Monday, March 19, 2012
Speculating the Mayland Dorsett
Finally, there is going to be a "preview" launch this 23rd March weekend of Mayland Dorsett. There are two 23-storey towers in this project, connected by a facilities deck on the 4th floor. Tower 1 has the pool and most of the hotel facilities and it is also the higher density of the 2. There are 82 units per floor in Tower 1 compared with 35 units in Tower 2. The ratio of units/lifts for Tower 1 is much higher than Tower 2 - 12 lifts serve Tower 1 while 6 units serve Tower 2.
It's the same layout for every floor from 5th to the 20th. The biggest and most expensive units, which are the duplex are on the 21st floor. There are only 36 units of duplexes (out of a total 2000 units), priced around RM800k for these 920sf units.
This weekend, only Tower 2 will be launched - almost 600 units in total. Majority of these consists of 590sf one-bedroom units facing the lake and 410sf studio units facing Subang Jaya. There appears to be a premium for the lake-facing units - from RM820psf vs RM750psf for the Subang Jaya view. So, the cheapest unit is priced from just over RM310k and with the preview discount of around 11%, the cheapest unit starts from only RM275k.
In my opinion, if speculation is the main purpose, the bet would be on these 410sf units. Why? Because there are only 200 of these. The other 400-odd 410sf units in Tower 1 are facing the Subang Jaya Medical Center which is not so desirable. So, the 410sf units in Tower 2 are a good buy - especially units 33 and 34. These 2 units are in the minority wing, there are only 9 doors sharing the corridor compared with 29 doors on the other wing.
However, nothing beats the corner Type B1 which is 500sf. Although these units occupy the "majority wing", there are only a total of 17 such corner units in the entire project of 2000 apartments. The other corner, the Type B2 is not so desirable due to the unit layout. The type-B1 has a bedroom and the bathroom can be accessed from both the bedroom and the living room. Both bedrooms and living room has large windows to let in natural light. But the type B2 is not designed in the same way. There is only a partition for the sleeping area with no windows although this is a corner unit. The bathroom is only accessible from the partitioned area - quite a stupid design and more expensive as well at over RM400k per pop compared with RM370k for the B1.
If the lake is something you like, then go for the Type C2, 590sf - but the only units worth buying are the corner. This is due to the internal design which has a living room with no windows, separated from the bedroom by the bathroom. If you get the corner units, the living room has windows.
As with all speculative projects, one has to get in there fast and early. The total number of corner units are 68. The total number of duplexes are 36. And the total number of desirable small units in the "minority wing" is 34. These will be grabbed up 1st and these are the ones who will appreciate most even if the others have to depreciate. They will be easier to flip or rent when in competition with others.