In addition to the disclaimer written in this blog: this is my own observation and the reviews written for this project solely reflect my personal opinion and are in no way influenced by any other parties. I hope upon reading them, you're in the position to decide yourself whether to proceed or not buying the house at Bangi Avenue (BA). Please do not e-mail me again reviewing this project or any other townships elsewhere as they would require detail study as if like I am vested at these areas. The most vital aspect is for you to obtain the fundamental right and you will save and flying high with your property investment.
If you are looking for your first landed house (for own stay) at the southern part of Klang Valley and then 2-3 years later, you have a plan to upgrade yourself to a semi-D, then I would strongly recommend for you secure a unit at BA.
I went to the sales office, as well as driving further to the project site last weekend merely to feel and see the potntial myself and then realized BA location is not bad at all. Everybody knows the 1st rule - LOCATION is one of the most important considerations when evaluating a potential investment. It's 300+ acres FREEHOLD project with 1k++ landed houses to be built, 10 minutes drive (8.5km) from UKM, 9 km to Semenyih town, 5 minutes drive to Bdr Seri Putra Tol, should the fly over completed next year, 5+- km to a new Southville Tol (if this new exit materialize in the future) and 25 minutes reaching gate 1 Putrajaya. It's also a complete development with hypermarket, shophouses, apartments, private college and new road to be opened (in their plan) connecting UEM Land & Alam Sari Project. So guys.. can you see the potential? or still walking in the dark?
It's indeed a good project, unfortunately it was not marketed so well as there's no website for us to refer to or see the details. The developer Trans Loyal is sooo daring quietly doing the sale and surprisingly they're actually selling them quiet well. Only 50 units left unsold for phase 4. All the previous phases (aka all the good units) were reserved by the land owner.
The apartments to be built next to Bangi Komuter Station
DEVELOPER's factor - I've never known the existance if it's not because of this project. However I heard their credibility is above average with all their previous projects completed on time and they provide quality houses with reasonable price too. Comments from their previous buyers were also positive. As an ex-InP, Sime & SP Setia purchaser previously, I'm a bit bias and will definitely go towards developer's BRAND. In this instance, deep in my heart, I would rather pay more for further remote area, Setia Eco Hills in Semenyih (1st Project 20 x 65 = 350-400k).
RACE BREAKDOWN - It was mentioned by the SA that the existing buyer is 60% (chinese) & 40% (malays).
PRICE - The price is considerably cheap as to compare the *surrounding projects. However it's very general description on the material given as specified in the brochure. Price is 360k (bumi) for 20 x 70, build-up 21XX and 328k for 20 x 65 (1-2 units next to the corner). For comparison, the subsale price for *Taman Impian Putra 20 x 70 (leasehold) is currently going for 360-380k, meanwhile in Bandar Seri Putra (FREEHOLD) is even higher. There's no discount or early bird price, only that lawyer's fee for developer's side is free and 50% discount of lawyer's fees (for loan) should you opt for developer's panel banks.
PAPER GAIN - Definitely.. as the next phase (on the higher ground) will be priced higher. It's the same 20 x 70 but you can expect the price will shoot up > 400k for the next phase.
EXIT STRATEGY - n/a for own stay. Definitely high -ve cashflow for rental unless they open the road direct to Alam Sari. For Capital Appreciation, the minimum market value will follow the next phase.
GENUINE BUYER - this is an interesting factor which I think will carry a strong weight for this project. From my observation (2 hrs in the sales office last weekend), I could sense all the people coming are 95% genuine buyer, not spoiler like me. My earlier expectation was right as one has to fork out 36k for downpayment and it's not an investor's cup of tea who would normally trying to maximize the OPM.