The Pier is so cheap at walking distance, let’s see if this will sell like hotcake or AG fans bullshitting

Queens Residences Q1 and Q2 currently command prices exceeding RM 1,000 per square feet. Are there other condos in the northern region of Malaysia also priced at > RM 1,000 psf?

@Betul
E&O condos in Tanjung Tokong were priced at > RM1,000 psf by developer itself many years back, already have buyers then, but those who bought for investment all lost money lah, either cannot flip at a profit, or rental return super low.

@RollsRoyce
That’s why back to basic but lower entry price & that’s room for appreciation grow later example The Zen/Zen6/Quaywest & The Pier.

Thank you RollsRoyce

@Hee Chan
I am not sure what the pricing is for the projects you mentioned. A general guideline is if the rental return is less than 6%, it will normally be a money losing venture, whether for flipping or long term investment for rentals.

@RollsRoyce
That’s nothing of general guideline mentioned here.
Example of Quaywest bought it at 300k & now market 650k already. The appreciation over 100% so do you still mind on the merely 6% rental return?

@QW
The Quaywest u mentioned bought at 300k is referring to which type, affordable?
And market now 650k also referring to which type, open market one?
Also there are many types n sizes, pls don’t misleading.

@millionaire
That’s why you lost without even a basic information.
300k is affordable type &400k also consider as affordable or open market type. And now those units price already almost 100% appreciate due to lower entry price. Investment doesn’t mean you have to fold out large sum of money to make a huge return. It depending on the value of appreciation.
As of Queens owner you know 100% but I knew 200% what’s happening inside. Just sharing.

@QW
Sorry to tell you are not on the level to teach rich people on investment.
And rich investors don’t come for those affordable house to invest.
Different group of people, different targets.

Who the h takes appreciation value as ROI? Ez math sia every uncle auntie also can untung liao if like that ez.

Please take note that LRT will not be going pass this area ya. LRT will come from Komtar, reach 1 station at The Light, and then turn to Gelugor area. Not coming to Zen, QW, Queens area.

This is the best luxury development in southern of Penang.
I don’t find any similar type of development in this area. Queens waterfront is a truely premium luxury community & neighborhood. That’s really a millionaire row of Q1 to Q4.
Plenty of rich& upper class owners living in this area. Love it so much the environment & hopefully developer maintain the success of this project in Q3/4.

@George Khoo
Finally at least someone sees the hidden strength of Queens Residence.
Its success let others trying hard to follow, who bothers the outcome.

Phase 3 is a Queens waterfront final phase for small units.
Q4 will be a spacious super condo duplex unit & starting price definitely won’t be cheap with 3.5M to 6M per unit.
This area is really ATAS & one of highest PSF in Penang now average more than RM1000+PSF. Good environment & jogging place in morning. Can see but can not buy…too expensive T.T

@Hee Chan

quywest finishing is very bad. i remember when i did booking for Quaywest is Year 2012. lucikly i cancelled . imagine take 10 years to completed

that time i make booking for Quaywest they already 700k Years 2012 (not the affordable one)
now after 10 years only completed still 700k plus

@QW
agree with what u said. same thinking

@IEE
Some AG fans did say Quaywest the appreciation almost 100% after completion.
Where are they?

@millionaire
It’s over a million ringgit now except the affordable unit tower.
The rest mostly close to a million or over. The advantage of all uunit in Quaywest was spacious so that’s why future appreciation is really high. Unlike those unit in Queens which small & expensive so subsale nobody will buy. Logical thinking, I have a million & which should you choose? Off course we will choose bigger size unit with better seaview. Majority of Queens just partial seaview & definitely price will drop later due to their building design facing issue. Quaywest/Zen6 even The pier are much better design of facing to seaview. Quaywest affordable already appreciation over 100%. Zen6 hillside now people asking in subsale for 790k already & if seaview definitely over 900k as fully seaview.

Joyce Chan :
@millionaire
It’s over a million ringgit now except the affordable unit tower.
The rest mostly close to a million or over. The advantage of all uunit in Quaywest was spacious so that’s why future appreciation is really high. Unlike those unit in Queens which small & expensive so subsale nobody will buy. Logical thinking, I have a million & which should you choose? Off course we will choose bigger size unit with better seaview. Majority of Queens just partial seaview & definitely price will drop later due to their building design facing issue. Quaywest/Zen6 even The pier are much better design of facing to seaview. Quaywest affordable already appreciation over 100%. Zen6 hillside now people asking in subsale for 790k already & if seaview definitely over 900k as fully seaview.

hahahaha

@Joyce Chan
On paper yes, but how about market demand?
Just to answer your question, If I have a million, I will go either IJM the Light City or The Queens, these are the only two premium developments in southern Penang..

@millionaire
That’s only your opinion. Based on market demand, buyers are actually demanding bigger spacious unit with reasonable market price. It’s common sense.That’s hardly to perform well for Queens in subsale & not much appreciation. If you check on actual transaction then it tells everything.

@millionaire
I will go for Quaywest for spacious living & The Muze for luxury.
Queens is not a luxury condo but attach to commercial which I don’t think is a luxury development. Everyone will easily go in & out & security guard just standing outside smoking with nobody cares. Is that luxury living you dreams of?

Nobody in security counter at lobby also part of luxury condo living style? Road side with hawker stall Infront of Q2 &Q3 after 10pm daily are part of design in this development? Please come to Q2/Q3 after 10pm or 10.30pm then you may know what I mean & hawker start to setup at road side. Please check it out & with all this I won’t put a million in this project.

@Hee Chan
@Joyce Chan
Too obvious on promoting AG products which make them look cheap.
Childish promotion techniques by condemning others.
How about IJM The Light, Would like to listen your versions of story? Quite interesting.

@millionaire
My view, only good for abnb n tourist. Good seaview but not a good location for investment n ownstay. anyone staying within 5km from The light also can ejoy the benefits from The Light development, not worth to spend over 1 mil to stay in the light.

@millionaire
Not interested to tell the story. Obviously that’s hawker & stall along Queens after 10.30pm which is illegal & some people occupied making more noise at night. Maybe those owners don’t care on it. You may take your free time & come at night & see that. The light city is good for Airbnb but not for own stay. I definitely won’t spend 1Mil in Queens/The light. If commercial business activities then is good location.
Story telling won’t fly but only supporting fact data point.

@millionaire
So far that 2 stall of hawker already which Infront of Q2/3 after 10.30pm. If you come that time definitely you will know what I’m saying now. Probably 2 stall will turn into 20 later? Then good luck because more crowd occupied at night then making more noise in the end your condo value drop. Good luck.

I hope that’s more trees & green to plant in this area along Q1 to Q4 to make it more scenery & tourist attractions place.
Example to plant for Tecoma trees along side of Q1 to Q1.
Just my little suggestion.

staying in Q2, thought wanna get Q3 for fun…
what you guys thought about it??

@sun
You should know better than anyone here if you own or stay in Q2. If you plan for own stay then Q3 is a good choice too however if invest I don’t encourage as price already skyrocket.
In fact Q2 is the lowest density among Q1/2/3 & better privacy in design as well if looking at design entrance is more alike residence since commercial & residence fully seperated. Q2 allocated in mid of Q1/3 so little easy for you either way?
Q1 facilities is better than Q2 as variety choice but in term of maintenance for long term I have little bit doubt. Q1 is more commercially friendly & residence just walk down easily direct
access to shoplot.

Q3 is highest density among 1/2/3 & selling price off course highest. I believe the swimming pool is nicer than Q2 & more luxury feel in their design & facility floor by looking at their brochure & introduction video. Entrance concept look alike same as Q2 but some how the lobby entrance & drive through for Q3 is from outside & Q2 main entrance lobby & drive
through from inside. Q3 dual key alot too which I personally don’t really like if for residence purpose. But if you buy for invest then dual key maybe suitable for you. As of own stay, I prefer Q2. I’m not sure what’s reason you bought it for fun meaning. Invest? Own stay or you have over flow cash? Btw over are nice place to stay. If you are existing owner & going to buy additional 1 I believe developer give 4% discount. But somehow I still feel price is quite high & no reason for me to buy additional 1. That’s many project other than this worth to invest later.

I am staying in Q2, the quality seriously cannot on par with IJM property like the light. There was several gaps between my bathroom wall tiles and Ideal can’t even fix it. They just ask their contractor to touch up, there is some hollow between the tiles and will never fix by touching up.

My cousin bought Mezzo and I hope IJM can deliver well.

In term of investment, I feel better avoid penang projects if we looking at million dollar project, maybe KL?

@Ryu
Million dollar? You mean in Sin/USd? If a million convert to RM it around rm 3 to 5 million. So, only gurney high-end big size condo available in market. For us, Q1/2 both are not a high-end property. It’s just more/less a Singapore affordable house in my place. Even The light not in that category yet & that’s waterleakage in The light project too. I did check with Developer as they mentioned to me that Q4 will be a high-end super condo which meeting my requirement so we just wait for that.

anybody knows Q3, 2B2B, selling price and when can be completed?

@ms tan
You should ask Developer.
But sold out very soon for cheaper unit.
Depend on size & facing direction.
900k to 2M+ 2027 will complete. Once completion expect smallest unit above 1M+. Those 950sqf is dual key unit in Q3 unless Q2 got 3 room unit for 950sqf.

Went to Q2 for dinner last night, not sure whether aircond not working or not properly setup by developer, so hot and stuffy, totally didnt enjoy the atmosphere at all. Wont be coming to this place anymore. So lousy!!

chooiyi :
Went to Q2 for dinner last night, not sure whether aircond not working or not properly setup by developer, so hot and stuffy, totally didnt enjoy the atmosphere at all. Wont be coming to this place anymore. So lousy!!

Did u plan to buy the commercial Lot? must be kidding

@chooiyi
I went to Q2 for dinner at different restaurants did not encountered any abnormality like what u said.
Must be no syok on food price. Suggest next time go to food court.

@chooiyi
Same. Yesterday I went to Q1 for lunch & aircond not working.
Quite lousy.

Obviously a lot of sour grapes here.
Hating the rich is what’s keeping you poor.

@KC
ALl of the light phase1 & phase 2 residential are not allowed for abnb n homestay btw. So mostly are local and foreigners staying there permanently or as vacation house.

@LivingAtWR
Q1 &Q2 not a good development as not well maintained even the promenade I can feel start to sink & illegal parking in compound of drive in area of Q2 worsen. Security close 1 eye & let those car park illegally at corner & always sitting inside aircon only. That’s not a prestigious project. Probably soon price will drop as nobody want in subsale. Even Zen6 is much peaceful better landscaping design

@millionaire
What is definition of rich? Agent told me Queens residence is just a normal condo. I agreed. It’s not a luxury condo as security team doesn’t even wear a proper attire as security team. They suggested High-end condo is Muze/Mezzo etc.

@Ryu
QuayWest is very high-end

Quaywest is a mixed development of affordable house and high density service apartment, built on commercial land from Ivory. This project was previously awarded to Gamuda but later passed to local contractor and the works delayed for many years.We all know the quality.

Ryu :
@millionaire
What is definition of rich? Agent told me Queens residence is just a normal condo. I agreed. It’s not a luxury condo as security team doesn’t even wear a proper attire as security team. They suggested High-end condo is Muze/Mezzo etc.

u mean the foreigner construction worker staying nearby that condo aMuze high end? btw Mezo is IJM low end condo

Muze high end condo ? Selling to foreigners at RM1mil++ might be the case.

@MajorArches
Off course Muze is high-end. Look at the facilities…really great. I don’t see any condo in Penang has such facilities except COD.

Ryu :
@MajorArches
Off course Muze is high-end. Look at the facilities…really great. I don’t see any condo in Penang has such facilities except COD.

Ok la make yourself feel good, Muze is decent high-end. There are still many levels of high-end prop owners won’t even bother showing off here, we are still earning peanuts to browse around and comment in penangpropertytalk.com

@jack
I just shared the truth. That’s plenty of Singaporean/Hongkong/China/some US expats bought The Muze under MM2H programme. That’s a reason why they picked this project as premium master plan with LRT along.
It’s definitely one of most high-end project in Penang. And don’t forget the tallest tower of southern part of Penang will be in heart of PICC too. Queens Is a good concept project but still not up to the level yet.

Ryu :
@jack
I just shared the truth. That’s plenty of Singaporean/Hongkong/China/some US expats bought The Muze under MM2H programme. That’s a reason why they picked this project as premium master plan with LRT along.
It’s definitely one of most high-end project in Penang. And don’t forget the tallest tower of southern part of Penang will be in heart of PICC too. Queens Is a good concept project but still not up to the level yet.

why would expats sit LRT with foreign workers? must be waterfish

@Minion
The reason for those expats chosen properties near LRT station is just follow their own countries investment guide line where those properties will have better ROI value in future.
Is not they want to sit LRT like you assumed.

@Minion
“why would expats sit LRT with foreign workers?”..Hahaha…a very typical third world mentality question! I have lived in London & Spore before, there are actually many bankers with million dollar yearly income who take the tube/mrt to work, in the very same carriages with banglas, africans etc.

@Minion
LRT is where a project boost up as more population flow.
LRT is not for foreign workers alone. Those are high professional employee & management level permanent stay. Don’t try to discriminate a person just because of using LRT. Please be respectful. PICC project is not a merely The Muze condo. That’s even more happening than Queens later as shopping mall/5 star hotel/office tower & world class hospital facility with convention centre business hub. The construction Intel workers also stay in Queens. So, is that wrong? Nothing wrong right? Company paid. Only those thought only high class people allow to stay in this area? LRT is very common transport facilities where regardless of rich/ poor & public used. As of business point of view definitely project that close to LRT bring more opportunities & highly success future.

You all should comment in the LRT page instead n see the line station and enjoy your LRT.

@Minion
We don’t see any problem here of commenting plenty of expats prefer purchase of Muze over Queens. LRT & master plan of PICC is one of factor for this purchase. That’s no LRT for Queens so it’s not a problem also. Only somebody try to discriminate people with some statement. Every project has pro & cons but please be respectful. In this forum everyone equal & free to share & discuss with fruitful facts. Either you accept or not that’s truth. But please respect & accept.
Muze has 10 carpark floor & it is one of topic factor of inconvenience that’s understandable. Queens material used with huge loud footstep sound/vibration/airplane sound illegal parking/security control & maintenance/watersepage issue are fact too. Don’t try to hide & stay behind from fact.

why the thread here talking more about others project rather the Q3?

sun :
why the thread here talking more about others project rather the Q3?

Because they salty

@Minion
Queens waterfront is definitely salty because next of sea coast. Common sense..

is there anyone really concern for the aeroplane flying over the rooftop every day every hour of that area Q1/Q2/Q3 ?

what is the chances of hitting the jackpot ?

Why worry? The Queens is out of the direct flight zone.

Mr Tai :
is there anyone really concern for the aeroplane flying over the rooftop every day every hour of that area Q1/Q2/Q3 ?
what is the chances of hitting the jackpot ?

@Mr Tai
Major concern since PIA is expanding.
Which mean unit per hour traffic of airplane flying over is increasing. Indirectly, hitting jackpot rate is increasing daily.
That’s why price may drop drastically because of low demand.
Only Mr Millionaire disagree on this statement. I’m siting & eating popcorn waiting the show.

@RYU
PIA expanding also can affect Queens resale value, LOL.
Can you think of a better and reasonable reason while you eating popcorn?

@jack

Better solve your BMW narrow parking space first before looking for airplane path. Even The Cube /Zen affordable don’t have such issue.

Ryu :
@Mr Tai
Major concern since PIA is expanding.
Which mean unit per hour traffic of airplane flying over is increasing. Indirectly, hitting jackpot rate is increasing daily.
That’s why price may drop drastically because of low demand.
Only Mr Millionaire disagree on this statement. I’m siting & eating popcorn waiting the show.

are u sittng at the zen affordable balcony?

@Minion
Sitting on balcony top of Muze overlooking airplane on it.
Meanwhile invest in Zen series. Yesterday saw traffic flow stuck terribly in Queens waterfront. Some owners even stuck together inside traffic unable to go home. Honk everywhere unable to get through & pity. Lol. In air & road both hitting jackpot too.

@Ryu
Muze is better as we can see Hunza consistently sustain high standard for PICC to ensure value & luxury of project.

Queens Residences is a fantastic & high-end project but it is slowly losing its lustre due to pasar malam type stalls in front of Village Grocers, loud incessant music from the pubs every night & a cheap floating food court in front of Q2. I have doubt the management just to maximum their profit to rent out promenade to cheap pasar malam. This is really cheap & mess up all the traffic for residence. It’s not exclusively luxury anymore. I feel that mismanagement by Ideal may slowly cause the properties here to depreciate in value. I am contemplating to sell off my unit here and move to the Light instead.

Ryu :
@Minion
Sitting on balcony top of Muze overlooking airplane on it.
Meanwhile invest in Zen series. Yesterday saw traffic flow stuck terribly in Queens waterfront. Some owners even stuck together inside traffic unable to go home. Honk everywhere unable to get through & pity. Lol. In air & road both hitting jackpot too.

Muze not overlooking Bukit Jambul pasar malam?

@Meng
You should think twice about moving to The Light, as the whole development there is considered a pollution area for the fact that it is only less than 250m away from the highway, made worse by the upcoming new highway from Farlim, plus all the additional traffic interchange. Various studies have concluded the danger of living near noise and dust pollution.

https://spj.science.org/doi/10.34133/hds.0091

https://www.thestar.com.my/lifestyle/health/2023/01/24/when-traffic-noise-gets-too-loud-for-health

@DrTan
Studies & actual totally different. The noise in the light is different at least some distance away.

The noise you are getting from Queens are daily such as plane noise & mat rempit noise & worsen now is pasar mlm & pub noise. It’s definitely louder than traffic in highway.
Security management also bad & just look at handphone don’t care.

@DrTan
Most of the Light units are not facing the highway expect certain units from Waterside & the light linear. mezzo, lightwater, the light collection 1 2 3 all are facing the sea. You probably never stay there before thats why you couldnt expereince the peacefulness of the light collection

@LOL

Not facing the highway helps in reducing only noise, but not air pollution. Pollutants from the highway are airborne and it can reach every corner in area less than 100m away from the highway, and various studies have already proven the direct correlation to heart diseese.

https://www.heart.org/en/news/2018/07/19/homes-near-highways-may-up-heart-disease-risks

DrTan :
@LOL
Not facing the highway helps in reducing only noise, but not air pollution. Pollutants from the highway are airborne and it can reach every corner in area less than 100m away from the highway, and various studies have already proven the direct correlation to heart diseese.
https://www.heart.org/en/news/2018/07/19/homes-near-highways-may-up-heart-disease-risks

Well Said Dr Tan

I think this applies to Zen & Quaywest too

@Minion
Not really. It applied to all condo. Zen & The light are same concept. However, it can be solve by planting more tree surrounding of condo this can easily handle by developer.

But Queens is worsen because the pollution not only from highway but it’s from sky plane noise & sea ferry pub and special motorbike noise in midnight so it’s quite bad condition.

DrTan :
@LOL
Not facing the highway helps in reducing only noise, but not air pollution. Pollutants from the highway are airborne and it can reach every corner in area less than 100m away from the highway, and various studies have already proven the direct correlation to heart diseese.
https://www.heart.org/en/news/2018/07/19/homes-near-highways-may-up-heart-disease-risks

OMG, we need to move to Balik Pulau d.

@DrTan
Good point Dr.
I suggest The light/Andaman/Lumina/Pulau tikus for those who wish to purchase upscale property & neighbourhood.
Queens is difficult because those parasite prefer to stay at road side & making noise gathering & pasar malam hawker in midnight. Just imagine bike racing & car stop in middle of road to purchase food/drink from illegal hawker back door car at road side.

Well, trees can help, but it depends on what type of trees. Central Park New York has an area of ~800 acres with ~50000 mature leafy trees taller than 100ft, and that only remove a small fraction of city pollutants. For Penang, trees in new development areas are pathetic and totally useless in removing pollutants, not to mention the way our council chop trees in the name of “public safety”, most of our trees look like dead wood, with heads and arms chopped, especially areas near the coast where you have very strong wind during a storm.

@sookie
You must be haven’t visit Quaywest yet. If you check Quaywest then you know reason why plenty of owner choose this project over Queens.

Quaywest is a mature neighbourhood living with plenty of green concept trees planting surrounding. It’s absolutely amazing. Pay a visit Quaywest then later Queens again then you may understand my point. Quaywest is greener & peaceful environment in here.

@sookie

You should visit Zen6.
I love the facilities they have here especially the pool. It is well-maintained and clean. I like going for a swim at the pool during the night. It is peaceful and quiet and I get to see the beautiful city skyline. The green landscaping is really refreshingly good.

Summary from all the data collected from this forum :

Queens – air plane accident hazard, racing track, traffic jam
Muze – Bukit Jambul neighborhood nothing to shout about class with plenty of factory shift workers
Zen – affordable housing with 1000 over units, the quality of the people you will live with
Qwest – quality, quality and quality, nothing else except quality issues.

better stay away from this 4 notorious sub sale zone if you don’t want your money stuck there

@Mr Tai
Not forgetting The Light is too close to highway and polluted by noise and exhaust too. That’s why rental price there is quite low.

@zack
The light has no issue of noise pollution because majority unit is facing Seaview. Queens is affecting directly because of facing direct to road & even promenade pub some bistro or pasar malam activities even gym center below.

The light rental will be increasing soon due to opening of shopping mall which is bigger than QB. So the price will appreciate.

One more item to add on here is plenty of illegal hawker doing some business at road of of Queens waterfront. That’s no control from authority or MBPP so I forsee this project is getting worse later. It’s not a premium project anymore. You may check this out after 11pm night during weekend.

@zack
Rental price of the Light Point is from rm4500 to rm6000, and you said is quite low.
May I know your existing house if rent out, how much could be the rental price?

@millionaire
For The Light Collection 2, owners for 1700sf units are asking RM3500-4000, while 1300sf units are asking ~RM3000. For 2000+sf units, some asking RM4500 per month and some 6k (wide price gap due to very limited market so owner simply name their price).

Purchase price from IJM back in year 2010-2012 :-
1300sf – ~ RM800k
1700sf ~RM 1 mil
2000+sf unit ~RM1.4 mil

Based on the asking rentals, they are still cash flow negative, in spite of having bought the properties so many years ago. Good investment properties with good rentals bought that long ago should have already been running a big positive cashflow by now. No wonder so many owners are trying to sell their units there now.

zack :
@millionaire
For The Light Collection 2, owners for 1700sf units are asking RM3500-4000, while 1300sf units are asking ~RM3000. For 2000+sf units, some asking RM4500 per month and some 6k (wide price gap due to very limited market so owner simply name their price).
Purchase price from IJM back in year 2010-2012 :-
1300sf – ~ RM800k
1700sf ~RM 1 mil
2000+sf unit ~RM1.4 mil
Based on the asking rentals, they are still cash flow negative, in spite of having bought the properties so many years ago. Good investment properties with good rentals bought that long ago should have already been running a big positive cashflow by now. No wonder so many owners are trying to sell their units there now.

Is the capital has appreciated 50% at least for each type ? If not, then during that time use the same amount of money to buy landed house in E&O project will be better capital 300% gain by now.

@Mr Tai
If you’re talking about the 1st phase E&O landed homes launched in ~2005, yes, buyers paid only ~RM800k for the terrace units, and ~RM1.3mil for the semi-D. But for those who bought in later years from year 2010-2012, semi-D units were already going at ~RM1.9 mil, for which sellers are only asking for slightly above RM3 mil today (and sellers still have to wait for a very long time to find a buyer as the market is very small).

RM1.9 mil to 3mil+, that’s only a 50-60% gain. Rentals are not that great too, going at ~RM7000, far lower than a condo in the same area built around the same timeframe, say The Brezza, which can be rented out ~RM2500, and only bought for RM300+k around year 2010. Today, the price has already doubled, in spite of it’s leasehold status!

@zack

Recently, I move to Quaywest that is a condominium complex on Penang Island. It is quite huge. They have exclusive lifts for the residents. They have a swimming pool and an infinity pool. They also have a gym and a reading room. We like this place very much. The place is also kept clean. The place is quite well guarded. Visitors have to check in through the guard and there are guards patrolling the area constantly. It’s much well managed than Queens in guarded & controlled.

@Andrew
Another AG seller using fake ID.
Quaywest not yet finish selling?

@millionaire

I literally went Quaywest showroom when I’m in collage, I think I will still see them shouting for Quaywest after my son go 2ndary school.

@Islander
This project took 10 years to complete after launched.
And it will take another 10 years to complete the sales.
Damp respect this developer so flexibility and elasticity.

@zack
just sharing here from what i understand, andaman landed sold out for 2 phases. terrace 3 mil++ and semi d if not mistaken 4 mil++, so those who buy e&o landed from 2010-2012 do have capital gain more than what u mentioned 50%. also, what i heard, they used ballot method and it was sold out in 1 day. most of the buyers i believe are locals but basically their projects do attract foreigners as well so there should be no question or market big or small here. location, quality, the whole environment do matter in most cases. agreed on your point about brezza, although leasehold but in terms of rental gain, it is very positive however if you want to exit and sell, probably not going to get you good prices compared to other surrounding freehold projects as you need to top up to renew the lease from state gov. so this will be one of the consideration for future buyers of breeza.
generally i think pg property would be on the upside as long as those infra projects complete as planned. going to impact pg as a whole not just property.

@supershares
A friend just bought a sub-sale semi-d phase 1 for only 2.3mil in 2022. As usual, new projects sold at very high price, but that doesn’t mean the old ones can fetch the same price.

As for freehold/leasehold, one can probably sell freehold units at higher price compared to leasehold, but then, you would have had to pay a higher price in the first place when buying a freehold. So in terms of the nett effect in capital gains, there’s probably no difference. However, as the purchase price of a leasehold unit is generally lower, they are normally cash flow positive rental properties, unlike freehold ones.

Case in point, The Tamarind, a project in the same area & freehold. Average purchase price, 800k, average rental, 3k (cash flow negative). Even if an owner manages to sell it at 1 mil today after holding it for 5 years, he is only barely breaking even, given all the opportunity cost, and not to mention it is NOT EASY to find a buyer at 1 mil for the smallest unit, although you have other newer E&O projects selling at 1++ mil for the same unit size. So from investment point of view, this sucks. That probably explains why E&O sales no longer pitch their new projects as an “investment” buy, but more as an “own stay” buy. Hahahaha.

@donny
good to know you mentioned year 2022 which is covid period and thats a good timing to buy for subsale. most of the times it is timing. semi d phase 1, go survey how much when they first purchased from e&o. at the very least capital gain 200%. the reason why i mentioned new projects being transacted at new higher prices will always help when you resell no matter what because valuers determine the value of your house usually from the nearby place, size of the house, type of house and transacted value. so old house wont transact the same price as new ones but it wont be far from the actual valuation. your statement purchase price of a leashold unit is generally lower might not be true for all projects. take instance UDA project beside breeza, min selling price 630K++ averagely 800 per sq ft leasehold compared to tamarind like you mentioned here, which one is better do you think? its a no brainer.
The tamarind during covid period 2020-2022 can be bought at 600K++ again its about timing so i believe your average rental mentioned about 3k should be cash flow positive if bought at 600K++