Puteri Harbour Community

[Nobama]

Sorry the buildup for somerset puteri harbour penthouse is 3650 sqf, 5000sqf is inclusive of garden space

Do you have the tel Nos of someone who fom Puteri Somerset that sells the penthouses? Thanks.

 

[Funniman]

Assuming RM1000 psf build up and RM 750 psf garden space,

3650 x 1000 = 3,650,000
1350 x 750 = 1,012,500
Total: RM 4,662,500

Mind boggling...

Sorry the buildup for somerset puteri harbour penthouse is 3650 sqf, 5000sqf is inclusive of garden space

 

[IskandarRocks]

Assuming RM1000 psf build up and RM 750 psf garden space,

3650 x 1000 = 3,650,000
1350 x 750 = 1,012,500
Total: RM 4,662,500

Mind boggling...

Well, does not sound much compared to those penthouses at PineTree. I remember them being priced at around 1500 psf. 6000 sft at around 9M. Wondering if they sold the penthouses ....

So far, the highest transacted to my knowledge is a 6000 sft penthouse at Imperia that went for 6M+.

 

[IskandarRocks]

Make all the sense to park at some high end KLCC units for the same price. At least the risk factor is lesser.

So, what are your recommendations around KLCC.

Btw, I normally stay at the JW Marriott on business across from Pavillion. Absolutely love that area ......

 

[Funniman]

Yup. Pavilion is great but i prefer the jln stoner / kia peng area.

Binjai residency and St Mary is good for me.

Can also ask Dfiris, he is the taiko of KLCC.

So, what are your recommendations around KLCC.

Btw, I normally stay at the JW Marriott on business across from Pavillion. Absolutely love that area ......

 

[Dfiris]

By the way, I only concentrate on properties on Ho Chin Soon's map of KL City Centre, k get a copy from your UOB banker. It has land transation prices on it.

I noticed some developments in the KLCC primary market recently. About some time last year, we k still see new projects like Vipod, SOHO & Quadro are still selling around RM1k+- psf. And buyers of such projects will normally priced in some RM200-300psf profit when project is completed, cos developer risks would have been eliminated.

But recently, the new projects such as the Residence 61 at Raja Chulan by UEL is marketed and sold at RM1600psf upwards. Branded projects like The RuMa and Banyan Tree are all RM2000psf and above.

There are still good finds in the secondary market to take advantage of as the price gap widens to near 1000psf difference. As land is scarce in KLCC area so land costs are going up. Coupled with the fact that big construction projects in Tun Razak and MRT willl bring about increase in labour and material costs. Which will all translate to much higher replacement costs of new condo units.

I would not say or guarantee that there will be a good capital appreciation, cos it has never been my style to read the market ups and downs when it comes to my investment decision. As long as it give me a good yield, little downside risks due to high replacement costs, freehold property value itself k beat inflation, it is good enough. Cos I k continue to build on the portfolio under such environment to leave a decent portfolio to family.

Singapore already do not have such environment, thats why I sell off my non essential properties to take profit. Many are leasehold which have run up 200-300% in value and has depleted its lease for more than 10 years. I doubt I k sell them when sentiment changes so nothing is more real than realised profit. Paper value is still paper value in property.

For KL, the main factor would still be sentiment. Elections are still putting alot of rich malaysians on the sidelines. If they k form the largest group of foreign investors in markets like Singapore and London, it shows that they k well afford the prices in the high end market if they want to. For what I know, many are waiting for clear signals.

So for the short term, we only need to wait and see the results of the elections.

Yup. Pavilion is great but i prefer the jln stoner / kia peng area.

Binjai residency and St Mary is good for me.

Can also ask Dfiris, he is the taiko of KLCC.

 

[potter]

奸商！ The most suitable word for them.

不是奸商la..看你是不是只早早鸟..

 

[wuqi256]

Went to PH today, really saw the buzz there. Lots and lots of cars parked at PH and visitors to the Hello Kitty land, etc. Lots of folks were visiting the showroom for the projects there and the new cafe at PH was really full. Perharps its because it was a Sunday but really car park full. Lots of motocyclist were also there with their large cc bikes. Happening place, some boats are for sale there too, tempting to just buy one and berth it there but i know boats can be worse drains on resources than cars can be.



For those who are too busy and important to search on google for definition of service apartment:

http://en.wikipedia.org/wiki/Serviced_apartment

 

[wuqi256]

Saw the ferry terminal and the road to the ferry terminal being ready and walked to the ferry berths, looks almost ready.

 

[Dfiris]

KL kinda of remind me of what will likely happen when these expats come in. Remember the time when Singapore rental housing shot up by double in that few years. I experienced that when my rental yield doubles and the following few years capital values start to rise. So if election results are within expectations and blueprint continues, we will see the first drove of expats whom are involved in the construction sector coming in. Followed by those from complementing industries. And the next batch will be from the MNCs that are attracted by tax incentives to house their HQs and offices at Tun Tazak, as it becomes the next CBD.

KLCC and Bukit Bintang will continue to become the tourist spot, if not, Four Seasons, Hyatt, Ritz Carlton, W Residences, Banyan Tree and Harrods wouldn't choose to be in the same area. This area will continue to be beautified and more office buildings converted to either hotels or serviced apartments. It will reinforce itself to be the high end living area. There will be more concern about supply but judging from some markets, a good supply of quality options is important for a healthy property market. If you invest now in well managed resale properties that are not far off from replacement costs ( a ballmark figure would be RM1000psf difference) in the same locality, you are likely to enjoy good rental yields for your investment in the next few years with little downside. Then when the feverish tide of speculators started coming in again, with the return of wealthy Malaysian investors, then you k start to decide whether to take profit or not.

From the last KL trip, I can see city council's efforts in beautifying the parks, such as the one next to ONE KL and also the pedestrian walkways are widened and some come with shelters as I see the pillars being erected as seen in Jalan Perak. I believe all these when completed will make a big difference.

 

[IskandarRocks]

Thanks Funniman, Dfiris and Yahoo1234 for the valuable information on KL!

Thanks Wuqi for the latest update on PH and CIQ!


Wish everyone a Very Happy and Prosperous New Year!

 

[Funniman]

Wise words...That's a good foresight. It pained me even more as I am a KLite and I am not vested in my own neighbourhood. That said, condominiums are out of my domain, for some reasons, I stayed out of it until lately. I am more of a industrial / landed residential sort of person. Many people opted out of industrial sector but I am somehow more comfortable in it.

One thing for certain, land in the CBD is scarce. It all depend on whether it is over supplied or not. As newer building are built, the chase for tenants would be intense. The older ones would need be refurbished to remain competitive. The entire cycle at the worst case scenario would take about 5 years to recover based on past experiences. So any investments in KLCC area would need holding power for at least these period of 5 years to have max. capital gains. KLCC and Pavilion area is now linked with an air conditioned walkway.

However, it is very different approach to take if you are looking at yields first, capital gains second. I now understand why your investments are centered at those GRR schemes which is less headache but more for long term returns. To try to put a GRR unit in a secondary market is something else. That I have to do the maths again.

Thanks for sharing...learning new things never stops in life.

KL kinda of remind me of what will likely happen when these expats come in. Remember the time when Singapore rental housing shot up by double in that few years. I experienced that when my rental yield doubles and the following few years capital values start to rise. So if election results are within expectations and blueprint continues, we will see the first drove of expats whom are involved in the construction sector coming in. Followed by those from complementing industries. And the next batch will be from the MNCs that are attracted by tax incentives to house their HQs and offices at Tun Tazak, as it becomes the next CBD.

KLCC and Bukit Bintang will continue to become the tourist spot, if not, Four Seasons, Hyatt, Ritz Carlton, W Residences, Banyan Tree and Harrods wouldn't choose to be in the same area. This area will continue to be beautified and more office buildings converted to either hotels or serviced apartments. It will reinforce itself to be the high end living area. There will be more concern about supply but judging from some markets, a good supply of quality options is important for a healthy property market. If you invest now in well managed resale properties that are not far off from replacement costs ( a ballmark figure would be RM1000psf difference) in the same locality, you are likely to enjoy good rental yields for your investment in the next few years with little downside. Then when the feverish tide of speculators started coming in again, with the return of wealthy Malaysian investors, then you k start to decide whether to take profit or not.

From the last KL trip, I can see city council's efforts in beautifying the parks, such as the one next to ONE KL and also the pedestrian walkways are widened and some come with shelters as I see the pillars being erected as seen in Jalan Perak. I believe all these when completed will make a big difference.

 

[Funniman]

Bro Wuqi,

Thanks for the update. Are the ticket booths/ signboards ready as well?
The speed of the developments in PH is amazing. The landscape changes every month.

Saw the ferry terminal and the road to the ferry terminal being ready and walked to the ferry berths, looks almost ready.

 

[Funniman]

Today is New year Eve.

It is time to sit back, reflect and savor the achievements you had in 2012.
A time to take stock of your conquests, in this case your property investments here and plans to seek further heights in 2013.

HAPPY NEW YEAR, everyone.

Wishing you guys good luck and success in 2013.

(How I wish one day we can all sit at the PH Marina, beers on one hand and watching Fireworks on New Year Day)

Thanks Funniman, Dfiris and Yahoo1234 for the valuable information on KL!

Thanks Wuqi for the latest update on PH and CIQ!


Wish everyone a Very Happy and Prosperous New Year!

 

[tigerbear]

My own opinion for shop offices....Based on my observation in Selangor, shop lots within factories area tend to be empty or difficult to rent out.Most of the big factories will have their own canteen.The question will be what kind of business can open in those area? Will banks open in those area since bukit indah banks are only less than 10km away. Shop offices / commercial need residential surrounding in order to success , ie : Bukit Indah.Correct me if I am wrong and welcome more views....

 

[Jogs1]

Nice.. 3 of us are neighbours then.. view definitely unblocked as the plot of land in front of us are canal housing slated for semid or bungalow plots.. have u guys secure any bank loan? i applied standard chartered but process takes really long!! only yesterday i applied OCBC and public bank as well, let's see which one can process faster..

I going for SC n HSBC. Still waiting for them to get back to me.

Happy New Year 2013 to all! Wishing everyone have prosperous year ahead.

 

[Newbie11]

One thing for certain, land in the CBD is scarce. It all depend on whether it is over supplied or not..

I quite sure prof will agree with u for iskandar zone a

 

[Newbie11]

Is 1mdb the equivalent to Singapore edb?

 

[Funniman]

Short answer is no.

1MDB is a new company formed to spearhead strategic investments in Malaysia.

EDB is a body for the economic developments of Singapore. Its equivalent in Malaysia should be MITI (Malaysia International Trade & Industry) or MIDA (Malaysia Investment Development Authority)

Is 1mdb the equivalent to Singapore edb?

 

[DCputeri]

Good to know PH is gathering the crowds and a happening place. Happy New Year!!! Look forward to an exciting 2013.

Went to PH today, really saw the buzz there. Lots and lots of cars parked at PH and visitors to the Hello Kitty land, etc. Lots of folks were visiting the showroom for the projects there and the new cafe at PH was really full. Perharps its because it was a Sunday but really car park full. Lots of motocyclist were also there with their large cc bikes. Happening place, some boats are for sale there too, tempting to just buy one and berth it there but i know boats can be worse drains on resources than cars can be.



For those who are too busy and important to search on google for definition of service apartment:

http://en.wikipedia.org/wiki/Serviced_apartment