Another great places at Tanjung Tokong.
Island Plaza (renovation in progress)
Precinct 10
Tesco Tanjung Tokong
Straits Quay
Vantage Desiran Tanjung (construction in progress)

What else that missed out?

Excellent rendering, what a beauty, stand-tall at the central of one of the most happening area in the Island. I wonder how much the price tag is, anyone mind to have a guess? Vertiq 2 car parks, freehold residential title, free interest during construction, free air-cons asking from 550psf. So this one should be comparable or higher? If higher, is this true that people are accepting tg tokong is more prime than metro-east and willing to pay much higher premium for that?

I guess from 700psf, as 118@island plaza, Jazz Residence were already asking this range of price. E&O Andaman Sea (>1200psf) is a league on its own so not considered.

Anyone know Where is actual location?

how is the Studio-suite renting market in tg tokong/tg bungah area?? are people willing to rent in that area?

Opposite island plaza, the plot of empty land which currently Ivory sales galery sitting on. Studio is very common in KL but kinda new in the island. Driven by land scarcity, price and people demand, only recently we see quite a number of such developments, to name a few 118@island plaza, Maritime suite, Mansion One, sg nibong residence, straits garden, The light collection II and so on. Some are commercial title which can be used for business, but majority are for residential purpose.

This concept will work for the young generation, professional, single, or newly-wed young couple, and we are seeing more and more this group of people right now in Island. Smaller built-up would provide economics of scale in terms of price whislt able to enjoy the full condo facilities as others, that’s the perk.

so pity now, getting more and more like singapore…all live in small prison..
is this the price of development?

Anyone know if this is commercial or residential title?

There was a condo launched at this same land parcel called “The Residence” about 2 years back, with 82 units. Anyone knows what happened to it?

The Residence its seems is now being converted to become ” City Residence “.Ivory got many projects coming up and I wonder when they’ll start this one.The Peak is in progress and Latitude I was told will begin construction second half of this year.Next, the Wave is at Pre-launch stage.Appreciate anyone who is well informed can share your info here.
Thanks

i am one of the buyer who paid 10% downpayment on “the residence” back in 2010.called the lawyer handling this developmentrecently and was told that it is awaiting local govt.approval by june 2012.should it not get through, i will be refunded my 10%.BY the look of it,most likely the developer will opt for the initial agreement to be lapsed n refund us the money so that they can reopen the development with a newer concept at a higher price per sq ft.nothing much we as a buyer can do as they will exercise their rights as stipulated in the prelaunch agreement in 2010.sulk!!

let wait and see what’s the outcome first…

How is the price range? any idea?

@LKS

heard that the plan for 2 residential blocks has been rejected, so now they stick to original single block. Going to price from RM700000 to 750000, but never mentioned the built up in this case. Assuming it is the standard 1200sf unit, it is looking at ~600psf. Not as high as expected as compared to any new development in Tg Tokong, e.g. Seri tanjung Pinang >1000psf, and The Landmark >=1000psf. Don’t forget this shall be a frehold project, Marinox sky and future UDA project are leasehold but to sell at >=550psf anyway.

This project shall be red-hot, in view of the strategic location. Island plaza, precinct 10 and future The landmark commercial are just across the road, and straits quay, tesco, future UDA’s development are merely stone throw away. To touch on Precinct 10 specifically, the business there is by far exceeded expectation and it is now taking shape to become one of the most established and popular hanging-out place in penang island now

http://biz.thestar.com.my/news/story.asp?file=/2012/6/20/business/11510582&sec=business

Anymore new update for this project?

heard they have resubmit the plan…

Another White Elephant Mall in the Making by Ivory? Look at Penang Times Square…so DEAD!

no ler, this location is perfectly located at tanjung tokong.
Should be fully booked within a day i predict

wow Portuguese, translation as follows:-

Hi guys, I would like some help, I buy a package of HD TV on PC site www.tvhd.com.br have access to multiple channels through a control panel that I view in the browser, as I do to write the programs and TV series on my PC, noting that does not have a program installed on my PC all by itself is 100% browser online.

Anyone with an idea, please help me my email: riclife@ig.com.br

anyone can help this person must b desperate lah

still haven’t approved yet…

i think too many malls..and Island population slow growth…the crowd just shift around….try out…Long run…see Who Cash run out first…

heard already approved.

Anyone who paid the deposit back in 2010 received the letter from the solicitor already?

Any info? Launched already?

Preview has started…

What preview, it has already opened for booking. Why nobody discuss about it? Thought it should be one of the hottest project in penang.

Preview only at Gurney Plaza…already advertised at news paper

heardit is 850psf

Is this a good buy, thought the block will be blocked by the Landmark – Katana?

@saiful

How much u bought during that time?

RM498 psf that time..2010

it is cheap… now is ard RM750…. will it still good for investment?

Left those big units which cost RM 1.5m above

RM750psf is almost Ampang Hilir Condo price in KL already. And theirs come with aircon, kitchen cabinet n wardrobe already.

penang island has limited land, it is different from ampang.

good excuse to sell high – “penang island has limited land”

Pg island has a limited land..use it wisely n help for the unfordable people to build medium cost condo and set more rules to the investor. For example central park condo, really buy it to live is a few units but for invest units is almost 90% above. This is very unhealthy phenomena ! Suggestion: Should open sale for the real buyer meaning for those who do not own more than 2 properties or buy it to live not meant for invest purposed , then second round only open sales for the investors. This is what government should planning for instead of keep on approve to all the project …

@Z

Many people doesn’t understand especially in Malaysia, you are suppressing
the growth of the ECONOMY by enforcing strict limitations and regulations on
KLSE and Property Investments. It will be like the act of committing suicide
when Malaysia now is at the edge of bankruptcy.

@penang

Miss out Traffic Jam…haha

saiful :i am one of the buyer who paid 10% downpayment on “the residence” back in 2010.called the lawyer handling this developmentrecently and was told that it is awaiting local govt.approval by june 2012.should it not get through, i will be refunded my 10%.BY the look of it,most likely the developer will opt for the initial agreement to be lapsed n refund us the money so that they can reopen the development with a newer concept at a higher price per sq ft.nothing much we as a buyer can do as they will exercise their rights as stipulated in the prelaunch agreement in 2010.sulk!!

well,lets boycott buying any….

Z :Pg island has a limited land..use it wisely n help for the unfordable people to build medium cost condo and set more rules to the investor. For example central park condo, really buy it to live is a few units but for invest units is almost 90% above. This is very unhealthy phenomena ! Suggestion: Should open sale for the real buyer meaning for those who do not own more than 2 properties or buy it to live not meant for invest purposed , then second round only open sales for the investors. This is what government should planning for instead of keep on approve to all the project …</blockquote
well said.my vote 4 u

anyone knows when the pilling starts?

is it a good buy?

interesting, any ideas any unit available still? and how much?

received call from ivory, pilling going to start soon..

Ivory called you? You must be really a big shot..

@Cr
i am one of the purchaser… they are asking for bank loan approval as stamping is coming.

Iam the purchaser as well but have not receive any call them.

@Cr
how come? guess you should call them.
glad to know you are my neighbour next time…

Yes, finally i received call to proceed with loan application. Can someone pls share on the bank and packages?

i got it from HLB, quite good rate. pm me at wendyslookforhouse@gmail.com to chat more…:)

@Cr
i am considering several, mbb, pbb and rhb. they have similar package with some diff in T&C.

Guys, try citibank, claim to offer the best rate in town, zero lock-in, zero mnt fee on their flexi, and zero charges on withrawal. I have applied and pending for approval. If interested, contact the banker: 0124738686, Kenny. You can qoute my name Mr. Tan.

@Cr
citibank is panel?

Any unit available?

pilling is going to start soon…

Are you sure piling work going to start?

But Ivory haven’t called to sign the s&p yet. please advise?

Jz sign the loan with Citibank ,really the best offer in town,can call this banker 0124738686 Kenny

@Tt
What is so great offer from citbank? BLR-2.5 or -2.6?

Yes, thought every buyer has signed. If you have not, pls call developer.

Hi im interested in this project, any idea can still get one?

@Tt
pls.. RHB givin 2.5 no lock.. citibank got lock in..

Actually I am banker from Ambank, you work very closely with ivory and I believe our package is the best. You may contact me for any enquiry! Thanks 016-4400559

@Talk Only
yes, i passed by there every week. you should take a look. we have signed snp quite sometime ago.

@Talk Only
yes, i pass by there every week. you should take a look. we have signed snp quite sometime ago.

dyhl :
Hi im interested in this project, any idea can still get one?

Hi, you can call me at 0174799861 is you are interested.

seems like this project complete pilling…

@tomyam
yes you are right, already charge up to 20% progressive payment now.

Tip-top location, freehold residential title + 2 car parks, I believe this is the best property I invested in so far. Cant wait for the completion.

been to the road show. 18xx sf unit still available. but the pricing already rocket to 2mil.
hohoh…

The construction is going fast, already completed more than 10 floors. Heard opposite the Island plaza is going to cease business soon and convert into a medical centre, city mall will come in handy.

@tsgrh

alamak! You mean you will have sick people checking in and out of city residense later? I heard last time gurney park was very bad, because the chances of you taking the same lift with an indo with contagious disease is very high. Now after they ban short term stay, situation better.

Mostly likely they will not choose City Residence, the price asking will be too high for average joe, in view of current selling price. There are still many lower cost condo/apartments nearby.

@tsgrh
1250sqf selling at RM1.7M right now.. Good investment.

Thank you Ivory for keeping the price high. I just sold my Tanjung Park for RM850k (950sf). Huat ah!!!!!!

Any neighbor around?

Yes, I bought a block b 1185sf

@Crr
Cool…. it seems like it will be completed yr end…

Studio unit 490sqft-660sqft for sales and 3 bedroom 1230sqft-1800 sqft with seaview!!Prime Location !Pls do not hesitate to contact Jane@016-4405426 for more details.

Just bought a unit from developer unit!Really low density and nice view!

This location and view is better than Tamarind!

Is it have city mall below the condo?

@Eric

Yes, there is a small-scale mall below the condo. But unfortunately it is set for a big failure, like Island Plaza. Too bad. And with the failure of the mall, the residential condos will get dragged down into the grave as well.

@Kelvin
Those who know
Insist on E&O

for City Mall, was told by ivory office that the shoplots in mall are sold not lease. Malls like Gurney Plaza and Qbay have proven success with leasing their shoplots and centrally managed and controlling the operations.

So far you guys heard any news of any shop names opening there?

Shop names opening there? Let me guess, eh……..maybe M-something like M-donalds, M-KFC, M-sushi, M-bucks, M-Gary and so on?? Hahaha…this Ivory is really so desperate!!

What is the price now? how much per sq ft?

@Drone

There is no resale market transaction yet. Developer still has some 20 units in hand, but as usual, they mark up price about 30% above market rate, to make purchasers happy. If you’re really keen, you should bargain with the developer, a friend just got one unit at 35% discount from developer (after all rebates).

Great work by ivory. Impressive outlook so far.. Looks great finishing.. Hope interior finishing in great quality..

unit for 490sqft-1830sqft available for sales, interested pls call Jane@016-4405426 for more details.

Insist on affordable developments, people..

Is it onwers have to start paying their mortgage if OC is obtained?

I noticed there are lot of units available, not only City residence but also in other property. Seems the supply is significantly above the demand.

@Churchill

Yes, there is over supply everywhere, be it strata or landed. Although the supply for landed is much less than strata, but due to the price difference, the buyer’s market for landed is also significantly smaller than strata. The extraordinarily low rentals asked for landed homes is a clear sign of over supply. That happens to strata too.

Any anchor tenant identified yet for city mall? Anyone aware?

Jacky :
Anyone know Where is actual location?

tambun indah gtp

any neighbors around?

Just collected key for my Type E unit at Block B. Overall I am satisfying with the facilities and the built quality. There is no gangster contractor on site, free to choose whatever contractors we want.

Any groups created for owners to discuss the defects/Renovation/security for city residence? Would like to join if one exists..

Hi any Sifu here know if it’s ok for developers to deliver apartment not according to the layout as written in the snp? Are they liable ?

Fengshui :
Hi any Sifu here know if it’s ok for developers to deliver apartment not according to the layout as written in the snp? Are they liable ?

Total size differ? Or layout differ?

@Timmy
Layout different. The entry/doors and size of rooms are different.
Right now the first thing I see as I enter the house is the toilet door.

I care a lot about such things. (As name suggests fengshui is important to me)

@Fengshui

No it is not ok and Developer can be liable PROVIDED you DID NOT sign a letter of consent authorising the developer to submit a change of plans notwithstanding the signing of the SPA AND the final product is drastically different from the layout plans in the SPA

@Neymar
thanks.. i thought so.. no, they did not even bother to inform the buyers, tried to keep it under wraps.. and wave it off as ‘clerical error’.. nothing was signed by buyers.. we have to find out that discrepancy ourselves… i would say it is drastic.. who would want the entrance to be greeted by a toilet door .. lost a wet kitchen, (they turned it to a yard)…and a sandwich toilet (you have to see it to believe it.. dumbest design ever)

anyone have any experience on best course of action? tribunal? or lawyer?

waw how come layout differ a lot! developer should be held liable!

Yes, sue them. so expensive yet so different.
Seeing Is Believing the difference

@Fengshui
This is bad. Anyway, would you mind to disclose more details as of what have changed in the layout, also, which block and what type is your unit?

If you have your snp just follow that layout when u get your keys . You can’t miss it.. The difference is VERY obvious .. It’s block b.. What triggered me to check was the sandwich toilet… Again you’ll know what I mean once you see how they’ve placed the toilet .. Seriously would like the architect to try and poop in that toilet he/she designed.. Shame on him/her..

@Fengshui
I have just inspected my type-E unit again, the actual layout match with the plan, no issue. what is your unit type?

@jim

This is the tricky part. I was informed by a lawyer friend that in such cases you cant sue for damages as you would not be able to show any quantifiable loss due to the change in layout. Even though the developer may be liable the loss must also be proven in court. Losses due to feng shui and stress is not claimable under contracts of this kind. Your best bet would be to sue for misrepresentation and and have the contract voided which means your remedy is not damages but restitution. Restitution means the developer will have to return you the purchase price and you return the developer the unit. As the sum for restitution is more than 25k you cannot go to the tribunal. you need to file your matter in the courts.

@Neymar
good input.. thanks for advice/thank your lawyer friend as well.. of course i wont give fengshui as the reason.. the loss would be maybe more towards loss of use for wet kitchen..or utility room, or practical use of the toilet.. that can be easily seen with the current layout.. i just want the toilet fixed.. i can live with the bad fengshui part.. (there’s always remedy/counteract to bad fengshui.. :-))
restitution route seems like a lot of hassle, and i don’t intend to return the unit to developer..
sounds like they will get away with it after all.. making changes willy nilly , and purchaser has no protection whatsoever..

as i said, the architect should really reflect on how bad the design is currently.. curses to him/her to even approve such impractical design..

@Fengshui

technically we cant even quantify the loss of use of a kitchen or other living spaces . that makes claiming for damages hard. Anyway dont get me started on Ivory. I bought a property from them before and their architect/ designer has shit for brains. I’ll just leave it at that . talking about it pisses me off. LOL . anyways good luck !

@Fengshui

Get a contractor to quote you the estimated total cost to correct back to the approved original layout plan.
Then, submit the total loss (cost of layout correction) to Developer and House Buyers Tribunal and Stakeholder Lawyer. Request stakeholder lawyer to hold the 5% balance kept by them until this issue settled.
Also, write to LAM (Lembaga Architek Malaysia), complaint the Architect of this project on why non-compliance to SnP original layout plan can get CCC issued. Architect must be misleading MPPP.
Don’t mention about Feng Shui in all the above letters. Just mention non-compliance.
Good Luck. No effort means you pay the cost and the loss.

@observer only
Good idea.. i think the architect should shoulder some responsibility for the predicament i’m in, so making a complaint to LAM makes sense.. even if i don’t get anything out of it, hopefully it will prevent bad practices by this unscrupulous developer..

yes your advice is sound, i am actually getting my contractor to check how we can rectify the problems.. and i was planning to file something with tribunal..hopefully its not going to be just out my pocket and the developer foots the bill.. as they should..
didnt know about 5% balance..thanks for that..

@Fengshui
which layout you bought? u can create a group for the owner, I will join u.

@Fengshui

Do bear in mind that you will need management approval if the rectifications involve substantial changes in layout in which event it may never be allowed.

In any case the stakeholder sum held by lawyers is for the due rectification of DEFECTS only under the defect liability period. A complete alteration of layout is not a ,mere rectification of a defect. It means the unit is SUBSTANTIALLY different and will never fall under the scope of defect liability.

You may want to highlight your problems through a press conference to bring about awareness and to prevent future bad practice.

Hi any owner WhatsApp group? Saw a lot of illegal Airbnb units in the condo..

recently bought an empty unit 1830 sq ft.
any recommendation on good interior designer ?

@ampunsae

Do you have any email address? May PM you about the ID.

if any good ID please email :ampunsaechu@hotmail. Thanks

@Ryu
amphunsaechu@hotmail.com

hi everyone,hope to get an insight with u all regarding the price..quite strategic location but with current market sentiment , 1250sqft unit selling at about 744 per square feet , mid floor non furnish .Good deal ar? any idea whats the fair value for current situation ?

5599 :
hi everyone,hope to get an insight with u all regarding the price..quite strategic location but with current market sentiment , 1250sqft unit selling at about 744 per square feet , mid floor non furnish .Good deal ar? any idea whats the fair value for current situation ?

This is just market pricing, u r not getting any good deal… market rate for this area about 700-750psf.

Try bargain lower.

Ask for discount, now is buyer market

Hey thanks Johnny and CSResi for your quick replies… I manage to nego till rm728 psft now, some valuer ok with this value but some only give 680 and some 702.. Just curious is it possible to nego below market rate? Like 700 or below, will it be a bit unrealistic? Cos now asking price average about 760 psft to 848psft (last unit from developer). Actually I saw 1 unit, manage to nego till 652(1250sqrft), is the only unit that willing to sell this price but me n my wife prefer the one at block A. Oh ya 1 more thing, the city junction is now belongs to boon siew group? That’s what I heard but can’t seems to find solid evidence on it, ivory as usual will simply sell all shoplot away n all end up like times square. Hope that don’t happen on city junction
Sorry for asking so many queries, really keen on buying this project.
Appreciate if you all have more inputs for me.. It helps a lot

Thank you

Hey thanks Johnny and CSResi for your quick replies… I manage to nego till rm728 psft now, some valuer ok with this value but some only give 680 and some 702.. Just curious is it possible to nego below market rate? Like 700 or below, will it be a bit unrealistic? Cos now asking price average about 760 psft to 848psft (last unit from developer). Actually I saw 1 unit, manage to nego till 652(1250sqrft), is the only unit that willing to sell this price but me n my wife prefer the one at block A. Oh ya 1 more thing, the city junction is now belongs to boon siew group? That’s what I heard but can’t seems to find solid evidence on it, ivory as usual will simply sell all shoplot away n all end up like times square. Hope that don’t happen on city junction
Sorry for asking so many queries, really keen on buying this project.
Appreciate if you all have more inputs for me.. It helps a lot

Thank you

Hi 5599, I can confirm the retail lots now belong to BSG.

could you introduce the seller selling at 652psft as I am interested.

Hi any owners here,
Im interested buyer for City Residence, kindly contact me if you or your neighbours want to sell their house. 0164260751,looking at 1250sqft only
Ps only owner ya not agent

May i know what main contractor they are using for this project?

@Soon, Ivory View Sdn Bhd, Ivory normally used back their own contractor like Ideal property

@ryu
oic.. thanks!

I’m looking for 1250sf unit any owner here can contact me? joechim11@gmail.com

Hello Owners – I am sure no one visits this site anymore. Can I know if it is noisy at the unit because it is so close to the main roads of tanjung tokong?

I like the conveniences of this condo – but afraid of the noise from the tg tokong main road. And also, would it be true, cannot open window cos dusty?? Appreciate some comments, especially those who stay there. Not agents, ya…