatively straight forward. The year was 2007 and I was just followed the text book method:-

Bought my dream house based on 2D brochure (and a tiny scale model sample);

Wait for the construction and completion of show house;

Visited show house, took like over 100 pictures;

Playing mind game….try to visualize how I want my dream house to be, constantly consulting my bank account as well;

Doing research on ID. Identify the theme and style of the dream house;

Collect key to my dream house (finally). Excited but also feel empty…….;

Finalise ID firm and appoint ID firm;

Exchange ideas between ID firms. Work begin;

Final Product.

2D Brochure, Scale Model and Model House

Managed to secure a corner zero lot with 20’ gardening strip on one side and 10’ gardening strip on the wet kitchen side. Good built up (3,518sq inclusive of car porch) with 5+1 rooms. The Bauhaus design with concrete flat roof was one of its kind for landed and the architect was a young Indonesian. Ground floor it was flooded with tall glass panels with open living concept. I was dreaming that the house must come with water all around, just like in the scale model concept.

(2D brochure of the facade of my dream home)

(Unit layout and floor plan)

(Scale model. Somehow the scale model of my model house was missing. This is one of the models available for sale at that time)

Few months later, finally their show village was finally opened to the public and I was delighted to be able to see the 1st time my actual dream house. Its like they bought forward my house 2 years earlier and kept my dream alive, or did they? To my disappointment, the show house didnt fare as well as in my imagination. Whilst the exterior of the house stayed true to its brochure and to my liking, however their interior designer team had missed the mark well below my standard. They used plenty of wooden panelling (in foyer, media room, family room and master bedroom), wooden furnitures for living and dining, and to top it of, an L sharpe dry kitchen that to me, felt out of place. Maybe it did appeal to the customers of this house model but certainly it did nothing to me. Here are some of the pictures:-

Foyer

Living room.

View to Guest bedroom but with wall removed and turned into mahjong room.

Dining area with a little breakfast zone at far end I guess.

The horrible dry kitchen setup. OKok admitedly part of my photo snapping skill as well,

family room upstair

Master Bedroom. Timber timber timber everywhere….pensang!

Master bathroom. Well they just got to keep up with the theme of more timber.

Lastly, 10′ gardening strip with concrete path and water features.

Well it’s not entirely a whitewash, at least it did bring my expectation down to earth a bit having seen the show house and the kind of space I have to work with. I did like the gateless concept although a bit disappointed with the space allocation in the living room. Well all in all, we are not getting the ID but an empty home.

So see you all in episode II where I will detailing my ID concept and the vacant possession of my so called “dream house”. See you in a tick.

Next episode

Episode 2: The Journey of Discovery

PROPCAFE™ Guide : RENOVATION a TO z, MY REAL LIFE EXPERIENCE (EPISODE II)

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PROPCAFE™ Review: Residensi AVA at Kiara Bay By UEM Sunrise

Introduction

UEM Sunrise is best known for their flagship development such as MK10, 11, 22, 28, Solaris Mont Kiara and Solaris Dutamas which are located in Mont Kiara and Dutamas. Sunrise was found and used to be helmed by Datuk Alan Tong. A man of vision and also known as Condo King, Sunrise has established their reputation and branding as premium condo, mixed used developer. Well thought architect design without compromising built quality and workmanship, stringent quality control and professional after sales service are the hallmark of Sunrise. In summary, the buyers are assure receiving highest quality property. It is not a surprise that Sunrise sold quite significant of their launches through their repeat buyers and Tresor program.

Sunrise’s stronghold is at Mont Kiara where it already established as one of the most exclusive address and desirable location in Klang Valley not just among expatriates but among well affluent locals as well.  The combination of developer branding, location and pricing making Sunrise development one of the most desirable development in Mont Kiara.

However due to the depleted landbank in Mont Kiara and for the continuity of company’s operation, UEM Sunrise has acquired 73 acres of leasehold land to be developed as next Mont Kiara. Read the link
here
 for the introduction of the master plan.

UEM Sunrise previewed Residensi AVA at the newly built sales gallery, Kiara Bay’s first residential launch. Read on for Propcafe
TM
 review.

Location

Residensi AVA located in The Walk@ Kiara Bay which consists of waterfront promenade, retail, mall, recreation, residential, office tower and hotel. Residensi Ava located at most southern parcel of The Walk@ Kiara Bay

The location of Residensi AVA

Façade and Masterplan

Located on 4.41 acres of leasehold land, Residensi AVA consists is a mixed commercial and residential development consists of 870 residential units spread to 2 towers of 41 storeys each and 1 level of 11 nos retail lot, drop off and carpark.

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Retail level

Each tower has 436 units and for more privacy, each floor split to two wings and each wing is designed only with 6 units/wing. Both wings are connected to lift core and only accessible via security card. This means if you are staying on left wing you would not able to access to right wing and vice versa. Each block is served with 4 passengers +1 service lifts which worked to be 109 units/lift. The density of units/lift is quite comparable with other condos. From the sales kit, the lift speed is 3m/s which considered as high speed lift.

Development

Land Size

Total Units

Density

No of Lift

Units/ lift

Rica Sentul

2.31

473

205units/acre

5+1

95units/acre

Court 28

1.04

311

299units/acre

3+1

104units/acre

Pano

1.8

363

202units/acre

4+1

91units/acre

The units per lift density comparison

From observation of UEM Sunrise past high end launches such as MK Astrea and Solaris Parq and Residensi Sefina, the facade is always safe and conventional. With residensi AVA it is not exception as well.

 Artist Impression Front Facade

 Artist Impression Rear Facade

AVA Façade Front and Rear (Artist Impression)

Generous size of windows is provided to allow natural sunlight comes inside the unit. The block orientation is designed with North and South orientation to avoid glaring morning and evening sun glaze inside the unit.

 Scale Model Front Facade

 Scale Model Rear Facade

AVA Façade Front and Rear (Scale Model)

The residents and visitor carpark with the facilities on level 8 are detached from the main residential towers. The carparks and facilities deck will be linked to residential towers via linkage. Propcafe
TM
 is not big fan of this configuration however this concept is quite common in DPC and Mont Kiara. Aesthetically the condo façade looks more pleasing and obviously developer can bill buyers faster as they can construct the carpark block later stage. However not all the carpark level are linked with residential towers and hence the process to reach the unit from your carpark is much more time consuming and cumbersome.

The Link Bridge between facilities deck and Residential Towers

To enhance the livability of the residents, few concept are adopted throughout the design of the development. One of the most important for any safe living environment is the security system. Despite the mixed development, AVA has split the retail level and rest of residential with split entrance and drop off area for residential and retail. From the guardhouse, you need to take ramp up to the residential drop off area which located at 2
nd
 level, tucked between the carpark and lobbies for block A and B. After drop off, the visitors can park the car inside the covered dedicated visitor carpark.

 Level 2 Plan

 Drop Off Area Artist Impression

The drop off area for residential at Level 2

Located at level 2, you also have leisure pod, management office, reading room etc.

Leisure Pod

The residential also equipped with perimeter intrusion detection system and dedicated guardhouse where the guardhouse will have full control management of visitor entrance and exit. CCTV are installed at main lobbies and lift cars. And to further enhance the privacy and security, card access for residential lift to dedicated floor and wing.

 Guard house Artist Impression

 Grand lobby comes with CCTV

 Scale model guardhouse with perimeter

 Wing design for each floor

Security feature in residensi AVA

Layout and Orientation

There are 5 types of layout as summarized by table below.  The size range from 813 sqft to 1285sqft with configuration of 2+1, 3 and 4 bedrooms. Majority of the units are 3 bedrooms where 2+1 and 4 bedrooms are split quite equally.

Composition of Unit Layout

Each floor consists of 12 units where equally divided to two wings. The residents from each wing cannot cross over for privacy and security purpose.

Floor Layout

All bedrooms and bathrooms are designed with natural ventilation in mind. All type will come with yards to wash and dry clothes. For hassle free moving in and renovation, developer equipped each unit is partly furnished with kitchen cabinet fitted with hood & hob, air-conditioners to living and all bedrooms and instant water heaters to all bathrooms.

In general the layout is safe and practical and nothing fancy. However it is worth to mention for type D/D1, the enclosed kitchen setup is suitable for Asian style cooking especially daichow. Also being the corner unit, all bedrooms, yard will enjoy natural ventilation and sunlight without facing to the internal air well.

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The unit layouts

As part of embracing and keep up with technology, all house will be equipped with Fibre-to-the-Home (FTTH) infrastructure ready and SMATV-ready for system compatible for HD resolution transmission.

Technology

The best part is all units are provided with at least 2 carparks! This is important as most household nowadays have 2 car and residensi AVA is quite far and not walkable from any public transport.

Facilities

The facilities are equipped at 3 levels in Residensi AVA

Level 2 – Leisure Pod, Surau, Management Office, Reading and Games Room

Level 8 – 50m Olympic Length Pool, Multipurpose (badminton court) hall, half basketball court, gym, playground, garden etc

Level 41 – on each tower there sky deck for viewing

 Swimming Pool at Level 8

 Gym at Level 8

 Sky Deck at Level 41

 Level 8 plan

Facilities Deck at Level 8 and artist impression of facilities

The facilities in residensi AVA are designed and catered for all around ages and lifestyle. Gym, badminton and basketball court and 50mtr length swimming pool for active lifestyle person. For kids fret not there are playground and kid’s wading pool.

Multi Generation Facilities

One interesting feature is the dining pavilion where well equipped kitchen and dining space can be rented from management to entertain guests.

Pavilion Dining

Price and Other Matter

The price is approximately RM650psf+/- after attractive rebate and generally south facing units will have RM10K premium. The maintenance fee including sinking fund is estimated around RM0.28psf. The range of fee will be from RM228 (for 813sqft) to RM360 (1285sqft). Given the security, amount of facilities, density etc the fee is quite reasonable.

The construction period expected to take 54 months (4.5 years) which is quite a long wait! If a newlywed just purchase a home in residensi AVA, by the time they move in in 2024, their first kid may turn to 4 years old! J .

Summary

In previous review, we covered quite lengthy what Propcafe
TM
 did not like about Kiara Bay. In this part 2, we will cover what we think is appealing for buyers. First is the reputation and branding of UEM Sunrise. Basically at the price of medium cost condominium, you get a premium product from reputable developer.

UEM Sunrise being one of the biggest developers in the country is well committed to deliver and complete the self-sustainable township which will take 10-15 years. They envisage Kiara Bay as next Mont Kiara. It will take a lot but if someone can pull it off, it will be UEM Sunrise.

We also like the eco-living and wellness living concept for the township where urban farming, Linear and community parks are part of the green lung designed for the township. For self-sustainable, the township is designed with hotel, retail and mall and office tower.

As covered quite extensively in Part 1, developer recognize the location is not ideal and therefore will construct 2 new interchanges which one of them will be completed prior the completion of residensi AVA.

However at current property market where oversupply in virtually every segment coupled with political instability and MCO due to covid-19 (and post MCO economy normalization activity), it will take a lot for any prospect buyers to buy long term asset and home. Developer probably need to put in more effort such as marketing, incentive or even defer launch to more suitable market climate.

Until then, Happy Buying!

From Propcafe
TM
 Intern.

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