Issue113 by iproperty.com

Voted No.1 Property Magazine 2010/11/12/13 by A+M Magazine

The One Destination in Life That Truly Matters

Pick of the Month Shah Alam and Klang: Cocooning Into Something New

The Trax @ Chan Sow Lin

MCI (P) 139/08/2013 KDN PP 13368/04/2 013(032224) 13368/04/2013(032224) ISSN 1823-8726

9 771823 872006

Issue 113 | July 2014 | RM8.00, S$8.00

The Andes @ Bukit Jalil by Villamas Sdn Bhd

EDITOR ROSHAN KAUR SANDHU WRITERS ONG XIN YING BRANAVAN ARULJOTHI

CEO’S FOREWORD

HEAD OF CREATIVES ANGELINE LIM GRAPHIC DESIGNERS JASON KWONG WING WONG CAMPAIGN SPECIALIST NURULHIDAYAH ABD RAHMAN MAGAZINE COORDINATOR NUR ALIA AHAMD TAMEZI GENERAL MANAGER OF SALES BOBBY TAN DEVELOPER SALES MANAGER HOW YONG KIEN SOON HEAD OF MEDIA SALES JENN ADAMS HEAD OF iPROPERTY TV COREY WEEKES AGENT SALES MANAGER LEON KONG CUSTOMER MARKETING MANAGER ANGELA SARGUNAN CONSUMER MARKETING MANAGER LYDIA CHEW HEAD OF DEVELOPER MARKETING TJ CHEAH MANAGING DIRECTOR AND CHIEF EXECUTIVE OFFICER GEORG CHMIEL CHIEF FINANCIAL OFFICER ROBERT GOSS CHIEF INFORMATION OFFICER HARMIT SINGH GENERAL MANAGER, BUSINESS OPERATIONS LOH-LIM SHEN YI

iProperty.com Malaysia Sdn Bhd (600850-K) 45-6 The Boulevard, Mid Valley City, Lingkaran Syed Putra, 59200 Kuala Lumpur, Malaysia. Phone: (603) 2264 6888 | Fax: (603) 2264 6900 Sales enquiries: my.sales@iproperty.com Editorial matters: editorial@iproperty.com General enquiries: my.info@iproperty.com Subscription: subscription@iproperty.com iProperty.com Malaysia Sdn Bhd ( Johor) G-18, Jalan Seri Austin 1/1, Taman Seri Austin, 81100 Johor Bahru. iProperty.com Malaysia Sdn Bhd (Penang) Bay Avenue D-25-3, Lorong Bayan Indah 2 Bayan Lepas, 11900 Penang

Forging Ahead It’s been nearly three months since I moved here and I have to say that there is plenty to love about Malaysia. The fasting month started not too long ago and I am intrigued by the long line of street-side stalls set-up in various locations across the country offering a sumptuous array of local delicacies. Malaysia is truly a food haven. On the home front, there are lots of interesting things happening at iProperty.com Malaysia. We have just concluded our sixth iProperty.com Asia Property Market Sentiment Survey and are now in the midst of compiling the results. Thank you for sharing your thoughts with us. Do stay tuned to find out the results in our next issue. And if you haven’t already viewed the videos on iProperty.tv, do check them out. With iProperty.tv, property buyers and investors are given the best platform to know more about the latest developments in town without having to leave their homes. In this issue, our pick of the month is the ever-booming Shah Alam and Klang. Read more about them on pages 66 and 67. Happy reading and to all our Muslim readers, we would like to take this opportunity to wish you a happy and Holy Fasting Month!

iProperty.com Magazine is published monthly by iProperty.com Malaysia Sdn Bhd 45-6 The Boulevard, Mid Valley City, Lingkaran Syed Putra 59200, Kuala Lumpur, Malaysia. Disclaimer Although every reasonable care has been taken to ensure the accuracy of the information contained in this publication, neither the publisher, editor nor their employees and agents can be held liable for any errors, inaccuracies and/or omissions, howsoever. We shall not be responsible for any loss or damage, whether direct or indirect, incidental or consequential arising from or in connection with the contents of this publication and shall not accept any liability in relation thereto. The views by our contributors expressed here are their personal opinions and do not necessarily reflect iProperty. com’s views. Unless otherwise noted, all artwork and ad designs printed in iProperty.com Magazine are the sole property of iProperty.com Malaysia Sdn Bhd, and may not be reproduced or transmitted in any form, in whole or in part, without the prior written consent of the publisher. Printer Percetakan Osacar Sdn Bhd Lot 37659, No. 11, Jalan 4/37A Taman Bukit Maluri Industrial Area Kepong, 52100 Kuala Lumpur Malaysia. Distributor MPH Distributors Sdn Bhd

Georg Chmiel Managing Director and Chief Executive Officer The iProperty Group

CONTENTS July 2014

Let’s Talk

4 CEO’S FOREWORD 10 HAPPENINGS

30 COUNTRY GARDEN PROPERTIES (MALAYSIA) SDN BHD

14 PROPERTY BUZZ

Iskandar Malaysia’s 5-star jewel

New Johor bill: What you need to know

34 iKHASAS SDN BHD

Cover Story

Developing with the consumer in mind

36 WB LAND SDN BHD

16 THE ANDES

The one destination in life that truly matters

A secure and green home for industries

38 CREATIVITY CORNER

Featured Property

Dancing with the elements

20 SHAFTSBURY AVENUE @ PUTRAJAYA A wholesome life experience at Shaftsbury Avenue @ Putrajaya

40 GAVEL GAZING Transfers between family members: Stamp duty and Real Property Gains Tax exposure

24 SETIA ECOHILL On top of the world

28 SURIA HILLS The pinnacle of luxury

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CONTENTS July 2014

Property Investment Data

42 LOANSTREET

KLIBOR home loans explained

44 HSR RESEARCH Flattish QoQ All House Price Index

Buyers Club: The Trax @ Chan Sow Lin

50 BANDAR MALAYSIA: THE GATEWAY TO KUALA LUMPUR’S FUTURE 52 THE CHARTERED RESURGENCE OF CHAN SOW LIN 54 BANDAR MALAYSIA AND CHAN SOW LIN: LANDMARKS OF KUALA LUMPUR’S TRANSFORMATION 56 PLAYING CATCH-UP WITH THE NEIGHBOURS 58 THE TRAX @ CHAN SOW LIN: AN URBAN METAMORPHOSIS 60 A TALE OF TWO CITIES: THE MALAYSIA– SINGAPORE CONNECTION 62 TABLE TALK Sustainability: A fancy label?

64 INSIDE SCOOP Nature’s capital city

66 PICK OF THE MONTH Shah Alam and Klang: Cocooning into something new

68 EXPERT’S VIEW Shah Alam and Klang: An unexpected growth spurt

Contributors 72 OREGEON PROPERTY CONSULTANCY A look at Shah Alam (Sections 1 to 14)

76 THE NATIONAL HOUSE BUYERS ASSOCIATION Subsidiary management corporations: A panacea?

80 ACESCUBE Are you home loan-ready?

82 CHAN AI CHENG A flurry of investment opportunities

84 DATO’ JOEY YAP Understanding Feng Shui audits

94 AGENCY DIRECTORY 95 CLASSIFIEDS 112 SUBSCRIPTION

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HAPPENINGS LBS Expanding to Kuantan with Sinaran Mahkota LBS Bina Group Berhad expects Sinaran Mahkota, its latest mixed commercial and residential development in Kuantan, to receive a positive response from buyers and investors as the project will be able to tap into the spillover benefits of the city’s economic growth. Sinaran Mahkota is an innovative fusion of commercial and residential spaces located within Bandar Indera Mahkota, a vibrant self-contained township with mature residential areas. The development’s commercial component is a mixed-use commercial town centre which stands out by introducing a potential street life element reflected in its streetscapes and landscapes. Another unique selling point of the project is its easy access to highways, industrial parks and various modern amenities such as banks, hospitals and commercial outlets. Phase One of Sinaran Mahkota comprises 121 units of two- and three-storey shop offices designed in a modern

Mondrian concept. These spacious commercial units, which each have a view overlooking a lake, aim to fulfil the retail needs of its residents. The development’s second phase includes proposed serviced apartments which offer a unique and convenient living experience and are an ideal option for students given its strategic location opposite the International Islamic University Malaysia.

Epic Suites at Bukit Puchong Receives Positive Response Investors and home buyers on the look-out for attractive freehold property within the Greater Kuala Lumpur area made a beeline for Bukit Hitam Development Sdn Bhd’s Epic Suites at Bukit Puchong recently to snatch up remaining units of the 21-storey serviced apartments at the sales launch. At the end of the day, over 90% of the units were sold. Set on 2.3 acres of prime, freehold land amidst retail and commercial developments, Epic Suites comprises a two-block, 21-storey serviced apartment consisting of nine different designs with built-up areas ranging from 624 sq ft to 2,475 sq ft. The project’s gross development value will be approximately RM180 million when it is completed in 2017. The area’s current population of 25,000 residents which is expected to increase to 60,000 in five years will be able to look forward to other upcoming developments such

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as a sports complex and Taylor’s International School which covers pre-school up to secondary school. Bukit Puchong, which is Bukit Hitam Development’s flagship development, is a 1,290 acre township comprising a well-balanced mix of private residential, commercial and industrial properties as well as public facilities.

Mah Sing’s Avens Residence at Southville City@KL South Opens for Registration Mah Sing Group Berhad previewed Southville City@KL South’s Phase Two, Avens Residence which comprises 196 limited edition 21/2-storey and 3-storey link homes to great success. The only link home precinct in the master development, it offers 112 21/2-storey link homes which have measurements of 22’ x 75’ and built-up sizes of 2,988 sq ft as well as 84 3-storey link homes which also measure 22’ x 75’ and have built-up sizes of 3,438 sq ft. During the preview, Mah Sing opened 80 units out of 112 units of Avens Residence’s 21/2-storey link homes for pre-selection pending its official launch. Interest in the project has been encouraging as 80% of the units which are worth approximately RM61 million were taken up by the end of the preview. The take-up rate has been very encouraging for Phase One of Southville City. Four towers of the

residential component Savanna Executive Suites which offers 3-bedroom affordable homes and were launched earlier have been 90% sold while the fifth tower, Tower C2,

was recently launched. Meanwhile, the commercial component Savanna Lifestyle Shops which comprises 2-storey shop offices has already been 40% sold.

Ascendas and UEM Sunrise Break Ground for Nusajaya Tech Park Ascendas Pte Ltd and UEM Sunrise Berhad recently celebrated the groundbreaking of their joint venture development Nusajaya Tech Park, an integrated technology park located at Gerbang Nusajaya, within Nusajaya in Iskandar Malaysia. The ceremony was graced by Malaysia’s Minister of International Trade and Industry, Dato’ Sri Mustapa Mohamed, and Singapore’s Minister of Trade and Industry, Lim Hng Kiang. Strategically located just minutes from MalaysiaSingapore Second Link Expressway, the 210-hectare integrated tech park will be developed in phases over 9 years. The start-up phase spanning 28 hectares of ready-built facilities and land plots for build-to-suit developments will be completed by 2016. When fully completed, the park is expected to support some 200 enterprises. At the first release, the park has received 40% pre-commitment for the ready-built facilities in the start-up phase. Set within Nusajaya, the heart of Iskandar Malaysia, Nusajaya Tech Park enjoys easy access to international airports and seaports in both Singapore and Malaysia. A proposed rapid transit system within Iskandar Malaysia and a Singapore-Kuala Lumpur high speed rail link are already in the works, strengthening the park’s connectivity and enhancing its international appeal.

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HAPPENINGS Mah Sing Honoured at The BrandLaureate 2014 Mah Sing Group Berhad was honoured with two prestigious accolades at The BrandLaureate Award 2014 recently held at The Majestic Hotel which are The BrandLaureate Property Man of the Year Award 2013-2014 and The BrandLaureate President’s Award 2013-2014. The BrandLaureate Property Man of the Year Award 2013-2014 was conferred to Group Managing Director cum Group Chief Executive of Mah Sing Tan Sri Dato’ Sri Leong Hoy Kum in recognition of his contributions to the property sector and for spearheading Mah Sing’s transformation into one of Malaysia’s leading and premier property developers. Mah Sing was also recognized as the consumers’ leading choice when it was awarded The BrandLaureate President’s Award 2013-2014 which

denotes a special and discerning acknowledgement of brands that have achieved first-rate brand performances. It is meant to recognise brands which are leaders

Pantai Sentral Park Comes Alive IJM Land Berhad and its joint-venture partner Amona Development Sdn Bhd have unveiled Kuala Lumpur’s most highly anticipated property – Phase 1 of the Pantai Sentral Park development known as Inwood Residences. Touted as Kuala Lumpur’s One and Only Urban Forest City, Pantai Sentral Park is one of the few prime property development areas left in Klang Valley which, coupled with its eco-innovation proposition of modern day conveniences with nature inspired living, has piqued keen interest from homebuyers and investors alike. Set against the stunning backdrop of the 200-acre forest in Bukit Kerinchi, it is designed to integrate residential, commercial and recreational touch-points. Spread across 58 acres of land, Pantai Sentral Park has a gross development value of RM 2.5 billion. Consisting of 7 residential phases and 6 commercial phases, the visionary township is expected to be completed within 10-15 years and will be able to accommodate some 15,000 residents. Sitting on a land area spanning 3.02 acres, Inwood Residences comprises 211 units of residential condominiums, with varying built-ups ranging from 1,140 sq ft to 1,975 sq ft and configuration options of two to four + one bedrooms.

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in their respective industries with a strong culture of innovation and creativity that help them evolve with time.

PROPERTY BUZZ | New Johor Bill: What You Need to Know

New Johor Bill: What You Need to Know Only just amended and passed, here is what you need to know about the Johor Real Property and Housing Board Bill 2014.

The real estate industry in Johor is in for big changes with the recent amending and passing of the Johor Real Property and Housing Board Bill 2014. The Bill, for the creation of a board that will undertake and promote the development of real property and housing in Johor, was tabled by Housing and Local Government Committee chairman Datuk Abdul Latiff Bandi.

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Among the amendments that were passed on 9th June 2014 include: Clause 4 (1) (d) Board Membership The Board shall comprise not more than four representatives from any corporation, agency or anyone who will bring benefit to the Board, appointed by the Ruler or the Menteri Besar. Clause 4 (2) Board Membership A Board member, except those

mentioned in paragraphs (a), (b) and (c) shall hold his position for a period of not more than two years, and if reappointed, unless he first resigns or vacates his post or his appointment is first cancelled by the Ruler or Menteri Besar. Clause 4 (3) Board members can be paid a pension or allowance determined by the State Authorities.

Clause 7 The Board shall from time to time, with the approval of the State Authorities, form a corporation according to the Second Schedule with any name determined by the Board to oversee, develop or manage any development plans, projects, schemes or ventures as determined by the Board.

Clause 12 (2) The appointment of Directors shall first have to obtain the approval of the Ruler, on the advice of the Menteri Besar. Clause 26 (2) Finance The Board shall, before the beginning of July, submit to the State Authorities, an estimate of the budget

for next year together with details required by the State Authorities , and the State Authorities shall, before the beginning of September each year inform the Board the overall amount allowed for the budget or the amount allowed for each expense. Clause 32 (3) Financial Year and Audited Accounts The Board shall, in six months after the end of each financial year, audit its accounts and submit to the State Authorities together with a copy or permission is granted by the Auditor General or an auditor appointed under sub-Section (2) on any Board account with a copy of the report with reference to Section 34. Clause 33 (1) Investigation into Accounts The State Authority shall at any time instruct selected people who are appointed to conduct an investigation into the books, accounts and transactions of the Board. Clause 34 (1) Annual Report The Board shall, no later than June 30 of each financial year, require a report on the activities of the Board during the previous year to be drawn up and sent to the State Authorities. Clause 43 (1) Winding-up and Dissolution The State Authorities can, through the authority in the Gazette, instruct the Board to be wound up and dissolved. Amendments that should be noted are that the Sultan of Johor will now act on the advice of the Menteri Besar (Chief Minister), and that all clauses that only mentioned the Ruler have now been amended to include the state authorities. Talking to the media Menteri Besar Datuk Seri Mohamed Khaled Nordin said, “The Sultan was notified of the 10 amendments made to the Bill for which His Highness has no objection as he knows that he acts on the advice of the Menteri Besar.” Mohamed Khaled also added that the state government aims to help the people overcome housing issues, and build more affordable homes. ”We expect the new housing board to be operational by March next year,” he said.

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COVER STORY | The Andes @ Bukit Jalil PROJECT NAME:

The Andes @ Bukit Jalil CITY:

Kuala Lumpur PROPERTY TYPE:

Condominium LAND TITLE:

Residential TENURE:

The One Destination in Life That Truly Matters

Freehold BUILT UP:

1,105 - 1,843 sq ft TOTAL UNITS/LOTS:

353 DEVELOPER:

Villamas Group

Located at the border of Bukit Jalil and Puchong, The Andes enjoys the best of both worlds thanks to its excellent locale, sitting between two mature and esteemed townships.

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2 The Andes, Villamas’ latest project, sweeps across the township to create spaces that are modern and functional as well as luxurious in both nature and quality. Comprising two towers of condominiums and villa terraces, the development brings a touch of added elegance to an already blossoming community. Leveraging on its easy connectivity to the city centre and neighbouring mature townships, it is strategically placed at multiple intersections and is as easy to get to as it is to fall in love with. It offers prospective residents a choice of staying close to the comforts of the ground or soaring high towards the sky, with both options offering the exclusivity and comfort of low-density living. Stretching across 6.25 acres of freehold land and aimed at young professionals who are looking to take a step up the real estate ladder, the development is gunning for a launch in the third quarter of 2014. Keeping in touch with the needs of today’s generation, The Andes comes with an array of fascinating facilities that cater to people from all walks of life. A celebrity kitchen, onsen spa and yoga studio serve up some chic ways for residents to unwind in the

evenings, while the BBQ area makes for a great place for get-togethers. Reading pods are also available within the development for those who enjoying relaxing with a good book. The condominiums, specifically, come with multi-layered landscaped facility decks for aesthetic pleasures. Each unit is also designed with cross ventilation in mind, allowing natural ventilation and great daytime lighting, while selected units come with: 1) Private Outdoor Garden & Private Roof Garden: For those who love waking up to nature or exercising their green thumbs, these gardens serve as a space to showcase lush and gorgeous greenery 2) Private Lift Lobby: Selected units offer the privacy of their very own lift lobby, cementing the signature exclusivity that is offered at The Andes 3) Double-volume Balcony: Generous, double-volume balconies give residents a sense of enhanced space as well as aerial views of the township AMENITIES FOR EVERY AGE Among the splendid, notable amenities available around The Andes are: • IOI Mall • TESCO • Giant • Pavilion 2 (upcoming)

1 Overall (Artist’s Impression) 2 Drop off (Artist’s Impression)

Also a hub for education of all levels, the neighbourhood is home to academic centres such as: • SJK(C) Yak Chee • SMK Bandar Kinrara • International Medical University (IMU) • Asia Pacific University of Technology & Innovation (UCTI) The Kinrara Golf Club and Bukit Jalil Golf & Country Resort is also a stone’s throw away from the development, lending the option of a well-spent weekend for the whole family. A ONE-OF-A-KIND LOCALE Located at the south of Kuala Lumpur, The Andes is surrounded by well-mapped road networks. In addition to that, it is also one of the townships that will benefit from the upcoming Ampang line extension of the Light Rail Transit (LRT). The Damansara-Puchong Highway (LDP), Shah Alam Expressway (KESAS), Maju Expressway (MEX) and upcoming Kinrara-Damansara Expressway (KIDEX Skyway) are among the many entry and exit points available around the development. The KIDEX Skyway, a 14.9-km highway that will serve as an alternative to the LDP and Petaling Jaya residential roads, includes seven interchanges, namely ramps at the New Klang Valley Expressway

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COVER STORY | The Andes @ Bukit Jalil (NKVE), Bandar Utama, SPRINT Highway, Federal Highway, New Pantai Expressway (NPE), KESAS and Bukit Jalil Highway. The KIDEX Skyway is expected to halve the travel time between the areas of Damansara and Kinrara, which is now at an average of 45 minutes. Aimed at alleviating traffic congestion on the LDP and other local roads in Petaling Jaya and Kinrara, the KIDEX Skyway is also expected to increase capital appreciation on all segments in the property market along its alignment.

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According to official valuers and the KIDEX website, an appreciation of 15%-20% can be expected. ABOUT THE DEVELOPER Behind the walls of residential and commercial architectures is more than just landscape and interior settings; there are carefully planned spaces crafted to achieve perfection and practicality. Villamas has grown over the years to become a highly renowned and esteemed developer in Klang Valley, consistently displaying â&#x20AC;&#x153;A Commitment to Stand behind an Architectural Masterpieceâ&#x20AC;?.

Acclaimed in the delivery and consistency of quality developments, Villamas has experienced tremendous growth since its first property endeavour in 2000. Its vision to put together a lifestyle of enhanced living, business and leisure still remains, while its purchasers, clientele and investors are set to indulge in the best of architectural advancements and lucrative investment returns. Now standing strong with a team of experts and professionals in engineering, construction, town planning, marketing and finance,

4 Villamas has mastered the craft of blending basic architectural choices with the latest designs and concepts of functionality. The result is projects with inspired urban living such as Cristal Residence, Verde@Ara Damansara, Zefer Hill Residence and Serin Residency, all which have been crafted to perfection. Villamas’ homes are designed to appeal to cosmopolitan dwellers and to those who truly appreciate the new experience of living. Characterised by innovation, exclusivity and elegant architecture, Villamas strives to cater to homeowners and investors alike.

The property is now open for sale. For more information, visit www. theandes.com.my, or contact 037728 6666. Alternatively, please visit Villamas Sales Gallery at B-1-6, Plaza TTDI, Jalan Wan Kadir 3, Taman Tun Dr. Ismail, 60000 Kuala Lumpur.

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Reading pods (Artist’s Impression) Swimming pool (Artist’s Impression) Celebrity kitchen (Artist’s impression)

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FEATURED PROPERTY | Shaftsbury Avenue @ Putrajaya

A Wholesome Life Experience at Shaftsbury Avenue @ Putrajaya

iKHASAS Group’s maiden voyage into the country’s administrative capital is poised to be a landmark in its own right.

1 PROJECT NAME:

Shaftsbury Avenue @ Putrajaya CITY:

Putrajaya PROPERTY TYPE:

Serviced Residence LAND TITLE:

Commercial TENURE:

Freehold BUILT UP:

686 - 1,451 sq ft LAND AREA:

5.76 acres TOTAL UNITS/LOTS:

764 EXPECTED DATE OF COMPLETION:

2018 DEVELOPER:

Shaftsbury Avenue Sdn Bhd (422190-H) A member of iKHASAS Group

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Enjoying the success of their inaugural development in Cyberjaya – Shaftsbury Square – iKHASAS Group, through its wholly-owned subsidiary Shaftsbury Avenue Sdn Bhd and in collaboration with Putrajaya Holdings Sdn Bhd is expanding their reach to the neighbouring township of Putrajaya. The country’s administrative capital will soon be home to Shaftsbury Avenue, a mixed development comprising retail outlets and serviced residences. Located in the township’s heart of Precinct 1, Shaftsbury Avenue is built at a gross development value of RM700 million and envelopes 5.76 acres of freehold land. It is set to be a landmark, iconic development with its distinction of being the tallest residential building in Putrajaya. Launched on 24th and 25th May 2014, the development is expected to be completed in 2018. A BEVY OF BOUNTIFUL LIVING OPTIONS Comprised of 249 retail outlets and 746 upscale serviced residences, Shaftsbury Avenue is Putrajaya’s

first integrated development. Apart from having Green Building Index (GBI) certification, it also enjoys the security of being located in the state’s safest neighbourhood. Greeted by a five-star standard water fountain at the boulevard, discerning buyers would enjoy the wide open spaces of the entire development – a feature highlighted in its streetfriendly shopping concept which boasts an open courtyard, boulevard and concourse area. Ample car park spaces in the form of 1,525 parking units are available with designated units for the disabled, ladies and those eligible for green parking. Those who drive would also enjoy one of the development’s most unique traits which is being the first retail outlet in Putrajaya with drivethru facilities. To date, there are four drive-thrus in total. Prospective residents and investors can choose units that measure between 686 and 1,451 sq ft. Priced at RM728 to RM875 per sq ft, the development also serves up a platter of absolutely delightful amenities within it such as:

- 56-metre infinity pool - Sky deck - Three-acre landscaped amenities deck - Gym - Tennis court - Playground - Multipurpose court - Sauna and steam bath - Outdoor showers - Tree sculptures and stepping stones - Cabanas and barbeque pits - 24-hour security control, CCTV and destination-controlled lifts

Shaftsbury Avenue @ Putrajaya with 2 blocks of signature residences and prime retail outlets 2 56-metre infinity pool on the five-star three-acre amenities deck 3 150 lifestyle and dining brands just a 5-minutes walk away via a direct link bridge to Alamanda Shopping Centre

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FEATURED PROPERTY | Shaftsbury Avenue @ Putrajaya

4 CONVENIENT LIVING IN A STRATEGIC LOCALITY Not only accessible via multiple entry points, the development is also privy to an array of noteworthy neighbours. It can be accessed through the Maju Expressway (MEX), the SILK Highway and the South Klang Valley Expressway (SKVE). Located next to Alamanda Shopping Centre and accessible via a pedestrian link bridge from the development itself, it is also a mere 5km away from Putrajaya’s network of governmental offices. The Putrajaya Lake Cruise, Putrajaya Botanical Gardens and the Putrajaya International Convention Centre are

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all only a short distance away, as are the Prime Minister’s offices and spectacular Putrajaya bridges. It is also highly convenient for those studying or working at nearby educational institutions as the Nexus International School is only 3km from Shaftsbury Avenue whilst the second international campus of the Heriot-Watt University is also a short distance away. Those entertaining guests would be happy to know that the Pullman Hotel, Shangri-La and Putrajaya Marriot are all 3-10km away from Shaftsbury Avenue. The KLIA, KLIA2, hospitals and several upcoming

amenities are located a stone’s throw away from the development, including the proposed monorail station in Putrajaya. ABOUT THE DEVELOPER Shaftsbury Avenue Sdn Bhd is a subsidiary of iKHASAS Sdn Bhd. Building on a foundation as a subcontractor with humble beginnings since 1973, the organisation was eventually incorporated as iKHASAS Sdn Bhd in 2008 and has now emerged as one of Malaysia’s leading developers. Group Chief Executive, Ir Tan Chee Kian has been the driving force behind the phenomenal growth of

the entire group since 1998. In iKHASAS they believe that a vision for a sustainable future is imperative for long-term growth; together with a commitment for excellence, innovation, integrity and passion for what they create. Currently, iKHASAS has several projects spread throughout Malaysia namely Klang Valley, Cyberjaya, Putrajaya and east coast of peninsular Malaysia as well as regionally in Vietnam. Their ultimate objective goes beyond just the infrastructural works that they build; they incorporate the communities that utilise them. Their commitment is to deliver unique, innovative and customised solutions for their clients. iKHASAS believes in establishing the culture of excellence in their people and they are their most important asset.

For Shaftsbury Avenue @ Putrajaya, the developer is offering an early bird rebate. The development, targeted at local and international investors as well as high-end Malaysian residents, also comes with a 3% Bumiputera discount for eligible buyers. For more information, please visit www.shaftsbury.com.my or call 1800-88-1300.

4 Comfortable spaces for living and dining together 5 Luxuriously appointed Master Bedroom for private relaxation 6 Enjoy spectacular views from the sky decks

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FEATURED PROPERTY | Setia EcoHill

The Dream of Sustainable Living Come True

Setia EcoHill presents an exclusive lifestyle of health, sustainability and harmony with nature.

1 Spread across 673 acres of freehold land, the mixed development of Setia EcoHill is set to welcome a population of 30,000 upon completion. Located in the southern corridor of Semenyih in Selangor, Setia EcoHill is an inspirational development comprising terrace homes, linked semi-detached and semi-detached units, bungalow land, zero-lot bungalows, apartments and commercial shop-lots. With a gross-development-value of RM3.5 billion, Setia EcoHill is set to deliver approximately 6,000 residential units of varying proportions and sizes. A PARADISE CALLED HOME Promising a myriad of options for the modern generation, Setia EcoHill comprises spacious homes that ooze contemporary charm yet preserve the soothing elements of country living. At a time when urban areas are space-hungry, units at the development feature sprawling

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built-up sizes with the following measurements; • Terrace houses – 22ft x 65ft, 20ft x 70ft and 22ft x 75ft • Linked semi-detached units – 36ft x 78ft • Semi-detached units – 36ft x 80ft, 38ft x 86ft, 42ft x 80ft • Zero-lot bungalows – 52ft x 90ft, 52ft x 105ft Surrounded by verdant greens and set against a backdrop of elegant landscaping in a serene countryside setting, Setia EcoHill homes bear distinct marks of elegance, sophistication and modern charm. A perfect combination of classic and contemporary design elements, the homes present open-concept interior layout, well-defined family areas and comfortable living spaces. Built to complement its surroundings, Setia EcoHill homes present expansive

windows, glass facades and high ceilings that promote healthy living through excellent ventilation, natural sunlight and a panoramic view of the unspoilt surroundings. With only 10 homes per acre, Setia EcoHill is a lowdensity development. TRALAS ZERO-LOT BUNGALOWS With residential property in the township largely sold-out, the Tralas series of zero-lot bungalow units made its debut in late 2013. Spread across 8.7 acres of beautiful terrain within the township of Setia EcoHill, the bungalows have a grossdevelopment-value of approximately RM97 million. Set on higher ground and close to an iconic water-scape within the township, the 3,200-sq ft Tralas units come in four distinct layout designs namely; • Type 1A and 1B – measuring 52ft x 90ft

2 • Type 2A and 2B – measuring 52ft x 105ft 1

Bird’s eye view of Setia EcoHill Welcome Centre and EcoHill Town Park 2 The spacious and practical openplan layout encompassing living, dining and kitchen 3 The striking facades of the Tralas zero-lot bungalow designs

With only 56 units available, Tralas promises an exclusive series of homes with 20-feet garden spaces, rainwater harvesting systems and a scenic view of the water landscape (only for Type 1A and 1B). Targeted at upgraders, professionals, families and investors, Tralas is priced from RM1.59 million onwards.

Designed to showcase a modern living concept, Tralas homes offer spacious and open living, dining and kitchen spaces that blend extremely well to form a unique yet practical interior layout. Exciting interior highlights include the grand foyer, high ceilings, wide staircase dimensions and high doorways, giving it a mansion-like feel. The large glass windows not only add character to the house but also welcome natural sunlight and excellent ventilation aside from offering a picturesque view of the surroundings. Other interesting characteristics of a Tralas home include a spacious master bedroom with a special walk-in wardrobe area, a large en suite master bathroom and a family area on the first floor with a panoramic view of the garden and neighbourhood. The gated and guarded residential precinct provides individual homealarm systems, intercom connection to the guard house, 24-hour security surveillance by trained personnel, perimeter fencing fitted with CCTV coverage and double boom gates. The homes are installed with

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FEATURED PROPERTY | Setia EcoHill

rainwater harvesting systems for gardening purposes. Taking into consideration the design sense of the modern generation, the homes feature simple facades with soft colours that ooze elegance and style. Scheduled for completion in late 2015, the developer is offering eligible buyers an attractive package comprising free legal fees for SPA and loan documentation, free MOT, a 7% bumiputera discount and a special rebate. To own a piece of prime real estate, visit http://www.setiaecohill. com/products-tralas-details.asp . A SUSTAINABLE TOWNSHIP Setia EcoHill is a sustainable township with at least 80 acres of the development reserved as green zones, such as the 11-acre Setia EcoHill Park, gardens and pocket gardens. Adding to the distinct character of the township are its streetscapes, tree-lined boulevards, natural arches of greens, landscaped banks of the engineered waterways and detention ponds – all aimed at creating a sustainable ecosystem and protecting the water table whilst providing the community a wholesome living experience. The township will also host a community clubhouse, a childfriendly playground with world-

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class equipment, a 20-km cycling path, 3-km jogging track, outdoor fitness stations, tai-chi lawns, a surau and a mosque among other facilities. Seated between 40 to 90 metres above sea level, Setia EcoHill promises a picturesque view of the surrounding natural settings. A lush landscaped maze for meditative and leisurely walks in the park, called Lost and Trellis, offer respite from the hustle and bustle of a hectic day in the city. The development’s masterplan has provisions for a commercial centre, a farmer’s market and market gardens for local farmers to trade their products on a monthly basis. Residents will be able to enjoy a myriad of organic and regular agricultural produce. Aside from that, there will also be a wide range of exhibitors trading cakes, edible food products, chicken and much more. Key community activities planned for the township include recycling programmes at the farmers’ market, enabling residents to responsibly dispose waste while earning extra cash. Organic wastes will be used for composting and fertilizing of plants in the township. Adding to this, is the palatable breakfast served, courtesy of Setia EcoHill. Another fascinating highlight is the weekly Zumba dance,

also known as ‘Green Xercise’, which will be conducted every Sunday at the EcoHill Park. Aside from that, Setia EcoHill promises a self-sustaining township with an excellent array of amenities which include educational facilities such as private, international and national schools as well as kindergartens. The prestigious Kolej Tuanku Jaafar is within a 20-minute drive from this exclusive township. Tesco and Mydin Semenyih, fast food chains, commercial centres and retail hubs are within a few minutes’ drive from the development. Setia EcoHill is easily accessible via major highway networks and access roads such as Jalan Semenyih, the LEKAS Highway, the Kajang-Semenyih Bypass and the SILK Highway. Kuala Lumpur’s city centre is just 30 minutes away whilst the Kuala Lumpur International Airport is approximately 40 minutes away. AN ATTRACTIVE INVESTMENT OPPORTUNITY The advent of new commercial, academic and industrial centres in the vicinity has resulted in an influx of professionals looking for high-value residential properties and exceptional lifestyle opportunities in growing suburban enclaves such as Semenyih. Testament to this phenomenon is the

4 overwhelming response to the launch of Setia EcoHill in October 2013. However, there are still many opportunities to own a property in the development including semidetached units priced at RM992,000 and zero-lot bungalows at RM1.59 million. These prices are very attractive when compared to the high prices of homes in Klang Valley. As the southern corridor of Klang Valley continues to experience rapid development, there is excellent potential for the capital appreciation of properties in Setia EcoHill.

5 A MASTERPIECE BY SP SETIA Setia EcoHill is a masterpiece and flagship development by awardwinning property developer, SP Setia Berhad. Incorporated in 1974 as a construction company and listed on the Main Board of Bursa Malaysia in 1993, SP Setia refocused its core business in 1996 to include property development, construction, infrastructure and wood-based manufacturing. Today, the Group is a prominent player in three key economic centres in Malaysia, namely Klang Valley, Johor Bahru and Penang.

Testament to its corporate excellence and commitment to quality, the Group was ranked No. 1 in The Edge Malaysia Top Property Developers Award 2012 for the eighth time in 2012 – the only developer to have achieved this since the inception of the award. The Group’s other accolades include being named Malaysia’s Best Property Developer by Euromoney as well as being the five-time winner of the International Real Estate Federation Award, sixth-time winner of the FIABCI Prix d’Excellence Awards, eight-time winner of the FIABCI Malaysian Property Awards, Best Development Master Plan 2013 for Setia Alam and Best Purpose-Built/Specialised Project for Eco Greens at Setia Eco Garden. To experience the simple pleasures of life in a magical setting, visit www.setiaecohill.com.my or contact 03-8724 2255.

4 The Setia EcoHill Show Village set against the backdrop of the Broga Hills 5 The children’s play area is designed for fun and development

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FEATURED PROPERTY | Suria Hills

The Pinnacle of Luxury

Rising to the challenge of providing exclusive homes to the discerning few, Suria Hills offers an opportunity to own a piece of distinction. Set against an inspiring backdrop of lush greenery and rolling hills, Suria Hills at Setia Alam is a refreshing sanctuary of exclusive bungalow lots spread across 16.7 acres of freehold land in the sought-after locality of Shah Alam in Selangor. It is a private residential enclave limited to only 68 bungalow lots nestled amidst the sights and sounds of an evergreen environment. A PICTURE-PERFECT SETTING Wake up to the sweeping vistas of Setia Alam and the lush forest reserves of Bukit Cherakah, complemented by the sweet sounds of chirping birds and nature’s symphony at Suria Hills, an exclusive residential enclave for the discerning few. Comprised of prime bungalow lots measuring from 3,700 sq ft to 15,000 sq ft, the development is a private precinct located just minutes away from the urban highlights of the city. Akin to drawing on a clean white canvas, the project is conceptualised to

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offer property owners the opportunity to design and create their homes exactly the way they want. Aside from nurturing creative and sustainable living, the guarded enclave offers 24-hour security surveillance, ‘anticlimb’ perimeter fencing, 3-generation outdoor park fitted with branded equipment and lush landscaping. Surpassing the ordinary, Suria Hills offers discerning owners an opportunity to create their very own dream homes within easy access of city limits and urban highlights. Situated at one of the highest points in Setia Alam, it is set to create a signature experience in homeownership. A THRIVING LIFESTYLE Despite its exclusivity and privacy, Suria Hills promises a fulfilling lifestyle complete with easy accessibility to urban conveniences. Popular hotspots such as shopping centres, premier educational institutions, healthcare facilities and retail therapy outlets are

readily available just a short distance away from the development. In the pipeline is a 1 National Institute of Health which is scheduled to be launched in 2016 while other conveniences include commercial business centres, retail hubs and a badminton academy among others. Schools in the vicinity include premier, national-type, private and international institutions such as SRJKC Pin Hwa, Tenby International Schools and SEGi International which is scheduled to be opened in 2016. AN INTELLIGENT CITY Targeted at young professionals and the affluent, Suria Hills is an ideal option for both investors and property owners who prefer to build individually-designed homes. The development is scheduled for release to owners within 24 months from the date of the sales and purchase agreement (SPA). There are no restrictions on the homes’ construction as long as the necessary

approvals are obtained from the local authorities. Suria Hills is easily accessible via various access roads and highway networks such as the New Klang Valley Expressway, the Selat Klang Highway and the Federal Highway.

Kuala Lumpurâ&#x20AC;&#x2122;s city centre is a 25-minute drive away whilst neighbouring townships such as Petaling Jaya, Subang Jaya and Puchong are a 10- to 15-minute drive away. Additionally, the Kuala Lumpur International Airport is only 45 minutes away. ABOUT THE DEVELOPER Suria Hills is a signature concept by Rentak Nusantara Sdn Bhd, a subsidiary of Sunsuria Berhad â&#x20AC;&#x201C; an established and multifaceted property developer with a 25-year track record. Established in 1989, the company has delivered more than 2,500 properties comprising light industrial factories, commercial units and residences. The Group has been extensively involved in property development across the country in line with its mission to deliver service excellence and distinction. For a signature experience of Suria Hills, contact 1800-222 727 / 03-6142 2727 or visit www.sunsuria.com. Address: Suite 1-3a, Main Tower, Sunsuria Avenue Persiaran Mahogani, Kota Damansara, PJU 5 47810 Petaling Jaya, Selangor. Coordinates: N3.154962 E101.59045 Business hours: Monday to Friday - 8.30am to 6.00pm Saurday & Sunday - 10.00am to 5.00pm Public Holidays - Closed

1 The Pinnacle of Luxury main entrance 2 Surpassing the ordinary, an opportunity to create your very own dream home 3 A nurturing creative and sustainable living

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LET’S TALK | Country Garden Holdings Ltd

Iskandar Malaysia’s 5-star Jewel

With its 5-star qualities as well as the distinction of being the only waterfront metropolis in Johor Bahru, Country Garden Danga Bay is well on its way to becoming ‘the next Sentosa’.

Mr. Kayson Yuen, Country Garden Holdngs’ Regional President (Malaysia)

- BY ONG XIN YING A coastal metropolis with a gross development value of RMB18 billion, Country Garden Danga Bay occupies 57 acres of prime land in Iskandar Malaysia’s Flagship Zone A. The project is an ambitious undertaking by Country Garden Holdings Ltd, one of China’s top 10 developers, and has been met with an overwhelmingly positive response from both local and international buyers. Country Garden Holdings’ Regional President (Malaysia) Kayson Yuen found time in his busy schedule to update

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iProperty.com on the development’s progress as well as address some hearsay related to it. iProperty.com: Country Garden Danga Bay is being marketed as ‘the next Sentosa’. What are some of its unique features which contribute to this concept? Kayson Yuen: One of Country Garden Danga Bay’s most outstanding elements in that regard is undoubtedly its 400m-long private manmade beach which happens to be the first of its kind in Johor. However, this is of course

“

One of Country Garden Danga Bay’s most outstanding elements in that regard is undoubtedly its 400m-long private manmade beach which happens to be the first of its kind in Johor.

”

not its only charm point as the development as a whole provides a safe and luxurious living experience thanks to its 5-star lifestyle amenities and lavish facilities such as high-end private clubs, massive commercial centres featured streets and an exclusive marina. All of this is protected by a 24-hour security system managed by a first-class property management team. Additionally, Country Garden Danga Bay boasts a seafront garden oasis which is a wondrous nature-

filled paradise with its designer landscaped gardens coupled with cascading water features that are tended to by experienced gardeners. In terms of convenience, the development’s strategic location allows it to offer residents easy access to key hotspots in Iskandar Malaysia such as EduCity, specialist hospitals and medical centres, renowned shopping malls, golf courses and tourist attractions. I am proud to say that our efforts to create a masterpiece have been recognised as we were awarded the Most Popular Property Award (Malaysia) in the 2013 iProperty.com People’s Choice Awards as well as named the winner in the Best Commercial Landscape Architecture Malaysia and Highly Commended – Leisure Development Malaysia categories at the Asia Pacific Property Awards 2014-2015. iP: How has Country Garden Danga Bay been developing so far? Kayson Yuen: Following the slowdown of the global property market, the project is maturing in light of its quick-fire sales results at its launch into its next phase. In general, we are quite pleased with the current status as more than 70% of Country Garden Danga Bay’s units have already been sold and more than half of the first payments and paperwork are being processed. As you may already know, we have been actively engaging the public through our sales galleries and have built up a customer base comprised of international buyers from South Korea, Japan, Canada, India and Taiwan. While many overseas investors have taken an interest in the project, Malaysian and Singaporean buyers still make up more than 60% of our customers thus far.

1 Country Garden Danga Bay Phoenix Club and infinity pool 2 Country Garden Danga Bay Phoenix Club

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LET’S TALK | Country Garden Holdings Ltd

The development itself is progressing smoothly as you can see from the beautiful landscaped yards, sales office, manmade beach, commercial centre and children’s playground. Additionally, more than 20 food and beverage outlets from Singapore and Malaysia have set up shop onsite to create a mini township right here in Danga Bay within a year.

from the regular updates on our official website. In fact, it has actually accelerated since its initial phase especially as it has undergone a transformation to keep abreast of market developments and to attract new buyers and investors in preparation of the next phase. This would certainly be meaningless had the project encountered hiccups and stalled like the rumours mentioned.

On top of that, we are still in talks with various retail and commercial partners to bring in a greater variety of products and services this year to boost activity on Fashion Street, Avenue Street and Costal Bar Street. With the opening of these commercial streets and the presence of numerous eateries which provide an impressive variety of cuisine, the influx of visitors and shoppers to the project has been encouraging.

The ‘buy one free one’ story is also invalid. As the Group’s flagship overseas project, Country Garden Danga Bay is the key to the company’s global expansion into new territories. Everything about it has been painstakingly put together; from the site location and construction works to the design and management plans, not to mention the time and energy put into the market research and strategy, no effort has been spared.

In terms of project development, Country Garden Danga Bay has adopted the Group’s unique philosophy of ‘fast development and sales’. Pile construction has begun according to schedule and it is on track for completion by 2017. iP: There have been some rumours such as progress of the development being stalled and a ‘buy one free one’ offer. Would you like to comment on this? Kayson Yuen: These rumours are completely unfounded. As I have already mentioned, Country Garden Danga Bay is progressing according to plan as the public can see

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With so much value placed in the project and based on the expected returns needed just to offset the investment value, there is definitely no reason for giving any units away as a ‘free gift’. Leaving aside the economic aspects, this sort of ‘multinational package’ is a potential legal nightmare for all parties involved in such a transaction especially in light of the recent propertyrelated measures implemented by the Malaysian government. We are here in Malaysia for the long haul and as such will always respect the local rules and regulations.

7 I do not know when or how these rumours first surfaced although I suspect that they may have manifested in response to the unprecedented success of Country Garden Danga Bay’s record-breaking launch last August which raked in RM5 billion in sales as well as gernered the media’s attention and awards recognition. While we will not deign to speculate on the source or the motives behind this rumormongering and hope that it will eventually cease, we reserve the right to pursue the culprits behind these groundless accusations should they persist. iP: What are your plans for the near future? Kayson Yuen: With Country Garden Danga Bay’s first commercial street in operation, our focus will now be on getting the rest of the development’s facilities ready for public use. At present, we are prioritising the launch of the following two commercial streets and are already in talks with various tenants in our efforts to create a onestop shopping hub for the neighbourhood. Aside from that, our Country Garden Diamond City development in Semenyih, Selangor is another project we are excited about. We collaborated with Mayland Group to bring to life our joint vision of creating a villa city in Greater Kuala Lumpur which will be our first landed property project which encompasses both classic and Spanish architecture elements. Spread across 257 acres of freehold land, the project will offer owners a 5-star low-density living experience

complete with the comforts and privacy provided by their surroundings. Featuring Spanish-style villas and commercial streets, it will be a one-stop township built around the core concept of luxurious quality living. The development will also house a 50,000 sq ft highend clubhouse, infinity swimming pool, badminton and squash courts, snooker room, private cinema and gym. Other amenities include a supermarket, commercial streets, a commercial complex as well as educational facilities such as a school, library and reading room. At present, Country Garden Diamond City’s first phase which covers the clubhouse, infinity swimming pool, commercial streets and show units fitted with highquality hand-crafted decorations and murals depicting the luxurious lifestyle we are promoting has been completed and launched. Last but not least is our other upcoming project in Serendah, Selangor which we will reveal to the media and the public in due time.

3 4 5 6 7

Country Garden Phoenix Club KTV room Country Garden Phoenix Club western restaurant Country Garden Phoenix Club food court Country Garden Phoenix Club KTV room coffee shop Grand opening of Country Garden Danga Bay in August 2013

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LET’S TALK | iKHASAS Sdn Bhd

Developing with the Consumer in Mind

Slowly but surely developing into a major player, iKHASAS Sdn Bhd is helmed by Group Chief Executive Ir. Tan Chee Kian who is himself full of pure ambition.

Ir Tan Chee Kian, Group Chief Executive of iKHASAS Group

- BY BRANAVAN ARULJOTHI

Spend a mere five minutes with Ir. Tan Chee Kian and one is sure to feel inspired by the quick-talking and wellread leader of iKHASAS Sdn Bhd. He spoke to iProperty.com about the success of the company’s goals, principles and latest development, Shaftsbury Avenue in Putrajaya, which promises to fulfil all the current generation’s needs. iProperty.com: iKHASAS prides itself in green initiatives such as promoting the use of solar energy. Why is conservation important to you? Ir. Tan Chee Kian: I will not go into the basic reasons of why it is important such as sustainability, the environment and all the usual

suspects. Instead, I would like to point out that the first question people ask about a home even before the built-up size is the maintenance and service price. Regardless of the property type, the service and maintenance of the unit and its utilities must be affordable. While some have said that these measures should be made mandatory, I disagree as the required human capital is not proportionate to the saved costs. Additionally, clean energy is important for the future and I am of the opinion that it will soon influence the progress of both the design and engineering aspects of the industry.

iP: To date, what in your opinion has been your company’s greatest success? Ir. Tan: The biggest success we have had is, without a doubt, the team we have assembled. Tony Fernandes, one of my heroes, did not become who is he is today all by himself. He worked hard but also had a great team supporting him. At iKHASAS, we can afford to lose money but not talent. It is our most valuable asset. iP: How do you approach a new project development? Ir. Tan: When developing a project, resources such as human capital, staffing, finances and the availability of local materials are all equally important. Most people import all their materials but we believe in striking a selective balance as our nation has good things to offer as well. Our other work philosophy is to always find out what it is the people need and want so we can give it to them. For example, we realised that people aged 30 and above – the average age of firsttime homebuyers – generally look at homes priced between RM500,000 and RM700,000. Another must-have for these buyers is that the units are either semi- or fully-furnished.

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iP: Can you tell us a little bit about Shaftsbury Avenue in Putrajaya and some of its most unique points? Ir. Tan: Shaftsbury Avenue is,

2 simply put, an improved version of Shaftsbury Square Cyberjaya. I say this because more often than not developers advertise their projects with ‘upcoming’ shopping malls or ‘expected’ hypermarkets in their listings due to the fact that the more famous the retailer, the harder it is to rope them in. We had similar issues when building Shaftsbury Square as retailers were not keen on opening up outlets in our semi-mall. I learned from this experience that customers are selective and want black and white proof instead of mere promises, so I was determined not to encounter the same problem again. As such, Shaftsbury Avenue Putrajaya benefits from a great location thanks to our partner Putrajaya Holdings which has invested seven to eight years creating a five-star mall like Alamanda Putrajaya and they have managed to fill it up 100%. Because of the bridge that links our development directly to this fully-matured mall, I can say with extreme confidence that it will have retail outlets instead of hinting at them being ‘expected’ or ‘upcoming’.

Additionally, one common thing that most thriving cities such as Shanghai, Hong Kong and Singapore have is an abundance of lakes, bridges and highrise buildings – something that can be found nowhere else in Malaysia aside from Putrajaya. Today’s generation wants the kind of life seen in movies and Putrajaya offers that. iP: What else is in the pipeline for Shaftsbury Capital and iKHASAS as a whole? Ir. Tan: We hope to keep growing our pool of talent and attract goodquality professionals back to Malaysia to revolutionise the property industry here. As Shaftsbury Capital’s holding company, iKHASAS Sdn Bhd also owns parts of Pulau Perhentian Kecil, Terengganu which CNN listed as the 13th most beautiful island in the world and has constantly been number one locally. We aim to develop the island with unique designs and concepts not unlike Sentosa Cove in Singapore. The only difference is that we have a more naturally-gifted area to work with, so that is something to look forward to.

“

When developing a project, resources such as human capital, staffing, finances and the availability of local materials are all equally important.

”

Carefully appointed interiors at Shaftsbury Avenue, Putrajaya 2 Shaftsbury Avenue, Putrajaya’s first integrated development

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LET”S TALK | WB Land Sdn Bhd

A Secure and Green Home for Industries

WB Land Sdn Bhd’s Frontier Industrial Park development provides a homely atmosphere in every sense of the word for its resident industries to thrive in.

Mr. Wong Yen Yap, General Manager of WB Land

- BY ONG XIN YING

WB Land is backed by Woon Brothers with experience in construction dating back to 1976. Their stellar 38-year track record is also matched by their record of delivering projects ahead of schedule. The company’s reputation and track record is founded on the hands-on approach of its directors and the backing of its dedicated professional management team. Among its many accomplishments, its most recent achievement is the successful launch of Phase 1 of its Frontier Industrial Park development in Desa Cemerlang, Johor Bahru last year. Endeavouring to create exceptional value for its customers, WB Land is launching Phase 2 of the industrial park called Frontier 2 which

represents the company’s desire to set a new standard by creating safe, secured industrial zones with facilities that one usually finds in a residential area. WB Land’s General Manager Wong Yen Yap spilled the details on the development, its expected occupants and the company’s plans for the near future. iProperty.com: What can you tell us about Frontier 2 and its unique features? Wong Yen Yap: We will soon be launching Frontier 2 which comprises 92 units of semi-detached and detached factories. Many of the semi-detached units have already been booked as word from happy buyers of the first phase of Frontier Industrial Park spread across Johor and Singapore.

Frontier 2 is indeed a secure and green home for industries as it is a gated and guarded as well as environmentally-friendly development. One of our unique features is the two-acre recreational park right in its centre which has common facilities such as a gym, jogging tracks and pavilions that are usually associated with a residential development instead of an industrial zone so as to create that homely feel. We took a holistic view of being green primarily by boldly making a land-use sacrifice to ensure that the green area is truly central. Additionally, our factories are aligned in a north-south direction to avoid sun-glare, come fitted with highglazed windows to allow in natural

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“

Many of the semi-detached units have already been booked as word from happy buyers of the first phase of Frontier Industrial Park spread across Johor and Singapore.

”

light without the heat and feature rainwater harvesting facilities. In terms of security, we have barriergate gantries, CCTV surveillance and security patrols to ensure our customer’s assets are well-protected. As part of our holistic approach, we have provided a workers’ dormitory with secured access which has been well-received as it gives our buyers peace of mind by having a place to house their workers. We have worked hard to make Frontier Industrial Park a homely place where industries can thrive and I believe we have mostly succeeded as evidenced by the fact that our Frontier 1 buyers who are mainly endusers have also expressed interest in buying units in Frontier 2. Our efforts have also been officially recognised through our win of the 5-Star Best Industrial Development in Malaysia at the Asia Pacific Property Awards 2014. iP: Who do you see taking an interest in occupying Frontier Industrial Park? Wong: Frontier 2 is located within Desa Cemerlang which is a matured industrial zone, so it is not surprising that we received numerous enquiries from businesses in the area that crave the gated-and-guarded environment we are providing even before the project was launched. As our development is only 30 minutes away from Senai International Airport and Johor Port, we expect many export-

3 oriented industries and supporting businesses to be keen as well. Many of Phase 1’s buyers come from our southern neighbour and we expect more Singaporean factories to relocate to Frontier 2. In fact, some of our early bird buyers of Frontier 2 are Singaporean companies looking to expand to Iskandar Malaysia and we also get enquiries from foreigners due to our close proximity to the Johor Bahru town centre and the Causeway. iP: What are your plans for the second half of this year? Wong: We are confident of the coming sales launch of Frontier 2, so we are looking ahead to introducing Frontier 3 next year. As for the rest of 2014, we will be focusing on completing Frontier 1 for hand-over by October, putting us eight months ahead of schedule and ensuring we have kept up our tradition of delivering our projects early.

We aim to continue this tradition with Frontier 2 especially since earthworks have already been completed even before its sales launch and building works will begin soon. Immediately after our sales launch in late July, we will focus on marketing our detached units which unknown to many have fairly large land plots of 40,000 sq ft to 65,000 sq ft with built-up sizes of 22,000 sq ft to 32,000 sq ft.

1 Secured access with guardhouse 2 Modern design 3 A holistic master plan

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CREATIVITY CORNER | Dancing with the Elements

Dancing with the Elements G13 Gallery showcases Dennis Chan’s and Cheev’s unique exhibition.

Featuring the latest paintings by Dennis Chan and the sculptural works of Cheev, ‘Dancing with the Elements’ is a unique exhibition which evokes the simple pleasures derived from the ordinary act of perceiving the elements conjured by figurative and landscape forms. According to gallery director Kenny Teng, “the artistry and the unconventional approaches to both forms and materials applied by these two unique artists have no peers locally and the simple and raw qualities of their works are a refreshing pleasure to behold.”

The Scream (Cheev)

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Continuing with his sculptural figurative form, Cheev revisits his works by putting a 2-dimensional spin on them via photographic and digital applications of his his work, producing strong and intense images which he tags as ‘sculptographics’. Regarded for his approach to raw and sensual female attributes which he has been passionately devoted to for over 40 years, Cheev’s sculpturing methods are ever-evolving. He now combines and assembles fragments of carved wood pieces to complete his figurative subjects. This allows for

Reaching Out 2 (Cheev)

Waves - 122 x 183cm, oil on canvas (Dennis Chan, 2014)

a resulted hollow but much more organic and dynamic look that reflects Cheev’s current idea about energy being the source of life and forms. He calls this art conceptualization ‘fragmentalism’. Dennis Chan’s decision to focus exclusively on the colour blue, away from the richly-coloured approach of his previous works, has moved up to another level in challenging his mastery in scenic abstractions. It is his maturity and confidence in both his technique and the material that compels him to create a more thematic series of works. His trademark drip and swirl technique captures a stronger and deeper reflection of water, sky and land elements of nature. Besides exploring the dynamic and diverse fluidity of his medium, the spirituality associated with the colour blue played a major motivational role in his latest works. It is Dennis Chan’s and Cheev’s camaraderie and their invisible bond born from a shared passion for art that led to G13 Gallery’s fortune in showcasing both their works simultaneously. ‘Dancing with the Elements’ is open to the public from the 18th July – 9th August 2014. For more information, please call 03-7880 0991 or visit www.g13gallery.com for the latest updates. Flows of Blue - 214 x 169cm, oil on canvas, (Dennis Chan, 2014)

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GAVEL GAZING | Transfers between Family Members: Stamp Duty and Real Property Gains Tax Exposure

Transfers between Family Members: Stamp Duty and Real Property Gains Tax Exposure

This article discusses the full or partial exemption of stamp duty and/or RPGT in certain instances in the transfer of property between family members by way of love and affection.

Generally, an acquisition of property attracts stamp duty exposure and a disposal of property may attract real property gains tax (RPGT). Stamp duty is calculated on the market value of the property at the time of the acquisition whereas RPGT is calculated on the profit gained from the disposal of the property.

In the case of a transfer of property between family members by way of love and affection, the law provides for a full or partial exemption of stamp duty and/or RPGT in certain instances.

STAMP DUTY The stamp duty payable for arm’s length acquisitions is calculated in the following manner:

CONSIDERATION/ ADJUDICATED VALUE

STAMP DUTY RATE

First RM100,000

Subsequent RM400,000

Amount exceeding RM500,000

In contrast, pursuant to the Stamp Duty (Exemption) (No. 10) Order 2007, the law provides for stamp duty exemption for a transfer of property between family members by way of love and affection as follows:

TRANSFEROR

TRANSFEREE

EXEMPTION RATE

Husband

Wife

100%

Wife

Husband

100%

Mother and/or father

Child

50%

Child

Mother and/or father

50%

Note that ‘Child’ means a legitimate child, a step child or child adopted in accordance with any law. Also, stamp duty is typically paid by the transferee, unless agreed otherwise by parties.

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REAL PROPERTY GAINS TAX With effect from 1st January 2014, the revised RPGT rates for the disposal of real property and shares in real property companies are as follows:

2014 RPGT RATE

Date of Disposal

Companies

Individual (Citizen & Permanent Resident)

Individual (Non-Citizen)

Within 3 years from the date of acquisition

30%

In the 4th year

20%

30%

In the 5th year

15%

30%

In the 6th year and subsequent years

That said, the law provides for 100% exemption from having to pay RPGT in the case of a transfer of property between family members by way of love and affection in the following instances: (a) transfers between husband and wife; (b) transfers between parent and child; and (c) transfers between grandparent and grandchild.

In these instances, the transferor is deemed to have received no gain and suffered no loss and the transferee is deemed to have acquired the property at an acquisition price equal to the acquisition price paid by the transferor together with any permitted expenses incurred by the transferor. This is provided for under Paragraph 12 of Section 7 to Schedule 2 of the Real Property Gains Tax Act. In practice, this exemption is beneficial to the transferor but may not necessarily be the case for the transferee (in his capacity as a transferor when he subsequently disposes the property) if the transferee disposes of the property within 5 years from the date he acquires the property. For example, Father (â&#x20AC;&#x153;Fâ&#x20AC;?) bought a piece of property from A in 2010 at the price of RM500,000. F subsequently transferred the property to his son, C, by way of love and affection in 2011 (which at that time, the market value was RM1,000,000). C subsequently disposed the property in 2014 at the price of RM800,000. C is required liable for RPGT payments of RM300,000. Note also that there is RPGT exemptions on gains from the disposal of one residential property once in a lifetime to individuals.

LIM JO YAN Partner Head of Corporate & Commercial Practice Group MahWengKwai & Associates Email: joyan.lim@mahwengkwai.com

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INVESTMENT TIPS | KLIBOR Home Loans Explained

KLIBOR Home Loans Explained Out of home loan options? The Kuala Lumpur Interbank Offer Rate (KLIBOR) pegged home loan might be able to help.

When it comes to home loans, most people only know of Base Lending Rate (BLR), Base Financing Rate (BFR) and Islamic Financing Rate (IFR) pegged mortgage loans. However, there are other alternative types of mortgage loans available. One such alternative choice comes in the form of Kuala Lumpur Interbank Offer Rate (KLIBOR) pegged home loans which this article will cover.

KLIBOR, which means that when KLIBOR increases or decreases, BLR will likely move in tandem; however, the magnitude of the increment or decrement may differ from time to time.

WHAT IS KLIBOR? Kuala Lumpur Interbank Offer Rate (KLIBOR) was introduced in June 1987 as an official indicator for Malaysia’s interbank money market. It is the interbank lending rate and the interest rate charged by banks when lending to each other. As such, it forms a large part of a bank’s cost of funds and thus is likely a better indicator of a bank’s true cost of funds.

i) Interest rate Just like other floating rate home loans, the effective interest rates are based on a reference rate – in this case, the 3-month KLIBOR rate – plus a spread that is constant.

THE 3-MONTH KLIBOR PEGGED MORTGAGE LOAN 3-month KLIBOR pegged mortgage loan packages were first introduced in Malaysia sometime in 2008. While most housing loans use BLR or BFR as a reference rate, this type of mortgage loan uses the 3-month KLIBOR as a reference rate in the pricing of housing loan interest rates. Upon examination of historical data from 2008 to 2013, the 3-month KLIBOR has always been lower than BLR, although this may not necessarily always be true. There is also a strong positive correlation between BLR and

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Additionally, there are several characteristics unique to KLIBOR-pegged housing loans.

E.g. KLIBOR (3.31%) + 1.10% = 4.41% p.a. Comparatively, BLR- and BFR-based packages tend to be based on a reference rate ‘minus’ a spread. E.g. BLR (6.6%) – 2.2% = 4.4% p.a. ii) A review and update of the interest rate every 3 months The main difference between KLIBOR-pegged mortgage loans and BLR-based packages is that while a bank’s BLR can change at any time without notice, a 3-month KLIBOR-pegged home loan will be reviewed only once every three months. As such, while BLR-based packages could fluctuate at any time, the interest rates for KLIBORpegged mortgage loans would fluctuate only once every three months at most.

Operationally, the KLIBOR rate on the business day immediately before the first loan disbursement date will be used and renewed every three months after that.

mortgage loans into consideration when comparing home loans. As of March 2014, only two banks provide 3-month KLIBOR-pegged mortgage loans:

CONCLUSION KLIBOR-pegged housing loans are a new alternative type of mortgage loan. As such, you can take KLIBOR-pegged

•Standard Charted – Standard Charted Mortgage KLIBOR •Hong Leong Bank – Hong Leong Mortgage KLIBOR

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BUYERS CLUB | Bandar Malaysia: The Gateway to Kuala Lumpur’s Future

Bandar Malaysia: The Gateway to Kuala Lumpur’s Future Just to the south of Kuala Lumpur’s city centre, the initial stages of what is to become the epitome of city living is taking shape.

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An integral part of the transformation of Greater Kuala Lumpur into one of the top 20 most liveable cities globally by 2020 is the development of Bandar Malaysia. Representing a vital building block in developing Kuala Lumpur into a robust international city which will attract top talent and investors as well as tourists, it is envisioned to be one of the most desirable environments to live, learn, work and play in the Asian region. The project is set to change the face of southern Kuala Lumpur by breathing new life and vibrancy into the old Sungai Besi Airport which in the last few years has appeared tired and misplaced amidst the

skyscrapers and busy highways that surround it. AN INNOVATION IN CITY LIVING By adopting Bandar Malaysia as the project’s name, 1Malaysia Development Berhad (1MDB) plans for the 196-hectare metropolis to become a showcase of Malaysian excellence in its architectural and structural layout as well as in its design of a residential and working environment which supports a high-quality lifestyle while still promoting sustainability. In creating the perfect balance, the development’s state-of-theart physical infrastructure will also serve as a platform for the country to present its diverse culture to the world. Creative arts and cultural activities will take centre stage in developing the city’s personality and positioning it as an international cultural hub. Bandar Malaysia is an extension of 1MDB’s Tun Razak Exchange project and will form a softer backdrop promoting wholesome living to complement the more hectic pace of the financial nerve centre. Spearheaded by Broadway Malayan and Arah Rancang Malaysia, this strategic development will feature vibrant mixed-use community living areas which are complemented by a commercial district. The self-contained metropolis will offer a varied range of homes to cater to the global talents of Tun Razak Exchange and other commercial hubs in the vicinity as well as provide more affordable housing options for locals. Complementing this residential element will be infrastructure and amenities such as health and wellbeing facilities as well as educational institutions. A feature that will set Bandar Malaysia apart from its regional counterparts is its public transit orientation as it is designed to be a walkable community facilitated by a series of safe, secure and pleasant pedestrian and cycling networks interspersed with well-articulated open spaces and greenery. The development’s focus on providing a dominant green living and working environment has seen it being earmarked as a recipient of the highest sustainability rating.

STRATEGIC CONNECTIVITY TO THE SOUTH Bandar Malaysia is the strategic gateway that will connect the Kuala Lumpur city centre to the southern corridor of Greater Kuala Lumpur, the country’s fastest growing region by providing the connectivity that will allow for the seamless movement of people, goods and more from one commercial hub to another. Additionally, the Malaysia-Singapore High Speed Rail link which is expected to cut travel time between the two countries by 90 minutes when completed in 2020 will have its main terminal in the project, lending greater accessibility and significance to this upcoming metropolis. INVESTOR-FRIENDLY GROWTH POTENTIAL The development of Bandar Malaysia has contributed to an increase in value of the real estate in its surrounding areas. Sungai Besi, which has a large population that continues to grow primarily due to its proximity to the city centre and Chan Sow Lin, which is being revitalized into a modern industrial zone are among the affected neighbourhoods while other old townships in the area are already realising the benefits of their locations. Furthermore, Kuala Lumpur City Hall (DBKL) has recently announced a face-lift for the 80-year-old township of Pekan Sungai Besi and is expected to spend as much as RM10 million on upgrading the area. Sungei Besi’s ready and well-planned infrastructure has also seen the entry of many major developers into the area such as YTL Land & Development Berhad and Mah Sing Group Berhad. On a general level, real estate prices have increased as land becomes scarce and developments are moving further south as a result. All in all, Bandar Malaysia is a landmark development for the country and an ambitious project which has already drawn the interest of investors. Its ecological footprint, diverse housing solutions, transportation system, innovation in land structure as well as symbol of a culmination of technology, arts and culture in urban living are key attributes of its winning master plan.

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BUYERS CLUB | The Chartered Resurgence of Chan Sow Lin

The Chartered Resurgence of Chan Sow Lin

The non-descript area of Chan Sow Lin is set for a much-deserved makeover that will revive its glory days as one of Kuala Lumpur’s earliest industrial zones. Nestled between the Sungei Besi airport and Pudu, Chan Sow Lin for a large part houses an unsightly mix of dilapidated factories, run down automotive workshops as well as iron and steel dealerships, some of which date to its early days as a hub for the iron and tin industry. Chan Sow Lin is named after one of the founding fathers of Kuala Lumpur, who was also known as the Father of Chinese Iron Works in Malaysia. Today, Chan Sow Lin is a mere shadow of its former self. Its reputation as a popular food haunt for steamed fish head and Indian mixed rice seemingly precede its contribution to Kuala Lumpur’s industrial sector. Although located on prime real estate on the fringes of Kuala Lumpur city centre, Chan Sow Lin has remained

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relatively untouched by the development around it. The lack of incentive for developers to cash in on Chan Sow Lin’s proximity to Kuala Lumpur city centre is attributed to land restrictions on the area which includes its zoning as an industrial land with leases that will expire in as little as 15 years from now. Its current high plot ratio of 2:4.5 is also viewed as a limitation. A REVITALIZATION PLAN IN TANDEM WITH KUALA LUMPUR’S TRANSFORMATION However Chan Sow Lin’s resurgence is being chartered as an integral component of Kuala Lumpur’s development into a world-class city as part of Malaysia’s national transformation agenda. Revitalization of Chan Sow Lin, spearheaded by Dewan Bandaraya

Kuala Lumpur (DBKL), will introduce a comprehensive redevelopment exercise comprising of infrastructure and facility improvements.

well as the dumping of effluent and waste discharge into Sungei Kerayong will be addressed as part of the cityâ&#x20AC;&#x2122;s river corridor enhancement plan.

The 1st phase of the makeover includes the designation of a large part of Chan Sow Lin into an automobile business park consisting industries supplying parts to the automobile industry as well as support industries associated with the automobile industry such as accessory dealers, car showrooms and vehicle servicing.

LAND OPTIMIZATION IN CHAN SOW LIN The population base of Kuala Lumpur is set to increase from 1.4 million to 2.2 million over the next 20 years. Optimization of limited land resources is seen as priority for the government. Chan Sow Lin is amongst designated areas that will undergo a review of its current land restrictions. It is classified as a dilapidated, industrial area with most of its land expected to, be converted to commercial land given the significant increase in demand for commercial land in the last decade. Conversion of the land in this area to commercial land will also see a renewal of leases to 99 years. The relaxation of the governmentâ&#x20AC;&#x2122;s plot ratio policy given their focus to regenerate the area has seen applications for its current ratio to be increased of unto 10x.

Provision of supportive general amenities to create a worker friendly environment, such as open space facilities for workers including riverside walks and pedestrian links to adjacent residential areas are also being planned. Another key industrial support feature that will be constructed in Chan Sow Lin is a heavyvehicle parking zone that will enhance accessibility and convenience to goods lorries plying the area. Commercial development mainly around the Chan Sow Lin LRT station, which will help increase connectivity for workers in the area, too has been made a priority. The upgrading of residential facilities is also one of the areaâ&#x20AC;&#x2122;s facelift initiatives. Current public housing along Jalan Sungei Besi will be refurbished while all squatter areas shall be redeveloped as mix used development or self-contained residential neighbourhoods. Environmental issues that have plagued this industrial zone such as poor drainage resulting in flash floods as

As a new Chan Sow Lin emerges, it will stamp its mark once again as a vibrant industrial cum commercial hub that is of similar standing as its surrounding developments. The rise of its neighbours, Tun Razak Exchange and Bandar Malaysia will certainly draw greater prominence to Chan Sow Lin and its upgraded infrastructure. Businesses keen to provide support to these neighbouring hubs will find much value in investing in Chan Sow Lin.

Chan Sow Lin

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BUYERS CLUB | Playing Catch-up with the Neighbours

Playing Catch-up with the Neighbours Chan Sow Lin has a long journey ahead if it is to achieve the goals of its regeneration plan.

Although Chan Sow Lin is located on prime real estate within the city fringes and is well connected, it has remained untouched by development while its neighbours have successfully moved ahead with the times. Bandar Seri Permaisuri, Taman Maluri, Taman Seputeh and Taman Desa are just a few of the surrounding areas which are well-established residential and commercial developments that have drawn a great number of investments thanks to their strategic locations. CHAN SOW LIN’S THRIVING NEIGHBOURS Bandar Seri Permaisuri is located between Bandar Tun Razak and Salak South. Developed by DBKL and Glomac Berhad, this integrated, self-contained township which comprises residential, commercial and recreational elements has an approximate population of 100,000. It is a relatively new township which only took root in 2000 but is now a thriving city centre residential and business hub. Taman Maluri which lies to the east of Chan Sow Lin is one of Kuala Lumpur’s earliest housing estates and is the closest to Kuala Lumpur’s Golden Triangle. It also houses a well-developed commercial centre. This easily accessible mixed development offers little opportunity for investment although it enjoys reasonable economic growth. Most of its residents are not looking to sell their landed properties because of Taman Maluri’s proximity to the city centre. Taman Seputeh as well as Taman Desa are viewed as mature premium housing estates with large landed homes and have attracted major developers given their respective locations. Situated strategically between Kuala Lumpur and Petaling Jaya, these townships have in the last few years seen a number of new high-rise residential developments as well as exclusive gated communities that optimise land utilisation and boast the best in design, architecture and features. Both these areas have commercial areas, basic amenities and are well-connected. As part of Kuala Lumpur’s development into a worldclass city under Malaysia’s national transformation agenda, many parts of the city are undergoing urban regeneration efforts. A great deal of development is being planned especially for areas to the south of Kuala Lumpur’s city centre, which includes the construction of Tun Razak Exchange and Bandar Malaysia as well as the revitalization of Chan Sow Lin. These plans have generated significant interest in the real estate in areas surrounding these designated

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developments which are expected to have multiplier effects. As such, Chan Sow Lin and its neighbours have seen a rapid rise in property prices in their areas. LEVERAGING ON EXISTING ATTRIBUTES One of the few remaining industrial areas in the Kuala Lumpur city centre vicinity, Chan Sow Lin has several advantages over her neighbours and will begin to see a renewed surge in business activity as soon as its revitalisation plans began to take shape. Although many of its businesses are housed in old dilapidated premises, they are thriving and have an established clientele. The area is also well supported by the Sungei Besi Highway and enjoys accessibility via the Ampang Line of the LRT.

The governmentâ&#x20AC;&#x2122;s regeneration programme for Sungei Besi will cover comprehensive improvements to its infrastructure and facilities. Its heritage as a hub for automotive workshops will be leveraged by the provision of the necessary infrastructure to convert a large part of it into an automobile business park consisting of industrial entities supplying parts to as well as support industries associated with the automobile industry such as accessory dealers, car showrooms and vehicle servicing. Chan Sow Linâ&#x20AC;&#x2122;s residents are comprised primarily of small and medium enterprise owners who recognize the potential the redevelopment programme will have on

the area and their businesses. Although there is much support for the governmentâ&#x20AC;&#x2122;s urban regeneration plan for it, there is some resistance to relocation proposals by the government. Most owners are comfortable with the current surrounding infrastructure and wish to continue to operate in the Chan Sow Lin area. The plans proposed by the government will bring positive changes to the Chan Sow Lin landscape and to the economic wellbeing of its residents. That said, the government is engaged in ongoing discussions with the residents in order to gain their consensus and support which will allow the area to undergo its long overdue redevelopment programme.

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BUYERS CLUB | A Tale of Two Cities: The Malaysia-Singapore Connection

A Tale of Two Cities: The Malaysia-Singapore Connection The high-speed rail link which will reduce rail travel time between Kuala Lumpur and Singapore to 90 minutes is expected to fuel the transformation of Malaysiaâ&#x20AC;&#x2122;s capital city into an international economic gateway by 2020.

MALAYSIA-SINGAPORE HIGH-SPEED RAIL LINK High on the list of Kuala Lumpurâ&#x20AC;&#x2122;s upcoming enhancement projects is the Malaysia-Singapore High Speed Rail (HSR) link which is set to make travelling between Kuala Lumpur and Singapore possible in 90 minutes compared to the current six-hour rail travel time. The 330km rail line is expected to be completed by 2020 and will link the two cities via five transit stops spread across Negeri Sembilan, Malacca and Johor. In April this year, the prime ministers of Malaysia and Singapore announced the HSR project in a joint press conference conducted in Putrajaya. The project, which will be a boon for economic activities between the two countries, is expected to cost approximately RM40 billion. A NEW URBAN ECOSYSTEM The proposed rail link will be located in the upcoming development of Bandar Malaysia, an integrated urban regeneration project which will comprise residential and commercial developments as well as public amenities. The 495-acre project is envisioned to be an inclusive city

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with an excellent public-transportation thread, pedestrian walkways and cycling networks amidst green open spaces and parks, providing easy accessibility on top of affordable housing options for urban dwellers. A ROBUST GLOBAL CITY Occupying the vicinity of the old Sungai Besi airport in downtown Kuala Lumpur, the HSR will facilitate seamless travel between Malaysia and Singapore as well as enhance business linkages whilst connecting people. With this new enhancement, Kuala Lumpur will make a grand debut as a global city with state-of-theart amenities and a seamless transit system. In light of the steadily increasing number of Malaysians working in the island republic of Singapore, the HSR will provide a convenient and integrated travel system that will eliminate the multitude of travel challenges plaguing these workers. With this transportation system in place, Bandar Malaysia is expected to be a robust global city which will spur

the engines of growth within Greater Kuala Lumpur and its neighbouring townships. The connection between the two cities will not only bring more foreign investors and investments but also boost the Malaysian economy by way of drawing a diverse range of consumers from Singapore and other neighbouring nations. With Bandar Malaysia envisioned to be an international landing hub, the business community in the city and surrounding townships are expected to be propelled into the international trading scene. This not only creates a whole new spectrum of economic and business possibilities but also provides a solid foundation for Malaysia to be an international business hub in Southeast Asia. INTERNATIONAL APPEAL The HSR and the upcoming Bandar Malaysia in the vicinity of Sungai Besi is set to transform neighbouring townships and districts such as Chan Sow Lin, Kuala Lumpur Sentral and the Kuala Lumpur city centre into

international business hotspots. Additionally, this will birth a thriving real estate market with excellent capital appreciation of properties in surrounding areas in the vicinity of the HSR and Bandar Malaysia. The rail link is yet another excellent landing option in Kuala Lumpur aside from existing options such as KLIA, KLIA 2, Sultan Abdul Aziz Shah Airport (Subang Airport), the Malaysia-Singapore Causeway in addition to the international airports and landing points in other states. Considering the excellent travel time and easy accessibility the HSR provides, it will attract a wide range of visitors across international borders into Kuala Lumpur, thus creating more economic opportunities for locals and attracting a diverse international clientele for the local business community. With the HSR in place, Malaysia is expected to be propelled high on the list of the most preferred cities to live, work and do business in, fuelling the birth of a thriving economic hub in this region.

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TABLE TALK | Sustainability: A Fancy Label?

Sustainability: A Fancy Label? Just how sustainable is the idea of sustainability? - BY BRANAVAN ARULJOTHI

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Seeking to cater to a generation which claims to be respectful of the environment, many property developers have taken a ‘greener’ approach to their developments. The Green Building Index (GBI) certification aside, eco-friendly fixtures and sustainable landscapes are often advertised as part of upcoming real estate projects. This development begs the question – is this effort a true and noble one on the part of developers or is it simply yet another marketing tool? In order to answer this question, iProperty.com sat down with Yasmin Rasyid, Co-founder and President of EcoKnights Malaysia, to learn more about the perceptions of sustainability in Malaysia. ON DEVELOPERS’ DUTIES “In my opinion, no property developer can truly be given the distinction of being sustainable. That said, many developers can help foster greener practices in the form of their designs,” said Yasmin, adding that communities in and around the development’s area should be engaged in discussions to gauge what it is they want. She opined that in order to create well-designed, compact cities, spatial planning needs to be explicitly integrated into national and municipal policies, referring to the systems implemented by New York City in the US to prove her point. Despite its density, the world’s most popular city operates on a layout that uses 40% less electricity and 25% less water while containing 20% more green spaces compared to some of its neighbouring cities. Under former Mayor Michael Bloomberg’s PlaNYC crossagency effort to drive innovation and growth, the reduced greenhouse gas emissions and improvement of city life for residents have resulted in New York’s 13% GDP increase. Additionally, emissions have also dropped a whopping 16% in the six years since the programme was first implemented.

“

In my opinion, no property developer can truly be given the distinction of being sustainable. That said, many developers can help foster greener practices in the form of their designs.

”

COMMUNITY COMES FIRST As for the value of the community’s input, Yasmin feels that it is important that developers engage with communities, especially those that are more vulnerable to the development, as they are deserving of the right information and the ability to influence decisions made by their city’s leaders. In Malaysia, the lack of citizen participation in many of the country’s bigger developments has caused a lot of conflict. “For example, in Stockholm, citizens voted to support the nation’s first congestion pricing charges. In Geneva, residents cast ballots to determine how the city should allocate urban space among private vehicles, public transportation, cyclists and pedestrians. In Mexico City, citizens are taking matters into their own hands by expanding cycling infrastructure and bike lanes. These examples illustrate how citizen engagement can help create more liveable and sustainable cities,” she pointed out. ARE WE DOING ENOUGH? “I can say that in Malaysia, we can definitely strive to do better. What is happening with regards to governance as well as development is that everything is simply being green-washed. Selling ‘green’ as a premium limits the affordability bracket between consumers in the country, so if developers truly prioritised greener developments, more efforts to hone sustainability would be evident,” Yasmin noted. A long-time advocate of preservation, she added that with the issues of limited resources and intense pollution looming overhead, developers also need to ensure that their projects can blend with nature and be a part of it as opposed to gazetting as they see fit. “I sincerely hope that efforts go past just solar panels and green fixtures. It is about integrating sustainable local development plans which would mean a two-way education between developers and land authorities. These parties should devise strategic approaches to sustainable real estate. Sadly, however, we live in a capitalistic world,” she lamented. IT ALL STARTS WITH YOU “Having said that, it is not about building green; it is about living green,” said Yasmin. She believes that not living in a green development does not necessarily mean not living sustainably and stressed that it all begins with the consumer. “Half of the puzzle of achieving sustainability can be solved by the way we change our mind-sets to practice more green and sustainable lifestyle choices. It is a simple thing to do and using public transport instead of driving is just one example. Living in a green township does not make you green; neither does living in a green house. It is all about attitude and mentality. It starts there,” she stressed.

Yasmin (far right) helping spread the message

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INSIDE SCOOP | Nature’s Capital City

Nature’s Capital City

Inspired by the beauty of nature and the sophistication of a modern city, Sunway Iskandar is the epitome of balanced living. - BY ONG XIN YING

Eager to nurture and foster a vibrant community in the prime location that is Medini in Iskandar Malaysia, Sunway Property has crafted an expansive 1,800-acre world-class township called Sunway Iskandar which has a gross development value of RM30 billion. The development is meant to replicate the success the company achieved with Sunway Resort City and Sunway City Ipoh, its past two integrated developments by offering residents the luxury of a contemporary city as well as the pleasure of being so close to nature. A CITY AT ONE WITH NATURE Built around 700 acres of natural elements such as Emerald Lake, Pendas River, the Straits of Johor, lush greeneries and forest, Sunway Iskandar’s residents will be connected to nature no matter where they are even as they continue to enjoy the

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luxuries provided by a city. Designed as a low-density development with a plot ratio of one, they will also be able to fully enjoy this green development through more spacious homes and landscaping. The township will occupy 691 acres of Medini amounting to 31% of its total area and feature 77 million sq ft in total gross floor area upon completion. Approximately 40% of the entire development will be devoted solely to green spaces while the remainder will be represented by 60% of residential units and 40% of commercial elements. UNRIVALLED CONVENIENCE Sunway Iskandar will have six precincts which are The Capital, The Parkview, The Lakeview, The Riverside, The Seafront and The Marketplace. Each precinct is designed to be a

self-sustaining integrated city like Sunway Resort City where convenient amenities are facilitated within the city itself to cater to the needs and wants of the residents. As a master community developer, Sunway applies its ‘Build, Own and Manage’ philosophy in the development to ensure the continued enhancement of the city in tandem with its communities’ growth. Sunway Iskandar will have a series of Launch Clusters which are: • Living Community (serviced apartments, neighbourhood shops, small offices, school, landed homes) • Fun & Adventure (theme park, hotel, mall) • Commercial Village (retail space, commercial offices, F&B outlets) • Specialised Services (medical centre, universities, business park)

1 Additionally, other facilities such as a petrol station, ultra-high speed broadband and security units will be integrated for the safety and convenience of the residents. Demonstrating its track record as a trusted developer, Sunway also plans to introduce the Sunway International School (SIS) brand’s presence into the township in 2017 with a student capacity of 600 for its first intake. The company’s educational institution is the only international school in Malaysia to offer the Canadian (Ontario) curriculum which is one of the world’s best school systems for primary and secondary education. Students will be taught in English medium by certified Canadian teaching professionals who are licensed by the Ontario College of Teachers (OCT) and span the preschool, primary and secondary grades.

1 Citrine @ Lakeview Precinct 2 Sarena Cheah, Joint Managing Director, Property Development Division of Sunway Berhad for Malaysia and Singapore 3 Tan Wee Bee, Executive Director for Property & Construction, Southern Region and Singapore; Sarena Cheah, Joint Managing Director, Property Development Division of Sunway Berhad for Malaysia and Singapore; Ong Pang Yen, Joint Managing Director, Property Development Division of Sunway Berhad for Malaysia and Singapore; and Gerard Soosay, Senior General Manager of Property Construction (Southern Region)

3 Strategically located in such a way that it connects seamlessly with major highways, it will only take 5 minutes for one to travel from the development to the Second Link via the proposed Southern Access, as well as major Iskandar attractions such as Legoland Malaysia, Pinewood Iskandar Malaysia Studios and EduCity. AN EXHILARATING START Sunway’s overall strategy is to build the community in a sustainable manner and has elected to initiate Sunway Iskandar through the introduction of The Lakeview and with Citrine as the precinct’s first phase of development. Comprised of both residential and commercial properties, it surrounds the picturesque natural lake that is the precinct’s namesake and is located a mere 500m away from the seafront straits in Medini. Upon completion, Citrine will be home

to 328 serviced apartments, 167 office suites and 51 retail units spread across 140,000 sq ft. INVESTMENT-FRIENDLY INCENTIVES Various incentive schemes targeted at both domestic and international investors have made investing in Medini a very desirable decision. Developments in the area are exempt from the new Real Property Gains Tax (RPGT) as well as minimum investment value for foreign purchasers and also enjoy other incentives introduced by the Iskandar Regional Development Authority (IRDA). On top of Sunway’s extensive track record as a township developer, the locational advantages and investment incentives will prospectively lead to a high capital appreciation for investors of Sunway Iskandar.

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PICK OF THE MONTH | Shah Alam and Klang: Cocooning Into Something New

SHAH ALAM AND KLANG: COCOONING INTO SOMETHING NEW

Selangor’s sister cities of Shah Alam and Klang have over the years progressed into mature townships which are self-contained and populous. - BY CAROLINE CHAN

Although once considered the less attractive alternatives to Kuala Lumpur, both Shah Alam and Klang have come of age and now present themselves as equally viable centres for socioeconomic growth as well as investment opportunities. Shah Alam and Klang’s initial development was rather gradual until their momentum of growth accelerated about ten years ago, spurred on by demand for residential and commercial land neighbouring Malaysia’s capital city.

Shah Alam’s rapid growth began in 2000 when it was officially awarded city status and also adopted the position of a modern Malay city. Much of its real estate is used for residential developments while economic activity in the area is primarily focused on its various manufacturing and assembly industries, contributing to its status as Selangor’s largest industrial zone.

MATURE AND WELL-ESTABLISHED Shah Alam is located about 25 kilometres west of Kuala Lumpur. In its early days when it was still known as Batu Tiga, it was mainly made up of rubber and oil palm estates with the trading of these commodities being its primary economic activity. Changes to its physical, social and economic landscape began gradually when it replaced Kuala Lumpur as the capital of Selangor.

Meanwhile, Klang is known as the royal city of Selangor and was the state’s capital before Shah Alam. It is located about 32 kilometres to the west of Kuala Lumpur, bordering Shah Alam. The Klang River divides the city into two parts which are Klang North and Klang South. Development first began in Klang North and it became the main commercial area of the town. Older, established residential areas such as Berkeley Gardens, Taman Eng Ann, Taman Klang Utama, Bandar Baru Klang are all located here.

Unlike most cities in the country, Shah Alam has had the advantage of its development being chartered carefully by the state government, allowing for a very structured city layout with clearly defined residential, commercial, industrial and recreational areas. It is one of the most well-planned cities in the country.

At the start, Klang South was only made up of Port Klang, Malaysia’s busiest port as well as its surrounding fishing villages and seafood eateries. However, in the last five to seven years, more residential and commercial areas as well as government offices have popped up in the area with more potentially in the pipeline.

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AN URBAN METAMORPHOSIS In the last few years, both Shah Alam and Klang have been undergoing what can be best described as a metamorphosis. Developers looking beyond Kuala Lumpur, Subang Jaya, USJ and Petaling Jaya have recognised the potential these two mature cities offer for investments. For starters, Shah Alam and Klang have very well-developed physical infrastructure. They are connected to the rest of Klang Valley via the Federal Highway, New Klang Valley Expressway, South Klang Valley Expressway, North Klang Straits Bypass (New North Klang Straits Bypass) and KESAS Highway. The populations of both cities have grown as well with many looking to upgrade to better homes and working spaces. These factors have all spurred developers into investing heavily in new residential and commercial developments in both cities, making them more attractive as a result. Key developers such as Sime Darby, SP Setia, I&P, Gamuda Land are just a few of the big names in these cities. Kota Kemuning, Setia Alam and i-City in Shah Alam as well as Bandar Botanic, Bandar Bukit Tinggi, Taman Bayu Perdana, Glenmarie Cove and Kota Bayuemas in Klang are modern, self-contained, up-market townships which boast stunning and elegant homes complete with security features as well as smart commercial centres. Many new retail and recreational centres have also entered the market to support the more vibrant lifestyles accorded by these townships. Unlike older developments in Shah Alam and Klang, these new developments feature

equal emphasis on functionality as well as aesthetics and have changed the face of both these cities. These exclusive townships of tomorrow, in addition to being successful in enticing many KLites into relocating to Shah Alam and Klang, have also managed to elevate the image of these two cities. As they emerge as attractive alternatives to Kuala Lumpur in terms of being prime living and working hubs, there is a great deal of potential for developers to increase their investments there.

â&#x20AC;&#x153;

â&#x20AC;?

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EXPERT’S VIEW | Shah Alam and Klang: An Unexpected Growth Spurt

SHAH ALAM AND KLANG: AN UNEXPECTED GROWTH SPURT Previously two of the less desired vicinities to live in within Klang Valley, Shah Alam and Klang have quickly moved up in the real estate charts. - BY BRANAVAN ARULJOTHI

Dato’ Khor Chap Jen, branch chairman of the Real Estate and Housing Developers’ Association Malaysia (REHDA) Selangor and the Executive Vice President of S P Setia Berhad Group

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Affordability – a simple word that has gained more traction than desired over the last few years. Rising living costs coupled with stagnant income levels have been chaotic for the real estate industry. As observed in the measures included in the 2014 Budget, property prices have inflated to a point where first-time homebuyers are left with close to zero logistically-sound options. If one was to look back in time, even by just a decade, Shah Alam and Klang were the two last choices for many who worked in the city centre to call home. Flash forward to the present and the townships are growing for various reasons with the primary ones being affordability and lack of developable land.

Debunking that myth and predicting a surge in the areas is Dato’ Khor Chap Jen, branch chairman of the Real Estate and Housing Developers’ Association Malaysia (REHDA) Selangor and the Executive Vice President of S P Setia Berhad Group who took some time off his busy schedule to sit down with iProperty.com and dissect the multi-faceted and quickly-growing areas of Shah Alam and Klang. iProperty.com: In your opinion, is the recent growth of Klang and Shah Alam attributed solely to affordability? Dato’ Khor Chap Jen: If you asked this question about 8 to 10 years ago I would say yes, it is purely based on the affordable prices of homes in those areas. In relative terms, the south side of Klang Valley has always been cheaper than blue-chip areas such as Bangsar. Over the past few years, however, both Klang and Shah Alam have started to specialise in beautiful concept developments. These townships not only offer more affordable options, but now offer attractive projects with unique designs as well. It is a mix of both regular homes and those with interesting concepts that make these two areas work so well.

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EXPERT’S VIEW | Shah Alam and Klang: An Unexpected Growth Spurt

“

What is critically needed is a sustainable housing policy which entails houses that are both non-subsidised and non-profit

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”

iP: Klang was once considered to be inaccessible and undesirable. No doubt this has changed over the years, but what else does Klang need to do? Dato’ Khor: To deal with this, you will have to look a little further back. Klang is a town that has always been close to ports. It was and is a rich trading town. If you look at major cities and their portside towns, you would see that most are thriving. One of the biggest issues faced by the city is its geographical downsides. It is at the end of Klang Valley and subjected to the downstream end of the river. Due to a lack of proper care and maintenance over the last few decades, the rivers have been filled with rubbish and other pollutants. This is slowly changing but more needs to be done and it really does simply start with cleanliness. The situation would change quickly if the people upstream take good care of the river and if the planning standards of Klang’s drainage system are improved as people living there are subjected to tides, flooding and poor water flow. We can see further progress only when these issues are addressed. Additionally, many major cities in the world are located portside as I mentioned before and Klang should aspire to move in that direction. If you can clear up the city and alleviate the traffic, it has the potential to join their ranks. We will know in due time, which in my opinion is all the city needs. Shah Alam has become pretty much self-sustainable. How did that happen? Dato’ Khor: The city has a very interesting story of its own. When Kuala Lumpur became a Federal Territory in 1974, the Federal government received some money and decided to make Shah Alam the capital city of Selangor. During that period, our forefathers envisioned it to be the administrative centre. As Kuala Lumpur grew towards the borders of Petaling Jaya and Subang Jaya, people still considered Shah Alam to be the administrative centre and people were hesitant to move there. However, as Kuala Lumpur grew further and pushed towards Shah Alam, it eventually became the little city we know today. It has expanded both southward and northward, and is no longer dedicated administrative purposes, having eventually grown more vibrant thanks to the activities around the area. iP: With the LRT extension and many new highways on the horizon, property prices are sure to swell. Is this fair to genuine homebuyers, and what needs to be done to curb the inflated real estate prices in the area? Dato’ Khor: We at REHDA Selangor have always been in conversation with the state government about these issues. What is critically needed is a sustainable housing policy which entails houses that are both nonsubsidised and non-profit. The properties that people want are those in the RM400,000 bracket which is the range that is to be considered and not unlike the government’s PR1MA homes.

The last generation thrived on low-cost affordable properties, did not mind living further away from the city and were always excited at the prospect of owning a home. People are different now as they want low-cost homes only to rent them out while they live in a better place. The government should instil the aspiration of owning their first home within the youth of today. That said, not all of them want a big home; some aim for just a twobedroom house and those options need to be available. For developers, the policy now is that if you develop a certain kind of project, you have to balance it out with affordable options – a model I do not find effective. Those that need help owning their first homes should be assisted by the government. One option that the government should consider is low-cost homes that are not for sale. They should rent them out on a rentcontrolled basis to those seeking a roof over their heads. This will also stop people selling low-cost homes for profit and is how we should tackle the problem. Back in the day, low-cost homes served their purpose and were not too different from conventional first homes, but it is 2014 now and today’s generation has a different mind-set. They have ideas of where they want to stay and what kind of property they want to invest in. We have to evolve along with them and that is how we can address these issues. Using old policies to solve new problems is not a good way to deal with this. iP: Will Klang and Shah Alam’s industrial sectors dampen their prospects of becoming a real estate goldmine? Dato’ Khor: As I have mentioned before, some of the major cities in the world are located portside. It is all about good planning which, if executed properly, results in a win-win situation. It is important to know that purely residential developments are not viable. Sustainable developments must include residential, professional and recreational elements, portside or otherwise. Without these essentials, there is a high chance that the development will end up like Petaling Jaya did once upon a time. It was built to be a satellite city to cope with Kuala Lumpur’s growing work population and as people travelled back and forth between both locations purely for work purposes, it was soon apparent that this system was far from sustainable. Ports and industrial areas must co-exist with residential and professional options. As long as these places are not heavily polluted and the trading as well as clean emissions aspects are capitalised on, they will work. Disclaimer: The opinions stated in the article above are solely of the interviewees quoted, namely Dato’ Khor Chap Jen, branch chairman of REHDA Selangor, and are not In any form an endorsement or recommendation by iProperty.com Readers are encouraged to seek independent advice prior to making any investments.

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CONTRIBUTOR | Oregeon Property Consultancy

Shah Alam (Sections 1 to 14)

No longer the end of a highway, properties in Shah Alam are being snapped up very quickly.

The study area covered Section 1 to Section 14 of Shah Alam, located on the north of the Federal Highway. Out of 443,222 citizens in Shah Alam in year 2010 (Department of Statistics Malaysia), about 71% are Malays, 12% are Chinese, 8% are Indians and 9% are of other races, forming a living culture that is closer to the Muslims where alcohol-related activities and nightlife are relatively low compared to the surrounding areas, giving it a peaceful and disciplined living environment. The scheme is developed mainly with residential and commercial properties, both landed and high-rise, old and new. Living in the scheme is rather convenient as there are hypermarkets like TESCO and Giant, University Technology Mara (UTM), and i-City, where most forms of entertainment can be found. Other than that the Shah Alam High Court, Bangunan Mahkamah Sultan Salahuddin Abdul Aziz Shah, the Shah Alam stadium and

Sultan Salahuddin Abdul Aziz Shah Golf Club are as welllocated within the scheme. There are two major highways known as the Federal Highway and the New Klang Valley Expressway (NKVE) connecting the scheme to the other areas in Klang Valley. These highways connecting several established schemes have become major roads to travel between work places and homes, resulting in traffic congestion in these areas becoming very common within the scheme, especially during peak hours. At the moment, there is no rail service or any other sophisticated public transportation services available within the township. The proposed LRT extension through Shah Alam towards Port Klang and the KTM stations located in Klang shall be the closest public transportation system benefiting residents from Setia Alam.

The recorded transaction prices of selected schemes within Shah Alam (section 1 â&#x20AC;&#x201C; 14) are as below:-

Average Transacted Prices (RM psf)

CONDOMINIUM SCHEME

YEAR

BUILT-UP AREA (SF)

2010 Kemuncak Shah Alam Condominium

2011 2012

1,012 2,043

2013 2011 Prima U1 Condominium

2012 2013

980 1,100

2010 Sri Alam Condominium

2011 2012

797 2,584

2013 2010 Sri Mahligai Condominium

2011 2012

1,071 1,455

2013 2010 Sri Permata Condominium

2011 2012

950 1,158

2013 Oregeon Property Consultancy Research Team

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AVERAGE PRICE (RM PSF)

COUNT

158

176

242

268

329

339

353

172

197

207

261

154

197

228

260

158

197

201

287

400 300 200

164

211

260

100 0

100 80 60 40 20 0

Total Units Transacted

297

Average Transacted Prices (RM psf)

APARTMENT / SERVICED APARTMENT SCHEME

Baiduri Apartment

Brunsfield Serviced Apartment

Danau Mas Apartment

Perdana Apartment

YEAR

BUILT-UP AREA (SF)

COUNT

2010

196

300

2011

199

193

250 200

2012

850

2013

231

2010

180

2011 2012

678 1,083

213

247

2013

279

2010

204

238

2011 2012

815 818

289

2013

294

2010

171

185

205

212

2011 2012

850

2013 2010 Sri Acappella

AVERAGE PRICE (RM PSF)

2011 2012

726 1,279

2013

299

352

401

450

197

239

254

257

150 100 50 0

Total Units Transacted 100 80 60 40 20 0

Oregeon Property Consultancy Research Team

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CONTRIBUTOR | Oregeon Property Consultancy TERRACED HOUSE NO. OF STOREYS

SCHEME

SEMI-DETACHED HOUSE LAND AREA (SF)

1,600 SECTION 10 2,350

SECTION 11

1,650 1,660

1 SECTION 2

SECTION 4

SECTION 11

SECTION 13

SECTION 4

SECTION 6

SECTION 7

SECTION 8

SECTION 9

SECTION 7

1,755 1,800

1,650

1,630 1,670

1,300 2,500

1,650 1,980

1,500 2,500

1,300 2,500

1,496 2,885

1,539 1,650

1,540 2,300

YEAR

MIN (RM PSF)

MAX (RM PSF)

COUNT

2010

190,000

220,000

2011

190,000

300,000

2012

250,000

2013

300,000

2010

150,000

220,000

2011

100,000

268,000

2012

165,000

250,000

2013

200,000

230,000

2010

190,000

210,000

2011

110,000

235,000

2012

220,000

280,000

2013

100,000

320,000

2010

150,000

200,000

2011

120,000

190,000

2012

200,000

230,000

2013

295,000

330,000

2010

300,000

357,000

2011

140,000

400,000

2012

320,000

450,000

2013

210,000

397,000

2010

270,000

750,000

2011

240,000

854,999

2012

300,000

1,023,888

2013

450,000

1,053,762

2010

230,000

400,000

2011

210,000

427,000

2012

325,000

485,000

2013

320,000

440,000

2010

222,800

400,000

2011

130,000

610,000

2012

375,000

2013

350,000

600,000

2010

240,000

475,400

2011

200,000

650,012

2012

290,000

650,000

2013

400,000

750,000

2010

120,000

350,000

2011

250,000

480,000

2012

200,000

540,000

2013

150,000

440,000

2010

290,000

380,000

2011

300,000

400,000

2012

453,000

480,000

2013

300,000

565,000

2010

350,000

506,000

2011

360,000

660,000

2012

330,000

770,000

2013

485,000

710,000

NO. OF STOREYS

SCHEME

LAND AREA (SF)

SECTION 13

2,450 9,410

SECTION 7

SECTION 9

SECTION 13

3,599 5,000

3,600 4,004

3,197 4,252

MIN (RM PSF)

MAX (RM PSF)

COUNT

2010

580,000

2,000,000

2011

700,000

1,386,020

2012

810,000

1,350,000

2013

725,000

1,530,000

YEAR

2010

890,000

1,133,000

2011

840,000

1,400,000

2012

1,100,000

1,700,000

2013

850,000

1,400,000

2010

650,000

700,000

2011

400,000

800,000

2012

730,000

850,000

2013

760,000

1,050,000

2010

1,100,000

1,449,000

2011

1,100,000

1,580,000

2012

1,370,000

1,650,000

2013

1,880,000

2,000,000

SECTION 7

4,400 5,500

2010

762,000

980,000

2011

1,125,000

1,300,000

2012

1,300,000

1,750,000

2013

1,300,000

Oregeon Property Consultancy Research Team

Total Units Transacted 50 40 30 20 10 0

Oregeon Property Consultancy Research Team

Total Units Transacted 200 150 100 50 0

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Generally the high-rise dwellings were at a steady positive growth in term of transacted prices from year 2010 to year 2013.Hhowever, the increasing pace has shown a slowdown in the average transacted price, i.e condo: 29% (year 2010 - 2011), 23% (year 2011 -2012) and 14% (year 2012 – 2013), apartment / serviced apartment: 21% (year 2010 - 2011), 6% (year 2011 -2012) and 1% (year 2012 – 2013). On the other hand, total units transacted for both sectors have shown a rather significant decrease in year 2013. As for the landed dwellings, the transacted prices are generally on an increasing trend as well. Neverthelessn in a less consistent condition due to the allowance for renovations and extensions, something common between the landed and high-rise is that both have indicated a drop in total units transacted in 2013.

Amongst the noted ongoing projects in Sec 1 â&#x20AC;&#x201C; 14 Shah Alam are as follows:PROJECT

DEVELOPER

TYPE

Alami Residensi

World Wide Holdings Berhad

3 blocks of 16 to 17 storey Serviced Apartment (444 units)

Menara U2

PKNS & Kenari Sukma Sdn Bhd

1 block of 30-storey commercial complex with 474 units of SoHo

arte @ Subang West

Amanlagi Property Sdn Bhd & Nusmetro Land Sdn Bhd

1 block of 17-storey office building

D'Kayangan Residences

PKNS & Lebar Daun Development Sdn Bhd

Semi-detached houses, clustered houses, and terraced houses

Metia Residence

Prop Park Sdn Bhd (Hua Yang Berhad)

20-storey Serviced Apartment (306 units)

Acappella Residences

Equipark Sdn Bhd

1 block of 21-storey Hotel Apartment (223 rooms) and 1 block of 21-storey Serviced Apartment (125 units)

Vista Alam

PKNS & Tahap Warisan Sdn Bhd

Mixed development including 576 units SoHo and 512 units of Serviced Apartment

Studio Fourteen

Medinah Court

17 storey commercial complex with 196 units SoHo

i-Residence

Sumurwang Development Sdn Bhd & I-City Marketing Sdn Bhd

336 units of Serviced Apartment

i-SoVo

Sumurwang Development Sdn Bhd & I-City Marketing Sdn Bhd

180 units SoVo and 40 units duplex SoVo

Best Western i-City Shah Alam

Sumurwang Development Sdn Bhd & I-City Marketing Sdn Bhd

216-room 3 star hotel

BW Service Suites

I-Bhd & Best Western International

2 tower blocks containing 826 units of Serviced Suites

Central Plaza @ i-City

I-Bhd & CPN Global Co Ltd

6-storey Shopping mall with approximately 860,000sf net lettable area

Just like many other areas in Klang Valley, where developments are going on and on, development lands in Shah Alam have become limited and having been noticed by developers, it has resulted in an outcome where most of the new developments are of high-rise properties

instead of the landed. Apparently serviced apartments and SoHo are the most popular type of products within developers. As supply for landed properties have become low, the selling prices might in a way startle to some buyers.

Oregeon Property Consultancy Sdn Bhd SR WONG WEN CHET B. Bus (Prop). MRICS, MISM, MPEPS, MMIPPM Sr Wong Wen Chet is the Managing Director of Oregeon Property Consultancy Sdn Bhd. He is a Registered Valuer & Registered Estate Agent recognized by Board of Valuers, Appraisers and Estate Agents and has been in real estate industry for more than 6 years. He is also Committee Member of REHDA Youth under Real Estate and Housing Developersâ&#x20AC;&#x2122; Association Malaysia (REHDA).

SR KOK CHIN YEE B. (Hons). Estate Management. MISM, MPEPS, MMIPPM Sr Kok Chin Yee is the Manager of Oregeon Property Consultancy Sdn Bhd. He is a Registered Valuer & Registered Estate Agent recognized by Board of Valuers, Appraisers and Estate Agents. He has more than 5 years of professional real estate experience mainly in valuation of residential and commercial properties for retail and corporate clients. DISCLAIMER Since the asking prices and project status various from time to time, we do not guarantee the validity of the information found here. The analysis and the article written was based on information available and was then further modified and analysed by Oregeon Property Consultancy Research Team. We bear no losses or legal liability caused by the information given.

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CONTRIBUTOR | HBA

Subsidiary Management Corporations: A Panacea? The new Strata Management Act, 2013 (Act 757) (SMA) and Strata Titles Act (Amendment), 2012 (STA) give the management corporation the option to form a subsidiary management corporation for the different buildings in a mixed-use development, thus resolving many of the issues plaguing such buildings.

This is the fifth article on in a series contributed by the National House Buyers Association which is focused on strata management. The first article introduced the Strata Management Act, 2013 (SMA) and submitted that the Strata Management Bill (SMB) which aims to provide an improved legal framework for strata management is a welcomed new law. The second article highlighted the terms of the SMA, covering what a management body and management committee are in particular. The stringent conditions for the election of the management committee were also discussed. The third article explored the power struggles within the management body. It was submitted that opposing groups of parcel owners would emerge when the management bodyâ&#x20AC;&#x2122;s actions lack integrity. These groups attend the annual general meetings (AGM) of the management body and their presence may culminate in open hostility or even manipulation of the election process to retain their office. The way in which the SMA resolves this hostility and/or power struggle was discussed.

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The fourth article discussed what the management body must inherit from the developer, focusing particularly on the documents to be handed over to the management body after the body is formed and highlighting the relevant sections of the SMA providing the list of the documents. This article discusses the subsidiary management body which is formed in a mixed-use development where residential, office and retail buildings are part of one large development at the management bodyâ&#x20AC;&#x2122;s discretion. MIXED-USE DEVELOPMENT ISSUES In a mixed-use development, the management body would comprise a variety of parcel owners who own residential, office and/or retail parcel units in the development. These owners pool their funds to maintain and manage the different buildings in the development and share the use of the common property. Due to the mixed-use nature of the buildings, issues usually arise regarding the management and maintenance of the buildings as well as the use of the

common property. For example, should the residential parcel owners have free access to the common property used by the office or retail parcel owners, or should the retail parcel owners pay more charges such as maintenance charges and sinking fund compared to the residential or office parcel owners? Additionally, proper use of the maintenance funds implies keeping organised records of accounts. One issue which will undoubtedly crop up is whether the management body can use money from the maintenance fees paid by the retail parcel owners to pay the expenses incurred to maintain the common property of the residential or office buildings and vice versa. The parcel owners can argue stubbornly about these issues. When they reach a deadlock, hostile AGMs or power struggles among the owners will likely happen. SUBSIDIARY MANAGEMENT CORPORATIONS Under the SMA and the Strata Titles Act (Amendment), 2012 (STA), the management corporation (MC) has the option to form a subsidiary management corporation (subsidiary MC) for the different buildings in the strata development. The subsidiary MC enables the parcel owners of the respective buildings to form their own distinct and separate management corporations which would independently manage and maintain their own building and the common property serving the building. However, it is noted that the parcel owners during the period of the Joint Management Body (JMB), which is

the management body formed before the MC is formed, lack the power to form a subsidiary JMB. SEPARATE ACCOUNTS AND FUNDS Similar to the MC, the subsidiary MC is a corporate body with perpetual succession and as such can sue and be sued. It is empowered to collect directly from its members the maintenance charges and sinking fund. The subsidiary MC’s members comprise the parcel owners of the respective buildings. For example, the residential subsidiary MC’s members comprise the parcel owners of the residential building, the office subsidiary MC’s members comprise the parcel owners of the office building and the retail subsidiary MC’s members comprise the parcel owners of the retail building. Each subsidiary MC must maintain its own maintenance charges and sinking fund accounts for its building, all of which must be audited annually by an independent auditor. All these accounts would be consolidated to form the MC’s accounts which are then presented at the MC’s AGM. THE FORMATION OF SUBSIDIARY MANAGEMENT CORPORATIONS As stated above, the parcel owners of a mixed-use development have, through the MC, the option to form a subsidiary MC. The process to achieve this starts when the MC calls for a general meeting and procures a comprehensive resolution to form the subsidiary MC.

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CONTRIBUTOR | HBA

Section 2 of the SMB defines ‘comprehensive resolution’ as a resolution which: a) is considered at a duly convened general meeting of the management corporation of which at least 30 days’ notice specifying the resolution has been given; and

b) specify each parcel comprised in that special plan whose proprietors are entitled to the exclusive benefit of the limited common property; and

c) conform with any other details as may be prescribed by the Director of Survey.

b) at the end of the period of 60 days after the general meeting in paragraph (a) is convened, on a poll, the total of the share units of the parcels for which valid votes are counted for the resolution is at least twothirds of the aggregate share units of the parcels of all the proprietors who constitute the management corporation at the end of such period.

(3) The management corporation shall make an application in Form 9 for the approval of the Director for the issue of certificate of subsidiary management corporation for the designated limited common property and shall be accompanied by –

a) such fee as may be prescribed;

LIMITED COMMON PROPERTY An interesting point about the subsidiary MC is that it can designate limited common property for its own use.

b) a copy of the comprehensive resolution together with a certificate signed by the Commissioner certifying the receipt of the same filed with him by the management corporation; and

c) a special plan prepared under subsection (2) and any approved amendments thereto.

Sections 17A (2) and (3) of the STB provide that: (2) Limited common property designated by a comprehensive resolution passed by the management corporation shall – a) describe, identify or define the boundaries or area of the limited common property in the special plan;

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Although the subsidiary MC can designate limited common property for its own use, the limited common property must be identified clearly. Similarly, the parcels whose owners will enjoy exclusive use of the limited common property must be identified.

CONCLUSION Generally, in a mixed-use development comprising residential, office and retail buildings, the MC has the option to form three subsidiary MCs, namely, a residential subsidiary MC, an office subsidiary MC and a retail subsidiary MC. It is submitted that through the subsidiary MCs, the interests of the parcel owners regarding the maintenance and management of the mixed-use development can be resolved in a more formal way.

harmoniously as well as practice mutual respect and cordial behaviour towards the varied interests in the development.

However, the formation of the subsidiary MC is a huge matter. It involves getting the consent of at least twothirds of the aggregate share units of the parcels of all the parcel owners who constitute the MC as well as the land office.

Robert Tan has written the book â&#x20AC;&#x2DC;Buying Property from Developers: What You Need to Know and Doâ&#x20AC;&#x2122; published by Sweet & Maxwell. The book is available at http://www.sweetandmaxwellasia.com.my.

The SMA, though passed by Parliament and gazetted last year, has not been implemented as yet. It is pending the finalization of the governing Strata Management Regulations.

* This article has been contributed to National House Buyers

In the absence of a subsidiary MC, parcel owners in a mixed-use development would have to co-exist

Association (www.hba.org.my) towards Education, Information and Empowerment.

NATIONAL HOUSE BUYERS ASSOCIATION [HBA] No. 31, Level 3, Jalan Barat, Off Jalan Imbi, 55100, Kuala Lumpur Tel: 603-2142 2225 | 012-334 5676 | Fax: 603-2260 1803 Email: info@hba.org.my | Web Site: www.hba.org.my

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CONTRIBUTOR | AceScube

Are You Home Loan-Ready? Here are some key points to help you secure your home loan.

It is often said that for most people, the purchase of their home will be their single greatest expenditure and greatest debt in their lifetime. To get a truly great package with great rates, you’ll need not only to shop smartly for a mortgage, but also establish yourself as a good credit risk before you apply.

least 2 lenders to make sure you’re getting the best deal. You can get loan with a mortgage broker.

HOW DO YOU GET A BETTER HOME LOAN DEAL? The best choice for you depends on your personal situation, the type of property you want to buy and how the lender’s rates compare within the lending market.

If you’re applying for a mortgage loan as a couple, the mortgage lender will check both of your credit reports and credit scores. The bank reviews your debt, the length of your credit history and current credit activity. Generally lenders in Malaysia will look into applicant’s credit affordability through CCRIS (Central Credit Reference Information System) and CTOS (Credit Tip Off Service).

When looking for a lender, don’t settle on the first lender to offer you a mortgage. Interest rates and fees can vary widely between lenders, and you’ll need to shop with at

CCRIS & CTOS CCRIS is a computer database of all creditors / borrowers and contains all their credit information.

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Mostly financial institutions in Malaysia will submit monthly credit reports of all their creditors / borrowers to the Credit Bureau in Bank Negara Malaysia. All the data will be processed by Bank Negara Malaysia for a credit report which can be accessed by any financial institution whenever they require. CCRIS reports will show your total credits, interest charges and other outstanding charges for all loans that you have with any banks in Malaysia. CTOS is a credit reporting agency (CRA) regulated under the Credit Reporting Agencies (CRA) Act 2010. It collates information from various sources to aid the decision making process. This includes information for summonses and bankruptcy towards individuals or companies and the information will be registered into their electronic database.

conditions, you should arrange to sign and return the documents to your mortgage broker or as the lender requests. Remember, you will be entering a legally binding contract, so be sure to seek advice if there is anything that you do not understand. Once you have signed the loan offer, the lender will start to make arrangements to take a mortgage over your property. If you fail to fulfill your obligations under the loan contract, particularly in regards to making scheduled loan repayments, an exhaustive process will apply which will include, as the final step, the lender’s right to sell your property. Again, you are advised to keep your good credit scores at all times, even if you are not planning to finance or refinance any time soon.

CCRIS and CTOS are the initial steps of evaluation that the bank officer from any financial institution takes before your loan application is sent over for approval. It is advisable to at least service your existing loan and credit card payment for a 12-month period with prompt payment before taking any new loan. It helps you get a better credit score. The lender wants to make sure the borrower has the capacity to repay the debt. So applicants should be prepared to disclose all assets and income, including savings. PROPERTY VALUATION REPORT A property evaluation or appraisal report is simply that -- the expert opinion of a certified, licensed professional who determines the value of a piece of property. It protects the bank from getting stuck with a property that’s worth less than what they’ve invested. It also protects you from paying too much for a house simply because it was love at first sight. The home appraisal is a no-nonsense factor in a decision that is often emotional for the buyer. GETTING STARTED WITH YOUR LOAN Once the lender has approved your loan application, they will send you a loan offer letter attached with detailed loan terms and conditions, and obligations of both you and the lender. This is an important legal document that sets out the conditions, including interest rates, which will apply to your loan. It is important that you read this letter carefully and ensure that you understand and agree with the contents. If there is anything that you do not understand or agree with, you should seek advice from your mortgage broker, solicitor or the lender. When you are happy to proceed with the loan and are confident that you understand and agree to the

This article is contributed by AceScube, which provides training in loan calculation, banking and finance knowledge and other business and communications know-how for entrepreneurs. For more info on AceScube’s BLR Management Service and Customer Appreciation Program log on to: www.acescube.com.my or contact them at (603) 9054 4033 or email them at info@acescube.com.my.

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CONTRIBUTOR | Chan Ai Cheng

A Flurry of Investment Opportunities Several developments are converging in Shah Alam and Klang, making it an ideal investment destination for various real estate sub-sectors. - BY CHAN AI CHENG

At the western part of the Klang Valley, the speculated emergence of a third port at Port Klang, the construction of the West Coast Expressway, and the rapid development that is taking place on multiple fronts in Klang and Shah Alam are indications that those locations will be the next upcoming property hotspots.

also contribute to growth in that vicinity. As an indication of the impact that the WCE has on real estate, interior paddy land in Sekinchan , Sabak Bernam rose sharply by 24.4%, fetching prices between RM180,000 and RM200,000 per hectare, influenced by the proposal of the West Coast Expressway.

Media reports have speculated that the development of a third port in Port Klang could take place in the future. This development is an indication that Port Klang could see increasing international sea-based trading activity, and thus, impacting logistics, manufacturing and services industries in Shah Alam and Klang in the future.

These developments make Shah Alam and Klang attractive destinations to invest in for industrial properties. A great deal of economic activity is anticipated for many years ahead, and this is expected to be spurred by increasing logistic and manufacturing activity in this region.

Construction of the 233km West Coast Expressway (WCE) has also begun, and upon its completion, it should

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Major townships, particularly in Shah Alam, are emerging rapidly, with a population spill-over resulting from the heart of the Klang Valley to the west of it.

Townships such as Setia Alam, Bukit Jelutong, and i-City are rapidly taking form, attracting people from various parts of Klang Valley, resulting in huge communities in those areas. Together, Klang and Shah Alam’s populations have exceeded a million people, according to data from the Department of Statistics. This strong population catchment will help spur the growth of businesses in this region.

A wide range of highways within the vicinity of Klang and Shah Alam have taken form in the past few years, and residents as well as businesses can enjoy enhanced accessibility through the Shah Alam Expressway (KESAS), Guthrie Corridor, North-South Highway (PLUS), Damansara Puchong Highway (LDP), and Federal Highway.

Other highways that are accessible from Klang and Shah Alam include the Kemuning-Shah Alam Highway (LKSA), North South Central Link Highway (ELITE) and the New Pantai Expressway (NPE).

increased in the past five years. In the case of average rental movements of five storey apartments in Shah Alam and average price movements of four storey shops in Klang city however, they experienced marginal increases in the past five years.

In addition to this, these areas would benefit from enhanced public transportation facilities such as the new Kelana Jaya LRT extension line. The future of the property market in Shah Alam and Klang looks promising. According to data from the valuation and services department, average price and rental of double storey terraced houses in Shah Alam has consistently

Given the various developments stated above, property investors should be selective on the types of properties they want to invest in. Some areas can expect real estate price appreciation in the next few years, given the convergence of economic activity, population growth, and the development of various infrastructure projects in the region.

CHAN AI CHENG • • • • •

General Manager, S. K. Brothers Realty (M) Sdn Bhd Registered Estate Agent with the Board of Valuers, Appraisers and Estate Agents Malaysia Certified Residential Specialist, NAR USA Certified International Property Specialist, NAR USA Registered Financial Consultant, IARFC

* For feedback on this article or any other comments, please email aicheng@skbrothers.com.

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CONTRIBUTOR | Dato’ Joey Yap

Understanding Feng Shui Audits The terminology may be familiar but what does it actually do?

Before understanding what a Feng Shui audit entails, one has to first understand what Feng Shui is. An ancient art and science originating from China with origins shrouded in myth and folklore, it dates back at least 3,000 years although some sources indicate it can be traced as far back as 5,000 years ago. The ancient Chinese believed that the energies or forces in a land could either make or break a kingdom. These energies, known as Qi, are everywhere and permeate everything. It is a natural phenomenon of the living environment and can be likened to a flow of energy moving around as well as through the body, forming a cohesive, functioning unit. As such, it became important to be able to tap and harness the Qi of the living environment in order to help one’s endeavours in life. Feng Shui was developed for this purpose. It is the art and science of recognising and harnessing Qi by assessing the quality of life via observations and analyses

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of the environment. A Feng Shui audit is thus an essential process and tool in understanding how the energies in your living environment affect you. One of the processes in an audit or consultation consists of a mathematical analysis of the property based on its orientation and the time in which the occupants moved in. The occupants’ birthdates provide the Gua numbers which are also used in this analysis to discern what sort of influences are affecting the property at specific locations at specific times and what sort of effect it has on every occupant. However, it is important to understand that a Feng Shui audit is more than just unfurling your house plans and plotting some charts. It is one of the most common mistakes made by amateur practitioners or enthusiasts. Despite the clich impression of an elderly Chinese gentleman walking around with a “Luo Pan” or Feng Shui compass, the need for a physical assessment of the property’s external environment by an experienced

practitioner is considered one the most important parts of an audit. A house plan will not reveal the external features and landforms which will determine the overall quality of the Feng Shui of the property. Subtle details of the land, whether they exert a negative or positive influence on the property, can only be evaluated with the help of the trained expertise of a Feng Shui consultant. Another thing to understand about a Feng Shui audit is that it is not the magic bullet for all your problems. At the same time, not every Feng Shui-related problem can be fixed as well. Many of those who turn to Feng Shui are under the misguided impression that it is the miracle cure to their woes. While it may be true that classical Feng Shui is dynamic in nature, it cannot move mountains – both literally and figuratively. Things which are part of the external environment, whether natural or man-made, are most of the time beyond our ability to change or control. In such situations, what a Feng Shui audit can do is actually help devise short-term solutions to counteract negative impacts that any undesirable external features may have on the occupants of the property. Most importantly, do not place your trust in Feng Shui ornaments and knick-knacks. A classically trained Feng

Shui consultant will tell you these objects have more of a cultural significance rather than any true impact on the flow of Qi in your environment. What a Feng Shui audit can do for you as well is to actually determine the suitability of a property for its occupants. As mentioned earlier, part of the process involves calculations based on the occupants’ Gua numbers to ascertain the sort of influence the overall environment of the property may have on them. Bear in mind that while a property may allow a specific occupant to flourish and prosper, it does not mean it will have equal bearing on everybody else. This is why a comprehensive Feng Shui audit is important as it will not only cover a physical assessment of the environment but also include a complete analysis based on three essential things: the house plan, the birth information of all occupants as well as the occupants’ questions and point of enquiries relating to the property. A Feng Shui audit may seem like a whimsical luxury for some. In actuality, it is more like an investment in your future, especially if the property is one you intend to stay in. An early audit of the property before purchase would save the potential owner from a whole lot of hardship later on in the event it has poor Feng Shui qualities or if it proves to be a poor match for the occupants. Sometimes it just stems from the reluctance and fear of hearing bad news about your investment or the possibility of other costs it may incur from having to renovate. Consider this: if you are willing to spend thousands or perhaps even millions on the home of your dreams, then you might as well be in it for the long haul. A comprehensive Feng Shui audit will not only give you and your loved ones some peace of mind but also help you maximise the potential of your property to help you prosper. Get in touch with Joey Yap Consulting Group at 03–2284 1213 or email consultation@joeyyap.com for a personal property consultation. Make changes and invite harmony as well as a well-balanced outlook to your property today!

Dato’ Joey Yap is the leading Feng Shui, BaZi and Face Reading consultant in Asia. He is an international speaker, bestselling author of over 120 books and master trainer in Chinese Metaphysics. He is also the Chief Consultant of Joey Yap Consulting Group and founder of the Mastery Academy of Chinese Metaphysics. Joey Yap Research International & Mastery Academy of Chinese Metaphysics 19-3, The Boulevard, Mid Valley City, 59200 Kuala Lumpur, Malaysia. Tel: (603) 2284 8080 | Fax: (603) 2284 1218 Website: www.masteryacademy.com / www.joeyyap.com

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Todayâ&#x20AC;&#x2122;s modern kitchen is no longer hidden in the back of a house. In fact, it is brought out as an extension of the dining area or the hall and for some even as a centrepiece of the home. Itâ&#x20AC;&#x2122;s where gatherings and celebrations, conversations and small talks, laughter, fun and cheers take place. A kitchen becomes the heart and soul of a home! At AINO Living we strive to present ourselves in the market as top of the mind for trendy, modern and yet functional designs when it comes to kitchen, dining and kitchen accessories. We do wardrobes too! We provide customised solutions to fit your kitchen and wardrobe needs in any space. Come see us to find out more!

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Use wall hangers to free up muchneeded countertop space

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FRESHEN UP YOUR KITCHEN WITH COLOUR Organising comes as a benefit Foldable, stackable and easy to move small furniture can be used in any room. These are space-savers that make organising easy.

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6 1 FELT Placemat RM4.90 2 VIVID Storage Basket RM24.90 3 VILLAGE RUND Panel RM59.90 4 VILLAGE HILDA Cushion Cover RM34.90 5 HOME+ PP Strap Baskets From RM13.90 6 COLOUR LIV Storage Box RM35.90 7 RUEI Folding Step Ladder RM119 8 U-NEED Kitchen Trolley RM149.90 9 KIAN Kyoto Stool RM59.00

For clever storage, choose baskets with handles for easy access and ones with lids for dust-free storing.

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York Website: www.york.com.my Tel: 603-7718 8388

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SSF Sdn Bhd Website: www.ssfhome.com Tel: 603-6140 2020

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Feng Shui Studio 212 Sdn Bhd Website: www.studio-2-1-2.com Tel: 603-7885 8280 Prosperity Feng Shui Sdn Bhd Website: www.prosperityfengshui.com

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Elegant Home Decor Sdn Bhd Website: www.elegantscreens.com Tel: 603-9172 3126

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LATEST DEVELOPMENTS | KLANG VALLEY CONDOMINIUM

Project Name: Cristal Residence Location: Cyberjaya, Selangor Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 1,302 - 3,189 sq ft Land Area: 11.4 Acres Total Units/Lots: 350 Expected Date of Completion: August 2016 Developer: Trientel Land Sdn Bhd (Villamas Group) (527011-W) Phone: (603) 8320 9988 / (6012) 538 8133

Project Name: Faber Antara Condominium Location: Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 943 - 1,986 sq ft Land Area: 2.5 acres Total Units/Lots: 255 Expected Date of Completion: Q3 2016 Developer: Faber Union Sdn Bhd Phone: (603) 4265 7700 & (6019) 333 5665 Fax: (603) 4265 7733 Website: www.faberantara.com.my

Project Name: Flexus @ Jalan Kuching Location: Jalan Kuching, Kuala Lumpur Property Type: Signature Suites Land Title: Commercial Tenure: Freehold Built Up: 477 - 914 sq ft Land Area: 1.1 acre Listing Price: From RM380,900 Expected Date of Completion: 2017 Developer: OCR Land Holdings Sdn Bhd (181143-V) Phone: (603) 7710 1000

Project Name: Verdi eco-dominiums Location: Symphony Hills, Cyberjaya, Selangor Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: 9.156 acres Built Up :700 - 1,442 sq ft Listing Price: From RM451,800 - RM1,045,800 Expected Date of Completion: Dec 2016 Developer: Symphony Hills Sdn Bhd (347800-M) Phone: 1 300 888 555 (Sales Hotline) Fax: (603) 8318 3442

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Establish Your Career In Real Estate Now! ADDITIONAL NOTES We are an established real estate company operating in KL city, formally known as Best World Realty (KL). We pride ourselves for the innovative marketing approach and differentiating ourselves from competitors. Our friendly and team orientated approach has earned us a great status within the property market. In line with our expansion plan, we are currently seeking ambitious and incredibly self-motivated individuals to join us as Real Estate Negotiators.

Full training will be provided for new negotiators. Please Call : +603 9224 2298 or +6016 337 6671 Email resume to: info@propertyexchange.com PROPERTY EXCHANGE E(3)1521 32A-3 Jalan Metro Pudu, Fraser Business Park Off Jalan Tun Razak, 55200 Kuala Lumpur, Malaysia.

FEATURED AGENCIES’ DIRECTORY

GS REALTY SDN BHD

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GS REALTY, formerly known as YL REALTY, has been established since 1999 as a real-estate specialist. Our principle practice was begun in 1986 and we specialize in project marketing besides our core business. With our strategic experience and well-informed as well as intelligent sales team, our brilliant marketing strategies for new project developments in the Malaysian and international markets have been very well received. Today, GS REALTY is renowned as one of the largest real estate firms in Malaysia, winning multiple awards, such as the ASIA PACIFIC EXCELLENCE BRAND 2011 and we have coorganised one of the biggest Real Estate Conference in Malaysia, the ‘National Conference – Wealth from Real Estate Investment in Asia’ (2010) and ‘Wealth from Real Estate Investment in Asia’ (2011). Join us and create a prosperous and successful future for yourself! Contact us for further information and the next step in your career. Tel: (603) 9222 5796 / (603) 9222 5797 Fax: (603) 9222 5791 Web: www.gsrealty.my Email: enquiry@gsrealty.my

Sumhouse Sdn Bhd was incorporated with the objective of providing quality real estate services to client, developer ,vendor and purchaser alike. The company directs its undivided focus in the Klang Valley area covering Development Project Launch, Residential, Commercial, Industrial and Land. Our experienced and dynamic sales & rental force is able to provide price indications or market value for properties in order for potential sellers & tenant to price their properties at competitive rates in the market. We provide various Training, Seminar, Coaching and Awesome Compensation to our Real Estate Negotiators. Grow with us and excel in your Real Estate Career! Development Project Launch | Secondary Market | Auction & Tender | Building Management | Real Estate Professional Consultant Service Your Property Doctor | Your One Stop Service | Your property Specialist Tel: (603) 4293 6368 | Fax: (603) 4292 6368 H/P: (013) 378 9993 / (012) 266 2333 Email: admin@sumhouse.com.my Web :www.sumhouse.com.my

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Property Champ

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Since 1959, New Bob Realty, the first real estate company in Penang & the Northern regionon Malaysia, has established itself as one ofthe most prominent the industry has to offer. We offer our clients a whole spectrum of professional advisory, management services, and opportunities to successfully invest, sell or lease residential and commercial properties in the market. We specialise in buying, selling, leasing, rental and property management. New Bob Realty was awarded Top Agency for Danaharta Tender in 2002. Its recent awards include the 2011 SOBA ICT/ Technology Award as well as the 2011 Bloomberg’s Asia Pacific Property Award for the most Highly Commended Website. If you are interestedin a career in real estate, join our professional team today! Penang (HQ) Tel: (604) 229 1111 Fax: (604) 226 7777 Butterworth Tel: (604) 399 9111 Fax: (604) 399 9777 Sungai Petani Tel: (604) 421 1111 Fax: (604) 422 7777 Email: ask@newbob.com.my Web: www.newbob.com.my

Requirements: - With / Without experience required but must be quick learner and willing to learn. - Male or female above 18 years old. - Hardworking and honest. - Possess own transportation. - Fresh graduates / entry level applicants are encourage to apply. Responsibilities: - To actively source for property listings (sale and rent). - To serve and assist potential buyers and tenants on their real estate requirements. - To provide follow up and value added service to all customers. - High income high commission.

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CLASSIFIEDS SECTION PROPERTY BELOW RM500K RESIDENTIAL COMMERCIAL

Ampang, Megan Ambassy,Ambassy Business Park, Office, SALE, RM 350,000, BU742.71sqf, Chua GS, 012-631 1913, UP2460666

Batu Caves, TAMAN SRI GOMBAK FASA9, sri gombak batu caves, 2-sty Terrace/Link House, SALE, RM 430,000, 3+1r3b, LA14 x 60sqf, Ryan Tan, 6017-603 9866, UP2749812

Beranang, 2-sty Terrace/Link House, SALE, RM 270,000, 3r2b, BU1400sqf, LA1400sqf, zarul, 016-366 0053, UP2904701

Bukit Jalil, Jalil Damai Apartments, Condominium, SALE, RM 400,000, 3r2b, BU935sqf, Daniel Tang, 6017202 0008, UP2666670

Damansara Damai, One Damansara, Condominium, SALE, RM 388,000, 3r2b, BU986sqf, Eric Chee, 6012-674 6228, UP2950237

Bangi, 2-sty Terrace/ Link House, SALE, RM 480,000, 4r3b, BU1750sqf, LA1750sqf, zarul, 016-366 0053, UP2886169

Bandar Sungai Long, Garden Park Condo , Bandar Sungai Long , Condominium, SALE, RM 358,000, 3r2b, BU883sqf, Teammy Lee, 6016-976 8698 / 6019-698 7777, UP2865825

Beranang, Bandar Rinching, 2-sty Terrace/Link House, SALE, RM 260,000, 3r3b, BU1300sqf, CK Lim or TF Lee, 012-252 8089 / 016-320 6950, UP1392566

Damansara Heights, 10 Semantan Suites, Condominium, SALE, RM 500,000, 2r2b, BU980sqf, Dave, 012-334 6474, UP996206

Old Klang Road, Pangsapuri Tulin, Apartment, SALE, RM 239,000, 3r2b, BU822sqf, Daniel Tang, 6017-202 0008, UP2641723

Semenyih, Service Apartment, SALE, RM 180,000, Studior1b, BU450sqf, Tieh BH, 012-236 2320 / 03-9130 1311, UP2871097

Kepong, Plaza Medan Putra, Condominium, SALE, RM 450,000, 3+1r2b, BU918sqf, Elaine Chay, 6017-900 0669, UP2928011

Petaling Jaya, 2-sty Terrace/Link House, SALE, RM 500,000, 3+1r3b, LA1650sqf, Francis koo, 019-281 2120, UP2952268

Cyberjaya, Sawtelle, Duplex, SALE, RM 490,355, 1r2b, BU710sqf, Jack Ng, 6010-285 1980, UP2938304

Jalan Klang Lama, Brem Park Condominium, Jalan Klang Lama,sri petaling, Condominium, SALE, RM 330,000, 3r2b, BU905sqf, Kelvin Lim, 6017-252 2981, UP2784808

Damansara Perdana, Empire Damansara, Service Apartment, SALE, RM 305,000, 1r1b, BU345sqf, Stoy Chong, 6016-302 0123 / 012-397 2216, UP2904832

Batu Caves, Semarak Penaga condominium, Taman Raintree, Batu Caves, Condominium, SALE, RM 355,000, 3r2b, BU926sqf, Steven Lee, 016-700 0300, UP2919643

Jalan Klang Lama, Gemilang Indah, Taman Shanghai, Condominium, SALE, RM 468,000, 3r2b, BU1140sqf, Daniel Tang, 6017-202 0008, UP2948088

Klang, jln samarinda , taman mewah jaya klang, 1-sty Terrace/Link House, SALE, RM 220,000, 4r2b, LA20x65sqf, Evon Ea, 016-770 9994, UP2940265

Klang, port klang, 2-sty Terrace/Link House, SALE, RM 468,000, 4+1r3b, LA20x80sqf, Evon Ea, 016-770 9994, UP2933352

Kuchai Lama, Desa Gembira, Klang lama, Condominium, SALE, RM 430,000, 3r2b, BU1300sqf, Daniel Tang, 6017202 0008, UP2664166

Puchong, Casa Tropika, Batu 14, Condominium, SALE, RM 433,000, 3r2b, BU1006sqf, Quennie Ching, 6012-609 1088, UP2923209

Puchong, Sri Sunway Apartment, Apartment, SALE, RM 262,000, 3r2b, BU832sqf, Daniel Tang, 6017-202 0008, UP2641832

Sentul, Viva Residency, Off Jalan Ipoh, Condominium, SALE, RM 500,000, 2r2b, BU840sqf, Steven Lee, 016-700 0300, UP2907319

Seri Kembangan, Parc @ One South, Condominium, SALE, RM 480,000, 3r2b, BU1021sqf, Steven Lee, 016-700 0300, UP2914779

Seri Kembangan, Parc @ One South, Condominium, SALE, RM 490,000, 3r2b, BU1065sqf, Steven Lee, 016-700 0300, UP2914788

Setapak, Genting Court Condominium, Taman P Ramlee,, Apartment, SALE, RM 276,000, 3r2b, BU850sqf, Grace Ng, 019-332 0613, UP2863288

Setapak, Platinum Lake PV12, Condominium, RENT, RM 490,000, 3r2b, BU1207sqf, LA1207sqf, Steven Lee, 016-700 0300, UP2726353

Serdang, Putra Indah Condominium, Seri Kembangan, Condominium, SALE, RM 449,000, 4r3b, BU1660sqf, Isaac, 6012-289 4883, UP2278440

| 95

CLASSIFIEDS SECTION

Setapak, Platinum Lake PV12, Condominium, SALE, RM 490,000, 3r2b, BU1207sqf, LA1207sqf, Steven Lee, 016-700 0300, UP2726362

Shah Alam, Akasia Apartment, Setia Alam, Flat, SALE, RM 313,000, 3r2b, BU830sqf, Cindy, 0123759865, UP2939693

Sri Damansara, Paradesa Tropica, Bandar Sri Damansara, Condominium, SALE, RM 468,000, 3r2b, BU1120sqf, Grace Ng, 019-332 0613, UP2540033

Sungai Buloh, Aman Putri Ph@ se 1B, 2-sty Terrace/Link House, SALE, RM 495,000, 4r3b, BU1694sqf, LA20x70sqf, Susan Lai, 6012-302 5406, UP2732576

Shah Alam, Pangsapuri Perdana, Apartment, SALE, RM 238,000, 3r2b, BU850sqf, LA-sqf, Lee Thai Chung, 012-386 5181, UP1439309

Shah Alam, VISTA ALAM, section 14, Soho, SALE, RM 412,000, 2r2b, BU714sqf, LA714sqf, JH Ong, 6012-482 5955, UP2089999

PROPERTY @ KLANG VALLEY Taman Melawati, Saville @ Melawati, Condominium, SALE, RM 500,000, 3r2b, BU901sqf, Dino Lee, 012-222 1427, UP2951442

Ampang, TAMAN TAR, Bungalow House, SALE, RM 4,000,000, 5+1r7b, BU6338sqf, LA7653sqf, Alice Wong, 012335 1000, UP2947561

RESIDENTIAL COMMERCIAL

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Alam Impian, TTDI Alam Impian, Shah Alam, 2-sty Terrace/Link House, SALE, RM 750,000, 4r3b, BU2200sqf, LA1600sqf, Steven Heng, 016265 9498, UP2839278

Ambang Botanic, Ambang Botanic 2 ENYA , 2-sty Terrace/ Link House, SALE, RM 1,380,000, 4+1r4b, BU2382sqf, LA4120sqf, Elaine Teng, 012-282 8104, UP2928687

Ampang Hilir, D-Villa Residences Holiday Villa Apartment Suites, Condominium, RENT, RM 1,400, Studior1b, BU250sqf, Jennifer OON, 6012-378 8304, UP2505955

Ampang, Ampersand @ Kia Peng, Condominium, SALE, RM 2,874,300, 3+1r4b, BU2613sqf, Joanne Teh, 016-222 5689, UP2935352

Ampang, Impiana on the Waterfront, Condominium, RENT, RM 5,500, 4+1r, BU2000sqf, Kung Wong, 6013-202 0408 / 6016-202 0739, UP849512

Ara Damansara, Ara Hill Condominium, Petaling Jaya, Condominium, SALE, RM 1,320,000, 3+1r5b, BU1916sqf, Elaine Chay, 6017-900 0669, UP2078615

Balakong, Taman Impian Ehsan,Impian Ehsan, Taman Setia Balakong,Selesa Jaya, Shop, SALE, RM 1,490,000, 6r6b, BU5100sqf, LA22x80sqf, Terence Tih, 017-668 2669, UP2692889

Bandar Bukit Tinggi, klang, Semi-detached House, RENT, RM 1,700, 4+1r4b, BU3429sqf, LASelangorsqf, eric, 0162152672, UP2915007

Alam Impian, Canting, Alam Impian, Seksyen 35, 2-sty Terrace/Link House, SALE, RM 1,450,000, 3+2r6b, BU3640sqf, LA5500sqf, Hazlan, 6017-514 1600, UP2908072

Bandar Kinrara, 2-sty Terrace/ Link House, SALE, RM 1,180,000, 5r3b, BU2600sqf, LA24 X 80sqf, Ms. Chong, 0122101359, UP2903943

Aman Perdana, Klang, Semidetached House, SALE, RM 775,000, 4r3b, LA32x75sqf, Tan, 0186332038, UP2974426

Ampang Hilir, Mutiara Upper East Condominium, Condominium, SALE, RM 1,950,000, 4+1r6b, BU3847sqf, Jessica Ng, 6012-392 9116, UP2718239

Ampang, Ampersand @ Kia Peng, Condominium, RENT, RM 11,500, 3+1r4b, BU2613sqf, Joanne Teh, 016-222 5689, UP2935341

Ampang, Ampersand @ Kia Peng, Condominium, SALE, RM 2,874,300, 3+1r4b, BU2613sqf, Joanne Teh, 016-222 5689, UP2917513

Ampang, Beverly Heights , Semi-detached House, SALE, RM 2,800,000, 6+1r7b, BU4919sqf, LA40x80sqf, Bilman Chin Jackson EE,6013776 8850, UP1275252

Ampang, M Suites, Condominium, RENT, RM 2,300, Studior1b, BU502sqf, Ms Choo, 0129016202, UP2909395

Ara Damansara, Pacific Place, Condominium, SALE, RM 560,000, 2r2b, BU864sqf, Maggie Cheong, 6012-900 9172, UP2618939

Balakong, One Amerin Residence, Service Apartment, SALE, RM 587,481, 3+1r2b, BU1252sqf, Jason Chen, 6016331 7546, UP2827118

Ara Damansara, Oasis Ara Damansara, Penthouse, SALE, RM 3,800,000, 4+1r6b, BU5030sqf, Nelson Wong, 012-207 0021, UP2905576

Bandar Menjalara, MENJALARA 18 CONDOMINIUM, SALE, RM 830,000, 4+1r3b, BU1635sqf, Mr Joannes Lim, 6012-324 8239 / 6012-773 8239, UP2272282

Bandar Menjalara, Office, SALE, RM 6,500,000, BU11000sqf, Leow, 0192364788, UP2927243

Bandar Bukit Raja, 2.5-sty Terrace/Link House, SALE, RM 1,400,000, 6+1r6b, BU3500sqf, LA46*75sqf, Alwin Ling, 6017570 0881, UP2580675

CLASSIFIEDS SECTION Bandar Puteri Puchong, Jalan Puteri 6, Ixora, Bandar Puteri Puchong, Puchong, Puchong, 2-sty Terrace/Link House, SALE, RM 1,600,000, 4+2r4b, BU3000sqf, LA3072sqf, JJ Chiang, 6014-622 8517, UP2895657

Bandar Sungai Long, Suria Villa@ SG LONG, Semidetached House, SALE, RM 1,680,000, 6+1r8b, BU4337sqf, LA40x80sqf, Bilman Chin Jackson EE, 6016-203 3226 / 6013-776 8850, UP2588854

Bandar Puteri Puchong, Office, SALE, RM 2,250,000, 6b, BU4950sqf, LA22x75sqf, Hoh, 60199933633, UP2932461

Bandar Sungai Long, Sl2 Bandar Sungai Long, 2-sty Terrace/Link House, SALE, RM 990,000, 4r3b, LA3038sqf, Teammy Lee, 6016-976 8698 / 6019-698 7777, UP2508567

Bandar Sungai Long, Taming Indah Bandar Sungai Long, Semi-detached House, SALE, RM 1,430,000, 5r5b, LA40x97sqf, Teammy Lee, 6019-698 7777, UP2382835

Bandar Sungai Long, Taming Mutiara, Semi-detached House, SALE, RM 1,400,000, 5+1r6b, BU3300sqf, LA40x80sqf, Teammy Lee, 6019-698 7777, UP2329287

Bangi, UKM, KTM ,Bagi, Kajang,, UKM, 3-sty Terrace/Link House, SALE, RM 678,900, 5+1r5b, BU3090sqf, LA20 x 75sqf, Tracy Tan, 6019-269 6657, UP2961756

Bangsar, Bukit Pantai, Bungalow House, SALE, RM 8,000,000, 8r10b, BU7790sqf, LA12130sqf, Abdul Wahid Abu Bakar, 012-212 2057, UP1348211

Bandar Sungai Long, Suria Villa@ SG LONG, Bungalow House, SALE, RM 3,200,000, 7r9b, BU5292sqf, LA5048sqf, Bilman Chin Jackson EE, 6016-203 3226 / 6013-776 8850, UP2589219

Bandar Utama, Bandar Utama 1, Selangor, 2-sty Terrace/Link House, SALE, RM 2,300,000, 6r4b, LA3900sqf, K.K Wong, 6012-661 1631, UP2917142

Bangsar, Bangsar Aman, Apartment, SALE, RM 16,000,000, Dave, 012-334 6474, UP1437113

Banting, Agricultural Land, SALE, RM 1,440,000, LA3sqa, Lee Ah Ping, 6019-263 5513, UP2919312

Beranang, semenyih, beranang, kesuma lake, rinching, Industrial Land, SALE, RM 4,878,720, LA1.6sqa, Jitco Chin, 012-361 3999, UP2185655

Bukit Bintang, Pavilion Residences, Condominium, RENT, RM 9,000, 2r2b, BU1234sqf, Ms Yen, 0193207299, UP2905231

Bukit Bintang, Pavilion Residences, Condominium, SALE, RM 6,109,200, 3+2r4b, BU3394sqf, Agnes Liew, 6012320 8893, UP2501117

Bukit Jalil, Bandar Kinrara 2, Semi-detached House, SALE, RM 2,290,000, 4r4b, BU3176sqf, LA5990sqf, Thomas Chin, 012-331 3827 / 017-255 5638, UP2369691

Bukit Jalil, Green Avenue Condominium, Condominium, SALE, RM 590,000, 3+1r2b, BU1080sqf, Ms Chew, 0123968806, UP2909121

Bukit Jalil, Kiara Residence, Condominium, RENT, RM 1,500, 3r2b, BU1050sqf, Bonnie Chong, 6016-251 1012, UP2557460

Cheras, Alam Damai, 2-sty Terrace/Link House, SALE, RM 980,000, 4r3b, BU3300sqf, LA44x75sqf, Dester Yap, 6010895 9988, UP2285893

Bangsar, The Loft, Condominium, SALE, RM 4,000,000, 4+2r5b, BU4111sqf, Agnes Liew, 6012-320 8893, UP2669954

Bangsar, Tivoli Villas, Condominium, SALE, RM 1,325,000, 3+1r3b, BU1894sqf, Lim Guat Im, 012-228 1515, UP2955539

Bukit Bintang, Seri Bukit Ceylon, Bukit Ceylon, Condominium, RENT, RM 3,600, 1r1b, BU640sqf, Kung Wong, 6013-202 0408 / 6016-202 0739, UP849532

Bukit Jalil, KM1, Condominium, RENT, RM 2,500, 3r2b, BU1335sqf, Faye Ng, 016-288 8221, UP2962572

Bukit Jalil, KM1, Condominium, SALE, RM 880,000, 3r2b, BU1335sqf, Faye Ng, 016-288 8221, UP2962544

Cheras, Alam Damai, Damai Rasa, Damai Jasa, 2-sty Terrace/ Link House, SALE, RM 1,400,000, 5r5b, BU4468sqf, LA6265sqf, Max Loo, 6012-2762728 / 6019-551 5566, UP2926918

Cheras, Dâ&#x20AC;&#x2122;Infiniti, 2-sty Terrace/ Link House, SALE, RM 1,070,000, 4+1r4b, BU2500sqf, LA24x75sqf, Lau, 6010-366 9320, UP2478424

| 97

CLASSIFIEDS SECTION

Cheras, bandar sungai long,mahkota cheras,cheras, 2-sty Terrace/Link House, SALE, RM 1,100,000, 4r4b, LA20x20x70sqf, Sherry Ooi, 6018-246 9945, UP2491586

Cheras, Damai Rasa, Alam Damai, Damai impian, 2-sty Terrace/Link House, SALE, RM 1,500,000, 7r6b, BU4600sqf, LA56X75sqf, Max Loo, 6012-2762728 / 6019-551 5566, UP2829961

Cheras, Midah Harmoni, Taman Midah, Bungalow House, SALE, RM 3,000,000, 4+1r6b, BU6000sqf, LA8200sqf, Jimmy Yee, 6016-985 8383 / 6012-362 3636, UP2916820

Cheras, Cheras Sentral Mall, Plaza Phoenix, Shop, RENT, RM 3,000, Lee, 0123515273, UP2561462

Cheras, Mahkota Cheras, 3-sty Terrace/Link House, SALE, RM 900,000, 4+1r5b, BU1650sqf, LA22x75sqf, Cannice You, 6012295 5030, UP2789123

Cheras, Green Acre Park Apartment, Apartment, RENT, RM 1,000, 3r2b, BU1012sqf, Jacky Cheng, 014-622 6629, UP2880050

Cheras, Green Terrain, Condominium, RENT, RM 1300, 4r3b, BU1368sqf, Garry Loke, 0123289976, UP2904689

Cheras, Damai Bistari, Alam Damai, Damai Rasa, 2-sty Terrace/ Link House, SALE, 4r3b, BU2800sqf, LA3160sqf, Max Loo, 6012-2762728 / 6019-551 5566, UP2860639

Cheras, lake valley , Semi-detached House, SALE, RM 1,500,000, 6r6b, BU2963sqf, LA40x80sqf, Gary Khoo, 6016338 8990, UP2527227

Cheras, Pertama Residency, Serviced Residence, RENT, RM 1,600, Studior1b, BU610sqf, Dexter Teo, 6013-838 8908, UP2684242

Cheras, Puncak Perdana / Perdana Heights, Bungalow House, SALE, 6+1r7b, BU6000sqf, LA8256sqf, James Yee, 6012-382 9391, UP2082149

City Centre, Desa Angkasa, Condominium, SALE, RM 1,000,000, 2r2b, BU1280sqf, Dave, 012-334 6474, UP1066805

98 |

Cheras, CornerUnit, One Lagenda, Kuala Lumpur, Bungalow House, SALE, RM 4,600,000, 6+1r7b, BU6300sqf, LA9700sqf, Alwin Ling, 6017-570 0881, UP2238888

Cheras, putri jaya , cartoon house, 3-sty Terrace/Link House, RENT, RM 1,200, 4r5b, BU1200sqf, LA14x55sqf, Gary Khoo, 6016-338 8990, UP2880396

Cheras, Sommerset @ Jalan Cheras, Townhouse, SALE, RM 678,000, 4+1r3b, BU2464sqf, GC LIM, 6013-218 7171, UP2798635

City Centre, Setia SKY Residences, City centre, Condominium, SALE, RM 950,000, 2r1b, BU1055sqf, LA1055sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2276994

City Centre, Setia SKY Residences, KL City Centre, Condominium, RENT, RM 4,000, 2+1r3b, BU1055sqf, LA1055sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2313786

CLASSIFIEDS SECTION

Cheras, You Vista, Flat, SALE, RM 706,034, 2+1r2b, BU1073sqf, PK Yeo, 6014-288 1168, UP2924656

Cheras, You Vista, Serviced Residence, SALE, RM 600,000, 1r1b, BU761sqf, Ginnz Chan, 6012-972 7137, UP2724079

City Centre, Setia SKY Residences, Kuala Lumpur, Condominium, RENT, RM 3,500, 1r1b, BU904sqf, LA904sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2313203

City Centre, Setia SKY Residences, Kuala Lumpur, Condominium, RENT, RM 4,600, 2+2r2b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2012838

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, RENT, RM 4,700, 2+2r2b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2762580

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, RENT, RM 5,500, 2r2b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2614816

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, SALE, RM 1,150,000, 2+2r3b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2419790

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, SALE, RM 1,188,000, 2+2r3b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2327589

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, SALE, RM 1,378,000, 3+1r3b, BU1378sqf, LA1378sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2250752

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, SALE, RM 1,390,000, 3+1r3b, BU1701sqf, LA1701sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2308295

City Centre, Setia SKY Residences, Kuala Lumpur, Condominium, RENT, RM 5,000, 2+2r3b, BU1281sqf, LA1281sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2463671

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, RENT, RM 6,180, 2r2b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2010824

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, SALE, RM 1,210,000, 2+2r3b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP272743

City Centre, Wisma Cosway, City Center, Apartment, SALE, RM 1,999,000, 3r2b, BU1980sqf, Bryan Yap, 016-209 3418, UP679416

Cyberjaya, CYBER HEIGHTS VILLA, Flat, SALE, RM 680,000, 4+1r2b, BU1902sqf, SK Ow, 0123716539, UP2450081

| 99

CLASSIFIEDS SECTION

Country Heights, Country Heights Kajang, Bungalow House, SALE, RM 4,000,000, 7+r9b, BU10000sqf, LA10000sqf, GC LIM, 6013-218 7171, UP2797802

Country Heights, Country Heights Kajang, Bungalow House, SALE, RM 8,280,000, 8+r10b, BU17000sqf, LA17190sqf, GC LIM, 6013-218 7171, UP2798381

Country Heights, Country Heights Kajang, Bungalow House, SALE, RM 5,100,000, 7+1r9b, BU10500sqf, LA10000sqf, GC LIM, 6013-218 7171, UP2798228

Cyberjaya, Dâ&#x20AC;&#x2122;Pulze Cyberjaya, Condominium, RENT, RM 1,500, 1r1b, BU558sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, UP2935746

Damansara Heights, Bukit Damansara, 1-sty Terrace/ Link House, RENT, RM 4,500, 4r4b, LA3500sqf, Adrian, 0122206575, UP2904793

Damansara Heights, Bungalow House, SALE, RM 5,500,000, 4+1r3b, BU3500sqf, LA5987sqf, Agnes Liew, 6012-320 8893, UP2589945

Country Heights, Country Heights Kajang, Bungalow House, SALE, RM 5,500,000, 7+1r9b, BU9000sqf, LA18600sqf, GC LIM, 6013-218 7171, UP2797925

Cyberjaya, Serin Residency, Condominium, RENT, RM 2,000, 3r2b, BU1151sqf, Lau, 0192123580, UP2915762

Cyberjaya, Serin Residency, Condominium, SALE, RM 505,000, 3r2b, BU1151sqf, Yap KS, 012-626 8238 / 012-311 6893, UP2934306

Cyberjaya, Serin Residency, Condominium, SALE, RM 638,000, 3r2b, BU1303sqf, Vincent, 0162182334, UP2930715

Cyberjaya, Symphony Hills, Twin Villas, SALE, RM 2,350,000, 5+1r6b, BU5661sqf, Celine Chiak, 6016-618 5968, UP2824645

Damansara Heights, Bungalow House, SALE, RM 5,500,000, 4+1r5b, BU4000sqf, LA5808sqf, Agnes Liew, 6012320 8893, UP2840699

Jalan Ipoh, Rivercity Condominium, Condominium, SALE, RM 630,000, 3+1r3b, BU1518sqf, Pegky Yap, 6012304 5518, UP1807261

Cyberjaya, Shaftsbury Square, Serviced Residence, RENT, RM 4,500, 3r3b, BU1373sqf, LA1373sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2396653

Jalan Klang Lama, United Garden , Semidetached House, SALE, RM 3,000,000, 5+1r3b, LA8273sqf, Francis koo, 019-281 2120, UP2851179

Jalan Klang Lama, Serviced Residence, SALE, 3r2b, BU909sqf, LA645-909 sf.sqf, Allad Yap, 012-383 9550, UP2862535

100 |

Jalan Kuching, Sri Putramas III / Royal Regent, Condominium, SALE, RM 760,000, 3r2b, BU1200sqf, Raymond Ng, 6016259 0085, UP1893485

Damansara Perdana, Ritze Perdana 1, Serviced Residence, RENT, RM 1,300, Studior1b, BU406sqf, RAYMOND TAN, 016306 0555 / 019-306 0555, UP1063710

Jalan Kuching, Sri Putramas, Condominium, RENT, RM 1,800, 3r2b, BU1050sqf, Mark Lau, 6013-380 8203, UP2801102

Jenjarom, Agricultural Land, SALE, RM 3,000,000, BU108900sqf, LA165x660sqf, Lee Ah Ping, 6019-263 5513, UP2874266

Glenmarie, GLENMARIE RESIDENCE, Bungalow House, SALE, RM 4,700,000, 5+1r7b, BU6000sqf, LA8300sqf, Chua GS, 012631 1913, UP2875300

Kajang, Evergreen Park, Condominium, RENT, RM 1,100, 3r2b, BU1152sqf, Jacky Cheng, 014-622 6629, UP2852528

Kajang, Mega Industrial Park, Bandar Teknology Kajang, Semi- D factory, SALE, RM 4,430,000, 4b, BU12000sqf, LA19400sqf, Marcus Loo, 6016607 5050, UP2945224

CLASSIFIEDS SECTION

Kajang, jade hill kajang, Semi-detached House, SALE, RM 1,800,000, 5r4b, BU3529sqf, LA45x90sqf, Gordon Woong, 017-313 1618, UP2531064

Kajang, Taman Jelok Impian, Saujana Impian, 2-sty Terrace/ Link House, RENT, RM 1,400, 4r3b, BU1400sqf, LA1400sqf, CK Lim or TF Lee, 012-252 8089 / 016-320 6950, UP2053381

Kajang, Saujana Impian, 2-sty Terrace/Link House, SALE, RM 550,000, 4r3b, BU1400sqf, LA1400sqf, CK Lim or TF Lee, 012252 8089 / 016-320 6950, UP1905540

Kajang, Sungai Ramal Luar, Bungalow House, SALE, RM 1,250,000, 4+1r5b, BU3500sqf, LA2561sqf, Hafeez, 016-383 6643, UP2955586

Keramat, Gurney Heights, Condominium, RENT, RM 1,800, 1r1b, BU500sqf, Coco Lee, 6019-279 9438, UP2950340

KL City, Bintang Fairlane Residence, Condominium, RENT, RM 3,000, 1r1b, BU570sqf, Bryan Yap, 016-209 3418, UP2795107

Klang, Agricultural Land, SALE, RM 800,000, LA2sqa, Lee Ah Ping, 6019263 5513, UP2168307 Keramat, gurney, Bungalow House, SALE, RM 3,200,000, 5r5b, BU6230sqf, LA3500sqf, Dave, 012-334 6474, UP1389411

Klang, Pelangi Heights, Condominium, SALE, RM 1,250, 3r2b, BU1170sqf, Selina Wong, 016-252 2725, UP2861509

Klang, taman pelabuhan ,taman sri pelabuhan, 2.5-sty Terrace/Link House, SALE, RM 528,000, 5+2r3b, BU2042sqf, LA20x60sqf, Lee Thai Chung, 012-386 5181, UP2844452

KLCC, Dedaun Condominium, Condominium, SALE, RM 6,985,440, 4+1r4b, BU7128sqf, Kelvin Chee, 6012-339 3608, UP2886681

Kajang, Ros Residence, Taman Desa Ros, Zero-Lot Bungalow, SALE, RM 1,880,000, 8r8b, BU4289sqf, LA52x66sqf, Y.H.Chong, 6012-343 8000, UP1459324

Kajang, SG RAMAL DALAM, Bungalow House, SALE, RM 2,300,000, 5r4b, BU3640sqf, LA10194sqf, HALIMHAZIRAH, 0132063105, UP2939814

Kelana Jaya, Kelana Dâ&#x20AC;&#x2122;Putera, Petaling Jaya, Flat, SALE, RM 520,000, 4r2b, BU1148sqf, Ting, 0192618751, UP2938568

Kepong, TAMAN BUKIT MALURI, 1.5-sty Terrace/Link House, SALE, RM 1,350,000, 4r3b, BU2000sqf, LA22x180sqf, Mr Joannes Lim, 6012-324 8239 / 6012-773 8239, UP2928588

Kepong, Taman Wangsa Permai, 2-sty Terrace/Link House, SALE, RM 880,000, 4r3b, LA20x75sqf, Raymond Chiam, 6019-322 4844, UP2908566

KL City, Meridian M 101, Bukit Bintang, Serviced Residence, SALE, RM 573,000, Studior1b, BU407sqf, Stan Wong, 6012375 5399 / 6010-369 9355, UP2936551

KL City, Suasana Bukit Ceylon / Raja Chulan Residences, Condominium, RENT, RM 8,500, 3r3b, BU1604sqf, Cityspace Properties, 012-390 7902, UP2910620

Klang, Ambang Botanic, Semidetached House, SALE, RM 1,950,000, 6r5b, BU3200sqf, LA40x80sqf, Firjan Wong, 6012-282 6509, UP2731901

Klang, bukit tinggi one bandar botanic klang, 2-sty Terrace/Link House, SALE, RM 1,380,000, 5r5b, LA52x75sqf, Evon Ea, 016-770 9994, UP2897786

KLCC, Binjai 8, KL City Centre, Condominium, SALE, RM 1,127,000, 1r2b, BU761sqf, JILLIAN WOON, 6012-776 9573, UP2900311

KLCC, Hampshire Residences, Kuala Lumpur City Centre, Condominium, SALE, RM 1,500,000, 2+1r2b, BU1270sqf, Theresa Lau, 019-327 5285 / 7981 9288, UP1943734

KLCC, Corinthian, City Centre, Condominium, RENT, RM 3,500, 2+1r2b, BU1500sqf, Dave, 012-334 6474, UP603520

KLCC, Binjai Residency, KL City Centre, Condominium, RENT, RM 8,000, 3+1r3b, BU2096sqf, Dave, 012-334 6474, UP1636077

KLCC, Quadro Residences, Condominium, RENT, RM 9,500, 3+1r4b, BU1804sqf, Lee Huey, 010-226 9609, UP2946669

| 101

CLASSIFIEDS SECTION

KLCC, Menara HLA @ www.KLCC-Office.com, intermark, vista, integra, citibank, osk, Office, RENT, RM 17,108, BU2444sqf, Daniel Leong, 6017-377 9545, UP2709916

KLCC, myHabitat, City Centre KLCC, Serviced Residence, RENT, RM 4,000, 2r1b, BU850sqf, Henry Lim, 6017-698 8618, UP2952673

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, RM 3,400, 1+1r1b, BU610sqf, Calvin Koo, 6016-621 2266 / 6016982 2688, UP2925548

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, RM 3,500, 1+1r1b, BU610sqf, Calvin Koo, 6016-621 2266 / 6016982 2688, UP2925518

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, RM 3,800, 1+1r1b, BU610sqf, Calvin Koo, 6016-621 2266 / 6016982 2688, UP2925545

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, RM 4,500, 2+1r2b, BU805sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, UP2925552

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, RM 4,800, 2+1r2b, BU813sqf, Calvin Koo, 6016-621 2266 / 6016982 2688, UP2925557

KLCC, Vipod Suites, Jalan Kia Peng, Serviced Residence, RENT, RM 4,500, 1+1r1b, BU635sqf, Calvin Koo, 6016-621 2266 / 6016982 2688, UP2579992

102 |

KLCC, The Meritz KLCC, KLCC Down Town Kuala Lumpur, Condominium, SALE, RM 1,764,100, 2r2b, BU1357sqf, LA1410sqf, Catherine Wong, +6596589349, UP2713647

KLCC, The Meritz, Condominium, RENT, RM 6,500, 2+1r4b, BU1200sqf, Vincent, 6012-375 8822, UP2925219

KLCC, The Pearl KLCC, KL, Condominium, SALE, RM 3,500,000, 3+1r4b, BU3109sqf, Michelle Tan, 6012-770 6671, UP1924553

KLCC, Troika condominium, kuala Lumpur, Condominium, SALE, RM 3,450,000, 3r5b, BU2347sqf, Ivonne Salas, 0162634924, UP2951751

KLCC, Vipod Suites, Jalan Kia Peng, Serviced Residence, RENT, RM 6,500, 2+1r2b, BU1299sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, UP2580045

KLCC, Vipod Suites, Jalan Kia Peng, Serviced Residence, RENT, RM 4,000, 1+1r1b, BU635sqf, Calvin Koo, 6016-621 2266 / 6016982 2688, UP2579901

KLCC, Vipod Suites, Jalan Kia Peng, Serviced Residence, RENT, RM 7,800, 2+1r2b, BU1299sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, UP2580114

CLASSIFIEDS SECTION

Kota Damansara, 2-sty Terrace/Link House, SALE, RM 1,600,000, 4r3b, BU3000sqf, LA4337sqf, Chua GS, 012-631 1913, UP2839394

Kota Kemuning, Bukit Rimau, Residential Land, SALE, RM 1,891,845, LA7419sqf, Jeslyn Tan, 016-711 5312, UP2938697

Kota Damansara, I Residence, Petaling Jaya, Condominium, RENT, RM 1,850, 2+1r2b, BU1000sqf, Ken Tan, 6016-870 6388, UP2950122

Kota Damansara, Damansara Villa, section 9, Semidetached House, SALE, RM 2,450,000, 4+1r3b, BU3200sqf, LA5300sqf, Pinky Choong, 010435 2318, UP2226014

Kota Kemuning, Eria 109 Hill Side Manor, KK Hills, Bungalow House, SALE, RM 3,980,000, 5r5b, BU5600sqf, LA11500sqf, Ada Lee, 019-308 2867, UP2915197

Kuala Lumpur, BANGSAR BUNGALOW , Bukit Pantai , Bungalow House, SALE, RM 6,800,000, 7+1r7b, BU8000sqf, Edmend Chua, 012-689 2783, UP2625681

Kuala Selangor, Assam Jawa, Agricultural Land, SALE, RM 1,713,600, LA2.52sqa, Tee, 0122977080, UP2912138

Mid Valley City, Northpoint Residences, Condominium, SALE, RM 1,809,750, 3+1r3b, BU1905sqf, Alice Wong, 012335 1000, UP2946537

Mont Kiara, Amarin Kiara, Semidetached House, SALE, RM 4,300,000, 5+1r6b, BU4074sqf, LA3099sqf, Lee Huey, 010-226 9609, UP2413407

Kota Kemuning, KK Hills, Bungalow House, SALE, RM 6,900,000, 5+1r7b, BU5056sqf, LA11604sqf, Teoh TH, 019-277 3228, UP2790419

Mont Kiara, Mont Kiara Bayu, Montâ&#x20AC;&#x2122; Kiara, Condominium, RENT, RM 3,500, 2r2b, BU1000sqf, June Yap, 012-983 2538, UP2942685

Olak Lempit, Agricultural Land, SALE, RM 1,050,000, BU3sqa, Lee Ah Ping, 6019-263 5513, UP2919361

Old Klang Road, Tiara Mutiara / The Crown, Jalan Puchong, Condominium, SALE, RM 510,000, 3r2b, BU852sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, UP2934270

Mont Kiara, La Grande Kiara, Condominium, SALE, RM 1,180,000, 3+1r4b, BU2036sqf, Anna Khoo, 6017-317 6176, UP2892466

Mont Kiara, Verve Suites, Condominium, SALE, RM 1,080,000, 2r2b, BU932sqf, Chen King Hoaw, 012-223 3325, UP2709063

Old Klang Road, Residency V , Serviced Residence, SALE, 2r2b, BU645sqf, LA645-909 sf.sqf, Allad Yap, 012-383 9550, UP2787406

Kuchai Lama, Happy Garden, 2-sty Terrace/Link House, SALE, RM 740,000, 4r3b, BU2000sqf, LA22x75sqf, Daniel Tang, 6017-202 0008, UP2475792

Mid Valley City, Northpoint Residences, Condominium, SALE, RM 1,450,000, 3r2b, BU1367sqf, Desmond Tan, 0123247599, UP2905828

Mont Kiara, Laman Damaisari, Semi-detached House, SALE, RM 3,200,000, 5+1r6b, BU4401sqf, LA3648sqf, Dester Yap, 6010-895 9988, UP1148057

Mont Kiara, Verve Suites, Condominium, RENT, RM 3,500, 2r2b, BU861sqf, ASIAN LAND REALTY, 6012-336 7998 / 6017-873 9653, UP2293908

Mont Kiara, Verve Suites, Condominium, SALE, RM 720,000, 1r1b, BU672sqf, Siah, 0124869406, UP2942512

Mutiara Damansara, Semidetached House, SALE, RM 3,700,000, 5+1r6b, BU4030sqf, LA40*100sqf, Pinky Choong, 010-435 2318, UP2953694

Old Klang Road, Residential Land, SALE, RM 65,375,500, LA123350sqf, Nick Yap, 6012-342 7429, UP2865795

Old Klang Road, Residency V, Serviced Residence, SALE, 2r2b, BU814sqf, LA814sqf, Allad Yap, 012-383 9550, UP2861243

Old Klang Road, Tiara Mutiara / The Crown, Jalan Puchong, Service Apartment, RENT, RM 2,500, 3+1r2b, BU852sqf, Home Finder, 012-259 4569, UP2936049

Kota Damansara, section 9, Semi-detached House, SALE, RM 2,450,000, 5+1r3b, BU3200sqf, LA5300sqf, Pinky Choong, 010-435 2318, UP2058844

Kota Kemuning, Prima Impian, Kemuning Utama, Jalan Kemuning Prima 33/51B, 2-sty Terrace/Link House, SALE, RM 1,200,000, 4r3b, BU1842sqf, LA5177sqf, Alicia Chan, 012-611 9096, UP2956677

Kota Kemuning, Lagoon Suites, Condominium, SALE, RM 580,000, 2r2b, BU900sqf, LAN/Asqf, John Toh, 0123993961, UP2927773

Kuchai Lama, Desa Tiara House, Happy Garden, Semidetached House, SALE, RM 2,680,000, 4+1r5b, BU4400sqf, LA2800sqf, David Law, 6013-365 8677, UP2836317

Mont Kiara, Gateway Kiaramas, Flat, RENT, RM 2,800, 1r1b, BU743sqf, IBRAHIM, 0176024490, UP1948161

Kota Damansara, section 9, Semi-detached House, SALE, RM 2,450,000, 4+1r3b, BU3200sqf, LA5300sqf, Pinky Choong, 010-435 2318, UP2226036

OUG, deluxe condo, taman yarl condo, Old Klang Road, taman yarl condo, Condominium, SALE, RM 1,006,500, 4r3b, BU2013sqf, Catherine Yeo, 6016-668 3016, UP2930582

OUG, Luxury Condo, taman yarl condo, Old Klang Road, taman yarl condo, Condominium, SALE, RM 1,006,500, 4r3b, BU2013sqf, Catherine Yeo, 6016-668 3016, UP2930581

OUG, Luxury Condo, Taman Yarl, Old Klang Road, Luxury Condo, Taman Yarl, SALE, RM 1,006,500, 4r3b, BU2013sqf, Catherine Yeo, 6016-668 3016, UP2930570

OUG, Luxury Condo, Taman Yarl, Old Klang Road, Luxury Condo, Taman Yarl, OUG, SALE, RM 1,006,500, 4r3b, BU2013sqf, Catherine Yeo, 6016-668 3016, UP2930578

| 103

CLASSIFIEDS SECTION

OUG, Marvelous condo, Taman Yarl, OUG, Old Klang Road, Taman Yarl, Condominium, SALE, RM 1,006,500, 4r3b, BU2013sqf, Catherine Yeo, 6016-668 3016, UP2930587

OUG, Taman Yarl, OUG, Old Klang Road, Marvelous condo, Taman Yarl, Condominium, SALE, RM 1,006,500, 4r3b, BU2013sqf, Catherine Yeo, 6016-668 3016, UP2930597

OUG, Marvelous condo, Taman Yarl, Old Klang Road, Marvelous condo, Taman Yarl, OUG, SALE, RM 1,006,500, 4r3b, BU2013sqf, Catherine Yeo, 6016-668 3016, UP2930615

OUG, Marvelous condo, Taman Yarl, Old Klang Road, Taman Yarl, Condominium, SALE, RM 1,006,500, 4r3b, BU2013sqf, Catherine Yeo, 6016-668 3016, UP2930621

OUG, OUG Luxury Condominium , Taman Yarl, Condominium, SALE, RM 1,005,888, 3+1r4b, BU2013sqf, Casey cheong, 016-321 7177 / 6012-971 5993, UP2945535

OUG, oug, old klang road, Condominium, SALE, RM 1,006,500, 3+1r4b, BU2013sqf, Edwin Tan, 6016-668 2660, UP2913241

Petaling Jaya, Damansara Legenda, Bungalow House, SALE, RM 7,000,000, 7+r7b, BU8500sqf, LA11400sqf, Kelvin Chee, 6012-339 3608, UP2543518

Petaling Jaya, Casa Indah 2, Kota Damansara, Condominium, SALE, RM 1,000,000, 3r3b, BU1580sqf, LA1580sqf, Gilbert Chong, 012303 1270, UP2926171

Petaling Jaya, Kelana Mahkota, Duplex, SALE, RM 850,000, 3+1r3b, BU1800sqf, LA1800sqf, Pegky Yap, 6012-304 5518, UP2837702

Petaling Jaya, Kota Damansara, 2-sty Terrace/Link House, SALE, RM 850,000, 3+1r3b, BU1978sqf, LA1647sqf, Steven Chin, 0123759912, UP2913437

Petaling Jaya, Pacific Place, Ara Damansara, Service Apartment, RENT, RM 1,800, 2r2b, BU864sqf, Maggie Cheong, 6012-900 9172, UP2918010

Petaling Jaya, Pacific Place, Ara Damansara, Serviced Residence, RENT, RM 1,500, 2r2b, BU864sqf, Kelvin Yeen, 016-215 5553, UP2871675

Petaling Jaya, PARAMOUNT GARDEN, Bungalow House, SALE, RM 5,850,000, 7r9b, Carine Ng, 6016-238 8308, UP2966613

Petaling Jaya, Pj 8 Service Suites, Condominium, Section 8, PJ State , Jalan Barat,, Serviced Residence, RENT, RM 4,000, 2r3b, BU1152sqf, Mary Li, 6012-391 9881, UP2930523

104 |

OUG, Taman Yarl Residence, old klang road, Taman Yarl, Condominium, SALE, 3+2r4b, BU2013sqf, William Ooi, 6012-211 1329, UP2916396

OUG, Yarl Residence, Taman Yarl, Condominium, SALE, RM 1,118,333, 4r3b, BU2013sqf, Howard Nyew, 010-760 5651, UP2924970

Petaling Jaya, Factory, Factory, RENT, RM 24,000, BU12000sqf, LA16000sqf, Owner Toh, 0123330811, UP2932851

Petaling Jaya, Lagenda Damansara, Damansara Heights, Lagenda Damansara, Condominium, SALE, RM 2,300,000, 4+1r5b, BU2560sqf, Lex Tan, 016-618 7744, UP2914857

Petaling Jaya, Pacific Place, Ara Damansara, Serviced Residence, SALE, RM 525,000, 2r2b, BU864sqf, Kelvin Yeen, 016-215 5553, UP2899314

Petaling Jaya, PJ SS3, Bungalow House, SALE, RM 2,850,000, 5+1r4b, BU4000sqf, LA7200sqf, Kelvin Chee, 6012-339 3608, UP2465012

OUG, Taman Yarl, Old Klang Road, Condominium, SALE, RM 1,118,333, 3+1r3b, BU2013sqf, Karen Chang, 6012-930 8899, UP2923812

Petaling Jaya, PJS 5 Taman Desaria , 2-sty Terrace/Link House, SALE, RM 690,000, 4r3b, BU2000sqf, LA22*70sqf, Pinky Choong, 010-435 2318, UP2638750

Petaling Jaya, Jalan Gasing, Section 10, Bungalow House, SALE, RM 8,500,000, 8+r10b, BU12500sqf, LA14400sqf, Lex Tan, 016-618 7744, UP2914787

Petaling Jaya, Palm Spring @ Damansara, Kota Damansara, Condominium, RENT, RM 1,800, 3r2b, BU936sqf, Lucas Tan, 6019-389 5033, UP2909216

Petaling Jaya, Sea Park, Bungalow House, SALE, RM 3,400,000, 5+1r6b, BU3905sqf, LA5940sqf, Kelvin Chee, 6012-339 3608, UP1529915

CLASSIFIEDS SECTION

Port Klang, BANDAR SULTAN SULAIMAN, NORTH PORT, Detached factory, SALE, RM 5,930,000, 10b, BU29000sqf, LA45700sqf, Marcus Loo, 6016607 5050, UP2925550

Puchong South, Terrace Shop, Office, SALE, RM 650,000, BU1300sqf, LA1300sqf, Tan, 0192348637, UP2938929

Puchong, Setia Walk , Serviced Residence, SALE, RM 1,018,000, 3+1r4b, BU1850sqf, Danny Chan, 012-228 1661, UP2351523

Puchong, Akasia Apartments, Apartment, RENT, RM 1,200, 3r2b, BU818sqf, Joanne Wong, 012-289 2886, UP2898051

Puchong, Bandar bukit puchong, 2-sty Terrace/Link House, SALE, RM 700,000, 4r3b, LA22x75sqf, Phillip Yong, 6016-666 0891, UP2904977

Puchong, Bayu Puteri Apartments, Apartment, RENT, RM 1,300, 3r2b, BU900sqf, Joanne Wong, 012-289 2886, UP2801382

Puchong, Taman Meranti Jaya 2,puchong Selangor, 2.5-sty Terrace/Link House, SALE, RM 1,100,000, 5r5b, LA3070 sq.ft. sqf, Eric Quek, 6010-431 2688, UP2414396

Puchong, Tiara Mutiara Condo, Condominium, SALE, RM 1,500, 3r2b, BU852sqf, Cathy Kong, 6012-283 2757, UP2887346

Putra Heights, Putra Avenue, Subang Jaya, Putra Heights, 2-sty Terrace/Link House, RENT, RM 1,600, 4+1r3b, LA22x75sqf, Joanne Wong, 012-289 2886, UP2734940

Segambut, Sutramas luxury condominium, Dutamas, Solaris Mont Kiara, Mont Kiara, Condominium, SALE, RM 1,100,000, 4+1r4b, BU1800sqf, Joanne Teh, 016-222 5689, UP2288215

Segambut, Sutramas luxury condominium, Condominium, SALE, RM 750,000, 3+1r3b, BU1356sqf, Joanne Teh, 016-222 5689, UP2681508

Semenyih, KESUMA, BERANANG, Detached factory, SALE, RM 9,770,000, 4b, BU40000sqf, LA90115sqf, Marcus Loo, 6016607 5050, UP2905226

Setapak, 288 Residency Setapak, Taman PRamlee, Condominium, SALE, RM 650,000, 3+1r3b, BU1408sqf, Jason Koh, 6016-298 8628, UP2773840

Setapak, 288 Residency Setapak, Taman PRamlee, Condominium, SALE, RM 650,000, 3+1r3b, BU1408sqf, Steven Lee, 016-700 0300, UP2815732

Setapak, Platinum Lake PV15, Condominium, SALE, RM 570,000, 4r2b, BU1313sqf, LA1313sqf, Steven Lee, 016-700 0300, UP2405917

Setapak, PV20, Condominium, SALE, RM 575,000, 4r2b, BU1333sqf, LA1333sqf, CK LIN, 6016-995 5162, UP2955305

Puchong, Bandar Puteri Puchong, Bandar Puteri 12, 2-sty Terrace/Link House, SALE, RM 968,000, 4r3b, LA22x75sqf, William Ooi, 6012-211 1329, UP2899133

Rawang, Bukit Beruntung Golf and Country, Bungalow House, SALE, RM 2,800,000, 11r11b, BU13000sqf, LA45000sqf, Kung Wong, 6013-202 0408 / 6016-202 0739, UP1483322

Segambut, Villa Orkid, Condominium, RENT, RM 2,000, 3+1r3b, BU1893sqf, Yuki Tang, 6012-678 8136, UP2943191

Segambut, Villa Orkid, Condominium, RENT, RM 2,100, 3+1r3b, BU1893sqf, Yuki Tang, 6012-678 8136, UP2400343

Selayang, MAGNAVILLE SELAYANG, Condominium, RENT, RM 1,500, 3r2b, BU926sqf, Mr Joannes Lim, 6012-324 8239 / 6012-773 8239, UP2705568

Semenyih, Semenyih Industrial Park, BERANANG, Detached factory, SALE, RM 5,550,000, 4b, BU23000sqf, LA46200sqf, Marcus Loo, 6016-607 5050, UP2919150

Semenyih, Semenyih Industrial Park, BERANANG, Semi- D factory, SALE, RM 1,950,000, 4b, BU5500sqf, LA10725sqf, Marcus Loo, 6016-607 5050, UP2945335

Seputeh, Bungalow House, SALE, RM 7,900,000, 6r6b, BU10500sqf, LA8000sqf, Grey Lim, 012-288 9932, UP2954802

Seri Kembangan, Double House House, Bandar Putra Permai , 2-sty Terrace/Link House, SALE, RM 700,000, 4r3b, BU3505sqf, Claudia, 0192668707, UP2912485

Seri Kembangan, Parc @ One South, Condominium, RENT, RM 1,500, 3r2b, BU1021sqf, Steven Lee, 016-700 0300, UP2914872

Seri Kembangan, Parc @ One South, Condominium, SALE, RM 570,000, 3r2b, BU1215sqf, Steven Lee, 016-700 0300, UP2914837

Seri Kembangan, puncak jalil , serdang , bandar kinrara , BK, Semi-detached House, SALE, RM 780,000, 5r4b, BU2400sqf, LA2800sqf, Daniel Tang, 6017202 0008, UP2157120

Setapak, 222 residency, Condominium, SALE, RM 560,000, 3r2b, BU1102sqf, Steven Lee, 016-700 0300, UP1948955

Setapak, PV20, Condominium, RENT, RM 1,600, 3r2b, BU1333sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, UP2935356

Setapak, PV20, Condominium, RENT, RM 1,700, 3r2b, BU1333sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, UP2935382

| 105

CLASSIFIEDS SECTION Setapak, PV20, Condominium, SALE, RM 580,000, 3r2b, BU1333sqf, Henry Lim, 6017-698 8618, UP2952707

Setapak, PV20, Condominium, SALE, RM 580,000, 3r2b, BU1333sqf, Bruce Lee, 6017396 6605, UP2900443

Setapak, PV20, Condominium, SALE, RM 630,000, 3r2b, BU1473sqf, LA1473sqf, CK LIN, 6016-995 5162, UP2955317

Setapak, PV20, Condominium, RENT, RM 1,800, 3r2b, BU1333sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, UP2935371

Setia Eco Park, Bungalow House, SALE, RM 3,000,000, 6+1r6b, BU4500sqf, LA5015sqf, Eric Choo, 6012-273 5539, UP2763401

Shah Alam, 2.5-sty Terrace/Link House, SALE, RM 900,000, 5r3b, BU3100sqf, LA3078sqf, Johari Omar, 6016-359 6463, UP2939634

Setia Eco Park, Semidetached House, SALE, RM 2,200,000, 4+1r5b, BU2931sqf, LA41x85sqf, Kuldeep Singh Juseal, 6013669 8887, UP1955593

Shah Alam, Apartment Nilam Sari Blok 54, Seksyen 7, Flat, RENT, RM 180, 3r2b, BU750sqf, LA750sqf, HAMID, 60192533485, UP2904913

Setia Alam, Semi-detached House, SALE, RM 1,400,000, 5+1r4b, BU2917sqf, LA3400sqf, Lau OWNER, 0122187128, UP2926773

Setia Eco Park, Cenvaree, 8D, Semidetached House, SALE, RM 1,780,000, 5r4b, BU2639sqf, LA46x85sqf, Jeslyn Tan, 016-711 5312, UP2939026

Setapak, PV20, Condominium, SALE, RM 600,000, 3r2b, BU1378sqf, Henry Lim, 6017-698 8618, UP2952131

Shah Alam, Amber Sek 19, 2-sty Terrace/Link House, SALE, RM 750,000, 5r4b, BU1850sqf, LA20x70sqf, Prolander Properties, 6019-220 5961, UP2576949

Setapak, PV20, Condominium, SALE, RM 580,000, 3r2b, BU1333sqf, Sam Ching, 012-345 1929, UP2922343

Shah Alam, Averton park, bukit kemuning golf country resort, Bungalow House, SALE, RM 3,100,000, 5+1r6b, BU4500sqf, LA5500sqf, Rose Chong, 012203 6583, UP2555402

Shah Alam, Berjaya Park, Section 32, 2-sty Terrace/Link House, SALE, RM 630,000, 4r3b, BU2100sqf, LA3850sqf, Joanne Khoo, 019-339 1132, UP2118588

Shah Alam, Bandar Puncak Alam, Residential Land, SALE, RM 45,300,000, LA80sqa, Chen King Hoaw, 012-223 3325, UP2933418

Shah Alam, Cahaya SPK , 2-sty Terrace/ Link House, SALE, RM 1,200,000, 4+1r5b, BU3840sqf, LA5231sqf, Tracy Tan, 6019-269 6657, UP2124084

Shah Alam, Bukit Jelutong, BkJelutong,Jln Arca, 2-sty Terrace/ Link House, SALE, RM 650,000, 4r3b, BU2250sqf, LA24x80sqf, Lee Thai Chung, 012-386 5181, UP1718019

Shah Alam, Bukit Jelutong, BkJelutong,JlnSerambi, 2-sty Terrace/Link House, SALE, RM 890,000, 4r3b, BU2100sqf, LA44x75sqf, Lee Thai Chung, 012-386 5181, UP723700

Shah Alam, Bungalow Land KGSAAS, Sec 13, Residential Land, SALE, RM 5,000,000, LA28567sqf, Nasrul, 60125867669, UP2941052

Shah Alam, SEKSYEN 33, SEKSYEN 31, ELITE IND PARK, Detached factory, SALE, RM 12,500,000, 10b, BU49767sqf, LA58287sqf, Marcus Loo, 6016607 5050, UP2929046

Shah Alam, Jalan Buana U2/21, Taman TTDI Jaya, , 2-sty Terrace/Link House, SALE, RM 660,000, 3+1r3b, LA2777sqf, Patrick Yong, 018-291 9888, UP2777906

Shah Alam, KOTA HARMONI BEST BANGLOW, Bungalow House, SALE, RM 2,900,000, 7+1r7b, BU6300sqf, LA8912sqf, Steven Yap, 6019-911 3368, UP1350171

Shah Alam, Laman Glenmarie, 2-sty Terrace/Link House, SALE, RM 1,300,000, 4+1r4b, BU2676sqf, LA2560sqf, Johari Omar, 6016-359 6463, UP2939735

SierraMas, 2.5-sty Terrace/Link House, SALE, RM 2,300,000, 4+2r5b, BU4200sqf, LA38* 85sqf, Pinky Choong, 010-435 2318, UP2789330

SierraMas, Semi-detached House, SALE, RM 2,500,000, 4+2r5b, BU4200sqf, LA40* 85sqf, Pinky Choong, 010-435 2318, UP2837871

SierraMas, sg buloh, Bungalow House, SALE, RM 2,900,000, 5+1r6b, BU4000sqf, LA4677sqf, Pinky Choong, 010435 2318, UP1712260

SierraMas, Sierramas east, Bungalow House, SALE, RM 4,900,000, 6+1r6b, BU4800sqf, LA8600sqf, Pinky Choong, 010-435 2318, UP2646065

SierraMas, VALENCIA, 2.5-sty Terrace/Link House, SALE, RM 2,800,000, 6+1r5b, BU4500sqf, LA3100sqf, Pinky Choong, 010435 2318, UP2903616

Sri Damansara, 2-sty Terrace/ Link House, SALE, RM 2,100,000, 7r4b, BU3325sqf, LA5142sqf, Pinky Choong, 010435 2318, UP2830126

Sri Damansara, Jln Saga, SD8, Bandar Sri Damansara, i, 2-sty Terrace, SALE, RM 1,099,999, 3+1r3b, BU2100sqf, LA22x75sqf, Vernice Ng, 6016230 3359, UP2913270

106 |

CLASSIFIEDS SECTION Old Klang Road, Residential Land, SALE, RM 65,375,500, LA123350sqf, Nick Yap, 6012-342 7429, UP2865795

Sri Damansara, Bandar Sri Damansara, 2-sty Terrace/ Link House, SALE, RM 1,000,000, 4+1r3b, BU1600sqf, LA22x75sqf, Ken Wong, 012218 2793, UP2960050

Sri Damansara, Sophea, 2-sty Terrace/Link House, SALE, RM 1,000,000, 4+1r3b, BU2600sqf, LA22x75 sqf, Pinky Choong, 010-435 2318, UP2278052

Sri Damansara, VALENCIA, Semi-detached House, SALE, RM 2,800,000, 6+1r6b, BU4500sqf, LA3100sqf, Pinky Choong, 010-435 2318, UP2830129

Sri Hartamas, Carlton @ Plaza Damas 3, Jalan Sri Hartamas, Condominium, RENT, RM 1,900, Studior1b, BU490sqf, Catherine Lau, 6016-293 1136, UP2721076

Subang Jaya, Summit Mall USJ, Shop, RENT, RM 4,800, BU768sqf, Lee, 0123515273, UP2946029

Taman Desa, Armada Villa, Bungalow House, SALE, RM 6,880,000, 8+1r6b, BU7881sqf, LA12191sqf, Cannice You, 6012295 5030, UP2944729

Taman Desa, Armada Villa, Semi-detached House, SALE, RM 3,200,000, 6r6b, BU3800sqf, LA40x85sqf, Cannice You, 6012-295 5030, UP2015197

Taman Melawati, Kemensah Heights, Bungalow House, SALE, RM 3,600,000, 8r7b, BU6200sqf, LA5350sqf, Abu, 0122212528, UP2974028

Taman Melawati, Saville @ Melawati, Condominium, RENT, RM 1,600, 3r2b, BU1007sqf, Dino Lee, 012-222 1427, UP2951620

Telok Gong/ NorthPort, Industrial Land, SALE, RM 11,979,000, LA217800sqf, Lee Ah Ping, 6019-263 5513, UP2479200

Sri Petaling, Zone P , Jalan Perisa, Semi-detached House, RENT, RM 3,500, 5+1r4b, BU2800sqf, LA4600sqf, Daniel Tang, 6017-202 0008, UP2556331

Subang Jaya, Subang Boulevard, Subang Boulevard, Condominium, SALE, RM 1,280,000, 4+1r4b, BU3100sqf, Chua GS, 012-631 1913, UP2951831

Sri Hartamas, Kenny Heights Sanctuary, Sri Hartamas, 4-sty Terrace/Link House, SALE, RM 4,100,000, 4+1r5b, BU5400sqf, Danny Yeap, 6012-311 7001, UP2899285

Sri Damansara, The Airie, Bandar Sri Damansara, Semidetached House, SALE, RM 3,500,000, 5+1r6b, BU4285sqf, Danny Chan, 012-228 1661, UP2847056

Subang Jaya, Subang Avenue, SS 16, Condominium, RENT, RM 2,100, 1r1b, BU575sqf, Daniel Chin, 016-637 3677, UP2726641

Sri Damansara, The Airie, Bandar Sri Damansara, Semi-D 3 1/2 , Damansara Perdana, Kepong, Petaling Jaya, Semidetached House, SALE, RM 2,800,000, 6r7b, BU4110sqf, LA2506sqf, Mary Li, 6012-391 9881, UP2626559

Subang Jaya, USJ One Avenue Condo, Condominium, RENT, RM 2,000, 4r3b, BU1346sqf, Steven Yap, 6019-911 3368, UP2909534

Subang Heights, Bungalow House, SALE, RM 4,630,000, 6+1r6b, BU9200sqf, Kayden Tan, 6014-351 8976, UP2922318

Sunway SPK, Sunway SPK 3 Harmoni, Sunway SPK Damansara, Townhouse, SALE, RM 1,300,000, 3+1r4b, BU2336sqf, Sean Eng, 012-219 7553, UP2917419

Sunway SPK, Sunway SPK 3 Harmoni, Sunway SPK Damansara, Townhouse, RENT, RM 2,800, 3+1r4b, BU2336sqf, LA26’X87’sqf, Sean Eng, 012219 7553, UP2917456

Taman Melawati, 20 Trees West, Bungalow House, SALE, RM 3,580,000, 5+1r6b, BU6426sqf, LA5111sqf, Michelle Yeap, 012-288 8483, UP2953280

Taman Desa, Armada Villa, Bungalow House, SALE, RM 4,580,000, 5+1r6b, BU5116sqf, LA9067sqf, Cannice You, 6012295 5030, UP2944665

Taman Melawati, Amber Hill, Semi-detached House, SALE, RM 2,500,000, 4+1r5b, BU3898sqf, LA4000sqf, Serene Yap, 019-237 1813, UP868545

Taman Melawati, Bayu Kemensah, kemensah heights, Bungalow Land, SALE, RM 2,790,000, 6+1r7b, BU5844sqf, LA4550sqf, CELINE LEONG, 6019-282 2572, UP2330042

Taman Melawati, Saville @ Melawati, Condominium, RENT, RM 2,400, 3r2b, BU1007sqf, Dino Lee, 012-222 1427, UP2951646

Taman Melawati, Saville @ Melawati, Condominium, SALE, RM 620,000, 3r2b, BU1253sqf, Dino Lee, 012-222 1427, UP2951581

Taman Melawati, Saville @ Melawati, Condominium, SALE, RM 620,000, 3r2b, Dino Lee, 012-222 1427, UP2951556

Taman Tun Dr Ismail, Bungalow, Semi-detached House, RENT, RM 5,000, 6r6b, BU5500sqf, farah mohamad, 60192240022, UP2928686

Titiwangsa, Titiwangsa Sentral, Condominium, SALE, RM 640,000, 3r2b, BU1100sqf, LA1100sqf, Steven Lee, 016-700 0300, UP1785116

Titiwangsa, Titiwangsa Sentral, Jalan Tun Razak, Condominium, RENT, RM 2,200, 3r2b, BU1100sqf, Steven Lee, 016-700 0300, UP2399536

Titiwangsa, Titiwangsa Sentral, Jalan Tun Razak, Condominium, RENT, RM 2,500, 2r2b, BU1100sqf, LA1100sqf, Steven Lee, 016-700 0300, UP2399546

USJ Heights, Sakura, 2.5-sty Terrace/Link House, SALE, RM 2,950,000, 7r7b, BU4460sqf, LA5286sqf, Mustakim, 0109118536, UP2909328

| 107

CLASSIFIEDS SECTION

USJ, USJ16 Intermediate Corners, 2-sty Terrace/Link House, RENT, RM 2,400, 4r3b, BU2600sqf, LA33 x 75sqf, Raymond Soo, 6019-350 1332, UP2926064

USJ, USJ21 Main Place Residence, Condominium, RENT, RM 1,300, 2r1b, BU615sqf, LA615sqf, Raymond Soo, 6019350 1332, UP2926079

Valencia, 2.5-sty Terrace/ Link House, SALE, RM 1,880,000, 5+1r6b, BU3372sqf, LA36x80sqf, Pinky Choong, 010-435 2318, UP2831108

Valencia, 2.5-sty Terrace/Link House, SALE, RM 2,800,000, 6+1r5b, BU4500sqf, LA3100sqf, Pinky Choong, 010-435 2318, UP2903419

Valencia, 2.5-sty Terrace/Link House, SALE, RM 2,800,000, 6+1r5b, BU4500sqf, LA3100sqf, Pinky Choong, 010-435 2318, UP2903595

Valencia, 3-sty Terrace/ Link House, SALE, RM 1,790,000, 3+1r4b, BU3500sqf, LA22x100sqf, Pinky Choong, 010-435 2318, UP1668421

Valencia, Bungalow House, RENT, RM 12,000, 5+1r6b, BU4800sqf, LA9500sqf, Pinky Choong, 010-435 2318, UP2414875

Valencia, Bungalow House, SALE, RM 3,200,000, 4+1r5b, BU4765sqf, LA4477sqf, Pinky Choong, 010-435 2318, UP2541972

Valencia, Bungalow House, SALE, RM 4,300,000, 5+1r6b, BU4500sqf, LA8700sqf, Pinky Choong, 010-435 2318, UP2837892

Valencia, Bungalow House, SALE, RM 5,500,000, 4+1r6b, BU9000sqf, LA7500sqf, Pinky Choong, 010-435 2318, UP2744540

Valencia, Bungalow House, SALE, RM 5,900,000, 5+1r6b, BU6650sqf, LA8611sqf, Pinky Choong, 010-435 2318, UP1727474

Valencia, Bungalow Land, SALE, View to offer, LA10,000sqf, Pinky Choong, 010-435 2318, UP2608265

Valencia, Elitis bayu,Valencia,Sg buloh, Bungalow House, SALE, RM 4,500,000, 5+1r6b, BU4900sqf, LA7535sqf, Pinky Choong, 010-435 2318, UP1705913

Valencia, Elitis bayu,Valencia,Sg buloh, Bungalow House, SALE, RM 4,500,000, 5+1r6b, BU4900sqf, LA7535sqf, Pinky Choong, 010-435 2318, UP1711943

Valencia, Elitis Puncak, Bungalow House, SALE, RM 6,388,888, 5+1r6b, BU5618, LA10700, Pinky Choong, 010435 2318, UP1768439

Valencia, Elitis Puncak,Hill Court Precinct, Bungalow House, SALE, 5+1r6b, BU5500, LA10500, Pinky Choong, 010435 2318, UP1768446

Valencia, Semi-detached House, SALE, RM 2,480,000, 4+1r5b, BU3307sqf, LA3500sqf, Pinky Choong, 010-435 2318, UP2830265

Valencia, sg buloh, 2.5-sty Terrace/Link House, SALE, RM 1,900,000, 4+1r5b, BU3000sqf, LA26*80sqf, Pinky Choong, 010-435 2318, UP2157547

Valencia, Sg Buloh, 3-sty Terrace/Link House, SALE, RM 1,200,000, 3r3b, LA24x60sqf, Pinky Choong, 010-435 2318, UP1688189

Valencia, sg buloh, Bungalow House, RENT, RM 9,000, 5+1r6b, BU6576sqf, LA4202sqf, Pinky Choong, 010-435 2318, UP2284982

Valencia, Sg Buloh, Bungalow House, SALE, RM 4,350,000, 6+1r5b, BU4800sqf, LA8900sqf, Pinky Choong, 010-435 2318, UP2646046

Valencia, Sg Buloh, Bungalow House, SALE, RM 4,500,000, 5+1r5b, BU4000sqf, LA9000sqf, Pinky Choong, 010-435 2318, UP2459365

Valencia, sg buloh, Bungalow House, SALE, RM 5,200,000, 5+1r7b, BU4760sqf, LA9550sqf, Pinky Choong, 010-435 2318, UP1130822

Valencia, sg buloh, Bungalow House, SALE, RM 6,800,000, 5+1r5b, BU7500sqf, LA9000sqf, Pinky Choong, 010-435 2318, UP1810320

Valencia, Sg Buloh, Semidetached House, SALE, RM 2,800,000, 5r5b, BU3800sqf, LA42*85sqf, Pinky Choong, 010-435 2318, UP2439080

Valencia, sg buloh, Semidetached House, SALE, RM 3,000,000, 4+1r5b, BU3800sqf, LA3767.4sqf, Pinky Choong, 010-435 2318, UP2846114

Valencia, sg buloh, Semidetached House, SALE, RM 3,000,000, 4+1r5b, BU3800sqf, LA3767.4sqf, Pinky Choong, 010-435 2318, UP2846119

Valencia, Sg buloh, Semidetached House, SALE, RM 3,100,000, 4+1r5b, BU3200sqf, LA3500sqf, Pinky Choong, 010435 2318, UP1449576

Valencia, Sierramas West, Valencia, Sungai Buloh, Bungalow House, SALE, RM 3,380,000, 5r5b, LA4478sqf, Evelyn Tan, 012-285 3118, UP2834734

Valencia, Sungai Buloh , Bungalow House, SALE, RM 4,800,000, 5+1r5b, BU5500sqf, LA9200sqf, Pinky Choong, 010-435 2318, UP1709924

Valencia, Sungai Buloh, 3-sty Terrace/Link House, SALE, RM 2,150,000, 4+1r5b, BU3500sqf, LA26*75sqf, Pinky Choong, 010-435 2318, UP2765594

Valencia, Sungai Buloh, Bungalow House, RENT, RM 12,000, 4+1r4b, BU4800sqf, LA8000sqf, Pinky Choong, 010-435 2318, UP2129384

Valencia, Sungai Buloh, Bungalow House, RENT, RM 12,000, 4+1r4b, BU4800sqf, LA8000sqf, Pinky Choong, 010-435 2318, UP2747346

Valencia, Sungai Buloh, Bungalow House, SALE, RM 2,900,000, 5+1r6b, BU4000sqf, LA4677sqf, Pinky Choong, 010435 2318, UP1712295

Valencia, Sungai Buloh, Bungalow House, SALE, RM 3,900,000, 5+1r5b, BU4800sqf, LA7700sqf, Pinky Choong, 010435 2318, UP1979577

Valencia, Sungai Buloh, Bungalow House, SALE, RM 4,800,000, 6+1r5b, BU5500sqf, LA9200sqf, Pinky Choong, 010-435 2318, UP2134145

PROPERTY OUTSIDE KLANG VALLEY Valencia, Valencia 6,Elitis Tiara Rimba, 47000, 3-sty Terrace/Link House, SALE, RM 1,600,000, 4+1r5b, BU3026sqf, LA20x80sqf, Johnny yap, 0129247768, UP2940513

Valencia, valencia,sg buloh, Bungalow House, RENT, RM 15,000, 5+1r7b, BU4760sqf, LA9550sqf, Pinky Choong, 010435 2318, UP1131187

RESIDENTIAL COMMERCIAL

Ayer Keroh, Bayou Lagoon Park Resort,bukit katil, Serviced Residence, SALE, RM 278,000, 2r1b, BU722sqf, LA-sqf, Lee Thai Chung, 012-386 5181, UP1909623

Ayer Keroh, Bayou Lagoon Park Resort, Serviced Residence, SALE, RM 328,000, 2r1b, BU538sqf, LA-sqf, Lee Thai Chung, 012-386 5181, UP1062394

Ayer Keroh, Bayou Lagoon Park Resort,bukit katil, Service Apartment, SALE, RM 308,000, 2r1b, BU722sqf, LA-sqf, Lee Thai Chung, 012-386 5181, UP1909874

108 |

Ayer Itam, Residential Land, SALE, RM 830,000, BU3627sqf, Winness Teoh, 6012-499 3655, UP2951657

Batu Ferringhi, Bayu Ferringhi Condominiums, Condominium, RENT, RM 3,600, 3r3b, BU1777sqf, Ng Dee Land, 012658 4174, UP2912655

Bandar Hilir, ATLANTIS RESIDENCE, KOTA LAKSAMANA, Serviced Residence, SALE, RM 285,000, 1r1b, BU689sqf, Lee Thai Chung, 012-386 5181, UP2965905

CLASSIFIEDS SECTION Bukit Dumbar, Sinar Bukit Dumbar, Apartment, SALE, RM 388,000, 3r2b, BU700sqf, Ester Ng, 6012-415 8111, UP2944236

Bayan Lepas, Sungai Ara, Semidetached House, SALE, RM 1,780,000, 4r3b, BU2100sqf, LA4800sqf, CALVIN (Owner), 0164409328, UP2942257

Bayan Baru, D Piazza, Condominium, SALE, RM 660,000, 3+1r2b, BU1300sqf, Winness Teoh, 6012-499 3655, UP2951602

Gelugor, Palm Palladium Condominium, Condominium, SALE, RM 670,000, 3r2b, BU1154sqf, Winness Teoh, 6012499 3655, UP2818869

Jelutong, Sri Permai, Condominium, SALE, RM 510,000, 3r2b, BU960sqf, Hessley Ooi, 6014-342 3494, UP2931279

Gelugor, 3 Story Bungalow at Halaman Bukit Gambier, Bungalow House, RENT, RM 9,000, 5+1r9b, BU5500sqf, LA7890sqf, Mallika H’ng, 6012583 7623, UP2925084

Ipoh, Greentown, Bungalow House, SALE, RM 4,100,000, 4+2r7b, BU7800sqf, LA12800sqf, KIM, 0195102332, UP2915014

Gelugor, Taman Jubilee 3, Condominium, SALE, RM 435,000, 3r2b, BU700sqf, Winness Teoh, 6012-499 3655, UP2951629

Horizon Hills, Horizon Hills Gateway Cluster Homes, Cluster Homes, SALE, RM 1,300,000, 4+1r3b, LA32x70sqf, Minh Loi, 6016-722 3973, UP2961139

Jelebu, Industrial Land, SALE, RM 1,500,000, BU10000sqf, LA80x80sqf, Demo Account, 60, UP2906520

Johor Bahru, Bandar Seri Alam, 2-sty Terrace/Link House, SALE, RM 734,900, 4+1r5b, BU2187sqf, LA22x70sqf, Nichloas Tey, 018-777 6705, UP2902056

Johor Bahru, 2- Terraced House, Rini Hill 2, 2-sty Terrace/ Link House, SALE, RM 730,000, 5r4b, LA24x75sqf, Wilson Ong, 6012-713 3869, UP2780115

Johor Bahru, 2-1/2 SemiDetached House For - Desa Tebrau, SALE, RM 1,38,000, 4+1r6b, BU3225sqf, LA40x70sqf, Wilson Ong, 6012713 3869, UP2814883

Johor Bahru, Austin Height Link Bglw Furnished, Link Bungalow, SALE, RM 2,100,000, 4+1r5b, BU2906sqf, LA60 x 72sqf, Hong CL, 012-789 6003, UP2916480

Johor Bahru, Grandview 360, Condominium, SALE, RM 1,055,025, 3r2b, BU1695sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2678851

Johor Bahru, Impian Emas , Semi-detached House, SALE, RM 1,300,000, 4+1r3b, BU2700sqf, LA3200sqf, Neo, 016-715 5221 / 017-715 8140, UP2935894

Johor Bahru, jalan setia 9/, 2-sty Terrace/Link House, SALE, RM 550,000, 4r3b, BU1009sqf, LA20*70sqf, sharon ong, 6019-797 2888, UP2941164

Johor Bahru, Molek Pine, Tebrau, Condominium, RENT, RM 5,000, 3+1r3b, BU1440sqf, Kate Wong, 6012-713 7139, UP2861816

Johor Bahru, Marina Bay Suites @ D’Wadihana, Iskandar, Condominium, SALE, RM 556,000, 1+1r1b, BU560sqf, Kenny Chang, 6017-369 3910, UP2901588

Johor Bahru, Menara Zurich Johor Bahru, Office, RENT, RM 15,300, BU6658sqf, Sophia Heng, 6016-722 3714, UP2892477

Johor Bahru, Molek Regency, Condominium, SALE, RM 320,200, Studior1b, BU640sqf, Andy Khoo, 6016-722 4565, UP2926180

Johor Bahru, Molek Regency, taman molek ,johor, Condominium, SALE, RM 529,800, 2r2b, BU1005sqf, Andy Khoo, 6016-722 4565, UP2926499

Johor Bahru, Menara Zurich Johor Bahru, Office, RENT, RM 6,900, BU3000sqf, Sophia Heng, 6016-722 3714, UP2892474

| 109

CLASSIFIEDS SECTION

Johor Bahru, Nusa Bestari, 2-sty Terrace/Link House, SALE, RM 600,000, 4+1r3b, LA2700sqf, Neo, 016-715 5221 / 017-715 8140, UP2841126

Johor Bahru, NusaVilla Townhouse, Nusa Bestari, Townhouse, RENT, RM 1,900, 4r3b, BU1510sqf, LA1640sqf, Neo, 016-715 5221 / 017-715 8140, UP998919

Johor Bahru, Taman Austin Height, Cluster Homes, SALE, RM 1,050,000, 5+1r4b, LA38x70sqf, Tee, 012-712 1983, UP2393965

Johor Bahru, Redang Villa Semi-D , Semi-detached House, SALE, RM 2,260,000, 5r5b, LA45 x 92sqf, Hong CL, 012789 6003, UP2909428

Johor Bahru, Setia Eco Cascadia, Cluster Homes, SALE, RM 1,250,000, 4+1r4b, BU2900sqf, LA32x80sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2887685

Johor Bahru, Taman Setia Eco Garden, Semi-detached House, SALE, RM 2,000,000, 4+1r5b, BU3234sqf, LA3600sqf, Pendy Soo, 6016-722 0933, UP2859735

Johor Bahru, Zennith Suites Apartment, Service Apartment, SALE, RM 288,000, Studior1b, BU430sqf, Nichloas Tey, 018777 6705, UP2890413

Kota Kinabalu, Condominium, SALE, RM 970,000, 1r, BU927sqf, Wendy Tsen, 6016587 0618, UP2925402

Kota Kinabalu, LIKAS SQUARE, Condominium, SALE, RM 650,000, 3r2b, BU1352sqf, CHIN, 0108978888, UP2932069

Kota Kinabalu, Likas Square, Condominium, SALE, RM 700,000, 3r2b, BU1356sqf, CHIN, 0108978888, UP2931875

Kota Kinabalu, Nexus Residence Karambunai, Karambunai, SALE, RM 1,500,000, 2r2b, BU2009sqf, LA4400sqf, Matt, 66890516786, UP2900534

Kuala Kedah, Office, SALE, RM 1,700,000, BU15880, wong, 0192828839, UP2927183

Kuantan, Kuantan city centre, Office, RENT, RM 30,000, BU24300sqf, LA5400sqf, wong, 0169231611, UP2716715

Kulai, LAGENDA INDUSTRIAL PARK, TAMAN LAGENDA PUTRA, Link factory, SALE, RM 1,279,710, BU5205sqf, LA7200sqf, Desmond Fong, 016-768 1822, UP2947118

Labrador, Granite Apartments, Gold Coast, Queensland, Australia, 4215, Apartment, SALE, RM 827,500, 2r2b, Gayle Harris, 61755521000, UP2955392

Melaka Tengah, Atlantis Residences @ Kota Laksamana, Atlantis , Kota Laksamana, Condominium, SALE, RM 310,050, 1r1b, BU689sqf, Cathy Kong, 6012-283 2757, UP2963058

Nilai, Block C, Desa Palma, Inti College, Apartment, SALE, RM 218,000, 3r2b, BU828sqf, Alwin Ling, 6017-570 0881, UP2390758

110 |

Melaka Tengah, Kota Laksamana, Melaka, kota laksamana, Condominium, SALE, RM 315,050, 3r2b, BU1378sqf, Keith Sing, 6016328 0166, UP2949900

Johor Bahru, Setia Eco Cascadia, Taman Setia Indah, 3-sty Terrace, SALE, RM 990,000, 5r5b, BU2956sqf, LA22x80sqf, C. N. Wang, 016777 3884, UP2309260

Johor Bahru, Taman Johor Jaya, 1-sty Terrace/Link House, SALE, RM 430,000, 5r3b, LA3900sqf, Nicholas Lim, 6016722 8546, UP1651880

Juru, Desa Titi Panjang, Semi-detached House, SALE, RM 533,700, 4r4b, BU2559sqf, LA35 x 80sqf, Property Talk, 04-227 9966, UP2133992

Kuantan, AGRICULTURAL LAND, KUATAN,PAHANG, Agricultural Land, SALE, RM 31,363,200, BU18sqa, LA784080sqa, Sarah Choong, 6016-666 8683, UP2486733

Kuala Linggi, Melaka, Kg Tanjung Dahan Resort Bungalow, Bungalow House, Facing the beach, SALE, RM 1,650,000, 2r2b, BU1600sqf, 70,000 sf land, For Bumi Only, Amanda Chui, 0122868073, UP2114241

Melaka Tengah, Bungalow land, Melaka, Bungalow Land, SALE, RM 995,355, LA14682sqf, Mr. Foo, 0126060888, UP2942803

Nilai, 1.5-sty Terrace/Link House, SALE, RM 550,000, 4r3b, BU1883sqf, Richland Properties, 603-8068 3141 / 603-8062 2141, UP2913686

Nusajaya, East Ledang, Semidetached House, SALE, RM 2,200,000, 4+1r5b, BU3289sqf, LA4193sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2903903

Nusajaya, Horizon Hill, 2-sty Terrace/Link House, SALE, RM 1,450,000, 4+1r5b, BU3100sqf, LA26X80sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2910308

Nusajaya, Horizon Hills, 2-sty Terrace/Link House, SALE, RM 1,900,000, 4+1r5b, BU3013sqf, LA3377sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2904090

Nusajaya, Horizon Hills, 2-sty Terrace/Link House, SALE, RM 950,000, 3r2b, BU2100sqf, LA22x70sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2866501

Nusajaya, Horizon Hills, Semidetached House, SALE, RM 2,500,000, 4+1r6b, BU3900sqf, LA35x80sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2718129

Melaka Tengah, Retail Space, RENT, RM 20,370, BU1455sqf, Stephen Soo, +60122892683, UP2929729

Nilai, Block C, Desa Palma, Inti College, Apartment, SALE, RM 218,000, 3r2b, BU828sqf, Alwin Ling, 6017-570 0881, UP2764440

CLASSIFIEDS SECTION

Nusajaya, Horizon Hills, Semidetached House, SALE, RM 2,680,000, 4r6b, BU4000sqf, LA37x84sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2621434

Nusajaya, Perling Height Perling, Perling, Apartment, RENT, RM 2,200, 3r2b, BU1217sqf, Neo, 016-715 5221 / 017-715 8140, UP2743341

Nusajaya, SiLC, Detached factory, SALE, RM 16,024,050, BU45783sqf, LA56344sqf, Desmond Fong, 016-768 1822, UP2694604

Nusajaya, Taman Bukit Indah , 2-sty Terrace/Link House, RENT, RM 2,300, 4r3b, BU1400sqf, LA20x70sqf, Catherine Lau, 6016-293 1136, UP2908010

Nusajaya, SILC Industry Park, Nusajaya, Johor - Detached Factory, Detached factory, SALE, RM 32,000,000, BU103000sqa, LA3.5sqa, Celine Yong, 6012-711 1899 / 6012-737 3899, UP2949013

Pekan Nanas, Garden Villa, Semi-detached House, SALE, RM 763,875, 6r5b, BU2987sqf, LA3070sqf, Jasmine Sin, 6019774 1383, UP2918810

Pulau Tikus, Pulau Tikus Luxury Bungalow swimpool, Bungalow House, SALE, RM 4,800,000, 6r6b, BU5000sqf, LA4400sqf, Daiwa Housing Agency, 016433 6767, UP2824019

Pontian, pontian , Agricultural Land, SALE, RM 26,000,000, LA54.43sqa, C. N. Wang, 016777 3884, UP2705388

Seberang Perai, Semi-detached House, SALE, RM 500,000, 5r5b, BU5000sqf, LA50x80sqf, Demo Account, 60, UP2906328

Tanjong Tokong, Fettes Residence, Condominium, RENT, RM 5,000, 4+1r4b, BU2410sqf, Ng Dee Land, 012-658 4174, UP2915011

Tanjong Tokong, The Peak Residences, Condominium, RENT, RM 1,800, 3r2b, BU1000sqf, Shirlyn Lee, 6012-284 7373, UP2910279

Nusajaya, SiLC, Detached factory, SALE, RM 15,108,390, BU45783sqf, LA54288sqf, Desmond Fong, 016768 1822, UP2261195

Plentong, PRIMA REGENCY SERVICE APARTMENT, Apartment, SALE, RM 370,000, 3r2b, BU1050sqf, Cheryl Kong, 012-774 1124, UP2645905

Plentong, Molek Pine Tower 2, Taman Molek, Johor Bahru, Flat, RENT, RM 3,200, 3+1r3b, BU1420sqf, Minh Loi, 6016-722 3973, UP2836941

Simpang Rengam, PUSAT PERNIAGAAN WAWASAN, Office, SALE, RM 650,000, 6b, BU4620sqf, LA1540sqf, Rengland Developments SB, 0127231033, UP2911612

Skudai, Agricultural Land, SALE, RM 35,000,000, LA28sqa, Simon Lim, 6597334803, UP2909907

Sungai Bakap, MUKIM 5, Agricultural Land, SALE, RM 28,226,880, BU36sqa, Tan, 0122909525, UP2954961

Tanjong Tokong, Fettes Residence, Condominium, RENT, RM 4,500, 3r2b, BU1600sqf, Ng Dee Land, 012658 4174, UP2926597

Tanjong Tokong, Quayside Condominium, Tanjung Tokong, SALE, RM 2,100,000, 2r3b, BU2146sqf, Wong, 06596692795, UP2904677

Tanjung Malim, Agricultural Land, SALE, RM 840,000, LA12sqa, Tang, 0193305623, UP2917054

Seremban, SUMMER / SEREMBAN 2, 2-sty Terrace/ Link House, SALE, RM 567,000, 4+1r3b, BU1400sqf, LA20x75sqf, Kenix Chan, 6014626 1833, UP2912497

Sungai Ara, Regency Heights Condo, Condominium, SALE, RM 663,000, 3+1r2b, BU1258sqf, Winness Teoh, 6012-499 3655, UP2951613

Tanjong Tokong, Seri Tanjung Pinang, Bungalow House, SALE, RM 15,000,000, 5+1r5b, BU9000sqf, LA11000sqf, Ester Ng, 6012-415 8111, UP2580152

Tanjung Bungah, Bungalow House, SALE, RM 6,000,000, 5r5b, BU8000sqf, LA11000sqf, AL, 6016-417 9909, UP2311581

Ulu Tiram, Pelangi Indah, 2-sty Terrace/Link House, SALE, RM 475,000, 3r3b, LA24 x 80sqf, Joreen Chu, 6012-782 6688, UP2927990

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PresenTs

the 10th

2014 A RetRospective: the Best 10 For the past nine years, Top 40 Under 40 has strived to identify and honour young trailblazers in their respective industries. As this annual event celebrates its 10th anniversary this year, we decide to take a look back at the past 360 candidates and narrow it down to the 10 who have advanced the most since in their professional careers. These are the best of the best who continue to inspire us with their vision, determination, courage, creativity, and excellence. While youth is an asset, these men and women demonstrate that experience is key to continuing success.

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