PROPCAFE Review : M Residence 2 @ Rawang By Mah Sing 中英评论

想到万绕镇(RAWANG), 或许有些投资者会退避三舍，或望而止步。

很多人的印象中还是把它停留在万绕旧镇，然后把塞车，水灾，发展停滞不前，联想在一起，其实不然，旧镇的方向是高速公路出口右拐，而马星集团的MR2地点是高速公路出口的左拐方向，与丰隆集团及丰美集团的 EMERALD WEST & ANGGUN 1 & 2 所属同一方向。从高速出口左拐，首先会经过JUSCO 购物广场，然后再沿着同一条路直行3公里就能见到M RESIDENCE 1, 而 M RESIDENCE 2 的具体位置就在于离 MR1 不到一公里处。

沿途中可以看到村屋，野外风景，有者说这沿途景致有如八十年代的八达灵区，但是一抵达MR 1就感觉到不一样，有如别有一番洞天。

M Residence 2 is the second project in Rawang by Mah Sing. It is approx. 1km away from the south of M Residence site.

Key facts:
– Fully Gated and Guarded – Strata title
– Clubhouse facilities
– Park/Garden within each parcel
– Natural Lake
– 10km from Rawang Toll (official info but my own experience was 7km)
– 3km from Jusco Rawang
– New Chinese School at Emerald site
– Low maintenance of RM180 per month
– Free maintenance fee for 1st year

Location

Masterplan

Current Offering: Alphine

Type A1 and Type A2

Total of four bedrooms in the layout and it can be easily put in additional maid room at the back yard there. The layout is pretty practical given only 20 footers. The size of guest room at the ground floor looks reasonable after it sacrifies the size of kitchen.

There is only slight difference in term of façade but all foot print and layout are the same. Type A1 is priced RM20k cheaper than Type A2! The only advantage is type A2 is it is nearer to the lake, however, one need to get out from the guardhouse to reach the lake and current rows (type A2) that available for sales units are having no lake view. I wonder what’s the point to pay the premium for the sake of façade ( and the A2 facade is not as nice as A1). The sales claimed that the current cheaper rows are to just benefit the early birds i.e. marketing strategy rather than better location or foot print.

The orientation is all north or south facing. The cheapest row is surprising the Type A1 which facing future row of Semi-D units (grey units photo above) which come with south orientation! Again, mispricing? No one know. Answer is always “Oh, Marketing Strategy for early birds).

It is not surprise to see those nearer to the linear garden (between Type A1 and A2) are first to go as there is no price difference. While many may be disappointed on the sold out of the row that comes with RM30k, those units that having north orientation (i.e. the back row facing inner road) are still consider reasonable good buy at RM418k especially the units nearer to linear garden (as at yesterday end, there are still available). End lot is priced at RM20k higher (without extra land, of course more windows). The advantage of end lot is there is only limited units so likely more liquid than the rest. The corner If I am not wrong is priced at the premium of 100-150k.

There are shoplots available beside the clubhouse and a proposed school land has been earmarked for future development. The advantage of this M Residence 2 is the commercial at the M Residence should have been more matured when M Residence 2 is completed.

What’s make it interesting?

Affordability! As we know, landed property development is becoming rare especially with full gated and guarded type. This is surely a must visit development if one wants to have a secure environment (due to the crime rate in town) and recreation area/ clubhouse/green/ lake to call home with minimum budget. Yesterday, it soft launched 2 rows of Type A1 and A2 of the development (20×65, 1885sf with 4 bedrooms). The pricing is surprisingly low at RM438,000 with the discount of RM30k and RM20k for specific units. So, the pricing starts from RM408,000 with RM30k can be offset your down payment! For those are still eligible for LTV 90%, it is only RM14k downpayment to own a landed G&G development! It is a proper G&G with Pr1ma price.

Most of the time, the generation X or Y are screaming on the pricing of landed property in Klang Valley and I have to say this development is a very affordable and all young family should really consider it. Of course, Rawang is not everyone cup of tea! Some can’t even swallow it with the name itself but investment in property or ownstay must have a strategy, one (youngster) can choose a pigeon hole development by buying a studio or one bedroom unit in matured area with 400k and later to upgrade to landed when one forms a family. If one has a strong prospect on career with saving, surely it is achievable. However, if you want to play safe and straight away to own a landed now, this can be a very good start. Why? Rawang is not too far away from (and not too close either) Kuala Lumpur city centre and it has all connectivity of highway to bring you to various township.

– Via NKVE – 15mins from Duta Toll and Damansara Toll at non peak period.
– Via Latar Highway (connect from Jalan Tasik Puteri) to bring you to Templer Park/KL
– Via Guthrie Highway to link up to Shah Alam/ Subang/ Klang

Map from – http://www.latar.com.my/

 

笔者觉MR2 的 ALPINES 价格适宜，许多九字辈 的新新人类投诉屋价太贵，与其屡屡投诉，不如降而求其次，选择距离市区较远的 MR2. 笔者在星期六早上非繁忙时段从 JALAN DUTA 的高速出口开车往 RAWANG 出口，所费时间仅14分钟车程。或许你会说繁忙时间就会花更长的时间，这一点笔者也相当同意并同情，可是说到底，繁忙时段，有那条城中主要道路不堵车呢？

个人认为， 以 RM216 每方尺的售价而言，在巴生谷地区已经买少见少，更甭说围篱式，24小时保安的社区发展，MR2区内还备有花园，湖景，共用设施如会所里的泳池，球类运动，健身设施，而且月费只是区区的180元整。

以这样的配套而言，笔者觉得它比起最近火热售完的 BANDAR RIMBAYU 更超值，投资或选择自住的话，无需千里迢迢的跨越州界到森美兰的 NILAI IMPIAN  或SEREMBAN 2 购有地房子。直到今年三月为止，这可算是年度屋有所值的选择。

 

It took me about 13mins from Sg Buloh toll to Jusco Rawang. Of course it is at off-peak hours and I can see the pain of the jam from this part of Rawang toward the Rawang toll even during weekend. It is mainly caused by the forever on-going construction road works which means to ease the traffic for this part of New Rawang town. Heard it already in progress for few years and one need to have faith for it to complete in 3.5years time before this project complete(which I think shouldn’t be an issues as it is already at the advanced stage). However, the road from toll to M Residence site is not really in good condition. One can easily find the news online to know that government already approved the road widening project to bring dua carriageway all the way from Rawang toll to the junction before turn into M Residence site (the road in front of M Residence already in a good condition with two/three lanes. Personally I think it needs another 5 years to complete this road widening project based on the current pace. However, good sign is some road works are in progress from Jalan Tasik Puteri to Kundang (with Tan and Tan has a land there for future development).

Again, as I always mention, property investment needs some imagination and home works, all signs are heading to positive direction in this part of Rawang especially after the completion of Aeon Jusco /Mc Café and new Chinese primary school at Anggun / Emerald side. No doubt, the location of Anggun and Emerald is more idea as it is near to the exit of rawang toll with more new amenities to be set up there, for example, 100 shops in Anggun City which is right besides Jusco (and Emerald Square). The park that planned by Guocoland there will also be a nice place to hang around too. However, it always comes with a price! We can try to find the best place to live but can never afford it! The pricing of Anggun and Emerald are no longer for the mass market in Rawang. M Residence 2 which starts from only RM408k seems like more ideal for the upgraders from Kundang/Tasik Puteri/ Tmn Velox/ Bandar Country Homes etc since M Residence 2 is planned toward a more lifestyle product than their existing housing estate especially M Residence 2 comes with full G&G concept. If you think this place is hard to attract new blood from non-rawang population, then one need to see whether the new products like this can attract nearby upgraders. I have a Rawang friend who is staying at old town and he is not keen at all on this part of Rawang as the current road condition and amenities are not in place. Well, with the current progress of this part of Rawang, one may change his view on this place after 5 years (especially if one wants to avoid the constant flood in old Rawang town). I have to admit that the current environment is so “ulu”. So the call is yours.

Compare to M Residence – Facade wise, both are similar and nothing to shout about. Ever green facade. M Residence is freehold which has an advantage over M Residence 2 (leasehold) but many phases are for superlink which priced more than 550k (22×80 23xxsf) i.e.RM228psf, the earliest phase of M Residence 2 is priced lower than it (RM216psf after RM30k discount). Even with only RM20k discount, it still at the level of RM222psf. The lower price, of course, is due to leasehold status and its slight further location (if you are looking from Rawang Toll perspective and not Latar Highway side). However, the M Residence Phase 1 price already passed (1.5years ago) and we are now at 2013. One need to realistic about the pricing and move forward. We can’t just say Buy Buy Buy (or negatively say Bad Bad Bad, location lousy, road terrible etc) but need to look at the price point and market value of the property which eventually link to the target buyer profile in future (if you are an investor). Everything needs to be clicked. Personally, I fancy any landed G&G that below RM500k. If there is such a project, I will surely be there to “look see look see” as it is hard to come by.

In the end of day, I think many investors or ownstayers who consider this M Residence 2 would be thinking – Where to find the similar product with this sort of pricing? If the answer is No, then the decision is Yes!

We will upload the photos of show unit soon. Do visit us again!

Note:
This blog is to give information and view. Definitely not the one to give a “buy” or “sell” call. Individual needs to assess it own risks and the suitability of the property for one’s purpose.

Investors like Mah Sing because the developer is good in pushing up the paper gain by increasing the pricing for every few rows. This is not friendly to ownstayer though. So, for those who interested for ownstay, I would suggest to enter early as possible before it reaches near to RM500k. The yet to be launched SMD, it will be priced around RM650k (35×65/70) according to previous old online news (which seems to be a good buy compares to current M Residence which already near RM600k level). But it all depends on the response on the M Residence 2 link, so stay tuned.

Alpine Type A1 model

 

 

 

 

 

M-Residence 2 @ Rawang – Alpine A1 & A2 Facade

Below are pictures  of the show unit of Alpine Type A1 (fully furnished) and Type A2 (bare unit)

Alpine Type A1

 

Alpine Type A2