iProperty.com Issue 84 February by iproperty.com

Final Tower

DIVINA

Open For Registration

4 | CEO’S COVERFOREWORD STORY

EDITORIAL Editor Chang Yan Yi Writer Yogeetha H. Jeevan Sheetal Walia DESIGN

The Year of the

DRAGON and the Property Market

Art Director Angeline Lim Senior Graphic Designer Irene Lim Graphic Designer Jason Kwong DISPLAY ADVERTISING

Hope everyone had an enjoyable time ushering in the year of the Dragon! The month of February is certainly filled with a lot of festivities as we celebrate Federal Territory Day, Prophet Muhammad’s Birthday and Thaipusam. A nice long weekend to catch up with the family and enjoy the festivities too! Now that we have embarked on what is said to be a promising year, it is after all the year of the Dragon, the question that I have been asked frequently is how will the property market fare? Well, based on a recent discussion with a few key industrial players, it is predicted that major cities in Malaysia – Penang, Kuala Lumpur, Johor Bahru and Kota Kinabalu will continue to see capital appreciation as land value is also projected to increase. While we enjoy the festivities, let us not forget that on the 4th of February, the world unites together in the fight against the global cancer epidemic. So, to all fighting the battle, we pray you combat the disease successfully!

Head of Display Sales Lily Kong Magazine Co-ordinator Sarah Samad AGENT ADVERTISING Agent Sales Manager Leon Kong MARKETING Consumer Communications Manager Foo Chia Chern CONSUMER Product Manager MATTHEW WONG Customer Product Manager Franz Narcis Customer Communications Manager Angela Sargunan MANAGEMENT Chief Executive Officer Shaun Di Gregorio Country Manager – Malaysia Timothy Hor Manager Business Operations Loh-Lim Shen Yi

Shaun Di Gregorio Chief Executive Officer The iProperty Group

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. The views by our contributors expressed here are their personal opinions and do not necessarily reflect iProperty.com’s views. Unless otherwise noted, all artwork and ad designs printed in iProperty.com Magazine are the sole property of iProperty.com Malaysia Sdn Bhd, and may not be reproduced or transmitted in any form, in whole or in part, without the prior written consent of the publisher. Printer Percetakan Osacar Sdn Bhd Lot 37659, No. 11, Jalan 4/37A Taman Bukit Maluri Industrial Area Kepong, 52100 Kuala Lumpur Malaysia Distributor MMS-Media Marketing Services Sdn Bhd

18 ISSUE 84 | FEBRUARY 2012

CO NTE NTS

IN EVERY ISSUE 4 CEO’S NOTE

36 GASING MERIDIAN COVER STORY

On the Ridge of Luxury

18 OLIVE HILL BUSINESS PARK Olive Hill Business Park@ Bukit Serdang

LUXURY CREATION 40 LIGHT CIBLES

iPROPERTY INSIDER

Light Years Ahead

22 LAUNCH OF MALAYSIA TOP DEVELOPERS 2011/2012 COFFEE TABLE BOOK

TALK POINT 44 LAND & GENERAL

FEATURED PROPERTY

In Harmony with Nature -

24 PARKLANE RESIDENCES

Discovering Damansara Foresta

Premier Enclave of Residential Bliss

48 VILLAMAS

28 PAN’GAEA

Putting the Gold in

Bringing Business to New Heights

Property with Villamas

LUXURY COLLECTION

SPECIAL FOCUS

32 BUKIT BAYU

52 WOMEN & PROPERTY DEVELOPMENT

Bukit Bayu @ U10 Shah Alam

Exclusive with SDB’s MD, Ms. Teh Lip Kim

CONTENTS

10 IN THE NEWS

10 | NEWS | Capital Market Watch

Retail-focused REIT fairly resilient The listing of Pavilion REIT earlier this month is likely to have attracted more investor interest to the entire asset class. Real estate investment trusts (REIT) are widely regarded as relatively defensive investing options, which would be appealing under the prevailing uncertainties over the health of the global economy. To be sure, a prolonged and severe economic downturn may eventually affect property prices and rental incomes. On a positive note, the property sector rode out the 2008 global financial crisis none the worse for wear. Indeed, many of the listed REIT continued to recognise revaluation gains on their portfolio of assets during this period. Hence, while there could emerge some rental pressure in select segments of the market, the office segment for instance, overall expectations for property prices remain on a fairly even keel for now. The three investment properties — with total net lettable area of some 1.1 million sq ft — are valued

at a combined RM752 million. The average occupancy rate stood at 95.5% at end-2010. Earlier this month, Hektar proposed to add two other shopping malls to its portfolio the Landmark Central Shopping Centre in Kulim and Central Square Shopping Centre in Sungai Petani, Kedah. The shopping malls are valued at a combined RM181 million and have net lettable area totalling some 582,000 sq ft. Upon completion, Hektar’s total investment properties will rise to roughly RM933 million. To partfinance the purchase, Hektar has proposed a rights issue to raise some RM98.4 million. Based on the current unit price, the rights issue will likely be on a basis of about one-for-four. The proposed acquisition is expected to be finalised by 2Q12. Post-acquisition, Hektar’s gearing is estimated at around 44% while net asset value (NAV) is estimated at about RM1.29 per unit. Total units in circulation will expand to about 400 million. Hektar has made three interim income distributions of 2.5 sen per unit each so far this year. Assuming the same level of income distribution as 2010, totalling 10.3 sen per unit, yields are estimated at 7.9% at the current price. This is higher than yields for the three other retail-focused REITs currently listed on the local bourse, Sunway REIT, CMMT and Pavilion REIT, based on prevailing prices. Assuming total income distribution of roughly 7.2 sen per unit for FY12, investors will earn yields of 6.4% at the current price of RM1.13. With gearing at just about 35%, below the industry guideline of 50%, Sunway REIT’s balance sheet is relatively healthy and would give the trust room to for additional leverage for future acquisitions.- The Edge

iProperty.com malaysia | 11

SP Setia's RM500m bond rating reaffirmed

UOA REIT FY11 pre-tax profit rises to RM41.9m

Malaysia’s RAM Ratings has reaffirmed the AA3 rating of SP Setia Bhd’s RM500 million nominal value of two percent redeemable serial bonds with 168 million detachable warrants (2007/2012). The long-term rating has a stable outlook, says the rating agency.

UOA Real Estate Investment Trust (UOA REIT) posted a higher pre-tax profit of RM41.87 million for the financial year ended Dec 31, 2011 compared with RM25.08 million in the same period last year.

The outstanding amount of the bonds stood at RM250 million presently. The rating reflects S P Setia’s strong business profile as a prominent property developer in Malaysia. S P Setia boasts strong diversification in terms of product range and geographical presence. The group has a proven ability to offer a wide array of properties with different price tags to cater to different segments of the market, with most of its offerings achieving full take-ups within 1-2 years. The group’s record level of unbilled sales of RM2.83 billion as at end-October 2011 should ensure some earnings stability over the next few years.-Business Times

In a circular to Bursa Malaysia, the company said its revenue jumped to RM79.74 million from RM42.81 million previously. Going forward, the company said it would continue its efforts to further improve the occupancy rates of its property assets and anticipates the high occupancy rates to sustain barring unforeseen circumstances. "The manager will continue to adopt an active operating and capital management strategy to enhance the yields and returns of the existing properties. "The manager will also continue to seek opportunities to further acquire real estate that meets the objectives of the Trust," it added. By Bernama

Al-Hadharah REIT net profit soars 273pc KUALA LUMPUR - Al-Hadharah Boustead REIT (Al-Hadharah REIT) turned in a historically strong performance for the final quarter of its year ended December 31 2011. It posted a net profit of RM239 million compared with RM32 million in the corresponding quarter last year. The significant jump was mainly due to fair value gains and an increase in rental income, Al-Hadharah said in a statement yesterday. This boosts AlHadharah's full-year net profit to RM306 million compared with RM82 million last year, up a whopping 273 per cent. Group revenue rose 33 per cent to RM100 million from RM75 million in 2010. The realised operating profit for the year was RM93 million, a substantial jump of 37 per cent from RM68 million last year. The remaining profit was derived from fair value gains, the company said. "We are pleased to maintain our position as a leader in the REIT sector with an exceptional performance for financial year 2011," Al-Hadharah chairman Tan Sri Lodin Wok Kamaruddin said in the statement. "Despite the uncertain global economic climate, by building on our established track record and exploring further opportunities in the market, we were able to continue to deliver greater value to our unitholders with improved earnings," he added. Lodin

said in line with its accounting policy, the company had undertaken a revaluation of its assets, recording a fair value gain of RM213 million. This contributed to its total profit for the year and resulted in an increase in the closing net book value of its investment properties to RM1.3 billion, he added. Al-Hadharah REIT's unit price closed at RM1.54 per unit (2010: RM1.44 per unit) on December 31 last year. Its net asset value for the 12-month period rose to RM1.81 per unit (2010: RM1.42 per unit). At the close of the financial year, the fund's market capitalisation grew to RM965.4 million, up substantially a significant jump compared with RM802.1 million in the previous year. To reflect the strong performance, Al-Hadharah has announced a final dividend of eight sen, bringing the total dividend for the year to 12 sen. This represents a strong yield of eight per cent based on the closing unit price of the year. "Moving forward, we look forward to further cultivating our portfolio of assets and enhancing our earnings potential. "Given our unique position as Malaysia's only plantation-based REIT coupled with the steady demand for commodities, we are confident that we are poised for greater growth in the year ahead," Lodin said. - Business Times

12 | NEWS | Governance

River of Life tenders up for grabs KUALA LUMPUR (Jan 6) - Tenders for the beautification portion of the River of Life (RoL) programme, potentially worth up to RM1 billion, could be called in the second half (2H) of this year upon completion of the project's master plan. Kuala Lumpur Mayor Tan Sri Ahmad Fuad Ismail said a total of RM4 billion had been earmarked by the Federal government for the RoL programme to transform the Klang River, a project identified under the Economic Transformation Plan (ETP), that involves the cleaning of 110km stretch of river basin and beautification along a 10.7km stretch within the city centre. Of the amount, some RM3 billion is for river cleaning, which is already underway, while the remaining RM1 billion is for beautification works. (From left) Ahmad Fuad, Ministry of Federal Territories and Urban Wellbeing secretary-general Datuk Ahmad Phesal Talib and Aecom chief executive Dickson Lo at the signing ceremony on Thursday. Photo: Mohd Izwan Mohd Nazam of The Edge Malaysia (From left) Ahmad Fuad, Ministry of Federal Territories and Urban Wellbeing secretarygeneral Datuk Ahmad Phesal Talib and Aecom chief executive Dickson Lo at the signing ceremony on Thursday. Mohd Izwan Mohd Nazam of The Edge Malaysia Ahmad Fuad said the master plan for the beautification portion would be ready within six months, with a total of 11 precincts along the 10.7km stretch having been identified for beautification. "Once the master plan is ready then we can call for tender," the mayor said on Thursday after a signing ceremony with Aecom Perunding Sdn Bhd. Aecom was chosen to work with the Kuala Lumpur City Hall to produce the master plan after it won the River of Life Masterplanning International

Competition held between April and June last year. Besides producing the master plan, Aecom will also come up with a detailed design for the Masjid Jamek area, also known as precinct 7. The project, which is expected to kick off next year, is expected to be completed in stages by year 2020. Among the highlights for the project are a walkway along the river bank, public recreational spaces and tourist attractions. While confident of the merits of the programme aimed at transforming the area into a vibrant and liveable waterfront district of high economic value, Ahmad Fuad pointed out the need for a change in attitude for RoL to be a complete success. "A total of 20 tonnes of rubbish are fished out from the river daily," he told reporters at a press conference. "This attitude [issue] continues to pose a challenge [for the project's] success." In August last year, The Edge Financial Daily reported that the government had ordered a freeze on all transactions of government-owned land near the Klang River in the city centre pending efforts to clean up the river. The freeze was to allow better value to be extracted from the land at a later date, with a beautiful riverfront as a value enhancer, Ahmad Fuad said. Last December, Ekovest-MRCB JV Sdn Bhd, a 60-40 joint-venture between Ekovest Bhd and Malaysian Resources Corp Bhd (MRCB), announced that it had been appointed the project delivery partner (PDP) of the RM2.2 billion river rehabilitation and beautification project. As the PDP, the JV stand to receive 1% of the project's estimated value, or about RM22 million, as compensation for managing or coordinating the river rehabilitation and beautification project for three years.

iProperty.com malaysia | 13

Iskandar Records Rm84.78 Bln In Cumulative Committed Investments JOHOR BAHARU, Jan 5 (Bernama) - Iskandar Malaysia recorded total cumulative committed investments of RM84.78 billions in various sectors from its inception in 2006 till end of December last year. Johor Menteri Besar Datuk Abdul Ghani Othman said in a statement released by the Iskandar Regional Development Authority (IRDA) today that 45 percent of that cumulative committed investments had been realised. "Iskandar Malaysia is currently in Phase 2 of its Comprehensive Development Roadmap covering the period 2011 to 2015," he said adding that

Ministry Targets 38,000 People's Housing Project Units Under 10th Plan ALOR SETAR, Jan 25 - The Housing and Local Government Ministry is to build 38,000 units of houses under the People's Housing Project under the 10th Malaysia Plan (2011-2015), Minister Datuk Chor Chee Heung said today. He said many of the houses are under construction and they are being built in Sabah, Selangor, Pahang and Kelantan. "We also had an application from Kedah but the request could not be met because no land is available. If the state government provides the land, we will build the houses there," he told reporters after the presentation of 1Malaysia People's Aid (BR1M) vouchers, here. Chor said the completed houses would be handed over to the local authorities or the state government to manage the sale and rental. He said the value of each house is between RM100,000 and RM130,000. "The sale price is only RM35,000 and the rental RM124 a month," he said.

the RM15.30 billion new investments which IM attracted last year represented 21 percent of the 2011-2015 target. The manufacturing sector in Iskandar Malaysia led the surge in total committed investments with RM31.22 billion, followed by the property sector which recorded RM27.30 billion, he said. Among the new investments are the RM2.3 billion project by Malaysia Marine and Heavy Engineering Holdings Bhd and RM2 billion investments by Beijing-based property group Zhuoda Real Estate.

FT Foundation To Help PPR, PPA Tenants Buy Houses KUALA LUMPUR, Jan 26 (Bernama) - The Federal Territories and Urban Well-being Ministry will launch the Federal Territory Foundation in March to help tenants of the People's Public Housing Project (PPR) and Public Housing Project (PPA) buy their own homes in the capital. Its minister, Datuk Raja Nong Chik Raja Zainal Abidin said the foundation, a collaboration between the ministry and the Employees Provident Fund (EPF), would provide a loan up to RM35,000 to applicants. "The foundation will assist PPR and PPA tenants, particularly DBKL Public Housing tenants to purchase a more comfortable home." We know that sometimes banks are reluctant to give out loans due to factors like affordability to service the loan, applicant's age or blacklisted name," he told Bernama after giving an interview in the "Ala-Carte Pagi" programme on Bernama Radio24 here Thursday. The foundation will offer flexible terms and conditions on the loan, he said, adding that borrowers must pay back the loan for it would be funded by EPF's contributions. On the Kampung Baru Corporation, to be set up in April, he said the ministry had identified a potential area in Kampung Baru to be developed as a pilot project besides working with landowners who wanted their land to be developed. With the Kampung Baru Development Corporation Act approved in Parliament on Oct 5 last year, he said an interim team had been set up to propose the corporation's structure, board members and council advisers. Raja Nong Chik shrugged off a misconception that the redevelopment of Kampung Baru in the Greater KL development project would eliminate the historical, cultural and religious values of Kampung Baru. - BERNAMA

14 | NEWS | Property Market Updates

Trinity delivers quality and style ahead of schedule KUALA LUMPUR - The Trinity Group launched The Zest Serviced Apartment @ Kinrara 9 recently, three months ahead of the initial projected schedule, in an official Key Handover Ceremony graced by Housing and Local Government Minister, Datuk Seri Chor Chee Heung. The event was also marked with the launch of the RM 7mil access ramp to The Zest, a community project funded by The Trinity Group. Positioned as the next prime address in Bandar Kinrara 9, The Zest is an integrated development that consists of 20 units of shop offices, 24 units of retail outlets and 720 units of serviced apartments, creating a melting pot of convenience for family, work, business, leisure, and entertainment. Trinity Group’s credo echoes the Malaysian government’s dedication towards ensuring quality and affordable housing to meet the needs of Malaysia’s growing population

by matching demand and supply as well as providing efficient public utilities and services as well as a clean and livable environment. Being a resident or business owner in one of the units at The Zest Point means all-year access to amenities. Trinity Group doesn’t take community enhancement lightly; its service-focused vision spanning beyond property development is attested by its series of community projects e.g. a RM7 million access ramp, a RM3 million access road for The Z, and Malaysia’s first air-conditioned bus stop.

LBS unveils Strategies to Tackle Challenging 2012 Petaling Jaya, 3rd January 2012 - The property developer unveiled its strategic plan in achieving its 2012 sales target to RM 800 million. According to LBS Managing Director Dato’ Lim Hock San, 2012 would be a challenging year globally but believes that demand for property in Malaysia will remain strong as process continue increasing although at a lower rate. Having charted 37% Sales in 2011, this segment will continue to generate strong sales as My First Home Scheme and other government initiatives will no doubt facilitate property ownership for young Malaysian. Dato’ Lim Hock San added that as part of their MultiProng strategy, they will aggressively develop not just residential homes but also non- residential property. The group held an EGM today to announce a share buyback of up to 10% of its own issued and paid up share capital.

iProperty.com malaysia | 15

Binapuri Norwest offers Laman Vila in Segambut KUALA LUMPUR (Dec 30) - Contractor-turneddeveloper Binapuri Holdings Bhd is developing a 3.34-acre (1.4ha) low density residential enclave with a gross development value (GDV) of RM102 million in Bukit Prima Pelangi, Segambut in Kuala Lumpur. The freehold development dubbed Laman Vila is a 50:50 joint venture with Norwest Holdings Sdn Bhd via JV company Binapuri Norwest Sdn Bhd.

Binapuri Group managing director Tan Sri Tee Hock Seng foresees a positive take-up once the project is officially launched in late January 2012.

It marks Norwest Holdings' first foray in development. A special preview of the project for invited guests was held on Dec 21. The target market for Laman Vila is upgraders, people who are buying for their own stay or for their children, as well as those who are currently living in the vicinity of Mont'Kiara who are looking to move from condos to landed property.

Prices start from RM2.5 million while sizes range from 3,446 sq ft to 6,133 sq ft. The fourstorey garden villas will each have its own lift. In addition to security features such as round-theclock surveillance, intercom and panic button system, perimeter fencing and 41 CCTVs within the compound, Laman Vila will have its own clubhouse with facilities such as a swimming pool, sauna, barbecue area, playground and gym. The maintenance fee for each unit is RM1,000 per month. The developer has also applied for a 21-year contract and licence for the feed-in tariff (FiT) system for the solar power system at Laman Vila.

The target market for Laman Vila is upgraders, people who are buying for their own stay or for their children, as well as those who are currently living in the vicinity of Mont'Kiara who are looking to move from condos to landed property.

On possible JV prospects between Norwest and Binapuri in the near future, both said they are keen to continue working together and are searching for more landbank in the Klang Valley for residential development.

UEM Land plans to launch RM5.5bil worth of properties KUALA LUMPUR - UEM Land Holding Bhd, which plans to launch RM5.5 billion worth of properties, aims to record sales of RM3 billion this year. Managing Director/Chief Executive Officer Datuk Wan Abdullah Wan Ibrahim said the properties were located in Johor, Kuala Lumpur Central Business District, Mont Kiara and Bangi. UEM Land achieved sales of RM2 billion last year, he told reporters here today after the company inked a joint venture agreement with Medini Securities Services Sdn Bhd to enhance security features in Nusajaya. Datuk Wan Abdullah Wan Ibrahim Since the mid-90s, 11,000 units of residential properties were sold in Nusajaya by UEM Land and other developers. Eight million ringgit has been budgeted this year to implement this initiative as part of the Nusajaya Security Blueprint, he added. "We are looking into areas of improvement such as the expansion of our CCTV coverage in the vicinity to

further add value to the current security features," he said. By 2015, the joint venture company is expected to have an estimated 160 auxiliary police officers who will be deployed in critical areas. UEM Land, is the master developer of Nusajaya, the key driver of Iskandar Malaysia, Johor.-Bernama

16 | NEWS | Property Market Updates

Land & General Berhad launch latest residential property Land & General Berhad today had an exclusive media launch for their latest freehold residential project, Damansara Foresta. Damansara Foresta is located next to the Bukit Lanjan forest reserve in Bandar Sri Damansara, a township bordering Petaling Jaya and Kepong. The overall project spans 42 acres, with 21 acres of residential development and the other 21 acres a green lung with ecoactivities specially designed for residents, with a total number of 2700 units over four phases.

first class quality standards, finely-honed security, first-rate accessibility, and financially sound investment,” adding that they are selling the views, selling a healthy lifestyle, and selling ecofriendliness all at once. Made with green technology and sustainability in mind, the expected date of completion for the project is end of 2015.

According to Land & General Berhad, Phase 1 is currently in construction, with 4 blocks ranging from 227 to 237 units per block, with each unit given two parking lots. In their special pre-launch of Damansara Foresta last week, 99 per cent of units of the first block were sold out, and 90 per cent of the second block was also sold out. They said in the media interview: “Damansara Foresta meets its very own stringent 6F standards, which are forest environment, facilities that ensure unbeatable convenience,

The official launch of Phase 5B1 “CITRINE” Double Storey Semi Detached Houses Dynasty View Sdn Bhd kicked off the New Year with its first launch in 2012 known as ‘Citrine’ Double Storey Semi Detached House on Sunday, 15 January 2012 at Seri Austin Hills.

Mr Wong also gave away ‘ang pow’ to all the children below 12 years old. The guests were also treated to a group Yee Sang where everyone had a chance to toss for a good year ahead.

The launch was in conjunction with the Chinese New Year Celebration.The 20 units of 30 units of semi detached houses were launched by the General Manager of Dynasty View Sdn Bhd, Mr KK Wong. Also present during the launch was the MBJB councilor Mr Tan Hong Hua.

Listed on the Main Board of Bursa Malaysia, UMLand is a major property developer in Malaysia. Its shareholders include CapitaLand Limited, Tradewinds Corporation Berhad and Chee Tat Holdings (S) Pte Ltd.

Some of the attractive features are the 16ft wide double leaf front gate with gate post that accommodate letter box, door bell point, meter compartment and refuse bin compartment, fully covered car porch that accommodates 2 cars, 8ft high hard wood decorative panel main door and 3 phase electrical power supply. Another outstanding feature is the modern amenities and extra natural skylight roof for master bathroom. Citrine comes with fiber optic telephone cables without any overhead electric cables The guests were entertained with various Chinese Dance Performances, Feng Shui Talk, Yo-yo performance, Lion Dance and appearance of God of Fortune.

The children pose with the God of Fortune after receiving ‘ang pow’ from Mr KK Wong.

iProperty.com malaysia | 17

iProperty Group delivers 77% year on year growth iProperty Group Ltd formerly known as IPGA Limited (ASX: IPP), the owner of Asia’s No. 1 network of property portal sites under the iProperty brand (www.iproperty.com), today released its 4C statement demonstrating the continued strong financial growth of the business in delivering 77% growth in Q4 cash receipts when compared with Q4 in 2010. The iProperty Group also achieved a 103% increase in consumer traffic, a 72% increase in paying agent advertisers to almost 19,000 and a substantial increase in revenue coming from property developers during 2011, extending its leadership position in the region. “In Malaysia we’ve extended our leadership position with more agents, property developers and property listings driving a huge growth

in consumer traffic. In Indonesia we’ve made outstanding progress. Having signed partnership deals with the three largest franchise groups ERA, Ray White and LJ Hooker, we have more than tripled our agent customer base to 3,300 paying customers and now achieved 1,000,000 consumer visits in the last month. This has consolidated and extended our leadership position in Indonesia” said Di Gregorio. “In Hong Kong, gohome.com.hk was awarded ‘Property portal of the Year 2011’ by leading industry experts and consolidated our leadership position recording a 100% increase in consumer traffic and increasing customers to more than 1,000 agencies. And in Singapore we grew consumer traffic by 64% and increased our customer base to more than 5,800 agents".

Cash Receipts 2008 - 2011 14000 12000 10000 8000 6000 4000 2000 0 2008

2009

2010

2011

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18 | COVER STORY

Olive Hill Business Park @ Bukit Serdang

iProperty.com malaysia | 19

he progressive and business friendly Klang Valley suburb of Serdang has a new development, located right in its heart. Olive Hill Business Park is set to offer business owners a new hub of operations right where the actionâ&#x20AC;&#x2122;s at. This freehold project offers three types of design with 3, 4 and 5 storey shop offices. The design for the 3-4 storey intermediate lots is a 3-storey shop office with a built-up area of 5,184 sq ft priced from RM1,818,000 and a corner lot 4-storey shop office with a built-up of 10,564 sq ft priced from RM5,388,000. The second design of 4-5 storey shop offices is designed with dual frontage ground floor shops. For the intermediate units of 4-storey shop offices, with a built-up of 6,661 sq ft is available from RM2,398,000 while the corner lot of 5-storey shop offices have a built-up of 12,125 sq ft and are priced from RM5,488,000. Setting Trends In Serdang Olive Hill Business Park @ Bukit Serdang will be your all in all once you decide that this look is the future of your business. An inspired business and lifestyle centre, this development has everything one seeks in a business property. Promising the right look and feel, ample space and one of the most unrivalled locations in the Klang Valley, Olive Hill Business Park is highly accessible with great growth potential. Olive Hill is set to become a friendly business and lifestyle centre in the progressive suburb of Serdang where it will be the perfect choice for financial institutions, cafes, bistros, education centres, offices, specialist centres, boutiques and many more. Among trend-setting features at Olive Hill is its dual ground level frontage shop (for 4 -5 storey shop office units), which will double the appreciation of ground floor rental income, complemented by a 20 ft-wide green landscaped walk-way.

01 Night view

20 | COVER STORY

02 Individual lifts are also attached to all corner retail shops. The business park will be built in a location that is positioned to face the main road, Jalan Besar Serdang, in the heart of Serdang. The units will feature contemporary modern cantilevered design with minimum 24-feet pillar-free frontage that allows significant flow of pedestrian traffic to access each unitâ&#x20AC;&#x2122;s spacious 12-feet high ceiling level and 24-feet wide glass frontage for all choices of business. This business interaction space will be surrounded by modern landscaping as well as green walkways that connect to more than 1,000 parking bays (podium and open space parking). Effective traffic planning allows for smooth traffic flow at all ingress and egress points, avoiding traffic congestion from happening. Olive Hill Business Park @ Bukit Serdang offers 74 units of shop offices for business owners and investors who are aiming to ride the exuberant growth in the heart of Serdang that will see a future full of economic activities away from saturated development areas in the Klang Valley.

Access and Amenities Olive Hill Business Park @ Bukit Serdang is located in the heart of Serdang fronting Jalan Putra Permai-Jalan Besar Serdang, the future SKIP Highway link, MAJU Expresway link and BS 3/1. It has direct access to Jalan Putra Permai and is highly accessible via several highways, namely, the Damansara-Puchong Expressway (LDP), Bukit JalilPuchong Highway, Sungai Besi Highway, NorthSouth Highway(KL-Seremban), will connect to KL-Putrajaya Highway (MAJU Expresway) and also future Serdang-Kinrara Putrajaya Expressway (SKIP) targeted to be ready in 2016. It is also strategically positioned nearby multiple established residential neighbourhoods with ready market catchment and surrounded with convenience with ready public amenities and facilities such as schools, universities, KTM Commuter, Hospital, Golf Club, banks and a whole range of other community and business friendly amenities and conveniences and many more upcoming high-end residential projects.

iProperty.com malaysia | 21

02 Olive Hill overall site layout 03 Entrance day view 04 Day view faÇade

Location Map

iProject Listing QuickPro No: NC2269 Project Name: Olive Hill Business Park at Bukit Serdang City: Serdang, Selangor Property Type: Shop-Office Land Title: Commercial Tenure: Freehold Land Area: 24’ X 70’ Listing Price: From RM1,818,000 - RM8,988,000 per sq ft Total Units/Lots: 74 Bumi Discount: 7% Completion Date: August 2014 (Expected) Developer: Milsonland Development Sdn Bhd (890523-W) A-25-7 & A-25-8, Level 25, Block A Menara UOA Bangsar, Jalan Bangsar Utama, 59000 Kuala Lumpur. Phone: (603) 2287 9278 Sales Gallery: (019) 656 2250 / (603) 8942 8255 Fax: (603) 2287 9279 Website: www.olivehill.com.my Visit iProperty.com.my for more details

22 | iProperty Insider

Malaysia Top Property Developers 2011/2012 Launched Officially by the Minister of Housing and Local Government Taking place in the iconic Carcosa Seri Negara on January 17 2012, the landmark coffee table book entitled Malaysia Top Property Developers 2011/2012 was launched officially by Yang Berhormat Datuk Seri Chor Chee Heung, Minister of Housing and Local Government together with Shaun Di Gregorio, iProperty Group Chief Executive Officer and Kumar Tharmalingam, Malaysia Properties Inc (MPI) Chief Executive Officer. We follow

the launch and some developments within the industry at the Press Conference that followed. The 250-plus page limited edition coffee table book is an inaugural publication that features the profiles of Malaysia’s Top Property Developers, their inspiration and concepts of their landmark developments. With highlights on both past and upcoming projects, the invaluable reference is complete with a comprehensive index and contact information of all top property developers.

Important Industry Updates During the launch, YB Datuk Seri Chor Chee Heung lauded the contributions of property developers and their role in partnering the government with their contributions to a sustained and sustainable built environment for all Malaysians. “This coffee table book, not only recognizes our nation’s top property developers but will also play a role in contributing significantly to the growth of the property sector in Malaysia as local and international investors will be able to gain first-hand information on these developers and their prestigious developments,” mentioned YB Datuk Seri Chor Chee Heung. Echoing his sentiments, Thamalingam said, “Thanks to these developers, Malaysian homes can boast of their

security features, ample facilities and modern designs that incorporate both western and Asian concepts, making the Malaysian real-estate on par with some of the most attractive markets in the region in terms of design, innovation and regulations.” The Inspiration Behind the Publication The support of the Ministry of Housing and Local Government, and MPI was also strengthened with the keen support of the Ministry of Tourism, as Di Gregorio mentioned that it is an honour to have the support of these three parties to jointly promote this unique publication. “This maiden venture not only complements our government’s efforts to bring international focus on Malaysian properties but also the opportunity to

iProperty.com malaysia | 23 give due recognition to the nation’s top respected developers.” said Di Gregorio. He added that as a company that constantly strives to work towards enhancing the experience of property buyers and investors, the iProperty group saw tremendous and untapped potential in having such a publication. “With so many world-class developers in the country, it is timely that we capture clear descriptions on signature developments by these property developers and provide discerning property investors the peaceof-mind when looking for a property to invest in Malaysia,” added Di Gregorio. Amongst the top developers listed in the book include Berjaya Land Berhad, Country Heights Holdings Berhad, Dijaya Corporation Berhad, EUPE Corporation Berhad, Glenmarie Properties Sdn Bhd, Glomac Berhad, Hatten Group, I&P Group Sdn Berhad, IJM Berhad, IOI Properties Berhad, Ivory Properties Group

Berhad, Kiaramas Development (Asia Quest), LBS Bina Group Berhad, MK Land Holdings Berhad, Mah Sing Group Berhad, Malaysian Resource Corporation Berhad, Matrix Concepts Holdings, MCT Group, Mitraland Group, Nadayu Properties Berhad, Naza TTDI Sdn Bhd, Ong Chong Realty, OSK Property Holdings Berhad, Perbadanan Kemajuan Negeri Sembilan (PKNS), PJ Development Holdings, SP Setia Berhad Group, Sagajuta, Selangor Dredging Berhad, Sime Darby Property Berhad, Sunsuria Group, Sunway Berhad, Taman Jadi Group, UDA Holdings Berhad, UEM Holdings Berhad and United Malayan Land. There will also be a microsite on the book directly on the company’s website –http://TopDevelopers. iProperty.com.my where keen readers can purchase and download a copy online. Only a total of 10,000 copies, estimated to be sold at RM 99, will be available at all major bookstores in Malaysia, Singapore, Indonesia and Hong Kong. The publication will also be available at local hotels, business lounges and other popular locations with high traffic flow.

Heard at the Press Conference After the official launch, a press conference was held with the Minister of Housing and Local Government, Yang Berhormat Datuk Seri Chor Chee Heung, Shaun Di Gregorio, iProperty Group Chief Executive Officer and Kumar Tharmalingam, Malaysia Properties Inc (MPI) Chief Executive Officer all fielding questions on the housing developers industry. Here are some excerpts: YB Datuk Seri Chor Chee Heung, Minister, Ministry of Housing and Local Government

On abandoned housing schemes: We have managed to settle more than 31 cases so far and we hope to continue with the effort as the abandoned housing schemes are predominantly for the low-cost houses. Our effort includes screening people intending to be developers to ensure that they have the qualities needed in undertaking the development. On track record so far: While there is much to do, I am glad to say the Ministry has successfully exceeded our KPI of having 25 projects revived with 31 completed last year. We are currently reviewing 35 mixed low- and medium-cost projects that are abandoned (mostly low-cost) and plan to monitor 165 sick projects nationwide which has exceeded time of delivery and completion act and screening. On property market performance: We are cautiously optimistic on the market this year with a little slowdown observed due to global economic factors. On affordable housing: There are already plans in place for affordable housing between the range of RM400,000 to RM600,000. These projects already meet the criteria for the local housing needs. Developers who build homes within the affordable range will still see good response as the higher-end properties might be affected in light of the current situation.

24 | FEATURED PROPERTY | PARKLANE RESIDENCES

Parklane Residences Premier Enclave of Residential Bliss “The contemporary designs of the homes reflect an astute appreciation for comfortable yet grand and sophisticated living standards at an affordable price”

Parklane Residences is a picturesque residential development in the bustling 650 acre township of Bandar Baru Sri Klebang in Ipoh, Perak. The guarded community boasts of spacious single and double-storey homes spread across a sprawling 10-acre land area in Ipoh’s affluent enclave. Located along Jalan Kuala Kangsar in the northern corridor of Perak, it is in the epicenter of the state’s robust development and economic activities. The freehold development consists of 3 contemporary designs namely Mayfair (70’ x 100’), Kensington (60’ x 100’) and Lancaster (60’ x 100’) with built-up sizes ranging from 2,600 to 4,160 sq ft –luxurious and spacious designs with modern lines. The homes are designed to reflect an astute appreciation for comfort and grandeur. Parklane Residences is the only development in Ipoh which offers luxurious single storey bungalows, a rare gem that is much sought-after. Naturally Elegant Designs Parklane Residences not only boast of space but are also eco-friendly with its unique technologically advanced features. These include solar

iProperty.com malaysia | 25 01 Kensington-modern elegance 02 Dreamy ambience 03 Cheerful energy

water heating systems, booster pumps, rainwater harvesting systems, solar reflective paint, roof sisalation as well as inverter air-conditioning conduits that promote energy conservation. These homes are also fitted with large windows that promote natural lighting and good air circulation – a healthy abode with quality living standards. Among other attractive features that are synonymous with Parklane homes are its Safe 3 security concept. These homes are also well protected with perimeter fencing mounted with photo beam sensors that detect movement, CCTV surveillance and trained security personnel patrolling the grounds of the community. All the three contemporary designs feature grand living rooms, dining areas, wet and dry kitchens, maid’s quarters, guest bedrooms with ensuite bathrooms, powder rooms, cosy study rooms as well as a laundry corners. The homes simply translate the vision of a grand mini-mansion ala 21st-century style. The large and spacious driveway offers ample parking room for 4 cars.

Space to Grow The development boasts plenty of open spaces, beautifully landscaped gardens and parks, jogging paths, lakes and playgrounds that promote healthy and well-balanced lifestyle for growing families or leisure living. Other recreational amenities include The Centro; a community recreational centre that features a splendid 25-m swimming pool, public golf driving range, tennis courts, a gymnasium, a pro-shop and a caf – ideal for relaxation and unwinding. The hillsides and panoramic view of surrounding greenery as well as lush landscaping lend Parklane Residences a tropical garden-feel away from the hustle and bustle of the city yet within limits of modern conveniences and a wide array of amenities. A 13-acre piece of land has also been earmarked for the new Poi Lam Primary and Secondary Schools which is presently under construction and shall be ready for operations by mid-2012. Another Sekolah Kebangsaan is expected to begin operations soon.

03 Parklane Residences is an exquisite development that offers discerning buyers and investors the opportunity to own a luxury home at affordable prices. With prices ranging between RM595,800 and RM878,000, it is a not-to-be-missed opportunity of a lifetime. Buyers and investors are offered free legal fees on transfer and a 3-year subscription to Centro (a wholesome community recreation centre located in Bandar Baru Sri Klebang) for a limited time only.

26 | FEATURED PROPERTY | PARKLANE RESIDENCES

04 Excellent Location & Developer Parklane is a mere 10 minutes’ drive away from the North-South Highway Jelapang Toll Plaza and only 15-minutes away from Ipoh’s city centre as well as the fast developing township of Bandar Meru Raya; the mini Putrajaya of Perak. It is also within a few minutes’ drive from Ipoh’s famous limestone mountain ranges and the famous Sam Poh Tong cave temple, the Lost World of Tambun and the Banjaran Hot Springs – great weekend getaways for the family and friends. Ipoh town itself offers myriad choices of food, entertainment and shopping. The developer of Parklane Residences is Kinta Properties, an established and leading property developer in the state of Perak. Amongst its well-known developments are The Club Condominium, First Garden as well as the award-winning Meru Valley Golf Resort.

Parklane Residences epitomizes Kinta Properties’ mission of “Building Homes, Developing Communities”. The final phase of 32 units in Parklane residences is now available for sale.

iProperty.com malaysia | 27

06 For more information contact Kinta Properties at (605) 2921 333, (6012) 500 8018 or (6019) 513 3315. To learn more about Parklane Residences and to experience green-living within city limits, check out www.kintaproperties.com.

Location Map

04 Living comfort 05 Lavish living 06 Spacious and elegant

iProject Listing QuickPro No: NC2333 City: Bandar Baru Sri Klebang, Ipoh, Perak Property Type: Bungalow House Land Title: Residential Tenure: Freehold Land Area: 60â&#x20AC;&#x2122; x 100â&#x20AC;&#x2122; Built Up: 3,245 sq ft Total Units/Lots: 19 Bumi Discount: 5% Completion Date: December 2013 (Expected) Developer: Kinta EcoCity Sdn Bhd (58562-M) No 2, Sri Klebang A/12 Bandar Baru Sri Klebang, Ipoh 31200 Perak. Phone: (605) 292 1333 Fax: (605) 291 7333 Website: www.kintaproperties.com

Visit iProperty.com.my for more details

28 | FEATURED PROPERTY | PAN’GAEA

Pan’gaea – Bringing Business to New Heights While the name Pan’gaea is associated with the earth and the super-continent it is named after, Paragon@Pan’gaea is a name that is fixed to raise the bar for residences and businesses associated with it. In fact, Pan’gaea is set to become a landmark development in Malaysia’s Silicon Valley, Cyberjaya.

Pan’gaea offers every kind of development one can think of, this eclectic mix of elements include SOFO Suites, boutique retail offices, service apartments, a shopping mall, street mall and a resort hotel. This sets excellent potential for the mixed-developments within Pan’gaea as it caters to various lifestyles and needs with ease. Paragon @ Pan’gaea – Raising the Bar of Perfection Paragon is Pan’gaea’s Phase 1 and latest offering to the cityscape of Cyberjaya, a remarkable architectural creation of SOFO suites coupled with boutique retail offices within the 16-acre of Pan’gaea’s realm. Paragon catches the eye at first sight with it’s angular silhouette, the brainchild of an award-winning architect that captures perfectly the monumental creative possibilities of this distinctive over 20-storey span across the Cyberjaya skyline. Paragon @ Pan’gaea, encompasses approximately 200 SOFO suites that ranges between 650-1,400 sq ft, is a cosy and comfortable cocoon, perfect for growing businesses coupled together with 48 boutique retail offices.

iProperty.com malaysia | 29

30 | FEATURED PROPERTY | PAN’GAEA

02 This freehold development comes in either studio, 1 or 2 bedroom designs and is the exact vehicle young investors need for capital appreciation, hippies who need space to display their creative ideas, SMEs looking for the right expansion and boutique owners looking for excellent space and maximum visibility. Paragon’s SOFO suites are small- to medium-sized modular units that suit businesses and private space which allow owners the flexibility of combining two or more units for effective space usage and planning. The units are built in such a way that there is a centre atrium and voids that facilitate cross ventilation, yet another example of breathable design. The curvature of the design offers more exclusivity and privacy for units at high levels with panoramic view of the surrounding greenery and Putrajaya lake. The retail offices are visible to prominent main road frontage, raising the attention level for Pan’gaea’s businesses while the interconnected corridors which link the retail outlets make them applicable for all business types, whether a quaint corner cafe, blooming boutique business or even a chain franchise outlet. Located within Pan’gaea’s realm, Paragon brings across continental charm, class and convenience all at once, whether one is a resident or a retail visitor.

Elevated Standards of Living Paragon @ Pan’gaea is not a run-of-the-mill commercial building as it comes equipped with a state-of-the-art gym, lap pool and sauna, the perfect respite from the stresses of modern living. Those who revel in Mother Nature will find the garden and sun deck within the building a welcoming vista that soothes any frazzled nerves. Meanwhile, an extensive landscaped terrace offers opportunities for owners to mingle and inspire each other with ground breaking ideas. Located in the west of Cyberjaya’s hotspot, Pan’gaea is poised to be Cyberjaya’s next commercial and residential hub, a vibrant mix of use and function that blends the best of modern needs. Just a stone’s throw away from major highways such as the ELITE highway, B15 highway and also Maju Expressway (MEX), travelling to Kuala Lumpur and neighbouring towns would be a breeze. Meanwhile, it’s strategic locale ensures easy access to some of the best private tertiary educational institutions, with Multimedia University a mere 5-minute walk away, and other famous institutions like LimKokWing University and Cyberjaya University College of Medical Sciences all within a stone’s throw. Schools such as SMK Puteri Cyberjaya and SK Cyberjaya are also in the vicinity.

iProperty.com malaysia | 31 Shopaholics need not worry, as a multitude of shopping malls are nearby. Excitingly, Alamanda Putrajaya is just a short drive away from Pan’gaea while other neighbourhood malls such as Summit USJ, Sunway Pyramid, Subang Parade, Empire Shopping Gallery, and even Carrefour and Giant hypermarkets are all within easy reach. Better still, residents of Pan’gaea will enjoy their very own shopping haven within the development in future.

01 02 03

Overall mixed development concept of Pan’gaea Iconic architecture design of Paragon Interconnected landscaped corridor and sheltered walkways of Shopping Mall

Home to a 27-hole golf course and 5-star hotels like Cyberview Lodge Resort & Spa, Marriott Hotel, and Shangri-La Hotel, Cyberjaya is fast becoming a city where life, leisure and business complement each other. For world-class medical care, Columbia-Asia Hospital is located nearby, as are Sunway Medical Centre and Sime Darby Medical Centre.

Highly Esteemed Developer Wawasan Rajawali Sdn Bhd is a subsidiary of OSK Property Holdings Berhad which is listed on the Main Board of the Bursa Malaysia Securities Berhad. OSK has grown tremendously since its establishment in 1990. From its first township in Bandar Puteri Jaya in Sungai Petani, the company’s projects have progressed to include retail and commercial elements, luxury residences as well as high-rise residential developments. Its ongoing projects include Atria SOFO Suites @ Damansara Jaya, Mirage Residence in KLCC, 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.

Location Map

Paragon @ Pan’gaea is targeted to launch by the end of the first quarter of 2012, and is expected to be completed by 2015. Bumiputera purchasers enjoy 7% discount, and early birds stand to reap extra privileges. To get to know Paragon @ Pan’gaea and even Pan’gaea as an overall, visit www.pangaea.com.my or call (603) 2161 3322 or (6019) 222 7138.

iProject Listing QuickPro No: NC2119 Project Name: Paragon@Pan’gaea, Cyberjaya City: Cyberjaya, Selangor Property Type: SOFO Suites & Retail Office Land Title: Commercial Tenure: Freehold Built Up: From 650 - 1,400 sq ft (SOFO Suites) 26 ft x 70 ft (Retail Office) Developer: Wawasan Rajawali Sdn bhd 9th Floor, Plaza OSK, Jalan Ampang, 50450 Kuala Lumpur. Phone: (019) 222 7138 Fax: (603) 2175 3216 Website: http://pangaea.com.my

Visit iProperty.com.my for more details

32 | LUXURY COLLECTION | BUKIT BAYU

Bukit Bayu @ U10 Shah Alam Vision Of A Dream Home Neighbouring the Bukit Cherakah Forest Reserve, Bukit Bayu @ U10 Shah Alam offers you exclusive homes surrounded by green vistas as far as the eyes can see. Away from the frenzied city life, you will be able to sit back and enjoy fresh, crisp air and the relaxing cool climate. Distinguished Homes The prestigious development meant for the most discerning of home owners, comprises of only 133 units of double-storey bungalows, occupying a vast 60 acres of land. With spacious built-up areas of 5,806 – 6,475 sq ft, you have a choice of 5+1 or 6+1 rooms – giving unsurpassed, and much needed freedom for larger families. Sitting on a lot size of 8,000 – 10,000 sq ft, the homes are priced from RM2.5 million to RM3.8 million. All homes are masterfully co-designed by globally renowned French architect, Patrick M.Frecon, responsible for various high profile projects throughout Malaysia including Putrajaya and Kuala Lumpur French Embassy. The lavish, ultra modern homes offer you an open living concept at its finest, seamlessly connecting the indoors to the outdoors. The large glass windows and door panels do more than merely invite the sunshine in – they frame the lush gardens outside, taking full advantage of what nature has to offer. Selected units feature double volume ceiling, lending a sense of grandness to

iProperty.com malaysia | 33 the spacious living hall. Bukit Bayu @ U10 Shah Alam is expected for completion in August 2013. Luxurious Clubhouse The clubhouse, the pulse of the community, sits within the guarded development of Bukit Bayu. Here, you will find a swimming pool, wading pool, childrenâ&#x20AC;&#x2122;s playground and a spacious multipurpose hall, where you can set up your dream event. The developer has also set aside a 5-acre green lung with a lake garden, fruit orchard as well as picnic and barbeque site. Other facilities that will delight recreational enthusiasts include a fitness area in the park, landscaped track for jogging and cycling and putting green.

Location and Accessibility Surrounded by well sought-after townships of Bukit Jelutong, Sunway Kayangan, Shah Alam and Kota Damansara, Bukit Bayu residents will be able to enjoy

01 02 03 04

Bukit Bayu lake view Type B dining space Type B entertainment room Bukit Bayu night view

34 | LUXURY COLLECTION | BUKIT BAYU

05 06 07 08

Type A perspective view Guest room Location map Type A dry kitchen and dining space

an array of established amenities and facilities right at your doorstep. These include schools, hypermarkets, wet markets, clinics and F&B outlets. The development offers easy access to Kuala Lumpur, Shah Alam and other areas of Klang Valley via the Guthrie Corridor Expressway and the New Klang Valley Expressway (NKVE).

Established Developer Bayu Melati Sdn Bhd is a wholly-owned subsidiary of Melati Ehsan Holdings Berhad, listed on the Main Board of Bursa Malaysia, which is a leading turnkey contractor specialising in construction management, providing total solutions from conceptualising project needs through financing, engineering, construction and maintenance.

Special Terms The developer is offering to absorb the legal fees on the Sale & Purchase Agreement, progress interest during construction, and stamp duty on the MOT. It is also offering free CCTV and alarm system for buyers*. There is a 7% discount for bumiputras.

The groupâ&#x20AC;&#x2122;s ongoing property development is Taman Ehsan Jaya in Pandamaran, Klang. The RM500 million mixed development comprises of 501 units of residential houses and 320 shop lots, along with commercial and industrial areas. A total of 135 shop houses will initially be launched this year.

iProperty.com malaysia | 35 The group also has a project in Bukit Jalil which comprises of 40 units of superlink homes on 3.2 acres of land. The homes come with built-up area of 3,000 sq ft. Additionally, Bayu Melati Sdn Bhd has entered into a joint-venture agreement with Selangor Development Corporation or PKNS to undertake a mixed commercial development with projected GDV of approximately RM1.6 billion. The project, known as Kompleks Sukan PKNS is situated on 812384.60 sq ft of freehold commercial land in SS7 Kelana Jaya, Selangor. The groupâ&#x20AC;&#x2122;s completed residential projects also include Bayu Damansara, Bayu Perdana, Bayu Perdana 2 and Laman Bayu in Kota Damansara and mixed-development Taman Ehsan Jaya in Johor Bahru.

BUKIT BAYU

Where on the Map: U10 Shah Alam Concept: Luxury double-storey bun

galows

Offered Built-ups: 5,806 â&#x20AC;&#x201C; 6,475 sq ft

36 | LUXURY COLLECTION | GASING MERIDIAN

On the Ridge of

Luxury

As all luxury propositions go, the right jewel is able to crown one’s assets and investment portfolio suitably. We sat down with Kenneth Tan, Managing Director of Gasing Meridian to unearth one of KL’s finest gems, Sanctuary Ridge, and to talk of all things luxury. The weather outside was sunny but not as sunny as the disposition of Kenneth Tan and Stevie Tan, the Managing Director of Gasing Meridian and Marketing Manager of Sanctuary Ridge respectively, when we met them at their gallery. Their sunny outlook was captured well in the essence of our exclusive interview with the developers of one of the finest, blue chip investments in KL, Sanctuary Ridge. iProperty: With the current market climate predictions of a soft or mixed market, what is the outlook you have on the luxury market? Kenneth Tan (Gasing Meridian): The luxury market is an interesting market to be in as it is an eclectic mix of paradigms. On one hand, just like any other segment of the market, you need to generate sufficient returns for the sector and in that sense, luxury properties can be seen as private-equity, in which owners engineer an entry level that ensures decent returns on exit. On the other hand, unlike the other segments of the market, in terms of transactions, the reliance on borrowing is lower and whatever issues that impact the other segments of the market do not come into play at this premium level. At this level, the net worth of the person investing gears the rate of returns in the investment

of the luxury property and the comparative difference would be between an individual who does personal banking and an individual who does private banking. As for your question, whether the luxury market is impacted by these “predictions”, I would say that the luxury sector does not depend on needs but is rather driven by wants. As a result of this, as long as the proposition offers good value-for-money, it will still continue to see good take-up rates despite the naysayers. iP: Could it be comparable to the performance of the LVMH Group during the recent 2009-2010 recession? GS: That is actually a good comparison as the same market segment that procures luxury goods as seen in the LVMH stable of brands are potentially the same owners or buyers of the luxury segment of the property market. In fact, as you most

iProperty.com malaysia | 37

probably know, the recession of 2009 had impacted the world economy but yet The Economist’s report had shown that the LVMH Group actually performed well despite the recession with the CEO of Louis Vuitton going on record to say that Louis Vuitton always gains market share in crises.1 In the same way, luxury properties, if priced competitively, will function pretty much the same way as the take up is fueled by long-term considerations such as location and price range. Ultimately, it is giving buyers a choice of investing in something that will last that is the appeal in luxury property acquisition.

for you to buy. Timing of a purchase is always essential in any form of investment and as we are all informed, you need to buy low and sell high for the investment to be truly lucrative. I’m not talking about speculation but investment in assets here and because of this, it is an individual thing that informs and influences the decision of a buyer more effectively than other pull or push factors. It needs to be the right time and the right place.

“The Substance of Style”, The Economist, September 17, 2009.

iP: Are these your views in investing in premium properties for capital growth? What are the factors that influence and inform this type of investment? GS: I think that investment in luxury properties is able to give the best returns as there are certain opportunities available at this level that is simply inaccessible to other market segments due to their entry points. Don’t forget that land is an inherently diminishing supply and this factor cuts across segments as a main pull factor as investment in properties and land is always a good investment. The question remains on whether it is the right time for you to buy and whether it is the right place

01 Mr Kenneth Tan, Managing Director of Gasing Meridian 02 Aerial base of Sanctuary Ridge 03 Sanctuary Ridge - bird’s eye view

38 | LUXURY COLLECTION | GASING MERIDIAN

iP: Talking about the right place, how does Gasing Meridianâ&#x20AC;&#x2122;s Sanctuary Ridge fit into this picture? What is the value proposition which offers long or short-term investment? GS: When you talk about buying a property, it is always a long-term plan. The prime value proposition that Sanctuary Ridge has is its entry price and amazing location right on Bukit Gasing, which is at the intersection of KL, Bangsar and PJ. From the hilltop of our land, you can see KL City views which is just a 20-minute drive away, while the neighbouring suburbs of Bangsar and PJ are just a 5-minute drive away. I am ready to say that what I am selling is a guaranteed return on investment (ROI) as there is no other person who can give you an entry price of RM280psf. Further to this, it is really the last of its kind as it is freehold bungalow lots right in Kuala Lumpur. I really do not need to mention that KL has a scarcity of land, therefore for the plot size we offer, which is from a generous 30,000 sq ft per plot all the way to some in excess of 50,000 sq ft is truly a steal for that price. The builtup areas of our bungalows are from 10,000 sq ft onwards.

04 Jogging paths that promote healthy, green lifestyles 05 Sanctuary Ridgeâ&#x20AC;&#x2122;s 3D model

iP: The entry price is really interesting as we know of KL properties having a higher entrance point. How did the land parcel came about? GS: I think if you are looking for an epic battle and long-drawn war story to get the land, you might be a tad disappointed to know that it was pure fortune staring at us in the face when we got this parcel of land. We were lucky that it was through the sheer passage of time that the land came to us.

iProperty.com malaysia | 39

“The prime value proposition that Sanctuary Ridge has is its entry price and amazing location right on Bukit Gasing, which is at the intersection of KL, Bangsar and PJ”

A bit of a background to this land parcel is in 1899, Bukit Gasing was an estate for 50 years. This was still in the era of Golden Hope Plantation when the price per square foot was a mere RM3. Then Malaysia gained Independence and the land got passed on to the predecessor whom we brought it from. This was initially a part of a larger deal and that was how fortune shone on us and we acquired the land parcel which will be known as Sanctuary Ridge. iP: What are Sanctuary Ridge’s remarkable features? GS: For starters, it is truly an exclusive neighbourhood as we only have 69 plots of bungalow land available. What we sell is both the land and the bungalow which it is built upon. As you most likely have known, what is truly attractive about it is the land which is in Kuala Lumpur and is the last freehold land available.

What sets it apart is that it is nestled in the green heart of Bukit Gasing. From this, we draw the inspiration to do as

little damage to the environment as possible in the development of these homes. It is this respect for the natural environment that we have instituted that the plinth area (which is the plot area that can be built-up in comparison to the overall land area) cannot exceed 40%. To enforce this, we have embedded this in the title deed in what we call the Deed of Mutual Covenants. iP: What about those with their own bungalow designs in mind? Will there be concessions made? GS: The value that truly sets the luxury market apart is the freedom of choice. That is the reason why we allow owners to build their own bungalows with 14 bungalow types to choose from. This in no way impinges on the right of the individual as we are presenting them a collective look that will enhance their property’s value. What is interesting to me is that the people who are most eager to build their own homes really have no prior experience to building their own residences at all. This is the reason why we have distilled their wants and come up with a tropical contemporary style that has been very well accepted with no disputes whatsoever. Crucially, the owners of our properties know and appreciate the fact that we have the experience and the expertise in bringing across homes which become heirlooms to the next generation. In this sense, it is this mutual trust that brings the value of the property to greater heights. iP: In closing, with the mention of greater value of properties, what is the projected increment in value for Sanctuary Ridge in five years’ time? GS: I think that it depends on the individual as it is a case of willing buyer, willing seller where the developed property is concerned. It is also different when you live in the house that you have custom-built yourself and there is already inherent value attached to the property. Where projections are concerned, it truly depends on the individual to price it as we have discussed at the start of the interview, it is based on wants rather than needs in the luxury market.

40 | LUXURY CREATIONS | LIGHT CIBLES

Light

Years Ahead

When the award-winning international lighting design consultancy Light Cibles chose to open its doors in KL, only the fifth office after Paris, Madrid, Tianjin in China and Singapore, iProperty.com was privileged to be invited for an exclusive interview with its Malaysian Chairman, Tengku Zatashah Sultan Sharafuddin Idris Shah, the daughter of the Sultan of Selangor, her husband, Aubry Rahim Mennesson and the Group Chairman, Emmanuel Clair.

With a prestigious stable of past projects including the illumination of the Cathedral of Notre Dame and Mont Saint-Michel in France, the Dubai International Airport, Lighting Beirut Architecture and some of Singapore’s landmarks and hotels including the Esplanade, Fullerton Hotel and Fullerton Bay, Orchard Central, Botanic Gardens and Resorts World Sentosa, we had our own list of questions to be answered. iProperty: With such a strong international presence, the natural question would be why KL? Tengku Zatashah (Light Cibles): Before the launch of Light Cibles in KL, we had been previously commissioned for the lighting of the National Mosque and the Tasik Perdana City Park in Kuala Lumpur in 2003 and 2004 respectively, so it isn’t like we are newcomers to the local scene here as well. With the launch of Light Cibles Malaysia, the skyline of Malaysia is set to be lit up with effective lighting design that can beautify or enhance public spaces, architecture and interiors.

Aubry Menneson (Light Cibles): KL also has good potential for growth with the amount of landmarks, residential and commercial properties and public spaces like parks, bridges, airports and hotels and restaurants established here. We bring to Malaysia Light Cibles’ technical expertise, storied experience and creative solutions via its unique techniques to create a sophisticated environment at night.

iProperty.com malaysia | 41

iP: How is illumination planned for a project before implementation? Could you give us an example of both exterior and interior projects undertaken before? Emmanuel Clair (Light Cibles): With exteriors and interiors the planning is different as one involves large scale plans while the other smaller scale plans. For exteriors, we have done the lighting up of a town before which obviously involved a lighting master plan with a hierarchy of analysis on the culture and historical values of the people. As for architectural projects, it involves a different approach as there are constraints placed on lighting designers where our role is to support and enhance the architect’s vision for the whole building. Therefore, we have to understand the concept and architectural vision as a whole and propose lighting concepts which will work well with the building fabric and bring to life the architect’s vision. When it comes to interior design, we are looking at the function of the space, for example in residential projects, the living quarters have different demands on the space that is being lit up. Our function is to provide lighting guidance during the concept stage in which we match the design and the proposal of the interior designer with the needs of the occupants. It is done in order to translate their ideas and dreams to life by creating ambience in the project’s interiors.

04 01 02 03 04

Tengku Zatashah & Aubry Menneson head KL’s Light Cibles Notre Dame Cathedral, France all lit up Fullerton Bay, Singapore with its outdoor lighting scheme Intercontinental Quiandohu Thousand Lake Island, China

42 | LUXURY CREATIONS | LIGHT CIBLES

iP: What value does illumination add to a property’s value? LC: In French, there’s a saying, the value of things is what you are willing to pay for it. So, whether it is inherent value you are talking about or monetary value, it depends on the person and it differs with each individual. One way of measurement is perhaps to look at the projects which can chart immediate gains, the commercial or offices.

“We spend a third of our life by night, without light, we would be missing something great” -Jean Chalgrin (1739-1811), Architect of L’ Arc du Triomphe-

05 06-08

Orchard Central, a nexus of light in Singapore’s famed Orchard Road The construct, stands and overall effect of Lighting Beirut Architecture for Solidere

For the retail sector, lighting is an almost immediate boost to the buying habits of consumers. If you can’t see what you are buying, you may likely not part money for it. Therefore, when it comes to lighting up a retail or commercial office, the revenue is almost tied into the way the office is illuminated. In addition, reconfiguring the lighting is also the lowest capital outlay for businesses rather than renovating the whole office or space. For residential properties, lighting a space properly will not only impart it with a good ambience the moment the residents walk in, it will boost the resale value of the property as it is considered an additional bonus to the home when the owners want to sell it.

iProperty.com malaysia | 43

Challenging & Award-Winning Projects iP: With so many awards under Light Cibles belt, were there any particularly challenging projects before? How were the challenges tackled? LC: There were so many, I really don’t know where to start! However, if I had to choose the most challenging project, I think the Lighting Beirut Architecture has got to be the flat out winner. As part of a continuous initiative to develop Beirut’s city centre’s urban environment, we produced for our client Solidere Lighting Beirut Architecture as the first project to illuminate a large urban area using the concept of permanent image projection. The challenge was to apply an existing technique commonly used in motion pictures and event lighting to make it into part of the fa ade’s permanent lighting. The idea of how motion pictures shoot light through slides from the back of the room to project and illuminate a screen was the basic concept.

iP: What are your thoughts on the recent surge of interest in Green design and lighting? LC: In many ways, the green movement in design and lighting is still like a new baby with growing interest in switching from traditional alternatives to more energy efficient models. However, like any new system, it is a loosely defined guideline with much potential for improvement. In Singapore we have the BCA Greenmark and being in the industry, there is no distinction made between the types of developments in the measure of electricity usage of watts per square metre. Therefore, if we were lighting up a hotel and a hospital, there wouldn’t be any difference in measurement while the typology is so different. A more widely used measure is the LEED (a US Green Building standard) which, while is more userfriendly for the architect and designers to plan and target the points they would like to incorporate, still has some ‘bugs’ if you may. For example in SS08,

However, unlike event lighting, which can be projected from a nearer distance of 20-30 feet, we had to project light from 50 feet away. It was a technical challenge with no fixtures and we had to make the lighting scheme appear traditional even though it was cutting-edge technology. Dealing with issues like distortion of light presented us with challenges in finding the correct angle to place the beams and then there was the ease of maintenance in changing the slides. We had to locate parapets and rooftops of nearby structures to subtly hide the fixtures. The aim was to transform the city centre into an arena for cultural experimentation with light and the latest word is that this project is eligible for an architectural and lighting design award.

LEED’s measure of light pollution does not take into account the material choice, the aim is for fixtures that do not spread light into the atmosphere. This is a Catch-22 situation where reflective surfaces are concerned and light pollution goes by without due consideration to the reflected light to the atmosphere. So while gearing up for green measures is a good place to start, it will require some fine-tuning. iP: Let’s discuss 2012. Are there any projects in the pipeline and what are your aims and goals for this year? LC: As Light Cibles Malaysia just opened its doors, we are looking to various authorities to offer our expertise in lighting design. We aim to have a coterie of residential, commercial and public space projects in the coming months and years. We aim to educate the industry about the importance of effective and efficient lighting systems which will transform the nightscape of Malaysia.

44 | TALK POINT | L&G

In Harmony With Nature – Discovering Damansara Foresta Kuala Lumpur is often known as a bustling metropolitan, full of cars, lights and perpetual traffic jams. What is not so well known about Kuala Lumpur is that it is surrounded by natural forest reserves, and still contains a lot of greenery. Would you fancy a home within the greens? Then look no further than Damansara Foresta, a habitat that will grow on you – Kuala Lumpur’s natural enclave.

iProperty.com malaysia | 45 Located in Bandar Sri Damansara within the Bukit Lanjan forest reserve, Damansara Foresta is a freehold residential project, consisting of 42 acres, where 21 acres will be utilised for residential development, and the other half left to grow freely, a green lung with natural eco-friendly outdoor activities specially designed for Damansara Foresta’s residents. Scenic Views and Breezes Phase 1 of Damansara Foresta, which consists of 4 blocks ranging from 227 to 237 units per block, brings us a total of 928 units. The units range from a comfortable 1,400 sq ft to 1,600 sq ft, are cosy and comfortable homes perfect for couples and families, right up to an opulent and lavish 3,000 sq ft penthouses. All four blocks are uniquely placed to ensure there is no blockage of the scenic views for residents. Located 180 feet above sea level, Damansara Foresta is designed for modern lifestyles with green minds. Each unit is planned with layouts that weave space, comfort and elegance into the practicality of everyday life. For those who cannot live without sunshine and sunny days, Foresta’s units come with generous glass panels, welcoming in natural lighting and the warmth of the sun.

There are 6 types to choose from, namely A1, A2, B1, B2, B3 and D. All units come with 3 rooms and 3 bathrooms, and every space in the house has been utilised and designed to give residents maximum decorative and creative flexibility. Each unit comes with 2 parking lots, and what is special about Foresta is that each parking level is accessible directly from the main ramp, which provides pure unadulterated convenience.

04 Safe & Secure in Nature’s Embrace Serenely removed from other developments, residents’ peace of mind is assured with 24-hour security for all homes. A 3-tier security system with a unique card accessibility has been installed at the grand entrance, the main lobby and the lift lobby. There is also a high-tech call-to-floor system enabled in the Foresta residential blocks that provide for stringent security measures. This highland property is also structurally sound, with steel wire mesh foundations and slope monitoring activities done right at the start of the development.

01 Overall facilities deck 02 Viewing deck 03 Resting pavilion 04 Podium sky walk

A home in the jungle is what Damansara Foresta brings to you with 21 acres of natural forest reserve land and no less than 3000 trees, a natural playground that filters out city pollutants and noise and supplies fresh mountain air can only be a benefit for the residents.

46 | TALK POINT | L&G

04 Many natural eco-friendly activities have been designed and incorporated into the forest reserve, so residents can look forward to rediscover and rejuvenate within Nature’s loving grasp. Adventurous ones will look forward to the jungle trekking trails, tree houses, and camping sites that beckon. Those who look to nature as a respite from the buzz of city living will enjoy the hammock gardens, resting pavilions, lookout point and yoga zones available within the lush 21 acres. A Pod of Convenience Damansara Foresta’s location in Bandar Sri Damansara makes it a natural pod of convenience, with interconnections to all parts of Klang Valley through the LDP, MRR2, NKVE and Sprint highways. It is located right opposite Desa Park City, where there is a Jusco, so shopping and dining is never going to be a hassle. Kepong is just a 5-minute drive away from Damansara

Foresta, and there are markets and grocers easily available for daily needs. Those who love shopping will love the closeness to some of Malaysia’s major shopping stalwarts, like One Utama Shopping Centre, The Curve, IPC and Tropicana City Mall. Education is emphasized as well with Damansara Foresta located very near KBU and KDU, two of Malaysia’s premier private colleges. There are also 7 schools within the vicinity of Bandar Sri Damansara, so you can be assured of the best primary and secondary education for your children, within an arm’s reach. World class medical centres, established restaurants and up-market boutiques are also within a stone’s throw of the development. Similar to a flawless diamond, Damansara Foresta meets its own stringent 6F standards, which are Forest environment, Facilities that ensure unbeatable convenience, First-class quality standards, Finely-honed

iProperty.com malaysia | 47 05 Tea house 06 Elevated deck 07 Resting pavilion

security, First-rate accessibility and Financially sound investment. Living in the midst of nature without giving up modern luxuries is now a possibility with Damansara Foresta. About the Developer Land & General is an investment holding company, principally engaged in the property investment, and development business. The company also engages in the cultivation of rubber and oil palm, management of club activities, ownership of a school building complex, and provision of education services. The company was formerly known as General Lumber (Holdings) Bhd and changed its name to Land & General Berhad in 1991. Land & General Berhad was incorporated on 21st May 1964 under the name of Nanyang Holdings Sdn. Bhd. and is based in Kuala Lumpur, Malaysia. Damansara Foresta Phase 1 units are selling for prices ranging from RM500 to RM600psf with a maintenance fee of 25 sen per sq ft. The first and second blocks were previewed in January 2012 and are almost sold out, and a future block will be previewed from March onwards.

For further information visit www.damansaraforesta.com or call (603) 6285 9003 or (603) 6285 9009.

48 | TALK POINT | VILLAMAS

Putting the Gold in Property with Villamas Where setting golden standards are concerned, Villamas, a premier developer of highquality yet affordable abodes, is no stranger to the stringent measures and expectations of the market. In fact, the success of Serin Residency in Cyberjaya and Atmosfera in Puchong speak of their accurate and timely response to market demands. We took the opportunity to talk to Mr Gan Teck Seong, CEO of Villamas for a look at how their developments almost always spin gold for its purchasers. iProperty: What would you consider to be Villamasâ&#x20AC;&#x2122; major achievements in 2011? Mr. Gan Teck Seong (Villamas Sdn. Bhd.): As far as our organisation is concerned, the success of Serin Residency in Cyberjaya provided us a breakthrough in the transition of enhancing our services as a property developer, strengthening our competency and capabilities and at the same time focusing on delivering the best products for our customers. We are proud to note that we have launched our loyalty programme late last year, The V Club, which offers a variety of benefits and privileges for its members. We plan to create a Customer Relationship Division to provide personalised service and advice for our customers and clients. Do keep an eye out as there is more to come. iP: How has response been for your current projects, particularly Zefer Hill Residence? VSB: Zefer Hill Residenceâ&#x20AC;&#x2122;s registration begun in December 2011, which is usually considered a black period for property sales due to numerous festivals and events and the back-to-school frenzy. Of course, the uncertainty of the global economy has created a depression for demand in property.

iProperty.com malaysia | 49

02 Despite this, we received very enthusiastic response from the public for our projects as more than 60 per cent of our initial opening of 100 units was snapped up! We are expecting that most of the first batch will be taken up after the Chinese New Year and we are now planning for the opening of the second batch very soon. That is the reason why we foresee a stable property market for the end user market in the first half of 2012 despite all the naysayers. iP: Let’s talk more about Zefer Hill. What are its’ special features that truly adds value to residents? VSB: Zefer Hill’s uniqueness lies in its lifestyle & landscape designs, where contemporary exteriors complement modern landscaping for an elegant touch of greenery. This property offers a tranquil and serene highland environment, with breathtaking views of scenic landscapes, quaint townships and others.

01 Observation deck 02 Aerial view

50 | TALK POINT | VILLAMAS

The units themselves have a large built-up area, and provide spacious and flexible designs to suit every owner’s exquisite tastes. We are proud to say that Zefer Hill’s overall built-up area reigns supreme compared to other similar properties around the area. The living and dining area is uniquely equipped with 6-panel glass sliding doors that open up to the balcony, giving the illusion of space and distance. Selected units of Zefer Hills Residence come with a master bedroom built with a semi-open concept. As our security features are topnotch, we are able to provide the highest levels of safety and security.

03 Client to provide captions 04 Gym 05 Swimming pool area 06 Guard house

We emphasise green living and sustainability with our green building-certified Zefer Hills Residence that incorporates eco-friendly features like rainwater harvesting, T5 lighting system for areas like corridors, energy-saving light throughout the entire development and more. We have even installed motion-sensor lights forcertain open areas, to optimise light usage.

Another plus point is the fact that Zefer Hill Residence is located in the matured neighbourhood of Puchong, yet just a short distance away from the hustle and bustle of its traffic and commercial activities. It is the very last few pieces of prime freehold land available in Puchong with its hilltop advantage standing it in good stead with commanding views of the surrounding areas, such as Puchong, Sunway, PJ, and as far as KL.

“It is the very last few pieces of prime freehold land available in Puchong with its hilltop advantage standing it in good stead with commanding views of the surrounding areas, such as Puchong, Sunway, PJ, and as far as KL”

By carefully combining the elements such as unit layout, landscape, facilities and amenities, Zefer Hill, as a result, is a high quality, low density community that is a very exclusive, unique, yet conducive neighbourhood that matches the highest standards of living. We foresee that it will be a property that is in high demand for a long time and as such, the value of Zefer Hill Residence is very much assured. iP: Shifting gears,what new offerings can we expect from Villamas this year? VSB: We are looking forward to launch at least one to two developments in 2012 with our team working very hard at detailing and fine-tuning our Ara Damansara serviced condominiums. The other cause of excitement for us is the launch of our first-class Cyberjaya guarded and gated condominium and villa project. The site is situated on an elevated ground beside Serin Residency,

03 04

iProperty.com malaysia | 51

giving the best views of Putrajaya, Cyberjaya, and Selangor Science Park II. iP: What can we expect to see in terms of your land bank acquisition this year? VSB: We are constantly looking for strategic land locations but we have to adhere to stringent requirements. Basically, our new land bank must be able to produce the kind of projects that meet our customersâ&#x20AC;&#x2122; high expectations while imparting value for money at the same time. While presently we have land banks to last the next five to seven years, we think we will add one or two pieces of land in this year, hopefully. iP: What is the general market sentiment and take-up rates on the local projects that you have completed so far? VSB: Some property segments are reporting softer take-up rates. We are not sure if it is just due to year end period or if it is looking to be a persistent trend. From our own experience, as our products are more focussed on end-users, all our projects are doing very

06 well. Even our terrace house project in Air Keroh was sold out before completion. We may conclude that the end-user market is still strong and as long as the price is reasonable and the concept is right, then there is no reason to worry.

52 | SPECIAL FOCUS | WOMEN IN PROPERTY DEVELOPMENT

Women & Property Development In an exclusive interview with Ms. Teh Lip Kim of Selangor Dredging Berhad, we delved into the topic of women in the property development sector with a particular focus on the challenges and female participation in this particularly male-dominated industry.

With the property development sector seen as an overwhelmingly male-dominated industry, iProperty had the privilege of catching up with a venerable source of information on the participation and performance of ladies in this sector. We gathered the thoughts of the highly-respected Managing Director of Selangor Dredging Berhad, Ms. Teh Lip Kim on this issue. When we approached Ms. Teh for her views on the issue of women in property development, the essence of what we had wanted to find out was her own experience, success and track record as well as her views on related issues such as women in the upper echelons of management in property developersâ&#x20AC;&#x2122; boards, future female participation in the industry and her advice to young ladies desiring to enter this challenging field. Entrance Rules In the first place, one wonders how Ms. Teh has successfully handled the minefields in the property development sector to reach her current position. When asked if her gender was ever an issue to her success, she replied that the Malaysian mindset, especially within her own community, remains quite traditional. This included the expectations on women

iProperty.com malaysia | 53

“There are also many more girls pursuing courses in fields related to property development or construction, such as architecture and civil engineering, and they are more than likely to pursue careers in property development”

to stay at home and mind the children instead of going all out to build a career in the corporate world. “Due to such expectations, a lady has to work that much harder to make it in the corporate world,” she added. Of course, survival in the corporate world requires meeting and exceeding the many challenges of the marketplace. In the case of Selangor Dredging Berhad, to be successful as a new player in the property development circle, they had to set themselves apart by beginning to offer products and concepts which were different from those in the market. She notes that she was fortunate to have the support of a strong and professional management team in charting the success of Selangor Dredging Berhad. Another factor pointing to the potential increase of female participation in the field of property development includes statistical reports that show higher levels of education amongst women at the tertiary level nationwide. In commenting on this growing trend, Ms. Teh did mention that with the amount of girls entering varsity now outnumbering boys in Malaysia, it is inevitable to have many more women who are highly qualified that enter the workforce. “Some of these young women will certainly beat a path to the property development sector. There are also many more girls pursuing courses in fields related to property development or construction, such as architecture and civil engineering, and they are more than likely to pursue careers in property development,” she replied. Reaching the Upper Echelons With the ground rules laid for participation, the next question that instantly comes is related to performance. While increased participation helps in providing women who enter property development a base of reference, the question that lingers on is their collective impact in decision-making bodies such as upper management and directorships. We were curious as to the contributions that women bring in mixed boards for property developers.

Weighing in on this, Ms. Teh mentions that there is a need to accept that women are set to be playing bigger roles in the business sphere, and this includes the property development industry. “At the end of the day, how much time a woman spends in building her career will have to be decided by the family unit.”

Pointing to current developments in the West, where many men have opted to become house-husbands while their wives successfully pursue a career and become the family’s main breadwinner, she pondered on what is preventing this from happening here in Malaysia. “Whatever the family unit wants, that should be the way to go,” she added. As members of the board of directors in the property development sector, women do have a lot to offer as they bring a fresh or different perspective on the situation. Ms. Teh also mentioned that a board comprising a balanced mix of men and women would be certainly ideal. While that would be the perfect scenario, we asked her on how should this balance in the board be

54 | SPECIAL FOCUS | WOMEN IN PROPERTY DEVELOPMENT

01 02 03 04

Ms. Teh Lip Kim, Managing Director of SDB Park Seven - Pool By The Sea - Infinity pool Dedaun Ampang

women of substance sit and advice on boards in a way that would be beneficial to the growth of the company they are in. Stereotypes & Other Issues The dangers of stereotypes are pervasive and real in the workplace but especially so in a male-dominated industry. “The reality is that most of us face the challenge of being stereotyped, and I dare say, they work more against women than men,” mentioned Ms. Teh.

03 achieved. Among one of the proposed mechanisms was the imposition of a female quota. We asked if this would work in increasing the amount of women in the boards and Ms. Teh replied that imposing quotas should not be the be all and end all strategy in expanding the role and participation of women in the corporate world. “It should only serve as a guide, if such a strategy is to be considered at all. One’s gender should not be a criterion in the selection process for entry into boards or other positions. (This is because) At the end of the day, the quality of the candidate, his or her experience, knowledge and abilities are primary factors.” These would also sufficiently address the issue of not wanting women in boards as mere window dressing and instead, having

In the property development industry, largely seen as a male-dominated sector, the stereotypes abound and are more ingrained. To overcome this challenge, women have had to work harder in proving themselves. On a positive note, Ms. Teh did notice that some of the barriers are beginning to fall as more women are entering the workforce and have proven themselves to be equally if not more capable in executing their respective tasks. When asked of her views of property ownership trends among women, especially if marriage is a game changer for women, Ms. Teh opined that while there is no ready data on whether couples have joint-ownership of their properties upon marriage, the very fact that more women have become joint or sole breadwinners in their families, it is only natural that they become joint owners of properties with their husbands. In closing, we asked for pearls of wisdom to be handed down to young ladies interested in entering and succeeding in the property development line.

iProperty.com malaysia | 55 “Know your business and know it well. Don’t ever let your gender get in the way of your work or decision-making process. Also, know your competitors and know them well, this piece of advice applies to men as well,” she concluded. With these two pieces of advice, iProperty is satisfied that it takes determination, hard work and dedication to succeed in an industry where the chips are stacked against you. However, we also took Ms. Teh’s advice to heart, to never let people judge you on your gender and to let them speak of your skill, talent and experience instead. This doesn’t differ much between the sexes.

What the Numbers Say At the end of every year, the Government, via the Economic Planning Unit, under the auspices of the Prime Minister’s Department, collects and analyses data pertaining to the participation of women in the labour force and employment by sector.

As reflected in our feature, female enrolment at the tertiary level not only outstrips the percentage of female population nationwide but also the percentage of employment, leading to higher qualified women entering the work force.

Unit 2.4 Labour Force Labour force ‘000 Labour Force Participation Rates: Total(1) % Male(2) % Female % Unemployment % of labour force 2.5 Employment Total ‘000 Agriculture % of total Mining % of total Manufacturing % of total Construction % of total Services % of total

2008

2009

2010(p)

2011(e)

11,968

12,083

12,361

12,646

62.7 79.0 45.7 3.3

63.3 79.5 46.2 3.7

64.3 79.8 48.0 3.4

64.8 80.0 49.0 3.3

11,577 12.0 0.4 28.8 6.6 52.2

11,632 12.0 0.4 27.6 6.6 53.5

11,937 11.6 0.4 28.3 6.5 53.3

12,227 11.4 0.4 28.9 6.3 53.1

Notes: (p) Preliminary (e) Estimate Total number of people economically active as a percentage of total number in the working age population of 15 to 64 years (2) Total number of people economically active as a percentage of total number of males or females in the working age population Sources: Economic Planning Unit, Ministry of Finance & Department of Statistics (1)

11.4 Female-Related Information Female population Female labour force Total female employed Female unemployed rate Female labour force participation Female primary schools enrolment Female secondary schools enrolment Female university enrolment Female members in Parliament(1)

Unit

2006

2007

2008

2009

2010

% % % % % % % % %

49.7 35.6 35.6 3.4 45.8 48.6 51.0 61.4 14.2

49.7 36.0 36.1 3.4 46.4 48.6 50.9 61.7 13.4

49.7 35.7 35.7 3.7 45.7 48.6 49.8 61.7 13.5

49.7 36.2 36.2 3.8 46.4 48.5 49.9 54.6 14.0

49.7 36.1 36.1 3.6 48.0 48.5 49.9 55.2 14.4

Notes: (1) Including the Senate Sources: Economic Planning Unit, Ministry of Education, Ministry of Higher Education and Parliament of Malaysia

56 | SPECIAL FOCUS | MARRIAGE

Women, Property & What Lies Beneath Marriage. The one word that can alter lives and the way people live. Marriage is a decision which can affect many other decisions, especially those that directly involve family and children â&#x20AC;&#x201C; for example, buying a piece of property.

iProperty.com malaysia | 57 Women, especially, bear the burden of considering so many factors because in Asian culture, women get married into a different family and have to adhere to the needs of their new family. We wonder if a woman’s marital status impacts the type and location of a property she buys, and whether marriage changes the financial decisions being made. Does marriage really take the driver’s seat in women making property decisions? Who did we approach? Meet Sheema Nazri Sinha, Su Ann Lim, and Jasvin Pander, three young Malaysian women of different marital statuses who decided to help clear our doubts. Sheema, 30, a CSC Manager with Shell Gas Malaysia, completed her tertiary education in Multimedia University Malacca, where she hails from. Currently residing in the nation’s capital, Sheema is a careerdriven high-flying single lady. Su Ann, 26, completed her Masters in TESOL in the UK with flying colours. Now an English Language and Communications lecturer in a premier private university in Kuala Lumpur, Su Ann is engaged and will be walking down the aisle this June. Full-time mother and housewife Jasvin Pander hails from Kuala Lumpur, and completed her ICSA certification for accountancy. The 35-year-old has her hands full with family and her 3-year-old daughter occupies all of her time. All three women have already bought their first piece of property, dispelling common presumption that young adults cannot afford to capitalise on the property market. “I bought my first piece of property in Malacca in 2010. I wanted to provide my parents with comfort

“Married people like me have to take into account the expansion of our families; hence we prefer property near schools”

in the place they are most comfortable in, plus I managed to get the home at quite a bargain from the developers,” Sheema shared, also letting us in on her plans to buy a second property in Kuala Lumpur, where she is based. Unlike Sheema, Su Ann and Jasvin, who consider Kuala Lumpur their hometown, bought their first properties in the city itself, with Su Ann investing in a walk-up apartment in Setiawangsa, and Jasvin capitalising on property in Ampang. So, does marital status matter? Su Ann tells us that being engaged definitely influenced her decision to buy property. “If I were single and am able to afford a property, I would look for one for the purpose of investing, preferably nearby a university or college. However, if I were to purchase a property to live out on my own, I would look for a studio apartment or a twobedroom apartment.

58 | SPECIAL FOCUS | MARRIAGE

“Being engaged, both my fianc and I took a lot more things into account besides higher returns. We considered the surroundings, neighbourhood and security. We made sure the property that we were about to pursue was not anywhere near a university or college as it would not be conducive to raise a family due to noise and cleanliness of the vicinity,” she revealed.

When asked the criteria they look for when hunting for property, Jasvin, Su Ann and Sheema all agreed on one factor: location. Jasvin stressed that a location with nice surroundings and opportunity for appreciation are important to her, also adding that good rental yield “would also be taken into consideration, in case I want to rent the place out.”

Jasvin, however, takes a different approach. “I bought my first property when I was married, so I definitely had to consider family and convenience. If I were to buy for investment, maybe I would not be too fussy about location. I guess single people can afford to stay anywhere - even a small home would suffice. Married people like me have to take in to account the expansion of our families; hence we prefer property near schools,” she told us.

Sheema and Su Ann look for convenience and conduciveness in their property locations, preferably those with public transport amenities within the vicinity. Su Ann, however, added that developers and their reputations are also criteria she looks into when buying a home, stating that she would “check for the developer’s reliability and look up at past projects” just to be sure she’s making the right choice. Jasvin figures that stratified residential property brings in higher rental yield, thanks to demand from couples and single working adults. “Ampang would be my place of choice for buying property, simply because I know the place well, and I live there,” she added. Su Ann, however, prefers landed property, particularly in Taman Melawati. “It’s pretty near the city centre, yet, the area is surrounded by greenery. There’s this awesome view of the quartz hill and the

“Women often spend their money on frivolous things”

iProperty.com malaysia | 59 area is always kept clean,” she quipped, with Sheema chiming in that her location of choice would also be the Wangsa Maju vicinity. What is the right choice to make? Sheema wants women to make the choices that all three women did: buying a property. “Women often spend their money on frivolous things,” Sheema stated, “so buying a property places the responsibility and burden of commitment on a woman, forcing her to budget herself. As a single property buyer, I had to be independent and watch my spending, and soon I noticed that I invested less money on material stuff such as shoes and handbags, and more money went into savings.” Su Ann agreed and said, “In the past, I think most women relied on men to provide a roof above their heads. But

now, many women are highly educated and have the same earning power as men therefore they have the same purchasing power as men do in properties. It is common to see young couples these days share the burden of purchasing a property when marriage comes to their mind. “I do, however, feel the current basic salary does not match the pace of rising cost of living in urban areas, which creates a problem in investing,” she said. However, all three ladies agreed that young women out there should invest in property as early as they possibly can, before they commit to marriage, family and children. As Jasvin aptly puts it, the earlier you invest, the more money you see, and we at iProperty could not agree more.

“I do, however, feel the current basic salary does not match the pace of rising cost of living in urban areas, which creates a problem in investing”

60 | AREA FOCUS | JOHOR

Legoland

Not Just Child’s Play As children, we remember growing up with Lego blocks that would construct a magical kingdom, pirate’s ship or even a record-breaking car. It was the stuff that dreams were made of. Little wonder then when we heard that LEGOLAND¨ is coming to Iskandar Malaysia at the end of this year, we hurried over to see what will be Malaysia’s largest theme park and chatted with En Zainal Ashikin, CEO of IDR Resorts, the Project Development Vehicle (PDV) of LEGOLAND¨ Malaysia.

iProperty: Good morning En Zainal, how was it decided that LEGOLAND¨ would be debuting in Malaysia, especially in Iskandar? En Zainal Ashikin(LEGOLAND¨ Malaysia): The key factor was the value proposition of the LEGOLAND¨ brand and Merlin Entertainments Group. Having the second largest leisure and attractions operator in the world managing LEGOLAND¨ in Malaysia brings a wealth of experience and expertise into Iskandar Malaysia.

01 During LEGOLAND¨ Malaysia’s test ride 02 The circular jet-ski, among LEGOLAND¨’s signature rides 03 LEGOLAND¨ Malaysia’s Park Map 04 LEGOLAND¨ Malaysia welcomes visitors

iP: How was the news received by the general public? What about the job market here? LLM: When the news of LEGOLAND¨ Malaysia’s arrival in Iskandar broke, the public was simply excited. This has been demonstrated by the fact that nine months before our official opening, almost 5,000 annual passes have been sold through the AirAsia RedTix website. Everyone is just eager to get a glimpse of Malaysia’s first real Theme Park and Asia’s first LEGOLAND¨. To make LEGOLAND¨ a success we need to hire about 900 to 1,000 employees, and this is before the park opens, ranging from theme park ride supervisors and park rangers, to performers and service staff in the park’s retail and food and beverage outlets as well as managers. There is even an opening to be a mascot in the theme park! The majority of positions we are currently looking to fill will be filled by Malaysians.

01 01

iP: What makes LEGOLAND¨ Malaysia different from the other theme parks here? LLM: LEGOLAND¨ Malaysia has no direct competitors because it is the first-of-its-kind in Asia. We are the only

iProperty.com malaysia | 61

03 02

04 theme park that reaches out to families with children between 2-12 years old and where everything in the park is built first and foremost with the child in mind. There are activities, shows and attractions for children as young as 2 years old. LEGOLAND¨ is the only theme park which focuses on learning through play and offers a meaningful, educational and interactive fun-filled experience for the whole family. iP: So far, how much of LEGOLAND¨ is constructed? Is it on time or earlier than expected for the launch? LLM: LEGOLAND¨ Malaysia is on track for our opening and the exact date will be announced in April or May. We have made enormous progress in the past 6 months. In December, we held a media conference on the LEGOLAND¨ build site to unveil the complete installation of steelworks for our iconic roller coaster ride called the LEGO¨ TECHNICª Test Track. We also used this event to announce the sale of our annual passes. iP: What is the projected revenue that LEGOLAND¨ aims to collect upon opening at the end of this year? LLM: While we can’t give any projections at this stage, we are confident that we will cover operational costs from the start and predict one million park visitors in year one. iP: What added value will it give to the surrounding developments? LLM: LEGOLAND¨ Malaysia is a catalytic development. Being an international brand name, we believe this will naturally draw attention and visitors to the park. With that, the surrounding developments either support the influx of visitors or may also leverage on the attraction that LEGOLAND¨ draws.

The economic multiplier effect of such a catalytic development is tremendous for land and property values in the region, encouraging new small to medium enterprises, as well as creating jobs. iP: Who will you expect to turn up when the doors are open? A good mix of locals and foreign visitors or mainly a local crowd? LLM: We expect 30% of visitors to come from our resident market of Johor, Negeri Sembilan, and Malacca and 20% from Kuala Lumpur, Klang Valley & North Malaysia. The other 50% we hope will come from Singapore and International visitors from other countries in South East Asia as well as some from further afield. You’ll be interested to hear that Singaporeans have already snapped up over 20% of our total annual pass sales since Christmas. iP: What are the main draws in LEGOLAND¨? LLM: As I have mentioned earlier, LEGOLAND¨ is the only theme park that reaches out to families with children between 2-12 years old and is built first and foremost with the child in mind. Hence, some of the interesting and funfilled activities include kids having a first-hand experience as drivers and earning their driver’s license in LEGO¨ City; families teaming together in an interactive activity putting out fires in LEGO¨ fire trucks; and kids roleplaying to be heroes conquering and ridding dragons in the LEGO¨ Kingdoms themed area.

62 | AREA FOCUS | PENANG

Bubbling

Over Affordable Housing When the words “Penang Island” come to mind, almost everyone will think of its heavenly char koay teow or its nasi kandar. While the island is famous for its scrumptious food, it is also synonymous for its sky high property prices especially in terms of landed residential homes. We join Mr Michael Geh of Raine & Horne International Zaki + Partners Sdn Bhd Senior Partner to discuss the affordable residential properties in Penang

All around the world, there seems to be a sense of exclusivity and elitism to owning a piece of property on an island, and Penang Island is no different from any other island, where it commands higher property prices compared to those on the mainland. That, coupled with the local saying that “Penang properties will never drop” is one of the reasons that property buyers have been falling over themselves to grab the latest landed property offerings in recent years. A Bubble Ahead? It is this surge of demand that has caused property prices to increase and basic economics tells us that when prices sky-rocket, in time, a bubble pop will follow. In the case of Penang, rumours have been going around that a property price bubble pop is

looming akin to a sword of Damocles, threatening to crash property prices on the island at any moment. However, according to Raine & Horne International Zaki + Partners Sdn Bhd’s Senior Partner, Mr Michael Geh, it is the speculative buyers of uncompleted higher class condominiums who face the biggest risk of the bubble pop. “I think the only ballooning of property prices comes from speculative purchases of condominiums in the underconstruction category within the price range of RM700,000 to RM1,300,000,” he tells iProperty.com “Overall, pop or no pop, the residential property market in Penang is likely to hold firm especially in strategic locations on the island, such as in Pulau Tikus, Minden, and Tanjung Bungah,” he said. For first time home buyers, his advice is to hunt around for landed residential properties on the secondary market as the new launching prices for such properties have peaked of late. He feels that the high prices of new property developments in the state would not yet be a factor “forcing” first time home buyers to the mainland where properties a much more affordable. “I think for first time home buyers, it makes more sense to buy off the secondary market and do some

iProperty.com malaysia | 63

“I think the only ballooning of property prices comes from speculative purchases of condominiums in the under-construction category within the price range of RM700,000 to RM1,300,000”

renovations on the property,” he said, referring to “relief zones” such as Teluk Kumbar and Sungai Ara. The Second Bridge Effect However, for those with more cash to spare, one can look to the newer developments which are taking place in the southeast district of Penang especially in the areas of Balik Pulau and Batu Maung.

That said, these affordable prices may not last for long as Geh said Batu Maung has seen marked increases of property buyers there. He said that property prices in Batu Maung had soared lately and is expected to continue escalating as much as 15% per year due to the construction of the island’s second bridge linking it to the mainland. With the increased connectivity between the island and mainland, it is expected that a host of facilities and amenities will sprout up at both ends of the connection which would also prop up property prices. “As such, property prices on the Batu Kawan side have begun to pick up,” Geh said, adding that the property buyers comprised more of home buyers in Batu Maung and more of investors in Batu Kawan.

While once upon a time these areas were frowned upon for property development, ownership of landed residential properties in areas such as these have become increasingly popular, thanks to its price point which is still affordable for the majority of wage earners.

Investors, however, may face difficulties in securing loans in the coming months due to Bank Negara’s (Malaysia’s Central Bank) move to impose stricter guidelines in tackling household debt and to curb excessive borrowing as well as speculative activities.

“The popularity of Balik Pulau was reflected when PLB Land, who recently launched a residential landed property project there saw most of its units snapped up over a week long property exhibition was held in Queensbay Mall,” Geh said.

Nonetheless, Geh said that there could be an increased boost for the Penang property market around the corner as many companies had begun to enquire about plant relocations and subcontracting jobs due the floods that hit Thailand recently.

64 | JOEY YAP

How Much Does Your Property Value? These days, a property is no longer a unit we maximise for our personal residence; it has become an investment with high returns and long-term profits as well. This kind of investment relates not only to the concept of buy-and-sell but also rental yield.

Regardless of whether a purchased property is utilised as personal living quarters, we all seek immediate effects to boost our property’s value. While the property market has been at its highest high and lowest low, there are still smart ways we can invest in to propel the value of our property, whether you are selling it now, or in the future. Elemental Alchemy There are four elements that usher in plus points, which are Natural Water, Annual Flying Stars, Bright Hall and the Main Door. As mentioned in ancient classic books, “Water is the blood of the Dragon”, Water is yang, demarcating and collecting qi in a certain area. Accordingly, an area with good water placement and formations can foster auspicious convergence and collection of qi. The water of lakes and ponds are regarded as peaceful and sentimental, for this reason, a property with a lake facing Southwest or North is reckoned to be the best, as the property with this feature is said to be potentially uprising on the market rapidly, with its effects lasting up to two years. While lakes and ponds usually originate from natural sources, manmade lakes are considered to be beneficial as well. However, drains are downright bad and a tropical climate like Malaysia’s commonly has rain and drainage systems. Therefore, a property facing the constant flow of drains is considered to exude Killing

iProperty.com malaysia | 65

qi as it carries the unfavourable Cutting Feet Water. Occupants of properties with such formations should beware of the afflicting effects on their health and wealth as it is considered to be one of the most dangerous negative water formations that block out all positive qi from entering the property. The Annual Flying Stars vary from time to time, as different year positions different stars in place. Understanding the location and functions of these stars not only guides us in how best to utilise the different sectors of our property, it also assists us in identifying the potential and setbacks within those sectors. Major aspects in life that we wish to tackle are governed by different sectors of our property, depending on the direction of these Flying Stars. For example, for the year of 2012, the Wealth Sectors of a property are the Northeast and West, whereby the East will be the Academic sector. However, keep in mind that the negative sectors of the Southeast and North will also be afflicted. Since the effect can last for a year, you may buy this kind of property and sell it within a year for maximum returns. Having a Bright Hall Another factor that helps multiply the added value of your property is the Bright Hall, a feng shui term that essentially refers to the space directly in front of the property. An internal Bright Hall is essential in allowing qi to gather around within the property. This is where qi is being collected and circulated around. However, having multiple lights in front of your house doesn’t make your hall ‘bright’. The term ‘Bright Hall’ refers to a spacious area in front of the Main Door that helps garner in favourable qi. Therefore, keep it clear, spacious and broad because an effective Bright Hall not only gathers good qi, it helps to skyrocket the value of the property as well. In addition, properties facing a field or a playground also have the same effects.

The significance of the Main Door cannot be emphasised enough. Essentially the Qi’s Mouth of the House, the Main Door is the primary entrance for qi from the environment. It is extremely important that the Main Door is not adversely affected by forms in any way that will affect the ability of the property to secure qi from the environment. Therefore, a nurturing environment must be accompanied by a substantial Main Door. You certainly do not want any external (or internal) forms affecting the Main Door that might repel, expel or block qi. The Main Door of a building should not be too small, relative to the size of the entire house. It should not be hidden away and must be seen from the front. It should also not be obstructed by walls, pillars and such, with the minimum distance being 10 feet away.

“Understanding the location and

functions of these stars not only guides us in how best to utilise the different sectors of our property, it also assists us in identifying the potential and setbacks within those sectors

“

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

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66 | iPROP INSIGHT | FIRST TIME HOME BUYERS

Taking The First Step: The Pros of PR1MA and My First Home scheme As life progresses, goals are achieved along the way, with property purchase being one of the goals. The scare factor for many low and middle-income wage earners has always been about budgetary concerns and with the implementation of PR1MA & My First Home (MFH) schemes last year, the life goal of property ownership has been seen as more attainable. We study the benefits from the angle of conceptualisation and utility of these schemes.

Where PR1MA and My First Home (MFH) schemes are concerned, they are specially consummated for the benefit of the low and mid-income young professionals based around the Klang Valley and regions nearby. Hence, the natural question most first time home buyers ask is which is the better scheme for me? The case for PR1MA or MFH Obviously, the financial reasons are too good to deny. The My First Home scheme offers up to 110% loan agreement for successful applicants, which means it will cover the cost of the house, legal fees and then some. Housing loans usually only cover 80 to 90 per cent of a homeâ&#x20AC;&#x2122;s actual price, with the buyers having to come up with 10% initial investment prior to applying for a loan, so a 110% loan definitely reduces the burden of saving up for an initial.

iProperty.com malaysia | 67 PR1MA and MFH also do not require applicants to have sky-high paycheques at the end of the month. In fact, those earning a minimum of RM2,000 net salary per month can apply for these schemes to own a home, as the payback amount will be calculated accurately according to the amount that the applicant is earning at the end of the day. Hence, salary is no longer a barrier to working adults owning their own piece of property. Of course, with these two points comes the age factor of owning a home. People have always associated home-buying as something only established and â&#x20AC;&#x153;seniorâ&#x20AC;? people can afford to do, after years of slogging away and saving hard to provide their families with a roof over their heads. With PR1MA and MFH that is no longer the case, as one can be an early-20s professional and still afford to buy a home. That gives room for loan repayment of maximum years, thus minimising the monthly paid amount. Capitalising on Prime Location The PR1MA homes, built in designated land banks provided to established developers by the Government, are mostly centred in high-growth areas of the Klang Valley and nearby suburbs. Coupled with the collaboration of esteemed high-end developers, PR1MA homes are located in areas like Ara Damansara, Putra Heights, Klang, Rawang and Sungai Buloh, places that have established themselves as highgrowth, commercially-viable locations.

It has to be mentioned that the homes offered under PR1MA are extremely affordable, although the propertyâ&#x20AC;&#x2122;s market value continues to rise. Given the strategic locations and the fact that half of the PR1MA homes are landed property, the market value of the homes could be estimated at RM800,000 to RM1 mil. However, as they fall under the PR1MA scheme, the homes only cost successful purchasers between RM200,000 to RM300,000. The MFH scheme differs a little from PR1MA location-wise, where MFH scheme applicants can purchase a home anywhere they want to, and whichever type of home they desire, so long as the homes are priced below RM400,000. Therefore MFH applicants have the liberty of choosing the location and type of property that is most suited for them and is located within the vicinity of amenities and facilities which they prefer. Financial Freedom? Check! The benefits of owning a home are many, but the key reason most people choose to own a home is the sense of freedom and

68 | iPROP INSIGHT | FIRST TIME HOME BUYERS

“PR1MA and MFH schemes were specially introduced by the government to provide financial respite for first time home buyers, in providing affordable housing”

independence. Financial independence is attained through savings and investment, and buying property is one of the best forms of investment one can make. There is a good chance of making positive capital gain with the rental and buy-and-sell conditions listed down for the PR1MA and MFH schemes, providing buyers with extra monthly income and a way to further invest in the property market.

This is because most first-time home buyers are usually young working adults in their early or mid-20s, which is the exact demographic that both schemes cater to. Another benefit of the PR1MA and MFH schemes is the fact that both allow for joint loans, which mean that husband and wife can share the monthly repayment of a housing loan, directly influencing a couple or family’s lifestyle positively, and certainly putting less pressure on middle-income pockets.

Getting married and starting a family? The affordability of a home under both PR1MA and MFH schemes will aid young married couples and even couples starting their own families with a roost of their own.

PR1MA and MFH schemes were specially introduced by the government to provide financial respite for first time home buyers, in providing affordable housing. Contrary to popular belief, applying for MFH and PR1MA schemes does not make one a “cheapskate” or a “freeloader.” In fact those applying for these schemes are exercising their rights and privilege as Malaysian consumers and taxpayers. It is evident that the pros of the two schemes far outweigh the cons, and smart buyers will definitely think of utilizing these schemes to get started on the property scene. Financial freedom, capital growth and a home to call your own are only an application away.

70 | HBA

Amendment to Housing Development (Control & Licensing) Act, 1966 – Part I The Housing Development Act (amendment) Bill was debated in Parliament on 1 December 2011 and HBA was invited to brief the Members of Parliament (MPs) prior to its debate. The National House Buyers Association (HBA) lauds the positive engagement from YB Dato’ Seri Chor Chee Heung, Minister of Housing & Local Government in addressing the cumulative problems faced within the housing industry with the intention of providing further protection to house buyers against errant developers. Within the parameters of this Act, there were a number of points brought up for discussion, we look at the first two points dealing with criminalising abandonment and the increased participation of the Build-Then-Sell (10:90) system. Criminalised Abandonment HBA congratulates the Minister for the timely initiative on the exigencies of the matter to propose amendments to the Act, making it a crime for housing developers to abandon their housing projects. This is with the proviso that they are charged for the criminal offence and brought to court in the first place. However, an important aspect is with regards as to who should be brought to Court of Law and punished? Is it the shareholders, directors or the employed managers of any abandoned project?

Is there a mechanism to prosecute wrongdoers who abandon housing projects? How would this new amendment benefit the victims while they (the victims) continue to service their housing loans with some of ending up bankrupt in default thereof? Punitive measures do not benefit affected house buyers, indeed as you are aware, those fines go to the Government’s coffers and consolidated funds. What if an abandoned project is caused by a genuine business failure when the developer did not sell enough to satisfy his cash flow had to ‘cut losses and run’? There must be clear and precise definition to invoke this element of criminality. The Minister should ensure this August House that he has house buyers in mind and to safeguard their interest, keeping to the PREAMBLE of previous amendments of ‘Protection for House Buyers’, otherwise this is another rhetoric and cosmetic change. There is no clear definition of the word “abandonment” in the Act. Without such definition, it would be a case of the Minister exercising his discretionary powers in declaring such instances causing it to be shrouded with ambiguity. Exercising discretionary powers may also be adversely influenced by his urge to achieve his Ministry’s KPI, as the old saying goes, Power corrupts, Absolute power corrupts absolutely. Our Housing Development (Control & Licensing) Act, 1966 has been tweaked and tuned many times over the years

iProperty.com malaysia | 71 but has yet been able to resolve many problems. If anything, the problems seem to have increased, particularly with regards to project abandonment. So serious was the problem that a Special Task Force headed by none other than the Chief Secretary to the Government, YBhg Tan Sri Sidek Hassan, was established. Due to his dynamic leadership and management of the Special Task Force (STF), scores of stalled projects had been or are being revived. However, their efforts has, to an extent, been negated when fresh projects get into trouble and may eventually get abandoned. Those previously categorized as ‘Sick’ and ‘Delayed’ housing projects have since matured into abandoned ones and continue to haunt the housing industry. We have repeatedly stated that Laws are only as effective as the degree of enforcement. This had been the bane of the whole situation. Wayward developers know well that the chances of them getting away are vey good, hence, enforcement is the key to protection. Our fundamental belief is that even the best legislation to counter a situation would remain ornamental unless there is strict enforcement against offenders to instill a respect and fear of the law. BTS 10:90 – the Way Forward On another note, we feel encouraged by the recent ministerial announcement that the Build-then-sell (BTS 10:90) system will be introduced and made mandatory (100% participation) by 2015. HBA would like to propose that a road map be drawn so that the shift to BTS 10:90 is fully completed by 2015. We propose that there should be a gradual ‘phase-in’ of the concept by promoting BTS 10:90 participation beginning with 10% participation by developers, gradually increasing the percentage until it reaches 100% by 2015. This way, developers will not suddenly suffer a total paradigm shift come 2015. To make this concept effective, a Special Committee should be initiated immediately, under the auspices of the Ministry of Housing & Local Government with the related players and stakeholders to plan and chart the ‘ROAD MAP – Making BTS 10:90 work and the Way Forward towards an orderly housing

“Our Housing Development (Control & Licensing) Act, 1966 has been tweaked and tuned many times over the years but has yet been able to resolve many problems. If anything, the problems seem to have increased, particularly with regards to project abandonment”

industry. If the Minister fails to do so, perhaps a Public Accounts Committee could be formed to pave the way. The BTS concept rightly insulates buyers from the business risks of developers and their financiers, which should be solely borne by them. Presently, house buyers carry a huge proportion of the risks as they start paying even though the houses are nowhere near completion. They continue paying progressive payments until such time when the houses are completed. However, for whatever reason should the construction of the houses be disrupted or abandoned, they are the ones who bear the brunt.

72 | HBA

Unless the Government puts in a timeline for the industry to adopt the system in order to get rid of the problems once and for all, the following will prevail: 1.

The house buying Rakyat will continue to face the ‘Russian Roulette’ every time someone buys a new house. (Presently 9% of housing projects are categorised as “problematic”!)

Poor or unacceptable quality houses will continue to rule the day.

Taxpayers’ money will continue to be used in reviving such projects against a backdrop of fraud, deceit and in some cases, genuine business failures.

The government will continue to face the wrath of distressed and frustrated buyers who are unfortunate to be trapped in abandoned projects.

The industry will continue to attract questionable developers due to its low entry barrier.

Our image abroad will continue to be adversely looked at from the eyes of property investors and potential participants of the Malaysia My Second Home (MM2H) programme.

Banks (both bridging and end-financiers) will continue to grapple with the problems of loan defaults when house buyers are unable to pay back because they never got their houses!

Large amount of funds will continue to be made dormant when tied up in abandoned projects.

Our beautiful skyline will continue to be peppered with ugly abandoned project sites with the attending health and social problems.

10. Joint venture land owners will continue to face the possibilities of not getting the promised returns from their land. Clearly, it is time the Authorities bit the bullet and set a timeline for phasing out the outdated and hazardous STB to phase in the BTS (10-90) system.

House buyers should not carry the financial risks because they are not business proprietors like the developers and financial institutions. The BTS 10:90 concept will also put an end to a host of other lesser, but nevertheless serious, problems faced by house buyers. These include shoddy workmanship, CF problems, individual land and strata title problems and the reluctance of developers to pay late delivery penalties (LAD). It will also compel developers to build quality homes commensurate with their prices and not resort to unethical or dishonest cost-cutting measures using sub-standard material and employment of cheap unskilled labour force. Presently, errant developers are fully aware and promptly exploit the fact that house buyers do not have a way out without incurring heavy losses. They are being bullied by irresponsible developers. In the next issue, we will look at other points raised in the amendment to this Act including the definitions of the Act and the parameters set within it.

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

74 | PROF JOE CHOO

Singapore The Lion CITYPart I Mention the island nation of Singapore and a whole gamut of thoughts spring to mind. We join Prof Joe Choo as she investigates the feng shui elements behind the success and affluence of our neighbor in the South.

Located at the southern tip of the peninsula, the smallest nation in Southeast Asia (it’s area is 710 km2 compared to Brunei’s 5,765 km2 ) is connected to Peninsula Malaysia via the Johor-Singapore Causeway in the north (opened to traffic on 1 January 1978) and the Second Link in Tuas in the west (opened to traffic on 1 February 2008). A third connection to the island nation is planned via a connection through Punggol in the east of Singapore. These links may contribute the vibrancy of our southern neighbor due to the ebb and flow of traffic between Malaysia and Singapore. First Settlement Singapore’s original prosperity can be explained by its status as a free port and its position on the trade route to China. Before the Europeans settled in Singapore, it was a fishing village at the mouth of the Singapore River. In 1819, the British East India Company, led by Sir Stamford Raffles, established a trading port on the island which was used as a port along the spice route. In the 1840s, to fuel its growth, Chinese immigrant labour from the southern provinces of such as Fujian and Guangdong were brought in as dock-hands, rickshaw pullers, cooks, porters and other working class with some merchants and artisans thrown in the mix. In the1880s, Muslim Indians started arriving in large numbers as lightermen, conveyers of cargo on the river and others. As explained in my previous articles on earth energy that flows from highlands to lowlands, the energy is stopped when it meets a medium of different rigidity such as rivers, eventually forming a pool of homogenous energy. When earth energy reaches the river it will either pool and collect or be dissipated, depending on the curvature of the river. If the river embraces the land, we call this the ‘concave’ part of the river, the energy will be pooled and collected. On the opposite side, which is ‘convex’, the energy dissipated. When we study the mouth of Singapore River and vicinity of it, there are a few concave pockets. When Chinese immigrants landed, they congregated at one of the concave pockets, the South Boat Quay, where the government administration district is today. See Hoy Chan, a much sought-

iProperty.com malaysia | 75

after property developer in Malaysia, and the Shaw Orgnisation, a film distribution company and movie theatre chain, were among the business pioneers then. Today, Clarke Quay is an incomparable and throbbing nightlife hub, yet the South Boat Quay vicinity maintains its old fa ade with most of the property retained by old hands who still run the family business or are overseas. From a feng shui perspective, this big pool of homogenous earth energy is larger than Clarke Quay and given time, it has the potential to become another vibrant and prosperous business district. The Mouth of Singapore River When Sir Stamford Raffles drew up his plan for Singapore’s Central Business District (CBD), which has come a long way since the 19th century, the city’s most important commercial and banking hub was mainly swampland. The modern CBD stretches south from Fort Fullerton, which guards the river mouth towards Telok Ayer Street, while directly opposite the CBD is the government administration district called the ‘Raffles district’. The Raffles district runs from the Fort Canning

Hill to the Rochor River and the reclaimed land – Marina Bay. Firstly, let’s study the energy flow pattern from Peninsula Malaysia to Singapore. As mentioned earlier, earth energy flows from highlands to lowlands, therefore the earth energy comes from Bukit Panjang and Bukit Timah. However, the ratio of the highlands to lowlands were not in proportion. Before the Johor-Singapore Causeway was built, Singapore was a fishing village and a trading port. After the causeway was opened in 1978, Singapore’s economy, particularly in the manufacturing sector, started to grow tremendously, with the Tuas Second Link accelerating the growth. Hence, the causeway is not only a bridge that links Peninsula Malaysia and Singapore, it also an energy carriage that keeps supplying earth energy from the mountain ranges of Peninsula Malaysia to Singapore. In the next article, we shall further study what are the other contributing elements to Singapore – The Lion City.

Prof Joe Choo was elected the President of the Malaysian Institute of Geomancy Sciences (“MINGS”) in 2008, a post which she currently holds. She was recently awarded a professorship by the Shanghai Jiao Tong University in China. She acts as consultant to various development projects and is frequently invited as speaker at many government and private property functions. Joe also conducts classes for the Persatuan Architect Malaysia (“PAM”) and the Malaysian Institute of Estate Agents (“MIEA”).

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78 | HOME SERVICES | CLASSIFIED

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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

Roofing Monier Sdn Bhd Tel: 603-2176 0600

82 | TOWNSHIP DIRECTORY

Alisma Dynasty View Sdn Bhd Seri Austin, Johor Double storey Terrace/Link House

which are gated and guarded residential projects. Launched in April 2010, prices of Alisma houses start from RM306,800 and it is anticipated to be completed in February 2012. The project consists of 180 units, comprising Section 1 (44 units), Section 2 (60 units) and Section 3 (76 units). The 20’ x 70’ double storey terrace houses, Alisma 1 & Alisma 2, come with comfortable built-up of 1,782 sq ft and 1,889 sq ft respectively. Also recently launched are 32 units of Azolla 1 22’ X 75’ double storey terrace houses with built up of 2,028 sq ft price from RM338,800. Early birds get special package with huge savings.

Developed by UMLand Berhad’s wholly-owned subsidiary Dynasty View Sdn Bhd, Taman Seri Austin in Johor occupies 500-acres of prime freehold land that is situated within Iskandar Malaysia and the popular Tebrau Area. Taman Seri Austin boasts excellent accessibility via the North-South Expressway, Dato’Onn Interchange, Pasir Gudang Highway and Tebrau-Kota Tinggi Highway. Currently, it only takes a 30-minute drive to get to the Johor Bahru city centre but this travel time would be cut short by half when the RM977 million Eastern Dispersal Link Expressway (EDL) is completed.

Both Alisma and Azolla are properties located at Phase 3 development equipped with Telekom Malaysia (TM)’s latest High Speed Broadband (HSBB) UniFi service Package VIP 5 which includes internet, video (IPTV), and voice with speed of 5Mbps via fiber technology. As a value promotion, all home buyers at Phase 3 will enjoy 2 years free service of HSBB. Taman Seri Austin is the first residential township in Southern Johor to collaborate with TM in offering HSBB.

Further Information: Seri Austin Sales Gallery Jalan Seri Austin 1, Taman Seri Austin Johor Bahru, 81100 Johor. Tel: (607) 354 1111 Fax: (607) 351 3202 Email: dvsb@umland.com.my Web: www.umland.com.my www.facebook.com/seriaustin

Currently, Dynasty View has three ongoing projects in Taman Seri Austin namely Amanda, Alisma and Azolla

Bandar Seri Putra Bangi Heights Development Sdn Bhd Bangi, Selangor A mixed development of residential and commercial properties

We present you another chance to own prime homes at Legundi Residensi Series II in Bandar Seri Putra. It continues the concept of contemporary design with water feature of the first series but with a much bigger built-up area. The township is directly accessible from Kuala LumpurSeremban Highway via the Putra-Mahkota Interchange and is surrounded by developments such as Bukit Mahkota, Impian Putra, Bandar Baru Bangi, Desaria Nilai, Bukit Unggul and Bandar Baru Nilai. Bandar Seri Putra is a self-contained township catering to the living, recreation and business needs of the modern and knowledgeable community. The 898-acre freehold development enjoys excellent accessibility, with a wide range of amenities and facilities within

the vicinity. It is approximately 20 minutes by road southeast of Kuala Lumpur, 15 minutes north to Seremban town, 15 minutes from Kuala Lumpur International Airport (KLIA) and 2 minutes to the Bangi (Lama) township. Being close to the Federal Territory of Putrajaya and the MSC, and adjacent to the education hub – comprising Bandar Baru Bangi and Bandar Baru Nilai which encompasses tertiary educational institutions such as UPM, UKM, UNITEN, Inti UniCollege and KUIS – Bandar Seri Putra is a much sought after address among civil servants, professionals and the intellectual community in the Southern Klang Valley. Its range of residential and commercial properties are infused with modern lifestyle features such as underground external electrical

and telecommunication services facilities. Extensively landscaped to provide a green environment, Bandar Seri Putra emphasizes on wholesome, healthy living. Interested buyers may select from a wide range of properties including bungalow lots, bungalows, semi-Ds, doublestorey terrace homes, townhouses, low-rise and high-rise apartments, as well as commercial shop offices. For further details, kindly call (603) 8927 1611 or send an email to salesbh@umland.com.my

2nd Series

Further Information: 34, Jln Seri Putra 1/2, Bandar Seri Putra, Bangi 43000 Selangor Tel: (603) 8927 1611 / (603) 8925 4972 Email: salesbh@umland.com.my Web: www.umland.com.my

84 | iLuxury

Nadayu28 Bandar Sunway Residences

Acappella Residences

Location: Bandar Sunway, Petaling Jaya, Selangor Property Type: Condominium Land Title: Residential Tenure: Leasehold Built Up: 990 - 1,850 sq ft Listing Price: From RM702,000 - RM1,360,000 Developer: Jurus Positif Sdn Bhd (633933-V) Phone: (603) 2141 5775 Fax: (603) 2141 5776 Website: www.nadayu28.com

Location: Seksyen 13, Shah Alam, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Leasehold Built Up: 938 - 1,616 sq ft Listing Price: From RM331,500 - RM1,920,300 Completion Date: Dec 2013 (Expected) Developer: Equipark Sdn Bhd (390025-U) Phone: (6012) 702 9788 Fax: (603) 5511 8188 Website: www.acappella.com.my

Laman Ceylon

St. John Woods Residence

Location: Jalan Ceylon, Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Built Up: 624 - 1,604 sq ft Listing Price: From RM701,800 - RM1,890,000 Completion Date: End 2014 (Expected) Developer: Eminent Ace Sdn Bhd (341126-T) Phone: (603) 7806 3138 Fax: (603) 7806 3238

Location: Persiaran Raja Chulan (Bukit Ceylon), Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Leasehold Built Up: 3,660 sq ft - 8,848 sq ft Listing Price: From RM2,829,000 Completion Date: June 2014 (Expected) Developer: Affinity Heights Sdn Bhd (315930-A) Phone: (603) 2072 3838 Fax: (603) 2078 6868 Website: www.stjohnwoods.com

86 | iLuxury

Icon Residence

Ampersand @ Kia Peng

Location: Mont Kiara, Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 2.57 Acre Built Up: 887 - 4,716 sq ft Listing Price: From RM1,200,000 Completion Date: 3 Years from SPA Date (Expected) Developer: Maxim Heights Sdn Bhd (747466-P) (A subsidiary of Mah Sing Group Berhad) Phone: (603) 6205 9888 Fax: (603) 6205 9999 Website: www.icon-residence.com.my

Location: 25, Jalan Kia Peng, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Leasehold Land Area: 2 Acres Built Up: 2,613 sq ft - 5,831 sq ft Listing Price:From RM3,136,800 - RM7,237,800 Developer: Aqua Aspect Sdn Bhd Phone:(603) 2145 8000 Fax: (603) 7952 9091 Website: www.ijmland.com

Mirage Residence

Alvarez @ Laman Granview

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

Location: Puchong, Selangor Property Type: Bungalow House Land Title: Residential Tenure: Leasehold Land Area: 47' X 85' Estimated Built Up: 5300 sq ft Listing Price: From RM3,300,000 Developer: IJM Properties Sdn Bhd Phone: (603) 8027 6188 Fax: (603) 7952 9091 Website: www.ijmland.com

88 | KLANG VALLEY CONDOMINIUM

NC Project Name: The Loft - ZetaPark Location: Setapak, Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Leasehold Built Up: 689 - 1,410 sq ft Listing Price: From RM399,800 - RM815,800 Completion Date: 2014 (Expected) Developer: ZetaPark Development Sdn Bhd Phone: (019) 354 2734 / (603) 4143 1286 Fax: (603) 4143 1287 Website: www.fittersgroup.com

NC Project Name: Flexis @ One South City: Seri Kembangan, Serdang, Selangor Property Type: Soho Land Title: Commercial Tenure: Leasehold Listing Price: From RM256,564 Completion Date: May 2015 (Expected) Developer: Prop Park Sdn Bhd (70874-H) Phone: (603) 8945 8878 Fax: (603) 8945 8871 Website: www.huayang.com.my

Project Name: Zefer Hill Residence Location: Puchong, Selangor Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: 5.768 Acres Built Up: 1,356 - 2,139 sq ft Completion Date: April 2015 (Expected) Developer: Villamas Sdn Bhd (204369-V) Phone: (603) 8076 7606 (Sales Gallery) (603) 7880 0033 (Villamas Sdn Bhd) Fax: (603) 7804 8913 Website: www.villamas.com

Project Name: Calisa Residences Location: Puchong, Selangor Property Type: Serviced Residence Tenure: Leasehold Built Up: 775 - 1,055 sq ft Listing Price: From RM221,760 - RM366,960 Developer: Masteron Sdn Bhd (79429H) Phone: (603) 8068 1977 Fax: (603) 8060 0666 Email: elaine.el.choo@masteron.com.my

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90 | KLANG VALLEY CONDOMINIUM

Project Name: 90째 Residence 1 Location: Selangor Science Park 2, Cyberjaya, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Leasehold Land Area:2 .85 Acres Built Up: 535 - 921 sq ft Listing Price: From RM253,888 Completion Date: March 2013 Developer: PKNS (Perbadanan Kemajuan Negeri Selangor) Phone: (603) 5520 1406 Website: www.pknsproperty.com

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NC Project Name: Altitude 236 @ Bukit Manda'rina Location: Cheras, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Leasehold Built Up: 1,389 - 2,820 sq ft Listing Price: From RM642,000 Completion Date: Oct 2014 (Expected) Developer: Manda'rina Sdn Bhd Phone: (603) 9100 2020 Fax: (603) 9100 4476

Project Name: Azelia Residence, Damansara Avenue Location: Sri Damansara, Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 3.13 Acres Built Up: 614 - 3,433 sq ft Listing Price: From RM351,000 - RM2,771,600 Completion Date: May 2014 (Expected) Developer: TA Global Berhad (828855-P) Phone: 1800 88 8082 Fax: (603) 6275 7211 Website: www.taglobal.com.my

Project Name: Atria SOFO Suite Location: Damansara Jaya, Kuala Lumpur Property Type: Sofo Land Title: Commercial Tenure: Freehold Built Up: 500 - 1,000 sq ft Completion Date:2015 (Expected) Developer: Atria Damansara Sdn Bhd (OSK Property Hld Berhad) (760671-P)

Phone: (603) 2161 3322 / (017) 2062 318 Fax: (603) 2175 3216 Website: www.atria.com.my

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92 | KLANG VALLEY LANDED

Project Name: Sunway Eastwood Location: Seri Kembangan, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Leasehold Land Area: 3,200 sq ft Built Up: 3,321 - 3,972 sq ft Listing Price: From RM1,650,000 - RM2,290,000 Total Units/Lots: 118 Bumi Discount: 7% Completion Date: Dec 2014 (Expected) Developer: Sunway Eastwood Sdn. Bhd. Phone: (1800) 222 988

NC Project Name: The Park @ Bukit Serdang Location: Selangor Property Type: Semi-detached House Tenure: Freehold Land Area: 40’ X 80’ Built-Up: 4,520 sq ft – 5,008 sq ft Developer: Nurani Gemilang Sdn Bhd (653966-W) Exclusive Marketing Agent: Twins Realty Phone: (603) 4022 5168 H/P: (016) 213 2163 Website: www.binastra.com.my

NC Project Name: Aquina - Phase 1E Location: TTDI Alam Impian, Shah Alam, Selangor Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Built-up: From 2,476 sq ft Listing Price: From RM606,000 - RM1,497,000 Completion Date: 2013 (Expected) Developer: TTDI Land Sdn Bhd Phone: (012) 5266 551 / (603) 5101 5600 Fax: (603) 5511 1990 Website: www.nazattdi.com

Project Name: Aveda [Phase 6] Location: Taman Desa Mas, Rawang, Selangor Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Leasehold Land Area: 20' x 65' Built Up:1 678 - 1,756 sq ft Listing Price: From RM288,000 - RM400,000 Completion Date: October 2013 (Expected) Developer: Desa Mahumas Sdn Bhd Phone: (603) 6093 3118 / (016) 692 0700 / (013) 382 6177 Website: www.mahumas.com

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94 | KLANG VALLEY COMMERCIAL

Project Name: Sunway Surian Avenue Location: Dataran Sunway, Kota Damansara, Petaling Jaya, Selangor Property Type: 2 Storey Shop Office Land Title: Commercial Built Up: 7,950 sq ft Listing Price: RM5,493,000 Status: Completed With CF Developer: Sunway Damansara Sdn Bhd (179182-V) Phone: (603) 6141 6888 Fax: (603) 5639 9955 Website: www.sunwayproperty.com Last Corner Unit For Sale

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NC Project Name: Arc 10 Location: Bandar Puchong Utama, Puchong, Selangor Property Type: 3 Storey Designer Factories Land Title: Industrial Tenure: Freehold Built Up: 8,606 sq ft Listing Price: From RM4,900,000 - RM5,400,000 Developer: Bukit Hitam Development Sdn Bhd (203394-W) Phone: (1300) 88 3888 / (603) 8068 3388 Fax: (603) 8068 1311 Website: www.bukitpuchong.com.my

Project Name: Dua Sentral Location: Jalan Tun Sambanthan, KL Sentral, Kuala Lumpur Property Type: Hotel/Resort Land Title: Commercial Tenure: Freehold Built Up: 872 - 6,352 sq ft Listing Price: From RM706,800 - RM5,300,000 Completion Date: End 2011 (Expected) Developer: Magic Coast Sdn Bhd (709379-M) Phone: (603) 2282 7297 / (603) 2282 7295 Fax: (603) 2282 7286 Email: www.duasentral.com

Project Name: Lake 6 Entrepreneurs' Park Corporate Factories Location: Taman Meranti Jaya, Puchong, Selangor Property Type: Factory Land Title: Commercial Tenure: Leasehold Built Up: 5,465 - 9,600 sq ft Listing Price: From RM2,598,000 - RM4,560,300 Completion Date: 3rd Quarter 2014 (Expected) Developer: Mitraland Puchong Sdn Bhd (433421-X) (Formerly known as Firasat Bijak Sdn Bhd)

Phone: (603) 6204 0818 Fax: (603) 6204 0868

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96 | OUTSIDE KLANG VALLEY MIXTURE

Project Name: Dâ&#x20AC;&#x2122;Ambience Residence Serviced Apartments Location: Bandar Baru Permas Jaya, Johor Bahru, Johor Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 10.4 Acres Built Up: 513 - 1,414 sq ft Listing Price: From RM192,800 - RM458,800 Completion Date: 2014 (Expected) Developer: Ikatan Flora Sdn Bhd

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(IJM Land Berhad) (649603-A)

Phone: (607) 388 9333 Fax: (607) 386 6066 Website: www.ijmland.com

Project Name: Meru Valley 2 Storey & 2 1/2 Storey Detached Homes Location: Meru Valley Resort, Ipoh, Perak Property Type: Bungalow House Land Title: Residential Tenure: Leasehold Land Area: 6,490 - 8,051 sq ft Built Up: 3,410 - 3,830 sq ft Listing Price: From RM1,019,800 - RM1,175,800 Completion Date: November 2013 (Expected) Developer: Meru Valley Resort Berhad (137970-D) Phone: (605) 292 1333 Fax: (605) 291 7333 Website: www.meruvalley.com.my

Project Name: Taman Lavender Location: Kuala Kangsar, Perak Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 20' x 70' Built Up: 1,620 - 1,858 sq ft Listing Price: From RM238,888 - RM358,888 Total Units/Lots: 39 Completion Date: December 2012 (Expected) Developer: Noble Homes Sdn Bhd (209834-A) Phone: (605) 249 8621 Fax: (605) 249 8623

Project Name: Nilai Springs Heights Location: Putra Nilai, Nilai, Negeri Sembilan Property Type: 2.5-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 26' x 85' Built Up: 3,439 sq ft Listing Price: From RM738,000 Developer: BBN Development Sdn Bhd (227643-K) Phone: (606) 850 1888 Fax: (606) 850 1818 Website: www.bbndev.com.my Fre e h o l d | Ga t e d

Fre e h o l d | Ga t e d

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98 | ACESCUBE

Are Women

Better

at BLR Management? With higher female participation in businesses and financial sectors, the question remains, when it comes to managing finances and property investments, are women cut out for it? AceScube weighs in on one aspect of loans and borrowing, which is BLR Management, and how ladies can make this their game.

In this day and age, women are getting more involved in business and other industries that are traditionally viewed as male-dominated industries. Key to their participation is their inherent skill of integration which is identified as their concern in establishing, maintaining and sustaining effective relationships with others. In this respect, their understanding of the situation normally enables them to make balanced and astute decisions about the situation and about others. Skilled for Success? â&#x20AC;&#x153;When it comes to making business decisions, women are more patient and able to anticipate the results of their actions, leading them to make rational and less emotional decisions. They are also more aware of their limits, enabling them to make more balanced and holistic decisions,â&#x20AC;? mentioned Kevin Cheong, Managing Director of AceScube Malaysia. The decision-making ability is supplemented by other key traits which make a womanâ&#x20AC;&#x2122;s participation in

business something that is more common these days. The art of persuasion without being too demanding is indeed a soft skill which stands a woman in good stead when conducting business discussions. At higher levels, their listening skills, problem solving skills and multitasking abilities all help make women good managers, particularly in a serviceoriented economy. As managers, their ability to connect well with staff and their astute sense of activating passion in employees motivates staff to work at an optimal level. Women in Investment In terms of finance, women as a group are consumers which maintain capital flows that fuel economic activity within the nation. This ties in to their ability to invest as well, whereby a study conducted on 100,000 portfolios showed that ladies only made up 11 per cent of all investment portfolios. The typically cautions nature of women

iProperty.com malaysia | 99

â&#x20AC;&#x153;

Ultimately, in a variety of cross-industry analysis done by academics, women are seen as driven by other goals that are complementary to what is commonly perceived as purely profitable goals

â&#x20AC;?

in investment decisions and their tendency to save and think for the long-term enables them to buildup a good capital outlay should the opportunity to invest present itself. Ultimately, in a variety of crossindustry analysis done by academics, women are seen as driven by other goals that are complementary to what is commonly perceived as purely profitable goals. For instance, women are seen as more motivated by noneconomic goals then men (Cromie, 1987) and they have slightly less expectations then men about their business income being the primary income for their family (Carter,2002). Although the role of women as sole breadwinners in modern families are rising, women are seen as still attempting to maintain equilibrium, between economic goals represented by profit and growth and personal goals that include personal fulfilment and independence (Brush, 1992; Rosa et al. 1994; Schindehutte et al. 2003). However, Bruke et al. (2002) has observed that contrary to the traditional view, having non-pecuniary motives did not necessarily affect the business outcome negatively. Instead, those motives have a negligible effect on the performance of women entrepreneurs. As such, it is not such a big surprise that women are found in larger numbers as owners of their own brand of businesses in all areas of life. Besides the freedom of managing their own hours when they run their own businesses, running a lucrative business can be a rewarding and fulfilling role. For some who are interested to make property investment their forte, having sound financial knowledge on loan calculation, banking and finance skills and business know-how are among the tools that one needs to succeed.

This article is contributed by AceScube, which provides training in loan calculation, banking and finance knowledge and other business and communications know-how for entrepreneurs. For more information on starting a business with them, you may drop them an email at info@acescube.com.my to find out more about BLR Management.

100 | CHAN AI CHENG

Getting

WOMEN

Into The Property Game Is property investment the sole preserve of men or is it fair game for the fairer sex as well? We daringly ask Renesial Leong, dubbed ‘Asia’s Queen of Property’ regarding this and other burning questions that brings to light the property game and how it can be played by women as well.

While property investment may seem like a guy thing and is heavily dominated by men, due to its pricier entry point and the perception that it is either for the intellectual or the bold, our chat with Renesial Leong proved otherwise and that even women can make an impact in the game and leverage on it for financial security and remarkable gains. iProperty (Ai Cheng): What are some of the challenges and stereotypes against increased female participation in property? Renesial Leong (RL): The first challenge that I foresee for ladies would likely be security issues, whether it is at the viewing stage or the leasing stage, women need to take extra precautions during a site visit. Due to this, engaging in a professional real estate agent or negotiator is a plus as they would have already done the security screening for you. As for stereotypes, I think that the drive to be financially secure in order to provide a better quality of life for loved ones do seem like the main motivation for a lot of women investors out there to cast aside the stereotype that only the cash rich, high risk taker male

would fit the profile of a successful property investor. For myself, when I looked at the portfolios of many rich and famous individuals, they would either have made it or parked their money in property, which then drove me to learn and pick up property investment myself. I’m proud to say that just after seven years, I was financially free through property investment. iP: In your opinion, why should women invest in property? RL: I think that the rising need for women to be financially independent in this day and age is among one of the leading reasons that a woman needs to invest in property not just as a hedge against inflation but also to build financial stability. Secondly, as women wear many hats, wife, mother, employer or employee and etc, the incessant juggling always makes time in short supply. Hence, creating a secondary stream of income via passive income becomes essential in having more time to fulfill their many roles and not having to work so hard in saving up active income. Once a lady starts investing and grows confident of her decisions, financial freedom can be achieved through property investment as active income alone may not be sufficient to meet lifestyle needs alone. First Comes Love, Then Comes Marriage iP: In your opinion, should ladies participate in property investment by themselves or in joint partnerships with their other half? RL: When it comes to marriage and property investment, it depends on the couple’s preferences as my graduates have done both, either buying under the wife’s name or under a joint name. I was even told that a couple would invest in one property each once every two years and would buy a jointlyowned property once every three years. This

iProperty.com malaysia | 101 obvious that the ladies who have said this either do not know the property investment game, have made mistakes before or have taken the scenic route in property investment.

Renesial Leong

Popularly known as “Asia’s Queen of Property” Renesial is an extremely successful property investor with more than 20 years of proven track record. Best-selling author of “Property Jewels” and “Your Tenants Your Jewel”, “Commercial Property Jewels and The Magic of Property Investment” this Master Trainer is a much soughtafter speaker at international and regional events. Renesial’s greatest joy is having the ability to help people achieve financial freedom. The reason is simple – with financial security comes the ability to live life to the fullest and create great value not only for ourselves but also our loved ones and the less fortunate.

arrangement has suited them and likely too, many other couples out there. iP: In your opinion, what are the advantages and pitfalls of this arrangement? RL: In terms of end-financing, buying under a joint name would of course enable couples to take their joint income into consideration and apply for a higher loan margin. The other advantage is during loan application, the younger partner’s age would also be taken to determine the loan tenure, so that the repayment could be spread out over a longer period, translating to lower monthly mortgage repayments.

Like any other financial investment, learning about the game before parting with any money is essential in avoiding the pitfalls of investment. This is the same rule that applies to anyone who is considering property investment. When you seek education only after you have made the mistake, the burden of undoing the mistake make take years to erase. As property investment involves parting with huge sums of hard-earned money, making a mistake often costs a lot, whether it is getting the wrong property or tenant, with its resident headaches, heartaches and white hair. At the end of the day, the best investment is still investing in yourself by learning the skills to needed to effectively maximize your investment. Choose a trustworthy mentor who has gone through the whole process before and the return on investment would be tremendous!

From One Queen to Another iP: As you are considered by many as the ‘Queen of Property’, who was your role model? RL: The Queen of England! I was amazed to know that Her Majesty is the wealthiest landlord in UK with a rental income so huge, the earnings, when broken down to hourly revenue, would stun you! iP: What are considered priceless gems of wisdom that you would give ladies on the brink of property investment like yourself? RL: I think that the most common opener I hear after my seminars would be, “If only I attended your course 10 years ago Renesial, I would have…” accompanied with a regretful sigh. However, life is just too short for all the could haves, should haves and would haves. It is

Chan Ai Cheng General Manager, S. K. Brothers Realty (M) Sdn Bhd Registered Estate Agent with the Board of Valuers, Appraisers and Estate Agents Malaysia Certified Residential Specialist, NAR USA Certified International Property Specialist, NAR USA Registered Financial Consultant, IARFC For feedback on this article or any other comments, please email aicheng@skbrothers.com

102 | JENNIFER CHANG

The the

Rise of REITs

What are Real Estate Investment Trusts (REITs) and how do they fit into your investment portfolio? With all the buzz on the landmark KL Pavillion REIT unveiled just end of last year, we chart the growth of REITs in Malaysia and unfold the story with the help of Jennifer Chang, Senior Executive Director of PwC Malaysia. In 1989, the Amanah Harta Tanah PNB (AHT) debuted on Bursa Malaysia as the first listed property trust in Malaysia with the Amanah Harta Tanah PNB 2 (AHT2) and Arab Malaysian First Property Trust (AMFPT) after it. Malaysia is among the first in Asia to develop listed property trusts that encouraged small-time investments in the local property sector. Subsequently, the Government announced more incentives and provisions in the annual Budget to boost this sector. These set the scene for what is known today as Real Estate Investment Trust funds or REITs with the first REIT on Bursa Malaysia being the Axis REIT in 2004.

Favourable Tax Treatments The Government has been progressively introducing tax incentives to promote the capital market, including REITs, which is reflected in the fact that most income earned by unit trusts and REITs are exempted from income tax. For example, interest on bonds, fixed deposits with licensed banks, gains on sale of investments and foreign sources of income are not taxed when received by unit trusts and REITs. Besides that, tax on moving of properties is also specifically exempted. When a Malaysian REIT acquires properties, it also does not have to pay stamp duty, normally fixed at a maximum of 3% of the property purchase price. Likewise, sellers of such properties do not have to pay real property gains tax (RPGT).The RPGT levy is usually 10% on gains from the disposal of the property sold within two years of purchase and 5% if sold within two to five years. This represents huge savings to the REIT as well as to the seller of the properties.

December 2011 saw the 14th and only premium REIT in Malaysia, the Pavilion REIT, listed on Bursa Malaysia, with the iconic Pavilion KL injected as its most valuable asset.

In fact, Malaysia was the first country to provide zero tax moving costs to REITs and property sellers, with our southern neighbour, Singapore, following suit to promote their REIT market. Although some REITs may not state a distribution policy of at least 90% of its current year income, the tax structure may actually encourage REIT managers to do so.

Though structurally similar to unit trusts, REITs are normally traded through stock exchanges. It provides returns to investors through capital appreciation from price changes and annual distributions from investment income such as rental. As a REIT holds rental properties, its main income is from rental - usually malls, offices, hotels or industrial buildings. Rental is a fairly consistent source of income, so if a REIT pays out at least 90% of its taxable profit as distributions to investors, the income stream should be fairly consistent, making REITs very attractive income-generating assets.

Similar to other countries with a thriving REIT market, the Malaysian tax system has provided for tax transparency to Malaysian REITs. What this means is that as long as a Malaysian REIT distributes at least 90% of its current year taxable income, the REIT will be treated as tax transparent and would not be levied a 25% income tax. This will allow a REIT to declare and distribute income to investors on a gross basis. Distributes at least 90% of current year taxable income

Tax transparency

Rental income

Malaysian REIT

Investors

iProperty.com malaysia | 103 Withholding Tax Mechanisms for Greater Transparency As REITs are normally listed entities, REIT investors can be Malaysians, foreigners, individuals, companies or collective investment vehicles (such as investment funds). Where REIT distributions are made without the REIT paying a 25% income tax, Malaysian tax authorities would have a tough time tracking payment of taxes by investors on such distribution income. This is especially since it is quite common for investors in a listed entity to change periodically over the stock exchange. As such, a withholding tax mechanism has been introduced as part of the tax transparency system where the REIT manager has to deduct withholding tax based on the profile of each investor. After declaring the distributions to investors, the REIT manager would then have to determine who the investor is and deduct the appropriate withholding tax. The Malaysian tax system has provided for the following rates of withholding tax based on the profile of the investor:

Investors

tax system and withholding tax on REIT distributions is nothing new. Countries like Singapore, the United States, Canada, Australia, Japan and Germany all have some form of withholding tax mechanisms on REIT distributions as well. In comparing withholding tax rates around the world, the withholding tax rate on REIT distributions by a Malaysian REIT is lower than most countries, except Japan and Singapore. For example, Singapore levies a withholding tax of 10% on distributions to nonresident non-individuals, while individuals pay no tax at all. Although the Malaysian withholding tax rates on REIT distributions is one of the lowest in the world, we will need to reconsider these rates to be as competitive with other regional REITs in Asia. According to former General Electric CEO Jack Welch, ‘an organisation’s ability to learn, and translate that learning into action rapidly, is the ultimate competitive advantage.’ Similarly, in this competitive economic environment, countries –

Tax Residency

Withholding tax rates

Individuals & Malaysian Resident 10%* Non-corporate Investors Non-resident 10%* Corporate Investors Malaysian Resident

No withholding tax. Malaysian corporations have to declare REIT distributions in their tax returns and pay the normal corporate income tax of 25%

Non-resident 25%

Institutional investors

Foreign

10%*

*Extension of reduced rate until 31 December 2016, as announced in Budget 2012

Malaysia has withholding tax levied on payments such as interest, royalties, lease payments and technical fees made to non-residents. This mechanism ensures that the appropriate tax is collected on recipients of income where the level of tax submission and compliance may be uncertain. Most countries have some form of withholding tax mechanism within their

like companies and organisations - are constantly trying to outdo each other to attract investments. We need to take stock of what other countries are offering and examine how we can offer a more competitive landscape for the market, including enhancing our existing tax incentives to further promote our REITs market.

Article contributed by Jennifer Chang, a Senior Executive Director with PricewaterhouseCoopers Taxation Services. She is a member of the Institute of Chartered Accountants in Australia, the Securities Institute of Australia and International Fiscal Association. Her extensive tax and financial services experience both in Australia and Malaysia enables her to regularly advise clients on various tax matters including income tax, real property gains tax, stamp duty, service tax, applicable tax incentives and double tax treaties. She can be contacted at jennifer.chang@my.pwc.com.

104 | AREA FOCUS

Is it the Right Place to Buy

Buying a property is an undeniable part of life you would consider making when the time is right. First-time home buyers that are eager to get into the market usually needs to consider two main factors â&#x20AC;&#x201C; location and price. Finding a promising property in the right location is a key factor, especially if you are hoping to rent out the property. While there are many factors involved in selecting the right property, the following are some of the factors that need to be taken into consideration type of property, budget and preferred area. Location, location, location The table below displays the most searched top 5 areas in Kuala Lumpur and Selangor on the iProperty. com Malaysia website. Top 5 Areas in KL Top 5 Areas in Selangor Bangsar Puchong Cheras

Petaling Jaya

Mont Kiara

Shah Alam

Ampang

Subang Jaya

Kepong Klang (Source: iProperty.com Malaysia website - Jan 2012 stats)

From the table, we can infer that these top five areas are prime hot spots due to their proximity and easy access to public transportation. They are also townships on their own as these areas have shopping malls, schools and other amenities that make it the ideal location to call home.

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Finding a promising property in the right location is a key factor, especially if you are hoping to rent out the property

â&#x20AC;?

With over 1 million unique visitors visiting the site on a monthly basis, potential buyers and investors tend to do their research on the site as it equips with them with all the vital information to help them make an informed decision. The trends on the site also reveal that a visitor tends to look for homes near public transportation, hospitals or other amenities, which drive the popularity for the above areas, as they attract renters as well as potential buyers if they decide to sell at a later stage. Among the other things that are also helpful on the iProperty.com Malaysia website is the availability of hundreds of listings complete with photographs and virtual tours to help define your goals and help set a good idea of the type of property and neighbourhood you desire. In fact, if you choose to enlist qualified real estate agents on the site, you will find professionals and area specialists that help in the search for your dream home. In a nutshell, the site provides all the information you require to find your dream home with ease and convenience.

106 | AGENCY FOCUS | CBD MIEA AWARD

MIEA National Real Estate Awards 2011 Presentation Night

The 34th Annual Dinner and MIEA (Malaysian Institute of Estate Agents) National Real Estate Awards 2011 was held to honour the achievements of Malaysia’s finest Real Estate Agents. Held at the Grand Dorsett Subang on September 23 2011, recognition was truly a night where eagles soared with Yang Berhormat Tan Sri Rafidah Aziz gracing the event. We join CBD Properties in celebrating their achievements. In Ms. Kayte Teh, the Organizing Chairman’s welcoming address, she mentioned that this installation of MIEA’s Awards Night is the first time that top performing Real Estate Agents and their agencies are honoured regardless of membership. The level of competitiveness is made even more appealing with the introduction of a variety of well-thought out categories which has received tremendous response.

iProperty.com malaysia | 107

Real Estate Agent of the Year 2011

When the playing field is made more competitive, it makes the achievements of each real estate agent stand out from the rest. Such was the case of CBD Properties’ Group Managing Director, Mr. Adrian Wang, who clinched the Real Estate Agent of the Year Award 2011 by MIEA. While Adrian spent a number of years in the construction industry, his meteoric rise to the top of the real estate world came when he received his Diploma in Real Estate in 2004. Since then, he not only won a slew of awards by Hartamas and Megaharta but he also incorporated CBD Properties in 2007. Today, CBD Properties is acclaimed for specialising in residential, corporate office, commercial, industrial and land properties in the Klang Valley area.

Adrian Wang - awarded the Real Estate Agent of the Year Award 2011 by MIEA

Residential Sales Person of the Year Award 2011

Home is where the heart is and nobody knows this better than Ms. Julie Yong, also from CBD Properties, who was awarded the Residential Sales Person of the Year Award 2011 from MIEA. When it comes to this challenging sector, Julie’s hard work truly sets her apart as a Real Estate Negotiator. Not only is she strong in her listings,

Julie Yong - awarded the Residential Sales Person of the Year Award 2011 by MIEA

with over 1,000 listings, active in new property sales and sets high levels of service standards with excellent customer service provided along the way, she has also brought in a large amount of revenue through sales and rental fees. Her achievement hardly comes as a surprise considering that she has been CBD Properties’ top achiever for four consecutive years and is an expert in the Singapore, Australia and European scene. Julie’s roster of international clients is testament to her skills in marketing on the internet for high-end and other residential properties.

Danny Cheang Handphone: +6012-277 5778 or +6012-214 8213 GS REALTY SDN BHD

www.dannyklcc.iagent.my www.dannycheang.iagent.my

BLUWATER ESTATE MINES RESORT CITY SERI KEMBANGAN Signature master piece of lake front Virgin bungalow land. Imagine to fully explore this 25,000 sq feet of prime land to build your own dream home or castle with yacht park at your own private jetty. Please view to offer.

COUNTRY HEIGHTS KAJANG Lot No: 568 Masterpiece Signature lot Bungalow Freehold. Land Area 20000 sq ft , Built Up 23500 sq ft. Front and Back breathtaking Lake View. Sale from 10 million. Many other choices sale from 5 to 6 million onwards. Danny 012-277 5778.

BLUEWATER ESTATE Lot no 24, Brand new bungalow, L/A 9054 sq ft, B/U 6456 sq ft, 7r 8b modern design cum with swimming pool easy access to Mines Resort shopping mall Award Winning Golf Course and KLIA international airport. RM 3 mil OPEN HOUSE SALE PLS CALL 012-277 5778.

Mines Resort City Prime Bungalow Lot for sale. Gated & guarded excusive community with club house facility & award-winning golf course. Land size from 7500 sq ft, 8069 sq ft, 9300 sq ft, 10500 sq ft, 11800 sq ft, 14000 sq ft & 16000 sq ft. Best Buy @ RM188 psf.

GITA BAYU SERI KEMBANGAN WELL-KNOWN OF ITâ&#x20AC;&#x2122;S SAFETY SERENITY & TIGHT SECURITY, FREEHOLD, LUXURIOUS DESIGN BUNGALOW. Land area 8300 sq feet, Build up 9300 sq feet, Tenanted at 16500, Best Buy at RM4.28 mil. Please call Danny 012-277 5778 for viewing appointment.

Gita Bayu Bungalow Lot Lush greenery environment. Freehold nitch bungalow lot with tight security. Limited units for sale. L/S 9300sq ft to 18000sq ft. Price from RM208psf to RM250psf. Dining pavilion & club house cost more than RM10mil for residence to utilize it.

EQUINE PARK BUNGALOW SERI KEMBANGAN LA 8500 B-up 11380 Brand New id home Corner Unit Very near to Alice Smith International School Move in condition Best buy at only RM3.38 Mil

Saujana O Lot New living concept. Gated & guarded residence. Freehold, special prime corner lot or garden view unit for sale. Price From RM2.5mil to RM2.8mil. Please call Danny 012-2775778

Johor Bharu Prime Mega Mix development land 22 acres for sale or joint venture. Close by Iskandar region. This coastal closer haven piece of land near Danga Bay is located at the well-known tourism corridor of south eastern corner of Peninsula Malaysia. Full details please call Danny 012-2775778

The Valley TTDI Ampang Bukit Indah Nestled in the serene foothills of Ampang is an exclusive enclave of bungalows and linked villas named as The Valley TTDI, where modern architecture harmonises with the elements of nature bringing the best of both worlds together. Sale from RM2.7mil to RM3.3mil. Danny Cheang 012-2775778

Owner others listing are most welcome Email: signaturelot@gmail.com

Danny 012-277 5778 GS Realty

Contact iProperty

For more information, +603 22646888 or email cs@iproperty.com

AGENCY DIRECTORY Harta Putri

Kim Realty

MIP Properties

E(3)0628

E(3)0211

E(3)1082

Registered in 2006, Harta Putri truly brings out property as an investor’s crown jewel through its comprehensive services in Marketing and Letting of Residential and Commercial Properties in the Klang Valley and its surrounds. Helmed by Pn. Rusnani Ab. Rahman, who is armed with a Bachelor of Estate Management (UITM) and is a licenced Agent, Harta Putri is made up of experienced Senior Negotiators with through depth of experience in the respective areas they specialise in. Tel: (603) 4108 3217 Fax: (603) 4108 3211 Email: harta_putri@yahoo.com

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

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

Chester Properties Sdn Bhd

Well Properties

E(1)1321

E(3)0594

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

Registered and incorporated with the Board of Valuers, Appraisers and Estate Agents in June 1986, WELL Properties has been a well of real-estate knowledge and expertise with its dynamic and innovative approach to realty ever since. Plumbing its depth of experience in the Klang Valley and Selangor markets, WELL Properties provides sales and leasing services for commercial, industrial, retail, residential and land properties. Their suite of first-class services will make your first encounter the start of a beautiful lifelong partnership. Tel: (603) 9076 7177 Fax: (603) 9076 9177 Email: wellproperties.segar@gmail.com Web: www.wellproperties.com.my

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