Ampang线轻快铁游记Part1

在目前阶段，我的房地产投资策略是围绕在毗邻轻快铁的房产。

基于以下几点，我绝对有理由相信大马的车流量将在未来数10年内有增无减。

• 随着政府的各项经济大蓝图逐一实现，大马人民的生活素质将提高，生活素质提高住宅汽车将变成必需品
• 未来10年将支撑经济的80,90一代崇尚先享受的理念，住宅汽车将变成必需品
• 大马政府面对2015年东南亚经济同盟开放汽车行业的压力，假如这变成事实，汽车销量将提升
• 政府的MRT计划已经为未来数10年越来越拥挤的道路铺路，因为预见车流量将持续增加

接着我们将步上新加坡，香港等等亚洲先进国的后尘，人们已厌倦于把宝贵的时间浪费在车龙中，公共交通尤其轻快铁将成为人们串行于各地的首选。因此我坚信在未来数10年，毗邻轻快铁的房产和商业区将大有作为，尤其是在现在吉隆坡存土为金的年代。这些房产将成为人们的“梦想家园”，这些商业区将成为商家们的比争之地。

今天选择到Pandan Indah站是因为想到到AXIS@Pandan Indah看看，Cempaka站是因为距离Pandan Indah站只有5－10分钟的步行距离所以就也过去看看。

AXIS@Pandan Indah

• RK Group的project
• AXIS SoHo,AXIS Serviced Residence和AXIS Atrium(retail mall)已建好,AXIS Crown还在动工
• 真的很近LRT,步行2分钟就到了
• 周围有几栋低价公寓
• 隔壁是Taman Cempaka，是一些比较旧的双层排屋
• 商场里面冷清，外面的餐馆如Old Town还有一些人流
• 商场和住宅外观欠佳，清楚看到一些裂痕
• 外劳和马来人居多

那么看看AXIS Serviced Residence的标价。我拿尺寸相同和同样是Leasehold的Metropolitan(MSQ) Serviced Apartment来做个比较。

             

• 从外观看我有理由相信Metropolitan Serviced Residence的finishing较好
• 附近设施，肯定Metropolitan Serviced Residence要好上几倍，附近的大商场如Tesco, IKEA, Curve等等都是步行可到的
• Accessibility，肯定Metropolitan Serviced Residence也要好上几倍，Penchala link, LDP等等都很好的连接了市中心
• 公共交通，AXIS Serviced Residence因为毗邻LRT暂时占优，可是在2015年将建成的MRT与Metropolitan Serviced Residence只有5－10分钟的步行距离
• Metropolitan Serviced Residence的生活环境肯定好上不只数倍，在这里不会看见成群外劳出入，而且居民都是一些中高收入人士
• Damansara Perdana未来几年的发展潜力肯定占优

我唯一觉得AXIS@Pandan Indah比较占优势的地方在于这一代的新公寓供应肯定比Damansara Perdana来得少。综合以上几点，投资在便宜仅约10％左右的AXIS Serviced Residence是不是不很明智呢？

The Horizon Residences @ Jalan Tun Razak

The Horizon Residences 

Developer: Hap Seng Land Sdn Bhd
Website: http://www.hapsengland.com/
Address: Jalan Tun Razak
Tenure: Freehold
Land area:
Type: Serviced Residence
Built-up: (view either KL city skyline or Royal Selangor Golf Club)

Selling price: RM 825,888 – RM7,467,888 (from RM1,535psf)
Maintenance fees:
Developer package:

EASY OWNERSHIP SCHEME

• LOW down payment of only 5%
• 12 months maintenance fee borne by developer
• SPA Legal fees borne by developer
• Additional 2% discount for selected type only
• ZERO interest during construction period*
• ZERO interest credit card installment plan

VALUE ADDED FEATURES INCLUDE

• Kitchen cabinets for dry/wet kitchen*
• General electrical appliances - hood & hob, refrigerator, washer/dryer and oven/microwave oven*
• Wardrobes in all bedrooms
• Quality bathroom fittings and accessories
• Premium MML brand tiles for floors and bathroom walls
• Split unit air-conditioners for living and all bedrooms
* Whichever applicable. Terms and conditions apply. 

Axis Pandan(Fiesta) @ Pandan Indah

Axis Pandan

Developer: Reliable Capacity (A member of RK Group)
Website: http://rkgroup.com.my/
Address: Pandan Indah
Tenure: Leasehold
Land area:
Type: AXIS SoHu(second phase), AXIS Residence(second phase - completed April 2009), AXIS Crown(under construction), Fiesta (retail shop), AXIS Atrium

Built-up:
SoHu (154 units)
530-620sf
Residence (1 block - 33 storeys - 384 units - facing KLCC or Pandan Indah)
Type A: 1,023sf
Type B: 1,000sf
Type C: 739sf
Type C1: 835sf
Type D: 982sf

Selling price:

SoHu
RM197,000-RM228,000 during launch

Residence
RM125,000-RM232,000 during launch


Maintenance fees:

SoHu
RM0.20psf

Location map:

Site plan:

Gallery:

http://www.propwall.my/pandan/axis_sohu/photos

Good:

• 2 minutes walk to Pandan Indah LRT
• Shopping and dining conveniences

Bad:

• Project delay 

D' Latour @ Bandar Sunway

D' Latour

Developer: DK-MY (A member of DK Group)
Website: http://www.dkgroup.com.my
Address: Bandar Sunway, Selnagor
Tenure: Leasehold
Land area: 2.75 acres
Type: Serviced Residence (future), SOHO (launched)
Built-up: 897sf - 968sf
Selling price: from 830psf
Maintenance fees: RM0.35psf

Developer packages
1. Free SPA legal fees
2. Free loan agreement legal fees
3. DIBS
4. Add one room for RM15,000 only

Location map:

Storey plan:

Floor plan:

Facilities:

Gallery (Artist impression):

Good:
Good location (not as good though compare to other high end projects such as Sunway Quay)
Next to Taylor lake side (most likely aim for only student markets?)

Bad:

Extremely high price tag compare to other development nearby

Surrounded by low cost project 

Selayang Spring

今天到Selayang Spring的show gallery跑了一趟. 其实这个Project的Phase 1,Damar早在去年的２月就launch了,可是到今天才卖了大约60%左右.


我个人参观了development site后觉得,其实不计公共交通(因为Semarak &Penanga有新建的KTM),地点Selayang Spring好多了(从安全角度看，至少在大路旁),而Semarak&Penanga却要通过一条狭窄的小路，周围有几栋low cost flat,不时有一些印度人徘徊，沿路还有猴子,治安看上去不太好,虽然有KTM，但要在天暗时步行回家实在太危险了。


那么，为什么Semarak(90% sold)&Penanga(60%)比起Selayang Spring会好卖那么多呢?而且S&P才launch了几个月。


我个人觉得Marketing agent影响很大. 今天我到Selayang Spring的show gallery时，一个印度女子上来招待我，很不专业，对屋子的spec不是很了解，问多几个unit的价钱就显得不耐烦了(现在２百多千买屋子ye，她以为２快多买菜mer)，叫她帮我算MONTHLY PAYMENT时也算错（还要纠正她），brochure也没有（她说全部网上可以找到，FLOOR PLAN只是个下定的顾客）。


比起昨天KM Realty的sales agent差远了，KM Realty还真的是有素质点,至少要给到CUSTOMER要的资料吧！


再来看看这个Project.


Project Name: Selayang Spring
- Phase 1, Damar (284 units, 22 storeys, comes in 6 designs, soft launch on 20th Feb 2009)
- Phase 2, Cedar (264 units, wide range of choices from the fame of Trevi with its 587 sf up to the beauty of our Villa d'Este and its 2618 sf of pure luxury)


Phase 3还没有launch.其实原本的PLAN是有4栋（PHASE）的，可是因为being-they cant pile one of the site since there is huge rock so cancel 1 block。


Phase 2, Cedar的屋款比较多，会有8个选择（其中包括500sf++的studio unit, Lift还有level security.


Developer: Barisan Tenaga Perancang (M) Sdn. Bhd. (A member of the Masa Group)
- Records: KLIA, KLCC (Petronas Twin Tower) and the Sungai Selangor Water Supply Scheme [Class A Contractor]
- Has more than 12 years of experience in public infrastructures, residential development and amenities.
- First project as developer
- http://www.masa.com.my/


Location: Near hot spring along MRR2, Selayang

Land Title: Residential
Tenure: Leasehold (98 ½ years as at Mar 2009)
Land Area: 9.782 Acres
Maintenance fees: RM0.15/sf
Bedroom + Bathroom: 3+2
Total Units: 1,160 (Phase 1,Damar 22 floors, mostly 16 units/floor and others 12 units/floor, 5 units/floor same floor with car park)
Car parks: Units above 1000sf comes with 2 car parks (when time I visit, was told only 1 car par given, RM8k for additional)

Built-up/Floor Plan - 6 different sizes which you can choose Normal(Highway) view, Forest view or Clubhouse+Pool view.

Semarak & Penanga Condo, Batu Caves

This is a project by Impiana, consist of two blocks of condo named Semarak and Penanga. Official launch was on January 2010.

Project Name: Semarak & Penanga Condominium
Developer: Ratus Bayan Sdn Bhd, Impiana
Township: Taman Raintree
City: Batu Caves, Selangor
Land Title: Residential
Tenure: Leasehold
Land Area: 9.2 Acres
Build up: 926sf, 1098sf, 1206sf
Total Units: 684 (342 units each block)

Marketing: KM Realty

Car parks: Different units comes with different lot of car park. Cover, Shelter and Open.

MPS (Majlis Perbandaran Selayang)
Panel banks: RHB, HLB and most of the local bank. Foreign only UOB.

Location and accessibility

Consist of 3 types C(926sf), D(1098sf) and E(1206sf).

Semarak flooring fully tiles.

Penanga dining, kitchen and bathroom area tiles while bedrooms comes with laminated woods.

Both ceiling height 10 feets.

Most of the floors each site (view) corner are built with 2 units of 1206sf, 2 units of 926sf and the rest are 1098sf.

Club house facilities.

Lastly, the show unit office contact.

KIARAMAS CENDANA

Property Name: Kiaramas Cendana
Location: Mont Kiara
Developer: Asia Quest
Completion Date: March 2006
Type: Condo
Tenure: Freehold
No of Storey: 29
No of Units: 184
Built up: 1,659 - 2,460 (standard) and 2852 - 4830 (penthouse)
Maintenance fees: RM0.20 psf
Subsale price: RM440 - RM500 psf
Rental: RM3 - RM3.5 psf
Facilities: Hot water spa, infinity edge lap pool, separate service lift, separate service lift lobb, separate service for loading-unloading bay and wired for remote video surveillance system.
Accessiblity: Kiaramas Cendana is linked to Sprint Highway and residents could drive easily to Kuala Lumpur International Airport, the North Klang Valley Expressway, Petaling Jaya, Shah Alam and Port Klang if the traffic is smooth.
Transport: Rarely bus services, approximately one bus in an hour, no LRT.

The developer seems to have learned from their experience in previous projects, especially complaints from its Kiaramas Sutera, to build a fine quality condominium this time. After launching a few projects, Asia Quest Holdings, the developer of the condominium, has learned from its past experience and built this with fine quality.

There are also some factors that the potential buyers need to look into before deciding on investing in the condominium. There are not much complaints about the quality of the built but many would compare it with other better constructed condominiums around and found it is still not the best in the area. Many preferred Kiaramas Ayuria for its quality and materials used. Well, these things are subjective and differed from one person to another.

Kiaramas Cendana is built on elevated ground, 18 storey higher than existing neighboring developments. It is 416 feet above sea level, with panoramic views and is accessible through a new 80 feet wide tree-lined road.

Every unit comes with a water spa; separate shower area and long bath for every master bathroom; additional wet kitchen area, complete with worktop and a single bowl sink; extra utility room; 4 pair incoming lines for all your telephony and internet use; computer networking points to all bedrooms to enable shared internet surfing; large porcelain polished tiles (600mm x 600mm) for dinning area and other bedrooms; timber flooring for master bedroom; solid decorative door for all bedrooms; built in kitchen cabinets complete with homogeneous acrylic solid surface kitchen top; and 2 adjacent car park bays for standard unit and 3 adjacent car park bays for penthouses.

摘自http://www.propwall.my/mont_kiara

来看看Kiaramas Cendana的subsale市场叫价(ASKING PRICE).

thinkproperty.com.my资料库显示:

14/4/09 ~ 23/4/09 - ４间代转手
6月 - １间代售
13/7/09 ~ 30/7/09 - 有４间
7/8/09 ~ 31/8/09 - 有13间

换句话说，每月有(22/4)=5.5间代转手.