any comment on this topic? are they over price? cause semi-d price are getting higher even out from k.l like shah alam and cheras.

Within 30km radius fr KLCC, all 90% of the semi-d are priced more than RM1 mil! Even the super-linked and 2 storey link houses are more than RM400k! it depends on leasehold or freehold!

Landed houses couldn't provide u high rental yield! usually is the range of 2%-4% pa. If u get 5%, u are very lucky! But, the propety value is more stable if u compare to condos at the same location! And the capital growth rate is at least 3%.

Landed houses at PJ always in hot demand! Landed houses at Shah Alam like Bukit Kemuning and Jelutong have appreciated a lot in price! Development concept play a very important role in landed houses. Desa Park City is a good example!

So in 2009, whether it's good time to buy landed? i expect the price of landed houses will not drop like KLCC condos! and if good location, it may not drop also! unless u are very lucky to find urgent sellers!

Wayne Hor, how about SPsetia in setia alam? are the houses there will be over supply if SP launch more in the future?

Setia Ecopark is not going to see signficant appreciation in prices in the next few years, because of supply. But once the township is mature prices will go up - there will no longer be that supply holding prices from going up - and the area will have a nicer mature feel to it.

I think it's a great buy for your own stay. In fact I wanted to buy a place there for myself as I love the place, but my wife wants to live near all the conveniences - and right now everything is a bit of trek from there.

Asim Qureshi,how about if for investment? do u think i can demand good rental there? i am not sure the demand for renting in that area, cause only few phase sold out and still lots of phase waiting to open for sales in the future.I am not worry about the price appreciation but worry about low renting rate.

Vinney

I think it's difficult to rent properties there for 3 reasons:
1) There are very foreigners that live there and in that price bracket foreigners would help
2) There is a lot of supply so you'll be competing with other landlords
3) The properties are landed - most people who live in landed properties want to buy as they're at the age they want to be settling down - landed properties are always a bit more difficult to rent.

But you're saying you're not concerned about appreciation - why not? When buying landed property the main reason to go for them is usually because they appreciate so much - the rental is only there to pay for the bills.

Another thing that is really good about buying in Setia Ecopark is that it's freehold. Makes a huge difference in my books.

Asim

Asim,

I think Ecopark is a great investment for the following reasons:

1. Foreigners will come in with the opening of Tenby International School and Private School for next term
2. I think the supply can be mitigated as the location appeals to both foreigners and locals
3. Yes, it being freehold, still drivng distance to KL, but also very close to the industrial conurbation of Shah Alam and Port Klang.
4. Yes, amenities are a bit of a trek but the mall is coming up with a JV with lendlease of australia, also a hospital, so I think its good to go.

Am strong believer that the future buyers and tenants are going to choose the environment as the number one decision making issue, and as such, all SP Setia's township now (including the three in Johor) will do very well.

Regards

Previn

It's a privilege discussing this topic with a walking and talking property encyclopedia like yourself.

I think you have very good points, especially re the international school - that might bring in expat tenants - although I know someone who's child goes to Tenby and right now there are very few international students (I think his child is the only one in her year) - early days though as the school has just started. I guess it takes time for expats to move in. I live in Bandar Utama and my condo was around 99% Chinese when I moved in 2 years ago. Today I can see more and more expats moving here - one expat moves in and they tell all their friends and it's like a chain reaction - my condo is now around 3-5% expats with around the same number of non-Chinese Malaysians.

But if foreigners move in to Ecopark in a couple of years time that does leave an issue with regards to rentals right now. Perhaps a landlord or tenant can share their experiences and that will give a good idea. Was it easy to rent your property? Or tenants, when you were looking to rent a place were there many empty units?

Previn, if you think prices will rise sharply (compared to other developing areas) over the next few years then I disagree. If you're saying prices may rise gradually over the next few years, then I'm with you. But I maintain that the best gains for Ecopark will be when the township is complete or almost complete - no more supply - and more and more people wanting to live there. And by then my wife will probably be a willing buyer too!

I think Setia Ecopark is already a great place to live - as I said I'd be happy to pack my bags up right now and move over - but I feel that as long as SP Setia are aggressively selling units prices will be held back.

At least Vinney, you now have a lot to think about! Let us know what you decide!

Asim

Dear Asim and Previn, thanks so much for sharing your opinion. At least I know what to do with my hard earned money. I have decided to buy one terrace house there ( 1700sf - 18'x65' ). The design is a little bigger than the earlier launch. Price also within my budget.
Now,what I can do is WAIT to see my property price goes up!
As the quote saying: " Don't wait to buy property.Buy than u wait!"
Wish me good luck!