Issue115

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

ISKANDAR MALAYSIA SPECIAL FOCUS

A PROMISING NEW FRONTIER

ASIAN SENTIMENT SURVEY (H2) 2014 GET THE LATEST FINDINGS

HIGH END CONDO MARKET REVIEW THE TRENDS

QLASSIC

ENSURING YOUR PROPERTY’S QUALITY

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

9 771823 872006

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Issue 115 | Sept 2014 | RM8.00, S$8.00 KSL Business Centre by Khoo Soon Lee Realty Sdn Bhd

UMCITY Corporate Office Tower Be part of the future and avail yourself to a new lifestyle at UMCITY, a flagship mixed development project from UMLAND that promises to change your perception on Metropolitan Living and how you can do business in one of the most exciting regions in Asia.

Located at the gateway into medini, UMCITY Corporate Office Tower offers premium office space in a world class environment with retail & hospitality fronting a lakeside park.

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Redefining Metropolitan Living

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EduCity

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Legoland

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Gleneagles Hospital

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Puteri Harbour

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Kota Iskandar

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Pinewood Studios

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Marlborough College

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Horizon Hills Golf & Country Club

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Anjung / Seri Medini

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CIQ / JBCC

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SiLC

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Gerbang Nusajaya

Enjoy attractive special tax incentives available at Medini, Iskandar.

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No sales restriction on foreign ownership No RM 1,000,000 minimum price threshold for non - Malaysians No RPGT ( Real Property Gains Tax) Corporate Tax exemption for 10 years for approved companies registered in Medini.

Reduced income tax for qualified knowledge workers.

Visit UMCITY Galleria Today +607 509 8888 umcity.com.my

Another Prestigious Project by

All information contained herein is subject to changes without notification as may be required by the relevant authorities and cannot form part of an offer or contract. Whilst every care been taken in providing this information, the owner, developer and managers cannot be held liable for variations. All illustrations and pictures are artist impressions only. The items are subject to variation, modifications and substitutions as may be recommended by the relevant Approving Authorities.

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 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.

Insights from Our

Asia Consumer Sentiment Survey Report In this issue, we are pleased to share with you the findings of the sixth iProperty.com Asia Property Sentiment Survey which reveal sentiments for the second half of 2014.

Attracting close to 13,000 respondents from our market-leading property portals in Malaysia, Indonesia, Hong Kong and Singapore, the findings provided us with valuable insights into how consumers in Asia perceive the local property market.

Affordability continues to be a major concern amongst respondents in all countries. On the Malaysian front, respondents also shared their views on the effectiveness of the measures introduced in Budget 2014 as well as what they would like Budget 2015 to deliver. Read more about the other key findings of the survey on pages 12 to 15.

We hope that you will find the report beneficial in helping you gauge the sentiments of the property market. Additionally, we would like to thank all the survey respondents for sharing their valuable input on the subject. Without the involvement of these individuals, this report would not have been possible.

Happy reading!

iProperty.com Malaysia Sdn Bhd (Penang) Bay Avenue D-25-3, Lorong Bayan Indah 2 Bayan Lepas, 11900 Penang

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 September 2014

2 CEO’S FOREWORD

22 CIDB Ensuring QLASSIC quality

7 HAPPENINGS

Property Investment Data

Survey Findings

24 DTZ RESEARCH

9 iPROPERTY.COM ASIA PROPERTY MARKET SENTIMENT SURVEY (H2) 2014

DTZ Property Times Kuala Lumpur Q2 2014

Cover Story

Events

28 KSL BUSINESS CENTRE

13 DEVELOPERS’ MINGLING NIGHT: AN AFFAIR TO REMEMBER 15 INVITING INTERNATIONAL INVESTMENTS

Foreign Markets

Perfectly combining modern conveniences with a distinguished lifestyle

Special Focus 34 GREEN HAVEN A verdant sanctuary

17 KNIGHT FRANK

Currency matters in 2014

38 D’PRISTINE @ MEDINI Glorious lifestyle options

Consumer Awareness

42 SUNSURIA MEDINI

20 GOODPLACE.MY

A rising icon in Iskandar Malaysia

Property auctions: What to know so you do not lose your shirt

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CONTENTS September 2014

44 ROSA TERRACES Beautiful homes blooming in the south

46 R&F PRINCESS COVE Borderless living, connecting life

74 SIGNATURE KITCHEN A new concept, a new showroom

76 COSENTINO GROUP Cosentino City: Bursting with creativity

Buyers Club

Let’s Talk

48 UMLAND BERHAD The smart business choice with a lake view

50 MALAYSIAN BIO-XCELL SDN BHD Growing Malaysia’s bioeconomy

52 TABLE TALK Making its mark

56 EXPERTS’ VIEWS Iskandar’s untapped intricacies

60 EXPERT’S VIEW Placing a safe bet

78 RAWANG: THE LATEST PROPERTY HOTSPOT 80 OREGEON PROPERTY CONSULTANCY A look at Rawang

84 RAWANG: THE NEW PRIME SUBURB ON THE BLOCK

Contributors 86 THE NATIONAL HOUSE BUYERS ASSOCIATION Integrity in managing maintenance funds

90 iMONEY.MY 62 POINTS OF INTEREST

5 common home loan mistakes to avoid

A higher learning hub

92 DATO’ JOEY YAP

66 GAVEL GAZING

Going beneath the myths of lower ground units

Remedies in rental defaults

94 CHAN AI CHENG

68 TIPS & TRICKS

Iskandar Malaysia: Propelling economic growth

One tile at a time

70 AFFIN ISLAMIC BANK BERHAD Banking on Islamic finance

Home Design

104 AGENCY DIRECTORY 105 CLASSIFIEDS 120 SUBSCRIPTION

72 LPE INTERIOR GALLERY Catering to every interior resource need

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HAPPENINGS Country Garden Hosts Its First International Charity Run made an appearance to serve as the VIP for the racestarting ceremony while Crown Prince of Johor Tunku Ismail was the VVIP of the prize-giving ceremony.

The run was divided into two categories which were the short distance (7km) and long distance (15.9km) runs. The top three winners for both categories took home cash prizes while the fourth to tenth place winners walked away with a medal and finishing certificate each.

Country Garden’s first international charity run ‘Run for Love’ saw over 10,000 people from different countries gathering in Country Garden Danga Bay to participate.

The largest charitable event Johor Bahru has seen thus far, it managed to attract professional runners from countries such as Kenya, China, Singapore, Japan and India. iProperty.com Malaysia was the media partner of the event.

Aside from the public’s overwhelming support, Mayor of the Johor Bahru City Council Tuan Haji Abdul Rahman

Regional President of Country Garden Kayson Yuen noted that the company is always dedicated to its mission of “creating a better society with our existence” and advocated the charity concept of “thanksgiving transfers”.

As such, ‘Run for Love’ is of great significance to the development of its charity efforts.

Country Garden had initially planned to donate RM10 for every registered participant, but the overwhelming response to the charity run inspired the company to donate RM150,000 to the beneficiary organisations which include the Kiwanis Down Syndrome Foundation (JB Centre), Southern University College Needy Student Education Subsidy and many more.

UNICITY Serviced Suites Achieve Unbelievable Success The official launch of Hatten Group’s pioneer project UNICITY in Seremban 3, held from 8th to 10th August 2014, was a ground-breaking success with the sale of all of the development’s serviced suite units over the weekend.

An innovative mixed-use development, UNICITY Lifestyle Campus Mall and Serviced Suites is situated next to the sprawling Universiti Teknologi Mara (UiTM) campus. It is poised to capitalise on the vast population in the vicinity as well as the student market made available with UiTM’s 5,000 new enrolments every year, two factors which proved to be the main selling points which led to the serviced suite units being completely sold out and only 50% of the retail lots being still available.

Incorporating 250 affordable and secure serviced suites seated conveniently atop a 350,000 sq ft retail platform, the development is the first retail development to embrace the ‘Edu-Sports-Leisure’ concept. This idea is expressed through its eclectic, functional and innovative elements which are appropriately categorised as Edu-tainment (cyber cafes, copy and printing kiosks, bookstores and a reading/study lounge), Sports (a futsal court, basketball court, lap pool, gymnasium and games room) and Leisure and Convenience (a shopping mall, F&B zone, convenience stores and a laundrette).

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HAPPENINGS Mah Sing Launches the Mah Sing iParc@Port of Tanjung Pelepas Sales Gallery Mah Sing Group’s flagship Mah Sing iParc@Port of Tanjung Pelepas development, which sales gallery was recently launched, is set to make it easier for industrialists and business folk to own a part of the action in Iskandar Malaysia’s Flagship C. Catering to small- and medium-scale industrialists from Malaysia, Singapore and Indonesia looking to tap into the Port of Tanjung Pelepas’ status as one of the preferred ports in Southeast Asia for logistics, the 210-acre freehold industrial park’s location beside the proposed Port City is tremendously accessible by sea, road and rail and air.

3-storey shop offices with built-ups of 4,285 sq ft on plots of 22’ x 65’ and a 0.81-acre commercial plot.

The other components which are non-Bumiputera detached factory lots, 3-storey shop offices (earlier phases), industrial land and petrol land have been sold out. Due to this overwhelming response, Mah Sing recently opened the last parcel of detached factory lots with a built-up of 10,000 sq ft along with the 3-storey shop offices.

Mah Sing iParc@Port of Tanjung Pelepas’ multi-functional industrial spaces follow the 4-in-1 concept which allows front-end operations such as showrooms and corporate offices to be housed in the same place as back-end operations such as warehousing and production.

This unique proposition is further highlighted with the choices of built-ups available for industrialists. Mah Sing iParc offers semi-detached factory lots for light industries with approximate built-ups of 5,075 sq ft and 6,475 sq ft,

Sunsurians Mark Hari Raya with a Thank You Event

Sunsuria Bhd hosted a blissful evening which saw 150 of its customers, families and neighbourhood friends enjoying themselves at the company’s property gallery in Kota Damansara in appreciation of their support for the developer over the years.

The event successfully united all Malaysian races who gathered as one to celebrate Hari Raya together with the developer which welcomed the crowd to partake in an evening of festivity, entertainment and children-centric activities such as caricature drawing and clowns giving away adorable balloons.

Guests and customers were in for a treat as they had a peek at Sunsuria’s upcoming and ongoing property projects such as Suria Residence, Suria Hills, The Forum @ Sunsuria Seventh Avenue, Xiamen University Township, Salak Tinggi and The IONS, Sunsuria Medini while friendly

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Sunsurians were on hand to answer any questions that arose.

The event started off with a warm greetings speech

by Ho Hon Sang, CEO of Sunsuria Berhad, followed by a traditional Malay dance and a buffet spread which included a sumptuous variety of local delicacies that won the hearts of the invited guests.

The event’s highlight was a special appearance by property gurus Faizul Ridzuan, author and founder of Property WTF and Ishmael Ho from Ho Chin Soon Research who left the guests wanting more of their tips and useful information on property investment.

For more information on the company, please visit www.sunsuria.com or call the company’s friendly Sunsurians at 03-6142 2727.

Property Market Sentiment Survey (H2) 2014 | SURVEY FINDINGS

iProperty.com Asia Property Market Sentiment Survey (H2) 2014

The latest survey by iProperty.com reveals that most Malaysians view the Budget 2014 property measures favourably but remain concerned over the affordability of homes amidst rising prices.

Survey findings by the iProperty Group, Asia’s No. 1 network of property portals, reveal that affordability and rising house prices remain a major concern among Malaysians despite 75% of respondents viewing the measures introduced in Budget 2014 as favourable.

The iProperty.com Asia Property Market Sentiment Survey (H2) 2014, which is the sixth iteration of the survey, was conducted on the iProperty Group’s leading websites in Malaysia (iproperty.com.my), Indonesia (Rumah123.com and rumahdanproperti.com), Hong Kong (GoHome.com.hk) and Singapore (iproperty.com.sg).

KEY FINDINGS The survey polled over 5,000 respondents from Malaysia and the majority of respondents (76%) were aged between 20 to 40 years old.

70% had an annual household income within the MYR30,001 to MYR180,000 range and a significant percentage live in Klang Valley.

Shedding further light on the iProperty.com Asia Property Market Sentiment (H2) 2014 survey findings, iProperty Group’s Managing Director and CEO Georg Chmiel, said that since the Budget 2014 regulations came into effect, property buyers were treading carefully and had adopted a wait-and-observe stance for the first half of 2014, which is going to change in the second half, with a more optimistic outlook.

• ON THE PROPERTY MARKET - 74% of the respondents are interested in buying a property, approximately a third are first-time homebuyers.

- 55% are looking into purchasing a property within the next 6 to 12

months with 57% wanting to invest in a newly developed property.

- The findings have revealed that landed property continues to be the most popular choice among respondents. High-rise living is also gaining fast popularity possibly due to a greater appreciation for condominium facilities and security features. With the stock market being too volatile, unit trust returns being too low and bond investments being too complicated, it was not surprising to see that 45% of respondents view purchasing property as a long term investment while 44% want to purchase property out of the desire to own their own property.

- The three main areas that respondents think will be the next investment hotspots in Selangor are Petaling Jaya, Ara Damansara, and Puchong. Outside Selangor, the top three areas are Iskandar Malaysia,

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SURVEY FINDINGS | Property Market Sentiment Survey (H2) 2014

Georgetown and Nilai which tied with Melaka for third spot.

slight improvement over the previous survey which was at 7.5.

- 74% have stated that they have more than three people in a household and a majority of the respondents (70%) have an annual household income of between MYR30,001 and MYR180,000.

- 47% of respondents opined that transactions will remain more or less the same, while 37% – a slight increase compared to the previous survey’s outcome of 35% – provided positive sentiment.

- The respondents are willing to spend more money on property.

There was a big dip from 68% in the previous survey to 54% in regards to those with a budget of less than half a million Ringgit. On the other hand, these respondents have increased their budget to the MYR500,001 to MYR800,000 range.

- 74% of respondents feel foreign property buyers have led to the escalation of property prices.

- Affordability and rising house prices are still the biggest concerns followed by stringent home financing policies, high interest rates and poor building quality. Additionally, on a scale of 1 (very affordable) to 10 (not affordable at all), respondents chose an average of 7.29 for affordability, a

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• ON INTEREST IN ISKANDAR MALAYSIA -Malaysian respondents are not interested in Iskandar Malaysia as they either deem that properties there are too expensive (27%) or are just not looking for properties in Johor Bahru (37%).

- 19% of Singaporean respondents however have expressed interest in investing in Iskandar Malaysia while 39% are undecided. 37% of respondents picked Johor Bahru

while 30% preferred to invest in Nusajaya. This sentiment remains unchanged from the last survey.

Additionally, 56% want to purchase property there purely for investment purposes with private condominiums and serviced apartments continuing to be the preferred choice for the given purpose.

• ON BUDGET 2014 MEASURES - 75% of respondents perceive the measures introduced in Budget 2014, in relation to the property market as favourable while 18% viewed it as bad and 7% were undecided.

• ON THE GOODS AND SERVICES TAX (GST) -The implementation of the GST in 1 April 2015 is expected to spur demand for big-ticket items such as white goods and properties as consumers rush to make purchases to avoid paying the tax. Having said that, 41% of respondents stated that the GST will not stop them from investing in property. This

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SURVEY FINDINGS | Property Market Sentiment Survey (H2) 2014 coincides with the fact that there was no increase in the number of respondents who are looking to purchase property in the next year compared to the previous survey.

- More than half (55%) of respondents think that the GST will affect their purchasing decisions as they (85%) believe that it will increase property prices.

• ON BANK NEGARA’S LOAN-TOVALUE RATIO - In November 2013, Bank Negara Malaysia (BNM) issued two guidelines to banks which tightened lending practices. These include curbs to Developer Interest Bearing Schemes (DIBS) and the enforcement of stricter Loan-to-Value ratio calculations. Almost half (45%) of the respondents feel that loan applicants should be offered loans on a case-bycase basis. This might be due to the respondents’ psychographics as 53%

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of them are interested in purchasing property and/or stem from the respondents’ fear of being denied a loan based on the affordability factor.

• ON CHANGES TO THE NATIONAL HOUSING DEVELOPMENT ACT - Under the amendments to the National Housing Development (Control and Licensing) Act 1966 which took effect in June, developers of abandoned projects may be fined RM500,000 and jailed for up to three years. 26% of respondents surveyed think that the penalty is fitting. However, 40% of respondents feel that a bigger penalty should be implemented.

THE FINDINGS – AFFORDABILITY IDENTIFIED AS TOP CONCERN Chmiel added that while many were favourable towards the measures introduced in Budget 2014, affordability and rising property prices continue to be watched.

In light of Malaysia’s relatively young population and labour force, increasing urbanisation and the general inclination to own a house, there will be a strong demand for affordable residential properties in major urban centres. This is evidenced by the fact that more than half of the survey’s respondents are looking for property priced below MYR500,000.

“Malaysia’s robust domestic demand will remain crucial to maintaining its forward momentum. A stronger property market is expected for the second half of 2014, but the latest Overnight Policy Rate is expected to put more pressure on housing affordability amongst Malaysians,” concluded Chmiel.

The full survey findings can be downloaded directly from www.iproperty.com.my.

Developers’ Mingling Night: An Affair to Remember | EVENTS

From left: Bobby Tan (GM of Sales, Malaysia) with Georg Chmiel (MD and CEO of iProperty Group)

Developers’ Mingling Night: An Affair to Remember

In addition to the findings of its latest biannual survey, iProperty.com Malaysia captured the attention of its guests with the announcement of the company’s exciting new venture.

On 14th August 2014, the who’s who of the real estate industry turned up at The Roof, Bandar Utama to enjoy a night of dining, fellowship and laughs. iProperty.com Malaysia’s Developers’ Mingling Night, aimed at bringing together the industry’s biggest players for an evening of socialising, was attended by over 200 guests which included some of the country’s biggest developers and property experts.

Among the many distinguished guests in attendance were representatives from LBS Bina Group, Mah Sing Group, Nadayu Properties, OSK Property Holdings Berhad, Primarc Development, SBC Corporation, Setia Haruman, Sterling Prima, Sunway Property, UEM Sunrise Berhad, EcoWorld Development Group, Zhuoyuan Iskandar, IOI Properties, Tropicana Corporation Behrad, Suez Domain, Villamas, Trinity Group, MK Land, MRCB, Bina Puri, EMKAY Group, Ikhasas and more. Also present were notable property industry speakers Chris Tan of Chris Tan & Associates and Ahyat Ishak, author of ‘The Strategic Property Investor’.

Corey Weekes, head of iProperty.tv and emcee for the evening, welcomed the guests and then introduced Bobby Tan, iProperty.com Malaysia’s general manager of sales. Tan took to the stage to unveil the company’s next venture – the People’s Choice Awards. The ceremony, set to be held on 20th November 2014, will honour the best of the best in the country’s property industry.

The highlight of the evening, however, was the reveal of iProperty.com Malaysia’s Asian Sentiment Survey for the second half of 2014. Georg Chmiel, group CEO and managing director, presented the findings. The extensive data can be found on pages 12 through 15.

Once the formal portion of the evening was over, guests were treated to a scrumptious buffet dinner before proceeding to mingle with the other attendees well into the evening.

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EVENTS | Developers’ Mingling Night: An Affair to Remember

Guests having a good time

Chmiel delivering his welcoming speech to everyone

Guests treated to a scrumptious buffet

Guests registering at the event

Tan with Isaac Lim (1 Pavillion)

Chmiel with Michelle Lim (Hedgeford)

Chmiel socialising with guests

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Sean Lim, Account Manager, Developer Sales Team (far right) with representatives of MK Land

Inviting International Investments | EVENTS

Left to right: iProperty.com Singapore’s Sheila Baylon, Head of Developer Sales; Ee Von Ng, Head of Marketing and Sean Tan, GM

Inviting International Investments iProperty.com Singapore’s recent International Property & Investment Expo 2014 was a rousing success which cemented the rising interest in Malaysian real estate.

Over the weekend of the 21st and 22nd of June, iProperty.com Singapore held its International Property and Investment Expo 2014 at the Suntec Singapore Convention and Exhibition Centre. The event drew over 2,000 visitors who were greeted by vendors boasting properties from all over the Asia Pacific region and beyond.

Sean Tan, general manager of iProperty.com Singapore, assured investors and vendors that property buyers in Singapore are keen and are on the lookout for investments abroad.

“Property investment remains a key element of Singaporeans’ financial plans, including international property. Singaporeans are one of the top investors in overseas properties; according to our recent Asia Property Market Sentiment Report, properties in Australia, Malaysia, Thailand, and the UK are of the most interest to them,” he said.

GRAVITATING TO THE NORTH Malaysia’s property scene in particular has seen tremendous growth over the last few years. With new

Visitors at the UMLAND booth

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EVENTS | Inviting International Investments mega developments mushrooming throughout Klang Valley and the realisation of Iskandar Malaysia, the country now promises a formidable and attractive buffet of real estate.

“In this year’s expo, Malaysia was the focus due to its position as the number one choice for Singaporean investors,” said Tan. Many Malaysian projects such as Citrine at the Lakeview (Sunway Iskandar/Sunway Group), Horizon Hills (Gamuda Berhad), Mandolin Residences (Plenitude Tebrau), Paradiso Nuova (Zhuoyuan Iskandar Sdn Bhd), Perling Residence Service Apartment (Pelangi Sdn Bhd [I&P Group]) and The Manhattan (Peninsular Smart Sdn Bhd) were featured at the expo. Projects from Australia, the Philippines, Thailand and the UK were also on display.

A WHOLESOME EXPERIENCE In addition to showcasing the latest and most promising projects in the market, the expo featured a line-up of seminars which provided visitors with valuable tips and strategies on how to capitalise on market opportunities.

Among the talks aimed at assisting with the navigation of foreign markets was ‘Overseas Property Financing for Singaporeans’ by Aden Pang, Head of Mortgage Alliance for Overseas Property at OCBC Bank.

Aden Peng, Head of Mortgage Alliance for Overseas Property of OCBC

Khalil Adis, Founder of Khalil Adis Consultancy

Investors interested in Malaysian property were also treated to topics such as ‘Interpreting Foreigner Property Investments in Malaysia Legally and 2014 Updates’ by Chris Tan, Founder and Managing Partner of Chur Associates. Another one of the highlights of the event, given Singapore’s proximity to Johor Bahru, was ‘Iskandar Malaysia Post-Budget 2014 – What You Should Know and Mistakes You Must Avoid’ by Khalil Adis, Founder of Khalil Adis Consultancy Pte Ltd. CONCLUSION Given the success of the event, it can be concluded that Singaporeans will continue to make a profound impact on the international property market.

RBI Group and their mascot

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Chris Tan, Founder and Managing Partner of Chur Associates

Sharon Q, Founder and Principal Consultant of Feng Shui Luck Consultancy

Currency Matters in 2014 | FOREIGN MARKETS

Currency Matters in 2014 Knight Frank assesses the impact of currency movements on luxury residential markets around the world.

Knight Frank’s experience in global prime residential markets confirms the fact that buyers are increasingly focused on the opportunities offered by currency movements. As such, the residential and commercial property consultancy has created the Global Currency Monitor which calculates real investment returns for international investors by combining changes in prime prices with currency movements.

LONDON V NEW YORK POST-2009 • While currency matters to purchasers, it remains only one of many considerations with investors weighing purchase costs, affordability and market transparency.

• One of the most notable occasions when these factors aligned was in 2009 in London. Prime prices dipped by 24% in the year to March 2009 but a period of strong growth then ensued (prime prices jumped 20.7% in the year to April 2010). Buyers, both domestic and foreign, saw London’s luxury bricks and mortar as a safe haven investment.

• In 2009, the Pound Sterling had weakened signifi antly against key Asian currencies. This shift proved influential in attracting Asian interest to the UK capital.

• At the same time, the US Dollar remained relatively stable against the Euro and key Asian currencies.

While New York saw a flow of overseas investment into its residential market, the resilience of the dollar dampened what could potentially have been a bigger influx of foreign buyers and international investors.

Kate Everett-Allen, Partner, International Residential Research at Knight Frank said, “While New York has

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FOREIGN MARKETS | Currency Matters in 2014 seen considerable ‘safe haven’ investment flows in recent years, the resilience of the US dollar dampened what could have been a much bigger influx of foreign buyers.”

BUYING IN PRIME LONDON (TIME PERIOD: LAST YEAR) • Due to the strengthening of the Pound Sterling over the last 12 months, there are few non-Sterling buyers for whom prices in central London have appreciated at a slower rate than for local buyers.

• Only buyers from Iceland have an advantage compared to British buyers with prices rising by only 6.6% over the 12-month period.

• The currency advantage afforded to Asian buyers looking to purchase in prime central London now has diminished compared to 2009 when the weakness of the Pound Sterling gave them a significant advantage.

• The good news for Indonesian, Australian and Chinese buyers who bought properties in prime London a year ago is that their asset has appreciated rapidly by 37.8%, 32.5% and 18% respectively.

• However, for that same cohort of buyers looking to buy in 2014, the strengthening pound has made a London investment comparatively more expensive.

BUYING IN PRIME HONG KONG (TIME PERIOD: LAST 5 YEARS) • Prime prices in Hong Kong rose by 67.9% in the five years to March 2014 but buyers from New Zealand and Australia would only pay 10.2% and 25.6% more respectively than in 2009 due to the strength of their currencies.

• In contrast, Japanese or Turkish property owners in Hong Kong may see the current confluence of prices

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and currency as an opportunity to sell.

• The pegging of the Hong Kong Dollar to the US Dollar largely negates any currency play between the two, leaving buyers from either territory having to rely almost exclusively on price growth if they are looking to achieve their investment returns.

THE EXTREMES • A Brazilian buying in Miami, for example, would have paid on average 30.6% more in March 2014 than a year earlier with only 17.2% of this growth due solely to price growth.

• In the year to March 2014, one of the largest uplifts would have been enjoyed by a Turkish buyer purchasing

in Dublin who would have seen a 58.3% return.

• The biggest loss over this period would have been an Icelandic buyer purchasing in Moscow which is an admittedly rare combination.

CURRENCY TRENDS TO WATCH • If the Chinese Yuan is devalued, Chinese buyers are unlikely to be as active in the international property markets as they have been.

• If the Pound Sterling strengthens further, some foreign owners may take the opportunity for profit taking.

• If the US Dollar rises as expected, demand for prime residential property in those markets favoured by US buyers such as the Caribbean, Italy, Ireland, the UK and France may increase.

• If the Euro weakens, foreign buyers who retreated from many second home markets post-2008 may start to return.

• The Yen is increasingly viewed as a ‘safe haven’ currency, having fallen only 0.3% in the first half of 2014 against the Pound Sterling. Consequently, Tokyo may increasingly appear on the radar of international investors.

This article is courtesy of Knight Frank Malaysia.

Disclaimer: The opinions stated in the article above are solely those of Knight Frank Malaysia 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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CONSUMER AWARENESS | Property Auctions: What to Know So You Do Not Lose Your Shirt

Property Auctions: What to Know So You Do Not Lose Your Shirt Property auctions in Malaysia can be a tricky business to get into and a dangerous one if you do not know what to look out for. - BY KHAI YIN

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CONSUMER AWARENESS | Ensuring QLASSIC Quality

Ensuring QLASSIC Quality CIDB’S QLASSIC offers consumers a tool that assures quality upon the completion of a development. - BY BRANAVAN ARULJOTHI

When purchasing a property, attention paid to the price tag is second only to the attention paid to quality.

Despite scrutiny towards the finished products, the naked eye may miss some defects or problems a property may pose in the future.

QLASSIC offers consumers peace of mind with an assessment that evaluates the finished product, while at the same time giving developers a badge to prove the quality of their project.

The company behind QLASSIC, Construction Industry Development Board Malaysia (CIDB), shares with iProperty.com Malaysia some of the basic aspects of the service and how it can benefit all parties involved in the purchase of a property.

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Why is it important for the public to know about QLASSIC? It is important because it affects the public property purchasers directly, as they are entitled to demand for good quality finishing. By creating awareness and educating the public, we hope they eventually demand that QLASSIC assessments be carried out upon the completion of construction projects.

QLASSIC has been around since 2007, so why the public introduction only now?

While it was introduced almost 7 years ago, the take-up rate has been quite low. 202 applications were received for the first assessment, which is a far cry from the 5,823 received in 2013. That said, serious industry players all utilise this assessment, and few even make it compulsory.

“

It is important because it affects the public property purchasers directly, as they are entitled to demand for good quality finishing.

”

not go through a QLASSIC assessment? Can I still get CIDB to evaluate my property?

CIDB will not be able to run this assessment, but the purchaser can appoint an external assessor to perform this task.

Can you share some companies that already use QLASSIC? Some of them include Sime Darby Properties, Metro Kajang, MK Land, Sunway Properties, I& P Group, IOI Group, Naza TTDI, IJM Land, Paramount Property, Naim Land and Guocoland.

What happens to a project that scores low? Will the developer be penalised?

As this is a voluntary assessment system, no developer will be penalised by CIDB. However, within the industry, there is an incentive. If a certain rating is achieved, contractors are awarded a cash reward.

QLASSIC is a finishing quality detector and may highlight the weaknesses of finishing. Why would a developer want to do it?

By introducing it to the public we hope that it will increase demand and solicit a response from the developers. We also hope that the number of developers who use the assessment will increase organically, especially after seeing their contemporaries utilising the system.

How can the public find out if a developer carries out a QLASSIC assessment upon completion of a project?

It can be done through viewing the model development prior to the purchase. The idea is for more people to enquire during the pre-sale period, about whether the project has been evaluated by QLASSIC. If the number of enquiries is reasonably high, the sales agent will convey it to the management.

As a member of the public, can I request CIDB to use QLASSIC to assess my own property?

Yes, if you own your own piece of land with a home or any other structure built on it. CIBD will send an assessor.

Alternatively, there are external assessors who would be able to provide this service.

How much would the assessment cost?

Each assessment comes at a nominal fee of RM500.

What if I purchase a property from a developer that did

While it may seem negative on the surface, there are a lot of benefits that developers may experience. Some of them are: • They become a credible and trusted property developer • The earn the public’s trust • Ratings achieved can help them to be identified as credible contractors • It makes the developer strive for better with each development • A great marketing tool With so many big names enlisting QLASSIC, the response must be quite positive.

The response has been relatively slow. However, there are developers and contractors who have adopted the assessment system for all their construction projects.

They learn, use and train using the QLASSIC system which consultants, contractors, supervisors and workers understand. They adhere to the standards well. We are hoping this will pick up in the near future.

At CIDB, we plan to carry our more aggressive campaigns to educate the industry and public about QLASSIC. We are also gunning to pursue other government agencies to be assessed by QLASSIC.

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PROPERTY INVESTMENT DATA | DTZ Property Times Kuala Lumpur Q2 2014

DTZ Property Times Kuala Lumpur Q2 2014 ECONOMIC OVERVIEW The Malaysian Economy Expanded By 6.2% in Q1 The Malaysian economy registered strong growth of 6.2% in Q1 2014, compared to the 5.1% in Q4 2013, driven by a stronger expansion in domestic demand and a turnaround in net exports (Figure 1). On the supply side, the major economic sectors grew further, supported by both domestic and trade activities. On a quarter-on-quarter (q-o-q) seasonally-adjusted basis, the economy grew by 0.8%. Employment conditions remained stable, with total employment of 13.5 million persons during Q1 2014 compared to 13.7 million persons in Q4 2013. The unemployment rate was recorded at 3.1% in Q1 2014, slightly lower than the 3.2% in Q4 2013.

Headline Inflation Increases The headline inflation rate, as measured by the annual change in the Consumer Price Index (CPI), averaged 3.4% in Q1 2014, higher than the 3% in Q4 2013. The increase was on account of higher inflation in the housing, water, electricity, gas and other fuels and transport categories.

Private consumption growth remained strong at 7.1% in Q1, supported by stable employment conditions and continued wage growth. Growth in public consumption increased from 5.2% in the previous quarter to 11.2%, reflecting higher government spending on supplies and services. Private investment continued to grow, at 14.1% in Q1, underpinned by capital spending in the manufacturing and services sectors.

Ringgit to Be Affected By Global Developments The Malaysian Ringgit and most other regional currencies continued to be affected by global developments in Q1. Expectations of stimulus measures in China and the continued accommodative monetary policy in the US provided support for the Ringgit during the quarter.

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Interest Rates Remained Stable The OPR was maintained at 3.0% during the first half of 2014. Monetary conditions remain supportive of economic activity at the prevailing level of the OPR. The average interbank rate and retail deposit rates were stable during the period. The average base lending rate (BLR) of commercial banks also remained unchanged at 6.53%.

Overall, the Ringgit appreciated by 0.4% against the USD. The Ringgit also appreciated against the Euro (0.7%), but depreciated against the Pound Sterling (-0.5%) and Japanese Yen (-1.5%). Performance of the Ringgit against other regional currencies was mixed.

from Q4 2013’s reading but remained below the 100-point threshold of confidence. The improvement in consumer sentiment was due to an increase in job confidence and the expected moderation in inflation in the upcoming quarters.

Global Recovery and the Continued Strength of Domestic Demand Will Underpin Growth Malaysian economic growth will remain anchored by domestic demand, with additional support from the improvement in the external environment as global economic conditions improve. Private domestic demand is expected to remain the key driver of overall growth while exports will continue to benefit from the recovery in the advanced economies. Going forward, the Malaysian economy is therefore expected to remain on a steady growth path.

INVESTMENT Value of Deals Plunged Q-o-Q, But No Reflection of Any Change in Sentiment Q2 saw a similar level of real estate investment activity with regard to the number of deals (four), but total value plunged 90% q-o-q to RM187.0m (Figure 2). There were no notable deals, with the biggest transaction being the sale of the old Shell House, a decentralised secondary office at Damansara Heights which was sold for RM138.0m (Table 1). The buyer is Cooperative Commissioner of Malaysia, a government entity.

Consumer Sentiment Index Remains Below 100-point Mark The Consumer Sentiment Index in Q1 2014 improved

However, several major development joint-ventures were announced. Lend Lease secured deals with UEM

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PROPERTY INVESTMENT DATA | DTZ Property Times Kuala Lumpur Q2 2014 Sunrise Bhd and 1MDB respectively for a proposed mall at Mont Kiara and a mixed development project within the upcoming TRX. MRCB was announced as the winner of the town centre plot, MX-1 within KWASA Damansara township, outbidding five others for this highly desirable project. By securing the two projects, Lend Lease is expected to emerge as a major foreign developer in Malaysia, following their first successful joint-venture at Setia Mall.

Property pricing and yields remained stable but financing cost is creeping upwards in anticipation of higher cost of funds. Domestic investors dominated activity in Q2, driven mainly for occupational needs.

Several deals are expected to be announced next quarter, including the sale of Gurney Resort Hotel, a major four-star hotel in Penang which has seen strong interest from investors, as well as the sale of Menara CIMB.

With the recent gazetting of the GST Act and its confirmed date of implementation on 1 April 2015, it is still unclear what will be the short term impact on investment activity. The immediate impact will be that deals will need to be signed off before the April 2015 deadline to avoid the 6% tax, which will be borne by buyers without any pass-through. Thus we can expect to see a strong uptick in deal flow before the April 2015 deadline.

The better-than-expected GDP growth of 6.2% in Q1, underpinned by sound economic fundamentals, has reinforced the confidence of investors who have invested RM219.3bn since 2011 when the Economic Transformation Plan was launched. The country’s credit ratings by key rating agencies have remain unchanged, since Fitch’s downgrade early last year.

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Furthermore, there could be a positive review when the GST is implemented.

RESIDENTIAL High-end Segment Resumed Activities with Significant Supply A substantial supply of 1,192 units of high-end condominiums were completed in Q2, compared to the 126 units completed in Q1 and the 40 units completed during the same period last year. These completions were mostly located outside of the city centre, such as Camellia Service Suites, Arata@Tijani and The Verve Suites (Vox Tower). The only completed project within the city centre was Soho Suites KL. Another 5,178 units of high-end condominiums are expected to enter the market by year end, with the majority (89%) of these units located in the city centre (Figure 3).

Stable High-end Condominium Market with Marginal Appreciation in Capital and Rental Values The average price and rental of high-end condominiums in Kuala Lumpur were both relatively stable in Q2. The average price increased marginally by 0.5% q-o-q to RM758 per sq ft in Q2 from RM754 per sq ft in Q1. On the other hand, average rents remained relatively stable at RM3.59 per sq ft per month, a minor increase from RM3.55 per sq ft per month in the previous quarter (Figure 4). Larger units continued to face weaker demand compared to smaller ones due to budget constraints. However, a larger supply of small units is expected to flood the market with new completions in the near future.

Home Prices under Pressure Overall, housing price growth remained sluggish in

Q2. This follows from the latest available data on the Malaysian House Price Index (MHPI). After slowing to 9.6% in Q4 2013, the first time that the MHPI has registered a growth rate below 10%, the MHPI declined further to 8.0% in Q1 2014.

Sales and new launches were slow in the last couple of quarters, believed to be due to various measures imposed by the government to cool the housing sector. However, after this lull, developers have started to ramp up new launches despite more challenging market conditions. This is believed to be to avoid the imposition of the GST in April 2015, which may have an adverse short term impact on demand.

Demand remains selectively healthy, with new launches such as Infinity Residence at Wangsa Maju registering strong sales. There were also several new launches at higher prices located at the fringe of KLCC, such as Expressionz, Ritz Carlton Residences and three28 Tun Razak to add to earlier ones such as Star Residences and The Mew. As such, competition for buyers is expected to remain intense.

Going forward, prospects for the residential sector continue to be mixed. Ongoing liquidity is supporting demand, but prices are expected to move sideways as relatively high vacancy affects yields and investor sentiment. The possibility of a property bubble, which is increasingly being conjectured, remains unlikely as long as employment remains stable with the interest rate still at a low level.

DISCLAIMER: The data above represents the findings of DTZ Research and is 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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COVER STORY | KSL Business Centre

Perfectly Combining Modern Conveniences with a Distinguished Lifestyle Geared to foster a thriving business and commercial community within a unique residential enclave, the KSL Commercial City raises the bar of excellence in property development.

1 A perspective view of the proposed resident club 2 The impressive Canary Garden township 3 Canary Garden Homes beside the natural

Blackwater River

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ith the rapid pace of development within Klang Valley, Johor-based property developer KSL Holdings Berhad is capitalising on the vast real estate opportunities available in the area. Zeroing in on the township of Klang, the company is set to develop an integrated township called Canary Garden @ Bandar Bestari.

The entire premium township which spans 448 acres of freehold land will feature shopping hotspots such as the Boulevard Mall and KSL City 2, Small Office Home Offices (SOHOs), serviced residences, condominiums, remarkable landed homes, a garden club, educational institutions and even a proposed international school among others.

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KSL BUSINESS CENTRE Ready to make its debut within the Canary Garden township is the KSL Business Centre which comprises a total of 294 three-storey shop lots and is a part of the larger integrated 90-acre Commercial City development which is the commercial nucleus of the new township.

Phase 1 of the development, aptly named ComCity Shops, comprises only 66 shop units which are now available for sale.

Fronting the main nerve of Jalan Langat, the ComCity shops are visible to those traversing between the town of Klang and Banting. The business centre, which has an estimated gross development value of RM132 million, offers units with dimensions of 22ft x 70ft and a builtup size of 4,621 sq ft, making them ideal for business or lifestyle establishments.

The impressive business centre is designed as a horseshoe-shaped enclave with the purpose of being a one-stop centre offering a variety of services and conveniences for the surrounding community with its robust line-up of financial establishments, retail businesses and shopping avenues.

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COVER STORY | KSL Business Centre

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Riverside Living at its best The Unique Riverside Homes of Canary Garden The Commercial City - The nucleus of the township The ComCity Shops (Phase 1)

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5 Targeted at businessmen, entrepreneurs and investors, the ComCity Shops at KSL Business Centre are priced from RM1.7 million onwards. The shops are now open for preview and the development is scheduled to be completed in 2017.

Attractive perks await eligible buyers in the form of a 1% only down payment upon signing the Sales and Purchase Agreement (SPA) and up to 80% loan facilities. Legal fees for the SPA are provided free-of-charge while a 7% Bumiputera discount is available for eligible buyers.

COMMERCIAL CITY Taking a step back, one can envision the bigger picture of Canary Garden, which presents an intricate web of inter-linked facilities, as a place where everything comes together perfectly. Aside from the business centre, the Commercial City will also comprise the KSL City Mall 2, SOHOs, serviced residences and condominiums.

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KSL CITY MALL 2 KSL City Mall 2 is envisaged to have a sprawling expanse of retail space totalling 1.5 million sq ft, marking it as a much larger establishment than its predecessor KSL City Mall in Johor Bahru which spans 880,000 sq ft. Designed to provide the ultimate shopping experience, the mall features a linear layout which makes it ideal as a platform to showcase the best retail offerings in Klang Valley and is slated to begin construction in 2015.

SOHOS, SERVICED RESIDENCES AND CONDOMINIUMS The development will feature tower blocks of serviced residences, SOHOs and condominiums strategically perched above the retail mall. Future plans indicate the debut of a medical specialist centre and an international school as well.

Commercial City is set to dazzle the modern generation with its pristine development, immaculate concept

6 designs, services, amenities and facilities which will cement its reputation as one of Klang Valley’s latest iconic landmarks. Adding to these distinct marks of contemporary living is the resident’s clubhouse which promises a wide array of facilities located within this gated and guarded township.

THE FRENCH INSPIRATION Conceptualised with a unique French garden theme in mind, CGDC comprises garden homes lined alongside the Blackwater River. The enclave presents a mix of cluster homes, semi-detached villas, condominiums and serviced apartments set against a lush backdrop of greenery and stoned walkways. To date, the first phase of the garden homes which consists of 330 units has been delivered to buyers.

INTER-CITY CONNECTIVITY Strategically designed to meet the rising demands of the business community in Klang Valley and aggressive market conditions, KSL Business Centre offers excellent connectivity. Served by major highways and access roads, the development is a 30-minute drive away from Kuala Lumpur’s city centre and the Kuala Lumpur International Airport. The federal administrative capital of Putrajaya is also a mere 15 minutes away via the South Klang Valley Expressway, making KSL Business Centre a preferred business hotspot.

Other highways such as the Shah Alam Expressway, Pulau Indah Highway, Federal Highway, North-South Central Link highway and the main nerve of Jalan Langat connect KSL Business Centre with other key townships and business hubs in Klang Valley.

Additionally, the main cargo and trading hubs of Port Klang are a convenient distance away whilst industrial areas such as Pandamaran, the Selat Klang Utara Industrial Zone and West Port are within a 10- to 15 minute drive’s distance of the development, providing

7 the business centre with an excellent catchment of both customers and business partners.

A STRATEGIC LOCALE Well-positioned near the bustling port city of Klang, KSL Business Centre is also surrounded by a wide array of conveniences and public facilities such as retail hotspots, residential enclaves, commercial centres and other public amenities. AEON Shopping Centre Bukit Tinggi and Giant Bukit Tinggi are both a 5-minute drive away from the development.

There is also a good selection of schools, financial institutions, colleges and restaurants in the vicinity.

Healthcare facilities within close proximity of the development include Hospital Tengku Ampuan Rahimah, KPJ Klang Specialist Hospital, Pantai Hospital Klang and Columbia Asia Hospital Bukit Rimau.

MAKING PERFECT RINGGIT SENSE KSL Business Centre is a premium development within the unique integrated township of Bandar Bestari. The development is expected to achieve excellent capital appreciation and offer good rental yields.

ABOUT THE DEVELOPER KSL Business Centre in Canary Garden Development City is a signature development by Khoo Soon Lee Realty Sdn Bhd which is a member of KSL Holdings Berhad. With a track record in property development which spans more than 30 years, the Group is focused on providing quality residential and commercial properties to its customers. The Group actively advocates sustainable development and supports environmentally-friendly causes in the property development industry. Its sterling developments include Taman Nusa Bestari, Taman Nusa Bestari Indah and Taman Kempas Indah in Johor.

To learn more about the development, please contact 03-3122 2999 or visit www.bandarbestari.com.

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Iskandar Malaysia A Promising New Frontier

A VERDANT SANCTUARY AT GREEN HAVEN

Green Haven by Welton Development

SPECIAL FOCUS | Green Haven

A VERDANT SANCTUARY

At Green Haven, experience resort-style living in the sky complemented by scenic views and unparalleled luxury at your fingertips.

1 With the rising status of the southern corridor of Johor, Green Haven by Johor-based property developer Welton Development is set to make its debut in Iskandar Malaysia with a gross development value (GDV) of RM1 billion. True to its name, Green Haven in Kota Putri Masai promises a residential sanctuary surrounded by verdant greens and a rainforest-inspired theme.

LIVING IN THE FUTURE Surrounded by the Tropicana Danga Cove business hub, Green Haven is a serviced apartment development spread across 7.76 acres of freehold land. Comprised of intelligent homes, the development features 1,134 stylish residential units spread across 3 tower blocks named Erythrina (40 storeys), Cattley (43 storeys) and Laurels (46 storeys) which sit on a 5.5-acre podium. With builtup sizes ranging from 710 sq ft to 1,496 sq ft, Green Haven offers contemporary layout designs categorized into 6 types: • • • • • •

Studio (710 sq ft) – 1 bedroom and 1 bathroom Type A2 (760 sq ft) – 1 bedroom and 1 bathroom Type B3 (990 sq ft) – 2 bedrooms and 2 bathrooms Type C1 (1,268 sq ft) – 3 bedrooms and 2 bathrooms Type C2 (1,496 sq ft) – 3 bedrooms and 2 bathrooms Type C5 (1,483 sq ft) – 3 bedrooms and 2 bathrooms

The homes are well-equipped with state-of-the-art household appliances and technologically advanced smart home systems which include call history, camera-installed doors, interphones, remote lighting controls, video management facilities as well as remote controlled air-conditioning systems and curtains.

Motion detectors, smart security surveillance systems, emergency switches and elevator controls make up

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the development’s unparalleled security features. The highlights of the homes include wall-pads for facility management functions and remote control functionality via smartphones and tablets. The homes are also equipped with fiber-to-the-home (FTTH), providing residents with faster connection speed and a better carrying capacity than a twisted set of conductors, DSL or coaxial cables. The Intelligent Home System will bring a sense of convenience to the lifestyle of Green Haven’s residents.

Promising luxury at one’s fingertips, Green Haven’s elegantly designed units offer a panoramic view of the sea, lush greenery and the Singapore skyline. A threestorey car park facility is available for the convenience of the residents. Green Haven’s sky-bridge on level 30 of each tower connects the three towers, fostering the spirit of a connected community.

FACILITIES GALORE Conceptualised as a resort-themed development, Green Haven promises a wealth of top-notch facilities.

Set against a verdant green backdrop, there are seven unique common areas which offer a fascinating array of facilities where residents get to savour the luxurious offerings of a world-class development.

Sylvan Walk is a linear park wrapped around the perimeter of the development which boasts a rainforest experience. Ideal for a safe and leisurely walk after a hectic day in the city, the park consists of a 400-meter nature trail that leads to a basketball court.

Meanwhile, Kid’s Empire promises an exciting variety of fun-filled facilities which include a childcare facility, shallow wading pool and safe playground. Another

fantastic element is the Palm Tree Boulevard which is a formal walkway comprised of lush greenery that extends into the Sapphire Lagoon and Viridian Nexus.

The Sapphire Lagoon features a 50-meter lap pool, scenic water features, sunken lounges and a rejuvenating Jacuzzi while the Viridian Nexus is a mesmerising plethora of thematic pocket gardens with a wide range of greens and coloured foliage. As such, residents will be able to have a relaxing swim at the Sapphire Lagoon or experience the warmth of Mother Nature at the Viridian Nexus, an ideal venue for garden parties, family gatherings or barbeque at the pits along a gurgling stream.

Haven Crest, Green Haven’s very own hill is a perfect trekking spot with water features, water curtains and aqua-ducts which flow directly into a stream at the bottom of the hill. Those looking to tease their tastebuds will be delighted with Haven Crest’s gourmet kitchen and dessert parlour which is exclusively available to residents alone.

Atlas Way is a vantage point at level 30 spanning 1 acre where two sky-bridges connect the three towers.

Designed as a relaxation spot, it offers a panoramic view of the surroundings as well as dedicated spots for yoga and Pilates exercises.

In addition to these amazing facilities, Green Haven provides various lifestyle amenities such as a gymnasium, kindergarten, conference rooms, a function hall, cafe, libraries, games rooms, a convenience store, mini-theatre, laundrette and housekeeping services among others.

1 An artist’s impression - Sunset view 2 Water features at Haven Crest 3 Entrance at Green Haven

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SPECIAL FOCUS | Green Haven

4 A CITY WITHIN A CITY Green Haven is accessible via the Eastern Dispersal Link Expressway (EDL) and is located along the coastal highway with other access roads connected to it such as the Pasir Gudang Highway and the North-South Expressway. Johor Bahru’s central business district and Senai International Airport are just 30 minutes away whilst the industrial zone of Pasir Gudang is just 13 minutes away.

The development is situated a comfortable distance away from a wide range of amenities. Popular shopping hotspots such as Jusco, Tesco and Giant are a 5-minute drive away while golfing enthusiasts will find the Permas Jaya Golf Club and Octville Golf Club conveniently close by. Regency Specialist Hospital, Johor Bahru Specialist Hospital and Hospital Sultan Ismail are a 10- to 20-minute drive away whilst City of Knowledge with premier educational institutions such as Excelsior International School, Japanese School of JB, Masterskill University College and Sunway College are also easily accessible.

ATTRACTIVE PACKAGES Launched in April 2014, the project is scheduled for completion in the second quarter of 2017. Targeted at professionals, young families, retirees, expatriates and investors, the units come with free integrated intelligent home solutions, quality toilet appliances, quality kitchen cabinets, hood and hob, 2-in-1 washer cum dryer

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and more. Each unit is allotted 1 to 2 car parks. A 15% Bumiputera discount is also available.

ABOUT THE DEVELOPER Green Haven is the brainchild of Welton Development Sdn Bhd, a company helmed by seasoned professionals from the property development sector.

Welton’s consultants and directors are credited with premier developments such as Zedge and Nova 88 Condominiums in the island republic of Singapore, the Abu Dhabi Investment Council headquarters in the UAE, the Dublin Airport Terminal 2 in Ireland, London Heathrow Airport’s Terminal 5 and the London 2012 Olympics Athlete’s Village. Founded by Ling Kee Tong and Thomas Ling, the company thrives on the intrinsic qualities of innovative concepts, quality and value.

To experience the splendour of resort-styled living at Green Haven, contact 07-288 8302 or visit www.greenhaven.com.my.

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Glance of Green Haven’s podium Overview of Green Haven Side View of Haven Crest Sylvan Walk

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7 GREEN HAVEN WHERE ON THE MAP: Masai Johor Bahru OFFERED BUILT-UPS: 710sf - 1,496sqft DATE OF COMPLETION: Quarter 2, 2017

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SPECIAL FOCUS | d’Pristine @ Medini

GLORIOUS LIFESTYLE OPTIONS

Located in the hotspot that is Medini, Nusajaya in Iskandar Malaysia, d’Pristine @ Medini enjoys all the perks that come with its sought-after locale.

Covering 902.44 hectares of Iskandar Malaysia, Medini was conceptualised in 2007 to cater to property development projects which enjoy zero restrictions on foreign ownership, a RM1-million threshold for foreign property buyers and the Real Property Gains Tax (RPGT) among other benefits.

that Nusajaya will be a major boost to Johor’s and Malaysia’s economy especially as it is already putting Johor and Malaysia on the world map by attracting renowned names from other countries. “Of course, building something new like that also provides the opportunity for a well-planned development with good infrastructure and good town planning,” he explained.

Medini is a master-planned community with four distinct development clusters, namelu Medini North (Zone A), Medini Business (Zone B), Medini Central (Zones C, D & E) and Medini South (Zone F), Medini Central and lastly lifestyle and leisure. It is part of the 9,712.45-hectare Nusajaya which is one of the five flagship development zones in Iskandar Malaysia in southern Johor. Other flagship development zones are the Johor Bahru City Centre, Eastern Gate Development Zone, Western Gate Development and Senai-Kulai.

He believes that the exemption from the RPGT and foreign purchase limit will transform Medini into a preferred choice for property investors in general but foreigners in particular because they are not bound by price limitations and other restrictions. Additionally, this will help the township become an international metropolis with world-class foreign investments and an international community with the potential of becoming the central business district (CBD) of Nusajaya.

Dato’ Soo Kai Chee, executive director of MCT Consortium Berhad (Sales & Marketing), believes

Given that most properties in Iskandar Malaysia are already reaching the RM1-million mark, Soo said that

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3 it will make some difference to developers. “It is still an advantage for developers since they are able to build smaller-sized units which can attract foreigners but this is not Medini’s main attraction factor. It is its central location within Nusajaya surrounded by catalyst developments from overseas which contributes to its CBD status that makes it a preferred choice for foreign investors as expatriates are more likely to choose CBDs as their favoured living or work location,” said Soo. “For example, in Kuala Lumpur, expatriates tend to choose locations such as KLCC or Damansara rather than Cheras or Kepong even though they are not far

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Occupants of d’Pristine @ Medini will enjoy a spectacular view of the lake and linear park 2 Unwind at the inviting swimming pool located at the facilities level 3 An artist’s impression of d’Pristine @ Medini

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SPECIAL FOCUS | d’Pristine @ Medini from the city because they prefer living in the CBD and owning a property there instead,” he explained further.

Khazanah, the Government’s investment arm, has a very well-thought masterplan for the entire Nusajaya development in Iskandar Malaysia which focuses on bringing in foreign investments and putting the crucial infrastructure in place before concentrating on bringing in property developments. This has transformed the flagship zone into a place with tremendous potential for growth – potential which the developer, D Pristine Medini Sdn Bhd, noticed.

As such, the company jumped at the chance to own a prime area in Medini located directly opposite Legoland Malaysia when the opportunity arose and created a development they named d’Pristine @ Medini, making it one of the earlier property developers to venture into the township.

A PRISTINE DEVELOPMENT TO MATCH A STRATEGIC LOCATION Purchasers of d’Pristine will have the privilege of owning a part of an integrated mixed development which also comes with a coveted address in Medini.

The development is surrounded by notable worldclass catalyst developments such as Educity, Legoland Malaysia, Pinewood Iskandar Malaysia Studios, Puteri Harbour, Temasek-Khazanah’s Urban Wellness Centre, Gleneagles Medini Hospital, Kota Iskandar, Southern

Industrial and Logistics Cluster (SILC), Afiat Healthpark, Motorsports City, Huawei Data Hosting and Logistics Centre and many more.

As d’Pristine is located in the special economic zone of Medini, several incentives have been put in place by the government such as: • No RPGT • No restriction on foreign ownership • No RM1-million price threshold for foreigners wishing to buy property in Medini • No Bumiputera quota • Tax exemption lasting 10 years for six industries (Logistics, Creative, Education, Healthcare and Wellness, Financial, Leisure and Tourism) The above incentives are applicable until 2025.

The development is centrally located with excellent accessibility to major highways including the Tuas Second Link via Senai Exit, Coastal Highway, and the Perling Tuas Second Link Toll. Apart from being just across the road from the hot tourist spot that is Legoland Malaysia, d’Pristine is just off the new Coastal Highway which means it is only a: • • • • •

15 minutes’ drive to Second Link Toll, Tuas, Singapore 20 minutes’ drive to Johor Bahru city centre 20 minutes drive to Johor Causeway 40 minutes’ drive to Senai International Airport 50 minutes’ drive to Changi International Airport

FOUR COMPONENTS, MULTIPLE ADVANTAGES d’Pristine has four complementary components which cater to the needs of the community which lives in,

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works at and visits the development. Its two SOFO towers, 300-room 4-star designer hotel, one Grade-A office tower and three-storey inter-connected lifestyle mall sit on 8.42 acres of land and are set against a backdrop of a small lake that faces Temasek’s wellness mixed development and Gleneagles Medini Hospital. The hotel will help accommodate the tourists who throng the area while the lifestyle mall will be a great add-on to the project’s retail and dining choices.

• Premium A: 1,308 sq ft (3 rooms) • Premium B: 1,416 sq ft (3 rooms – dual-key layout) • Premium C: 1,416 sq ft (3+1 rooms) There are 1,265 fully-fitted units with prices starting from RM530,000 to RM1.25 million. All of d’Pristine’s components are scheduled to be completed by early 2018.

With a gross development value (GDV) of RM850 million, d’Pristine SOFOs is set to be a key landmark in Medini. Since its launch in July 2013, the development has received an extremely favourable response from the public. Interested parties include both locals and foreigners, with the latter comprising Singaporeans, Indonesians, Taiwanese, Japanese and the citizens of several other countries.

QUALITY IN EVERYTHING IT DOES d’Pristine @ Medini is developed by D Pristine Medini Sdn Bhd, a subsidiary of B&G Capital Resources Berhad, while its project manager is MCT Consortium Berhad. The developer is committed to maintaining and managing the entire development of d’Pristine. Only the SOFO units and offices are for sale while the hotel and mall are not.

This way, the developer will continue to hold a stake in the development, enabling them to maintain, manage and ensure the development’s sustainability and success.

“It is not easy to persuade someone from another country to invest in a property located in a location they are not even familiar with but after hearing about the potential that d’Pristine’s location has to offer, they have confidence in the development. For example, from the moment the Taiwanese paid a visit to our project’s location and saw that it is just across the road from Legoland Malaysia, they were convinced,” said Soo.

Foreseeing that a number of the owners will be foreigners, the developer will form a team to assist owners in either renting out or finding a buyer for their units once the project is completed. This ‘D’Pristine Privilege’ will ensure a healthy occupancy of the units at d’Pristine.

There are five SOFO designs which are:

For more details on d’Pristine’s SOFO units, visit www.dpristinemedini.com or call 03-5115 9901.

• Standard: 644 sq ft (1 room) • Deluxe: 771 sq ft (2 rooms)

d’PRISTINE @ MEDINI WHERE ON THE MAP: Opposite Legoland, in Medini, Nusajaya, Iskandar Malaysia OFFERED BUILT-UPS: Standard: 644 sq ft (1 room) • Deluxe: 771 sq ft (2 rooms) • Premium A: 1,308 sq ft (3 rooms) • Premium B: 1,416 sq ft (3 rooms – dual-key layout) • Premium C: 1,416 sq ft (3+1 rooms) DATE OF COMPLETION: Early 2018

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SPECIAL FOCUS | ROSA Terraces

BEAUTIFUL HOMES BLOOMING IN THE SOUTH Living up to the splendour of its namesake, ROSA Terraces in Bandar UDA Utama provides homes which are undeniably stunning.

1 Nestled in a prime spot of Iskandar Malaysia, Bandar UDA Utama in Mukim Pulai, Johor Bahru features a collection of breath-taking homes which tap into the region’s growing reputation as the preferred location for living, working, playing and investing. The township’s abodes, all bearing a rose theme, are coveted by those seeking to own a freehold landed property in Iskandar Malaysia.

EXQUISITE LIMITED HOMES In response to Ratana, Roseville and Rosenka in ROSA Terraces 2 seeing quick take-ups upon its launch, the project’s developer, UDA Land, is launching ROSA Terraces (Package 3A). This gated and guarded development features two-storey terrace houses and will have a gross development value of RM74,302,300.

ROSA Terraces (Package 3A) will occupy 8.56 acres of Bandar UDA Utama and sits next to other prominent residential developments. There are only 120 units available in this low-density development and three appealing designs to choose from. Offering luxurious spaciousness, the layouts are maximised to provide families with four bedrooms with attached bathrooms.

All units have one balcony connected to the master bedroom while corner lots enjoy having a second one at the family area. The homes’ lot sizes are 22’ x 70’ and the car porch, which will be tiled up to the boundary, is large

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enough to accommodate two cars. There are three types of residences available which are: • Rosary (1,966.48 sq ft) – 34 units (RM642,000 – RM871,500) • Rosella (1,901.46 sq ft) – 57 units (RM620,800 – RM831,200) • Rosacea (1,974.31 sq ft) – 29 units (RM644,600 – RM763,600) EASY ACCESSIBILITY Thanks to its location, Bandar UDA Utama has direct access to the North-South Expressway, Second Link to Singapore which is just adjacent to ROSA Terraces, Pasir Gudang Highway, New Coastal Highway which leads to Nusajaya, Lebuhraya Skudai and Jalan Tebrau.

In its vicinity also lie national, Chinese and international schools which will bode well for families with schoolgoing children. ROSA Terraces (Package 3A) provides quick and easy access to multiple services and amenities for families’ needs, including: • Hypermarkets – Tesco, Giant, AEON Big • Banks – Maybank, Public Bank, CIMB, RHB • Recreational destinations – Horizon Hills Golf & Country Club, Legoland Malaysia, Puteri Harbour, Johor Golf & Country Club, Ponderosa Golf & Country Club

ROSA TERRACES

• Malls – Sutera Mall, Perling Mall • Schools – Omega International School, Matahari International School, Sekolah Menengah Bandar UDA Utama, Sekolah Rendah Kebangsaan Cina Kuo Kuang 2, Sekolah Rendah Agama Taman Perling

WHERE ON THE MAP: Bandar UDA Utama, Johor Bahru OFFERED BUILT-UPS: • Rosary – 1,966.48 sq ft • Rosella – 1,901.46 sq ft • Rosacea – 1,974.31 sq ft

Additionally, there are plenty of other commercial centres and retail outlets where residents can go to complete their daily errands.

ATTRACTIVE PROMOTIONS If the aforementioned perks are not enough to convince prospective buyers, interested individuals will be pleased to hear that the developer is offering special rebate incentives for early birds, a 15% discount for Bumiputeras, legal fees borne by the developer for the Sales and Purchase Agreement (SPA) and Memorandum of Transfer (MOT) through its panel of lawyers, maintenance fees borne by the developer, and a low down payment of just RM5,000. ROSA Terraces (Package 3A) will be launched in September 2014 and completed in 2016.

EXPECTED DATE OF COMPLETION: 2016 FOR FURTHER ENQUIRIES, PLEASE CONTACT: Tel: 1300 1300 23 (Southern Region) Website: www.udaland.my

These units are expected to be snapped up fast, so be sure to register with UDA Land to be kept in the loop.

For more details, please call Southern Region at 1300 1300 23, or visit www.udaland.my.

BUILDING COMMUNITIES UDA Holdings Berhad was established by the Malaysian government in 1971 as the Urban Development Authority (UDA) and was given the responsibility of promoting planned urban developments and elevating Bumiputera participation in urban areas. Today, UDA has been privatised as a company owned by the Ministry of Finance Incorporated.

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The company is currently exploring new products and services to meet the needs of both the community and its stakeholders. The group has endeavoured into property development and project management, facility management, property management and resort and hotel management.

UDA Land is the development arm overlooking the growth of sustainable urban developments across Malaysia. The company’s success in pioneering new town developments and urban renewal across the country has contributed immensely to the nation’s social and economic landscapes.

Being involved in the development of the country since 1970’s, provides opportunities for the company to be responsible for the growth of communities across all regions. Thus the statement “Building Communities throughout the Nation” qualifies UDA Land’s role as a developer of the nation.

UDA Land (South) Sdn Bhd is wholly owned by UDA Holdings Bhd and drives its property development projects in Johor. The company is responsible for developing Bandar Baru UDA, Tampoi Urban Centre, UDA Business Centre and Bandar UDA Utama.

3 1 Aerial view 2 Type B - Rosary 3 Type C - Rosacea

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SPECIAL FOCUS | R&F Princess Cove

BORDERLESS LIVING, CONNECTING LIFE

An exuberant testament to the growing economic power of the southern corridor, R&F Princess Cove aims to shape the future of property development in Malaysia and Singapore.

Poised to make its debut in Johor Bahru’s central business district R&F Princess Cove, a seafront development with a hotel, park, shopping mall, clubhouse, offices and apartments rolled into one. Spread across 116 acres, the project is a seafront development facing the island Republic of Singapore.

INSPIRED BY QUALITY AND DISTINCTION Located nearby the upcoming Tanjung Puteri MRT Interchange in Johor Bahru, Phase 1 R&F Princess Cove offers 1- to 4-bedroom high-end apartments including dual-key concepts. The units boast functional layout designs with built-up sizes measuring between 469 sq ft and 1,386 sq ft.

Promising quality and distinction, the apartments offer practical yet contemporary design elements and detailing. Double-glazed glass window panels filter

direct sunlight whilst providing heat insulation and soundproofing. The homes are fitted with smart-home systems which comprise of high-tech two-way intercom systems, smart locksets and hidden storage spaces combined with neutral colours and wooden furnishing.

Uniquely designed to be eco-friendly and complementary to modern lifestyles, the apartments offer centralised gas distribution and feature customised tiling designs in the living room and bedrooms as well as the use of imported ceramic tiles in each unit. Quality household appliances are installed throughout the homes which come with bay windows providing breathtaking view of Johor Bahru, the Johor Straits and Singapore.

The dual-key concept offers flexible options which include a studio apartment and a regular two-room unit

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designed to function independently. Both units shared a common entrance before division of separate entrances, individual kitchens and bathrooms, making them ideal for keeping expanding families together whilst still respecting each other’s personal space.

A SUSTAINABLE DEVELOPMENT R&F Princess Cove has been designed to be environmentally friendly and sustainable with energy and water conservation as well as recycling measures in place. The project’s detailed landscaping which is complemented by pocket gardens, parks and lawns feature an impressive variety of shrubbery, trees, plants and grass used to enhance the aesthetic value of its landscaping and present a lush tropical environment.

In 2014, R&F Properties added 25 new projects to its books while 63 other projects will be opened for sale. It has topped the ranks in Comprehensive Strength by the Statistic Bureau in China for five consecutive years from 2005 to 2009, is among the top 100 property enterprises in China, was listed among the top 10 property brands in South China in 2006 and recognised as the most valuable property enterprise of China in 2010.

For more details on R&F Princess Cove, please visit www.rfmalaysia.com or call 1800 18 7777.

R&F PRINCESS COVE WHERE ON THE MAP: Johor Bahru, Johor

Aside from its sustainable features, the development also offers an excellent selection of luxury facilities such as swimming pool, children’s playground, fullyequipped gymnasium and pool room among others.

Additionally, residents will be able to chill out at the garden clubhouse, take a stroll in the park, enjoy the artistic elements of the feature wall or just unwind after a hectic day at the gazebo.

OFFERED BUILT-UPS: 469 - 1,391 sq ft DATE OF COMPLETION: Estimated 2017

For the ease of mind of its residents, R&F Princess Cove also offers multi-tiered security systems and ample parking spaces spread across four basement levels. Thus far, the development has received an overwhelming response with high take-up rates for Phase 1. The first phase of shop lots will be launched soon.

A WELL-CONNECTED URBAN OASIS R&F Princess Cove is a well-connected urban oasis with a wide array of amenities and conveniences at its doorstep. Located at the heart of central Johor Bahru, the development is a 3-minute drive away from the Sultan Iskandar CIQ complex and the Johor Bahru Sentral transportation hub. It is also along the path of the proposed Singapore-Johor Bahru Rapid Transit System and Kuala Lumpur-Singapore High Speed Rail (HSR).

Meanwhile, the Senai International Airport and Changi Airport in Singapore are only a 45mins drive away.

The best of Johor Bahru’s central business district is also just around the corner, offering numerous options for shopping, education, leisure, recreation and business. With Singapore just a few minutes away, that range of options is even broader and more fascinating.

ABOUT THE DEVELOPER R&F Princess Cove is a signature project in Malaysia

by R&F Properties, an established Hong Kong Listed Company property developer with a track record of more than 100 projects comprising luxury apartments, office towers and villas in China since its establishment in 1994. Its notable projects include the Beijing R&F Centre, Guangzhou R&F Centre, Shanghai R&F Peach Garden Residence and Tianjin R&F Guangdong Tower which is the tallest building in Tianjin. The Group has also worked with international hotel chains to develop luxury hotels such as the Marriott International, Grand Hyatt, InterContinental Hotels Group and the RitzCarlton Hotel.

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R&F Princess Cove Johor Bahru’s sales gallery R&F Princess Cove actual show unit R&F Princess Cove actual show unit with panoramic window Interior view of sales gallery

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LET’S TALK | UMLand Berhad

The Smart Business Choice with a Lake View UMCITY Medini Lakeside aims to capitalise on the high and growing demand for offices in the future central business district of Nusajaya that is Medini. - BY ONG XIN YING

Dennis Ng, executive director of UMLand Berhad

While Iskandar Malaysia in general is widely regarded as a much-desired location by future residents, investors and businesses, it is Medini in Nusajaya in particular which has become the point of interest for many property developers.

One such entity is UMLand Berhad which aims to take full advantage of its foothold in the city development and make waves with Medini Lakeside particularly with its first phase UMCITY. In a conversation with iProperty.com, executive director of UMLand Berhad Dennis Ng talked extensively about the development and his company’s other projects in the pipeline.

Medini and Iskandar Malaysia in general have been noted by many experts to be a place which has more supply than demand. What makes Medini Lakeside and UMCITY by extension stand out in the vast pool of developments in the area?

Located at the gateway to Medini, Medini Lakeside is a 30-acre master-planned development which features lush tracts of landscaped public grounds and a centrepiece lake designed by renowned landscape architects. With over half of the land area dedicated to parks and recreational spaces as well as a myriad of activity zones where public events can be held, the project will truly be an ideal gathering place for the community.

The first of Medini Lakeside’s two phases, UMCITY is a commercial-centric development unlike most of Medini’s past launches which are primarily residential in nature.

It will showcase a strong line-up of hotels, a retail mall, lakefront dining and one of the first Grade A quality corporate office towers in Medini.

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UMCITY Medini Lakeside is a signature and specific development. What types of investors is this project targeted at?

As UMCITY is a predominantly commercial development with one of the first high-grade corporate towers to be launched in Medini Business District, we are targeting businesses and investors who want to take advantage of the business exclusive incentives that Medini has to offer. In general, we expect investors who believe in the business vibrancy of Medini and Iskandar Malaysia to take an interest in our project.

It has been noted that the offices in Medini have recently seen a tremendously successful take-up rate. Why do you think UMCITY’s office suites will experience something similar?

Medini has always been designed with business in mind and as such there are many incentives available for businesses located in the township. However, only a handful of office products have been launched so far.

We believe that these products are in demand and what we offer is the first corporate tower environment in the area with all the necessary conveniences in an integrated development. An added bonus comes in the form of a splendid greenery-filled setting complete with a lake.

There are rumours that the Group will be announcing some exciting news soon. What can you tell us about this?

We have a multitude of announcements we are eager to share in the near future so we are looking at an exciting second half of 2014 for UMLand.

As you know, we previously announced our partnership with Samsung on both the construction and technological fronts. Our construction arm UMLand Builders Sdn Bhd signed a Memorandum of Understanding (MOU) with Samsung C&T (KL) Sdn Bhd involving joint construction works for three UMLand projects in Iskandar Malaysia in conjunction with the launch of our project in the Johor Central Business District. We also signed another MOU with Samsung Malaysia Electronics (SME) Sdn Bhd appointing them as our Smart Lifestyle Partner and official supplier for consumer electronic products in our current and future developments.

1 We are very proud of our association with one of the world’s biggest and best brands which will come to fruition as we reveal in greater detail how it will enhance our projects. Additionally, we will be making specific announcements about the hotel chains and retailers which will be featured in UMCITY. What are some of UMLand Berhad’s other projects in the pipeline?

In Iskandar Malaysia, we have The Suasana, a residential, hospitality and retail development located right in the heart of the Johor Bahru City Centre. Our joint venture projects with UEM Sunrise Berhad, the 168-unit boutiqueconcept serviced apartments called Somerset Puteri Harbour and the 6.8-hectare high-rise mixed development called The Waves@Puteri Harbour, are set to open and launch respectively in the coming months. Additionally, we will be launching Viridea, the second phase of Medini Lakeside shortly.

In Kuala Lumpur, we have Star Residences, our joint venture project with Symphony Life Berhad which is situated just 2 minutes away from the Petronas Twin Towers and KLCC. This high-profile development will feature residential towers as well as branded retail outlets and is easily accessible via various transportation options.

In the case of our signature townships, we have three in Johor which are our award-winning Bandar Seri Alam which has added to its line-up of renowned residential and education facilities with the launch of several commercial projects, Taman Seri Austin and the upcoming Taman Seri Albion which is our fourth and latest township as well as Bandar Seri Putra in Bangi, Selangor. We have many exciting plans for all of them in the pipeline which will be announced soon.

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UMCITY is a predominantly commercial development with one of the first high-grade corporate towers to be launched in Medini

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UMCITY - a fully integrated city development offering world-class green spaces and beautiful lakeside views 2 UMCITY Corporate Office Tower will be the first offering of premium-grade offices to be launched in Medini

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LET’S TALK | Malaysian Bio-XCell Sdn Bhd

Growing Malaysia’s Bioeconomy

Bio-XCell Biotechnology Park aims to put Malaysia’s biotechnology sector on the fast track by attracting global industrial and healthcare biotechnology leaders to its ecosystem. - BY ONG XIN YING logical choice. Additionally, our presence will boost the coopetition (cooperate and compete) between Malaysia and Singapore by having synergies and hopefully swaying our southern neighbour’s large base of pharmaceutical and industrial companies to explore our side of the border.

Rizatuddin Ramli, CEO of Malaysian Bio-XCell Sdn Bhd

A joint venture between Malaysian Biotechnology Corporation (BiotechCorp), the government agency in charge of developing the country’s biotechnology industry and bioeconomy, and UEM Sunrise Berhad, Malaysian Bio-XCell Sdn Bhd (Bio-XCell) was established in 2009 as part of a stimulus to accelerate the commercialisation of biotechnology in the National Biotechnology Policy under the purview of the Ministry of Science, Technology and Innovation.

To that end, the agency created Bio-XCell Biotechnology Park in Nusajaya, Iskandar Malaysia as the country’s premier biotechnology park and ecosystem which aims to foster an ecosystem focused on the biotechnology industry at large in the Iskandar region. spoke to iProperty.com about the biotechnology park’s unique features and occupants as well as the future of Malaysia’s biotechnology industry.

Why did you decide to establish Bio-XCell Biotechnology Park in Iskandar Malaysia?

Going back into history, Malaysia’s National Biotechnology Policy has three phases – Capacity Building, Science to Business and Going Global. At present, we are carrying out Phase 2 where we aim to stimulate the business portion of the industry by attracting big biotechnology-based companies to Malaysia similar to what happened in the past with the electronics industry in Penang and the IT sector in Cyberjaya.

It was a tactical decision to use Iskandar Malaysia as the site for the park as it is a strategic location with excellent infrastructure befitting a new bustling region.

The food processing industry is very prominent in Johor, so establishing the biotechnology industry as Iskandar Malaysia’s anchor industry, thereby completing and complementing the existing ecosystem, is a

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What can you tell me about Bio-XCell Biotechnology Park and its unique features?

Bio-XCell Biotechnology Park spreads across 160 acres of land and was created to provide an environment conducive to the work of the resident bio-manufacturing and bio-industrial companies. It features unfurnished office suites, virtual offices, serviced office suites, ready built manufacturing units and land parcels. The focal point of the park will be Bio-XCell Sentral, a multipurpose complex which will house a business centre, auditorium, lab and office spaces as well as amenities such as F&B outlets.

As a managed shared services park, the establishment will also offer a range of value-added benefits such as multi-feed electricity, comprehensive infrastructure, highspeed internet access, park maintenance and security as well as core facilities. A significant benefit afforded to us by our location is the second electric feeder link for the Southern Industrial and Logistics Clusters (SiLC) which ensures our clients will receive sufficient and reliable electric power.

Unlike most technology parks, we wanted to promote a synergistic relationship between each company and the park as well as the other resident companies, so we provide via Bio-XCell’s Central Utilities Facility specialised bulk utilities such as steam and chilled water as well as industrial waste water treatment.

We are also pleased to mention that Bio-XCell is partnering with WH Distripark to offer an integrated bio-pharma specialised warehousing for bio-based and biotechnology’s high-value goods to ensure timely logistics from the park.

Who are your occupants and what are their areas of expertise?

We have three major biotechnology players in the park at present. The first is Biocon, India’s largest biotechnology firm and fully integrated biopharmaceutical company which will be having their largest integrated insulin production plant in Asia at Bio-XCell.

The other two are Stelis Biopharma, a subsidiary of Strides Arcolab Ltd which is one of India’s fastest growing manufacturers and exporters of branded and generic finished pharmaceutical dosage forms and specialty pharmaceuticals which will focus on end-to-end

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Bio-XCell Biotechnology Park is spread across 160 acres of land and was created to provide an environment conducive to the work of the resident bio-manufacturing and bio-industrial companies.

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2 biosimilars manufacturing, and Glycos Biotechnology, a US-based industrial biotechnology company pioneering the metabolic engineering of microbial strains whose facility at the park will produce 10KMTA isoprene monomers from renewable resource feedstock sources.

Additionally, there are three more future occupants which we hope to officially announce in by the end of the year.

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How would you describe the future of Malaysia’s biotechnology industry?

A more accurate term would be Bioeconomy as biotechnology is only one of the bio-related industries. Our parent company BiotechCorp has gainfully devised great plans and roadmap for Malaysia’s Bioeconomy to stimulate a new industry and growth area for Malaysia. All the same, it is very promising with high amounts of potential for growth.

There are an increasing number of graduates in the bio-related and chemistry disciplines who will serve as the industries’ future work force and discover ways to innovate in these fields, leading us on the path towards a sustainable economy and green future.

1 Bio-XCell Central Utilities Facility Aerial View 2 Bio-XCell Sentral

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TABLE TALK | Making Its Mark

Making Its Mark

Exempt from some of the recent cooling measures, Medini’s special status is definitely working in its favour. - BY BRANAVAN ARULJOTHI

Suria Suppiah, Deputy Managing Director at i2M Ventures

Ir. Khairil Anwar Ahmad, CEO of Medini Iskandar Malaysia (MIMSB)

When the Budget 2014 was tabled last year, there was uproar over the exemption of Medini from the revised Real Property Gains Tax (RPGT). Many were of the opinion that priority should have been given to existing townships and homeowners instead of upcoming developments aimed at international investors.

Fast forward to a few months later and Medini is now fast becoming one of Iskandar Malaysia’s most prominent townships. Suria Suppiah, Deputy Managing Director at i2M Ventures and Ir. Khairil Anwar Ahmad, CEO of Medini Iskandar Malaysia Sdn Bhd (MIMSB) helped iProperty. com look at the wider picture and see what Medini may potentially become in the near future.

Do you think Medini’s exemption from the revised RPGT has worked in its favour?

Suria Suppiah (SS): Yes, this exemption has certainly worked in its favour. With this, Medini has not only been able to attract the ‘big boys’ to take up positions in the

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township and develop their own brand of attractive living in it, but has also attracted a host of regional purchasers to buy into this vision.

Having said that, however, it can be observed that there are more local purchasers at this point. Medini now has the impetus to progress further with this local appetite for properties in the location. Its attractiveness is not only due to its exemptions, but also its facets and potential of what it can eventually be. This is what charms people and bonds them to Medini.

Khairil Anwar Ahmad (KA): In my personal view, the exemption, if confirmed, would certainly make Medini a more compelling location for property buyers. As it is, response towards various projects launched in the township has so far been very encouraging because of its strategic location, no restriction on foreign ownership and, more visibly, the up-and-coming developments in ‘Zone A’ of Medini Iskandar Malaysia. The developments

located near Legoland Malaysia in particular have been well-received, which is a testament to the level of progress in Medini Iskandar Malaysia.

What does Medini offer investors that the rest of Iskandar does not?

SS: Other than the RPGT component, Medini has a master developer, that being MIMSB, which has done an excellent job in planning so far and I believe it will continue to do so in order to meet its objectives. With its major shareholder being the government’s investment arm, it will continue to pour resources into making the township a success. This is probably the biggest difference between Medini and the rest of Iskandar.

Regardless of whether some people want to admit it or not, the success of Medini will have a snowball effect on the rest of Iskandar Malaysia. The township’s close proximity to Singapore via the Second Link opens up all sorts of possibilities, much like the Pearl River Delta Economic Zone in China in regards to Shenzhen and Hong Kong. With Medini being well-planned and the separate zones each attracting high end companies, it is bound to be more attractive as time goes on. The zones are divided primarily by industries; for example, the Healthcare Zone will carry Gleneagles Medini which boasts state-of-the-art medical equipment while the Creative Zone will house Pinewood Iskandar Malaysia Studios which is poised to be a huge tourist attraction.

Additionally, Medini provides investors with well-planned wider roads, a far more creative use of space and product offerings by developers who are selling to more

discerning regional buyers. There is also the possible tram system, its close proximity to a potential stop on the High Speed Rail (HSR) in Nusajaya and an education hub called EduCity with a multi-faculty concept just to name a few.

KA: There are several aspects of Medini that give it an edge. Among them are: Incentive & Support Package (ISP): A package designed to kick-start the development of Medini Iskandar Malaysia.

Ability to Spur Economic Growth: Since the opening of the Legoland theme park, waterpark and hotel in Medini,

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Other than the RPGT component, Medini has a master developer, that being MIMSB, which has done an excellent job in planning so far.

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many local and international visitors as well as tourists have made their way to the township. On the business services front, research and consulting firm Frost & Sullivan was the first multinational corporation (MNC) to take up office space in the area while another MNC, Huawei, has also signed an agreement to take up office

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TABLE TALK | Making Its Mark

space in ‘Medini 6’, our first purpose-built office in the township. Goldbury Communications, which is a niche local ICT company, has also signed a tenancy agreement with us.

The momentum is increasing, and we believe that focusing on bringing business services into the township is crucial to invigorating its liveability factor. The presence of businesses will further drive employment opportunities as well as other commercial activities. Our role complements the plot developers within Medini who are largely developing residential, leisure and healthcare/ wellness products.

Location and Connectivity: We are fortunate to be strategically positioned because location is the primary consideration for any investment. It takes about 10 minutes to drive to the Second Link and approximately 15 minutes to the Johor Bahru City Centre via the Coastal Highway, which was completed in 2012. Traveling to Senai Airport, Changi Airport, the Singapore Central Business District and Port of Tanjung Pelepas (PTP) from Medini is also convenient.

Accessibility to Best-in-class Education: Education is an important enabler of growth because it supplies the talent pipeline and this is why being almost adjacent to EduCity is extremely beneficial to Medini. Spanning over an area of 305 acres, EduCity aims to become the best higher education destination and act as a feeder system for the future workforce of Medini and the rest of Iskandar Malaysia. Some of the institutions set to operate within it are Newcastle University, University of Southampton, University of Reading, University of

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Southern California (in partnership with Multimedia University), Netherlands Maritime Institute of Technology and Management Development Institute of Singapore.

Proximity to Medical, Health and Wellness Services: Gleneagles Medini will target the Malaysian market and medical travellers from Singapore when the first phase of the state-of-the-art hospital becomes operational in 2015 with 150 beds.

Entertainment Hub: Medini is also in extremely close proximity to Pinewood Iskandar Malaysia Studios.

With Medini’s reportedly favourable take-up rates, what would be a natural progression in the area’s future?

SS: Medini will eventually be seen as a proxy to the progress of Iskandar Malaysia. With a vibrant and cosmopolitan setting, the township will attract all sorts of developments to its surrounding areas and Iskandar Malaysia in general. For Medini, this simply means that more companies will set up their businesses here, which will translate into better take-up rates for the properties and office spaces around it. This will then lead to more spending in retail outlets and perhaps even high enrolment rates in the programs offered at EduCity. Of course, this will only work if there are amenities that are of the highest quality available.

However, this scenario goes back to the perennial question of which came first – the chicken or the egg? There will not be any office spaces if there are no companies that come in, and companies will not come in if there are no office spaces. The same goes for restaurants and retail outlets; if the anticipated

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In my view, any type of property sold in Medini is a good investment, because of its strategic location. It all depends on the budget and expectation of individual buyers.

patronage is low, no one would open a fancy restaurant here. At the same time, people would not come to Medini looking for a fancy restaurant if the option is not there.

As with the chicken and the egg, it is the rooster who must come first. To ensure the success of Medini, its master developer MIMSB has to play the role of the rooster; only then will its vision of the township’s potential be realised. They have played this part brilliantly thus far, putting in place the entire relevant infrastructure that has made the township comparable to the best of cities. Medini hopes to become a city of dreams, so MIMSB has mapped out everything it needs to make it the best place to live, work and play.

KA: MIMSB aims to become a full-fledged property developer promoting sustainable development by focusing on three key pillars of business: • Property development and management • Township management services • Investment holdings Additionally, MIMSB aspires to be a niche developer which concentrates on driving the commercial sector in Medini particularly in regards to office buildings with mixed developments as its secondary focus.

Residential products in the township are currently being developed by a mix of local and international property developers and with the favourable take-up rates, the focus for MIMSB at the moment is to complement the developments of our plot developers. When I say this, I mean that we are committed to driving employment

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opportunities via business services into Medini.

The business services industry is the next big thing.

Rising rental and labour costs in Singapore make Medini and Iskandar Malaysia an attractive alternative location for companies located in our southern neighbour’s lands.

We welcome business services activities in specific sectors such as banking, financial services and insurance, information communications technology (ICT), energy, oil and gas, pharmaceutical and logistics which would typically require high-quality offices. The development focus for MIMSB is to offer high-quality office buildings in order to position Medini as an international business hub. It makes perfect sense for us to be heading in this direction because the business activities created will sustain real demand for residential, commercial and retail segments.

In your opinion if someone is looking to make an investment solely for that purpose, what is the best kind of property to buy in Medini? Is residential the best choice or would a retail outlet or SoHo be a better option?

KA: From my perspective, any type of property sold in Medini is a good investment because of its strategic location. It all depends on the budget and expectation of each individual as there are many different projects in Medini that cater to the different needs and lifestyles of its buyers.

My advice would be to not wait too long to decide on an investment in Medini as it is ‘the’ future address and a prime location to acquire a piece of.

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EXPERTS’ VIEWS | Iskandar’s Untapped Intricacies

Iskandar’s Untapped Intricacies There may be more than meets the eye when it comes to investments in Iskandar.

- BY BRANAVAN ARULJOTHI Splashed across the pages of many property portals are the investment opportunities and influx of developments in Iskandar Malaysia, so much so that some could be forgiven for feeling a little lost or uncertain about taking part in the action. iProperty.com Malaysia spoke to Ishmael Ho, director of Ho Chin Soon Research, Samuel Tan, executive chairman of KGV International and Vadeveloo Suppiah, chairman of the Johor branch of the Malaysian Institute of Estate Agents (MIEA) about the basic concerns that potential investors may have about putting their eggs into the Iskandar basket.

Iskandar Malaysia has attracted a lot of foreign investors. How has this affected the price margins for residential properties in the area?

Ishmael Ho (IH): Since 2000, residential property prices in Johor have comparatively been lagging behind states such as Selangor, Penang, Perak and even Sarawak.

However, throughout the property ‘bull run’ which occurred over the past four years, Johor was not left out. Iskandar Malaysia holds great economic activity

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potential given its proximity to Singapore and a lot has been done by both the state and federal governments to promote the region.

The buy-in into Iskandar Malaysia’s residential property is due to the high gap in terms of the absolute residential value between it and Singapore’s property.

The strong purchasing power of those who work in Singapore translates into demand for better and more upmarket residential products in Iskandar.

Samuel Tan (ST): Iskandar Malaysia was initiated at the end of 2006. Up until the first half of 2009, the property market in Iskandar Malaysia was flattish and uninteresting. Most of the property happenings were taking place in Klang Valley and Penang. Iskandar Malaysia, and Johor as a whole, had been stale since the late 90s.

The second half of 2009, however, saw an upward swing in the market after the advent of the Lehman Brothers. I also believe that the spike was an effect of the convergence of various events. Firstly, there was a boost

Samuel Tan, executive chairman of KGV International

Vadeveloo Suppiah, chairman of the Johor branch of the Malaysian Institute of Estate Agents (MIEA)

Ishmael Ho, director of Ho Chin Soon Research

Source: National Property Information Centre (NAPIC)

in Iskandar Malaysia’s confidence due to the two stimulus packages it received to improve its infrastructure.

Secondly, there was pent-up demand post-Lehman Brothers crisis due to the slow supply over the two years.

Thirdly, the promotion of Iskandar Malaysia began to bear fruit as potential purchasers began to buy into the idea due to the fact that some of the proposed catalytic projects had already commenced.

As a guide, the prices of residential properties in Johor Bahru between 2007 and 2012 saw an increase. (refer to graph above) With Iskandar, what are some of the challenges that the MIEA is set to face and address?

Vadeveloo Suppiah (VS): With so many projects being launched and built in Iskandar Malaysia, there are many opportunities for real estate agents to provide their services to developers in the form of being their marketing agents and selling their projects for them.

Some of the developers in Iskandar Malaysia are foreigners from China, Singapore, Australia and other countries. They have very high expectations and our

real estate agents must be able to provide professional service of the highest quality. Foreign developers may have different marketing strategies from the ones that we use here, so our agents must strive to meet the expectations of their clients.

Another challenge we are set to address comes in the form of the complaints we have received from some members of the MIEA about the issue of Singaporean real estate agents providing services in Iskandar Malaysia. Malaysian developers and property owners

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The prices of residential properties in Johor between 2007 and 2012 saw an increase.

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EXPERTS’ VIEWS | Iskandar’s Untapped Intricacies

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Investing in Iskandar Malaysia can be viewed from numerous angles and is not limited to residential property alone.

can appoint Singaporean agents to market their properties in Singapore, but Singaporean agents cannot do so in Malaysia. Only registered real estate agents or negotiators who are registered with the Board of Valuers, Appraisers and Estate Agents Malaysia can provide estate agency services in the country.

What are some of the benefits of investing in Iskandar Malaysia? When do you think investors will be able to see their capital appreciate?

IH: Investing in Iskandar Malaysia can be viewed from numerous angles and is not limited to residential property alone. For example, industrial activity has been booming in the region. Just weeks ago, the biggest international container carrier Maersk docked at Port Tanjung Pelepas.

As for residential capital appreciation, the tipping point would be the improved connection between the two countries. Hence, infrastructures such as the rail transits, due to be commenced in 2019, will be key. At the end of the day, a residential property’s value comes from its proximity to the resident’s workplace. Iskandar Malaysia will be a true alternative place of residence only if travelling methods between the two countries are further improved.

ST: Investing in Iskandar Malaysia now is not unlike investing in Johor Bahru 30 to 40 years ago, albeit with some differences. We are sowing our capital in a future which is visible and purposefully planned under the

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Comprehensive Development Plan (2006-2025) which is undergoing a review. In other words, it is a dynamic master plan which will evolve with time while still keeping its core objectives at the forefront.

It envisions Iskandar Malaysia as a strong, sustainable conurbation of international standing with clear strategic pillars related to positioning, infrastructure enablers, catalyst projects, a regulatory body and socioeconomic activity. This goal, together with the existing powerhouses, will enable Iskandar Malaysia to be an allround manufacturing and services region.

In regards to the property sector, there has been capital appreciation across the board for all sub-sectors for those who invested in 2009 with the next significant surge being in 2011. We have to understand that there is a property cycle in motion at all times. Each cycle normally takes about 10 to 12 years, and half of that will be on the upside with the other on the downside.

Having said all that, there are some factors which may mitigate the cycle. In the case of Iskandar Malaysia, the rail transits and High Speed Rail link are probably gamechangers which can stimulate at least certain parts, if not a large portion, of the city. This may prepare the market for any major upsets in the future.

The appreciation rate depends completely on location and property types. This of course does not include Nusajaya and Danga Bay which are aimed at foreign

purchasers due to their high-profile promotions and incentives. Some of the areas which may benefit from a strong property market are those with a huge sustainable middle-income group environment. In Johor Bahru, these areas include those in the Tebrau Corridor, Bukit Indah/Sutera Utama region, Kempas and Skudai.

The Johor government announced its plans to build 20,000 affordable homes in Iskandar Malaysia. Do you think this plan is feasible?

VS: Due to rapid developments in Iskandar Malaysia, the prices of properties have gone beyond the reach of many first-time buyers. As such, the state government is taking the initiative to help the lower-income group by building affordable homes in the region. In my opinion, this plan is feasible considering the fact that the Johor state government has already identified the 20,000 affordable homes to be built within 5 years in Iskandar Malaysia.

More affordable homes will be built on state-owned land in Iskandar Malaysia by Johor Corporation and UEM Sunrise Berhad, the master developer of Nusajaya.

Other developers in Johor will also be required to build affordable homes amounting to 40% of the total units in any of their developments. This rule is set by the state government and as such action will be taken if developers fail to comply with them.

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EXPERT’S VIEW | Placing a Safe Bet

PLACING A SAFE BET

Shedding its reputation as a gamble, Iskandar Malaysia seems to be gaining solid traction.

- BY BRANAVAN ARULJOTHI

Over the past few years, investors have watched the southern region of Malaysia like hungry hawks. Quite possibly the country’s biggest undertaking in recent times, Iskandar Malaysia’s final silhouette is finally gaining more visibility, drawing investors from within the country and beyond.

Despite cooling measures and the overall concern of household income in the country, Iskandar Malaysia has seen an influx of both developments and investors.

Hoe Mee Ling, Branch Chairman of the Real Estate and Housing Developers’ Association (REHDA) Johor is confident that this positive streak is set to continue well into the future. In an interview with iProperty.com, she shared some of the benefits of investing in Iskandar and what some of REHDA Johor’s biggest challenges are with a mega development in the works.

What are some of the benefits of investing in Iskandar Malaysia?

Iskandar Malaysia (IM) is a growth region which offers a strategic location and great accessibility via multiple entry points, namely the Coastal Highway and the Eastern Dispersal Link. These highways are also flanked

by Changi International Airport in Singapore and Senai International Airport near Johor Bahru. Comparatively

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Hoe Mee Ling, Branch Chairman of the Real Estate and Housing Developers’ Association (REHDA) Johor

speaking, Malaysia is still a very attractive destination regionally in terms of its lower overall costs and excellent infrastructure.

The substantial foreign investment in IM, valued at RM129.42 billion in 2013 according to the Iskandar Regional Development Authority (IRDA), will assist with the generation of more economic ventures such as manufacturing activities by multinational corporations.

The mushrooming of international schools and colleges in EduCity, Nusajaya is also poised to solidify the educational offerings in the area.

Additionally, IM has been experiencing a rapid population growth due to the large number of people migrating there, recording migration rates of 5.2% and 7.5% in 2011 and 2012 respectively. Developments within

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Some of the issues that we are hoping to address are the rising costs of land, labour and materials which have resulted in a hike in construction costs.

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the region such as the upcoming Mass Rapid Transit and High Speed Rail link also bode well for its long-term growth prospects in terms of migration. Pair this with IM’s investment-friendly policies, strong legal framework and stability and you have enough benefits to instil confidence in investors.

How did the Budget 2014’s cooling measures affect Iskandar Malaysia?

The measures introduced over the last year have, to an extent, dampened take-up rates in certain segments of the market. Despite that, underlying fundamental demand for good properties remains strong. As such, I believe that most developers will adjust their projects mix to launch products which meet the needs of genuine homebuyers. Over time, this should improve the take-up rates for the market.

What are some of the challenges that REHDA is less optimistic about?

Some of the issues that we are hoping to address are the rising costs of land, labour and materials which have resulted in a hike in construction costs. Developers have to be careful and launch products which are both commercially viable and affordable to their targeted customer base.

On the positive side, however, infrastructure throughout the region has improved tremendously over the past few years. Travelling by car is a breeze now and this has opened up many new development corridors, although the enhancement of public transport is still immensely necessary. A reliable public transport provision will definitely benefit the public, especially those living in the newer housing estates.

In your opinion, if someone is looking to make an investment solely for that purpose, what is the best kind of property to buy in Iskandar Malaysia? Is residential the best choice or would a retail outlet or SoHo be a better option?

Looking at it from a purely investment-based outlook, property types may not be the sole aspect to consider when making this sort of decision. Location, surrounding amenities, accessibility and the developer’s reputation are equally crucial as these would generate sustainable demand for the properties. This of course applies to primary purchasing, secondary purchasing and rental as well.

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POINTS OF INTEREST | A Higher Learning Hub

A HIGHER LEARNING HUB One of Iskandar Malaysia’s many pull factors is its position as the country’s newest up-and-coming tertiary education centre. - BY BRANAVAN ARULJOTHI

If asked to list down where most Malaysians would travel to for higher education within the country, there is no doubt that Klang Valley would top the list. Over the last few years in particular, many private Malaysian higher learning centres have been making their mark in the education field.

Declared as a preferred destination for international students by the United Nation Education Science and Cultural Organisation (UNESCO), Malaysia was also recently revealed to be one of the top choices for students from countries such as Pakistan, Nigeria and China. Iranians currently top the list of international students in the country, according to statistics provided by the Ministry of Education.

While Klang Valley leads the way in this field, Sarawak is not far behind with acclaimed institutions such as Curtin

University and Swinburne University of Technology opening branches in the state. Joining in the fray is the upcoming Iskandar Malaysia and its education mega venture, EduCity™.

According to Iskandar Investment, “EduCity™ Iskandar Malaysia is a fully integrated education hub recognised as an Entry Point Project (EPP) under the National Key Economic Area (NKEA) which will play an integral part in the success of Malaysia’s Economic Transformation Programme. It comprises universities and institutes of higher education, academia industry action and R&D centres, student accommodations as well as recreational and sports facilities. It is the first of its kind in Asia.”

The centres currently due to begin operations soon are: • Raffles University of Iskandar (RUI) • University of Southampton (USMC) • Newcastle University Medicine Malaysia (NUMed) • Management Development Institute of Singapore (MDIS) • Marlborough College Malaysia • Netherlands Maritime Institute of Technology (NMIT) • University of Reading Malaysia (UoRM) • Johan Cruyff Institute Malaysia (JCIM) Malaysian universities which will be setting up shop in Iskandar include Multimedia University (MMU) and Raffles American School (RAS) which will offer an alternative to secondary school pupils who wish to undertake an American-style curriculum.

With so many options set to be readily available all at once, Iskandar Malaysia’s vision of leveraging on its educational facilities is a goal which seems to be well within its grasp.

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Disclaimer : All renderings and photographs contained in the circular are artisit’s impression only. The developer reserves the rights to modify any part of the building prior to completion as directed or approved by relevant authorities.

GAVEL GAZING | Remedies in Rental Defaults

Remedies in Rental Defaults This article highlights what some of the rights of a landlord are if his or her tenant fails, refuses or neglects to pay rent on time. - BY LIM JO YAN

The relationship between a landlord and tenant is based on the idea that a tenant has the right to exclusive enjoyment and possession of a premise over an agreed period, in return for paying rent to the landlord.

Generally, a landlord has the right to forfeit the security deposits and sue for arrears of rent if the security deposits are insufficient to set off the arrears of rent or to terminate the tenancy agreement and claim damages.

If the tenancy agreement is terminated, the tenant should return possession of the premise to the landlord.

There are instances where landlords have to face bad tenants who refuse to surrender possession of the premise upon termination of the tenancy agreement.

Although some tenancy agreements contractually confer a right on the landlord to evict the tenants who hold over after termination of the tenancy, it must be noted that the law prohibits a landlord from evicting the tenant without an order of the court. As such, a landlord cannot resort to self-help remedies such as changing the locks

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to the premise, removing the tenant’s belongings and cutting the utilities supply to evict the tenant. The tenant is entitled to commence a legal suit against the landlord if the latter relies on self-help measures to recover possession of the premises.

PROCEDURE Procedurally, the landlord is required to issue a notice of eviction to the tenant setting out the grace period to vacate the premise and to pay overdue rent. The notice of eviction should be issued as soon as the tenant defaults in paying rent. If the tenant fails to pay after the grace period, the landlord may proceed to file an eviction order in court against the tenant.

If the tenant continues to remain on the premise after the expiry of the notice of eviction, the landlord is entitled to claim from the tenant double rent from the expiry of the notice of eviction until the possession is given to the landlord. A claim for double rent is not to recover arrears of rent, but it is a penalty against the tenant for failure

to quit the premises after the termination of his tenancy.

It should be noted that the recovery of double rent is granted at the discretion of the court and not as of right.

Is the landlord entitled to claim rent for the period commencing from the termination until the expiry of the tenancy agreement? Some tenancy agreements may provide that the tenant shall pay rent for the full period of the tenancy agreement. Based on the principle of freedom of contract, if the tenancy agreement contains such a clause, the tenant is contractually required to pay rent to the landlord for the full duration of the tenancy agreement even if the tenancy agreement is terminated prematurely due to the fault of the tenant.

In short, a landlord cannot resort to self-help to evict bad tenants who hold over after determination of the tenancy. A notice of eviction must be served before a landlord can apply for an eviction order. A landlord is also entitled to claim for double rent against a tenant who holds over after the termination of the tenancy.

A tenant may have to continue to pay rental after termination to the expiry term of the tenancy if the tenancy agreements contain a clause to such effect.

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

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TIPS & TRICKS | One Tile at a Time

One tile at a time Just like bathrooms, tiles come in a variety of shapes, sizes, colours, patterns and materials, but finding the right match may not be as daunting as it sounds.

A must in any bathroom is to be able to relax on the throne, but what is it that truly brings your bathroom together harmoniously? Tiles can make or break the atmosphere of your bathroom, so deciding on the right type for your walls and flooring is vital to achieving a look you will love.

Regardless of whether you choose to DIY it or hire a professional to do it for you, figuring out what type of bathroom you have is an important first step in selecting tiles which are suitable for you. From there, you can then decide on the size, shape and material you would like your tile to be.

To aid you in this endeavour, we have compiled a list of different bathrooms, the tiles that are suitable for them and how to keep them in tip-top shape.

SMALL BATHROOMS Small to medium tiles are most popularly used in small bathrooms, and lighter colours are commonly chosen to reflect more light and give them a more open feel. • Ceramic tiles are durable as well as hygienic, making them suitable for both walls and flooring, and tend to be designed with more texture, which adds grip. Keep porosity in mind and try to get the least absorbent type of ceramic tile. They come in many colours, patterns and

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shapes, giving you the option to make a statement with your small bathroom.

• Speaking of making a statement, feature walls in small bathrooms are a daring choice and using unusual tiles such as metal tiles can make it sleek, modern and stylish.

• Glass tiles provide a modern, contemporary look and are quite reflective, so they would help light up the small space. A pretty mosaic of small glass tiles of different colours is easier to work with as large clear glass tiles may show moisture trapped beneath.

LARGE BATHROOMS Large tiles are the latest trend for large bathrooms as they are much easier to clean than small tiles with more grout joints, although medium tiles are also a regular choice.

• Natural stone tiles are one of the most popular types of tiles and look especially breath-taking in large bathrooms. Marble and slate are especially common sights for flooring, although marble is also commonly used for walls. These tiles come in a variety of different colours and textures, bringing a certain je ne sais quoi of nature into your home.

• Mosaic tiles can be used in a versatile way in large bathrooms especially in an array of patterns and vibrant colours. A unique quality of mosaic tiles is that the colour runs through the tile completely even when they are chipped. They can be used on whole walls as design elements or even as borders, but do make sure that they offer a minimum of 95% contact to the backer board for a sturdy, long-lasting construct.

CURVY BATHROOMS Smaller tiles handle curves best, keeping slopes more graceful, whereas radius tiles are great for shower benches as they do not cut into the back of your legs.

A variety of tiles can be used for curvy bathrooms, but mosaic and ceramic tiles tend to be the go-to choice for the ease of installation and upkeep.

KEEPING YOUR BATHROOM CLEAN AND YOUR TILES LONG-LASTING Use a neutral pH cleaner such as a mixture of baking soda and water (1/2 cup baking soda + 71/2 litres of water) as it keeps your tiles clean and prevents their colour from fading. Additionally, it takes most stains out of grout and is suitable for cleaning all materials. The best thing about it is that it is easy to make yourself and does not contain any harsh chemicals!

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LET’S TALK | Affin Islamic Bank Berhad

Banking on Islamic Finance While its name may suggest otherwise, Islamic finance may be the right choice for you.

When one hears the term ‘Islamic finance’ the kneejerk reaction is to focus on the former. Despite its streamlined name, Islamic finance offers consumers a transparency unlike any other. iProperty.com Malaysia sat down with Kamarul Ariffin Mohd Jamil, CEO of Affin Islamic Bank Berhad (AFFIN ISLAMIC), to debunk the myths and explore a financing option that many are not fully aware of.

Islamic finance has long been recognised as a niche industry. What are some of the main differences between Islamic and conventional financing?

The functions and operating modes of Islamic banking are based on the principles of Shariah which are derived from Shariah Law and are aligned with the resolution of Shariah Advisory Council of Bank Negara Malaysia, while conventional banking is essentially based on the lenderborrower relationship between depositors and the bank on one hand, and between the borrowers and the bank on the other hand.

The main governing principles of an Islamic bank are: i) There are no interest (riba) transactions ii) The avoidance of economic activities involving uncertainty (gharar) iii) There is no dealing in non-Shariah compliant goods and services This is to ensure a fair, equitable and transparent offering is made to customers.

Another notable difference is the concept of a partnership between the provider of the capital (investor) and the user of the funds (entrepreneur).

Due to the importance given to the interest of the public, Islamic finance principles prohibit the charging of interest on interest or compounding rates in regards to late or delayed financing repayments.

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There is also a level of transparency in the price being paid. The customer would know the exact amount upon the signing of their contract ensuring them that there will not be any hidden charges.

Malaysia is the world’s most important Islamic finance centre. What are the reasons contributing to this success?

Many reasons can be attributed to the success of Malaysia being the centre of Islamic finance. The evolution of innovation, development of a wider range of products and services, and a comprehensive set of regulations and supporting infrastructure are some of the factors at the forefront.

The innovation in Islamic finance has resulted in a wide range of products and services that are increasingly meeting the demands of an economy.

For example, the financing products offered include syndicated financing, equity financing and venture capital, a wide range of investment and treasury instruments, as well as fund and wealth management products.

Malaysia has mastered and created a dependable infrastructure, so much so that foreigners have enquired about practices and policies that are implemented here. Fundraising in Malaysia’s Sukuk (Islamic bond) market has also drawn participation from British, European and Japanese corporations.

Another extremely important point to note is the greater awareness of Islamic financing benefits that have drawn interest from both Muslim and non-Muslim jurisdictions. In Malaysia, more than 50% of the demand is from non-Muslims according to The Edge Special Focus on Islamic Finance, third quarter last year.

With Affin Islamic Bank Berhad how does home financing work, and how many types are there?

If an individual intends to purchase a home under Affin Islamic Home

Financing, the said individual would be going into a equity-based partnership with the bank. This is unlike the conventional system, which is loanand interest-based in nature. In Islamic finance there are many contracts which affect and shape the financing structure of a property.

To illustrate, I will use the financing concept of ‘musharakah mutanaqisah’ which is a diminishing partnership.

Under it the bank and customer jointly purchase a property, thus making the bank a co-owner of the property. The customer would contribute a certain percentage as initial acquisition amount (or down payment) and the bank funds the balance. The instalments for the financing consist of acquisition of the bank’s portion of ownership plus the rental (ijarah). As the customer proceeds to make the monthly instalments, the co-ownership starts to shift from a 10%-90% split to a more equal division. Eventually, the customer will acquire the bank’s portion of the property becoming the sole owner.

One of the most unique features of Affin Islamic Home Financing is the fact that customers can redraw excess instalment in the event that they have made either pre-payments or advance payments. These redraws are based solely on excess payments. Briefly put, the transaction basically involves the customer selling their equity portion of a property back to the bank in exchange for money. Pre-payments can be made on a percentage of an entire financing while advance payments can be made on a monthly basis over a period of time. In both cases, the bank would need to be notified on the excess payments.

In regards to how Islamic finance priorities the ‘partnership’ aspect of financing, it can be seen through the shared risks that are undertaken by the customer and the bank. For instance, if a property became abandoned, the bank will jointly bear the loss together with the customer. Furthermore, the bank does its due diligence to make

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In regards to how Islamic finance prioritises the ‘partnership’ aspect of financing, it can be seen through the shared risks that are undertaken by the customer and the bank.

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sure that the developer is sound and that the risk of abandonment is low.

This adds certainty and value for the customer.

AFFIN ISLAMIC offers two innovative home financing packages – Home Invest-i and Home Assist Plus-i. Both packages are part of a new financing product based on Musharakah Mutanaqisah. For those intending to finance less than RM200,000, Home Assist Plus-i from AFFIN ISLAMIC would be the ideal package. The offer includes up to 85% margin-offinancing packages inclusive of 5% Mortgage Reducing Term Takaful (MRTT) financing. The profit rates on all AFFIN ISLAMIC’s home financing packages are calculated on a daily rest basis.

For property valued at RM200,000 and above, you may apply for Home Invest-i, and get up to 95% margin-offinancing packages, including of 5% MRTT financing.

Customers may finance for a maximum financing period of 35 years or up to age 70, whichever comes first. In essence, the packages each offer: Home Invest-i • Allows for more savings with profit calculated on daily basis • Allows for payment in excess of instalment amount • For all properties valued at RM200,000 and above • 20% discount on stamp duty

Kamarul Ariffin Mohd Jamil, CEO of Affin Islamic Bank Berhad

Home Assist Plus-i • Allows more savings with profit calculated on a daily basis • Only for properties valued between RM100,000 to less than RM200,000 • 20% discount on stamp duty Product Features & Benefits • Partnership between the Bank and the customer in the ownership of the property • Sharing of risks (one of AFFIN ISLAMIC’s main features) • Available for either acquisition of property (under construction and completed) or refinancing (completed only) • Flexibility to pay more and withdraw cash when funds are needed. This

facility to redraw allows you to sell and transfer your ownership of your property to the Bank • Rental charging based on daily rest What are AFFIN ISLAMIC’s future plans?

We would like to generate new wealth for the bank by moving into new business areas, and hope to imprint new footsteps in the Asian regional market.

For more information, please contact Mortgage Direct Sales Department Affin Islamic Bank Berhad at 03-2055 9777 or email mortgageislamic.aibb@affinbank.com.my or visit us at www.affinislamic.com.my.

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HOME DESIGN | LPE Interior Gallery

Catering to Every Interior Resource Need

With an impressive portfolio, LPE Interior Gallery has made its mark in the industry with a sizeable clientele and diverse designs.

LPE Interior Gallery, a new member of the Lian Ping Group (established since 1961), was set up with the objective of providing interior design solutions to hoteliers, developers, architects, designers and homeowners. Its 12,000 sq ft showroom, strategically located in Old Klang Road, is a one-stop interior resource centre that caters to the needs of both residential and commercial consumers, and is supported by various manufacturers from local as well as overseas markets.

With more than 100 types of products LPE Interior Gallery provides a range to suit every customer’s budget. It also carries green labelled and eco-friendly

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products, supplying products at competitive prices, timely delivery and warranty.

In addition to undertaking contract services for supply and installation, LPE also offers project management if specially requested.

EXTENSIVE CHOICES LPE Interior Gallery offers buyers a comprehensive catalogue comprising home appliances, kitchen and accessories, lighting, metal and stainless steel, netting, outdoor furniture and gardening, paint and accessories, panelling, soft furnishing, stone, marble and tiles, wardrobe, aquariums, bathroom, security doors,

electronics and flooring items. With all of these under one roof, LPE Interior Gallery has everything you need for your home and renovation, saving you the trouble of running to multiple places to get things done.

Understanding of the issues faced by homeowners, they carry a wide range of products of various brands, allowing them to offer consumers choices that don’t burn holes in their pockets.

Drop by the gallery for expert advice and consultation for anything home-related. Every detail, down to bathroom accessories, is paid attention to. Their ranges of eco-friendly products are sure to thrill environment enthusiasts.

INTERNATIONAL QUALITY Working closely with importers, the company sources for materials from all over the world to help homeowners obtain items that are otherwise unavailable locally.

Furniture sold at LPE Interior Gallery is completely customisable, and follows the taste of each of its customers.

A team of talented designers are always on-hand to lend their expertise on design concepts and offer sound advice. Experienced and reliable subcontractors are also available to provide support in areas related to ceilings, flooring, painting and more.

As mentioned above, LPE Interior Gallery provides a host of services – from simple landscaping in a garden to fish ponds and swimming pool, they have it all.

Be inspired by the beautiful space that LPE Interior Gallery has to offer. For more information, please visit www.lpegallery.com.

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HOME DESIGN | Signature Kitchen

A New Concept, a New Showroom Market leader Signature Kitchen further enhances their brand with a brand new retail showroom in Puchong.

Signature Kitchen has recently launched the latest concept of its retail showroom in Puchong. Setting the benchmark for a new retail experience for homeowners, the new 6,000 sq ft Signature Lifestyle gallery is located in a three-storey boutique bungalow at The Cube, a uniquely-planned development designed to become a fashionable corporate and lifestyle hub in Bandar Puteri Puchong.

The premiere of the new Signature Lifestyle Gallery@ Puchong revealed a complete range of kitchen designed based on Signature Kitchen’s philosophy of complementing a lifestyle, and not just offering a product, making it unique in the industry. Latest kitchen aspirations, where kitchens are aligned in accordance to customers’ lifestyle and preferences, are reflected in the kitchen themes seen throughout the gallery.

Showcasing a wide range of local and imported kitchen and wardrobe systems, the gallery is exclusively zoned into segments to represent the lifestyle brands that Signature Kitchen proudly carries: the Signature Kitchen Gallery, Biefbi Cucine Gallery, Signature Wardrobe Gallery, Mazzali Gallery (soon to be unveiled), Showcase Gallery and the Live Kitchen Gallery. To complete the exclusive range are imported appliance brands such as Miele, Gorenje, Franke and Ariston, urban Danish design furniture from Bo Concept, and advanced eco-lighting technologies from Megaman.

As described by managing director, KC Tan, “In line with Signature Kitchen’s new brand concept that places a strong focus on delivering the ‘Signature’ experience to

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its customers, the Signature Lifestyle Gallery is more than just a product showroom; it is also the place for culinary enthusiasts to delve into their passion for baking and cooking, with a line-up of cooking demonstrations, wine appreciation classes and other lifestyle-related events in the months to come.” According to Tan, the Live Kitchen Gallery is an area where customers, kitchen planners and partners can share their ideas and lifestyle events in a warm and cosy ambience of an ideal kitchen setting.

A brand new kitchen display concept is also presented in the showcase area, featuring smart space planning and enabling homeowners to envisage their kitchen in an ‘everything-in-its-place’ setting.

The grand opening was attended by over 100 people and officiated by KC Tan, together with KS Lau, Signature Kitchen’s sales director, with the highlight of the event being two concurrent chef demonstrations on imported appliance brands Ariston and Gorenje.

Currently, Signature Kitchen boasts the largest kitchen retail network in Malaysia, with 20 retail outlets locally. In

addition to that, Signature Kitchen markets its products to other countries in the region, such as Indonesia, Brunei, Thailand, Philippines, Vietnam, Sri Lanka, Pakistan, Lebanon and Cambodia.

KC Tan added that through this innovative concept, we want the Signature Lifestyle Gallery in Puchong to be an inspiring gallery that offers creative lifestyle solutions in kitchen and wardrobe systems, while allowing homeowners to experience the full functionality of the appliances.

The Signature Lifestyle Gallery@Puchong is the first of a series of lifestyle galleries that Signature Kitchen has in its 5-year business plan, although its headquarters in Kota Damansara has been practising the same concept for the past year. The next lifestyle gallery will be launched in August this year in the booming Johor Bahru market. These openings demonstrate the growing commitment of the market leader in providing a total lifestyle solution to discerning homeowners in a relaxed and cosy environment, or simply put: giving customers the ‘Signature’ experience.

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HOME DESIGN | Cosentino City: Bursting with Creativity

Cosentino City: Bursting with Creativity Global leader in innovative surfaces, Cosentino Group, has a new home in Kuala Lumpur.

From Left to Right: Nicole Ng, Tan Siok Lea, Justin Khoo, David Ng (GDP Architects)

From Left to Right: Carmen Herrada (Asia Sales Director), Ms. Rocío Arjona (Area Manager Cosentino Singapore), Mr. Arnaud Brandt (Managing Director, Teka), Mr. Teri Kok (General Sales Manager, Teka), Mr. Muhd. Mikhail Fong (Project Manager, Teka)

From Left to Right: Inaki Lezaun (HL Design Group), Juan Jesus Munoz (Veritas Architects), Mr. Alvaro Raya (Project Sales Manager, Cosentino Malaysia), Mr. Daniel Castro (HL Design Group)

Cosentino Group, the global world leader in the production and distribution of innovative surfaces for architecture and design, has opened a new Cosentino City in the city of Kuala Lumpur (Malaysia). This new space represents presence and Cosentino’s assets and in this case, within the Asian market.

The Cosentino City is a new showroom concept destined for the heart of great cities that offers architects, planners, interior designers, general designers and consumers the opportunity to see the company’s broad range of products.

This showroom is aimed at meeting the needs of the Malaysian market, and will be another one of the Cosentino Group’s distribution facilities in the Asia Pacific region.

From Left to Right: Eduardo Martínez-Cosentino (C.E.O Cosentino USA & Global Sales Director), Maria Bassols Delgado (Ambassador of Spain in Malaysia)

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Currently, the global company already has an office in Singapore, a strategic enclave in Asia both as hub of operations and prescribing projects, and as a logistical connection with Australia and the Pacific. Also, in addition to Malaysia, Cosentino markets its products and brands in other countries in the region such as China, Hong Kong, Indonesia, Philippines, Vietnam, Singapore, Japan and Taiwan.

From Left to Right: Francisco Martínez-Cosentino (President of the Cosentino Group), Eduardo Martínez-Cosentino (C.E.O Cosentino USA & Global Sales Director), Maria Bassols Delgado (Ambassador of Spain in Malaysia), Carmen Herrada (Asia Sales Director), KC Tan (Managing Director, Signature Kitchen), Gines Navarro (VP Sales, Export & Sales Accounts)

From Left to Right: Julie Woon (Actress, model, and 8TV and NTV7 host), Shinji Kawahara (Managing Director Cosentino Japan) From Left to Right: Stanley Tay (Pedini Cucine), Alvin Chang (Managing Editor, ACG Media), Elvin Tay (Pedini Cucine)

From Left to Right: Kem Weichoreak, Kriangsak Jivanun (Stone & Style Co. Ltd., Thailand), Tan Shian Lonn (Stone & Style Co. Ltd., Thailand)

The Asian market has become a strategic area for the company and today, it is the fourth driving force of Cosentino Group’s international expansion after the United States, Europe and Latin America. In 2013, Cosentino Group achieved total sales of 12 million euros and grew 13 % in the Asian market. Forecasts for 2014 point to an increase of 50 %, reaching 18 million Euros in total sales.

The Cosentino City of Kuala Lumpur covers over 100 square meters, divided between different functional areas such as a functional kitchen for “show cooking”, a training room and an exhibition area for the main brands of the group (Silestone®, Dekton® and Sensa) with large format slabs and worktops on display. It should also be noted that the space features the new ultra-compact surface, Dekton, applied to floors and walls.

The opening ceremony was attended by 80 people and was chaired by Francisco Martínez-Cosentino Justo, Cosentino Group CEO; Eduardo Martínez-Cosentino Alfonso, Global Sales Director; Ginés Navarro, sales manager for Asian and Pacific markets and Direct Sales; Carmen Herrada, sales director for Asia and Álvaro Raya, project sales manager for the Malaysian market.

“Our commitment to establishing ourselves with our own assets and experience in new markets continues in full force. Malaysia, like other Asian countries, is a country with huge development potential,” said Francisco MartínezCosentino.

“Through this innovative concept, we want this installation in Kuala Lumpur to be an open and creative space that offers the best architectural solutions while teaching, firsthand, the professionals across the country of the beauty and functionality that our materials provide,” he added.

The Cosentino City in Malaysia is the second installation of its kind that Cosentino has opened internationally, following last year’s opening of the Sydney Cosentino City, Australia located in the neighbourhood of Alexandria and with installations of over 300 square meters. These openings demonstrate the growing commitment of the multinational goal in the Asia-Pacific region as a growth and development lever on an international level.

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BUYERS CLUB | Rawang: The Latest Property Hotspot

1

Rawang: The Latest Property Hotspot Not the sleepy settlement it was once, Rawang is proving to be a force to be reckoned with as a location of choice in the property scene.

Escalating prices and the scarcity of development land in Kuala Lumpur and Petaling Jaya have prompted an increase in interest in outlying areas both to the north and south of Klang Valley. Although many big players have chosen to develop residential properties in the south due to its better road and rail connectivity to KL, there are few who are reaping the benefits of their early investment in the North Klang Valley stretch. Kota Damansara, Sungai Buloh and Setia Alam have emerged as property hotspots of this region, and fast following in the steps of these property success stories is Rawang which is touted to become North Klang Valley’s next property hotspot.

THE CHANGING FACE OF RAWANG In the past, Rawang offered little appeal to investors as its notoriety for criminal activities had kept property values low.

However, the entry of many reputable developers which recognise its potential to become the next medium-end urban hub of North Klang Valley has boosted overall investor confidence.

Rawang is roughly the same distance from Kuala Lumpur as Shah Alam is, and this along with its relatively much lower land prices have successfully garnered the interest of both

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developers as well as homebuyers. Many developers see the immense value in building townships which would provide rapid access to the central business district while according the comforts and conveniences of suburban living to professionals with young families.

Leading property players changing Rawang’s landscape include Mah Sing Group, the developer of M Residence @ Rawang, GuocoLand (M) Bhd, the developer of Emerald East and West as well as Anggun 1 and 2, Glomac Bhd, the developer of Saujana Rawang as well as the Low Yat Group which is creating a whole urban regional centre with its Bandar Tasik Puteri project.

Although property prices in Rawang have been steadily increasing over the last few years, they are much lower than Kuala Lumpur’s. Its prices are comparable to those in areas such as Selayang, Kajang and Bandar Saujana Putra, making Rawang an equally attractive option for investors.

EMPLOYMENT OPPORTUNITIES A KEY PULL FACTOR Rawang lies in the centre of the North Klang Valley region with the fast growing townships of Damansara and Sungai Buloh to its south as well as Selayang to its

2 east. This primarily industrial township has a population size of more than 120,000 with many of its residents employed in industries such as the Lafarge cement plant. Other heavy industries with bases in Rawang include Scomi Engineering Bhd, MBM Resources Bhd, Perusahaan Otomobil Kedua Sdn Bhd, Eversendai Corp Bhd and Cocoaland Holdings Bhd. The concentration of industries in the town has, in addition to creating job opportunities for local residents, given rise to an increase in demand for housing in the area. Most of these industries have employees from outside Rawang who are choosing to relocate to this upcoming suburb which boasts many new and well-facilitated townships.

COMPREHENSIVE INFRASTRUCTURE SUPPORT Rawang’s accessibility is currently facilitated by several key expressways, namely the LATAR Expressway, Kuala Lumpur-Kuala Selangor Expressway (KLS), Shah Alam-Kuang Expressway, West Coast and North Klang Valley Expressway. The traffic congestion currently experienced at roads connecting to Rawang is expected to ease with the inclusion of additional lanes.

3 Additionally, the Bandar Tasik Puteri interchange to the LATAR Expressway which will be completed in late 2015 will provide greater connectivity to Rawang. This will also allow commuters to enjoy easy access to the Guthrie Corridor Expressway which leads to Shah Alam as well as to the North-South Expressway.

Developers which are heavily invested in Rawang such as the Low Yat Group and Glomac Berhad are funding the development of townships supported by the necessary infrastructure which include schools, medical centres as well as shopping and recreational amenities.

PROMISING FUTURE Rawang is fast developing into a modern suburban centre with well-planned townships. Like its neighbouring townships of Sungai Buloh, Kota Damansara and Setia Alam, it is gaining popularity as a place where people are buying homes to live.

1

Putra station (Rawang-Seremban & Sentul-Port Klang Line), Kuala Lumpur - Picture courtesy of Two hundred percent, Wikimedia 2 Southward view of Rawang (Jalan Welman) - Picture courtesy of Two hundred percent, Wikimedia 3 There are lots of modern developments in and around Rawang such as this shopping street opposite the railway station - Picture courtesy of David, Great Malaysian Railway Journeys 4 Rawang’s old shophouses have mostly been altered, updated or covered in advertising hoardings - Picture courtesy of David, Great Malaysian Railway Journeys

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BUYERS CLUB | Oregeon Property Consultancy

Rawang With its rising popularity as a location of choice for developers, homebuyers, businesses and investors, the once sleepy town of Rawang is undoubtedly waking from its slumber.

Formerly a tin town located to the northern part of the state of Selangor, Rawang is now a thriving territory with a total population of approximately 200,000 under the Mukim of Rawang. Throughout the years, the township has grown rapidly with a mix of residential, commercial and industrial developments, high-rise and low-rise buildings as well as terraced and detached homes.

The development pace has only sped up since the completion of Tesco Rawang and AEON Rawang which attracted many developers who previously had no interest in the township, leading to the previous perception of Rawang as an ‘old town’ giving way to its new image of being an integrated self-sustainable city. Other amenities such as Giant, Parkson, NSK, Mydin hypermarkets and the newly completed KPJ Rawang Specialist Hospital have also contributed to the growing vibrancy of the township.

Ipoh) from the southeast, the Rawang-Serendah link road from the north and Jalan Batu Arang from the west.

Another option is the Kuala Lumpur-Kuala Selangor Expressway (LATAR Expressway) which connects Kuala Lumpur at Templer’s Park to the township of Ijok, shortening the travel distance between both locations as well as Rawang. In terms of public transportation, the KTM Rawang station near the town connects it to the other rail networks.

Access to Rawang is possible via the North-South Highway from the south, the Rawang trunk road (Jalan

The recorded transaction prices of selected schemes within Rawang as at May 2014 are as below:-

Condominium/Apartment

Scheme

Templer Impian Condominium

Casa Ria Apartment

Perdana Park Apartment

Taman Tun Teja

Oregeon Property Consultancy Research Team

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Land Area

1,434 – 1,519 sf

800 sf

730 – 800 sf

680 – 830 sf

Year

Min

Max

Count

2010

121

3

5

2011

142

1

2

2013

161

6

3

2014

108

1

3

2010

35

1

3

2011

90

13

4

2012

84

13

2

2013

110

19

1

2010

63

11

8

2011

89

4

3

2012

95

9

1

2013

98

6

4

2010

80

29

11

2011

90

32

4

2012

97

42

1

2013

109

37

1

2014

144

6

1

Transacted Units (Condominium / Apartment) 80 70 60 50 40 30 20 10 0

64 44

Average Transacted Price (RM psf) (Condominium / Apartment)

68

50

7 2010

2011

2012

2013

2014

160 140 120 100 80 60 40 20 0

139 77

2010

91

94

2011

2012

113

2013

2014

Terraced House

Storey

Scheme

Bandar Country Homes

Land Area

1,076 sf

1,170 sf

Bandar Tasik Puteri 1,647 sf

1,400 sf 2

Kota Emerald 1,650 sf

Taman Bukit Rawang Jaya

1,650 sf

1,300 sf

Taman Rawang Perdana

1,400 sf

Year

Min

Max

Count

2010

78,200

185,000

37

2011

100,000

199,000

37

2012

100,000

285,000

28 25

2013

60,000

300,000

2014

125,000

340,000

4

2010

75,452

161,000

26

2011

100,000

175,000

18

2012

74,300

167,000

18

2013

85,000

195,000

20

2010

80,000

195,000

23

2011

108,000

210,000

10

2012

175,500

230,000

10

2013

170,000

270,000

11

2014

230,000

230,000

1

2010

200,000

240,000

5

2011

235,000

378,800

14

2012

306,300

475,000

9

2013

360,000

505,000

21

2010

250,000

300,000

2

2011

295,000

348,000

5

2012

360,000

495,000

16

2013

450,000

540,000

8

2010

133,000

245,000

16

2011

150,000

280,000

17

2012

130,000

395,000

12

2013

195,000

350,000

4

2010

110,000

190,000

21

2011

120,000

250,000

22

2012

150,000

260,000

20 12

2013

140,000

335,000

2014

295,000

295,000

1

2010

115,000

250,000

11

2011

160,000

330,000

15

2012

220,000

330,000

9

2013

185,000

400,000

14

2014

380,000

428,000

2

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BUYERS CLUB | Oregeon Property Consultancy

Taman Saujana Rawang

1,540 sf

1,076 sf Bandar Country Homes 2.5

1,540 sf

Taman Cassia

2,400 sf

2010

190,000

322,500

4

2011

200,000

291,400

3

2012

235,000

260,000

3

2013

265,000

307,000

4

2010

110,000

150,000

7

2011

120,000

167,000

5

2012

168,000

230,000

3

2014

248,000

248,000

1

2010

180,000

250,000

5

2011

160,000

220,000

8

2012

150,000

280,000

6

2013

175,000

395,000

7

2010

688,000

750,000

4

2011

618,000

750,000

6

2013

688,000

988,000

4

2014

968,000

968,000

1

Oregeon Property Consultancy Research Team

Transacted Units (Terraced House) 200

161

Although there was a price drop in Templer Impian Condominium in 2014, it is possibly an exception as there has merely been one transaction recorded thus far. On the other hand, transactions in 2014 for Taman Tun Teja have not shown any signs of decreasing. The number of transacted units progressively increased from 2010 to 2013, although as at May 2014 only seven transactions were recorded.

160 134

150

130

100 50

10

0 2010

2011

2012

2013

2014

Generally, most of the existing high-rise dwellings in Rawang are 5- to 6-storey walk-up apartments and the recorded prices per square foot are relatively lower compared to apartments in other townships. Recorded transactions reveal that the prices have been increasing at a consistent pace since 2010.

A similar pattern can be seen with the terraced houses; recorded prices have been increasing since 2010, although some of the transactions in 2014 have not recorded the highest transaction prices. As terraced houses have more space to renovate and modify compared to apartments, the price range for these homes is larger and the recorded prices are also much lower compared to other schemes for a similar product.

This is the opposite of strata properties which has been recording a decrease in the amount of transacted units from 2010 to 2013 and recorded only 10 transactions for this year as at May 2014.

Amongst the noted ongoing and newly completed projects in Rawang are:PROJECT Rawang Tin

DEVELOPER

TYPE

Westwood Development Sdn Bhd

277 units of terraced houses and 8 units of shopoffices

NSK

NSK Trading Sdn Bhd

3-storey commercial complex (hypermarket)

Lake Club Parkhome

Hype Parkcity Sdn Bhd (DA Land)

222 units of 2- to 2.5-storey terraced houses

Kenanga Residence

HCH Development Sdn Bhd

26 units of 3-storey semi-detached houses

T-Parkland Condominium@Templer Park

Glenmarie Business Park Sdn Bhd @ MCT

1 block of apartments (240 units) and 6 units of 3-storey bungalows

Gao Feng Yuan

Shining Crest Sdn Bhd

60 units of 3-storey bungalows (some with swimming pool)

Kota Emerald Fasa 3J, 3K & 3L

Kota Selatan Indah Sdn Bhd

356 units of 2-storey terraced houses

Anggun @ Rawang Commercial Area

Pura Development Sdn Bhd @ Hong Bee Land

129 units of shop-offices and 3 storeys of commercial space

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Kota Emerald Fasa 2C & 2D

Promakmur Development Sdn Bhd

161 units of 2- to 2.5-storey terraced houses and 257 units of zero-lot bungalows

Country Hills

Mulia Property Management Sdn Bhd

27 units of 2- to 2.5-storey exclusive bungalows

Serene Residence, Rawang

Sumbang Perkasa Sdn Bhd

69 units of 2.5-storey terraced houses

Taman Desamas Apartment

Desa Mahumas Sdn Bhd

1 21-storey block of medium low-cost apartments (165 units) and 1 14-storey block of medium-cost apartments (111 units)

M Residence

Semai Meranti Sdn Bhd (Mah Sing Group)

226 acres (6 phases) of residential and commercial developments comprising superlinked and semi-detached houses, shop-offices, apartments and a hypermarket

Medan Puteri Commercial

Indah Jaya Development Sdn Bhd (Low Yat Group)

160 units of 3-storey shop-houses

Garden Heights

Indah Jaya Development Sdn Bhd (Low Yat Group)

123 units of 2-storey terraced houses

Bayu Lagenda

YKT Lands Sdn Bhd

71 units of 2.5-storey terraced houses

Dolomite Templer

Dolomite Properties Sdn Bhd

Residential development comprising 3-storey terraced houses, 3-storey superlinks, 2-storey superlinks and 3-storey semi-detached houses

Regency Parc

Next Fortune Sdn Bhd (RGP Corporation Sdn Bhd)

198 units of 2.5-storey semi-detached houses and 39 units of 2.5-storey bungalow villas

Maisons Boulevard

LJBB Group of Companies

42 units of 3-storey shop-offices

Rawang may not have been on the top list in the eyes of purchasers and developers years ago, but it has now become a hotspot where new projects can be seen all over and are selling well according to the developers.

High-rise apartments seem to be less preferred by developers as not many new high-rise projects can be found; two available examples are T-Parkland Condominium which is going for approximately RM380 psf and Taman Desamas Apartment which is asking for RM99,000 onwards.

On the other hand, landed houses are popular among the new developments; terraced houses in Garden Heights have a minimum price of RM489,000, Serene Residence homes cost RM628,000 and above, Bayu Lagenda commands approximately RM698,000, M Residence has an approximate price of RM748,000

and Lake Club Parkhome is asking for a minimum of RM800,000.

Positive growth prospects With so many highways connecting Rawang to other townships within Klang Valley, travelling to the town has become much convenient and a growing number of points of interest are being erected in it. Formerly a township merely offering a place to work and live, it is now providing more job opportunities and entertainment elements in its bid to transform itself into a self-sustained township – factors which have made buyers less hesitant to move in. With Mah Sing Group’s move to have their project planted at the entrance to Tasik Puteri, it is foreseen that the township will sooner or later be expanded and keep growing to a stage where it will be on the top lists of both buyers and investors.

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 10 years. He is also Committee Member of REHDA Youth under Real Estate and Housing Developers’ Association Malaysia (REHDA).

SR KOK CHIN YEE B. (Hons). Estate Management. MISM, MPEPS, MMIPPM Sr Kok Chin Yee is the Director 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 8 years of professional real estate experience mainly in valuation of residential and commercial properties for retail and corporate clients. He is the award winner of the ‘out-standing writer on property and construction 2014’ by Royal Institute of Surveyors Malaysia.

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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BUYERS CLUB | Rawang: The New Prime Suburb on the Block

Rawang: The New Prime Suburb on the Block

The once overlooked town of Rawang has become the newest entry in North Klang Valley’s list of sought-after townships.

The suburb once dismissed for its polluted environment and crime-ridden streets, Rawang is fast losing its reputation as key players in the property industry begin to recognise its value to the growth of North Klang Valley. The neighbouring suburbs of Sungei Buloh, Kota Damansara and Setia Alam are now bustling townships boasting middle- to upper-class neighbourhoods and thriving commercial centres. Growth in the economic and social activities of these areas has in the last few years has drawn much attention to Rawang and its expanse of undeveloped land.

Rawang’s proximity to Sungei Buloh, Kepong, Kota Damansara and Setia Alam has pushed up its property prices especially since many of its new residential and commercial developments such as Bandar Tasik Puteri, Saujana Rawang, Emerald East and West are premium neighbourhoods. These fully-facilitated developments with their elegant designs and

84 |

high-quality finishings are able to command prices that are on par with their more established neighbours.

THE RISE OF SUNGAI BULOH The transformation of Sungai Buloh from its days as a sleepy Chinese New Village known for its leprosy colony, Rubber Research Institute (RRI) and stretches of green nurseries to a fast-growing modern township which houses prestigious neighbourhoods such as Sierramas and Valencia can best be described as dramatic. The entry of Tan & Tan Development to establish Sierramas in the early 90s set its momentum for growth which was then accelerated by Gamudaland’s Valencia.

The newest player to cash in on Sungai Buloh’s strategic location as the key station of the MRT 2’s north line is Mah Sing Group Berhad with its transit-oriented development D’sara Sentral which consists of low-rise blocks, retail shops, offices, towers of SoVos (small office, versatile offices) and

serviced apartments. The project will link to the upcoming Kampung Baru Sungai Buloh MRT station.

Sungai Buloh’s landmark project is the development of its former RRI land which was purchased in 2012 by EPF subsidiary Kwasa Land Sdn Bhd for RM2.28 billion. It is planned to be developed into a ‘township of opportunities’ similar to Cyberjaya or Iskandar Malaysia. The development, known as Kwasa Damansara, will include a mix of residential, commercial, recreational, institutional and educational facilities which will be home to an expected population of 150,000 to 200,000 people.

KOTA DAMANSARA’S POSITIVE IMPACT ON SURROUNDING AREAS Sungai Buloh’s rise is setting new standards and creating opportunities for neighbouring surburbs such as Rawang as well as smaller townships such as Kota Damansara which was first launched in 1993. In the past, the area relied on the Damansara name to capture the interest of investors but today it is an established township in its own right.

Capitalising on the spill-over demand from Bandar Utama, Kota Damansara provided the land space for commercial and residential expansion. Today, it is a mature township with diverse, flourishing business centres as well as food and entertainment hubs which rely on the high purchasing power of existing consumer catchments that include Damansara, Kepong, Tropicana and Sungai Buloh. The successful growth of Kota Damansara has seen its property prices escalating and

generated a positive impact on the prices of properties in the surrounding areas such as Kepong, Sungai Buloh and Rawang.

NEIGHBOURING MODEL TOWNSHIPS RAISE PRICES Rawang’s neighbours which include model townships such as Setia Alam, Desa Park City and Sungai Buloh have transformed North Klang Valley. They have set new standards in town planning and environmental sustainability. Beautifully landscaped settings form the backdrop for well-built offices and residences which are supported by sophisticated infrastructure. As a result, these townships are able to command higher prices and help to raise the prices in neighbouring areas.

In June 2013, Real Estate Finders conducted a survey amongst over 1,000 visitors of open house events in the areas of Sierramas and Valencia in Sungai Buloh, Sunway SPK, Menjalara, Sri Bintang and Laman Rimbunan in Kepong. It was revealed that 38% of the respondents were interested in properties above RM1 million in the secondary market while 68% were looking to purchase homes for their own use. Investor insights such as these augur well for property prices in upcoming areas such as Rawang with townships that are designed to meet the expectations of the more discerning homebuyers.

*Setia Alam, Kuala Lumpur, Malaysia

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CONTRIBUTOR | HBA

Integrity in Managing Maintenance Funds The Strata Management Act, 2013 (Act 757) provides clear terms on the management of maintenance funds by JMBs.

This is the seventh entry in a series of articles on strata management contributed by the National House Buyers Association which discusses integrity in managing the maintenance funds of a strata development.

Integrity Among the great leaders of the 20th century, one in particular that comes to mind is Mahatma Gandhi who had a strong impact on his contemporaries. Albert Einstein wrote of him, “Generations to come, it may be, will scarcely believe that such a one as this ever in flesh and blood walked upon this earth.”

B R Nanda’s ‘Mahatma Gandhi: A Biography’ states, “He was a man who schooled himself in self-discipline, who made life a continual process of growth, who shaped his environment as much as he was shaped by it, and who tenaciously adhered to certain values to which civilised humanity pays lip-service while flouting them in practice.”

You may ask: Is integrity still in vogue, or is it something only spoken of by politicians? In particular, can parcel owners see them being practiced within their community?

The following story discusses this point.

Developer’s Account A developer completed a middle-class strata development comprising nearly 600 apartment units before handing over the units to the parcel owners.

Under the Building and Common Property (Maintenance

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its dependence on the developer to withdraw the money from the developer’s account and pay for the expenses.

Many parcel owners questioned the JMC’s action, particularly the use of a personal bank account. Finally, the JMB certificate was issued and the JMB account was opened. From then on, all payments for the maintenance charges and sinking fund were paid into the JMB account.

Annual General Meeting The time for the Annual General Meeting (AGM) came and two groups of owners attended. The first group (Camp A) wanted the current committee members to quit while the second group (Camp B) wanted the committee members to stay.

During the AGM, owners in Camp A got impatient. The chairman’s answers to questions about the maintenance funds in his personal bank account were far from satisfactory and the two camps argued loudly.

Suddenly, a man shouted for an election to be held while approaching the chairman who then stopped talking. The guy continued to shout, daring the chairman to a fist fight and angrily pointing out that the money belonged to the parcel owners and not the chairman, but fortunately a physical fight was prevented.

An election was thus held, during which the majority of the parcel owners elected a new chairman and other new committee members. and Management) Act 2007 (Act 663), the developer opened a bank account, referred to as the developer’s account, for the strata development which was where the parcel owners’ maintenance charges and sinking funds for the development were paid into.

The Joint Management Body (JMB) which comprised the developer and the parcel owners was then formed, after which it stopped the developer’s managing agent’s services and engaged another managing agent.

JMB Account Under Act 663, the JMB was required to open its own bank account, referred to as the JMB account. To do so, the bank required a copy of the JMB certificate which is a certificate from the Commissioner of Buildings (COB) certifying the formation of the JMB. Without the physical copy of the certificate, the bank would not open the account.

Before receiving the certificate, the JMC resolved that the parcel owners’ maintenance charges and sinking funds would continue to be paid into the developer’s account. However, cash payments for the maintenance charges and sinking fund would be paid into the chairman’s personal bank account.

This was so that the chairman could easily withdraw the money from his account and pay the expenses incurred for the maintenance and management of the building and common property. As such, the JMC could reduce

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CONTRIBUTOR | HBA Terms of Management The Strata Management Act, 2013 (SMA) provides clear terms about the management of the maintenance funds.

Among others, section 23 of the SMA provides that:

JMB Certificate In the story, the chairman’s action of depositing the cash payments into his personal bank account went against the terms of the SMA.

(1) The joint management body shall open and maintain a maintenance account with a bank or financial institution.

However, in light of the bank’s request for the JMB certificate, the question that arises is: Could the bank in order to open the JMB account have relied on the minutes of the AGM as proof that the JMB had been formed? After all, all things being equal, the COB would have had to rely on the minutes as proof before it issued the JMB certificate. It is to be noted that the SMA is silent on the time period within which the COB is to issue the JMB certificate.

As in the story above, the requirement for a physical copy of the JMB certificate had indirectly or otherwise caused a dilemma for the JMB and JMC.

(2) The maintenance account shall be administered and controlled by the joint management body and shall consist of:

(a) all balances of moneys in the maintenance account transferred by the developer to the joint management body under paragraph 15(1)(a); (b) all or any part of the charges imposed by or payable to the joint management body under this Act; (c) all moneys derived from the lease, rent or use of any property which may be lawfully charged by the joint management body; (d) all other moneys and property which may in any manner become payable to or vested in the joint management body in respect of any matter incidental to its functions and powers; and (e) all other moneys lawfully received by the joint management body, including interest, donation and trust.

Additionally, section 24 of the SMA provides that the JMB must open then maintain a sinking fund account and all contributions to the sinking fund must be paid into the account.

Under the terms of the SMA, all moneys for the maintenance and management of the building and common property must be deposited into the maintenance account and sinking fund account.

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Conclusion Similar to the business world where business people depend on their integrity and reliable product or service to build and keep customers, it is submitted that parcel owners want their maintenance funds to be managed with transparency and expect the committee members to act with integrity. Few parcel owners will opt for a physical fight to prove this point while other owners may express the point by voting for a new management committee.

As tough a task as it may be, JMCs who act with integrity stand to win the votes of the majority of the parcel owners. These JMCs would also add significant market

value to their strata development and respective parcels in the development. The same culture is inculcated in Management Councils (MCs).

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

Robert Tan has written the book ‘Buying Property from Developers: What You Need to Know and Do’ published

by Sweet & Maxwell. The book is available at http://www.sweetandmaxwellasia.com.my. * This article has been contributed to the National House Buyers 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 | iMoney.my

5 Common Home Loan Mistakes to Avoid

Here’s a handy guide to help you navigate the home loan minefield.

Taking a home loan? Here are 5 common mistakes that people make, especially when they’re applying for it for the very first time. Read on so you can avoid these pitfalls too.

Diving in when you’re not qualified Banks, by nature, are generally eager to offer property loans to qualified homebuyers. The keyword, though, is “Qualified”. In Malaysia, a qualified housing loan applicant generally refers to one with the appropriate Debt Service Ratio (DSR) and has no red marks on the Central Credit Reference Information System (CCRIS) report collated

by Bank Negara. If you don’t fit the criteria, they’ll have no problem rejecting your application. So before you apply you’ll want to make sure you’ve done the necessary preparations, and that you are not fighting a lost cause right from the start.

Tips on DSR and CCRIS • You can easily check your DSR by dividing your total monthly debt or loan commitment (including the loan you plan to take) against your monthly income.

Say the bank has a DSR requirement of 50% and your monthly income is RM10,000; you’re considered a qualified candidate if your total loan or debt commitment is RM5,000 or less.

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• You can make sure your CCRIS is clean simply by servicing all your existing loans, debts and credit card bills on time.

Going straight for the lowest interest rate and nothing else You’re going to borrow a big sum of money. Obviously, you’ll sign up with whoever offers you the lowest interest rate. To a certain extent, that may be the right choice.

Your priority should definitely lie with getting the lowest possible interest rate, but you shouldn’t forget about things like margin of finance, lock-in period and simple stuff, like making sure a branch is within your vicinity.

For a list of things you should consider, check out these 6 things you should take into account when taking up a home loan to buy a house in Malaysia.

Applying with just one bank and telling them so In Malaysia, it has become a general practice for seasoned homebuyers to “shop around” for the best loan package before committing to one. Apply with only one bank, and what you’re really doing is giving yourself no other options, even if the terms offered to you are appalling by comparison.

The worst mistake you could make is telling a loan officer that “they are the only bank you’re applying with.” It’s pretty much the same as giving them the licence to give you the worst possible rate, because they’d know that you have nowhere else to turn to, as the two to three -week deadline given by the developer runs out.

Applying for a mortgage right now? Why not check out our home loan comparison calculator and find one that suits you the most!

Not factoring in your home loan costs Property financing involves fees, charges and even home insurances that may come as a surprise for the inexperienced homebuyer. Some banks absorb parts of these charges, while others may not. Most homebuyers have limited funds (hence the need to take a loan), so it is imperative that you understand the charges involved before you commit.

There are various fees and charges homebuyers must take into consideration when buying a property. Check if you are financially ready to buy a house in Malaysia before taking the plunge.

Not reading the terms & conditions Before making any financial decisions, it is important to read all the fine print. This goes for your loan agreement as well. If you don’t have the capacity to do so, make sure you get the loan officer to point out all the things that matter (such as loan amount, interest rate, instalment amount, loan period, margin of finance, lock-in period, early settlement penalty, and fees and charges).

The general rule is that if it doesn’t appear in your agreement, it doesn’t take effect. So if your housing loan shows a lock-in period of three years while your officer is telling you it’s one year, the former wins.

Getting a property of your own is great, but make it greater by avoiding these mistakes.

This article is courtesy of iMoney.my.

Disclaimer: The opinion stated in the article are solely of iMoney. my 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 | Dato’ Joey Yap

Going Beneath the Myths of Lower Ground Units

Are residential units located on lower ground floors plagued with adverse effects?

In Feng Shui there is neither an absolute negative nor total positive. You’re not entirely doomed if you happen to have certain negative features in your home. Similarly, you cannot kick your shoes off and solely depend on the positive aspects of your property to create magic in your life. Feng Shui is anything but magic. It can’t transform your life overnight, and it certainly cannot put a bad spell on you just because you live on a level or sector of a residence that is not entirely positive. Take, for instance, units on the lower ground level.

Sometimes referred to as the ‘underground residence,’ it is often shrouded by a level of negativity. Perhaps, due to the lack of information and exposure to proper Feng Shui knowledge, many people resolve to quickly associating something negative to it because that is the image that is projected on the surface. Admittedly, lower ground units are not entirely free from flaws. The most important aspect for homeowners to know, however, is that they shouldn’t just rely on the tell-tale myths that surround these units.

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What’s Above Find out where the main door to your building is, and ensure that the Qi that enters the main door can flow, unobstructed, to the units on the lower ground. Pay attention to the lobby and corridor area. If there are obvious obstructions along the way, they could act as a deterrent that cuts off the Qi to your unit. This is what makes it living in a lower ground unit undesirable.

Evaluate the landform surrounding your building as well, as mountains and hillsides can produce stronger Qi that makes it even more acceptable for one to star in a below-the-surface unit. Just remember to ensure that the mountain is a high one, and is located in close proximity to your building.

What’s Below If your lower ground unit is located directly above a car park, it could form an unfortunate arrangement which renders the unit even more undesirable than it already is.

Although this is not an entirely major drawback, it could

cause potential health complications if the condition persists. Car parks produce a lot of movement and this causes it to create too much Yang for one to stay above of. In Feng Shui, it is important for a house foundation to be located on top of a Yin area, and not a Yangdominated one. A prolonged stay in such a unit would catalyse mental disturbances and emotion instability in the occupants.

What’s Around Generally, one should avoid staying in a lower ground unit with too high of a ‘wall barrier’ surrounding it.

Just how high is too high? Well, if it is only one or two feet in height and across your unit, it would not be too much of an issue. The same can’t be said if the wall cuts halfway through the unit. This negative feature would birth the Cutting of Sha Qi, and may lead to various health complications to the occupants of the unit. Where

possible, try to avoid picking a unit where this feature is prevalent.

What To Do Though glass doors allow more sunlight to penetrate, its role in warranting a better flow of Qi in your living space is minimal. To truly capture the essence of Qi, you should introduce more open access in your home. In this sense, opting for more windows would be a good choice. Also, make sure there are no major objects obstructing your main door, as you would want to ensure a smooth flow of Qi all the way from the ground level.

Don’t be rash if you’re thinking of snagging a lower ground unit as a residential option. The more you know, the more rational your mind will be when it comes to formulating a better purchasing decision. As such, take this article as your first step towards smarter house hunting.

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

| 93

CONTRIBUTOR | Chan Ai Cheng

Iskandar Malaysia: Propelling Economic Growth Already soaring to unexpected heights, Iskandar Malaysia seems to have a preset trajectory. - BY Chan Ai Cheng

After several years of development, Iskandar Malaysia is coming of age and is growing from strength to strength.

Among the factors that indicate its future growth are its attractiveness as an important manufacturing centre, great demand for industrial property from across the Causeway, and new transportation infrastructure.

In a recent study by Cushman & Wakefield, Malaysia was the top-ranking country globally in the manufacturing index. Malaysia had scored well in the risk and cost categories and is also one of the least expensive locations within the index.

This issue is noteworthy because Malaysia is located in the Asia Pacific region, which continues to be at the forefront of the manufacturing sector. This is highlighted by the fact that the top five ranking countries, including Taiwan, Republic of Korea, Thailand and China, are all located within the region.

At the end of a retreat for leaders of Singapore and Malaysia, Singapore Prime Minister Lee Hsien Loong recently commented to the media that the Iskandar

94 |

Malaysia project in Johor is a “strategic play� that can lift Malaysia above its global competitors and help Singapore maintain its competitive edge.

He had indicated that investments in the fast-growing Iskandar region need to be channelled into manufacturing, in addition to residential properties and services. He added that Singapore would help Malaysia to upgrade its vocational training, as the need for more skilled manpower will rise in tandem with Iskandar’s growth.

In the case of Singaporean firms, many of them seek to relocate to Johor because of lower land, labour and operating costs, low risk in operations, closer source of supplies, and government policies such as land productivity grants.

These developments are expected to create more jobs, opportunities and better income for residents of Johor.

The attractiveness of industrial parks in Iskandar Malaysia is evident from the rise in prices of industrial land. Media reports have indicated that cost of industrial land in

and design. For example, the recently launched Frontier Phase 2 of the Frontier Industrial Park, which is located within the industrial area of Ulu Tilam in Johor Bahru, incorporates environment-friendliness, security features and accommodation.

The industrial park is designed to have a workers’ dormitory outside its secure perimeter, and would have a two-acre central park, which is expected to create a comfortable environment for those who work there.

Rise in confidence The relationship of Singapore and Iskandar Malaysia is similar to that of Hong Kong and Shenzhen. As an international financial centre, the economic growth in Hong Kong had spilled over to Shenzhen. The similarities are equally evident in Iskandar Malaysia, where it benefits from the economic growth in Singapore.

This relationship is expected to be enhanced with the development of transportation infrastructure such as the Singapore-Johor Bahru Rapid Transit System (RTS) and the Kuala Lumpur – Singapore High Speed Rail.

According to media reports, the high speed rail is proposed to have stops at Bandar Malaysia, Seremban, Ayer Keroh, Muar, Batu Pahat, and Nusajaya. There is also speculation that the final plan for the Singapore-Johor Bahru Rapid Transit System would be agreed upon by the end of this year.

The terminating stations of the RTS link will be in the vicinity of JB Sentral, Johor Bahru, and in the vicinity of Republic Polytechnic, Singapore. There are plans to integrate the RTS link with Singapore’s Thomson Line at its northernmost terminal station, which is the Woodlands North Station.

When the alignments of the rail lines and the locations of the various stations are clear, the value of properties that are close to the stations are expected to rise. prime locations, such as the southern industrial and logistic clusters in Nusajaya, have increased from RM25 per sq ft to over RM90 per sq ft.

Sales of factories at industrial parks are doing well because manufacturers want a modern environment

Positive prospects Given the growth in this region, many have benefitted from increase in property values over the past few years. To invest or not to invest, and where and what to invest in the region, goes back to the fundamental question of your reason for investment as the starting point.

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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HOME SERVICES | Directory Listings

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

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LATEST DEVELOPMENT | Condominium Klang Valley

Bukit Jelutong, Selangor

Kuala Lumpur

SURIA RESIDENCE

THE ANDES

Property Type: Serviced Apartment Land Title: Commercial Tenure: Freehold Built Up: 600 - 1,200 sq ft Listing Price: From RM428,000 - RM966,000 Total Units/Lots: 545 Expected Date of Completion: 2017 Developer: Pinaremas Sdn Bhd Phone: (603) 6142 2727 Open for Sale

Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 1,105 - 1,843 sq ft Total Units/Lots: 353 Expected Date of Completion: 2018 Developer: Pola Aman Sdn Bhd Phone: (603) 7728 6666 / (6012) 538 8133 Website: www.theandes.com.my

Kuala Lumpur

Jalan Kuching, KL

FLEXUS @ JALAN KUCHING

FABER ANTARA CONDOMINIUM

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 Phone: (603) 7710 1000

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

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LATEST DEVELOPMENT | Residential Klang Valley

Cyberjaya, Selangor

Ampang, Kuala Lumpur

ARECA CONTEMPO HOMES

EMBUN @ KEMENSAH HEIGHTS

Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Lot Size : 24’x70’, 24’x80’, 28’x70’, 28’x80’ Land Area: 41 acres Total Units/Lots: 190 Expected Date of Completion: 2017 Developer: Makmur Asiamaju Sdn Bhd Phone: (603) 7734 6763 / (6017) 908 6763

Property Type: 3-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 14.72 acres Listing Price: RM1,900,000 onwards Expected Date of Completion: 3 Years From SPA Developer: Aman Kemensah Sdn Bhd Phone: (6012) 293 1033 / (6019) 587 6888 / (6017) 382 1117 Fax: (603) 8022 9988

Selangor

Kajang, Selangor

GARDEN VILLAS @ KAJANG 2

THE RISE

Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 40 ft x 80 ft Listing Price: From RM1,245,600 Expected Date of Completion: July 2014 Developer: Srijang Kemajuan Sdn Bhd Phone: (603) 8733 0888 / (603) 8737 6088

Property Type: Zero-Lot Bungalow Land Title: Residential Tenure: Freehold Land Area: 33.41 acres Listing Price: From RM1,575,000 - RM4,676,480 Expected Date of Completion: Mar 2016 Developer: GuocoLand (Malaysia) Berhad Phone: (6016) 336 6923 / (6016) 336 6203 / (603) 6091 3968 Fax: (603) 2726 1010

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LATEST DEVELOPMENT | Outside Klang Valley

Kuantan, Pahang

Sungai Ara, Penang

KUANTAN,GAMBANG G1CC - 2/3 SHOP OFFICES

CYPRESS VILLA (SEMI-D & BUNGALOW)

Property Type: Shop-Office Land Title: Commercial Tenure: Leasehold Built Up: 3,080 - 7,537 sq ft Land Area: 3,000 - 6,456 sq ft Listing Price: From RM478,000 - RM1,270,000 Total Units/Lots: 59 Status: Completed with CF Developer: Forefront Tiara Sdn Bhd Phone: (603) 7981 1905

Property Type: Semi-detached House & Bungalow Land Title: Residential Tenure: Freehold Built Up: 3,700 sq ft onwards Land Area: 2,800 - 7,300 sq ft Total Units/Lots: 48 + 3 Expected Date of Completion: November 2015 Developer: Palmex Industries Sdn Bhd Phone: (604) 646 9022

Ipoh, Perak

Teluk Kumbar, Penang

D'ZONE CONDOMINIUM

LAKESIDE MANSIONS

Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 1,500 - 2,840 sq ft Listing Price: From RM633,800 - RM1,388,000 Total Units/Lots: 96 Expected Date of Completion: Sept 2014 Developer: Palmex Industries Sdn Bhd Phone: (604) 646 9022

Property Type: Bungalow House Land Title: Residential Tenure: Leasehold Built Up: 5,515 - 6,553 sq ft Land Area: 9,512 sq ft - 13,486 sq ft Listing Price: From RM3,130,000 - RM4,654,700 Total Units/Lots: 16 Expected Date of Completion: Nov 2014 Developer: Sunway City (Ipoh) Sdn Bhd Phone: 1800 88 1998

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FEATURED AGENCIES’ DIRECTORY

GS REALTY SDN BHD

Sumhouse Sdn Bhd (E1478) (1060181-X)

GS Realty Sdn Bhd E(1)1307

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 5​797 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!

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New Bob Realty Sdn Bhd

Property Champ

Rich Valley Properties

(Co. No. 69200-K)

E(3)1292

E(3) 1455

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.

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- 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.

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To join us as Real Estate Negotiator, kindly contact us for Super High Offer !!

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JOIN US NOW! If you are: - Age above 18 years old - Fluent in English & other languages - Good communication skills - A Team Player - Hardworking and enthusiastic - Self motivated & self disciplined We want you to join our team! We train you as professional real estate negotiator/ project Marketing Executive earning 5 figure income per month. We work to high standards and values and reward our employees for their commitment & success.

Our offer: - Company Listing Provided - Full office & internet facilities - Training and personal coaching - Fast and Easy commission claim - Project marketing opportunities Tel: (6012) 3060177 Email: lkthin@yahoo.com Web : www.richvalleyproperties.com.my

CLASSIFIEDS SECTION

Ampang, GCB COURT, Condominium, SALE, RM 496,000, 2r2b, BU1200sqf, Angeline Chin, 012-927 1339, UP2540922

PROPERTY BELOW RM500K Ampang, Cahaya Apartment, Apartment, SALE, RM 250,000, 3r2b, BU850sqf, Hasnah, 6012-243 8781, UP2729665

Cheras, bukit segar flat ,segar perdana, Flat, SALE, RM 130,000, 3r1b, BU650sqf, Gary Khoo, 6016-338 8990, UP3036590

Cheras, Monte Bayu, Condominium, SALE, RM 499,000, 3r2b, BU1135sqf, Ginnz Chan, 6012-972 7137, UP3044330

Cheras, Cartoon House, Taman Putri Jaya, Cheras Selatan, Taman Putri Jaya, Cheras Selatan, 3-sty Terrace/Link House, SALE, RM 398,000, 4r5b, BU770sqf, LA18x55sqf, Chris Tee, 6018-231 1621, UP3068856

Damansara Perdana, Empire City, Damansara, Condominium, SALE, RM 350,000, Studior1b, BU448sqf, Mr. Kong, 6016-551 6920, UP1863655

Cyberjaya, Cyberia Smart Homes, Townhouse, SALE, RM 410,000, 3+1r3b, BU1658sqf, LA1658sqf, Mohd Nor Fahmy B. Mohamad Jilani, 6012-578 7016, UP2919317

Kepong, Avelon Tower, Plaza Medan Putra, Bandar Menjalara, Condominium, SALE, RM 460,000, 3+1r2b, BU918sqf, Elaine Chay, 6017-900 0669, UP2928011

KL Sentral, VUE Residences, Condominium, SALE, RM 480,000, Studior1b, BU500sqf, K H Chong, 012-272 2282, UP3055509

Seri Kembangan, Villa Park, Condominium, SALE, RM 499,000, 4r2b, BU1410sqf, Bilman Chin Jackson EE, 6016203 3226 / 6013-776 8850, UP2979040

Shah Alam, Kota harmoni seksyen 27, Semi-detached House, SALE, RM 2.99, 7r7b, BU5500sqf, LA5490sqf, Michael, 0126013277, UP3051192

PROPERTY @ KLANG VALLEY Sri Petaling, Endah Villa Condominium, Endah Ria, Bukit Jalil, OUG, Endah Regal, Condominium, SALE, RM 460,000, 3r2b, BU1129sqf, Max Loo, 6012-2762728 / 6019-551 5566, UP3040469

Ampang Hilir, Bungalow House, RENT, RM 13,000, 6r6b, BU6000sqf, LA12000sqf, Theresa Lau, 019-327 5285 / 7981 9288, UP3069541

Ara Damansara, H2o Residences Ara Damansara, Klang,Mont kiar,Damansara, Soho, SALE, RM 403,000, 1r1b, LA449sqf, Joice Chow, 6013286 7862, UP3064408

Bangi, Bangi Avenue, Bandar Seri Putra, 2-sty Terrace/Link House, SALE, RM 490,000, 4r4b, LA20x70sqf, Steven Lim, 012-383 3352, UP2895587

Cheras, Monte Bayu Cheras Baru, Condominium, SALE, RM 498,000, 3r2b, BU1128sqf, Jason Chong, 012-297 6088, UP3059296

Kajang, The Heritage Residence, KL, Condominium, SALE, RM 500,000, 2r2b, BU1000sqf, ko, 0173230515, UP3057032

KL City, Seri Bukit Ceylon, Condominium, SALE, RM 2,900, 1r1b, BU640sqf, Serlest Yap, 6012-229 3866, UP3040837

Kota Damansara, SQ Where @ Sungai Buloh, Condominium, SALE, RM 416,520, 1r1b, BU549sqf, Danny Tai, 012-283 3283, UP2794534

KUNDANG, RAWANG, BANDAR TASIK PUTERI, , 1.5-sty Terrace, SALE, RM 240,000, 4r2b, BU1750sqf, LA20x80sqf, Mr Joannes Lim, 6012-773 8239, UP2734617

Serdang, Parc @ One South, Condominium, SALE, RM 1,500, 3r2b, BU1065sqf, Jason Koh, 6016-298 8628, UP2680398

Seri Kembangan, PARC @ ONE SOUTH SERI KEMBANGAN, SERDANG, Serviced Residence, SALE, RM 479,870, 3r2b, BU1065sqf, Janet Au, 019-352 9228, UP2660485

Sri Damansara, Paradesa Rustika, Condominium, SALE, RM 470,000, 3r2b, BU1112sqf, Catherine Soo, 012-981 2767, UP2506021

Taman Melawati, Gaya @ Melawati, Pusat Bandar Melawati, Condominium, SALE, RM 380,000, 1r1b, BU490sqf, Riz, 0126511194, UP3051120

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

| 105

CLASSIFIEDS SECTION

Ampang Hilir, M Suites, Ampang, Serviced Residence, SALE, RM 1,080,000, 1r1b, BU768sqf, Vinnie Yap, 6019-339 4039, UP3061839

Ampang Hilir, Sastra U-Thant, Condominium, RENT, RM 9,000, 3+1r3b, BU1700sqf, Catherine Soo, 012-981 2767, UP2971823

Ampang, Ampang Putra Residency, Condominium, SALE, RM 618,000, 3r2b, BU1234sqf, Janice Foo, 6012763 0533, UP2388985

Ampang, Ampang Putra, Condominium, RENT, RM 2,600, 3+1r3b, BU1600sqf, Nicholas Chia, 6016-232 6687, UP2494365

Ampang, Bungalow House, SALE, RM 3,850,000, 4+1r4b, BU6000sqf, LA8,800sqf, Raven, 60123331333, UP3082510

Ampang, Hampshire Place, KL City Centre, Serviced Residence, RENT, RM 7,000, 2r2b, BU1432sqf, Ray Mak, 016392 8683, UP906528

Ampang, Iringan Hijau , Kuala Lumpur, Duplex, RENT, RM 12,000, 3+1r4b, BU3300sqf, Cannice You, 6012-295 5030, UP2531038

Ampang, Kemensah Residency, Ulu Klang, Bungalow House, SALE, RM 3,990,000, 5+1r7b, BU6000sqf, LA7000sqf, Serene Yap, 019-237 1813, UP1461818

Ampang, kemensah, Residential Land, SALE, RM 1,170,000, 1r1b, LA8668sqf, Sahrol, 6012-779 8122, UP2972204

Ampang, Mutiara Upper East, Ampang Hilir, Flat, RENT, RM 14,000, 4+2r6b, BU3840sqf, LA3840sqf, Mahmoud, 60193632467, UP3058818

Ampang, Taman U-Thant, Condominium, RENT, RM 12,000, 3+1r6b, BU3800sqf, Theresa Lau, 019-327 5285 / 7981 9288, UP3018880

Ampang, Ukay Seraya, Ukay Perdana, Bungalow House, SALE, RM 5,083,200, 8r7b, BU7336sqf, LA8199sqf, Esther Ng, 6017-200 8703 / 6010-205 5335, UP2623204

Bandar Botanic, Jalan Bidara, Klang, 2-sty Terrace/Link House, SALE, RM 690,000, 4+1r3b, BU1650sqf, LA22 X 75sqf, SK Chong, 6012-282 8271, UP3056038

Bandar Bukit Tinggi, botanic, 2-sty Terrace/Link House, SALE, RM 870,000, 4+1r4b, LA24x92sqf, Jayden Liong, 6018-323 2668, UP3033559

Bandar Puteri Puchong, Bandar Puteri 6 , 2-sty Terrace/Link House, SALE, RM 1,750,000, 4r3b, LA5284sqf, Sally Chan, 012-234 7397, UP2937096

Bandar Puteri Puchong, PUTERI 10, 2-sty Terrace/Link House, SALE, RM 1,390,000, 4r3b, LA3003sqf, Lee, 0162258857, UP3046193

Bandar Sunway, South Quay BayRocks , Bungalow House, SALE, RM 7,000,000, 7+1r7b, BU7772sqf, LA10365sqf, Pinky Choong, 010-435 2318, UP2971271

Bandar Utama, kayu ara, Semidetached House, SALE, RM 1,580,000, 5r3b, BU2800sqf, LA3300sqf, Kenny Lee, 6012667 8406, UP2567432

Balakong, BALAKONG Selesa Jaya Factory (CF, NEWLY COMPLETED), Taming Jaya, Balakong, Semi- D factory, SALE, RM 5,300,000, BU11000sqf, LA14000sqf, Angeline, 6010-242 3236, UP2397623

Bandar Sungai Long, HAO RESIDENCE BUNGALOW FOR , Bungalow House, SALE, RM 2,100,000, 5+1r5b, BU2626sqf, LA5700sqf, Alex Tang, 6012383 8686, UP2736812

Bandar Sunway, 23 Bayrocks, Sunway South Quay, SALE, RM 6,000,000, 4+2r6b, BU6659sqf, LA9456sqf, Christina Lee , 60123290287, UP3038488

Bangsar, Bangsa , 1.5-sty Terrace/ Link House, RENT, RM 3,200, 4r3b, BU1950sqf, LA1540sqf, Francis koo, 019-281 2120, UP3065515

Bangsar, Cascadium, Condominium, RENT, RM 3,500, 1+1r1b, BU1200sqf, Serlest Yap, 6012-229 3866, UP2885445

Bangsar, Exclusive Private Garden Maisonettes , Bukit Bandaraya, Condominium, RENT, RM 6,000, 2r2b, BU1700sqf, LA1700sqf, pauline, 0122313905, UP2889660

Bukit Bintang, Berjaya Times Square, Kuala Lumpur, Apartment, SALE, RM 698,000, Studior1b, BU550sqf, Sebastian Sam, 6018-200 3388 / 6012-207 8398, UP3062467

Bukit Bintang, Bougainvilla, Bukit Bintang, Condominium, SALE, RM 980,000, 3+1r3b, BU1600sqf, Chrys Lim, 012-212 0082, UP2971593

Bukit Bintang, Pavilion Residences, Serviced Residence, RENT, RM 12,000, 3+1r4b, BU2000sqf, Kevin Teh, 6013-555 7333, UP2886774

106 |

Bandar Sunway, Senza Residence , Condominium, SALE, RM 750,000, 3r2b, BU1070sqf, Andy Teoh, 016-290 5751, UP3044307

Bangsar, Bukit Pantai, Bungalow House, SALE, RM 3,800,000, 4+2r5b, BU4063sqf, LA12157sqf, Jordan Lee and Jaafar, 012259 5592 / 012-378 5811, UP2035436

Bangsar, One Menerung, Bukit Bandaraya, Condominium, SALE, RM 4,335,600, 3+1r5b, BU3613sqf, Evelyn Cass Teo, 012337 8139 / 012-223 8701, UP3074816

Bukit Bintang, Sixceylon, Condominium, SALE, RM 1,620,000, 2r1b, BU1200sqf, Francis Joel, 6012-791 2123, UP2287748

Bangsar, Bukit Pantai, Bungalow House, SALE, RM 6,500,000, 6+1r5b, BU7433sqf, LA10549sqf, Foong Lee Yong, 6012-332 2212, UP2729334

Bangsar, One Menerung, Condominium, SALE, RM 5,700,000, 4+1r4b, BU4200sqf, Serlest Yap, 6012229 3866, UP3050695

Bangsar, Palmyra Bangsar, Condominium, SALE, RM 3,950,000, 4+1r5b, BU3628sqf, YK Lim, 6012-327 3996, UP3040307

Bukit Bintang, KL Plaza Suites fahrenheits 88, Condominium, SALE, RM 1,300,800, 3r2b, BU1626sqf, Bryan Yap, 016-209 3418, UP585610

Bukit Bintang, Taragon Puteri Bintang, Duplex, SALE, RM 2,300,000, 5+1r7b, BU3992sqf, Liew Bing Lin, 6018-381 3118, UP2073584

Bukit Jalil, Alam Sutera, Bungalow House, SALE, RM 4,000,000, 5+2r7b, BU6250sqf, LA6300sqf, Esther Ng, 6017-200 8703 / 6010-205 5335, UP2961701

Bukit Jalil, Anjung Hijau, Apartment, SALE, RM 550,000, 2r2b, BU994sqf, Rex Lim, 6012-230 7311, UP2764126

CLASSIFIEDS SECTION

Bukit Jalil, The Z Residence, Serviced Residence, SALE, RM 680,000, 3r2b, BU1232sqf, Desmond Chin, 010-226 3376, UP3046100

Bukit Jelutong, Seksyen U8, Jalan Bidai U8, Shah Alam, Semi-detached House, SALE, RM 3,000,000, 7r8b, BU5124sqf, LA7578sqf, GS Looi, 6016-263 2941, UP3055738

Cheras, Bukit Pandan Kondominium 2, Condominium, SALE, RM 565,000, 4r4b, BU2281sqf, Tay, 016-323 5413, UP3040731

Cheras, Green Terrain, Taman Rasa Sayang, Condominium, RENT, RM 1,500, 4r3b, BU1368sqf, Lim Shu Hoe, 6012382 4280, UP3069654

Cheras, Green Terrain, Taman Rasa Sayang, Condominium, RENT, RM 1,500, 4r3b, BU1368sqf, Lim Shu Hoe, 6012382 4280, UP3069656

Cheras, Amaya Maluri, Amaya Maluri Cheras, Condominium, SALE, RM 780,000, 2+1r2b, BU920sqf, Gary Tan, 6017-255 8553, UP2251528

Cheras, Cheras Sg Long, ShopOffice, RENT, RM 5,000, Studior6b, BU14200sqf, LA37500sqf, TC Lam, 6016-322 8018, UP3039172

Cheras, Green Terrain, Taman Rasa Sayang, Condominium, SALE, 4r3b, BU1830sqf, Lim Shu Hoe, 6012-382 4280, UP2590016

Cheras, Pandan Indah,Bukit Teratai, 2-sty Terrace/Link House, SALE, RM 755,000, 5r4b, LA20x65sqf, Nicholas Chia, 6016-232 6687, UP2664868

Cheras, Pudu, Business Centre, SALE, BU1716sqf, RM 4,900,000, LA26x66sqf, KC Tang, 012-321 1380, UP3000936

Cheras, Sek 3, Bandar Mahkota Cheras, 2-sty Terrace/Link House, SALE, RM 550,000, 4r3b, LA1300sqf, Stella Lee, 6016-665 3583, UP2981483

Cheras, taman bukit suria, Zero-Lot Bungalow, SALE, RM 2,080,000, 7+1r8b, BU6190sqf, LA4800sqf, Maves Ng, 6016233 8339, UP2781391

Cheras, TAMAN CHERAS ,YULEK, Bungalow House, SALE, RM 2,500,000, 5+1r3b, BU3500sqf, LA6300sqf, Sarah Choong, 6016-666 8683, UP3079116

Cheras, Taman Cheras Pertama, Segar Pertama, Semi-detached House, SALE, RM 1,930,000, 5+2r5b, BU5000sqf, Vicky Fong, 6016-666 9776, UP2745513

Cheras, Taman Taynton View, Bungalow House, SALE, RM 3,100,000, 6+1r6b, BU6780sqf, LA10600sqf, Vicky Fong, 6016666 9776, UP3079415

Cheras, Tmn Sinar Mahkota, Semi-detached House, SALE, RM 1,350,000, 5r5b, BU3400sqf, LA40x85sqf, Simon Yin, 6012-266 6666, UP2065270

Cheras, Hijauan Residence Cheras, 2.5-sty Terrace/ Link House, SALE, RM 1,150,000, 5+1r5b, BU1760sqf, LA22x80sqf, Nicholas Chia, 6016-232 6687, UP3007283

Cheras, Amaya Maluri, Taman Maluri, Condominium, SALE, RM 650,000, 2+1r2b, BU920sqf, Gary Tan, 6017-255 8553, UP2697648

Cheras, Eko Cheras, Condominium, SALE, RM 515,071, BU596sqf, Lim, 60172414126, UP3040283

Cheras, Green Terrain, Taman Rasa Sayang, Condominium, RENT, RM 1,500, 4r3b, BU1368sqf, Lim Shu Hoe, 6012382 4280, UP3069651

Cheras, Mahkota Cheras, Semidetached House, SALE, RM 1,988,888, 5r4b, BU3750sqf, LA57x107sqf, David Wan, 6012288 8970, UP3006026

Cheras, Mahkota Cheras, Townhouse, RENT, RM 1,000, 3r2b, BU941sqf, Evon Choo, 012-268 2772 / 019-217 3361, UP2009969

Cheras, sungai long, Bungalow House, SALE, RM 2,700,000, 6r5b, LA9300sqf, Sharon Yen, 6016-929 0510, UP2775264

Cheras, Sky Vista Residency, Condominium, SALE, RM 800,000, 3+1r3b, BU1450sqf, Joyce Lee Shu Hui, 6016-966 0011, UP3023799

Cheras, taman seri cheras batu 9, Semi-detached House, SALE, RM 1,200,000, 5r4b, BU3000sqf, LA35x75sqf, Kenny Lee, 6012-667 8406, UP2567417

Cheras, Taman Segar Perdana, Bungalow House, SALE, RM 3,391,520, 6+1r8b, BU6272sqf, LA60 x 100sqf, Desmond Chin, 010-226 3376, UP2750575

City Centre, 6 Capsquare, Dang Wangi, Condominium, SALE, RM 7,800,000, 5+1r6b, BU6307sqf, Miracle Lin, 6016-917 9112, UP3066795

City Centre, Bintang Goldhill, Condominium, SALE, RM 1,182,500, 2r2b, BU1075sqf, Bryan Yap, 016-209 3418, UP585569

City Centre, Bungalow House, SALE, RM 7,500,000, 5+1r5b, BU5500sqf, LA12000sqf, Albert Kok, 016-323 3511, UP3071027

Cheras, twin palm sg long, Bungalow House, SALE, RM 2,988,888, 7r7b, BU5100sqf, LA6860sqf, John Oh, 016-971 5819, UP3032946

City Centre, Cinta, Ampang, Condominium, RENT, RM 16,000, 4+2r4b, BU4011sqf, Calvin Yew, 012-969 7882, UP2800378

| 107

CLASSIFIEDS SECTION

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

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, 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 4,700, 2+2r2b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2762580

City Centre, 6 Capsquare, Dang Wangi, Condominium, SALE, RM 7,800,000, 5+1r6b, BU6307sqf, Miracle Lin, 6016-917 9112, UP3066795

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, RENT, RM 6,180, 3r3b, BU1378sqf, LA1378sqf, 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, 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 1,160,000, 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 1,390,000, 3+1r3b, BU1701sqf, LA1701sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2308295

Country Heights, Country Heights, Kajang, Bungalow House, SALE, RM 10,800,000, 9r10b, BU23500sqf, LA20000sqf, Edward Chen, 6012-266 0237, UP3079271

108 |

CLASSIFIEDS SECTION

City Centre, HAMPSHIRE RESIDENCES, Kuala Lumpur City Centre, Condominium, RENT, RM 10,500, 3+1r5b, BU2399sqf, Goh Sock Sin, 019381 8081, UP2683885

City Centre, HAMPSHIRE RESIDENCES, Kuala Lumpur City Centre, Condominium, RENT, RM 9,500, 3+1r5b, BU2400sqf, Goh Sock Sin, 019381 8081, UP2685412

City Centre, Imbi,Kamuning,In ai,Delima,Pudu,Bukit bintang, Residential Land, SALE, RM 16,000,000, BU3500sqf, LA10000sqf, Cowin Hoe, 0129690625, UP3042539

City Centre, St Mary Residences, KLCC, Condominium, RENT, RM 8,000, 2+1r2b, BU1560sqf, Aaron Siow, 012-583 5588, UP2889861

Cyberjaya, Garden Residence, Semi-detached House, SALE, RM 1,350,000, 4+1r4b, BU3076sqf, LA3200sqf, Paul Fong , 0166388709, UP3048475

Cyberjaya, My Diva Homes Cyberjaya, Semi-detached House, SALE, RM 1,800,000, 4+1r5b, BU3865sqf, LA40 x 90sqf, C. O. Lee, 012-280 5035, UP3033401

Damansara Heights, Bukit Damansara, SALE, RM 11,000,000, 6r6b, BU6700sqf, LA9900sqf, GS Looi, 6016-263 2941, UP3015600

City Centre, Regalia Residence @ Sultan Ismail , PWTC, Serviced Residence, RENT, RM 2,400, Studior1b, BU515sqf, LA515sqf, Alicia Chan, 012-611 9096, UP3031394

Cyberjaya, Shaftsbury Square retail - Tenanted, Office, SALE, RM 1,300,000, BU1205sqf, LA50x24sqf, See, 0123877111, UP2165694

Cyberjaya, Serin Residency, Condominium, SALE, RM 560,000, 3r2b, BU1436sqf, Evon Choo, 012-268 2772 / 019-217 3361, UP2888157

Jalan Ipoh, 2-sty Terrace/Link House, RENT, RM 2,400, 5r3b, BU2500sqf, LA2950sqf, Evon Choo, 012-268 2772 / 019-217 3361, UP2687526

Damansara Heights, lorong setiabistari, 3.5-sty Terrace/ Link House, RENT, RM 2,900, 4+1r3b, LA22x85sqf, Agnes Liew, 6012-320 8893, UP3075950

Damansara, Sutera Damansara, sutera damansara, 2.5-sty Terrace/Link House, SALE, RM 1,300,000, 5+1r6b, BU3794sqf, LA24x85sqf, Marc Teng, 012283 9931, UP3006787

Desa ParkCity, Levenue, Semi-detached House, SALE, RM 4,000,000, 7+1r6b, BU4500sqf, LA3500sqf, CHING, 0143057688, UP3043137

Damansara Heights, hartamas heights, hartamas, Bungalow House, SALE, RM 15,500,000, 5+2r7b, BU13000sqf, LA8611sqf, Meeta Chahal, 012-217 7617, UP2736593

Jalan Ipoh, Zeta De Skye, Condominium, SALE, RM 543,000, 3r2b, BU1037sqf, Nora Said, 6019-307 1314, UP3058781

Jalan Klang Lama, Taman Desa , 3-sty Terrace/Link House, SALE, RM 2,100,000, 4+1r5b, BU3600sqf, LA22x84sqf, Cannice You, 6012-295 5030, UP2809852

Jalan Kuching, Sri Putramas III / Royal Regent, Condominium, RENT, RM 1,750, Studior1b, BU865sqf, Chris Tye, 6011-1299 9733/ 6013-229 9660, UP2798366

Jalan Kuching, Sri Putramas III / Royal Regent, Condominium, SALE, RM 550,000, 2r1b, BU865sqf, Chris Tye, 6011-1299 9733/ 6013-229 9660, UP2798320

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

Desa ParkCity, Southlake , 3-sty Terrace/Link House, SALE, RM 2,400,000, 4+1r5b, BU3300sqf, LA22x75 sqf, Anna Khoo, 6017-317 6176, UP3054562

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

Jalan Klang Lama, Residence 8, Old Klang Road, Condominium, SALE, RM 650,000, 4r4b, BU1261sqf, Alvin Tang, 6016-910 4428 / 6017-883 9766, UP3079367

Jalan Sultan Ismail, Regalia Residence, KUALA LUMPUR, Serviced Residence, SALE, RM 950,000, 2r3b, BU1240sqf, JACKY CHONG CHEE KHEONG, 011-2002 6266, UP3038356

Kajang, Bandar Teknology Kajang, Taman Industri Mega, Semi- D factory, SALE, RM 2,250,000, 4b, BU8100sqf, LA8100sqf, Marcus Loo, 6016607 5050, UP3035557

Kajang, Evergreen Park Scot Pine, Cypress, Evergreen Scot Pine, Cypress, Cheras, Condominium, RENT, RM 1,600, 3r3b, Vicky Fong, 6016666 9776, UP3027048

Kajang, mutiara Villa @ mutiara Heights, 3-sty Terrace/ Link House, SALE, RM 1,250,000, 5+1r5b, BU3260sqf, LA26x70sqf, Daniel Boo, 6012584 1031, UP3043394

Kajang, MUTIARA VILLA SAUJANA IMPIAN, 3-sty Terrace/Link House, SALE, RM 1,340,000, 4+1r4b, BU3260sqf, LA26x70sqf, Razali Zainal, 6019-221 1454, UP3030951

| 109

CLASSIFIEDS SECTION

Kajang, TAMAN KAJANG IMPIAN, 2-sty Terrace/Link House, SALE, RM 718,000, 4r3b, BU1800sqf, LA30x65sqf, Maves Ng, 6016-233 8339, UP3066148

Kapar, Jalan Kapar, Klang, Shah Alam, Subang, Detached factory, RENT, RM 77,000, BU66000sqf, LA120000sqf, Jeff Yee, 6012-323 9908, UP3030313

Kajang, Taman Villa Perdana, Kajang, Semi-detached House, SALE, RM 1,730,000, 5+1r6b, BU3800sqf, LA5,374sqf, Alvin, 0123953833, UP2917989

Kajang, D’Prestij 2, Kajang, Saujana Impian, Semi-detached House, SALE, RM 1,680,000, 8r6b, BU6007sqf, Kelvin Pan, 6018-391 9000, UP3067419

Kepong, TAMAN BUKIT MALURI, 1-sty Terrace/Link House, SALE, RM 999,000, 4r2b, BU1600sqf, LA42x80sqf, Mr Joannes Lim, 6012-324 8239 / 6012-773 8239, UP3059656

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

Kepong, Taman Bukit Maluri, 2-sty Terrace/ Link House, SALE, RM 2,300,000, 7r6b, BU5065sqf, Sharon Yen, 6016-929 0510, UP2932447

Kepong, 1-sty Terrace/Link House, SALE, RM 1,220,000, 4r2b, LA3848sqf, Chris Liew, 6012-917 3718, UP3074139

KL City, Seri Bukit Ceylon, Bukit Ceylon, Condominium, SALE, RM 780,000, 1r1b, BU731sqf, Liew Bing Lin, 6018-381 3118, UP1863884

Klang, semi-d factory or warehouse, Telok Gong, Factory, SALE, RM 2,124,900, 4b, BU5000sqf, LA10400sqf, Hor, 0102904390, UP3054421

KL Sentral, VUE Residences, Condominium, RENT, RM 1,500, Studior1b, BU500sqf, K H Chong, 012-272 2282, UP3055524

Klang, Warehouse, SALE, BU9081sqf, LA11760sqf, RM 3,200,000, KC Tang, 012-321 1380, UP3000950

KLCC, 2 Hampshire, Jalan Ampang, Condominium, RENT, RM 11,000, 3+1r5b, BU3300sqf, Carol Lee, 6017-646 1296, UP3036673

KLCC, D’mayang Condominium, Jalan Yap Kwan Seng, Condominium, RENT, RM 4,000, 2r2b, BU1140sqf, Kiki Law, 6012-523 0184, UP3032440

KLCC, Hampshire Residences, Kuala Lumpur City Centre, Condominium, RENT, RM 6,000, 2+1r2b, BU1270sqf, Theresa Lau, 019-327 5285 / 7981 9288, UP1943777

110 |

KL City, Somerset Seri Bukit Ceylon, Condominium, RENT, RM 2,800, 1r1b, BU731sqf, Liew Bing Lin, 6018-381 3118, UP1863978

Klang, Detached Factory, Kg Jawa Telok Gong , Detached factory, RENT, RM 84,708, 1r1b, BU65160sqf, LA130680sqf, LC Chieng, 019-262 4811, UP2658961

KL City, Verticas Residensi, Kuala Lumpur, Condominium, SALE, RM 1,820,000, 2r2b, BU1427sqf, Kelvin Yeen, 016-215 5553, UP2360908

Kepong, sri bintang, 2-sty Terrace/Link House, SALE, RM 780,000, 3r2b, LA16x68sqf, Sam Wong, 012-628 7828, UP2697391

KL City, Suasana Bukit Ceylon / Raja Chulan Residences, Persiaran Raja Chulan, Condominium, SALE, RM 1,450,000, 3r2b, BU1281sqf, Gary Tan, 6017-255 8553, UP3076672

Klang, TMN AMAN PERDANA,KLANG, Semi-detached House, SALE, RM 859,000, 4r3b, LA43.5x75sqf, Peter Seow, 019-355 8812, UP1743743

Klang, Taman Aman Perdana,Meru,Klang, Semidetached House, SALE, RM 890,000, 5r5b, LA40x80sqf, Peter Seow, 019-355 8812, UP2726334

KLCC, Binjai 8, KL City Centre, Soho, SALE, RM 1,480,000, 3r3b, BU1387sqf, Kelvin Tan, 6019-389 9992, UP3057228

KLCC, BINJAI 8 PREMIUM SOHO @ KLCC, KUALA LUMPUR, Condominium, RENT, RM 2,500, 1r1b, BU600sqf, KS Ho, 6012268 3932, UP3036758

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, Idaman Residence, Condominium, RENT, RM 8,000, 3r2b, BU1780sqf, Safrina Razak, 011-1625 0516, UP3055797

CLASSIFIEDS SECTION

KLCC, Idaman Residence, KL City Centre, Condominium, SALE, RM 1,750,000, 3r3b, BU1756sqf, Yvone Chong, 6016322 2186 / 603-7729 9999, UP1812849

KLCC, Parkview Service Apartment, Kuala Lumpur City Center, Condominium, RENT, RM 2,450, Studior1b, BU420sqf, Yvone Chong, 6016-322 2186 / 603-7729 9999, UP2190529

KLCC, K Residence @ KLCC, Condominium, SALE, RM 2,340,000, 3+1r4b, BU2472sqf, Sue, 6012-395 9169 / 6010-220 9169, UP3074344

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, RM 4,500, 1+1r1b, BU1300sqf, Yong, 0166668813, UP3036972

KLCC, Suria Stonor, Condominium, RENT, RM 12,500, 3r4b, BU3305sqf, Jayden Liong, 6018-323 2668, UP2771484 KLCC, Panorama , KLCC, Condominium, SALE, RM 2,750,000, 3+1r3b, BU1819sqf, Gary Tan, 6017-255 8553, UP3076713

KLCC, Verticals Residency Bukit Ceylon , Serviced Residence, RENT, RM 9,000, 3r4b, BU2022sqf, Jensen Tan, 016-606 3705, UP3059679

KLCC, Soho Suites @ KLCC, Jalan Perak, Soho, RENT, RM 3,900, 2+1r2b, BU813sqf, Noah Yap, 012-284 0171, UP3033202

Kota Damansara, 2-sty Terrace/Link House, SALE, RM 850,000, 4r4b, LA20x70sqf, Valen Wong, 6016-666 4296, UP2964937

Kota Damansara, Casabella, Bungalow House, SALE, RM 3,600,000, 6+1r7b, BU5315sqf, LA4822sqf, Carmen Roselyn, 017-226 5678, UP3042243

Kota Kemuning, Berjaya Tradepoint 3 Storey Shop Office, SALE, RM 1,710,800, 20 Abover, BU5053sqf, LA22x80sqf, Law Yong Sein, 010-226 1608, UP3068425

Kota Kemuning, Doritis, Eria, Tainia, Aranda, 2-sty Terrace/ Link House, SALE, RM 718,000, 3+1r3b, BU1906sqf, LA22 x 75sqf, Ailee, 6012-932 5366, UP3059436

Kota Kemuning, Kemuning Residences, Bungalow House, SALE, RM 2,300,000, 5+1r7b, BU3200sqf, LA5000sqf, M C Cheong, 012-287 0530, UP433497

Kota Kemuning, Kota Kemuning Anggerik Oncidium, 2-sty Terrace/Link House, SALE, RM 780,000, 4r3b, LA24x75sqf, Simon Chong, 6014-666 6659, UP2583262

Kota Kemuning, Lakedge, lakeside, 2-sty Terrace/Link House, SALE, RM 1,590,000, 4r4b, LA47x80sqf, Jayden Liong, 6018-323 2668, UP2947547

Kota Kemuning, Prima Impian, Kemuning Utama, SALE, RM 1,080,000, 4r3b, BU1842sqf, LA5177sqf, Alicia Chan, 012-611 9096, UP2956677

Mont Kiara, 10 Mont Kiara, Condominium, SALE, RM 3,150,000, 4+1r6b, BU3478sqf, Anna Khoo, 6017-317 6176, UP3044536

Mont Kiara, 10 Mont Kiara, Condominium, SALE, RM 3,600,000, 4+1r5b, BU3721sqf, Anna Khoo, 6017-317 6176, UP2633008

Mont Kiara, 11 Mont Kiara @ MK11, Jalan Kiara 1, Condominium, RENT, RM 13,000, 4+1r4b, BU3729sqf, Home Finder, 012-259 4569, UP1414534

Mont Kiara, 11 Mont Kiara @ MK11, Jalan Kiara 1, Condominium, RENT, RM 17,000, 3+2r5b, BU3729sqf, Evon Tan, 017-372 2207 / 017666 3298, UP2385879

Mont Kiara, Kiaramas Cendana, Condominium, RENT, RM 4,000, 3+1r2b, BU1657sqf, Home Finder, 012-259 4569, UP1543999

Mont Kiara, Mont Kiara Banyan, Condominium, SALE, RM 1,630,000, 4+1r4b, BU2318sqf, Yennie Tan, 6012-433 9010, UP3061519

Mont Kiara, The Residence, Bungalow House, RENT, RM 29,000, 8r10b, BU10000sqf, LA15000sqf, Carmen Roselyn, 017-226 5678, UP2996180

Mont Kiara, Tiffani kiara, Condominium, SALE, RM 900,000, 1+1r2b, BU840sqf, Kiki Law, 6012-523 0184, UP2642932

Kota Damansara, Pelangi Damansara Sentral, Petaling Jaya, Serviced Residence, RENT, RM 2,200, 2r2b, BU1027, Henry Butcher Malaysia (Muar) Sdn. Bhd., 6012-229 2356 / 6012-333 4213, UP2740916

Kota Damansara, Casa Indah 2, Condominium, SALE, RM 800,000, 2+1r3b, BU1215sqf, Evonne Yen, 6019-211 3882, UP1990589

Kota Damansara, Sunway Nexis, Retail Space, RENT, RM 6,000, BU1518sqf, LA26X58sqf, Cat Chong, 012-937 7881, UP3053991

Kota Kemuning, Tradepoint Berjaya Park Shah Alam, Bukit Rimau, Shop-Office, SALE, RM 1,780,800, BU5280sqf, LA22 X 80sqf, Kelvin Tan, 6017-660 6613 / 6012-291 3316, UP3077221

Mont Kiara, Verve Suites, Kuala Lumpur, Serviced Residence, SALE, RM 1,180,000, 2r2b, BU932sqf, One Asia Property Consultants KL Sdn Bhd, 6012722 3718, UP2766672

Mont Kiara, Verve Suites, Mont Kiara, Kuala lumpur, SALE, RM 1,100,000, 2r2b, BU830sqf, One Asia Property Consultants KL Sdn Bhd, 6012-722 3718, UP2501864

| 111

CLASSIFIEDS SECTION

Mont Kiara, SENI @ Mont Kiara, Condominium, RENT, RM 9,500, 3+2r5b, BU2906sqf, Dent Chan, 012-602 9020, UP1633464

Old Klang Road, Le Yuan Residence, Condominium, SALE, RM 790,000, 3+1r3b, BU1392sqf, LA1392sqf, KK Lee, 6012-230 2322, UP2930098

Old Klang Road, Seringin Residences, Kuchai Lama, Condominium, SALE, RM 1,550,000, 3+1r4b, BU2638sqf, Brandon, 0162213883, UP3056969

Mont Kiara, Verve Suites, Mont Kiara, Serviced Residence, SALE, RM 1,450,000, 2r2b, BU1318sqf, One Asia Property Consultants KL Sdn Bhd, 6012722 3718, UP2766621

Mont Kiara, Verve Suites, Mont Kiara, Serviced Residence, SALE, RM 620,000, 1r1b, BU462sqf, One Asia Property Consultants KL Sdn Bhd, 6012722 3718, UP2501903

Mont Kiara, Verve Suites, Mont Kiara, Serviced Residence, SALE, RM 630,000, 1r1b, BU462sqf, One Asia Property Consultants KL Sdn Bhd, 6012722 3718, UP3073813

Mont Kiara, Verve Suites, Mont Kiara, Kuala lumpur, Serviced Residence, SALE, RM 650,000, 1r1b, BU462sqf, One Asia Property Consultants KL Sdn Bhd, 6012-722 3718, UP2501806

Mont Kiara, Verve Suites, Sri hartamas, Serviced Residence, SALE, RM 650,000, 1r1b, BU462sqf, One Asia Property Consultants KL Sdn Bhd, 6012722 3718, UP2501948

Mont Kiara, Verve Suites, Mont Kiara, Serviced Residence, SALE, RM 680,000, 1r1b, BU462sqf, One Asia Property Consultants KL Sdn Bhd, 6012722 3718, UP2984354

Mont Kiara, Verve Suites, Mont Kiara, Serviced Residence, SALE, RM 950,000, 2r2b, BU932sqf, One Asia Property Consultants KL Sdn Bhd, 6012722 3718, UP2501352

Mutiara Damansara, Pelangi Damansara, Mutiara Damansara, pelangi damansara, Condominium, RENT, RM 1,800, 3r2b, BU932sqf, Jei Chew, 6017-507 7911, UP2880289

Old Klang Road, Le Yuan Residence, Condominium, SALE, RM 920,000, 3+1r3b, BU1663sqf, LA1663sqf, KK Lee, 6012-230 2322, UP2930118

Old Klang Road, Tiara Mutiara / The Crown, Jalan Puchong, Service Apartment, RENT, RM 2,300, 3+1r2b, BU852sqf, Home Finder, 012-259 4569, UP2936049

Old Klang Road, The Scott SOHO,old klang road,kuchai lama , Soho, RENT, RM 2,200, 1r2b, BU775sqf, Ryan Lai, 6014226 8287, UP3040258

Old Klang Road, Tiara Mutiara / The Crown, Jalan Puchong, Service Apartment, RENT, RM 2,300, 3+1r2b, BU852sqf, Home Finder, 012-259 4569, UP2936057

112 |

Old Klang Road, Tiara Mutiara / The Crown, Jalan Puchong, Service Apartment, RENT, RM 2,300, 3+1r2b, BU852sqf, Home Finder, 012-259 4569, UP2936056

Old Klang Road, Tiara Mutiara / The Crown, Jalan Puchong, Service Apartment, RENT, RM 2,300, 3+1r2b, BU852sqf, Home Finder, 012-259 4569, UP2936061

Old Klang Road, Tiara Mutiara / The Crown, Jalan Puchong, Service Apartment, RENT, RM 2,300, 3+1r2b, BU852sqf, Home Finder, 012-259 4569, UP3065203

Pandan Indah, Axis SoHu, Pandan, Condominium, RENT, RM 1,900, Studior1b, BU540sqf, Paris Lum, 6016-676 8959, UP3052906

Old Klang Road, Le Yuan Residence, Condominium, SALE, RM 970,000, 3+1r3b, BU1663sqf, LA1663sqf, KK Lee, 6012-230 2322, UP2760491

Pandan Jaya, Bam Villa, Cheras, Condominium, RENT, RM 1,500, 2+1r2b, Hoo, 0122177990, UP3064480

Pantai, Bukit Pantai, Bungalow House, SALE, RM 6,500,000, 6+1r5b, BU10549sqf, LA7433sqf, Foong Lee Yong, 6012-332 2212, UP2732642

OUG, Taman Oversea Union, Bungalow House, SALE, RM 3,800,000, BU8000sqf, LA8500sqf, David Wan, 6012-288 8970, UP3050392

Petaling Jaya, Casa Indah 2, Damansara Indah, Condominium, SALE, RM 800,000, 2+1r3b, BU1215sqf, Alan Cheah, 6012-386 4498, UP2998273

Petaling Jaya, Jalan Kemajuan , Bungalow House, RENT, RM 10,000, 5r2b, BU3500sqf, LA12,600sqf, Celine Yeo, 6017643 8890, UP2129861

CLASSIFIEDS SECTION

Petaling Jaya, Mutiara Tropicana, Townhouse, SALE, RM 1,250,000, 4+1r5b, BU2700sqf, LA26x70sqf, Esther Ng, 6017-200 8703 / 6010-205 5335, UP2411957

Petaling Jaya, Pacific Place , Ara Damansara, Condominium, RENT, 2r2b, BU864sqf, Lim Shu Hoe, 6012-382 4280, UP3063380

Petaling Jaya, Section 17, Bungalow House, SALE, RM 2,500,000, 3r2b, BU2800sqf, LA6770sqf, Amanda Goh, 016-263 2288, UP3010351

Petaling Jaya, Phileo Damansara 2, Office, SALE, RM 1,039,999, BU2506sqf, Jerry Lim, 6012-238 2718, UP3034619

Petaling Jaya, Sunway Challis Damansara, Damansara, Townhouse, SALE, RM 1,380,000, 3+1r3b, LA26x80sqf, Esther Ng, 6017-200 8703 / 6010-205 5335, UP538652

Petaling Jaya, Sunway Damansara, Bungalow House, RENT, RM 16,000, 5r6b, BU6000sqf, LA8000sqf, Felicia Por, 6012-385 3531, UP2426841

Puchong, Detached Factory Puchong, Shah Alam, Detached factory, RENT, RM 135,000, 6b, BU90000sqf, LA2.6sqf, Ada Lee, 019-308 2867, UP3055161

Puchong, jalan puteri 9/2a bandar pueri , Bungalow House, SALE, RM 3,880,000, 5+2r5b, BU13824sqf, LA4500sqf, Maves Ng, 6016-233 8339, UP2843408

Puchong, PUCHONG PRIMA, 2-sty Terrace/Link House, SALE, RM 1,400,000, 4r3b, BU1858sqf, LA3092sqf, Razali Zainal, 6019-221 1454, UP3056007

Puchong, Skyville, Semidetached House, SALE, RM 4,800,000, 5+1r6b, BU5395sqf, LA8000sqf, M C Cheong, 012287 0530, UP2346739

Puchong, The Zest, Serviced Residence, SALE, RM 690,000, 3r2b, BU1205sqf, Marco Chiow, 6017-289 7342, UP3063030

Semenyih, Industrial Land, Industrial Land, SALE, RM 33,755,590, LA421944.88sqf, Mike Chuah, 0122015666, UP3059367

Petaling Jaya, Pacific Place, Ara Damansara, Condominium, RENT, 3r2b, BU1325sqf, Lim Shu Hoe, 6012-382 4280, UP3063385

Semenyih, KESUMA, BERANANG, Detached factory, SALE, RM 9,770,000, 4b, BU40000sqf, LA90115sqf, Marcus Loo, 6016-607 5050, UP2905226

Petaling Jaya, Taman Sri Manja, 2-sty Terrace/Link House, SALE, RM 1,300,000, 4+1r3b, LA45x70sqf, Grey Lim, 012-288 9932, UP2837388

Petaling Jaya, Pacific Place, Ara Damansara, Condominium, SALE, 2r2b, BU864sqf, Lim Shu Hoe, 6012-382 4280, UP3063320

Petaling Jaya, Pacific Place, Ara Damansara, Condominium, SALE, 3r2b, BU1325sqf, Lim Shu Hoe, 6012-382 4280, UP3063361

Petaling Jaya, Senza Residence, Taylor Lakeside Campus, Condominium, SALE, RM 770,000, 3r2b, BU1070sqf, Mr. Kong, 6016-551 6920, UP3082740

Petaling Jaya, SEKSYEN 17, SEKSYEN 16, Bungalow House, SALE, 6r4b, BU5000sqf, LA7000sqf, Priya K Sritharan, 012-205 0168, UP3055141

Petaling Jaya, Tropicana Golf Country Resort, Bungalow House, RENT, RM 18,000, 7+1r6b, BU8000sqf, LA11,600sqf, Emily Choy, 6012200 4066, UP2767930

Puchong, Laman Granview Alvarez, Kinrara South, Bungalow House, SALE, RM 3,156,800, 5+1r7b, BU5602sqf, LA47x85sqf, Ray Chua, 6016-311 0142 / 6012-390 0488, UP3045705

Putrajaya, Condominium, Condominium, RENT, RM 2,600, 3+1r3b, BU1400sqf, LIM, 0196655353, UP3064628

Putrajaya, Puteri Palma 2, Condominium, RENT, RM 3,500, 3+1r3b, BU1641sqf, Bilman Chin Jackson EE, 6016203 3226 / 6013-776 8850, UP2764454

Segambut, Kepong Business Park, Factory, SALE, RM 7,050,000, BU9289sqf, LA11000sqf, Amy Chia, 012-289 7265, UP488672

Segambut, Prima Duta next to concerto and Changkat Kiara, Condominium, SALE, RM 1,050,000, 4r3b, BU2475sqf, Valen Wong, 6016-666 4296, UP2863676

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

Sepang, KOTA WARISAN MULIA, Bungalow House, SALE, RM 698,000, 4r3b, BU2500sqf, LA4000sqf, M C Cheong, 012287 0530, UP2681877

Petaling Jaya, Pacific Place, Condominium, SALE, 3r2b, BU1042sqf, Lim Shu Hoe, 6012382 4280, UP3063389

Petaling Jaya, Tropicana Golf Country Resort, Bungalow House, SALE, RM 5,900,000, 7+1r6b, BU8000sqf, LA11,600sqf, Emily Choy, 6012200 4066, UP2767874

Puchong, Aseana Puteri, Bandar Puteri, Condominium, RENT, RM 2,100, 3r2b, BU1300sqf, Penny Tan , 0123786332, UP2877683

Puchong, Puchong Hartamas, 2-sty Terrace/Link House, SALE, RM 845,000, 3+1r3b, BU1560sqf, LA2464sqf, Danny Lee K.C., 012-268 8623, UP3069388

Puchong, Puchong Jaya , Condominium, SALE, RM 876,400, 4+1r4b, BU2139sqf, Alex CKS, 012-718 7355, UP3044446

Puchong, Summer Homes Lake front Living, Taman Tasik Prima, Townhouse, SALE, RM 930,000, 3+1r4b, BU2305sqf, LA24x95sqf, Rex Lim, 6012-230 7311, UP2865189

Puchong, taman tasik prima, 2-sty Terrace/Link House, SALE, RM 850,000, 4+1r4b, BU3280sqf, Terry, 016-262 9218, UP2974374

Rawang, Taman Velox, Industrial Land, SALE, RM 8,664,084, LA169884sqf, Jimmy Goh, 6012-202 9977, UP3048879

Sepang, Kota Warisan Permai House, Semi-detached House, SALE, RM 620,000, 4r3b, BU1650sqf, LA35x75sqf, M C Cheong, 012-287 0530, UP456364

Sepang, Semi-D, Semidetached House, SALE, RM 799,900, 6r5b, BU3510sqf, LA3280sqf, Austin, 0122987377, UP2524548

| 113

CLASSIFIEDS SECTION

Seputeh, Seputeh Heights Vasana 25, Bungalow House, SALE, RM 8,900,000, 5+1r6b, BU7665sqf, LA11524sqf, Esther Ng, 6017-200 8703 / 6010-205 5335, UP3043566

Serdang, sri serdang, 1-sty Terrace/Link House, SALE, RM 620,000, 3r2b, BU1000sqf, LA3573sqf, Wong Zhen Yang, 6012-654 8522, UP3026531

Seri Kembangan, Bayan Villa, Townhouse, SALE, RM 580,000, 3+1r3b, BU1340sqf, Lydia Shoong, 016-322 6131, UP592842

Seri Kembangan, BlueConstellation Super Link Villa, SALE, RM 1,400,000, 5+1r5b, BU2800sqf, LA26x62.5sqf, Edna Ng, 016880 4840, UP2794642

Seri Kembangan, Karisma Hill, Sunway Eastwood, Taman Equine, 16 Sierra, Sunway Eastwood, 3-sty Terrace/ Link House, SALE, RM 1,737,000, 4+1r6b, BU4104sqf, LA32x54sqf, Miniecs Chan, 6019-415 1343, UP2844124

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

Seri Kembangan, Parc @ One South, Service Apartment, SALE, RM 568,000, 3r2b, BU1215sqf, KK. Chang, 6019992 6622, UP3034613

Seri Kembangan, PARC ONE SOUTH, EAST LAKE, Service Apartment, RENT, RM 2,200, 3r2b, BU1065sqf, Janet Au, 019352 9228, UP3048554

Seri Kembangan, The Heritage Residence, KL, Condominium, SALE, RM 630,000, 3r2b, BU1514sqf, Jordan Lee and Jaafar, 012-259 5592 / 012-378 5811, UP2952266

Setapak, 288 Residency Setapak, Taman PRamlee, Condominium, SALE, RM 650,000, 3+1r3b, BU1408sqf, Steven Lee, 016-700 0300, UP2804486

Setapak, A-5-17 PV 20 , PV20 Platinum Lake Condominium, Condominium, RENT, RM 2,500, 3+1r2b, BU1837sqf, LA1837sqf, Ong, 60126602477, UP3066807

Setapak, Platinum Hill PV 5, Condominium, SALE, RM 530,000, 4r2b, BU1272sqf, Desmond Loke, 010-766 4598, UP3062341

Setapak, PV10, Condominium, RENT, RM 1,800, 4r2b, BU1272sqf, Desmond Loke, 010-766 4598, UP3046623

Setapak, PV13, Condominium, RENT, RM 1,800, 4r2b, BU1313sqf, Desmond Loke, 010766 4598, UP3046625

Setapak, PV2, Condominium, SALE, RM 680,000, 4r2b, BU1500sqf, Desmond Loke, 010-766 4598, UP3048670

Setapak, PV20, Condominium, RENT, RM 1,700, 4r2b, BU1378sqf, Desmond Loke, 010-766 4598, UP3046626

Setapak, Pv20, Condominium, SALE, RM 600,000, 4r2b, BU1333sqf, Desmond Loke, 010-766 4598, UP3078368

Setapak, Seri Maya Condominium, jalan ampang, Condominium, SALE, RM 1,300,000, 4+1r5b, BU2560sqf, Jitco Chin, 012-361 3999, UP3048324

Setapak, VERY PRIME Commercial Land with Building, Commercial Land, SALE, RM 28,500,000, BU7500sqf, LA26,135sqf, lee, 60126762213, UP3034222

Setia Alam, Anjung Sari, Setia Alam, Shah Alam, 3-sty Terrace/Link House, RENT, RM 1,700, 5+1r5b, BU2932sqf, LA22x75sqf, Janelle Tan, 6012251 5998, UP2664296

Setia Alam, Exclusive - Ph2 Anjung Sari,Setia Alam, 3-sty Terrace/Link House, SALE, RM 850,000, 5+1r5b, BU3096sqf, LA22x75sqf, Janelle Tan, 6012251 5998, UP2594629

Setia Alam, Jalan Setia Impian U13/3H, Setia Alam, Klang, Shah Alam, 2-sty Terrace, SALE, RM 630,000, 4r3b, BU1800sqf, LA18x65sqf, Calvin Yew, 012969 7882, UP2930444

Setia Eco Park, Setia Eco Park, PH 11 Alisma, Semi-detached House, SALE, RM 2,550,000, 5r5b, BU3495sqf, LA41x85sqf, Felicia Por, 6012-385 3531, UP2539841

Shah Alam, Bungalow House, SALE, RM 4,200,000, 8+r7b, BU4100sqf, LA20141sqf, Mitra Real Estate Negotiators, 013321 9498, UP3044411

Shah Alam, No 15, Bukit Naga Industrial Park, Factory, SALE, RM 3,200,000, BU5200sqf, LA10,500sqf, Raven, 60123331333, UP2430440

Shah Alam, Seksyen 7, Bungalow House, SALE, RM 2,650,000, 5r5b, BU3000sqf, LA8000sqf, Aiza Bt Ismail, 019324 0080, UP3070099

Shah Alam, Shah Alam 2, 2-sty Terrace/Link House, SALE, RM 650,000, 4r3b, BU1400sqf, LA2690sqf, Hidayah, 60196190449, UP3058998

Seri Kembangan, Gita Bayu, Bungalow House, SALE, RM 7,200,000, 5+1r6b, BU11800sqf, LA8385sqf, Wendy Lian, 6012653 9594, UP3038089

Setapak, Setapak Green, Condominium, RENT, RM 2,100, 4r2b, BU1423sqf, Desmond Loke, 010-766 4598, UP3048496

Setia Alam, Jalan setia damai U 13/15D, Setia Alam, 2-sty Terrace/Link House, SALE, RM 1,080,000, 4+1r3b, BU2600sqf, LA2500sqf, Alicia Chan, 012-611 9096, UP3000679

Setapak, SETAPAK INDAH, 2-sty Terrace/Link House, SALE, RM 770,000, 4r3b, BU2000sqf, LA20x75sqf, Sylvia Wong, 6014-630 6666 / 6016-996 6936, UP2977140

Shah Alam, Jalan Uranus U5, Subang Bestari, 2-sty Terrace/ Link House, SALE, RM 700,000, 4r3b, BU2400sqf, LA25x60sqf, Jeff Yee, 6012-323 9908, UP3059054

114 |

Shah Alam, Ken Rimba, Legian Residence, 2-sty Terrace/Link House, SALE, RM 730,000, 4r3b, BU1840sqf, LA25x65sqf, Rex Lim, 6012-230 7311, UP2449491

Seri Kembangan, Taman Puncak Jalil, Seri Kembangan, Taman Puncak Jalil, Seri Kembangan, 2-sty Terrace/Link House, SALE, RM 508,000, 4r3b, BU1540sqf, LA22x70sqf, Chris Tee, 6018231 1621, UP3069726

CLASSIFIEDS SECTION

SierraMas, Sierramas east, Bungalow House, SALE, RM 4,900,000, 6+1r6b, BU4800sqf, LA8600sqf, Pinky Choong, 010-435 2318, UP2831310

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

Shah Alam, Sri Acappella, Penthouse, SALE, RM 2,500,000, 4+1r6b, BU4400sqf, Amanda Goh, 016-263 2288, UP3075767

Simpang Tiga Ijok, Factory, SALE, RM 10,800,000, BU80000sqf, LA130000sqf, Daniel Wong, 0128892388, UP3032707

Sri Damansara, Bandar Sri Damansara SD8 Kepong, 2-sty Terrace/Link House, RENT, RM 2,100, 3+1r3b, BU1650sqf, LA22x75sqf, Cathy Tan, 016395 9323, UP2984816

Sri Damansara, Menara D’S Sara block C, Condominium, RENT, RM 1,800, 3r2b, BU1123sqf, LA1123sqf, Pinky Choong, 010-435 2318, UP2588638

Sri Petaling, Endah Ria, Condominium, SALE, RM 550,000, 3r2b, BU1387sqf, LA1387sqf, Angie Ng Geok Koon, 6016-712 0081, UP2993645

Sri Petaling, 1 1/2s, Bandar Baru Sri Petaling, 1.5-sty Terrace/Link House, SALE, RM 738,000, 2+1r2b, LA1760sqf, Jenny Chong, 016-281 1196, UP2807005

Solaris Dutamas, Solaris Dutamas, Serviced Residence, RENT, RM 5,000, 2+1r2b, BU1236sqf, Kevin Teh, 6013-555 7333, UP3067040

Sri Damansara, The Airie, Bandar Sri Damansara, Semidetached House, SALE, RM 2,600,000, 5+1r7b, BU4285sqf, LA2600sqf, Ruby Ooi, 6017-250 3789, UP2102833

Sri Petaling, N149K, Taman Sri Endah, Semi-detached House, SALE, RM 1,950,000, 4+1r5b, BU3084sqf, LA4000sqf, Kenny See, 6016-720 2020, UP2510875

SS2, Five Stones, Condominium, RENT, RM 4,800, 4+1r4b, BU2254sqf, Catherine Soo, 012-981 2767, UP3051907

Subang Jaya, SS18, SUBANG JAYA, 2-sty Terrace/Link House, SALE, RM 850,000, 4r3b, LA22 x 80sqf, Vello, 0108403479, UP3056063

Sungai Besi, Semi-detached House, SALE, RM 3,550,000, 4+1r6b, BU4435sqf, LA3561sqf, jimmy poh, 0123824537, UP3044381

Subang Heights, bungalow , subang height, Bungalow House, SALE, RM 4,100,000, 7+1r8b, BU6200sqf, LA5100sqf, Rose Chong, 012-203 6583, UP3061834

Subang Jaya, Empire Subang, Office, RENT, RM 23,921, 4r1b, BU6295sqf, Jason Loh, 012-214 4144, UP2727015

Sungai Besi, The Grove, Semi-detached House, SALE, RM 3,000,000, 4+1r5b, BU4376sqf, LA40x80sqf, Cannice You, 6012-295 5030, UP3040635

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

Sri Petaling, Cor,Bdr Baru Sri Petaling, 2-sty Terrace/Link House, SALE, RM 1,900,000, 5r4b, LA5000sqf, Jenny Chong, 016-281 1196, UP2755568

Sri Petaling, Cor Hse, 2-sty Terrace/ Link House, SALE, RM 1,450,000, 4r3b, LA3500sqf, Jenny Chong, 016-281 1196, UP2857979

Taman Melawati, Amber Hill, Semi-detached House, SALE, RM 2,500,000, 4+1r5b, BU3874sqf, LA4000sqf, Serene Yap, 019-237 1813, UP3021820

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

Subang Jaya, Main Place Residence, USJ Subang Jaya, Condominium, RENT, RM 1,400, 2r1b, BU615sqf, Sebastian Sam, 6018-200 3388 / 6012-207 8398, UP3003270

Subang Jaya, Spring Villa Condominium, Condominium, SALE, RM 738,000, 3+1r3b, BU1925sqf, Sally Han, 6017-297 8378, UP2661668

Sungai Buloh, Sungai Buloh Country Resort, Semi-detached House, SALE, RM 1,100,000, 5r5b, LA8821sqf, PPC International Sdn Bhd, 6019337 2852, UP1855425

Sunway SPK, Townhouse, SALE, RM 1,800,000, 3+1r4b, BU2842sqf, Grey Lim, 012-288 9932, UP2691354

Taman Desa, Armada Villa, Semi-detached House, SALE, RM 3,000,000, 6r6b, BU3900sqf, LA40x80sqf, Cannice You, 6012-295 5030, UP2015197

Taman Melawati, 20 Trees , Bungalow House, SALE, 6r6b, BU6426sqf, Michelle Yeap, 012288 8483, UP3045400

Taman Melawati, Saville @ Melawati, Condominium, RENT, RM 1,700, 3r2b, BU1007sqf, Desmond Loke, 010-766 4598, UP3033078

Taman Melawati, Saville @ Melawati, Condominium, RENT, RM 2,100, 4r2b, BU1253sqf, Desmond Loke, 010-766 4598, UP3033046

| 115

CLASSIFIEDS SECTION

Titiwangsa, The Reach, KL city , titiwangsa, Condominium, SALE, RM 855,856, 3r2b, BU1368sqf, Teng CL Wong, 017-299 5230, UP2856400

Taman Melawati, Saville @ Melawati, Condominium, SALE, RM 620,000, 4r3b, BU1253sqf, Desmond Loke, 010-766 4598, UP3050431

Taman Melawati, Contours, Twin Courtyard Villa, SALE, RM 3,789,550, 5r5b, BU5688sqf, LA4961sqf, Gilbert Chong, 012303 1270, UP3055696

Titiwangsa, The Vistana Residences, KL City, Condominium, RENT, RM 2,300, 2+1r2b, BU1066sqf, Joti Chugani, 6012-372 0544, UP1982330

Titiwangsa, The Vistana Residences, Pekeliling, Condominium, SALE, RM 620,000, 3+1r2b, BU1380sqf, Joti Chugani, 6012-372 0544, UP1819172

Titiwangsa, Titiwangsa Sentral condo, Jalan Tun Razak, Condominium, SALE, RM 650,000, 3r2b, BU1100sqf, LA1100sqf, Jason Koh, 6016298 8628, UP2268297

Titiwangsa, Titiwangsa Sentral, Jalan Tun Razak, Flat, SALE, RM 660,000, 3r2b, BU1011sqf, Lee Kit, 0173000512, UP3081191

Tropicana, Tropicana Grande, Petaling Jaya, Condominium, RENT, RM 7,000, 3+1r5b, BU2573sqf, Shirley, 0132885796, UP3031406

Ulu Klang, ukay bistari, 2-sty Terrace/Link House, SALE, RM 910,000, 4r3b, BU1400sqf, LA20x70sqf, Sahrol, 6012-779 8122, UP2964604

USJ, 2-sty Terrace/Link House, SALE, RM 900,000, 5r3b, LA24x75sqf, simon , 0126139409, UP3052191

USJ, Riverdale @ USJ One Park, USJ 1, Condominium, SALE, RM 638,000, 3+1r3b, BU1242sqf, Sebastian Sam, 6018-200 3388 / 6012-207 8398, UP2715459

USJ, Skypark@OneCity, USJ 25, Office, RENT, RM 7,000, LA2300sqf, Peter Yap, 60123788693, UP3023923

USJ, USJ 3, 2-sty Terrace/Link House, SALE, RM 950,000, 4r3b, LA40x60sqf, Grey Lim, 012-288 9932, UP2695094

USJ, usj5 , usj 5 ,usj, Bungalow House, SALE, RM 4,100,000, 7r6b, BU7000sqf, LA7000sqf, John Oh, 016-971 5819, UP3064478

Valencia, 2.5-sty Terrace/ Link House, SALE, RM 1,880,000, 4+1r5b, BU3000sqf, LA26*75sqf, Pinky Choong, 010-435 2318, UP2830284

Valencia, 2.5-sty Terrace/Link House, SALE, RM 2,800,000, 6+1r5b, BU4500sqf, LA3100sqf, Pinky Choong, 010-435 2318, UP2903650

Valencia, 2-sty Terrace/ Link House, RENT, RM 5,300, 4+1r4b, BU2200sqf, LA28x80sqf, Pinky Choong, 010-435 2318, UP1848446

Valencia, Bungalow House, RENT, RM 8,000, 5+1r4b, BU5500sqf, LA100000sqf, Pinky Choong, 010-435 2318, UP1448566

Valencia, Bungalow House, SALE, RM 4,300,000, 5+1r6b, BU4500sqf, LA8700sqf, Pinky Choong, 010-435 2318, UP2971235

Valencia, Bungalow House, SALE, RM 5,200,000, 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, Elitis Puncak, Bungalow House, SALE, RM 6,388,888, 5+1r6b, BU5618, LA10500, Pinky Choong, 010435 2318, UP3035563

Valencia, Semi-detached House, SALE, RM 2,450,000, 4+1r5b, BU3307sqf, LA3500sqf, Pinky Choong, 010-435 2318, UP2830265

Valencia, Semi-detached House, SALE, RM 2,450,000, 4+1r5b, BU3307sqf, LA3500sqf, Pinky Choong, 010-435 2318, UP3074280

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, SALE, RM 4,200,000, 5+1r5b, BU4000sqf, LA9000sqf, Pinky Choong, 010-435 2318, UP2459365

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, UP2846119

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

Valencia, Sungai Buloh , Bungalow House, SALE, RM 4,800,000, 5+1r5b, BU5000sqf, LA8611sqf, Pinky Choong, 010-435 2318, UP1709924

Valencia, Sungai Buloh, 3.5-sty Terrace/Link House, SALE, RM 1,950,000, 6+1r3b, LA22x (85+40)sqf, Valen Wong, 6016666 4296, UP2863677

Valencia, Sungai Buloh, Bungalow House, SALE, RM 4,500,000, 5+1r5b, BU4800sqf, LA8800sqf, Pinky Choong, 010-435 2318, UP1979577

Valencia, VALENCIA, Sungai Buloh, Bungalow House, SALE, 5+1r5b, BU5000sqf, LA8773sqf, Pinky Choong, 010-435 2318, UP3044751

Valencia, VALENCIA, Sungai Buloh, Bungalow House, SALE, RM 4,800,000, 5+1r5b, BU5000sqf, LA8773sqf, Pinky Choong, 010-435 2318, UP3044823

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

Wangsa Maju, Metroview Condominium, Condominium, SALE, RM 520,000, 3r2b, BU1150sqf, Jason Koh, 6016298 8628, UP2022232

Batu Pahat, 1-sty Terrace/Link House, SALE, RM 325,000, 4r3b, LA20x70sqf, rahman, 0127068265, UP3067449

Bayan Lepas, BayStar Condominium, Queensbay, Condominium, RENT, RM 3,600, 3r3b, BU1562sqf, Cane Low, 6012-559 2122, UP2418335

Bayan Lepas, Elit Heights @ Bayan City, Bayan Baru, Condominium, SALE, RM 740,000, 3+1r2b, BU1572sqf, Cane Low, 6012-559 2122, UP2908571

Bemban, Gapam Bemban, Bungalow House, SALE, RM 2,764,300, 5+1r7b, BU4452sqf, LA10291sqf, Daric Goo, 6016663 2966, UP3053551

Bukit Dumbar, Bukit Dumbar Villa, Townhouse, RENT, RM 2,700, 5r5b, BU2500sqf, William, 0163413868, UP2879048

PROPERTY OUTSIDE KLANG VALLEY

Ayer Keroh, Tiara Melaka Golf and Country Club, Semidetached House, SALE, RM 3,500,000, 5+1r5b, BU7500sqf, LA13412sqf, Mike Horner, 6598313145, UP2670220

116 |

CLASSIFIEDS SECTION

Bukit Jambul, Desa Daya, Apartment, SALE, RM 318,000, 3r2b, BU800sqf, Ken Lim, 6016446 6662, UP2481262

Bukit Mertajam, Taman Sri Cendana, Juru, Semi-detached House, SALE, RM 695,000, 4+1r3b, BU2740sqf, LA3006sqf, Serene Ng, 012-403 8933, UP2218072

Bukit Minyak, Taman BM Utama, Semi-detached House, SALE, RM 788,000, 5r3b, BU2488sqf, LA35 x 82sqf, Serene Ng, 012-403 8933, UP2789745

Bukit Minyak, Tangkas Infinity , Juru, Commercial Semi-D, SALE, RM 3,660,000, 6b, BU12000sqf, LA600015500sqf, Pauline Wong, 0122313905, UP2813746

Canberra, House, Flat, SALE, RM 860,000, 6+1r3b, LA1025, Jo Raja, 61733000808, UP3082164

Gelugor, Jalan Bukit Gandir Geligor, Bungalow House, SALE, RM 2,900,000, 4r5b, BU3358sqf, LA4142sqf, Chrys Lim, 012-212 0082, UP2941029

Gelugor, The Light Collection II, Condominium, RENT, RM 3,500, 3r2b, BU1367sqf, Cane Low, 6012-559 2122, UP2869171

Gelugor, The Light Collection II, Condominium, SALE, RM 1,380,000, 3+1r2b, BU1368sqf, Cane Low, 6012-559 2122, UP3042708

Horizon Hills, horizon hill, horizon hill, Cluster Homes, SALE, RM 2,300,000, 5r5b, LA4600sqf, Cavin Sim, 6016788 8163, UP3045413

Ipoh, Bungalow House, SALE, RM 1,600,000, 3r, LA7800sqf, Kesavan, 0195558100, UP3029316

Ipoh, Ipoh City Center SoVo, Condominium, SALE, RM 333,195, 2+1r2b, BU852sqf, Brian Chan, 012-282 7078, UP3035731

Ipoh, The Haven Lakeside Residences, Condominium, SALE, RM 880,000, 3r2b, BU1180sqf, Yaw, 60125163116, UP3077155

Ipoh, IPOH LUXURY SOVO@THE MAJESTIC IPOH, Condominium, SALE, RM 333,195, 2r2b, BU852sqf, Sandra Tan, 014-388 1404, UP3052957

Ipoh, The Majestic SOVO Condo, Ipoh City Center, Condominium, SALE, RM 364,235, 2+1r2b, BU926sqf, Rebecca Heng, 016-545 6033, UP3083041

Johor Bahru, 1-sty Terrace/ Link House, SALE, RM 310,000, 3r2b, BU1540sqf, LA22 X 70sqf, Peter Lee, 6019-759 6626, UP3065278

Johor Bahru, Bungalow, Taman Bukit Kempas, Semi-detached House, SALE, RM 1,600,000, 4r5b, BU4100sqf, LA7200sqf, Violet, +6596275412, UP3038262

Ipoh, The Majestic, Condominium, SALE, RM 364,235, 2+1r2b, BU926sqf, Kellis Thong, 012-500 8021, UP3059032

Johor Bahru, Bungalow House, SALE, RM 1,800,000, 5r4b, BU4500sqf, LA6000sqf, Xinlin Tan, 011-1071 0336, UP3040947

Johor Bahru, Botanika, Condominium, SALE, RM 563,000, BU1126sqf, Lim, 60172414126, UP3042509

Johor Bahru, Botanika @ Bayu Puteri, Service Apartment, SALE, RM 596,780, 3r3b, BU1126sqf, Desmond Fong, 016-768 1822, UP2704341

Johor Bahru, Horizon Residence @ Bukit Indah Serviced Apartment, Bukit Indah, Service Apartment, SALE, RM 598,000, 3r2b, BU1045sqf, LA1045sqf, Xinlin Tan, 011-1071 0336, UP3036016

Johor Bahru, Seri Austin Hill Cluster House, Cluster Homes, SALE, RM 815,000, 4r4b, BU2419sqf, LA32x75sqf, Bernice Lim, 013-788 7088, UP3012231

Johor Bahru, Tampoi, Industrial Land, SALE, RM 58,300,000, LA12.16sqa, Alan Lee, 6019-383 8783, UP3075682

Johor Bahru, Horizon Residence @ Bukit Indah Serviced Apartment, Bukit Indah, SALE, RM 600,000, 3r2b, BU1045sqf, Evan Choon, 0167223435, UP3056510

Johor Bahru, Grand Medini, Condominium, SALE, RM 460,000, 2r1b, BU571sqf, A Chan, 6017-886 9881 / 6019343 1053, UP3062972

Johor Bahru, Horizon Residence @ Bukit Indah Serviced Apartment, SALE, RM 575,000, 3r2b, BU1045sqf, susanlee, 6012-713 9998, UP3051177

Johor Bahru, Horizon Residence @ Bukit Indah Serviced Apartment, SALE, RM 583,000, 3r2b, BU1045sqf, LA1045sqf, Xinlin Tan, 011-1071 0336, UP3037192

Johor Bahru, Molek Pine, Tebrau, Apartment, RENT, RM 2,800, 3r3b, BU1470sqf, Aw Ru Yi, 6016-747 7447 / 6106-921 6496, UP3062959

Johor Bahru, Molek Pine, Tebrau, Condominium, SALE, RM 3,300, 3r2b, BU1100sqf, Daniel Yong, 016-712 7500, UP2788622

Johor Bahru, palazio service apartment, mount austin, Apartment, RENT, RM 1,350, Studior1b, BU484sqf, susanlee, 6012-713 9998, UP3046949

Johor Bahru, taman iskandar, 2.5-sty Terrace/Link House, SALE, RM 1,070,000, 4r3b, BU3150sqf, LA20x70sqf, Andy Chin, 016-788 6699, UP3075954

Kota Kinabalu, Taman Indah Permai , 2-sty Terrace/Link House, SALE, RM 455,000, 3+1r3b, BU1700sqf, LA1600sqf, Wah Kheng Wu, 6016-810 0663, UP3043042

Johor Bahru, Taman Setia Indah, 2-sty Terrace/Link House, SALE, RM 800,000, 4r4b, BU2200sqf, LA42x80sqf, Jennie Ooi, 6016-715 6627, UP3083266

Johor Bahru, Taman Molek, Semi-detached House, SALE, RM 900,000, 5r3b, LA4368sqf, Bernice Lim, 013-788 7088, UP3066639

Kulai, Factory, SALE, RM 25,000,000, LA11.9sqa, Michael, 0127897698, UP3077341

| 117

CLASSIFIEDS SECTION

Kulim, Taman penaga, 1-sty Terrace/Link House, SALE, RM 145,000, 3r2b, LA20x70sqf, Irene Khew, 6016-445 5891, UP3047768

Kluang, Niyor, Agricultural Land, SALE, RM 27,720,000, LA198sqa, Alan Lee, 6019-383 8783, UP3049779

Nusajaya, Bukit Indah, 2-sty Terrace/Link House, SALE, RM 595,000, 4r3b, BU1800sqf, LA20x70sqf, Sam Ho, 018-777 7879, UP3032404

Nilai, Akasia, Nilai Impian, Semidetached House, SALE, RM 735,000, 4+1r5b, BU2200sqf, LA3700sqf, M C Cheong, 012287 0530, UP2397869

Mantin, Bungalow in Tropicana, Mantin, Bungalow House, SALE, RM 871,200, 5+1r6b, BU3654sqf, LA60x100sqf, Winson Goh, 6012-375 2235, UP2720303

Melaka Tengah, Atlantis Residences, Melaka Tengah, Kota Laksamana,Ayer Keroh, Condominium, SALE, RM 511,000, 2+1r2b, BU1265sqf, Sharon Sor, 6016-440 2542, UP2977723

Nusajaya, Nusa idaman 7 Hill side, 2-sty Terrace/Link House, SALE, RM 900,000, 4r3b, BU2100sqf, LA2400sqf, Chong, 6596569189, UP1920819

Melaka Tengah, Atlantis Residences, Melaka Tengah, Kota Laksamana,Ayer Keroh, Serviced Residence, SALE, RM 256,721, 1r1b, BU689sqf, Mellissa Lim, 6019-367 4717, UP3046430

Nusajaya, Bukit indah, 2-sty Terrace/ Link House, SALE, RM 595,000, 4r3b, BU1800sqf, LA20x70sqf, Christopher Ng, 6017769 9937 / 6017-790 1144, UP2894771

Mantin, Bungalow in Tropicana, Mantin, Bungalow House, SALE, RM 919,600, 5+1r6b, BU3654sqf, LA60x100sqf, Winson Goh, 6012-375 2235, UP2492218

Nusajaya, Bukit Indah , Cluster Homes, SALE, RM 1,000,000, 5+1r5b, BU2400sqf, Christopher Ng, 6017-769 9937 / 6017-790 1144, UP2791229

Nusajaya, Bukit Indah, Semi-detached House, SALE, RM 1,799,999, 4+1r5b, BU3600sqf, LA40x75sqf, Christopher Ng, 6017-769 9937 / 6017-790 1144, UP3082319

Nusajaya, The Sky Executive Suites, Bukit Indah, Condominium, RENT, RM 4,500, 3+1r4b, BU1500sqf, Nurfirdaus Rashid, +60108823916, UP3075129

118 |

Nusajaya, Nusa Idaman, 2-sty Terrace/Link House, SALE, RM 900,000, 4r3b, BU2100sqf, LA32 x 75sqf, Xinlin Tan, 011-1071 0336, UP3036058 Nusajaya, Danga, Commercial Land, SALE, RM 17,300,000, LA1.6sqa, Alan Lee, 6019-383 8783, UP3049846

Pasir Gudang, Factory, RENT, RM 14,000, BU10763sqf, LA10763sqf, Rohaznizam bin Yon, 072551880, UP2799349

Pekan Nanas, Jeram Batu, Commercial Land, SALE, RM 221,000,000, LA1426sqa, Alan Lee, 6019-383 8783, UP2866978

CLASSIFIEDS SECTION

Pulau Betong, Pulau Betong Agriculture Land, Residential Land, SALE, RM 65,000,000, LA60sqa, AL, 6016-417 9909, UP3064935

Relau, The Golden Triangle Condominium, Condominium, SALE, RM 560,000, 3r2b, BU1165sqf, Sharon Koay, 6012-420 1147, UP3046701

Senawang, 2-sty Terrace/Link House, SALE, RM 730,000, 5+1r3b, BU2500sqf, LA26X75sqf, MUHAMMAD AFIQ BIN MAT ALI, 0199870164, UP3066874

Senawang, BUKIT GALENA, Garden City Home, 2-sty Terrace/Link House, SALE, RM 420,000, 4+1r3b, BU1400sqf, LA20x75sqf, Kenix Chan, 6014-626 1833, UP3074551

Seremban, Nusari Bayu 3, Nusari Aman 1, 2-sty Terrace/Link House, SALE, RM 614,000, 4r4b, BU1500sqf, LA2190sqf, Kenix Chan, 6014-626 1833, UP3056287

Seremban, Sri Pulai 3, Templer , Sikamat, 1-sty Terrace/Link House, SALE, RM 249,880, 3r2b, BU1260sqf, LA1350sqf, Kenix Chan, 6014-626 1833, UP3070064

Setia Tropika, SETIA BUSINESS PARK 2, Cluster Homes, SALE, RM 2,600,000, BU4746sqf, LA60*130sqf, Kelvin Ong, 016-756 0946, UP3075344

Simpang Ampat, Taman Dedaun, Batu Kawan, Residential Land, SALE, RM 541,800, BU6020sqf, LA6020sqf, Serene Ng, 012-403 8933, UP3061563

Sungai Ara, The Clovers, Sungai Ara,Penang, Condominium, SALE, RM 500,000, 3r2b, BU1012sqf, Winnie Choo, 012-416 9623, UP3075220

Sungai Nibong, Taman Sri Nibong, Semi-detached House, SALE, RM 3,980,000, 5r5b, BU3500sqf, LA11388sqf, Sunny Tse, 6016-421 6100, UP3066227

Taman tasek , Service Apartment, SALE, RM 1,178,388, 5+1r6b, BU2476sqf, Vivien Lai, 6010-822 9841, UP3062288

Tanjung Bungah, Bungalow House, SALE, RM 5,200,000, 3r2b, BU4000sqf, LA7437sqf, Yew Yu Win, 6012-581 5924, UP3032740

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