mont kiara buyer`s guide

Transcription

MONT KIARA BUYER’S GUIDE
2014 EDITION
What the buyer absolutely needs to know before parting with cold, hard
cash for one (or a few!) of these exotic Mont Kiara gems!
2014 MONT KIARA BUYER’S GUIDE
Read this first!
SO MY LAWYER CALLED ME UP AT 3.15AM LAST WEDNESDAY…
W
hen I first published this guide at GoodPlace.my, I had wanted the guide to be a
“no holds barred” review of Mont Kiara – the good, the bad and the downright
ugly.
After 1,000 or so downloads, my lawyer Ngork (yes, that’s the dude’s name. Don’t laugh)
panicked, and called me up in the wee hours of Wednesday to ask me to put up a standard
disclaimer to, well, protect myself from potential lawsuits.
To paraphrase Ngork, I gotta get my arse covered. So here’s the standard disclaimer:-
We are not responsible for the decisions that you choose to make
arising from the information that you gathered from reading this
guide or from GoodPlace.my. We cannot be held responsible for any
losses that you may incur from the decisions that you choose to
make. The content presented in this guide is for informational
purposes only, and we do not guarantee its timeliness and/or
accuracy. The information that we provide here does not constitute
recommendations to buy and/or to sell.
If you do not agree with the terms and conditions above, well, then just delete this
document and go on your merry way. 
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http://goodplace.my/blog/
BUT IF YOU DO… THEN START DIGGING IN!
We had loads of fun putting together this guide, and we reckon that you’ll like it, too.
Overall, we are impressed with what Mont Kiara has got to offer (although there are some
duds that you’ll need to avoid – more on this later), and since you’re downloading this
guide, I am assuming that you’re interested in acquiring one a Mont Kiara property (good
call). We’ve got your back - you will get all the essential tools and knowledge that will turn
you into a Mont Kiara guru before you can say “RPGT”.
Let’s get started! Turn the page!
Khai Yin (Founder, GoodPlace.my)
[email protected] (Email me anytime)
+6012-3260111 (Call me during office hours)
GoodPlaceHQ, C-8-6-13A, Setiawalk, 47160 Puchong, Selangor (9am-4pm weekdays)
PS: Remember to visit GoodPlace.my where we talk about Malaysia property all day,
every day. Oh, and we are refreshingly guru-free. 
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PPS: Check out the GoodPlace DealMatcher service where we help GoodPlace.my
readers research buying and selling opportunities not found in the property classified
sites. We think it’s a better way to search – less stressful, less time consuming, and
ultimately more fun! Check it out –
http://goodplace.my/blog/dealmatcher
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Mont Kiara you say? Smart choice… if you can
avoid the duds!
S
ince you’re already reading this guide, I am going to assume that you are
already somewhat familiar with Mont Kiara – where it is, its defining
characteristics, etc. We are not going to waste time talking about the origins
(Segambut backwater magically transformed into an upmarket condo enclave), its
population mix (expats haven, and especially attractive to the Korean and the Japanese) and
its perceived ‘glut’ (more on this shortly).
Lumina Kiara: Nicely designed condo & semi-d in the heart of Mont Kiara
Instead, this guide will answer these three burning questions:1. Is there a glut in Mont Kiara?
2. Where are the best investment opportunities within Mont Kiara?
3. What’s the fair price to pay for <your desired property name>?
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Is There A Glut In Mont Kiara?
H
ere’s a smart-alecky answer: it depends what people actually mean by the
word “glut”. Yes, the supply is indeed outpacing demand in total, but this is often
irrelevant especially when you are considering specific areas or property.
In fact, I just made a trip to JPPH (Jabatan Penilaian & Perkhidmatan Harta) in One Sentral
to do a search for Mont Kiara property transactions for the past three months (I’ll share
this data later in this report). Here’s the stack of data sheets that the good folks at JPPH
gave (OK, sold) me –
Look at this stack of data sheets on Mont Kiara I took (bought) from JPPH!
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The picture above shows the data sheets for all Mont Kiara transactions for the past three
months (one piece of data sheet represents one transaction). Quite hefty!
So here’s what you need to know: people are still buying and selling Mont Kiara
condominiums on a daily basis.
The fact that there is a healthy volume of transactions mean that people are getting what
they want; i.e. they are finding properties in Mont Kiara that are (deemed to) worth the
asking prices.
In short, there are still good value properties to be had… but you’ll need to know where to
find them. We will show you how in this report.
THE “GLUT” PERCEPTION IS GOOD FOR YOU
The perception that “there is a glut in Mont Kiara” also works in your favour. How
so? It means that the buyer (you) will have the upper hand when you negotiate for a good
price, especially when there are more choices of properties that are made available to you
with supply outpacing demand.
The Sophia – an older condo which enjoys a very good location in central Mont Kiara
Ultimately, the decision to buy or not to buy is yours; you can choose to wait for prices to
flatten (maybe) or crash entirely (unlikely), but nobody will be able to tell you how things
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are going to be in the future. What you can do is to learn as much as possible about Mont
Kiara (especially the latest pricing trends, infrastructure development and incoming
supply), and this is what this GoodPlace Buyer Guide is written for. 
Now let’s dive headlong into the biggest burning question that you have… turn the
page.
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What Are The Best Properties To Buy In Mont Kiara?
T
his is a loaded question of sorts because there’s really no “right” answer to
this question (beware of those who claim to know, because they, well, don’t).
It depends on your own specific requirements which in all probability will be
different from the other guy (or gal):REQUIREMENTS
ASPECT
QUESTION
Why buy?
Size?
Type?
Budget?
Amenities?
Location?
Views?
Own stay? Investment? Short- or long term?
Sq ft? Number of rooms? Single/double/duplex?
Condo? Landed? Town villa? Semi-d? Bungalow?
Total price? Monthly instalments? Down payments?
Day care? Yoga room? Olympic sized pools?
Specific preferences? Walkability?
Low/high unit? Skyline or neighbor view?
These are also questions that I ask when GoodPlace.my readers ask me for help via the
DealMatcher service, by the way.
It’s staggering to me that people actually start looking around for properties without
knowing exactly what they want. Do yourself a favour and fill up the questionnaire
above. It will cut short the amount of work you will have to do, and save you from wasting
time going viewing properties that do not fit the bill.
Once you’re ready, go on to the next section on how to analyze Mont Kiara properties…
HOW TO ANALYZE MONT KIARA PROPERTIES
Mont Kiara can be segmented into four clusters of “mini” enclaves, namely,
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Central
East
West
Dutamas
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I’ve taken the liberty of use my two year old toddler Chloe’s beloved mini iPad and drew
the following (pardon the scrappiness):-
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You’ll notice that I have avoided calling Dutamas “North” – simply because there is a
deliberate move by developers to rebrand the area as “North Kiara”. 
Each of these mini-clusters has their own defining characteristics, and correspondingly,
their own niche of tenants and buyers.
Part of our analysis will involve “walkability”. Especially true for Mont Kiara
condominiums, being able to walk to nearby amenities and transportation choices is
becoming more important by the day (and especially so with the horrendous Mont Kiara
traffic which doesn’t seem to get better).
The Walkability Map for Mont Kiara. You should get a copy of this map together with this guide. If you haven’t
received it, email me at [email protected]
Our small R&D team here at GoodPlace.my has been experimenting with a new feature
that computes the walkability of a neighbourhood by pulling together a couple of data
points to compute what we call the GoodPlace Walkability Scores (GWS).
The GWS is built on using Google Maps and is scored using the walking distances to:


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Basic amenities such as restaurants, clinics and schools.
Secondary amenities such as drinking spots, entertainment outlets, laundrettes,
shopping centres and police stations.
Transportation points (taxis, train stations).
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The maximum GWS score is 100 (like, if you’re right on top of the Pavilion mall), while the
minimum is 1 (you’re on top of the Everest).
Note: We have previously rolled out this feature for KLCC condominiums; if you’d
like to download a beautiful map of KLCC properties with Walkability scores then
click here.
Now let’s examine each of these mini-clusters one by one: in terms of main characteristics,
supply levels, walkability, pricing and a summary of each cluster’s pros and cons. Let’s go!
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MONT KIARA CENTRAL
Villa Mont Kiara commands the highest price PSF in central Mont Kiara, and deservingly so!
T
his is where it all got started, lads. The Central area is the nerve of Mont Kiara
where most of the “first generation” condominiums are as well as the venerable
Plaza Mont Kiara, the new(ish) One Mont Kiara mall as well as the Mont Kiara
International School (MKIS).
MONT KIARA CENTRAL
Almaspuri
Angkupuri
Arcoris (under development)
i-Zen Kiara 1
i-Zen Kiara 2
Kiara 163 (under development)
MK10
MK11
MK28
Mont Kiara Aman
Mont Kiara Astana
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Mont Kiara Banyan
Mont Kiara Bayu
Mont Kiara Damai
Mont Kiara Meridin
Mont Kiara Palma
Mont Kiara Pelangi
Mont Kiara Pines
Mont Kiara Sophia
The Residence @Mont Kiara
TWY
Villa Mont Kiara
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Despite being the “oldest” area in Mont Kiara there’s a good mix of old and new
condominiums lying on the main artery of Jalan Kiara 1, and at the time of the publication
of this guide there are still developments on possibly the final tract of land in the central
area (Arcoris and Kiara 163 just right next to Plaza Mont Kiara).
The biggest selling point of central Mont Kiara properties remains are their
walkability. By the virtue of their location, properties in central Mont Kiara consistently
score high in the walkability chart –
Central Mont Kiara properties have the best walkability scores in the enclave
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Being the entry point to the enclave means that congestion is a major issue, although
there is a concerted effort among residents to overcome this issue (see the updates at this
blog).
Pricing Analysis
Note: the analysis above is based on the data collected in the first quarter of 2014; for the availability of
updates please go to http://goodplace.my or email me at [email protected]
P
rices for the “first generation” condominiums seem to be stuck between the
RM500 – 600 PSF band, and asking prices were flat for at least the last three
months. There could well be some opportunities in these older condominiums
which have superior walkability and reportedly perform well in the rental market
(targeting expat families with school going children).
Newer condominiums like MK10, MK11 and MK28 have also stabilized at around the
RM750-850 PSF levels (down from RM1,000 PSF last year), perhaps due to the
anticipation of increased supply into the area (notably Arcoris). We opine that the newer
condominiums should be fairly priced at RM1,000 PSF and above (similar to KLCC
levels), but prices could remain depressed for the time being.
We have also observed a hike in the asking prices for i-Zen Kiara 2 for the past few months
although i-Zen Kiara 1 remains flat; as we expect the prices of these two condominiums to
be pegged against each other, we shall be cautious about this anomaly.
As expected, transactions for Villa Mont Kiara and The Residence @Mont Kiara were few
(by the virtue of the prices); however, we did manage to find transaction records for the
former at around the RM1,200 PSF level.
Supply Analysis
We are somewhat concerned that the property portals are seemed to be flooded by
listings that do not look all that legitimate. For example, MK11 has got more than 400
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(yes, 400!) units advertised for sale at one of the most popular property classifieds
website around. These can’t be all legitimate!
Bogus listings are a problem everywhere, but it does seem to be a perennial problem for
Mont Kiara properties. This is of no surprise because, well, scammers go where the money
changes hands. 
The modus operandi is remarkably familiar – first, the agent would pull you in with
a listing which prices the property at 10-20% lower than the other ads. Once you’re
in, you will then be sold OTHER properties instead.
We have been lobbying for stricter moderation at the property portals to weed out bogus
(or “ghost”) listings. Meanwhile, please do exercise extreme caution when contacting
agents through these public, “free for all to post anything” portals.
Alternatively, you can also get me to do the research for you since I look at listings every
day and work with agents to verify the accuracy of the listings (and the asking prices).
More information can be found here –
http://goodplace.my/blog/dealmatcher/
The service, just like this report, is free. 
Summary of Opportunities
1. Look out for good units in the older tier; we especially like Almaspuri (low
RM500 PSF transacted prices) as well as Mont Kiara Pines (bargain for RM550 PSF,
but we have seen transactions at around RM580 PSF).
2. Newer condominiums (MK10, MK11) may be at a bargain at sub RM1,000 PSF
levels, but the plus sizes may prove troublesome in the rental and subsale market
(for now).
3. Wait-and-see for i-Zen.
4. Watch out for bogus listings!
5. For a blow-by-blow comparison (prices, walkability, pros and cons) between the
properties in Mont Kiara Central, open up the Comparison Table document (in
Excel format). If you don’t have this document, email me – [email protected]
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MONT KIARA CENTRAL: SUMMARY
PROS
CONS
Superior walkability
Strong rental appeal
Best-of Sunrise condos
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Upper tier prices (for the newer condos)
Chronic traffic jam situation
Some condos are showing their age
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MONT KIARA EAST
A view of Seni and Kiaraville from the highway. Oversupply seems to be a perennial problem in the eastern side
of Mont Kiara.
T
he eastern part of Mont Kiara is centered around the commercial area of
Solaris Mont Kiara (not to be confused with Solaris Dutamas which is also
popularly known as Publika shopping centre).
MONT KIARA EAST
Duta Nusantara
Duta Tropika
Hartamas Regency 1
Hartamas Regency 2
Icon Residence (under development)
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Lumina Kiara
Pavilion Hilltop (under development)
Seni Mont Kiara
Solaris Dutamas
Tiffani Kiara
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Kiaraville
La Grande Kiara
Villa Aseana
Mont Kiara East seems to suffer most from the glut situation, with the condominiums
and landed properties along Changkat Duta Kiara alone (Kiaraville, Seni Mont Kiara, Villa
Aseana, Tiffani and the upcoming Pavilion Hilltop) contributing the majority of supply in
the area. For this reason, rental yield seems to be taking a beating, and there could be a
limited upside for the time being.
By the virtue of being near both Solaris Dutamas and Solaris Mont Kiara (both walkable
for tenants in the Hartamas Regency condominiums), walkability scores are high and
second only to Mont Kiara Central. Schools, however, are not within walking distance,
and this may factor into the rental decisions of families with school going children.
A good number of units also suffer from being close to the highway, which means that
there are problems of noise and dirt.
Mont Kiara East is also home to a number of high-end, landed properties (Duta Tropika,
Duta Nusantara, Villa Aseana); these are priced beyond the cookie cutter Mont Kiara
condominium with prices much nearer to semi-detached homes and bungalows you can
find at Kenny Hills or even Damansara Heights.
With the upcoming Pavilion Hilltop and Icon Residence in the horizon, we do expect a
positive spillover effect to the rest of the area – and in particular Hartamas Regency 1 and
2 as well as Seni.
Pricing Analysis
P
rices for Mont Kiara East condominiums (excluding landed properties) are
on par with (or slightly lower than) the central and west, and at a premium
compared to Dutamas. For the past three months, we did see some upward
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movement of asking prices, especially Kiaraville and Tiffani Kiara. This might be a slight
spike which will even out in due course, or may be part of an upward trend sparked by the
launch of the RM900+ PSF Pavilion Hilltop.
Predictably, older condominiums such as Hartamas Regency 1 and 2 as well as La Grande
Kiara transact at a lower price (sub RM500 PSF), and these are widely seen as “value
buys” in the area. Landed properties like Villa Aseana, Duta Nusantara and Duta Tropika
transact regularly at RM1,000+ PSF, which we think is fair.
At the time of the publication of this report we did not manage to get hold of transacted
records for Solaris Dutamas, but a quick cursory check at the local property portals
returned listings for condominium units asking for a range of prices from RM700 PSF
(bigger units at 4,000+ SQ FT) to RM950+ PSF (smaller units at 1,000+ SQ FT).
Supply Analysis
Mont Kiara East is as oversupplied as it is currently; however, we do not think that
the launch of Pavilion Hilltop and Icon Residence will worsen the situation.
Pavilion Hilltop will probably source its buyers and tenants from downtown Kuala
Lumpur with a pricing tier which is a notch above Seni and Kiaraville, while Icon
Residence will perhaps compete head-on only with Solaris Dutamas, being an integrated
development less than 2km up north on Persiaran Dutamas.
Being the area with overflowing supply means that the competition for buyers and
tenants is stiff, and it’s no surprise that we can find many instances of “bogus” listings due
to aggressive competition. Quick tip: if you happen to see a listing which is at 10-20%
lower price than the average, then exercise caution when you call the agent. Get the
agent to confirm that the property does exist, and is in fact up for sale.
Alternatively, you can just use the DealMatcher service. 
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1. There has been renewed interest in mid-range condominiums like Kiaraville and
Lumina Kiara as reflected in the asking prices in the past three months. These have
been transacting at about RM650+ PSF; there could be opportunities to buy at
<RM600 PSF.
2. Landed properties like Villa Aseana, Duta Nusantara and Duta Tropika may be
good alternatives to Damansara Heights and Bukit Tunku as transacted prices
seem to be stuck at RM1,000+ PSF at the moment.
3. There could be “value buy” opportunities in the older condominiums with
great walkability – i.e. La Grande Kiara and Hartamas Regency 2 (which we prefer
over Hartamas Regency 1). Both have been transacting at sub RM500 PSF levels
during the time of the publication of this report. La Grande Kiara’s asking prices
are also seen to be dipping somewhat for the past few months.
4. Oversupply situation means that there are lots of “ghost” listings in the
property portals. Be skeptical when you see 300+ available units for sale at any
site, and watch out for agents advertising the same unit in separate listings in a
short period of time (i.e. posted on the same day).
properties in Mont Kiara East, open up the Comparison Table document (in Excel
format). If you don’t have this document, email me – [email protected]
MONT KIARA EAST: SUMMARY
PROS
CONS
Superior walkability
Near major commercial areas
Competitive prices for older condos
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Higher density than the average
Some properties face the highway
Oversupply situation is prevalent
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MONT KIARA WEST
Kiaramas Sutera, where the air is crisp and the views are awesome. We like it a lot!
T
he Mont Kiara West area consists of the hilly Kiaramas mini enclave, as well
as the cluster of condominiums along Jalan Kiara 3 (which connects up to Jalan
Segambut) and Jalan Kiara 5.
MONT KIARA WEST
Aman Kiara
Amarin Kiara
Casa Kiara 1
Casa Kiara 2
Ceriaan Kiara
Flora Murni
Gateway Residences
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Kiara Hills
Kiaramas Ayuria
Kiaramas Cendana
Kiaramas Danai
Kiaramas Sutera
Laman Suria
Lanai Kiara
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Hijauan Kiara
Kiara 1888
Kiara 3
Kiara 9
Kiara Designer Suites
One Kiara
Residensi 22 (under development)
Sunway Vivaldi
Verve Suites
Vista Kiara
The Kiaramas mini-enclave is the most livable spot in the entire Mont Kiara in our
opinion; the air is crisp and fresh, and the view is amazing. The Kiaramas
condominiums (Ayuria, Cendana, Danai and Sutera) are also evenly spaced out; there’s
none of that claustrophobic feeling that one gets when walking up, say, Changkat Duta
Kiara in the west. 
The Jalan Kiara 3 and 5 areas are more “mainstream” Mont Kiara, and nearer to amenities,
schools and commercial areas. There are also a handful of nicely landscaped mixed
residential properties which has found its appeal among families which would prefer
larger sizes and space not found in the typical Mont Kiara condominium.
Predictably, the Kiaramas condominiums lag its counterparts in the areas nearer to
central Mont Kiara in terms of walkability -
MONT KIARA WEST: WALKABILITY SCORES
Flora Murni
Residensi 22
Vista Kiara
Casa Kiara 1
Ceriaan Kiara
Laman Suria
Sunway Vivaldi
Lanai Kiara
Kiara 1888
Kiara 9
Kiara Hills
One Kiara
Aman Kiara
Gateway Residences
Hijauan Kiara
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79
78
77
76
76
76
76
75
74
74
74
74
70
70
70
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Verve Suites
Kiara Designer Suites
Amarin Kiara
Casa Kiara 2
Kiaramas Ayuria
Kiaramas Cendana
Kiaramas Danai
Kiaramas Sutera
Kiara 3
70
64
62
62
62
62
62
62
61
Pricing Analysis
S
unway’s Kiara Hills have been consistently in the RM1,000+ PSF range, but we
have records of transactions at even sub RM900 PSF levels; there might be some
bargains to be had especially when compared to other landed properties in the
Mont Kiara enclave which transacts at RM1,000 PSF and above.
The Verve Suites by Bukit Kiara Properties (BKP) seems to be an anomaly pricing wise;
apart from Amarin Kiara (landed property in Kiaramas which belongs to a different tier) –
transacted prices were above RM1,000+ PSF.
Kiaramas Danai, the newest of the Asia Quest condominiums, predictably lead the pack
at RM700+ PSF, although the Cendana and Sutera are still relatively affordable at sub
RM600 PSF levels. We also see some picking up in terms of asking prices for Kiaramas
Sutera although this trend may not sustain for long given the supply levels in the area.
An obvious laggard in terms of transacted prices is Ceriaan Kiara where we have seen
units exchanging hands for as low as RM470 PSF. Asking prices as we have tracked at the
local property portals have been flat for the past three months for Ceriaan Kiara, which is
in contrast with the rest of the properties in Mont Kiara West.
The following chart shows the pricing tiers between Mont Kiara West properties –
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Pricing tiers for Mont Kiara West properties
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Average transacted prices are shown above for past three months from publication of this
report in RM PSF.
Supply Analysis
The incoming supply into Mont Kiara West has stabilized somewhat; few new
developments are in store apart from UEM Sunrise’s Residensi 22 (or MK22) which
has been slated to complete in 2017.
The oversupply situation afflicting the condominiums lining up Jalan Kiara 3 and 5 results
in rather depressed pricing; most transact typically between RM500-650 PSF (this has
been flat for the last twelve months).
We do expect the extension of Mont Kiara into the heart of the Segambut area beyond the
artificial “borders” now formed by Kiara 1888 and Kiara 9; the squatter area remains the
last sizable tract of land which could well be turned into upscale condominiums like the
rest of Mont Kiara.
1. Kiara 3 remains somewhat underpriced (see the tiering chart above) with sub
RM550 PSF transacted priced, but this could be due to the fact that it’s right smack
in the middle of the Segambut village. If you’re bullish about the area, and you’re
confident that the rest of Segambut Dalam will eventually be absorbed into Mont
Kiara then you might want to consider this property. Caution: prices have been
rather flat for a couple of years and so this might be a long-term play.
2. Ceriaan Kiara is another obvious opportunity, but the low-ish price could be
driven by its developer (let’s face it – YNH is no Sunrise), and also its plain, undifferentiated proposition. Asking prices have been hovering around RM600+ PSF,
but average transacted prices are at RM470 PSF levels. As the popular saying goes,
whenever there’s a gap there’s an opportunity…
3. Kiaramas Ayuria and Kiaramas Danai seem expensive at RM700+ PSF
transacted, and in contrast, Kiaramas Cendana and Kiaramas Sutera look
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comparatively cheap at RM500+ PSF. We do note that the latter’s asking prices
have been on an upward slope for the last three months.
4. As with the rest of Mont Kiara, oversupply situation means that there are lots
of “ghost” listings in the property portals. Be skeptical when you see 300+
available units for sale at any site, and watch out for agents advertising the same
unit in separate listings in a short period of time (i.e. posted on the same day).
properties in Mont Kiara West, open up the Comparison Table document (in Excel
format). If you don’t have this document, email me – [email protected]
MONT KIARA WEST: SUMMARY
PROS
CONS
Some of the best locations inside Mont Kiara
Competitive “mid-tier” pricing at RM550+ PSF
Good mixed residential with good landscaping
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Some condominiums are next to the Segambut slums
Kiaramas condos + Sunway Vivaldi facing the highway
Traffic conditions on Jalan Kiara 5
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DUTAMAS
We are not fans of the Dutamas area, but we’ll make an exception for the Mesra Terrace 
T
he Dutamas area refers to the northern side of Mont Kiara where Jalan
Dutamas Raya is located. We have been somewhat indifferent about the
properties in this area, and we will explain exactly why next. 
DUTAMAS
Anggun Puri
Changkat View
Concerto (under development)
Duta Ria
Menara Duta 1
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Menara Duta 2
Mesra Terrace
Sutramas
Verdana
Villa Makmur
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Despite the rebranding effort of the area into “North Kiara”, Jalan Dutamas Raya still
retains its “Dutamas apartment” feel with clusters of low- and medium-cost flats
populating the area. Its transformation into an upscale residential area will take time.
On the other hand, the launches of projects such as Concerto (by BCB) and Verdana (by
BRDB) will somewhat have a “halo effect” on the rest of the area. Mid-tier condominiums
such as Changkat View and Sutramas will benefit the most.
Mesra Terrace sticks out like a sore thumb with its English Colonial inspired façade, and
it would not look out of place if it were in Damansara Heights. Its transacted prices at a
low-ish RM500+ PSF on average reflect its rather unfortunate location rather than the
quality of the property itself.
Anggun Puri is also attractive by the virtue of its location at the very end of Jalan
Dutamas Raya up the hill next to the French school. It may have a niche rental market
driven by demand from expatriate families with children going to the French school, and
with Verdana being built in the opposite we do expect prices to etch up slightly in the
future.
Walkability among Dutamas properties remains low relative to the rest of Mont Kiara;
most amenities are not reachable by foot, and the closest commercial areas and schools
(apart from the French school) are in the East and Central areas respectively.
Pricing Analysis
P
rices for Dutamas condominiums are at the lower end of the spectrum,
although this may set to change with the new launches (Concerto is set to
launch at RM650 PSF, which is markedly higher than Verdana’s RM500 PSF). Mesra
Terrace may be the most expensive of the lot at RM524 PSF transacted, but this price is an
absolute steal for a landed property.
Page 28
© GoodPlace.my
Looking at the trends of asking and transacted prices, it’s clear that buyers do not typically
consider Dutamas Raya as part of Mont Kiara (and hence the reluctance on our part to call
it Mont Kiara North).
Dutamas condominium prices are markedly lower than Mont Kiara
Prices shown in the above chart are the average transacted figures for condominiums and
apartments only (landed properties are removed to prevent the skewing of figures).
Page 29
© GoodPlace.my
Supply Analysis
The supply situation in Dutamas is somewhat manageable compared to Mont Kiara,
but the real challenge is to successfully attract buyers into the area to build up the
demand levels.
In aggregate, Verdana and Concerto will supply some 1,100+ units into the area, but the
target market will be somewhat different with slightly higher pricing.
The “ghost listings” problem is less prevalent in the Dutamas area, but if you want to save
yourself from the hassle of looking at advertisements in the newspapers or at the online
portals, then use our free DealMatcher service. Click here.
1. Mesra Terrace remains our favourite; despite its surrounding location
RM550+ PSF is a good deal for landed property in this area.
2. Anggun Puri could be a good opportunity given the launch of Verdana in the
opposite tract of land, as well as its proximity to the French school. Its location at
the end of Jalan Dutamas Raya and on top of the slope is also advantageous. We do
not have records of transacted prices during the publication of this guide, but aim
for <RM500 PSF if possible.
properties in Dutamas, open up the Comparison Table document (in Excel format).
If you don’t have this document, email me – [email protected]
DUTAMAS: SUMMARY
PROS
New projects may halo onto existing
properties
Prices are more competitive than the rest
Some high quality selected properties
Page 30
CONS
Less “Mont Kiara” than the rest despite rebranding into
“North Kiara”
Cluster of mid- and low priced apartments
Below average walkability & traffic conditions
© GoodPlace.my
The GoodPlace DealMatcher (Free Service)
W
e know that property hunting can be a real hassle. Looking through
listings at online property portals or inside the classifieds newspaper sections
can be a chore, and a sure time waster.
Since my job is to look at the classifieds everyday (yes, I have no life) why don’t you let me
know what you’re looking for and I’ll check if there are good deals for you? I also talk
regularly to my agent friends who are able to get exclusive listings that you’ll never see
advertised at property sites and newspapers.
Enter the details of what you need in this page:-
http://goodplace.my/blog/dealmatcher/
Once you submitted the form, I’ll get back to you with a shortlist of options from my
research, and connect you up with an agent friend who can bring you around for property
viewings if you like.
You can expect a reply from me within 24 hours (if the request is submitted during the
week). To follow up, just email me at [email protected]
I hope you enjoyed this report, and if you have filled in the DealMatcher request above,
we’ll talk again over email. 
See you soon,
Page 31
© GoodPlace.my
PS: SERVICE STATUS UPDATE: There could be a delay for a couple of hours now as my
inbox has been exploding with requests (below is a screenshot of my inbox on a typical
day) –
I get lots of queries every day, but I help each and every one of my readers who ask, so don’t worry!
Nevertheless, keep the requests coming in – I will answer every query personally, and
that’s a promise. Just be patient and give me some time to research, talk to agents, etc. 
Page 32
© GoodPlace.my
PPS: This service is free. I’ll probably start charging a small fee when the enquiries
become too many for me to handle without hiring somebody to help me, but for now, it’s
entirely complimentary.
PPPS: We will only email you regarding the property that you ask for. This means that you
won’t get spammed over email or SMS about other crap that you don’t need. If you do
receive spam (highly unlikely) from the agent then let me know so that I can (1) ban the
agent from GoodPlace.my, and (2) make him or her do the Walk Of Shame in the courtyard
of Plaza Mont Kiara:-
Page 33
© GoodPlace.my
© GoodPlace.my. All rights reserved.
This book contains material protected under Malaysia law. Any unauthorized reprint or use of this
material is prohibited. No part of this book may be reproduced or transmitted in any form or by any means,
electronic or mechanical, including photocopying, recording, or by any information storage and retrieval
system without express written permission from GoodPlace.my.
Company Information
GoodPlace.my
C-8-6-13A, Setiawalk, Persiaran Wawasan, Pusat Bandar Puchong, 47160 Puchong, Selangor, Malaysia
Tel +6012-3260111
http://goodplace.my/
Page 34
© GoodPlace.my

mont kiara buyer`s guide

Transcription

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