The Clovers
The Clovers, a freehold residential development by Asia Green Development. Strategically located within the established township of Sungai Ara, few minutes away from the Penang International Airport, factories, Queensbay mall and etc. It comprises 892 units with size ranging from 699 sq.ft. onwards, 180 units of which is categorized under affordable housing.
Highlight:
- Private lift direct access to unit
- Largest rooftop garden with lifted gym overlooking 3 different infinity pools.
- Forest track luring with perfectly manicured landscape
- Double volume hotel-like drop-off lobby
Exclusive offers and FREE GIFT available for PPTalk members
Project Name : The Clovers (Arasia Perdana)
Location : Sungai Ara, Penang
Property Type : Condominium
Built-up Area : 699 sq.ft. onwards
Total Units : 892 (180 affordable units)
Land Tenure : Freehold
Developer : Asia Green Group
Location : Sungai Ara, Penang
Property Type : Condominium
Built-up Area : 699 sq.ft. onwards
Total Units : 892 (180 affordable units)
Land Tenure : Freehold
Developer : Asia Green Group
Location Map:
How much is it psf?
Another condo? Sungai Ara is already super jam! Where is the plans for alternate access roads?
Should be RM450 per sqft onwards.
Alternate road is the only Jalan Tun Dr Awang.
This Sat preview at Asia Green office.
Seems like their brochures are ready. If there don’t open up link to airport road, Sungai Ara town will be very congested. The access road showed on the map is directly facing graveyard. Imagine you have to go to cemetary everyday. Worst if your balcony is facing cemetary.
I have a feeling this project is not going to fly unless they price it extremely low, like 350psf. Don’t know whether they will have booth at QBM next weekend property fair or not.
@YK
Wah, not cheap ler. Maybe will stop by their office this weekend to look see.
The picture are so nice but how many % accurate? I doubt it can have real sea view as illustrated and the also river side rest area. maintenance fee must be super high with private lifts…
Currently Pg Island newly launch project must from RM400 per sqft onward. No more RM3XX per sqft
bad fengshui…access road pass by cementery and next to army camp!
They are opening up the access road to Jalan Tun Dato Awang!
Glad they are at least making effort to open up another road if not the place would be more congested. I don’t mind the cemetery as long as i get to where i need to go asap and less jam..haha~
Will it be selling like hot cake if the price for smaller unit start from RM550k? or for ~RM400psf. If RM500psf, then the starting price will be RM660k onwards. Still can sell like hot cake? Need to queue for several nights? Penang property is crazy….
@May
How come their Facebook page says the access road to Dato Awang not sure yet? Need to go to their preview this Sat to confirm lor.
@Ah Dog
Don’t think need to Q kua, got so many units. Fiera Vista which has better location still can get 360psf for lower floor units, still have a few available i think.
I think the Jln Tun Dr Awang is at quite significantly higher level than the land at both sides, may not be so straight forward to build access road to there.
When launch, I think I gonna queue up for property again. This project is relatively cheap compare to others project.
@Ah Beng
This Saturday soft launch, when you will start Q? 😀
Any confirmed on how much per sqft?
Friends, no need to queue. The number of property buyers has been reducing over the last 6 months due to tighter housing loan regulations imposed by our Bank Negara. Please verify this facts with anyone working in the legal industry.
@Search
This is a true statement but doesn’t meant that we shall not see queue anymore. Take note that the tigher lending rule was introduced in Jan’12, but we still see queue for The Vertiq. It depends on many factors such as location, project prospect, developer and etc to stirr a good response.
As for The Clovers, i don’t foresee a queue as the location is not prime, furthermore the built-up is considered big-higher entry cost. Furthermore for the ~1300sf built-up only have 1 unit per floor, just imagine it.
Anyway I do like about the forest track, private lift and the lobby design, quite classy.
if the price around 400 per sq ft’ , i will consider to get 1 unit.. because now days.. penang property price range will even up more than 500- 800 per sq ft’ .
What does it mean by soft launching? Does it mean we have starting booking on this coming Saturday?
@Pen
you’re correct
you need to put certain amount to book an unit first.
once they launched, you need to pay 10% downpayment
1 unit per floor with private lift that is special of this condo.
I took a closer look at their design, I think Tower A and D high floor facing south east the best. Potentially can see the sunrise at airport and second bridge, and not so hot. Checkout the actual facing via Google Earth, make sure not blocked by Fiera Vista and Star Publications.
For the so called private lift to each floor, I think the lift is not exclusive for your unit lor. They have 4 lifts for each floor of 8 units. Each lift “dedicated” to 2 units. The lift might open booth side, so that you can only go to your unit with your key card. This might not be a good thing because the two units from ground floor to top floor only have one lift to share, if life broke down will be very susah.
Not sure my guessing is right or not, will know this Sat.
I will have to find out the private lift too… if there’s a back door or another alternative lift then it is a go! Will check out this weekend on their preview.
So curious about this project!
Usually chinese graveyard is picked based on good fengshui so staying next to it may be a good idea. Lolx.
@Ah Qua
Good try lo. Hehe.
How much per sqft?
is around RM400+ per sqft, yes 1 lift serve each floor 2 units
@wbk
Think about it this way. The graveyard sits on a hill with 2 hill hands extended out (green dragon + white tiger to support u). Faces out into the sea. Even better if sea has islands dotted on it (like pearl), Good or not? NIce view some more leh.
Where is the office? maybe I also want to drop by and have a look during the weekend
I don’t understand the map, is it near Zan Pavilion?
ok.. found it ..
Saturday at 10:00 until Sunday at 18:00
Asia Green Group (white building next to KWSP), 36A Jalan Sultan Ahmad Shah
@Ah Qua
Fully agree with you. It is actually very good fengshui for the dead people…. May be more profitable if build ashes towers. RM3000 psf for a box area, and each level ‘ceiling height’ is only 1 foot. It will become multi-billions GDV projects….Great blue ocean strategy!
.
Wah, Blue Ocean Strategy also came out liao. Haha….
BTW, anyone already started Q at their office liao?
i tried to drop by their office today..but they said gotta wait till tomorrow preview.
They all seem so busy that no one is able to attend me…so i guess i will have to Q early tmr~~
but i saw the model, looks very nice!!!
haha…
today is for VIP booking only
Access to Jalan Dato Awang is a must lo, else too many people will stay away because of the other access road lo. Hehe.
The lift thing still a big question mark. Don’t know whether there is any alternative if the lift broke down.
Really interested to find out how is the response and discount for the preview tomorrow.
ya..will go early tomorrow
hope to get a good unit with some view!
Heard that need to park at Shih Chung car park tomorrow… hope there will be security guiding the traffic.
This developer always deliver high class kind of project.
But it kinda weird if the moment lift door open other ppl within the lift can view your house. How if at that moment someone just finished bath and walking around a house with a piece of tower 😀 😀
towel* typos
VIP booking today, seeing all the nice units already taken up, full of sticker. The price is from RM600k onwards after 6.5% rebate, come with 2 car park. Even you queue overnight, also can’t get nice unit, those units not facing pool will get afternoon sun, and can be facing grave yard. Only Tower A & B launch. Tower C & D look nicer, but the price will increase RM50k++ when launch in a month or two later.
i don’t think this area is worth RM600k++, i would prefer Setia Tri-angle if that’s the case
RM600k for 1400sft quite ok since it is just 1-2 mins drive to Elit Height. Quieter, residential lot, larger land size. Is the car park below each tower? How much is the maintenance fee? Any other free items included?
I just got my unit today even though it is not the bestest view:)
satisfied! i love the concept and the special package they have for these 2 days.
6.5% rebate and everything other fees free except loan legal fees (they should just waive that as well :P) The DIBS is a big help for me. luckily they give 2 car parks!
so so location only, not worth to pay this amount for this price
selling points are the overall design & unit layout with private lift. location wise not so ideal.
sold out?
private lift means paying more maint fees. whats the point?
Surprised they dont bear the legal fee lor, few thousands only ma. Nowadays most of the projects come with free legal fee, stamp duty, DIBS. I think units facing graveyard will be very difficult to sell lo.
i juz have a preview to their sales office today..i’m wondering why the sea view unit with non sea view unit are the same price?? i don’t think it was fair enough to those buyer purchased w/o view e.g graveyard, pool, hill etc… in this case, what’s the selling point for those non view units??
yeh.. i just buy 1 unit .. the maintenance fee is only RM 280 per months and they absorb all the spa legal fee , DIBS , early bird get 6.5% rebate , free loan stamp duty fee … i just pay very low downpayment to own a house ….
QQ,
How much is your unit and which floor?
With the discounts, downpayment could be low, easier for developer to get buyers. But high purchase price means higher selling price will be desired in subsales later. With that price range and location, for own stay is fine, for investment better think twice.
Maintenance fee at the high side wor. Normally people prefer less than 180 for such high dense condo. Their 6.5% rebate makes the downpayment to 3.5% only, will attract a lot of investors. But with new bank negara rule, still quite tough i think.
Meridien downpayment is 3% after 7% rebate, almost sold out. But only start clearing land now after launched a year ago. Hopefully The Clovers can be sold out faster. Hehe…
hi, NG.. i bout tower A level 12-08 …. after – 6.5 ++ all fee.. just buy only RM 580…. u bout it also.. with 1543 sqft’… worth……..really….
I like the concept, worth it with the promo
When will be the completion date? do they adsorb interest during contruction?
Good buy. Congrat. 😀
@Cheah
The faster the sell the units, the earlier they will start the SnP signing. After SnP stamped, they are oblidged to complete the project within 3 years. So you are looking at end of 2015 completion.
You may go to QBM this weekend to checkout their booth and clarify. They absorb all fees (including interest during the construction period). So the initial commitment is very low.
Hi QQ, are you sure you bought tower A level 12-08?
Why their application for building showhouse rejected hah? And not even applies to build The Clovers at MPPP.
http://www.epbt.gov.my/osc/Proj1_Info.cfm?Name=338637&S=S
Nowadays Pg property launch 1st and collect booking fee. Confirm the response liao just submit for the plan. Play safe and no secure for purchaser
Like that susah lar for the buyers. Have to help them to sell some more so that response looks good. Haha…
hmm… i think it shouldn’t be a prob right? i mean we are paying for booking fees only with IOA, at least the Lawyer is holding our money not the developer…..
Since they promise to have the show house in few months…should be fine kuah~ they seems to manage complete all their projects in the past…
Stiff competition right? So many projects around Sg Ara and Bayan Baru already, most of the them fully booked and only started construction lately. Some of them not even clear land.
If with the 6.5% rebate and the investors still won’t bite, will be very susah for The Clovers lor. It just proves that the price is too high, with little to make in the future. Then the projects will be dragged for months, until people see the beautiful show house and bite, hopefully.
Since the plan yet to be submitted to MPPP for approval, you won’t know what will be there right? Later government ask you to build a mosque there ler? Since so high dense. See what happened to Arena, now got a bus interchange pula, imagine the asap hitam and extra heat from the buses, faint ah.
I really do hope The Clovers can get more own stay buyers soon. They should start applying for permit to build to MPPP asap lar. Then people got more confidence with this project mah. Giving high rebate shows low confidence lo, i think.
There will be plenty of choices in subsales later. What will be the position of this project if comparing with others in the market then? One thing for sure, buying price is high. Future potential is limited.
Don’t worry, as long as people haven’t burnt they hand, they will not learn. Now buy RM600k, and will dream of selling RM800k after complete.
Even stay at 600k upon completion, there will still be lots of choices in the market, probably 100-200sqft size smaller than this but in much better location to justify for high subsales potential or consistent rental in long run.
Wow, pay RM20k now and earn RM200k upon completion!!! I WANT!!! Hehe…
My friend just forwarded an email to me on The Clovers. Sounded too good to be true, like a scam. Haha…
“The response for The Clovers preview last weekend was overwhelming. This is due to the unique design and the luxury landscaping (RM5mil-RM6mil), size 1543sf, and attractive early bird package. Many came to bought the 2nd unit and brought their family and friends.
The developer is giving 6.5% upfront rebate ( hopefully still available during roadshow), free additional 1 car park worth RM35K, free legal fee, stamp duty, interest absorbed till VP, early bird saving package worth more than RM100K. Std unit just pay up RM10K for booking & balance RM12k- RM14++ upon signing S&P, pay loan legal fee approx RM2K++, that it until VP only start paying loan instalment. Later sell after VP/OC, make a profit of RM100K out of RM20K++(investment cost), profit 400% after 3 yrs, isn’t that good? We have roadshow @ Queensbay Mall from 26/4 to 1/5, 10am to 10p.m. Hope to see you.”
If can’t get buyer upon completion, just sell it back to developer with 100k profit.
What i think is the selling price is too high for investors, selling at skyhigh 800k would be difficult in 3 years later. No doubt the landscape concept attracts buyers, but bear in mind that the location of the condo is a drawback, with those low cost flats surrounded, graveyard view, next to army camp…
2 units share one lift make no difference with fierra vista tower 3 and 7, only 6 units per floor share 2 lifts with only 10 floor with residential units. Maybe just a slight advantage of having less a few units using the lift, compared to fierra. It doesn’t seems to be proud of having the so called” 2 units per lift”. The most importantly is the LOCATION……
location is bad..period, roads can’t expand further
By May 1st, we will know how many investors bite their bait liao. If more than 80% sold after the roadshow, I think they will launch the other two towers at 10% higher price lor, since got better view.
what you always have mentality that penang people buy property not for own stay but just wanna goreng one? For this project, people might buy it just because love the private lift idea where got privacy, and the special rooftop garden design.
went to QBM today for the property fair, looking at the availability board almost 70%-80% is already with sticker lo…..so laku. It’s selling fast.
Then good lar. 😀
@hohy
The deal sounded so good, so irresistable. Maybe can sold out this weekend. Hehe…
80% with stickers? I can put 99% stickers there if that make every one feel good. Then slowly open up 1 hook by 1 hook as usual and say not many units left so u better be hurry. All discount in fact already factored in the high selling price, simple mathematics. For sure developer earn kao kao but buyers pay high price for that location and have to bare the risk for long time. Even for own stay, why not look for good location that easier to sell high then upgrade in future. Let developer learns the lesson and think twice before they price their product, instead of keep taking advantage from buyers.
yesterday i go queensbay property fair, the booth is so pack! compare to other developer is so little only, i think the design concept really attracted lot of ppl
Seems their “discount” and marketing works? Loan installment upon completion easily near or above 3k. For that location plus high density will be tough to get next buyer or tenant at good price, not to mention other choices nearby yet. For own stay be prepared with strong cashflow to service the loan and holding power in worse case scenario.
Just bought 1 today eventhough not much good choice left……
@Mr bean
Hi, what are the key attractions that helped you made the decision to buy this project? The price, the location, the concept, the developer reputation, the density, the condo factilities, the view, the design/layout, the rebates or the DIBS? How do you fare this project against Fierra Vista, Garden Ville or Meridien? I’m thinking to get 1, but can’t decide which to get.
Just bought one today. Was told unit 3-A tower B will not get evening sun. I hope is true as I m a complete property idiot. Any sifu can confirm this? Almost buy Meridien but change mind last minute. Hope it is a good decision as this is my first property purchase.
A complete property idiot bought a 600k property, and apparently not in good knowledge what property he is buying? I don;t believe it, no wonder people started to speculate about peoperly bubble, this is now proven.
@JL
yes, block B 3Ais not exposed to sunset. This is sure the better choice compare to MR. How I wish I could buy 1 too. Congrats.
I’ve book unit 8 tower A, I wonder will getting partial evening sun….
Use wikimapia as reference, if your windows is facing west and north west, you will receive lots of evening sun. Sun “moves” from west to north west, then back to west througout the year.
Dear potential buyer of Clovers / Fiera Vista,
B4 all of us get too indulged into these new properties in Sg Ara, please take a look at the appeal of the neighborhood concern on the future hill slope project nearby.
It will affect you one way or another IF it get to go ahead. It can even caused safety issue, traffic jam and even drop the value of your future properties!
Give your comment on the topic in this blog “Sg Ara folk against hillside project”. Make our stand to be heard by the Govt and MPPP.
Bubble and burst will not happen within these few years, provided that the average condo price are still below 900k. The bubble will only burst when both husband and wife cannot afford for a condo. Imagine that both husband and wife, say engineer with salary RM4000 per month…. If both of them buy 900k condo, with 90% loan, which means that the loan they take is 810k and the loan period, say 30 years, the monthly payment is almost RM4000, where they still have RM4000 for their living cost, which is quite enough for them to survive in penang. Therefore, i foresee that when the price over 900k, the bubble may burst, most probably in KL, but not penang…. Because Klang Valley has plenty of land but the property price is much higher than Penang, which is a kind of abnormal sign.
Another crowded day at The Clovers booth in QBM. I think many people followed my advise lor, chose south eastern facing units. All units (3A,5,6,7) facing this direction sold out d. 😀
Those units facing graveyard still looking for buyers, especially the high floor units.
There are some negative aspects on this project. All units main door are facing the lift, you can’t put grille to increase security. There is a back door in every unit btw, link to a common lift bomba. No really private already lo. You will have install grille at the backdoor. Funny design. Hehe…
The Ceiling height is only 10ft, so low. After revonated with plaster ceiling and downlight, will be too low to feel comfortable lor.
No balcony wor. A bit surprised lar on this. They only give you almost full height window with alluminium frame so that you can have more sun at the living room. I think this is called cheap lo. And dangerous if the kids push each other and knock the glass how? Another grille needed here.
Toilet only come with basic sanitary like one basin and toilet bowl. Nowadays alot of developers provide two basin for master bedrooms, and granite/marble top. Some even provide glass shower screen, branded shower hose and full size mirror ler.
Also, the kitchen does not have full height wall tiles. So prepare to spend some money here as well.
The so called “forest track” is basically some trees that they plan to plant between tower C and tower D. So don’t expect a botanica garden there lar. Hehe…
Units left mostly high floor and facing graveyark, 717k onwards for 1543sft.
@layman
Yes gotta agree. The roads into Sg Ara are not wide enough to support the rush hour traffic. You’ll probably face the issue of “so near yet so far”. The worst bottle neck area is the sandmill between the mosque and Pearl Garden. Lorries loading sand during rush hour usually cause chaotic traffic. The traffic further up is the SMK Sg Ara at the junction of Desaria is also another concern.
And oh, there’s a Friday Pasar Malam at the main road adjacent to SRJK Chong Cheng which causes massive jam after work. It’ll be amazing if you don’t end up killing someone on the way home from work.
I think evening sunlight is not an issue since there is this great invention called ‘air conditioner’
The concern is facing grave yard for west facing units…
@jj
Hmmm…RM4k expenses for husband, wife, 2kids, 4 senior citizens (say that you’re giving your parents and in-laws allowance). How bout the kids’ tuition fees, music class, drawing class, swimming class, martial arts, ballet, computer class (super kiasu mar cuz we’re in the island :p), and the list goes on. Are you saving for your kids’ tertiary education and your retirement fund yet? I doubt RM4k is sufficient
@pen
I bought 3a too, I like the layout, dibs, rebates, free car park, jungle track, private lift, it’s for my ownstay, I’m worried if don’t buy now, can’t imagine how’s the price after 3 yrs.
@Ah Qua
Of course this is just an estimation. Don’t your salary will keep increasing throughout the 30 years?? most couple can afford a condo range from 600-800k at their early 30, with salary around RM4000. The salary will keep increasing to, say rm6000 at age 45… Furthermore, your monthly payment for the loan still stick to RM4000 for the rest 30 years… No doubt there are lot of expenses awaits the property buyer, so, RM4000 per month with small family, say only a kid, should still be enough…
look like tis developer is kam siap. Actually near army camp more noisy then mosque due to training activites & solder’s song daily.
@Aloha
Really ah? Hehe..
Agree with you on the kam siap thingy lar. Charge people 450psf but don’t have balcony. And low ceiling height some more.
Any comment on Tower A unit3?
Any comment on Tower A Unit3? Isit facing graveyard?
Dear All buyer,
B4 pay booking fee… pls ask Advertising & Sale Permit No., MPPP approval, Building Plan Approval & Panel Bank.
eg: Sierra Residence bank loan not approve:
http://cforum5.cari.com.my/viewthread.php?tid=2760059&extra=page%3D2&page=1
Many unit start release witdout sign SnP:
http://www.mudah.my/li?fs=1&ca=3_s&th=1&q=sierra+residence&cg=0&w=103
@Gee
I think so. The graveyard quite big. North west of The Clovers. Hehe…
@Aloha
They said the booking fees will be hold by the lawyer wor, I think lawyer earn the interest lar. With the other two towers only launched in end of the year, so let them hold for a while lar. Orchardville and the Setia Triangle will be launching soon, will see whose package is sweeter lor. hehe…
And hopefully won’t be like Sierra Residence case lo, no bank want to fund…
Just realised there is a piece of land directly at the south of The Clovers being cleared, the one adjacent to Dua Villas at One Residence. Don’t know what project is that. Hopefully is a new community mall lar.
If they build another high rise condo, The Clovers view of the sea will be blocked liao lo.
I just bought an unit today, not intentionally, just pass by the Roadshow at QBM and saw many people. The 2 blocks almost sold out, I just able to choose the unit that within my budget. Those who have bought the units don’t feel regret if you like it. I really love the concept & design. Fiera Vista only left units above RM600k, similar price I love The Clovers more.
I just moved to Penang 1 year plus from KL, I have 2 experience of buying properties in KL. Initially many people gave negative comments about the properties, but I never regret to buy them. I sold my Condo after stayed for 5 years with net profit RM150k. Another property will complete soon already people called up offer me to sale for at least RM200k which I’m not going to sale b’cos I will go back KL.
Things that I look for from past experience:-
1. Freehold
2. Good developer (from Asia Green profile I believe so)
3. Developer’s financial status
4. Only residency (many condos on top of commercial units)
5. At least 2 car parks
6. Maintenance fee
From my understanding when we come out from the lift, there is the door before enter our unit, so it won’t be expose to others.
In KL, properties with this kind of design and sqf reaching RM1 mil.
Sorry, the 2nd property people offer to buy from me in KL is with at least RM200k profit.
@CSL
You must be getting the unit facing graveyard and hot evening sun, and link to the car park on second floor then. Those are the leftover as I last recall. Hehe….
I guess there is nothing that can satisfy everyone.
If there is a balcony, some people complaint the balcony eats up the unit size. No balcony, ppl say cheap.
Ceiling height 10feet also complaint…imagine those with 9feet.
Toilet with basic sanitary also complaint…somemore want branded hose. Takkan every developer like E&O? Use itu Grohe or Kohler.
Private lift also complaint? Bear in mind this is only availablein top notch luxury condo. But it can be the next trend…
Facing east or west is a personal preference. Facing west can view beautiful sunset.
As for facing graveyard, some say it is goodnfengshui, some felt it is a bit scary. Personal choice and preference.
I would say if this does not meet your requirement, then go get E&O STP…
For those that feel this is what the price is worth, make your decision. But don’t follow people as this creates bubble….
Am not vested in this project even though I feel this is a good bargain with all the offerings.
Just felt There are so many condos coming up in the Relau, Sg Ara and Pisa vicinity.
Frogprice,
I agreed with you. Everybody have their own preference, the most important is you like it.
Wbk,
When I picked the unit never think about graveyard or sunlight, but my unit is not facing graveyard but if facing also not the problem with me. I believe if we do nothing wrong nothing to be scared, if we do something wrong even human we will scare.
Yes the unit is facing partial evening sunlight, my first condo faced sunlight as well but I have lived there for 5 years have no problem & no problem for my buyer also. We always can use curtain or the new technology of “Kristal Bond Glass Coating” without using air-cond.
@CSL
You sounded like a smart investor that earnt few hundreds K from you last few properties. Smart investor will always first in the line when purchasing their unit, to fetch a better subsell value. Units facing graveyard or west has no view in The Clovers. No sea view, no swimming pool view, only the graveyard and low cost flats. That U shape low cost flat is black in color if you don’t know.
@frogprince
All other new condo in Sg Ara (Meridien, Fiera Vista etc.) come with these, and they don’t charge 450pft.
1. At least 10.5ft ceiling height.
2. 2 basin with marble top in master bedroom toilet.
3. Full size mirror in master bedroom toilet.
4. Shower hose in all toilets.
5. Full height wall tiles in kitchen.
6. Balcony. (this one you can said subjective lar, but for a lot of people, condo with this size should have a decent balcony lar)
The unit facing north can see the graveyard?how is the structure of the car park???
450 per sq ft?! but i calculated it’s only 400 per sq ft… I think the Clovers is not like all other new condo in Sg Ara, they are selling concept/design/luxury living/landscape with a afortable price. This is what made them stand out among the rest as every other is always the same old thing, nothing new. (i just love the layout, concept, private lift and design)
Personally i love the indoor balcony concept.. i don’t like that i have to clean the balcony outdoor 😛 and i won’t have time to use the outdoor balcony. they are providing the bar inside at front of the full sliding window so it is still balcony-ish. I saw this kind of concept in US before.
I’m not sure if the developer is “kiam siap” or not, but giving timber flooring for all bedroom is pretty sweet!
I bought a unit last week and i’m looking forward to move in..have to wait for 3 years~~
TM,
You are right, with the rebate it is cost about RM400 per sqf perhaps RM450 is before rebate or higher levels.
I have same preference like you, don’t like outdoor balcony. My first condo w/o balcony but I like it. The new house in KL is a landed property and I’m planning to close up the balcony as well, don’t need to worry about cleaning up the dust.
Timber flooring concept is cozy if you like it.
If I still in Penang after 3 years I will move in to stay too.
@CSL
I fully share the same thoughts as you. How many units left when you bought? The last time I saw on Monday is less than 20 units. It really looks like this property is selling like hot cakes.
Did the salesperson mentioned when the block C & D will be launched?
400 psf must be at low level and attached to car park lo. Have to put grille to prevent people climb in some more. People can get those units at 350sft lo. Hehe.. And come with so many other things. No sure got any condo got sea view but no balcony one lo. Haha…
Not a comment on Clover per se, but since the debate is so lively here, can I ask why everyone here (especially investors) not want to buy a house instead in this area?
600+k… hmmm, if not for the financing scheme, I always think people should add 100k to buy landed property in Penang. maybe not new ones (Setia, Ideal) but you can certainly get freehold 2ST houses at around 800k in Sunway Tunas… or even Bayan Baru leasehold for sub 550k.
At 600+k, and intending to sell at 700+k then at subsale you are really competing with houses where the next buyer will not have any financing scheme. Unless there is major re-development of Sungai Ara.
I agree with comments above that KL is really expensive. RM450psf is comparatively cheap, really, but then again the density in KL is higher although Penang is smaller. Even in Sentul YTL launched Capers at RM700psf. In JB a new project by Dijaya also RM600+psf. Come on Penang people… BUY WHILE YOU CAN! Just kidding. Buy according to what you can afford.
However I still think why not a house?
Eventually in the next not 5 not 10 years, but at least 20 years, the house in Penang should outperform the condo. Now the gap is ~200k. What will it be then? Unless of course the condo is in a location that cannot be beaten. But let’s keep the comparison to Sungai Ara/Bayan Baru.
@ JL
Actually I didn’t count how many units left, I went to QBM y’day noon able to grab the last unit below 20th floor.
@ ezalor
According to the sales person, block C & D will launch in Sept.
@ wbk
My unit is in between 15th to 20th floors, do you think the car park will up to 15th floor?
@ Tongkol
My previous condo is in YTL Sentul & bought 10 years ago w/o any experience, many people gave negative comments, in my experience good developer will keep their promise to develope their properties. I sold it end of 2010 because moving to Penang and wanted to settle it before moving. My agent told me if I sale 3 months later the price went up to RM70k to RM80k more, but I’m grateful with what I have. Capers in YTL Sentul cost RM700psf still sold out. Same things, many condo around Sentul, Jalan Ipoh etc, why people still willing to pay more compare to others? Because YTL Sentul properties are outstanding.
Dear buyers,
Regarding the view, I paid more for the view in the Sentul condo but I only enjoyed the view for few months then didn’t spend much time on it, only the friends who visited me appreciate the view. For me, now the most important is I like the layout and quality of the house, good environment, quiet and affordable.
Properties in Penang & Klang Valley are going crazy, if you like it & can afford it don’t think so much. If I want to buy property in KL now I can’t afford it, that’s why no matter how much people offer to buy I’m not going to sale mine in KL. Good properties always have their value, you will pay what you get. Especially condo, you need a reliable developer, if not they won’t maintain your condo well after move in. Same as maintenance fee, if you want to pay less, they will provide lower grade security and with little maintaince. If you prefer to stay in condo you need to prepare paying the maintenance fee, if not better stay in landed property.
yeah yeah, very good buy for 600k+ condo next to low cost flats and army camp, and seeing graveyard everyday…
@Nirvana
I understand some people negative about graveyard, but really not understand why army camp nearby also considered bad. From Google earth, that army camp only got low low rise buildings and a lot of green area
And free shower screen made of tempered glass. Hehe…
RM450per sqft consider cheap?
@CSL
Unit at 15th to 20th is @ $700k, minors 6% rebate, your price is $658K. Divided by 1543 sft, your unit is @ RM426psf. Hmmm…. interesting.
According to what I remember, 18th floor is ~640k after rebate —> $414psf
@Chh u r right. The price go up by 10k every 2 floors instead of the conventional 5k each floor. It should be 17-18 floor at 697k, 18-20 707k, 21-22 717 something like this before minus 6%. It’s not really that expensive if u take into consideration that orchardville launching year end with a targeted price at 500psf.
@ chh & JL
Both of you are right, is around this price so definitely not people said RM450psf. I understand that those who bought during soft launch had 6.5% rebate that’s where the RM400psf comes from and some bought less than RM400sqf.
If not mistaken QQ bought one, good deal.
I’m glad that I didn’t buy Fiera Vista, when I saw the price above RM600k it doen’t attractive anymore. But and I saw The Clovers I didn’t hesitate at all and I just love it, the concept & design just different.
@ Tongkol
I stayed in both condo & landed properties, both have their prons & cons. Landed property direct to you unit and don’t need to pay maintenance fee but those who love the facilities they will enjoy condo because of convinient. I feel very safe and secure once I entered the guardhouse even late night (of course those condo with good management). And also the community with the neighborhood, so depends on your the preference.
Asia Green never build such luxury condo b4. not like Ivory, IJM, Mah Sing, Palmax, Ideal. Really not understand people will buy tis condo based on the advertisment and road show only. Bo Kia Si.
I think Asia Green has special feeling to graveyard lor. Hehe…. Their Asia Hills project at Bukit Jambil also stone throw away from graveyard at Lip Sin. And not many poeple moved in yet since completed few years ago.
@CSL
Ever heard of the golden rules of property investment? It is “Location! Location Location!”
Fiera Vista is definitely a better buy with lower price per sqf, better location and lower density, and it is in a integrated planned residential area with gated & guarded landed properties next to it.
While Asia Green bought a cheap piece of land in nowhere (graveyard, low cost flats, army camp around it) and trying to boost the profit margin by packaged it with classy facilities but HIGH DENSITY (=max profit). You may want to take a look at N-Park near USM. It was one of the high density condo with grand design and top notch facilities during its time, but see how is it now.
I agreed with Nirvana’s opinion. Location is the most important factor when considering a property . No doubt that Clovers has the so called” private lift”. Does it really affect someone’s privacy and convenience so much??? I think price would be the major factor, secondly is the location, then only the facilities, maintenance fees, Promo package ans so on. It maybe useless to have a balcony where u seldom spend time on it, but i may matter to MOST of the condo buyers, even though they may spend less time on it too. This is because property market usually determine a condo price based on the view and location and MOST of the ppl are following “SUCH RULE”….
The THINK THE developer is using a kind of misleading method to mislead buyers to take up this property. Next to army camp, near low cost flats, graveyards view, and u will never know which developer will take u the piece of land next to clovers.. They may build another high rise condo, blocking the view….. They just simply take up a piece of land, without considering the surrounding future projects.
If u said that u won’t mind your condo near graveyards, no nice view and so on, then would u live in THE PEAK, THE LATITUDE at mount erskine, which is just a few meters away from graveyards??? Everyday passing thru these kind of place???? If u still insist that u will still buy such condo,then have u even think abt “will this condo has subsale value???” Those who said that view and graveyards won’t affect someone’s decision of taking up a condo, i would said these ppl are “SELF-CHEATING” AND “NAIVE”
I think self-cheating is okay, don’t cheated by the developer.
pls see sierra comments:
https://www.penangpropertytalk.com/2011/09/sierra-residences/comment-page-5/#comment-23094
If the developer has not submit any plan to the authority, then they may be also no confidence on the market acceptance and just ‘testing water’ only…only move forward if response is good and just kill the project if cannot sell..
They do submitted the plan … I just found this..
http://www.epbt.gov.my/osc/Proj1_Info.cfm?Name=360714&S=S
Your unit is RM697k as mentioned by your friend here, minors 6% is RM655k. Divided by 1543sft comes out to RM425psf. Hmmm… interesting.
With that amount of money, you can get the largest unit (1655sft, 4 bedrooms + 4 bathrooms), top floor, second penang bridge and southbay city view at Fiera Vista, and still have leftover to do a kitchen cabinet. You may be able to do a full renovation and furnishing if you choose the lower floor unit. Hehe…
Besides, do you realise that your unit at The Clovers does not have many windows in the bedrooms, especially in the smaller rooms?
Already more than 3 months still not yet approved. Now the state government very pandai already. Keep asking the developer to contribute back to the state before giving approval. Like Arena now have to build a bus interchange and a link bridge. God knows what kind of “extra” that the government is asking Asia Green to build there. Hehe….
$655k or $425psf… With that amount of money, can get a decent condo at many good locations liao loh, but I don’t mean Fiera Vista.
i think there is already ruling that developers have to build certain number of ‘affordable homes’ if the quantity of unit of the project > 200 units?? Probably at the land nearby?
Well…well…well, this column suppose to give comments or to share some benefitial infomations. Supposedly we should congrats those buyers who able to buy their own properties. Congratulation to all buyers!
@cashflow
Same size + high floor + good view + freehold. Mana ada lagi? Don’t tell me is Central Park at Batu Lancang lah. Or Birch Plaza at Time Square? Or even that dont know where Palm Palladium wor. Hehe…
I wonder why there are people so uptight and keep on criticizing the property and the developer? Each property buyers have their own preference, some goes for price but some goes for concept, some goes for old property (location) and do renovation but some just like new property with new design.
Hmmmm…. Perhaps there are some property victims that full of bitterness…… I didn’t see any “The Clovers” buyers criticizing other particular property.
I’m not interested into this, I think I have more important and meaningful things to do. If one day I have RM1mil then I will consider to buy a property that I like from IJM, Mah Seng or Setia. As per now, I’m happy with what I have with my financial ability.
@CSL
congrats on your purchase and hope we will be neighbour someday should we decided to stay in. Looking forward for that day.
Chill. .
Well… well…well, hope the buyers can learn something in this forum. Don’t be just blinded by the rebate and some marketing gimmicks. When you saw that piece of paper that showed you that you are saving more than RM100k, think again, and again, and again. Where got such big frog jumping in the street one? Everything already factored into the price. Hehe…
Look for the specifications like finishings, tile size, ceiling height, sanitary fittings, natural light, convenient (sharing just one lift is not convenient!!!). What is the view? Facing direction. Access road. Surrounding (avoid next to badly maintained low cost flats, don’t hope it will become better).
Also, if you have a unit facing graveyard, stop dreaming you can rent it out to expat for RM3000 (installment for unit cost 655k).
@CSL
Cause some pseudo forumer here is creating such environment that other project is bad while hinting his/her company project is the best. Take post count here and you should know which person.
@beckscum7
Welcome back. Hehe…
@ JL
Nice to meet you at this forum. As I said if I’m still in Penang after 3 years, I would love to stay with the nice neighborhood like you guys.
BTW, I really passing by Mount Erskine almost everyday because of my job nature and I have few friends staying there too.
@wbk
Same to you my friend.
@wbk
Wbk, u sound so offense in all ur opinion, and u keep selling Fiera Vista, u from the developer?
to me both also a good project anyway i just got my self clovers for own stay. By the way im 1st time buying property really hope everything goes well.
as matter of fact:
Clover: selling point is facilities, draw back is bad location & surrounding
Fiera Vista: Better location, concern is developer reputation & potential delay
Both also got pro & cons, whether it is good or bad buy base on personal preference and judgement.
I heard from developer that the plan to connect a road to Jln Tun Dato Awang is approved. Is this true?
Anyone has the latest sales report?
@Pen
last 1st May’s night, last day of QBM property fair, each tower only about ~ 9 units left (not including penthouse).
@wbk
I like this idea that the developers need to contribute to the society by building public service stuff. Ingenious! The developers are the filthy rich people here.
@ezalor
Thanks ezalor, u bought 1 too? Are they asking the buyers to sign SNP now?
My summary would be:
1. Affordability – no moni no tok
2. Location/Fengshui – nothing wrong with army camp. The view is quite scenic. They do have occasional practice which is fun to watch. Saving Private Ryan anybody?
3. Quality of the building – straight walls, no or little cracks.
4. Developer’s track record
5. What the developer gives – tile types, types of toiletries, etc
Sorry I didn’t know that you own Fiera Vista.
@ Pen
We only need to pay RM10K booking fee, S&P only will sign somewhere in Sept, I guess when they launch Block C & D. The developer will inform us. Upon signing S&P, then we have to pay the balance of the 10% after minus the rebate.
Dear buyers or potential buyers,
If we want to know more details of the property, I think the best is we find out directly from Asia Green instead of hearing from the incorrect speculations.
@cashflow
Not yet… Still thinking. Hehe.
Am I? I also hope Ideal will call me up to offer me a Sales Manager or Marketing Manager post lar, based on my “performance” in this forum. Hehe…
Let me help you put some perspectives here for such costly condo (RM420psf):
1. Do you like to access to your high floor condo unit with only one lift? You know? Lift always broke down…
2. Forget about the downlight that you plan to do. Ceiling height is only 10ft.
3. If you have children, you better install grille at the lanai because there are just few pieces of glasses. Then what about the view? Forget about it… Hehe…
4. Prepare some money to do some basic stuffs for the toilet, to make it usable.
5. And I don’t know what to do with the rooms that have little windows. Maybe install more lights.
My apology if my comments here cause you lost some sales. But my believe is consumers deserved better offer and have to be informed of the hidden shortcomings of project that claimed to be saving them 100k. Hehe..
@ wbk:
@wbk
I have also known other more luxury projects with only basic sink, no shower screen, low ceiling height, metal grilled balcony, etc .
Not sure if you have seen Inifinity, Platino, Bayu Ferringhi, etc…
I guess it is difficult to match 100% for each project and they each contain their own uniqueness. Some may have additions and some may not.
In the end, we buy something that we feel it is worth our hard earned money. If you think this is so bad because they do not have the items you listed, then just don’t buy. If you think Fierra Vista is better, then buy it.
Continue to harp or attack Clovers will not change its sales as what you have seen. Probably you are not seeing what others are seeing in Clovers for now. 😉
Happy Hunting !
I somehow agreed with what wbk’s opinion.
@ Frogprince
Cheer!
@CSL
Thanks, I will pay them a visit.
Is it so hard to answer that question? Now you are insuniating other questioning you are from another company? At least the developer here Asia Green reputation is better than other project you are recommending. Why dont you highlight that.
@ Pen
You are most welcome! Do update us once you have find out the accurate info from the developer.
@ frogprince
I agreed with you, I also saw many luxury properties not only in Penang but KL as well just have the basic because the developers know that the buyers would like to renovate their properties according to their own taste & design. When we buy the property, we also prepare to reserve some money for renovation.
My previous 2 properties also given rebate & waiver for fees for the early birds because the developers are cash rich. And their properties still sold out. The 2nd property I gotten 8% rebate because I was the first few lucky one during the ballot, doesn’t mean that they want to get sales, they have not enough to sale. The developers have delivered the properties on time and even earlier than the due date.
Some developers provide free gifts (not monay) to get their sales, for me I prefer save in cash to choose my own preference of renovation rather than free gifts.
Timber flooring for bed rooms, I love it so I don’t need to spend more money to do the flooring.
For own stay ….which better… The clover or zan pavillon ?? …anyone ?
@steel
U prefer good location? or cheaper price?
I don’t think it is wise to take up zan pavilion if u buy from subsale. The price has already rose from 470k to 700-800k, the property value will not increase very much from that onwards.
Whereas for clovers, fierra vista, setia tri-angle, the starting price is around 600k, after 3 years, they have the potential to rise to about 850k-900k, depends on the property market performance.
If Location wise, setia triangle and fierra vista stand a higher chance to have a better appreciation.They are planned housing area…… For example, fierra vista is surrounded by a big stretch of terrace house, give u a kind of feeling like “pure residential area”. Same as to setia tri-angle, mixture of medium high and luxury property plus good reputation of the developer give u a positive perception abt the project.
For clovers, the built up area is much larger and cheaper compared to both projects. However, “u get what u paid” ….. there are several disadvantages, such as no balcony and so on….
I would suggest that u pay a visit to all these projects’ show room,, and compared the difference….. I have went to fierra vista show room, i would say that the quality is much better than golden triangle, elite and southbay plaza….. well, it is very subjective to say which is better, which is worse….
@jj
Well, somehow, I can’t fully agree with your assessment, look at ZP, 600k-700k but with huge build up ~2000sqft, and low maintenance fee of $180. I don’t think the future appreciation will be low. And its super low density at 132 units with 3 lifts, + 2 side by side shaded car parks. Remember @Steel ask for own stay, not for speculation.
GSD Riverside, Setia Green & Siara 81 are just a stone throw away, this place is going to bloom. Imagine an entry price of $600k at 1400-1600sqft (Cover & FV), still need to wait 3 years, & super high density. Pass through the graveyard on daily basis is not my liking as well, , I lost my will to buy too.
1 more, if for own stay, ZP is completed property, risk is low, ready to move it. But the rest, DAN SA NI (wait 3 more years) lah. Do include your rental cost for next 3 years too.
But, if you like the big crowd, superb facility varieties & landscaping, 1 lift for 2 units, low entry price tag, better airport/sea views for high floor & maybe with better developer reputation, may be ZP is not the choice. Just my 2 cents, you can disagree.
@ Steel
Are you urgently need to move in? If not, it is better to buy the new launch property rather than from subsale, the cost is lower so you have higher resale value. Even though you plan for your own stay but you would not know what will happen in the future, you might want to sale your property and move to other place.
These are the areas that I usually look at:
1. Affordable
2. Developer’s reputation & cash flow
3. Developer’s previous projects’ track record, do you like their design & concept (you would like to buy the property that you love)
4. Location- depends on the plan from developer (find out from them), usually good developer will do something to wider the road, alternative road to improve the traffic
Personally I prefer the condo that solely for residential, but some might prefer the condo with commercial units because of convinient. So it is your own preference. You may go to the showrooms to survey before making decision.
@Pen
I somehow disagree with what u said…. Zan pavillion project, although the project quality is quite good, but don’t forget that the parking lots given are backtoback, not like fierra vista.. Besides that, the common area or facilities are smaller and not very attractive compared to any other project..
I would say that the main drawback of zan pavillion is the facilities… ( look at the swimming pool size, u will agree with what i said after u have been there before) ;the facilities are far fewer than clovers and fierra and yet u r paying $180…… For fierra, the maintenance is $198, with even more and wide variety of facilities given…
Another drawback, is the main road access to zan pavillion, sierra 81….. Are there any promises from MPPP or developers to widen and repair the so called”old trunk road” ???? Maybe 3 years later??? after the completion of sierra 81 and sierra residence????? no one knows …. Not only that, the road access to zan pavillion is damn narrow… look at the courtyard of the semiD at the side of the road, i don’t think a MYVI can park in….. so, aspect that both sides of the road are full of residential cars, what will the road look like???? Well, no doubt that the size and price are really the main attractive part.
When u talk abt density, look at the number of floors and number of units the zan pavillion has and take the total number of units divided by the number of lift!!!! I strongly disagree what u said” low density compared to fierra and clovers” …. Fierra vista tower 3 and 7, 6 units per floor, with only 16 floor… The residential floor starts at 7th floor… so, 11floor times 6=66( compared to 132units in zan pavillion) divided by 2 lifts is 33units per lift( 44units per lift for ZP)……
@jj
I am just sharing my thought, so don’t shoot me.
1) Density is calculated based on total condo occupancy, and how many heads to share the facilities. Ya, some towers in FV is having lower density/lift, but not all tower.
2) I agreed with the more equipped facilities as I have mentioned in the previous posts.
3) ZP 2071sqft & 2390sqft units are having side by side CP.
4) Road narrow? Well, plan said it’s a 100ft wide road, it will take time to build, as I believe Setia will not let that kind of bad road to serve their community, this is a risk item but not high.
Remember! It’s personal preference!
Just cannot understand why people keep argue that near to army camp is not bad fengshui. Just ask any fengshui master, or just google ‘fengshui near army camp’ and you can find plenty information about that. Anyway, stay near to graveyard, army camp & airport all are not good…haha…
army camp (yang) should be good for a place near graveyard (yin). =)
@Nirvana
If kena bulat-bulat follow so called fengsui master, I think at least 1/3 Penang area cannot stay liao.
near hospital- cannot
near police station- cannot
near graveyard- cannot
near power station – cannot (seem like those IJM buyers are really idiots)
near airport – cannot (WTF, FV ads keep highlighting can see airport very closely)
@beckscum7
Asia Green is better developer? Don’t know wor. Wait till they complete this Clovers first lor. Hehe.
For me, the way they market The Clovers creates a “hole”, a hole that many buyers might not aware. I think when the buyers saw the piece of paper that claims 100k saving, they immediately drawn to it and forget about other things like the final cost, surroundings, the layout, etc. Again, just me la… Hehe..
You see? When you classified good people that telling the truth as “attacker”, it just makes this project smell fishy. Just like when Astro censored BBC news on Bersih 3.0 lar. Hehe….
@ling
graveyard and army camp are elements of 2 opposite extreme while Clovers alomost sandwiched in between. It is better to consult a fengshui master first if you think you do care about that. If you totally do not believe fengshui then it is up to you.
Why in this modern day, still got so many superstitious & pantang people ….
If so scared, why during Cheng Beng, still want to go to graveyard …
If you think positively, they are your ancestors and we must respect them rather than afraid of them. One day, we all will be like them.
If my life all depends on Feng Shui then I think I will be very miserable, I can’t move forward because of Feng Shui.
@CSL
Yes, agree with you. I think at first place you already willl not buy it if you believe in Feng Shui…
The semi-Ds opposite Pesta ( Sawkit Garden & Century Garden ), the land
was formerly a cemetery land which the developer exhumed these graves to
make way for these projects. Now the semi-d is worth at least Rm 1.3m. Do
you know how much was it during the early days ? Rm 85k.
Everyone has their own pantang one. For investment, normally people don’t buy near graveyard lor, better be safe than sorry lar. Hehe….
For that location, this project is not target for investor lah. It is aimed at those want to own stay at place that look high class and yet do not care about Feng Shui one.. Ang Mo would not stay there so mostly banana lah…
For own stay, apa macam pun boleh. Hehe…
There are many races and many people, why should we targeted “Ang
Mo” ? What is so special about “Ang Mo” ? Very soon Penangites will
have no place to choose if they insist to stay in Penang island.
Hey wbk not like the graveyard is inside the clovers area, y u keep on saying on the grave yard is bad, clover there still a far distance from the grave yard.
this kinda of location, no ang mo will go, yes you are right. only local people ..renting will be extremely hard
Distance is relative. 200m away for me is not too far lar.
in terms of graveyard, Clovers still better than other projects such as the peak, BL avenue, etc,
Hey wbk not seems like the graveyard is inside the clovers area, y u keep on saying on the grave yard is bad, clover there still a far distance from the grave yard.
With new condos such as Reflection, Fierra Vista, Orchardville, Meridien plus older one Regency Heights, Sunrise Garden, Vistaria, Pearl Garden & tons of Koperasi Condos not to mention new Bayan Baru condos, the rental for high rise in Sungai Ara in 3 years time would be very very bad, i won’t be suprise if this 600K condo just fetch a 1K rental per month.
Yes, heavy traffic jams and obstruction everywhere.Widening of road won’t
help either when our city council only know how to add more traffic light only.
Please clarify who are the Ang Mo and who are the banana…. sounds like you are insulted some of our friends here.
WOW, CSL vs OTK, MCA face off now!
@wbk
Better don’t buy near grave yard? Please la, it is still far away. Even on top of the ex-grave yard like Shineville Park, people also buy and fully sold. If you scared, put kuan yim ma, tua pek kong….or put Christian Cross, Al-Quran, etc. All kind of gui will go away.
Maybe lar for other people. But for me, graveyard normally full of sadness lar. Why want to be surrounded by sad things if you have other choices? For own stay apa macam pun boleh. But for investment hor, normally people would not rent condo facing graveyark kua. Even though you provide kuan yim ah, tua pek kong ah, or Christian Cross ah etc. lar. Unless ridiculously cheap lor. Then no profit liao lor. Hehe….
If you have an evil heart and sin, no matter where you live these “Gui” will
come and visit you nightly. Just like Najib,yellow colour also frighten.
@Cancer
I think bayan baru still ok..very near to factories, anything deep inside sugai ara – will be hard..only for stay .. rental sure canot . good luck
I agree with Nirvana, if you buy for own stay better consult a Feng Shui master first for peace of mind… Image the feeling that back at late night and you are taking the so called private lift with a new neighbor that you may not meet him/her before..haha….. And in case you may hear some army marching sound at night which you may not sure whether it is your imagination or not….hehe…
i think ghost is not the issue here, i do see Mat Rempit may be a nuisance since the surrounding area full of low cost high rise