One City Residence Juru is really a good place to stay if you’re working nearby or areas like Juru, Bukit Mertajam, Batu Kawan, Simpang Ampat and so on. 

The shop lots in front of this 1 City Juru also built by the same developer with roughly 100 units. 

New shops are opening and for instances, 99 Speedmart, local coffee shop (kopitiam) and more are opening here. Very crowded place during weekdays especially lots of industrial workers from the industrial zone hunting for food. 

If you’re not working nearby, this location might not be that ideal and Juru is also one of the famous traffic congestion spot during peak traffic. So, please don’t come here and complain traffic jam / traffic congestion. Find me a place with free traffic flow in Penang. (Kepala Batas? Bertam? You want ?)

Pricing wise I would strongly recommend for new or beginners of investors to take a serious consideration about this 1 City project location. Firstly it’s because of the pricing, I think it’s safe to say that 1 City is one of the lowest pricing during 2020 – 2021 for new condominium project at mainland around 950 sq ft. Initial launching price around RM 300k.

Balance unit as at July 2021 priced around RM 340k onward. Initially developer’s sale is not performing that good but they did a slight change of package that include airconds and kitchen cabinet and of course price also adjusted for this package.

When showroom’s ready and sales went well and developers did increase their price. Says who MCO sales not good and every developer should decrease price? That depends on area to area and developers to developers. Please don’t come here say MCO ah economy not ok developer should decrease price. Hello, imagine la you’re the boss and the sales are ok selling good, why the hell you wanna decrease price buta-buta? Early stage ask you to buy you complain this and that now you come back say expensive, very funny.

Overall, I would say it’s a good investment due to its low instalment and low density as well, not much competitor when future you plan to sell because at least 50% of the buyers I know are buying for their own-stay purpose. 

Overall residential rental market now for Penang is around 2% – 3% (at least better than FD…..hahaha….?) 

Therefore, I would say you can expect a rental ROI return at 3% and if you’re lucky you can secure 4% too but that depends on economy status by the time. Everything can change. 

PSF around RM 330 – RM 370 +/-

If you can accept a monthly rental rate of RM 1,000 you can proceed with the investment. Please don’t misunderstand, I’m not saying it’s not good, I have owners with RM 1 million+ property rental rate @ RM 2,000+, what do you think of the market now?

For instance, we take a unit of 1 City 950 sq ft priced RM 340k, monthly installment RM 1,500 (include maintenance fees), rental income RM 1,000 and we have a net cash outflow RM 500. If you’re comfortable with such monthly cash outflow, you’re good to pick up a unit here.

Another point worth mentioning is in terms of interest, you will not suffer a loss, well, at least, not that easy. Why ? Your monthly instalment RM 1,500, interest portion will be RM 800+ so when you can rent out at RM 1,000 or even RM 900, you don’t lose interest. At least you manage to hedge against inflation. 

If you don’t understand what is this, drop me a call or message, I will call you to explain. Because it’s too long for me to explain here and I don’t have the man power to create a video content for this also.

It should be pretty easy to sell in the foreseeable future because of the low density features and definitely match the income for the locals especially those working at the industrial zone.

Plus, you don’t need to do much promotion / advertising if you plan to sell in the future because nearby industrial workers are here hunting for food during working hours. 

Traffic part already mentioned up there and personally I think this project is suitable only if you’re looking for low risk investment or your workplace is nearby. Of course we do have purchaser that come here because of the cheapest price that he can afford.

Enough of the important features, now let’s take a look at the side that is imperfect. Firstly, there’s pylon surrounding the project 1 City. Now, I’m not here to tell you or argue with you whether pylon is bad or not. I can only you give you facts and what I know.

As I said, what I know will be what you know, I don’t like misleading or hidden facts. Pylon is bad or not I have no idea, I have TNB staff that told me actually it’s nothing. Compared to smoking, smoking lagi mati (worse). So if you’re a smoker please don’t come here tell me radiation. 

The project is built within safe distance or within the requirement of the Local Authority. That’s all I know. You can refer to the photos attached below for the pylon.

Second, the developer is building condominium for the first time. People might be worrying about the developer’s quality and experience. 

What I can say is developers is employing contractors not sapu (take) all the work by themselves. Not experience? Hire someone with experience lo. And, the developer is having another project next to this 1 City Residence as well. Imagine what’s gonna happen if the developer doesn’t do well. 

(I’m not supporting the developer nor guarantee about the quality, I’m merely giving out my personal analysis and opinion)

Overall, I think 1 City is a low risk investment, a convenient place to stay as well if you’re working nearby and a lots of food choices. Just take a few steps and you can hunt for food. 

Reason I’m giving 5 stars is because of the uncertainty. Don’t get me wrong, every new project also has uncertainty in terms of quality, completion date and so on. You want quality things ? Go for branded and quality developers like IJM but don’t forget it also comes with “Quality” prices

I’m ok with the pylon but to be honest, I feel some way of unaesthetic also, that’s also the sad part. That’s all from my personal opinion, no perfect property and even if there’s perfect property I don’t think the price will be perfect too.