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So, I've been keeping a tap on one of Klang Valley's favourite place for expats, Mont Kiara. Listening to what people have to say about it.

I hear a lot of mix messages. Some absolutely hated it, some absolutely loved it. Others think it is a thing of the past. Some think it is just the right time!

Let's start a pros and cons list. Please contribute but kindly keep it constructive and informative to expats who are considering to live in Klang Valley/KL.


Pros:

GOOD INTERNATIONAL SCHOOL - GOOD INTERNATIONAL SCHOOL actually says it all because nothing is more important than our kids, expats and locals alike. But I have to point out that I met a really nice teacher at the bakery in Plaza Mont Kiara last week buying two dozens of donuts for her students. My teacher never even bought me nuts! Mom! I wanna go study there!! \"It's Cool to School there!!!\"

Mont Kiara - The name is associated with prestige and high quality brand of living. You can tell people, I live in \"Mont Kiara\", and you'd normally get a, \"nice\" out of them. It's a temptation that hardly anybody can resist!!! Yeap! Luxury is always a good standard to have.

High Yield Rental - 6-8% of gross annual rental return rate is expected from the units there. So, it's good to invest in a unit or two.

5-10% down-payment and nothing until completion - Some projects have a minimal down-payment and won't charge another cent until its fully built. I think it's great to buy now and sell it off once it's completed. Because condos generally have a significant increase in price after completion.

Low occupancy rate - I recently learned that there's only a 30-50% occupancy rate in Mont Kiara. So, it might look extremely packed from the outside with all the tall buildings (thus the nickname \"Little Hong Kong\"), it's actually pretty low dense in terms of population at the moment. So, it might be an extremely wise decision to live in there for the next couple of years. Because it looks densed, but not really. Actually, for that reason alone, I'll actually start calling agents and go see it for myself. Instead of always staying outside and imagining what's inside.

Sunrise - I just thought that this particular name should be mentioned because after all they are the ones who really created Mont Kiara and defined luxury condominiums. And I used to grow up wanting to buy a Sunrise Condo. Actually, I still do. If only I can get a discount.... Sunrise will you give me a discount, please!! Please!! Please!!!! Please!!!!!! Please!!!!!!! Okay, I suppose that wouldn't work.



Cons:

No privacy - which is a big no no for most expats. Ironically, that's what most real estate agents push the expats to go for (for obvious reasons). Having too many high rise condos literally staring at each other, they should have a morse code guide on the wall of all balconies to further enhance their already open communication. They should also have free baseball gloves, ya know? It'll be cool to play catch with your neighbour from the opposite condo! Wait a minute.... shouldn't this be up there in the pros list? Opps!

Expats continue to leave Mont Kiara - Most expats will only last a year or two in Mont Kiara before they finally get sick of the traffic jam, feeling of high density, no space, no sun because blocked by the new condo opposite, obstructed view, etc. which sums up to more stress for the big money paid. \"Better places for cheaper rates out there\" - according to many of these expats who used to live there and moved into other places. But unfortunately, it is a minor mistake that all expats would have to make once. It's a temptation too hard to resist at the beginning but relatively painless to remove/switch. Which is not exactly too bad. Many expats came to M'sia for the sun, the space, excellent natural environment, etc. They'll soon find it in many other good developments.

Private traffic jam - If they haven't already, they should have special reports on the radio regarding the traffic heading out and into Mont Kiara during rush hours. Even though they didn't put it on the S&P (sale and purchase agreement), they'd still like to give that one for free! - Your very own private traffic jam! Ouch! (But then again, which part of KL has got no traffic, right?)

Insult to the intelligent and well informed property investor of today - Ten to fifteen years ago, Mont Kiara was undoubtedly one of the best place to live and invest in, with only people of high net worth can afford to stay there. Believe it or not, the leaders probably have long since left Mont Kiara, handing their keys over to average Joes who are able to afford it merely several years out of college. As a matter of fact, a young friend of mine is about to purchase one there. Essentially, you'll risk looking silly for a few of those out there who dislike Mont Kiara because they used to live there and think they know better. If you want to be deemed, \"wow, wise investment decision\", you might just invest elsewhere for that reason.

Bear behind every bull - Surely there will be a bear behind every bull. Mont Kiara is no different. And Mont Kiara teddy bear is merely a party of greedy folks who was lured-in too late in the game by greed, trying to cut their losses. Ask the top ten property agents of Malaysia and see how many of them would actually buy themselves a property in Mont Kiara now.

Thanks for pointing out the 'Cons' for properties in Mont Kiara area.

Initially, i thought i was the only one who disregard Mont Kiara as a superb location, however i found out that i'm not the only one. At least there's someone else who thinks the same way.I would certainly think that investing in KLCC Luxury properties is worth the cash,since it's in the city & most offices dealing with Oil & Gas,Power Plant, Engineering, and etc, which requires expat to work here. Thus, the rental value is proven to yield!

My list of Cons is that, Mont Kiara has become the talk of the town ever since there was massive development of High end condos in that area. The condos there easily fetched up to Millions of dollars. However, due to the oversupply of condos in that area, how many people would rather buy for investment purposes? Since, Mont Kiara has a low density of occupancy rate,in the mean time.

If you're looking for a higher investment yield, i would rather get one where it's more accessible with, say the one near to the LRT station & Public Transport. Well, personally, i don't think Mont Kiara is easily access to, unless you have a car. Well, most foreigners who comes here, does not own a car. Furthermore, the massive jams in town? Who would rather drive?

Owhh, C'mon, Hop on to any bars or clubs at night in KL City, & there will always be a cab waiting to fetch you back. Ain't it convenient?

In Mont Kiara, you can hardly find a cab or a bus or even LRT?

Thus, i would prefer to invest my cash in places which are easily accessible by public transport.

Well, that's just one of the reason,there's more indeed.

Do call me for advices on properties to invest in, either for own stay with appreciation value or for investment purposes. I will be delighted to assist!

Do call me,or text me on 012-8866569 or email me at This email address is being protected from spambots. You need JavaScript enabled to view it. for further details.

I've met with an expert today who seems to know a lot about the inside stories about living in Mont Kiara and has a couple of pros to share. I've invited her to contribute. Let's hope she'll be able to help contributing to this list and give a more accurate view about expats living in Mont Kiara very soon!

Mont Kiara is flooded by many Koreans. Now many of them have moved out and back to the country!

In 2007, Koreans were too crazy about Mont Kiara properties. Now they are selling at original developer price but still can make a huge gain in the investment. They bought at the rate of 1000 Won = RM3.4 in 2007, now they sell MK property at 1000 Won = RM2.5. Still make more than 25% gain in currency even selling at entry price.

The general condo price is about RM450-RM550 per sq ft now!

stephanie, public transport in malaysia is not good. most quite well off people do not care about transport. they have their bmw or merc that they take with them everywhere, often with driver too.

Stephanie

I think you're making a very good point. I met a big property developer in the UK, and he wanted to buy property in KL. And he kept saying that he was buying for the long-term and so he wanted it near public transport. I told him that in Malaysia the rich people don't care about public transport and everyone just uses their cars, so there is no point looking for property near a station.

But he said \"Look at the traffic, this is only going to get worse. KL's population is growing fast and lots of people are buying cars. In 10 years time, trust me, if you could save 20 or 30 mins on your commute, you'll use public transport even if you're rich. Most people commute in the mornings and back in the evenings and in those times the weather is ok for walking. And the government is going to have to spend on public transport to get people to stop using their cars.\"

And I think he's right. In most developed cities even the rich use public transport as it's quicker. One day they will probably do the same in KL, and the way KL is growing it will not take that long.