Archive
UOA, exclusive Setapak Green project (Part II)
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UOA Setapak Green Summary for Page 21 to Page 40
In post #402, kh8668 posted an article dated 21/10/2010 from Bernama, said that there is still a long way to reach property bubble in Malaysia, according to Housing and Local Government Minister Datuk Wira Chor Chee Heung.
UOA pre-launched without doing preparation. Even worst when they take the bangsar south design as SG. All this just because they want to compete with 288. So, you think this is what a “reputable” company suppose to perform? I’m disappointed.
UOA was doing quite good. But, this time UOA is lousy. (mature in post #412 )
The only way for UOA to win back their reputation is to delivery a good quality product. (webby88 in post #414)
carlhoe, a member of UOA commented he gave up booking in SG and voted to 288. “UOA has been rushing to compete with 288 and what they said to buyer is just too fantastic while might not be able to deliver at last (remember all drawing and spec with price is subjected to be changed). Somemore their design is too conservative and sure might be able to deliver same spec as bangsar south residency.” (post #416)
mature complained about UOA. “understand good contractor is not exact equvalent to good developer. but what kp deliver so far is good interms of package given (design/material/..) and SINCERITY. another hand, what uoa deliver so far is bad. uoa failed to deliver sincerity which is the most important in doing any business. the purpose of launching is just to compete with 288 so that they can earn more $$. i know nothing wrong to earn $$, but always need to consider buyer benefits as FIRST PRIORITY.” (post #418)
carlhoe in post #422 & 423, shared his/her bad experience about UOA
webby88 in post #424, touched on the subject of opportunity cost.
hidden830726 in post #425, further webby88 comment about opportunity cost, he said: “I believe we have to take responsibility to our own decisions made, if u decided to wait out for SG but turn out, missing out on 288, we have our self to question. The uncertainties and opportunities cost is part of the risk that we have to bear.”
In post #430, webby88 brought up the issue of Condominium vs apartment, on whether Setapak Green Condominium or Setapak Green apartment.
hidden830726 in post #433, commented that it is not always the more facilities the better, due to the additional cost of keeping up the facilities. kh8668 in post #435 concured with what hidden830726 said. “the more facilities you get, the more you need to pay to maintain those facilities. not main main, you will be paid alot to maintain them, otherwise, they will be eyesore and can affected the entire condominium..Prefer UOA provide basic facilities will do.”
webby88 in post #438, suggested that the more facilities, it fetch better rental.
webby88 in post #440, share his/her read of The Edge, “UOA in the article about Bangsar South, makes reference to Setapak Green and Plaza Prima as apartment projects while, Prima Setapak and Prima Setapak II, Bangsar South Park Residence as Condo projects. So just wonder how UOA classify Condos and Apartments. Wonder what to expect on the specs now.” The article see here: http://forum.lowyat.net/index.php?showtopic=1584595&view=findpost&p=37271606
webby88 in post #455, clarified: “Letter of invitation just state Setapak Green project. Letter from Stakeholder, states Setapak Green Condominium. The Edge states Setapak Green is apartment just like Plaza Prima, but Prima Setapak and Prima Setapak II are condos. I cannot believe this is happening to a reputable company like UOA.”
hidden830726 in post #462, send email to UOA for clarification on Setapak Green Condo or Apartments.
SETAPAK GREEN by UOA GROUP. Our site Property Office will be opened from Oct 28, open daily from 10am – 5pm. (post #467)
iceman5432 in post #467, confirmed with UOA that OCBC is not the project panel bank
hidden830726 in post #492, have yet to receive the reply from UOA on the condo / apartment query. “I have automation reply, saying that it takes 2 working days and its now already the third day. I am un-convince with their ability to fullfill promises. Why give a time frame, if you are not intend to abide to it anyway? I will post the full email here, when i got the time somewhere this evening.”
hidden830726 in post #513, posted out the email to UOA and its UOA auto generated reply. “Thank you for your email. Please note that this is an Automated Reply to acknowledge that we have received your email and hence, it should not be viewed as an answer to your enquiry. Your feedback is important to us and rest assured that you will hear from us again within two (2) working days.”
carlhoe in post #519, suggested that the reason he/she give up on SG and opt for 288 due to:
“coz the lower capital cost in 288 and can think of other investment in other places. Lower DP, higehr selling price, not like SG just give 7+1 to member (lower price stated in S&P) and our selling price later is lower. Bear in mind that appreciation value is based on the buying price in S&P. Somemore, i trust in firmer paper (not just told by paper without confirmation)
i dislike those planning keep on changing and a bit dissapointed with them in my previous project from them.”cybertechmkteo in post #521, confirmed on size change for the units after visiting the preview @ site office.
webby88 in post #530, questioned SG carpark plaza have any lift serving the 6 or 7 floors? If no lift, then will be like walk up flats to fetch the car.
babylabbit in post#555, clarified: “as far as i remember the price will increase when the size is increase….”
fortuner in post#557, shared: “Firstly, SG buyers should note that the so-called green area may not be permanent. I asked at their site office today and the saleman was very evasive. he just said that if they want to build something on the green area they will have to apply to DBKL.
Sounds like a classic sell a green concept first and next time, build something else on the extra land – especialy when they can buy up the remaining 3 bungalows beside the road.
Secondly – have you guys wondered why they are rushing to take your RM10K now instead of waiting till Dec/Jan to launch their project properly? Is it because they know we are basically in a property market balloon and it will burst soon? Seems to me UOA wants to close sales before the balloon burst.”
hidden830726 in post #558, reasoned that: “Regarding the bubble, i understand the rational behind it, but i still believe the main reason why SG rush in for presale to rival 222/288 launch, since they both targeting the same target market.”
fortuner in post#559, claimed: “PV developments are the best value in Setapak area – location and price wise – but even their latest projects have become expensive.”
hidden830726 in post #562, summed up, “To me, pv is too high density, the target market of pv and sg / 288 is totally different imo, imagine the crowded pv area (shopping complex / shoplots / hospital). The pv development will help shape up setapak as an up rising township.
I want to live nearby, but not that near, that’s where 288 & Sg came in, premium living but with higher cost. I do expect better delivery from both. Although SG + 222 + 288 is kind of high density too, but i believe it will be a totally different ball game.”
fortuner in post #563, explained,
1. PV (Setapak Lake City) location is better because it is a large development – Parkson, hospital and so on will be very near. Also TAR college means rental no problem. Strategic location because can exit to many areas – MRR2, Sri Rampai/Jelatek, Gombak and of course Setapak road. SG and 288 is in a very small area with one small road leading to Gombak Road.
2. PV used to offer better value per sq feet – Phase 1 and 2 buyers made a lot of money. Phase 3 will be ready next year and there are indications of at least 30% appreciation when completed.
3. But best of all – if you want to buy any Platinum Victory property now you can forget it. I just called the office and they told me that Phase 4, Phase 5 and their shops all sold out. They have nothing left to sell for now. 100% sold out means definitely got property value appreciation in the future.
4. As for UOA’s SG – As far as I know – they took years before they could sell all the units in Prima Setapak 2 along Jalan Gombak. Why? Because the properties were so overpriced.
5. On the current SG project – 13++ sq feet is around RM470 to RM 500K for those facing KLCC view. in my view, if there were still any PV uinits left I would have bought that. But all gone! So I will just wait until I see some other projects next time.
fortuner in post #567, concured, “Setapak is a hidden gem. So close to the city but with reasonable property prices.”
mature in post #568, argued, “i dun agree that pv location is better. road distance data as below:
288/SG
from 288/SG to Jln Gombak: 150m
from 288/SG to Jln Genting Klang: 350m
from 288/SG to Jln Pahang: 400mPV8 as benchmark
from PV to Jln Gombak: 1000m
from PV to Jln Genting Klang: 1000m
from PV to MRR2: 1000mMoreover, PV is min 5000m distance more far away from KL city center compare to 288/SG.
1. Many ppl think near to college is good for rental. Yet, if you do yr servey, TARC student average only willing to pay for RM800 per month for rental (3 rooms). therefore, this is only worth if yr condo is around 200k. But, if your condo is more than 300k, dont think u can rent for TARC student. Besides, if you experience uni life before, u will know that most of the uni student like to move from one place to another place. it is normal to see student moving for few times in the 4 years of study.
2. not only PV, recently (especially this year) other new condo also increase in price due to sorrounding new launch project keep increase in prices.
3. due to current BBB mode, everywhere also selling like hot cake. 222 also sold out 90% within 1 day.
4. Prima setapak is not over in price, in fact they are bigger unit. we should see $ per square feet, but not the price only.
5. for your information, BBB mode not only happen in PV, but all other new launch project as well.
personally i dont like pv because they are too high in volumn. i feels uncomfortable when so many ppl staying same place with u and sharing facility with u.
webby88 in post #575, shared on the LRT proposals. “MRT proposal with stations at Taman Setapak, Genting Klang and Air Pansa. Here’s one by Runding Fikir. http://transitmy.files.wordpress.com/2010/…r_alignment.jpg”
webby88 in post #592, claimed: “I heard 1 lift for carpark.”
carlhoe in post #636, shared his/her opinion:
1) Yes, i agreed with such facilities come in such appreciate the value in teh compound. Well, they target for lower price, able to live in high density of compound, sure different customer target in 288 and SG. Somemore, if they really rent out o tar college students, i think iw ould faint on the spot as we know those students will only downgrade those condo or their parents really have the ability to rent for their children which we have no opinion in it.
2) Think all properties will have appreciation value 20% onward, there is no doubt. just take time to look into future development somemore now just started.
3) i have viewed long time ago of PV project even phase 1,2. But once i know their project comes with such high density of units, i dun think it’s value can appreciate high like other project, thats y somemore project is selling out even expensive too.
3) Yup, i agreed the prima setapak 2 still ahve developer unit think that time is abit over price and the building is abit outdated i suppose
5) Think even facing to KLCC in 288 or SG, it might be blocked in the future.webby88 in post #637, shared his/her opinion, ‘My opinion, for SG to sustain rm500 psf in 3 years, UOA needs to deliver something up the mark quality, good concepts, facilities and facade. If quality is far from Bangsarsouth, it will remain at rm400 psf mark which is as good as no appreciation. Today the 23A floor is already pricing at rm400+ psf after discount by UOA. I wondered what is the pricing of 288 for the similar floor? Buyers of 288, any idea?”
kh8668 in post #665, worked his/her mathematic:
roti canai 1.00
teh tarik 1.30
total 2.30webby88 in post #682, teached us the 3C of Sales, Sales training 101:
First you try to convince your customer. If the customer is not convince, you can try to confuse them. If this still doesn’t work, you con them. The basic 3Cs of sales!
Subsequently people chat about LTV and Loan.
webby88 in post #733, replied to tengster question that: “I thought initially many people talking about overpriced. No? Yes?” and Webby88 replied : “Trouble is everywhere is overpriced. Haven’t come across a new development that is fair or underpriced. U aware of any that can share share here?”
hidden830726 in post #752, clarified: “From my knowledge, referal fees is RM2,000 and not 2%.”
webby88 in post #756, explained: “I agree that the 3 project will complete about the same time and about 1k units will come on stream in 3 years time. The digestion and consumption will probably take 6 months to a year. However, I believe in this area, quite a big percentage of buyers are upgrading in Setapak area though I do not have the statistics to support this claim. If this is true, then the 1k units will be much lower than anticipated. The pricing is at the higher end of the Setapak scale but everywhere else the new launches of condo seem to break new highs. In 3 years time, this pricing may be a good buy but now one knows the future. In addition, I think that this location in Setapak is a better being the most accessible ingress and egress and closest to KL. Traffic jams, definitely there, but being closer is slightly better than being further.”
hidden830726 in post #768, shared his view: “With SG, most speculator shy away from SG due to its uncertainties & pricey @@. I believe, most of the buyers come from group b & c, they buy for stay, most of them stay in the Setapak area. They would like to upgrade to current living quarters. Especially those hot rental properties like PS, etc.”
Discussion on floor plan. Unable to confirm, therefore, excluded from this summary.
hidden830726 in post #790, shared his read, “Planning a LRT station Danau Kota at opposite IPAC, the vacant land next to JPJ/Puspakom.”
hidden830726 in post #794, explained, “We should wait until confirmation from UOA on the fittings and spec. I expect something more luxury from UOA for its pricing. If the spec fit the pricing then it is no overprice.
Also, the expensive price tag also due to the fact that units are fairly big and therefore more expensive. If by psf, ya, its breaking the record for Setapak area, but 288 is par or close to it.
Congestion, ya definitely. But i see congestion as the side effect for prosperity. The more people, the more chances for the diamond shop lots to prosper, if u get old town or paparich there, then it will definitely boast up the pricing for the area.
Also i lived in a highly congested area at the moment. Already used to the congestion.
Also SG come with 2 car parks, the extra car parks can easily fetch additional 10 – 15k, so i’;m gonna look at it positively and wait for UOA to launch the project and announce the spec.
The spec will be the decider.”
Source: http://forum.lowyat.net/index.php?showtopic=1584595&view=findpost&p=37624628
UOA, exclusive Setapak Green project
Introduction
As part of the celebration for the thread hitting 20 pages, I am hereby compiling a summary for the key notes for the first 20 pages of the thread, and to provide everyone, both, contributors, sole readers, as well as potential contributors, a glance to the UOA, exclusive Setapak Green project.
The Developer
UOA Group is a leading property group in Malaysia. Founded and listed on the Australian Stock Exchange (ASX) in 1987, UOA has focused on property development, construction, property investment, and property management. Since 1989, the Group has based its headquarters and business operations in Kuala Lumpur, capital state of Malaysia. As at 31 December 2009 :- The Group has successfully completed and delivered projects comprising commercial, retail and residential properties with GDV (Gross Development Value) in excess of an estimated RM 3.0 billion. For more information, see their complete group profile – here.
Project Preview
On, October 08, 2010 and October 09, 2010 – Pre-screening of the project open to UOA members with only selected floors open for prebook.
On, October 10, 2010 and October 11, 2010 – Pre-Screening of the project open to the public with most of the floors open for prebook
Location:
Property Gallery – The Village
No.2, Bangsar South, Jalan 1/112H,
Off Jalan Kerinchi, 59200 Kuala Lumpur.
Tel: (603) 2282 9993
Fax: (603) 2282 8590
Project details
The project is schedule to launch somewhere between the time frame of December 2010 to February 2011, due to the pending approval of AP (Advertising Permit).
UOA Going to launch Setapak Green project near diamond residence & 222 residence @ diamond square.
Price range : Between RM400-600k
Sqft : Between 1300-1700 sqft #1
Freehold with residential title
DIBS – Developer Interest Bearing Scheme
SG is on a 4.5 acres land with one block of condo. #27
8 units KL facing view and another 8 units Genting view. One corner unit of the Genting view is directly facing the pool with the second unit slightly adjacent to it. The Genting view is priced slightly lower. #43
For 8th floor, KLCC facing view, price should be around 330 psf + or – a little, after discount. All units come with 2 car parks. SG has a density of 445 units over 4.5 acres of residential land. With a single block of 16 units per floor serve by 6 lifts it comes either with a “Semi D” or “Bungalow” design. Because of the 4.5 acres, SG facilities are quite spread out. The swimming pool is on the ground #41
There are no actual specs of SG yet. If SG is using Bangsarsouth Park Residence specs then it should have at least the following:
1. Pre install aircon piping, plenty of light points, 3 phase electricity, Water Heater points for toilets and kitchen
2. All toilets comes with vanity top (I think nicer that the ones shown in 288), Tempered glass shower screens, Mixer, Shower Rose, Stainless Kitchen Basins and Mixers (not install to cater for reno)
Bangsarsouth Park Residence comes with 12 ft ceiling clearance. #89
SG is still improving their design & layout so will see their outcome before December 2010. One nice point about SG is the L shape balcony. #64
SG had done some adjustment to the price due to resizing of some units which is now slightly bigger. Not sure if this was an error on Friday (08 October 2010), due to some change of plans. #31
Irrevocable offer to purchase (Pre-booking)
Members and the public were given the options of pre-booking (lets use pre-booking as the more common terms), with a Rm10,000 of payment through stake holder – Joseph Ting & Co. The Irrevocable offer to purchase are directed to Sagaharta Sdn Bhd.
Just check the 2006 UOA Ltd Annual Report, Sagaharta Sdn Bhd is 100% owned by UOA development berhad. #216
My understanding is that it is our offer to UOA thru the lawyer at the purchase price indicated in the said letter. UOA should only accept our offer purchase price as stated. If UOA wanted to raise the price/sq ft, that mean they are not accepting our offer price, but instead UOA is counter-offer us at revised price. In this case, we have to right not to accept. #221
Members were given an 8% early bird discount on the first day (October 08, 2010)
Members & public were given a 7% early bird discount effective the second day of preview. (October 09, 2010).
Positive
The KLCC view is really very nice. Even when standing on the ground. Nothing blocks. Imagine you are a few level on top. #24
Another point i get UOA is bcoz as the propose drawing they have 2 entrance 1 in diamond square 1 @ Jln Bunga Tanjung. #94
So far in setapak area, there is no luxury project yet (pardon my lack of knowledge if there’s any), so its really not apple to apple comparison, Setapak is currently under major development, new road to curb traffic jam, shopping complex at platinum there, this may the start of 300++sf property for setapak. Also, setapak is so used to be a student township (TAR), let not forget, most graduate continue to stay in setapak area after joining the work force, hence, + in spending power, + development. #117
Critics
UOA is very conservative in their design. Practical interior but outdated exterior facade. #64
No brochure given at the moment. Details are subject to change. This includes the design of the building, the unit size and price. Everything is tentative, no approvals from the relevant authorities yet with regards to project design etc. Picture given looks like the same building as Bangsar South project, which will look so outdated #162
SA lacks a lot of information and being non committal is common under such circumstances other than reading from the sales kit. The specs in the sales kit is very generic from the finishing to light switches and everything else.
In terms of view, not all units have the best. The 1st floor for SG is actually the 1st floor (above the facilities floor on ground), and carpark is another complex. This carpark will block the lower floor units if they are facing that direction. Same thing goes for units facing Diamond Sq which will block units up to about 8 floor. However, this is reflected lower prices in view of this compromise. #179
Panel Bank
So far confirm Ambank (their representative is available on the preview day), UOB & CIMB (Both require confirmation),
and OCBC (as stated by the OCBC banker, see #351)
MISC
Oral representation by the sale rep is also a valid contract and form part of the contract although it might be on the weak side. It almost clear that every buyers signing up the letter were being informed by the sale rep that the deposit is refundable in any case before signing S&P.
I guess most major developers wont be very strict or wanted to forfeit your little money in the expense of their goodwill and reputation. Of course when it has a good take up rate. This is what I heard most other developers will normally refund that “booking fee” #238
Contact
For Enquiries
UOACare Line
Toll Free: 1-300-88-6668
Fax: (603) 2245 9198
Email Contact: uoacare@uoa.com.my
Note: Compilation done on 21 October 2010, Original post at http://forum.lowyat.net/topic/1584595/+400
Guild Newsletter 5
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We are having a guild advertisement at the Lowyat.net.
I have been playing wow for the past 3 years started off in US server Gorgonnash Horde side, finally decided to start off new journey with a bunch of friends in the taiwan server – 憤怒使者 – Alliance side, 3 months ago, and we made a guild with players mainly from Malaysia. Singapore players are welcome too.
So far, we have 18 Level 80’s, as well as half dozen of leveler at the level range of 70 – 80.
Players consist of Vanilla veteran, BC old schooler, WOTLK achiever to a great numbers of newly recruit
The guild is pretty much PVP as well PVE oriented.
We are preparing for the upcoming Catacylsm, and would like to invite you to join our exciting journey.
Note: 憤怒使者 is a PVP server.
Also, here’s a few pointers on the benefits of playing over the Taiwan server as compare with the US server.
1) There is no need to pay for the CD key, if u are new to WOW and would like to join the party, there is no entry cost at all, you just need to go over http://www.wowtaiwan.com.tw/ to register yourself for the trial and start off with 10 days free trial. Once that, you can purchase monthly card, or points card for the game time. Or if u interested for some fast leveling with free experience gain throughout the leveling process, you can get us to sent u a recruit a friend ticket so u can profit from it. (For Recruit a friend, see here = https://signup.wowtaiwan.com.tw/action/2009…iend/index.asp)
Note, contrast to US server, in order to play, u need to purchase each of the CD key, WOW Classic, WOW Burning Crusade, WOTLK as well as the coming Cataclysm, which will cost you at least Rm500 to do so.
2) There is also two type of points card for game time in WOW taiwan, one is for monthly, which is RM52 a month, unlimited access, and the other one is RM18 for 18 hours of game time, if u are busy and kind of a casual player, you can then opt for the RM18 game card
3) Latency, as we all know, due to the proximity of our country with the US server, Malaysia players always suffer from delay, spike or lagging when playing with US server. Even with the help of tunneling services, which most them require additional cost, the latency after tunneling will be mostly around 400++.
However, with the taiwan server, the latency sustain at around 250++, without tunneling. It will be even lower if u obtain tunneling services.
We all aware of how vital is the upkeep of latency for gaming, latency issues, provide addtional difficulties for wow players to fully maximize their potential in the form of arena’s as well as raiding.
4) Everything in the taiwan server is the same as the US counterpart except for mostly 1 or 2 days delay in patching new contents or fixes
5) Also, it is a common, mis conception that players in taiwan server is least superior compare to the US counterpart, imo, alot of great players plays in Taiwan server, giving examples such as, Unmercy the rogue, Gameking the mage, they both have accounts in the taiwan server.
6) There is actually ways to play on English client on Taiwan server (questing text etc with English). Hence, even if you have trouble to converse in mandarin generally or having difficulties understanding the mandarin words, you can always opt for this option.
Last but not least,i would like to say thank you for reading through my wall of text, i hope it is enjoyable for u and do sent me mails if you interested in more details or simply leave a reply in this thread.
Thank you.
http://forum.lowyat.net/topic/1609365
Man United – TMNET Tie up!…Scys
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The five-year agreement between Manchester United (MU) and Telekom Malaysia Bhd (TM) is expected to boost sentiments for the TM’s upcoming maiden launch of high-speed broadband (HSBB) related services…..WTH…not enough with the glazier family debt?? and still able to cooperate with MY TM company??
Edit by Greentea: wth u writting there? lol whats wrong with the glazier family debt? it should be the other way round, BECAUSE MAN UTD ARE SO POOR NOW, THEY GOT NO CHOICE BUT TO COOPERATE WITH A COMPANY AS LOUSY AS TMNET…Well, in truth, i have mix feelings on the tie up. Would appreciate TM to upgrade their existing lousy Broadband service….
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