01
MAR
2017 WEDNESDAY
BEFORE YOU REFINANCE...
7 THINGS YOU NEED TO KNOW
Motive and repayment ability are paramount when it comes to refinancing your home loan. > P09
INSIDE THIS ISSUE www.starproperty.my
TOP 10 MOST SEARCHED AREAS ON PROPWALL
TO BETTER UNDERSTAND THE TRENDS IN THE PROPERTY MARKET, WE OBSERVED THE AREAS MOST SEARCHED ON PROPWALL.MY BY POTENTIAL HOMEBUYERS AND RENTERS. > P08 facebook: starproperty.my
wechat:StarProperty
PINNACLES OF LUXURY
SUBANG BESTARI DRAPES ITS TERRAIN WITH TIMELESS HOMES. > P18
Emag: StarProperty.my (English) / Property Trends (Chinese)
STEPS TO SECURE A HOUSING LOAN EXPERTS SHARE TIPS TO PROSPECTIVE HOMEBUYERS. > P24
events
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
02 highlights STARPROPERTY.MY EVENT HIGHLIGHTS
www.starproperty.my StarProperty.my StarProperty
EDITORIAL
editor@starproperty.my
Assistant General Manager ERNEST TOWLE ernest@thestar.com.my
Content Coordinator LEE YAN LI lylee@thestar.com.my
Content Writers LEE YAN LI VIKNESH ASHLEY JONATHAN ROBERTS GOH OOI HWA YOGANESWARI VELLUSAMY Designers KWONG CHEE OON QUEENY YONG
MARKETING & SALES Head of Customer Engagement & Support IVY LEONG
With the kick start of StarProperty.my Fair 2017 at Sunway Velocity Mall on February, StarProperty.my aims to bring more exciting property exhibitions to the public through out the year, showcasing some of the most prestigious developments and launches.
LOOK OUT FOR
THE CURVE, PETALING JAYA 30 March - 2 April 2017 10am - 10pm
Star-925
• March 5 • 1:30pm - 4.30pm • Menara Star
• March 18 • 9.00am - 12.00pm • Menara Star scan to register
scan to register
Information and education is crucial in the empowerment of homebuyers, so is a platform for property investors, real estate agents and other stakeholders to come together for knowledge and idea sharing. Recognising the importance of this, Propwall.my launched Propwall CORE, an outreach program that brings together the bright minds of property industry.
Star-925 was conceived as a unique education and networking platform in Malaysia advocating both property investment and career success. It is a partnering effort by StarProperty.my and #925 to provide a place for the common man to learn, network, and at the same time grow their careers and their property investments through knowledge sharing.
StarpropertyTV is a newly-launched video platform to inform, inspire and empower individuals of all ages to make better decisions about properties.
For more information, visit bit.ly/2ltfb4v
LATEST HAPPENINGS + DEVELOPMENTS
03 7967 1347 ivyleong@thestar.com.my
Property Business Head of Sales JACKY CHENG 03 7967 1388 (ext 1244) jackycheng@thestar.com.my
Acting Head, Sales (Agent Business) KENT THEW
03 7967 1388 (ext 1861) kentthew@thestar.com.my
i-City to launch luxury suites above DoubleTree by Hilton
Download E-mag at: STARPROPERTY.MY(English) PROPERTY TRENDS (Chinese)
Propwall CORE
i-City will be launching luxurious suites equipped with smart technology and located above the prestigious branded Hilton Hotel at the upcoming StarProperty.my Fair 2017 in June. Held at i-City from June 10 to 12, the fair will showcase the units that will adopt the concept of Internet of Things (IoT), which utilizes digital technology to provide quality service for the residents. Ong said the development located above DoubleTree by Hilton i-City will offer 200 units from levels 24 to 42, with built-ups ranging from 480 sq ft to 880 sq ft and priced from RM500,000 onwards.
For more information, visit bit.ly/2mywZvG
SDP announces promotion for townships
Fair lucky winner receives Maldives grand prize
Sime Darby Property is offering firsttime homebuyers and loyal customers the opportunity to own their dream homes with its Big 5 promotion. The Big 5 promotion, which runs from now until May 31, offers discounts ranging from 5% to 10%, upfront PRIME or double PRIME discounts, as well as one year free Astro subscription package. Terms applied. The selected properties are East Residence in ALYA Kuala Lumpur, The Véo in KL East, Castilla, Siphonia and Siphonia 2 in Chemara Hills, Saujana Impian’s The Brymwood and Villa Safira, as well as Planters’ Haven.
Chan Hock Mun was announced as the Grand Prize winner of the three-night trip in Constance Halaveli, Maldives. He won the homebuyer’s lucky draw at StarProperty.my Fair 2016 held at Kuala Lumpur Convention Centre. The travel voucher, worth RM30,000 and included return flight ticket and hotel stay, was sponsored by Singapore Airlines and Sedunia Travel.
PJ Midtown celebrates CNY at new property gallery PJ Midtown Development recently organized a two-day Chinese New Year Celebration in conjunction with the opening of its new property gallery at Section 13, Petaling Jaya. The event also introduced the guests to the final phase of the PJ Midtown residential development, which comprises 383 units with three layout options and built-ups ranging between 613 sq ft and 1,227 sq ft.
(From left) Singapore Airlines leisure sales and business development manager Joanne SF Tan (left) and Sedunia Travel executive director Teoh Leong Lan presenting the sponsored mock travel voucher to StarProperty Sdn Bhd assistant general manager Ernest Towle.
Winner of the Grand prize of StarProperty.my Fair 2016 Chan Hock Mun.
developments
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
By VIKNESH ASHLEY
township03
vikneshashley@thestar.com.my
PARK LIVING AT ITS PEAK
Precinct 16, the convergence of nature, harmonious living in the seat of the Federal Government.
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MAGINE waking up to the sound of chirping birds, and water tresses calmly flowing, yet being granted the privilege of city conveniences. One can be greeted by this scenic view each and every day at the private Precinct 16 estate by Putra Perdana Sdn Bhd. With exclusivity at its core, Precinct 16 is a nature themed residential getaway blossoming in the pulse of Putrajaya. The extensive 354-acre township has been developed to furnish the anticipation of residents that are house proud, as well as looking for modern dwellings. The homes within Precinct 16 also bring to life the concept of living harmoniously within nature, where residents will be gifted with the serenity unique to flora and fauna. Precinct 16 is blessed with the gems of nature, holding up to 70 species of plants, 24 species of fish, several rare insect species as well as many amphibians and birds. The entire precinct is blanketed by opulent foliage, providing the true essence of park living to those rewarding themselves with the ownership of the limited properties offered. Nature lovers can take a stroll by the Lakeside Promenade within Precinct 16, where one can observe how flora and fauna seamlessly interact and flourish, while taking in the panoramic views of the lake, set within a backdrop of aesthetically planned landscape gardens. Currently the Precinct 16 is offering Desiran Bayu. Property buyers will find superlink as well as semi-detached homes between 3,321 sq ft and 4,638 sq ft. These large homes are presented in three-floor configurations, while each individual home would offer between five to seven bedrooms and five to six bathrooms depending on
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1 Promenade in Putrajaya. 2 Palace of Justice in Precinct 3. 3 Eateries at Taman Warisan Pertanian. 4 Homestay in Danau Mutiara. 5 Putrajaya view from atop Taman Warisan Pertanian.
“Precinct 16 is blessed with the gems of nature, holding up to 70 species of plants, 24 species of fish and several rare insect species, as well as many amphibians and birds.
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the property type. Residents who buy into Desiran Bayu can begin their day with a calming dose of serenity, combining the beautiful wetlands, verdant parks and gardens. Precinct 16 also offers a myriad of other residential property offerings including D’Heron@The Lake, D’Heron 2 Lake Villas, Danau Mutiara, Danau Suria, 146 terraced link houses, Casa Danau, Danau Akasia government apartments, P16 government bungalow type A and C, 96 townhouses, 104 semi-D, two government bungalows and government Type C, D and E Bungalows. The enclave is also home to two commercial developments for the convenience of residents living nearby
which include Danau Point and the NC2 commercial building. Those passionate about gardening and growing-own-produce will be glad as Precinct 16 is also home to Taman Warisan Pertanian. This land mass is a recreational park where the members of the community can spend quality time together with their families, while educating themselves methods of growing various fruits and vegetables in one’s own home. Shopping lovers need not worry having moved into Precinct 16 as Alamanda Shopping Mall and IOI City Mall are merely five to ten minutes’ drive away.
Additionally, the Federal Government administrative offices, national secondary and primary schools, Nexus International School, Everly Hotel and a community centre (Pusat Kejiranan Presint 16) are all merely a stone's throw away. The community centre holds a library, swimming pool, squash courts and badminton courts, made available to residents that live within the vicinity. The locale is also home to a wet market, petrol kiosks, surau and other basic facilities. Getting to the township is a breeze as it is accessible to Maju Expressway, North-South Central Link (Elite), Lebuhraya – Damansara Puchong (LDP) and Kuala Lumpur International Airport (KLIA).
developments
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
04township By LEE YAN LI
lylee@thestar.com.my
PEACE AND SERENITY AT RIMBUN VISTA
IJM Land offers modern family living at the mature township of Seremban 2.
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OCATED at the vibrant township of Seremban 2, Rimbun Vista is a low-density freehold development at nine acre per unit and spans across 42.6 acres of land. The development, which stands on elevated ground, is developed in two phases, namely Phase 3A1 and Phase 3A2, offering 389 units of superlink and link homes. Phase 1 of Rimbun Vista, launched in Sept 2015, comprises 202 units of superlink homes. It has achieved 95% take-up rate and is set to be completed on Sept or Oct 2017. The second and final phase of Rimbun Vista will be officially launched on March 5, which comprises 187 units of 22' x 80' and 22' x 70' houses with gross built-up area of 2,721 sq ft and 2,629 sq ft. Designed with a modern and contemporary architectural concept, the second phase offers spacious living and dining areas, four spacious bedrooms and four bathrooms, as well as a wellventilated family lounge on the first floor. The cosy master bedroom comes with walk-in space for wardrobe, balcony and extra high ceiling. The units are further enhanced with the use of quality finishes such as porcelain floor tiles, full height wall tiles, vanity top for master bathroom, ample electrical points and fully extended car porch. Furthermore, the entire neighbourhood will be equipped with high speed broadband infrastructure and wide lanes between houses. Residents will be able to live and play at Rimbun Vista at peace, as the development comes with perimeter fencing and a guard house with a single entrance and exit point, which are complemented by barrier gates and CCTV. The security design features “Crime Prevention through Environmental Design Concept�, which includes separation of pedestrian walkways from motorized lanes, LED street lighting for brightly lit street, covered drains and underground utilities. To enhance the lush greenery of Rimbun Vista, the development features a total of 4.86-acre private park and linear parks for its residents. A total of 1,000 trees will be planted, while a jogging and cycling path measuring approximately 1.5 km will be built surrounding the neighbourhood. The central park, which offers 3.8 acres of greenery, is a prominent landmark for all residents to indulge in healthy activities. It is a place to make new friends, and thus promote community bonding.
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1 The central park offers 3.8 acres of greenery and is a prominent landmark for all residents to indulge in outdoor activities. 2 Rimbun Vista is a low-density freehold development at nine acre per unit and spans across 42.6 acre of land.
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Residents will be able to meet and hold events such as family day, festive celebrations, concert, telematches and more with the facilities and amenities provided. These include playground, outdoor gym equipment, basketball court, sepak takraw court, exercise corner, picnic gazebos and others. As part of the 3,800-acre Seremban 2, Rimbun Vista is able to provide the convenience offered by the selfcontained township, meaning that shopping for daily essentials, attending to banking activities and various dining experience will be a hassle-less experience for the residents. Rimbun Vista is ideally located close
to Seremban Toll Plaza (2.5km) and the newly opened Ainsdale Toll Plaza (three km), and stands adjacent to the proposed High Speed Rail (HSR). Seremban 2 is currently 70% completed and contains a population of over 62,000 residents, as well as 13,000 units of residential and commercial properties. This satellite town is located at four km southeast of the Seremban town. The close proximity of Seremban 2 to the North-South Highway, Elite and Lekas highways, meant Rimbun Vista also enjoys a highly accessible location, which will provide quick and convenient access from the township to Kuala Lumpur (60km), Putrajaya and
For more information, visit http://bit.ly/ rimbunvista.
Cyberjaya (40km) and Malacca (80km). The township is also served by a toll free road to Kuala Lumpur International Airport (KLIA) and KLIA 2 (30km). Seremban 2 is a fully integrated and sustainable township, where the community can be schooled, be entertained, work and live, by offering shopping malls, commercial amenities, F&B outlets, government services and more. The maturity of the township meant residents of Rimbun Vista will be able to enjoy a modern yet serene lifestyle with the family. In addition, residents of Rimbun Vista can enjoy other recreational facilities in Seremban 2, which include the 15-acre City Park and four acres of lake, 30-acre adventure Hill Park, 34acre Sports Complex, as well as the S2 Club. The family themed recreational club presents facilities ranging from well-equipped gym, fitness classes, badminton courts, swimming pool to a purpose-built kindergarten. Designed to optimise the comfort and convenience of modern family living, the development is also dotted with numerous prestigious educational facilities ranging from preschool, primary, secondary to international school. Columbia Asia Hospital, Sehat Wellness and Medical Centre and a government health clinic are within the vicinity.
developments
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
06township By NURUL ASMUI MD AZMI
asmui@thestar.com.my
CAPTIVATING PEACE AND SPACE
Tropicana Aman, Kota Kemuning incorporates luxuriant greenery to create an inviting and cozy environment that draws residents from their homes.
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TROLL in a serene neighbourhood, away from the hustle and bustle of city life at Tropicana Aman, Kota Kemuning, an 863-acre self-contained township by Tropicana Corp Bhd. Miraculously transformed from a swampy marshland, the tranquil development brings nature into the heart of the community and realigned lifestyle to focus on family, health and the outdoors. Tropicana Aman encourages a healthier and wholesome living through its phenomenal concept of a walking and biking community, which carries the iconic Yellow Bike as the development icon. Located near the affluent integrated township of Kota Kemuning, the comprehensive master plan that is currently in progress are the first three gated and guarded residential enclaves, namely Arahsia Residences, Bayan Residences and Cheria Residences; the first commercial phase of the glowing commercial hub, Sinaria Investment Grade Shop Offices; an 85-acre Central Park; a residents’ clubhouse and Tenby International School.
A peace of mind
Tropicana Aman is ringed by a 100-inchwide tree-lined boulevard that invites residents and visitors into its lush greenery surrounding. A feature roundabout marks the entrance, in which each residential precinct has been designed to be positioned around the ring road. Thus, each precinct gets equal access to the immediate amenities as well as the Central Park that is situated at the heart of the enclave. The Central Park, which takes 10% of the total development land, is divided into two main parks named Eastlake Park and Westlake Park. A warm and inviting environment is created by the wide variety of native and tropical tree species that can be found in and around the park, creating a serene environment to walk, jog or cycle within the neighbourhood. Moreover, a seven-km trail in the Central Park has been designed specifically for walking, jogging and biking. Families in Tropicana Aman can also enjoy a safe and aesthetic environment as three-metre-wide designated pedestrian pathways are built separate and clearly delineated from vehicular roads. Fronting the Eastlake Park is the Residents’ Clubhouse, which is surrounded by a unique strip of greenscape. It houses numerous leisure and sport facilities for residents to sweat, chill and relax. With 2,400 trees, 39 benches, 17 pavilions and 10 link
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bridges, the Central Park provides the perfect setting for one to truly appreciate Mother Nature’s embrace.
Amenities on the doorstep
Developed based on the essentials of the Tropicana unique DNA, the township focuses on accessibility, connectivity, innovative concepts and designs, generous open spaces, facilities, amenities and multi-tiered security and quality. The first commercial development in Tropicana Aman, Sinaria, houses 152 units of two-storey investment grade shop offices on 17.93 acres of land. Slated for completion in 2019, the commercial space provides a diverse selection of retails and public amenities. In addition to that, the amenities at Tropicana Aman also encompass the Tenby International School with a 225,000-sq-ft campus that could accommodate 1,800 students. Scheduled for first intake in September 2018, the renowned school offers international-oriented programmes for early years, primary and secondary students. Connectivity wise, Tropicana Aman is connected to roads and highways such as Kemuning Shah Alam Highway (LKSA), Shah Alam Highway (Kesas), South Klang Valley Expressway (SKVE), Expressway Lingkaran Tengah (Elite) and the proposed West Coast Expressway (WCE) that directly links Banting to Perak.
1 Take a peaceful bike ride around the park to enjoy a heart-healthy lifestyle. 2 The luxurious atmosphere envelopes the clubhouse with waving foliage and glistening water. 3 A contemporary designed balcony from Cheria Residences’ home allows residents to enjoy stunning views of the lush. 4 Each home is designed to be eco-friendly and energy efficient. 5 Sinaria is located just a stone's throw away from the residential precincts and Tenby International School.
Project name Cheria Residences Developer Tropicana Corp Bhd Property type 2-storey semidetached Tenure Leasehold Built-up area 3,200 – 3,670 sq ft Number of units 272 Price range RM1,350,800 – RM1,850,800 Gross Development Value (GDV) RM358mil Completion date 2019 (estimate)
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Innovative Family Homes
The first two residential phases in Tropicana Aman are Arahsia Residences and Bayan Residences. Arahsia Residences features 432 units of two-storey link houses while Bayan Residence holds 372 units of modern two- and three-storey link homes. Both have achieved good take-up rate. The third phase of Topicana Aman is Cheria Residences, which offers 272 units of two-storey innovative semidetached homes. Designed to be ecofriendly and energy efficient, each home has built-in Puretech Ventilation System to improve the indoor air quality, as well
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as ceiling heat insulation technology to help keep the living space naturally cool. For security purposes, home network and security systems are installed in Cheria Residences to deter crime and provide peace and assurance. The Smart Security home monitoring, control and surveillance systems feature built-in video intercom, and are connected to the smartphone to enable residents to monitor their homes remotely. For more information, visit bit.ly/ tropicanaaman
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news
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
08 Propwall.my By JONATHAN ROBERTS
jonathan@thestar.com.my
TOP10
MOST SEARCHED AREAS ON PROPWALL.MY
To better understand the trends in the property market, we observed the areas most searched on Propwall.my by potential homebuyers and renters. Let the countdown begin:
1. Damansara Perdana
2. Ara Damansara
Finally, the most searched area is Damansara Perdana. Located within Petaling Jaya’s Golden Triangle, this exclusive suburb boasts many popular hotspots like 1Utama, IKEA, The Curve, Tesco, Cathay Cineleisure, PJ Trade Centre, Point92 and so on. The imminent Mutiara Damansara MRT Station will bring further positive impacts to Damansara Perdana. a. Asking Price: Min: RM255,000 Max: RM3,100,000 Median: RM680,000 b.Rental Rates: Min - RM1050 Max - RM5,800 Average - RM3,500 c. Housing segment:
98%
Ara Damansara is a thriving affluent township that is accessible via multiple major highways and LRT stations. With Ramsay Sime Darby Medical Centre, Citta Mall and other amenities, this neighbourhood is expected to grow rapidly. a. Asking Price: Min: RM450,000 Max: RM6,600,000 Median: RM730,000 b. Rental Rates: Min - RM1,300 Max - RM18,000 Average - 11,900 c. Housing segment:
97%
2%
6. Kuala Lumpur City Centre
a. Asking Price: Min: RM980,000 Max: RM23,000,000 Median: RM1,800,000 b. Rental Rates: Min - RM2,500 Max - RM48,000 Average - RM17,000
a. Asking Price: Min: RM330,000 Max: RM2,200,000 Median: RM1,100,000 b. Rental Rates: Min - RM1,300 Max - RM9,050 Average - RM5,000 c. Housing segment:
88%
18%
82%
High-rise
Landed
a. Asking Price: Min: RM288,000 Max: RM6,000,000 Median: RM358,000 b. Rental Rates: Min - RM900 Max - RM33,000 Average - 18,000 c. Housing segment:
a. Asking Price: Min: RM630,000 Max: RM7,800,000 Median: RM1,400,000 b. Rental Rates: Min - RM1,200 Max - RM25,000 Average - RM7,500 c. Housing segment:
12%
92%
8. Cyberjaya
As experts point towards the southern region of Greater KL, Cyberjaya is noticeably poised for growth. Touted as a business and tech hub, this town also boast top universities. With the introduction Maju Expressway (Mex) highway and the MRT SSP Line in the pipeline, Cyberjaya presents an up and coming neighbourhood. a. Asking Price: Min: RM265,000 Max: RM700,000 Median: RM340,000 b. Rental Rates: Min - RM680 Max - RM2,350 Average - RM1,500 c. Housing segment:
92% Source: Propwall.my
International schools, eateries and malls are close to home in this neighbourhood. It is little wonder that Mont Kiara is seen as an expatriate haven. Property investors remain bullish on this neighbourhood due to impressive rental yields, albeit there is a slowdown in recent times.
17%
83%
An old district nestled within close proximity to Kuala Lumpur city centre, Sentul is undergoing an urban transformation. Good availability of public transportations such as KTM and LRT and its accessibility via multiple highways make it a good bet for affordable home seekers.
c. Housing segment:
4. Mont Kiara
No longer known only for the Bukit Jalil National Stadium, this suburb is poised to be an investment hotspot. Its strategic location – supported by efficient public transportation – has drawn property developers to this region. Housing top education institutions, it is unsurprising that the eyes are on this area.
3%
7. Sentul
The evergreen Kuala Lumpur city centre needs little elaboration. Malaysia’s number one shopping destination attracts tourists from all over the globe. Properties here are often exorbitantly priced, but we are witnessing many investors making good returns through short term rentals within this area.
3. Bukit Jalil
8%
8%
Often dubbed the middle-ground among many well-established neighbourhoods across Greater Kuala Lumpur, Old Klang Road, known for its eateries and wet market, still draws many potential homebuyers. In recent years, the district has welcomed a slew of projects from renowned property developers, suggesting there is nothing “old” about it. a. Asking Price: Min: RM220,000 Max: RM6,900,000 Median: RM420,000 b. Rental Rates: Min - RM680 Max - RM35,000 Average - RM19,000 c. Housing segment:
23%
77%
9. Setia Alam
A well-sought-after township put together by S P Setia. Far from the hustle and bustle of the city, Setia Alam carries the essence of family living. It consists of excellent schools, award-winning shopping mall, club house, parks, F&B, banks and more. a. Asking Price: Min: RM316,800 Max: RM2,500,000 Median: RM335,000 b. Rental Rates: Min - RM800 Max - RM3,600 Average - RM2,100 c. Housing segment:
38% 62%
5. Old Klang Road
10. Bangsar
The affluent residential suburb known for its expat community comprises all the amenities that caters to the young urban with certain lifestyle ideals. Its accessibility via major highways makes it a perfect location to live in for those who can afford. Thanks to ride hailing services, congestion is less of a problem. a. Asking Price: Min: RM630,000 Max: RM8,200,000 Median: RM970,000 b. Rental Rates: Min - RM1,600 Max - RM46,050 Average - RM15,000 c. Housing segment:
16%
84%
feature
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
By JONATHAN ROBERTS
finance09
jonathan@thestar.com.my
WHAT YOU SHOULD KNOW ABOUT
MORTGAGE REFINANCING Motive is paramount when it comes to refinancing your home loan.
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EFINANCE your mortgage. You could almost hear this mantra uttered by property gurus ringing in your ears. The question is, what is refinancing? Basically, refinancing a mortgage simply means replacing one’s existing home loan with a new one. This could be exercised with the same bank or with the other banks. The habit of refinancing one’s mortgage is common amongst property investors that know the ins and outs of real estate investing. But for a first-time homebuyer, why should one opt for mortgage refinancing? To understand this, we got insights from renowned financial planners and property investor.
When to refinance?
Some might encourage you as a homebuyer to revisit your home loans every once in a while. There are several reasons as to why a homebuyer should refinance the housing mortgage. When done properly, this manoeuvre can help borrowers save a handsome amount of cash. First reason: save up on interest rates. According to VKA Wealth Planners licensed financial planner Kevin K. M. Neoh, one should consider refinancing whenever the existing mortgage package is outdated. “For instance, if the Effective Rate on your current home loan is about 6.35% to 7.85% per annum, whilst most mortgages are running at Effective Rate of approximately 4.5% to 4.8% per annum, it is a no-brainer that you should refinance,” he said.
Besides that, many property investors refinance their mortgages to expand their property portfolio. “If you bought a property at RM500,000 five years ago and the same property is now commanding an Open Market Value (OMV) of RM1,000,000, and you are unwilling to sell it, mortgage refinancing could be a viable option. “In this instance, refinancing allows you as an investor to have the capital to be freed up without selling your property. “By refinancing your existing loan to a new financier, you can take up a loan based on current OMV, which will give you additional cash for down payment for another property,” Neoh added. Having said that, he warned that this strategy involves increment in gearing, hence investors must understand the cause and consequences before making such a bold move.
When NOT to refinance?
Whilst we have learnt that in a free and competitive market, refinancing your mortgage can be used as an advantageous tool, GM Training Academy PLT chief executive officer Miichael Yeoh cautioned borrowers against refinancing for the wrong reasons. “Some people refinance their mortgage simply to get cash on hand. They use these monies for other things (liabilities) instead of making higher investment return. “In turn, they are laden with additional bad debts, which means they have to pay higher instalments,” he said, adding that many people also use the additional monies for the wrong types of investments.
“There are investments that offer very high return, but by and large, most investments are not sustainable for the investors. These borrowers will then lose their capital and must continue to service their monthly instalments,” Yeoh explained.
Important considerations before refinancing
KCLau.com founder KC Lau advised potential refinancers to assess their credit health before approaching the bank. “If your Central Credit Reference Information System (CCRIS) does not look good, the banks will reject your application,” Lau said. On top of that, he warned borrowers who want to refinance to take note of the cost of moving from one bank to another. “Before you refinance, you must do the math. Calculate the legal fees and stamp duty incurred if you plan to switch banks. “Moreover, take the Lock-In period of your current home loan into account, lest you end up facing a hefty penalty,” Lau said.
Curbing property speculations
In 2013, Bank Negara Malaysia (BNM) issued a new guideline to banks in regards to mortgage refinancing as part of its cooling measures on housing market. Under the guideline, banks will approve one’s request to refinance only if the borrowers can prove their
GM Training Academy PLT chief executive officer Miichael Yeoh.
KCLau.com founder KC Lau.
VKA Wealth Planners licensed financial planner Kevin K. M. Neoh.
Scan to ask me anything about property.
http://bit.ly/2lOCJTO
“By refinancing your existing loan to a new financier, you can take up a loan based on current OMV, which will give you additional cash for down payment for another property. – Neoh
ability to repay within 10 years. The tenure, however, can be stretched to the maximum period of 35 years. When asked, all three interviewees heaped praises on the central bank for placing more stringent rules to protect the financial institutions, property market and irresponsible borrowers. “Many Malaysians are already in high debts, and many still lacks basic financial literacy to protect their hard earned money and savings. “If we are able to continue to refinance our mortgage to extend the tenure and to increase our borrowings for non-constructive reason, sooner we will be in a situation that is worse than current landscape,” warned Kang. Yeoh added that banks still want to lend money, but only to prudent borrowers with the capacity to service their loans. “Without the tightening policies, we could face a subprime crisis,” said Yeoh.
developments
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
10 township
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HANGE is a necessary outcome of progress and is happening at a rapid pace. As the demands of a modern world put pressure on one’s time, income and environment, home seekers are not just looking for added value in their property investments, they are also redefining the meaning of “value” itself. The dynamics of change are not lost on developer Bon Estates Sdn Bhd. It believes buyers are now returning to that basic emotive compulsion that defines a home, and that is “home is where the heart is”. Bon Estates managing director Goh Soo Sing explained that quality craftsmanship continues to be the hallmark of luxury property, but now there is more to consider. “Luxury buyers cannot be simply dismissed as those who have money to squander on excessive things. They are intuitive and prudent investors with disposal income that can be invested into something meaningful for them and their family,” he said. He noted that home ownership aspirations these days go hand-inhand with a desire for a more fulfilling lifestyle. The fast-paced modern world has left us with less time to spend on home and family, which means homeseekers are on the lookout for an environment that offers quality time with loved ones and healthy surroundings that nurture community bonds. “It is really all about the quality of the space provided and how well it has been crafted to fulfil your lifestyle needs. This has become our guiding principle at Bon Estates,” Goh said. It is a principle that has been interwoven into the concept and execution of the company’s flagship project, The Estate, which is currently taking shape in the much sought-after South Bangsar locale in Kuala Lumpur. Occupying 3.68 acres of freehold land in the vicinity, the project also boasts the verdant Bukit Gasing Forest Park as its backdrop. Convenient connectivity and limited residential units in the area make it a compelling investment option, but The Estate offers the added incentive of large family units, which is currently in short supply. Two 46-storey towers host a total of 328 luxury condominiums that range between 2,346 sq ft and 7,057 sq ft. This not only addresses the dearth of spacious homes in this booming business district, but also appeals to the expatriate community that has long had an affinity with Bangsar. The Estate focuses on the provision of space and comfort in the heart of an urban setting, putting strong emphasis on interactive green public spaces and facilities, offering a sense of serenity, as well as a healthy and nurturing environment. With just four units per floor, each unit is a corner unit. Those facing north will have a view of University of Malaya and the Kuala Lumpur city skyline beyond it, while south-facing units overlook the Bukit Gasing greenery. Standard units come in options of four-plus-one or five-plus-one bedrooms, while there are also a limited number of
THE ESTATE: EMBRACING A NEW DAWN Bon Estates embraces modern lifestyle living.
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1 The Estate focuses on the provision of space and comfort in the heart of an urban setting, putting strong emphasis on interactive green public spaces and facilities. 2 The Estate comes with sky decks featuring a barbecue area, dining area, lounge area and a dipping pool. Owners can also host private parties at the sky deck, multipurpose hall or party rooms. 3 Buyers can expect spacious open concept layouts, ceiling heights of 11ft, attached baths in every bedroom and quality designer fittings and finishing 4 Occupying 3.68 acres of freehold land in the vicinity, The Estate also boasts the verdant Bukit Gasing Forest Park as its backdrop.
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duplex units and penthouses available. About 40% of the units will feature the dual-key concept to appeal to a broader market of buyers. The overall design language will be modern, linear and evergreen to create a sense of timeless appeal. It aspires to pay equal importance to form, function and sustainability. Inside, buyers can expect spacious open concept layouts, ceiling heights of 11ft, attached baths in every bedroom and quality designer fittings and finishing. The units feature marble flooring for the living area, homogenous tiles for the balcony, wet kitchen and bathrooms, engineered wood flooring for the bedrooms and carefully selected bathroom fixtures. The Estate will be built based on Qlassic standards certified by the Construction Industry Development Board (CIDB). “We have incorporated natural materials in our buildings and outdoor landscaped areas to create a sense of balance in the environment we provide, which is an important component of our overall lifestyle outlook,” said Goh. About 70% of the land mass area is dedicated well-manicured landscaping.
The highlight is an existing retention pond that has been converted into a beautiful 300-metre lake walk. The two towers also come with sky decks featuring a barbecue area, dining area, lounge area and a dipping pool. Owners can also host private parties at the sky deck, multipurpose hall or party rooms. There are a total of five pools at The Estate – the two sky pools, a lap pool, family pool and kid’s pool. Other facilities include a 3,000-sqft gym, yoga room, meditation room, as well as child-friendly facilities such as an open play area with a sunken lawn, custom play area and an indoor playroom. “This project is about people, and that is exactly what Bon Estates focuses on; we go beyond the quality of the property to also invest in the quality of the lifestyle we provide,” said Goh.
For more information, visit bit.ly/bonestate
feature
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
12 gem of properties
KLANG VALLEY WEST S
HAH Alam is the capital of Selangor and is a vibrant city located between Port Klang and Subang Jaya. The area in between these two locations is now commonly known as Klang Valley West. This area is highly populated where the population of both Klang and Shah Alam alone is estimated to be around 1.45 million people. In comparison, Kuala Lumpur has 1.7 million people. However due to size of the areas, it may appear that Klang Valley West is less dense. Before we can fully appreciate Klang Valley West, we must first take into consideration the population and commerce spill over effects from Kuala Lumpur. Due to the tremendous appreciation of land cost in the Klang Valley over the years, many people started looking for alternate and less costly places to live in. Below is an estimated timeline and the breakdown of the development of Klang Valley:• 1950s KL – The formation of Kuala Lumpur and its development. The capital city formation created new job and business opportunities and people from all over Malaya flocked to Kuala Lumpur due to positive job prospects; • 1970s Petaling Jaya – Expansion into and development of Petaling Jaya due to the rise of land prices in Kuala Lumpur led to many corporations setting up their operations base in Petaling Jaya • 1990s Subang Jaya – Expansion to Subang Jaya due to proximity to the airport and sought after amenities such as hospitals and schools. • 2010s Shah Alam & Klang area – Further expansion into Shah Alam due to land limitation in Subang Jaya. Since the late 1990’s Klang Valley West has undergone much development and improvements in infrastructure such as: -
Education
Parents prefer to live close to where their children study. There is wide array of government and vernacular schools, private schools and universities
in and surrounding Klang Valley West area. International schools such as the Australian based International School, Peninsula, Maz International School, Tenby International School and Regent International School also provide various excellent study options for family households.
Excellent Accessibility Whenever there is a new highway connecting to Kuala Lumpur, there will be new townships being developed in the vicinity. Klang Valley West is well connected to other parts of the Klang Valley and to the Kuala Lumpur International Airport through the New Klang Valley Expressway (“NKVE”), the Federal Highway and the Shah Alam Expressway. The Guthrie Highway is also connected to the NKVE which provides easy access to Rawang.
Amenities There are many remarkable hospitals in Klang Valley West such as the renowned Columbia Asia Hospital in Klang and Kota Kemuning, multiple hypermarkets such as Giant, Tesco and Aeon Big, as well as shopping malls, such as Setia City Mall, Aeon Bukit Raja and Aeon Shah Alam. Additionally, an upcoming gigantic shopping mall with its operator from Thailand located close to the Federal Highway is expected to open by August 2018. This will be another commercial catalyst providing another exciting venue for shopping, dining and entertainment.
Upcoming LRT stations in Klang The LRT Bandar Utama- Klang line (also known as Klang Valley LRT Line 3) will upon completion conveniently connect the towns in Klang to Kuala Lumpur and provide an alternative mode of transportation for workers commuting to and from work to avoid the traffic
Source: http://myseafoodmart.com/image/data/map.jpg
jam. The upcoming LRT stations are expected to ease congestion in and around Klang and Shah Alam which will indirectly boost the value of the surrounding properties.
Townships linked to Klang West There are many successful townships next to the highways leading to Klang and Shah Alam such as Setia Alam, Kota Kemuning and Bukit Jelutong. Selangor is the preferred place for local and foreign students, local and foreign workers, migrants and expatriates. The exponential increase in prices for accommodation in and around surrounding Kuala Lumpur over the past decades have resulted in many house-buyers and tenants looking for value in adjacent areas leading to Klang and in Klang itself.
“The exponential increase in price for accommodation in and surrounding Kuala Lumpur over the past decades has resulted in many house-buyers and tenants looking for value in adjacent areas leading to Klang and in Klang itself.
Port Klang http://bit.ly/2m0rZ58 For more exciting insights on Klang Valley West and opportunities it offers, Henry Wiltshire will conduct several presentations. Scan the QR code for details.
Port Klang which is located next to Klang is the one of the busiest transhipment and container ports in the world. It is the regional distribution hub and major creator of businesses and jobs for the population of Klang. Our government is spending up to RM1.13 billion for current logistic projects to improve transportation in Port Klang which in turn will benefit the city of Klang itself.
Potential Appreciation Sr. Vicky How
Sr. 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.
Selangor saw an average increase of 6.2% in property capital appreciation between 2015 to 2016. Shah Alam and Klang on the other hand saw an increase of 8.5% and 9.6% respectively during the same period. We foresee that Klang Valley West has growth potential in terms of capital appreciation since the property prices are still lower compared to other areas and there are many ongoing infrastructure and development projects in the pipeline.
news
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
By VIKNESH ASHLEY
StarProperty.my fair13
vikneshashley@thestar.com.my
SUNWAY VELOCITY FAIR A HIT Four-day StarProperty.my fair proves property still popular amongst Malaysians despite soft market conditions.
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HE StarProperty.my Fair 2017 had taken place in newly opened Sunway Velocity Mall, along Linkaran SV, Kuala Lumpur from Thursday until Sunday last week. The fair as always was a hit amongst developers and visitors, as even on weekdays the fair grounds were dotted with property enthusiast that came from far and wide. One has to thank the surroundings provided by the mall, giving the fairground a vibrant atmosphere due to a skylight allowing natural sunlight into the mall. Fair visitors were treated to a unique assortment of properties under construction, some that were fully completed and others that are soon to be launched. Some of the key developers involved comprised of award-winning township Bandar Sri Sendayan by Matrix Concepts Holdings' Berhad, The Robertson by Gamuda Land, Bandar Rimbayu and Pantai Sentral Park by IJM Land, as well as Maju Kuala Lumpur by ASM Development Sdn Bhd. The mall’s developer Sunway Property is also took part in the wellreceived event, aside from Hua Yang Bhd and Sime Darby Brunsfield.
The StarProperty.my Fair 2017 is known to provide solutions and points fair visitors to the right direction, with regards to aiding property investors as well as buyers to make the right property choice. At the fair, a variety of target groups were seen from Malacca right up until Ipoh. The fair visitors included students, newly married couples, a handful of expatriates, and those scouting a property to call home as well as attendees that lives surrounding the mall. One interested property hunter from Ipoh, Law Wai Yeen, 49 says, “Kuala Lumpur is a popular location for property investors throughout Malaysia, and buyers like myself as we are prepared to place a large sum of cash here, due to the good potential returns.” “Though I am interested in commercial properties that are aplenty in Kuala Lumpur, I came across an attractive property option, Maju Kuala Lumpur by ASM Development Sdn Bhd for my son,” Law adds. “This property by Maju Holdings features good connectivity, due to an existing KTM line with a proposed KTM station that would be directly connected to the upcoming development, and a future connection to an upcoming MRT line,” Law concludes. Nathan, 47 from Pandan Terrace, a residence situated close by the Sunway Velocity mall visited the property fair, looking for a future home with his wife.
This property seeker explained, “The property fair is great as there are a good mix of properties with a range of prices for me to consider. Adding to that, due to the soft market sentiment property developers are throwing in good deals and making it easier for property buyers like myself to secure a property.” Nathan concluded, “I will definitely look forward to attending more events just like this as I get to experience a first hand service from developer representatives about the enquiries that I may have about any given property that I may desire.”
For those interested to experience the upcoming StarProperty.my Fair 2017 event, one can look forward to an upcoming fair that would take place next month from the 30th March 2017 until the 2nd of April 2017 at the Curve Mall, in Damansara. This fair will showcase over 15 award winning projects, and pose as a subsequence to the StarProperty Awards 2017. Do visit fair.starproperty.my for more information on the fair and upcoming property fairs by StarProperty.my
StarProperty.my Fair 2017@ Sunway Velocity Mall has seen a huge increase in those looking for a home. The fair, showcasing an array of property options, provides solutions to many and points them in the right track, with regards to making a well informed investment decision.
By GOH OOI HWA editor@starproperty.my
A TRIBUTE TO THE
BRIGHTEST STARS F
scan to vote now
http://awards.starproperty.my/
OLLOWING the successful inaugural StarProperty.my Awards last year, StarProperty.my marches on in its second endeavor to shine a bright light on the most promising and established development in Malaysia. Be it a humble starter apartment, a homely landed house, an impressive highrise, a chic neighbourhood, a visionary township or a hassle-less Transit Oriented Development (TOD), StarProperty.my Awards 2017 strived to honour the best among the best by expanding into 18 categories.
The new categories include The Skyline Award, The Neighbourhood Award, The Poseidon Award, The Small is Big Award, The Business Estate Award, The Northern Star Award and The Southern Star Award. The awards have received overwhelming responses from prominent and well respected developers. While seen increase in entries from developers all over the country. The results will be unveiled at the prestigious awards night on Tuesday, March 21, at Grand Hyatt Kuala Lumpur. Furthermore, StarProperty.my is holding a special online voting module for
participating developers for the voters and readers choice award. You can celebrate the nation builders that have been shaping the Malaysian landscape for decades, hurry up and vote for your favourite builder at awards.starproperty.my . Voters will stand a chance to win great prizes, including gift vouchers worth up to RM1,500 are up for grabs. In addition, there will be a StarProperty. my fair showcasing the award-winning projects at The Curve from March 30 to April 2. For more information, visit fair. starproperty.my .
developments
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
14 township By VIKNESH ASHLEY
vikneshashley@thestar.com.my
5,000 ACRES OF WELLNESS
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The City of Elmina incorporates a multitude of key elements for wellness and liveability.
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IME Darby Property, renowned for developing sustainable communities such as Subang Jaya is creating another iconic address with the City of Elmina, a themed township development situated strategically along the Guthrie Corridor Expressway (GCE), to the West of Kuala Lumpur. The City of Elmina is the biggest development in Selangor Vision City and a major catalyst of growth along this corridor. This 5,000-acre township by Sime Darby Property is in fact a combination of townships, namely the 1,088-acre Elmina East, 2,662-acre Elmina West, 1,000-acre Denai Alam and the 250-acre Bukit Subang. A first of its kind in Malaysia, this township holds wellness and livability as some of its key values, applied via eight distinct pillars of wellness. These include physical, emotional, mental, community, intellectual, family, environmental and occupational aspects of wellness. The community can look forward to an active and healthy lifestyle as the City of Elmina will be the first township in the country to provide a contiguous 90km jogging and cycling track for its residents. Since mid of 2013, Sime Darby Property has launched two welldesigned precincts, Elmina Gardens (mainly comprised of super link and semi-detached homes) and Elmina Valley (comprising double-storey linked homes) totaling more than a thousand residences thus far. The current offering available to property buyers are Elmina Valley Phase 3 and 4, showcasing 354 units and 278 units of double-storey linked homes respectively. Elmina Valley phase 3 homes are presented in 2,056 sq ft to 3,030 sq ft layouts, while Elmina Valley phase 4 homes have built-ups ranging from 2,313 sq ft to 2,615 sq ft. These abodes sell from RM753,195 (after bumi discount).
Homes in Elmina Valley are unique as they are designed with aesthetic features that incorporate the use of pitched roofs, deep overhangs, vent blocks, and fair face bricks, fusing modern architectural theme with the nostalgic feel of plantation living. Elmina Valley homes truly stand out as they are adjacent to a 300-acre landscaped central park with its own river, abundant recreational features and easy access to facilities. These homes are thoughtfully designed to meet the needs of multigenerational families while the provision of community gardens and herb gardens encourage residents to grow their very own fresh produce, a step towards a healthier lifestyle. Elmina Valley homes also feature generous security coverage via a complementary security guard service whereby the developer provides a years’ free security guard service to most residences, to assist with the initial occupancy stages of the community. Aside from that, the township has also set up an auxiliary police team that will be deployed to carry out a 24hour patrolling. In addition, Criminal Prevention Through Environmental Design (CPTED) is a core philosophy. This is made possible via planning the positioning of streets and landscaping using CPTED principles that would ultimately ensure a safe and pedestrian friendly environment. For those looking for more luxurious properties, one can opt for Tiana set within Elmina Gardens. These low density homes of only 80 units, are two-storey back-to back semi-detached residences featuring a triple frontage. Tiana comes in a standard built-up area of 4,086 sq ft, and are for sale from only RM1,849,666 . Property buyers looking forward to more options at the City of Elmina can await the launch of Viana, the third installment of 30-foot wide two-storey
super link homes in Elmina Gardens that will launch at the end of this month. There will be 67 homes within this parcel offering spacious layouts between 3,177 sq ft and 3,343 sq ft, starting from RM1.1mil. This phase is currently open for registration. Two commercial parcels are also planned for launch in June, offering limited units of shop offices in both Denai Alam and Elmina Gardens. The City of Elmina is highly accessible via several major highways and main routes such as the GCE, NorthSouth Expressway (NSEW) Shah AlamBatu Arang Highway, New Klang Valley Expressway (NKVE), Kuala Lumpur – Kuala Selangor Expressway (LATAR) and the Upcoming Damansara-Shah Alam Highway (DASH). The DASH highway (currently under construction) will link the City of Elmina to the Penchala Link, connecting the City of Elmina to mature development areas such as Subang, Kota Damansara and Mutiara Damansara. The City of Elmina is also planned for public transport integration, with a provisional line extension from My Rapid Transit (MRT) Sungai Buloh depot and a proposed LRT extension from Subang City Centre.
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3 1 Aerial View of Elmina Valley. 2 Artist’s impression of Tiana twin bungalows. 3 Artist’s impression of Elmina Valley 3 double-storey linked homes. 4 Streetscape at Elmina Valley.
For more information, visit bit.ly/cityofelmina
developments
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
16 township By NURUL ASMUI MD AZMI
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ENANG is seeing a boom in its property industry as new property developments are mushrooming across the Northern Malaysia. Contributing to the fast-growing property market in Penang is Ivory Properties Group Bhd, a renowned public listed property developer that has undertaken and completed a multitude of prestigious development projects in the region. For over more than a decade, Ivory Properties has proven its capabilities in building a wide range of projects, as well as reviving abandoned and hardto-execute projects, which include high quality landed houses, high-rise residential and commercial components. With an outstanding list of completed projects, Ivory Properties is thriving with its two impressive on-going projects, namely Tropicana Bay Residences in Bayan Mutiara and City Residence in Tanjung Tokong.
Modest modern abode
Tropicana Bay Residences is jointly developed by Ivory Properties and Tropicana Corp Bhd. With a gross development value (GDV) of RM937.1mil, the premium residence is one of the residential components within Penang WorldCity, a waterfront development that poised to become an international gateway for foreign tourists and investors to Penang. As part of a development that promotes Green City initiative, Tropicana
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ATTRACTIVE RESIDENTIAL DEVELOPMENT Ivory Properties Group Bhd provides premium luxury homes to enhance the lifestyle living in Penang.
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Bay Residences provides a sustainable residential enclave that incorporates environmental-friendly elements whilst embracing the waterfront living. It is located atop a terraced slope surrounded by lush greenery and serene environment to provide residents with peace of mind. There are a total of 1,343 condominium units at Tropicana Bay Residences with seven different layouts and built-up areas ranging from 400 sq ft to 980 sq ft. Each home features modern architecture and simplicity in design, perfect for young individuals and couples that are searching for convenience of modern living. Situated strategically in the gateway of Penang Island, right off the Penang
Bridge, there are plenty of amenities within the vicinity of Tropicana Bay Residences. The amenities include several clinics, Queensbay Mall, Summerton, and the University Sains Malaysia (USM). The exquisite project is slated for completion in 2017, and was highly commended at the South East Asia Property Awards Malaysia 2015 for the Best Luxury Condo Development.
Simple comfy home
The other current development by Ivory Properties, City Residence, is estimated to be completed in Q1 2017, and has a GDV of RM327mil. Designed to offer a balance living between work, home and play, the luxury condominium sits on top of three-storey commercial and retail establishments. The commercial area provides convenient shopping facilities for residents to enjoy right outside of their doorstep. There are 202 residential units spread across two towers with three different layouts and built-up areas ranging between 1,250 sq ft and 7,882 sq ft. All units at City Residence boast open and innovative designs to offer flexible home space, while ensuring adequate natural lighting and good ventilation conditions. Furthermore, City Residence offers a low-density living with only three to five units per floor, giving dwellers more private and peaceful environment to enjoy. Standing tall at 39-storey, dwellers can also cherish amazing panoramic skyline and sea view from their comfortable homes. In addition to the readily available amenities, City Residence is also
3 1 City Residence show unit. 2 City Residence exterior. 3 Tropicana Bay Residences facilities. 4 Tropicana Bay Residences exterior.
“Both Tropicana Bay Residences and City Residence are located in prime locations that are well connected to abundant of amenities, as well as to the other major areas in Penang.
conveniently close to many other amenities, such as clinics, a fire station, Straits Quay, Tesco Tanjung Tokong, Gurney Plaza, Gurney Paragon Mall and future Gurney Wharf, Tunku Abdul Rahman University College (TARUC), Penang Chinese Girls’ High School and Convent Pulau Tikus. Both Tropicana Bay Residences and City Residence are located in prime locations that are well connected to abundant of amenities, as well as to the other major areas in Penang. “Apart from the prominent locations, both Tropicana Bay Residences and City Residence offer smaller sized units, ranging from approximately 500 sq ft to 800 sq ft, which are quite attractive, especially to young professionals and small families. “Generally, small units translate to more affordable prices. Thus, ample opportunities are given to the property investment beginners to own these luxury units. Besides, in terms of renting out the units for recurring incomes, luxury studio units are usually the preferred choice for expatriates who savour privacy and cosy lifestyle,” said Ivory Properties Group Bhd deputy chief operating officer Yeong Siew Yan.
developments
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
18 township By VIKNESH ASHLEY
vikneshashley@thestar.com.my
PINNACLES OF LUXURY
Worldwide Holdings Bhd unveils Amber, the newest addition of luxury bungalows’ in Subang Bestari.
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OME of us work our entire lives searching for a reward to invest in. These investments can come in the form of buying cars, via retail therapy or even in indulging on holidays. However, for those that love to spend time at home, the true reward is investing in a property that can be enjoyed by both the property buyer, as well as the rest of the family. Such a home should entwine the aspects of calming surroundings and architecture, which keeps in mind the importance of spatial generosity within a home. Dedicated to buyers of the Gen-X cohort, homes offered within Amber are designed for multi-generational families, showcasing a large guest bedroom, which can optionally be converted into a future master suite. The key theme adapted across the architecture of this unique property parcel is that each home owns large flexible spaces to cater to the ever changing lifestyles of individual future property owners of Ambers’ premier estate. The layouts crafted by the architect of this property translates from the hard work that had been put in to take advantage of the sweeping views unique to the terrain, gifting each home with maximal natural lighting and cross ventilation. Anuar Aziz Architect, has designed 41 spacious homes that are separated into four layouts. These include 12 units of Type I bungalows, 19 units of Type II residences, nine units of Type III homes with lifts and a singular home under the Type IV layout, for one discerning buyer. Type I and II homes offer five-plus-one bedrooms and six-plus-one bathrooms, while Type III and IV bungalows are presented with six-plus-one bedrooms and seven-plus-one bathrooms. These low-dense units featuring just six units to an acre, will be sold from RM2,759,217 upward and is targeted to launch next month by Worldwide Holdings Bhd. “Amber is built in line with Qlassic Standards, implementing a minimum score of 80%,” said Worldwide Holdings Bhd general manager and property division head Rosli Ismail. Quality is instilled at the very core of each home, as each home within the Amber parcel uses fully insulated gable roofs and overhangs, and a combination of finishes such as timber paneling and normal rendering. In addition, large openings constructed for natural lighting and optimum ventilation are enhanced with powder coated aluminum and tinted glass, to minimize glare caused by the rays of the sun. The west facing facades are given the highest priority, in terms of the usage of sun shading elements. As one would take a walk inside these mammoth homes, you will notice the usage of a combination of porcelain
1 Almost every room holds a balcony, creating an extension to ones’ personal space and shade for those frequenting the ground floor of each bungalow. 2 The modest entrance, is an understatement to the large bungalows offered within Ambers’ premier estate. 3 It is clear that the land mass Amber is built upon, creates a balance between the majestic properties featured here and its natural surroundings. 4 Worldwide Holdings Bhd general manager and property division head Rosli Ismail. 5 The bedrooms featured within the homes in Amber, invite the outdoors in due to huge windows that allow natural lighting to illuminate each residences’ interiors. 6 The interplay of singular and doublevolume ceilings create unique configurations that suit different house buyer tastes.
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For more information, visit bit.ly/ amberworldwide
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tiles installed on the lower floors, while the upper levels of each residence are finished with warm timber flooring. The surfaces of external decks as well as fencing, incorporate fiber timber composite, a green and sustainable building material that ultimately provides an exquisite effect. Spatial play is used with the creation of layouts for the homes offered within Amber, using the inter-play of doublevolume spaces, voids, self-shading as well as the shading of external spaces. Thus, to maximise the experience
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of ease and tranquility, some units within the parcel offer panoramic views right from the living room, while other residences within the estate provide internal gardens, allowing for ample natural lighting and breeze, without compromise on privacy. Adding to that, some of the master bedrooms of these bungalows are attached to private terraces for one to relax and unwind. This distinct parcel also comes with certain features that make it stand out from the rest. These homes actively
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reduce the global carbon footprint, via the incorporation of a rain water harvesting system as well as solar panels installed to water heaters for all residences within Amber. Encouraging communal living, the estate will also incorporate some facilities such as an integrated playground, a multipurpose court, gazebo and a reflexology path. This exclusive development is also guarded. For more information about this prestigious development, please contact Worldwide Holdings Bhd at 03-92120402
developments
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
20 township By VIKNESH ASHLEY
vikneshashley@thestar.com.my
A MODERN LANDMARK IN SELAYANG
Versatile resort homes, crafted to a multitude of home owners.
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ANDAR Baru Selayang is a mature township situated five km away from the tourist hub, Batu Caves. The seasoned neighborhood is enhanced with shopping, recreational, educational and medical amenities accessible within a five km radius. This newly completed development by Selayang18 – a member of F3 Capital Group of Companies – enjoys accessibility to major towns such as Kuala Lumpur, Kepong, Petaling Jaya, and the rest of the Klang Valley via a number of major trunk roads as well as highways. Selayang18 is just five minutes to Kepong, Gombak and Batu Caves via the MRR2, 15 minutes to Petaling Jaya and Sri Damansara via the LDP or MRR2, 20 minutes to Kuala Lumpur via Jalan Kuching, 20 minutes to Rawang via Lebuhraya Rawang and 10 minutes to Sungai Buloh via the LATAR highway. Selayang18 is a low dense 360-unit leasehold development that spreads across two blocks. At a glance, the property is designed with a theme that paints lustrous contemporaneousness. Looking further into individual units of the development, one will find high-rise home reflecting contemporary living. The iconic landmark is made for those that want to enjoy the connectivity offered by city living, fused with owning a home that is nestled within lush greenery and is located near natural limestone hills providing the location with a strong frame. One strong feature of the residential property is that its units are sculpted for a huge variety of home owners, beginning from starter home owners right up to families that practice multigenerational living. This architecturally blessed residence sells from RM394 to RM533 per square foot at layouts sized between 856 sq ft to 3,371 sq ft.
The property is also designed for city dwellers that crave coming home to a resort-style home experience. This is due to the fact that the development holds a large number of facilities that can be enjoyed by all that choose to call this property home. The facilities for the residents of Selayang18 is separated into two key parts, which is placed at the podium level and the rooftop. At the podium at level five, one will be greeted with the essential amenities such as the swimming pool, children’s playground, and gymnasium are strategically placed within the vicinity of each other. The gymnasium overlooks the pool whilst the playground is carefully placed in the corner of the fifth floor, a slight distance from the pool to ensure the safety of the children who enjoy it. For a wholesome resort living experience, head over to the rooftop area where residents will be gifted with an outdoor and semi-outdoor sky hydro spa, a sky shiatsu spa, an aqua gym station pool, a chillax pavilion, a miniature maze garden, a street dance theatre, a manicured lawn, as well as observation decks located in strategic areas, purposed for those that want to enjoy the views of majestic hills nearby as well as the Kuala Lumpur city. Surrounding amenities that residents can reward themselves to include the Selayang Mall, Selayang Capitol, Tesco Selayang, NSK Selayang hypermarket and Batu Caves Giant for shopping. In terms of recreation, FRIM Nature Reserve Park is located close by, aside from Bukit Lagong, Taman Rimba Kommenwel and the Selayang Hot Springs. As for Educational institutions, the Selayang Mara University of Technology and Kolej Komuniti Selayang are located within the vicinity.
For more information, visit bit.ly/ selayang18
The Hospital Selayang is located a short drive away, while the Batu Caves Temple and MPS Sports Stadium are located nearby. Natured as a mixed-development, Selayang18 is appended by a commercial parcel dubbed Edge18, a
four storey shop-office units with lifts. As of November 2016, new resident owners have been proudly collecting their keys and have begun creating a new space for themselves in this iconic development. For F3 Capital, the goal is transformation and bringing people the lifestyle of urban-living. Selayang18 is the iconic landmark and the catalyst to transforming Selayang from a growing town to a recognised city.
developments
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
22 township By JONATHAN ROBERTS
jonathan@thestar.com.my
THE JEWEL OF ISKANDAR PUTERI
Promising resort living within an awardwinning landscape of lush greenery and rejuvenating waterways.
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F you are on the look for a home that reflects wholeness and guarantees tranquillity, look no further as Horizon Hills of Gamuda Land has all your needs covered. Located at the heart of Iskandar Puteri, this enclave spanning across 1,200 acres of land remains one of the most sought-after addresses within the region and has a gross development value (GDV) of RM7bil. Uniquely and meticulously designed, Horizon Hills is Iskandar Puteri’s first low-density, integrated and gated residential development which boast Johor’s very first lifestyle development. This freehold development has a total of 6,000 units from 10 different precincts namely The Gateway, The Golf, The Greens, The Hills, The Canal Garden, The Cove, The Valley West, D’suites Condominium, Horizon Avenue, The Peak and The Woodlands. Horizon Hills has proven to be a worthy investment as its properties attained a capital appreciation growth of up to 230% within a designated 5 years. Two-story bungalow homes within the township has seen an average capital appreciation of 91% per unit between the period of March 2011 and September 2014. It is no wonder that these bungalow homes have an occupancy rate of 80%. This renowned township has also incorporated an award-winning international 18-hole par 72 golf course which plays host to several golf tournaments including the prestigious Iskandar Johor Open. An RM50mil, award-winning 150,000 sq ft club designed by Argentine Ernesto Bedmar promises Horizon Hills’ residents an unlimited access to
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a plethora of recreational activities. Five-star facilities include an Olympicsized swimming pool, kid fun pool, gymnasium, tennis courts and a grand ballroom. The Resort clubhouse, which represents the heart and soul of the township, is a modern structure with a forest-inspired setting. Sitting above a ridge that oversees the golf course, the clubhouse is an ideal place for friends and families to gather for recreation and socialising.
Elevating greenery to a whole new level
The master plan for Horizon Hills is based on the Creativity in Environmental Architecture approach and strongly adheres to its theme “One with Nature.” Its theme is reflected in the Horizon Hills’ significant effort of preserving nature to fit the paramount agenda that is the wellbeing of the residents. The results of the township’s meticulous planning are wild life sanctuaries, indigenous flora and fauna, preserved open space and remnant vegetation within urban environments, improved air quality and moderate temperature environment, which in turn creates an environment that reduces stress. Horizon Hills is designed to promote community living through its social infrastructures such as scenic parks, public spaces and community centres that are built to bring people together. Residents are able to luxuriate in
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a green haven with parks, fields, lakes and streams encompassing homes and residents. Gamuda Land has successfully crafted a township that encourages its residents to co-exist with nature and partake in great outdoor activities. As 28% of Horizon Hills’ acreage has been allotted for green areas, residents have ample room to partake in healthy activities like jogging, cycling or enjoy a peaceful stroll. Adding to that, nature exploration is made easy at Horizon Hills as a continuous 30km pedestrian-friendly trail is constructed throughout the township that connects precincts to amenities.
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3 1 28% of Horizon Hills’ acreage has been allotted for green areas. 2 An international championship 18hole par 72 golf course designed by Ross Watson. 3 Homes built on vast land of greenery. 4 An award-winning landscape of lush greenery and rejuvenating waterways.
Delivering firstclass security
Horizon Hills has displayed unwavering commitment in ensuring safety for its residents by pioneering the implementation of Crime Prevention through Environmental Design (CPTED) concept in Iskandar Puteri. The CPTED approach utilises the natural environment and complementary infrastructure to keep residents safe. On top of that, a stringent 3-tier security system is deployed in Horizon Hills which promises perimeter fencing
For more information, visit bit.ly/horizonhills
with anti-climb and cut-resistant wiring system plus CCTV camera, motion sensor and spotlights all around. Constant day and night security patrolling along with CCTV monitoring will offer parents in this township a peace of mind. What is even more impressive is the fully integrated home security alarm system placed in every home. This security system has a panic button that will help residents reach the guardhouse in any case of emergency.
Accessibility and amenities
Being part of the development region of Iskandar Puteri, Horizon Hills is well poised to take advantage of the proposed transport network within the fastdeveloping southern corridor. Its strategic location also ensures superb accessibility via Coastal Highway, Malaysia-Singapore Second Link, Perling Expressway, Pasir Gudang Highway, Skudai Expressway and North-South Highway. In terms of amenities, Horizon Hills is just a stone’s throw away from Legoland, Educity, the Johor State Administrative Centre, Puteri Harbour family indoor theme park, Columbia Asia Hospital, Pinewood Studios, and the Southern Industrial and Logistics Cluster (SILC). It is worth noting that this tranquil township is located within 20 kilometres (km) away from Tuas Checkpoint, positioning it to be an ideal south side retreats for locals and expatriates alike. Horizon Hills consists of a Chinese school and kindergarten. In addition, primary, secondary and international schools are in its planning stage, much to the delight of the residents. Within the development, there are other public amenities including a fitness studio, polyclinic, neighbourhood grocer, Japanese bakery, Chinese restaurant, Western and local café and an Italian restaurant and bar. Another benefit for Horizon Hills’ residents is its proximity to the Iskandar Malaysia Educity which comprises topnotch higher education institutions.
events
STARPROPERTY.MY WEDNESDAY 01 MARCH 2017
24 forum By YOGANESWARI VELLUSAMY editor@starproperty.my
STEPS TO SECURE A
HOUSING LOAN
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Experts share tips to prospective homebuyers.
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ECURING a bank loan for your dream home could have a 90% success rate, if one uses the right strategy. Gary Chua recently spoke at the StarProperty.my 2017 forum held at Putrajaya. The forum received an overwhelming response with visitors looking to gain an insight into the current property market. It was sponsored by Putrajaya Holdings Sdn Bhd. Smart Financing Co. chief executive officer Gary Chua said those who are looking to buy a house can take note of a few strategic steps in order to increase their chances of securing a housing mortgage. “The main key towards securing a loan is by obtaining a high bank application score. This step involves choosing the right bank and filling up the bank loan form with the right profile and demographic information. “A high score determines a higher chance of securing a loan, so one should not opt to deceive the bank with false information,” Chua said. The next step, according to him, involves income recognition, which can be categorised into two aspects, selfemployed or as an employed staff. “Being an employed staff gives you the privilege of having a steady
income of providing three months bank statement. “Due to the fluctuating nature of income sources for the self-employed, one should make sure to declare taxes and provide reliable company bank statements. “The third step is to manage your credit score. In order to secure a loan, one must always build valuable CCRIS score with experience. Avoid late payments and do not ever overuse your credit card,” Chua said. Chua said on top of credit scoring, the banks may still reject one's application with a set of credit issues, including missed payment for more than three times in the last six months, missed the current monthly payment and so on. “Next is credit issues which often stand in the way of a mortgage loan approval. The banks look at your past performance to gauge your future performance. If you have a poor repayment track record, chances are your loan will be rejected. “Through CCRIS, your entire payment pattern will be reviewed. The worst issue is when you have an existing loan in the bank you are currently applying for,” Chua explained. The fifth step is to avoid a bad status with CCRIS. This occurs when
1 Seasoned speaker Teoh Eng Poh sharing his insights on the bright prospect of Putrajaya. 2 Smart Financing Co. chief executive officer Gary Chua shares his strategies on loan with the participants. 3 From left: StarProperty.my team with speaker Teoh Eng Poh and Gary Chua along with Putrajaya Holdings staff.
For more information, visit www.pjh.com.my or call +603-8888 6633.
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repayments are not made over six months for a personal loan or credit card. “If you have a bad status in CCRIS, the chances are your loan will not be approved. “If your record is red-flagged, a oneway out solution could be to refinance your housing loan,” Chua advised. “Avoiding any legal battles is the best solution as you may be offered to restructure, reschedule or enrolled. Such acts are deemed as potential financial distress and should be avoided at all costs,” Chua added. In short, always maintain a good track record with the bank. The sixth step involves a tight discipline with one’s cheque facility. “If you have two or more bounced cheques, say goodbye to your mortgage
application,” said Gary. The final stage involves the Debt Service Ratio (DSR). The DSR is calculated based on the total of one's monthly debt obligations. Chua said there are two key elements in improving one's DSR ratio. Make the bank recognise one's best and highest income is key as it ensures the DSR ratio gets lower and manage the monthly commitments or debts. Another seasoned speaker was Teoh Eng Poh, who shared his insights on the promising development of the southern outskirts of Kuala Lumpur, such as Putrajaya, and how the Transit-Oriented Developments (TOD) is key to igniting a soon-to-be investor haven. Putrajaya Holdings Sdn. Bhd general manager of marketing and commercial division Sabariah Ramli said the company is offering project that gives the homebuyers the option of the 10:90 scheme. The 10:90 scheme involves 3% down payment and another 7% paid via instalment within a period of 12 months upon signing of the SPA. The interest free balance of the 90% of the selling price is to be paid upon full completion of the property. For more information, visit www. pjh.com.my or call +603-8888 6633.
“Avoiding any legal battles is the best solution as you may be offered to restructure, reschedule or enrolled. Such acts are deemed as potential financial distress and should be avoided at all costs. 3