One Residence

One Residence, a residential property development by Ideal Property Development Sdn Bhd, sited on over 100-acre of freehold land in the fast growing township of Sungai Ara, Penang.

One Residence is a gated and guarded community comprises Sathu Terrace 182 units of 2-storey terrace house, Dua Villas 135 units of 2-storey terrace house and Tree Residency 316 units of 2-storey terrace and semi-detached house. The phase one terrace house has a land area measuring 22' x 75' and a built-up area ranging from 1,650 to 2,550 sq.ft.

Property Project : One Residence
Location : Sungai Ara, Penang
Property Type : 2-Storey Terrace
Tenure : Freehold
Land Area : 22' x 75'
Built-up Area : 1,650 - 2,550 sq.ft.
Developer : Ideal Property Development Sdn Bhd (JV with Koperasi Tunas Muda)

1,006 comments«Oldest  ‹Older  1 – 200 of 1006  Newer›  Newest»

September 14, 2009 at 9:59 PMIn Style

price and any show room?

September 25, 2009 at 1:52 PMWifred

As I know, price run from RM600K++ onward. It's strata title due to G&G standard.

October 14, 2009 at 10:00 AMUnknown

RM663800 for 22x75

October 15, 2009 at 5:47 PMCBS

Good Response?

October 16, 2009 at 2:23 PMUnknown

Any idea why they need 4 + 4 months to have the SPA stamped? That's kinda long..

October 16, 2009 at 3:09 PMu2

Anyone knows this project is opened for sale ?

October 16, 2009 at 6:01 PMoneresidence

phase 1 of the project is now open for booking.
20.0K downpayment.

October 16, 2009 at 6:08 PMCBS

4 + 4 months to have the SPA stamped? As far as I understand, the developer will get the buyers to sign the SPA in a month's time. Meaning the developer will keep the SPA for a few months before sending the SPA for stammping? What is the point?

October 16, 2009 at 9:22 PMUnknown

No APDL thus need 4+4 months. The developer will have your 5% or 10% payment and you get nothing for the 4+4 months.

Ask for FD interest from developer, this way you can lock in the unit with early bird price while getting interest with your 5% or 10% payment made to the developer.

October 16, 2009 at 10:04 PMUnknown

What is APDL?

October 17, 2009 at 12:04 AMu2

Hi one residence,

"Landed property with condo facilities" it is similar like SouthBay project come with condo facilities – guardhouse, gymnasium and swimming pool??

October 17, 2009 at 12:33 AMUnknown

Lease or free hold?

October 17, 2009 at 12:43 AMsinofi

yes this project is gated n guarded with facilities like clubhouse, swimming pool. Response was very good I reckon almost 80pc booked. They giving 2 free aircons for bedroom n living hall. Size 22x75 n 22x80 (could b 24x80, can't remember). Porcelain tiles for living hall but ceramic for upstairs.price starts from about 638k.freehold

October 17, 2009 at 10:51 PMUnknown

where is the site? what is the difference with porcelain tiles & ceramic tiles? Anybody know what's in the club house? Is it like Southbay? their's club house is very grand..

October 18, 2009 at 9:57 AMsinofi

Today Ideal office is open at 2pm. Perhaps u can call or drop by to find out more about it. Office is at Krystal Point above Nissan showroom.

October 18, 2009 at 10:02 AMu2

Any package they are offer for this project?

October 18, 2009 at 12:59 PMAnonymous

Is this project good?

October 18, 2009 at 11:44 PMAltraz

10% of down payment for 8 months is quite a sum of $$$$. What's APDL by the way?

October 19, 2009 at 1:01 AMUnknown

What banks can we choose for loans? Have they finalized it? SPA in 30 days is fast...

October 20, 2009 at 10:53 AMCBS

Public Bank and Am Bank

October 20, 2009 at 1:24 PMUnknown

Just checked at Am Bank and Public Bank, seems like the agreement between the developer and the banks is still not finalized

October 20, 2009 at 1:37 PMsinofi

How is this project selling? Anyone been to the developer's office lately can update please? I wonder if this will be a good investment. With so many SPS subsales going on, I am wondering if it can do well. Still in two minds abt going for it.

October 20, 2009 at 2:30 PMUnknown

Looked good investment but too near to SPS, so many units for sales. I drove to that area during non-peak hours but still took me ~30 minutes from Tesco to Bayan Baru to Sg Ara to Bayan Baru to Sg Dua. The traffic a bit busy.

If invest with RM660K, the selling price should.... RM760K? RM800K? or RM1M?

Still think B. Maung is a better area to stay or invest.

October 20, 2009 at 2:49 PMAltraz

SPS or SPI? Setia Pearl Island right? Agree that traffic is bad, too many traffic lights along the way but heard that they will open up a new road.

Anyone know's what's ADPL?

October 20, 2009 at 2:55 PMsara

sps house is around <700k only... somemore higher ground...

October 20, 2009 at 2:57 PMUnknown

SPS is SP Setia and SPI is Setia Pearl Island.... :)

The new road is in future and no one knows when. By then, the new road also can't accommodate the traffic flow rate at that area. somemore, the new road also connected to another small road, which finally still come to the same junction.....

October 20, 2009 at 3:01 PMsinofi

but i like the fact it's dbl storey gated and guarded. I guess if it's to live in, no need to think twice but for investment, not sure if it's a good deal. probably drop by to see how the response is first. Heard it's already open for booking.

October 20, 2009 at 3:09 PMPalymra

APDL - Advertising Permit Developer's License

October 20, 2009 at 3:37 PMUnknown

A good quality unit at SPI is selling for at least RM780k

October 20, 2009 at 3:38 PM~VIVA~

Went there last Thursday, Friday and today (Tuesday). All the units have been booked (except the units facing West directly, few corner units and larger build-up units >700k left).

The response is extremely good. Units booked even before official launch.

Last week (few days ago) still got -15k for early bird. This week is just -10k. Penang People buy house is like buying vege in market.

October 20, 2009 at 3:46 PMsara

"A good quality unit at SPI is selling for at least RM780k "
--> which one good quality? mind to share? thkx.

October 20, 2009 at 4:52 PMUnknown

they are offering 10-90 scheme. Believe many buyers take this advantage for investment. Just paid 10% (~67K) upfront. After 3 years of completion, sell it at higher price and earn the capital gain. But of course must take risk.

October 20, 2009 at 6:02 PMu2

Any idea on one Residence facilities. What exactly facilities avails in club house? Compare One Residence vs Southbay Residence.

P/S Southbay Residence is come with condo facilities.
"Residence@Southbay comprises 3-storey lifestyle superlink homes with large built-ups. A resort style clubhouse, recreational and community facilities will be built for the enjoyment of residents. This is Penang’s 1st gated and guarded Superlink Home with a dedicated clubhouse surrounded by lush landscapes of tropical gardens."

Please refer to bellow:-

October 20, 2009 at 6:35 PMUnknown

Anyone knows if the plan & ADPL approval status? If you look at the clubhouse size, the land area is very small, I doubt it will be half as grand as Mah Sing's.

It is legal for them to collect 10% for S&P when the stamping is 4+4 months away? I don't think they will give us the FD interest during the 8 month period.

Also, if you browse through this blog, there are a lot of bad comments on the developer, Ideal & Rich Focus. Seems like they will cut corners. Seems like a lot of bad publicity yet this is a hot project that have high booking rates. Any advice from fellow bloggers?

October 20, 2009 at 7:39 PMUnknown

i am happy that the project is suitable for owner-occupied purchase only. At least they dont offer to bulk buyer and then owner occupied purchaser has to pay at the bulk buyer mercy. Good point is the 22'x 51' b/u. Visit S.P. Setia show unit and also the uncompleted show unit, one would realize that it is BIG = VALUE BUY. Club House may not be as porsh as Mahsing, but expect it to be good enuf for the residents. BUY or NO BUY is subjective. One fact for sure is that landed property get more and more expensive everyday. Choice is yours to lock in or not to lock in only.

October 20, 2009 at 10:34 PMUnknown

Anyone know abt this project's APDL? Please share. Once phase 1 finish, they will launch phase 2. Possibility >700k. Does anyone know any project with price lower than 700k?

October 20, 2009 at 10:47 PMu2

Now phase 2 is open for register.
land area is 22x70 is smaller then phase 1. This may launch on next year, this project will sell on future price.

October 22, 2009 at 12:31 AMUnknown

Medium cost apartments of 1300 sqft is already over RM400k. Landed property with bigger than usual land size of 22"x75" or 22"x80" at RM670k seems like a bargain. Like what CL says, to lock in the price or pay more in the future.

Property price in Penang, especially landed property, will never come down. Does not matter if recession or not. This year we are supposed to hit the worst recession since the 1920s, but property price in Penang continue to shoot skywards. If in good times, it will shoot even faster. Those who predicted the fall of property prices, bit their tongues. The rule to buy property in Penang is simple - the best time to buy is always yesterday.

More people are getting richer. That is a fact. Just ask those who works in middle management level in most MNCs in Penang, most of them earns about RM10k a month. And they are usually in their early 30s. When husband and wife brings back RM20k a month, properties at RM1 Mil is considered affordable.

Intel, Seagate, Jabil, Dell, Motorola, ASE, Altera - each company have at least several hundred mid-level managers. They form the largest group of people who will grab these opportunities.

It is very interesting to read all the postings in this website. Many people always think too much. They ended up ... thinking always. Those who took actions, ended up richer.

Will the smaller lot sizes of Phase 2 be cheaper than the bigger houses in Phase 1 when it is launched next year? You bet it would be. What does that mean to the owners of Phase 1? Free money within a few months. And there are only 2 phases of landed property in this scheme. The rests are apartments. Lagi untung!

October 22, 2009 at 10:27 AMYeoh

Already open for public? Why I register before but no one contact me? :-(

October 22, 2009 at 11:32 AMUnknown

Sam, I actually agree with you on Penang property price, but need to add some doubt on the fact you posted.

Landed property always appreciate faster that condo and it should be. However, location still a major consideration when you bought a property. If you need to travel through a massive traffic a few times a day for daily activities, better think twice or consider a better location event with higher price.

About the middel management level in MNCs, I agree that there are a lot, but mostly reached this level a few years back as I believe there are limited new prometion for the past 2 years. Some even got pay cut, or WFM. For the remaining, either caution on the big pruchase as the job is not secure yet, or they already own properties few years back. Also, with their income, they have more choice and Sg. Ara property may be at the bottom of the list. Mostly prefer Bt. Maung to Pantai Jerejak area, or minden, B. Gambier and Greenlane, which easy to access and nearer by driving to FIZ. Just my opinion.

Another thing to consider, signing S&P now but stamping 4+4 months later.... means you actually need to wait 3 years 8 months. If the S&P stamping delay, you need to wait longer. For the experience from same developer, the I-Regency launched in 2005 but S&P stamping in 2007. So, some owener actually wait 5 years until today to get the OC. Not sure if same thing will happen here. Their CEO project also drag for ~5 years already, and still in progress (or stop already?)...... How many 5 years we have in our life......

October 22, 2009 at 2:38 PMsinofi

This project is together with Tunas Muda. Will it make a diff? Plus I heard previous projects were family run but this one is solely the son's. Can someone verify this info?

October 22, 2009 at 7:18 PMJMC

Dont't ever buy from this developer. They collaborate with gangster contractor and APPOINT they own gangster.
Currently they recently project I-Regency are manifested by gangster... Same thing will happen to One resident( why?) coz they will be guard house and they said so.

Their gangster some random SSP or something name threaten to beat up others contractors.

I-Regency developer + mgt office forced their resident like a cheap paya terubong flat to buy their ridicilous price of cement/bricks/sand.

But their gangster got greedy and want to 'pao' grill and other thing as well.

Dont believe, pay a visit to I-regency or give Miss Ooi Ideal homes a call.

Good luck spending your precious time dealing with all this.

October 22, 2009 at 9:00 PMAnonymous

But guess the the One is their biggest project, maybe they will do it better this time to improve their visibility in this industry. Of course if it can build a nice surrounding houses, that will be a bonus. Price wise will be jacked up a lot I think but will be capped by SP Setia 2.5 stories's price.

October 22, 2009 at 10:29 PMUnknown

Yeoh- You can check with Ideal office if you want a unit. The official launch will be when the showhouse is completed ~mid Nov. I agree with the comments on developer's profile though. It's a calculated risk.... and will be capped by SP Setia's 2.5 Storey Terrace.

October 22, 2009 at 10:32 PMUnknown

BG - you are spot on! Buying property is always about location, location, location.

Mah Sing project sits just next to 2nd link and a stone throw away from FIZ. Great investment .. but unfortunately, I hesitated and I lost that golden opportunity to invest. Price has already gone up by RM100k already.

This 1 Residence is full of potential. I like the whole scheme and will be a booming area in the near future.

Traffic jam? Everywhere in Penang also face traffice jam. Its part of life. Work from home ;o).

A lot of people also made plenty of money in the recent bull run in the stock market or gold investment. So, with such low bank interest rate, property becomes very attractive.

That's why most of the "lucky" people whom Ideal called earlier, rushed to the sales office to book their units.

Will the price of property go up further? This is a sure fact. Look at India and China. Their apartments with no facilities (some dont even have lifts) costs more than RM600k already. The size is less than 1000 sqft. Landed properties are over RM1 Mil. Still people buy .. like crazy!

Those who kept saying delay in I-Regency and the CEO .... please tell me which property project in Penang did not get delay during construction in 2008 and 2009? All developers stopped or slowed down due to extremely high material and energy costs. Remember RM2.70 for petrol and steel price that went up by 5X?

But that Gangster Contractor thing is really a big issue ... if it is true. I hope all developers will not go so low as to hire or allow gangster contractor to operate in their projects.

October 22, 2009 at 11:37 PMAnonymous

I do think that One Residence is something can consider for investment since 22x75 is kinda hard to find nowadays. Just my 2 cent.

October 23, 2009 at 1:20 AMYeoh

To 1Residence,

I already went to office but only few units left and location not that nice.

October 23, 2009 at 6:39 AMUnknown

Hi, Sam, nice to exchange view with you regarding this propery.

Agree that South Bay is located at a more attractive location. From my little experience, if you felt 1 project is good and you like it, don't hesitate to get 1, event it is already 100K more expensive. This price increase is showing the value of the property, and as you mentioned, landed property price will never go down. There are still a lot of rooms for the price appreciate, for a project at good location. (with condition Penang MNC will stay for another 10~20 years... )

At the same time, don't look at a project with cheaper price but the locatioon is poor, unless you really confident that the location will become a prime area in N years later. From my little experience again, focus less on a project which need to wait for 10~20 years developerment. I can't wait for the developement at the same time, seeing other more strategic area grow faster. There are (and will be) no mega project in Sg. Ara, so if goverment finally able to kick start PORR or monoreal, it will not help the traffic flow in Sg. Ara. This area is not at the focus of event state goverment development for the coming 10~20 years. The only project I know now is the new road to Balik Pulau, but the progress stopped already.

About traffic, agree that it is the same in Penang, but I still can choose a location near to work with more option routes to my office. I am able to reach FIZ in 10 mintues time, with at least 4 option routes to choose from. Also only 5 minute drive to Tesco extra and 10 minutes to QBM or another Tesco. At the same time, I still can enjoy some green at my area. This is what I meant by location.

Agree on project delay in completion date but not the stamping delay. Most developers will stamp the S&P within a 2~3 months the most from signing date.

At the good side, the gangster contractor in i-Regency is not that bad. Owners still go ahead with their own contractors. Only if the oweners' contractors being rejected by management, than this become an issue.

Personally, I still like 1 Residence in all other aspects, just the location and the developer border me.

Any other constructive opinion is welcome.

October 23, 2009 at 8:46 AMsara

the area last time is farm land mix with bushes which once a while(few years time) get hit by little flood .
The flooded area is nearer to leftest of the land, beside SriMerbah flat.
But, that was before a new medium size monsoon drainage was built in front of the school.
I suggest to checkout the big monsoon drain when heavy rain, in front of school, and also the more important one, the one along with jalan airport.

October 23, 2009 at 9:16 AMJMC

Gangster infested, stay awway.

October 23, 2009 at 6:42 PMUnknown

It's guarded & gated la bro. One thing that concerns me is the material that they use seems to be quite sub-standard. No good materials... any comments on the materials they use?

October 23, 2009 at 6:52 PMsinofi

Have a look at the showhouses they are building now, 3 units. I think the specs is a bit better than sps. For a start, sps dbl storey houses in Relau use ceramic tiles for the grd floor, but 1R uses porcelain tiles. sps 20x70 1R 22x75.

October 23, 2009 at 8:42 PMUnknown

hi :

have checked with ideal...the road link to the road to airport from sunway tunas will only be ready 2015. I suggest we buy the SP Setia then because if that road, sp setia price will increase faster than this one....
near 1 residence , there will be big mosque near by...and the commercial project they proposed, is 15 years from now.....

i decided to withdraw when the sales office cannot confirmed the commercial project launch date....imagine people stay there have to bear with the construction nearby, azan 5 times a day, and paid maintenance fees for life...

October 23, 2009 at 9:02 PMUnknown


Where do you get the info that there will be mosque? Where will it be located?
Pls advice

October 23, 2009 at 9:53 PMsara

mosque will be in the middle of 1R, confirmed by the 1R officer. U can notice the "green" land which is supposed to be . A hawker center also beside the mosque. Confirmed by officer !

October 23, 2009 at 10:04 PMUnknown


The green land that you mentioned is it in the compound of the gated phase 1 of 1R or outside?
I am abit confused by the "green" land that you mentioned. Is it the piece of land stated as "future development" located at the left of the 1R phase 1 base on the model?


October 23, 2009 at 10:25 PMsara

that green land in between phase 1, single storey compensation terrace, and phase 2.
quite big piece of land.

October 23, 2009 at 10:25 PMUnknown


The 1Residence person told me that there will be a SURAU only inside the low-mid cost flats. There is a big mosque nearby to both sides of this project. Can you confirm they are building another MOSQUE?

October 23, 2009 at 10:43 PMUnknown


Where is the so called "low-mid cost flats" that you mentioned, is it the one in the middle of bungalows, phase 1 and phase 2?


October 23, 2009 at 10:46 PMAltraz

Will be very disappointed if there indeed is a BIG mosque in that area. :( None of the staff said that there will be one there. I sincerely hope this is NOT true. If it is, then they're no better than Setia Vista hiding the low cost flats... Will call up their office next week.

October 23, 2009 at 10:54 PMUnknown


It is between the bungalows & single storey terrace. What Sara & Altraz said also concerns me a lot. There's a big plot of land behind the single storey terrace. If that is used for the mosque, I for sure won't want to live there.

October 23, 2009 at 11:03 PMUnknown

Just called up one of the sales person. She mentioned that they have confirm with their boss that there won't be a mosque there in their latest plan. However, we are not sure how much we could trust them. Looks like there are alot of Ideal staff buying 1R as well. Hopefully what they say is true

October 23, 2009 at 11:07 PMUnknown

Myn- Who you called? The sales person don't really know what the whole project. The top management might. Maybe you should ask the top management. They will know better. If they say that plot is not a mosque, can you ask what is that plot of land for? It is impossible that they don't know. Remember the plot labeled "Future project?" They already know that it is of low cost flats but refused to put it there. What about that little plot of land?

October 23, 2009 at 11:17 PMUnknown

Hi Thunder,

You mentioned that you might want to withdraw. Do you mind letting me know which unit no you have booked. I am interested on 1R project. Really appreciate you help. This is my email


October 23, 2009 at 11:41 PMsara

i didn't say big mosque... but surau for sure the size will be or small mosque.
That center green land is for community use purpose whereby surau is one, hawker could be another. Remember rules&regu of a housing project which involves many muslim, surau(religion) is a must, and sekolah, and low cost houses ...!
Future project land is for low cost which I knew from officer.

October 24, 2009 at 10:40 PMwc

Can anybody help to post the flooplans of this project? Or, perhaps anybody can help to provide any URLs to this project that details more stuff? Thanks.

October 25, 2009 at 12:30 AMUnknown

why don't those buyers being bullied by the gangster contractor be proactive? The residents should form their JMB and take over the management of the project asap to stop all these SHITS!Stop complaining and HELP YOURSELF if the developer is not helping after you complained.

October 25, 2009 at 1:34 PMUnknown

the mosque thing, advised check on the overall development plan. Usually developer does not have problem in showing them. However be prepared that plan may change over time based on demand and supply of component. It is common for developer to change plan to suit market demand from time to time.

October 25, 2009 at 2:49 PMUnknown

I have just withdraw my booking.
For those who are interested in Type 1A, pls note there is no backlane for emergency exit. The perimeter fencing is the wall for backyard. You may refer Krystal Garden, behind BJ Complex for better idea on how it looks like.

October 25, 2009 at 3:17 PMUnknown

Dear Concern, tq for highlight this but if not mistaken, all Semi-D also have same concept i.e. no backlane exit and share wall with neighbor at the back and also side by side. Can visit BSG project near Gold Coast to check it out. Bomba must also approved it.

October 25, 2009 at 4:20 PMUnknown

It is acceptable for Semi-D because can escape from back door, through land at the side to front gate.
Not acceptable for terrace as no way to escape. If bomba can approve this.... something not right.

October 25, 2009 at 5:57 PMUnknown

I have just withdrawn also.
I'm so disappointed to the IDEAL sales person. I was told by them that there is a backlane at my unit backyard. But, turned out to me like what Concern said after seeking more information from few different sales person and she is already the forth person. I was even told that it's not their fault because they are not briefed on the project details. Instead, they sell based not their own interpretation on the floor plan.
To add on, the monthly charges of RM180 has increased to RM198 just recently. There are too many uncertainties which are yet finalised at the point I seek clarification! I lose my confidence & dare not dump in my hard earned money for such project.

I have the floor plan. Pls let me know your email address & I can share with you.

October 25, 2009 at 6:28 PMVoice

Cool down man, cool down.

If I understand it correctly, Type A is the 3rd/last row away from the main road. It was clearly shown in the plan that there is a fencing at the back, but not showing the "Kawasan Hijau" like between 1st & 2nd row. How can we complain about the sales person??

Meanwhile, you still have 1 MONTH to decide, why hurry into cancelling the unit before seeing the show house? What you may be losing is the FD interest for 20k, which is merely 25 ringgit, but if it turns out right, the opportunity that you lose will be FAR MORE than just 35 ringgit.

Cool down and think logically.

October 25, 2009 at 7:38 PMUnknown

hi all :

This is thuder again, actually i have put booking for the good facing east unit with swimming pool behind. the best unit ~RM650k.

the reason i withdraw are :

i) big mosque between the phase 1 and phase 2 gated landed property.

ii) the road will open in 2015 and my house is 200m from the main road, i forse heavy traffic jam as this road wil be heavily use.

iii) There is better option, like township dev by MRCB, Bayan Height, which is nearby...

iv) The commercial unit infrot of 1 residence is 15 years away. therefore, 1 residence house will be faced with construction dust for at least 1.5 decades.

v) low and medium cost tunas muda koperasi house will make 1 residence low class.....all high class residence area should not have low n medium cost aprt.

vi) NO RESALE VALUE as foreigner will not buy this location.

October 25, 2009 at 7:42 PMUnknown

Hi all :

good luck to u if u still want it. if SP Setia designer house at that location also cannot sell well.....( nobody buying resale unit)
i am doubtful on this 1 residence.

the next watch out area is teluk tempoyak ..this fishing village have good beach out for this....

October 25, 2009 at 8:24 PMsara

Hi Thunder, you mentioned Bayan Height nearby? where is it located actually ? Thkx.

October 25, 2009 at 8:30 PMAltraz

KM- I'm interested in the floor plan. Please email to me at I'm seeing a lot of bad comments on this...

October 25, 2009 at 8:36 PMAnonymous

I heard from people, claiming that SouthEast faced unit is the best one location to pick

October 25, 2009 at 10:02 PMUnknown

In fact, i also noticed that the plan is showing NO backlane. i tried to confirm on this & is told "There is a 5 feet backlane but not for car to drive in". This is why i keep asking the same question to a few sales ppl before i decide to book the unit.
Lately, I was told that they sell based on their own interpretation on the floor plan.

This forum is definitely a good information centre. I just come to know that the whole area will take 15 yrs to complete. I was told it shall completes in 5-6 yrs which already sounded quite worrying for me. 15 years is a big concern to me...

High risk, high gain? yet to tell.... you decide...

Until todate, ADPL is yet approved. Wonder can buyer sign SPA without this? Can developer change the spec after effect, since they have never make the spec official. What we know are told verbally!

October 25, 2009 at 10:45 PMAltraz

Thanks to KM for the floorplans. They look detailed. It's a disappointment actually.. to see this project go to waste because of the surroundings...

October 25, 2009 at 11:41 PMVoice

Hahaha.. KM,

I think your Sales person must have confused between "Back lane" vs. "Backyard".

The person attended to me clearly told me that it's a "Backyard" behind the house for Type A, then a wall.

I do understand your frustration.

October 26, 2009 at 12:33 AMYeoh

km, pls forward me the floor plan as well. thanks.

October 26, 2009 at 10:57 AMUnknown

Low cost provision will be required for any development having more than 150 units density. Only Gurney Drive is spared this reguirement because it comes under Tourism. S.P. Setia has more than 1000 units. Have gone to check out the scale model and the plan. Type A backyard is actually 10 feet from the KITCHEN DOOR, half of the area will be with floor cement and the other half is garden. The peremeter wall of 6 feet will be the dividing wall between the yard and external area.

October 26, 2009 at 11:02 AMUnknown

15 years to complete? Who say that? I was told that it will take some 5-7 years, just wonder whether the Landowner want to wait that long to get their units? I was also told that the spec will be WHAT WE SEE IS WHAT WE GET AT THE BARE UNIT when it is completed. They told the buyers that they want them to see the actual unit before signing the SPA. Those who are not happy can cancel their booking then. That is a fair deal. Price has also increased, 10k discount is closed. Now only offerring 5k discount.

October 26, 2009 at 11:05 AMUnknown

BTW, Seri Tanjung Pinang by E & O also has more than 1000 low cost units. 80% bumi quota also. S.P. Setia is 70% bumi quota. Don't believe, check it out yourself!

October 26, 2009 at 11:28 AMFence

I think for >RM380/sqft build up cost for landed is good bargain. Couple with SP Setia growing township and Sunway Merica (i heard >RM800k), I don’t think it is bad location.
Remember all the developer always adopt this strategy that is to give lower price at 1st phase. Just look at SPI, SP Vista and SB...

Just look at SUNWAY TUNAS just few km drive away, the land size is 1300sqft but asking price have gone as far as RM650K.

For me if I really don’t like this project I will just move on rather than keep on complain and find fault. I really curious about the intention of some of the commentator.

October 26, 2009 at 2:37 PMUnknown

Dear Bloggers,

After reading all the comments, I went to the Ideal office during lunchtime with a couple of my friends today and the person in charge was courteous and patient enough to entertain us and explain all the doubts and rumours that were posted in this blog. It is true that there's a 10% sinking fund making the monthly maintenance to be RM198.

I would suggest people having doubts on mosque between Phase 1&2 and 15 year completion time frame to approach them directly and they can provide you transparent details on this project. I do agree and its true that this project isn't PERFECTLY IDEAL, but lets take in comparison 2ST in Penang Island.

Happy Blogging fellow future neighbours for 1Residence! :)

October 26, 2009 at 3:12 PMoneresidence

km, pls forward to me the floor plan.thanks.
my address :

October 26, 2009 at 5:41 PMUnknown

Can the showhouse ready in time before SPA signing?

October 26, 2009 at 5:52 PMUnknown

Brian- Yes, it will be ready before you sign SPA :) Which is a good thing :)

October 26, 2009 at 5:53 PMFence

The GM said by mid of Nov.

October 26, 2009 at 8:10 PMUnknown

Don't suspect the good intention of those that make negative comments. They gain nothing except to bring the awareness to others that might invest in this project.
Frankly, Ideal doesn't have good reputation. Just hope they can win it back with this project. Btw, for those who book just recently, completion of show unit in mid Nov sounds ok for you. For my case, I booked in mid Oct & is told that show units will be completed latest by end Oct... probably due bad weather, it now defers to mid Nov. I wont be entitled with the 2 FOC aircon & potentially be penalized with $6k+ if I withdraw by then.

October 26, 2009 at 8:57 PMUnknown

Good point out from Concern.
One-Residence buyer, you might need to check with Ideal on this as well..

October 26, 2009 at 9:02 PMUnknown

haha..voice, maybe they are confuse..

October 26, 2009 at 11:31 PMUnknown

Concern- Suggest you pay Ideal a visit to clarify on that. I booked late Oct too and they told me it will be up in Oct/Nov, which sounds ok for me. You can still get free air cond if you sign by Nov :)

October 26, 2009 at 11:49 PMUnknown

the design are modern and price are reasonable for pg island property.I think this is a good place for stay and invest...

October 27, 2009 at 6:30 AMTrek

This is the first phase or part of this 100 acre land so I basically don't think they will screw up the first phase.

October 27, 2009 at 9:57 AMUnknown

can you please send me the floor plan? My email is

October 27, 2009 at 10:17 AMUnknown

Hi Thunder, which lot south facing unit you have released? I check with the Developer, most of those lots with back facing the Club House were booked by their staff, 6 units at least. Just puzzled which one you have actually booked earlier? I called and they said no such cancellation of the South East facing lot. BTW, they also confirm that they will extend the signing date of the SPA to 30th Nov i.e. all those who booked earlier will be able to view the bare/actual unit before they decide whether to proceed or not to proceed with the purchase. They informed that they will send letter to inform all buyer on this. Price also increased already.... discount is only 5k.

October 27, 2009 at 11:05 AMUnknown

How about corner units? Still available with discount?

October 27, 2009 at 5:02 PMYeoh

1st 50 buyers, 15k discount
2nd 50 buyers, 10k discount
the rest, 5k discount

only left around 25 units (including BUMI lots), so all left only 5k discount

October 27, 2009 at 11:26 PMTrek

i don't see in the master blue print about the guard house location and the detail on guarded service.

In the model also seem no guard house at the entrance. Is more like a free hold housing plan.
Ideal should have included the guard house plan if they are selling G&G concept and let the buyer know how is the guarded service in detail. Any CCTV install? Is there direct dial from house to guard house? Any touch n go barrier system? 24 hours service? 1 guard or 2 guards or 4 guards...etc

Don't wish to see the guard is the one taking a chair sitting in the middle of the road, pulling a rope to lift the bar...

October 28, 2009 at 9:39 AMUnknown

Hi Trek, the guard house is next to plot 1 and the barrier is indicated in middle of the ingress/egress road. Maybe you did not ask and commented based on observation. There are guard and also on hourly patrol. Well, what standard of guard required by the residents = how much residents willing to pay. No CCTV and no intercom. They have informed us when we asked. Next time, pls ask and stop beating around the bush. We buyers who have managed to get the plot are very lucky, went to see the unit under construction and it is very obvious that the built up area is BIG. They have almost another 1000 registrants who is waiting eagerly for the 2nd phase.

October 28, 2009 at 9:27 PMUnknown

Has anyone read the clause below in the letter of offer ? Any comments ? Sounds like it does not favour the purchasers ("The Offerer")...the developer ("The Company") has yet to obtain the APDL which means anything can still change after the S&P is signed.

(xv) The Offeror shall agrees to any changes or amendments to the plans referred above in (x) as prescribed by the relevant authorities and/or the Company’s Consultant and the subsequent amendments to the Standard SPA;

(xvi) The Offeror shall further agree to any changes which shall be made to the Standard SPA in accordance to and as stipulated by any law affecting the development on which the said Unit is to be erected; and

October 28, 2009 at 10:20 PMUnknown

Sounds fishy. You put your name in blood and sign the document, and they can change it as they see fit and you agree to it? If they suddenly add that they can add a clause and say give you cement for all your floors instead of tiles, you would agree to that also by default?

(xv) The Offeror shall agrees to any changes or amendments to the plans... and the subsequent amendments to the Standard SPA;

October 28, 2009 at 11:40 PMUnknown

I am also one of the buyer. I realize those clauses as well. I am not sure how could Ideal ask the Purchaser "Offerer" to sign a letter which is not drafted by the "Offerer". We will never going to agree of any changes or amendments by default. What if they change plan, property price etc.

I would like to call upon all the purchasers to stand against signing such unfair letter of offer. Since we have already signed the Offer To Purchase form during unit booking. We could just wait until the APDL obtained before signing the S&P.

October 29, 2009 at 2:04 AMUnknown

Ridiculous.. How could a developer start promoting their property before getting a Sale & Advertising Permit... No DL? Impossible to have gone to such extremely la. Both of this is a very serious offence and the whole project can be revoked once reported to Ministry of Housing. Call to MOH to check first before you proceed with anything.

October 29, 2009 at 8:39 AMPalymra

Hi Catherine,
I think this is common practice, even SP Setia also open her project for booking while waiting for APDL (I am not saying it is correct or legal).

October 29, 2009 at 8:57 AMUnknown

Mr Business,
I agree with you that many developer sallow booking before the APDL. In fact, we already pay 20k of booking fee and would not mind to wait until the APDL is ready before signing the S&P. However, what Ideal want the buyer to do is to sign a letter of offer which stated that
"The Offerrer shall agree to any changes or amendments to the plan ... and subsequent amendments to the Standard SPA."

At the same time, they would like us to sign the S&P without APDL and give them total of 8 months to get the APDL. What is that? Sign a document and let them fill in the blank and make whatever amendment they like. What if the plan is not approved by the MOH and they would have to change the house plan, size, material etc.

May I know if anyone out there has been asked to sign letter of offer by Purchaser with such condition laid out for full advantage of the Developer

October 29, 2009 at 8:58 AMUnknown

I read in detail the letter of offer after reading through the comments from fellow buyers. It is really strange to have us, buyer, to sign such a letter of offer while it is not drafted by us. I've consulted a lawyer regarding the APDL. Without the APDL, by right we shouldn't sign the S&P as there is no legal license granted for this project. Worst still, if we sign the letter of offer, it means that we agreed to whatever changes to the S&P in the future.

Mr. Business, even though SP Setia is accepting booking but they do not require the purchaser to sign letter of offer and S&P before the license is granted.

Isn't it unfair to us? This is our hard earn money.

October 29, 2009 at 9:19 AMPalymra

Hi Sathu,
I think acceptable way should be developer accept booking from buyers, and within reasonable time frame (maybe 3 months) developer should get her APDL ready and ask buyers to sign SnP. At that time the official layout, plan...etc should be ready for buyers to review before sign SnP.

But then the specs stated in SnP are normally brief and give a lot of freedom for developer to manipulate if she wants to. That is why a reputable developer is very important.

October 29, 2009 at 9:47 AMUnknown

I have booked type 1A and I think it is actually wise to have a back lane for the guard to patrol and also it will be easier for us to escape if there is anything rather than crossing the side wall to the house beside us.

For those who has booked 1A, anyway for us to group together and request for that? If that cannot be done, i would prefer they reduce the price of the house by cutting away part of the 10ft backyard to accommodate the back lane for safety purpose.

October 29, 2009 at 10:10 AMUnknown

Hi Sathu2,

I guess there will be confusion. I have registered as Sathu to make comment yesterday and you registered as Sathu as well and I guess this is your 1st comment.
Not sure if you could reg as other name. TQ :)
Btw have you sign the letter of offer or any official documents

October 29, 2009 at 10:27 AMUnknown

Is there a way to convince the developer to remove that two clauses (xv) & (xvi) that doesn't protect the interest of the buyer?

October 29, 2009 at 10:58 AMUnknown

It is normall for developer to create awareness prior to the official launch of the project, just like Mahsing, S.P. Setia = Southbay that took 1 year for SPA to be signed, S.P. Setia (Setia Vista) which required buyer to give them 6 months to stamp the SPA. Early birds such as those buying from Southbay have paper gain of 100k because they agreed to the arrangement 1 year ago. Likewise Setia Vista buyer also see upside of 20k - 30k already although the SPA is stamped only in Sept when they actually paid in June. Well, we can wait until the developer gets the APDL and by then what we see is only Bumi's units available and also price most likely to increase. Again, a willing buyer and seller market. If i am buying, i would want to be one of the early bird to lock in cos able to get choice unit at early bird price.

Also for the finishes, i think buyers will get to see the bare unit before signing the SPA. So buyers, arm with your camera then and start clicking because it is WHAT WE SEE IS WHAT WE GET!

Well, to all those that who are no risk taker. Better buy ready unit i.e. there are plenty of supply from S.P. Setia just across the road but yet ppl just rush to this developer office to get the unit...... interesting ya....WHY????? Ask yourself.

October 29, 2009 at 11:03 AMFence

Dear All Future 1-R residents,

To be fair, on the back lane issue I believes it is already well explained by the sales person upfront…that’s the reason why it is last to be snap up. I heard the wall is 10ft high from outside as PHASE 1 is 4 feet higher (less worry on flood) than the behind land as it is nearer to slope of SP Setia.
Then again not all who booked may agree to changing it to back lane. More land can also be a big advantage in future.

Well I think we all need to work as one voice on the issue of common interest to all buyers. Since we put down RM20K of hard earned money as deposit, I think it is fair that developer should wait for relevant approval from authority eg. APDL before sign the so-called S&P. But the question is which method or platform and when would it be better to discuss it? Remember our intention is to diplomatically discuss it with developer first. Any good proposals?

Actually we have standby the rest of balance by defaulting higher return investment. I hope our sacrifice is worth pay for this project.

October 29, 2009 at 11:20 AMUnknown

BTW, just check my Letter of Offer. Dont have clause xv. Maybe you should check back with the sales person for clarification. They told me that it is only 4 months required for stamping as the extension of 4 months is up to buyer to extend or to cancel at no cost to buyer.

October 29, 2009 at 11:35 AMUnknown

Dear all, just to clarify for Southbay in view of CL's comment.

I'm one of the early birds for Southbay. I placed my 30k deposit since their pre-launch in March 2008 but Mah Sing did not request me to sign the S&P or sign then stamping later. All in all, I executed the S&P in May 2009 and Mah Sing is kind enough to return me the interest on my 30k deposit. On top of this, after the expiry of the offer to purchase, Mah Sing organised an appreciation night at Hotel EQ to explain on the progress & treat us a nice japanese buffet dinner at Kampachi as a token of appreciation for those buyers who stay with them.

Most importantly, Mah Sing did not push for signing of S&P before obtaining DL & AP. I strongly believe this practice is fair for both developer & buyer.

October 29, 2009 at 11:35 AMUnknown

Hi Sathu, I have changed my name to Sathures. Sorry for the confusion. Didn't notice that earlier.

October 29, 2009 at 11:53 AMUnknown

Dear CL,

Are you one of the buyer? From your previous comment dated on 28th Oct 2009 9:39am as follow "We buyers who have managed to get the plot are very lucky". It seems like you are one of the buyer. Another comment of yours on 29th Oct 2009 10:58am, you mentioned that " If I am buying, I would want to be one of the early bird". This statement sounds like you did not buy yet. Sometimes it makes me wonder if you are one of the staff or director of Ideal. We are gathering 1R buyer to fight for our rights. Are you telling me that South Bay and Sp Setia ask their purchaser to sign letter of offer that allow the developer to make any changes to S&P as they like. No buyer would like that to happen. Of course the developer is happy with those clauses. I have information from SouthBay buyer that the developer did not request the buyer to sign S&P before APDL is ready. On top of that, they receive interest. From all your previous comment, you seems to be defending the developer till the last drop of your blood. It's too obvious. Fellow blogger. Think logically.

Of course we buyer know why we choose 1R. For me personally I prefer the location, double storey and the pricing. But that does not means that we are ready to be taken advantage. We pay booking fees 20k without any interest yet we are fine with it. We are willing to wait till everything finalized before we sign S&P. Why we need to sign the letter of offer and "fill in the blank" S&P.

Btw, when did you receive the letter of offer. Me and my friends receive 3 days back. I am not sure if your letter of offer is the latest or mine is the latest. However, mine and my friends version definitely have clause (xv).

As for the four months extension, if the buyer want to cancel the booking, they will have to inform the developer within 7 days after the 1st 4 months expired. If otherwise the buyer is considered ok with the extension. CL... you do not have to defend so hard for the developer. That sounds very lame.

Anyway, thanks to Steven for his clarification on SouthBay :)

October 29, 2009 at 12:10 PMUnknown


I suggest that you could sign in as another name so that it does not looks that obvious that you are the only buyer defending the Developer for taking advantage of yourself

October 29, 2009 at 12:54 PMUnknown

Sathu, no need to hide. If i invest, sure want to protect my investment interest. Just like i also invest in Prestige Height. Ppl say road narrow and soforth. Today near completion, many are seeking to buy. If you buy Maybank share, sure you also glorify Maybank hoping that other will follow to buy, then price will increase. EVen if i dont buy, i will still give fair opinion on what can buy and what not worth buying. e.g. is Reflection worth buying compare to Southbay upcoming condo? I would say Southbay condo is a better bet. As said, all depend on individual. I would not buy if at first glance it give me a bad perception and just move on. This give me a good perception = 2 storey, 22' x 5' built-up and also the price = 2,360 / 648,800 = RM274 psf. FREEHOLD and LANDED. Visit Setia Vista show unit and you will see what i mean. RM628k / 1650 sq.ft = RM380 psf.

As an investor, which one would you buy?

October 29, 2009 at 2:06 PMFence

Well i dont really concern on those fancy dinner and grand stuff by other developers as at the end we are the one paying it (indirectly) too. Bear in mind SB launched it when market was very critical.

Actually the Letter of Offer is only 1st draft if you look at the foot note.....that means it still can be amended? I think we can request for fairer terms.

October 29, 2009 at 2:15 PMellikhoo

Dear type 1A buyer, i'm worry that we don't get to see how is the actual unit looks like since the show houses will be type 1B only. There are a lot of uncertainty on the design, for example will the courtyard in the house be covered with glass? I heard of both yes and no answers. How high is the retention wall at the back of the house? Some said 6 feet while some said 4.
Can we all type 1A buyer work together to request for a show unit on this design?

On the letter offer, i also agree that it's like signing a "blank cheque" for the developer, scary...

October 29, 2009 at 2:31 PMUnknown

Sathu, I managed to get South Facing unit. If you are keen, I can let it go to you at 50k +. Advised that for your protection on the 7 days things. You better sign an undated letter telling them you do not wish to continue and pass it to the sale person giving instruction that when time is up, the sale person will just date it for you and you get your refund. At Prestige Height, we also have to sign similar letter as at that time they also do not have the APDL. At Mahsing, buyers do sign extension letter, those who cancelled paid admin charges of RM250.00. Pls check with the manager, Venus. Steven is new comers there. I dont blame 1st time house buyer though for being too careful but for seasoned buyer, normally they are flexible on the arrangement cos they see the benefit.

We pay RM20k, big money and should not suffer sleepless nite thinking abt how save and unsave is our investment. If that is happening to you, better take back money and sleep well.

October 29, 2009 at 3:12 PMUnknown

Just to share, I have finished meeting my financial consultant on the investment planning for my kid. They proposed to buy education funds, so i need to invest RM4k+ a months for 7 years in order to send my kid aboard. Finally I made my decision to buy One Residence with 10% down payment, installment about RM2.5K per month, after five years I spend RM200k however at that time my house appreciate (said 8% pa) + inflation (at least 4% after implementation of GST in 2012). I should be able to cash out for my kid education fund. If any thing happen in between my kid still own that unit via MRTA. So all my risks are covered. I save from the inflation, depreciation in RM, increase in standard living and etc. I think is worthwide to invest in property to secure our future value.
Where and how to find a good property to invest, now a day can't find landed property below RM650k for 22"*75" bua 2360sqft, as SP Setia, sunway, mahsing above RM650k.
I already book a unit east facing, if interested, please offer me more than RM60k, let me know,seroius buyer only I will let go.

October 29, 2009 at 3:26 PMUnknown

Dear CL,
You are not the only one making investment. Why you still do not understand what some of the buyer trying to say. Clause (xv) is not acceptable. Maybe you have special privilege that you do not have to agree to such clauses.
I really wonder which version of letter of offer you have.

I am sleepy of listening to your Prestige Height this and that. Afterall you are trying to make quick bucks out of the booking. So the details might not be so important to you.

If you are fine with the terms. Go ahead and sign. I am just trying to highlight some of the potential issue to the buyers. What you are trying to do is to defend the Developer so that you could find a buyer easier. We have different goal. Let the fellow buyer judge on their own.

Btw, 50k return for 2-3 weeks of investment is very good return. Good luck. Hahaha

October 29, 2009 at 4:51 PMUnknown

Sathu, already the discount is reduced to 5k. On paper gain, that is 10k over two weeks. South East facing unit is limited. A matter of time ppl would offer. They also mentioned new launch of 2nd phase is at 680k above.

Everything is possible because Penang ppl crazy over property. E & O launch their condo yesterday, 1300 sq.ft at 900k. Ppl also grab....

I am of course excited abt the Prestige Height investment, it is only 10 min away from 1R. Moreover, many potential buyers are already asking for unit to buy even before OC. You must be one that missed out Prestige Height...

One must be sharp in indentifying on investment,
good ones made even more than the developer! Prestige Height developer admitted that they priced the product too low then. HAHAHA

October 29, 2009 at 5:57 PMFence

CL, well the Prestige's DST is only 1240 (20x62) sqft and already hovering RM500K++ range. Furthermore it is located further away with single access road notoriuos for jam. It is uncomparable to this. Anyway you made good investment!

I bet 1-R should worth >RM700K in today market.

October 29, 2009 at 6:14 PMUnknown

Fence, correction. It is 22'x 63'. Building area is only shorter by 4'. Talking abt jam, it is everywhere just the same. Go to S.P. Setia, Setia Vista and Prestige Height, same time i.e. 6.30pm to 7.30pm. Both roads all jammed. Turtle and Tortise.

October 29, 2009 at 8:02 PMUnknown

To those of you out there who are planning to make a quick buck out of this project (by asking for under table money) you don't need to worry about all this legal issues since you are planning to get rid of this property soon anyway. However, some of us here are honest home buyers who are buying a home and planning to build our dreams and future here and the last thing we need is to have our dreams shattered because of some unscrupolous deal. Therefore we need to be more careful and know exactly what we are signing and not just blindly sign any documents the developer asks us to.

October 29, 2009 at 9:46 PMCBS

Is it true that certain regulations such as Housing Act will protect buyer's interest by restricting developer from deviating too far from the standard S&P?

October 29, 2009 at 10:34 PMAltraz

CL- I think you have your rights to your opinion, but myself and some of the bloggers might not share the same opinion as yourself. You're clearly an investor, most of us are not. I hope the 5%GST was an early Christmas present to you.

That being said and done clauses (xv) and (xvi) giving the a blank cheque to the developer to amend the SPA to their liking is not favorable to purchasers. Hence the concern. If you don't have any constructive feedback, do your advertisement elsewhere. Most of the bloggers here already hold a unit, with a number looking for it to be their dream house.

October 29, 2009 at 10:40 PMAltraz

If you want to cancel your units, just withdraw and get your 20K back. Quit trying to make unscrupulous quick buck here.

October 29, 2009 at 10:41 PMCBS

I am yet to sign the Letter of Offer. What exactly are mentioned in clauses (xv) and (xvi)?

October 29, 2009 at 10:47 PMUnknown

CL- I understand that we could not stop any investors from investing in any housing projects. This is a free market. In fact, as a buyer, we are very happy that the property could appreciate fast. But, please stop confusing other buyers by saying that there is no clause xv appear in the letter of offer.

October 29, 2009 at 10:52 PMUnknown


This is stated in the letter of offer,

(xv) The Offeror shall agrees to any changes or amendments to the plans referred above in (x) as prescribed by the relevant authorities and/or the Company’s Consultant and the subsequent amendments to the Standard SPA;

(xvi) The Offeror shall further agree to any changes which shall be made to the Standard SPA in accordance to and as stipulated by any law affecting the development on which the said Unit is to be erected;

October 29, 2009 at 11:09 PMCBS

Thanks Myn. Does it mean that the developer wants to play it safe just in case the authorities such as Bomba or city council does not approve certain criteria of the project?

If the developer does not put in these clauses, they may be unable to progress with the construction smoothly or even receive the stop-work order. As a result, both buyers and developer will lose out.

Hopefully the developer will not add in any conditions that will harm us or they will screw up their upcoming phases.

Do we have a choice not to agree on these clauses? I think I have to sign the Letter of Offer anyway.

October 29, 2009 at 11:17 PMJason

those who don't want their units should just let go. why ask for money to let go like toll collector.

its good to see real home owners who voiced out real issues. home owners should be treated with respect after all we are true customers unlike those who book for syiok and only care bout making a quick buck instead of working for the good of a future home, a home without regrets.

October 29, 2009 at 11:21 PMUnknown

CBS- Agree with your constructive comments. I believe the clauses are to protect the developers in case the plan does not get approved by Bomba/Council, etc. I believe this is their intention.

However, that being said and done, legally with that clause, it does not stop the developer from changing anything else in S&P, hence the concern from the buyers. :)

October 29, 2009 at 11:22 PMJason

To protect buyers, the letter of offer aught to have a clause that when (xv or xvi) is being use to effect the offerer shall be given equal opportunity to consider to agree or opt for a full refund plus interest should they not agree to the amendments and withdraw from purchase.

October 29, 2009 at 11:28 PMAnonymous

All, my letter of offer is different than yours. I am a buyer too. My unit is type-B facing north west. Mine as below:

xv) The Offeror shall agree to any changes which shall be made to the Standard SPA in accordance to and as stipulated by any law affecting the development on which the said Unit is to be elected; and

xvi) All Legal/Professional Fees for the preparation of the Standard SPA shall be absorbed by the Company

October 29, 2009 at 11:31 PMUnknown


My biggest worry is the fact that the third row does not have back alley for the Fire Dept to access in case of emergency. They might change the plan to suit any of the government rules and regulations. We will have to accept to the changes mandatorily. If we do not accept and would like to cancel the S&P, we need to pay 1% of the unit purchase price if I understand correctly.

No matter we sign the letter or not, the developer still could not progress with the construction until they have the APDL and all the plan approved by authority. Without that, the developer could not even start with the contruction legally. You can check the detail from MOH website,

Eventually it's your choice if you would like to sign.

October 29, 2009 at 11:32 PMCBS

As I understand, there is a Housing Act that is meant to protect house buyers. Except for those commercial units such as serviced apartment that do not fall under this act, the developers can add or change the conditions in the S & P to their favour.

If I am not mistaken, we are protected by the Housing Act to certain extend. Meaning Ideal may only be able/allowed to make changes that does not deviate too much from the standard S&P.

Am I right?

October 29, 2009 at 11:35 PMAnonymous

My letter of offer does not have your clause (xv)

October 29, 2009 at 11:36 PMUnknown

Hi Dominicchin,

I believe that the letter of offer that you have is stated as first draft dated 15 Oct 09. The total clauses are up to XVI.

The one I received on 26th Oct 09 is with additional clauses till XVII. You can request the latest revision from the developer.

October 29, 2009 at 11:40 PMAnonymous

Myn, you are right. I book the unit on 15 of October and sign the letter of offer which has total clauses up to xvi only

October 30, 2009 at 9:03 AMUnknown

Myn, my Letter of Offer does not have the clause that you mentioned. My Letter of Offer has a total of xvi clauses. Check yours and i advise that you go back to the sale person and clarify. No point harping on the blog when you can easily check with them with one phone call.

October 30, 2009 at 9:12 AMUnknown

Altraz, if one is an investor. What is 5%, when we can make 80 - 90%! Dont even mind abt the 3% penalty to the bank also = I still make better than any other investment. Capital outlay say RM70k, when exit within 3 years = 80k = 114%/3 years = 38% p.a. Pay and treat our stakeholder well i.e. agents, bankers and etc and we always get the 1st hand information like i get book the South East facing unit because contact inform me early.

Some time if we are nasty, developer will identify us and rather do away without our support because we are troublesome. That is my experience with small and even big developer.

October 30, 2009 at 10:02 AMUnknown

Yawwnnnn.. He and his grandmother investment storryy ZZZzzzzz

October 30, 2009 at 2:52 PMJason

Investors should think properly before investing in this property. First the property will be cap by SPI nearby which even sell as low as 680k. How much could u profit?

Investors is what make all projects sold out immediately, cause never think of consequences and intended to jump ship through sub sales. The impact is the poor real home buyers who had to stay in a half ghost township with the rest up for sale.

I desired to own a home here but the thought of the good for nothing greedy investors just put me off. Fear that this will be like SPI now.. with the whole blog full of agents in subsales.

October 30, 2009 at 2:58 PMAltraz

I got a south east facing unit also, CL. I hope I don't get you as my neighbor should you decide to stay though....

I think everyone here who have enough cash to put on the downpayment is smart enough to figure out the risks of property investment, so please... CONSTRUCTIVE comments in this forum.

p/s Is there anyway to ban someone?

October 30, 2009 at 3:22 PMFence

Many buyers received the elevation plan this morning. Looks good!
Basically since the concern is on the security. how about we request for 10ft high wall (is it allow by MPPP) all around as see from inside?
Alternatively 6ft high wall with 4 ft high grill to prevent outsider to climb in?

Any proposal?

October 30, 2009 at 4:22 PMYeoh

by post or email? I didn't received elevation plan :-(

October 30, 2009 at 4:25 PMUnknown

altraz, dont worry. I wont be your neighbor because i am purely an investor.If you see an empty house and no occupant for very long time, that could be me because i have benchmarked the % i want to make from this project and ready to hold it.

Not to worry also that i may rent it to foreign worker just like what is happening to Lip Sin's new terrace houses because if that happen, the value of the property of 1R will drop. Hope whoever your neigbor is if they happen to be investor would not do that to you.

Anyway, investing in landed property especially in Penang will never go wrong. As earlier said, landed property is not going to get cheaper tomorrow although S.P. Setia has ample supply now. Eventually they will be occupied.

October 30, 2009 at 4:42 PMFence

This is exclusive G&G and not typical landed property. We can always set certain house rules. U better make sure your foreign worker is actually an expat :)

October 30, 2009 at 5:26 PMAltraz

Good one, Fence! :)

10' wall might look like a prison. Just put glass on top, but that's up to the project architect...

October 30, 2009 at 5:30 PMUnknown

Guys, sorry for interrupt...


You have Prestige Heights to let go? Can send me the details (Type, price)?


October 30, 2009 at 5:43 PMUnknown

KW, will hold until OC is issued. Perhaps you can check with the developer. They may have contacts for you.

October 30, 2009 at 6:11 PMFence

Just to clarify the Prestige Height DST i mentioned "standard" unit indeed is 20x62ft (1240). I cancel the booking last year due to the space issue.

Pls check out with sales person or visit their website.

October 30, 2009 at 10:13 PMUnknown

Aiyo! So luan... for me if want to buy, just BUY. Don't want to buy, just don't BUY. Move on. For chinese, if at the beginning have so much concern when buying the house = not a good house leh....

If one buy, one must have the feel good factors and look forward to its completion. Then the house will IMM (bring luck) to the owner. Lilian Too followers... ahmmm.

October 30, 2009 at 10:41 PMYeoh


October 31, 2009 at 6:16 PMUnknown

Just received the latest copy of Letter of Offer from Ideal on Friday. The clause XV was removed which is a good thing to us. I supposed that there must be alot of buyers raising the issue to them. Hence, I think this blog is a good channel for us to alert the buyers.

October 31, 2009 at 8:34 PMYeoh

too bad. from tomorrow onwards, all the local banks standarize their housing rate and no longer FMC (free moving cost).

November 2, 2009 at 10:39 AMLim

To all buyers,

Do anyone of you know what are the facilities included in the clubhouse? Is there any black and white stated in the S&P? or any other document?

I have a friend bought a bungalow unit in Ideal Country Homes in BM which is a gated community. During the project launched, the developer promised to build a swimming pool there for the residents. But, he has moved in to the new house for more than 2 years, there is no sign of swimming pool gonna be built.

I think we should request developer to put in black and white the facilities which will be provided.

November 2, 2009 at 10:03 PMUnknown

Fellow Forum participants, I am one of the interested purchasers who have put RM20K down to book a unit in the 1-Residence development. However, I am getting quite concerned with so much negative publicity of the Ideal development - and the request for the developer for all purchasers to proceed with the S&P signing before the AP for the project is even acquired. I would appreciate the opinion of other genuine purchasers, and whether we can "unionize" and get the developer to defer the S&P signing to a later date when the AP has been acquired and end financier/banks confirmed. Thanks.

November 2, 2009 at 10:44 PMTrek

HZ, i think no one is signing S&P, that is not ready yet. The people here were talking about Lettr of Offer. As per my understanding from the staff, the APDL has not approved yet, so even if you have signed S&P, this will not able to send for stamping. So Ideal is requesting the buyer's agreement to allow 4 months waiting time for APDL. If after 4 months time still not get it, then the buyer will be given an option to either give up the booking (Ideal will refund) or to continue wait, where the time frame shall not more than another 4 months period.
So, all this stated in Letter Of Offer which you are given an option to either agree with them and sign, or you can take back your booking fees and walk out. Sad to say buyer has very little bargaining power in this manner. Anyway the choice is in your hand.
To be fair for the developer, APDL is not within the control of developer so they can't tell you exactly when they will receive the permit.
You can walk to the office and ask questions. One good thing about Ideal marketing staff is they are very patient. Have not seen any people complaining about their staff so far.
I hope there are more goodies coming from Ideal besides 2 air conds...

November 3, 2009 at 7:51 AMUnknown

To all potential buyers,
I have a friend who happens to own a townhouse at Krystal Court home near Bayan Lepas roundabout. This project was also built by Ideal(then Fortune Entrepreneur..). During launch, they promised swimming pool, clubhouse facilities and many more but when the project was done, there was no swimming pool and hardly anything else. The workmanship was so poor that the walls are soaked with water everytime it rains and the phone lines are short-circuited.
This is also happening to Ideal Regency near USM. My colleague happens to buy a unit there and they just gave out the keys but no OC so that they can get away with 36-month completion period. They start charging maintenance fees when the OC is not ready. The ceiling is also leaking when it rains.
THINK CAREFULLY before you sign up even if you are only investing.

November 3, 2009 at 8:55 AMTrek

ce, how does the 36 month completion period start counting if OC is not obtained? Further i know SPI project is 36 months but not common for all other housing project. If not mistaken for Ideal 1R should be 18 months warranty.

November 3, 2009 at 9:00 AMUnknown

the Ideal Regency residents received a letter from management requesting for maintenance fees. It is not about warranty. It is the period from signing of SPA to handling over of vacant possesion that has to be <36mths.

November 3, 2009 at 10:54 AMUnknown

Trek, if I may call your attention to clause (b)(i) in the Letter of Offer, the requirement is that the purchaser sign the S&P within 30 days of the date. I am a genuine buyer that is interested in the development, and not a mere investor/speculator but I am also concerned about the current terms.

November 3, 2009 at 10:55 AMLim

I agreed with HZ's comments. I have received an official letter sent by Ideal asking me to go and sign the S&P before 30-Nov-09 so that I'm still entitle for the free aircons.

In fact, I do not mind if I don't get the free aircons but then once we sign the letter of offer, it means that we need to sign the S&P within 30days from the date we sign the letter of offer. If not, Ideal will refund us the 20k when time lapsed.

Once the S&P is signed, if we would like to withdraw at the later stage, we need to pay 1% of the purchase price if the reason of the withdrawal is not due to we couldn't get the bank loan. So, if we could delay the S&P signing, that will be great.

FYI, the warranty period is 24months.

November 3, 2009 at 11:30 AMFence

Hello Myn or all buyers, understand this term "The Offeror shall agree to any changes which shall be made to the Standard SPA in accordance to
and as stipulated by any law affecting the development on which the said Unit is to be erected" is still there in the Offer Letter.

When is latest we need to sign the letter?

November 3, 2009 at 1:00 PMUnknown

Fence - According to my salesperson, we need to sign within this week. Yes, you are right that the terms u mentioned is still there. However, they have taken out one of the clause that was previously there.

November 3, 2009 at 7:58 PMFence

Myn, Which clause you mentioned taken out?

November 3, 2009 at 11:03 PMUnknown

Fence - please refer to my message dated Oct 29. It was written there.

November 4, 2009 at 9:15 AMUnknown

seriuosly think of withdraw, if anyone interested, can contact

(not intended to earn money) but if you are really interested, please msg me.

November 4, 2009 at 5:05 PMUnknown

Dear All

The bank interest rate is going to be adjust by this month 15th. to BLR-1.8 only. I guess we cannot make it to get loan before the change. Can anyone assist which bank is giving finance for the project now?

November 4, 2009 at 7:46 PMYeoh

Most of their projects, their panel banks are Public Bank, AmBank & Hong Leong. I think should be this 3 again kua. That day I did called the sales person regarding mortgage already revised since 1st/Nov and she ask me not to worry because they will had special for us. Don't know how true or not her info.

November 4, 2009 at 10:29 PMTrek

Hello One, signing S&P within 30 days is not from the date you sign the Letter Of Offer but the date you paid the RM20k deposits. So that don't make any difference when you will be signing the LOO.
And for my case i was the early bird to make booking in mid Oct, by right i should sign S&P before mid Nov however the date been extended to end Nov as I was told. This is partly due to they are still in discussion with banks on package loan, and another reason they delay to end Nov is Ideal wish to wait for the show house to get ready. Hence, this benefits the buyer who already booked where they have the chance to view show unit first before final decision. They can cancel to get back the deposits or proceed to S&P.

November 5, 2009 at 1:53 PMUnknown

jayques2009, just go to the developer office and sign the cancellation form. Heard that refund is within 10days as they have limited stock to offer. Went to their office during lunch time and noticed that late comers are registering still hoping that there would be drop off.

November 6, 2009 at 2:13 PMUnknown

To All Genuine buyers,

I think we have heard enough of bad things (delay, quality, gangster contractor etc) about the developer past projects. To me past is history and tomorrow is still a mystery. Let’s turn our mystery to be a glory. Hopefully IDEAL have learnt for their mistakes and weaknesses in the past and current projects as we can sees some critic continuously bombarded.
I strongly believed that 1-R as the 1st phase project is critical to the success of the entire Penang Int’l City mega project. Not forgetting Tunas Muda is also a stakeholder here is another a confidence booster. Hence we also need to put some faith in IDEAL rather than bugging them over the past and other project issues and rumors spread around….i also heard that many staff and even directors are buying this project.

This is not a platform for people to let go frustration and sensationalizing some issues from other projects. Nevertheless we should also open our ears to constructive comments and criticism to keep things up to the mark.

Let us toast together as 1R future neighbors and keep on coming back to say the good things about this project!

To IDEAL Director/Manager/rep,

First of all on behalf of the buyers show still hold on to the bookings, this is definitely a show of unwavering confidence we have on you and your management as of to date.
Please take heed of the comments and please improve to prove your critic they were wrong at least in this project. No companies and even how well known it is, is flawless but note that as genuine buyer our expectation is indeed very high as we are talking about our future dream home that would eventually be your company free unofficial show house or rather show village to your future projects. Simultaneously this would make us proud to be associated with your project.
Your 1-R Sathu Terrace landscaping and concept is indeed very impressive and we really hope it can be turn into reality.

I think your company should take this opportunity to improve from this project onwards and rebuild your reputation to be a premier developer.
For genuine buyer like most of us who have put in hard earned sweat money, would surely throw in the necessary support to your side if we get the fair transactions, quality work and services.
We need to cooperate and actively engage the opinion of genuine buyers as two way communication. If the request is reasonable I hope your management could also review and put it in.
I personally do not think many of us need those “feel good factor” like hotel reception, cakes, etc as offer by SPI and SB instead appreciate proper dissemination and progress of the project from time to time. Just a suggestion ….setup a website that only buyer can access with log in to see the project progress and photos shots. Or send us monthly/weekly update through e-newsletter.

With regards on this project one of the major weaknesses is the high maintenance fees of RM198/month and many of us hope that this can be review downwards since we do not use any elevators (among highest maintenance cost in strata property) too lavish facilities.

Last but not least we really appreciate the strong and dedicated sales team and the patience in answering our concern. We have seen many rude sales person from other companies and proud to say that IDEAL team is definitely a good model. Please accept our sincere thanks.

November 6, 2009 at 3:28 PMUnknown

Anyone know how is the courtyard design for type B? I can't imagine how it looks like. Anyone who has visited the show unit can share here?

November 6, 2009 at 10:08 PMUnknown

Well said 1RforAll.

I invested here too and glad to say, am proud of this purchase.

What I hope IDEAL will do is to delay the payment of the FULL 10% (which currently stands at 30 November), or until they have proper permit to make the transaction legal. To let the rich lawyer hold on to our 10% while waiting to get the permit is both unethical and unjust. The lawyer stands to get FREE Money of at least RM13,000,000.00 by mandating this. At the very least, the lawyer should pay 4% interest. But this is still very unethical. We have already lay down RM20,000 as booking fee. That is no small change by any standards. So, why push so hard for the full 10% when it is still not legally permitted?

Buyers will not run away, if they do, just charge a penalty fee. And IDEAL may stand to earn even more when they sell the houses later as evidently seen for SPI and SB.

I ask for fairness and the presence of mind to uphold to the highest standard of ethics and moral. This is a simple way to win our hearts many ways over!

IDEAL ... the ball is in your court now. Show us that you care for your customers.

November 8, 2009 at 3:21 PMUnknown


Can you pls send me the floor plan?

November 10, 2009 at 8:54 AMUnknown

For those who need more info like the floor plan, master plan, etc. You can always go to the sale office to get those info from the sales people. I must praise Ideal for having a friendly and committed sales team.

November 10, 2009 at 10:23 PMUnknown

Suer- What's the difference between floor plan & master plan? How many types of plans are there?

November 12, 2009 at 5:21 AMLeprechaungal

any updates on this project?

November 12, 2009 at 9:25 AMUnknown

Seem to me that this just like need cash flow where create new hole to fill up the old one; Although have partner on the whole PIC project, but it is completely operate separately on different part of the PIC; you can find out yourself if you go to the side see the other partner site board. Good luck for those intend to invest or own stay!

November 12, 2009 at 9:42 AMPalymra

Hi KW,
Interesting opinion. Indeed they has launched many projects while they do not have good execution record. I always wonder if they could finish all the projects.

November 12, 2009 at 10:16 AMUnknown

Master plan indicates the overall plan for Penang International City project

November 12, 2009 at 12:46 PMspsetia

A big boss can set up few company ,each company take care their own husing project .
Anything wrong with the housing project will not affect the big boss .
The one affected is the buyer.

Why ? Housing rule was amended , but not good enough to protect buyer.

Either our govenment are not smart enough or they are trying to protect the big boss instead of rakyat.

November 13, 2009 at 3:28 AMUnknown

There is no perfect rule or a rule that can 100% satisfy for every single individual needs in this planet; the best to run a country is meet majority needs; Yes, we need improve rules, but it does not mean the rules only bias to one side; we only hope it try to balance as much as possible. And, we have to amid that and is also a fact that authority have to work hand in hand with rich people to develop the country for the best interest as whole of all citizens (remember rich people also rakyat). Imagine, if the rule make the rich people ‘rugi’ each time, then no one will invest in this country; no business, no factory, no project… sooner and later, no people…

So, the ball back to us where some % that we need do our part as well, try to be the part of authority to make rules better or be careful to avoid this kind of hole, look for other alternative options before make decision but still be aware that risk is always out there. Just like you have your meal anywhere, there is still possible make you sick!

Again, good luck for those step in property, make your own choice :)

November 13, 2009 at 5:49 AMUnknown

True ... Make your own choice :)
Initially I plan to get a SPI unit from existing sub-sale market, but somehow I opt for One Residence at last due to its practical layout and concept.

Personally I don't think I am going to utilize 3 storey house space well.

November 13, 2009 at 9:31 AMGasman


Your command of English is atrocious!
What are you trying to tell us? I just do not understand the gist of your argument.

I am disappointed with the current standard of English and I attribute this to its horrible education system.

Did you do a direct translation from Mandarin?
It would help to go for English classes.

Concerned Malaysian

November 13, 2009 at 10:02 AMML

Hi anyone has the master plan?
pls email to

November 13, 2009 at 11:13 AMspsetia

I have to agree with Tan.

KW, please use Malay or Mandarin.

Don't 'Ke Gau' (in Hokkien, sorry my English was not so good).

November 13, 2009 at 2:40 PMUnknown

Neither my Malay nor Mandarin is good; in fact is consider terrible bad; sorry my Hokkien more worst!

Not to blame education system, that’s is my personal bad and stupid in my language.

So, I will continue use my broken English, so that other know what I am trying to point out, although I try so hard; I believe the world is wonderful & fair to everyone; and the blog is also except broken English.

Sorry for those still need to bear with my bad English, I am truly appreciate that!

Sorry once again, I wasted the resource in this blog by not to comment on property where talk about my lousy language skill; I will not let this happen again on this kind of wasted, will focus bad to property next round with my best known.

November 13, 2009 at 8:14 PMYeoh

I heard that we can started apply for the loan. Can anyone please help to confirm is it the true? Thanks.

November 13, 2009 at 9:49 PMconcern

Not bad man! with bad english still can bought this kind of house if compare to those very well in english or graduate

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