Wednesday, September 5, 2012

Bangi Avenue - Project Review

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.


Phase 1

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?


Phase 2

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.


Shopping Complex

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.

43 comments:

Halif Mohamad said...

Terbaik la bro, informative sgt.

Anonymous said...

nicely written!
but i just can't understand how the seri bangi unit (which is not far from bangi avenue) sells for RM500k+ for a smaller 1650 sqft built-up...

Matjoe said...

haha, projek yg bagus tak perlu discount gimmick. i prefer that way, kalo tak semua masuk tu investor yg mmg meninggikan potensi harga rumah itu naik dan org2 yang layak tak dapat beli sbb org lain sudah sambar dulu.

anyway good entry, mcm iklan kfc, soo good

dzirhans said...

Seri Bangi is to cater different market.

There's no competition of FnG houses in Bangi. That's why it's relatively expensive.

dzirhans said...

So En Matjoe anda dipihak Yg mana? Investor or genuince buyer? hehehe

dzirhans said...

TQ.. Masih merangkak-rangkak lagi, masih belajar dlm segala benda..

salfhi said...

FnG=fenced n gated rite?

salfhi said...

FnG=fenced n gated rite?

salfhi said...

Superb review.. Nicely written as well.. Its juz a matter of time u'll have ur own column in prop mzine @ n/paper

dzirhans said...

Yup..!

dzirhans said...

InsyAllah, malu kawe baca komen ni. I am Currently at infant stage and still learning..

Nadot said...

still learning? abg tipuu.. hehehe
alamak..cam berminat je... mmg igt nak carik area2 situ utk own stay n gune gomen loan.. tp...ishk..

dzirhans said...

Tapi apa? Govt loan x perlu risau lvt n dsr bagai...

salfhi said...

D way u blend d fact & point tu mmg kellass.. Mcm baca buku WTF

Matjoe said...

i'm more on genuine buyer side. the house price semakin tak masuk akal dan developer can still sell dgn give discount and the investor will grab it

but then investor is still investor, dlm dunia ni sapa yang lambat sambar, org lain yang dah lama aim akan sambar dulu.

Anonymous said...

salam..

honestly me & my husband like to read your blog..everyday firstly in the morning mesti tgk dulu any update regarding property..which i rasa u'r written is very simple n senang nk faham utk people yg baru nk start on flip mcm kami..anyway..wish u good luck on all prop yg u invest..:)from :(me&hub)

Anonymous said...

saya masih bertatih dlm property, masih mencari rumah untuk didiami. saya baru call the developer, and die kate booking fee RM5,000. dlm 2 minggu kene bayar 10%.

my question is, RM5k tu akan termasuk dlm 10% tu ke?

Thanks in advance

dzirhans said...

It should be inclusive in the 10%. So u just pay the balance 31k.

Boleh confirm balik dgn developer.

dzirhans said...

TQVM.

Jgn lupa singgah selalu. After this lagi byk input yg akan saya kongsikan.

Omar Gold Realty said...

wah masih ada kosong yer..nak pi usha la next week....

dzirhans said...

Wah kalau jadi jadi olehlah rekemen blog ni kat Trans Loyal..share 50-50 lol

Anonymous said...

Kalau area bangi avenue sama dgn bandar sri putra.
Harga di bandar sri putra nampak tak naik sangat since last 2 years and rental pon rendah even ada exit highway ke bandar sri putra.any other opinion?

Anonymous said...

Let me know more info tuk bangi avenue...positif or negative

kucing said...

already booked 1 unit smalam..just nak carik loan yg sesuai skrg..any suggestion?if possible nak loan for 95-100% utk kurangkan sikit downpayment..thankss

kucing said...
This comment has been removed by the author.
dzirhans said...

Tahniah for your purchase bro!

If u entitle for 1st home then ada bank boleh bagi 100% loan.

I suggest for 90% margin you go for developer's panel bank, at least u save 50% lawyer's fee @3k.

For 95%, you can apply for Bank Muamalat but sila baca terms n condition dia betul2.

dzirhans said...

For own stay - no worry

For investment - you may want to check how fast the take up rate for this phase as well.

afdi said...

Terpaksa book. Cuma rumah yg ada semalam 20 unit tinggal. Kongsi lorong belakang 30kaki dgn shop office. Ambil lot tengah jauh sket dari corner lot..end lot. Risau restoran n workshop nanti bising dan bau. Semalam dah ada 5 org beli. Beli je lah. Tgk yg lain mahal2 belaka

Mr Met said...

I also booked last saturday.. Blakang shop lot la.. No choice n Redah je la.. I blieve unit left less than 10..

dzirhans said...

Harga mmg affordable.

Tapi belakang rumah kalau share dgn kedai susahlah sket, takut restoran basuh pinggan kat belakang. Satu lagi kete parking belakang.

dzirhans said...

Biasanya kalau last minute mmg tinggal unit yg x berapa elok.

Cuba survey rumah-rumah yg belakang kedai dlm 30 kaki. Get the feel. Mungkin x seteruk yg disangka.

Mr Ombak said...

Dah call developer..SOLD OUT already!

henry lee said...

developer plan to take in aeon jusco in the area.

somewhere like mahkota cheras.

Daimyo said...

Any updates psl projek ni?

Zulhaimi said...

BEli satu unit October lepas. Not a genuine buyer, more as an investor. Skrg ni rumag sy kat kwsn FnG di Puchong with similar build-up. Rumah ni potensi sgt baik sbb dekat Komuter and jalan nak keluar ke PLUS mudah. Kompom lepas siap in 2014, harga akan naik easily 500k. NAsihat saya pada pembeli baru, carik la yang betol2 FnG. Skrg ni byk sgt kes2 pecah rumah n bunuh. So FnG or GnG is safer for your family.

Amru said...

i just bought 1 unit here for phase 2, next phase 3stry around Rm600k. still good value since mah sing and dijaya 2 stry cost Rm750k

asma said...

masih ada lagi ke rmh ni? brp harga ya?

Shamsul Badran Wan Omar said...

True.. I bought one at phase 2 as well. hopefully the community would be great. just glad to hv made it. the location was my 1st priority.

wan.fiyas corner said...

woo sangat menarik comment pasal BA. saya sempat booked 1 unit.. setakat pemerhatian sy n husband, setakat ni developer ok. existing projek yg dia buat puan progress agak cepat. so far development bg projek ni memeuaskan kami... pd pembeli yg lain selamat berjiran

hana hani said...
This comment has been removed by the author.
Ghafor Mohamad said...

Memang lambat tau pasal BA..nak tanya next phase utk BA for coming launching..ada ker x?

Ghafor Mohamad said...

Just a week before got the info of BA..BTW what will be the next phase of BA ready for launched?

MH MY said...

Aku pun revisit entri ini walaupun aku org pertama komen. Lol...