Ampersand @ Kia Peng by IJM Land

Project name:          

Ampersand @ Kia Peng
Area:                       
25, Jalan Kia Peng
Developer:               
Aqua Aspect Sdn Bhd 

Type:                      
Condo
Tenure:                   
Leasehold

Price range:             
from RM3,150,000 to 7,237,800 
Size range:              
from 2,613 to 5,831 ft2

Price/ft2 range:        
from approx. RM1,244/ft2

Total Units:              

71 units

Maintenance Fee:              

RM0.44/ft2

*Above info @  July 2011 
 

You can get more info from following website:
http://www.ampersand.com.my/

http://www.ijmland.com/property_details/property_details.aspx?pID=74

http://www.iproperty.com.my/developments/developmentreview.aspx?pid=1128

The developer: 
Aqua Aspect Sdn Bhd is a subsidiary of IJM Land Berhad (formerly known as RB Land Holdings Berhad) which is the listed property development arm of IJM Corporation Berhad (IJM), one of the largest construction and infrastructure group in Malaysia.

Both IJM Land Berhad and IJM Corporation Berhad are listed on KLSE with a current share price of 1.70 and 4.38 respectively.

IJM Land Berhad is a famous developer in Malaysia and made its mark by delivering township developments in Penang, Klang Valley, Negeri Sembilan, Johor, Sabah, and Sarawak as well as in China. 

Location:

The condo is within walking distance of KLCC, and approximately 2km from the hustle of Jalan Bukit Bintang. Also, Kuala Lumpur's business district is just minutes away.

Google Map

Map data ©2011 MapIT - Terms of Use

Price:
Compare with other developments closed by:

• M Sentral @ Jalan Tun Razak/Pahang by Mah Sing Group ~ price from approx. RM700/ft2 (price info @ Aug 2011) ~ Ampersand is approx. 78% higher
• Cendana @ Jalan Sultain Ismail by Tan & Tan Developments ~ price approx. RM766/ft2 (price info @ June 2011) ~ Ampersand is approx. 62% higher  
• Setia Sky Residences @ Jalan Tun Razak by SP Setia ~ price approx. RM1,151/ft2 (price info @ Feb 2011) ~ Ampersand is approx. 8% higher  [Read My Previous Blog]

Also compare with developments located in prime location which are not far away from KLCC:

• Neo Damansara @ Damansara Perdana, PJ ~ price from approx. RM537/ft2 (price info @ Aug 2011) ~ Ampersand is approx. 132% higher [Read My Previous Blog]
• Boulevard Residence Damansara @ PJ~ price from approx. RM472/ft2 (price info @ April 2011) ~ Ampersand is approx. 164% higher [Read My revious Blog]
• 8 Petaling @ Sri Petaling ~ price from approx. RM346/ft2 (price info @ Aug 2011) ~ Ampersand is approx. 260% higher   [Read My Previous Blog]

My View:

The price/ft2 is approx. 62% and 78% higher than Cendana  and M Sentral respectively. These developments are located in the same areas and develop by famous developers in M'sia.

Ampersand @ Kia Peng selling point:

• Lowest density condominium in KLCC area (71 units over 2 acres)
• Low rise (5 storeys and 10 storeys)
• Duplexes with private swimming pool
• Whirlpool bath with jets for master bathroom
• Kitchen island with built-in kitchen cabinet complete with hood, hob, oven and kitchen sink erator
• Built-in wardrobe for all the bedrooms

Total units comparison:

• Ampersand @ Kia Peng ~ 71 units
• Cendana ~ 152 units
• M Sentral ~ 1,000 units
• Setia Sky Residences ~ 938 units

Is it worth to pay more for Ampersand @ Kia Peng? Although it is low density, but with a starting price from RM 3,150,000 ~ 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)? Low rise, only 5 storeys and 10 storeys, means less chance to have a nice view from the condo?

If you compare it with developments within prime location like PJ & Sri Petaling, the price/ft2 is much lower there, at least 130% lower, as shown above.

Based on 90% loan for RM3,150,000, say BLR6.6%-2.2% = 4.4% interest per annum, for 30 years. The monthly repayment is approx. RM14,196. If you are planning to buy & rent for investment, you need to take these into consideration: Will ppl willing to pay more than RM14,196 per month to rent a place in KLCC?

Don't forget the approx. monthly repayment of RM14,196 excludes following items:

a) Maintenance fees (from RM1,150 per 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)

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 [Click Here For My Previous Blog]
• Cubist ~ Bangalow @ Twin Palms Kemensah, Ulu Klang ~ Bungalow ~ size from 4,770ft2 ~ price from approx. RM535/ft2 [Click Here For My Previous Blog]

For condo located within KLCC, the cost can range from RM650/ft2 up to RM1200/ft2, therefore the price RM1,244/ft2 for Ampersand @ Kia Peng is consider high to me (at the top end).

Although this is consider high to me, yet 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.

 

WCT ~ another Share for Long Term Investment

WCT (9679) http://www.wct.com.my/CMS/Home/1/0.aspx

Background:

• Established since 14 January 1981 (30 yrs in business) as WCT Earthworks & Building Contractors Sdn Bhd.
• WCT became a public company on 1 April 1994 and made its debut on the Malaysia Stock Exchange on 16 February 1995.
• The Company assumed its present name WCT Berhad since 5 June 2008 to reflect the diverse businesses within WCT Group of Companies.
• Other than in Malaysia, WCT has also successfully established a strong presence in other parts of the world ~ U.A.E, Bahrain, Qatar, Oman, India and Vietnam

Famous projects:

• Malaysia ~ Sepang F1 Circuit
• Bahrain International Circuit
• Abu Dhabi F1 Circuit (Contract Value approx. RM3.3billion)
• New Doha International Airport, Qatar (Contract Value approx. RM3.27billion)
• New Low Cost Carrier Terminal (KLIA2) Integrated Complex, Sepang, Malaysia
• Government Administrative Building, Doha, Qatar (Contract Value approx. RM1.59billion)

Toll Concession (Build, Operate and Transfer ~ BOT):

BOT Concession	Location	Concession Period	Form of Receipts	WCT? Portion
Swarna Tollway (Tada - Nellore Highway)	Andhra Pradesh, India	2004 - 2032	Toll Collection	21.60%
Emas Infrastructure (Durgapur Expressway)	West Bengal, India	2005 - 2020	Semi-Annuity Payments by Government of India	30%
Mapex International (Panargarh-Palsit Expressway)	West Bengal, India	2005 - 2020	Semi-Annuity Payments by Government of India	30%

Current Share Price:  2.00

My View:
This share has drop around 45% from 3.63 (Jan 2011).

In 2009, WCT's shares have taken a dive when UAE's Meydan LLC cancelled the AED4.6 billion (RM4.6 billion) contract with WCT Bhd and Arabtec Construction LLC to build the racecourse. During that time, the share drop to approx. 1.00.

In less than two years, WCT went up to 3.63 (263% increased). That's a huge profit!! ^_*

The reasons I consider this share for investment are as follows:

• Value drop around 45%
• Net asset per share is 1.73 ~ slightly lower than current share price.
• Dividends pay out approx. 5% per annum ~ higher than banks FD a/c which is around 3% now ~ they pay 5sen dividend almost every two quarter, even when their share price drop to approx. 1.00 in 2009
• One of the major shareholders is EPF with approx. 16.12% ~ this share Rank No. 6 on EPF's List of Top 30 Equity Investments
• Long term cash flow from India for the 3 highways as mentioned above.

Recently, Malaysia Airports Holdings Bhd (MAHB) has signed a concession agreement with WCT Bhd and Segi Astana Sdn Bhd (SASB) for privatisation of the construction, development and financing of the integrated complex at KLIA 2 under a 25-year concession, with an option to extend for another 10 years.

SASB is wholly-owned by WCT Land Sdn Bhd, which in turn is a wholly-owned unit of WCT.

Under the agreement, SASB will undertake construction of the integrated complex which will comprise a transportation hub, a commercial complex consisting of a shopping mall with a net lettable area of about 350,000 sq ft; and car parks with 6,000 parking bays.

Thus another long term cash flow for WCT.

Keep an eye on this share.

If you are not risk taker, you should consider put it in the bank for FD and get around 3% interest per annum. For your information, Maybank is currently having an offer from 9 September 2011 until 9 October 2011 ~ up to 4.18% p.a. on Fixed Deposit a/c.  [The Promotion]

For similar price, you might consider my previous blog for YTL Power:
YTL Power ~ A Low Risk & Sustainable Share?

Setia Sky Residences @ Jalan Tun Razak

Project name:          
Setia Sky Residence
Area:                       
Jalan Tun Razak
Developer:               
Exceljade Sdn Bhd 

Type:                      
Condo
Tenure:                   
Freehold

Price range:             
from RM707,000 to 2,110,000 
Size range:              
from 614 to 1,755 ft2

Price/ft2 range:        
from approx. RM1,151/ft2

Total Units:              

938 units

*Above info @ Feb 2011 
 

You can get more info from following website:

http://www.setiaskyresidences.com.my/

http://www.iproperty.com.my/developments/developmentreview.aspx?pid=1152

The developer: 
Exceljade Sdn Bhd is subsidiary of SP Setia which established in 1974 (approx. 37 years in business).

SP Setia is a famous developer in Malaysia and made its mark by delivering township developments in the Klang Valley, Johor Bahru, Penang and Vietnam. 

SP Setia is listed on KLSE with a current share price of 3.08

Location:

The development sits within a 1.5km radius from KLCC and closed to Jalan Bukit Bintang, Jalan Sultan Ismail, Jalan Raja Chulan and Changkat Bukit Bintang.

Google Map

Map data ©2011 MapIT - Terms of Use Map Satellite Hybrid

Google Map

Map data ©2011 MapIT - Terms of Use Map Satellite Hybrid

Price:
Compare with other developments closed by:

• M Sentral @ Jalan Tun Razak/Pahang by Mah Sing Group ~ price from approx. RM700/ft2 (price info @ Aug 2011) ~ Setia Sky Residences is approx. 64% higher
• Cendana @ Jalan Sultain Ismail by Tan & Tan Developments ~ price approx. RM766/ft2 (price info @ June 2011) ~ Setia Sky Residences is approx. 50% higher  

Also compare with developments located in prime location which are not far away from KLCC:

• Neo Damansara @ Damansara Perdana, PJ ~ price from approx. RM537/ft2 (price info @ Aug 2011) ~ Setia Sky Residences is approx. 114% higher  http://awonginvestment.blogspot.com/2011/09/neo-damansara-damansara-perdana-by.html 
• Boulevard Residence Damansara @ PJ~ price from approx. RM472/ft2 (price info @ April 2011) ~ Setia Sky Residences is approx. 144% higher http://awonginvestment.blogspot.com/2011/09/boulevard-residence-damansara-pj-by-ocr.html
• 8 Petaling @ Sri Petaling ~ price from approx. RM346/ft2 (price info @ Aug 2011) ~ Setia Sky Residences is approx. 233% higher   http://awonginvestment.blogspot.com/2011/08/8-petaling-by-petaling-garden-sdn-bhd.html

My View:

The price/ft2 is approx. 50% and 64% higher than Cendana  and M Sentral respectively. These developments are located in the same areas and develop by famous developer in M'sia.

Setia Sky Residences selling point:

• not only provides easy access to the delights of the city, it also offers approximately 120,000 sq ft of luxuries and amenities, including two 40,000 sq ft Sky Decks, which span across two towers on level 5, and two 20,000 sq ft Sky Clubs occupying level 34.
• each floor starting from level 6 and above, has only six units and each of them, except for the studio units, has its own private lift lobby.

Total units comparison:

• Setia Sky Residences ~ 938 units
• Cendana ~ 152 units
• M Sentral ~ 1,000 units

Is it worth to pay more for Setia Sky Residence? and is it easy to sell it out in the future? 938 units is consider high density to me.

If you compare it with developments within prime location like PJ & Sri Petaling, the price/ft2 is much lower there, at least 100% lower, as shown above.

Based on 90% loan for RM707,000, say BLR6.6%-2.2% = 4.4% interest per annum, for 30 years. The monthly repayment is approx. RM3,037. If you are planning to buy & rent for investment, you need to take these into consideration: Will ppl willing to pay more than RM3,037 per month to rent a place in KLCC?

Don't forget the approx. monthly repayment of RM3,037 excludes following items:

a) Maintenance fees

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)

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 http://awonginvestment.blogspot.com/2011/09/sutera-residences-kajang.html
• Cubist ~ Bangalow @ Twin Palms Kemensah, Ulu Klang ~ Bungalow ~ size from 4,770ft2 ~ price from approx. RM535/ft2 http://awonginvestment.blogspot.com/2011/09/cubist-twin-palms-kemensah.html

For condo located within KLCC, the cost can range from RM650/ft2 up to RM1200/ft2, therefore the price RM1,151/ft2 for Setia Sky Residence is consider high to me (at the top end).

Although this is consider high to me, yet 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.