Puteri Harbour Community

juanra · Jun 30, 2014

UEM Sunrise has a long term view given their huge land bank. You can expect very competitive pricing from uem projects in the near future.

UEM objective right now is to create a lively community in Nusajaya as soon as possible.

I feel we have not reach that point yet, although we are getting closer.

Organic said:
Was there about 2 weeks back, the figure as indeed about +60% sold. Noticed there was one penthouse left (slightly more than 2,000 sf), selling close to RM1,000 psf

cow138 · Jul 1, 2014

In Puteri area, wouldn't condo be also over supply although it's unlikely to be as bad as in the old Johor town but it should also start to face similar problems right?

Funniman · Jul 1, 2014

cow138 said:
In Puteri area, wouldn't condo be also over supply although it's unlikely to be as bad as in the old Johor town but it should also start to face similar problems right?

Most Puteri project except for Puteri Cove and Almas were fully sold. By the time Almas and Cove are TOP, older Puteri projects had long been handed over. So chances of all projects being completed at the same time resulting glut is not there. It is Medini that is more worrying. There are projects that is currently being constructed but closer look physically, they are scattered and not focussed. That's one of the reasons that many big time developers are not launching their projects yet eg Sunway, Sugar King.

Yes, old JB town is worrying especially CC and R&F. It will take time for the market to swallow these mega blocka at the same time. But own stay is ok. It is the flippers and investors that will have sleepless nights.

Iskandar007 · Jul 1, 2014

Funniman said:
Most Puteri project except for Puteri Cove and Almas were fully sold. By the time Almas and Cove are TOP, older Puteri projects had long been handed over. So chances of all projects being completed at the same time resulting glut is not there. It is Medini that is more worrying. There are projects that is currently being constructed but closer look physically, they are scattered and not focussed. That's one of the reasons that many big time developers are not launching their projects yet eg Sunway, Sugar King.

Yes, old JB town is worrying especially CC and R&F. It will take time for the market to swallow these mega blocka at the same time. But own stay is ok. It is the flippers and investors that will have sleepless nights.

Totally agreed with you.

UM land CS3 is a mixed development, Liberty Bridge is more on commercial developments, Emerald bay is for the more richer guys and mostly landed, the only project that has more high rise residential units belongs to sugar king.

Hopefully there will not be any "reclaimed land" sell to China developers near Puteri Harbour.

DCputeri · Jul 1, 2014

The young sultan seems rather aggressive and not good for his state if he continues to sell land. Peter Lim already got caught by Sultan's recent land deal with the Chinese in JB. UEM is smarter and truly strategic in releasing out its plan in the last couple of years.

Iskandar007 said:
Totally agreed with you.

UM land CS3 is a mixed development, Liberty Bridge is more on commercial developments, Emerald bay is for the more richer guys and mostly landed, the only project that has more high rise residential units belongs to sugar king.

Hopefully there will not be any "reclaimed land" sell to China developers near Puteri Harbour.

kaliumchloride · Jul 1, 2014

cow138 said:
In Puteri area, wouldn't condo be also over supply although it's unlikely to be as bad as in the old Johor town but it should also start to face similar problems right?

I think Puteri Harbour is more like "resort and business" destination, hence it won't be crowded like JB town in my opinion. With the convention center operating and more hotels open, coupled with Raffles Marina MRT (2016) and ferry link to Sgp, it will be more crowds but think these are transient crowds, visitors and vacation stayers. I may be wrong but the reason I like Puteri Harbour is specifically it is not overcrowded and the environment is serene, hope they can preserve and maintain like this. So far quite surprised by the maintenance effort as buildings are typically run down in Malaysia after a few years.

Dfiris · Jul 1, 2014

It all depends on people's perception of value.

My way of seeing things is this:-

R&F & other CIQ projects banking on MRT link - Woodlands
- at most they k only benchmark to Woodlands condos 99 yr which is now going at $800+ psf (RM2000 psf estimate)
- Rationale: if u are buying those properties, just to be have better access and proximity to Singapore, mainly becos need to commute to work, or people in the working class or I call mass market.

Puteri Harbour - Sentosa
----------------------------
- k be benchmark to 99yr projects in Sentosa (1600psf estimate) or abt RM4000psf
- Rationale:
*With the coming up of Emerald Bay, the buyers profiles n pricing, the most expensive in JOhor, if not Malaysia
*Ferry link to harbourfront Sentosa(if any), definitely not for people travelling to work, more for leisure lifestyle,
maybe a nice dinner, luncheon cruise. For foreign delegates here for the convention to see and experience Singapore due to time constraints is a good idea.
* F&B boulevard along Marina
*A master planned area of only 66 acre compared to RF's 166 acre will give the exclusive limited supply in this area
*Edge over Danga Bay as the biz in PH has higher chance of survival, as the masterplan allows for good walkability from convention, offices, hotels, residences to F&B and retail. The chicken n egg problems holds the key to the vibrancy of the area.
*Once the vibrancy is established, hard to replicate another one like PH, even if they are to launch more n more projects along danga bay. Cos there will ultimately be only "one" place to be seen n see.

While the dust settle in another 5-10yrs, we k see the difference in value.
Puteri Harbour 2x
Danga Bay 1-1.5x
CIQ 1x

This is jus my own personal opinion and I have vested interests in Somerset Puteri Harbour.

DCputeri · Jul 1, 2014

Successful township development requires a well-thought plan with certain theme and good infrastructure. I am always doubtful with JB given its major expansion plan with an aging infrastructure and inadequate maintenance. Has the work started in the JB central?

Dfiris said:
It all depends on people's perception of value.

My way of seeing things is this:-

R&F & other CIQ projects banking on MRT link - Woodlands
- at most they k only benchmark to Woodlands condos 99 yr which is now going at $800+ psf (RM2000 psf estimate)
- Rationale: if u are buying those properties, just to be have better access and proximity to Singapore, mainly becos need to commute to work, or people in the working class or I call mass market.

Puteri Harbour - Sentosa
----------------------------
- k be benchmark to 99yr projects in Sentosa (1600psf estimate) or abt RM4000psf
- Rationale:
*With the coming up of Emerald Bay, the buyers profiles n pricing, the most expensive in JOhor, if not Malaysia
*Ferry link to harbourfront Sentosa(if any), definitely not for people travelling to work, more for leisure lifestyle,
maybe a nice dinner, luncheon cruise. For foreign delegates here for the convention to see and experience Singapore due to time constraints is a good idea.
* F&B boulevard along Marina
*A master planned area of only 66 acre compared to RF's 166 acre will give the exclusive limited supply in this area
*Edge over Danga Bay as the biz in PH has higher chance of survival, as the masterplan allows for good walkability from convention, offices, hotels, residences to F&B and retail. The chicken n egg problems holds the key to the vibrancy of the area.
*Once the vibrancy is established, hard to replicate another one like PH, even if they are to launch more n more projects along danga bay. Cos there will ultimately be only "one" place to be seen n see.

While the dust settle in another 5-10yrs, we k see the difference in value.
Puteri Harbour 2x
Danga Bay 1-1.5x
CIQ 1x

This is jus my own personal opinion and I have vested interests in Somerset Puteri Harbour.

juanra · Jul 1, 2014

I share the same views than you.

Just one note, when comparing condo supply, it's best to use Plot Ratio rather than acres.

R&F project will yield a Plot ratio of 13 while Puteri Harbour condos have an average plot ratio of below 4.

Just to give you an example, Sunway Iskandar will yield more than 30,000 units in 1,800 acres (mixed of condos and landed) while R&f 166 acres will yeild exactly 30,000 condos.

Thus, the key thing to look out for is the densities, which can be given in two formats:

Units/acre
Plot Ratio

Regards,

Dfiris said:
It all depends on people's perception of value.

My way of seeing things is this:-

R&F & other CIQ projects banking on MRT link - Woodlands
- at most they k only benchmark to Woodlands condos 99 yr which is now going at $800+ psf (RM2000 psf estimate)
- Rationale: if u are buying those properties, just to be have better access and proximity to Singapore, mainly becos need to commute to work, or people in the working class or I call mass market.

Puteri Harbour - Sentosa
----------------------------
- k be benchmark to 99yr projects in Sentosa (1600psf estimate) or abt RM4000psf
- Rationale:
*With the coming up of Emerald Bay, the buyers profiles n pricing, the most expensive in JOhor, if not Malaysia
*Ferry link to harbourfront Sentosa(if any), definitely not for people travelling to work, more for leisure lifestyle,
maybe a nice dinner, luncheon cruise. For foreign delegates here for the convention to see and experience Singapore due to time constraints is a good idea.
* F&B boulevard along Marina
*A master planned area of only 66 acre compared to RF's 166 acre will give the exclusive limited supply in this area
*Edge over Danga Bay as the biz in PH has higher chance of survival, as the masterplan allows for good walkability from convention, offices, hotels, residences to F&B and retail. The chicken n egg problems holds the key to the vibrancy of the area.
*Once the vibrancy is established, hard to replicate another one like PH, even if they are to launch more n more projects along danga bay. Cos there will ultimately be only "one" place to be seen n see.

While the dust settle in another 5-10yrs, we k see the difference in value.
Puteri Harbour 2x
Danga Bay 1-1.5x
CIQ 1x

This is jus my own personal opinion and I have vested interests in Somerset Puteri Harbour.

FHBH12 · Jul 1, 2014

Dfiris said:
It all depends on people's perception of value.

My way of seeing things is this:-

R&F & other CIQ projects banking on MRT link - Woodlands
- at most they k only benchmark to Woodlands condos 99 yr which is now going at $800+ psf (RM2000 psf estimate)
- Rationale: if u are buying those properties, just to be have better access and proximity to Singapore, mainly becos need to commute to work, or people in the working class or I call mass market.

Puteri Harbour - Sentosa
----------------------------
- k be benchmark to 99yr projects in Sentosa (1600psf estimate) or abt RM4000psf
- Rationale:
*With the coming up of Emerald Bay, the buyers profiles n pricing, the most expensive in JOhor, if not Malaysia
*Ferry link to harbourfront Sentosa(if any), definitely not for people travelling to work, more for leisure lifestyle,
maybe a nice dinner, luncheon cruise. For foreign delegates here for the convention to see and experience Singapore due to time constraints is a good idea.
* F&B boulevard along Marina
*A master planned area of only 66 acre compared to RF's 166 acre will give the exclusive limited supply in this area
*Edge over Danga Bay as the biz in PH has higher chance of survival, as the masterplan allows for good walkability from convention, offices, hotels, residences to F&B and retail. The chicken n egg problems holds the key to the vibrancy of the area.
*Once the vibrancy is established, hard to replicate another one like PH, even if they are to launch more n more projects along danga bay. Cos there will ultimately be only "one" place to be seen n see.

While the dust settle in another 5-10yrs, we k see the difference in value.
Puteri Harbour 2x
Danga Bay 1-1.5x
CIQ 1x

This is jus my own personal opinion and I have vested interests in Somerset Puteri Harbour.

While the dust settle in another 5-10yrs, I see the difference in value.
Puteri Harbour 1.3x
Danga Bay 1-1.2x
CIQ 1.5x

DCputeri · Jul 1, 2014

A factor needs to be applied for those high floor units with marina view at 1.5.

FHBH12 said:
While the dust settle in another 5-10yrs, I see the difference in value.
Puteri Harbour 1.3x
Danga Bay 1-1.2x
CIQ 1.5x

Funniman · Jul 1, 2014

DCputeri said:
A factor needs to be applied for those high floor units with marina view at 1.5.

I was standing on top of Traders the other day overlooking into the marina full of yachts. Only difference is mine is on 20th floor and the view would be breathless over the entire straits. That factor would be x 2.0 :smile:

potter · Jul 1, 2014

Funniman said:
I was standing on top of Traders the other day overlooking into the marina full of yachts. Only difference is mine is on 20th floor and the view would be breathless over the entire straits. That factor would be x 2.0

It was spectacular!! Overlooking from opposite during the dawn...before PH was born. :smile:

PuteriWorld · Jul 1, 2014

Sunway Iskandar is building for humans, R&F is building a ZOO.

juanra said:
I share the same views than you.

Just one note, when comparing condo supply, it's best to use Plot Ratio rather than acres.

R&F project will yield a Plot ratio of 13 while Puteri Harbour condos have an average plot ratio of below 4.

Just to give you an example, Sunway Iskandar will yield more than 30,000 units in 1,800 acres (mixed of condos and landed) while R&f 166 acres will yeild exactly 30,000 condos.

Thus, the key thing to look out for is the densities, which can be given in two formats:

Units/acre
Plot Ratio

Regards,

Funniman · Jul 1, 2014

PuteriWorld said:
Sunway Iskandar is building for humans, R&F is building a ZOO.

Don't be so mean. Surely you mean high end social housing.

Funniman · Jul 1, 2014

potter said:
It was spectacular!! Overlooking from opposite during the dawn...before PH was born.

The opposite side is at ground level..how far can you see? Try looking up and not look down. Sometimes the views are even better. :biggrin:

DCputeri · Jul 1, 2014

Is this what you meant?

Funniman said:
I was standing on top of Traders the other day overlooking into the marina full of yachts. Only difference is mine is on 20th floor and the view would be breathless over the entire straits. That factor would be x 2.0

PuteriWorld · Jul 1, 2014

Imagine at 25 th high up. Wow

PuteriWorld · Jul 1, 2014

Now we gota all pray that the Sultan wont sell the bestest land next to Singapore in Puteri Harbour. Now its reserve land. If he do a R&F, we are screwed

FHBH12 · Jul 1, 2014

PuteriWorld said:
Now we gota all pray that the Sultan wont sell the bestest land next to Singapore in Puteri Harbour. Now its reserve land. If he do a R&F, we are screwed

Country Garden is already there on the reclaimed land. The sea view there should be the best.

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