iProperty.com Malaysia Investor Guide 2014/2015 by iproperty.com

IN nV vE eS sT tO oR r GU uID dE e 2014/2015

INVESTOR GUIDE 2014/2015

Copyright iProperty.com 2014/2015. Investor Guide 2014/2015. All Rights Reserved. No part of this publication may be reproduced or used in any form or any means-graphic, electronic, or mechanical, including photocopying, recording, taping or information storage and retrieval system without written permission of the publisher. iProperty.com Malaysia Sdn Bhd (600850-K)

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INVESTOR GUIDE 2014/2015

CONTENTS

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Foreword by Minister

Message from Malaysia Property Incorporated

Note from Publisher

Introduction

Where To Invest

12 Central Region • Luxury Living 14 • Urban Redevelopment 34 • MRT Line 42 • Suburban Living 56 • Township Living 88 Northern Region 94 Southern Region 120 East Malaysia 146

INVESTOR GUIDE 2014/2015

Calculating Return On Investment

150

Property Financing

154

How To Increase A Property’s Value

160

Panel of Experts

164

Directory

166

Index

169

Glossary

170

FOREWORD BY MINISTER

The global economy today remains challenging, especially after a few years of weathering various global turmoil, such as the calamitous US property bubble in 2008/2009, the disastrous sovereign debt crisis in Europe and the tragic upheavals in the Middle East,Â affecting almost all industries across the globe including the nationâ&#x20AC;&#x2122;s housing and property industry.

Amidst all these, we are grateful that Malaysia, backed by the strong support

of the rakyat, and the prudent management of the Government, continues to remain resilient. We recorded a stronger GDP growth of 6.4% in the second quarter of 2014 compared to 6.2% in the first quarter this year.

Growth was mainly driven by strong domestic economic activities with the

housing and real estate sector being one of the key contributors, mainly due to the fact that the industry is people-centric, utilises substantive local content and by virtue of it having a high multiplier effect given its cross linkages to about 140 related industries.

We are therefore mindful and take cognizance of the industryâ&#x20AC;&#x2122;s significance

in generating domestic demand. We at the Ministry will continue to play our role to ensure the sustained growth of the industry especially as we progress towards transforming the Malaysian economy into a high-income developed economy.

With that in mind, I commend the effort by iProperty.com Malaysia in

coming out with Investor Guide 2014/2015 coffee table book, which I am sure will benefit the industry greatly. I am confident that this book will be a focal point for investors, especially in providing information pertaining to investing in Malaysia.

Thank you for inviting me to say a few words in this esteemed publication

and congratulations once again to iProperty.com Malaysia.

Datuk Abdul Rahman Dahlan Minister of Urban Wellbeing, Housing and Local Government, Malaysia

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MESSAGE FROM MALAYSIA PROPERTY INCORPORATED

I would like to congratulate iProperty.com for producing a coffee table book highlighting the latest and best developments in real estate by top Malaysian developers.

Annually, Malaysian developers have competed in international property

awards and have perennially taken away many of these awards for their master plan, architecture and design, innovation and development marketing for both residential and commercial projects. These annual publications and awards serve to imprint a strong Malaysian brand in the eyes of the public and international investors.

Each year, iProperty.com’s compilation of projects by Malaysia’s top

developers showcases exciting new townships as well as residential and commercial developments that try to outdo past projects. This book serves to highlight new trends in design, development and sustainable features that mirror the changing expectations of Malaysian household buyers, the changing demographic trends and demand patterns of households. While green features and sustainability is relatively new in Malaysia, it is slowly emerging in some of the new projects.

Malaysia Property Incorporated (MPI) is a public-private entity under

the Economic Planning Unit that promotes and attracts both corporate and individual foreign investments into Malaysian real estate. MPI works with Invest KL and Malaysian Investment Development Authority (MIDA) to attract foreign corporations to invest on their own or have joint ventures with local partners in Malaysia. To attract individual foreign investors, MPI works with MM2H to bring high net worth clients into Malaysian real estate. This annual publication also serves as a useful reference point to foreign investors who wish to learn about top Malaysian developers and their projects. Veena Loh General Manager, Malaysia Property Incorporated

INVESTOR GUIDE 2014/2015

NOTE FROM PUBLISHER Building an investment portfolio can be a seemingly complex experience even to the most familiar of investors. There is always the risk and ‘what if’ factor that comes to mind, but the process can be simple and easy to understand if you are equipped with the right information.

Though there are many forms of investments to consider such as stocks,

bonds or even cash, property investment is often favourably viewed as the safest choice. As a company with a mission on making the whole property search experience as easy as possible for property buyers and investors, iProperty.com Malaysia is pleased to produce this Investor Guide 2014/2015.

This book serves as the prefect guide for anyone looking to gain more

information on how to invest in the property market. This 172-page coffee table book will tell you how to identify the best locations for investments, tips and advice from property experts, how to calculate your returns on investment, tips on obtaining financing as well as steps on how you can increase your property’s value.

We are also pleased to have received support from the Ministry of Urban

Wellbeing, Housing and Local Government and Malaysia Property Incorporated in the publication of this book.

We sincerely hope that the Investor Guide 2014/2015 truly guides you

along your property investment journey and brings you great success. Enjoy!

Georg Chmiel Managing Director and Chief Executive Officer, The iProperty Group

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INTRODUCTION

The property climate in Malaysia reaches unprecedented new heights each year, as the supply and demand of residential and commercial real estate become increasingly robust. This phenomenon is not restricted to the capital city and the Greater Kuala Lumpur region, but has also permeated to the northern and southern regions of Peninsular Malaysia, as well as selected clusters within East Malaysia in Sabah and Sarawak. Simply put, the property market is booming and this presents a golden opportunity for potential investors. The diversity of options available provides something for every requirement and budget. Luxury villas and high-end high-rises within upmarket neighbourhoods in central Kuala Lumpur and its vicinity remain a favourite among the affluent, spurring the entry of numerous premium developments in recent years. Yet, this represents just the tip of the iceberg of the entire property market, which is largely dominated by mid-to-high range properties to cater to the growing demands of the nation. Within the Klang Valley, the multi-billion ringgit Mass Rapid Transit (MRT) project has placed the limelight on numerous zones along its route. It has explicitly become a catalyst of growth for previously untapped areas, where properties are sought-after for their connectivity and easy accessibility. The cityâ&#x20AC;&#x2122;s urban redevelopment initiatives have also injected a new lease of life in various areas, with Kuala Lumpur Sentral being an exemplary model, while other targeted areas are primed to follow suit in the near future. In recent years, investors have acquired an affinity for townships and properties in suburban areas. This comes as no surprise as these well-planned developments offer a plethora of features ideal for holistic living, including spacious living spaces, natural environment and comprehensive facilities. While there is no doubt that location plays a vital role in determining the investment potential of a property, selecting the right kind of property involves the consideration of myriad factors. Whether you are a first-time buyer or a seasoned investor, the Investor Guide 2014/2015 takes you through your hunt for the right property, no matter to reside, rent or sell. The Investor Guide 2014/2015 points you to some of the hotspots in each region, while providing you with valuable insiderâ&#x20AC;&#x2122;s tips from some of Malaysiaâ&#x20AC;&#x2122;s most prominent industry experts. We hope the Investor Guide 2014/2015 will be a useful tool to help you stay ahead of the game as you become an informed and discerning buyer by making successful investments and building long-term wealth.

INVESTOR GUIDE 2014/2015

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INVESTOR GUIDE 2014/2015

MALAYSIA PROPERTY HOTSPOT, WHERE TO INVEST

HAVEN & YOUR HOME

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From Penang in the north or the new icon of Iskandar Malaysia in the south to the vibrant and dynamic capital of Kuala Lumpur (KL), Malaysia is one of Asia’s top property investment destinations with something for everyone regardless of aspiration, lifestyle and budget. Growing demands and rapid urbanisation, the RM20billion Mass Rapid Transit (MRT) project, the high-speed rail link connecting Malaysia and Singapore coupled with urban renewal initiatives in the 495-acre Bandar Malaysia and the Tun Razak Exchange (KL’s new financial district) – these are just some of the exciting developments coming your way in 2015 and beyond. With Malaysia occupying a sweet spot in terms of strategic location, pricing and socio-economic development, the country stands out as the best proposition for investors in the region. Factor in Malaysia’s traditional plus-points such as great weather, food and people, as well as shopping, economic and social stability, the story becomes more apparent why you should make Malaysia your property hotspot, your haven and your home.

INVESTOR GUIDE 2014/2015

WHERE TO INVEST

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CENTRAL REGION & GREATER KL

Living In The Lap of Luxury While the property market might be a little soft in the short-run, the long term prospects of the luxury segment are truly enticing in line with the country’s strong economic growth.

In terms of trends in design style and lifestyle concepts, Malaysia is on par with the rest of the world, but

offers far greater appreciation potential and lower purchase prices than Hong Kong, Bangkok and neighbouring Singapore. Yet, the lifestyle offerings are second to none.

“When you think of the high-rise segment, think of economic growth. Malaysia is currently seeing strong

GDP (gross domestic product) growth and FDI (foreign direct investment) inflows. These translate into greater affluence among the local population and an increase in expatriates, which will fuel demand for the luxury segment,” shares Dato’ Sri Gavin Tee, founder and president of Swhengtee International Investment Alliance and one of Malaysia’s leading property experts.

“Yes, choices are aplenty,” agrees renowned property expert and foremost map maker, Ishmael Ho of

Ho Chin Soon Research. “The strategy would be to focus on the right criteria, such as entry prices, if the development is linked or situated close to the MRT (Mass Rapid Transit) and LRT (Light Rapid Transit) lines, and so on.”

So, where do we start?

WHERE TO INVEST

If you fancy a piece of action in the city, the Kuala Lumpur

within the Jalan Bukit Bintang area. Located just a few kilometres from

City Centre (KLCC) area with its wide range of luxury high-rise

KLCC, this central district puts you right smack in the middle of one of

condominiums is an excellent starting point. Luxury condominiums

Southeast Asia’s most desirable shopping and retail districts, named the

here come in the options of partially and fully furnished units and

Golden Triangle.

range from studios to full-scale penthouses complete with luxury

Indulge in retail therapy and shop till you drop at regionally

lifestyle and recreational facilities.

acclaimed shopping destinations, including Pavilion Kuala Lumpur

Here, Suria KLCC shopping centre, the Central Business District

and Starhill Gallery. A shrine that worships all things retail, the Golden

(CBD), hotels as well as a host of comprehensive facilities are within

Triangle and KLCC are some of Malaysia’s hottest locations due to large

walking distance from your abode in the sky. Most offers unobscured

tourist arrivals in addition to the presence of “local” foreigners.

vistas of the landmark Petronas Twin Towers as well the rest of the KL

“Malaysia has always been a tourist magnet even in the less

skyline while putting you right at the heart of the vibrant city life – day

favourable of times. Can you imagine now, especially with the economy

or night. Simply put, the KLCC area is ideal for those who really wish to

doing well? The luxury segment will grow to cater to the increasing

embrace and immerse themselves in everything the city has to offer.

number of high net worth foreigners streaming into Malaysia. Together

with the government’s support via programmes such as Malaysia My

An alternative for KLCC but equally luxurious are the condominiums

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Second Home (MM2H), I think the high-end market will be extremely positive,” highlights Dato’ Sri Gavin Tee.

If you would like something more quiet, then head to the Ampang

residential area. Well known as a diplomatic enclave, Ampang affords plenty of greenery and is loved for its old school charm – think massive bungalows with ample land – although an increasing number of upscale condominiums have also made their way here in recent years. Ampang is an exclusive address, but above all, it is a piece of heaven – a tranquil paradise amidst the dynamic pulse of the city. From here, a short walk or drive will take you back again to the welcoming bosom of KLCC and the Jalan Bukit Bintang area.

For those who prefer being outside of the city, but still within close

proximity, then the exclusive enclave of Mont’ Kiara makes for an ideal choice. It is strategically located close to the city yet a little further away to maintain its own identity. Known for its large expatriate communities, particularly the Japanese and South Korean, Mont’ Kiara boasts exclusive luxury condominiums with a good selection of landed dwellings. This well-developed and self-contained area is also equipped with international schools, an active nightlife scene and plenty of commercial establishments.

Alternatively, you can head to where the old money of KL can be

is situated adjacent to a forest reserve and is home to the world’s longest

found: the grand and mature suburbs of Bangsar and Damansara as well

Quartz Ridge. Reaching a height of 380 metres, it is the world’s largest

as certain sections (or precincts) in Petaling Jaya. First established in

natural quartz dyke, estimated to be 170 million years old. Displaying

the 1960s, Bangsar and Damansara are located next to each other and

four types of quartz formations, the ridge is home to 265 plant species,

were the residence areas reserved for high-ranking government officials,

five of them endemic to the area, which means they cannot be found

businessmen and the affluent folk of the time. Today, both locations have

anywhere else on the planet. Other attractions include Bukit Tabur and

grown in exclusivity and remain the purview of those seeking for a more

Klang Gates Lake, all of which are easily accessible to the public.

refined place to call home. Homes here are typically landed properties

comprising large bungalows on expansive plots.

sums it up the best. “The luxury segment will definitely continue to do

Shopping, F&B and entertainment offerings are very much geared

well if you’re looking for a 5 to 10-year play or even more. Yields may

towards the large expatriate community in both Bangsar and Damansara.

have dropped from the heady days of a decade ago, but that is to be

A good mix of residence options mean you can decide between landed

expected from any maturing market. Still, there is stability and plenty of

houses, condominiums, apartments or studio lofts.

demand from foreigners and local upgraders.”

Speaking of bungalows, the Melawati township, situated just 15

“By 2020, foreign presence is expected to increase, fuelled by

minutes from KLCC and the city centre, has carved a niche for itself

economic growth and Malaysia’s continued march up the value chain.

as the place for new money. New bungalow dwellings are available

I also believe that as the global economy recovers, there will be more

for a slightly lower price than in many other parts of the city without

interest in Southeast Asia and Malaysia and with that, the luxury

compromising on space, style or concept.

segment will benefit eventually,” adds Dato’ Sri Gavin Tee.

INVESTOR GUIDE 2014/2015

Melawati is also ideal for those who aspire to dwell amongst nature. It

On the overall outlook of the luxury property market, Ishmael Ho

UEM SUNRISE BERHAD

PRESTIGIOUS LIVING

Residensi22 at Mont’Kiara takes urban luxury to new inspired heights Streetscape

UEM SUNRISE FLEXES ITS MUSCLES AGAIN to launch its latest

points on Jalan Kiara 3 and Jalan Kiara 4, as well as being close by to future

crown jewel in Mont’Kiara, Residensi22. The veteran of high-end, high-rise

shopping hub Arcoris Mont’Kiara, this condominium is synonymous with

residences aims to set a new benchmark with this twin tower condominium

convenience and ease of living. The 39 and 40-storey towers will also be

that boasts verdant tranquillity and exceptional elegance. It is an escape

easily accessible to the NKVE, DUKE, Sprint and Penchala Link highways.

from the frenetic fervour of big city life without actually leaving it.

Residensi22 is built on a site spread over 5.43 acres, and will feature

condominium towers will additionally feature a meditation lawn as well as

534 spacious units ranging from 1,878 to 3,163 sq ft. Boasting dual access

a landscaped garden. Also included are all the lifestyle trappings that one

Each block comes with a Sky Deck and Sky Lounge. These

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INVESTOR GUIDE 2014/2015

Sky Deck and Sky Lounge

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Living and dining room

PROPERTY:

Residensi22 LOCATION:

Mont’Kiara TYPE OF PROPERTY:

can expect from upmarket high-rise living. An interesting line-up of facilities

Residential

are available for all ages, including tennis, half-basketball and badminton

NUMBER OF UNITS:

courts, elegant water features, a pavilion, a children’s playground and

534

a multipurpose hall. Further extending the signature experience of

BUILT-UP AREA:

Residensi22 is a dining pavilion, a lounge, a games room, a 50-metre lap

1,878 sq ft & 3,163 sq ft

pool, a wading pool, sauna, changing rooms, a Jacuzzi, a gymnasium and a

TENURE:

yoga-cum-Pilates room.

Freehold

COMPLETION:

Comprising three and four-bedroom designs, Residensi22 is all about

contemporary and luxurious living. Built for distinction, the development

Oct 2017

boasts high-quality finishing and fixtures as well as expansive balconies

PRICE:

that provide residents with a panoramic view of the city skyline and the

From RM1.37 million

surrounding areas. For optimum privacy, each floor only accommodates four units that are served by four lifts across two wings.

CONTACT

UEM Sunrise Berhad

Bearing a north-south orientation, Residensi22 offers discerning

buyers and investors a sterling piece of real estate with excellent potential

UEM Sunrise Showcase

for capital appreciation in a much sought-after neighbourhood.

No. 21, Jalan Kiara, Mont’Kiara, 50480 Kuala Lumpur 603-6207 9471 www.residensi22.com

INVESTOR GUIDE 2014/2015

MALAYSIAN RESOURCES CORPORATION BERHAD

THE BEST OF URBAN LIVING SkyVilla Epicenter at The Sentral Residences offers an oasis of calm while delivering all modern lifestyle conveniences to your doorstep

MALAYSIAN RESOURCES CORPORATION BERHAD (MRCB), one of the leading property and infrastructure developers in Malaysia, is a name synonymous with the iconic developments at Kuala Lumpur Sentral CBD. MRCB is recognised for many of its award winning projects, namely Stesen Sentral Kuala Lumpur, Hilton Kuala Lumpur, Quill 7, 1 Sentral Office Tower, Sooka Sentral Lifestyle Centre, Platinum Sentral and Menara Shell.

The latest project to join MRCBâ&#x20AC;&#x2122;s line-up of acclaimed

developments at Kuala Lumpur Sentral CBD is The Sentral Residences. This luxurious freehold development boasts 752 units across two 55-storey blocks, each featuring exclusive apartments comprising spacious bedrooms, a private porch and lobby area. Residents can choose from one of the 17 eclectic design layouts to suit their lifestyle needs, many which are furnished with panoramic views of the city skyline that span from the majestic Petronas Twin Towers to the verdant Lake Gardens. The two towers are joined at level 55 by a rooftop deck.

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INVESTOR GUIDE 2014/2015

MALAYSIAN RESOURCES CORPORATION BERHAD

The Sentral Residences offers a discerning lifestyle

complemented with spa pools and a state-of-the-art gymnasium.

reserved for the privileged few through a selection of luxurious

amenities. The property features wading pools, barbeque

at its doorstep, The Sentral Residences offers everything you could

areas,

walkways

ever need, or want. It is just a hop and a skip away from some of the

and playgrounds integrated within a lush and green setting.

best local and international dining spots the city has to offer, while

The breathtaking Sky Club is exclusively reserved for residents,

accessibility to the city centre is a breeze via LRT lines and the soon

as well as two saltwater swimming pools located on the rooftop deck â&#x20AC;&#x201C;

to be completed MRT line. On top of that, travelling across borders is

setting the record as the highest in Kuala Lumpur upon completion â&#x20AC;&#x201C;

quick and easy with the Express Rail Link (ERL) that takes you directly

that commands a scenic view of the CBD. These amenities are further

to the Kuala Lumpur International Airport.

lounging

decks,

putting

greens,

covered

Strategically located in a prime location with a host of amenities

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PROPERTY:

SkyVilla Epicenter at The Sentral Residences LOCATION:

Kuala Lumpur Sentral TYPE OF PROPERTY:

Residential NUMBER OF UNITS:

752 BUILT-UP AREA:

3,035 sq ft - 4,327 sq ft TENURE:

Freehold COMPLETION:

December 2016 PRICE:

From RM4 million CONTACT Malaysian Resources Corporation Berhad Level 20, 1 Sentral, Jalan Travers, Kuala Lumpur Sentral P.O. Box 12640, 50470 Kuala Lumpur 603-2773 5688 www.sentralresidences.com INVESTOR GUIDE 2014/2015

DORSETT BUKIT BINTANG SDN BHD

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PULSE OF CITY LIVING With its enviable address, luxury services and the best city attractions at its doorstep, Dorsett Residences is the epitome of ultimate city living

LOCATED IN KUALA LUMPUR, right in the heart of Bukit Bintang, Dorsett Residences thrives as the centrepoint for experiencing a vibrant city lifestyle. Surrounded by outstanding amenities and attractions at this immensely popular shopping avenue, Dorsett Residences is truly strategic in every way.

With Pavilion Kuala Lumpur and Starhill Gallery as well as a plethora of

vibrant shopping, dining and entertainment options just right next door, residents also enjoy seamless connectivity as Dorsett Residences is only minutes away from major highways while MRT and LRT stations are all within walking distance.

Developed by Dorsett Bukit Bintang Sdn Bhd, this 30-storey freehold

development features 252 units of five-star luxury suites of varying sizes and layouts. Its exclusive facilities are truly remarkable â&#x20AC;&#x201C; the development is designed to offer the best state-of-the-art amenities amidst an impeccable city atmosphere.

INVESTOR GUIDE 2014/2015

DORSETT BUKIT BINTANG SDN BHD

Upon stepping into the development, a soaring atrium leads

residents to a luminous lobby and reception area before ushering them towards the residential floor. On the top floor, a dazzling 150-meter infinity edge pool opens out to a spectacular view of the Kuala Lumpur skyline while the 30th floor fitness studio with its glass-enclosed design affords yet another stunning vista of the city.

The lavish ambience continues within each of its fully-furnished

designer units. From elegant dĂŠcor to carpets, wallpaper and textile wallelements, Dorsett Residences offers sensuous details at every turn. Each designer room is crafted to reflect modern comfort and contemporary elegance.

But thatâ&#x20AC;&#x2122;s not all, personalised services are also provided, which

position Dorsett Residences as a royal sanctuary right in the bustling heart of the city. These include professional valet services and a secure parking system offered exclusively to residents.

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PROPERTY:

Dorsett Residences LOCATION:

Bukit Bintang, Kuala Lumpur TYPE OF PROPERTY:

Residential NUMBER OF UNITS:

252 BUILT-UP AREA:

652 sq ft - 1,098 sq ft TENURE:

Freehold COMPLETION:

Q4 2017 PRICE:

From RM1,293,680 CONTACT Dorsett Bukit Bintang Sdn Bhd 31st Floor Menara May, Maytower, No. 7 Jalan Munshi Abdullah, 50100 Kuala Lumpur, Malaysia 603-2692 9663 www.dorsettresidencesbb.com INVESTOR GUIDE 2014/2015

MAH SING GROUP

An aerial view of Lakeville Residence

NEW VIEWS OF MODERN LUXURY Lakeville Residence by Mah Sing engages residents in a different perspective of modern living NESTLED IN A LUSH 12.38-ACRE GREEN AREA overlooking a

environment comes complete with an excellent range of recreational

peaceful lake, every unit in the 40-storey towers at Lakeville Residence

facilities that encourages residents to indulge in a vibrant and luxury lifestyle.

is created as a boutique semi-detached residence in the sky. Located

in Jalan Ipoh, Kuala Lumpur, this serviced apartment offers a series of

dedicated features and facilities that offer 38 different views for the

picturesque features that would serve to ease the hustle and bustle of

daily life. A 50m lap pool, wading pool, pool deck and aqua gym

city living. Measuring from 950 sq ft to 1,300 sq ft, the residential units

provide a relaxing view, while the hammock, tea, reading and scented

feature spacious layouts, contemporary interior elements and quality

gardens offer individual spots for a tranquil view.

fixtures and fittings.

Lakeville Residence promises convenience of living right above the

nature at the forest pool, waterfall, forest trail, forest deck and forest

countless amenities paired with the elegant spaces of the sky semi-Ds.

species collection. Meanwhile, a meditation deck, reflexology path and

Complemented by lush greenery and beautiful landscaping, its tranquil

eco pond offer a calming view.

At the heart of Lakeville Residence are 38 points of view â&#x20AC;&#x201C; 38

Residents have the privilege of an undisturbed view amidst

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Lakeville Residenceâ&#x20AC;&#x2122;s grand entrance statement

Three acres of thematic community amenities await residents of Lakeville Residence

INVESTOR GUIDE 2014/2015

MAH SING GROUP

Relaxing at the hammock garden

Feel nature in the forest facilities

Lakeville Residence â&#x20AC;&#x201C; a clear view of KL city centre just 7km away

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A delectable view can be had while residents enjoy a cookout at the

teppanyaki corner, pizza oven, kitchen garden and BBQ pits. For a playful view, the playground, dry fountain, maze garden, island play and kick-about lawn make the perfect recreation spot, especially for kids.

PROPERTY:

Lakeville Residence

The cabana, outdoor gym, ants tunnel, grass hill, hill side and rock climbing

wall grant an empowering view. For an invigorating view, residents can head to

LOCATION:

the jogging track, multi-purpose plaza, futsal court, green facade and green

Jalan Ipoh, Kuala Lumpur

bridge. Last, but not least, the viewing deck and viewpoint clubhouse offer the

TYPE OF PROPERTY:

best vantage point to enjoy both a magnificent and endless views.

Residential

BUILT-UP AREA:

In terms of accessibility, Lakeville Residence is a mere 15 minutes away

from the city centre and is well-served by major highways. Nearby, the KTM

978 sq ft - 1,359 sq ft

Komuter train service offers easy commuting into the city. Additionally, an

COMPLETION:

upcoming MRT project will also provide more convenience to residents.

2018

PRICE:

Lakeville Residence is also set amidst established and thriving residential

areas with excellent public transportation, local and international schools, commercial business centres, convenience stores and healthcare facilities. For park lovers, the Kepong Metropolitan Lake Garden recreational park is just a 7km drive away.

From RM688,740 CONTACT Mah Sing Group Wisma Mah Sing, Penthouse Suite 2, No.163, Jalan Sungai Besi, 57100 Kuala Lumpur 603-6259 6188 www.lakeville-residence.com.my

INVESTOR GUIDE 2014/2015

WHERE TO INVEST

Urban Redevelopment Throughout the Greater KL region, many established and mature locations are seeing a new lease of life, thanks to various urban renewal programmes jointly undertaken by the local government and private developers. The redevelopment exercise, however, is not merely focused on new buildings or a facelift operation, but with the goal of placemaking – creating sustainable, conducive environments for work, live and play that create a clear balance or equilibrium between people, planet and profit. Such efforts unlock not only the latent or unrealised potential of idle plots of land, but also the city’s fullest potential. It is about creating balance with a long-term view of realising truly liveable cities that will support the community and let

the area flourish.

and Residences, Capitaland and Quill Group have made KL Sentral their

Urban renewal in KL city is gazetted as a National Key Economic

port of call. The multiplier effect of KL Sentral has been phenomenal

Area (NKEA), which means it is a government priority to revitalise

with businesses around Brickfields and other surrounding areas seeing a

the city by redeveloping key pockets. With this, a host of infrastructure

new lease of life.

projects have been implemented or are being rolled-out in phases,

which will elevate KL to world-class status. This results in the renewal of

of the most prominent projects to date are the Tun Razak Exchange

the city by giving it a second wind or a new lease of life.

(TRX) – Kuala Lumpur’s new international district for business and

finance – and Bandar Malaysia, the new township on the former air force

Malaysia’s track record in urban redevelopment has been sound, as

World-class names such as Kuwait Finance House, St. Regis Hotel

While there are several areas earmarked for urban renewal, some

proven by success stories of KL Sentral, Subang Jaya, USJ and many

base in the heart of Sungai Besi.

others. Perhaps the most telling of them all is KL Sentral, which has

become an iconic destination for work, live, play and more outside of

a distinctive urban character for Greater KL, housing green infrastructure,

the KLCC district.

sustainable housing and a range of commercial and lifestyle facilities. It

With KL Sentral, land largely owned by the Malayan Railways (KTM)

sets the benchmark for sustainable urban housing within Malaysia by

at that time containing old warehouses, disused carriages and trains

maintaining the standards set by the TRX. It will also cater to affordable

were transformed into an iconic urban destination while retaining the

urban housing in meeting the government’s aspirations of housing the

rail infrastructure. The result is KL’s integrated transportation hub and

nation and ensuring the wealth of the nation is equitably distributed to

the arrival of Grade A offices and luxury apartments, swanky shopping

all segments of the populace.

malls and much more. The project was undertaken by government-

linked developer, MRCB, which draws similar parallels to new urban

billion and will encompass Grade A office spaces as well as world-class

redevelopment projects.

residential, hospitality, retail, leisure and cultural components. It will be

The impact of KL Sentral has been extraordinary to say the least.

the new nerve centre for commerce in KL, bringing the city up to par

What used to be a languid location has transformed into a bustling,

with other world-class metropolitans. The TRX is viewed as an integral

modern, upmarket and trendy location - an enviable address that offers

component in elevating the city’s status and will constitute the new apex

the best of access, transportation, urban indulgences and other lifestyle

of the Golden Triangle, currently anchored by KLCC to the north and

comforts.

KL Sentral to the west.

As a mixed development, Bandar Malaysia will promote liveability as

TRX has an estimated gross development value (GDV) of RM27

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The government has injected copious amounts of funds for

profit motive, but to fulfil the governmentâ&#x20AC;&#x2122;s bigger ambitions. This is an

infrastructure development and these projects are arguably the largest

important factor for investors to consider as you are buying not just a

single development projects in Greater KL. They are also developed by

property, but a vision.

the government via 1Malaysia Development Berhad (1MDB), a strategic

â&#x20AC;&#x153;With the incentives provided and the governmentâ&#x20AC;&#x2122;s concerted

development company wholly owned by the government of Malaysia,

encouragement and support, it is an obvious choice for companies to

so unlike a private driven enterprise, Bandar Malaysia is not just about a

relocate or set-up their operations at TRX. The decision to have the

INVESTOR GUIDE 2014/2015

WHERE TO INVEST

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high-speed rail between Malaysia and Singapore stopping at Bandar Malaysia will give it a significant advantage. Coupled with its strategic location just several kilometres away from the city centre and straddled by various highways, it is undeniably a superb location,” concurs leading real estate legal expert, Chris Tan of Chur Associates.

“The TRX and other projects are helping to move KL forward

towards becoming a world-class city. I believe these urban renewal projects will create efficiencies. By centralising businesses into socalled designated zones, it creates more organised and coherent business districts. This is also a common feature in any developed metropolitan,” Dato’ Sri Gavin Tee elaborates.

Properties here will not be low-priced, that is for sure, but

considering the potential, it is value for investment. High profile projects such as TRX, Bandar Malaysia and Iskandar Malaysia in Johor will bring the world to our shores. Many companies see Malaysia as the perfect destination for their regional hub. The TRX caters perfectly to this market. “Malaysia will achieve the status of developed nation in line with the aspirations of Vision 2020; perhaps not exactly in year 2020, but not too far after as well. Once that happens, the property market will mature and display characteristics similar to that of other developed countries. Hence, there are still a few more years for investors to make their move, to participate in flagship developments or projects. This is essentially what the TRX and Bandar Malaysia encapsulate – unprecedented opportunity. Looking at the features of the Malaysian property market at present, 2015 could be arguably the best and last opportunity to really buy,” clarifies Chris Tan.

INVESTOR GUIDE 2014/2015

MAH SING GROUP

URBAN ICON

Icon City engages occupants in a sophisticated lifestyle right in the heart of the Klang Valley

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TOUTED AS A MUCH-ANTICIPATED WORLD-CLASS integrated development, Icon City by Mah Sing Group in Petaling Jaya features a comprehensive mix of commercial and residential developments. Bearing a gross development value of RM3.17 billion, the project is developed across 19.6 acres of land comprising lifestyle shop-offices, smalloffice versatile-office (SoVo), serviced apartments, a retail mall, a hotel and office towers.

Icon City is located at the intersection between the two busiest

major highways in the Klang Valley: Lebuhraya Damansara-Puchong (LDP) and Federal Highway. Connected via a wide network of highways and expressways - NKVE, ELITE, NPE and KESAS - and also located next to bus, taxi, KTM and LRT stations, occupants can expect exceptional accessibility and visibility for their homes and businesses. Additionally, the developer will be building new ramps and roads to greater enhance accessibility. It will be hard to miss Icon City as the name will be noticeably emblazoned across the building.

INVESTOR GUIDE 2014/2015

MAH SING GROUP

As an environmentally conscious development, Icon City is set to be

one of the first integrated neighbourhood developments in Southeast Asia to achieve certifications by USA’s Leadership in Energy and Environmental Design (LEED), Malaysia’s Green Building Index (GBI) and Singapore’s Green Mark.

As a comprehensive integrated development with everything under

one roof, there is convenience like no other at Icon City. From offices and commercial lots to shopping, entertainment and F&B options, all modern amenities are within easy reach. There is also a host of amenities nearby such as hospitals, colleges and golf courses. The development will also incorporate a host of state-of-the-art infrastructures including high-speed wireless broadband connectivity, fiber optic and CAT6 cables as well as controlled access via turnstiles and CCTVs.

Icon City will exemplify the best of contemporary architecture with

water-themed elements such as a clock fountain, water canal, feature ponds and dancing droplets sculpture in addition to state-of-the-art facilities including a multipurpose function plaza, integrated playground, fitness station, social corner, bamboo grove and lush landscape. All of these elements along with a plethora of unique offerings will definitely set Icon City apart as one of the most exciting developments in Petaling Jaya.

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PROPERTY:

Icon City LOCATION:

Petaling Jaya TYPE OF PROPERTY:

Mixed development TENURE:

Leasehold COMPLETION:

Q3 2016 (Phase 1) PRICE:

From RM590,000 CONTACT Mah Sing Group Wisma Mah Sing, Penthouse Suite 2, No.163, Jalan Sungai Besi, 57100 Kuala Lumpur 1300 80 6888 www.icon-city.com.my INVESTOR GUIDE 2014/2015

MRT Line

Firstly, it creates a large mobile population of workers, travellers,

Among the many exciting developments taking place in greater KL,

shoppers and many others moving in and out of the city and Greater

the Mass Rapid Transit (MRT) will perhaps have the biggest positive

KL area. This is vital as such a population fuels economic vibrancy –

impact, particularly on the property sector.

spending cash on food, travel, entertainment and shopping that enables

the location to thrive.

Naturally, homes and offices located close to MRT stations will see

an appreciation in price and rental yields while traffic congestion issues

will be alleviated. However, the benefits are far more reaching and will

base, rather than depending on the existing city population. The same

radiate throughout the Greater KL area, the city centre and the suburbs

impact will cascade to the suburbs of Greater KL,” emphasises Dato’ Sri

from the north to the south.

Gavin Tee.

“Businesses benefit as there is more sales volume and a larger target

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work, live or play. No more is it necessary to reside close to the city as one can live in the suburbs and commute to work, a phenomenon that is already being practiced in other developed countries.

“The question now is not about travelling distance, but travelling

time. The MRT realises this paradigm, thereby boosting property prices across a 10km to 25km radius,” points out Ishmael Ho.

The 51km Sungai Buloh-Kajang MRT line will make travel from the

north to the south of the Klang Valley via public transport much more affordable, comfortable and convenient. The line would serve around 1.2 million people. The first phase is scheduled for completion by end of 2016, while the second phase from Semantan to Kajang is scheduled for completion by 2017. The second MRT line, the RM23 billion, 56km-long project stretching from Sungai Buloh to Putrajaya via Serdang is bound to have a further transformative effect on Greater KL.

“I think MRT Line 2 holds even greater potential. It will ferry a larger

number of people, has a bigger budget and will be a further game changer. If you missed the boat with the first line, well, here is your chance to invest in new areas impacted by the MRT. And to top it all, there is MRT Line 3,” comments Ahyat Ishak , property expert, investor and best-selling author.

While Line 3 is currently in planning and details are yet to be finalised,

it is widely believed that the final piece would complete the jigsaw of the urban public transportation system.

“In any MRT system in Singapore, Hong Kong, Barcelona, London

and so on, there are lines that traverse from the suburbs into the city Equally important, it creates an integrated urban public

centre. Then you have a circle line on the periphery to link everything

transportation system that allows Greater KL to finally have the missing

together. This is exactly what is happening in Malaysia. It is all coming

element that will link all existing public transport systems together to

together nicely, meaning that new areas will become hotspots soon

deliver a modern, world-class mobility system. The vision that was

enough throughout Greater KL. If you invest in these areas, chances

conceived several decades ago will finally be achieved in the very near

are, all things being equal, you will do well,” adds Ahyat Ishak.

future.

With improved accessibility and urban travelling, it becomes

MRT success story. Across the Causeway, many older Singaporeans would

possible to stay anywhere, work anywhere and travel within the city with

attest to how their MRT system led to a surge in land value and rental. If

greater convenience. This opens up new areas as potential places to

Singapore, Hong Kong and other cities can do it, why not Malaysia?

INVESTOR GUIDE 2014/2015

The proof is in the pudding and you do not have to look too far for the

PJD REGENCY SDN BHD

TOTAL SOLUTIONS

The integrated development of YOU City @ Cheras is designed to answer all the lifestyle needs of a modern community 44

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SPANNING 20.6 ACRES within the development hotspot of Cheras is YOU City, the latest project by PJD Group. This mixed development comprises serviced residences, retail units and a 500,000sf shopping mall to address the needs of the modern lifestyle including wellness, security, transportation, leisure and recreation, shopping, dining, entertainment and property care. This freehold development charts an expected gross development value in excess of RM1 billion and Phase 1 of YOU City, which features YOU Residences, has been fully sold out within one year, while Phase 2 comprising YOU Vista has received an overwhelming response with 90% of the units sold in all four towers.

YOU City is poised to be an all-in-one, self-sufficient

and well-planned development that prioritises on the modern community. Centrally located within the town centre of Cheras, YOU City is designed with a total living concept that offers an array of amenities just minutes away from your doorstep. Residents will enjoy easy access to all kinds of public transportation, including the soon to be completed Taman Suntex MRT station, which is located at just a five-minute walk away from the residences. Besides that, YOU City is linked to a network of highways that offers maximum connectivity to various areas within the Klang Valley.

YOU Residences realises the dream of bungalow in-the-

sky living experience with spacious Duo Villas duplex units that come with double volumes and extra high ceilings for a combination of comfort and luxury. Also available within YOU Residences are the functional yet grand compositions

INVESTOR GUIDE 2014/2015

of the Sky Palace penthouse units that come with panoramic views of its surroundings. Available in just 375 units (including 5 units retail shops) housed within two towers, the residences are complemented with a host of amenities, including a Sky Lounge with gym on level 21, a sauna, reading room, and more.

Adjacent to YOU Residences is the YOU Vista residential development that offers a convenience-

centred lifestyle and perfect for family living as well, with its close proximity to schools and colleges. Shopping and household amenities are also easily available at a variety of hypermarkets located nearby. YOU Vista @ YOU City offers a range of unit types that are targeted for various market groups. With 740 units over four towers, YOU Vista consists of three distinctive space layouts â&#x20AC;&#x201C; Junior Suites, Family Suites and Dual Key Residences â&#x20AC;&#x201C; to cater to a variety of dwellers from the young executive to the growing family.

YOU Vista is furnished with exclusive recreational amenities on Level 8, such as the Water Park consisting

of a lap pool, infinity pool, slide pool, pool lounge, beach, spa bed, and floating hammock. Also available on this floor are the Green Zone, a relaxing green oasis with a Zen garden, garden gym, glass gym, garden lounge and green deck.

The YOU City development also includes the final phase with a shopping mall, which will put YOU City

as another landmark in Cheras upon its completion.

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PROPERTY:

YOU City @ Cheras LOCATION:

Cheras, Selangor TYPE OF PROPERTY:

Mixed Development BUILT-UP AREA:

YOU Residences: 533 – 2,895 sq ft YOU Vista: 504 – 2,632 sq ft TENURE:

Freehold COMPLETION:

YOU Residences: July 2015 YOU Vista: July 2016 PRICE:

From RM824,800 CONTACT PJD Regency Sdn Bhd (A member of PJD Group) Lot 3009, 3010 & 3011, Jalan Kinabalu, Batu 9 Cheras, 43200 Selangor 603-9076 9198 www.pjdprop.com.my/youcity INVESTOR GUIDE 2014/2015

PJD GROUP

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A SUSTAINABLE HUB The integrated development of You One @ Subang USJ is stylishly designed to offer living and working conveniences at your fingertips

PJD BRINGS ITS UNIQUE BRAND OF stylish living concepts to

functionality, luxury and comfort. A broad spectrum of layouts ranging

Subang USJ with You One @ Subang USJ, the latest dynamic hotspot

from 650 sq ft to 2,790 sq ft spanning suites to duplex sky villas is available to

comprising a residential and retail haven that is unlike any other in the

cater to various demographics, while dual key units are also available to offer

Subang Jaya neighbourhood. Placing emphasis on artistic elements to

full access to flexible living arrangements. Alternatively, small enterprises or

support an enriching lifestyle, You One @ Subang USJ sets itself apart with

home offices will be able to thrive at the SoHo suites that come with the

stylishly-designed apartments and an art-focused retail gallery.

choice of 900 sq ft units with one bedroom and spacious 1,300 sq ft lofts

with two bedrooms.

Within You One @ Subang USJ is the Residenz, which offers the

ideal living option for those who seek for a combination of contemporary INVESTOR GUIDE 2014/2015

A feast of recreational activities is exclusively available to residents,

PJD GROUP

i P R O P E R T Y.CO M

providing a haven of peace and tranquillity to escape from the hustle and bustle of daily life. Some of these facilities include a cantilevered shelter pool deck, infinity pool, sky lounge and sky gym.

The commercial component of You One @ Subang USJ named

Broadway consists of an office tower that is supported by retail and lifestyle units that highlight the art-centric features of its architectural design. Those who live and work within You One @ Subang USJ will be able to enjoy numerous gourmet eateries, fancy restaurants, pubs and cocktail lounges, cafeterias, bakeries and wine shops. They can also flex their artistic and creative streak with music classes, arts and craft centres and home dĂŠcor galleries.

Accessibility to the city and other hotspots is a breeze from You

One @ Subang USJ, thanks to its strategic location at just five minutes away from Malaysiaâ&#x20AC;&#x2122;s first proposed elevated Bus Rapid Transit (BRT) and 15 minutes away from the LRT extension. Apart from some of the best local and international educational institutions, You One @ Subang USJ is also served by upmarket shopping centres, boutique retail outlets and entertainment outlets within its vicinity.

PROPERTY:

You One @ Subang USJ LOCATION:

Subang USJ 1 TYPE OF PROPERTY:

Mixed development NUMBER OF UNITS:

480 BUILT-UP AREA:

650 sq ft - 2,790 sq ft TENURE:

Freehold COMPLETION:

Q1 2016 PRICE:

From RM586,000 CONTACT PJD Landmarks Sdn Bhd (a subsidiary of PJD Group) Lot No S-00-06 & S-00-07, Ground Floor, Impian Meridian Commerz Shop, Jalan Subang 1, USJ 1, 47600 Subang Jaya, Selangor 603-5891 6866 www.pjdprop.com.my/youone INVESTOR GUIDE 2014/2015

MRCB LAND

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ON CLOUD NINE

The integrated development of 9 Seputeh satisfies the demands of modern living

INVESTOR GUIDE 2014/2015

MALAYSIAN RESOURCES CORP BERHAD (MRCB), the name behind the redevelopment of Brickfields into the vibrant commercial and transportation hub of Kuala Lumpur Sentral, is set to repeat the success with 9 Seputeh, a brand new integrated development along the well-established route of Old Klang Road. 9 Seputeh redefines the horizon of one of the oldest trunk roads in Kuala Lumpur with an array of residences, SOHO suites, signature retails and commercial units across 17.4 acres of prime land. With a gross development value of RM 2.5 billion, 9 Seputeh consists of four parcels that are meticulously planned to complement one another to fulfil the demands of the modern lifestyle. Among them is VIVO Residences, which consists of four towering blocks standing at 42 and 44 stories that are slated to be the tallest structures in the vicinity upon their completion in 2018. With a multitude of layout designs ranging from 775 sq ft to 2,500 sq ft to cater to a wide range of living requirements, VIVO Residences offers the ideal dwelling option for young professionals or families. The development also consists of the VIVO Suites with 287 units that come with a wide range of layout spaces from 484 sq ft to 1,334 sq ft as well as the VIVO commercial centre with signature retails managed by the developer itself. The overall design concept of VIVO Suites draws inspiration from the courtyard gardens of Alhambra in Spain to create a serene environment away from the hustle and bustle of the city. At the heart of the residences is a five-acre landscaped deck that recalls the legendary Hanging Gardens of Babylon, which transports dwellers into a lush and verdant environment the moment they step into this integrated development. Here, residents can indulge in a host of indoor and outdoor facilities such as swimming pools, Jacuzzi, putting greens, jogging track, tennis court, Sky Gym and Zen Garden flanked by a scenic view of the city skyline from the 26th floor. Apart from the contemporary living options and facilities, it is also designed to offer every convenience at your doorstep. Its strategic location within the established Seputeh neighbourhood places it in close proximity to a plethora of amenities to satisfy daily needs, whether for business or leisure. Residents will be spoilt for choice with a variety of dining options, convenience stores and banking facilities available at just around the corner from 9 Seputeh. Thatâ&#x20AC;&#x2122;s not all; this enviable address is situated only minutes away from the bustling commercial and retail hubs of Bangsar and Kuala Lumpur Sentral, meanwhile the thriving shopping, dining and entertainment enclave of Mid Valley City is just a hop and a skip away. Accessibility and connectivity is a breeze via numerous transportation options. 9 Seputeh is served by the New Pantai Expressway (NPE) and the Federal Highway as well as a network of roads, highways and public rail transport that takes you straight into the heart of the city centre. Additionally, a dedicated link bridge to the NPE as well as a dedicated covered link bridge from 9 Seputeh to

9th Floor Lounge

the proposed monorail station will further enhance connectivity and redefine traffic along this popular trunk road. The area surrounding 9 Seputeh is set to benefit from a RM27 million landscaping exercise by MRCB, which will include pockets of green spaces, upgraded amenities and a promenade boulevard with outdoor benches and jogging tracks. With so much going for it, 9 Seputeh is a gem soughtafter by homeowners or investors alike. i P R O P E R T Y.CO M

A landmark in the making

PROPERTY:

9 Seputeh LOCATION:

Kuala Lumpur TYPE OF PROPERTY:

Mixed Development BUILT-UP AREA:

Vivo Residences: 775 – 2,539 sq ft Vivo Suites: 484 – 1,334 sq ft TENURE:

Leasehold COMPLETION:

2018 26th Floor Sky Bar

PRICE:

From RM400,000 CONTACT Gapurna Land Sdn Bhd PT 8617, Jalan Klang Lama, Batu 3, 58100 Kuala Lumpur 603-7971 9983 www.9seputeh.com.my

INVESTOR GUIDE 2014/2015

WHERE TO INVEST

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Suburban Living Located within a 20km to 30km radius from the city centre, the suburbs offer an ideal balance between having relative proximity yet enjoying the tranquillity and serenity that comes from being just slightly away from the city. This translates to more spacious dwellings, less hectic traffic, a slower paced lifestyle and a greener environment. On top of it all, prices are comparatively lower than the city centre.

“Greater KL is what gets me really excited. There are so many signs

that allude to its potential. The mass rapid transit (MRT), the presence of developers in a big way, Bandar Malaysia, the double tracking and high-speed rail and KLIA2 (the newly-completed Kuala Lumpur International Airport 2 for both local and international low-cost and fullservice carriers, replacing the Low Cost Carrier Terminal) - what is there not to like?” quips Ahyat Ishak.

“As many locals are priced out of the city centre, their next obvious

choice would be the suburbs. So once again, demand is poised to be strong for this segment. The market has yet to mature, unlike the city centre, so it is a good idea to consider Greater KL for the long term,” opines Ishmael Ho.

“KL city is growing outwards. As more of the suburbs come under

this expansionary pattern, prices will rise due to greater demand on limited supply. New supply introduced into the market will reflect the new prices. Hence, it’s sensible to make a move soonest into the Greater KL area,” says Chris Tan.

The suburbs are also poised for transformation with the arrival of the

two MRT lines with the first one scheduled for completion in 2015. This is a key indicator of growth trends and directions, simply because how the government strategises transportation infrastructure is an important indicator of an area’s significance and potential for growth. With three MRT lines expected to traverse through Greater KL – linking up the existing rail and bus systems – it offers foresight on how significant Greater KL is poised to be.

The experts concur that the south of Greater KL holds slightly more

promise than the north due to several reasons. The KL South is relatively

INVESTOR GUIDE 2014/2015

WHERE TO INVEST

close to the city with excellent accessibility via a network of inter-

areas. It is strategically located close to Petaling Jaya, Shah Alam and

connected highways. This contributes to a fast-growing population base

Seri Kembangan as well as Cyberjaya and Putrajaya. The area is well

that is set to fuel demand for real estate. KL South is also close to the

served by several highways and in the near future, will benefit from the

Kuala Lumpur International Airport (KLIA), Cyberjaya and the nation’s

extension of the light rail transit (LRT) line.

administrative centre of Putrajaya. It is also situated along the way to

the established city of Seremban and just hours away from the tourist

off once plans for the extension of the LRT line into these areas are

magnet of Melaka and Iskandar Malaysia.

finalised. It would be quite remarkable to have such an interconnected

Top spots within KL South are Sungai Besi, the adjacent Seri

Greater KL,” adds Ahyat Ishak.

Kembangan as well as Cheras, Kajang and Semenyih. The Semenyih

Corridor consisting of Bangi, Pajam, and Berangan are also signaling

Sungai Buloh has been one of the areas with very encouraging growth

themselves as future hotspots.

and appreciation potential. Once a backwater of sorts, the area has

“The areas to focus on are at the first tier – properties within a 20km

become a reputable address with houses fetching well over a million

radius. Even the MRT lines focus on the first 20km radius. Thereafter,

ringgit and more in key areas. Sungai Buloh has another unbeatable

consider properties within a 30km radius access,” Ishmael Ho advises on

advantage. Both MRT Lines 1 and 2 terminate at this location.

the selection of prime locations.

start and end tend to have strong property prices.”

To the west, Setia Alam has undoubtedly made a name for itself

“Speaking of the west, I believe Shah Alam and Klang will take

To the north, Sungai Buloh and Rawang come to mind. Since 2004,

Ahyat Ishak points out, “Where the lines, such as MRT and LRT,

as arguably one of Malaysia’s best property success stories, where the

former plantation land has been redeveloped into a new self-contained

really taking place in the last four to five years. However, Rawang could

enclave to rival more mature developments in Greater KL. In the

be the next Setia Alam while the uncertainty is slowly changing to belief

span of a decade, the area has expanded beyond expectations. Today,

as Malaysians move to buy homes in a big way. Rawang also benefits

Setia Alam is a complete proposition with plenty of commercial and

from the presence of several townships by established developers,

residential elements. Affording plenty of greenery and spacious homes,

where a handful of projects launched within the area have seen good

it has been likened as the new Petaling Jaya of the west.

take-up rates.

Next to Setia Alam is Puchong, which has also seen some rapid

When it comes to the east of KL, specifically in the northeast,

progress over the years and is one of the nation’s fastest developing

Setapak, Wangsa Maju and the areas in proximity to the Middle Ring

Rawang remains an untapped area with rapid development only

Road 2 (MRR2) and Karak Highway could also be good choices. As the resort hilltop destination Genting Highlands grows, there is likely to be a spillover effect on these areas too. Within this area also lies Melawati, where its contiguity to the city centre and lush greenery could lead to a renaissance of sorts. Interestingly, Melawati is one locale earmarked for urban renewal.

“With its close proximity to the mountains, the northeast of KL can

benefit from scarcity of land in the central region. It is ideal for those looking to be closer to nature or those actively travelling to the East Coast, particularly, Pahang and the East Coast Economic Region (ECER). It has its own attractions, but once again, conduct due diligence before buying,” advises Chris Tan.

i P R O P E R T Y.CO M

INVESTOR GUIDE 2014/2015

OSK PROPERTY HOLDINGS BERHAD

i P R O P E R T Y.CO M

HIDDEN GEM

A brilliant mix of elements makes Mirage by the lake the best-kept secret of Cyberjaya

While modern living within a natural environment becomes highly sought-after amongst urban dwellers, finding the ideal home is often easier said than done. However, things are about to change upon the completion of Mirage by the lake at the end of 2014.

A lavish gated and guarded development of water edge

living, Mirage by the lake in Cyberjaya signifies a modern day oasis for contemporary living. This exquisite development situated by the pristine Putrajaya Lake spans 12.14 acres of freehold land comprising three-storey Lake Villas, two-storey Lake and Link Villas as well as two blocks of condominiums.

Inspired by the lone fortress concept, Mirage by the lake is

designed to create the sense of living in a castle hidden within the jungle, where one-third of its land is dedicated to green reserves. Conceptualised by renowned landscape architect Seksan Design, the unique circular architectural layout of the luxurious lush villas and boutique condominiums is complemented with three central manmade lakes to create a green retreat amidst the lush landscape.

Featuring a total of 477 units in various layout designs, each

home is assembled with a brilliant mix of elements consisting of art, light and water - the latter of which is brought to your doorstep and at your fingertips. A wetland with saltwater pool and a meandering stream flows within the development itself to give residents a sense of serenity and tranquility. INVESTOR GUIDE 2014/2015

OSK PROPERTY HOLDINGS BERHAD

Thanks to the nature-inspired cascading design of the

condominiums that form gradual steps towards the lake, each home is offered optimum views of the Putrajaya Lake and skyline. Large fenestrations, glass comers and matching colour schemes bring nature into the house sinuously.

Meanwhile, the villas feature large glass panels and sliding doors

that invite the gardens and external wetlands into the house. Each villa is also adorned with pockets of green tiers for landscaping and en-suite baths with garden nooks for a spacious and tropical resort feel.

Situated at the rooftop of the Block A Condominium are the

SkyGym and SkyGarden, while residents are granted full access to two community clubhouses that are fully equipped with private facilities including saunas and steam rooms in addition to table tennis, squash, tennis and badminton courts.

Every design element, feature and facility at Mirage by the lake

is masterfully infused together to make this hidden gem in Cyberjaya the ideal abode for those who seek the beautiful and finer things in life.

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PROPERTY:

Mirage by the lake LOCATION:

Cyberjaya, Selangor TYPE OF PROPERTY:

Residential BUILT-UP AREA:

1,060 sq ft - 4,736 sq ft TENURE:

Freehold COMPLETION:

Phase 1 – Q4 2014 Phase 2 – Q2 2015 PRICE:

From RM800,000 CONTACT OSK Property Holdings Berhad 9th Floor, Plaza OSK, Jalan Ampang, 50450 Kuala Lumpur 603-2161 3322 www.oskproperty.com.my INVESTOR GUIDE 2014/2015

OSK PROPERTY

YOUR WORLD IN ONE PLACE

Pan’gaea in Cyberjaya draws the diversity of modern living into a total, integrated development

PAN’GAEA, THE LATEST INTEGRATED development by Wawasan Rajawali Sdn Bhd, a subsidiary of OSK Property, is the next iconic hub of Cyberjaya.

Drawing from the inspiration of the Pangaea, a supercontinent that existed 250

million years ago, the concept of Pan’gaea in Cyberjaya brings together the diversities of the urban lifestyle under one robust address. This cutting-edge and fully integrated development fulfils every lifestyle demands with its five phases of both residential and commercial developments comprising a harmoniously diverse mix of boutique retail shops, SOFO (Small Office Flexible Office) suites, serviced residences and future developments of lifestyle retail, serviced suites and a hotel.

Pan’gaea strikes the perfect balance between live, work and play, where each

component within the development is designed and planned to complement one another. Retail units and SOFO suites ensure the development’s sustainability, while all residential blocks are nestled in the inner parts for privacy and comfort.

Phase 1 of Pan’gaea consists of Paragon, an architecturally distinct development

of 196 units of SOFO suites, and 49 units of boutique retail shops. Both SOFO suites’ towers - 22 and 16 storeys respectively - feature a distinct angular silhouette cascading design that house units ranging from 503 sq ft to 1,350 sq ft.

Meanwhile, Phase 2 comprises Solstice with 946 units of fully furnished serviced

apartments. Solstice provides the answer to the demands of small to medium sized residential suites, while those who seek for premier living can opt for the 2+1 bedroom duplex suites.

Striking a harmonious balance between nature and contemporary living is Phase 3’s

Eclipse Residence, consisting of 668 units of fully furnished serviced apartments that range from one-bedroom to three-bedroom layouts spanning 450 sq ft to 990 sq ft. Residents will get to enjoy lush thematic landscapes and a multitude of recreational facilities including the first beach-themed pool in Cyberjaya at the rooftop level.

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INVESTOR GUIDE 2014/2015

Taking contemporary luxury living up a notch is Kepler, the

or converted as working space. A host of comprehensive facilities

upcoming Phase 4 of Panâ&#x20AC;&#x2122;gaea. It is a mixed development comprising

allows residents to indulge in their favourite recreational activities and

680 units of urban suites and 52 units of retail space. With diverse layout

pamper themselves after a hectic day. These include themed gardens

spaces ranging from 450 sq ft to 1,200 sq ft, Kepler urban suites come

and a trellis bridge at Level 5, coupled with a sky habitat on the rooftop.

with partially furnished units that offer homeowners the opportunity to

decorate their unit with a personal and creative touch.

a hotel suite and lifestyle retail as well as SOFO and serviced suites.

Also available is the signature dual key urban suite, designed with

Upon completion, every one of these individual components will

two separate segments, each with its own distinct entrance, offering

come together as an integrated hub to make Panâ&#x20AC;&#x2122;gaea the new iconic

residents the flexible use of space, whether for extended families, rental

landmark in Cyberjaya.

Currently under the planning stage is Phase 5, which includes

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PROPERTY:

Pan’gaea LOCATION:

Cyberjaya TYPE OF PROPERTY:

Integrated Mixed Development TENURE:

Freehold COMPLETION:

From Q3 2015 (Phase 1) PRICE:

From RM400,800 CONTACT Wawasan Rajawali Sdn Bhd Pangaea Show Village PT41831, Persiaran Bestari Cyber 11, 63000 Cyberjaya, Selangor 603-8318 6366 www.pangaea.com.my INVESTOR GUIDE 2014/2015

MAH SING GROUP

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WHERE BETTER LIVING BEGINS

The ultimate city lifestyle is now within reach. With a comprehensive mix of residential and commercial developments amidst and ecoconscious environment, Southville City offers all you need in one sophisticated township

SPANNING ACROSS 428-ACRE OF FREEHOLD LAND, Southville City is an up and coming integrated township in Bangi comprising quality new homes and commercial hubs within its vibrant masterplan. With an emphasis on regenerative landscaping and healthy lifestyles in its township, Southville City is poised to be at the forefront of environmental initiatives that would offer a higher quality of life to those who reside within its exclusive enclave.

Southville City is served by an extensive selection of facilities and amenities, thanks

to its close proximity to surrounding mature townships in its vicinity. If anything, easy accessibility is one of its main attraction factors. Flanked by a network of major highways including ELITE, LEKAS, MEX, SILK and SKVE as well as the proposed dedicated direct interchange that links the North- South Expressway to the township (target completion by 2018), Southville City provides excellent connectivity. Its location at just 25km to KL city centre places it at a convergent point between the capital city and the southern cities of Greater KL, namely Senawang, Semenyih, Nilai and Seremban.

Southville City is also close to various retail, recreational and educational venues,

including UKM and Multimedia University (MMU) in addition to over 20 institutions of higher education nearby Bandar Baru Bangi, as well as six golf courses within 12km radius.

For those desiring a more communal living environment, Southville City is designed

as a pedestrian-friendly address with its pedestrian footpath-cum-bicycle trail that connects the entire neighbourhood within the township.

INVESTOR GUIDE 2014/2015

Artist’s Impression of Savanna Executive Suites – Recreational Podium

Artist’s impression of Savanna Lifestyle Shops

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Artist’s Impression of Avens Residence – Entrance Statement

PROPERTY:

Southville City @ KL South Savanna Executive Suites Positioned as contemporary and competitively priced homes, Savanna Executive Suites are specifically designed for the next generation who desires a convenient and connected lifestyle. Consisting of three-bedroom units, buyers can choose from different layout types starting from 956 sq ft to 1,017 sq ft. Its Recreational Podium is equipped with a variety of facilities for a healthy lifestyle while 24-hour security and a host of other amenities are within easy reach. The Terrace Suites that come with private gardens are also available in limited units. Savanna Lifestyle Shops Ideally located below the Savanna Executive Suites, the Savanna Lifestyle Shops present a plethora of modern conveniences. From F&B outlets and cafes to boutiques, mini marts and more shops to come, residents can get all their shopping, entertainment and dining needs met in one thriving venue. An investment gem, the Savanna Lifestyle Shops boast contemporary and practical layout designs that allow for constant growth and new business opportunities. Avens Residence With its collection of 2 1/2 -storey and 3-storey link homes, Avens Residence stands out as one of Southville City’s one and only link homes development that is exclusively located next to a 30-acre Urban Park. Created with family and elegant lifestyles in mind, each home features a modern and expansive layout that opens out to its surrounding lush and green landscapes. Luxurious and spacious, these well-designed residences feature centralised water filtrations, solar hot water systems and high ceilings that bring in natural light. Set in a gated and guarded community, Avens Residence offers security where home alarm systems and perimeter fencing with CCTV cameras are installed to provide a safe and sound environment.

LOCATION:

Bangi TYPE OF PROPERTY:

Integrated mixed-use township BUILT-UP AREA:

428 acres TENURE:

Freehold COMPLETION:

2018 PRICE:

Savanna Executive Suites: From RM350,000 Avens Residence: From RM830,000 Savanna Lifestyle Shops: From RM1,350,000 CONTACT Southville City Sdn Bhd Wisma Mah Sing, Penthouse Suite 2 No.163, Jalan Sungai Besi 57100 Kuala Lumpur 1300 88 6888 www.southville-city.com

INVESTOR GUIDE 2014/2015

UEM SUNRISE BERHAD

MUSIC OF THE HEART

Symphony Hills steals the limelight with its ultra-spacious designs and a sprawling resort-style clubhouse for modern living

THE HIGHLY ANTICIPATED SYMPHONY HILLS IS HERE – the coveted boutique development seated in the heart of Cyberjaya. Touted as the epitome of luxurious living, the 98-acre sprawling township offers resort-style living that is expressed in four variations of innovation and design.

They include Beethoven, a double- or three-storey garden twin villa with a

built-up area of 4,620 sq ft or 5,661 sq ft; Schubert, a three-storey parklink terrace measuring 3,132 sq ft or 3,208 sq ft; Schumann, a three-storey superlink measuring 4,143 sq ft or 4,430 sq ft; and Mozart, which has been completely sold out.

These homes are stately and exquisite in form, and set along charming cul de sac,

with gardens and greens that flow seamlessly into breathtaking landscapes. Symphony Hills’ spectacular resort clubhouse at the centre of this sanctuary is itself a 40,000 sq ft paradise of recreational pursuits.

Leveraging on the technological infrastructure available in Cyberjaya, each residence

is also a “smart home” – equipped with fiber optic infrastructure, a sophisticated security infrastructure, and the harvesting of rainwater in one of the selected precincts.

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INVESTOR GUIDE 2014/2015

UEM SUNRISE BERHAD

Lending to the multi-textured surrounding of Symphony Hills

community among the generosity of spaces.

is the Verdi Eco-dominiums, a remarkable 800-unit condominium

development easing into nine acres of land. Its cosy demeanour is

the middle provides a meeting ground for friendships and bonds to

decked with resting pavilions, water cascades and relaxing pools,

form. There is an abundance of possibilities for recreational activities

reminiscent of a welcoming natural environment. An undulating

around the entire area, with emphasis on more relaxing activities

landform inspires the creation of a natural landscape consisting of

at the main park. One of the best pull factors of Verdi is how its

shady trees, greenery, narrow walking paths, creeks and a true sense of

landscaping is relaxed and organic, with the planting of forest species

A podium deck connects the two towers together, and a park in

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PROPERTY:

Verdi Eco-dominium LOCATION:

Cyberjaya TYPE OF PROPERTY:

Residential NUMBER OF UNITS:

800 BUILT-UP AREA:

700 sq ft â&#x20AC;&#x201C; 1,453 sq ft TENURE:

Freehold COMPLETION:

Nov 2016 PRICE:

From RM498,800 dotting the development.

CONTACT

Symphony Hills Sdn Bhd

Verdi is Green Building Index (GBI) certified and adheres to

sustainable design principles including a wide frontage that promotes

Clubhouse Symphony Hills,

natural lighting and ventilation. Also incorporated into the design of

Persiaran Simfoni, Cyber 9,

the building are energy efficiency measures such as a north-south

63000 Cyberjaya Selangor

orientation as well as horizontal and vertical sun-shading fins to reduce

1300 888 555

heat gain, as well as smarthomes system.

www.symphonyhills.com.my

INVESTOR GUIDE 2014/2015

UDA LAND SDN BHD

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Aerial view of Lake Vista Residence-designed for a resort living experience

MODERN MARVEL

Contemporary design and a host of outstanding features put Lake Vista Residence in the spotlight as one of the prime developments at Lake Valley, Bandar Tun Hussein Onn in Cheras

FROM THE ALLURING WATER FEATURES that greet you at the grand entrance to the serenity of your home, Lake Vista Residence engages you in a luxurious experience even before you reach your doorstep. Offering 250 units across three towers, the contemporary architecture of this development coupled with its practical layouts and strategic location is the perfect home for modern city dwellers.

Situated within Lake Valley, an exclusive precinct that stands out as

the crĂ¨me de la crĂ¨me of Bandar Tun Hussein Onn in Cheras, Lake Vista Residence is set right in the midst of the pristine 45-acre Lake Valley Park. The enclave itself also boasts excellent amenities and facilities of a selfcontained integrated township while surrounding neighbourhoods offer many modern conveniences including shopping malls, hypermarkets, medical centres, financial premises and educational institutions.

This development is accessible via major highways such as LEKAS,

Cheras-Kajang Expressway, SKVE, SILK and MRR2, making travelling to and from the city a breeze. In addition to an MRT passage at Terminal Bandar Tun Hussein Onn, residents also enjoy toll-free access to Putrajaya and Cyberjaya.

INVESTOR GUIDE 2014/2015

Pool view

At Lake Vista Residence, the design of its units is second to none.

Residents can choose from a selection of seven attractive designs ranging from 1,049 sq ft to 1,367 sq ft - all thoughtfully-designed to include spacious layouts, 11-feet ceiling height and bright, airy spaces. With only seven units per floor, residents enjoy a low-density environment as well two covered parking bays per unit.

At the facility deck, a swimming and wading pool, sauna, gymnasium,

outdoor shower, multipurpose hall, BBQ area, sundeck, green area, game room and cafeteria are all exclusively available, offering residents plenty to enjoy and indulge in. Residents can also dwell with peace of mind, thanks to multi-tiered security systems with CCTV and round-the-clock guards that ensure the development is safe and sound.

A place to gather for relaxation

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The living and dining area

PROPERTY:

Lake Vista Residence LOCATION:

Lake Valley, Bandar Tun Hussein Onn TYPE OF PROPERTY:

Residential NUMBER OF UNITS:

250 BUILT-UP AREA:

1,049 sq ft – 1,367 sq ft TENURE:

Freehold COMPLETION:

May 2017 PRICE:

From RM503,784 CONTACT UDA LAND SDN BHD No.14, Jalan Suarasa 8/4, Bandar Tun Hussein Onn, 43200 Cheras, Selangor 1300 1300 23 www.udaland.my INVESTOR GUIDE 2014/2015

MAH SING GROUP

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PRIVATE ENCLAVE

Caspia at M Residence 2 delivers the best of gated and guarded living with ease

AWAY FROM THE MAYHEM OF CITY LIFE LIES A SMALL, almost hidden, enclave of residences â&#x20AC;&#x201C; tranquil, spacious and closely knit with nature. M Residence 2, a 154-acre sanctuary by Major Land Development Sdn Bhd, a subsidiary of Mah Sing Group, is a daily retreat from the hustle and bustle of city living, and was conceived out of a dream for homes with the luxury of space and privacy combined.

M Residence 2 bursts with life with 26 acres of natural lakes, wetlands

and beautiful parks. The self-contained township is set to redefine living as we know it, by providing spaces to build memories through a multitude of experiences. Picnics by the lake, or taking relaxing strolls through the park â&#x20AC;&#x201C; spending cherished time with family and loved ones takes on a whole new level.

M Residence 2 even raises the bar on even the most basic facilities

of a gated and guarded community, with 24-hours of security on standby, Show unit

INVESTOR GUIDE 2014/2015

a landscaped and fully equipped four-acre recreational clubhouse, and a welcoming statement entrance.

Guest room interior of an actual unit

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Caspia at M Residence 2 is a collection of modern 356 double-storey

cluster homes adjacent to a beautiful lake designed with a contemporary touch. Each unit comes with 10 feet of private garden space and vast car porches to provide an additional sense of privacy and security for the family. Additionally, each unit is equipped with a home alarm system, concealed air-conditioner piping and centralised hot water piping. Airy interiors create a spacious, welcoming feel at home while its pragmatic layout design caters to a variety of living requirements.

Caspia is a light stroll away from the natural lake, which is a lush

hotspot for migratory birds. It is also close to the Recreational Clubhouse, which has a swimming pool, children’s wading pool, barbeque areas and a

PROPERTY:

multipurpose hall – perfect for social events.

M Residence 2

LOCATION:

The location of M Residence 2 is unassuming; it is situated a stone’s

throw from the Rawang toll and is accessible via various highways including

Rawang, Selangor

the Guthrie Corridor, North-South Expressway and the LATAR highway.

TYPE OF PROPERTY:

Just a few doors away from M Residence 2 is the Bukit Badong Forest

Residential

Reserve, which offers the perfect escapade for those with a passion for the

NUMBER OF UNITS:

great outdoors.

356 units (Cluster Garden homes) BUILT-UP AREA:

2193 sq ft & 2205 sq ft TENURE:

Leasehold COMPLETION:

Sep 2016 PRICE:

From RM718,000 CONTACT Major Land Development Sdn Bhd Wisma Mah Sing, Penthouse Suite 2 (Level 2), No. 163, Jalan Sungai Besi, 57100 Kuala Lumpur 1300 88 6866 / 603-9221 6888 www.mahsing.com.my INVESTOR GUIDE 2014/2015

SKYWORLD DEVELOPMENT SDN BHD

VIBRANT ASCENT

Engaging residents in an active and vibrant lifestyle, Ascenda Residence @ SkyArena stands out as one of the most unique developments in the city

SET AMIDST THE VIBRANT SKYARENA DEVELOPMENT

and play is ingeniously incorporated into SkyArena’s masterplan and

AT JALAN AYER JERNEH, Kuala Lumpur, Ascenda Residence is

Ascenda Residence is primed to be part of this exciting lifestyle.

poised to anchor itself as an innovative residential development that

would offer a new way of city life – one that embraces living well within

903 sq ft to 1,470 sq ft, each home is designed to promote a sense of

a robust community.

well-being and elegant living. Each home comes with quality fittings

along with a contemporary design, resulting in a chic ambiance that

Developed by SkyWorld Development Sdn Bhd, Ascenda

Offering 650 units of residences with built-up sizes ranging from

Residence’s towers ideally span 3.35 acres across SkyArena, a mega

would appeal to city dwellers.

mixed integrated development measuring 28 acres, which features

a combination of a multi-storey sports complex and a commercial

state-of-the-art facilities around. From the main swimming pool, jet

development. Here, the concept of an integrated lifestyle of work, live

spa pool, floating gazebos and kids pool with water curtains at its pool

Ascenda Residence also offers one of the most comprehensive

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INVESTOR GUIDE 2014/2015

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PROPERTY:

Ascenda Residence @ SkyArena LOCATION:

Jalan Ayer Jerneh, Setapak TYPE OF PROPERTY:

Residential deck to its cantilevered sky gym, aerobic room, yoga and meditation deck, Ascenda Residence truly offers everything for a fit and healthy lifestyle. Manicured landscapes, herbs gardens and a sky garden with water features also provide green breathing spaces for daily rest and relaxation.

Located in the heart of Setapak, residents can expect high

accessibility via DUKE Highway, MRR2 and Jalan Genting Klang. It is also only minutes away to major hotspots in the city. KLCC is only a 15-minute drive away, while hospitals (Columbia Asia Hospital, Tawakkal Hospital, General Hospital, Ampang Puteri Hospital), shopping malls (Suria KLCC, KL Festival Mall, Great Eastern Mall, Wangsa Walk, AEON), hypermarkets (Aeon BIG, Giant), schools (Seri Utama International School, UTAR, Fairview International School, SMK Ayer Panas, SK Marian Convent), banks, restaurants and entertainment outlets are all within close vicinity.

Additionally, this residential development is also strategically

adjacent to numerous established neighbourhoods such as Wangsa Maju, Danau Kota and Taman Sri Rampai - hence ultimate convenience for its residents.

INVESTOR GUIDE 2014/2015

NUMBER OF UNITS:

650 BUILT-UP AREA:

903 sq ft - 1,470 sq ft TENURE:

Leasehold COMPLETION:

Q4 2017 PRICE:

From RM529,000 CONTACT SkyWorld Development Sdn Bhd Level 1, Block B, Wisma NTP World, Excella Business Park, Jalan Ampang Putra, 55100 Ampang, Kuala Lumpur 603-4270 9928 www.skyworld.my

WHERE TO INVEST

Township Living

However, townships continue to be built outside of the urbanised

The township model of property development presents another unique

heart of the Greater KL. From townships in Sungai Buloh and Rawang

feature of the Malaysian real estate sector. Since independence in 1957,

in the north, to Seri Kembangan, Sungai Besi and Bandar Malaysia in

townships have been a common feature on the Malaysian landscape

the south, townships continue to make their presence felt in Malaysia.

and some of the initial developments from that time have grown to

Not to be outdone, Setia Alam in the west has carved a niche for itself

become very successful urban living locales. Petaling Jaya, Cheras and

while in the east, Melawati is also home to several successful township

Subang Jaya are just some of the examples that come to mind.

developments.

However, with increasing land prices and construction costs as well as

The benefits of township living is the availability of more space

the lack of sizeable vacant plots within the city, new township developments

and greenery compared to a high-rise project closer to the city centre.

are much harder to build within the mature and highly urbanised areas of

Generally, land prices situated further from the city are relatively lower,

the greater Klang Valley. Most projects found within these areas are high-

allowing bigger and landed homes to be built. Most sites located at the

rise, high-density developments on small vacant parcels.

fringe of the city are former plantation land, therefore more greenery

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can be found. Townships such Setia Alam and Kota Kemuning provide a

minutesâ&#x20AC;&#x2122; walk from public transportation access, while TADs are within a

chance for families to relive the good old days of green pastures, where

800m radius or ten minutesâ&#x20AC;&#x2122; walk.

they can reside close to nature.

Customary drawbacks such as accessibility and travelling distance

continues to urbanise rapidly, townships on the fringes eventually come

have been well addressed with a network of highways and the

into the expanded urban sphere. This has been the case for Melawati,

construction of the MRT. Both allow for fast, cost-effective and hassle

Kota Damansara (now part of Petaling Jaya), Subang Jaya, USJ,

free travel to the city centre and other parts of the country. Going

Puchong, and more. Today, these locations are some of the most sought-

forward, most townships are poised to be conceived as Transit Oriented

after and livable areas in the Klang Valley. Apart from sheer expansion in

Developments (TOD) or Transit Adjacent Developments (TAD).

size, capital appreciation has been remarkable with escalating rentals in

TOD and TAD styled townships are essentially locations that

tandem with the rising quality and standard of living.

are integrated or located close to the public transportation network.

Specifically, TODs are within 400m of transit points or about five

just started, land and house prices were sold below the RM500,000

One should also be aware that as the Greater KL region grows and

A good example is Setia Alam. Circa 2003, when the township had

mark. Today, just a decade later, prices have grown by tenfold. Setia Alam is a bustling, self-contained development, perfectly designed for work, play and live with everything that one could possibly want in a modern urban lifestyle setting.

So, armed with all that information, which township developments

offer the best prospects for both a pleasurable lifestyle and handsome return on investment (ROI)? If you are looking at township living or as an investment, what are some of your options?

Well, choices abound. Ultimately, it depends on whether you are in

the market for a property in a mature township with stable and proven returns but less exciting growth, or in a new area, where prospects for appreciation are much higher.

If you prefer the former, there are several options. These include the

aforementioned Setia Alam, Ara Damansara, Kota Kemuning, Melawati and Puchong - all presenting excellent choices. If you prefer the latter, then Rawang, Semenyih, Seri Kembangan, Wangsa Maju and Kajang come to mind.

While you would be hard pressed to find a new township option

within the city centre, never fret. There are plenty more options that offer relishing prospects for the investor. With good accessibility, more space and plenty of facilities, townships hold great potential as a better investment alternative than a city condominium.

INVESTOR GUIDE 2014/2015

LEGEND GRAND DEVELOPMENT SDN BHD

EMBRACED BY NATURE The luxurious homes of Ambrosia @ KinraraResidence brings nature right to your doorstep 90

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IMAGINE BEING ENVELOPED IN ALL THE RICHNESS OF NATURE, where you bask in the crisp, clear air and the verdant surroundings. Picture a home that seamlessly infuse the scenic environment into the spacious living spaces, and being welcomed by the sight of a lush forest the moment you step out of your home.

This dream of luxurious living in the splendour of nature is turned

into a reality for the discerning few who call Ambrosia @ Kinrara Residence home. Located within a matured township on a scenic undulating terrain in Puchong, Ambrosia @ Kinrara Residence integrates every modern luxury into its natural landscape. Neighbouring the 3,000-acre Ayer Hitam forest reserve, these residences are nestled within a private and secure enclave that leaves all the hustle and bustle of urban living behind.

INVESTOR GUIDE 2014/2015

Featuring 79 units of executive three-storey bungalows and 66 units of

superior semi-detached homes, Ambrosia @ Kinrara Residence is designed with generous dimensions, where each space leads to vast common areas to foster close ties among those who dwell within. Incorporated into the modern and sophisticated homes are private lifts (Executive Bungalows) spacious master bedrooms, grand living areas with double volume ceilings (Asteria Bungalows), smart home security alarm system, rainwater harvesting system, and more.

Within these gated and guarded residences are a host of facilities,

such as the residents only clubhouse, which comes with an infinity pool, childrenâ&#x20AC;&#x2122;s wading pool, gymnasium, multipurpose hall, and BBQ area.

Every aspect, every detail and every consideration has been

meticulously planned and thoughtfully incorporated into Ambrosia @ Kinrara Residence to offer the ultimate in living comfort and luxury. These are homes of enduring greatness, designed to appeal to modern sensibility for luxurious living against a nature-infused backdrop.

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PROPERTY:

Ambrosia @ Kinrara Residence LOCATION:

Puchong TYPE OF PROPERTY:

Residential NUMBER OF UNITS:

66 (Semi-D) & 79 (Bungalow) BUILT-UP AREA:

4,468 sq ft & 5,688 sq ft TENURE:

Leasehold COMPLETION:

2015 PRICE:

From RM2.6 million (Semi-D) From RM3.6 million (Bungalow) CONTACT Legend Grand Development Sdn Bhd Sales Gallery Kinrara Residence Clubhouse, Jalan DU 5/7, Taman Damai Utama, 47180 Puchong 1300 88 6866 / 010-528 8028 www.kinrararesidence.com.my INVESTOR GUIDE 2014/2015

WHERE TO INVEST

NORTHERN REGION

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Penang Penang, fondly known as the Pearl of the Orient, continues to glisten with opportunity as both the island and the mainland offer bright investment prospects.

With land becoming scarcer, especially on the island, the past few years have been marked

by strong appreciation on the northern and eastern coasts. From the capital of Georgetown to the beach resorts of Batu Ferringhi at the uppermost tip, Penang has been a real investor’s jewel. Penang is also one of Malaysia’s most liveable destinations with great food, sunshine, beachfront pursuits, heritage and unmistakable charm. A large part of Georgetown has been gazetted as a UNESCO World Heritage site.

Whether for your own stay, a holiday home or for investment, what are Penang’s most

exciting hotspots?

You need not look far. Seaside Batu Ferringhi is always a great option if you like to include

the beachfront aspect to your investment. As proven around the world, properties with a sea view or beach access tend to fetch higher prices.

One unique option is converting your house into a vacation home and renting it out to

vacationers. Penang sees a large arrival of tourists – both local and foreign – and leveraging on this market is another return on investment (ROI) alternative to consider.

“I have always been strong on tourism related property and Penang is great for this purpose.

Penang has only seen tourist arrivals rise year after year with real estate appreciation following suit, particularly on the island. Medical tourism, beachside tourism and heritage appreciation give Penang a very solid tourism industry that will have a multiplier effect on property,” Dato’ Sri Gavin Tee notes.

INVESTOR GUIDE 2014/2015

In the city centre of the island, supply of new properties making

their entries into the market is small. However, you may find existing ones – usually from owners wishing to cash in or move out to further areas. Opportunities to take profit in five to ten years down the road are aplenty as new investors move in, seeking to reap the rewards of Penang’s vibrant tourism economy.

For something less pricey, look to Balik Pulau and Tanjung Tokong.

What generally used to be the backwaters of the island are gradually transformed into gated and guarded, resort style private enclaves complete with modern facilities.

Rather than venturing into a stable and proven market, it is a growth

game here. However, the island only has so much land and with little developable land left in the east and north, one must look elsewhere, such as the west.

Tracts of land are opening for development on the west of the

island. It is true that the island still fetches better returns compared to the mainland in Prai or Butterworth. Yet, before you turn a blind eye to the latter, consider that the mainland is well connected and is still the industrial heartland of Malaysia, let alone the state.

As developers look for less expensive alternatives, Prai proves to be

an ideal choice for its more affordable land costs. Ultimately, it offers a gateway to the Penang real estate sector without having to fork out a premium.

Furthermore, with the excellent accessibility from the two crossings,

the mainland and island are effectively only 10 minutes apart bar peak traffic hours. There is also the option of a ferry and while the undersea tunnel is yet to materialise, it is very possible that it could become an eventuality, which will provide mainland properties an added advantage in terms of investment potential.

“The third tunnel makes things more interesting. I think it would

blur the difference between the island and mainland. The added connectivity would be most welcomed in opening up the northern part of Prai,” offers Chris Tan.

Connectivity in Penang has also been given a further boost with

the Penang Sentral project. Upon its completion at the end of 2017, the RM230 million project is slated to create a central hub, similar to KL Sentral, for the state’s ferry, rail, taxi and bus services.

This provides seamless travel for passengers arriving and leaving

the island. The terminal, which is located on a 2.83ha site, is expected to cater to 25,000 to 30,000 commuters per day. The project will have a multiplier effect, contributing to the further rise in land values in the surrounding Butterworth town where the terminal is to be situated.

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INVESTOR GUIDE 2014/2015

WHERE TO INVEST

dedicated to animation, is slated to open its doors at the end of 2015 in Ipoh. One aspect that makes Ipoh unique is the retirement home perspective. Many Malaysians and those on the Malaysia My Second Home (MM2H) bandwagon are looking at the city as the ideal spot for their golden years.

The gated and guarded concept is catching on and many investors,

even those from Singapore, buy homes here either as a weekend holiday home or as a future retirement home. Although property investment in Perak is mostly driven by effective home ownership demand with little speculative element, the demand is also contributed by those who work outside of the state. This phenomenon is spurred by the need to upgrade the lifestyle of

Ipoh

family members back home and as a retirement home. Ipoh’s improved connectivity has also seen increased demand from out of state

Development in Penang and KL have constantly outpaced Ipoh, yet

purchasers both for residential as well as commercial properties.

the capital of Malaysia’s former silver state of Perak continues to retain

While condominiums are making their way into the property

its appeal. The very fact that the environment is more laidback and

landscape in Ipoh, landed properties still make up the large chunk of the

relaxed may have something to do with its popularity. Ipoh’s strategic

supply. Locals also are more accustomed to such dwellings, unlike urban

location halfway between Penang in the north and the central region of

KL folk who are flexible to either.

KL, which puts it at just a two-hour drive to both destinations, is also a

further advantage to investors.

South and Bercham. Other good locations are Ipoh Garden East,

Greentown, Jelapang, Meru, Station 18, Meru Perdana and Sunway

“The east of Ipoh, what I would term the newer part of the city, has

Hotspots in Ipoh include Tiger Lane, Canning Garden, Ipoh Garden

seen phenomenal expansion and capital appreciation. If you are looking

Ipoh.

for an alternative from KL, Penang and Iskandar Malaysia, why not

Ipoh?” asks Ahyat Ishak. He adds, “I think the make or break factor would

the current market of travellers utilising the North-South Expressway,

be the theme park. If it happens, it could do for Ipoh what theme parks

which receives an average of 60 million travellers a month. If Ipoh can

did for Genting Highlands.”

tap into just a slice of that lucrative pie, the market will no doubt take off

further.

Movie Animation Park Studios (MAPS), the world’s first theme park

The state government’s Amanjaya project will further help to tap

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INVESTOR GUIDE 2014/2015

ASPEN GROUP

VISION OF TOMORROW

Aspen Vision City poised to be the next integrated central business district in the northern region 100

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With the opening of the Penang Second Bridge in early 2014,

Bandar Cassia is now poised to be the next northern regionâ&#x20AC;&#x2122;s key urban establishment area with flourishing industrial, residential and commercial components.

Aspen Vision City, set within the heart of Bandar Cassia, is

set to become the most coveted address of tomorrow. This catalyst integrated central business district spanning across 245 acres is jointly developed by Aspen Group and Ikano Pte Ltd.

This commercial belt is set to undergo rapid growth and

development, supported by comprehensive infrastructure, proper planning, accessibility, upcoming amenities and most importantly, its strategic location will lead to growing demand for more residential properties in the near future.

Aspen Vision Cityâ&#x20AC;&#x2122;s prime location in close proximity to

Penang Island and numerous townships on the mainland is one of the key attractions for local and foreign investors as it provides great connectivity and accessibility to various amenities. It takes only a 15 minutesâ&#x20AC;&#x2122; drive to Penang Island and 30 minutes to Penang International Airport, the seaports and railway terminal in Butterworth.

This development includes a state-of-the-art shopping complex

to be managed by Ikano Pte Ltd and the highly anticipated first IKEA outlet in the northern region. The shopping centre will serve as a onestop destination with the best of dining, shopping and entertainment anchored by the IKEA store - all under one roof. It will also offer spectacular views of the sea, city skyline and the Penang Second Bridge.

Within Aspen Vision City is a 25-acre central island park that

anchors the overall development, providing the coveted green lung and focal venue of leisure and recreational activities for the myriad IN

RECENT

YEARS,

Penang

has

welcomed

numerous

residential and commercial components along its periphery.

developments that continue to fuel its transformation into one of the

most vibrant states in the country. The latest addition and virtually

the current developments in Bandar Cassia which has seen residential

the most exciting yet, is Bandar Cassia in Batu Kawan, a meticulously

and industrial developments mushrooming enthusiastically albeit the

planned satellite city by the Penang State Government.

absence of a much needed commercial centre.

Earmarked and envisioned by the State as the next integrated

Aspen Vision City has been comprehensively crafted to ride on

The existing and upcoming developments in Bandar Cassia

township, Bandar Cassia has been well positioned to welcome the

include 11,800 units of residential developments by Penang

spillage of saturated developments in Penang Island which of late

Development Corporation, a 831-acre Batu Kawan Industrial Park that

saw limitations in the form of scarce development and industrial lands

houses Boon Siew Honda Factory, Bose System Malaysia and Ibiden

as well as strained roads and infrastructures due to an ever booming

Advanced Package, amongst others. Also included are the Penang

population.

Designer Village, an international golf course and theme park, KDU

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PROPERTY:

Aspen Vision City LOCATION:

Bandar Cassia, Batu Kawan, Penang TYPE OF PROPERTY:

Mixed Development College, University of Hull, Penang International Technology Park and Business

BUILT-UP AREA:

Process Outsourcing Prime by Temasek Holdings (Private) Ltd and Economic

TBC

Development Innovasions Singapore Pte Ltd. All these developments will generate

TENURE:

more than ample traffic and patrons to this exciting business district. To further

Freehold

facilitate this objective, Aspen Vision City will also incorporate a major transportation

COMPLETION:

hub with strategic linkages to most part of Bandar Cassia and beyond.

2018 (Phase 1)

PRICE:

The first phase of Aspen Vision City will focus on commercial properties to

create a solid foundation for business, transportation, education and industrial hub

TBC

to support the mixed-use development of its subsequent phases. Aspen Vision City is primed to serve the entire population of Penang Island and mainland as well as

CONTACT

the neighbouring states. Aspen Vision City will bode well for the rapid population

Aspen Vision City Sdn Bhd

growth in the northern region as it tranforms into a metropolis.

(a subsidiary of Aspen Group)

17, Green Mansion, Jalan Birch,

With an estimated overall gross development value of RM8billion, the first

phase is projected to commence in 2015. There is no doubt that Aspen Vision City

10250 George Town, Penang

will deliver a positive impact and serve as a catalyst for growth, not only in Penang but

604-227 5000

also for the entire northern region until its total completion in 2025.

www.aspen.com.my

INVESTOR GUIDE 2014/2015

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MAH SING GROUP BERHAD

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LOFTY AMBITIONS

A superb location and splendid seaviews make The Loft @ Southbay City a sought-after address in the south of Penang Island

MAH SING IS MALAYSIAâ&#x20AC;&#x2122;S PREMIER LIFESTYLE DEVELOPER with 20 years of property development expertise. Its well-diversified portfolio includes medium to high end landed residential properties, commercial projects including Grade A office buildings, offices, shops, retail and SOHO as well as industrial projects across the country.

One of its latest developments in the northern region is The Loft @ Southbay

City, located on the southern tip of Penang Island that boasts of uninterrupted coastline and pristine beaches. The Loft owes its great investment potential to a strategic location, which places it in close proximity to the Penang Bridge, the Second Penang Bridge, Penang International Airport, Bayan Lepas Free Industrial Zone, and Tun Dr Lim Chong Eu Expressway in addition to the potential water taxi linkages. Connectivity and accessibility is a breeze whether if you are travelling locally or abroad.

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MAH SING GROUP BERHAD

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PROPERTY:

The Loft @ Southbay City LOCATION:

Bayan Lepas , Penang TYPE OF PROPERTY:

This low-density freehold development consists of 156 suites across

two towers, offering ultimate comfort and privacy to those who dwell within it. Every level houses just three units, each served by two dedicated elevators.

Residents get to choose from a range of living spaces, ranging from

three-bedroom layouts to private garden units and spacious penthouses of up to 5,963 sq ft. Each unit is designed with high ceilings and airy, contemporary interiors to maximise the brilliant sea views, which can be enjoyed from the living and dining rooms, master bedroom and second bedroom in each unit.

The modern and sleek facade of The Loft @ Southbay City is

complemented with an assortment of leisure and recreational facilities decks designed across 2.5 acres on Level 4, 15 and garden pool level. Among them are a uniquely-designed swimming pool surrounded by natural greenery as well as your very own private garden in each unit on Level 4. A sky lounge and sky gym is connected by a sky bridge on Level 15 and grants an unobstructed view of the sea and its surroundings.

Residential NUMBER OF UNITS:

156 BUILT-UP AREA:

1,378 sq ft & 5,963 sq ft TENURE:

Freehold COMPLETION:

Q1 2017 PRICE:

From RM1.5 million CONTACT Vienna View Development Sdn Bhd No 1, Southbay City, Jalan Permatang Damar Laut, 11900 Bayan Lepas, Penang 604-6288 188 www.theloft.com.my

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PJD GROUP

CITY CHIC LIVING

Woodsbury Suites provides the answer for urban living with myriad lifestyle offerings SINCE THE ESTABLISHMENT OF HARBOUR PLACE more than a decade ago, this mixed development located in the heart of Butterworth in Penang has completely set a new benchmark for premium residences in its vicinity. Today, the 30-acre master plan of Harbour Place

consists of three luxury condominiums, namely Park View Tower, Sea View Tower and Ocean View Residences, as well as a hypermarket.

The growth of this bustling development does not stop here; a line-

up of future developments is placed in the pipeline as this township morphs into a vibrant metrocity - the first of its kind in the northern region. Plans include the addition of commercial parcels, office towers, a hotel, service suites, an education institution and a shopping-cum-lifestyle arcade. Soon to be completed is Wellesley Residences, the fourth phase of the residential development within Harbour Place.

The latest residential component to join the Harbour Place masterplan

is Woodsbury Suites, a high-rise project designed to capture the essence of urban chic living through exclusive accommodation offerings combined with specialised services to fulfil every lifestyle requirement. Housed within the striking twin towers are 420 units of contemporary living spaces that marry aesthetics and functionality. With varied layouts ranging from 550 sq ft to 2,270 sq ft, Woodsbury Suites provides absolute practicality and luxury for those who dwell within it.

Residents will be able to indulge in an array of facilities such as a

glass-encased gym podium overlooking the oval-shaped swimming pool,

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a golf simulator, outdoor fitness station, a viewing deck on the rooftop level and an aqua gym flanked by a panoramic view of the skyline, amongst others. Another first in Butterworth is Butlers & Concierge, a servicecentric offering by Woodsbury Suites that takes premium living to a whole new level.

The appeal of Woodsbury Suites is further enhanced with the

integration of sustainable building practices certified by the Green Building Index (GBI) to elevate the quality of living amongst its residents. As the first GBI-certified development in Butterworth, Woodsbury Suites places emphasis on carving ideal living environments via green initiatives in the overall architectural concept and layout.

With the added advantage of easy connectivity and accessibility,

thanks to a wealth of public amenities and a network of existing infrastructure, Woodsbury Suites is primed for being one of the most sought-after addresses in Butterworth.

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PROPERTY:

Woodsbury Suites @ Harbour Place LOCATION:

Butterworth, Penang TYPE OF PROPERTY:

Residential NUMBER OF UNITS:

420 BUILT-UP AREA:

550 sq ft - 2,270 sq ft TENURE:

Freehold COMPLETION:

Q1 2017 PRICE:

From RM244,000 CONTACT PJD Eastern Land Sdn Bhd (a subsidiary of PJD Group) Harbour Place Sales Gallery, Lot 2449 & 2450 Jalan Chain Ferry, Seberang Utara, 12100 Butterworth, Penang 604-332 1188 www.pjdprop.com.my INVESTOR GUIDE 2014/2015

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UDA LAND (NORTH) SDN BHD

Scarlet Villa double storey bungalow

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PERFECT LUXURY

Luxurious and modern, Scarlet Villa promises a lifestyle of elegance within a lush and exclusive environment

LUXURY LIVING COMES IN MANY FORMS, and one of them is having ample space to carve a life of your dreams in a beautiful environment that nurtures you and your family. With its collection of threestorey bungalows, semi-detached homes and superlink units, Scarlet Villa, a prime development by UDA, is set to establish a new kind of modern luxury amidst a safe and natural residential enclave. Here, Scarlet Villa offers timeless luxury homes set in a tropical landscape where exclusivity is yours and yours alone.

At Scarlet Villa, a unique kind of elegance embraces you from the

moment you step into the development. Within each unit, everything is designed perfectly with emphasis on comfort and space.

In Scarlet Villa Phase 1, the three-storey Bouvadia bungalows with only

17 units available engage residents in a warm and wonderful environment â&#x20AC;&#x201C; thanks to its spacious layout of 4,554 sq ft comprising six bedrooms and parking space for three cars. Similarly, the 12 units of three-storey Begonia semi-detached homes with a layout of 3,884 sq ft also feature six bedrooms and three car park bays amidst a cosy setting across. Available in only 17 units with a layout size of 2,893 sq ft, the three-storey Wisteria superlink homes are where residents enjoy six bedrooms within each unit, along with a bright and airy atmosphere.

Scarlet Villa Phase 2 comprises 24 units of three-storey Begonia

semi-detached homes with a layout of 3,884 sq ft, in addition to 56 units of three-storey Wisteria superlink homes with a layout size of 2,893 sq ft.

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Beautifully designed linear park

Lush greenery provides calm and serenity

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PROPERTY:

Scarlet Villa LOCATION:

Prai, Penang TYPE OF PROPERTY:

Residential NUMBER OF UNITS:

126 BUILT-UP AREA:

2,893 sq ft - 4,554 sq ft TENURE:

Set in exclusivity and surrounded by lush greenery, Scarlet Villa boasts a linear park that is beautifully

Freehold

designed with landscape features to accommodate relaxing lifestyles. Here is where residents can take

COMPLETION:

leisurely strolls or jogs in the park, have a serene moment or meet new neighbours.

Mar 2016

PRICE:

Located on Jalan Baru in Taman Pauh Jaya, Prai, Penang, Scarlet Villa blends the best of nature-

inspired surroundings with modern amenities and high accessibility. It is at close proximity to major amenities

From RM810,343

such as eateries, banking facilities and shopping complexes like AEON Big, Tesco Extra, Giant Hypermarket, Megamall Pinang, Sunway Carnival Mall and Mydin.

CONTACT

UDA Land (North) Sdn Bhd

Other amenities include the KPJ Hospital and Seberang Jaya General Hospital and it is within

minutes to educational facilities and hotels such as UiTM, Politeknik, Pearl View Hotel, Sunway Hotel and

Bangunan UDA Holdings

Ixora Hotel. Connection to other destinations is also easy as it is located close to the North-South Highway

Berhad, No. 1961, Jalan Bertam,

that leads to the Penang Bridge and major industrial zones.

13200 Kepala Batas, Seberang

Perai Utara, Penang

With its superb accessibility, prestigious environment and impressive design, Scarlet Villa truly sets

itself apart as the choice residential property for families, expatriates and investors. Above all, Scarlet Villa

1300 1300 23

holds prestige and class that allow you to live life beyond the ordinary.

www.udaland.my

INVESTOR GUIDE 2014/2015

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OSK PROPERTY

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A BEAUTY WITHIN

Roseville in Bandar Puteri Jaya holds the key to holistic living aspirations

Within the rapidly developing district of Sungai Petani in Kedah, the new Roseville residential enclave is primed for offering a healthy lifestyle amidst a scenic country environment. From the moment you step into the lush surroundings of Roseville, you will be instantly transported to a beautiful setting like no other.

This exclusive gated and guarded development accommodates

220 units of semi-detached and bungalow houses, allowing residents to dwell in the luxury of a safe and low-density neighbourhood. Every inch of Roseville is designed to enrich a holistic and nature-infused lifestyle, from the spacious and airy layout of the residential units to the verdant exterior that is ideal for various recreational activities.

Set against a lush and hilly terrain, Roseville welcomes

residents into its beauty with perfectly manicured landscaping and

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pedestrian walkways lined with the luscious Rosea Tabebuia trees, of which Roseville is named after. A highlight of Roseville is the 1-km walkway that winds around the outer road giving easy access from all residences to the private clubhouse via secondary paths.

Residents can opt for a morning jog or enjoy an evening stroll

along the tree-lined boulevard, while those who are looking for highintensity activities can head to the private clubhouse for a swim or a workout at the gym. Alternatively, you can simply find respite in a quiet spot and get in touch with nature to rejuvenate your mind and revitalise your well-being.

Roseville is strategically nestled in the renowned township of

Bandar Puteri Jaya, a development within 2,581 acres of freehold land by OSK Properties Sdn Bhd. Bandar Puteri Jaya is OSK Propertyâ&#x20AC;&#x2122;s very first development in Sungai Petani and is poised to be one of the most comprehensive townships in the region, thanks to its close proximity and excellent accessibility to commercial and administrative infrastructures as well as community amenities.

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PROPERTY:

Roseville â&#x20AC;&#x201C; An Exclusive Gated & Guarded Precinct LOCATION:

Bandar Puteri Jaya, Sungai Petani, Kedah TYPE OF PROPERTY:

Residential (single & double storey semi-d & bungalow) NUMBER OF UNITS:

220 BUILT-UP AREA:

2050 to 3450 sqft TENURE:

Freehold COMPLETION:

May 2017 PRICE:

From RM372,800 CONTACT OSK Properties Sdn Bhd Lot 18479 & 14215, Jalan Kuala Ketil, 08000 Sungai Petani, Kedah Darul Aman 604-425 1818 www.bandarputeri jaya.com.my INVESTOR GUIDE 2014/2015

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WHERE TO INVEST

SOUTHERN REGION

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Iskandar Malaysia It is almost impossible to talk about Johor’s fortune and investment potential without making reference to the special economic region of Iskandar Malaysia. Ultimately, almost anywhere you look in Iskandar Malaysia, there is real estate opportunity.

Ushering a new era of prosperity and growth in the southernmost tip

of Peninsular Malaysia, as well as the mainland Asian continent, Iskandar Malaysia is arguably the most exciting growth horizon in the region – and this naturally involves a burgeoning real estate sector. Located just ten minutes from Singapore (via the MalaysiaSingapore Second Link), Iskandar Malaysia is a government driven masterplan to create a world-class epicentre for international trade and commerce and to position southern Malaysia in the global platform. Strategised into five flagship zones spread over 8,000 acres, it will create new industries and jobs to stimulate the economy and ultimately to develop a new gravitational pull for the area in terms of living, working and entertainment sectors.

Iskandar Malaysia reached its turning point in 2010. Thus far, it has

received over RM131 billion in direct investment, both local and foreign, by global names including LEGOLAND, Pinewood Iskandar Malaysia Studios, and more. Imagine if you could invest in KL when the city was at the cusp of urbanisation - in essence, this is what Iskandar Malaysia offers.

“I am bullish on Iskandar Malaysia in the long term. There has been

lots of talk of over development and the population not being able to absorb such supply. Iskandar Malaysia is a 20-year masterplan. It should not be viewed as just a short-term play. The supply is created to meet the future demand. There are very few opportunities in the world to invest in a city that is growing from scratch, such as Iskandar Malaysia,” emphasises Ahyat Ishak.

“Iskandar Malaysia is to Singapore what Shenzhen is to Hong Kong.

Both the Malaysia and Singapore government are working together to ensure its success. This makes Iskandar Malaysia a very exciting prospect in the long-term. I believe the industrial flagship zone is very promising,” Chris Tan suggests.

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WHERE TO INVEST

Flagship C, the Western Gate Development, is the maritime hub of

Iskandar Malaysia that caters to the shipping industry. Similarly, housing demands will increase to support the rising employment prospects. Experts concur that Flagship Zone D, the Eastern Gate Development, is a very interesting prospect. Flagzhip Zone D includes the Pasir Gudang Industrial Park, which is home to more than 300 manufacturing establishments. Under the Iskandar Malaysia blueprint, the 3,674-acre industrial heartland receives further impetus to become a regional centre for heavy industries and manufacturing.

Flagship Zone E Senai-Skudai, touted as the aviation hub, will also

see plenty of development with plans for aviation infrastructure and facilities – leveraging on its precious advantage of the Senai International Airport.

“I believe that Iskandar Malaysia’s success will be pinned to the

industrial flagship in a big way. If the industrial sector takes off, Iskandar Malaysia will be a huge success. Many of Singapore’s SME (small and medium sized enterprises) with lower-end manufacturing concerns have been encouraged to relocate to Iskandar Malaysia by none other than their own Singapore government. Plus, the various incentives provided further add to its lustre and attractiveness,” states Chris Tan.

Unbeknownst to most, the growth of the industrial zone and Iskandar

Malaysia as a whole will also stimulate growth of the real estate sector in other surrounding areas. This is something investors should take serious note of.

“This is such an overlooked point. Places like Senai, Kulai, Tebrau

At present, each flagship zone of Iskandar Malaysia presents

Corridor, Pasir Gudang and Perling may not sound very “sexy” to most,

unique investment opportunities, whether for residential or commercial

but these are the future growth areas, as they are either part of Iskandar

properties.

Malaysia or very close by. The workers from Zones C, D and E need

places to stay and they will look at these areas. So, if you like options to

Flagship A provides the opportunity to invest in Johor Bahru city

centre, the state capital which is undergoing much welcomed urban

Flagships A and B, well, there are plenty,” Ahyat Ishak highlights.

renewal. As the city transforms itself, new investment opportunities rise

to the fore. This includes investing in Grade A office buildings and high-

the region, which is a lodestone in attracting the biggest and brightest

rise condominiums. The Johor Bahru waterfront has seen a galore of

corporate brand names. In return, investors benefit from a wide range of

foreign property developers looking to change the landscape into one

incentives and fiscal advantages. For starters, businesses who move into

of the most vibrant beachfront locations in the region. Various high-end

Iskandar Malaysia are allowed 100% foreign equity ownership as well as

condominium projects have been launched and successfully sold out in

purchase of property, exemption from RM500,000 property purchase

the last few years.

cap for foreigners, ten-year tax exemption on income and Real Property

Gains Tax (RPGT) until 2015 and the sale of buildings until 2020.

Not to be outdone, the flagship zone of Nusajaya in Zone B is also

The confidence also stems from the incentivised environment of

receiving plenty of attention. This comes as no surprise as it holds a

unique position as an administrative, education and recreation hub,

billion dollar infrastructure, mega projects, international property

prompting developers to jump onto the locale with numerous apartment

developers, world acclaimed universities and global brands. At the end

and landed residential projects. As both the local and foreign population

of the day, you just need to focus on the correct flagship zone that best

grows, so will the demand for housing.

suits your investment strategy.

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Just look at the positive news stemming from Iskandar Malaysia:

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Melaka With Iskandar Malaysia occupying the limelight in the South, it is quite easy to miss out on other investment areas such as Melaka. Like Penang, Melaka is a UNESCO world heritage site and one of the country’s most popular tourist destinations.

It is estimated that more than half of Malaysia’s 25.72 million tourist

arrivals had visited Melaka. In 2013, the number was approximately 13.52 million. That is a very big number for one of Malaysia’s smallest states. In fact, the state government expects 15 million domestic and foreign tourist arrivals for 2014 – a huge jump of 1.5 million more than 2013.

The recent launch of the RM40 billion Melaka Gateway project

lends further credence to the potential of the Southern state’s potential

as a tourist magnet. The tourism factor works well in Melaka’s favour

are situated in the suburbs and in close proximity to the city centre. On

as proven by Penang and Sabah, where tourism is strong, resulting in

the other hand, you can look at Ayer Keroh, situated just 13km away

property markets that consistently do well.

from Melaka City. Ayer Keroh is a fast-growing alternative that puts you

slightly away from the hustle and bustle of the state capital, but close

So, where does one invest in Melaka?

One can also consider Durian Tunggal and Batu Berendam, which

The Dataran Pahlawan area has become a popular choice for

enough to enjoy the various lifestyle offerings. It is strategically located

investors looking for commercial real estate, as the area is perhaps the

along the North-South Expressway, enjoying good accessibility and

closest thing Melaka has to a retail hotspot.

connectivity.

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WHERE TO INVEST

At Ayer Keroh, you may consider locations close to the soon to be

completed Melaka International Trade Center (MITC) or Plaza MITC. Housing a four-star Best Western International hotel, service apartments and a retail shopping precinct (with a total gross development value of RM300 million), The Plaza is a lodestone â&#x20AC;&#x201C; attracting people and business activity to the area in addition to creating an economic multiplier effect on the Ayer Keroh area.

If you prefer a beachfront real estate, the Impiana Klebang area

is worth some thought. Located on an island just offshore, but just minutes from Melaka City, it is home to a world-class destination resort that caters to the tourist market. You can select from a host of luxury apartments, landed homes and more, while it also provides a great option for investment with rental opportunities to holiday makers.

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HATTEN GROUP SDN BHD

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FANTASY ISLAND

Melaka is set to welcome a new leisure destination with the integrated mixed development of Harbour City

THE NEXT BIG THING IS COMING TO MELAKA, all thanks to Hatten Group as it introduces Harbour City, an integrated hub of entertainment, retail and hospitality that will imminently evolve the landscape and dynamics of the city in the near future.

This mega project follows Hatten Groupâ&#x20AC;&#x2122;s vision of achieving

an international standing as a world-class premier property developer through the delivery of innovative and quality products and services. Since its inception in 2008, Hatten Group has brought a wave of transformation to Melaka city with some of its most notable projects, including Dataran Pahlawan Melaka Megamall, Hatten Square Suites and Shoppes, Hatten Hotel Melaka, and the soon-to-be-completed Hatten City.

Stretching across six acres of prime land along the scenic sands

of Pulau Melaka, Harbour City will be a first-of-its-kind development to feature marine-themed facilities to reflect its island locality. This modern architectural structure rises to a height of 28 storeys, where its unique design in the shape of a vast sailing ship creates a stunning aesthetical appeal when viewed from near or afar.

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HATTEN GROUP SDN BHD

Harbour City is a dream come true for theme park enthusiasts. One of

Harbour Cityâ&#x20AC;&#x2122;s biggest appeal is the massive 500,000 sq ft theme park with both indoor and outdoor amusement arenas and water front activities. Visitors will be spoilt for choice over the wide range of rides and attractions available, while plenty of fun is to be had for families with kids. Catering to the young and old alike are six floors of international retail options, where shoppers can indulge in retail therapy as well as enjoy the broad variety of dining establishments available.

With the presence of Harbour City, this part of Melaka is slated to receive

an influx of visitors, tourists and holidaymakers all year long. To fulfil the demands of tourism, Hatten Group continues its unique brand of hospitality offerings with three separate hotels within Harbour City: an international chain, a resort hotel and a thematic hotel. These accommodations are planned over three individual blocks and will feature a grand total of 1,200 rooms of various layouts and sizes for all needs and preferences.

As the next iconic landmark of Melaka, the multi-faceted development of

Harbour City will not only transform the skyline, but also the lives those who make their way to this massive playground.

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PROPERTY:

Harbour City LOCATION:

Pulau Melaka, Melaka TYPE OF PROPERTY:

Mixed development TENURE:

Leasehold COMPLETION:

TBA PRICE:

TBA CONTACT Hatten Group Sdn Bhd 10-01, Hatten Square, Jalan Merdeka, Bandar Hilir, 75000 Melaka Proposed future development project

INVESTOR GUIDE 2014/2015

606-282 1828 www.hattengrp.com

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HATTEN GROUP SDN BHD

MEETING POINT

Hatten Group fills the gap for a vibrant commercial hub with the Melaka International Convention Centre (MICC)

ALL GREAT CONVENTION CENTRES IN THE WORLD have one thing in common, which is the ability to integrate the best of form and functionality to create the ideal environment to fulfil commercial needs. Hatten Group is poised to follow the same path with the Melaka International Convention Centre (MICC).

Set to be the first and largest event-entertainment hub in

Melaka, MICC will house an auditorium and theatre hall equipped with modern furnishings and state-of-the-art facilities. With a 5,000 pax seating capacity, MICC offers the ideal venue whether for concerts or individual theatre performances. It will no doubt transform the entertainment scene in Melaka as it welcomes local and international artistes and performers to its grand stage.

On top of that, six convention halls within MICC will provide a

platform for a variety of exhibitions, events or business summits. This enables Melaka to be a new meeting point for various multinational corporations, thanks to its strategic location halfway between Malaysia and Singapore.

At MICC, there is something for everyone. The business

component at MICC is supported by a host of outstanding leisure elements, including a shopping mall with up to 2,000 retail units across three levels. A selection of local and international dining establishments occupies an outdoor F&B terrace, where casual and Overall view of MICC

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Auditorium

Open terrace

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fine dining is complemented by a stunning cityscape. Also included within MICC is a cultural ring walkway that offers a verdant environment and respite to visitors.

Hatten Group, a premier property developer incorporated in

2008, is recognised as one of the fastest-rising developers in the region, thanks to an extensive portfolio spanning retail, residential, hospitality, medical and educational sectors. Drawing from its expertise in the hotel sector, Hatten Group will also integrate a premium hotel into the development of MICC. The hotel with over 600 rooms features world-class facilities and easy accessibility to fulfil the demands of the business or leisure traveller.

Centrally located in Kota Laksamana, an up-and-coming

commercial and social hub, the 9.3-acre MICC development is set to inject a new vibe into the vicinity as it attracts a global audience to this vibrant hub. PROPERTY:

Melaka International Convention Centre (MICC) LOCATION:

Kota Laksamana, Melaka TYPE OF PROPERTY:

Mixed development TENURE:

Leasehold COMPLETION:

TBA PRICE:

From TBA CONTACT Hatten Group Sdn Bhd 10-01, Hatten Square, Jalan Merdeka, Bandar Hilir, 75000 Melaka Facilities floor

INVESTOR GUIDE 2014/2015

606-282 1828 www.hattengrp.com

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MAH SING GROUP

ABOVE THE REST Superb location, extraordinary design and excellent facilities position The Meridin@Medini as a coveted address in Nusajaya

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MAH SING GROUP

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THE MERIDIN@MEDINI STANDS TALL within the most strategic spot in Medini, Mah Sing Group’s first integrated commercial centre in Nusajaya. The 8.19-acre leasehold integrated development boasts a gross development value of RM1.1billion and encompasses Meridin Suites Residences, Meridin Linx Small Office Versatile Office (SOVO), Meridin Walk lifestyle podium retail shops and the Meridin Exchange corporate towers.

With an inspiring concept, the core design principle of The Meridin@

Medini is derived from the character of human aspiration to reach higher. This is translated into the development’s design language where a series of sky-touching curvilinear towers are beautifully executed to include an excellent masterplan along with contemporary architectural features and spacious layouts.

Phase 1 of The Meridin@Medini comprises three towers housing

the Meridin Suites Residences and Meridin Walk Retail Shops. Each of the condominium units within the residential development is partially furnished with air-conditioning for all rooms, built-in cabinets, cooking hood and hob, wardrobe and water heaters. Residents can also choose between several layout options starting from 521 sq ft to 1,367 sq ft. Phase 2 will consist of Meridin Linx SOVO and Meridin Exchange corporate towers.

Targeting young working couples, expatriates, empty nesters and

parents of children attending schools and universities in EduCity@Iskandar, such as the Marlborough College, Newcastle Medical School, Trust School and the University of Southampton, The Meridin@Medini is a sought-after address with its high accessibility to prime hotspots and modern amenities. Additionally, residents are provided with exclusive lifestyle features including concierge services, fully equipped facilities deck, multi-tiered

PROPERTY:

The Meridin@Medini LOCATION:

Nusajaya, Johor TYPE OF PROPERTY:

Mixed development NUMBER OF UNITS:

786 BUILT-UP AREA:

521 sq ft - 1,367 sq ft TENURE:

Leasehold COMPLETION:

2019 PRICE:

From RM521,000

security features and a wellness residential enclave.

Fronting the main thoroughfare of Jalan Pesisir Pantai-Johor Bahru

into Kota Iskandar, Johor state’s new administrative centre, The Meridin@ Medini is tremendously strategic. Situated only four minutes to Legoland Malaysia and Medini Business, the development is also just 10 minutes from the Tuas Second Link, 30 minutes from the Senai International Airport and 10 minutes to Nusajaya via the toll-free Coastal Highway.

CONTACT Tropika Istimewa Development Sdn Bhd (a wholly owned subsidiary of Mah Sing Group Berhad) Wisma Mah Sing, Jalan Mutiara Emas Puteh, Taman Austin Perdana, 81100 Johor Bahru, Johor 607-355 4888 www.meridin.com.my

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UEM SUNRISE BERHAD

LUXURIOUS INDULGENCE

Two new luxury developments join the prestigious landscapes of Nusajaya in Iskandar Malaysia

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NUSAJAYA WELCOMES TWO STELLAR DEVELOPMENTS BY UEM SUNRISE BERHAD, the most prominent property marquee in the Iskandar Malaysia development blueprint. They are Almãs at Puteri Harbour, a towering mixed development of residential, office and retail, and Regent’s Park that promises serene landed living at East Ledang.

Overlooking the idyllic Puteri Harbour is Almãs, an imposing

34-storey figure atop a multi-tier security control car park, a double volume grand lobby and a facility podium with a signature feature – the 1.1-acre eco-deck. The eco-deck is paved with lush landscapes, pavilions, water features and equipped with a swimming pool, a wading pool, gymnasiums, a reflexology path, a wellness terrace, an indoor half basketball court and a multipurpose hall. A beautiful sky garden brings a unique ambiance as it overlooks a premium vista of the magnificent Kota Iskandar.

Almãs Suites offers apartment sizes of 520 sq ft, 896 sq ft and 2,221

sq ft. Single working professionals, couples and families will find Almãs a wonderful fit upon its completion in 2018. INVESTOR GUIDE 2014/2015

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As its name indicates, Regent’s Park is a place for the elite with the

and greenery with botanical gardens and tranquil lakes and ponds. These

most refined taste and lifestyle demands. Located in East Ledang, the

villas measure almost a full acre each, cosily located in serene cul-de-sac

development consists of only 32 exclusive double-storey bungalows nestled

formation. Villa sizes are available from 5,924 sq ft with 5+1 bedrooms,

in breathtaking gardens and verdant landscapes.

ensuite bathrooms, wet and dry kitchens, ample parking space for four cars

– all securely tucked away in an exclusive gated and guarded sanctuary.

With Regent’s Park, UEM Sunrise combines comfort, elegance

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PROPERTY:

Almãs Suites & Regent’s Park LOCATION:

Puteri Harbour & East Ledang, Nusajaya TENURE:

Freehold CONTACT UEM Sunrise Berhad Nusajaya Centre, No 8, Ledang Heights, 79250 Nusajaya, Johor 607-277 3748 (East Ledang) 607-530 2127 (Puteri Harbour) www.uemsunrise.com INVESTOR GUIDE 2014/2015

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UDA LAND (SOUTH) SDN BHD

LIVING IT UP

Madeira Riverside takes the lead to offer luxury lifestyles amidst a flourishing business location in Johor Bahru SOARING 31 STOREYS VERTICALLY ACROSS JOHOR BAHRU’S CITY SKYLINE, Madeira Riverside is set to be the first luxury high-end serviced apartment within its thriving vicinity. Developed by UDA Land (South) Sdn Bhd, a wholly owned by UDA Holdings Bhd, Madeira Riverside follows the success of a trail of completed developments in Johor, namely Bandar Baru UDA, Tampoi Urban Centre, UDA Business Centre and Bandar UDA Utama.

Pool view – deserved relaxation

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Madeira Riverside-understated sophistication

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UDA LAND (SOUTH) SDN BHD

Living area â&#x20AC;&#x201C; personalised ambience

A total of 704 beautifully designed units grace the residential towers,

offering a picture perfect expression of simple elegance and understated sophistication. These modern homes, which feature contemporary interior spaces, blend harmoniously with the exterior design. Spacious and cosy, Madeira Riverside offers residents a choice of five types of versatile floor plans ranging from 547 sq ft to 1,232 sq ft.

Throughout the development, facility and public areas are designed

with a modern wood resort concept complete with swimming pools and a private sky garden that opens out to the panoramic view of the city. Security is also top notch with round the clock 4-tier security system.

Strategically located next to Tampoi Urban Centre, which is easily

accessible via Skudai Highway on Batu 41/2, the business-oriented location exemplifies accessibility and convenience at its best. Residents of Madeira Riverside enjoy easy access to amenities and facilities including food courts, fast food and restaurants, hospitals, educational institutions banking facilities and shopping options such as Giant Hypermarket, Mydin Mart, Jakel Silk Store and Plaza Angsana. A golf course and Legoland are also a short drive away.

Additionally, it provides direct access to the North-South

Expressway as well as a Second Link Expressway to Singapore, a new access way between Nusajaya, Johor Bahru and arterial roads that connect to established townships and major highways.

With its strategic location and well-designed features, Madeira

Abiding charm, inspiring vistas

Riverside aims to become an independent township with excellent residential offerings surrounded by commercial development components. It is poised to open up new investment opportunities and receive optimum capital appreciation and high rental gains.

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PROPERTY:

Madeira Riverside LOCATION:

Skudai Kanan, Johor Bahru TYPE OF PROPERTY:

Residential NUMBER OF UNITS:

704 BUILT-UP AREA:

547 sq ft - 1,232 sq ft TENURE:

Leasehold CONTACT UDA Land (South) Sdn Bhd Wisma SBBU, No. 1, Jalan Padi Mahsuri 12, Bandar Baru UDA, 81200 Johor Bahru 607-2374 944 / 1300 1300 23 www.udaland.com.my INVESTOR GUIDE 2014/2015

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WHERE TO INVEST

EAST MALAYSIA

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Sabah & Sarawak In the span of just five to ten years, the capital cities of Kota Kinabalu in Sabah and Kuching in Sarawak have experienced rising property prices that match appreciation in Peninsular Malaysia. Fuelled by rising government injection of funds, East Malaysia is finally opening up to the world and seeing a rise in its fortunes. The new 1000km Pan Borneo highway is one example of how the landscape of the east is changing rapidly.

“East Malaysia offers a very positive outlook in terms of investment,

perhaps more so than the peninsular in certain places,” says Chris Tan. He continues, “It is definitely worth considering as Kota Kinabalu and Kuching are becoming bigger blips on the international property investment radar.”

As a leading tourist destination – offering the gateway to the state’s

aquatic sights and the famous Mount Kinabalu – Kota Kinabalu, the capital city of Sabah, is abound with enticing opportunities.

Prices are growing because there is continuous demand. Although

prices have doubled in the city across the board, investors are still flocking there in droves resulting in new launches constantly being snapped up like hot cakes.

Kota Kinabalu also benefits from the scarcity or usable land. With its

natural mountainous terrain, there really is not much flat land available and hence, this also has played a factor in fast appreciating land prices. The convenience of air travel also means that East Malaysia, especially Kota Kinabalu and Kuching, are just hours away from Kuala Lumpur and other regional capitals. Easy accessibility has increased the appeal of East Malaysia, contributing to further increase in property prices.

Aside from Kota Kinabalu, you can also consider Kuching, the state

capital of Sarawak. The Sarawak property sector is expected to register steady growth with the residential sector as the mainstay of the industry. INVESTOR GUIDE 2014/2015

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WHERE TO INVEST

Kuching’s allure is its greenery and generally laidback lifestyle compared to Kota Kinabalu. Here, the good old days of calmness and serenity with a slower paced lifestyle can still be enjoyed. For this reason, retirees and MM2H (Malaysia My Second Home programme for nonMalaysians who wish to retire or spend extended periods in Malaysia) applicants would find “Cat City” (in reference to Kuching, which means cat in Malay language) a viable option.

“Kuching is less assuming than Kota Kinabalu, but don’t let that

deter or fool you. The state is now opening up to the world. When a place begins opening its doors, opportunity abounds. This would explain why and how land prices grew so strongly in the past several years. Investors should also consider the “oil towns” of Miri and Sibu, which have seen strong appreciation too,” Chris Tan advises.

Kuching is also home to a number of universities, a hub for medical

tourism and a major beneficiary of the government driven Sarawak Corridor of Renewable Energy (SCORE) initiative, which is one of Malaysia’s five economic corridors that focuses on developing the energy sector in the state. This gives Kuching as well as the satellite towns plenty of impetus to grow. SCORE has been reported to inject over RM8.3 billion in investments to date.

“The oil and gas cities are wonderful places to buy property. The

industry is a major part of the local and national economy and as the state prospers, so will Sibu, Miri and other oil and gas connected towns,” Ahyat Ishak reveals.

“As the state opens to global investors, this is a golden opportunity

for locals to invest in hidden property hotspots that offer greater rewards than other popular areas, which are rapidly overheating due to surging demand. I have always believed in location, timing and branding and at this point Sarawak has it all,” opines Ishmael Ho.

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CALCULATING RETURN ON INVESTMENT

CALCULATING RETURN ON INVESTMENT Price is what you pay, value is what you get 150

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hether as a newbie or seasoned investor, buying an

However, this calculation is too simplistic. One also needs to

investment property should be a decision based on

factor in renovation or refurbishment costs (if any), transaction

sound financial sense. Numbers never lie and with the

and legal fees and real property gains tax (RPGT) if the property

right calculations, you can quickly decide whether a property fits your

is sold within five years of its purchase. A more realistic calculation

investment goals or portfolio. Here are a few simple ways that will let

would be:

you quickly ascertain if a purchase is a great investment. Capital Appreciation (Self-Funded Purchase / Own Equity) As the name suggests, capital appreciation measures the rise in the property’s value against the initial amount spent, which is the capital invested. It is a one-time gain or projected gain, derived when you dispose or sell the property. Here is an example:

Example 3: Selling Price – Purchase Price – Legal Fees (during purchase and sale of property) – Stamp Duties – Renovation Costs – RPGT and Other Taxes = Real Capital Appreciation i.e. RM650,000 - RM500,000 - RM7000 (legal fees and stamp duties) - RM19,500 (agent’s commission at 3%) – RM25,000 (refurbishment, renovation, etc.) = RM98,500

Example 1: Selling Price - Purchase Price (starting amount invested) = Capital Appreciation i.e. RM650,000 – RM500,000 = RM150,000

Now if the property is sold in the 5th year, it is liable to be imposed with a *15% RPGT levy. Hence, final gains would be: RM98,500-RM14,775 = RM83,725

Here is the formula in a percentage figure:

Example 2:

Percentage wise, the capital appreciation is: RM83,725 / RM500,000 x100% = 16.745%

Capital Appreciation In Absolute Numbers / Original Purchase Price x 100%. i.e. RM150,000/ RM500,000 x 100% = 30%

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*At present, RPGT in Malaysia is calculated based on the following tier system:

Holding Period

Citizen or Permanent Resident

Company

Non-Citizen or NonPermanent Resident

Within 1 year

30%

Within 2 years

30%

Within 3 years

30%

Within 4 years

20%

30%

Within 5 years

15%

30%

Beyond 5 years

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Capital Appreciation for Loan Funded Purchase

Annual Capital Appreciation

With a bank loan, things get fairly interesting. The capital gains are

If you would like to annualise your returns, just divide the projected

considerably more attractive because as the price rises, your loan liability

capital gains against the number of years you have held that property to

remains the same. You only measure pure returns against pure out-of-

get a yearly average appreciation percentage.

pocket expenses:

Example 4: Selling Price – Loan Amount – Legal Fees (during purchase and sale of property) – Stamp Duties – Renovation Costs – RPGT and Other Taxes = Real Capital Appreciation

Example 5: Capital gains of XX% or RMYY / Number of years held. i.e. 25.245% / 5 = 5.049% per annum or RM126,225 / 5 = RM25,245 per annum

i.e. RM650,000 - RM450,000 (loan principal amount) - RM7,000 (legal fees and stamp duties) - RM19,500 (agent’s commission) – RM25,000 (refurbishment, renovation, etc.) = RM148,500 Assuming the property is sold in the 5th year and is liable for 15% RPGT levy: RM148,500-RM22,275 = RM126,225 Percentage wise, the capital appreciation is: RM126,225 / RM500,000 x100% = 25.245% This is one of the benefits of using OPM (other’s people’s money) i.e. leveraging on bank loans to invest in property.

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Calculating Rental Yield The other common ROI measurement for property investment is rental yield. Rental yield measures the value you are getting from leasing the property against the money spent. This is useful if you are considering whether to buy a property for recurring rental income or for capital gains. You will need a few key numbers before starting. • Purchase price of property: RM500,000 (inclusive of legal and other related costs i.e. renovation) • Rental income received: RM3,000 per month • Loan installment payments: RM2,000 per month • Loan principal amount: RM450,000 • Downpayment: RM50,000 • Maintenance cost / service charges, etc.: RM6,000 per annum Rental yield (leveraged rental yield) is calculated as follows:

Example 6: Annual Rental Income – Loan Installment Payments - Maintenance Cost and Service Charges / Downpayment x 100% = Gross Rental Yield i.e. RM3,000 x 12 = RM36,000 – (RM2,000 x12) - RM6,000 / RM50,000 x 100% = 12% If the property purchase is self-financed (zero loan), then the rental yield calculation is as follows:

Example 7:

Now, you will also need to subtract all expenditure and outgoings for the said property. For illustration purposes, let’s just keep it simple and assume there are no costs involved. Total value in percentage = RM156,225 (profits) / RM50,000 (invested capital) x 100% = 312.45% The above example is just a basic illustration to give you a starting point on calculating total returns. Hidden Factors Remember to always include miscellaneous fees and hidden expenses. Here is a rough guide to give you an estimate on what these fees could be and how much they would cost:

Annual Rental Income – Maintenance Cost and Service Charges / Purchase Price x 100% = Gross Rental Yield i.e. RM3,000 x 12 = RM36,000 – RM6000 / RM500,000 x 100% = 6%

Loan / Financing Charges: • Loan Agreement charge by the panel banker’s lawyer: 0.5% of the loan amount • RM50 to RM300 depending on loan amount

Once again, it makes financial sense to get a loan. The key factor here would be the interest rate of the loan, which will affect monthly

Stamp Duties / Transfer of Title

repayments. The lower the interest rate, the lower the instalments and

• 1% for the first RM100,000

better the rental yield.

• 2% for the next RM400,000

Calculating Total Returns

Disbursement Fees (registration of charge, land search and

So how would you calculate your total ROI from a property consisting

bankruptcy check on seller)

of capital gains and rental included? A time factor is included as the

• RM300 to RM700

gains would constantly change based on the year of calculation. Using Examples 4 and 7:

Penalty (if any) for early repayment of loan via sale of property

• Capital appreciation of RM126 625 upon sale of property in the 5th year

• 2% to 3% depending on bank, commonly imposed on loans settled

• Rental yield of RM6000 x 5 years = RM30,000

within 3 to 5 years (for conventional property loans) and can be longer for Islamic-based financing. Consult your end financier for

Total value in absolute numbers = RM126,225 + RM30,000 = RM156,225 INVESTOR GUIDE 2014/2015

more details.

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PROPERTY FINANCING

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PROPERTY FINANCING The Property Buyerâ&#x20AC;&#x2122;s Flowchart Guide

or many of us, buying a property can be a complicated, lengthy, and even daunting, affair. More so, if you are a foreigner or a first-time investor. In reality, the process is rather straightforward provided you play your part and adhere to the guidelines. Our handy property buyerâ&#x20AC;&#x2122;s flowchart is an excellent tool to

help you understand the process and avoid potential loss in time, funds and effort. What do you need to do, when you should do it and whom to seek? Just have a look below:

Have you found a suitable property to purchase?

YES

Negotiate Pricing

Terms / pricing

YES

Pay 2% earnest deposit to be held by lawyer

Research Preparation of Sales & Purchase Agreement, payment of balance 8% to be paid within 14 days

Loan financing needed?

Sign SPA, pay outstanding balance as advised by lawyers

YES

Loan approach?

YES

Congratulations, you now have your property!

Approach banks for loan application

Await redemption of property and handing over / transfer of title, handing over of keys, etc.

Accept loan offer, banks pay balance to seller in stages. Buyer to commence servicing installments when adviced

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PROPERTY FINANCING

HOME LOANS & INTEREST RATES Leveraging on banks or other end financiers is a good strategy for property investing. Rather than dumping a large portion of your hardearned money or savings, it often makes more financial sense to use OPM (other peopleâ&#x20AC;&#x2122;s money) to build your property portfolio.

Using less of your own money allows you to buy more properties

and the rental income recouped can be used to generate a positive cashflow (or at least offset the monthly installments). This then allows you to purchase more properties.

Alternatively, if the potential for capital appreciation is high, you can

always flip the purchase before the installment payments start to kick in. Here are some tips and ideas on how you can make loans work harder, faster and smarter for you. What are some of the loans available in the market?

How are interest rates calculated?

The bank loans in Malaysia are similar to bank loans in any part of the

Malaysian banks calculate interest rates based on the central bankâ&#x20AC;&#x2122;s

world (that adopts a modern banking system). You apply for a principal

(Bank Negara Malaysia) current Base Lending Rate (BLR).

amount that is chargeable with a yearly annual interest rate (or profit

rate for Islamic financing). Payments are usually to be made monthly

2.4%, with BLR currently being at 6.85%. Hence, the effective interest

(but some loans can be paid weekly as well to reduce interest on the

rate is around 4.45%. Naturally, changes to the BLR will have a difference

principal amount borrowed) until the full debt of principal and interest

on bank interest rates. Changes are made with great care and plenty of

is paid off.

advance notice by the central bank.

During the early years, the large chunk of repayments are used to

On average, banks charge an interest rate of approximately BLR-

Some may opt for a fixed interest rate to provide for greater insulation

service the interest, while in the later years, repayments go towards

from potential fluctuations. Fixed interest rate loans tend to have a slight

drawing down the principal.

premium. In return, one gets peace of mind that the monthly installment

The loans are often unsecured (provided without any need for

will remain the same throughout the entire loan tenure.

collateral) as the house itself can be foreclosed if the borrower defaults

on his payments. Loans are usually bundled together with the cost of

ones (25 years and more) have lower rates.

Usually, shorter loan tenures have higher interest rates, while longer

the Mortgage Reducing Term Assurance (MRTA) or Mortgage Level Term Assurance (MLTA), both a form of insurance that is mandatory

What about tenures?

for home loans. In the event of death or permanent disability of the

Bank loans typically vary from 20 years to 35 years. The younger you

principal purchaser, the MRTA comes into effect covering the home,

are, the better your chances of securing a longer tenure. While a longer

relieving the said purchaser of the obligations to service the monthly

term tenure means longer and more repayments, it also means lower

installments.

repayments on a monthly basis. This can be a great strategy if you are

buying a property for rental yield or for the short term, i.e. looking to flip

While you can choose to get your MRTA from another bank or

insurance provider, it is mandatory to have one.

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PROPERTY FINANCING

However, that does not mean you cannot apply for housing loans

when you are older. Some banks even have generational loans – loans that can be passed down to the next generation, meaning the liability of servicing the monthly installments will be cascaded to the offspring.

While some may frown on the idea of the liability being pushed

to their children, if used carefully, this can be a very effective financial tool, especially when the loan is used to purchase a good investment property that will provide strong capital appreciation and positive cash flow. This way, though the loan is passed down to the offspring, so are the cash flow and the appreciated value of the property.

Another way for an older purchaser to secure a loan is to make

a joint application with a younger family member, friend or business partner. In such an arrangement, the bank may be more willing to offer a longer loan tenure. Should I opt for a conventional or Islamic housing loan? For the most part, conventional and Islamic financing are similar.

How much can I borrow?

Nevertheless, there are some significant differences too. The one point

If you are a first-time Malaysian homeowner, it is possible to borrow

to note is that in a conventional system, there are zero or very minimal

up to 90% margin of financing (MOF). If you are buying your third

penalties for early repayment (provided you repay after the stipulated

property, then 70% is the maximum amount under current Malaysian

early repayment period in the loan agreement), while Islamic loans

law. However, building societies do not come under the law, which

often have a penalty.

means you can have more than three properties and still get a MOF

The reason for this is the underlying difference between

higher than 70% if you apply with a Building Society. The Malaysia

conventional and Islamic loans. A conventional loan is regarded as just

Building Society Berhad is one such entity.

that: a loan with an interest rate. Meanwhile an Islamic loan is viewed as

a business transaction with a profit rate where the parties have entered

MOF will differ for foreigners residing in Malaysia (those who have a

into a contract for a guaranteed number of years. The bank operates

work permit, MM2H visa, spousal visa, etc.) and those living overseas.

as an “investor”, investing money rather than loaning money to you,

Generally, those residing in Malaysia can get MOF between 70% to

who guarantees to return a profit for a fixed number of years. Early

90% provided they can show they have the income to service the loan

repayment negates this contract and the bank is viewed to have lost its

and will be staying in Malaysia for the long term.

profit, hence the penalty incurred.

50% to a maximum of 70%.

However, the penalty amounts are usually negotiable. Some banks

A foreigner can also apply for loans from Malaysian banks. The

For those living abroad, the loan tenure is usually lower ranging from

have also inserted clauses that if the property is sold after a certain number of years (the bank has had opportunity to make some profit

Will banks provide loans based on the selling price?

from the loan transaction), it can be sold without penalties incurred.

Banks provide loans based on the actual valuation of the property. This

means regardless of the MOF, the principal amount is based on the

Read the fine print before signing on the dotted line. Ask your loan

officer for more details.

bank’s valuation of the property - the price they believe the property should be. If your price is higher than the bank’s valuation, you may

How can I find out how much loan I will need and monthly

need to source for alternative or additional funding to make up for the

repayment amounts?

shortfall. However, if your selling price is below the bank’s valuation, you

Get an easy calculation with the iProperty home loan calculator:

should have no problems getting the amount you seek, provided you

www.iproperty.com.my/financing/calculators/mortgagepayment.aspx

meet all necessary requirements.

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Foreign Investors The great news about buying Malaysian real estate is that there are very

tax on property. Provided there are no encumbrances, you can have

few restrictions on foreigners who wish to get a piece of the booming

your property distributed according to your wishes.

market. If you are a foreigner, you will be happy to know that you can

buy an unlimited number of properties - as many as you can afford. This

foreign investors can buy all types of properties if they are priced at

includes both leasehold and freehold properties.

RM2 million or more in most of the state’s districts. Specifically, they are

allowed to only acquire strata and landed strata properties only.

You can also buy anywhere across the country, provided the property

However, certain states may have other restrictions. In Selangor,

is priced at RM1 million and above, not a low or low-medium cost unit,

and not a Bumiputera lot or built on Malay Reserve Land. Direct and full

of the Prime Minister’s Department, foreigners are defined as any

ownership is allowed. Nowhere else in the world do foreigners enjoy such

interest, associated group of interests or parties acting in concern which

large freedoms and privileges to purchase property.

comprises:

• An individual who is not a Malaysian citizen;

You can also apply for bank loans from local banks with a high chance

As per guidelines given by the Economic Planning Unit (EPU)

of approval if you qualify. Funds from the disposal of properties can easily

• An individual who is a Permanent Resident in Malaysia;

be repatriated to anywhere in the world with little restriction or taxation.

• A foreign company or institution;

• A Malaysian company or institution whereby the Parties stated in

Properties sold after five years is subjected to a nominal 5% Real

Property Gains Tax (RPGT) upon disposal. There is also no inheritance

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(1), (2) or (3) hold more than 50% voting rights.

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HOW TO INCREASE A PROPERTY’S VALUE

HOW TO INCREASE A PROPERTY’S VALUE I

f you are planning to sell or rent a property, how do you set yourself

appeal to potential buyers if the conditions of the walls, whether interior

apart from your neighbours? A little goes a long way and these home

or exterior, appear in tip-top shape. Always stick to neutral tones, which

improvement steps will ensure that you make a lasting first impression

give the impression of a spacious, clean and new home.

on your potential buyers or tenants while maximising your property’s value.

Painting

Kitchen The kitchen is the heart of the home. Outfitting the kitchen is one of

Moving into a new home is like walking into a blank canvas – it allows

the best investments you can make as a complete and well-planned

new homeowners to express their decorating preferences as they desire.

kitchen significantly raises your property’s value. Keep in mind that the

While newly completed homes come with freshly painted walls, pre-

cost spent to outfit your kitchen must be in tandem with your property’s

owned homes and homes in the secondary market will create a better

value. Do not blow your budget on refurbishing the kitchen with fancy, high-end appliances on a mid-range property, but do not skimp either. Choosing quality cabinetry, countertop and appliances with emphasis on simplicity and functionality can go a long way.

Bathroom Similar to the kitchen, bathroom refurbishments should strike the perfect balance between form and functionality. You may consider adding a bathtub if your bathroom does not already have one, while sink countertops, fixtures and shower partitions can also be added to complete the look. Further improvements can be made to the aesthetic value of bathrooms by upgrading plain looking tiles to ones with stoneinspired textures and colours to create a contemporary look and feel that contribute to the overall property’s price.

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HOW TO INCREASE A PROPERTY’S VALUE

Flooring Floors, along with the walls, are one of the first things that potential buyers immediately notice upon stepping into a house. Tiles are preferred for being visually pleasing and requiring easy maintenance, especially in common areas such as living and dining rooms, bathrooms and the kitchen. However, hardwood or timber flooring helps to create warmth and a timeless look in bedrooms.

Extension Extensions are generally done when required by its occupants to create more space within a home, especially for smaller units. Although it calls for substantial renovation works, an extension exercise opens up more space, enables a better spatial flow and creates a wide-open floor plan. Extensions, when done right, such as extending the kitchen space to allow for a wider cooking area, prove beneficial in hiking up a property’s value. However, refrain from expanding rooms in the expense of eliminating a room from the overall layout – the loss of a functional bedroom or bathroom can instead result in devaluation.

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i P R O P E R T Y.CO M

Furnishing

for LED lighting for every room in the house in addition to choosing

Partially or fully furnished units are becoming increasingly common in

air conditioners, refrigerators and washing machines with a minimum

new developments. More and more homeowners are willing to shell

of 5-star energy efficiency rating. Go the extra mile by installing solar

out an additional sum for furnished units to skip the hassle of sourcing,

power and water heating systems.

shopping and working on the interior design. Adopt a do-it-yourself approach if you have a flair and eye for design. Alternatively, engage the

Landscaping

services of an interior designer for the task; you will be able to regain the

Well-maintained and manicured lawns yield a better value for a landed

cost incurred once you sell the beautifully furnished property.

property, so do not leave your front and back lawns in an unkempt state

Go Green

if you are trying to impress your potential buyer. Remove wilting plants and trim overgrown shrubs and grass. The outdoor area is an extension

Make your property shine by incorporating energy-efficient features and

of the living spaces and a pleasing garden creates extra value for your

appliances â&#x20AC;&#x201C; your future buyer will thank you for it in the long run. Opt

property.

INVESTOR GUIDE 2014/2015

163

PANEL OF EXPERTS

DATO’ SRI GAVIN TEE SWEE HENG

ISHMAEL HO

Founder and President

Director

Swhengtee International Investment Alliance

Ho Chin Soon Research

Dato’ Sri Gavin Tee is a man with many talents and has taken on

Ishmael Ho attained his LLB from the United Kingdom. Backed by his

numerous roles in his professional life. Over the decades, Gavin has

legal background, he entered the property industry from the legal angle.

built himself up into not only as an internationally renowned investment

His widening involvement in the property industry includes joining

adviser and entrepreneur, but also an extremely popular and respected

Cushman & Wakefield Malaysia, as well as being part of the research

speaker and trainer. He was also appointed as the Vice-Chairman of

house at Sunrise Berhad before joining Ho Chin Soon Research as the

the Investment Advisory Committee of the Malaysia-China Chamber

company’s special project manager. He is currently the director of Ho

of Commerce. Through his global network, he has recently set up

Chin Soon Research.

“Swhengtee International Investment Alliance”.

Dato’ Sri Gavin Tee has come a long way in the industry backed by

was a speaker at international events such as the Asia Geospatial Forum

more than 23 years of experience. He has set up real estate consultation

2013 as well as various property-related exhibitions and events. Ishmael

offices in Beijing, Xiamen and Shanghai, and formed strategic alliances

is also a FIABCI Malaysia International Committee Member 2014-2015.

Ishmael Ho occasionally produces articles on real estate matters. He

with partners from Hong Kong, Taiwan, Singapore, Japan, and the UK to pave the way for his global real estate journey.

Over the years, Dato’ Sri Gavin Tee has won numerous awards and

accolades including the Top Global Brand Character of the Global Golden Brand Award 2010, Malaysia’s Best International Real Estate Investment Guru by Top 10 of Asia, and the Distinguished Chinese Award 2013 by Hong Kong Chinese Who’s Who Society. Most recently, he received the World Young Entrepreneur Award 2014 at World Summit of Chinese Entrepreneurs in Macau.

164

I P R O P E R T Y.CO M

AHYAT ISHAK

CHRIS TAN

Founder and CEO

Founder and Managing Partner

The Strategic Property Investor Model and AhyatPropertyTV

Churs Associates

Ahyat Ishak is the author of the bestseller The Strategic Property

Chris Tan is deeply involved in the real estate industry, having assisted

Investor and the founder of the trademarked his Strategic Property

Dato’ Alan Tong as the World President of FIABCI (International Real

Investor Model™, which has helped many Malaysians create immense

Estate Federation) 2005/2006 as part of his FIABCI Presidential Task

and sustainable wealth through property investment.

Force in relation to constitutional and policy matters. Chris is now the

Honorary Legal Adviser for the said Regional Secretariat on regional

He is also an international speaker, active in the property investment

speaking circuit, as well as numerous appearances on radio and television

concerns.

talk shows.

Chris was appointed to the Board of Directors of FIABCI International to preside over the portfolio of Young Members for the term 2009/ 2010. For his effort, Chris was awarded with the FIABCI Medal of Honour for his outstanding services to FIABCI, one of the youngest ever recipient of such honour in the history of FIABCI.

He is also the author of “Turning Green” that shares the ways of a

“Green Sugar Merchant” as a revolutionized model of the Blue Ocean Strategies to both business and life.

INVESTOR GUIDE 2014/2015

165

DIRECTORY Ministry of Urban Wellbeing, Housing and Local Government, Malaysia LevelÂ 2 - 38, No. 51, Persiaran Perdana, Presint 4, 62100 Putrajaya, Malaysia 603-8000 8000 www.kpkt.gov.my Malaysia Property Incorporated (MPI) Unit 6-03A & 6-05, Level 6, Menara UAC, No 12, Jalan PJU 7/5, Mutiara Damansara, 47800 Petaling Jaya, Selangor 603-7724 1878 www.malaysiapropertyinc.com Malaysia My Second Home Centre (MM2H) Ministry of Tourism and Culture Malaysia, Level 1, No. 2, Tower 1, Jalan P5/6, Presint 5, 62200 W.P. Putrajaya 603-8891 7424 www.mm2h.gov.my

Klang Municipal Council (MPK) Bangunan Sultan Alam Shah, Jalan Perbandaran, 41675 Klang, Selangor 603-3375 5555 www.mpklang.gov.my Perbadanan Putrajaya Kompleks Perbadanan Putrajaya , 24, Persiaran Perdana, Presint 3, 62675 Putrajaya 603-8000 8000 www.ppj.gov.my Petaling Jaya City Council (MBPJ) Jalan Yong Shook Lin, 46675 Petaling Jaya, Selangor 603-7956 3544 www.mbpj.gov.my

LOCAL AUTHORITIES (NORTHERN REGION) Alor Star Municipal Council Jalan Kolam Air, 05675 Alor Star, Kedah 604-733 2499 www.mbas.gov.my Ipoh City Council Jalan Sultan Abdul Jalil, Greentown, 30450 Ipoh, Perak 605-208 3333 www.mbi.gov.my Municipal Council of Penang Island Level 4, KOMTAR, Penang Road, 10675 Penang 604-259 2020 www.mppp.gov.my

LOCAL AUTHORITIES (KLANG VALLEY)

Selayang Municipal Council (MPS) Menara MPS, Persiaran 3, Bandar Baru Selayang, 68100 Batu Caves, Selangor 603-6126 5800 www.mps.gov.my

Kuala Lumpur City Hall (DBKL) Menara DBKL 1, Jalan Raja Laut, 50350 Kuala Lumpur 603-2617 9000 www.dbkl.gov.my

Sepang Municipal Council (MPSp) Persiaran Semarak Api, Cyber 1, 63200 Cyberjaya, Selangor 603-8319 0200 / 603-8319 0300 www.mpsepang.gov.my

Ampang Jaya Municipal Council (MPAJ) Menara MPAJ, Jalan Pandan Utama, Pandan Indah, 55100 Kuala Lumpur 603-4296 8000 www.mpaj.gov.my

Shah Alam City Council (MBSA) No. 1, Wisma MBSA, Persiaran Perbandaran, 40000 Shah Alam, Selangor 603-5510 5133 www.mbsa.gov.my

Iskandar Regional Development Authority (IRDA) Headquarters: #G-01, Block B, Danga Bay, Jalan Skudai, 80200 Johor Bahru, Johor 607-2333 000

Kajang Municipal Council (MPKj) Menara MPKj Jalan Cempaka Putih, Off Jalan Semenyih, 43000 Kajang, Selangor 603-8737 7899 www.mpkj.gov.my

Subang Jaya Municipal Council (MPSJ) Persiaran Perpaduan, USJ 5, 47610 Subang Jaya, Selangor 603-8024 7700 www.mpsj.gov.my

Satellite office: Suite 5-3, 5th Floor, Block 3B, Plaza Sentral, Jalan Stesen Sentral 5, 50470 Kuala Lumpur 603-2260 6777 www.irda.com.my

166

Seberang Perai Municipal Council Jalan Perda Utama, Bandar Perda, 14000 Bukit Mertajam, Penang 604-549 7555 www.mpsp.gov.my

LOCAL AUTHORITIES (SOUTHERN REGION)

iI P R O P E R T Y . C O M

Johor Bahru City Council (MBJB) Peti Surat 232, Jalan Dato’ Onn, 80720 Johor Bahru, Johor 607-219 8000 www.mbjb.gov.my Johor Darul Ta’zim State Government Level 1, Bangunan Dato’ Jaafar Muhammad, Kota Iskandar, 79503 Nusajaya, Johor 607-266 6070, 607-266 6071 www.johordt.gov.my Melaka Historical City Council Graha Makmur, No.1 Jalan Tun Abdul Razak Ayer Keroh, Hang Tuah Jaya 75450 Melaka 606-285 9700 www.mbmb.gov.my

LOCAL AUTHORITIES (EAST MALAYSIA) Kota Kinabalu City Hall No 1, Jalan Perbandaran, Sabah, 88675 Kota Kinabalu, Malaysia 6088-521 800 www.dbkk.sabah.gov.my Miri City Council Jalan Raja, 98000 Miri, Sarawak 6085-433 501 www.miricouncil.gov.my The Commission of the City of Kuching North (DBKU) Bukit Siol, Jalan Semariang Petra Jaya 93050 Kuching, Sarawak 6082-446 688 www.dbku.gov.my

INVESTOR GUIDE 2014/2015

The Council of the City of Kuching South (MBKS) Jalan Padungan, 93675 Kuching, Sarawak 6082-354 200 www.mbks.gov.my

DEVELOPERS Aspen Vision City Sdn Bhd (a subsidiary of Aspen Group) 17, Green Mansion, Jalan Birch, 10250 George Town, Penang 604-227 5000 www.aspen.com.my Dorsett Bukit Bintang Sdn Bhd (a subsidiary of Mayland Development Sdn Bhd) 31st Floor Menara May, Maytower, No. 7 Jalan Munshi Abdullah, 50100 Kuala Lumpur 603-2692 9663 www.dorsettresidencesbb.com Gapurna Land Sdn Bhd PT 8617, Jalan Klang Lama, Batu 3, 58100 Kuala Lumpur 603-7971 9983 9seputeh.com.my Hatten Group Sdn Bhd 10-01, Hatten Square, Jalan Merdeka, Bandar Hilir, 75000 Melaka 606-282 1828 www.hattengrp.com

Legend Grand Development Sdn Bhd Sales Gallery Kinrara Residence Clubhouse, Jalan DU 5/7, Taman Damai Utama, 47180 Puchong 1300 88 6866 / 010-528 8028 www.kinrararesidence.com.my Mah Sing Group Wisma Mah Sing, Penthouse Suite 2, No.163, Jalan Sungai Besi, 57100 Kuala Lumpur 1300 80 6888 / 603-6259 6188 www.southville-city.com www.icon-city.com.my www.lakeville-residence.com.my Major Land Development Sdn Bhd Wisma Mah Sing, Penthouse Suite 2 (Level 2), No. 163, Jalan Sungai Besi, 57100 Kuala Lumpur 1300 88 6866 / 603-9221 6888 www.mahsing.com.my Malaysian Resources Corporation Berhad Level 20, 1 Sentral, Jalan Travers, Kuala Lumpur Sentral, P.O. Box 12640, 50470 Kuala Lumpur 603-2773 5688 www.sentralresidences.com

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DIRECTORY OSK Property Holdings Berhad 9th Floor, Plaza OSK, Jalan Ampang, 50450 Kuala Lumpur 603-2161 3322 www.oskproperty.com.my OSK Properties Sdn Bhd Lot 18479 & 14215, Jalan Kuala Ketil, 08000 Sungai Petani, Kedah 604-425 1818 www.bandarputeri jaya.com.my PJD Eastern Land Sdn Bhd (a subsidiary of PJD Group) Harbour Place Sales Gallery, Lot 2449 & 2450, Jalan Chain Ferry, Seberang Utara, 12100 Butterworth, Penang 604-332 1188 www.pjdprop.com.my PJD Landmarks Sdn Bhd (a subsidiary of PJD Group) Lot No S-00-06 & S-00-07, Ground Floor, Impian Meridian Commerz Shop, Jalan Subang 1, USJ 1, 47600 Subang 603-5891 6866 www.pjdprop.com.my/youone

168

PJD Regency Sdn Bhd (a member of PJD Group) Lot 3009, 3010 & 3011, Jalan Kinabalu, Batu 9 Cheras, 43200 Selangor 603-9076 9198 www.pjdprop.com.my/youcity SkyWorld Development Sdn Bhd Level 1, Block B, Wisma NTP World, Excella Business Park, Jalan Ampang Putra, 55100 Ampang, Kuala Lumpur 603-4270 9928 www.skyworld.my Symphony Hills Sdn Bhd Clubhouse Symphony Hills, Persiaran Simfoni, Cyber 9, 63000 Cyberjaya, Selangor 1300 888 555 www.symphonyhills.com.my Tropika Istimewa Development Sdn Bhd (a wholly owned subsidiary of Mah Sing Group Berhad) Wisma Mah Sing, Jalan Mutiara Emas Puteh, Taman Austin Perdana, 81100 Johor Bahru 607-355 4888 www.meridin.com.my UEM Sunrise Berhad UEM Sunrise Showcase No. 21, Jalan Kiara, Montâ&#x20AC;&#x2122; Kiara, 50480 Kuala Lumpur 603-6207 9471 www.residensi22.com

UDA Land Sdn Bhd No.14, Jalan Suarasa 8/4, Bandar Tun Hussein Onn, 43200 Cheras, Selangor 1300 1300 23 www.udaland.my UDA Land (South) Sdn Bhd Wisma SBBU, No. 1, Jalan Padi Mahsuri 12, Bandar Baru UDA, 81200 Johor Bahru 607-2374 944 / 1300 1300 23 www.udaland.com.my UDA Land (North) Sdn Bhd Bangunan UDA Holdings Berhad, No. 1961, Jalan Bertam, 13200 Kepala Batas, Seberang Perai Utara, Penang 1300 1300 23 www.udaland.my UEM Sunrise Berhad Nusajaya Centre, No 8, Ledang Heights, 79250 Nusajaya, Johor 607-277 3748 (East Ledang) 607-530 2127 (Puteri Harbour) uemsunrise.com Vienna View Development Sdn Bhd No 1, Southbay City, Jalan Permatang Damar Laut, 11900 Bayan Lepas, Penang 604-628 8188 www.theloft.com.my Wawasan Rajawali Sdn Bhd Pangaea Show Village, PT41831, Persiaran Bestari Cyber 11, 63000 Cyberjaya, Selangor 603-8318 6366 www.pangaea.com.my

iI P R O P E R T Y . C O M

INDEX

9 Seputeh Almãs Suites & Regent’s Park

52 138

Mirage by the lake

Pan’gaea

64 18

Ambrosia @ Kinrara Residence

Residensi22

Ascenda Residence @ SkyArena

Roseville – An Exclusive Gated & Guarded Precinct

116

Scarlet Villa

112

Aspen Vision City

100

Dorsett Residences

Harbour City

126

SkyVilla Epicenter at The Sentral Residences

Southville City

Icon City

The Loft @ Southbay City

104

Lake Vista Residence

The Meridin@Medini

134

Lakeville Residence

Verdi Eco-dominium at Symphony Hills

M Residence 2

Woodsbury Suites @ Harbour Place

72 108

Madeira Riverside

142

YOU City @ Cheras

Melaka International Convention Centre (MICC)

130

You One @ Subang USJ

INVESTOR GUIDE 2014/2015

169

GLOSSARY 9 SEPUTEH

SOHO & CONDO (Tower A & B) Developer: Gapurna Land Sdn Bhd • Developer License No.: 12160-1/08-2017/1094 • Validity Date: 9th August 2012 – 8th August 2017 • Advertising Permit No.:121601/07-2015/0385(P) • Validity Date: 25th July 2013 – 24th July 2015 • Land Tenure: Leasehold (Expiring 11 May 2109) • Approving Authority: Dewan Bandaraya Kuala Lumpur • Building Plan Approval No.: BP S1 OSC 2013 2820 • Restriction in Interest: The land shall not be transferred, leased or charged without prior approval by the State Authority • Land Encumbrances: NIL • Expected Date of Completion: April 2018 • Total of Units:287 (SOHO) • TYPE 1: 11 (527sq.ft.), TYPE 2: 183 (505sq.ft), TYPE 3: 11 (785sq.ft.),TYPE 4:11 (785sq.ft.),TYPE 4A: 11 (785sq.ft.),TYPE 5: 12 (775sq. ft.), TYPE 6: 24 (484sq.ft.), TYPE 7:11 (527sq.ft), TYPE 8:11 (807 sq.ft.), TYPE 9: 1 (1,334sq.ft.), TYPE 10: 1 (796sq.ft.) • Selling Price: RM442,560 (Min) – RM827,760 (Max) • Total Of Units: 412 Condominiums (Tower A & B) • Type A: 44 (775sg.ft.) 44 Car Parks, Type B: 44 (785sq.ft.) 44 Car Parks, Type C: 44 (803sq.ft.) 44 Car Parks, Type D: 120 (1,238sq.ft.) 240 Car Parks, Type E: 47 (1,388sq.ft.) 94 Car Parks, Type F: 29 (1,072sq.ft.) 58 Car Parks, Type F1: 18 (1,072sq ft) 36 Car Parks, Type G: 4 (2,470sq.ft.) 12 Car Parks, Type H: 2 (2,159sq.ft.) 6 Car Parks, Type J: 2 (2,593sq.ft.) 6 Car Parks, Type K: 29 (1,098sq.ft.) 58 Car Parks. Type L: 29 (1,2888sq.ft.) 58 Car Parks • Selling Price: RM791,440 (Min) – RM2,919,540 (Max) Price Inclusive of Car Park • Bumiputera Discount: 5% CONDO (Tower C & D) Developer: Gapurna Land Sdn Bhd. Developer License No.: 12160-2/08-2017/1095 • Validity Date: 9th August 2012 – 8th August 2017 • Advertising Permit No.: 121602/07-2015/0353 (P) • Validity Date 18th July 2013 – 17th July 2015 • Land Tenure: Leasehold (Expiring 11 May 2109) • Approving Authority: Dewan Bandaraya Kuala Lumpur • Building Plan Approval No.: BP S1 OSC 2013 2820 • Restriction in Interest: The land shall not be transferred, leased or charged without prior approval by the State Authority • Land Encumbrances: NIL • Expected Date of Completion: April 2018 • Total of Units: 412 Condominiums (Tower C & D) • Type A: 44 (775 sq.ft.) 44 Car Parks, Type B: 44 (785sq.ft.) 44 Car Parks, Type C: 44 (803sq.ft.) 44 Car Parks, Type D: 120 (1,238sq.ft.) 240 Car Parks, Type E: 43 (1,388sq.ft) 86 Car Parks, Type F: 43 (1,072sq.ft.) 86 Car Parks,Type G: 4 (2,470sq.ft.) 8 Car Parks, Type H: 2 (2,159sq.ft.) 4 Car Parks, Type J: 2 (2,593sq.ft.) 4 Car Parks, Type K: 33 (1,098sq. ft.) 66 Car Parks, Type L: 33 (1,288sq.ft.) 66 Car Parks • Selling Price: RM729,360 (Min) – RM2,700,960 (Max) Price Inclusive of Car Park • Bumiputera Discount: 5%

ALMAS

Developer’s License No.:13316-1/12-2015/01094(L).] • AP No.: 13316-1/122015/01094(P) •Validity: 25th December 2013 – 24th December 2015 • Approving Authority: Majlis Perbandaran Johor Bahru Tengah (MPJBT) • Building Plan Approval No.: MPJBT (JB) RP 9A/8/2013 • Expected Date of Completion: December 2018 • Land Tenure: Freehold • Land Encumbrances: Nil • Total of Units: 546 • Size of unit: 520 sq.ft – 2,221 sq.ft. • Selling price: RM579,888 (Min) – RM 2,719,888 (Max) • Type : Service Apartment.

AMBROSIA @ KINRARA RESIDENCE

Developer: Legend Grand Development Sdn Bhd (674264-T) (a wholly owned subsidiary of Mah Sing Group Berhad) • Head Office: Wisma Mah Sing, Penthouse Suite 2,No.163, Jalan Sungai Besi, 57100 Kuala Lumpur • Tel: 03-9221 6888 (Hunting Line) Fax: 03-9222 8988 • Developer’s License No: 10264-3/03-2015/01550 (L) • Validity Period: 31/03/2014 – 30/03/2015 • Advertising & Sales Permit No: 102643/03-2015/01550 (P) • Validity Period: 31/3/2014 - 30/3/2015 • Approving Authority: Majlis Perbandaran Subang Jaya • Building Plan Reference No: MPSJ/BGN/ KW/C-9/63 • Expected Date of Completion: March 2015 • Land Tenure: 99 years Leasehold (Expiring on 12 April 2111) • Land Encumbrances: Public Bank Berhad • 3 Storey Bungalow (Type A) • Total units: 56 units • Selling Price : RM3,769,800 (Min) , RM4,844,800 (Max) • 3 Storey Bungalow (Type B) • Total units: 14 units • Selling Price: RM4,185,800 (Min), RM4,493,800 (Max) • 3 Storey Bungalow (Type C) • Total units: 9 units • Selling Price: RM4,016,800 (Min), RM4,943,800 (Max) • 3 Storey Semi-D • Total units: 66 units • Selling Price: RM2,781,800 (Min), RM3,504,800 (Max) • Total units: 145 units • Discount 7% for Bumiputra

ASCENDA RESIDENCE @ SKYARENA

Developer: SkyWorld Development Sdn. Bhd. (753970-X ). Head Office: Wisma NTP World, Level 1, Block B, Excella Business Park, Jalan Ampang Putra, 55100 Ampang,

170

Kuala Lumpur Tel: +603-4270 9968 (Hunting Line) Fax: +603-4270 0968• Developer’s License: 13715-1/10-2016/01004(L) • Validity Date: 03/10/2014 – 02/10/2016 • Sales & Advertising Permit No.: 13715/10-2016/01004(P) • Validity Date: 03/10/2014 – 02/10/2016 • Land Tenure: Leasehold 99 years (expired on 2116) • Land Encumbrances: Oversea-Chinese Banking Corporation [OCBC Bank (Malaysia) Berhad] • No. of Units: 650 Units • 5% discount for Bumiputra • Built-up Area: 903 sq.ft – 1,239 sq.ft. • Minimum Price: RM529,000 • Maximum Price: RM763,350 • Authority Approving Building Plan: Dewan Bandaraya Kuala Lumpur • Building Plan Reference No.: BP U2 OSC 2014 0416 • Expected Date of Completion: Year 2017.

DORSETT BUKIT BINTANG

Type of Property: Serviced Apartment • Developer License No.: 13575-1/062016/0632(L) • Validity Date: 01/07/2014 – 30/06/2016 • Sales & Advertising Permit No.: 13575-1/06-2016/0632(P) • Validity Date: 01/07/2014 – 30/06/2016 • Approving Authority: DBKL • Reference No: GSD/16481/2014 • Building Plan No.: (39) DLM. BP T4 OSC 2012 1419 • Land Tenure: Freehold • Expected Date of Completion: May 2018 • Land Encumbrances: Public Bank • Total No. of Units: 252 • Price From (Min): RM1,434,400 (Max) RM2,932,600 • Bumiputera Discount: 5% • Dorsett Bukit Bintang Sdn Bhd, 31st Floor, Menara May, Maytower, No.7, Jalan Munshi Abdullah,50100 Kuala Lumpur.

ICON CITY

Icon City Development Sdn Bhd (731177-K) • Wisma Mah Sing, Penthouse Suite 2, No. 163 Jalan Sungai Besi, 57100 Kuala Lumpur, Malaysia • Tower 2. Developer’s License No: 11896-1/06-2015/01887(L) • Validity Period: 30/01/2012-29/01/2017 • Advertising & Sales Permit No: 11896-1/06-2015/01887(P) • Validity Period: 08/05/2014-07/05/2015 • Approving Authority: Majlis Bandaraya Petaling Jaya • Building Plan Reference No: MBPJ/120100/T/P10/2012 • Expected Date of Completion: Dec 2015 • Land Tenure: 99 years (Expiring on 29 Sept 2074) • Land Encumbrances: Hong Leong Bank • Type of property: Serviced Apartments • Total Number of Units: 323 Units • Minimum Price: RM555,000 • Maximum Price: RM2,106,000 • 7% discount for Bumiputera • Restrictions in Interest: NA.

LAKE VISTA RESIDENCE

Developer: UDA Land Sdn Bhd • No.14, Jalan Suarasa 8/4, Bandar Tun Hussein Onn, 43200 Cheras, Selangor • Tel: 03-9074 6188 • Developer’s License No.: 1001310/03-2016/0248(L) • Validity Period: 18/03/2014 - 17/03/2016 • Advertising Permit No.: 10013-10/03-2016/0248(P), Validity Period: 18/03/2014 - 17/03/2016 • Approving Authority: Majlis Perbandaran Kajang • Building Plan Approval No: MPKj 6/P/13/2013 • Expected Date of Completion: May 2017 • Restriction in Interest (if any): Nil • Tenure of Land: Freehold • Number of Units: 250 • Development type: Condominium • Selling Price: Min: RM503,784.00 – Max: RM821,593.00 • Discount: 7% for Bumiputera.

LAKEVILLE RESIDENCE

Developer: Enchanting Heights Sdn Bhd (1040958-P) (a subsidiary of Mah Sing Group Berhad) Wisma Mah Sing, Penthouse Suite 1, No. 163 Jalan Sungai Besi, 57100 Kuala Lumpur • TOWER A & B • Developer’s License No.: 13545-1/062016/0568(L) • Validity Period: 12/06/2014 – 11/06/2016 • Advertising & Sales Permit No.: 13545-1/06-2016/0568 (P) • Validity Period: 12/06/2014 – 11/06/2016 • Approving Authority: DBKL • Building Plan Reference No: BP U1 OSC 2014 0204 • Expected Date of Completion: June 2018 • Land Tenure: Leasehold (24/04/2102) • Land Encumbrance: Mortgage (RHB Islamic) • Total Units (Tower A): 295 • Total Units (Tower B): 327 • Built-up (Tower A): 978sf - 1,359sf • Built-up (Tower B): 978sf 1365sf • Tower A • Min Price: RM688,740 • Max Price: RM1,093,040 • Tower B • Min Price: RM709,540 • Max Price: RM1,194,440 • No. of Car Parks Per Unit: 2 • TOWER E & F • Developer’s Licence No.: 13545-2/10-2016/01080 (L) • Validity Period: 28/10/2014 – 27/10/2016 • Advertising & Sales Permit No: 13545-2/10-2016/01080 (P) • Validity Period:28/10/2014 – 27/10/2016 • Approving Authority: DBKL • Building Plan Reference No: BP U1 OSC 2014 1496 • Expected Date of Completion: Oct 2018 • Developer: Lakeville Residence • Land Tenure: Leasehold (24/4/2102) • Lease term: Remaining 88 years • Restrictions: The land cannot be transferred, leased or mortgaged without any consent form the Land Committee of Kuala Lumpur, Federal Territory • Land Encumbrance: Mortgage (RHB Islamic) • Total Units (Tower E): 327 • Total Units (Tower F): 295 • Tower E • Min Price: RM792,740 • Max Price: RM1,312,740 • Tower F • Min Price: RM769,340 • Max Price: RM1,237,340 • No. of Car Parks Per Unit: 2.

i P R O P E R T Y.CO M

M RESIDENCE 2

Developer: Major Land Development Sdn Bhd (950737 - K) (a wholly-owned subsidiary of Mah Sing Group Berhard) Wisma Mah Sing, Penthouse Suite 2 (Level 2), No. 163, Jalan Sungai Besi, 57100 Kuala Lumpur. Tel: +603-9221 6888 Fax: +6039222 8988 • Developer’s Licence No.: 13262-1/11-2015/0859(L) • Validity Period: 14.11.2013 – 13.11.2015 • Advertising & Sales Permit No.: 13262-1/11-2015/0859 (P) • Validity Period 14.11.2013 – 13.11.2015 • Approving Authority: Majlis Perbandaran Selayang • Building Plan Approval No.: MPS.3/2-1371/1347(OSC)PB(A)F1 • Expected Date of Completion: Sept 2016 • Land Tenure: Leasehold 99 years (Expiring on 15.02.2104) • Land Encumbrance: Public Bank Bhd • Type C1 2-Storey Cluster Home – Selling Price: RM794,880 (Min), RM1,205,280 (Max); Total Units: 196 • Type 2- Storey Semi –D Selling Price: RM1,253,880 (Min), RM1,453,680 (Max); Total Units:24 • Restrictions in Interest: This land can be transferred, leased or charged to the approval of the state authorities • Bumiputera Discount of 7%.

MIRAGE BY THE LAKE

Developer: Jelang Vista Sdn Bhd (889503-W) (a subsidiary of OSK Property Holdings Berhad) • Address: Level 9, Plaza OSK, Jalan Ampang, 50450 Kuala Lumpur • Approving Authority: Majlis Perbandaran Sepang • Building Plan Reference No.: MP.SPG.9/CYB/133/10 • Land Tenure: Freehold • Land Encumbrances: Public Bank Berhad • PHASE 1: Developer’s License No.: 11519-1/05-2015/01739(L) • Validity Period: 08/05/2014 – 07/05/2015 • Advertising & Sales Permit No.: 115191/05-2015/01739(P) • Validity Period: 08/05/2014 – 07/05/2015 • Expected Date of Completion: Aug 2014 • Type of Property & Total Units: Condominium – 205 units, Selling Price: (Min) RM658,560.00 (Max) RM1,211,966.00 • Lake Villa – 26 units • (Min) RM2,921,760.00 (Max) 3,128,160.00 • PHASE 2 : Developer License No.: 11519-2/04-2017/521 • Validity Period: 24/04/2012 – 23/04/2017 • Advertising & Sales Permit No.: 11519-2/06-2015/01804(P)• Validity Period: 14/06/2014 – 13/06/2015 • Expected Date of Completion: June 2015 • Type of Property & Total Units: Condominium –208 units, Selling Price: (Min) RM892,034.00 (Max) RM1,289,340.00 • Lake Villa – 12 units, Selling Price: (Min) RM1,882,140.00 (Max) RM3,322,540.00 • Link Villa – 26 units, Selling Price: (Min) RM1,701,440.00 (Max) RM2,671,240.00 • Discount 7% for Bumiputra. This land cannot be transferred, charged without prior consent from State Authority.

- 09.04.2016 • Date of completion: November 2016 • Building Plan Approving Authority: MBJBT • Building Plan Approval No. MBJBT(JB)RP 9/21/2013 • Tenure of Land: Freehold • Encumbrances: Nil • Total Units: 32 • Price: Type A Min: RM6,014,954.00 Max: RM6,346,454.00 Type B - Min: RM6,427,054.00Max: RM7,138,154.00 Type C - Min: RM6,022,754.00 Max: RM6,369,854.00.

RESIDENSI 22

Developer’s License No.: 13124-1/08-2015/0425(L).Validity Period: 02/08/201301/08/2015 • Advertising & Sales Permit No.:13124-1/08-2015/0425(P) • Validity Period:02/08/2013-01/08/2015 • Land Tenure: Freehold • Approving Authority: Dewan Bandaraya Kuala Lumpur • Reference No.: BP T2 OSC 2013 1949 • Land Encumbrances: Public Bank Berhad • Expected Date of Completion: October 2017 • Total Units: Block A-264 Units, Block B-270 units • Built-Up: 1,878sqft – 3,163sqft • Selling Price: Block A-RM1,758,000 (Min) – RM3,119,000 (Max), Block B-RM1,831,000 (Min) – RM3,246,000 (Max) • Type: Condominiums.

ROSEVILLE (ROSEA & ROSELLA)

Developer’s License No.: 7103-23/11-2017/1595 • Validity: 23/11/2012 - 22/11/2017 • Advertising & Sales Permit No.: 7103-23/11-2015/0952(P) • Validity: 29/11/13 28/11/2015 • Building Plan No.: MPSPK(IP)B.09/2013’C’RKM • No. of Units: ROSEA - 138 units, ROSELLA - 72 units • Price: ROSEA - RM376,900 (Min) - RM711,360 (Max), ROSELLA - RM568,000 (Min) - RM808,200 (Max) • Completion Date: May 2017 • Land Encumbrances: NIL • Land Tenure: Freehold

GLOSSARY 2

PAN’GAEA

Eclipse: Wawasan Rajawali Sdn Bhd (917808-A) (a subsidiary of OSK Property Holdings Berhad) • Developer Principal Office Address: 9th Floor, Plaza OSK, Jalan Ampang, 50450 Kuala Lumpur • Tel: 603-2161 3322 Fax: 603-2175 3216 • Developer License No: 12229-2/12-2015/01002(L) • Validity • Period: 10/12/2013 – 09/12/2015 • Advertising & Sales permit No.: 12229-2/12-2015/01002(P) • Validity Period: 10/12/2013 – 09/12/2015 • Approving Authority: Majlis Perbandaran Sepang • Selling Price: (Min) RM 349,800 – (Max) RM 960,440 • Expected date of Completion: November 2017 • Building Plan Reference No.: MF.SPG 600-43/2/118 • Land Tenure: Freehold • Land encumbrances: UOB Bank Malaysia Berhad • Type of Property: Service Apartment • Total Unit: 666 units (Type A : 156 / Type B : 240 / Type C : 54 / Type D : 216) • Restriction in interest: This land cannot be transferred, charged without prior consent from State Authority. Solstice: Wawasan Rajawali Sdn Bhd (917808-A) (a subsidiary of OSK Property Holdings Berhad) • Developer Principal Office Address: 9th Floor, Plaza OSK, Jalan Ampang, 50450 Kuala Lumpur • Tel: 603-2161 3322 Fax: 603-2175 3216 • Developer License No: 12229-1/10-2017/1380 • Validity Period: 15/10/2012 – 14/10/2017 • Advertising & Sales Permit No.: 12229-1/12-2014/01486(P) • Validity Period: 30/12/2013 –29/12/2014 • Approving Authority: Majlis Perbandaran Sepang • Selling Price: (Min) RM250,800 – (Max) RM869,440 • Expected date of Completion: January 2017 • Building Plan Reference No.: MP.SEPANG P/CJ/PS/10/2/2/123(15) • Land Tenure: Freehold • Land Encumbrances: UOB Bank Malaysia Berhad • Type of Property: Service Apartment • Total Unit: 946 units (Type A: 766 / Type B: 60 / Type C: 120) • Restriction in interest: This land cannot be transferred, charged without prior consent from State Authority.

REGENT’S PARK

Developer’s License No. 10555 - 14/04 - 2016/0326(L) • Valid from: 10.04.2014 09.04.2016 • Advertising Permit: 10555 - 14/04 - 2016/0326(P) • Valid from: 10.04.2014

INVESTOR GUIDE 2014/2015

SCARLET VILLA 1

Developer’s License No.: 10496-8/12-2015/01083(L) • Validity Period: 25/12/2015 until 24/12/2015 • Advertising & Sales Permit: 10496-8/12-2015/01083(P) • Validity Period: 25/12/2013 until 24/12/2015 • Authority Approval: Majlis Perbandaran Seberang Perai (MPSP) • Building Plan Approval: MPSP/40/20-36/38 • No. of Plan: 1(A-V) • Date of Approval: 06/03/2013 • Land Encumbrances: Nil • No. of Units: Scarlet Villa 1 – 46 units • Price: Bungalow Min. – RM1,904,087 Max – RM2,152,633 No. of Units: 17 • Semi Ds Min – RM1,326,617 Max RM1,507,565 No of Unit : 12 units • Terrace House Min RM850,860 Max RM1,153,203 No of Units: 17 units • Date of Completion December 2015 • Land Tenure: Freehold • Discount: 5% for Bumiputera.

SOUTHVILLE CITY

Developer: Southville City Sdn Bhd (formerly known as Tristar Acres Sdn Bhd) Company No. 788149-T (a wholly-owned subsidiary of Mah Sing Group Sdn Bhd) Wisma Mah Sing, Penthouse Suite 1, No. 163, Jalan Sungai Besi, 57100 Kuala Lumpur. Tel: 1300-88-6866/ +603-9221 6888 (Hunting Line) Fax: 03-9222 8988 • Savanna Approving Authority: Majlis Perbandaran Sepang • Building Plan Approval No: MP.SPG 600-34/3/61(6) • Expected Date of Completion: March 2018 • Land Tenure: FREEHOLD • Land Encumbrances: Affin Bank Berhad • Tower A & B • Developer’s License No.: 13425-1/03-2016/0264 (L) • Validity Period: 27/03/2014 – 26/03/2016 • Advertising Sales & Permit No.: 13425-1/03-2016/0264(P) • Validity Period: 27/03/2014 – 26/03/2016 • Executive Suite: Total Units:1,532 • Selling Price: Tower A (Min) RM410,000 – (Max) RM558,000 • Tower B (Min) RM382,000 – (Max) RM535,000 • Tower C & D • Developer License No.: 13425-2/03-2016/0278 (L) • Validity Period: 28/03/2014 – 27/03/2016 • Advertising Sales & Permit No.: 13425-2/03-2016/0278(P) • Validity Period: 28/03/2014 – 27/03/2016 • Executive Suite: Total Units: 1,660 • Selling Price: Tower C (Min) RM427,000 – (Max) RM581,000 • Tower D (Min) RM450,000 – (Max) RM604,000 • Avens Residence • Developer’s License No.: 13425-3/06-2016/0542 (L) • Validity Period: 06/06/2014 05/06/2016 • Advertising Sales & Permit No.: 13425-3/06-2016/0542(P) • Validity Period: 06/06/2014 – 05/06/2016 • Approving Authority: Majlis Perbandaran Sepang • Building Plan Approval No: MPSepang 600-34/3/78 • Expected Date of Completion: June 2017 • Land Tenure: Freehold • Land Encumbrances: Affin Bank Berhad • 2 ½ Storey Link House: 112 units • 3 Storey Link House: 84 Units • Total Units: 196 Units • Selling Price: 2 ½ Storey: (Min): RM892,800 – (Max): RM1,327,800 • 3 Storey: (Min): RM1,008,800 – (Max): RM 1,480,800. Disclaimer: The information contained herein is subject to change and cannot form part of an offer or contract. All renderings are artist’s impression only. All measurements are approximate. While every reasonable care has been taken in preparing this visual, the developer cannot be held responsible for any inaccuracy. All the above items are subject to variations, modifications & substitutions as may be required by the authorities or recommended by the Architect or Engineer. Indicative Price after 7% Bumiputera Discount.

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GLOSSARY THE LOFT

Vienna View Development Sdn Bhd (728449-H) (a wholly-owned subsidiary of Mah Sing Group Berhad) • No.1 Southbay City, Jalan Permatang Damar Laut, 11960 Bayan Lepas, Penang, Malaysia • Tel: 604-6288188 Fax: +604-6288190 • The Loft@Southbay City • Developer’s License No.: 12029-1/06-2015/01972(L) • Validity Period: 01/07/2014 – 30/06/2015 • Advertising & Sales Permit No.: 12029-1/06-2015/01972(P) • Validity Period: 01/07/2014 – 30/06/2015 • Approving Authority: Majlis Perbandaran Pulau Pinang • Building Plan Approval No.: MPPP/ OSC/PB(6177)/13(LB) • Type of Property: Serviced Apartment • Total Units: 156 • Land Encumbrances: Hong Leong Investment Bank Berhad • Expected Date of Completion: Dec 2017 • Land Tenure: Freehold • Selling Price: RM1,892,540 (Min), RM7,834,840 (Max).

THE MERIDIN@MEDINI

The Meridin @ Medini • Tropika Istimewa Development Sdn Bhd (984692-W) (a wholly-owned subsidiary of Mah Sing Group Berhad) • Developer’s License No: 13078-1/06-2015/0281 (L) • Validity Period: 29/6/2013 - 28/6/2015 • Advertising & Sales Permit No: 13078-1/06-2015/0281(P) • Validity Period: 29/6/2013 - 28/6/2015 • Approved Authority: Majlis Perbandaran Johor Bahru Tengah (MPJBT) • Building Plan Approval No • MPJBT (JB) RP 9A/4/2013• Land Tenure: Freehold with registered lease for 99 years to developer expiring in 14/4/2112 • Encumbrance: RHB Bank Berhad • Expected Completion: August 2017 • Type: Condominium • Block A - Price: RM414,000 (Min) RM1,833,000 (Max) - Total Units: 400 • Block B - Price: RM917,000 (Min) RM1,563,000 (Max) - Total Units: 161 • Block C - Price: RM465,000 (Min) RM1,132,000 (Max) - Total Units: 195.

THE SENTRAL RESIDENCES

Developer: Prema Bonanza Sdn Bhd (755933-K) • Developer’s License No: 108481/10-2014/0967(L) • Validity Period: 31/10/2013 – 22/10/2014 • Advertising & Sales Permit No: 10848-1/10-2014/0967(P) • Validity Period: 31/10/2013 – 22/10/2014 • Land Tenure: Freehold • Land Encumbrances: Malaysian Banking Berhad • Expected Date of Completion: February 2016 • Approving Authority: Dewan Bandaraya Kuala Lumpur • Approved Building Plan No: BP S1 OSC 2011 1092 (dated 16 August 2011) • Car Park: Accessory Parcel allocated 1 - 3 parking lots (Except for visitor car park) • Total Units: 752 units • Total No. of Storey: 57 storey • 17 Types of Units: 1087sf to 4327sf • Tower A Total Units: 376 units • Type A1a (1,087 sf): Total units: 100 units • Type A1b (1,119 sf): Total units: 42 units • Type A1c (1,259 sf): Total units: 42 units • Type A2 (1,485 sf): Total units: 84 units • Type A3 (1,873 sf): Total units: 84 units • Type A4a (3,035 sf): Total units: 8 units • Type A4b (3,337 sf): Total units: 8 units • Type A4c (3,380 sf): Total units: 8 units • Tower B Total Units: 376 units • Type B1 (1,087 sf): Total units: 100 units • Type B2a (1,399 sf): Total units: 42 units • Type B2b (1,464 sf): Total units: 42 units • Type B2c (1,625 sf): Total units: 42 units • Type B2d (1,625 sf): Total units: 42 units • Type B3 (1,787 sf): Total units: 84 units • Type B4a (3,068 sf): Total units: 8 units • Type B4b (3,068 sf): Total units: 8 units • Type B4c (4,327 sf): Total units: 8 units • Type of development: Serviced Apartment • Selling Price: Tower A & Tower B (Min) RM1,392,000 - (Max) RM6,954,000 • Bumiputera Discount: 5 %.

VERDI

Developer’s License No: 11186-3/10 – 2017/1455. Validity Period: 30/10/2012 – 29/10/2017 • Advertising & Sales Permit No.: 11186 – 3/11-2015/02413(P) • Validity Period: 02/11/2014 – 1/11/2015 • Building Plan Approval Authority: Majlis Perbandaran Sepang • Building Plan Approval No.: MP.SPG.9/CYB/145/12(17) • Tenure: Freehold • Land Encumbrances: Leased to MBSB • Total Unit: 800 • Price: RM632,520.00 (Min) – RM1,524,320.00 (Max) • Built-Up:700 sq.ft – 1,453 sq.ft • Expected Date of Completion: November 2016 • Type of Property: Condo • 7% discount for Bumiputra.

WELLESLEY RESIDENCES

Developer: PJD Eastern Land Sdn. Bhd. • Developer’s Licence No.: 8555-6/072015/02020 (L) • Validity Period: 16/07/2014 – 15/07/2015 • Advertising Permit No.: 8555-6/07-2015/02020 (P) • Validity Period: 16/07/2014 – 15/07/2015 • Approving Authority: Majlis Perbandaran Seberang Perai • Building Plan No.: MPSP/40/2024/30 • Expected Date of Completion: July 2014 • Land Tenure: Freehold • Land Encumbrances: Malayan Banking Berhad • Total Units: Studio Suite (Type A): 132 , Family Deluxe B (Type B): 90, Family Deluxe C (Type C): 90, Family Deluxe D (Type D): 90, Penthouse E (Type E): 2, Penthouse F (Type F): 2, Penthouse G (Type G): 2, Penthouse H (Type H): 2 • Built-up Area: Studio Suite (Type A): 650 sq.ft., Family Deluxe B (Type B): 900 sq.ft., Family Deluxe C (Type C): 1,100 sq.ft., Family Deluxe D (Type D): 1,300 sq.ft., Penthouse E (Type E): 2,600 sq.ft., Penthouse F (Type F): 2,200 sq.ft., Penthouse G (Type G): 1,950 sq.ft., Penthouse H (Type H): 1,810 sq.ft.• Minimum Price: RM246,400.00• Maximum Price: RM1,152,200.00 • 5% Discount for Bumiputra.

WOODBURY SUITES @ HARBOUR PLACE

Developer: PJD Eastern Land Sdn. Bhd. • Developer’s License No.: 8555-7/072015/0354 (L) • Validity Period: 18/07/2013 – 17/07/2015 • Advertising Permit No.: 8555-7/07-2015/0354 (P) • Validity Period: 18/07/2013 – 17/07/2015 • Approving Authority: Majlis Perbandaran Seberang Perai • Building Plan No.: MPSP/40/2024/35 • Expected Date of Completion: February 2017 • Land Tenure: Freehold • Land Encumbrances: Public Bank Berhad • Total Units: Type A (Studio): 64, Type B (1+1 rooms): 142, Type B1 (Loft): 29, Type C (2 rooms): 118, Type D (3 rooms): 61, Type E (Penthouse): 2, Type F (Penthouse): 2, Type G (Penthouse): 2 • Built-up Area: Type A (Studio): 550 sq.ft, Type B (1+1 rooms): 750 sq.ft, Type B1 (Loft): 750 sq.ft, Type C (2 rooms): 918 sq. ft, Type D (3 rooms): 1250 sq.ft, Type E (Penthouse): 2,270 sq.ft, Type F (Penthouse): 1,500 sq. ft, Type G (Penthouse): 1,710 sq.ft • Minimum Price: RM322,000.00 • Maximum Price: RM1,305,000.00 • 5% Discount for Bumiputra.

YOU ONE @ SUBANG USJ

Type of property: Service Apartment • Developer’s License No.: 12063-1/052017/708 • Validity Period: 01/06/2012 – 31/05/2017 • Approving Authority: Majlis Perbandaran Subang Jaya • Building Plan Approval No.: MPSJ/BGN/KW/B9/43 • Land Tenure: FREEHOLD • Expected Date of Completion: January 2016 • Advertising & Sales Permit No.: 12063-1/06-2015/01762(P) • Validity Period: 08/06/2014 - 07/06/2015• Land Encumbrances: United Overseas Bank (Malaysia Berhad) • Total Units: 457 • Balance Units Unsold: 30 • Minimum Price: RM586,000 • Maximum Price: RM2,347,000 • Bumiputra Discount: 10%.

YOU RESIDENCES

Type of property: Service Apartment • Developer’s License No.: 10662-2/072017/1015 • Validity Period: 27/07/2012 – 26/07/2017 • Approving Authority: Majlis Perbandaran Kajang • Building Plan Approval No.: MPKJ6/PP/55/2011 • Land Tenure: FREEHOLD • Expected Date of Completion: August 2015 • Advertising & Sales Permit No.: 10662-2/07-2015/01929(P) • Validity Period: 31/07/2014 30/07/2015 • Land Encumbrances: Public Bank Berhad • Total Units: 370 • Balance Units Unsold: 10 • Minimum Price: RM412,000 • Maximum Price: RM2,213,000 • Bumiputra Discount: 10%.

YOU VISTA

Type of property: Service Apartment • Developer’s License No.: 10662-3/122017/1749 • Validity Period: 21.12.2012 – 20.12.2017 • Approving Authority: Majlis Perbandaran Kajang • Building Plan Approval No.: MPKJ6P/48/2012 • Land Tenure: FREEHOLD • Expected Date of Completion: July 2016 • Advertising & Sales Permit No.: 10662-3/01-2015/0933(P) • Validity Period: 08.01.2014 – 07.01.2015 • Land Encumbrances: Public Bank Berhad • Total Units: 730 • Minimum Price: RM400,600 • Maximum Price: RM1,946,400 • Discount 10% for Bumiputra.

THE INFORMATION CONTAINED HEREIN IS SUBJECT TO CHANGE AND CANNOT FORM PART OF AN OFFER OR CONTRACT. ALL RENDERINGS ARE ARTIST’S IMPRESSION ONLY. ALL MEASUREMENT ARE APPROXIMATE. WHILE EVERY REASONABLE CARE HAS BEEN TAKEN IN PREPARING THIS VISUAL, THE DEVELOPER CANNOT BE HELD RESPONSIBLE FOR ANY INACCURACY. ALL THE ABOVE ITEMS ARE SUBJECT TO VARIATIONS, MODIFICATIONS AND SUBSTITUTIONS AS MAY BE REQUIRED BY THE AUTHORITY OR RECOMMENDED BY THE ARCHITECT OR ENGINEER. TERMS AND CONDITIONS APPLY.

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INVESTOR GUIDE 2014/2015