iProperty.com Issue 119 (January 2015)

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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, MALAYSIA LOH-LIM SHEN YI HEAD OF DEVELOPER SALES HOW YONG KIEN SOON HEAD OF MEDIA SALES JENN ADAMS HEAD OF iPROPERTY TV COREY WEEKES AGENT SALES MANAGER LEON KONG MANAGING DIRECTOR AND CHIEF EXECUTIVE OFFICER GEORG CHMIEL CHIEF FINANCIAL OFFICER ROBERT GOSS CHIEF INFORMATION OFFICER HARMIT SINGH HEAD OF CONSUMER MARKETING & BRAND MANAGEMENT JONATHAN ADAMS

iProperty.com Malaysia Sdn Bhd (600850-K) Suite 11.01, Level 11 Menara IGB, Mid Valley City, Lingkaran Syed Putra, 59200 Kuala Lumpur, Malaysia Phone: (603) 2264 6888 | Fax: (603) 2264 6900 Sales enquiries: my.sales@iproperty.com Editorial matters: editorial@iproperty.com General enquiries: my.info@iproperty.com Subscription: subscription@iproperty.com iProperty.com Malaysia Sdn Bhd ( Johor) G-18, Jalan Seri Austin 1/1, Taman Seri Austin, 81100 Johor Bahru. iProperty.com Malaysia Sdn Bhd (Penang) Bay Avenue D-25-3, Lorong Bayan Indah 2 Bayan Lepas, 11900 Penang iProperty.com Magazine is published monthly by iProperty.com Malaysia Sdn Bhd Suite 11.01, Level 11 Menara IGB, 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.

To New Beginnings and Opportunities Happy New Year and warmest greetings at the start of another year! Hope the holidays have left you refreshed and rejuvenated to take on the challenges of a whole new year. For us at the iProperty Group, we are thrilled to usher in the New Year. It provides us with the perfect opportunity to set new targets, achieve new milestones and set new benchmarks! With the dawn of the New Year, you would have noticed that our first issue of the year now displays a new masthead. We are also excited to announce that along with news from the international property market, the magazine is now also available in Singapore and will be featuring exciting content and information on the market there as well. Last year, in November, we gave due recognition to the many developers that have relentlessly worked towards shaping the skylines of Malaysia with their prestigious developments via the only consumer-selected award recognition, the iProperty. com People’s Choice Awards 2014. In this issue of the magazine along with a dedicated pull-out, we pay tribute to all the winners and finalists of the iProperty.com People’s Choice Awards. It was an outstanding event in many ways with 55 finalists, 10 categories and over 10,000 Malaysians voting! Congrats to all our winners and finalists once again. To all who have set goals this New Year, I hope that you meet all the challenges that may come your way with tenacity and enthusiasm. It is vital to remember that anything is possible if we work hard towards achieving them. Even in the most daunting adversity, we can victoriously triumph. Wishing you a great 2015!

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 & CEO The iProperty Group



CONTENTS

January 2015

2

CEO’S FOREWORD

8

HAPPENINGS

Homebuyers’ Outlook

30 2015: THE YEAR OF THE HOMEBUYER?

Events

Pick of the Month

12 GOLDEN HOUR iProperty.com Malaysia People’s Choice Awards 2014

42 THE NEXT NUCLEUS IN KLANG VALLEY

Cover Story

Experts’ Views

16 ASPEN VISION CITY

44 GREATNESS OR A GAMBLE?

The northern connection

Market Insight

Featured Property

54 GROWING TRENDS: PRICES IN KLANG VALLEY

20 M RESIDENCE, CANAL LINK A premier lifestyle choice

24 ICONIC SKIES (CONDOMINIUM & SKIES VILLA)

Let ’s Talk

A new icon on the horizon

58 PERBADANAN PR1MA MALAYSIA

Insights

A PR1MA-ry solution

26 PRODDING THE PROPERTY BUBBLE

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CONTENTS January 2015

Investment Tips

Contributors

64 OREGEON PROPERTY CONSULTANCY

82 NATIONAL HOUSE BUYERS ASSOCIATION

A look at Bandar Tun Hussein Onn

Enforcement under the Strata Management Act 2013 (SMA)

86 DATO’ JOEY YAP The 12 animal signs for 2015

Singapore

Office Design

70 HAPPENINGS

92 SERVCORP LIMITED 72 IPROPERTY.COM PEOPLE’S CHOICE AWARDS 2014/15 (SINGAPORE) 74 INVESTING IN ASIA

Suites for every taste

Tips & Tricks

94 SIMPLY GREEN

76 SINGAPORE PROPERTY MARKET OUTLOOK 2015

Agents’ Views

96 WHAT MAKES A GOOD AGENT?

International Property Investment 78 KICK-STARTING YOUR INTERNATIONAL PROPERTY INVESTMENT

Classifieds 104 AGENCY DIRECTORY 105 CLASSIFIEDS 120 SUBSCRIPTION

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HAPPENINGS

Tropicana Wins at the iProperty.com People’s Choice Awards 2014 Tropicana Corporation Berhad took home the iProperty.com People’s Choice Awards for Best High Rise Development thanks to its Tropicana Metropark’s Pandora and Paloma Serviced Residences project. The winning entry was based on the design, facilities, connectivity and holistic nature of Tropicana Metropark. Tropicana was also nominated in five other categories at the ceremony which were Developer of the Year, Best Luxury and Landed Development, Best Landed Development, Best Township of the Year and Best Integrated Development. The Group has seen a recent surge in their accolades with their recent wins at The Edge Property Excellence Awards as well. The award-winning Tropicana Metropark is a mixed development in Subang which comes complete with its aptly named ‘Green Lung’ which is 9.2-acre green central park. This integrated development offers varied components comprising of townhouses, serviced apartments, shop fronts, business suites, SOHO, office towers, a proposed shopping mall, medical centre and education hub. Pandora Serviced Residences, the first phase of Tropicana Metropark was launched last year with a successful take-up rate of over 90%. Its 627 units are spread across two residential towers and come in three design options which are studio, two- and three-bedroom layouts. Its second phase, Paloma

Services Residences comprises two serviced residential towers which offer a total of 587 units. Tower B of Paloma Serviced Residences is open for sale and consists of 248 units which are available in studio, two-bedroom and three-bedroom designs.

Ivory to Develop Land in Johor At the signing ceremony, Ivory Properties was represented by its group chief executive officer Datuk Low Eng Hock and chief operating officer Goh Chin Heng while JB Lee Properties Sdn Bhd was represented by its directors Lee Wui Ming and Sia Chai Wat. Johor Housing and Local Government Committee chairman Datuk Abdul Latiff Bandi was also present to witness the signing. Aptly named Four-Leaf Clover Residences, the proposed development in Teluk Jawa will feature four clover-like, petalshaped residential towers that offer all the convenience of inner-city living with the luxuries one would expect in a hotel.

Ivory Properties Group Berhad, through its wholly-owned subsidiary Ivory Residence Sdn Bhd, firmed up a joint venture with a land owner in Johor to develop a freehold land in Teluk Jawa. The agreement between Ivory Residence Sdn Bhd and JB Lee Properties Sdn Bhd is to jointly develop approximately 8.98 acres of land into a project that is estimated to have a gross development value of RM2 billion.

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Set within the high growth Southern Link corridor, the development borrows inspiration from the Grand Canal in Venice, incorporating a picturesque canal within the retail component of the development. “This land of opportunity has since become an ideal haven for property development by many top-notch property moguls and we at Ivory are proud to have the honour of being part of this opportunity,” Low said.



HAPPENINGS Sunway Adds Education to Iskandar Community Pre-enrolment for the new campus will begin in January 2015 for preschool right up to pre-university. The school will also provide the International Baccalaureate (IB) education framework for its pre-university students. During the event, both Sunway Property and Sunway Education Group collectively announced its special bursary programme, presenting attractive benefits to early birds of the property and School. Children of any Sunway Iskandar buyers will be entitled to a bursary programme upon qualifying all the terms and conditions.

Sunway Berhad has announced its upcoming Sunway Iskandar plans with the introduction of the Sunway International School (SIS) Sunway Iskandar. Scheduled to see its first intake in 2017, SIS Sunway Iskandar will be the only school in Iskandar, Johor to offer the Canadian (Ontario) curriculum which is rated as one of the world’s best school systems. It is also a candidate school for the International Baccalaureate Diploma Programme (IBDP).

SIS Sunway Iskandar will also offer a special bursary of RM 10,000 to all student enrolment. The bursaries are valid for 24 months from the date of the School’s opening and applicants are eligible to both special bursaries upon qualifying all the terms and conditions. With English as the medium, SIS Sunway Iskandar will be fully taught by Canadian-certified teachers and IB-certified educators. It is also the first international school to implement a full laptop programme and is a candidate school for the IB Diploma Programme pursuing authorisation as an IB World School.

Mah Sing Foundation Donates RM200,000 to Enhance Education in Malaysian Schools Mah Sing Foundation, a charitable trust established by Mah Sing Group Berhad recently contributed a grand total of RM200,000 to eight schools in Johor Bahru. Present to witness the cheque handover ceremony was YB Datuk Ir Dr Wee Ka Siong, a Minister in the Prime Minister’s department. The schools which are SJKC Ban Foo, SJKC Chien Chi, SJKC Masai, SJKC Tiram, SJKC Peh Chih, SK Taman Rintang 3, SK Cahaya Masai and SJKT Mount Austin received RM25,000 each. The contribution was a Corporate Social Responsibility (CSR) initiative organised by Mah Sing under its flagship CSR platform, the Mah Sing Foundation. The donation will be utilised to build and upgrade facilities such as computer rooms, toilets and libraries for the students in line with the Foundation’s objectives to provide educational assistance to the needy and underprivileged. Aside from this initiative, Mah Sing Foundation recently offered scholarships amounting to more than RM150,000 to four students from Tunku Abdul Rahman University College. The scholarship covers each student’s entire three or four years’ worth of tuition fees plus a fixed living allowance of RM600 a month excluding practical training periods, an industrial

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placement in relevant Mah Sing Group departments and a job offer waiting for those who are competent in their field once they have graduated.



EVENTS | People’s Choice Awards 2014

Top 10 winners

GOLDEN HOUR Congratulations to all the winners of iProperty.com Malaysia’s Inaugural People’s Choice Awards!

The cr me de la cr me in the property industry was given due recognition at the iProperty.com People Choice Awards 2014. The event, organised by iProperty.com Malaysia, the country’s No.1 property website, was held at the One World Hotel in Petaling Jaya. The event, bringing together nominees and industry leaders for a night of fun and celebrations, was hosted by Daphne Iking and Andrew Netto, offered the finest in local entertainment, a gourmet banquet and, of course, the presentation of the prestigious trophies and certificates. Speaking at the gala awards night, iProperty Group’s Managing Director & Chief Executive Officer, Georg Chmiel, said that iProperty.com Malaysia was proud to have a platform to duly acknowledge industry leaders that have played such a significant impact in the lives of property buyers via their distinguished and impressive developments. “Our main objective for organizing the iProperty.com People’s Choice Awards was to recognise honour and celebrate the enormous achievements of developers in the country as they tirelessly contribute to the growth of

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Distinguished guests give the PCA a thumbs up!

the Malaysian economy as well as make a difference by providing homes, offices and various properties to meet the needs of Malaysians. We had over 10,000 Malaysians cast their votes and tonight we honour the best, as chosen by Malaysians themselves,” said Chmiel in his opening speech. He elaborated that Malaysians were invited to cast their vote for their most preferred developer or development that were shortlisted by a panel of distinguished judges comprising of Ar Chan Seong Aun, President of Pertubuhan Akitek Malaysia, Chris Tan Chur Pim, Founder & Managing Director of Chur Associates, Wong Kuen Kong, Deputy Chairman, Redha Johor and himself on www.iproperty.com. my/awards. The voting began on 7th October and closed on 31st October 2014.

Georg Chmiel (middle) with some of the evening’s guests

The winners in the 10 categories outlined in the iProperty. com People’s Choice Awards were:

MCs for the night - Daphne Iking and Andrew Netto

1. Best High Rise Development – Pandora & Paloma, Tropicana Metropark by Tropicana Corporation Berhad 2. Best Luxury High Rise Development – Concerto North Kiara by BCB Bhd 3. Best Landed Development – Country Garden Diamond City by Country Garden Holding 4. Best Luxury Landed Development – Long Branch Residences, Hometree by BCB Berhad 5. Best Commercial Development – Icon City by Mah Sing Group Berhad 6. Best Integrated Development – Sunway Velocity by Sunway Berhad 7. Best Eco Friendly Development – Verdi Eco-dominium by UEM Sunrise Berhad 8. Best Iconic Development – Tritower Residence by MB Group 9. Best Township of the Year – Sunway Iskandar by Sunway Berhad 10. Developer of the Year – Mah Sing Group Berhad

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EVENTS | People’s Choice Awards 2014 The iProperty.com People’s Choice Awards was also sponsored by Dulux, Infra Design, SISMA Auto, Kim Gress, Telekom Malaysia and Turn Design. Chmiel said, “iProperty.com Malaysia has always been at the forefront in providing Malaysians with the best property search experience. We pride ourselves on delivering the best-in-class service to property buyers, investors, developers and property agents. The iProperty.com People’s Choice Awards is our way to recognize excellence within the property sector and to have over 10,000 Malaysians vote for their favourite is a testament that these developers have captured their hearts,”

Opening act by LED water Drum Performers

Performance by the ‘Costume Changers’

Malaysia’s preferred Developer of the Year - Mah Sing Group Berhad

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“I think everyone here would agree that the developments by these amazing developers are world class. The quality of the entries received spoke volumes and Malaysians had the tough challenge in choosing the best. I would like to congratulate all the winners and finalists for pioneering new frontiers, pushing boundaries and for putting Malaysia on the world map. We look forward to hosting the next iProperty. com People’s Choice Awards.” concluded Chmiel.


Best Commercial Development - Mah Sing Group Berhad

Best Landed Development Country Garden (M) Properties Sdn Bhd

Most Iconic Development - MB Group

Lucky draw grand prize winner, sponsored by SISMA Auto

Best Luxury Landed Development - BCB Berhad

iProperty.com People’s Choice Awards’ panel of judges

Developer of the Year - Mah Sing Group Berhad

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COVER STORY | Aspen Vision City

THE NORTHERN CONNECTION Leveraging on Penang’s position as an economic powerhouse, Aspen Vision City is an inspiring development which will take Malaysia’s northern corridor into the future.

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he state of Penang is set to receive another robust mixed residential and commercial development project in the form of Aspen Vision City. It is one that strategically located on the mainland at the landing point of the Second Penang Bridge which is officially known as the Sultan Abdul Halim Mu’adzam Shah Bridge in Batu Kawan. The mixed development spans across 245 acres of freehold land in one of the state’s upcoming localities. It bears a gross development value of RM8 billion and work on Phase 1 is scheduled to commence at the end of 2015. A VIBRANT URBAN OASIS Living up to Penang’s aspirations to be one of Malaysia’s most vibrant states, Aspen Vision City poised itself to

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fuel the northern region’s urbanisations blueprint with its integrated concept of an urban oasis. Promising commercial and residential units of unmatched quality, the development will deliver an IKEA Store, a shopping mall with the best of shopping, dining and entertainment options, condominiums, high-rise commercial buildings, commercial and retail spaces, office towers, international school, hotels and serviced apartment towers, a state-ofthe-art private medical centre and healthcare facilities, central transportation hub as well as a central island park. The development will feature a contemporary shopping complex anchored by the first IKEA store in Northern Peninsular Malaysia. The mall will be managed by Ikano Pte Ltd, an experienced retailer and owner of the IKEA franchise in Malaysia, Singapore and Thailand. Set to be a


one-stop shopping haven, the mall will present the best of dining, retail and entertainment options. A breath-taking 25-acre central island park will anchor the overall development, offering a magnificent green lung and central venue where future residents and business owners can partake in leisure and recreational activities. However, the first phase of Aspen Vision City will focus on commercial properties in an effort to create a robust foundation for the business, transportation, education and industry sectors. BREAKING BOUNDARIES Aspen Vision City promises a fully-integrated transportation hub to support the needs of the development and to draw the masses into this visionary city. The project will feature comprehensive meeting and conference facilities in order to fuel the city’s economic engines. Amidst the modern landscape of the development, it will also exhibit ecofriendly and nature-inspired concepts which include a central park complete with lush tropical greenery, the idyllic view of tree-lined boulevards, pleasant green landscaped links, pedestrian-friendly walkways and cycling paths. A STERLING LOCALITY Positioned at the landing point of the second Penang Bridge, Aspen Vision City is expected to draw the masses into its futuristic offerings. A convenient locality for commuting which is supported by a wide array of amenities, the development enjoys easy accessibility to popular local hotspots such as Tesco Bukit Mertajam, Aeon Mall Bukit Mertajam, Juru Autocity and Sunway Carnival Mall. It is also a conveniently short distance away from other popular shopping centres and retail outlets on the island of Penang which includes Queensbay Mall. Additionally, the Batu Kawan Stadium is just a stone’s throw away from the development whilst other interesting places include the Taman Rimba Bukit Mertajam forest reserve as

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Aspen Vision City will transform Batu Kawan into a thriving metropolis in 5-10 years’ time 2 A pedestrian walk will be built around the township to promote an eco-friendly and healthy lifestyle

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COVER STORY | Aspen Vision City well as the sandy beaches and the newly-built jetty of Batu Musang. The Penang International Airport is just 30 minutes away by car and easily accessible via the second Penang Bridge. On top of all that, Batu Kawan has a good selection of national primary and secondary schools and is expected to welcome an international school in the future which will be located in Bandar Cassia. The township will also be home to KDU International College’s new sprawling campus grounds and the University of Hull. Also set to take root in the township is an 831-acre Batu Kawan industrial park which will house local and international manufacturers, the Penang Designer Village, an international golf course, the Penang Technology Park and a Business Process Outsourcing centre by Temasek Holdings from Singapore among others. PHASE 1: VERVE In the making is Phase 1 named Verve, an inspirational development featuring covered high streets, an exciting mix of business offices, a vibrant selection of entertainment outlets, F&B establishments, retail shops and banking facilities. Located at the epicentre of the upcoming Bandar Cassia, Verve comprises 440 units of 3- and 4-storey shop offices spread across 36 acres. The units range from 3,244 sq ft to 6,208 sq ft in size, their sprawling spaces making them ideal for blossoming businesses. A special preview will be held in early February to introduce Verve to the interested customers. Aspiring customers are urged to register with Aspen Group if you do not want to miss out this opportunity. Phase 1 is expected for completion in 2018 whilst the overall development will achieve completion in 2025. ABOUT THE DEVELOPER Aspen Vision City is a joint-venture development by Aspen Vision Land Sdn Bhd, a subsidiary of the Aspen Group and the furniture retailer Ikano Pte Ltd. The Aspen Group is a Penang-based property development and real estate investment group with a vision of providing top quality affordable homes to Malaysians. They are also in the midst of developing other sterling projects such as TRI-Pinnacle, Beacon Executive Suites and HH Residence.

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Be one of the first to acquire a piece of Penang’s treasure. Visit www.aspen.com.my or contact 04-227 5000 for further enquiries.

3 The central island park is the focal venue of leisure and recreational activities in this periphery 4 Office towers are expected to be the most coveted business address for international corporate companies 5 Future residents, business owners and workers will enjoy their leisure time in this oasis 6 Aspen Vision City is an integrated commercial hub in the northern region of Malaysia


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FEATURED PROPERTY | M Residence, Canal Link

A PREMIER LIFESTYLE CHOICE

The latest addition to the successful M Residence development by Mah Sing, Canal Link homes are great for those seeking more space in a serene yet vibrant township.

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FEATURED PROPERTY | M Residence, Canal Link

Surrounded by verdant natural reserves, M Residence is a mixed residential and commercial development which spans across approximately 225 acres of freehold land in Rawang. This integrated township offers a peaceful lifestyle solution located only a 20- to 30-minute drive away from both Kuala Lumpur via the Jalan Duta toll and Petaling Jaya via the Damansara toll. As a matured township, Rawang can also be accessed via the Kuala Lumpur-Kuala Selangor Expressway which is formerly known as the LATAR Highway.

Residents will have access to recreational activity areas, and clubhouse facilities, all within a 24-hours guarded community.

The development is only 5km away from nearby matured townships where a host of additional amenities are easily accessible. AEON Jusco is just 3km away while Tesco Rawang, SJK (C) Kota Emerald, Templer’s Park and Rawang town are all a short drive away. There is certainly no lack of choice when it comes to daily conveniences.

Four phases have been launched which all first three phases were fully sold comprise 2-storey link homes, 2-storey superlink homes and 2-storey semi-detached homes. The latest phase which has just been launched is Canal Link which comprises 21/2-storey link homes.

A RELAXING YET VIBRANT TOWNSHIP With a gross development value of 1 billion within M Residence, there are refreshing landscapes and perfectly manicured lawns that surround its superlink and semi-detached residences.

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Shop offices complete the township’s amenities by housing alfresco shoplexes with retail and dining options. With the rising popularity of such an integrated development, an adjacent 154-acre plot had been acquired to develop M Residence 2@Rawang which comprises link homes, cluster garden homes, and semi-detached house.

M RESIDENCE CANAL LINK M Residence’s Canal Link features 21/2-storey link homes which boast a contemporary design. These homes have built-up sizes ranging from 3,168 sq ft to 3,248 sq ft while the lot sizes are set at 22’ x 80’. Equipped with such generous


PROJECT NAME:

M Residence Canal Link CITY:

Rawang, Selangor PROPERTY TYPE:

2.5-sty Terrace/Link House LAND TITLE:

Residential TENURE:

Freehold BUILT UP:

3,168 - 3,248 sq ft LAND AREA:

22’ x 80’ LISTING PRICE:

From RM868,000 - RM1,483,800 TOTAL UNITS/LOTS:

56 EXPECTED DATE OF COMPLETION:

2017

2 spaces, they are ideal for those who are looking to upgrade from the standard condo unit or 2-storey link homes. Canal Link homes are priced from RM868,800 to RM1,438,800 with 56 exclusive units.

DEVELOPER:

Semai Meranti Sdn Bhd WEBSITE LINK:

http://iprop.my/iPM_1501a

The Group has made a continuous effort to elevate its concepts and designs as well as strive to create iconic buildings and developments. A dedicated research team conducts in-depth study of market needs which allows Mah Sing to identify and set new trends.

Newly launched at the end of November 2014, Canal Link will be completed in 2017. For those interested in a unit, please visit the M Residence sales gallery soon to snap up the Early Bird Privileges. Bumiputera purchasers are entitled to a 7% discount. For queries on Canal Link, call 03-6092 8188 or visit mresidence.com.my. A PREMIER DEVELOPER M Residence and its Canal Link homes are developed by the Mah Sing Group which is also the name behind other notable developments such as Kinrara Residence, Garden Residence, Residence @ Southbay and Lakeville Residence. Mah Sing is a well-diversified and versatile developer with a strong branding in medium- to high-end landed residential properties as well as commercial projects which include Grade A office buildings, offices, shops, retail spaces, SoHos and industrial projects.

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Artist’s impression of Canal Link

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FEATURED PROPERTY | Iconic Skies (Condominum & Skies Villa)

A NEW ICON ON THE HORIZON Iconic Development Sdn Bhd has set its sights on creating a new star in Penang’s skyline with Iconic Skies.

1 These days, there are a bevy of unique projects being introduced all across Malaysia. It is indeed getting tougher to catch purchasers’ attention. Location aside, developers are introducing various interesting features to deliver differentiated pluses to elevate homebuyers’ lifestyles. One development that is focused on standing out amongst the rest is Iconic Skies in Relau, Penang. Strategically located close to the main road, the development enjoys the huge boon of being located near the Penang International Airport, Penang Bridge, Sultan Abdul Halim Muadzam Shah Bridge, SPICE (formerly known as PISA), Pantai Mutiara Hospital, Bukit Jambul Golf Course, Queensbay Mall and Universiti Sains Malaysia. A STUNNING DEVELOPMENT Iconic Skies is well-positioned to live up to its name. The development spans across a generous piece of prime freehold land in Relau. This residential enclave comprises sky villas and two towers of luxury condominiums which are linked by a stunning sky bridge.

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2 The two towers which are 37-storeys and 35-storeys tall respectively gleam strikingly for passers-by to admire while offering unparalleled spectacular panoramic views for residents. The low-density project houses 299 luxury condominium units and 14 units of four-storey sky villas. LUXURIOUS AND SPACIOUS UNITS There are six types of condo units available with the smallest design being a 1,483-sq ft corner lot with three bedrooms and three bathrooms. The slightly larger unit is 1,598 sq ft in size and has three bedrooms and three bathrooms. These two built-up sizes are ideally suited for middle-sized families. Those requiring more space can opt for the sprawling dualkey unit which measures 2,976 sq ft in size and has four bedrooms and five bathrooms. All owners and tenants will live in a magnificent space that presents unprecedented privacy amidst resplendent nature and prestige.

TOWER

TYPE

SIZE

ROOMS

LOT

A

C1

1,493 sq ft

3 bedrooms + 1 utility + 3 bathrooms

Intermediate

A&B

C2

1,483 sq ft

3 bedrooms + 1 utility + 3 bathrooms

Corner

A

C3

2,976 sq ft

4 bedrooms + 1 utility + 5 bathrooms

Dual-key

B

D

1,598 sq ft

3 bedrooms + 1 utility + 3 bathrooms

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E1

-

3,463 sq ft

4 bedrooms + 2 utility + 5 bathrooms + private elevator

Intermediate

E2

-

3,578 sq ft

4 bedrooms + 2 utility + 5 bathrooms + private elevator

Corner


ABSOLUTE RELAXATION The Skies Villas which represent the other component of Iconic Skies are comprised of 14 4-storey abodes that come complete with a private lift. There are two built-up sizes which are 3,463 sq ft for intermediate lots and 3,578 sq ft for corner lots. Each villa is accorded a huge balcony, a private garage for greater privacy and a roof terrace for residents to admire the sky. Residents will also have access to the facilities podium through the ground floor. These villas are the epitome of elegance and exquisiteness.

1 Grand entrance 2 Skies Villa 3 Iconic Skies (Condominium & Skies Villa)

A GRAND STATEMENT A creation of Iconic Development Sdn Bhd, Iconic Skies’ opulence begins right at the grand entrance. Residents and visitors will be in awe of this alluring enclave. Additionally, this development is safeguarded by multi-tiered security which includes a 3-tier security system, security at the entrance, CCTV at common areas and access cards for the lift lobby. There are unparalleled facilities which will pamper both residents and their loved ones. There are two levels of facilities. On the Sky Veranda at Level 20, residents can choose from a sky gymnasium, sky-heated Jacuzzi with a panoramic view, changing rooms, a sky bridge, sky garden, sky panoramic viewing deck and sky Zen room (yoga). On Level 5, there is the floating pavilion, concept barbeque area, dedicated children’s playground, steam room, games room, outdoor fitness area, infinity pool with Jacuzzi, wading pool, putting green, landscaped walkway, reading lounge, kid’s play lounge and community hall. Iconic Skies is expected to be completed in 2017 and units are available at prices beginning at RM702,000. To know more about packages for Iconic Skies, call 04-643 1888 or visit iconic.com.my or iconicskies.com.

3 PROJECT NAME:

Iconic Skies (Condominum & Skies Villa) CITY:

Relau, Penang PROPERTY TYPE:

Condominium LAND TITLE:

Residential TENURE:

Freehold BUILT UP:

Condo: 1,483 - 2,976 sq ft Villa: 3,463 - 3,578 sq ft LAND AREA:

3.3 acres TOTAL UNITS/LOTS:

Condo: 229 Villa: 14 EXPECTED DATE OF COMPLETION:

2017 DEVELOPER:

Iconic Land Sdn Bhd (Iconic Group of Companies)

WEBSITE LINK:

http://iprop.my/iPM_1501b

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INSIGHTS | Prodding the Property Bubble

PRODDING THE PROPERTY BUBBLE There has long been talk of the proverbial bubble bursting. Will 2015 be the year it pops? - By RYAN KHOO

Predicting property cycles has always been a popular past time whether you are an experienced investor, a first-time homebuyer or the taxi uncle who is always ready with a word of advice for his passengers. When I first started investing in 2007, there was always at least one person in the crowd or discussion who would be prophesising the ‘bursting of the property bubble’ as if it was the inevitable end of the world (or the beginning of the bargaining process depending on how you look at it). In fact, everyone who has been predicting the deflation of Malaysian property prices since that time has gotten it wrong and is thoroughly embarrassed. Furthermore, property prices in the country have skyrocketed in the past five years and many a fortune has been made. With 2015 around the corner, all the talk of bubbles bursting has gotten louder and more prominent. New prophets of doom have emerged and old ones have returned in new guises with new reasons to justify a coming property bust… and yes, there is good reason to worry. I would not go so far to say that there is a bubble and that it will burst, but let us examine the cases for and against property prices deflating or staying on its upward course.

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REASONS WHY PROPERTY PRICES WILL CONTINUE TO CLIMB 1) Malaysia’s economic growth is actually pretty good. Yes, I know that I will be hounded for making this statement but a GDP (gross domestic product) growth of 6% upwards in 2014 is actually quite high if you compare it to the GDPs

We have a young nation with a median age of about 28 years old. This basically means that the demand to buy property is strong.


people to major cities such as Kuala Lumpur, Penang and Iskandar looking for jobs which creates further demand for homes in these locations. Additionally, as the economy grows, demand for property can only intensify. This creates a baseline for property demand and the fact that the industry is very local demand-oriented is why Malaysia has never really experienced a serious property slump. 3) There is simply too much money in the world right now. While the US Federal Reserve has stopped its money printing (quantitative easing), the European countries and Japan are now increasing theirs. The European Central Bank is also currently in a negative interest rates mode which refers to when you go to the bank to deposit money and the bank actually charges you interest instead of paying it to you. That is how bad it is in Europe; the government wants to ‘give you’ money and spend/invest it so that the economy keeps moving.

of other countries. The average man on the street has yet to feel an increase in his income and the Gini coefficient (wealth difference between the rich and poor) still leaves much to be desired but there is money being made in Malaysia right now; the only question is whether it has flowed into your pockets or not. My personal belief is that when the Goods and Services Tax (GST) kicks in come April 2015 and we start to see the effects of inflation, the working class will start to demand higher salaries and employers will have no choice but to pay more since it is difficult to replace talent in Malaysia. Countries such as Singapore and Australia experienced this trend when their GSTs became effective, so my view is that Malaysians will see an increase in income in 2015 and beyond which will keep our economy chugging along. 2) The current population demographics point to strong demand. We have a young nation with a median age of about 28 years old. This basically means that the demand to buy property is strong. Everybody here wants to own a property and the question is whether they can find one they like which they can afford. There is also a strong rural-urban migration of

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INSIGHTS | Prodding the Property Bubble The amount of money in the world has now multiplied several times over and it has flowed into all asset classes such as shares and property which are generally at or near all-time highs across the world. In the past, investors would not invest in properties which did not give at least an 8% yield but nowadays even a 5% yield is acceptable because there is too much money chasing after too few assets. This has resulted in a boom in property and share prices. Can this money be removed from the global economy? I do not see how it can be done and even if it is possible, it will be a multi-year process. We could be living in a ‘new normal’ environment where interest rates will be low for some time because major economies such as the US, China, Japan and Europe are fragile. With so much money sloshing around at low interest rates and looking for a place to invest, it seems highly unlikely an asset class such as property will see anything more than a temporary dip in prices. POSSIBLE TRIGGERS FOR PROPERTY PRICES BURSTING A BUBBLE 1) Interest rates rise too much too fast. Malaysia’s debt per household ratio is pretty high. A significant chunk of our population is leveraged highly in credit card bills, car loans and property mortgages. A quick rise in rates may cause strong default rates across the board especially as we have many projects under construction which are completing in 2015-2018. Additionally, many of the buyers of these projects made their purchases using a developer interest bearing scheme (DIBS) and thus had not felt the impact of interest costs to their finances. Any weakness in prices will create a crisis of confidence and may result in a severe correction.

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2) Housing affordability goes way out of sync. Malaysia is in a development phase and it is only right that we build more homes for the people as there is still an overall shortage of homes being built. The problem is that we are building too many high-end residences and not enough affordable homes. While there is always a market for better and more luxurious homes as lifestyles improve, we cannot forget those who just entered the workforce or lower income groups which need homes as well. Owning a home will give people a stake in the economy and more responsibility to lead better lives as well as enable


them to gain financially from the increase in the value of their homes. If property prices rise too fast and people cannot afford them, we may see a large over-supply situation in the mid- to high-end properties market with many units going unsold. If coupled with higher interest rates and a slower than expected rise in income, this could deal a severe blow to the market. 3) An external crisis occurs. There are a number of external events which could create a world-wide crisis that can affect Malaysia. A few potential ones include: • The Chinese economy suffering a credit crunch due to its prominent ‘shadow banking’ system • Further recession in major economies such as Europe or Japan dragging down all its trading partners • The political instability in the Middle East, Ukraine-Russia or the two Koreas or even any prolonged military conflict will have immensely negative consequences There is a saying that the market will always find a reason to justify a bubble burst. We may never be able to guess which reason will eventually serve as the catalyst but every cycle has to end and when the time comes, a good reason will be found.

Many of the buyers of these projects made their purchases using a developer interest bearing scheme (DIBS) and thus had not felt the impact of interest costs to their finances.

Disclaimer: The opinions stated in the article above are solely those of Ryan Khoo, Director and Co-founder of Alpha Marketing, Regional Director (Malaysia) for Overseas Project Marketing of ERA Realty Network and a trainer for REIGN Research & Consultancy 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. Additionally, information provided is considered to be true and correct at the time of publication.

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HOMEBUYERS’ OUTLOOK 2015 | The Year of the Homebuyer?

2015: THE YEAR OF THE HOMEBUYER? With so much uncertainty, it is essential that homebuyers resort to all means necessary to purchase a home. – By BRANAVAN ARULJOTHI Chris Tan, founder & managing partner, Chur Associates

Chris Tan, founder and managing partner of Chur Associates and seasoned property speaker, is extremely cut and dry on the subject. Adhering to the idea that nothing will be cheaper tomorrow than it is today, he tells iProperty.com that homebuyers need to hit the books hard and focus all their energies on finding their best buy when it comes to a home.

“The revised RPGT may have a freakonomic effect.”

In this article, Chris fires off points across the post-Budget 2015 board and fills us in on his thoughts on affordable housing, revised tax rates, the Goods and Services Tax (GST) and what eager buyers should do if their dream is to get into the dynamic world of property.

“The Budget 2015 announcement remained mum on the RPGT which was not the case in the Budget before it. However, silence does not mean the rates simply disappear. In 2014, the Finance Act 2014 was passed to amend the RPGT rates and schedules to a more permanent form. Unless otherwise specified, the rates will remain.”

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Freakonomics by Steven D. Levitt and Stephen J. Dubner, in a nutshell, discusses the ripple effects seen after a past event. Chris likens the revisions of the Real Property Gains Tax (RPGT) rates in Malaysia to the same theory.

COMPANIES

MALAYSIANS AND PERMANENT RESIDENTS

FOREIGNERS

Within 1st to 3rd Year

30%

30%

30%

Within 4th Year

20%

20%

30%

Within 5th Year

15%

15%

30%

6th Year and Thereafter

5%

0%

5%

PERIOD FROM ACQUISITION TO DISPOSAL


When talking to Chris, he made one thing abundantly clear: the impact of any revisions to the RPGT has been severely underestimated. “Prices of properties have gone up and while the bank is supporting the trend, it is also tightening its lending rules to prevent the burst of the proverbial bubble. How did this phenomenon come about? I would attribute it to the results of a change made 8 years ago.� In 2007, through the National Economic Action Council which Chris is a member of lobbied for a waiver of the RPGT and also formed what is now known as Malaysia Property Inc. (MPI). Prior to this lobby, the RPGT rates, not unlike the present, were fixed. Significant due to its position as the only tax on capital gains in the country, the RPGT was also a big deterrent to the sale of properties before the five-year mark.

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HOMEBUYERS’ OUTLOOK 2015 | The Year of the Homebuyer? “One of the things we highlighted is that because of this system, people are drawn to being dishonest in their declarations. The RPGT requires you to prove your gains and you do not pay only if you make a loss. Of course, even those who are taxable have permitted expenses to be exempted but that always caused a dispute which made the process a lot more tedious. “We as a Council put forward a motion to say that stamp duty upon transfer would result in a much smoother transition process. Additionally, the stamp duty just looks at the purchase price as well as the assessed market price and picks the one with the higher value, making it a far simpler procedure than the RPGT. “It was after this, between 2007 and 2009, that the percentage of values increased the most. Simply put, houses sold fast and hard. This is because everyone became more honest about their declarations as stamp duty is paid by the buyer and easier to assess and that is what ultimately creates the real value of the property. Now that we seem to be reverting to a pre-2007 RPGT model, it may encourage people to hold on to their properties for a longer period of time. As a result, we will not see people rushing to sell their properties as the real value of it will be muddied like it was before.”

“There has to be a synchronicity between all governments if housing the public is truly the aim.” “Whoever coined the term ‘affordable housing’ should be jailed,” joked Chris. “RM400,000 may sound like a steal to people in Kuala Lumpur, but does this logic extend to Kelantan, East Malaysia and the like? The income disparity alone is enough to dispel that. Both the federal and state governments are pushing for affordable housing but policies have not been tabled clearly. A better alternative would have been a solid 10-year ‘house the nation’ plan which addressed the problem at a level that everyone can understand. There has to be a synchronicity between all governments if housing the public is truly the aim. You have PR1MA, My First Home Loan Scheme (SPR) and People’s Housing Programme (PPR) in Kuala Lumpur while Selangor has its own plans for public housing and Penang recently announced an affordable housing scheme. All I can hope for is that everyone knows what they are doing.”

“Why is ‘affordable housing’ not a completely zero-rated supply?”

“Fixing the RPGT may create a new freakonomic effect.”

While the GST is still unclear, the list of exempt supplies has been released and it has raised eyebrows, including Chris’.

Buying properties boils down to leveraging on banks as banks accept real values of real estate. Those real estate values are determined by valuers who do so by virtue of comparison. If the determined number is not the real number, it begs the question: would there be challenges in investors determining the value?

“Residential housing is an exempt supply which simply means that the end-user is not subject to GST but all other levels will be taxed. Why is ‘affordable housing’ an exempt supply and not a completely zero-rated, GST-free supply? Yes, the end-user will not be taxed but at the end of the day the brunt will be borne equally.

“If a house is priced at RM3 million when similar homes in the area are transacting at RM2 million, the bank will not give you a RM3 million loan. The RPGT cushions this situation because it allows people to plan and manage expectations and slows downs the revelation of the real value of a property. This in turn puts a stopper on property appreciation and allows you to get the value from the bank for your loan. It is the silencing of the RPGT and the tightening by the banks which has made it so difficult to buy properties. Fixing the RPGT may create a new freakonomic effect today which may produce results later.”

“Everyone is talking about costs increasing in years to come but this cannot be attributed solely to the GST. Inflation as well as supply and demand are factors that also come into play. Yes, developers can increase prices but only if all developers do the same. However, do all developers have the same holding power? They cannot just stop building as it is their means of survival. Yet if they price properties beyond affordable levels and are unable to sell, they would have to shrink their profit margins to absorb the GST cost if they hope to break even. This will have a domino effect across all neighbouring developments because that is how competition works and if everything is to be equalised, the prices will indeed go up.”

“Whoever coined the term ‘affordable housing’ should be jailed.”

“To me, it is an admission of failure.” Singapore has the Housing and Development Board (HDB) while the UK has public and common housing. Although SGD700,000 is far from ‘affordable’, it is the only option available for those looking to purchase residential property in Singapore.

To cope with the expected skyrocketing of property prices across the board, the government has put into motion a slew of affordable housing options. PR1MA homes, SPR, PPR and Youth Housing Scheme are some examples.

However, does affordable housing imply that every other kind of home is out of reach? In Malaysia, if one does not opt for the 1Malaysia People’s Housing Programme (PR1MA) or My First Home Scheme (SPR), would they be completely out of affordable options?

“Granted, there have been efforts to minimise the blow to the citizens such as the hand-out of RM200 a year for two years to help service a loan. That is RM20,000 in total for a loan that could hit RM450,000. Additionally, the rent-toown scheme, to me, is an admission of failure. The simple

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logic is that the government is now forced to rent homes out and double up the rent as loan service payments. “With SPR, the government is almost waiving the 10% down payment and claims that its national mortgage corporation, Cagamas, will guarantee the payment. Answer me this: if someone is unable to front the initial 10% on a property, what are the chances that they will be able to obtain a 90% loan from the bank? Furthermore, how many people do you know that have been granted the SPR facility?”

“How can a single professional looking to purchase a home be equated to someone who is married with children?” “With a limited number of affordable housing units available, the government will enforce one of two methods of selecting eligibility. Some schemes are on a first-come-first-serve basis while others will be based on ballots. As unsystematic as it sounds, did the government have any other choice? “The government had to resort to these means to appease the public but there are definitely more ways that they could have gone about it. The net is currently cast too wide. Some schemes have an age cap of 40 and a household income cap of RM10,000 a month. That is approximately 75%, or the average age and income, of Malaysians. How can a single professional looking to purchase a home be equated to someone who is married with children? “This system would only work if they applied more filters. Cut the income cap to RM3,000-RM5,000 and drop the age limit to 35. Make the system more transparent and things will definitely move along more smoothly.”

“Why are banks not doing their part?” “When it comes to housing the people, three key players are at the forefront. The first is the government which is doing its part by incentivising the development of affordable homes through direct grants to developers. The second is developers who are planning projects that adhere to those set guidelines. Despite this, they are both getting a lot of heat from all corners. “However, why are we all forgetting about the third key player? Banks are not charity organisations doing us any favours. Banks are for-profit organisations that boast far superior margins than developers and more than half their portfolio is comprised of real estate. Why are banks not doing their part? Should they not be encouraged to do partake in this social service? “The task that should be given to banks is clear, provided

that the definition of ‘affordable housing’ is clarified. There should be a clear guideline that the bank can follow and thus offer a provision or revised criteria for loans within that segment. One way to do this is to revert to the loan-to-value ratio calculation to gross income instead of nett income. Each bank branch should be given a mandatory minimum of perhaps 50 loans to be approved under this scheme. 50 may not sound like much, but when you take into account how many branches each bank has it could produce a handsome number. “The bank has nothing to lose as they have the 10% downpayment cushion. Everyone is convinced that capital appreciation of property is a sure thing and Malaysia is no stranger to affirmative action, so this may work.”

“There are alternative choices for those looking for homes.” One of the more surprising aspects of Budget 2015 was the silence on any kind of interest bearing scheme. The developers’ interest bearing scheme (DIBS) started servicing interest payments in 2011 and is widely regarded as one of the pillars of the presently bloated property prices. “People forget that everyone who enjoyed DIBS will probably be receiving their key in 2015 or 2016. These people are not used to paying any monthly instalments and will soon be required to start servicing their loans. DIBS’ low-barrier entry encouraged some to purchase multiple properties. For example, if someone bought three units in a building and each unit is delivered two months apart, in six months they would have to service three separate loans. If they manage to rent out some units, good for them, but how many people have the power to hold so many units? “Yes, 2015 will be a tough year for middle-income earners who were largely left out of any Budget provisions. There are alternative choices for those looking for homes, however. They should focus on these properties and do their homework. There is a high chance that the owners of these units did not pay the full price for their properties as rebates and other deals would have definitely been given. In that sense, selling the properties would not be a loss to them as they would still enjoy the 5-10% cushion of the deal. It is a steal for both parties. “People are up in arms about a potential oversupply but NAPIC figures show otherwise. How does that make sense? It is the fault of the market mismatch. Developers competed and focused on who has the fancier, more advanced development instead of focusing on who can make the best and cheapest one. There is no oversupply because if there was, prices would not be so high.

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HOMEBUYERS’ OUTLOOK 2015 | The Year of the Homebuyer?

“My advice would be for eager homebuyers to hunt for these properties instead of investing in an expensive new development that will only be delivered in three or four years’ time.”

“If it is a hotspot, stay away.” “Another thing I would like to say is stop looking for hotspots. Hotspots are for people who are looking to invest. Only in property does the word ‘hot’ encourage people to get closer to touch it. Follow real, literal logic; if it is a hotspot, stay away. “People should also not neglect the secondary market. We have an odd obsession with new developments and always

34 |


want homes where the smell of paint still fills the room. We do not have a culture that preserves so we have to condition ourselves to source for what we really need. Secondary market transactions are extremely high and it is not for no reason; there are a lot of hidden gems there. “Always remember that your first home will never be your dream home. Your first car will never be a Ferrari, so why should your first home be? If you are young and single, buy a SoHo as you do not need all that space. When you are married and thus have more money at your disposal due to your combined incomes, purchase a bigger house and move again later when you have a family. No one is asking you to live in the same house forever.”

“No matter how you dress it up, the GST’s impact cannot be predicted.” “One of the elephants in the room that is 2015 is the GST, and its true impact will not be realised until the middle of 2015. Everyone seems to be taking a wait-and-see approach and due to the lack of any proper detail it is hard to tell what may happen.

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HOMEBUYERS’ OUTLOOK 2015 | The Year of the Homebuyer? “No matter how you dress it up, the GST’s impact cannot be predicted. The Prime Minister said that we will be a high-income nation by 2018 and a developed one by 2020. I believe we will eventually reach that point as we already have the talent and infrastructure, but what people fail to realise is that there is no such thing as a high-income nation with low expenses.

Everyone who consumes pays, and everyone consumes so everyone pays. Tourists, too, sometimes do not claim GST so there will be funds from that as well. However, we will only truly get on the right track once we have the appropriate income.

“In the six odd decades of our country’s independence, we have had five decades with deficit budgets. Casting a wide net like the GST stays true to its slogan, ‘Grow and Share Together’ and this will increase the number of taxpayers, multiplying the current two million by more than 10 times.

Disclaimer: The opinions stated in the article above are solely of the interviewee quoted, namely Chris Tan, 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. Additionally, information provided is considered to be true and correct at the time of publication.

36 |



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THE NEXT NUCLEUS Safe & Sound IN KLANG VALLEY The trend of gated & guarded developments


PICK OF THE MONTH | The Next Nucleus in Klang Valley

THE NEXT NUCLEUS IN KLANG VALLEY Does the success of these townships signify their position as the Klang Valley’s ‘it’ spots? iProperty.com takes a look at four of the townships that this issue focuses on, and talks to some of its residents about why they call these places home. - BY BRANAVAN ARULJOTHI

BANGSAR SOUTH After spending the last three or so years shedding its image as a hub for affordable, high-rise living, Bangsar South has morphed into the next must-have piece of real estate in the Klang Valley. Formerly known as Kerinchi, it has seen big names like UOA Group and KL Gateway set up large-scale developments in the area. With an amazing locale – on the Federal Highway between University Malaya and University Hospital – Bangsar South is slowly, but surely, drawing more and more people. Farah Rani, a 28 year-old lawyer, purchased her first home in Bangsar South. A resident of a 3-bedroom apartment in the esteemed Park Residences, Farah said: “I did have my reservations about the area. The small roads and high working population were things that made me reconsider my decision. After moving in, however, I can’t imagine not living here. It has great connectivity, and with the recent launch of Nexus, all my retail and commercial needs have also been met.” PUCHONG Epitomising the idea of self-sustainability, Puchong has become an enclave that has gone through many a facelift. Years ago, the only thing the area had going for it was the IOI Mall. Flash forward years later and Puchong is now a much-desired address. With the recent development and launch of IOI Properties’ Skyz Residences, Puchong no longer has any freehold land

42 |

that can be developed. This, however, does not suggest that Puchong will be overpopulated any time soon. “Puchong seems to be expanding as years go by, so I don’t think this will be a problem. Besides the Ayer Hitam Forest Reserve, I think undeveloped land around the area will soon be enveloped by the name Puchong,” said Vincent Ng, principal of Kim Realty. Steward Ship, senior executive director of CBD Properties, echoes that sentiment. He also added that even if overpopulation occurs, it will ultimately benefit the township because of the economic growth that will follow. BANDAR TUN HUSSEIN ONN Capitalising on Cheras’ great location, Bandar Tun Hussein Onn has turned out to be one of the Klang Valley’s most prominent up and coming areas. Primarily a residential estate, some of the developers who have made a name for themselves in the area include UOA Group, UDA Land and OCR Property. One of the unique points that Bandar Tun Hussein Onn leverages upon is its straddle between Kuala Lumpur and Selangor. Not unlike the Old Klang Road stretch, residents in the area are more than happy to go through relatively congested traffic to call this ideal location their home. Despite not carrying the name in its address, Bandar Tun Hussein Onn is casually considered to be a part of the thriving Cheras Selatan.


Developed by UDA Land over 752 acres of freehold land, Bandar Tun Hussein Onn houses over 18,000 residents in 4,269 homes. It is easily accessible via the SILK Highway, the Cheras-Kajang highway and is also privy to the proposed LRT line that links Damansara to Cheras. Also a well-equipped commercial hub, big names like AEON have department stores and provision stores located within the vicinity.

SUNGAI BULOH Sungai Buloh may bring to mind a great distance, but that idea is being bridged by the area’s many famous developments. KLK Land’s Bandar Seri Coalfields and Gamuda Land’s Valencia are among the developments changing the face of this once sleepy township. Positioned at a premier location, Sungai Buloh is where the farthest end of the Mass Rapid Transit (MRT Sungai Buloh –

Kajang Line) station is situated. Sungai Buloh’s lose proximity to Kota Damansara is another great selling point, with the area being one of the most frequently visited townships in the Klang Valley. Despite all of these impressive aspects, the area still faces an array of issues. Ting Yang Shan, 27, is a photographer who lives in the vicinity. “If you look at facility availability, we do have everything we need here. But getting here can sometimes be a problem. If you work in the city centre, it could take you two hours to get back after work. Breaking and entering was also a huge problem a few years ago. In 2011, my home got broken into twice. The community has now hired guards to patrol the area, so the crime rate has not been as bad.” Ting also opined that one reason that people invest in Sungai Buloh and its surrounding area is that houses there are still relatively affordable if compared to other areas in the greater Klang Valley.

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EXPERTS’ VIEWS | Greatness or a Gamble?

GREATNESS OR A GAMBLE? Will the risk of overdevelopment in Greater Klang Valley result in an undesirable outcome? - BY BRANAVAN ARULJOTHI

L.C. Seow, founder and managing director, Asian Land Realty

James Tan, associate director, Raine & Horne International

This issue of iProperty.com focuses on the urban growth in parts of Greater Klang Valley. With an influx of developments in most of these areas, some of them may face the risk of overdevelopment and oversupply. On the other side of the coin lies the possibility of high rates of vacancies. Has Klang Valley finally hit a plateau? iProperty.com spoke with L.C. Seow, founder and managing director of Asian Land Realty Sdn Bhd, James Tan, associate director of Raine and Horne International and Kevin Lim, head of marketing and sales of Hartamas Real Estate Sdn Bhd to get their take on the situation. Puchong is now completely out of freehold land. How will this affect the future of the area and its southern border with Cyberjaya? L.C. Seow (LC): I remember that in 2009, the developer of Koi Kinrara, Masteron Sdn Bhd appointed us to market the project for them to East Malaysia. The market was in a depression at that time, Bandar Puchong Jaya was on the not-so-vibrant side of Puchong and Puchong as a whole was not as popular as places closer to Petaling Jaya such as Damansara Utama, Damansara Jaya, Taman Sea and Subang Jaya. Bandar Puteri Puchong itself was in the throes of being a growing township approximately five years ago.

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Kevin Lim, head of marketing and sales, Hartamas Real Estate Sdn. Bhd

2-storey link houses there were priced at RM150,000 and above while some were priced at RM200,000 and above. Now, five years later, Puchong is a saturated township especially Bandar Puteri Puchong itself and the surrounding areas. Developments as well as the population have moved to the outskirts and both are growing. Purchasers are now definitely looking at upcoming areas nearby as the amenities and infrastructure are now matured. They will now consider the second or third rings of Puchong such as Puteri Hills, Taman Kinrara and Puchong South as prices in Petaling Jaya are way beyond their reach with 2-storey link houses going for above RM1.1 million. Cyberjaya is less than 20km away via the Damansara-Puching Expressway (LDP) but many still think that it is ‘far away’. In my opinion, the residential prices there are nothing to scoff at. Even approximately three to five years ago, 2-storey link houses were fetching roughly RM400,000 which, in my opinion, was a case of developers selling at an appreciated rate. When Puchong is saturated to the brink which it is now, people will consider Cyberjaya as an attractive and affordable location. For now, Puchong is growing at an exponential rate and as the precious commodity of land cannot be


manufactured, potential investors and purchasers will look towards Cyberjaya. One of the many advantages that Cyberjaya has is that it is an administrative centre which is quite well-thought-out even as a township. It has beautiful landscapes as well as wide open spaces and is comparable to Seri Kembangan, Serdang and Balakong. James Tan (JT): IOI Vivo City, Bandar Kinrara and some other pockets of land within Puchong have still yet to be developed. Even Bandar Bukit Puchong is not fully developed yet and the same goes for the 170 acres behind IOI Mall. Of course, there is also the Ayer Hitam Forest Reserve which may or may not be gazetted in the near future. As far as freehold land is concerned, people do not take that into consideration as much as they used to as the price difference between a freehold land and a leasehold land is nominal. Regarding the spill-over from Puchong into Cyberjaya, only something positive can come of it. Give Cyberjaya a few more years and you will definitely see it develop into something better. One big driving factor is the Maju Expressway (MEX) which provides the area with great accessibility.

As more facilities start operating in Cyberjaya, there will definitely be an increase in migration there. One current example would be all the big players in property developing some kind of property in the area. Pair this with the extension of the LRT lines in parts of Puchong and developers have all the more reason to move into Cyberjaya in a bigger capacity. Kevin Lim (KL): Puchong continues to offer good options for development with key players such as IOI Group, Bukit Hitam Development Sdn Bhd and Hap Seng Consolidated Berhad still having new launches for freehold landed and high-rise projects there. The ever-increasing appeal of Puchong, evidenced by strong take-up rates of new launches, shows the maturity of the township, thus drawing new residents from surrounding areas. This will inevitably expand its boundaries to the limit and spillover into Cyberjaya, which is also experiencing a renaissance of sorts in its property offerings. The LRT extension will improve connectivity, raising its appeal even more. The spillover will create stronger demand for Cyberjaya and grow the population there, which has had challenges in drawing residents in the past. This is further augmented by the recent opening of shopping malls there to serve Cyberjaya’s residents.

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EXPERTS’ VIEWS | Greatness or a Gamble?

Sierramas is quite possibly Sungai Buloh’s most famous enclave. Will the upcoming developments in the area see similar success? Why? LC: It has taken a while but Sungai Buloh has come of age. When one thinks of Sungai Buloh, especially those of us in the real estate business and profession, one associates it with Sierramas. A gated and guarded community sought after by expatriates, it is a mere 15-20 minutes’ travel distance away from both Petaling Jaya and Kepong. The siting of the ELC International School there has also drawn the expatriate crowd. Now that it is evolving and creating newer townships, upcoming developments such as Aman Putri by PPC Glomac Sdn Bhd and Bandar Seri Coalfield by Villamas Sdn Bhd will all be riding on the fame of Sierramas. I can see Sungai Buloh evolving into a modern township complete with gated and guarded communities and amenities. Considering its proximity to the mature townships of Kepong and Desa ParkCity, it is a given that upcoming projects will be successful. The projects

for the first time into Klang Valley. The relatively cheap land costs for Sungai Buloh at that time enabled the developer to incorporate generous landscaping and layout concepts which contributed largely to its appeal. Since then, spiralling land costs, exacerbated by the growing attention on Sungai Buloh from the MRT Lines, has made it difficult to introduce such concepts. Nevertheless, the MRT line will create new demand for Sungai Buloh albeit one dissimilar to the kind seen in Sierramas. It is

46 |

will definitely be a lot more affordable than those at the heart of Petaling Jaya but will still be in close proximity to Taman Tun Dr. Ismail, Bandar Utama and Damansara Utama. It even has useful amenities such as international schools, Tesco and AEON for the residents’ everyday needs. JT: Possibly, but there is one small issue. Sierramas has an established name and at its doorstep is the KTM station. It also has a reputable developer. Its occupancy has been so great because of so many reasons but mainly because it was cheap when it debuted on the market. As for the success of new developments in the area, there is one big thing to look out for which is the Rubber Research Institute Malaysia (RRIM) land. However, there is a good chance that they will see success due to the benefit of having Sierramas as a neighbour. KL: It is unlikely that others will be able to replicate the success of Sierramas as it was conceived with a clear objective of offering a different lifestyle which was introduced

expected to boom as a new growth centre particularly with both MRT lines starting off from there and as a middle- and upper-middle-income community instead of a high-end locale. Bangsar South carries a distinguished name but still brings with it a semblance of its prior self as a more affordable, low-cost façade. Will the uplift of the area affect its current residents negatively? LC: All I can say about Bangsar South is that I am totally amazed and impressed at what the major developer, UOA


Group, has done to the area. I was working that area in my early days as an estate negotiator and used to rent out apartments in Pantai Hillpark and Pantai Panorama. We worked for a short while with the UOA Group on their Park Residences and I can only say that such developments will be good for its residents. Firstly, it increased the value of their properties. Secondly, it brought good infrastructure to the area and thirdly, it branded the area as Bangsar South, playing on the idea of the higher-end perception of the neighbouring Bangsar. It can only bring positive change in the future. JT: When you look at Bangsar South and its density, it begs the same question as Mont Kiara does: where is the exit point? It is just blocks and blocks of developments but the jam starts right at the doorstep.

One of the many advantages that Cyberjaya has is that it is an administrative centre which is quite wellthought-out even as a township.

biggest downside of Bandar Tun Hussein Onn and Cheras is that pockets of land are developed by different developers. That has also contributed to the slow increase of capital appreciation especially as township developments tend to appreciate at a much faster pace.

Having said that, I would note that one of the upcoming developments there, KL Gateway has a good location. Overall, Bangsar South is sited on a good parcel of land. There is an LRT station which is University Station and it is smack in the middle of Bangsar proper and Petaling Jaya as well as on the Federal Highway.

One move which will positively impact the area is the building of big parking stations at all the public transport stations. Releasing more government land in the area will also allow for more versatile developments to be created.

With so many big developments coming up in the area, I do not think that it will affect current residents in any negative way. UOA Group has a lot invested in the area so I highly doubt that it will fail in their more than capable hands.

KL: Bandar Tun Hussein Onn will begin to experience better growth once the train lines are completed. This could be enhanced with better facilities and amenities in the area which are better planned. There are opportunities for this due to the large land areas which are still available for development in the immediate and secondary surroundings.

As with most places in Klang Valley, the biggest concern would be the potential congestion of an already-congested area. Their only option is to create a slip-road or overpass onto the other side of Federal Highway. That, however, is extremely unlikely. KL: Bangsar South may have started off with a negative stigma attached to it but it has successfully overcome this and found great success. The worn-down and dilapidated environment which would have hitherto turned off major corporations has since been spruced-up with infrastructure improvements and continuing upgrades that have and will continue to only add value to this locale. Its continued growth with more developers crowding in will surely raise capital values there.

Klang Valley’s property prices are nothing to scoff at. How will the simultaneous development in its most distinguished areas affect its affordability aspect? LC: It has definitely gone beyond what everyone expected. There is a Chinese saying that roughly translates to, “My glasses fell off!” About six to seven years ago, I told people that 2-storey link houses will go up in price to about RM600,000 and everyone scoffed at that. At the time, prices for these homes were around or below RM300,000. At present, we are looking at well above the RM1-million mark for those exact same houses. These days you cannot put ‘distinguished area’ and ‘affordable’ in the same sentence.

Contrary to negatively impacting its current residents, it is a unique opportunity for wealth creation and new conveniences which were not possible in its former shape and form.

Many people, especially those belonging to Generation Y, have come forward to look for houses to invest in. They are always plagued either by the affordability of the property or credit crunching by the banks.

Bandar Tun Hussein Onn sits in a location filled with potential but plagued by traffic. Will the MRT line and LRT extension change this or is there more that needs to be done to turn the area into more than just a part of Cheras? JT: Without a doubt, the rail lines will definitely change things mostly because there is no other choice. When you think about it, what alternative do they have? They cannot build another highway in the area. The SILK Highway is fantastic and it has also brought in a lot of great amenities such as the AEON outlet in the area. The widening of the Cheras-Kajang Expressway was also a smart move.

Singapore has seen property prices drop by as much as 30%, so hopefully there will be a similar correction in Malaysia as well. Most first-time homebuyers dream of having a home for their families but end up having to ask their parents for help to do so. It has really gone past just an issue of affordability.

What needs to be done is some kind of integration. The

JT: I am of the opinion that affordability cannot even be discussed as it is a perennial problem that is never addressed. It will further be pushed against a wall when the Goods and Services Tax (GST) hits. As for simultaneous development, it sounds great but if no one can buy these homes to stay in, what would be the point?

| 47


EXPERTS’ VIEWS | Greatness or a Gamble?

Aside from affordability, oversupply will be a big issue in time to come. Landed properties are not in as severe a state as high-rise properties on commercial titles such as serviced residences and SoHo/SoFo/SoVo projects. No one asks if there is actually any demand for it. These units are all built and later priced so high that not many can afford to purchase them. How many Generation-Y workers do you know who can afford properties above RM400,000? How many of them make more than RM10,000 a month? Why are there so many high-end properties? It is true that in some areas you require highend properties but it should be balanced out with homes that most people can afford.

which are very much within the grasp of the middleincome segment. Once there is a willingness to live within one’s capacities instead of reaching for new launches equipped with the latest technologies and facilities, a multitude of options will be revealed.

KL: There is a large misconception that property prices in Klang Valley are way beyond the affordability scale, played up by the media and various stakeholders with vested interests. The reality is that there are many pockets of properties, especially those in the secondary market,

Not many provisions were made in Budget 2015 regarding housing policies. Experts were of the opinion that the general shock of Budget 2014 would dissipate by the first quarter of 2015. Will that prediction see the light of day? LC: As part of its effort to address the housing affordability

48 |

A key factor which needs to be addressed is the ease of obtaining financing to support homeownership. The restrictive lending environment has severely dampened the property market and hurt genuine homebuyers. Fine-tuning is required to ensure that steps to limit speculative elements do not strangle the industry and shut out those who need financial assistance.


“

Nevertheless, the MRT line will create new demand for Sungai Buloh albeit one dissimilar to the kind seen in Sierramas.

�

| 49


EXPERTS’ VIEWS | Greatness or a Gamble?

gap in Malaysia, the government is expected to continue with schemes such as the 1Malaysia People’s Housing Programme (PR1MA) which is targeted at first-time homebuyers and extend the incentive of 50% stamp duty exemption to firsttime homebuyers of residential properties bearing prices of up to RM400,000 which is due to expire at the end of this year. On the other hand, economists say that the government will also likely implement measures to cool down the property market in the country. However, we are still unsure of how the GST works for homebuyers and sellers. I feel that the government should be more proactive in approving housing schemes for developments priced at RM600,000 and below as well as properly initiate some rules to implement this. Although there is an unconfirmed 1Malaysia People’s Aid (Bantuan Rakyat 1Malaysia) (BR1M) at work, some feedback showed that there are not many rules in place and required documentation before approval and people are not rushing to get in line for it. Time, of course, heals all but the workability and implementation of things has always been a big question mark in Malaysia and that is the crux of the problem. Sometimes, the action plan is couched in so much ambiguity

50 |

I feel that the government should be more proactive in approving housing schemes for developments priced at RM600,000 and below as well as properly initiate some rules to implement this.


that even the people implementing it are not sure of the exact roadmap. This is my experience with the GST seminars that I have attended. JT: I think people have gotten over the shock of the banning of the developers’ interest bearing scheme (DIBS) and change in real property gains tax (RPGT). The crux of everything that will happen in 2015 is the implementation of the GST. When it hits, it will affect a lot of people and even things such as electricity. People are not fully educated on the impact that the GST will have on this. To be precise, anything above 300 units will be taxed under the GST. That itself will be reason enough for retailers and businesses to increase prices. The government cannot be expected to control all of it because there is no way for them to do that. The GST will be a heavy blow to inflation which will then affect household income levels. While most supplies are exempt, it is quite possible that prices will go up to cope with the rising costs. What about imported items? They are currently subjected to the 10% sales tax, but when the GST which is a broad-based tax kicks in it will be applied on all levels.

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EXPERTS’ VIEWS | Greatness or a Gamble? In my opinion, the GST only looks good on paper. How it will affect the everyman is what we will have to wait and see. Salaries are at a plateau but costs are increasing; how will that ever balance out? Unless the government does something about it, nothing will change on the affordability front. Affordable housing provisions were made but that is all that was done. There has been no readily-available information on anything. Where are all these homes going to be built? Regarding the PR1MA homes, what is the logic behind the 110% loan? How many banks are going to overstretch themselves to that extent? Additionally, where are these homes? Moreover, where are the People’s Housing Programme (Program Perumahan Rakyat) (PPR) homes? These things should be disclosed or, even better, built before all of these promises are made. To see any light at the end of the tunnel, the government has to work on a more viable model. Land is in abundance and yet prices are going through the roof. Development costs are also steadily increasing. One suggestion I would make if the Government is serious about tackling the affordability issue is to completely zero-rate houses below RM300,000. When costs are going through the roof, you cannot expect developers to make any profit. Zero-rating houses, removing

52 |

input/output taxes and waiving development charges and Indah Water/Syabas contribution – these will encourage developers who will be more than happy to develop affordable housing projects. They will not have to absorb any charges if they got affordable land parcels and built smaller developments. Another way is to go in the direction of Singapore. If you want to cool down the price escalation of properties, open up more land. After releasing that land, they should make it affordable for developers to bid and make the whole process transparent. The key is to increase the chances developers have to make money because at the end of the day they are running a business. Make these changes first and only then can we truly have a conversation about it. KL: The government needs to loosen the requirements for financing. Demand in the property industry remains strong and is only held back by the inability to obtain end-financing to transform that demand into actual transactions to prop up the industry again. Budget 2014 did not bring about a shock but the opaque implementation and uncertain policies thereafter brought about a crisis of confidence. Once qualifications for loans are relaxed and government policies enhance the industry, we believe it will soar once again.


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MARKET INSIGHT | Growing Trends: Prices in Klang Valley

GROWING TRENDS: PRICES IN KLANG VALLEY Property prices in Klang Valley have been skyrocketing according to data from Raine & Horne International.

It is not unknown that property prices appreciate, and properties in the Greater Klang Valley have seen appreciation that seems to know no bounds.

Raine & Horne International provided iProperty.com with relevant data on the prices of real estate in the four areas focused on in this issue, namely Bangsar, Puchong, Bandar Tun Hussein Onn and Sungai Buloh.

BANGSAR OFFICE (RM/SQ FT)

AREA

2010

2011

2012

2013

2014

Boulevard

600

700

800

1100

1300

Menara UOA Bangsar

850

900

980

1000

1000

Menara Mutiara Bangsar

300

430

450

490

500

CONDOMINIUM (RM/SQ FT)

54 |

AREA

2010

2011

2012

2013

2014

Bangsar Indah

400

500

530

600

660

Bangsar Peak

870

910

950

990

1100

Bangsar Puteri

380

450

490

550

600

Casa Vista

360

420

500

610

700

Araville

550

560

650

670

700

Tivoli Villas

450

500

600

650

700

Sri Kasturina

430

500

550

590

630


APARTMENT (RM/SQ FT)

AREA

2010

2011

2012

2013

2014

Andalucia

370

440

500

550

570

Vista Angkasa

180

230

270

300

400

Fajar Ria

220

240

290

330

370

Crescent Court

200

260

300

330

370

Pantai Hillpark

250

300

330

390

410

SINGLE-STOREY TERRACED HOUSE RM (000’)

AREA

2010

2011

2012

2013

2014

Lucky Garden

650

750

800

940

1100

Bangsar Park

750

820

910

970

1300

Bangsar Baru

680

750

880

1000

1200

Bukit Bandaraya

680

700

950

1200

1400

DOUBLE-STOREY TERRACED HOUSE RM (000’)

AREA

2010

2011

2012

2013

2014

Lucky Garden

900

950

1200

1400

1600

Bangsar Park

1000

1300

1400

1600

1800

Bangsar Baru

1200

1500

1600

1800

1900

Bukit Bandaraya

1300

1400

1500

1800

2000

| 55


MARKET INSIGHT | Growing Trends: Prices in Klang Valley

PUCHONG SINGLE-STOREY TERRACED HOUSE RM (000’)

CONDOMINIUM (RM/SQ FT)

AREA

2010

2011

2012

2013

2014

AREA

2010

2011

2012

2013

2014

180

220

250

270

340

Heron Residency

220

230

260

290

310

Taman Lestari Puchong

Koi Kinrara

250

290

330

380

400

Taman Puchong Perdana

140

160

200

230

280

Taman Bukit Kuchai

150

230

260

280

330

Koi Legian

200

Koi Tropika

200

Desa Impiana

210

260

290

330

240

280

300

330

Taman Mawar

200

240

300

240

350

240

290

350

370

Perumahan Kinrara

260

300

400

430

450

340

400

460

500

Taman Kinrara Sek 1

250

340

380

220

260

320

350

390

Taman Kinrara Sek 2

290

320

340

AREA

2010

2011

2012

2013

2014

AREA

2012

2013

2014

Sri Anggerik 1

100

140

170

200

250

Sri Cassia

160

200

240

300

350

Akasia Apartment

170

230

270

350

Sri Dahlia

100

105

110

120

Kenanga Apartment

160

230

280

360

400

Sri Pinang

170

200

250

300

310

Sri Begonia

90

105

115

130

160

Taman Tasik Puchong

The Zest Casa Puteri

230

APARTMENT (RM/SQ FT)

56 |

180

220

DOUBLE-STOREY TERRACED HOUSE RM (000’)

2010

2011

Taman Saujana Puchong

230

260

280

300

390

Taman Lestari Perdana

240

280

330

380

430

400

Taman Lestari Puchong

200

250

290

340

380

150

Bandar Bukit Puchong

250

330

370

450

490

Taman Puchong Intan

160

200

250

280

300

Taman Puchong Prima

300

350

420

500

550

260

300

350

400

440


BANDAR TUN HUSSEIN ONN

SUNGAI BULOH

CONDOMINIUM (RM/SQ FT)

AREA

CONDOMINIUM (RM/SQ FT)

2010

2011

Suria Court Condominium Sri Hijau Condominium

160

170

2012

2013

2014

240

250

300

200

250

250

AREA

2010

2011

2012

2013

Paradesa Rustica

190

Paradesa Tropica

250

200

250

300

350

250

300

350

420

Sri Damansara Tower

180

200

300

350

400

Villamas Condominium

250

250

300

350

400

250

300

350

2011

2012

2013

2014

170

250

250

300

Aman Heights Condo

APARTMENT (RM/SQ FT)

AREA

2010

2011

2012

2013

2014

Cheras Perdana Apartment

130

130

150

170

200

Taman Koperasi Maju Jaya

2014

APARTMENT (RM/SQ FT)

AREA

2010

150

180

200

SD Apt II Bdr Baru Sri D'sara

Puncak Baiduri Apartment

140

200

250

260

300

SD Tiara

170

180

250

300

350

D'Puncak Suasana Apartment

SD Court

160

200

250

300

350

150

150

160

170

200

150

170

180

190

190

Sri Bahagia Apartment

130

170

190

200

250

Prima Damansara Apartment

SINGLE-STOREY TERRACED HOUSE RM (000’) SINGLE-STOREY TERRACED HOUSE RM (000’)

AREA

2010

2011

2012

2013

2014

Bandar Tun Hussein Onn

200

250

350

350

400

Taman Cheras Perdana

200

250

300

350

350

DOUBLE-STOREY TERRACED HOUSE RM (000’)

AREA

2010

2011

2012

2013

2014

Bandar Tun Hussein Onn

550

600

650

650

700

Bandar Damai Perdana

50

600

750

850

900

Bandar Mahkota Cheras

450

550

650

700

750

Taman Cheras Perdana

250

300

400

450

500

Taman Sri Bahagia

350

350

400

450

500

AREA

2010

2011

2012

2013

2014

Bandar Baru Sri Damansara

350

450

550

600

650

DOUBLE-STOREY TERRACED HOUSE RM (000’)

AREA

2010

2011

2012

2013

2014

Bandar Baru Sri Damansara

550

650

750

850

950

Saujana Damansara

350

450

450

500

600

Valencia

1500

1500

1550

1600

1650

Sierramas

1100

1300

1500

1600

1600

Sierramas Resort Homes

3000

3200

3300

3500

3,550

DISCLAIMER: The data above represents the findings of Raine & Horne International 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.

| 57


LET’S TALK | Perbadanan PR1MA Malaysia

A PR1MA-RY SOLUTION PR1MA homes represent one of the most concerted efforts by the Malaysian government to address the affordable housing situation in the country. - BY ONG XIN YING

While it is an undeniable fact that the affordable housing issue is a problem with no easy solution in sight, to say that nothing worthwhile is being done to solve it is untrue. Aside from developers who have been launching affordable housing projects in order to meet this growing need, the Malaysian government has also been putting a significant amount of effort into making it easier for first-time homebuyers to acquire an abode as well as making more affordable homes available. One such effort is of course Perbadanan PR1MA Malaysia which was established under the Perumahan Rakyat 1Malaysia Act (PR1MA) 2012 to plan, develop, construct and maintain high-quality housing with lifestyle concepts for middle-income households in key urban centres. The corporation’s CEO Dato’ Abdul Mutalib Alias spared some time to inform iProperty.com about the PR1MA programme and spoke about the affordable housing situation in general. Is the affordable housing sector in Malaysia in as dire a condition as some say it is? Yes, to an extent. There is a significantly inadequate supply of affordable housing for the middle-income group which needs to be addressed. Before PR1MA was established, all affordable housing programmes were for those with a household income of below RM2,500 a month. There were no programmes for the middle-income group even though they are just as affected as the low-income group by the rising prices in the property market and the high costs of living in urban areas. Thus established to address this need, this corporation is the sole authority which has been empowered to plan, develop, construct and maintain affordable homes and townships built under the PR1MA programme. Our objective is to play a primary and catalytic role in the planning and growth of affordable homes for the country’s middle-income group. Please tell us more about your efforts to address the lack of affordable housing in the country. Our affordable housing programme is for those in the middleincome group with a household income bracket of between RM2,500 and RM10,000 a month. This income band has just been expanded from a previous ceiling of RM7,500 in line with data from the National Household Income (HHI) survey which showed that the average HHI has been rising the past few years with a significant increase in urban areas such as Kuala Lumpur, Putrajaya and Selangor. PR1MA homes are at least 20% below average market price with a price range of RM100,000 to RM400,000 depending

58 |

Dato’ Abdul Mutalib Alias, CEO of Perbadanan PR1MA Malaysia

Our affordable housing programme is for those in the middle-income group with a household income bracket of between RM2,500 and RM10,000 a month.


1

on the location, type and size of the units. In order to facilitate affordable homeownership and further assist the middleincome group in owning a PR1MA home, we have made available two Buyers’ Assistance Programmes which are end-financing packages and Rent-To-Own schemes. These will be announced in due course.

PR1MA homes are at least 20% below average market price with a price range of RM100,000 to RM400,000 depending on the location, type and size of the units.

Among the many PR1MA development projects which have been announced, are there any that you would like to highlight? As of the end of 2014, the construction of approximately 40,000 units of PR1MA homes has begun. Some of the projects which have started construction include:

2

PR1MA @ Kuala Ketil, Kedah This development is a master en-bloc purchase project with Darulaman Realty Sdn Bhd comprised of 399 units of 2-storey terrace houses occupying a total area of 24.6 acres. It is 60% completed and is expected to reach full completion in Q4 2015.

1 Artist’s impression of PR1MA @ Seremban Sentral 2 Artist’s impression of PR1MA @ Kuala Ketil

| 59


LET’S TALK | Perbadanan PR1MA Malaysia

3

Those who are interested in owning a PR1MA home only need to register once via our website.

60 |

PR1MA @ Alam Damai, Kuala Lumpur Constituting 2,074 high-rise units, this project has a wealth of amenities and facilities which include a surau, multipurpose hall, day-care centre, kindergarten, futsal courts and recreational facilities for families. Construction works have reached the 10% mark. PR1MA @ Seremban Sentral, Negeri Sembilan This project is a public-private partnership between Perbadanan PR1MA Malaysia, the Public-Private Partnership Unit under the Prime Minister’s Office (Unit Kerjasama Awam-Swasta) (UKAS), Railway Assets Corporation (RAC), Keretapi Tanah Melayu Berhad (KTMB) and the Brunsfield International Group. Comprising 3,196 high-rise units, it truly embodies the PR1MA concept which is an integrated development within a sustainable and dynamic community which is connected to a transportation hub and essential facilities.


4 PR1MA @ Tebrau, Johor Bahru, Johor Comprised of 1,284 high-rise units, this development has a total site area size of 10.58 acres and is equipped with several amenities and facilities which include a surau, community hall, kindergarten, day-care centre, and futsal courts. PR1MA @ Pasir Gudang, Johor This project occupies 31.89 acres of land and is comprised of 475 landed units. Its amenities and facilities include a surau, community hall, day-care centre, kindergarten and playground. PR1MA @ Bandar Meru Raya, Perak Consisting of 1,011 high-rise units situated on a 8.8-acre site, this development is equipped with several amenities and facilities which include a mosque, community hall, childcare centre, kindergarten, playground and swimming pool. PR1MA @ Sungai Petani 1 and 2, Kedah These two projects have a total of 2,744 landed units between them and a number of amenities and facilities which include a mosque, community hall, childcare centre, kindergarten and playground. As far as eligibility for these homes are concerned, what are some measures you are taking to make sure the homes go only to those who need it? Is it a concern for you that the affordability factor may be abused? PR1MA homes are only open to those who are eligible to buy them. To qualify, you need to be a Malaysian, over 21 years of age at the time of application, earn an individual or combined husband-and-wife income of between RM2,500 and RM10,000 a month and does not currently own more than one property. Those who are interested in owning a PR1MA home only need to register once via our website. Once a PR1MA development in open for application, they must go online to apply if they are interested in it. All applicants are required to submit the necessary documents which include proof of income, after which a verification process will be carried out in order to

5 ensure that they meet the aforementioned criteria. Eligible applicants will then be balloted though an open ballot. The process which we have put in place will ensure that only applicants who meet the eligibility criteria are given the opportunity to own a PR1MA home. Additionally, a PR1MA home must be owner-occupied, further preventing any potential abuse of the programme. Could you share with us what your future plans are especially in regards to the 80,000 affordable housing units you are to construct in accordance with Budget 2015? Our mandate is to provide 500,000 affordable homes to the middle-income group. To date, our Members of Corporation (MoC) have approved a total of 97,887 units to be developed nationwide. As I mentioned earlier, construction of approximately 40,000 units of that total had already begun by the end of 2014. For 2015, we will continue our efforts to achieve what was mandated to us which involves the additional 80,000 units assigned to us in Budget 2015. In order to do so, we will be on the constant lookout for suitable projects and land as well as conduct all the necessary assessments and due diligence studies on the proposals we receive. We are also forming collaborations with federal and state governments as well as private developers in order to develop more PR1MA homes nationwide.

3 4-5

Artist’s impression of PR1MA @ Alam Damai Site pictures of PR1MA @ Alam Damai | 61


LET’S TALK | Perbadanan PR1MA Malaysia

Our mandate is to provide 500,000 affordable homes to the middle-income group.

6

6 Artist’s impression of PR1MA @ Bandar Meru Raya 7 Artist’s impression of PR1MA @ Tebrau 8 Artist’s impression of PR1MA @ Bandar Layangkasa

7 62 |


8 IMPORTANT NOTICE PR1MA wishes to inform potential homebuyers, partners, developers and consultants that it is the sole party that manages all matters pertaining to the development of PR1MA homes. It does not hire nor contract any agent or third-party services to liaise with anyone on its behalf.

us directly. If any buyers and developers are approached by any parties claiming that they represent us, please contact us immediately.

It has come to our attention that there are unscrupulous parties who claim that they can help buyers secure a PR1MA home and developers secure a PR1MA project on condition that a sum of money is deposited into their account.

PR1MA is identified by its logo and it does not own nor endorse any other logo or brands shown by other parties or persons in any other collaterals or media. Its exclusive right to the use of the PR1MA brand and symbol is protected under PR1MA Act 2012.

We would like to warn buyers and developers that we do not deal with third parties or engage brokers or agents to help buyers and developers secure any homes and projects with us. All interested buyers and developers are to deal with

Potential home buyers and any party who wishes to work with PR1MA are required to register online at www.pr1ma.my.

For more information on PR1MA and its projects, please visit our website or call us at 03-7962 4374.

| 63


Property Investment Data | Oregeon Property Consultancy

Bandar Tun Hussein Onn Capitalising on its straddle between established townships, Bandar Tun Hussein Onn has nowhere to go but forward.

The recorded transaction prices of selected schemes within Bandar Tun Hussein Onn as at September 2014 are as below:Semi-detached Houses

Located between the Kuala Lumpur city centre and the Kajang Town Centre, Bandar Tun Hussein Onn comprises mainly residential and commercial elements. Governed under Majlis Perbandaran Kajang, Bandar Tun Hussein Onn falls under the minor planning block of Cheras, adjoining to other minor planning blocks like Taman Sri Bahagia, Kota Cheras, Batu 10 Cheras, Bandar Mahkota Cheras, Batu 11 Cheras, Cheras Jaya, Kawasan Perindustrian Kg. Baru Balakong, and Desa Baiduri. The majority of the dwellings in the township are of landed properties such as bungalows, semi-detached houses and terraced houses as well as a small amount of four to five-storey flats. Located in the heart of the town is the commercial area where retail shops and AEON BIG (Carrefour) can be found. A recreation area with a lake is also available for shoppers and residents to hang out and relax at.

Area

Jalan Suarasa

Jalan Suasana

Storey

2

2

Land Area

3,197 4,435 sq ft

2,450 3,387 sq ft

Year

Min (RM)

Max (RM)

Count

2010 2011

807,980

938,000

19

867,166

1,200,000

3

2012

1,260,000

1,260,000

1

2013

1,100,000

1,831,123

11 3

2014

1,350,000

1,600,000

2010

375,000

600,000

7

2011

350,000

750,000

9 11

2012

510,000

950,000

2013

600,000

970,000

7

2014

655,000

1,150,000

4

Oregeon Property Consultancy Research Team

The most common access to Bandar Tun Hussein Onn is via the Cheras-Kajang Highway, followed by Lebuh Utama Tun Hussein Onn. As alternative, the township is also accessible from the south-east and south-west via the SILK Highway, Persiaran Damai Perdana passing through Bandar Damai Perdana or Jalan Alam Damai passing through Alam Damai. Currently, there is no comprehensive rail service available within the township, merely public transportation in the forms of buses and taxis. However, in view of the heavy traffic flow on the Cheras-Kajang route, an MRT project has been planned and is currently under construction to provide rail services from Kajang to Sungai Buloh. One of the MRT stations – the Bandar Tun Hussein Onn stations - is planned to be located along the Cheras-Kajang. The MRT is expected to be completed in 2017. Oregeon Property Consultancy Research Team

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Terraced Houses

Area

Storey

1

Land Area

1,539 sq ft

1,647 sq ft

Jalan Suadamai 2

1,850 sq ft

1

Jalan Suakasih

1.5

2

1,539 sq ft

1,539 sq ft

1,539 sq ft

1,430 sq ft

1

1,540 sq ft

Jalan Suasana 1.5

2

1,540 sq ft

1,650 sq ft

Year

Min (RM)

Max (RM)

Count

2011

190,000

230,000

2

2012

200,000

345,000

3

2013

300,000

330,000

2

2014

285,000

350,000

2

2010

300,000

415,000

7 15

2011

330,000

475,000

2012

200,000

580,000

8

2013

300,000

630,000

10

2014

600,000

640,000

5

2010

385,000

650,000

2

2011

380,000

600,000

9

2012

390,000

679,000

3

2013

590,000

870,000

5 2

2014

785,000

800,000

2010

197,000

200,000

2

2011

230,000

275,000

3

2012

300,000

300,000

1

2013

325,000

325,000

1

2010

195,000

310,000

10

2011

160,999

477,000

9

2012

270,000

365,000

9

2013

350,000

535,000

6

2014

380,500

470,000

3

2010

110,000

400,000

8

2011

257,000

470,000

6

2012

430,000

640,000

5

2013

550,000

675,000

3

2014

465,000

630,000

5

2010

150,000

200,000

2

2011

220,000

255,000

5

Oregeon Property Consultancy Research Team

Apartments / Flats

Scheme

PANGSAPURI JALAN SUASANA

Built-up Area

845 - 1,066 sq ft

Year

Average (RM psf)

Count

2010

141

17

2011

147

20

2012

167

16

2013

180

8

2012

260,000

334,000

3

2014

209

8

2013

190,000

365,000

7

2010

113

13

2014

320,000

400,000

3

2011

133

2

2010

200,000

200,000

1

2011

210,000

275,000

3

2012

167,000

340,000

6

2013

295,000

397,600

2

2014

325,000

325,000

1

2010

245,000

270,000

2

2011

247,000

315,000

3

2012

300,000

393,000

5

2013

270,000

400,000

4

2010

165,000

325,000

9

2011

315,000

455,000

7

2012

225,000

520,000

10

2013

235,000

610,000

9

2014

535,000

656,000

2

Oregeon Property Consultancy Research Team

PANGSAPURI SUAKASIH

632 - 650 sq ft

2012

136

5

2013

188

3

Oregeon Property Consultancy Research Team

Oregeon Property Consultancy Research Team

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Property Investment Data | Oregeon Property Consultancy

66 |


Three standard types of properties were analysed to indicate the price trend, namely semi-detached houses, terraced houses and flats/apartments. Generally, all these properties have seen an increasing trend from year 2010 to 2014, with some achieving an increase of almost 100%. In terms of transacted units, semi-detached homes remain rather consistent. Since 2011m and as at September 2014, a total of seven

transactions were recorded from the selected schemes. For terraced houses, however, despite a recorded increase from 2010 to 2011, a decreasing trend was noted until September 2014, recording merely 23 units. The same goes for the less popular choice of flats/apartments. It has been on a decrease since 2010, and a mere eight units were recorded as at September 2014.

Some of the notable on-going and upcoming developments in Bandar Tun Hussein Onn are as follows:PROJECT

DEVELOPER

TYPE

Lake Vista Residence

UDA Holdings Berhad

3 blocks of 9 to 15-storey Apartment (250 units)

Lake Valley Avenue 3

UDA Land Sdn Bhd

Bungalows

Lake Valley Avenue 4

UDA Land Sdn Bhd

22 units of 3-storey bungalow and 38 units of 3-storey semi-detached house

Town Park 5

UDA Land Sdn Bhd

10 units of 3-storey shop-office and 1 unit of 4-storey shop-office

Town Park 6

UDA Land Sdn Bhd

Condominiums

Lumiere

ORC Land Holdings Sdn Bhd

352 units of condominium and 32 units of villa

Windows on the Park

SDB Properties Sdn Bhd

3 blocks of 15 to 33-storey apartment (540 units)

Sutera Residence

Premier S&P Development Sdn Bhd

21 units of 2.5-storey terraced house and 15 units of 3-storey terraced house

Oregeon Property Consultancy Research Team

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Property Investment Data | Oregeon Property Consultancy From the table it is can be noted that condominiums and apartments are coming up in view of the lack of decent high-rise dwellings within the township. However, these high-rise dwellings are tilted towards the higher-end market and almost all of the high-rise dwellings are launched at RM500,000 and above, such as the Lake Vista Residence, Windows on the Park, Town Park 6 and Lumiere. Terraced houses, semi-detached houses and bungalows maintained their prices and have not made it easier for buyers,. Terraced houses are seeing launches at RM1 million onwards, semidetached at RM1.75 million and bungalows in Lake Valley Avenue 3 are launched from RM3.5 million onwards.

Bandar Tun Hussein Onn is a rather family friendly township where basic amenities and facilities are sufficient enough to label it self-sustainable. Accessibility by road has been wellplanned, but traffic congestion and the amount of toll booths have planted an imperfect impression towards the up and coming township. The announcement of the MRT project has won people’s interest in buying a home or investing in the township, as the main headache of traffic is expected to be eased by the availability of a train service.

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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Singapore

This brand new section travels down south to bring you updates, news and exciting events from our neighbouring nation. HAPPENINGS INVESTING IN ASIA SINGAPORE PROPERTY MARKET OUTLOOK 2015


HAPPENINGS Property Market Sees an Increase in Resale Prices but Decrease in Rental Prices The latest Singapore Real Estate Exchange (SRX) Price Index revealed a slight increase of 0.1 per cent in the resale prices of Housing Development Board (HDB) flats in October 2014. From September to October, prices of four-room units remained constant whereas three- and five-room flats fell by

0.4 per cent and 0.1 per cent respectively. Analysts noted to a popular local daily that the month-on-month increase is most likely a one-time occurrence driven by a 0.8 per cent increase in executive condominium prices.

2014 Oct Resale Index

169.5

2014 Sep Resale Index

168.8

Change (Month-on-month)

+0.4%

* The latest month’s values are based on flash estimates. Source: srx.com.sg

New Property Launches in November 2014 TRE Residences in Geylang East was launched in November 2014 with an average indicative price of S$1,560 psf. The developer of the 250-unit condominium project S L (Serangoon) Pte Ltd offered early-bird discounts of up to five per cent at the event. Additionally, two new executive condominiums which are Bellewaters by Qingjian Realty and The Terrace by Kheng Leong Co. were also launched that month. Bellewaters which is located in Sengkang and The Terrace which is located near Punggol Waterway were opened for bookings on 14 November. Prices for Bellewaters started at

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S$744 psf while prices for The Terrace are expected to be sold at above S$780 psf. According to Square Foot Research, “The launch of these new executive condominiums may result in renewed interest in older executive condominium projects which were launched earlier if prices remain at a discounted rate compared to surrounding private residential projects which is likely the case. With tighter lending rules in place, consumers are inclined to be more finicky in their purchases and may opt for units which provide better value for their money.”


Overwhelming Response for Lake Life The Lake Life executive condominium project by Lakehomes Pte Ltd has seen keen interest from consumers. The development which opened for booking on 8 November 2014 saw 98 per cent of its total units or 521 out of its 546 units snapped up. Its developers said that the ‘overwhelming response’ is likely attributed to its attractive location at Jurong Lake District as well as the government’s intentions to further develop Jurong. According to a local TV news channel, two buyers revealed that price was also a key criterion. The average price of the development was S$857 psf. Nilesh Jadha, a buyer who owns an existing five-room Housing Development Board (HDB) flat, said, “In terms of the price per square foot, I think this was quite attractive compared to the private developments. I think it is about 25 to 30 per cent less compared to the other private developments that we saw.”

Singapore Remains an Attractive Destination for Foreigners According to the Urban Redevelopment Authority (URA), the leasing volume of private residential properties has seen a quarterly growth of 15.2 per cent to 17,775 cases. There have been a total of 46,632 leases within the first nine months of 2014 which is 8.7 per cent higher than last year’s 42,899 leases recorded over the same period. The Savills Residential Leasing Briefing for Q3 2014 attributed the increase in leasing activity to Singapore’s attractiveness as a city state to foreign nationals.

According to an annual Hongkong and Shanghai Banking Corporation (HSBC) survey, Singapore was ranked the best place in Asia for expatriates to live in and was the second best place in the world after Switzerland. Singapore’s good career progression, financial well-being and quality of life were reasons cited in the survey for expatriates who choose to work here.

Comparison of Rental Index for 2nd Quarter 2014 and 3rd Quarter 2014 Rental Index

% Change over - Previous Quarter

2Q/14

3Q/14

2Q/14

3Q/14

All Residential

161.9

160.6

-0.6

-0.8

Detached

134.6

136.0

-2.6

1.0

Semi-detached

159.2

155.5

-2.8

-2.3

Terrace

178.4

179.6

-1.0

0.7

Non Landed Property

163.2

161.4

-0.2

-1.1

CCR

1/

166.9

163.8

-0.1

-1.9

RCR

2/

165.9

165.5

-0.1

-0.2

149.6

149.6

-0.9

0.0

Office

181.8

186.6

2.8

2.6

Retail

117.7

117.8

0.6

0.1

OCR Commercial

Core Central Region comprises Postal Districts 9, 10, 11, Downtown Core Planning Area and Sentosa. A map of Central Region showing the Core Central Region (CCR) and the Rest of Central Region (RCR) is available at: http://spring.ura.gov.sg/lad/ore/login/map_ccr.pdf

1/

2/

Rest of Central Region comprises the area within Central Region that is outside postal districts 9, 10, 11, Downtown Core Planning Area and Sentosa. A map of Central Region showing the Core Central Region (CCR) and the Rest of Central Region (RCR) is available at: http://spring.ura.gov.sg/lad/ore/login/map_ccr.pdf

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SINGAPORE | Awards

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The iProperty.com People’s Choice Awards is back! The People’s Choice Awards is Singapore’s first and only property awards selected by consumers where members of the public are invited to select their favourites from over 60 nominees across 14 categories of properties, home furnishings and property-related consumer services.

INTRODUCING THE 2014/15 AWARD NOMINEES OBJECT OF DESIRE AWARD (PROPERTY WITH THE BEST ARCHITECTURE) • Bijou Far East Organization • Tre Residences MCC Land Singapore Pte Ltd • Lake Life Lakehomes Pte Ltd • Ardmore Residence Pontiac Land

MOST POPULAR PROPERTY AWARD (INDONESIA) • Capraia Residences @ Seven Seas Funtasy Island Development • Belitung Highland Resort Bintang Berlian Group • Baik Baik Batik Seminyak, Bali • Pluit Sea View Binakarya Propertindo Group

LIFE’S A BEACH AWARD (PROPERTY WITH THE BEST RESORT FEEL) • Bellewaters Qingjian Realty (Anchorvale) Pte Ltd • Santorini MCC Land Singapore Pte Ltd • Alana Far East Organization • Riverbank @ Fernvale UOL Group

MOST POPULAR PROPERTY AWARD (PHILIPPINES) • Three Central Megaworld Corporation • Two Roxas Triangle Ayala Land Premier • Century Spire Century Properties • Grand Hyatt Manila Residences Federal Land, Inc

MOST POPULAR PROPERTY AWARD (AUSTRALIA) • Sydney by Crown Crown Group • Pendulum Apartments Soda Property Group • Australis Central Equity Group • Parkside Coolbellup Yaran Property Group • Parc Vue Bundoora Melbourne Future Estate MOST POPULAR PROPERTY AWARD (MALAYSIA) • Star Residences UMLand • Suasana UMLand • Bay Laurel Country Garden Danga Bay • R&F Princess Cove R&F Properties • The Meridin @ Medini Mah Sing Group Bhd MOST POPULAR PROPERTY AWARD (THAILAND) • Park 24 Proud Real Estate • Arcadia Beach Imperial Heights Holdings • Circle Sukhumvit 11 Fragrant Group • 6th Avenue Surin P.P.S. Estate • Villa de Ceylon Infinite Asset Development • Shamballa Pool Villas ChaoLeigh Holdings SUPERSIZE ME AWARD (BEST PROPERTY FOR FAMILIES) • Bellewoods Qingjian Realty (Woodlands) Pte Ltd • Trilive RH Tampines Pte Ltd • Alana Far East Organization • Lake Life Lakehomes Pte Ltd MOST POPULAR PROPERTY AWARD (SINGAPORE) • Riverbank @ Fernvale UOL Group • Bellewaters Qingjian Realty (Anchorvale) Pte Ltd • Lake Life Lakehomes Pte Ltd • Santorini MCC Land Singapore Pte Ltd • Bijou Far East Organization

BEST HOME INSURANCE PROVIDER • Tokio Marine Insurance • AIG Asia Pacific Insurance • Aviva • NTUC Income Insurance • Ace Insurance BEST HOME BRAND • Tempur Sealy • LG Electronics • Bosch and Siemens Home Appliances • Toshiba Home Appliances • Sony Home Electronics • Electrolux BEST HOME MORTGAGE LOAN PROVIDER • Maybank • DBS Bank Ltd • Citibank • Standard Chartered Bank • ANZ BEST HOME FURNISHING STORE • IKEA • Courts (Singapore) Pte Ltd • Nova Furnishing Centre Pte Ltd • Natural Cool BEST REAL ESTATE INVESTMENT COMPANY • WK Events Pte Ltd • PIP Investment Holdings • RB Global Holdings Pte Ltd • The Wealth Revolution Group

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SINGAPORE | Investing in Asia

INVESTING IN ASIA Asia continues to be seen as a top investment destination as several studies and reports by esteemed research institutes show.

In a recent survey by Colliers International, investors in Asia remain largely confident of investing in this region, citing sound property fundamentals and long-term economic growth as the key factors in their consideration. Many of them also believed that investment volumes in Asia will likely post strong figures in 2015 after having been constrained by the uncertainties of slowing economic growth and government-established restrictive measures in 2014. The same sentiments have also been echoed in the Cushman & Wakefield publication, ‘Asia Pacific 2014-2015 Forecasts: Regaining Momentum’, with the numbers in Indonesia,

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Malaysia, Philippines and Vietnam all expected to grow by more than 5%. In light of the consensus about a strong 2015 outlook for Asia, the million-dollar question now is what are the asset types and destinations for investors looking to expand their property portfolio. In the recent iProperty. com Asia Property Market Sentiment Report for H2 2014, most respondents indicated their preference for Australia, Singapore, Malaysia and the UK based largely on the quality of education and lifestyle in these countries. However, with historically low yields likely to go further down instead of up once base rates increase, some investors are looking to move out of their comfort zone and are targeting higher-


for overseas property investments in anticipation of rising prices. With the yen now also more than 20 percent lower than it was a year ago, many investors are looking to ride on the recovery curve of the nation after such a lengthy economic decline. Apart from property developments, the accommodating terms of property loans across banks in Asia have been the other catalyst driving the optimism for the highly positive property investment outlook for the region in 2015. Loanto-value ratios of 60 to 65 percent can be found across Asia, even reaching 80 to 85 percent in Japan, with a low cost of debt. In the case of emerging markets in Asia, there exists now a common school of thought that the risks involved with property investment for cities such as Jakarta and Manila could yield higher returns for investors who are able to navigate the potential landmines surrounding the lack of transparency and regulations regarding land titles there. Where the yields can be tight in mature markets such as Hong Kong and Singapore due to cap rate compression, investors are placing their bets on the emerging markets which have a growing economy and large population growth that offers the highest potential payoff. The two commonly faced problems by both seasoned property investors and new novice buyers are successfully evaluating and managing of the risks for any property investment strategy. It can be difficult to understand and track overseas market trends and unravel the numerous legal issues that plague developments in emerging cities as well as keep on top of new mortgages, taxation changes and financing rates. This is where the iProperty.com Investor Club will come in. Filled with weekly articles, news and views from locals about the hottest property hotspots, financial tips and tools as well as most importantly, the hottest property deals direct from the people who build them, we provide the ultimate one-stop portal for property investors in Asia. Join us at Investor.iProperty.com to access the latest and hottest property investments today!

risk, non-traditional property investments in both mature and emerging markets. In the survey conducted by PricewaterhouseCoopers (PwC) on the top ten city investment destinations for 2014, Tokyo returned to top of the charts for the first time since 2009 while Jakarta, Manila and Sydney also ranked in the top ten. While not yet the primary target for some investors in Southeast Asia, savvy Hong Kong investors were quick to latch onto the most massive monetary stimulus antiinflation program in Japan since the 1930s. Initiated by the government of Prime Minister Shinzo Abe, more and more investors are looking to the Land of the Rising Sun

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MARKET OUTLOOK | Singapore Property Market Outlook 2015

SINGAPORE PROPERTY MARKET OUTLOOK 2015 What does the future hold for Singapore’s property market this year? Our Singapore correspondent gazes into the crystal ball to help agents and consumers navigate their way. - By KHALIL ADIS

Expect a subdued property market in 2015 driven by genuine homebuyers particularly in the mass market segment in the suburban areas. Meanwhile, the mid- to high-end segments which tend to attract many speculators will see very little transactions due to the various cooling measures such as the Additional Buyers’ Stamp Duty (ABSD), Sellers’ Stamp Duty and Total Debt Service Ratio (TDSR). This is in line with the Singaporean government’s promise during the 2011 general election to ensure property prices remain within reach for first-time homeowners and those who genuinely need a home. 2015 will be a crucial year for both developers as well as the government as each has their own vested interest – developers must sell off their units within two years upon completion while the government wants to ensure property prices remain sustainable. As a result, those in the mid- to high-end segment will be under pressure to sell off their remaining units, failing which they will have to pay a levy which is calculated at 8 per cent, 16 per cent and 24 per cent of the property purchase price for the first, second and third extra years respectively.

2015 will be a crucial year for both developers as well as the government as each has their own vested interest.

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THE PUBLIC HOUSING MARKET Often referred to as the HDB (Housing Development Board) market, the government has been rolling out a new supply of 22,455 Built-To Order (BTO) flats in 2014. Public housing was a contentious issue during the 2011 general election as there was a limited supply of new BTO flats, forcing many to turn to the resale market where it is more expensive and/or couples to delay their marriage. Million-dollar HDB flats had become the norm and, as a result, many had expressed their discontent via the ballot box. Since then, the HDB has been rolling out almost 20,000 new flats per year to ease the pressure from the resale market. In 2014, most of the demand from singles and first-time home-seeking families had already been met by the HDB.


As a result, fewer flats will be launched by the HDB in 2015. There will be a total of 16,900 new BTO flats to cater to firsttime families, second-time families and those applying to live with or near their parents. Most of these new launches will be taking place in the suburban areas. According to the HDB, it will offer about 3,940 flats in Bukit Batok, Geylang and Hougang in the form of new sales launches in February 2015. This is good news for genuine homebuyers as they will have more choices and do not have to buy from the resale market. In addition to this, the costs will be significantly lower especially once whatever grants that they would qualify for have been taken into account. THE RESALE HDB MARKET The resale HDB market will continue to see a downward trend in the Resale Price Index (RPI) due to the new supply of 16,900 BTO flats coming on-stream next year. According to the HDB, the RPI fell by 1.7 per cent from 195.7 points in the second quarter of 2014 to 192.4 points in the third quarter 2014. This is expected to fall even further next year. For those looking to sell their HDB flat, it will be a tough market ahead as it will be a buyers’ market. As such, sellers must have a realistic selling price if they want to sell off their flats within a short time frame, particularly those who urgently need cash. I would urge those with holding power to wait until 2016 before they sell off their HDB flat. For buyers, particularly those who cannot wait three years to get their new HDB flat, this is the time to start househunting as sellers will be more realistic in their pricing. For agents, the resale market will be rather subdued, driven by those in the suburban areas. They must advice their clients to be more realistic in their asking prices when marketing their properties. THE PRIVATE PROPERTY MARKET It will be a subdued market ahead in the private property sector with most of the launches centred in the mass market segment. Mass market projects will drive the market in 2015 as they are more affordable and driven by genuine homebuyers. Buyers, this is the time to start hunting for new homes. Agents should focus on the mass market segment. The oversupply and existing stock in the market will add pressure to rental yields and for developers to offer more carrots to lure potential homebuyers to purchase their properties.

they can get rid of their stock before the levy kicks in. According to the URA, the stock of completed private residential units, ECs excluded, increased by 4,512 units in the third quarter of 2014. It is also highly likely we will see more of such developers asking for an extension from the government. Developers who had bought landbanks in the mid-range to luxury ends of the market are unlikely to launch them in 2015. Investors looking to rent out their units, it will be a tough market ahead.

Mass market projects will drive the market in 2015 as they are more affordable and driven by genuine homebuyers.

THE RESALE MARKET The private property market will also continue to see a downward trend in terms of the Private Property Index (PPI) due to the various cooling measures, new supply coming onstream, Government Land Sales (GLS) programme as well as unsold units from 2014. Figures from the URA show that the prices of private residential properties decreased by 0.7 per cent in the third quarter of 2014, following the 1.0 per cent decline in the previous quarter. This is the fourth straight quarter of price decline. The price decline will likely be steepest in the luxury segment with fire sales expected from investors without any holding power. Expect fire sales on Sentosa Cove, Orchard Road, Tanglin, Novena, Marina Bay and the Central Business District (CBD) areas. Buyers, this is the time to snap up good deals as it will be a buyers’ market due to sellers being more realistic with their asking prices. Sellers, be prepared to sell at a loss. Agents, this is also a good market to focus on.

According to the Urban Redevelopment Authority (URA), there are approximately 97,180 private housing and executive condo (EC) units in the overall pipeline supply. Of this total, 4,336 units, ECs included, will be completed in the last quarter of 2014. Overall, 20,852 units will be completed in 2014 while another 23,769 units, ECs included, are expected to be completed in 2015. Developers who had launched their mid-range to luxury segment projects in the past will likely reduce prices so that

DISCLAIMER: The opinion stated in the article are solely of Khalil Adis iProperty.com brand ambassador (Iskandar Malaysia),property speaker and author, 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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INTERNATIONAL PROPERTY INVESTMENT | Kick-starting Your International Property Investment

KICK-STARTING YOUR INTERNATIONAL PROPERTY INVESTMENT “It’s not the having, it’s the getting” Charles Spurgeon. As with all things in this world, change is the only constant – and the mortgage market is no different. So, how does one go about financing their overseas property?

GETTING STARTED: THINGS TO NOTE For some international investors, obtaining finance approval may seem daunting where different sets of rules, regulations and pre-requisites may apply from country to country. With that in mind and with the help from the financing division of Jalin Realty International, the international property mortgage consultants from Jalin Financial Solutions are diligent and prudent in assisting customers to attain necessary approvals for their international property investments. Types of loans and interest rates in financing properties inevitably differ across the globe too. Certain countries may have a higher Max Loan-to-Value (LTV) than others, some may not allow Hybrid (part fixed / part variable) interest rates, and some may provide Offset Features, while others do not. Financing for hot current international property markets today are generally rendered simpler for foreign investors as the rental market is high as influenced by trending lifestyle choices, turning countries such as the UK, Singapore, and Australia into a viable location for Malaysians to invest and build a second home in the near future. Once the purchase decision has been made, the next step is to source for an ideal financier – or preferably, choose to skip the hassle, and hire a mortgage broker.

THE KEY TO ATTAINING A LOAN FOR YOUR INTERNATIONAL PROPERTY IN 4 EASY STEPS Step 1 UNDERSTAND YOUR FINANCING OPTIONS International investors have the option to finance either locally or offshore – to each of its own perks and prerequisites. As an example, for Australian investments which price ranges from A$350k – A$400k, with as low as RM15,000 joint borrowers’ monthly net income, one can consider applying for local or offshore loans as follows:

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Max borrowing margin Current Interest Rate Property price bracket

AUSTRALIA BANKS

MALAYSIA BANKS

SINGAPORE BANKS

Up to 80%

Up to 75%

Up to 70%

Around (+ -) 5%

6.85% (BLR -1.8)

3% - 4%

A$350k – A$400k

A$350k – A$400k

A$350k – A$400k

Interest only loan

Available

Not available

Some banks do provide “Interest Only” loan

Tenure / age limit

Max tenure 30 years, no age limit

Max tenure 30 years or up to 70 years of age

Max tenure 30 years or up to 70 years of age

For investment/ own stay

For Investment Only

For Investment Only

No

Yes

Yes

Use of property Lock-in period

Disclaimer: The information contained above is provided as general information only. It is provided without any guarantee, warranty, or representation, expressed by Jalin Financial Solutions or any entity, as to the accuracy or completeness of the

the projects marketed are applicable for financing. • Size requirement: Financial institutions in certain countries may only finance a property above a certain size and this differs according to region. For example: Generally, Australia banks can accept properties from 40 square metres (sqm) internal size onwards. • Employment requirements: Depending on the country of investment, if you are self-employed, your company’s financial history is required. Similarly, if you are employed by others, a proof of employment history is necessary. Step 3 PREPARING YOUR DOCUMENTS FOR FINANCE APPLICATION CATEGORY OF ITEMS • Proof of identity

Passports, driving licence, or other suitable photo ID

• Proof of income

Latest payslips, tax return, copy of accounts etc.

• Proof of existing liabilities

Relevant statement covering the last 6 - 12 months Eg: Loan statements

• Proof of deposit

Bank statement of the last 30 days displaying the source of funds, salary credits and outgoings

information.

Step 2 UNDERSTAND THE LENDER’S CRITERIA Lenders across the board would have its unique list of lending criteria. However, they work to adhere to similar guidelines. Common lender requirements for mortgages can be found below: • Affordability requirement Requirements vary across the different banks and it refers to the investor’s ability to service the loan after deducting all living expenses and liability commitments. One would need to be able to prove their income as well as indicate that their debt to income ratio (DTI) meets the loan serviceability. • Property types accepted Financial bodies across the world might only accept certain property types. For example, progressive payments and commercial loans are not offered by Malaysian and Singaporean banks. These banks only service 10/90 schemes (off-the-plan) or newly completed properties, and generally accept properties in Sydney and Melbourne Metropolitan areas. Australia banks on the other hand, accept all types of properties. However, one must be aware that the minimum total size of a property may affect the loan application and margin. • Regions accepted: Some financial institutions may finance mortgages for properties in selected regions. Jalin Financial Solutions works closely with a range of financiers to ensure that

DESCRIPTIONS

Disclaimer: Depending on the country of investment, the employment status and type of loan (residential or commercial) applied for may require additional documentation. The information contained above is provided based on current financing policies and are subject to change.

Step 4 TO CONCLUDE A common misconception held by many is that home loan applications or financing for overseas properties would call forth countless trips to meet your overseas bank or broker. However, today, one can simply approach international property mortgage consultants such as Jalin Financial Solutions for offshore financing services. With the solid support from a network of property professionals, you no longer need to set foot in the foreign country of investment as Jalin Financial Solutions will walk you through a step by step process in offshore financing. Indeed, the world of international property investment can be a nightmare if you were to nose dive, blindly. There are a million and one things that one would need to learn, understand and consider – but with all that has been said, the best head start one can find, would be to approach a trusted international property professional who is well versed and experienced in the arena. Rest assured, you will have your lives enhanced and improved, reaping the benefits of what you sow.

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INTERNATIONAL PROPERTY INVESTMENT | Kick-starting Your International Property Investment A The term cash rate, otherwise known as the official cash rate, is the interest rate set by The Reserve Bank of Australia (RBA) that banks then pay or charge to borrow funds from other banks in the overnight market. Banks then add their respective margins and pass this off as their internal rate for their mortgages. Rise or fall in the cash rate often also leads to a change in the interest rates for mortgages, loans and savings. With a decrease in Australia Cash Rate in the recent years, foreign investors will reap the benefits with low interest rates, easing mortgage financing and repayments.

EFFECTIVE DATE

CHANGE IN CASH RATE PERCENTAGE POINTS

NEW CASH RATE TARGET PER CENT

7 Aug 2013

-0.25

2.50

8 May 2013

-0.25

2.75

5 Dec 2012

-0.25

3.00

3 Oct 2012

-0.25

3.25

6 Jun 2012

-0.25

3.50

2 May 2012

-0.50

3.75

7 Dec 2011

-0.25

4.25

2 Nov 2011

-0.25

4.50

Graph provided 24 Nov 2014. Source: www.macrotrends.net

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3 Nov 2010

+0.25

4.75

5 May 2010

+0.25

4.50

7 Apr 2010

+0.25

4.25

3 Mar 2010

+0.25

4.00

2 Dec 2009

+0.25

3.75

4 Nov 2009

+0.25

3.50

7 Oct 2009

+0.25

3.25

8 Apr 2009

-0.25

3.00

4 Feb 2009

-1.00

3.25

Change in Australian interest rate RBA for the past 5 years. Table provided 24 Nov 2014. Source: http://www.rba.gov.au/

B. LIBOR rates, which refer to the London Interbank Offered Rate, are benchmark interest rates for many adjustable rate mortgages, business loans, and financial instruments that are traded on global financial markets. It is an index that is used to set the cost of various variable-rate loans. Lenders in London use such an index, which varies, to adjust interest rates as economic conditions change. They add a certain number of percentage points called a margin to the index, to establish the interest rate you must pay. When this index goes up, interest rates on any loans tied to it will also increase.


C. The table displays a quick overview of current interest rates of a large number of central banks. The current interest rate refers to the rate at which banks can borrow money from its central bank. The interest rates are used by central banks to shape monetary policy which will then affect local banks in setting an interest rate for its lenders. D The Shard, London – An iconic London landmark that is currently the tallest building in the European Union. Britain is one of the world’s most attractive financial centres inviting an open market to overseas buyers.

Table provided 24 Nov 2014. Source: www.global-rates.com

This article is courtesy of Vincent Leong, Mortgage Executive of Jalin Financial Solutions, Your International Real Estate Mortgage Consultant.

DISCLAIMER: This information in this article is solely of Jalin Financial Solutions 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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CONTRIBUTOR | HBA

ENFORCEMENT UNDER THE STRATA MANAGEMENT ACT 2013 (SMA) Vis-a-vis against developers, managing agents, MCs and JMCs.

ENFORCEMENT The Commissioner of Buildings (“Commissioner - COB”) and any officer of the local authority or public officer authorised by the Commissioner may investigate the commission of any offence under the new Strata Management Act, 2013 (SMA). With a warrant issued by a Magistrate or without a warrant, if it is believed that investigation would be adversely affected by the delay in obtaining the search warrant, the Commissioner or authorised officer may:“a. search for, seize and detain any book, register, document or other record; b. inspect, make copies of, or take extracts from, any book, register, document or other record so seized and detained; c. take possession of, remove from the premises, any book, register, document or other record so seized and detained; or d. make such inquiry as may be necessary to ascertain whether the provisions of the SMA have been complied with.”

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The Commissioner or authorised officer conducting a search may search any person who is in or on the premises and seize or take possession of all things believed to be instruments of the offence. Such person so searched may also be detained until discharged or acquitted. The seizing officer may also seal any book, register, document or other record if they are not practicable to be removed and any person who without lawful authority, breaks, tampers with or damages the seal or attempts to do so commits an offence and on conviction is liable to a fine not exceeding RM100,000 or to imprisonment for a term not exceeding 3 years or to both. Access to computerised data must be given to the investigating officer. The Commissioner or authorised officer who seized the books, register, document or other record must make a list of the things seized and a copy must be delivered to the occupier of the premises which has been searched, or to his agent or servant, at the premises.


The Commissioner or authorised officer may require the attendance of any person acquainted with the facts and circumstances of the case and may examine such person orally. PENALTIES Any person who refuses access to any premises or refuses to give information relating to an offence or suspected offence or who assaults, obstructs, hinders or delays the Commissioner or any authorised officer commits an offence and on conviction is liable to a fine not exceeding RM100,000 or to imprisonment for a term not exceeding 3 years or to both. Where the books, register, document or other record seized are not in the national language or English language the Commissioner or authorised officer may require an accurate, faithful and true translation in the national language of such books, register, document or other record seized from the

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CONTRIBUTOR | HBA person who had possession, custody or control of such book, register, document or other record and if a person knowingly furnishes or make a translation which is not accurate, faithful or true then he commits an offence and on conviction is liable to a fine not exceeding RM100,000 or to imprisonment for a term not exceeding 3 years or to both. After seizure of any books, register, document or other record the Commissioner or the authorised officer may return the books, register, document or other record if he is satisfied that they are not required. The Commissioner or authorised officer who seized the books, register, document or other record must specify in detail in writing the circumstances of and reason for the release and send a copy to the Public Prosecutor and Inspector-General of Police

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If by regulations made by the Minister an offence is prescribed as compoundable offence then the Commissioner may, with the consent in writing of the Public Prosecutor, compound the offence upon payment of money not exceeding 50% of the maximum fine for that offence. PROSECUTION Prosecution for any offence under the SMA can only be instituted by the Public Prosecutor or with the consent in writing of the Public Prosecutor. The Magistrates Court of the First Class will have the jurisdiction to try summarily any offence under the SMA. A person can be tried for more than one offence in one trial.


If a body corporate commits an offence then a person who at the time of commission of the offence was a director, a member of the management committee, a member of the subsidiary management committee, a member of the joint management committee, chief executive officer, manager, secretary or other similar officer of the body corporate or was purporting to act in any such capacity or was in any manner or to any extent responsible for the management of any of the affairs of the body corporate or was assisting in such management may be charged severally or jointly with the body corporate in the same proceedings and if the body corporate is found guilty of the offence such person shall be deemed to be guilty of that offence as well unless he proves that the offence was committed without his knowledge, consent or connivance and that he had taken all reasonable precautions and exercised due diligence to prevent the commission of the offence. CONCLUSION Such is the wide ranging powers under the SMA. The Commissioner- COB should embark on a campaign of vigorous enforcements so that the offenders will not get away scot-free. The COB must demonstrate to the industry players that the rules of law will be enforced without fear or favour and that the COB means business. The COB must pass a strong message to the industry players, whether it’s developer, managing agents, parcel owners, defaulters or wrongdoers that breaches of rules and regulations are not to be taken lightly and that playing the game of, “Catch-MeIf-You-Can”, will cost them dearly. It is one way of making the laws in SMA work more efficiently and effectively in the long the run. This is because once this message sinks in, there will be less recalcitrant parties, who under the present situation, knows that their chances of getting away with any misdeed is indeed very good! Presently all the legislations are not providing the deterrence factor that they were set out to provide, due to the state of enforcement – lacking and lax.

FOOTNOTE: The Strata Management Act, 2013, now known as Act 757, received its Royal Assent on 5 February, 2013 and was gazetted on 8 February, 2013. The said SMA has not been implemented, as yet as it is pending finalisation of the governing Strata Management Regulations.

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 | Dato’ Joey Yap

THE 12 ANIMALS SIGNS FOR 2015 Here’s a comprehensive look for the zodiac in the upcoming year. As we approach the end of 2014, it is time to welcome a New Year. The Year of the Wood Goat is likely to be influential and fruitful for individuals who wish to discover more about what the year holds for them. The 12 Animal Signs for 2015 will help provide a deep insight into every

animal sign and what the next twelve months have in store for each of those signs, as well as assist you in making the right decisions. Armed with this information, individuals can make better decisions to help guide them in the coming year.

GOAT 1919, 1931, 1943, 1955, 1967, 1979, 1991, 2003, 2015

Your intellect and creative energy will be all fired up in 2015, igniting a new sense of confidence and independence to take on any new challenges for the year. If your career is based in the creative and arts field, there is really no stopping you as you let your dynamic energy flow free for all to see. Even if you don’t consider yourself the creative type, you will still benefit from an increased learning capacity and insights which will support you in any training or educational tasks. If there is a course or qualification that you have wanted to take, now is the time to take up the challenge. While your newfound energy and passion to excel is giving you a new boost of life and conviction, remember that you are still human. Stress will take its toll on you if you continue to push yourself too hard for 2015. As you pursue your newfound passions in life, why not take this opportunity to also pursue other healthy passions in life as well? Consider making some healthy lifestyle changes by working out regularly, eating right, resting more and just find some time to sit down, relax and enjoy life for a moment.

MONKEY 1920, 1932, 1944, 1956, 1968, 1980, 1992, 2004

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This year, you will be swinging from one good opportunity to another. There are positive indications for career progression and personal happiness as well. The only limits here are the ones you set for yourself. Not only will you encounter the opportunity for a job promotion but you are also likely to become involved in new business projects that will prove to be financially rewarding for you in the long run. Central to all this will be your natural ability to hold court with newfound friends, potential love interests and influence the right people who will be cheering you on immensely as your pursue your goals and ambitions for 2015. Despite your exuberance for life and your newfound luck, you have the dark tendency to lose yourself in the moment. This can cause you to develop bouts of depression and insecurity as you navigate the maze of life. Keep a level head and be conscious of who you are and what you are planning to do for 2015. With that in mind, you can overcome any mental or emotional obstacles and succeed in whatever you plan to do.


ROOSTER 1921, 1933, 1945, 1957, 1969, 1981, 1993, 2005

It is time for you to consider reversing the trend that your life has always taken. Instead of constantly chasing wealth and success like you did in the past - why not spend more time with the people that matters most to you – your family and friends. Money does make the world go round but it cannot buy you happiness or the love and the respect of your family and friends. As there will be some undesirable obstacles along the way, take comfort in knowing that there will be a rainbow at the end of every rainstorm. Take a step back from the craziness of life and look inside yourself and you will discover that for all the skills and money one can have, what matters most is a good heart and soul. With a little self-discipline and determination, anything is possible for you to achieve this year. Just remember where you heart truly lies and know that you can always go home when you want to.

DOG 1922, 1934, 1946, 1958, 1970, 1982, 1994, 2006

You will be blessed with the innate ability to seek wealth and prosperity this year. In addition to the ability to make money, there are indications that the women in your life or women in senior positions, will be more than happy to lend you a hand in setting your plans into motions or putting them back on track if they have been derailed. Keep your eyes and ears peeled for new opportunities to further your goals but always remember to be diplomatic, poised and gracious when pursuing them. It is possible that 2015 will offer you numerous challenges, so the best thing you can do will be to rise above it, while keeping yourself grounded. If you are always restrained, calm and rational, then you will have weathered the worst of the challenges and issues, leaving you free to focus on your career and family obligations.

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CONTRIBUTOR | Dato’ Joey Yap

PIG 1923, 1935, 1947, 1959, 1971, 1983, 1995, 2007

This year denotes positive consequences for your career. If you are employed by an organization, it is likely that your efforts will finally be recognized by the top senior management and that you will soon be on your way for a promotion and salary increment. If you own your own business, it is likely that exploring new markets could spell a profit increase for you. As long as you are prepared to think outside of the box, you will see the progress you so desire. This year might be the right time for you to evaluate your friendship with the people around you as some of your so-called friends are becoming envious of the success you will have this year. Be careful with who you make friends with and always be strong when dealing with petty gossip, jealousy and drama. No matter what happens, do not allow pettiness to get to your head. Keep calm and always remember that you will be a more effective person and worker when you are relaxed and stable. 2015 has a lot to offer you, provided you keep a level head and be prepared with all the right facts to face any challenge. With your eyes firmly on the prize, there is nothing you cannot do.

RAT 1924, 1936, 1948, 1960, 1972, 1984, 1996, 2008

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It is time to reach out to others and to seek the support that you rightfully deserve. When you do so, you will see how easy it is to get the help you need and thus allow yourself the opportunity to expand your influence or take on more responsibility. When your efforts are noticed by the right people, it will, of course, be rewarded in your monthly pay cheque. Although it is fun to constantly chase after wealth and success, you would do well to also make an effort to spend some quality time with your spouse or partner. Doing so will keep the flames of your love for each other to continue, even when it has sizzled out for a while in the past year. That is why 2015 is likely to be a year of growth and renewal - both for yourself and your relationships. For as you continue to develop your sense of self-worth at work, you will also continue to develop your connection with the people that truly matters in your life. That is what truly matters.


OX 1925, 1937, 1949, 1961, 1973, 1985, 1997, 2009

It is grand to have high ambitions, but sometimes you need to look at what is right in front of you and set goals that can be achieve in the short term. You will attain success easily this way. In 2015, this is especially true as there are signs that your head is constantly up high in the clouds, chasing lofty goals, while forgetting about the more tangible ones on the ground. It would be wise to make sure that you are aware about your affairs and that you always have a back-up plan. This means that you need to work a little bit harder than your peers to achieve your goals. You will also need to watch your finances for this New Year and start developing a budget and savings plan. It does not matter if you are currently well-off or not because like the clouds above you, your money will just as easily drift away with the passing of the winds. The key to having a successful 2015 is to be in the moment. Keep your head and feet planted firmly on the ground because if you don’t, then you will miss out on the opportunities that could pass you by.

TIGER 1926, 1938, 1950, 1962, 1974, 1986, 1998, 2010

2015 is poised to be an outstanding year for you. Not only can you look forward to your career success and personal happiness but all and any problems that you will face this year will be solved in a blink of an eye. You will have plenty to celebrate about – whether it is a graduation, making a lifelong commitment to a partner, welcoming a new addition to the family or receiving a promotion. With so much to cheer for, do remember to thank the people whom have helped you reached your goals. This means improving on your interpersonal skills and learning to mind your words and actions for fear of offending someone. Know that 2015 could be a very big year for you and that you will have plenty of reason to celebrate by the end of the year. Together with the support of your friends and advisors, you will have every reason to be positive about the next twelve months. Make sure you make the most of them.

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CONTRIBUTOR | Dato’ Joey Yap

RABBIT 1915, 1927, 1939, 1951, 1963, 1975, 1987, 1999, 2011

You would benefit greatly when you focus on your relationships in 2015 and really work hard to make the most out of the support and friendship that is offered to you. Noble people that surround you throughout the year will contribute to the level of your success for the year. It would be prudent to show some gratitude and also to work to maintain an allegiance with people for your own benefit. This is because the relationships that you have developed in every area of your life may prove beneficial for your career development, financial success and personal happiness. 2015 is also likely to be a great year for you financially as there are suggestions that you will receive substantial financial gains in the form of bonuses, pay rises or profit returns from your investments. However successful you could be this year, you will also need to protect yourself from minor accidents. As long as you are vigilant and always thinking positively, the New Year will prove to be an outstanding year full of friendship, laugher and success. Keep smiling and have kindness in your heart and there is no limit to what you can accomplish.

DRAGON 1916, 1928, 1940, 1952, 1964, 1976, 1988, 2000, 2012

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2015 will be an exciting year for you as you will have a slew of different options and opportunities that will present itself to you if you are willing to grab onto them. Even when you feel overloaded by all these choices, rest assured that you will have a noble person waiting in the corner to lighten your load. The positive influences this year means that great things will take place in terms of your career – either taking it to new heights or kick-starting it again. While you will see immense progress in your career, do remember that you will need to commit yourself fully in order to achieve the maximum end results you crave. However fortunate you may feel about the new opportunities for your career, it does not guarantee that these choices are the right choice for you. Seek the advice of Noble people and gather the right information before you make a decision. This year, take the bull by its horns and prove your dedication to the many challenges offered to you. No matter what happens, know that you will always have your supporters and luck on your side to fly high this year.


SNAKE 1917, 1929, 1941, 1953, 1965, 1977, 1989, 2001, 2013

You should be coiled and ready for action in 2015, for this year will be rich with opportunities for you to grow as a person and to improve your skills, social position and career prospects. Since your growth is pretty much self-directed, you will find that you have ample support from a variety of sources to guide and support your growth. This will have a profound impact on your good fortune and personal development as it speaks of your ability towards learning how to perform in new arenas and absorbing new information. It will be particularly beneficial for those who work in education and research or for those who are engaged in long-term study, as it will enhance their learning capacity. You will be given the chance to showcase your skills and make progress towards your wider goals. It is likely that you will also be showered with opportunities and you should be prepared to strike when the iron’s hot. Overall, you should have a very exciting year ahead with plenty of opportunities to spread your wings and flex your intellectual and creative muscles. Together with the love and support of good friends, you will have everything you need for a promising and fulfilled 2015.

HORSE 1918, 1930, 1942, 1954, 1966, 1978, 1990, 2002, 2014

2015 should be a year about focusing on loving yourself more. In short, you must learn to take care of yourself this year. This means that it is vital for you to create a sense of work-balance that includes proper rest, eating healthily and taking the time to treat yourself right. That being said, you should not neglect your work responsibilities totally as there are some exciting opportunities coming your way which you should grab onto. As you continue to develop a sense of division between work and life balance, rest assured that you will always have someone to rely on in sickness and in health. You are likely to enjoy some positive gains in your career for 2015 and earn yourself some considerable wealth in the process. The trick now is working hard without jeopardizing your health and happiness. Take heed and remember the love, respect and appreciation that surrounds you and it won’t be hard for you to stay upbeat and healthy for the rest of the year.

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

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OFFICE DESIGN | Suites for Every Taste

SUITES FOR EVERY TASTE

Servcorp’s latest venture at Nu Tower 2 is sure to become a landmark address for serviced office suites.

Impressions are everlasting. Even the reputation of the finest restaurant is appraised by its dirtiest porcelain throne, which goes to show how easy it is for anyone to whip up an impression of an establishment simply by the location’s aesthetic appeal. At Servcorp, looking expensive has never been made more affordable. Upon entering, visitors are greeted by a magnificent reception fitted with large windows that offer sweeping views of the city’s skyline and office suites that provide luxury undisturbed by agitated traffic. At Servcorp, it is their business to elevate yours.

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All of Servcorp’s global offices are located in landmarks within key business districts, and so it is only apt that their new office in Malaysia is established in Nu Tower 2, an MSC Status building in the heart of the country’s largest transportation hub, KL Sentral. The offices come fully equipped with furniture, telecommunication channels, high-speed Internet, and a dedicated support team—all


trademarks of Servcorp’s superior standards and firstrate service. Flexibility is guaranteed at Servcorp and tenants wishing to set up their offices with Servcorp are able to choose and personalise their options to suit their business needs. Their virtual office packages are particularly handy, especially for businesses wishing to reduce utility costs and to minimise overhead while maintaining an exclusive address. Servcorp’s location at Nu Tower 2 will be their third in Malaysia, having established floors in two other landmarks, Menara Standard Chartered and Menara Citibank. The decision to open up new spaces within Nu Tower 2 was obvious due to the building’s MSC Status, which greatly accommodates Servcorp’s emphasis on technological innovations that help ease business operations. With voice-over IP telephony, cloud computing technology, and the development of their in-house IT department over the years, Servcorp stays ahead of the game by continually updating their information management system to connect all of their sites around the world, effectively breaking geographic barriers that limits a business’s operations.

while offering them personalised solutions,” comments Marcus Moufarrige, Servcorp’s Global Chief Operating Officer. “Businesses are expanding rapidly and extensively to penetrate new markets and we essentially help them on their way by offering a service tailored to their needs so that they can focus solely on their enterprise while we focus on making them look good.” For more information contact Vanessa Low at 03 - 2169 6188 or at vanessa.low@servcorp.com.my.

“People like flashy things, so we try to give businesses that

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TIPS & TRICKS | Simply Green

SIMPLY GREEN Tips on reducing your ecological footprint, starting from where your heart is.

More and more of us are becoming aware of the importance of reducing our ecological footprint, and there are so many ways to incorporate that into our lives, but one of the most effective ways is by starting at home. When faced with thousands of products to choose from though, it can be difficult to find ones that don’t have a negative effect on the environment, so here are some tips and products to make your home a greener place. ECO-FRIENDLY PRODUCTS LED Light Bulbs: Switching your incandescent light bulbs to LED bulbs can save about 80% of your consumption and has a lifespan almost 40 times longer than traditional bulbs.

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In 2012, Panasonic launched a series of energy-saving LED bulbs on the Malaysian market. Sustainable Furniture: Companies like Green Continental Furniture provide furniture made with the environment in mind. From manufacturing processes to packaging, look for FSC-certified brands to be certain of their sustainability. Furniture made with organic fabrics and fills, ecologically harvested woods, bamboo, and non-toxic finishes, all do their part for mother nature. Solar Power: Install solar panels, to store energy which can later be used to warm water and even power air conditioning.


Excess Frontier, a local business, provides energy saving air conditioners powered by solar energy. Not only would this help lower your electricity bills in the long run, it significantly reduces energy consumption on the whole too! In-home Water Filtration System: Water filtration systems can come in the simple form of a pitcher, an attachment to your tap, or as a complete water system (like Diamond Spring Water System). Whatever the choice, using a filter provides you with healthy drinking water and reduces the purchase of bottled water.

• Landscape with plants native to your area, if you have a garden. Consider soil erosion issues, as well as watergathering. • Buying local products means you reduce shipping distances, hence reducing transportation-related emissions, so do look into keeping your shopping to ‘home-grown’ goods! As awareness continues to grow, it will become easier to create eco-friendly architecture and decor by using sustainable materials, products, and green building practices. Demand continues to rise, and so shall supply.

ECO-wallpaper: An eco-friendly air purifying wallpaper created by LG Hausys, this wallpaper reduces harmful indoor substances, namely pollutants and pathogens, when natural or indoor lighting hits its ECO-layer. Additionally, improve your indoor air quality and health by avoiding any materials that release toxins. Paints with VOCs, PVC pipes, lead, mercury-containing light bulbs and carpets made with certain synthetic fibres are just some of the many culprits. TIPS If you’re thinking of taking ‘green’ further, especially during renovation, here are a couple of tips to help you. • Think about your layout and make the most of what your natural environment provides. Natural ventilation and lighting, from windows and skylights, are important aspects that can change your energy consumption completely. • Use reclaimed and recyclable materials, or eco-friendly alternatives such as bamboo, so that the building materials for your home have a smaller eco-footprint. Steel, glass, copper, and slate are generally sustainable and ecofriendly materials. Slate is a good flooring material as it keeps cool, thus promoting less air-con usage.

“The earth is not only the common heritage of all humankind but also the ultimate source of life. By over-exploiting its resources we are undermining the very basis of our own life. All around, signs abound of the destruction caused by human activity and of the degradation of nature. Therefore, the protection and conservation of the earth is not a question of morality or ethics but a question of our survival. How we respond to this challenge will affect not only this generation but also many generations to come.” - Dalai Lama

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Outside Klang Valley | LATEST DEVELOPMENT

Rawang, Selangor

Triang, Pahang

M RESIDENCE 2 ALPINE

TAMAN SERI MERBAU

Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Leasehold Built Up: 1,885 - 2,070 sq ft Listing Price: RM548,800 - RM942,030 Total Units/Lots: 415 Expected Date of Completion: 2016 Developer: Elite Park Development Sdn Bhd Phone: (603) 9221 6888

Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Built Up: 2,184 - 3,537 sq ft Listing Price: From RM360,360 - RM876,987 Total Units/Lots: 137 Expected Date of Completion: September 2016 Developer: Propel Land Sdn Bhd Phone: (6012) 370 9912 / (609) 250 9207/ (6012) 360 3120

Bukit Indah, Bukit Mertajam, Penang

Jalan Betik Manis, Bukit Mertajam, Penang

TAMAN INDAH

79 RESIDENCE

Property Type: 3 Storey Semi-Detached Link House Land Title: Residential Tenure: Freehold Built Up: 3,224 sq ft Lot Area: From 2,271 sq ft Developer: Airmas Group Phone: (604) 380 6000, 1700 818 333 Website: www.airmas.com

Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 1,550 - 1,566 sq ft Total Units/Lots: 148 Developer: Airmas Group Phone: (604) 380 6000, 1700 818 333 Website: www.airmas.com

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GS REALTY SDN BHD


CLASSIFIEDS SECTION

PROPERTY BELOW RM500K Ampang Hilir, Ampang, Condominium, SALE, RM 320,000, Studior, BU343sqf, Cass Chuk, 012-221 0896, UP3345194

Ampang, Residensi Bistaria,Ukay Bistari ,Ukay Perdana ,Ampang, Apartment, SALE, RM 270,000, 3r2b, BU850sqf, Louis Choah, 6016212 3022, UP3137929

Cyberjaya, Tha Arc, Condominium, SALE, RM 450,000, 3r2b, BU913sqf, Bryant Toh, 016-233 5686, UP3325978

Bandar Saujana Putra, 2-sty Terrace/Link House, SALE, RM 410,000, 3+1r3b, BU1500sqf, LA28x55sqf, T S Chong, 019669 1638, UP1339110

Bandar Botanic, AKASIA Apartment, BANDAR BOTANIC, KLANG, Apartment, SALE, RM 162,000, 3r2b, BU750sqf, Jack Boo, 012-276 3266, UP3341175

Bangi, Savanna Executive Suites @ Southville City, Bangi, Condominium, SALE, RM 380,000, 3r2b, BU956sqf, Seong Lim, 6014-221 3297, UP3291632

Cheras, 2-sty Terrace/ Link House, SALE, RM 480,000, 4r3b, LA20x65sqf, May Chong, 012-915 8962, UP3150791 Bandar Botanic, AKASIA Apartment, BANDAR BOTANIC, KLANG, Apartment, SALE, RM 168,000, 3r2b, BU750sqf, Jack Boo, 012-276 3266, UP3081725

Cyberjaya, The Arc, Condominium, SALE, RM 480,000, 3r2b, BU913sqf, LA913sqf, CY Wong, 6012-231 3545, UP3039034

Kajang, saujana impian, 2-sty Terrace/Link House, SALE, RM 410,000, 4r3b, BU1170sqf, LA990sqf, Rohaniah Noor, 012-354 7636, UP3297999

Cyberjaya, The Domain 2@ NeoCyber, Condominium, SALE, RM 400,000, 2r2b, BU850sqf, Bryant Toh, 016-233 5686, UP1491631

Puchong, Sri Bayu Apartments, Apartment, SALE, RM 398,000, 3r2b, BU1170sqf, Ms Siew, 6012677 2759, UP3219816

Cyberjaya, Mutiara Ville, Cyberjaya, Selangor, Condominium, SALE, RM 400,000, 3r2b, BU975sqf, Jason Lee, 012-663 5597, UP3252626

Shah Alam, Pangsapuri Perdana, Shah Alam sek 13, Apartment, SALE, RM 245,000, 3r2b, BU850sqf, Peter Lee, 6019-210 0256, UP3303756

Kepong, Prima Saujana, Taman Wangsa Permai, Kepong, Apartment, SALE, RM 230,000, 3r2b, LA1001sqf, Celine Ong, 6012-326 1199, UP3335732

Other, ONE SOUTH STREET MALL, SERDANG,SERI KEMBANGAN, Office, SALE, RM 300,000, BU650sqf, Sarah Choong, 6016-666 8683, UP2721476

Puchong, bandar saujana putra,usj,klang valley, Service Apartment, SALE, RM 430,000, 3r2b, BU1048sqf, Belfort Tan, 016-244 6138, UP3300505

Kepong, Plaza Medan Putra, Kuala Lumpur, Condominium, SALE, RM 488,000, 3+1r2b, BU1000sqf, Louis Tan, 6016980 8686, UP2976363

Kota Kemuning, Pangsapuri Kemuning Aman, Apartment, SALE, RM 280,000, 3r2b, BU736sqf, Kevin Tan, 6016-603 8963, UP2308663

Petaling Jaya, Amcorp Serviced Suites, Service Apartment, SALE, RM 420,000, Studior, BU488sqf, Cass Chuk, 012-221 0896, UP3335765

Klang, taman pelabuhan ,taman sri pelabuhan, 2.5-sty Terrace/Link House, SALE, RM 428,000, 5+2r3b, BU2042sqf, LA20x60sqf, Lee Thai Chung, 012-386 5181, UP2844452

Rawang, Taman Greenwood Bandar Country Home, 2-sty Terrace/Link House, SALE, RM 360,000, 3r3b, LA18x75sqf, CK Yap, 012-987 9868, UP2953896

Rawang, Taman Tun Perak, 2-sty Terrace/Link House, SALE, RM 480,000, 3+1r3b, BU1700sqf, LA1540sqf, Mr. Hee, 0173311486, UP1545510

Puchong, Koi Tropika, Batu 13, Condominium, SALE, RM 398,000, 3r2b, LA1020sqf, Kuro Chan, 6017-392 3033, UP2158760

Setapak, Genting Court Condominium, Taman P Ramlee,, Flat, SALE, RM 280,000, 3r2b, BU802sqf, Cass Chuk, 012-221 0896, UP3335758

Puchong, Akasia Puchong Setia Walk Setiawalk, Akasia Puchong Setia Walk Setiawalk, Apartment, SALE, RM 356,000, 3r2b, BU818sqf, K.Y. GAN, 012-251 5001, UP3083057

Sungai Besi, 1 Petaling Residences and Commerz, Condominium, SALE, RM 460,000, 3r2b, BU904sqf, Henry Lim, 6017-698 8618, UP3310222

| 105


CLASSIFIEDS SECTION

PROPERTY @ KLANG VALLEY Ampang, Ampang Jaya , Bungalow House, SALE, RM 2,238,000, 4+2r5b, LA5330sqf, Eunice Sin, 012-388 3704, UP1592511

Ampang, AXIS RESIDENCE, Condominium, RENT, RM 2,200, 2r2b, BU835sqf, Robert Teo, 016-311 8380, UP1580316

Ambang Botanic, Klang, Ambang Botanic, Klang, Semidetached House, SALE, RM 1,499,900, 4r4b, BU3010sqf, LA36x83sqf, Sam Lee, 6019600 1009, UP3345040

Ampang Hilir, Ampang, Service Apartment, RENT, RM 2,400, Studior1b, BU500sqf, Christine Chua, 6012-314 2864, UP3256237

Ampang Hilir, Dedaun Condominium, Kuala Lumpur, Condominium, SALE, RM 4,600,000, 4+1r6b, BU3628sqf, Betty Gill, 012-384 8142, UP3344602

Ampang, Taman Kelab Ukay, Semi-detached House, SALE, RM 1,420,000, 4+1r4b, BU2800sqf, LA3400sqf, C K Lum, 016-302 8936, UP2721272

Ampang, The Chancellor Condominium, Condominium, RENT, RM 1,900, 3r2b, BU1270sqf, LA1270sqf, MA Wong, 0163384891, UP3101400

Ampang, Beverly Heights, Semi-detached House, RENT, RM 11,500, 5+1r5b, BU4500sqf, LA3200sqf, ZANA ZAKRI, 017343 7822, UP3293740

Ampang, Bungalow House, SALE, RM 3,650,000, 5+1r4b, BU5121sqf, LA8835sqf, Raven, 60123331333, UP3082510

Ampang, Impiana Waterfront, Jalan Hulu Kelang, Condominium, SALE, RM 2,500,000, 4r4b, BU3530sqf, Chin Yee, 0103603918, UP3326813

Ampang, M SUITE, AMPANG HILIR, JALAN AMPANG,KL, Condominium, RENT, RM 4,000, 2r2b, BU966sqf, Robert Teo, 016-311 8380, UP3307857

Ara Damansara, Bungalow House, SALE, RM 5,000,000, 5+1r6b, BU4650sqf, LA11400sqf, Warren Lim, 012381 6863, UP3269620

Ara Damansara, Pacific Place, Petaling Jaya, Condominium, RENT, RM 2,900, 3+2r3b, BU1325sqf, Susan Teng, 012239 0370, UP3273900

Ampang, The Elements @ Ampang, Condominium, RENT, RM 5,800, 2r2b, BU1130sqf, Carolyn Leong, 017-872 2781, UP3305250

Ampang, The Elements, Jalan Ampang, Service Apartment, RENT, RM 2,200, Studior1b, BU610sqf, Wei Chun Liew, 016767 9088, UP3182135

Ampang, Twin Palms Kemensah, Bungalow House, SALE, RM 2,850,000, 5+1r6b, BU4000sqf, LA7000sqf, C K Lum, 016-302 8936, UP3275884

Ampang, Villa Sri Ukay, Jalan Persiaran Ukay, Semi-detached House, SALE, RM 1,850,000, 4+1r4b, BU3700sqf, LA3646sqf, Mei S Lee, 6012-328 7816, UP2765943

Bandar Bukit Tinggi ,Botanic, Semi-detached House, SALE, RM 1,500,000, 5+1r5b, BU3600sqf, LA40x90sqf, Heng Mok Kia, 6012-399 3499 / 6012-223 5888, UP3308959

Bandar Bukit Tinggi, klang, Semi-detached House, SALE, RM 1,600,000, 5r4b, BU4690sqf, LA40ft × 80ftsqf, rizwan, 0122698786, UP3303797

Bandar Sungai Long, 2-sty Terrace/Link House, SALE, RM 1,280,000, 4r4b, LA40x70sqf, Eunice Sin, 012-388 3704, UP3231900

Bandar Sungai Long, Kajang, Semi-detached House, SALE, RM 2,288,000, 5+1r7b, BU5000sqf, LA6799sqf, Eunice Sin, 012-388 3704, UP2172490

Bandar Utama, BU6, 2.5-sty Terrace/Link House, SALE, RM 1,700,000, 5r4b, BU3300sqf, LA22x85sqf, Grace Lee, 012379 1298, UP3344909

Bangsar, Bangsar Hill, Bungalow House, SALE, RM 11,000,000, 7r6b, BU8700sqf, LA12000sqf, Sharon Lim, 6017224 8016, UP3289710

Bandar Sunway, AraGreen Residence, Condominium, SALE, RM 1,350,000, 4+1r4b, BU2000sqf, Henry Hew, 6012-214 8128, UP2097747

106 |

Bandar Botanic, Semi-detached House, SALE, RM 1,550,000, 5+1r4b, BU2500, Christina Tan, 016-217 8275, UP3295810

Bandar Botanic, KIYOKO, Ambang Botanic 2, Semi-detached House, SALE, RM 1,357,777, 3+1r4b, BU3010sqf, LA36x82.5sqf, Jack Boo, 012-276 3266, UP2903603

Bandar Sungai Long, Palm Walk 3,Bandar Sungai Long,SL9,Kajang, 2-sty Terrace/ Link House, SALE, RM 810,000, 4r4b, LA22 x70sqf, Ted Ng, 6016-323 8797, UP3193979

Bandar Sunway, D Senza Residence, Bandar Sunway , Condominium, SALE, RM 750,000, 3r2b, BU1070sqf, Selina Wong, 016-252 2725, UP3324844

Bandar Sunway, senza residence, Condominium, SALE, RM 680,000, 3r2b, BU1070sqf, Sam Yip, 012-924 7778, UP3283998

Bandar Sunway, SENZA RESIDENCE, TALOR’S LAKESIDE, Condominium, RENT, RM 3,500, 3r2b, BU1070sqf, Selina Wong, 016252 2725, UP3325035

Bandar Sunway, Sunway SuriaMas Condominium, Condominium, SALE, RM 625,000, 4r2b, LA1300sqf, Nisa, 0197566233, UP3347185

Bandar Utama, Bandar Utama BU7, 2.5-sty Terrace/ Link House, SALE, RM 1,790,000, 5+1r4b, BU3000sqf, LA22x85sqf, Grace Lee, 012379 1298, UP3315351

Bandar Utama, BU10, 2.5-sty Terrace/Link House, RENT, RM 3,200, 5r4b, BU2800sqf, LA22x75sqf, Grace Lee, 012379 1298, UP3308943

Bandar Utama, BU6, 2.5-sty Terrace/Link House, RENT, RM 3,800, 5r4b, BU3300sqf, LA22x75sqf, Grace Lee, 012379 1298, UP3345036

Bangsar, Bangsar One Menerung , Bangsar , Condominium, SALE, RM 6,140,400, 4+1r6b, BU4386sqf, Eunice Sin, 012-388 3704, UP526805

Bangsar, Bangsar One Menerung , Bangsar One Menerung , Condominium, SALE, RM 3,886,800, 3+1r5b, BU3239sqf, Eunice Sin, 012-388 3704, UP825139

Bandar Kinrara, Bandar Kinrara , BK5, 2-sty Terrace/Link House, SALE, RM 1,150,000, 4r3b, BU2600sqf, LA20x70sqf, Chris Wong, 6012-221 5557, UP3326127


CLASSIFIEDS SECTION

Bukit Jalil, Laman Bayu, 3-sty Terrace/ Link House, SALE, RM 1,520,000, 5r5b, BU2973sqf, LA22x72sqf, Justin Yong, 013-337 2628, UP3273107

Bangsar, Federal Hill, 2.5-sty Terrace/Link House, SALE, RM 1,800,000, 4r4b, BU3000sqf, LA2500sqf, Kevin Teh, 6013555 7333, UP3182998

Bangsar, Park Rose, Condominium, RENT, RM 4,500, 2r2b, BU1252sqf, Eric, 60165555882, UP3046359

Bangsar, Bangsar, Bungalow House, SALE, RM 6,500,000, 5+2r6b, BU8000sqf, LA6000sqf, Sharon Lim, 6017224 8016, UP3290259

Bangsar, Bayu Angkasa Condominium, Condominium, RENT, RM 3,800, 3r3b, BU1600sqf, Lee, 60122179112, UP3338653

Bangsar, Bungalow House, SALE, RM 5,700,000, 6r4b, BU4500sqf, LA8550sqf, Ling Yean, 6012-235 2168, UP3333775

Bangsar, Bungalow House, SALE, RM 8,800,000, 4+1r5b, BU5000sqf, LA15000sqf, Sharon Lim, 6017-224 8016, UP3289640

Bangsar, The Loft, Condominium, SALE, RM 3,900,000, 4+1r5b, BU4111sqf, Sharon Lim, 6017-224 8016, UP2785767

Bangsar, Zehn Bukit Pantai, Condominium, SALE, RM 1,700,000, 3+1r5b, BU2476sqf, Nadine Aaleyah, 6010-220 7180, UP2856413

Banting, Taman Mulia, Semidetached House, SALE, RM 688,000, 4r3b, BU2900sqf, LA45X80sqf, Evie Leong, 0126477754, UP3292149

Bukit Jalil, Kiara Residence, Condominium, RENT, RM 1,600, 3+1r3b, BU1293sqf, Crsytal Bay, 012-969 6685, UP3021276

Bukit Bintang, Condominium, RENT, RM 4,000, 3r2b, BU1400sqf, LA1400sqf, Amy Hanz, 6016-351 9673 / 6016338 0802, UP3295621

Bukit Jalil, Esplanade , 3-sty Terrace/Link House, SALE, RM 1,980,000, 4r4b, BU4125sqf, LA35x80sqf, Nicholas Tan, 012393 3405, UP3037613

Bukit Jalil, Kiara Residence, Condominium, SALE, RM 680,000, 3+1r2b, BU1454sqf, Crsytal Bay, 012-969 6685, UP3327002

Bukit Jalil, Laman Bayu, 3-sty Terrace/Link House, SALE, RM 1,650,000, 5r5b, BU2973sqf, LA22x72sqf, Ting, 0192618751, UP3342009

Cheras, Alam Damai Bungalow Lot, Connaught, Tayton, Segar, Kuala Lumpur, Residential Land, SALE, RM 2,150,000, BU7000sqf, Ray Lim, 016-230 5606, UP3341846

Batu Caves, Villa Mas 1, Kipark Sri Utara, 3-sty Terrace/Link House, SALE, RM 868,000, 3r3b, BU1898sqf, LA12 x 95sqf, E.L.Yap, 019-664 4328, UP3315965

Bukit Jalil, The Z Residence, Bukit Jalil, OUG, Condominium, SALE, RM 680,000, 3r2b, BU1236sqf, Alan Tang, 6019-378 4401, UP3127798

Bukit Jalil, The Z Residence, Condominium, RENT, RM 1,600, 2r2b, BU1032sqf, Crsytal Bay, 012-969 6685, UP3332582

Bukit Jalil, The Z Residence, Condominium, SALE, RM 630,000, 2r2b, BU1032sqf, Crsytal Bay, 012-969 6685, UP3325559

Bukit Jalil, Z Residence, Condominium, RENT, RM 2,300, 3+1r2b, BU1407sqf, YB Woo, 012-395 9905, UP3329487

Cheras, 3-sty Terrace/Link House, SALE, RM 988,000, 5r6b, BU2854sqf, LA1582sqf, LIM, 0162716897, UP3305228

Bukit Jalil, Savanna Condominium, Condominium, SALE, RM 810,000, 3r2b, BU1212sqf, Shin Tee, 012-387 7107, UP3340522

Cheras, Impian Cheras Mahkota, Sungai Long, Cheras, Semi-detached House, SALE, RM 1,880,000, 4r5b, BU4200, Simon Yin, 6012-266 6666, UP3323700

Cheras, Bandar Damai Perdana, 2-sty Terrace/Link House, SALE, RM 1,000,000, 4+1r4b, BU2500sqf, LA24x75sqf, Lau, 6010-366 9320, UP2478424

Cheras, Bukit Segar, Bayu Segar, Taman Segar, Semidetached House, SALE, RM 2,400,000, 5+1r6b, BU4000sqf, LA50x75(3750sf)sqf, Nick Yap, 016-958 6768, UP3005157

Cheras, Mahkota Cheras, Aeon Jusco, 2-sty Terrace/Link House, SALE, RM 860,000, 4+1r3b, LA44 x 65sqf, Ted Ng, 6016-323 8797, UP3269913

Cheras, Bdr Tun Hussein Onn, Shop-Office, SALE, RM 3,900,000, BU8514sqf, LA37x80sqf, Foong Lee Yong, 6012-332 2212, UP3333036

Cheras, Bandar Mahkota Cheras , Jalan Permaisuri, 2-sty Terrace/Link House, SALE, RM 780,000, 5r3b, LA1750sqf, Teammy Lee, 6016-976 8698 / 6019-698 7777, UP3255751

Cheras, Bandar Sungai Long, Bandar Mahkota Cheras, Flora Green, Cheras, Cypress , Scotpine, Flora Green,Bandar Sungai Long, Condominium, SALE, RM 683,000, 4r3b, BU1800sqf, Dominic Koay, 014-313 1061, UP3299339

Cheras, Bungalow House, SALE, RM 4,313,000, 7r8b, BU5670sqf, LA5791sqf, KS, 0175716662, UP3340292

| 107


CLASSIFIEDS SECTION

Cheras, Bungalow House, SALE, RM 5,763,888, 7+1r8b, BU7147sqf, LA7917sqf, KS, 0175716662, UP3340311

Cheras, Seksyen 8, Bandar Mahkota Cheras, cheras, 2-sty Terrace/Link House, SALE, RM 518,000, 4r3b, LA1300sqf, Stella Lee, 6016-665 3583, UP3168118

Cheras, Cheras 3 Storey Corporate Image Factory, Factory, RENT, RM 55,000, BU48875sqf, LA87120sqf, Jimmy Goh, 6012202 9977, UP3303647

Cheras, Sky Vista Residency, Condominium, SALE, RM 800,000, 4+1r2b, BU1450sqf, Ted Ng, 6016-323 8797, UP3290225

Cheras, Sky Vista Residency, Condominium, SALE, RM 900,000, 4r3b, BU1700sqf, Ted Ng, 6016-323 8797, UP3297369

Cheras, taman cheras,yulek, Bungalow House, SALE, RM 3,000,000, 4r3b, BU3850sqf, LA6300sqf, Sarah Choong, 6016-666 8683, UP3246316

Cheras, Taman Mutiara Barat, Taman Tayton, SALE, RM 1,400,000, 6r4b, BU2300sqf, LA3200sqf, Alwin Wong, 6016322 1615, UP1707169

City Centre, Office, RENT, RM 15,000, BU900sqf, Ng, 0123515273, UP3330727

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

Cheras, Connaught Avenue, Condominium, SALE, RM 750,000, 3r2b, BU1530sqf, Louis Tan, 6016-980 8686, UP2959634

Cheras, Sky Vista Residency, Condominium, SALE, RM 770,000, 3+1r3b, BU1450sqf, Cass Chuk, 012-221 0896, UP3335731

Cheras, Sky Vista Residency, Condominium, SALE, RM 770,000, 3+1r3b, BU1450sqf, Joyce Lee Shu Hui, 6016-966 0011, UP3023799

Cheras, Semi D, Semi-detached House, SALE, RM 1,580,000, 6+r7b, BU3800sqf, LA3100sqf, LIM, 0162716897, UP3305133

Cheras, TAMAN CHERAS ,YULEK, Bungalow House, SALE, RM 2,500,000, 5+1r3b, BU3500sqf, LA6300sqf, Sarah Choong, 6016-666 8683, UP3079150

Cheras, TAMAN CHERAS HARTAMAS, 2-sty Terrace/Link House, SALE, RM 680,000, 4r3b, BU1800sqf, LA18x65sqf, Sarah Choong, 6016-666 8683, UP3250719

Cheras, The Oasis, Cheras Utama , Len Sen, 2.5-sty Terrace/Link House, SALE, RM 1,750,000, 4+1r3b, BU2940sqf, LA42 x 70sqf, Ted Ng, 6016323 8797, UP3264374

City Centre, Marc Residence, Kuala Lumpur, Condominium, RENT, RM 4,200, BU613sqf, Lew, 60127993869, UP3293888

Cheras, Taman Bukit Segar BS2 Cheras, 2-sty Terrace/Link House, SALE, RM 870,000, 5r4b, BU2300sqf, LA20x70sqf, Teammy Lee, 6016-976 8698 / 6019-698 7777, UP2997818

City Centre, Setia SKY Residences, Kuala Lumpur, Condominium, SALE, RM 980,000, 1r1b, BU980sqf, LA980sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2399961

City Centre, Setia SKY Residences, KL City Centre, Condominium, RENT, RM 3,800, 2+1r3b, BU1055sqf, LA1055sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2313786

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, SALE, RM 1,080,000, 3+1r3b, BU1378sqf, LA1378sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2250752

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

108 |

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

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


CLASSIFIEDS SECTION

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

Country Heights Damansara, Residential Land, SALE, RM 3,326,400, LA11880sqf, Judith Loo, 012-313 0129, UP519183

Country Heights, country heights kajang, Bungalow House, SALE, RM 3,800,000, 6+1r7b, BU9483sqf, LA9300sqf, John Oh, 016-971 5819, UP3314326

Damansara Heights, Bungalow House, SALE, RM 7,200,000, 5+1r7b, BU6300sqf, LA8500sqf, Sharon Lim, 6017224 8016, UP3321561

Damansara Perdana, Empire City My SOHO, Condominium, SALE, RM 620,000, 1+1r1b, BU925sqf, LA925sqf, Isabel Chuah, 6017-483 1179, UP3335430

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, St Mary Residences, KLCC, Condominium, RENT, RM 8,500, 3r4b, BU1600sqf, Evelyn Cass Teo, 012-337 8139 / 012223 8701, UP3055959

City Centre, St Mary Residences, KLCC, Serviced Residence, RENT, RM 8,500, 2+1r3b, BU1474sqf, Evelyn Cass Teo, 012-337 8139 / 012-223 8701, UP3303766

Country Heights Damansara, Residential Land, SALE, RM 6,787,800, LA22626sqf, Judith Loo, 012-313 0129, UP625050

Damansara Heights, Bungalow House, SALE, RM 5,700,000, 5r5b, BU5000sqf, LA6400sqf, Robert Teo, 016-311 8380, UP3271023

Damansara Heights, Bungalow, Bungalow House, SALE, RM 7,200,000, 9r9b, BU6225sqf, LA8928sqf, Amir Hafidz, 0129310077, UP3287210

Damansara Heights, Clearwater Residences, Serviced Residence, RENT, RM 4,800, 2r1b, BU1138sqf, Justin Yong, 013-337 2628, UP3234303

Damansara Perdana, Empire Damansara Heritge Retail Ist Floor, Retail Space, SALE, RM 4,400,000, BU3672sqf, LA340sqf, Isabel Chuah, 6017483 1179, UP3287586

Damansara Heights, Clearwater Residences, Serviced Residence, SALE, RM 1,090,000, 2r1b, BU1138sqf, Justin Yong, 013-337 2628, UP3234317

Damansara Heights, Semi-detached House, RENT, RM 20,000, 6+1r8b, BU11900sqf, LA9148sqf, Evonne Yen, 6019-211 3882, UP2952215

Country Heights Damansara, Bungalow House, SALE, RM 12,000,000, 7+1r9b, BU8500sqf, LA10546sqf, Judith Loo, 012-313 0129, UP2683015

Country Heights Damansara, Residential Land, SALE, RM 3,389,220, LA8919sqf, Judith Loo, 012-313 0129, UP916187

Damansara Heights, Bungalow House, RENT, RM 15,000, 5r5b, BU5000sqf, LA6400sqf, Robert Teo, 016-311 8380, UP2614440

Damansara Heights, Clearwater Residences, Serviced Residence, SALE, RM 1,000,000, 1r1b, BU999, Ling Yean, 6012-235 2168, UP3320993

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

Damansara Heights, Bungalow House, SALE, RM 6,000,000, 5+1r7b, BU4842sqf, LA2766sqf, Joanna Tan, 012-225 2285, UP1963641

Damansara Heights, Kuala Lumpur, Residential Land, SALE, RM 13,000,000, LA15000sqf, CK Tan, 012-218 6122, UP3308385

Damansara Heights, Indah Damansara, Condominium, RENT, RM 2,800, 2r2b, BU1227sqf, Ramesh khanijow, 0122078010, UP3292009

Damansara Heights, Semi-detached House, SALE, RM 6,500,000, 5+1r7b, BU5994sqf, LA5600sqf, Evonne Yen, 6019-211 3882, UP2951899

Damansara Heights, Condominium, SALE, RM 1,870,200, 4+1r6b, BU2078sqf, Evelyn Cass Teo, 012-337 8139 / 012-223 8701, UP1295789

Damansara Perdana, Empire City Colonial Type B, Condominium, SALE, RM 640,000, 1+1r1b, BU952sqf, LA952sqf, Isabel Chuah, 6017483 1179, UP3335473

| 109


CLASSIFIEDS SECTION

Damansara Perdana, Metropolitan Square, Condominium, SALE, RM 600,000, 3r2b, BU1096sqf, Daniel Boo, 6012-584 1031, UP3102593

Damansara Perdana, NEO Damansara, Condominium, RENT, RM 1,600, Studior1b, BU421sqf, Selina Wong, 016252 2725, UP3332464

Damansara Perdana, Empire Damansara, Retail Space, RENT, RM 10,000, 1b, BU949sqf, LA1731sqf, Isabel Chuah, 6017483 1179, UP2023481

Damansara, Country Heights Damansara, Bungalow House, SALE, RM 13,000,000, 9+1r10b, BU16000sqf, LA13529sqf, Judith Loo, 012-313 0129, UP995379

Damansara, Country Heights Damansara, Bungalow House, SALE, RM 7,500,000, 5+1r7b, BU6000sqf, LA9645sqf, Judith Loo, 012-313 0129, UP971367

Damansara, Country Heights Damansara, Residential Land, SALE, RM 3,959,550, LA11313sqf, Judith Loo, 012-313 0129, UP1099393

Damansara, Country Heights Damansara, Residential Land, SALE, RM 3,624,250, LA10,355sqf, Judith Loo, 012-313 0129, UP1099398

Damansara, Country Heights Damansara, Residential Land, SALE, RM 3,781,900, LA12820sqf, Judith Loo, 012-313 0129, UP1114714

Damansara, Country Heights Damansara, Residential Land, SALE, RM 7,038,000, LA15640sqf, Judith Loo, 012-313 0129, UP1099372

Damansara, Country Heights Damansara, Residential Land, SALE, RM 4,803,900, LA16013sqf, Judith Loo, 012-313 0129, UP1099420

Damansara, Country Heights Damansara, Residential Land, SALE, RM 5,318,400, LA17728sqf, Judith Loo, 012-313 0129, UP1099647

Kajang, Kajang Prima, Sungai Long, Cheras , 2-sty Terrace/Link House, SALE, RM 600,000, 5r4b, BU2000, Simon Yin, 6012-266 6666, UP3340644

Klang, Bandar Sulaiman, Port Klang, Warehouse, RENT, RM 370,800, BU285000sqa, LA8.4sqa, Marico Teh, 6012-550 3100, UP3116800

110 |

Damansara Perdana, Empire Damansara, Condominium, RENT, RM 2,300, 1r2b, BU750sqf, Anson, 0104298788, UP3029253

Damansara, Country Heights Damansara, Residential Land, SALE, RM 3,577,090, LA11539sqf, Judith Loo, 012-313 0129, UP509886

Duta Kinrara, Duta Kinrara, Bungalow House, SALE, RM 5,518,000, 7r9b, BU10100sqf, LA6469sqf, Tony Yong, 012-221 1666 / 012-216 7383, UP3333931

Kajang, JADE HILLS, Semidetached House, RENT, RM 5,000, 5+1r5b, BU3659sqf, LA3500sqf, Shenya Jojo Chan, 012-784 2362, UP3345364

Damansara Perdana, Empire Damansara SOHO 1, Soho, RENT, RM 1,900, 1r2b, BU750sqf, Tieh BH, 012-236 2320 / 039130 1311, UP2705293

Dengkil, Kota Warisan, Sepang, Semi-detached House, SALE, RM 791,000, 5r4b, BU2649sqf, LA2800sqf, KS, 0129160889, UP3315539

Desa ParkCity, Adiva , Desa Parkcity, 3-sty Terrace/Link House, SALE, RM 2,750,000, 5r5b, BU3200sqf, LA3700sqf, Kathy Ling, 6016-201 9383, UP3311113

Desa ParkCity, Sunway SPK Damansara, Townhouse, SALE, RM 1,700,000, 4+1r4b, BU2600sqf, LA2900sqf, Eunice Sin, 012-388 3704, UP2932834

Glenmarie, Temasya Industrial Park, Detached factory, SALE, RM 6,550,000, BU10825sqf, LA65x160sqf, Ling Yean, 6012235 2168, UP3320915

Federal Hill, 2-sty Terrace/Link House, RENT, RM 5,999, 3r2b, BU2000sqf, Kevin Teh, 6013555 7333, UP3295012

Glenmarie, Temasya Industrial Park, Semi- D factory, RENT, RM 20,000, BU10825sqf, LA65x160sqf, Ling Yean, 6012235 2168, UP3250211

Gombak, Taman Mutiara Gombak 2, Semi-detached House, SALE, RM 2,200,000, 5+1r6b, BU5500sqf, LA40x80sqf, Teammy Lee 6019-698 7777, UP3228664

Jalan Ipoh, Jalan Ipoh , Condominium, SALE, RM 815,000, 4+1r3b, BU1614sqf, LokeLow, 6016-328 7767, UP3348556

Jalan Klang Lama, Desa Gembira, Kuchai Lama, OUG, Sri Petaling, Condominium, RENT, RM 2,300, 3r2b, BU1427sqf, Michael Foong, 0122756529, UP3032856

Kajang, Sg Long, Semidetached House, SALE, RM 1,600,000, 5+1r5b, BU4276sqf, LA3200sqf, Marico Teh, 6012550 3100, UP3102544

Kajang, Bandar Teknologi Kajang, Office, SALE, RM 3,500,000, BU10680sqf, Lim, 60126311033, UP3297791

Jalan Kuching, Sri Putramas, Condominium, SALE, RM 695,000, 3r2b, BU1400sqf, LA20x70sqf, Lee Thai Chung, 012386 5181, UP3294597

Kelana Jaya, Kelana Square Serviced Office Service Office SS7 Petaling Jaya, Office, RENT, RM 490, 1b, Jason, 0122122975, UP3322882


CLASSIFIEDS SECTION

Kajang, Sekamat Villas, Cheras, Semi-detached House, SALE, RM 1,288,000, 5+1r5b, BU4845sqf, LA45x80sqf, JOSEPHINE LEE, 017-234 5626, UP3315413

KL City, Maytower Serviced Residences, Dang Wangi, Soho, RENT, RM 1,550, Studior1b, BU351sqf, Henry Lim, 6017-698 8618, UP3310260

Klang, bukit tinggi, 2-sty Terrace/Link House, SALE, RM 5,980,000, 4r3b, LA22 X 70sqf, SK Chong, 6012-282 8271, UP2974486

KLCC, Land For Sale, KL City Center, Commercial Land, SALE, RM 600,000,000, 1r1b, BU20000sqa, LA4sqa, MARIA TAY, 012-487 7722, UP2143531

KLCC, Vipod Suites, Condominium, RENT, RM 4,500, 1+1r1b, BU635sqf, Shenya Jojo Chan, 012-784 2362, UP3237010

Kota Damansara, Cova Villa, Duplex, SALE, RM 870,000, 4+1r5b, BU2474sqf, David Yee, 6012-286 5787, UP3266594

Kajang, Sg Kantan Kg Bharu Melayu, Residential Land, SALE, RM 1,380,000, LA22406sqf, Darren Toh, 012-397 7800, UP3296486

Kenny Hills, Tijani 2 South, Semi-detached House, RENT, RM 14,000, 4r, BU4500sqf, LA3825sqf, Kevin Teh, 6013-555 7333, UP3220422

Kepong, Kepong Entreprenurs Park, Link factory, SALE, RM 1,650,000, BU3100sqf, LA40x75sqf, Ling Yean, 6012235 2168, UP3201278

KL City, 1a stonor, Kuala Lumpur, Flat, RENT, RM 3,300, 2r2b, BU863sqf, Ting, 0192618751, UP3341887

KL City, Fahrenheit 88, Jalan Bukit Bintang, Condominium, RENT, RM 12,000, 3r2b, BU2200sqf, Elaine , 60133351867, UP3349085

Klang, Johan Setia, Agricultural Land, SALE, RM 1,600,000, LA87120sqf, Lee Ah Ping, 6019263 5513, UP1426528

KLCC, 6 Capsquare, Dang Wangi, Condominium, RENT, RM 4,200, 2r3b, BU1411sqf, Kushwant, 6012-334 4711, UP2689591

KLCC, Binjai Residency, KL City Centre, Condominium, SALE, RM 1,913,120, 4+1r4b, BU2174sqf, Nelly Khong, 6012-223 4033, UP2914898

KLCC, Hampshire Residences, Kuala Lumpur City Centre, Condominium, SALE, RM 1,490,000, 2+1r2b, BU1270sqf, Theresa Lau, 019-327 5285 / 7981 9288, UP1943734

KLCC, Marc Residence, Kuala Lumpur, Condominium, RENT, RM 8,000, 3+1r4b, BU1626sqf, Angel Got, 6012-599 6922, UP3171124

KLCC, Marc Residence, Kuala Lumpur, Condominium, SALE, RM 1,554,000, 2r2b, BU1050sqf, Christine Chua, 6012-314 2864, UP2440387

KLCC, Marc Residence, Kuala Lumpur, Condominium, SALE, RM 2,150,000, 3+1r4b, BU1626sqf, Angel Got, 6012599 6922, UP3015048

KLCC, PLAZA 138 OFFICE, Office, RENT, RM 3,300, 2r1b, BU820sqf, ANDREW, 0164441103, UP3336328

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, RM 6,000, 2+2r2b, BU970sqf, Goh Ching Chee, 6012-208 0028, UP3344438

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, SALE, RM 840,000, 1+1r1b, BU610sqf, Tricia Chan, 012-318 2280, UP3291422

KLCC, Soho Suites @ KLCC, Jalan Perak, Soho, RENT, RM 3,600, 1+1r1b, BU650sqf, Cherry Teh, 6012-678 5813, UP2881458

KLCC, The Troika, Kuala Lumpur, with , Condominium, SALE, RM 4,880,000, 4+1r4b, BU2833sqf, Stan Wong, 6012375 5399 / 6010-369 9355, UP1932736

Kota Damansara, Casabella, Bungalow House, RENT, RM 7,800, 6+1r7b, BU4000sqf, LA5314sqf, Justin Yong, 013-337 2628, UP3288800

Kota Damansara, Cova Villa, Duplex, SALE, RM 880,000, 4+1r5b, BU2474sqf, David Yee, 6012-286 5787, UP3266525

Kota Damansara, Casabella, Bungalow House, SALE, RM 2,990,000, 6+1r7b, BU4000sqf, LA5314sqf, Justin Yong, 013-337 2628, UP3234341

Kota Damansara, Cova Villa, Condominium, SALE, RM 530,000, 3r2b, BU1147sqf, LA1147sqf, Will Lee, 6012-225 6200, UP3323192

Kuchai Lama, Seringin Residences, Penthouse, SALE, RM 4,661,800, 5+1r7b, BU6503sqf, Amanda Goh, 016-263 2288, UP3295418

| 111


CLASSIFIEDS SECTION

Kota Emerald, Rawang, 1-sty Terrace/Link House, SALE, RM 730,000, 3+1r3b, BU2243sqf, LA1650sqf, Mrs Lim, 0122878722, UP3296884

Kota Kemuning, Canal Garden, 2-sty Terrace/Link House, SALE, RM 2,400,000, 4r3b, BU2800sqf, LA4328sqf, Lee, 60127844286, UP3320280

Kota Kemuning, Pangsapuri Kemuning Aman, Apartment, RENT, RM 900, 3r2b, BU736sqf, Kevin Tan, 6016-603 8963, UP2370310

Kuchai Lama, Arte Condominium, Kuchai, Condominium, SALE, RM 1,070,000, 3r3b, BU2045sqf, Margaret Lai, 6012-263 1103/ 6012-263 1073, UP3289926

Kuchai Lama, Seringin Residences, Condominium, SALE, RM 1,450,000, 3+1r4b, BU2378sqf, Angel Got, 6012599 6922, UP2563508

Kuchai Lama, Seringin Residences, Condominium, SALE, RM 900,000, 3+1r3b, BU1523sqf, Angel Got, 6012599 6922, UP2563470

Mid Valley City, 9seputeh KLCC, Condominium, SALE, RM 613,000, 2r2b, BU803sqf, Charles Lee, 012-813 3788, UP3293985

Mont Kiara, Casa Kiara II, Condominium, RENT, RM 5,500, 3+1r3b, BU1700sqf, Shoba, 012-224 9200, UP3272248

Mont Kiara, mk 28, Condominium, RENT, RM 7,500, 3+1r4b, BU2700sqf, Caronne Ong, 6012-332 3621, UP2263117

Mont Kiara, Richmond, Condominium, RENT, RM 4,000, 3r3b, LA1931sqf, Casper Yee, 016-259 1812, UP3222798

Mont Kiara, Mont Kiara Palma, Bukit Kiara, Flat, RENT, RM 3,800, 2+1r2b, BU1300sqf, Kevin Ngoo, 6014-253 6877, UP3238332

Mont Kiara, Richmond, Condominium, RENT, RM 5,000, 4+1r3b, BU2418sqf, Casper Yee, 016-259 1812, UP3295362

Mont Kiara, Tiffani kiara, Condominium, RENT, RM 4,500, 2+1r3b, BU1200sqf, Kevin Ngoo, 6014-253 6877, UP3153533

Mont Kiara, Tiffani kiara, Condominium, RENT, RM 7,500, 3+1r4b, BU2200sqf, Carmen Roselyn, 017-226 5678, UP3328934

Pandan Perdana, Pandan Perdana, Pandan Perdana,Pandan indah,Maju jaya, 2-sty Terrace/Link House, SALE, RM 1,230,000, 5+1r4b, LA3148sqf, Bryan Choong, 017-230 3833, UP3287199

Petaling Jaya, D’aman Ria, Ara Damansara, Condominium, RENT, RM 1,400, 3+1r2b, BU1133sqf, LA1133sqf, Will Lee, 6012-225 6200, UP3323163

112 |

Petaling Jaya, Pacific Place, Condominium, RENT, RM 1,800, 3+1r3b, BU1275sqf, Naoki Lee, 0123063343, UP3329955

Mont Kiara, Richmond, Condominium, RENT, RM 5,500, 4+1r3b, BU2418sqf, Casper Yee, 016-259 1812, UP3198502

Kuchai Lama, Arte Condominium, Kuchai, Condominium, SALE, RM 850,000, 3r3b, BU1496sqf, Margaret Lai, 6012-263 1103/ 6012-263 1073, UP3289945

Kuchai Lama, Seringin Residences, Condominium, SALE, RM 1,200,000, 3+1r4b, BU2128sqf, Angel Got, 6012599 6922, UP2371485

Mont Kiara, Kiara View Wilayah Persekutuan, Semi-detached House, SALE, RM 3,300,000, 5+1r6b, BU5000sqf, LA4000sqf, Serena, 012-223 3814, UP1846253

Mont Kiara, Sunway Vivaldi, Condominium, SALE, RM 2,500,000, 5r5b, BU3938sqf, Evelyn Cass Teo, 012-337 8139 / 012-223 8701, UP941269

Mont Kiara, The Residence at mont kiara, Bungalow House, RENT, RM 30,000, 8r10b, BU10000sqf, LA15000sqf, Evelyn Cass Teo, 012-337 8139 / 012-223 8701, UP3065053

Mont Kiara, Verve Suites, Condominium, RENT, RM 2,800, 1r1b, BU672sqf, Kevin Ngoo, 6014-253 6877, UP3241172

Mutiara Damansara, Office, RENT, RM 40,965, BU8193sqf, Nian Ping, 0149443787, UP3153639

Old Klang Road, 9seputeh KLCC, Condominium, SALE, RM 613,000, 2r2b, BU775sqf, Charles Lee, 012-813 3788, UP3279510

OUG, Oug,Taman Yarl,Old Klang Road, Semi-detached House, SALE, RM 2,500,000, 7+r5b, BU4100sqf, LA2600sqf, Ricky Teh, 6012-288 3533 / 6012-227 0408, UP3308637

Petaling Jaya, 9 Bukit Utama Condominium, Condominium, SALE, RM 2,300,000, 5r5b, BU2668sqf, Ted Ng, 6016-323 8797, UP3157488

Petaling Jaya, Bayu Puteri Apartment, Condominium, RENT, RM 1,600, 3r2b, BU990sqf, Selina Wong, 016252 2725, UP3344690

Petaling Jaya, Bungalow House, SALE, RM 1,900,000, 8r6b, BU4300sqf, LA4500sqf, C.B.Lee, 6019-368 7799, UP1026767

Petaling Jaya, Bungalow, SS1, Bungalow House, SALE, RM 2,600,000, 7+1r6b, BU5000sqf, LA6200sqf, Mohar, 0196007575, UP3271885

Petaling Jaya, Casa Indah 2, Damansara Indah, Condominium, SALE, RM 780,000, 2+1r3b, BU1215sqf, Evonne Yen, 6019-211 3882, UP1990589

Petaling Jaya, Centerstage section 13, Condominium, RENT, RM 1,700, 2r1b, BU452sqf, LA452sqf, GC Wong, 016-337 3838, UP3292711

Petaling Jaya, Pelangi Utama, Bandar Utama, Condominium, RENT, RM 1,900, 3r2b, BU920sqf, WM Seet, 6012-981 3350, UP2956452

Petaling Jaya, PUSAT DAGANGAN PHILEO DAMANSARA II, SEKSYEN 16, PETALING JAYA, Office, RENT, RM 4,000, BU2491sqf, Jerry Lim, 6012-238 2718, UP3331691

Petaling Jaya, Ken Damansara 2, SS2, Condominium, SALE, RM 1,180,000, 3+1r2b, BU1600sqf, Henry Hew, 6012-214 8128, UP3218922


CLASSIFIEDS SECTION

Petaling Jaya, SS1, Petaling Jaya, Bungalow House, SALE, RM 2,000,000, 5r3b, BU3000sqf, LA5909sqf, Evonne Yen, 6019-211 3882, UP2810184

Petaling Jaya, Taman Mayang SS26, 2-sty Terrace/Link House, SALE, RM 850,000, 4r3b, BU1200sqf, LA20x70sqf, Cass Chuk, 012-221 0896, UP3345132

Petaling Jaya, The Istara, Condominium, RENT, RM 3,500, 3r2b, BU1350sqf, Grace Lee, 012-379 1298, UP3346493

Puchong, Aseana Puteri, Bandar Puteri, Condominium, SALE, RM 630,000, 3r2b, BU1300sqf, Joyce Lee Shu Hui, 6016-966 0011, UP915704

Puchong, Bandar Bukit Puchong, Detached factory, RENT, RM 38,888, BU36000sqf, LA33000sqf, KC Lim, 6012-503 0519, UP3293059

Puchong, Bandar Puteri 12, 2-sty Terrace/Link House, SALE, RM 845,000, 4r3b, LA22x70sqf, Jeslyn Goh, 012288 8372, UP1797070

Puchong, Glomac Lakeside Residence, Puchong, 2-sty Terrace/Link House, SALE, RM 760,000, 4r3b, LA22x75sqf, Cass Chuk, 012-221 0896, UP3345136

Puchong, putra impiana, 2-sty Terrace/Link House, SALE, RM 690,000, 4r3b, LA20x75sqf, SK Chong, 6012-282 8271, UP3022640

Puchong, Putra prima , 2-sty Terrace/Link House, SALE, RM 688,000, 4r3b, BU1670sqf, LA30x70sqf, SK Chong, 6012282 8271, UP2948547

Puchong, Wawasan 1, Puchong, 2-sty Terrace/Link House, SALE, RM 665,000, 4r3b, BU2280sqf, Cass Chuk, 012-221 0896, UP3335649

Puchong, Taman Putra Prima, Condominium, SALE, RM 700,000, 4r4b, BU2253sqf, Jack Wong, 6012-694 1409 / 6010-892 0121, UP3310491

Rawang, Kota Emerald 1 1/2 , Bungalow House, SALE, RM 860,000, 5r3b, LA55x75sqf, CK Yap, 012-987 9868, UP3031422

Segambut, Taman Sri Sinar EXTRA LAND SRI BINTANG, 2-sty Terrace/Link House, SALE, RM 790,000, 3r2b, LA23X60sqf, CK Yap, 012-987 9868, UP2982774

Selayang, Lakeville Residence @ Taman Wahyu, Kepong, Jalan Ipoh, Jalan Sibu, Serviced Residence, SALE, RM 591,800, 3r2b, BU977sqf, Jason Chen, 6016-331 7546, UP3329146

Puchong, 2-sty Terrace/Link House, SALE, RM 1,000,000, 4+1r4b, BU2645sqf, LA23 x 75sqf, Chris Tay, 6016-957 9339, UP3347498

Port Klang, North Port, west port, pulau indah, Warehouse, SALE, RM 8,500,000, BU39000sqa, LA1.7sqa, Marico Teh, 6012-550 3100, UP2156809

Puchong, BK9, Bandar Kinrara, 2-sty Terrace/Link House, SALE, RM 950,000, 4r3b, BU2047sqf, LA22x75sqf, Evonne Yen, 6019-211 3882, UP3315474

Puchong, Taman Prima Tropika, 2-sty Terrace/Link House, RENT, RM 1,800, 3+1r3b, BU2100sqf, LA24x70sqf, Steven Yap, 6019-386 7688, UP3318834

Seputeh, Mutiara Seputeh, Semi-detached House, SALE, RM 3,500,000, 5+1r6b, BU4414sqf, LA3400sqf, O’Mahony, 0169729930, UP3316419

Petaling Jaya, SS3 Petaling Jaya, Bungalow House, SALE, RM 3,000,000, 4+1r4b, BU3700sqf, LA8000sqf, Abbie May, 010-231 3031, UP3315390

Rawang, Most Affordable 3level Modern Semi-D, Saujana Rawang, Semi-detached House, SALE, RM 980,000, 6r6b, BU3400sqf, Henry Hew, 6012-214 8128, UP2098868

Seputeh, Semi-detached House, SALE, RM 4,000,000, 4+1r5b, BU4400sqf, Fione Tan, 6019-208 0862, UP3311248

Serdang, The Park @ Bukit Serdang , Semi-detached House, SALE, RM 2,680,000, 5r6b, BU5008sqf, LA3202sqf, Chris Wong, 6012-221 5557, UP3142974

Seri Kembangan, Taman Prima Tropika, 2-sty Terrace/Link House, SALE, RM 848,000, 3r2b, BU2200sqf, LA24x70sqf, Chris Wong, 6012-221 5557, UP3015668

Seri Kembangan, shoplot, serdang raya, Factory, SALE, RM 1,600,000, 3b, LA2000sqf, lim, 0192265357, UP3325250

Seri Kembangan, The Mines Resort City, Bungalow House, SALE, RM 4,480,000, 5+2r6b, BU6800sqf, LA10100sqf, Eunice Sin, 012-388 3704, UP811908

Seri Kembangan, Taman Prima Tropika, 2.5-sty Terrace/Link House, SALE, RM 1,500,000, 5r4b, BU4500sqf, LA4450sqf, Esther Ng, 6017-200 8703, UP3280135

Seri Kembangan, Villa Park, Condominium, SALE, RM 530,000, 4r2b, BU1410sqf, Bilman Chin Jackson EE, 6016-203 3226 / 6013-776 8850, UP3198393

| 113


CLASSIFIEDS SECTION

Setapak, Maju Residence, Setapak, Wangsa Maju, Condominium, SALE, RM 540,000, 3r2b, BU903sqf, LA903sqf, Shyan Chan, 6010888 8206, UP3324561

Setia Alam, Bungalow Land, Bungalow Land, Setia Alam, Shah Alam, Residential Land, SALE, RM 1,100,000, 6+r5b, LA4000sqf, Jei Chew, 6017-507 7911, UP3344434

Setia Alam, Ayu Klasik, Setia Alam, 2-sty Terrace/Link House, SALE, RM 678,000, 3+1r3b, BU1851sqf, LA20x70sqf, Hazlan, 6017-514 1600, UP3295231

Setia Alam, Shah Alam, Semi-detached House, SALE, RM 2,000,000, 5+1r5b, LA3498sqf, Amy Cheong, 016-7652222, UP3278931

Shah Alam, Keyangan Heights, Shah Alam, Semi-detached House, SALE, RM 2,300,000, 4+1r5b, BU5000sqf, Cass Chuk, 012-221 0896, UP3345156

Shah Alam, Kota Harmoni, Bungalow House, SALE, RM 2,800,000, 7+1r7b, BU6156sqf, LA8912sqf, HANIM ZAYADI, 012-688 0538 / 6012-681 5438, UP1697038

Shah Alam, mah sing, 3-sty Terrace/Link House, SALE, RM 580,000, 4+1r5b, LA1076sfsqf, Annie Yee, 6012-699 3424, UP2694887

Solaris Dutamas, Office, Office, RENT, RM 2,250, BU500sqf, Stephanie Cheam, 6012-236 6149, UP3324974

Solaris Dutamas, Solaris Dutamas, Dutamas, Condominium, RENT, RM 5,000, 3r2b, BU1238sqf, Masiha, 0163044463, UP3294488

Sri Hartamas, Duta Nusantara, Semi-detached House, SALE, RM 4,950,000, 5+1r5b, BU4037sqf, LA4000sqf, Lim Guat Im, 012-228 1515, UP3307695

114 |

Shah Alam, Avenue Crest, Seksyen 22, Batu Tiga, Soho, RENT, RM 1,100, Studior1b, BU549sqf, John Ooi, 6018-268 1246, UP2980463

Setia Alam, setia alam,klang, 2-sty Terrace/Link House, SALE, RM 1,280,000, 3+1r3b, LA40x70sqf, Carmen Chia, 6012-258 7270, UP3180610

Setia Eco Park, Setia Eco Park P6 Costa Rican, Bungalow House, SALE, RM 5,800,000, 5r6b, BU7331sqf, LA9500sqf, Steve Yeap, 012-228 8838, UP1037177

Shah Alam, Bukit Naga Industrial Park, Seksyen 32, Factory, SALE, RM 3,050,000, BU5200sqf, LA10,500sqf, Raven, 60123331333, UP2430440

Shah Alam, Factory, RENT, RM 4,000, BU1800sqf, LA2700sqf, Joshua Pung, 0165969839, UP3295241

Shah Alam, LinXDeveloper, Bandar Nusa Rhu, 2.5-sty Terrace/ Link House, SALE, RM 779,800, 4r4b, BU2540sqf, LA20x65sqf, Jack Wong, 6012-694 1409 / 6010-892 0121, UP3213662

Shah Alam, Light Industrial, RENT, RM 6,000, BU3066sqf, LA2700sqf, Joshua Pung, 0165969839, UP3295560

Shah Alam, Section 12, Seksyen 12 Shah Alam, Bungalow House, SALE, RM 2,380,000, 3+2r4b, BU3100sqf, LA10654sqf, Hazlan, 6017-514 1600, UP3337402

Solaris Dutamas, Solaris Dutamas, Dutamas, Serviced Residence, RENT, RM 5,008, 3r2b, BU1236sqf, Kevin Teh, 6013-555 7333, UP3305064

Solaris Dutamas, SOLARIS Dutamas, Office, RENT, RM 3,000, BU770sqf, Kevin Teh, 6013-555 7333, UP3299160

Subang Jaya, Empire Subang, Office, RENT, RM 18,885, 4r1b, BU6295sqf, Jason Loh, 012-214 4144, UP2727015

Subang Jaya, Jalan USJ 20, Jalan USJ 20, 2-sty Terrace/ Link House, SALE, RM 798,000, 3+1r3b, BU1800sqf, Caronne Ong, 6012-332 3621, UP3325697

Subang Jaya, USJ One Avenue Condo, Condominium, SALE, RM 580,000, 3+1r3b, BU1346sqf, Selina Wong, 016252 2725, UP3344716

Subang Jaya, USJ One Avenue Condo, Condominium, SALE, RM 600,000, 3+1r3b, BU1346sqf, Selina Wong, 016252 2725, UP3324753

Shah Alam, Saujana O Lot, Saujana Glenmarie, Semidetached House, SALE, RM 2,650,000, 5+1r6b, BU3970sqf, LA4000sqf, Victor Cheong, 6016-328 8040, UP2984705

Shah Alam, Shop Office Block, Office, RENT, RM 12,000, BU2002sqf, azman, 0192660108, UP3334244

Shah Alam, SUBANG ALAM, Semi-detached House, SALE, RM 1,990,000, 6r6b, BU3100sqf, LA40x70sqf, Azizan Latiff, 6019-303 8833, UP3314574

SierraMas, Sierramas east, Bungalow House, SALE, RM 4,800,000, 6+1r6b, BU5700sqf, LA8600sqf, Pinky Choong, 010-435 2318, UP2831320

SierraMas, Sierramas West, Semi-detached House, SALE, RM 2,500,000, 3+1r4b, BU3500sqf, LA5000sqf, Chanel Lee, 012-282 0805, UP2419455

Solaris Dutamas, Solaris Dutamas, SOLARIS DUTAMAS, Office, RENT, RM 4,500, BU750sqf, Kevin Teh, 6013-555 7333, UP3212760

Sri Hartamas, Duta Nusantara, Dutamas, Semi-detached House, SALE, RM 4,850,000, 5+1r5b, BU3966sqf, LA4200sqf, Thomas Chin, 6010-707 0088, UP3219372

Subang Jaya, USJ One Avenue, USJ 1, Subang Jaya USJ One Park, Condominium, SALE, RM 590,000, 3+1r3b, BU1346sqf, K.Y. GAN, 012-251 5001, UP314550


CLASSIFIEDS SECTION

Sungai Besi, The Trillium, Lake Fields, Shop-Office, SALE, RM 2,350,000, LA1600sqf, Justin Yong, 013-337 2628, UP3336853

Taman Duta, Bungalow House, SALE, 5+1r6b, BU10000sqf, LA25000sqf, Yoong Shiun Yan, 019-288 2356, UP2547040

Taman Duta, Penthouse, SALE, RM 6,500,000, 7+1r7b, BU6500sqf, Peter Koo, 6016555 1904, UP3229408

Taman Tun Dr Ismail, Desa Kiara, Condominium, RENT, RM 2,200, 4r2b, BU1389sqf, Wong, 0129192266, UP3287078

Taman Tun Dr Ismail, Glomac Damansara, Condominium, SALE, RM 1,340,000, 3+1r5b, BU1840sqf, N.T. Ng, 017-312 8113, UP3316773

Sungai Besi, The Trillium, Lake Fields, Shop-Office, SALE, RM 2,400,000, LA1600sqf, Justin Yong, 013-337 2628, UP3234277

Taman Melawati, 20 Trees West, Bungalow House, SALE, RM 3,530,000, 6+1r7b, BU6912sqf, LA6265sqf, Carolyn Leong, 017872 2781, UP3210591

Sungai Buloh, Resort Bungalow, Bungalow House, SALE, RM 2,700,000, 4+1r5b, BU6000sqf, LA22,000sqf, aziz, 60122905883, UP3342832

Sungai Penchala, Bungalow House, SALE, RM 3,500,000, 5+1r5b, BU7400sqf, LA11000sqf, Steven Chiew, 6012-659 8383, UP2415440

Taman Melawati, 20trees, Ampang, Condominium, SALE, RM 1,250,000, 3+1r3b, BU1998sqf, riezman, 0193366400, UP3151905

Taman Tun Dr Ismail, Bangunan AHP, Retail-Office, RENT, RM 8,000, BU2000sqf, LA88272sqf, IM Global Property Consultants, 012-320 7140 / 012-227 6484, UP3232277

Taman Tun Dr Ismail, Glomac Damansara, Service Apartment, SALE, RM 1,500,000, 3+1r4b, BU1840sqf, Fione Tan, 6019-208 0862, UP3311117

Taman Tun Dr Ismail, Glomac Damansara, Service Apartment, SALE, RM 870,000, 3r2b, BU1010sqf, Fione Tan, 6019-208 0862, UP3311151

Tropicana, Casa Tropicana, Petaling Jaya, Condominium, SALE, RM 850,000, 2+2r2b, BU1217sqf, Mr. Tai, 0122922511, UP3280521

Tropicana, Semi-detached, Petaling Jaya, Semi-detached House, SALE, RM 3,100,000, 4r3b, BU3700sqf, LA5800sqf, Jose Tan, 0122881338, UP1535602

USJ, 2-sty Terrace/Link House, SALE, RM 1,680,000, 5r4b, BU2200sqf, LA3575sqf, Tan, 0172789893, UP3313376

USJ, Rhythm Avenue USJ 19, Subang Jaya, Condominium, SALE, 3+2r4b, BU2517sqf, Terence Tang, 016-298 4982, UP3344458

Valencia, 3-sty Terrace/ Link House, SALE, RM 1,500,000, 3+1r4b, BU2400sqf, LA24X60sqf, Chanel Lee, 012282 0805, UP3328393

Valencia, 3-sty Terrace/Link House, SALE, RM 1,750,000, 4+1r5b, BU2961sqf, LA22x85sqf, Chanel Lee, 012-282 0805, UP1599116

Taman Tun Dr Ismail, Plaza VADS, Retail Space, RENT, RM 25,000, BU5000sqf, LA66921sqf, IM Global Property Consultants, 012-320 7140 / 012-227 6484, UP3232261

Taman Tun Dr Ismail, Plaza VADS, Office, RENT, RM 32,876, BU8219sqf, LA66921sqf, IM Global Property Consultants, 012320 7140 / 012-227 6484, UP3232195

USJ, USJ, Subang, 2-sty Terrace/Link House, SALE, RM 1,100,000, 3r3b, BU1980sqf, LA22x75sqf, Manfred, 6012-363 9225, UP3290831

Tropicana, Tropicana Grande, Kuala Lumpur, Condominium, SALE, RM 2,895,000, 4+1r5b, BU3311sqf, Thompson, 0125998845, UP2896114

Tropicana, Tropicana Indah, 2-sty Terrace/Link House, SALE, RM 1,350,000, 4r3b, BU2500sqf, LA24x80sqf, Steven Chiew, 6012-659 8383, UP3150686

Valencia, 2.5-sty Terrace/ Link House, SALE, RM 1,880,000, 4+1r5b, BU3000sqf, LA26*75sqf, Pinky Choong, 010-435 2318, UP2903396

Valencia, 2.5-sty Terrace/Link House, SALE, RM 2,800,000, 4+1r4b, BU3000sqf, LA3810sqf, Pinky Choong, 010-435 2318, UP3253413

Valencia, 3-sty Terrace/ Link House, SALE, RM 1,850,000, 3+1r4b, BU3026sqf, LA22x108sqf, Pinky Choong, 010-435 2318, UP1670397

Valencia, 3-sty Terrace/ Link House, SALE, RM 1,850,000, 3+1r4b, BU3500sqf, LA22x100sqf, Pinky Choong, 010-435 2318, UP1668421

| 115


CLASSIFIEDS SECTION

Valencia, Bungalow House, SALE, RM 4,500,000, 5+1r6b, BU4500sqf, LA9000sqf, Chanel Lee, 012-282 0805, UP2414804

Valencia, Elitis Puncak, Bungalow House, SALE, RM 6,300,000, 5+1r6b, BU5618, LA10500, Pinky Choong, 010435 2318, UP1768439

Valencia, Semi-detached House, RENT, RM 6,000, 4+1r5b, BU3298sqf, LA3767sqf, Chanel Lee, 012-282 0805, UP3261814

Valencia, Semi-detached House, RENT, RM 6,500, 4+1r5b, BU3298sqf, LA3767sqf, Chanel Lee, 012-282 0805, UP3252162

Valencia, Semi-detached House, SALE, RM 2,200,000, 4+1r5b, BU3022sqf, LA3907sqf, Chanel Lee, 012-282 0805, UP3293403

Valencia, Semi-detached House, SALE, RM 2,450,000, 4+1r5b, BU3109sqf, LA3200sqf, Chanel Lee, 012-282 0805, UP156135

Valencia, Semi-detached House, SALE, RM 2,450,000, 4+1r5b, BU3200sqf, LA3400sqf, Chanel Lee, 012282 0805, UP996580

Valencia, Semi-detached House, SALE, RM 2,450,000, 4+1r5b, BU3307sqf, LA3500sqf, Pinky Choong, 010-435 2318, UP3074246

Valencia, Semi-detached House, SALE, RM 2,700,000, 4+1r5b, BU3282sqf, LA3498sqf, Chanel Lee, 012-282 0805, UP3169757

Valencia, Semi-detached House, SALE, RM 2,800,000, 5r5b, BU3800sqf, LA42× 85sqf, Chanel Lee, 012-282 0805, UP2411963

Valencia, Semi-detached House, SALE, RM 3,000,000, 4+1r5b, BU3298sqf, LA3767sqf, Chanel Lee, 012-282 0805, UP998229

Valencia, Semi-detached House, SALE, RM 3,000,000, 4+1r5b, BU3800sqf, LA3767.4sqf, Pinky Choong, 010-435 2318, UP2846124

Valencia, Semi-detached House, SALE, RM 3,200,000, 4+1r5b, BU3307sqf, LA40x80sqf, Chanel Lee, 012282 0805, UP2500459

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

Valencia, Sg Buloh, 3-sty Terrace/Link House, SALE, RM 1,500,000, 3+1r3b, BU2900sqf, LA26x60sqf, Pinky Choong, 010-435 2318, UP3237523

Valencia, sg buloh, Bungalow House, SALE, RM 3,600,000, 4+1r4b, BU4800sqf, LA7500sqf, Pinky Choong, 010435 2318, UP1811150

Valencia, sg buloh, Bungalow House, SALE, RM 4,100,000, 4+1r4b, BU4174sqf, LA7900sqf, Pinky Choong, 010-435 2318, UP2830297

Valencia, Sg Buloh, Bungalow House, SALE, RM 4,250,000, 6+1r5b, BU4800sqf, LA8900sqf, Pinky Choong, 010-435 2318, UP2646046

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 2,200,000, 4+1r5b, BU3200sqf, LA3907sqf, Pinky Choong, 010435 2318, UP3097167

Valencia, Sg buloh, Semi-detached House, SALE, RM 2,200,000, 4+1r5b, BU3200sqf, LA3907sqf, Pinky Choong, 010435 2318, UP3298567

Valencia, Sg buloh, Semi-detached House, SALE, RM 2,200,000, 4+1r5b, BU3660sqf, LA3900sqf, Pinky Choong, 010-435 2318, UP3097175

Valencia, Sg Buloh, Semi-detached House, SALE, RM 2,800,000, 5r5b, BU3800sqf, LA42*85sqf, Pinky Choong, 010435 2318, UP2439080

Valencia, Sierramas east, Bungalow House, SALE, RM 4,800,000, 6+1r6b, BU5700sqf, LA8600sqf, Pinky Choong, 010-435 2318, UP2831310

Valencia, Sungai Buloh, 2.5-sty Terrace/Link House, SALE, RM 1,880,000, 4+1r4b, BU3500sqf, LA26*75sqf, Pinky Choong, 010-435 2318, UP2105916

Valencia, Sungai Buloh, 2.5-sty Terrace/Link House, SALE, RM 2,150,000, 4+1r5b, BU3500sqf, LA26*75sqf, Pinky Choong, 010-435 2318, UP2830270

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

116 |

Valencia, Sungai Buloh, Bungalow House, SALE, RM 4,500,000, 5+1r5b, BU4800sqf, LA8800sqf, Pinky Choong, 010-435 2318, UP3036166

Valencia, VALENCIA, Sungai Buloh, Bungalow House, SALE, 5+1r5b, BU5000sqf, LA8773sqf, Pinky Choong, 010-435 2318, UP3044823

Wangsa Maju, Service Apartment, SALE, RM 510,000, 3+1r2b, BU850sqf, CHEAH, 012-362 8232, UP3289527


CLASSIFIEDS SECTION

Batu Ferringhi, Seaview Garden, Batu Feringgi, Condominium, SALE, RM 730,000, 3r2b, BU1450sqf, Daniel Koay, 6016-444 0323, UP3163826

PROPERTY OUTSIDE KLANG VALLEY

Bukit Minyak, Tangkas Infinity , Juru, Semi- D factory, SALE, RM 3,660,000, 6b, BU12000sqf, LA6000-15500sqf, Pauline Wong, 0122313905, UP2813746

Batu Uban, The Sanctuary, Penang, Bungalow House, SALE, RM 4,500,000, 5+1r5b, BU5573sqf, Linda Yong, 012-313 0182, UP3336957

Ayer Keroh, Taman Saujana Heights, Bukit Katil, JPJ Melaka, Bungalow House, SALE, RM 1,616,350, 6+1r6b, BU6108sqf, LA6727sqf, Daniel Pow, 6019-228 3125, UP2248229

Bukit Mertajam, PERMAI VILLA, BUKIT MINYAK, 3-sty Terrace/Link House, SALE, RM 588,000, 5r4b, BU2727sqf, LA1538sqf, Frankie Soon, 012-473 6818, UP3307125

Bukit Mertajam, BM Utama, Twin Villas, SALE, RM 750,000, 5r4b, BU3400sqf, LA2988sqf, Chris Huah, 6014-308 8578, UP3085876

Georgetown, by the beach batu ferringhi, Condominium, SALE, RM 1,508,600, 3r2b, BU1243sqf, Michael Chan, 012-771 6362, UP3340707

Georgetown, No 1 Persiaran Gurney PG 1, Apartment, SALE, RM 1,510,000, 3r2b, BU1400sqf, Alice Chuah, 6016-411 6349, UP3334951

Ipoh, Ipoh condo, STARHUB SOVO Condo, Ipoh City Center, Condominium, SALE, RM 276,400, 1r1b, BU592sqf, Rebecca Heng, 016-545 6033, UP3335108

Johor Bahru, Bandar Selesa Jaya, Jalan Hang Kasturi, 2-sty Terrace/Link House, SALE, RM 400,000, 4r3b, BU2350sqf, LA24x80sqf, Yan Heng Lim, 6016-712 8033, UP3331710

Johor Bahru, Bukit Indah, 2-sty Terrace/Link House, SALE, RM 678,000, 3r3b, LA22x70sqf, Mei Soo, 6013-746 4408, UP3332512

Gelugor, Ashley Green, Semidetached House, SALE, RM 2,600,000, 5+1r5b, BU2950sqf, LA4700sqf, Steven Hng, 012428 5444, UP3321199

Gelang Patah, ujana Executive, Kota Iskandar Nusajaya, Condominium, RENT, RM 3,200, 2r2b, BU1190sqf, Annie Low, 6012-996 0970, UP2693759

Ipoh, Office, SALE, RM 5,800,000, Leong, 60122500710, UP3339079

Johor Bahru, Bukit Indah, 2-sty Terrace/Link House, SALE, RM 698,000, 3r2b, LA20x70sqf, Mei Soo, 6013-746 4408, UP3348588

Gelang Patah, BUNGALOW, Nusajaya , Bungalow House, RENT, RM 8,800, 6r5b, BU7000sqf, LA7000sqf, Tony kwek, 60168762297, UP2861137

Butterworth, Cassia Resort Condominium, Raja Uda, Condominium, SALE, RM 450,000, 4r2b, BU1130sqf, Michael Chan, 012-771 6362, UP3213783

Gelang Patah, LEISURE FARM BAYOU CREEK , ISKANDAR, Bungalow House, SALE, RM 3,600,000, 5+1r6b, BU4500sqf, LA7000sqf, KWEK, 0167516453, UP2683500

Georgetown, Semi-detached House, SALE, RM 6,300,000, 7r5b, LA10000sqf, MICHAEL, 0194455718, UP3330010

Bukit Mertajam, DELIMA EMAS CONDOMINIUM, JURU, Apartment, SALE, RM 359,300, 3r2b, BU1171sqf, Frankie Soon, 012-473 6818, UP3169132

Johor Bahru, Crescent Bay Suites, Apartment, SALE, RM 499,000, 2r, BU835sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2632424

Georgetown, Summer Place, 1313sqft, Condominium, SALE, RM 850,000, 3+1r3b, BU1313sqf, A.T.Chan, 016-417 0916, UP3214593

Johor Bahru, Setia Business Park II, Kempas, Semi- D factory, SALE, RM 4,300,000, BU9802sqf, LA16000sqf, Desmond Fong, 016-768 1822, UP3324448

Johor Bahru, Ehsan Heights, 2.5-sty Terrace/Link House, RENT, RM 1,600, 4r3b, BU3000sqf, LA24x65sqf, Tee, 60127079128, UP3334792

Johor Bahru, Grandview 360, Condominium, SALE, RM 666,056, 3r2b, BU1208sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2678829

| 117


CLASSIFIEDS SECTION

Johor Bahru, Impian Emas , Semi-detached House, SALE, RM 1,150,000, 4+1r3b, BU2700sqf, LA3200sqf, Neo, 016-715 5221 / 017-715 8140, UP2935894

Johor Bahru, Adda Height , Link Bungalow, SALE, RM 1,600,000, 6r5b, BU3300sqf, LA53x85sqf, Jermain Tee, 016-719 9723, UP3312996

Johor Bahru, Nusa Heights Nusajaya, Apartment, SALE, RM 430,000, 2r2b, BU750sqf, Steven Lee, 6012-790 8780, UP2684795

Johor Bahru, Kiara 1 , Austin Heights 2 , Cluster Homes, SALE, RM 1,100,000, 4+1r5b, BU2380sqf, Y.M. Liong, 012-763 0128, UP3295693

Johor Bahru, Jalan Rosmerah 4/xx Johor Jaya, Semi-detached House, SALE, RM 938,000, 5+1r3b, BU3200, Bernice Lim, 013788 7088, UP3268811

Johor Bahru, Semi-detached House, SALE, RM 1,400,000, 7+1r5b, BU5800sqf, LA9742sqf, Rizal Kamal, 0193055288, UP3309455

Johor Bahru, KAWASAN PERINDUSTRIAN TAMAN JOHOR, Factory, SALE, RM 16,000,000, 2b, BU30000sqf, LA108900sqf, FOYER REALTY, 6012-738 8000, UP3320141

Johor Bahru, KAWASAN PERINDUSTRIAN TAMAN JOHOR, Factory, SALE, RM 35,500,000, 3b, BU80000sqf, LA331056sqf, FOYER REALTY, 6012-738 8000, UP3320160

Johor Bahru, Laguna euro style lass condominium, Condominium, SALE, RM 1,650,000, 4r5b, BU2750sqf, Jack Loh, 6012-753 5944, UP3335062

Johor Bahru, Senibong Cove, Permas Jaya, 2-sty Terrace/ Link House, RENT, RM 4,500, 4+1r4b, BU2450sqf, LA2160sqf, Ismail Saleh, 60197903560, UP3284128

Johor Bahru, Molek service apartment, Apartment, SALE, RM 175,000, Studior1b, BU430sqf, Jack Loh, 6012-753 5944, UP3277655

Johor Bahru, Taman Century, Semi-detached House, SALE, RM 2,300,000, 5+1r3b, BU3000sqf, LA5355sqf, Landlink, 0187655623, UP3344747

Johor Bahru, THE PEAK, Serviced Residence, SALE, RM 633,000, Raymond Pui, 6016-778 4891, UP3212308 Johor Bahru, Scott tower Larkin, Apartment, SALE, RM 340,000, 3r2b, BU973sqf, Jack Loh, 6012-753 5944, UP2852754

Johor Bahru, Tropez Residences, Danga Bay, Serviced Residence, SALE, RM 700,000, 2r2b, BU1012sqf, LA1012sqf, Evanne Wan, 012-720 0481, UP3301914

Johor Bahru, Taman Rinting, 1.5-sty Terrace/Link House, SALE, RM 350,000, 3r3b, LA22x70sqf, Careen Yong, 010-766 6887/ 012-775 7156, UP3300992

118 |

Johor Bahru, taman seri pulai perdana, 2-sty Terrace/Link House, SALE, RM 400,000, 4r3b, LA18x65sqf, Danny Lim, 6012-538 1469, UP3113772

Johor Bahru, taman mount austin, 2-sty Terrace/Link House, SALE, RM 460,000, 5r3b, BU1540sqf, LA22x70sqf, Ray Khee, 010-880 7996, UP3289103

Jelutong, QUATTRO PRIMERA 6, BUKIT DUMBAR, Semidetached House, SALE, RM 2,500,000, 6r5b, BU3633sqf, LA3552sqf, Frankie Soon, 012473 6818, UP3196330

Johor Bahru, Taman Kebun Teh, Bungalow House, SALE, RM 1,200,000, 4r3b, BU4000sqf, LA8072sqf, KGV International Property Consultants, 07-224 2022, UP2883586

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

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


CLASSIFIEDS SECTION

Johor Bahru, TAMAN SRI skudai, 1-sty Terrace/Link House, SALE, RM 390,000, 3+1r2b, LA2300sqf, Ben Nyeow Shyh Yong, 6017-789 8293, UP3336567

Mantin, Bungalow land, Pajam, Nilai, Negeri Sembilan, Residential Land, SALE, RM 242,000, LA8,203sqf, Ooi, 0192130922, UP3298838

Kota Tinggi, Kota Tinggi Land, Agricultural Land, SALE, RM 23, BU4sqa, LA4sqa, Keng Wei Siau, 6013-986 6652, UP2188260

Sungai Ara, Reflections Condominium, Condominium, SALE, RM 830,000, 4r3b, BU1512sqf, Sunny Tse, 6016-421 6100, UP3329159

Nilai, Nilai Impian, 2-sty Terrace/Link House, SALE, RM 720,000, 4r3b, LA22x75sqf, Firdaus, 012-944 3098, UP2808813

Nusajaya, East Ledang, Semidetached House, SALE, RM 2,280,000, 4+1r5b, BU3300sqf, LA4050sqf, Patrick Yeoh, 0197732055, UP3337711

Nusajaya, Johor Bahru, Bungalow House, SALE, RM 7,000,000, 5r5b, BU10000sqf, LA17,813.6sqf, KGV International Property Consultants, 07-224 2022, UP2867944

Permas Jaya, Bungalow House, RENT, RM 19,000, 6+1r7b, BU5500sqf, LA8500sqf, Peter Wong, 6012-345 8420, UP3323418

Permas Jaya, D’ Ambience , Taman Permas Jaya, Service Apartment, SALE, RM 350,000, 2r2b, BU876sqf, Fiona Chan, 6016-781 0118, UP3301792

Pasir Gudang, Harvest Green@ Sime Darby, Link factory, SALE, RM 1,678,320, BU5329sqf, LA7283sqf, Desmond Fong, 016-768 1822, UP3247876

Pekan Nanas, Petrol Station Land, Commercial Land, SALE, RM 3,200,000, LA40000sqf, Pang, 0136000022, UP3295812

Seremban, Commercial Land, SALE, RM 28,500,000, LA5.46 acressqa, Lim, 60126311033, UP3297750

Seremban, Factory, RENT, RM 50,000, 3b, BU30000sqa, LA1.5sqa, Cheong, 0102568691, UP3311625

Sapphire 8, Bandar Seri Alam, 2-sty Terrace/Link House, RENT, RM 2,000, 4r3b, BU1897sqf, LA2240sqf, Arif, 0126736221, UP3261498

Setia Indah, THE CUARZO, Cluster Homes, SALE, RM 1,200,000, 5r4b, BU2500sqf, LA36x70sqf, Devin Teo, 6016761 0707, UP3289149

Simpang Ampat, Taman Merak, Simpat Empat, 1-sty Terrace/ Link House, SALE, RM 200,000, 3r2b, BU800sqf, LA1600sqf, Michael Chan, 012-771 6362, UP3223410

Setia Indah, Jln Nibong 41 Taman Daya, Taman Daya, Semi-detached House, SALE, RM 850,000, 4r3b, LA5000sqf, terren Chai, 6016-726 9588, UP3029656

Tanjung Bungah, 2 Permai, 3-sty Terrace/Link House, SALE, RM 2,800,000, 5+1r6b, BU3000sqf, Property Talk, 04227 9966, UP2694506

Tanjung Bungah, Bungalow House, SALE, RM 3,100,000, 4+1r3b, BU2781sqf, LA7324sqf, Alice Chuah, 6016-411 6349, UP3243096

Tanjung Bungah, 1 Tanjong Condominium, Condominium, SALE, RM 3,000,000, 4+1r5b, BU4760sqf, Steven Hng, 012428 5444, UP3321186

Tanjung Bungah, Bungalow House, SALE, RM 3,900,000, 4r5b, BU3800sqf, LA8100sqf, Alice Chuah, 6016-411 6349, UP3201143

Tanjung Bungah, Springtide Residences, Condominium, SALE, RM 6,000,000, 4r5b, BU5000sqf, Property Talk, 04227 9966, UP3302591

Pulau Melaka, Rica Residence, Serviced Residence, SALE, RM 544,000, 1r1b, BU585sqf, Tony Yong, 012-221 1666 / 012-216 7383, UP3323254

Tanjong Kling, Pavana Residence, Melaka, Condominium, SALE, RM 230,000, Studior1b, BU398sqf, Kelly Chong, 6012-601 6628, UP3235753

Kulai, iPark@Indahpura, Kulaijaya, Detached factory, RENT, RM 41,281, BU27521sqf, LA43560sqf, Desmond Fong, 016-768 1822, UP3342881

Nusajaya, HORIZON HILLS, Semi-detached House, SALE, RM 2,300,000, 4+1r5b, BU3200sqf, LA3600sqf, Ben Yo, 6012-766 3655, UP2257566

Port Dickson, Semi-detached House, SALE, RM 920,000, 3+2r4b, BU3400sqf, LA14500sqf, Joyce Ng, 012-618 9101, UP3343243

Skudai, Taman Sri Yacob, 2-sty Terrace/Link House, SALE, RM 300,000, 2r2b, BU1400sqf, LA14X54sqf, Yan Heng Lim, 6016-712 8033, UP3334098

Nusajaya, Semi- D factory, SALE, RM 4,500,000, BU11000sqf, LA19000sqf, KGV International Property Consultants, 07-224 2022, UP3260338

Masai, no 1 persiaran senibong , teluk senibong, Semi-detached House, SALE, RM 2,100,000, 4r4b, BU3780sqf, LA3780sqf, OY Chong, 6012-224 4776, UP3227335

Melaka Tengah, Taman Paya Rumput Perdana, Alor Gajah, Tesco Cheng, Paya Rumput, Bungalow House, SALE, RM 815,000, 5+1r5b, BU3288sqf, LA7340sqf, Daniel Pow, 6019-228 3125, UP3184907

Melaka Tengah, New Age Avenue @ Kota Laksamana, Kota Laksamana, Shop-Office, SALE, RM 1,900,000, BU9240sqf, LA22x75sqf, Aaron Ang, 6012-597 9277 / 6016-442 7796, UP2949872

Seremban, Green Street Homes, Green Street Homes , Semi-detached House, RENT, RM 2,500, 3r2b, BU2000sqf, LA3000sqf, Andrew Wong, 6012-727 9181, UP3299166

Nusajaya, NUSAJAYA SQUARE 2, NUSAJAYA SQUARE 2, SiLC, Shop-Office, SALE, RM 1,588,000, BU4618sqf, LA22 x 70sqf, Desmond Fong, 016-768 1822, UP2974842

Tanjong Tokong, Quayside Condominium, Apartment, SALE, RM 1,180,000, 1r2b, BU1137sqf, Alice Chuah, 6016411 6349, UP3253441

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