iProperty.com Issue 127 (September 2015) by iproperty.com

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Sept 2015

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127

COVER STORY

SPECIAL FOCUS

Agile Mont Kiara: A unique living experience

Transportation links that will revolutionise the way Malaysians travel

INTERNATIONAL NEWS & FEATURES

INVESTMENT DATA

Singapore News

Magnetic Melbourne

Property prices and gross yields of developments near the MRT 1 stations

Impact of amendments to Acts covering strata management to the industry Post GST changes: Impact on property market and investors Sabah and Sarawak: The next investment frontier

All illustrations and pictures are artistâ&#x20AC;&#x2122;s impressions only License number: 14101-1/08-2017/0737(L) Permit number: 14101-1/08-2017/0737(P)

Editor Roshan Kaur Sandhu

CEO’S FOREWORD

Head Of Creatives Angeline Lim Graphic Designers Jason Kwong Wing Wong Ad Operations Executive Nur Alia Ahamd Tamezi General Manager, Malaysia Loh-Lim Shen Yi Deputy General Manager (Media and Developer Sales) Jenn Adams Head of Developer Sales How Yong Kien Soon Deputy General Manager of Agent Sales Leon Kong Head Of iProperty TV Corey Weekes Managing Director and Chief Executive Officer Georg Chmiel Acting Chief Financial Officer Shiao Mae Chan Chief Information Officer Harmit Singh Head of Consumer Marketing & Brand Management Jonathan Adams International Correspondents Ee Von Ng and Leslie Lin

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 International Property: global@iproperty.com iProperty.com Malaysia Sdn Bhd (Johor) A-2-7, Pusat Komercial Bayu Tasek, Persiaran Southkey 1, Kota Southkey, 80150 Johor Bahru, Johor. 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.

All About The Rails When one talks about the upcoming Mass Rapid Transit (MRT) project that is currently under construction in most part of the city, one can’t help but complain about the traffic jams it has been causing. But the inconvenience is temporary and is for the betterment of the nation in the long run. The MRT is one of the largest infrastructure projects in the country and the Sungai Buloh – Kajang (SBK) Line is set to be completed in 2017 which will significantly improve the coverage of rail-based public transportation in the Klang Valley. The Klang Valley MRT Project was approved by the Government on 17 December 2010, followed by the approval of the Final Railway Scheme of SBK Line on 29 June 2011. But just how has the MRT impacted the property market? Has property prices increased? You can read all about it in the Special Focus section from page 50 onwards. While we are on the subject of nation, in conjunction with Merdeka and Malaysia Day, we have launched a social media campaign entitled #MalaysiaMyHome. It’s a campaign aimed at encouraging Malaysians and expats alike to tell us why they are proud to call Malaysia home. Visit www.malaysiamyhome.com to participate. Also, we are extremely excited to have launched the iProperty Goggles at our Home & Property Investment Fair last month at Mid Valley. Mah Sing Group was the first developer on board to showcase two of their developments, M’City and D’sara Sentral at the fair. More details on this can be found on page 24. Happy Malaysia Day and Happy Reading!

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 September 2015

Experts’ Views

CEO’S FOREWORD

10 EDITOR’S NOTE/HAPPENINGS

27 IMPACT OF AMENDMENTS TO ACTS COVERING STRATA MANAGEMENT TO THE INDUSTRY

Cover Story 14 AGILE MONT KIARA – A UNIQUE LIVING EXPERIENCE

29 SKVE & WCE: ENABLING AND SUSTAINING ECONOMIC PROSPERITY FOR SOUTHERN KLANG VALLEY

Featured Property

35 POST GST CHANGES: ITS IMPACT ON THE PROPERTY MARKET AND INVESTORS

18 BANDAR SERI ALAM

38 ISKANDAR MALAYSIA’S EASTERN CORRIDOR COULD BE GAME CHANGER FOR SUPPLY OVERHANG

The rise of a southern gem

Let’s Talk

Industry Update

20 LBS BINA GROUP BERHAD

Creating more options for home buyers

40 BLT: A ONE STOP SOLUTION FOR HOMEBUYERS AND INVESTORS

Featured Property

46 NETTING THE ILLEGAL PROPERTY AGENTS - BOVAEA

22 THE ENCLAVE AT PULAI SPRINGS RESORT – EXCLUSIVE SEMI-DETACHED HOMES AND BUNGALOWS

Special Focus

Events

50 5 KEY TRANSPORTATION LINKS THAT WILL REVOLUTIONISE THE WAY MALAYSIANS TRAVEL

24 iPROPERTY.COM LAUNCHED INNOVATIVE VIRTUAL REALITY PROPERTY SHOWROOM

54 DATUM JELATEK: A MARK OF DISTINCTION

25 iPROPERTY.COM AGENTS ADVERTISING AWARDS 2015: A SPLENDID NIGHT TO REMEMBER

58 ISKANDAR – HIGH SPEED RAIL LINK AND THE MEDINI ADVANTAGE

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CONTENTS September 2015

62 TRANSIT ORIENTED DEVELOPMENT: SHIFTING GEARS FOR THE FUTURE

98 INTERNATIONAL FEATURES – VIEWPOINT

Investment Data

102 INTERNATIONAL FEATURES – FEATURE

65 SHOULD YOU BUY PROPERTY NEAR THE MRT STATION?

Magnetic Melbourne

Buying a Residential Property in Singapore? Position Yourself Now!

104 INTERNATIONAL FEATURES – BRIEFS

70 SABAH & SARAWAK: THE NEXT INVESTMENT FRONTIER

106 INTERNATIONAL FEATURES – SHORTLIST

Featured Property

109 INTERNATIONAL FEATURES – LUXE

72 NATIONLINK GROUP FUELS HIGH STAKES IN SARAWAK’S PROPERTY SECTOR

Points of Interest

Going Down Under

Soo Chan collection for Poliform Italy

Property Investment Data 110 OREGEON PROPERTY CONSULTANCY

76 SHAREDA: WORKING TOWARDS A POSITIVE CHANGE 78 SHAREDA YOUTH: TAKING STEPS TOWARDS BETTERMENT

Regulars 114 NATIONAL HOUSE BUYERS ASSOCIATION

Featured Property

A look at Taman Desa

How effective is the new amendments to the HDA? Part 1

118 DATO’ JOEY YAP

82 MAKING HER MARK IN A MALE DOMINATED INDUSTRY

86 THE PALM CONDOMINIUM, KINARUT – A PICTURE-PERFECT SETTING

120 AGENTS’ VIEWS

90 PACIFICITY FUELLING SABAH’S VIBRANT GROWTH

126 AGENCY DIRECTORY

International Section

How Qi affects the eight different types of houses based on main doors (Part3)

Power Women

131 CLASSIFIEDS 144 SUBSCRIPTION

96 SINGAPORE - HAPPENINGS

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EDITOR’S NOTE Hi everyone, It’s great that you are checking out the latest in property and keeping yourself informed of new developments. Despite the economic and political challenges in the country, demand in the country’s real estate market has remained stable so far. It is such a privilege for me to be writing my very first note as editor of iProperty.com Malaysia to you. You are obviously someone who believes in looking for opportunities and I admire your positivity. After all, in the words of author, Vivien Greene, “life isn’t about waiting for the storm to pass, it’s about learning how to dance in the rain.” So to all Malaysians, Happy Malaysia Day. Let’s celebrate our beautiful country as we weather this passing storm together. This issue is certainly brimming with news that will get you looking at new investment possibilities like our report on game changing transportation links from property expert, Ho Chin Soon. In conjunction with the upcoming SHEDA Property Expo in Kuching, we have included a feature on Sabah and Sarawak that outlines promising investment opportunities. We also bring you a writeup on the impact of the amendments to the Strata Management Act 2013 to residential property owners. Catch details of BOVAEA’s recently launched campaign and learn how they will work with local authorities to curb bogus realtors in this issue too. There is also a complimentary copy of the iProperty. com Agents Advertising Awards (AAA) 2015 booklet attached which I am sure you will find useful. Lastly, do take note of our latest section on International News and I hope you will make the most of your read of this issue.

Roshan Kaur Sandhu Editor, iProperty.com Malaysia

HAPPENINGS Tropicana Heights unveils its new Central Park Tropicana Heights kicked off its very first 2-day ‘Summer Carnival’ to celebrate the completion of its stunning West Lake, which is a part of the 16-acre Central Park. The event attracted more than 1,500 participants who turned up to bask in the natural environment as well as took part in a plethora of exciting activities. Crowned by a canopy of trees and carpeted by fresh green grass, the Central Park is perfect for families to unwind, nurture bonds and create new memories. Ung Lay Ting, the head of marketing and sales said that the park is the biggest in Kajang and it is situated in the heart of Tropicana Heights. Ung added, “The park features a 750 meter linear lake, seamless pedestrian walkways, jogging tracks, bicycle tracks, its very own recreational and commercial hub, all of which are complemented by beautiful landscaping and parkland views. True to Tropicana’s eco-friendly vision, even the original trees have all been retained

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and transplanted into the green area.”The funfilled event offers activities for all ages, including scenic buggy and bicycle rides around the park, mug paintings, henna tattoos, face caricature and stirring bubble art demonstrations. A photo booth was also available to capture participants’ favourite moments and a special photo magnets were given away as a fun keepsake. Complimentary colour carnival treat stations were also set-up, offering variety of sweet treats including popcorns, snow cones and colourful candies.

HAPPENINGS Bandar Seri Coalfields – A jewel in the Sungai Buloh west growth corridor, Greater KL North As residential landed property prices escalated in established townships in the heart of Klang Valley, the market has seen home buyers moving to the northern growth corridor. Greater KL North comprising Shah Alam North, Puncak Alam and Sg Buloh are seeing rapid growth with a myriad of established developer making their way there. Termed by Ho Chin Soon as the ‘Sungai Buloh West’, this area is the next corridor of growth. Bandar Seri Coalfields by KL-Kepong Country Homes Sdn Bhd (KLKCH), is a 1,000 acres township located in Sungai Buloh. It is within KLK’s 6500acre estate in Sungai Buloh. Within this 1,000 acre freehold-township is a well-planned masterplan comprising mixed commercial and residential properties Strategically located in the myriad of major highways namely NKVE, LDP, LATAR, Guthrie Corridor Expressway (GCE) and also the Federal

Road 54 or the Jalan Kuala Selangor from Kepong/ Sungai Buloh, the accessibility to the township is an ease. With the Damansara – Shah Alam Elevated Expressway (DASH) in the pipeline, the accessibility will be further enhanced. With its first launch of the 22 x 75 feet double storey terrace house back in in 2011, to date KLKCH has delivered over 1,000 homes in Bandar Seri Coalfields. Senna Homes comprising 261 units of 20 x 70 feet double storey terrace homes will be completed in 1st quarter of 2016. Its Senna Homes has seen 96% sales to date.

SkyWorld shows off RM12 Million property gallery in Appreciation Night for partners conveniences. A mega mixed-development project covering 28 acres, SkyArena, Setapak aims to nurture a vertical community built around health and wellness and designed around a 9.4-acre multi-facility sports complex. With full completion slated for 2021, this mega-development will feature SOHO residences, a retail mall and commercial space, as well as a boutique hotel.

SkyWorld Development Sdn Bhd threw open the doors of its brand new RM12 million SkyWorld Property Gallery at SkyArena, Setapak on August 15, 2015. The night of glitz and glamour, catered to 500 of its business partners and employees. According to its Managing Director, Datuk Ng Thien Phing, the event was organised to show appreciation to their business partners and employees who have supported and contributed to the success of SkyWorld thus far. SkyWorld is now set for greater heights, namely Bennington Residences at SkyArena. This new development will feature 580 units of condominium residences built amid lush garden spaces and modern

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Datuk Ng added that SkyWorld aims to be the best urban sky living developer to elevate living experiences and community lifestyle to greater heights. One of the highlights of the evening was the runway which graced models showcasing an array of outfits embodying the essence and uniqueness of SkyWorld’s projects. SkyWorld owns prime landbanks in Setapak, Jalan Sentul Pasar, Bandar Baru Sentul, Taman Danau Desa, Bukit Jalil and Setiawangsa with potential gross development value totalling more than RM5 billion. SkyWorld’s Appreciation Night was hosted by celebrity Nadia Heng who is the former Miss Malaysia 2010 and emcee CK Lee with celebrities Cathryn Lee, Joanne Yew and Wilson Tan presenting as guests.

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COVER STORY | Agile Mont Kiara

AGILE MONT KIARA – A UNIQUE LIVING EXPERIENCE Savour the unique tastes of luxury living and bask in the comforts of affluence.

he affluent enclave of Mont Kiara in Kuala Lumpur is set to welcome yet another signature development amidst its already distinguished landscape of luxury condominiums, boutique residential enclaves and exclusive landed property. Agile Mont Kiara is a high-rise residential development spread across 10 acres of prime land and bears a gross development value of RM1.4 billion.

development offers discerning buyers the opportunity to own one of Kuala Lumpur’s most exclusive residences with an epic view of the city scape.

SIGNATURE RESIDENCES

Presenting spacious residences with a panoramic view of the surroundings, Agile Mont Kiara’s elegant residential units sport large glass windows for excellent cross ventilation and unhindered natural sunlight as well as an open layout concept that offers seamless living spaces.

Comprising 813 elegant residences, Agile Mont Kiara is set to offer the best in luxury living and contemporary style. Featuring top quality finishes and fittings, the

Targeted at the niche market, the developer is offering a 5% Bumiputera discount to eligible buyers.

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2 STERLING FACILITIES Agile Mont Kiara offers an inspiring array of in-house facilities that are spread across a 6-acre environment deck. Experience unparalleled luxury living at this exclusive development complete with a mesmerising sky deck, a private jogging track and a multi-tiered 24-hour security surveillance. The development boasts exquisite landscaping, an elegant foyer, and a stylish and contemporary façade.

AFFLUENT LOCALE Agile Mont Kiara is located in one of Kuala Lumpur’s most sought-after locale with a host of amenities and a flourishing urban centre featuring an unlimited selection of leisure, entertainment and F&B outlets. Mont Kiara presents a thriving night scene – one of the best in Kuala Lumpur – complemented by local and international dining houses, designer boutiques, eateries, cafes, pubs, nightclubs and entertainment outlets. Mont Kiara also has a good selection of exclusive shopping outlets such as 1Mont Kiara, Plaza Mont Kiara, Hartamas Shopping Centre and Publika Shopping Centre. Garden International School and Mont Kiara International School are also situated within a stone’s throw from the development. Taylor’s

1 Overview of Agile Mont Kiara* 2 Beautiful landscape within the development* 3 Grand entrance statement & entrance to car park* *All illustrations and pictures are artist’s impressions only

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COVER STORY | Agile Mont Kiara

University Hartamas campus is also several minutesâ&#x20AC;&#x2122; drive from the development. Mont Kiara is also home to several exclusive commercial hubs such as Solaris Dutamas and Solaris Mont Kiara as well as Hartamas Square. Mont Kiara is within a 10-minute drive to the central business district of Kuala Lumpur and other surrounding mature townships such as Bangsar, Damansara Heights, Petaling Jaya and Desa Sri Hartamas. The Kuala Lumpur Golf and Country Club and the Bukit Kiara Equestrian Club are approximately 5 minutes away from Agile Mont Kiara.

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4 Refreshing pool surrounded by lush greenery* 5 Unwind and relax on the sky deck* *All illustrations and pictures are artistâ&#x20AC;&#x2122;s impressions only

Mont Kiara is within a convenient distance to reputable healthcare centres such as the premier Pantai Medical Centre, Global Doctors Hospital, University Malaya Medical Centre and KPJ Damansara Specialist Centre. The development is easily accessible via several major highways and access roads that include the Sprint Highway, the Damansara-Puchong highway, the Jalan Duta-Sungai Buloh Expressway, the North-South highway and the Penchala Link.

ABOUT THE DEVELOPER Agile Mont Kiara is a signature development by Agile Property Holdings Limited, one of mainland Chinaâ&#x20AC;&#x2122;s leading integrated developers. The Groupâ&#x20AC;&#x2122;s thriving business interests include integrated residential community development and operations, commercial property investments, hotel development and operations, as well as property management services. The Group has won numerous international and national awards which include the Top 10 Comprehensive Strength of Chinese Real Estate Developers Award, the Fabulous 50 by Forbes Asia Magazine, Asian Top 50 Excellent Performance Companies by Business Week (USA) and Most Innovative Company in China by Fortune Magazine, among others. To learn more about the inspiring Agile Mont Kiara, visit www.agilemalaysia.com.my. For more information please contact 03-2630 8880.

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FEATURED PROPERTY | Bandar Seri Alam

THE RISE OF A SOUTHERN GEM UMLand presents two sterling developments in Iskandar Malaysia, capitalising on the excellent locale and robust macro-economic settings.

such as Tesco Seri Alam, fast food chains and drivethru services, the Regency Specialist Hospital, banking hubs, restaurants, eateries, the district police headquarters, and public transportation hub. Also within a convenient distance are four lush green parks and a lakeside front, whilst the Senai International Airport is only 30 minutes away. The Permas Jaya Golf Club is a 10-minutes drive from the development.

A shining star in the south, Bandar Seri Alam holds excellent potential for capital appreciation with its close proximity to the island city of Singapore and the keen interest of investors from the Singapore in the Malaysian property market. The township boasts excellent infrastructure and accessibility through various highways and access roads such as the Pasir Gudang Highway, the Eastern Dispersal Link (EDL), the Senai-Desaru Highway, the North-South highway and the Malaysia-Singapore Causeway.

2 Conceptualised to deliver all the trappings of urban living, Bandar Seri Alam in the southern growth corridor of Iskandar Malaysia in Johor presents two inspiring freehold residential developments namely Opal Residenz and Imperial Jade Residenz. Dubbed the “City of Knowledge”, Bandar Seri Alam is the largest fully integrated urban development with land spanning 3,762 acres in the Eastern Gate Development Zone of Iskandar Malaysia. The township takes pride in featuring four international schools including a Japanese School, Excelsior International School, Pegasus International School and Renown Academy. Also in the vicinity are premier universities, a junior college, an Art School, and 6 secondary and primary schools. Bandar Seri Alam is gradually progressing into an innovative niche education city. Situated just 18 minutes from the central business district of Johor Bahru, the township is surrounded by other mature residential enclaves, commercial business centres and retail hubs. Catering to the demands of modern living, Bandar Seri Alam is within a stone’s throw from various amenities

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OPAL RESIDENZ @ BANDAR SERI ALAM Bandar Seri Alam presents a gem – Opal Residenz – featuring 2-storey cluster houses and 2-storey semi-detached homes. Spread across 17 acres, units measure 32ft x 70ft and 32ft x 80ft with built-up sizes of 2,296 sq ft and 2,303 sq ft. The homes consists of 4 bedrooms and 3 bathrooms, and a drive way that can accommodate two cars parked side by side. Presenting spacious and elegant home designs, Opal has 174 units to offer discerning buyers. With two elegant layout designs Opal homes offer stylish facades and highly functional interiors that promote ample natural lighting and excellent cross ventilation. Set within a gated and guarded enclave Opal Residenz offers 24-hour security surveillance, key card access systems and trained security personnel. Targeted at upgraders, young families, investors, professionals and the business community, Opal Residenz is an ideal living option away from the hustle and bustle of city living, yet within a convenient distance to urban amenities. Launched in April 2015, the development is expected to be completed in April 2017. Prices range from RM950,800 for cluster homes, whilst semi-detached units are tagged from RM1,020,800.

IMPERIAL JADE RESIDENZ @ BANDAR SERI ALAM Spread across 29 acres of freehold land, Imperial Jade Residenz promises an opulent lifestyle in one of Johor’s best suburban enclaves. The development presents 241 two and three-storey terrace houses. With 4 fascinating design options, the homes measure 20ft x 65ft with built-up sizes ranging from 1,623 sq ft. Featuring 4 bedrooms and 3 bathrooms, Imperial Jade Residenz offers innovative interior layouts that are practical yet stylish. Bright airy living and dining areas flow smoothly into cosy bedrooms and friendly kitchen spaces. Surrounded by lush greenery, broad boulevards and a tranquil ambience, the development promises a safe living environment with trained security personnel, gated and guarded concept and key card access systems. Launched in April 2015, the development is scheduled for completion in July 2018. Highly affordable for first time buyers, the homes are priced from RM580,900 for double-storey units, whilst the three-storey units are priced from RM591,900. A 15% bumiputera discount and attractive rebates are offered by the developer.

IDEAL LIVING OPTION An ideal option for young families, professionals and investors, the development offers beautifully landscaped surroundings complemented by attractive recreational spaces, jogging tracks and a children’s playground.

Freddie Lee, Executive Director of Seri Alam Properties

name in the property development sector, UMLand today has a series of successful developments to its name such as Seri Bukit Ceylon, Suasana Bukit Ceylon, the Somerset Puteri Harbour waterfront boutiques residences, The Waves @ Puteri Harbour and UMCity Medini Lakeside, among others. Be one of the first to own one of Johor’s premier developments – contact 07-388 1111 or visit www.umland.com.my.

ABOUT THE DEVELOPER Opal Residenz and Imperial Jade Residenz are innovative developments by Seri Alam Properties Sdn Bhd, a subsidiary of the renowned property developer, United Malayan Land Berhad (UMLand). A trusted

1 Imperial Jade Residenz- Three Storey Terrace Houses 2 Imperial Jade Residenz- Double Storey Terrace Houses 3 Opal Residenz- Semi-D

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LETâ&#x20AC;&#x2122;S TALK | LBS Bina Group Berhad

CREATING MORE OPTIONS FOR HOME BUYERS LBS Bina Group Berhad pledges to continue developing sustainable lifestyle-oriented communities.

1 LBS Bina Group Berhad believes that strategic location, quality designs and growth potential are the keys to success for its developments. Managing Director of LBS Bina Group Berhad Tan Sri Lim Hock San recently spoke to iProperty.com about Groupâ&#x20AC;&#x2122;s latest developments and the plans for the rest of the year. Can you tell us about your latest developments? BSP21, Bandar Saujana Putra BSP21 is a serviced residence located in the selfcontained township, Bandar Saujana Putra which is nearby Puchong. It will be the first high-rise residential development to incorporate the most extensive range of lifestyle-inspired recreational facilities in Bandar Saujana Putra for property buyers and investors.

Tan Sri Lim Hock San, Managing Director of LBS Bina Group Berhad

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Midhills, Genting Permai Midhills at Genting Highlands is a mixed-development located on a 5-acres land in Genting Permai. It offers an integrated development of three-blocks of serviced apartments and a hotel. The development

gyms, pools, gardens and playgrounds. SkyVilla is close to various commercial centres; easy access to LDP, SKVE-SILK, MEX, ELITE, KESAS and the Federal Highway. What are your latest achievement and awards? The LBS Group has clinched 3 awards under its belt at the prestigious regional property awards, Asia Pacific Property Awards (APPA) 2015. The award celebrates one of the highest levels of achievement by companies operating in all sectors of the real estate industry in the region on a high international standard.

BSP Township: Five Star Best Development Marketing, Malaysia Barrington Homes: Five Star Best Architecture Single Residence, Malaysia BSP21: Highly Commended Apartment, Malaysia. What are your plans for the rest of 2015? This year is indeed a challenging year for the property industry due to the market sentiment. LBS Bina Group’s strategy is to continuously offer properties which are affordable with good value and ensuring capital appreciation. In keeping with our values and understanding our customers, LBS Bina Group offers various types of developments with easy access, strategic locations and fast maturing townships appeal which suit the market needs as well as the potential of generating very good capital appreciation such as:

3 offers a unique concept designed as a sanctuary amidst natural tranquil elements and carefully planned facilities inspired specifically with wellness in mind. Midhills even provides areas for a lively entertainment hub.

Affordable range: BSP21 at Bandar Saujana Putra, Magma Garden at Bandar Putera Indah, Batu Pahat. Medium range: Desiran Bayu at Puchong, SkyVilla at D’ Island Residence, and Midhills at Genting Permai. Luxurious: Corallia at D’ Island Residence, Barrington Homes at Cameron Golden Hills. 1 2 3 4

BSP21 Aerial view (night) D’ Island Residence - SkyVilla D’ Island Residence - Corallia Genting Permai - Midhills

Corallia, D’ Island Residence Corallia is a double-story semi-detached home development in the D’ Island Residence, Puchong. With a lofty 14-feet ceiling, Corallia provides homebuyers a resort-living lifestyle within the cityscape. Homeowners will enjoy the cool breeze, scenic water surroundings and romantic sunset view in D’ Island Residence. SkyVilla, D’ Island Residence SkyVilla is the first condominium project set within the picturesque and landscaped enclave of D’ Island Residence, Puchong - an island-themed master development embraced by calm lakes. There are over 30 facilities including multi-purpose courts,

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FEATURED PROPERTY | The Enclave At Pulai Springs Resort

THE ENCLAVE AT PULAI SPRINGS RESORT – EXCLUSIVE SEMI-DETACHED HOMES AND BUNGALOWS The latest project by Pulai Springs Resort Berhad, The Enclave is a boutique development with a cosmopolitan edge. Pulai Springs Resort in Johor Bahru by Pulai Springs Resort Berhad has always been proud of its status as the World’s Best Leisure Resort Development as accorded by the International Real Estate Federation (FIABCI). The Enclave, a freehold boutique development is the latest project by Pulai Springs Resort Berhad. Nestled within the lush, green surroundings of Pulai Springs Resort, a luxurious golf and recreational resort in Johor Bahru, privileged homeowners can enjoy a peaceful and serene living environment. With only 33 beautifully designed semi-detached homes and bungalows, The Enclave offers low-density living at its finest. The development features 2-storey and 3-storey semidetached homes and bungalows boasting 7 design options with sprawling built-up sizes. Ranging from 4,129 sq ft to 6,541 sq ft, the development comprises of 4+1 to 6+1 bedroom units with attached bathrooms. UNIQUELY DESIGNED Designed by renowned architectural firm using quality materials and finishes, each home at The Enclave is meticulously designed featuring dual roof concept

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and double layer brick wall system to create a cooler, breezier and more energy-efficient living space. Surrounded by mature trees and gardens, residents of these architecturally designed green homes can look forward and be mesmerized by the lush fairways of Pulai Springs Resort. EXCELLENT AMENITIES The Enclave also offers all the comforts and luxury of a modern lifestyle with a multi-facility clubhouse including a well-equipped gymnasium, swimming pool with a kid’s pool, multipurpose hall and a playground all within a 24-hour guarded community. CONVENIENT LOCATION While The Enclave offers that “away-from-it-all” feeling, it is well connected with two major airports, four seaports and a coastal highway close by. This residential haven is only a stone’s throw away from Senai International Airport, Johor Premium Outlets, AEON shopping mall, the Customs Immigration Quarantine (CIQ), Johor State New Administrative Centre, Kota Iskandar and Puteri Harbour, Nusajaya. This securely guarded community is also just a short drive to several world-class educational institutions,

4 renowned healthcares and wellness facilities and two international theme parks - Legoland Malaysia and Hello Kitty & The Little Big Club, Nusajaya. ABOUT THE DEVELOPER The Enclave is developed by Pulai Springs Resort Berhad, which is also the name behind other notable developments such as the award-winning Pulai Springs Resort, Cinta Ayu Resort Apartments and The Anugraha Boutique Hotel in Johor Bahru. To be tentatively ready by 2017, prospective owners may visit the The Enclave Property Sales Gallery located at the lobby of Pulai Springs Resort, 20km, Jalan

Pontian Lama, 81110 Pulai, Johor. For further details please contact the sales office at +607 521 2121 or email info@theenclave.my or visit www.theenclave.my.

Mr. Lew Hoy Kong (second left), General Manager of Property Division, Pulai Springs Resort Berhad with Mr. Sunny Soo (middle), General Manager of Pulai Springs Resort and the Sales & Marketing team of The Enclave 2 Guarded community with clubhouse facilities* 3 Aerial view of The Enclave overlooking lush, green surroundings* 4 Beautifully crafted homes with dual roof concept & double layer brick wall system* *Artist impression

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A Splendid Night to Remember! | EVENT

A SPLENDID NIGHT TO REMEMBER! The iProperty.com Agents Advertising Awards (AAA) 2015 gave recognition to achievers in the real estate industry and uplifted the awardees to perform greater.

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Impact of Amendments to Acts Covering Strata Management to the Industry | EXPERT’S VIEWS

IMPACT OF AMENDMENTS TO ACTS COVERING STRATA MANAGEMENT TO THE INDUSTRY The Strata Management Act 2013 came into force affective 1st June 2015. The main reason for this Act is to ensure that the application for strata titles, the management of buildings and the issues involved would be eased. Chris Tan, Founder and Managing Partner of Chur Associates highlights some of the new changes in the Act at a recent event organized by REHDA Institute. Chris Tan opened his presentation with introduction of the 3 Amended Acts as listed below:

mislead the consumer as required by the amendment made.

• Housing development (Control and Licensing) (Amendment) Act 2012 (HDDA 2012)

Secondly, he raised the amendments made in the area of Housing Development Account in the area of Manner of Deposit.

• Strata titles (Amendment) Act 2013 (STAA 2013) • Strata Management Act 2013 (SMA 2013) Before continuing, he clarified that the focus of his presentation would be on residential property which he defined as a building for dwelling purposes. He pointed out that SOHOs and serviced apartments are also part of the residential property. He said that the amendments were specific to properties with strata titles. He briefly explained that strata titles covered buildings on a piece of land that is fenced and has a single entry. It consisted of a main parcel although it may include areas which cannot be owned known as common property. Strata titles also cover commercial and mixed developments. He explained that there are 2 types of strata titles i.e. vertical and horizontal and elaborated that horizontal referred to developments where every part of a building has contact with the ground. He then detailed the 2015 Amendments and their area of coverage beginning with the Housing Development Act (HDA) 2012. Firstly, he highlighted amendments to in the area of Control and Licensing. They covered Schedules G/H/I/J as well as developer’s license and advertisement. He specifically drew the audience attention to advertising messages and stressed on the importance of using precise language that does not

He then proceeded to present the 2015 Amendments to the Strata Management Act (SMA) 2013 which were made firstly in the area of maintenance and management and covered outline compliance forms for management body and the procedures for defects and inter-floor leakage. Secondly they made in the area of Strata Management Tribunal to cover provisions on establishment, rules and procedures governing Strata Management Tribunal. He did not elaborate on the amendments to Strata Title Act (STA) 2013 (as it is more in the realm of the Surveyor) except in reminding the amendments to all 3 Acts were effective from 1st June 2015. He also highlighted their geographical areas of applicability as follows: HDAA 2012 Peninsular Malaysia only STAA 2013 (except section 22) Peninsular & SMA 2013 Malaysia & Federal Territory of Labuan He identified the 7 areas of a Housing Developer that will be impacted by these new Amendments. The areas are as follows:

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EXPERT’S VIEWS | Impact of Amendments to Acts Covering Strata Management to the Industry 1. Planning 2. Cash flow 3. Commercial Decisions 4. Marketing Strategy 5. Timing 6. Liabilities 7. Property Management He then explained briefly the effects to each of the areas.

PLANNING He shared a flow chart (as per below) to show the changes to operations moving forward.

Amendments as detailed below: • Restrictions in the advertising permit; • To strictly follow the schedule of payment for 10% deposit

TIMING Chris also highlighted the specific timings as listed below that should not be overlooked. • Filing of Schedule of Parcels; • Issuance of APDL before and after 1st June 2015; • Application for Certificate of Proposed Strata Plan and subdivision; • Execution of MOT (not yet effective); • Statutory termination and abandonment.

LIABILITIES He then presented the liabilities, as shown below that a developer as well as the members of the JMB/MC could face in the event of non – compliance of these Amendments.

CASH FLOW In the area of cash flow, the required compliances of HDAA 2012 are as follows: • Increase of HDA deposit; • Permitted Redemption; • No incurring of late interest on Government financial facilities • Common Property Defect Account; • Revision to the third schedule in Schedule G and H.

COMMERCIAL DECISION When the Developer making a commercial decision, he advised the following factors be considered: • Commitment of shared units; • The need to ensure there is no delay in launching due to unfruitful sales – “6 months” delay term; • The Redemption sum under HDAA 2012. • Review of Bridging financing strategies.

MARKETING STRATEGY

HDAA 2012

STAA 2013

SMA 2013

Fine

RM50k < x < RM250k

< RM100k

< RM250k

Imprisonment; or

3 years

Both

Yes

PROPERTY MANAGEMENT The key management obligations that must be addressed in relation to these Amendments are listed as per below: • Strata Management Tribunal; • Higher liabilities of Developers, JMB and MC; • Limited tenure of committee members; • Prescribed by-laws vs DMC; • Enforcement on defaulting proprietors; • Corporate representative vs Proxy; • Inter-floor leakage; • Sub Management Corporation and Limited Common Property; • Appointment of Non-licenced property manager

Chris stresses the 2 key areas under the marketing strategy that will need special attention given the

DISCLAIMER: The opinion stated in the article is solely of 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.

28 |

SKVE & WCE: ENABLING AND SUSTAINING ECONOMIC PROSPERITY FOR SOUTHERN KLANG VALLEY James Tan, Associate Director of Raine & Horne International

Peninsular Malaysiaâ&#x20AC;&#x2122;s network of wellmaintained highways is a boon to industries. These highways link major growth centres to seaports and airports throughout the peninsula and provide an efficient means of transportation for goods. The South Klang Valley Expressway (SKVE) and The West Coast Expressway (WCE) are clear examples.

Source: SKVE Holdings Berhad (http://www.skve.com.my/expressway/)

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EXPERT’S VIEWS | SKVE & WCE: Enabling and sustaining economic prosperity for Southern Klang Valley The South Klang Valley Expressway (SKVE) serves as a major expressway from the North South Expressway to Putrajaya, Cyberjaya, Telok Panglima Garang, Pulau Carey and to Westport in Pulau Indah. The West Coast Expressway (WCE) is a planned highway that will be built on the west coast of Peninsula Malaysia with will connect Taiping, Perak to Banting to Selangor.

Source: Raine & Horne

ITEM

PROJECT

LOCATION

STATUS

TENURE

Excellent Technology Park I

KlangKaparMeru

Completed

Freehold

Excellent Technology Park II

KlangKaparMeru

Under Construction

Freehold

Excellent Technology Park III

KlangKaparMeru

Under Planning

Freehold

Sungai Puloh Technology Park

Sungai Puloh

Completed

Freehold

Bandar Rimbayu (Scarlet)

Teluk Panglima Garang

Under Construction

Leasehold

Bandar Rimbayu (Periwinkle)

Teluk Panglima Garang

Under Construction

Leasehold

Bandar Rimbayu (Chimes)

Teluk Panglima Garang

Under Construction / Complete

Leasehold

Bandar Rimbayu (Perennia)

Teluk Panglima Garang

Under Construction / Complete

Leasehold

Bandar Rimbayu (Perennia)

Teluk Panglima Garang

Under Construction

Leasehold

Bandar Tasik Puteri (Garden Heights)

Rawang

Under Construction

Leasehold

Bandar Tasik Puteri (Seiring East)

Rawang

Under Construction

Leasehold

Bandar Tasik Puteri (Acacia Park)

Rawang

Under Construction

Leasehold

Source: Raine & Horne

30 |

iProperty.com editor, Roshan Kaur Sandhu met with James Tan, Associate Director of Raine & Horne International who shared his thoughts on why the SKVE and WCE will improve access to some townships which in turn help increase labour mobility, enabling economies of scales and help attract inward investments.

TYPE

UNIT

STOREY

DEVELOPER’S LAUNCHED PRINCE (RM/ UNIT)

AVERAGE BUILD UP SIZE (SQF)

AVERAGE LAND SIZE (SQF)

LAUNCH DATE

EXPECTED COMPLETION DATE

REMARKS

DEVELOPER

Newly Completed /Launched Development Serviced apartment and condominium

Semi Detached Factory

13,320 16,864

20,402 29,760

2012

2014

Klanggroup

Semi Detached Factory

3.5

From 3,800,000

13, 740 24,651

21,240 36,488

2014

2016

Under Construction

Klanggroup

Semi Detached Factory

14,616 14, 674

18,841 29,518

2015

2017

Klanggroup

2.5

1,900,000 2,200,000

5,801 7,190

7,879 10,903

2013

2015

Completed

Klanggroup

IJM Land

2016 April

IJM Land

Semi Detached Factory 2 Storey Terrace House

110

996,000 1, 560,000

1,680 1,800

2 Storey Link Semi Detached House (Semi Detached Cluster)

464

1, 100,000 1, 600,000

2,240

2 Storey Terrace House

526

636,000 1, 400,000

1,650 1,800

2015 March

Project Newly Completed

IJM Land

2 Storey Terrace House

484

717, 000 1, 400,000

1,760 1,920

2015 June

Project Newly Completed

IJM Land

2 Storey Terrace House

231

1, 120,000 1, 150,000

1,725 1,840

2018 February

Under Construction

IJM Land

2 Storey Terrace House

From 521,011

2,214

1,500

2016 September

Under Construction

Low Yat Group

2 Storey Semi Detached House

3,173

3,200

Under Construction

Indah Jaya Development Sdn Bhd

2 Storey Terrace House

215

2,067

1,440

Under Construction

Low Yat Group

1. Since the SKVE was built, small pockets of development have been planned along the highway. Do you know any of these developments? There are some smaller housing schemes around the interchange near Banting. Most of the projects are in the bigger townships like Rimbayu (formerly known as the Canal City project) by IJM Land Berhad,

the D’Island Residence by LBS Bina Group and of course the numerous residential and apartment developments in and around Cyberjaya. 2. Some experts have commented that the expansion of the SKVE to the existing major highways, namely Putrajaya, Cyberjaya, KL International Airport,

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EXPERT’S VIEWS | SKVE & WCE: Enabling and sustaining economic prosperity for Southern Klang Valley Sepang F1 Circuit, Carey Island, West Port, NorthSouth Expressway, Silk Road, NSE Central Link, would further stimulate commercial and residential developments in the southern corridor of the Klang Valley. Do you agree with this? If yes, please state the reasons. Yes, I fully agree with this. This is because - firstly, it will greatly enhance the accessibility by reducing the travelling time from the Westport which is one of the major shipping gateways to the various parts of the Klang Valley. The SKVE is connected to various other

PRICE TREND OF 1 1/2 STOREY TERRACE FACTORY

Year

Pulau Indah Industrial Park

Bandar Bukit Puchong

Kota Kemuning Industrial Park

2004

300,000

2005

400,000

2006

450,000

2007

500,000

2008

700,000

2009

275,000

400,000

800,000

2010

260,000

700,000

850,000

2011

265,000

750,000

900,000

2012

400,000

1,000,000

1,100,000

2013

410,000

1,200,000

2014

430,000

1,450,000

1,300,000

2015

470,000

1,600,000

1,400,000

Source: Raine & Horne

PRICE TREND OF INDUSTRIAL LOT ALONG SKVE

Year

Pulau Indah Industrial Park

Kota Kemuning Industrial Park

2002

2003

2004

2005

2006

2007

2008

2009

2010

2011

150

2012

180

2013

230

2014

250

Source: Raine & Horne

PRICE TREND OF AGRICULTURE LAND ALONG SKVE

Year

Jenjarum

Pulau Carey

SYIT 115C SYIT 115D

32 |

SYIT 108C - SYIT 108D

Telok Panglima Garang

2006 2007 2008

Source: Raine & Horne

SYIT 116A, 116B, 116C, 116D

0.95

2009

2010

2.2

2011

2012

2.3

3.5

24.3

2013

2.5

2014

7.5

2015

7.5

2016

highways such as the WCE which is under construction, the north south central link that links to KLIA, the Lebuhraya Damansara-Puchong (LDP) which links to Kajang/Semenyih and the Maju Expressway that links to KL city centre. This is will inevitably reduce travelling time and accessibility is greatly enhanced and improved.Â Secondly, with improvement in accessibility, areas which were once not accessible has become accessible. This will encourage all types of development especially residential and some industrial. Perhaps the

Source: Raine & Horne

main benefactors of this highway are the existing and ongoing residential/industrial development projects like Rimbayu, Saujana Putra, Dâ&#x20AC;&#x2122;Island, the industrial areas around Telok Panglima Garang, Cyberjaya, Bandar Bukit Puchong, 16 sierra, Meranti Jaya area and Â Putra Perdana to name a few. Thirdly, we have observed that the prices of industrial and agricultural lands around the Telok Panglima Garang and Tanjung 12 areas have increased significantly since the construction/completion of this highway.

Source: Raine & Horne

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EXPERT’S VIEWS | SKVE & WCE: Enabling and sustaining economic prosperity for Southern Klang Valley

Source: Raine & Horne

3. How will the nine strategic interchanges along the highway, namely Uniten, Putra, Wetlands, SKVE, SKVE Saujana Putra, West Coast Highway (WCE), Tanjung Dua Belas, Teluk Panglima Garang and Pulau Indah affect connectivity in the Klang Valley? These interchanges have helped opened up areas that we once deemed inaccessible and distant by improving connectivity. As a result, the prices and values of these lands and properties around these interchanges have increased quite substantially and will likely to continuously increase. For example, the LDP that was completed in late 90’s opened up the whole area of Puchong right up to Cyberjaya/Putrajaya/Kajang. The accessibility improved tremendously as people did not mind paying that initial RM1 toll to save so much time. The Shah Alam Expressway(KESAS) has boost the developments of housing schemes/townships like Kota Kemuning/Bukit Rimau/Bandar Botanic which were once estates that didn’t have any potential in terms of development. This has also indirectly enhanced the popularity of Westport. This is history repeating itself.

Source: Raine & Horne

4. The WCE from Banting in Selangor to Taiping in Perak will provide an alternative route for users of the North-South Expressway (NSE). Will residential or commercial developments near these 2 highways (WCE & SKVE) be the next hotspot in the future? If yes, could you highlight these areas? Yes, they will certainly be the next hotspot for property development. The areas with potential are those around the interchanges like Bandar Mahkota, Banting, Morib, Kuala Langat, Sitiawan, Manjung, Teluk Intan, Lumut and Bagan Datoh. The values and prices of these areas will likely to increase as accessibility is greatly enhanced. Tourism will increase especially in Pangkor Island and Telok Intan. Some of these ‘sleepy’ hollows will definitely receive the much needed boost. There will likely be room for more hotels as it is ‘easier’ to go to Pangkor Island and Sitiwan with this new highway. The WCE will also help reduce traffic congestion along the North South Highway especially during festive seasons.

DISCLAIMER: The opinion stated in the article is solely of James 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.

34 |

Post GST Changes: Its Impact On The Property Market And Investors | EXPERTâ&#x20AC;&#x2122;S VIEWS

POST GST CHANGES: ITS IMPACT ON THE PROPERTY MARKET AND INVESTORS Fennie Lim, Tax Executive Director of Crowe Horwath KL Tax Sdn Bhd comments on the overall impact of the post-GST changes in Malaysia and highlights the latest GST treatments for investors. The introduction of the new GST, which saw a 6% levy imposed on most transactions has contributed to a drop in the real estate industry. While house sales are exempt from the GST, factors contributing to housing prices such as labour and materials used in construction are not. Fennie Lim, Tax Executive Director of Crowe Horwath KL Tax Sdn Bhd comments on the overall impact of the post-GST changes in Malaysia and highlights the latest GST treatments for investors at the recent property convention organized by Wealth Mastery Academy.

Fennie Lim, Tax Executive Director of Crowe Horwath KL Tax Sdn Bhd

She shared some basic information about the GST. She explained the reason for its implementation by presenting the Malaysian Budget from 2013 to 2015 and highlighting that it has been in deficit by over RM30 billion each year. She explains that GST serves as an important source of revenue for the government. According to the Government Budget 2015, direct tax provides the Government with the largest portion of its revenue i.e. about RM135 billion while GST, which is a form of indirect tax is expected to raise over RM40

| 35

EXPERTâ&#x20AC;&#x2122;S VIEWS | Post GST Changes: Its Impact On The Property Market And Investors billion. Over RM23 billion of GST is expected to be collected by end of year 2015.

which means that suppliers do not collect any output tax but are required to pay input tax, hence increasing their costs.

GOODS & SERVICES CATEGORIES Fennie continued by elaborating on the impact of GST on prices. She said that all goods and services pass through the supply chain before they reach the consumer. There are different parties in the chain and that each party pays GST for the services received resulting in the price increasing at each point until it finally reaches the consumer. She clarified that GST or output tax is only payable on 1 category of goods and services known as Standard Rated Supplies. The remaining 3 categories of supplies are identified as Zero Rated Supplies, Exempt Supplies and Outof-Scope Supplies, each of which do not require the payment of GST. For each of the categories, examples of goods and services affected are as shown below: Although the categorization appears well defined, there are complications within the system that can cause confusion. She cited the example of chopped chicken, which is not taxable but chicken chop on the other hand is. In the case of Zero-Rated Supplies, consumers will not be required to pay any tax. Although the same applies for Exempt Rated Supplies, consumers may experience an increase in the cost of these items as materials related to the production of these items or services that support the delivery of these items are very likely to fall under the Standard Rated Supplies categorization and are hence taxed. She said that residential property, which falls under this category although not taxable has seen an increase in prices.

COSTS INCREASE Fennie then raised the question of GST increasing the cost of supplies and used the concept of output and input tax to explain the issue. She said that based on the basic GST process, there are two taxes applicable to every supplier i.e. output tax collected from customers and input tax which the supplier is required to pay on the business purchasers made. Depending on the volume of customer transactions and the business purchases, a supplier may be in a position of either having to pay tax if his output tax is higher than his input tax or receiving a refund from the government if his input tax is higher than his output tax. Suppliers providing products or services that fall into the Exempt Rated Supplies category or the Out of Scope Supplies category do not collect tax and are generally not eligible for input tax claims. She pointed out that the residential property market was unfortunately in the Exempt Rated Supplies category

36 |

PRICE INCREASE She next highlighted the common frustration of having the price of good and services increase by more than 6% post GST implementation. She said that most price increases can be justified by either increased costs in production and delivery, and in complying with GST legislation. However the third reason for the increase in prices is clearly profiteering. In almost every category of Goods & Services, consumers experienced price increases. She detailed how the increase occurs as shown in the example below.

Category

Products & Supplies

Standard Rated Supplies

All products and supplies not categorized in the other 3 categories

Zero Rated Supplies

Meat, rice, vegetables, exports

Exempt Rated Supplies

Public transport, residential houses, interest

Out of Scope Supplies

Government fees, dividends, fines

Applicability of GST

1. GST – 6% (only in the case of Standard Rated Categories Supplies) 2. Extra costs to suppliers due to unrecovered GST – 4% (only in case of Exempt Rated and Out Of Scope Supplies Categories)

business and receives an annual income of more than RM500,000 is required to pay tax. For the property sector, business is defined as having ownership of more than 2 commercial properties, having more than 1 acre of land or supplying the license to occupy, lease, rent or easement that earns him an annual turnover that exceeds RM500,000.

3. GST compliance cost – 1% (in all categories) 4. Profiteering increase - possibly 5% ( In any of the categories) This results in a minimum of 5% increase in price to the consumer.

Fennie also took time to highlight other factors that have an impact on the property market. She identified Real Property Gains Tax (RPGT) as the most significant factor and shared the current rates imposed. Fennie was quick to add that the government’s policy on RPGT has changed every year since 2007 and investors should be prepared for changes in the coming year.

OVERALL IMPACT OF GST Fennie commented that the implementation of GST has increased prices of goods and services before moving to the direct impact of GST on the property market. The increase in prices has decreased overall demand. This decrease is being further fuelled by the weakening ringgit.

Other factors that have contributed to the slowdown in the property sector include the imposition of the minimum price of RM1 million for purchases by foreigners, the discontinuation of the Developer Interest Bearing Scheme (DIBS) and the requirement for greater transparency on sale prices.

IMPACT ON PROPERTY SECTOR

CONCLUSION

Specific to the property sector, Fennie explained that in the pre-GST period, the property sector enjoyed a higher margin, which she attributed to factors such as low land cost, low interest, economies of scale as well as good product branding and pricing strategy. She assured property investors that even in the present state of the economy there is an opportunity to enjoy normal margin on property prices. She explained that factors such as the 6% GST, unrecovered GST, GST compliance costs, sales tax not flowing through and profiteering could all contribute to a price increase. This scenario she explained i s especially applicable t o landed property. She stressed that in her 23year career, she has yet to see landed property prices fall. She also assured investors that a price cut is unlikely except in the event of a natural disaster or in other extraordinary circumstances.

Fennie advised property investors to critically evaluate factors such as determining their purchase intention as long or short term as well as reviewing their risk appetite, financial means, the frequency at which they make property transactions and rental income potential before committing to an investment.

LATEST GST TREATMENTS FOR INVESTORS Fennie also elaborated on the latest GST treatments on property investors. She highlighted that Section 20 of GST Act specifies that any individual that conducts a

| 37

EXPERT’S VIEWS | Iskandar Malaysia’s Eastern Corridor Could Be Game Changer For Supply Overhang

ISKANDAR MALAYSIA’S EASTERN CORRIDOR COULD BE GAME CHANGER FOR SUPPLY OVERHANG Developments in the eastern corridor will hopefully help to absorb the supply of homes coming on-stream and solve housing woes among Johoreans. - BY KHALIL ADIS Iskandar Malaysia’s eastern corridor is poised for the next phase of economic growth as various developments are being planned in the pipeline to ensure that the spillover impact is more evenly distributed so as to benefit Johoreans and give the property sector a much needed boost. Home to the largest oil & gas project in Pengerang as well as manufacturing and port industries in Pasir Gudang, the centre of gravity appears to be shifting away from Nusajaya and Johor Bahru as more jobs are expected to be created from two major projects in the eastern corridor. In Pasir Gudang, a new mixed use development by UMLand called Taman Seri Albion was announced in September last year by the current chief minister of Johor Dato’ Mohamed Khalid Nordin. Dato’ Nordin is currently the area’s MP. The development within his stronghold is expected to create 12,100 jobs for Johoreans with 865 units of affordable housing to be built by 2018. Over in Pengerang, Malaysia’s largest oil & gas hub is being developed under the RAPID project undertaken by Petronas. This RM70 billion project spanning 2,000 hectares has already created 40,000 jobs in the construction industry, 400 jobs for engineers and a further 4,000 jobs for trained technical staff. Dato’ Nordin had noted that Taman Seri Albion project is in line with the state government’s vision to see Johoreans thrive in businesses as a result of its economic spillover as well as from the oil and gas industries in Pengerang.

DRAWING IN INVESTMENTS IN THE MANUFACTURING SECTOR EQUALS DEMAND FOR HOMES Since Iskandar Malaysia’s inception in 2006, the manufacturing sector is a force to be reckoned with

38 |

and has continued to be a major contributor to its economic growth. According to data from Iskandar Regional Development Authority (IRDA), from 2006 to March 2015, the region has attracted about RM166.1 billion worth of investments. Of this, majority of the investments (RM50.82 billion) are in the manufacturing sector followed by the residential property sector (RM40.06 billion). The data suggests that there is a strong correlation between drawing in investments in the manufacturing sector and demand for residential properties. Therefore, it is not surprising that this is an important sector for Iskandar Malaysia’s success as it has helped create jobs for both locals and foreigners, which has continued to lead the demand for properties.

ECONOMIC SPILLOVER IMPACT That appears to be the game plan in Pasir Gudang for Taman Seri Albion. Measuring 347 acre, the township will be developed by Tentu Teguh Sdn Bhd, a whollyown subsidiary of UMLand. Its first phase project is a business park that will comprise 89 units of terrace, cluster and semidetached factories with a built up size from 3,276 sq ft to 14,532 sq ft. Called Dover Business Park, its estimated pricing will start from around RM300 per sq ft with an estimated gross development value (GDV) of RM 178 million. “The township will change the investment landscape here. It is a step in the right direction considering it is a mixed use development with affordable housing for Johoreans,” Dato’ Nordin said at the ground breaking ceremony, UM Land’s third township in Iskandar Malaysia and its fourth in Malaysia.

The business park’s target markets will be Malaysian and Singaporean small and medium sized enterprises which are involved in industries such as food and beverage production, garment manufacturer, printing and packaging, electronics, storage and warehousing, services, information technology, machinery spare parts, carpentry and furniture production and automotive workshops. This will in turn create business opportunities for Johorean entrepreneurs from small “mom-and-pop” shops to hawkers.

condominiums targeting foreigners from Danga Bay all the way to Johor Bahru.

STRATEGIC PARTNERSHIP FORGED DURING THE RECENT LEADERS’ RETREAT

The chief minister therefore welcomed such initiative at Taman Seri Albion as it will add to 37,000 affordable housing that will be coming on-stream by 2018 in Johor.

The developments in the manufacturing and industrial property sectors in the eastern corridor of Iskandar Malaysia appear to be in line with what was discussed by both the Singaporean and Malaysian Prime Ministers at the recent leader’s retreat held in May in Singapore. During the retreat, Prime Minister Lee Hsien Loong had reaffirmed that Iskandar Malaysia is important to Singapore. Both countries will be implementing the ASEAN Economic Community (AEC) measures by the end of this year and deepen economic integration beyond 2015. In addition, more co-operation were announced in the manufacturing and industrial property sectors. The target industries include advanced materials engineering, electronics, creative services and food industries

OVERSUPPLY: PERCEPTION VERSUS REALITY The oversupply in homes has been a huge concern in Iskandar Malaysia as Chinese developers from China have been aggressively acquiring land banks with plans to build condominium units by the thousands. The overhang in supply is certainly valid for high-end

This is where the danger is. When it comes to mass market homes, however, the supply is still lagging behind demand as developers have been busy chasing the foreign dollar. This is where to next focus is for the state government as there is genuine demand from Johoreans for such homes.

HOMES TO BE KEPT WITHIN MEANS Housing affordability was a contentious issue during the last Malaysian general election. Johoreans had complained of rising property prices, especially within the areas of Nusajaya, Danga Bay and Johor Bahru where economic development have been taking place at breakneck speed since Iskandar Malaysia’s inception in 2006. Dato’ Nordin said that the affordable homes that will be offered in Pasir Gudang will be different from the federal-launched PR1MA housing project. The highest quantum price here will be capped at RM150, 000. The homes will benefit workers in the industries and will be equipped with sustainable development features and high speed internet connection. With the job creation from the developments in the eastern corridor of Pengerang and Pasir Gudang, this will hopefully help to absorb the supply coming onstream for high-end homes especially among white collar professionals while solving affordable housing woes for Johoreans.

DISCLAIMER: The opinion stated in the article are solely of Khalil Adis, iProperty.com’s 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.

| 39

INDUSTRY UPDATE | BLT: A One Stop Solution For Homebuyers And Investors

BLT: A ONE STOP SOLUTION FOR HOMEBUYERS AND INVESTORS Three experts in their respective fields, Miichael Yeoh, Chris Tan and Richard Oon have collaborated to work on the BLT (bank, law and tax) book that will be launched in December 2015. The concept of the BLT is to provide an investor with a three-dimensional approach-banking, law

and taxation to arrive at a suitable solution to their individual situation, as each investor will have his own unique set of circumstances and aims to give buyers a one-stop solution when it comes to purchasing property. Each expert will cover the following areas:

Miichael Yeoh (CEO & Founder of GM Training Academy PLT) How to get the bank to approve your loan and also the latest insights on the banks. Chris Tan (founder and now Managing Partner of Chur Associates) How to protect yourself legally before you buy a property. Richard Oon (National Tax Director of TY Teoh International) How to declare the property tax and how to minimize it.

Miichael Yeoh (left): Chris Tan (middle) and Richard Oon (right)

40 |

iProperty.com editor Roshan Kaur Sandhu asked some expert advice from Chris Tan, Miichael Yeoh and Richard Oon on legal, banking and tax issues and each answered according to their own expertise.

Chris Tan

How to protect yourself legally before you buy a property What is the most important step must a buyer take before purchasing a property? Due diligence on the subject property in terms of ownership (or anything affecting the ownership) as well as any restrictions/ conditions in transaction, background of the seller (or developer) as well as understanding the financing of the purchase (own fund or bank that consider one’s credit worthiness and also the possible margin of financing based on the type of property).

done before you take delivery? Are you buying with furniture and fittings? Always communicate your expectations and intentions with your lawyer as there are never two transactions that is exactly the same.

How difficult is the process of purchasing a property in Malaysia? It is complicated with many parties involved but a doable process nonetheless with the lawyers playing the key role going in between to connect the dots and filling up the gaps. As land is predominantly a state matter under our Federal Constitution, the process, norm and practice might vary a little from state to state. For a start, Sabah and Sarawak have a different regime compared to the Peninsular.

Always communicate your expectations and intentions with your lawyer as there are never two transactions that is exactly the same.

What legal issues must one consider before and after buying a property? Before: Knowing exactly what you are buying is important. Are you buying it on an “as is where is” or are you expecting some improvements to be

After: Ensure the proper change of ownership into the name of the purchaser. Including the changing name for the quit rent, assessment, utilities as well as with the property management.

“

”

How does a buyer protect himself before purchasing a property? Always invest in a good lawyer who understands your unique circumstances. Understand the entire process beforehand would be helpful too.

Miichael Yeoh

How to get the bank to approve your loan and also the latest insights on the banks There are so many financing options available for a consumer and an investor in Malaysia. Which one should one pick? What are the things to look out for? Please elaborate from a consumer’s point as well as an investor. There are more than 10 financing packages for you to choose from when you walk into a bank today. You are spoilt for choice. To me, which packages suits the borrower will depend a lot on his goals for financing. Let’s say the borrower were to flip the property in 2 years. Do you choose the package with lock years and penalty or the package where both are waived? No doubt the latter interest rate is higher but it suits its purpose. Which package will depend on the borrower’s

needs and wants? The package with the lowest interest rate may not necessary be the best one. To all borrowers out there, you are encouraged to read the offer letter before you sign it. There are clauses specific to you only. The fine prints are there for a reason. What are the common mistakes that buyers make when applying for a bank loan? Buyers commonly make the following mistakes: a) Did not do their own credit check before loan application b) Have too many bad debts. Credit cards and personal loans top the list.

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INDUSTRY UPDATE | BLT: A One Stop Solution For Homebuyers And Investors c) Submit too many or too few documents for approval d) Applying through inexperience bankers e) They are in the positive list in Credit Tip Of System (CTOS)

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Whether you are a first time home buyer or an investor, it will be good to start mortgage planning.

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What are the important steps to take to ensure that the loan is approved? There are 3 things that you need to do when you apply a loan with the bank. You cannot miss out the following step. It will assist you to take charge of your loan.

1. Check your CTOS. You can check online now. 2. Check your Central Credit Reference Information Systems (CTOS).You can check with the central bank, Bank Negara Malaysia. 3. Check where you are standing now using Debt Service Ratio (DSR). You must learn how to calculate your DSR. Remember, you must get to know yourself and the banks well enough to get your loan approved. Nowadays we need to take charge in what we do. We cannot leave it to chance. With mortgage planning, we must take charge of our own approvals. Whether you are a first time home buyer or an investor, it will be good to start mortgage planning. It can take very fast or it will take some time but it will make sure that your loan is approved. What are the latest insights on the banks? Pls refer to www.miichaelyeoh.com/2015/08/baserate-explained.

Richard Oon

How to declare the property tax and how to minimize it

What are the key things to remember when we are declaring property tax? To begin with; make sure you remember to declare the rental income from your property investments! In this self-assessment regime, being the subject of a tax audit is inevitable. Bear in mind that tax evaders can face up to three years jail-time or RM20,000 fine or both, if found guilty for the various offences under the Income Tax Act 1967. Secondly, make sure you claim all the expenses you can legitimately claim as a landlord, against the rental income from your property investments. Some of such expenses include but not limited to, the following: • Advertising for tenants; • Assessment; • Insurance; • Interest on loan(s) to finance the purchase of the rental property; • Legal expenses (renewal of tenancy agreement, recovery of rental arrears); • Maintenance/service charges; • Property agent fees/commission; • Quit rent; • Repairs and maintenance; • Replacement of rental assets. Having understood the concept of tax-deductible expenses, it is vital to appreciate the need for proper

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records and documentation. When it comes to a tax audit, the Inland Revenue Board’s basis of allowing you a claimed deduction is based wholly on the availability of EVIDENCE. So do make sure that you keep your bills and receipts somewhere safe! What are the ways to minimize property tax? Practically all tax-mitigating strategies involve structuring a transaction to obtain the lowest exposure to tax, by using one or more of the following overlapping strategies, which I like to call the Four Ds: DUCK, DEDUCT, DEFER and DIVIDE. They are explained in greater detail below: Duck ‘Duck’, in this context, refers to avoiding unnecessary penalties by understanding your responsibilities as a tax payer under the self-assessment system (SAS). For example, filing your tax returns incorrectly, or making your tax payments late, will result in penalties. Ducking penalties will therefore save you a lot of hard-earned money. Deduct It’s important to maximise claims for the tax deductions and reliefs which you are entitled to. Many people are unaware of what expenses they can legally use to reduce their taxable income. The examples of the expenses that a landlord can claim have already been explained above.

Defer Firstly, using the financial concept of the ‘time value of money’, it is better to pay a ringgit of tax tomorrow, than it is to pay it today. This is because the money saved on taxes can be invested and earn interest (or more income). At the same time, inflation will reduce the value of the payment in real terms. Secondly, with the implementation of the Goods and Services Tax (GST), and in order to remain competitive with other nations in the region, it’s expected that the income tax rates in Malaysia will reduce gradually over coming years. This means paying less tax in future years, on the same amount of income. Divide This strategy involves ‘income-splitting’, in other words, where the situation permits, dividing income among several parties in order to reduce the overall tax charge. If you are familiar with the income tax rates in Malaysia, you will see that the tax rates at lower bands

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Bear in mind that tax evaders can face up to three years jail-time or RM20,000 fine or both, if found guilty for the various offences under the Income Tax Act 1967.

”

of chargeable income are lower, and progressively increase as the bands of chargeable income increase. I’ll give you an example of how this ‘divide’ strategy works. For the year of assessment 2015, a person who is paying tax on a net rental income of RM70,000 is subject to a rate of 16%. However, if there are two people (e.g. a husband and wife) each paying tax on RM35,000, they would both be subject to a rate of only 5%! Naturally, anyone would prefer the second scenario.

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INDUSTRY UPDATE | BLT: A One Stop Solution For Homebuyers And Investors

Chris Tan How has the GST affected the property market so far since its implementation? Not much given that it is a buyer’s market now with developers getting competitive with their offerings. The GST cost has been mostly absorbed with the current market conditions. The main concern of the property buyers is that GST is part of the price and this very portion cannot be funded by any bank loan, cash flow and bigger sum up front.

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The main concern of the property buyers is that GST is part of the price and this very portion cannot be funded by any bank loan, cash flow and bigger sum up front.

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Do Malaysians generally understand how GST works when it comes to purchasing property or do they need more education and awareness? There are still a lot of confusion in the market as the Customs Department is slowly addressing the issue as it arises. Any serious property investor must make it a point to understand GST as it has certainly contributed to the costs and affected the property investment model that we were familiar with before 1st April 2015. There is now an additional dimension in GST for the property investor to consider. How will the BLT work and benefit the consumer and investor? The BLT is to address real concerns in the market as property investment has become sophisticated with risks involved. It is less speculative now as property investment has slowly matured. Investors need to have a balanced model in screening property investment conscious of their unique risk profile. Just like BLT in a sandwich, it aims to elevate property investment to another level.

Richard Oon How has the GST affected the property market so far since its implementation? REHDA previously reported that home prices will increase by 2.6% when GST comes into play, Personally, I feel that the GST has not affected the prices of properties which have already been launched by the developers prior to 1st April 2015. Having said that, with the implementation of the GST, the developer will now have to consider GST in its cost-structure when determining the pricing of its future housing projects, as the GST-element of the development costs, by virtue of the GST mechanism, cannot be claimed by the developer and will inherently be passed on to the house buyer. The primary commercial property market may be even worse off now with the GST being in place, as the commercial property buyer will have an additional 6% GST - on top of the property price - to reckon with. If GST is a factor that a property investor need to consider in its investment-making process, do bear in mind that the GST rate (based on a global trend) will generally tend to increase over the years.

Notwithstanding the supply and demand factor of the property market, GST will have a greater impact in future years than it has now. Do Malaysians generally understand how GST works when it comes to purchasing property or do they need more education and awareness? Malaysians generally are still quite ignorant about how GST will impact property prices. Listening or getting advice from the â&#x20AC;&#x2DC;coffee-shop expertsâ&#x20AC;&#x2122; or friends just adds on to the confusion and misconceptions about GST. My advice is to obtain information and clarification from the right channels, i.e. from the authorities itself (Royal Malaysian Customs) or GST experts. How will the BLT work and benefit the consumer and investor? The concept of the BLT is to provide the investor with a three-dimensional approach (ie. from the perspective of banking (B), law (L) and taxation (T)) to arrive at a suitable solution to their individual situation, as each investor will have his own unique set of circumstances.

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INDUSTRY UPDATE | Netting The Illegal Property Agents

NETTING THE ILLEGAL PROPERTY AGENTS The escalating number of illegal agents in the real estate industry in the country is alarming. To curb this problem, BOVAEA launched a campaign to educate the public on ways to identify ‘illegal agents’.

(From left to right): Firdaus - Estate Agency Practice Committee (EAPC) Member representing Royal Institution of Surveyors Malaysia (RISM); Tunku Sr Dr Fauzi – EAPC Member representing RISM; Somasundram – EAPC Member representing MIEA, Sr Dr Rahah – Board Member & JPPH Deputy Director General; Eric Lim – Board Member & EAPC Chairman; Siva Shanker – EAPC Member representing MIEA and Mr Lim Lian Hong – EAPC Member representing Association of Valuers, Property Managers, Estate Agents and Property Consultants in the Private Sector Malaysia (PEPS)

The recent spike in complaints of illegal property agents have prompted the Board of Valuers, Appraisers and Estate Agents Malaysia (BOVAEA) to take proactive measures to address the problem. Under Section 30 of the Valuers, Appraisers and Estate Agents Act 1981, anyone who commits an offence is liable upon conviction to a fine not exceeding RM300,000 or imprisonment not exceeding 3 years or both. But, if there is a complaint against a BOVAEA member, the board can take immediate action, including suspending the licence or even revoking it. According to BOVAEA Estate Agency Practice Committee (EAPC) chairman Eric Lim Chin Heng, the issues have become varied and today have also stretched to foreigners including Singaporeans selling property in Johor to Malaysians. He also added

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Eric Lim also added that foreign developers who sell their properties to Malaysians without getting BOVAEA’s approval can pose a lot of problems for buyers.

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that foreign developers who sell their properties to Malaysians without getting BOVAEA’s approval can pose a lot of problems for buyers. These complications have left many with financial losses, some losing their life savings, ingraining a deep sense of mistrust against registered property agents.

Cheating

Absconding

Cheating would be acting dishonestly or unfairly to gain an advantage over the client. A simple example would be to conduct a sale or rental of a property with the intention to withhold information. The key word is intention.

Absconding on the other hand means running away with client’s money – usually with the deposit money. However other instances could include asking for payments to be issued in their personal names or not refunding the deposit when a sale or tenancy is aborted for a legitimate reason.

C.A.M.P Misrepresentation Misrepresentation can be a false fact or an omission of fact that could have affected the purchase decision. If a person masquerades as an agent, omits facts of the land status, lease period or even termite infestation, it is deemed as misinterpretation as well.

Profiteering

Profiteering may refer to situations when someone attempts to take advantage of circumstances to make excessive profits. It is the generation of unfair or unauthorised profits through manipulation of prices. Collecting higher fees than as prescribed by law or collecting a differential sum from the vendor’s price and selling price is also considered profiteering.

As part of their commitment to the public, the board has decided on a three pronged approach: • Improve the standards of real estate agents and negotiators • Engage with various government agencies and local authorities such as the Commercial Crimes Division of the police and local authorities such as The Kuala Lumpur City Hall (DBKL) and the Malaysian Communications and Multimedia Commission (MCMC). • Launch a public education campaign that is both proactive and reactive to resolve the matter in the long run. To date, BOVAEA estimates that there are over 40,000 unlicensed agents operating in the country. BOVAEA recently launched a campaign called Anti C.A.M.P – Cheating, Absconding, Misinterpretation and Profiteering. A registered agent should carry a REN tag which has the REN registration number on it along with the respective agent’s name and picture. The REN tag also displays the QR code of which the buyer can scan with their smartphones to get the full details of the agent immediately.

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BOVAEA recently launched a campaign called Anti C.A.M.P – Cheating, Absconding, Misinterpretation and Profiteering.

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Since BOVAEA cannot take any actions against illegal agents, it advices the public to do cross reference with BOVAEA via its official website at www.lppeh. gov.my or www.propertyagent.gov.my, QR code or the REN tag. While understanding the need to create awareness to reach a wider audience, BOVAEA has also released 3 videos on Anti C.A.M.P. The videos are to be shared on social networks to allow Malaysians to take the messages to heart.

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INTEGRATED RAIL SYSTEMS DEVELOPMENTS: Tracking the growth line

SPECIAL FOCUS | 5 Key Transportation Links That Will Revolutionise The Way Malaysians Travel

5 KEY TRANSPORTATION LINKS THAT WILL REVOLUTIONISE THE WAY MALAYSIANS TRAVEL Malaysia’s leading authority on property research, Ho Chin Soon presented a much-anticipated update on the status of Malaysia’s 5 proposed groundbreaking transportation links.

KUALA LUMPUR TO SINGAPORE HIGH SPEED RAIL LINK STATIONS 1-8 (SUNGEI BESI TO JURONG COUNTRY CLUB)

Ho Chin Soon, Chairman of Ho Chin Soon Research Sdn Bhd

At the recent Wealth Mastery property investment convention, Ho Chin - Chairman of Ho Chin Soon Research Sdn Bhd shared some updates on the ongoing infrastructure developments in the country. His comprehensive updates covered the following: 1. Kuala Lumpur to Singapore High Speed Rail Link Stations 1-8 (Sungei Besi to Jurong Country Club) 2. Rapid Transit Systems – Woodlands to Bukit Chagar 3. 3rd Link to Singapore possibly via Changi (Pasir Ris) 4. LRT Line 3 and MRT Line 2 (Sungai Buloh – Serdang – Putrajaya) ( SSP) 5. MRT Circle Line

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Ho started with the Kuala Lumpur to Singapore High Speed Rail (HSR) link by presenting its 8 stations and their respective catchment populations as detailed below: STATION

LOCATION

POPULATION

Sungei Besi - Greater Kuala Lumpur

Putrajaya

Seremban

500,000

Air Keroh

600,000

Muar - Pagoh

300,000

Batu Pahat - Kluang (Air Itam)

700,000

Gerbang - Nusajaya, Iskandar Malaysia

1,800,000

Singapore

5,500,000

800,000

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Ho named Cyberjaya as the biggest beneficiary and highlighted the need for townships in Cyberjaya to provide a feeder bus services to the station.

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He then proceeded to elaborate on Station 3 – Seremban. Ho said that Negeri Sembilan Menteri Besar, Datuk Seri Utama Haji Mohamad Hassan had announced that Labu would the site for the station. Ho highlighted Matrix Concepts Bandar Sri Sendayan’s obvious advantage given the location of the station. He also raised the fact that thousands of people who currently live in Seremban and work in Kuala Lumpur will experience a shorter daily commute with the HSR.

He then briefly elaborated on each station, drawing attention to its possible site and potential. He began with station 1 – Sungei Besi. He commented on its proximity to the Golden Triangle and considered Taman Desa as a likely site given the southern direction of the line.

Station 4 – Air Keroh was his next focus. He shared that with the HSR, the 2 hour journey between KL and Air Keroh would reduced to a mere 45 minutes, probably longer than it takes most KLites to travel within the city given its traffic jams. Ho described this station as a game changer as it will facilitate an increase in social and economic activity between the Kuala Lumpur and Melaka.

Next he shared his views on Station 2 – Putrajaya. He named Cyberjaya as the biggest beneficiary and highlighted the need for townships in Cyberjaya to provide a feeder bus services to the station. He also reminded the audience that the existing ERL service stops at Putrajaya Central Station.

In reference to Station 5 – Muar – Pagoh and Station 6 – Batu Pahat Kluang. The potential to capture the population of all 4 towns becomes more viable. Genting Group which has over 10,000 acres in Batu Pahat is enjoying the success of its Pura Kencana Project.

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SPECIAL FOCUS | 5 Key Transportation Links That Will Revolutionise The Way Malaysians Travel

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With the HSR, the 2 hour journey between KL and Air Keroh would reduced to a mere 45 minutes.

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Station 7, he said served as a gateway to Malaysia. He named UEM Sunrise and Kuala Lumpur Kepong, which have on going developments in the area. He also highlighted the strategic location of Peter Lim’s Motorsports City in relation to the station. As for the last station, Station 8 – Singapore, Ho was very confident that the site of the station would be at the present Jurong Country Club (JCC). He substantiated this by referring to the announcement made by the Prime Ministers of Malaysia and Singapore to this effect early this year and he said that the acquisition of JCC private owned land has been concluded.

Ho also took time to allay fears of the plans of HSR of being changed or shelved should there be a change in leadership. He clarified that the agreement was between governments and would be honoured regardless of which political party or leader was in power.

2. RAPID TRANSIT SYSTEM – WOODLANDS TO BUKIT CHAGAR Ho then drew attention the Rapid Transit System (RTS) linking Woodlands in Singapore to Bukit Chagar

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in Johor. He described this link as a game changer for Iskandar as it positions Iskandar as an extension of Singapore, going as far as referring to Johor as the 29th district of Singapore. The official announcement of the station is expected to happen early next year. However Ho in reference to protests by residents of Kim Teng Park is certain that it will be the station in Johor. He also drew attention to the land reclamation work that has begun in the area. He elaborated that the line will also provide

connectivity to the East Coast of Singapore via a link between Woodlands and the Thomson lines in Singapore. The announcement of the new Thomson line, which will run along the East Coast Park of Singapore and cover 9 stations has been made.

3. 3RD LINK TO SINGAPORE POSSIBLY VIA CHANGI (PASIR RIS) Ho briefly raised the third item on the agenda, the 3rd link to Singapore. He referred to a news report published on 22nd March 2015 in a local newspaper, which stated that Changi close to the Pasir Ris area was identified as the possible site for the link in Singapore.

4. LRT LINE 3 AND MRT LINE 2 (SSP) Ho assured that the LRT Line 3 and MRT Line 2, are progressing as planned. The alignment of the lines were made public beginning May. He highlighted that the environmental impact for both lines have been completed. He also reminded audience that a book on the stations between Sungei Buloh and Serdang is now available for sale.

MRT CIRCLE LINE The MRT Circle line, which he says will integrate all lines and services within Greater Kuala Lumpur, a mega city of 1 million. However there is a possibility of changes in the plans.

DISCLAIMER: The opinion stated in the article is solely of Ho Chin Soon 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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SPECIAL FOCUS | Iskandar Malaysia – High Speed Rail Link and The Medini Advantage

ISKANDAR MALAYSIA – HIGH SPEED RAIL LINK AND THE MEDINI ADVANTAGE Ho Chin Soon’s research focus on Iskandar Malaysia has given him invaluable insight into its accelerated growth and the tremendous investment opportunities it offers.

Ho Chin Soon, Chairman of Ho Chin Soon Research Sdn Bhd sat down with iProperty.com editor, Roshan Kaur Sandhu to highlight 2 key developments that he defines as game changers to Iskandar – The High Speed Rail (HSR) link and Medini. He began by providing us with key statistics as a basis for our understanding of the impact these 2 developments have on the investment landscape in Johor. He first shared the housing price index for 5 of Malaysia’s top performing states for the last 14 years as shown above:

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COMPOUND ANNUAL GROWTH RATE (%)

GROWTH RATE 2014 (%)

Sabah 7.93

0.8

Kuala Lumpur 6.52

5.0

Penang 6.10

Sarawak 5.9

8.7

Johor 3.18

10.8

He then pointed out that in 2014 only 5% of Singapore’s population above 65 is still employed hence requiring the support of the government and their off springs giving rise to emphasis on the development for facilities that support the aging. Given the lower costs in Iskandar and its proximity to Johor, it forms the ideal alternative. He explained the reason for Johor’s low compound growth. He said the state’s 3.18% is the overall average consisting of performance of many small towns. He added that old developments in Johor Bahru also suffer as a result of low demand as there were ample new developments particularly in Iskandar for investors to choose from. He then drew attention to Johor’s performance in 2014 where it experienced double-digit growth, the highest growth in the country. He added the house prices in certain parts of Johor equal that of Kuala Lumpur.

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Given the lower costs in Iskandar and its proximity to Johor, it forms the ideal alternative.

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He then shared the population growth comparing Malaysia, Singapore, Greater KL, Penang and Iskandar since the 80’s. The population growth of Iskandar continues to grow at the highest rate while Singapore’s experience a decline. He attributed the population growth in Iskandar to its proximity to Singapore. Next Ho presented the population statistics for Singapore which at 2014 stands at 5.4 million consisting of 3.87 million residents and 1.67 nonresidents. He subsequently presented more statistics that showed Singapore to be an aging population.

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House prices in certain parts of Johor equal that of Kuala Lumpur.

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SPECIAL FOCUS | Iskandar Malaysia – High Speed Rail Link and The Medini Advantage Before proceeding to speak about HSR link and Medini, Ho shared the projected population growth for Greater Kuala Lumpur, Iskandar and Singapore (as detailed below) to reinforce the tremendous potential for growth in Malaysia’s southern corridor: • Greater KL to reach 10 million people by 2020 (Mega City) • Singapore aspires to have 6.9 million by 2030 • Iskandar Malaysia aims to have 3 million by 2025 He quoted a CNBC interview given by Liu Thai Ker, the man credited as the architect of modern Singapore in which he said that Singapore must began planning for a population that could possibly hit 10 million. Ho said that Singapore is beginning to open many of it reserve lands in anticipation of its population growth. Ho said that the Kuala Lumpur-HSR link is not only a game changer for Iskandar but for the entire southern stretch between Kuala Lumpur and Singapore.

Ho presented a slide identifying the locations of the 8 stations as detailed below to reinforce the tremendous investment potential these locations offered.

STATIONS

LOCATIONS

Sungei Besi - Greater Kuala Lumpur

Putrajaya

Seremban

Air Keroh

Muar - Pagoh

Batu Pahat - Kluang (Air Itam)

Gerbang - Nusajaya, Iskandar Malaysia

Singapore

THE MEDINI ADVANTAGE He first spoke about Medini’s proximity to Singapore and highlighted its 6 zones and its clusters that are

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categorized as Medini Business, Medini Lifestyle & Living and Medini Business. He then emphasized the rate of its progress. He began by highlighting the progress of several defining projects. He shared corresponding aerial images of each project taken six years apart to present the extent of development that has taken place in Medini. The projects he presented were as follows: • East Ledang • Educity • Legoland • Puteri Harbour • Petronas Pengerang Project There are some new developments that will certainly boost investor confidence such as China Huawei’s Data Centre, Mitsui’s partnership with UEM Sunrise, the visit of the world’s largest container ship to Pelabuhan Tanjung Pelepas. He drew attention in particular to the collaboration between UEM Sunrise and Ascendas. Acendas is a name well recognized by Singaporeans at it is a GLC.

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Kuala Lumpur-HSR link is not only a game changer for Iskandar but for the entire southern stretch between Kuala Lumpur and Singapore.

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Ho said over the years Singapore has reclaimed land and joined islands. However there is not much space left for it to expand, leaving Medini as it most viable option.

CONCLUSION Ho presented the ‘Medini Advantage’ covering the incentives detailed below which served simply as the icing on the cake for investors to Medini. 1. The non-applicability of the Real Property Gains Tax 2. The non-requirement for the RM1 million cap applied to foreigners 3. Non-applicability of Bumiputra quotas 4. Non-applicability of Bumiputra discounts 5. Non-applicability of foreign quotas 6. An extended lease of 129 (99 + 30) years 7. Excellent infrastructure that includes the HSR link & RTS

DISCLAIMER: The opinion stated in the article is solely of Ho Chin Soon 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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SPECIAL FOCUS | Transit Oriented Development: Shifting Gears for the Future

TRANSIT ORIENTED DEVELOPMENT : SHIFTING GEARS FOR THE FUTURE Moving towards transit oriented developments, strong emphasis shall be placed on integrating development and public transportation strategies. In doing so, Prasarana takes the lead in building stations to create greater experience for its customers.

Rudyanto Azhar CEO, Prasarana Integrated Development Sdn Bhd (PRIDE)

Transit Oriented Development (TOD) is a type of development that include a mixture of housing, office, retail and other amenities integrated into a walkable neighbourhood. Ultimately, the idea of TOD is to create a living nearby quality public transportation within 400 metres radius.

In light of connecting the cities in Malaysia, it is essential that TOD creates better access to jobs, housing, and opportunity for people of all ages and incomes. Successful TOD provides people from all walks of life with convenient, affordable and active lifestyles thus creating places for our future generation to play and grow old together comfortably.

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BENEFITS OF TOD • Reduced household driving and thus lowered regional congestion, air pollution and greenhouse gas emissions • Walkable communities that accommodate more healthy and active lifestyles • Increased transit ridership and fare revenue • Potential for added value created through increased and/or sustained property values where transit investments have occurred • Improved access to jobs and economic opportunity for low-income people and working families • Expanded mobility choices that reduce dependence on the automobile, reduce transportation costs and free up household income for other purposes

PROPOSED RAIL NETWORK

Source: Prasarana Malaysia Berhad

PRASARANA INITIATES THE DETERMINATION Prasarana Malaysia Berhad, a state-owned public transport operator works, towards transforming the country’s public transport services via Rapid Rail Sdn Bhd and Rapid Bus Sdn Bhd. It has also established Prasarana Integrated Management and Engineering Services (PRIME) Sdn Bhd to provide management and engineering consultancy services and Prasarana Integrated Development (PRIDE) Sdn Bhd to undertake commercial and transit-oriented development projects to further enhance the connectivity within the country. Rapid Rail and Rapid Bus are the core business of Prasarana. 99% owned by the Ministry of Finance and 1% by the Federal Land Commissioner. Prasarana’s strategies to monetise its infrastructure assets while expanding its non-fare revenue from the current 10% to 30% by 2018 is part of its participation in the TODs.

PRIDE’S PRIDE In a convention held recently, Prasarana Integrated Development Sdn Bhd’s CEO Rudyanto Azhar said the TODs; with construction ongoing at this stage, are to

be integrated with its existing or new LRT or monorail stations in Brickfields, Dang Wangi, Kelana Jaya, Ara Damansara, Awan Besar, Puchong and Taman Tun Dr Ismail. With the reputation of maintaining 136 kilometres in length of the rail tracks from Gombak to Bukit Jalil and now with the intention to expand to Putra Heights and Klang, Prasarana is in the run to set up another 57 stations adding to the 60 existing ones. Topping that, Prasarana also holds up to its pride in serving its 1 million customers with 170 routes and 850 busses on a daily basis. To bid farewell to all the traditional stations built all these years with the only reason to create a ‘gatheringspot’ for the commuters of public transportation, now PRIDE moves forward to build transit oriented stations at every viable locations. Not just to get off and walk away like it used to be; now it is more prospective to create a lifestyle oriented building/station for its customers to experience a better journey to their destinations. Some of their (PRIDE) plans for their upcoming TODs are to have convenience stores, F&Bs, retail and services outlets such as laundry, barber & saloon,

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SPECIAL FOCUS | Transit Oriented Development: Shifting Gears for the Future postal services as well as virtual office. Expanding the TODs to further make it a lifestyle, PRIDE anticipates a very exciting platform for everyone using the public transport. TOD is aimed to be people-oriented and community friendly. Users should be connected from one place to another seamlessly with great experience of travelling not only by public transportations but also a walkability distance to the hotspots from their home.

PRIDE’S CURRENT TODS CURRENT LINES • Dang Wangi Station (Kelana Jaya Line) • Monorail Depot (Near Tun Sambanthan Monorail Station) • Kelana Jaya Station (Kelana Jaya Line)

LINE EXTENSION PROJECTS (LEP) • Ara Damansara Station • Awan Besar Station • IOI Puchong Station

INCREASE THE RIDERSHIP As it was explained further by Rudyanto, the main objective of the TOD is to increase ridership statistics in Malaysia. The sustainability of a quality public transportation is now the ultimate need for most people travelling to work. Most people inquire more about the duration of the travelling time from their home to work instead of the distance by itself. PRIDE will undertake site-specific projects that are fundamentally shaped by their close proximity to rapid transit. This model is currently recognised as one of the most effective means to reduce the use of private vehicles and simultaneously increase the ridership of public transport.

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The sustainability of a quality public transportation is now the ultimate need for most people travelling to work.

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TODs are built to give its users to have choices to use their preferred means of public transportation to get to work or their destinations which contributes to the statistics of the ridership in Malaysia.

GREATER TRAVELLING EXPERIENCE Along with great experience of living, activities within the radius of 400 meters from the stations should be planned and enhanced properly. The goal of creating such stations is to make living, working, playing and learning around the stations into a more vibrant and ongoing lifestyle.

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Residents of Greater Kuala Lumpur spend more than 250 million hours per year stuck in traffic congestions in the city.

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The percentage of public transportation commuters up to date is just 17%; it is said that the residents of Greater Kuala Lumpur spend more than 250 million hours per year stuck in traffic congestions in the city.

Should You Buy Property Near The MRT Station? | PROPERTY INVESTMENT DATA

SHOULD YOU BUY PROPERTY NEAR THE MRT STATION?

Connectivity, infrastructure, and location are important factors for the home buyer to consider when it comes to the property market, says property expert Warrick Singh.

Warrick Singh, Director of Business Development/ Traning of Asian Land Realty Sdn Bhd

Warrick Singh who is director of Business Development/Training of Asian Land Realty Sdn Bhd, sat down with iProperty.com editor Roshan Kaur Sandhu and spoke about the average home buyer in Malaysia. He is of the opinion that property buyers basically comprises of home owners who are motivated by a personally driven checklist, albeit the savvy investor whose fundamentalism is driven by connectivity, infrastructure, and location, despite being close to the centre of gravity in a given location.

MAPPING THE UPCOMING MRT1 Warrick Singh who is also director of Business Development/Training of Asian Land Auctioneers Sdn Bhd, StarFish Training collaborated with Adrian Tan, team leader of Asian Land Realty/Starfish Training to produce the book â&#x20AC;&#x153;MRT Property Guide for Condo/Apartmentâ&#x20AC;?. The book covers the mapping of the upcoming MRT1 and will hopefully add value to possible investments as a hedge against inflation. The book features MRT Line 1 stations and lists down the price and gross yields of the present and upcoming developments around each area of the MRT stations. There are only 3 MRT stations featured in this article. To explore other stations, please do purchase the book at leading bookstores. Whilst every care has gone into detailing accuracy albeit relevance, a caveat is placed encouraging professional opinion before a valuable, and priceless acquisition is made. An investment of RM35/- will also secure a soft copy which will be updated every six months, evading any unforeseen circumstances.

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PROPERTY INVESTMENT DATA | Should You Buy Property Near The MRT Station? MRT TAMAN MIDAH

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MRT TUN RAZAK EXCHANGE

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PROPERTY INVESTMENT DATA | Should You Buy Property Near The MRT Station? MRT ONE UTAMA

DISCLAIMER: The data above represents the findings of Asian Land Realty Sdn Bhd and is not in any form and endorsement or recommendation by iProperty.com. Readers are encouraged to seek independent advice prior to making any investments.

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Sabah & Sarawak Property Market: Gaining Traction

Bandar Rawang

SPECIAL FOCUS | Sabah & Sarawak: The Next Investment Frontier

SABAH & SARAWAK : THE NEXT INVESTMENT FRONTIER Sabah and Sarawak are seen as the new growth frontier as the property market matures in the region. - BY CAROLINE CHAN

Sabah is known as the land below the wind while Sarawak is aptly called the land of the hornbills. Even for those who have not visited either of the two states, these names evoke images of scenic natural beauty rich in exotic flora and fauna. Natural resources abound in both states and have contributed to strong socio economic growth and the development of infrastructure. The emergence of robust tourism sectors in each state is best attributed to the strategic leveraging and management of their breathtaking landscapes and multi faceted cultural heritages. However for those living in Peninsular Malaysia, removed from East Malaysia, it is understandable to overlook the impressive investment potential of Sabah and Sarawak.

RISING PROPERTY PRICES Both states are currently in a rapid economic development phase as part of the nationâ&#x20AC;&#x2122;s Economic Transformation Programme supported primarily by the oil palm and oil and gas industries. Federal

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government support to intensify rural development has also increased in the last few years. Property values have been appreciating in all segments with prices for residential, commercial and industrial units estimated to have increased beween 10 -20%.

In Sabah, the emphasis is in increasing Kota Kinabalu’s economic performance and liveability. Current expansion has seen more premium property developments within 5km radius of Kota Kinabalu, making the state capital an attractive investment destination for overseas investors. Strong growth is led by Kuching in Sarawak with high rise property development being the main focus in the city.

EMPHASIS ON RURAL DEVELOPMENT Although Sabah and Sarawak have sizeable land, there is a shortage of developed land because of the lack of infrastructure support. Physical and economic development has been very much focused on Kota Kinabalu and Kuching encouraging much rural to urban migration. The construction of the Pan-Borneo Highway (PBH) linking Sabah and Sarawak will span 633 kilometres and is scheduled for completion by 2025 will stimulate further economic development. It will also facilitate the opening up of small towns and villages. The Rural and Regional Development Ministry has set aside RM2.5 billion for the development of eight rural programmes in Sarawak this year. The programmes will cover expansion of infrastructure which includes extension of roads, improvement of water and electricity supply as well the construction of housing fcailities.

“

The 11th Malaysia Plan will strengthen its concentration on Sabah Development Corridor and the Sarawak Corridor of Renewable Energy (Score).

”

“Anchoring Growth on People” will focus on Native Customary Rights (NCR) land for Orang Asli and Bumiputeras of Sabah and Sarawak to promote the development of land. The 11th Malaysia Plan will strengthen its concentration on Sabah Development Corridor and the Sarawak Corridor of Renewable Energy (Score). Complementing these efforts will be the construction of more than 3000 km of roads between 2016 and 2020 and the improvement of healthcare standards in the state, which will see the upgrading of Tawau and Marudu hospitals in Sabah and the Miri Hospital in Sarawak. Additionally a new hospital will be built in Sri Aman, Sarawak. Other major infrastructure projects include the construction of airports in Mukah and Lawas, which will boost Sarawak’s progress.

CONCLUSION Both states are very much in their preliminary stage of development and still has much unexplored territory for growth. The focus has been mainly in Kota Kinabalu and Kuching but growth in other parts are also gaining momentum opening up ample investment opportunities and options particularly for West Malaysians looking to diversify their portfolios.

“ Sabah is currently in a rapid economic development phase as part of the Economic Transformation Programme, which is spearheaded by Sabah Economic Development and Investment Authority (SEDIA). Areas of focus for development have been designated as Sabah Development Corridor (SDC).

11TH MALAYSIA PLAN FOCUS ON EAST MALAYSIA Sabah and Sarawak are set to experience accelerated growth under the 11th Malaysia Plan. The Plan themed,

The focus has been mainly in Kota Kinabalu and Kuching but growth in other parts are also gaining momentum opening up ample investment opportunities and options particularly for West Malaysians looking to diversify their portfolios.

”

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FEATURED PROPERTY | Nationlink Group

NATIONLINK GROUP FUELS HIGH STAKES IN SARAWAK’S PROPERTY SECTOR Recognising the excellent potential of Sarawak’s real estate industry, the Nationlink Group introduces unique developments in Kuching. Capitalising on the growth of Sarawak and the call for modern development, Nationlink Group of Companies is confident of introducing innovative urban developments. As the demand for affordable homes and commercial properties reach a new peak, developers are increasingly tapping on Sarawak’s excellent real estate potential. Fuelled by the Sarawak Corridor of Renewable Energy, which is poised to generate new job opportunities, the state is set to receive an increase in urban population, thus the demand for more and better housing and commercial developments. Of late, this east Malaysian state has seen a rise in multinational companies establishing their bases in Sarawak and investing in business activities.

Raymond Sim, Managing Director Nationlink Group of Companies

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Speaking about the potential of Sarawak, Raymond Sim, Managing Director of Nationlink Group of Companies says, “We want to increase our participation in Sarawak’s development. As the pace of economy picks up in Sarawak, we want to provide the business community

2 with exciting new value propositions where real estate is concerned.” “I believe in forming the right partnerships – therefore, with the right people, we are able to fuel Sarawak’s development pace. I am excited about the prospects that Sarawak presents,” adds Sim.

ICOM SQUARE – WHERE IT ALL HAPPENS Tapping on the rapid growth of Sarawak’s business sectors, Nationlink Group also developed another sterling development, ICOM Square, the latest corporate and business centre in Kuching. Sporting a modern and stylish façade, ICOM Square exudes creativity, futuristic elements and innovative design lines. Designed with contemporary appeal, ICOM Square is strategically located between Jalan Pending and Jalan Datuk Abang Abdul Rahim – one of most Kuching’s vibrant business districts. Icom Square consists of 8 main tower blocks, spread across 15 acres of land. It also offers 438 strata titled offices and commercial shop units, which is low density with a total built up area of approximately 1 million sq ft. ICOM Square was built to bring together international investors, in a conducive and corporate environment,

to participate in Sarawak’s growing business sectors. The development features unique elements that include musical fountains, a commercial square and more than 1,400 parking spaces. ICOM Square also offers a fully equipped convention hall which is able to accommodate 130 tables and a vibrant atmosphere complemented by well-lit boulevards, paved streets, elegant landscaping as well as fascinating water features and fountains. ICOM Square’s modern architecture and landscaping are unique highlights of the development. The development is also complemented by 24-hour security surveillance, LED downlights for energy conservation, colourful wall claddings for a stylish look and WiFi connections throughout the business centre. ICOM Square neighbours prominent urban centres such as Crown Square, Wisma STA, Hock Lee Centre, and the Bukit Mata and Padungan area. The state administrative centre of Petra Jaya is located several minutes away from ICOM Square. 1 Icom Square - Inspired by colours and modern lifestyle 2 An Evening View of Icom Square against the Backdrop of Kuching City

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FEATURED PROPERTY | Nationlink Group KUCHING SENTRAL – MAKING THE RIGHT CONNECTIONS Passionate about spurring growth in Sarawak, Nationlink Group developed the bustling Kuching Sentral, East Malaysia’s first air-conditioned and fully integrated three-story regional bus terminal, serving passengers in Sarawak and West Kalimantan since early 2012. Strategically located at the southern gateway of Kuching city, Kuching Sentral is easily accessible and well connected. It is approximately 5 minutes away from the Kuching International Airport and 20 minutes from Kuching’s central business district. Aside from its role as a transportation hub, the 3-storey Kuching Sentral also presents a diverse range of retail outlets spread across its 21,000 sq ft of supermarket space, 45,000 sq ft of departmental store, plus other

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retail space, which include a food court, a fast food chain, restaurants and other retail activities. The overall built up area space is 350,000 sq ft. The H&L Hypermarket at Kuching Sentral is one of the largest hypermarkets in the city. With its busy bus schedules, Kuching Sentral welcomes throngs of commuters, shoppers and visitors on a daily basis. Designed to exude the ambience of an airport, Kuching Sentral is purposed to be more than just a transportation hub. Kuching Sentral is currently handling about 500,000 local and international commuters a year. Sim says, “Kuching Sentral was meant to strike a balance between commercial and community. The facilities at Kuching Sentral provide for better commuting combined with a pleasant retail experience. Now everyone can enjoy a pleasant commute and retail experience.”

“Our aim is to build properties within a good environment, with high functionality and user-friendly features,” adds Sim. Aside from commuting facilities, Kuching Sentral also offers other public conveniences that include parking bays for buses, cars and motorcycles, a taxi stand, commercial van bays, luggage services, a surau, ticketing counters and an air-conditioned waiting lounge. The transportation hub is also equipped with CCTV surveillance, LED panels to display arrivals and departures, as well as Automated Teller Machines (ATMs). The RM100-million Kuching Sentral development is located on the bustling 6th mile of Jalan Penrissen which is easily accessible. The development is surrounded by commercial hubs and retail centres,

and is several minutes away from Sentosa Hospital and the Prison Golf Club. Other access roads that lead to Kuching Sentral include Jalan Kuching Ranger Depot, Jalan Lapangan Terbang and Jalan Golden Farm.

ABOUT NATIONLINK GROUP OF COMPANIES Incorporated in 1991, Nationlink Group of Companies encompasses 3 business divisions namely property development, construction as well as property management. The Group has successfully completed numerous residential, commercial and industrial projects which include Yoshi Square, Polarwood Estate, Mukah’s Boulevard Commercial Centre, the Tebedu new township at the Sarawak-Kalimantan border, Batu Kawa light industrial park, Sentosa Parade, Columbia Commercial Centre, Matang Mall and BK Square, among others. Nationlink is also the partner to the developer for Batu Kawah New Township. Nationlink was the recipient of the prestigious SHEDA Excellence Award in 2014 for its Kuching Sentral development. According to Raymond Sim, the company is set to roll-out three new projects before the end of the year, at the SHEDA Property Expo 2015 which will be held on the 25 -27th September at the Borneo Convention Center in Kuching, Sarawak. For more information, please contact Nationlink Group at 6-082 424 669 or visit www.nationlinkgroup.com.my.

4 Kuching Sentral - Represents a modern and convenient departure from the old 5 Kuching Sentral - Terminal & Ticketing Counters

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POINTS OF INTEREST | SHAREDA: Working Towards A Positive Change

SHAREDA: WORKING TOWARDS A POSITIVE CHANGE The President of Sabah Housing & Real Estate Developers Association, Malaysia (SHAREDA), Datuk Francis Goh via an email interview with iProperty.com highlighted some very pertinent issues relating to property developments in Sabah.

YBHG Datuk Francis Goh Fah Shun

The association plays a crucial role in the property market development of Sabah as 95% development in the State was contributed by SHAREDA members and the contributions from their developments has a spill-over effect towards other 165 related chain supply and job opportunities in the industry. SHAREDA members with their innovation, foresight and risk taking spirit have made their presence felt by reshaping and enhancing Sabah’s property sector. The developments and infrastructures have contributed substantially to the State Government’s revenue especially to the retail development such as shopping malls and retail complexes and commercial centres. Due to this, Kota Kinabalu has surpassed Kuching in terms of retail commercial and shopping developments.

How important is SHAREDA to the real estate market players? SHAREDA’s members consisting of 185 development companies in Sabah, brings together property developers by pooling their expertise and resources to ensure that the real estate industry is one of the key economic movers in the state. For the past few decades, SHAREDA members have sat on numerous state government bodies and their actions have shaped many real estate, housing development and government policies. They (SHAREDA members) have also created wider and better employment opportunities throughout Sabah.

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Sabah is very well-known for its richness in natural resources. Keeping that in mind, do you think enough is being done to preserve nature when it comes to the state’s rapid development? Nowadays, most SHAREDA members are environmentally conscious, implementing sustainable and green features in their developments and caring for the preservation and safeguarding of the natural environment with green technology. The developers would create a development that will blend in with the natural surroundings creating a more scenic and beautiful landscape. Scenic land banks have been converted towards building sustainable

leisure properties to assist the tourism industry such as resort and beachside villas. What are some of the initiatives SHAREDA has taken to make sure every working person in Sabah gets to own a house? Some initiatives by SHAREDA: 1) Setting up of the Special Purpose Vehicle (SPV) specifically to build affordable housing. Under my leadership as SHAREDA President together with the members have set up a SPV known as SHAREDA Bhd to act as a vehicle to support the Sabah Government’s call to build more affordable housing projects as SHAREDA has pledged to build 10,000 units of affordable housing in the state over a five year period. The SPV has started to collect the initial capital of RM30 million that came from the contributions of its members. Most SHAREDA members are willing to subscribe shares in SHAREDA Bhd so as to build more affordable homes rather than building by themselves as affordable homes projects garner very tiny profit which is less than 10% of the total gross development value (GDV) and bearing very high marketing risks. 2) SHAREDA is persistent for Sabah Electricity Sdn Bhd (SESB) to be transparent with their capital contribution cost and to lower the capital contributions. The capital contribution has to be absorbed into the selling price of houses making it 3% higher. SHAREDA revealed that in 2014 alone, its members had paid SESB a capital contribution of a staggering RM180 million. This policy is unjust and unfair to purchasers as it is estimated that a purchaser is required to pay a capital contribution of between RM3,500 to RM8,500 for each house unit depending on the development, compared to peninsular Malaysia where the range is from RM250 to RM2000. House purchasers and developers in Sabah were bullied into paying SESB capital contribution for its basic infrastructure to provide electricity to the developments when ultimately SESB is profiting from the utility business. Thus, SESB capital contribution must be waived or exempted for the affordable homes project. 3) SHAREDA also urge bankers to give an automatic 100% loan to first time house buyers as most applications for loans have been rejected. SHAREDA opined that for the government’s home-ownership policy to succeed, the Prime Minister (PM) must impose a loan quota for affordable housing on all of the 2,300 bank branches in Malaysia. This quota will compel the banks to perform their corporate social responsibilities by granting automatic 100% loan to first-time buyers of affordable homes.

4) Appeal made by SHAREDA to the government to expedite the approval for development plans in order for the developers to create more supply of affordable development projects. Most of the development plans take between 24 to 36 months to be approved and this delay translates into holding cost and the cost is ultimately passed to house buyers. Has the implementation of GST affected the property market in Sabah? What are the measures SHAREDA has taken for the betterment of buyers? Yes. The GST is one of the factors that has affected the property market in Sabah. According to our mid-term report 2015, a continuous drop of 43% in property launches in Sabah was observed and listed below are the key attributed factors: • Impact of Goods & Services Tax on market sentiments • 30% increase in electricity tariff • Stringent loan approval from banks • Increase in Real Property Gain Tax • Scraping of developers’ Interest Bearing Scheme • Limiting purchase to no more than four units of any development by a single buyer • RM1 million price cap on foreign purchasers • Delay in approvals of development plans and building plans • Delay in land conversion approvals • Loss of confidence caused by security concerns and disastrous events • Weakening of the Ringgit

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POINTS OF INTEREST | SHAREDA Youth: Taking Steps Towards Betterment

SHAREDA YOUTH: TAKING STEPS TOWARDS BETTERMENT Tee Hong Wee, who is the President of the Youth Council of the Sabah Housing and Real Estate Developers’ Association (SHAREDA) shared with iProperty.com his views on the GST and investment potential of Sabah as a whole. What does SHAREDA Youth Council mean to you? Being the president of the SHAREDA Youth Council, I am privileged and honoured to have been appointed for my second term to continue and finish our largest corporate social responsibility (CSR) program in the history of SHAREDA with the donation of RM500,000 for the construction of the Blind Association of Sabah quarters with its ground breaking ceremony on the 30thJuly 2015. Being entrusted with the CSR undertakings and projects for SHAREDA, I hope to complete an even larger project to help the underprivileged and needy before my term ends.

Tee Hong Wee President of the SHAREDA Youth Council

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How has the GST impacted the market? Has SHAREDA Youth been involved with matters concerning the GST? The GST is purely inflationary and has been set at a ridiculously high rate for Malaysia. A gradual implementation of say 3% over time would have been a much better policy. As a result, we have seen

“

SHAREDA Youth’s main goals are CSR and to promote a better teamwork and synergies among the new generation of future developers in Sabah.

”

a widespread drop in sales in all industries ranging from 30-50%. Australia took literally a year before the markets returned to normal. I believe its impact could have been minimized with a lower tax rate. As an association with charitable principles, our main ambition is to help the needy. We foresee that the poorer income group will be most effected as a result of the GST. As such we are hoping to extend our Christmas shoebox giveaways to not only orphans, but the extremely poor and old folks homes. Additionally as and when the need arises, we will continue to support the community via donations. Recently, due to the earth quake in Ranau, Sabah we donated over RM50, 000 to the families of the lost guides.

“

with the saga of the 1MDB issue and numerous blunders by our government. I do hope that these ‘issues’ will be resolved and confidence restored in the market with the return of foreign investments and strengthening of the Malaysian Ringgit. Contrary to idiotic insinuations that Malaysians who buy local products are immune to forex deficiencies, let it be known that there isn’t a country in the world that can be completely self-sufficient (see North Korea) and not even Russia a superpower and no less Malaysia. Having said that, I believe that certain market segments and locations will be better insulated than others with affordable housing below RM400,000 being the prime market for growth over the next two years.

As an association with charitable principles, our main ambition is to help the needy.

”

How important is SHAREDA Youth to fellow developers and its impact on the overall market? As a purely CSR motivated sub association, SHAREDA Youth has given a fresh and noble image to all our fellow developers. Once upon a time we may have been perceived as a bunch of rich, snooty, middle aged businessman, but today the market and community view Sabah developers as noble philanthropists of the community. Although I sit on the main council as Youth Chief and is involved in policy making decisions of the association, SHAREDA Youth’s main goals are CSR and to promote a better teamwork and synergies among the new generation of future developers in Sabah. How do you see the market in the near future and the investment potential of Sabah as a whole? As a developer I must be bullish about the market. However, I am personally distraught and disillusioned

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FEATURED PROPERTY | Delta Riverside

MAKING HER MARK IN A MALE DOMINATED INDUSTRY Although Hii King Sien would have very much preferred to remain in the shadow of her illustrious father, Sarawakian tycoon, the late Datuk Hii Yii Chiong, her appointment as his successor has propelled her to the forefront of the business world. - BY ROSHAN KAUR SANDHU

Hii King Sien’s position as Group Chairman/Managing Director of the diversified Delta Group in 2013 has her overseeing interests in palm oil industries, property development, constructions and services, hotel development & management, shopping mall development & management, supermarket operations & management, food & beverages operations and various other investments. Leveraging on her educational & working background in Accountancy & Business Management and her experience in managing Delta Land Berhad for 3 years prior to her appointment as Chairman of the Group, Hii has proven herself to be more than capable to take on the reins. iProperty.com’s editor, Roshan Kaur Sandhu had the pleasure to sit down with Hii to learn about the Group’s soon to be launched Delta Riverside, an iconic industrial development in Kota Kinabalu, Sabah. The interview also gave us an insight on the woman behind one of the country’s most successful conglomerates.

IN HER FATHER’S FOOTSTEPS Hii’s initial personal resistance to taking on the role has been overtaken by her passion to build on her father’s

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legacy both in business and philanthropy. Empowered by his trust and confidence in her, Hii has set the stage to take Delta Group to new heights of success. When speaking to Hii, it is hard to believe that she was not groomed for this challenging role although she says her father’s firm and religious outlook ensured her strict upbringing. She credits her father instead for passing on his integrity, professionalism, ethical value plus his industriousness and meticulousness which she believes are vital for business success. In the last 4 years, Hii has built a reputation for her exacting standards and strive for excellence which have been described by colleagues to be as imperious as those for the Nobel Prize. The focus she places on excellence and her uncompromising position on quality as well as the utilisation of the latest in technological advancements in materials and applications have seen the Group’s current projects - Phase 2 & 3 of Delta Height Apartments in Kota Kinabalu, Sabah, Taman Delta-LCDA@Upper Lanang, a residential development project in Sarawak earning industry acclaim and consumer confidence in architectural designs,

The late Datuk Hii Yii Chiong

“

Hii is now focussing her attention on strengthening the Delta brand by establishing a more defined corporate image for the Group and the positioning of its attributes.

2 qualitative construction and the timely delivery. Hii’s active involvement in every stage of a project delivery and in the resolution of on the ground issues is viewed as a key attribute to the Group’s growing success.

”

developments that have earned many accolades. In an effort to create a platform that will allow the consolidation of these worldwide successes and business practices, Hii is now focussing her attention on strengthening the Delta brand by establishing a more defined corporate image for the Group and the positioning of its attributes. She envisions a global brand representative of innovation and excellence in each facet of its core businesses as the way forward for the Group. In her position as Chairman/Managing Director of a diverse conglomerate, her ability to manage talent is constantly under scrutiny. Her ability to engage with colleagues from different levels of specialisation or expertise as well as cultural backgrounds and inspire them to be part of her team can be challenging but Hii’s open approach has earned her the respect and cooperation of staff members. She believes in entrusting her staff and providing them with clear expectations and the support they need to achieve the organisation’s goals and realise their own potentials. She acknowledges that their contributions are

MOVING THE DELTA BRAND FORWARD Delta Group operates from offices in Malaysia, Hong Kong, China, Indonesia, Singapore, the UK and North America with a number of successful international

1 Detached & Semi detached street view* 2 Entrance guard house* *Artist impressions

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FEATURED PROPERTY | Delta Riverside

3 invaluable and the importance of sharing the Group’s success with employees. Hii’s rising profile in the corporate sector is winning over sceptics especially amongst her male counterparts. They see her as a driven and resourceful player whose dynamism makes her a force as formidable as her father. She defines challenges merely as obstacles that one has to learn to navigate her way around. She agrees that there are many obstacles in the path of business success that may come in the form of competitive market developments, economic volatility and bureaucratic requirements. She is however confident that the spirit of resilience that she has inherited from her father will help her remain focussed on the Group’s mission and vision. Although Hii is quick to dismiss any notion of her being able to fill her father’s shoes, it is very apparent Hii’s strong business acumen and determination are likely to see her matching his success in the future. Hii’s visionary approach to property development is clearly reflected in the Group’s latest project, an iconic industrial development in Kota Kinabalu that is set to create new standards in design and delivery of industrial buildings.

DELTA RIVERSIDE – AN ICON IN THE MAKING Poised to support the economic growth of Sabah and to fuel its industrial sector, Delta Riverside Light Industrial Park at Kuala Inanam in Kota Kinabalu, Sabah presents a modern development spread across 18.69 acres of land with a gross development value of RM203 million. It is also located approximately 5 kilometers from the urban centre of Kota Kinabalu.

MODERN INDUSTRIAL UNITS Delta Riverside offers a combination of 48 units of 2-storey showrooms spaces, office lots and production facilities, from which comprises 6 units of detached lots, 26 semi-detached units and 16 units of terrace lots. The development boasts a good selection of designs namely Type A/A1, Type B/B1/B2 and Type C

3 Terrace street view 4 Detached *Artist impressions

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4 with huge production area spanning from 244.80 sq metres to 420 sq metres. Double- storey detached units measure approximately 7,534 sq ft, whilst double-storey semi-detached lots come in built-up sizes of 7,068 sq ft, 7,534 sq ft and 8,240 sq ft. Double-storey terrace units feature builtup sizes of 4,185 sq ft and 4,330 sq ft. Office spaces are conveniently located on the 1st floor whilst showrooms are given priority at the ground level, to create greater efficiency and visibility according to business activities. The units are equipped with modern and sophisticated technological enhancements such as motorized heavy duty roller shutters, bi-folding nonmotorized unit entrance gate and external LED night lighting for individual units. To fuel robust business activities, the units are supplied with ample power sources that include three-phase systems and floorloading capacity ranging from 4 kPa to 5 kPa. Ideal for manufacturing, production or large-scale corporate offices, the development offers the flexibility of combining two units to increase business space and to cater to the unique demands of today’s industry. The development is the first to implement 24-hour security surveillance with its gated and guarded concept. Perimeter fencing and lighting is another safety measure aimed at creating a secure and conducive environment. Targeted at corporate clients, business owners, property investors and foreign investors, Delta Riverside is priced from RM2.5 million to RM5.9 million. The project is set to be launched in September 2015 and is scheduled for completion in August 2018. Free SPA legal fees is provided for eligible buyers.

A STRATEGIC LOCALE Designed to cater to the growing demands of today’s business environment, Delta Riverside is located within a mature and developed light industrial area such as Kolombong and Inanam Industrial parks that offer good infrastructure and amenities. Kota Kinabalu’s general cargo and dry bulk port as well as the integrated container port at Sepanggar Bay are within a 5 to 7 kilometer distance.

State Administrative Complex. Also within a convenient distance is the Likas Sports Complex and the Sabah Trade Centre. To experience a modern industrial development, contact Delta’s sales office at +60 88 726 133/+60 10 932 5133/ +60 17 228 5133 and +60 16 725 5133 or please visit www.deltagroup.com.my.

PROJECT NAME:

Delta Riverside Light Industrial Park

These ports provide facilities for export and import activities. Accessibility to Delta Riverside is supported by functional access roads such as the Jalan Tuaran Bypass, Jalan Tuaran and Jalan Lintas. This will be further supported by the proposed major transport transformation efforts of the Kota Kinabalu Plan 2030 which calls for the development of a new bypass ring road connecting Putatan at the Southern end to Telipok and Sepanggar Bay’s container port.

CITY:

Kota Kinabalu, Sabah PROPERTY TYPE:

Light Industrial LAND TITLE:

Industrial TENURE:

Leasehold BUILT UP:

4,185 - 8,240 sq ft EXPECTED DATE OF COMPLETION:

31st August 2018

The development is also surrounded by a wide variety of amenities that include residential estates, commercial hubs, shopping havens, recreational centres and educational institutions, among others. Delta Riverside is within several minutes’ drive from Likas Hospital, 1Borneo Shopping Mall and the new

DEVELOPER:

Delta Evershine Sdn. Bhd. WEBSITE LINK:

http://newlaunch.iproperty.com.my/platinum/DeltaRiverside-Light-Industrial-Park/5074?preview=true CALL NOW:

+60 88 726 133

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FEATURED PROPERTY | The Palm Condominium

THE PALM CONDOMINIUM, KINARUT â&#x20AC;&#x201C; A PICTURE-PERFECT SETTING Experience living in idyllic settings fronting the South China Sea, and against the backdrop of the mesmerising Mount Kinabalu â&#x20AC;&#x201C; a magical combination.

Set against a scenic backdrop of the Kinarut shoreline and flanked by the lush greenery of the surroundings, The Palm Condominium in Kinarut is a picture-perfect living space complemented by all the trappings of contemporary living.

LIVING A DREAM The Palm Condominium presents contemporary living spaces measuring 1,090 sq ft with 3 bedrooms and 2 bathrooms. Promising elegant homes sporting timber flooring in the bedrooms, top quality ceramic tiles and stylish finishes, The Palm offers a resort-lifestyle. The homes come in two layout designs and exude spacious dimensions with ample sunlight. Featuring well-defined family areas, and cosy yet private bedrooms, The Palm offers contemporary living spaces, fronting a breath-taking vistas of the South China sea, The development is dotted with beautiful greenery, well-manicured garden spaces and a panoramic view of the South China Sea. The homes come with high ceilings that promote excellent ventilation and a spacious outlook. Odd numbered units have the privilege of facing the sea-front whilst even numbered units face the mesmerising scenery of Mount Kinabalu. Designed to cater to the demanding lifestyles of the modern generation, The Palm offers easy movement

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within the residential tower with 8 units per floor served by 3 passenger lifts. The corridors on each floor provide an excellent viewing point. Each unit is allotted one covered car park. The leasehold development presents 2 layout designs and comprise 128 units spread across Tower A. A total of 5 towers are expected to be built delivering 640 residential units. Elegant and modern

1 fittings and finishes have been used in the development thus offering stylish yet practical homes. The low to medium cost development was launched in January 2014 and is scheduled to be completed by December 2016. A 5% Bumiputera discount is offered to eligible buyers, whilst a RM10,000 discount is given

Palm Condo Clubhouse

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FEATURED PROPERTY | The Palm Condominium

2 to those who make the 10% down payment within 14 days from the date of booking – the discount is valid until 31 August 2015.

VIBRANT FAMILY-ORIENTED FACILITIES The Palm provides a vibrant array of exciting facilities that include a clubhouse with adults and kids’ swimming pools, indoor badminton courts, a gymnasium and an outdoor basketball court. Aside from that, there is 24hour security surveillance, a children’s playground, beautifully landscaped garden spaces and a rustic café by the pool. Residents enjoy covered parking bays and a secure environment. The Palm was designed to sit amidst a park, surrounded by the beauty of Mother Nature and a refreshing environment. Residents enjoy safe and easy access to the park via the main lobby, encouraging a secure environment for senior citizens and children. Experience the soothing sea-breezes and the rustling waves of the seafront at The Palm Condominium – resort-style living at its best.

The Palm is adjacent to Lok Kawi Heights and Taman Sungai Wang. Jalan Lok Kawi, Jalan Penampang Lama – Pan Borneo Highway and Jalan Kinarut provide easy access to The Palm. The development is within a stone’s throw from popular tourist spots such as Kinarut water front, the Borneo Paradise Resort and Langkah Syabas Resort. Putatan town is also located nearby. A coastal highway has been proposed to serve the location.

ABOUT THE DEVELOPER The Palm Condominium is a sterling development by the WSG Group, one of Sabah’s leading property development group. The Group was established

2 Sunset view 3 Palm Condo front view 4 Mountain view

MODERN CONVENIENCES AGAINST AN IDYLLIC SETTING The Palm enjoys a central location, fronting the main road and within a 10-minute drive to Kota Kinabalu’s city centre. Kinarut has a wide array of amenities and conveniences against a breath-taking backdrop of the deep blue sea and lush greenery. The township has a good selection of banks, convenience stores, supermarkets, and schools. SMK Kinarut Secondary School and SJK Kin Kiau are within a stone’s throw from the development. The Palm is within several minutes from commercial centres and retail hubs. Aside from modern development, the rustic township of Kinarut is also home to popular Lok Kawi Wildlife Centre and the Kinarut Mansion ruins.

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by Datuk Susan Wong Siew Guen who is currently Managing Director. Since its inception, the Group has delivered several successful development projects. Completed projects include the majestic 2-storey terrace houses of River Park and the beautiful Rose Garden in Kinarut which features double-storey terrace houses and semi-detached units as well as shoplots.

PROJECT NAME:

The Palm Condominium CITY:

Kinarut, Kota Kinabalu, Sabah PROPERTY TYPE:

Condominium LAND TITLE:

Residential TENURE:

On-going projects include the integrated development of Benoni Commercial centre in Papar and The Palm Square Commercial Centre in Kinarut. In the pipeline is the Kinarut Waterfront Resort Condominium project which is expected to be launched in 2017, comprising 200 units of residential units in an 18-storey tower, and a 16-storey resort hotel. To experience the splendour of seafront living, contact 6-088-269980 or visit www.thepalmkinarut.com.

Leasehold BUILT UP:

1,090 - 3,655 sq ft EXPECTED DATE OF COMPLETION:

36 Month from date of SPA DEVELOPER:

WSG Development Sdn Bhd WEBSITE LINK:

http://newlaunch.iproperty.com.my/The-PalmCondominium/5082?preview=true CALL NOW:

+6088 269980

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FEATURED PROPERTY | PacifiCity

PACIFICITY

FUELLING SABAH’S VIBRANT GROWTH Kota Kinabalu is poised to welcome a signature development, PacifiCity – a multi-phased integrated development that sets the standards for future lifestyle developments.

1 The bustling metropolitan centre of Kota Kinabalu is set to welcome Sabah’s largest integrated residential, commercial, retail and entertainment hub in the heart of Kota Kinabalu. Overlooking the picturesque bay of Likas and surrounded by Kota Kinabalu’s most prime suburbs, PacifiCity presents a multi-phased mixed development spread across 25 acres of land in Likas Bay. PacifiCity sports a mind-blowing selection of grade “A” offices, luxurious and fully-furnished residences, and a premier lifestyle mall. Designed to cater to Sabah’s growing affluent urban communities, PacifiCity’s central location provides excellent accessibility and a wide catchment area. Today, Kota Kinabalu is the gateway to Sabah and greater Borneo which are driven by the oil and gas sector, agriculture and aquaculture, tourism and an influx of professionals, entrepreneurs and expatriates. At present, Kota Kinabalu has much room for growth with a need for more robust infrastructure in transportation, property development, accommodation and leisure. To-date, this east Malaysian urban hub has two other integrated

90 |

developments, aside from PacifiCity, that serve different catchment areas.

HIGHLY ACCESSIBLE Fronted by 3 roads with 6 entry and exit points, PacifiCity is also set to receive a monorail station in the future, making the development one of the most accessible retail, residential and commercial address in the city. Surrounded by main access roads, neighbouring commercial and retail hubs as well as residential enclaves, PacifiCity poses a strategic and central location. Kota Kinabalu’s international airport is within several minutes’ drive from the development. Promising a hassle-free environment and lowrisk potential, PacifiCity will create 23,000 new employment opportunities in the oil and gas sector, over the next 3 to 5 years. Prominent multinational oil and gas company, Shell has confirmed establishing a new regional office in Kota Kinabalu which will create many employment opportunities. PacifiCity is also poised to benefit from the influx of expatriates into this urban centre, especially with its attractive propositions of low risk play, full financing,

2 its near completion status, its well-sold position and a lack of active competition.

LIVE. WORK. EAT. PLAY. Conceptualised to present a Live. Work. Eat. Play motive, PacifiCity promises first-class quality for all age groups. The development presents Pacific Enterprise featuring Grade A offices with 5-star hotel-styled lobby and reception, a top-class business centre, food and beverage facilities, private dining rooms as well as meeting and conference rooms equipped with the latest audio-visual and teleconferencing facilities. Pacific Enterprise offers small office suites from 500 sq ft to 2,000 sq ft, as well as larges spaces from 7,000 sq ft onwards, for sale or lease. Aside from that, the office complex is also equipped with high-speed fibre optic internet infrastructure, multi-tiered security features, and decentralised air-conditioning systems for easy control and energy conservation. Dedicated office lifts provide access to secure lobbies, whilst visitors and professionals enjoy ample parking spaces. Pacific Heights presents luxury residences with designer furnishing complemented by a breathtaking view of Likas Bay and the magnificent sunset.

1 PacifiCity - Kota Kinabaluâ&#x20AC;&#x2122;s Premier Lifestyle Hub 2 Resort living in the heart of Kota Kinabalu, everything you need is just a elevator ride away 3 Each residence is fully furnished by our interior designers and fitted with the latest household appliances

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FEATURED PROPERTY | PacifiCity Residents will enjoy exclusive membership to the PacifiCity Members Club, whilst the Lifestyle Mall lies just an elevator-ride away. Experience the splendour of luxurious urban living spaces, exclusive fittings and finishes as well as sophisticated designer household appliances. The residential enclave will be managed by a first-class residence management organisation. The first block of residences is scheduled to be completed in 2016.

The development features two distinct retail concepts, Pacific Parade â&#x20AC;&#x201C; Strata Bazaar offering a variety of lot sizes; and a fully retained and professionally managed Lifestyle Mall providing family-friendly entertainment including Sabahâ&#x20AC;&#x2122;s first and only IMAX Cineplex accompanied by a wide array of local and international dining and fashion choices. Pacific Parade promises a vibrant marketplace-style operations comprising a diverse group of retail businesses ranging from food & beverage, fashion, arts & crafts, information communications technology and other services as well as it will provide 5,000 car parks.

5 92 |

PacifiCity welcomes visitors, residents, professionals, entrepreneurs and tenants to a unique integrated experience that is highly connected, stylish, interactive and accessible. PacifiCity is set to dish out 620,000 sq ft of premier lifestyle mall space, 1012 designer residences, 320,000 sq ft of commercial space, 1000 hotel rooms over 3 international hospitality brands, more than 100 exciting food and beverage outlets and Sabahâ&#x20AC;&#x2122;s largest Cineplex with the first-of-itskind IMAX facilities. The development also presents a state-of-the-art auditorium and accompanying facilities, a private members city club and first-class tourist attractions and entertainment for all ages.

A PICTURE-PERFECT SETTING Experience unspoilt settings at PacifiCity, boasting magnificent sunsets within a resort-styled environment in an urban hub. Enjoy lush greenery, colourful lawns and rustic garden spaces in a scenic environment within easy access of modern conveniences. Live, work and play in harmony with nature whilst savouring the best of a contemporary lifestyle.

A STRONG COMMUNITY FOCUS Passionate about providing a platform to harness the power, energy, creativity and engagement of the Sabah community, PacifiCity was designed to create one of the most vibrant, creative, exciting and dynamically liveable regions in Asia. The strong community focus is to encourage innovation, community networking and synergy.

ABOUT THE DEVELOPER PacifiCity is a signature development by Pacific Sanctuary Holdings Sdn Bhd, a Sabah-based

Jal

Tun

6 developer focused on delivering long-term benefits to the community. Committed to providing new and innovative high-end tourism products in Sabah, Pacific Sanctuary will package the state as an attractive and exotic destination with a rich cultural heritage by infusing its development with local cultural accents and artistic touches complemented by local and foreign expertise. The Group aspires to develop sustainable and viable developments in partnership with strategic alliances. 4 Likas bay - a prime and convenient location with breathtaking views 5 KKâ&#x20AC;&#x2122;s next premium lifestyle mall set to provide a new level of retail-tainment 6 Pacific Enterprise, a new level of Grade A designer office space

Fua

dS tep h

ens

PROJECT NAME:

PacifiCity CITY:

Kota Kinabalu, Sabah PROPERTY TYPE:

Residential, Commercial, Retail BUILT UP:

Various EXPECTED DATE OF COMPLETION:

Phase 1 2016 DEVELOPER:

Pacific Sanctuary Holdings Sdn Bhd WEBSITE:

www.pacificity.com CALL NOW:

+6088 237 555

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INTERNATIONAL NEWS & FEATURES

Bandar Rawang

SINGAPORE HAPPENINGS Urban Redevelopment Authority flash estimates reveals 0.9 per cent price decline from April to June This makes it the seventh consecutive quarter of slumping private residential home prices, the longest succession of losses in 13 years. The previous time prices plummeted this long was in September 2000, which lasted eight successive quarters. Flash estimated announced by the Urban Redevelopment Authority (URA) on 1st July, showed that the outside

core region (OCR) was most affected by a 1.2 per cent price decline, compared to its 1.1 per cent drop in the last quarter. The core central region (CCR) declined by 0.5 per cent, more than its 0.4 per cent drop in the last quarter and the rest of central region (RCR) fell by 0.5 per cent, which is a slight improvement from its 1.7 per cent drop in the last quarter.

Slow property market growth due to Total Debt Servicing Ratio The Total Debt Servicing Ratio (TDSR) framework’s limitation on car and home loans has been cited as being responsible for the sluggish private housing market, according to market observers who spoke with Channel NewsAsia. The TDSR, which was implemented on 29th June 2013 to curb debt payments, is said to have brought about the drop in units sold from 14,938 in 2013 to 7,316 private homes sold in 2014. With the TDSR expected to be implemented permanently, and with the private property market appearing to moderate, market watchers have urged the government to relax policies such as the Additional Buyer’s Stamp Duty (ABSD). ABSD is meant to prevent local buyers from purchasing another home and restrict foreign buyers from entering the market. In an interview with Channel NewsAsia, Ismail Gafoor, Chief Executive of PropNext Realty, said that there

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is existing demand, however buyers are hesitant due to cooling measures. Because of buyers on a budget, developers have also been careful with their launches. A declining number of project sales have been observed since June 2013, from 15 (June 2013) to seven (June 2014) to three this June. PropNext Realty noted that this might pressure weaker developers to quit. In an interview with Channel NewsAsia, Chia SiewChuin, Research & Advisory Director at Colliers International said, “Most developers here in Singapore would have accumulated quite a bit of profit during the early years of the recent residential property boom and that has actually given them the capacity and holding power to ride out these subdued market conditions”. However she also noted that those unable to endure the weak property market may eventually leave.

Real Estate Developers’ Association of Singapore: More empty private homes A soaring number of vacant private homes looks inevitable as supply increases and tougher mortgage curbs lessen demand. At a seminar held by the Real Estate Developers’ Association of Singapore (REDAS) on 14th July, REDAS’ president Augustine Tan noted the upcoming supply of over 89,000 private homes between 2015 and 2019. He said, “This looming supply is likely to bring home vacancy rate to a new record

high, causing a further slip in home rentals and a downward spiralling of property prices”. According to official figures, Singapore’s private residential prices have declined in six continuous quarters and flash estimates predict another fall in the upcoming seventh quarter. Fewer units have also been put up for sale by developers, with just 7,316 units launched in 2014 compared to 14,948 units in 2013.

Monetary Authority of Singapore: Still premature to relax property cooling measures Ravi Menon, Managing Director of The Monetary Authority of Singapore (MAS) said on 21st July that it is still too early to lift property curbs, dashing hopes of a market rebound this year. He added that, “Property prices have softened somewhat, but like I said last year, in the context of the price increase that had occurred — 60 per cent over three years — the softening we have seen is really not all that much. So, it’s still premature to consider removing any of the cooling measures that are in place”. Since the global financial crisis in 2008, housing prices started increasing in 2009 and hit their peak in the third quarter of 2013. The property market has cooled since then, but more so after MAS slapped on the TDSR in June 2013 to ease buyer speculation and raise credit practices by financial institutions.

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INTERNATIONAL FEATURES | Feature

BUYING A RESIDENTIAL PROPERTY IN SINGAPORE? POSITION YOURSELF NOW! Are you still sitting on the fence waiting for property prices to drop before buying your next property? Thereâ&#x20AC;&#x2122;s no fault exercising prudence over such a major financial decision. However, while youâ&#x20AC;&#x2122;re waiting for property prices to drop, your chance of getting approved for a property loan may also be slimming down. Thanks to Total Debt Servicing Ratio (TDSR). - BY EUGENE HUANG TDSR EXPLAINED In 2013, the Monetary Authority of Singapore (MAS) enforced a framework for processing and granting property loans in a way that strengthened and standardized the credit underwriting process used by financial institutions while ensuring that borrowers would only take a loan that was within their capacity to repay. THUS, TDSR WAS BORN TDSR is the percentage of your income that can go into financing your new property, after calculating all

your existing debts such as car loan, renovation loan, credit card loans, student loans, personal loans and other unsecured loans. TDSR capped the percentage of income for debt servicing to 60%. If your loan repayment exceeds this limit, then you will not be allowed to take the mortgage. For instance, you make $5000 every month. Your TDSR is $5000 X 60% = $3000. This means that if you need to pay $800 a month for your car loan, $900 for a home renovation loan and $300 for credit cards, then you would only be left with $1000 to service

Parque Melbourne

102 |

your mortgage. If your monthly loan repayment is at $1200, then you will be denied the mortgage. So if you didn’t have other loans, would you have a better chance of getting approved for property loan? Not really. ENTER THE STRESS TEST Because mortgages are long-term loans, the interest rates for property loans are subject to interest spikes. Financial institutions use a stress test to determine if you can handle future interest spikes and still manage to safely allocate a percentage of your income to debt servicing. With TDSR, financial institutions standardized the stress test at 3.5% for home loans and 4.5% for commercial property loans. This means that property investors must maintain a TDSR of 60% amidst 3.5% 4.5% interest spikes. NO MORE AGE ROPING TDSR also considers the income-weighted average age to consider the loan tenure. This means that only income-earning individuals will be considered in the calculation of income weighted average age. Suppose you are 60 and you make $10000 a month. Your wife is 43 but not working, then the loan repayment tenure will only be calculated against your age. In this case, you can obviously expect loan tenure (perhaps 5 years) because the financial institution will consider the years you will stay employed and generate income. With a shorter loan tenure, your loan repayment amount will be bigger.

Market watchers foresee a moderate price drop for the private residential properties this year amidst a mounting supply of new homes and with the government encouraging less exuberance in borrowings. For the property investors, market watchers advise to expect a weak leasing activity and the pain of having to deal with impending rise in interest rates. NOT ALL IS AS BLURRY AS IT MAY SEEM With All Things Right, Now Is The Right Time To Invest What the TDSR is simply telling property investors is that to be able to leverage from financial institutions later, now is the right time to position yourself for a mortgage. You can do this by cutting down on other borrowings to be able to increase your eligibility for property loan. If you have variable income such as rent, fees and commissions make sure to collect receipts. You can’t stop years from passing, so don’t let your age hinder Tree by Hilton Perth Waterfront youDouble from preparing to invest in another property. With all things right, you can actually have higher property loan eligibility if you start positioning yourself today.

Before, families would rope in younger income-earning family members into the income-weighted average age to increase the eligibility for loan at longer loan tenure. With TDSR, this old tactic will no longer work. Variable And Fixed Income Considered TDSR also lowers the approved amount for those with variable income, rounding up the variable income to just 70% of the actual income. For instance, your variable income is $4000; financial institutions will only consider $2800 as your actual income and calculate your eligibility for a loan based on this. WHAT’S HAPPENING IN THE PROPERTY MARKET THESE DAYS WILL MAKE YOU WARY As you wait in the sidelines for property prices to drop, you’re also putting a lid on your chance to take a loan on account of these cooling measures.

DISCLAIMER: The opinion stated in the article are solely of Eugene Huang Director of Redbrick Mortgage 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 FEATURES | Briefs

INDONESIA REVAMPS RULES TO ATTRACT FOREIGN PROPERTY INVESTORS With the country’s economic downturn causing a 13.5 per cent quarter-on-quarter dip of residential sales amid regulatory uncertainties in Q1 2015, Indonesia is taking active steps to reinvigorate its real estate market .Plans are currently underway to relax rules on foreign ownership which allow foreigners to own Indonesian homes under ‘right of use’ for 25 years which is extendable for an extra 20 years. The new changes would allow the rule to become a permanent period, without needing to extend,

and inheritable upon the owner’s demise. However, according to Jakarta Globe, foreigners are restricted to purchasing only luxury apartments that cost above IDR5 billion (USD375,000). According to Deal Street Asia, The Central Bank of the Republic of Indonesia (BI) will also relax its lending regulations for residential property buyers to encourage sales. While previously buyers had to put a 30 per cent down payment, terms have been readjusted to 10 to 40 per cent, depending on property size.

SINGAPORE’S TEMASEK HOLDINGS AND PENANG DEVELOPMENT CORPORATION – JOINT VENTURE PROPOSAL According to Affin Hwang Capital Research, a rising population in Penang combined with persistent property demand will see public-private partnerships (PPP) helm property projects in the area. The RM27billion Penang Transport Master Plan (PTMP) is among the largest PPP projects which could be confirmed by September. Singapore’s Temasek Holdings and Penang Development Corporation (PDC) have put out a joint venture proposal to build a RM11.3 billion business process outsourcing centre and international technology park. Penang’s government has pushed the economy up the value chain by supporting a manufacturing and

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services sector based on knowledge and innovation. “Property development companies such as Eastern & Oriental Berhad, Eco World Development Group Bhd and Ewein Bhd are embarking on new largescale mixed development projects in the state with total gross development value (GDV) of RM60 billion,” added the report. Six consortiums have indicated interest to be the project delivery partner for PTMP while discussions for PDC’s joint venture are still underway. If Temasek enters the market, more Singapore companies and foreign investors are likely to be attracted to Penang.

POTENTIAL FOR DEVELOPERS AS DEMAND FOR KRABI REAL ESTATE GROWS

SAVILLS: HO CHI MINH CITY RESIDENTIAL MARKET REPORTS STRONG PERFORMANCE IN Q2 According to Savills’, recent policy changes on foreign ownership, competitive mortgage rates and rental yields have caused a spike in the supply and demand of residential property in Ho Chi Minh City, Vietnam. Notably, apartment and villa/townhouse sectors performed well in the second quarter of 2015. In the second quarter, 9,700 new apartments were launched – marking a 47 per cent quarterly increase and topping the largest amount of newly launched supply in five years. There was an increase of three per cent quarter-on-quarter for the villa and townhouse market, with 470 units launched. With high demand for homes equipped with facilities and better infrastructure, sale transactions remained high for both markets, with apartments leading. 5,000 units were sold in the second quarter, a 17 per cent increase from the previous quarter and the highest volume since Q4 2010. Sales of villas and townhouses saw a 12 per cent quarterly increase.

The latest modern luxury condominium project, The Emerald Ao Nang Condominium, located in Ao Nang, Krabi was recently unveiled. In an interview with Property Report, Sait Ketroj, Managing Director of developer Emerald Development Group, said that Ao Nang is a new opportunity for expanding the market, as it is the next famous tourist destination in Thailand after Phuket. “According to market research, the supply in the condominium sector has not yet met the demand of customers. Therefore, the Emerald Ao Nang Condominium is the best choice both for customers who visit Krabi on vacation, as well as those with an interest in investing,” he added. The Emerald Ao Nang is situated among tourist draws and local and international businesses, promising an accessible and centralised residence. With three buildings and 205 units in total, the project will start construction in September 2015 and will complete in 2017.

With more supply to enter the market, this bodes well for foreign investors. The new laws on foreign ownership now allow international investors with valid visas and foreign businesses operating in Vietnam to own property in the country.

NATIONAL AUSTRALIA BANK: STRONG FOREIGN RESIDENTIAL PROPERTY PURCHASE IN AUSTRALIA According to the National Australia Bank (NAB) South Wales (NSW) and Victoria (VIC) had the best improving markets, while sentiments dipped in other states, led by South Australia/ Northern Territory (SA/ NT) and Western Australia (WA). The NAB’s Residential Property Index is predicted to jump 35 points next year and by 42 points in two years. According to NAB chief economist, Alan Oster, differences were present between states where foreigners bought more than 28 per cent of all new apartments in VIC compared to 16.5 per cent in NSW.

In existing property markets, foreign buyers represented 8.6 per cent of demand, with foreigners accounting for one-tenth of home sales in VIC and NSW. Of the total established apartment sales and home sales in Q1, foreign buyers accounted for 11.4 per cent and 9.4 per cent respectively. Oster also notes that first time home buyers were more widespread in new property sectors in the June quarter, although he attributes this increase to first time home buyer investors.

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INTERNATIONAL FEATURES | Shortlist

GOING DOWN UNDER Seeking new avenues for growth, dynamic property developers in Malaysia and Singapore are establishing a sustainable presence in Australia to build diversified and balanced real estate portfolios. - BY EEVON NG

Parque Melbourne

S P SETIA - TAKING THE LEAD IN MELBOURNE Awarded the world’s most liveable city four years in a row from 2011 to 2014 by the Economist Intelligence Unit, Melbourne offers a world class standard of living. It was the chosen city for S P Setia Berhad’s first foray into the Australian market. According to Choong Kai Wai, CEO of S P Setia Melbourne, the driving force behind the decision includes a growing appetite for CBD apartments as investments and for owner occupation, as well as a growing local economy boosted by new overseas residents. The latter includes

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a high volume of tertiary students - Melbourne is regarded as Australia’s education capital. S P Setia’s first Australian development in 2011, Fulton Lane, is sold out and satisfied purchasers are now moving in. The property puts S P Setia on the map as the first international developer in Melbourne to undertake a large scale residential project in the northern precinct of the city’s CBD. S P Setia’s second project in Melbourne, Parque Melbourne was launched in 2013 and also sold out fully in record time.

Washington Residence

Double Tree by Hilton Perth Waterfront

Construction of Parque Melbourne commenced in early 2015 and residents can expect to move into their new homes in early 2017. S P Setia is continuously searching for development opportunities in Melbourne, especially in the CBD or highly sought after inner ring suburbs. Other Australian capital cities are also on its radar. “A key part of our project evaluation process includes seeking out select city locations which are in close proximity to tertiary institutions. The demand for these apartments continues to be firm, especially among investors,” says Choong. “Over the next few years, growing and diversifying the brand will be a key part of our agenda, especially in the mixed-use sector.” SKS GROUP - UNEARTHING PERTH’S POTENTIAL Malaysia-based MB Group boasts a 30-year track record in real estate development in its home country. When the firm identified a shortage of quality hotels in Perth, it made a strategic decision to venture into hotel development there. The brunt of this challenge was undertaken by SKS Group, the Perth-based overseas investment arm of MB Group Malaysia. SKS Group has successfully launched three hotel developments, which will be managed by Hilton. The first, DoubleTree by Hilton Northbridge, commenced construction in mid this year while DoubleTree by Hilton Perth, a waterfront property located by Swan River at Elizabeth Quay will commence construction next month. SKS Group expects these two hotels to be operational in early 2017. The last, DoubleTree by Hilton Perth, Fremantle, comprising both residential and commercial use, will be tendered next month with construction commencing in the first quarter of next year.

Windi Sim, Managing Director at SKS Group says, “Hotels are long term investments and the prospects for strong recurrent income growth are good. The proximity of Perth to Asia would be the key to our property development growth in Perth.” On top of world class hotels, SKS Group’s portfolio also includes residential properties. Its two apartment developments are Washington Residence and Armagh Residence. The former, located in Victoria Park just two minutes from the CBD, has already received its occupants. The latter, also located in Victoria Park has just commenced construction.

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INTERNATIONAL FEATURES | Shortlist The Westin Sydney

Sim reveals, “Perth’s residential market has been stagnant for the past two years and sales have been slow. Buyers are becoming more selective. However, SKS is confident that the residential market has great potential for growth in the mid to long term as there is a perpetual demand for affordable homes.” FAR EAST ORGANIZATION - THE ALL-ROUNDER Far East Organization has invested AUS$ 1.8 billion in acquisitions and joint ventures since 2013, growing its portfolio of quality investment properties and development sites in prime locations across Australia. The organization looks to establish a sustainable presence in markets that operate on a different economic cycle from the rest of Asia and Australia presents an attractive environment for earnings diversification and growth. Scheduled to launch next year is St Helena Woods, a site in Melbourne that has been under the ownership of Far East Organisation for more than 30 years. During conceptualisation, the firm held community consultations and market research so that the 18-hectare development is built with the community in mind and fulfils the needs of the local economy.

It will feature about 260 dwellings with different configurations to suit everyone with 25% of the development dedicated to parkland – five times the standard for a residential community of this type. “Besides Melbourne, Sydney and Perth are also mature economies with high yields and strong demand and they are our focus areas for business growth. In May 2015, Far East Organization and its Hong Kong-based sister company Sino Land jointly acquired The Westin Sydney and its adjoining Heritage Retail podium. The Westin Sydney is part of the redevelopment of Sydney’s historic General Post Office with over 100 metres of prime frontage to Martin Place, Sydney’s renowned thoroughfare,” reveals Ai Lian Fang, Chairman of the Australian Executive Committee at Far East Organization. “Far East Organization has a long-term interest in the Australian market. As a business, we support an environment where there is sustainable measured growth in the market. We applaud policies and frameworks that support local economic prosperity for the future.”

Please email global@iproperty.com if you have any questions for our featured developers or to find out more on any upcoming real estate developments in Australia.

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Luxe | INTERNATIONAL FEATURES

the

LUXE

Soo Chan Collection For Poliform Italy “Soo Chan’s designs speak of an understated elegance which fits into our Poliform collection perfectly, and yet are able to offer discerning clients something unique. We are excited about the collection’s potential especially in the Asian markets that are of growing importance to us,” said Marco Longoni, export division manager of Poliform. - BY LESLIE LIN Clockwise from the top: Java bed and bedside complements, Soori Highline armchair, Soori coffee table, Java bed Poliform is exclusively available at space Furniture, Singapore.

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RESEARCH DATA | Oregeon Property Consultancy

TAMAN DESA Once surrounded by jungle and rubber estates, Taman Desa is now considered a strategic area with its proximity to Mid Valley Megamall and other landmarks.

Located merely several kilometers away from the Kuala Lumpur City Centre, Taman Desa is sited off Old Klang Road, one of the oldest road in Klang Valley which used to be the main access in the locality before the completion of Federal Highway and New Pantai Expressway. Besides that, some of the significant land marks have also made the township to be easily found, those are such as Mid Valley Megamall, The Scott Garden, Taman Desa Medical Centre, Desa Waterpark and etc. The township is a combination of residential and commercial activities, built with low to high-rise dwellings, shop-offices and office towers, ranged from lower end to luxurious conceptual designed properties. The commercial hub provides most of the daily needs and job opportunities good enough to call it a self-sustain township; in fact it attracts people from surrounding to some of the well-known food and beverage stalls keeping the vitality of the township. Main access to the township can be via the Old Klang Road or the Eastâ&#x20AC;&#x201C;West Link Expressway (Salak Expressway), an extension of Malaysiaâ&#x20AC;&#x2122;s Federal Highway from Seputeh to Taman Connaught in Cheras. Taman Desa itself have no integrated public transportation system available within the township, however, the services are easily reachable.

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There is a KTM station located near to the Mid Valley Megamall, slightly further to the north within the KL Sentral, most of the train services are available i.e. the KTM, Monorail, LRT and the coming MRT. The proposed Monorail extension as well has got the station planned between Taman Desa and Mid Valley Megamall. Other options will be towards the south where the LRT stations are located in Bukit Jalil and Sri Petaling which is located merely several kilometers away.

The recorded transaction prices of selected schemes within Taman Desa as at June 2015 are as below:-

LANDED HOUSES TYPES

STOREY 2

SCHEMES Tmn Desa

LAND AREAS 3,150 - 5,600 sf

Semi-detached Houses 3

Danau Desa

2,045 - 4,908 sf

1,760 sf

Tmn Desa

Terraced Houses

1,830 - 1,880 sf

2,200 sf

Tmn Bukit Desa

1,765 sf

YEAR

MIN (RM)

MAX (RM)

COUNT

2010

1,300,000

2,200,000

2012

2,250,000

2,850,000

2013

2,050,000

2,875,000

2010

1,400,000

2011

1,600,000

2,450,000

2012

1,500,000

2,480,000

2013

3,100,000

2014

2,700,000

3,500,000

2010

550,000

700,000

2011

665,000

850,000

2012

1,050,000

1,235,000

2013

1,000,000

1,320,000

2014

1,180,000

1,370,000

2015

1,300,000

2010

560,000

770,000

2011

600,000

910,000

2012

915,000

1,115,000

2013

780,000

1,500,000

2014

1,100,000

1,410,000

2015

1,350,000

2010

785,000

1,100,000

2011

700,000

1,000,000

2012

825,000

1,365,000

2013

800,000

1,350,000

2014

1,000,000

1,690,000

2010

610,000

885,000

2011

610,000

850,000

2012

850,000

993,000

2013

870,000

1,060,000

2015

1,160,000

1,200,000

Source: Oregeon Property Consultancy Research Team

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RESEARCH DATA | Oregeon Property Consultancy

STRATIFIED HOUSES TYPE

SCHEME

1 Desa Residence

Casa Desa Condominiums

Danau Impian & Danau Idaman

Apartments

Danau Murni Condominiums

Danau Permai

580 - 1,200 sf

Faber Ria

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BUILTUP AREA

2,140 2,204 sf

916 1,950 sf

915 938 sf

720 sf

690 1,250 sf

2010

474 1,668 sf

YEAR

AVERAGE (RM PSF)

2010

512

COUNT Papillon Desa Hill Condo

1,320 3,680 sf

2010

449

2011

532

2012

567

2013

714

2011

534

2012

575

2014

769

2013

640

2015

794

2014

580

2010

284

2010

352

2011

333

2011

414

2012

470

2013

482

2014

537

2010

243

2011

286

2012

354

2013

400

Tiara Faber

1,250 sf

Apartments

Abadi Indah Apartment

590 950 sf

2012

373

2013

420

2014

456

2015

491

2010

176

2011

202

2012

244

2013

316

43 36

2014

466

2014

372

2010

215

2015

412

2011

245

2010

241

2012

286

2011

319

2012

367

2013

646 1,130 sf

352

2014

393

2013

416

2015

483

2014

491

2010

294

2015

492

2011

377

2012

452

2013

522

2014

574

2015

545

332

2011

411

2012

466

2013

565

2014

645

2010

240

2011

329

2012

400

2013

463

2014

577

2015

543

Greenfield Apartment

Source: Oregeon Property Consultancy Research Team

Generally the recorded transaction prices for landed properties are in an increasing trend since 2010, as at June 2015, the recorded highest transaction price for a 3 storey semi-detached house and a 2 storey terraced house were at RM3.5 million and RM1.69 million, respectively. The amount of transactions however shows a less consistent pace and has then decreased from 36 units in 2010 to merely 4 units as at June 2015. On the other hand, the stratified properties have shown a stable and consistent move in terms of their amount of transacted units and recorded average transaction price. The recorded transaction prices has increased approximately 88% since 2010 (RM271 psf) to June 2015 (RM509 psf), and the amount of transacted units have decrease approximately 58% from 2010 (371 units) to 2014 (155 units) and recorded a merely 15 transacted units as at June 2015.

Some of the notable ongoing / developments in application within Taman Desa are as follows:PROJECT

DEVELOPER

TYPE

Desa Green Serviced Apartments

Seri Tiara Development Sdn Bhd (UOA Group)

3 towers of serviced apartments (1,388 units)

Desa Business Suites

Seri Tiara Development Sdn Bhd (UOA Group)

2 blocks of 15-storey office

N/A

Fajar Budi Sdn Bhd

4-storey villa apartments

Source: Oregeon Property Consultancy Research Team

There are not many ongoing developments within the township. However it is notable that many of the unused lands in Taman Desa are enclosed with hoardings for quite some years and yet no proposal or further actions were announced. As most areas within the township are currently occupied by landed houses; the limited land shall eventually be allocated for high-rise properties and it is notable from the current list of ongoing / in –tube projects as well. Just like many other townships, Taman Desa is facing scenarios that will occur in established townships such as the traffic congestion and easy access to the highways has made the connectivity an advantage. However it also causes commuters travelling in and out to be affected especially along the two major roads, Old Klang Road and East–West Link Expressway. Perhaps the ongoing MRT project, the monorail and the LRT extensions would be able to ease the traffic congestion thus benefiting Taman Desa and the surrounding townships.

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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REGULARS | HBA

HOW EFFECTIVE IS THE NEW AMENDMENTS TO THE HDA? PART 1 Although the Housing Development (Control & Licensing) Act, 1966 (HDA) has been tweeted and tuned on numerous past occasions, it has still not been able to address the issues of abandonment. There are two parts to this article and Part 2 will be featured in the next issue. This time around, the amendments to Housing Development (Control & Licensing) were tabled in Parliament and debated through December 2011. The amendments have received its royal assent on 30th January 2012 and gazetted on 9th February 2012. It’s implementation was inordinately delayed because of the governing HD Regulations, 2015 (HDR) and a host of other crossed referred laws that related to strata management and maintenance. It finally was implemented by the Housing Minister and came into operation on 1st June 2015. But has the amendments to the principal legislation and its governing regulations with a new set of sales & purchase agreements plugged some of the loopholes; rectified inadequacies and even some questionable and grey clauses that existed in the original Act and its regulations? The procedures for control and licensing of housing developers have now been made more stringent so that non bona-fide developers would be marginalized. The effectiveness of the revamped Act remains to be seen. It would only reflect its effectiveness after a period of time. However, it must be reiterated that much would depend on the degree of enforcement to be carried out. Below are some of the pertinent amendments to the HDA:

CRIMINALIZING ABANDONMENT The new amendments make it a crime for housing developers to abandon their housing projects with jail sentences. This is with the proviso that they are charged for the criminal offence and brought to Court of Law in the first place. The clause defining ‘abandonment’ is clear and precise. New Section 18A – Offences relating to abandonment of housing development by a licensed housing developer 18A. (1) Any licensed housing developer who abandons or causes to be abandoned a housing development or any phase of a housing development

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which the licensed housing developer is engaged in, carries on, undertakes or causes to be undertaken shall be guilty of an offence and shall, on conviction, be liable to a fine which shall not be less than two hundred and fifty thousand ringgit (RM250,000) but which shall not exceed five hundred thousand ringgit (RM500,000) or to imprisonment for a term not exceeding three (3) years or to both. (2) For the purpose of this section, ‘abandons’ means refuses to carry out or delays or suspends or cease work continuously for a period of six months or more or beyond the stipulated period of completion as agreed under the sale and purchase agreement. However, an important aspect is with regards as to who should be brought to court and punished? Is

it the directors - the person having control or the employed managers of any abandoned project?

government is serious and pro-active in addressing housing problems caused by errant developers.

The amendments do not have retrospective effect. They apply only to new housing projects. If the amendments were retrospective, the number of developers who would be caught by them and face criminal prosecution would expectedly be high. Consequently, this may cause a big ripple of distress in the housing development industry. It may also result in purchasers terminating the contract of sale and possibly causing the number of sick, late and abandoned projects to increase bearing in mind that developers may have cash flow problems paying back the purchase moneys to the house buyers. For this reason, it is agreed that the amendments would apply only to new housing projects.

In other words, while the new law seeks to deter “new criminals”, it ought not be seen that “old criminals” could get away scot-free. Prosecution of “old criminals” would be equally important.

While the amendments apply to new housing projects, enforcement on developers of abandoned project prior to the new legislation must be seen to be done and publicized. These efforts would complement the new amendments in that they would suggest that the

Firstly, we will not even use the word “increase”. This is because in the case of small developers who build small number of houses in the smaller towns and where total construction cost is RM2 million or less, the RM200,000 that they are currently forking

IMPOSITION OF 3% REFUNDABLE DEPOSIT TO BE A HOUSING DEVELOPER The National House Buyers Association (HBA) is pleased that the Government has heeded our call to have Section 6(1)(b) (Conditions or restrictions for the grant of a developer’s license) of the HDA amended. The HDA has been enhanced to make the requisite deposit (refundable) from the current RM200,000 to three (3) % of the Construction Costs.

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REGULARS | HBA out actually represents over 10%. Thus for them the new 3% is actually a vast reduction! Compare this to a big project developer whose construction cost is, say, RM20million. The present RM200,000 represents a miserable 1%. Thus, any contention that the 3% will weigh down on the smaller developers is incorrect. The present RM200,000 is flawed because it assumes a “one-sizefit-all” formula where small developers are compelled to wear the “big size” that clearly does not fit them. The introduction of 3% formula is (to an extent and compromised figure) a realistic and a fair figure because the actual deposit sum is dependent on the size of the project. As to whether the new 3% deposit will curb abandonment, our contention is that it will indirectly reduce such incidences. Those developer-aspirants who are financially so weak that they are not able to raise the 3% deposit (it is refundable anyway) should stay out of the industry because the probability of them running into trouble is higher. The increase in the finance cost in order to fork out the 3% deposit is negligible when measured against the potential gross development value (GDV). Further, any additional cost (interests) is only incurred during the construction phase because upon project completion, the 3% is fully refunded by the Controller of Housing. In a small way, it also serves as insurance for the Ministry of Urban Wellbeing, Housing and Local Government to have a source of funding in the event of unforeseen eventualities caused by developers where immediate expenses need to be incurred. The havoc created by abandoned projects and the amount of funds made dormant (and in many cases, written off) is far more devastating and adverse than the amount of funds held in refundable security deposits. Project abandonment cannot be totally prevented but the 3% deposit only acts as proof of commitment, seriousness, financial standing and safety net. The introduction of the pre-requisite 3% deposit can, to a larger degree, assist in revival efforts by the Government compared to the present insignificant RM200,000. The tightening of the housing laws revised in the year 2002 and 2007 has failed to arrest the problem of abandoned housing projects. The statistics speaks for itself. Enforcement needs to be tightened up regardless of the amount of security deposit(s) demanded. The 3% deposit represents only a minute factor in the whole risk equation. HBA has stated that the imposition of 3% is the minimum norm and that the Controller of Housing should be given the discretion to increase this percentage to the proposed 5%, if deemed necessary due to high risk or whatever other reasons. Please note: Part 2 will be continued in the October issue.

116 |

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 Striving for House Buyers Rights and Interest

| 117

REGULARS | Dato’ Joey Yap

HOW QI AFFECTS THE EIGHT DIFFERENT TYPES OF HOUSES BASED ON MAIN DOORS (PART 3) In this continuing article on “How Qi affects the 8 different types of Houses based on Main Doors”, we will be highlighting both the West and Southwest sector in this article.

MAIN DOOR IN SOUTH SECTOR Due to the appearance of the #7 Red Star in this sector, occupants must be wary for they will likely experience erratic emotions as well as arguments and miscommunication striking everyone who uses this area. The occupants will also face the danger of dealing with internal sabotage or hidden agendas in their personal lives and at work as well. If an individual has a pre-existing health problem, they should avoid

this sector completely or risk the threat of constant hospitalization and/or surgery. To make things worse, the Robbery Star is also located in this sector. As its name suggests, it invites the threat of robbery and thefts, not only to the house or office with this sector but also to the occupants who live or work here. To combat this threat, the occupants must remain vigilant and safeguard the safety of their property as well as themselves, whether or not they are at home or outside this year. If occupants have a house where their Main Door is located in the South sector, there is the chance of a whirlwind of negative and dark influences permeating the entire house and affect all who live here. The Main Door in the South sector is also affected by the negative influence of the #7 Red Star. If the Main Door opens up to any sharp features in its direction, it could cause aggravated personal harm and injury for the occupants. If there is the presence of a fertile hill from the Main Door however, the occupants will be able to receive noble help throughout 2015.

THE NEXT TWO-MONTH OUTLOOK FOR A BEDROOM IN THE SOUTH SECTOR WITH THE SOUTH MAIN DOOR (June 7th – August 7th) Be mindful of what you say or do for this will go a long way in avoiding unnecessary conflicts, especially with women in the household and the in-laws. Those sitting for exams this month should move to another

118 |

MAIN DOOR IN SOUTHEAST SECTOR The #2 Black Star resides in the Southeast sector this year. Also known as the Sickness Star, this Star can cause injuries or sickness to the occupants living here. Various health issues and even injuries will strike anyone living in this house. Occupants need to be alert for any developing illnesses that may occur this year, especially those who already have a preexisting medical condition. This sector can potentially aggravate any illnesses as well as cause skin and stomach problems. It is even more dangerous for expectant mothers and they must avoid this sector completely as the negative influence here can adversely affect their delicate state.

room to ensure a better outcome. Those involved in any business expansion in the media and publishing industry need to ensure that all matters are legit before proceeding. (August 8th-September 7th) This is a good month for professional athletes to gain an advantage over their rivals. Steer clear of office politics at work and keep a low profile to avoid drawing trouble to you. Deal with any personal relationships problems tactfully to ensure that things end in a reasonable and amicable solution. Above all, do remain calm all the way.

“

To combat this threat, the occupants must remain vigilant and safeguard the safety of their property as well as themselves, whether or not they are at home or outside this year.

”

If the Main Door of your property happens to lie in this sector, you and the occupants living here should see a doctor as soon as possible. To help minimize the negative effects of the sector, you can place items made out of iron or brass to counter the negativity emanating here. However, there is still some fortunate news as this sector also carries a positive influence, thanks to the presence of the indirect Wealth Star. The presence of the Wealth Star will help generate substantial financial gains in all investment endeavours for all who live in this house.

THE NEXT TWO-MONTH OUTLOOK FOR A BEDROOM IN THE SOUTHEAST SECTOR WITH THE SOUTHEAST MAIN DOOR (July 7th – August 7th) This is a profitable month for those investing in property and for those planning to sell their property. People sleeping in this sector should move to an alternative room this month to minimise health issues from flaring up. (August 8th – September 7th) Postpone any plan to close property deals this month and wait for a better time, so that you can gain good profits. Those sitting for exams should move to another room to study if they expect to excel. For more information, log on to joeyyap.com/Media/ iProperty2015

Dato’ Joey Yap is the leading Feng Shui, BaZi and Face Reading consultant in Asia. He is an international speaker, bestselling author of over 160 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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AGENTS’ VIEWS | Power Women

POWER WOMEN Real estate is experiencing a fundamental shift as more women pursue career paths within the field that may potentially lead to a seat in the boardroom. Real estate has always been an inclusive field, and many have taken it up either after-hours or as a parttime profession. Beyond just housewives, retirees and extremely ambitious professionals, more and more women are also acquiring their licences for multiple reasons iProperty.com Malaysia sat down with some prominent female real estate agents who are carving

their names in the industry, to hear their take on this trend of stepping into what was formerly a ‘mens only’ domain. They include: Principal of Goldman Properties – Elaine Wong; Director of Full Homes Realty Sdn Bhd Lynnette Seet; Senior Real Estate Negotiator of MacReal International Sdn Bhd – Grace Choo; Principal of Reapfield Properties Sdn Bhd – Nicole Chew Siow Thien and Oriental KLCC Branch Controller - Stefanie Loh

Please do share with us your journey into the real estate market. I have had 8 years of experience working as a marketing and strategy planning executive with several property developers which later on instigated me to join the real estate industry to pursue a full time career. Last year, I set up Goldman Properties on my own after completing the Test of Professional Competence for real estate agency practise. Like the saying goes, ‘Life is either a daring adventure or nothing at all’. What are the challenges that you face in your daily life being a woman in the property industry? Indeed, it was never easy to be part of this industry especially when the workforce is dominated by competitive men. Unlike other jobs, this job does not require me to be desk-bound but to be prepared to travel and meet clients at any time at their convenience. What is one of your success stories? After so much detailed planning, proposals and negotiations, I successfully dealt a land last year. The greatest reward of all this hard work is not just the money but the experience I gained for future projects. What are you hoping to achieve in the long term? The interest in property market evolved into a passion and it became a serious long term career. While developing the idea to grow with people in terms of clients or teammates with the same interest and passion, I am hoping to expand my business.

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Elaine Wong Principal Goldman Properties

Please do share with us your journey into the real estate market. Having a dad who is already an avid investor himself, my journey started in 2005 while searching for a career to attain financial freedom. Dropping ACCA for a real estate career at the age of 18, I have no regrets now. Like the saying goes, ‘Life is either a daring adventure or nothing at all’. What are the challenges that you face in your daily life being a women in the property industry? Some challenges turn up to teach us how to be extra careful in the future. Despite all the unpleasant offers from some clients, holding on to our ethics in work is ultimately the key to creating genuine success. What is one of your success stories? I have dealt with a million ringgit worth project that created opportunities for myself to venture in buying more properties for self-investment. Setting up a hotel on my own in Johor is one of my biggest successes besides positioning myself as a property investor, boutique hotelier, deal seeker and a deal maker.

What are you hoping to achieve in the long term? Aiming to buy over houses in bulk to resell them to investors and home seekers after some years, I also wish to work with more building owners in the city centre. In addition to that, an office is being set up in Mont Kiara to offer services in managing assets for property owners who are timeconstrained.

Lynnette Seet Director Full Homes Realty Sdn Bhd - Kota Damansara

of operational direction which led to 90% employee redundancy overnight. Deciding further, real estate seemed new but challenging to me. Like the saying goes, ‘Life is either a daring adventure or nothing at all’. What are the challenges that you face in your daily life being a women in the property industry? We cannot deny that being a woman in the property industry is challenging. However, it is inevitable in this industry. Whether a woman or man, if we are obliged to serve a stranger (client), extra precautions are to be made a priority in the course of work. Generally, this applies to everyone in all other industries as well.

Grace Choo Senior Real Estate Negotiator MacReal International Sdn Bhd – Petaling Jaya

Please do share with us your journey into the real estate market. After 13 years of working for a corporate company, the organisation I was attached with had a change

What is one of your success stories? At the outset of this venture, I gave myself 6 months to learn about the industry; namely attending seminars and courses besides reading online materials to assist me in getting to know the industry. Proudly, I was nominated the Top Producer of the Year. Beyond mere income, it is the satisfaction that matters to me. What are you hoping to achieve in the long term? Adding to my goals in the future, I am pursuing my Diploma in Real Estate Agency which will qualify me as a licenced real estate agent. Serving my clients with integrity and professionalism will be the key to achieve more success.

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AGENTS’ VIEWS | Power Women realised the property market was about to boom, I joined Reapfield as a probationary real estate agent. Soon after obtaining a licence as a registered real estate agent, I set up Reapfield Properties Ara Damansara on my own. Like the saying goes, ‘Life is either a daring adventure or nothing at all’. What are the challenges that you face in your daily life being a woman in the property industry? Conflict between work and family life is one of the most common sources of stress for working adults, especially for a real estate agent. Sometimes the time spent with family has to be sacrificed to meet clients’ requirements. Although this is challenging, I am fairly wise at managing my time to cater for both.

Principal Reapfield Properties Sdn Bhd – Ara Damansara

What is one of your success stories? Another signal of success is when Reapfield Properties Ara Damansara sold all the units of a housing project within the first 2 days of the launch. Teamwork is of utmost importance to achieve such success.

Please do share with us your journey into the real estate market. After graduating from Universiti Teknologi Malaysia, I started as a marketing executive in 2005 with a property developer in Johor Bharu. Then, when I

What are you hoping to achieve in the long term? With the aim of serving the ever-growing property market, I want to recruit more real estate negotiators to expand Realfield Properties Ara Damansara’s services in the Secondary and Primary property markets.

Nicole Chew Siow Thien

Please do share with us your journey into the real estate market. The passion and interest derived from the experience of working with a developer since early 90’s. I challenged myself to explore in the real estate industry on my own after quitting my job from the developer’s company I was attached with.

building I am based in now, to facilitate the process of exploring into other areas locally or internationally.

Like the saying goes, ‘Life is either a daring adventure or nothing at all’. What are the challenges that you face in your daily life being a women in the property industry? One of the main challenges of being a female real estate agent is security matters. We are exposed to risks on a daily basis because we meet strangers (clients) which resonates the need to take extra precautionary measures. I always keep my colleagues informed about my whereabouts. What is one of your success stories? As an agent, every successful deal is a success story to me. The real success is when I am able to satisfy my clients according to their requirements. What are you hoping to achieve in the long term? To have other essential departments like marketing and international properties’ division in the same office

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Stefanie Loh Branch Controller Oriental KLCC

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Friday, 9th October 2015

Dr. Daniele Gambeiro A statistical/data property review of affordable market, new hot spots and outlook of branded developments in lieu of challenging times.

11.00am – 12.00pm Dr. Daniele Gambeiro….. Contd 12.00pm – 1.00pm

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2.00pm – 3.00pm

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3.30pm – 4.30pm

Pong Teng Siew….. Contd

4.30pm – 5.30pm

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9.30 – 10.30am

Ishmael Ho Impact of MRT lines 1, 2, 3 on property values and future hotspots for the savvy homeowner/investor. Note : Official launch of MRT 1 Guide Manual

11.00am – 12.00pm Matthew Yeoh Latest amendments to Strata Title Act ‘85, Strata Management Act ‘13 vis a vis BCPA 2007, The Gated Community Scheme. 12.00pm – 1.00pm

Expert from real estate An overview of the retail, commercial and important assets classs – a valuer’s perspective.

2.00pm – 3.00pm

Iproperty Team Real Estate digitalised – the mother of all marketing saviours i.e market sentiment survey of principal regions, hotspots, trends etc.

3.30pm – 4.30pm

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FEATURED AGENCIES DIRECTORY

IQI Realty Sdn Bhd E(1)1584 (1113417-U)

IQI Realty is an international property and investment company that works in diverse sectors including property sales, investments, corporate financing, project evaluation, international sales and franchising. Its headquarter is in Kuala Lumpur with offices located throughout Malaysia, Dubai, Melbourne, Toronto, Bahrain and Singapore with strategic partners in South Korea, Australia and the United Kingdom. We believe in providing excellence in everything we do and we dare to dream big. The spirits of honesty and integrity are what lie at the heart of our company. OUR VISION: V Dare to Dream Big V Pursue Greatness V Pursue Happiness V Enjoy Life COME ONBOARD. JOIN OUR FAMILY TOWARDS A BETTER CAREER! Tel: +603 9076 7177 Fax: +603 9076 9177 Mobile: +6012 686 6749 Email: hello@iqirealty.com Website: www.iqirealty.com

Technilai Estate Agents Full Homes Realty Sdn Bhd (E)1501 Technilai Estate Agents was formed with the objective of providing quality, passion, knowledge, energy, enthusiasm, integrity and professionalism to our valued client. The company directs its undivided in Development Project Launch and Secondary Market. Currently we have 10 projects launching which are including outstation and oversea. We provide various Training, Seminar, Coaching and Awesome Compensation to our Real Estate Negotiators. Grow with us and excel in your Real Estate Career! Development Project Launch Secondary Market We Work Together We Learn Together We Grow Together We embark on the Road to Success Together. Tel : (603) 6250 3699 Fax : (603) 6250 4699 Email : technilai1@gmail.com CALL US TODAY IF YOU WISH TO JOIN OUR INDUSTRY & WE WILL ASSIST YOU TO CREATE A LIFE CAREER WHERE BY EARNING PASSIVE INCOME FOR LIFE !!! Cody: 017-3131 660 Head of Sales & Marketing Carol: 017-6680 899 Group Manager

Full Homes Realty has been in this property industry for 10 years since 2005 and currently has 9 branches in major areas throughout Peninsular Malaysia. We always believe that good leadership and good company culture are the key factors to succeed. On top of that, we recently won 2 awards, “Most Dynamic Real Estate Agency” & “Star Real Estate Agency – Kota Kemuning” during iProperty.com Malaysia Agents Advertising Awards 2015. We are constantly expanding and always looking for the right person with strong passion & highly ambitious to join us. Not only do we train and share with you what real estate is all about and how to be an effective Negotiator, we also lead and build your career path too. If you are ready and dare to take up the challenge together with us in this property industry, do not hesitate to contact us: Kepong – (603) 6277 3344 Hannah Sri Hartamas - (603) 2382 9688 Wendy Puchong – (603) 8071 5314 Meena Kota Damansara – (6012) 232 5335 Ivy/Molly Kota Kemuning – (6016) 222 2552 Harry Low Johor Bahru – (6012) 616 9225 Danny Bukit Jalil – (603) 899 49277 Kavita, 010 784 7997 William Project Launch (1) – (6012) 606 0993 Andrew Project Launch (2) – (6017) 224 4106 Ms Tan

LATEST DEVELOPMENT | Condominium

Cyberjaya, Selangor

Kuala Lumpur

CRISTAL RESIDENCE

THE ANDES

Property Type: Condominium & Villa Land Title: Residential Tenure: Freehold Built Up: 1,302 - 3,189 sq ft (condo) 22’ x 80’ (Villa) Land Area: 11.44 Acres Listing Price: From RM 628,000 (Condo) From RM1,368,000 (Villa) Total Units/Lots: 350 / 50 Expected Date of Completion: August 2016 Developer: Trientel Land Sdn Bhd

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

(A Member of Villamas Group of Companies)

Phone: (6012) 538 8133/ (6012) 298 0826/ (6012) 912 8810

Bukit Jelutong, Selangor

Kuala Lumpur

SURIA RESIDENCE

FABER ANTARA CONDOMINIUM

Property Type: Service Apartment Land Title: Commercial Tenure: Freehold Built Up: 600 - 1,200 sq ft Listing Price: From RM428,000 - RM966,000 Total Units/Lots: 545 Expected Date of Completion: 2018 Developer: Pinaremas Sdn Bhd Phone: (603) 6142 2727 Open for Sale

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

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Outside Klang Valley | LATEST DEVELOPMENT

Johor Bahru, Johor

SOUTHKEY MOSAIC

CENTARA RESIDENCES @ NASA CITY

Property Type: Service Apartment Land Title: Residential Tenure: Leasehold Built Up: 676 - 1,509 sq ft Land Area: 9.44 Acre Listing Price: From RM606,250 - RM1,555,500 Total Units/Lots: 292 Expected Date of Completion: Q2 2017 Developer: Southkey City Sdn Bhd Phone: (607) 335 7373

Property Type: Service Apartment Land Title: Commercial Tenure: Freehold Built Up: 786 - 2,002 sq ft Land Area: 2.3 Acres Listing Price: From RM518,336 - RM1,237,376 Total Units/Lots: 428 Expected Date of Completion: End of 2017 Developer: Nasa Land Sdn Bhd Phone: (607) 357 8899

Johor Bahru, Johor

R&F PRINCESS COVE - PHASE 1

Bâ&#x20AC;&#x2122; ONN HILL VILLAS

Property Type: Service Apartment Land Title: Commercial Tenure: Freehold Built Up: 469 - 1,391 sq ft Listing Price: From RM778,600 - RM 1,558,800 Total Units/Lots: 868 Expected Date of Completion: 2018 Developer: R&F Development Sdn Bhd Phone: 1800 18 7777 (Johor Bahru) (603) 2742 7277 (Kuala Lumpur) 1800 755 7777 (Singapore)

Property Type: Bungalow House Land Title: Residential Tenure: Freehold Built Up: 3,882 - 4,498 sq ft Land Area: 60'x110'/80'x110' Listing Price: From RM3,208,800 - RM4,116,900 Total Units/Lots: 32 Expected Date of Completion: October 2016 Developer: Johor Land Berhad Phone: (607) 360 2692

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LATEST DEVELOPMENT | Outside Klang Valley

Johor Bahru, Johor

Johor

ALIFF AVENUE

NEUVO CENTRO

Property Type: Service Apartment Land Title: Commercial Tenure: Leasehold Built Up: 538 - 1,098 sq ft Land Area: 6,980 m.sq Listing Price: From RM216,750 - RM704,200 Total Units/Lots: 282 Expected Date of Completion: 2018 Developer: MB Land Sdn Bhd Phone: (6016) 762 9053

Property Type: Shop-Office Land Title: Commercial Tenure: Freehold Built Up: 1,650 - 4,950 sq ft Total Units/Lots: 33 Developer: UDA Land (South) Sdn Bhd Phone: 1800 1800 89 or (607) 237 4944

Teluk Kumbar, Penang

Ipoh, Perak

D'ZONE CONDOMINIUM

ZONE SERI TERATAI – PHASE 6.1A(1)

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

Property Type: 2 storey Semi-D & Bungalow Land Title: Residential Tenure: Freehold Land Area: 40’ x 90’ Listing Price: From RM798,000 – RM1,853,000 Total Units/Lots: 80 Expected Date of Completion: February 2017 Developer: Pinji Botanics Sdn Bhd Phone: (605) 323 6622

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CLASSIFIEDS SECTION

PROPERTY BELOW RM500K Cheras, Glenview Villa, Condominium, SALE, RM 447,000, 3r2b, BU1138sqf, Paul Chan, 6016-322 5144, UP4072946

Sentul, Melur Apartment, Condominium, SALE, RM 400,000, 3r2b, BU1061sqf, Philip Tan, 016-221 9834, UP4018169

Setapak, PV12 Platinum Lake Condo, Jalan Genting Klang, Setapak, Condominium, SALE, RM 470,000, 3r2b, BU1207sqf, Steven Lee, 016-700 0300, UP2726314

Ampang, Ampang Damai Condominium, Bandar Baru Ampang, Flat, SALE, RM 400,000, 3r2b, BU1102sqf, Joshua Jayam, 017-668 7469, UP4089029

Ampang, Hevea Kemensah, Semi-detached House, SALE, RM 1,200,000, 5r5b, BU1490sqf, Linda Ooi, 012-236 3065, UP3706317

Ampang, M city, Penthouse, SALE, RM 2,517,800, 3+1r4b, BU1926sqf, Seong Lim, 6014-221 3297, UP4094578

Jalan Klang Lama, Pangsapuri Tulin, Apartment, SALE, RM 320,000, 3r2b, BU820sqf, Ray Khoo, 6016-555 3521, UP4112508

Kepong, Kepong -The Henge ,NewProject, Flat, SALE, RM 450,000, 3r2b, Bryan Hooi, 6012-612 5713 / 6012-253 2618, UP4071282

Kepong, Seri Puri Apartment, desa aman puri, Apartment, SALE, RM 408,000, 3r2b, BU1148sqf, Pauline Tong, 012682 0892, UP3112583

Mont Kiara, Richmond, Flat, SALE, RM 1,707,500, 3r3b, Symons, +9710503415772, UP4106214

Ampang Hilir, D-Villa Residences Holiday Villa Apartment Suites, Ampang, Condominium, RENT, RM 1,800, Studior1b, BU420sqf, Coco Lee, 6019-279 9438, UP4116173

Ampang, Ampang 212, KLCC,Jalan Ampang, Townhouse Condo, RENT, RM 8,500, 3+2r4b, BU3200sqf, Carina Liew, 012-219 6218, UP831933

Ampang, Ampang Putra Residency, Condominium, SALE, RM 578,000, 3r2b, BU1290sqf, Robert Teo, 016-311 8380, UP4106601

Ampang, Ampwalk, Jalan Ampang,KLCC, Office, SALE, RM 728,000, BU1100sqf, Carina Liew, 012-219 6218, UP1880322

Ampang, BEVERLY HEIGHTS -AMPANG - 1, Semidetached House, RENT, RM 6,000, 6+1r5b, BU3800sqf, LA40x80sqf, Kenny, 0193355233, UP4094284

Ampang, Beverly Heights, Ampang, Ukay , Semidetached House, SALE, RM 2,450,000, 6+1r8b, BU3200sqf, LA4800sqf, CHRIS LEE, 012923 6323, UP3155045

Ampang, Dâ&#x20AC;&#x2122;Pines@Ampang, Condominium, SALE, RM 630,000, 3+1r2b, BU1394sqf, LA1394sqf, Viven Chia, 6016290 7662 / 6017-306 9930, UP4107335

Ampang, Desa Palma, Taman U Thant, Condominium, SALE, RM 1,500,000, 3+1r3b, BU2300sqf, Carina Liew, 012219 6218, UP863052

Ampang, EMERALD HILL CONDO,TAMAN BUKIT INDAH, Condominium, SALE, RM 380,000, 3r2b, BU1288sqf, Robert Teo, 016-311 8380, UP4078707

Ampang, GCB Court, Ampang Hilir, Condominium, SALE, RM 540,000, 3r2b, BU1200sqf, Hali, 60142759501, UP4081847

Ampang, Seri Ampang Hilir Residence, Ampang hilir, Condominium, SALE, RM 2,800,000, 3+1r4b, BU2240sqf, MAIMUNAH, 019-262 2766, UP4081727

PROPERTY @ KLANG VALLEY

Ampang, M city, Apartment Duplex, SALE, RM 1,312,350, 2+1r3b, BU1061sqf, Seong Lim, 6014-221 3297, UP4089527

Ampang, Verti Sky Residence @ M city Jln Ampang, Ampang , Penthouse, SALE, RM 1,779,040, 3r2b, BU1333sqf, Seong Lim, 6014-221 3297, UP4064881

Ampang, M city, Apartment Duplex, SALE, RM 1,749,800, 2+1r3b, BU1061sqf, Seong Lim, 6014-221 3297, UP4064817

Ara Damansara, Ara Idaman, 2-sty Terrace/Link House, SALE, RM 1,775,000, 5+2r3b, BU3600sqf, LA5112.9sqf, Jeffrey Lim, 017-314 0307, UP3752802

Ara Damansara, Pusat Perdagangan Dana 1, ShopOffice, RENT, RM 6,600, 4b, BU3079sqf, Elvin Wong, 6012211 0180, UP3903727

Ara Damansara, Pusat Perdagangan Dana 1, ShopOffice, SALE, RM 1,800,000, 4b, BU3079sqf, Elvin Wong, 6012-211 0180, UP1586184

Bandar Menjalara, 2-sty Terrace/Link House, RENT, RM 1,300, 3r2b, LA18 x 55sqf, Calvin Sing, 017-578 7577, UP4027204

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CLASSIFIEDS SECTION

Balakong, KYK heights, Kajang, Balakong, Cheras, 3-sty Terrace/Link House, SALE, RM 845,000, 5r5b, BU3043sqf, LA20x70sqf, Patrick Low, 012-278 9131, UP2328763

Bandar Sri Damansara, 1-sty Terrace/Link House, SALE, RM 1,080,000, 3+1r3b, BU1900sqf, phor, 0102217981, UP4088253

Bandar Sri Damansara, 2.5-sty Terrace/Link House, SALE, RM 1,180,000, 4r4b, BU4200sqf, LA22x75sqf, Catherine Soo, 012-981 2767, UP3947945

Bandar Saujana Putra, Royal Ivory, BSP avenue, Ivory residence, SP 10, 2-sty Terrace/Link House, SALE, RM 580,000, 3+1r3b, BU1722sqf, LA32x55sqf, David Wan, 6012-288 8970, UP3037396

Bandar Saujana Putra, SP 10, BSP avenue, Royal Ivory, Saujana Putra, Putra Height, Cluster Homes, SALE, RM 580,000, 3+1r3b, BU1722sqf, LA32x55sqf, David Wan, 6012-288 8970, UP3050487

Bandar Sungai Long, Bungalow House, SALE, RM 2,520,000, 5r3b, BU5187sqf, LA7315sqf, Joyce Chan, 012-226 2987, UP4095062

Bandar Sunway, Nadayu28, Condominium, RENT, RM 2,900, 2r2b, BU990sqf, Lynn Seet, 019-499 9994/012-208 5993, UP4007737

Bandar Sunway, Lagoon Perdana Apartment k, Apartment, SALE, RM 263,000, 3r2b, BU992sqf, LA992sqf, Yap, 01123570166, UP4099271

Bandar Sungai Long, Goodview bandar sungai long kajang, Semi-detached House, SALE, RM 1,220,000, 5r5b, BU2670sqf, LA35x80sqf, Teammy Lee, 019-698 7777/016-976 8698, UP4047989

Bandar Sunway, Nadayu28, Condominium, RENT, RM 2,900, 2r2b, BU990sqf, Lynn Seet, 019-499 9994/012-208 5993, UP4066471

Bandar Sungai Long, Twin Palms, Jade Hill, Bandar Sungai Long, Kajang, Semi-detached House, SALE, RM 1,850,000, 6+1r7b, BU3950sqf, LA4100sqf, Fanciz Fan, 017-667 1179, UP4059010

Bandar Sungai Long, Wira Mutiara Bandar Sungai Long, Bungalow House, SALE, RM 2,520,000, 6r6b, BU5187sqf, LA7315sqf, Teammy Lee, 019-698 7777/016-976 8698, UP4035737

Bandar Sunway, NADAYU 28, SUNWAY, Condominium, SALE, RM 1,480,000, 4+1r5b, BU1850sqf, Ken Yap, 012-326 2456, UP4089103

Bandar Sunway, Nadayu28, Condominium, SALE, RM 830,000, 2r2b, BU990sqf, Lynn Seet, 019-499 9994/012-208 5993, UP4086132

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Bandar Sunway, Nadayu28, Condominium, SALE, RM 820,000, 2r2b, BU990sqf, Lynn Seet, 019-499 9994/012-208 5993, UP4078623

Bandar Sunway, NADAYU 28, SUNWAY, Condominium, SALE, RM 1,450,000, 4+1r5b, BU1850sqf, Ken Yap, 012-326 2456, UP4089092

Bandar Sunway, Nadayu28, Condominium, RENT, RM 3,500, 2r2b, BU990sqf, Lynn Seet, 019-499 9994/012-208 5993, UP4078183

Bandar Sunway, Nadayu28, Condominium, RENT, RM 5,300, 2r2b, BU1650sqf, Lynn Seet, 019-499 9994/012-208 5993, UP4049372

Bandar Sunway, Nadayu28, Condominium, RENT, RM 725, 3r2b, BU990sqf, Lynn Seet, 019-499 9994/012-208 5993, UP4069262

Bandar Sunway, Nadayu28, Condominium, SALE, RM 1,280,000, 2r2b, BU1650sqf, Lynn Seet, 019-499 9994/012208 5993, UP4066296

Bandar Sunway, Nadayu28, Condominium, SALE, RM 860,000, 2r2b, BU990sqf, Lynn Seet, 019-499 9994/012-208 5993, UP4066291

Bandar Sunway, PJS 10, Bandar Sunway, Petaling Jaya, 2-sty Terrace/Link House, SALE, RM 560,000, 4r2b, LA16x65sqf, CC Tan, 6016-685 0656, UP4107512

Bandar Utama, 2-sty Terrace/ Link House, SALE, RM 1,260,000, 4r3b, BU2300sqf, LA1650sqf, Mr.Peter / Ms.Lim, 0162225899, UP4007620

Bandar Utama, 2-sty Terrace/ Link House, SALE, RM 1,300,000, 4r3b, BU3740sqf, LA1870sqf, Benny Teo, 6016282 8700 / 6016-333 8882, UP4082513

CLASSIFIEDS SECTION

Bangi, Bangi Golf Resort, Bungalow House, SALE, RM 16,000,000, 6r6b, BU17000sqf, LA32453sqf, Tan Hui Khoon, 013-351 1670 / 03-7788 3033, UP2737555

Brickfields, Suasana Sentral Condominiums, Condominium, SALE, RM 1,250,000, 2+2r3b, BU1400sqf, Jye Tham, 017-881 7353, UP3227493

Bangsar, 54-1 FIRST , JALAN MAAROF, Shop, RENT, RM 8,000, BU1825sqf, MR. G, 60122877480, UP4098147

Bangsar, Tivoli Villas, Condominium, SALE, RM 1,100,000, 2r2b, BU1270sqf, Amanda Goh, 016-263 2288, UP2630231 Bangi, Savanna Executive Suites @ Southville City, Bangi, KL SOUTH, Condominium, SALE, RM 450,000, 3r2b, BU956sqf, Seong Lim, 6014-221 3297, UP3291652

Beranang, Agricultural Land, SALE, RM 3,400,000, LA3.12sqa, Angelo Wong, 016-979 0937, UP4118375

Bukit Bintang, Laman Ceylon, Kuala Lumpur City Centre, Condominium, SALE, RM 850,000, 1r1b, BU624sqf, Amy Cheong, 016-7652222, UP3278913

Bukit Jalil, Laman Bayu, 3-sty Terrace/ Link House, SALE, RM 1,430,000, 5r5b, BU2973sqf, LA22x72sqf, Justin Yong, 013-337 2628, UP3273107

Bukit Jalil, Greenfields Apartment, Condominium, RENT, RM 1,800, 3r2b, BU1106sqf, Michelle Chan, 0111661 8000, UP1710540

Bukit Jelutong, 2-sty Terrace/Link House, SALE, RM 1,680,000, 4+2r5b, BU3200sqf, LA3378sqf, Hazlan, 6017-514 1600, UP4045975

Bukit Jalil, Z Residence, Condominium, SALE, RM 760,000, 3+1r2b, BU1407sqf, YB Woo, 012-395 9905, UP4104401

Cheras, cheras, 3-sty Terrace/ Link House, SALE, RM 1,880,000, 5r4b, BU3600sqf, LA24 X 85sqf, Jacky wong, 60128442788, UP4081566

Bangsar, Gaya Bangsar, Condominium, SALE, RM 1,350,000, 2r2b, BU1223sqf, Sam, 60193840688, UP4086141

Bukit Bintang, Bougainvilla, Bukit Bintang, Condominium, RENT, RM 4,500, 3r3b, BU1600sqf, Liew Bing Lin, 6018-381 3118, UP1863934

Bukit Bintang, Pavilion Residences, Condominium, RENT, RM 8,500, 2r2b, BU1234sqf, Chin, 0193207299, UP4110029

Bukit Bintang, Verticas Residensi, Condominium, SALE, RM 1,800,000, 3+1r3b, BU2000sqf, Darren Goh, 6012898 9623, UP4072041

Bukit Jalil, Covillea, Condominium, SALE, RM 865,000, 3+1r3b, BU1293sqf, Edna Ng, 016-880 4840, UP1809764

Bukit Jalil, Covillea, Condominium, SALE, RM 940,000, 3+1r3b, BU1502sqf, LA1502sqf, Stanley, 60162687687, UP4070904

Bukit Jalil, Taman Esplanad, 3-sty Terrace/Link House, SALE, RM 2,600,000, 6+1r4b, BU4300sqf, LA44x85sqf, Mei, 012314 1881, UP587749

Bukit Rahman Putra, tropika putra, Semi-detached House, SALE, RM 1,300,000, 5+1r4b, BU1575sqf, LA3915sqf, adli, 0122479466, UP4088932

Bangsar, Suasana Bangsar, Condominium, SALE, RM 1,780,000, 3+1r4b, BU1859sqf, Andrew Surian, 016-337 5389, UP3967635

Cheras, Alam Damai, 2-sty Terrace/Link House, SALE, RM 998,000, 4r4b, BU4000sqf, LA2200sqf, YB Woo, 012-395 9905, UP1068418

Bukit Jalil, Taman Esplanade, Kuala Lumpur, 2.5-sty Terrace/ Link House, SALE, RM 1,900,000, 5+1r4b, BU3283sqf, LA2034sqf, CC Tan, 6016-685 0656, UP3528384

Cheras, Bandar Mahkota, Sungai long, 2-sty Terrace/ Link House, SALE, RM 678,000, 4r3b, BU1600sqf, LA20x70sqf, Marc Teng, 012-283 9931, UP1764794

Cheras, Pertama Residency, Serviced Residence, SALE, RM 400,000, 1r1b, BU610sqf, Dexter Teo, 6013-838 8908, UP3966369

Cheras, Galaxy Villa, Vista Hill, Mahkota Cheras, Bandar Tun Hussein Onn, Cheras Perdana, Sungai Long, Semi-detached House, SALE, RM 1,360,000, 6r6b, LA38x80sqf, Felix Soon, 012-645 3411, UP4083225

Cheras, Pearl Garden Mahkota Cheras, 3-sty Terrace/Link House, SALE, RM 1,300,000, 6r5b, BU3600sqf, Lee Thai Chung, 012-386 5181, UP4091754

Cheras, Sky Vista Residency, Condominium, SALE, RM 860,000, 3+1r2b, BU1450sqf, Amy Cheong, 016-7652222, UP3569467

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CLASSIFIEDS SECTION

Cheras, sunway cheras, taman cuepac, 2-sty Terrace/Link House, SALE, RM 760,000, 3r2b, LA1300sqf, KM Choo, 014-913 9136, UP4029466

Cheras, Taman Segar Perdana, 2.5-sty Terrace/Link House, SALE, RM 1,330,000, 5+1r5b, BU3000sqf, LA40x75sqf, Wilson Chia, 012-289 3731/010931 3731, UP4111204

Cheras, Sunway Velocity, Condominium, RENT, RM 2,700, 2r2b, BU971sqf, LA971sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP4093793

City Centre, Hampshire Park Condominium, Condominium, RENT, RM 2,280,000, 3+1r3b, BU3039sqf, Linda Ooi, 012-236 3065, UP2770251

Cheras, Taman Bukit Segar,Segar Perdana,Cheras, Semi-detached House, SALE, RM 4,200,000, 6r5b, LA40X120sqf, Timothy Tham, 6016-331 5757, UP2734479

Cheras, TAMAN CONNAUGHT,CHERAS, 2-sty Terrace/Link House, SALE, RM 1,400,000, 4+1r3b, BU4000sqf, LA32X75sqf, Sarah Choong, 6016-666 8683, UP3647154

Cheras, Taman Maluri ,KG Pandan , 1-sty Terrace/Link House, SALE, RM 580,000, 4r2b, BU1540sqf, LA22x70sqf, Ray Khoo, 6016-555 3521, UP4112509

Cheras, The Peak Bukit Prima , 3-sty Terrace/Link House, SALE, RM 1,500,000, 5r4b, BU3700sqf, LA1800sqf, Patrick, 0193194118, UP4113379

Cheras, Tiara Hatamas, Apartment, SALE, RM 520,000, 3r2b, BU923sqf, LASelangorsqf, Kenny Liew, 0193766007, UP4105415

City Centre, Gallery @ U-Thant, Condominium, SALE, RM 4,138,200, 3+2r5b, BU4356sqf, Paul Joseph, 016-521 0896, UP3906317

City Centre, HOLIDAY VILLA, Megan Ambassy, Serviced Residence, SALE, RM 600,000, 2r1b, BU948sqf, Mei, 012314 1881, UP909174

City Centre, Holiday Villa, Megan Ambassy, Service Apartment, Serviced Residence, RENT, RM 2,500, 2r1b, BU948sqf, Mei, 012-314 1881, UP2803911

City Centre, KLCC Cendana Luxury Condominium, KLCC, Condominium, RENT, RM 7,500, 4+1r4b, BU2615sqf, Ang, 006596390065, UP4070465

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 2,800, 1+1r2b, BU990sqf, Calvin Sing, 017-578 7577, UP4083263

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 3,000, Studior1b, BU625sqf, Calvin Sing, 017-578 7577, UP4024948

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 3,300, 2+1r3b, BU990sqf, LA990sqf, Darren Goh, 6012898 9623, UP4072035

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 3,500, 2+1r3b, BU1055sqf, Calvin Sing, 017-578 7577, UP3097743

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 3,700, 1+1r3b, BU990sqf, Calvin Sing, 017-578 7577, UP4024870

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 3,800, 2+1r3b, BU1335sqf, Darren Goh, 6012-898 9623, UP4072019

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 4,300, 2+1r3b, BU1335sqf, Calvin Sing, 017-578 7577, UP4083159

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 4,300, 2+2r3b, BU1313sqf, Calvin Sing, 017-578 7577, UP3094043

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 4,300, 2+2r3b, BU1313sqf, Calvin Sing, 017-578 7577, UP4081952

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 4,300, 3+1r3b, BU1485sqf, Darren Goh, 6012-898 9623, UP4072027

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 4,500, 2+1r3b, BU1335sqf, Calvin Sing, 017-578 7577, UP4024849

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 5,200, 3+1r4b, BU1378sqf, Calvin Sing, 017-578 7577, UP3094744

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 6,500, 3+1r3b, BU1755sqf, Calvin Sing, 017-578 7577, UP4024887

City Centre, Setia SKY Residences, City centre, Condominium, SALE, RM 1,010,000, 3+1r4b, BU1378sqf, Calvin Sing, 017-578 7577, UP3094837

City Centre, Setia SKY Residences, City centre, Condominium, SALE, RM 1,165,000, 2+1r3b, BU1335sqf, Calvin Sing, 017-578 7577, UP4087460

City Centre, Setia SKY Residences, City centre, Condominium, SALE, RM 1,464,000, 3+1r3b, BU1755sqf, Calvin Sing, 017-578 7577, UP4024905

City Centre, Setia SKY Residences, KLCC, Condominium, RENT, RM 3,500, 1r1b, BU904sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2313795

City Centre, Setia SKY Residences, Kuala Lumpur, Condominium, RENT, RM 6,500, 3+1r3b, BU1378sqf, LA1378sqf, Randy Chua, 6012212 8699, UP2314133

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 4,800, 3+1r4b, BU1378sqf, LA1378sqf, Darren Goh, 6012-898 9623, UP4074117

City Centre, Setia SKY Residences, City centre, Condominium, SALE, RM 640,000, Studior1b, BU625sqf, Calvin Sing, 017-578 7577, UP4024930

134 |

City Centre, Setia SKY Residences, City centre, Condominium, SALE, RM 820,000, 2r2b, BU969sqf, Darren Goh, 6012-898 9623, UP4072032

City Centre, Setia SKY Residences, City centre, Condominium, RENT, RM 5,900, 3+1r4b, BU1755sqf, LA1755sqf, Darren Goh, 6012-898 9623, UP4074132

City Centre, Setia SKY Residences, Condominium, RENT, RM 4,200, 2+2r3b, BU1313sqf, Calvin Sing, 017-578 7577, UP4087280

City Centre, Setia SKY Residences, Condominium, SALE, RM 1,160,000, 3+1r4b, BU1701sqf, Calvin Sing, 017-578 7577, UP3094584

CLASSIFIEDS SECTION

City Centre, Setia SKY Residences, Kuala Lumpur, Condominium, RENT, RM 4,200, 2+1r3b, BU1335sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2424650

City Centre, Setia SKY Residences, City centre, Condominium, SALE, RM 750,000, 1+1r1b, BU807sqf, Darren Goh, 6012-898 9623, UP4074072

Cyberjaya, Cyberia Townvilla , Townhouse, SALE, RM 390,000, 3+1r3b, BU1463sqf, Ray Khoo, 6016-555 3521, UP2760526

Cyberjaya, Garden Residence, Semi-detached House, SALE, RM 1,650,000, 4+1r3b, LA40 x 85sqf, Chong, 016-311 8639, UP2737920

City Centre, Setia SKY Residences, Condominium, RENT, RM 6,198, 3+1r4b, BU1755sqf, LA1755sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2010824

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

City Centre, Setia SKY Residences, Kuala Lumpur, Condominium, SALE, RM 1,300,000, 2r2b, BU1313sqf, LA1313sqf, Randy Chua, 6012210 7688 / 6012-212 8699, UP1738057

City Centre, Setia SKY Residences, Condominium, SALE, RM 1,590,000, 3+1r3b, BU1701sqf, LA1701sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP3445827

Cyberjaya, SummerGlades, 2-sty Terrace/Link House, SALE, RM 1,050,000, 4+1r5b, BU3000sqf, LA24x80sqf, Shevone Lim, 6012-927 7665, UP2613122

Cyberjaya, Mirage By The Lake, Condominium, SALE, RM 860,000, 3+1r4b, BU1496sqf, Keith Ng, 016-639 9209/017328 2788, UP3998008

City Centre, Setia SKY Residences, Condominium, SALE, RM 1,701,000, 2+1r2b, BU1701sqf, LA1701sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP3585199

Damansara Heights, Bukit Damansara, Bungalow House, SALE, RM 6,200,000, 6+1r8b, BU6000sqf, LA5700sqf, Tey YL, 6010-800 8181, UP3975110

Damansara Heights, Damansara Height Jalan Setiabakti, Semi-detached House, SALE, RM 4,300,000, 6+1r5b, BU4700sqf, LA5091sqf, Abbie May, 010-231 3031, UP4064225

Damansara Heights, Bukit Ledang, Bungalow Land, SALE, RM 7,500,000, 5+2r5b, LA27448sqf, Aida Mustaffa, 012-210 2340, UP3799625

Damansara Heights, Semi-detached House, SALE, RM 3,550,000, 5r4b, BU3600sqf, Lee Thai Chung, 012-386 5181, UP4075520

Desa Pandan, G Residence, Condominium, RENT, RM 5,000, 2+1r2b, BU1410sqf, Carine Chong, 012-214 1444, UP4060490

Desa Pandan, G Residence, Condominium, SALE, RM 1,100,000, 2+1r2b, BU1410sqf, Sam, 60193840688, UP4086179

Damansara Heights, Damansara Villa, Condominium, SALE, RM 1,080,000, 4+1r3b, BU2000sqf, Bryan Hooi, 6012-612 5713 / 6012-253 2618, UP3769217

Damansara Heights, Jalan Setiakasih, Damansara Heights, Bungalow House, SALE, RM 11,900,000, 5r6b, BU8500sqf, LA11000sqf, Michelle Yeoh, 6012-201 2297, UP3942772

Damansara Jaya, Semidetached House, SALE, RM 3,000,000, 5+1r6b, BU3300sqf, LA4600sqf, Isaac Ling, 012-385 6622, UP4085639

Damansara Perdana, Armanee Terrace, Bandar Damansara Perdana, Condominium, RENT, RM 7,000, 4r4b, BU2650sqf, Thomson, 0126888588, UP4075453

Damansara Heights, DAMANSARA HEIGHTS, Bungalow House, SALE, RM 5,600,000, 4+2r4b, BU4000sqf, LA6000sqf, Charles Lee, 012-813 3788, UP3578086

Damansara Perdana, METROPOLITAN SQUARE CONDO, Condominium, SALE, 3r2b, BU1098sqf, LA1098sqf, Victor Cheong, 6016-328 8040, UP3309864

Damansara, Damansara Jaya, Office, RENT, RM 10,000, BU4200sqf, LA4200sqf, Desamal - Toh, 0162181584, UP4071449

Denai Alam, denai alam subang bestari shah alam, Semidetached House, SALE, RM 790,000, 4+1r4b, BU3700sqf, LA40x50sqf, Jack Soo, 016-209 2220, UP3925210

Gombak, Urban 360, Jalan Gombak, Condominium, SALE, RM 530,000, 3r2b, BU1001sqf, Oliver Oon, 012-278 4622, UP3612556

Desa ParkCity, The Westside Two, Condominium, SALE, RM 1,198,000, 3r2b, BU1421sqf, Lee Thai Chung, 012-386 5181, UP4042491

| 135

CLASSIFIEDS SECTION

Glenmarie, Glenmarie Court, Bungalow House, SALE, RM 15,000,000, 6+1r8b, BU10000sqf, LA43560sqf, Yusna Sufian, 019-380 0858, UP2691169

Kajang, Forest Green, Condominium, RENT, RM 1,600, 3r2b, BU975sqf, Joyce Ng, 012221 6599, UP4079430

Kajang, Green Acre, Condominium, RENT, RM 1,800, 3r2b, BU1012sqf, Joyce Ng, 012221 6599, UP3848746

Gombak, Urban 360, Sri Gombak, Condominium, SALE, RM 490,000, 3r2b, BU1001sqf, Joanne / Steven Chow, 01128061815, UP4119103

Jalan Ipoh, Rivercity Condominium, City centre, Condominium, SALE, RM 580,000, 3+1r2b, BU1272sqf, LA1272sqf, Pegky Yap, 012-304 5518, UP3900911

Jalan Klang Lama, Taman OUG, Semi-detached House, SALE, RM 2,500,000, 5r5b, BU3344sqf, LA5005sqf, Michelle Chan, 0111-661 8000, UP3223200

Jalan Klang Lama, Taman Yarl, Semi-detached House, SALE, 5+1r4b, BU3380sqf, LA3035sqf, WM Seet, 6012-981 3350, UP2618565

Jalan Klang Lama, Zamrud Apartment, Apartment, RENT, RM 1,300, 3r2b, BU1150sqf, Sidney Shid, 6012-383 4151, UP4016099

Jalan Kuching, Royal Domain Sri Putramas 2 , Condominium, SALE, RM 610,000, 3r2b, BU1260sqf, Vanessa Loke, 012262 2168, UP3930162

Jalan Kuching, Sri Putramas, Condominium, SALE, RM 515,000, 3r2b, BU1050sqf, Janice Tan, 012-207 7838, UP4050708

Kajang, Bukit Suria, sungai long,cheras, kajang , Semidetached House, SALE, RM 1,690,000, 6r6b, BU4200sqf, LA6000sqf, Steven Yong, 019362 0668, UP4074355

Kajang, Semi-Detached - , Saujana Palma Residence , Semi-detached House, RENT, RM 3,500, Tan, 0122268280, UP4114370

Kajang, TTDI Grove Kajang, Shop, RENT, RM 13,000, 1r1b, Patrick, 0163381692, UP4103781

Kajang, Twin Palms Kajang, Semi-detached House, SALE, RM 1,800,000, 5+1r6b, BU3900sqf, LA3200sqf, Victor Huang, 017-200 5318/011-2379 3200, UP4069863

Kepong, bayu seri bintang, Semi-detached House, SALE, RM 2,900,000, 5r6b, BU4700sqf, LA40x85sqf, Eling Low, 012-288 1409, UP4121406

Kepong, kepong The henge, Condominium, SALE, RM 450,000, 4r2b, BU1300sqf, Pauline Tong, 012-682 0892, UP3601399

Kepong, Factory, SALE, RM 2,000,000, BU4800sqf, LA2400sqf, Mr Wong, +60123731750, UP3405185

Kepong, Areca Residence, Semi-detached House, SALE, RM 3,300,000, 5+1r6b, BU4295sqf, LA4661sqf, Amy Cheong, 0167652222, UP3792499

KL City, Gallery @ U-Thant, Condominium, RENT, RM 8,000, 3+1r5b, BU4074sqf, Lai, 0143692660, UP4105152

Klang, Pelangi Heights, Condominium, RENT, RM 1,100, 3r2b, BU1152sqf, Brannon Loo, 012-385 8526, UP4067357

Klang, Pelangi Heights, Apartment, RENT, RM 1,100, 3r2b, BU1162sqf, Sam Tan, 6012273 5550, UP1606068

KL City, The Grid @ Jalan Kia Peng, KLCC, Condominium, SALE, RM 1,278,800, 1+1r2b, BU880sqf, LA880sqf, Suzanne Shoo Kim Looi, 016-266 8679, UP4096628

Klang, pelangi promenade Jln pekan baru 34, Shop-Office, SALE, RM 198,000, 3r2b, BU750sqf, Raymond Yii, 0113315 4820, UP4072290

Klang, Bayu Impian, Kota Bayu Emas, Klang, 2-sty Terrace/ Link House, SALE, RM 669,000, 5r5b, BU2327sqf, LA24x70sqf, Philip Tan, 016-221 9834, UP4072353

KL City, Fraser Business Park, Office, SALE, RM 17,000,000, BU22724sqf, LA4290sqf, KJM, 0123358800, UP4076577

Klang, Canary Garden, Direct Onwer, Semi-detached House, SALE, RM 1,030,000, 4+1r5b, BU2900sqf, LA35x85sqf, Tan Cs, 0162325345, UP4121794

KLCC, Idaman Residence, KL City Centre, Condominium, RENT, RM 5,500, 3r3b, BU1756sqf, LA1756sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP3517437

KLCC, KLCC Cendana Luxury Condominium, Condominium, RENT, RM 13,000, 4+1r5b, BU4520sqf, Amanda Goh, 016-263 2288, UP1681481

KLCC, Setia SKY Residences, Condominium, RENT, RM 4,000, 2+1r3b, BU1055sqf, LA1055sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2313794

136 |

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, SALE, RM 1,250,000, 2+1r2b, BU819sqf, ZiQi Tang, 6012-516 1406, UP4077317

KLCC, KLCC Cendana Luxury Condominium, Condominium, RENT, RM 13,900, 4+1r5b, BU4520sqf, Michelle Tan, 6012-770 6671, UP3406495

KLCC, Marc Residence, Kuala Lumpur, Condominium, SALE, RM 1,000,000, 2r1b, Demo Account, 6019-311 7881, UP4107790

CLASSIFIEDS SECTION

KLCC, myHabitat, City Centre, Serviced Residence, RENT, RM 3,000, 1r1b, BU603sqf, LA603sqf, KS Lim, 6012-393 7056, UP2093524

KLCC, Summer Suites, KL City, Condominium, RENT, RM 2,300, Studior1b, BU493sqf, Bear T.Y. Him, 012-520 3068, UP4094327

KLCC, Suria Stonor, Condominium, SALE, RM 2,550,000, 4+1r4b, BU3303sqf, Kenny Yong, 6012-209 8696, UP4118528

Kota Damansara, Encorp Strand Garden Office, Office, RENT, RM 3,000, 2b, BU1500sqf, Justin Yong, 013-337 2628, UP3890846

Kota Kemuning, DAMAI RESIDENCES, 2-sty Terrace/ Link House, SALE, RM 858,000, 4r4b, BU2156sqf, LA22 x 70sqf, Sam Tan, 6012-273 5550, UP1159755

KLCC, Setia SKY Residences, City centre, Condominium, RENT, RM 3,000, 1+1r2b, BU990sqf, LA990sqf, Darren Goh, 6012-898 9623, UP4074090

Mid Valley City, Bangsar South, Office, SALE, RM 8,340,200, BU7405sqf, KKChong, 019-333 9930, UP4003771

Kota Damansara, Sunway nexis kota Damansara, Sunway nexis kota damansara, Soho, RENT, RM 2,500, 1r1b, BU936sqf, Mori Ng, 010-220 4482, UP3461012

Kota Damansara, Sunway Nexis, Office, RENT, RM 3,498, BU1249sqf, Cat Chong, 012-937 7881, UP3619182

Kota Damansara, Sunway nexis kota Damansara, Sunway nexis kota damansara, Soho, RENT, RM 2,300, 1r1b, BU936sqf, Mori Ng, 010-220 4482, UP3468166

Kota Kemuning, Canal Garden, 2-sty Terrace/Link House, SALE, RM 1,090,000, 4+1r4b, BU3200sqf, LA25X80sqf, MC Yip, 6016-228 0916 / 6012-380 8334, UP2780421

Kota Kemuning, Lagoon Suites, Condominium, SALE, RM 368,000, 1+1r1b, BU500sqf, Charles Lee, 012-813 3788, UP3576318

Kota Kemuning, kemuning permai, Kemuning Permai, Semi-detached House, SALE, RM 2,300,000, 5+2r4b, BU4300sqf, LA4000sqf, Alan, 0123993230, UP4078486

Kuchai Lama, Arte Condominium, Kuchai, Condominium, SALE, RM 1,012,800, 3r2b, BU1688sqf, Stanley Tan, 6012-315 3763, UP3726862

KLCC, UBN Tower, KL City Centre, Condominium, RENT, RM 3,500, 1r1b, BU730sqf, Linda Ooi, 012-236 3065, UP2910683

KLCC, The Troika, Kuala Lumpur, Condominium, SALE, RM 2,806,250, 3+1r4b, BU2245sqf, Stan Wong, 6012375 5399 / 6010-369 9355, UP1264080

Kota Damansara, Sunway nexis kota Damansara, Sunway nexis kota damansara, Soho, RENT, RM 2,300, 1r1b, BU936sqf, Mori Ng, 010-220 4482, UP3519840

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, SALE, RM 880,000, 1+1r1b, Yeo Siew Kuan, 6012-390 2890, UP3864897

Kuchai Lama, Arte Condominium, Kuchai, Condominium, SALE, RM 880,000, 3+1r3b, BU1700sqf, MENG FUI LEE, 012-318 3459, UP4064368

Mont Kiara, 28 Mont Kiara, Condominium, SALE, RM 1,880,000, 3+1r5b, BU2535sqf, KC Lim, 6012-329 8553, UP2002814

Mont Kiara, Gateway Kiaramas, Condominium, RENT, RM 5,000, 3r3b, BU1689sqf, Wong, 0129192266, UP4042306

Mont Kiara, i-Zen @ Kiara 1, Condominium, RENT, RM 3,300, 2r2b, BU913sqf, Farah Zulkafli, 0127997870, UP4077140

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

Mont Kiara, Mont Kiara Palma, Bukit Kiara, Condominium, RENT, RM 2,800, 3r2b, BU1400sqf, Kristine Chan, 6012-974 3086, UP4123670

Kota Kemuning, telok gong, klang, shah alam, Link factory, SALE, RM 1,250,000, 4r2b, BU3200sqf, LA27x100sqf, Gan Boon Leng, 013-392 8288, UP4077006

Mont Kiara, Prima Duta, Sri hartamas, Penthouse, SALE, RM 1,400,000, 4r3b, BU3300sqf, Edmund Cheo, 016-298 6428, UP3448863

| 137

CLASSIFIEDS SECTION

Mont Kiara, SENI @ Mont Kiara, Condominium, RENT, RM 12,000, 4+1r5b, BU2906sqf, LA2096sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2715741

Old Klang Road, The Scott SOHO, Soho, SALE, RM 460,000, 1r2b, BU775sqf, Denise, 016-233 6769, UP4123937

Other, Mahkota Mutiara Cheras, Bungalow House, SALE, RM 2,012,000, 5+1r5b, BU3861sqf, LA5880sqf, KL Chin, 6012298 6982 / 6012-291 6982, UP4083294

Mont Kiara, SENI @ Mont Kiara, Condominium, RENT, RM 12,000, 4+1r5b, BU2906sqf, LA2906sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP3589025

Mont Kiara, Tiffani kiara, Condominium, RENT, RM 6,000, 3+1r3b, BU1756sqf, Carmen Roselyn, 017-226 5678, UP4108262

OUG, OG heights, Klang Lama, Semi-detached House, RENT, RM 2,000, 2r2b, BU1086sqf, Norman Tiong, 012-273 8077, UP3958585

Petaling Jaya, Flora Damansara, Damansara Perdana, Flat, RENT, RM 1,000, 3r2b, BU730sqf, Mark Lau, 6013-380 8203, UP4095754

Mont Kiara, Verve Suites, Condominium, SALE, RM 900,000, 2r2b, BU861sqf, Monica Chin, 6013-362 2266 / 6012-696 5676, UP4121561

Mont Kiara, Verve Suites, Condominium, SALE, RM 900,000, 2r2b, BU932sqf, Casey Seow, 017-303 8399, UP4000797

Kota Kemuning, telok gong, klang, shah alam, Link factory, SALE, RM 1,250,000, 4r2b, BU3200sqf, LA27x100sqf, Gan Boon Leng, 013-392 8288, UP4077006

Petaling Jaya, Icon residenz @ Icon City PJ, Condominium, SALE, RM 1,650,000, 4+1r6b, BU1795sqf, Seong Lim, 6014-221 3297, UP4064394

Petaling Jaya, Mutiara Oriental, Taman Bukit Mayang Emas, Condominium, SALE, RM 735,000, 3r2b, BU1200sqf, WM Seet, 6012-981 3350, UP4062045

Petaling Jaya, Pelangi Utama, Bandar Utama, Condominium, RENT, RM 1,800, 3r2b, BU920sqf, WM Seet, 6012-981 3350, UP2956452

Petaling Jaya, Icon residenz @ Icon City PJ, Condominium, SALE, RM 1,792,000, 4+1r6b, BU1795sqf, Seong Lim, 6014-221 3297, UP4064374

Petaling Jaya, Pelangi Utama, Bandar Utama, Condominium, RENT, RM 2,400, 3r2b, BU920sqf, WM Seet, 6012-981 3350, UP4087439

Petaling Jaya, petaling Jaya, Bungalow House, SALE, RM 3,300,000, 5r6b, BU5250sqf, LA5770sqf, Stan Wong, 6012375 5399 / 6010-369 9355, UP2011059

Petaling Jaya, ss1, Kampung Tunku, Bungalow House, SALE, RM 2,500,000, 3r3b, BU6500sqf, LA9600sqf, Theja Shrea, 012-265 6777, UP3744442

138 |

Petaling Jaya, Mutiara Oriental, Taman Bukit Mayang Emas, Condominium, RENT, RM 2,200, 3r2b, BU1200sqf, WM Seet, 6012-981 3350, UP2912006

Petaling Jaya, Riana Green Condominium, Tropicana, Condominium, SALE, RM 820,000, 3+1r3b, BU1400sqf, Eleena, 0122218826, UP4085679

Petaling Jaya, Semi-detached House, SALE, RM 1,888,000, 4r2b, BU1900sqf, LA4500sqf, Mrs. Loh , 0122782536, UP4060469

Petaling Jaya, SS2, Bungalow House, SALE, RM 3,700,000, 6+1r7b, BU6500sqf, LA7000sqf, Kung Wong, 6013202 0408 / 6016-202 0739, UP3173509

Puchong, 8 Sierra, 2-sty Terrace/Link House, SALE, RM 850,000, 4r4b, BU2215sqf, LA22x75sqf, WM Seet, 6012981 3350, UP4090387

Port Klang, KLANG 2 Acres Jln Kebun Land with Fencing, SHAH ALAM KOTA KEMUNING KLANG, Industrial Land, RENT, RM 11,000, LA96400sqf, Angeline, 6010-242 3236, UP2247734

Petaling Jaya, Ritze Perdana 2, damansara perdana, Serviced Residence, SALE, RM 550,000, Studior1b, BU849sqf, Caroline Lu, 019-332 6996, UP2041529

Puchong, Corallia Semi-D Dâ&#x20AC;&#x2122;Island, Semi-detached House, SALE, RM 1,430,000, 5+1r6b, BU3968sqf, LA3200sqf, Eric Wang, 6017-306 7772, UP4056923

Petaling Jaya, LiVillas Condominium, Penthouse, SALE, RM 2,600,000, 5+1r6b, BU5000sqf, ANTHONY CHEONG, 012-353 7291, UP3915175

Puchong, Desa Idaman, Taman Puchong Prima, Serviced Residence, SALE, RM 500,000, 3r2b, BU1110sqf, Tammy Sam, 6016-211 2115, UP3583670

Puchong, Desa Tanjung, Flat, SALE, RM 320,000, 3r2b, BU900sqf, LA900sqf, Tam H, 018-394 0649, UP3979418

Puchong, Casa Tropika, Batu 14, Condominium, SALE, RM 490,000, 3r2b, BU1006sqf, Chong, 016-311 8639, UP4016924

Puchong, Glomac Lakeside Residences @ Puchong, 2-sty Terrace/Link House, SALE, RM 1,150,000, 3+1r3b, BU2279sqf, LA2400sqf, Lawrence Chin, 6012-297 1128, UP3490770

Puchong, Setia Walk @ Solace Serviced Apartment, Condominium, RENT, RM 2,600, 2+1r2b, BU1138sqf, LA1138sqf, Randy Chua, 6012210 7688 , UP3592635

CLASSIFIEDS SECTION

Puchong, setiawalk, Pusat Bandar Puchong, Office, RENT, RM300, BU2500sqf, Anu / Koay, 0102632881, UP4100766

Puchong, skypod Residence , Bandar Puchong Jaya, Condominium, RENT, RM 2,200, 2r2b, BU881sqf, LA881sqf, Randy Chua, 6012210 7688, UP4069415

Puchong, SKYVILLA Condo @ Dâ&#x20AC;&#x2122;Island NEW, Condominium, SALE, RM 509,000, 3r2b, BU1026sqf, Eric Wang, 6017-306 7772, UP4009406

Puchong, PT 19 Residency, Bukit Puchong, Bungalow House, SALE, RM 1,500,000, 4+1r6b, BU3600sqf, LA45x55sqf, Darren Toh, 012-397 7800, UP3108854

Puchong, skypod Residence , Bandar Puchong Jaya, Condominium, SALE, RM 650,000, 2r2b, BU881sqf, LA881sqf, Randy Chua, 6012210 7688, UP4069413

Puchong, Sutramas, Puchong jaya, wawasan, bandar puteri, Apartment, SALE, RM 350,000, 3r2b, BU815sqf, Jeslyn Goh, 012-288 8372, UP3647232

Puchong, Taman Puchong Utama PU10, Putra Prima, 2-sty Terrace/Link House, SALE, RM 468,000, 3+1r3b, BU1500sqf, LA18 x 60sqf, Kenix Tan, 6016969 0168, UP4077495

Puchong, Taman Putra Prima, 2-sty Terrace/Link House, SALE, RM 1,100,000, 4+1r3b, BU2300sqf, LA44x65sqf, Aileen Teng, 017-249 7811, UP4107268

Puchong, The Zest, BK9, Puchong, Bukit Jalil, Sunway, Condominium, SALE, RM 650,000, 3r2b, BU1191sqf, Kevin Cheong, 012-712 8099, UP4079729

Rawang, M Residence, 2-sty Terrace/Link House, SALE, RM 510,000, 4r3b, BU1850sqf, LA18x70sqf, Angeline Beh, 012971 8068, UP4061038

Puchong, zefer hill residence, Condominium, SALE, RM 880,000, 4+1r4b, BU1820sqf, Adam Tay, 013-200 1899, UP3691958

Puchong, Vistaria Residence, Puchong Jaya, 2.5-sty Terrace/ Link House, SALE, RM 1,430,000, 5r5b, BU3123sqf, LA24x85sqf, Thomas Tham, 016-302 6860, UP4103659

Puchong, Vistaria Residence,Puchong, 2.5-sty Terrace/Link House, SALE, RM 2,550,000, 5r4b, BU6000sqf, LA6500sqf, Mr. Kee, 017-666 4403, UP3016364

Rawang, Regency Parc, Semi-detached House, SALE, RM 950,000, 6r6b, BU3553sqf, LA3038sqf, KP Sinniah, 6012-354 2215, UP3980911

Rawang, rawang ,sugai choh, sugai choh,rawang, Factory, SALE, RM 5,500,000, 2r4b, BU30000sqf, LA43400sqf, Benjamin Lai, 012-603 3126, UP3922177

Selangor, Apartment Sunway Batu caves, Apartment, RENT, RM 980, 3r2b, firdaus, 0193118916, UP4080667

Rawang, Rawang Kunang 3 Stories Detached Factory, Kundang, Detached factory, SALE, RM 8,000,000, 9b, BU27669sqf, LA45392sqf, Catherine Wong, 012-492 9657, UP1553726

Selayang, Selayang Utama House, Semi-detached House, SALE, RM 1,650,000, 6r5b, BU3200sqf, LA3200sqf, Fenny Eng, 019-269 3633, UP3939987

Segambut, Scenaria, Condominium, SALE, RM 730,701, 3+1r3b, BU1262sqf, KS Lim, 012-622 3131, UP3854631

putrajaya, Semi-detached House, RENT, RM 12,000, 4+2r6b, ali, 0176569939, UP4022787

Segambut, Taman Sri sinar, Kuala Lumpur, 2.5-sty Terrace/ Link House, SALE, RM 850,000, 3r3b, BU1750sqf, LA45x45sqf, Grace Chooi, 6010-900 3980, UP4117776

Selayang, 228 Kondominium, Condominium, RENT, RM 1,500, 3r2b, BU956sqf, Noor Azim, 0122650669, UP4110639

Segambut, Prima Duta, Condominium, RENT, RM 2,200, 3r2b, BU1200sqf, LA1200sqf, Amanda Choy, 6012-690 7983, UP4013557

Segambut, Taman Sri Segambut, 3-sty Terrace/Link House, SALE, RM 1,250,000, 5r5b, BU1470sqf, LA21x70sqf, Calvin Leong, 6014-719 5139, UP3918693

Selayang, Taman Selayang Jaya, Shop-Office, SALE, RM 2,600,000, BU4840sqf, LA22x75sqf, YK Lim, 6012-327 3996, UP3183502

Semenyih, taman pelangi semenyih 2 , Pelangi Semenyih 2, rafflesia , kajang, 2-sty Terrace/Link House, SALE, RM 455,000, 4r3b, BU1458sqf, LA20x65sqf, William Chin, 016-362 5522, UP4115635

| 139

CLASSIFIEDS SECTION

Serdang, Villa Avenue, Semidetached House, SALE, RM 1,380,000, 4+1r5b, BU3180sqf, LA50ft x 70ftsqf, KP Sinniah, 6012-354 2215, UP4120052

Seputeh, Seputeh Permai, Taman Seputeh, Condominium, SALE, RM 877,000, 3+1r2b, BU1500sqf, Carina Liew, 012219 6218, UP2797635

Sentul, Putra Majestik , Jalan Ipoh, Condominium, SALE, RM 488,000, 3r2b, BU1020sqf, David Tan, 016-956 9415, UP4112149

Seri Kembangan, SEMI-D, TAMAN ALAM PUTRA, Semidetached House, SALE, RM 1,350,000, 5+1r5b, BU3600sqf, LA3200sqf, MAHMOOD, 60123969923, UP4114754

Seri Kembangan, taman serdang perdana, Apartment, SALE, RM 108,000, 3r1b, BU650sqf, Nicholas Ho, 016686 2986, UP4098894

Setapak, PV10 Platinum Lake Condo, Jalan Genting Klang, Setapak, Condominium, SALE, RM 530,000, 4r2b, BU1272sqf, Steven Lee, 016-700 0300, UP2726076

Setapak, PV13 Platinum Lake Condo, Jalan Genting Klang, Setapak, Condominium, SALE, RM 550,000, 4r2b, BU1313sqf, Steven Lee, 016-700 0300, UP2726632

Setapak, PV15 Platinum Lake Condo, Jalan Genting Klang, Setapak, Condominium, SALE, RM 570,000, 4r2b, BU1313sqf, Steven Lee, 016-700 0300, UP2784013

Setapak, PV20 Platinum Lake Condo, Jalan Genting Klang, Setapak, Condominium, SALE, RM 600,000, 3r2b, BU1333sqf, Steven Lee, 016-700 0300, UP2896545

Setapak, PV3 Platinum Hill Condo, Taman Melati Utama, Condominium, SALE, RM 510,000, 4r2b, BU1272sqf, Steven Lee, 016-700 0300, UP2764740

Setapak, PV5 Platinum Hill Condo, Taman Melati Utama, Condominium, SALE, RM 510,000, 4r2b, BU1272sqf, Steven Lee, 016-700 0300, UP2800052

Setapak, PV8 Platinum Hill Condo, Taman Melati Utama, Condominium, SALE, RM 640,000, 3+1r2b, BU1550sqf, Steven Lee, 016-700 0300, UP2069405

Setapak, Setapak Green Condo, Setapak, Jalan Gombak, Condominium, SALE, RM 700,000, 3+1r3b, BU1362sqf, Steven Lee, 016-700 0300, UP2761509

Shah Alam, Ficus Peak semi Detached Denai Alam, Semidetached House, SALE, RM 2,600,000, 6r5b, BU4186sqf, LA10220sqf, Hema Nagarajah, 012-667 1340, UP3370267

SierraMas, Sierramas East, Bungalow House, SALE, 4+2r8b, BU18800sqf, LA8232.65sqf, Amanda Goh, 016263 2288, UP3207011

Shah Alam, Seri Hijauan, Condominium, RENT, RM 1,550, 3r2b, BU1100sqf, Lok, 0199500892, UP2409884

Shah Alam, Seri Hijauan, Condominium, SALE, RM 520,000, 3r2b, BU1114sqf, Asma syakirahrah, 0173431387, UP4058545

Solaris Dutamas, Semidetached House, SALE, RM 3,300,000, 5+2r6b, BU4400sqf, LA4014sqf, Wan Nor, 012-322 1862, UP3879401

Sri Hartamas, Condominium, RENT, RM 2,900, 1r1b, BU483sqf, Ivan Yong, 012-524 8713, UP4037370

Seri Kembangan, Equine Park, Semi-detached House, SALE, RM 1,491,360, LA9321sqf, KJM , 0123358800, UP4077019

Setapak, Diamond Square Jalan Gombak Setapak, Residential Land, SALE, RM 18,000,000, 1r1b, LA2.0633sqa, Shane Khow, 6016-328 8646, UP4075978

Shah Alam, Berjaya Industrial Park, Factory, RENT, RM 24,000, 5b, BU15000sqf, Lee, 0123515273, UP3696948

Shah Alam, Saffron Hills Denai Alam, 2-sty Terrace/Link House, SALE, RM 1,500,000, 5r5b, BU3136sqf, LA3342sqf, Hema Nagarajah, 012-667 1340, UP3370156

Shah Alam, subang 2, subang 2/u5/ subang bestari/ kota damansara/ mahsing, Factory, SALE, RM 1,088,888, 3b, BU3250sqf, LA2250sqf, Raymond Chong CM, 012-319 9666, UP4081915

Sri Hartamas, kenny heights estate, kenny heights, Link Bungalow, SALE, RM 3,600,000, 4+1r5b, BU5231sqf, Evelyn Cass Teo, 012-337 8139 / 012-223 8701, UP3431107

Sri Hartamas, Taman Sri Hartamas, 2-sty Terrace/Link House, RENT, RM 3,300, 4r3b, LA22x75sqf, Andrew Surian, 016-337 5389, UP3967501

Subang Bestari, nusa subang, 2-sty Terrace/Link House, SALE, RM 630,000, 4r3b, LA20x70sqf, Alice Lim, 6012-521 1025, UP2823774

Sri Petaling, Zone M Sri Petaling, 2-sty Terrace/Link House, SALE, RM 798,000, 4r4b, BU1650sqf, LA22x100sqf, David Tan, 016-956 9415, UP3633851

140 |

Subang Jaya, 2-sty Terrace/ Link House, SALE, RM 650,000, 4r3b, LAUSJ 1, SUBANG JAYAsqf, YEN, 0162873328, UP3777463

Subang Jaya, Paloma@ KL,JB,SG,Cheras, Mont Kiara, Serviced Residence, SALE, RM 712,312, 2r2b, BU916sqf, LA916sqf, Markko Mak, 6016928 5194, UP4082232

Subang Jaya, Laman Baiduri SS12 Wangsa Baiduri, SS12 WANGSA BAIDURI, Condominium, SALE, RM 850,000, 3r2b, BU1184sqf, LA1184sqf, C.S. Chan, 013-355 5126, UP3455485

CLASSIFIEDS SECTION

Subang Jaya, SS17, SS18, SS19, SS15, SS14, USJ SUBANG JAYA, 2-sty Terrace/Link House, SALE, RM 850,000, 4r3b, BU1800sqf, Jess Lim, 6012-648 6225, UP3935897

Subang Jaya, Subang Parkhomes, Condominium, SALE, RM 1,055,000, 3r2b, BU1310sqf, Joseph Tan, 012-212 3479/ 6016-222 5156, UP3700363

Sungai Buloh, Bukit Saujana, Saujana Utama, 2.5-sty Terrace/ Link House, SALE, RM 670,000, 5r3b, BU2446sqf, LA1650sqf, Yusna Sufian, 019-380 0858, UP4061578

Subang Jaya, Subang Parkhomes, Condominium, SALE, RM 800,000, 3r2b, BU1267sqf, Joseph Tan, 012-212 3479/ 6016-222 5156, UP4022463

Subang Jaya, The Regina Condominium, Condominium, SALE, RM 649,000, 3+1r3b, BU1248sqf, Jack Soo, 016-209 2220, UP4064309

Sungai Buloh, Dâ&#x20AC;&#x2122;sara Sentral, Condominium, SALE, RM 738,000, 3r2b, BU1018sqf, Seong Lim, 6014-221 3297, UP3970827

Sungai Buloh, Factory, RENT, RM 1, BU210000sqf, LA370000sqf, Dan Wong, 0128892388, UP4121094

Taman Desa, Faber Heights, Jalan Klang Lama, Condominium, SALE, RM 568,000, 1r1b, BU610sqf, Carina Liew, 012-219 6218, UP844101

Taman Desa, Tmn Desa, 2-sty Terrace/Link House, SALE, RM 3,700,000, 5r3b, BU2400sqf, LA9300sqf, Stanley Tan, 6012315 3763, UP3726390

Taman Tun Dr Ismail, Mas Kiara Residences, Condominium, RENT, RM 2,700, 3r2b, BU1280sqf, Syed, 0173060705, UP3492227

Taman Tun Dr Ismail, Sinaran TTDI, Condominium, SALE, RM 1,880,000, 3+1r5b, BU2287sqf, N.T. Ng, 017-312 8113, UP3351340

The Dale, Lakefields, The Dale, Lakefields, Sungai Besi, 3-sty Terrace/Link House, SALE, RM 1,350,000, 5r4b, BU2600sqf, LA1600sqf, Ryan Cheong, 012383 8211, UP4074406

Tropicana, Casa Tropicana, Petaling Jaya, Condominium, SALE, RM 850,000, 3r2b, BU1165sqf, Joyce Ng, 012-221 6599, UP4077381

Tropicana, Idaman Villas, Damansara lagenda, Pj, Semidetached House, SALE, RM 3,700,000, 5+2r6b, BU4100sqf, LA3600sqf, Theja Shrea, 012-265 6777, UP4077201

Titiwangsa, Titiwangsa Sentral, Jalan Tun Razak, Condominium, SALE, RM 610,000, 3r2b, BU1100sqf, Mei, 012314 1881, UP2940590

Tropicana, Tropicana Grande, Petaling Jaya, Condominium, SALE, RM 3,999,888, 4+2r6b, BU4435sqf, JOANNE THAN, 016-626 8226, UP3968097

USJ Heights, Avalon, USJ Heights , Bungalow House, SALE, RM 4,800,000, 5+1r8b, BU5618sqf, LA7793sqf, Sally Lim, 019-273 9313/012-319 9178, UP4077067

USJ, Rhythm Avenue USJ 19, Subang Jaya, Condominium, SALE, RM 398,000, 2r1b, BU628sqf, LUTFI, 0122978650, UP4048025

USJ, usj 2, Usj, Subang Jaya, 2-sty Terrace/Link House, SALE, RM 808,000, 4r3b, BU2000sqf, LA22x75sqf, CC Tan, 6016-685 0656, UP3103970

Bandar Hilir, Silverscape Condominium @ Hatten City, Condominium, SALE, RM 1,122,800, 3r3b, BU1206sqf, Angie Ngoi, 012-326 1203, UP4109205

Bandar Hilir, Silverscape Condominium, Jalan Syed Abdul Aziz, Condominium, SALE, RM 643,750, 1r1b, LA6sqa, chong, 0103911060, UP4113545

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

USJ, Factory, SALE, RM 5,800,000, BU6654sqf, LA9979sqf, SPB, 0176729003, UP4093622

USJ, One Subang, Condominium, SALE, RM 520,000, 1r1b, BU850sqf, Lynn Seet, 019-499 9994/012-208 5993, UP4069152

Tropicana, Semi-detached House, SALE, RM 4,200,000, 5+2r6b, BU8000sqf, LA8000sqf, Mei, 012-314 1881, UP2682029

PROPERTY OUTSIDE KLANG VALLEY Alor Gajah, Semi-detached House, SALE, RM 353,888, 4r3b, BU1600sqf, LA1764sqf, SPB, 0176729003, UP4064835

Ayer Keroh, Bayou Lagoon Park Resort, Serviced Residence, SALE, RM 368,000, 2r1b, BU772sqf, LA-sqf, Lee Thai Chung, 012-386 5181, UP1062394

Batu Anam, Condominium, SALE, RM 50,000,000, StevenLeeTest, 0164696794, UP3239354 Batu Pahat, Apartment, SALE, RM 50,000,000, StevenLeeTest, 0164696794, UP4070817

Batu Pahat, Bukit Banang Golf and County Club, Semidetached House, SALE, RM 2,250,000, 4r4b, LA8600sqf, sivapatha sundaram, 0123028997, UP4093043

Bayan Lepas, Sungai Ara, Semidetached House, SALE, RM 1,399,000, 5r3b, BU2750sqf, LA2282sqf, Ooi, 0124298369, UP4115795

| 141

CLASSIFIEDS SECTION

Gelang Patah, Office, SALE, RM 50,000,000, StevenLeeTest, 0164696794, UP4074455

Gold Coast Australia, Condominium, SALE, RM 987,000, 1r1b, BU775, Faith Liew, 0123829609, UP4094738 Bukit Jambul, Sri Relau Complex, Penang, Bayan Lepas, Penang, Office, SALE, RM 300,000, BU1000sqf, Suzanna(Owner), 60137791572, UP3257249

Johor Bahru, Apartment, A, Apartment, RENT, RM 2,000, Studior1b, BU714sqf, Vina, 0167099028, UP4104550

Johor Bahru, Apartment, A, Apartment, SALE, RM 430,000, Studior1b, BU706sqf, LAJohor Darul Takzimsqf, Vina, 0167099028, UP4104528

Johor Bahru, Austin Height, Cluster Homes, SALE, RM 1,108,000, 4+1r5b, BU2380sqf, LA44x70sqf, Lina Teo, 6014-916 0663, UP2909787

Johor Bahru, Dâ&#x20AC;&#x2122;ambience Permas Jaya , Apartment, SALE, RM 430,000, 3r2b, BU1114sqf, LA1114sqf, C.T. Chong, 010-787 7997, UP4067182

Georgetown, Mansion One, Condominium, SALE, RM 610,000, 1r1b, BU654sqf, Alex Koay, 0134158293, UP3263180

Georgetown, Office Lot, Office, SALE, RM 590,000, BU1206sqf, Suzanna(Owner), 60137791572, UP2815919

Gopeng, land and / or resort, gopeng, Agricultural Land, RENT, RM 18,000, LA10sqa, kaur, 60162215352, UP4110122

Ipoh, Bungalow House, SALE, RM 1,500,000, LA7800sqf, Mr Kesavan, 0195558100, UP4062881

Johor Bahru, DAMANSARA ALIFF, 2-sty Terrace/Link House, SALE, RM 588,000, 4r3b, BU1732sqf, LA22X70sqf, Samantha Koo, 6019-689 1689, UP3682019

Johor Bahru, extra land, Taman Molek, 2-sty Terrace/Link House, SALE, RM 700,000, 5r3b, BU1920sqf, LA3000sqf, Vivien Wong, 6012-713 1388, UP3888128

Johor Bahru, Mount Austin, Apartment, RENT, RM 1,200, 1b, BU484sqf, Danny Lim, 6012538 1469, UP4108198

Johor Bahru, Factory, SALE, RM 700,000, LA1680sqf, Vincent, 0167433004, UP3591181

Johor Bahru, Plazio service apartment, Taman Mount Austin, Condominium, SALE, RM 190,000, Studior1b, BU484sqf, Lina Teo, 6014-916 0663, UP3897749

Johor Bahru, I-Park Johor Bahru, Factory, RENT, RM 18,165, 1r1b, BU12110sqf, LA19966sqf, Apple Wong, 018-288 9222, UP4070841

Johor Bahru, Taman Bukit Indah,En3 L0T, 2-sty Terrace/ Link House, SALE, RM 480,000, 4r3b, LA28x65sqf, Apple Goh, 016-705 3833, UP4091191

Johor Bahru, jalan jp perdana, 2-sty Terrace/Link House, SALE, RM 430,000, 4r3b, BU1900sqf, LA18X65sqf, Tom Tee, 0123360086, UP4089066

Johor Bahru, Taman Nusa Duta, Semi-detached House, SALE, RM 1,400,000, 4+1r5b, BU3900sqf, LA4000sqf, Desmond Fong, 016-768 1822, UP2627307

Johor Bahru, TAMAN SERI AUSTIN, JOHOR BAHRU, 2-sty Terrace/Link House, SALE, RM 490,000, 4r3b, BU1500sqf, LA18X65sqf, Samantha Koo, 6019-689 1689, UP3758551

Johor Bahru, Taman Bukit Indah, Cluster Homes, SALE, RM 1,200,000, 4+1r5b, BU2506sqf, LA32x70sqf, Janice Chan, 6017-722 2100, UP4041249

Johor Bahru, TAMAN SERI AUSTIN, JOHOR BAHRU, 2-sty Terrace/Link House, SALE, RM 550,000, 4r3b, BU2000sqf, LA20X70sqf, Samantha Koo, 6019-689 1689, UP2878643

Johor Bahru, M-Park For Rent & Sale, Factory, RENT, RM 5,930, Studior1b, BU5930sqf, LA12090sqf, Apple Wong, 018-288 9222, UP4059103

Karak, taman Hijau , 2-sty Terrace/ Link House, SALE, RM 438,000, 4r4b, BU2280sqf, LA22x105sqf, Adam Tay, 013-200 1899, UP4077579

142 |

Johor Bahru, Taman Molek 2/, 1.5-sty Terrace/Link House, SALE, RM 380,000, 3r2b, BU1800sqf, Apple Wong, 018-288 9222, UP3521434

Johor Bahru, Taman Seri Austin, Cluster Homes, SALE, RM 680,000, 4r4b, BU2419sqf, LA32 x 75sqf, Janice Chan, 6017722 2100, UP2215421

CLASSIFIEDS SECTION

Johor Bahru, Taman Uda Utama, 2-sty Terrace/Link House, SALE, RM 628,000, 4r3b, LA1900sqf, Apple Goh, 016-705 3833, UP4091182

Mukim Bukit Pinang, Agricultural Land, SALE, RM 250,000, LA0.57481, Mrs Foo, 0174341899, UP4103949

Nilai, College Valley Industrial Park, College Valley Industrial Park, Industrial Land, SALE, RM 35, LA40000sqf, Michelle Chan, 0111-661 8000, UP4090653

Johor Bahru, TIPTOP SEMI D Majidee park kebun teh johor bahru town area , ISKANDAR AREA JOHOR BAHRU TOWN, Semi-detached House, SALE, RM 850,000, 4+1r4b, BU3200sqf, Jonah Ang, 6018-782 5288, UP4057102

Johor Bahru, Tropez Residences, Danga Bay, Condominium, RENT, RM 2,000, 2r2b, BU1045sqf, Sam Lee, 012-707 0891, UP4096956

Masai, Apartment Ria 1, Taman Megah Ria, Apartment Duplex, SALE, RM 165,000, 3r2b, BU906sqf, Lina Teo, 6014-916 0663, UP3772078

Merlimau, Agricultural Land, SALE, RM 8,721,000, LA51.3sqa, Yeo, 0162015336, UP4088512

Muar, Hotel/Resort, SALE, RM 21,900,000, LA100,055sqf, Nor, 0126992428, UP4076303

Nusajaya, HORIZON HILL, THE GATEWAY, Cluster Homes, SALE, RM 1,400,000, 4+1r4b, BU2600sqf, LA42x70sqf, Samantha Koo, 6019-689 1689, UP2566380

Nusajaya, Ledang Heights, Bungalow House, RENT, RM 20,000, 5+1r6b, BU8000sqf, LA17000sqf, Rochelle Hulst - Owner, +60179629563, UP3449192

Nusajaya, Nusa Idaman, 2-sty Terrace/Link House, SALE, RM 699,000, 5+1r4b, BU2450sqf, LA24x75sqf, Francis Lew, 6012774 7321, UP3756992

Pengerang, Marinea Desaru Utama Double , 2-sty Terrace/ Link House, RENT, RM 3,500, 4r3b, BU1798sqf, LA22x70sqf, Kelly Wong, 6017-329 8297 / 65-9239 0456, UP4101496

Permas Jaya, Dâ&#x20AC;&#x2122;Ambience, Condominium, SALE, RM 380,000, 2r2b, BU876sqf, LA876sqf, C.T. Chong, 010-787 7997, UP3384183

Permas Jaya, PERMAS JAYA, JOHOR , 2-sty Terrace/Link House, SALE, RM 538,000, 5r3b, BU2780sqf, LA39X70sqf, Samantha Koo, 6019-689 1689, UP3643067

Sandakan, 602.711 Acres in Sugut, Agricultural Land, SALE, RM 13,328,267, LA602.711sqa, Darrell Lim, 0195577088, UP4095427

Seremban, Taman Rasah Jaya, Semi-detached House, SALE, RM 498,000, 3r2b, BU3200sqf, LA40x80sqf, Ray Khoo, 6016555 3521, UP3899817

Setia Tropika, Johor Bahru, Cluster House 10min from CIQ, Cluster Homes, SALE, RM 860,000, 4r4b, BU2373sqf, LA35x70sqf, Keng Wei, 6013-986 6652, UP2998387

Nusajaya, Taman Bukit Indah, 1-sty Terrace/Link House, SALE, RM 420,000, 3r2b, LA22x70sqf, Apple Goh, 016-705 3833, UP4091157

Skudai, Greenfield Regency, Serviced Residence, SALE, RM 370,000, 3r2b, BU963sqf, M.Y. Tay, 6010-221 1616 / 6016-718 8790, UP2225763

Sungai Ara, Idaman Lavender 2, SUNGAI ARA, Flat, SALE, RM 380,000, 3r2b, BU750sqf, Alex Koay, 0134158293, UP4090083

Setia Tropika, Setia tropika , 2-sty Terrace/Link House, SALE, RM 840,000, 4r5b, BU2665sqf, LA28x85sqf, Tom Tee, 0123360086, UP3777302

Tanjong Tokong, Office, SALE, RM 296,000, BU592sqf, Lim Zhi Kyu, +60126255251, UP4092148 Setia Tropika, Setia Tropika 2/xx, 2-sty Terrace/Link House, SALE, RM 550,000, 4r3b, LA20x65sqf, Fanny Tay, 017-335 0558, UP4090318

Sungai Ara, Idaman Lavender 3, Apartment, SALE, RM 320,000, 3r2b, BU750sqf, Alex Koay, 0134158293, UP3896034

Sungai Ara, Sierra residence, Condominium, SALE, RM 530,000, 3r2b, BU1182sqf, Alex Koay, 0134158293, UP3241792

Tampin, Agricultural Land, SALE, RM 1,200,000, LA4.583, Ms Chen, 0123323696, UP4088294 Tampoi, jalan undan taman perling, Bungalow House, SALE, RM 1,700,000, 5r4b, BU4500sqf, LA9453sqf, Tom Tee, 0123360086, UP3908179

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