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
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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:
I m confirmed to go for FV instead of Clovers. my decision is due to location, low density, surrouding properties, developer quality and most important is clovers yet start any construction work. new concept not mean hv advantage.
@wbk
You one funny chap.
Since you are from the ‘other ‘side’. Got question. Any info on the Bayan Lepas road (Police Station and above) widening ? Since after traffic light got Pavillion / Qbees and etc. Surely congested there. Tks
Hear that most of the good unit have been fully booked. What is the price psf?
Alot of people said that also lar. Hehe…
And I am not from whatever “other side” you meant here also. Unless you be specific lor…Hehe…Actually some of my co-workers stay at Teluk Kumbar. Traffic is not a big problem for them when commute to office and go home for now. Pavillion/Qbees? Got people want meh? I think when they submit the plan to MPPP hor, maybe MPPP will ask them to build a flyover there lor before approve the project, or at least a bypass lar. Hehe….
Has anyone got the floor plan of the unit?
@cy
This one have to visit their office already. Be sure to be detailed when analysing their layout… my advice lar.
what is the price now? got increase?
That is for sure. All property price in Penang sure increase one. That was what people told me lar…
How can the price increase? I tried to sell my Sierra Residence unit with only 5K premium also no one want
Aiyo.. bangla only ask for RM250 per day to Q for you, you are asking more than RM1k per day wor… sure people won’t buy from you lar. Lagi pun there are some buyers let go their units recently, now got more competitors already lar. Hehe…
@Huat Chai
If GSD allows transfer of names legally, I bet there are a lot of ppl will buy from you with $5k additional. The problem is, we worried about the difficulty if changing name with normal process. And they will choose to buy directly from the developer.
aiyah yah, only developer can raise the price and buyers can accept that? if got competitor then people don’t want to buy from me for higher price, there is also a lot of competition from other earlier projects out there which also still got units available lah…How come developer haven’t finish selling and said price increase still people believe and buy?
How much is the block C and D ??? starting price psf ?
@Huat Chai
If want to compare with other project somemore than cannot finish the discussion already lor. Hehe..
Developer also smart one, they want to tell all buyers that the price increase alot already, hold on to your units and wait for the SnP. See now they are selling the units at $50k more. Make you sleep happily by thinking that you earn at least 50k already ma. If price only increase 5k no fun lar… Alot of developers did that one lar…
A lot of unsold units, and a lot more in the pipeline, the demand is not there and yet developers keep raising the price, and ‘investors’ keep chase after it dreaming for good return after 3 -4 years…this is ‘herd effect’……The bubble is already forming…….
It is ‘musical chair’ game, and seems like developers are those who walk away with pocket full leaving suffered buyers…
Other than developers, the bankers also sapu alot lar, especially the 2-3k interest a month from each of the buyers.
Starts with those currently got huge vacancy one. The View, Zan Pavillion, Central Park, Platino, Baystar. Then coming soon are Light Linear, Light Point, Oasis, Desa Lavender, Reflection, All Season. Later one should be all these at Bayan Baru, Relau, Sg. Ara, Batu Maung, Jelutung etc. one lor… Hehe… No wonder the bankers all drive big big cars now…
Wah wbk, banker so rich can sapu house from developer ah? Where do u get this info from?
Aiyo tata…. maybe my english not good lar, or you din read my post carefully. I said bankers sapu alot from buyers lar, 2-3k interest month… hehe…
@wbk
Hey bro, guess what, all these condos are still not enough to support penang population growth la, go see newspaper la.
@jake
There is no property that has 100% good at all, there will be one good, but no two good…..there is always pros and cons, for sure. Especially in Penang, you can see how scattered and not proper planned properties scattering around Penang should learn from Hong Kong. Don’t simply build here, buid there.
Hey Ah Dog, while developers keep telling that the price is increasing, and rushing to launch new projects as soon as possible, the external and internal economy factors are all turning bad, bank already tightening loan and subsale price go down trend. Go see newspaper lah but don’t only read ‘advertisement’ from developers…..
Try not to take it too personal:) all the mud slinging will not derail the project isn’t it? End of the day, there will be happy buyer and also sour window shopper…
@wbk
well well, i can see that u have many houses…. One must be near sg.ara are (since u gv so much crap comments in clovers, fierra vista) and another is in jelutong (i can see your rubbish arguments in straits garden)
@jake
Quite close your guess is…. but I din rubbish about clovers, fiera vista or straits garden lar, still haven’t seen their showhouse. Location wise straits garden so so only, let’s see their showhouse first lar. I am sure it will be impressive lor since the sales only 59% according to one of the “sales”. Hehe…
Just called the sales office, only less than 30 units(all high fl) available. Wow! cannot believe that 640 units taken up within 2 mths. Average each unit is 600K & above and it is not 60K or 6K….Crazy!…..don’t think is a real demand….after few years, we will see thousand of condo hanging in mudah.com or other property agents….
Now only 20k commitment mah. The 600k installment only comes in 3yrs later. With this, bubble getting bigger and bigger loh.
I went to the office to check the sales. The sales person somehow probe me that some of the better units with stickers are ‘not yet fully confirmed by the buyers’, and it may be still possible to get it if I am interested…
@CD
What is the price and which unit left?
I think now days 500k till 600k would be the minimum price to get a nice condo at Penang. It seems like very difficult to get a strategic location and 1562sf with 300k till 400k
yalor, very profitable for developers, just keep goreng hear-say to let people fell kiasu that price will keep going up then can raise price as they like. no need to justify even the building cost remain unchange….haha
@Crystal Ball
So how much for clovers now ? what would be the price ?
@Crystal Ball, totally agreed with you. The developers take the opportunity to suck ppl money since they know Pg people already become like Singaporean which really Kiasu type. The rich ppl become richer & richer….pitty those really love the design and wanna buy a”home” in PG.
@XY
Yes, usually middle working class people that get trick into false investment and they can become poorer because properties can also become liability lah. If really like to enjoy the facilities then nevermind the money lah. Just that a bit high density until developer dare not to put up all 4 blocks on the model, Only show 2 blocks on the model a bit misleading on the feel of high class living lah. Real rich people will not want to stay in that area neighborhood with low cost flats lah, and they care a lot about Fengshui. You know it is very ‘shui’ lah everyday see graveyard, will ‘no luck’ for the whole day. bad for psychology and self-confidence.
Why do people alway say things like rich people, expatriates will not
buy/stay/rent for newly launch condo ? What do this people have in
mind ? If the rich and expatriates don’t buy then we don’t buy either.
If they won’t rent, we also don’t buy la ? Do we need their existence to
enable us to buy ? Is this the determine factor for buying property ?
@Cy
I think clovers asking for min 600k liao lar even after their rebate… try drive to their project site and see whether worth it or not lar… Hehe…
Huh? Fake stickers again? Maybe their so call VIP booking is not real one lar… Just put up some stickers to create smog screen… Now slowly release the good unit because easier to sell ma… Kasihan those people that booked the graveyard facing units lor…
Hey by the way which unit number that will be facing the graveyard?
@Cy
Graveyard is directly at its north west. So units facing north and west and high floor all can see lar… Good fengshui or not you decide.. Hehe…
Hey if block a unit 3 it means facing the grave yard izzit?
Although I don’t like the hard selling but I have to praise Asia Green that they dare to introduce new concept to test the market acceptance..at least this project got special selling point which differential it from those *BS* projects at Bayan Baru & Relau… Let see whether the pull factors (luxury elements, concept) can attract buyers over its drawbacks (bad location, surrounding), and the acceptance of penangites on that price level… whether price is justificable for the good over the bad is personal preference but at least thumbs up for their courage…
@Crystal Ball
Other than the “private lift”, the rest are overstated. Even the private lift would be a big + or a big – is still an open debate…
@wbk
at least they do something to differential the projects from others, and the overhead gym and big pools seems impressive at least from the drawing..haha.. whether worth the price not up to personal like lah..at least nothing that kind before yet.. much much better than those only copy & follow behind and try jacking up the price by only bullshitting…
@Crystal Ball
The design is really nice and the location is not too bad as Setia and Ideal project. with this condition i think the price will much more easier to increase to 200k after completion
Property price sure will increase, but demand is good or not?
@cy
200k price appreciation when complete? haha,… don’t be too optimistic, now you get all the ‘feel good factors’ from developers, when complete people start move in that time then the ‘pain factors’ of surrounding/location will kick in…hehe. some more it is not low density ler…
This developer is very smart lah. Typical developer bought that cheap piece of land at that location usually only can built medium cost apartment sell not more than RM300psf. But Asia Green repackage the project to high class condo and sell it > RM400psf…you know extra RM100psf x 1562 sqf x 670 units = 104millions more! Probably just need <RM20 millions to provide you the private lifts, extra high lobby, gym overseeing 3 infinity pools and plant more trees, and still earn 84 millions extra… Now you know why rich people become richer, even only sell 50% they still making good money…
@Crystal Ball
Good analysis…no wonder the developer request for the 10% downpayment for SnP (3.5% after rebate) as you do booking… May be they also” testing water” only, if response no good, just say plan not approved and change the plan to build medium cost lah…they also want to “play safe” lah…hehe
Went to the check the site. Can see IDEAL is building 500+ units of low cost flat right at the entrance of the road to Clovers. I think for 670 units of condo, the developer also need to build certain quantity of low cost units per regulation. Anyone know where is the location and whether nearby also?
I dun think there would be low cost flat at that location. If there is a land they will build standard that can earn extra money one loh. Penang low cost most would build at batu kawan area I think
@cy
What LS said was right.. The ideal property is going to build low cost flats there… very project developer need to contribute low cost flats next to the site of project…
@jj
The IDEAL low cost flat already in progress and you can see the building there already.
@Cy
I can confirm that. It is next to the U-shape low cost flat. Can refer to the google image above. Already reached 5th floor i think.
@wbk
Is it name pusat bayan ? I wonder wat the name of the low cost apartment ?
See, people only build low cost flat there and this smart developer can build ‘high class’ condo with RM450psf. You can imagine the profit margin! Is Asia Green listed company? I want to buy their shares…
in another words, only those “clever” buyers get themselves a unit in clovers… what the sales person describe this project as “luxurious condo” is somehow “CORRECT” ….Clovers is the more luxurious project AMONG LOW COST FLATS in the surrounding… What a luxurious condo without balcony…. haha…. ridiculous developer
@Cy
Dunno wor. You may call up Ideal or pay them a visit. Want to try one unit is it? Hehe…
@jj
Hopefully the clovers security guards are good lar. If not, who knows who will be enjoying their swimming pool. Hehe… But hor, low cost flat sure got parking issue one lar, thanks to clovers they can park around the luxurious condo in the future already lar… Hehe…
@wbk
Don’t forget, this “luxurious condo” provides 2 carparks, which other projects fail to provide, which the developers feel proud of…. what i can say is this project is super high density and the “private lift” serve no purpose to reduce the number of ppl per lift…. The sales person and the project manager of clovers keep on emphasize that their superb private lift, high and good security and luxurious facilities given which only charge the buyer abt 600K, which the buyers are hardly can find in any other projects in penang….. WOW….. what a MISLEADING persuade.. No doubt, it has bigger built up area, good for own stay if they don’t mind the surrounding low cost.
ya ya, may be the return of % of appreciation by the low cost flat will be higher than Clovers since next to luxury condo. Some one said the Zan Ara apartment attached to Zan Pavillion already at RM250k wor….RM70k to 250k = 357% price appreciation!
@jj
I agree with you lar… the private lift will be cursed during rush hours when parents want to send children to school lor… one lift, 27 floor, imagine… 10 floor maybe ok lar… hehe…
Any one know what size is the lift, hehe the lift is very big one then should be okie loh …
the size is not the problem. quantity is the problem…if you are rushing and the lift stop every floor then ‘jia lat’…
if not mistaken, 1 block of building is having approx 29/30 floor height and minus 5 floor car park, meaning to say 1 lift will be shared by approx 50units [(30-5)x2unit per floor). cant be 50unit’s pepople will occupy the lift at the same minute? 5 minute period could mean a lot to a lift traffic. we can make our time ma and not make the time make us?
Worse come to worse, we can still use the back door lift to exit ma. what so difficult ler?
I think no need 50 units people use at the same time lar. Even 5 units people use this lift at the same time also susah lar… have to wait for the lift to go down, then come up and go down again if you are at the high floor is very xian one lar….
Kan senang if got two lifts to let you choose? Even have to share with more units… just my opinion lar… hehe…
Hey dun forget there still service lift available so not a really big problem
but service lift is at back door ler..so each time go out has to throw coin to decide walk out from which door and try your luck…hehe..but usually no luck lah, seeing graveyard everyday…
heard this project hv a little delay. Block C & D supposed launch in Sept now delay till year end. Anyone can confirm this?
izzit where u heard this from ???
from the sales person themselves. said some problem with the plan etc etc..
@lilly
Betul kah? I think they want to wait longer to increase the price and let the market to digest after the A and B tower launched and all booked, and many other condo launches. It will be RM50k higher in price.
@Crystal Ball
Why want to bersusah payah choice the door to go out? The Private lift is a good concept, but need to spend some money to reno and have a door in front of private lift, so, ppl can’t see into your internal house when lift door open. So, when lift open, your house door just right in front of you.
when you have guess, you can show off your private lift also, when lift open, there is only one door, your house. So proud!! when buang sampah, can use the common lift.
Liliy wat sort of problem with the plan?
Ya lor, what sort of problem? So far so good, or you just simply said…this developer has very good track records, btw.
@Ah Dog
Ah Dog please read carefully. People discussing the time spend on waiting lift during rush hour…if 10 out 27 floors people using the ‘private lift’ during rush hour, means the lift at least need to stop 10 times lah…then wait for the lift go up & down is 20 times of stoppage before reach your floor if you stay at high floor. simple mathematic nia, Haha….you have plenty of time to show off each floor to your guests lah..
Has any one start to survey on the loan for this project ?
Yes. I received a call from maybank that the package is finalised. But I still waiting for other bank for comparison. U may check it out yourself.
If I’m not mistaken each block has about 170 units for Block A & B, each floor has 8 units, so simple division is about 22 floors in total. 22 floors multiple 2 units should be about 44 units sharing 1 lift. From my experience, how many floors not important but the speed & quality of the lift does matter.
My previous condo about 200 units sharing 3 lifts, but the developer using good quality & high speed lift, we didn’t feel much of the waiting time. Some developers used low quality lift, even with low density waiting time is the burden because of the speed.
@CSL
CSL, dun always gives misleading ‘theory’ lah..The speed of lift not depends on the brand/quality lah..it depends on the number of stoppage along the way…frequent acceleration-deacceleration significantly slow the lift down… if don’t believe go & test it out on your previous condo. Just go inside the lift, assume your floor is 22, just random press 10 of the floors in between and count the time & see. If you think the lift no good enough then you may try it at G-hotel lah..I think the lift there should be 1 of the fastest…
@CSL
You can also test the lift speed to floor #15 (instead of 22) if that is your preference…hahaha…
location too far
Ahem, may i know which area u work ? Guys serious to me lift is not the issue. more on the area of development and the price after completition .
@cy
if you are not a workers need to go to work on time, if you don’t need to send children to nursery/school, if you don’t have kids need to rush for school bus, then the number of lift is not a concern….It is not a concern all the time but only concern during rush hours lah…
Don’t assume people that buying these property are singles, I’m a parent with schooling children, and all of them morning school because of my preference. Perhaps consider time management, if everything last minute then no matter where we stay, with lift or without lift also an issue, consider teaching your kids with time management, if not growing up also late to school, to appointment or work.
Thinking about people staying in mainland travel to island for work, if they can be on time, I think people staying in island can be on time. Penang traffic is not as bad as KL but people still can be on time.
I received call from Ambank, but haven’t make appointment to meet them.
doesnt matter how good you time manage, a lot of time wasted on lift and traveling to school due to far location. pay a bit more to stay in prime area, don’t waste your life away in traffic jam and car
@ Ahem
Nothing is perfect. Sg. Ara is a prime area.
Judging form the price/sq. ft and the number of developers risking their capital to invest in Sg. Ara. When it comes to property investment, you think you are smarter than the developers ?
CSL do you mind to provide the phone no. for the Am bank personal.
Ok liao, Yes, you are right. this developer is very smart in “location selection” and project has very high profit margin. hee hee… developers are usually smart, buyers all are waterfish..
@cy
Ambank contact: 0164953317
there’s no beautiful view, bad access with narrow road, crowded, jam, kampong, cows around, tell me how can sg. ara be a prime area?
@ Uncle Lim,
How long have you not been to Sg. Ara ? The infrastructure landscape is changing by days. Try to redirect your own question to the area you considered prime, and see what are your answers.
Prime or not prime , just check out the market prices of the new development in Sg. Ara/Bayan Baru and compare to the base price few years back, then you can see a better picture.
Another indicator is the number of so-called branded developer planning and launching their projects in Sg. Ara.
The overwhelming general public response to the launched projects.
Uncle Lim , I don’t know about you, I am too tiiiiiirrrred to elaborate on this grandma story.
Anyway, everybody has his/her own mind of a prime area, it’s very subjective.
Different people has his/her own mind of the Mss Universe.
@Crystal Ball,
I’ve to agreed that the developer is smart. And that’s why you are not one of them.
Apparently they have launched successfully.
But I don’t agreed with you that buyers are waterfishes. May be they see what you don’t see.
And I do sense your outward jealousy. Agreed ? No ?
You are either :
A) A wishful buyer but cannot afford the high price
B) A jealous competitor develop agent , whose project is tak laku, unlike the clover.
C) ?
D) ?
Please excuse me, as I’m also one of the waterfishes in the PG property market, though not this Clover. I’m too dumd and need your help to fill up the C ) and D ). Thanks in advance.
@Uncle Lim,
Before I call it a day, please let me to have the privilege to quote you. :
” there’s no beautiful view, bad access with narrow road, crowded, jam, kampong, cow around, tell me how can sg. ara be a prime area? ”
Are you talking about Tanjung Tokong ? Isn’t that a super prime area ?
@Ok Liau
OK Liao oh OK Liao…every project also OK then money “Liao”….
I finally reliazed actually it is not developers so smart, it is because waterfish like you (or you are developer’s writer?) make them look smart…hee hee hee… every project got pros & cons, spend something check through all those previous discussion here first before you shout here & there. Some interesting posts by wbk, Nirvana, OTK, etc.. You are only trying to do labeling on people but where is your point of arguement to those opinions? So many boosting posts may mislead readers then I throw in some common sense questions for debate lah… yeah, labeling people may be an escape route when you cannot win a debate..
ROFTL, your last visit to BayanBaru & Sg Ara is decade ago?
@Ok Liau , @nd4spd
Yes, Sg Ara is a prime area in making, but not all places in Sg Ara are prime location…
Of course Tg Tokong is prime area, but is Mount Erskin a prime residential area there??? Same for projects in Sg Ara lah..Next time go and read previous posts first and pay a visit to the construction site then only open your mouth. “tua siang bo chun”!…
I think tak ada kawasan is 100% prime one lar… sure got “crack” here and there one lar… then only the best can stand out lar… hehe…
Again for the lift, imagine when you get out from the private lift to your unit, it will be very dark because it only have two walls and your door. Do we have to turn on the light 24×7? Wasting energy only lar… Normally condo sure got open space which have natural light between the lift and your main door one lar…
Really know how to save cost lar this developer… hehe…
@ Crystal Ball
When you labelled all the Clover buyers as waterfishes in your comment #89, that’s what we call labelling. You called me waterfish in your comment # 93, that is labelling.
I haven’t booked Clovers, but I did buy some properties in PG island. If that is considered waterfish, I’m ok with it.
My point is in comment #92 to Uncle Lim, and #93 to your goodself. That’re only my point, and I don’t expect everybody to agree with me.
Just answered in #92 and #93, but in #95 you asked me where is my point ? Are you serious ?
Eyes problems ? brain problems ? or attitude problem ?
@ Crystal ball , @OTK
Read previous interesting posts by Crystal ball, WBK, Nirvana, OTK ?
Oh ! You mean which project forum ? Well, I read quite a few of them. And they fxrt equally bad. I wonder may be they are the same asshxle label themselves with different names.
Aiyo… be specific lar… keep harping people post bad here and there doesn’t make you look better and smarter lar…. hehe…
And also dun berangan-angan people will use different label lor… people use different label because they are not confident lar… try harder and be specific next time ok? Hehe…
@ OK Liau
Aiya… Don’t need to waste your time to debate with them, they are not only criticizing in this forum but other forums also.
May be they are too free, nothing to do or jealous just as you said. They are not serious buyers, just want to open their mouths. I don’t see serious property buyers go around criticizing other people properties, at least my friends around won’t do that.
Every property have prons & cons, non of them are perfect, we buy properties base on our own preference. If they think they are better than developers, then buy a land and build their own bungalow, don’t need to pay developer.
Their negativity never end, from pricing, location, cemetery, army camp, flooring, low cost flat, access road, lift, no sure what is next…. may be guard house…
@CSL
Spot on. CSL. Your articulation is better than mine. Couldn’t be more well said.
@CSL
Of course you guys developer keep boosting the projects, cemetery also become good fengsui, low cost flat area also prime area… This forum is for discussion on good as well as bad of the projects. Buyers deserve to know the negative aspect other than some misleading boosting. If you think other people comments not valid. welcome to clarify.
@Ok Liau
OK liao Oh OK liao.. I think I read your post claimed for freedom of speech and talk nonsense in Sierra Residence (although ended up being scold sex manic by buyer). Why so fast change your stand in this forum? You got Dissociative Disorders is it? Googe it if you don’t know what is it.
@Crystal Ball
I am exercising the freedom of expression to express my supports to CSL. Don’t know what you are talikng about. Not only that, I will practice his advice.
@Ok Liau
oh, not only Dissociative Disorders, amnesia also..looks like pretty serious…
Agensi : Majlis Perbandaran Pulau Pinang, P.Pinang
No. Rujukan Projek : MPPP/OSC/KT(825)/12(LB)
Nama Projek : CADANGAN KERJA TANAH BAGI CADANGAN UNTUK MENDIRIKAN 4 BLOK KONDOMINIUM (670 UNIT) TERMASUK 4 TINGKAT PODIUM TEMPAT LETAK KENDERAAN DAN KEMUDAHAN MASYARAKAT (STRATA TITTLE) DI ATAS LOT 12735, 12837 & 12807, MUKIM 12, D.B.D., LENGKOK MERBAH 3, PULAU PINANG.
Untuk Tetuan : TETUAN ASIA GREEN CONSTRUCTION SDN. BHD
Kategori Projek : A – Projek Biasa
Jenis Pemajuan : A – Perumahan
Rancangan Tempatan (RT) : Tiada RT (Rancangan Tempatan)
No. Lot : LOT 12735, 12837 & 12807
Mukim : MUKIM 12
Bil Tarikh Permohonan Borang3 : Jenis Permohonan : Piagam Tkh Lulus Jabatan Teknikal PBT Status / Tkh Lulus
Tempoh
1. 03-May-2012 A15 (Pelan Kerja Tanah) : 80 hari 25-Jun-12
54 hari Batal
25-Jun-12 (54 hari)
Project been killed off? How about those paid booking fee?
Guys any infor regarding this project ? i checked on the epbt all seems not promising. http://www.epbt.gov.my/osc/Carian_Proj3.cfm
just went to the property fair today. Seems like only a few units left… Selling like hot cake…..
Second phase launch soon?
already launch so many months, where got hot cake anymore? by the way, project get approval not? early post said ‘dibatalkan’???
I only can said Malaysia have not reached to a stage to provide private lift. Remember Malaysia famous motto. Know how to build but dunno how to maintain. Private lift concept is not suitable for high density condo.
the show house on going seems vry nice.
Is there any update on the approval status from state goverment for this project?
It is not the mentality or capability, it is whether the private lift is practical or not…may be OK for lower rise building < 10 floors, but only single lift definitely suck for high rise like this…the waiting time just too long during rush hour..
Paying that amount for Sungai Ara… rather buy sandilands condo at Jelutong.
Tower B launching this coming Sat at BHL Menara.
Still batal. Looks like cannot reach agreement with statement government. Wait and see is the way to go. No cheap also.
@Elmo
What is Sandilands price? If ~RM700k with one car park, then cannot compare. Everybody also know location factor, should choose good location, but money factor also need to concern. Some people ~RM600k is maximum limit they can go liao.
Tower A & B is fully booked.
Tower C will be launched in this coming Oct.
Tower D will be launched during CNY next year.
The show unit will be ready soon and in progress at site.
The project is suitable for own stay instead of investment purpose (rental or capital appreciation).
Yes, probably difficult for subsale at such surrounding environment & high density. I also think the private lift probably a problem during rush hour like other have said.
Personally i think Arena is also not good for subsale as well
I noticed that there is a low cost flat in front of Clovers and there is another unit is construction progress (near to One Residence)
It’s a bit congested in that area in future upon completion of Clovers.
Personally, I feel that is overpriced for Penang Condos.
Presently, all projects launched by developers are ranged from RM500++ to RM600++psf. It is hardly to get RM300++ to RM400++psf. Do you think that the potential buyer willing to buy a condo at average RM500 psf?
If yes —> Why developer want to offer DIBS, rebate %, installment of downpayment etc…….?
If there is recession in property market, the pricing for penang condos will dropped significantly. Why?–> I believe that most of the buyers are investor and not for own stay. If your holding power or financially is strong, it should not a problem. For those are speculators, it might be feel pain very soon.
As a buyer, we really need a affordable property for everyone. Developer and government should take necessary action in order to ensure healthy growth of property market.
We do hope that developer and government can assist on this area….
Referring to Clovers in #122…..
I’m quite impressed on the design and layout on this project after visited their sale office.
A lot of developers are developing Sungai Ara and Teluk Kumbar areas and I believe that these areas are high density area. But, I do not think that it will congested as most of the condos are targeted middle range & above. U can feel it like Reflection (SP Setia), Meridden, Orchaville, Clovers etc.
Once population are getting higher, the infrastructure will getting improved. For instance, will you invest a business in a area with low population. I believe no…right? In Feng Shui,the more population, the more business….same as theory applied in retail shop.
So, all buyers and investors…no worry on your decision for investing in Sg Ara and Teluk Kumbar. The more development in Penang, the more business opportunity for all Penang “lang”.
We should not look at negative perspective. There are pros and cons for every development. Why should we take it as negative…right?
@Penang Boleh
If not because of the wrong location (although also in Sg Ara) and high density of 670 units, the concept is pretty good.
@Zakarria
I believe that you mentioned that Sg. Ara is not a good location. Am I right?
But, pls consider that if this condo located at Queensbay Mall, Batu Feringghi location and Gurney, will it be good? I believe that it is pretty good at that prime area. But, I believe that you will not able to buy this condo at similar price.
Every purchasers have their own preference for their dream house. As I mentioned earlier, we must think positively. I’m not try to argue with you and just sharing my taught.
May I know the price range for this project?
Can anyone advise me the pro and con on this condo?
I’m interested this condo. Pls advise me…..:-)
Thanks
@Jamie
You have to read through all other people comments in this thread, no short cut. Location sucked, better buy project at Bayan Baru.
@Jamie
I managed to get a unit from the preview in their sales office 2-3 months ago.
From my perspective, I really like to layout, facilities, design and location in Sg. Ara. In fact, I worked in Bayan Lepas area. It’s quite convenient for me and family. (It’s my second house and upgraded from current house)
I noticed that majority people have negative comments on Sg. Ara area. But, I quite love this area. For me, you can go for this project if you really like it no matter for own stay or investment purpose. No need to worry so much. It’s also subject to your capability as well.
If you are affordable, you can buy a unit. If not, no need to think so much as it’s beyond your budget.
@Jamie
If you are affordable, there are many other better choice out there in Sg Ara. If you want to have only classy-look condo but with limited budget, this is the choice.
I noticed that AG is building a show unit at site while I play a site visit last weekend.
Hope that the show unit to be completed soon. So, I can have a better visualization.
oh, they really build the show units at the graveyard & LMC surrounded site? then do they provide trial or statistic on the private lift usage & waiting time during peak hours???
@Penang Boleh
I have called to sale office that the show unit will be completed by end of Sept.
If the actual design and layout is fine for me, I will consider to purchase a unit.
Hi all interested buyer, once u go that area to view d show unit, u sure ll gif out bcos there got LMC + burger stalls + side road parking + motobike w/o helmet + anjing liar +…..
@Jamie
Thank you for updating us.
I have called up AG office and they will going to launch the remaining 2 blocks in September as well.
I believe the price will be increased versus the 2 blocks that launched in 3 months ago. May be RM500sqft onwards or RM771,500 onwards (based on 1,543sqft).
If you are interested, pls register yourself in their name list.
@Penang Boleh
In fact, the are plan to launch one Block in Sept and another block in CNY next year. But, it is not firmed yet.
Actually, I quite like the Private Lift concept.
In fact, I’m stayed in Farlim Low Cost flat before. It is 24 units per floor (15th floors) with 2 lifts only. In fact,it is consume waiting time not more than 5 mins from top floor to ground floor.
From my perspective, it is not a major problem on the Private Lift concept for Clovers. But, I would like to propose to developer that 2 Private Lift to be shared instead of 1 Private Lift. No need to install additional lift and just change the layout will do. Another alternative is install additional one public lift.
Thanks.
After checked with their Asia Green facebook, the launching of block C will be end of the year and Block D will be next year.
The selling price is not firmed yet. But, it’s definitely will be higher than block A & B.
Currently, the selling price (block A & B) is ranged from RM400 – RM450 psf (after discount). I believe that the selling price for the new block will be RM500psf onwards, which is similar with Reflection Condo (SP Setia) is Sungai Ara. The current selling price (sub-sale) for reflection is RM500psf.
So, those who are interested, kindly to grab the opportunity to get a unit of Clovers.
better grab Reflection, going to complete soon. Clovers high density & high risk since economy & market uncertain.
The show house seems to be going on pretty fine.
Personally, I believe every development has its perks and downsides. Clovers, from how it’s illustrated, makes the unique private-lift system and “eco-friendly” environment within the development its main selling point. Not to mention the decent space offered each unit. I guess the main thing us potential residents look for, are always good security, good maintenance of the facilities and friendly community. Most of the times, these things would be very much depend on the residence itself.
I agree that lift usage is a factor, especially in the morning rush hour. But doing the math, 1 lift serving about 50units isn’t too bad, no?
Just my two cents though.
After called to AG office, show unit will be completed by end of Oct or early of Nov.
It seems like they are waiting to see how the budget 2013 turns out.
@Tigerz67
You are right! I believe that they are waiting Budget 2013.
For me, Government is not able to control 100% house price. If they increase RPGT or control loan amount, it will impact the growth of property sector. RPGT night be increased a bit la…..but not much impact to investor / buyer.
If the investor feel that the return no longer attractive in Malaysia, they will transfer their fund to other much attractive location (overseas). By that time, it is much more worse.
So, I believe that Government will deliver a win-win solution. For instance, enforcement on developer to build more affordable house and medium cost. At the same time, control ceiling price for affordable house and medium cost.
It is similar how they implement in Petrol, Ron95 & Ron97.
Heard that Tower A & B sold out. When will the rest of the towers open for booking and starting price? Any discount?
@Lion
Government is smart…wait until those DIBS projects going to OC then impose high RPGT tax. $$$…..
with the current market condition & outlook, not likely to be good response for RM700K condo. What is the possible outcome if those 2 blocks poor response and only 50% sold? Will the project be delayed for construction?
@Daniel
You contact to their office and get a update.
From my point of view, Teluk Kumbar & Sg Ara (Penang Island) is next development area. You must do a study / survey and not solely look into project only. Must look into overall picture such as environment / infrastructure / facilities etc.
@Ah Cat
If i’m not mistaken, RPGT computation is counted from SnP date and not upon OC. So, the investor / buyer is only hold the another 2 years upon completion of the project (VP or OC).
You mean if I bought the property (S&P stamped!) before the announcement of new budgetary, then I will not be subjected to the new RPGT rate even I sell the property next year??? Then what happen for those 10 years old property? who going to trace back the RPGT by the time the property been purchased??? Doesn’t make sense lah.
Judging by their marketing strategy, I think Asia Green will price their next block 10% higher than the last two. But will give higher discount for some early birds to test the market. If sales very good, they might reduce the discount and increase the price further for their last block. If the sales so so, discount will go on until further notice and more roadshows at shopping malls.
The tactics is low commitment until completion, flip with 100k profit. 3% of 700k is only 20k. Most people can afford that, rite?
@AsiaGreen
May be tough if want to sell 800K later, somemore the new RPGT rumors to be as high as 30%, can be trapped with hand burnt. Time also an issue, if the sales no good, then have to wait & wait for them to capture sufficient sales. Any specified timeline for S&P stamping for those booked Tower A & B half a year ago?
@Pen1
I don’t think there is any timeline, if the plan approved and sales is good, I don’t see any reason to delay the stamping of S&P.
@Ah Cat
RPGT will be applied to all after Budget or annoucement
My message here is:-
(assumption new RPGT for selling property)
1st year:30%
2nd year:25%
3rd year : 20%
4th year : 15%
5th year : 10%
6th year : nil
If you purchase 10 years ago and sell now, you are be exempted as 2002 – 2012 more than 6th year. Clear?
No worry, the lawyer will help you to submit RPGT form to IRB upon you sell your property.
In fact, you have a copy too. So, do not worry so much.
@Lion
Thank you for the explanation.
@AsiaGreen
According to above RPGT calculation, too bad flipping is very high risk now even low downpayment only 3%. The selling tactics seems going to drain…
@Lion
I think the 30% RPGT might be for the first 5 years after S&P. The gain vs risk factor for property investment will be severely impacted if that happened. For those whose property just completed and intend to sell now might find the profit significantly reduced.
First 5 years 30%….sure boh….then is good to implement this. I fully support
请问这一项工程的真正地点位于哪一区？我不是很懂英语，请谅解。
位于新港陆军营隔邻
Hi all,
Remember to get update on the Budget 2013 Announcement tommorow.
We can review/share it together later on any implication on property sector.
The RPGT is not really impact to investor
1st – 2nd year : 15%
3rd – 5th year : 10%
What you all think? How is the impication to the property sector?
For individual tax, it is reduced by 1% for those chargeable income RM50k and below. As such, the total saving is RM475 for those chargeable income reach RM50k and above.
Any comment on this area? What is the impact to our economy in year 2013?
Asiagreen project also got one problem:water leaking.i m buyer in their previous project.disappointed with their quality.premium packaging in advertisement, hilltop, green concept but water leaking from upstairs.beware my advise
Interested….would like to know more about your condominium. Pls contact me…tq
@David L
I believe not only Asia Green has this problem. Other developers also have this kind of problem. The most important thing is how many % of their projects have this kind of problem.
If only 5% or less (my perpective only), I believe it is not really a issue as long as they are commited to repair it.
If they are not willing to admit it is the workmanship problem, then it is a issue to buyer.
If they are not willig to assit you, you can log your report to Housing Tribunal.
Thank, Lion.
Some developer fix the water leaking issue fast.some like to push.even you complain to Tribunal, your house also leak. Best to avoid those bad name in market
The Spring by IJM also has this serious leakage problem previously, don’t know fixed already or not. Should we avoid IJM also?
When will the showroom be ready?
Are they waiting for the showroom for the remaining block launch? By investing in a nice showroom, I am thinking they are planning for a minimum RM450psf for their remaining blocks. Can The Clovers reach RM500psf for their high floor units?
@Ming
During their preview, I able to get a unit of high floor at RM470psf (before discount).
As I know, it is approximaely RM370psf (before discount) for lower floor.
I believe that the remaing two blocks will be launched upon completion of the showroom.
As such, I believe that it will be increase in 20% in term of selling price. The developer sure will give you some rebate/discount. At the end, the price will be increased by 15% (by giving 5% rebate).
As such, the lower floor will be at RM425psf and higher floor will be at RM540psf (assuming no more discount).
Based on the 1,543sqft, the selling price will be RM656k and RM833k. All these are reflect the future purchase price in 2015 or 2016 upon completion of the project.
@unknown
you mentioned “All these are reflect the future purchase price in 2015 or 2016 upon completion of the project.”… what a nice quote… selling NOW with a projected optimistic “future price”…hee hee hee, can consult fortune tellers/Bomoh/Tuah-Pek-Gong how accurate this prediction is…. but from the sign & economy analysts, the worst of economy downturn is yet to hit.. hee hee hee
@unknown
Early birds will be very delighted with the price increase. RM425psf is neither high nor low for a condo in this area. Will have to see whether the demand is still there. I heard that Setia Pinnacle and last tower of One Imperial is going to take booking real soon. Buyers now have too many choices. SP Setia offers 95% loan, Asiagreen is giving 6-7% discount, all this make the initial commitment too low to resist. Ideal’s offer not that attractive compared to the rest.
any show unit to view?
@Ming
I agreed with you on choices as offerred by SP Setia and One Imperial. Purchasers have right to choose their desired home. But, pls bear in mind that we also need to take into consideration on the facilities,location,floor space etc.
Although the inital commitement is low, but bank also will assess your commitment / capability before their offer you housing loan. If bank willing to offer loan to you, I believe you are able to repay instalment.
Futhermore, you are also a smart investor/purchaser before you make decision to buy a house. For sure, you will need to plan accordingly.
For sure property prices will increased, it is only how fast in term on increase.
Remember theory of economy, the land is limited, the population/demand will increase.
In my opinion, those property price of RM500k and above is reserved for those middle-income and above. As such, those middle-income and below is not able to purchase such property.
In summary, you must undeerstand your capability before you purshase/invest a property in order to minimise risk.
@unknown
Another point to add is that Penang is one of the most livable cities in Asia. This will give a long term prospect positively to its property price compared to other cities in Malaysia. Some cities may become a dead town if no longer have any economic activities. BN government almost kill Georgetown by not doing anything to it for the last 30 years, they even wanted to move their administrative office out to Prai. But look how vibrant the city now under the new government.
@Ming
Hope this new project will bring up the image and the price of the surrounding flats also. If this middle cost condo for middle-income worth 750k, then the surrounding low cost flats should at least worth 350k also. BN government at least have done some good deed where middle income & low income can stay together at the same area and enjoy the land price appreciation.
@unknown
I don’t think BN government has done any good deed when you said middle income & low income can stay together. Mind clarify your point?
@unknown, mind to elaborate more and provide some example please…
@CK
For example, this new project may bring up the value of the surrounding low cost flats. Penang housing price is all about location. The image of this place will be better with such new middle class project landing in. This will also encourage groups with different income gap to mix together and prevent further lifestyle disparity.
Just realized that AsiaGreen together with GSD, IJM, Ivory and GP Land are contributing the 3.5m wide, 13km long bicycle lanes from Queensbay and Komtar. So no more low cost flat then. Maybe it is time to open a professional bicycle shops. 😀
I noticed that there will be an International School will be launced by end of 2014.
Will it be a good property investment in this area?
http://www.straitsschool.edu.my/index.php/launch-of-straits-international-school-penang/
http://www.straitsschool.edu.my/index.php/a-glimpse-into-the-future-of-the-permanent-campus/
@unknown
It is a good selling point if you are investing in this area since international school willl be launched here.
As mentioned earlier, government is not really aggresive in control property price especially luxury condo. But, government also provide some affordable property to those below middle income level.
It is look like GDP growth still depend on property sector and infrastructure development.
May I know when can sign the S&P?
@Lion
How does the international school help this project? Cannot link up at all.
@Pen1
There must be reason for International School will be lauched at that area. May be population, higher household income range etc…..
The more infrastructure development in this area should be a good sign for that area as most of the population will move to this area.
For instance, do you think that investor will not invest in a state or country with a poor infrasturucture. The most advanced insrastructure development only can determine future success of the state as well country.
Of course….government still need to think other development as well such as transportation, hospital, LRT/MRT/Monorail etc……
If there is an international school there, who is the student (majority)? You can imagine it by yourself…..who is the employees/worker will work there….? etc…..
any update regarding on this project ?
@cy
Went to see their show house site, still in construction, but look like able to open by Nov.
@ezalor
When is the estimated date for completing show unit? is it next week?
Any idea?
AG is keep going delay the show unit…..
I do not understand what is the reason such a easy show unit need to consume more than 2 months.
May be AG is not able to meet customer requirement and they need to amend floor plan / structure…..etc….(Change for better is fine)
Hope that we can view the “show unit” as soon as possible.
Any one got call from AG on anything ???
Taken 10% downpayment since 7 months ago and yet to clear the land, really worried for those who bought. I think downpayment not refundable right?
Heard that the show unit is now available for viewing. 10 AM to 5 PM, on site
@claremont
Sure boh?
I think in order to attract any available buyers for their remaining blocks, Asia Green will have to give high rebate with higher selling price. 8% maybe.
@Ubah
I believe that they will gv u rebate 0f 8% with 1 car park and with higher selling price…he..he…I think all developer will use same tactic.
@Unknown
The show unit is avaiable for viewing.
The show unit is ready for viewing, but yet to complete with some furniture.
Basically the layout is not bad. Worth to buy……
Ceiling height is super high. I wonder if the dimensions are similar to the real units. Overall, great layout!
@Unknown
@D
How many blocks left? When is the launch date?
@PG Guy
Only left 2 block C & D. It is much more expensive starting from min RM450psf.
AG is goinng to lauch it by Mar 2013.
@D
The actual ceiling height is slightly lower by 1 inch as compared to show unit. But, it is still acceptable.
I would like to let go my booked Clover Unit. Tower A, middle floor , unit 7, really nice facing (no afternoon sun, no graveyard view). The show house is ready, you guys can go there have a look if it meet your expectation. Email me ezalorcool@gmail.com if you interested. The main reason I let go because I dont want to wait another 3 or 4 years.
@ezalor
The developer still has 2 more blocks, what is the advantage and how to buy from you? Don’t want to wait? You go and buy subsale or you are losing confidence?
@ezalor
How much you want to let go your unit?
Advantages? 1.This unit I booked at 1st day early bird launch definitely cheaper compare to another 2 blocks that not yet launch. 2. It is a nice facing unit, as I said. I already bought bumi released unit from another project so I can move in earlier, now of course need to let go this Clover booking. How to buy from me? Interested person can email me, inform me the premium you willing to pay. After we agree then we can go to the developer office to change the booking owner’s name from mine to your, at the same time you pay me RM10k plus the premium. Some people will say I am greedy. Come on, how much already for half year 10k interest? Dont mention yet the credit card finance charge. Of course I at least want to compensate back.