editor’s note
The Stars of iProperty.com Magazine In every concert, at some point the lead performer will introduce the musicians, backup performers and those behind the scenes who make the show a success. Here too, there are a few key people without whom the magazine will never come out in one piece every month.
Editor Jan Yong Writer Zara Nasarudin DESIGN
Chief among them is my writer, Zara Nasarudin, who has worked tirelessly and who e-mails me articles at all hours of the day and night, and even during weekends. I am quite sure she doesn’t sleep! She strives to improve her writing and takes pride in her work, as all writers do, and as only another writer can tell. The effort she makes to craft every article into a “masterpiece” is truly appreciated and she deserves much more. Her attention to detail and the care with which she does her work are another priceless characteristic of hers. It is indeed a huge loss for us to see her go for “greener pastures”.
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EDITORIAL
Art Director Angeline Lim Senior Graphic Designer Irene Lim Graphic Designer Jason Kwong DISPLAY ADVERTISING Head of Display Sales Lily Kong Magazine Co-ordinator Sarah Samad
Next, we have Sarah Samad who co-ordinates the advertisements that appear on our magazine and does a lot of other stuff that I am not even aware of but which needs to be done. Without her commitment, the magazine can’t even go for print.
AGENT ADVERTISING
The new look that you see here is the work of our new senior designer, Irene Lim (who almost didn’t make it onboard until I made some vigorous representations). We will see more of her nice handiwork in the months ahead as we set out to take this magazine to the next level. Heading the design team is Angeline Lim, who together with designers Jason Kwong and Chin Pei Yee, played a pivotal role in making this magazine a success.
Customer Product Manager Franz Narcis
Last but not least, the brightest star of the magazine is Lily Kong, the founder of this magazine and one of the founders of our website. As Head of Display Sales, she has propelled the team to record-breaking sales month after month. She has been instrumental in resolving a number of bottlenecks during the magazine production stage, and without her, it would have been a much harder act on my part. Thanks for all your patience and I am still learning from you all. Without you, the magazine would never have been voted the * No. 1 Property Magazine of the Year 2010.
Agent Sales Manager Leon Kong MARKETING Consumer Communications Manager Foo Chia Chern
Customer Communications Manager Angela Sargunan MANAGEMENT Chief Executive Officer Shaun Di Gregorio Chairman Simon Baker Deputy Chairman Patrick Grove Country Manager – Malaysia Timothy Hor Head of Marketing Loh-Lim Shen Yi iProperty.com Malaysia Sdn Bhd (600850-K) 45-6 The Boulevard, Mid Valley City Lingkaran Syed Putra, 59200 Kuala Lumpur, Malaysia. Phone: (603) 2264 6888 | Fax: (603) 2264 6999 Sales enquiries: my.sales@iproperty.com Editorial Matters: editorial@iproperty.com General enquiries: my.info@iproperty.com Subscription: subscription@iproperty.com iProperty.com Magazine is published monthly by iProperty.com Malaysia Sdn Bhd 45-6 The Boulevard, Mid Valley City, Lingkaran Syed Putra 59200, Kuala Lumpur, Malaysia. Disclaimer Although every reasonable care has been taken to ensure the accuracy of the information contained in this publication, neither the publisher, editor nor their employees and agents can be held liable for any errors, inaccuracies and/or omissions, howsoever. We shall not be responsible for any loss or damage, whether direct or indirect, incidental or consequential arising from or in connection with the contents of this publication and shall not accept any liability in relation thereto.
Editor jan.yong@iproperty.com
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
*advertising + marketing magazine survey
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NEWS
iPROPERTY.COM.MY’S SITE SEARCH H1 2011 Below is a compilation of searches from Google Analytics Site Search from Jan – June 2011. The searches are categorized into New Development, Sale (Sub-sale) & Rental.
Top Search Terms (New Development) – Jan-June 2011 Total Unique Searches
Keyword 1
Petaling Jaya
15.74%
2
Puchong
12.86%
3
Cheras
10.22%
4
Shah Alam
8.90%
5
Damansara
8.34%
6
Subang Jaya
7.86%
7
Kepong
5.99%
8
Bandar Utama
4.91%
9
Ampang
3.29%
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Bukit Jalil
2.96%
Petaling Jaya appears to be a favourite with buyers and investors as it was the top search area for 1H 2011. Petaling Jaya encompasses parts of Damansara, Kelana Jaya, PJ Old & New Town, Mutiara Damansara, Kota Damansara and etc. It’s also conveniently divided into PJS (Petaling Jaya Selatan) & PJU (Petaling Jaya Utara). This is one of the most popular areas in the Klang Valley due to the conducive living environment and proximity to Kuala Lumpur City Centre.
Top Property Types (Sale) – Jan-June 2011 Property Type
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Total Unique Searches (% of Total Property Type Search)
Semi-D/Bungalow
29.87%
Terrace/Link
19.99%
Condo/Serviced
19.93%
Residence Apartment/Flat
12.31%
All Residential
10.57%
Shop/Office/
6.59%
Despite the popularity of property priced at RM500K and below, landed properties such as semi-Ds and bungalows in prime areas still command a lot of interest. Almost 50% of total property type search are on semi-Ds/bungalows and terrace/link houses.
Retail Space Hotel/Resort
0.72%
Top Property Types (Rent) – Jan-June 2011 Property Type
Total Unique Searches (% of Total Property Type Search)
Apartment/Flat
33.59%
Condo/Serviced
24.91%
Residence
13.77%
Terrace/Link Shop/Office/Retail
10.42%
Space
8.48%
Semi-D/Bungalow
8.31%
All Residentials Hotel/Resort
iProperty.com MALAYSIA
0.51%
For the rental market, most people still prefer apartments/ flats and condominiums/serviced residences due to the security and conveniences offered. As such, these should continue to do well for investment purposes.
COVER STORY
DIAMOND SQUARE @ SERDANG
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Andaman
Uncovers a new Diamond in Serdang “Diamond Square is a prime commercial investment opportunity not to be missed” - Dato’ Vincent
iProperty.com malaysia
Serdang is fast becoming one of Klang Valley’s most coveted hotspot locations as it neighbours the well-established Bukit Jalil, Seri Kembangan, Puchong and Cyberjaya/ Putrajaya. Further raising its appeal is its closeness to Kuala Lumpur city centre, located merely 20 minutes away by car.
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29 1 Artist Impression of Diamond Square, Serdang
Properties in the area, be they residential or commercial, are highly sought after as Serdang enjoys easy accessibility to major highways such as KL-Seremban Highway, North-South Highway (PLUS), Sungei Besi Expressway, KESAS and Maju Expressway, which halves the travelling time between Kuala Lumpur to Putrajaya. Diamond Square @ Serdang is a new commercial centre set to make its mark right at the heart of this vibrant town, offering retail and banking needs for nearby residents who are hungry for more. Demand is solid, encouraged by its unsurpassed location. In fact, numerous banks, restaurants and training/educational centres have approached the developer for space either for lease or purchase. Exclusive units Phase 1 of Diamond Square @ Serdang comprises 29 units of 4 ½ storey shop offices with individual lift. Each unit features spacious shop-front and lower ground floor with high ceiling, with built-up of 24 ft x 70 ft. The pillar and column-free blocks lend the development a modern, contemporary look, while full glass panels from the 1st to 3rd floor
COVER STORY
DIAMOND SQUARE @ SERDANG ensure perfect visibility and grand design. The 29 units of first row shop offices command an impressive frontage, of over 750 metres, and high visibility. It is hard for passers-by to miss this striking development. Parking, a nightmare for the average city folk, is welltended to here, with approximately 1,000 car park bays proposed to be made available. This makes it far more convenient for business owners, tenants and customers to access the commercial centre. Phase 2 comprising another 30 units of 4 ½ - storey shop offices with individual lift is now opened for registration as well. Strategic Location If you are a discerning property investor looking for excellent rental returns, or a retailer looking to reap sales benefits, look no further than Diamond Square.
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iProperty.com malaysia
The commercial centre benefits greatly from a good catchment area, as it sits in the midst of existing commercial and industrial areas of Serdang Seri Kembangan. In the area are Universiti Putra Malaysia (UPM), South City Plaza, Technology Park Malaysia, Mines Resort City, as well as a myriad of banks and schools. All vehicles heading to Serdang, Seri Kembangan or even Equine Park coming from UPM toll exit (south), will certainly pass through the roundabout fronting the commercial centre. Trusted Developer The developer, Casa Andaman Sdn Bhd has entrusted Andaman Group to undertake the project marketing. Formed in 2006, the group is diversified in property development, construction, property management, security, travel & tours and mining.
Its completed projects include Casa Subang Service Apartments @USJ (RM142mil), Cova Villa @ Kota Damansara (RM100mil), Cova Square & SOHO @ Kota Damansara (RM99mil) and Cova Suite @ Kota Damansara (RM130mil). The developer is offering its properties at below market price and competitive pricing. Tagged at RM375 per sq ft, the shop offices are cheaper than many hi-rise residential units, enabling first hand buyers to enjoy very attractive return on investment on capital appreciation. Project completion is scheduled by Q4 2013.
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Location Map
iProject Listing QuikPro No: Project Name: Address: Property Type: Land Title: Tenure: Land Area: Built Up: Listing Price: Total Units/Lots: Completion Date:
NC2027 Diamond Square @ Serdang Serdang, Seri Kembangan, Selangor Shop-Office Commercial Leasehold 24’ X 70’ 8,400 - 14,810 sq ft From RM2,000,000 - RM7,000,000 59 2013 (Expected)
Developer: Casa Andaman Sdn Bhd (609727-U) 19, Jalan USJ Sentral 3, USJ Sentral, Persiaran Subang 1, Subang Jaya, 47600 Selangor Darul Ehsan. Phone: (603) 8024 8866 Fax: (603) 8023 7128 Wesbite: www.andaman.com.my Visit iProperty.com.my for more details
LUXURY SELECTION
MIRAGE RESIDENCE
Mirage Residence Refined City Residence With its dizzying number of world class shopping malls, hotel lodgings, medical facilities and multinational corporations, it is small wonder that Kuala Lumpur is listed as one of the most visited cities in the world. Kuala Lumpur comes in at number 4 on Euromonitor International’s latest “Top City Destinations Ranking”, a jump from number 5 the year before. Right at the heart of this dynamic city, where east meets west, stands Mirage Residence. Imagine the luxury of living within the locality of Suria KLCC @ Petronas Twin Towers, where you can indulge in dining, shopping, entertainment, arts and culture or even work. This lifestyle hub sits within walking distance from the development – 10 minutes and you are already at its grand doorstep.
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01 iProperty.com malaysia
02 1 Building Facade 2 Sky Garden Terrace 3 Swimming Pool @ Level 7 Podium
03 Neighbouring iconic landmarks such as Mandarin Oriental Hotel and Double Tree by Hilton Hotel, the central location of Mirage Residence guarantees easy access to other shopping districts, F&B hot spots, 5-star hotels and specialist hospitals, embassies as well as established educational facilities. This development is situated within close proximity to a wide network of major roads and highways, such as Jalan Tun Razak, Jalan Ampang, Ampang-KL Elevated Highway, Sungai Besi Highway and SMART Highway.
Captivating Residence A low-density freehold development, Mirage Residence comprises of only 102 units of residential condominium units encased in an impressive 25-storey building. Fusing space, style and function, each unit displays sheer sophistication and contemporary flair. Large double-glazed window panels not only draw in maximum natural light, but they also offer each unit splendid panoramic views of the surrounding cityscape. Spectacular views can be attained from the spacious master bedroom as it features full-height glass panels. An en-suite bathroom and built-in wardrobe completes the master bedroom’s setup.
Spectacular views can be attained from the spacious master bedroom as it features full-height glass panels.
The developer left no stone unturned in providing you with the best fittings and furnishings. Each unit is equipped with washing machine cum dryer, kitchen cabinet with solid worktop, cooker hood and hob, fridge and microwave oven as well as air-conditioning units. Selected units will be able to enjoy tranquil sky garden terraces, which are available every 3 floors. Built-up areas vary between 850 sq ft – 1,800 sq ft, with layout configurations ranging from 1-bedroom suite all the way to a 3-bedroom suite. As such, Mirage Residence
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LUXURY SELECTION
MIRAGE RESIDENCE
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is ideal for professionals or young families looking for a premier address in the city centre to call home. It is perfect for investors as well, as its strategic location and exclusivity ensure high rental returns.
Relax And Recharge A salt-water lap pool resides on Level 6, ensuring a healthier swimming session for you and your family. Salt is a lot softer on the skin, hair and eyes than chlorine. In fact, a salt-water pool filtration system is far more suitable for asthma and allergy sufferers.
Mirage Residence also features a 4-tiered security with a guard house, card access system, CCTVs and 24hour guard patrol iProperty.com malaysia
The facilities floor spanning across 12, 863 sq ft, is dedicated to leisure, recreation and fitness. In addition to the lap pool, it houses a salt-water splash-n-play pool, glasswalled gym room facing the city skyline, function room equipped with preparation area/ pantry, BBQ corner, steam & sauna, changing room, landscape deck, trellis garden, water pavilion and children’s playground. Meanwhile, the rooftop holds a Sky Park where you can further find a variety of facilities, such as a semi-enclosed lounge with male & female changing rooms, Sky Kitchen with kitchenette, an open-air Jacuzzi pavilion surrounded by lush landscaping, as well as a seating area and viewing deck.
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4 Mirage Residence Entrance Statement 5 Sky Park with Jacuzzi
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Mirage Residence also features a 4-tiered security with a guard house, card access system, CCTVs and 24-hour guard patrol.
Sustainable Developer OSK Property Holdings Berhad has grown rapidly since its listing as a public company since 1997. From its first township in Bandar Puteri Jaya in Sungei Petani, the company’s projects have progressed to include retail and commercial elements, luxury residences as well as high-rise residential developments. OSK is committed to preserving the environment via their research development and implementation of “green” elements in all of their developments. Its ongoing projects include Mirage by the lake in Cyberjaya, Sutera Damansara, Sg Buloh; Mont Jade, Seremban; Bangi Lakehill Villas, Selangor; Bird of Paradise, Seremban 3 and Bandar Puteri Jaya & Hill Park, Sg Petani. For more details please call 603 2161 3322 or visit our website at www.mirageresidence.com.my.
MIRAGE RESIDENCE Refined City Residence Where on the Map: Jalan Yap Kwan Seng, Ku ala Lumpur Land Density: 102 units Concept: Location, Luxury, Indulg
ence.
Offered Built-ups: 1-bedroom to 3-bedroo m suites with built-ups from 850 sq ft – 1,800 sq ft
FEATURED PROPERTY
AVIVA GREEN
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Aviva Green
– Where Environment Is Key Picture this: lush emerald green shrubs and trees; immaculate, landscaped surroundings and wide-open spaces wherever you look. Now, imagine yourself and your family living in a place like this.
1 Actual view of show village 2 Grand entrance leading to Aviva Green
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Aviva Green is a low-density freehold development that offers all this and more. Form and function come together in this extraordinary residential haven where there is a lush park and plenty of calming greenery that create a wonderful, relaxing ambience for everyone from young professionals to growing families.
Located within the Seremban 2 Township, which is part of the greater Klang Valley, Aviva Green is a prestigious, secure, gated community that’s as affordable as it is exclusive. It also offers excellent returns on your investment. Special Amenities The Aviva Green development area stretches across a spacious 26 acres with a gross development value (GDV) of RM130 million. You’ll find a total of 180 doublestorey semi-detached homes in 3 designs and priced from RM758,800 for a built-up of up to 2,680 sq ft.
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What sets Aviva Green apart from run-ofthe-mill residential areas is that each home has been carefully designed to suit the needs of a modern, growing family. Every details has been meticulously planned to allow for convenient and carefree living while basic essentials such as power points and water tanks are taken to the next level. There are a host of special features that include ample power points, a 500-gallon stainless steel water storage tank, water pump, powder-coated windows and tinted glass. Environmentally-conscious home owners will be pleased to note that each Aviva Green home comes with a solar heating system while safety conscious residents will sleep soundly knowing their family is protected from unwanted intruders with a built-in home alarm system and a reliable smoke sensor system.
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FEATURED PROPERTY
AVIVA GREEN
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Strategic Location If you love the hustle and bustle of city living, you will be surprised that Aviva Green at Seremban 2 is located closer than you think from the city hotspots. There are a number of convenient links that connect the development to Putrajaya, KLIA and Kuala Lumpur. In fact, you’ll get the best of both worlds at Seremban 2, located within easy reach of the city and other interesting destinations outside of Kuala Lumpur. You’ll find that tranquil weekend picnics by the sea or exciting jaunts through antique shops and historical sites are easy possibilities thanks to expedient access points to Malacca and Port Dickson. If you’d rather stay close to home during the weekends, you’ll still find plenty to do. Aviva Green homes are just a short drive away from a Jusco Shopping Complex so stocking up on your groceries will never be a problem! Fitness and sports buffs should note that a well-equipped Sports Complex is located close by as well. There’s also a beautiful City Park that’s perfect for the kids, good schools, banks and great restaurants.
iProperty.com malaysia
3 4 5 6
Dining looking out to terrace Cosy living room with high ceiling Spacious master bedroom with walk in wardrobe Modern and spacious kitchen ideal for entertaining guest
Special Promotion*
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Purchasers get to enjoy 0% interest during the construction period. The developer will absorb the legal and stamping fees. The development is expected to complete in July 2013.
Established Developer
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Launched in July 2011, Aviva Green is developed by renowned developer, IJM Land Berhad, which is the listed property development arm of IJM Corporation Berhad. IJM Corp Bhd is one of the largest construction and infrastructure groups in the country and has an impressive track record. *Limited period only. Terms & conditions appy.
iProject Listing NC2135 Aviva Green Seremban 2, Seremban, Negeri Sembilan Property Type: Semi-detached House Tenure: Freehold Land Area: 40’ X 80’ Listing Price: From RM758,800 Completion Date: June 2013 (Expected) QuikPro No: Project Name: Location:
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Developer: RB Land Sdn Bhd (282137-P) Phone: (606) 761 9188 Fax: (606) 7618 122 Website: www.avivagreen.com.my Visit iProperty.com.my for more details
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FEATURED PROPERTY
NIRVANA MEMORIAL PARK
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01 Nirvana Memorial Park Oriental Villa Rest in Bliss & Peace Nirvana Memorial Park, a name synonymous with serenity and luxury continues to inspire excellence in the design of memorial parks. Elaborate yet aesthetically appealing plots and tombs are constructed to blend seamlessly into the Park’s lush, green landscaped undulating terrain. Invigorated by surrounding hills and gently serenaded by the rhythmic flow of sparkling water from its emerald lake and streams, a heavenly ambience for eternal rest is born. The energy exuded from the combined elements within this blissful environment is in perfect alignment with the Feng Shui settings for “after life” paradises such as these. The inclusion of two new enhancements to the park in the form of a multi-million ringgit columbarium and a Chinese Calligraphy Stone Gallery is poised to please the growing sophistication of its clientele.
iProperty.com malaysia
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“A Regal Villa” Taking its inspiration from the palatial homes of Chinese mythological gods and goddesses, the new columbarium, aptly named Oriental Villa occupies 3 acres of Nirvana Memorial Garden’s grounds and will be fully completed in late 2012. The horse, regarded with much awe in Chinese culture for its strength, is portrayed regally in the overall design of the columbarium. This majestic animal was especially selected to represent reverence and respect for the departed soul. The finely erected horse head-shaped roof and distinctly extravagant detailing in the columbarium’s interior presentation promise to bestow ultimate peace and prosperity on its dwellers.
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The 3 main structures of Oriental Villa consisting of 2, 3 and 5 tiers respectively, house within its ornate splendor, urn compartments which are cast in gold and sealed by twindoors. The doors of each golden compartment are designed, when opened, to reflect a stream of golden light directly onto the urn to accord honour to the departed one. The 1st phase of Oriental Villa will be launched in September with an exclusive offering of only 800 compartments, each measuring 50in(W) x 39in(H) x 29in(D). Priced attractively from RM27, 800 to RM47, 800, the limited units are expected to be a sell-out.
1 A Place Where You Walk Through a Painting 2 Entrance of Oriental Villa 3 Birdseye View of Oriental Villa
Every effort has been made to ensure the columbarium’s architectural elegance is in harmony with its majestic surroundings. The tranquility that envelops Oriental Villa transcends its exquisite exterior into its lavishly structured interiors. Oriental Villa overlooks the Park’s latest addition a gallery of stone sculptures inscribed with messages in Chinese calligraphy.
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FEATURED PROPERTY
NIRVANA MEMORIAL PARK
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Calligraphic Attraction The attraction the Nirvana necropolis holds for clients is set to reach new heights with the introduction of the Chinese Calligraphy Stone Gallery, the 1st of its kind within the grounds of Oriental Villa. Traditionally, this Chinese art of calligraphy will be etched on stone to ensure the longevity of this craft of pride. The choice of stone art to mark burial plots is a practice handed down through the generations for its perpetual beauty. In the grounds of Oriental Villa, this forgotten art form has regained its former glory and is set to enthrall today’s generation. The Nirvana Chinese Calligraphy Stone Gallery has gracefully married the finest elements of Calligraphy and Stone Art to create a picturesque garden for Oriental Villa. Appreciation for this ancient art form finds elevation in unique and interesting displays such as The Yu Cauldron, Oracle Bone Inscription and Lang Ye Steele amongst others. Each piece of art form has been painstakingly perfected by a team of craftsmen consisting of calligraphers, sculptors and landscape artists, each a master in his field.
iProperty.com malaysia
The meticulous care to detail that has been taken to piece together this ancient garden bear testimony to the love and respect shown to the select few who will have the privilege of making Oriental Villa their final resting place. The serenity emanated by the calligraphic messages and the arrangement of each stone sculptor is symbolic of the remembrance family members wish to bestow on the cherished departed soul. In selecting Oriental Villa, a columbarium of lavish, intricate design, surrounded by the historically inspired Chinese Calligraphy Stone Gallery, clients of Nirvana Memorial Park can take consolation and solace in knowing their departed family members have found an idyllic resting place. With these new enhancements to the Park, NV Multi Asia can continue to take pride in being at the pinnacle in the provision of bereavement care services.
Innovative developer NV MULTI ASIA SDN BHD is the largest bereavement care company in Asia and the developer of Nirvana Memorial Park, Semenyih which is the world’s largest privatized memorial park.
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“Every effort has been made to ensure the columbarium’s architectural elegance is in harmony with its majestic surroundings”
As a pioneer of the bereavement industry, NV Multi Asia helps families all over the country with funeral, burial and cremation services providing one-stop comprehensive service. This leadership position is amplified by the fact that NV Multi Asia is the sole fully integrated bereavement provider in the market. Since Nirvana Memorial Park, Semenyih, the first private memorial park which was set up in 1990, NV Multi Asia has now grown and has spread its business nationwide into Shah Alam, Kota Kinabalu, Kuching, Sibu, Segamat, Kulai, Tiram and internationally, having overseas branches in Jakarta, Singapore, Cambodia, and Taiwan. In the bereavement care industry, we are constantly upgrading our products and services, using international standards as a benchmark for quality. With our core business remaining focused on bereavement care, NV Multi Asia will continue to cherish the spirit of sharing and caring by expanding into the business of memorial centers and crematorium. Nirvana Memorial Centers in Kuala Lumpur and Johor Bahru are but two of the pioneering efforts in this direction. The hardware and software invested are all meant to champion the spirit of caring and sharing. Headquarter Wisma NV Multi No 1, Jalan 1/116A, Off Jalan Sungai Besi, 57100 Kuala Lumpur, Malaysia Tel: (603) 7981 8899, Fax (603) 7980 9981, Toll Free: 1800-88-1818
4 The Concept of Necropolis 5 Landscape View of Oriental Villa 6 Columbarium of Oriental Villa
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FEATURED PROPERTY
SURIA JELUTONG
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Suria Jelutong Sophisticated Serviced Suites Get ready for Sunsuria’s latest offering — Suria Jelutong — a freehold mixed commercial development with exclusive serviced suites for the discerning property owner. This RM250 million development sits on 4.5 acres in Bukit Jelutong, a strategically located, well established, much sought-after address in Shah Alam. Nestled next to the Bukit Cahaya Forest Reserve, Suria Jelutong offers the centrality and convenience of a matured developed neighbourhood, amidst the scenic beauty of rolling hills and lush greenery, a rare treat for today’s urban society.
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So Comfortable ! The two-tower Suria Jelutong is targeted to be launched in June, with Tower B open for registration now. Built-ups range from 450 to 1,377 sq ft — more than enough space for your office or your growing family. Peace of mind is yours with the various proposed security features such as intercom system, card access, CCTV and panic button. Enjoy a host of planned facilities, such as infinity pool, BBQ pit, function halls, indoor gymnasium, business centre, centralised Astro, broadband, games and TV rooms, laundry, kindergarten, sauna, reading room and surau. After all, your home is your haven. So Close!
“The two-tower Suria Jelutong is targeted to be launched in June, with Tower B open for registration now”
Make the most of the unparalleled convenience offered by the amenities and infrastructure outside your doorstep. The Bukit Jelutong Commercial Centre offers a delightful mix of lifestyle retail and office units, family entertainment and shopping centres, as well as lots of green spaces. Close to Suria Jelutong is an upcoming massive RM1 billion development with retail, shop offices, office suites and serviced apartments.
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FEATURED PROPERTY
SURIA JELUTONG
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Enjoy easy access to the New Klang Valley Expressway (NKVE), Elite Highway, Shah Alam Expressway, Guthrie Corridor Expressway and the Federal Highway, with close proximity to Kuala Lumpur city centre and other parts of the Klang Valley. A short drive away and you have several hypermarkets and various golf courses for your daily and recreational needs.
“A short drive away and you have several hypermarkets and various golf courses for your daily and recreational needs� iProperty.com malaysia
A Name You Can Trust Established since 1989, Sunsuria has a proven track record in property development, from light industrial factories to commercial units and residential houses. Its portfolio includes Sunsuria Avenue and Sunsuria Technology Centre in Kota Damansara and a state-of-the-art sports complex Sunsuria Ampang, among others. With Suria Jelutong, the developer continues to break new ground in its quest to build quality and high value properties for both residents and investors.
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Location Map
iProject Listing QuikPro No: Project Name: Address: Property Type: Land Title: Tenure: Land Area: Built Up: Total Units/Lots: Completion Date:
NC2010 Suria Jelutong Bukit Jelutong, Shah Alam, Selangor SoHo Commercial Freehold 4.5 Acre 450 - 1,377 sq ft 666 2014 (Expected)
Developer: SunSuria Development Sdn Bhd (572536-D) No. 86 A , Jalan Renang 13/26, Seksyen 13 Shah Alam 40100, Selangor Tel: (603) 6142 2727 Fax: (603) 6142 2227 Website: www.sunsuria.com Visit iProperty.com.my for more details
FEATURED PROPERTY
ONE CITY
One City –
A modern commercial hodgepodge in Klang Valley “Grade “A” offices aside, One City is also carving its name as a prestigious epicentre of contemporary lifestyle in the Klang Valley”
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At One City, life won’t come to a halt until we say “stop”.
Contemporary lifestyle
Such a catchy statement like the above precisely represents the energetic vibe possessed by One City.
Grade “A” offices aside, One City is also carving its name as a prestigious epicentre of contemporary lifestyle in the Klang Valley. In each and every phase of One City, you will never fail to see a wonderful assortment of retail, F&B, entertainment and valuefor-money services outlets. For starters, fans of local delicacies or tourists who are looking to savour the authentic Malaysian dining experience will be thrilled by the variety of restaurants serving delicious and freshly cooked Malaysian dishes amidst the tranquil and beautifully landscaped spaces of the Garden Shoppe.
Divided into five unique phases – Phase 1 (Garden Shoppe), Phase 2 (Sky Park), Phase 2A (The Place), Phase 2B (The Square) and Phase 3 (MCT Mall) – One City, which is spread across 77 acres of land and located in between intersection of two major highways (LDP and KESAS), provides business owners with an ideal platform for their business to thrive within a true cosmopolitan setting. Surrounded by the high density areas namely Subang Jaya, Shah Alam, Putra Heights and up to Klang, each phase contained within this vigorous development is meticulously designed and developed to meet the needs of the abovementioned high profile communities. The features include 10 grade “A” office features such as prominent address, individuallycontrolled central air-conditioning system, plenty of conference rooms and ergonomic layout just to list a few.
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If those are not enough to satisfy your gastronomic gluttony, waltz over to Sky Park and The Place, where more exclusive and “must dine” dining outlets are waiting to be discovered such as the thematic restaurants with floating pavilions built on pools and the Sky Palace – a tastefully decorated banquet hall that can accommodate up to 1,000 people at any given time, replete with water features and splendid views of One City.
What’s more, the 16 cinema halls can also be converted into seminar halls for important, large scale conferences at any given time. As for those who wish to unleash the hidden singing prowess within, VIP Karaoke lounge is the right place to be with more than 100 private rooms with beautiful views and greenery, as well as a dazzling 12,000 sq ft dance floor, complete with a stage made for live indoor performances.
Urban oasis Unlike most conventional commercial developments where parking is always an unresolved issue, One City stands out by incorporating an interconnecting parking system with electronic indicators at the basement of the City with 12,000 car parking bays available. To further make One City an urban oasis in the middle of this bustling Valley, the City is landscaped with lush array of greenery at every nook and cranny, as well as Green Building Index features. Not far from the swanky lights of One City, eCity Hotel offers tourists and business travellers alike the chance to recharge in one of our 1,000 cosy bedrooms, replete with stateof-the art amenities. What’s more, checking in and out will be a breeze as guests will be given several options – online or by SMS.
For gadget hunters and trendsetters, the Funky Avenue at Sky Park is indeed, the perfect hunting ground for the latest gizmos and fashionable knickknacks sourced from the regional fashion capitals namely Seoul, Taipei, Bangkok and Hong Kong. If catching the latest blockbuster flicks from Hollywood is what you seek, then catch them in the comfort of our plush seats at the premium cinema.
Location Map
At night, as the sun sets, revel in the beauty of our state-of-the-art LED showcase that gleams on the mirrored facade of Sky Park. What’s more, it is also visible to the travellers who frequent both LDP and KESAS highway. In a nutshell, there’s no city in Klang Valley that’s as ever happening as One City! For more information on One City, kindly contact MCT Consortium at 03-80239988 or visit www.onecity.com.my
iProject Listing Project Name: City: Property Type: Land Title: Tenure: Land Area Built Up: Listing Price: Completion Date:
One City Subang Jaya, Selangor Mixed Development Master Freehold 77 acres 85,133m2 (min) – 114, 137m2 (max) Upon request Phase 1 targeted by end of 2011
Developer: One City Properties Sdn. Bhd. Address: 25, Jalan USJ 21/10, 47630 UEP Subang Jaya, Selangor Phone: 03-80239988 Fax: 03-80249185 Website: www.mct.com.my Email: enquiry@mct.com.my Visit iProperty.com.my for more details
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FEATURED PROPERTY
GARDENZ @ ONE SOUTH
Gardenz @ One South Refreshing Peace and Enjoyment Everyday
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The robust growth south of the Klang Valley has turned Seri Kembangan into a property hot spot, where the value of commercial and residential properties has improved due to the rapid population growth and excellent road network..
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One South, one of the most exciting developments in Seri Kembangan takes full advantage of this. Spanning across 17.89 acres, the RM750 million mixed development consists of shop offices, serviced apartments and office tower. Fronting the KL-Seremban Expressway with a unique facade that incorporates modern wave panels as well as prominent billboards, One South is bound to become an iconic landmark in Klang Valley. Following the overwhelming success of Parc@One South, which is fully sold out, the developer will be launching Gardenz@One South by October 2011. It comprises 377 units of serviced apartments with built-ups ranging from 1,020 – 1,220 sq ft, featuring 5 spacious designs. Priced between RM343,000 - RM520,000, the units make great homes for young professionals, fresh graduates, expanding young families and upgraders. As it enjoys a ready population catchment and high traffic visibility, it is ideal for investors, too.
Garden Concept Homes The development features 5 concept gardens, with each incorporating metal, wood, water, earth and fire themes. The Kinship Garden (metal) is symbolized by statuettes, sundials and wind chimes; the perfect spot to work or study. A walk amidst the clear pool and ponds of the Bountiful Garden (water) will wash away your daily worries. The Summer Garden (fire) offers the development a burst of colour and passion, stimulating healthy-flowing qi. The Terracota Grove (earth) and the Willow Orchard (wood) both offer breezy pockets of solitude and retreat within Gardenz. Your life’s simpler pleasures can truly become great luxuries. Another distinctive feature is the semi-d design, where every unit is a corner unit. This allows ample natural sunlight to stream through. With only 9 units per floor served by 3 lifts, peace and privacy are guaranteed.
1 Gardenz @ One South 2 Infinity Pool
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Each unit comes with sleek 2’X2’ porcelain tiles for the living and dining areas, 2 covered car park bays, while selected units will have the luxury of a private garden. Residents will be able to enjoy spectacular 180-degree panoramic view, which spans
from KLCC to the beautiful Palace of the Golden Horse, Mines Lake, Turf Club and Mines Golf Club.
Facilities and Amenities An extensive resort atmosphere is created at Gardenz with 2 floors dedicated for more than 30 lifestyle facilities, catering to varying requirements. These include an infinity edge lap pool, wading pool, floating timber deck at pool area, jacuzzi, sauna/steam room, gymnasium, jogging track, 2 squash courts, full basketball court, floating indoor badminton courts, table tennis and snooker room. Gardenz also houses resident bar with WiFi, cafeteria, hair salon, mini market and launderette. While the Gardenz offers you dizzying array of outdoor facilities and peaceful themed gardens, Parc@One South features a different world of luxury. A bridge with card access system links Gardenz with Parc, so you will be able to enjoy more lifestyle facilities without ever leaving the building. These include AV room/mini theater, KTV room, resident lounge, yoga/aerobic room, tuition room, reading room, WiFi room, games room, BBQ pits, function room and reflexology path. In addition, residents can have easy access to the street mall via internal link-way. Gardenz further impresses with a grand foyer and an attractive drop-off point with spacious terrace and seating as well as water and landscape features.
Strategic Location Gardenz@One South enjoys direct access and exit to the KL-Seremban Highway and Besraya Highway. The development is also linked to 8 secondary highways including the Sg Besi – Puchong Highway, KL – Putrajaya Highway, SILK Highway, MRR2, Damansara – Puchong Expressway (LDP), Shah Alam Expressway (KESAS), South Klang Valley Expressway (SKVE), New Klang Valley Expressway (NKVE). Gardenz@One South is surrounded by facilities and amenities such as the Palace of the Golden Horses, Mines Lake, Turf Club, Universiti Putra Malaysia, Segi College, Uniten, the Australian International School and International Medical University, as well as shopping outlets such as Giant, Jusco, Carrefour, Econsave and the Mines Shopping Centre. The Columbia Asia hospital, Astro, Technology Park Malaysia and the Bukit Jalil Stadium also sit within close proximity.
Special Terms The developer is offering an array of incentives for buyers including a low downpayment of RM1,000. It is absorbing the legal fees and disbursement on the Sale & Purchase Agreement. In addition, the legal fees, stamp duty and disbursement fees on the loan agreement will be borne by the developer. For the first year, buyers will be exempted from paying the service charge and sinking fund. The developer is also offering a RM1,000 cash voucher for every purchaser introduced. A 7% discount is available for bumiputras.
The developer A 3-tier security system is incorporated, with 24 hour surveillance and CCTV as well as audio intercom handset for each unit. Additionally, a shuttle bus service to the Serdang KTM station, Bukit Jalil and Sungai Besi LRT stations and the Bandar Tasik Selatan bus terminal makes commuting to work a hassle-free experience.
Location Map
Prop Park Sdn Bhd is a wholly-owned subsidiary of Hua Yang Berhad, a public-listed company on the Main Board of the Bursa Malaysia. Hua Yang has over 30 years experience in the property industry, with projects in the Klang Valley, Johor and Perak. For more information, visit www.huayang.com.my.
iProject Listing Quick Pro: Project Name: City:
NC2123 Gardenz@One South Serdang Perdana, Seri Kembangan, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Leasehold Built Up: 1,020 - 1,220 sq ft Listing Price: From RM380,000 - RM520,000 Unit Available: 377 Completion Date: October 2014 (Expected) Developer: Prop Park Sdn Bhd (70874-H) C-21, Jalan Medan Selayang 1, Medan Selayang, Batu Caves 68100 Selangor Tel: (603) 8945 8878 / (603) 6188 4488 Fax: (603) 8945 8871 Visit iProperty.com.my for more details
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Malaysia building society berhard
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talk point
MBSB: Transforming into a billionringgit entity iProperty.com talks to Dato’ Ahmad Zaini Othman, CEO of the “new” MBSB (Malaysia Building Society Berhad). Dato’ Ahmad has been credited with transforming the once ailing mortgage company into a leaner, hipper 21st century set-up that is making waves in the banking industry. For the last 2 ½ half years, it has made record profits, earning it many awards, among them, “the Highest Profit Growth Company for the Finance Sector 2011.”
iProperty: How did MBSB come back from the brink? Which is your most profitable area? Dato’ Ahmad Zaini Othman: When I joined in 2009, I decided to take MBSB to the next level. I planned a long term 5-year plan to transform the company to profitability. We implemented operational improvements, streamlining of processes, changing of organizational structure to be more lean and dynamic, and product configurations. We wanted to be more than just a mortgage provider, we planned to roll out more products and services. The journey was long, tough and tiring, and that’s how it was for the last 2 1/2 years. There were a lot of legacy problems. We revived and restructured many loans using commercial driven approach, for example, getting new white knights to come in to support us. We beefed up our recovery and new business sections, applied risk management, and conducted retraining. That’s how we managed to rise from the brink up to where we are today. For the last 2 years, we have seen record profits. This year also will see record profits. Our 1st Q profits was RM91 million. I must say we were quite successful over the last 2 years. We are fairly big in personal financing service. We have been using Angkasa (National Co-operative Movement of Malaysia) monthly salary deduction code since 2005, but we managed to utilize it well. This is our most profitable area. The rates are one of the lowest , but we still enjoyed good profit margin. iP: What is your strategy moving forward in order to maintain your position as the highest profit growth company for the finance sector this year? AZO: Greater sustainability of our operations. In the next few years, we will be diversifying more, for example, offer credit card, Hire Purchase,
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contract financing in corporate financing, and private financing initiative – to further push the role of MBSB. We remain on track and focused. We review our 5-year plan every quarter. For the last 2 1/2 years, I have changed the organizational structure 2 - 3 times to try to best fit the people and structure. I do not like to organize around people, it should be around the actual business that we can do and then we fill up with people who can carry out the mandate. We look at whether the fit is in line with the business plan of our company itself. iP: How much of your loan is channelled towards (a). property development financing (b). residential housing loans (c). commercial property loans? Among these 3, which is your most profitable? AZO: We don’t do property development financing per se. We support developers in property development loans. But we don’t do joint-ventures, that was what got us into trouble in the first place. We finance projects in Penang, KL, and recently Sabah and Sarawak. For each project, we definitely will be involved in end financing and commercial property financing. We come in as a team, our corporate side will look at the bridging aspect while our retail side looks at the end-financing. Property development loans are our most profitable. We have moved away from low end to higher end properties of RM500K and above, where we can charge more decent rates. iP: How much loans growth do you expect for this year in all 3 areas? AZO: RM5 – RM5 1/2 bil for residential mortgage. We target RM1 bil more but it’s becoming more challenging because MBSB traditionally served the lower end, so now that the shift is to the higher end, we need to retrain the staff, and take on a different marketing approach. We intend to put in agency commission to help sell some of these products. This year, we expect a lot of loan growth from the retail segment, about 70% especially in personal financing of which mortgage is part of. Most are from Angkasa. We expect our corporate side to grow by 30%. iP: How do you think Bank Negara’s tentative move to use net pay instead of gross pay in housing loan calculations will affect the growth of housing loans? AZO: Banks traditionally look at net income when assessing a person’s eligibility. Even Angkasa take net income. We look at your income, but household expenses are not revealed, so we look at Central Credit Reference Information System (CCRIS). We estimate 30% of your income is for expenses, so the balance is net income. In fact all banks should be doing that right from the start. iP: Do you foresee any more rate increases this year? AZO: It’s a challenging situation. Increasing interest
rates through SRR (Statutory Reserve Requirements) etc is BNM’s policy to fight inflation. But the impact, to me, is more for those who are still servicing home loans with variable rates. To some people, maybe the increase is not big, but for many, it would mean less disposable income. The tendency to default would be greater. For new loans, it’s not an issue as the borrower will come in at new rates and will be assessed under new eligibility criteria. It would affect more existing customers. Hence, NPL (non-performing loans) in the industry may increase. It may even affect resilience of the banking industry itself. I am more concerned with default rates. iP: How do you think the government’s affordable housing programme eg. PR1MA & “My First Home Programme” will affect prices of properties within the same range? How possible is it to have a fallout similar to the US sub-prime mortgage crisis if the risks are not well managed? AZO: I feel that there is a mismatch of thinking in policy. Where are these properties located? Most are not going to be in the Klang Valley. Most likely outside of Klang Valley. These are really not that marketable properties, and the customers are not very strong in terms of financial standing. So, the programme will be a bit of a challenge for the government to push. At the end of the day, the banks’ own credit assessment will prevail. The perceived sub-prime situation i.e. lending to people who in the first place can’t afford, will likely not happen because in the subprime situation, they were leveraging several times over the mortgage. Having said that, the programme might lead to overfinancing by banks. And if rates increase, these loans will face default first. Most likely, the rates will be BLR plus and not minus. The interest rate may be higher due to the higher risks. Lending to this sector will be very small. From what I know, the banks are shying away. When customers walk in, the banks still look at eligibility and location. The valuation may not reflect the price of the property. These are things that they should be thinking about – it’s a challenge for the industry to push this. I think this will happen. The banks may be forced to reserve 5% of their housing loan portfolio to the low-cost sector, something like corporate social responsibility. iP: Are there any new housing loan packages geared towards capturing a bigger share of the property loan market? AZO: MBSB Ultimate Programme is conceived to capture medium – high net worth customers. It’s a programme where you can tailor-make your own loan that suits your cash flow. We can bundle different products around the product core, with flexible rates.
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Malaysia building society berhard
talk point Apart from that, no more new packages. We try to maintain one basic core programme. The Ultimate programme can be tailor-made, thus there can be a few different programmes under the umbrella of this programme. iP: Do you think a financial provider can survive by just financing property? AZO: Obviously, we can‘t just be doing mortgage. We need diversity in income base, and products offered because the competitive landscape has changed. MBSB was set up to do mortgage loan, if they had done well and captured the trust of the market, they could have monopolized the market. But they missed it. In the 80’s, the commercial banks came in. MBSB did not exploit the opportunities, it was still giving low–end housing loans. Commercial banks came in and captured a lot of the market share until MBSB’s share was reduced to a mere 5%. Banks have a diversity of services and are efficient. Fast forward 60 years, we need to diversify in order to survive, so 2 1/2 years ago, we took it to the next level.
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iP: Now that you are moving towards becoming more diversified and offering similar products as banks, how different are you from a bank regulated by Bank Negara? AZO: Our operating guidelines follow BNM, eg. best practices in operations. We even do things other banks don’t, for example, in 2009, when we came into personal financing, we charged 4.9% while regulated banks charged 8%. But we still made money. To compete with us, the other banks lowered their rates, so, it benefited customers. We became unpopular, but the point is we have priced our products correctly. For example, we are charging 13 - 14% per annum for our credit cards, while others charge 18% p.a. The only thing we don’t have are ATM’s and current accounts. The industry failed to realize that we have in fact done more by giving customers a better deal. We
01 1 MBSB Office
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are almost like a bank, just that we are not directly under BNM. But we are directly under MOF (Ministry of Finance), and we are a GLC (Government-linked company). BNM is also under MOF. We should transform into more regulated environment. But we can’t do that immediately as we have to deal with our legacy problem. Our role is to ensure that if we do embark into the banking platform (and get a licence), we are stronger. Our property developer clients are 90% Chinese, while our mortgage clientele is 70 % Malays under the Angkasa personal financing for civil servants. iP: Why would people choose MBSB over other bigger and more established banks? AZO: Our decision-making set up is very fast. We are not so bureaucratic, so we can afford a fast turnaround time. I can call a board meeting anytime. Banks are very structured and regimented. We have project management and monitoring staff who can help manage the financing proposals. Banks monitor through documents. We manage through site visits backed up by legal documents. Our intimacy with customers is a lot closer than banks. Our pricing is very competitive. We have done loan syndication (club deals), they know we can make fast decisions and dynamic. Once banks come in to deal with us, they will always be repeat customers. We are not just doing property loans. We are different from 5 - 7 years ago. We offer a more diversified service now. That means we have transformed. Being a GLC, we are also supporting a lot of government transformation plans, for example, the NKRA, so we need to have strong footing to do this. MBSB cannot fail as we are 65% owned by EPF. We are a public-listed company. We must remain profitable to pay dividends and recover legacy loans. For the last 2 1/2 years, we have made big provisions. We must continue to make profit.
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INDUSTRIAL DEVELOPMEN T ASIA PACIFI C i-Parc3@Bukit Jelutong by Mah Sing Group Berhad
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Southbay City
Southbay City – Highly anticipated integrated city
64 It doesn’t come as a surprise that the much awaited Southbay City recently clinched the Highly Commended Mixed-use Development Malaysia Award by the Asia Pacific Property Awards 2011 in association with Bloomberg Television. Managing Director & Group Chief Executive of Mah Sing Group Berhad, Tan Sri Dato’ Sri Leong Hoy Kum said that being awarded at a regional level, and representing both Malaysia and the Asia Pacific region on a global stage later in December has affirmed Mah Sing’s status as a premier lifestyle developer. “It is indeed an honor to be recognized for what we do but more importantly it is testament to the talent and passion of our entire organization, which is committed to delivering innovative concepts, high quality and exceptional service. This award has not only given us the recognition but also the encouragement for us to perform better.” Southbay City, an integrated city located on a prime site near the Second Link Bridge into Penang, is set to be the next iconic lifestyle development on the Island. The bold billion-ringgit township encompasses a host of retail outlets, fine dining restaurants along the shoreline, luxurious residential suites, lifestyle retail shops, office suites, hotel & resort, and other tourist and recreational attractions. The visionary mixed-development has a contemporary theme which manages to exude an
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aura of sophistication and dynamism which promises to raise the bar in fine living in Penang. The highly anticipated township is easily accessible via Penang Bridge, Tun Dr Lim Chong Eu Expressway, Penang International Airport, and the Second Link Bridge (expected completion in 2013). It is also just a stone’s throw away from Penang’s lifestyle mall, healthcare and educational facilities. Tan Sri Dato’ Sri Leong Hoy Kum added that awards and certifications serve to recognize their efforts, help in their branding and encourage them to perform better. “We shall continue working hard to increase our customer satisfaction level, enhance value, look after house buyers’ interest and up the ante on our product innovation.”
Iconic developer Listed on the Main Board of Bursa Malaysia, Mah Sing is Malaysia’s premier lifestyle developer with 17 years of property development expertise. It is a well diversified and versatile developer with a strong branding in medium to high end landed residential properties, commercial projects including Grade A office buildings, offices, shops, retail and SoHo as well as industrial projects. The Group’s 35 projects in Malaysia are focused in prime and strategic locations in Kuala Lumpur, Klang Valley, Penang Island and Johor Bahru.
Encorp
International Awards
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Trendsetting Encorp Strand Stands Tall
In recent months, Encorp Berhad has stood out with its innovative concepts that are set to transform the up-and-coming Kota Damansara area. Its flagship development, the RM1.3 billion Encorp Strand offers a complete living, working, dining, shopping and entertainment experience to its customers. As a result, the integrated offices, residential, leisure and retail development has experienced high capital appreciation to the extent of doubling its value especially for its fully sold-out Business Suites. It thus comes as not much of a surprise that Encorp Strand has clinched the Highly Commended Award (Mixed-Used Development category for Malaysia) of the Asia Pacific Property Awards 2011 recently. “Encorp Strand is a testament of our relentless pursuit of innovation and providing unbeatable quality, standard, value and services to all our customers, and the award certainly confirms this project’s stature,” said Encorp’s Executive Chairman and Group Chief Executive Officer, Sen Dato Sri Effendi Norwawi, after receiving the award in Shanghai. “We are honoured to receive this award and are naturally very pleased, as it represents the hard work and commitment that have gone into this flagship development of ours,” he added.
Built on superlatives Encorp Strand is an integrated commercial development straddling 45.6 acres within the commercial belt of Kota Damansara. It comprises the green-compliant Garden Office, the iconic Red Carpet Avenue, Encorp Strand Mall, Encorp Strand Residences and Business Suites. The four-storey Business Suites, fronting the entrance to Encorp Strand, are fully sold out with a 100% price appreciation in the sub-sale market. Red Carpet Avenue, tipped to be the centre of attraction at Encorp Strand, is equipped with state-of-the-art
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sound system, and specially designed lighting and fibre-optic cables to make it event-ready. Garden Office incorporates green concepts and features such as rain water conservation, natural sun shading and sky gardens on all blocks. The sky gardens will be linked by unique 150-metre Skywalks, which has bubble lifts to transport visitors to the sky bridge. Complementing those is what is set to be the trendiest neighbourhood mall around - Encorp Strand Mall, which provides for the daily shopping needs of the 500,000 population in Kota Damansara. Built just above the shopping mall is the 35-storey Encorp Strand Residences which boast French architectural style and panoramic city views. The masterplan of Encorp Strand was designed by award-winning French architect Nicolas Ayoub of Conceptua Architects and Urban Planners who is credited for numerous projects in Paris, including Tour Adria and Tour Egee (also known as ‘Tour Technip’ and ‘Tour Ernst & Young’ respectively). “Encorp Strand is essentially a product of our commitment to innovation and quality for our customers. This is the Encorp experience, an experience that is anything but ordinary,” concluded Dato Sri Effendi. Encorp is principally an investment holding company involved in property development and construction management. It has previously won The Edge-PEPS Value Creation Excellence Award 2010 (non-residential development). In 2004, Encorp successfully delivered 10,000 units of teachers’ housing for the Ministry of Education worth RM1.3 billion across 109 sites. Under the 9th Malaysia Plan, Encorp was awarded a RM150 million contract by the Ministry of Education to construct, upgrade and refurbish 11 schools across Sarawak. Most of the completed schools have been delivered ahead of schedule.
Sunway Rydgeway
International Awards
Sunway Rydgeway – Private Sanctuary in Kuala Lumpur Sunway Rydgeway sets itself apart from other luxury landed residential developments by offering urbanites a tranquil sanctuary overlooking the scenic Melawati Hills, merely 20 minutes away from Kuala Lumpur city centre. The development comprises 70 zero-lot bungalows and semi-ds within an exclusive gated and guarded community, where contemporary living lives up to its name in extravagant fashion.
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Revel in remarkable living spaces – the modern homes feature beautiful private gardens and water features, evoking a peaceful resort-like ambience, heightened by the lush green natural environment. Developed by SunwayMas Sdn Bhd, the development redefines privacy with only five units allocated per acre. The low-traffic movement around the area and zerolot bungalow concept also allow residents to enjoy an increased level of privacy in their homes. A host of premium security features are added with stateof-the-art CCTV system around the perimeter, an intercom system linked to the guardhouse, home alarm system with emergency panic button and vibration sensors, heat and smoke detectors and guard tour system.
Upholding LOHAS Aware that home buyers today desire abodes that promote healthy, caring holistic lifestyle for the individual, families, society and the environment as a whole, the LOHAS (Lifestyle of Health and Sustainability) philosophy has been incorporated into Sunway Rydgeway’s masterplan. Residents will find their needs fulfilled with a wide range of well-thought-out facilities and features available within the enclave. To reduce carbon footprint and encourage longterm sustainable living, the homes are equipped with inverter air-conditioner, solar powered water heater and rainwater harvesting system, while the gardens and lawns within Sunway Rydgeway’s vicinity are dotted with a variety of trees and plants.
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Award Winning Development The project’s attention to detail garnered it the Highly Commended Best Development (Multiple Units) at the Asia Pacific Property Awards 2011. On winning the prestigious award, Daniel Lim Hin Soon, executive director of SunwayMas said, “To be amongst the top regional winners of the International Property Awards 2011 reinforces our world-class standards and expertise in introducing the most contemporary and award-winning property concepts. “Moving forward, we will continue to develop properties that meet the needs of our discerning customers.” He added that such globally acclaimed awards of excellence help to promote and position SunwayMas amongst players of international stature and within the competitive Asia Pacific property arena. The project team for Sunway Rydgeway included landscape architect, Peter Tan, director of PTA Design who won the American Society of Landscape Architecture (ASLA) Award for his Hong Kong Park project.
Boutique Developer A wholly-owned subsidiary of Sunway Group, SunwayMas Sdn Bhd is one of Malaysia’s premier property developers with an impressive portfolio of successful residential, commercial and industrial developments. Aside from Sunway Rydgeway, its ongoing projects currently include SunwayPJ51A (Petaling Jaya) and Paragon Point II, situated in the Bangi Integrated Commercial Centre (Selangor). SunwayMas is also expanding its business, with an upcoming project in Taman Equine (Sri Kembangan) slated for launch in the 3rd quarter of 2011.
AREA FOCUS
JOHOR
The Greening of Iskandar Iskandar’s green agenda gets a shot in the arm following its selection as the first study area in low carbon city development by a joint Malaysia-Japan study
As Iskandar nears its tipping point in 2012, when many of its flagship projects are completed, one area that’s starting to attract a lot of attention is the green agenda. Iskandar, being one of the fastest growing regions in Malaysia has a vision to be a sustainable metropolis by 2025.
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Not that Johor has never made any greening efforts. In fact, back in the 1990’s, the Ministry of Housing and Local Government had launched the Local Agenda 21, which was promptly taken up by the Majlis Bandaraya Johor Bahru (MBJB) in 2004. Many programmes were initiated, ranging from cultural/religious festival gatherings, to gotongroyong, and environmental awareness programmes. Other local Johor authorities did not have as much success, citing difficulty to get participation from local communities, private companies, and foreigners. This was on top of lack of resources and enthusiasm to undertake sustainable development agenda. Recently, however, the green agenda in Johor received a shot in the arm when the Malaysia-Japan joint low carbon society research group chose Iskandar as the first study area in low carbon city development. The 5-year project, from 2011 – 2015, would look at how to move Iskandar towards a low carbon city. Researchers from Malaysia and Japan will initially conduct a quantitative study of the carbon emission generated by Iskandar and explore the mitigation measures towards low carbon Iskandar Malaysia 2025. A low carbon society scenario study by Ho et al. (2009) has estimated the present carbon emission of Iskandar to be about 12.6 million tons CO2 and the figure is expected to rise 3.6 times to 45.5 million tons CO2 in 2025. The current per capita emission is 9.3 tons CO2 which is higher than the national average of Malaysia of 5.0 tons CO2 and this is projected to rise to 15.1 tons CO2 in 2025. The study noted that urban developments are responsible for 70% of the national carbon emission.
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Low CO2 lifestyle Among the possible initiatives is the promotion of low carbon lifestyle into the communities of Iskandar. Low carbon life-style can also be referred to as sustainable living, eco-friendly lifestyle, or green living. It can vary from the very basic practice of reduce, reuse, and recycling to changes of patterns and level of consumption towards meeting basic needs rather than wants. The ultimate aim is to give minimum impact to the environment. It includes using energy-saving materials, choosing environment friendly products, and driving less. Unlike the west, the promotion of low carbon lifestyle was quite recent in Malaysia. The mass media only mostly covered general awareness while efforts to translate that awareness into concrete action have been limited. Hopefully, with a strong political will, more can be done such as re-looking at the planning and design of cities to providing a more compact urban environment where people can easily walk, ride bicycles and take public transport anwywhere. The recent statement by IRDA Federal Commissioner Benjamin Hasbie that the IRDA has pledged to reduce the greenhouse gas emissions in the area by 2025 gives hope that Iskandar will seriously take the green agenda several notches higher. Hasbie said that IRDA would focus on eight action plans which include: liveable and walkable cities and towns, protection and enhancement of the natural environment, low carbon lifestyle, green economy, integrated transportation, energy efficient buildings, promoting renewable energy, and land use planning.
“The carbon emission of Iskandar is expected to rise 3.6 times to 45.5 million tons CO2 in 2025”
AREA FOCUS
PENANG
Land reclamation – A necessary evil? Land reclamation continues in Penang as land gets scarcer In land-scarce places like Singapore and Penang, land reclamation is practically the norm. In recent years however, many in Penang are questioning what’s in it for the Penang people. Typical questions read as follows: “How much have the previous and present Penang state governments received from developers in exchange for granting them lucrative land reclamation rights (with gross development value worth billions of ringgit) for the coastal areas stretching from Tanjong Tokong in the north-east, down the entire east coast past Jelutong and extending to Gertak Sanggul in the south-west? “Was there a concession agreement and how was it awarded? What’s in it (financially) for the people of Penang? Were there detailed EIAs and sedimentation studies, reviewed by expert panels, on the impact on the coastline and the change in sedimentation patterns?”
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holiday, work and invest,” said E & O’s executive director Eric Chan. “The development will also be a symbol of pride and progress, gaining worldwide publicity and prestige; and attract capital inflows and investment, employment and business opportunities, especially for Penang’s tourism. It will complement other major projects to turn the state into a world class city and an international property destination,” he added.
Win-win scenario? There are always two views on land reclamation – both have its good and bad points. In land-starved Penang, despite brickbats, such reclaiming will continue to expand the land size of Penang. How it would turn out and its impact is left to be seen in years to come. If it’s any consolation, consider the following:
The sore point was that the government may have to use public funds (that’s our tax money) to clean up the damaging effects such as siltation due to land reclamation work. The siltation at the Gurney Drive coastline has always been cited as one of the most damaging effects of land reclamation.
• In the Netherlands, – about 1/5 or 7,000 km2 of the entire country is reclaimed from the sea, lakes, marshes and swamps.
A relatively recent report by a local newspaper has claimed that a state-commissioned study has revealed that reclamation works had resulted in significant siltation which affects the natural hydroflow (tidal currents) of Penang’s coastal waters. The study was commissioned after the state received numerous complaints about increasing coastal pollution. Following the study, the state has mulled various remedial measures, including ways to induce sea water to flow back into the Gurney Drive coastline, planting mangroves along the shoreline and constructing a pier through the trees, from Gurney Drive into the sea.
• Singapore – 20% of the original size or 135 km2 were reclaimed.
“Redefining Penang” Meanwhile, land reclamation on the island continues relentlessly. Eastern & Oriental (E&O) expects to start reclamation work next year for 740 acres of land in Tanjong Tokong, in the north-east coast of Penang for its RM12bil Seri Tanjung Pinang Phase 2 (STP2) development. “We expect this iconic development to ultimately redefine Penang island on the world map as a vibrant new seafront resort destination to reside,
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• South Korea – As of 2006, 38% or 1,550 km2 of coastal wetlands were reclaimed.
• Hong Kong – Hong Kong Disneyland, Hong Kong International Airport, and its predecessor, Kai Tak Airport, were all built on reclaimed land. Much reclamation has taken place in prime locations on the waterfront on both sides of Victoria Harbour.
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Congratulations to Reapfield outperformers! What a year it has been. We salute these outstanding individuals who have surpassed all expectations. Perhaps it has something to do with Reapfield’s culture of surpassing expectations. As David Ong, founder and president of Reapfield group says, “We believe that it is simply not sufficient to be good at what we do, it is a necessity to display nothing short of EXCELLENCE.” Clearly, this culture of excellence has permeated the entire workforce and many there are known for their integrity and emphasis on long-term business relationships and referrals. To acknowledge their achievements, we list here these outstanding people:
Group Award
Mrs Teo
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Josh Chong
Wong Yau Long
• Champion Producer 2010 • Top Producer Award (Res) • Highest Value of Comm. Rec’d in a Single Non-Residential Sale Transaction for 2010
• 1st Runner-Up Champion Producer 2010
• 2nd Runner-Up Champion Producer 2010 • Top Rookie Award (Res)
Carlin Fung
Christina Kuan
• Top Producer Award (Non-Res) • Highest Value of Comm. Rec’d in a Single Non-Residential Rental Transaction for 2010
• Top Team Performance Award
Mrs Teo
Shane Shan Bagam • Highest Value of Comm.Rec’d in a Single Residential Sale Transaction for 2010
Subang Jaya - Industrial
Petaling Jaya
Wong Yau Long
• Top REN
Peggy Sim • Top Exclusive Lister • Highest No. of Transactions with Full Comm. (3%)
Tham Yew Wai
• 1st Runner-Up REN
Juznida Ibrahim
• 2nd Runner-Up REN
• 3rd Runner-Up REN
Andrew Tan
Ivy Tan
Calvin Ooi
• 4th Runner-Up REN • Top Rookie
• Top Exclusive Lister
Patrick Chin
Loh Onn Nen
• 2nd Runner-Up REN
• Top REN • Top Exclusive Lister
Subang Jaya
Peggy Sim • Top REN • Top Exclusive Lister
Joe Er • 1st Runner-Up REN
Ng Tze Mann • 2nd Runner-Up REN
Kuala Lumpur
Joyce Perera • Top REN
Mezzie • 3rd Runner-Up REN
Patricia Wong
Chua Gim Suat
• 3rd Runner-Up REN
• 4th Runner-Up REN • Top Rookie
Evelyn Tan • 1st Runner-Up Exclusive Lister
Taufik Shah • 2nd Runner-Up Exclusive Lister
Shah Alam
Matt Tian • 1st Runner-Up REN
Hafiza Ali • 4th Runner-Up REN
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Kt Mah • 2nd Runner-Up REN
Cynthia Lee • Top Rookie
Chris Ng • Top REN
Zakir Mustafa • 3rd Runner-Up REN
Ahmad Bahtiar • 1st Runner-Up REN
Riz Fadzlin • 4th Runner-Up REN
Uzaimi b Musa • 2nd Runner-Up REN
Mohd Rizal • Top Rookie
Kota Kemuning
Wilayah Persekutuan
Azhar b Dol
Norashlin Yahya
• Top REN
Kit Leong
• 1st Runner-Up REN • Top Rookie
Erin Ng
• 2nd Runner-Up REN
• 3rd Runner-Up REN
Carlin Fung
Maria Tay
• Top REN
• 1st Runner-Up REN • Top Rookie
Sunway
Edward Pek
Tan Chee Kin
• Top REN • Top Exlcusive Lister
Ballex Bee
• 1st Runner-Up REN
Bob Yeow
• 2nd Runner-Up REN
• 3rd Runner-Up REN
Hanson Tan
June How
Regine Wan
• 1st Runner-Up Exclusive Lister
• 4th Runner-Up REN • 2nd Runner-Up Exclusive Lister
• Top Rookie
Puchong
Josh Chong • Top REN • Top Rookie • 1st Runner-Up Exclusive Lister
Raymond Chuah • 1st Runner-Up REN
Eddie Cheong
Serena
• 2nd Runner-Up REN • Top Exclusive Lister
• 3rd Runner-Up REN
Sammi Tan
Janice Lee
Corin Chong • 2nd Runner-Up Exclusive Lister
• 4th Runner-Up REN
congratulates all the top agents in Reapfield for their outstanding success. 75 Taman Sea
Richard Liew
• Top REN • Top Exclusive Lister
Low Kai Seng • 4th Runner-Up REN
Hartamas
Debbie Lam
Carmen Yong
• 1st Runner-Up REN
Lily Pang
• 2nd Runner-Up REN
Esther Ng
• 1st Runner-Up Exclusive Lister
• 2nd Runner-Up Exclusive Lister
Klang
Rachel Leow • 3rd Runner-Up REN
Sue Lam • Top Rookie
Yew Bee Yee
• Top REN
Hazura • 3rd Runner-Up REN
Elaine Teng
Tan Ai Ling • 2nd Runner-Up REN
Jaime Gan
• Top REN
Matthew Lim • 4th Runner-Up REN • Top Rookie
Ryan Gwee • 4th Runner-Up REN
• 2nd Runner-Up REN
Felicia Yeong • Top Rookie
Penang
State
• Top REN
Alex Low
Eddy Tan
• 1st Runner-Up REN
Shane Shan Bagam • Top REN
Pako Chan • 2nd Runner-Up REN • Top Rookie
Howard Ho • 1st Runner-Up REN • Top Exclusive Lister
Clemence Ngew • 3rd Runner-Up REN
Sherene Chin • 1st Runner-Up REN
Joyce Tan • 2nd Runner-Up REN
FEATURED AGENCY
Allworth
SETTING THE TREND for Real Estate Agencies
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76 As a pioneering figure of real estate in the country, it is hardly surprising when Allworth Real Estate revolutionised the industry once again with its dynamic, innovative and energetic approach.
Not too many years ago, the real estate business wasn’t the most glamourous industries to be in, all thanks to the aging mentality that saw real estate agencies languishing on the upper levels of old shop lots and deteriorating conditions of the offices. It’s not difficult to see how the lack of progress in the industry was allowed to happen; the real estate business back then was more of a “field job”. Agents were required to be out most of the time meeting prospective clients and impressing them with their words, not so much with the overall presentation of the company to which they represent. Because of these factors, the real estate industry was deteriorating; same goes with the interests and confidence displayed by the clients towards the real estate agencies back then. However, all that changed when Allworth Real Estate came into play.
ABOUT ALLWORTH REAL ESTATE Founded by Mr. Ong Goon Hong, Allworth Real Estate started its operations in Malacca in 1994. Despite arriving into a market that is already dominated by other agencies, Allworth Real Estate decided to create their own market in project marketing instead of competing with the other firms for the same slice of the cake. Since then, it established itself as one of the leading real estate firms in the market, and the company’s commitment to quality management system in sales and marketing of real estate services as well as project marketing was acknowledged when it became the first real estate agency in Malaysia to be accorded with the coveted and prestigious MS ISO 9001 by SIRIM. Through these years, Allworth Real Estate maintains a healthy, long-term relationship with its clients, as demonstrated by its still-active business partnerships with numerous developers. Public listed companies have also sought services from Allworth Real Estate, and projects have been lined up for the next 10 to 15 years.
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1 PJ office guest area 2 PJ office showroom
The Malacca office was the first real estate firm to provide showroom for real estate exhibition. With such facility, Allworth Real Estate established a closer relationship between the seller, buyer and the agency. This is defined as a tri-part winning formula, as symbolised by the three white strokes in the company’s logo. By adopting these strategies, Allworth Real Estate distances itself from unlicensed brokers instead of waiting for professional bodies to take action on them. In late 2011, Allworth Real Estate Malacca will be moving to a new corporate office. The new premise will continue providing showroom service to its clients through a homely, personal and friendly atmosphere. Under the virtuoso guidance of Executive Directors Lloyd Ong and Jeffrey Ong, Allworth Real Estate expanded its presence by opening its KL branch in 2007 and the revolutionary PJ office in 2011, with both adopting the same differentiation strategy as the head office. Being a diverse property and real estate business entity, the services offered by Allworth Real Estate encompass Development Advisory, Property Care, Project Marketing, International Real Estate, Industrial Property Agency, Commercial Property Agency, Residential Property Agency and Expatriate Leasing. The elite group of clients under the company’s belt includes Mah Sing Berhad, Naza TTDI, IOI Corporation Bhd, IJM Bhd, Guoco Land Bhd, Shell Malaysia, Hong Leong Bhd, Low Yat, Kraft Malaysia and many more.
CHANGING THE LANDSCAPES OF THE REAL ESTATE INDUSTRY In its quest to innovate the property and real estate field, Allworth Real Estate is backboned by a group of young and dynamic staffs that are hungry and passionate for success. The company also encourages open exchange of information, honesty, trustworthy appraisals and consistent communication. Since its inception 17 years ago, Allworth Real Estate believes that property transaction is the most important decision its clients will make in their lifetime, and that these transactions should go beyond just brick and mortar. Because of this, Allworth Real Estate is always equipped to assist its clients in making informed decisions and to provide comprehensive property solutions. On top of that, all Allworth Real Estate offices adopt similar working culture and
02 God-fearing attitude towards all business transactions to ensure total transparency and satisfaction from the clients. In this day and age, image is what stands between success and failure. By understanding this sentiment, Allworth Real Estate decided to make an impression by establishing its offices to be modern, presentable and impressive masterpieces to draw confidence from its clients. The core values of the company also shifted in the process, gradually accentuating on commitment and professionalism. The company constantly strives to build long-term relationships with its clients, and is committed to combat unlicensed agents and illegal brokers. To reflect its value of true professionalism, Allworth Real Estate practices total transparency in its business model. The goal of the company is to set itself as a good example to the public and fellow professionals on how real estate should be run. Its mission is to also rope in more investments into the property industry and to improve the general real estate quality of Malaysia.
ALLWORTH REAL ESTATE PJ – AN INNOVATIVE INTEGRATION OF SERVICES The signature Allworth Real Estate Petaling Jaya branch was launched in early 2011, and it prides itself as the 1st real estate agency in Klang Valley that combines an office with a show room. The PJ branch allows property developers to showcase their latest projects, walk-in clients to seek professional services and people to get their properties listed. Due to the unique business model, the PJ branch is able to accommodate special events such as developers’ launches, thematic property exhibitions, seminars and many more. Over the last 6 months, Allworth Real Estate PJ played host to the Soft Launch of Semenyih Technology Park, Saffron High Tea Event, USA Properties Exhibition and Australia Properties Exhibition. The Allworth Real Estate PJ is open from 10am to 5pm daily (Mondays to Sundays) to ensure comprehensive and uncompromised services to its clients. To learn more about how Allworth Real Estate can help you, kindly contact Ms Jolene Teo (012 633 1006) or Ms Cindy Heng (012 660 9916).
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CONTRIBUTORS
CHAN AI CHENG
Should I appoint one or more agents to sell my home?
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Chan Ai Cheng discusses a perennial problem faced by sellers – to give exclusivity or not to an agent?
Sellers of property constantly ponder upon this question, whether or not to appoint just one agent to market the property or just open up to as many agents as possible to work on marketing the property. Before we go into the actual thoughts in the decision-making process, it is important to understand the definition of an Ad-Hoc Listing and an Exclusive Listing.
Exclusive Listing An exclusive agency listing is where you give the full right of the sale of the property to an appointed exclusive estate agent. In this case, only the appointed exclusive agent is authorized to market the sale of the property and to transact the sale for their fees. The top benefit of an exclusive listing is that the agent gives your listing a higher priority. This is important as you would want the agent to work on the listing and not just sit on it. When selecting an exclusive agent, be sure to consider his or her experience in real estate, track record in handling similar properties, commitment to the marketing & sale of the property, network of potential buyers, and is someone you are comfortable and confident with. The downside to exclusive listing is in your selection of the exclusive agent. You are tied down with the agent for the period of the exclusive appointment and if he or she is ineffective, there 3isn’t much that you could do about it.
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Ad-Hoc Listing
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An ad-hoc listing or in other terms, open listing lets you sell the property by yourself and to appoint as many agents as you please to work on the marketing of the property. It is also termed nonexclusive listing, meaning the owner may execute ad-hoc listing with more than one real estate agent and pay only the real estate agent who brings an able buyer whose offer the owner accepts.
Considerations when appointing agents on Ad-Hoc basis When a listing is given to many agents, quite naturally the agents will begin marketing the property which would include advertising i.e. on iproperty.com.my property portal. Now a typical buyer looking for a property will run through the search engine and all listings that match their requirements will appear. Imagine the results show 6 or more advertisements for the same property. The first impression the potential buyer gets is that the owner could be in a hurry to sell. This will not work well for the owner as this may not be the case even on an ad-hoc listing situation. Then comes the next problem, which agent to call if they are really interested in the property? Should they call the agent who advertises the lowest price? There are instances of the agents putting different prices for the same property, at times just slightly lower than the other to hopefully get the call from prospective buyer. Buyers will unlikely call the agent advertising the same property where the asking price is higher for the very fact that buyers want to buy at the best possible price. There could also be situations where the buyer calls a few of the agents marketing the same property and there are also instances where they make different offers for the property hoping to finally get it at the price that they want. This will create artificial interest on the property all by one buyer and confuse you as the owner. These points are worth considering when making the decision to appoint an exclusive agent or multiple agents to market your property.
Why Real Estate Agents prefer Exclusive Listing? The number one reason is the certainty of payment. It is nothing more comforting to an agent than to have the certainty of their efforts compensated. There are costs involved in marketing a property for sale in addition to the time spent on working at securing offers for the property. When there is a single agent involved in marketing the property, there is concentrated effort in the marketing as there is more commitment from the agent. The agent, knowing that the sale or rental
of the property is dependent only on him or her, will ensure that he/she is responsible and accountable. I can share from experience of working with sellers of property on an exclusive basis. It is a lot more stressful for the agent as he or she must deliver with results, knowing that the owner has entrusted the duty solely on him or her, especially so when there is an urgent sale or rental situation. The agent will reciprocate the trust the seller or landlord has on them with a heightened duty of care. The number two reason is control on the sale of the property in order to work out the best offer. Naturally, because of this, you cannot expect the same level of commitment and service when you appoint the agent on an ad-hoc basis versus on an exclusive basis.
Making the Choice Making an educated decision is usually the key to making the right decision. If you have fully understood the benefits of an exclusive listing vs an ad hoc listing, you can make the right choice for your property. Be sure to consider all the facts carefully. You do not want to short yourself in a sale. Also, be aware of the length of time that you are agreeing to for an exclusive listing. Be sure to ask your real estate agent to work with other agents on the sale of the property as part of the understanding of appointing him or her as your exclusive agent to benefit from a larger pool of buyers. A good real estate agent should be flexible and should aim to meet the needs of the owners while providing great advice and great service.
Sole Listing There is also an option of a sole listing, where, as the owner, you can reserve the right to sell the property yourself and not pay any fees and still maintain the services of one agent working on the marketing of the property. Be sure to check with your real estate agents on the implications of these various listing options to ensure that you are fully aware of your options.
Chan Ai Cheng is the General Manager of S. K. Brothers Realty (M) Sdn Bhd, a firm established since 1979 in the practice of Real Estate in Malaysia. She is a Registered Estate Agent with the Board of Valuers, Appraisers and Estate Agents Malaysia (LPPEH) and a Member of ISM and MIEA. She was recently conferred the prestigious title of Certified Residential Specialist by NAR, USA and also recognized for her contributions by the Malaysian Women’s Weekly 2007 being the Winner of the Great Women of Our Time Award in the Finance & Commerce Category. She is a regular feature in the press on property matters.
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CONTRIBUTORS
NATIONAL HOUSE BUYERS ASSOCIATION (HBA)
The Empty Promise – Undertaking to nowhere When end financiers sue house buyers when a project is abandoned, it makes a mockery of developers’ undertakings to banks to refund in the event of abandonment. To resolve this, some suggest end financiers should monitor developers’ construction progress and accounts (old school style) before disbursing house buyers’ loans to developers
80 Funding via buyers’ loans The Sell-Then Build (“STB”) system of building and selling houses is unique and has for many years controlled the housing development industry in Malaysia. Briefly, this system allows houses to be built in stages and paid for progressively after each stage of work is done. The system sounds simple. But it is ridden with a host of problems. Stories are told about house buyers being played out under the system, not once or twice but many times over and in many ways. Simply, the system is based on the business concept of using house buyers’ money to fund the housing development. In business jargon, it is about using other people’s money (OPM) to make profits. In other words, developers under the system leverage on OPM to make business plan and profit goals. The obvious pitfall of the system is the potential risk of a housing project being stalled or abandoned leaving the buyers in jeopardy and having to resolve their own problems. Project abandonment is a serious problem to the country such that the Government has had to intervene and pour in big funds to revive abandoned projects for the rakyat’s sake. Apart from such problems, the STB system exposes house buyers to great risk caused by a breakdown in the system. This article seeks to highlight a big breakdown in the current banking system that is meant to protect the buyers.3It’s called “The Failed Undertaking”.
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Old-fashioned values There is a dhobi shop near my house. A Chinese couple in their 70s owns it. They have been running the family business for many years. A few years ago, the husband had a stroke. He is wheelchair-bound now. With hired hands, the wife takes care of the business. The husband has a daily routine. Every morning and evening, he would sit outside the shop to have his meals. He would read the newspapers while eating. Sometimes, he would watch passersby. His wife keeps him company. Many old folks say the couple would belong to the old school. Old school means old-fashioned values such as responsibility, integrity, patience and commitment. In other words, the couple’s marriage is rooted in old school values. Indeed, old school values seem less popular now. Why? Maybe because they are tough to follow. Nowadays, things seem to happen at high speed. Old school values build on time. Thus, they are often left behind.
releases the money to the developer on this promise. The EF is the buyer’s agent. It would act on behalf of the buyer’s interest. Thus, it has a duty over the buyer’s money and must only release under stipulated conditions that have been agreed ie. the EF would only progressively release the buyer’s loan to the developer according to stages of work done. However, in reality, a different thing happens.
Old school still relevant
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In the context of the housing development industry, building houses the old school way may seem silly. Well, maybe that’s what many housing developers may say. The reason may be that profits ought to be made quickly. The old school way is archaic. They would slow down earning profits quickly. However, old school concepts advertised in sales brochures have been used to entice sale of houses in housing projects by projecting an image of reliability, trustworthiness and good value.
“Misleading” Undertakings Besides developers, other stakeholders in the housing development industry may also view that old school values are archaic. Respectfully, the banks may be such a stakeholder.
How so? This may be seen in the undertaking letters given by a developer to a buyer’s bank (end-financier) and vice versa. In the undertakings, the developer agrees to refund moneys released by the bank if the project is not completed or abandoned. Likewise, the bank agrees to release the moneys to the developer upon this undertaking. The undertaking is equivalent to a guarantee. It would have the legal force of a contract. On the surface, this undertaking would give the appearance of a check and balance mechanism between the developer and the end-financier (EF). The developer undertakes (promises) to refund the moneys to the EF if the project is delayed or abandoned. The EF
Easy fixes In reality, the undertakings are seldom enforced by any party. When the project is not completed or is abandoned, the EF would ask the buyer to pay the interest on the progressive payments already paid to the developer. If the buyer fails to do so, the EF would sue the buyer under the loan agreement. Eventually, a bankruptcy suit would be taken against the buyer. Right or otherwise, many house buyers have been made bankrupt this way. The bank would be reluctant to sue the developer on its undertaking, the reason being that it would seem worthless doing so because of the developer’s weak or doubtful financial position (hence abandoning the project). Also, suing the developer would be a more uphill task. Logically, suing the buyer would be an easy fix.
“Scrutinise Construction” For the house buyer who’s caught in this quagmire of financial woes, a noble desire to own a house may become a nightmare that haunts for many years. Many buyers have asked, “It’s not my fault that the project is not completed or abandoned. Why should I pay for the loan and don’t get a house?” Some court decisions fail to recognise the buyer’s lament and show little empathy to this problem. Is there a solution for house buyers? Old school bankers say there is. The way is to scrutinise relevant details concerning the project
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CONTRIBUTORS
NATIONAL HOUSE BUYERS ASSOCIATION (HBA) before releasing the moneys to the developer. For example, if the bank suspects something amiss in the developer’s accounts or if the project is delayed, bringing about foreseeable risk to the recoverability of the loan, the bank would query the developer based on the developer’s undertaking to the bank. In other words, before moneys are released for the progressive payments, the banker would meticulously monitor the release to ensure recoverability of the loan. Consequently, this would increase the chance of successfully earning profits (i.e. interests) from the loan. The developer would be the first person on the old school banker’s black list. Such old-fashioned practices would also reduce the incidence of the house buyer’s loan becoming a NPL (non-performing loan) due to project noncompletion or abandonment.
“Social Responsibility” William Shakespeare, the author of Hamlet wrote: “To be or not to be, that is the question”.
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In the story, Hamlet, the main character, was musing between the inescapable sufferings in life (troubles; heartaches; dissatisfaction) and the fear and uncertainty of death. The musings were that life is tough, but death may be worse. One would need to choose between life and death. Thus, the question: “To be or not to be”. For this article, the question is: Would bankers, because they are responsible to the buyer (customer), monitor in old school style the progressive works and accounts of the developer in order to reduce the number of NPLs caused by project non-completion or abandonment? Or would they prefer using the easy-fix way of suing immediately the house buyers for loan defaults arising from project non-completion or abandonment?
If the bank says, “Protecting customers is not our job”, the next question would be: Would banks continue to ask for the developer’s undertaking as a pre-condition for the progressive payments to the developer? If they do, it is submitted that they would be treating the letter of undertaking as an empty promise which is a mere cold comfort that benefits nobody (Ed’s Note: It is misleading as well.) While old school ways may be tough, easy-fix ways may be socially damaging as it would tantamount to our ex-prime minister’s (Tun Abdullah Ahmad Badawi’s) saying, “Profits Privatized, Loses Nationalised”. Banks and even Bank Negara Malaysia can play a bigger role to complement efforts to promote housing development laws for the benefit and protection of house buyers.
Editor’s Note: This situation has persisted for far too long and it behooves the government to address this situation as a matter of urgency. After all, the “people come first”, as per our national “mantra”. To further delay this matter is to further burden the “rakyat” unnecessarily. Banks should be made to exhaust all other legal avenues first before suing the buyers. In fact, they should give a moratorium to buyers over the loan repayment until the abandoned project is revived or otherwise resolved through other means. This should be treated as part of the banks’ “national duty” or “corporate social responsibility”. Some banks spend millions per year for their CSR activities, why not channel this to giving buyers of abandoned projects a moratorium and make a big media blitz of it? Imagine the goodwill and powerful brand loyalty that can be generated from this one act of responsibility!
Robert Tan views that banks have a big role to play to complement government’s efforts to promote housing development laws for the protection of house buyers. He is a Legal Adviser of the National House Buyers Association.
NATIONAL HOUSE BUYERS ASSOCIATION [HBA] No. 31, Level 3, Jalan Barat, Off Jalan Imbi, 55100, Kuala Lumpur. Tel: 03-2142 2225 | Fax: 03-22601803 Mobile: 012- 334 5676 Email: info@hba.org.my Web Site: www.hba.org.my
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HOME SERVICES
MONIER
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84 1 MONIER Solar Water Heating System on Legacy® Roof System 2 Perspective™ Roof System from the Cosmopolitan Collection 3 Nordica® Roof System from the Timeless Collection 4 Toscana™ Roof System from the Heritage Collection
As the worldwide leading roofing solutions provider, we have a passion for quality and aim to offer more than simply the means of covering a roof. It is fair to say that the functionality of the roof has evolved from merely providing protection for the house to an aesthetic aspect of the home and a means of providing indoor comfort. To meet the different needs of our customers and match the current market trends, we bring you three collections – Cosmopolitan, Heritage and Timeless.
MONIER –
The Cosmopolitan Collection features flat and flattish roof profiles that exude modernity and minimalist style. Monier Xtreme™, Legacy® and Perspective™ enable roofs to achieve sleek, straight lines that are both extremely modern and versatile; suitable for contemporary as well as traditional design homes.
The Expert in Quality Roofing
Monier Perspective™ is the result of our continuous efforts in R&D and product development. Developed for functionality and designed to match the trendy and modern lifestyles of today’s homeowners, this new profile offers a completely new flattish look for your roofs, combining ultra-modern geometrical shape that is dimensionally consistent and suitable for unconventional 15o pitch roofs along with trendy colours that are perfect for contemporary architectural designs. For homeowners who prefer more classic and traditional designs, Monier Toscana™ and Mediterrano® from the Heritage Collection are high-roll profiles that were inspired by the lifestyles of Southern Europe. The excellent tile
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precision and smooth surface finishing give you high performing and aesthetically perfect roofs. We also offer the Toscana™ Enduro™, which is mainly Toscana™ with a ceramic coating to make your roofs glossy and shiny all year round. Last but not least, our more everlasting profiles come from the Timeless Collection. Monier Marseille, Advanced Contour®, Nordica® and Elabana® Tropical offer ageless, simple styles that are well-known for their high-quality, easy installation and highavailability. These stylish yet affordable choices pay attention to tile precision, durability and a variety of colours for truly unique roof styles.
Solutions is compliant with all of Monier’s roof systems. *Data validated by MONIER Technical Centre in Europe for tropical weather, in collaboration with Oak Ridge National Laboratory and Lawrence Berkeley National Laboratory in U.S.A. For more information, please visit a Monier showroom near you:
Selangor No. 12, Jalan PJS 8/18, Dataran Mentari, 46150 Sunway Mentari, Petaling Jaya, Selangor.
Sustainable roofs Besides looking beautiful, homeowners want their roofs to be an energy-saving component. With our Energy Efficient Roofing Solutions, we give our customer added-value in terms of sustainability and the ability of our “green” roofs to provide comfort indoors.
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Penang No. 88F, Jalan Masjid Negeri, 11600 Penang.
Johor No. 34-G, Jalan Nusa Bestari 2/2, Taman Nusa Bestari, 81300 Skudai, Johor.
Sabah Lot 7-1 (Parcel 0104), 1st Floor, Lorong Lintas Plaza, 88300 Lintas Plaza, Kota Kinabalu, Sabah.
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Tel: 1800-88-0865 Email: roofing-malaysia@monier.com Website: www.monier.com.my
With growing concerns for our environment and increasing efforts to preserve it, Monier developed the Energy Efficient Roofing Solutions which bring benefits in three significant ways. Firstly, due to Monier CoolRoof®’s ability to reduce indoor temperatures of up to 10o C*, homeowners will experience comfort even in the hot Malaysian weather, thus eliminating the need to switch on air-conditioners and attain monthly savings of up to 30%* in electricity bills. Secondly, our SolarRoof that harvests solar energy to generate hot water and light up the house with natural light can further increase savings on electricity bills up to 15%*. A combination of both Monier CoolRoof® and Monier SolarRoof brings you to a total amount of up to 45%* savings in electricity bills. Both key points ultimately lead to the third vital advantage, which is reduced household carbon footprint and better preservation of the environment. In our efforts to design the best roofing solutions, Monier products undergo specific tests in our Technical Centre and test facilities to ensure durability and superior product performance under all climates. We are proud to say that our Energy Efficient Roofing
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HOME SERVICES 86
ACSON
A Super Hero Comes Along
Sweltering hot weather calls for the cool comfort of airconditioning. Cooling, protective and durable, Acson air conditioners ensure you peace of mind.
In today’s modern world where lifestyle and living standards have improved, an air-conditioner has become a necessity in homes, offices and other indoor spaces. A good air-conditioner should not only provide cooling relief, it should also offer better indoor air quality by controlling the humidity level and purifying the air, thus giving you cool, fresh and healthy air all the time. When choosing an airconditioner, it is important to get the best that you deserve. Always opt for one that offers the ultimate cooling experience, protects you from harmful bacteria, takes environmental issues into account, and one which guarantees durability and reliable service.
Super Acson Hero To The Rescue With 27 years of experience in the industry, Acson has built its reputation especially in the light commercial air-conditioning sector and government sector. In any superhero movies, the hero never fails to come to the rescue when help is needed. Mirroring this, Acson acts as a ‘Super Hero’ by providing the best products, services and solutions; wherever and whenever it is needed, earning the customer’s trust along the way.
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Concerned about environmental sustainability, Acson fully commits itself to finding solutions to the issue. In fact, it is the first company to launch a full series utilising ozone-friendly R410A refrigerants. Acson R410A Wall Mounted Inverter J-Series has recently been awarded a 5 Star rating by Suruhanjaya Tenaga, the highest rating there is, showcasing the products’ energy saving efficiency. Under the SAVE programme launched by KeTTHA (Kementerian Tenaga, Teknologi Hijau dan Air), a rebate of RM200 will be given when you purchase a unit. Acson R410A Wall Mounted Inverter J-Series features non-ozone depleting R410A refrigerant system and intelligent controls, ensuring higher performance at much lower power consumption. Operating quietly, it adjusts the coldness according to the fluctuation of indoor temperature. By eliminating up to 99.99% of various airborne infectious viruses, the Bio Antibody filter ensures only clean and purified air is circulated in your home. Meanwhile, the Titanium Apatite filter effectively traps organic contaminants such as bacteria and viruses. In addition, titanium oxide is activated by natural light, becomes highly oxidative, and dissolves absorbed contaminants into harmless water and carbon dioxide. Titanium oxide also traps dangerous particles like dust, pollen and cigarette smoke – a vital air conditioner feature for homes where there are allergy sufferers and children. Long-term reliability is guaranteed – the inverter system lessens start-stop cycle, so the lifespan of the compressor is extended. In accordance with the company’s policy, complaints will be replied to within 1 working hour. If the problem cannot be rectified through phone or email, a site visit within 8 working hours will be arranged. To further
Things to consider before purchasing an airconditioner: • Cooling Capacity An air-conditioner’s capacity is measured in British Thermal Unit per hour (BTU/hr). The higher the BTU/hr, the faster an air-conditioner is able to cool down a room. Other than the floor area, other criteria to consider when choosing an airconditioner include, room direction, wall structure, ceiling height, use of insulation above ceiling, window size and type, number of people and heat generating equipment (laptops, etc) and hours of operations. A correctly sized air-conditioner will ensure comfort and savings through reduction in operation and maintenance cost. • Installation Requirements A good air-conditioning system installation(both indoor & outdoor) includes, but not limited to, the location of the units, wiring type and size, piping and insulation material, as well as size and length. Vacuuming the system to remove impurities and moisture followed by correct charging of refrigerant are also vital for the system to work at optimum condition. • Service and Maintenance After the air-conditioning system is up and running, regular service and maintenance need to be done periodically to ensure the system is running at optimum condition and to prevent any unscheduled breakdown. It is recommended to clean the air filter weekly and to perform system check on a yearly basis. More frequent service and maintenance are needed for places near to restaurants and factories. When you need replacement parts, insist on genuine parts all the time.
At Acson, We care, We share
give you maximum value, Acson insists on using genuine parts when servicing their products. Acson also contributes back to the society with its series of conferences; educating the public and government organizations about the knowledge and correct usage of air conditioners, as well as through donations to education fund. With Acson, you are ensured peace of mind when you go to bed at night. Acson Malaysia Sales & Service Sdn Bhd Lot 4, Lorong 19/1A, Section 9, 46300 Petaling Jaya, Selangor, Malaysia. Tel: (603) 7965 8200 Customer Service: (603) 7964 8388 Website: www.acson.com.my
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CONTRIBUTORS
JOEY YAP
HOUSE JUDGMENT Using feng shui “maths” to predict house occupants’ future
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In classical Feng Shui, particularly its ramifications such as Xuan Kong玄空 and San Yuan Feng Shui三元风水, skillful practitioners are enabled to just walk into a property, take a look at it, accurately tell what has happened there and predict what will happen to its occupants in the future - all before taking directions with the Luo Pan. This article will shed some light on how the predictive aspect of Feng Shui - popularly known as ‘House Judgment’ by Feng Shui enthusiasts – is derived.This is calculated from two numerological formations known as LuoShu and He Tu.
State of flux The LuoShu is a base mathematical model that incorporates the factors of Direction, the Elements and all other pertinent information on the same platform or chart. It shows the dynamic movement of the Five Elements, the natural changes of the Four Seasons, the progression and passing of time, as well as the flow of Qi within a building. It represents the dynamic nature of Yin and Yang which are in a constant state of flux. However, the He Tu represents the perfect balance between Yin and Yang. The He Tu is a theoretical model of the perfect and ideal condition of the universal forces. In this state of perfect balance or utopia, there
is NO movement, NO evolution and time does NOT exist. However, the LuoShu depicts the constant and cyclical nature of the universe – birth, growth, sickness, extinction…virtually all things that denote movement and evolution. It is the base model for Feng Shui applications such as Flying Stars and Eight Mansions, because it represents the actual compass directions in any building. Also, it contains the base locations for the Five Elements and the family members that would be affected as stated below:
Direction North Southwest East Southeast Northwest West Northeast South
Five Elements Affected Occupants Water Second son Earth Mother/ elder woman Wood Eldest son Wood Eldest daughter Metal Father/ elder man Metal Youngest daughter Earth Youngest son Fire Middle daughter
We know that the South sector represents the Fire Element: what happens then if we see a sharp building or a mountain to the South of a property? As sharp Forms are considered a Fire Element, having such Forms in the South tell us that the Fire Element affecting our property is already too strong. How about the presence of a round, dome-shaped (i.e. Metal) building to the East? Now that we know that the East sector represents the Wood Element, and Wood is not in harmony with Metal but now they encounter each other! So it may be deduced that Wood attributes, such as growth or kindness of the occupants will be adversely affected. In this case, an afflicted East sector normally affects the eldest son in the family.
Joey Yap’s Profile
Joey Yap Consulting Group
Joey Yap is an expert in Chinese astrology services and audits, Classical Feng Shui, BaZi, Mian Xiang and other Chinese metaphysics subjects. For more information, go to www.masteryacademy.com/ippt
19-3, The Boulevard, Tel: +603-2284 8080 Mid Valley City, 59200 Kuala Lumpur, Fax: +603-2284 1218 Malaysia.
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Custom Furniture Alen Corp Asia Tel: 6013-388 1967
Chin Li Arts & Crafts Furniture Tel: 603-7728 1000
NU-VALE Trading Sdn Bhd Tel: 603-7984 9425
Home Security Falcon Tel: 603-3392 4848 Tel: 012-3117977
Feng Shui Compass Studio 212 Sdn Bhd Tel: 603-7885 8280 Web: www.studio-2-1-2.com
ADT (M) Sdn Bhd Tel: 603-9236 1866
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CCTV Security Sensorlink Sdn Bhd Tel: 603-7983 7270
Artset Design Sdn Bhd Tel: 603-6156 3768 Tel: 016-2060198 Guocera Marketing Sdn Bhd Tel: 603-7958 7611 ( Ext 300/231)
AntiPest Management Services Sdn Bhd Tel: 603-8023 1888
KDK Fans (M) Sdn Bhd Tel: 603-7785 5011 Tel: 012-3672333
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Roofing Monier Sdn Bhd Tel: 603-2176 0600
Serviced Office Interior Design
We provide One-stop renovation package & services in overseeing your house or office renovation from the very start till the end, all customized to your needs, saving you of any hassle or worry: ~Interior Design ~Lighting ~Furniture ~Home Appliances ~Curtain
~Painting ~Cleaning Services ~Any special request by client ~Potential tenants search
Deco More Studio Sdn Bhd
20-3, Jalan 22B/70A, Plaza Crystalville 2, Desa Sri Hartamas, 50480 Kuala Lumpur Tel: 6012-345 2011 ( Project Manager ) 603-6201 3332 ( General Line )
Custom Furniture
Interior Design & Build Consultant
Your One Stop “Made-To-Order� Centre for Quality BURMESE TEAK, MERBAU, NYATUH, WALNUT, ELM & ROSEWOOD furniture We carry wide range of: Craft & Antique Furniture Porcelain Wares Assorted Knick-Knacks No 5, Jln Tun Mohd Fuad Tiga, Taman Tun Dr Ismail, Damansara, 60000 Kuala Lumpur, Malaysia Tel: 03-7728 1000 / 03-7728 4692 | Fax: 03-7728 4692 | HP: 012-322 6103 | Email: chinwliu@yahoo.com
POOLCARE SDN BHD Pool Care
Fax: 603-6201 9900 | Email: decomorestudio@yahoo.com
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No. 52A-2, Jalan PJU 5/21/ The Strand, Kota Damansara, 47810 Petaling Jaya, Selangor Darul Ehsan. 603-6142 2280 | 016-227 2016 | www.poolcare.com.my
One Stop Pool Services Our Services Include: ~ Swimming pool & water features maintenance. ~ Pool rectification works. ~ Supplies pool equipments & fittings.
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iLUXURYASIA.COM Mirage by the lake
Vue Residences
Location: Cyberjaya, Selangor Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 1,060 - 1,496 sq ft Listing Price: From RM592,800 onwards Developer: Jelang Vista Sdn Bhd (889503-W) Phone: (603) 831 86613 Fax: (603) 831 86612 Email: mirage@osk.com.my Website: www.miragebythelake.com.my
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Location: Jalan Pahang, Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 2833 sqm Built Up: 500 - 1,003 sq ft Listing Price: From RM371,600 Completion Date: Dec 2013 (Expected) Developer: Tanah Perangsang Sdn Bhd (538766-X) Phone: (6016) 229 5168 Fax: (603) 5637 9370 Website: www.vueresidences.com.my
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Mirage Residence
The Royale
Location: KLCC, City Centre, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 850 sq ft Developer: Perspektif Vista Sdn Bhd Phone: (603) 2161 3322 Fax: (603) 2175 3216 Website: www.mirageresidence.com.my Open for Registration
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Location: Taman Segar Perdana, Cheras, Selangor Property Type: Bungalow House Land Title: Residential Tenure: Freehold Listing Price: From RM3,500,000 - RM4,400,000 Completion Date: November 2012 (Expected) Developer: LYL Land Sdn Bhd (224538-U) Sales Gallery Phone: (603) 3075 3373 Senior Sales Phone: (6017) 338 6233 Fax: (603) 8023 2615 Website: www.lylgroup.com.my
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CONDOMINIUM NC Project Name: Sunway Vivaldi Location: Mont Kiara, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: 7.7 Acres Built Up: 2,573 - 3,983 sq ft Listing Price: From RM2,300,000 Developer: Sunway D'Mont Kiara Sdn Bhd (559638-V) Phone: (603) 6203 0888 Fax: (603) 5639 9955 Website: www.sunwayvivaldi.com
Project Name: Pan'gaea @ Cyberjaya Location: Cyberjaya, Selangor Property Type: Service Residence Land Title: Commercial Tenure: Freehold Built Up: From 450 sq ft - 880 sq ft Indicative Price: From RM188,800 Developer: Wawasan Rajawali Sdn Bhd
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(a subsidiary of OSK Property Holdings Berhad)
Phone: (603) 2161 3322 Fax: (603)2175 3216 Website: www.pangaea.com.my Open for Registration
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NC Project Name: Sunway Velocity-Service Residence Location: Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 22 Acres Listing Price: From RM800,000 - RM2,653,000 Developer: Sunway City Berhad (Velocity) (87564-X) Phone: (603) 9205 5500 / (603) 5639 9000 Fax: (603) 5639 9955 Website: www.sunwayvelocity.com
NC Project Name: Residence 8 @ Kuala Lumpur Location: Old Klang Road, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 1229 - 1486 sq ft Listing Price: From RM384,900 - RM700,900 Developer: Ong Chong Realty Sdn Bhd Phone: (603) 7710 1000 Fax: (603) 7729 0300 Website: www.ocr.com.my
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RESIDENTIALS KLANG VALLEY Project Name: Sinaran @ Suria Residen (Phase 1 section 2) Location: Taman Suria Residen, Cheras, Selangor Property Type: Double Storey Semi-Detached Home Land Title: Residential Tenure: Freehold Land Area: 40' x 80' Built Up: 3480 sq ft Listing Price: From RM1,328,000 Developer: Glomac Maju Sdn Bhd (215868-K) Phone: (603) 7801 9000 Sales Office Phone: (603) 9080 1500 Fax: (603) 7804 6131 Website: www.glomac.com.my
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NC Project Name: D’Infiniti Location: Bandar Damai Perdana, Cheras, Kuala Lumpur Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 1,680 sq ft and above Built Up: 2,495.69 sq ft onwards Listing Price: From RM689,990 Developer: Medan Damai Sdn Bhd (112282-H) Phone: (603) 9051 3333 Fax: (603) 9059 2880
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NC Project Name: CUBIST Bungalows Location: Twin Palms Kemensah, Ulu Klang, Selangor Property Type: Bungalow House Land Title: Residential Tenure: Freehold Land Area: 50’ x 90’ / 100’ Built Up: 4770 - 5981 sq ft Listing Price: From RM2,550,000 Developer: Venus Capital Corporation Sdn Bhd (534119-W) Phone: (603) 4102 6822 Fax: (603) 4105 0822 Website: www.lumchang.com.my
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NC Project Name: Sunway Alam Suria Phase 1C Location: Sunway Alam Suria, Shah Alam, Selangor Property Type: 2.5-sty Terrace/Link House Land Title: Residential Tenure: Leasehold Land Area: 22' x 65' Built Up: 2371-2548 sq ft Listing Price: From RM588,000 Developer: Sunway City Berhad (87564-X) Phone: (603) 5639 9000 / (6019) 220 3103 Fax: (603) 5639 9955 Website: www.sunwaycity.com
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RESIDENTIAL KLANG VALLEY NC Project Name: Aspen Garden Bungalow @ Garden Residence Location: Cyberjaya, Selangor Property Type: 3 1/2 Storey Bungalow Land Title: Residential Tenure: Freehold Land Area: 60' x 90' Built Up: Approx. 7,796 sq ft Listing Price: From RM 3,660,800 onwards Developer: Myvilla Development Sdn Bhd Phone: (603) 8873 1598 / 1603 or (6012) 621 0588 Fax: (603) 9221 8988 Website: www.gardenresidence.com.my
NC Project Name: Saffron Location: Puteri Heights, Rawang, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Leasehold Land Area: 36' X 100' Built Up: 3,100 - 3,300 sq ft Listing Price: From RM650,000 - RM850,000 Developer: Hartawan Pasifik Sdn Bhd (511972-X) Phone: (603) 2142 3222 / (603) 2148 3222 Fax: (603) 2141 5222
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NC Project Name: Delima Location: Subang Bestari, Shah Alam, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Leasehold Land Area: 3,200 - 11,200 sq ft Built Up: 2,921 - 3,021 sq ft Listing Price: From RM1,100,000 (7% bumi discount) Developer: Worldwide Holdings Berhad (6430-P) Phone: (603) 5510 2525 Fax: (603) 5510 4448 Website: www.whb.com.my
Project Name: Bukit Tengku Shah Alam Location: U10, Shah Alam, Selangor Property Type: Bungalow House Land Title: Residential Tenure: Leasehold Land Area: 8,000 - 10,000 sq ft Built Up: 6,000 - 6,600 sq ft Listing Price: From RM2,500,000 - RM3,800,000 Developer: Bayu Melati Sdn Bhd (415653-V) Phone: (603) 4022 2177 Fax: (603) 4024 1921 Website: www.melatiehsan.com.my
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MIXED KLANG VALLEY NC Project Name: Seri Wirani 8 Location: Bandar Baru Bangi, Bangi, Selangor Property Type: 2.5-sty Terrace/Link House Land Title: Residential Tenure: Leasehold Built Up: 2,755 sq ft Listing Price: From RM595,248 - RM817,632 Developer: Jeram Perwira Sdn Bhd (504400-V) Phone:(603) 5629 2600 Fax: (603) 5637 9370 Website: www.prinsiptek.com
Project Name: MAYA Semi-Detached Villas Location: Twin Palms Sungai Long, Cheras, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 40' X 80' / 90' Built Up: 3540 - 3860 sq ft Listing Price: From RM1,381,000 Developer: Fabulous Range Sdn Bhd (657844-V) Phone: (603) 8733 8288 Fax: (603) 8736 6288 Website: www.lumchang.com.my
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NC Project Name: The Arc @ Cyberjaya Location: Cyberjaya, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 14.57 acres Built Up: 913 - 1,915 sq ft Listing Price: From RM350,000 - RM800,000 Developer: Maju PuncakBumi Sdn Bhd (843792-P) Phone: (603) 8023 3366 Fax: (603) 8023 7128 Website: www.andaman.com.my
NC Project Name: The Academia @ South City Plaza Location: Seri Kembangan City Centre, Serdang, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Leasehold Built Up: 753 - 987 sq ft Listing Price: From RM125,400 - RM350,000 Developer: Wize Platinum Sdn Bhd (930939-K) Phone: (603) 8023 3366 Fax: (603) 8023 7128 Website: www.andaman.com.my
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COMMERCIAL NC Project Name: Ativo Plaza (Phase 1G) @ Damansara Avenue Location: Bandar Sri Damansara Property Type: Signature Office Suites Land Title: Commercial Tenure: Freehold Land Area: 5.73 Acres Listing Price: From RM267,000 - RM2,030,000 Developer: TA Global Berhad (828855-P) Phone: 1800 88 8082 Fax: (603) 7725 6319 Website: www.taglobal.com.my
NC Project Name: Sunway Velocity Office Suites Location: Kuala Lumpur Property Type: Shop-Office Land Title: Commercial Tenure: Freehold Land Area: 22 Acres Listing Price: From RM1,300,000 - RM3,200,000 Developer: Sunway City Berhad (Velocity) (87564-X) Phone: (603) 9205 5500 / (603) 5639 9000 Fax: (603) 5639 9955 Website: www.sunwayvelocity.com
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NC Project Name: Sunway 27 Square Location: Sunway Kayangan, Shah Alam, Selangor Property Type: Shop-Office Land Title: Residential Tenure: Leasehold Land Area: 22' x 80' Built Up: 3,080 - 5,283 sq ft Listing Price: From RM795,000 - RM1,547,000 Developer: Sunway Monterez Sdn Bhd (531944-H) Phone: (603) 5639 9000 / (6019) 220 3103 Fax: (603) 5634 0540 Website: www.sunwaycity.com
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NC Project Name: West Meru Industrial Park Location: Meru, Selangor Property Type: Factory Land Title: Commercial Tenure: Freehold Land Area: 37,039 sq ft Built Up: 25,317 sq ft Listing Price: From RM6,588,000 - RM7,250,000 Developer: Kemas Properties Sdn Bhd Phone: (603) 7847 2598 / (6012) 671 1672 Fax: (603) 7847 3598
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OUTSIDE KLANG VALLEY Project Name: Ivory Villas (Type D) Location: Perdana College Heights, Nilai, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 50'x100' Built Up: 2940 sq ft Listing Price: From RM704,045 Completion Date: July 2012 (Expected) Developer: Seri Pajam Development Sdn Bhd (291244-M) Phone: (606) 758 1988 Fax: (606) 759 4788 Website: www.seripajam.com.my
Project Name: Fashion Xchange @ The Summit Batu Pahat Location: Batu Pahat, Johor Property Type: Retail Space Land Title: Commercial Tenure: Freehold Land Area: 300,000 sq ft Built Up: 182 - 1,463 sq ft Listing Price: From RM180,000 - RM1,680,000 Completion Date: 2011 Developer: Summit Parade Sdn Bhd (16347-X) Phone: (603) 8024 8866 Fax: (603) 8023 7128 Website: www.andaman.com.my
104 Project Name: Belleza Garden Homes Location: Kolej Heights Utara, Jitra, Kedah Property Type: 2 & 3 Storey Garden Homes Land Title: Residential Tenure: Freehold Land Area: 1,760 sqft Built Up: 2,152 - 2,515 sq ft Listing Price: From RM280,000 - RM560,000 Completion Date: Dec 2012 (Expected) Developer: College Heights Utara Sdn Bhd (274629 –U) Phone: (604) 714 2811 / (6019) 600 1522 Fax: (604) 714 1126 Website: www.countryheights.com.my
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NC Project Name: Zone Seri Margosa - Phase 1.6 Location: Bandar Seri Botani, Perak Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Leasehold Land Area: 18' X 60' Built Up: From 1,330 sq ft Listing Price: From RM175,000 - RM 313,404 Developer: Pinji Botanics Sdn Bhd (121074-A) Phone: (605) 323 6622 Fax: (605) 323 6633 Website: www.bandarseribotani.com
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AGENCY >>> DIRECTORY New Bob Realty Sdn Bhd (Co. No. 69200-K) Established formally as Bob Agency in 1959, the company started by catering primarily to the housing needs of the British Forces and Royal Australian Airforce personnel leading the company to become the first real estate company in Penang as well as the northern region of Malaysia. The name was later changed to New Bob Realty Sdn. Bhd. and is still a leading real estate company in the northern region today offering our clients opportunities to successfully invest, sell, or lease residential and commercial properties in the market. We specialize in Buying/Selling, Lease/Rental and Property Management. We are recruiting now! Contact us and we will share with you why you should consider career in real estate.
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Penang (HQ) Tel: (604) 229 1111 Fax: (604) 229 7777 Butterworth Tel: (604) 399 9111 Fax: (604) 399 9777 Sungai Petani Tel: (604) 421 1111 Fax: (604) 422 7777 Email: ask@NewBob.com.my Web: www.NewBob.com.my
Kim Realty
E(3)0211
KIM REALTY established in 1980 offers a complete range of Real Estate Agency, Project Marketing and Auctioned Property Marketing services with 4 branches in Klang Valley, with more than 100 well-trained and qualified negotiators, project marketing executives and division managers dedicated to serve our clients and meet their specific needs for the last 30 years with the motto, ‘Service You Deserve From Professionals You Can Trust’. We have a dedicated team to handle expatriate and local sale and rental of properties, commercial and industrial properties, investment and corporate real estate, agricultural, industrial and development land advisory services. To join us as Real Estate Negotiator, please call us for a challenging & rewarding career! Tel: (6019) 336 0899 / (603) 7729 9988 Fax: (603) 7727 9366 Email: pjbranch@kimrealty.com.my Web: www.kimrealty.com.my
MIP Properties
E(3)1082
Whether you’re looking for a home for your family or an investment; seeking high-value returns on rentals or property sales, MIP Properties is the ONE NAME everyone TRUSTS to get the perfect home at the perfect price. Through our emphasis on high standard of service, professionalism, integrity and approachability, we have built strong relations with home owners and property investors that ensure our property database is unmatched in reach and comprehensiveness. Your successful future starts today! A career at MIP Properties is about opportunities, rewards, growth, learning, partnership and harmony. To apply or for more information on the most rewarding professional experience in the ever-dynamic and lucrative real estate field, send an email to career@mipproperties.com Tel: (603) 6141 8619 | Fax: (603) 6140 8619 | Email: sales@mipproperties.com Web: www.mipproperties.com
www.chester.com.my
Metro Homes Sdn Bhd E(1)0228 Metro Homes is the leading real estate agency in Malaysia with 16 years track record and 13 offices Nationwide, 11 branches in Klang Valley, 1 in Penang and 1 in Kota Kinabalu, Sabah. Metro Homes have several departments that focus on High-end Properties, Industrial division, Commercial Division, Islamic division, Auction Properties, Project Marketing, International Sales and Australia Properties Division. To join us as Real Estate Negotiator, Senior Negotiator, Team Leader, Resident Manager, please call us for a rewarding career! Tel: (603) 7784 6088 Fax: (603) 7783 4767 Email: info@metrohomes.com Web: www.metrohomes.com
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Chester Properties Sdn Bhd E(1)1321 Started in 2006, Chester Properties Sdn Bhd (CPSB) has successfully established within a very short time period from a single-office entity in Kota Damansara to multiple branch offices in Desa Sri Hartamas, Bangsar, and all the way to Gangnam-gu, Seoul, South Korea. CPSB provide an intensive training facility at Chester Training Centre Sunwaymas to equip our negotiators with an on-going training, professionalism and learning culture. Being awarded Service Provider of The Year 2009 in Business of The Year 4th Award by SMIs & SMEs Business Award, this has proved that we are one of the best real estate agencies in Klang Valley. Come join us as Real Estate Negotiator: Tel: (603) 6142 6000 / (603) 6201 3933 / (603) 2284 6991 / (603) 7804 7686 Fax: (603) 6142 6111 / (603) 6201 2133 / (603) 2284 7991 / (603) 7804 4686 Email: admin@chester.com.my
Allworth Real Estate (KL) Sdn Bhd E(1)1321 Allworth Real Estate is the proud creation of a group of Malaysians with an entrepreneurial and global mentality. Being the first real estate agency in Malaysia to be accorded with the coveted and prestigious MS ISO 9001 by SIRIM speaks of the company’s commitment to quality management system in sales and marketing of real estate services as well as project marketing. Tel: (603) 6203 6268 Fax: (603) 6203 6568 Email: jeffong@allworth.com.my Web: www.allworth.com.my
CLASSIFIEDS SECTION MULTILINK PROPERTIES Registered Real Estate Agent: E(3)0224 Address: 7-1 Jalan 4/109F, Taman Danau Desa 58100 Kuala Lumpur. Tel: 03-7983 0012 Fax: 03-7983 0030 Sri Petaling, Endah Villa, 1129sf 3r 2b KL view, near LRT p/f, f/f, sale RM200k up, rent RM1300 up. Call Ms Annie, 012-3111968 UP2872
Desa Petaling Sg. Besi, KL. All condos and Apts; Sale RM115K up. Rent RM600 up. Many units. Call 016-3556899 for viewing E1252 UP1363
Sri Petaling Endah Ria Condo, 3r2b, Sale RM160k-RM230k, Rent Basic RM800up. Furnished RM1000 RM1200. Endah Regal condo 3r, Sale RM175k up. Rent Basic RM800, Furnished RM900RM1300, many units. Call 016-3556899 E1252 UP1357
Bayu Tasik 1 condo 3r2b, sale RM160k up; Rent basic RM800 up, Bayu Tasik 2 condo with balcony, sale RM175k up; Rent basic RM850, near LRT station, easy access to KL. Call 016-3556899 E1252 UP13142
Bdr Sri Permaisuri Cemara Apt 3r, sale RM110k-RM130k; Rent RM650 up. Cendana Apt, Sale RM80k up; Rent basic RM500up, nr LRT station, shop-lots, easy access to KL, many units. Call 016-3556899 E1252 UP13146
Bdr Sri Permaisuri Mentari condo 3+1r 1025sf, near LRT station, easy access to KL, Sale RM180k RM200k Rent basic RM850-RM1000, furnished RM1100RM1300. Call 016-3556899 E1252 UP13140
Bkt Jalil Arena Green Apt, 2r sale RM140K up, Rent RM700up; 2+1r Sale RM160K up, Rent basic RM700 -RM750up, 3r sale RM180k up, rent basic RM800up. many units. Call 016-3556899 E1252 UP1384
Ampang, Tmn TAR, Menara Indah. 2/3 rooms, low density/quiet area. Rent RM1500. F/F. Sale RM250K up. Call 019-339 9123 E1252 UP2109
Cheras Ketumbar Heights condo, easy access to KL, quiet enviroment, near Leisure Mall/Macro Cheras 3r 755sf Sale RM118k, Rent RM600up, 4r 905sf Sale RM135k-RM150k Rent RM650up. Call 016-3556899 E1252 UP13145
Cheras Ketumbar Hill Condominium, 2r @ RM170k, 3r @ RM185k, 4r @ RM250k; Rent 2r@RM750, 3r@RM800, 4r@RM900-1000, many units. Call 016-3556899 E1252 UP13112
Cheras Tmn Midah, Midah Ria/Prisma Cheras/ Prisma Perdana Condo, 1r/2r/3r Rent RM600RM750; Sale 1r/2r/3r Freehold RM 105KRM165K, many units. Call 016-3556899 E1252 UP13111
Bukit Jalil, Vista Komanwel/ Greenfield, Sales from RM200K up. Rent from RM1000 BU:1200/1400/2600. Call 016-3556899 for viewing. UP1391
KL Tmn Desa, Faber Hgt/Ria/Indah/Tiara, Desa Villa, Bkt Desa. Sale RM200kup. High end with low density, Easy access to KL/PJ,also available for rent from RM1000 up, many units. Call 019-3399123 E1252 UP1361
Ampang, Tmn TAR, Menara Impian. 1/2/3r, Sale RM150K-250K. Rent 3r, P/F, RM1300. nr KDE Golf club. Call 019-3399123 E1252 UP2112
TTDI, The Plaza' / 'Residence condominium 3+1r, F/hold,1817,1835, 1879sq.ft Rent RM4000 up Sale RM800k up Call: Ms Jeddie 019-3843319 UP 317051
Taman Desa , Old Klang Rd KL Casa Desa condo. 2r/3r/3+1r, p/f, f/f Rent RM1500RM3500 Sale RM380k up. Call Ms Jeddie 019-3843319 UP464075
Pantai Panorama Condo, Bangsar F/H, 1r/2r/3r sale Fr RM300K – 600K, Rent fr RM2k-RM3.5k, On-site agent, call Melvin 012-3223587 UP46827
Bukit Robson Condo, Taman Seputeh, f/furnished, lowrise and highrise, studio, 2r or 3r available. Call Ms Jeddie 019-3843319 UP189474
Ampang, Tmn TAR, Menara Mutiara. 1r/3r/penthse, top privacy / quiet area. Sale RM160K - 650K. Call 019-339 9123 E1252 UP2108
KLCC Area, Crown Regency Serviced Residence, F/H RM1.1M, BU 1475sf 3+1r 3b F/F n. Call Annie 012-311 1968 UP236463
Bukit Jalil, Jalil Damai Condo F/H 3r2b, nice environment. Sale RM160K, Rent Basic RM700up, alot units. Call 016-3556899 E1252 UP18714
PJ, Istara Condo, 3R /Penthse, 1350-2300sf, Sale 300K-630K, rent RM2500. F/Furnish. Call 019-339 9123 E1252 UP106742
Northpoint Condo just right opposite Mid Valley, The Garden, a busy shopping mall. Call Jeddie 019-3843319 UP57798
Petaling Jaya, Casa Damansara II Condo, F/H BU1035,2+1r 2b fully furnished. Call Ms Jeddie 019-3843319 UP215667
PJ ,Menara Jaya, 1R/3R/PentHse. 500sf-4300sf. Near LRT/shop, Sale RM300K650K. Rent RM1500 up. F/Furnished. Call 019-339 9123 E1252 UP1381
Bukit Jalil, Tmn Esplanade, 2.5-sty Link, F/H RM980K up, 24'x85'/90', 6r4b,Rental RM2k up, Near LRT. Call Annie 012-311 1968 UP2870
Tmn Danau Desa Old Klang Rd. KL. All Condos and Apts; Sale RM155k up. Rent RM800 up. Many units. Call 016-3556899 E1252 UP1387
Tmn Desa Old Klang Rd. KL. Abadi Indah Condo; Sale RM130Kup. Rent RM700-RM750 up. Many units. Call 016-3556899 E1252 UP1365
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