8 | CEO’S COVERFOREWORD STORY
EDITORIAL Editor Chang Yan Yi Writer Yogeetha H. Jeevan DESIGN
LIVING A HEALTHY LIFE IN A GREENER WORLD We hope you have found the iProperty.com Asia Property Market’s Sentiment Survey 2012 report, which was featured in last month’s issue, insightful and useful in helping you gauge the property market in 2012! We can’t believe that it’s already April! April brings along with it two very special days to us at the iProperty Group. This month, on the 7th, we will be celebrating World Health Day. With life expectancies increasing, it is said that we will soon have more old people across the world than children and young people. As such, the theme for World Health Day this year is Good Health Adds Life to Years. It seeks to educate and empower us to focus on key health issues that affect the community and also to prepare our health and social systems for an ageing world.
Senior Graphic Designer Irene Lim Graphic Designer Jason Kwong DISPLAY ADVERTISING 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
Another key event celebrated this month is none other than World Earth Day. Celebrated on the 22nd, World Earth Day is envisioned to inspire awareness and appreciation for the Earth’s natural environment. So, let us all jointly do our part to protect the Earth and give our children’s children a place to call home.
MANAGEMENT
We at the iProperty Group would like to encourage all our readers to not only lead a healthier lifestyle but to also play a role in protecting the only planet we call home, Earth!
Manager Business Operations Loh-Lim Shen Yi
Sincerely
Chief Executive Officer Shaun Di Gregorio Country Manager – Malaysia Timothy Hor
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.
Shaun Di Gregorio Chief Executive Officer The iProperty Group
Disclaimer Although every reasonable care has been taken to ensure the accuracy of the information contained in this publication, neither the publisher, editor nor their employees and agents can be held liable for any errors, inaccuracies and/or omissions, howsoever. We shall not be responsible for any loss or damage, whether direct or indirect, incidental or consequential arising from or in connection with the contents of this publication and shall not accept any liability in relation thereto. The views by our contributors expressed here are their personal opinions and do not necessarily reflect iProperty.com’s views. Unless otherwise noted, all artwork and ad designs printed in iProperty.com Magazine are the sole property of iProperty.com Malaysia Sdn Bhd, and may not be reproduced or transmitted in any form, in whole or in part, without the prior written consent of the publisher. Printer Percetakan Osacar Sdn Bhd Lot 37659, No. 11, Jalan 4/37A Taman Bukit Maluri Industrial Area Kepong, 52100 Kuala Lumpur Malaysia Distributor MPH Distributors Sdn Bhd
03-8076 7606 012-5388 133
20 | COVER STORY
The Final Word in Green Living
Citra Hill C
harm, Ideal, Tranquility, Refreshing and Accessibility. Five words to cherish wholeheartedly, especially when you are at home, away from the hustle and bustle of daily life. Citra Hill is the perfect sanctuary in Nilai to shield you from the fast-paced city lifestyle of Kuala Lumpur. These double-storey terrace homes built on freehold land and are just a short ride away from the Pajam toll.
small radius from the development. The immediate towns include Semenyih, Bandar Teknologi Kajang and Bandar Baru Nilai. For those seeking sporting activities beyond the safe haven of the gated and guarded Citra Hill, there’s a golf course at Staffield Country Resort nearby and the Sepang International Circuit engages F1 enthusiasts in an activity that moves at a speedier pace.
Take a quick glance at the location map, and you will spot learning institutions, railway stations, shopping centres, towns and a golf club that are within a
Homeowners will have the pleasure of visiting Kuala Lumpur, Cheras, Putrajaya, Cyberjaya, Kajang and other popular destinations in the Klang Valley via the
iProperty.com malaysia | 21
01 Zeta Park, Type A 02 Family hall with extra high ceiling
01 Lebuhraya Kajang Seremban (LEKAS). Alternatively, there is the Batang Benar KTM station which eases travel to Kuala Lumpur by rail. If you are going overseas, you can get to the Kuala Lumpur International Airport (KLIA) in approximately 30 minutes. A quick getaway to the southern states of Malaysia such as Seremban and Melaka is just a drive away via the North-South Highway (PLUS). Students and parents with children should also take note of the development’s location. It is in close proximity to Kolej Tunku Jaafar, Kolej Legenda, University Kebangsaan Malaysia (UKM) and Universiti Putra Malaysia (UPM). Attractive Features & Designs A well-planned development, Citra Hill oozes modernity of the exteriors, which blends in well with its immediate green-to-the-hill landscape. By utilising earthy colours and adding a dash of cheerful green accent on the exterior, all 144 homes
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22 | COVER STORY
03 04 05
Living hall Spacious kitchen with full heights wall tiles Master bedroom
* Terms and conditions apply.
03 in the development paint a good representation of the developer’s eye for detail. Plus, all cabling are housed underground to ensure a tidy look.
Above all these would be the serenity that comes with Citra Hill being a gated and guarded community, which affords a safe haven to residents of all ages.
For the interiors, full-height wall tiles are matched with 2’ x 2’ floor tiles. Tilt your head up and you’ll notice that the developer has included plaster ceiling as well. These homes are a spacious 22’ x 70’, with a built-up area of 2,350 sq ft that features 4 bedrooms, 4 bathrooms and 1 storeroom.
Launch & Offers
Citra Hill’s surrounding also encompasses pockets of relaxation areas such as the children’s playground, maze garden, fitness stations, reflexology garden, yoga gazebo, healing path and green theatre. One key feature that this development offers is a perennial favourite among Malaysians – a futsal court.
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To be launched in March 2012, Citra Hill is priced between RM368,505 and RM700,866 and is expected to be completed by December 2013. The developer will be absorbing the legal fees for the Sales and Purchase Agreement (SPA) and stamp duty for the Memorandum of Transfer (MOT). On top of that, residents will enjoy a year of free security services and hassle-free renovation terms*. A Promise of Quality Citra Hill is developed by Seri Pajam Development Sdn Bhd (SPD), which has consistently developed a wide range of properties in Sepang, Bahau, Pajam and Seremban. Seri Pajam's excellent track record is complemented by the support of its associated companies in construction, trading and manufacturing. A member of the Nova Loyal Group of Companies, Seri Pajam is also part of the group with Nova Loyal Development Sdn Bhd, the Winner of the Malaysian Construction Industry Excellence Awards (MCIEA) 2010 for using Industrialized Building System (IBS). IBS is a construction system where components are manufactured at factories or off site, before being transported and then assembled. For more information on Citra Hill, call (606) 758 1988, email pch@seripajam.com.my or visit www.seripajam.com.my.
iProperty.com malaysia | 23
05 Location Map
iProject Listing QuickPro No: NC2359 Project Name: Citra Hill City: Nilai, Negeri Sembilan Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 22'x70' Built Up: 2,350 sq ft Listing Price: From RM368,505 - RM700,866 Completion Date: December 2013 (Expected) Developer: Seri Pajam Development Sdn Bhd (291244-M) No 1 & 2, Jalan Perdana College Height 2 Perdana College Heights Mantin 71700 Negeri Sembilan. Tel: (606) 758 1988 Fax: (606) 758 4788 Website: www.seripajam.com.my
Visit iProperty.com.my for more details
24 | iProperty Insider
The First Developers’
Mingling Night 2012 The developers painted the town blue and green with iProperty.com’s inaugural Developers’ Mingling Night that featured a lucky draw and a short speech by the organizers. We were there that night with the latest buzz: When : Friday, March 9 2012 Where : Brotzeit German Bier Bar & Restaurant, Ground External Floor, Midvalley Megamall What : Free flow of Paulaner’s Special Draughts, Selection of bar grub & Great company of iProperty.com Who : Presence of over 30 Top Malaysian developers
The happy crowd that turned up
With the team from Villamas (L to R: Wei Yeen, KL Lee of Villamas, Cassandra Goh of Villamas, Daniel Ho)
To Reach, Engage & Convert potential property buyers as customers is our purpose
Could you kindly sign here to register?
Even the big names were not spared from registration
iProperty.com malaysia | 25
The event’s special highlight
Mingling in the works
The Personal Touch (L to R: Kay Lee Regina Development, Jimmy Chin)
Celebrating a Birthday in the house Diana Yau of Guocoland
Let me pull out my name card for the lucky draw
And the Winner is... The Grand Prize winner of the lucky draw, Datuk Vincent Tiew of Andaman Group
Doing our Homework - With The Home Services Clients (L to R: Lily Kong, Tim Yong, Brent J. Simon of Alen Corp Asia, Blaine Robert of Deep Living and Eric Lee of Deep Living
34 | FEATURED PROPERTY | ROYAL IVORY
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Royal Ivory Resplendent Residences Natural, regal and rare, the very words that describe ivory can be attributed to Royal Ivory, among KlangValley’s highly esteemed residential properties nestled in the heart of a high-growth area. It is one of the finest yet attainable homes especially for those keen to obtain an imperial feather to their cap of assets.
Located in the 850-acre Bandar Saujana Putra, Selangor, Royal Ivory is in many ways your gateway to the lap of luxury. This leasehold development is positioned in one of Selangor’s serene and beautiful townships, replete with lush greenery and an abundance of facilities and amenities that make life simply beautiful to live within its enclave. Since its launch in 2003, Bandar Saujana Putra is already about 60% developed with more than 5,800 homes completed to date. An ideal habitation with vegetation all around, the township suits middle to higher income individuals, couples and young families as its unique cluster-style homes with bountiful outdoor areas unite you with the community and environment you live in. BSP Avenue, an exclusive zone within the township features modern contemporary homes that come with low-maintenance sustainable features and wide open spaces that call to mind the ease of living. The township will boast of added connectivity when a proposed interchange to the ELITE Highway takes you effortlessly to Subang Jaya, Shah Alam and Klang to the West and Cyberjaya, Putrajaya and KLIA to the South. The effortless connections underline BSP Avenue’s proximity to the city and its status as a sanctuary from the relentless hustle of daily living.
iProperty.com malaysia | 35 Ultimate Indulgence at Your Beck and Call With 368 double-storey link semi-detached homes, built in a cluster-style, Royal Ivory’s grandiosity is prominent even through their proximity to each other. With a single luxurious design, the concept of space and flexibility is given precedence to provide residents with the freedom to create a home that is truly their own. Built on plots of 1,722 sq ft, the built-up for Royal Ivory homes are 1,760 sq ft, an expanse of space more than adequate to house the biggest of families. Coming with 3 or 3+1 bedrooms, privacy and space is a natural given for all members of the household. In addition, the homes are conceptualised as centres of sustainability, hence nature’s tranquil gifts take pride of place with the floor-to-ceiling glass windows framing the beauty of the home’s gardens and allowing natural light and ventilation throughout the space. Well Planned Layout Designs In Royal Ivory, one does not only get a home, one gets a sense of community, a precious facet of society much missed in modernity. The cluster-style layouts encourage communal living with barriers between neighbours broken down, creating a shared outdoor landscape that is friendly and inviting to residents of all ages. This shared space is a luscious jewel of space that promotes healthy community interaction and bonds. Royal Ivory’s location in Bandar Saujana Putra truly makes it a living cabin of comfort and privilege as conveniences abound everywhere. Bandar
01 Royal Ivory Cluster Semi-D 02 Master bedroom
02
36 | FEATURED PROPERTY | ROYAL IVORY Saujana Putra, of which BSP Avenue is part of, is a self-sustaining township, that is equipped with convenience stores for residents, playgrounds and football fields for healthy and good fun for all ages, schools and even hypermarkets within walking distance. Within this enclave is also a surau catering to the needs of Muslim residents.
major highways including the LDP, SKVE, ELITE Highway, KESAS Highway, Shah Alam Expressway and also the MEX Highway, bringing most of Klang Valley’s suburbs like Petaling Jaya, Subang Jaya and Bandar Sunway, Cyberjaya, Putrajaya and Seri Kembangan all within its easy reach.
Imperial Hub of Connectivity Royal Ivory is well connected to the outside world, as it is highly accessible through most of Klang Valley’s
With most of Klang Valley’s major suburbs a short drive away, it is no surprise that Royal Ivory is the perfect platform for a retail maven. Most of the nation’s biggest and best shopping malls are located within a 15-minute drive, like IOI Mall Puchong, Summit
03
USJ, Subang Parade, Empire Shopping Gallery, Alamanda Putrajaya and many more. Other than that, hospitals, banks, golf courses, and the best food and beverage outlets are all around the vicinity. Royal Ivory’s location is the red carpet for residents convenience within the plushest and secure environments.
03 Cozy living area 04 Practical and modern kitchen
Royal Ivory, launched in March this year, is expected to be completed in 2014. It is priced from a very reasonable RM459,900, just ideal for the medium to high income market. Bumiputera purchasers enjoy a 7% discount, and the developer has lined up goodies for interested buyers like a 5% rebate on the 10% downpayment, free SPA legal fees and free disbursement of SPA.
iProperty.com malaysia | 37
04
Prestige Begins With the Developer LBS began with one man’s vision in the 1980s – founded as a construction business by Dato’ Seri Lim Bock Seng. After a decade of rapid growth, LBS ventured into the property development sector in 1992. More recently, the Group re-strategized its
Location Map
business model, launching a brand new image, identity and direction as part of its long term objective to be an internationally recognised developer, building and inspiring lifestyle spaces that enhance community living. For more on Royal Ivory’s grandeur, visit www.lbs.com.my or call (603) 7877 7333.
iProject Listing QuickPro No: NC2404 Project Name: Royal Ivory City: Bandar Saujana Putra, Selangor Property Type: Cluster Homes Land Title: Residential Tenure: Leasehold Land Area: 30.5 Acres Built Up: 1,722 sq ft Listing Price: From RM459,900 Completion Date: 2014 (Expected) Developer: Jauhari Unggul Sdn Bhd (519967-W) Plaza Seri Setia, Level 1-4 No. 1, Jalan SS9/2 Petaling Jaya 47300 Selangor. Phone: (603) 7877 7333 / (6011) 1233 0566 Fax: (603) 7877 7111
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38 | LUXURY COLLECTION | KINGSLEY HILLS
Kingsley
Hills The Splendour of Elevated Living
Tucked away amidst the picturesque hills of Bukit Cermin in Putra Heights is a splendid new development called Kingsley Hills – a 96-acre mixed development consisting of bungalows, semi-detached homes, three exclusive high-rise luxury condominium phases and a uniquely-designed townhouse.
01
iProperty.com malaysia | 39
Developed against a backdrop of lush greenery and a natural rainforest, Kingsley Hills exudes a serene and peaceful ambience well-suited for a balanced lifestyle of work and leisure. Kingsley Hills’ pride is its unobstructed mile-high panoramic view of the surrounding lush greenery and the neighbouring townships.
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Regal Pride of Place The freehold development encompasses a total of five phases of landed residential units, Avenue 1, 2 and 3 and the Condo Villa with Phase 1 - 3 all semi-detached homes available for purchase. Among one of the exquisite features of the development is a total of 28 exclusive layout designs of semi-detached homes measuring approximately 3,818 sq ft to 6,789 sq ft built on a lot size of 4,050 sq ft and above – a grand luxury of space befitting quality living standards promoted by the development. The homes are equipped with quality finishing, fixtures and architecture that speak of contemporary design with the all-important touch of practicality. Each home boasts of attractive features that include a solar water heating system, water booster pump, rainwater harvesting system, high-speed broadband access and private home lift. Safety and security takes the foremost place as a 24-hour security surveillance system which includes secure perimeter fencing with CCTV coverage as well as 2 security guardhouses manned by trained security personnel is in place. The development also features a private club and linear park with a wide range of facilities – extending a resort-like feel to Kingsley Hills. Majestically Located For Maximum Comfort A self-sustaining township of Kingsley Hills which is tipped to include Kingsley Hills International School, Kingsley Private Club and a linear park which boosts the quality of life within this neighbourhood offers Phase 1, Phase 2 and Phase 3 which comprises of 52 units, 54 units and 44 units of semi-detached homes respectively.
03 01 The splendour of elevated living 02 SH05a & SH05b 03 SL03a & SL03b
40 | LUXURY COLLECTION | KINGSLEY HILLS
04 Located in the growing township of Putra Heights, Kingsley Hills enjoys easy accessibility to major amenities which are located within a 12-km radius from the development in the township of Subang Jaya. These include five hypermarkets, five shopping centres, bustling commercial hubs in the form of Taipan USJ and SS15, reputable medical centres as well as renowned tertiary education institutions that include Segi College, Metropolitan College, Inti College, Taylors College, Sunway College and Monash University.
05
Meanwhile, Putra Heights’ Giant Supermarket is a popular and convenient option for residents shopping for daily needs in the area. Kingsley Hills’ close proximity to One City is another feather in the cap for the much sought-after development. Local and international schools in the vicinity of Kingsley Hills include the upcoming Kingsley International School, SK Alam Megah 2, SK Alam Megah 3, SK Taman Alam Megah, SMK Alam Megah and the upcoming SJKC Tun Tan Siew Sin. The freehold development enjoys easy accessibility via major road networks such as the Elite Highway, the Damansara-Puchong Highway (LDP) and the Shah Alam Highway (KESAS), making Kingsley Hills a well-connected enclave to neighbouring townships and Kuala Lumpur city centre via these expressways. A Host of Premium Privileges Launched in November 2011, the semi-detached homes is due for completion in 2015 or three years from the SPA. To encourage a healthy appetite amongst discerning buyers, the SPA, Loan Documentation & MOT’s Legal Fees and Disbursement Charges are to be borne by the Developer. Buyers will enjoy an interest free period during construction. Homes in Kingsley
iProperty.com malaysia | 41
06 Hills are being offered at an attractive price tag of RM1,950,000 onwards. The developer is also offering buyers a fantastic one-time offer of free membership to the Kingsley Private Club, a lifestyle paragon like no other of its class. Kingsley Hills is brought to you by Kingsley Hills Sdn Bhd, part of the MCT 1999 Group. Experience Kingsley Hills on www.kingsleyhills.com or call (603) 8023 6868 for further details.
04 05 06 07
Mile high panoramic view SL02a & SL02b Kingsley Hills main entrance The project site
KINGSLEY HILLS Where on the Map: Putra Heights, Subang Jay a, Selangor Concept: Mixed developments of bun galows, semi-detached homes, exc lusive highrise luxury condominium pha ses and townhouse on a 96-acre lan d Offered Built-ups: 3,818 - 6,789 sq ft
07
42 | FEATURED PROPERTY | SAZEAN BUSINESS PARK
01 Making Business Pleasurable at
Sazean Business Park Business and pleasure are two words that rarely mingle, two polar opposites that seem contradictory, yet at Sazean Business Park co-exist harmoniously. This business park with a difference draws from the essence of life and defines it in daily living. It creates a unique and rare centre of activity, where commerce, retail and life come together all at once. The 20-acre Sazean Business Park is not your typical mix of commercial, retail and residential property. Granted, all the elements of an integrated property such as retail, business, healthcare, food & beverage, leisure and recreational choices present you with a cornucopia of choices, yet there is a distinct difference. This is felt in the distillation of a refined lifestyle, purified and amplified in the very fibre of Sazean Business Park’s concept and design. For starters, its excellent location right next to the KESAS Highway speaks of its high visibility and being right at the heart of Bandar Botanik and Bandar Bayuemas in Klang, allows this natural catchment of residents to enjoy its carefully conceived mix of offerings. In fact, the complementary nature of Sazean Business Park ensures its potential as a much needed lifestyle destination in the South of Klang. Design-centric Commercial Concept The development’s 4-, 6-, and 8-storey shop-offices, on plot D of the integrated development that comprises of office retail, shopping mall and service apartments is currently launched for the public to appreciate. Built in three designs namely Type A, Type B and Type C, all of these shop offices are equipped with individual lifts to speed up vertical transfer and ease access to each individual unit.
There is room to breathe as well with every unit taking up an entire floor for their operations. With an average lot size per unit starting from 5,760 sq ft, 8-storey units enjoy build ups up to 34,800 sq ft, a vast expanse of space for any type of business. The double frontage of each unit enables high visibility and reach to tap into the improved and well-planned traffic flow within the parcel. Foresight – The Best Gift for Any Business Uniquely divided into five project site plots from Plot A to E, each parcel has a unique feature that defines its function. Plot A rises majestically to house office towers while Plot B puts health to the forefront with KPJ Hospital’s renowned quality healthcare for all who live within the enclave. Plots C & E are reserved for a state-of-the-art integrated shopping mall, with six blocks of office towers, an exclusive hotel, serviced apartments and also a private institution, resplendently surrounding half of the development’s 8.5acre man-made lake. In the presence of such distinguished features, the retail offices on Plot D completes the masterpiece of working, playing, studying, dining and in essence, living, all within a single stylish environment under one roof.
iProperty.com malaysia | 43 Security within the business park community is immaculate and round-the-clock, ensuring peace of mind no matter what activity you enjoy here at Sazean Business Park. With readily available amenities like Tesco, Jusco, Carrefour and Giant, banks, restaurants and schools both within and just outside the business park, the population is expected to increase to 1.5mil by 2020 within a 5- to 10-kilometre radius, an excellent investment opportunity for savvy buyers.
01 Nightlight artist impression of the shopping mall, service apartment, office and hotel towers 02 Artist impression of the shop-office block with multilevel car-parking @ Sazean Business Park
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Drawing Out the Essence of Living Besides its main calling card right next to the KESAS Highway, Sazean Business Park also is connected to other high-growth hubs via the South Klang Valley Expressway (SKVE). Exclusive direct access from the Westport link also make logistics easier as Jalan Pandamaran on the inner road links future residential tracts currently under development towards Sazean Business Park.
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Scheduled for completion by 2018, Sazean Business Park has a GDV of RM600mil. Bumiputera purchasers enjoy various discounts and there are goodies for potential buyers like free SPA, MOT, DIBS, and other attractive discounts. Boutique Developer with Niche Precision Sazean Development Sdn Bhd is a wholly-owned housing and property development subsidiary of Sazean Holdings Sdn Bhd. Backed by a team of professional and experienced consultants who have collectively delivered properties worth billions of ringgit, the directors are on course in steering the company to greater heights. With upcoming
Location Map
projects mainly in the Klang Valley and Johor vicinity, Sazean Development is quickly becoming known as the quintessential developer of lifestyle living and working spaces. To know more about what Sazean Business Park has to offer, visit www.sazeanbusinesspark.com.my or call the development’s sales gallery at (603) 3363 0094.
iProject Listing QuickPro No: NC2368 Project Name: Sazean Business Park City: Klang, Selangor Property Type: Shop-Office Land Title: Commercial Tenure: Freehold Land Area: 22’ x 75’ Listing Price: From RM1,650,000 Unit Available: 18 Total Units/Lots: 94 Completion Date: June 2013 (Expected) Developer: Sazean Development Sdn Bhd Marketing Agent: REI Group of Companies 41-2, First floor, Jalan Radin Anum Satu Sri Petaling 57000 Kuala Lumpur. Phone: (603) 9058 6692
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44 | FEATURED PROPERTY | MANSION ONE
02 If you are used to a jetsetter’s lifestyle of being in different cities in the world then you would be familiar with the Chic French apartments or Vintage Italian Villas that come with domiciles for one or a couple. This urban Chic Concept has now landed in Penang with Magna Putih’s Mansion One, the first in Penang to offer a hotel class lifestyle. Jetsetter’s Paradise
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Mansion One A Hideaway for One + One
Imagine owning your very own haven in the sky with “Hotel Class Services” and exclusive facilities, located at Penang renowned Millionaire’s Boulevard and connected to a full host of amenities at this matured area in Georgetown. Life is indeed a breeze for those who love privacy and the tantalizing option of having no one to answer to except oneself.
The grand Mansion One is built on an imposing 31-storeys block that used to be known as Northam Tower. A full blown renovation will turn it into an Urbanite Paradise consisting of 336 executive suites of 1, 2 and 3 rooms with a full range of hotel facilities and rooms at its lower floors. Build-ups ranging from 583 sq ft for cozy 1 room suites to 1,406 sq ft luxurious 3 room suites, with 40% out of 336 being 1 room suites, Mansion One offers comprehensive choices of suites to urbanites with distinctive need, in short “Everyone can find a suite suitable to one’s need” in Mansion One. The urbanites’ lifestyle has evolved whereby the home is a private sanctuary for one’s self and partner, and for social gatherings and entertainment, one tends to use the various entertainment outlets nearby. The 1 room suite high up in Mansion One would be a luxurious resting place for “one + one”, while the social entertainment needs are answered by the F&B outlets or drinking joints down at the Mansion One podium. Exceptional Location & Value
01 02 03 04
Mansion One, The Resort Residence Lifestyle suite, a luxurious resting place for “one + one” 3 rooms suite, your comprehensive choices for distintive needs Fascinating sky pool facility for urbanites’ lifestyle
Located right at the crossroads of Gurney Drive, Jalan Kelawai, Jalan Pangkor and Jalan Sultan Ahmad Shah, Mansion One is definitely an address to aspire for, as it is along the famed Millionaires’ Boulevard, which is better known as Millionaire’s Row
iProperty.com malaysia | 45 among the locals. This naturally lends it a panoramic view of the Gurney seafront on one side and the UNESCO Heritage City of Georgetown on the other. In addition, the proposed Penang Bridge will link directly to Gurney Drive, ensuring smooth traffic flow to and from Mansion One. This makes Mansion One a great investment as it is the only project along Millionaires’ Boulevard that has an entrance price of RM 425,000 per unit. This is consider a steal when other properties within the vicinity is going for more than RM 600,000 as an entrance price within half-kilometre radius. Mansion One offers a selling price of RM 650 psf for this “FREEHOLD” property in comparison of RM 900 psf for other similar properties nearby. Secondary market for 6-7 years old condominium at this vicinity is currently transacting at RM 600750 psf. The estimated rental yield for Mansion One which has a GDV of RM 300 million stands at about RM 1,600 to RM 4,000 that translates to a yield of RM 3 psf which is nearly on par with Kuala Lumpur upmarket enclaves.
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As the refurbishment involves a full make over with new piping, wiring, internal walls & ceiling, except the sub-structure and superstructure which remains the original. The building is generously equipped with two lift cores that comprise of 4 passenger lifts and one cargo lift at each wing, ensuring privacy and security with different access for different purposes. Truly, when it comes to a resort residence, it doesn’t get any better than Magna Putih Sdn Bhd’s offering of Mansion One. Do call them to find out more at (604) 210 2333 or (6010) 531 1333 or log on to www.mansionone.com.
Location Map
04 iProject Listing QuickPro No: NC2412 Project Name: Mansion One City: Georgetown, Penang Property Type: Hotel/Resort Land Title: Commercial Tenure: Freehold Built Up: 568 - 1,406 sq ft Listing Price: From RM435,000 - RM1,250,000 Total Units/Lots: 336 Completion Date: 2014 (Expected) Developer: Magna Putih Sdn Bhd (472926-M) No. 57, Jalan Sultan Ahmad Shah 10050 Penang. Phone: (604) 210 2333 Fax: (604) 229 1311 Website: http://mansionone.com
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46 | TALK POINT | KSL Canary Gardens
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Building Towns from Scratch KSL-Style The buzz and hum of activity in the South of Klang is undeniable as housing garden after housing garden sprout out from the ground at breakneck speeds while commercial offerings try to outdo each other with completely integrated facilities that promise to meet and anticipate the every need of businesses. In this highly charged arena, iProperty.com sat down with one of the biggest developers in this area, Khoo Soon Lee Holdings Berhad’s Head of Sales &Marketing, Mr. Chris Fong, to discover what makes their offering of Canary Garden Bandar Bestari stand out, what makes them tick and how they handle the challenges of building in a very hot scene.
02 iProperty: Khoo Soon Lee Holdings Berhad was a Johor-based developer that has currently branched out to the Klang Valley. Could you tell us more about the company’s storied background? Mr Chris Fong (Khoo Soon Lee Holdings Berhad): As you have mentioned, Khoo Soon Lee began more than thirty years ago in Johor and we have a good track record of being one of the fastest growing developers known for building chic and affordable residential and commercial properties in the state of Johor. One of the greatest milestones for Khoo Soon Lee, or KSL as we are fondly known, is our successful listing on the Main Board of Bursa Malaysia way back in February 2002. It has been a decade since KSL became
iProperty.com malaysia | 47 KSL Holdings Berhad, yet we still march on with our more recent high profile appearance in the Klang Valley in 2008. Many have asked us our recipe for success, even after weathering two recessions since our inception and the only advice we have is the one we follow ourselves: be competitive but don’t cut corners. When it comes to safety and quality, strategic land banks, good in-house quality control and contemporary concept and design centered on functionality and space, we do not compromise on these areas. This has stood us well in our long history in Johor as evident from the success of Taman Nusa Bestari, Taman Nusa Bestari 2, Taman Bestari Indah and Taman Kempas Indah in Johor Bahru. In fact, based on this overwhelming support, we ventured into the Klang Valley in 2008 with Canary Gardens Bandar Bestari being one of the landbanks currently under development. Thanks to the success of our KSL City mall in Johor Bahru, we hope to share this experience with those in the Klang Valley as well. iP: Based on your strong foundation, what can we expect to see in 2012? KSL: The main project in our ambit currently is the Canary Garden Bandar Bestari project which is a new township concept. This integrated development houses a mix of residential, commercial, retail and shop office components all within the township. As you most probably know, the KSL group of companies is an established township developer and we perceive that every part of a township contributes to the appreciation and overall value of not just the residents but everyone that happens to be within the enclave whether for work, play or other lifestyle activities. iP: How has response been to your current and ongoing projects? KSL: Well, Canary Garden has not been officially launched yet but we have managed to register very encouraging response on our corporate website. This flagship project in the Klang Valley is set to be launched at the early part of next month as the Sales offices are ready by the end of March.
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Residential houses along with 50 acres French garden riverside park Mr Chris Fong, Head of Sales & Marketing Iconic guardhouse inspired by timber glass cladding structure Semi-D Link House Type 1
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As you have mentioned earlier in your warm up to our interview, the south Klang area is indeed a hotbed for new developments and will definitely be an upcoming, if not already, high growth area. Due to this, interest for our project has remained high with a good amount of interested parties registering their interest with us. iP: It is a well-known fact that south Klang is currently a very hot area for various mixed developments that feature a residential component. What are some of your distinguishing features? KSL: First of all, Canary Garden’s concept of cluster link Semi-Ds and bungalows already provide a clear definition of living space suited for every lifestyle imaginable. Indeed the plot size of 32’ x 80’ is longer and larger than that of what you would normally expect in this era of land scarcity. However, the niche township benefits from Canary Park, a 50-acre French garden that brings to life Parisian chic and the natural freshness of relaxing amidst this central themed garden running through the length of the development. Speaking of the length of the development, another key feature is the river and lakes within Canary Garden. The natural river that runs through the whole development reinforces the Left Bank and Right Bank feel of the Champs-Elysees for Canary Garden.
48 | TALK POINT | KSL Canary Gardens
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As you mentioned, developing in a happening area does have its benefits as in terms of location, it is right in the area that we need to be to gain enough access and exposure. With Canary Garden, what interested purchasers get is a sizeable build-up that enhances the length and breadth of the land that it sits on with a close community and overall concept that is made complete with the improved infrastructure to the development. Talking about access, the ingress and egress points are linked from KESAS and the nearby SKVE to Canary Garden. In addition to people from the greater Klang area , we also expect to attract upgraders and purchasers from the nearby areas of Jenjarum and Banting to take-up the project. In fact, thanks to these links, suburbs like Subang Jaya and Petaling Jaya as well as Cyberjaya and Putrajaya towards the KLIA end will all be within convenient reach.
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Dome situated in riverside plaza High end residential houses overseeing commercial city opposite the river Canary Garden sales Gallery
iP: You mentioned earlier that there will be a shopping mall akin to KSL City in JB within this mix-use project. Could you tell us more about KSL City 2 and expectations on its takeup, occupancy and retail mix? KSL: With the resounding success of KSL City in JB, we have given our tenants a three-year lease with the value growing to between 200-300% of some other comparable lease. As the market segment we target behaves a certain way, we have less competition. In fact, tenants from KSL City will be approached first to see whether they are keen to join us as tenants here as well. However, that said, there will be no announcement until the first phase is half-complete. The market segment we foresee will visit KSL City is the middle-income market. Currently, we are aiming for an above
iProperty.com malaysia | 49
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95% occupancy with some of the current malls in the Klang Valley serving as inspiration for the retail mix, parking plans, floor layout and traffic flow.
“With the resounding success of KSL City in JB, we have given our tenants a three-year lease with the value growing to between 200-300% of some other comparable lease”
iP: Are you in the process of acquiring landbank this year? If so, where and how do you intend to develop it? KSL: Our target is to acquire a piece of land a year as we are looking to build up our land bank in areas that are both strategic and with a high yield potential whereupon we are able to accentuate the distinction of the KSL brand to help brand the group. With Canary Garden, as our debut development project in the Klang Valley, it is in line with this development strategy and we are very excited about it. iP: What is KSL’s projected outlook for 2Q of FY2012? KSL: This is shaping up to be an exciting year for us with our show village up and running by April or May of the year and we can honestly say that there will be a good turn-out as prior to our preview of 72 units at our first launch, 1/3 had already been taken up thanks to the power of word-of-mouth advertising. Then there is our preview scheduled sometime in this quarter itself and it will be the start of a series of four launches throughout this whole year. iP: In closing, let’s talk about capital appreciation. What can investors expect from Canary Garden Bandar Bestari? KSL: Firstly, the composition of the investors will be a mix from both the local and the expat market. As a matter of comparison, when we acquired the land in 2008, it was at RM270k and now it has risen to RM641k. We had bought the land at RM8psf and we expect to complete the project in 2014 with a Gross Development Value (GDV) of RM5 billion. Hence, the potential for appreciation is tremendous if you were to take the results of
a comparative analysis and the projected value into consideration. By 2013-2014, when Canary Garden is completed, it will be open to public and the first phase will already be ready. Phase 1 and 2 will serve as a showcase of the Canary Garden Homes and is a reflection of lifestyle concept that they can come to expect as it is reinforcement to residents that they can begin to see what they are in for. We will let the market’s supply and demand determine the pace of our launches but we are aiming for about at least 20 phases to be launched throughout our whole township.
50 | TALK POINT | SAZEAN
01 Serious Business in
South Klang with Sazean 02
While doubting Thomases challenge the potential of doing business in the South of Klang, the Sazean Group displays its mettle and acumen in developing where land is aplenty and amenities, particularly commerce and retail, are few. We speak to the man representing Sazean, Dr. Daniele Gambero, the Chief Executive Officer of REI International Holding Sdn Bhd, their Exclusive Marketing Consultant and Agent.
iProperty.com malaysia | 51 iProperty: Let us in on the developer you represent. Dr. Daniele Gambero (REI International): As you can probably tell from the name of the development, Sazean Business Park is developed by Sazean Development Sdn Bhd. This company is whollyowned by Sazean Holdings Sdn Bhd, The Sazean Group has divested interests in construction, trading for architectural and building materials, property development, agriculture and consultation. Of course, the bread and butter of the company is in property development and construction with current launches projects being Sazean Business Park in South Klang and Anjung Sari in Setia Alam, featuring 3-storey superlink homes, Semi-Ds and Bungalows in a self-sustained residential enclave. iP: So, what are the new offerings you have this year? REI: Well, for starters, the final phase of Anjung Sari is open for booking with only the bungalow lots left. Sazean has 45 bungalow lots within this phase and a good amount has been taken up. With this hilltop vista, we are offering discerning buyers the chance to own a dream home to call their own with four designs to choose from and areas measuring over 5,000 sq ft. Some of the plots that have been bought are in the midst of foundation works and should be completed within two years. As for Sazean Business Park, it is located within an integrated or mix-use development with the first phase available to public in June 2013. iP: That sounds promising, how has the response been for Sazean Business Park? Will a portion be retained for recurral income or will it be fully sold? REI: Our take-up rate has been phenomenal with 80% already sold. Of course, the whole business park is open for sale with only the Shopping Mall retained for recurral income. We are confident that the final value will be increased with a projected GDV of the overall project set at RM 600 million. iP: With reports of South Klang becoming a hotbed of new developments, will this be a particular challenge to take-up rates? REI: We are aware that there are a number of prominent players have entered the market and some of them are sited adjacent to our plot. However, their offerings are for residential enclaves that are primarily seen as a home buyer’s haven. What we are offering for Sazean Business Park is a complementary lifestyle destination that affords these residents the joy of having a comprehensive lifestyle vista close to their homes. In fact, for the service apartments, we are expecting tremendous take-up rates simply because we are marketing the project below RM300 psf, the current market price is between RM250-RM300 psf. Sazean Business Park is also developed and sold in a few subphases, building customer confidence that the project
is not only viable and active but also we are here to stay and here to complete the project in its entirety. As they say, the proof of the pudding is in the eating and when we first started, till the first phase was completed, there was a good 27% increase from our initial offer price. Since then, there has been at least a 15-20% increment in price and when we launch the entire project in June this year, it is set to grow even more exponentially as we are currently the only integrated business park in the South of Klang. Hence, in terms of size and concept, Sazean Business Park already stands apart from the rest of those in our vicinity. iP: That interesting proposition must be underlined by a strong focus to its defining features. What are the things that set Sazean Business Park apart from other offerings in the surrounding area? REI: We are currently focused on increasing the security and safety features of the whole project including working with both local police and a private and reputable security company. We believe that the refinement and elegance of any project cannot be fully appreciated unless one is completely assured of their safety and well-being within the perimeters they are in. Our mission is to create a completely safe enclave with guard posts, lighting at night, 24/7 guard patrols and natural perimeter fencing that not only enhances the beauty of the project but the safety of its residents. This safety and security plan will include cutting-edge security systems like CCTV and Infrared motion detectors to enhance peace of mind for all within Sazean Business Park. Further to this, the integrated lifestyle component of this park stems from the fact that we are able to provide healthcare options in the form of the KPJ
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52 | TALK POINT | SAZEAN
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Hospital located within the project itself, commercial and retail opportunities including the possibility of a convention and business centre as well as providing a good mix of tenants with lifestyle and entertainment options thrown in the mix. We foresee that Sazean Business Park will grow into a central meeting place able to attract the patronage of residents and visitors within the 15-20km radius. This is mainly achievable through a sensitive yet cohesive mix of wide-ranging mix of products within the ambit of Sazean Business Park. iP: What would be the piece de resistance in terms of attraction within the park? REI: Without a doubt it would be the 8-acre manmade lake which will be Malaysia’s first International Seafood Restaurant Hub. It will house seafood restaurants with 360° lake view something akin to Singpore’s Vivocity Rooftop Terrace at the Harbour Front area. This al fresco dining experience is built on stilts above the lake instead of the conventional lakeside dining that is a dime aplenty in the country. Just imagine, dining with your loved ones under the shimmering night sky with that calm sense of security washing over you as you soak in the ambience of over-the-lake dining. Now that is the essence of living that Sazean brings to life in every aspect of the business park.
06 of the attraction. Over in the mall, entertainment options and supermarkets will help meet the daily needs of those living within this enclave. As befitting the residential segment that we will serve, the medium-high income families will definitely enjoy the balance of retail mix we have planned. This would be a projected 30% F&B concepts, 30% fashion retailers and the balance comprising of beauty, services and lifestyle components.
iP: What are your projections for Sazean Business Park’s take-up rate, occupancy and retail mix? REI: We are in talks to bring in an international educational institution within our fold. That said, two blocks will house a covered street mall concept that will house (medium to) medium-high quality of F&B restaurants, banks and entertainment chains.
iP: Is Sazean in the process of acquiring landbank this year and if so, where and how do they intend to develop it? REI: There is a new landbank acquisition that Sazean is in the process of completing in Johor Bharu with a preview of their integrated mix-used developments available at either www.sazeanbusinesspark.com. my and www.sazean.com. We are in the process of branding them as the a quintessential township developer and of course, landbank acquisition is all about progressive growth.
Meanwhile the mall will be the central focus of the business park with the lake being a defining feature
As for us at REI International we are interested in conducting third party services and are a marketing
iProperty.com malaysia | 53 consultant and agent that moves on parallel roads with the developer. The value we bring to the development is to drive the quality of the offering to another level altogether. We are glad to say that Sazean trusted us as the marketing consultant that added value to their project. As we represent them, we are also aware that Sazean Group retains landbank in the Klang Valley in Shah Alam and Klang respectively and in Johor Bahru, which is where it all started. I think it is safe to say that this acquisition process is currently under study as Anjung Sari and Sazean Business Park already in full construction while JB is under preparation. This is the key to identifying a growing developer, they have plans for progressive growth rather than a sudden jump to activity. iP: How has the market been so far and are there observable trends happening? REI: It has been slow for the first two months of 2012 due to a flurry of holidays but March is a good month, so that provides some balance in 1Q FY2012. The next six months should see extremely good growth in the fringes of Klang Valley, not so much the city centre. iP: In closing, what can investors expect from your latest or upcoming projects? REI: We are seeing a good margin of appreciation with an increase in value of up to 50% (of the selling price) within the next 3-5 years.
I am seeing an increase of 30-50% in the property value per year when you compare with other highgrowth areas of Cyberjaya and Puchong in the south and Bangi and Kajang in the southeast within the last five years. Based on rental yields, we are looking at not less than RM 1,400 rental for the three upper floors while the band of rental for the ground floor should be between RM 2,500 to RM 3,500. So for a 4-storey unit, the rental yield alone by an investor would be easily between RM8,000 to RM 10,000 per month. This promising rental yield would definitely be a gauge of what is to come.
01 Artist’s impression of the 8-acre man-made lake with shopping mall and service apartment, office and hotel towers 02 Dr. Daniele Gambero, CEO REI Group of Companies – Exclusive Marketing Consultant and Agent for Sazean Business Park Project 03 Daylight artist’s impression view of the shopping mall and service apartment, office and hotel towers from KESAS Highway 04 Aerial view of Sazean Business Park location map 05 Artist’s impression of the lake view international seafood restaurant hub 06 Master plan of the shop-office blocks 07 Aerial view artist’s impression of the integrated Sazean Business Park Project
Logically, there are currently 140-150k residents currently living within a 10 minutes drive from Sazean Business Park. This is expected to rise to more than 750k the moment all the developments are ready. We are fortunate that the location is right beside the KESAS Highway, as the nearer you are to the main road of communications, the better you develop.
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54 | SPECIAL FOCUS | NUSAJAYA
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Nusajaya
A Nucleus Of Growth In A City
One of five key nodes of the Iskandar Malaysia megaproject, Nusajaya is Asia’s newest regional city spanning almost 24,000 acres of contiguous land. Guided by the Nusajaya Master Plan and the Urban Design Guideline (UDG), this proposed role model of a socio economically and environmentally sustainable Southeast Asian city marries innovative building processes and cutting-edge technology. We delve into the latest updates in this high-growth area.
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03 Central to Nusajaya’s potential success is its strategic location. Adjacent to Singapore and at the crossroads of arterial land, sea and air routes, with 3 billion potential consumers within a six-hour flight radius, Nusajaya has the vital ingredients as a nucleus of economic growth in Asia. Its ideal location plays a pivotal role as a launch pad for long term investors looking to tap a growing, and increasingly affluent, Asian population. Conceptualised to be a self-sustaining city that is conducive for business, living and leisure Nusajaya’s identity as a uni-City is manifested in the diverse yet complementary signature developments in seven key sectors – Government, residential, commercial, industrial, leisure, health & wellness and education.
• Kota Iskandar, a picturesque enclave that houses the Johor State and Federal Government offices, providing enhanced support to businesses and public amenities for Nusajaya; • Southern Industrial Logistics Clusters (“SiLC”), the ‘clean and green’ world-class managed industrial park emphasising advanced technologies, nutrition & health, logistics and is home to Bio-Xcell, Malaysia’s first dedicated biotechnology park; and • Afiat Healthpark, a comprehensive medical park offering premier and holistic healthcare services with the best in wellness, modern medicine along with the right synergy of traditional and complementary medicine.
Key Catalytic Developments Signature developments within Nusajaya include: • Puteri Harbour, an award-winning urban integrated waterfront and marina spanning 688 acres offering visitors and residents the experience of prestigious waterfront living, dining, and lifestyle options;
To further expedite growth, several catalyst developments have been planned including Medini Iskandar Malaysia, the 2,230-acre integrated city development in Nusajaya which boasts of Asia’s first LEGOLAND¨ theme park and the first phase of the Lifestyle Retail Mall with a gross floor area of 200,000 square feet, scheduled to be open in late 2012.
56 | SPECIAL FOCUS | NUSAJAYA
Nusajaya would also host the best faculties from various disciplines including science, engineering, commerce, hospitality among many others in EduCity Iskandar Malaysia, the integrated multivarsity complete with accommodation and recreational facilities. Offering various types of homes, Nusajaya is tailored to meet the different needs of the market – from landed, high-rise, lowrise, strata and commercial developments. Spearheaded by UEM Land Holdings Berhad (UEM Land), Nusajaya houses developments such as the exclusive Horizon Hills golf residential development, Nusa Bayu and Nusa Idaman for first time home-owners, the stylish East Ledang residences including Ujana and Impiana Apartments as well as the opulent Imperia Condiminiums at Puteri Harbour. Together with a mix of commercial properties, hotels and resorts and many other amenities, Nusajaya will transform into the next preferred destination of the region.
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1 Medini, one of the developments within the financial hub An overall map of Nusajaya Kota Iskandar is Johor State's new Administrative Centre East Leadng is among one of the residential enclaves in Nusajaya Puteri Harbour showcases a desirable waterfront lifestyle
Smart Partnerships and Alliances To date, one of Nusajaya’s leading developers, UEM Land has formed strategic alliances with the Johor State Government, Malaysian Biotechnology Corporation Sdn Bhd and other local developers such as Gamuda Berhad, Bandar Raya Development Berhad (BRDB) and United Malayan Land Bhd (UM Land) that will ensure the continued growth of Nusajaya. For example, UEM Land recently entered a joint venture agreement with Iskandar Investment Berhad (IIB) to develop a Lifestyle Retail Mall and Residences @ Medini Iskandar Manaysia. It has also collaborated with local and international conglomerates such as Telekom Malaysia, TIME dotCom and General Electric International to equip Nusajaya with advancements in information technology, telecommunications, safety and security as well as environmental sustainability. Furthermore, UEM Land and IIB have collaborated with Cisco to develop an Information and Communications Technology (ICT) and Services Smart City master plan to transform Nusajaya into a Smart+Connected Community. The idea of establishing Nusajaya as a world class benchmark for the design, building and operations of an international Smart City is a shared vision for both companies, a vision that will create a vibrant and dynamic city that is highly secure, sustainable and efficient with an enriching digital lifestyle for its community. International Interest & Awards Nusajaya has sparked the interest of many country leaders and prominent public figures and has made numerous media headlines. It has received many visitors in the last four years including Malaysia’s Prime Minister and Deputy Prime Minister, Minister of Housing and Local Government and Minister of Science, Technology and Innovation; as well as HM The Sultan of Brunei, Singapore’s Minister of Finance, HRH The Duke of York and several European Union Ambassadors.
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The concept of Nusajaya was the winner at FIABCI Malaysia Property Award 2011 in the Master Plan category for setting new standards in urban design, safety & security, connectivity and infrastructure master planning across the developments of South East Asia’s largest integrated development. Earlier on, Puteri Harbour and Kota Iskandar (both components within Nusajaya) also earned FIABCI Malaysia Property Awards in 2009 and 2010 and went on to win runner-up awards at the international FIABCI Prix d’Excellence ceremony.
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05 Puteri Harbour – The Jewel of Nusajaya Puteri Harbour is a 688-acre integrated urban waterfront development that offers exceptional waterfront living. Featuring 10.8 km of waterfront properties, this area boasts developments that include canal homes, condominiums, service apartments, resorts, hotels, convention centre, quayside lifestyle stores, fine dining, al fresco caf s and harbour view offices. Open to long-term, short-term and transient trips, Puteri Harbour has varied choices of marinas for the avid yachtsman. With top-notch sailing amenities, the three marinas log a total of 286 berths, including 10 mega yachts, all linked to the fully-serviced Puteri Harbour satellite clubhouse. Puteri Harbour enjoys direct access to ready infrastructure and is linked by a comprehensive network of main roads and the North-South Expressway to major international airports, cargo hubs and seaports while the Second Link’s Tuas Checkpoint is a mere 15 minutes away. Puteri Harbour has been designed as an official landing point that will house the Customs, Immigration and Quarantine Port (“CIQP”) complex, currently under construction. The CIQP, replete with water taxis, offers alternate gateway for tourist arrivals from Singapore. Designed by famed Professor Philip Cox of COX Architects and Planners, the jewel of Nusajaya promises an unparalleled luxurious lifestyle and aspires to be an international gateway and hub for living, leisure and business.
Nusajaya’s Tipping Point Efforts over the last few years are starting to bear fruit with all of the signature developments identified in Nusajaya’s Development Master Plan now well under way. Today, Kota Iskandar, Johor state’s new administrative centre is already operational with 2,200 state government employees working there. Construction works have also started for the indoor theme park, Traders Hotel and a block of boutique apartments in Puteri Harbour with completion targeted in 2012. Meanwhile, both SiLC and Bio-XCell are enjoying strong interest while the other catalyst projects in Nusajaya undertaken by Iskandar Investment Berhad are also progressing well with key components such as the Newcastle University Medicine Malaysia campus, Marlborough College, Raffles University Iskandar, the Coastal Highway, LEGOLAND¨ Theme Park and other projects targeted to be operational in 2012. Nusajaya is currently on track to achieve its targeted ‘tipping point’ in 2012 with the significant progress of our signature developments. The completion of all these diverse but complementary development components will create a new demand structure that will trigger further investments and developments and propel Nusajaya on a new growth trajectory and opportunities for the world to be part of this ‘World in One City’.
58 | AREA FOCUS | JOHOR
How Things Are in JB Long known as Malaysia’s ‘Southern Gateway’ Johor Bahru, or better known as JB to the locals, is poised to gain tremendous benefits from the advent of Iskandar Malaysia. Located in Flagship A of the mega project, Johor Bahru is poised for further growth with infrastructure projects and other developments along the way. We take a look at the proposed changes.
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As one of Southeast Asia’s largest urban area, Johor Bahru is seen as a nexus that serves a population of approximately 876,00 in the city, 1.73 million in the greater city area and 5.49 million in the SingaporeJohor Bahru area. JB, the city centre, has traditionally been the preserve of the government and other institutional bodies with 37.18 % of 1,056.55 acres used for this express purpose. It is hardly surprising that the key landmarks include Danga Bay, the Customs, Immigration and Quarantine (CIQ) Complex, The Causeway, Istana Bukit Serene, City Centre and the Sultan Ibrahim Building in Bukit Timbalan. Danga Bay – The Jewel of JB Danga Bay, also known as the Vision City of the South, is considered a landmark as it is the largest recreational park in the city. The major owner of the land is Credence Resource Sdn Bhd, who holds a 70% stake, while the remainder is held by Kumpulan Prasarana Rakyat Johor Sdn Bhd (KPRJ) which acts through Danga Bay Holdings Sdn Bhd to promote development of the area. Danga Bay Phase I is made up of 240 acres of Integrated Waterfront Development comprising financial, commercial, residential, lifestyle, leisure and family-centric tourism development.
iProperty.com malaysia | 59 In the early part of this year, an RM13 billion project at Danga Bay was announced by Tebrau Teguh Bhd that will cover 120 hectares of the three estuaries of Sungai Danga, Sungai Skudai and Sungai Melayu. This forms what would be one of the largest projects with five epicenters namely The Venice, The Gateway, The Rivera, The Bund and The Fisherman Wharf, that is ongoing in this area with a total development cost estimated at RM 13.4 billion. Handled by the Iskandar Waterfront Holdings Sdn Bhd (IWH), Datuk Lim Kang Hoo, it’s CEO, mentioned that this project is part of the 800 hectares earmarked for the Danga Bay Waterfront development. This project is all set to draw from international locales such as Venice and the Shanghai Bund which will feature a Venetian simulated sleepless canal city featuring a riverside promenade and a cultural village with alfresco dining and lifestyle options, respectively. While impressive, these are not the dearest of the whole project. The Fisherman Wharf is what stands to be the most expansive project costing RM 3.9 billion and is aimed at complementing the pre-existing tourism products of kalongs (offshore fish cages). Phase 1 of this project is to include apartments and sky villas and Phase 2 includes of maritime museums, riverfront boardwalk and wharf and a fish auction plaza, reminiscent of the fishermen wharfs in Cape Town, Norway and San Francisco.
Urbanisation: Promotion And Control Areas
Proposed Land Use Activities For Johor Bahru City Centre
Brand New Lifestyle Oasis In as recent as end of March, IGB Corp Berhad, the developers of Mid Valley City, has entered into a joint venture with Johor-based Selia Pantai Sdn Bhd to develop a RM6 billion megamall in Southkey, Johor Bahru. This conditional MOU was inked based on a 70:30 ratio to develop the new Southkey Megamall. The 6 million sq ft mall will be built on 36 acres of leasehold land and will be expecting a GDV of RM 6 billion versus their GDC of about RM 3 billion. It is located in a very strategic parcel of land right next to Jalan Bakar Batu, Jalan Tebrau and the new Eastern Dispersal Link Highway. While feasibility surveys are still being done to determine the tenant-mix,the net lettable area (NLA) stands at 1.5 million sq ft with 7,000 parking lots, two anchor tenants and a projected 500 retail outlets.
IGB Group Managing Director, Robert Tan mentioned that IGB hopes to shorten the time taken as compared to when Mid Valley Megamall was developed from 15 years to an estimated 5 to 6 years. Signed in the presence of Johor Menteri Besar, Datuk Abdul Ghani Othman, the statesman had noted that property development in the Iskandar region had contributed to 30% or RM 95 billion of committed capital with another 30% from services and the remainder being manufacturing. With such a balance, we can only hope that there will be better offerings to come in JB and Iskandar in general.
60 | AREA FOCUS | PENANG
Central Havens on the Island When you mention the words ‘Penang’ and ‘Houses’ in the same sentence, a magical transformation happens on the face of your listener. However, regardless of who you talk to, most will come to an agreement that houses on Penang are creeping out of the reach of the Average Joe or Jane. For this reason, iProperty did our homework and discovered that there are still pockets with affordable housing on the island and we chat with Michael Geh, Senior Partner of Raine & Horne International Zaki + Partners Sdn Bhd to find out more. While there has been great coverage on the luxury market in Penang, with the upper end of the market dominating the news, there has also been a groundswell for properties that are well within the affordable range of the local Penangite. For many who were born and raised on the island and desire to continue doing so, the central region of the island has traditionally been a respite from the speculative nature of the prime areas on the island and yet is respectable and residential enough for the average middle-income Penangite. The Central Reef The Green Lane area, one of the central zones in the island has been around since the 1960s and 1970s and comprises of large residential estates such as Island Glades, Island Park and Batu Lanchang. These are housing estates that run parallel to Jalan Sultan Azlan Shah and the demand for houses in these areas have always been constant as the secondary market is seen as a viable alternative for many in the middle income sector to own a house they can call their own.
In this area, urban growth has slowly crept up with the residential properties that face the main road all but converted into showrooms or for other commercial concerns. Prices of the ‘No 88 Row’, to locals who are familiar with it, are stratospheric and are not entirely within the ambit of this article. What is within our ambit however is the residential offerings in this area. According to Michael Geh, in a tele-conversation with us, there is a great range of homes in this area. Some of them are still wooden-based homes, which locals call ‘lau pang’ , are of course not as expensive as the concrete-based homes. Most of the residential property transacted prices for the Island Glades area are in between RM600,000 to RM700,000. The area is also a very ‘in-demand’ area with transaction prices rising 15% from the same time last year. This proves that it is a very viable and vibrant area for property purchase regardless of the purchaser buying for own use or for investment holdings. In fact, the Green Lane area proves to have a higher interest
iProperty.com malaysia | 61 rate then the compounded benchmark interest for all Penang island properties at 10% p.a. A Juicy Rumour Confirmed There was a juicy rumour going around the Penang market for a quarter of a year now and it was about the redevelopment of Ghee Hiang’s holdings from Ghee Hiang Estate into Ghee Hiang Residences. This area holds special interest for the previous tenants of the homes, as at the end of last year, 2011, the whole area was vacated and there were no more renewals of tenancy after their contracts had expired. This led to rife speculation as to what Ghee Hiang, the land owner, was planning next. The location of Ghee Hiang Estate is considered to be quite important as it is along Jalan Sultan Azlan Shah and it is just a stone’s throw away from two major markets, the Batu Lanchang market and the Jelutong market, and other amenities such as schools and healthcare institutions. It is also peaceful and serene despite being surrounded by main thoroughfares thanks to its natural sound barrier on higher ground. Hence, when news came out that the redevelopment of Ghee Hiang Estate is to go forward with 88 units of landed residences with a price range of RM800,000 to something in excess of RM1 million, there was
“Some of them are still wooden-based homes, which locals call ‘lau pang’, are of course not as expensive as the concrete-based homes”
tremendous interest in the whole project. The news on the street is that the whole area will be given a facelift but it is becoming evident with a site visit that the first parcel of land to undergo construction would be the one on higher ground which is currently fenced up and barricaded. With this new offering on the market, Penangites who are looking for something affordable may finally have options to consider if they look at the Island Glades area or even other secondary and sub-sale offerings within the same area. This may be a spot of good news for middle-income wage earners that claim difficulty in getting a property, even with two graduates in tow.
66 | HBA
Amendment to Housing Development (Control & Licensing) Act, 1966 – Part III 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.
iProperty.com malaysia | 67 Within the parameters of this Act, there were a number of points brought up for discussion, and in this final installment, we shall cover the developers and issues of criminalization and penalties. This round up will also take into account the overview of HBA’s recommendations. Re-Definition of ‘Housing Developers’ The inclusion of ‘a person or body appointed by a court of competent jurisdiction to be the provisional liquidators or liquidators for the housing developer in a situation of a housing developer’s company under liquidation’ is like a breath of fresh air in an area choked with the practices of wayward liquidators who flout housing legislation though they assumed the affairs of a de facto developer. Curbs in place enable the legal obligations of the wound-up developer to be fulfilled by the liquidators. Currently, such wayward liquidators are regulated by the Companies Act and they refuse to abide by the directives of the Controller of Housing. This causes housing problems to turn uglier with house buyers left in a financial quagmire when liquidators act as they deem fit under the Companies Act, ignoring the plight and rights of house buyers under the Act. This re-defining puts to rest unfounded arguments by defiant liquidators and clarifies all parties who carry on with the role of the housing developer to be expressly bound and fall under the purview of the Act including liquidators or provisional liquidators. While the Companies Act, 1965 governs the general conduct of liquidators in the windingup of defunct companies, when the company is a housing developer, housing legislation must be read together with the Companies Act. In the event a lacuna exists in the Companies Act about housing issues, housing legislation must prevail over the Companies Act. However, the Minister could have omitted to include ‘Receivers and Managers’ appointed by a Court of competent jurisdiction and by contract (under a Debenture) who carries on a project in succession and who is supposed to perform or undertake to perform the statutory and contractual obligations of such financially impaired housing developers. Perhaps, this point could be brought to Parliament for clarification. We suggest adding the words “receivers and managers or receiver” in between the words “the” and “provisional” to effectively cover everybody who takes over the housing development.
Identifying Criminals Both ‘Old’ and ‘New’ The amendments do not have retrospective effect and apply only to new housing projects. If the amendments were retrospective, the number of developers potentially caught and facing criminal prosecution would be high. Consequently, this may be a big ripple of distress in the housing development industry. It may also result in purchasers terminating the contract of sale and possibly causing the number of sick, late and abandoned projects to increase, bearing in mind that developers may have cash flow problems paying back house buyers’ purchase monies. For this reason, it is agreed that the amendments would apply only to new housing projects. While the amendments apply to new housing projects, enforcement on developers of abandoned projects prior to the Bill must be seen to be done and publicized. These efforts would complement the new amendments and would suggest that the government is serious and pro-active in addressing housing problems caused by errant developers. In other words, while the Bill seeks to deter “new criminals”, it ought not be seen that “old criminals” could get away scot-free. Prosecution of “old criminals” would be equally important. Who Are the Unlicensed Developers? It has been reported that there are 195 unlicensed or ‘illegal’ housing projects. The Minister must explain to this August House what has happened that such ‘illegal’ activities to have thrived. Are those perpetrators being prosecuted and their directors brought to Court to face the law and punishment? If so, identification to the August House on all parties involved including the names of
68 | HBA developers, project names, names of the architects, engineers and lawyers abetting them is crucial. The Banks/ Financial Institution and Development Financial Institutions involved in either bridging or end-financing loan facilities need to be identified as well. What is the Minister of Finance doing about it and is Bank Negara Malaysia aware of such blatant disregard of the banking laws? How could Banks finance illegal projects without land conversion, layout and building plan approvals, developer’s license, advertisement and sales permits, non-standard sale & purchase agreement etc.? Deterrent Penalties Needed The doubling of the fines and punishment would surely make frequent wrongdoers think twice and thrice before they embark on their wayward ways with the proviso that the wrongdoers are brought to book. Failure to do so would be contempt of Parliament.
to be carried out by Sales & Purchase Agreements that allow construction to be abandoned with a delay in solution lasting a few decades. From a macro perspective, it is not difficult to see that all these efforts to amend the Act are aimed at providing house buyers with more protection. This is due to the current highly risky and hazardous situation whereby house buyers make progressive payments before the houses are completed and ready for hand-over. What the BTS 10:90 sets out to achieve is to insulate house buyers from the risks and hazards of the present Sell-then-Build (progressive payment) mode. It also has a list of other goodness that will put the housing industry in a more orderly and sustainable footing.
Overview of the Act No amount of law will be able to eliminate or solve the problems unless they are strictly enforced. As ‘the law is only as good as its’ enforcement’. Pursuant to Section 24 of the existing HD Act, the Minister is empowered to make Regulations. There are numerous concerns on the ‘safety nets’ legislated to protect house buyers. The Housing Development Project Account (HD Acc) must be full proof as nearly all existing abandoned housing projects either have no money or have merger sums in their HD Acc where monies have been ‘schemed’ out from this account and measures need to be made to address this ‘leakage’. To pre-empt developers from resorting to their wayward acts, the Government should seek out feedback, views and suggestions from the National House Buyers Association (HBA) when making improvements to the Housing Development Regulations and the statutory Sale & Purchase Agreements in schedules G, H, I & J. The Build-Then-Sell concept should be carried out without delay for the safety of future house purchasers as, in terms of public interest, this would be one of the most important aspects of the Government transformation plan to touch the lives of people unable to enjoy the prosperity that years of development policies have accrued to them. The Government does shoulder part of the blame for requiring all house sales and purchase transactions
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
70 | PROF JOE CHOO
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Taking Stock of the Property Market in 2012 After the first quarter of the year, both developers and investors have seen the market pick up steam with talks of cautiously optimistic growth hedged by speculation of a property bubble, strong headwinds from the Eurozone and a soft market from other Asian trading partners. Prof Joe Choo looks at the feng shui aspects of the market to bring us a fresh perspective of property market trading.
From a feng shui perspective, every year is made up by 2 Chinese words, namely ‘stem’ (天干) and ‘root’（地支). The ‘stem’ of the year 2012 is ‘ren’ (yang water 壬) while the root is ‘chen’ (yang earth 辰). When the ‘stem’ and ‘root’ are put together, the sound produced is water which denotes the north direction. In the 5 elements production cycle, water produces wood, denoted by the east and the southeast. Therefore the eastern and northern parts of Malaysia are the attractive points for investment this year. Where Malaysia is Concerned Malaysia is made up of the East and Peninsular Malaysia and we may look at this two land masses as a whole picture with a compass in the centre to define the 8 sectors (see picture 1). The eastern
part of Malaysia is Sabah and Sarawak with rapid property development and demand far outstripping expectations. Now let’s look at Peninsular Malaysia, although the east and southeast sectors such as Kelantan and Terengganu are performing well, it is dependent on socio-political factors and those outside these states do not see much potential in them. Even though the Klang Valley is located on the western side of Peninsular Malaysia, it is still the financial district and the most vibrant area. However, a closer inspection would show that key property developers are entering the eastern part of Klang Valley, such as Seri Kembangan, Kajang and Semenyih (see picture 2) with those booming areas rich in relatively cheap land value, yet with the infrastructure
iProperty.com malaysia | 71 links to the city centre and KLIA making them high growth areas in Klang Valley. The North & The South The north, which represents water in feng shui will continue to grow especially Penang. With some manufacturers that had previously restructured or relocated in 2010 regaining their footing, the time is right for a stronger local economic outlook. Add to that the fact that Penang is much sought-after by Indonesians and Japanese as their retirement vista and the property market is ripe for the picking up North. At the opposite end of the peninsula is Johor, represented by fire which is produced by wood, perhaps not a coincidence as to why today’s hottest property market is in Iskandar Malaysia, right in Johor Baru itself. In fact, with this mega-project, Johor has possibly overtaken Penang as the second highest growth area after the Klang Valley in Peninsular Malaysia. While there was talk a few years back, we can see the actions now. Back in 2010, there was a minor boom in Johor due to the economic crisis in Singapore. Locals who worked in Singapore were forced to return home in 2010 and despite unemployment, these people had enough savings to start up small businesses that have benefited the property market since then. Recent movements by the Singaporean government to impose a 13% stamp duty on foreigners who purchase any properties have also added to the charm of investors divesting their investments abroad. As the nearest property market to Singapore is Malaysia, and Johor being the geographical neighbour of the island nation, it stands to gain the most from this ruling and the current sentiment of an exciting and high growth market prevails down south. What to Expect As the property market is driven by the market and external forces, Malaysia’s strong fundamentals, with strong controls and regulations by the relevant authorities, pave the way for land and property prices that were mostly unaffected from the recent global financial crisis. Provided that the needs of investors and customers are met, the Malaysia property market outlook in 2012 should remain attractive and will gain a healthy flow of investment options both local and foreign.
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”).
76 | MASTER SECURITY SCREEN
Safety – Made Plain Simple and Secure We live in an age where safety and security are primary needs for any residence, commercial landmark or retail space. Growing in tandem with these needs are the types of security services and products such as 24-hour guard patrols, CCTVs and security screens. We check out Master Security Screen’s offerings that offer a protection barrier and yet is aesthetically pleasing for the best choices that fit every budget and property type.
When it comes to the safety and security of any family, workplace or even lifestyle centre, having an effective barrier for protection is an essential feature. This is the reason why Master Security Screens provide both security doors and security windows. Security That Frees You If you hate having grilles and other barriers that make the place look like a prison, then it is time to free yourself from these options. Master Security Screen’s Security Doors and Windows
iProperty.com malaysia | 77
are stronger than aluminium or steel grille alternatives with less visual obscurity that these alternatives. The variation of dimensions allow for effective screening of large openings and patios while the Marine Grade Stainless Steel mesh material in a unique mesh retention system will avoid corrosion. There are hinged and sliding configurations to choose from too, with 4 Security Door types and 6 Security Window types to choose from. In case of emergencies, there is an egress through the screen while still ensuring external security. This all important feature couples with an internal panic release latch system that allows quick release for occupants of the property without harming their security and peace of mind under normal circumstances. This SPR series of latches (Single Point Release) is designed to use only a one-point locking system at the centre base of the screen, creating faster and easier exits for all ages and physical abilities. Creating a Natural Barrier Imagine, a safety screen that also reduces up to 66% of radiated heat and 66% of harmful UV rays. This is what Master Security Screens offer. They reduce energy
Malaysia Sole Distributor: Elegant Home Decor Sdn Bhd (768604-U)
consumption and keep out harmful bugs, like intruders and other pests, while keeping a natural flow of ventilation to internal spaces, making the space feel amazingly connected to its surrounds. Ideal for those who are away on business or leisure, these security screens provide that essential barrier for seasonal occupants. An added advantage to make life blissfully simple is its ease of installation.
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Interior Design
Serviced Office
78 | HOME SERVICES | CLASSIFIED
We provide One-stop renovation package & services in overseeing your house or office renovation from the very start till the end, all customized to your needs, saving you of any hassle or worry: ~Interior Design ~Lighting ~Furniture ~Home Appliances ~Curtain
~Painting ~Cleaning Services ~Any special request by client ~Potential tenants search
Deco More Studio Sdn Bhd
Custom Furniture
Interior Design & Build Consultant
Fax: 603-6201 9900 | Email: decomorestudio@yahoo.com
Your One Stop “Made-To-Order” Centre for Quality BURMESE TEAK, MERBAU, NYATUH, WALNUT, ELM & ROSEWOOD furniture We carry wide range of: Craft & Antique Furniture Porcelain Wares Assorted Knick-Knacks No 5, Jln Tun Mohd Fuad Tiga, Taman Tun Dr Ismail, Damansara, 60000 Kuala Lumpur, Malaysia Tel: 03-7728 1000 / 03-7728 4692 | Fax: 03-7728 4692 | HP: 012-322 6103 | Email: chinwliu@yahoo.com
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One Stop Pool Services Our Services Include: ~ Swimming pool & water features maintenance. ~ Pool rectification works. ~ Supplies pool equipments & fittings.
80 | 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
82 | iLUXURY
Acappella Residences
Vue Residences
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
Location: Jalan Pahang, Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 2833 sqm Built Up: 500 - 1,003 sq ft Listing Price: From RM371,600 Completion Date: Dec 2013 (Expected) Developer: Tanah Perangsang Sdn Bhd (538766-X) Phone: (6016) 229 5168 Fax: (603) 5637 9370 Website: www.vueresidences.com.my
Laman Ceylon
Icon 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: 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
84 | KLANG VALLEY CONDOMINIUM
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
Project Name: Amarin Wickham Location: Ampang Hilir, Ampang, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: Approximately 1 Acre Built Up: 2,848 - 9,258 sq ft Listing Price: From RM2,998,000 - RM8,755,000 Completion Date: Dec 2012 (Expected) Developer: Amarin Wickham Sdn Bhd (737270-W) Phone: (603) 7729 1120 Fax: (603) 7729 2120 Website: www.amarin.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: AraGreens Residences Location: Ara Damansara, Petaling Jaya, Selangor Property Type: Serviced Residence Tenure: Freehold Land Area: 7.5 Arces Built Up: 684 – 3,831 sq ft Completion Date: 2015 (Expected) Developer: HSB Development Sdn Bhd (710822-A) Phone: (603) 2787 0688 Fax: (603) 2787 0699 Website: www.aragreens.com
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86 | KLANG VALLEY CONDOMINIUM
Project Name: Koi Prima - Phase 1 Location: Puchong, Selangor Property Type: Condominium Tenure: Leasehold Built Up: 1,055 - 1,098 sq ft Listing Price: From RM320,000 - RM398,000 Completion Date: 2015 (Expected) Developer: Pagoda Canggih Sdn Bhd (371936-H) Phone: (603) 5623 3333 / (6019) 387 3122 Website: www.koiprima.com
Project Name: Suria Jelutong Location: Bukit Jelutong 2, Shah Alam, Selangor Property Type: Soho Land Title: Commercial Tenure: Freehold Land Area: Approximately 4.5 Acres Completion Date: March of 2015 (Expected) Developers: Sunsuria Hillpark Sdn Bhd (561852-T) Phone: (603) 6142 2727 / (603) 6145 7777 Fax: (603) 6142 2227 Website: www.sunsuria.com
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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88 | 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
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
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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90 | KLANG VALLEY LANDED
Project Name: Tujuh d'Wangsa Location: Titiwangsa, Kuala Lumpur Property Type: City Bungalows Land Title: Residential Tenure: Freehold Built-Up: 5,255 - 7,146 sq ft Listing Price: From RM3,985,800 - RM5,960,800 Developer: Utama Lodge Sdn Bhd (486092-V) Phone: (603) 7726 8118 / (6017) 361 8118 Fax: (603) 7728 3636 Email: sales@shcsb.com.my Website: www.tujuh.com.my
Project Name: Areca Residence Location: Laman Rimbunan, Kepong, Kuala Lumpur Property Type: Semi-detached House Land Title: Residential Tenure: Leasehold Built Up: 3,372 sq ft Listing Price: From RM1,760,800 - RM2,365,800 Completion Date: 2012 (Expected) Developer: Rimbunan Melati Sdn Bhd (304034-U) Phone: (603) 6257 1968 / (603) 6257 8968 Fax: (603) 6257 8968
Project Name: Twin Villas @ USJ One Park Location: USJ, Subang Jaya, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Leasehold Built Up: 3,774 sq ft Listing Price: From RM2,388,000 - RM2,518,000 Completion Date: 1st Quarter 2014 (Expected) Developer: BHL Construction Sdn Bhd (665759-W) Phone: (603) 2278 1118 Fax: (603) 2278 1119 Website: www.usjonepark.com
Project Name: Seri Wirani 8 Location: Bandar Baru Bangi, Bangi, Selangor Property Type: 2.5-sty Terrace/Link House Land Title: Residential Tenure: Leasehold Built Up: 2,755 sq ft Listing Price: From RM595,248 - RM817,632 Developer: Jeram Perwira Sdn Bhd (504400-V) Phone: (603) 5629 2600 Fax: (603) 5637 9370 Website: www.prinsiptek.com
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92 | 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
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: Sazean Business Park Location: Klang, Selangor Property Type: Shop-Office Land Title: Commercial Tenure: Freehold Land Area: 22’ x 75’ Listing Price: From RM1,650,000 Completion Date: June 2013 (Expected) Developer: Sazean Development Sdn Bhd Exclusive Marketing Agent: REI Group of Companies Phone: (603) 9058 6692
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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94 | OUTSIDE KLANG VALLEY MIXTURE
Project Name: D’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: Ivory Villas (Type D) Location: Perdana College Heights, Nilai, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 50'x100' Built Up: 2,940 sq ft Listing Price: From RM704,045 Completion Date: July 2012 (Expected) Developer: Seri Pajam Development Sdn Bhd (291244-M) Phone: (606) 758 1988 Fax: (606) 759 4788 Website: www.seripajam.com.my
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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
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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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102 | JENNIFER CHANG
Investing
in Iskandar Malaysia Launched on 4 Nov 2006 by the then Prime Minister, Tun Abdullah Ahmad Badawi, Iskandar Malaysia recently celebrated its fifth anniversary with Prime Minister Dato’ Seri Najib Tun Razak officiating the event. Take a drive around southern Johor and the developments are evident, ambitious plans being realised, new buildings sprouting out of the ground at record-breaking pace, and the amazing transformation of what was an empty parcel of land into a vibrant business district replete with education, healthcare and tourism vistas for all and sundry.
Driving around the Iskandar region imbues one with a sense of excitement these days. With the Government’s earmarked developments realising the six sectors of Iskandar’s goals namely creative industry and related services, educational services, financial advisory and consulting services, healthcare and related services, logistics and related services, tourism, it is no wonder why. Among some of the players in the Iskandar landscape include universities, hospitals, theme parks, as well as residential and lifestyle destinations. Some key highlights include the first Legoland in Asia, integrated lifestyle destination at Puteri Harbour, Asia’s first Pinewood Studios and a premium shopping outlet mall. Making It Less Taxing Measuring 2,217 sq km, Iskandar is 3.6 times the size of Singapore’s main island and twice the size of Hong Kong. Its close proximity to Singapore makes it an ideal business destination and a strategic economic corridor in Malaysia. In light of this, generous tax incentives have been provided by the Malaysian Government to promote investment and activities in Iskandar that are mainly targeted at the six sectors being promoted, namely: Tax exemptions have also been categorised into three categories namely for approved developers, approved development managers and IDR-status companies and are available for specific projects and activities within the Medini zone of Iskandar. Although the Iskandar region is a large area that includes Nusajaya, Johor Bahru City Center and other centres, the tax incentives are currently focussed on projects within the Medini area.
MEDINI ISKANDAR MALAYSIA
CENTRAL BUSINESS DISTRICT - JOHOR BAHRU 25 MINS
PORT OF PASIR GUDANG
PORT OF TANJUNG LANGSAT
MALAYSIA CUSTOMS & IMMIGRATION 5 MINS SECOND LINK PORT OF TANJUNG PELEPAS 7 MINS
SINGAPORE CUSTOMS & IMMIGRATION 10 MINS
SINGAPORE
CHANGI INTL AIRPORT 47 MINS
JURONG PORT 15 MINS CENTRAL BUSINESS DISTRICT - SINGAPORE 32 MINS
Approved Developers Approved developers are companies that develop various projects in Iskandar and the tax incentives for them include: • Tax exemption up to year of assessment 2015 on income from the disposal of any right in or over land within Medini • Tax exemption up to year of assessment 2020 on income from the rental or sale of buildings within Medini • Withholding tax exemption up to 31 December 2015 on payments made to non-residents for technical services, interest and royalties. Developers who may already own land within the Medini area and would like to dispose of the land will be tax-exempt if they do so. Alternatively, should the developer decide to build and subsequently sell or rent the building, the income from such sale or rental will not be taxed up to year of assessment 2020.
iProperty.com malaysia | 103
Approved Developers Tax exemption on sale of land Tax exemption on sale of buildings or income from rental of building Withholding tax exemption (31.12.2015) 1975
2015
2020
Withholding tax exemption (31.12.2015) Tax exemption on income from provision of management, supervisory or marketing services to Approved Developers
Approved Development Managers
The government recognises that for such major projects to succeed, foreign investors and expertise may be required. Normally, a withholding tax of 10% would apply if a company makes payment to a foreigner for services or if royalties are being paid. The withholding tax could increase to 15% of interest on loan if it is being paid by a company to foreign lenders. The exemption of withholding tax facilitates such transactions and reduces the tax cost of operating for the developer within Medini. Approved Development Managers Approved development managers are companies which provide services to Approved Developers. The tax incentives granted include: • Tax exemption up to year of assessment 2020 on income from provision of management, supervisory or marketing services to an Approved Developer • Withholding tax exemption up to 31 December 2015 on payments made to non-residents for technical services. It is important to note that some of the tax incentives are up to 2020, while others up to 2015. This makes sense as the Government is encouraging activities in the Medini area to
commence soon, so that projects such as selling of land, building and managing of projects can be completed by 2015. Longer term activities such as rental of buildings would be provided with tax exemption up to 2020 by which the Iskandar region is expected to be a vibrant metropolis. IDR-Status Companies Following the development of Medini, businesses that move their offices and operations within Medini and are involved in the six sectors promoted by the Government will be recognised as IDR-status companies and will enjoy tax incentives due to this status. IDR-status companies are expected to operate businesses (or ‘qualifying activities’) such as a hotels, hospitals or conference centres within the Medini area and could even be involved in visual and performing arts and film production.
104 | JENNIFER CHANG IDR-status companies enjoy the following tax incentives: • 10 year tax exemption on income from qualifying activities • 10 year withholding tax exemption on payments made to non-residents for technical services and royalties The difference here is that IDR-status companies are provided with 10 year tax exemptions from the start of the business. There is no specific date when this incentive will expire as different companies will commence their business activities on different dates. Instead, IDR-status companies must commence business by 31 December 2015. However, this begs the question of whether the buildings built within Medini will be fully ready by 31 December 2015 for all the IDR-status companies to locate themselves? What is understood is that temporarily, alternative arrangements to house offices in another location would be allowed pending the completion of building projects within Medini. On top of fiscal incentives highlighted above, the Government has also provided non-fiscal incentives such as: • Exemption from the Foreign Investment Committee requirements • Freedom in sourcing foreign capital • Freedom in employing foreign knowledge workers within the promoted area (i.e. Medini at this stage) Exciting Times Ahead Iskandar Malaysia is one of the largest single development projects ever undertaken in the region. It is set to provide a socio-economic boost to Malaysia by creating a vibrant metropolis and job opportunities for Malaysians. What is interesting to note is the spillover effects that although the tax incentives are currently only targeted for the Medini region, the surrounding areas within South Johor have seen major interest from other private enterprises. The Danga Bay and Genting Group’s premium outlet are some examples.
Recently, property developers such as S P Setia and the Sunway Group also announced their intention to acquire more land bank for development projects this area. This augurs well for the Iskandar region where we can surely expect more growth in business investments in the near future.
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.
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106 | ACESCUBE
Controlling Household Debt Effective from 1st Jan 2012, banks have started using net income instead of gross income to calculate the debt service ratio for loans. The guideline covers housing, personal and car loans, credit cards, receivables and loans for the purchase of securities. The effectiveness of the ruling can be seen in the lower number of vehicles and properties sold since January.
The Central Bank has good reasons to rein in the rising ratio of household loans to income as the benefits are manifold. Previously, whoever signed up for a new housing loan and other types of consumer loans could be grossly over-geared and may have inadequate disposable income for monthly household expenses. Don’t forget that for many sole breadwinners, they also have to shoulder a host of other payments - spouse and children’s household expenses and education fees, pocket money to ageing parents and dependents, and other miscellaneous expenses. Consolidation of Household Income With the prevailing uncertainties in the world today, it is a good time for families to consolidate their household income and expenses account. Consumers need to be more responsible in managing their finances especially those who take loans to buy property, and the knowledge of how to self-regulate. “Too many young people are getting themselves deep in debt, as they usually accumulate debts between the ages of 20 and 30” said Kevin Cheong, Managing Director from AceScube (M) Sdn Bhd “I believe the right policy is the first step to steer people in the right direction of living within their means rather than allowing them to become dependent on debts to maintain their lifestyle.” “The recent Responsible Lending Guidelines to ensure prudent lending to retail sectors would also ensure only those who were eligible to furnish their loans be allowed to obtain financing,” he added.
iProperty.com malaysia | 107 “I again encourage Malaysians to be careful in the amount of debt they take on in terms of residential mortgages because (interest) rates will go up some day,” he said. Bank Negara Malaysia (BNM) has issued similar caution a year ago to ‘normalize’ the fluctuation of the Overnight Policy Rate (OPR). Impacts to the Property Buyer As for the property sector, the net income formula and maximum loan-to-value ratio of 70% for a third and subsequent housing loan taken by a borrower would avert unhealthy speculative activities and rein in a sharp jump in property prices. The lower loan quantum would inadvertently increase demand for affordable housing products and developers would have to redesign their products to cater to this market. Nevertheless, those with the means and surplus cash to spare can opt to invest in more properties as they still offer one of the best hedges against inflation. Even though worries of an economic slowdown may lead to a potential property bubble, buying property in developed areas with public amenities and near commercial hubs are the key factors to considering a buying decision regardless of timing.
With reviewed property prices in the past decade, and a budget of RM 200,000.00 to opt for a property, there is a wide selection within the Klang Valley. Nowadays, the same budget to buy a property within the Klang Valley is hard to come by. However, after the great recession we went through within the decade, property prices were only slightly affected, returning to its prerecession peak from 2009. “Referring to more than 4,000 customers who engaged in housing loans for their own residences or investment, worry of an unpredictable risk on taking a housing loan is the major concern while making a property buying decision,’’ says Kevin “loan offering by financial institute today is up to 40 years of age or up to age 65 and borrowers are facing property foreclosure risk throughout the loan contract term. Rising living cost and reduced earnings are depleting savings of elderly and more pensioners will die in debt.” Property investment is still the top ranked option to cope with inflation based on records of long term investment and subject to the way you manage a housing loan. AceScube’s BLR Management Service helps reduce the impact of BLR (Base Lending Rate) fluctuation to housing loan, and slashing up to 50% of loan tenure and interest with advice on individual financial situations, loan contract terms and account status that comes with legal assurance in managing the crisis. In fact, AceScube is offering a Customer Appreciation Program to assist housing loan borrowers who intend to shorten their loan tenure by half, avoid loan tenure extension and extra interest chargeable beyond their loan contract, and the best part is to without paying extra from their own pocket.
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 info on AceScube’s BLR Management Service and Customer Appreciation Program log on to: www.acescube.com.my or contact them at info@acescube.com.my.
AGENCY DIRECTORY Harta Putri
Prosper Realty
GS Realty Sdn Bhd
E(3)0628
E(3)1092
E(1)1307
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
Founded in 2005, Prosper Realty is an established real estate agency with a unique combination of knowledge and entrepreneurial flair. Through strategic partnerships with reputable developers and financial institutions, we are proud to be recognized as providers of high quality commercial and residential property, simultaneously offering clients plenty of successful opportunities in investments; selling or buying and leasing of properties. We also have a dedicated team specializing in Project & Property Management; Property Development & Investment Consultancy; Sub-sales & Auction Sales as well as Property Auctioneers. Take full charge of your career now! Join us and together we will make the most rewarding professional experience ever!! Kota Damansara Tel: (603) 6156 3366 | Fax: (603) 6156 3399 Mont Kiara Tel: (603) 6207 8222 Fax: (603) 6207 8111 Web: www.prosper.my
GS REALTY, formerly known as YL REALTY, has been established since 1999 as a real-estate specialist. Our principle practice was begun in 1986 and we specialize in project marketing besides our core business. With our strategic experience and well-informed as well as intelligent sales team, our brilliant marketing strategies for new project developments in the Malaysian and international markets have been very well received. Today, GS REALTY is renowned as one of the largest real estate firms in Malaysia, winning multiple awards, such as the ASIA PACIFIC EXCELLENCE BRAND 2011 and we have co-organised one of the biggest Real Estate Conference in Malaysia, the ‘National Conference – Wealth from Real Estate Investment in Asia’ (2010) and ‘Wealth from Real Estate Investment in Asia’ (2011). Join us and create a prosperous and successful future for yourself! Contact us for further information and the next step in your career. Tel: (603) 9222 5796 / (603) 9222 5797 Fax: (603) 9222 5791 Web: www.gsrealty.my Email: enquiry@gsrealty.my
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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112 | LAUNCH PAD
Prepare for
Take Off
If life is like a box of chocolates then the property market can be like a mixed nut tart. You never know what you’ll get, but you can almost always prepare for the upcoming crop of properties that will potentially help your financial portfolio take-off. This is what launch pad is for, our take on what is potentially a hot property.
South Klang With Gamuda, WCT, i&P and KSL in the mix, this is one hot walnut
Kota Kinabalu is poised to outgrow even KL this year
Penang’s a pecan with a clear shift into Affordable Housing by the Local State Government
Johor Bahru Parcel A is becoming an almond of a proposition with retail and commercial focus