Tree Residency @ One Residence
“Less is more” is the design philosophy of notable architect Ludwig Mies van de Rohe. With the Tree Residency, the values of minimalism are fully exuded, conveying a sense of harmony that comes from simplicity.
The minimalism in Tree Residency, however, is not one of emptiness, but one that is out of the box, with bold use of lines, geometry and ratio instead of fluff to achieve a clean and elegant look. More importantly, the materials used to construct Tree Residency are environmentally friendly, as such bringing its inhabitants close to nature.
The overall design of Tree Residency is skewed towards garden living, with eight different designs to suit the different requirements of buyers. The club facility of Tree Residency is complete with badminton court, half-sized Olympic pool and other recreational facilities that will bring out the athlete in you.
Location : One Residence, Sungai Ara, Penang
Property Type : Corner Duplex, Link Duplex, Twin Villa
Land Tenure : Freehold
Total Units: 316
Developer : Ideal Property
Contributed by reader (Update 27/2/13)
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Contributed by reader (Update 24/6/13)
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@Bryan
Hello Bryan,
My purpose is for own stay, and as I think it is good for own stay (like what you think), it will be okay for investment as well. Which later on in subsales market, the potential buyer will think that it is good to buy for own stay. My 2 cents. Hopefully it will be true. With condo, you will get immediate rental, but most probably it will be negative yield in Penang. To be a good investment, the condo appreciation (ROI per year) need to be high to compensate for negative yield. With surplus of condo in years to come (pardon me if I’m wrong here), the rental yield might start to go down. People will have more choice to look for newer and perhaps cheaper apartment. I also have a condo, and this point worries me a bit.
With TR, the play is mostly expecting appreciation per annum. The selling point is GnG, landed is getting more and more limited. If Setia Tri Angle is a success, and international school is really coming, then we should be happy by then we bought TR. I also believe if we have a Tesco there, it (Tesco) will do well to serve Sungai Ara market, Bayan Lepas and Teluk Kumbar… That’s quite a big market…
I read in propertywtf, most of the taikors thinks the best play will be DSLH in 2013… They have a poll there. Sorry for the long mail. Friday, no mood to work. Have a good weekend.
Let me send email to Tesco to ask them to open one, perhaps across Dua Villas…
@kotun
For condo, rental + appreciation can achieve 8~10% is very good investment already.
Wah… are you board member of Tesco? Haha! Actually, I prefer Tesco stay away from 1R, maybe at Vision park is OK. But I think Tesco will prefer Southbay Plaza than this area. To me, something similar to i-Avenue will be good enough, and still, prefer at Vision Park than 1R.
No board member la… just that I like to shop at Tesco, one stop place. The chicken always the cheapest in Tesco… hehe.. Yes somewhre in Vision Park (across the road in front of Dua Villa right? Will be good. Not too close to 1R but close enough..
@kotun
The commercial lots of Vision Park should be near the roundabout side, opposite FV.
@Bryan
I don’t think nowadays condo might be a better invesment option in pg as too many condo launches last year and also last few days, queensbay got lots of new condo launches. It is really mind boggling as the supply is exceeding the demand …. base on calculated risk ..not gut feeling.
@undress code
Agree. Landed price hardly drop.
@undress code
Condo may not be a good investment now, but is landed is a better investment?
Supply > demand, what we are clear is the supply, as we see many projects launching. But there are no solid data on the demand. So, how we know the supply is more than demand?
So happen I made a rough calculation on the population trend of Pg island last time. I forgot the details but in general, the population growth since ~2000 is averagely 1K~2K couple per month. assume 20% of them are buyers for condo, every month we need 200~400 condos. So, it is about 1 project per month roughly. Just for reference. The data may not be accurate.
@Bryan
You have to minus the rate of death, migrate (to other states or foreign countries). Check your data, the population growth rate may include “non-malaysian” (only very few % from MM2H program).
I will dig back the file once I am free. But the growth rate already considered the factors you mentioned. Migration between state, Pg is having positive flow for 2012. And I believe Pg still have a lot of other state workers/ engineers who still haven’t change the IC address.
Just wondering, anyone know how much was those 24+10 selling for? Nice to have such wide landed terrace. too bad I couldnt afford back then
after paying the booking RM35k..anyone getting any news from Ideal on the next thing to do?
@Bryan
Be careful on your projected data. Alan Greenspan also support free market based on projected facts… And that really cause the US economy crushed to ashes… I also own a condo and TR….. Let hope your projection is accurate and workable… we will know in the near future soon….
@undress code
Rest your worry. I always very caution on very step I made. The data (not projected) is only part of my homework to understand whether the supply is really more than demand.
I believe the demand is there. The underlying problem is how many people with real needs can afford to buy. I guess need a while for earning to catch up. More like long term consideration
True. Regarding bank loan, a young couple with house whole net income 5K, will have 3.5K disposable income. If they plan well, still able to get loan for a new imported car and a 500K condo. As if they don’t buy condo, they still need to rent. So, I think many of them will choose a small condo and 2 cheap local cars.
They expect us to get the bank loan approved and approach them for S&P signing I guess. No news from them after the booking was done. Maybe they are too busy with other new project launching.
You only budget in monthly 1.5K for the couple (living cost, entertainment, petrol, Astro, broadband, phone bill, insurance, skin care, saloon, facial, etc)? Then probably foreign worker couple with minimum wages of RM900x2 enjoy life more than them (foreign workers already got free accommodation + work transportation). ….A life of house slaves.. haiz ~
I tot u already sign S&P before CNY? me still shop around for better loan, but seems is quite standard d for loan offer, will decide which bank to take this week, perhaps sign S&P end Feb… not sure if can drag till end Mar?? any advice? shd sign earlier or later?
@cm
I did sign end January but stamping still not done till today.all i could do is wait now.i see the site progress is moving fast but not sure about the process for this bumi released.
When do you all think Ideal will release the Vacant Possession for TR? Middle or end of this year?
This is just an extreme example, and how banker evaluate loan application, not my budget. Many engineers earn > 3.5K per month. And they no need necessary buy 500K condo. Still got condo range 400~500K. And they can choose to drive 2nd car and so on.
But if for me, I will stretch out my reach to get a good home rather than good car, phone, and so on. I rather be a slave of a house, than a slave of entertainment, credit card and so on. Once I get my first home, all the items your mentioned, will be within reach easily.
@Bryan
Well said Bryan. If I may rephrase your phrase,
“Be a slave of an asset, than a slave of liabilities”.
Good phrase! I guess I have to read more to reach your level.
i passed by the place daily on my way home and i see they even work on Sunday. I believe somewhen June/July 13.
Well, I think buying at 400K with 4-5K gross salary is also a bit overkill for most. If u are married with kids with non working wife and also need to take care of your parent sure hard. For most people need to pay car loans, insurance for yourself and kids, bills, parents, entertainment, petrol, parking, daily necessities, etc.
Yet, gov said 400K is affordable. How many ppl actually earning above 4-5K? **Exclude self employed, plz**
anyone know if there is any unit still available in TR? according to the developer, only corner units r available..
@LV
seeking like hot cakes..all intermediate unit sapu habis liao
I think got 1 corner unit 1.3M (if not mistaken) beside TNB station with guard house view.
@D.MAN
Nett nett earning.. IMHO unlikely a lot of people with such and i agree that with vast commitment will be a huge challenge. Govt perception and reality is different
Received a call from developer checking on the loan application status. Looks like now they like to close all remaining un-signed S&P.
Really? I haven’t received the call. Must apply my loan fast.
Plot 307 to 315 are type 22 or type 24…? How come there is one row of Type 22, on the Type 24 (left side) section…?
Asset is still liability from bank unless is free for u
if you wish to withdraw your booking for TR, let me know…
@Xmen
Wonder…why want to become slave rather than Master of your money?
I think u r taking to bryan and kotun who will need 40 years to pay off their properties on hand
I never be slave of anything. Buying a property is also a kind of mastering your money, depend on your financial skill. What you pay today will be paid off one day. We call this investment, a long term investment.
Just a round check on the loan package I received so far. If anyone of you have better package please share.
MBB: BLR-2.4% Lock in 3 years. Tenure till 70 years old
Affin: BLR-2.4% Lock in 3 years. Tenure till 75 years old
PBB: BLR-2.4% Lock in 3 years. Tenure till 70 years old
With the drop of quality of life no point yo do this kind of long term investment. We live once and it short.
Hello kaki,
Affin and AMbank offer me quite similar. Better overall package than you show above. I studied the offer letter from both and decide to go with Ambank. Key things, Ambank has flexi package, or interest offset account. The payment stated is fix for the whole tenure. Affin the payment varies and they revise twice a year, so you could end up having lower monthly payment or higher monthly payment. I could give you my Ambank contact. Do yo have email? I’ll send the cell phone number to you…
I’m in for a long term as well. You guys make comment that assumes we will be driving kancil, eat maggi for lunch and dinner, and only once a year go to good restaurant to eat, after we start paying for the installment. Not that bad la. I knew few engineers (as Bryan and I and few others here are engineers) with high income. The monthly payment is perhaps 23 properties. When he started, he was very cheapo…
1. motorbike to work… yes 9-5pm person.
2. Lunch no more than RM3
3. Transportation cost <rM100. He did not have car driving license till the 10th property.
4. Shirt from bundle shop at RM30.
Now his portfolios is>5million, and he has started to enjoy life more. He bought a car >RM100k, maybe a landed GnG this year. He is a big believe of delay gratification.
Plant the seed now, and enjoy it later.
@kotun
Thanks Kotun. Out of three of them, PBB is full flexi package while MBB & Affin are semi flexi. You may drop Ambank contact to noblebbs@gmail.com
How come Ambank said only semi flexi for my case? But I got BLR-2.45%.
MBB got full flexi with BLR-2.4%, semi flexi with BLR-2.45%. You may try to appear and see.
@Bryan
What about lock in period? 3 years?
@kaki
Yes. MBB is 3 years, unless you take the islamic loan. I try to appear this but seems like MBB quite firm with the lock-in period.
@Bryan
Hello Bryan,
Can you share a bit the different between semi flexi vs full flexi? I don’t know which one is mine.
I think I just drop the contact number here, so that the rest who are looking can contact him also…
Ambank
Khor: 0164216955
anyone know whether it is termite land??
I did some research and I know the difference now. Full flexi is where you can suka suka deposit and withdraw from you link current acount, only kena monthly charge RM10. Semi flexi you need to go to counter to withdraw, and each transaction is like RM25.
Mine is full flexi then. This loan offer is case by case one, depending on your profile. I’m not a hardcore investor, maybe that’s why I got full flexi. Maybe you have more than 10 properties kot, that’s why they offer semi flexi. You can try to contact Khor Ambank, in my post before. He is very knowledgeable, and will entertain your request. At least he’ll try.
Got few friends live in 1R and SPI. Never heard they complain about termite. But if there is, my guess JMB will take care of it, and is part of the monthly maintenance fee.
Another good news is, SPI, and 1R are flood free area… 1 main reason is the drainage is really huge along jalan tun dr awang. with the additional man made tasik behind TR, it will be even better..
He is the one telling me only semi flexi loan available.
Full flexi
– tight with a current account. Interest charged on the balance amount between the principle and current account. You only bank in the current account. The bank will transfer the monthly payment to principle (fix amount*) and interest (floating amount) from the current account. ATM card and cheque book available for you to use the extra money anytime.
* Fix amount means not affected by the amount of money in your current account.
Semi flexi
Just like a normal loan account, with the facility that you can withdraw the extra amount you paid to the bank, with different charges from different banks. Normally RM10 but MBB charge RM25.
For Ambank, the extra payment will not pay to the principle automatically. You need to go to the counter to manage it.
@Bryan
Hello Bryan,
This is why I said the loan offer is case on case basis, rather than generic. MBB offer me different that what my friend in KL got. Once they got the offer letter out, the only way for you to bargain more is by having a counter offer from other bank.
@kotun
Thanks. Spoke to him on the loan package and he mentioned only semi flexi available since it is under DIBS. I shared with him that DIBS doesn’t really apply to our case since VP will come very soon. He will need to check with Ideal and proceed to apply for full flexi.
you referrring to MBB maxi home loan? the agent told me is semi-flexi, but per the offer letter i feels to me is almost same as flexi (just that for withdrawal, can request online but with 3 w/d approval process) – i believe those real flexi (with current acc type, no waiting time required)
I tot only HSBC & CIMB provide full flexi while the rest all is semi-flexi? even OCBC only offer semi flexi, but no lock in.
mind to share which 2 plan MBB offer you? coz I only get 1 offer ‘semi flexi’ from MBB, rate is -2.42, appeal to remove lock-in but failed, only manage to reduce to 2 yrs instead of 3 yrs.
Ambank only offer -2.4 lock in 3 yrs, so as PBB (and PBB offer me semi flexi too, fully flexi need to setup current account with montly maintanence Rm20 if not mistaken)
*sorry mistake, PBB reduce the lock in to 2 yrs. MBB lock in very strict 3 yrs cannot appeal.
@cm
Just ask, MBB got full flexi, but the max interest rate is BLR-2.40%. Cannot remember the name. Something like OD loan. Disadvantage is need to pay the interest manually every month, even though your current account got extra money. If you already apply for he semi-flexi loan, they will not entertain your request to have full flexi la. You cannot apply to loan from the same bank, unless they willing to amend the application for you.
PBB is offering full flexi, monthly RM10 for the current account. For the lock in period and some of the interest rate, it is really case by case, follow your financial status.
@Bryan
thanks! called my MBB agent, cannot apply 2 loan type for 1 same property with the same bank/branch. guess i just hv to decide which offer to take.
btw, when do you plan to sign S&P? mind to share?
I’ve accepted my loan offer with AMbank. Now waiting for snp signing. No use delay further. Seems like Malakoff IPO won’t be coming soon.
Can you share the main reason you take Ambank? I also still considering between Ambank, PBB and MBB. All have pros and cons.
Anyone have any news on Heng Yik school?
@Bryan
Hello Bryan,
Three banks offer and the following are my main criterias…
1. BLR-x%. Ambank and Affin gave the best rate -2.45%. MBB -2.4% but .05% not much different.
2. Lone tenure : Ambank and Affin gave the longest till 75 years old. I always want my loan to be as long as possible. This only makes sense if you could find a place to park your money, that give returns higher than BLR-2.45%.
3. Full Flexi : I like to have full flexi so that I could dump my salary or any extra cash there, and have the flexibility to take it out. To maximize the balance in the account, always use credit card first if you can, then pay to credit card, few days before due date. Ambank offer full flexi (again this is case by case basis, and seems like ambank don’t offer to all), but Affin on semi flexi.
The 3 point was the deciding point for me to choose Ambank. On top of that, I found out the Ambank agent that I worked with is more knowledgeable, experience and have a networking.
The new mantra for property investment now is: networking, networking, networking..
@kotun
Thanks! I will take Ambank as well if they give me full flexi.
Won’t be so soon. Jit Sin with approval also still lacking of fund to build the school. Heng Ee need 50M…… I guess we need to contribute to the fund to make it happen in 5 years.
Somebody label the land beside Dua Villa as the land for Heng Ee in wikimapia. I thought it should be near Vision Park? But that land match to the 12 acres size as published by newspaper.
Who has sign the s&p?
The school is just a plan it may be change or it’s just a marketing gimmick by Ideal. Hope you all are not been fooled by ideal.
I think one of the chinese school (relocation of the chinese school close to airport) is in the news already. But I’m thinking, instead of 2 Chinese school, we should try to get international school there, which would bring a lot more expartriate around Sg Ara…thus boost up the price.
An news on SIS?
The news is all over the newspaper last Jan. Ideal and TM already handover the 12 acres land to Pg stage gov, represented by LGE. At the same time, the land was already handover to Heng Ee. Pg BN chairman also announced it last Oct/ Nov and mentioned that should be no problem for federal gov to approve it. Now pending the federal gov approval and fund.
@kotun
I heard both Heng Ee and SIS will start construction next month. Will know where is the exact location in 1 month time. Sure got big ceremony one.
yippeee… should be a good news and event to boost up 1R.
Without approval can start contraction? The land besides Dua Villas still having “hills” and “lakes”. If this is the location, the land may not be ready in 1 month time. Or maybe upacara pecah tanah only need a small corner of the land.
@Bryan
My sources said Heng Ee branch have been approved even before the land donation by Koperasi. The question is whether the school has secured the fund either from federal or public or both. And I also heard SIS will be located next to the Hindu temple along Jalan Tun Dato Dr Awang. If this is true, Ideal Vision Park first phase will be next to SIS.
@Bryan
Dont you think the fencing wall is a bit too low tat outsider can climb over it?
Heard that Dua Villas resident went to see Datuk Alex and request to have higher fencing. And Datuk Alex agreed.
Perhaps we TR buyers should send request to Datuk Alex to increase the height of the wall. Any comments?
@PG Guy
I tot after LGE passed the land to Heng Ee, he kicked the ball to federal gov by saying that now they should provide the approval and 50M fund asap? Nvm, let’s see.
True. For certain part of the fence, the the land is lower than the outside road, some the different can be as much as 5ft. So, those climb in may not able to climb out. Increase the wall height is good, as long as it won’t turn it like a jail.
Btw, who want to climb in if there are many houses around can be reach without do any climbing?
Emmm….. this will delay the VP and Ideal need to pay more interest due to DIBS. Maybe he can agree if do it after VP.
@Bryan
Sometimes a new place gives new opportunity for crime. Better to be safer and sorry later. Checked out the Forum at Sathu, there is theft happened even during reno stage. 1st thing is to change all the locks
Yes, I heard from Dua Villa security that there was break in, in Sathu.
should we form up and pass the message to Ideal as now the fencing not 40% done yet ? still can add up the height. This is the purpose we pay for monthly G&G right ? current Tree Residency fencing is way too low and the design heigh is not consistent due to the land height. Let pass the message to Ideal now before it complete and delayed.
kotun? Bryan ? ahhaun72?
@Latio
I’m okay with it. Would you be able to take lead Latio? We probably need to karang a nice email/letter to request for higher wall, and the reason behind, and submit a list of buyers who sokong the idea. The we can put on the letter/email that by fulfilling this request from the buyer, this will show that Ideal is serious in property development (improve their so-so reputation) and this show they do listen to their buyers reasonable request.
the rest?
@Latio
@kotun
The idea sounds good, but, let me settle my loan issue first. If any problem, I can’t be TR owner anymore…… :p
@Bryan
Hello Bryan,
No problem. I wanted to give you some tips on getting the best loan package last week, but kind of miss that I guess. When apply for loan, always give more documents than what the banker wants. If they ask, 3 months salary, you provide 5 months. Instead of EPF statement, you provided your other savings like Amanah Saham, Mutual fund portfolio and maybe you unvested RSU if you have any. Just overdo it, and you’ll get better package. You can try to provide more of these documents to Ambank to negotiate for full flexi..
There is a saying,
“Banks really really want to give loans to the people who really really don’t need it”
@kotun
Thanks for your input. I normally do less because don’t want to show everything to the agents.
@Bryan
Hello Bryan,
I showed less before. Now that it is getting hard and hard to get loans, I figured that it would be easier to get loan (indirectly better package) by showing them your true net worth.
I would think showing more to the agent is quite harmless.
@kotun
Haha….. I am conservative type…. nvm if cannot get 0.05% better in interest.
@kotun
The banking system is an online system to see whether you are over-commit or not. Showing more cash/assets may help you to get loan more than your regular salary limit, but on the other hand, increase the chance of being probe by income tax official…
This is the latest news I searched for Heng Ee school, dated 3rd Feb. It also mentioned that the construction work will be started on 2rd Mar. And the school will start operating in 2016. The fund raising activities will be started soon. So everybody, get ready your wallet…. :p
http://www.chinapress.com.my/node/392451
I read Mutiara Buletin today and LGE said there is a chinese school near airport is moving to chap kongsi there. if i am not mistaken chap kongsi is after SPI near the cemetary. Is that true. Future wise, sg, ara full of chinese school. hahaha.
@ABC
Chung San is moving is not really something new. Better than closing down right?
Chung San is moving away but Heng Ee is moving near there.. what a joke? hahaha..
Yes. Chung San is very mad about having Heng Ee at Sg Ara because they apply for relocate the school much much earlier than Heng Ee. Chung San will be closed down if still not able to relocated after Heng Ee, as no parents will send their children there anymore.
@kotun
agree, in fact TR fence wall design seems easy to climb over also with the “box” to step on. Best is the increase the height now, rather than JMB to do it later using our own fund. The thing is how to initiate that can gather more purchaser’s support on this? Perhaps anyone know Dua’s owner (their JMB chairman or so that already have communication with Ideal boss on the fence wall height adjustment?)
Bryan. You decided on which loan to take?
Heng Ee will be building a primary till secondary school or just secondary ? anyone has any information on this.
Both. The overall plan already available, provided by Ideal FOC. You may search in FB. The secondary school is a branch, targeted operating by 2016, cost 30M. The primary school is a relocation from Geogetown, will be built later but also targeted operating by 2016, cost 20M. There will be a football field shared by both. The location is confirmed besides Dua Villas.
The construction work will be started 2nd Mar (doubt about it) without waiting for the approval from federal gov.
Maybe MBB full flexi.
Quick update. I’ve sent email to TESCO, to open a branch around VISION PARK area. Haven’t heard from them yet. Maybe if more people send the they will listen.
I heard Chong San primary school is going to set up beside one residency@Mookster
We can meet up to sign the letter to Ideal. Latio please take the lead.
Received another call from developer asking status of the loan. Hopefully can close this before mid Mar.
Bryan, you settled the loan stuff?
hello all,
I test drive from bayan baru (shell station in front of sunshine square) to Tree Residency during peak hours (around 6:30pm when school finish). And it only took 9 minutes to reach the Airport roundabout. The routes with least traffic light are,
1. From shell station traffic light, go straight. Sunshine and pasar on your right then.
2. Make a right turn after the mosque. and go straight. No traffic light.
3. Turn left at the 4 junction Sunway Tunas traffic light. No traffic light as turning left. Sunway tunas on the right and Pantai hospital on the left.
4. On the traffic light, turn right. and go straight.
5. The on the Tun Dr Awang, and Jln Tengah 4 junction traffic light, turn left onto Tun Dr Awang. Also no traffic light here, as turning left. Zillion car go straight towards Chong Cheng junction.
It was smooth all the way. Whoever managed to book/buy unit in 1R, you should give yourselves a big pat on your shoulder. I’m quite satisfied with my decision to book Tree Residency, even though I tested this after I book.
When can get the OC?
The fencing behind the clubhouse definitely need extra security as the height from inside or from outside is quite low. Need to add the sharp sharp stuff on top of the wall, or increase the height. The wall in front of SPI should be okay, as it is quite high from inside.
Anybody one to check their house, you can park in front of Bangkok Tomyam and just walked in. I did this last weekend. I think it will be awesome. Having Fiera Vista next to TR is even awesome. It help to block some noise from the airport..
@Tom
June July timeframe.. Looking for unit in Tree Residence..?
R u going to stay in TR?which row is ur ‘home sweet home’?@kotun
I m looking got a unit.@Tom
@kaki
Not yet. Asking more time from Ideal.
@kotun
The traffic volume will increased once the new access road opened, plus Vision Park completion in future.
The perimeter is like the Sabah long border, hard to defend. Better install good security system at your own unit. Checked during the fair at PISA last week, CCTV + alarm, 4~5K will settle.
@Tom
Got ppl selling at Mudah at ~970K. Btw, Sathu selling at 980K for a bigger land and build-up, 22X75. But maybe west facing. Last Nov found a Sathu owner, east facing selling 980K. Not sure already sold or not.
Thank you Bryan.@Bryan
when the 1R bypass road open, half of the zillion cars will divert to Jln Tun Dr Awang … then another half zillion car added when Heng Ee school start operation…few years back it also just take <10mins from Sunshine to Desaria…it turn into nightmare especially after Chong Cheng school start operation…
@Mad
Just want to understand, why additional cars will drive in Jln Tun Dr Awang after Heng Ee start operation? I think you double count the parents’ car and the south Sg Ara residents’ car. It is actually a same car.
Actually I think no one can say for sure, but logically speaking, there will be a lot more cars few years down the road due to all the construction around SPI and TR region. The whole South Sg Ara needs a proper township planning, as I have mentioned in other thread. I think TR is better in terms of traffic access, but probably don’t make a big difference when all high rises nearby come up. Look at PG bridge today, the jam is mainly due to jam at mainland side, not the bridge itself.
To make things short, for owners, please don’t just sit over the wall and watching, debating. All investors, speculators care are whether they make money. We have to help outselves out, and log report. Not saying all development should stop, but need a complete overall plan, not by individual developer who only focus on its own region. I think government needs improvement in this sense.
I think with 1R bypass open, it won’t attract so much traffic to Jalan Tun Dr Awang. Even without the bypass, they can still use Jalan Mahkamah (Mak Long road) to get to Tun Dr Awang, which is extra few hundred meters. And when I test drive, I did use Mak Long road and it was smooth sailing.
Even if the traffic to tun Dr Awang increase, I think it won’t be as bad as the traffic to ismail hashim. With the routes I mentioned above, the only bottle neck is on the traffic light next to Pantai hospital, where you have to turn right. The Heng Ee and the Vision Park will be on the future 4 lane roads, so even with increase traffice, hopefully it won’t be a bottle neck.
Response from Tesco: Hopefully they will do something. The initial response is good.
“Thank you for contacting us. We were delighted to read your suggestion.
We believe that Sg. Ara is a growing area which is well-linked to other populated areas in the Penang Island. Thank you for sharing your view with us and we will certainly look into this.
Hopefully one day Tesco can have another store in Penang Island to serve you better.
Once again, thank you for your time.”
I actually take this reply as a “no” from Tesco, for this moment and near future. Actually, sometimes there are certain items that you can get it cheaper in Giant.
Many ppl buy in that area because of the 1R new access road, + coming TR, FV, Reflection residents, I am sure the traffic load will increased.
Plus, after the road open, on the way from Bayan Baru to SPI, for sure SPI and surroundding residents will turn into Jln Tun Dr Awang.
Anyway, no big deal for 1R residents.
How about Clover? Are they building another access road too? Any idea?
@Ops
That will be N years later. But if you stay near SPI area, 1R access road is more straight forward. Maybe Sunway Merica residents will use Clover access road.
@kotun
by that time your 9mins test will be a song of yesterday..anyway, give yourselves a pat for all the effort, including inviting Tesco..
@Mad
Hello Mad. Agree. 9mins test will be a song of yesterday from sunshine to TR, 5 years from now. And I’m quite sure also, say 20minutes test to get from Sunshine to Setia Greens for example, will be a song of yesterday, 5 years from now.
@Bryan
It will be big deal for TR residents.. you will be stuck by tons of SPI residents at the junction waiting to cross to SPI before you can reach TR guard house entrance…
@Mad
I think you worry too much.
@Bryan
It definitely will be a problem.. TR entrance is near to Jln Mahkamah, which means you need to exit the 1R bypass road and enter Jln Dato Ismail Hashim first.. happy waiting at the junction traffic light together with SPI residents..
If the cars on the road are too many, even 3 lanes (per direction) could also jam – again, PG bridge is a very good example. Even North-South highway with no traffic light at all could jam.
As a soon to be owner, I would rather be pessimistic and worry it now than sorry later. And, I could actually say this is none of my business since I can work flexi-hour and don’t go out often, but I think everyone of us deserves a more sustainable, live-able environment.
I have written to the authority to look into the overall planning. Whoever owners out there, please do the same.
I think you do not have the correct information for your comment. Check the layout again if you have to.
I could do the same, to write to MPPP right? What is the process? Can I just email, or can I write a letter and mail to them? How did you do it?
Hello Mad,
I’m a bit confused. TR entrance is along the bypass road, not on the Mahkamah road. I don’t think TR need to use the SPI traffic light to get to Jln Tun Dr Awang. I think you got some of the info wrong.
Just curios, do you own any unit in TR?
@kotun
Sorry, a bit confuse on the entrance location. Yes, no need to exit the bypass road. but i guess most of the SPI residents will use the bypass road instead of the current Chong Cheng- Desaria route due to shorter and less traffic light. It is still probably a long queue stuck at the bypass road since SPI has thousands of houses there (SPI landed + LMCs + Reflection & MR soon, future – Setia Triangle, Orchard Ville & Sky 8).
Still considering whether take up TR.
@Mad
Hello Mad,
The bypass road is 4 lane, and Tun Dr Awang will be expanded to 4 lanes also (Ideal salesperson told me this). So it won’t be as bad as the desaria route. There will be more than 1000 of residential in SPI. It is not a free flow for them to get to the bypass road. The bottleneck for the SPI is the SPI traffic light. Bypass road to Tun Dr Awang, I heard that you can’t turn right, just turn left. so the traffice should be smoother.
Have you booked TR? If you have, what is your lot number? Only corner unit left. Better be quick. For me (other people other opinion), TR is the best that I can find. GnG, good access (9 minutes to around Sunshine in peak hours), double storey instead of 3 storey, quite okay price and southwest is set to boom.
Hello Tom,
Yes, I will be staying in TR, for few years. Even if I move to KL after that, I will not sell TR. Probably keep it and rent it out. My unit is on the driveway where unit 175 is (No 175 is not mine, I wisht it is mine..heheh). I think TR is a pearl within a pearl (island). Do you own any unit in TR?
Hello all,
We need to get this rolling. Let’s brainstorm what we want to request. Let me list down what I have in mind.
1. The fencing especially behind the clubhouse is low, even it meets std. Request Ideal to raise higher or pasang the sharp sharp metal on top of the wall.
2. Most of TR will get to Tun Dr Awang to go to work, and they have to turn right from TR guardhouse. There is a traffic light now. Request Ideal to come up with a better idea for TR people to turn right and get priority over SPI residents. Maybe block 1 lane, so that TR can turn right easily.
3. TR is bigger area, compare to Dua and Sathu. It makes more sense to have more than 1 guard location. Request one guard post close to the clubhouse.
Please chip in your request and we’ll put it on the letter.
My unit is on the driveway where unit 88 is but not that unit.I m not going to stay there but just leave there for future planning.@kotun
@kotun
For #2, how about ask IDEAL to build U-turn instead of traffic light? Should be more effective as mentioned by Bryan before.
@Mad
You mean TR turn left towards SPI and made u turn before SPI traffic light?
Probably easier to just go towards SPI and turn using Jalan Makamah if traffic is really that bad
how about build a flyover like the one at Greenlane near to Hospital LWE?
@j
@Mad
The bypass road is from Ideal, thus TR, DV and SV should have priority over SPI. We should let Ideal know about this. Or maybe let the SPI red traffic light to be really long, to go straight.
Mad, you don’t own a unit in TR, and actually own in SPI right?
@Mad
Hi Mad idea, That flyover near LWEH is brainchild of Teng Hock Nam…. U may want to write letter to him seeking his experience……
I don’t think the flyover idea will fly. Too costly. Just block one lane out of 2 lane, and let TR yield when turn right. Ideal only need to put bendul on the road, and then the orange plastic poles.
This sounds ridiculous. How about next time, Spi residence has priority to access mc Donald’s drive through coz the road and complex is by spi? Can I also say since i pay more tax, I should have priority using all government facilities like schools? I can accept if it is be coz hard for residence to turn, so, do something, but not this non sense reason. I m glad whoever propose this is not my neighbour.
@Sad
You are right. It’s not a win win situation for both Ideal and SPI with such thinker. I owned Sathu and i feel sad with such neighborhood thinking.
@Sad
@Zen
Hello Sad and Zen,
You are right. I think my comment on long traffic light was quite too much. I want to apologize and I take it back. Main ideas is to make sure that TR can turn right easily onto the bypass road. So blocking one lane of the road so TR can turn right and yield easily onto bypass road is all I’m wishing.
@kotun
Apology is greatly accepted … i thought would probably end up in some heat debate. Yes, I know how Kia shu typical drivers are, and just do not give way. For this reason, yes, I think something should be done. I sincerely hope everyone works towards a common goal to improve the region than trying to narrow to self problems. I am sorry what I said might have offended some, but after reading across comments in different threads, I just feel we still have a long way to go in terms of people. Most just care about how much dollar they can gain from properties. Many just dont care as long as not their business. This really make me feel sad and start rethinking if it is time to move on leaving the country. Well, it seems there is still hope now,
@kotun
Ideal just build the road. The traffic arrangement is local gov responsibility.
@Sad
Don’t be too serious in a forum. This is a virtual world.
I think one of the best solution:
1. SP Setia to build flyover connect SPI to the access road. The road at SPI is 4 lanes. Center 2 lanes go up flyover, bottom lanes for turn to left or right. Thus no need traffic light at the junction there.
2. People from TR & etc can easily u-turn on the road underneath flyover.
3. To minimize car pile up at the flyover, SP Setia should build u-turn /rouandabout after exit the flyover at SPI-end somewhere ahead (just like the u-turn described by Bryan at Ideal Vision Park).
Anybody sign snp already? I’ll be signing soon, but I’m reviewing the copy, before signing.
Under ‘Stamp and Registration Fee’, in mine is item 31, it is mentioned that ‘The stamp duty and registration fee for this Agreement and the subsequent transfer of the said Parcel referred to in subclause 11(2) shall be borne and paid by the Purchaser but each party shall bear its own solicitor’s costs’.
Sounds like the buyer need to pay the snp and all, when this is DIBS. I’ve asked teh salesperson, and he mentioned that this is normal for DIBS. Can anybody check their snp and confirm that it reads the same with mine? Thanks. Really need your guys input here.
Hello Mad,
Your idea is good, and will solve a lot of problem around SPI and 1R area. But it might be difficult to implement.
1. We need SP Setia in the loop then. This should come from SPI community, instead of TR.
2. The cost of flyover will be huge and make it even more difficult.
Another simple idea is to stick with what we have, but improvise. TR need to come up with an idea so that TR resident don’t need to scan one by one when the traffic light is green.
@kotun
koton and all, ezalor has started a good job by writing to MPPP to complaint about the potential traffic problem in the future by new projects in SPI (see Sky 8 thread). Let’s force Setia/MPPP to come out with better planning before new projects been approved. Please join the force (just write in to MPPP at the website) and get the stone rolling & gather more momentum!
@Mad
Hello Mad,
Can you share the link to MPPP? I’ll log complain at the earliest.
Hello all. Need your input badly here. Thanks in advance.
per my last check with sales person, she double confirm the legal is by developer (written in the booking form too), yet to sign my SnP, will be soon after finalize loan selection this week. But from the clause u shared, can if be referring to the strata title stage? Did IDeal requested you to prepare the payment for legal on SnP? pls share. thanks!
@kotun
as for the legal fee, is bear by developer. The MOT (transfer of strata title) later is bear by purchaser…
hi all,
agree to reflect the needs of proper township/road planning to the relevant authority, need more voices, pls share how to proceed & those interested/agree pls do the same. For those purchase for investment, smooth traffic arrangement will only increase your property value, for those planning for own stay, we especially need to ensure that for long run convenient & win win for 1R/SPI owners etc…
if anyone know how to write/ which mailbox/PIC to send such feedback/request, pls do advise so. Thanks in advance.
I think relau man has put up the info here already..
http://aduan.mppp.gov.my/complaint_eng.html
If small-fly new developers like GSD & GVC can build bus interchange and road expansion at Relau/BB to get project apporval, I don’t think it is too much to ask for a flyover from big developer like SP Setia..if they don’t have intention to solve the problem, let’s protest gao-gao so that no more new projects to make the traffic congestion worse…start from Sky 8 & Orchard ville…
@cm
Yes mine written on booking form too. The one on my booking form says
1. ‘Free legal fees and disbursement charges for SPA and Loan Agreement. (Excluding MOT)
2. Interest subsidy until V.P.
Same like yours or not..? Ideal told me not to worry since it is mentioned in booking form, and they only ask to pay remaining 10% when I sign the snp. They don’t ask to pay any other stuff.
I think we should also request the authority to build a flyover for traffic Bayan Lepas Teluk Kumbar direction at the traffic light further down. I remember seeing somewhere there is a plan to expand the lanes, but to me, building flyover is much better, and probably comes with little cost adder to the original plan. This will enable traffic to go through Batu Maung to FTZ rather than Jalan Tengah.
Booking form said like that, but snp does not sound like that..
You meat a flyover to fly through 1R? I don’t think it is suitable for residential area.
Just need to pay MOT, ~20K+ if your unit is 938K.
Both TR and SPI are great places to me, and we should not need to argue which one is better as this is just individual preference. I am glad now everyone starts to work towards a common goal, :).
Let’s post this on the SPI FB as well. We should not allow developers to squeeze every cents easily, at the end, we suffer, not them. I think there are many ways to resolve the issues as long as everyone starts thinking, contributing.
I never read a SPA that detail. Shouldn’t be a problem. Ideal is bad but not until that level.
@J
Yes, agree. I think it would be a good idea also to create Sg Ara South 1R SPI forum to exchange ideas for improvement. Can we ask admin to create one?
@Mad
This can be an idea – The lane at the traffic junction should be create another lane for turning into TR. With that, atleast the traffic that is going straight can still do so. The Traffic Light can be fine tune on longer duration for TR folks to turn into the taman.
Can anyone bring up our traffic concern in SPIRA (SPI Residents Association)? SPIRA should be able to communicate with SPS and MPPP with a single voice. I’m physically away though my heart is with Penang.
Hello all,
Just log my complaints, and gave suggestions. Please take your time, and log the complaints. If each one of us log complaint, they will for sure look into this.
http://aduan.mppp.gov.my/complaint_eng.html
Complaint raised. Thanks.
@kotun
exact same phrase on my booking form. If we need to pay sure they will ask to prepare the payment amount for legal fees together with the 10% when sign SnP, don’t think they will give a “surprise” on the signing day & add uneccessary hiccup to the signing process.
Suggest to call their lawyer 1st before your appointment date to clarify the payment is by who?
I noticed they have lawyer residing in Ideal office this few weeks, for OI SnP signing (lots of ppl signing SnP for OI due to their special offer if sign before 15 Mar), I tried ask that lawyer but he said for TR they use different Lawyer firm so he can’t advise coz he not sure on TR’s SnP details.
I will try to confirm with Ideal & the lawyer too, but don’t think lawyer will entertain me before any SnP appointment set, I am juz ab to sign loan offer letter end of this week.
@cm
Hello cm,
No need to pay. The lawyer told me that this is the std snp format. Confirm no need to pay. Just pay the remaining 10%.
@kotun
Thanks
@cm
Which bank you are taking? I’ve received OL from PBB & Ambank. Need to decide this week too. PBB offered full flext with BLR-2.4 while Ambank semi flext with BLR-2.45. Ambank can convert to full flexi after VP but subject to a convertion fees of RM500 (exclude setup fees of RM200)
@kaki
I would go with full flexi, even the interest is 0.05% more. Full flexi can help you to reduce your loan faster. Put any extra cash there, or dump your salary there.
Another thing that I looked for was, open charge vs fixed charge. If the bank impose fixed charge on your loan, if you want to refinance, it will have to be between you, bank and lawyer. So you have to pay legal fees. If open charge, it is only between you and the bank, no lawyer. You only then have to pay small amount to refinance. You could ask your banker, if it is open charge or fixed charge. I think my Ambank loan is open charge.
Almost mid of March. Is the progress catching up with the promised VP date, which is May/ June? I think they need another ~6 mths. If VP September, headache already because everybody rushing to move in by 2014 CNY and most of the contractor will be loaded, and I will miss the year end holiday for house moving.
When was the 1st SPA stamping date? Anyone?
@kotun
Actually, full flexi plus the current account maintenance fee will caused you about RM45 per month. You need about additional ~RM10K in the current account to offset the cost. So, full flexi actually required more managing work compared to semi flexi.
If those not really need to withdraw from the account, semi flexi is actually more relax, and the withdrawal on the extra amount you paid is only RM10 to RM25 (depend on bank) per time.
I am actually still weighting between the 2.
@Bryan
Hello Bryan,
Mine stated as RM10 per month on Homelink Current Account-i, AMBANK. It is not stated as RM10 + additional RM35. Is the RM35 hidden charges or something..?
I think for my case, full flexi works better, as I can dump my salary there, take money out from there, pay credit card from there and so on. As this will be quite a few transactions, full flexi will work the best for me.
Do you get up to 75 years old for both offer?
@Bryan
On the progress, to my untrained eyes, I don’t feel VP/OC will be sometine in June July. They haven’t even started on the clubhouse.
@kotun
The RM35 is the additional 0.05% interest of 90% loan for a cheapest bumi released unit, and will be higher if your unit is corner unit or type 24, and of course will be lower once your loan principle reduced.
Throughout all your banking activities (credit salary into the account and etc…), if able to create additional ~RM10K at all time compared to semi flexi, then full flexi is better.
About the VP date, I think I have to change my house moving plan. The new access road not even ready as committed by CNY 2013, during Dec’12.
Another advantage of full flexi is, event your monthly installment is assuming 4K, if you already dump in, for example, RM100K into the currently account, then, the minimum amount to sustain the account will be lower than 4K. If semi flexi, the amount is fixed. Extra payment will reduce the term.
really no legs for loan up to 75 years old, poor soul
Could not understand what you mean… Can you rephrase..?
I’m only getting up to 70years old. Ambank says he can’t get the full flexi due to DIBS. But seems like some Of you get it? I’ll get back tO the banker for full flexi package.
If you really want full flexi, try PBB or MBB. Only selective people maybe with good financial background can get full flexi from Ambank….. 😀
@kaki
My prefer combo (by priority) is waive MRTA, no lock in, full flexi, -2.45 (but can’t get all, so hv to choose 1 best suite).
am taking ocbc -2.4 with no lock in, semi flexi. Ambank offer -2.45 with 1 yr lock period in semi flexi also (same as urs). OCBC is on ad hoc basis approval, hence the DIBS interest i hv to pay 1st then claim back from Ideal… am not quite certain if this is the good decision (per the agent said, I taken the last quota).
But Ambank clauses in offer letter is very vague on the default terms & interest terms…(feel insecure) Did not take MBB/PBB full flexi due to the 3yrs lock in period & compulsory MRTA.
Spoke to AmBank agent and he claims that their system only allow Semi Flexi package not full flexi as the system doesn’t allow them to proceed with full flexi for project under DIBS. However right after VP we convert and all the rates (-2.45) will remain unchange under full flexi.
Kotun, can you verify that in your offer letter 1st page, the “Facility Type” is 506 xxxxHomelink? Mine is “502 HL Non-Statutory”.
@kaki
@kotun
any comment on the ambank offer letter clause#6.0 – default rate? it doesn’t have definition on the default terms like all other banks. Overall it contains very minimum clause, which am not sure is a good thing or bad, feels odd.
btw, mine is “502 HL Non-Santutory” .
PBB/MBB can waive MRTA.
@Bryan
MBB waive MRTA, but compulsory 3 yrs lock in, PBB some how force me to take MRTA & also compulsory 3 yrs lock in.
so u taking PBB/MBB? when you signing SnP? Ideal just follow up again, seems like can’t drag till Apr d, hv to sign in Mar most likely.
@cm
Offer from PBB, full flexi, waive MRTA and 1 yr lock in.
MBB full flexi, waive MRTA and 3 yr lock in. However, the monthly charge for the current account is only RM5.
I still have no plan to sign the SPA until MBB loan approved, and decided which loan to take.
Mine one all kau tim liao..
@cm
Default rate only applicable on overdue payment. Clause 6.1 describe they have rights to change this default rate anytime they like. So this clause will not apply if we keep prompt payment.
Anyone checked the latest VP date? I don’t want to contact them now to avoid them pushing me on the SPA signing.
According to developer, it’s now at 75% completion stage.
Visited the site last weekend. All the wiring done. Only sliding door not yet up. First layer internal painting also done. The sanitary brand is dolphin. Is it good?
Upstairs ceiling all have plastering. Save some money but not sure how secure is this. Downstairs only wet kitchen, dry yard and car porch are having plaster ceiling.
Count by the dry kitchen wall tile, the ceiling height is ~11ft. But the column (do we call it a bin?) took away ~2ft. So, if you want to do plaster ceiling to cover up the column, your remaining ceiling height will left only 9ft. Need some creativity at this area to utilize the 11ft ceiling height.
Every room has a aircon power point, but I din’t see any piping, except master room. About the aircon piping, the gos for conventional aircon gas was banned and will cease production. It is advisable to do the invertor type of aircon piping, so that you can upgrade you aircon in future. No issue if you already plan to install invertor type aircon now.
Staircase hand rail about 30ft in length. Survey during the home fair 2 weeks ago, the normal glass type hand rail is about RM250/ft. So, if want to change all, will take you 7~8K.
The guard house construction is started. It is ~80ft from the junction, measured by my foot step. The width is about the same with Sathu, 2 lanes each for in and out.
I went to visit friend at SouthBay residence by MahSing 22×75. The build quality is at a different level than TR. The material also good. It is sad to see TR quality.
@D.MAN
Appreciate if you can share more details in specific regarding the quality in SB? Maybe a few example?
And you judge TR base on the showroom?
@Bryan
I am not sure the old aircon pipe will be banned or not but as far as my aircon contractor told me that invertor (save energy) soon will discontinue as well. The piping cost of invertor is around x3 expensive than conventional aircon. Also, the workmanship is charging twice for their work as well.
Is a down point for not having aircon piping in TR. Hacking and concealing again cost another sum of money.
@Bryan
Tiles quality, Tiles workmanship, Tiles gap are a few of the main things I don’t like. Others still can be tolerate like paint job, switches, etc
@D.MAN
Agree with D.MAN. I checked out 2 SB houses before and build quality is one of the best I have seen. The other good one I have seen are certain SPI units, not all. Not meant to say others are bad, just some do better relatively. Just like Dua Villa vs OneR, I prefer Dua workmanship (if ignoring the sinking issue).
@Ideal
Why we are hearing different story? Btw, not much hacking required for the aircon piping as all the aircon in the room can be install at the wall facing outside, except the aircon on the family hall upstairs. For living room, piping already there.
@D.MAN
So, it is mainly tile issue. I has to agree that they are using low grade tile, but it is not the worst I saw. I like Ideal property mainly because of the design. Quality, not their strength.
@Bryan
“So, it is mainly tile issue. I has to agree that they are using low grade tile, but it is not the worst I saw. I like Ideal property mainly because of the design. Quality, not their strength”.
Agree with you. buy their landed house is still OK, you can still hack or even tear down & rebuild in the future on own land. Don’t buy their high rise condo, no way you can change the structure like main piping material & wiring, etc. will be suffer after few years when the material give way..
@Bryan & all TR residents
Can we gather our voice to Ideal to items below. We also need someone like you who have good writing skill to formally feedback to Ideal:
1. TR outside wall height increase
2. Suggest to have better quality of play ground/club house items
3. Use better grass for the walk way behind houses.
Please add on more if there is any.
Hello kaki. Agree. I sokong Bryan to take lead. I he has a lot of experience. Is that okay Bryan. Another item to add is,
4. A better system so that TR resident can turn right easily onto the bypass road. Right now there is a traffic light. If the traffic light is RED, after few cars, cannot scan already. When it turns green, have to scan one by one.