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aramis
Ng Teng Fong
Joined: 28 Aug 2006
Posts: 7745
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 Posted: Wed Jul 21, 2010 8:25 pm Post subject: |
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| eugene_jk wrote: | | linustw wrote: | doesn't matter, I won't worry abt The Zest.
block C buyers SURE make money.....if they completed the building.  |
Block C purchased at RM210psft  |
i got mine at block B @ 229psf, still not too bad 
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Daryl Teo
Renesial Leong
Joined: 21 Dec 2007
Posts: 842
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| Posted: Wed Jul 21, 2010 8:41 pm Post subject: |
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| Pai wrote: |
1. Sierra R apartment the new highrise in BK now doing close to 80% gains upon VP. And this one got no LRT prospect nearby I presume and today sells for RM220-240psf?
2. BK9 landed appreciated from 40%-60% despite no ramp and despite the perceived lousy access. And all recent BK9 launches at sky high prices oso solded out?
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1. Sierra was launched at 120 psf, even with a 80 to 100% caps between 230 to 280psf still within reach of the 1st time owners with average income. For Zest to achieve the same capitalization rate, it would have to appeal to a higher segment & income bracket.
2. Think landed props in BK9 is a very different play from high rises leveraging on different supply & demand curves & considerations. So no comparison.
Zest should average 40% min & meet affordability brackets without issues with or without Ramp/ LRT!
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Daryl Teo
Renesial Leong
Joined: 21 Dec 2007
Posts: 842
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| Posted: Wed Jul 21, 2010 8:56 pm Post subject: |
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| realsharks wrote: | got news.. low cost moving in soon,.
wonder if it affects the price there. |
Really? where did u hear? Been ages since it was completed, they had some CF issues of sewerage not being connected. Great news for BK9 shops & ZEST commercials if so!
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Cannot Tahan
Azizi Ali
Joined: 24 Dec 2009
Posts: 215
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| Posted: Wed Jul 21, 2010 9:25 pm Post subject: |
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| Daryl Teo wrote: | | Pai wrote: |
1. Sierra R apartment the new highrise in BK now doing close to 80% gains upon VP. And this one got no LRT prospect nearby I presume and today sells for RM220-240psf?
2. BK9 landed appreciated from 40%-60% despite no ramp and despite the perceived lousy access. And all recent BK9 launches at sky high prices oso solded out?
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1. Sierra was launched at 120 psf, even with a 80 to 100% caps between 230 to 280psf still within reach of the 1st time owners with average income. For Zest to achieve the same capitalization rate, it would have to appeal to a higher segment & income bracket.
2. Think landed props in BK9 is a very different play from high rises leveraging on different supply & demand curves & considerations. So no comparison.
Zest should average 40% min & meet affordability brackets without issues with or without Ramp/ LRT! |
ya loh, as simple as that, isnt it?
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Pai
Milan Doshi
Joined: 12 Aug 2006
Posts: 2691
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| Posted: Wed Jul 21, 2010 10:03 pm Post subject: |
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| Noobie wrote: | It was from RM120psf .. Average is 150-160psf .. Cannot really compare with the lowest psf during launching and the highest psf in subsale right ?  |
the avg was that expensive?
I remembered they throw discounts when they were selling SR, is 150psf average is before discount or after?
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eugene_jk
Renesial Leong
Joined: 09 Mar 2009
Posts: 405
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| Posted: Wed Jul 21, 2010 10:06 pm Post subject: |
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| T816B wrote: | | eugene_jk wrote: | | AudiA4 wrote: | yes..they use sand brick....
according to the developer.. they are using branding tiles for this project.. it is "NIRO tiles"... not rojak china tiles...
| abc wrote: | Anyone got any comment about the building material used for TZ? I see they use cement bricks..etc..
Is it really good? |
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and KONE lift |
Just wondering why is Kone lift so good? Where is it manufactured? |
Finnish Technology (Not "Habis" punya Finish ) ... 100 yrs of history... widely use in airport
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Daryl Teo
Renesial Leong
Joined: 21 Dec 2007
Posts: 842
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| Posted: Wed Jul 21, 2010 10:17 pm Post subject: |
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| Pai wrote: | | Noobie wrote: | | It was from RM120psf .. Average is 150-160psf .. Cannot really compare with the lowest psf during launching and the highest psf in subsale right ? |
the avg was that expensive?
I remembered they throw discounts when they were selling SR, is 150psf average is before discount or after? |
After discount, 147psf mid high flr 907sf with 2 covered c/parks, higher flrs 1008sf could be higher 150 to 160psf. Low flr 907sf with 1 open c/park 120 to 125psf.
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Pai
Milan Doshi
Joined: 12 Aug 2006
Posts: 2691
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| Posted: Wed Jul 21, 2010 10:24 pm Post subject: |
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| Daryl Teo wrote: | 1. Sierra was launched at 120 psf, even with a 80 to 100% caps between 230 to 280psf still within reach of the 1st time owners with average income. For Zest to achieve the same capitalization rate, it would have to appeal to a higher segment & income bracket.
Zest should average 40% min & meet affordability brackets without issues with or without Ramp/ LRT! |
If TZ average price was RM250psf, then that would mean RM350psf in 2012..... no complaints from me........ if its completed lah! 
I sure hope you are wrong boss else our brother's n sisters who paid already paid RM350psf sometime back for a highrise nearby wont be too happy come VP............. 
| Daryl Teo wrote: |
2. Think landed props in BK9 is a very different play from high rises leveraging on different supply & demand curves & considerations. So no comparison. |
Was referrring to the notion of "poor access" of current BK9. Yet we see BK9 landed prices continue to thrive today equally if not better than most of its other Puchong counterparts with "perceived" better access, correct me if Im wrong here?
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Daryl Teo
Renesial Leong
Joined: 21 Dec 2007
Posts: 842
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| Posted: Wed Jul 21, 2010 10:48 pm Post subject: |
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| Pai wrote: | | Daryl Teo wrote: | 1. Sierra was launched at 120 psf, even with a 80 to 100% caps between 230 to 280psf still within reach of the 1st time owners with average income. For Zest to achieve the same capitalization rate, it would have to appeal to a higher segment & income bracket.
Zest should average 40% min & meet affordability brackets without issues with or without Ramp/ LRT! |
If TZ average price was RM250psf, then that would mean RM350psf in 2012..... no complaints from me........ if its completed lah!
I sure hope you are wrong boss else our brother's n sisters who paid already paid RM350psf sometime back for a highrise nearby wont be too happy come VP.............
| Daryl Teo wrote: |
2. Think landed props in BK9 is a very different play from high rises leveraging on different supply & demand curves & considerations. So no comparison. |
Was referrring to the notion of "poor access" of current BK9. Yet we see BK9 landed prices continue to thrive today equally if not better than most of its other Puchong counterparts with "perceived" better access, correct me if Im wrong here?
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Unless LRT/ Ramp takes shape IMO anything pushing more than 300 to 320 psf would be hard pressed to meet high expectations. The neighbor which u mentioned has never banked on meeting any affordability brackets to start with & has always been a premium play.
Poor access in BK9 was never an issue with the landed plays, they were all launched well before TZ, Ramp & LRT were known factors. Like 9 Colors for instance, were launched earlier with a price advantage over BK5 newer launches, even with the location/ accessibility disadvantage; purchasers took advantage of the obvious price discounts & it grew from there.
Prices in BK9 now are still lower as compared to the rest of BK newer offerings which would make for better yardsticks for comparison, than the rest of Puchong. BK has reached critical mass in its market cycle & volume to take the lead in its own pricing mechanism with little reference to other tamans.
Whether in doing so it is blowing a bubble remains to be seen, but other tamans are bearing reference to BK success & enjoying the trickle down effects, like Damai Utama.
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realsharks
Renesial Leong
Joined: 21 Dec 2009
Posts: 424
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| Posted: Wed Jul 21, 2010 11:04 pm Post subject: |
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heard from people relocating from other squatters lo.
govt give them options to choose. 1 of them is bukit jalil
good for shops. depends what kind la. |
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Pai
Milan Doshi
Joined: 12 Aug 2006
Posts: 2691
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| Posted: Wed Jul 21, 2010 11:48 pm Post subject: |
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| Daryl Teo wrote: |
Prices in BK9 now are still lower as compared to the rest of BK newer offerings which would make for better yardsticks for comparison, than the rest of Puchong. BK has reached critical mass in its market cycle & volume to take the lead in its own pricing mechanism with little reference to other tamans.
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Chief, new launches in BK9 is priced lower psf VS new launches in other BKs? How much lower % exactly?
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T816B
Azizi Ali
Joined: 18 Oct 2009
Posts: 206
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| Posted: Thu Jul 22, 2010 1:01 am Post subject: |
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| eugene_jk wrote: | | T816B wrote: | | eugene_jk wrote: | | AudiA4 wrote: | yes..they use sand brick....
according to the developer.. they are using branding tiles for this project.. it is "NIRO tiles"... not rojak china tiles...
| abc wrote: | Anyone got any comment about the building material used for TZ? I see they use cement bricks..etc..
Is it really good? |
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and KONE lift |
Just wondering why is Kone lift so good? Where is it manufactured? |
Finnish Technology (Not "Habis" punya Finish ) ... 100 yrs of history... widely use in airport |
Schindler, in my opinion, is better than Kone. Anyway, Kone is manufactured in Malaysia for the Malaysian market. |
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Daryl Teo
Renesial Leong
Joined: 21 Dec 2007
Posts: 842
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| Posted: Thu Jul 22, 2010 2:09 am Post subject: |
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| Pai wrote: | | Daryl Teo wrote: |
Prices in BK9 now are still lower as compared to the rest of BK newer offerings which would make for better yardsticks for comparison, than the rest of Puchong. BK has reached critical mass in its market cycle & volume to take the lead in its own pricing mechanism with little reference to other tamans.
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Chief, new launches in BK9 is priced lower psf VS new launches in other BKs? How much lower % exactly? |
Hard to say, recent 7A12 & 7A13 are not good indicators either as they have struck out on their own price curves for BK but safe to assume 30% min. best to do your own dd. Don't get too worried over accessibility, as BK9 will be linked with rest of BK via BK8 thru the Butik bungalows stretch.
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Daryl Teo
Renesial Leong
Joined: 21 Dec 2007
Posts: 842
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| Posted: Thu Jul 22, 2010 2:19 am Post subject: |
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| realsharks wrote: | heard from people relocating from other squatters lo.
govt give them options to choose. 1 of them is bukit jalil
good for shops. depends what kind la. |
Think there are some push factors for the BK9 commercials. Would expect the usual kopitiams & Mom & Pop shops providing services & amenities for BK9 residents. Zest commercials might try their hand at trendy cafes, pubs & bistros but unless Ramp/ LRT materializes won't want to be overly optimistic. BK 8 when linked to BK9, its residents might find it a more pleasant drive through the golf course to patronize BK9 commercials than Straits Kinrara. Resident strength in BK9 should be adequate to support the shops in BK9.
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Acreswide
Azizi Ali
Joined: 16 Jun 2010
Posts: 241
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| Posted: Thu Jul 22, 2010 9:03 pm Post subject: |
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| commercials in bk9 is like piece-meals, small pockets here and there, no synergy at all.. as it progresses, i am beginning to think that it won't be as desired.. but still, it shud hold its own. |
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ace
Renesial Leong
Joined: 27 Aug 2009
Posts: 599
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| Posted: Thu Jul 22, 2010 9:22 pm Post subject: |
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| Daryl Teo wrote: | | realsharks wrote: | heard from people relocating from other squatters lo.
govt give them options to choose. 1 of them is bukit jalil
good for shops. depends what kind la. |
Think there are some push factors for the BK9 commercials. Would expect the usual kopitiams & Mom & Pop shops providing services & amenities for BK9 residents. Zest commercials might try their hand at trendy cafes, pubs & bistros but unless Ramp/ LRT materializes won't want to be overly optimistic. BK 8 when linked to BK9, its residents might find it a more pleasant drive through the golf course to patronize BK9 commercials than Straits Kinrara. Resident strength in BK9 should be adequate to support the shops in BK9. |
Commercial units in whole BK is little success till now. From the onset, if u check around, is pretty slow and most shops still empty. BK is good for residential but no commercial. That is why until now, most BK people will go to Puchong Jaya, PBP/Tesco, Bandar Puteri areas. |
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eugene_jk
Renesial Leong
Joined: 09 Mar 2009
Posts: 405
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| Posted: Thu Jul 22, 2010 9:27 pm Post subject: |
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| ace wrote: | | Daryl Teo wrote: | | realsharks wrote: | heard from people relocating from other squatters lo.
govt give them options to choose. 1 of them is bukit jalil
good for shops. depends what kind la. |
Think there are some push factors for the BK9 commercials. Would expect the usual kopitiams & Mom & Pop shops providing services & amenities for BK9 residents. Zest commercials might try their hand at trendy cafes, pubs & bistros but unless Ramp/ LRT materializes won't want to be overly optimistic. BK 8 when linked to BK9, its residents might find it a more pleasant drive through the golf course to patronize BK9 commercials than Straits Kinrara. Resident strength in BK9 should be adequate to support the shops in BK9. |
Commercial units in whole BK is little success till now. From the onset, if u check around, is pretty slow and most shops still empty. BK is good for residential but no commercial. That is why until now, most BK people will go to Puchong Jaya, PBP/Tesco, Bandar Puteri areas. |
quite true also la... i think its gotta do with traffic flow also... seems LDP manyak U-turn and fly-over at BPP, makes accessibility better than BJ - Puchong road.. moreover, traffic along LDP is much higher than BJ - Puchong way..
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aramis
Ng Teng Fong
Joined: 28 Aug 2006
Posts: 7745
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| Posted: Thu Jul 22, 2010 10:01 pm Post subject: |
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| ace wrote: | | Daryl Teo wrote: | | realsharks wrote: | heard from people relocating from other squatters lo.
govt give them options to choose. 1 of them is bukit jalil
good for shops. depends what kind la. |
Think there are some push factors for the BK9 commercials. Would expect the usual kopitiams & Mom & Pop shops providing services & amenities for BK9 residents. Zest commercials might try their hand at trendy cafes, pubs & bistros but unless Ramp/ LRT materializes won't want to be overly optimistic. BK 8 when linked to BK9, its residents might find it a more pleasant drive through the golf course to patronize BK9 commercials than Straits Kinrara. Resident strength in BK9 should be adequate to support the shops in BK9. |
Commercial units in whole BK is little success till now. From the onset, if u check around, is pretty slow and most shops still empty. BK is good for residential but no commercial. That is why until now, most BK people will go to Puchong Jaya, PBP/Tesco, Bandar Puteri areas. |
u r referring to those at 7-11? Well, they are fully tenanted. Or maybe those next to Desiran? maybe u r referring to those neat Giant, yupm, there are maybe a few vacants units. As for Kinrara straits is still new, waiting for tenanst to trickle in...now got 3 tenants there, biggest being Old Town.
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sunrain
Milan Doshi
Joined: 14 May 2008
Posts: 3670
Location: KL/PJ
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| Posted: Thu Jul 22, 2010 10:55 pm Post subject: |
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| T816B wrote: | | eugene_jk wrote: | | T816B wrote: | | eugene_jk wrote: | | AudiA4 wrote: | yes..they use sand brick....
according to the developer.. they are using branding tiles for this project.. it is "NIRO tiles"... not rojak china tiles...
| abc wrote: | Anyone got any comment about the building material used for TZ? I see they use cement bricks..etc..
Is it really good? |
|
and KONE lift |
Just wondering why is Kone lift so good? Where is it manufactured? |
Finnish Technology (Not "Habis" punya Finish ) ... 100 yrs of history... widely use in airport |
Schindler, in my opinion, is better than Kone. Anyway, Kone is manufactured in Malaysia for the Malaysian market. |
the last time i installed a KONE lift, it came fr CINA... that was in 2006/2007....
unless they moved their production to Malaysia the last few years, i belif they still come fr CINA... which most of our lifts come fr nowadays... |
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Acreswide
Azizi Ali
Joined: 16 Jun 2010
Posts: 241
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| Posted: Thu Jul 22, 2010 10:58 pm Post subject: |
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| i think being tenanted is not the issue but whether it'll become 'wong' is another.. by the looks of it, quite difficlut to convince banks to come in. mebbe 1 of the ef banks will give face and set up a branch.. then the rest will fall into places. |
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Daryl Teo
Renesial Leong
Joined: 21 Dec 2007
Posts: 842
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| Posted: Thu Jul 22, 2010 11:18 pm Post subject: |
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| aramis wrote: | | ace wrote: | | Daryl Teo wrote: | | realsharks wrote: | heard from people relocating from other squatters lo.
govt give them options to choose. 1 of them is bukit jalil
good for shops. depends what kind la. |
Think there are some push factors for the BK9 commercials. Would expect the usual kopitiams & Mom & Pop shops providing services & amenities for BK9 residents. Zest commercials might try their hand at trendy cafes, pubs & bistros but unless Ramp/ LRT materializes won't want to be overly optimistic. BK 8 when linked to BK9, its residents might find it a more pleasant drive through the golf course to patronize BK9 commercials than Straits Kinrara. Resident strength in BK9 should be adequate to support the shops in BK9. |
Commercial units in whole BK is little success till now. From the onset, if u check around, is pretty slow and most shops still empty. BK is good for residential but no commercial. That is why until now, most BK people will go to Puchong Jaya, PBP/Tesco, Bandar Puteri areas. |
u r referring to those at 7-11? Well, they are fully tenanted. Or maybe those next to Desiran? maybe u r referring to those neat Giant, yupm, there are maybe a few vacants units. As for Kinrara straits is still new, waiting for tenanst to trickle in...now got 3 tenants there, biggest being Old Town. |
I've a very optimistic view for the BK9 pocket commercials especially the two rows of BK9 shops, makes it a breeze for me to drive there from BK8 when linked. Kinrara Straits a bit of a drive as i've to come out onto the the BK6 main thoroughfare & battle the traffic past GIANT & the Mosque. Things are about to ratchet up for the BK commercials soon, grab one while prices are still low, Kinrara Straits would start from 1.8mil min, BK9 1.5mil. BK9 letted out for 4.5k for first purchasers who bought it for 750k, rest are owner occupiers waiting for BK9 to fill out before starting their biz.
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T816B
Azizi Ali
Joined: 18 Oct 2009
Posts: 206
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| Posted: Thu Jul 22, 2010 11:26 pm Post subject: |
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| sunrain wrote: |
the last time i installed a KONE lift, it came fr CINA... that was in 2006/2007....
unless they moved their production to Malaysia the last few years, i belif they still come fr CINA... which most of our lifts come fr nowadays... |
When I visited a local lift manufacturer about 2 years ago, Kone people had an office there. I checked the web again, seems like the JV already ceased.
My mistake. |
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aramis
Ng Teng Fong
Joined: 28 Aug 2006
Posts: 7745
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| Posted: Thu Jul 22, 2010 11:37 pm Post subject: |
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| Daryl Teo wrote: |
I've a very optimistic view for the BK9 pocket commercials especially the two rows of BK9 shops, makes it a breeze for me to drive there from BK8 when linked. Kinrara Straits a bit of a drive as i've to come out onto the the BK6 main thoroughfare & battle the traffic past GIANT & the Mosque. Things are about to ratchet up for the BK commercials soon, grab one while prices are still low, Kinrara Straits would start from 1.8mil min, BK9 1.5mil. BK9 letted out for 4.5k for first purchasers who bought it for 750k, rest are owner occupiers waiting for BK9 to fill out before starting their biz. |
for me, I do hope to see K.Straits wong as I can practically cycle there...walking will be slightly too far for me.
But having said that, I also like NOT to see BK to be as wong as BPP. I think those who stayed in BK would be those who like a bit of peace and quiet in their life, I know I do.
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Daryl Teo
Renesial Leong
Joined: 21 Dec 2007
Posts: 842
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| Posted: Thu Jul 22, 2010 11:44 pm Post subject: |
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| aramis wrote: | | Daryl Teo wrote: |
I've a very optimistic view for the BK9 pocket commercials especially the two rows of BK9 shops, makes it a breeze for me to drive there from BK8 when linked. Kinrara Straits a bit of a drive as i've to come out onto the the BK6 main thoroughfare & battle the traffic past GIANT & the Mosque. Things are about to ratchet up for the BK commercials soon, grab one while prices are still low, Kinrara Straits would start from 1.8mil min, BK9 1.5mil. BK9 letted out for 4.5k for first purchasers who bought it for 750k, rest are owner occupiers waiting for BK9 to fill out before starting their biz. |
for me, I do hope to see K.Straits wong as I can practically cycle there...walking will be slightly too far for me.
But having said that, I also like NOT to see BK to be as wong as BPP. I think those who stayed in BK would be those who like a bit of peace and quiet in their life, I know I do. |
Know what? U've got a point! I wouldn't want BK to turn into another commercial hotspot like BPP or Puchong Jaya. Just need enough amenities for my kitchen runs (i make a mean creme brulee!) & morning yumcha. Having too many banks in the area is not a good idea either as they are prone to be crime magnets for some reason. I remember years back before BK became so 'wong' that i used to tell ppl who asked, "Why buy BK & not BPP?" and i used to tell them "folks who buy BPP would never buy BK & BK folks would never buy BPP". Different strokes for different folks.
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Last edited by Daryl Teo on Thu Jul 22, 2010 11:50 pm; edited 1 time in total |
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aramis
Ng Teng Fong
Joined: 28 Aug 2006
Posts: 7745
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| Posted: Thu Jul 22, 2010 11:47 pm Post subject: |
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| Daryl Teo wrote: |
Know what? U've got a point! I wouldn't want BK to turn into another commercial hotspot like BPP or Puchong Jaya. Just need enough amenities for my kitchen runs (yes i cook!) & morning yumcha. Having too many banks in the area is not a good idea either as they are prone to be crime magnets for some reason. |
and u know what? I cook too.
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