Penang Property Talk

how much the selling price?

3 storey also got lift now.. first in mainland?

What is the maintenance price for the gated housing area per month?

@Tamiya
RM165/month for double storey intermediate, the price are varies with type
call to ask, the double storey intermediate is RM408k, double storey inter-corner is RM508k, double storey corner is RM545k/603k, dont know correct or not.

I wish this project will be more advance & more quality than Twin Villa, such as underground cables (not same as lighting poles’ cable can be seen in Twin Villa), quality tiles & stunning garden landscape (not same as poor maintenance at Twin Villa’s children playground such as long grasses etc).

Another great project by Oriental Max, they are the G&G expert. The price has mark RM400k++. All landed property in mainland in prime area will mark above RM400k.

@Ah Dog
G&G expert? I still not confident on Oriental Max’s management on gated & guarded housing project, for eg Twin Villa in Bukit Minyak, the children playground poorly maintenance, the security guard not professional (simply allow strangers to drive in & out without registration) etc.

Maintenance fee for the semi-d is how much??

Developer requires RM10k for booking even the house model not available for view, developer just provide poster to view & the broucher given to buyers not showing the house specifications & floor plan, are buyers protected under the housing act in Malaysia?

@Tit
I think most of the time Oriental Max is selling house in this way, without house model or real house, but start selling the house. Central Way is sold out over 80% within 2 months of launching without putting any advertisement.

Any expert here to comment about Carnation Villa compare to Orange Villa, which is more prefer to buy?

Is the land area currently full with Kelapa Sawit plants? That’s what I saw when i passed by the area. Need to go to their office to check out… so the maintenance is about 10 cent / sq ft.

my cousin just booked a lot… i think the price is quite reasonable for 22″ x 72″. Its certainly wider than normal teres house nowadays.

@Micky
The road access to Carnation Villa far more better & wider than Orange Villa. Before reach the Orange Villa, there is Taman Betik Indah (27 units) on the left, narrow road of about 40ft become very congested for residence once two housing projects (taman betik indah & orange villa) completed.

On the other hand, i prefer Carnation Villa because of Carrefour & restaurants such as KFC, nasi kandar etc just few hundred meters away, very convenience. Both G&G residence with swimming pool, gym etc facilities, price also competitive, anyway, 2-storey terrace house more suitable for small family & easy to maintaine.

@Tamiya
yes, it is. However, the corner lot of terrace house (facing pool view) is RM602k, which is very expensive, ie all the units facing garden & pool is RM60k more, worth to buy or not, it depend on personal valuatiuon. However location is good, near Carrefour & restaurants, furthermore, the house design is simple & modern, far more better than Twin Villas.

@Micky

The location not bad cause near carrefour and i like their bigger build up, and the facing of the house’s main door – facing south or north. The surely better than BM Permai if look on location and also the house price.

The disadvatanges that i noticed on this project compared to Orange villa are:
1. The design of swimming pool and club house not that grand.
2. Cabling of TNB and telecom not on underground (as told by sales person).
3. The internal road will be just a normal TAR road.(as told by sales person too).
4. May be a little near to high voltage cables that normally stood along PLUS highway.
5. The house design especially on terrace type looks so so.

@K9
just wanna clarify your point no.4: i do not think the housing area nearby the high voltage cables, if not mistaken, it 2-3km distance away (as min requirement 500m away is ok already). Meanwhile for point no.5: it depend on personal taste & fave, the design just simple & nice, so does orange villa, also nice.

@MiMi
i just booked one unit of terrace house, agree with u, i like the design & location, very convenience access to Auto City, Carrefour, BM or to the south of Permatang Tinggi.

@K9

GnG housing project suppose cabling underground, i do not understand why Oriental Max does not comply the rules. For almost 2 weeks, the sales of Carnation Villa just about 20 units out of 158 units, sales performancce poorer than Central Way. Maybe poor track record of GnG project of Twin Villa nearby, buyers now become smarter doing research & survey, however, Oriental Max not smarter enough to make improvement.

@Eric
The price is a bit expensive compare to Central Way plus now economy seem no stable compare to last year.

How about if compared with Orange Villa? I am consider to book one either Orange Villa or Carnation Villa, still thinking.

@Micky
Depends what is ur needs, carnation villa is 2 storey while orange villa is 3 storey, and does the 100k++ price different are affordable for u?

@MiMi
i agreed with u on point#5 – the design is on personal taste .. For point#4, i think it is better to go the site to do a survey first .

@Eric
oriental max should do the cabling underground, as well as the drainage/retention pond.With that in place, the whole GnG will look more grand . The sales person told me if cabling underground, the house price will be not as cheap as it is now. That is true also .

@Micky

If you plan to go for GnG, then besides location and it nearby accessiblity, the whole concept of GnG such as given facilities is another important point to be considered too. No doubt, the whole concept of GnG will determine and impacting it house price. Happy choose!!

@K9
Base on current price of terrace house of Carnation Villa, it is expensive than other housing project in BM area, for eg, intermediate unit if without early bird discount of RM30k, is RM439K, the option is to get semi-detached house in Desa Titi Panjang. Therefore, Oriental Max should cabling underground. I am the one who cancel the booking due to cabling issue.

@Eric
ya, i also cancel the booking due to cabling issue, my friend bought the GnG house from Airmas also cabling underground, i think most GnG project in Malaysia start implement cabling, drainage underground, still don’t know why Oriental Max still adopt old fashion & conservative type of housing porject??? Look at Twin Villa, is an example poor design of GnG housing project.

@Eric

Normally house price in GnG will be more expensive if compare to house price in non-GnG or Guarded only concept. This is because of the title of land is different plus developer need to build faciliities such as swimming pool, club house, external gated wall and etc. in GnG.

So if want to compare, better to compare “apple” with “apple” – meaning GnG vs GnG, not GnG vs non-GnG or guarded only…Desa titi panjang is not on GnG concept..

i book a unit here because it near my working place in Bukit Minyak industrial park, the price of terrace house quite expensive especially corner (RM600k+) or inter-corner units(RM510k+), therefore i choose intermediate for Rm409k. Anyway, for own stay, it worth to buy, for investment, it depend on individual valuation. However, i still prefer owners buy the house & stay, look at most housing projects, after obtained OC, almost 30-40% units are vacant or for re-sale.

I oso booked a unit mainly due to the location but heard that the land and the house cracking, is that true ? Or this is normal ? Can anyone share the best rate offer by bank ?

@pop pop
almost all the bank offer the same competitive rates, i prefer Public Bank, 1st yr, BLR – 2.5, 2nd yr BLR – 2.45, & thereafter BLR -2.4 (current BLR is 6.6 %).

for house cracking, it depend on quality worker, almost every house got crack, minor case or serious. However, i trust Oriental Max able to deliver good quality house.

the shoplot is small 20′ x 70′, price for RM528K (after discount of RM30k), but demand is good, left 6 units (total 16 units). Still thinking to buy one or not…

For the shoplot with the poor location, I decided to drop. Thinking how much is the rental return can it be? Surrounding shoplots with better location, only can rent out for max RM1.8k. Oriental Max always over pricing the property. Think twice my 2 cents…

@Mah
ya, for residential, the location is ok, but for business, i don’t think it worth to buy shoplot in that location, to deep inside (quiet place), afraid nobody purposely pass by unless staying there.

How is the sales of Carnation Villa, is unit of 63 had been sold out?

@Micky
i went to sales office at Juru to check the sales status, only about 22 units sold (total units 158), the sales is not good & very slow due to many reasons such as: uncertainty of economic condition, expensive price of houses, poor management of GnG project by oriental max, many buyers cancel the booking due to cabling not underground etc.

Unit 63 is inter-corner, which is RM518k, not sell yet.

decided not to buy the shoplot because too expensive & the location not so ‘ong’ to do retail business.

@Eric
Hi Eric. Thanks for the information.

anyone knows when to sign SnP? This project is considered good: strategic location, GnG with great facilities & nice house design (either terrace or semi-D). However, the road inside the housing area just 30ft wide, too narrow; the cabling not underground. I still thinking whether to buy one or not.

hi.. Micky,

what your meant by cable not undergraound ? need your advice on that… thanks.

@stsim
cable not underground means we can see telekom & TNB cable hanging in front of our house, most GnG housing project implement “underground” system includes covered drainage system, the residential area not able to see any cables or wires hanging everywhere.

@Ng
cabling not underground seems the hot issue for this project, i wish Oriental Max could hear pur voice, change the original plan, build the houses for buyers need, it is part of marketing strategy.

Any one has the sales person no? as i am interested to get for own stay
can provide me with the info

@Kt
you may visit their show room opposite of Carrefour at bukit minyak, is beside the coffee shop

@JC
the sales office at Juru closed for last 2 days with no reason, Oriental Max really not responsible company & i am doubt they able to manage GnG housing project well? Good luck for buyers who bought the house here…..

Other than the underground cabling and covered drainage system. Another important aspect for potential buyer to consider is whether the developer will land fill the project land to at least the same level as the adjacent Teknik school. The existing housing in the area shows sign of cracking on the building which indicates the soil is sinking.

I’ll only consider buying if the developer take into account above requirements.

@Eek
don’t worry. oriental max always build the quality houses, therefore they will overcome the problem u mention, however they always fail to manage the GnG residential well because they given the completed project to ‘low standard’ agent to manage the GnG residential.

access road to this residential area is convenience & wide, love the simple house design (terrace), consider to buy one…

Really appreciate if anyone can assist me to check what is the current sales status of the 2 storey terrace & 2 storey semi-d & whether are there any discount given. I call up the sales office today & the sales personnel could not even speak proper English & worst of all every question posed resulted in a few minutes wait on the phone line. I got frustrated & cut the conversation short!

@Chong
the current selling price for 2 storey terrace (intermediate) is RM409k, inter-corner RM518K & corner RM542K, all the units price is after RM30k discount. For units facing swimming pool & garden landscape is RM60k more i.e. RM469 for intermmediate; RM578K for inter-corner & RM602K for corner.

meanwhile for 3 storey semi-D is RM636K & facing swmming pool & garden is RM696K. The monthly maintenace fee for terrace unit is about RM165/month. The sale office in Juru (opposite carrefour or beside police shop) open on weekend only.

i wish the above info will help.

@mark
if developer without RM30k discount, the price is very expensive. The unit facing swimming pool & garden need to pay RM60k more is too much, so far most buyers prefer cheaper units i.e. RM409k.

Now more banks are available for the loan for Carnation Villa, may get the better rate from other bank.

@mark
TQ so much for the info!

BTW, does the discount RM30K appeared in SPA? If it does, then at least in the future when we dispose off the property it would reflected we purchase at a higher pricing.

Overheard from frenz that the project have yet to obtain approval from relevant authorities. Is this true?? Have pilling work commence?

@Chong
As i know the SPA only stated the price that we bought, developer won’t add discount price into selling price (this will cause more stamp duty to be paid). The developer will bear SnP, whereas stamp duty & bank loan agreement bear by buyers.

yes, the project yet to obtain the permit/licence, therefore bank still unable to process the loan. However, Public bank accept the loan application. Piling work not commence yet, clearing work has been started (chop down palm oil trees).