StarProperty.my February 2017 by StarProperty

FEB

2017 WEDNESDAY

BRIDGING HOMES AND PUBLIC TRANSPORT

Ekovest expands its highway network, incorporating developments that are purpose built to merge with public transportation. P02-03

INSIDE THIS ISSUE www.starproperty.my

TWO JOBS, ONE HOUSE

DOES WORKING HARDER HELP IN PROPERTY BUYING? > P04 facebook: starproperty.my

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– Ekovest Bhd managing director Datuk Seri Lim Keng Cheng

ANALYSING MRT’S IMPACT IS THE MEGA INFRASTRUCTURE A FRIEND OR FOE? > P16

Emag: StarProperty.my (English) / Property Trends (Chinese)

UNPARALLELED QUALITY OF LIFE

INSPIRED TO BE THE PINNACLE OF BANDAR SUNWAY, D’LATOUR IS ONE OF THE UPCOMING HIGH-RISE DEVELOPMENTS TO LOOK OUT FOR. > P24

cover story

02 connectivity By VIKNESH ASHLEY

vikneshashley@thestar.com.my

BRIDGING HOMES AND Ekovest expands its highway network, incorporating developments that

KOVEST Bhd is one of the more unique property cum construction companies in Malaysia, striving to build bridges between key aspects of the country, which are the community and public transport via the introduction of the company’s very own highways. The developer is responsible for the Duta-Ulu Kelang Expressway (DUKE), an 18km expressway that stretches from the east to the west along the northern corridor of Kuala Lumpur. “The DUKE is a concessionaire highway and not a designer highway, thus we aim to transport people who use our highways from point A to B in the most efficient time possible,” Ekovest Bhd managing director Datuk Seri Lim Keng Cheng explains. The developer had also shaped two infrastructure developments in the works. One of these developments consist of the DUKE 2, comprising two links which include the Sri Damansara Link, connecting the MRR2 and DUKE expressway, which helps disperse traffic to and from MRR2 to the city center. The TunRazak Link is also part of the second phase of the DUKE expressway, providing an additional dispersal link between DUKE and MRR1 expressway, thus creating an additional dispersal option for Jalan Tun Razak during congestion periods. The next project that Ekovest is looking into is the Setiawangsa – Pantai Expressway, formerly known as DUKE 3. This 32.1km highway is supposed to link MRR2 at University Tunku Abdul Rahman (UTAR) to either the Federal Highway or the Kerinchi Link. Connectivity to the following areas will be achieved via the aforementioned upcoming project; for example the MRR2 expressway, Wangsa Maju, the DUKE, Ampang Kuala Lumpur Elevated Highway (AKLEH), the Maju Expressway (MEX), Kampung Pandan and the City Centre, Bandar Malaysia, the New Pantai Expressway (NPE), Old Klang Road, Jalan Syed Putra, Federal Highway and the Kerinchi link as well. Lim explains, “We do not build highways just for the sake of building highways. Ekovest has conducted several traffic studies, and transport master plans to identify the areas of Klang Valley that truly requires enhanced dispersal links to better allow people to move around the city.” Lim also plans to enhance the expressways with Park and Ride facilities that would act as appendices to MRT and LRT lines. The company would like to create a park and ride facility with more than one purpose. “In line with our Park and Ride facility, we want to make life convenient for patrons that use these facilities. We plan to choose tenants such as supermarkets, keeping in mind that people can quickly buy their groceries

3.9bil

“For the financial year 2017, we are expecting for the overall group performance to improve as we have begun construction works for the RM3.9bil Setiawangsa-Pantai Expressway,” Lim comments.

just before they head home,” Lim enthuses. Lim adds, “The concept is simple, after patrons disembark the LRT or MRT, they can directly access the Park and Ride building, head to the supermarket, shop and immediately drive away via an uncongested route.” If the public wonders as to why Ekovest a property developer, is actively creating connectivity options for the nation? To this Lim said, “We want to be seen as an innovative company that provides holistic solutions for our clients as well as customers. Ekovest had successfully ended their financial year on the 30th of June

in 2016. The previous year had been eventful for the company which had recorded a profit of RM155mil backed by revenue of RM793mil. “For the financial year 2017, we are expecting for the overall group performance to improve as we have begun construction works for the RM3.9bil Setiawangsa-Pantai Expressway,” Lim said. Next Ekovest plans to expand their property development within EkoTitiwangsa. The developer plans to launch a dual block high end property, targeting oversea buyers. “We plan to continually focus on releasing more transit oriented

developments such as EkoTitiwangsa and EkoCheras. Developments such as these ensure that residents are well connected to not only highways but also public transport. Additionally we have also pledged our interest in building the Perumahan Penjawat Awam 1Malaysia (PPA1M) for the government,” Lim said. Ekovest still has many goals and ambitions to be explored as Lim explains, “we have many plans and aspirations for the company and most of them are achievable.” “We currently own land banks in Johor and Pahang that had been

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

PUBLIC TRANSPORT are purpose built to merge with public transportation.

1 Supervision Building at Batu Toll Plaza, DUKE. 2 DUKE Highway TCSS Control Room. 3 KL River City. 4 Park and Ride Facility, Segambut Rest and Service Area (SEGAR). 5 Ekovest Bhd managing director Datuk Seri Lim Keng Cheng.

“We currently own land banks in Johor and Pahang that had been acquired at a very minimal rate so, our holding power for those land banks are strong. –Lim

acquired at a very minimal rate so, our holding power for those land banks are strong. Additionally we have the capability to hold on to these land banks until we can see a need for development in those areas. Once the surrounding areas of our land banks grow in terms of development, we will review accordingly,” Lim says.

When asked about the property outlook for this year Lim firmly stated, “Property is a good investment avenue for everyone. If one is equipped with the sufficient capital, wait no longer and take action right away as it is the best time to purchase property now.” Lim adds, “The property market will not drastically dip and I foresee that the property market should either improve

or recover to a certain extent between the third and fourth quarter of the year.” Property buyers can look out for Ekovest developments here in Malaysia or overseas level. Lim said, “StarProperty.my Fair is still one of the biggest property expos. Consumers always look forward to seeing what we have to offer at the expo.”

main feature

04millennials By LEE YAN LI

lylee@thestar.com.my

TWO JOBS, Does working harder help in property

www.starproperty.my StarProperty.my StarProperty

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Content Coordinator FOO KOK MENG

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Content Writers LEE YAN LI VIKNESH ASHLEY CAITLYN NG NURUL ASMUI JONATHAN ROBERTS Designers KWONG CHEE OON QUEENY YONG

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HAT does a second job has to do with buying a property? For those of us who are born without a silver or golden spoon, and short of inheriting one from parents or some mysterious wealthy distant relative, it would be normal to assume that owning a home would be through our own effort and ability, which means getting the “dough” is the determining factor. Our career, being one of the most common ways of earning money, is among the most reliable ways to save up to purchase a property. But when one job is not enough, why not consider another?

Are Gen-Y keen on working more to buy a house?

While most young people agreed a second job could be a way out, the reality is that most of them doesn’t even seem to be thinking of it. “Most of my peers would like to buy a house, and they have dabble in financial planning and investment to achieve the goal, but maybe only one or two out of ten are working a second job,” said Ow K. H., an office executive who said a second job is a viable option if he decides to commit in homeownership. He said while there are plenty of options when it comes to temporary employment, the choice is rather limited when it comes to a part-time job that complements the grueling working hours of a permanent employment. “It depends on expertise and professional fields, like a graphic designer may be able to find freelancing opportunities,” added Ow. He said this lack of initiative among his friends seems to stem from a reluctance to step out of their comfort zone, although the grueling and longer working hours when add in an additional job is also a likely factor. “However, I have friends that embark on a second job and realise that it pays better than the first job, and end up switching their careers,” he said. “There are simply not many part-time hiring that allows for flexible schedule. Most part-time employment demands a certain commitment and it is hard to accommodate to the schedule if you have a full-time job,” said Yap R. P., a 30-year-old marketing executive. She said for her friends who are struggling to buy a house, financial investment is the more common tool to prepare the funds. For future graduates who will be facing the same issue, housing affordability might be a concern, but there is still a lack of a sense of urgency. Liong Y. L. said while she has plans to buy a house within the next five years, her current savings are likely to be spent on travel expenses. The 22-year-old accounting student said she is able to earn RM100 to RM200 for a oneday stint working in events.

How do other Gen-Ys do it?

Facing a softening property market for the past few years, the main concern is it’s increasingly difficult for young people and first-time homebuyers to acquire a property. Stakeholders are offering different solutions to remedy solutions, the government offers various housing subsidies and schemes, the developers offer promotional packages to entice prospective buyers, and numerous financial coaches offer tips on house buying, but the sure-fire way to achieve home ownership still depends on the buyers. It is not just a matter of saving up the cash for the down payment, legal fees and stamp duties. Picture yourself buying a house, what would be the common criteria taken up by the bank despite their different ways of evaluating a loan application? Would the applicant be able to repay the mortgage with his or her income source? In 2012, Canadian Sean Cooper became a small media sensation when he paid off his $255,000 (approximately RM870,000) mortgage in three years and two months, by living frugally and yes, working three jobs. In Hong Kong, a city of notorious high living expenses and expensive house prices, the workers have earned a nickname of “7-Eleven” due to their workings hours from 7am to 11pm. Some reports said 30% of Hong Kong’s workforce is involved in part-time employment, which translated to additional earnings of HK$4000 (approximately RM2,285), a side contribution for mortgage payment. According to researches by Khazanah Research Institute and Demographia, Hong Kong’s housing affordability rating is at an alarming rate with a Median Multiple of 18.1, meaning a house would cost them 18 years of annual income on average. The reports showed Malaysia’s major market Median Multiple was at a seriously unaffordable 4.6, while Kuala Lumpur had a severely unaffordable Median Multiple of 5.4 in 2014. Kelly Services, an employment agency & recruitment company, said with an average salary of RM1,200 to RM2,000, and approximately of 40.7% of income spent on markets for basic necessities. According to Kelly Services data for 2016, the ratio between permanent hires versus part-time is 11% and 89%.

Time by the dime

Compare to some other countries, an additional job seems to be an afterthought for most Malaysians. Crowdsourcing Industry Association of Malaysia (CIA-Malaysia) president Michael Tan opined that the part-time job culture in Malaysia is less prevalent when compare

to other countries, as people are usually less serious when it comes to temporary employment. “Although the cost of living is going up, it is consider manageable, there is no strong incentive to embark on a second job, so most people hold a second job for fulfilment or leisure. This resulted in lesser commitment on the job, and employers feel less inclined to offer part-time employment as it is harder to manage them,” he added.

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

ONE HOUSE buying?

Tan said most companies would prefer to outsource tasks rather than hiring a staff to handle part-time assignments, which is why outsourcing company has been doing quite well in Malaysia. When it comes to part-time employment, he said one has to distinguish between skilled and non-skilled jobs. In general, roughly 70% of these jobs require little or no skill, but the job to applicant ratio is approximately 1 to 50, while for skilled jobs, the ratio is around 1 to 20. Higher value and skilled jobs include transcription, software testing, design, market

research, programming and others. However, he also said part-time employment, unlike some countries such as Australia, has no guarantee of minimum wages, which creates possibility of abuse and improper treatment. This has contributed to lower interest in those seeking part-time employment. “On average, the wage per hour would be around RM7 to RM10, F&B industry pays approximately RM7 per hour, brand retail workers from RM6 to RM8. It is consider good enough to attract employees, but not enough to retain them.

“Our career, being one of the most common and legitimate way of earning money, is among the most reliable ways of accumulating cash, save up and purchase a property. But when one job is not enough, why not consider another one?

“IT industry pays better than the average, while Uber and GrabCar drivers’ earnings are also above market average, with an estimation of RM15 to RM20 per hour,” he said. One the other hand, Chur Associates founder and managing partner Chris Tan disagreed that the country should regulate part-time employment, as the free market dynamic creates a more competitive job market. “Theoretically, part-time jobs pay better than permanent employment, while permanent employment provides security of tenure,” he added. In his opinion, one could always refuse an offer if the term is not good enough. “The reality is single income today is hard to get a mortgage. Last year's high loan rejection rate also showed most of the loan applications being approved were based dual income, and it could be husband and wife, boyfriend and girlfriend or with family members. “The problem with second income is how do you prove it? If you want the second income to assist you to get loan approval, you have to assure the bank that it is a regular source of second income, so they will recognize it as part of your ability to repay the loan. “If you don't declare your second income, the second income will only help you pay the deposit, installment and so on,” he said. He suggested that ways to prove sufficient income generation include payments in forms of EPF, taxes and GST contribution. Applying a credit card will also provide a track record of one's financial ability, as it will involve proof of income, payment record and so on. While there is generally no legal restriction on employee seeking side income outside their formal employment, unless stated explicitly in the employment contract, Tan said those who are concern with complication arises from the situation could reach an understanding with their bosses or companies. He also said there may be restrictions for employees in public sector or members of professional bodies.

Flex work to untap potential of financial empowerment

For those who want to buy a house to start a new family, a flexible work life that boosts female labour participation could also be the key to achieve homeownership. Talent Corporation Malaysia Bhd's flexWorkLife.my campaign is promoting another way to tackle the issue of additional income sources for a young families. TalentCorp chief executive officer Shareen Shariza Abdul Ghani said the flexible work arrangements (FWAs) included telecommuting, compressed work week, part-time, staggered hours

Chur Associates founder and managing partner Chris Tan.

TalentCorp chief executive officer Shareen Shariza Abdul Ghani.

Crowdsourcing Industry Association of Malaysia (CIA-Malaysia) president Michael Tan.

and school holiday work arrangement. These flexible arrangement helped women to participate in the workforce in conjunction with their family commitment. “Coupled with its Career Comeback program, Malaysia’s female labour participation rate (FLPR) climbed to 54.1% in 2015, up from 46.8 % in 2010. Based on World Bank estimates, this 7.3% increase resulted in an additional 750,000 women entering the labour force, over and above contributing an additional 0.3% GDP growth per annum,” said Shareen. Not to mention, this comes with financial empowerment that strengthen the family's financial position. Some might be nostalgic of the days when a single income is sufficient to support the family and buy a house, but when life gives you lemon, make lemonade.

developments

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

06township By LEE YAN LI

lylee@thestar.com.my

A TALE BETWEEN TWO “BANDARS” Bandar Puteri Bangi offers the best of both worlds.

ESTLED between the lively Bandar Bukit Mahkota and Bandar Seri Putra, Bandar Puteri Bangi is a mixed development that sits at the border of Selangor and Negri Sembilan. With the convenience of urban amenities and the availability of natural environment, the township brings the best of both worlds in its 360-acre freehold township. The master plan developed by IOI Properties Group Bhd includes meticulous details in the landscape design, the environment wellbeing and a mixture of attractive development components. They include a commercial Hub with three- and four-storey shop offices; integrated commercial development and hypermarket; a residential precinct with two-storey terraced house, townhouse, service apartments, condominium and affordable apartments; as well as landscaped area, parkland and public amenities. In the Street of Dreams, there are 3 themed streets, namely the California Street, Tropical Street and Art Street which realises the vision of a lifestyle hub that places a premium on sustainability balanced with individuality. The landscape is inspired with tree-lined boulevards, lush flora and spectacular landscape festooned with art sculpture, creating a green network that reconnects the urban population

with the natural landscape of township. One can move along the Street of Dreams and end its relaxing journey at the open green park oasis. Palm Trees Forest surrounding the wetland provides active and passive recreational space. The 7.5-km dedicated bicycle lane with jogging track along the exclusively themed streets ensures maximum convenience for those who enjoy the outdoors. Almyra Residence, which offers four tower blocks of serviced apartments over five acres of lands, consists of 669 units at built-ups ranging from 969 sq ft to 1, 219 sq ft. The flexible layouts of three bedroom and two bathrooms to four bedrooms and three bathrooms provide versatility to cater to the living needs of the family, while the gated and guarded three-tiered security system provides peace of mind. Residents will be able to enjoy facilities such as swimming pool, gymnasium, wading pool, multi-purpose hall, multi-purpose court, cabana, BBQ area, hammock, children’s playground and SPA pool. The project is scheduled for completion in November 2017. Palmyra Residence, another serviced apartment projects, boasts 588 units with built-up ranging from 893 to 1,066 sq ft. The apartment comes with three bedrooms and two bathrooms

with well-designed features that maximizes space efficiency and style. The multi-tiered security complements the variety of facilities which include kids’ play lab, open terrace, urban garden, water spa, viewing deck, yoga pod, an Olympic length swimming pool and sky lounge. It is scheduled for completion in Nov 2019. Another well-planned development would be The Terresse 2, which holds 118 units of two-storey superlink houses at a built-up of 2,406 sq ft. The completion date is set in May 2017. The units come with 4+1 bedrooms with four bathrooms and includes a double-volume ceiling height for the dining area. Residents who like a family meal will no doubt enjoy the two spacious wet and dry kitchens. The vision of the grand master plan continues with The Strata, a townhouse development that will be launch in Q2

3 1 California Street at Bandar Puteri Bangi realises the chic and exotic blend of lifestyle hub. 2 Residents can relax in the infinity pool at Palmyra Residence. 3 The Strata is a townhouse development that will be launch in Q2 2017. 4 Explore the lush greenery of the beautiful landscape.

For more information, visit www.ioiproperties. com.my/thestrata

2017. The 604 units will have built-up area ranging from 1,539 to 1,810 sq ft. Besides the spacious private space that materialises in the layout of three bedrooms and two bathrooms, it will also be surrounded by themed landscaped parks such as Organic Garden Parkland, Community Garden Parkland and Flowing River Garden Parkland. The township is accessible from North-South Highway via the Putera Mahkota Interchange and links to Lekas highway (8km), Elite Highway (6km), Silk highway (18km), SKVE highway (18km), Bangi KTM Komuter (4.5km). The Sungai Besi toll booth is located 26.8 km away. The township is close to a myriad of government agencies, hospitals, education institutions and international airports, as well as malls such as Tesco, Giant, Billion, Econsave, IOI City Mall and more, boosting its potential as a mature neighbourhood with great catchment area. With all of its attractive features, Bandar Puteri Bangi is a lifestyle township that offers a sanctuary close to the city, tailored for those seeking a modern and stylish residence, and a perfect commercial haven for astute investors.

developments

08 township By NURUL ASMUI MD AZMI

asmui@thestar.com.my

RANDED as ‘A City of Contrast and Diversity’, Kuala Lumpur is a dynamic city defined by its capital wealth, diverse culture and a long and colourful history. According to the Kuala Lumpur’s official tourism website, KL is a home to 1.8mil people over an area of 243 sq km. With an increase in population growth and more keen homebuyers, there is no doubt to why the demand for houses has soared in the city. To enhance the property sector that is already booming within the enclave of KL, Naza TTDI Sdn Bhd, one of the top developers in Malaysia, is bringing a new spirit into the city with an astounding property development named KL Metropolis.

A capital masterpiece

This mega project is envisioned to be Kuala Lumpur’s ‘International Trade and Exhibition District’ which will generate long-term wealth. Launched in Oct 2011, KL Metropolis is spreads across 75.5 acres of prime land that is strategically situated and surrounded by prestigious townships such as Mont Kiara, Sri Hartamas, Damansara Heights and Bangsar. As one of the flagship developments that would contribute to the growth of the northern district of Kuala Lumpur, KL Metropolis is also poised to boost the MICE (Meetings, Incentives, Conferences, and Events) sector and business tourism. It’s aim is to become the premier and preferred MICE destination in the region. KL Metropolis offers a well-balanced development that features not only high-class residence, but also exclusive hotels, wellness suites, enormous exhibition centre, luxurious megamall, convenient offices, and modern recreation centers which complement each other. Situated within the well-known area of Jalan Duta, this most anticipated city within the city has a total Gross Development Value (GDV) of RM20bil and is divided into nine parcels. The first component of KL Metropolis is the MITEC (Malaysia International Trade and Exhibition Centre), while the other eight districts are dubbed MET 1, MET

2, MET 3, MET 5, MET 6, MET 7, MET 8 AND MET 9. KL Metropolis is built on these four key concepts: • To create a dedicated hub to enhance the country’s position as the preferred business tourism destination in the region • To create a conducive environment where local and foreign businesses connect to shape collaborations and partnerships • To build a world-class environment for working, living and businesses • To create a sustainable development through environmental efficiency and pedestrian transit connectivity

Components of KL Metropolis MET 1: 2 blocks of office towers, 1 block of serviced residences and a retail mall MET 2: Strata office with hotel MET 3: Lifestyle mall with NAZA Signature Tower, luxury condo, hotel and Grade A office towers MET 5: Podium retail, office tower, residential tower, hotel and serviced residential tower (Partnership with Hap Seng Land Sdn Bhd) MET 6: Office Towers MET 7: Wellness Suites MET 8: 2 blocks of Strata Office Towers (Partnership with Triterra Metropolis Sdn Bhd) MET 9: Luxury hotel MITEC: Malaysia International Trade & Exhibition Centre

KL METROPOLIS: A CITY WITHIN Distinctive mixed-use developments are metropolis by Naza TTDI.

Modern city living

While the overall development of KL Metropolis is slated for completion by Q3 2027, the first residential project in KL Metropolis is set to hit the market soon. MET 1 Residences, which is a part of MET 1, is expected to be officially launched in March 2017. Spreads across 4.3 acres, MET 1 has a GDV of RM 1.3bil, and comprises of one serviced residence, two office towers and two levels of retail malls with net lettable area of 81,000 sq ft. MET 1 Residences offers an ideal abode for those who enjoy modern facilities and convenient accessibilities. There are four typical layouts available at MET 1 Residence with built-

75.5 ACRES This prestigious project by Naza TTDI is spread across 75.5 acres of prime land that is strategically situated and surrounded by prestigious townships such as Mont Kiara, Sri Hartamas, Damansara Heights and Bangsar.

up areas ranging from 677 sq ft to 1,613 sq ft. Each unit features a floor plan that resembles either a semi-detached or a bungalow layout, depending on the built-up area, to offer comfortable space and innovative design. Aside from the wonderful architecture, residents at MET 1 can also enjoy magnificent panoramic view of the KL City Skyline. MET 1 is at a landmark location, which is at one of KL Metropolis’ entries via Jalan Boulevard. MET 1 Residences has direct access to MET 1 Retail, and is within walking distance to KL Metropolis Central Park, MITEC as well as the MET 3 Lifestyle Mall. Located strategically within the city centre, MET 1 enjoys a dedicated transport system, which include a pedestrian walkway complete with escalators and elevators facilities for residents to walk to Segambut Komuter Station, and the future MRT3 line which includes KL Metropolis as

one of its stops. The estimated completion date for MET 1 Residences is Dec 2020.

Exclusive experience

With various property developments mushrooming in KL, KL Metropolis is rising to provide a unique kind of lifestyle. Other than the luxury condominiums, grade A offices, regional retail centres and hotels components, the development is surrounded by 8.5 acres of lush greenery that features green landscapes, open lawns and sculptured parks. Another key component of KL Metropolis is the MET 3 Lifestyle Mall that is set to become KL’s leading and largest shopping destination. The retail zone offers the perfect setting for modern city dwellers who are seeking for the best lifestyle concept, shopping

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

Name:

MET 1 RESIDENCES

1 The stunning futuristic facade of MET 1 captures the very essence of contemporary simplicity.

Type: Serviced Apartment (Tower C) Overall land size: 4.3 acre Total unit: 616 Built-up: 677 - 1,613 sq ft Selling price: RM696,000 - RM1,640,000 Target launch: March 2017

2 A bird's eye view of the Malaysia International Trade and Exhibition Centre (MITEC), a steeland-glass behemoth that boasts sinuous contours. 3 Both residents and visitors will be awed by the grand front entrance of the MET 1 Residences.

Layouts: Type A: 1 bedroom + 1 flexi area (677 sq ft) Type B: 2 bedrooms (930 sq ft) Type C: 3 bedrooms (1,314 sq ft) Type D: 3 bedrooms +1 studio; dual key (1,613 sq ft) Facilities: Level UG: Porte-cochère, children’s pool,

adult pool, pavilion, jacuzzi and terrace garden Level 5: Reflexology maze, hammock, playground, sunken lawn, lounge, pool deck, yoga deck, aqua gym pool, elevated gym, barbecue garden, children’s play area, games room, multipurpose area and reading lounge Sky Garden on Level 54: Private dining pavilion, observatory lounge and sky lounge

4 Experience breathtaking views of the KL city centre when you make MET 1 Residences your home. 5 Amongst the facilities found at MET 1 Residences is the infinity-edge pool that commands a 360-degree view of the KL city skyline.

centre, which encompasses 13.1 acres of land, contains 11 exhibition halls, three media centres, 10 meeting rooms, nine organiser rooms, three VIP rooms, one restaurant and five cafes. To accommodate to the large volume of visitors, 1,900 parking bays are provided at MITEC. executive chairman and group managing director SM Faliq SM Nasimuddin, MITEC is fully completed, and is expected to be fully operational by the first quarter this year. “We are confident that MITEC with its capabilities to host international events will encourage further growth to the business tour and MICE industry in Malaysia,” he added. Supported by state-of-the-art facilities, MITEC is an architectural masterpiece with a whopping builtup area 141,191 sq m (1.5mil sq ft) that is able to host a maximum of 48,000 visitors at any one time. The exhibition

THE CITY emerging in a

and entertainment options right at their doorsteps. Connectivity wise, each precinct in KL Metropolis, including MET 1 easily accessible through several major roads and highways such as Duta-Ulu Klang Expressway (DUKE), North Klang Valley Expressway (NKVE), SPRINT Highway and Jalan Kuching. Positioned in the heart of where everything matters, alongside distinguished corporate address, KL Metropolis is a fine example of ‘Live, Work and Play’ in an urban concrete jungle.

Malaysia’s largest exhibition space

Naza TTDI is thriving to create the largest international exhibition space in KL’s most sought-after address. And it will soon open for business. According to Naza TTDI deputy

About Naza TTDI

Naza TTDI Sdn Bhd is the primary property arm of the diversified Naza Corp Group. Incorporated since 1973, the group has successfully developed Taman Tun Dr Ismail (TTDI), the 662-acre awardwinning prime township in Kuala Lumpur, and a vast array of property developments. Just last year, Naza TTDI has been awarded with StarProperty.my Awards in two different categories: All Star TopRanked Developer of the Year and Wow Award - Most Iconic Development. With a long and illustrious portfolio, Naza TTDI continues to strive in high-profile developments including KL Metropolis, TTDI Gateway and Platinum Park.

“Be a part of a township that is poised to set new standards in integrated communities in Malaysia.

developments

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

10 township By NURUL ASMUI MD AZMI

asmui@thestar.com.my

TRANQUIL ISLAND LIVING IN LANGKAWI Enjoy the life on a land surrounded by water at Lavanya Residences by Kobay.

VER wonder what would it be like to live on an island? It is the life many would have been dreaming of, a life without being constantly bombarded by multiple notifications that comes from being connected to all forms of media at any given time. Grab the opportunity to ease into island life at Lavanya Residences, one of the finest residential developments by Kobay Property Development Group in Langkawi. This lush green island, officially known as Langkawi the Jewel of Kedah, is a legendary archipelago of 99 islands situated at the western coast of Malaysia in the Andaman Sea. Paying homage to its Sanskrit name of ‘grace and beauty’, Lavanya Residences accentuates on Langkawi’s outstanding natural beauty to seamlessly create a harmonious connection between the development and the tranquil surroundings. Spread across 6.30 acres of freehold land, Lavanya Residences features three gratifying phases. Phase 1 and Phase 2 are landed homes, and Phase 3 is a high-rise development.

Luxurious living

The landed development consists of three types of villas, namely Premium Villa, Garden Villa and Town Villa that are built with distinctive styles and architecture. With only limited units available, the Garden Villa is a 3-storey semi-detached villas with built-up area ranging between 3,236 sq ft and 3,324 sq ft. Designed with practicality and functionality in mind, Garden Villa exudes contemporary elegance and boasts spacious master room with awe-

inspiring views of the greenery. Each villa consists of three bedrooms, a large entertainment room as well as a car porch for two vehicles. The Premium Villa offers the biggest layout with built-up area ranging from 4,640 sq ft to 5,482 sq ft. Each villa has four bedrooms including an extravagant master suite, a large family room, a self-contained maid’s room, a study room, a home lift and a car porch that fits two vehicles directly at the doorstep. Boasting sleek and contemporary pattern, the sophisticated, yet classic grey exteriors of the Premium Villa creates a beautiful contrast with the vibrant landscape surrounding the villas. The three-storey modern abode is also built within a cosy and idyllic neighbourhood to offer utmost privacy for its residents. Built on a smaller scale is the Town Villa, two-storey terrace houses that can serve as a seasonal home for retirees, or a first home for small families. Although the Town Villa is considered the smallest, the villas still provide adequate space with a built-up area ranging between 2,237 sq ft and 2,355 sq ft. Aimed to be the finest residences in Langkawi, Lavanya Residences welcome all residents and tenants through a stylish entrance that has been astoundingly enhanced by natural finishes. Every villa also has its own private swimming pool that is tucked amid lush tropical garden and tiered sun deck. Lavanya Residences’ gated community is also equipped with round-the-clock security to guarantee peace of mind. “The success rate of this project is not only on how well we can build and complete a development, but also in

ensuring that all buyers are satisfied with their purchase. “This means we aim to provide homes with the best conditions for those who are purchasing to stay, and a property with good return on investment (ROI) for property investors, said Kobay Property Development Group chief executive officer Datuk Koay Hean Eng.

1 A modern guardhouse betwixt lush greenery landscape provides a peaceful mind and a serene ambiance at Lavayna Residences. 2 A beautiful contemporary living space that can serve many different functions, from a formal sitting area to a casual living space. 3 Each villa features a sophisticated walkin wardrobe for your perfect bedroom storage solution. 4 A bird's eye view of the crystal blue waters and the wonderful nature surrounding Lavanya Residences.

To offer a variety of property choices, the third phase includes a new hotel, serviced apartment that comprises of 90 service apartment units and 133 hotel rooms. The exquisite fully-furnished units will be an excellent choice for holidaymakers that are looking for a good time with some of the best attractions on Langkawi Island. The proposed design concept of the high-rise apartment features a grand lobby complete with lobby delis and cafes, F&B and function rooms on Level 4, and a roof top facilities floor with a swimming pool and a fully-equipped gymnasium.

Return to nature

Situated in the tranquil beach of Pantai Tengah, the stylish cluster of 37 luxury villas are only a few steps away from the white, sandy beach. Pantai Cenang, the busiest beach town that beckons with myriad activities, sights and attractions is within walking distance from the prime development. The rewards will be worth it as living on Langkawi is all about returning to nature while enjoying all kinds of water sports and one of the most desirable diving experiences. Moreover, living in Lavanya Residences means convenient amenity services, such as hospitality management, housekeeping and buggy ride are just a dial away. All of the amenities are managed by a professional team to ensure all standards and operating procedures are adhered to. If moving to serene island has always been a dream, then make it a reality by owning a home at Lavanya Residences.

developments

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

12 township .

By VIKNESH ASHLEY

vikneshashley@thestar.com.my

VAST EXCELLENCE

Enhancements make Seremban township the choice for the future.

HEN one looks for a township to invest in, some of the key qualities or must haves include commercial areas, education centres and a holistic environment to live and play in. However, within the Klang valley such townships may be well over the budget for most, with property prices steadily on the increase while subsale properties are also quite expensive to commit into. Matrix Concepts has for more than a decade created solutions for those looking for a suitable environment to purchase landed properties for new families to grow and thrive in. Bandar Sri Sendayan (BSS) has been the answer for many property buyers looking for landed homes without breaking the bank. The township hopes to replicate the success of premier townships within the Klang Valley as it strives to create a vibrant and urban expanse with the theme of self-sustainability for a community to grow in. BSS makes every effort to forge a refuge with natural surroundings as its priority. Up to 21% of this township is dedicated to green areas which include gardens and orchards while the other areas are set aside for residential, commercial, high-tech industrial, and leisure development. The difference with this township by Matrix Concepts is that it focuses on what its target market is constantly looking for by creating property products that don’t cut corners yet, produce architectural masterpieces intended for modern living. The attention that BSS has received from perspective property buyers had increased with the upcoming new toll exit at Seremban,

and the development that would stem from the growth of the Malaysian Vision Valley (MVV) as BSS is situated right in the middle of this expanse. Some of the lifestyle enhancements that existing and future property buyers of the BSS township would be rewarded with include the Matrix Global Schools, d'Tempat Country Club, d'Sora Boutique Business Hotel, an Extreme Park, and a 26-acre Sendayan Green Park. Just like how a high rise development would come readily with facilities, BSS has adopted a similar culture by placing its clubhouse as the focal point of the mammoth 5,233 acre township. The residents of Bandar Sri Sendayan will be able to enjoy resort facilities through the d’Tempat Country Club. This clubhouse is focused on offering a variety of facilities including sporting, dining and cafes. The d’Tempat Country Club houses an Olympic-sized swimming pool, splash pool and fun pool as well as a reflective pool, children’s wading pool with play station and water slides, four indoor badminton courts, two indoor tennis courts and two squash courts. The clubhouse also houses a 10lane bowling alley, indoor table tennis facilities, a fully equipped gym, an aqua gym, Jacuzzi, three meeting rooms, as well as a banquet hall equipped with a VIP Holding Room, which can accommodate up to 900 people. For patrons simply looking to relax and unwind, the clubhouse has a spa called the Elixir Naturmedic Wellness Spa. In addition, the clubhouse also has a children play room, a reading room, a mini theatre screening two movies a day and changing rooms equipped with their very own sauna and steam room. d’ Tempat is however, only exclusively for member-use only.

1 Artist impression of Sendayan IconPark, future CBD of Bandar Sri Sendayan. 2 Elymus@Resort Homes is crafted based on keeping all family members, multigenerational together under one roof. 3 Residents of Bandar Sri Sendayan can soak up life’s indulgences at the d’Tempat Country Club, where business meets leisure in every aspect.

21%

Up to 21% of this township is dedicated to green areas which include gardens and orchards while the other areas are set aside for residential, commercial, hightech industrial, and leisure development.

For more information, visit bit.ly/ bandarsrisendayan

In the pipeline is also the Sendayan Merchant Square commercial centre which is slated for completion soon. BSS has since its launch,offered large and affordable homes. Previously, the township had also launched a luxurious element of the township called Resort Homes. Within this luxurious parcel one would find Elymus garden homes. Freehold, these homes will truly enjoy the essence of BSS presented in a double storey semi-detached style. Elymus@ Resort Homes is built embodying a concept that reflects its resort residence nature, surrounded by linear parks, a fountain, pocket gardens, and a par course, framed by a picturesque lake. This distinct product of the Resort Home parcel within the BSS is crafted for those searching for spacious abodes, presented in built-ups ranging between 4,415 sq ft units and larger 5,383 sq ft units. These architecturally blessed residences are as of now fully sold and will be completed within the next couple of months. Those interested to be part of the premier Resort Homes estate can

however, look forward to the next phase of two storey super links presented in 3,251 sq ft built ups that should launch within the first quarter of this year. As reflected in its design, the Resort Home parcel is created for the multigenerational community of property owners, which includes grandparents, parents as well as grandchildren strengthening family bonds under one roof. The 100-acre Sendayan Merchant Square, 5-star d’Tempat Country Club, the internationally renowned Matrix Global Schools and other commercial elements within the township are purpose-built to assure buyers that they are in fact buying into a much larger picture. The BSS township enjoys unrivalled connectivity as it is connected seamlessly to the NorthSouth Expressway Southern Route (E2) situated a mere 7km away. Adding to that the Seremban-Port Dickson Highway is also located within a short drive away. Residents that buy into BSS can also look forward to the proposed High Speed Rail (HSR) link situated a short drive away.

developments

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

14 township By JONATHAN ROBERTS

jonathan@thestar.com.my

REUNITING FAMILIES IN STYLE

A home is only made complete when all family members reunite, and Setia (loyalty) is the eternal bond of familial tie. 1

P Setia, an award-winning property developer, has stayed true to the spirit of loyalty, and continues to thrive in building homes that nurture generations of families. All of S P Setia’s developments are thoughtfully designed to promote family living based on its core philosophy of LiveLearnWorkPlay, through meeting the needs of each and every member of the family. S P Setia has gone all out to express this philosophy by organising exciting rounds of nationwide Chinese New Year celebrations, in which festive joy was shared among Citizen Setia. The three Setia's Perfect Reunion CNY 2017 Celebrations, which were held in Setia Welcome Centre, SPICE Penang, Setia Tropika Welcome Centre, Johor and Setia City Convention Centre, Setia Alam, have attracted large numbers of participants. This celebration was opened with one of the brightest stars in lion dance. Kun Seng Keng Dragon and Lion Dance Association, the two-time winner of the World Lion Dance Championship, which are 2014 International Lion Dance Carnival, Carlsberg International Tournament and 2014 Hong Kong World Lion Dance Invitational Championship, awed the audience with its lively and skilful acrobatic performance. To further hype up the celebrations, these events featured popular celebrities, including MyFM DJs Emely Poon, Ngan Mei Yan, Catherine Ang and Wayne Phoo, who emceed these starstudded events. Other celebrities include Geraldine Gan, Danny Koo, Nicole Lai, Denise Camillia, Beta, Ezy and Apple Kho, who entertained the guests with mesmerising performances. Participants were invited on stage to interact with the celebrities and participate in fun-filled activities. These activities included eating honeycomb biscuits tied to a customised headgear, lip-reading, moving beverage cans with

a pair of giant chopsticks and many more. In conjunction with S P Setia’s Chinese New Year theme that celebrates the precious bond of family, S P Setia’s special “guest”, the “God of Prosperity” handed out limited-edition ang pau to the guests. The events celebrated Chinese cultural traditions with activities such as paper flower making, rooster origami making, tarot card reading, Chinese paper art cutting, Chinese rainbow calligraphy, dough doll-making, fortune telling and caricature drawings.

1 Emcees for the day - Emely Poon and Wayne Phoo, ready to entertain the overwhelming crowd. 2 Group photograph of Setia’s management together with lions for auspicious blessings in 2017. 3 All Astro artistes sang the finale song, ‘人人有转机 ‘ (Ren Ren You Zhuan Ji) - Astro's 2017 Chinese New Year theme song. 4 Group photo of Setia management with all Astro artistes at Setia's Perfect Reunion in Johor.

On top of that, Setia staff, donned in “Cheong Sam”, were seen handing out winter candy, honey maltose sweets and candied haw on a stick to the guests. To make things sweeter, lucky winners of Setia Back to No 1 contest were announced in the grand finale of the reunion celebrations, in which luxury cruise trips in Asia and Europe, return trips to London’s Annual Chelsea Flower Show and a grand prize of a London Battersea Power Station Apartment worth £400,000 were won. Citizen Setia is an appreciation

programme for its existing and new property purchasers. This year is poised to be another exciting year for S P Setia, with new product offerings waiting to be rolled out. The developer had just launched D’Camellia in Setia Eco Hill early this year. Soon, there will be announcement of new launches in Setia Alam, Trio in Bukit Tinggi and more from Setia Eco Hill 2, in addition to a Rumah Selangorku launch in Setia Eco Templer, Selayang. For more information, visit www. spsetia.com.my

main feature

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

16 connectivity By VIKNESH ASHLEY

vikneshashley@thestar.com.my

ANALYSING MRT’S IMPACT Is the mega infrastructure a friend or foe?

HE MRT line in Malaysia has been up and running for nearly two months now, since the 16th of December last year. This is only phase one of the track, which stretches from Sungai Buloh until Semantan. What seems to have caught the attention of some, is that not many seemed to be using the service. Could this stem from a lack of education about the new train system, or could it be phase one covers too small an area for people to make good use out of it. In terms of safety, patrons that use the MRT phase one need not worry as it is deemed safe for use according to crime safety specialist, PreventCrimeNow.com, Shamir Rajadurai. Shamir explains that professionally, based on the analysis that had been carried out by PreventCrimeNow.com, Mass Rapid Transit Corporation Sdn Bhd (MRTC) has put in safety measures for even the outer perimeter of the MRT. “In terms of safety and security, MRT Corp has not only incorporated the use of security guards and CCTV services but, had safety in mind in the design of the walkways and bus stops located near the newly opened MRT stations.” “I believe the walkways provided are wide enough and that MRT Corp has placed fences along the walkway, to reduce the risk of snatch theft. Adding to that the MRT bus stops are also well lit,” Shamir said. Another noteworthy feature implemented by MRT Corp for safety include the construction of link bridges, connecting buildings situated close by to the MRT stations, so patrons need not walk along the streets to gain access to wherever they are headed. When introducing a line such as the MRT, there will be both positive and negative opinions that would be conceived. Director Henry Wiltshire, Vicky How, said it is clear that this new train line indeed holds many benefits. “The MRT line one will ease traffic congestion as a new form of public transport and will increase property prices. Investors that had purchased property close by the MRT line one track would be the first to see this

phenomenon take place”, How explains. “This is bound to take place as homebuyers, office workers, college students and potential tenants would be attracted to stay closer to MRT stations to save time on travelling”, How adds. The new MRT line will definitely have an effect upon property prices however, the impact will depend on a few factors. “The MRT line one can encourage an appreciation of property prices of anywhere between 20% and 40%, depending on the different types of developments and interestingly even a developer’s track records”, How says. Adding to that How also mentions that properties integrated with MRT stations and shopping malls located close by, can be sold at higher prices resulting in a higher return on investment (ROI) as compared to other properties within the Klang Valley. For MRT line enthusiasts that would like to take advantage of the tracks’ effect on property appreciation, Damansara and areas surrounding it are a good focal point. “Property options in the Damansara and Ara Damansara area are a worthwhile buy, followed by the Sungai Buloh and Kota Damansara areas, not only because of the MRT line but also due to the master plans for these locations,” How concludes. One developer known to have taken the opportunity on capitalising upon the phase one of the MRT line is Selangor Dredging Bhd (SDB). This property company, is currently constructing a mixed-development called SqWhere (pronounced as square)

which comprises a 31-storey SoVo tower, a 27-storey service apartment tower, and retail offices. The upcoming establishment, offers a series of unique experiences to those who would frequent the vicinity in future, while ensuring a perfect balance of aesthetics, beauty, and ease of function. Adding to that, the mixeddevelopment also enjoys excellent connectivity stemming from the new MRT line. SqWhere is located on Jalan Sungai Buloh and is connected to the Kampung Selamat MRT station via a 75meter direct link bridge; a covered walkway for residents and visitors who live, work or are visiting the property. This property by SDB is sold in layouts ranging between 1,055sq ft and 2,476sq ft. The development is enhanced with basic facilities including a stylish floating gym, hydrotherapy pool, lap pool, children’s’ pool and play area, as well as function and meeting rooms, all built within a land mass of 4.84 acres. Though there are benefits in acquiring property situated close to MRT stations, one must be cautious when it comes to selecting the best unit in Feng Shui. Buyers can use Feng Shui when looking for an MRT property. According to Malaysian Institute of Geomancy Sciences and Feng Shui founder, Prof. master David Koh in the Feng Shui perspective, elevated properties for example condominiums and apartments, as well as commercial buildings will be affected by the MRT track. “When the MRT train moves at high

Mass Rapid Transit

Better known with its acronym "MRT" is a planned 3-line mass rapid transit system in the Greater Kuala Lumpur (part of Klang Valley region) conurbation in Malaysia.

Future expansion

Future expansion of lines is sustainable under the GamudaMMC proposal, allowing for less costly expansion options and ridership increase to 4 million passengers per day.

speeds, the energy it carries is enormous therefore, sucking the forces around the track. This translates to a drag of energy upon the properties that are situated nearby,” Koh said. Koh adds, “As much as the MRT provides convenience for dwellers nearby, weighing against the negative effects it is advisable to purchase a property slightly further away from the new track.” “A safe distance to buy from an MRT line depends on the speed of a MRT train when passing by a particular property. Another thing to keep in mind is whether the property lies on the embracing side or elbow side of the MRT line. If a property is located on the embracing side of the MRT line, it isn’t as harmful as a property located on the elbow side of a MRT track. For example if the speed of the MRT train at a particular point reaches 100KPH, a safe distance to purchase is approximately 50 meters,” says Koh. Additionally it is best to avoid purchasing a property with the front entrance directly facing a MRT track. In a situation such as this one can purchase other properties within the same development, with the back door facing the track.

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STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

fengshui17

CRISS-CROSSING VALUATION AND FENG SHUI VALUES

Do feng shui principles apply to property valuation?

How does feng shui affect your property value?

Feng shui, literally translated as “wind and water”, is a common practice in many Asian homes. Feng shui practice involves applying unique variations of traditional Chinese practice to generate ideal flow of “Qi” (cosmic energy), so that there are growth and retention of wealth, health and happiness. There will always be always talking about the principles of feng shui or balance, especially when purchasing or renovating a property.

When does feng shui criss-cross with Valuation?

Valuation involves the act of judging the value and condition of the property. A property valuer evaluates a property depends based on information such as the size of the land and building, the physical details and condition of the property, the title, the layout plan, comparative sales value in the surrounding area and the location. There are certain feng shui principles that coincide with the principles of valuation based on practical reasons.

“Location, location, location” Feng shui practitioners believe that homebuyers should take into account of any blockage to the entrance such as trees, rocks, signboards, lamp posts and building. Blockages to the entrance of the house absorb Qi and prevent growth, opportunity and financial abundance. If the house is in close

proximity to cemetery and certain places of worship, this would also negate the positive energy. For the valuer, the location plays an important role in the accessibility and the proximity to facilities and amenities. The more accessible the house is, the higher value the property will be. Facilities such as schools and hospitals increase the value of the house. Houses in close proximity to cemeteries, power stations and overhead power lines carry certain risk factors, take longer time to sell and fetch lower market value.

Facing t-junction

Feng shui master believes that houses facing T-junction brings bad luck to the house. These houses take longer time to sell and are generally lower priced than those in the same row. To the valuers, these houses are prone to road accidents, which increase the insurance cost.

Property direction

Feng shui master believes that people should consider the orientation of the house before any purchase or renovation. For 2017, the year of the Rooster, the Grand Duke (Tai Sui) sits in the west. Feng shui practitioners believe that it is not advisable to buy a house or renovate a house facing the west. Valuers believe that properties facing west tend to be less valuable as the afternoon sunlight comes in at an almost horizontal angle. Higher costs will be incurred to increase to create a cooling environment, such as planting trees to block the sun ray and higher use of air conditioners.

Different houses in the same row Feng shui masters believe that the layout of the building is very

important. The property should be designed to attract positive energy and prevent the outward flow of the positive energy. People are encouraged to keep their house clean and clutterfree. During renovation, the parties should consider the shape of the house, layout and especially the location of the main entrance, the kitchen, the bedroom and the toilets, so that it will not disrupt the positive energy. Houses which adhere to feng shui principles tend to be more valuable in the eyes of the homebuyers. Valuers will always take note of the building structure, including cracks, structural faults, number of rooms, bathroom, the layout of the building, fixture and fittings, as well as the renovation or improvements that has been carried out. It is important to note that valuers will only consider certain renovations or improvements, such as permitted extension, change of flooring, builtin kitchen wardrobe, grills and alarm systems. Other renovations will be given less consideration or none at all. Different methods of valuation. A feng shui master is required to evaluate the property and measure the generation and retention of Qi into

Vicky How

Vicky How is a licensed valuer registered with the Malaysian Board of Valuer, Estate Agency and Appraisal (BOVAEA). She is currently a director of Henry Wiltshire, an international estate agency company.

the house. Once appointed, he will inspect the property, which includes the details of the owners, the physical surroundings, the orientation, interior design and the layout of the house. He will then make recommendations based on these observations. A valuer evaluates the latest transaction amount in the area from the Valuation and Property Services Department (JPPH) to obtain the market value, and makes adjustments based on the condition of the property and the increase of value due to renovation. Knowing feng shui and its applicability may allow homeowners to save time and money. Homeowners can create a positive home environment and get a better valuation by the valuers through practical feng shui tips, while the developers can build houses in accordance with feng shui principles to attract Asian buyers. Disclaimer: The views and opinions expressed in this article are those of the author and do not necessarily reflect the position of StarProperty.my.

developments

18 township

RIVERHUB BRINGS RENAISSANCE TO D

By LEE YAN LI

NORTHERN KL

KL River City injects a new lease of life into the mature neighbourhood of Gombak.

lylee@thestar.com.my

EVELOPED by Ekovest Bhd, KL River city complements the “GREAT” river system that transforms the northern river corridor, and stands as a focal point of the River of Life (RoL) urban rejuvenation project. It is the pilot project that stretches along 2.2 km of the Gombak River from the Puah Pond to Pekeliling, and a part of a greater connected network of 10.7km which ends at Mid Valley in the south.

Blesse location, K exciting d EkoRiverC EkoGatew and EkoSe Servin River City, iconic 69-s and lifesty will be com waterfron rejuvenate It will

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

lessed with its strategic ion, KL River City offers ing developments that include iverCentre, EkoTitiwangsa, ateway, EkoQuay, EkoAvenue EkoSetapak. erving as the hub of KL r City, EkoRiver Centre is the c 69-storey Ekovest Tower ifestyle retail mall, which be complemented by vibrant rfront activities alongside the enated Gombak River. will also be linked closely to

EkoTitiwangsa, which offers three blocks of serviced apartments that will come with commercial retail. Just a stone’s throw away from downtown Kuala Lumpur is EkoAvenue, with two blocks of 34-storey serviced apartments. Those with a desire to experience riverfront living will have their dream realised in EkoQuay, a 51-storey serviced apartments with commercial retail overlooking the Gombak River. True to Ekovest’s aspiration to preserve local and natural heritage, there will also be a conservation of four units

of two-storey shophouses. These will be refurbished into F&B outlets cum historical gallery. All these developments are accessible from Duke highway, Ekovest’s pet project that greatly improves the connectivity of Northern KL, including EkoGateway, a 14.5-acre mixed development comprising lifestyle mall serviced apartments, office and hotel. Situated within a matured neighbourhood, KL River City is able to offer comprehensive lifestyle and tourist amenities. The land and water connectivity

converge to make an even more impressive focal hub out of the development, which also include Jalan Pahang, the upcoming MRT2 line and existing LRT, bus services and water taxis. Pedestrian and cyclist can travel from Tasik Titiwangsa to EkoRiver Centre’s river front walk via a dedicated underpass. The expansive greenscape and waterscape blends with the heritage trail along the river, providing residents of KL River City the chance to indulge in outdoor activities amidst urban setting.

“Serving as the hub of KL River City, EkoRiver Centre is an iconic 69-storey Ekovest Tower and lifestyle retail mall, complemented by vibrant waterfront activities alongside the rejuvenated Gombak River.

feature

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

By LEE YAN LI

property outlook21

lylee@thestar.com.my

VIBRANCY AND LIVELINESS

IN THE VALLEY OF GREEN

Gamuda Gardens unveils valley of lush wetland, cascading lakes and a majestic fall at park.

OST things grow old, but the charm of beautifully crafted landscape defies the tyranny of time. Gamuda Gardens’ central park, designed by Walrus director Julien Hodson-Walker, is meant to provide decades of vibrancy and liveliness in the valley of green. Developed by Gamuda Land, Gamuda Gardens is an iconic 810-acre development located in the north of Sungai Buloh. It will feature a rolling parkland spanning across 50 acres of land, which takes its design inspiration from classical rolling English country parks. Walking on the beautiful sweeping lawns, one will be able to appreciate the woodland belts, clumps of trees around the water and marginal wetland edges. The natural land form allows Walker to craft out the five emerald lakes contouring across the terrain, from the highest level of 55 metres cascading to the lowest at 32 metres.

By JONATHAN ROBERTS

“A park should be a convenient environment with good facilities, accessibility, and an environment that is comfortable. In a well-designed park, one will be able to bring young children to spend time here through multiple stages of their lives,” explained Walker. Visitors could wander on the fourkm footpath and cycle way, including on the elevated boardwalks to explore the wetland. The activities for younger children are located nearer to the car park and toilet facility, while there will also be canopy walkways, ziplines and obstacle courses for older children. Those keen on outdoor activities will be able to make good use of the camping platforms, or enjoy the panoramic views on the cantilevered observation decks. Gamuda Gardens’ vibrant commercial lakefront village will be set on terraced land overlooking the lake and waterfalls. It will offer retail outlets, cafes, restaurants, a market place and other amenities, as well as a clubhouse.

1 1 Walrus director Julien Hodson-Walker explains his design concept on Gamuda Gardens’ park. 2 The Village: A shopping centre that is complimented by the view of a majestic waterfall.

“People could come to get coffee, shop, utilise the facilities and take a stroll, making the park a more attractive destination,” said Walker. To preserve the local natural heritage, there are initiatives such as a sustainable drainage system, topsoil harvesting, reuse of rubber tree waste, plating indigenous trees, transplanting plants and more. “We don’t want to design a big, ornate, elaborate landscape that can’t be maintain, so we designed it in a way that the local authorities will only have to

manage the woodland, trim the trees and cut the grasses,” he added. The park will complement Gamuda Gardens’ vision to create a healthy and happy community. “Gamuda Land is one of my oldest clients. As a top-tier property developer, they have genuine and sound values, and a level of design and product integrity which has enabled them to continually deliver well-appointed multi-generational homes that are set within beautifully landscaped gardens,” said Walker.

jonathan@thestar.com.my

BUY A PROPERTY

WHILE YOU CAN “ IF YOUR grandfather did not do, your father forgot to do, you still do not want to do, your grandson will not know what to do,” joked MCT Bhd leasing director Teoh Eng Poh on the dilemma faced by property buyers. In the recent inaugural Star-925, he suggested that properties in Malaysia are staring at a high possibility of a second wave of price hike, similar to the booming of house prices from 2009 to

2014, in which the compound annual growth rate stood at a whopping 10.1%. “Two major boosters are going to affect the property prices. Firstly, Greater Kuala Lumpur is moving towards an infrastructural era with the upcoming mega transportation projects. “Secondly, China’s One Belt One Road initiative will see Chinese investment pouring in our property market. Hence, a big wave is on its way,” Teoh said. According to the latest data from

JLL’s Global Capital Flows, China has hit a record of US$33bil (approximately RM146bil) in overseas commercial and residential property investment last year. On top of that, Teoh touted Bandar Malaysia to be one of the main drivers for the property market in years to come, drawing comparisons to the success of Kuala Lumpur city centre (KLCC). “Twenty years ago, KLCC was developed within a 100-acre land at RM400 per sq ft. Today, it is approximately RM3,000 per sq ft. “Bandar Malaysia site covers a total area of 486 acres. The potential is huge,” he added. Teoh also said the property market slowdown in recent years was due to the mismatch in supply and demand. “When we talk about supply and demand, there is a misconception. It is not a case of supply outstripping demand, but rather an oversupply of products not suited to the consumers’ demand,” he explained. However, facing a soft market, property developers are now building more affordable houses, which opens the door for the younger generation to

own a home. “One who has the capacity to buy now should not wait till you miss out the opportunity of owning a home. The longer you wait, the tougher homeownership will become. “In emerging markets like Malaysia, property remains an asset that can build wealth for multi-generations,” he said. Teoh warned that in developed markets such as Hong Kong, where prices have shot through the roof, it can take generations to acquire a property. The Property Market Outlook talk was jointly organised by Starproperty. my and the 925 movement. The Star-925 initiative is intended to help employees become more valuable at their workplace, which enables growth in their income stream. Thus, it will allow them to gain more leverage to build wealth through sustainable property ownership. This initiative will run frequent events that bring together specialised speakers to benefit its members and the attendees.

1 Starproperty.my acting general manager Ernest Towle introducing the Star925 initiative. 2 Star-925 will run frequent events to empower employees.

To learn more, visit bit. ly/2star925

developments

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

22 township By LEE YAN LI

lylee@thestar.com.my

FROM CENTRAL TO SOUTH Mah Sing presents iconic townships of Southville City and Meridin East.

ITH the concept of neighbourhood and community coming back into vogue, developments with a master plan has become even more attractive for those in search of a home. Admist the vibrant housing development in Malaysia, Mah Sing’s Southville City@Kuala Lumpur South, Bangi and Meridin East@Iskandar Malaysia are among the townships that promise to deliver a wholesome living environment for families and singles.

Southville City@ Bangi: A home within lushness

With an aim to provide the maximum green space for the residents, half of Southville City’s 428-acre freehold land will be helmed into a mixed-development launched in seven phases, while the rest will retain its natural green beauty. The expansive land size has made Mah Sing one of the biggest developers in the Bangi region. Mah Sing Group managing director Tan Sri Leong Hoy Kum said the “city” with a green vision has launched its first three phases, which include Savanna Executive Suites (phase 1), Avens Residence (Phase 2), as well as Cerrado Residential Suites Tower A and Tower B (Phase 3). “Avens Residence is fully sold and Savanna Executive Suites is close to being fully sold. Cerrado Tower A and B (serviced apartments) have been receiving encouraging responses from the public. “We plan to launch Cerrado Residential Suites Tower C and Tower D within this year,” he added. Residents will be able to enjoy numerous eco-friendly features which aim to promote a healthy lifestyle such as the Riverside Walk, nature trails, as well as Southville City’s 10-acre Summit Park. Pedestrian footpaths and bicycle tracks will be developed to link the entire community together. Leong said the township aims to draw both multi-generation living and the working community.

“Among the integrated components include schools, a commercial hub, a convention centre, hotels, modern homes, themed shop-offices and many others,” he added. Considered an educational hub, Bangi is surrounded by distinguished institutions of higher learning. Southville City also acts as a convergent point between Kuala Lumpur and industrial zones at Senawang, Semenyih, Nilai and Seremban, which had numerous industrial multinational corporations. For the avid travellers, Southville City is approximately 25-minute drive to Kuala Lumpur International Airport (KLIA), it is also 10km away from Putrajaya and five km to Bandar Baru Bangi. The Bangi KTM station is just three km away from the development. Southville City’s interchange from the North South highway (NSE) is currently more than 40% completed. Once the interchange is fully completed in Dec 2017, Southville City will be only be 19km away from Kuala Lumpur. The township is also in close proximity to Silk highway and Elite highway. The connectivity of this township with a gross development value (GDV) of RM11.1bil is a perfect location for those who are working in the heart of Kuala Lumpur but are looking for a home away from the hectic city life.

Meridin East: The Southern Giant

Spanning across 1,313 acres, Meridin East@Iskandar Malaysia is Mah Sing’s biggest mixed development township by acreage with a GDV of RM5bil. It is located at Pasir Gudang, Iskandar Malaysia. It is a gated and guarded township to be developed over the next 12 to 15 years. The freehold township will consist of double-storey link homes, cluster homes, semi-detached homes, bungalows, condominiums, apartments, shop offices and light industrial properties. Located along Jalan Kong Kong, Meridin East will soon enjoy greater accessibility with the widening and upgrading of road infrastructure.

2 1 Meridin East@Iskandar Johor is Mah Sing's biggest township development by acreage. 2 Avens Residence was fully sold since its launch. 3 Cerrado Residential Suites. 4 An artist's impression of the new Southville city township development by Mah Sing Group.

For more information, visit:

bit.ly/southvillebangi

bit.ly/meridineast

Residents will be able to travel with ease through the Senai-Desaru Expressway (SDE), Pasir Gudang highway and Johor Bahru East Coast highway. With the proposed direct link to the SDE spur road at the Cahaya Baru Toll connecting into Jalan Kong Kong, it will further benefit Meridin East’s residents. “The enhanced infrastructure and added accessibility into Meridin East will be a strong pull, and initiatives from both the government is providing a big boost to spur growth in this area, including the proposed Johor-Singapore Rapid Train System, third link bridge and ferry services,” said Leong. The booming Pasir Gudang Industrial Hub and Tanjung Langsat Industrial Park are located close to the township, providing numerous job opportunity for the residents at the neighbourhood. Mah Sing has great plans for the Mulberry Lake located at the heart of Meridin East. There is a plan to plant

several thousand native trees around the lake to preserve and enhance the natural flora and fauna. The lake will be circled by a 2.5km jogging path. Besides that, the developer has allocated 110 acres of land to help space for various healthy and communal activities. Its latest launches include Eden and Greenway. Eden offers 116 units of double-storey link houses with builtups from 2,033 sq ft and priced from RM454,000. Greenway presents 492 units of double-storey link house with four bedrooms and built-ups from 1,595 sq ft to 1,648 sq ft. The units are priced from RM381,000. “Not only is Greenway and Eden affordable, the residents also have access to a host of facilities. Coupled with the upgrades of the road system, Meridin East is the perfect place to call home,” said Leong.

developments

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

24 township By CAITLYN NG LI YUIN

caitlyn@thestar.com.my

UNPARALLELED QUALITY OF LIFE Inspired to be the pinnacle of Bandar Sunway, D’Latour is one of the upcoming high-rise developments to look out for.

OARING spires and similar structures are all common sights in an urban centre. However, sometimes there will be a particular development that stands out from the sea of steel and glass, with its unique architecture that catches one’s attention. Seeking to surprise with its deliberate odd-shaped curves, D’Latour by DK-MY Properties Sdn Bhd is one such development. The main idea behind the sinuous contours of D’Latour is to disrupt the monotonous symmetry of organised constructions seen in many high-rise buildings in Malaysia. The name is derived from the French word ‘latour’, which means ‘tower’. It is a name that conjures up an imagery of great heights, grandeur, self-assurance, positivity and independence. With a location in an enviable address, D’Latour adopts a daringly different design to stimulate creativity and relaxation. Sitting on 2.75 acres of leasehold land, this project exudes a cosmopolitan charm, with every corner imbued with elegance and contemporary elements. There are two futuristic-looking towers, one with 27 storeys of 629 duplex SoHo units, and another with 27 storeys of 332 service apartment units. Experience comfortably proportioned living and working spaces with refined aesthetics at the SoHo units, with built-up sizes from 897 sq ft to 1,783 sq ft. Each one enjoys an additional storey’s worth in extra height due to the double volume living area, and owners get to enjoy views of the river and greenery from their own private balconies. As for the service apartment units, they come in built-up sizes from 724 sq ft to 883 sq ft, with four exciting yet practical layouts. Each one is cleverly designed to maximise the space, comfort and versatility. Owners can choose to make a tranquil home amidst tailormade themes such as geometric, colouroriented and floral. In order to maximise the potential of the plot of land that D’Latour sits on, the developer looked skywards when it came to creating resort-themed areas for the residents. The Azure, Vertical Sky Garden and Sky Rooftop are just some of the world-class facilities that bring about the exclusivity of urban high-rise living, ensuring that the occupants’ social and private needs are met. The Azure at level four consists of a host of lavish facilities such as a gymnasium with full-glass walls, pavilion garden lounge, jacuzzi and children’s play zone. However, the highlight of this meticulously designed area is the 50ft special elevated infinity-edge swimming pool, in the form of a partially-glazed

submarine and with a waterfall feature. The safety and security of both residents and visitors are of the utmost concern for the developer, thus the presence of 24-hour security patrols and CCTV surveillance across the property. Other features to be expected include a strategically placed guard house at the grand entrance, access card system, perimetre fencing as well as ample lighting points across all walkways, carparks and staircases. Built on what was formerly mining land, D’Latour lies within the larger masterplan of DK City at Bandar Sunway. The developer has taken extra efforts to ensure a solid foundation is built for the project, without compromising on architectural style. Jon Ignatowicz, a multi awardwinning architect from the UK as well as locally-renowned architect firm, RDA Harris Architects were engaged by DK-MY Properties to create the next trendsetting residential landmark. Curving gracefully

1 1 A look at the stunning elevated submarineshaped pool that cost RM10mil to build. 2 Artist's impression of the entire D'Latour development towering majestically over the Bandar Sunway skyline. 3 The Vertical Sky Garden: A manmade oasis that brings Nature right to your doorstep.

up into the Bandar Sunway skyline, the SoHo tower is divided into two L-shaped components, each served by four to five lifts with a service core. With approval from the relevant Malaysian authorities, the building has been strategically planned so that each phase enjoys a balanced layout. There are also easy access points to the major highways such as the Damansara-Puchong Expressway (LDP), Federal Highway, New Pantai Expressway (NPE) and Shah Alam Expressway (KESAS). In addition, residents are also able to travel via the existing BRT system that will bring them around Bandar Sunway. “We wanted to build iconic buildings that translate into function and lifestyle that go beyond its value. Conveniently located next to the LDP toll, passers-by will not miss this iconic building while it is also merely minutes away to major areas such as Subang, USJ, Petaling Jaya and Puchong.

“True to its tagline ‘Style-Setting, Trend-Blazing’, aptly describes the design criteria of this development, one that sets the standard for other developments in the region; elevating the value of properties in this prestigious part of town,” enthused DK-MY Properties Sdn Bhd managing director Koek Tiang Kung. To shelter the pedestrians from rain or shine, a covered walkway was built to connect D’Latour to Taylor’s Lakeside University campus, allowing for the project to be more pedestrianfriendly for university students who have bought or rented a unit. Other educational institutions nearby include Sunway International School, Sunway University, Monash University, INTI College and Segi College. The communities in Bandar Sunway enjoy a myriad of amenities that the burgeoning township has to offer. D’Latour is no exception, with not one, but three shopping malls in the vicinity: Sunway Pyramid, Empire Shopping Gallery and Paradigm Mall.

developments

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

26 township By CAITLYN NG LI YUIN

caitlyn@thestar.com.my

JOHOR BAHRU NEWEST GEM SouthKey is rapidly developing into a future gateway to an esteemed lifestyle for today’s urbanites.

IGHT in the heart of Iskandar Malaysia’s Flagship Zone A lies a new metropolis that not only boasts a strategic location for enhanced potential, but also poises to be a thriving hub for a truly wholesome urban living, blending harmony with modernity. SouthKey is an up-and-coming urban lifestyle development by SouthKey City Sdn Bhd that promises to be a city for a progressive lifestyle. This is an integrated urban lifestyle development that features different components such as commercial, residential, wellness, education institutional, central park and various amenities. All of which comes wonderfully together to provide a fulfilling environment for people from all walks of life to enjoy living, working, playing or relaxing. Spanning across 330 acre, and the developer has taken careful steps to ensure that. An 18-acre thoughtfully planned Central Park serves as the lush green lung of the development, providing a much-needed breath of fresh air for all as they begin each day with a smile. For the first time ever in Johor Bahru, there will be unique fourstorey free standing boutique pods in SouthKey. These pods have excellent main road frontage that gives maximum visibility to draw the crowds, even more as they flaunt a contemporary glass and aluminium-clad design. The built-up area for each pod has been optimised and measures between 4,305 sq ft to 11,845 sq ft, allowing for business owners to enjoy flexible spaces. As they are free-standing, this gives them the added advantage of being double frontage – facing both the ever-busy Jalan Bakar Batu and the Mosaic shops. The Mosaic shops themselves are a sight to behold, as the 41 units of four-storey shop offices are elegantly designed to become the perfect business space for everything. Ranging from

start-up companies to established big names, they can be sure that first-rate functionality is what they will get. They would be able to choose from built-ups ranging from 5,636 sq ft to 13,883 sq ft, where each unit is capacious enough for those who are looking to create sections, without compromising on the freedom of creative layout planning. With a polished facade, the two-block SouthKey Mosaic serviced residences is the final piece of the puzzle to complete the picture that defines luxurious living. The units come with a built-up ranging from 676 sq ft to 1,509 sq ft. Residents can expect to come home to fuss-free and practical layouts, distinctive high ceilings and wide hallways to exude a sense of spaciousness, as well as broadband ready to ensure a stable connection. Behind the steel-and-glass, there is a first-of-its-kind car park with smart EV charging stations for electric cars plus a host of world-class facilities. Some of these include a verdant camping base for an outdoor adventure right at the doorstep, infinity pool, gymnasium, 24hour multi-tier security system and a sky lounge on the top floor that allows for socialising to take place on a whole new level. Visionaries from IGB Corporation Bhd and SouthKey City Sdn Bhd decided that shopping would be the next big thing in the southern region. Thus the creation of the largest shopping mall in the southern region located within the prestigious address of SouthKey to cater to the large ready catchment population. The Midvalley Southkey Megamall comprises 2.5mil sq ft of net lettable area with an expected completion date of phase 1 by end 2018. Lakefront, a ninestorey office building fronting lake, will offer 128 units of shop offices. No development would be complete without established amenities in the vicinity to further enhance the

1 1 An 18-acre Central Park built in eastwest orientation and incorporating a manmade lake as well as dedicated cycling and jogging tracks. 2 Elegantly designed shop offices with a contemporary facade are located at the base of the serviced residences, allowing for a robust business environment. 3 Mid Valley SouthKey megamall is a joint venture between IGB Corporation Bhd and SouthKey City Sdn Bhd. 4 The construction of Columbia Asia.

“For the first time ever in Johor Bahru, there will be unique four-storey free standing boutique pods in SouthKey. These pods have excellent main road frontage that gives maximum visibility to draw the crowds. lifestyle of everyone. Among some of the amenities that will be present in SouthKey are the Colombia Asia Hospital with a 150-bed capacity, City University College of Science and Technology, and an upcoming 238-room business hotel. Southkey Hotel will offer facilities such as ballroom, function rooms, bar lounge, cafe, business centre, swimming pool, shop and gym room. SouthKey enjoys excellent accessibility through a network of major highways and thoroughfares like NorthSouth Expressway, Eastern Dispersal Link (EDL), Senai Desaru Expressway,

Second Link Expressway and Coastal Highway (Phase 2). Jalan Bakar Batu is another one of the main roads that leads to and from the development, and it has already been widened to six lanes, allowing for smoother flow of traffic. Overall, it would only take four minutes to drive from the Sultan Iskandar Customs, Immigration and Quarantine Complex, allowing for not just Malaysians but Singaporeans as well to enjoy the host of shopping, dining and recreational hotspots at SouthKey.

developments

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

28 township By NURUL ASMUI MD AZMI

asmui@thestar.com.my

A SPECTACULAR DEVELOPMENT

Bukit Bintang City Centre is set to enhance the cosmopolitan vibe within the Golden Triangle of Kuala Lumpur.

prodigious historic landmark that holds chapters of untold stories betwixt the buzzing location of Bukit Bintang is seeing dramatic changes as a mixed-use masterplan has been designed to fill the historic space. Emerging to transform the area into a state-of-the-art integrated development is Bukit Bintang City Centre (BBCC), a new development that is driven by market forces since the area has grown ever more popular amongst the locals as well as the tourists. Strategically situated on a 19.4-acre prime address of the Golden Triangle, the masterpiece in the making offers a complete cosmopolitan lifestyle for a vibrant city living. It is jointly developed by three prominent names, UDA Holdings Bhd, Eco World Development Group Bhd and Employees Provident Fund (EPF).

A city abode

With an exclusive tagline ‘Where life is spectacular’, BBCC is destined to be the new heartbeat of Kuala Lumpur. It has a gross development value (GDV) of RM8.7mil, and encompasses residential suites, modern office suites, hotels, a retail mall as well as an entertainment hub. Each and every component is designed to not only complement, but also enhance the luxurious life within the city. The first residential component in BBCC is a high-rise development dubbed Lucentia Residences soaring across 47 floors. Inspired by the traditional Japanese paper lanterns, each unit at Lucentia is designed with layout that allows for plenty of natural light during the day, and by night, give off a soft peaceful lights. The podium deck provides a wide range of facilities, from an energetic and active exercise to the most relaxing one, there are plenty of activities for residents of all age. Choose to swim in the Olympic-length swimming pool or just relax and unwind at the spa lounge. Residents are able to enjoy breathtaking views of the city skyline and additional lifestyle and entertainment offerings at the Sky Deck on Level 33A and 35. Children can also enjoy a good recreation time as there is a special corner for kids on the Podium Deck, and also a Treehouse, which they

can safely climb to the podium deck to find cheerful open-air play area on the mezzanine level. In total, there are five luxury residential towers including Lucentia Residences with its own facility deck overlooking a lush green park on the retail podium. These service suites have been designed to offer ultimate luxuries that include practical floor-plans, homes with high quality finishes and stunning panoramic views of the city.

Lifestyle revolution

The commercial development in BBCC strive to bring back the community vibrant past by incorporating convenient amenities. The 80-storey Signature Tower in BBCC is an iconic development that aims to transform the skyline of the city. It comprises of corporate offices designed to meet green standards, a fivestar hotel with great hospitality features and serviced apartments overlooking a spectacular view. The Stride features strata offices with Grade A amenities. Standing tall at 46 levels, there are a total of 341 units with built-up area ranging from 948 sq ft to 1,187 sq ft. The practical layout with

1 The Stride provides the best space at an ideal address for businesses to expand and spread their wings. 2 The facade of Lucentia Residences boasts futuristic and modern architecture with an amazing cantilevered see-through swimming pool. 3 The spectacular integrated development of Bukit Bintang City Centre encompasses fascinating mixed components. 4 The remarkable transit hub within BBCC will make it one of the best connected developments in the city.

maximised space offers tenants the flexibility to customise the suite to meet their business identity. The Stride is also an iconic business location that provides an array of professionally managed business conveniences such as reception services, business lounge, meeting rooms, multipurpose room, video conference facilities and conference room. In addition to the BBCC Signature and The Stride strata office, other luxurious elements include a four-star hotel that offers a seamless experience to city travellers; a 1.4mil sq ft modern retail mall, in partnership with Mitsui Fudosan, one of the largest real estate developer in Japan, featuring a mix of local and international retailers; a lifestyle street that include eateries, shopping and entertainment outlets; and an entertainment hub where residents and visitors can enjoy an array of entertainment and leisure attractions. In partnership with Mitsui Fudosan, one of the world most renowned retail mall owner and operators,

the retail mall within BBCC is set to transform and enhance shopping mall experience within the city by presenting extraordinary setting infused with the elegance of the Japanese spirit. One can discover an array of life’s essentials and luxuries perfectly curated without having to worry about quality and value. The entertainment hub of BBCC will pulsate with music, lights and excitement in a capacious music hall managed by a renowned, international entertainment powerhouse. The hub offers the perfect spot for one to either unwind at the large Cineplex or stroll through the Malaysia Grand Bazaar showcasing home-grown talents that create genuine heritage crafts and fresh contemporary works. Threading through the development are the parks and gardens that have been designed for biodiversity and environmental sustainability.

Connected to the world

Located in a prime area, in between two major roads, Jalan Pudu and Jalan Hang Tuah, BBCC is within close proximity to the SMART tunnel (Jalan Sultan Ismail exit), and is connected to numerous major highways. BBCC is designed to welcome visitors from all around the globe. At the same time, BBCC will connect the city to the world via an annexed transit hub that encompasses the existing Hang Tuah monorail and LRT stations, as well as provide linkage to the upcoming Merdeka MRT station. The proposed High Speed Rail station will be just a few stops away via the LRT.

developments

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

30 township By VIKNESH ASHLEY

vikneshashley@thestar.com.my

NURTURING A FOREST COMMUNITY

Interweaving a sustainable township with the true essence of home.

EING caught up in the rat race, many of us constantly search for a suitable getaway that is close to home and doesn’t require much travelling. A place where we can recharge our mind, body and soul which allows an exchange of energy that uplifts one’s being. How would you feel if you could bring this feeling back to where you live? Wouldn’t that be simply amazing? Just imagine the sunrise piercing into one’s home, brightening up each and every nook with positive vibes. Those considering homes with such sought after qualities need not look any further as developer Paramount Property has crafted a pure and pristine township dubbed Sejati Residences within Cyberjaya. Homes within this expanse closely followed the theme of offering a luxury and refined lifestyle with sustainability, evident throughout the developments pastures. Sejati Residences is developed over a 40 acre freehold land parcel with a low dense of 249 landed units over the entire plinth of land. The residential township is split into three parcels with each acre accommodating up to six to seven units. The uniqueness amongst the homes offered within this gated and guarded development begins with its architecture. Many of the homes featured inside the estate adopt a split level architectural design. Such a design provides an airy and

spacious ambience to each and every home, aside from adding a sense of charm and distinctiveness which sets these homes apart from other similar properties that may be developed close by. The developer has also set renovation standards ensuring its uniformity and classy appearance, reflected by each parcel of Sejati Residences can stand the test of time. The homes offered within this luxurious estate features functional, open-planned layouts merging both private as well as family spaces found in each home. One will find floor-to-ceiling windows and sliding doors allowing maximal natural lighting into each home as well as sweeping views of the gorgeous surroundings that the township is set in. Adding to that, all windows and sliding doors used in the construction of all residences within the township are coated with a specialized glazing material to further reflect sun rays, while a courtyard design, implemented to certain homes, also allowing for better ventilation and sunlight. This lifestyle property by Paramount Property is also truly green at heart. One of the most prominent efforts taken by the developer that many may not notice is the 1,200 mature trees that are present throughout the township which is an aspect that truly brings the outdoors closer into the homes of the residents that choose this address to reside.

The township also expresses its green character via the usage of LED bulbs for street lighting as well as external lighting. This translates to a reduction of the carbon foot print and cost savings too. The developer has also placed much thought into the selection of tree species incorporated into each property parcel of Sejati Residences. These trees had been chosen based on suitability to the environment, its durability, different shades, colors and its ability to trap air pollutants and to keep away harmful mosquitos while, attracting colorful butterflies, an array of sweet sounding birds and a myriad of flora and fauna. In addition, the township also has foliage showcasing the rich diversity of Malaysian trees which is part of the larger effort to introduce native plants into structural developments as part of preserving Malaysia’s rich and varied plant life. The highlight of the development is the Chengal House which is the point of contact between all the residents of the Sejati Residences township. The true value of sustainability lies within construction of Chengal House where precious reclaimed timber was reused, cut and custom-assembled to build key parts of the majestic structure which also serves as the clubhouse of the nature-themed township. The exterior of Chengal House features a natural green wall that helps shade away the sun via the usage of

1 Chengal House is a treat for residents to relax and unwind within a structure that stands proudly, reflecting the key principles of sustainability throughout its make. 2 The grandeur of Sejati Residences begins at its entrance, warmly welcoming guests into a vast and green estate. 3 The linear park feature within Sejati Residences intertwine with the abodes featured here, creating perfect harmony between concrete excellence and natural surroundings. 4 Sejati Residences is presented in an architectural style that can stand the test of time, due to its simple aesthetics and subtle color palette.

For more information, visit bit.ly/paramountsejati.

Glass Fibre Reinforced Concrete (GFRC) louvers and metal mesh screen to further contribute to the ventilation and cooling effect of the clubhouse. The GFRC louvers also required zero maintenance. The evaporation of water from the wading and infinity swimming pools that can be found within the Chengal House also further increased the cooling effect. Residents can also reward themselves with a huge variety of facilities. The Sejati Residences community is connected to the development’s central linear park. Some of the facilities that can be found within the luxurious township include an 8km jogging track which promotes walking, biking and running, and water features, a spice and herb garden (where its produce can be consumed by residents) as well as plenty of outdoor exercise equipment. Residents may also find a children’s playground, an outdoor multi-purpose court, park benches, a reflexology path and well-crafted streetscapes. Such excellent craftsmanship does not go unnoticed. Chengal house had been proudly recognised for its dedicated efforts via two distinctive awards. These were the 8th Malaysian Landscape Architecture Awards 2015 for an Honour Award in recognition of Chengal House’s landscape concept as well as the FIABCI-Malaysia Property Awards 2016 under the Purpose Built category."

developments

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

32 high-rise By VIKNESH ASHLEY

vikneshashley@thestar.com.my

EM Sunrise Bhd has created an opportunity for a variety of home owners to become part of the eco-luxurious community of Symphony Hills in Cyberjaya, via the conception of Verdi, the high-rise element within the 98acre freehold development. This dual-tower residence was crafted based on the idea of “Living in a Park”. Verdi brings together the best of Cyberjaya which includes an innovative architectural nuance, coupled with an array of amenities as well as an abundance of leisure added services. Additionally the high-rise development converges the accents of fresh living as well as greener pastures, resulting in a cozy and relaxed environment solely for future residents to soak in. Managing director and chief executive officer of UEM Sunrise Bhd, Anwar Syahrin Abdul Ajib says, “UEM Sunrise is proud to be bringing yet another quality development to the market. Verdi, which is set in a tranquil environment and boasts modern facilities, will appeal to potential homebuyers looking for a desirable place to call home.” Set across 9.16 acres, Verdi is presented in two residential towers standing 44 and 45 storeys. Encapsulating a density of 800 units in total, the units within the stylish towers are offered in various configurations including built ups that range between 700 sq ft and 1,453 sq ft with an average of 10 units to each floor. Priced between RM528,800 and RM1,187,800, the units come in four unique arrangements for home buyers to choose from. The developments consist of 240 single bedroom units with a 700 sq ft layout dubbed Type A. Verdi also offers Type B and B2 units which make up 40% of the entire development. These units are a spacious 958 sq ft and 990 sq ft and fits up to two-bedrooms, suitable for investors as well as new families. The three-plus-one bedroom units are the largest homes presented within Verdi, offered in a generous 1,389 sq ft and 1,442 sq ft or 1453 sq ft layouts. These units are dubbed Type C and Type D or D1 units and comprise up to 80 and 160 homes each. Verdi is framed by six acres of greenery and facilities evident by the plush landscaping and vast open areas dedicated solely for a forest garden feel which is further enhanced by cascading water features as well as several themed gardens in line with the development’s stringent Green Building Index assessment and certification. Aside from escaping the hustle and bustle of the city via the verdant park provided within Verdi, future residents can also reward themselves with a multitude of familiar condominium facilities. Residents can will have access to a multi-purpose hall, a gym, an adult’s pool, a children’s pool, a central garden, herb garden, a maze garden,

SMART SKY NESTS

Verdi proves “park living” possible within Malaysia’s Silicon Valley.

gazebo, playground, a jogging trail as well as a BBQ area. Several car park bays are available for visitors. Safety features such as a card access system and CCTV cameras will be installed at designated common areas, with a 24-hour security patrol service to top it all off. Cyberjaya is a sought after location among many popular Malaysian developers partly due to its proud line up of educational infrastructure which include four existing and two upcoming schools, as well as popular

higher learning institutions namely the Limkokwing University College of Creative Technology, Multimedia University and Cyberjaya University College of Medical Sciences. Verdi is easily accessible via popular highway networks with Kuala Lumpur being just 20 minutes away via the Maju Expressway (MEX). The Symphony Hills township is also within minutes from the Federal Government offices located at the Putrajaya Administration Centre.

1 The vivacious interior of Verdi. 2 Set across an expanse of 9.16 acres, Verdi is presented in two residential towers standing 44 and 45 storeys proud individually. 3 Residents can gain access to a multipurpose hall, a gym, an adult’s pool, a children’s pool, a central garden, herb garden, and a maze garden, gazebo, playground, a jogging trail as well as a BBQ area.

“Verdi, which is set in a tranquil environment and boasts modern facilities, will appeal to potential homebuyers looking for a desirable place to call home. – Anwar Syahrin Abdul Ajib 3

main feature

STARPROPERTY.MY WEDNESDAY 08 FEBRUARY 2017

34connectivity

By LEE YAN LI

lylee@thestar.com.my

A GLIMPSE OF FUTURE CONNECTIVITY

Cost, time and convenience: Could MRT fulfill the expectations?

ITH all the talks of MRT services and urban transit connectivity boosting house prices, it is worth nothing that the stakes fall on public reception and the adoption of the public transport service. While most people are excited by the prospect of a faster mode of transport in the Klang Valley and hope to bypass traffic jams that plague the metropolis for years, the dream could not be realised if it fails to provide a better alternative for the urbanites who are accustomed to driving their way to work, shop, play and live. With such a painstakingly planned and executed public infrastructure project, the goals are exceedingly simple from the users’ point of view. Cost, time and convenience are the three key features the public look for when it comes to public transport. How does the first phase of MRT Sungai Buloh- Kajang Line fare?

Just walk

For Erik van der Kallen, 42, the newly opened MRT line presents the best option to work. During the period when the MRT service was free until Jan 15, Erik got to to his work place at Mutiara Damansara from Bangsar within 25 minutes. He had to spend approximately 12 mins walking to and from the MRT station, while the rest of the time were for the five stops of the train journey. His previous mode of transport, a cab sharing service, would take around 15 mins to reach his work place. Professing his preference for the

newly minted MRT infrastructure, he intend to use the MRT as his main transport for commuting to work.

What about buses?

For those who live and work within the proximity of a station, the promise of frequency, speed, punctuality and reliability will be the main pull for urban rail transit. However, for others who do not live or work within a walking distance to the stations, or do not have a direct ride to the destination, the connectivity between transfer points are a crucial point to encourage a mass adoption for public transport. Faisal Baharudin, an SPM leaver who has been a frequent user of the green line, said the extension of feeder bus service to his home at Prima Damansara, Sungai Buloh, would be a strong pull. For now, taking Uber from his home to the Sungai Buloh MRT station cost him approximately RM6 per trip. It is still a better option than asking his parents to chauffeur him to the town and cost him less time and hassle. “Normally, it would take me 30 to 40 mins to reach Kota Damansara area due to the traffic jam, but by using the MRT system, it is now less than 30 mins,” he said.

Mixing it up

For some resourceful users, a flexible combination of public transport can reap great benefits despite the lack of connectivity. Ekuinas Nasional Bhd director Hizwani Hassan said the limited MRT service did not provide direct connection to his destinations, but he was able to make the best out of the discounts offered by ride booking services during his multiple rides. “By using the GrabCar MRT promo which offered rebates, some of my trips from Sungai Buloh to Kuala Lumpur during the free trial period are

Atiqah Zaini says the combination of GrabHitch and MRT ride is less stressful compare to two hours of driving.

Erik van der Kallen.

Ekuinas Nasional Bhd director Hizwani Hassan uses cab sharing service and MRT to facilitate travel.

Faisal Bin Baharudin says using MRT service costs him less time and hassle.

practically free,” he said. He said there is a need for more feeder bus as there were instances in which he had to wait for nearly 30 mins for a ride, although the main obstacle to attract more people to the MRT service would still be the cost consideration. “It is hard to ask the middle class to use it if it is not an economical choice. For instance, the park and ride service at Sungai Buloh is RM4.30. In addition, you will have to pay for the feeder bus and MRT ride too. “I talked to some friends and some said a motorbike ride cost them less compare to the MRT service,” he said.

A hassle-less option Faisal, who also planned to use the MRT service frequently, said the reasonable rate for him for a ride would be somewhere below RM3. Atiqah Zaini said the MRT ride saves her money and hassle when going to work.

The 24-year-old professed that driving from her home in Cheras to Mutiara Damansara is theoretically faster, as she has to catch a cab service to the Semantan MRT station before it is connected to Cheras. However, she said the combination of GrabHitch and MRT ride is less stressful compare to two hours of driving. According to Atiqah, the combination of toll fees, petrol spending, car park expenses and others meant she had to fork out approximately RM1,000 for monthly travel expenses. With the use of cab sharing service and public transport, she estimated that she could cut her travel spending to approximately RM400. “There is a huge population in Cheras and Kajang, the MRT service would provide greater convenience to them,” said Atiqah, who was optimistic about the upcoming phases of the MRT lines.

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