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tianhooi
Joined: 30 Jul 2004
Posts: 118
Location: Petaling Jaya
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 Posted: Wed Feb 03, 2010 5:38 pm Post subject: Sek 8 Kota Damansara Single Storey Shop |
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| Single Storey Shop at Sek 8 Kota Damansara, Size 18'x50 with individual title, next to Surau and School. I Purchased 2 adjoining units as I think I can get retail business tenant. Anyone familiar with Sek 8 Kota Damansara? Any Comments? |
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tengster
Joined: 19 Jan 2006
Posts: 1012
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| Posted: Wed Feb 03, 2010 7:09 pm Post subject: |
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you bought subsale or from developers?
anymore left...URL please?
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Daryl Teo
Joined: 09 Feb 2008
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| Posted: Thu Feb 04, 2010 12:07 am Post subject: |
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Those shops brapa kopang?
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tianhooi
Joined: 30 Jul 2004
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Location: Petaling Jaya
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| Posted: Thu Feb 04, 2010 4:08 pm Post subject: |
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| tengster wrote: | you bought subsale or from developers?
anymore left...URL please? |
From Developer. Only 18 units and all sold.
Last edited by tianhooi on Thu Feb 04, 2010 4:11 pm; edited 1 time in total |
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tianhooi
Joined: 30 Jul 2004
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| Posted: Thu Feb 04, 2010 4:10 pm Post subject: |
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| Daryl Teo wrote: | | Those shops brapa kopang? |
Sorry, don't understand. |
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tengster
Joined: 19 Jan 2006
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| Posted: Thu Feb 04, 2010 6:34 pm Post subject: |
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how much? where can I go check it out?
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Daryl Teo
Joined: 09 Feb 2008
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| Posted: Thu Feb 04, 2010 7:11 pm Post subject: |
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| tianhooi wrote: | | Daryl Teo wrote: | | Those shops brapa kopang? |
Sorry, don't understand. |
It's colloquial for old timer's "How much money?" 
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tianhooi
Joined: 30 Jul 2004
Posts: 118
Location: Petaling Jaya
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| Posted: Fri Feb 05, 2010 2:30 pm Post subject: |
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| Daryl Teo wrote: | | tianhooi wrote: | | Daryl Teo wrote: | | Those shops brapa kopang? |
Sorry, don't understand. |
It's colloquial for old timer's "How much money?" |
Less than 300k each. Estimate rental of about 2k / month. |
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Daryl Teo
Joined: 09 Feb 2008
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| Posted: Sun Feb 07, 2010 2:20 am Post subject: |
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| tianhooi wrote: | | Daryl Teo wrote: | | tianhooi wrote: | | Daryl Teo wrote: | | Those shops brapa kopang? |
Sorry, don't understand. |
It's colloquial for old timer's "How much money?" |
Less than 300k each. Estimate rental of about 2k / month. |
Sounds attractive with 8% gross yields. Low price entry also highly tempting. Where exactly is it & are there units left? F/h?
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tianhooi
Joined: 30 Jul 2004
Posts: 118
Location: Petaling Jaya
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| Posted: Sun Feb 07, 2010 2:19 pm Post subject: |
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| Daryl Teo wrote: | | tianhooi wrote: | | Daryl Teo wrote: | | tianhooi wrote: | | Daryl Teo wrote: | | Those shops brapa kopang? |
Sorry, don't understand. |
It's colloquial for old timer's "How much money?" |
Less than 300k each. Estimate rental of about 2k / month. |
Sounds attractive with 8% gross yields. Low price entry also highly tempting. Where exactly is it & are there units left? F/h? |
Sek 8 Kota Damansara is the end of Persiaran Mahogani, closer to sungai buluh already. I think all units sold last year. The rental I estimated based on the Ground Floor of the existing 3 storey shop (22x75)currently rented at 3k a month. |
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Daryl Teo
Joined: 09 Feb 2008
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| Posted: Sun Feb 07, 2010 11:29 pm Post subject: |
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| tianhooi wrote: | | Daryl Teo wrote: | | tianhooi wrote: | | Daryl Teo wrote: | | tianhooi wrote: | | Daryl Teo wrote: | | Those shops brapa kopang? |
Sorry, don't understand. |
It's colloquial for old timer's "How much money?" |
Less than 300k each. Estimate rental of about 2k / month. |
Sounds attractive with 8% gross yields. Low price entry also highly tempting. Where exactly is it & are there units left? F/h? |
Sek 8 Kota Damansara is the end of Persiaran Mahogani, closer to sungai buluh already. I think all units sold last year. The rental I estimated based on the Ground Floor of the existing 3 storey shop (22x75)currently rented at 3k a month. |
I've always thought that sgl storey shops have the best compromise or balance between lower capitalised cost & higher yields due to lower price points upon purchase, and, usually, good occupancy & take up rates, if its well located. But unfortunately my timing is always off when it comes to spotting a purchase of this rare animal/ segment.
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tianhooi
Joined: 30 Jul 2004
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Location: Petaling Jaya
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| Posted: Mon Feb 08, 2010 3:21 pm Post subject: |
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I've always thought that sgl storey shops have the best compromise or balance between lower capitalised cost & higher yields due to lower price points upon purchase, and, usually, good occupancy & take up rates, if its well located. But unfortunately my timing is always off when it comes to spotting a purchase of this rare animal/ segment.[/quote]
My experience:
The Best yields: 2 storey shop office. 3/4 storey good for investment and resale, but 3rd and 4th floor not easy to rent out unless with lift. Have a look at Dataran Sunway and The Strand, you will notice 2nd floor mostly vacant.
Last edited by tianhooi on Tue Feb 09, 2010 12:44 pm; edited 1 time in total |
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Daryl Teo
Joined: 09 Feb 2008
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| Posted: Mon Feb 08, 2010 9:40 pm Post subject: |
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| tianhooi wrote: |
My experience:
The Best yields: 2 storey shop office. 3/4 storey good for investment and resale, but not 3rd and 4th floor not easy to rent out unless with lift. Have a look at Dataran Sunway and The Strand, you will notice 2nd floor mostly vacant. |
Well said, but really diificult to find sgl storey shops in good locations these days. Last i saw some really good ones were in Bdr Puteri & behind Tesco Puchong, both of which i missed. Sgl sty shops are normally found only in small obscure tamans in the outskirts otherwise, cos it makes more sense for a developer to build 3 or more storeys shops in prime locs, where they can optimise their profits per land best use.
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tianhooi
Joined: 30 Jul 2004
Posts: 118
Location: Petaling Jaya
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| Posted: Tue Feb 09, 2010 12:39 pm Post subject: |
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| Daryl Teo wrote: | | tianhooi wrote: |
My experience:
The Best yields: 2 storey shop office. 3/4 storey good for investment and resale, but not 3rd and 4th floor not easy to rent out unless with lift. Have a look at Dataran Sunway and The Strand, you will notice 2nd floor mostly vacant. |
Well said, but really diificult to find sgl storey shops in good locations these days. Last i saw some really good ones were in Bdr Puteri & behind Tesco Puchong, both of which i missed. Sgl sty shops are normally found only in small obscure tamans in the outskirts otherwise, cos it makes more sense for a developer to build 3 or more storeys shops in prime locs, where they can optimise their profits per land best use. |
The shops I bought are developed by PKNS SUBSIDIARY, land is free, that is why they can built single storey shop. Non of the private developer will built single storey shop, as is no profit business.
Anyway, double storey still the best, Ground floor for retail business and people don't mind to climb 1 floor up for office, so no problem to rent out the whole block, and the value will appreciate once the tenat have move in. One of my 2 storey shop I bought in 2000, the rental more than installment and the value already double. |
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vsharma72
Joined: 09 Feb 2010
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Location: INDIA
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| Posted: Tue Feb 09, 2010 5:58 pm Post subject: |
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The Best yields: 2 storey shop office. 3/4 storey good for investment and resale, but 3rd and 4th floor not easy to rent out unless with lift. Have a look at Dataran Sunway and The Strand, you will notice 2nd floor mostly vacant.
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Daryl Teo
Joined: 09 Feb 2008
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| Posted: Tue Feb 09, 2010 10:37 pm Post subject: |
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Yep, won't try to go more than 2 storeys unless with lifts, & then again also if the location is established with a demand for small offices, otherwise 3 & 4th storeys will go vacant.
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Daryl Teo
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| Posted: Tue Feb 09, 2010 10:46 pm Post subject: |
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Just thought of a poser. So if given a choice between buying 2 sgl strorey at 400k each & a 2 storey shop for 800k in the same location, which would u pick & why? Hypothetically speaking of course.
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justcar
Joined: 19 Sep 2009
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| Posted: Tue Feb 09, 2010 11:46 pm Post subject: |
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| Daryl Teo wrote: | | Just thought of a poser. So if given a choice between buying 2 sgl strorey at 400k each & a 2 storey shop for 800k in the same location, which would u pick & why? Hypothetically speaking of course. |
If for own use, and i need more space for future expansion, 2 storey would be my choice. Unless the 2 single storey are joint units, then I need to consider whether I need more ground floor space, or upper floor as office.
Capital appreciation wise, I think 2 storey will have a better gain. However, I do not have anything to back me up on this.
If purely for rental yield, probably 2 sgl storey will generate better income. |
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Daryl Teo
Joined: 09 Feb 2008
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| Posted: Wed Feb 10, 2010 1:22 pm Post subject: |
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| justcar wrote: | | Daryl Teo wrote: | | Just thought of a poser. So if given a choice between buying 2 sgl strorey at 400k each & a 2 storey shop for 800k in the same location, which would u pick & why? Hypothetically speaking of course. |
If for own use, and i need more space for future expansion, 2 storey would be my choice. Unless the 2 single storey are joint units, then I need to consider whether I need more ground floor space, or upper floor as office.
Capital appreciation wise, I think 2 storey will have a better gain. However, I do not have anything to back me up on this.
If purely for rental yield, probably 2 sgl storey will generate better income. |
Yes depending on use a dbl storey shop may have better caps gains as it could act both as retail & office. But definitely 2 adjacent sgl sty shops will give better rental yields, as retail space at grid level has always command a premium. But in terms of desirability factor or perception, dbl sty shops has the advantage over sgl shops in terms of prominence.
But what's your take on 3 in 1 shops with retail at grd flr, office in front portion & 2 room apartment at rear portion of 2nd level and they all come with individual meters. How would it fare against the 2 in 1, shop/office combi with individual & combined meters? Just wondering if it makes any difference.
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tianhooi
Joined: 30 Jul 2004
Posts: 118
Location: Petaling Jaya
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| Posted: Thu Feb 11, 2010 4:20 pm Post subject: |
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But what's your take on 3 in 1 shops with retail at grd flr, office infrontportion & 2 room apartment at rear portion of 2nd level and they all come with individual meters. How would it fare against the 2 in 1, shop/office combi with individual & combined meters? Just wondering if it makes any difference.[/quote]
So far, I never invest in stara title shopoffice/house. I nearly bought one at section 7 Shah Alam, near UITM. Now regreted I never make up my mind. This project, ground floor is a 24x 70 shop with 6 units of apartment upstair. Price for the shop in 2004 was RM380000, the rental now RM3,500 a month. So is stll very depending on the Location. |
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Daryl Teo
Joined: 09 Feb 2008
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| Posted: Thu Feb 11, 2010 5:01 pm Post subject: |
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| tianhooi wrote: | | [/quote="Daryl Teo"]But what's your take on 3 in 1 shops with retail at grd flr, office infrontportion & 2 room apartment at rear portion of 2nd level and they all come with individual meters. How would it fare against the 2 in 1, shop/office combi with individual & combined meters? Just wondering if it makes any difference. |
So far, I never invest in stara title shopoffice/house. I nearly bought one at section 7 Shah Alam, near UITM. Now regreted I never make up my mind. This project, ground floor is a 24x 70 shop with 6 units of apartment upstair. Price for the shop in 2004 was RM380000, the rental now RM3,500 a month. So is stll very depending on the Location.[/quote]
Didn't know that S.A is drawing such good rentals, 3.5k is very good yields for that area. Funny how most BK shops have individual meters for its 3 in 1 but on an enbloc individual title like the dbl sty shops in BK9, wonder if could subdivide & sell. Current asking market value is 1.4mil, purchased below 750k & renting from 4.5k enbloc, with grd flr 3.5k.
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tianhooi
Joined: 30 Jul 2004
Posts: 118
Location: Petaling Jaya
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| Posted: Tue Feb 16, 2010 9:23 am Post subject: |
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| Daryl Teo wrote: | | tianhooi wrote: | | [/quote="Daryl Teo"]But what's your take on 3 in 1 shops with retail at grd flr, office infrontportion & 2 room apartment at rear portion of 2nd level and they all come with individual meters. How would it fare against the 2 in 1, shop/office combi with individual & combined meters? Just wondering if it makes any difference. |
So far, I never invest in stara title shopoffice/house. I nearly bought one at section 7 Shah Alam, near UITM. Now regreted I never make up my mind. This project, ground floor is a 24x 70 shop with 6 units of apartment upstair. Price for the shop in 2004 was RM380000, the rental now RM3,500 a month. So is stll very depending on the Location. |
Didn't know that S.A is drawing such good rentals, 3.5k is very good yields for that area. Funny how most BK shops have individual meters for its 3 in 1 but on an enbloc individual title like the dbl sty shops in BK9, wonder if could subdivide & sell. Current asking market value is 1.4mil, purchased below 750k & renting from 4.5k enbloc, with grd flr 3.5k.[/quote]
Certain arean of S.A. is drawing even higher rental, e.g. sek 9, 18, 20 and 23 of S.A, rental of Ground Floor is from 5.5 - 7k, 1st floor is from 2k.
750k very good buy. |
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emyght
Joined: 06 Dec 2006
Posts: 77
Location: KL
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| Posted: Tue Feb 16, 2010 1:01 pm Post subject: |
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| for 2 sty shops, try sri manja.. abt 750k. bintang supermart, kfc, old-town white coffee, mosque.. seriously lack of banking facilities for the folks here although it's kampung-ish. there's 1 of the corner, think can strike for 1.40 mil. rental between 5k-8k. pre-dominantly malay / indians, wif a reasonable mix of chinese. |
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Daryl Teo
Joined: 09 Feb 2008
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| Posted: Wed Feb 17, 2010 2:27 am Post subject: |
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| emyght wrote: | | for 2 sty shops, try sri manja.. abt 750k. bintang supermart, kfc, old-town white coffee, mosque.. seriously lack of banking facilities for the folks here although it's kampung-ish. there's 1 of the corner, think can strike for 1.40 mil. rental between 5k-8k. pre-dominantly malay / indians, wif a reasonable mix of chinese. |
Yep should be good, this Sri Manja; like some trading outpost between civilisations! I have yet to plan my high adventure along the Old Silk Road. Anyone game?
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