Take the list price. Less 10% and then add back the RM5,000 booking fee.

The speed of the take up rate for this project is shockingly fast much to my surprise. Once the Tanjung Bungah proposed link to Teluk Bahang takes off, RM 750 psf will look cheap given the uniqueness of this project. There are not many good quality gated and guarded concepts in Ferringhi.

To be able to sell their phase 2 and 3 a couple of years down the road, Mah Sing will have to make sure this phase 1 is a resounding success in terms of the quality of life for the people staying there.

New Double Storey Semi -D also no buyer with the price tag of less than
1 million. This project selling fast ???

@Truth
Where is this new semi-d less than RM1 mil…. tell me quick!

@Cape Crusader

Semi-Detached House For Sale-Jalan Sungai Emas, Batu Ferringhi
Listed on Jul 3, 2013

Price: RM 900,000
1,800 sqft / 167.23 sqm (built-up)
2,700 sqft / 250.84 sqm (land)
Freehold

David Gan-012-4016678

@Truth
Thanks…I doubt it is good if still unsold by now… facing junction? Other defects? Sinking?

Anyone has an inside they can share if the Tanjung Bungah proposed link to Teluk Bahang will happen? There was a lot of resistence initially by certain organizations, hence had the feeling the project has been shelved.

@Truth
Is the semi-detached in Jalan Sungai Emas gated and guarded? FR is along Jalan Sungai 1. Effectively different location.

Tropika Ferringhi 33 units are part of the FR project but are located on much lower grounds. Not very desirable if you ask me. The fact that they are landed and bigger is irrelevant as far as I am concerned.

Resistance is on the tunnel and rightly so because of its impact on the Penang Port among others. Most Penangites who are caught in the jam everyday are in general supportive of the other three proposed highways.

By the time my boss bought it few months ago, it was selling at RM 1mil, managed to earn 200k in paper just within few months time……wow!

@truth,
I drove in previously to the area of the old semi dees..different access from FR..these SDs have small land and builtup less than terrace..very different from F.Tropika.

Btw I think mahsing hasn’t factor in the hiway road in their marketing..later they will use this as reasons to hike price

@pwc

I agree. Once this highway is confirmed (which is highly likely), expect higher pricing especially for subsequent releases and phases.

It seems that Block D has just popped out of nowhere and it now classified as a ” Future Launch ” on the very site that the current visitors car park is – in front of Block A, B and C. Instead of 20 blocks / 200 units, FR is going to end up with 21 blocks / 210 units.

Can anyone confirm that this is the case?

@RealHot

I was probably the second person to make booking on launch day and there were 21 blocks initially. I was targeting Blocks A to D but MS released Blocks P to U only. I was told that the design for A to D not finalised and yet to receive approval (sounded a bit odd). I didn’t ask further since MS not releasing them.

@Block_R

The MS marketing booklet clearly shows a carpark in what Block D is now going to be sited. The same booklet also shows just 20 blocks.

Now that demand is good, another block pops up.

hi i am block T buyer. and i am surprise at the rate of sales now and that the Blk B are very expensive at 1.55 m ,for 1510 sq ft and the 1610 sq ft around 1.71 m before 9 % rebate. This is almost 55% more than what i bought it few months back.

If you look at the stock market, they have reached new highs. That means asset prices are going up, be it stocks or property. There is more liquidity and people have more money generally. Once property units are nearly all snapped up, it’s only natural that prices for the last remaining ones are going to be higher. Rule of economics, supply and demand. Good examples of this is Hong Kong, Singapore, and London.

I wonder how much next phrase would be psf?

@Alan. Stock prices can go up and down but I agree with you in that the wealth generated from stocks will eventually flow into property as has historically been the case.

The landed properties in Ferringhi are proving to be a hard sell even for the guarded and gated schemes as can be seen from the 32 units Tropika vis a vis the FR’s condovilla and the 44 units semi-Ds in Bayu Ferringhi vs the condos there.

The non gated landed properties in Sungai Emas brought down a listed company in the late 1990s.

Hello all, is there a website by Mah Sing that shows the site/construction progress? If there is, can somebody please share? If there is no known website, can we request from Mah Sing? Perhaps anyone of you can share a better avenue for us buyers and potential buyers to have a common platform to view site/construction progress?

Just spoke to Mah Sing rep, apparently Block D has been removed and apparently to cover their alleged increased cost, they have increased the selling price for the newer units. No reason was given why Block D was removed or what that area will be replaced with. If true, and not some marketing gimmick, hopefully that area will be added with water feature and more greenery.@FR buyer

Blk D was removed few months back to allocate more carpark. Their final approval was based on 20 blocks. The additional income from carpark sales is not enough to cover the loss of 10 units, hence higher price for later units make sense

There is a need for the visitors carpark in front of Blocks A, B and C where Block D is /was planned. Block D was never mentioned when FR was marketed.

Price increases since GE13 due to increased sales coming primarily from the 2 blocks ( H and I ) sold to Uplands who effectively become the ” anchor ” and the publication of the Penang Transport Masterplan that was out in March 2013.

It gave the construction of the new Tanjung Bungah – Teluk Bahang highway a timeline, from 2015 to 2020 which I estimate will reduce the time from Lembah Permai to FR to about 5 minutes from the current 12 minutes – Floating Mosque to FR – existing route.

The newly released blocks are also the prime blocks located either near the clubhouse / swimming pool or the Green Carpet.

The earlier blocks came with one car park. Now the new blocks all come with two.

Any idea on total number of units sold to date vs total number of units offered to date for sale? @RealHot

Excluding the 30% bumi units, the maximum is 140. Was told more than 130 sold but all that was assuming bank loans approved.

With the Uplands crowd, FR should be more lively compared to some other projects where the empty lots exceed the occupied ones.

Thanks for the update and info. Appreciate it.@RealHot

Based on this article http://www.themalaymailonline.com/money/article/singapore-home-prices-climb-to-record-as-loan-curbs-imposed , chances of real estate prices rising up in Penang island especially is possible. Bank Negara is reported to be looking at the possibility of putting a stop to DIBS. It has already introduced loan to value ratio for purchase of third property and maximum loand period for property is 35 years instead of 40 years.

BNM will probably copy Singapore and ban DIBS but the most effective measure to curb speculation lies with the banks. The banks need to be more stringent with their loans. Without easy access to bank loans, the speculators will be stopped in their tracks with or without DIBS.

BNM should also the RPGT rates upwards.

BNM talk only lah. The gov still needs to show some GDP growth to the world. GDP growth will be affected if they slow down property sector too much.

Just saw the Mah Sing sales chart for Feringghi Residence. Its marked 136 units sold (marked with yellow and red stickers) out of 180 units open for sale. Block A and O remains not open for sale yet. Based on 180 units open for sale, basically, 75.5% units have been sold. Sounds encouraging sales wise.

Anybody got updates on the construction progress?

Feedback from sales staff is that the subsale buyers normally buy to occupy. For FR, the buyers excluding the flippers, are from Uplands ( the school / parents / students ), MM2H and holiday home buyers ( foreign, local and Penangites working abroad ).

These type of buyers prefer gated and guarded condos, not too big so that they can just lock up and go home. For landed properties, they need maids. So not practical.

Distance between Lembah Permai and Hard Rock via new highway is 5.7km or around 4.5km to FR. Highway to commence in 2015. The priority is the first phase to Hard Rock – completion around 2017, linking up the existing roads along the Surin area and the subsequent building of viaducts and short tunnels. Completion to Teluk Bahang is 2019.

Once completed, the travelling time from LP to Batu Ferringhi is around 5 min. Staying in BF is more attractive given the vibrant night market, hotels, food outlets and the sea.

In the long run, the prices of the gated and guarded condos in BF will surpass those in LP. By foreign standards, the FR prices are still cheap.

The By-The-Sea project is already passed RM1200 psf despite being on commercial land meaning that the utilities are on commercial rates.

Moonlight bay condo and ferringhi residence are the best in batu ferringhi. both are condo villas low rise. moonlight bay good location on luxury bit of batu ferringhi but developer is ivory. ferringhi residence is by mah sing which is better quality wise. expect to rent this out at 4500 per month based on a 1 million price is ok.
two of my friends rent their moonlight bay condo for 5000 a month and 6000 a month currently and the price is 1.2 million only. so that’s a decent rental in Penang.

MYR 4,500 rental may not be enough to cover mortgage payments + monthly maintenance. But its a good price nevertheless.

For those with deep pockets, By-The-Sea is the condo of choice. SDB is a very good developer.

Moonlight Bay has very good views. Not my cup of tea though given that some are built on stilts. Probably no direct access to the new highway which is to be located behind it.

Is By the Sea built on reclaimed land?@RealHot

No, by the sea is not reclaimed land
it is noisy environment and prayers till late every night. not very good and certainly not tranquil
it is probably the worst in batu ferringhi but most overpriced project at 1300-1500 ringgit.
The Ferringhi residence more moderate price together with cheaper bayu ferringhi and island resort / moonlight bay. Those existing cheaper ones 500-600 psf, all beat By the Sea in terms of view and location. Mah Sing have better reputation as premier developer over SDB.

@TLOS. Normal land, not reclaimed. Prime piece of real estate. As long as SDB is managing the project, everything will be fine but eventually the JMC ( condo owners ) will take over. Not cheap maintaining the pump for the river.

@frbuyer.
Last I checked, SDB is 70 percent sold. Only the mosque facing units remain. As for the rest all sold.

Not forgetting by the sea is a beachfront condo between hard rock hotel and park royal. Just a walkaway from all the famous bars and bistros and restaurants.

Commercial value can rent like hotel.

Double glazed glass window filled with inert gas to filter noise.

New access road is just right in front of it.

Just the beach alone sets it apart from the rest of the developments.

Island resort poor build quality. Moonlight bay neither here or there along the batu ferringhi road. Bayu ferringhi is great. FR no view, a continuum from an abandoned project and if you have visited the site there is no exclusivity feel.

Westerners would prefer staying near the beach if given a choice

June 29th, 2012 at 08:22

Apple :
Wow… no comment on this yet…
Just read the property news today… they have received 3000 register! Where the ppl come from? Penang ppl so rich! Or from oversea? Anybody register?
“We have received about 3,000 registrations for Ferringhi Residence, which we expect to preview in July once approval is given.

I thought all sold out.

Although I am vested in FR, I have to say By the Sea is different product with Seaview and beach access. .in KL, SDB, E&O,YTL are boutique developer with unique design. .and to me MahSing is not in the same league altho their pricing is high in kl. .I feel mahsing have priced initial blocks low ie 600+ and with good resort concept, it has done well so far

I think by the sea is the only residential boutique beachfront condo located along the stretch of hotels. That’s why the premium.

island resort poor quality is acceptable due to low price 400-500 ringgit psf when launched. ivory quality isn’t meant to be judge, but view is excellent. At least no mosque buzzling around the condo.
Alila Horizons has a lot of foreigners loving it , they love the mountains as well. not just the sea. Many like to rent there .
Once the condo is completed let’s see which makes money when completed, The ones who buy 500-600 ringgit psf in FR or those who bought 1300-1500 in By the sea.
The site is now very nice with the Ferringhi entrance just erectedl, wait till the show unit arrives soon. FR should be selling 1000 ringgit psf if 1300-1500 is acceptable range for By the Sea.

You are comparing apple and orange. FR is by Mah Sing and by the sea by SDB.

Mah sing will be building so many phases.

By the sea is a boutique project. The only low dense earthquake resistance beachfront condo along the batu ferringhi stretch of hotels.

If you rent it out rm500 a night just like a hotel room, thats a lot of money.

Afterall during peak season all the beachfront hotels are fully booked.

Every condo has its good points and perceived shortcomings and whether one buys them or not depends on whether one is willing to put up with the latter.

FR – no sea view but so what!? The sea, sand and world class hotels plus world renowned hawkers food are just a short walk away.

MB – built on stilts but the matchsticks Pearl Hill Residences also on stilts are still going strong after more than 20 years.

BF – next to the antennas of Sri Sayang but we have wifi almost everywhere.

BTS – a boon for those who bought to let. Assuming average annual 66% occupancy and just RM500 per night, that’s RM 120k a year. Assuming 1200 sq ft at RM1200 psf, that’s a gross yield of 8.33%.

BTS – a bane to those who bought to stay because it will like a high end version of Gurney Park where the JMC is fighting owners who short let their apartments to hospital patients.

One thing is certain. Batu Ferringhi is the favoured place of residence for the well off and the rich do not have recession. So they will not sell at a loss.

Whether it is FR, MB, BF or BTS, once the new highway to Hard Rock is completed, prices will go up. FR and BTS will go up more because of their direct link to the highway. MB and BF probably less.

Mah Sing also has to ensure FR is a success because they have more phases to sell. Their phase 3 high rise is a beauty, on the artist impression, of course!

@RealHot

“No sea view but so what!?” Look for other condo projects with sea view
and this is WHAT !!!. This phase is definitely like stacks of boxes.

@Truth

Having problem understanding simple English? It means taking a stroll down to the beach. LOL.

@British

“No sea view but so what!?” = It means taking a stroll down to the beach.

Are you trying to be smart ? Don’t try to appear smart if you’ve got nothing
to say.

@kc
The beach at Baru Feringghi is a muddy soup of brown water…. no longer world class…. look at the sea opposite Queensbay Mall…. that is 1000x much better……gone are the days for the beauty of BF and TB….. gone…gone…gone… even Southbay has better sea…..

At the end of the day, it is still a lively beach with a stretch of 5 stars hotels.

I don’t think the sea is better anywhere else in Penang. Shit still goes into the water.

It all bores down to the location. Are expats going to stay near Queensbay Mall and Southbay? The answer is no.

The north is still the preferred tourist destination.

If By the Sea shares the same beach with Shangri-La’s Rasa Sayang, Hard Rock, Lone Pine, Golden Sands, Park Royal, Holiday Inn etc. I don’t think the question is about the quality of the beach and sea anymore.

It is more about how much rental you can get annually versus the amount you invested.

wah!….still dreaming about highway to batu ferringgi ah? they can’t even execute the one-way street properly, and you want them to build highway to batu ferringgi? ….:)

regarding this . BTS – a boon for those who bought to let. Assuming average annual 66% occupancy and just RM500 per night, that’s RM 120k a year. Assuming 1200 sq ft at RM1200 psf, that’s a gross yield of 8.33%.

However, after net rental and hotel management, regarding this, do you know there is 40% per night cost to maintain the room, with breakfast and also change bedsheets, and to put in hotels.com/asiarooms.com/airasiago.com and advertisement? 40% is the cost of the room rates expected to cover the cost. Sometimes promotion with airlines packages, even lower rental. 66% on 500 RM a night is too positive. Given only weekends have high and low occupany in the weekday.
So only that comes to gross yield of 4.96% before management fees and commercial rates.

@FR buyer

I think RM500 is just a benchmark for the room alone. Other additional costs will be added onto the RM500 if one plans to rent it out.
After all, BTS comes with 2 rooms, a kitchen, a car park etc Suitable for a family.
I believe airlines packages will be settled separately by the tenant themselves.

To get an Indonesian maid to clean for 1 hour is only RM12

Bedsheets and towels can be provided by management. Pay per use concierge provided by management.

RM500 is actually being conservative. I remember SDB did recommended to rent the units out starting from RM700 a night and SDB will help to manage it. Instead of just paying RM700 for a room at Hard Rock or Lone Pine. You get 2 rooms at BTS.

Peak seasons can charge a premium because all the rooms are fully booked:
New Year and new year’s eve
Chinese New Year
School Holidays
Middle East 3 months holidays
Public holidays
UNESCO Heritage Month
Hari Raya
November December peak seasons.

I believe the buyers of By The Sea have the holding power and most of them just leave it there as a holiday beachfront home.

@condomana
Agree… that narrow strip to BF will spell doom for the place…. people will avoid Batu feringghi like the plague in 2 -3 years when resorts start to come up in the southern part of the island

@Danny Ong

I doubt it will spell doom for Batu Ferringhi in 2-3 years.

It is like saying all the 5 stars hotel there and all the developers there including ivory, mah sing, sdb, dijaya are there for nothing? Let’s not forget about the escape theme park and the future water park there…..not to mention they have plans to build another hotel and wellness centre at teluk bahang.

It is all about location at the end of the day.

South of the island is not well established yet.

The day it becomes a tourist destination is when international hotels starts operating there.

That is the benchmark for a location.

This place is doomed! But doesnt matter coz these owners in this area are filthy rich!

@Truth. All your postings are negative and non informative compared to everyone else. So cheer up, mate, or take a hike.

British, if you do follow up on other forum as well, “truth”‘s comment is that way in every postings. Sometimes truth likes to use the same ID as others and post funny comments. It is really entertaining to some extend..:)

Hi kc,

Do you know why the sea in penang looks so muddy? That’s because we have been allowing people (households, eateries etc) to discharge waste water that contains pollutants (eg. cooking oil, washing machine discharge, food etc) into the sea. Go check out those premises along rivers and near the coast, you will see waste water from their basins goes straight into the drain, then straight in the sea!!….:).

Hi DannyOng,

For south to match north in terms of tourist or foreigner appeal, I think that’s a long shot. Furthermore, most foreigners who chose to stay in Batu Feringgi are the ones who don’t work, enjoy the scenic coastal drive and DON’T LIKE heavy traffic highways!!! That’s the main reason they don’t like it down south!….:)

@HUAT. You are right. Every forum has their resident clown. He is ours and his constant negative postings is just a reflection of his life – sad and pathetic. The way to deal with the likes of ” Truth ” is to leave him alone.

Let the foreigners spend their $$$ but encourage them to park themselves in Batu Ferringhi. We have more than enough traffic problems from Queensbay to Sungai Ara and soon to Batu Maung and Teluk Kumbar. We certainly do not need to have these foreigners in the mix.

Penang properties has ballooned but so have KL, Selangor and Johore, all of which are nowhere near Hong Kong or Singapore and with our depreciating ringgit, we can expect more foreigners snapping up the Penang properties chirping ” Cheap Cheap Cheap “.

Many expat teachers at the Prince Of Wales Island International School prefer to stay in BF and commute to the school via the Teluk Bahang coastal road.

BF has an idyllic feel and the locals by and large are very friendly and hospitable maybe because they are in the hospitality business. The food is fantastic and the entire resort is very much self contained.

Penangites are very lucky to have BF. A walk along the beaches of BF has a different feel compared to a similar walk along Gurney Drive.

Foreigners opting to stay in Bayan Lepas ? No, I don’t think so. Not after they have experienced BF.

@British
BF is fantastic? oh dear….you really ang moh living under a coconut shell……. really dun know what you are missing….

@British
BF is fantastic food ? oh dear….you really ang moh living under a coconut shell……. really dun know what you are missing….

@Danny Ong

You don’t have to be rude to a person’s honest comment.

Everyone has a right to voice their opinion in a rightful and polite manner.

If you really don’t find BF that attractive why bother trolling about it over here. It is ok to voice your opinion politely.

There is no need to say “ang moh living under a coconut shell”.

If you find the south better, then invest in the south. As long you are happy. No need to belittle other people’s investment or a certain area with your own vested interest.

We are all educated arent we? So lets be civilized about things.

Ha Ha Ha. Time to get a local girlfriend.

“We have received about 3,000 registrations for Ferringhi Residence, which
we expect to preview in July once approval is given.” Dated June 29th,
2012.

Already one year and it’s not completely sold out trying to mislead even in
the early stages with 3000 registrations. If only 7% of the registrations had
confirmed the bookings all could have been sold out.

How could all these praises for this project and location be true ???

@British
Get one from each race… that will cover all bases….

love this project and location and all the funny comments

correction:- first preview with offsite show unit was opened Nov 2012

also:- I registered my brother, sister and uncle so that they get informed when project opened for preview (very sorry for increasing the number and misled all of you)

one more thing:- few years ago, there used to be this bumi quota 30% of total units. Depending on certain conditions (65% completed, etc), developer can then apply to state government agency to release the quota by paying penalty. FR could remain at around or slightly higher at 70% sold units for some time until the release is approved.

@Dell Executive.

Great idea. Will do just that !

the units are selling quite well and i do not think they are selling poorly given the higher price of newer blocks. Construction just starting already sold 70% is not considered bad.

@British
BF and TB have lost their shine and attraction… ask your local gals and they will take you to new places to make out….. where the sea looks much better……

@Hsang Tsuah

where? please share lah

@hsang tsuah
If only making out can generate money. …otherwise you are just another hater.

Hi all, any latest progress updates? Just got a letter from the developer about a week ago claiming 10% payment for foundation works.

yupe, went to the site about 1.5 weeks ago, cannot masuk but can see work on the clubhouse, water features and guardhouse.

received same letter from lawyer for stage 2(a) payment, obviously foundation work has been completed at least for our blocks

@TLOS & @Block_R

Under DIBS, shouldn’t Mah Sing be bearing the interest? The buyers do not have have to cough up anything expect for the initial RM5k downpayment, right?

I do not know how this DIBS works. Please advise.

@RealHot

If your loan is 85% from bank, then you need to cough up 15% minus whatever downpayment. As the name suggests, the developer bears the interest cost of the 85% released during construction period.

@Block_R

Thank you. Does that mean that if the bank loan is at 85% and the project is 20% completed, the borrower must cough up 15% and the bank 5% with the developer bearing all the interest until the date of the handover?

Also when does the borrower have to start repaying his 85% bank loan – when the developer hand over the unit or now?

@RealHot

Yes.

Depending on your loan agreement, I have to start installment after full release of the loan. Under DIBS, the borrower does not need to pay the interest on the released loan.

@Block_R

Thank you.

” after full release of the loan.” = are you saying that you will only need to start repaying your bank after the developer has handed over your unit to you, say in 2016 ?

Yes, that is the clause in my loan agreement BUT there is also a limiting clause to say that the bank has the right to stipulate any amount, at any time and in any manner at its sole discretion!

@Block_R

Now I know why speculators find DIBS so attractive. Just by paying the RM5k and the stamp duty on the bank loan agreement, these speculators can effectively take a bet on a million ringgit property.

Thanks for your patience and explanation. I am sure you will make lots of money by getting in as early as you did because I think FR will be a success with the Uplands boys there.

Is that true about the DISB scheme discussion here, I meant just pay booking fee for RM5000 to purchased Property value of 1million and pay nothing until the project completed by three year.

@funny

Not exactly. Don’t forget this depends on the amount of loan that you can get from the bank. If bank decides to loan you at 75%, you still need to come up with the 25%!

If property is 1 million, rebate is 8% and you can get 90% loan, your initial outlay is 20K + stamp duty on loan agreement.

@RealHot

Every owner of any property will hope good appreciation. With property, it’s all about location. I like the location for stay (and education for kids) unlike some who (read above) thinks this place is doom in 2-3 years time. Will the person eats his shoes in 2-3 years time if this place is still popular! Wet World starting soon, highway at proposal stage, etc. I have no crystal ball but have good faith with BF.

@Block_R

The amount of the initial downpayment depends on what promotion there is at the time of purchase. The latest promotion entails a RM5k payment and the loan agreement stamp duty payment.

From the postings of the other contributors, it will appear that the main determinant of the prices of gated and guarded condos in BF is the hotel rates because it will then influence the price of BTS which if the postings here are right, people are buying with a view to let.

As BTS prices psf move up, the condos in BF will be pulled along. Tourism along side with the Bayan Lepas factories are the main industries in Penang and with the amount of time, effort and money that the state government is putting into the tourism sector, BF should do well.

Update.

The work below ground level has been completed for some blocks. Some of us have received payment notice for the scheduled 10%. If your loan level is 90% and 10% has been paid during signing SPA, then no further payment. For loan between 80% and 90% like myself, this will be my final payment until the project is completed

Anyone has a view that the E&O of Seri Tanjung Pinang project will help boost the real estate prices in Tanjung Bungah and Batu Feringghi? Based on what I read on this website, it seems or rather what is planned is pointing to a boon to infrastructure growth, especially roads and parking facilities in Gurney Drive area. Also planned are two bridges to Straits Quay and Gurney Drive. 20 ha of greenery is also suggested.

Tg Bungah yes but i am not sure of Batu Ferringhi. Perhaps it will, since there will be water taxi services to lone pine in the future.

The biggest impact will be Tg Bungah and Gurney drive. It is within the 3KM radius.

The biggest beneficiary will be the condos along Gurney Drive since there will now be no commercial developments in front of these condos. Just seaview and greenery. The residents will have to put up with the proposed 8 – lane Southern Gurney Expressway though. Still better than the highly congested road now with cars parked all over the place.

Tanjung Bungah, Lembah Permai and Hillside should all benefit as will Batu Ferringhi once the new BF – Hard Rock highway is built.

Agree. I think besides Gurney Drive, Tanjong Tokong will also greatly benefit from this. However like Marina Bay which faces the reclamation and construction for the next 20 years, it’ll be dusty and noisy.

Tanjong Tokong, of course, will benefit and so will the Pulau Tikus area. In fact, Pulau Tikus all the way up to Batu Ferringhi have historically been the favoured place of residence of the better off in Penang.

Hopefully, once the Gurney Reach reclamation is over, the hawkers currently at Sunrise will be moved to a better location with proper sanitation. No doubt, the long suffering house owners along Sunrise will be glad to see the back of them.

Hi all, apparently, official launch wil be done by Mah Sing at site on 7th September 2013. Its anticipated that the site show unit will be ready as well by then. I have been informed that Block C is almost completed at site.

Dear all, can anyone advice if each units are installed with intercom to the guardhouse? If its not, can we collecively request from Mah Sing? Its a good and effective security measure.

there is a voice intercom point according to SPA

Thank you. Will check the SPA.@Block_R

Doubled checked with Mah Sing, voice intercom is part of the infrastructure, they just have not decided which type to be installed yet. Hoping it will be both voice and graphics based intercom.

Reading the development or more like fathoming the cause and effect of increase in fuel price and GST being imminent in the horizon, I cant help to think that any new units in FR to be sold will see a moderate price increase. Once the units are completed, assuming all things being equal, the secondary market will see at minimum a 10% increase in base price?

2~3 weeks back, few units left for the highest floor, cheapest was 750 psf after rebate, not sure if still available

when is the site show unit open? on sept 7?

I was told by Mah Sing sales office, September 7th a couple of weeks ago. Best to check with them as construction for the show unit may have slowed down in speed due to bad weather. Do let us know if you visit the site and manage to explore the show unit. Any updates on the actual site will be helpful. @Blk T onwer

it is sept 21 grand opening
http://www.mahsing.com.my/home.php

Are the buyers invited? Or just an opening for the potential buyers? What I meant is that is there an event specially for buyers…..

for all.
Though no invitation has been send to me.

I did not get either. Its probably for the potential new buyers.

Even for the initial preview and soft launch, I don’t have a good impression of MS marketing team. I suspect we will be notified shortly before the actual date! I think most people would expect at least three to four weeks of advance notice.

I am not in penang and hope someone can post photos of the site units etc

Hi all, just got the invite via snail mail today.

snail mail? what’s that?

Conventional postal delivery @Blk T owner

If you guys visited i-property convention at Straits Quay this weekend. Mah Sing has a booth there and they have been giving out flyers to everyone about its event on the 22nd of September at Batu Ferringhi.

anyone going on Sept 22?
is the show unit gonna be nice?

Echo our thoughts Blk T owner, if any of our FR comrades attend the opening ceremony, please share with us in this forum your thoughts on the show unit. Looking forward to hear from any of you who is at site on the opening ceremony day….

i will attend

There are some site photos at their website..generally look good except the orange colour fin look weird..

Cool Ben….please let us know your thoughts after you visit the site. Thank you.@benlim

Thanks for the info. Just viewed it. The link is http://www.ferringhi-residence.com.my/siteprogress_gallery.php. @pwc

The latest astro box requires two cables instead of one. Check that it is so, otherwise we need to run the cables thru the unit … ugly!

http://www.ferringhi-residence.com.my/siteprogress_gallery.php

The show village was not impressive. . landscaping basic only

@pwc
i went there as well today to have a look at what they have done on site.

The had 2 show units at Block C. One empty without furniture and the other completed with furniture.

To be honest, i prefer the empty unit better because it reflects the spaciousness of the unit itself. Ideally, the size is just nice for a small family.

The renovated unit sucks in terms of its ID. Nothing to shout about. I like the kitchen though. I like how they separate the dry and wet kitchen with the maids room behind.

However, in terms of the landscaping, it is a bit too early to say anything. At the moment it is not really impressive yet. The swimming pool at the club house is pathetically small. The landscaping looks like something that you will find at Alila Tg Bungah once it matures.

I found it a bit expensive for them to be charging RM0.30.sft for maintenance. Considering the fact that the pool is small and most of the money will go into maintaining the plants.

I am comparing the maintenance with E&O Quayside that has a 4.5 acres water park with landscaping much better than Ferringhi Residences and they are charging RM0.35.sft only.

If i am not wrong it used to be RM600/sft only. Now they are selling it for RM800/sft. The cheapest unit available is from RM1.33 million onwards, previously it was going for RM960K and this was about 10 months ago. All you have to do is to get a 90% bank loan approval. If you succeed, you pay only RM5000 and everything else will be taken care of inclusive of the 10% deposit, with DIBs, legal fees except for stamp duty.

I agree with you. It is nice but not impressive.

So happened to drop by to have a look as well.

Landscaping wise it is not very impressive. Just basic plants.

I guess they can do something about it later.

I think what appeals the most from this project is the simplicity of it.

I visited the site yesterday as well. The landscape is nothing to shout about yet. However i believe once the whole development is completed perhaps it will look much better. Just think of it as a simple garden for you to walk around and that itself can be very relaxing.

It gives a sense of a low dense village living. Secluded inside of Batu Ferringhi, further away from the beach and near the hills. No sea view, far away from the hustle and bustle of the city or even Batu Ferringhi.

The only other development that is similar to this would be Alila at Tanjung Bungah.

Swimming pool at the club house is simple as well. A bit small.

Price wise. I don’t think many people would be able to afford it now. They would like to own one but the banks won’t loan them the money.

I believe there will be many more blocks to be launched in the near future judging from its master plan.

@Simple
Ground floor units with garden view is going for RM1.8 million. Very expensive.

The landscape is very basic. So why should one pay so much for the garden view if it is not impressive at all.

They should plant more trees with flowers around the garden unit to make it attractive to buyers. Perhaps add some water features to it as well.

I believe when Hunza first launched Alila, the show room and landscaping done by them looks so much better than Ferringhi Residence.

All I am saying is that they could have put a bit more effort into their landscaping and people would be very impressed. After all the selling point is the landscape and water features since it doesn’t offer a sea view.

I am utterly turned-off by the way how the show house and the overall landscaping of the Ferringhi Residense. It was not well done and the pool was like a fish pond. In actual, the place was not even ready for opening ceremony as the toilet was even flooded when I was there.

The entrance to the block itself feels a bit more like medium cost apartments and there is no sense of grand to it given the price of >1million. I believe Mah Sing have to do more to impress more customers and not doing a half-past-six job to quickly sell off the remaining of the units.

The club house is small and all the plants were so basic. I so hope that they can fix all that and make sure this property sells well. No point of selling high end property but give such a shoddy job for everyone to see.

@Calistoga

I cannot agree with you more. Mah Sing should really have more pride in their project. The pond is so near Block C that they might as well tear down that block and expand the pond if they are still bend on calling it an infinity pool.

The pool at the club house is pathetically small. I am not sure whether i should call it a fish pond or a pool. There is no point calling it an infinity pool since there will be no sea or horizon in sight for it to merge with.

Visited the show room on Saturday

Nothing to shout about. It makes me wonder, why would someone pay so much for a shoddy work like that. They could have at least splurge a bit more on the landscaping and interior design to make it look more like a million dollar condo. The corridor leading to the units feels very basic. There isn’t a lobby for every block. It is pretty much a walk into your units or take a lift concept. Not much space left for anything at the ground floor. The “wow” factor is missing.

After all it comes with a RM1.3 million price tag to it.

I hope mahsing is reading the feedback from buyers here.
The landscaping is bad. The lobby/foyer area is too simple.. the pool is disappointing.
It seem they have already sold about 80% but still they have to look good for next phase.
It is still not late for mahsing to improve, I will visit again in 3 months and hope to see big changes

The lobby is more befitting a lower medium cost apartment and the carpark space is totally cramped. Truly shocking for a million ringgit condo.

They claim they sold 80% but when i look at their master plan. There are 17 more blocks (havent launch) on the right hand side excluding block A,B and C that was launched on that day itself. In total it is another 20 more blocks that they have yet to sell.

So if they want to make it a success, they better take our feedback seriously.

I am not trying to promote By The Sea but perhaps Mah Sing can pay By The Sea a visit and see what they have done with the rehabilitation and landscaping of the river. That is what i call impressive. The river rehabilitation itself cost RM2 million. So perhaps Mah Sing should splurge this kind of money into their landscape as well. Since that is their selling point for their whole project.

Huge disappointment after visiting the show room. I guess the only security is the guard house. No glass lobby with access card system. Recently there have been many break ins at BF. FR is quite secluded and seems like a future potential target for burglars.

hi
i saw that too this weekend. I think it is just avg and no premier feel like residence series like Garden Residence Cyberjaya or Icon Residence in Mont Kiara.
Despite such bad feedback above, I am surprised they sold over 10 units over the weekend too.
They launched blk A and O as well.
I thought FR wasn’t better than Moonlight Bay condovilla after viewing.
it is similar quality or worst than Ivory Moonlight Bay, as should be Mah Sing – more premier label. MB even has a jacuzzi and marble tiles.
Nevertheless, am happy as bought first time in Blk P-U, where the prices are 40% cheaper than new blocks.
The 1510 sq ft looks bigger in the real mock up unit than in Southbay.(second floor that day was open too for kid’s play.
But the garden unit is disappointing.
Hope things become better and the other parts like Flying carpets part looks better. As i feel it is very rush this and the letter box of the blk C were ugly.

Sold 10 units means given deposit of rm5k and pending loan approval. 0 out of 10 would get their 90 percent loan approved. You have to be a first home buyer to get 90 percent. First home buyers wouldnt be able to afford something above rm700k. This is going for rm1.4 to rm 1.8 million.

Quality wise, it is not up to standard. Block C is pretty much the finished product and thats all you are getting

For those early buyers that bought below rm1 million, thats a good buy. As for those who are buying now, I would advise you to consider else where.

Maintenance at rm0.32 is not cheap as well for the basic landscaping and small swimming pool etc

Club house is so small.

If you have a budget of rm1.4 mill you can certainly buy something way better else where.

For 1.4m, buy a nice terrace house with backyard, total build up at least 3k. Since the developer increase the price so much, it means the consumers are just paying the bank interest for them now.

@kc,

You are not wrong to say that you can’t get 90% loan if it’s not the first home, but must remember not first home doesn’t mean you are still paying mortagage for the first home. The buyer could be someone in his 40s who has finished paying off the loan for his first home, therefore still can get good financing from the bank for his 2nd home, and not to mention cash buyers.

@jackpg,

What can you do with RM1.4mil nowadays? …:) The price of properties have risen far more than the rakyat’s income, this is an undeniable fact, which is vividly reflected in the increasing % of household debts to GDP….:)

No doubt the price of properties have risen temendously and buyers have to bear the cost. But if the developer is charging excessively compared to the other projects, e.g. >rm800/sqft, then as buyers we have to be careful. Is the area or land there so much more exclusive for them to raise the price so much? Developers take loan from banks and they are paying interest, so they raise the price to get more profit, and as buyers we take more loan to cover it all. One loan covering another. The people who benefited are the developers and the banks.
Be smart about our choices.

No doubt the price of properties have risen temendously and buyers have to bear the cost. But if the developer is charging excessively compared to the other projects, e.g. >rm800/sqft, then as buyers we have to be careful. Is the area or land there so much more exclusive for them to raise the price so much? Developers take loan from banks and they are paying interest, so they raise the price to get more profit, and as buyers we take more loan to cover it all. One loan covering another. The people who benefited are the developers and the banks.
Be smart about our choices.

Hi jackpg,

You are right, with a buoyant property market, developers and banks are having it easy. The biggest gainer of them all are land owners…:) Batu Ferringgi is a place for “lifestyle” rather than “practicality”. It’s not a place for parents with school going kids (unless they go to Uplands), nor is it a place for young working people who have to drive to work everyday. So there’s no stupid choice or smart choice when it comes to “lifestyle”, its only a matter of preference.

A retired couple who don’t go to work, and don’t like to see their relatives’ face during the festivals might choose to live there so that the relatives would find it too far to visit them…:) So with trendier housing, they can isolate themselves from others and yet still feel happy living in a nice trendy house. Ain’t that worth paying for?? Is that stupid or smart choice?…:D

Batu ferringi area sound like “oldfolk home” , good place for retired ppl, better built one private hospital there , good investment. @condomana

Even MS project at Batu Maung, the Loft, is also over-priced. Built on cheap(er) land still want to command RM900/psf. Developer thinks our money grows on tree. Their website looks so well designed, but as a matter of fact it is nothing but 2 blocks of normal condo in Batu Maung.

Latest news for property market, Not familiar with OMD developer from KL, this developer plan to built home at nearly half price from other developer, which meant will be below current market price. What will hapoen if this effectiveness home plan suscess.

before u say something, do you think what you said is logical?

@say, if you do not have anything intelligent to say, its better to say nothing ok… thank u

Hi Benny you sound like the old lady in fashion police program Joan River to me.@Benny

dont hentam me, read property news from OMD developer, ijust say what they said, anyone can upload the article here @say what?

@say

This OMD is not from KL, it’s from Penang Changkat Bukit Gambier. This Alan Mak is just trying to get the gov’s attention knowing that PR1MA will be embarking on building affordable homes for the rakyat. He has certainly exaggerated things when he compares a RM1100/sqft Bangsar property to the RM250/sqft that he can deliver (he is already dreaming about getting free land from PR1MA to build affordable homes!). Any developer can do that if you take out land cost, that’s why it’s still possible to sell condos at RM300+/sqft in Butterworth…:)

Nevertheless, if PR1MA is well executed, it is surely possible to sell good quality condos at not more than RM300/sqft. So Shineville speculators, take note of this :-

http://www.thestar.com.my/Business/Business-News/2013/09/23/Farlim-sells-Penang-land-to-1MDB.aspx

Dont believe everything you read. Learn how to filter as well. We all know that bulk of the cost goes into purchasing the land. Now let me ask you, if you are the owner of a prime piece of land you would certainly want to maximize your profits by either selling it to a developer or through a JV. Which owner would be so stupid to sell at a cheaper price? Perhaps 1 in a million. In the long run its not a sustainable business. The new developer need to know that bulk of the cost goes into obtaining the land. Even through JV the owner would still want to make the most out from it. If the story is too good to be true usually it is. This new developer has no landbank. Their current jv project is only 1 acre. What you are getting at the end is of a different quality again.

FR is quite impress me.. except the swimming pool.
It is a resort home concecept compare to normal condo, thus, im still ok with the show unit.

as i know, MS going to spent about 8M to build their landscape, lets wait the whole development complete.

@ABC
I am not impressed after visiting it because the price tag is RM1.4 million and above. I would expect it to be of RM1.4 million quality

I am an existing buyer that bought earlier and i am very disappointed with the end product. I hope there will be improvements in the future.

@ABC
If you call that impressive please do visit projects like Quayside. For RM1.3 million you can get something beyond “impressive” there. The landscaping there is so much better than FR and the water park is so big and better than hotel. Maintenance RM0.35/sft

The Mah Sing management should make a trip to Straits Quay and see for themselves the meaning of the word ” QUALITY ” because if what we are seeing at FR now most certainly is not, at least now for a million RM condo.

The puny lobby itself is crap and instead of having just a single card entry as we were told by the sales person, we now see two open entrances with two small staircases – I really cannot imagine why there is a need for two staircases in the first place.

For the type of money that we have paid, the word ” shocking ” doesn’t even come anywhere near to describing how we feel.

The are many genuine buyers here expressing disappointment with what we saw at the show village. If Mah Sing is professional, they should listen to the concerns voiced here and take actions to improve seriously.

I was going to buy a unit at The Loft but after seeing FR, I count my lucky stars that I didn’t. The entrance and staircase look similar to the PDC low cost units at Goh Teow Law.

The Loft or FR stairs look bad?@ReallyLOL

So did you buy a unit at FR?

If you have high expectations for this project before you visit the show room you will certainly be let down.

If you had picture FR to be of resort quality, you will be disappointed after viewing the show room.

After reading all the feedback and comments here, everybody has pretty much said what was on my mind after i visited the show room this week.

I was at first interested as well to buy FR but after viewing the show room, i am taken back by the shoddy workmanship.

Perhaps i shouldn’t expect too much from Mah Sing and FR then i won’t be too disappointed.

Any developers that embarks on a project that promotes a certain resort lifestyle would be ready to sweep their buyers off the feet with their product. They are selling a concept that sets themselves on a different level from others. Hence, the premium on its price tag.

However, FR is not even closed to my expectations of a resort lifestyle.

I am not sure about everyone else but if i am paying RM1.4 million-RM1.8 million for a condo, i would expect the place to be premium.

If you have the money, i would recommend By The Sea by SDB or Quayside by E&O instead. These developers actually delivers what they promise.

@Penang KIa
The FR stairs looks really bad. Not to mention the tiny lift and the ugly post box. The basic landscaping, the small pool at the small club house.

Go visit the show room and you will get what we mean.

@Penang Kia

I was referring to FR.

@The League of Shadows

Fortunately not. I was thinking of buying Loft but now after having seen FR, I most certainly won’t.

@Kingston

I totally agree with your comments.

For a start, they should sack the landscape consultant and engage someone from sdb or E&o! Maybe also replace the architect. . nevertheless I still like the low density concept..what a shame if bad landscaping and lack of attention to finer details cause so much concern to buyers

Anyone going for their Mid-Autumn Celebration tonight at their show village?

Free food, lion dance, performances etc

@fr
Those landscaper and architect also cari makan la.. Maybe they just need some consultant to make it better..

very bad response just now. Not many people attended the event.

Nice location and quiet place. However, i am not impressed with the actual block and show room. The size is all right, it is the finishing of the actual block, it just doesn’t feel impressive. The stair cases reminds me of some low cost apartment. the post box is located next to the stairs, the lift is very small.

Swimming very shallow and small. I think its more like a pond or a water feature more than a swimming pool.

Landscaping very basic.

Nevertheless, it would be a nice place to stay. Peaceful and quiet. However, certainly not worth the price tag that it is demanding for and no where is it near resort quality. Just above average.

I’ve not actually been to the show unit but judging from the response thus far, I guess its truly disappointing. As a buyer myself, my expectations are high….and I can assume most of you feel the same way.Not sure if the Mah Sing people are reading comments pasted here but I think they should be informed regarding our views and expectations assuming that they are not aware of it already.Better to nip the problem at its bud….I’m not a Penang resident…Does anyone have any ideas on what could / should be done?…A petition perhaps??…Really dissapointed!

Every buyers should complain to their sales advisor, their mgmt would then know our concerns. There is room for them to improve and rectify the shortcomings

So those blk P-U owners or Blk J, who bought (for 550-650 RM psf after discount) before Sept , this quality is acceptable to them.
Other blk owners, other than those above above, the prices are above 700 RM psf after discount, and the prices is not ok with the quality delivered. God bless those people who bought about 1000 RM psf.
They raised prices earlier in July for 50000 for each unit.

Honestly speaking, in terms of quality, By The Sea is so much better but price wise is almost double.

The landscaping for the river at By The Sea is impressive with plenty of different plants and the water quality has changed from muddy brown to bluish clear. You can actually see into the river. This is a natural river and not a man made river. So its pretty impressive what they have done there.

I guess, you get what you pay for. 2 different products.

I am very disappointed with Mah Sing. Regretted with my purchase

spoke to many people that i bump into and they said this project not worth the price tag after viewing its show village.

according to them as well, its harder to find good buys now a days. Everything is expensive and sometimes not up to the expectations.

All the people i met so far was quite disappointed with the show village. They said it was average but you are paying for luxury….

this is very disappointing, MS should have done better job given that there are further phases in future

Looks like the recently announced Teluk Bahang-Tanjung Bungah 12km dual carriageway project will be a boon to the Ferringhi Residence community in terms of connectivity and accessibility. This project is scheduled to be completed in 2018. Journeys down town or out of Batu Ferrringhi should be faster in 2018.

are the units fully sold? Anyone know? I heard this property is very hot.
I hope this project becomes a landmark for living in Batu Ferringhi.

are the units fully sold? Anyone know? I heard this property is very hot.
I hope this project becomes a landmark for living in Batu Ferringhi.

@donkeykong
Why don’t you pay them a visit at the show room at Batu Ferringhi before listening to other people. If you have read most of the feedback from people that visited the show room, you will know that this project has disappointed a lot of existing buyers and potential buyers.

The landmark there is the pasar malam and beach boy…. Hahahahha

Ok, I’ll go check the place out….hopefully it’s because still under construction and will improve in future when it’s completey built.

The pictures look exclusive but it’s only as good as the rea thing, so we’ll see.
I may end up getting a unit since I like the wet/dry kitchen and open window concept with kitchen and rooms.

Thanks

But we should thank Mah Sing to raise prices for later phase 1 and later coming up phase 2.
All buyers Blk P-U will make money.
Nothing can be bought semi furnished for around 600 Rm nowadays in new properties.
And this year also not even IJM or Hunza or Ivory have new stock around 600 Rm except Penang times square and Penang world city.
Only the southside Sungai Ara, Relau places have cheaper than 600 rm.
City mall 800 rm. Now Penang world city small 600 sq ft unit about 480000. 800RM psf. Blk E even higher.
Tropicana 218, Katana, Andaman, By the sea, Setia V, THE LIGHT collection IV all above 1000.

I was informed by a friend who visited the developer recently, apparently, DIBS is no more applicable for the remainder units. At this stage, what I was informed is merely hearsay and not established facts. Can anyone confirm this? @Blk T owner

it was still the case have DIBS on the early Oct when visited . Is it just announced last weekend?

Apparently, last weekend. According to my friend this is to streamline to the anticipated speculation of elimination of the DIBS scheme in the budget that is to be presented next week.@Blk T owner

if they cancel the DIBS, did they give out more rebate?
it was 9% rebate, and now will it be more rebate as dibs is worth about 5-7% of the purchase price?

Just got an update, DIBS is valid for now, but Developer has increased down payment. Price of units are now higher by developer. @Blk T owner

It doesnt matter how high it goes. At the end of the day, whether will anyone buy it from you sub sales.

I visited the show room, was thinking of getting a unit there. After viewing, i was truly disappointed with the end product.

Certainly not worth the price now for what they are giving. I am pretty sure sub sales is not going to be good either.

If you are buying it as a holiday home before the price hike then it is ok.

As for now, i don’t think it is worth investing in it or buying it for own stay.

I would agree with Carl but this is my own personal opinion. Others will think differently and sales will continue. I understand that another 15 ~ 20 units were sold (of course pending loan approvals) during launch recently, so some people think the show unit is acceptable while most of us here think otherwise. Personally, the location is great but the show unit and landscape sound disappointing (I have yet to visit).

As for sub sales, it depends on willing buyer and willing seller. For the first six blocks P ~ U, buyers may be willing to release at competitive prices compared to other blocks. There are still quite a fair bit of the landscaping to be completed and we can just hope they will listen to our comments here and improve further. I have been asking MS sales representative to come and read this forum!

I respect Carl’s opinion and view, but to me a dwelling, like food, people have their own personal preferences. One key selling point for FR is a relatively low density development, two units per floor and five floors only. For the landscape ( not being a Mah Sing apologist), we should give it time before any positive or negative judgments are made, I personally think its premature to make any comments as the plants are in its embroynic stage of development and settings. The greenery will take sme time to mature within the development. I have been getting mixed reactions (I also have not visited the site yet) from some of my friends who have visited the site. Some have been less critical and some have been more critical. Two consistent points of appeal have been, low density development and location. Having said all the above, I categorically agree with Block_R that Mah Sing folks should review this forum to understand and act upon opportunities for improvement. These feedbacks in this forum are by and large from the future community that will be making the FR units their abode.

Went there, like the concept – decided to book a unit. Wish me luck!
DIBS still available but not sure for how long.

Congrats@donkeykong

Thanks – will know in a few years if it’s worth a congratulations
Cross fingers and hope MS does great on this project for success of future phases.

congrats, i am block u owner……………

Congrats Kong.. current net price around rm1.1-1.2mil right?

> 1.3m for 1500sq ft

@donkeykong

welcome

If anyone going to show unit, check if the astro point allows two cables or one. The latest astro box requires two cables instead of one. I don’t want to have astro cables running thru the unit. Have notified MS earlier but never get any confirmation.

Which unit did you buy donkeykong

@donkeykong
with that budget. There are so many other better buys.

Quayside RM1.3 mill can get you a 1371sft unit with a 4.5 acres water park

Fettes Residences 2400sft RM1.35 mill

Marinox Sky villa RM1 mill 1600sft

Brezza 1450sft RM 980k

By The Sea RM1.5 mill 1275sft

Bayu Ferringhi RM1.3 mill 1700sft.

whether buy or not is preference.
anyway, Mah sing is adopt a high price strategy for their products except rawang and bangi.
Other places have high price strategy. Look at The Loft?
pls go to Mont Kiara and see how they price their product versus UEM Sunrise.
Their product is double the price of Mont kiara and even higher price than Pavilions Mont Kiara.
Same goes with M City, Icon City all higher prices than neighbouring projects.

Ahhh….just buy buy buy!

@donkeykong

yes, just buy buy buy

location is great and low density development is hard to come by (as long as blocks next to our phase are five levels too!)

medium to long term should be a good investment, congrats and welcome