selling at 1 million to get seaview. I better buy The Pier with lower price and better build quality.

@agmaster
Location different mah.

@agmaster
fully agreed!

the location is not as prime as Pier as well

@chookimhock
You’re right. That’s plenty of option & the density is quite hight.
The only 1 point that attract me was bigger size of balcony

@agmaster

The location is acceptable for me. I have to check with salesperson to confirm the parking allocation size first before purchased.
Experience & issue before in seafront condo to park my luxury car. Ended up I purchase The pier…..

@chookimhock

This is a very good project for own stay. Reasonable price & decent location & density.
Just book a unit RM960k+ only 1206sqf.
The layout is spacious & very big balcony with city view.

@life, location is good but this is a flood prone area, 8 level car parks too high and 960k you will get lowest floor with the highest car park level due to small land development area (3.38 acres)
Ceiling height – standard
Car park level too high
Density – 600 units / for two blocks – high density
Lift – only 3 per block
Package – normal, no free air cond or cabinet.
Finishing – VST developer, just look at Mont Residence, not BSG project like Raffel Tower
Balcony nearly 250sqft if you choose sea view, why waste so big space for outdoor?
44 storey is too high for luxury development, nothing impressive.

Rental yield expected to be very good and high demand as KDU is walking distance.

@millionaire
Hahaha….KDU already has a new campus in Batu Kawan, most of the students have been moved there, with the last batch totally moving over soon. What KDU demand? What rental yield?? Don’t simply piang lah!! Actually, sales have been surprisingly slow, with only very few “seasoned” investors buying. BSiew itself will be keeping ~20+% of the total number of units for their own long term “inheritance planning” as usual. One of the reasons for the slow sales is precisely the expected bad rental yield, as the location is not a preferred location for expats.

@millionaire
Sifu, would you mind to share your experience?
I checked with developer & current entry price estimated around 950k+ after rebate. If approximately monthly bank installment around RM4k then what would be market rental rate should be? RM5k monthly possible & total close to 600 units? How many KDU student afford to rent with such high rental fees? I have doubt if investment.

@chookimhock
The workmanship of the Asia green building for Zen is really good. Materials are impressive and durable, showcasing a commitment to quality in every aspect.

@AG sucks
That’s pro & cons brother dear.
Personally, I like the location which just in between Georgetown & Gurney easily access for me as parent just around the area too.

My unit is in mid-lower floor but it is good enough for a city view my preference. Carpark floor side by side at 5th so it’s still ok for my point of view. For new project usually we have no reason to worry about flood. I pick this project because 3 reason.

1) My favorite location convenient for myself family.
2) fully residence & no mix development
3) Spacious balcony because we can do have some plant flower which is my favorite. Perhaps not everyone…

@AG sucks
I think there are 4 lifts per block, not 3 as mentioned by you. With 300 units per block, 4 lifts should be ok if they are high speed lifts (~4 m/s). Not sure what lifts Lumina will be using, but if you take Mont Residense as a reference, the lifts really suck there, always breakdown.

But yeah, I agree with you that the big balconies are a waste of space. And for those units with a slightly bigger yard, you’d then have the bedroom2 window opening out to the yard, which is as good as no windows.

Overall, ~RM 1 mil for about 1000+sf (minus balcony) of internal built-up space, I’d say it’s not cheap (in other words, bloody expensive). I’m very sure one would be able to find a better deal (bigger unit in a better area) in the resale market (meaning older condos). Then again, if you’re not cash rich, and hence need a high% for your home loan, you will have no choice but to buy new projects from developers (though more expensive) as developer/bank/valuer would have made some “pre-agreements” for a “smoother” home loan process for buyers.

@Life is wonderful
In case you missed it, for georgetown view units, you will get evening sun ya, meaning your unit will be damn hot during the hot months. Based on market research, generally for carparks, people would be ok only up to 4th floor, anything higher than that, you would have difficulty selling your unit next time when buyers actually have the option to choose from the resale market. Just sharing.

@walter, i believe is 3+1 (bomba) lifts as I was told by sales personnel.

@life, if paying nearly 1m for such a high density project, car park at level 5, net internal area 1100 sqft, KL can get a much better deal with branded developer.

Go check the surrounding houses and ask, you will know this is a well known flood prone area. If you don’t believe me, go look at water stain marks before you make any decision. I know Asia Green workmanship is bad, some jokers even use my name to post and comment, this is what they good at. My relative just bought Mezzo, maybe better for investment purpose.

@YongShee
exactly. the material is better than Setia V!