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Selangor - Shah Alam - Setia Alam
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linustw
Ng Teng Fong

Joined: 17 Oct 2006
Posts: 5692

Posted: Fri Aug 14, 2009 1:25 pm Post subject:

tazochai wrote:

The Star: SP Setia gets three anchor tenants for Shah Alam mall

regret didn't take full advantages of 5/95. angryfire

tazochai
Milan Doshi

Joined: 25 Nov 2007
Posts: 3466

Posted: Fri Aug 14, 2009 6:08 pm Post subject:

linustw wrote:

tazochai wrote:

The Star: SP Setia gets three anchor tenants for Shah Alam mall

regret didn't take full advantages of 5/95. angryfire

never mind, can go buy from other 5/95 developers e.g. IJM Land cheers

tazochai
Milan Doshi

Joined: 25 Nov 2007
Posts: 3466

Posted: Fri Aug 14, 2009 6:12 pm Post subject:

Rooster wrote:

tazochai wrote:

the price escalation is rather aggressive.

Yes and no...

This latest 22x75 is located right across the main road from the Setia Mall location. It has a maximised builtup, all the way to the back, no extension possible. Well, still, I think this BU2,500 is a bit BS since it includes a tiled backyard with a roof.

On a RMpsf basis, this one is actually cheaper than its predecessor.

This one is 70% sold under 5/95. Developer people tell me the next 22x75 launch will be close to 500K. salute

Maybe they'll throw in solar panels, airconds, full autogate... ? But then again, new freehold houses in Subang, Puchong and Cheras are similarly priced, are they not?

Whether they can continue to push prices up for all house types in Setia Alam and EcoPark will hinge on success of Setia Mall and to a lesser extent, Setia Avenue. As it is now, Tenby schools are doing very well, Tesco and Eramas lots picking up steadily.

i just can't shake off the fact that SA's DSLs were only about +/-RM200K not too long ago....now, its a cool half a million bucks (large built up notwithstanding) salute

looks like SP Setia's plans for SA are all coming together nicely..... cheers

Rooster
Ng Teng Fong

Joined: 24 Mar 2007
Posts: 4843

Posted: Fri Aug 14, 2009 7:58 pm Post subject:

tazochai wrote:

i just can't shake off the fact that SA's DSLs were only about +/-RM200K not too long ago....now, its a cool half a million bucks (large built up notwithstanding) salute

looks like SP Setia's plans for SA are all coming together nicely..... cheers

It's been 5 years since the first ones. This is the evolution:

Type, land plot, land size, builtup, starting price

Avena 22x75 2,250 1,985 268,000
Boardwalk 22x75 2,250 2,039 279,000
Serangoon2 22x75 2,250 2,049 273,000
Tunis 22x75 2,250 2,049 276,000
Serangoon 1 22x75 1,650 2,124 285,000
Pristine 22x75 1,650 2,124 306,000
Artistry 22x75 1,650 2,124 320,000
Nectandra&Pradosia 22x75 1,650 2,332 375,000
Nect&Prad 3rd row 22x75 1,650 2,332 428,000
Xylia&Oxandra 22x75 1,650 2,503 448,000

tazochai
Milan Doshi

Joined: 25 Nov 2007
Posts: 3466

Posted: Tue Aug 18, 2009 10:14 am Post subject:

Rooster wrote:

tazochai wrote:

i just can't shake off the fact that SA's DSLs were only about +/-RM200K not too long ago....now, its a cool half a million bucks (large built up notwithstanding) salute

looks like SP Setia's plans for SA are all coming together nicely..... cheers

boss, how come some types got same land plot but different land size? scratch

just comparing the standard 22 x 75 DSLs at SA, the CAGR for the last 5 years is abt 11%!! thumbright

think this trend will persist as the various SA components come together. thumbright

EMYGHT
Renesial Leong

Joined: 17 Apr 2007
Posts: 1207
Location: KL

Posted: Tue Aug 18, 2009 10:28 am Post subject:

tazochai wrote:

i just can't shake off the fact that SA's DSLs were only about +/-RM200K not too long ago....now, its a cool half a million bucks (large built up notwithstanding) salute

looks like SP Setia's plans for SA are all coming together nicely..... cheers

i think 'landed residential' is in play at the moment esp freehold ones, not just bk, evidently from most development of the same class. got me thinking, i've just got an offer for kd 2 sty link @ 470k.. 22*75 leasehold.. but not willing to let go, getting sentimental coz i've queued overnight for it back then..
_________________
emyght.com | aromaplatter.com

tazochai
Milan Doshi

Joined: 25 Nov 2007
Posts: 3466

Posted: Tue Aug 18, 2009 10:39 am Post subject:

EMYGHT wrote:

tazochai wrote:

i just can't shake off the fact that SA's DSLs were only about +/-RM200K not too long ago....now, its a cool half a million bucks (large built up notwithstanding) salute

looks like SP Setia's plans for SA are all coming together nicely..... cheers

for me, unless i need to raise funds or have already found another property to redeploy the capital, i'll just hang on to whatever i have. i think there is a fair bit of "re-investment risk" at the moment.

i get the feeling that selling now is like selling just when the stock price starts to show signs of life. should give the property a decent chance to ride the wave.......my dua sen.

EMYGHT
Renesial Leong

Joined: 17 Apr 2007
Posts: 1207
Location: KL

Posted: Tue Aug 18, 2009 10:48 am Post subject:

actually tazo, wud u hv expected the prices of 'sa' to be at current level back then? mebbe gotta ask rooster the same. but even staring at it now, i wudn't hv imagined. yes, with all the infra and integrated stuff, it's still shah alam. as for kd, later down the road, i ask myself, wud a 90 yrs l/h link house fecth more than 1/2 mil? if not, may not be a bad idea to ride on other developments with more miles to run.. _________________ emyght.com \| aromaplatter.com

tazochai
Milan Doshi

Joined: 25 Nov 2007
Posts: 3466

Posted: Tue Aug 18, 2009 12:14 pm Post subject:

EMYGHT wrote:

actually tazo, wud u hv expected the prices of 'sa' to be at current level back then? mebbe gotta ask rooster the same. but even staring at it now, i wudn't hv imagined. yes, with all the infra and integrated stuff, it's still shah alam. as for kd, later down the road, i ask myself, wud a 90 yrs l/h link house fecth more than 1/2 mil? scratch

if not, may not be a bad idea to ride on other developments with more miles to run..

i didn't expect a std DSL link @ SA to be able to reach almost the half million mark in a short span of 5 years salute

i see where ur coming from but i can't think of any other township developments that have more momentum than KD......u have SA in mind? :wink:

EMYGHT
Renesial Leong

Joined: 17 Apr 2007
Posts: 1207
Location: KL

Posted: Tue Aug 18, 2009 2:54 pm Post subject:

tazochai wrote:

u have SA in mind? :wink:

landed residential not for me anymore, i'm more into cheapo non-landed and prolly concept shop-offices now... was looking at setia avenue earlier though, but think it's a tad too soon to ride on sa.
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emyght.com | aromaplatter.com

cucu
Milan Doshi

Joined: 22 Aug 2007
Posts: 3205

Posted: Tue Aug 18, 2009 3:01 pm Post subject:

EMYGHT wrote:

if not, may not be a bad idea to ride on other developments with more miles to run..

i live in sunway d'sara.....n just about a couple of mths back, an agent told me the prices of double storey here has moved-up stedily to above half a mil.....latest transacted for one corner lot.....was 940K but tat unit was renovated extensively.....the other corner lot sold 800K 2 mths earlier.....

shoplots in dataran sunway is definately getting more pricey. geek

EMYGHT
Renesial Leong

Joined: 17 Apr 2007
Posts: 1207
Location: KL

Posted: Tue Aug 18, 2009 3:38 pm Post subject:

cucu wrote:

well, there's hope and of course, disappointment. i've got a chance to acquire 1 of the tenanted shops there at 1.7 mil abt 4-5 mths back, but decided against it, was told that it's above 2 mil now.. cheers

no matter, gone are the days where we can get a dsl for below 300k.. be it sa or kd.
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Rooster
Ng Teng Fong

Joined: 24 Mar 2007
Posts: 4843

Posted: Tue Aug 18, 2009 10:58 pm Post subject:

tazochai wrote:

boss, how come some types got same land plot but different land size? scratch

Oops... error in the worksheet.. corrected now, added the 20x70 story.

It's been 5 years since the first ones. This is the evolution:

Type, land plot, land size, builtup, starting price - RMpsfbu

Boardwalk 22x75 1,650 2,039 279,000 137
Avena 22x75 1,650 1,985 268,000 135
Serangoon2 22x75 1,650 2,049 273,000 133
Tunis 22x75 1,650 2,049 276,000 135
Serangoon 1 22x75 1,650 2,124 285,000 134
Pristine 22x75 1,650 2,124 306,000 144
Artistry 22x75 1,650 2,124 320,000 151
Nectandra&Pradosia 22x75 1,650 2,332 375,000 161
Nect&Prad 3rd row 22x75 1,650 2,332 428,000 184
Xylia&Oxandra 22x75 1,650 2,503 448,000 179

Samanea 1 20x70 1,400 1,657 218,000 132
Eria 20x70 1,400 1,657 220,800 133
Malaxis 20x70 1,400 1,680 223,000 133
Corybas 20x70 1,400 1,680 226,800 135
Samanea 2 20x70 1,400 1,662 230,000 138
Thunia 20x70 1,400 1,662 232,000 140
Oncidum 20x70 1,400 1,703 235,000 138
Dallis 20x70 1,400 1,752 248,000 142
Tunera 20x70 1,400 1,798 263,000 146
Sheda 20x70 1,400 2,082 284,000 136
Heritage 20x70 1,400 2,082 292,000 140
Charisma 20x70 1,400 2,130 325,000 153
Albizia&Astronium 20x70 1,400 2,164 383,000 177
Alb&Ast 2 20x70 1,400 2,188 408,000 186

Rooster
Ng Teng Fong

Joined: 24 Mar 2007
Posts: 4843

Posted: Tue Aug 18, 2009 11:18 pm Post subject:

EMYGHT wrote:

if not, may not be a bad idea to ride on other developments with more miles to run..

No, I was expecting the prices to move up slower.

One needs to be mindful of a couple of things when looking at those prices:
1. bu has been increasing, so I prefer to look at RMpsfbu for each house type
2. the last launch of each type has the 5/95 effect, which makes them relatively cheaper than appear

The real jump actually happened in the 2nd or 3rd last launches, i.e. about 12 months ago - when cost of building materials rose dramatically under high inflation.

I don't think the escalation is merely caused by location infra progress, but is equally contributed by the "step up" of price caused by the high inflation period. As all new launches elsewhere seems to exhibit similar trends, I conclude this step up probably has taken root.

Lastly, hearing about KD leasehold house prices, I need no further convincing to buy into better located new freehold houses at this time, but can't say that in 24 months time. geek

grease
Azizi Ali

Joined: 30 Mar 2008
Posts: 152

Posted: Tue Aug 18, 2009 11:56 pm Post subject:

EMYGHT wrote:

tazochai wrote:

u have SA in mind? :wink:

landed residential not for me anymore, i'm more into cheapo non-landed and prolly concept shop-offices now... was looking at setia avenue earlier though, but think it's a tad too soon to ride on sa.

Why not landed residential?

Rooster
Ng Teng Fong

Joined: 24 Mar 2007
Posts: 4843

Posted: Sat Aug 29, 2009 2:23 pm Post subject:

banz wrote:

banzai wrote:

eh evil twin, u forgot already ka.. i introduce you to check this place out mah.. now sitting on $, better belanja BKT and beer.. 10q 10q..

BTW if i'm able to sell will hv some bullet at the end of the year, any recco on upcoming launches during that time? looking at potential rental income this time round. kinda hv my eye on MidValley EcoCity actually. any thoughts on that? this time i'll belanja BBQ buffet and single malt toothy10

Evil twins banzai and banz... if you're planning to sell, time is near.

You should be able to sell at your original price + 30%. cheers

tazochai
Milan Doshi

Joined: 25 Nov 2007
Posts: 3466

Posted: Sat Aug 29, 2009 3:02 pm Post subject:

Rooster wrote:

banz wrote:

banzai wrote:

eh evil twin, u forgot already ka.. i introduce you to check this place out mah.. now sitting on $, better belanja BKT and beer.. 10q 10q..

Evil twins banzai and banz... if you're planning to sell, time is near.

You should be able to sell at your original price + 30%. cheers

how u know? :glasses7:

profit
Azizi Ali

Joined: 08 Jun 2007
Posts: 155

Posted: Sat Aug 29, 2009 3:04 pm Post subject:

The price appreciation in SA is mainly due to the developer's effort in pushing up the prices of new launches. Subsale price for a non-gated mass housing won't be good.

Rooster
Ng Teng Fong

Joined: 24 Mar 2007
Posts: 4843

Posted: Sat Aug 29, 2009 3:16 pm Post subject:

tazochai wrote:

how u know? :glasses7:

I can tell you if you have time for BKT or porridge near Soon Kee. toothy10

BTW, G&G 24x80 (what I call mid-end superlink) will be launched next month, indicative price 530K. If builtup is >2900 sqft and comes with good specs, it can be interesting.

Last edited by Rooster on Sat Aug 29, 2009 3:16 pm; edited 1 time in total

sunrain
Milan Doshi

Joined: 14 May 2008
Posts: 3549
Location: KL/PJ

Posted: Sat Aug 29, 2009 3:16 pm Post subject:

tazochai wrote:

Rooster wrote:

banz wrote:

banzai wrote:

eh evil twin, u forgot already ka.. i introduce you to check this place out mah.. now sitting on $, better belanja BKT and beer.. 10q 10q..

Evil twins banzai and banz... if you're planning to sell, time is near.

You should be able to sell at your original price + 30%. cheers

how u know? :glasses7:

maybe rooster kor's fren just sold his unit... that's y rooster know lar toothy10

Rooster
Ng Teng Fong

Joined: 24 Mar 2007
Posts: 4843

Posted: Sat Aug 29, 2009 3:17 pm Post subject:

sunrain wrote:

maybe rooster kor's fren just sold his unit... that's y rooster know lar toothy10

That's very true!

tazochai
Milan Doshi

Joined: 25 Nov 2007
Posts: 3466

Posted: Sat Aug 29, 2009 3:22 pm Post subject:

sunrain wrote:

tazochai wrote:

Rooster wrote:

banz wrote:

banzai wrote:

eh evil twin, u forgot already ka.. i introduce you to check this place out mah.. now sitting on $, better belanja BKT and beer.. 10q 10q..

Evil twins banzai and banz... if you're planning to sell, time is near.

You should be able to sell at your original price + 30%. cheers

how u know? :glasses7:

maybe rooster kor's fren just sold his unit... that's y rooster know lar toothy10

i think u r the fren in question since yr avatar is a rooster!! toothy10

sunrain
Milan Doshi

Joined: 14 May 2008
Posts: 3549
Location: KL/PJ

Posted: Sat Aug 29, 2009 3:32 pm Post subject:

tazochai wrote:

sunrain wrote:

tazochai wrote:

Rooster wrote:

banz wrote:

banzai wrote:

eh evil twin, u forgot already ka.. i introduce you to check this place out mah.. now sitting on $, better belanja BKT and beer.. 10q 10q..

Evil twins banzai and banz... if you're planning to sell, time is near.

You should be able to sell at your original price + 30%. cheers

how u know? :glasses7:

maybe rooster kor's fren just sold his unit... that's y rooster know lar toothy10

i think u r the fren in question since yr avatar is a rooster!! toothy10

wei... y u put me on the table?

tazochai
Milan Doshi

Joined: 25 Nov 2007
Posts: 3466

Posted: Sat Aug 29, 2009 3:36 pm Post subject:

Rooster wrote:

tazochai wrote:

how u know? :glasses7:

I can tell you if you have time for BKT or porridge near Soon Kee. toothy10

BTW, G&G 24x80 (what I call mid-end superlink) will be launched next month, indicative price 530K. If builtup is >2900 sqft and comes with good specs, it can be interesting.

i alwiz got time for makan one......what more with taikor rooster

congrats to rooster kor's fren thumbright

tazochai
Milan Doshi

Joined: 25 Nov 2007
Posts: 3466

Posted: Sat Aug 29, 2009 3:44 pm Post subject:

sunrain wrote:

tazochai wrote:

sunrain wrote:

tazochai wrote:

Rooster wrote:

banz wrote:

banzai wrote:

eh evil twin, u forgot already ka.. i introduce you to check this place out mah.. now sitting on $, better belanja BKT and beer.. 10q 10q..

Evil twins banzai and banz... if you're planning to sell, time is near.

You should be able to sell at your original price + 30%. cheers

how u know? :glasses7:

maybe rooster kor's fren just sold his unit... that's y rooster know lar toothy10

i think u r the fren in question since yr avatar is a rooster!! toothy10

wei... y u put me on the table?

i can't help but notice the "coincidence" :glasses7:

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