Thursday, October 30, 2014

Why I bought the first residential project at Sunway Iskandar ? (Revision 03)

Revision 03 (last paragraph): updated on December 30, 2015
Revision 02: updated on November 1, 2014

I am not going to repeat the general information that are available widely at the Sunway Iskandar offical website (shown below) or you can google the information about Sunway Iskandar. There are tons of information out there.


Why I bought first residential project at Sunway Iskandar?

(1) The price is reasonable at the current market.

(2) If Bandar Sunway and Ipoh Sunway first launch owners are enjoying huge capital appreciation, Sunway Iskandar can too! No doubts.

(3) The product is from Sunway. It is a QUALITY brand.

I was a Sunway College student in year 1998 and 1999. I witnessed the transformation of Bandar Sunway. Such township development success will appear at Sunway Iskandar, for sure.

Let's talk about the product briefly.

I particularly love 3 bedder units but it is out of my budget.

So, I pick up a 2+1 unit instead. I think the orientation of this Type D is fantastic, if not, it is the best.

(1) Type D is North East facing, no West sun. Perfect.

(2) Living hall and bedroom units facing is actually Eastern & Oriental development or forest at the moment. However, I love the master bedroom huge L shape windows. The other half of the window is actually facing South East - SEA VIEW ! I need to be conservative here. I do not think Sunway is so nice to unblock this view by making sure no buildings are built at this direction (see the model below). I as well do not know the height restriction at the sea front precinct. Therefore, higher floor units will have a better chance to enjoy the sea view. This is just an extra. I do not think the current selling price has included such premium. It fact, this unit type per square feet is the cheapest.

(3) I like the kitchen location. It is separated from the living hall and dining area.

(4) Even though this 2+1 layout is larger than typical 2 bedroom but the price is very close to each other (might as well buy the larger unit).

Type D layout


Layout Plan of Citrine. I like C1 location too, especially the 2 bedroom and living hall are ALL facing SEA VIEW ! But the layout is the smallest and the kitchen is very close to the living hall (open air concept)

Lakeview Precinct - belong to Medini Zone- 129 years lease , NO Real Estate Gain Tax.


Total 6 precincts - a massive 15 to 20 years development.


The location is so near to Tuas second link check point which is very ideal.


Type D - 1,087 sq ft - very generous layout indeed for a 2 bedder unit.



 The floorplan.



Take note there is a "open space" to unblock the view for Citrine service apartment which I doubt they will really do this. We will see. I might be wrong. :)


Are you ready to move in? My dear tenant.


I am the 5th to select a unit, spoilt for choices.


I can see my unit !


These are impressive SEA VIEW facing units.


Let's talk about price. The downpayment is FREE. Yes, indirectly.

Let's take the real selling price of Type D , highest floor , 36th floor as an example.

Type D - 1,087 sq ft , selling now at RM 855,000 (still available as of October 31, 2014)
The price has since gone up by 4+%.

RM 855,000 is the SPA price. Sunway developer is giving 7% + 3% discount right now.

You pay RM 10,000 booking fees.

10% of SPA price is RM 85,500.

Sunway gives 7% discount, hence, your remaining down payment is:
RM 85,500 - RM 59,850 (7% discount) - RM 10,000 (booking fees) = RM 15,650.
You have to pay this amount while you sign the SPA (Sale and Purchase Agreement).

So, your up front commitment is RM 10,000 + RM 15,650 = RM 25,650.

Remember Sunway developer is giving 7% + 3% discount?

While it hits the next 10% loan disbursement, Sunway developer will refund you the 3% discount, which is a cheque to your name of RM 25,650.

Indirectly, your "10%" is fully paid by Sunway developer, you only need to take care your remaining 90% loan. Effectively, you are on 100% housing loan, in other words.

FREE SPA Legal Fee & Disbursement (EXCLUDING Perfection of Transfer and Stamp Duty on MOT); with Terms & Conditions - SPA & Loan Agreement must use our panel lawyer.

I have to pay around RM 18,540 of MOT fees upon completion date.

FREE loan agreement Legal Fees & Disbursement (Inclusive 0.5% stamp duty EXCLUDING Perfection of Charges); with Terms & Conditions - SPA & Loan Agreement must use Sunway developer panel lawyer.

My housing loan is from CIMB bank. Hence, RM 9,118.81 fees will be fully paid by Sunway Developer.

Nevertheless, upon completion at the end of year 2017, I have to pay Perfection of Charges. That is 25% of Loan Legal Fees, which is 25% of RM 6,176 , estimate to be RM 1,544.

FREE 1 year maintenance charge (excluding sinking fund); indicative RM0.35 PSF, subject to change).

The sinking fund is about 10% of the maintenance fees. Hence, sinking fund is about RM 38 per month.


By the way, my unit is at 35th floor. :)

As of October 6, 2014, below are the sales results.
Total 129 units sold out of 263 units launched. That's 49% sales.
There are total 328 units.


Sales Chart as of October 17, 2014.


Updated on November 1, 2014
======================

I received an update from my friend who was at the Sunway gallery. He sent me the latest Sales Chart and I would like to update the sales progress for the past 25 days.

Sunway is able to move another 15 units.
Total 155 units sold out of 263 units launched. That's 55% sales.
It is worth to mention Type D is selling out fast. Hitting 82% sales and left only 6 units.

The best 36th floor unit is now SOLD ! Didn't I mention Type D is the best location? :)


The Sales Chart @ November 1, 2014

 
Updated on December 30, 2015
=======================
 
There are some changes on Johor state housing rules, so all the buyers of Sunway Citrine Residence have to resign all the lawyer documents. This create trouble for all the previous buyers to come again to the Sunway sales gallery to sign all the thick documents, some even have to fly from Taiwan or Middle East to come here and re-sign. For me, I just need to drive into Nusajaya to sign the document and go and buy milk powder at AEON, not a big deal. It was happened in July 2015.
 
Nevertheless, Sunway developer rewarded everyone the same token of appreciation of a RM5,000 cash for any inconvenience caused. That is actually to cover others flight ticket and hotel stay. For me, it is a FREE shopping voucher at AEON Bukit Indah. Ha Ha Ha... RM5,000 cash is a lot! I now don't mind to re-sign all the documents for the 3rd time for another fee. :) Thank you, Sunway.
 
 
On December 30, Sunway customer care told me the 3% refund cheque is here. They helped me to bank into my CIMB i-flexi loan account to offset my interest. Effectively, my loan account now has enough monies to offset all the interest. It is loan interest FREE right now (reaching 20% stage at the moment).
 
It is a cool refund of RM24,540. And now you know what is my SPA price and you can do further "reverse engineering" to know my net Purchase Price.
 
In short, Sunway paid me RM5,000 cash to buy a unit from them.
I pay RM 0 but receive RM5,000 at the end. :)
 
 
 


4 comments:

  1. any new update pertaining overall Sunway Iskandar Project? i just inquiry the landed property (Emerald Residences) interesting on 2 weeks back...quite impress with overall master plan...dilemma whether shall grab one from it

    ReplyDelete
    Replies
    1. As for now , Sunway Iskandar shall be the safest investment at Johor ( capital appreciation rely on the Sunway township itself ) . Oh ya , if you keen to purchase Sunway Iskandar properties , drop me an email at jamesjy_hong@yahoo.com as I am more than happy to spilt the referral fees to all of you . :)

      Delete
  2. The MOT is bullshit...it's a deferment of legal fees..hence no such thing as free legal costs..this is how i see

    ReplyDelete
    Replies
    1. Not many people know about MOT fees . Anyway , it is a hidden cost that all buyers should aware .

      Delete