Aliff Avenue Site Visit

Below photos provided by my JV team mate when he visit to the site on 3~5 July.

Permas City Details layout and Pricing

I get more information from the developer after the first enquiries.
Highlight Red and Green as Available Unit

• Red as International Lot
• Green as Bumi lot

B-55L = RM1,900,000

A-36G, A-25G, A-24G = RM2,100,000

A-04B, A-05B, A-12B, A-13B, A-14B, A-16B, A-19B = RM2,600,000



B-55L = 22 x 70, 4620 SQFT (without lift), 3 Storey Shop

A-36G, A-25G, A-24G = 22 x 118 / 22 x60, 5103 SQFT (without Lift), 3 Storey Shop

A-04B, A-05B, A-12B, A-13B, A-14B, A-16B, A-19B = 20 x 70, 5465 SQFT (Share Lift), 3 Story Shop with Mezzanine Floor



For Unit A-04B, A-05B, A-12B, A-13B, A-14B, A-16B, A-19B the Upper Ground unit will have a 6 meter high celling.

Parking Lot = 600 in Multi-storey and Open-air Car Parks
Title = Strata, each story have a title
Tenure = Freehold

Discount for Customer = 18% on Intermediate lot, Free SPA Legal Fee Only for All Available Unit, Free 6 Months maintenance fee

Completion date according from our Progressive Schedule is estimated around OCT 2015

We are using semi-mall concept for this Phase 2 project. For Block C Upper Ground have a walk way can access to each unit of the shop lot. The Lower Ground will be a Food Bazaar, Level Upper Ground to Level 4 (5 multiple Storey) Car Park. Level 5 will be a Banquet Hall (130 Table), Level 6 will be an Open Bar. Total 8 Storey  

 Air-Conditioned Food Bazaar Permas City Food Bazaar is endorsed and supported by Malaysian Government KPDNKK (Ministry of Domestic Trade, Co-operatives and Consumerism), under the 12 National Key Economic Areas (NKEAs) as one of the Entry Point Projects (EPP5 Makan Bazaar). Permas City is deeply honoured by the support of the Minister of MDTCC, Menteri KPDNKK, YB Dato’ Sri Ismail Sabri Bin Yaakob

7-Storey Boutique Hotel. A new way of Boutique living basked in homely warmth, where modern comforts, business connectivity and attentive service.

For future development in Phase 3, we will build a service apartment which is around 800 unit with shopping mall.

After that there is a Proposal for Hotel rated as 4 to 5 Star, and there is an International wholesale center

Study into Country Garden Danga Bay - Iskandar Johor Bahru

I was introduced by a friend to look into Country Garden Danga Bay.
It is Located at Flagsip A of Inskandar. Refer here for other Flagship of Iskandar.
Below are the quick pricing plan gathered:

1 Bedroom starts from Rm 441,758
2 Bedroom starts from Rm 578,710
3 Bedroom starts from Rm 948,868

Below Market Comparison and Pricing table are from "Country Garden Danga Bay Introduction File"

Refer to the 2 sample calculations on the packages offer.

Summary:
Down payment is 5% of SPA Price.
The listing price basically is no effect on everything else.

With this information, I check with my Secondary Schoolmate in Singapore.

Feed back from my Singapore Friend:
I spoke with the agents from different booths for projects at danga bay last weekend. It seems 800psf is the normal price now.But that is before rebates n discount.
For greenland, they have not launched. But they already said 800psf.
The market is really not good for danga bay area. Their booths are empty. And they do not tell the detail price. Now they prefer to take down contact number and arrange trips to showroom... they even got van waiting to bring straight to showroom...
The only straight forward price is give by R & F. They print out their rebates very clearly.
Greenland has not announced the exact number of new units to be built at danga bay. If they announce then i believe will be another big numbers..


Survey on population:

 Source from:Statistic.gov.my

Since the establishment in Johor Bahru Iskandar area , land speculators and soaring with the influx of big developers . It could be, or mistakenly think Hong Kong - Shenzhen is in the making. Singapore - Johor Bahru can be similar to Hong Kong Shenzhen? However , if you press the number of the population to compare , Singapore and Johor Bahru the total is less than 7 million . Hong Kong and Shenzhen has more than twenty million. If the population growth rate is an important indicator of economic development, whether Johor Bahru can turn to bustling city, it depends on the populations growth.

Have to admit that, with China developers came in and purchase of a large area of ​​land , to increase the supply of new high rise housing and shophouses. Current  developers building the housing supplies faster than the population growth rate.

Look at the above table for the supply of the properties in Johor Bahru, it is the highest in Malaysia. More than double compare to Selangor and 3 times compare to Penang.

Of course some one may said that, Iskandar can attract Singaporean investors. It is purely due to the superior currency exchange rate an cheaper price compare to Singapore. However, would Singaporean move to Iskandar and stay there. The number could be small even though with MRT readily link to Singapore.Not sure when it going to be happen.

R&F promotion at Queensbay

I heard about R & F, a China Developer whom is very aggressive in Johor Bahru Iskandar.
My friend who live in Singapore keep updating me weekly on how is the R&F advertisemet in Singapore, really aggressive.

Last week has a changed to understand their project when I was at Queensbay. I grab one of their brochure below.

Information gathered as below:

For 469 sqft @ $1300/sqft
For 1386 sqft @ $800/sqft

You may make your judgement is the above pricing is over or reasonable.

2 days later, my Singapore friend send me the latest pricing list as below.

You can see that the price is slashed tremedously!

What happen to those investor bought earlier?