Malaysia Watch Forum
Off Topic => Investment & Real Estate => Topic started by: chrisyen on January 24, 2016, 03:00:53 PM
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Being some one in the industry for 20 yrs
While every 1 is pessimistic in 2016
I still believe in niche market
Good location
Good product, especially for home seeker
Good pricing
Will sell
While investment type of properties -
Soho
Sofo
Sovo
Small apt - studio
As well as luxury property
Will suffer
A small project launched last week In bandar bukit Mahkota,
Respond is far better than expectation
Because surrounding it, there are so many 2 sty terrace houses launched, condominiums, service apartments.
(http://uploads.tapatalk-cdn.com/20160124/e073527198d04d8042d2f94cbf7d00d9.jpg)
Crescent park - 134 units of town villa
Located at bandar bukit Mahkota
Converted from old bungalow lots
It's stratified gated guarded scheme
(http://uploads.tapatalk-cdn.com/20160124/a0dd41c1074909fe04f662605d98bf7e.jpg)
North south facing
Single entry for security
(http://uploads.tapatalk-cdn.com/20160124/9fd251bb034a145b2da9a518f7149713.jpg)
(http://uploads.tapatalk-cdn.com/20160124/66136be4a1d6a6b9ade1ff122ab7e721.jpg)
Modern landscaping
(http://uploads.tapatalk-cdn.com/20160124/3bd57cb93b81f762df896ff7fed886b5.jpg)
(http://uploads.tapatalk-cdn.com/20160124/df9cf6185fba8f8177a49e4991293a3b.jpg)
(http://uploads.tapatalk-cdn.com/20160124/f7de5fcb3f9214dcdec7df8c42832d7c.jpg)
Good floor layout - functional spacing
(http://uploads.tapatalk-cdn.com/20160124/173bc72b4fc1d289595d4a2836fe1828.jpg)
Good security planning - high anti climb fencing, cctv, panic button, cal de sac. Etc
At affordable price !
It will sell, those who wanted a home there will buy
(http://uploads.tapatalk-cdn.com/20160124/9a0fc5bfc4436683389b0c64916e3cc9.jpg)
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HI Chris.
How long has it been launched and how is the sales in terms of percentage.
What is the price range and built up.
If it's confidential then no need to answer.
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HI Chris.
How long has it been launched and how is the sales in terms of percentage.
What is the price range and built up.
If it's confidential then no need to answer.
Launched on the 16 Jan 2016
Abt 45-50 units out of 92 units opened
Ard 50%
Nett Price from 550k
Built up Ard 1600-1800 sf
Less than 350psf
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(http://uploads.tapatalk-cdn.com/20160125/4d32706a12ab58b369eed9ce8d9cc64e.jpg)
(http://uploads.tapatalk-cdn.com/20160125/d5b3c7feb72a2664f82eeadfb5604c63.jpg)
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This looks like a viable investment/home purchase. Not too small and not too large (except that some don't like Town Houses).
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Ty for info. :thumbsup:
Reason asking is becoz I'm starting a job similar (g&g, freehold) but terrace house in Puchong at a slightly higher psf of abt 400. Was scared client cannot sell in current market situation for this type of product.
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Being some one in the industry for 20 yrs
While every 1 is pessimistic in 2016
I still believe in niche market
Good location
Good product, especially for home seeker
Good pricing
Will sell
While investment type of properties -
Soho
Sofo
Sovo
Small apt - studio
As well as luxury property
Will suffer
Fully agree.
Sent from my iPhone using Tapatalk
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This looks like a viable investment/home purchase. Not too small and not too large (except that some don't like Town Houses).
Modern townhouse is very much different from the old
The design is more sophiscated
And previous problem is addressed
You may visit the show units to Hv a feel
(http://uploads.tapatalk-cdn.com/20160126/637c329c133723c5ae0edcdf19ee9e88.jpg)
You don't really feel you are sharing
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Ty for info. :thumbsup:
Reason asking is becoz I'm starting a job similar (g&g, freehold) but terrace house in Puchong at a slightly higher psf of abt 400. Was scared client cannot sell in current market situation for this type of product.
U r most welcome bro.
The absolute unit price in particular area is key
Good location
Good design
Good price
Will sell
Do share us more
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the environment around the house is very comfortable! there is the indispensable greening there! :thumbsup: I even like the decoration inside the house
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From another angle, you could also consider condominium at that same price as another option.
I went to a friend townhouse recently in near Desapark under Sunway, total sq ft is good but when you split between floors..... I find it better in Condo of the same total sq ft all in one floor. Both floors feels very compressed especially at living room and dining room area where you really need to pay attention to the size of your furniture in the townhouse setup. Parking is also teruk cause everyone got 2 parking only. You know there are some home owners have 3 or 4 cars but go buy townhouse already preparing to cause chaos.
Just my view no right or wrong yeah.
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From another angle, you could also consider condominium at that same price as another option.
I went to a friend townhouse recently in near Desapark under Sunway, total sq ft is good but when you split between floors..... I find it better in Condo of the same total sq ft all in one floor. Both floors feels very compressed especially at living room and dining room area where you really need to pay attention to the size of your furniture in the townhouse setup. Parking is also teruk cause everyone got 2 parking only. You know there are some home owners have 3 or 4 cars but go buy townhouse already preparing to cause chaos.
Just my view no right or wrong yeah.
u got to visit this to feel the different, all bcoz of design
if u buy condo n u hv 3-4 cars
no one can help
my opinion, same price better touch nd own some land
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No point going after townhouse if you are really after "landed" property, 'coz its land is shared. Zoom in directly to proper terrace, semi-d or bungalow.
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No point going after townhouse if you are really after "landed" property, 'coz its land is shared. Zoom in directly to proper terrace, semi-d or bungalow.
land is not shared, i'm not sure how u get the idea of land is shared
all space properly sub divided and boundaries are clear and issued with strata title
no space is shared except common area
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Being some one in the industry for 20 yrs
While every 1 is pessimistic in 2016
I still believe in niche market
Good location
Good product, especially for home seeker
Good pricing
Will sell
While investment type of properties -
Soho
Sofo
Sovo
Small apt - studio
As well as luxury property
Will suffer
Hi, Chrisyen
In your view, which area will still good to buy?
As of now, I seen quite a few developers are willing to assist in "financing" the buyers and I really wish to seize this opportunity to own another unit of property.
But then again, the range of property that is within my budget (i.e. RM400k) is very limited.
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........ exactly, common area, heard a lot of dispute from townhouse owners!
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Ty for info. :thumbsup:
Reason asking is becoz I'm starting a job similar (g&g, freehold) but terrace house in Puchong at a slightly higher psf of abt 400. Was scared client cannot sell in current market situation for this type of product.
U r most welcome bro.
The absolute unit price in particular area is key
Good location
Good design
Good price
Will sell
Do share us more
Hi guys. I'm nearly there with this project, in terms of commencement and developer will launch first phase sometime in May 2016.
Hereby present
(http://i1301.photobucket.com/albums/ag111/Tsw80/20160331_153824_zpsm84569yz.jpg)
Gated and guarded.
Freehold with individual title ready(not strata title like all newer G&G community)
Land size = 22ft x 70ft
Built up = 2 storey (2110sqf net sales area) 4 Bedroom + 4 Bathrooms & 1 maid room + 1 maid toilet
Freebies list: Free S&P, Autogate, Outdoor Water Filter, 6 airconds,
4 Drum set water heater + 1 instant heater for maid's bath.
Price: Not confirmed but should be abt RM890k
Phase 1 : 22 units (other phases will be launched in due time)
Currently tidying up the place. Doing landscaping and maintenance work.
(http://i1301.photobucket.com/albums/ag111/Tsw80/IMG-20160311-WA0013_zps8oab2mzz.jpg)
First time dabbling into landscaping and never knew it cost so much
(http://i1301.photobucket.com/albums/ag111/Tsw80/IMG-20160311-WA0015_zpsnggw3mof.jpg)
some upgrading works
(http://i1301.photobucket.com/albums/ag111/Tsw80/IMG-20160405-WA0018_zpsctrbdtos.jpg)
turfing works
Would really like to know What's your thoughts on this type of offering.
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Where is the location?
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Ty for info. :thumbsup:
Reason asking is becoz I'm starting a job similar (g&g, freehold) but terrace house in Puchong at a slightly higher psf of abt 400. Was scared client cannot sell in current market situation for this type of product.
U r most welcome bro.
The absolute unit price in particular area is key
Good location
Good design
Good price
Will sell
Do share us more
Hi guys. I'm nearly there with this project, in terms of commencement and developer will launch first phase sometime in May 2016.
Hereby present
(http://i1301.photobucket.com/albums/ag111/Tsw80/20160331_153824_zpsm84569yz.jpg)
Gated and guarded.
Freehold with individual title ready(not strata title like all newer G&G community)
Land size = 22ft x 70ft
Built up = 2 storey (2110sqf net sales area) 4 Bedroom + 4 Bathrooms & 1 maid room + 1 maid toilet
Freebies list: Free S&P, Autogate, Outdoor Water Filter, 6 airconds,
4 Drum set water heater + 1 instant heater for maid's bath.
Price: Not confirmed but should be abt RM890k
Phase 1 : 22 units (other phases will be launched in due time)
Currently tidying up the place. Doing landscaping and maintenance work.
(http://i1301.photobucket.com/albums/ag111/Tsw80/IMG-20160311-WA0013_zps8oab2mzz.jpg)
First time dabbling into landscaping and never knew it cost so much
(http://i1301.photobucket.com/albums/ag111/Tsw80/IMG-20160311-WA0015_zpsnggw3mof.jpg)
some upgrading works
(http://i1301.photobucket.com/albums/ag111/Tsw80/IMG-20160405-WA0018_zpsctrbdtos.jpg)
turfing works
Would really like to know What's your thoughts on this type of offering.
hi bro, sounds typical set up and planning
with small numbers of units, if it is in puchong, a mature area, decent access, it will sell. shd not be an issue, just matter of speed, non reputable developer might need longer time or hv more advance stage of construction to convince buyer.
if it is non strata scheme, i dont think you shd use the term G&G, if u term it gated & guarded, purchaser might send u love letter.
more proper term is guarded community scheme, however with latest court ruling, as long as you get approval from local authority on the guard house, no body can challenge.
in fact current strata title act is more powerful, which is good for long term sustainability, no one can choose not to pay for security, no argument on common area, no extension allow... etc
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:thumbsup, ty for the advice on the 'g&g' issue.
Developer is actually worried abt market sentiments. Therefore only launching 22 units out of 191units.
Jedirat. Yes it's in puchong
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recently, I saw a really good response for some projects like the Henge
Seems like the property outlook is still good
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recently, I saw a really good response for some projects like the Henge
Seems like the property outlook is still good
It's always depend on
Where?
Klang valley population still growing, beside natural grow, in migration too...
Hence demand for property won't stop!
What?
Type of property, affordable house never short of demand in most cities
Each city each area Hv different level of affordability
Not just the residential property
So as commercial
Price
When supply is not lack, price is big factor, not just comparing the new property
Completed property around as well
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(http://uploads.tapatalk-cdn.com/20160423/1258c62daff093d0cfdc38aa8db9962e.jpg)
Getting ready for new launch soon
Last terrace phase in Mahkota Cheras
Improved design
Improved finishing
Improved price
Great location - klorr (kl outer ring road) is connecting to the main road beside
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(http://uploads.tapatalk-cdn.com/20160423/1258c62daff093d0cfdc38aa8db9962e.jpg)
Getting ready for new launch soon
Last terrace phase in Mahkota Cheras
Improved design
Improved finishing
Improved price
Great location - klorr (kl outer ring road) is connecting to the main road beside
This one look good, what is the price? :thumbsup:
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(http://uploads.tapatalk-cdn.com/20160423/1258c62daff093d0cfdc38aa8db9962e.jpg)
Getting ready for new launch soon
Last terrace phase in Mahkota Cheras
Improved design
Improved finishing
Improved price
Great location - klorr (kl outer ring road) is connecting to the main road beside
This one look good, what is the price? :thumbsup:
shd be ard 1.1-1.2 for the intermediate
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Looks like everyone's in KL.. But I'd just like to add that there are some pretty good deals for G&G properties in JB. I Strongly recommend. There's a lot of potential for growth, especially once accessibility into Singapore is improved by 2020. So that's just another 4 years of holding.. But there's truly also the real oversupply of high rise condominiums to deal with..
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Im in real estate so can share a thing or two. What we noticed is that for mass market properties, demand has been pretty strong due to shortage of supply.
Where alot of people are stuck is on high end properties. Too many current stock, and upcoming supply remains alot too. Coupled this with bearish sentiment on the economy overall, this segment is the worst hit today :)
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Im in real estate so can share a thing or two. What we noticed is that for mass market properties, demand has been pretty strong due to shortage of supply.
Where alot of people are stuck is on high end properties. Too many current stock, and upcoming supply remains alot too. Coupled this with bearish sentiment on the economy overall, this segment is the worst hit today :)
what is mass market properties ?
any specific location, size, type, price, design?
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Hi Chris,
The definition of mass market properties is different from one area to another. A mass market prop in Puchong (300k-700k) isnt the same as a mass market property in Mont Kiara ( 600k -1.2mil) , for an example. ;)
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Hi Chris,
The definition of mass market properties is different from one area to another. A mass market prop in Puchong (300k-700k) isnt the same as a mass market property in Mont Kiara ( 600k -1.2mil) , for an example. ;)
thats y im asking specific location, type of property and price !
market didnt call mass marker property
only affordable house !
which sector of property industry u r in? real estate agency?
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http://www.thestar.com.my/business/business-news/2016/07/14/maybank-lowers-interest-rates-by-20bps/
http://www.nst.com.my/news/2016/07/158031/bank-negara-reduces-opr-rate-325pct-3pct
Seem like the banks are encouraging us to spend more!
But wonder will it easy to get house loan?
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What is the rate of current property gain tax?
0-3 = 30%
3-4 = 20%
4-5 = 15%
5 above = 5%
Still applied in 2016?
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Bank loan still hard to get
N real property gain tax no changes In 2016
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great design and decorate inside the house, but may i know the price of the property?
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great design and decorate inside the house, but may i know the price of the property?
around 600k
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Hi Chris,
The definition of mass market properties is different from one area to another. A mass market prop in Puchong (300k-700k) isnt the same as a mass market property in Mont Kiara ( 600k -1.2mil) , for an example. ;)
thats y im asking specific location, type of property and price !
market didnt call mass marker property
only affordable house !
which sector of property industry u r in? real estate agency?
apologies for the late reply. Im not an agent but a real estate analyst and consultant in an independent property consulting firm. Client pay me a small 5 figure amount just to get property recommendations and to know what we are buying. Hence I wont be able to answer and divulge which properties we think will perform above market averages in the new years. The most I can hint is to stay away from high end properties in any areas and look at mass market housing with potential boosters, as these remains the safest property class one can invest in even with limited knowledge.
And no, when I mention mass market properties, Im not referring to affordable housing. Those are two different segment altogether. If I were to use horology and time-piece as an example, affordable housing is like buying a Tissot. But while brands like AP or Rolex are considered as high end watches, they also have categories that most Rolex or and AP user would buy ( steel Submariner and Royal Oak as an example ) which means it can be considered as a mass market product that most people who buy Rolex's and APs, will be able to afford them.
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Wow. Didn't know there are property shopping consultants. Not bad.
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Hi Chris,
The definition of mass market properties is different from one area to another. A mass market prop in Puchong (300k-700k) isnt the same as a mass market property in Mont Kiara ( 600k -1.2mil) , for an example. ;)
thats y im asking specific location, type of property and price !
market didnt call mass marker property
only affordable house !
which sector of property industry u r in? real estate agency?
apologies for the late reply. Im not an agent but a real estate analyst and consultant in an independent property consulting firm. Client pay me a small 5 figure amount just to get property recommendations and to know what we are buying. Hence I wont be able to answer and divulge which properties we think will perform above market averages in the new years. The most I can hint is to stay away from high end properties in any areas and look at mass market housing with potential boosters, as these remains the safest property class one can invest in even with limited knowledge.
And no, when I mention mass market properties, Im not referring to affordable housing. Those are two different segment altogether. If I were to use horology and time-piece as an example, affordable housing is like buying a Tissot. But while brands like AP or Rolex are considered as high end watches, they also have categories that most Rolex or and AP user would buy ( steel Submariner and Royal Oak as an example ) which means it can be considered as a mass market product that most people who buy Rolex's and APs, will be able to afford them.
Buying mass market property can make enough to pay consultant an 5 figure or an AP roo novelty for his specific tip on which mass market Property to buy in
U champion !
Sent from my iPhone using Tapatalk
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Wow. Didn't know there are property shopping consultants. Not bad.
I guess the key difference between what we do and any negotiators out there is that negotiators push products that they have in stock.
Me and my team on the other hand, look for properties that can best work hard for the client and their financial objectives. The idea is that every property we buy, should be able to give myself or the client enough profit to buy a new AP ROO upon maturity ;)
What we do is rather niche and Malaysians in general dont like to pay to get advise on where to buy, so we initially had a tough time starting this business in 2013. ( Hard to ask people to pay close to five figures then when everyone makes money from real estate. :Mad: ).
But in today's environment where there are many investors who got stuck with unsellable or un-rentable properties, people begin to see value in paying to get proper, good advice. Part with small money versus losing lots money buying the wrong properties. Better be safe than sorry ;)
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apologies for the late reply. Im not an agent but a real estate analyst and consultant in an independent property consulting firm. Client pay me a small 5 figure amount just to get property recommendations and to know what we are buying. Hence I wont be able to answer and divulge which properties we think will perform above market averages in the new years. The most I can hint is to stay away from high end properties in any areas and look at mass market housing with potential boosters, as these remains the safest property class one can invest in even with limited knowledge.
And no, when I mention mass market properties, Im not referring to affordable housing. Those are two different segment altogether. If I were to use horology and time-piece as an example, affordable housing is like buying a Tissot. But while brands like AP or Rolex are considered as high end watches, they also have categories that most Rolex or and AP user would buy ( steel Submariner and Royal Oak as an example ) which means it can be considered as a mass market product that most people who buy Rolex's and APs, will be able to afford them.
Buying mass market property can make enough to pay consultant an 5 figure or an AP roo novelty for his specific tip on which mass market Property to buy in
U champion !
Sent from my iPhone using Tapatalk
Like I mentioned previously, there are mass market properties that are priced at RM200,000, and there are mass market properties priced at RM1Mil. Different area brings different definitions of mass market properties. And yes people wont mind spending RM10k for advise if they can buy things that will give them 100k gains upon maturity.
And no, my clients dont pay me enough for me to buy an AP ROO ( unfortunately :shocked1:). But my own investments, even the worse made enough profits to buy me an AP ROO or an entry level PP. Best ones, probably can give me an AP ROO Rose Gold + PP Grand Complications + some change today if I were to offload.
But you know what they say, never kill the goose that lays the golden egg. Thats why till today Im stuck with IWCs, PAMs and Jaegers. Cant bring myself to sell any good yield assets just to fund an AP for now. But soon lah, maybe ask me again next year heheheh ;)
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out of curiosity, how do your charge your consultation fees?
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out of curiosity, how do your charge your consultation fees?
Hi bro CKL, its xxx per successful residential property purchase, irrespective of value. For commercial properties, its Xxx per purchase irrespective of value of the shop.
[no soliciting messages, please pm - forum mods]
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In Malaysia
U need valuation license to be property consultant, with that u can do valuation, estate agency, property management & other consultation services such as market research, etc
Besides that, with real estate agency license you too can be property agent
All fees is governed by board of valuer
To obtain above licenses, u hv to complete your studies and pass all the tests!
So guys... beware before you put your money to those so call expert out there for property investment fund...
Especially MLM way!
Sent from my iPhone using Tapatalk
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Also if providing building maintainence management, I believe the same license is required.
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Also if providing building maintainence management, I believe the same license is required.
It is... under the act, u need valuation license to provide property management services except owner manage your own!
But no enforcement on this so far...
Sent from my iPhone using Tapatalk
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Is the location and access to public facilities reachable? Because there are many apartments or housing that have good facilities in it, but access to schools, shopping centers and others is difficult to achieve.