Just check out the location today, it is quite strategic. A few fall back i have now is
1. I don’t prefer road higher than house. (jalan bukit tengah).
2. Currently only have one access, it is kind of consider one way. you can only go out heading to Alma or simpang empat. If you want to go to Island, you need to make a u-turn. If you are coming from simpang empat, you can only make ilegal turn to the site.
3. Phase 1 is actually at behind of townhouse and a low cost Pangsapuri is coming up.
4.Most of the good spot already book by people. (my preference only, it may not be the same for you.

Beside than that, the height and size is more than enough. Price is consider cheap with RM 30 psf.

how u calculate to get RM30 psf?

the RM 30psf is the extra land you pay for corner.

@T,
oic, so u finally booked for the bayu villas ?
i have booked a 2ST at tropicale residency, will sign the S&P this month.

Well…I went today.
T, you’ve got the point here. The entrance or exit to the area is a big big problem.

no, i didn’t book this property, but i like the design. The room is spacious and due to it’s size is rectangle instead of square, it help a lot in term of design and arrangement. 23.5X50 leaving extra land at the side of 11.5X80. Although car park just 21 feets but the big land beside compensate everything. The design layout overall is quite ok plus now a day it is very hard to find RM 30psf in BM.

i remember the sales agent told me the best case is they can put yellow box in front of the entrance but no traffic light and the next one to Alma is too close. There is possibility of other entrance but you will need to wait for other project. From past experience, don’t put high hope for something which cannot control by you developer. So i didn’t put my money for this project.

Anybody can comment who is the developer who purchase the land next to this project?

it is confirmed the sewerage plant will be there?

200m is very near! i googled but cannot find it
asked developer, was told it is “seperated” by river, true? but dunno which river lar … when asked the land next to me it , was told dunno …

200m is very near! i googled but cannot find it
asked developer, was told it is “seperated” by river, true? but dunno which river lar … when asked the land next to it , was told dunno

Thanks Ken. Found it. I supposed the 3 “red things” are the townhouse? In front of townhouse is phase II.

Can i know which houses (specifically house number) that are near to main road rather than those near townhouses ? thanks

Phase 2 will be near to main road.

Any locals can comment whether area flood before as near river?
Also if traffic condition & air quality as in light industrial area?
Went to launch last weekend. Love the layout & size.. concern only above.
Any other semi-d projects comparable to this? Thanks

place booking for corner which is first row next to river..
my fren stay there for almost 3 year but no major flood even certain area in BM is flooding..
sewerage is not a concern even take example Taman bagan and Taman Inderwasih whcih the price is booming even sewerage just opposite them
main concern is just the main entrance…
hope side land can develop and eventully will have new road and more convinient to ppl in desa titi panjang

S, did you book last week or earlier…..

During launch.. So wat u think about this house I book. Mind to share ur comment cos this is my first property

@ S,
congratz on your first property.
I went to the showhouse during launch last week.
The house is nice and spacious.
The only problem i can think of, is the entrance (from ex-Krico direction) and exit (heading to autocity direction).
The sales person did tell me honestly that, the government didn’t approve traffic lights in the junction due to the short distance of another traffic lights around the area.

I agree this location is strategic as nearer to Autocity exit but exit/entrance may be problem. Good to hear no flood problem. Then house nearer river is much nicer as see greeneries instead of other houses/roads or existing townhouse only.

@max
i dun think is goverment problem..
as you can at inderawasih there…the traffic light there are so near and no problem at all..
if developer agree to sponsor to build i dun think it is a problem..
just hope 1 day there is new exit/entrance to this area…

Is take up good for the project as been 2 weeks since launch? Any extra info?

I’m managed to book 1 unit over there now pending loan approval…

i just visit the site today. Like the spacious built area & small land behind kitchen.
Whoever had booked the unit, can you share the package offred by developer? such as S&P wave? lawyer fees? bank fees?

i think the location of the project is good as the future Carrefour is just opposite & it is not far from autocity. Comparing the price with other similar BM projects such as BSG, Airmas etc which are over 500K, it can be consider quite cheap.

Yeah.. location is good as I timed <1/2 hr from FTZ smooth traffic as before Bkt Minyak bottleneck. I also don't mind the oxidation pond as didn't smell a thing. Worry now is if it ever flood as it's envelop by Juru river. What if water pump spoils for those buying right next to river? The other is how to get back to the housing area back from Carrefour or Tesco side as now have to do illegal turn?

Hi Sam, I have booked a unit last Sat. Developer covers legal S&P only, buyer need to cover legal for loan. Good thing is, TPPT is “anak syarikat” Bank Negara, and their aim is to provide “affordable” homes, maybe that’s why its a little cheaper than other nearby projects. Also, upon signing S&P, need not pay 10% immediately, pay after 60 days.
But, I was informed that the next phase will be 5-10% more expensive. Many people came to the Show Unit last Sat, many units are gone too!

Hi Bosco, which unit you had booked? I was told the same too when asked about phase 2 which is nearer to main road.
Currently still considering which is better, nearer to river which is better view or more to inland because worry of flood but nearer to low cost pangsapuri ???
Some sharing who concern on the entrance problem, if not mistaken to get back to Bayu Villas from carefour, we can make a U-turn at the traffic light infront of Ceva warehouse. But not sure if it is illegal or not…maybe can check it out….

I also had much considerations before placing my booking. I prefer to face a “taman”, but the units in Lorong Titi Panjang 1 are all gone. I don’t mind the flat so much, as the design looks ok. Only 3-storeys and 60 units anyway. I book the other smaller “taman”, and also facing the river. As for view, developer will build a wall along the river (tembok), thus I believe not much view. But at least, I hope, can prevent flood, if any.
I’m also unsure if the U-turn is illegal, I have been turning there a lot. JKR has plans for the entrance, but developer unsure what plans. JKR is waiting for the project to be completed, then implement the plan. Maybe they want to see the condition of the traffic first, then do something, not sure
@Sam

I just passby Ceva warehouse today, didn’t see there is “No U-turn” or “U-Turn” signboard there…worst case make a u-turn under the fly-over…. just drive another 200m lor…..:>
now my main concern whether if it will flood??!! coz I plan to buy for my own stay….

Looks like there’s more interest in this than expected:) Bosco, I didn’t know about the wall (low or tall) along river(north or west side).. If low ok lessen flood worry but still got “river” nature view.. Same worries as Sam on what if flood else it’s the best semi-D deal now.

Hi all. The developer said that the area is not flood-prone. Also, the townhouse has not experienced flood before.

I have checked on Sg. Juru and found the following article:(http://www.sungaijuru.com/v2/tag/juru-river-pollution/). Long article, just “search” for the word “flood”. Seems like flood is more prone at Sg. Rambai area. There is also another article on this (http://www.sungaijuru.com/v2/info-on-sungai-juru/) which suggested that flood-prone areas are near Taman Makok & Taman Desa Damai. On wikimapia, those areas are far from here (between Bandar Perda & old BM town), with the river much narrower in width and maybe more easily to flood. Thus, this areas is hopefully safe. Well, just my 2-cents worth of opinion.

Not sure how tall is the wall. Just know that it will be 55 ft away from the house. Haha, not sure if there is a “view” though

do some local survey & I was told a fren’s fren house behind Krico “sink” (car porch area), so the owner has to spend $$ to rebuild it. And his contractor told him that the riverside is ‘tanah paya” so the risk is there. Need to do more survey~~~~
anyone can share what is your finding?

hi Bosco
agree with your analysis, i’ve asked the local folks staying at the townhouse if that area ever flood, their replied were they have been staying there for the past 3 years and no flood even on that day somewhere in april this year where many parts of BM was flooded.

yes…i went there again today & ask the Kampung people, they said not a flood area…. :>

my loan already approve by Maybank….
still waiting for UOB to get my laon approval…
using UOB flexi, i did not need to pay large amout money to lower my interest rate..
just link it with current account and u can get back some interest base housse interest rate -blr offer by bank….

It rained overnight from yesterday to now on Penang Island thought of checking area out later today.. Ha ha anyone nearby want to go on site help survey river level first Yeah, area no longer flash flood nowadays AFTER pump installed all along Juru River. One pump is right at the end of the road can see in google map so the area “WAS” a flood area if you ask any older folks assumed resolved by pump.. Thus my question what if pump spoilt??

if the pump accidentally can’t work properly, it will cause flood like past months in known flood area, like sri rambai.

@L
Hi L, what you mean is If heavy rain & pump was not functioning during that period of time, it will cause flood, it is??

Hi, anyone go survey the river level last weekend?

Touch wood Good news is I went over yesterday and things are still nice n dry even after full day rain fall. Most units already snapped up except for those with big land but still low 500K. It’s a good buy for those not looking for pay maintenance for gated & guarded. Funny thing is low pricing makes people wonder as competitors without land is already 600K+. Should just hike up prices 5-10% to get sales going 😉

Hi all…I m staying in sri rambai one. @M, u r rite. It may flood if the pump spoilt or not in use due to some unforseen fault. Just like last flooding case happened in sri rambai, we guess it maybe fault of the pump guidance.

how to go to penang bridge from the site ? I need to make U-turn at the bottleneck jamme up of Krico traffic light?

Yeah.. if they put a traffic light, more people will consider.. With yellow box, potentially you can turn right when it’s not jam.. What would be a good alternative semi-D? Anybody consider BM Permai? Kensington Residence is smaller I believe. Others like Tropicale Residency is far away. How?? Worth it to take a risk here?? Feel free to comment.

Hi all, thanks for the valuable comments. Sam, you are right, if there is a flood AND the pump is not working, then it will be trouble. Flood does not need to happen frequently, I believe once is already enough…furniture damaged, walls need to be re-painted, and built-in kitchen cabinets need to be replaced. I can tolerate the yellow box, but the thought of flood is scary, especially if you have a young family. Rozhan was flooded too early this year, but the majority housing areas were ok. Did the developers raise the land? If so, how about this project?

@M, seem like u are considering many projects. i booked for tropicale residency. firstly i tried to avoid flood area, because my old house is at sri rambai. so, i exprienced flood. even if, saying that there is water pump would help, it might not guarantee for future bcoz many new projects pop up surrounding and the existing housing area will become lower and drainage might affected. so, i rather than look for higher area. this is just my opinion. and the concept of tropicale residency for the gated also one point i considered. the show units will ready may be august, u could check with office.

Thanks @L for input.. I’m researching now I’m considering between Bayu Villas & BM Permai undecided. If not for flood worry Bayu Villas would win as get much bigger land for cheaper price.

M, i thought BM Permai are fully booked for phase I? Phase II yet to launch.
Bosco, scary to hear what u said… touch wood touch wood.
buyers what is the best package that u got from bank? which bank? possible to share?

@stef
Hi, you already book a unit at Desa Titi Panjang?

Most banks give same packages BLR-2.4 long term.
BM permai a lot of Heliconia (bungalow) 658K & super semi-D (Viola Garden) left 710K but prices are already 150-250K more than here.

For Bayu Villas, I manage to test turn right into/out of the area assuming as though if yellow box is there. Manageble if no traffic. Else have to move a bit to Mobil where there’s a yellow box to turn, else really U-turn at traffic light..

stef, we can all have a pump committee to check it’s working if all staying there

Hi all, I’m sure the community would be great, already many great people and suggestions here on this blog. After much consideration, I am too worried on the flood issue to commit and have cancelled my booking. All best everyone!

@Sam, yupe, i have booked ..
@Bosco, thanks for ur wish!
HSBC gave -2.45 but somehow the letter format still under discussion of both bank & developer. if ok, good then. else, have to go for -2.4 from other bank.

Bosco, may I know which unit you let off? Should stay on as really good deal esp if you take more land as cheap. If worry about flood take the ones nearer road as should be safer but
I’m still considering those near river as one factor is it’s quieter more tranquil.
Stef, is -2.45 long term or first few years as PBB give -2.5 1st year, -2.45 2nd, 3rd year only

-2.45 is whole tenure & bond 5 years. but now both parties still unable to agree on the letter format. really hope that they can make a deal.

find intresting fact..
since 2002, seem there is a big project to prevent flood.
so is there any flood after 2002?
if no, then the flood prevention project consider successful
http://www.internationalrivers.org/node/138#ma-1

Yeah.. if willing to take risk and no flood, this is really a good deal. big land & big enough house at fair (some even consider cheap) price..

today go there again to check the land..i found out the front there got few kampung left and the area is lower than the housing land..might need to ask them is this area is flood area…
if not then might be safe..
however, last week i manage to get this sungai juru committe member they say they going to summit memorandum to CM Lim Guan Eng today regarding this sungai juru issue..
i hope our CM can find solution to 100% eliminate the flood issue…
haha

Wah. got CM to get involve also ah.. I think currently that area is NOT a flood area. What everyone is worried about is if it happens. Anybody finalized their deals already?

@S
Hi S, any progress on the memorandum, submitted already? I’m really interested on this project, just can’t make decision yet due to flood concern…

@M,
yes that area never been flood before..however, current water is raising…we cant guarantee the future hehe… i still waiting my banker to summit the approval letter for me to sign due to my house price deduct rm100 as my land area reduce 0.3square feet…haha

@Sam
u can try call the sungai juru community regarding the memorandum…
i not very sure regarding the progress

hi all buyers, the developer has called & said that they will not ask money from bank until the house is fully completed. just wondering, is the land a swamp?

From my observation at the site, the leftover trees beside the river there don’t look like pokok paya bakau. Anybody else went to the site that can comment further?

@ling, there wont be swamp area as u can see beside got coconut tree.
how coconut going to grow in swamp area

s, you got the point there.
Finally made up my mind booking for a unit near the small land beside the river. At first i thought it was too near to river, but after try to sneak view from corner of the townhouse area, it looks good to me =)
Just wondering why most of the house already painted even inside not yet complete? I thought painting is the last process? I was a little bit shocked to see the house is almost 50% complete even just launched ~ 3 months+. They already start building Phase 2 even just open for registration.

@ling
i just sign my SNP today…
my house is lot68 also corner near the river wan

Congrats S!! I think most people worry about the flood in long term but house size quite good for the price. Do you know the phase 1 take up % currently as seem quite slow and phase 2 already 10% cost more 513K. Just worry low take up and it becomes a bit deserted like Juru Heights and Cendana. I also don’t understand why Bayu Indah didn’t take off nearer to Autocity some more. I’m from Penang Island now considering mainland. Thanks for inputs.

@S, from the plan, I’m wondering whether the space beside your lot 68 will be a through road pass corner townhouse. . @ling, did you mean 69/70? You can buy both to make a big bungalow My previous post I actually meant Bayu Mutiara not bayu indah.

@S, nice number you got there =) I’m still working on my loan. Glad to meet you here. I’m 84. =)

@K, Yeap, my sister working in main con company in KL told that they using the normal material, so the house is selling below market price around that area. Anyway, i think the land in Penang worth more money than the house in future. Her boss knows TPPT and ask me don’t worry coz the developer sure will hand over.
Ya, i also notice both Juru Heights and Bayu Mutiara. Let me share with you my last week’s research. This morning, i also make a few quick rounds at Bayu Mutiara.
Juru Heights looks good when earlier but Sony took up many of the DST to turn into their hostel. It looks like another “country” now. haha.
I found out an article claim that Bayu Mutiara is swamp area and the development there causing the flood during April 2011. Taman Sri Rambai near Jit Sin is famous for flood and Bayu Mutiara is just beside it. I notice that there are still many Bayu Mutiara’s Semi D units available from their official website although cheaper than Bayu Villas because the 1. the entrance is behind the DST. 2. Too near to plastic factory. Anyway, the DST still looks good to me.

@K, if you are considering Bayu Villas, my advice is don’t wait for Phase 2. Some ppl might think that it’s nearer to main road, but try open up your map. http://wikimapia.org/#lat=5.3324774&lon=100.4476011&z=17&l=0&m=b&v=8&search=desa%20titi%20panjang&o=1
Do you notice a dead water area beside the show room? If you pass by the main road, you can see how’s the water quality of the river near Phase 1 compare to Phase 2 area. I think still many good units available right now.

@S, do you notice that your house is facing northwest instead of north? This morning i just brought my “lou pan” there. All this while, i thought my unit is facing west but actually little bit of southwest, lol.

Hi Ling, can you advise the sale contact# for bayu mutiara?

@chng, Sorry, i don’t have any contact for Bayu Mutiara. You might want to try this number from this website.
http://propertymalaysia.blogsome.com/2006/02/21/penang-property-focus-part-4-alila-and-bayu-mutiara/

@ling
I have tried, the phone number the service has been terminated and the sale office has been closed.

@ling
Thanks, I have tried, the phone number the service has been terminated and the sale office has been closed.

Bayu Mutiara has long been sold out, it is one the few mainland’s successful project in terms of sub sale value. When it was launch, the overhead bridge was not ready so that area/interscetion was very jam, now it is highly sought after property in BM.

Wow, lots of inputs again. I was very worried about flood also when considering this project as like river view more. Thanks to all recent comments, may be good to take it now as phase 2 nearer road noisier and also @ling mentioned have a dead water lagoon area I noticed with new BIG notice board there. Lou pan also come in so feng shui master here

Hi all, have all of you serve Google Maps, what is the thing locater right to the north of this project. If you see it, you may consider again if you really still want to buy. For those who have bought it, better you don’t see it, or else, you may regret.
The thing is just located to the north, after cross the river (Juru River), about 100-200 meters distance.
Besides, Juru River, is ranking top 3 most poluted river in Malaysia, i will not choose to face it everyday. Good luck, buyer.

Indah Water one izzit…

Acutally the exterior design is not good and out dated. The roof have two support woods makes it looks ugly. The main wood door is located at the corrner, expose to sunlight and rain door will damage soon.

@PenangHunter
Hi stupid PenangHunter, which developer company are you from ah?? I can see that you are trying to shoot here and there, discourage ppl from not buying. So which property that you think is good to buy ahh?? i suggest you go buy atap house enough lah.

any fengshui issue if house facing northwest?

Hi Stupid, since u name ur self as stupid.
I just give value input for people to consider. Buy or not, it is still depend on individual.
I am sure many of the read may follow my direction to search Google Maps now, before buy this Titi Panjang.
As u, since you behave so agressive, you mind be one of the buyer who have bought it, or you many be someone from the developer people.
Pls, this the purpose of the forum, as long as you did hurt people, then it find.
You are so Kurang Ajar of calling people Stupid. If you are so good, then you should control you emotion and listen to me. Now i have to call u Stupid.

@Deal, Do you mean the info from their official website is outdated?
http://www.amdbproperties.com/bayumutiara/
Do you know much is the market price for DST and Semi D at bayu mutiara now? I agreed that the location is good there looking at the distance from Main Road.

Hey, calm down everyone. Sorry for any bias comment previously. I’m just sharing my own analysis.

@PenangHunt, yes, i already saw that thing long time ago. It’s actually my major concern before considering to book my unit. Is the Plant already operating there or still in construction?

I believe every areas got it’s pros and cons. I’m also very sad on the water quality of Sg Juru but considering the location, surrounding, river shape, mountain location and layout, it’s a tradeoff for me.
Sometimes, you should just visit the site and the surrounding area before making your decision. There’s a small motor road beside the river, you might want to park your car at the corner of the townhouse area and take a walk there.

@chng, i agree the exterior looks not as good as some of the new Semi D around the area. If you have the budget, you should go for BM Permai or BM Utama. I like their balcony made of glass that look elegant. Just too bad it’s not within my budget =(
Anyway, do you know that there’s a reason why the main door is located at the corner instead of middle? I believe most of the house has the door at the side of the house. Actually, it’s better not to position the gate directly with the main door in term of fengshui as you will drive your car in and out everyday through the gate. Main door is the most important part of the house.

@sam, there no specific fengshui issue with northwest. Many things come into consideration if you believe such as land shape, river shape, the location of the house in the housing area and more. It’s really depends on what you prefer. One of the common criteria most people look at is house facing the sun in the morning or afternoon so that the house is not hot. Too bad, the beautiful Bukit Mertajam is located at the East of the area. So, it’s another tradeoff for me to choose house facing west as preferable mountain at the back of the house because Bukit Mertajam is just within 10km radius. If i have the money, i would choose Penang Island Property with house facing the east and mountain at the back. =)
If you interested, i can share with you my info personally instead of posting here as i believe, some ppl not really into this topic.

@ling
TQ for the sharing, I’m also considering a new project behind carefour Seberang Jaya, next to the river…. :> , really can’t decide yet….

@ling
Thanks fot the sharing, I am quite interested to buy Bayu Villas as it is within my affordablity. Hopefully still have units for selection.

@Sam
Mind to share the name of the project behind carrefour Seberang Jaya. I’m quite interested that area too. The rental is good there coz many doctors around. At this moment, I still can cancel my booking anytime if can find better property.

As @ling the oxidation pond was a factor in decision but so far no bad smell from location & river and also so far Jit Sin is top performing school next to it. River view is more because you know the land is Reserved so you won’t suddenly have a development right in front.

A positive factor I have on the house is it’s decent size and also able to move in condition. BM Permai I was also considering but honestly put off by too many glasses as it’s green and we need to have to have lots of curtains if we want privacy. BM Permai also have a communications tower that is very near. BM Utama is too expensive for so small later phase.

@ling
developer is Metro Jelata….

@Sam
Thanks. I have look at the details already. The project is indeed very attractive. The location is good, the whole project land is square, the layout is good too, the design is nice and also gated. I can see that the comparable price to Bayu Villas is their double storey terrace. The problem is any unit still available since so laku?

@ling
2nd phase soft launch by them but all already been booked. Only can be get with some undertable money. RM400k for 2 storey terrace no G&G.

@KK
aww, i’m tempted too on this property. I don’t mind paying undertable money if got unit available facing Northwest with river located on the left of the house. Think i should visit their sales office and the site this weekend to see the surrounding. Sam, i’m in same position with you now, haha.
I have just done applying my loan for Bayu Villas today. Worse come to worse, i still can get back my RM1K booking fees on Bayu Villas and recalculate everything again. ^.^

Hi Ling,
I’m also considering a unit facing northwest, will go to their sales office this weekend before making final decision… :>

@BC
Btw, we’re discussing about Villa Primero on my previous post. Are you considering Bayu Villas or Villa Primero? If Bayu Villas, i can help you give some points on the each unit no pros and cons for your consideration as i’ve done a lot of analysis before this. =)

@KK
Villa Primero guys just replied my email, “Sry, All sold out”. Should i be straightforward to them asking for “undertable” unit availability? LOL.

@ling
I’m refering to Phase 2 next to Villa Primero.

@ling
Yea, what i mean is phase 2 next time Villa Primero.. the buildup size is larger than villa primero but it is not Gated & Guarded. If you are really interested, you should go to Metro Jelata sales office and ask for “undertable” units.

what is the built up area & land are for Villa Primero?

@ling
Hi, if Bayu Villas, what is your opinion of the unit facing north or south which is infront of the 3 storey flat?

@Sam
Try avoid the house no 49 with the low cost pointing at the back of your house and also the house opposite the no 49 with the weird shape land with a corner shape pointing at the right side of the house. (both house got fengshui problem) If i were you, i would prefer house facing south but bear in mind that low cost might have a lot of motors coming in and out from behind your house. It’s will be a bit noisy if you’re the type of person that easily awake. That won’t be a problem for me. hehe

The reason i choose south is as you can see, the master bedroom is the biggest possibility that i will stay in. From the house layout, the best bed position will be the head of the bed sitting on north wall of master bedroom which means the beautiful Bukit Mertajam is at your back supporting you.

@ling
how about kichen? kitchen sitting at south is the best?

@BC
Kitchen best location really dependable on your house facing/sitting location. Think you also into this kind of thing… hehe (Kitchen is the 2nd most important area of the house).

Yes, my loan for Bayu Villas has been approved. Now in dilemma either to take full flexi or partial flexi loan. Anyone can share the advantages or disadvantages in details?

@ling
Which bank loan you applied?
Is the sale office accept credit card for downm payment?

@chng: I think most accept max 1-2K CC maybe for booking as doubt will take 47K or more for 10% down payment Have you booked or sign S&P?

@ling, full flexi is basically a mortgage loan where they’ll earn in charges and hopefully the “convenience” of taking $$ out you may more likely do so. It will suit prudent cash rich folks or those that cashflows in+out a lot like business folks. Partial flexi basically means you can take out or pay extra when needed but extra 1-2 days informing which I think is OK for most salaried folks as I did that last few loans to avoid all the extra mortgage loan charges. Appreciate correction on my assumptions.

I’m really still undecided on Bayu Villas as besides all the factor, it boils up to travel time to FTZ or Georgetown and staying on Island getting a smaller place midway eg Central Park. Any folks with actual move from Island to mainland experience can comment? Any pros & cons;travelling time, kids education such as any good national school, etc.

@K
Thanks K, I viewed the show unit and original unit yesterday. I like the design layout. I will booked today.

@ling
Hi Ling,
considered of the location, i most like will choose Phase 2 next to Villa Primero, the unit is facing northwest, kitchen at the south. Any comment?

@chng
I applied for Public Bank, UOB, CIMB and HSBC, lolz. So far, i think HSBC offer best rate if you plan for own stay. If for investment, i think Public Bank is quite good. I personally prefer CIMB but still depends on what they have to offer me when all come back to me later.

@K
K, Thanks for your explanation. I’m staying at Penang now too. My office is just within walking distance from my house. Actually i quite hesitate to move to mainland too but considering i might have bigger family in future + my parents might stay with me in future, that’s why i’m considering a bigger house. I can only get a condo in Penang with the same price which the elder don’t prefer to stay. FYI, the travelling time from Bayu Villas to FTZ is < 45 mins for normal working days. If Jam, then you should know better than me =). Hope 2nd Penang Bridge will ease out the traffic in future. At least got alternate route to back home since this property is in the middle of both bridge.

@Sam
Where is the exact location of phase 2? I don’t have the time to visit the site yet.

@ling
What is the rate that HSBC offer?

@chng
BLR -2.45

@Sam
Sam, try put your kitchen at southwest, northeast, west or northwest. Will have health problem with kitchen at south when your house facing northwest. If really can’t avoid, then put your stove at those location within the kitchen area. =)

From what I know, the direction of main door, stove, bed and the location of rooms in the house depend on the house main person’s (father/husband) year of birth.

Hi Ling & BD,

looks like the best way is hire a feng shui master when going to renovate the house?
Hi Ling, Phase 2 is next to the river too. Do you know there is 2 row of single storey behind carefoure? Phase 2 is in between carefoure & this single storey houses (exactly next to single storey). The site already been cleared & gated with blue colour aluminium plate.
For double storey terrace, there is only 2 row, facing northwest or southeast. For the row facing southeast, behind is 3 storey terrace, i feel it will not have enough sunlight because block by 3 storey terrace? For row facing northwest, behind is single storey, so no people can look into your bedroom :>

@Sam
haha, totally agreed. Just that i hope less renovation needed if you know some basics before you hire the master.
You got the point there on the privacy. If you think the other way around, the 3 storey building will block some view from northwest balcony and also wind coming from infront. Anyway, if for me, i will also choose northwest as Bukit Mertajam is located at your back within 8km and the mountain is more superior to the building. Best condition is house facing northwest and the 3 storey building behind. =) BTW, how much is the 2nd phase now?

@Sam
Villa Primero phase 2 for sale now? How much is the 2ST? Where is the location for phase 1?

I plan to buy a unit at Bayu Villa. Which unit do you think good? Unit 81 good?

Hi Ling & BD,

Let continue our “talk” under Villa Primero webpage….same developer….:>

@eenngg
81 is a good unit. Anyway, i personally think 83 is better than 81 coz the land in front will be grass or small playground = more fresh air =). come and be my neighbour la, hehe. I personally prefer the mirror layout of 81. if you buy for own stay, you might want to consider 94 coz more neighbours and if you have more budget, should go for 86. I notice someone just let go 86, it was unavailable before this. Go ahead with 81 if it means something to you. (eg. your year of birth)

IC. 83 also ok. 86 how much u know? Which unit u buy ling? 83 facing where u know?
94 door at right side, so bo gam.

@eenngg
I’m buying 84. Door at right side got any problem? my unit door is at right side. 83 also facing same direction with 81. I think 86 around 483k or 488k already, don’t really remember but it’s a corner unit. You think corner unit good?

Right door no problem… Just want pray god left door better lo. Conner unit ok but the way they cut the land not so good lo. Price 483k. Do anyone heard abt taman bukit minyak got new house?

Who else buying here? What unit no?

@eenngg
Ya, i also don’t like they cut off a lot of the front corner of the land. Hard for people if want to renovate the gate to park more cars. You know what is the land size of the no 86 compare to standard unit?

@ling
Hi Ling,
I’m going for Rivere Garden (phase 2 of villa primero)..facing northwest. I refer to Joey Yap’s book. after screening, it look better location than facing southeast…. :> hopefully it is a good choose…

Hi Ling,

The land size I’m also not so sure. I think around 3300. You want change? Actually you can design the cut off land become koi pool.

Hi Sam,

The house there for Semi D very expensive ler….

@eenngg
I choose double storey terrace lor….

@eenngg
Yes, i thought of that before because of larger land size and nicer house number. But i’m not sure if it’s worth it to pay extra 16k for the 500sqft land thinking of all the units looks the same because this property is Semi D and not DST.

Land is approx 30+/sq ft which is very cheap and great for those who have good plans for the extra land..

Sam :
Hi Ling & BD,
Let continue our “talk” under Villa Primero webpage….same developer….:>

Is Bayu Villa & Villa primero same developer?

Anyway, anyone know how’s the occupancy rate of the townhouses there?

@BD
Nope, Bayu Villas is under TPPT and Villa Primero is under Metro Jelata.
I heard from developer left 3 units available for townhouse. It’s around 90% occupancy when i make a few quick turns there.

@ling
Actually worth to buy it. Don’t think. Just do it. This is my 2nd property, reason is 1st property no land.

@Sam
Sure or not? Don’t follow my step. Now din buy SemiD with land, don’t know in future how much it will cost us. When I buy terrace, the conner with big lands only 200k+, now 400k+.

@eenngg
my main worries is whether it will flood in future? very near to the river.

hey, anyone can advice what is the total $$ for stamp duty, lawyer fees etc for a rm467K unit?

@Sam
Sam, that day when i went to the site to take my house facing direction, i met a passer-by on motorbike. He said that he has been staying there for 20 years and the flood the most reach the river bank only. He has a small farm of chickens and rabbits further up nearer to the Juru Sewerage through motor path beside the river. I asked him about the Juru Sewerage, and he says so far no smell. That’s why i stick with my decision on Bayu Villas after meeting this friendly Malay guy. However, he recommend those units at the center of the housing area.

earlier i did consider unit in front of the 3 storey flat…..but end up many comment received..so give up…

@eenngg
Oklar.. at least every unit also got land for Semi D. Some ppl advice that corner unit might be noisier and dirtier a bit because of beside the road. Anyway, i agree the price for the extra land is really great for investment for future but i’m buying for own stay. The extra land also give you better flexibility to renovate the house and also more parking for cars inside the house. Why don’t you consider of 86?

@Sam
Every house also got pros and cons. No perfect house. Just can give and take on our own preference. =) I haven’t visit the Rivere Garden yet, but i think the location is convenient there.
I quite familiar with that place. Sometimes, buying house need to use some feeling too.. haha. Too much consideration will let the opportunities fly away.

@ling
86, what is the facing direction?
I went to show house on 10/1, meet a guy there, he did comment where i feel it is true too. Do you have a think of the land where 2 river meet? the smaller river which currently flow with curve/snake? when a river curve, the river flow intend to wash out the land slowly, although there is 50meter from river bank, but after years by years, it might slowly eat up the lands. So it is better to chose unit at the center rather than near to river.

@Ling
86 bo lui la. See how lo this weekend when I visit the show house. Y u choose facing west? Sunset very HOT lo.
Go perfect home if we got many many money..

@Sam,
For lawyer I think you keep 10k lo. Actual amount I need to ask my friend. She known better (property lawyer).
Abt flood, do anyone know the land above sea level by how many ft? Maybe need to check.

@Sam
For your RM467k house:
Stamp duty S&P: first 100k 1%, after that 2% = RM8340
Stamp duty loan: 0.5% = RM2335
Legal fee: first 150k 1%, after that 0.7% = RM3719

@BD
Need so much? My friend say got 50% discount lol… If use same lawyer for all.

@Sam
Yes, you are right, that’s why i’m trying to avoid the house facing the curve and choose unit inside the curve. Actually, that’s part of the fengshui study also. 86 is facing west/southwest, i still can’t get the accurate direction yet since can’t go into the contruction site.

@eenngg
I prefer river in front and mountain at the back, haha. You might think i’m very supertitious. =P

@eenngg
I think stamp duty and lawyer legal fees cannot be discounted, unless the developer pay for you.

@Sam
I think you think too far. The river bank won’t erode that fast kua. Even if it happens later, it will be “repaired” before it reaches the houses.

Anyway, flood is a concern. All of us know that this river has caused few terrible floods in Taman Sri Rambai which is situated at the other side of the river many years ago. I’m not sure whether the side of Bayu Villa is affected or not at that time. The positive part is, no major flood for recent few years. This river was once rated as the most polluted river in Malaysia and even south east asia. Now I guess it’s surely improving.

@BD
You are right but if your own lawyer, fee can be discount but not on stamp duty.

Bayu villas will face same traffic issues as BM Permai especially when need to turn to opposite road. If local authority can place a traffic light at its junction, then it is good. otherwise will be a challenge to turn to opposite road especially when office hour time. No offence, just give some views.

i saw someone post this at BM Permai forum. O.o

“@ooi
we, the owners did some survey before purchase, including the mosque, malay area, and the traffic problems. don you think repeating those issues over here make this forum quite boring?! i believe whoever wanna buy property surely will go to the site, instead of going thru the property forums to decide.”

@ooi
I think how worse the traffic from Bayu Villa also better than traffic at BM Permai because they facing more traffic places that Bayu Villa.
From Bayu Villa can just make a twice right turn and no more jam.

Guys, which loan better?
1. BLR -2.45, Locking 5 years
2. BLR -2.4, Locking 2 years
3. BLR -2.5 1st year, -2.45 2nd & 3rd Year, -2.4 subsequently, Locking 3 years

@ling
For own stay, I’ll take no.1
For investment, no.3

Hi, latest visit to show house on 10/1, i was told there will be a yellow box at the entrance, no brick wall along the river.

Hi BD,
After rm8340 + rm2335 + rm3719 (~rm15K), still need another few K for lawyer, am I right?

Stamp duty S&P: first 100k 1%, after that 2% = RM8340
Stamp duty loan: 0.5% = RM2335
Legal fee: first 150k 1%, after that 0.7% = RM3719

@Sam
Ya, there are still some disbursement fees for lawyer who pay certain authorities on your behalf. The amount I’m not sure, but should be around 1k I guess.

Stamp duty for loan depends on the total amount of loan u get from bank, so should be less than RM2335.

@BD
Hi…thank you for the information.

To go out from housing area: Currently at night with no traffic, I just turn right. Else I stay on the right lane and eventually turn into the Pelita nasi kandar to turn out. If people follow yellow box, easiest to turn to petrol station first and then right turn.

Flood or not I think really depend on whether the pump house keeps working. Maybe can have house committee to ensure it’s serviced or working? Else, it hasn’t ever flood even after heavy downpour recently.

Dust near road is really true as my current house facing a road I earlier thought never mind but now have to clean house often. Also the sound pollution from traffic. So prefer nearer river now as have bigger land options also.. Then now worry flood

Anybody got any comment if really stay there, what are the schooling options both national & chinese primary?? I went to see a nearby national school that has sign celabrating just attendance “Congratulations, you are at school” which worries me

@M
For BM folks, more famous non-chinese school: stowell primary school, BM high school, BM Convent.

Chinese primary schools a lot, not much different I think, but near to that area are Ping Min Bkt Tengah, True Light Juru, New Beng Teik Kota Permai. These 3 are almost same distance from Bayu Villas. Others are Keow Kuang Bkt Kecil, Kim Seng BM & Sin Ya Alma. Kim Seng is most famous. For secondary school of course the famous Jit Sin, which your child can take a sampan across the river to go to school.

@BD
BD, Thanks for your suggestion. FYI, i have just accepted no. 1 as i plan for my own stay. Do you know roughly how much need to spend for refinancing in future just in case the -BLR suddenly dropped in coming years?

@ling
I have no experience in refinancing, can’t really answer u how much. But I think the fees should be the same like getting new loan, which include loan stamp duty, legal fees and various disbursement fees.

@ling usually you can write letter to reduce interest if change drastically and bank’s response depends on how much interest left. If different banks, you need to take account of loan agreement fees offset the interest savings or not. Usually yes, when your loan is still a lot

I may pop by the site to take a look again. Do you know if the showhouse is still open?

@BD, @K,
Thanks for the info. Yes, i think the show house still there even on weekends. Just don’t go too late in the evening.

I was there yesterday. Showhouse open Fri-Sun 10-5pm with some lots still available mostly big land or west facing. Look at site again and the triangle divider at entrance make it hard to enter from Carrefour and exit right.. According to the salesman, it will be removed together with yellow box.

Now wondering if this is worth investment for longer term if not immediate stay. Eg, will we get another house with big cheap land at this price 5-10 years later? This also have to factor in the place really will not flood.

Do you think it will become a worker’s hostel with Dell nearby like what’s faced by Juru heights? If not, it’s good as Carrefour and food available nearby.

Some discussions appreciated by those booked or even those already signed S&P on what makes you bit the bullet

@ling
For refinance, there are few ways to do this. Depends on which bank you have your loan now. Some bank can do refinance without any charges like Citibank.
Do you know there is a small chicken & duck farm nearby? Opposite your house there is a small path, go until behind and you can see it.
Do you think Unit 38 OK or not?

I tried travelling today to Bayu Villas after work to gauge the jam from FTZ. One positive factor is the the Ipoh/KL turn right way that goes to Autocity is moving while left 2 lanes going straight to Prai/Butterworth is jam.. Then at autocity turning left again clear so it’s good

@eenngg surprisingly I also walk the small path but didn’t reach the end, you’re more adventurous Is it a big farm , then it’s even lower than the housing area.

Also went to Carrefour which I didn’t know is open to look see and have dinner.

@eenngg
Yes, i met the farm owner during my visit but i didn’t go all the way inside to see the farm coz i’m thinking 1 person farm should not be very big. How big is the farm anyway? Will it cause any problem like flies and smell or not like in Tambun? BTW, i not sure where exactly is Unit 38. Somewhere near the bungalow unit right? The advantage for front part location is easier to tell people the location of your house when some guest visiting your house.

@ling
The farm is not big. No problem. Unit 37&38 facing TNB, so not going to buy.

@eenngg
i thought 61, 62, 63 only facing TNB? Anyway, what other problem if facing TNB other than the view not so nice?

@eenngg
Hey, is it unit 37&38 Phase 2?

@ling
Unit 37&38 under Phase 1. You want move to there?

@eenngg
No no.. i’ll stick to my unit. =)

I considered 37 before as nearer road and some land. 38 also have advantage if you plan an intermediate as you will hopefully face a nice bungalow.

Anybody sign S&P yet and how long can we wait?

Just spotted one new development with GnG concept in BM – orange villa by tah wah – http://tahwah.com/ProOV.html . I think its location is very strategic since it’s near to BM’s pejabat tanah and majistic court. any comments to share on this project?

Will the price of Orange villa beat Gemilang Permai? I think so… Anyway, it should be named as “sugar cane villa”

Their project at Bagan Ajam seems to be more interesting.

Called their sales, this is what i got – Price for orange villa, 3 storey terrace with roof top garden around 569k. 3 storey semi-d with roof top garden – 704k. Heard that got discount for early bids. Location looks good cause that area is near to primary school(walking distance), 5 mins to jit sin secondary school, gemilang permai and sri rambai pasar. 8mins to auto city. GnG concept with swimming pool and club house. Wow!!

It will sell like hot cake i believe !!

@ling
Do you know what they sell the unit so cheap?

guess they got the land cheap,

@eenngg
If you notice my previous post, i got mentioned why it’s cheaper than other surrounding properties. You should be able to notice if you visit their standard unit. Try see the hand rails on the stairs and the balcony compare to BM Permai. My sister working as QS told me that the materials that they use is just normal material, that’s why cheaper. Moreover, TPPT is a company under bank negara that aim to build affordable home. Maybe that’s why they can get the land cheaper.

they built the townhouse back in 2006, back then land should be cheap

@ABCD
hmm… got logic also. Btw, why still left 3 empty units for the townhouse? Those units any problem?

If eventually don’t get to stay, how much rental do you think this area will fetch? Thanks.

From mudah.my, two storey terrace at Bayu Mutiara is asking for a rental of RM800, fully furnished even at RM1800! I think original unit semi-D here should be around RM1000-1200, depends on the demand at the time it is completed.

@ling
I think only 3 empty townhouse units left is quite common. There are about 100 units there.

Anyway, anyone check the developer’s previous project at Mengkuang? The townhouse has about 50/50 mixed ethnicity, how about the Bayu villa semi-ds?

Yeap, i also think it will be around 1k for unfurnished unit looking at the current market price. Anyway, is this area easy for renting?

@BD
i think should be mixed ethnicity also as during my visit to the showhouse, i see multirace too. We won’t know until it’s completed.

I’m ok and actually encourage multirace. My worry is only if the area don’t pick up or become a run down area but unlikely as so many amenities nearby. Do really wish the traffic condiction improve though. Still undecided to bite the bullet or not?

Not easy to rent out a semi-D in BM area I guess, as most people prefer to buy rather than rent (if they can afford to stay in semi-d). Location is important, and I think this project should be ok.

However, if the property price keep on rising, most young people will not be able to buy landed house then, and will be forced to rent. We can expect more and more medium to high end condos to be built in BM area in the coming years, just like B’worth.

Good point @BD. Though mainland has more land than island, eventually housing projects nearby bridge will eventually get less and less and condos may be the next phase like what is happenning on the island. Second bridge area will be the next expansion site as already happenning with Batu Maung area prices are rising due to Southbay.

Mah Sing just buy a land in Batu Kawan for 2013 projects.
I think Bukit Tambun will develop faster than BM and bukit minyak soon.

@M
When you want bite your bullet? Buy in Pearl City or Bukit Minyak?

@eenngg
I also think anywhere near the bridge will develop faster in future. However, i got a friend ask me, “Why Raja Uda develop faster than Seberang Jaya even it’s nearer to bridge?”. I think in term of economical way for business, places nearer to transportation will develop faster for industrial and factories or commercial area. It may not necessary for residential area as many factors comes into consideration later.

Info to share:
http://www.360doc.com/content/10/0427/14/727656_25125475.shtml

@ling
Do you ask Feng Shui master to see your house?
Main door and toilet can’t in same line?

@K
Yes. That’s why I think property price in mainland pg will not drop. When landed house price is too high, apartment/condos will be built, then condo price will slowly increase here, and landed price also follow, as the land get less and less.

When economy turn very bad, island property will be hit first, and I predict more people working in the island will think seriously about renting/buying property in the mainland, as they are ~50% cheaper, and both areas are well connected now. Thus, mainland property price may keep on rising because of high demand.

Another point is, Bayan Lepas FTZ is kind of saturated. New industrial zone is at Batu Kawan. If mahsing really join in here, then we can expect the property price to rise significantly here in the future. I’m not surprise that at that time, Simpang Ampat/tambun/Batu Kawan are more sought after compared to BM.

@eenngg, may bite the bullet soon in Bayu Villas as nearer to Island though Batu Kawan may in future develop faster.

@eenngg
Where do you get the news that Mahsing bought land in Batu Kawan?

@ling
The reasons Raja Uda develops faster than Seb jaya:
– difference in race distribution
– power lines in Seb Jaya

@M
Why not just consider Pearl City? It is more nearer to 2nd link.

@BD
From one of my property agent. She in charge on that land.

BD :@K
When economy turn very bad, island property will be hit first, and I predict more people working in the island will think seriously about renting/buying property in the mainland, as they are ~50% cheaper, and both areas are well connected now. Thus, mainland property price may keep on rising because of high demand.

This is my first time I hear ppl comment about Mainland PG property is greater than Island property. As trace for history, every cycle of economy downturn mainland will hits the most. This is the fact.

Island is short of land. Population may grow but land cannot grow. That’s why the price keep hiking for new high. Compare to mainland, except those township which is owned by majority of Chinese can grow only. The best example is like Raja Uda.

Else, don’t expect your property price may appreciate if your area is full with mat rempit with all those dirty dirty stall beside the road side. I may not say the mainland property price may not appreciate but it will be higher risk not only depend on the location but also the population which is out of your control.

Code you another example, people more willingness to buy ShineVille Park in PG which is surrounded & populated by Ghost rather than chose mainland. With the same price, those buyer may get a bangalow unit in mainland. WHY still buy ShineVille park??? Simple, bcoz they believe that $$ gain in island property will be always better despite putting their whole family into a haunted township.

Batu Kawan is MSC and Seberang Perai Utara will be the second. A lot of giant factory will build there, then follow by SP Utara. The resedential rental is cheap, land is cheap, easy to develope compare to Island. One day, Island factory will move out one by one, due to higher cost living for their expatriate, and eventually island will become tourist place like Pulau Langkawi, with those rich man super condo. Those residential will focus in the mainland and more and more condo will also be built at seberang.

Btw, shinevile pask is too early to term as haunted township, let’s see once it is completed.