Penang Property Talk

This show house going to complete in July 2011. Over 50% already sold by the developer…..

Was told they changed to interlock brick, solar power street light…

Hi Ame & T, did you buy any unit? I bought one facing the swimming pool

pghome
welcome neighbour….

Pghome
yes, bought a unit there too.
Sure you bought very early coz those facing swimming pool finish fast.

For own stay or Investment?

Wow… nice to find neighbours here.. I have bought quite early, but not very early

I’m buying for own stay. can’t wait to see the show house.

Show house will be ready in July as what i heard from developer.
Is a good place to stay, but expensive house.

@Ame
Agreed. It’s expensive. Hopefully it comes with exceptional level of exclusiveness as claimed.

me too, own stay, hopes everyone do their part to keep its exclusivenss..

U all using the developer lawyer for S&P and loan?

Maybank banker told me using islamic loan can safe 20% of the stamp duty with no tight up period, govenment trying to promote islamic loan facility.

I’m using developer’s lawyer. To avoid any hassles.

I am using banker lawyer

facing pool where got good ? there will be noise everyday when ppl come to swim. privacy become problem.

I also using developer lawyer, better offer and easier.

This is not condo, no sea view. Pool view is the best unless u prefer facing other house which i think is more boring.

anymore available unit to choose? rm700K….abit overprice for BM

@Ais
The unit is not immediately opposite the pool. It is about 150ft away and there is more than 100ft of greenary in between the pool and the house. The units facing pool also has a longer car porch. Agreed to Ame, pool view is better that opposite house view

@Hwa
Yeah. We all think it is expensive too. But we think it is worth the money for own stay as long as you like that place. The last I checked was about 65% sold. You may still find some good units.

The price is expensive because they include facility cost like swimming pool, gym, sauna, gardening, CCTV, guard house…. to the buyer.
As long as everything is well built and give a comfort living environment, I think is worth the money. This is the first landed with swimming pool in BM.

how much is the maintenance fee?

10sen per sqft.
Semi-D rm330 include sinking fund
Semi-D link rm363 include sinking fund

Being looking for landed gated and guarded long that is not too clouded (go beyond 100 unit) and too less unit (difficult to sustain) and amenities in 5km radius, not facing evening sun and around bukit tengah, so this project is prefect match but come with a price.

must be nuts to have paid so much for this……

@T
I thought u are looking for Greenpark Avenue. Final decision still Gemilang Permai?
I also got look at Greenpark, too near to Power Cable. Those far away from cable already finish book. Better don’t take the risk, health is more important.

gemilang permai’s developer should be responsible for expensive house in BM nowadays…..
not me say one , but all people say…i survey already.
Near high tensionhouse????dont buy……..cannot resale one. i kena alreadi.

Heard that show house will launch on 7 Jul.

Open House 9 and 10 July

Hi T, you mentioned about interlock bricks for internal road. Did they show you any sample?

No sample. As long as not in black and white/photo stated in any agreement, thing can change even they show sample.

Start from 1/Jul price increase 20k but free Legal fee for S&P, Loan and transfer.

Available unit are :-
4, 5, 10, 11, 17 for Semi-D
23, 29, 31, 33, 35(show house), 55, 56, 58, 62, 63, 64 for Semi-D link

BM
how much de prices now since up 20K for both semiD n semiD link

Any comment for Bagan Lalang The residence project?

@yangguy

Semi-D 740k min
Semi-D link – 788k min

You can go visit their show house this weekend 9~10/Jul to get more info.

Anyone going to the show house this weekend?

Saw they put up yellow balloon. Did a sneak preview few weeks ago, so this weekend will go for official viewing

better don’t go, yellow related to bersih

Visited the showhouse .. the original unit looks so much bigger that the renovated one. I think the ID doesn’t do a good job.

Ame, T, any comments ?

The house look small due to the kitchen wall, not a good design.

One think i notice during my visit to show house is the developer play trick on the available unit. During my purchase they mention 60% already finish sold, a lot unit is not available to chose then when launching those unavailable unit is open for sell pula.
Don’t ever believe developer if they tell you selling fast. This is their sale tactic to cheat people and give you wrong perception this area is selling like hot cake.

still have 10 units available

That was the number given during 1st day of launch. So means no unit sold since than.
pghome
my is semi-d so no comment, plan to take away utility room and make it to wet kitchen. .

Yesterday just check with Airmas left 5 units only.
2 semi d link and 3 semi d.

Confirm 4000+/year maintenance only? If individual title hard to enforce payment. Worry about the low cost flat across entrance

This is strata title G&G house.

Today left 4 unit only. Next Monday price up $30k.

Visited the show house again today. Left with 2 Semi-D only.

By the way, any more buyer here?

Really selling like hot cake after the launch with show house.
Not sure after OC pass, the price can go above rm900k？ ：）

The show house was sold for RM998K! I heard the buyer want the show house to be closed soon.

Yes, show house no longer open for view.

Last unit now, semi-d lot no.9.
Airmas will start their next G&G Harmoni Residence open for booking soon.

One more new G&G project behind BM land office by Tah Wah, Orange City developer in Bagan Ajam

@T

BM land office it is the one near to BM mahkamah?
You have any information about this project?
Open for booking already?

Yes behind mahkamah, open for registration, 3 storey terrace, 3 storey Semi D and Bangalow, total around 144 units, 122 unit will be terrace..

You know the price?
Where is the developer office? Want to go there to get more information.

@T

Can you share more information on the new housing area behind mahkamah?
I can’t find any news in internet.

Thanks

i went to c the show house…kinda like the house semi d link…but the price too expensive for me. Parents told me not to buy house more than rm 500k in bm, not worth it. if more than rm500k better save money and buy house in island? any comment?

@Ame
i thought that day when i went at 10 july they told me all sold out left only 1 unit?

@BM
Let me search the old newspaper this weekend and find the phone number they advertised hlaf page. The developer office is opposite wisma pantai at Butterworth same row at RHB, this what the developer told me.

Steven, problem is any new house will be millions in Island. I do agree this price is a bit expensive over at mainland. Gated & guarded seem to be the new trend and more people are willing to pay nowadays. I’m still oldschool where the reason for landed would be for individual title and no need to pay maintenance. Less than 500K, you may consider Bayu Villas Desa Titi Panjang but it’s not G&G.

@BM
You can find the contact in this link, http://cforum1.cari.com.my/viewthread.php?tid=2415459&extra=&page=3, #63

@M
true also. if i bought the taman gemilang permai, it would b my second house loan. my parents point is, house of rm700k difficult to resale in bm. so they advice me to save money first. thanks for advice.

Ya.. I wont buy any property with tht price rm600k in mainland. For those who live in pg definite will consider to buy prkperty in island. Although with tht price I can only buy single storey at pg,but worth than buyinh ib mainland.. No traffic jam across bridge , no bridge toll to pay,many good school in pg for my child… Somemore very difficult to sale off later

Trend slowly change, you can see Island people start to move to mainland due to house price is expensive. 2nd link, free shuttle bus for FIZ, Penang Butterworth tunnel…. a lot project is on-going to improve the traffic.
You also see a lot MNC company built their factory in mainland due to cheaper cost.

I think mainland house still have potential, but will not see it in short term.

This area also have good school – Jit Sin secondary school and is just 5min drive.

Mayb I know this project still have any unit available?

Fully sold out.
Their next G&G project is Harmoni Residensi at Jalan Betik, starting price rm669k for 2story semi-D.

Ame
How you take a look on the plan? When I was complaining to developer Gemilang Permai road is only 40 feet, they told me Harmoni only 24 feet.

24ft only for road !!!!!! too narrow for g & g houses with semi-d and bangalore…. developer squeeze the road so that they have more lands to build the house?? wau lau eh.. and 669k lagi…expensive liao…

Anyone look at the project plan that indicate Gemilang Permai road is 40 feet ? When I visited the project site during lunching, it look so narrow.

Yes, they showed me their architectect drawing, which indicated it is 40feet. Note that the road width is measured from gate to gate. 40 feet is the minimum requirement for non-gated housing project too.

For gated, the minimum requirement is 24 feet.

Last time the developer told me the road is 50ft, i not aware is just 40ft.
Germilang permai Semi-D can park 3 cars, the road should be not congested unless most of the owner has 4~5 cars

24ft is too narrow la (1 lane in and 1 lane out), if owner park their car outside sure block the road.

For 24 ft, most properly will be one way, like Palm Villa.
Ya I plan to have 5 cars…One for working, one for fetching children to school, one for weekend, one for long distance, one more backup.

The developer told me that the external area of the house are not allow to renovate including the house external paint and gate. Any comment whether this will work ?

@SL
Yes, that’s correct. This is the same for all gated community. Good & Bad. Good – no eye soaring painting and renovation, the housing area will look nice. Bad – you can’t choose the color that you want

@T
For 24 ft, it is possible that all the houses don’t have gate, else it is almost impossible for you to reverse your car without knocking on your opposite neighbour’s gate.

Actually you don’t need 5 cars lar. You can use your weekend as your backup car. And then you can fetch your children to school while driving to office, so you only need 3 cars now

@SL think due to strata title you cannot change anything external unless majority agreement. Previously G&G are needed because houses are not individually titled. Now it’s reversed strata becoming a status symbol due to security concerns and good marketing & need for G&G

I have a clusted semi-d unit to let go. Facing swimming pool with additional 7ft carpark space. Willing to let go at RM860K nett.

Land size: 35′ x 79′

Please email to s.looi@yahoo.com if you are interested.

Hi Steve,

Have you successfully sell off your units?
Seem like this Taman not much people looking for it. Not a good investment place……

still got bglow unit or not?how much

@Ame

@lhh
all the units at this taman been sold out, if interested to buy, you must wait for sub-sales by the owner(s). However, not worth to buy because RM750k for 3 storey house is expensive & the monthly maintenance fee about RM300 is expensive too.

For bglow unit, the launching price is about RM1.25m, such the price in BM area, i just wanna say: crazy…

@ong
1.25m for normal unit!!!so expensive meh,wonder how much is the price bglow unit at orange villa

absolutely overpriced houses…wonder the market itself can sustain for how long…700k to 1.2millions houses make me think are we are all millionaires?

Other place is cheaper as compare this Taman but why still fully sold out?
What so special about this taman.

Someone offered 850k, but his loan did not got approved.

Here are what I think is good, that’s why easily sold out:

1. interlock bricks road
2. 40 feets internal road (gate to gate)
3. Underground cabling
4. with swimming pool
5. very easy access to Penang bridge
6. very near to chinese school primary (peng bin), secondary (jit sin)
7. it’s gated……

how to calculate the maintenance fee?somebody told is 10 sen persq feet for build up area only

@Steve
what your house no,how much total land area,can still nego 850k and below

any one know about the project behind hyundai,i heard is gng

@jo
Airmas successful on this project & then continue another nearby project at Jalan Betik called: Harmoni Residensi, also GnG, 2 storey priced from RM669k & 3 storey for RM769k, meanwhile bglow for above RM1.25m. So far it sold about 9 units (total 44 units), the residential road is 24ft wide, extreme narrow. In addition, Airmas overpriced the house & many buyers went to choose Orange Villa.

@jo
for your info, the semi-D show house sold for RM998k, i think there are many “rich” people around BM or in penang…

@lhh

I heard going to be a GnG project behind hyundai too, but i think very noisy. So many pub there, can’t stay in peace.

@ong
Airmas always over price their house. Their GnG i don’t think can complete with Jeselton hill, Tropicale Residency… very greeny and comfort

@lhh

My plot number is 4? (facing swimming pool) with land area 35 x 79. After some discussion and noticed that most other G&G only has 24-30ft wide internal road, we decided not to sell our unit anymore. Sorry about that.

@steve

End up you decided for own stay?
U sure no other G&G has 40″ road?

There will be 2 new G&G in this area, one is behind Hyundai and one is opposite germilang jaya.
I heard their selling price is cheaper compare to Germilang Permai.

The land behind Hyundai is kind of narrow. Yes, i think it will be 40ft with, but there will be only 2 rows of houses face to face.

Not sure if they are going to build swimming pool. If they do, and based on the number of units that they can build + swimming pool, i’m very sure it is going to be more expensive than gemilang permai.

For the land opposite gemilang jaya, it may be slightly bigger than gemilang permail, but i am guessing they will only have 24ft road wide.

Actually most developer will try to build more units. For G&G, the minimum requirement is 24ft. It just happens for gemilang permai, the land is not very big, so even if they build 24ft road, it doesn’t help to increase the number of units. That’s why they just build it as 40ft.

At very basic, the cost of a house is = total cost / number of units.

drive around bm,alma and juru there are so many houses left empty…

I think some rich guy buy house and keep for their children in future.
The next generation will hard to own a house, house price go up so much but salary increase very slow.

island property goreng until cannot goreng already now mainland turn…

Mainland still cheap. Soon it will catch up island price then all mainland people become rich guy.

The harmoni residency bglow proced at 1.25m,so wonder the bglow unit will be subsell at what price?I heard the unit at gemilang perm land area is bigger 5-6ksqft

ame, i think mainland will not catch up island…if really catching up island all of us will start to worry…anyone compare this project to residency cendana project near juru?

i call the other project the jepun hill (msm) near bkt tengah traffic light ,they said the double storey semi d is around 850k!!!

too bad ,didnt book a unit earlier, now 850k people dont want to let go,anybody anymore gng
project nearby gemilang permai.

lhh, you mean the Taman Tanah Aman?

Damn… those houses are damn sweeet

@Uncle Ho
taman tanah aman ? i hv no idea, the only problem the road in front of the taman can only turn left to autocity/bm,want to pacific hv to take a big u turn!!

@lhh

You still looking for semi-D in Germilang permai?

@GM
Why? Yes,maybe if price acceptable

@llh
price is expensive for this project…maybe you can try residency cendana@juru by metrio development, not sure
whether you know this project or not…recently there are bumi lot open for sale. nice design with guarded only community…park view residences by seraimas bina near autocity is considerably cheaper…jesselton hills not a bad option as well from reputable developer DNP land…

how about Hillpark Residence which located in between Jesselton hill and Tropicale Residence.

Germilang price is expensive but very strategie location.
Near to school (jit sin and Ping min), highway, shop lot, industrial area and just 10min to Penang bridge.

A lot people looking for this area.
As what I know Bayu mutiara almost fully occupy. Those open for sales house within 1-2months will finish sold. Good value here.

@ame, if what you said is true then it is totally the opposite to what I have read in papers…
everything is slowing down now, 700k to 1million house is only for those rich businessman out there but not normal employees. what do you expect them to pay in terms of monthly installment? 3k? 4K? property about 500k is needs 2k installment…

@jo
Most house buyers buy the house for invest & not for own stay, but most of them did not know they bought “overpriced” house… in this case, developers always the winner.

@NG
agree with you NG, this is the scariest part people don’t know what they are buying…for investment it would be crazy to buy 700k property and expect to sell of at 1mil? they can go for island landed southbay project.
for me mainland projects are good for own stay but certainly not investment, because you cannot sell in 2 to 3 years as island still have lots of land for development.

@NG, @jo

Actually that depends. I made more than 30% net return when I sell my unit at Bayu Mutiara after 1.5 year . My lawyer told me that Bayu Mutiara is most sought after and the only place they see buyer making good money in mainland.

And someone offered 850k to buy Gemilang Permai Semi-D from me, unfortunately (or it is fortunate so that i don’t sell) his loan was not approve.

However, you are right now mainland property is not good for investment, but it is a good place for own stay. That’s why many geniune buyer willing to pay more to buy for own stay.

about how much you bought bayu mutiara 1.5 years ago? seriously you have to convince me how to resell with profit with a mainland house of 700k above? time will tell but if you drive around island area, there are many houses up for sale meaning the supply is more than the demand now…maybe you are lucky to have been offerred 850k at such a down time, but if you want me to choose, i would buy island landed property for investment and not 850k this project…just about 100k difference anyway…
sometimes i really doubt what those sales people always say, almost fully booked/sold and just how many units are really sold?

@jo

I mean I bought it around year 2006 when it was new. Anyway, i don’t plan to convince you. It’s ok if you are not convinced.

By the way, gemilang permai was sold out 2-3 weeks after official launch. Most of the people i met said they bought for own stay.

Actually i’m not buy gemilang permai for invest. I have bought landed in PG too. Just haven’t decide where to stay. Once decided, then i’ll sell the other one.

@Steve
2006 property prices in mainland is very very cheap…30% of return is possible but for current situation 700k for investment is definitely a no go…
yeah for own stay is ok to me though.. this project is nice actually…but too expensive for me..i am looking to buy a house too bad its price me out

houses here are so expensive,my friend bought one of the bglow here for 1m +,but somebody offer him 1.25m but he did nt want to sell it,he bought it for own stay.

i need to consider 1 st b4 buying a subsale unit here,not enough $$$

Bayu Mutiara launching price is rm198k (lease hold), after get free hold price up to rm236k.
Today the selling price in Bayu Mutiara is rm380k. It is really a good investment place for mainland. Even now people still searching for this area.

Taman Tanah Aman double story semi-D selling 850k, so i think Gemilang Permai selling at 900k also not really expensive as it is 3 story and location is much more better than Tanah Aman. Now rm900k in Penang only afford to buy a double story terrace house, those middle range ppl will slowly move to mainland.

More and more MNC company setup in Penang and Batu Kawan, Penang population will grow and there is more demand for house. Every year construction material going up, do you think developer will sell cheaper even economy not good?
Believe me, housing price will keep on go up…..

@Ame
like what i have said, bayu mutiara can earn money because of 198k very low selling price and of course you could sell at 380k because there is very little chance you could get a landed house in mainland for 380k anymore…but 700k now for what price are you going to sell for profits? 900k you can buy 3 storey terrace house not 2 storey (eg southbay)…middle range can buy 850k house? with monthly installment of 3 to 4k? latest news that state gov will build middle cost apartments in batu kawan is for middle range people…not a 850k property…with so many condos empty without tenants in island penang, i would say properties prices will be corrected somehow…year 2013 especially we would see a lot of 2011 new launch to be completed and that will cause supply to increase..believe you housing prices will keep on going up? I agree with you but not at such fast pace where by property increase almost 80 to 100% and salary of most of the people only at most 10%…this belief will only lead to bubble if it is too much…

That why, we should be for own stay …… not tlearn follow rich people to play this game.

@Ame
i do not wish to see price of house in mainland catch up like the price in island, if this happen, more & more middle income earners will suffer & not afford to buy own house. Lucky recently state govt of penang announced to develop affordable housing project in Batu kawan (from Rm72k to RM220k).

Price of housing will adjust soon due to economic downturn, pls don’t believe developer or the news in paper stated that cost of construction material up every year & cause price of house also increase. Nowadays all the developers sell the house beyond current year’s price, buyers buy the house is to pay the future appreciation housing price. In summary, developer mark up 100% of single house unit.

@jo
Check out the latest project by Oriental Max: Carnation Villa (GnG with facilities) in Bukit Minyak, just 2km from Bayu Mutiara, u still able to buy big tarrace house (22′ x 72′) for RM409k. For me i wouldn’t pay RM380k to buy the house in Bayu Mutiara, i prefer Gated & Guarded for security.

@NG
ya, i agree, i fully support Lim Guan Eng to develop affordable housing project in Batu kawan, i prepare to buy on there. i also wish more & more other state govt also do the same, build more cheaper houses & hence would discourage people to buy ‘sub-sales’ house, therefore price of house will stablise or decrease. If supply more than demand, developer sure provide rebate package or discount to attract buyers.

thanks NG, well said

I know everyone prefer a affordable house.
But do you really wish to buy a house with same selling value for whole life?
If this is the case, it shown that Penang is not growing and people is poor.

@Ame
i am more afraid of buying a house with future selling price and yet keep on waiting everyday for it to shoot up…it is more on whether it is justified to pay such an amount of money when you compared with other parts of mainland or even island properties. affordable houses do not mean people is poor, lets see what happens now in singapore…most of the people still living in HDB flats but they are not poor though…

@Ame
people will get poorer & poorer if continue to buy overprice & expensive house that not really affordable, most buyers buy the house did not include calculate bank’s interest, maintenace fees, stamp duty, renovation depreciation etc. For the past 2 years, housing price really shoot up too fast, everybody in town seem talk about property, very hot topic. This situation not in 2012 & beyond, house supply is already surplus the demand, we can see most completed house project, after obtain OC, occupancy is not 100%, half of house units is for re-sale or rent, rich people always buy the house for investment, indirectly push up the price, the developer of course take this opportunity increase the price 100%, we buy one unit, developer profit is one unit.

Everyone has very good point. But the fact is, either it is slow or fast, property price will continues to rise due to inflation, GDP, economic growth and etc. we can’t do much other than just buy smartly.

Anyone know when this project going to complete?
I saw the site is making good progress

any more units available? airmas website shows sold out..

No unit left.
you need to wait until next year when OC pass, maybe there will people selling it.

So, what’s the current market value for the Semi-D Linked House now?

How come this project sold like hot cakes while Taman Tanah Aman which is only 1-2km away seems to be selling very slowly? For those who like low density (i.e. with extra privacy), isn’t Taman Tanah Aman a better choice?

@Shawn
Taman Tanah Aman located bad feng shui area, i.e. surround by malay, chinese & christian cemetery, in addition, the house design very old fashion. The main reason this houses not popular because the price too expensive i.e. about RM750k++, this price i got it 2 years ago, developer told me that the price is include club house, which is also sell to all house buyers, anyway, who wanna want it?

@Tung
Is there Chinese cemetery around Taman Tanah Aman?
I saw the Christian and Malay cemetery, but didn’t aware of the Chinese one.