TiaraVille Condo

[Kenneth20]

haha, what so great abt Mont Kiara??
We are proud of TiaraVille and always is... hahaha

[sugar]

Just called NPO and was told it should be completed by Apr/May08... :(

All units sold except 2 Duplex Penthouse, about 2,100 sq ft, RM600k+ each!!

Current market price for a normal unit is RM300k+. Looking good!

I am planning to do basic renovation and rent the unit out. However I am in London hence it would be difficult for me to manage it. I talked to a PIC in NPO for Tiaraville (Alvin), he said he could assist to manage. I am waitig for his email for more information.

[CS Chua]

April 08, that late? It seems like everything has been completed except the roads and drains around it.

I just came home to Malaysia and saw the color. Not my taste though. I would prefer a stronger color but then, they did not ask me. :D

What is a normal unit? Those around $250K? That means about 20% capital gain, not bad for a slow property market.

I will be furnishing it for rental too and give it to my sister-in-law to market it. She is a property agent. Hopefully it will not take too long to rent it out.

[sugar]

Maybe they've done the outer part but need to work on the interior? Dunno lah... i figured they may be hesitate to make any early commitment. Rather to deliver the good news 'hey we've complete before the promised date!' than bad news 'sorry need to wait for a few months' anyway they will inform us about the handover via letter (i was told)... sian... dunno how much in advance they gonna inform us? coz I need to book airticket and last minute booking could cost more than £600...

That Alvin didnt specify what is considered a 'normal unit' but I gathered he should be refering to the 3-bedroom unit that was selling around RM250k?

Hey CS Chua, how your sis-in-law gonna manage the rental for you? I would be interested to meet her for further discussion :)

[CS Chua]

Hmm... the last few payments were for interior stuff like windows, wiring etc so I hope it has been done since payments have been deducted. The last couple of payments are for roads and drains, if I am not mistaken. Too lazy to check S & P to verify. Anyway, I will go to the site office to have a look soon.

My sister-in-law will be glad to help out. But you should know that Henry Butcher is the main agent for e-tiara and presumably for Tiarvaville. Being a big firm, they have foreign connections and so, presumably, can find foreigners to rent out. I will prefer to pass my business to them in this instance. But for monthly collection and unit maintenance, I guess a local agent will suffice. Nearer to the time, let me know if you are still interested in contacting her.

Another sister-in-law has a furnishing business like curtains, carpets, wall paper etc She has extensive experiences and very personal in her dealings. Prices are very competitive. I will be asking her to design some nice curtains for me. I guess I need to set a theme for the condo and stick to it. I wonder which sells better; the modern look, the oriental look or the old fashion look like the Melaka Nyonya? :cool:

[sugar]

Henry Butcher? hmm do they have website? I wonder if it is the same one Alvin was talking about...

how much you budgeted for renovation? I dont want to spend too much on it...

for interior design, I think I will go for the modern, clean, minimalist / simplicistic approach.

[CS Chua]

Conservative budget will be RM20K. But it should be around RM30K for a fully furnished unit. That will depend on the tenant, the price he/she is willing to pay and the period tenanted. No point renting it out for 12 months only if initial investment is high.

Basic items will be:

1. Wiring (additional power and lighting points and air-con)
2. Tracks and curtains
3. Built ins and kitchen cabinets
4. Grills
5. Lightings
6. Fans
7. Air-cons
8. Kitchen hoods
9. Heaters
10. Bathroom fittings
11. Bed room sets

Optional items:

1. Dining table
2. Living hall set
3. Fridge
4. Oven
5. Washing machine and dryer
6. TV cabinets
7. TV

What do you think?

[CS Chua]

OK, visited the site office and their official reply for handover date is April 2008. However it could be March, depending on the speed of the approval from the local authorities.

[sugar]

That's a pretty complete list for renovation *thumbs up*
I am getting my friend to quote me on the renovation still. hopefully it wont be too hefty :D

furniture wise, i might not get built-ins. maybe ikea stuff or get all of them from a furniture shop to bargain a better deal.

as for electronic appliances, I am considering middle-range products. still a bit scare the tenants will run away with it kua... haha...

Mar08/Apr08?! Great! Cant wait... :p

[online12793]

Built in is good as it makes your place looks bigger,
so easier to rent out.

[CS Chua]

Built-ins does not have to be customised like the olden days by a carpenter. Nowadays, they have modular units which are pretty good and cheap. It does not necessary look cheap too. The important thing are the hinges. Make sure they use high quality hinges and these modular units will be OK.

[ngf126]

hi cs chua, looks like your sis-in-law will have another potential client. i am selling my unit in block A (A-12A-10, 800sf) facing swimming pool. will consider any offer above 20%. moving down to jb after cny, have my own apartment in s'pore.

[sugar]

Last time, first time buyer will be penalized (by paying higher tax) if sell off the house within 5 years. I was told by my friend it has been scrapped recently. is that true?

and, can withdraw money from EPF for renovation?

[CS Chua]

hi cs chua, looks like your sis-in-law will have another potential client. i am selling my unit in block A (A-12A-10, 800sf) facing swimming pool. will consider any offer above 20%. moving down to jb after cny, have my own apartment in s'pore.
OK, PM me nearer to the date and I will give you her h/p number.

[tllau]

Hi, anyone selling? Would like to view units week Jan 28th-31st if possible. Pls PM or SMS me at 012-3796131. Thanks!!
ps - yes it is a chore to manage the unit. so get someone to help or be ready to get your hands dirty. alternatively, offload it.

[wayne]

Hey everyone, I've decided to sell my tiaraville unit. It is on the podium level - same level as the swimming pool. It is a freehold 880sq.ft - 3 bedrms with a garden - 320sq.ft which makes it a total of 1200 sq.ft. It is facing federal/golf course view and comes with one carpark. The selling price is RM365,000. Anyone interested, pls indicate interest at wayne890210@yahoo.com. I've just checked with the developers, handing over of keys would be in May'08.

[CS Chua]

Hope you find a buyer. For me, I am keeping it as the location is good. I am sure it will withstand the coming economic slow down. This is when the boys are separated from the men. When the economy rebounded, it will be hard to buy back at that price. Just my thought.

[CS Chua]

Anyone has news of the hand over date? I received the notice of the final payment paid. It will be soon. I cannot wait to sleep there while waiting for a tenant. No point leaving it empty. Might as well enjoy the swimming pool.

[Kenneth20]

Hooray!! Can't wait to move in!!

Can we withdraw EPF to buy furnitures??

[sugar]

I called the bank this morning and I was told that on 28 Feb 08 the bank just paid off an invoice from the developer. Judging from the remaining amount, there seems to be another final payment pending on the invoice from the developer.

And I called Titijaya to enquire about the handover date. They asked me to call again on 1st April 08 to check again. From then it will be another 2-3 weeks before they are ready for the handover.

I was told that you could only withdraw EPF to pay downpayment, not renovation?

[CS Chua]

If I am not mistaken, the final payment is the 5% hold-back fees, in the event the developer does not make good his promises to repair all defects.

End April or May is a good time to hand over. If the government raise the petrol price, there will be more demand for properties near transportation hub like Tiaraville.

BTW, the project between etiara and Carrefour seems to be coming up very very fast. At this rate, they will be completed mid-year 2009!!

[ngf126]

OK, PM me nearer to the date and I will give you her h/p number.

interest buyer can also contact me direct: ngf126@yahoo.com.my or 012-7859961

[ngf126]

my unit Block A (A-12A-10, 800sf) facing swimming pool. interested buyer please contact me: ngf126@yahoo.com.sg / 012-785 9961

[besitai2007]

Thanks Peter,Patrick & Chua..
any other advise?

I heard Titijaya is quite reputable. The condo quality I guess should be ok. Looks good.

But, I saw in the archieve, Patrick got a point there & is this common? I am a first time buyer:-
----------------------------------------------------------------------
Originally Posted by sirxl
Hi

I am looking for fellow owners of E-tiara Service Apartment next to Carrefour Subang Jaya.

I just got a letter requesting me to pay
1. water deposit
2. electricity deposit
3. quit rent for 2004/2005
4. assessment for 2004/2005

It's weird. How come I need to pay quit rent and
assessment...

I thought the developer will absorb it during the construction period ?

Any ideas
--------------------------------------------------------------

Thanks
These payments are part and parcel of the cost of acquiring your apartment. When I bought my e-Tiara apartment I had to pay all these items you listed as part of the progress payments. There is another payment they will require you to pay in advance, i.e. one year's management fees. The water and electricity rates are also higher. Astro access is also shared. After you sign up for Astro, an Astro's contractor will connect you - and that is when you get problems. You get "Services Unavailable" problems and access to only some channels. In my apartment they had to change the main controller several times. Hopefully the Tiaraville apartments are better.
My apartment is OK in terms of quality. Main problem is that the place is occupied by foreign students who abuse the facilities and cause a myriad of problems:
1. Damaging the card access sensor in the lifts;
2. Bringing in shopping carts from Carrefore and leaving them in the lifts and corridors;
3. Hogging squash courts with their friends (I waited all afternoon yesterday to play but a group of about 8 students were playing and changing opponents
throughout the afternoon);
4. Damaging gym equipment - like the exercise machine, by being too vigorous in their workouts and damaging the cable;
5. Oh yes, yesterday a group of African students on my floor were having some kind of party with loud music and shouting at the top of their voices during the whole afternoon. I had to close the windows (the windows are quite good actually - drown out all the noise including the construction noise from Subang Avenue project next door).
6. Male and female students staying together - saw a boy and girl sharing an apartment close to mine. Are they married? I guess nobody checks on foreigners but they check unnecessarily on locals only.
7. Smoking in the lifts and corridors and tripping off the smoke sensors. They also unroll the fire hoses (just for fun?).Alarm was ringing all afternoon yesterday.
8. Hogging the pool area when they have group swimming sessions.

Honestly, students should not be staying in apartments as they do not know how to take care of facilities or be considerate to other residents.

[sugar]

I checked with an estate agency who deals a lot with e-tiara's lettings and sellings. She agrees that it is easier to rent the units out to student, in particularly, the Saudi Arabian and African, coz they can afford higher price. Hence landlords are willing to let out the unit to them.

I agree that if there are too many students occupying the apartment, it will downgrade the overall property value and image, like what happened to the kelana jaya puteri condo many years ago. But there are many big college universities in the area (sunway, taylor, metropolitan, inti), it is only natural to have so many student tenants.

Unlike mont kiara, the area is occupied mostly by professional expatriates.

But I dont think we can do anything to 'restrict' the quality of the tenant, can we?

Hence after some thought, I am only putting minimal investment for renovation and utilities - so I wont be so 'heartache' later.

[darkknight]

hey, just wondering

how much is the rental for a studio apartment in e tiara and tiaraville. how big is it?

when is tiaraville going to be rented out?

[CS Chua]

I received unsolicited invitations from real estate agents offering to rent my unit out. I guess handover of keys are pretty soon. That is when the units are ready to be rented out. Some sooner than later. For me I prefer to do some furnishing to attract the right kind of tenants like aircons and built-ins. If it is for students, I guess they are not necessary but students are not the best of tenants.

[darkknight]

how much do you think the studios will be rented out for?

[CS Chua]

If you ask me, etiara is the benchmark but it should be higher than etiara. A number of partially furnished units in etiara are tenanted for around RM2,500.00. I know a chap who tenanted his 2-room unit for RM2,800 - unfurnished!! Lucky chap.

It is all about lifestyles and convenience. A couple can rent a single storey for RM900 but that is your normal everyday Joe (like most of us.) For an unfurnished studio unit at RM1200 - RM1500, they have all the facilities that Tiaraville offers, high security, convenience (transport and shopping) plus a lifestyle that comes along with it.

What would a person pay RM300K for a BMW when a Saga can do a similar job i.e. transporting you from A to B? The BMW makes a statement about the driver. Likewise, Tiaraville makes a statement about its tenants. They are financially good, they want to enjoy life and can afford it, they want convenience and security and are willing to pay for it. In short, they have arrived!

[sugar]

I called NPO today asking for the handover date and I was told that it should be around end April.
About 2 weeks later they will be ready to post out the notification letter for the handover date.
:D

[CS Chua]

Well, I called them and they said it is safer to expect May!! I guess as long as they deliver it before the 3 years, all of us should be happy.

I asked the counter at the site about possible rental rates and the lady said for a partially furnished 900 sf unit, it will be about RM2,500.00 That is more than I expected when I first bought my unit. I hope it is true as it will offset the installments, the maintenance fees and have some left overs for shopping every month. :D

[CS Chua]

I called the NPO office and was given to understand that vacant possession will take place without the CF. The CF may be given weeks or a couple of months later by the authorities.

I am puzzled by this move as what good will it do me to have the unit but unable to live or renovate the unit until the CF is given? Or are they giving temporary CF? If there is no temporary CF, I will refuse to take the keys.

[stanleywkh]

To all owners,

I am sure most owners would have now received many unsolicited calls from agents either to sell or rent out their units. I myself have received no less than 8 different agents. Can some of the owners here let me know what has been the price offered to them.

So far the more reputable real estate agencies have quoted me prices of above RM300K. The agents from the smaller and less known real estate companies had quoted me prices from 250K to 270K ( Offers from 3 agents ).

My unit is 800 sq ft and bought about RM230K. Legal fee was abt 5K. I took a loan of 87.5% and interest payment so far should be about 15K. Total up is RM250K. If I were to sell my unit I will need to pay agent commission abt 6K and penalty of 5K for termination of bank loan. To sum it all up my breakeven point is around 260K.

The agent who offered me 250K was bluntly told by me that after risking this investment for 3 years in case it may be abandoned or late delivery i am now being offered a loss making price to my investment. I even counter offered her that if she can find a seller selling for 250K I am willing to buy another unit.

To all owners can you enlighten me on what sort of prices that have been offered for your Tiaraville units. Thank you.

[ngf126]

dear all,

my unit is 800sf (corner unit, face poolside), am selling as moving to JB next week. agents hinting price +-myr270K, info them will consider any offer >myr270K net i.e w/o paying the 2% agent commission.

please you check out: www.iproperty.com.my under sandy lim's properties and you will see some interesting numbers on e-tiara/tiaraville

[Couch Hero]

My dad has 2 Tiaraville units.

For the 800sq ft unit, the price quoted by most agents is RM260k or RM270k.

For the 500sq ft unit, the price quoted by most agents is RM190k.

My family has a good and trustworthy real estate agent that we have used for years, and he just confirmed that RM265k for a 800sq ft and RM190k for a 500 sq ft is considered the fair and sale-able asking price :)

[CS Chua]

Looks like there are a lot of speculators in this project. Buying to sell and not to keep for long. I hope you guys get the price you want. When more units are owner occupied or kept for long tern investment, Tiaraville will fly. But right now, with so many people exiting, the price will be dampened. If I am you, I will hold until the LRT project is announced or completed.

[Kenneth20]

Hey dudes, look around you..we have Empire, Jana towers, Subang Residency....TiaraVille will be even more expensive down the road....so why risking your prized investment by selling now??? Those who approaching u to let go sees the BIGGER picture my friends...

by 2010-2011, our units will soar high...

so don't sell.........


-kind advise

[JSnuka]

When there are lots of projects nearby, when thousands of units are coming up in the next few years, that means there will be fierce competition. Hence, prices and rental will be depressed. So how can prices soar :rolleyes:

And let's not forget:
- the political uncertainty
- the economic uncertainty
- the first phase, e-tiara, has become a haven for Arab and African students (not exactly the most desirable "expats" :D )
- the uncertainty whether there will even be a LRT station in SS16
- apartment prices tend to be stagnant after a couple of years

It's okay to be hopeful, but let's be realistic a little?

As someone who has been investing in real estate since 1997, I have this advice to offer to Tiaraville owners: Sell and get out while you still can.

[CS Chua]

Using your reasoning, I guess, Mt Kiara and Sri Hartamas would have dropped their prices long ago. But they did not. Neither did Bangsar where many units were developed. Every unit was bought and many made money. Why? In fact if you launch a reasonably price project in Mt Kiara now, people will still buy in spite of the fact that there are thousands of units there. So your reasoning that nearby projects will hurt Tiaraville does not hold water.

If you are look at those projects you will see that not every project is like Tiaraville. The Empire 4 projects/towers are not entirely residential. It includes offices too. Jana Tower is too far away to be a viable competitor. I do not think any residents there will want to walk to the KTM station. SR targets different customers even though some are families too but their units are so near to the Federal Highway they will come to realise the noise factors (trust me on this.)

In fact having all these projects contribute to the vibrancy of the area and will attract upper middle income people. Birds of the same feather does flock together. That is why Mt Kiara and others are successful. People tend to stick with their own kind.

I do agree with your other factors like political, coming recession etc which can cause a temporary stagnation. However, all property owners face the same thing. If you cannot afford to hold, then sell. But sell because of your inability to hold. Not because it is an unworthy investment. There is potential in this area once the economy comes bouncing back and by that time, you will have to pay a premium to buy back in. That is my take.

BTW, there are other foreigners in e-tiara too like the Korean and Japanese.

[JSnuka]

If I give my full analysis, it'll be as long as a thesis. So I'm keep it simple.

About Bangsar and Mont Kiara, do you know that until recently, the supply of new units are very limited? That's what kept the price and returns high.

In Mont Kiara, for many years, there is only one main developer there, and Sunrise Bhd only develop one project at a time. The developer's work quality, customer service and maintainence are first-rate.

But lately, every other developer is jumping into the Mont Kiara bandwagon. And according to my friends who own Mont Kiara units, the strain is begining to show. Rentals have been going down, expats are leaving the older condos for the newer ones, units are left empty for long periods. So the owners are hurting ...

And the common comment among serious investors about Subang/USJ is that:
- the apartments are more expensive than landed property (you won't find that in Mont kiara/Bangsar)
- the returns and capital appreciation for apartments are poor

I know there are a few First World foreigners in e-tiara. I have a Singaporean friend there - and she is cursing that she has noisy students for neighbours :)

[JSnuka]

If Tiaraville owners want to protect the value of their investments, the things to do is:
- pay your maintainence fees, something many Malaysians fail to do.
- do not rent to students, particularly foreigners from Third World countries.

Base investment decisions on facts. IMHO, the chances of Subang SS16 becoming the next Mont Kiara/Hartamas/Bukit Bintang is the same as the chances of winning lottery jackpot. But then, people still buy lottery.

In the interests of transparency, I have to say I am vested in Bangsar, used to own properties in Mont Kiara and used to work for a Mont Kiara developer.

[tokkok]

[correction in order]
Actually, e.Tiara now consists of Englishmen, Arabs, Africans, Japanese, Koreans, local Malay, local Chinese, local Indian and students from other countries (cannot identify the language ~ but sure it's Asian language).

:p

[tokkok]

Using your reasoning, I guess, Mt Kiara and Sri Hartamas would have dropped their prices long ago. But they did not. Neither did Bangsar where many units were developed. Every unit was bought and many made money. Why? In fact if you launch a reasonably price project in Mt Kiara now, people will still buy in spite of the fact that there are thousands of units there. So your reasoning that nearby projects will hurt Tiaraville does not hold water.

If you are look at those projects you will see that not every project is like Tiaraville. The Empire 4 projects/towers are not entirely residential. It includes offices too. Jana Tower is too far away to be a viable competitor. I do not think any residents there will want to walk to the KTM station. SR targets different customers even though some are families too but their units are so near to the Federal Highway they will come to realise the noise factors (trust me on this.)

In fact having all these projects contribute to the vibrancy of the area and will attract upper middle income people. Birds of the same feather does flock together. That is why Mt Kiara and others are successful. People tend to stick with their own kind.

I do agree with your other factors like political, coming recession etc which can cause a temporary stagnation. However, all property owners face the same thing. If you cannot afford to hold, then sell. But sell because of your inability to hold. Not because it is an unworthy investment. There is potential in this area once the economy comes bouncing back and by that time, you will have to pay a premium to buy back in. That is my take.

BTW, there are other foreigners in e-tiara too like the Korean and Japanese.
Interesting thoughts on SR, was eyeing this project during the launch. IMHO, not every units will be affected by FH noise ~ only those facing the general area would.

[CS Chua]

There will be challenging time for the SS16 area. No doubt about that. However if you look at properties near transportation hubs around the world, they have always command good premium. Singapore, Melbourne, London etc are good examples. When my nephew was looking to buy a HDB flat in Singapore, he found out that any unit within a 10 minute walk from a MRT station costs 20% more than those further away. In the end, he paid the 20% premium and bought one near the MRT and is very happy with it.

Tiaraville fulfills the 3 location factors which are often espoused by property investors to be the most important guidelines. Combine that with their proximity to the transportation hubs, Tiaraville has great potential if one is willing to hold on.

There were many prophets of doom for e-tiara too but now, everybody is quiet. I wonder where they are now? Probably kicking their ass for not buying a unit. Those who sold made 30% + profit. And those who are renting out are making more than 10% return now. If that is no good, what else is good?

The greatest threat is not the students. It is the political uncertainty and the coming economic slow down. Many are exiting because of these 2 factors. Well, I can understand that being an investor.

[CS Chua]

Interesting thoughts on SR, was eyeing this project during the launch. IMHO, not every units will be affected by FH noise ~ only those facing the general area would.
I read in their forum that many units are facing the FH. I have heard for myself the noise level in Singapore, along Kesas Highway etc even at the 20th floor. Even though Tiaraville's units are much further away from FH, I still chose one facing SS15.

However, the noise level is easily taken care of. Just change to double-glass windows and it will be canceled out. But they are expensive.

[tokkok]

There were many prophets of doom for e-tiara too but now, everybody is quiet. I wonder where they are now? Probably kicking their ass for not buying a unit. Those who sold made 30% + profit. And those who are renting out are making more than 10% return now. If that is no good, what else is good?


I agree but I have to ask this for curiousity sake: If they're making good profit, then the e-Tiara occupancy should be 80% or more. However if you noticed at night, only about 50% of the units are occupied (from the lights).

Is it due to some units having defects that they couldn't sell/rent out? Or no buyers due to the rising cost?

[JSnuka]

I agree with tokkok about the lights. When I passed by e-tiara at night, I always noted that, many units seem unoccupied.

If you have access to actual transacted prices for e-tiara (like I do, via a paid service my company subscribes to), you will know that most e-tiara units sold in the subsale market are sold at 10%-20% above developer price. 30% is the rare exception, not the norm.

I heard some overpriced units still can't find buyers, even after a year.

As for the 10% return on investment (ROI) claim, even real estate agents claim only 7% ROI for e-tiara. I hope you remember to deduct the loan interest, maintainence fees and misc expenses from the rent when you calculate the ROI?

Bear in mind that e-tiara, since it is the first SS16 project to be completed, has first mover advantage and is always supposed to outperform Tiaraville.

But even e-tiara is not doing as well as some people with vested interests are trying to make us believe.

Wait a few more years and you'll see the damage that students can do.


There were many prophets of doom for e-tiara too but now, everybody is quiet. I wonder where they are now? Probably kicking their ass for not buying a unit. Those who sold made 30% + profit. And those who are renting out are making more than 10% return now. If that is no good, what else is good?

[JSnuka]

You paint "the best case scenario". Remember, our economy has flawed fundamentals and is ridded by corruption and inefficiency. And our oil is running out. When the day of reckoning comes, Malaysia could go into a multi-year recession, like Japan, where real estate prices plunged by 80%. If that happens, Tiaraville owners who sell now will be the ones having the last laugh.

A couple of articles worth reading:

Billionaire investor George Soros said the world is facing the worst financial crisis in half a century. "The situation is much more serious than any other financial crisis since the end of World War II," he said.

http://www.reuters.com/article/bondsNews/idUSL215828320080122

Singapore-based GIC, a sovereign wealth fund, said recently that the recession is likely to assume global preposition and may turn out to be longer, deeper and wider than any recession we have experienced in the past 30 years. The previous two recessions were shorter than the duration of 10 months for most other recessions in the post-war period.

http://www.theedgedaily.com/cms/content.jsp?id=com.tms.cms.article.Article_6eecfe5a-cb73c03a-c1186f00-c92068a6

I do agree with your other factors like political, coming recession etc which can cause a temporary stagnation. However, all property owners face the same thing. If you cannot afford to hold, then sell. But sell because of your inability to hold. Not because it is an unworthy investment. There is potential in this area once the economy comes bouncing back and by that time, you will have to pay a premium to buy back in. That is my take.

[CS Chua]

I agree but I have to ask this for curiousity sake: If they're making good profit, then the e-Tiara occupancy should be 80% or more. However if you noticed at night, only about 50% of the units are occupied (from the lights).

Is it due to some units having defects that they couldn't sell/rent out? Or no buyers due to the rising cost?
Actually I asked the same thing and they said it is 80% occupied. I guess not everybody is home all the time. I am not sure about the other 20%. I had a house in Puchong in a new phase and 2 years after handling of keys, less than 50% of the houses were occupied. I guess everything needs time.

[CS Chua]

I guess we will just have to wait and see whether this global meltdown will happen. If it does, it is better to be in Malaysia than in Indonesia or Thailand. We have oil, commodities and 3 million foreign workers. Kick out 2 million foreign workers and all Malaysians will have jobs! Full employment!

Anyhow, I am prepared for a meltdown. I will move into Tiaraville and enjoy it myself. :D Sometimes we have to pamper ourselves.

[sugar]

JSnuka, according to your analysis, everybody should get out of property ladder now?! or we all shouldnt invest in property because of all the factors you listed? In that case nobody should ever make any move - since when the external environment factors were ever predictable?

Thanks for your advise but I am totally confident with my investment. I guess we dont have to repeat what we have analysed and shared in the previous 20 pages of this thread.

Cheers.

[CS Chua]

Property investment is for the long term. It is not for the faint-hearted. Speculators are always worried about this and that because they stretched their margin thin. If you are a long term investor and bought based on fundamentals, then, you have nothing to fear. Recession or no recession, the fundamentals do not change (Warren Buffet.) In a choice location, the downside is limited to, say, 20% maximum. It is those in bad location that suffered 50% or more.

Moreover construction costs have spiraled upwards. Some say 20 - 30% more. Tiaraville is lucky because they finished it before the costs went up. I cannot say the same for the other projects as they now have to bear the additional costs. New projects will likely quote minimum RM350 psf. Tiaraville was RM288 psf. SR was slightly above RM300 psf (if my memory serves me well.) However the sub-sale is much higher. KL Sentral was around RM600-650 psf and KLCC area is now well known (RM1000 - RM3000 psf.) BTW, KL Sentral is only 25 minutes away by commuter train.

Using the bullet train logic of bringing balance to 2 property zones when it is connected (YTL says Singapore properties are 700% higher than KL's and KL's properties will appreciate substantially once connected - using the London-Paris project as an example) the SS16 area should be around 20-30% cheaper than KL Sentral - which shows room for appreciation.

I guess, speculators should get out now. Leave the units to long term investors. Come back and visit us in 10 years time. We can laugh together then. :)

[JSnuka]

Sugar, what I am saying is that people who speculated on the wrong place and at the wrong price are on shaky grounds now.

Subang/USJ has the third greatest number of upcoming apartment units in the Klang Valley, after KLCC area and Mont Kiara. Competition for tenants and buyers are going to be bloody.

Certain projects in certain parts of PJ and downtown KL are still worth investing in (do your homework if you want to know which ones). Some because it is the only new project in an established area, hence facing little competition. Others because they are quality apartments that are priced considerably less than their competitors.

Heard of Red Ocean and Blue Ocean? It applies to real estate investment too :D

[CS Chua]

This is a good link to another thread about property after the GE2008. As usual, there are diverse opinion.

http://www.realestate.net.my/forum/viewtopic.php?t=20056&sid=534dbc1f96cbb3b7296988bcab45f642

[sugar]

JSnuka, oh 'very true'. I wonder how your advice had actually helped us? If we all took your advice as golden, I need to sell it off like NOW! but nobody would buy it BECAUSE OF WHAT YOU SAID??!?!

haha... yo mate, again, thanks but no thanks. Blue ocean red ocean, there are storm and there are peace. one's poison is another's antidote. thanks for sharing.

[CS Chua]

"Subang/USJ has the third greatest number of upcoming apartment units in the Klang Valley, after KLCC area and Mont Kiara. Competition for tenants and buyers are going to be bloody."

Regarding competition, I decided to visit the Empire project which is side by side SR. Actually there are 3 projects lumped into one huge building plan. Firstly there is the hotel on one side and an office tower block on the other side. The SOHO is in the middle which has 240 units. They were all sold within 3 months, so I was told (wish I was around when they launched that.)

The SOHO cater to a different group of tenants and moreover they only have 240 units. The hotel and the office tower block will bring in business and provide another source of tenants for everybody. So, as far as competition goes, Empire is the least of our worries, if there is one.

I visited e-tiara and was kindly told that all units are rental out. Those that are empty seems to be like second-homes for investors. Taylor College tenanted 40-45 units for their foreign students. They even provide buses for the students. Currently they are considering Tiaraville for their foreign students. The plus point is, the rental is assured for 2 years as the contract is with the college. Minus point is, the rate is slightly lower than market rate.

[JSnuka]

Besides Empire Subang (what a name!), there's Subang Avenue, and Saujana Residency. And within a few kilometres of the area there is Menara Rajawali, Subang Soho, Jana Towers, Westend Studios, Impian Meridian, Park Residencies, Suriamas and the massive South Quay. USJ 1 Avenue, Casa Subang, and Rythmn Avenue has just been completed. A few projects are still on the drawing board.

All are medium and medium-high cost projects targeting 1. students, 2. the rather limited supply of senior local executives (who somehow, against all logic, prefer to pay a four-figure rent rather than buy their own place) and 3. the very few expats in an area that is not an expat favourite.

There is no such thing as targeting a different group of tenants - Saujana Residency will have a higher percentage of local executives, expats and owner-occupiers, Empire will have more people who work from home - but all the projects above will draw their tenants from these three main groups.

Like I said, the fight for buyers and tenants is going to be bloody.

Yes, about a quarter of all e-tiara units has been leased by a college for use as a student hostel. And the rental is RM1200 for a 2r 2b unit - hardly fantastic, hardly "10% yields".

If Tiaraville is coverted into a student hostel too, it'll have great difficulty attracting the so-called "upper-middle class people".

[CS Chua]

I certainly do not want to rent my unit to a college and hence I rejected the invitation. Anyway they are not interested in my unit when they find out that it is more classy than usual. They want the usual units on lower floors.

Those projects that you mentioned cannot be used to compare to SS16. You have to compare apples with apples otherwise by extension, using your apples and oranges comparison, I can use it to justify my argument too. But I will not.

Being an investor yourself, you are aware of the 3 location factors. The SS16 area fulfills the 3rd location factor due to its proximity to mass transportation, shopping, education, conveniences, medical facility, park and easy/fast access to FH. Those projects you named may have some of these factors but definitely not all of these factors. If 10 is the best, SS16 will score 10 whereas the others like Rythmn Avenue and USJ 1 Avenue will score below 5 (in my book.) You should only confine your examples to SS16 area as the KTM station and proximity to the FH are the key factors. Wait till the petrol price hit US$200 per barrel and you will see the wisdom of living near the transportation hub and these conveniences.

BTW, I notice that most people who criticize these projects seem to have an axe to grind for no reason. I mean, are you a buyer of these units? If no, why is Tiaraville of interest to you and the other prophets of doom? I read other forums like SR's (which is very interesting and encouraging) and many others and I do not see non-buyers attacking their purchases or casting negative comments. Only e-tiara and Tiaraville seem to attract lots of negative sentiments from non-purchasers. I wonder why?

I wonder it is because they are responding unconsciously to an anger inside them. They are angry and upset because they did not get to buy a unit in e-tiara and Tiaraville. So, they are lashing out like jilted lovers. :D Sorry, just cannot resists the quack psychiatrist in me. :)

[JSnuka]

Oh, yeah. SS16's location is slightly better than say, USJ1 but SS16 also has some seriously bad points:

- Dust and dirt and noise pollution due to proximity to the very busy Federal Highway, flyover and KTM

- High tension electrical wires.

It doesn't matter in which block or how high your unit is, it's still too close.

Let's use logic a bit. If the tenants can afford a four-figure rent, high oil prices won't bother them much. It's the lower income people who will suffer. And most affluent people, particularly the women, do not like to be squeezed inside a train with sweaty blue-collar workers and the occasional pervert during rush hour.

Almost all the projects I've listed are close to "shopping, education, conveniences, medical facilities" and they highlighted the proximity in their marketing campaigns. So what makes SS16 so special? How many times can a person shop a month? How many times do they need to go to hospital?

In terms of contemporary design and living concept, I like Saujana Residency and USJ1 Avenue much better.

As an experienced investor and someone who is not vested in Tiaraville, I am able to provide a more objective and balanced view of things.


Btw you obviously haven't rennovated and furnished your unit. So, how is your unit more classy than others?

About "they want the usual units on lower floors" - you are wrong. There are college hostels located on high floors. For example, in Sunway. A college will take whichever floors where most or all the owners agree to lease to them at their asking rate.

[tokkok]

Any updates on the delivery of the keys and CF for Tiaraville? Thought everyone would received their keys by end of April at least.

[Nick2525]

l am still waiting for the keys. Anyone receive notice from NPO?

[Kenneth20]

JSsuka is just so scared after GE2008...

Jangan takut la bro, everything will be alright....

U need a paradigm shift..

as the ole' saying goes, "nothing is new under the sun"...i.e. u still need to breathe, eat, ****...

cheers

[CS Chua]

l am still waiting for the keys. Anyone receive notice from NPO?
I have not. I will drop in tomorrow and have a chat with them.

[ngf126]

spoken to a tiaraville showroom staff last week and she advised there is a slight change of plans i.e instead of releasing the keys (so that we can use this period to check out defects) first, they will now release keys + CF (she is very confident they should get CF within this week) bet 15-31 may.

[CS Chua]

I told the staff there that I will not take the keys without the CF. Even if the 2-week dateline for keys collection expires, it does not matter. As far as I am concerned, the unit is of no use without CF. Handing over vacant possession without CF is their way of avoiding late delivery charges.

[tokkok]

Having deja vu here. i have a relative who bought the unit there and since March, the staffs been promising 'March' --> 'April' and now 'May'. :eek:

Between 15 - 31 May means they can give by the end of the month with no guarantee of CF. By the end of renovation & CF, it would be around 3rd quarter of the year.

[Nick2525]

l have spoken to the lady at head office, until final payment is made plus any outstanding that is due to NPO the keys will only be release to the owners. Seems there are contradicting infor given by the sale office. CF they claim to be ready by mid May.

[CS Chua]

l have spoken to the lady at head office, until final payment is made plus any outstanding that is due to NPO the keys will only be release to the owners. Seems there are contradicting infor given by the sale office. CF they claim to be ready by mid May.
It is standard procedure for all payments to be made before the keys are handed over. This always include 12 month advance payment for the maintenance fees. In the letter to collect the keys, this will be stated to all purchasers. So, the letter to collect the keys will be issued regardless of whether you have or have not paid everything yet. However, they will not hand over the keys until you settle all debts.

[ngf126]

It is standard procedure for all payments to be made before the keys are handed over. This always include 12 month advance payment for the maintenance fees. In the letter to collect the keys, this will be stated to all purchasers. So, the letter to collect the keys will be issued regardless of whether you have or have not paid everything yet. However, they will not hand over the keys until you settle all debts.

ms may/NPO is in charge of tiaraville. i spoke to her yesterday and she confirmed cash buyers should get their keys faster (subject to paying all charges due NPO) vs loan buyers (depending on how fast your bank settles the final drawndown 5%). cs is right, no money no keys, b/down of charges:

1. quit rent 2008 myr 36.11
2. 1st half 2008 assessment 12.90
3. ins (fire & pub liability) premium 116.51
4. service charge 1yr advance (0.0195 X ......sf X 12 mths)
5. sinking fund 1 yr advance (0.025 X .......sf X 12 mths)
6. sewage 152.00

so, let's wait and see.............

[CS Chua]

I visited the sales office and they said they are in the process of sending out the letters. So, be patient. It is coming.

I also went up e-tiara. Most of the units I saw have evidence of people staying. Many pretty students around too. :) A large number of units were re-sold at 30% above the purchase price. However with Tiaraville being completed, e-tiara's prices will now be reduced substantially.

[CS Chua]

Well, I got the letter to collect the keys. Finally.

[smal potato]

hi everyone,
this is Joe, new to this forum..
I'm one of the owner of this Tiaraville condo....
and i just received the big white envelope from NPO today.
basically its the letter to collect debts.
but mine a bit different from "ngf126", any idea why?

1. quit rent RM39.72
2. assessment RM14.19
3. insurance premium 128.16
4. service charge 1yr advance RM2059.20 (what service charge is that? is it maintenance fee? is it normal to collect in one go??)
5. sinking fund RM264
6. sewage 167.20

do we really need to pay for this within 14days? or should we just wait for the CF 1st and pay accordingly?

please advice..
many thanks

(1st time house buyer)

[smal potato]

one more thing though, any idea why Tiaraville Serviced Apartment changed to Casa Tiara Apartmen Berservis??

[Kenneth20]

Yes, u have 2 pay..look back at your S&P, its stated that the 1st year u have to pay in full.

hi everyone,
this is Joe, new to this forum..
I'm one of the owner of this Tiaraville condo....
and i just received the big white envelope from NPO today.
basically its the letter to collect debts.
but mine a bit different from "ngf126", any idea why?

1. quit rent RM39.72
2. assessment RM14.19
3. insurance premium 128.16
4. service charge 1yr advance RM2059.20 (what service charge is that? is it maintenance fee? is it normal to collect in one go??)
5. sinking fund RM264
6. sewage 167.20

do we really need to pay for this within 14days? or should we just wait for the CF 1st and pay accordingly?

please advice..
many thanks

(1st time house buyer)
:cool: :cool:

[CS Chua]

one more thing though, any idea why Tiaraville Serviced Apartment changed to Casa Tiara Apartmen Berservis??
I was wondering about that too. Can a developer do whatever he likes? Seems to me that they have an obligation to the purchasers to keep status quo whatever they advertised. After all, it is we who are owners and staying there. Surely there must be some kind of laws to ensure that owners are consulted before a name can be changed.

[ngf126]

hi everyone,
this is Joe, new to this forum..
I'm one of the owner of this Tiaraville condo....
and i just received the big white envelope from NPO today.
basically its the letter to collect debts.
but mine a bit different from "ngf126", any idea why?

1. quit rent RM39.72
2. assessment RM14.19
3. insurance premium 128.16
4. service charge 1yr advance RM2059.20 (what service charge is that? is it maintenance fee? is it normal to collect in one go??)
5. sinking fund RM264
6. sewage 167.20

do we really need to pay for this within 14days? or should we just wait for the CF 1st and pay accordingly?

please advice..
many thanks

(1st time house buyer)


joe, yours slight higher 'cos(880sf) whilst mine unit only 800sf

[smal potato]

I was wondering about that too. Can a developer do whatever he likes? Seems to me that they have an obligation to the purchasers to keep status quo whatever they advertised. After all, it is we who are owners and staying there. Surely there must be some kind of laws to ensure that owners are consulted before a name can be changed.

Hi, Chua, its seem no one really care about this huh? maybe wait until they changed it to "Ah Kau & Mutu Apartmen Berservis":p
i'm not happy that NPO don't even bother to inform us about the changing name at the very final stage. :mad:
How about those S&P agreement we've signed on? that's for Tiaraville not this Casa Tiara right.

[vindrey]

When we bought it was Tiaraville rite? Thought of not selling my unit initially (still with Tiaraville name in it) but now i have to let it go... They dun even bother to inform us on the name change and also delaying the handing over keys date (verbally agreed 1st quarter of 2008). What's gonna be next?

I really dunno wat's happening to this developer. 1 thing for sure, i am not going to recommend my friends/ relatives on projects build by this developer.

Anyone interested? mine is 953 sf (incl some furniture package), high floor, with balcony, subang view.

Really frustrated and dissapointed!!!

:mad:

[CS Chua]

The first thing we need to do is to form a resident committee to protect our interests. Perhaps we can ask fellow forumers who are committee members of other resident committees to help us organise ourselves. We need to protect ourselves against unreasonable action by the developer.

The first thing on the agenda should be the new name. The second item should be the maintenance fees for the 2nd year. They raised up e-tiara's fees to 30 cents!!! Alamak! They will likely raise up ours' to 30 psf too. That is very unreasonable considering market prices.

[Kenneth20]

dun worry la...Casa Tiara sounds better than Tiaraville..

who cares wat name...but the issue on 30cents, better take action be4 it happens

[smal potato]

Wot!!! 30cents!!! *fainted*
why they always keeping us in the dark.
please form the committee ASAP guys.

[CS Chua]

Can someone take the lead? I am sure there will be support from everybody.

[smal potato]

well, i would suggest CS Chua to be our leader.

[CS Chua]

Well, thanks but I am out of the country more than half the time - seriously. I traveled 2-3 weeks in a month so I will only be an absentee member which is bad. We need someone who works here and are able to give time and energy.

Can someone get the master name list? We can call for a meeting and elect an interim committee. Once it is registered, we can elect a formal committee to represent us.

[Kenneth20]

I will join and support CS Chua

and my unit now, they +2 levels up to my unit...what is happening man?

[vindrey]

i bought the unit at 18th floor but now my address is 20th floor...
wat is going on man?
can i not accept the unit? or can we ask for some rebate...?
called up their office in Klang this am and this is wat they came back to me this afternoon:

1) 1st issue (name changed to Casa Tiara)
they say Tiaraville was rejected by the "government"... so they reapply the name to Casa Tiara.
i thought the name d approved b4 they start selling the units??

2) 2nd issue on the change of floors (+2 levels)
the initial level used during selling was just a reference... they said it in an arrogant way and inform me that other purchasers also affected.

I can't really accept the statement made by them. They promise to call me back today but until now.... still no news..

haiz... really sian with this developer...

[patrick]

i bought the unit at 18th floor but now my address is 20th floor...
wat is going on man?
can i not accept the unit? or can we ask for some rebate...?
called up their office in Klang this am and this is wat they came back to me this afternoon:

1) 1st issue (name changed to Casa Tiara)
they say Tiaraville was rejected by the "government"... so they reapply the name to Casa Tiara.
i thought the name d approved b4 they start selling the units??

2) 2nd issue on the change of floors (+2 levels)
the initial level used during selling was just a reference... they said it in an arrogant way and inform me that other purchasers also affected.

I can't really accept the statement made by them. They promise to call me back today but until now.... still no news..

haiz... really sian with this developer...

It's true. The name can be subjected to change. And also the unit and floor numbering. I have experienced that elsewhere too. If I remember correctly, I was told it was changed by citihall or Post Malaysia. Obviously, there must have been some conflict of names somehow...somewhere....

[CS Chua]

Really? I did not check my address. So, my 17th floor has become 19th floor? What about those guys at 19th floor? They cannot be at the 21st floor because it is only 20 storey high!! There is something very wrong here.

[Kenneth20]

nvm la, +2 value higher ma...

[starrnorth88]

The developer offering their car park again for RM13k. Is it worthwhile to invest in one. I was thinking to buy one and then rent it back to them to rent out. But then if I rent for RM200/- it will take 65 months (more than 5 years) to get money back. Any comments anyone ?

[starrnorth88]

Really? I did not check my address. So, my 17th floor has become 19th floor? What about those guys at 19th floor? They cannot be at the 21st floor because it is only 20 storey high!! There is something very wrong here.

I got no problem with the developer renaming the floors. But maybe those who bought 2nd floor, become 4th floor, or 11th floor become 13th floor -- perhaps they are worry about this.

Other than that, whatever floor should make no different. It is not as if the developer make the building shorter or taller.

as for the change in name, no problem also for me.

[CS Chua]

The developer offering their car park again for RM13k. Is it worthwhile to invest in one. I was thinking to buy one and then rent it back to them to rent out. But then if I rent for RM200/- it will take 65 months (more than 5 years) to get money back. Any comments anyone ?
I do not think you can get RM200 per month for it. Maybe RM50 per month from a tenant. Anyhow, if you are staying, buy another lot. If you are renting, there is no reason to.

[CS Chua]

I called and verified that the units are without CF. So, be informed. You are taking vacant possession which does not have CF yet.

[smal potato]

I will join and support CS Chua

and my unit now, they +2 levels up to my unit...what is happening man?

you serious? that's not really a bad news.
mine is at block A, but no news about the +2 levels up so far :confused:

[smal potato]

I called and verified that the units are without CF. So, be informed. You are taking vacant possession which does not have CF yet.
no CF, does that means we are not allow to carry out any activity with our unit yet. am i right?
so, I will not pay them for now, there's no point paying them before they have obtained the CF. any suggestion?

[CS Chua]

no CF, does that means we are not allow to carry out any activity with our unit yet. am i right?
so, I will not pay them for now, there's no point paying them before they have obtained the CF. any suggestion?
They reasoned that the CF will be issued in a month. So, the purchasers might as well take vacant possession and use the next one month to rectify the defects. They have their point of view too. And yes, until then, we are not to renovate our units. Anyway, we cannot do it until they rectify the defects otherwise they can blame it on our contractors.

[patrick]

The developer offering their car park again for RM13k. Is it worthwhile to invest in one. I was thinking to buy one and then rent it back to them to rent out. But then if I rent for RM200/- it will take 65 months (more than 5 years) to get money back. Any comments anyone ?

Besides dividend yield, you have to consider that such car parks generally will become a rarity once they are all sold out. Then the price will appreciate if there is a demand. My opinion is 13k is not that expensive. A few years ago I already paid 10k for my condo's additional parking lot.

[tingting88]

Hi,
I know i am not supposed to ask this here but i am really interested to get a unit in Tiara Ville. I am currently a Taylor's student and which to either get a unit/room/studio in Tiara Ville. Is anyone renting out his/her unit?Can i know the price range as well?

Mei
hai_friends_@hotmail.com

[CS Chua]

Hi,
I know i am not supposed to ask this here but i am really interested to get a unit in Tiara Ville. I am currently a Taylor's student and which to either get a unit/room/studio in Tiara Ville. Is anyone renting out his/her unit?Can i know the price range as well?

Mei
hai_friends_@hotmail.com
You come to the right forum. There must be at least 600 purchasers ready to rent out their units. :D

[Kenneth20]

Satisfied..

I am satisfied with my unit...

[CS Chua]

Wow, Kenneth20, you have taken the keys! Congratulations! What floor is your unit?

[Nick2525]

Satisfied..

I am satisfied with my unit...
Kenneth20, hmm you are fast......

BTW, anyone knows of any good, reliable, reasonable ceiling plaster contractor ??? l am looking for one once l get my keys...

[Kenneth20]

I am block A, not bad la the place and two floors higher since the parking has incresed 2 levels...positively, our value went higher..

And don't sell your tiaraville or rent out to useless tenants..

that place will worth 1.5x your current value in 4 years time, if wanna know more, PM me..:P

[ngf126]

I am block A, not bad la the place and two floors higher since the parking has incresed 2 levels...positively, our value went higher..

And don't sell your tiaraville or rent out to useless tenants..

that place will worth 1.5x your current value in 4 years time, if wanna know more, PM me..:P

am also blk A (800sf, corner unit, facing pool) two floors higher will be 15? will be selling since i am now in jb, too troublesome to rent out. waiting to get keys, some potential buyers lined up, will consider any offer >myr 270K net.

[CS Chua]

You should try to get 20% profit at least. Quite a number of e-tiara owners make 30% - contrary to what a very negative forumer used to say. I checked with an agent who confirmed that. A number of them are still asking for RM320K and RM330K for their 880 sf unit. All the best to you and hope you get a buyer soon.

[ngf126]

cs, thanks and your advice noted.

[Kenneth20]

Guys, don't sell the area as by 3-4 years time, the area will be very mature and in high demand.

Look around you, saujana residency, empire towers, and the sime uep one beside carrefour. They will all be ready by then, thus making Tiaraville the most affordable yet good in location.

By then, you want to rent, sell, up to you...

If you let go now at 320k for a 800sqfeet, you rugi...

Just my humble opinion.

Rumours of a food complex will be built beside mesiniaga, like asia cafe....greeeatt!!

[CS Chua]

My assessment is based on the current market movement and its potential, barring any political upheavals or economic meltdown:

Areas around KLCC are already accepting RM2000 psf as its bench mark. This will be solidified by end of next year. When that happens, Mt Kiara should breach the RM1000 psf too albeit later. As it is, a lot of non-KLCC projects are in the RM700 psf level already.

Let us look at Suasana Sentral, just 20 minutes away using the KTM commuter train. It was launched at RM370 psf and today it is transacting around RM680 psf. The buyers are laughing all the way to the bank. Many are having a ROI of 13-15% based on their original purchased price. It will not be unsurprising if the KL Sentral area breach the RM1000 psf mark too.

Tiaraville was launched at RM288 psf. I do not know what e-tiara was but the current secondary market price for the smaller e-tiara units is around RM350 psf and above. When you consider that Suasana Sentral is only 20 minutes away and transacting at around RM680 psf, it is hard to believe that Tiaraville will transact at only 50% of its price (RM340). A more decent expectation should be 70% i.e around RM470 psf. By next year, construction cost will be RM350 psf and above. So, RM470 is not far-fetched in the near future.

However, there are a few factors that can party-crash these nice figures:
1. Politics in Malaysia
2. A true global economic meltdown - which has been predicted and anticipated since 2006 but it is already mid-2008 now

On the other hand, a super-inflation crisis may hit us with prices escalating in all items like food, oil, steel, cement etc. What we are seeing now is only the beginning as more and more greedy traders and cartels push up the prices. If sanity do not return, we are in for a super-inflation time. In such a scenario, property is the best hedge against inflation.

Well, this is my take. A layman look.

[AllUrban]

I visited e-tiara and was kindly told that all units are rental out. Those that are empty seems to be like second-homes for investors. Taylor College tenanted 40-45 units for their foreign students. They even provide buses for the students. Currently they are considering Tiaraville for their foreign students. The plus point is, the rental is assured for 2 years as the contract is with the college. Minus point is, the rate is slightly lower than market rate.I have three colleagues living at e-tiara and they have complained about lots of noise from the students as well as poor maintenance, no enforcement of rules, garbage strewn around the corridors etc.

I am really glad I didnt get in there.

But wait, deja vu...my lease at my current apartment is coming to a close and here is Tiara Ville/Casa Tiara coming very close to CF and rental....so, do I go for TiaraVille? Will lighting strike twice or will it be smooth sailing?

To those of you who are property owners and would like to rent and are looking to get income right from the get go, please contact me through pm.

My credentials and my manners are impeccable :D I'd love to have me as a tenant.

Cheers, m

[tingting88]

You come to the right forum. There must be at least 600 purchasers ready to rent out their units. :D

hmm..too bad...everyone seems moving in and satisfied with their units ><!

[vindrey]

:confused: Dear all,

I have received a "notice for delivery of vacant possesisio' from NPO development s b dated 12/05/08.

I need a few clarifications from fellow forum members:

1) My unit is with the furniture packages. Should i make an appointment to inspect the unit before the renovation works on the furniture packages carried out/ after?

2) Once i have paid all the outstanding payments, what else is required to be carried out before getting my keys?

3) how do they carry out the balloting of car parks? Does the owner need to be there during the process?

4) What happens if i do not proceed to pay the outstanding payments within 14days from the date (12/05/08)? Will i still be able to inspect my unit?

To those who have received the keys, how's the facilities in Tiaraville? Better then E- tiara??

Appreciate if you guys could answer my questions... Tqvm. :)

[CS Chua]

I have to say I am very unhappy with this developer. After paying all dues, they refused to hand over the keys. Instead we have to make a 2-week appointment to receive the keys and the inspection at the same time. Technically speaking, they have not hand over vacant possession. How can they say they have hand over vacant possession when they refuse to hand over the keys? It is like buying a car but without the car keys. What kind of developer does that? Only the arrogant and uncaring kind. I called the manager who refused to take my calls and refused to return my calls too. He has no guts to face the customers and wants his staff to do so. But all they can say is "Company's policy." Apparently I am not the only one who complained.

Looks like this is going to be a long bad relationship with this developer. The faster we organize ourselves, the better.

[John.P]

Hello All

I am a newbie but I have been following this forum closely :D I am also a purchaser of Tiaraville Blk B. I have appointment to get keys next week. Chua, stay cool :cool: The current process is best for both developer and buyers. As you know, many have paid cheques to clear their outstanding amounts so the developer needs time to have those cleared. As buyers, it may seem tedious but we kill two birds with one stone.... Get the keys and have it officially inspected at the same time. Otherwise, buyers will dilly dally and may be even accused of tampering the apartment if we got the keys earlier than the inspection.

Actually a more pressing problem is the name change and floor change. Its a legal issue more than anything else. All the documents signed with the lawyers and banks have the original name ie. Tiaraville and the original floor number. So are these documents valid now? Does the developer have to give us a legal notification on their changes? Hence all future documents must highlight new name and floor number changes. Should we as residents take honest legal advice on this? :confused:

[CS Chua]

Good to have a cool head around to cool me down.

I asked about the change of name and apparently it has to do with English. I think the authorities prefer Malay word. In the past, that has been easily taken care of if one is willing to pay more for an English name. I do not know the procedure now. Maybe it cannot be done now or maybe the developer is too cheap to pay for it. As long as they do not feel they are obliged to tell us, we can only guess. Many projects have English names: Empire Soho, One Avenue etc so it is certainly doable.

Anyway, Casa means house so Casa Tiara can mean House of Tiara.

I have no problem with my 17th floor changing to 19th floor and I do not know whether there is any legal implication with the name change. I should think not as the land title is based on the lot number and not the name. If the lot number changed, then, we are in trouble. We can called it by any name but it will not change the title and its lot number (official address.)

[CS Chua]

:confused: Dear all,

I have received a "notice for delivery of vacant possesisio' from NPO development s b dated 12/05/08.

I need a few clarifications from fellow forum members:

1) My unit is with the furniture packages. Should i make an appointment to inspect the unit before the renovation works on the furniture packages carried out/ after?

2) Once i have paid all the outstanding payments, what else is required to be carried out before getting my keys?

3) how do they carry out the balloting of car parks? Does the owner need to be there during the process?

4) What happens if i do not proceed to pay the outstanding payments within 14days from the date (12/05/08)? Will i still be able to inspect my unit?

To those who have received the keys, how's the facilities in Tiaraville? Better then E- tiara??

Appreciate if you guys could answer my questions... Tqvm. :)
Vindrey, let me try to answer as a layman:

1. I did not take the furniture package so I can't say for sure. But it seems to me that the initial inspection should be separate from the furniture.
2. We have to pay RM120 for the 2 security cards.
3. They gave me a box filled with ballots and I put my hand inside it and took out a 3rd floor car park unit. I am glad it is not the lowest basement or the highest. :D So the balloting is right after you make your payment.
4. Yes, you can inspect anytime after you have paid all dues. However as far as they are concerned, the unit has been handled over to you.

Hope it helps.

[vindrey]

undefinedThanks CS Chua

Noted and thanks for yr answers.

Let me tell you my experience with the management office ppl last week.

I went down to the office to pay all the outstanding payments and did the ballotting in e-tiara office. After completion, i was asked to go to the management office to make an appoitnment for my unit viewing. As a first time buyer, i was very excited with the new place and went for a short tour around tiaraville with my wife. As we walk to the shoplots main lobby, we were greeted by this lady from the management office. She was really rude and asked if we had any business dealing with tiaraville. Really not professional at all. What if i were to bring my potential buyer along that day, this will surely make a bad first impression to Casa Tiara/ Tiaraville.

As we were in the office, i was told that since i bought the unit wth furniture packages, i was not allowed to view our unit. The same lady told me that i was not allowed to view my unit as the keys for the furniture packages has already been handed over to the contractor. She even said that the units has already been inspected by them and found "OK" and deemed fit. I was really shock with the answer given by her and my cool head started to become "hot" :mad: . I told her that i am the owner of the said unit and i would want to see if the wall is in good condition before the contractors started installing the cabinet and cupboards.
She hesitated and told me that the keys are no longer with them and i need to talk to the top management. Without second thought, angrily i went to call up NPO Kajang and asked what's really happening with 1) name change 2) +2 level up 3) and unabel to view unit b4 renovation by their contrators.

They quickly responded with item 3) and i was told by them that i have the RIGHT to see it before any renovation works done by them but in the condition that i am not allowed to comment. I agreed and on the spot, they brought me to my unit. (any1 wondered where the **** they got the keys? it was just hanging behind the board in the management office) :rolleyes: .

They brought me to view my location car park on level 3A and also my unit. On the whole finishing is "ok" in my unit. OMG the rooms are really small. Since my unit is with balcony the view was really breath taking..Subang Jaya view. I can imagine when it's at nite...wow!!!.

After that, they brought me to level R to view the facilities... The pools is averagely sized and there is a koi pond with 20 small koi fish in it.
There is also a small fountain.. but not impressive at all. To those with small kids, there is a small playgound too.

As for item 1)... i can still live with it...and 2), pls be advised that we need to write in to the developer rgdg our complaints. They promised that they would respond to it. I will write in for sure since my unit has been changed from 18th to 20th (i bought the floor because of the no 18 or "sat fatt" in cantonese). Hopefully i can submit my complaint letter by this week... and have them propose a method to solve my issue.

I will be inspecing my unit again next month again (with furniture package done) with a contractor friend. I will be asking my friend to assist in inspecting my unit. His experience will surely be an advantage to me. I believe he will be able to carry out some NDT (Non destructive test) to defect prone areas that can't be seen with bare eyes. :cool:

As wat CS Chua proposed, we have to set up a comittee asap.

We as buyers have to unite and show the management and developer who the "boss" really is. If not, Casa Tiara/ Tiaraville will not be able to compete with the othrs development around the area ie SR, SA, JT, and empire soho. We did pay our hard earned money for our units and we will surely want the best out of it.

Tips... No satisfied, just directly complaint to the developer.

[OniYon81]

Hello everyone

I've been following this thread for quite a while because I am interested in purchasing a unit from Tiaraville for my own stay (granted it's expensive to get it now, but the location's great (hospital, shops, extended family is nearby) and with my current job hours and demands, I really value convenience in other areas of my life).

A realty agent offered a unit in block B, 880 sq ft facing the swimming pool for 310k, with one carpark. Is it worth it? I'm kind of torn now because I really love the place, but at the same time, I really don't want to get ripped either.

Thanks for reading btw! I'm glad we have this forum here, it's great to hear honest and unbiased opinions from peers!

[CS Chua]

Vindrey, looks like they gave in when you stood your ground. Good for you. I got nothing and yet have to pay everything first. What a lousy staff. I talked to a knowledgeable industry guy and he commented that it is possible that they are short of staff or are not willing to engage more staff to save money. By right, we should be allowed to view our unit after we have paid. Since there are too few staff, they cannot handle everybody.

What they should have done was to release it block by block. That will help to ease the bottle-neck. But they want the easy way out at customers' expense.

I did call the main office to talk to the manager but the receptionist keep making excuses for him, Mr Yeo. I left my number but no return call either. I do not think he is interested to talk to me.

[CS Chua]

Hello everyone

I've been following this thread for quite a while because I am interested in purchasing a unit from Tiaraville for my own stay (granted it's expensive to get it now, but the location's great (hospital, shops, extended family is nearby) and with my current job hours and demands, I really value convenience in other areas of my life).

A realty agent offered a unit in block B, 880 sq ft facing the swimming pool for 310k, with one carpark. Is it worth it? I'm kind of torn now because I really love the place, but at the same time, I really don't want to get ripped either.

Thanks for reading btw! I'm glad we have this forum here, it's great to hear honest and unbiased opinions from peers!
OniYon81, as an owner, it is hard for me to be neutral. Your proposed purchase is at RM352 psf. The owner bought it around RM288 psf meaning he makes around a gross 20%. After deducting his bank interest, penalty for early sale, legal fees and other expenses, his net profit is substantially lower. If it is 10% net, personally, I will not sell. After all, it took 3 years and he has to bear the risk. I can easily make 10% at KLSE in a good year and this took 3 years. So, it is your call.

However, what I can say is, Tiaraville is a good buy based on its location alone. In real estate, nothing beats location. Moreover, the construction industry expects the construction cost psf to be minimum RM350 next year. So your purchase price is reasonable and within market norm.

[hhng]

When will be the CF approved? I heard it will release on 12 June. Actually i am in urgent looking for 2bedroom unit. Different agent told me different story. Titijaya told me that the 12june only for collection KEY and visit the unit, however grace realty told me that CF release on 12 June. And i will be able to make a move b4 JULY.

[CS Chua]

I got my CF letter recently. All systems go, Houston!! Hurray.

[jefflimwh]

Hi, I'm another owner of Casa Tiara (Tiaraville), C-18-3 (Now C-20-3). 500sf studio unit... I'm also a real estate agent. Hence, "Owner-agent". Don't worry, I won't solicit for clients in this forum.
Unless he/she/they E-mail/Pm/find me.

Okay, here's to my experience, I was unhappy over the treatment I get as I went to the office to "collect" the "Notice of Delivery of Vacant Possession letter" which they claimed having sent to me via registered mail on 12 May which i didn't. The letter asked me to pay up everything by 2 weeks (ie. 26 May) they only can take possession of the unit (ie. the key). That was back in 30 May. In the middle of the process, I was treated rudely throughout the day. From the phone conversation to face to face in the titijaya office.

1 day later, I went to settle everything and was asked to draw lots (parking), I managed to get a 5th flr parking lot. The shocking part is WHY? I mean WHY? We have to pay 1 yr in advance for maintenance fee and sinking fund. And it's not cheap. Again, I received a rude treatment by the management as I asked for the furniture package (why it's not written black and white?). Instead of assuring me, she shouted at me...

Before I leave, I was swarmed by 3-4 Agents (again like thugs), giving me forms (Sales or rental), tried to force me to them despite I telling them "it's for my own stay". Will find out which realty and try to report to MIEA.

I've make an appointment to take the key and inspect the unit on 26 June 2008, anyone want's to follow? Or anyone else collecting their key on that day? Let's go together... The more the merrier...

Anyway, discussed with my dad. Ready to dispose off the studio unit at RM260k. fully furnished, Fed/H'way & Golf view. Disappointed over the "THUG-like attitude" developers. I'll also think twice about doing this place as an agent. Maybe will continue to focus in Kepong/Kota Damansara/Petaling Jaya Condo area.

[vindrey]

hi jefflimwh,

Sad to hear yr bad experience wtht he developer.

I also initially bought 18th flr but my add is 20th floor. Advisable u write in to them and demand an explanation. I am trying to ask them to compensate on this issue.

Did u mean that u suppose to get yr furniture package in the S&P agreement but now they are not gving it to u?

Anyway, word of advise: If they are rude, we can be more rude :D . There's always Consumer Association that we can rely on... or at least we can write up in Subang jaya Echo how this "thug like" developers are treating their purchasers...

Hope you get a buyer soon for yr unit. Have a nice day.

P/S: Since u are also a property agent, any other good recomendations in PJ or Damansara area.

[jefflimwh]

hi jefflimwh,

Sad to hear yr bad experience wtht he developer.

I also initially bought 18th flr but my add is 20th floor. Advisable u write in to them and demand an explanation. I am trying to ask them to compensate on this issue.

Did u mean that u suppose to get yr furniture package in the S&P agreement but now they are not gving it to u?

Anyway, word of advise: If they are rude, we can be more rude :D . There's always Consumer Association that we can rely on... or at least we can write up in Subang jaya Echo how this "thug like" developers are treating their purchasers...

Hope you get a buyer soon for yr unit. Have a nice day.

P/S: Since u are also a property agent, any other good recomendations in PJ or Damansara area.


Nope, At the end, I'm getting my furniture, but have to leave them the key for 3 months. I still can't get over the 1 year maintenence fee advance payment. ALso, the Real Estate agents cari makan there...

Recommendations in PJ/D'sara. Not much, Desa Parkcity is among my favourites. They are sitting on FREEHOLD Land. Also, they will continue to appreciate.

Desa Parkcity's going to have International School in addition to "Mini Shopping mall (JUSCO), landscaped garden, man made lake. Added bonus is 2 layer 24Hrs GURKHA Security.

Also, lots of foreigners attracted by the concept of Desa Parkcity & lots of them are investing there. Especially from Korean, Middle-east and Singaporean.

Unfortunately, I don't cover the area. I cover nearby... Metro Prima.

[Kenneth20]

The 1 year thingy is in your S&P......

[CS Chua]

Hi guys, can you share what you intent to do to your units for rental purpose? I mean, how much are you willing to spend and on what items? For example:

1. How many aircons? The living hall and master bedroom? And the other rooms?
2. Water heaters? Only master bedroom's or both?
3. Built-ins? Kitchen and rooms?
etc etc

[Couch Hero]

Hope this is not the begining of a student invasion of Tiaraville :mad:

http://forum.lowyat.net/topic/713760

They are saying the rent is cheap! Worst, the thread starter apparently received good response to his ads (who are likely students too)

Why why did the owner rent the fully furnished 880sq ft unit to students at only RM2400? IMHO, she got a bad deal.

My family has decided that if we are to rent out our units, it will only be to working professionals (preferably female, since they tend to take care of things better) or families/couples. Even if the rent is lower than what a group of students are willing to pay.

Hope Tiaraville owners will work together to make the apartment an exclusive place, not a student hostel.

[CS Chua]

I inspected my unit recently and I am quite satisfied with it. In fact, we feel like living there, which is good.

Yes, we should discourage students from renting there. Nearby colleges are making inquiries too. The $2,400 seems to be slightly slower as it is rented to students. For a family and a good paymaster, $2,400 is OK. I met another purchaser and they want to rent out their fully furnished 880 sf unit from $2,500 to $2,700

I got a lanai unit with extra built up (1060 sf) so I am wondering how much I should rent it out for.

[hhng]

Currently i had sign with the owner at RM1600 for the 880sqf. Include standard 1 car park, 2 air con, 1 water heater, kitchen cabinet, Grill , and curtain.

[jefflimwh]

Ya ya ya... I agree, NO STUDENTS. I don't want Casa Tiara (tiaraville) to be another "SUNWAY RIDZUAN". Remember sunway ridzuan guys?

You can rent to students If you want, BUT, screen them with the following questions 1st (very useful):

FOR STUDENTS:
1) Name, 2) Which College/Uni? (MONASH will be IDEAL), 3) Nationality, 4) tenure duration, 5) family background (to ensure that they are a good paymaster), 6) smoker/non-smoker.

[jefflimwh]

Ya ya ya... I agree, NO STUDENTS. I don't want Casa Tiara (tiaraville) to be another "SUNWAY RIDZUAN". Remember sunway ridzuan guys?

You can rent to students If you want, BUT, screen them with the following questions 1st (very useful):

FOR STUDENTS:
1) Name, 2) Which College/Uni? (MONASH will be IDEAL), 3) Nationality, 4) tenure duration, 5) family background (to ensure that they are a good paymaster), 6) smoker/non-smoker.

Like to add for students: 7) How many of you will stay in my unit?, 8) Do you mind if I spot check anytime?

FOR NON-STUDENT/OTHERS:
1) Name, 2) wkg as/job?, 3) family (any kids? age?), 4) Company pay or personal, 5) Nationality, 6) Tenure duration (years), 7) Partly or Fully furnished (with what)?

[LinusLMS]

I am a purchaser of Tiaraville. Just wondering - I have made the payment sometime in May but my appointment to collect the keys was scheduled in July. Is this normal ? Appreciate if someone here can answer my query ...

[ngf126]

I am a purchaser of Tiaraville. Just wondering - I have made the payment sometime in May but my appointment to collect the keys was scheduled in July. Is this normal ? Appreciate if someone here can answer my query ...

ya, that's a bit unusual as i paid 02 june and got 24jun. i tried negotiating for half-hour for earlier slot - sori sir, cannot-lah we only have 4-staff & can only handle 16-18 buyers/day!

[LinusLMS]

Unfortunately, I have some specific day to view the house for the very 1st time (u know lah, feng shui mah, must choose a good day) ... so, i have fixed on 01/07/2008 to bview the house ... after that only I can call people to talk abput renovation ...

Appreciate if someone already view the house to give some 'tips' to inspect the house .... :D (anybody willing to offer free advice can contact me at 012-2351433 or reply in this forum)

Hate this developer ... if u dont ask during making payment, they don't inform u the procedure to take the keys ... :mad:

[CS Chua]

This developer makes decision without taking into consideration the interest of the purchasers. So far my contact with them shows that. It is ironical that one has to wait to collect the keys but yet they want the full payment yesterday. Lack of staff is no excuse. Everybody wants to save money but they are saving it at our expense.

After inspection, they will not allow you to keep the keys too. For one month!! They claimed that we may damage our apartment during this one month period!! That is the most idiotic logic ever made. Do they care that this one month is worth RM2,500 in rental to us? I do not think so. So, yes, after paying, and after inspection, they will not give the keys to me. So, be prepared to argue your case. For me, they said I can come to view the apartment anytime and they will give me the keys to go in.

[ngf126]

This developer makes decision without taking into consideration the interest of the purchasers. So far my contact with them shows that. It is ironical that one has to wait to collect the keys but yet they want the full payment yesterday. Lack of staff is no excuse. Everybody wants to save money but they are saving it at our expense.

After inspection, they will not allow you to keep the keys too. For one month!! They claimed that we may damage our apartment during this one month period!! That is the most idiotic logic ever made. Do they care that this one month is worth RM2,500 in rental to us? I do not think so. So, yes, after paying, and after inspection, they will not give the keys to me. So, be prepared to argue your case. For me, they said I can come to view the apartment anytime and they will give me the keys to go in.

although i only collect my keys 24june, my understanding is (after talking to ms anita): collect keys & joint inspection and if no defects identified - they will release the keys else, release after all defects rectified. i hope dun have to go thru the hassle as i have sold my unit & will have the buyer wz me during the joint inspection

since am now residing in jb, decided to sell. as no time to nego, just settled for nett myr279k wz some profits after ---- understand agent sold for bet myr280-283k....for those who hold your units for investment, good luck to you & hope you pick up some good margins - very optimistic as papers recently announced 30% increase in building mtls cost++++

[CS Chua]

Congratulations, ngf126. That was a quick sale.

[canthony]

i'm currently renting a place in ridzuan. and, it's hell in here. better pray that this won't happen to tiaraville.

i bought a place nearby, but i'm urgently looking for the akina studio apartment for me and my gf. we are both working executives, good pay masters. my place wont be ready till mid 2009.

my gf cant stand the security level in ridzuan. i dont think this place is safe for her.

anyone has a floor plan of the studio? looking for semi furnished or even non-furnished.

thanks guys

anthony

[AllUrban]

Dear Friends

As a senior teacher at a local college, I have been asked to create a list of apartments and condos available in the Subang Jaya area.

I am not interested in finding accomodation for students. My colleagues are professional teachers, both Malaysian and from foreign countries.

New staff are arriving regularly but the normal intake is at the end of June and December.

If you are interested in having your condo rented out to professional teachers rather than students, with potential for longer terms (or transfer to other teachers), please send me a private message asap so I can add your place to the list.

New staff are arriving this week.

Cheers, m

[CS Chua]

Allurban, I have PM you.

My unit is at 19th floor and is slightly more than 1000 sf as the lanai was closed up so the hall is extended by another 7 feet. It is a 3 + 1 room unit. It is facing the SS15 area and has a partial view of the Subang Ria park. The unit will come with:

1. 3 air cons (2 rooms and living hall)
2. Master bedroom ward robe
3. Kitchen cabinet
4. 2 water heaters
5. Curtains
6. Washing machine
7. Grills and lightings.

The rest will depend on rental offered. The unit is available 1st August. For details, PM me or email me at majestic_forest@yahoo.co.uk

[canthony]

i'm currently renting a place in ridzuan. and, it's hell in here. better pray that this won't happen to tiaraville.

i bought a place nearby, but i'm urgently looking for the akina studio apartment for me and my gf. we are both working executives, good pay masters. my place wont be ready till mid 2009.

my gf cant stand the security level in ridzuan. i dont think this place is safe for her.

anyone has a floor plan of the studio? looking for semi furnished or even non-furnished.

thanks guys

anthony

so, is there anyone who wants/or who knows someone who owns a 1 room unit in TIARA VILLE renting out to working couples? please sms me or call me at 012 392 36 84. serious tenant.

thanks

cheers

[canthony]

hi guys...

do the units come with air con by the developer? what else is included in the S&P?

[tingting88]

I am urgently wanting a room in tiara ville!Or anyone interested in sharing one?
Please contact me.
0126355283
Mei
Thanks

[sugar]

I have Studio unit to let, 18th floor with balcony, 500sf, pool view.

Will furnish the unit - just let me know what you need and we'll negotiate the rental.

Will collect key on 1st July. Father's an expert in renovation, good family friends own furniture shop, a relative can do all the electricity wiring, friend works in consumer electronic company - so things can be done very quickly ;P

Prefer to rent it out to working professional.

email me at chris_csc@yahoo.com

[canthony]

hi chris,

my gf and i are looking for a service apartment, semi furnished. we just need air con, fridge, water heater n washing machine. as for thee rest of the furniture, we already have them. we are both working executives, and never missed rental payment. currently, we also engaged with cleaning services weekly at our rented condo.

should the condition fits your terms, can we proceed with rental negotiation? we need two months notice on ourside before moving in.

hope to hear from u soon

Cheers

Yours Truely,

Anthony Choong
012 - 392 36 84

[philip]

Hi, wondering how much would be the rental be for a studio, with basic furnishing like curtain, lights, fan, aircon, fridge, worktop with cooker hop and hood and washing machine plus the car park

:) terima

[sugar]

anybody can advise what is the current market rate for the rental for Tiaraville?

[canthony]

anybody can advise what is the current market rate for the rental for Tiaraville?

you may check on star-online website

[AllUrban]

Allurban, I have PM you.

The rest will depend on rental offered. The unit is available 1st August. For details, PM me or email me at majestic_forest@yahoo.co.ukChua, I hope you got my reply. I have added your unit to the list.

The timing doesnt work for this intake but if we have any people coming into the other programs around August, I will definitely let them know about your unit.

Cheers, m

[CS Chua]

Allurban, yes, i got it, thanks. I am in India now but I am keeping up with the news.

[TINA]

I am looking to buy a 800 sqft unit - corner unit preferably. Anyone selling?
Please email me at ctinalsc@hotmail.com

Thanks!! :)

[LinusLMS]

I visited my unit at Tiaraville & very very disspointed with the developer's works. Too many defects and I was told to come back for next inspection after 3 weeks. Anybody encounter the same issues as mine ... ? :mad:

[sugar]

My father collect the key on my behalf 2 days ago and he complained about the finishing quality (flooring was badly done, paint was not good). So the developer promised to take care of it so my father has to go back for another inspection 2-3 weeks later.

I have decided to rent out the bare unit without further renovation because I figured that if I spend a fortune to make up the unit it will takes a long time for me to recover the renovation cost.

by the way, Titijaya appointed an estate agency Big House to manage the selling and renting for the owners of TiaraVille / Casa Tiara. You can opt for their service at your will. They take one month commission for every rental contract (minimum 1 year) they secured. they can collect monthly rental on behalf of the owner but they will charge 10% commission for every transaction.

I decided to let them handle my unit. no hassle for me.

[canthony]

My father collect the key on my behalf 2 days ago and he complained about the finishing quality (flooring was badly done, paint was not good). So the developer promised to take care of it so my father has to go back for another inspection 2-3 weeks later.

I have decided to rent out the bare unit without further renovation because I figured that if I spend a fortune to make up the unit it will takes a long time for me to recover the renovation cost.

by the way, Titijaya appointed an estate agency Big House to manage the selling and renting for the owners of TiaraVille / Casa Tiara. You can opt for their service at your will. They take one month commission for every rental contract (minimum 1 year) they secured. they can collect monthly rental on behalf of the owner but they will charge 10% commission for every transaction.

I decided to let them handle my unit. no hassle for me.

hi sugar,

i guess you are not the only owner who has issues with the quality of the finishing.

can you post the contact number for BIG HOUSE for us to call??

thankx, n hope that your unit will be well fixed.

[jefflimwh]

BIG HOUSE agents are Thugs... They FORCED my Sister to let them handle her property despite my sister saying "It's for my own stay". She was harassed for a good 10 minutes. Need another good samaritan who saw these to "bail" out from the thugs ...

[smal potato]

hi there,
would like to know the cost of doing up partly/fully furnished for a 880sf unit. has anyone done up their unit yet? whats the rental/selling price like? I still in oversea, no time to come back to pay my outstanding bill as well as key collection. will they sue me on this? :eek:
please advice.. cheers

[sugar]

hi sugar,

i guess you are not the only owner who has issues with the quality of the finishing.

can you post the contact number for BIG HOUSE for us to call??

thankx, n hope that your unit will be well fixed.

Hi Canthony,

Big House's number 03-56373331

:)

[sugar]

BIG HOUSE agents are Thugs... They FORCED my Sister to let them handle her property despite my sister saying "It's for my own stay". She was harassed for a good 10 minutes. Need another good samaritan who saw these to "bail" out from the thugs ...

When Titijaya passed me the contact I actually asked them 'if I am not happy with Big House's service I dont supposed to be able to hold Titijaya accountable, could I?' (Yeah I was being sarcastic, knowing how they usually ping-pong the subject around) and I was pleasantly surprised to be told that 'well we appointed them as an agency to handle your tenancy management of course when you are not happy with their service, let us know and we will make sure they improvise.'

Again, it is easier to be said than be done. I am not sure how Titijaya can tell Big House off if we do make a complain. But no harm trying. Let's tell Titijaya how stupid the BH's staff was so they can 'improvise'. Point is, if we dont make noise, nobody will ever do anything.

[willi]

Hi .. does anyone here know what development is in plan for the piece of land next to Block B (towards Mesiniaga side).

Currently, from mid to hi floors of Block C, we are able to view the Sunway Pyramid. The view would be blocked if they decide to build another high rise building on that small plot :(

[AllUrban]

Hi .. does anyone here know what development is in plan for the piece of land next to Block B (towards Mesiniaga side).

Currently, from mid to hi floors of Block C, we are able to view the Sunway Pyramid. The view would be blocked if they decide to build another high rise building on that small plot :(Willi

You may expect that the plot will be taken up at some point and it will probably be developed into a building similar in height to Subang Ave.

However, I cannot give you a time frame, but you can expect to hear something by 2010.

Cheers, m

[sarawakian]

By the way, what is the take up rate for etiara and tiaraville? Are there many people no staying there as I see only a few lights on at night so I guess not that many. I did not buy one there earlier as I was not sure and have not actually seen a unit there.

[willi]

Willi

You may expect that the plot will be taken up at some point and it will probably be developed into a building similar in height to Subang Ave.

However, I cannot give you a time frame, but you can expect to hear something by 2010.

Cheers, m
Thanx AllUrban - so, it's rather risky to get the unit at Block C with the Sunway view :o , now you see, then you don't ... ha, ha like biscuit advertisement la ..... :D

[AllUrban]

By the way, what is the take up rate for etiara and tiaraville? Are there many people no staying there as I see only a few lights on at night so I guess not that many. I did not buy one there earlier as I was not sure and have not actually seen a unit there.the take up rate is starting to increase...

as for the lights at night, is it possible that many of them are out enjoying the amenities like Subang Parade and Sunway Pyramid, or even Carrefour?

the mall at the base of tiara ville is quite a bit larger than I expected.

Cheers, m

[CS Chua]

Hi .. does anyone here know what development is in plan for the piece of land next to Block B (towards Mesiniaga side).

Currently, from mid to hi floors of Block C, we are able to view the Sunway Pyramid. The view would be blocked if they decide to build another high rise building on that small plot :(
I am afraid it is another serviced apartment project. That is what I was told. :mad:

[CS Chua]

It has been pretty quiet here lately. I guess everybody is busy furnishing their units for rental. Any luck lately?

For me, I finally got the keys back from the developer. They did not do a good job the first time round and have to come back again. In the meantime, I have 3 air-con installed. I hope to have the fans and heaters plus the lights done this weekend.

Doing the master bedroom is getting difficult because of the poor room design. There does not seem to be a proper place for the wardrobe. And there is no fan point for the second room but there are 3 fan points in the hall.

Has anybody done the main grill yet? How much does it costs? Somebody quoted me more than $500 for that. Sounds too much just for that.

[smal potato]

my key still with them....those timber plywood doors are so terrible, cracks near the lockcase area. also, paint works on those doors ...painted all over the wall & floor.
my contractor quoted me(880sft):-

1. Air-con
FUJIAIRE
Living 1.5HP
Master bedroom 1.0HP
Room 1 1.0HP
Room 2 1.0HP
To supply and install ----------RM4100

YORK
Living 1.5HP
Master bedroom 1.0HP
Room 1 1.0HP
Room 2 1.0HP
To supply and install ---------RM4700

2. Grille -according to standard specs by casa tiara management
a. to supply & install Grille to all windows, include yard & main entrance.---RM3200
b. to supply & install Grille to only yard & main entrance.--------RM900

3. Lightings & Fans
a. to install lightings to all existing light points & 5nos. of ceiling fan---------RM420

what you guys think about these price? any good? have better offer?

thanks

[smal potato]

and here's the built-ins quotation....


ITEM DESCRIPTION OF WORKS QTY AMOUNT
To supply & install
a) KITCHEN.
1) L-shape kitchen cabinet (w1830mm x w2840mm)
c/w melamineABS door. 1 RM 3,900.00
b) MASTER BEDROOM
1) ceiling height anti-jump sliding door wardrobe (w1950mm)
c/w melamineABS finish. 1 RM 2,400.00
c) BEDROOM-2
1) ceiling height anti-jump sliding door wardrobe (w1350mm)
c/w melamineABS finish. 1 RM 1,730.00
d) BEDROOM-3
1) ceiling height anti-jump sliding door wardrobe (w1000mm)
c/w melamineABS finish. 1 RM 1,360.00


any good?

[CS Chua]

Well, let me share what I have done so that you can compare prices.

Panasonic Air Con for Hall, Master Bedroom and 2nd room only cost me $3400.00 The room aircon cost $1100 so I guess if I had done the 3rd room, it will have cost $4500. But this is Panasonic which is more expensive than York.

My kitchen cabinet cost me $3300. The base is L-shaped but the top is only for one wall.

I canceled the built-in for the rooms and decided to purchase bedroom sets as there was massive sale the last one week. Bedroom sets costing above $3000 were going for $1000 and above. I bought 2 sets for the rooms. Each set comes with a 5-foot wardrobe, display and side table. One set costs $1000 and the other set costs $1500

The lighting costs $8 per lighting to install and the fan costs $18 to install. So do the math and you will know the difference.

My front grill costs $500.00. Since mine is a corner unit, I do not need the grill for the yard. But my friend installs hers' for $350.00

Most of the furniture and electronics are coming in these few days. I am irked that they only allow loading until noon on Saturday. Don't they know that it is only Saturday and Sunday that we are free to do stuff like that? Gosh! what insensitive management. Most of the units are empty and who are we disturbing when loading the furniture and electronics?

About 40 units have been rental out. Mostly to students I believe. One unit went for $3500! Most of them are around $2500.

[smal potato]

many thanks Chua, you're a star. may i know where you bought those bedroom sets from please? but don't think still have any discount....:(

[CS Chua]

Well, I went to 3 places: the LDP Furniture Mall (opp Motorola), the Puchong 2020 Furniture Mall (behind Tesco) and the furniture shops next to Summit - facing Giant.

[Kenneth20]

Thanks CS Chua for the info..

[Kenneth20]

any thing to add/share on plaster ceiling?

[CS Chua]

I checked my ceiling and noted that it is very well done so I left it as it is. I like the 10 ft high ceiling and I do not want to bring it down one foot.

Has anybody rented out their unit yet? I checked and was told that about 40 units have been rented out. A number of them went for $2,500 especially the 880 sq ft units. Apparently the interests are quite high.

[Kenneth20]

Thks, CS.

I did a small plaster ceiling on the dining area segment only....

[CS Chua]

Boy! where is everybody?

[Couch Hero]

I heard almost all the original staff at Casa Tiara's management office has left. Can't blame them as they were cursed left and right by angry owners when I was there a few months back.

Gonna miss that Energiser Bunny Siew Mei and that nice Pak Cik. As far as I know, Anita is the only one remaining from the original bunch.

What makes me very uncomfortable is their replacements are all young, male and from only one race :(

[CS Chua]

I am very disappointed with the Big House staff. They seem to monopolise everything. Their recommended rental price is much lower than outside agents. And at least one outside agent complaint that she was harassed by the guards even though she has a form approved by the unit owner to represent them.

[Kenneth20]

nothing to complain la on the management staff...so far Azri and Anita doing a good job.

just one thing we all need to know. WHO the He.LL is our president??? and we have paid one year maintenance fee in advance, and why is the floor lights not on??? and why P5 parking is flooded???

[LinusLMS]

I got the approval from the management for renovation. My designer told me last week that when he approach the security guard for a pass, the guard ask him for some money. Anybody here experience the same thing? What advice can give to me? TQ.

[CS Chua]

I got the approval from the management for renovation. My designer told me last week that when he approach the security guard for a pass, the guard ask him for some money. Anybody here experience the same thing? What advice can give to me? TQ.
Take down his name and report him to the management office and to the developer. Call the developer and complaint directly. If the guard is not sacked he can be a potential security risk.

[LinusLMS]

Take down his name and report him to the management office and to the developer. Call the developer and complaint directly. If the guard is not sacked he can be a potential security risk.

I am worry that he may purposely make my designer difficult to work. Hate this kind of people.

[CS Chua]

Go with the designer and identify the guard. Talk to the guard to get his side of the story. Maybe it is a misunderstanding. Last resort is to make a police report if the management does not take action.

[Nick2525]

I am worry that he may purposely make my designer difficult to work. Hate this kind of people.

Linus, no money should be paid to the security. You need to ensure that approval document for your renovation to be made a copy and pass it to your designer for daily entry into the building. The security will provide a pass for him to access. So far all my contractors have not complain to me on the security other than stoping work and chasing them out by 5pm. Again no money should be paid to the security!

[CS Chua]

I read in the Saujana Residency forum that the developer has raised up the price of the unsold units. They are:

1) 849 sqf –> from $406 000
2)1360 sqf –> from $467 000
3) 1900 sqf –> roun $776 000

Since most of Tiaraville's unit are around 880 to 1000 sq ft, their 849 sqf unit is the nearest in comparison. At $406,000 they are selling it at $478 per sq ft. A bit too expensive if you ask me but I am not complaining.

[endrea]

CS Chua,

Do you mind sharing your contact for lights and fans installation?

Cheers,
MC

[CS Chua]

CS Chua, Do you mind sharing your contact for lights and fans installation? Cheers, MC
I got an Indonesian friend to do it as a mean to help him earn some extra money. It was not cheaper than the local guys so it is better that you contact the shop where you purchased your lights and fans. They usually have a list of technicians to do it. The price is standardized but it can be reduced if you have more than 10 lights to install.

[smal potato]

sorry to interrupt guys,,,
any idea where is the LRT kelana line gonna be? will it be infront of casatiara connecting to komuter?
by the way, my technicians going to install lights & fans for me next monday, will check out the price to post it here.
cheers

[ikanlim]

good day to all casa tiara owners. did u guys facing aircond piping problem??mine got problem and i complaint to the management then they come and do hacking, but instead they replace my whole piping they just replace about 2 feet long(partially) , after they cement my aircond piping still dented somewhere else and causing my aircond compressor burn. all owners BEWARE of the aircond piping and the subcontractor from DIRECT M&E S/B is really S**
* , lousy work. i have demand the management to change contractor but i application was rejected, i might bring take legal action against NPO regarding my lost, my aircond contractor charge me for every fix & remove of aircond i have fix 2 times and remove 3 times for the same aircond :mad: . all owners BEWARE of the aircond piping.

[Couch Hero]

Since I can't seem to find the time to furnish my unit, I'm thinking of hiring an interior designer or contractor to do everything for me ... in other words, to full-furnish it so that it's ready for moving in.

The people at the management office recommended either Home Kitchen or Levivo Enterprise, both based at e-Tiara. Any forumers here have any feedback on their work? Or know any reasonably-priced but good interior designers worth recomending?

[CS Chua]

sorry to interrupt guys,,,
any idea where is the LRT kelana line gonna be? will it be infront of casatiara connecting to komuter?
by the way, my technicians going to install lights & fans for me next monday, will check out the price to post it here.
cheers
According to the design shown, yes.

[CS Chua]

good day to all casa tiara owners. did u guys facing aircond piping problem??mine got problem and i complaint to the management then they come and do hacking, but instead they replace my whole piping they just replace about 2 feet long(partially) , after they cement my aircond piping still dented somewhere else and causing my aircond compressor burn. all owners BEWARE of the aircond piping and the subcontractor from DIRECT M&E S/B is really S**
* , lousy work. i have demand the management to change contractor but i application was rejected, i might bring take legal action against NPO regarding my lost, my aircond contractor charge me for every fix & remove of aircond i have fix 2 times and remove 3 times for the same aircond :mad: . all owners BEWARE of the aircond piping.
The position of the connector wires for the 2nd and 3rd room are all on the wrong wall. The idiot developer decided to save money by making it nearer to the socket so that they do not have to pull it to the opposite wall, where the window is. They did not consider where the water pipe from the aircon should go. Obviously the aircon has to be near the window where the ledge for the compressor is so that the water pipe can go there. I have to do external wiring too.

[CS Chua]

Since I can't seem to find the time to furnish my unit, I'm thinking of hiring an interior designer or contractor to do everything for me ... in other words, to full-furnish it so that it's ready for moving in.

The people at the management office recommended either Home Kitchen or Levivo Enterprise, both based at e-Tiara. Any forumers here have any feedback on their work? Or know any reasonably-priced but good interior designers worth recomending?
Do you need a professional designer? Or someone who has good fashion sense to advise you FOC? My sister in law does curtains, carpets, wall papers, etc and since she has done lots for bungalows and mansions (including royalty) she can help you with that as long as you order those stuff from her. But I am not sure whether she will help you to buy the other stuff like furniture and electrical appliances. You can ask though. If you are interested, PM me.

[smal potato]

just to share with you guys.....
finally, my lightings & fans all set now. its cost me RM400.
my unit is 880sft, price includes installation of all lights, roman blinds to all 3rooms, 2 water heaters & 5 ceiling fans.

[CS Chua]

Today's Star highlighted the situation in another condominium about forming the management committee after one year. It is good for us to have some general knowledge as our one year will be up mid-2009.

http://thestar.com.my/metro/story.asp?file=/2008/10/6/central/2194372&sec=central

[John.P]

Hope everyone' s settling into their homes. I have done renovations to the tune of 30K and will be moving in end of the month. Have U guys noticed the foyer and the lift lobbies and sometimes the corridors are not lighted at night? :mad: Its kinda of dangerous not knowing if some people are lurking around waiting to pounce on innocent residents. How can we get the developer to turn on the lights for safety? Some of the facilities are still not functioning... the cafeteria, the fountains etc. But have to say we have a nice pool with lots of plants and landscaping done compared to say, Subang Boulevard near Holiday Villa. :)

We have to form a management committee with sincere and enthusiastic residents to effectively maintain our condo otherwise it may deteriorate.
Can we have a suggestion box where residents can drop ideas or requests to the developer to implement where feasible? For one thing, we have pool deck chairs and tables and putting in some umbrellas for those want to lounge by the pool during the day will be most welcome. :cool: What do you think guys?

Cheers!

[CS Chua]

If you are willing to take the lead, I am with you. As someone suggested in another forum, we should form a shadow MC to keep an eye on the current MC. When the one year is up, the shadow MC can be elected officially.

[Kenneth20]

Yea!@ the lights are not turned on till 7.15 plus... they shud turn it on since 6pm onwards on all floors, lifts and car park levels...P1-P5

i have complained this many times... :mad:

[John.P]

The shadow MC sounds like a good idea! We can keep the pressure on the developer to do the necessary. How many people do we need to form a shadow MC? Besides yourself Chua, who esle would be interested? Should we put flyers in the letter boxes to get residents to volunteer for this good cause? We should meet up soon to discuss how we can go about it.
We have a decent condo developement so we have to strive to upkeep it. Looking at the numerous advertisements and constant requests for apartments at Tiaraville for sale and rent, we are definitely sitting on a gold-mine!! :)
Even issues like lighting up the premises for residents' safety must be dealt with quickly. Now when we walk thru the main lobby on the ground floor where the shops are situated to get to the respective lift areas, its in total darkness. I believe at least close to 200 units are already occupied so why aren't the lights turned on? Some floor corridors are not lighted at all. The carparks are lighted at night so that is helpful.

If you look carefully, this developer is quite inexperienced with managing quality residential projects. The E-tiara and Casa Tiara are their first dealings in property management on such a large scale. So as residents, we can bring our own input to their notice on a collective basis. Most of the individual complaints are being ignored by the developer. :(

[CS Chua]

For credibility and acceptance, we should write to all owners and invite them for a town hall meeting. Most will not come but let it not be said that they have not been informed and invited. The easiest way is to put the letter of invitation into all the letter box with at least 4 weeks notice.

However, only the developer has the master list of names. Someone has to approach them for these names. It will be nice if they can coordinate and facilitate the whole thing. At the town hall meeting, a shadow MC can be elected. Doing it this way will gain everybody's support. Otherwise the local authority may not recognise the MC and may refuse registration later on.

This is just my suggestion but others may prefer another way. I, myself, cannot be part of this MC for the simple reason that I am usually not in Malaysia. I will always be an absentee committee member so it is better for others to join.

I think sufficient owners will turn up at the town hall meeting to form a MC but the bigger question is, who is willing to take the initiative to call for one?

[Kenneth20]

I agree and will support you guys...

we already pay them one year in advance, so turn on the lights laaaa

[CS Chua]

Well, we already have one owner, kenneth20, coming for the town hall meeting. I will be there too so that makes 2. Well, John.P, do you want to be the main facilitator?

[John.P]

Allright, so there's 3 of us now! :D As I live and work in Singapore, I only come bk on weekends and over the longer holiday periods. So I can contribute as a MC member. Perhaps we can decide on the chairmanship when we have rounded up a few more people. It would be helpful if the leader is living in the apartment on a day-to-day basis so that it is an informed voice. Well, we can get to that later. Where do we start, maybe a draft letter stating the details? As we have over 600 units, we may have to wait till Dec before putting the letters in the boxes as it would give more time for the residents to move in, at least 300 or so. Then we have a little greater credibility and it would reach out to a greater number of residents. I see many apartments empty and some undergoing renovation. I will try to see if I can prepare a draft and let you people have a look.
By the way, do we have to let the developer know we are planning to hold a town hall meeting? :confused:
Cheers!

[kavanjit]

Hi buddies..I have a unit at USJ 1 Avenue. 1346sf ,4r 3b with the view of Subang from the balcony. Developer MCT. It has a dryer, dining table, fans and lighting going for RM340k neg. Anyone at all interested plz info me plz. Maintenance fee RM0.15.

[Kenneth20]

I saw a lot of CSR wool aka 'SpongeBob' all over the place... the weekend wind and storm broke some building ceilings and all the 'spongebobs' all all over the place and our balcony..

someone complain plsss!!

[smal potato]

just went to my unit today, found out that water was all over the living hall near to the window :eek: my window closed tightly!! as well as the yellow rockwool at the balcony...not happy at all(&^%#$%^

[JustineTan]

i dont have problems with the pipe but i have problems with my ceiling. Mine is the top floor but not pent house...last sat i brought my interior designer up and saw my whole living room ceiling collapse...i heard other units facing the same problem...i am very disspointed with TItijaya

[PeterLee]

Does that mean the quality is worse than the first block?

You go and ask Klang people they will tell you about Titijaya.

[JustineTan]

i would really think so...i am really dissapointed with the developer. Until now no one has come out to explain or apologise for it..they are just trying to repair and cover it up.even if the agreed to repair i doubt i would dare to shirt in.i tried calling the head office.all the "top ppl" are either on leave or mc. i am trying to get advice from some legal friends to see if we can get the developer to come out with some alternative plans such as giving a refund or change to some other projects.

* if anybody can teach me how to do attachment, i can show u the pic of my unit.

[PeterLee]

Try calling the owner, Dato Lim's daughter. Most projects are run by her now.
Saying you are going to publish the pictures in the newspapers and in internet.
They are very afraid of bad publicity. They have other projects too in SJ that do not sell well.
Their mindset still couldn't change. Treating SJ resident like Klang people, easily cheated.

[JustineTan]

do you have a unit there as well? i would like to group all the prople who is facing the same problem as me to come together to file the complain. My case is very serious, mine is the whole living room ceiling collapse...how do i go about contacting Dato.Lim's daughter? so far i cant even contact the project manager for casa tiara!!

[PeterLee]

Thanks for highlighting the issue. In fact I wanted to buy after hearing from agent that the rental can fetch RM2500++.
I heard about the notoriety regarding Titijaya long ago, I thought they have changed but it seems that it is difficult to change their corporate culture.

[JustineTan]

actually they do fetch such high price as mostly foreign students are renting it. But the workmanship and finishing is poor if is for self staying...i also heard many units that the winding is sipping water..

[JustineTan]

i dont have problems with the pipe but i have problems with my ceiling. Mine is the top floor but not pent house...last sat i brought my interior designer up and saw my whole living room ceiling collapse...i heard other units facing the same problem...i am very disspointed with TItijaya

[JustineTan]

I manage to call the Project Manager of Casa Tiara. I am meeting him tomorrow at 11am at the Casa Tiara Management office. Who ever who wish to complaint and get a response from it..please feel free to come.

[John.P]

This is horrible news...to find your ceiling crashing down. Luckily you were not staying in the house at that time. You must pursue agressively with the Project Manager becoz this is definitely construction defect. I presume you have not done any renovation work yet so you have the right to have the developer replace the ceiling without cost for you. I have not checked my apartment as I am away so hopefully this misfortune has not struck me. Hope more residents facing problems must voice out their difficulties. Keep the forum alive this is one good way for us to be aware of what is happening in Tiara. All that building debris raining down on the apartments below after the thunderstorm....quite shocking!! What is the notoriety about Titijaya, please share. They are definitely not luxury property developers and I believe they are struggling to manage big projects like Tiara (going by their past developments). Anyway, it seems all the more urgent now that residents who have some time and interest to come together on a shadow MC to take a more pro-active approach to managing our estate. In the meantime, doing a little homework to draft letter for residents' meeting.

[JustineTan]

i am ady writting a letter regarding my unit and will be passing to MR.Ooi(project manager) tomorrow. I hope everybody do the same and voice out their insatisfaction with the Titijaya development. I heard many other blocks on the top floor is facing the same problem. I just went over today and saw that they ady "repaired" almost half. I wonder is this is a method of covering up. Luckly i took many pictures as proof. I notice they didnt even think how to make structure stronger to avoid such a prob recurring, they just use the same method and materior!!!!

[JustineTan]

this is the seriousness of the falling ceiling roof

[Scorpio 6]

that is horrible man...... what type of developer is this!!!! :mad: :mad:

[JustineTan]

yea...thats y i am posting all this msg so people are aware and can come together to take action..

[JustineTan]

hi, i was wondering if you did proceed with the legal proceeding? as i am thinking that we can all round up together to do it...mine is the whole ceiling collapse. i think we need to get media attention to help us voice out to the top management.

[CS Chua]

When it rained heavily water seeped into my master bedroom but after putting silicon on the rubber seal, it stopped.

Last month there was a crack in the outer wall and rain water went in and wet the wall, near the balcony. I had noticed that the hall wall was damn but there was no water on the floor. Upon inspection they discovered the crack outside the balcony. So they used a special paint to cover it up. Water did not seep through since.

[JustineTan]

what do you guy think of the window glass on the master bed room and the sliding door? is it safe?Mr.Ooi (project manager) told me their are only using normal glass 6mm thick which means if there is a strong wind and so happen to have a top unit...i might break into big pieces and slash somebody, i express my dissatisfaction to them but they ignore it and say it is approved by the engineers...the roof top which flown off is Block B & C for those wondering which building was involve (as per Mr.Goh Senior Project Manager).

[Kenneth20]

the glass won't break. we are not staying in Taiwan where hurricanes and strong winds are present.

Don't worry, Justine.

Only thing we shud focus is to get the management to turn on lights early and set more security guards on each parking level..

[JustineTan]

well we never though that our roof would fly off and my whole ceiling collapse..so we can never be too careful about this issue as well

[KayKay]

Hi fellow owners,

I'm new to apartment living, am shopping for furniture and something has been bothering me. Since security at Casa Tiara is tight, with access cards needed to reach the carpark and the floor where our units are ... isn't it very troublesome when the lorry comes to deliver our furniture and electrical goods?

Can someone please tell me
1, Where can the deliverymen park their lorry and unload the goods? At the parking bay for guests?
2. Do the deliverymen, contractors and other guests all need to register at the guard room in Block D before they can come up to my unit? Do I have to walk all the way from my unit in Block C to the guard room to "fetch" them everytime I have guests?

I know I sound silly, but I've lived in a landed property all my life and am clueless about apartment living :o

Thanks in advance.

[CS Chua]

Finally, my unit is rented out. What a relief. Currently about 260 units are occupied. I guess it should be fully occupied in the next 6 months.

I asked them about the lights and they said it is automated to be switched on at 7 pm. They said they cannot do anything about it if it gets dark before 7 pm. I complaint about some of the rubbish in the car park which was left around for at least a week. We agreed that the guards should have reported to the maintenance office when they do their patrol. So I hope they will do something about it.

[CS Chua]

Wow, my assessment came and it is $744 per year. What kind of services are they providing when we are already paying so much for maintenance? This is ridiculous. If we gang up and appeal, they will surely reduce it.

[JustineTan]

the accessment is pay to mpsj..so i dont think they can d anything...unless they subsidise...this is a commercial land thats y is expensive

[patrick]

the accessment is pay to mpsj..so i dont think they can d anything...unless they subsidise...this is a commercial land thats y is expensive

You are correct. I remember having cautioned those who purchase service apartment to be aware of these high incidentals. That's why they build these so called service apartments. Its actually condo on commercial land. Hence all incidentals are commercial rates, including your utilities. So, those who wish to purchase "service apartments", do be aware of these factors. Dont forget..your quit rent too when it comes, will be very much higher! Can be as much 10 to 20 times higher!

[Kenneth20]

the assessment is estimate for next year...

on the lights, the management is talking rubbish.. its just to set the timer..
the condo alley is so dark from 6.15pm onwards..

[LinusLMS]

I just move in to my unit recently.

Should I buy house insurance for my unit? Hope someone can answer my query ... !

[CS Chua]

I just move in to my unit recently.

Should I buy house insurance for my unit? Hope someone can answer my query ... !
Your bank has already taken out an insurance policy to cover your loan. However it may not be a house-owner policy but just a fire insurance. You will have to find out. A fire insurance only ensures that your unit can be replaced in the event of a fire. However it does not cover break-ins, or any of the items in your unit if they are stolen. You should receive the policy and if not, call the insurance company and ask for the policy.

[leesg123]

Hi guys,

I will be taking up a teaching post at Monash soon. I am not familiar with the area, thus would like to know how near Casa Tiara is from Monash. Walking possible?

I know there is a yellow minibus from Carrefour to Monash. Just wondering if walking is feasible.

Btw, am interested in buying an apartment with Casa Tiara, but since it is "Service Apartment", is the utility and property tax really very expensive?

I am also concerned about the falling roof, of course, such unit are oso beyond my budget. At most a 800 sqft unit. Any workmanship issue?

One last question, is carrefour really very near? is the path safe to walk in the evening to go from Casa Tiara to carrefour? Cos will be bring my wife over too, and very concerned about the snatch thief.

[Kenneth20]

You can take the yellow bus.
Yes, Casa Tiara is a good choice...

[leesg123]

Thank you Kenneth!

I have yet to visit there. is the apartment corridor bright, safe?

Walking to Carrefour is direct? no need to walk dark alleys?

[patrick]

Hi guys,

I will be taking up a teaching post at Monash soon. I am not familiar with the area, thus would like to know how near Casa Tiara is from Monash. Walking possible?

I know there is a yellow minibus from Carrefour to Monash. Just wondering if walking is feasible.

Btw, am interested in buying an apartment with Casa Tiara, but since it is "Service Apartment", is the utility and property tax really very expensive?

I am also concerned about the falling roof, of course, such unit are oso beyond my budget. At most a 800 sqft unit. Any workmanship issue?

One last question, is carrefour really very near? is the path safe to walk in the evening to go from Casa Tiara to carrefour? Cos will be bring my wife over too, and very concerned about the snatch thief.

I was hoping someone would take your queries, but since there is none other than Kenneth, I shall try to help you out.

1. If Case Tiara is the one next to Carrefour, then I am afraid it's a little bit far to walk particularly in our our climate. I would say its about 2 to 3 km to Monash.

2. Service apartment means the land is zoned under commercial. That means you have to pay your quit rent, assessment, electricity and water consumption under commercial rate which are much higher than residential. You will also have to pay the management fee, which is at the discretion of the developer.

3. If this is the project next to Carrefour, then it IS very near. No problem at all. It's virtually next door.

[leesg123]

Thanks, Patrick!

Given a choice, should I choose e-tiara or tiara ville?

[CS Chua]

e-tiara is full of students. Casa Tiara is more family-oriented even though there are lots of foreign students around too. Casa Tiara was completed May 2008 so it is new and there are many vacant lots around. You should be able to get a good price.

What is your budget? My unit is rented out but I still have some of the agents' contact if you want. PM me.

[Kenneth20]

Yeah, its safe. So far not much of any incident except a few stolen shoes outside their compounds. I guess its normal anywhere.

If you wanna meet up for a drink or so, you can PM me as well.

[leesg123]

Thanks, Kenneth and all.

Looking forward to meeting u guys for kopi session!

[leesg123]

Happy New Year 2009 to all!

Just some question. I understand that residents will be given access card to be used in the lift such that one can access the floor that he or she is a resident. How about the staircase? Is it secure? Anyone can climb to any floor right?

Anyone have a picture of the lift lobby area?

Finally, just a side question, is RM7k a comfortable salary for a family in USJ? Self, wife and kid. No need car as staying near mall and train station.

[CS Chua]

I have used the stairs between floors as there are no doors but I am not sure about the ground floor. That is a good question. Perhaps someone else can answer that.

RM7K is above average for most Malaysian families so you should be able to live very comfortably. Most people like hawker food here which costs about RM4 - 5 per bowl. Generally proper restaurants in Malaysia are expensive compare to the West. A meal in TGIF can costs RM50-70 per pax easily. However a Chinese meal in a coffee-shop setting is around RM10-20 per pax depending on what you ordered. A steamed fish, a veg dish and a meat dish can be around RM35 for 3 people.

The 2 biggest expenses are accommodation and car. If RM7K does not include either, then, you have lots of money to spend.

[leesg123]

Thanks, Chua!

BTW, is there bus/shuttle service from that area (Carrefour/Subang Parade) to KLIA? I read some where that star shuttle has stopped the service.

[CS Chua]

I think it has stopped but I do not know whether it has been re-started. Getting to KLIA is easy. I usually call the airport limo service as it is the cheapest. It costs me RM43.70 from SS14 to either KLIA or LCCT. However they must be booked at least 5 hours ahead. I usually book them the day before. I have used their service for the last 5 years without problems. Even though I usually book budget taxi, sometimes I get the Mercedes or Perdana to pick me up for the same price.

Street taxis ask for as much as RM60 and they use Sagas usually. Alternatively take the KTM train to KL Sentral and then take the buses to the airport. It starts from RM8.00 one way.

[Kenneth20]

I guess, we shud start requesting for doors with access card at each stairway...

[leesg123]

Hi all,

just to confirm, is the yellow bus still in operation from carrefour to monash? Any one know the schedule or how regular it runs?

The carrefour bus stop is along Jalan Kemajuan Subang, rite? I am wondering how to identify the bus, is there a number label?

Thanks!

[John.P]

I think it has stopped but I do not know whether it has been re-started. Getting to KLIA is easy. I usually call the airport limo service as it is the cheapest. It costs me RM43.70 from SS14 to either KLIA or LCCT. However they must be booked at least 5 hours ahead. I usually book them the day before. I have used their service for the last 5 years without problems. Even though I usually book budget taxi, sometimes I get the Mercedes or Perdana to pick me up for the same price.

Street taxis ask for as much as RM60 and they use Sagas usually. Alternatively take the KTM train to KL Sentral and then take the buses to the airport. It starts from RM8.00 one way.

Hi Chua,

That information on the airport limo was useful as the rates quoted are very reasonable. I have been taking the bus/train route to KLIA all this while as I found the local taxis charging as they wished and not wanting to use the meter. Do you have the telephone number to the booking service? The number listed on the website is constantly engaged or not being answered. Thanks.

[CS Chua]

Hi Chua,

That information on the airport limo was useful as the rates quoted are very reasonable. I have been taking the bus/train route to KLIA all this while as I found the local taxis charging as they wished and not wanting to use the meter. Do you have the telephone number to the booking service? The number listed on the website is constantly engaged or not being answered. Thanks.
John, the number is: 03-92238080. I tried using hp before but it seems to have a problem (maybe due to tone) so use the house phone too. One small matter. The silly taxi operators insist that the pick up time is 3 hours before departure. I usually leave for KLIA 2 hours before departure as it only takes me 40 minutes to reach KLIA. After checking in 5 minutes later, I still have quite a lot of time to kill.

So, the way around it when they ask you for your departure time is to give them a fake departure time which is 3 hours from your pick up time. If your pick up time is 8 am, just say 11 am and it will be alright. Quite ridiculous if you ask me but that is their silly rule. For US flights, I do leave 2.5 hours earlier though.

[John.P]

Hi Chua,

Thanks alot for the telephone number and noted your suggestion for the pick-up time!

I just read recently the tenders for the LRT Subang construction could be open in the early quarter of 2009. Once the actual bulldozers start work, then its excellent news for Tiara owners! A property agent friend of mine told me there will be spike in property transactions once earth works commence, both sales and rental and we could see a minimum 10-15% increase on prices and peaking once the line is completed in 2012. Well worth the wait despite the mess and road obstructions we have to put up with, though I have read some residents in SS14 are opposing the construction. Well, a case of One man's meat and another man's poison!

[CS Chua]

The SS14 folks are protesting because the SS14 station is right in front of their houses, about 60 feet away and near a primary school. The same track is also about 60 feet away as it will run along the monsoon drain affecting all the houses along that road. They are not against the LRT project but they want the SS14 station re-located, perhaps opposite the SS14 7/11 shophouses. Business will be good for those shops and nobody will complain.

I hope your friend is right about the price increase. Many condo owners are waiting for that even though Tiaraville's secondary market price has gone up substantially. Some of the owners are reaping a ROI of 10% and above. There were lots of negative comments from other non-buyers regarding this project. I wonder where they are now. Probably kicking their backside for not buying a unit. :D