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With the new LRT lines in the Klang Valley nearing completion, the question now comes – is it worth to buy properties nearby?

Opinions are greatly divided - some buyers will avoid such properties at all costs, while others see them as a gold mine! What are the pros and cons of buying a home near an MRT/LRT station or line? Let’s look at the downsides first.

1. Traffic jams

Let’s face it - Malaysians don’t like to walk. Most people will drive or take their motorbikes to the LRT station to catch the train, even if it’s only a 10 to 15 minute walk away. So expect heavy traffic around the stations, especially during peak hours.

2. Wake up calls and lullabies

LRT/MRT stations start running as early as 6am and end service as late as midnight. How early the noise starts and how late it stops depends on which part of the line the property is located at. But no matter what time it is, the noise will definitely start from early morning to late at night.

3. And the view is nothing to shout about

People living in properties facing LRT stations or lines get to see steel and concrete structures, speeding trains and crowds of people all the time, instead of trees and birds.

BUT…there are some significant upsides as well.

1. Property values go up!

Property agents have observed that property prices in some areas along the LRT line extension almost doubled since it was announced. Investors also advise (read more: http://goodplace.my/blog/spot-next-property-goldmine-infrastructure-analysis/) that prices of properties will either be flat or even dip during the train station’s messy construction period, but will shoot up once it is ready. In fact, two research papers (read more: http://www.researchgate.net/profile/Mohd_Faris_Dziauddin/publication/269764856_Estimating_the_effects_of_light_rail_transit_system_on_the_property_values_in_the_Klang_Valley_Malaysia_A_hedonic_house_price_approach/links/549695210cf29b9448241dfc.pdf) found that properties around LRT stations do experience significantly increased values.

2. Rental rates go up!

Many working class people take public transport to work. For them, renting a home within walking distance to a LRT/MRT station would be a big plus point. When there’s high demand, of course it would be the landlord’s market.

3. Convenience

The LRT is not just a convenience for working class folks. With the LRT station nearby, even middle class folks have the flexibility to choose whether to catch a train or drive. Sometimes, it is more economical and convenient to just take the LRT instead of driving and putting up with traffic jams and parking problems.
So is buying a home near an LRT station good or bad? It really depends on what your priorities are. If you are buying for investment, then it’s a very good thing. But if you are buying for your own stay, you have to weigh the pros and cons and see what’s best for you and your family.

Do your family members prefer to drive their own cars or take public transport? If your family regularly takes the LRT, then it’s good news all the way for you as you enjoy convenience and better property values! However, you might want to consider buying a property that’s not too close to an LRT station but still within walking distance, to avoid having the noise and crowds right at your doorstep.

(Written by: Lai Chee Seng, 1st June 2015)

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Is depend on the purpose the purchaser wants. If for the convenience of traveling for themselves or for the tenant is good to buy and invest. The purchaser cannot have both reason of a quiet place to stay and public transport convenience together.

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Buy, provided the buyer could afford it and do find use with it, for example:
1. A person has been renting and saving for years. Now he is ready to purchase a property for himself because he is tired of helping landlords to pay their installments. So he might want to use 1 room for himself and rent another 2 rooms out the help paying the installment.
2. A person is well established financially and have extra cash to invest.

Do not buy, provided the buyer values quiet environment, less congested neighborhood, and wants a great view.

IMHO, buying a property near to public transport (LRT, MRT, etc) would not go wrong as long as the property has no fundamental flaw

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Would be worth it if the purchaser is one who values the public transport system and actually uses it to get around. Also the purchaser will have to endure a price hike if he wants something convenient. I had a friend in college who is a big public transport user and she only rents a place if it is near a public transport hub (be it a bus stop or the LRT station).

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(This post was removed by PropSocial administrator due to inappropriate or spamming content)

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Is depend on the purpose the purchaser wants. If for the convenience of traveling for themselves or for the tenant is good to buy and invest. 

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The scene offered at Jalan Alor is however still very tame as compared to the absolutely fascinating and scintillating scenes at one of the more famous and hottest streets in Kuala Lumpur. Lounging casually in the heart of Kuala Lumpur just a short drive away from the famous Double Tree Hilton Hotel is one of Kuala Lumpur’s best kept secrets at Jalan Gelang. The daytime sees this area as a seedy, gone-to-the-dumps area, with many low cost apartments that are not in the market for sale. These homes tout mould-ridden walls and dirty back lanes.

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Well, for investors, within walking distance to LRT or MRT station is definitely a plus point. Eventually Malaysia will be like Singapore or Bangkok, where the public transport will be heavily utilised.

Even now the government has slowly reducing the car park lots for most properties especially those around the city center. MRT line 3 will be announced in 2016 and guess which direction our property market will head to?

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These days any new launch property project will most certainly have some LRT / MRT stations nearby. It is almost seen as a standard item to be included in sales brochure. Even a "future MRT station" is better than none!

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LRT station within walking distance to the place we stay is definitely a plus point. The traffic situation in the city will not improve and with LRT one can save time and reduce stress ... no need to stuck in the traffic jam for hours everyday.

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I would rather buy near LRT station, if possible within walking distance. So that I can rent out at higher price and also if for own stay, I can use the LRT rather than getting caught in the traffic.

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If the property is for own stay, may be some might not like it to be near LRT... but for investment, definitely it is a value-enhancer

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I stay across from an LRT station, and in the morning during working hours the jam is quite intense. Also, due to the fact that 5 developments popped up around the area in the last 3 years (due to LRT). 

Definitely good for rental demand though. 

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I don't mind staying within walking distance near LRT station if our LRT is like Singapore standard. That can save me the hassle of going through the horrendous traffic jam and cost for tolls and petrol!

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I would prefer staying nearby to LRT station, just within walking distance, or not I think it will make no difference if you still need to drive to the station to catch the train. And these nearby properties' price sure will rise due to the facilities nearby!

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There is a dilemma to face by the purchasers..to buy? all the developers have factored in the "future value" in the selling price..and the rental can match the installment? Many developers self-claimed potential rental is just an "artificial" rental and also is very attractive...but..will it happen?


just my 2 cents

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Depending on how far you need to commute to your work place, but it would definitely save you a lot of cost especially petrol fuel and parking rental (if the company do not pay for your parking)

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It will take a bit of time for our LRT systems to reach Singapore level but for sure we will get closer to that over time. As the network is increasing, no doubt it will be a major factor in evaluating our property purchase or investment options.

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too expensive to buy.. if for investment maybe can la.. assuming a lot of people can afford the expensive rental rates.. i think its an issue of affordability now.. if people take LRT to work, means they cant actually afford expensive property near work.. so what makes them rich enough to buy expensive properties near LRT? many years back, properties are still affordable, even near LRT. But now no... i think its due to affordability after all.. 

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Totally agree with @Aack2001 statement 

They can afford for the rental rates due to the fact they cannot afford for the monthly mortgage installment + maintenance fee of the said property.

In the matter of fact I just come across a few cases that many property nearby LRT station is selling at 400 to 500k but they are actually rented out at RM 1200 to RM 1600 Fully Furnished. 

If you are taking 500K property with 90% loan stretch to 30 years of installment + 4% of Bank Interest it will come up to roughly MYR2149 per month not forgetting this exclude the building maintenance fee + sinking fund.


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1 more to add...i have read an article on the distance from lrt that to be considered as good...for Singapore, it is 400 metres..for Malaysia, the distance I estimate shld be around 500 metres within walking distance that can be considered as good..

500 metres shld be considered quite a distance...I experienced by walking from the new MRT to my condo..during the walking...I was 'exposed' to weather, rob, tiredness, lack of transportation(uber? Grabcar opportunities ?), blah blah..anyway, it is a good exercise..:)

Just my 2 cents

PropertyX

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But honestly, truthfully, will you take the LRT in Malaysia even when it's up and running? I think most Malaysians are still comfortable travelling in their own car. Not to mention, majority of the LRT stations are still not within walking distance and might not be safe to walk also. 

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Just my 2 cents: For MRT that really depends on their monthly pass.. and many factors affect them on taking the MRT; for Individual i believe so, but if you have a family of 6 members, driving in a car is still much cheaper comparing to taking MRT.

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Those people who use LRT cannot afford to buy properties near LRT station. Those people who can afford to buy properties near LRT station, do not use LRT...

What a contradictory situation. 


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Take YouCity for Example... it would be the next OUG Parklane except there have MRT access and you can drill a hole between walls but to me the density is really really very high.... have phobia staying in high density area nowadays

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where is YouCity location?

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Well, I guess it's not entirely bad with the existence of LRT, it does help improve the public transportation situation in our country. Yes, not all might be bothered taking the LRT, but somehow it does help a lot of people who doesn't like driving around and getting caught in traffic jams. 

As for investors, it's also a selling point for their property if they are renting out to students, middle income earners, in some case, expats too (like if their spouse can't drive and need to rely on public transportation to get around). 

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Read in the newspaper, the LRT from Bandar Kinrara to Bandar Puteri Puchong will be operational in end Mar 2016. Never mentioned about the stretch from Kelana Jaya to Putra Heights??

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@ppnnkk2011 

You city located @ Cheras Batu 9 (they purposely built a bridge from their condo to the MRT station) 

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It seems that is a new trend ... building a bridge (pedestrian walkway) to connect their development with LRT/MRT stations. Cheap but effective solution.

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with that bridge connecting the price rose up to more than 500 plus per sq ft in that area... which to me ... a bit ridiculous not to mentioned such high density..

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U remember Reo, they are doing the same.

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Does anyone know when this whole LRT (for every station) will be ready, all up and running?

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At one time they said Jun 2016.

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That's in 5 months time. Quite unlikely it will all be ready by then.

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MRT or LRT? 

LRT fault test started... they need to achieve 1500 hours without fail prior to going-live

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1500 hrs is 62.5 days consecutively. I read somewhere, if there is something faulty they have to fix it and re-start the 1500 hrs again ... good luck!

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Oh well, but it all can start operating smoothly within this year, I think it's a good start :)

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Question to the floor: Would you be taking the MRT on first day of its operation to Office or business appointment (if happens that there is a station nearby your office or meeting venue)

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first of all, you want to buy for investment or own stay? its good for investment cos the high demand of the property who nearby MRT/LRT/BRT,  but it will very noisy to stay if u finding a quiet living place...

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And the Fare is increased .... a lot...please check how much you need to pay for the fares...

I come to know yesterday from my niece...increased about 20 to 40% since last year..



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So many new stations are coming up. Even if u are near a LRT station but if u have to travel very far, it doesn't make sense. The transportation cost will be high also. So it is important to find a property in a good/strategic location with easy access to LRT connection.

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I agree too! I am living in Shah Alam, and currently the nearest KTM station is around 15min drive away from my house! Even if my house is near to public transport, when I want to go to the city centre, I need to transit at least one time which I think it makes no sense at all! Especially when the public transportation system is Malaysia is so "punctual"! LOL

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Because Malaysia is much bigger than Singapore, so it's not easy to have an LRT station every single corner close by each other. And in Singapore it is safe to walk even if it's 15 mins walk to the station. But at least the government is trying to provide better infrastructure even if it cannot be compared to Singapore. 

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Yeah, I think the size shouldn't be used as a reason to be complacent. We are now talking about MRT/LRT/BRT in Klang Valley only and not the entire Selangor or Peninsular Malaysia.

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Recent market demand told me that property who closed to these MRT/BRT/LRT is getting hot and hot cake. No matter for own stay or investment it is always a good choice to buy near LRT/MRT/BRT. A few new development even saying that their project is stone throw walking to MRT/LRT/MRT. 

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Now people is complaining BRT in USJ7-Sunway under utilized due to high ticket price. Jeffrey Cheah said the fare should start from RM2,. slowly and gradually increase

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not only this.... property that is built on top of a shopping mall (with cinema and anchor tenant such as hyperrmarket) are also selling like hot cake nowadays...

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@imronaldsoo, that's because residences build on a shopping mall are popping up like mushrooms. And because there are so many land with commercial landtitle now, developers must at least build malls or shops in order to have some residences too. Smart move to make more $$$.

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@kate_chew ya agree... some commercial residential nowadays even comes with HDA 


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I would say change of living style. Yongest prefer convenience so live close of mall would be in high demand

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I agree with you @joblessmalaysia. Properties closer to shopping malls seems to be in high demand. Therefore, shopping malls are popping up like mushrooms. Almost every single neighbourhood has a shopping malls, some even a few.

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My observation is, those retail shops under serviced apartment/condos are not well received. :(

my 2 cents.


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@propertyX, what do you mean? Meaning with the upcoming LRT it will not have any improvement from the current situation or the tenant of the retail shops might not be happy with the congestion due to the upcoming LRT?

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I read someone's comment that he use to drive to KL Sentral to work from Bandar Kinrara and it took him 20minutes to reach the office.

there was one day he tried the new LRT, end up have to perform transit in Sri Petaling Station, then from Sri Petaling transit again in Masjid Jamek before it reach KL Sentral and the whole journey took him 90minutes. 

I do not know whether there is a delay on the train service or not, but walking from one station to another for transiting is relatively tiring as well, by the time you reach office, you will be totally exhausted not to mentioned the time spend.


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That's why u need to stay near a station which u don't need to change line and not too many stations away....

Latest, they said Kelana Jaya-Putrajaya line will open on 30Jun2016.  

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Even with LRT extension or MRT Line 1/2/3, it doesn't help as I need a car to get to work and appointments with clients/customers. For sales person, marketing, IT, engineers, don't think it will help much. Can only ease those who are doing a office work practically. Not flaming it but that's the truth

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It helps to migrate some of the crowd from the roads to LRT. Hopefully with lesser car on the road then will be lesser jam. May not benefits everyone directly, but it helps to improve the community. 

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XpropertyX Couldn't agree more...a lot of projects are selling at a "future price" which the future value of the property remains unforeseeable..ie...IOI Resort City...the development is a township development located at Putrajaya..with its well managed mall-IOI City mall...the township is still an infant...and the proposed MRT station is not within the township either....lol

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Most of the new projects nowadays are extremely over price !

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Do you think the traffic congestion will improve? I don't see any difference for now.

Ya but I agree, properties with nearby LRT stations have increased in price.

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While MRT 1 official launch in Dec 2016, we will know the answer. If there is no delay :)

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