Project name:
St. John Woods Residence
Area:
Persiaran Raja Chulan (Buki Ceylon), KL
Developer:
Affinity Heights Sdn Bhd
Type:
Condo
Tenure:
Leasehold
Condo
Tenure:
Leasehold
Price range:
from RM2,829,000
Size range:
from 3,660 to 8,848 ft2
from RM2,829,000
Size range:
from 3,660 to 8,848 ft2
Price/ft2 range:
from approx. RM773/ft2
from approx. RM773/ft2
Total Units:
48 units
Maintenance Fees:
approx. RM0.45/ft2
*Above info @ Oct 2011
The developer:
AM-EL Group established in 1982 (approx. 30 yrs in business) http://am-elgroup.com/
Previous developments include Merdeka Square, Setapak Ria Condominium and Merc Residence Condominium.
Location:
The condo is located in the Kuala Lumpur’s Golden Triangle. Close by to the KL Tower, KL Twin Towers, and Jalan Bukit Bintang.
Price:
Compare with other Condo developments close by:
Price:
Compare with other Condo developments close by:
- M Sentral @ Jalan Tun Razak/Pahang by Mah Sing Group ~ price from approx. RM700/ft2 (price info @ Aug 2011) ~ St. John Woods Residence is approx. 10% higher
- Cendana @ Jalan Sultain Ismail by Tan & Tan Developments ~ price from approx. RM766/ft2 (price info @ June 2011) ~ St. John Woods Residence is approx. 1% higher
- Laman Ceylon @ Jalan Ceylon ~ price from approx. RM1,125/ft2 (price info @ Sept 2011) ~ St. John Woods Residence is approx. 31% lower [Read My Previous Blog]
- Setia Sky Residences @ Jalan Tun Razak by SP Setia ~ price from approx. RM1,151/ft2 (price info @ Feb 2011) ~ St. John Woods Residence is approx. 33% lower [Read My Previous Blog]
- Ampersand @ Kia Peng by IJM Land ~ price from approx. RM1,244/ft2 (price info @ July 2011) ~ St. John Woods Residence is approx. 38% lower [Read My Previous Blog]
Also compare with developments located in prime location which are not far away from KLCC:
- Sé terra, PJ ~ price from approx. RM573/ft2 (price info @ Oct 2011) ~ St. John Woods Residence is approx. 35% higher [Read My Previous Blog]
- Neo Damansara @ Damansara Perdana, PJ ~ price from approx. RM537/ft2 (price info @ Aug 2011) ~ St. John Woods Residence is approx. 44% higher [Read My Previous Blog]
- Boulevard Residence Damansara @ PJ~ price from approx. RM472/ft2 (price info @ April 2011) ~ St. John Woods Residence is approx. 64% higher [Read My Previous Blog]
- 8 Petaling @ Sri Petaling ~ price from approx. RM346/ft2 (price info @ Aug 2011) ~ St. John Woods Residence is approx. 123% higher [Read My Previous Blog]
My View:
The price/ft2 is approx. 31%, 33% and 38% lower than Laman Ceylon, Setia Sky Residences and Ampersand @ Kia Peng, respectively. Compare with M Sentral and Cendana, the price/ft2 is about the same.
Is it worth to pay more than 30% for Setia Sky Residences and Ampersand @ Kia Peng which develop by famous developers in M'sia??
Is it worth to pay more than 30% for Setia Sky Residences and Ampersand @ Kia Peng which develop by famous developers in M'sia??
Total units comparison:
- St. John Woods Residence ~ 48 units
- Ampersand @ Kia Peng ~ 71 units
- Cendana ~ 152 units
- Laman Ceylon ~ 230 units
- Setia Sky Residences ~ 938 units
- M Sentral ~ 1,000 units
The density is low.
If you compare it with developments within prime location like PJ & Sri Petaling, the price/ft2 is much lower there, at least 35% lower, as shown above.
Based on 90% loan for RM2,829,000, say BLR6.6%-2.4% = 4.2% interest per annum, for 30 years. The monthly repayment is approx. RM12,450. If you are planning to buy & rent for investment, you need to take these into consideration: Will ppl willing to pay more than RM12,450 per month to rent a place in KLCC?
Don't forget the approx. monthly repayment of RM12,450 excludes following items:
a) Maintenance fees (approx. RM1,647/month)
b) Assessment tax
c) Quit rent
d) Interest rates increased for the loan (this is the main risk as BLR still low at the moment)
Buy & rent market, this is not a really good investment opportunity.
For own stay, with a starting price from RM2,829,000, you might need to consider ~ do you really want to stay in a place sharing facilities with other ppl? someone stay next door (sharing external walls), someone stay above (sharing roof) or someone stay below (sharing floor)?
However, for condo located within KLCC, the cost can range from RM650/ft2 up to RM1200/ft2, therefore the price RM773/ft2 for St. John Woods Residence is consider reasonable to me for long term investment.
To me, out there always have rich ppl who willing to pay higher price for properties within KLCC area, like Binjai which cost up to RM3,000/ft2.
If you want a bigger home for own stay & location is not an issue, you might consider other options, check out my previous blogs:
- Sutera Residences @ Kajang ~ Semi-Detached House ~ size from 2,870ft2 ~ price from approx. RM296/ft2 [Read My Previous Blog]
- Cubist ~ Bangalow @ Twin Palms Kemensah, Ulu Klang ~ Bungalow ~ size from 4,770ft2 ~ price from approx. RM535/ft2 [Read My Previous Blog]
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