AWong Investment ~ Break Through 20,000 Total Pageviews ~

I have started AWong Investment since 26 August 2011.

As of today:

Total Pageviews ~ reached 20,820

Facebook ~ 456 friends

Twitter ~ 172 followers

Total Pageviews increased 10,514 or approximately 102% from 10,306 in 17 April 2012 [Click Here for My Previous Post]

A good achievement for a short period of approx. 10 months.

Thanks for all the support!! ^_*

• AWong Investment @ Facebook
• AWong Investment @ Twitter
• AWong Investment Page @ Facebook

See you there!! ^_*

MAS (3786) ~ More Good News to Come?

MAS price is currently @ 1.14 ~ approx. 6% lower ~ when mentioned in my previous post on 3 May 2012  [Previous Post]





A bit worry with the 6% drop in price? To me, MAS is at discounted price now ^_*

Lets see some updated info here:

• The company stopped flying to Surabaya on 7 Jan 2012, Karachi 12 Jan 2012, Dubai & Damman 13 Jan 2012, Johannesburg 31 Jan 2012, Cape Town & Buenos Aires 1 Feb 2012 and Rome 2 Feb 2012
• MAS re-negotiated its catering contract with LSGB, after nine years, where it will no longer pay a guaranteed monthly amount for catering services and only pay for what it takes from LSGB for its in-flight catering services. Previously MAS and LSGB signed an agreement for 25 yrs ~ an exclusive right to supply and provide inflight catering and cabin handling services to MAS at both Penang airport and the KLIA.
• May 2012 - MAS offered its workforce up to two years of no-pay leave where they can seek employment elsewhere but not at rival companies.
• MAS reviewing contracts with its major vendors and will drop PlaneConsult who provide consultancy services as part of an overall plan to reduce costs by approx. RM500mil.
• 1Q ended Mar 2012, MAS reduced its loss after tax by 29 per cent to RM171 million compare to a loss of RM242 million in the same period in 2011.
• From July 7 2012, Firefly ~ the low-cost unit of MAS ~ will introduce weekly service between KL and Christmas Island in Australia.
• From 1 July 2012, MAS and Japan Airlines (JAL) will start code-share cooperation.
• MAS planning to sign code-share cooperation with four other airlines namely American Airlines, British Airways, Qantas and Finnair by end of 2012.
• MAS issued RM2.5bil of perpetual junior bonds. RM1bil has been fully subscribed by Kumpulan Wang Persaraan Diperbadankan (KWAP).

As mentioned before, to me ~ MAS is worth to consider. What do you think?

Good luck in your investment!!! ^_*

For similar price, you might consider my previous posts:

• Gtronic (7022) & YTLPOWR (6742) ~ Dividends
• YTLPOWR (6742) ~ Back to Similar Price
• Puncak (6807) ~ Up 99% ~ Power of The Rich Guy

Flexis @ One South at Seri Kembangan

Project name:          
Flexis @ One South
Area:                       
Seri Kembangan
Developer:               
Prop Park Sdn Bhd 

Type:                      
SOHO
Tenure:                   
Leasehold (Commercial Land)

Price range:             
from RM256,564
Size range:              
from 475 to 1,271 ft2

Price/ft2 range:         
from approx. RM540/ft2
Total Units:
424units

*Above info @  Jan 2012 
 

You can get more info from following website:
http://www.huayang.com.my
http://www.iproperty.com.my/developments/developmentreview.aspx?pid=2314

The Developer: 
Prop Park Sdn Bhd is a wholly-owned subsidiary of Hua Yang Berhad which started business since 28th Dec. 1978 (approx. 33 years in business) and majority of their developments are in Perak. They also have development in Klang Valley, Johor and Negeri Sembilan.

Hua Yang is listed on the Main Board of KLSE ~ current share price is 1.69

They are the one who develop Gardenz @ One South [Refer to My Previous Blog] too.

Location:

Sri Kembangan is quite far away from KLCC, it is in between Puchong and Kajang. The Site Location is closed to The Mines.

Google Map

Price:
Compare with other SOHO developments:

• Central Residence @ Sg Besi ~ price from approx. RM622/ft2 (price info @ Nov 2011) ~ Flexis @ One South is approx. 13% lower [Read My Previous Blog]
• 591 Damansara SA @ Shah Alam, section 24 ~ price from approx. RM560/ft2 (price info @ May 2011) ~ Flexis @ One South is approx. 4% lower
• Menara U2 @ Seksyen 13, Shah Alam ~ price from approx. RM529/ft2 (price info @ July 2011) ~ Flexis @ One South is approx. 2% higher [Read My Previous Blog]

My View:

Based on the above information, the price/ft2 seems similar for SOHO unit. Central Residence @ Sg Besi is more expensive, this might be due to better location and closer to KLCC.

If you compare to Gardenz @ One South ~ a serviced residence ~ which is develop by the same company. The selling price is from approx. RM373/ft2 (Price info @ July 2011) [Refer to My Previous Blog]. You might wonder why? Is it worth to pay extra approx. 45% per ft2 for a SOHO unit? July 2011 ~ Jan 2012, a short period to increased approx. 45% per ft2? Thus you should go there have a look and compare both development before making any decision.

Based on 90% loan for RM256,564, say BLR6.6%-2.4% = 4.2% interest per annum, for 30 years. The monthly repayment is approx. RM1,129. If you are planning to buy & rent out for investment, you need to take these into consideration:

Will ppl willing to pay more than RM1,129 per month to rent a place in Seri Kembangan?

Don't forget the approx. monthly repayment of RM1,129 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)

Grade A office space normally rent out approx. RM6/ft2. So for 475ft2, you might get rental approx. RM2,850/month. This estimate is on the high sides as don't forget the space you have is smaller compare to most of the Grade A office, therefore you will not get large companies as your tenant.

SOHO is still a new sector within Malaysia Property Market, so you might want to wait and see the response from investor before moving into this sector.

For RM540/ft2, I think most self-owned small business people will prefer to use their own house or condo which they can buy with less than RM540/ft2. What do you think??

Other developments with similar RM/ft2:

• Sh'ng Villas @ KL by IJM Land Berhad
• Cubist ~ Twin Palms Kemensah
• Neo Damansara @ Damansara Perdana by Paradigma Intan

Top 3 Performing Shares @ AWong Investment

(updated 06 June 2012)

1) PUNCAK (6807) ~ up 99% in less than 5 months

Related posts:

• Puncak (6807) ~ Up 99% ~ Power of The Rich Guy
• Puncak (6807) ~ Oops!! It Did It Again!!
• Puncak ~ Back to Similar Price
• Timecom & Puncak ~ Did you make $$$ too??
• PUNCAK drop around 63% ~ potential share for investment?

2) Gtronic (7022) ~ took over 2nd place from Timecom (5031) [Previous Post] ~ up 60% in less than 5 months

Related posts:

• Gtronic (7022) ~ up 60% in less than 5 months
• Gtronic (7022) & YTLPOWR (6742) ~ Dividends
• Gtronic (7022) ~ up 30% in less than 2 months
• Gtronic ~ drop approx. 51% since April 2010

3) TIMECOM (5031) ~ up 46% in less than 6 months

    Related posts:

• Timecom & Puncak ~ Did you make $$$ too??
• RM4.5billion school internet contract for 15 years on the bid
• TIMECOM ~ a share to look at?

Vega Residensi 1 @ Cyberjaya by PKNS

Project name:          
Vega Residensi 1
Area:                       
Cyberjaya
Developer:               
Perbadanan Kemajuan Negeri Selangor (PKNS) 

Type:                      
Serviced Residence
Tenure:                   
Leasehold (Commercial Land)

Price range:             
from RM253,888
Size range:              
from 535 to 921 ft2

Price/ft2 range:         
from approx. RM475/ft2
Total Units:
356units
Maintenance Fee:
RM0.20/ft2

*Above info @  Nov 2011 
 

You can get more info from following website:
http://www.pknsproperty.com/VegaResidensi1/index.html
http://www.iproperty.com.my/developments/developmentreview.aspx?pid=2317

The Developer: 
Perbadanan Kemajuan Negeri Selangor (PKNS) or Selangor Development Corporation [Website] established since 1st August 1964 (approx. 48 yrs in business). It is a stated development body.

It develops various township, residential, commercial, and industrial properties, as well as iconic and niche developments.

Location:

Cyberjaya is far away from KLCC, but it is just 20 minutes by road to KLCC during peak hours via the Maju Expressway (a mere 26km). It is next to Putrajaya.

Cyberjaya township launched in 1999 by the country's fourth Prime Minister YABhg Tun Dr Mahathir Mohamad, with the purpose to develop this area become Malaysia's First Intelligent City.

Google Map

Price:
Compare with other Condo developments in Cyberjaya:

• Serin Residency @ Cyberjaya ~ price from approx. RM308/ft2 (price info @ Dec 2010) ~ Vega Residensi 1 is approx. 54% higher
• The Arc @ Cyberjaya ~ price from approx. RM383/ft2 (price info @ April 2011) ~ Vega Residensi 1 is approx. 24% higher
• Pan'gaea @ Cyberjaya ~ price from approx. RM420/ft2 (price info @ June 2011) ~ Vega Residensi 1 is approx. 13% higher [Read My Previous Blog]
• Gardenview Residence @ Cyberjaya ~ price from approx. RM451/ft2 (price info @ Aug 2011) ~ Vega Residensi 1 is approx. 5% higher [Read My Previous Blog]

My View:

Based on the above information, the price/ft2 is approx. 5% to 54% higher than other Condo developments Cyberjaya.

The desity is consider average if compare with others as shown below:

Gardenview Residence ~ 210 units
Vega Residensi 1 ~ 356 units
Serin Residency ~ 600 units
The Arc ~ 1,000 units

Is it worth to pay extra to have a lower density condo (excludes Gardenview Residence)?

If you look at the price comparison shown above, you will notice that the % different is coming down, from 54% back in Dec 2010 down to 5% in Aug 2011. This might be due to supply more than demand or the price/ft2 reach the peak stage at the moment.

Based on 90% loan for RM253,888, say BLR6.6%-2.4% = 4.2% interest per annum, for 30 years. The monthly repayment is approx. RM1,117. If you are planning to buy & rent out for investment, you need to take these into consideration:

Will ppl willing to pay more than RM1,117 per month to rent a place in Cyberjaya?

Don't forget the approx. monthly repayment of RM1,117 excludes following items:

a) Maintenance fees (from approx. RM107/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 as for approx. RM1,224 (loan + maintenance fees) per month for a small unit of 535ft2 is consider expensive to me. You can rent a bigger unit in location which is closer to KLCC.

Again I still believe the property prices in Klang Valley are too high at the moment and should collapse soon (maybe after 2012 election). Unless you are desperately to invest now, we shall keep more cash in hand for rainy days.

Other developments with similar RM/ft2:

• Olives Residences @ Subang Jaya
• Altitude 236 @ Cheras by IJM Land
• Boulevard Residence Damansara @ PJ by OCR Sdn Bhd