Era Town

It seems cheaper but am not sure about the details 

charmavietnam wrote:

It seems cheaper ( hearsay)  but am not sure about the details because their website  still under update 

Its is cheap for rent...but far.

Yuli

Is it quiet at night, and is the air clean?

Thanks.

Hearsay is no evidence 
When I checked carefully, I understood it's not 'cheap' to buy even though rent little bit cheap 
Resellers of that company offers with 12.3 Million - 14.5 Million VND / Square meter!
Is it cheap?

I lived there and have a few condos there. It's quiet, great walking trails, located on the river so is surprisingly cool, not so dense and the traditional market is right there! Downside would be distance from Pmh because the bridge isn't completed yet. Expats are starting to move there in big numbers now.

I have checked it cos I want to move there. It is not far. Near Paragon and Exhibition. Bellaza building is nicer and cheaper, the same street but a bit farther

A little information for anyone who might be interested:

In think there is something a bit fishy going on at DuckHai/Era Town. Some little prick from the company website, named Tuyen, tried to take 21M without giving us a receipt or a copy of the rental contract. He also tried to avoid putting the service fee amount in writing. After Tuyen  couldn't get what he wanted, he said that the owner had to change something in the contract and that he would send us the new contract later.

Tuyen is still breathing, but I will be steering clear of Era Town.

yttocs wrote:

A little information for anyone who might be interested:

In think there is something a bit fishy going on at DuckHai/Era Town. Some little prick from the company website, named Tuyen, tried to take 21M without giving us a receipt or a copy of the rental contract. He also tried to avoid putting the service fee amount in writing. After Tuyen  couldn't get what he wanted, he said that the owner had to change something in the contract and that he would send us the new contract later.

Tuyen is still breathing, but I will be steering clear of Era Town.

Don;t contact those companies. You will just pay when everything is done and you receive residential book. If you want, I can send you some addresses which are advertising by owners of the apartments. Those companies earn profit so you pay higher than you contact landlords directly.

yttocs wrote:

A little information for anyone who might be interested:

In think there is something a bit fishy going on at DuckHai/Era Town. Some little prick from the company website, named Tuyen, tried to take 21M without giving us a receipt or a copy of the rental contract. He also tried to avoid putting the service fee amount in writing. After Tuyen  couldn't get what he wanted, he said that the owner had to change something in the contract and that he would send us the new contract later.

Tuyen is still breathing, but I will be steering clear of Era Town.

Duc Khai does not handle rentals, so be careful. They pass that off to real estate companies since they are only devlopers. My husband knows the owner of Duc Khai (the company is named after his first born son) I told him this Tuyen name and he'll pass it along.

Just 5 mil VND/month and you could get your own apartment at ERA, the matter is, you have to meet the right broker.

Gud luck, if there is any problem just let me know, maybe I can help

Sure,

I'd appreciate any owner advertisements. Is it common for a rental contract to leave the amount of service fees open? I find that practice highly suspect and defeating the purpose of a contract. I guess maybe I'll have to find a house.

Anyway, I was looking at the 161m2 model at Era Town, but a 3bdrm would be ok as well.

I appreciate any assistance you're able to offer.

Thanks.

yttocs wrote:

Sure,

I'd appreciate any owner advertisements. Is it common for a rental contract to leave the amount of service fees open? I find that practice highly suspect and defeating the purpose of a contract. I guess maybe I'll have to find a house.

Anyway, I was looking at the 161m2 model at Era Town, but a 3bdrm would be ok as well.

I appreciate any assistance you're able to offer.

Thanks.

161m2 has 3 bedrooms while my owner ad of Era town list is from 80-90m2, 2 bedrooms.  Is it ok for you?

However it is, I give you the link of my list. Pls use google translate to check those advertising

Era Town

No matter if you like those apartments of my list or not, it is better for you to check those apartments because you can ask people there and they will you useful information. The renting price of Era apartments are just from 4.3m-6m (80m2-161m2) for no furniture. If you want full furniture, +1m maximum. Just deposit for 2 months for the apartment you want. I guess why they ask you to deposit service because many people who rent apartments move without paying electric, water, parking .. while those bills appear at the end of every month but I haven't seen any renters depositing for it. I suspect if that fee is for people living there or the owner only.

yttocs wrote:

A little information for anyone who might be interested:

In think there is something a bit fishy going on at DuckHai/Era Town. Some little prick from the company website, named Tuyen, tried to take 21M without giving us a receipt or a copy of the rental contract. He also tried to avoid putting the service fee amount in writing. After Tuyen  couldn't get what he wanted, he said that the owner had to change something in the contract and that he would send us the new contract later.

Tuyen is still breathing, but I will be steering clear of Era Town.

I have just checked some information about this company. They have very bad rumors for both renters or buyers. Many people who bought houses from it are headache. There are usually many promises and nice words from sales but they usually disappear or can't solve anything when we have problems with their products. Not because they are not good, just they are innocent to have any responsibility for our choice after receiving commission. There are a lot of companies doing the same field but I believe non of them.

I'm not sure what is the service fee you are talking about. It's a common practise in Vietnam that the leaser doesn't have to pay any fee to the agent but the landlord, so this kind of fee should not be included in your contract with the landlord. It's another common practise that under the non-serviced contract, the leaser will pay management fee and utility bills as well as other maintenance costs (air-conditioner etc.), unless negotiated otherwise. For apartment in Era Town, the management fee charged by Duc Khai is VND 7,000/m² so for an unit of 161m², the management fee should be around VND 1.1mil per month.

If you sign a contract with cleaning service provided by the landlord, I guess the reason for leaving such information blank in the contract could be because it's not availabe at the time of signature. If my guess is not wrong and if you are satisfied with the flat, I suggest you to ask the agent to split the contract into 2 different contracts, one for the rental of the flat and the other for the provision of the services which can be signed with the landlord at later date .

I believe you have done your home work before you decide to rent a flat in Era Town. In my opinion, if the place suits your needs and requirements, it's the best time to close the deal. Many flats of Block A3 to A5 are completed and handed over by Duc Khai in the past months, so there are a big surplus of supply on the market leading to considerable drop in the rental price in the recent month. Many landlords (including myself) bought apartments in this Project as an investment and they expect to earn profit from reselling the flat when the 15B Nguyen Luong Bang road is completed, saying about 1 year from now. When the reselling price increases, I guess many landlord may take back the apartment, especially the large units as the one you are interested in (since the rental is too low compared to their investment). You should take this factor into consideration if you plan to stay long in this area. Best is to look for landlord who plans to keep their property and earn profit from renting their flat or you will be on a constant move (around the place though ).

Dejavu.dot wrote:

The renting price of Era apartments are just from 4.9m-6m (80m2-161m2) for no furniture. If you want full furniture, +1m maximum.

6mil for 161m2 seem unreal, you can search on batdongsan.com.vn for more info

thanhtrung1189 wrote:

Dejavu.dot wrote:

The renting price of Era apartments are just from 4.9m-6m (80m2-161m2) for no furniture. If you want full furniture, +1m maximum.

6mil for 161m2 seem unreal, you can search on batdongsan.com.vn for more info

Thanks Thanh Trung for your opinion. I don't like this site cos you have to talk with companies while there are not many detail information

thanhtrung1189 wrote:

Dejavu.dot wrote:

The renting price of Era apartments are just from 4.9m-6m (80m2-161m2) for no furniture. If you want full furniture, +1m maximum.

6mil for 161m2 seem unreal, you can search on batdongsan.com.vn for more info

My 86m2 was rented for 7.5mil so that is a low number. From my experience there, rent is around 6-7.5mil.

milkybunnyHCM wrote:

My 86m2 was rented for 7.5mil so that is a low number. From my experience there, rent is around 6-7.5mil.

So like I said before, you can rent 65m2 for about 4,5 - 5mil, and 161m2 is, of course, much more higher, 6mil is too low price, nobody rent their apartment out at that rate

milkybunnyHCM wrote:

My 86m2 was rented for 7.5mil so that is a low number. From my experience there, rent is around 6-7.5mil.

ouch! Why do people advertise with the price 4.2-6m? I think your apartment is full furniture?

thanhtrung1189 wrote:

milkybunnyHCM wrote:

My 86m2 was rented for 7.5mil so that is a low number. From my experience there, rent is around 6-7.5mil.

So like I said before, you can rent 65m2 for about 4,5 - 5mil, and 161m2 is, of course, much more higher, 6mil is too low price, nobody rent their apartment out at that rate

Trung, is the service price 7000d/m2 or 7500d/m2? I feel so confused. It is really high

Dejavu.dot wrote:

milkybunnyHCM wrote:

My 86m2 was rented for 7.5mil so that is a low number. From my experience there, rent is around 6-7.5mil.

ouch! Why do people advertise with the price 4.2-6m? I think your apartment is full furniture?

One is furnished and one is not. Both went for 7.5mil, funny enough. Most people who go to Era Town seem to want to rent unfurnished. 7.5mil is as much as people seem to be willing to pay there.

Thank you for all of the information,

I was able to rent a 161m2 for 6.5M a month and also have the 7,000 per m2 service/management fee put into the contract. The apartment was unfurnished, but that's the way I wanted it because I like my own style. As far as buying, I think that 13M per m2 is too expensive because, besides the issue with 15B, there is an issue with potential flooding in the area that has not been sufficiently addressed.

I could be wrong about the flooding issue, but I think I understood the following article correctly:

http://english.thesaigontimes.vn/30490/ … gates.html

yttocs wrote:

Thank you for all of the information,

I was able to rent a 161m2 for 6.5M a month and also have the 7,000 per m2 service/management fee put into the contract. The apartment was unfurnished, but that's the way I wanted it because I like my own style. As far as buying, I think that 13M per m2 is too expensive because, besides the issue with 15B, there is an issue with potential flooding in the area that has not been sufficiently addressed.

I could be wrong about the flooding issue, but I think I understood the following article correctly:

http://english.thesaigontimes.vn/30490/ … gates.html

I prefer buying land to apartment in this year and 2 years later. It is not the time to invest in any apartment project.
I read an ad some days ago. It sells apartment at the price/m2 monthly. For example: if an apartment is 90m2 and the price is 10m2, you will pay 10m2 every month, the interest is 5%.

Regarding the buying rate, it largely depends on the type/size and position of the unit. For the highly sought after unit of 85m², people are willing to pay between VND 15.5mil to 16mil to get one with unblock view. I have to turn down few offers like that.

I was happy with this unit; there are nice views of the river and the park. Too bad you can't take a boat to the biosphere reserve from the river.

What was the price per m2 when the apartments first went on the market?

My friend has a one year old fully furnished apartment of 70 sqmts in Cat Lai for sale for 1.1ty she gets offers from the locals that are 20 percent below what she paid for the place. I told her to just sit and wait as she owns it and owes nothing to the bank, not worth selling to the stupid bargain hunters.

Duc Khai sold their products at the units price of VND 13.2mil to 15.2mil 3 years back (VAT incl.), and asks for not less than VND 16mil for the remaining (claiming that their costs is already VND 16mil per square meter). You may be able to buy the property at a lower price from the owners, who can't afford to keep the property or who may need cash urgently. Now you know that you pay a very low rent compared to the real value of the unit. Since you are buying your own furniture, try to look for somethings that you can move around with you as I guess you won't be able to enjoy such previlege for long

@ yttocs: May I ask if your unfurnished unit equipped with aircons? I'm planning to renovate my flat to rent out so need to gather information to decide what to do. Thanks in advance.

Shelf-Agent wrote:

@ yttocs: May I ask if your unfurnished unit equipped with aircons? I'm planning to renovate my flat to rent out so need to gather information to decide what to do. Thanks in advance.

No A/C or hot water; In fact, the unit was still covered in construction dust, so it was about as raw as you can get. What I cared about most were the views of the river and the park, the quiet at night, being able to open the windows at night, and having somewhere to walk in the evening. I don't need to drive into town for work, and I can install A/C and hot water whenever I want to (which I will probably do if the owner agrees not to break the lease for the full year).

I guess he may not break the contract for the first year unless he needs cash urgently. The road will not be completed until mid 2015 so I don't think he will sell the unit before that.

Get the contract chpooed at the relevant agency, the owners cant do squat.

At Era apartment you can rent the boat from the local residense and row along the Phu My river. That is an exciting experiance!

The issue here is that since the rent is quite low, the owner will break the contract and accept to pay penalty if he gets good offer from his potential buyer. Before making any decision to buy and install any equipments into this flat, yttocs should have to consider the risk of having the contract prematurely terminated. But as I have mentioned before, yttocs won't have to worry about this until next year unless a suddent change occurred in the owner's plan.

Shelf-Agent wrote:

The issue here is that since the rent is quite low, the owner will break the contract and accept to pay penalty if he gets good offer from his potential buyer. Before making any decision to buy and install any equipments into this flat, yttocs should have to consider the risk of having the contract prematurely terminated. But as I have mentioned before, yttocs won't have to worry about this until next year unless a suddent change occurred in the owner's plan.

Lol.. That is a little scary. But for a renter, until they have money in their hand, there are still a lot of landlords welcome them. If it happened, I would move to a new apartment.. maybe upper floor.. But I haven't faced with it in Vietnam. I am living in a house which will be demolish in some years because of government policy. The landlord has asked me which districts I want to live in for her to buy new house for me to rent.

Any good Landlord/Tenant Lawyers in D7?

What happens ytt? Is there sth wrong with your contract?

I'm not a lawyer but working on contracts (I'm working as Contract Manager for a foreign contractor). Perhaps I can give you my initial thought if you don't mind to share your problem.

If you post more details members can help you.
Seems like you got some problem there. If so solve it nicely. It will give you peace of mind, save time and money!

yttocs wrote:

Any good Landlord/Tenant Lawyers in D7?