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www.transfield.com.my
Your one stop centre for property market research, feasibility studies, income level surveys in Kuala Lumpur or Selangor.
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travelkl
Joined: 08 May 2008
Posts: 8
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 Posted: Thu May 08, 2008 7:38 pm Post subject: |
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| rollsroyce wrote: | | travelkl wrote: |
Rollsroyce, my questions still remain the same. What is your analysis? |
Let's re-visit this thread 2 years after the property hits the sub-sale market  Then we will know the truth...
Meanwhile, if the project is selling / has sold well, I'm very happy for all parties concerned
Let's look at the risk factors of buying a condo anywhere in Sg Besi / Bkt Jalil area.
Condo's / apartments which are on the sub-sale market for at least 3 years.
Appreciating.
ARENA GREEN - 878 sq ft
BALAKONG KASTURI - 852 sq ft
ENDAH REGAL - 1141 sq ft
GREEN AVENUE - 1080 sq ft
SRI MUTIARA - 1235 sq ft
SRI PENANG - 850 sq ft
SRI RAKYAT - 660 sq ft
WINNER HTS - 960 sq ft
Stagnant.
DESA SAUJANA - 925 sq ft
Not Sure.
DESA TASIK - 730 sq ft
GREENFIELD - 994 sq ft
JALIL DAMAI - 952 sq ft
SRI LATA - 1248 sq ft
VISTA PINGGIRAN - 850 sq ft
EAST LAKE RESIDENCE - 1116 sq ft(this one is only 2 years old but showing signs of trouble already)
Depreciating.
AMADESA - 1235 sq ft
ANJUNG HIJAU - 1116 sq ft
BALAKONG TMN SETIA - 750 sq ft
ENDAH RIA - 946 sq ft
ENDAH VILLA - 1129 sq ft
PETALING INDAH - 888 sq ft
SRI PUTERI - 831 sq ft
PUTRA INDAH - 1600 sq ft
SERDANG VISTA - 806 sq ft
SOUTH CITY - 950 sq ft
TASIK HTS - 854 sq ft
VANTAGE POINT - 886 sq ft
VISTA KOMANWEL - 1224 sq ft
WINNER CRT - 826 sq ft
How do you like your chances of success with Villa Park or Villa Pavilion?
All figures was calculated by my computer & I did not check them one by one for accuracy. If there is any discrepancy, blame it on my computer |
Rolls, thanks for the analysis. It is in fact what I was enquiring. Your analysis is based purely on facts and track record and makes no excuses for sentiments and emotions i.e. the results speak for themselves.
Basically, from what you have posted, my immediate conclusion would be that: how the property fares during the launching sales has no bearing on its potential returns during the sub-sale stage! Am I right?
Also, looking at location alone, you have Arena Green doing well, while Endah Ria (which I classify as similar location) is depreciating. So again, location alone is not enough to tell the full story. Anyway, that's my own personal conclusion. Feel free to shoot it down. |
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| Posted: Thu May 08, 2008 7:38 pm Post subject: Advertisement |
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rollsroyce
Joined: 28 May 2007
Occupation: Jedi Master
Posts: 213
Location: Dagobah System
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| Posted: Thu May 08, 2008 10:33 pm Post subject: |
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| travelkl wrote: | | Basically, from what you have posted, my immediate conclusion would be that: how the property fares during the launching sales has no bearing on its potential returns during the sub-sale stage! Am I right? |
I agree. This is probably because during the launching stage, there is only 1 seller(the developer) & the price is normally not negotiable. Therefore, the product, price, place & promotion is controlled by the developer to his benefit.
When the property hits the sub sale market, there are many sellers & everything is negotiable. Under such circumstances, it is difficult to manipulate anything & we get to see the true market forces at work.
| travelkl wrote: | | Also, looking at location alone, you have Arena Green doing well, while Endah Ria (which I classify as similar location) is depreciating. So again, location alone is not enough to tell the full story. Anyway, that's my own personal conclusion. Feel free to shoot it down. |
I agree again. Maybe we need the services of a feng shui(geomancy) master here
Through debate we achieve excellence. I had absolutely no idea that Villa Pavilion existed until today so thank you for training me. |
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bhkoo
Joined: 27 May 2007
Posts: 122
Location: KL
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| Posted: Thu May 08, 2008 10:54 pm Post subject: |
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| rollsroyce wrote: | Depreciating.
AMADESA - 1235 sq ft
ANJUNG HIJAU - 1116 sq ft
BALAKONG TMN SETIA - 750 sq ft
ENDAH RIA - 946 sq ft
ENDAH VILLA - 1129 sq ft
PETALING INDAH - 888 sq ft
SRI PUTERI - 831 sq ft
PUTRA INDAH - 1600 sq ft
SERDANG VISTA - 806 sq ft
SOUTH CITY - 950 sq ft
TASIK HTS - 854 sq ft
VANTAGE POINT - 886 sq ft
VISTA KOMANWEL - 1224 sq ft
WINNER CRT - 826 sq ft
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It would be good to know how many of these condos have depreciated below developer's price so then we know whether to get worried or not.
I know for sure that Vista Komanwel has dipped below developer's price already. As for the rest, I not sure.
It would still be wiser to buy brand new from the developer instead of sub sale, I feel.
My 2 cents worth... |
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mala
Joined: 27 May 2007
Posts: 40
Location: Ipoh Mali :-)
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| Posted: Thu May 08, 2008 11:19 pm Post subject: |
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| ^RedDene^ wrote: | anyway, i do wonder why this property is selling like hot cake...  |
Approximately 70% property buyers are interested in new properties as opposed to sub-sale. As such, it is 'normal' for new launches to sell like hot cakes.
If one looks at the discussion on any property forum, one will find a higher number of discussions on new launches compared to sub-sale.
Hope it helps. |
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travelkl
Joined: 08 May 2008
Posts: 8
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| Posted: Fri May 09, 2008 12:27 pm Post subject: |
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| mala wrote: | | ^RedDene^ wrote: | | anyway, i do wonder why this property is selling like hot cake... |
Approximately 70% property buyers are interested in new properties as opposed to sub-sale. As such, it is 'normal' for new launches to sell like hot cakes.
If one looks at the discussion on any property forum, one will find a higher number of discussions on new launches compared to sub-sale.
Hope it helps. |
The question is not why the new launches do well. It's more of Why this particular Villa Park has done exceptionally well (in my opinion)? I've nothing against Villa Park but I'm just curious on the explanation of this phenomena. |
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travelkl
Joined: 08 May 2008
Posts: 8
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| Posted: Fri May 09, 2008 12:32 pm Post subject: |
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| bhkoo wrote: |
It would still be wiser to buy brand new from the developer instead of sub sale, I feel.
My 2 cents worth... |
That's a very interesting statement. Could you share why it would be so?
After all, there are risks when buying from developer:
- risk of non-completion / abandon
- long period of construction (2-3 years) during which market sentiment may have changed for the worse
- purchaser buys on the spec that developer promises, but not on actually viewing the final product
Whereas the above can be overcome by buying sub-sale instead. Please note I'm not for or against, just wondering and debating |
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bhkoo
Joined: 27 May 2007
Posts: 122
Location: KL
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| Posted: Fri May 09, 2008 7:41 pm Post subject: |
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Well, let us assume for a moment that a particular new development is a 'normal' one in which the workmanship is reasonably good, the CF is issued on time, no legal complications, almost fully sold out, no delays in handover, reasonably good location, no bad reputation of any sort, etc, etc...
Upon vacant possession, the owners will probably mark up their prices by 20 - 30% from the developers price when attempting to sell it on the sub sale market.
Once the property (artificially) appreciates by 20 - 30%, it will take a very long time for it to depreciate back to the developer's price. Going by an average depreciation rate of 2% per year for a bad property, this property will take 10 years to depreciate back to developer's price.
Under such circumstances, the owner will have ample time to cut his losses, if any.
In the case of a sub sale property, generally speaking you'll be lucky if you can get a 2% appreciation per year. Of course there are exceptions such as properties in Bangsar, Desa Sri Hartamas, etc.
Therefore, buying brand new from the developer is low risk and super high gains! |
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fazliamn
Joined: 19 Apr 2010
Occupation: Executive
Posts: 2
Location: Kuala Lumpur
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| Posted: Mon Apr 19, 2010 2:46 pm Post subject: Villa Park Condo for rent @ Seri Kembangan |
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Description
Villa Park KL Condominium for Rent
Rental: RM1,200 per month
Bedroom: 4
Bathroom: 2
Available: August 2010
Location: Bukit Serdang, Seri Kembangan KL
Near to Astro and Technology Park Malaysia (TPM)
Interested?
Feel free to call fazli @ 019-6797491
If you want to view more pictures surf to:
http://villaparkl.blogspot.com/
Other Information
Facilities:
- Well-secured Single Entry / Exit Point
- 24 Hour Guarded & CCTV
- Badminton Courts / Multipurpose Hall
- Gymnasium
- Full Basketball Court
- Futsal
- BBQ Area
- Swimming Pool & Gazebo
- And many more....
Privacy Unit
1 car park
Extras
* Near to an LRT station.
Preference
None
Rental
RM 1,200[img][/img][img][/img] |
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