StarProperty.my Edition 13 Dec 2015

SUNDAY 13 DECEMBER 2015

8KIA PENG KING OF THE HILL To know more, turn to page 5

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FAVOURABLE WINDS FOR MALAYSIAN REAL ESTATE 2016 to see support for affordable housing and end-financing, but more needs to be done. >P2

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STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

02

SPECIAL FOCUS

FAVOURABLE WINDS SOUGHT FOR MALAYSIAN REAL ESTATE

2016 to see support for affordable housing and end-financing, but more needs to be done.

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ONDITIONS in the Malaysian property market have been challenging to industry players, but recent developments to support the affordable housing market and the facilitation of end-financing for potential housebuyers are considered favourable to the real estate industry.

Sharing an overview of the property market in recent times, Real Estate and Housing Developers’ Association Malaysia (Rehda) president Datuk Seri Fateh Iskandar Mohamed Mansor points out that the gloomy global economy, falling crude oil prices, and slipping of the ringgit have resulted in cautious sentiments across various industries, with the real estate sector not being an exception. The property market, which had been bullish in the past few years, have slowed down throughout 2014.

He shared the findings from the Rehda property industry survey for the first half of 2015, which revealed that there were fewer respondents with launches, overall sales had deteriorated, new bookings were trickling, and nearing the end of 2015, the situation continues to remain challenging.

"With the majority of our members keeping their launches in abeyance, and as the industry braces for uncertain and cautious times, we anticipate that not much change will take place in the upcoming months. Sales are expected to wane further where majority are adjusting their sales expectations even lower. Most of the survey respondents are pessimistic on the outlook of the property market for 2016."

In regards to the recent Budget 2016 announcement, he thanked the Government for not introducing any drastic measures, which could have further negatively impacted the industry.

"We appeal for the Government to come out with some positive measures to help sustain the momentum of this key economic contributor in this trying time."

He cited the cooling measures introduced, particularly the tightening of lending guidelines, which have held down buyers’ eligibility to secure home loans, where feedback from members reported that loan rejection has reached a staggering 50%.

"I would like to stress that property investment is the biggest wealth creation and should continue to be encouraged."

However, he was delighted that the Government has continued to provide affordable housing, with more incentives, measures, and budget announced for this sector. He observes that the 10 programmes introduced under Budget 2016 is a clear indication of the Government’s commitment in expediting the delivery of affordable housing.

He said, "We are confident that this move will help encourage home ownership among the rakyat, particularly the middle income group, who happens to be the

Rehda president Datuk Seri Fateh Iskandar.

“The 10 programmes introduced under Budget 2016, which are anticipated to bring more than 300,000 units of affordable housing into the market, will have a positive impact on the property market.

By

MAK KUM SHI makks@ thestar.com.my

Mak Kum Shi is the content and consumer engagement manager for the property business unit of Star Media Group

largest group facing problems of home ownership."

Fateh Iskandar noted that the 10 programmes related to affordable housing, which were introduced under the 2016 Budget, is a clear indication of the Government’s commitment in expediting the delivery of affordable housing.

"Rehda also believes that these programmes, which are anticipated to bring more than 300,000 units of affordable housing into the market, will have a positive impact on the property market. The increased supply is hoped to help stabilise market prices, which will ultimately benefit the rakyat."

End-financing

Fateh Iskandar adds that end-financing for housebuyers, especially in the affordable housing category, and particularly for young first-time housebuyers, is a challenge and a matter of importance, which has constantly been advocated to the Government.

He said, "We are therefore encouraged that the Government has taken heed of our plea to facilitate end-financing for potential housebuyers, an issue which we have raised in various meetings and numerous platforms. I cannot stress enough and will continue to do so at every opportunity that investment in property is a wealth creation instrument and must continue to be encouraged."

On the First House Deposit Financing Scheme under the Ministry of Urban Wellbeing, Housing, and Local Government to assist first-time housebuyers of affordable houses, he said, "The allocation of RM200mil for the scheme is definitely good news to the industry, especially in these current trying times.

"Payment for deposit has always been the biggest barrier to house entries and we are hopeful that the scheme will ease the burden of purchasers at their initial stage of home purchase. At the same time, we at Rehda hope the Government could consider relaxing the tight lending guidelines to enable more people to benefit from investment in property," he said.

GST relief

Fateh Iskandar also appeals to the Government to consider the industry’s request of granting GST relief order only for affordable and low-cost housing.

At the moment, the industry is already burdened with numerous financial contributions, especially from the state government.

"Granting the relief order would allow us to claim back the input tax, hence, enabling us to at least compromise on or absorb some other increased costs. I would like to reiterate that Rehda shares the same aspiration as

8 KIA PENG KING OF THE HILL To know more, turn to page 5

the Government in providing affordable housing to the rakyat, and thus, we hope that the Government will seriously take into account our appeal," he said.

"In view of the increasingly challenging and competitive business environment, we strongly believe that any impractical and redundant policies, unnecessary legislative provisions, guidelines, and procedures be reviewed in total. This is especially vital to ensure the industry continues to progress and contributes efficiently to the nation’s economy," he added.

"Rehda pledges its fullest support to continue assisting the Government in providing input and feedback for the formulation and resolution of policies impinging upon the interests of member developers, industry players, and its customers, the homebuyers."

In conclusion, while favourable developments that are beneficial to various stakeholders in the property industry are taking place, there is still room for improvement for the property market, and that other measures such as GST relief and relaxation of tight lending guidelines should be considered.

STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

03SPECIAL FOCUS

COAST STILL CHALLENGING FOR PROPERTY MARKET IN 2016

Affordability, location and quality will steer demand.

By

Residential loan approval rate

ANGIE NG angie@

(2010-3Q 2015)

thestar.com.my

RM million

Loan approal rate (%)

Angie Ng is the content editor of StarProperty.my.

Total loans applied

Total loans approved

Approval rate (%)

Source: Bank Negara & WTW Research.

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ITH 2016 less than three weeks away, the coast is still not clear for the local property market as far as the prevailing uncertainties besetting the market are concerned. Ensuring that their property projects have the right differentiation factors of good location, quality and value, as well as meeting buyers' affordability are some of the good industry practices that developers should subscribe to in such times.

SK Brothers Realty (M) Sdn Bhd general manager Chan Ai Cheng says with the global economic volatility, the performance of the property market will be driven heavily by the domestic market, which is currently affected by higher cost of living and the cooling measures introduced by the Government, especially on the financing side.

“There are mixed expectations for 2016.

It is one of those years we are entering into where we are cautious but at the same time hopeful for better things. I expect the market to be pretty much the same as it is in the last quarter of 2015 moving into 2016, and hopefully, it will pick up in the second half of 2016,” she adds.

Chan points out that the direction of property prices will be influenced by conditions in the global and local economies, political factors and other considerations.

“In cases where the interest rate is too high or criterias are stringent, then it will affect the ability of buyers to obtain a loan to purchase a property. Presently, the prices of new developments, depending on the locations, are deemed high. Therefore, many developers would not raise their prices to the extent where they are beyond what people can afford. At the end of the day, it comes back to demand and supply in the locality of their project and this is how the

market adjust itself,” she observes.

Property consultancy VPC Alliance (KL) Sdn Bhd managing director James Wong expects the property market to remain weak next year and property buyers can look forward to some form of price correction.

“2016 will see the completion of projects that were sold between 2011 and 2013 under the developer interest bearing scheme (DIBS) and these units will flood the market next year. Buyers that are unable to hold on to the property or to service their loan, may be forced to sell their property at a lower price,” Wong says.

He points out that with the current poor market sentiment and inability of housebuyers to get bank financing, there will be less number of project launches in 2016 compared to this year.

“We do not anticipate high take-up rates for projects that are to be launched in 2016,” he adds.

Wong foresees that many developers will slow down on their new project launches, and to improve sales, some developers may even revise the original price downwards or offer more attractive freebies.

“For the primary market, developers will adjust their selling price to a level that will attract sales that will also enable them to make a profit. Property prices in the secondary market will also undergo further correction due to the persisting weak market sentiment,” he observes.

SK Brothers Realty (M) Sdn Bhd general manager Chan Ai Cheng.

SUNDAY 18 OCTOBER 2015

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Winning streaks

Wong explains that unless the property prices are attractive and the projects are located in good location, there will not be strong buying interest for them.

“Industry players have to take congnizance that more than 50% of the

population have been neglected by both range being introduced in the second-half the Government’s affordable housing of next year. This is to address the housing programme and developers who had demand of the “squeezed middle income” always focused on high-end products that segment, who can neither afford buying had caused a huge pent-up demand for high-end projects nor are eligible for social affordable housing to be built in the price housing. We expect the market to remain range from RM150,000 to RM400,000. flattish in in the second half of 2016,” he CH Williams Talhar & Wong Sdn adds.

Bhd managing director Foo Gee Jen One of the positive factors that the also remarks that the local economy and market can look forward to is that the property market performance are expected upcoming infrastructure projects that to remain soft in the first half of 2016 with will improve connectivity within the less new launches, slow sales and takeKlang Valley will act as a catalyst for more up rate, as some developers are still being township developments in the suburban bogged down by unsold units and “recycled region, including developments in the units” after the prospective purchasers failed northern corridor in Ijok and Rawang, as to secure loans. well as in the south in Semenyih, Kajang Foo says in the Property Industry Survey and Cheras.

1H 2015 report released in September by The ease of travel on the rail lines and Rehda, only 31% of the developers who roads will expand the existing commercial responded to the survey were expecting sales and business activities to major towns in target of 50% and above for their launched the suburban regions, including Petaling projects.

Jaya and Subang Jaya. Meanwhile, Foo “This shows the developers are lacking expects the secondary property market to in confidence towards the property market see more activities as buyers look for good in the short-term,” Foo says. value bargains in the resale market and to He concurs with Wong that developers circumvent the high price of property in the are expected to launch smaller-sized projects primary market. next year, mainly to keep up the interest of purchasers towards their projects, but he expects sales to remain lacklustre due to the THE DAWN OF WELL-PLANNED tight lending criteria for home loans.

EDUCATION CITIES BUDGE As for property prices, he says in both T T A E Z E 2016 the primary and secondary markets, pricesLIFE’S A BRE YU A D are expected to move sideways next year. AMAN NA Foo believes landed residential property will continue to receive support, especially those priced within the affordable range of RM400,000 and below, where demand exceeds supply.

“Overall, 2016 will see price stability StarProperty.my with minimal growth in landed property, Monthly Pullout while stratified property is expected to face will be published on strong headwind of oversupply. Developers with large unsold units are likely to offer every first Wednesday good discounts or incentives to clear the of the month stock and to improve on their cash flow. starting from January 2016 “The soft market sentiments may see onwards more projects within the affordable price

CH Williams Talhar & Wong Sdn Bhd managing director Foo Gee Jen.

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STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

04

NEWS

PARTNERSHIP PERFECTION AT SCCC FAIR

BY VIKNESH ASHLEY

vikneshashley@thestar.com.my

T

HE Perfect Lifestyle 2015 Home & Living exhibition and StarProperty.my roadshow held from December 4 to 6 at Setia City Convention Centre recorded a total of RM5mil in sales by three developers, namely Mah Sing Group Bhd, Mitraland Group Sdn Bhd and Titijaya Land Bhd. The event saw 25,000 visitors looking to decorate their homes for the festive season, as well as looking for affordable properties within the Klang Valley, which is currently facing land scarcity.

The event showcased home and living brands offered locally and internationally, with many home and living booths exhibiting respective product offerings, as well as holding hands-on demos showing exactly how their individual products would actually function.

Some of the key property offerings at the fair included Embun, Kemensah in Taman Melawati, H20 signature residences in Ara Damansara; and the newly launched Primrose double-storey linked semidetached homes offered by Titijaya Land.

Mah Sing presented a wide variety of properties scattered across the Klang Valley, including affordable residences, dubbed Savanna Executive Suites, selling for under

8KIA PENG, ITS ALL ABOUT THE LOCATION

W

half a million ringgit, in booming Bangi.

Gravit8 was the highlight at Mitraland Group Sdn Bhd’s booth. The development is a RM1.3bil development set across 13.9 acres of freehold land in Kota Bayu Emas within Klang South.

With easy access to major roads and highways, Gravit8 enjoys convenient connectivity to the rest of the Klang Valley and is also a mere five minutes' drive to the popular Aeon Bukit Tinggi mall.

Seven property buyers walked away with Senheng cash vouchers valued at RM888, RM2,888 and RM5,888, while two lucky visitors participating in a survey walked away with a Samsung Galaxy Tab 3 Lite.

StarProperty.my’s relationship with the Perfect Living exhibition proved successful and will continue in 2016, covering wider areas of the country, including the east coast and the southern region of Peninsular Malaysia, and East Malaysia.

ITH the Kuala Lumpur city centre being a renowned international gateway for property buyers, I-Bhd marketing director Monica Ong assures property buyers that the 8Kia Peng project dubbed King of the Hill, is targeted to a globalised market.

“We are introducing a fully-furnished residence priced from RM2,300 per sq ft and offered in practical layouts that can be turned into holiday homes as well as for own use.

Developments that are fully-furnished make it easier for residents to move in and settle into a development.

“8Kia Peng is an ideal investment for the elite, seeking the best views of KLCC, as well as up to 80% of direct sight of the iconic twin towers, from residents' very own homes,” she said.

Homes enjoying good location such as 8Kia Peng is all about the address and would have many amenities as well as accessibility within close range, making it easier for home owners to rent out such properties, if need be.

BUKIT BINTANG Malaysia’s ultimate shopping and dining paradise.

By Mak Kum Shi

makks@thestar.com.my

W

HERE else can you find one of the best shopping experiences in the world?

According to the Globe Shoppers Index, Kuala Lumpur provides solid value across the board in various categories, such as transport, accommodation, shopping convenience, cultural attractions, range of goods and stores, prices and costs for common products and the trip as a whole. Kuala Lumpur’s main strength as a shopping location is its low total cost combined with an ability to deliver a shopping experience of a relatively high quality.

Bukit Bintang is Kuala Lumpur’s premier shopping destination, boasting a wide range of shopping malls. One of the more popular malls in Kuala Lumpur is Pavilion KL, with a diverse tenant mix that caters to the middle to high-end shopper.

Starhill Gallery is the most luxurious in Kuala Lumpur, boasting some of the most luxurious fashion, jewellery, and timepieces brands in the world. The oldest mall in the area is Sungei Wang Plaza, which caters to the younger crowd, offering trendy Asianinspired fast retail fashion at bargain prices.

Pavilion KL and Starhill Gallery have some of the best restaurants in Kuala Lumpur, which offer the ultimate dining experience for a wide range of cuisines.

Diners can find a great alfresco dining experience along Bintang Walk. Many of Malaysia’s top heritage food cuisines can be found at Lot 10 Hutong gourmet heritage village, which brings together some of the country’s best eateries under one roof. Changkat Bukit Bintang has several upmarket restaurants and pubs, while Jalan Alor is an entire street dedicated to cheap hawker food of mainly Chinese cuisine.

So what are you waiting for? Start preparing your stay in Bukit Bintang!

Check out short-term stays at Bukit Bintang on iBilik.my www.ibilik.my/short_term_rentals/bukit_bintang

Launch and lighting up of the 23-metre tall Swarovski Christmas tree at Pavilion Kuala Lumpur.

STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

05FEATURED DEVELOPMENT

KING OF THE HILL

Introducing 8Kia Peng, I-Bhd’s gift to Kuala Lumpur, that exudes class, elegance and prestige.

By VIKNESH ASHLEY

vikneshashley@thestar.com.my

T

UCKED away on the prime terrain of Kuala Lumpur is Jalan Kia Peng, a road that is filled with historical essence dating back to the golden days of ‘towkay’ Choo Kia Peng, which the road is christened after.

The exclusive stretch was also home to many of Malaysia’s elites, including the country’s founding father, Tunku Abdul Rahman. This was aside to Jalan Kia Peng being selected as a premier location, where royalty often stayed during their visits to Kuala Lumpur, with some popular landmarks such as Istana Hinggap Terengganu, Istana Johore, as well as Istana Kelantan.

Today the semi-circular Jalan Changkat Kia Peng is lined with several chic and vibrant high-rise offerings juxtaposed against the age old bungalows providing breathing area from the hustle and bustle of the city, placed delicately within the city centre. Jalan Changkat Kia Peng is also home to several international embassies such as the South African Embassy and Philippine Embassy.

Stepping upon this territory of such distinguished lineage is I-Bhd’s pioneer Kuala Lumpur project, 8Kia Peng, dubbed King of the Hill. The development is one of the newer luxury additions to strut into this pioneer neighborhood of Kuala Lumpur and will offer a freehold 50 storey tower built upon a 1.05 acre peak. The development will offer 442 units in total, with 315 of those units sold as service apartments and the rest offered as small office home offices (SoHo).

8Kia Peng is a high-end development in the city by I-Bhd, the people who are currently building a city – I-City in Shah Alam. 8Kia Peng will establish I-Bhd as a high-end developer. Adding to that, 8Kia Peng will also be CONQUAS-compliant.

8Kia Peng is positioned above the rest, with its lowest unit located at level nine, 56m above the bustling Kia Peng, and equivalent to an 18 level tower that stands on this road.

Each unit within this residence is also designed to enable its residents to enjoy the natural vistas of the surrounding Kuala Lumpur city centre skyline.

The development is targeted at those looking for unobstructed views of the Petronas Twin Towers, as 80% of the units featured within the 8Kia Peng development will have a direct KLCC view which includes majestic views of the twin towers as well as the Kuala Lumpur Central Park.

The unit sizes available within the 8Kia Peng development range between 718 sq ft and 1738 sq ft with two bedrooms dedicated to a unit. The layout is ideal for own stay, or even double up as holiday homes that can accommodate family and friends.

Each prestigious unit of the 8Kia Peng development is also designed to befit the ‘life of a suitcase’ lifestyle, as each unit featured there is fully-furnished and presented in a ready-to-move-in condition.

This is a rare feature of this property as many residences in the vicinity are fully

1

fitted but only partially furnished.

Owners and visitors into the residence will be greeted by the prestige of a five-star hotel with the grand double-ceiling hotel lobby design that drape the walls of the reception. Residents can also hold private events at the sky lounge on 46th and 47th floors of the residence. The facilities floor takes centre stage as it allows for almost an entirely exposed deck-space embodying a water body, while offering breath-taking views of the neighbourhood as well as KLCC in the foreground.

Cleverly selecting plant species to carve out private spaces, residents are able to enjoy floating chill-out-decks, lounges, as well as secluded corners especially dedicated to a jacuzzi, as well as water therapy and an infinity-edged pool.

Proud owners of this property need not worry about feeling secure at 8Kia Peng as the residents are ensured privacy with the security features as well as dedicated lifts to respective floors.

8Kia Peng is located within the Zone 1 of the Golden Triangle and is surrounded by some of Kuala Lumpur’s most popular landmarks, such as the Petronas Twin Towers, as well as Pavilion Mall and Suria KLCC. The residence is also located within close proximity to five-star hotels, such as Mandarin Oriental and Grand Hyatt. For the health conscious, Prince Court Medical Centre is also located within a short walk away.

The development is also easily accessible via road, MRT, LRT and monorail, aside from overhead bridges that are all currently in place.

The RM829mil development is affordably priced as compared to similar developments launched nearby at just RM2,300 per sq ft. The creation of 8Kia Peng – the King of the Hill – has always revolved around its address and is all still about the address.

1 8Kia Peng stands tall above the rest and is a single tower block with CONQUAS compliance standard.

2 80% of the units offered at 8Kia Peng have direct views of the Petronas Twin Towers.

2

3 Residents of 8Kia Peng can relax at the facilities deck while enjoying majestic views of KL city.

4 I-City is a RM9bil integrated ultrapolis development spread across 72 acres of freehold land in section 7, Shah Alam the capital city of Selangor.

3

4

STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

06

SPECIAL FOCUS

TOURISM MOVING MALAYSIA’S INDUSTRIES FORWARD

The importance of Malaysia’s tourism industry to the national economy and various industries such as retail, hospitality and real estate are not to be underestimated

By MAK KUM SHI

makks@thestar.com.my

And NURUL ASMUI MD AZMI asmui@ocision.com

T

OURISM in a national context does not exist in isolation. Tourism exists in an ecosystem that affects other factors such as national economies and industries such as retail, hospitality and real estate. In Malaysia’s case, it has benefited from tourism tremendously.

The tourism industry can have a high degree of influence on a country’s economy.

The most accurate way to determine the strength of a country’s economy is by measuring the Gross Domestic Product (GDP), which is a primary indicator that is used to gauge a nation’s total economic activity.

Travel and tourism directly and indirectly contributes to the GDP of a country. The direct contributors include accommodation services, F&B services, retail trade, transportation services, as well as cultural, sports and recreational services.

If the GDP continues to rise, this would indicate that the economy of the country is in good condition and is moving forward.

According to The Globe Shopper Index Asia-Pacific paper, tourism is growing worldwide and the Asia-Pacific region is no exception. According to the World Tourism Organisation (WTO), tourists accounted for 980 million international trips in 2011, of which 216 million were to Asia-Pacific destinations.

The paper had also cited the importance of shopping, which has not been lost on tourism authorities. National sales in countries like Singapore and Malaysia are used to entice foreign spending. At the same time, tourism strategies in the region frequently seek to increase visitor spending in stores.

Perceiving the impact of tourism on GDP, the Malaysian government had acknowledged the potential of tourism sector as a major source of revenue and a catalyst for the Malaysian economic renaissance.

Thus, to promote tourism in Malaysia, two government agencies, namely Tourism Malaysia and Malaysia Tourism Promotion Board (MTPB), had been established.

Tourism Malaysia chairman Wee Choo Keong said, “The dynamic shopping scene in Malaysia contributes positively to the Malaysian economy and this would not have been possible without the effort of all parties, the retail sector, the shopping associations, and everyone who is part of the larger retail and tourism industry.”

“I would like to take the opportunity to share that for the first half of 2015, the total tourist receipts amounted to RM33.8bil, with shopping constituting the biggest share of it of about RM10bil,” Wee added.

According to Tourism Malaysia, Malaysia registered 27.4 million tourist

arrivals and RM72bil in receipts in 2014.

Tourists spent RM21.6bil on shopping in Malaysia, an increase of 9.3% compared to RM19.8bil in 2013. Total tourist receipts for 2014 were RM72bil, making tourism as the second-largest foreign exchange earner for Malaysia (after manufactured goods).

The Economic Impact in Malaysia 2015 by World Travel & Tourism Council reported that the direct contribution of travel and tourism to GDP was RM61bil (5.7% of total GDP) in 2014, and is forecast to rise by 5.6% in 2015, while the total contribution was RM161bil (14.9% GDP) in 2014, and is forecast to rise 5.3% in 2015.

The Malaysia Airports Traffic 2014 from Malaysia Airports Holding Bhd reported a total passenger movements of 83,348,003 in 2014, which include international terminal passengers, domestic terminal passengers, and transit passengers. This showed an increase of 4.7% from 2013, which recorded a total passenger movements of 79,587,084.

1

Driving the tourism ecosystem

According to Tourism Malaysia official website, they aim to promote Malaysia to become an outstanding tourist destination by presenting Malaysia's unique wonders, attractions and cultures. Their ultimate goal is to see a rising number of foreign tourists to Malaysia and a longer average length of stay, which in turn will boost Malaysia's tourism revenue.

In 1999, Malaysia's tourism board came out with one campaign called “Malaysia Truly Asia”. It succeeded in bringing over 7.9 million tourists into Malaysia and receipts of around RM12.3bil revenue. The revenue and tourist arrival number kept increasing year-on-year.

Recognising the potential of the retail sector to further boost tourist expenditure in the country, Tourism Malaysia formed Secretariat Shopping Malaysia 12 years ago in 2003 to streamline all efforts in intensifying the development of the shopping sector as a major component of Malaysia’s tourism economy.

One of the early initiatives was to increase the annual nation-wide Mega Sales Carnival from once a year previously, to thrice yearly to spur shopping in Malaysia.

The three national level annual campaigns are the 1Malaysia Grand Prix Sale in March, 1Malaysia Mega Sale Carnival from June to September, and 1Malaysia Year-End Sale from November to January.

These mega shopping seasons lure shoppers with marked-down prices, huge range of products, including duty-free goods, as well as value buys and numerous promotional activities.

2 1 The scenic view from the chalets at Pangkor Laut Resort.

2 The inviting grand entrance of one of the renowned hotels in Kuala Lumpur city centre.

3 Pavilion Kuala Lumpur, the defining authority in fashion, dining and urban leisure

3

Shopping Malaysia eventually became a recognisable brand associated with top-notch shopping. It is promoted in the country and overseas through all Tourism Malaysia’s offices, as well as through various online marketing platforms, including websites and social media, that reach out to a worldwide audience. Tourism missions, dialogues and meetings, at national and international levels, encompass the promotion of Shopping Malaysia.

These are part and parcel of strategies under the Malaysia Tourism Transformation Plan 2020 towards 36:168, which positions the Ministry of Tourism and Culture at the forefront to encourage innovation and creativity, to achieve the target of 36 million tourist arrivals and RM168bil in receipts by 2020.

“The government authorities have worked hard with many malls to position the nation as a shopping destination for over 10 years. The Malaysian Mega Sales, Year End Sales and GP Sales are amongst the initiatives of partnership, where the government encourages retailers across the nation to hold simultaneous sales across the country,” said Sunway Bhd property investment division managing director Datuk Ngeow Voon Yean.

Stimulating travel business

Malaysian Association of Tour and Travel Agents (MATTA), a leading organisation, has also helped in promoting the interests of the travel and tour industry in Malaysia. The group facilitates its members to do business by organising a variety of events.

Apart from the well-known MATTA Fairs that are conducted bi-annually in Kuala Lumpur and many other State Chapters, MATTA also organise B2B sessions to promote domestic tourism, training seminars for cruises, and more.

MATTA official mentioned that there’s not much significant difference between the number of people who choose to travel locally, and the number of people who opt for overseas trips.

The main point to look at is in the “why” they chose that particular location: business, education, visiting family members or friends. If one is interested in new sights and sounds, or even just for a relaxing holiday, there are plenty of options to choose from, both locally and overseas.

Normally, the younger generation is more prepared to go through the hassle

STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

07SPECIAL FOCUS In addition, Extended Shopping Zones with attractive shopping attributes have also been earmarked for development and promotion along with the major shopping destinations.

The Extended Shopping Zones are Jalan Tuanku Abdul Rahman Heritage Shopping Zone, Kuala Lumpur (private sector participation in this area is driven by the Batu Road Retailers Association or BARRA, representing some 300 businesses at Jalan Tuanku Abdul Rahman); Bandar Utama, Bandar Sunway, Subang Jaya and Mutiara Damansara, Selangor; George Town, Penang; Malacca; Johor Bahru, Johor; Kota Kinabalu in Sabah; and Kuching and Miri in Sarawak.

A leading travel and shopping destination

4

5

of checking in and out at airports and spend more time on their feet, so they would usually choose a more vibrant and adventurous journey.

The older generation, on the other hand, would usually prefer a location where they can relax and unwind, in order to enjoy a better quality time.

Contributing to the hospitality industry

According to Ngeow, tourism has a direct impact on the hospitality business in Malaysia. He cited that the largest portion from the direct contribution of travel and tourism to GDP went to accommodation.

“Tourism receipts help us grow and continuously improve the Group’s hospitality businesses, and thereby solidify our offerings to visitors from around over the world.

“Next year, for instance, we will have an exciting year ahead as we plan to open the 401-room Sunway Pyramid Tower West early next year, which will be connected to the expanded section of Sunway Pyramid. Under our Asset Enhancement Initiative, Pyramid Tower East will undergo major refurbishment next year, to be transformed into a four-anda-half-star hotel in February 2017.

“The main Sunway Resort Hotel & Spa will also undergo a transformation into a brand new international five-star hotel.

By 2018, we will be the largest and most integrated hotel development in the Klang Valley, prepared to support the nation’s

6

tourism aims with over 2,400 rooms in the region.

“In addition, tourism receipts also help us innovate and pursue service excellence in human capital development. One of the major drives in our hotel is customercentricity. An example of this is how we are currently customising our services to meet the demands of travellers from our main markets.

“For instance, we bring in Arabic translators to assist our guests and have two Middle Eastern chefs in The Resort Café to serve F&B options, which are favourable to them. We are also personalising our services for tourists from China with additional welltrained Mandarin-speaking personnel at our hotel,” Ngeow explained.

Shopping destinations and zones

It is noteworthy that certain shopping destinations and zones have been earmarked for development. Such developments can potentially stimulate economic activity and also impact retail real estate values.

According to Tourism Malaysia, several clusters of major shopping destinations have been identified for high-impact development under the Tourism National Key Economic Areas (NKEA) strategic plan. The destinations are the Klang Valley (covering Kuala Lumpur and Selangor), Penang, Johor, Malacca, Kota Kinabalu, Labuan, Kuching, Miri and Langkawi.

7 4 Brilliant, sparkling Christmas decorations adorn the main entrance to Pavilion Kuala Lumpur along Jalan Bukit Bintang..

5 The MATTA Fair was packed from day one to day three. (MATTA Fair 2015 at PWTC, Kuala Lumpur.)

6 A tourist looking at the little festive gifts offered in Pavilion Kuala Lumpur.

7 Sunway Bhd property investment division managing director Datuk Ngeow Voon Yean.

The fact that Malaysia had won several leading tourism awards and leads in international shopping destination rankings should not be taken lightly.

Malaysia has led winners at the World Travel Awards Asia & Australasia Gala Ceremony 2015 in Hong Kong. Tourism Malaysia was recognised as Asia’s Leading Tourist Board, while Malaysia itself took the title of Asia’s Leading Destination.

Other accolades for Malaysia includes Pangkor Laut Resort and One World Hotel, which have taken the titles of Asia’s Leading Wedding Venue and Asia’s Leading Meetings & Conference Hotel respectively.

The official portal of Ministry of Tourism and Culture Malaysia stated that Malaysia was placed as the 11th most visited country in the world in 2014 by World Tourism Organization (UNWTO), and as the most halal/Muslim-friendly holiday destination for five consecutive years from 2011 to 2015 by CrescentRating’s Halal Friendly Travel (CRaHFT).

Wee said, “We are also excited to be recognised as a top-notch shopping destination. Recently, Malaysia secured the second-top position as the Best Shopping Destination 2015 in the Muslim Travel Shopping Index by CrescentRating and MasterCard.”

“The global news network CNN ranked Kuala Lumpur as the world’s 4th Best Shopping City, after New York, Tokyo and London, for two consecutive years in 2012 and 2013. The Geneva-based Globe Shopper Index ranked Kuala Lumpur as the secondbest shopping destination in Asia Pacific 2012,” Wee added.

The Index’s Asia-Pacific paper stated that Kuala Lumpur rarely finished first on individual index indicators, and its best category score is second. Although seldom leading, it is consistently strong, being the only city to finish in the top 10 in every category.

The city’s specific strength is the ability to combine low prices with a good range

of products in a large number of stores, including three of the world’s 10 biggest shopping malls. Such malls include 1 Utama, the world’s fourth largest, which boasts its own rainforest with 100 varieties of flora and fauna.

From high-end fashion of Bukit Bintang and KLCC areas to street market like Central Market and Petaling Street, Kuala Lumpur is the perfect place to experience city’s shopping scene in Malaysia.

Sunway Pyramid, which is located in Sunway Resort City, is one of the bestknown tourism destinations within the region. The synergistic integration of their hospitality, multi-park attractions and retail components, offers tourists a convenient place to play, shop and stay, all within a safe, and connected township.

“In the Globe Shopper Index, Sunway Pyramid was highlighted as one of the main retail attractions for our themed architecture, themed precincts and our ice rink. The recognition has affected us positively as the ranking created a halo effect for the entire tourism and retail industry,” said Ngeow.

“Shopping is a major activity for tourists as our goods here are comparatively cheaper or more affordable than their home country, as well as other parts of Asia such as Hong Kong, Seoul, Tokyo and Singapore.

They may not make the bulk of the retail purchase, but depending on malls, the percentage of retail purchase by tourists could be as high as 30%,” he added.

In the case of Pavilion Kuala Lumpur, it is the first mall in Malaysia to showcase the luxury duplex retailing concept that boasts an excellent tenant mix of over 550 stores, 20% of which are new brands to Malaysia.

As the defining authority in fashion, dining and urban leisure, Pavilion Kuala Lumpur has brought about retail innovation and excellence since its opening in 2007.

The mall also presents some of the city’s most exciting fashion festivals, launches and signature events.

“With Kuala Lumpur being ranked as the second best shopping city, Pavilion Kuala Lumpur, and the surrounding malls can expect to receive more tourist shoppers, which in no doubt will boost the retail businesses in the mall,” said Pavilion Kuala Lumpur CEO of retail Joyce Yap. “Retail brands located in the city centre are affected more by the ups and downs of tourism in Malaysia because the area is most concentrated with international hotels, notably Pavilion Kuala Lumpur where 30% of its shoppers are tourists.

“With the strong presence of tourism, retailers in Malaysia will enjoy healthier revenues, which in turn will boost the overall economy. A healthy and stable economy will make Malaysia as an attractive country for foreign investors who will bring about growth in the country’s real estate value,” enthused Yap. In conclusion, it is clear that tourism has a positive impact on Malaysia’s economy and industries. This in turn benefits various stakeholders in such industries.

Scores for Kuala Lumpur Shops

Affordability

Hotels & transport

Convenience

Over score 76/100

Over score 75/100

Over score 63/100

Over score 61/100

0

0

0

0

20

40

60

80

100

20

40

60

80

100

20

40

60

80

100

20

40

60

80

Culture & climate Over score 50/100 100

0

20

40

60

80

Exchange-rate stability

Use of foreign languages

Quality hotels

International brands

Dining

Shopping hours

Airports & flights

Seasonal sales

Hotels

Price negotiation

Popular events

Genuine (as opposed to counterfeit) goods

Convenient transport to city centre

Shopper favourites

Safety

Dependable city transport

Strictness of visa regulations

City transport

Source: Globe Shoppers Index 2015

100

Attractions & UNESCO sites

Malls & boutiques

International cuisine

Agreeability of climate

STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

08

FEATURED FOCUS

HOTELS TAKE UP THE GREEN CRUSADE

More needs to be done to arrest environmental degradation.

T

HE voice from environmentalists to do more to arrest the environmental degradation happening around us is growing louder. It is easy to understand why this is so given the downward spiral in the state of the environment as seen in the bizarre climate changes, rising sea level and the many natural disasters occuring around the globe of late.

Global warming and extreme weather conditions are becoming more pronounced with each passing day, and before further damage sets in and things become irreversible, the green environment crusade to arrest the ongoing environmental degradation needs more concerted efforts from all quarters to ensure Mother Nature has a chance to heal herself.

Hoteliers in the country are taking up the green crusade to do their bit to reduce the big carbon footprint that has been emanated by the many hotels around the country.

According to Malaysia Green Building Confederation (MGBC) president Sarly Adre Sarkum, the adoption of the "green movement" by hotel operators is a significant step forward as it is a well-known fact that hotels consume a huge amount of resources, especially electricity, water and food.

"There is an urgent and critical need to adopt sustainable measures for the hotel industry in Malaysia. Ideally these strategies should be measurable, and hence the Green Building Index (GBI) rating has been established for the purpose. Hotel operators must be conscious of their contribution into the equation of the environment.

"Being sustainable starts with realising what you are currently doing that is not environmentally friendly and taking action to improve the processes to ensure that you mitigate the impact. This can be in terms of energy, materials, food, waste management and other areas in relation to the hotel operations," Sarly explains.

MGBC believes that most hotel properties in the country can be turned into green hotels, especially in the areas of energy efficiency, water quality and conservation, air quality, waste management and by switching to using eco-friendly products.

"We are working with Malaysia Association of Hotels (MAH) to raise awareness among hotel owners and operators to procure GBI green certification for hotels and resorts," Sarly adds.

MAH president Cheah Swee Hee says for new properties, it is less challenging to incorporate green elements during the design and building stage, stressing that it will be advantageous for new industry players to look into this from the onset of their business planning.

Cheah admits that it is an uphill task for old and existing properties to implement green elements within their premises, as the capital outlay may be quite substantial.

"We are encouraging these properties to adopt one green initiative at a time and

By

ANGIE NG angie@ thestar.com.my

Angie Ng is the content editor of StarProperty.my.

ITC Grand Chola and ITC Mughal Agra are owned by one of the most successful green hotel groups in the world, ITC Hotels of India.

Green Building Index Accreditation Panel cochairman Chen Thiam Leong

Malaysia Green Building Confederation president Sarly Adre Sarkum

Malaysia Association of Hotels president Cheah Swee Hee

Nippon Paint Malaysia group general manager Gladys Goh

the response towards this has been very encouraging."

He says MAH is working with industry players in the Klang Valley to create awareness and educate them on the fact that greening the industry will bring long-term value to their business, while at the same time do their bit for the environment.

Having focusing its efforts to educate industry players within the Klang Valley on how greening the industry will bring long-term value to the business entity and the environment, Cheah says MAH is now reaching out to the East Malaysian hospitality operators on the opportunity to procure GBI green certification for hotels and resorts there.

Green Building Index Accreditation Panel (GBIAP) co-chairman Chen Thiam Leong says once the awareness is achieved, the next step is to convince the hotel owners on the business returns and viability.

"We realised that this will take time, and as such, the adoption rate for hotels and resorts is currently fairly low. Wellinformed hotel owners will appreciate the energy and resource savings that come with the implementation of sustainable elements, besides an improved image of the hotel brand for its initiative to reduce carbon footprint," he notes.

100 green hotels by 2017

Sarly clarifies that the most apparent benefit in greening hotels would be in assessing the performance of various aspects of the operations. As an example, to save energy one must understand the baseline and performance of each component of the hotel organisation. Many hotels realise there are many inherent inefficiencies as they seldom monitor these performances. By utilising a rating tool, such as the GBI hotel tool, it means that industry players have to start looking at various aspects of performances of their building and organisation. Usually

correcting these inherent inefficiencies alone can provide many financial and indirect benefits.

Chen says most progressive hotels or resorts are already practising some form of green practice without realising it. This include efficient energy control in terms of lighting, rainwater harvesting, waste recycling, extensive greenery and procurement of eco-friendly cleaning agents.

"To merely push the boundary slightly, these premises should aim to obtain green certification through a few additional green features.

"The implementation would generally be low in cost but with excellent return on investment," he says.

Chen observes that the bigger hotels in peninsular Malaysia have embarked on energy audits to practise energy efficiency processes and he hopes to see this practice being implemented in Sabah and Sarawak as well.

One of the more successful green hotel groups in the world is ITC Hotels of India that is ranked among the top 10 "Sustainable Value Creators" in the consumer goods segment globally by the Boston Consulting Group. It has hotels that strive to be super sustainable with some operating solely on renewable energy.

"They have superb solid waste disposal and recycling policies. It is the only company in the world to be carbon positive, water positive and solid waste recycling positive, with its businesses and value chains supporting around six million sustainable livelihoods," Sarly shares.

Within Malaysia, Hotel Penaga on

Penang island is one of the many green hotels in the country which has managed to break the traditional notion that a heritage building is difficult to be green.

"The project that won the GBI gold award in 2013 shows that the building need not look in a certain way to be green, as even a heritage building can be built to be so," he remarks.

There are about 20 green hotels certified to date and MAH is looking to have at least 100 hotels certified over the next two years.

Nippon Paint Malaysia group general manager Gladys Goh says there are many ways to work towards being a green hotel and it is not just in having green structures or architecture.

She says it can be as simple as a green practice or process. There are various coatings that can reduce the indoor thermal level which then reduces the usage of airconditioning for a specific hotel or resort.

By applying protective coating over floors or various surfaces, it can increase the lifespan of the surfaces while lowering maintenance resources in the long-run. "These are small steps that industry players can look into, aside from reviewing the entire green structure or operations.

"We hope to further educate hotel players on the various ways on how sustainability can be achieved. Most are unaware of the aesthetics and functional value of paint. Besides creating a certain ambience for hotels, paint also has functional elements such as the ability to absorb formaldehyde that helps to improve the indoor air quality that forms one of the elements in the GBI ratings," Goh explains.

SUNDAY 13 DECEMBER 2015

STARPROPERTY.MY

9

STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

10

FEATURED DEVELOPMENT

Subang Jaya, Selangor

Sungai Buloh, Selangor

RM298,000

RM440,000

Bandar Melaka, Melaka

Cheras, Kuala Lumpur

RM333,300

Batu Uban, Penang

RM430,000

RM420,000

Iskandar Malaysia

Ipoh, Perak

RM290,000

Shah Alam, Selangor

RM288,000

RM480,000

What can I buy with RM500,000 in 2016?

Find out more at propwall.my

BY FARAH WAHIDA farah@propwall.com

T

HE rapid and ongoing public infrastructure developments such as the MRT 1 and 2, LRT extensions and LRT 3, proposed Bus Rapid Transit and proposed High Speed Rail will help to promote interest in

properties in certain new growth corridors, benefitting various strategically located projects in Malaysia’s economic hotspots.

According to Finance Minister Datuk Chua Tee Yong, property developers will be wise enough to pick up on demand for homes priced between RM200,000 and RM500,000.

This is because most buyers

are eyeing homes priced below RM500,000 in a market where most residential properties priced above RM1mil each were launched in 2014.

The national property market continued to be driven by residential property as it accounted for 50.4 percent and 64.4 percent of the value and volume, respectively.

Perak, Johor and Selangor are still the leading states in the residential segment, with 11%, 15.8% and 24.6% market share, respectively.

In 2014, both property transactions and value were up, however, the public turned cautious in the months leading up to the implementation of the Goods and Services Tax (GST).

CELEBRATING MALAYSIA’S OUTSTANDING PROPERTY DEVELOPERS AND PROJECTS

BY VIKNESH ASHLEY

vikneshashley@thestar.com.my

P

ETALING JAYA: The property business unit of Star Media Group Bhd, StarProperty.my, will be honouring quality property projects and developers that contribute to lifting the country’s built environment standards in its maiden StarProperty.my Awards 2016.

The Awards gala dinner, which will be held on Mar 2016, will pay tribute to distinguished developers who have contributed to the growth of the nation.

The categories for the awards are “Best Touch & Feel Award”, “Earth Conscious Award”, “The Wow Development Award”, “Just-Walk Award”, “Five Elements Award”, “Starter Home Award”, “FamilyFriendly Award”, “Cornerstone Award”, and the “Niche and Unique Award”.

The “All-Star Award” would recognise the “Top Ranked Developers of the Year” and the “Readers’ Choice for Star Developer of the Year”. The winners for this category will be selected by Star Media Group management and the readers, based on the companies’ performances and their corporate social responsibility activities in 2015.

Star Media Group chief operating officer

Calvin Kan said that the inaugural StarProperty.my Awards 2016 is an opportunity not to be missed for developers to showcase their outstanding projects to the property market.

“Our aim is to contribute towards further raising the bar among Malaysia’s property industry practitioners that will hopefully result in more holistic and good value projects for the people,” Kan explained.

He stressed that by bringing to the fore the outstanding industry performers and projects, they will be able to inspire the others to also up their ante and contribute to further enhance the country’s property landscape.

For more information on StarProperty.my Awards 2016, developers are invited to visit http:// www.starproperty.my/awards or call 603-7967 1388 ext 1110/1184.

Star Media Group chief operating officer Calvin Kan.

STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

11FEATURED DEVELOPMENT

8 CONLAY MAKES AUSPICIOUS GRAND ENTRANCE Setting the benchmark for Malaysia’s branded residences.

2.Water theme

2a

1.Wood theme 1a

By MAK KUM SHI

makks@thestar.com.my

T

HERE are reasons why branded residences, such as 8 Conlay, are exemplary in their own right.

In addition to accessibility and location, much thought has been put into design, sustainability and value for homebuyers and investors, resulting in conducive environments that enhance the quality of life for the residences’ inhabitants.

Standing strategically in the heart of Kuala Lumpur’s bustling Golden Triangle, 8 Conlay is a mixed-use development project with an estimated gross development value (GDV) of RM5.4 bil, targeted for completion by end of 2020.

The development comprises two YOOinterior designed branded residence towers of 57- and 62-storey blocks that will be connected via two sky bridges at level 26 and 44. The development is complemented by a 68-storey five-star hotel, service suites and a lifestyle retail component.

Europe’s oldest luxury hospitality group, Kempinski Hotels, will provide services for the branded residence towers as well as managing the hotel tower.

Targeted at high net worth individuals and young professionals, Tower A of YOO8 serviced by Kempinski, is fully fitted complete with interior decorations and furnishing by globally renowned interior designer Steve Leung & YOO. This landmark development will feature Steve Leung & YOO’s designs that integrate the essence of nature, as reflected in the Eastern Chinese philosophy, by incorporating both water and wood elements.

KSK Land Sdn Bhd managing director Joanne Kua explains, “Today’s property buyers demand homes that truly reflect their lifestyles. We are collaborating with the finest architect, interior designers and landscape architect to make 8 Conlay an elite and aspirational address for discerning homebuyers and investors.”

Kua explains that 8 Conlay offers much more than a stylish address. “It is a one-ofa-kind development that redefines urban

2b

1b

1c

living through three main elements – liveable architecture, world-class designs and bespoke personalised services,” she said.

In an exclusive interview with StarProperty.my, Creative Director of Steve Leung & YOO Steve Leung shares, “First of all, you have buyers who have different objectives. Some may use it as a first home.

The unit has to be very practical.”

Leung states that the kitchen is usable, as they have the equipment that people can use to cook their own meals. He adds that the bathroom is sizable, and that there is adequate storage space for day-to-day use.

He comments that investors would consider the location of developments important. “The other thing is that because there is competition in Kuala Lumpur, especially in this area, our design has to stand out.” He expounds that investors could then rent out the space at higher rental rates.

Another matter of consideration for investors would be maintenance. Leung says, “The type of wallpaper and timber floor that we are using, are reasonable maintenance considerations.”

Leung adds, “First of all, in the selection, I think basically, all the wood is FSC-labelled (Forest Stewardship Council), which is actually

2c

environmental-friendly type of timber. I think Malaysia is very good in producing this.”

Leung continues, “In terms of automation, I think we have been working with our consultants to do the home occlusion design in order to save energy as much as possible.

We are still in the process of doing that. We are still working on the details, involving the client, the architects, and I, who are having that kind of vision in doing this thing.”

Referring to those who want a unit as a second home, Leung comments that such buyers want something unique. He states, “For this project, we have 564 units. It is not a small number, so we have to design for different kinds of end-users. This makes it quite unique. At least it will stand out in the market in Kuala Lumpur. That is what we are intending to do. From my experience as a designer, this kind of properties will be welcomed by international investors.

Sharing his experience as an investor, he stresses that he looks for quality and uniqueness. “I want to own a piece of property in the best location in the city. It is a collection item.

“I have so many friends in Hong Kong and China. They buy properties all over the world because they like it. Of course, they

1a Wood-themed Living and Dining Room at YOO8.

1b Wood-themed Master Bedroom at YOO8 is accentuated by the luxurious presence of brass and gold..

1c Wood-themed Master Bathroom at YOO8.

2a Water-themed Master Bedroom at YOO8 designed with symmetry in mind.

2b Level 26 Water Lounge depicting the poetic patterning of fallen dewdrops.

2c Water-themed Living and Dining Room at YOO8.

+

Development project name: 8 Conlay Development concept: Branded mixed commercial development with high-quality furnishing and exclusive architecture and design. Two towers of branded residences, namely YOO8 serviced

by Kempinski + 1 tower comprising hotel & hotel suites strata (Kempinski). Tower A – 62 floors, Tower B – 57 floors, Hotel tower – 68 floors. Two sky bridges (linking Tower A & B) at level 26 and level 44.

Location: Jalan Conlay, Kuala Lumpur, Malaysia Land title: Commercial Tenure: Freehold Development size: 3.952 acres Total units: Hotel accommodation - 260 units Hotel suites strata (service hotel suites) - 300 units Service apartments (branded luxury residences): Tower A - 564 units Tower B - 498 units Built-up area: Size of apartments - 700 to 1,308 sq ft Price range: RM3,200 per sq ft average Facilities: Public spaces, great food and beverage options, vast selection of wellness and lifestyle stores, pool, gym and a direct view of KLCC Developer name: KSK Land Sdn Bhd Website: www.8conlay.com Facebook: www.facebook.com/kskmalaysia

have the investment concept in mind, but they don’t really care whether it is the highest yield, or they can gain the biggest capital gain at the end of a certain period of time, but they just want to own something that is unique and iconic, in that part of the city.”

“We have been encouraged by the positive response received for YOO8 serviced by Kempinski, both locally and from abroad.

For many buyers of branded residences, they are looking for a ‘trophy’ home that perfectly blend finest designs with superb facilities and services, and YOO8 has been designed to fulfil this need. Branded residences also deliver exceptional value as they normally command better capital yield for the longer term,” concludes Kua.

STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

12

FEATURED DEVELOPMENT

START LIVING FOR TOMORROW, TODAY

Simple things back in the day, rare commodities in today's world, all come together in this green township.

By CAITLYN NG LI YUIN

liyuin@ocision.com

T

AKING a walk through lush greenery and admiring the bountiful beauty that Mother Nature has to offer, will nurture one's mind, body, and soul. At Bandar Rimbayu, a premier township of nostalgia

by IJM Land Bhd, there is a kind of serenity that envelops its residents and visitors alike.

Here is where people come home to a time inspired by the simplicity of life, memories of a happy childhood, a support network of neighbours-turned-friends, and the closeness to nature not easily found anywhere else.

This iconic integrated development is sprawled over 1,879 acres of land and has a gross development value (GDV) of RM11bil. Four precincts in the tranquil township (Flora, Fauna, Bayu and the Commercial Hub) clearly demarcate where the residential, commercial, recreational and parkland components are.

IJM Land has created luxurious homes at Malaysia's largest certified green township; homes that are rich in warmth, safety and eco-friendly technology. Nature and architecture come together in perfect harmony where each home is fitted with a solar panel water heating system, a rainwater harvesting system as well as an open layout and high ceilings for good indoor ventilation and natural lighting.

One such residential enclave in this township is Perennia, located within the Flora precinct. These two-storey linked homes boast modern colonial facades and the currently available units are the corner ones that have big garden spaces, which makes them easily distinguishable from the rest. With garden sizes ranging from a modest 13 ft to a generous 45 ft, residents can choose to host private tea parties or sumptuous gatherings.

Living in Perennia is a dream, as it is a low-density plan of 484 units, with approximately eight units per acre. The homes embrace the sun, wind and rainwater to help keep wastage to a minimum, and have a capacious built-up area ranging from 2,559 sq ft to 2,781 sq ft. The price for these contemporary homes start from RM1,097,800. There will be a dedicated grand entrance / exit, in addition to a strategical alignment of all houses in a smaller linear arrangement cluster.

55% of the land in Perennia has been dedicated to the construction of infrastructure and landscape usage. Pocket gardens and walkways that link to a periphery green buffer and the localised open spaces for recreation use complete the entire enclave. Residents will find a balanced life at home that allows them to enjoy the verdant surroundings and revel in the freedom to move around with peace of mind.

1

2

1 A view of the Perennia homes glowing warmly in the fading light of the day.

2 The interior of a Periwinkle home is cleverly designed to maximise space and allow for freedom of movement.

3 Periwinkle homes have high ceilings to let in plenty of natural light to create a welcoming ambience.

4 The showroom unit of a Perennia home showcases the open layout for a luxurious sense of space.

4

3

Periwinkle is another residential enclave that promises to delight those who are looking for an affordable semi-detached home without compromising on quality.

Featuring a facade that calls to mind a village-feel with its elegant pallette of earthy tones, they come in various types to suit each discerning customer's needs.

There are linked semi-detached units with built-up of either 2,267 sq ft (Type A) or 2,117 sq ft (Type B), as well as singlestorey bungalow units with 2,035 sq ft builtup. The price for these stately homes start from RM961,800, giving buyers a chance to celebrate a way of life that is not yet lost to the yesteryears.

The moment one steps through the door into the welcoming space within, the magic in the little details can be felt: an open

courtyard that instantly brightens up both place and mood; a kitchen garden filled with herbs to add aroma to life; the thoughtfully extended back portion of all homes to offer more space and versatility for residents.

IJM Land believes in planting the seeds of sustainability today in order to create a better tomorrow for generations to come.

When it comes to creating closeness - to nature, community and preserving good values - Bandar Rimbayu definitely makes the cut.

The easily accessible and strategically placed development is conveniently close to urban amenities such as shopping malls and educational institutions, as well as being connected to major towns through the nearby highways. These include the Lebuhraya Shah Alam (KESAS), Lebuhraya

Kemuning - Shah Alam (LKSA), Expressway Lingkaran Tengah (ELITE) and the South Klang Valley Expressway (SKVE).

Luxury today is simple. To live healthy, among friends. To sleep soundly, and bask in nature. To be close to it all, yet far from the hustle and bustle. You can have this fresh luxurious lifestyle and more, at Bandar Rimbayu, where there is beauty and life everywhere you go.

“When it comes to creating closeness - to nature, community and preserving good values - Bandar Rimbayu definitely makes the cut.

SUNDAY 13 DECEMBER 2015

STARPROPERTY.MY

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STARPROPERTY.MY SUNDAY 13 DECEMBER 2015

14

FEATURED DEVELOPMENT

CHIC URBAN LIFESTYLE

MesaHill offers the convenience of city living within suburban tranquility.

BY NURUL ASMUI MD AZMI asmui@ocision.com

M

ANY people can’t wait to escape the hustle and bustle of city life, but are not willing to leave behind the convenience, the lively culture, the vibrant living and the shopping haven that city living offers.

Nonetheless, the high expectation of city living has created a very competitive environment for city folks.

The attraction of shifting to a more peaceful area, but still maintain the standards of city living can be achieved at MesaHill, an integrated development by Hari Lumayan, a subsidiary of Green Target Group. Sited on top of a higher elevation in Nilai, MesaHill welcome its residents with a wonderful feeling of peace and serenity.

“Acknowledging that Nilai holds great potential for development, the Green Target Group has embarked on an integrated mix development project called MesaHill spanning over 15 acres of land,” says Green Target Group CEO and managing director Datuk Tan Hong Lai. With a gross development value (GDV) of RM1bil, MesaHill hopes to revamp the lifestyle of Nilai with modern and contemporary architecture that is akin to those exclusive developments in Mont Kiara and Kuala Lumpur city centre.

MesaHill aims to bring quality city living to the smaller township of Nilai to elevate the standard of living and to create a new benchmark for the future growth in the region.

1

1 Green Target Group CEO and managing director Datuk Tan Hong Lai. 2 The picturesque night view of the MesaHill development.

3 The BBQ and splash pool area are perfect for family and friends to gather.

4 The presentable and welcoming courtyard at MesaHill.

5 The comfortable multipurpose lounge for residents to hang out.

be the only integrated development with a mall in Nilai. Residents living in Nilai, notably in MesaHill, no longer have to travel far or out to neighbouring townships for their entertainment and necessities. MesaMall is expected to open by the end of next year, and is owned by Green Target Group to ensure a quality and healthy tenant mix.

In addition, MesaHill will also provide various entertainment centres including 32lane championship bowling facility, proposed eight-hall cinema, pool and snooker outlets, a family karaoke centre, children enrichment and amusement centre, home improvement, IT and Telco services, futsal courts, 800m jogging and cycling track, as well as drivethru international cafes.

Luxury shopping destination

MesaHill is taking the development in Nilai to a whole new level with the addition of MesaMall as part of its integrated development. This award-winning shopping mall will revamp and revolutionise the lifestyle of the local population in Nilai and its immediate surrounding areas.

Envisioned as the first lifestyle mall in Nilai, MesaMall is more than just an ordinary shopping complex as the entire component has been well thought out to transcend the common retail arena. In view of the young and vibrant population surrounding the development, MesaMall offers a plethora of established lifestyle brands, retailers, F&B operators and service providers.

MesaMall comprises of a two-storey retail pavilion with a total gross floor area of 500,000 sq ft. The shopping mall is designed to cater to more than 200 retail outlets, numerous gourmet supermarkets, and more than 60 F&B outlets.

“The retail units are very attractive for investors as the area has a high student catchment and a good return on investment of up to 7%. With a starting price of RM237,000, this gives a great opportunity for many retail and F&B business owners, including the young and beginner investors,” says Datuk Tan. Upon completion, MesaHill will

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Phase 3 of MesaHill

After the good response to Phase 1 and Phase 2 at MesaHill, Phase 3 has just been released and is now open for registration. Targeting those who are looking to buy for own stay, or to upgrade to high-rise residential, Phase 3 comprises of 754 residences that are designed with bigger built-up and come with better offerings compared to Actual photo taken from site

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the first two phases.

Phase 3 offers five layouts with builtup ranging between 450 sq ft and 1,085 sq ft. Type A1 and Type A2 come with one bedroom, one utility room and one bathroom, while Type B1 and Type B2 come with two bedrooms and two bathrooms. The biggest unit, which is Type C1, is the only dual key unit that combined 720 sq ft and 360 sq ft units with a total of three bedrooms and three bathrooms.

Although Type A2 and Type B2 are similar to Type A1 and Type B1, respectively, the master bedrooms for Type A2 and B2 are designed with a French balcony instead of the standard windows, giving them better natural lighting and ventilation, and unobstructed view of the beautiful natural landscape outdoor.

Besides being directly connected to MesaMall via a short link bridge, residents at Phase 3 can also enjoy a wide range of convenient facilities, such as 24-hour three-tier security, infinity pool, basketball court, gym, BBQ area, covered outdoor children playground and pool with mini water park play area, library, reading room, and seamlessly integrated indoor to outdoor function area.

Actual photo taken from site

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Convenient location Situated in Nilai, an international

educational hub, Mesahill is surrounded by major universities, such as Manipal International University (MIU), INTI International University, Nilai University (Nilai U), University Sains Islam Malaysia (USIM), Universiti Kebangsaan Malaysia (UKM), Universiti Putra Malaysia (UPM), Universiti Tenaga Nasional (UNITEN), Xiamen University Malaysia, as well as other smaller education institutions within 20km radius of the area.

A wide range of standard public amenities are also readily available within the vicinity of MesaHill to cater to the needs of Mesahill’s residents, such as hospitals, primary and secondary schools as well as transportation hubs.

MesaHill is connected to a well-planned road infrastructure where residents can reach major destinations, such as the Kuala Lumpur International Airport (KLIA), Kuala Lumpur City Centre, Seremban, Putrajaya and Cyberjaya in less than 30 minutes’ drive via North-South Expressway (NSE), KajangSeremban Highway (LEKAS), North-South Expressway Central Link (ELITE) and several other major trunk roads.

Actual photo taken from site

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16

FEATURED DEVELOPMENT

PLAY, LEARN AND BOND

A holistic township that is complete with full-fledged facilities.

By NURUL ASMUI MD AZMI asmui@ocision.com

S

USTAINABLE property development is definitely a healthier housing option for those who are looking to embrace an environmental-friendly living, and are concerned about protecting the environment. Such development allows us to conserve the planet and its resources for current as well as future generations.

Promoting an eco-friendly living in Puchong South is IOI Properties Group Bhd, which is developing 16 Sierra, one of the latest sustainable townships in Puchong. The goal of living a green life can be achieved within 16 Sierra where every residential phase has well landscaped parks for the residents.

Green lifestyle

The concept behind 16 Sierra development is to provide an eco-friendly residence where healthy living meets the convenience of a modern township.

Sprawled across 535 acres, this mixed development features 16 thematic gardens that are inter-connected by dedicated walkways, and are accessible to all residents.

The thematic gardens are also built with exercise stations and customised educational play sets that give children a chance to explore the outdoors.

As a township that highlights nature as the backdrop of its surrounding, the foremost garden experience at 16 Sierra can be enjoyed at the Central Park, which has terraced seating for outdoor celebrations and events. The gardens are indeed the biggest nature’s classroom where every kid can pick up useful lessons on nature and green living.

16 Sierra offers a wide selection of residences where each features modern and breakthrough designs with practical layouts for optimum space utilisation.

1 1 The phenomenal Amigo Clubhouse provide the very best in modern facilities.

2 The classy entrance statement of the N’Dira Townhouse.

3 The spacious living area of Sierra 6, 2 & 3 storey superlink homes.

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Latest developments at 16 Sierra

The two latest phases at 16 Sierra are Sierra 6 and N’Dira. Sierra 6 comprises two- and three-storey super-link houses that offers the luxurious living spaces of semi-detached units, while N’Dira is a low density townhouse development.

Sierra 6 offers two different layouts where the two-storey units feature four bedrooms, four bathrooms and a powder room with built-up starting from 2,798 sq ft, and the three-storey units feature five bedrooms, five bathrooms and a powder room with builtup starting from 3,526 sq ft.

Offering a cosy living amid green community, every home in Sierra 6 is specially designed with a sense of spaciousness, and all are corner units that open to a private garden oasis that display sculptured embellishments with whimsical and quirky characters.

Sierra 6 also promote distinctive lifestyle with energy efficiency and green designs, such as:

“The concept behind 16 Sierra development is to provide an eco-friendly residence where healthy leaving meets the convenience of a modern township.

1. Energy-efficient design: The high ceiling and large windows in the living, dining and bedrooms, as well as the windows in all bathrooms, are designed to enhance natural lighting and ventilation.

2. Recycling of nature’s resources: The solar hot water system harnesses solar energy to heat up water for bathing and washing.

3. Healthy lifestyle: Residents can take a stroll or jog down the pedestrian pathways that lead to the precinct’s Tic-Tac-Toe themed garden.

4. Safe and secure environment: Security features at Sierra 6 include card access at the guard house, a single entry and exit point, home alarm system and digital entrance lock.

N’Dira is designed with an interesting fluid and seamless layout with intermittent green pockets dotting the development.

With built-up starting from 2,099 sq ft, the townhouses are designed with facades that take the appearance of semi-detached units, and come with three bedrooms with attached bathrooms.

Similar to Sierra 6, N’Dira townhouses feature energy-efficient design where the high ceiling and large windows in the living, dining and bedrooms, and windows in all bathrooms are designed to enhance natural lighting and ventilation.

The safety features at N’Dira include gated and guarded community features with access card system, digital entrance

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lock, CCTV monitoring and 24-hour guard patrol.

Exclusive facilities

One of the unique key selling points of 16 Sierra is the Amigo Clubhouse. Situated within reach of each and every phase of 16 Sierra, the clubhouse is built as a private retreat for pleasure, relaxation and enjoyment of its residents.

There are a wide range of facilities available at the clubhouse to suit the residents’ needs. From a fully equipped glass gymnasium, a yoga deck, a tennis court to a 40m lap pool, there is something for everyone.

After a strenuous workout, sports enthusiasts can visit the relaxing cafe with alfresco seating that is the perfect place to recharge before the next game. Kids can also have a splashing time at the wading pool with the “Tipping Bucket”, or at the children’s interactive play area where they can enjoy endless fun and games within a child-friendly environment.

In addition to the leisure facilities, 16 Sierra has also opened Rafflesia international and private schools that are based on the British National Curriculum (BNC).

The 200,000 sq ft schools offer lessons to children from both the international and local communities, and provide a caring and

nurturing environment for the students to grow and learn.

With a capacity of 1,100 students, the schools offer education from the students’ early years, as well as primary and secondary education, and the faculty consists of highly qualified professional teachers. It is equipped with state-of-the-art facilities and an information and communications technology (ICT) environment to facilitate learning and in-class activities.

Excellent location

Strategically situated at the southern part of Puchong and close to Putrajaya and Cyberjaya, 16 Sierra is less than 8km to the IOI City Mall in IOI Resort City, and is nearby the AEON Equine Park and Giant Hypermarket.

The township is currently connected to Kuala Lumpur and Petaling Jaya via the Maju Expressway (MEX), and with the new interchange in Seri Kembangan, and the opening of the South Klang Valley Expressway (SKVE) as an alternative access point to the Damansara-Puchong Expressway (LDP), the accessibility of 16 Sierra is further enhanced.

In the near future, 16 Sierra residents can also use the proposed Serdang-KinraraPutrajaya (SKIP) Expressway for a shorter travel distance to Serdang and Kinrara.

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18

AREA FOCUS

THE HEART OF KUALA LUMPUR

All at once an entertainment, commercial and business focal point, the Kuala Lumpur city centre has earned its stripes as the most sought-after address.

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HERE is only one way to describe the Kuala Lumpur city centre: the very heartbeat of West Malaysia. It has long been a major economic hub containing some of the most popular landmarks in Malaysia, in addition to a myriad of lifestyle options to choose from. From dining, arts, culture, and recreation, to sightseeing, shopping, nightlife and entertainment, there is never a dull moment in this vibrant cityscape. It is also the nucleus for the homes of some of society's most elite.

In with the new

The name Kuala Lumpur means 'muddy confluence' and it derives its name from the intersection of the two main rivers: Gombak and Klang. It gained city status in 1972, becoming the first settlement to be awarded such after Malaysia's independence.

From there onwards, it flourished quickly, attracting people from all walks of life and the city soon became a melting pot of both modern and traditional aspects.

Kuala Lumpur was once the capital of Selangor, but that title was transferred to Shah Alam in 1978. The administrative and judicial functions of the government were also shifted to Putrajaya from Kuala Lumpur, after Putrajaya was declared a Federal Territory in 2001.

Here we take a closer look at the most prosperous part, the Kuala Lumpur city centre that is designed to be a city within a city, and is a multipurpose development that is sited on a 100-acre piece of prime

By

CAITLYN NG LI YUIN liyuin@ ocision.com

land. It is one of the largest integrated real estate developments in the world, and with its status as the most industrialised and fastest growing areas in the country, prices of property can hit staggering highs.

Property developments

KLCC Property Holdings Berhad (KLCCP) is one of the reputable names within the area, with a diverse portfolio that comprises Suria KLCC (a premier shopping mall that remains as the main international retail hub in the area), a sumptuous five-star hotel (Mandarin Oriental), as well as a 33% interest in Menara Maxis (the headquarters of one of Malaysia's largest telecommunications companies).

Apart from that, there is the iconic structure of the Petronas Twin Towers, built in 1998 and are made up of 88-storeys each. They remain one of the world's tallest buildings and no visit to Kuala Lumpur is complete without a visit to these giants dominating the skyline. Stretching out in front of the towers is a beautifully verdant 50-acre park which features separate areas for active and passive landscaping features.

KLCC is also home to the Kuala Lumpur Convention Centre, a huge complex that has a total function space of approximately 244,000 sq ft. Spanning five levels, the centre is the city's most technologically-advanced, purpose-built facility for a multitude of events. Another

five-star hotel, Traders Hotel by Shangri-La, is connected directly to the centre. It offers the best panoramic views of the Petronas Twin Towers, and visitors will be able to pay a visit to the lavish SkyBar located at the top of the hotel.

Within the vicinity, there is one residential project to be found, and that is the luxurious Binjai on the Park. Designed by the award-winning architect Allen Jack + Cottier, this is one of the most expensive homes on the market, and also the most exclusive. It is able to boast uninterrupted views of the two towers since it is the only building allowed within the park grounds.

There are two other buildings that are also located within this prestigious address, Menara Exxon Mobil and Menara Carigali (also known as Petronas Tower 3). These are offices that house the headquarters of the Malaysian subsidiary of Exxon Mobil (a multinational oil and gas corporation) as well as the headquarters of Petronas Carigali.

Prices in the area As an example of how steep the prices of

property can be in the city centre, we take a look at the rentals of retail space in the Suria KLCC shopping complex. The data is taken from the 2014 Property Market Report provided by the Valuation and Property Services Department.

As can be seen in the table below, the rates saw an exponential increase of approximately 14.8%, starting from the concourse level all the way up to the fourth floor. It is testament to the fact that this is one parcel of land that is able to command a premium price that is continually increasing year after year. What's more, the areas surrounding the city centre is also reaping the benefits of being in close proximity, as prices there are also on the steep side.

It is no wonder that investors, both foreign and local alike, flock to the Kuala Lumpur city centre in order to get a piece of the pie.

Rentals of retail space in Kuala Lumpur City Centre (Suria KLCC) Floor level Concourse (LG) Ground 1 2 3 4

Floor area (s.m.)

37-85 25-400 20-380 30-300 19-415 50-400

Rental range per month (RM/s.m.)

2013 2014 339.00-1,765.30 372-2,038 110.22-1,345.50 121.53-1,636.13 271.68-846.80 322.17-933.56 299.02-733.35 333.68-821.40 201.72-750.79 203.44-861.12 226.04-356.07 249.19-508.60

% Change 15.7 15.2 15.0 10.8 16.5 15.8

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19FEATURED DEVELOPMENT

BEST OF ALL WORLDS

A vibrant urban lifestyle with every amenity is on offer at Paramount Utropolis, a new integrated university metropolis in Glenmarie, Shah Alam.

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NTEGRATED residential developments are revitalising big cities all over the world, and Shah Alam is no exception. The busy urban hub of Glenmarie, Shah Alam is now a focus of attention, with a master planned integrated development on 21.7 acres of freehold land set to create a new lifestyle hub.

Paramount Utropolis, Glenmarie’s first integrated university metropolis, is anchored by the flagship campus of KDU University College. It offers a full live-and-learn, workand-play lifestyle, with a mix of residential, commercial and retail facilities, and a learning environment right on the doorstep.

The 120,000 sq ft. Utropolis Marketplace, which will meet residents’ everyday shopping needs, is due to open in the first quarter of 2016.

Paramount Utropolis will provide two blocks of SoHo (small office, home office) units and six blocks of service apartments, all with the highly functional and practical layouts that are a signature of the company’s residential developments.

The current launch of service apartments consists of 253 units across two nine-storey tower blocks, with sizes ranging from 779 sq ft to 1,202 sq ft. With practical, open-plan layouts, the apartments are well-suited to students, couples and young families.

The newest service apartments are fully-furnished with innovative, space saving furniture that provides plenty of attractive storage options, including concealed foldaway beds for extra guests, and an expandable coffee table that can be transformed into a dining table.

Kitchen cabinets complement the builtin furniture.

Many units will have dual-key access, which provides a dual-income, making it an attractive option for homeowners and investors. These apartments provide an opportunity to live in one space and rent

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1 1 Paramount Property chief executive officer Beh Chun Chong.

2 An artist's impression of the 120,000 sq ft Utropolis Marketplace that will be the pulse of Paramount Utropolis when it is ready next year.

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3 Paramount Utropolis incorporates a resortstyle facilities deck featuring a large swimming pool.

4 The expandable coffee table by MOCOF is one example of spacesaving furniture incorporated into the interior design in units offered at the Paramount Utropolis service apartment.

5 The newest service apartments are fully-furnished with innovative space-saving furniture that provides plenty of attractive storage options.

6 Paramount Utropolis is Glenmarie's pioneer integrated university metropolis anchored by the flagship KDU University College campus.

out the other – the two areas are separate and private. The apartment can also be used as a single dwelling with three bedrooms.

Not surprisingly, there are numerous lifestyle amenities. Paramount Utropolis incorporates a resort-style facilities deck, large swimming pool and gymnasium.

Paramount Utropolis has multi-tier security, including CCTV monitoring and access cards, and the premises will be

guarded. The close-knit community will also help residents to feel secure.

As well as being close to the university college campus, the development is close to two golf and country clubs, several large retail centres, two Sime Darby Medical Centres and the Stadium Shah Alam.

A network of highways connects the development with KLCC. The community is also well-served by current

and upcoming transportation links, including the LRT Line 3 and KTM Komuter systems.

For details, or to visit a show apartment, contact Paramount Property Gallery Utropolis, Level 6, KDU University College, Utropolis, Glenmarie, Jalan Kontraktor U1/14, Seksyen U1, 40150 Shah Alam, Selangor, Malaysia.

Tel: (+603) 5565 0760. Web: www. paramountproperty.my

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