willing greedy seller willing water fish buyer, why still debate on this topic ?

@KSgoh
Do you aware how many ppl working in island but staying in mainland and traveling everyday? Everyday have to worried bridge traffic jam and now petrol price. Many ppl like me dreaming to own a property for own Stay in island not for vacation as you think.

@JT

You mentioned that 20s to early 30s engineers with monthly 8k salary snap up 5-6 properties of different location all with DIBS packages…just wondering, how they get their housing loans approved by bank? for those 5 to 6 properties?

Good day, land with grasses might make more money. Holiday house might make money. Uncle Sam pri ting money + uncle sun rise following suit. Guess the cheap money fiasco might not be ending tooo soon. Later when things get good, reduction in cheap loans causes difficult to get loans. Interest rate increase , cost of holding increases. No cheap borrow means probably not much new launches and supply stabilizes. If want to borrow, borrow fast coz cheap things ending soon. If want to sell also sell faster coz cost is going up. Since everything is already up with such inflation with property prices everywhere also up, changes might not be a lot. There will still be needs coz when ppl want married or set up family needs a house as the culture supports it.

@BoomBox
All you need is a guarantor. Probably their parents.

let’s see. Assume all these engineers start off with clean loan status. With a salary of 8k, each of them can afford a 600-700k of property. In this state, he/she can at least grab two of them with 90% loan. Whether or not he/she can afford to repay the loan is another question. But if they are buying those property with DIBS package, they are basically paying nothing until completion. Once OC obtain, they can just do a quick sales. Whatever the price they sell, they already earn. Now imagine if they are 5 of them combine as a group and do these kind of investment…

Anyway, I have a question to ask owner here… is reflection ready with fibre optic network? Is TIME or TMNET provide fibre optic network here?

@elnino
Assumed your guess on the salary is right and the group-buy already happened, no wonder people said there going to be massive sale when OC obtained. For group-buy, there will be lots of complication or conflict of opinion if cannot find seller with desired price in short time, like whether to keep holding or cut price. They may not want to default on bank loan, but definitely maintenance fee payment will be “optional” to them. Better watch out for the maintenance of facilities for projects with heavy speculation.

The price is still on the uptrend despite all the speculative and negative comments on Reflections in this forum, I guess the gloomers instinct is really out. Rental of 1260sf basic reno and furnished unit already fetching rm2500 per month.

@SLK
Another owner feeling the heat. Talk is cheap, you can speculate all you want, but there is no takers. Why would anyone go for 1260sf basic reno for rm2.5k when he can easily gets 1449sf with basic reno for rm1.9k?

@SLK
Here you go speculator, http://www.iproperty.com.my/propertylisting/2287735/sungai-ara-condominium-forrent

How many bangas staying in that unit?

SLK :
The price is still on the uptrend despite all the speculative and negative comments on Reflections in this forum, I guess the gloomers instinct is really out. Rental of 1260sf basic reno and furnished unit already fetching rm2500 per month.

@SLK

@JT

You can act ignorant all you want. This is the current market price.

@U funny

Regret not investing in Reflections? It is still not too late.

This lousy area, no way….

SLK :
@U funny
Regret not investing in Reflections? It is still not too late.

@U funny

Many thinks otherwise though. Quite subjective when comes to personal take and affordability..

@elnino
Yes, that is the concept in hoping to make fast money and everybody is greeed.
However, its also a challenge tasks to get buyer for sub-sale market. Buying is easy because we have developer’s package. Free legal, Free interest paying package, low downpayment and all benefits.
For sub-sale buyer, real cash is needed upfront and its huge money to some. Stamp duty is also big ticket item as well. So, its not easy to find buyer that can buy with the inflated price with huge profit margin.

holmes :
@elnino
Yes, that is the concept in hoping to make fast money and everybody is greeed.
However, its also a challenge tasks to get buyer for sub-sale market. Buying is easy because we have developer’s package. Free legal, Free interest paying package, low downpayment and all benefits.
For sub-sale buyer, real cash is needed upfront and its huge money to some. Stamp duty is also big ticket item as well. So, its not easy to find buyer that can buy with the inflated price with huge profit margin.

nevermind, some like to hold the property as vacation house for long long time like 10 years. Just hope that there is no quarrel/conflict for group-buyers on who is going to pay the loan and maintenance fee+sinking fund. 10 years later Malaysia should have become a developed country by 2020 with high income which no problem to absorb these properties/price.

Some say by 2020 Malaysia will be bankrupcy, Base on current salary increment very difficult to achieved higher income country in six plus plus year time.

FITOW :

holmes :
@elnino
Yes, that is the concept in hoping to make fast money and everybody is greeed.
However, its also a challenge tasks to get buyer for sub-sale market. Buying is easy because we have developer’s package. Free legal, Free interest paying package, low downpayment and all benefits.
For sub-sale buyer, real cash is needed upfront and its huge money to some. Stamp duty is also big ticket item as well. So, its not easy to find buyer that can buy with the inflated price with huge profit margin.

nevermind, some like to hold the property as vacation house for long long time like 10 years. Just hope that there is no quarrel/conflict for group-buyers on who is going to pay the loan and maintenance fee+sinking fund. 10 years later Malaysia should have become a developed country by 2020 with high income which no problem to absorb these properties/price.

@2020
2020 is still so far away – no one can tell. However, myself already being affected by the inflation already. high petrol price, high tax, and with GST coming, high electrical rate coming and indah water bill also increasing, it is a challenge task. My company increment is not even close to 10%.

My biggest worry is increase of interest rate. Heard from my ‘roadside’ economist friends, hahaha, Malaysia debt is high and goverment trying to reduce the debt. Thats why increase petrol price and trying to implement GST. This will lead to inflation to laymen ppl like me.
And if inflation left uncheck, what if interest rate also increase to combat inflation and as such, BLR will also increase? It will squeeze my spending furthermore….

@holmes
like that no choice, have to cut spending.. loan cannot be default, then may be cut the RM300 maintenance fee first.. somehow just use as weekend vacation home only..

@holmes

There are always 2 sides when we talk about inflation. 1st, inflation means, many things price increased, including property. 2nd, inflation also means, many thing price increase so that people can’t afford to buy property.

To me, I believe more to the 1st one, because I will buy property within my affordability to fight inflation. People cannot afford to buy property, yet, they need a place to stay. This will make the rental market better. The increase of interest, eventually also back to the consumer. Tenant is part of the consumer because they help the landlord to serve the interest. There will be a day where the 2nd one in play, but that time, should be the day our country close to bankruptcy.

Btw, OPR increase will affect our country GDP. Doing some math, the current 2 key measures are base on GDP.
1. Household debt/ GDP – 8X%
2. Country debt/ GDP – 5X%
So, if increase interest, reduce household debt, but also reduce GDP, item #1 will still no change. But if reduce or keep interest, but control bank credit, this will help to maintain the household debt, but GDP still increase (currently grow at 4-5%). This can reduce both item #1 & #2.

Any owner wanna answer my previous question on availability of Fibre optic in reflection? Is Time or TM provide this service?

@elnino </a

TIME already existence in Reflection just that its still evaluating as they required minimum headcounts to kickstart the services. You may go and register your name on TIME office at PSDC nearby there.

@Reflection_Condo

Thank you very much. I will go register.

@Hemsley
Don’t talk about OPR yet, the inflation by petrol price and soon sugar & flour & and the GST is going to reduce the cash flow of salary earners. Have to tighten the belt and cut some unnecessary expenses. Keep holding this additional house is really non-value added but just drain the cash flow every month nia.

@FITOW

Are you sure about this?

@FITOW

Strongly agree!!!

@FITOW

Holding properties long term is OK provided can rent out at reasonable rental. Those who bought 5-6 years back at good locations are enjoying good rental. In other words, someone else is paying the mortgage for them…:) Those who are buying now for rental would have to be super picky, look very hard and careful, and make sure you do your maths right…:)

The over supply of property has nothing to do with the income level of the people. When speculative activity is rife, developers just build more than what’s needed by owner occupiers to fulfill that speculative demand. So an over supply situation is unavoidable when the regulators allow speculation.

Sub sales are badly affected this year, ppls more interest to buyer new unit eventhough the sq
ft smaller, New buyer willing to pay more and dont mind wait for 3 more year on completion
While current owner dont want to give up, holding power remain strong.
Look like, our penang property will oversupply and rental will be more cheaper or remain same.
D pizza price increase from 330k (2010) , now 550k, but renting not increase.

@ Hemsley @FITOW
Guys, thanks for your insightful comments.

What is the current rental in reflection and how this current rental able to offset the loan mortgage of RM450K? If loan is around RM450K, monthly mortgage will be around RM2.5k/month (i think. bankers can help here )

As far as i know, penang rental is generally giving -ve cash flow. Unless those managed to get a good renovation and expat as their tenant. But again, expat likes sea view condo too and has many requirements.

It looks like, trying to get a sub-sale customer to buy also hard, trying to get a +ve rental yield also hard. With rising inflation and daily expenses, can share share how do you – home owner or investors cope?

downpayment 50% ma get ur +ve cash flow lol

soo :
Sub sales are badly affected this year, ppls more interest to buyer new unit eventhough the sq
ft smaller, New buyer willing to pay more and dont mind wait for 3 more year on completion
While current owner dont want to give up, holding power remain strong.
Look like, our penang property will oversupply and rental will be more cheaper or remain same.
D pizza price increase from 330k (2010) , now 550k, but renting not increase.

Different story here:

https://www.penangpropertytalk.com/2013/10/more-demand-for-secondary-property/

@Chocolate
Whether primary or secondary, it should refer to the properties launched from 5-8 years ago. All of them priced with at least 50% or even 100% profit gap from the developers price. These properties secondary market is not large and drying up fast.

Imagine we bought reflection at RM450K and now everybody wants huge profit and selling RM600K/RM700K. Would reflections sub-sale market thriving? Who can buy at this price wor?

With RM600K/RM700K, buyers can always go with new projects and enjoy the DIBS, rebates and other perks.

@holmes

4 years ago bought Reflection at 450K, installment is about 2K/month. 1st 3 years no need installment. The next 7 years installment total 168K (2x12x7). So, if the property price now already 618K, this means your installment for the next 7 years is already payoff. Even though rent it to bangla at 1K/month, it is a bonus. And you think Reflection will be price below 618K 7 years later? If Reflection will take another 7 years to increase another 168K to 786K, then this payoff your next 7 years installment.

Well you guy think this is a -ve cash flow, I agree if you look at it as a short term investment. But what I understand is, property investment is a long term event. So, you may have to stay away from property investment if only look for short term gain, where you might get trapped. Take this Reflection case, bought 450K and now 618K in 4 years, every month gain 3.5K.

And about buyers prefer to go for new projects, this is not necessary true and in fact, it is different market segment. If you buy Reflection now, means you need to stay in now. If you decided to go for new property, you need to wait for 4-5 years plus the “surprise” after you received the condo. And although it is DIBS, yes you don’t need to pay your loan interest, but you have to pay landlord loan interest if you are renting. If you are staying with parents or already have you own smaller condo/ apartment, then you can wait but your are sacrificing your living quality with your wife or children (or you may delay your plan to have 1). All this is also a cost. Not to mention if the developer close shop.

Of course, if you don’t have the holding power, don’t play this game.

@holmes
That’s happen to people who can wait 3 to 4 years or even more. Like Clovers, dont know when only will sign SnP. Subsale for new OC condo, unit ready, can see, can touch, can feel, how is the actual design? is the unit you interested facing dumpster？ is the unit hot and stuffy？ All of these cant get it from model house in developer office. That’s why in same condo, some units easily sold out, some units not.

@Hemsley , @ezalor
The problem is next few years going to be tens of thousands unit of new condo going to OC, judging from the new projects in the list from Sg Ara, Bayan Baru & Relau. The facilities of Reflection will get older and depreciate in value each year, and 4 – 5 years later the design/landscape may look outdated. You look at those 5 years old properties which use the smaller tiles and doesn’t looks attractive nowaday. Need to consider competition and depreciation in the calculation too.

The biggest threat coming actually would be PR1MA. They are condo-like apartments at affordable price, at better location than Sg.Ara/Relau….:)

@condomana

PR1MA in Paya Terubong by Goh Chun Lai considered better location? PR1MA buyers most likely will default on maintenance fees.. The condo like facilities will most likely be a mess.

@Uptown guy

You are right. No doubt this is a concern. Let’s see how Elite Height and Golden Triangle survive next year end, and the rest subsequently. Too me, unless there is a major economy crisis, otherwise the market still can take the number.

And, after “the next few years”, assuming 3 years and Reflection price is growing 5% per year, 618K Reflection today will be at 715K. Because of the competition, let’s say drop 100K, still 615K, right? But you really think that Reflection will drop 100K? Just like today, so many condos launched into the market, will Reflection today at 618K will drop back to 450K?

@Uptown guy

Facilities get old? Nothing wrong for well maintained old facilities. Look at Bayswater. The price almost tripled even the facilities almost 10 years old.

Now the problem here in penang if the reflection price increase 5% in three year time, no one interest to buy this property after 3 years time. similar to what happen to other sub sales market such as oasis, the spring, d pizza, anyone here wanted to buy this three year OC obtain property for more than 550k.
Similar issue will happen to current property obtain OC this year. You want to sell 715k, u sendiri kena beli ok.

Hemsley :
@Uptown guy
You are right. No doubt this is a concern. Let’s see how Elite Height and Golden Triangle survive next year end, and the rest subsequently. Too me, unless there is a major economy crisis, otherwise the market still can take the number.
And, after “the next few years”, assuming 3 years and Reflection price is growing 5% per year, 618K Reflection today will be at 715K. Because of the competition, let’s say drop 100K, still 615K, right? But you really think that Reflection will drop 100K? Just like today, so many condos launched into the market, will Reflection today at 618K will drop back to 450K?

In todays market, its up to individual’s holding power. How long can you service your monthly mortgage at current economic state? How long can you withstand if economy falls – layoff in mega scale in electronic industry. How long do you take to realize your paper profit? (if you sell off)

My point is, at current situation its hard to sustain a house already. Inflation, GST, short term -ve cash flow and etc, are not doing any good. With banks tightening the credit is also not helping.

In fact, i checked with Public Bank loan officer, for refinance also is getting tough. This assumes that you have Reflection as investment unit. How do you grow further?
Can you afford another unit at today’s economic situation?

For fresh graduates or even engineers with 3 years experience (or some even more), can he/she afford a home?

Anyone can share how they cope with these situation?

@soo

Do you have any fact on that? Btw, the condos you quoted are either leasehold or poor quality. You may also check out the price for 1 World, Palm Palladium, Vista Gambier and so on.

And if 3 years later worst case we sell Reflection at 618K, do you think it is a problem? My calculation above showed 618K covered the installation for the next 7 years. The calculation was based on the condo was left empty. Rental is bonus.

@holmes

Young engineers have to rent or buy 100K+ flat for the start. So, if property market do not crash, there will be some potential in the rental market.

Ok, let’s do a role playing. Today you have Reflection, if cannot sell at 618K, how about 550K? Then you make 100K profit. Now, inflation everywhere. You prefer to keep the 100K and let the inflation eat it up slowly? If not, what is your plan? Buy gold, share or foreign currency? Or you want to keep Reflection to generate a small income for you, by rental or price appreciation (maybe)? Which one better? I don’t have the answer as to me, seems like all the options are death end, except property for long term.

@TR

CL Goh will not be building anything anymore coz there’s a bounty on his head!..:)

Let’s not speculate on where PR1MA is coming up, but if you had paid attention to details, you would have figured out.

What you highlighted is very interesting. Historically, it is true that is the stigma “government housing” carries. The very mention of the word “government flat” paints a picture of old, dilapidated, cramped public housing only for the poor. But this preconception can be changed if the gov builds good quality apartments that are priced for the middle class….:)

@Hemsley
You always look at the optimistic OPPORTUNITY factor but omitted the RISK factor. Your calculation is based on the assumption that house price always uptrend. But economy always has cyclic behavior of boom & doom. You may check the housing price 20 years historical price see whether always uptrend. Before the US Subprime crisis happended, most people never thought the price can dipped down like that.

@Hemsley

The price of a house in Kuala Perlis is more sensitive to inflation compared to Penang. The reason for the big price difference for a house between Penang and Kuala Perlis is not due to inflation, but speculation…:)

I think you highlighted something very valid though. Penangites just dunno how to make their money more productive, therefore money stuck in property also better than nothing, at least can use that as weekend house….:D

@Uptown guy

I already quote you the worst example that Reflection price stagnant and selling at 618K 3 years later, and now selling 550K instead of everybody selling >600K. I already took the worst case and do the math. Or you give me the worst scenario and I try to work out something for you? Again please understand how US Subprime happened before quote this example.

@condomana

I would said the price increase is due to inflation + speculation. Basically, main reason is cheap credit for the past few years. And the trend forward will be sorely on inflation.

True that property investment is easier compared to other investments.

@condomana

The purpose of the PR1MA is to let the middle income group to own a place to call home. A simple apartment with no fancy swimming pool and located at suburb, and price around 300k for 1000sft should fit the criteria at the current market. It will be a real threat and distort the market if government start building fancy condo at prime area, and sell it 30% cheaper than its neighbouring condo.

@TR

Why not?…:)..Do you know why the name PR1MA?..:)

@TR

Our state has almost lost control of the housing situation. Maybe they are still busy trying to get the kancil car park up…..:D

This is a good opportunity for a PR1MA showcase. This is a big break for them, and they know big break doesn’t come easily….:)

@condomana

I thought enforcing a mixture of house price in a project is a good move. I think limited foreigners to $1M and above house is also help. I think building 20k affordable homes at various location would make many middle income folks happy. Not sure which part of housing situation that you want to specify here.

We all know PR1MA is an election gimmick. When market starts to distort and house price slumps, bad debt looms, nobody wins. Quite scary if you think about it…

For those we want affordable house at prime location, I don’t think they really need government help if you ask me.

@TR

Ehh…before we get all confused, can I clarify with you on the 20K affordable housing?…:)

@condomana

You missed out state’s plan to build 20k units of affordable houses in all over Penang. Town, Teluk Kumbar, Air Itam, Batu Kawan, Seberang Jaya…. This does not include the low cost flats that are obligated by developers.

Aiyoo, What penang ppls want is affordable home, why feel not happy if state or federal goverment built more affordble home, as we know more than 80% of malaysian household income is less than 8k. This middle income group need home below 400k. So let them do thier responsiblity and promises.
Many ppls wait for affordable home at jalan chennaiya, glugor, air itam and etc.
Built more expensive property more than 1mil only rich, foreigher, speculator can buy,…penang state goverment need to ensure coming new project are build affordable home below 900sq ft, developer must meet this required, now all the developer making higher profit.

TR :
@condomana
I thought enforcing a mixture of house price in a project is a good move. I think limited foreigners to $1M and above house is also help. I think building 20k affordable homes at various location would make many middle income folks happy. Not sure which part of housing situation that you want to specify here.
We all know PR1MA is an election gimmick. When market starts to distort and house price slumps, bad debt looms, nobody wins. Quite scary if you think about it…
For those we want affordable house at prime location, I don’t think they really need government help if you ask me.

@penang ppls
yaya..i support affordable homes for low and middle income.

Policies such as, affordable homes only can be sold to certain income bracket. Even if sub-sale later, must go back to the same income bracket.

No renting of affordable homes.

Policies should get rid of all investment elements and really dictate these houses for residential or true home buyer. Than, its is fair.

Those investors, rich groups, can be prevented to enter this segment. Then, i think its more fair. And, if state is okay, please get PDC to own these projects from the developer. then regulation at least can be stricter. Provided PDC dont corrupt. hahaha.

@holmes
The affordable housing scheme seems to be asking developers to include in their project with certain quantity of units within the “affordable price range” (<400K?). Developers would not want to compromise on the price per sqf and thus building smaller units (700sqf or less?). So it is either the related group choose to live in a smaller house with better facilities, or choose LMC which may have larger size but no facilities.

@Uptown guy
Agree, however if regulatory controls and monitor on how affordable houses are being sold, which these houses really falls on the hand of the qualified and true buyers, then it would have achieved its objectives.

Strict control must applied that no renting out, no sales after ‘x’ years, and every sales must be reviewed and scrutinized to get rid of investment elements.

I am hoping these days to come. Federal, State must work hand in hand. Then apply this to the developers.

On the size, facilities, these are the secondary issues on the affordable housing. The rules, qualification and the objective of affordable housing should be the highest priority.

@Uptown, holmes

I am not familiar with the state affordable scheme, but it seems there is a loophole, specifically regarding the affordable units within a standard project that comes with an “affordable price range”. The “affordable price range” only applies to the price of the whole unit, or to the per sqft price? If only for the whole unit, the developer could be selling a 300sqft shoebox at RM400k, which works out to be RM1333/sqft!!….:D That doesn’t sound affordable at all!

@holmes

I do not totally agree with you that size and facilities (and quality) are secondary issues. In fact, I think these are primary issues. The stigma of “affordable housing” has to be addressed in order to fully cover the issue. Singapore is a good reference in this matter, namely the HDB flats vs the Executive Condos. Both are gov housing, but due to socio-eco curcumstances, they need to offer these 2 types. On insight, they were far sighted to have offered these schemes long time back….:)

By the way, Executive condos look and feel just like any other condos, with pools, gym etc, except the price is controlled, and there’s restrictions on rentals and ownership.

@condomana

I think we have wide spectra of middle income group that can afford different classes of products. Building wide range of apartments definitely is a good start. Allocate them to the right group fairly is another topic of discussion.

@TR

No doubt. What I meant was size and facilities are as important as allocation to the deserved. Don’t do a half baked job…:)

@condomana
Don’t you see The Clovers already revised plan to include smaller units, may be 700sqf or less?

@condomana
The size and facilities are critical but to me its of lower priority for the concept of affordable homes compare to the regulations and rules.
Let me give a scenario between these 2 elements.

Scenario1:
Policy makers all focus on size and facilities and arrived to a acceptable conclusion.
However, lack of controls on who is qualified, lack of controls of sub-sales and unable to get rid of investment factors, this will kill off the core concept of affordable housing.

Scenario2:
Policy makers take the affordable housing concept and its regulation into their top priority. How to close all the loop holes and really ensure the policy governs the true home buyer and not speculator / investors.
Then once this is setup, next thing is on the size + facilities discussion and get this fix as well. Make it liveable environment.

3rd may be a discussion with the developer how to sustain their development cost and still make minimum profit and still with a good quality worksmanship. This is on the business aspects. Subsidy, housing fund, and etc can be added to make this a reality.

Once these 3 aspects are covered, surely the rakyat will praise the government for bringing in the affordable housing to the low+middle income.

Yes, you quoted a good example. HDB project in singapore. It is the government regulatory control that is strict, regulated and enforced that make their HDB project sustainable and affordable.

@holmes

Since my previous comments about the penghulu has been censored, guess i’ll have to say it all over again….:D

You are right! All the things you mentioned have to be addressed, with precision. The state needs to hire more smart people to formulate policies and strategies, in order to produce a smart state. They shouldn’t need 2 months to figure out the bottlenecks in pulau tikus!…:)

Hemsley, TR, Holmes and condomana, your discussion here is very constructive and informative. You must be old timer in property investment. thanks for sharing…:)

@condomana

Bigger unit, more facilities, pay more. Not building big size and facilities for everyone. Affordability and needs are very subjective things.

Why nobody comment on the gangster contractor for this project?

You can rent a 1200sf unit for rm900.

So cheap.

JT :
You can rent a 1200sf unit for rm900.

@lai
Even the swimming pool is not ready.

@JT,

The gc is selling bricks,sand and rubbish disposal. Actually not compulsory but normally contractor who already in the business for quite sometime, will just take the rubbish disposal to avoid any issue. For rubbish disposal, they charge around RM200-300. I have a friend who firm on not giving anything to them, just called SP when they approached her. No harm is done.

@melloyz
In most of the project, the GC wont disturb the owner. They only disturb the contractor which in turn will charge the owner a higher renovation rate. And thanks to our dear leader tokong CM, this issue is getting worse under his rule.

Also, any idea why the facilities is of poor quality? The swimming pool cant be use even after months of OC?

Hemsley :
@soo
Do you have any fact on that? Btw, the condos you quoted are either leasehold or poor quality. You may also check out the price for 1 World, Palm Palladium, Vista Gambier and so on.
And if 3 years later worst case we sell Reflection at 618K, do you think it is a problem? My calculation above showed 618K covered the installation for the next 7 years. The calculation was based on the condo was left empty. Rental is bonus.

If Reflection is of high quality , why is the swimming pool still under so long after renovation ? The squash court is of poor condition and the netting of the basketball court is a laughing stocks.

Seems like Reflection owner cannot defend their condo anymore. Anyway, price has gone down recently. Some 1260sqf unit is selling at 580k.

@KK
transaction done at 580k for 1260sqf?

islander_ori :
@KK
transaction done at 580k for 1260sqf?

The seller has yet to found anyone to take up. The unit is at 5th floor.

kk thanks for your info it help me to get one unit 1260sf as this price dont mind for lower floor but need to have 2 car park thanks, if you have any friend or friends want to let go this price pls note me thanks

@KK

Does reflections sells any more extra car parks, what is the rate for getting extra car park now?

Dont need any friends, just call up any agent. http://www.mudah.my/REFLECTION+1260sf-23721151.htm . The lowest they will go is rm580k. And its with 1 carpark only. Additional carpark can be purchase at rm20k, you may check with SP Setia office if its still available.

uncle T :
kk thanks for your info it help me to get one unit 1260sf as this price dont mind for lower floor but need to have 2 car park thanks, if you have any friend or friends want to let go this price pls note me thanks
@KK

You can find out with any agent. The last time i check( yesterday), the unit is still available. I have posted 2 days ago, but i am not sure why admin deleted it.

@uncle T
Uncle T so did you buy? If not, why?

@JT
If you asked me, I think the quality is pretty good. Of course there is some flaws which cs are taking the comment seriously. For the swimming pool, it was under maintenance for 1 month to replace some missing tiles. The gym has quite a lot n good quality equipment. On basketball & squash, I don’t play so don’t know how to judge if it bad or i should laugh or should complaint to cs. Maybe i don’t hv high standard, never stay/been to high quality condo before but compared to previous 3 apartment that I stay, this is way better. For own stay I think this ticked my dream house but for investment, I don’t know.

I’ve viewed several newly completed projects at Penang for last few months, IMHO, reflections facility and interior build quality are not bad.

I live in Reflection. The 25th floor view is superb. The condo design is simple but still maintain quality feel (well, at least it will not feel like a flat). It has a very good distance view around with very less condo around to block the view. There is 5 lifts available though at the moment only 2 is really operating since abt 20++ units are occupied. The basketball ball court is of good quality but i think some jerks just don’t know how to take care of facility because the basketball rim already bend down…

Now I just hope Fibre Optic network service is available there…

@elnino

Penang is full of jerks abusing/breaking common facilities. Situation is worse in Sg. Ara neighbourhood….:)

I am a buyer. Anyone with 1512sft for sales at RM700k please contact me @ holahe@gmail.com

uncle T :
kk thanks for your info it help me to get one unit 1260sf as this price dont mind for lower floor but need to have 2 car park thanks, if you have any friend or friends want to let go this price pls note me thanks
@KK

Uncle T , talk big but no action? Agent told me the unit yet to sell.

Have a mid-floor unit for sale (1260sqft) Interested pls email me at offspring_ck@hotmail.com

@Chen
Midfloor meaning which floor? How much are you selling, and why cant you put it here?

KK, what a big pusher ! you take commission from agent ?lock stock and barrel

@char kuay teow
I think you should read above before shooting off your mouth. Infact i was the only one who says its overpriced and the failities is of inferior standard .

Management says that there we no new transaction from October till now. Is this the end of speculative market?

Sorry every taico. New to the forum. I think too many condo in S.ara. Competitions to buy, competitions to sell, compete with bangla for gym, swimming pool and even lift…(if the worst happen)…..

@Ubah
This is the worst condo in sungai ara or i can say won’t in penang too..SVP park still the best in penang..This reflection condo is full of banglasia…Good luck to reflection buyer..My suggestion to u all is sell the reflection and come to SVP buy 1 unit..Sure u will never regret

@Buyer II
But i dont see any bangla staying there while visiting a friend of mine who stays there. The only dissapointment about this condo is the facilities seems worn down despite it being a new condo. Basketball rims have been down for ages, squash court is very dirty and the kids turns it into badminton court( why the heck build a squash court in the first place), broken tiles in the lbooy here and there.

@koko
Which condo do you mean?

Sorry Ubah, too many to mention, pass and future.

I stay here and I don’t see any bangla stay here. Basketball rim already repaired.

Just purchased a unit at 23 floor with RM670K. Very good workmanship, good security and the condo are come with hotel feel facilities. I think it very fair with the price.

Interested in 1250sqft Middle/high floor, 2cp ,airport view , <rm630k.
Contact me jayml6868@gmail.com

@Lim
670k with 1CP or 2? Original unit?

2 car park. no reno.

2 car park ORI unit.

Any transaction yet for 2014?

1250 sf should 650k to 730k base on how many carpark, floor and facing.

1250sft 2 carpark , 6th,7th or 8th floor. Any idea how much? Dont want too low or too high floor.

1 carpark for mid floor are selling 650k to 660k. If 2 carpark should be 680k to 690k.

@Lim
The price difference for this condo is really crazy. Some units with same size and just 1-2 floor different can quote price difference of 30-40k.

Anyone who have renovated their units in Reflections? Any ID/ main contractors to recommend?

Caroline :
Anyone who have renovated their units in Reflections? Any ID/ main contractors to recommend?

Is the gangster still around to collect protection money?

Just moved in. Really nice place with great view with pleasant breeze. FYI the GC is still there but a small one time ang pau will make them leave you in peace, provided your contractors know how to negotiate with them. I used my own renovation team and never had any problems with the GC. Reports of banglasia etc are utter nonsense I think. Only potential downer at the moment is the daytime noise pollution from the Triangle construction site, but that’s just a temporary thing and doesn’t bother me coz I’m not around during working hours.

@excelsaga
Hi, how’s the quality and pricing of your contractor? If its good, do you mind to refer me? As i just bought a unit there any looking forward to renovate it. Thanks.

@penang

how much u buy? do u mind to share?

@Lim
Hi Lim,

Sure. I bought at rm640k. Is there a facebook group for Reflection owner? If yes, looking forward to join. Thanks for sharing.

Dear owners, please let me know if there is any facebook group that you guys created? Would like to join in. Thanks

@penang

I am admin of the Reflections Owners Closed Group. Please pm me in fb.

@Justin Tan I would like to join the group too
What’s your fb account? too many Justin Tans in there….

@penang
The contractors I use are good value for money and have excellent delivery. This is the 2nd time I’m using them. You can add me in FB and I can tell you more 😉 you can find my FB using seamouse76[at]yahoo.com (please don’t email me to my yahoo mail as I rarely use it)

Justin, I would also like to join as moved in before CNY.
On GC, never encounter or maybe my contractor has kau thim them..

penang :
@excelsaga
Hi, how’s the quality and pricing of your contractor? If its good, do you mind to refer me? As i just bought a unit there any looking forward to renovate it. Thanks.

Looks like my comment was deleted by mistake… my contractors are pretty Ok. Excellent delivery. If you want to know more you can add me in FB. Search for Seamouse76(at)yahoo.com.
Please don’t email my yahoo directly. I seldom check it

@excelsaga

Email me your email add which you use to log on FB, and your unit no.

justin_tan@consultant.com

@Justin Tan
I sent a note to you already. thx

I am looking for serious owners who want to sell, strictly no agents, please…
I am interested in buying a 1077 or 1260 sq unit. facing teluk kumbar seaside.

please contact me at iloveshare128@gmail.com

Reflection
Low Floor 1260sf
1 Car Park, Facing Terrace
Renovated Unit
640K

Wayne 016-4985547
Prop League Realty

I am looking for SP Setia 1260 2 CP prefers due with direct owner.

I am looking for SP Setia 1260 2 CP prefers due with direct owner.
engkhong777@gmail.com

@excelsaga
Dear excelsaga, i cannot find you at facebook…. possible if u give me ur facebook name?

Im looking contractor for renovation now.

the basketball rim bend is due to low quality rim have been install by developer. BTW i am one of the jerk u mention 😛 @elnino

@excelsaga
Why not just share the contractor here if he is good. Sharing is caring. Dont think any contractor will be angry if you say his work is good and share it with fellow readers.

JT :@excelsaga Why not just share the contractor here if he is good. Sharing is caring. Dont think any contractor will be angry if you say his work is good and share it with fellow readers.

JT you sound so gay… sharing is caring.. throw out

@Ultraman King
Which part is gay? Or you have the gay thought thats why everything you read is gay? Time to come out from your closet?

Hi, I have Reflections that I wish to sell. Please write to me with your contact if you are interested to buy.

Thanks
168leel@gmail.com

JT :@excelsaga Why not just share the contractor here if he is good. Sharing is caring. Dont think any contractor will be angry if you say his work is good and share it with fellow readers.

Not that I don’t want to share, but in the past I put their number up in public and all sorts of people called them. Knowing these guys, they’re not always free to pick up calls from total strangers and it’s a chore answering or calling back missed calls from unknown numbers. Later I get blamed when people say the fellas are not picking up the calls. At least if I put a name to the number for them they’ll know it’s a friend of a friend and are more inclined to follow up even it is just a missed call.

@excelsaga

Dear @excelsaga, if you dont mind, can you share the the contractor to me, my email is heiyanquan87@hotmail.com

Thank you very much!!!!

ven :@excelsaga
Dear @excelsaga, if you dont mind, can you share the the contractor to me, my email is heiyanquan87@hotmail.com
Thank you very much!!!!

check your mail. I sent to you already

Hi, I am genuine buyer and looking for serious owner with 1512sf / 1260sf unit to sell with 2 car park. Prefer above 15th floor.

Thanks
Mingtng@gmail.com
0162195533

Actually im comparing Meredien and Reflection and i have visited both condo for many time. Finally i choose Reflection. They is few reason that i choose Reflection. But all this just my own opinion just for sharing.

1. Reflection maintainer fee was cheaper than Meredian RM100 a month. I can save RM1200 a year.
2. I believed Reflection is done by a more trusted & better developer.
3. Swimming pool on the top floor will bring a lot of problem in future especially water linking.
4. Better workmanship in reflection and good customer service from SP Setia.
5. Better neighborhood in Reflection.

Hi, is there any gangster contractor in Reflections condo now?

No gangster contractor booth. But your contractor will pay money to them indirectly….

@Buyer

I prefer MR for its rooftop infinity pool… You know what I mean if you stayed at Marina Bay Sands before…

Marina Bay Sands is over rated, grossly. It is all nothing but lot’s of advertising, promos (with the support of Spore gov, of course, why not? it brings in lots tourist dollars).

The atmosphere at the pool is equally good if not better, at Marina Mandarin or Ritz Carl.

Coming back to Penang, I think the pool shouldn’t matter much to residents as most Penagites would actually prefer to hide themselves at home, rather then getting a sun bath at the pool deck.

@coco

The view from the rooftop pool is superb… I am sure Marina Mandarin and Ritz Carl give similar experience…

@Cheah
Seems like you are trying to dispose your MR units by hard selling on Reflection thread. There is a saying, good stuff need no hard selling. LMAO.

Hi I’m interested to get a unit for own stay and looking for a direct owner 1260sf to sell with 2cp and high floor. No agent pls and you may contact me thru hh_chuah@yahoo.com
Thanks.

Dear Owner,
I have buyer wishes to buy Reflections Condo. If you have any unit, please don’t hesitate to contact me at 0124729897. TQ

I have a unit at 15th floor, 1260sft, fully furnished for rent.
Anyone interested pls contact me via voonkelvinvoon@gmail.com.
Thank you.

Serious buyer, no agent pls. Please email me yfoo3123@gmail.com.

Serious buyer. 1260SF, direct owner if possible. Please email me jgoh20@hotmail.com.

Serious buyer, 1260 SF, terracce view, middle floor, 2 CPs,deal with direct owner.
Please sms me at 0124210868.
Thanks.

Sungai Ara seems like lots project on going well..

Tan :Sungai Ara seems like lots project on going well..

Yup…seems like going really well and mostly the sales is good, but I just wonder at this point of time the sales still rose, the phoneme looks abnormal, where is the buyer from mostly? partially from buy for own stay, but what about the rest? local silent investor?

ITs seems like lot of buyer want to buy the reflection, its fact or just someone create the fake market demand to goreng the property value?

Hi, I’m looking to buy a unit for own stay.
Please email to me at yue.ling@hotmail.my if you wish to sell.
Thanks !

Reflection 1260sq ft for own stay middle floor 2CP no agent pls SMS 0122843302

Serious buyer, no agent pls. Please email me hoay_0809@hotmail.com or sms 016-4348445

@SBC
Whats your definition of middle floor? I saw a lot who defines 6-10th floor as middle floor.

@LAOPEI
Price dont move much since last year, perhaps just increase 5-7% only.

PPT :@LAOPEI Price dont move much since last year, perhaps just increase 5-7% only.

You are right!
If fact, some units offer price slight below last year transacted price.

@vvv
But honestly, this property is a value for money with the current price. The surrounding and its potential when Setia Triangle completed.

@PPT
It is because of too many condo in sungai Ara& relau.. Over supply.. Look at Golden triangle..same size with only RM520k… Many more choice..Next 2 yrs..reflection condo will remain 3 to5% increase only..

@PPT
But in sungai ara and sqf to compare actually is same..1100sqf we compare with 1100sqf.. Apple to apple.. Fair comparison actually.. Paragon and gurney park not same size.. It is not fair to compare.. Pls think twice

@Holland
TGT considered as Sg Ara? it is actually more to Relau. How to compare area near Relau which is old township with lots of foreign workers, with the south Sg Ara comprise of totally new township? it is like telling people Netherlands = Holland…

@Holland, both have equal opportunity.. the ROI might be return in term of $$$ or personal gain.
there is no right or wrong answer for this.
for sure the price per sqft will be appreciate over the years.
The only differences between is developer’s reputation, quality and branding as well as the density of the building.

@PPT
Actually both are almost the same.. Relau &sungai ara just side by side only.. But one thing can be sure is TGT gt more local appreciation than reflection as for now..

Compare the environment if you plan to buy for own stay, there are a lot more foreigners staying around Relau area. If you have no concern on security, then go for TGT. If for rental yield, don’t think TGT will be good if it is renting out same rate as compare to Reflections. I guess no one would like to rent around foreign workers area except you plan to rent out to foreign workers. There are other choices like Elit, Meridien and etc. Do check the workmanship and maintenance too.

May i know what is the Reflection built-in concealed air-cond copper pipe thickness? Some inverter air-cond brand requires 0.61mm but some 0.8mm. The pipe thickness may determine my air-cond model, please help to post the information here, thank you.

@al3n5m1th
Does the gangster still collect money for renovation now?

@James
So far management says no gangster case.

use daikin inverter, all pipe can use lol

Any closed facebook owner group for Reflection Condo?

@al3n5m1th
The price of this condo seen no movement for 1 year already.. No transaction??? Actually this condo is better compare to solaria residence.. Peaceful environment…

@al3n5m1th
Hitachi Inverter.

latest transaction: Rm680k – 720k for 1260sqft.

@test
http://m.mudah.my/view?q=reflection+condo&so=1&ca=3_1_s&e=0&sa=&cg=0&sp=1&ad_id=28994864
Checking in mudah.. Still struggling to find buyer..2CP side by side only RM630k nego.. RM630k to RM660k still have many..

@Bangalasia
Bangla, you try contact agent and see. Most of the time, will that you the rm630k unit have been sold, and introduce you other more expensive unit. The only 1260 selling around 620k i know of is the unit right above the basketball court on level 3.

@al3n5m1th
So far? Or dont have anymore? Last year the gangster still around there with the table.

James :
@al3n5m1th
So far? Or dont have anymore? Last year the gangster still around there with the table.

The compound is petrol-ed and guarded, need to register with driving licence and get permission from residence to enter.

test :
use daikin inverter, all pipe can use lol

tri :
@al3n5m1th
Hitachi Inverter.

Thanks for reply, i’m told the pipe is 0.61mm thick, which still meeting panasonic and sharp, but not mitsubishi, the rest not sure.

@al3n5m1th
The gangster put a table next to the security in lobby incase you didnt notice last year. This is the same group of gang operating in all project within sungai ara .

@James, no more gangster loitering around in this condo.

@James

Didn’t see any GC.

This project definitely have one of the best common area in Bayan Lepas. Hopefully the management can maintain the facilities and the common area.

Whats the cheapest unit now?

RM750k

@test

test :
RM750k

For 1500sqft unit.

If anyone looking for a unit to stay, welcome. This is a quality condo with quality resident and management. Security is strict and the joint-management is doing a good job maintaining it. Once the triangle beside complete, it will further improve the quality of the condo.

rm850k & above for 1500sqft, go and see for yourself. Dont blindly trust the words from agents.

@elnino
The problem is , a lot of things spoiled already. The highest floor chair and table start cracking, a lot of lift buttons not functioning, kids playroom aircond cant be turn on ( suggestion put a timer la, like the jacuzzi ) , floor in common area near sky deck very dusty, looks like the contracted cleaner is not doing their job. And lastly, mosquito a lot, SP Setia should arrange some fogging, since i think its contributed by TriAngle construction.

Anyway, i already have a unit, but not staying. Just plan to get another one.

@JT

@JT

On mosquito issue, if you attended the Joint-Mgmt meeting, you should know they have been working to reduce mosquito. And, fogging happen quite often and I know because I am staying here.

Lift buttons only one of the 5 lifts got problem, and is the close button got problem. Where you can find a single condo with 5 lifts?

Kid playroom aircond can turn on. Probably the time you went they turn off the main switch.

On skydeck chair and table, I rarely go there so no comment. But floor looks ok and not like very dusty.

My only complaint so far is last week Setia actually allow someone to do a wedding event at skydeck and 200+ customers. They even do karaoke at night and it is super noisy. But Joint-mgmt has take notice of this issue and address it with Setia Cust Care. So I do not think this will happen again.

@elnino

wedding event at apartment common area is cheap.. unless management charged them hotel rate..

wedding at apartment hall? so low class one.

I would say this is one of the best condo in this area. Because you don’t see bangla staying in this condo. Most of them are higher education people.

It is the best condo because no bangla stay inside? What logic is this? Haha. The bad thing is this condo just beside main road. Noisy and dusty.

@Skycube

Bangla all move to Golden Triangle di. Thanks to you.

@mooncake

Yeah, so rich can invite 200++ guests but cannot held the event at hotel but condo. Anyway, having 200++ non residents in condo is a big NO because our security cannot handle so many visitors. Who know there are thief smuggle in.

@Lim
I agree is one of the best condo. But we are lucky because this is not a condo-crowded area and that is why manufacturing companies are not targeting this area. Relau is a hotspot for bangla because there are so many cheap rental condos there and they can save transportation cost by packing the workers in one place.