StarProperty.my Edition 20 July 2014 by StarProperty

all the right places SUNDAy 20 JULy 2014

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Top 10

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Sussing out the nation’s trendiest, most innovative and inspiring workspaces >16-17

Q INSIDE THIS ISSUE

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REHDA yoUTH

DATUM: KL ‘14

Singapore green tour

unorthodox officeS

Organised in collaboration with Nippon Paint, the youth wing of Rehda visited some of the top Green Mark rated offices and other buildings in the Lion City.

20 - 21

International architects and designers showcased their unique workspace designs, concepts, choice of colours and the use of materials.

RISING GEM the jewel at i-city

Introducing Shah Alam’s gleaming new 72-acre ultrapolis of the future.

02-03

Starproperty.my Sunday 20 July 2014

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The emerging crown jewel of i-City By yVOnnE yOOnG yvonneyoong@thestar.com.my

NITED Arab Emirates has its 163-storey Burj Khalifa completed in 2010 framing its skylines while Hong Kong’s 108-storey International Commerce Centre, also built that year, makes a tall impression in the cosmopolitan city. China’s 101-storey Shanghai World Financial Centre completed in 2008 and its 103-storey Guangzhou International Financial Centre built in 2010 have also catapulted the country into the league of the world’s tallest buildings. Taiwan’s 101-storey Taipei 101 which was built in 2004 also stands tall while the United States’ 98-storey Trump International Hotel & Tower in Chicago built in 2009 is a towering skyscraper 1

The RM7bil i-City ultrapolis on a 72-acre freehold site will include various components – each with a unique focus, including The Jewel@i-City. Connectivity is also key at i-City which will see a link from the Federal Highway by Q4 this year. SPad (Suruhanjaya Pengangkutan awam darat) has also planned a lRT station to serve i-City and the surrounding community by 2018.

View of The Jewel@i-City from i-SoHo and i-Suite.

The iconic Jewel@i-City is set to become the pride and joy of Shah alam towering at nothing short of 70 storeys - making this the tallest development in Selangor. condo-hotel architecture feat. In Malaysia, the 88-storey retail and office units at Petronas Twin Towers which was built in 1998 is a national symbol of pride. Now, with I-Bhd, the developer of i-City having its way in its most ambitious plan to date, The Jewel@ i-City will feature six blocks of staggered 45 to 70 storeys of mixed-use buildings, including residential towers and a luxury hotel – setting it apart as the tallest development in Shah Alam. The other components of The Jewel@i-City will include a cluster of five-storey retail units and an Agrade office tower. Although paling in comparison when juxtaposed against some of

the world’s imposing skyscrapers, The Jewel@i-City spanning about 10 acres is envisioned to make an impact as an iconic addition to the overall integrated freehold ultrapolis mixed-use development. Considered the crown jewel of iCity, The Jewel@i-City will be launched in 2016 with the development’s first residential units scheduled to be handed over in 2020. Twenty percent of i-City has already been developed to date. Once launched, it will set a benchmark priced at approximately RM1,480 per sq ft for Shah Alam. The ambitious mixed-use development will encompass a total built-up area of approximately 3.8 million sq ft.

Blueprint for sustainability The dream shared by I-Bhd executive chairman Tan Sri Lim Kim Hong is to transform Shah Alam into an international capital city via i-City’s ambitious cluster of developments and tourist attractions. “People have asked me why I bought this land to build i-City in 1993. The number one reason is because of the location, which is adjacent to the Federal Highway. “I couldn’t believe that there was this plantation land in Shah Alam, the capital of Selangor city. I took the opportunity to convert the land. “The land belonged to PNB then and I bought it at RM4 per sq ft – but now, it’s worth 10 times more,” he shared, recalling the over 20year gap before seeing the fruition of his most ambitious project to date. Certainly, I-Bhd seems to be riding on an upward crest that can be attributed to the innovative cluster of developments within the i-City ultrapolis in the capital city of Selangor that comprises commercial, residential and shopping mall and leisure components with open spaces complemented by a meandering river, parks and green lung features. The i-City development can be divided into i-Residence comprising 346 tower units and 20 duplex villas as well as 220 units of i-Sovo and 216 rooms by Best Western Hotel. In addition to the Central Tower and Central Plaza, there are 956 units of i-SoHo and 825 units at i-Suite while The Jewel@i-City forms the iconic icing of the overall i-City development. Situated on the north-western side of i-City on a 12-acre site earmarked as a centre for the K-economy, i-City’s i-SoHo (RM509mil) and i-Suite (RM560mil) units are priced between RM600 per sq ft and RM900 per sq ft.

The i-SoHo development which is 80% sold and scheduled for completion in 2016, is designed as trendy offices, partially furnished with air conditioners, kitchen cabinets with hood and hob, washing machine and refrigerator. On the lower floors of i-SoHo, there are 100 units of retail shops that are connected via a spinal link to the shopping mall. These units are also available for sale with builtup sizes ranging from 327sq ft priced from RM788,800. Meanwhile, i-Suite which focuses on providing a hotel-type environment for end-users, will come fully furnished as per hotel specifications in addition to the modern designs that integrate apartment units into a resort-like ambience with recreational facilities. The unit sizes range from 566 sq ft and are priced from RM437,680. The i-Suite units come in four single and duplex layouts of which 60% have been sold and are scheduled for completion in 2017. Each of these tower blocks will have its own landscaped pool, gymnasium, cafe, hall and a reception lobby, among others. The i-Suite and i-SoHo units will boast views of The Jewel@i-City and is within walking distance to the Central Plaza Mall via a pedestrian link. Crediting the entire development as an initial masterplan designed by Jerde Partnership’s Jon A. Jerde, an American architect known for his redevelopment of town areas via the design of malls and leisure projects such as Freemont Street at Las Vegas using lights to promote entertainment and tourism, I-Bhd director Monica Ong said that the entire i-City will be subdivided into several parcels, each with its own unique focus. “The i-City ultrapolis represents the next step in community development. ‘Ultra’ means going beyond

Starproperty.my SundAy 20 July 2014

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STAR THE OPERTY PR

the usual or ordinary while ‘polis’ means city or community. The whole of i-City has been designed as a pedestrian development whereby all the various parcels are connected to one another. “At the same time, it is a ‘campus’ analogous to the ‘google campus’ with all the buildings within i-City managed by one party. The connectivity concept extends to the broadband whereby the entire i-City uses the Cisco network. Incidentally, iCity was the first development regionally to adopt the Cisco Smart + Connected Community (CSCC) Platform,” said Ong. To date, i-City has undertaken numerous developments which range from cyber offices and office towers to hotels, residential blocks and retail suites. There is also a regional retail mall – the Central Plaza@i-City – which will be jointly developed by Central Pattana PCL from Thailand (60%) and I-Bhd (40%). Scheduled to open in 2017, the super regional mall with three levels of basement and 3,300 car park bays is anticipated to transform the shopping experience via 1.5 million sq ft of new retail landscape undertaken at a gross development value (GDV) of RM580mil. Over 50% of the 450 retail outlets in the six-storey mall are first-time retailers in Malaysia.

Tourism attractions “There are several facets of the entertainment or tourism components – the Leisure Park@i-City, shopping mall, three hotels, a performing arts and convention centre as well as the riverfront development. From I-Bhd’s perspective, the properties associated with the entertainment or tourism projects are part of i-City’s property investment portfolio which will be held as a long-term investment for its recurring rental income. “While the properties are not for sale, I-Bhd will consider joint ventures such as the shopping mall joint venture with Central Pattana. Apart from the property perspective, the entertainment or tourism projects are also independent businesses that will generate recurring income for the group,” she added. The RM7bil ultrapolis, with its theme park, ICT (information and communications technology)-related businesses and an emphasis on connectivity for its “integrated city” or “community concept” will be complemented by the MSC (multimedia super corridor) Malaysia Cybercentre housing ICT-businesses in a world-class infrastructure. “We have been endorsed as an MSC cybercentre, so the MSC offices here will enjoy benefits accorded by MDEC to MSC companies in the cybercentre. Thus, i-City will be a gateway for the K (knowledge)based industry and is a CISCO world reference site for smart and connected communities. This is not only in relation to high broadband connectivity but also in terms of power backup and data centre – the extra components that we have in iCity which you cannot find in a standalone development as opposed to an integrated one.” With 80% of the tenants at its cyber office suites currently being MSC companies, he said that the residential component too will thrive - with comprehensive infrastructure in place including highspeed broadband for the working population and residents.

“Besides the attractions of the MSC Malaysia Cybercentre and with i-City declared a tourist destination by the Tourism and Culture Ministry, the township is also surrounded by mature neighbourhoods with full facilities and amenities.” The ambitious reinvention of iBhd from a digital-appliance company into one providing digital-city solutions for i-City was a strategic move that saw it being the first developer to provide fibre connection to its property units. Another notable milestone was when i-City became the first private-sector project to be conferred the MSC Malaysia Cybercentre status in 2008. When i-City was first conceived, the MSC Malaysia Cybercentre status was only awarded to government projects. Then, Penang was the only cybercentre besides the original MSC stretching from Cyberjaya to KLCC. “The question was how to use the IT (information technology) concept to complement the Government to turn this into an iconic city. We were the first in Malaysia to consider the internet as a fourth utility after water, electricity and telco services,” he said. Once completed, part of i-City with its world-class infrastructure will be home to around 50,000 K-base workers. “The MSC and the tourism components are building blocks in the development of i-City. I see them as part of the process of adding value to our buyers. Together with the architectural designs, infrastructure and development concepts, I want the buyers to feel proud that they own a piece of i-City,” he reiterated. Deputy chairman Datuk Eu Hong Chew said that connectivity and new public infrastructure are pivotal to i-City’s success, hence its investment in facilitating direct access to the development. “The company has contributed RM27.5mil towards the construction of an interchange linking i-City to the Federal Highway which will be completed by the last quarter of this year,” he said. “And, we are unique in the sense that we are G&G (gated and guarded) but the development is open via

two roads and is not blocked. We have our own security within the whole 72 acres,” he added. Citing easy accessibility with the completion of the New Klang Valley Expressway (NKVE), he said that the Guthrie Corridor Expressway and the proposed West Cost Highway will be a boost there. i-City boasts close proximity of a 15 minutes’ drive to Subang Airport, a half-hour drive to the Kuala Lumpur city centre and the Kuala Lumpur International Airport (KLIA) as well as West Port. Connectivity will be further enhanced by the proposed West Coast Highway and the proposed LRT (light rail transit) from Petaling Jaya to Klang as well as an MRT (mass rail transit) to serve the capital of Selangor. “Additionally, I-Bhd envisions coming up with other supporting infrastructure and services, including 6,500 car park bays for investment income. It will be investing approximately RM35mil to boost the infrastructure at i-City, a move which will also benefit the neighbouring areas of Shah Alam.” The entire township has a huge theme park attracting approximately 90,000 visitors weekly, which is considered an independent business in itself to generate income for the group. Attractions include over one million LED (light-emitting diode) City of Digital Lights display at the outdoor park which was first unveiled in December 2009. Space Mission, House of Horror and Waterworld with the region’s first Tornado ride as well as SnoWalk with its -5°C Arctic environment and ice sculptures spanning 50,000sq ft are other highlights. There are also the Fun World with its indoor and outdoor recreational activities and the Red Carpet, which is Malaysia’s first homegrown interactive wax museum and Trick Art Museum.

The Jewel@i-City cluster: A carat and a cut above Like a rare carat of a diamond, chiselled from the classy configuration of staggered storeys ranging from 45 storeys to 70 storeys make

this crystal clear, The Jewel@i-City will be the most iconic project here. “The Jewel@i-City is designed so that its architecture form will be an iconic attraction. We consider this the crown jewel of i-City as it will be the most valuable and attractive development here,” said Ong. No diamond in the rough, The Jewel@i-City represents a culmination of a certified diamond as epitomised in its crystallised concept embodying the 4Cs of colour, cut, clarity and carat. Nature’s harnessing of a precious diamond takes years – not to mention the sheer amount of pressure it has to endure before emerging as a shining gem. Likewise, the story behind The Jewel@i-City is birthed out of a tale of foresight and patience – with the ability to see beyond the plantation land to that of the gleaming ultrapolis in the urban heart of Shah Alam. Poised to be an international business hub by day and lifestyle haven by night, i-City will have ongoing property-related developments complementing the existing commerical, residential and leisure components. A far cry indeed from when i-City was first conceived in 2005 as a RM1.5bil township. “The preliminary composition of The Jewel@i-City is made up of staggered building heights forming the entire jewel. It’s the gem of iCity. Even the logo design looks like a crown or tiara so it blends in nicely. It’s iconic not only in terms of its design, but also its height.” The cluster of offerings at The Jewel@i-City will see luxury hotels, residential units, A-grade offices and retail units dotting the various components of the mixed use development with a RM2bil GDV (gross development value). One of the unique iconic aspects is that it will be a new green eco township with green walls and skins boosted by natural ventilation. The Jewel@i-City is also envisioned to be an icon for tourism and is targetted at foreign purchasers and multinational MSC status companies, fortune 500 companies compared to the other i-City buildings.

I-Bhd executive chairman Tan Sri lim at the gallery.

I-Bhd director Ong. – Potrait photos by RAyMOND OOi.

The RM800mil Grand iResidence is a residential development located in KlCC.

“Our IT infrastructure, support services and entrepreneurial background enable us to offer a flexible purchasing plan as well as a cross subsidy plan for the accommodation of employees who are our value added features,” Ong added. A sky bridge will link the hotel and residential blocks while a manmade lake and surrounding water landscape will be at the centre of the development. All said and done, the proof of his continual commitment to ensuring The Jewel@i-City continues to shine like a veritable gem lies Lim’s revelation that he will be reinvesting into the company. So, instead of being paid in cash, he will be paid in covertible shares. Ultimately, the ultrapolis that has taken the last eight years to be conceptualised is finally seeing the building blocks to the ultrapolis being put in place.

>> i-Suite and i-SoHo are now open for sale. Show units are available for viewing at i-Gallery@i-City from 10am to 6pm. Tel: 03-5521 8811 / www.i-city.my

Starproperty.my SuNday 20 JuLy 2014

N recent years, the property market in Malaysia has seen the introduction of new product offerings designed to cater to the unique demands of a younger, firsttime property buyer market, especially in the Klang Valley. pricing is a key consideration for these products as their smaller sizes make it more attractive and affordable for the first-time buyers as well as first-time investors. These offerings with acronyms such as SoHo (Small office Home office), SoFo (Small office Flexible office) and SoVo (Small office Versatile office) are interestingly all small offices with a twist – you can also call it your home – except for the SoVo. The SoHo is an interesting proposition, especially for young singles, newly-weds, entrepreneurs and budding professionals. it offers one the convenience of being able to incorporate the living area with the work-

General Manager, Digital Timothy Hor timhor@thestar.com.my Editor yvonne yoong yvonneyoong@thestar.com.my Contributors aimee Choon Chan ai Cheng datuk Stewart LaBrooy dr daniele Gambero Jared Lim Kelly Cheng Chiali Khairul anuar Khairul Khalifah Lim Gene-Harn Michelle Lian Writer Melvin Chow Editorial design/layout Thanaraja Fadzil Hafiz Idzla Izuddin Shankar Nurul amni Marketing Head, Sales Janice yeap jyeap@thestar.com.my 012-3303376 editor@starproperty.my 03-7967 1754

PROPERTY nEWS

Small offices you can call home space. Being strata-titled properties built on commercial land, this recent real estate product innovation can function as both a home and workplace. Usually part of a bigger mixed development, SoHos, given their modest sizes, are the result of a convergence of economic and convenient lifestyle considerations. Coupled with today’s technology and communication sophistication, this is an ideal option for small businesses focused on services and young entrepreneurs starting up their knowledge-based ventures. SoHo unit sizes range from 500sq ft to1,000sq ft on the average. The SoFo units are like SoHo units but they are usually smaller in size that allows greater

flexibility in terms of usage of space. it is all about flexibility. Every unit is usually without fittings and therefore provide flexibility to customise or to fit-out the unit as one pleases. one can also buy two units side-by-side and have one as the home and the other as the office. Sizes usually range from 400sq ft to 800sq ft. The SoVo is the latest addition to the small office offering in the Malaysian market. SoVos are small offices that come fully equipped with telecommunication and infrastructural facilities that allow for immediate business start-ups. SoVos are commercial properties and unlike the other options, they are not designed to be homes. You must be prepared to pay assessment, water, electricity

and telephone bills based on commercial rates, which are generally higher than residential rates. The upside is that you can buy one unit and immediately start your business without the hassle of having to arrange for internet and telecommunication services. incidentally, this idea of having an office you can also call home is really not a totally new idea. For those of us who grew up in towns in Malaysia, where the main street is usually lined with what we now call pre-war shop houses, the idea of living and working at the same place is as old as the houses. TIMOTHy HOr General Manager, Digital timhor@thestar.com.my

StarProperty.my Fair 2014 in Johor Baru By MELVIN CHOW melvinchow@starmedia.my

Concepts Holdings Bhd, Hatten Group Sdn Bhd and others. For more exhibitors’ details, turn to page 27 to 31. Visitors to the fair can expect a series of talks by four speakers during the three-day event. Kicking off the series of presentations will be professor Joe Choo, who will speak on the topic “The Hidden Energy of iskandar Johor” on July 26 (Saturday), from 2pm to 3pm. This will be followed a talk from Ho Chin Soon Research’s ishmael Ho who will speak on “Bridging the future of iskandar Malaysia and Singapore” from 4pm to 5pm. on July 27 (Sunday), Alpha Marketing Sdn Bhd Ryan Khoo will speak on “Right Timing for property investment – An Update of the Malaysian property Market and Where are the property Hotspots” from 2pm to 3pm. Khoo will be sharing his insights on

THE recently concluded Starproperty. my Fair 2014 held at the Setia City Convention Centre in Shah Alam, Selangor, returns again with promises of being a one-stop destination for discerning homebuyers and investors. The next instalment of StarProperty.my Fair 2014 is scheduled to be held at the Johor Bahru City Square in Johor Baru from July 26 to 28. The JB Starproperty.my Fair will showcase a range of Johor property offerings by participating developers. Some of the major property players that will be exhibiting at the JB fair include Naza TTDi Sdn Bhd, Tropicana Corporation Bhd, Sunsuria Medini Sdn Bhd, R&F Development Sdn Bhd, plenitude Bhd, Galeri Tropika Sdn Bhd, Mayland properties Sdn Bhd, Matrix

the current state of property prices as well as identifying and comparing the population trend in Singapore and Malaysia. This will be followed by a presentation by REi Group of Companies chief executive officer Dr Daniele Gambero. He will present the topic “iskandar Malaysia: The way forward Through Residential, Commercial and industrial Developments with its implications for the Next 10 Years investment plan.” After the JB StarProperty.my Fair 2014, a series of instalments will take place throughout the Klang Valley. The Starproperty Fair 2014 i-City Edition will take place in Shah Alam from Sept 16 to 19 (3pm to 9pm). The next fair will be held at the Tropicana City Mall in petaling Jaya from oct 17 to 19 (10am to 10pm). This will be followed by the last exhibition for the year that is scheduled to take

place at the KLCC Convention Centre from Nov 21 to 23 (11am to 7pm), concluding the year on a high note. >> A total of 20 units of iPad mini will be up for grabs at the StarProperty Fair 2014 in Johor Bahru City Square. The JB fair will be from July 26 to 28 (10am to 10pm). Admission is free to members of the public. >> For more information, log on to fair.starproperty.my

Nippon Paint colours the dreams of children with creativity By MELVIN CHOW melvinchow@hotmail.com NippoN paint (M) Sdn Bhd announced plans for its CSR (corporate social responsibility) “Colourful Dreams” programme to enter a new phase. “At Nippon paint, we believe in creating a positive impact within our community by nurturing the creative mind of children,” said Nippon paint group general manager Gladys Goh during a group visit to Rumah Kasih Harmoni in Sungai Buloh, Selangor, last month. “in this new phase of ‘Colourful Dreams’, we hope to continually engage with children from homes who are in need of opportunities for creative self-expression. We hope to grant them the platform to grow further as individuals.” Launched last year, the programme addresses both the physical environment and self-development needs of children by way of a makeover done to the children’s home to create a safe and conducive environment. Working alongside Nippon’s partner – persatuan Kebajikan Generasi Kebajikan (pKGG) – for this project, she said new programmes such as the “Colourful Reads” and “Colourful picasso” workshops hope to impart to them the joy of learning through reading and writing. “Children living in homes may have their basic and physical needs met, but it is crucial that they have holistic development

in emotional, social, moral, intellectual and creative areas too,” said pKGG strategic alliances Teri Choong. There are now over 400 children benefiting from this programme since it was launched in June 2013. “Rumah Kasih Harmoni supports 93 children aged from three to 17. We’re excited that our home was chosen for the ‘Colourful Dreams’ programme,” said Rumah Kasih Harmoni principal Jamal Wahab. other participating homes include pure Life Society, Rumah Juara, Gurpuri Foundation, Rumah KanakKanak Tengku Budriah, Rapha Children’s Home and pusat Kebajikan Vinashini.

Children and staff of rumah Kasih Harmoni celebrating with Persatuan Kebajikan Generasi Gemilang and Nippon Paint during the “Colourful dreams” 2014 event.

(From back left)- Nippon Paint group general manage Goh, rumah Kasih Harmoni principal Jamal and PKGG’s Choong with the children of rumah Kasih Harmoni.

Starproperty.my SuNday 20 July 2014

BEYOND BRICKS AND MORTAR

hey referred to him as “The flying Scotsman”. After all, he was the athlete, rugby union international player and missionary with an inspiring life story that was quite extraordinary from start to finish. exemplifying a personal conviction of his life’s purpose in his work, he famously said in true measure – “God made me fast. And when I run, I feel His pleasure.” eric henry Liddell (1902 to 1945), who clung fervently to his faith, had inspired the Oscar-winning 1981 film Chariots of Fire for his God-given ability to run like the wind. Finding his life’s vocation in competitive running, his belief saw him withdrawing from an Olympic race because it fell on a Sunday – the day of rest. his faith was vindicated when, armed with Godspeed, he competed in the next men’s 400 metres race at the 1924 Summer Olympics in Paris and won the race hands down. A brilliant tribute indeed of the power of one man’s unwavering conviction of his personal vocation in life and work. Couple this with the quote from illustrious

Elected to office Lebanese artist, poet and writer Khalil Gibran (1883 to 1931) who wrote: “If you love what you do, you’ll never work a day in your life”, there you have it – the magical formula for a purpose-driven, work-life balance. Time married with purpose yield a powerful combination for work with a mission. While this may not be an ideal world, where work delivered in good faith always receives its just reward, still we know the immeasurable value of work well done in bringing about personal satisfaction and in the honing of one’s skills. Malaysians have topped the list where working hours are concerned, outdoing their counterparts in other corners of the world. In light of this emerging trend, employers would do well to ensure that their workspaces resonate with good design and are conducive for working.

In fact, a cartoon circulating on the Internet that drew similar comparisons of working nine-to-five (and beyond) in an office cubicle to that of being confined within a jail cell, was quite humorous in its depiction. Investing in conducive workspace designs can yield many benefits not only for the company’s brand image – well-designed offices, as research has shown, can attract talent and encourage added input of time besides inspiring employees to stay on for the long haul. Attractive offices with social spaces that combine elements of work-and-play which PDI Design and Associates has mastered down to the last detail in its workspace at The PLOT can certainly make a world of difference in how employees perceive the space while acting as a 3D portfolio for its clients to view. So too the other inspiring offices – 10 in all – that we have personally visited that have

made it to the list of this issue’s most inspiring offices. One of the offices that stood out is 85 Tranquerah that saw the conservation of an old shophouse dramatically transformed into an unexpected and inspiring workspace. The tale of transformation has given this workspace in Malacca – located within the designated Unesco World heritage Site – with its original front facade maintained, middle and upstairs portions revived, and back area totally transformed with a modern facade, a fresh new lease of life. We hope this office issue will inspire you to give your employees better designed office spaces even as they invest their time and talent in reaping a bigger profit for the organisation. At the end of the equation, better designed workspaces do lead to a rise in productivity.

yVONNE yOONG Editor, StarProperty.my >>Bouquets & brickbats on the bricks and mortar industry welcomed at: editor@starproperty.my

Hidden gems in the spotlight

The next wave of development in Pandan Perdana offers a great living and investment proposition.

N recent years, the limelight on developments has been mainly on Pandan Indah but there have been noticeable stirrings of a next great growth for its sister township, Pandan Perdana in Kuala Lumpur. The Pandan Perdana township is strategically located between Ampang Jaya, Cheras and Taman Shamelin in Kuala Lumpur. It would seem that this hidden gem is receiving plenty of attention from developers looking to rejuvenate this mature residential area. After all, Pandan Perdana comes with amenities such as restaurants, coffee shops, grocery and convenience stores, clinics, banks, primary and secondary schools. Within close proximity are entertainment and F&B (food and beverage) outlets, shopping, health care and educational necessities at the Pandan Indah and Taman Shamelin neighbourhoods. This cuts down on lengthy commutes that plague new townships, enabling the convenience of a five-minute drive for food or to the dry cleaner’s. It’s no surprise then that Pandan Perdana, located a mere 6km from the Kuala Lumpur city centre, is set to grow as a neighbourhood with its

By yVONNE yOONG yvonneyoong@thestar.com.my The partnership between global real estate consultancy Jalin Realty International and world renowned property developer Lend Lease was further cemented with the launch of the auspiciously named 888 Collins St., Melbourne development in Australia which symbolises the tripling of fortunes. “Ambitious in execution and extravagant in vision, we are honoured to present 888 Collins St. to our fellow Malaysians. Being the sole marketing agent for Lend Lease in South-east Asia, we share the same beliefs with Lend Lease. “We’re establishing our partnership on a solid foundation to enhance people’s lives through

The 28 Boulevard development in Pandan Perdana. well-connected accommodation supported by the convenience of urban amenities. Being strategically located, travelling to and fro from the city centre is easy. The township is highly accessible by virtue of the MRR2 (Middle Ring Road 2) highway, Besraya highway and the LRT (light rail transit) station. Should you want to be in the thick of the action, you will find that popular destinations such as the swanky Pavilion KL shopping centre located in the heart of Bukit Bintang is a mere 4.5km away while the iconic Petronas Twin Towers is just

5.8km away. For a touch of nature, Pandan Lake offers recreational activities among greenery. In the cool mornings and evenings, the lake offers a great way to commune with nature and relax with spectacular sunrise and sunset vistas. Pandan Perdana has hit its first phase of maturity with link houses developed two to three decades ago which means that no residential developments have come about for quite some years now. however, the introduction of high-rise residential projects in the

surrounding townships indicates that this area has become very much in demand for its excellent connectivity, strategic location and comprehensive range of amenities. Neighbouring developments include Residence and Sentrio in Desa Pandan, Bayu Pandan Jaya in Pandan Jaya and Shamelin Star in Taman Shamelin – launched in 2012 and 2013 – which were priced between RM450,000 and RM1mil for an average unit size of 1,000sq ft. Back in 2010, projects such as Axis Residence, Axis Crown in Pandan Indah, Shamelin Bestari in Taman Shamelin and Pandan Mewah heights in Pandan Mewah, Kuala Lumpur, were launched between RM150,000 and RM350,000 for an average unit size of 1,000sq ft. This simple comparison shows that the prices of property in this area are going up with no way of coming down. The good news is, prices within the area are still within the affordable bracket. With the MRT (mass rapid transit) line coming up, there’s plenty of positive sentiment surrounding Pandan Perdana today. One of the most exciting projects is an integrat-

888 marks the spot creating and presenting carefully articulated quality developments,” said Jalin Realty International chief executive officer Ian Chen. The auspicious address is set to become Victoria harbour’s tallest tower, evoking style, status and security that offers the finest in inner city living with wide promenades fronting the shops, cafes, restaurants and parks. Additionally, the famous designer Collins Street shops are also just a short walk or tram ride away. Designed by internationally acclaimed architects Woods Bagot and developed and constructed by Lend Lease, 888 Collins St. offers sweeping views of Victoria

harbour in Melbourne’s CBD (central business district), the Bolte Bridge and Port Phillip Bay. Across the road is Dock Square park, a 3,500sq m (37,674sq ft) open area with a children’s playground and deck area for sitting, reading or enjoying a cuppa. Next to it is Australia’s most technologically advanced library and community centre with performance theatres, music recording studios, a gaming centre and an art gallery named the Library at The Dock. Lend Lease development state manager of Victoria Apartments Ben Coughlan said that 888 Collins St. is an unsurpassed development

(From left) Jalin Realty International CeO Chen and Lend Lease’s Coughlan. for Melbourne that has something for everyone. “888 Collins St. offers the best of both worlds as it is built right at the corner where Bourke and

ed development known as 28 Boulevard by the Beverly Group, the same developer for the awardwinning Marc Service Residence at KLCC. The group sees the area’s potential and has designed an iconic 45-storey development which is modern yet affordable for the new generation of residents at Pandan Perdana. Beverly Group has teamed up with Mapletree Investments Pte Ltd, a subsidiary of Temasek holdings (Pte) Ltd, Singapore. Both these entities have enviable track records of successful projects. 28 Boulevard looks set to be another feather in the cap. This project, integrated with Pandan Lake, enables residents to enjoy pristine lake views and a bird’s eye glimpse of the city, including the KLCC Twin Towers. Comprising a mix of leasehold Soho (Small office home office) units and serviced apartments, 28 Boulevard comes with a full range of facilities and is priced from RM270,000. >> To get more information and an invite to a private preview before the official launch of 28 Boulevard, click on this link:- http://www.starproperty. my/index.php/pandan-perdana/ Collins Streets – two of Melbourne’s most iconic and busiest streets – meet.” “With a 3% to 4% vacancy rate in the world’s most liveable city, Melbourne is one of many cities with high rental yield and capital appreciation which is also an education hub for international students attracting migrants and investors. It therefore catalyses the burgeoning trend of overseas property investments among Malaysians in diversifying their property portfolio,” added Chen. Apartments are priced from AU$398,000 (RM1.17mil) for a 50sq m (538sq ft) one-bedroom apartment. There are also milliondollar luxury penthouses with views of the new Dock Square park and the harbour.

Starproperty.my SuNdAy 20 JuLy 2014

COVER STORY

Office trends - Are we keeping up with the rest of the world? an opinion

By dATuK STEWART LABROOy

Over the years, many visionary CeOs have sought while a few have tried to create the perfect workplace. Over the past five years, this vision has grown by leaps and bounds as we witness huge changes to the office as we know it. Three years ago, I undertook the task of moving our corporate office to Menara Axis, and played the role of creating a workplace that was productive, sustainable and which focused on employee satisfaction. This required a paradigm shift from the conventional designs of boxed in workplace cubicles, large storage areas for filing purposes and little in the way of interaction. Armed with a bold new layout, we took a step further to put in place a paperless environment with the introduction of a cloud-based software to manage our activities.

This holistic approach took time to achieve but the results have been remarkable as we have had a jump in our productivity and now feel that we are on par with the world’s best practices in office design. Here are some of the top workplace trends I believe we need to watch in 2014: Collaborative Work Environments: A recent poll by Jones Lang LaSalle showed that employees spend most of their time on e-mails, phone calls and formal meetings – all of which are conducted in the traditional workplace with fixed desks, meeting rooms and phone/quiet rooms. The study identified that creative collaborations, concentrated work and face-to-face interactions create the most value for an organisation. Many offices in traditional settings are not equipped to facilitate the required balance of focused and collaborative work. Getting this delicate balance wrong can inhibit an organisation’s ability to grow. The modern workspace needs to allow a variety of areas where workers can comfortably complete different types of tasks.

By LIM GENE-HARN

Effective use of daylight The office allows the ample flow of daylight

shortage of talent in the market, we could see an increase in this class of employment in the near future. Going Green: The rise of sustainable practices at the workplace is putting an enormous strain on property owners to respond with outcomes that are in sync with their tenants’ policies. The implementation of low energy lighting and air conditioning systems, use of natural light in designs, water conservation, and use of sustainable materials in an office fitout, charging stations for electric vehicles, double glazing and energy saving lift systems are all necessary to reduce carbon footprint. Many landlords are also requesting that tenants practise sustainable initiatives, and these clauses are now appearing in tenancy agreements for the first time in Malaysia. The traditional office isn’t dead but is disappearing; replaced by smaller private offices sharing collaborative spaces. In the process, businesses have successfully reduced their real estate space requirements, resulting in lower rental costs and a much happier and productive workforce.

These new offices are amazing as they have created a brilliant working environment, successfully reducing the use of paper and storage spaces resulting in a reduction of office space – sometimes as much as 30%. In Malaysia, office space is largely taken up by the service sectors. This new approach will enable them to relocate to better premises with a smaller footprint while reducing costs. It then begs the question that if we keep on building for a market that is finding ways to reduce their space requirements, surely we are headed for an inflection point in the supply/ demand curve. It is no secret that productivity in Asia has not caught up with the West and there are many examples of poor workplace practices in Malaysia staring us in the face. If you happen to read this article, perhaps you should take a hard look at your own office environment and ask if it is time for your organisation to change to catch up with a highly competitive global landscape that is evolving faster than the speed of light.

Green office productivity

into the interiors. A good green office should be designed to encourage the occupants to interact with nature’s elements, also called biophilic design. A comfortable view of the outdoor perimeter planter boxes and skyline is essential to connect the building occupants to the external weather outside. The use of horizontal venetian blinds and removal of suspended ceilings allows deeper daylight penetration into the office space. roller blinds with external reflective coating are fixed to windows facing the east and west to reduce glare. Nevertheless, staff can actively adjust the manual sun shading blinds throughout the day to suit the current daylight condition. Due to the usage of daylight and low energy lighting design, the IeN office only uses 3% of electricity as compared to conventional office spaces designed to code compliance.

Personalised environment for higher productivity at lesser cost A personalised and flexible office space allows an employee to optimise his working environment which will maximise his level of productivity. The use of ergonomic office chairs and an adjustable table height with electric motor allows staff to work in the most optimised posture. each table is also equipped with task lights and mini USB-powered fans, which encourages staff to control their level of lighting and thermal comfort environment without the expense of significant additional energy usage. Up down light fixtures are used to illuminate both the ceiling and desk areas which ensure visual comfort to the office space.

Office of IEN Consultants, Malaysia Removed suspended ceiling gives more lofty office

Silent fabric air duct zips for easy washing to get clean air

Up/down light fixture Napping room Table lamp Plants right outside window

Table mini fan

Daylight deflecting blind

SHOWER

Folding bicycles (electric/normal)

Recycling bins

Adjustable table height for healthy posture

Comfortable chair

Typical office in Malaysia Why?

Because suffering from

Curtain

O, it is not always just about saving the environment. Green buildings with ergonomic office designs also improve your employee’s well-being and productivity. However, given the novelty of green buildings in Malaysia, the conversation today merely revolves around the environmental footprint of our built environment by using benchmarks such as energy and water usage. The dialog has yet to establish a public discussion that green buildings are designed to stimulate one’s interaction with his personalised working environment, hence increasing productivity. Then again, a study which surveyed 154 green buildings with 534 samples across the United States found that 54.5% agreed that workers were more productive in green buildings while 45% reported employees had 2.88 fewer annual sick days (1). The effectiveness of a green office space is evident, at least in the office of IeN Consultants located in Bangsar, Kuala Lumpur. Knowing that the carbon footprint of commuting to work alone contributes more than two-thirds of the total office carbon footprint, staff are encouraged to use a low-carbon transportation mode to work. This includes some Brompton foldable bicycles that complement the public transport system along with a retrofitted shower room available at the office. Besides, there are also two YikeBikes, the most compact foldable electric bikes for commuting to nearby meetings and afternoon lunches. Basic waste management in the office such as reusing both sides of the paper and also sorting plastic and paper waste into the recycling bin are also practised. reusable plastic containers are used for takeaway orders instead of non-biodegradable polystyrene packaging. The usage of the water filtration system in the office avoids the need for high logistic carbon footprint concerning bottled water supply. Instead of conventional aluminium air supply ducts, the office uses silent fabric air duct that has zips for easy washing to facilitate clean air. There is also an isolated napping room for staff to either rest or take a power nap. Most interestingly, CO2 neutral flights are a way of life here, meaning the carbon emission for working trip flights are compensated through clean development mechanism monetarily and possibly a tree planting project that the company is looking into at the moment.

Catering to Gen Y: The current generation entering the workforce today is demanding a better work-life balance. Oftentimes, they sacrifice pay for a healthy worklife balance and this is causing companies to relook into their workplace policies as well as consider a change in office design. The days of “clocking in” are replaced with flexible working hours as well as having a choice to work within or outside the office. Integration of technology which enables this freedom will play a role in physical office space design of the future. Freelancers and temporary staff: According to Forbes, by 2020, as many as 65 million Americans will be freelancers, temps, independent contractors and solopreneurs, making up 40% of the workforce. The use of these co-working spaces will likely rise this year and beyond as independent and contractual workers may opt to work out-of-office. This will have an impact on the “traditional” view and structure of the physical office. I am not sure how soon this will arrive at our shores, but with the

> No window > No view to nature > No daylight > No individual control of temperature or light level > No healthy air > No relief from noisy air diffuser > No comfortable seat > No exercise option with shower facilities

Most people spend 90% of their lives indoors.

This is NOT the answer!

I can’t wait to knock off from work!

Cubicle Closed door

Boss room

Benefits of going green As much as how these green features may seem attractive to you, there is a misconception on the expense of greening the office in terms of the return value as it is difficult to stick to an exact figure for this. However, this can easily be economically justified even by a modest increase in the productivity, as the bulk of the operational expenses is the salary paid to the employees (2). The same research mentioned also discovered that the increase in monthly productivity translates to a net

impact of approximately rM70 per employee. If you consider the benefits in terms of recruitment, retention of employees, less sick days and greater productivity, the answer for the choice of a green office is irrefutably clear – that green offices also mean healthier and happier spaces for your employee to work in. references: (1) Norm G. Miller, Dave Pogue, Quiana

D Gough, Susan M. Davis, Green Buildings and Productivity, Journal of Sustain-able real estate, 2009. (http://catcher.sandiego. edu/items/business/Productivity_paper_with_ CBre_and_USD_Aug_2009-Miller_Pogue.pdf) (2) Net impact at 250 Sq Ft Per Worker Using Salary as Index >> Gene-Harn currently works as a Green Building Consultant at IEN Consultants based in Bangsar, Kuala Lumpur.

Sunday 20 July 2014

Starproperty.my

Starproperty.my SuNDAy 20 July 2014

COVER STORY

Top 10 design tips for the office PDI Design and Associates’ Tan Su Cheng shares ideas to increase productivity, attract and retain talent for your company in the long run

By AIMEE CHOON aimeechoon@starmedia.my

1. Think “theme”

ccording to Pdi design and Associates’ Tan Su cheng, adding a theme to your office space will not only help to make the office more colourful and interesting, it will also help to create a sense of belonging for you and your coworkers. “You need to create a theme. not just for the entire office building but also for the different parts within the building. For example, the management floor should have one theme which could be more serious while the other floors can be more creative. For a department with many young people, you can have another theme. But all these themes have to be connected and related,” Tan explained, adding that having a theme creates a sense of belonging as individuals can identify with their workspaces.

2. Cosmopolitan culture globalisation means that workplaces see a huge mix of cultures, what more in a multi-culture, multi-racial country like Malaysia. Therefore, Tan believes, it is a good idea to create a workspace that feels inclusive of all races and cultures. “You need to design a space that integrates all these different cultures, as a sign of respect for all your colleagues. in doing that, you create a larger platform to absorb talents from all around the world. Also, when we create this kind of space, the people involved tend to behave in a way that reflects the space”

3. Introduce colours and graphics Utilising more vibrant colour schemes and personalised graphics for each department can help you

breathe new life into your office and make it a more fun place to work. “Most offices nowadays are dominated by colours such as grey, blue, white, beige and more grey. These are not exactly (the best of) colours. Why not have an office where you have a workstation in green, and one in orange, and another in grey to neutralise the place? “The carpet design can have the same pattern but if its colour changes from department to department, you also help to create a kind of identity,” Tan said. However, he added that many of the older generation of business owners shy away from experimenting with colours. “graphics will help you to personalise your space to further reinforce that sense of belonging,” said the award-winning designer. Enjoy spending time in a particular space, he said, is the key to a productive workforce.

4. Walls that communicate “A lot of walls in most offices are way underutilised. do something with them, whether you want to have an organiser, shelves or a simple graphic included. You could even let your walls communicate with you,” advised Tan. He created a wall area in his own office as an example with the words “physical + physiological + spiritual = constant” written across it. These elements help to make these otherwise blank spaces in the office become interactive and even motivational. Tan also suggested having indoor green spaces to improve the aesthetics and also as communal spaces for employees

Tan personalises his office with car and movie paraphernalia.

Designing your office around a theme helps to give a sense of belonging in the office which, in turn, means that staff don’t mind staying a little longer at work.

Creating a landscape that facilitates communication not only makes the office a more relaxed pleasant place to work, it also helps to foster better working relationships between employees.

to work and interact postively.

5. Designing for people Tan’s focus when designing offices is always to “design for the individual”. However, he said that it is important to pay more attention to desk-based employees, who will be using the space more often. “i would design the office with emphasis on the desk-based employees because all their activities have to take place in this space. The design for ‘outwardbound’ employees – who are mostly marketing people who only come in occasionally and won’t need to be here as much – will be approached differently. We have a larger pantry area that doubles up as a meeting and reading area for the ‘hotdesking’ people to hang out, but essentially, our focus is more on the desk-bound workers.”

6. Sensitive to the space When designing an office, it is important to know what the daily activities entail so that the space can be optimised to create a design that best facilitates those activities while also encouraging communication between co-workers. “As an experienced and responsible designer, i’ll find out how i can create a space that fosters a better employee-employer relationship. i can do this by having a place where you can meet with your boss over a cup of coffee, a courtyard or make it easier for you to hold discussions at your own desk. The designer must have the sensitivity and the knowledge to deliver that,” Tan explained.

7. Building communities Modern technology saves space.

With the advent of tablets, smartphones and even smart televisions, it is now possible to do more with less space. gone are the days when each worker required an entire desk to himself just to accommodate a personal computer. Today, laptops and tablets are small enough and four people could share the same desk that used to fit one – which is good news for community building in the office. “Business owners need to touch base with today’s technology. if you have the technology that meets all your needs and only requires a desk space of two feet, why insist on getting a four-foot desk? Most of the time it’s because furniture shops only sell desks that are three to five feet long,” Tan elaborated. “What you can do then is to just have a long desk where everyone can discuss and work together.”

require more privacy such as interviews or phone calls with clients.

8. Private public spaces

10. Transforming spaces

“The trend is now moving away from single-person workstations,” Tan said. “if you are comfortable having a partition between you and your colleagues, so be it. But, there are those who prefer to sit and work as a group. An office which encourages this kind of activity can save on cost and space at the same time.” Tan promotes a concept that he calls “private public spaces”. This is where there are larger communal areas as well as smaller, more private areas to encourage working as a community while still being able to accommodate work that may

Tan’s research shows that employees believe that flexible spaces add value to an office. “When you have flexible spaces, you not only save space, money, effort and resources, it also makes the office a more exciting and creative place to work. “My conference room can be a workshop because all the furniture here is modular. So when i turn it around, it becomes a classroom and i can write on the screen or on the glass like a whiteboard. it can also be turned into a party area for office parties. We can also use it for formal meetings,” he enthused.

9. Optimising spaces With the sense of community becoming more of the focal point in the office, Tan advised that private offices be kept small to optimise the space available as well as to facilitate better employer-employee communication.“ nowadays, even the bosses don’t spend much time in their own offices. They are required to be out there with the younger people in their workforce because these are the people who require the attention. So, in my opinion, having big offices is a waste,” said Tan, adding that if private spaces are made smaller, communal spaces can be made bigger and more comfortable.

Starproperty.my Sunday 20 July 2014

COVER STORY

STAR THE OPERTY PR

By yVOnnE yOOnG yvonneyoong@thestar.com.my

UBBED “The Black Box”, the Neri&Hu Design and Research Office in China makes a defiant statement against the Shanghai skylines with its sleek, smooth and modern box-like exterior even as it breaks the taboo associated with the generally conservative Chinese society in using black as the colour cladding the entire building. “I appreciate the ability of foreigners to challenge strongly held local convictions. There’s always a Chinese component, but not necessarily in a way that people can easily see. There’s an abstract thinking so you need to understand the essence of what we’re trying to do. People ask me why I have a black building as my office. So I tend to be academic and ask them ‘What’s the colour of your hair?’ “When they answer ‘black’, I tell them that the French concession were full of French people – and that’s why they have yellow buildings. Now that we’re back in Shanghai, let’s make the buildings black,” said Neri&Hu Design and Research Office founding partner Lyndon Neri. Happy to dispel the taboo normally associated with black, which is normally shunned, he instead chose this shade for its inherent striking look. “Sometimes, in life, as architects – forget the academics, we just do what we want. Hence, the choice of my office space that has been reinvented from the French concession. We completely stripped the building down and reframed the windows to create the sense of having them extruding out of the facade and then cutting them to reveal the windows inside,” he shared with the audience at the International Architectural Design Conference (DATUM:KL 2014) recently. This architecture graduate who holds a master’s degree from Harvard University is no stranger to breaking away from convention when it comes to creating architectural projects, including offices with a difference. Among his list of accolades include being selected by I.D. Magazine as one of the 40 designers globally who deserve more attention in the “I.D.40”. His firm was also chosen as one of the Design Vanguards in 2009 by Architectural Record (US). Having won the AR Awards for Emerging Architecture 2010 by Architectural Review (UK), it also emerged as the 2011 INSIDE Festival Overall Winner. To him, rejuvenation is not a matter of choice. “Rejuvenation is about trying to keep the heritage, essence and spirit that made Shanghai what it is today – alive and relevant for the next generation. It’s important for us to find that meaning and to hold on to it, all the way from start to finish. Without history, we will not have tomorrow.” Aside from designing architecture and interiors with partner Rossana Hu, he also works on industrial designs for famous European brands, including MOOOI, LEMA, Parachilna, Classicon, Gandia Blasco, Stellar Works, Meritalia

Unorthodox office designs The future of workspaces is anything but conventional based on overseas projects shown at the Kuala lumpur design Forum (KldF) and International architectural design Conference (daTuM:Kl) 2014.

and BD Barcelona Design. In 2013, Neri was inducted into the U.S. Interior Design Hall of Fame with Hu and was selected as AD 100 top talents in architecture and interior design by Architectural Digest China. This year, both partners emerged as UK Wallpaper 2014 Designer of The Year. This alumni of the University of California at Berkeley, having completed his bachelor of architecture prior to starting his practice with Hu, was the director for projects in Asia and an associate with Michael Graves & Associates in Princeton for over 10 years. Neri is also the founder of Design Republic, a retail concept store based in Shanghai that offers a unique collection of products created by the world’s best design talents, many of which have never before been made available to consumers in China.

conventional working area. A case of an office that is not a chip off the old block of conventional workspaces. “My two business partners and I graduated from the same college. We talked a lot during college days about doing our own version of architecture and discussed at length on being innovative. We are in a profession that requires a lot of thinking and (adapting to) change fast. It’s crucial for us to think about innovation when designing a building because if you don’t think about it – when its ready it’s ‘already born old’,” he said. Emphasising on the need to come up with creative design interpretation, Ferraz said that creating unusual looking offices spaces can spark interest, inspiration and imagination for the workers and visitors to the space. The firm believes in discovering new interpretations of office spaces besides other projects. “Rejuvenation is about we can interact with our buildings. Celebrating raw creativity how Brazil had a lot of important modern Forte, Gimenes & Marcondes Ferraz architecture in the 1960s. In fact, when Arquitetos’ (FGMF) Rodrigo Marcondes we were in college, we could see a lot Ferraz who has sound knowledge in of people doing modern architecture. high technology structural systems It was good architecture then, but now shared on the firm’s contemporary we are in the 21st century, and need architecture reditions of office buildings to ask ourselves, what else can we do? that are created without restraint in Based on that idea, we began our practhe use of materials and building tech- tice. We never wanted to be an office niques. Showing an unusual looking that specialises on one type of project.” office with raw, semi-finished interiors, it is obvious that the firm seeks Quirky and contemporary to explore the connection between architecture and its environment in Ministry of Design founder and all the projects that it undertakes. director Colin Seah who has the Besides the spiral staircase that pique distinction of being named Designer visitors’ interest and an industrial look- of the Year by International Design ing reception area, he also shared on Awards USA 2010, believes in adding the Brazilian firm’s Vista mixed-used a personalised touch to the interprecommercial development’s retail and office components. The office space infuses a sense of rejuvenation to what would otherwise be seen as a

Brazilian firm FGMF’s Ferraz used his knowledge of structural technology systems to design this unusual semi-finished, raw looking office reception area (right). – Photos courtesy of Forte, Gimenes & Marcondes Ferraz.

MOd’s Seah came up with the fingerprint concept (far right top and bottom) for The Mark project in Beijing, China, and the interior design of the leo Burnett office in Singapore (centre). – Photos courtesy of Ministry of Design.

neri&Hu design and Research Office founding partner neri and his unusual Black Box office building in Shanghai, China (right). – Photos courtesy of Neri&Hu Design and Research Office. tation of projects as seen in the creative design of the Leo Burnett advertising agency office in Singapore. His firm also undertakes hospitality, F&B (food and beverage), retail, commercial buildings and interior, educational institutions and other mixed development projects besides product design. “It’s a whole combination coming together that stimulates life and other product designs. We need to come together to give people the rejuvenated spaces that they need. “That was the preamble and that is based on the theme of rejuvenation,” shared the two-time recipient of Singapore’s highest accolade, the President’s Design Award,” he said. Speaking on the subject of designing bespoke offices such as those undertaken for advertising agencies,

he said that they also design generic offices but with a special touch especially for its mixed-use projects. “We created the office for Leo Burnett, the cool advertising agency in Singapore. Every Leo Burnett office needs a picture of the founder somewhere. Most of the offices in other parts of the world just have a poster so we designed a big, three-metre high graffiti which you can see the moment you step out of the lift. Since Leo Burnett is a creative agency, it’s about breaking rules. So instead of having rules, we had a grafitti of the founder three-metre high. “Then, there’s The Mark where all the offices buildings are boomerang-shaped undertaken for our client, The Maxon Group in Beijing, China. Those are all offices in a business park. Each building gets sold to a different owner. “It’s called The Mark as it’s like leaving your mark and fingerprint or thumbprint in the sky. We did the branding for them as well. In this case, we developed a new building footprint so that all the buildings have rich spaces in between them. It’s like rejuvenating the conventional way of thinking for buildings that veer away from the normal, boring and conventional rectangular layout. “We created a floorplan that is versatile to make an enigmatic space. For the same price, you get so much more value out of it, so why not,” he shared of the creatively interpretation he lent to the architecture of the building. He believes there are three ways to view the subject of rejuvenation. “There are several ways to define rejuvenation. You can rejuvenate an existing context, condition or a building or you can rejuvenate a convention, a way of thinking which we think is more powerful. You can rejuvenate from the way you approach things. You don’t ask old questions, but new and relevant questions. Instead of always building and tearing down buildings, what if a building or space has the inherent ability to rejuvenate constantly. “People and culture are very important. We need to rejuvenate because people and culture are revolving whether you like it or not. Architecture can play a role on many levels,” he concluded.

Starproperty.my Sunday 20 July 2014

COVER STORY

Office space: The way foward through innovative recyling By dR danIElE GaMBERO

ast september, CIMB published a “strategic report” on office space titled “Overbuilding Risks” and one paragraph immediately caught my attention. It read: “It has not been statistically proven that FDI (Foreign Direct Investment) in the real estate sector complements FDI in the manufacturing and services sectors in helping to boost the economic growth of the host country. as such, liberalising and developing property policies to attract higher FDI flows, subsequently used to stimulate the economy, may not be the most effective tool. While the policies could act as catalysts for the nation’s growth, they could also jeopardise growth should shocks or external factors hit.” those who know me might be wondering if this was written by me as I always use exactly the same language and this is why the report caught my immediate attention. What is happening in Greater KL, the Klang Valley and Iskandar Malaysia is precisely this; there is a general willingness to bet on the “law of opposites” and pretend to generate economic growth using the “arrival point” as a catalyst. Following this principle, we may find ourselves with an oversupply of office space that, if not ddressed properly, may generate a painful backlash within the next few years. Here are some figures and statistics that should bring us to reconsider the direction taken and start proper corrective actions. as Table 1 shows, the challenge that Kuala Lumpur, Grater KL and the Klang Valley are already facing is set to become tougher within the next three years as a number of projects today under construction will soon be completed without a proper backup from the demand end. the fact that the three regional capital cities are having a “per capita” office space that is almost one fourth of Kuala Lumpur is also something that should make us start thinking about. (Refer to Table 2). an example to refer to lies in what Jakarta’s regulatory and planning authorities have been doing in the last few years – construction moratoria for commercial buildings which resulted in a whopping 94% occupancy rate for the existing ones.

new and old buildings Generally speaking, MNCs (multinational corporations) invest in specific locations because of strong and stable economic drivers in the host countries such as a large market size, availability of skilled workers and a sustainable macroeconomic environment. Most agree that the steady and sustainable Malaysian economic growth

Table 1: New projects demand/offer comparison in million sq. ft. per annum - period 2012 to 2017

Projects

8 mil sq. ft. 5-7 mil sq. ft. Excess supply

2-3 mil sq. ft.

Excess supply

4-5 mil sq. ft.

2012 — 2014

2015 — 2017 Demand

Supply

Table 2: Existing space and occupancy rates for office building

as at December 2013 - local and regional comparison

Existing office Current office space as at space December 2013 Population as Office space occupancy (floor area - sq. ft.) at 2012 per capita rate

Kuala Lumpur

82,595,645.68

1,768,680.00

46.70

Selangor

33,088,551.52

5,826,240.00

5.68

73.30%

Penang

11,480,377.48

1,664,640.00

6.90

75.90%

Johor

11,036,603.41

3,537,360.00

3.12

73.10%

Putrajaya

21,425,101.63

97,340.00

220.11

54.30%

203,365,538.05

30,060.860.00

6.77

70.96%

79,222,304.00

5,165,866.00

15.34

90.80%

Malaysia Singapore

78.20%

Bangkok

87,854,675.00

8,243,832.00

10.66

89.47%

Jakarta

65,668,769.00

10,860,334.00

6.05

94.30%

Source: NAPIC PMR 2013, Yearbook of statistics Singapore 2013, The Star archives, REI group archives

is propelled by stable economic fundamentals, proper Government planning through different plans (EtP, NKEa and so on) and close monitoring of monetary authorities by Bank Negara Malaysia. Even though the improved ranking for global competitiveness is generating enough appeal for MNCs to look at Malaysia as a convenient location for their regional headquarters with a consequent uptrend of FDI (foreign direct investment) flow, Malaysia is still not as competitive and attractive as some of its regional neighbouring competitors. If we look into the future supply spanning over a 20-year period, the concern increases and it shows how it might be the right time to start looking into a more stringent regulation and planning of construction permits. Table 3 lists the most important projects which are already under construction or expected to take off in the next few years. the numbers are already quite impressive. at first glance, with the picture given by the numbers, we should expect rental rates and yields to fall. this is not happening, or at least not on such a bad level as statistics were preparing us to see, as the new office buildings are actually taken up consistently due to better location, facilities, MsC (Multimedia super Corridor) status and so on. the average prices in the Klang Valley (including Kuala Lumpur) indicate office rental rates have been moving up from RM3.7 per sq ft in 2000 to RM5.7 per sq ft in 2013 (Table 4).

Location

Bangsar South City

Kuala Lumpur

Platinum Park KLCC

Kuala Lumpur

Bukit Jelutong Commercial Centre

this fact leaves investors, the ones with new office space tenanted, with peace of mind. this trend will probably remain for several more years, provided what has just been said will happen soon. the future challenge will actually not be represented by the new Grade a, a Premium or “Investment Grade” office buildings as these will be occupied by PLCs (public listed companies) and MNCs which are looking at new office skyscrapers as representative of their image and status. the question is with the destiny of the old buildings where the already quite low occupancy rates might be further falling to unsustainable levels. While waiting for the stakeholders to define a proper regulatory framework for future buildings, we are going to see more and more old office buildings moving towards zero occupancy and hence, dragging respective owners into financial woes.

Size (acres) 59.30 9.14

Selangor

179.89

KL Sentral

Kuala Lumpur

71.66

Datum Jelatek

Kuala Lumpur

5.93

MPHB’s Golden Triangle Development

Kuala Lumpur

Damansara Avenue

Source: CIMB

State

Table 3: Klang Valley growth areas

n.a.

Selangor

46.95

KL City Centre Redevelopment Kg Baru

Kuala Lumpur

375.59

Bukit Bintang City Centre

Kuala Lumpur

21.25

Bangsar/KL Eco City

Kuala Lumpur

23.97

Pekeliling Tamansari Riverside Grden City

Kuala Lumpur

54.36

TRX

Kuala Lumpur

84.01

Merdeka Park City

Kuala Lumpur

n.a.

City of Malaysia - Sg Besi

Kuala Lumpur

400.30

Jln Cochrane-Jln Peel Development Cheras

Kuala Lumpur

n.a.

KL Media City - Kerinchi/ Pantai Dalam

Kuala Lumpur

Sungai Buloh Urban Development - RRIM

Selangor

n.a. 3,385.27

Bukit Jalil Green City

Kuala Lumpur

59.30

Bukit Jalil Link 2

Kuala Lumpur

51.89

Kesas new shopping mall Sri Petaling

Kuala Lumpur

49.17

Naza KL Metropolis

Kuala Lumpur

7.41

PJ Sentral Garden

Selangor

Total

11.86 4,897.27

Source: NAPIC PMR 2013, Yearbook of statistics Singapore 2013, The Star archives, REI group archives

Table 4: Prime rental rates of office space in Klang Valley 2000–2013 6.0 5.5 5.0

RM psf

real estate insights

4.5 4.0 3.5 3.0 2.5

2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013

Source: NAPIC PMR, CIMB

huge unaddressed demand for affordable houses, as the rural population migrates to urbanised areas at a rate of 3% to 3.5% annually and the Malaysian third age group (those aged 60 years and above) is going to double its number before 2050. By 2020, Malaysia should achieve the status of a fully developed country The way forward which will also result in a higher In the last few years, a new type of number of expatriates. these are just development has been successfully a few examples of future property or showing up in Malaysia. building demand generators which two very positive examples are the may be carrying the possible reply to standard Chartered tower and the the “building recycling” question. schools, hospitals, affordable redevelopment of the Intermark even though both have resulted in the same houses and student hostels are a few type of products and office spaces. I’m of the different concepts that talking about the “redevelopmentMalaysian developers and building cum-recycling” of old offices or retail owners should start looking at as the buildings into a new type of product. solution to an office space glut that Malaysia is developing a new level everybody is feeling but which of educational offerings, there is a nobody wants to talk about. On the

Year

way towards Wawasan 2020, Malaysia has to step forward from an efficiency-driven economic model to one that is innovation-driven. Developers too should evolve towards becoming innovative and creative developers”. this, besides supporting the innovative trend mentioned will bring them good prospects for profitable future businesses which will contribute to Malaysia maintaining the leading regional position for its economy. >> Sources: Napic Property market Report 2013, CIMB, Colliers reports, Knight Frank reports, Yearbook of Statistics Singapore 2013, REI Archives >> REI Group of Companies CEO and co-founder Dr Daniele Gambero gives presentations on the Property Market and welcomes feedback at daniele.g@ reigroup.com.my

Sunday 20 July 2014

Starproperty.my

Starproperty.my SuNday 20 JuLy 2014

By MELVIN CHOW melvinchow@starmedia.my

ituated in the emerging township of Cyberjaya in Selangor, the Garden Boulevard development by Mah Sing Group Bhd will be a potentially lucrative business opportunity for discerning investors and business prospectors. With more than 800 companies, including over 30 multinational corporations (MNCs) establishing their presence here, Cyberjaya is Malaysia’s first intelligent city and is one of the preferred premier cybercities in the region for businesses. the development will be built over a 6.3 acre (2.55 ha) of freehold land that comes with a gross development value (GdV) of approximately RM436mil. Next to the development is a 50-acre (20.23 ha) tropical forest that will provide a sense of calm to the development. “Garden Boulevard is an integrated mixed-use development comprising premier retail shops and SoFo (Small office Flexible office) units,” said Mah Sing group chief operating officer (high-end residential) teh Heng Chong. Garden Boulevard will have 58 units of retail and SoFo units stretched over two towers, namely the Cambridge and Oxford towers . the Cambridge tower units will have built-up area ranging from 1,824sq ft to 1,833sq ft while the Oxford tower units will have builtup area ranging from 3,648sq ft to 5,499sq ft. the units are being sold at approximately RM663 per sq ft with an attractive minimum price starting from RM1.2mil per unit with strata titles. the Oxford tower units will be sold en bloc with strata titles issued for each unit. the development is expected to be completed and open for business by early next year.

Choice of highways Cyberjaya is a rapidly growing township and an excellent choice for those working within the area or in neighbouring areas such as Putrajaya, Bangi, Puchong and Kuala Lumpur. “the development is well connected via major highways such as the Maju expressway (MeX), damansara-Puchong expressway (LdP), North-South expressway Central Link (eLite) and South Klang Valley expressway (SKVe),” teh said. indeed, the MeX highway makes travel a breeze, connecting Garden Boulevard to the city of Kuala Lumpur in a mere 30 minutes. the commercial development is also accessible from the Putrajaya Sentral Cyberjaya express Rail Station (eRL) that connects different locations such as KL Sentral, Bandar tasik Selatan, Putrajaya and the Kuala Lumpur international airport (KLia).

Education hub Garden Boulevard is also located adjacent to educational institutions, such as the LimKokWing university of Creative technology (LuCt), MultiMedia university (MMu), Kirkby international College, university Malaysia of Computer Science & engineering and Cyberjaya university College of Medical Sciences and Cyber Putra College. “Garden Boulevard boasts both

F E AT U R E D D E V E L O P M E N T

Boulevard of dreams

Mah Sing Group Bhd’s commercial development in Cyberjaya further adds appeal to the growing township. 1

its modern and contemporary façade design that embodies the ideals of the machine age – an absence of ornament, structures of steel and concrete, large expanses of glass, a whitewash and minimal exterior expressions as well as open floor plans,” said teh. the Garden Boulevard development anticipates food and beverage operators, banking kiosks, small offices and service centres in its retail outlets and SoFo offices. With a population that is expected to grow substantially up to 280,000 residents in the near future, Cyberjaya provides Garden Boulevard with ready catchment for the consideration of business prospectors and investors. “there are more than 7,000 residents from the Garden Plaza’s Lifestyle Suites, Garden Residence and Clover development who will channel consistent amount of daily visitors to the Garden Boulevard retail outlets.” teh added that there are more than 17,000 students from nearby universities with an addition of another 35,000 workforce from over 800 business entities in Cyberjaya.

The Garden Boulevard development is expected to be completed by the end 2014 and ready for business by early 2015.

The development will be surrounded by food and beverage outlets, bank kiosks, small offices and service centres in the premier retail shops and SoFo units.

an artist’s impression of the Cambridge Tower that features high ceilings and large windows.

The M Care service What makes Garden Boulevard different from other townships is the availability of Mah Sing’s M Care personalised professional property ownership service that provides hassle-free ownership experience with up to RM25,000 capital outlay. “the M Care service takes care of everything for our buyers from

mortgage consultations to legal services, as well as tenant and buyer sourcing, among others,” said teh. as compared to the other developments in the area, the development boasts ample amount of parking bays, with up to three car park bays limited to a retail or SoFo unit.

“there will be direct access from the basement car park to the other levels in the development, not forgetting to mention the availability of escalators from the ground floor to the first floor.” the prime retail and SoFo units will have high ceilings, providing a spacious and open feel to the units, ranging from 11ft

on the lower ground floor to 18ft on the ground floor. the high ceiling design allows natural cooling to the units as it causes warm air to rise up to the ceiling, giving thermal comfort to the building’s occupants. Large window expanses will also allow the maximum amount of natural daylight into the premises, reducing the need for artificial lighting and reducing energy usage. “Our product concept, quality, timely delivery and customer service have resulted in very positive customer experiences, and the house-buying public has voted with their wallets. “to maintain and better our position, we shall continue to enhance value for our homebuyers and real estate investors,” teh concluded. >> For further enquiries and site viewing appointment, please call : (6) 012 589 6928 (Nathan) or (6) 012 391 1555 (Jason).

Sunday 20 July 2014

Starproperty.my

Starproperty.my Sunday 20 July 2014

COVER STORY

A nine-to-five office job? No way! Gen-yers at the Kuala lumpur Fashion Week (KlFW) share why they shun working at normal offices. By Melvin ChoW melvinchow@starmedia.my

Stylist fashionistas

MEM Tahiruddin, 28, and Nur Azimah, 27, used to be fashion stylists for a broadcasting company before they got tired of the hectic lifestyle of the office environment. “We had to work in shifts and had to be in the office in the morning till late at night,” said Mem, who is the managing director of Eight Boutique. The boutique’s manager, Nur, had to contend with a different shift, which was from five in the morning till two or later in the afternoon. “I have been working on this shift for six years and it’s tiring. Most of the time, I had to work beyond my stipulated hours and I did not have enough time for myself,” Nur recalled. “Upon hearing Mem’s plans to start a fashion boutique shop and

HE Millennial Generation, or Generation Y, may be different from the previous generation in their knowledge of technology, their approach to getting things done and perhaps them wanting to achieve instant results. Millennials prefer less structured working hours, opting for a flexible approach compared to Gen X and Baby Boomers in general, who may be fine working fixed hours and beyond. To further gauge and verify what a talented group of GenYers think, here are excerpts from the interviews with eight aspiring young designers at the Kuala Lumpur Fashion Week held last month at Parkamaya, Fahrenheit88.

upon her invitation, I immediately took up the offer to join her company,” she said. Having established the brand Eight, with the help of family members and friends, Mem opened a 700sq ft boutique store which also doubles up as her office at the Publika Shopping Gallery in Kuala Lumpur in 2012. Having experienced an office environment which is less inspiring, she set out to ensure that her five employees get to enjoy cosy surroundings. She opted for a DIY (Do-ItYourself) approach to paint her boutique pink, white and red. Since then, there has been no looking back for both of them. “Although we work longer hours now, we are more comfortable as we can have more time for ourselves rather than devote all our time confined in an office,” Mem, 28 and nur, 27 have found their passion in running a fashion boutique. Mem said.

Crafting a new career KAMAE Lee has been switching jobs since she graduated from her studies. She started her career in advertising, and later switched to sales. “Like most Kuala Lumpur office workers, I have to wake up as early as 6.30am to get to the LRT (Light Rail Transit),” Lee said. She began to lose interest and her passion in business dimmed when the long office hours took up most of her time. “After work, there’s the long travelling time from the workplace to home and the process repeated itself day after day,” she added. “Furthermore, in my previous office jobs, I had to work so much and yet earned so little.” Preferring flexible working hours, she decided to work for herself. The idea was to design specialised handcrafted headbands from home, using the brand name “Simply K”. That was three years ago. Setting her mind not to work at a conventional office space with regular hours, she set about looking for a retail space to sell her products. She now operates from Suria KLCC’s

Best of both worlds

inspired by clouds and lightning

(From left) yap, 25 and lee, 32 are young entrepreneurs. Isetan and The Gardens, Kuala Lumpur. “Now I have more quality time to myself and I am no longer confined to an office space,” said the 32-yearold.

Passion for design “IMMEDIATELY after graduating from my studies, I did what was expected of me and that’s to work in an office,” said 25-year-old Andy Yap. He began his career in the design industry and had to work beyond his working hours till late

ANOTHER young fashion designer who was also a participant at Parkamaya, Vincent Siow juggles between his job at the office and as a fashion designer. “I work as a leasing agent for a shopping mall and I really like my job at the office,” Siow, 25, loves office work as much as said the 25-year-old. designing. However, unlike most office workers, he doesn’t need to stay back in the “I only work on my clothing office and works from nine to five. design after office hours whenever He feels comfortable in his office I feel comfortable,” he said. as it is not crowded. Although he His clothing line “Commodity” enjoys the formal setting of his is sold online. This allows him the office, he also enjoys the comflexibility to promote his products. fortable and inspiring space at Siow does not require an office Parkamaya where he is retailing space because he sells his designs his designs. online.

in the evening and had to be in the office early the next morning. Unhappy with the working hours and uninspiring work area, he resigned and decided to start a new brand named after himself – Andy Bandy – which retails a line of specialised clothing for women. He eventually opened a 2,000sq ft showroom in Kota Damansara, Selangor. “Now that I am selfemployed, I have more time for myself. I am more productive and creative in coming up with my line of clothing designs as I have ample rest.”

ISABEL Lam is a 28-year-old musician-turned-fashion designer. She began her career as a freelance composer in 2008, before working in an online marketing company in Australia. “I was in this line of working overtime for countless months. The office environment was uninspiring and the office job became a routine to me. I felt trapped complying to the nine-to-five working hours,” she said. Finally, she opted to design and sell her own range of clothing. “While my working hours may go beyond nine-to-five now, I feel more comfortable as I have more time for myself and I can work anytime I want to.” Combining the idea of clouds and lightning, she designed her clothing line based on the concept under the brand name Chiyo. She is now a stockist based in Bangsar, Kuala Lumpur, and supplies her products to Bazzaro in Bangsar Baru and Armoire Boutique in Johor. lam, 28, loves fashion designing. “This was another outlet for me to sell my Tempatan merchandise. Previously, I also managed to sell my goods at the Tempatan Fair, which coincidentally has the same name as my collection.”

“Tempatan” creations WITH a passion for all kinds of designs, British-born Malaysian architect Joshua Fitton founded “Tempatan Clothing” after his return from the United Kingdom last year. When he started working in Malaysia in an architectural firm, his office hours were never nine-to-five. “It’s more like nine in the morning to nine at night. Sometimes I had to work till 10pm,” he said. Although the office design was inspiring at the architectural firm, he decided to strike it out on his own. “There is a different culture between Malaysia and the UK. In the UK, when you work overtime, your bosses will ask you to go home or have a beer.” When his architectural job could not meet his expectations to explore his creativity, he decided to

(From left) Fitton, 27 and Suhaimi, 31. leave his job and started “Tempatan Clothing” line. “I needed an outlet to showcase my creativity but the firm could not meet my expectations, so I left. “Working for myself gives me satisfaction of seeing my own brand become a success,” Fitton said, citing that he will not return to a conventional office job. He, just like all the other selected young designers at the KLFW, were given a booth at Parkamaya in Fahrenheit88 for a period of 10 days to sell their creations.

Merging styles from head-to-toe

“THERE is no such culture of nineto-five office hours in Malaysia,” said 31-year-old Suhaimi Abdullah, founder of the Rare Distro clothing line. He quit his series of conventional jobs in August 2010 to pursue his passion of creating branded apparels which he started in Bangi, Selangor, operating from a 500sq ft shoplot. “Now my retail store is more than 1,200sq ft with more than 30 brands under my brand consignment store,” he said, adding that he will never take on another office job.

Starproperty.my SUNDAy 20 JUly 2014

COVER STORY

Working at home SoHo-style

Opting to work at home is a choice that has become increasingly popular among young professionals in the last few years. This has brought about the popularity of SoHo (Small office Home office), SoFo (Small office Flexible office) and SoVo (Small office Versatile office) apartment units. By AIMEE CHOON aimeechoon@starmedia.my

hen was the last time you heard someone say “I really love working in the office”? Probably never, or if you have, you’ve only heard it very rarely. The truth is most people, given the choice, would rather work from home, and this is a trend that many young professionals today are opting for. “Most of the young people nowadays have grown up in small families and had quite a comfortable, sheltered upbringing. This comes with a certain sense of freedom. Today’s youngsters like to have the freedom to work whenever they feel like it, as opposed to working through the typical nineto-five hours on the job,” said multiple award-winning PDI Design and Associates managing partner Tan Su Cheng. But, with the comfort and convenience of working from home comes a multitude of other dilemmas, not least of which is the concern of how to design your home to accommodate your work as well as your day-to-day lifestyle, especially if you, like many other young people, live in an apartment where space is a very limited commodity as seen in Soho, SoVo and SoFo units. “What is important in a home office is the selection of the furniture and also the contractor,” advised Tan. “Your furniture must be fit to scale, which means you’ve got to know the constraints of your space,” he said, adding that spaceefficient furniture is easily available at most furniture shops. Additionally, when working with a limited amount of space, Tan stressed that it is essential to be clean and organised. “By ‘clean’ I mean that you have to design along clear grid lines because you just cannot spare the extra space. And, you have to be organised as every single bit of space needs to be utilised,” Tan explained. In order to achieve this, Tan recommended using built-ins as well as modular furniture. “You’ll want to opt for built-ins because when you build in, you save space. And would recommend modular furniture because they can be transformed. That way, a single piece of furniture can have multiple uses.” Modular furniture comes in multiple small, movable pieces. This can help the home office owner to save both money and space as modular furniture tends to be flexible in its usage, which means they can buy fewer pieces of furniture to suit their needs. “For example, for the bed, you can opt for a pullout bed, a pullout table, pullout chairs or chairs you can store in the cabinet... These

are all modular systems,” said Tan. “Take, for example, your desk. You will want it to come with a mobile pedestal on both sides and a side return which is also mobile, instead of buying a desk where

everything comes with it. I mean, how are you going to move such a big desk into the apartment? If everything is mobile, you can bring in your table and then also the kind of chair that you want, so it is

all kinds of multipurpose uses.” According to Tan, being organised also means trimming the excess when it comes to your possessions. “When I first moved from my

Using modular furniture makes the office more versatile and helps to save space.

PDI Design and Associates managing partner Tan.

Having a clean and organised design is essential when working with small spaces.

house to my previous condo, it took me a little while to figure this out, because I had so much stuff and they all just wouldn’t fit. So, you have to plan and organise your life and know what is absolutely needed.” Additionally, Tan said that when designing your home office, it is important to “go vertical”. By this, he means that to save space, furniture such as cupboards, drawers, shelves and bookcases can be stacked one on top of another instead of being placed side by side to save floor space. Ultimately, there are no rules. “I can only give you guidelines. But in the end, it’s your space and you have to live in it. “So, if you want to paint your wall green, purple or cobalt blue – which is one of the trendier colours these days – it’s up to you, just follow your heart,” he said.

Starproperty.my Sunday 20 July 2014

ARCHITECTURE & DESIGN

17 STAR THE OPERTY PR

Top 10 most inspiring offices in Malaysia Designer Block

By yVOnnE yOOnG yvonneyoong@thestar.com.my

Here’s a personal tribute to a selection of “wow” workspaces of which I have had the privilege to visit. Kudos to the talented architects, interior and landscape designers who made them happen.

85 tranquerah, malacca

85 TRANQUERAH, located in the designated Unesco site in historic Malacca, has been transformed by way of conservation and adaptive reuse. Representative of the quaint double-use shophouse with commercial activities conducted on the ground floor while the upper floor housed the residential quarters, old is intrinsically gold as far as the front architectural facade is concern – retained in all its former glory. Step inside to see the transformation of the middle portion into workspaces.

the pLot, Kuala Lumpur

THE PLOT is a green transformational, modern office complemented by an indoor courtyard and outdoor gardens that has won various design awards. Towering four-and-ahalf storey high, this once-residential unit has been turned into an 11,000sq ft office space that seamlessly blends work-and-play. “The office has lots of cross ventilation features and sunlight,” said PDI Design and Associates’ Tan Su Cheng.

tujuan Gemilang office, Kuala Lumpur

Surprises abound in the back area with its back once facing the sea – now transformed into a totally unexpected sleek facade complete with full length glass windows and a steel metal screen. PCL Architect founder Lim Pay Chye celebrates the “continuation of the past”. Working with Idea Workshop Sdn Bhd design director Hau Woon San, both Malaccans pay tribute to venacular wisdom – interpreting the space so that the back portion becomes the new front. “We revisited and reinterpreted the spirit of the past, making it relevant and new to today,” reiterated Hau.

TUJUAN GEMILANG’s office at the PJ Trade Centre in Damansara Perdana, Petaling Jaya, has all the hallmarks of a green office complete with an outside edge forming a private garden of about 700sq ft with trees that soothe the soul. “The inspiring thing about our office is the strong connection to nature. The private garden faces east. “And, the west side faces the courtyard of the building, where we see the tops of hundreds of forest trees, and the occasional bird and butterfly. The sales display is at the front while the conference room is right in the heart of the office with a built-up of 5,750sq ft,” said Tujuan Gemilang executive director Peter Chan.

“The design scheme ensures every single door and window has a great view. It’s an intelligent design with low maintenance cost,” he added. Famous quotes are peppered throughout the space which serve to inspire creativity and motivate its employees to strive to give their creative design best. “We designed the place using a lot of rustic materials, granolithic and recycled parquet flooring. There are two pods in the garden reminiscent of tree houses which also act as transitional areas for holding the office’s many parties.”

ocision and magnet Bizz, Kuala Lumpur

Leadernomics, Kuala Lumpur

OCISION and Magnet Bizz are subsidiaries of Star Publications (M) Bhd, coexisting within the same space on the same level of the Menara Star office building in Petaling Jaya. Designed for two separate groups of people with different needs, Ocision has flexible workstations including a picturesque tree house suspended in the middle of the workspace for quiet chats.

LEADERONOMICS is in the business of leadership and fun motivation. When commissioned to undertake the design of its workspace, FSHDesign Group partner and design director Max Barcham was happy to encapsulate the meaning of “fun” in the workspace by including a swing and designing R&R (rest and

The Magnet Bizz area on the right features more conventional work station clusters . A skip away from the work areas is a chillout outpost with bean bags, TV and hammock. “Using slight differences in design approach and outcome, we created a work environment that allows staff alternatives to the ‘desk’ area for working,” commented FSHDesign Group partner and design director Max Barcham on the 3,600sq ft workspace.

Genovasi office, Kuala Lumpur

GENOVASI, the only Design Thinking School in Malaysia is situated in the industrial enclave of Petaling Jaya. All of its 20,000sq ft workspace cum training area is fully utilised to maximise productivity and encourage creativity and most of the seats are high bar stools to ensure one is at full alert even when sitting. Designed to empower participants on its programme, a huge blackboard of sorts allows one to leave messags while a merry-goround adds an air of camaraderie to the space. “The Genovasi office is nicknamed the ‘Aquarium’ because of its glass walls,” said Genovasi chief inspiration officer or CEO Carol Wong.

relax) spaces. “Usually, with office interiors, one deals with the issue of numbers but in this case, it was different as we included group “interactive spaces” as represented by the casual “sitting room” areas. The pillars of growth, relationships, building a future, empowering and giving are represented in the open spaces and colourful designs framing the backdrop of the “urban park” with its exposed red bricks.

Google HQ, Kuala Lumpur mindValley, Kuala Lumpur

MINDVALLEY is a multiple awardwinning office which occupies two levels at Menara UOA in Bangsar, Kuala Lumpur. Envisioned as a breeding ground for eureka moments, the 5,095sq ft and 6,940sq ft offices respectively thrive on the versatile working scenarios ranging from private nooks, meeting rooms, bar settings and bean-bag areas.

“The idea is to cultivate a spirited intellectual atmosphere wherein international participants from all walks of life can come together and share their thoughts,” said PDI Design and Associates senior designer Ian Lee. Reinforced by a series of smaller, strategically situated multipurpose areas, this whimsical office exists around two key zones: a monochromatically inclined workspace conducive to hot-desking

Steelcase, Kuala Lumpur

GOOGLE goes tropical in Kuala Lumpur. What’s there not to love about Google? A visit to its 10,000sq ft office in KL Sentral’s Quill building showcased a workspace laden with sandwiches and other treats so none will ever go hungry here. Local adaptations emerge in the batik rendered Google signage and meeting rooms named after local delicacies. Truly Googlicious!

where kidney-shaped workstations visually complement a suspended lighting fixture, and a beanbag-strewn, 150capacity auditorium accompanied by its own superhero-themed café. A vibrant hangout spot for staff, the workspace is home to oversized digital murals by British illustrator Liam Brazier and splashy red seats that pay tribute to Mindvalley’s official mascot, Wonder Woman.

STEELCASE Asia Pacific’s global business centre Kuala Lumpur, has made a name for itself as the first LEED (Leadership in Energy and Environmental Design) certified Commercial Interior (Silver) office in Malaysia spanning a built-up of 30,000sq ft on levels 26 and 27. The leading office furniture company prioritises solutions for the environment. “Our office is designed for human interactions,” said managing director Barbara Reimbold. “The space fosters social integration with collaborative zones throughout for big or small meetings – in spaces that inspire people,” concurred Asia Pacific director of Sales Resource Network (SRN) Andrew Low.

Nike sales office, Kuala Lumpur

NIKE SALES (Malaysia) Sdn Bhd needs no introduction, being synonymous with cool sports footwear, apparel and equipment innovations. Enter the green-rated office tucked in Menara OBYU, Petaling Jaya, (previously called Point 92 which was designed by ZLG Design Sdn Bhd), and voila, you’ll feel like running along the vast expanse of space designed like a sports arena – in which the walls are laced with images of its founders and famous athletes. “We drew inspiration from sports stadiums. The high ceilings add volume to an industrial-looking space,” said its country marketing manager Robin Kok.

Pendant lights add a touch of gaiety to the dining area while the library area is astrewn with beanbads and colourful sofas complemented by coffee tables crafted from wooden palette on wheels. A cafeteria area beckons with a pantry area while unlimited drinks and snacks keep hunger pangs at bay. Lockers for the students are available and colourful chairs and other modular furtniture pepper the area. And, there is even a futsal court complete with mobile goal posts for warm-up exercises!

Starproperty.my SUNday 20 JULy 2014

F E AT U R E D D E V E L O P M E N T STAR THE OPERTY PR

By MELVIN CHOW melvinchow@starmedia.my

EADING the emerging trend of SoHo units paving the new way of doing business, the Evo Soho Suites in Bandar Baru Bangi located in the south of Kuala Lumpur could not have been introduced at a better time than now. SoHo units are, after all, envisioned to transform the trend of doing business in the heart of the central business district (CBD) of the Bandar Baru Bangi township. The development by Andaman Property Management Sdn Bhd (Andaman) and Perbadanan Kemajuan Negeri Selangor (PKNS) is a joint venture between the landowner PKNS and Andaman Group. The leasehold development will be surrounded by a number of student communities in the neighbourhood, with over nine higher education institutions besides primary and secondary schools located within the district of Hulu Langat, Selangor. The overall Bangi project comes with a gross development value (GDV) of RM650mil. Meanwhile, the Evo Soho with a GDV of RM220mil is expected to be developed over the next three years. It is envisioned to add a vibrant commercial pulse to the town centre. “We recognise the potential of Bandar Baru Bangi as a bustling district and spearheaded the first highrise development in the town,” said Andaman managing director Datuk Seri Dr Vincent Tiew. The development will consist of four different components: a shopping mall, office spaces, retail shops and SoHo units. Evo Soho Suites will feature two blocks of SoHo suites and the fourstorey Evo Shopping Centre built on a 4.4-acre (1.78 ha) land, which will be the largest in the entire Bangi area. “Rental demand for Evo Soho Suites and its duplex units are expected to be strong and steady from 2017 onwards. “Buyers who invest today will be able to benefit from the fully furnished units launched at current market price value of below RM600 per sq ft,” said Tiew. The town’s first shopping mall will also be complemented with 86 units of four-storey shop offices. Leasing activities have just started for the Evo Mall which should start operations by the time the Evo Soho project is completed for occupancy. Tiew envisions no gestation or waiting period and he anticipates that the shopping mall traffic and footfall will be positive. “The development will feature two towers comprising 704 SoHo units and 200 shoplots. Out of the 704 units, 616 will be intermediate units with a built-up area of 454sq ft. Meanwhile, there will be 88 duplex or corner units with a larger built-up area ranging from 1,217sq ft to 1,352sq ft,” he said. Priced from RM240,000, the fully furnished SoHo units are scheduled for completion by the second quarter of 2016 with an average price range of between RM490 per sq ft and RM590 per sq ft. Residents can live freely and express their creativity as they define their own space to be exactly how they want or need it to be – be it a bachelor pad, gallery

SoHo EVOlution in Bangi

Evo Soho Suites rideS the wave in the latest trend of doing business in Bandar Baru Bangi with its SoHo (Small offices Home offices) leading the way. 1

showroom or simply a personal workplace.

Units that come with a view “The SoHo suites are fully furnished with high-quality fittings and furnished from the kitchen cabinets to the interiors,” he said. The units are well-designed with quality interior finishes. Office furniture, including desks, chairs and storage spaces will be added to the units along with telephone system, lighting, electrical and all the necessary office supplies. Each unit will feature wide windows to allow natural daylight in. Along with a panoramic view of the Bandar Baru Bangi town, the suites will be an ideal place to live and work in. The serene environment and the strong sense of security ensure residents a peaceful work setting.

Secured to the brim The development is equipped with a state-of-the-art security system to ensure the safety of its residents. The three-tiered security will feature security patrols, operational security and system secu-

rity. “Residents’ safety is our priority. With proper security system in place, residents do not need to worry about their safety as everything is ensured to keep them safe in the building.” The Evo building will be equipped with various security systems as well as smoke and fire detection systems, surveillance systems, intruder detection systems and a security control room. Intercom systems other than security patrols ensure 24-hour security. The anti-intruder system will also feature an electronic control system where each resident will be identified by an access card limited to the individual. “Each resident will have to go through the electronic access control system upon entering and exiting the suites. Only authorised residents will be granted access to their suites and no one can enter without prior clearance or an appropriate escort,” he added.

Full range of facilities If you need a breakaway from the office space, the Evo Soho Suites which sit atop four storeys of the shopping mall in Bangi will be a welcome change.

“Evo is equipped with various facilities and a comprehensive range of amenities in and around the development. There will be a bowling centre, boutiques, branded outlets and street mall promenade,” said Tiew. The building’s swimming pool, Jacuzzi, poolside deck, water cascade, gymnasium, children’s playing area and multi-purpose rooms are other value-added features. Sandwiched between the mall and PKNS-Andaman’s shop offices will be a generously landscaped street mall promenade dubbed as the Bangi Walk. Bangi Walk is set to take its position as the centre of recreation and leisure. It will be the entertainment hub complemented with a pedestrian skybridge connecting the mall’s first floor to the shops – making this the new lifestyle centrepoint of Bangi. The commercial centre will be the first modern shopping centre in Bangi that will create a conducive environment for people to live, work, shop and play.

Easy accessibility Bandar Baru Bangi is easily accessible from two highways, namely the North-South

The Evo Soho Suites will sit atop four storeys of the shopping mall in Bangi where residents can enjoy many facilities.

“We recognise the potential of Bandar Baru Bangi as a bustling district and spearheaded the first high-rise development in the town,” said andaman managing director Tiew.

Each SoHo unit is well-designed with quality finishes that also function as a work setting.

Expressway (NSE) and the Kajang Dispersal Link Expressway (SILK) that connect to other highways and other major townships. “It only takes about 25 minutes’ drive to reach Cyberjaya via the South Klang Valley Expressway (SKVE) from Bandar Baru Bangi while Putrajaya is just 20 minutes away,” said Tiew of its easily accessible location. The township, known as a “Knowledge City”, is within nearby distance to four universities and five colleges, including Universiti Kebangsaan Malaysia (UKM), Universiti Tenaga Nasional (UNITEN), Kuala Lumpur Infrastructure University College (KLIUC), German Malaysia Institute and Kolej Polytech MARA (KPTM). “Evo Soho Suites is unique as there are no other similar developments within the district. “The wide range of facilities and amenities will surely attract young working professionals and university students who are looking for a comfortable place to stay in the Knowledge City,” Tiew opined. >> For further information on the development, contact hotline 1700 818 118 or log on to www.andaman.com.my

Sunday 20 July 2014

Starproperty.my

Starproperty.my SuNdAY 20 JulY 2014

COVER STORY STAR THE OPERTY PR

Green crusaders

Rehda Youth takes a step forward by visiting landmark Green Mark-rated offices and other iconic buildings in Singapore. 1

By YVONNE YOONG yvonneyoong@thestar.com.my

ASCINATING stories abound with regards to the impact of greenery in improving people’s lives. Not only do green lungs in the city premise provide a comforting and calming effect reminding one of Nature’s presence – backed by green features in modern day buildings – these may be just the antidote needed to combat the effects of stress evident in today’s concrete jungles that seem to overwhelm with imposing skyscrapers in urban cities of the world. And, that’s not even taking into account their upkeep that make tremendous demand on resources, water and energy consumption. As land in urban cities become increasingly scarce, and more and more developers start to build vertically, the danger of concrete jungles taking pride of place amid overwhelmingly ambitious rapid urbanisation is increasingly real. Therefore, in designing buildings of the future, developers are beginning to realise the importance of green features as part of the solution to minimise the impact on the environment and to foster a greater sense of well-being among communities. The Lion’s City’s robust measures at turning the country into a garden in a city was mooted years back. It continues to derive massive green returns for the country, which is further boosted by advances in technology and iconic Green Mark-rated developments heralding a new revolution in green features.

Scuptural art for eye candy.

Rehda Youth travelled the extra green mile to visit several landmark green offices and other buildings in the Lion City last week with about 80 people joining the tour. “The Green Tour was organised to help educate our young developers regarding green buildings, the latest green technologies and new developments in the world. The tour helped us to learn from other people and their mistakes – so that we cut short our learning process and we won’t need to learn from our own mistakes,” said GreenRE executive director James Chua. “We always welcome learning from others. I always learn from other people’s mistakes. We learnt how green technology is implemented and how it benefits the environment,” he reiterated. Chua helped to arrange the visits to the Ocean Financial Centre, City Square Mall, the HDB (Housing Development Board) hub and even a a personalised tour inside a unit at The Pinnacle@Duxon – Singapore’s six-star HDB development. The Pinnacle@Duxon, Singapore’s iconic housing project, is the culmination of a series of progressions in the vast improvement of the HDB flats. The result of the first international design competition for public housing (which was won by a husbandand-wife architect team hailing from Seremban who now practises in Singapore), the 50-storey public housing project here which houses 1,848 apartment units spanning seven tower blocks is a world first – linked by two unique sky bridges by way of its 26th storey and 50th sto-

The “four language” scupture.

rey configurations. The sky bridges are arguably the longest continuous sky gardens in the world – offering views of the city – even as they make a statement against the skylines.

An oasis of green at OFC Sharing an article he had read about how, in the wake of the tragedy of 9/11, people had been advised to turn to the soothing greenery at Central Park in New York to heal themselves, Chua advocates the use of landscaped and vertical gardens and sustainable technology features to combat the effects of rapid urbanisation evident in the heart of the city. Taking a leaf from Green Markrated buildings to benefit from investments in green features and technologies, he shared about the impressive Ocean Financial Centre building in Singapore which the group from Rehda Youth visited, followed by lunch at the Zafferanos Italian restaurant on the rooftop sponsored by the Bank of Singapore. The restaurant located on the 43rd floor which is complemented by a garden on the roof is a clever example of how organisations can increase and utilise the usable space while adding on to the green lungs within the building and its outer areas too. “Because it’s located right in the middle of a concrete jungle, many tropical greenery features were introduced to induce a good heat island effect. Studies have shown that if you have greenery in certain parts of the building, the surrounding areas within 1km of the vicinity will drop by one to 1.5 degrees,” he said,

Can you spot the map of SEA?

commenting on the extensive 1,663.3 sq m (17,903.6 sq ft) green roof and giant landscape vertical green wall framing the Ocean Financial Centre. The roof garden takes up four levels – on the 39th, 41st, 42nd and 43rd-storey – contributing to 74.1% coverage of the total roof area. “The 43-storey giant Ocean Financial Centre building in the heart of Singapore’s city centre was initially a brownfield project that was developed from pre-war houses using lowend building technology back then. “The transformation resulted in the building not only having a single glaze, but triple glaze features. It’s the only office tower in South-East Asia to have triple glazing. Due to its highend passive design feature, the active design has been reduced in terms of daily operations. The building today physically benefits from the energy savings invested – with a very good efficiency of only using 0.6 kilowatts.” Backed by Photovoltaics (PVs) and regenerative drive features, the total building energy consumption savings amount to approximately 35.1%. Likewise, savings from condensated water, rainwater harvesting and water fitting efficiency is equivalent to the total equivalent of 21 waterfilled Olympic-sized swimming pools. He said that the transformation of what was once a historic landmark building into an architectural icon complemented by avant-garde sculptures symbolises Singapore claiming its stake as a world-class city. Today, its solar cell-powered roof gardens, sophisticated paper recycling chute making it a 100% paper recycling building and green walls

Another feature wall situated just below the vertical garden.

Rehda Youth goes green.

Ocean Financial Centre.

After lunch on the rooftop hosted by (from left) Bank of Singapore director luke Hui, Rehda Youth’s Tan and Ong, Bank of Singapore managing director leon lee and associate director lynn lim.

testify to it being a gem of a green building – capable of vast amounts of energy and water savings. The benefits derived from recycling waste paper are a reduction in water pollution of up to 35%, air pollution of up to 74% and a reduced energy consumption ranging between 24% and 54%, besides resulting in less harvesting of virgin forests and a reduction in the number of trees needed for paper-making being grown in areas where they cause damage. This amounts to about 10,465 trees saved per year. Rehda Youth chairman Sam Tan, also the group managing director of Ken Holdings Bhd, concurred. “The Ocean Financial Centre is an eco icon, having achieved the Building & Construction Authority (BCA) Green Mark Platinum Award. It’s an eco-tech building incorporating innovative green technology while providing comfort and good indoor air quality backed by efficient long-term operations and maintenance,” he said. “It was certainly an eye-opener in terms of the effort they invested into the massive 23,000sq ft green wall which is recorded in the Guinness Book of World Records. It is the largest vertical garden that performs a dual function – in that it covers the car park area in the heart of the Singapore financial district and the fact that the landscape features the map of the world at that.” He said that what struck him regarding the Ocean Financial Centre is how the Singapore Government improved upon the project to reflect current times. “Previously a brownfield project, they purposely tore it down and built it again. They made it better and complemented the surrounding property with greenery and sculptures. They kept on improving by incorporating new technologies. “They know how to use the latest technology and green features that include taking care of waste carbon. I think they did a great job at making use of even the rooftop and turning it into a restaurant that opens up to a skyview of the whole of Singapore. I found that very interesting,” he said. The energy savings feature of the building minimises wastage. There is a common chute for recycled paper to be collected from various channels of the different workspaces in the building.

Starproperty.my Sunday 20 July 2014

COVER STORY

4 4

Ocean Financial Centre (BCA Green Mark Platinum)

The BCa Green Mark Platinum-rated JTC CleanTech One @ CleanTech Park.

KIP Land Sdn Bhd director Valerie Ong Pui Shan, who is Rehda Youth assistant secretary, agreed. “We were told that Ocean Financial Centre was given additional plot ratio to build a feature wall and sculptures. I think it’s a good measure and concept to have, which acts to beautify the whole landscape area. It’s an incentive given to beautify the whole landscape.” Walking about the exterior area of the Ocean Financial Centre, the Rehda Youth members immersed themselves in the creative surroundings dotted by art sculptures designed by world-acclaimed artists – with a silver amalgamation of circular balls rotating upwards denoting different worlds working together for a united case and another eye-catching man-like configuration made up of four different languages – denotive of the mother tongue of the major races residing in Singapore.

Celebrating clean technology There was also a visit to the JTC CleanTech One @ CleanTech Park, which cuts a striking composition with its facade looking like a camouflaged rectangular watermelon reconfigured by the Japanese. Being one of the first developments at CleanTech Park, Singapore’s first eco-business park dedicated to supporting and catalysing the growth of the cleantech sector, Surbana International Consultants Pte Ltd deputy managing director of building consultancy services Frven Lim said that working here doesn’t feel like a workplace. “The daily experience here is more like spending time in a community where like-minded people meet at the many non-private spaces that are conducive to the exchange of ideas.” The unique design strategy is a testbed of ideas serving as a living laboratory and is home to a strong cluster of cleantech R&D (research and development) businesses that also showcases yet-to-be commercialised innovative solutions. “JTC CleanTech One challenges the use of western air conditioners and highlyglazed architecture in Singapore’s tropical environment. It attempts to root its architectural manifestation on decisions that are directly related to the local conditions, and deal with aesthetics in a simple way. “The fact that the building is a seed project of a larger research or business park gives the architecture the most appropriate basis to advocate the philosophy and thinking behind the architecture. “The almost fully exposed corridors that bring the tenanted zones of flexible spaces and the deep recessed sky gardens fronting the east and western elevations together are examples of design decisions that are anchored on a simple passive design logic.” Big but small, JTC CleanTech One condenses a usable floor area of almost half a million sq ft, into a capsulelike building which is seemingly small. This is achieved through a visual treatment of the perforated screen that wraps around the building, comprising controlled and modulated perforations producing a graphic image. Applying this technique over a pure form creates a powerful presence that projects clarity and simplicity. Although measuring close to 100 metres on all four sides, the development achieves an intriguing scalar illusion and appears smaller than it actually is. The architecture sits within its environment, respecting its role as part of the larger whole. Less is more, as just like a seed project to the larger eco-business park, its architecture is about setting a model for the philosophy behind the intent of JTC, the client’s bold initiative and sustainable development strategies. Instead of exhibiting the maximum array of sustainable design gadgets, the space and volumetric planning of the building is organised with rudimentary passive design

principles tailored to the tropical climate. So long as air-conditioning is not absolutely essential for any space, such locations are designed to be naturally ventilated. Even the atrium is orientated to the annual prevailing winds. The architecture that results is an “old-school infused with new technologies” model and what architecture should be in Singapore. Negative spaces become active zones of orchestrated incidental use. While the building is minimalistic in volume, its spatial organisation of various programmatic zones is crafted through the negative voids that are sculpted out. The voids subscribe to the logic of spaces interplaying with each other, creating contrast in scale and proportion. Key to the development’s design concept is the “Living Atrium”, a zone accessible to the public which is linked to the building’s immediate surroundings via the two ends of a green landscaped ribbon. These green lungs lead to the heart of Jurong Eco-Garden, a central landscaped amenity that offers residents in the neighbouring precincts and the working community in CleanTech Park, a green respite for social and recreational activities. “In summary, the key green design highlights include passive features, perforated envelope, sky gardens at the eastern and western facades, wind walls, 100% natural ventilation at all circulation areas, a green plot ratio of 2.7 and sky trellis. “Its active features include 100% LED (light-emitting diode) lighting leading to 22.35% power savings, sleep and motionsensor enabled lift and escalators, renewable energy from PV panels generating 260,000 kWh/yr, rainwater harvesting for landscaping irrigation and greywater recycling for water closet usage (18% savings of total building water consumption). The electric car system (10 “green lots”) and water sensitive rain garden and biotopes (150 cubic metres capacity) are other parts of the feature,” he added. Rehda Youth secretary Wong Wen Chet, who is also L H Land Development Sdn Bhd director from Seremban, heaped praises on the purpose-built building. “The building is inspiring. We are new to green developments, being a Seremban developer, so our focus is to learn about green technology. After Rehda adopted GreenRE and placed an emphasis on green buildings, I realised that Negri Sembilan can also benefit from green projects. In fact, we’re doing one of the first projects that is certified by the Green Mark in Singapore as well as GreenRE.” Rehda Youth committee member Michael Fu Yuet Yee, who is also Tungling Development Sdn Bhd project manager will also look into advocating green developments in his projects.

Better at Bosch “Nothing beats visiting the actual places and being in the buildings in the midst of the developments to understand how they actually work,” said Tan at the Bosch headquarters. Complimenting the way the real estate industry is headed in terms of knowledge-sharing which he deems as important, he said that the green tour covered visits to the commercial City Square Mall and the residential Hundred Trees development. “A picture paints a thousand words and being in the actual location is much, much better. For us as an industry, there has been connections made among our peers

The tour at the Bosch headquarters.

The recycled carpet at Facility link.

Key Features: • Efficient Chiller Plantroom System • Use of Regenerative Drive Lift System for all low, mid and high–rise lifts. • Efficient Lighting Control – For all toilets and staircases. Provision of photosensor for controlling lobby lightings. • Extensive landscaping, roof garden and vertical greening are designed for the development. Automatic and effective irrigation system for the large greenery area is adopted. • Use of Building Integrated Photovoltaic Cells System to harness solar energy. • Eco Office System – Eco Switch Control Programme provides an option for tenants to control the temperature and also light fittings to minimise the power consumption during off-peak hours and lunchtime. • Paper Recycling Chute System – An integrated paper recycling facility providing a convenient way for various offices and users to recycle their paper waste. It will be a concerted effort by the building management to achieve 100% recycling of all paper waste generated by the development.

JTC CleanTech One @ CleanTech Park (BCA Green Mark Platinum)

and even internationally. “They’ve opened their doors to us. What I’m saying is that working together with the industry, and even with Singapore, is very important. “The green tour was truly an eye-opener as our local consultants may not have the knowledge or technology, so we’ve come here to learn. At the end of the day, we’re benchmarking ourselves and want to know what our neighbours are doing.” Rehda Youth treasurer Ng Choon Keith, who is also Kota Kelang Development Sdn Bhd executive director, echoed his idea. “As a whole, I think we came here as it is the best reference point because we have the same weather and tropical climate. Although Singapore does not have resources, it has managed to incorporate building innovations and technology. “They’ve done a great job in reducing the cost of materials so Malaysia should also adopt this concept. I think green technology is the way forward.” The tour of the Bosch headquarters included going up to the rooftop to view the PV panels. The visit also yielded an interesting observation of the charging stations for electric cars.”

Facilitating green interiors A visit to the Facility Link Singapore office spanning about 8,000sq ft is a green showcase in itself – using recycled materials that can be seen even in the carpet with recycled content. The office is filled with light-sensitive sensors, motion detectors and LED lighting. The Facility Link Singapore office was inspirational with its hot-desking seats with plug-and-play functions for employees to share workstations in a bid to optimise space planning. Green label-certified paints and coatings, bamboo wall coverings using sustainable wood that grows faster and ropes used as wallcoverings to improve the coustics of the space were utilised here. Shelves and furniture made out of repurposed wood, repurposed fabric panel made from waste materials complete the look of the interiors complemented by workstations with low emissions of polutants such as volatile organic compounds (VOC). Indoor greenery has been included to provide oxygen and remove carbon dioxide during the day. Its Kuala Lumpur office with a 1,500sq ft built-up area will also see it using materials from suppliers’ past project balances.

Key Features: • Estimated energy savings: 9,345,210 kWh/yr; Estimated water savings: 11,217m3/yr; ETTV: 30.81W/m2. • Passive building design that utilises natural lighting and ventilation. • 50% energy savings through the harvesting of renewable energy. • LED light fittings as the major light fittings. • Energy Monitoring System (EMS) with mini weather station on the rooftop to provide better measurement and analysis in addition to the standard Building Management System (BMS) provision. • 1 MWp of fuel cell to be installed in the development. • Harvesting of rainwater and recycling of grey water for irrigation and water closet. • Water sensitive urban planning with extensive provision of bioswales, biotopes and rain garden.

Bosch South-East Asia Regional Headquarters (BCA Green Mark Platinum Award) Key Features: • Estimated energy savings: 1,769,393.77KWh/yr and water savings: 1,992m3/yr. • Energy efficient chiller plant system is configured to achieve an efficiency of 0.645KW/ton. • Automated external aluminium-blind system which operates under the command of a computerised programme, twinned to roof-mounted solar/wind sensors. • Roof fully covered with thin-film, mono-crystalline and poly-crystalline modules. The roof of the building becomes a contributor of power as well as a testbed for photovoltaic research. The photovoltaic system feeds into the building grid, having total power in excess of 90KWp. • Collection of condensed water for cooling towers’ make-up tank.

Facility Link Private Limited (BCA Green Mark Gold Plus Award) Key Features: • Use of photocell sensor. • Provision of motion detector. • 95.62% of office equipment with energy efficient label. • All water fittings with excellent ratings. • Use of sustainable materials/30% recycled content products.

Starproperty.my SuNdAY 20 JuLY 2014

PROPERTY GUIDE

A day in the life of a real estate agent

By KELLY CHENG CHIALI

Any real estate agent will tell you that the learning begins on your very first day at work. No matter how conﬁdent or intelligent you are, as you get your feet wet, you’ll still need guidance in your new profession. Some agencies offer formal mentoring and training programmes on everything ranging from sales to technology and ethics. Others may just drop a company manual on your desk and wish you luck. Some agencies conduct site tours as a form of training for real estate agents to provide a deeper understanding of the location and properties they are planning to market. This is Low’s preferred training of influence. method. “This is not a typical trainThe greater your sphere of influing method. It takes a little more ence, the more of a magnet you work and effort but it is 50% more become for your prospects – and, the effective than just classroom trainbetter your chances of turning them ing,” he affirmed. into customers.

Considering a career along this property path? Here’s a glimpse at what a property negotiator does on a daily basis. very rewarding, and vice versa. Responding to the changing needs of buyers and sellers often mean shifting gears at the last minute. This is something that a real estate agent will need to get accustomed to.

Savvy networking Every agent is glued to his smartphone or laptop screen these days. However, it is important to remember that on the other side of CBd Properties Sdn Bhd head of all these technologies are real peoproject marketing Low. ple. They are the ones who keep estate agent works on a fixed sched- your business going. ule and is mostly required to be staNo matter if you’re into subsale or tioned at a property sales gallery. if you are a project marketing agent, Fixed schedules also mean that relationships are your bread-andthe real estate agent will not have butter. When we say that, we’re not the flexibility to conduct viewing talking about the little dinner rolls appointments like a subsale real you fill up on before your meal estate agent does. One of the appeal- arrives. To understand how to maxing aspects of working as a real imise your relationships as a real estate agent is that one starts each estate agent, start by asking basic day differently with varied outcomes questions: Who do you know, and at the end of the day. If you choose who knows you? to wake up with an energetic and The answer to this will go far in dynamic mood, your day may be revealing the extent of your sphere

By mICHeLLe LIaN WELCOmE to Property Pop Quiz 3. This month, we will explore the effects of the Goods and Services Tax (GST) on various types of properties when it comes into effect next year. Residential properties will be exempted from GST. Hence, the seller is not allowed to charge GST on the sale, lease and rental of residential properties such as condominiums, link houses, bungalows, serviced apartments, apartments or upper floor units of shophouses which have been approved for dwelling purposes. GST is standard-rated for commercial properties. The GSTregistered seller charges GST on the sale, lease and rental of commercial properties. This means that the commercial property buyers or investors will pay GST to the GST-registered seller on the purchase of commercial properties such as shops or retail lots, factories, warehouses, hotels and offices. Only a GST-registered company that sells you the commercial property, such as in the case of a property developer, is allowed to charge you GST. If you were to buy from a private seller who is not a GST-registered company, the private seller is not allowed to charge you any GST even though he is selling a commercial property to you. A GST-registered buyer who buys a commercial property and uses the building to run a business selling GSTtaxable supplies is allowed to claim back on the GST incurred. The GST payable on commercial

Real Estate: Business or hobby?

Working with clients

A real estate agent works as a matchmaker, connecting buyers With so many articles on the with listings that their agency Internet about how easy it is to already have or by sourcing them become a real estate agent, it’s no from another real estate agent. In wonder many are considering either case, the arrangement is basibecoming one. Some take it up as a cally the same: Agents use their hobby or something to occupy their experience to ensure that buyers are free time and earn quick cash. But, taken care of. Instead of selling a most hobbies are cheap. Even the property, the real estate agent is sellcostly ones are still about personal ing his expertise. So, which is more entertainment. With a hobby, you’re important? Leads or listings? That allowed to be careless because you depends on the location. But regarddon’t have anything to lose. less of the figures, it’s crucial to keep Real estate, on the other hand, is a a close eye on both. In a difficult business. It’s about money, and as market and a changing industry, the the market has shown in the last few best path to success for an agent lies years, when you get careless in real in being adaptable and willing to estate, you stand to lose a lot. As an work with both sellers and buyers. agent, you’re an independent conConcentrate solely on one, and tractor, which means it’s up to you you’ll find yourself struggling to to manage your own business. keep your business afloat.

When GST is implemented and becomes the law 1 Pop Quiz 3

UYING or selling a property can represent one of the biggest decisions of a person’s life. In the real estate industry, there are many parties involved in a single transaction. Developers, bank officers, government agencies, buyers, sellers and even tenants are just some of the few. However, the real show-movers are the real estate agents who are the middle persons. Those negotiating in-between see them communicating with all of the above. A real estate agent is the workhorse of the industry. He’s a salesperson one moment, a buyer’s adviser the next; he’s an analyst, a consultant of sorts, a negotiator and a marketer. Occasionally, he also performs appraisals while taking on the roles of a clerk and a loan officer. His working hours are not fixed as he has meetings with clients during the day and at night as well as weekends and often works well beyond 40 hours a week. Basically, a real estate agent does a little bit of everything, and for that, he’s paid a modest commission (provided that he closes the deal). It’s no wonder, then, that so many agents move in and out of the industry . Therefore, demand for their services remains high even in a slow market. There are two types of real estate agents. CBD Properties Sdn Bhd project marketing head Timothy Low explained, “A subsale real estate agent runs on a freehand and everything is done based on one’s own initiative, whereas a project marketing real estate agent has a stricter role to perform.” Typically, a project marketing real

Training out-of-the-box

At heaven’s gate...

The after-effects of GST...

properties does not become part of his cost of doing business. The unregistered GST buyer, however, will not be able to claim back GST for the purchase of the commercial property. The GST becomes his cost of investment. When he sells the property later on, the GST he incurred which he cannot claim back, will likely be included in the subsequent selling price.

The determining of commercial and residential units is subject to the design (before property completion), usage (after property completion), registration with relevant authority or the Sale and Purchase Agreement (SPA). This information is useful to buyers, investors, business owners and property developers of commercial and residential properties as the differentiation of the two type of properties will affect the pricing, upfront investment and GST claim.

We hope you have enjoyed our Property Pop Quiz and learnt useful information and will continue to follow this section on how GST will affect the sales, purchase and rental of properties in Malaysia. Any comments on the above is subject to any regulatory change. Look out for our next Quiz 4. We will talk about whether you need to register for GST with the Government for the sale of your property worth more than RM500,000. Property developers, construction companies, property investment companies and property agents interested in GST training can email :- info@gstmalaysia.org or visit www.gstmalaysia.org

If you rent a shop from a private shop owner who is not registered for GST, can the shop owner collect GST from you?

A. Yes B. No C. Don’t know. Will consider GST training at www.gstmalaysia.org

Can a company or individual not registered with the Government charge GST and keep the GST collected as his extra revenue of doing business? A. Yes. B. No. C. Don’t know. Will consider GST training at www.gstmalaysia.org

If you rent a house from a housing developer, can the housing developer increase the rent by charging you GST on the rental? A. Yes. B. No. C. Don’t know. Will consider GST training at www.gstmalaysia.org

If you rent furniture as part of the rental agreement from a housing developer, can the housing developer charge you GST on the rental of furniture? A. Yes. B. No. C. Don’t know. Will consider GST training at www.gstmalaysia.org Answers: 1.B 2.B 3.B 4.A

STarProPerTy.my SundAy 15 june 2014

VIEWPOINT

Do you have to charge GST on your rental income? Crowe Horwath Property Tax Vistas

By FENNIE LIM

N Monday, April 7, 2014, the Government passed the GST (Goods and Services Tax) Bill. With it, the Government has finally drawn the line in the sand after two earlier attempts at introducing this new tax. There is therefore no turning back now. As for the man on the street, what are you doing to prepare yourself for the implementation of GST? This depends on which of the two groups of persons you fall under– the ones who pay GST on the goods and services that they buy or the group which is also allowed to charge GST on the goods and services that they sell. Leasing out a property for rental is a service for GST purposes and may be chargeable to GST. However, if you are a buyer of property for your own use, then you only need to pay GST when you buy non-residential properties as there is no rental income to declare. What if you are a property owner with at least one property for rent? If so, you may need to start thinking about whether you have to charge GST on your rental income and pay it to the Government. Most individuals who are casual property owners may not be required to charge GST. Why? This is because you only need to charge GST if you are in business. If you are not in business, you do not have to. Even if you are in business, you do not have to charge GST if you are receiving rental from residential properties which are exempted from GST. In addition, you need to have more than RM500,000 in your annual turnover, that is, RM500,000 of rental income from non-residential properties. Other conditions that need to be met are that you need to be “making taxable supplies in Malaysia”, which is another way of saying that you are receiving rental income from properties in Malaysia. However, this condition can

only be met if your principal business activity of earning more than RM500,000 in annual turnover is from the rental of non-residential properties. So, are you involved in business and need to be registered for the purpose of GST? This is a perplexing question. To be technical, the GST Bill says that a business “includes any trade, commerce, profession, vocation… whether or not it is for a pecuniary profit”. The GST Bill also deems certain activities to be a “business”. For all other cases, we have to apply the “business test”.

a person is in business for certain cases. Basically, there are the six tests of a business laid out in the Lord Fisher case. Please refer to the table. These include the following considerations:-

Applying the “business test”

the activity have a certain 3uredDoes measure of substance as measby the quarterly or annual

So, what is the “business test”? The “business test” became famous in the court case of Lord Fisher when the judge reiterated the six principles of determining a business laid down in the Scottish case of Morrison’s Academy Boarding Association. Lord Fisher lived in the United Kingdom and had a hobby of shooting wild birds on his 3,000-acre (1,214 hectares) estate. He would invite his friends and relatives to join the shoot but they were not charged. Instead, they had to make contributions towards the cost of the shoot. Lord Fisher himself contributed towards the cost from his own pocket. The question for the court was whether he had to charge VAT (Value-Added Tax) which is similar to GST on the contributions. The conclusion was that he would have to charge if he is carrying on a business. The court held in favour of Lord Fisher because “the sharing of the costs of a sporting or other pleasure activity did not by itself turn such an activity into a business”. So, there lies a grey area when a person is on the borderline of whether he is in business. Hobbies are generally not treated as a business. So are those activities that are not substantial or serious enough to constitute a business. As such, there is difficulty in deciding whether

the activity a serious under1orIstaking, work earnestly pursued a serious occupation not necessarily confined to commercial or profit making undertakings?

Is the activity actively pursued 2continuity? with reasonable or recognisable

value of taxable supplies made (supplies generally mean sales of goods or services)?

Is the activity conducted in a regular manner and on sound and recognised business principles (business like nature)? Is the activity concerned with 5consideration the making of supplies for a (consideration generally means price)?

Is the activity concerned with 6 the making of supplies of a kind commonly made by commercial organisations?

Generally, individuals may not pass this test and therefore do not have to charge GST unless they own and manage properties like a serious business. Companies on the other hand, may be presumed to be in business. They therefore, have to charge GST on the rental income, if they meet the conditions. This evaluation has to be done for each and every potential “taxable person” including every company in a group of companies. Moving on, if your company has to charge GST, are you or your company ready? We term this as “GST implementation”. This involves a wide variety of matters such as transactions, paperwork, processes, systems, touchpoints and strategy. The larger and more complex the organisation, the more important it will be in tackling this issue.

The

6TESTS

of a business laid out in the Lord Fisher case

1 Is the activity a serious undertaking, work earnestly pursued or a serious occupation not necessarily confined to commercial or profit making undertakings? 4 Is the activity conducted in a regular manner and on sound and recognised business principles (business like nature)? 5 Is the activity concerned with the making of supplies for a consideration (consideration generally means price)?

2 Is the activity actively pursued with reasonable or recognisable continuity?

3 Does the activity have a certain measure of substance as measured by the quarterly or annual value of taxable supplies made (supplies generally mean sales of goods or services)? 6 Is the activity concerned with the making of supplies of a kind commonly made by commercial organisations? ©The Star Graphics

Many consultants have their own methodology in assisting organisations to implement this tax. At Crowe Horwath, we have adopted a 12-step process which covers all the steps in reaching a successful implementation. For example, one has to examine all the sales of an organisation and ensure that the correct rates of GST are being applied. If the GST rate used is higher than the correct rate, it will involve disputes with the customers. On the other hand, if the rate is lower than the correct rate, the organisation has to pay the GST out of its own pocket together with the penalties thereon if this is discovered by the Customs authorities. As a result, there is now a flurry of activity in the market as organisations rush to get themselves

ready for the new tax. Are you ready? If you are not, it may be time to seek the help of professionals since the Government has made it clear that there is no turning back when it comes to GST. Please note that the information contained in this article is for general use only and should be seen just as a rough guide. Readers are advised to seek independent professional tax advice for their GST affairs. >> Fennie Lim heads the Crowe Horwath KL Tax Division and has been in the tax profession for the last 22 years. She has a wide range of experience in tax compliance, tax advisory and indirect taxes, and has advised many large local and multinational clients on complex tax engagements.

Sunday 20 July 2014

Starproperty.my

Starproperty.my Sunday 20 July 2014

LET’S GO VIEWING

Lovely, worldly and timeless by Chan ai Cheng

T IS rare for homes to manifest a life of their own. But in the case of the Sutrasmara Home, it is a unique example that reflects the convergence of time, love and worldliness in one place. Every room, corner, nook and cranny of the home reflect the love and attention invested by Sutrasmara principal Anita Awat Abdullah, who heads the interior design firm to make its residents and guests feel relaxed at home. Visitors feel welcomed the moment they step past the custommade Indian teak and cast-iron door into the entrance courtyard graced by a chandi carved out of solid lava rock from Bali. Each space in the home spells comfort to its residents. Utilising the space, the bathroom design scheme is complemented by soothing colours, decorative finishes and innovative concepts resulting in a luxurious balance and fine finishes. “Expensive materials and stateof-the-art fixtures mean nothing if the bathroom does not function comfortably and safely. To ensure you end up with the bathroom you’ve always dreamed of, it takes meticulous planning and discussions between you and your designer. You will also have to differentiate between a master and family bathroom, kids’ bathroom, changing room and the powder room. (You should) note who will normally use the bathroom, its location, and accessibility,” Anita said. There is a sense of warmth which brings about the feeling of homeliness in the kitchen. Anita opted for a kitchen design with colours and contours that are timeless, which could be harmoniously integrated and combined with contemporary concepts. Sutrasmara’s gardens are lush and green, adorning the home with natural beauty. These luxurious and tranquil gardens serve as a haven away from the bustling city. The inviting pool also makes for a refreshing oasis in our sunny tropical environment and is the focal point of the garden when viewed from the house. One can also enjoy the view of the pool and the garden from the gymnasium, lanai, barbecue area or al fresco dining area. Anita advised, “If you are designing a garden, make sure you create the garden of your choice. Whether your garden is a space for meditation, to entertain friends or playarea for children, tiny changes and tweaks make a huge difference in the overall outlook of your garden. Simple techniques such as changing the pathway and flowerbeds, adding a fountain, pot, birdbath, ornament, statue or simply repainting the furniture will help you achieve the look you desire.”

Timelessness To quote Eleanor McMillen Brown, “To reflect good taste, it is vital to respect the past, accept the present and look forward with enthusiasm to the future.” Anita said, “Creating and designing interiors is a holistic task. Bringing all things new and old

This secondary residential property is now on the market.

together and maintaining a balance between comfort and style, striking the right chord in my creations for the people whose homes I am transforming, is pivotal in reflecting good taste.” Guests and residents can indulge in the workings of a state-of-the-art cinema, which has undergone computerised acoustics diagnostics. Its “box-within-a-box” construction, subflooring, insulation, sound panelling and sound proofing are what makes it one of only two JBL-certified cinemas in Malaysia. Sutrasmara’s home automation system affords its residents conveniences at home with the touch of a button. The home automation system includes lighting control, multi-room audio, home theatre, motorised shutters, air-conditioning control, security alarm, central vacuum and key phone systems.

it’s a small world What’s special about the home is that it brings together cultural influences from all around the world in a harmonious manner. Neither expense nor effort was spared to create a classical yet natural look that is breathtaking. The fixtures and furnishings in this home each has a story to tell. A cabinet set against the wall was custommade while intricate decorative items adorn the walls.The Indian antique credenza is also adorned with 24-carat gold-painted urns from Thailand and antique Chinese handpainted vases. One of the walls has three-piece wall-hangings of Spanish gold-plated and handpainted decorative plates. Anita commented, “Mixing, matching and filling your home with artifacts and mementos from other countries and cultures can help recreate something of a place you remember with fondness.” She added, “A house with any

kind of architecture or style can be enhanced by this blending of cultures, thereby creating a oneof-a-kind look that reflects the occupants’ lifestyle. It is a personal statement unique to the occupants which ensures that their home is always their own.” Thai and Indian silk feature extensively throughout the home – from cushion covers to silk curtains that complement the rest of the furnishings and fixtures. The furniture in the rumpus room combines classic lines with lustrous handspun silk fabrics and regional antique pieces. Bronze-hued six-ply silk curtains adorn the living room. Crystal fringes have been added to the curtains, complemented by eyecatching sequined tassel tie-backs. The sheers are made of silk and embroidered with beads. “I use all types of silk in creative ways and they feature strongly in my interior creations as seen in the wall hangings, wall panelling, cushions, table runners, table mats, bed runners and all types of upholstery. They look stunning because of their rich texture and they are of high-quality and hand-woven. Silk lifts a room, brings life to a room,

and holds a timeless quality,” she added. Anita commented, “Most of my clients and friends whom I have designed and styled homes for come from diverse backgrounds with differing ethnicities, race, culture and faith. I realise that despite the difference between these faiths and traditions, there are striking similarities that are of immense importance in revealing a common understanding of our home. “When you begin to design your dream home – your own mini-universe – start by being yourself, and becoming conscious of who you really are. You must be able to come home to a place where you feel natural and at peace.” Indeed, with a home such as this, every day is a holiday. >> Chan Ai Cheng is the general manager of S. K. Brothers Realty (M) Sdn Bhd, a registered estate agent (LPPEH) and is a registered financial consultant (IARFC). She holds the titles of Certified International Property Specialist and Certified Residential Specialist from NAR USA and was the winner of the Great Women of Our Time Awards 2007 (MWW).

The front entrance makes a striking first impression.

The pool lanai area is a sight to behold.

The courtyard entrance at nightfall.

The dry kitchen exudes a comfortable ambience.

The formal dining room is the perfect place to host guests.

StArproperty.my SundAy 20 July 2014

PROPERTY inSiGhTS

The effect of inflation on mortgage loan repayments Here’s how inflation affects property loan instalments.

the effect of inflation.

Summary

M5 for a bowl of curry noodles? In my day, it was 50 sen!” Sounds familiar? No doubt you hear your parents and grandparents griping about today’s prices more often than not. The reason for these price differences is simple and straightforward: inflation. We won’t go into the mechanics of inflation and its causes here; all we need to know in this context is that it devalues a currency over time by increasing the prices of goods and services. Now, you might be wondering about the significance of inflation when it comes to mortgage loan repayments, and how you can utilise this knowledge. Let’s start from the beginning.

A misled mindset? There’s a piece of conventional wisdom when it comes to property loans – pay them off whenever you have spare cash, and the more the better because you’ll be done with them earlier. However, the opposite could ring true if you take into account the inflation factor. Simply put, RM1 – 30 years ago has a higher value than RM1 today due to inflation. Going by the same logic, RM1 now would obviously be of a higher value than RM1, 30 years down the line. Imagine that a simple roadside meal will cost 10 times more, 30 years later. So, logically, paying ahead on your property loan instalments, you’d be using ringgit that would worth more compared to

Ask the Laywer By KhaiRul anuaR ShahaRudin

A FEW weeks ago I was introduced to a senior government official in charge of housing in Malaysia who is well known on social media. While I was picking his brain, I mentioned my Twitter handle, @ kruel74, to him and the exchanges we had on Twitter about property, he suddenly exclaimed, “Wait a minute, you are one of those they called a ‘property guru’.” I was surprised as I had never been called a “property guru” or anything along that line. I am known to most people as a property

The mentioned scenarios were based on certain assumptions. What is more likely to happen is a random fluctuation in BLR and inflation rates over time. Still, the principles shown hold true. What we want to highlight is how you can extract maximum value from your money by just following Loanstreet’s three simple rules for stretching the value of every ringgit.

years down the line. Thus, wouldn’t you be losing out by paying more than you have to, despite shortening your loan tenure?

Inflation versus interest Of course, the one major argument against this logic is that while you might save some money by outsmarting inflation, you would end up paying more anyway due to the huge amounts of interest over the years. To gain a clearer understanding of the impact of inflation here, we have to get a little technical. Let’s take a home loan of RM450,000 paid over 30 years at a steady Base Lending Rate (BLR) of 4.2%. Your monthly repayment would work out to RM2,201. For argument’s sake, let’s compare two hypothetical scenarios. Scenario 1 – Standard repayments made to bank throughout tenure length Scenario 2 – An overpayment of RM100 is added on each month throughout the tenure length From the table above, it can be noted that overpaying your monthly instalments consistently throughout tenure will save you RM30,729 in total. But, does that value reflect the actual value saved when taking inflation into account? Let’s now look at the two different inflationary scenarios to get a picture of how much value you actually stand to save from repaying earlier. All calculations are based on the discounted cash flow of the mortgage amortisation.

In a nutshell: 1. If loan interest rates are higher than inflation:a. Pay off your Loan (This article disregards investment options) 2. If loan interest rates are lower than inflation = Use your money for either: a. Investments or b. Consumption items

Two hypothetical situations Scenario 1

Scenario 2

Total amount saved

RM2,201

RM2,301

Tenure (months)

360

331

Total repayment

RM792,360

RM761,631

RM30,729

Monthly Installments

* Discounted cash flow payment = Payment/ (1+ (inflation rate)) number of months If average inflation rate in Malaysia is at 4% throughout tenure: The amount saved after taking inflation into account = Only RM157 in today’s ringgit This is the value of the amount saved based on present day value. If average inflation rate in Malaysia is at 5% throughout

tenure: You actually don’t save any money but end up “losing” money in a sense. The total amount lost after taking inflation into account = RM 2,786 in today’s ringgit. From here, it becomes clear that by overpaying and saving that additional RM30,729 in the future, translated into today’s equivalent, the amount might be much less than you think simply because of

3. In most situations, keep only a minimum amount of cash (in savings / Fixed Deposits (FD), etc, as your money generally devalues over time (Though there are certain exceptions). One final note, please remember not to discount the importance of saving. There are times when you just might need that extra cash, or must save up for a future use. Do, however, practice wisdom and save just enough for practical purposes. This is our simple guide to stretching the value of every ringgit. >> To find out more about the best home loan interest rates in the market, visit www.loanstreet.com.my >> Loanstreet.com.my is a website that helps Malaysians compare and apply for loans online, free of charge.

Who are these so-called property experts? lawyer. Among lawyers, I am just a plain old conveyancing lawyer and someone who writes books on property. I am more inclined to be known as a property lawyer who tries to enlighten people about the legal issues affecting property market in Malaysia using my books and my writings. I rarely tell people about my own property investment experience except sometimes during my talks and most queries I receive are about how certain property transactions can be done. It made me start thinking, who are these so-called property experts? Can their views really be taken into account when most

people want to buy property? Are they affecting the property market in any way? I can tell you that most people are selfish. If they claim themselves to be property experts, and that is the only profession they have, I would advise anyone dealing with them to exercise caution. The only way they can make money is by promoting their “expertise” or selling property which can make money for them. Most property experts will have deals with those who try to sell their property through them and most won’t even be forthcoming about it. The only “real” property experts in Malaysia are those who declare at the outset that their expertise is

selling property. These are real estate agents and sale representatives of property developers. They declare themselves the experts on the property they want you to buy and under the law, they are allowed to do so. You can ask them all sorts of questions about the properties they are selling and then you can even ask them to prove to you what they claim about properties are true. You can ask them about the infrastructure in the neighbourhood, the facilities provided, the cost of owning the property and ask them to recommend you to other experts such as the banker, lawyer and valuer for the property.

When you deal with sales representatives of housing developers and real estate agents, you are also protected as they are licensed. The avenue for you to not lose any money is also there. As for the so-called property expert, if they claim they are such, and you still want to take their advice, do so with a pinch of salt by asking them their track record, including when there was a downturn in the property sector and whether they have any interest in the property they recommend, no matter how well known they are. >> Khairul Anuar is a practising lawyer who is also an author of books related to property law.

Starproperty.my Sunday 20 July 2014

JB PROPERTY FAIR

Why you cannot go wrong by buying into Iskandar Malaysia Table 1:

Table 2: Existing stock and supply of residential units by type in Johor

Economic performance indexes comparison

December 2013 GDP growth

USA

JAPAN

AUSTRALIA

2.52%

0.12%

0.65%

Single, 2, 3 Single, 2, 3 Bungalows Low cost Condominium storey terrace story semi-D and clusters house and flat service app and soho

MALAYSIA 4.70%

Existing stock 2012

337,129

101.60%

90.60%

91.10%

226.1%

20.7%

53.10%

Completions by 2015

Gov deficit as % of GDP

-4.10%

-3.7%

-7.40%

-9.6%

-3.00%

-4.50%

Incoming supply by 2015

Balance of current account in USD Bil

Gov debt as % of GDP

-360.7

-34.5

-93.6

56.6

-44.9%

16.6

Inflation

1.5%

2.7%

0.2%

2.4%

3.2%

Unemployment

7.3%

10.8%

7.7%

4.1%

5.7%

real estate insights

hen looking at the property market, we have to always look first at the main driver that justifies the balance between the offer and demand of properties as seen in the current economic performance and outlook of the country. Real estate is not an economic driver or, shall we say, it does not generate economic growth itself. Instead, it comes in as a logic and natural consequence of the economic development of the nation. economic drivers include the manufacturing, services, education and tourism industires. Malaysia has been performing quite well in the past decade and the outlook for the next few years remains positive as all the indexes are showing good achievements although there is still ample room for improvement. (Refer to Table 1). how this basic principle applies to Iskandar Malaysia is seen as in the last eight years, IRDA has been able to attract more than RM133bil of committed investment within the nine economic cluster defined by the 2005-2025 Comprehensive Development Plan with more than 55% of it already realised. Malaysians believe in Iskandar Malaysia as 65% of the figure above has been generated locally with a mere 35% coming from overseas. Looking at the possible 2020 outlook, we can find very positive signals coming from our neighbouring Singapore. The recent state visit of the Singaporean Prime Minister and his speech at Putrajaya confirm the high interest that Singapore has in the region – not from a “property-speculation” point of view but as an “industrial and manufacturing facilities partner”. Let’s also look at Pinewood Studios and the collateral business as well as economic growth that will be generated there. Most of the committed investments mentioned have the same “collateral added value” with IT, logistic, specialised and skilled labour demand that will be on the rise.

Housing offer and current or anticipated demand having said that, we can now look at what has happened in Iskandar Malaysia from a property point of view. The last 24 months have seen the property market in Iskandar Malaysia gaining a tempo that appears to be unsustainable. even though it seems that too many high-end, unaffordable projects have been launched, by comparing the numbers in

Logistics

Petro & Oleo-chemicals

Education Services

779

825

174

924

10,271

5,058

25,815

19,516

100,343

9,767

2,334

1,540

362

6,918

20,921

73,689

9,119

8,644

42,012

19,099

152,563

2,026

2,151

9,643

652,827

558

10,029

24,407

260,616

87,968

1,001,411

GDP per capita at current prices (RM) 2009 2010 2011

Food & Agro processing

Financial Services

2012

State population in 2012

GDP @ const prices 2012 (RMmil) 114,106

Kuala Lumpur

57,040

62,075

68,072

73,931

1,768,680

Penang

30,098

33,601

35,188

37,006

1,664,640

52,530

Selangor

28,468

31,457

33,727

36,135

5,826,240

176,239 21,953

Malacca

25,397

28,328

31,093

33,550

832,320

Negri Sembilan

25,595

28,586

31,295

32,511

1,040,400

27,717

Johor

18,878

21,329

23,593

24,574

3,537,360

68,791

Sabah

15,515

17,118

19,038

19,010

3,537,360

44,434

Table 4: Estimate need of houses by 2015 and 2020 Total Johor population as at 2012

3,586,461

Current demand of homes (3.5 member per household)

1,024,703 692,906

Available stock as at 2012

331,797

Current need of houses as at 2012 Tourism

Health Services

Total 692,906

8,035

New planned supply by 2020

State

Electrical & Electronics

31,482

Table 3: Per capita income statistics 2012

Iskandar Malaysia nine economic clusters

By dR danIElE GaMBERO

191,695

7,569

Total per type by 2020

Source: BNM, REI Archives

89,784

41,918

Starts by 2020 Planned supply by 2020

42,816

Creative Industries

3,976,374

Total Johor population as at 2015 (est +3.5% year)

1,136,107

Estimate demand of homes in 3 years time (3.5 member per household)

Table 2, we can see that houses are more reasonably priced with an indication that lowcost or medium-low cost flats will be abundant in supply. If we consider that the biggest number of highrise units in one single project is 9,600 dwellings in the Country Garden Danga Bay, by multiplying this number by three (other projects normally launch less than 500 to 700 units each), we will still have more than 70,000 houses that are not highly priced (Table 2). Table 4 shows the estimated need of houses (estimates have been calculated using very conservative parameters).

Incoming supply by 2015 (inclusive of existing stock)

803,520

Estimate need of houses by 2015

332,587

Total Johor population as at 2020 (est +3.5% year)

4,722,685

Estimate demand of homes by 2020 (3.5 member per household)

1,349,338

Incoming supply by 2020 (inclusive of existing stock and supply by 2015)

1,001,411

Estimate need of houses by 2020

347,927

Table 5: Per state affordability values 2012 State

State by state (est) population in 2012

GDP 2012 per capita at current prices (RM) Yearly Monthly

35% of monthly income=loan repayment (RM)

Affordable house value (30 years loan @ BLR-2.3 4.4%) Per capita (RM) Per household (RM)

Kuala Lumpur

1,718,680

73,931

6,161

2,156.32

480,000

720,000

Penang

1,654,640

37,006

3,084

1,079.34

240,000

360,000

Selangor

5,626,240

36,135

3,011

1,053.94

240,000

360,000

832,320

33,550

2,796

978.54

220,000

330,000

Negri Sembilan

1,040,400

32,511

2,709

948.24

220,000

330,000

demographic growth - migration and wealth distribution

Malacca

Demographic growth and wealth distribution are also extremely important factors when making decisions on purchasing a house for either investment or for one’s own use. We also have to consider that the Malaysian rural population is consistently moving towards urban areas with a stable 3.5% ratio (of the total Malaysian population) per year. This fact combined with all the other factors mean that Iskandar Malaysia will reach the expected 3 million residents by 2025 (Johor has almost 5.5 million people). In 2012, statistics of Malaysia’s wealth distribution showed that the poorest 20% of the population shared 5% of the nation’s wealth while the richest 20% enjoyed 37%. The middle 60% group shared the remaining 58% of the wealth. Table 3 illustrates clearly where we are today on a state-by-state basis (listing the major states and property hotspots) and how impossible it is to have a nationwide parameter of affordability for homes as what is affordable for the middle-class strata of people in Selangor is totally out of reach for those in Pahang.

Johor

3,337,360

24,574

2,048

716.74

160,000

240,000

Sabah

3,437,360

19,010

1,584

554.46

125,000

187,500

The next step is then to calculate on a state-by-state basis the average affordable value of homes and define a proper value that makes sense.

The real affordability Defined as the average per-capita income based on a state-by-state basis, we see how different the perspective and mindset of lawmakers, buyers and developers are when addressing the affordability issue. The results are opening the door to a new and interesting scenario for state rulers, developers and also investors. (Table 5). These values are median and if we look at Johor and try to extrapolate real values for Iskandar Malaysia, taking into consideration the major economic developments that the “special region” has been going through, my personal take is that affordable values should be pegged between RM200,000 and a maximum of RM500,000, which is about RM250

per sq ft to RM500 per sq ft in terms of livable spaces of 850sq ft to 1,100sq ft. Maybe I’m wrong but, I’m aware that there are several development projects which are offering livable houses within these values. For sure, purchasers shouldn’t be looking for their dream homes adjacent to Danga Bay or in the Johor Baru city centre, but should widen their search up north and in the east areas in what I define as the Iskandar Malaysia Affordable Corridor of growth. >> Credits and sources: Napic Property Market Report 2011 and 2012, Government Department of Statistics, (Household income and basic amenities Survey Report 2012), IRDA, REI group Archives, Ho Chin Soon Research map. >> Dr Daniele Gambero, CEO and co-founder of REI Group of Companies, gives presentations on the property market and welcomes feedback at: Daniele.g@reigroup.com.my

Starproperty.my SunDay 20 July 2014

JB properTy fair

Tropicana developments: The pearls of iskandar Malaysia By Khairul Khalifah

HE attention garnered at the mention of “Iskandar Malaysia” is well-warranted. After all, Iskandar Malaysia is a mammoth development project that involves a huge 2,217sq km of land on the southern Johor corridor comprising modern recreational, residential, educational, medical, hi-tech industrial and administrative zones. As of last year, this prime hotspot has attracted over RM130bil in investments. That number continues to grow this year as more and more projects are being unveiled to turn Iskandar Malaysia into the hottest growth corridor in Malaysia. Two such projects are the Tropicana Danga Cove and the Tropicana Danga Bay, both located in Johor Baru. This area covering the city is dubbed the Flagship Zone A, as it is without a doubt, the most prime development area in Iskandar Malaysia. Incidentally, both projects are situated here.

Tropicana Danga Cove, the suburban gem Tropicana Danga Cove occupies 227 acres (91.86 ha) of Johor Baru’s eastern suburbs in Permas Jaya, a joint-venture development between Tropicana Corporation Berhad and Iskandar Waterfront Holdings. According to the developer, that ample acreage will be occupied by freehold commercial, retail, office, residential as well as MICE (meetings, incentives, conferencing and exhibitions) components. The development will also be supported by modern infrastructure and will be fully accessible via no less than three of Johor Baru’s key highways – the Eastern Dispersal Link (EDL), JB East Coast Highway and the Pasir Gudang Highway. All these components will add an irresistible shine to this investment gem as it puts Tropicana Danga Cove a mere stone’s throw away from the city centre and Singapore. A trip to the JB CIQ should take just 15 minutes, and for investors that’s a real boon. Another highlight is the project’s lifestyle-oriented development. There will be four signature zones being developed to accommodate a modern urban style of living. A riverfront leisure zone will house a mangrove reserve park, recreation park, an amphitheater and more. The market square zone will be home to the farmer’s market, pedestrian-only market street and a commercial centre. The park community zone will accommodate a central park, terraced rain garden, an international school, themed condos and more. Finally, there will be a cosmopolitan living zone where the central plaza, shopping mall, convention centre and serviced apartments will be situated. To investors, Tropicana Danga Cove conjures up the image of an exclusive, selfcontained mini township in the Johor Baru suburb. And, according to the developer, that imagery is spot on. In addition to providing the rest of Johor Baru with a new leisure and shopping attraction, Tropicana Danga Cove will also offer its own residents a taste of upscale, modern living in a luxurious enclave that is properly planned and equipped, and where everything needed for an enjoyable urban life is never too far away.

Oasis 2 To date, the imagery represented by Tropicana Danga Cove projects has been very well received. For example, Oasis 1 representing a shop office complex has been fully snapped up by investors eager to tap into the market that the project’s urban lifestyle will create. And now, Oasis 2 is hot on the heels of its predecessor’s success. This time, it offers three- and four-storey shop offices that will occupy 19 acres (7.69 ha) of Tropicana Danga Cove. There are 180 units to choose from, priced approximately from RM1,398,000 onwards, all due to be completed in 2017. They’re well-priced, considering their attractive features such as wide service roads, ample parking, spacious seven-feet wide front walkways, private lifts for four-storey units, ample 15 ft ceiling height for ground floor units, al fresco business spaces and full glass panels for good visibility.

Tropicana Danga Bay, a diamond in the heart of the city Investors preferring properties right smack in the middle of the city itself will find it worthwhile to take a look at Tropicana Danga Cove’s sister development, the Tropicana Danga Bay. This RM8.3bil integrated project occupies 37 acres (14.97 ha) of prime land in Danga Bay, which is a huge plus for believers of the old property investment adage, “location, location, location”. The venue puts it just eight minutes’ away from JB CIQ, 15 minutes from key family attractions such as Legoland and 90 minutes from Kuala Lumpur via the proposed High Speed Railway. And, just like its sister project, Tropicana Danga Bay will boast an upscale concept but in a more compact form with innovative ideas.

Tropez residences – first completing project in Danga Bay.

Oasis 2 - Strategically located. ready catchment of 500,000 population.

Bora residences

Bora residences Type a living hall *Pictures are artiste’s impression.

Furthermore, without the RM1mil restriction for foreign buyers, this development will further enhance the investment opportunity. Tropicana Danga Bay comprises a mix of freehold commercial and residential units, combining lifestyle shop offices and shopping mall with luxurious high-end serviced residential units that are linked by a network of shaded skybridges and walkways. To imagine Tropicana Danga Bay’s top-notch living high above the ground, one simply has to take a look at its two serviced residences – Tropez Residences and the Bora Residences.

Tropez residences These luxury serviced residences make up three towers in Tropicana Danga Bay, going as high as 37 floors to offer a magnificent waterfront view. There are a total of 1,149 units, comprising everything from generous duplex units to studio units. True to its high-end image, Tropez

Residences offers all the trappings of a privileged lifestyle, including swimming pools, a sky deck on the 37th floor, a gym hall on the rooftop as well as interconnecting sky bridges. Not surprisingly, out of the 1,149 units on offer, 91% have already been snapped up since its initial launch. The project has remained right on track and is scheduled for completion by the end of the year.

Bora residences Bora Residences was launched last year following the runaway success of Tropez Residences. Their first launch of Tower A consists of 42 storeys that offer a total of 396 units comprising one-bedroom studios, balcony units, duplex units and penthouses with swimming pools. At Bora Residences, investors will have access to a linear park, ample water features, theme garden, infinity pool, iconic pavilion, reading corner, a spa water village and a sky lounge to enhance the view, among others.

StarProPerty.My SUNdAy 20 JULy 2014

JB properTy Fair

Making it in Medini

Sunsuria’s The IONS, comprising integrated offices and niche shops as well as The IONS-i, is set to add more sparkle to the glittering Iskandar Malaysia region. Some of our other participating exhibitors:

Mayland Properties Sdn Bhd Featured developments l Palazio l Parc Regency

An artiste’s impression of the aerial view of IONs and (below) IONs facade.

By KHAIRUL KHALIFAH

o those familiar with the Iskandar Malaysia corridor in southern Johor, the name Medini is already a well-known one. It is a much-talked about township project spanning 2,230 acres (902.5 ha) that is slated to become the Central Business District (CBD) of Nusajaya. Medini is located right in the heart of it, surrounded by established signature developments such as EduCity, Pinewood Iskandar Malaysia Studios, the new state administrative capital of Kota Iskandar, Horizon Hills golf club and Legoland. The name comes from the old name of a once-prosperous region in the southern tip of Peninsular Malaysia, which is “Ujong Medini”. The modern-day Medini aims to bring back the lustre of its golden days by becoming the dynamic nerve centre of the exciting Iskandar Malaysia region. To that end, over RM1.8bil has been spent on creating world-class infrastructure and utilities in Medini to support the anticipated growth in the area. There are four development clusters – Medini North, Medini Central, Medini Business and Medini Living – to create a bustling and thriving modern township. With so much growth potential provided by these clusters, Medini expects a GDV (gross development value) of RM68bil over the next 15 to 20 years. Enhancing the Medini township is Sunsuria Bhd, the developer of a 82-acre (33.18 ha) parcel in the middle of the new township. Dubbed Sunsuria Medini, this mixed-integrated development is planned as the strategic catalyst for Iskandar Malaysia. It features an integrated hub for commercial activities, supported by careful urban planning to attract high-value retail and business activities. To date, the developer Sunsuria Bhd has unveiled two key developments in Sunsuria Medini. one of these developments is dubbed The IoNS, which stands for “integrated offices and niche shops”. It represents an innovative mix of leasehold retail shops and office spaces

Matrix Concepts Sdn Bhd Featured developments l Impiana Bayu (Eugenia & Eugenix) located just minutes from other key attractions of Iskandar Malaysia including Legoland. The IoNS comprises 181 units of threestorey and two-storey shop offices, both measuring 20ft by 60ft, offering built-up areas ranging from 2,400sq ft to 3,600sq ft respectively. Both unit types feature spacious layouts with a generous 15ft ceiling height, as well as ample parking lots and spaces for cars and commercial vehicles. The second development in Sunsuria Medini is The IoNS-i, of which the “i” stands for industrial. These three-storey leasehold corporate industrial units are targeted at modern businesses and stylish showrooms. There are only 77 units available, spread out across 9.31 acres (3.77 ha). These welldesigned contemporary units measure 24ft by 81.6ft each and are set to be the vibrant epicentre of commercial activities in Sunsuria Medini. Both The IoNS and The IoNS-i take up only four parcels of land in Sunsuria Medini. Another 12 parcels of the 82-acre development is yet to be announced, signalling the potential for more growth and further developments at Sunsuria Medini in the near future

on guaranteeing growth, it is interesting to note that property units in Sunsuria Medini will benefit from several attractive government incentives to encourage takeup. As announced in october last year, the real property gains tax (RPGT) has been waived for all property purchases exclusively in the Medini zone beginning this year. It is the only zone in the entire Iskandar Malaysia region that has been granted such an enticing waiver to attract investors. To spur commerce activities, property investors will also enjoy tax incentives for six types of industries which include creative, education, health care, logistics, financial advisory and tourism. Furthermore, to attract investors from overseas such as neighbouring Singapore, expatriates will also be offered a lucrative 15% tax rate scheme which will be made eligible for tax-free motor vehicle purchase. With so many initiatives at hand to boost the attraction of Sunsuria Medini, there is confidence that the development will see high growth in the near future that will brighten the attractive prospects that is already here at Iskandar Malaysia.

Scientex Skudai Sdn Bhd Featured developments l The Garden Residences Premier l Opal Imperial

Starproperty.my suNDay 20 July 2014

JB property fair

By Nurul haNisah nurulhanisah@mystar.com.my

OnG KOnG-listed R&F Properties Co Ltd marks its first venture into the property development in Malaysia with its upcoming mega residential project in Johor Baru called R&F Princess Cove. This project will be a mixeduse development which will comprise a 5-star hotel, office towers, parks, shopping malls, a clubhouse and luxury apartments also known as hOPSCA. R&F Princess Cove is in close proximity to the next upcoming Tanjung Puteri RTS (mass rapid transit) interchange, which will be the gateway to Iskandar Malaysia direct from Singapore. The development will be built on 116 acres (46.9 hectares) of land, which is expected to be completed within the next eight years. The first phase of the R&F Princess Cove residence consists of builtup areas ranging from 469sq ft to 1,391sq ft. The units will have a maximum of four bedrooms and three bathrooms, depending on layout. Additionally, the serviced apartments will also have dualkey units to increase the flexibility and functionality features which will encourage buyers to make full use of the space available to them. Furthermore, residents at the R&F Princess Cove serviced apartments will enjoy various attractive facilities which will include a garden clubhouse, gazebo, swimming pool, fully-equipped gymnasium, childrenâ&#x20AC;&#x2122;s playground, VIP waiting room, a bar with a seaview as well

r&f princess Cove: the future landmark of Johor 1

as an indoor bar. Additionally, the development will be surrounded by an abundance of greenery and gardens for its residents, facilitated by serenity and pristine views of the surrounding areas. Interested buyers may visit the modern, resort-style R&F Princess Cove sales gallery spanning approximately 45,000sq ft. The huge sales gallery was built to impress with its elevated decks, long coastal beach, a music fountain, private wharf, an infinity pool and a garden. For more information, please call 1800187 777 (JB Sales Gallery) or call 03-2742 7277 (KL Sales Gallery).

By Khairul Kalifah When creating a luxurious residential development in Genting highlands, it is wise to design it to embrace the elements that surround it. Located 15 minutes from Gohtong Jaya, Ion Delemen@ Genting highlands is designed to do just that. The international team that worked on its masterplan based it on the five elements of feng shui. By taking cues from the elements of nature, the development may attract positive energy and imbue a sense of harmony. Being the one and only high-end resort-style serviced apartment in the entire area, Ion Delemen may also bring good fortune to investors. Perched on a hill 6,000 ft above sea level, it rises majestically on 10.2 acres (4.13 hectares) of verdant land. Its designers sought to introduce 2

1 2 3 4

Entrance view of r&f Princess Cove show unit show unit Overview of of r&f Princess Cove

in its element

The award-winning ion Delemen@Genting highlands takes harmonious living to new heights.

a balance between man-made design and nature, and to create luxury living in a cool, soothing natural environment barely an hourâ&#x20AC;&#x2122;s drive from the heart of Kuala Lumpur. The development comprises seven blocks of boutique suites, totalling 1,001 units that range from 866sq ft

to 2,970sq ft in size. Investors have snapped up 90% of the units offered in the first phase of its launch. Those who missed the first phase will be glad to know that the second phase is now open for sale. It comprises both Towers 2 and 3 that offer two- to four-bedroom

units that are generously sized from 1,033sq ft onwards. Overall, there are a total of 279 units with prices ranging from RM920,000 to RM1.2mil. The crown jewels are the penthouse units. These ultra-luxurious duplex residential units offer a sprawling 2,970sq ft of high-class living space

with a pristine view of the majestic highlands, especially when viewed from the 23rd floor. each unit is meticulously designed and lavishly furnished, and are priced at an average of RM4.45mil. Ion Delemen@Genting highlands certainly has all the elements that make for a solid investment.

Magnificent mountain view from ion Delemen, can be viewed from every unit.

Enjoying sunset at our restaurant located at the podium.

Water features and sky garden.

Starproperty.my SUndAy 20 JULy 2014

JB property fair

rising to the challenge TTdI Ascencia fulfils the promise of a luxury with first-class access to major highways and a rail network. By KHAIRUL KHALIFAH

than four major highways at the residents’ disposal – North Klang Valley expressway (NKVe), Sprint highway, Penchala Link and Lebuhraya Damansara Puchong (LDP). TTDI Ascencia’s unique architecture is distinctive, accommodating a total of 154 apartment units. These units consist of studio units as well as one- to three-bedroom apartments ranging from 500sq ft to a generous 1,600sq ft. The units are priced from RM820,000 to RM1.6mil. Taking TTDI Ascencia’s sense of luxury and convenience even further, all units will be semi-furnished. The developer has taken the extra effort to meticulously design the interior to include matching features for a complete overall look. These features include high-quality kitchen cabinet, hood & hob, built-in wardrobe in the master bedroom, a water heater, air conditioners, plaster ceiling, high quality bathroom fittings and luxurious marble for master bathrooms. TTDI Ascencia’s accessibility, luxury and convenience make this development stand out even more so with its prestigious 60000 TTDI KL postcode. According to the developer, 50% of the units were snapped up within weeks of its launch in 2012. Scheduled for completion in 2016, TTDI Ascencia will no doubt add an important landmark to Taman Tun Dr Ismail and another feather in the cap for the township’s master developer, Naza TTDI.

The challenge facing Klang Valley urbanites has always been in finding a residence that eases the burden of their daily commute. Mindful of that, Naza TTDI Sdn Bhd makes it a top priority when drawing up the plans for TTDI Ascencia in Kuala Lumpur. Being the company’s latest jewel in its string of successes that include the TTDI Alam Impian, TTDI Ampang and TTDI Grove developments, TTDI Ascencia will be a freehold service apartment development that offers unrivalled accessibility, among others. This RM134.5mil upmarket residential development is strategically nestled between Taman Tun Dr Ismail and Damansara Kim, putting it right at the doorstep of the upcoming TTDI MRT (MASS Rapid Transit) station. That means residents will be just a stop away from One Utama and a few stops away from The Curve, KL Sentral, Dataran Sunway and Petaling Jaya, which is a unique convenience few other luxury condominiums can boast of. The MRT line will also take residents all the way to the heart of Kuala Lumpur and beyond, for a hassle-free work and leisure commute. If driving is the preferred mode of travel, TTDI Ascencia’s location offers no less 1

Ascencia’s unique design will be the talk of the town and surely a landmark to TTdI.

Some of our other participating exhibitors:

Bangsar Heights pavilion Sdn Bhd featured development l Causeway Regency

A Porte cochere for the convenience of drop-off and pick-ups. A unique feature of Ascencia, these Garden Terraces inspires alfresco dining and chilling out.

Property Fair opens at JB City Square

encorp Iskandar Development Sdn Bhd featured development l Encorp Marina

FOR those heading to the StarProperty Fair at Johor Bahru City Square, here is the list of speakers scheduled for their talks:

JULY 26, SATURDAY 2.00PM - 3.00PM

The Hidden Energy of Iskandar Johor by Professor Joe Choo

4.00PM - 5.00PM

Prof Joe Choo

dr daniele Gambero

featured development l Grand Medini Residence

Bridging the future of Iskandar Malaysia and Singapore by Mr. Ishmael Ho

JULY 27, SUNDAY 2.00PM - 3.00PM

> Khoo Soon Lee realty Sdn Bhd > prosper plus Industry Sdn Bhd/KSL Holdings Bhd

Right Timing for Property Investment - An Update of the Malaysian Property Market and Where are the Property Hotspots by Mr. Ryan Khoo

4.00PM - 5.00PM

Iskandar Malaysia: The way forward Through Residential, Commercial and Industrial Development with its Implications for the Next 10 Years Investment Plan by Dr. Daniele Gambero *Speakers' schedule subject to change without prior notice.

medini Iskandar malaysia

featured development l KSL Residences@dAyA Ryan Khoo

Ishmael Ho

Starproperty.my suNday 20 July 2014

JB property fair

By Nurul haNisah nurulhanisah@mystar.com.my

andolin Residences is the epitome of modern and contemporary living with its practical designs and spacious layouts. This freehold development offers various units with built-up areas ranging from 653sq ft to 1,937sq ft. nestled within the township of Taman desa Tebrau in Johor Baru, Mandolin Residences is developed by Plenitude Tebrau Sdn Bhd. located only a short distance of 14 km from the Johor Baru city centre, this township is strategically located, making it a convenient address for those working in Johor Baru or even Singapore. The Taman desa Tebrau township spans across 965.7 acres (390 ha) of land, and it is one of the major developments located within the Tebrau belt. it is situated adjacent to Taman Johor Jaya, Taman Gaya, Taman Mount austin and Taman Pelangi indah. Promising a variety of projects within the township, Taman desa Tebrau will encompass over 10,000 units of properties which include landed homes, condominiums, apartments and shop offices once it is fully completed. Residents at Mandolin and the community get to enjoy excellent infrastructure and amenities surrounding Taman desa Tebrau. They will also be able to partake of the convenience being accorded by state-of-the-art fibre optic connectivity. Within nearby distance are primary and secondary schools, a commercial centre and lush green parks. Connectivity will be achieved via serviced roads to neighbouring housing estates. additionally, there is a dedicated interchange which eases traffic flow to Taman Johor Jaya and the Johor Baru-Kota Tinggi Highway. The interchange will enhance the value of this township, making it a much sought-after development.

Mandolin residences, taman Desa tebrau

The best of township development has arrived 1

Pool view

sky deck

arrival plaza

Top-notch facilities for all needs This development promises the best in-house facilities, including tennis and squash courts, gymnasium, a barbecue area, sauna, swimming pool and wading pool as well as a Jacuzzi. Residents here get to live amid lush greenery. The development promotes green features, offering three acres of landscaped gardens with cascading water features that ensure peace and serenity. These features are in line with the sustainable efforts made to complement the development. For those who appreciate the beauty of nature, take time to relax on the roof garden situated at the top of the development or just lounge around with your friends and family at the gazebo and pavilion area. This development also encourages a healthy lifestyle, as a jogging track and a covered walkway are provided for its residents. Furthermore, Mandolin Residences also provide a multipurpose hall for the convenience of its residents and the surrounding community. The hall will cater to your event or function needs, be it for business functions, gatherings for birthday parties or other events. a children’s playground is

Furthermore, basic amenities are situated within and around desa Tebrau for the residents’ convenience. They include Jusco, Tesco, upcoming iKEa, Sunway College, Sultan ismail Hospital and auto hub consisting of Toyota, Ford, land Rover, BMW, autobacs and Volkswagen.

also provided for the little ones. Parents are encouraged to spend quality time with their children at the playground.

security features for peace of mind

Excellent connectivity and accessibility Most potential homeowners place accessibility as their primary concern when opting to buy a certain property. However, there is no need to fuss over Mandolin Residences’ location. it is situated at a strategic location which makes it highly accessible to various major highways. These include the Eastern dispersal link Expressway (Edl), the north-South Highway and the Senai-desaru Highway as well as the Pasir Gudang Highway. Besides that, the desa Tebrau

interchange is a two-level interchange that allows the main traffic to flow uninterrupted on the first level, while channelling traffic to desa Tebray or Taman Johor Jaya via ramps on the second level.

For those who rely on public transport, strategically placed bus stops are only a stroll away from the development. Walking is also a breeze with the pedestrian walkways provided.

Residents of Mandolin Residences will be able to have ample privacy and peace of mind with the three-tier security and other safety features provided. Besides that, there will also be a guard house at the entry and exit points whereby security guards will be stationed to care for the residents’ safety, making sure everything is in order. additionally, Mandolin Residences will implement an integrated intercom system for each of its units to maximise its security features. Besides this security feature, homeowners will also need to use the access card system either when entering or leaving their homes, as this will further complement their safety concerns.

32 Starproperty.my Sunday 20 July 2014