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banzai
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 Posted: Thu Jun 21, 2007 11:59 am Post subject: Selangor - Shah Alam - Setia Alam |
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Hi guys
cannot believe that we do not have a thread for this.. been doing a little bit of reading up on this from SP Setia's website..
still in the midst of researching .. this is close to Setia Ecopark right? |
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linustw
Ng Teng Fong
Joined: 17 Oct 2006
Posts: 7984
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| Posted: Thu Jun 21, 2007 12:15 pm Post subject: Re: Selangor - Klang - Setia Alam |
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| banzai wrote: | Hi guys
cannot believe that we do not have a thread for this.. been doing a little bit of reading up on this from SP Setia's website..
still in the midst of researching .. this is close to Setia Ecopark right? |
Banzai,
can amend the title a bit or not? Officially Setia Alam is under MBSA, so should be Selangor-Shah Alam-Setia Alam.
We have been discussing this issue over Setia Alam Residents Association forum. We tend to believe that by 2014 (or there about) when the commercial activities fully taken off, people perception of Klang or Shah Alam will be gone. People will take about only Setia Alam or Setia City.
Same thing with 1U or Kota Damansara. People dun talk abt Segambut or Sungai Buloh. I remembered 10yrs ago, my friend was staying in KD and literally he had to say it's at Sungai Buloh.
Will post more pixs here. Stay tune. |
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profit
Azizi Ali
Joined: 08 Jun 2007
Posts: 155
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| Posted: Thu Jun 21, 2007 12:25 pm Post subject: |
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Prices in Setia Alam are not performing well.
I thought Setia Alam is in Meru, should be under Klang Authority right? or it is just at the border of Shah alam |
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nick2004
Donald Trump
Joined: 05 Aug 2006
Posts: 16161
Location: PeeJay, but kind of hoping it 2 b Singapore
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| Posted: Thu Jun 21, 2007 12:29 pm Post subject: |
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..thot prices generally doing okay for Setia Alam???..............what i know is a bit mix and match the peformance...........guys, pls chip in and correct if my perception is wrong
heres what i think the types that have done well :-
1) semi-Ds in Setia Alam
2) small sized units in Setia Alam (18x60 or 20x70 or smaller)
3) bungalows in Setia Ecopark - 1st phases
4) land in Setia Ecopark - 1st phases
heres what i think the types that not doing as well as above :-
1) semi-Ds in Setia Ecopark
2) big sized units in Setia Alam (22x75 or bigger)
3) bungalows in later phases |
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glen999
Milan Doshi
Joined: 10 Sep 2006
Posts: 2392
Location: KL finally!!!
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| Posted: Thu Jun 21, 2007 12:39 pm Post subject: |
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| i heard from my friend. he said his house price is not performing well. citing reasons e.g. far fetched from happening place, no shopping mall, commercial activities not much. |
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linustw
Ng Teng Fong
Joined: 17 Oct 2006
Posts: 7984
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| Posted: Thu Jun 21, 2007 12:41 pm Post subject: |
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| profit wrote: | Prices in Setia Alam are not performing well.
I thought Setia Alam is in Meru, should be under Klang Authority right? or it is just at the border of Shah alam |
Yes, if you are taking the dedicated Setia Alam flyover off NKVE into Jalan Meru, the right hand side of Jln Meru is always Shah Alam, and the left is Klang.
Just that early, it was palm oil estate (former SA/ECO) and no one actually bother abt whether it is in Klang or Shah Alam district. |
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linustw
Ng Teng Fong
Joined: 17 Oct 2006
Posts: 7984
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| Posted: Thu Jun 21, 2007 12:47 pm Post subject: |
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| nick2004 wrote: | ..
1) semi-Ds in Setia Ecopark
2) big sized units in Setia Alam (22x75 or bigger)
3) bungalows in later phases |
Nick, I tend to agree with your analysis. Smaller homes in SA is doing extremely well. Mostly sold out. Very popular among young couples.
Spotted on with 22x75. In fact the current SA launches are all targetting towards 20x70.
Ph 8 in EcoPark is indeed very slow.
Ph 5 EcoPark is doing OK. Only few units left out of 32 units. Bear in mind that the new show village is not opened yet and they have yet to advertise. |
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banzai
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| Posted: Thu Jun 21, 2007 1:34 pm Post subject: |
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thx for correcting the topic.. realised after i put it up that it's under MBSA.. Cheers  |
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banzai
Guest
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| Posted: Thu Jun 21, 2007 1:37 pm Post subject: |
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the price looks appealling from research.. for both secondary sales and direct from developer..
like linustw, i think this place has tremendous potential.. you don't really get townships being developed like this in a big way anymore..
browsing through the sp setia homepage.. are there any SSLs at all in this area or are the smallest DSLs? |
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linustw
Ng Teng Fong
Joined: 17 Oct 2006
Posts: 7984
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| Posted: Thu Jun 21, 2007 1:51 pm Post subject: |
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Rooster has vast knowledge in Setia Alam. 
dun think they have SSL. Smallest DSL is 18x65. The popular ones are 20x70. |
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banzai
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| Posted: Thu Jun 21, 2007 1:58 pm Post subject: |
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| linustw wrote: | Rooster has vast knowledge in Setia Alam.
dun think they have SSL. Smallest DSL is 18x65. The popular ones are 20x70. |
*calling rooster taiko* |
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banzai
Guest
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| Posted: Thu Jun 21, 2007 2:01 pm Post subject: |
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actually been through the entire SPsetia website.. doesn't look like there's SSLs... and as you have correctly pointed out.. 18ft wide is the smallest..
some of the designs look really good.. |
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glen999
Milan Doshi
Joined: 10 Sep 2006
Posts: 2392
Location: KL finally!!!
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| Posted: Thu Jun 21, 2007 2:09 pm Post subject: |
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in my opinion: setia alam area will be like bukit tinggi/bandar botanic's current situation.
too many developments around.. setia alam, bandar bukit raja, cahaya alam, aman perdana..
as supply is huge, price is not going to go up easily. |
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linustw
Ng Teng Fong
Joined: 17 Oct 2006
Posts: 7984
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| Posted: Thu Jun 21, 2007 2:12 pm Post subject: |
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| glen999 wrote: | in my opinion: setia alam area will be like bukit tinggi/bandar botanic's current situation.
too many developments around.. setia alam, bandar bukit raja, cahaya alam, aman perdana..
as supply is huge, price is not going to go up easily. |
short term YES but Klang Valley is still relatively a small city. Bearly 4mil population. There is potential for growth. Think of Bangkok, Manila and even Vietnam.
if klang valley's population hit 10mil, there is where the demand will be. |
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Rooster
Ng Teng Fong
Joined: 24 Mar 2007
Posts: 5451
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| Posted: Thu Jun 21, 2007 2:12 pm Post subject: |
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| banzai wrote: | | linustw wrote: | Rooster has vast knowledge in Setia Alam.
dun think they have SSL. Smallest DSL is 18x65. The popular ones are 20x70. |
*calling rooster taiko* |
Yes, I know a bit about Setia Alam (SA). Ecopark (EP), Linus will know more.
Todate SA has launched and sold these houses:
16x85 DSL
20x65 DSL
20x70 DSL
22x75 DSL
24x70 Superlink
30x55 Link SD
34x75 Link SD
40x85 SD
No SSL leh..., not on the plan as far as I know.
Last edited by Rooster on Thu Jun 21, 2007 5:06 pm; edited 1 time in total |
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Rooster
Ng Teng Fong
Joined: 24 Mar 2007
Posts: 5451
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| Posted: Thu Jun 21, 2007 2:23 pm Post subject: |
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| nick2004 wrote: | ..thot prices generally doing okay for Setia Alam???..............what i know is a bit mix and match the peformance...........guys, pls chip in and correct if my perception is wrong
heres what i think the types that have done well :-
1) semi-Ds in Setia Alam
2) small sized units in Setia Alam (18x60 or 20x70 or smaller)
3) bungalows in Setia Ecopark - 1st phases
4) land in Setia Ecopark - 1st phases
heres what i think the types that not doing as well as above :-
1) semi-Ds in Setia Ecopark
2) big sized units in Setia Alam (22x75 or bigger)
3) bungalows in later phases |
Yes, I agree Nick's assessment is quite correct.
The difficult part here is that subsale is just about to happen now in a material way, so, not much actual transacted price to look at. We will know more during next 6-12 months. So far, I have not known of anyone selling at a loss. In addition, 8 out of 10 buyers buy there to live, not as pure investment.
If you had tracked the speed of sales of the DSL houses, you would have observed this performance:
20x70 fastest selling
18x65 faster selling
20x65 fast selling
22x75 selling
30x55 cluster, slow selling |
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banzai
Guest
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| Posted: Thu Jun 21, 2007 2:25 pm Post subject: |
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scouting this place as potential place for in-law's own-stay.. they are paying bout 400bucks per month for a place in Klang
i figured if i could work out something better for them and also for myself to stay in when we are back instead of staying in a hotel every time. Each hotel stay is about 250bucks and i probably go back on average 15 - 20 nights per year bring the 'cost' to the family as follows:
Rental: RM 400 X 12 = RM4,800
Hotel stay: RM 250 X 20 = RM5,000
Total cost per year = ~RM10,000 or $830 per month or equivalent to a 130k loan @ BLR for 30yrs
Might as well top up a little bit and have a place to call home..
Setia Alam is one potential at this point.. so i'm digging up wat i can about this. |
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banzai
Guest
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| Posted: Thu Jun 21, 2007 2:27 pm Post subject: |
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| rooster => if i were to start looking for something that fits the above, where do you think i should start? just looking at the Setia Alam website itself, there must be like 25 different 'projects' within Setia Alam itself.. |
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Rooster
Ng Teng Fong
Joined: 24 Mar 2007
Posts: 5451
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| Posted: Thu Jun 21, 2007 2:33 pm Post subject: |
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| linustw wrote: | | profit wrote: | Prices in Setia Alam are not performing well.
I thought Setia Alam is in Meru, should be under Klang Authority right? or it is just at the border of Shah alam |
Yes, if you are taking the dedicated Setia Alam flyover off NKVE into Jalan Meru, the right hand side of Jln Meru is always Shah Alam, and the left is Klang.
Just that early, it was palm oil estate (former SA/ECO) and no one actually bother abt whether it is in Klang or Shah Alam district. |
Manjalara, Sunway SPK, DPC were ex-Kepong
Kota Damansara was ex-Sungei Buluh
Setia Alam was ex-Klang, now officially Shah Alam
Next, Segambut becomes MK!! |
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Rooster
Ng Teng Fong
Joined: 24 Mar 2007
Posts: 5451
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| Posted: Thu Jun 21, 2007 2:54 pm Post subject: |
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| banzai wrote: | | rooster => if i were to start looking for something that fits the above, where do you think i should start? just looking at the Setia Alam website itself, there must be like 25 different 'projects' within Setia Alam itself.. |
Banz,
Your thought is an interesting one!
Hope this info will help:
Over the last 3 years, many phases and types have been launched, some already occupied or subsale on-going. Over that time, developer prices have been going up at about 7-8% every 6-9 months for a newer phase of the same type, e.g. 20x70.
The cheapest 18x65 was sold at 165K or so 3 years ago. But now the current ones on sale is 202K. Same trend for the rest with the newer ones always coming a larger buildup or better specs or both.
If you do not wish to wait, subsale 18x65 is asking for 200-210K. You can find them at Star classifieds.
Current 18x65 and 20x65 under construction as good as soldout; next launches will be in 3 months time, I think.
If you can wait 2 years, 20x70 (which is the best seller so far), has one new phase soft launch now, 60% booked - at 284K with buildup 2082. |
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banzai
Guest
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| Posted: Thu Jun 21, 2007 3:15 pm Post subject: |
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rooster,
wow.. at 165k 3yrs back, it is really a bargain..
personally i think 18' width is very tight.. but at the end of the day, everything boils down to pricing.. and at 165k, it's a good price .. do you know which phase (name) this is? |
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banzai
Guest
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| Posted: Thu Jun 21, 2007 4:00 pm Post subject: |
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Been browsing the Setia Alam RA website/forum.. (http://forum.setiaalam.net/)
lots of info there if you are looking to buy into this neighbourhood..
thanks for the link Rooster..  |
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banzai
Guest
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| Posted: Thu Jun 21, 2007 4:40 pm Post subject: |
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| Hmm.. Tesco is coming to Setia Alam? |
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Rooster
Ng Teng Fong
Joined: 24 Mar 2007
Posts: 5451
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| Posted: Thu Jun 21, 2007 4:49 pm Post subject: |
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| banzai wrote: | | Hmm.. Tesco is coming to Setia Alam? |
It is already under construction, should open for business by Sep 2008. |
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Rooster
Ng Teng Fong
Joined: 24 Mar 2007
Posts: 5451
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| Posted: Thu Jun 21, 2007 4:51 pm Post subject: |
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| banzai wrote: | rooster,
wow.. at 165k 3yrs back, it is really a bargain..
personally i think 18' width is very tight.. but at the end of the day, everything boils down to pricing.. and at 165k, it's a good price .. do you know which phase (name) this is? |
18x65 older ones:
Jasmine
Amur
Michelia
Eugenia
Ixora
Pavonia
Aster
Acorus
Original developer prices range from 168K (not 165, with apologies) to about 190K. These houses VPed 1.5-1.0 years ago.
If interested in 20x70, look out for these that VPed less than a year ago. Original developer prices should be 200K-225K.
Corybas
Malaxis
Euria
Samanea 1
Can’t tell you much about the older 20x65 as I was not following this type.
I haven't noticed that many ads in classifieds, many more will come. Good luck! |
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