TiaraVille Condo

[Kenneth20]

I am interested in this TiaraVille Condo beside Carrefour. any comments?

I heard its a commercial land.

[patrick]

i believe there was some discussion sometime back. Suggest you check the archive.

In any case, I believe you are right. It's commercial land I think...that's why it's called a service apartment. If co, the implication is higher quit rent, higher assessment, higher maintenance and probably you have to pay even before construction progress is completed ie you pay on commencement of work.

Check it out carefully.

Rgds.

[CS Chua]

The developer claimed that the quit rent and assessment rates will remain the same. It is also in the S&P agreement that payments will only be made after the completion of each stage. But you are right in that they can charge on commencement of work, like the Shah Alam 2 bungalow land. In this case the developer has waived that right. They have sold out the first 2 blocks so looks like people have some confidence in it.

[PeterLee]

Be careful when you are buying service apartment.
You are not protected by any law, just at the whim and fancy of the developer.
As Patrick mentioned, you can know about the background of this developer by checking at the archive on Tiara XXXX when this developer launched the first condo. If I am not wrong, many buyers bought under the pretext that Inti college's new campus was suppose to be next to Mesiniaga Building.
When the Condo has been fully sold, then they announced the developer is buying that piece of land from Inti College.

[Kenneth20]

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

[CS Chua]

I understand that purchasers are responsible for the quit rent upon signing the S&P. I think the developer is responsible for the assessment but I am not sure. At the end of the day the bigger question is not these petty issues if there are money to be made. Is Tiaraville a good investment? Will you get your money back with a reasonable profit? Is it rentable with a good yield?

When a person wants to buy a property the main concern is location, location, location. Personally I think Tiaraville fulfills all 3 locations. Even though it is priced higher than a usual condo, it is cheaper than those condos next to a transportation hub e.g. KL Sentral which is pricing it at around RM450 psf. Tiaraville is around RM280 psf. What you are paying for is the location. If the location is not important to you, go and buy somewhere else which will be cheaper. Perdana Courts, Acadia Apartments, Sri Bayu townhouses are good buys. I was shopping like you too so I had done my homework.

[patrick]

Kenneth20, here's sharing my experience.

Water and elec deposits, you have no choice lah! Gotta pay.

Quit rent...you have to pay because once you sign the S&P, the property is assigned to you. So they will apportion you your share of the total quit rent.

As for assessment, that's odd. Normally, the developer will charge you an apportionment of their cost for maintaining the place once the property is completed. But once, MPSJ takes over the external maintenance, then you have to pay direct to MPSJ for the assessment just like any landed property. But sounds a bit odd asking you to pay for assessment now! But maybe it's different because of the title status?

Rgds.

[mad1126]

Hi This is my first post. by the way bought 1 unit of tiaraville. anyone out there already sign the S&P. just to check how much need to be pay :confused:

[cordy]

Kenneth20, here's sharing my experience.

Water and elec deposits, you have no choice lah! Gotta pay.

Quit rent...you have to pay because once you sign the S&P, the property is assigned to you. So they will apportion you your share of the total quit rent.

As for assessment, that's odd. Normally, the developer will charge you an apportionment of their cost for maintaining the place once the property is completed. But once, MPSJ takes over the external maintenance, then you have to pay direct to MPSJ for the assessment just like any landed property. But sounds a bit odd asking you to pay for assessment now! But maybe it's different because of the title status?

Rgds.


I do agree that the water & electricity depo you gotta pay but would have thought payable when the place is fully constructed? From what I understand, my fren's place is suppose to be fully constructed by early 2007.

My fren was wondering how come he has to pay all these so much sooner when he known of others only settled the assessment fees, electricty deposit, water depo & so on upon completion of the property? :confused:

[Kenneth20]

Hi all, I signed the SNP today. I am not that cash rich, therefore I opt to settle the remaining 10% via my epf.

They told me, epf wont approve it cos its a commercial land and you wont be able to withdraw yr account 2.

What nonsence is this??

:mad:

[GreenBug]

Hi all, I signed the SNP today. I am not that cash rich, therefore I opt to settle the remaining 10% via my epf.

They told me, epf wont approve it cos its a commercial land and you wont be able to withdraw yr account 2.

What nonsence is this??

:mad:

Yes, Kenneth20, they are right. EPF allows withdrawal for RESIDENTIAL PROPERTIES but not COMMERCIAL PROPERTIES. Unfortunately for you, Service Apartments are classified under COMMERCIAL PROPERTY so no go for your EPF withdrawal. Do call EPF Hotline for further clarifications... But you already signed....oops!

[Sukhipanna]

Did anyone check out the noise level, since it's very near to Federal Highway? And not forgetting the sound of the Komuter train nearby?
Also check out if it's close to any high tension cable. The radiation from this cable is said to be harmful in long run.

[mad1126]

ai yoh I'm going to use epf too and I'm signing S&P tomorrow how ah no money to paylah if not using epf :mad: Last time I did ask them they say should be no problem.......... :confused: can borrow money ah :D

[mad1126]

Hi all, I signed the SNP today. I am not that cash rich, therefore I opt to settle the remaining 10% via my epf.

They told me, epf wont approve it cos its a commercial land and you wont be able to withdraw yr account 2.

What nonsence is this??

:mad:
Just check with epf withdrawal can be done as long as purchase from developer. :) hope this info will help.

[Kenneth20]

Thats what i like to hear.
Since I am purchasing direct from "pemaju" and its for my own use..

Thanks.

[mad1126]

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

I sign the S & P for Tiara Ville yesterday according to the S & P quit rent and assessment will need pay once we collect the keys(upon completion). My lawyer told me if the developer ask us to pay in advance we can show them the S&P and reject their request or ask the lawyer to handle for you. :D

[CS Chua]

I signed it weeks ago but certain pages pertaining to design layouts were not ready. Thus I need not pay the balance. However everything is completed now so I will have to sign the rest of the pages and pay the balance. I get the impression that the developer rushed the project through even though the paperworks are not ready. Usually a purchaser is able to sign the S&P within 2 weeks of paying the deposit. In their case, it is 2 months. As for the noise from KTM and federal highway, mine is facing SS15 so it should be OK. ;) Where is yours, Kenneth and Mad?

[mad1126]

mine facing ss15 too.When you sign the S&P just be sure to check the clauses and speak to ur lawyer just in case anything happen like E-tiara you would know wat to do. :)

[headache]

Good luck to all purchasers!!!

[Kenneth20]

Mine is also facing ss15.

The place gonna be cool to be..TiaraVille rocks!

[xfile007]

Any idea when the next launch for the the other 3 blocks?

Missed the chance to grab a unit for the first block.

[mad1126]

Any idea when the next launch for the the other 3 blocks?

Missed the chance to grab a unit for the first block.

I think they launch already the only maybe you can check on their site office. But according to wat they tell me the new block gonna to be mostly studios.Maybe we can be neighbour next time :D

[pcyeoh]

Before you guys get too excited, has anyone of you check with the LLM how close those interchange bringing in traffic from the old Subang Airport will come near to your windows? Don't ask the developer to show you as he could have shown you the version 1. The recent concern by residents in SS 12 and 14 resulted in the redrawing of the plan and could have tai chied the interchange away from their areas and God knows where it has landed now.

[Zimon]

anyone knows what is the maintenance cost like, is strata title available?

[mad1126]

anyone knows what is the maintenance cost like, is strata title available?

For the maintenance is around 0.25 per square if I'm not mistaken.What is strata tittle huh?

[xfile007]

Hi all,

Just found this...mentioning about Titijaya and the current serviced apartment project.

http://www.jeffooi.com/archives/2004/06/what_okt_knew_b_1.php


Wonder how much is the rental one will get from RM280-350K investment in TiaraVille, RM 1,500 per month for fully furnished 2-room apartment?

What do you think?

[mad1126]

Hi all,

Just found this...mentioning about Titijaya and the current serviced apartment project.

http://www.jeffooi.com/archives/2004/06/what_okt_knew_b_1.php


Wonder how much is the rental one will get from RM280-350K investment in TiaraVille, RM 1,500 per month for fully furnished 2-room apartment?

What do you think?

I guess maybe can get rental at least RM1200,due to the location.............maybe for those really need to rent it out you can just pray hard hard :D It might be a good investment.

[fionatay]

Gain a lot of knowledge on purchase of service apartment/condo from all of you. :)
How about purchase a leasehold aprtment/condo for own stay? Since nowadays freehold propery is very limited. Any comment?

[CS Chua]

My friend has rented out his fully furnished apartment in Perdana Court for RM1,800 to an expatriate. My sis-in-law rented out her fully furnished Sri Bayu condo for RM1,800 to a local. There is no reason why a 3-room Tiaraville unit should command less, given its location.

With the price of petrol going up and up, most people would eventually prefer to take public transport. It is a universal fact that housing near mass transportation stations command higher rent. Check out major cities like Melbourne, Singapore, NY, London etc. In Singapore, housing within 10 minutes walk of a MRT costs 20% more than the other units which are further away.

With the new policy of reducing subsidy, the price of petrol will definitely go up in 3 years time. In Thailand it cost RM2.40 per liter for petrol and RM1.80 for diesel (and going up.) If petrol in Malaysia goes up to RM2.00 per liter in 3 years time, it will be easy to find tenants who prefer taking the KTM commuter train station instead of driving to work. My 2-cent analysis.

[xfile007]

Hi CS Chua,

You made a very good point. Based on your opinion, how much do you think a 2-room TiaraVille (fully furnished) will get for the monthly rental?

Probably RM 1,800 - RM 2,000. Anything more than RM 2,000 will be too high for a middle class local to bear, unless he is sharing with another housemate. His monthly income has to be at least RM 4,000.

Thank ya.

[CS Chua]

xfile, the Tiaraville sales people reckon that the 2-room unit should be RM100 below the 3-room. Personally I would say RM200 at least as most people would not mind paying RM100 more to have a 3-room unit. However the furnishing is very important. It will take a RM30K-type of furnishing to draw the right tenants. Putting some furniture here and there will not do.

[PeterLee]

xfile, the Tiaraville sales people reckon that the 2-room unit should be RM100 below the 3-room. Personally I would say RM200 at least as most people would not mind paying RM100 more to have a 3-room unit. However the furnishing is very important. It will take a RM30K-type of furnishing to draw the right tenants. Putting some furniture here and there will not do.

The rental depends not only on location and furnishing alone, apartment management is another important factor. Who is going to rent if the lift is of inferior quality and often breakdown? This Klang developer has no track record in constructing or managing high rise condo/apartment. They are experienced in constructing shop houses/terrace houses in Klang.
Just a rough guide about rental of 2 room condo.
A nice 2-rm condo in Bangsar, well-managed, good security,fully furnished with TV,fridge, W/machine and KLCC view , go for about RM4000.00 to an expatriate. Before that it was vacant for 6 months.

[Kenneth20]

I heard that an arab grp bought up a whole block???

can somebody also tell me more on the highway thing....

[Zimon]

I went to tiaraville website and i sent in an email on a query. That was a week ago, it appears that they dont care to reply.....that makes me wonder if its worthwhile to pursue with the idea of purchasing a unit. :confused:

[CS Chua]

Kenneth, what do you mean by highway thing?

[CS Chua]

Have any of you guys chosen your banker? Which offers the best rate for zero entry cost package? Any idea?

[Kenneth20]

Hey Zimon, every developers also the same one lah. I tested Mont Kiara, also no reply what! just go to the showroom and check it lah.

Chua,
I bought a unit already, anyway, just curious of the new highway infront of IBM-mesiniaga....what the heck is that thing...any one has any idea what are they really doing and will we be affected??????

[CS Chua]

Ken, that is the flyover to the old airport road. It provides another exit for those heading towards that direction. It is next to mesiniaga but not Tiaraville. Mesiniaga is between the flyover and block B & C. No worries.

[Kenneth20]

Thanks Chua.

But I was doubtful cos I saw so many red+white plastic thingy along tiaraville area..

For those that wants a loan, save time, just take Alliance monthly or daily res, but just dont take the free legal fee one..not worth it.

:cool:

[CS Chua]

There is a parallel side road to the current main road which is in front of Carrefour and Tiaraville. Cannot remember what is the name of that road. Maybe that is why the red and white stuff are there. I looked closely at their mock-up and nothing indicates the highway will be at the front except this new road. I thought this road is a dedicated road for Tiaraville residents only but it is not. It is a public road so expect heavy traffic outside your condo. Good for the shops but not so good for the residents. This is a minus point for Tiaraville. But it is a small minus point and it does not negate the big plus point which is their location. ;)

[Kenneth20]

Thanks Chua. Happy TiaraVille-ing...
see u there in 3 years time

[sinleong]

i thought they were supposed to build inti college in this plot of land

[CS Chua]

True but Inti bought Metropolitan instead. So they came up with e-Tiara.

However I wonder who owns the land between e-Tiara and Carrefour and what will be built on it? I hope it is not another hypermarket. Any body knows?

[Kenneth20]

Anyone has any idea when the piling work should commence?

I can see that ETiara just started to build after a year half.

I dont want TiaraVille to face the issue.

[PeterLee]

i thought they were supposed to build inti college in this plot of land

Inti was used as a sales gimmick to sell e-tiara, at that time Titijaya knows very well that the piece of land to be bought by them.
When e-tiara was launched, all sales brochure indicated that Inti just next to them, that is the present plot of tiaraville.


However I wonder who owns the land between e-Tiara and Carrefour and what will be built on it? I hope it is not another hypermarket. Any body knows?
Owners are Titijaya and sime Darby Singapore.
Heard that Titijaya going to build a 3 * hotel.

[CS Chua]

Hmm... hotel? Is that good, bad or neutral as far as the Tiaraville's project is concerned? Hopefully it is a quality hotel . I think construction is supposed to start in July, says one of the sales staff.

[mad1126]

True but Inti bought Metropolitan instead. So they came up with e-Tiara.

However I wonder who owns the land between e-Tiara and Carrefour and what will be built on it? I hope it is not another hypermarket. Any body knows?

Just wonder where is the empty land between e-tiara and carrefour?Are you reffering to the showroom area? :confused:

[CS Chua]

Yes, the current showroom is sitting there. None of the staff could tell me anything about it.

[Kenneth20]

I heard that the empty plot will be used to build some shop.

Anyway, be careful of this thing.
Those who took up bank loan, be careful of the fire insurance auto renewal. This is becoz' the developer is still holding the Master Title of insurance. If you signed the auto renewal crap with the bank unknowingly, write them a letter and withdraw!

else, u have to pay for 2 same policy, one to developer and one to bank. Madness! Daylight robbery ...

someone pls advise me

[mad1126]

I heard that the empty plot will be used to build some shop.

Anyway, be careful of this thing.
Those who took up bank loan, be careful of the fire insurance auto renewal. This is becoz' the developer is still holding the Master Title of insurance. If you signed the auto renewal crap with the bank unknowingly, write them a letter and withdraw!

else, u have to pay for 2 same policy, one to developer and one to bank. Madness! Daylight robbery ...

someone pls advise me

Can someone advise us on this(anyone that own any condo or service apartment).Is it 1 for the entire bulding and the other is for your personal lot?

[CS Chua]

Hmmm...interesting. This is my first time buying a condo so this is new to me too. I will check with some real estate agents to find out more.

[Kenneth20]

ah simple lah CS Chua and the rest. if you are approached by the bank to sign the auto renew of fire insurance, DONT SIGN. tell them that the developer is the Master Policy holder of the building insurance.

they only can ask u to sign once u get the strata title. else u will end up paying for 2 same fire policy.

ignorance will lead us there.....

[CS Chua]

Thanks, sound like a good advice. But can they cancel our bank loan if we do not want to sign it? or withdraw approval? I know we can complaint to Bank Negara but it takes time and time is not on our side. Anybody done this before without hassles? I mean refusing to sign the auto renewal form for fire insurance.

[Kenneth20]

My gosh, when lah will the TiaraVille start construction??

and my gosh the E-Tiara belum even ready....

[CS Chua]

Relax, Ken. E-Tiara is going higher and higher everyday. Tiaraville will start soon. My concern is that block 3 & 4 have been slow. Interesting that block 4, which are basically studio units, is selling better than block 3. The studio units are going at RM304 per sq ft and they still find buyers.

[PeterLee]

ah simple lah CS Chua and the rest. if you are approached by the bank to sign the auto renew of fire insurance, DONT SIGN. tell them that the developer is the Master Policy holder of the building insurance.

they only can ask u to sign once u get the strata title. else u will end up paying for 2 same fire policy.

ignorance will lead us there.....

If the property is under construction, it is mandatory for the developer to buy insurance. dun waste unnecessary money to purchase your own insurance.
Once it is completed, if it is not landed property, it is also not necessary for you to buy fire insurance because it is compulsory for the management to buy insurance for the whole block and they will charge to the owners eventually.

[ikanlim]

Hi all future neighboor, did any body call up epf to comfirm wherther we can withdraw the money from epf?thx

[mad1126]

Hi all future neighboor, did any body call up epf to comfirm wherther we can withdraw the money from epf?thx

I already apply and already used up all the money :D

[ikanlim]

thx pal! See you 3 years later :D

[echua]

I was told the shoplots in Tiaraville are not open for sale yet. Anyone knows why? Are they selling them later or renting them out?

[mad1126]

I was told the shoplots in Tiaraville are not open for sale yet. Anyone knows why? Are they selling them later or renting them out?

What shoplot you are refering to?Where is it situated?

[echua]

Those at the ground level of Tiaraville.

[CS Chua]

Last time I checked they are not selling those shops.

[Kenneth20]

Then what are they gonna do with the shops?

Any idea when TiaraVille starting to construct? My gosh..how long more to completion??? Must pressure them

Cant wait to move in!

[CS Chua]

With more than 600 units of apartment and condos, not counting e-Tiara, it is a captured market for those shops. The developer will probably rent them out. Nothing new. Most of the shops in Mid Valley and One Utama belongs to the developer too. That way they can control everything. It is complexes that sell all their shoplots that tanked.

I am out of the country for an extended period. So they have not started yet? Hmmm.....

[tiaratiara]

The studio unit Akina e-suite: why so pricey? 447 sq ft for 150K+ Can anyone explain?

[tiaratiara]

Just joined. Thinking of booking something tomorrow but cannot decide. They are giving a kitchen cabinet!!! I mean is the e-suite high quality stuff for such a price?

[Kenneth20]

I saw the unit, worth the price.

consider the location , its located in a very good location.
As in strategic....

[Kenneth20]

I found this site quite interesting.

http://www.hba.org.my/news/2005/805/investing.htm :D

[cleomae]

Thats what i like to hear.
Since I am purchasing direct from "pemaju" and its for my own use..

Thanks.

Well, you can still withdraw from EPF if you don't buy directly from the developer. In short, 2nd hand property. Its allowable by EPF. Submission of documents about the same.

[mad1126]

Well, you can still withdraw from EPF if you don't buy directly from the developer. In short, 2nd hand property. Its allowable by EPF. Submission of documents about the same.

Yup I agree EPF can withdraw for 2nd hand property but not applies for Service Apartment. As the rules and regulation for Service Apartment is quite different from other property.

By the way I pass by the other day em...saw they actually start work ;)

[CS Chua]

Mad1126, thanks. Finally I got my answer. They started work, eh? That is good. When you are out of the country, every news is welcome.

[ngf126]

Mad1126, thanks. Finally I got my answer. They started work, eh? That is good. When you are out of the country, every news is welcome.

fellow neighbours, any comments?

new member ngf :p 126

[CS Chua]

Today's Star paper: THE Titijaya group has come up with an innovative concept. Creating a one-stop beauty centre as a retail component in a condominium.

Called the Beauty City @ Tiaraville, it will be located next to Carrefour in Subang Jaya and will be probably the first of its kind in Malaysia.

It will showcase beauty, fitness and wellness business concepts under one roof. Occupying 70,000 sq ft of the 3.3-acre Tiaraville project, it will be the largest centre of its kind in the Klang Valley.

The 43 Beauty City retail lots are priced from RM281,250 with 375 to 1,205 sq ft built-up area. Purchasers will enjoy 14% net guaranteed rental returns over two years.

''This integrated centre, which will be the only one in the Klang Valley, will boast a beautifully landscaped, music-themed designed lobby and will also be family oriented, providing to needs of the young and old,'' Titijaya group managing director Datuk S.P. Lim said at the sales launch of Beauty City at the Tiaraville property gallery in Subang Jaya.

Lim said the company had surveyed several overseas residential development concepts and found that the facilities available included health and beauty centres.

''These centres help to raise the value of such properties. Hence, we are including such facilities in our Tiaraville,'' he said, adding that sales of Tiaraville Suites had been fantastic.


Now all wives and girlfriends of Tiaraville property owners will be able to look nice and pretty everyday. That alone should push the value up. :D

[patrick]

"Purchasers will enjoy 14% net guaranteed rental returns over two years."

Let me add in a word of caution when the above appears. No, I am not refering directly to this Tiara project. When you read such "guarantees" please be very aware... Who guarantees you? What if the company close shop? What if they are unable to rent out their premises at all like Pantai Junction? What do you do next? I have a friend who is now paying the price for such "guarantee". So, do be careful...

Rgds.

[AllUrban]

Hi

M is thinking about moving to TiaraVille from his current home. Although the current home is closer to work, the location of TiaraVille and the local amenities are a strong advantage.

So, M would like to ask the following questions:

1) When is the scheduled occupancy date for the first phase of TiaraVille?

As I see it right now, they have not yet topped off the building so there is a long way to go. To compare, the Boulevard Condominiums at Holiday Villa (which has its own set of colourful, fruitful amenities) are topped off and painted etc. but occupancy is scheduled for June 2006.

2) My current lease will come up in Dec 2006. Does anyone in this forum, including those who have purchased already, know of anyone who is interested in renting out their unit for a 1 year lease with potential for extension? I am flexible on the type of unit as well as other details.

Cheers, m

[sly]

anyone bought saujana residency or interested of getting one? wanna get some feedback before i start a new thread... :D

btw, quite interested in tiaraville but later decided to get saujana instead...but personally i feel that tiaraville is better for investment....

[CS Chua]

Allurban, Block A was launched in February last year and the S&Ps signed in March onwards. With 3 years as the completion date, handover will be in early 2008. The other blocks were lauched later so it will be delivered later part of the same year.

As for rent, sorry, you are too early. Check again in 2008.

[AllUrban]

Allurban, Block A was launched in February last year and the S&Ps signed in March onwards. With 3 years as the completion date, handover will be in early 2008. The other blocks were lauched later so it will be delivered later part of the same year.

As for rent, sorry, you are too early. Check again in 2008.

um...rats! rats, I say! Now I gotta start looking over by Sunway :(

Or maybe the Mentari Court buildings beside Setia Jaya and Leisure Commerce Square...with the money I save, I can buy a lot of locks for my doors

Cheers, m

[CS Chua]

Why not single story houses in SS14 or SS15? They are only going for $700-750. Double storey should be $850-1K. I think it is more worthwhile to rent landed properties than condos.

[starrnorth88]

I think wrong word in the brochure

It is not "Purchasers will enjoy guaranteed ......

it is "'Sellers will enjoy guranteed

[AllUrban]

Why not single story houses in SS14 or SS15? They are only going for $700-750. Double storey should be $850-1K. I think it is more worthwhile to rent landed properties than condos.

Good point

Well, I was basically looking for location (x3), security, and a different living experience.

I've also considered single story houses, but I havent had much time to look.

Most likely I'd live in SS12, I have heard alot about crime in SS15 and I dont want to be too close to my students either.

SS14 is on the other side of the highway. Ive been there 1 time in 1 year...Subang Jaya is not pedestrian friendly.

Of course, with this elevated highway going in, I dont think my life in SS12 is going to be too pleasant....

Cheers, m

[Kenneth20]

The developer told me that there wongt be any flyover infront of Block A...and now there is stuuupid flyover coming up infront of our unit!!\

tell me how cheated i got ..!!

[mad1126]

The developer told me that there wongt be any flyover infront of Block A...and now there is stuuupid flyover coming up infront of our unit!!\

tell me how cheated i got ..!!

You mean to say the we will directly facing the flyover? My block is also block A. :( That's is pretty bad. Where is your direction? I'm facing the Pool.

[AllUrban]

What blocks are under construction now?

As far as I can tell, the first 4 or 5 levels are for the shops and garage anyways...so the flyover isnt going to pass in front of anyone's flat..

If you live on that side of the street, your view is going to be jalan kamajuan anyways.

Is there a huge difference between having a view over Jalan Kamajuan without the flyover and with the flyover? How much more noise will there be?Enough to disrupt your enjoying of your apartment?

Hmmm...I wonder how the workers at Mesianaga will react to having cars the driving past their windows.

Cheers, m

[Kenneth20]

Initially the stoopid flyover was supposed to be after the Mesiniaga stretch but now, you could see construction of the flyover structure in front of all your units facing the road. Elevated flyover=elevated noise=elevated poluttion of noise and also dirt!!!

I guess the TiaraVille management should make some noise la!!!
Block B people will suffer most!

:mad: :mad:

[CS Chua]

My sentiments the same too. We should get together and get compensation from the developer if they had lied and hid the truth from us. They cannot expect us to let them get away with it. Can somebody get an official reply from them?

[Kenneth20]

I went to the show unit and F-UP the sales person alr....
and they said its not their problem and they sounded very stoopid....?? :mad:

I want to speak to the Chermaine Lim....!!
I want to call her up personally on Monday!



CS Chua...any ideas?

[CS Chua]

I think the first thing is to get the facts right. Did the developer know of this flyover prior to selling the units? If so, I think they are in serious breach of ethics. Perhaps somebody can take a photograph of their mock-up sitting in the center of the showroom. It definitely did not show a flyover near block B. This is evidence.

[pcyeoh]

Before you guys get too excited, has anyone of you check with the LLM how close those interchange bringing in traffic from the old Subang Airport will come near to your windows? Don't ask the developer to show you as he could have shown you the version 1. The recent concern by residents in SS 12 and 14 resulted in the redrawing of the plan and could have tai chied the interchange away from their areas and God knows where it has landed now.
You guys who have boughts units here cannot claim that you were cheated for not being told about the flyover coming in from the old Subang Airport. If I am not wrong, the original plan is for the road coming in from the Airport to be underground and only surfaces up at the SJMC. But it will be damned costly. As I see it now that it is coming in by flying in, can you imagine that this road will have to fly over the Sunway Ramp which is already three tier high, I wonder how the heavy vehicles going to climb that gradient. And it will be even trickier if there is a jam heading into Subang Jaya. Many of these vehicles will 'gostan balik.'

[Kenneth20]

I think the first thing is to get the facts right. Did the developer know of this flyover prior to selling the units? If so, I think they are in serious breach of ethics. Perhaps somebody can take a photograph of their mock-up sitting in the center of the showroom. It definitely did not show a flyover near block B. This is evidence.


Initially they told us the flyover will be at the SJMC area ONLY... as PCYeoh mentioned, there were some taichi elements involved now..

The sales person is Mr Eric and Ms Sharon from TiaraVille...

You see, even how low the flyover, its still a flyover!....

I pity those Block B buyers especially!

:(

[starrnorth88]

Those salesman in T-ville very smart. They told me earlier that the car park is now higher and so the residential units are even higher, so avoid seeing the electricity cable and cannot see the flyover.

[JoeJaffar]

did they even mentioned that there's gonna be a new TNB main intake substation at where the naza/kia car lot is? and that the existing transmission towers are being raised higher to clear the subang/kelana ramp?

[AllUrban]

did they even mentioned that there's gonna be a new TNB main intake substation at where the naza/kia car lot is? and that the existing transmission towers are being raised higher to clear the subang/kelana ramp?

Tiaraville (and SS16) is sounding less like a wonderful place to live........

Oh, and knowing how truck drivers seem to behave (e.g. heavy trucks using Jalan Usaha) I wonder how long it will be before some fool disregards the warning signs and somehow strikes the wires...

Perhaps the new station will then clear the way for more development in the areas closer to the KTM station, where the existing substation is right now (and on the other side where the food/magazine sales trucks are).

Here are two things definitely necessary for the new KTM station...elevated parking lots/garages and a loop/bay for all of the buses/minibuses. Currently 3 minibus routes, 1 shuttle bus, and the future rapidKL shuttles...

Cheers, m

[chloe_luv]

Hi guys, I am a buyer for tiaraville (Block A) as well. Just come across this forum and found it very informative.
A bit shock on the flyover, not even know there will a flyover when purchase the unit
:( It had been almost a year, i guess the progress of the development kind of slow...

[CS Chua]

Is there a law that require housing developers to release all material information? Good and bad information. If not, then it is time to enact one. Any legal eagles around? Perhaps the National House Buyers Association should take up this case as an example.

[EricK]

Is there a law that require housing developers to release all material information? Good and bad information. If not, then it is time to enact one. Any legal eagles around? Perhaps the National House Buyers Association should take up this case as an example.

there is but tiaraville does not fall under the Housing Development Act because it is on commercial land..

[Jose Mourinho]

Sheeesh. Up sh*t creek in a leaky canoe without a paddle.

:mad:

[ghkok747]

Is there a law that require housing developers to release all material information? Good and bad information. If not, then it is time to enact one. Any legal eagles around? Perhaps the National House Buyers Association should take up this case as an example.
Erick is right ... the whole development is on commercial land so it is not protected by Housing Development Act.

Got an idea - try pushing the developer to install "double-glaze" windows and sliding doors that face the flyover. This will cutoff the noise. I know it is very common in Spore. I got a friend who stays in Spore, his apartment faces the MRT, very near, but when the train passes by, you can see the train very clearly through the window but you cannot hear the noise.

[ghkok747]

Tiaraville (and SS16) is sounding less like a wonderful place to live........

Oh, and knowing how truck drivers seem to behave (e.g. heavy trucks using Jalan Usaha) I wonder how long it will be before some fool disregards the warning signs and somehow strikes the wires...

Perhaps the new station will then clear the way for more development in the areas closer to the KTM station, where the existing substation is right now (and on the other side where the food/magazine sales trucks are).

Here are two things definitely necessary for the new KTM station...elevated parking lots/garages and a loop/bay for all of the buses/minibuses. Currently 3 minibus routes, 1 shuttle bus, and the future rapidKL shuttles...

Cheers, m
Did you mention "new KTM station" ? I didn't know there's going to be a new station ... is it confirmed ?

[CS Chua]

Double-panel window was already in my mind when I bought the unit. Good idea. Perhaps the developer should pay for everybody facing the flyover.

[AllUrban]

Did you mention "new KTM station" ? I didn't know there's going to be a new station ... is it confirmed ?

No, I should have said "New TNB substation." As for a "new KTM station"...as in, KTM station renovated and improved...with a bus loop and elevated multilevel letak kerata....

I hope it happens, but I havent heard anything. I have no idea how to contact KTM and make the suggestion either.

Cheers, m

[CS Chua]

Has there been any new development regarding Tiaraville? Has anyone got new info to share? Like the progress and also that "infamous" ramp.

[AllUrban]

well, look at it this way...It seems that the Subang Ave. project involves building 4 towers between the TiaraVille site and the Carrefour....

Everyone who bought a unit in the west tower of Tiara Ville (the one that is under construction now) has now lost their sunset view...and their privacy...

I would hate to live on that side of the TiaraVille building as the construction of Subang Ave takes place....eeek!

Hmmm...as for the ramp, the pillars are in place and the concrete segments will be brought in 1-2 months.

Cheers, m

[CS Chua]

Thanks, Allurban. Good point about the proximity of those 2 towers. However it is e-Tiara that is affected and not Tiaraville. And also if you are above the 10th floor, you will not be affected as the Subang Avenue is only 10 storey high. Tiaraville is 20 storey high. :D

[AllUrban]

Thanks, Allurban. Good point about the proximity of those 2 towers. However it is e-Tiara that is affected and not Tiaraville. And also if you are above the 10th floor, you will not be affected as the Subang Avenue is only 10 storey high. Tiaraville is 20 storey high. :DAh, thanks for the info.

e-Tiara is the building that is being constructed right now? The one being marketed at young professionals and business owners (who may have offices in the retail podium downstairs)?

If so then it's ok, young people these days, so wrapped up in their wired, high-tech world...cannot really appreciate sunset :p

Ok, so I walked past the site on my way to the SubPar mall (oh, a pun :p) and took a closer look...I noticed that most of the brick walls have been plastered over, except for the top 3 levels and the podium. Hopefully painting will start soon.

An idea hit me while I was there...I think that it would be an interesting idea to have links (direct links or bridges) between the retail/office podiums of TiaraVille, Subang Ave, and Carrefour (and can even extend to SubPar and Consplant and MD Petaling).

When the building that will be built between TiaraVille and Mesianaga is completed (and they will build it sooner or later) then there would be a direct pedestrian link from one end of SS16 to the other...no need to go outdoors. With better public transport service, also no need to have a car...

Shopping, offices, restaurants, public transport...all connected....a bit like the BB Plaza and Sg. Wang, or the Harbour City complex on the west shore of TsimShaTsui in HK, or the PATH underground complex in Toronto.

Thoughts?

Cheers, m

[pcyeoh]

In fact there was a plan to build a Subang Walk connecting Subang Parade on one end and extending all the way to Sunway Pyramid and where pockets of area which are void will be converted into sidewalk cafes. And since development along the whole stretch are being done in bits and pieces, Carrefour like Malaysia in the half past six cynic bridge project has gone ahead and build themself their portion of the Subang Walk. The Big Bird Park which started first looks like it is down with the avian flu. The CCC (Children Creativity Centre or better known as the CCC (in hokkien tiga kali si meaning 3 times die) complex is better off renamed as the Die Die Die project. In fact I think the whole project should be renamed Subang Crawl. It is not even walking.

[CS Chua]

If I remember correctly the Tiaraville developer promised a canopy to cover the roadside all the way to the KTM station. That will be nice if it covers all the way to Summit and Sunway too. Walking is better than driving these days.

And yes, a link will be superb to link all these buildings. In Minneapolis, they linked their buildings so that you do not have to go out into the cold weather during winter. We should link it so that we do not have to go out into the hot and humid weather (or rainy season.)

[AllUrban]

In fact there was a plan to build a Subang Walk connecting Subang Parade on one end and extending all the way to Sunway Pyramid ... I think the whole project should be renamed Subang Crawl. It is not even walking.Yes, I've wondered about that empty Square in front of Carrefour. Ah, well, must learn to crawl before walk :p

Heheheh this same route today...can be called Subang X-Treme Road Challenge :p

Or Subang(,) Walk (if you dare)

Cheers, m

[AllUrban]

If I remember correctly the Tiaraville developer promised a canopy to cover the roadside all the way to the KTM station. Waaah so cool...hopefully it will be on the other side of the road, so people do not have to walk beside the ugly, dirty loading dock of Carrefour....

Hmmmm...I have a few ideas Id like to pass on to SubPar to improve their mall...these ideas would tie in nicely with their current renovation project.

I would like to see more canopy walks and elevated walks in the SS16 area, for example, from KTM to SubPar, using the new back entrance to the Digital One Centre, or from SubPar to Carrefour.

Today I was looking out the window beside Uncle Lim's and I noticed that next to the Garden Centre there is a very large, once-nice-but-now-poorly-kept fountain and sitting-out area...and just outside of that window by Uncle Lim's is a very large terrace. Both areas could be lovely places to sit and relax and have a teh tarik...

Just as Summit has improved by adding the Cabana Club, SubPar will become better by improving their accessability. The more opportunities there are to get people to walk inside, outside, and through the mall, the more customers will come.

With these new residential and commercial developments coming in, SubPar and Carrefour will definitely benefit if they invest in the SS16 community.

Cheers, m

[Kenneth20]

I am happy with the development of this project..its doing very well..

[CS Chua]

Would you like to share your happy thoughts with us? :)

[Kenneth20]

I can see that, the foundation was completed, which is the most vital structure of the buidling..

that already makes me happy...

[PJS]

That will be nice if it covers all the way to Summit and Sunway too. Walking is better than driving these days.

Heheheh this same route today...can be called Subang X-Treme Road Challenge :p

Or Subang(,) Walk (if you dare)

Cheers, m

Hahaha, that's funny...If you try to walk from Subang Parade to Sunway Pyramid, it is an X-treme road challenge alright. But at least, half way, there is a hospital to cater for any 'emergencies' :D

Seriously though, that is a good idea, provided they build covered walkways, maybe some parts with walkalators, provide additional R&R kiosks with food or drink stalls, and it will be a fun and SAFE walk to Pyramid.

I just noticed a big poster opposite Subang Parade/Carrefour traffic light junction showing a woman with lots of shopping bags coming out from Sunway Pyramid.. the message is something like "Subang Jaya is a shopping heaven"... why don't they make this pedestrian mall idea happen?

Better still, build an underground city from SS16 to Sunway Pyramid to rival the Raffles City/Citihall MRT-Suntec Tower underground mall in Singapore, hehehehe that'll be cool :D

But as usual, realistically, if it happens, we can expect MPSJ to build it for umpteen millions of RM, and leave it to ROT! :(

[CS Chua]

Any buyers in this thread bought their second car park? Just curious.

[AllUrban]

why is there so much space between the area where the two towers are bing constructed? Will that be the mall or retail podium?

Is it meant to connect the two buildings?

Cheers, m

[AllUrban]

the first building (e-tiara?) is completely painted and lit...they have even finished the garden on the top of the podium, and added lights into the trees.

The building looks quite nice...and I wish it was available, because I would be willing to live there...Ive got to move soon as the kewajipan flyover construction is moving closer and closer to my house.

Cheers, m

[CS Chua]

why is there so much space between the area where the two towers are bing constructed? Will that be the mall or retail podium?

Is it meant to connect the two buildings?

Cheers, m
If you are refering to Tiaraville, those areas are common areas for the residents. There will be swimming and wading pools, halls, etc etc It is just above the car parks.

e-tiara looks completed and the buyers may have their keys sooner than expected. It will be interesting to find out how good the rentals are. Perhaps you should wait and get a good rental and lock it in for 3 years. ;)

[Blue Jasmine]

Is the second parking worth purchasing? they are selling for 18000 for one extra parking. Anyone has bought?

[Blue Jasmine]

I just wanted to check out ..wouldn't it be so overcrowded if Subang Avenue is build there. I thought is such a tiny piece of land for a shopping complex with 4 blocks of serviced apartment. Wouldnt the rats from the food store at the shopping complex climb up the serviced apartment? I think that area will get so conjested until....i really dont know what is the implications here. Negative or positive? Can anyone advise?

[CS Chua]

I just wanted to check out ..wouldn't it be so overcrowded if Subang Avenue is build there. I thought is such a tiny piece of land for a shopping complex with 4 blocks of serviced apartment. Wouldnt the rats from the food store at the shopping complex climb up the serviced apartment? I think that area will get so conjested until....i really dont know what is the implications here. Negative or positive? Can anyone advise?
I asked the same question awhile back in another thread. Basically if you are staying in your own unit long term, then it is worthwhile. If it is for rental, there are pros and cons.

I thought it was $15K. Did it go up? I checked with them the last time and there were still about 300 vacant lots.

[Blue Jasmine]

I asked the same question awhile back in another thread. Basically if you are staying in your own unit long term, then it is worthwhile. If it is for rental, there are pros and cons.

I thought it was $15K. Did it go up? I checked with them the last time and there were still about 300 vacant lots.


Yes same here..I heard that they only have 50% sold out or somewhere that %. I really hate to think much further. Only knows when it happened. I dont mind staying there but we have 2 cars. Where am i going to park the other car? Outside the road ar? thinking of buying the extra parking but really don't know. Aiyor...hard to make this type of decision lar..Some more no extra money la....

[CS Chua]

If you move in before I find a tenant for my unit, I can rent my parking lot to you. :D But you will have to return the key card when a tenant is found unless the tenant does not have a car. If this is the case, I will earn extra income from the parking lot. :D :D :D Way to go!!!

[starrnorth]

it all depend onthe maintainence company.. You have to pay maintainence fees every month to the managemetn company.

If you have 2 cars, you can sell the other one becuase you don't need it - KTM is nearby, carrefour, subang parade, RapidKL also nearby.

[Blue Jasmine]

If you move in before I find a tenant for my unit, I can rent my parking lot to you. :D But you will have to return the key card when a tenant is found unless the tenant does not have a car. If this is the case, I will earn extra income from the parking lot. :D :D :D Way to go!!!


Not a bad idea, how much will you rent then? Just checking out...

Thanks,
Jonalice

[CS Chua]

Not a bad idea, how much will you rent then? Just checking out...

Thanks,
Jonalice
Too early to tell. Anyhow I am looking forward to see e-tiara being fully occupied. That will bring some life to that area. Probably a few 24-hour teh tarik stalls will sprout up too, together with a couple thousands of cars.

[JSnuka]

Anyhow I am looking forward to see e-tiara being fully occupied.

There is a very serious oversupply situation brewing. There are 5 serviced apartment projects in SS16 alone ... yet even Tiaraville, which will be ready ahead of Subang Avenue and Saujana Residency, is not fully sold.

A bit further, there is One Subang, Westend Studios, USJ 1 Avenue, Subang Boulevard and the upcoming Impian Meridian ... not to mention the revived Rythmn Avenue and Newgate 21, and Suriamas and the upcoming South Quay in Sunway.

All these projects within a few kilometres of each other ... and the property market is currently very very slow (ask any lawyer or real estate agent) with some people expecting it to get worse in 2007/08.

What I'm trying to say is that investors hoping to rent out the units at RM2K are likely to be in for a long long wait ... same goes to those hoping to sell (flip) their units at a profit.

And the situation is unlikely to get better in the next few years.

[Kenneth20]

Th TiaraVille condo is 95% sold...

and the LRT will be a walking distance...so tell me, who dont want?

[JSnuka]

1. KTM, proposed LRT :D

2. The target tenants generally have their own cars :cool:

3. wah ... about one year from completion, still not sold out ah ... I thought everyone wants a unit or two :eek: (no offence ya, just friendly sarcasm)

4. Serviced apartments are not really 'condos' (Commercial vs residental)

[Kenneth20]

If you are so sceptical abt buying a unit, I suggest that you dont buy-la.
Go buy a unit in Jinjang or Klang, its cheaper what and fits all your requirements. :D

Usually people like you who talks so much are not working in action..
anyway, you dont be supirsed, the 5% is waiting for you to buy it all.

Dont fish for people's opinion and then come back with your FXCK answer.

[CS Chua]

I guess the one with the best value for money will survive. However e-tiara and Tiaraville have a good head-start. The others will be completed later so the competition will only be felt one year later. Moreover e-tiara studio units target different clientele unlike Saujana Regency so really, there is no comparison between that two condos. Perhaps between Saujana Regency and Tiaraville as both have apartments with 2 - 3 rooms. It will be interesting to see how these 2 condos compete for tenants.

The other condos are not walking distance to the KTM and the proposed LRT station so should not be included for comparison. It is about location and convenience.

Having a car is nothing unusual and only to be expected. The question is, why drive when you can take the LRT to work? Especially when the price of petrol is only going up and not down? By the end of next year, it will probably be between $2 - $2.50 per liter.

[starrnorth]

I think all the people stayin in the midde of SJ and in the middle of USJ will now move to the tiara / saujana / jana towers / subang avenue etc so as to closer to the highway,thinking they can avoid the jam and slow traffic.

But don't you think it is a good location - joggin track nearby, shopping at your doorstep to spend all your money, club house at holiday villa, 2 hotels nearby for you to gorge your buffet hi-T, KTM to go to midvalley to spend some more money, walk across the road to buy your favourite 4-D numbers and more makan shops, teh tarik..... oh, and also a hospital nearby, and colleges...

Wait for me - I better go buy one for myself now.

[JSnuka]

Dude ... instead of refuting opinions that u disagree with, u resort to personal attacks. Shows ur level of maturity :D

Btw I didn't "fish" for ur opinion :rolleyes:

Dont fish for people's opinion and then come back with your FXCK answer.

[JSnuka]

I guess the one with the best value for money will survive. However e-tiara and Tiaraville have a good head-start. The others will be completed later so the competition will only be felt one year later.

Agree e-tiara/tiaraville's main advantage is that they will be completed sooner. But I think tiara and saujana residency compete for the same tenants: local PMEBs (profesionals, managers, executives, businessmen) who earns RM5,000 and above. Let's say (in the best case scenario) ... the rent is RM2,000 for a 2-room unit ... who else can/are willing to rent at that price? Expats? ... SJ is not Mont Kiara or Bangsar. Yuppies/wannbe yuppies? They prefer somewhere hip like Damansara.

Methinks that there are not enough PMEBs to fill up the apartments that will be ready in the next few years ;)

[JSnuka]

Bro Chua and Starrnorth,

People who use LRT, and especially KTM, are overwhelmingly students, working class and lower middle-class people. Not the sort who pays RM2K (again, in the best case scenario) to rent an apartment.

Do try to take KTM at rush hour .... I tried: I observed the demographics of the passengers during the 20-minute wait for the freaking train ... inside it was packed like a can of sardines, it was hot and stuffy and sweaty ... not an experience I'll care to repeat.

And try asking female friends taking public transport to relate stories of encounters with perverts.

Why would anyone with RM2K to burn (and an ounce of common sense) put up with such inconvenience day in and day out? They'll settle for a cheaper apartment and use part of the RM2k to pay for car and petrol :D

[Jaytea]

I dont mind staying there but we have 2 cars. Where am i going to park the other car? Outside the road ar? thinking of buying the extra parking but really don't know. Aiyor...hard to make this type of decision lar..Some more no extra money la....

you better buy a 2nd lot.
there are so many condos sprouting there. everyone's of the mentality that they can "save" $$ by parking outside, so, there'll be 1,000,000 cars outside. and this is within the vicinity of subang parade and c4. the mpsj people do come to saman, so, after a while, you'll be wondering where to park the 2nd car as the public road is not available for your parking.
trust me.
you won't regret it. it is a neccessity

[daws]

if u have the money and the management co allow it, u should buy more than 2 , it will definitely be worth it when the whole stretch of multi storey condos are fully erected, and when carrefour starts charging for parking, Space is finite!

[CS Chua]

Regarding rental, I think e-tiara's studio unit (partially furnished) will go for around $800.00 which will give the landlord about 6% yield, which is not too bad. And the tenant gets security, swimming pool, gym, BBQ pit, et and all the conveniences that the location offers. This will appeal to professional singles and couples without children. The average income of a working couple is around $5,000.00 so $800 is reasonable.

For the 3-bedroom units, $1,500.00 is reasonable for a partially furnished unit. That will give about 7% yield on a $250,000.00 investment. I know of people paying $1,800.00 for a fully-furnished unit in Court 10. I would think the location is superior than the Goodyear Courts so it should be rated higher in my opinion.

A lot will depend on the economy next year and the following years. Can we sustain a 6% growth? If yes, then the answer to the above scenario is also positive.

[JSnuka]

Agree a lot will depend on the economy.

You used the following formula to calculate 7% yield, right?
Monthly Rental (RM1,500) x 12 month / Purchase Price (RM250K) x 100 = 7.2% ROI

a. The formula excludes various expenses such as maintenance fee, sinking fund, cost of fixing the wear and tear, assessment + quit rent (commercial property will be charged higher), an estimated cost of vacancy rate (the time it takes to change a tenant and how long it takes to find a new tenant) and possibly the cost of finding a tenant (real estate agent's commission, i.e. one month's rental). Not to mention unpaid rental and damage if one gets a bad tenant.

b. If an investor pays the 250K in cash, fine ... he might still enjoy around 6% net return. But if he takes a loan ....say 80% financing for 25yrs @ 6.75% interest ... will he even have a positive ROI?

[JSnuka]

All the SS16 projects have some sort of studio units:Tiaraville has one whole block of them, Subang Avenue has quite a few studio units, Saujana Residency has 1B and 1+1 types, e-tiara has the 1+1 type (but no 1B or 'no partition' types, correct me if I'm wrong) while Jana Towers has the "studio in an apartment" concept.

Moreover e-tiara studio units target different clientele unlike Saujana Regency so really, there is no comparison between that two condos. Perhaps between Saujana Regency and Tiaraville as both have apartments with 2 - 3 rooms. It will be interesting to see how these 2 condos compete for tenants.

[CS Chua]

Personally I am not looking for anything return positive but just to have someone to pay some of my mortgages, that is all. If the tenant can pay 80 - 90% of my monthly installment in the next 5 years, I will be smiling all the way to the bank. :D Let the future take care of itself. I am sure 7 years from now, things will be better.

[AllUrban]

All the SS16 projects have some sort of studio units:Tiaraville has one whole block of them, Subang Avenue has quite a few studio units, Saujana Residency has 1B and 1+1 types, e-tiara has the 1+1 type (but no 1B or 'no partition' types, correct me if I'm wrong) while Jana Towers has the "studio in an apartment" concept.The other thing that is worth considering is the temporary students and the expat workers...since they are generally without transportation and therefore, stuck in Subang :p they will be willing to spend more in order to live in a convenient and lively area.

Right now the market in the Subang area is mostly 2-3 bedroom apartments, and a little bit costly....It can be inconvenient because you end up having to share a place...so having convenient 1+1 and studio apartments will be very helpful...

I heard that the studio apartments at e-tiara are more like the 'loft' style developments, which have become very popular in North America....rather than the traditional studio apartments....so Im thinking that this will also encourage buyers/renters, since people will be more interested to stay in a "loft" than a studio.

Cheers, m

[Blue Jasmine]

if u have the money and the management co allow it, u should buy more than 2 , it will definitely be worth it when the whole stretch of multi storey condos are fully erected, and when carrefour starts charging for parking, Space is finite!

Ermm...if Carrefour start charging parking i will go Tesco or Giant or Mydin for grocery...heheheheh

[CS Chua]

I just went to the Tiaraville site office for a little chat and asked the salesman there about the resale price of the e-tiara condos. They will be receiving the keys soon, a few months ahead of schedule. To my surprise he said a couple of units were transacted at 30% above the original selling price! He did mention that these were the cheaper studio units and not the more expensive ones.

Even so, I am rather surprised by it. I was expecting not more than 20% for the cheaper units and not more than 15% for the higher priced units. I guess there are people laughing all the way to the banks now. :cool:

[JSnuka]

A salesman for the developer of e-tiara, who is now selling tiaraville, is not exactly the most objective and neutral person to ask, is it :D Have u asked for documents to back up his claims?

Transactions in the secondary market and a 30% price appreciation when the keys are not even handed in yet .... forgive me for being rude, but I can't help LOL.

Hmmm, with the soft market and lots of new projects coming online in Subang, if there is not enuff demand ... sooner or latter, prices will drop like a rock ;)

[sinleong]

If you are so sceptical abt buying a unit, I suggest that you dont buy-la.
Go buy a unit in Jinjang or Klang, its cheaper what and fits all your requirements. :D

Usually people like you who talks so much are not working in action..
anyway, you dont be supirsed, the 5% is waiting for you to buy it all.

Dont fish for people's opinion and then come back with your FXCK answer.

i guess JSnuka has a very good point. there is a huge oversupply in subang jaya at the moment. i doubt u can even get 6% returns on the units. i think the reasons have been posted in here already, no need for me to repeat. if u want clear evidence, just wait and see what happens next year.

[sinleong]

My sentiments the same too. We should get together and get compensation from the developer if they had lied and hid the truth from us. They cannot expect us to let them get away with it. Can somebody get an official reply from them?

well..not only about the flyover...they also lied that inti college was going to build a campus on the very land that they are now building more new condo blocks...

well..dont worry so much about the flyover...u soon get used to the noise

[sinleong]

I think all the people stayin in the midde of SJ and in the middle of USJ will now move to the tiara / saujana / jana towers / subang avenue etc so as to closer to the highway,thinking they can avoid the jam and slow traffic.


well... let's look at the historical trend. more than 10 years ago, there was great demand for condo units in pandan area and many parts of KL due to their close proximity to the city. now, there is a condo slump. unless you are looking at exclsuive areas like mont kiara where > 50% are expatriates, people are starting to move into landed properties... maybe because they have bigger families. this resulted in a push for landed properties which led to the dramatic price increase after 1995

[sinleong]

Bro Chua and Starrnorth,

People who use LRT, and especially KTM, are overwhelmingly students, working class and lower middle-class people. Not the sort who pays RM2K (again, in the best case scenario) to rent an apartment.

Do try to take KTM at rush hour .... I tried: I observed the demographics of the passengers during the 20-minute wait for the freaking train ... inside it was packed like a can of sardines, it was hot and stuffy and sweaty ... not an experience I'll care to repeat.

And try asking female friends taking public transport to relate stories of encounters with perverts.

Why would anyone with RM2K to burn (and an ounce of common sense) put up with such inconvenience day in and day out? They'll settle for a cheaper apartment and use part of the RM2k to pay for car and petrol :D

Yes JSnuka, you are quite right. one of the reasons i did not buy a unit at Tiara was the prospect of joining the weekend shopping traffic jam outside carrefour and subang parade. imagine also when there is a sale over at carrefour and you are rushing to get out of our condo....
and considering that almost every unit will have at least 1 or maybe 2 cars... we will suddenly see literally thousands of cars coming out of the area each morning and the same few thousand going back in the evening. the parking lot will be jammed and the access roads will be jammed. and our KTM sardine can will be bursting with ketchup from the increased commuters too...

[Blue Jasmine]

I just went to the Tiaraville site office for a little chat and asked the salesman there about the resale price of the e-tiara condos. They will be receiving the keys soon, a few months ahead of schedule. To my surprise he said a couple of units were transacted at 30% above the original selling price! He did mention that these were the cheaper studio units and not the more expensive ones.

Even so, I am rather surprised by it. I was expecting not more than 20% for the cheaper units and not more than 15% for the higher priced units. I guess there are people laughing all the way to the banks now. :cool:

Is true very unbelievable but then when u think again it could be possible, I called last week and ask about their rental and they say is RM1300 for 692 sg feet(half furnish) and RM1800 for 800+ sq feet (half furn).

Just wondering if Mont Kiara area rental can be so high why not subang jaya area? Can some one explain? thanks in advance.

[Blue Jasmine]

[Originally Posted by starrnorth
I think all the people stayin in the midde of SJ and in the middle of USJ will now move to the tiara / saujana / jana towers / subang avenue etc so as to closer to the highway,thinking they can avoid the jam and slow traffic.



True..u stay in USJ area just imagine the number of traffic lights u have to go thru and at the end is either the stupid summit traffic lights or the so-so okay sometimes SS 19 exit. If you go closer to the highway u just waste ur stress on 1 or the most 2 traffic lights. So i think the traffic lights Stress is the main culprit. Tell me who likes the traffic light..we always wish it stays green. hahahaha

[CS Chua]

Have u asked for documents to back up his claims?
No. BTW, do you, yourself, ask for documents everytime somebody makes a claim? :D

It was just an informal chat with him and was not an investigation. He has no motive to lie as e-tiara is fully sold. Even if he was poorly informed, it does not really matter as I did not buy e-tiara.

Parking is always a problem everywhere. I have been to other condominiums and have seen long stretch of cars parked by the roadside. Very typical scenes and so it will not be unusual for Tiaraville. Good thing, Tiaraville has 1,200 parking lots.

It was also brought to my attention that the road separating e-tiara and Tiaraville are public road. That means, a person does not have to drive around Carrefour to get back to the main road. Tiaraville will have one on the other side too so these 2 access roads will be very helpful.

As for the resale and rental pricing, we will know better come CNY 2007. Hopefully the LRT station is announced by then too.

[AllUrban]

He mentioned that the smaller apartments had appreciated, correct?

Perhaps the reason is that in Subang Jaya, there are so very few 1 bedroom and 2 bedroom apartments....so once they were put on the market, there was already demand for them....

but I dont think there is enough demand to support the claim of 30% appreciation....

Cheers, m

[CS Chua]

Bro Chua and Starrnorth,

People who use LRT, and especially KTM, are overwhelmingly students, working class and lower middle-class people. Not the sort who pays RM2K (again, in the best case scenario) to rent an apartment.

Why would anyone with RM2K to burn (and an ounce of common sense) put up with such inconvenience day in and day out? They'll settle for a cheaper apartment and use part of the RM2k to pay for car and petrol :D
Let's see what will happen when the price of petrol reaches $3 per liter in the not-too-distance future. Thailand was above $3 at one time. The higher the price of petrol, more people, including the middle class, use public transport. This is inevitable. It happens worldwide. In places like Melbourne, London, NY, Bangkok, Singapore etc you will see the middle class and nicely suited executives using their LRT. Why do you think Kuala Lumpur is any different?

When a person invests into a $270K - $300K property, he/she does not look only 3 years ahead after completion unless they are speculators. I would think it is wise to look 5-10 years ahead. Would your scenario above hold true in 5-10 years time? Can it stand the test of time?

Tiaraville will be handled over by early 2008. According to current proposal, the LRT station near Carrefour will be completed in 2009 (or 2010 if delayed.) This can only be good for the many condos here and will certainly boost up its values. Look at the MRCB condos at KL Sentral. From the initial $450 psf, it is now selling at above $600 psf. The average price psf for all the 4 projects here is around $300 psf. When the LRT station is completed, what do you think will be a reasonable price when the KL Sentral condos are only 25 minutes away by train? (just a rhetorical question.)

Hence, the projects here are not as bad as some of you put it. For the prophets of doom, I guess they will never be satisfied but for the investors who have put in their hard-earned savings, the potential is there. Like everything else, there is always a risk; economic collapse, political uncertainties, global conflicts, KLSE meltdown, etc. But if you are not a risk taker, go and put your money in a FD (3.2%). That is relatively safe.

[LinusLMS]

I am a buyer of TiaraVille apartment, Black A, 6 floor.

Don't know whether I have made a correct decision in buying this unit or not.

Already 2 drawdowns.

Anyone can advise?

TQ.

[AllUrban]

On Tuesday this week (iirc) Hektar Group placed a prospectus for a REIT into the Star Newspaper...

Why does Hektar (owner of Subang Parade and Mahkota Parade) want to create the REIT and gather investment from the public? Maybe they have plans for an expansion of their products...perhaps the developments in Subang Jaya and Melaka, combined with the buzz about LRT, has encouraged them to make plans for expansion of their malls.

If an expansion is in the works for Subang Parade, it would lead to appreciation of nearby projects.

Cheers, m

[CS Chua]

I am a buyer of TiaraVille apartment, Black A, 6 floor.

Don't know whether I have made a correct decision in buying this unit or not.

Already 2 drawdowns.

Anyone can advise?

TQ.
What were the factors that made you decide to buy Tiaraville? Are these factors still relevant?

Pray tell why you are worried now?

[CS Chua]

On Tuesday this week (iirc) Hektar Group placed a prospectus for a REIT into the Star Newspaper...

Why does Hektar (owner of Subang Parade and Mahkota Parade) want to create the REIT and gather investment from the public? Maybe they have plans for an expansion of their products...perhaps the developments in Subang Jaya and Melaka, combined with the buzz about LRT, has encouraged them to make plans for expansion of their malls.

If an expansion is in the works for Subang Parade, it would lead to appreciation of nearby projects.

Cheers, m
Not sure how they can expand any further except upwards.

Personally, with 3 shopping complexes (Subang Parade, Carrefour, and Subang Avenue) at our door steps, I am quite satisfied. However it will be nice if a stock-broking firm build on the land next to Mesiniaga. It will be very popular for investors.

[JoeJaffar]

i think the chairman or md of hektar group also mentioned about developing a 2 acre lot next to subang parade into a mix-use development

[AllUrban]

Not sure how they can expand any further except upwards.I guess the site of the garden centre would be used for an on-site expansion...it is actually quite big and connected to the mall....

If it were up to me...Id turn Jalan SS16/1 into a nice urban street...build a parking garage over the west side parking lot in front of Parkson...and recreate the "Subang Walk" concept with lots of outdoor cafes and "hawker stalls" like they have done in Bukit Bintang...

Seriously, some development in Malaysia is totally impressive...I just hope to see more areas that are really like a "town centre" where pedestrians are important and cars are in the background.

Cheers, m

[CS Chua]

If it were up to me...Id turn Jalan SS16/1 into a nice urban street...build a parking garage over the west side parking lot in front of Parkson...and recreate the "Subang Walk" concept with lots of outdoor cafes and "hawker stalls" like they have done in Bukit Bintang...

Seriously, some development in Malaysia is totally impressive...I just hope to see more areas that are really like a "town centre" where pedestrians are important and cars are in the background.

Cheers, m
Totally agree with you 100%. I am impressed with the Bintang Walk. Even my Singaporean friends were impressed. Now, let us wish that another "towkay" will come along and do up a nice Subang Walk. :D

[stanleywkh]

Totally agree with you 100%. I am impressed with the Bintang Walk. Even my Singaporean friends were impressed. Now, let us wish that another "towkay" will come along and do up a nice Subang Walk. :D

Yes. I truly believe the whole place has the potential to be the next Bangsar/Desa sri Hartamas as well as Bintang Walk. It has all the necessary amenities and infrastructures( now and future ) to unlock its true potential. It already has a vast base of college students and may even capture the expatriate crowd that is based in the Shah Alam Industrial areas.

The nay sayers will sure have their own perception but we just look at Bangsar and Desa Sri Hartamas for a brighter side. Who would have predicted 15 years ago these 2 places would have become what they are today. My schoolmate's parents bought a house in Sri Hartamas 14 years ago abt RM250K and I did tell him this place was so ulu. Now the house is worth more than RM700K.

We as purchasers will dare to dream and believe our investment is a right decision. Hope everything will turn out just nice.

[JSnuka]

The 'rental' you were quoted is only the initial asking price, not market price. The keys are not handed in yet ... so, obviously nobody has rented the place yet.

Mont Kiara is home to lots of expats, many with fat housing allowances. SJ? An occasional 'lost' expat, like AllUrban :cool:

I called last week and ask about their rental and they say is RM1300 for 692 sg feet(half furnish) and RM1800 for 800+ sq feet (half furn).

Just wondering if Mont Kiara area rental can be so high why not subang jaya area? Can some one explain? thanks in advance.

[JSnuka]

Yes I will, if serious money is involved. Note that I do NOT imply that the salesman is lying. But let's say a salesman is trying to sell me a 250K apartment unit. If I sign on the dotted line without verifying every single one of his claims, won't I be stupid :D

No. BTW, do you, yourself, ask for documents everytime somebody makes a claim? :D

[JSnuka]

When a person invests in a property, he should invest based on its existing merits ... not what he hopes it will be. And hopes that that more middle-class people will take public transport, that SS16 will turn into another Mont Kiara/Hartamas/Bangsar/Bintang Walk ... are just that: Hopes. Dreams. Not facts.

And, as seen a couple of pages back, you didn't even calculate the estimated return on investment correctly. Are you sure you will get more than 3.2% ROI after deducting your housing loan interest? Are you taking a calculated risk or speculating?

But if you are not a risk taker, go and put your money in a FD (3.2%). That is relatively safe.

[JSnuka]

The rules of property investment is buy landed property for capital appreciation and buy high-rise property for rental.

Build about a dozen apartment blocks, upgrade the local shopping mall ... waves the magic wand, and "poof" ... SS16 becomes the next Bangsar/Hartamas? So easy?

Yes. I truly believe the whole place has the potential to be the next Bangsar/Desa sri Hartamas as well as Bintang Walk.

My schoolmate's parents bought a house in Sri Hartamas 14 years ago abt RM250K and I did tell him this place was so ulu. Now the house is worth more than RM700K..

[JSnuka]

I believe it's too early to get a clear picture of the resale and rental price by CNY 2007. During the first couple of months, the asking (not market) price will be jacked up. Then, if there is not enough demand ... the prices will start to slide down. This is what happened to several properties I have been observing this year .... within less than a year, asking prices went down by RM30K-60K.

But the SS16 projects will be especially interestng to watch. Why? By the end of 2007, e-tiara owners who haven't rented out /sold their units will be under increasing pressure as Tiaraville nears completion. Either accept substantially lower prices or face the prospect of the units being left vacant for a long long time. The pressure continues to build as Subang Avenue, Saujana Residency and Jana Towers are completed. Not too mention about a dozen other apartment projects nearby that will be ready in the next few years ... IMHO, prices is headed towards one direction - down.

[sinleong]

yes, i share the same analysis. the area is too high density, especially tiaraville. but a lot also depends on our interest rates. if interest rates go up, the price will go up but there will be few takers.

jana towers is looking at a different market segment. the last i heard, they still have quite a few vacant units. this is the reason why i disagree with some members of this forum who suggests that people will give up their landed property in usj for apartment life in ss16. people in subang jaya are not so used to the idea of paying maintenance fees. although jana towers claim they dont have maintenance fees, people in subang jaya tend to have more than 1 car. the car park rental will more than cover maintenance fees.

the majority prospective buyers that i met at the tiara and saujana showrooms are speculators and investors. these people already own a home in subang jaya or elsewhere. they are unlikely to give up their (22ft x 75ft) double storey link home to live in a 600sq ft pigeon hole. As what Jsnuka suggests, they will want to rent out their unit for some returns.

then let's look at the rental market... subang jaya do not have a large expatriate market like bukit bintang, hartamas, bangsar or mont kiara to push the rental market. subang jaya have a large students and young professionals population.

students do not give you a steady long term income because your tenants will change every 2-3 years. and i can tell you the majority of them are a pain to collect rent from. young professionals.... dont really earn much... their RM2k to RM3k per month wont be sufficient to pay the 6-8% returns expectations from tiara owners. so, you will probably get a few of them sharing or sub-letting. my experience from this market is that they are also a pain to collect rent from and they also tend to trash the place. you have to be very lucky to get good tenants. and good tenants tend to get married faster and move out to bigger abodes with their new family :) .

so... please do set aside a sum to repay your mortgage, maintenance fees, sinking fund and refurbishment fund... so, in the end you wont be left with much to take home.

i remember when i was at the e-tiara showroom looking at the prices, it crossed my mind that it would be much more worthwhile for me to invest in a ready 2nd hand unit in my place ss15 or pangsapuri ss15. e-tiara is slightly higher in price and the units smaller. if i had invested in ss15, i could move in or collect rental almost immediately, without having to wait 1.5 years for the completion and paying interests along the 1.5 years. think about it...

[LinusLMS]

What were the factors that made you decide to buy Tiaraville? Are these factors still relevant?

Pray tell why you are worried now?


Development work is too slow.
Wonder most of the buyers are Chinese, Malay or Indian. A nice and understanding neighbour is the most important to me.

[CS Chua]

Development work is too slow.
Wonder most of the buyers are Chinese, Malay or Indian. A nice and understanding neighbour is the most important to me.
Actually it is ahead of schedule. e-tiara is getting their keys 1 - 2 months ahead. Do not be surprise to receive your keys December 2007. The foundation takes the longest time to construct. The tower block will be very fast and they are working round the clock.

I think most buyers are Chinese, judging from the people who visited the showrooms.

Like everywhere else, a good neighbour is important. Let us first be good neighbours and I am sure others will be good to us.

[Blue Jasmine]

I hope you can help me...Just wondering if someone wanted to rent a place at e-tiara at RM1000 with almost fully furnish do you think is appropriate? (place is 692sq feet)

RM1000 for 1 aircond, 1 fridge, kitchen cabinet,1 hood, 1 water heater. 1 gas stove.

I really dunno how is the market now but almost caught into this deal. However i just checked out with a real estate agent (a fren) and he informed me that i was almost caught to be a fool.

Any comments?

[CS Chua]

I hope you can help me...Just wondering if someone wanted to rent a place at e-tiara at RM1000 with almost fully furnish do you think is appropriate? (place is 692sq feet)

RM1000 for 1 aircond, 1 fridge, kitchen cabinet,1 hood, 1 water heater. 1 gas stove.

I really dunno how is the market now but almost caught into this deal. However i just checked out with a real estate agent (a fren) and he informed me that i was almost caught to be a fool.

Any comments?
It will be fairer if it is fully furnished. What you mentioned above does not even come close. What about bed, mattress, sofas, TV, microwave, curtains, dining table etc?

[Blue Jasmine]

It will be fairer if it is fully furnished. What you mentioned above does not even come close. What about bed, mattress, sofas, TV, microwave, curtains, dining table etc?



Half furnish RM 1200.. Fully furnish RM 1500.

[CS Chua]

Half furnish RM 1200.. Fully furnish RM 1500.
I am not sure how the land lord can justify this price for a 692 sq feet condo unless demands exceed supply greatly. Better to wait it out and see how the market response.

[stanleywkh]

The rules of property investment is buy landed property for capital appreciation and buy high-rise property for rental.

Build about a dozen apartment blocks, upgrade the local shopping mall ... waves the magic wand, and "poof" ... SS16 becomes the next Bangsar/Hartamas? So easy?

I know the rule of thumb for property investment. What I m saying is that an ulu and quiet place like Sri Hartamas can turn out to be what it is today then SS16 does have its potential. Time will be the witness and Rome was not built in a day. Patient and within 4 to 5 years timeframe your points will eventually be proven to be correct or not.

[CS Chua]

I know the rule of thumb for property investment. What I m saying is that an ulu and quiet place like Sri Hartamas can turn out to be what it is today then SS16 does have its potential. Time will be the witness and Rome was not built in a day. Patient and within 4 to 5 years timeframe your points will eventually be proven to be correct or not.
Very well put.

[Blue Jasmine]

I am not sure how the land lord can justify this price for a 692 sq feet condo unless demands exceed supply greatly. Better to wait it out and see how the market response.


yes i know is sound silly, i checked with the developer, the management team of e tiara, the (LOCAL )real estate agent even the newspaper. Real estate agent say thats Subang Jaya. And newspaper for the SUbang boulevard is from RM1300 - RM 1800. And guese what they dont care if is 692 or 800 ..after i ask they say that is the location factor. And talking about 692 sq..just imagine how the 500sq feet rent out for about RM700-800 ??? If u want bigger house at this price go into usj...thats what they say.

[CS Chua]

yes i know is sound silly, i checked with the developer, the management team of e tiara, the (LOCAL )real estate agent even the newspaper. Real estate agent say thats Subang Jaya. And newspaper for the SUbang boulevard is from RM1300 - RM 1800. And guese what they dont care if is 692 or 800 ..after i ask they say that is the location factor. And talking about 692 sq..just imagine how the 500sq feet rent out for about RM700-800 ??? If u want bigger house at this price go into usj...thats what they say.
I know of 2 people paying $1,800.00 for fully furnished units in the Goodyear Court area (1005 sq ft). One of them is a friend of mine. There is no reason why similar units here cannot go for the same price or higher.

[LinusLMS]

So far, there already 3 drawdowns. Anybody experience the same? Just curious. Anybody taking loan from Alliance Bank?

[CS Chua]

So far, there already 3 drawdowns. Anybody experience the same? Just curious. Anybody taking loan from Alliance Bank?
I took it from Alliance too. But the number of drawdowns to-date depends on the loan you took. The higher the loan, the earlier the first drawdown starts. Looks like you took a high loan. Moreover they started on Block B first followed by Block C and D. Block A, which was launched first, is last so its purchasers will be billed later than everybody else.

[patrick]

I know of 2 people paying $1,800.00 for fully furnished units in the Goodyear Court area (1005 sq ft). One of them is a friend of mine. There is no reason why similar units here cannot go for the same price or higher.

I dont have experience with service aptments. But dont forget the tenants have to pay very steep water and TNB bills! And probably Indah too! Commercial rate lah!

[tokkok]

does anyone here know prior to purchasing unit in tiaraville (or e-tiara) that their concept was open retail? the area around the service apartments won't be gated to allow the public into the retail outlets.

maybe this is not new to others but i found this trend to be apparent for tiaraville, e-tiara, subang avenue and saujana (not sure about jana cos visited once only). the replies i got from the developers were that access keys to parking and lifts can control outsiders' movements. 24-hour cctv as additional deterrent for would-be robbers or killers - much help if the crime already been committed.

i mean who is to stop anyone from piggyback into the lift? visitor registration seems to be non-existance. how about the renovation company? who is going to determine they're legit or pretending?

remembering the 'hand salut' at the penang kastam microchip robbery, i feel the developers are focusing on income from retail rental than occupants' safety.

any feedbacks appreciated.

[CS Chua]

does anyone here know prior to purchasing unit in tiaraville (or e-tiara) that their concept was open retail? the area around the service apartments won't be gated to allow the public into the retail outlets.

I am uncomfortable with it too but I noted that condos in commercial areas are similar. They do not have the luxury of space to condon off an area. Not an unusual style in big cities and business centers.

But security is definitely slackened in my opinion. The key cards can be duplicated and people can still slip in. It is best to increase your own unit security by installing dead bolt locks, alarms, grill etc

[sinleong]

But security is definitely slackened in my opinion. The key cards can be duplicated and people can still slip in. It is best to increase your own unit security by installing dead bolt locks, alarms, grill etc

already the units are so small... isnt that like living in a cell?

i own a serviced apartment in the commercial bukit bintang area. the security is actually quite good. first of all, you need to get past the guards. as there are not many units there, the guards can actually recognize the occupants and can tell if you are new. if you are a visitor or a new tenant, they will ask for your IC or unit number. secondly, you need to have a key card to get you up the lift. my key card can only access the common facilities, parking and my floor. the bummer is everytime i have a visitor, i have to go downstairs to get her. there is an intercom in every unit so that you can see who she is first.
thirdly, there are CCTV's everywhere. so if someone is vandalising the lift or suspiciously working on a lock, the guards will come. the security is soemtimes a pain as i often try to sneak my contractors in to avoid paying the renovation deposit. it's not easy... got caught a few times.

[CS Chua]

already the units are so small... isnt that like living in a cell?
Actually that is how I feel when I live in Malaysia. I am a prisoner in my own house. I think most Malaysians feel that way too but we accepted our fate as our police force is unable to protect all of us.

It is so nice to live in a house with glass panes and lots of windows. For the condo, it is wise to secure the front door and windows where access is possible from common public areas. But for the glass doors and windows facing the other side, would it not be alright not to have grills? Especially when you are 10 floors and above. Or are there spiderman burglars in Malaysia too?

[sinleong]

Actually that is how I feel when I live in Malaysia. I am a prisoner in my own house. I think most Malaysians feel that way too but we accepted our fate as our police force is unable to protect all of us.

It is so nice to live in a house with glass panes and lots of windows. For the condo, it is wise to secure the front door and windows where access is possible from common public areas. But for the glass doors and windows facing the other side, would it not be alright not to have grills? Especially when you are 10 floors and above. Or are there spiderman burglars in Malaysia too?

thats very true in the case of USJ or subang jaya. but some condos, including mine is very secure... so far. i never have any grills or alarm system.

[Blue Jasmine]

thats very true in the case of USJ or subang jaya. but some condos, including mine is very secure... so far. i never have any grills or alarm system.


My apartment at E- Tiara is ready , anyone interested to rent can pm me...

Thanks
Jonalice

[CS Chua]

My apartment at E- Tiara is ready , anyone interested to rent can pm me...

Thanks
Jonalice
Can you share your reflection on the status of the rental market there? What are some of the asking prices and are there any takers? Or is it too early to tell?

[Couch Hero]

I've created an online community called "Subang Jaya High-rise Property".

It's a place for owners, tenants and anyone interested in the serviced apartments in Subang Jaya and USJ - such as e-Tiara, Tiaraville, Saujana Residency, Subang Avenue, One Subang, Menara Habitude and Newgate 21 - to exchange views and news.

The best way into the forum is at the following URL:
http://forums.delphiforums.com/subang

Please register and join the discussion! And kindly spread the word :)

[sinleong]

hi,
I have a prospective tenant, a university professor who will be staying for 4 months from March to June 07. If your Tiaraville unit is ready and furnished by then, and you would like to rent to him, please pm me. He is from New Zealand and he will be teaching in UiTM Shah Alam.

SL

[CS Chua]

With nothing to do that day, I visited e-tiara's office and talked to the staff about e-tiara and Tiaraville. They sure have a nice and very cold show room. Cold as in temperature cold.

Anyhow I asked them about the rental and resale prices and was surprised to find out that 2 units of e-tiara were rented out at RM1,200 each with bare furnishings. As for resale prices, I called their HQ (as the sales staff are not sure) and they said they have documents to show that one apartment was sold at 30% above the developer's price.

I guess there are a few happy purchasers out there. :D

[vindrey]

halo all,

i m a purchaser of a unit in tiaraville and i noticed that the developer is using some other bricks rather than clay bricks (red bricks) for the wall. I thought they suppose to use clay bricks as per the specifications on the brochures.

I am really worried that they might be using some sub-standard quality bricks (grey/sand bricks).

Anyone care to share some light on this.

thanks.
:confused:

[CS Chua]

Check your S&P and if it is true, go to the site office and talk to them. We will be interested to know what you find out.

[Blue Jasmine]

Can you share your reflection on the status of the rental market there? What are some of the asking prices and are there any takers? Or is it too early to tell?


Rental price quite high...so few takers....as to date only 10-15 units is occupied. Anyway is still too early to tell. There's ppl that is enquiring for rental . He suggested rental at 1200 with

kitchen cabinet
heater
aircond
fridge
gas stove

for at least 1 1/2years. What do u think?

[coleslaw]

when there's a few hundred units out for rent..i feel just accept if its a decent offer. most owners are trying to get a rental to cover mortgage, while it's good if you can get it but it does not always work out. i rather cover a few hundred bucks out of my pocket towards mortage than leaving it empty.

[PeterLee]

Rental price quite high...so few takers....as to date only 10-15 units is occupied. Anyway is still too early to tell. There's ppl that is enquiring for rental . He suggested rental at 1200 with

kitchen cabinet
heater
aircond
fridge
gas stove

for at least 1 1/2years. What do u think?

1200 is rather low. Imagine Subang Perdana Crt 8 and 9 fetching 800-1000 for an empty unit. BTW, what's the percentage return of your investment after deducting maintenance, sinking fund and those additional costs on furnishing.

[CS Chua]

Some of these units are studio units. So $1200 is quite high. The bigger ones are rented out for $1500. Apparently they are foreign students.

[JayChou]

guys,

can i ask, if i want to rent an apartment in tiara ville, what is the minimum rental period? 6 month can?

[CS Chua]

It is not possible to rent Tiaraville now as it is still under construction. If you are refering to e-tiara, then maybe. The standard agreement is for one year. Usually when it is a shorter period, the rental is higher.

[tllau]

Hi, I have a unit in E-Tiara too. First floor (actually 6th floor considering the 4 levels of car park and recreation floor as G) with excellent view of the pool. Must admit that crane at TiaraVille does not make a very exciting view.... except for those Bob-The-Builder fans... like my son. On rental, yeap I was told 1,200 bare unit for the 700sqf 2Bedroom. 1,600 fully furnished.
So, if any of you knows of anyone who is keen.... to rent (or to buy, if 30% is achievable now).... please let me know.
Thanks. tllau@tcmbiz.com

[tllau]

Hi Guys, just to provide info for fellow owners... heard that 2 units are recently rented out to Japanese expat at RM1,800. 2Bedroom but fully furnished w TV and Washing machine. I'll be keen to furnish my unit for corporate client too. There was another Japanese looking for 3bedroom unit (w 2 kids). Budget apparently is RM3,000. So if you hv 3 bedroom but still can't rent out, you should know there are people looking for you now!
As for statistics on "moved-in" units - there are 30 households in E-Tiara now. Maybe the owners+tenants can organize a little party and get our children to all enjoy the facilities now....

[CS Chua]

Very encouraging. Perhaps unit owners should get together and organize a Japanese Food Night!! Invite the Japanese Embassy staff and other Japanese corporation for a nice dinner and look around. That might help to rent out a few more units.

[Mel E]

Hi everyone.I'm a new member and the reason for joining is because of this particular forum.I bought a unit in Tiaraville but left the country right after I sorted all the documents involved in the purchase.But I'll be back later this year.So,I haven't seen the progress of Tiaraville myself and had to rely on my inlaws who live in SS19 to give me updates.Recently saw latest photo of the construction site on Titijaya's website too.Anyway,wondering how many of you actually bought a unit with the intention of occupying it yourself?It's just that I am one of those who wanna stay there myself as it is very convenient for me to take the commuter to work.Getting out of USJ just to get to the commuter station is enough to stress me out in the morning.BTW,when is Tiraville expected to be 100% completed?Is it likely to be on schedule based on the current progress?Well,hope to see some of you one day.

[CS Chua]

Hi Mel E, welcome to the forum.

Like you, I was transferred out of the country after purchasing Tiaraville but since my work allows me to come back from time to time, I was able to follow the progress.

I talked to their HQ and they are confident that they can hand over the keys this December. If not, definitely earlier than the 36 months stipulated.

Our original intention was to occupy it but now that the rental is so good, it seems such a waste to stay there. I mean I can rent a single storey house for $800 and rent out my unit (3 +1 room) for say, $2000, and that means $1,200 extra for pocket money. So we are in a dilemma. But if the property market goes south, then you will see me and my wife staying there. :D

[patrick]

My 2 pits of advice. Before you decide to stay or rent, better to check out the cost of maintenance as this is a service suite, which means the cost of electriciy, water, quit rent, assessment etc etc will be based on commercial rates. This will give you a better assessment of whether to live in or rent out.

[Mel E]

Thanks for the advice Patrick.But if I rent it out I might have to consider finding another place to settle down coz I don't really like my old place in USJ.BTW,is the traffic still the same at the 4 junction near Summit/Giant?And Chua...will you ever be coming back to Msia for good?

[CS Chua]

Most likely. Malaysia still has good things to offer. At least until the oil runs out. Once that happens, I think it will be a free-for-all as everybody in power will want the last piece of cake. Hopefully it will not be during my lifetime. :)

[ikanlim]

Did any one here ever apply for additional power plug point or fan point(for Tiaraville)?

[vindrey]

i did ask b4 but the sales person said that we r not allowed to add/ remove anything from our purchased unit coz the developer has to build the unit according to our S&P agreement... dunno true or not...!!!

as for the building bricks of tiaraville, does anyone notice that the developer may be using sand bricks rather than clay bricks. During my purchase of a unit, i did asked a few times regarding the building bricks and i was again told by the sales person that they will be using clay bricks.

I went to the site myself and found crates of sand bricks lying on the site. Seems rather poor quality to me as it breaks when slight force applied to it. You could see that the whole building wall is grayish in color rather than red on the walls of the building. as far as i am concerned, the use of sand bricks is normally used on low cost housing. I am very very surprised that the developer is using sand bricks on tiaraville.
I believe we deserve better quality building material after agreeing to pay more than 250K for a unit.

I do hope that there will be someone with the authority and knowledge to go check the building. I am really frustrated with the promises made by the sales person.

[May Lee]

FYI…TAMAN SUBANG RIA DEVELOPMENT PUBLIC HEARING. Check the site: http://hwabeng.org.my/node/329

[Kenneth20]

Just to tell all the future owners.

Be4 we purchased the unit, the Sales Team promised us that there will be some sort of upgrade package, eg.tiles to the 2 by 2 homogeneous tiles, extra power points etc.

but today when I called up, the Project Office says, NO SUCH thing....

I am so pissed!

Must call Chermaine Lim already...

anyone faced the same issue?

[vindrey]

Mr Kenneth, what is your plan in showing your dissatisfaction on this project? Calling Charmaine may be one of the way... but i guess we should form a Tiaraville Union asap so that all unsatisfied buyers can join hands in voicing out our unhappiness towards the promises they made. We need to do it fast before they complete the building.

FYI, those who purchased the units with balcony. i was informed that the balcony will not be provided with tiles. Really unbelievable...Cost me almost 300K a unit and they dun even want to provide the tiles for the balcony. I am really dissapointed with them. They just made promises to buyers without thinking that they need to fulfill them. Really regret buying a unit from them.

I am waiting the day they handover the keys to me. I really wanna see the unit workmanship/ quality and why are they being claimed as a responsible and reputable developer.

Lets hope they prove me wrong.

[CS Chua]

Sooner or later we will have to form ourselves into a committee to protect our interests. The sooner the better. Perhaps someone can get the ball rolling.

[TheEdge]

Tiaraville (http://mypropertytalk.com/viewtopic.php?t=158&start=15&postdays=0&postorder=asc&highlight=)

This is a good forum if you guy's are interested..

[Kenneth20]

What is happening to this Klang developer la....sien alr leh..

Datuk Lim pls help laaaaa.........!!

[sinleong]

i've been checking in the STAR classifieds... 2 bedroom units are renting for RM1200. i presume that is unfurnished. since the buying price is around RM200k for the 2 bedroom units, e-tiara is only returning less than 6% after you take away maintenance fee (which is paid by owner). i also doubt this rate will stay when thousands of units from neighbouring projects enter the market later next year.

also, i feel many tiaraville buyers feel cheated when they saw e-tiara built with clay bricks and tiaraville is now being built with cheaper sand bricks. i doubt this is legal. sand bricks are known to collapse in intense heat. so, if there is a fire, the whole building can literally crumble... it is not so suitable to be used for high rise....

[sugar]

hi all, i bought a studio unit in tiaraville but later migrated to london. i plan to rent out the unit upon completion until i sale it. glad to find this forum which is really informative and keep me posted with the progress.

recently the govt is talking about individual water meter for individual unit for condos, apartments, flats and kind. i suppose tiaraville would comply with this new ruling?

and, quite worrying about the sand brick issue - if founded true, it would jeopardize not only our investment but also lives... anyway we could validate this information and get it clarified?

Thank you.

[patrick]

hi all, i bought a studio unit in tiaraville but later migrated to london. i plan to rent out the unit upon completion until i sale it. glad to find this forum which is really informative and keep me posted with the progress.

recently the govt is talking about individual water meter for individual unit for condos, apartments, flats and kind. i suppose tiaraville would comply with this new ruling?

and, quite worrying about the sand brick issue - if founded true, it would jeopardize not only our investment but also lives... anyway we could validate this information and get it clarified?

Thank you.

My friend, tiaraville is a service apartment, if I am not mistaken. That means you are classified under semi or commercial zone. Hence dont think you can enjoy residential rates. You pay commercial or semi commercial rates for assessment, quit rent, water, electricity and you are likely to pay a much higher maintenance charges.

[CS Chua]

I just checked with the office people and they confirmed that 70% of e-tiara units are rental out. Surprisingly, a 2-room fully furnished unit is rented out for $2,400.00 A semi-furnished unit is rented out for $1,600.00 A pleasant surprise. :)

[boomer]

I just checked with the office people and they confirmed that 70% of e-tiara units are rental out. Surprisingly, a 2-room fully furnished unit is rented out for $2,400.00 A semi-furnished unit is rented out for $1,600.00 A pleasant surprise. :)

Hi all,

I just bought a 2-room e-tiara unit yesterday :)

I must have talked to at least 10 real estate agents and by all accounts, there is strong demand for e-tiara, both for rent and sale.

Was pleasantly surprised that there are a number of expats there - Singaporeans, Koreans, Caucasians.

The guards there ... a number of them look like Gurkhas

[boomer]

Can any e-tiara/Tiaraville buyers recommend me a good Alliance mortgage sales executive? Recommendations on a good loan agreement lawyer who is on Alliance's panel of lawyers will be appreciated as well.

I am shopping for a home loan and my real estate agent advised me to find mortgage agent/lawyer familiar with e-tiara/Tiaraville to push the deal through quickly.

Please PM me. Thanks.

[CS Chua]

Congratulations! I hope you got a good price from the original owner.

Anyway, Alliance Bank is just across the road. Go to their loan department and they will advise you.

[boomer]

Thanks CS Chua. I believe the owner and I have a win-win deal :D

[CS Chua]

My unit is in Tiaraville so I will not run into you frequently. I hope owners of both Tiaraville and e-tiara can get together to form a committee to look after common interests.

[boomer]

My unit is in Tiaraville so I will not run into you frequently. I hope owners of both Tiaraville and e-tiara can get together to form a committee to look after common interests.

Looks like I might get a Tiaraville unit after all. The owner of the e-tiara unit I was about to buy ran into some serious problems and had to abort the deal. What a waste of my time and effort :mad:

[CS Chua]

If the owners took loans from Alliance, they are not allowed to sell their properties for 5 years. Otherwise they will incur a 2% penalty. It is usually the buyer that has problems and not the seller... unless the seller's spouse does not agree. :)

[boomer]

Since quite a number of owners read this thread ...

If any owner of a studio or 2r 2b Tiaraville (once it is completed) or e-Tiara unit wants to make a quick, hassle-free sale, kindly PM me or e-mail me direct at realestate@xsmail.com with details of your property.

I'm not a real estate agent, I am buying for my own stay.

Thank you.

[boomer]

If the owners took loans from Alliance, they are not allowed to sell their properties for 5 years. Otherwise they will incur a 2% penalty. It is usually the buyer that has problems and not the seller... unless the seller's spouse does not agree. :)

I understand, when a person takes a home loan from any bank, there's a lock-in period. But the problem is not that - I can't go into details - just that the seller is facing several civil proceedings. If the seller is made a bankrupt half way through the S&P process, the property can't be delivered to me.

I've a clean credit record as confirmed by my banker via CTOS check, she already reminded me twice to call her when I want a home loan :D

(A tip for seller/buyers - get the other party to agree to a CTOS check or warrant that he or she is not under a legal suit of any sort. It's save you a lot of hassle)

[CS Chua]

That is a good reason to get out of a deal! BTW, Henry Butcher is the main agent appointed for e-tiara. Have you talked to them?

[boomer]

That is a good reason to get out of a deal! BTW, Henry Butcher is the main agent appointed for e-tiara. Have you talked to them?

Thanks for the info. I did see a big Henry Butcher banner outside the e-tiara guardhouse. Will give them a call once this whole mess is sorted out. Owners here are still welcome to contact me, of course :)

[CS Chua]

Does anyone know what is the progress? The exterior walls are being painted. Does it look like they can hand over the units before CNY?

[wayne]

i just got a call from NPO development to pay a deposit for Tenaga they said to have registered for me. Because i had to pay the money to NPO without any documentary proof from tenaga, I have held payment. I told the lady to show me evidence that they had indeed registered my unit for power supply with tenaga. Till I receive such paperwork, Im not gonna pay anything. What do you guys think? Were you also asked to pay? I feel that if its a deposit for power to Tenaga, I should pay tenaga directly isnt it? not NPO.
Another thing, they told me that keys will be handed over around April 2008...just in case any of you wanted to know.

[wayne]

Also, I am wondering what rentals for Tiaraville will be like. I have spoken to a realtor friend and he told me that that there is actually demand for rentals in Subang Jaya which will be mid-range e.g.3k to 6k depending on the size and deco of the unit...he said that apparently lots of lecturers and their families are hunting for good locations near their work place e.g. Monash Uni...but are unavailable for the moment. Traditionally, these ple would go to areas like Mont' Kiara but its kinda far for these workers in Subang Jaya. Im also thinking abt selling away the unit. Im not sure what prices will be...but anyone know if Tiaraville is like "HOT" property and how is e-tiara doing? Any views would be appreciated.

[CS Chua]

I remember receiving the notice and we paid up. It is nothing unusual. Make sure you get a receipt from them stating that it is for Tenaga deposit.

e-tiara has been well received so there is no reason why Tiaraville does not command good rental rates too. It will appeal to foreigners, foreign students and those who prefer to commute by train.

[sugar]

the developer always say will handover the key around apr08 but I think they can complete it earlier than that... :)

anybody can tell me the whole process usuallly entails how many days and what are the procedures? coz i need to plan a trip back to malaysia from london to collect the key and process the document etc...

thanks!

[CS Chua]

I am back in KL and went to see Tiaraville just now. Block A is not finished yet. They have laid the bricks but not plastered yet in some sections. Sections that have been plastered are being painted now. Looking through the window, nothing is completed inside. The fittings and inside painting will come later.

Thus, there is no way they can complete it end of this year. I am doubtful they can hand over the keys before CNY.

Anyway, if I remember correctly, purchasers are usually given 2 weeks to collect the keys. You have to make an appointment with them for inspection before taking the keys. The first inspection is very important inspite of what they will say, like the warranty is 18 months so no worries, take your time.... blah blah blah. Make sure you note every defect into the complaint form. They are obliged to repair it within a certain period.

And by noting it in the initial complaint form, if a recurring problem occurs, it can be traced to the delivery date. So, take your time to inspect your unit when taking the keys. Some pointers:

1. Are the doors and windows aligned properly?
2. Any water marks especially near the windows, ceiling, near taps outlets etc
3. Check all power points. Sometimes I bring along a small electrical item, like hair blower or something to test it.
4. Bring a stick along and tap the tiles. A hollow sound means it has been poorly laid. You will have problems later as it can break easily.
5. Check the surface of the wall to see if it was plastered smoothly.

There are many more things you can do to check. Just keep a sharp eye open and take your time to inspect it. Do not let the clerk-of-work rush you.

[patrick]

the developer always say will handover the key around apr08 but I think they can complete it earlier than that... :)

anybody can tell me the whole process usuallly entails how many days and what are the procedures? coz i need to plan a trip back to malaysia from london to collect the key and process the document etc...

thanks!

Normally handover can be completed pretty fast. It's how efficient you are able to finish your tasks of checking your property, and hand over the check list to the developer for rectification. Some developers will send their staff to do the check for defects with you. That is even better and faster as they will fill up the form themselves and know exactly what you are talking about.

I suggest you bring along a white chalk to mark spots for easy reference to your Defect Form. Eg. if a certain tile is not acceptable, mark it with the chalk as "A" and refer same in your Defect Feedback Form. Dont forget to check all the water points to see they are working properly.

[Kenneth20]

I am pretty sien cos I can't change my floor tiles to the showroom type.
Bloody marketing fellas..

Anyway, I believe it will be ready by Mid Jan-> early February 2008.

Quite a good progress..

Best of all, TiaraVille is amongst the cheapest in that areacomparing against Saujana, Jana Towers, etc...

*no complains..

[CS Chua]

kenneth20, change it to timber flooring. It gives a superior ambience plus a nicer feel for the feet.

[ngf126]

hi everyone, am new to the forum which i find very interesting. purchased a unit in blockA (A-12A-10), facing swimming pool. planning to sell, any interested parties pls contact me (nfg126@yahoo.com.sg)

[CS Chua]

hi everyone, am new to the forum which i find very interesting. purchased a unit in blockA (A-12A-10), facing swimming pool. planning to sell, any interested parties pls contact me (nfg126@yahoo.com.sg)
Contact Boomer (read a few earlier posts) who is interested.

[sugar]

if possible can we arrange to have the inspection on the same day so if anything wrong (touch wood) our voice is stronger and the guru here can teach us what to do...

[CS Chua]

I do not think they will have enough experienced staff to handle all of us the same day. :D

What we need to do is to form ourselves into a committee to handle all complaints and present a united front to the developer.

[ngf126]

Contact Boomer (read a few earlier posts) who is interested.

thanks CS, sent separate email to boomer re his request

[Kenneth20]

The developer says cannot do any reno work..

so how laaa...

[2wozer01]

Hello to all;

first of all i apologize if my post is not in the correct thread since i am entirely new here.

i would like to inquire if any of you fine gentlemen/ladies would like to rent out
a unit in either tiaraville or e-tiara condo for a reasonable price; currently i am staying in e-tiara (since the place first opened) and i am planning to find a new unit to rent for myself a.s.a.p

For tiaraville owners; when is the possible date of completion of the condo ? and how much is the rental rate (unfurnished) since i am quite interested in renting a unit for myself.

For e-tiara owners; do you have any units left to be rented out in a reasonable amount as stated below ?

i am currently looking a price tag of between 1000 to 1500 (unfurnished for either a tiaraville or e-tiara condo) the duration of stay ( 1 year to 3 years max ) can be negotiated depending on the rent given.


thank you,

if there are any interested parties; please feel free to email me at:

2wozer01@gmail.com or
sms me at +60169695580

.

and i apologize once again if my post seems to be off topic

[online12793]

ai yoh I'm going to use epf too and I'm signing S&P tomorrow how ah no money to paylah if not using epf :mad: Last time I did ask them they say should be no problem.......... :confused: can borrow money ah :D

Check with the bank first as some would only lend you 50% to 60% of purchase price or the value of land only becos it is classified under commercial land.

[wayne]

Hey all! I just went to e-tiara yest to visit a friend and i could very well see tiaraville from e-tiara and i must say everythings looking very good! The entire facade looks great and really upmarket! Just like those condos u see in mont kiara! The great thing is the colour scheme and the green coloured windows which make the condo look really sleek! Im happy. I could also see the playground already in place and internals of all the units have been wired, Seems like we can get the keys soon. prob after chinese new yr. I have not seen the interior finishings but looking at the exterior design, I must say I am a very proud owner of tiaraville and the developers have done a great job with it. I also think that tiaraville looks better than e-tiara. I cant wait to get my keys and look at the interiors! Looking at the finishing, Im quite sure resale prices will be at least 40% more than what we paid for (next year) considering the prices developers are charging for the other new developments around the area.

[vindrey]

It seems like they plan to paint green on the lower floors.. It was all good & nice until i notice that they were using green paints..Looks really weird and ugly to me..

Any suggestions?

As for the physical checking of the finishing of our units (during handing over keys) i suggest that we each hire a reno contractor during that day.. I guess they would have more experience to pin point any defects or faults.

It believe that i wont be expensive... moreover we may need contractors for renovation... Good time for them to visit the unit for quotation preparation.

It's a win win situation... :)

[Amanda]

vindrey. i dont think you need to mpurposely hire a contractor to check for defect. Most of the defects you could see with naked eyes. Also, you have 1 year warranty. Any problem you can still look for them. Save some money to do your house renovation. :) I personally think the green color is awesome. It's not really "green". It's Earth green. Very young, modern and cool, that's why it look wierd. You will get used to it. Anyway, the location is really good. You are a lucky buyer. Good investment.