Sh'ng Villas @ KL by IJM Land Berhad

Project name:          
Sh'ng Villas
Area:                
Kuala Lumpur (KL)
Developer:               
Valencia Terrace Sdn Bhd (IJM Land Berhad) 

Type:                      
Semi-D
Tenure:                   
Leasehold

Price range:             
from RM2,300,000 
Size range:              
from 4,218 ft2

Price/ft2 range:        
from approx. RM545/ft2

Total Units:              

231 units

*Above info @ Sept 2011 

 

You can get more info from following website:
http://www.iproperty.com.my/developments/2189/Shng_Villas

The developer: 
Valencia Terrace 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 2.22 and 6.03 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:

This development is in KL/Cheras and closed to Cheras Leisure Mall, Cheras Pantai Medical Centre and Sri Cempaka International School.

Google Map

Map DataMap data ©2012 MapIT - Terms of Use

Google Map

Map DataMap data ©2012 MapIT - Terms of Use

Price:
Compare with other Condo developments closed by:

• M Sentral @ Jalan Tun Razak/Pahang by Mah Sing Group ~ price from approx. RM700/ft2 (price info @ Aug 2011) ~ Sh'ng Villas is approx. 22% lower
• Cendana @ Jalan Sultain Ismail by Tan & Tan Developments ~ price approx. RM766/ft2 (price info @ June 2011) ~ Sh'ng Villas is approx. 29% lower  
• Setia Sky Residences @ Jalan Tun Razak by SP Setia ~ price approx. RM1,151/ft2 (price info @ Feb 2011) ~ Sh'ng Villas is approx. 53% lower  [Read My Previous Blog]
• Ampersand @ Kia Peng by IJM Land ~ price from approx. RM1,244/ft2 (price info @ July 2011) ~ Sh'ng Villas is approx. 56% lower [Read My Previous Blog]

Compare with Semi-D in Kajang:

• Sutera Residences @ Kajang ~ Semi-D ~ price from approx. RM296/ft2 (price info @ Aug 2011) ~ Sh'ng Villas is approx. 84% higher [Read My Previous Blog]
• Ramal Villa @ Kajang ~ Semi-D ~ price from approx. RM279/ft2 (price info @ Jan 2011) ~ Sh'ng Villas is approx. 95% higher
• 
  

  Ramal Residence @ Sg. Ramal, Kajang ~ Semi-D ~ price from approx. RM257/ft2 (price info @ July 2011) ~ Sh'ng Villas is approx. 112% higher

My View:

The price/ft2 is approx. 22% to 56% lower than the Condo developments in KL. Is it worth to pay more for Condo which have more facilities than Sh'ng Villas? Don't forget these additional facilities in Condo are not free, you will need to pay maintenance fees for these facilities.

If you compare it with Semi-D in Kajang, the price/ft2 is much lower there, range 84% to 112% lower, as shown above.

Based on 90% loan for RM2,300,000, say BLR6.6%-2.2% = 4.4% interest per annum, for 30 years. The monthly repayment is approx. RM10,365. If you are planning to buy & rent for investment, you need to take these into consideration: Will ppl willing to pay more than RM10,365 per month to rent a place in KL?

Don't forget the approx. monthly repayment of RM10,365 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)

For buy & rent market, this is not really a good investment opportunity.

If you want a Semi-D for own stay & location is not an issue, you might consider those in Kajang or outside KL which normally cheaper in terms of RM/ft2.

Summary of KLSE Shares Posted by AWong Investment (updated 6 Feb 2012)

		Posted on		Price after Posted by
		AWong Investment		AWong Investment
Code	Share	Date	Price	Highest	%	Lowest	%	Current	%
7022	GTRONIC	08-Dec-11	0.840	1.090	30%	0.800	-5%	1.060	26%
9679	WCT	25-Sep-11	2.000	2.680	34%	1.850	-8%	2.580	29%
3786	MAS	19-Sep-11	1.410	1.740	23%	1.230	-13%	1.670	18%
6742	YTLPOWR	16-Sep-11	1.790	1.930	8%	1.630	-9%	1.840	3%
0010	IRIS	14-Sep-11	0.145	0.185	28%	0.130	-10%	0.180	24%
2739	HUAAN	09-Sep-11	0.235	0.290	23%	0.185	-21%	0.260	11%
6807	PUNCAK	05-Sep-11	0.950	1.590	67%	0.950	0%	1.530	61%
5031	TIMECOM	29-Aug-11	0.530	0.750	42%	0.415	-22%	0.710	34%
					By AWong Investment

Gtronic (7022) ~ up 30% in less than 2 months

I have posted this share, Gtronic (7022), since 8 Dec 2011 when the price was at 0.84 [Click here for my previous post]

Some friends asked me why posted this share as in my last updated "Summary of KLSE Shares Posted by AWong Investment" [Click here],  the highest price only 1% and lowest was -5%

As mentioned to them before, share investment is not for short term. You must have patience and wait for the right time before buy or sell any share.

You might heard many people said I got 100% profit in a day or so. Is that possible??

For sure! Everything is possible, however it is difficult to predict future and 100% profit seldom happened.

To me, I believe share market is control mostly by the Billionaires, Banks, Investment Funds, Government Funds, Insurance Companies etc. So as long as the net profit of my investment is higher than the FD interest, I'm more than happy :)

Last week Gtronic gone up to 1.09 ~ that's 30% increased in less than 2 months ^_*


Hope you guys make the profit too!! Good luck in your investment for 2012!!

Central Residence @ Sg Besi

Project name:          
Central Residence @ Sg Besi
Area:                       
Sungai Besi
Developer:               
Yuk Tung Land Sdn Bhd
Type:                             
SOHO

Tenure:                   
Freehold (Commercial land title)
Price range:             
from RM351,700
Size range:              
from 565 to 876 ft2

Price/ft2 range:         
from approx. RM622/ft2

Total units:               
526
Maintenance Fees:               
RM0.25/ft2
*Above info @ Nov 2011 

 

You can get more info from following website:
http://www.iproperty.com.my/developments/1571/Central_Residence_@_Sg_Besi

The Developer: 
Yuk Tung Land Sdn Bhd is a member of HR/Yuk Tung Group (http://www.hr-group.com.my/index.php), which incorporated since Feb 1997 (14 years in business).

The Group of Companies focus on property development in the Klang Valley and is currently working on several mixed development projects in Shah Alam, Bangi, Cheras, Sg. Besi, Mont Kiara and Jalan Yap Kwan Seng, Kuala Lumpur (KLCC area).

Location:
Sg. Besi is easily accessible from the North-South Expressway Southern Route and not far away from KLCC.

Sg. Besi also served by the Sungai Besi LRT station on the Sri Petaling line of Kuala Lumpur's Light Rail Transit system.

Google Map

Map DataMap data ©2012 MapIT - Terms of Use

Google Map

Map DataMap data ©2012 MapIT - Terms of Use

Price: Compare with other developments:

• 591 Damansara SA @ Shah Alam, section 24 ~ price from approx. RM560/ft2 (price info @ May 2011) ~ Central Residence @ Sg Besi is approx. 11% higher
• Menara U2 @ Seksyen 13, Shah Alam ~ price from approx. RM529/ft2 (price info @ July 2011) ~ Central Residence @ Sg Besi is approx. 17% higher

                           

My View:

The price/ft2 is higher compare with 591 Damansara SA @ Shah Alam and Menara U2 @ Seksyen 13, Shah Alam (shown above). This might be due to better location as Sg. Besi is closer to KLCC, more facilities etc. So best way is to go there have a look, compare both development, before making any decision.

Both Central Residence @ Sg Besi and Menara U2 @ Seksyen 13, Shah Alam are develop by the same company.

Based on 90% loan for RM351,700, say BLR6.6%-2.2% = 4.4% interest per annum, for 30 years. The monthly repayment is approx. RM1,585. If you are planning to buy & rent for investment, you need to take these into consideration: Will ppl willing to pay more than RM1,585 per month to rent this?

Don't forget the approx. monthly repayment of RM1,585 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 565ft2, you might get rental approx. RM3,390/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 RM622/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 RM622/ft2. What do you think??