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TROPICANA The maestro of seamless masterplanning Tropicana Corp Bhd group managing director Datuk Edmund Kong sets new benchmark in seamless living for Tropicana Metropark. P10-11
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STARPROPERTY.MY SUNDAY 21 JUNE 2015
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FEATURED DEVELOPMENT
Cybersouth A showcase on WHOLESOME LIVING By ANGIE NG angie@thestar.com.my
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CT BHD is taking advantage of the fast developing southern corridor of the Greater Klang Valley to launch its latest township development, Cybersouth on 417 acres within Cyberjaya vicinity in Dengkil, Selangor, into a “master blueprint built on passion for wholesome living”. MCT sales and marketing director Datuk Soo Kai Chee discloses that the township will be developed in line with the group’s vision of building wholesome communities in high growth corridors. “Our projects will embrace eco-friendly ideas to make the communities healthier, safer, greener, more liveable and prosperous,” he says. A glimpse of MCT’s property development journey shows the developer has quite a number of flagship projects that it is proud of. Tracing MCT’s history since it started out on its corporate journey under the company name of Modular Construction Technology Sdn Bhd in 1999 as a builder specialising in undertaking construction, civil engineering and mechanical and electrical works through modular construction techniques, Soo says the company ventured into property development in 2004. Its maiden project was USJ One Avenue, a 448-unit condominium project in UEP-Subang Jaya, Selangor. The project worth a gross development value (GDV) of RM138mil was completed in 2008. Since those early days, MCT has made great strides as a property developer and is today an integrated property developer with in-house capabilities in development planning, architectural and engineering design, quantity surveying and procurement, interior design, project management and construction. Among its flagship projects include phases 1 and 2 of the One City development located in USJ, which comprise mixed commercial with shop offices, retail lots, office suites, hotel tower, office tower, dual purpose hall for cinema and seminars, fitness centre, rooftop food and beverage area, banquet and event hall, with a GDV of approximately RM880mil. In total, MCT has completed projects worth a cumulative GDV of RM1.32bil and is currently developing on-going projects worth some RM3.7bil. Soo says MCT has approximately RM5.1bil of GDV of projects with development order in place ready to be launched. In addition, there is also remaining landbank of 296 acres that are yet to be planned. The developer is looking to add value and offer buyers more holistic features across all three residential, commercial and educational zones in its Cybersouth township. Cybersouth township, wholly owned by MCT, will take eight to 10 years to complete. Soo says the township’s location
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offers a prime location that allows close proximity to the three activity hotbeds of Putrajaya, Cyberjaya and the Kuala Lumpur International Airport (KLIA). It is just 400 meters to the boundary of Putrajaya and 1.5 km to Cyberjaya. And the KLIA is only 24 km away. Its location is well connected to surrounding areas via the major highways that
include the LDP, MEX, Putrajaya-Cyberjaya Expressway, NKVE and SKVE. “Cybersouth is certainly a piece of heaven on earth. And believe us, once you are in, you will refuse to leave,” he adds confidently. “We offer a gated and guarded concept yet we are also issuing each and every buyer an individual title," Soo says. 4
Cosy comfort
Each of the phase features culde-sac designs to ensure safety, with only one way in and one way out, which will be guarded by a guardhouse and perimeter fencing. “We are committed to ensuring our buyers’ privacy,” he says. Built as a wholly integrated development, travelling between the commercial, residential, and educational zones will be extremely easy and accessible. Soo says Cybersouth is estimated to provide not less than 10,000 units of residential and commercial units and when it is completed, MCT expects Cybersouth to host a total number of 40,000 residents. There will be landed housing projects with approximately 1,500 units and also commercial
and educational zones. Soo says MCT is currently in the midst of planning the components for Cybersouth’s commercial areas. “There are a lot of factors to take into consideration, especially the supply and demand economics of the surrounding areas. However, it would be safe to say that the usual mainstays of commercial hubs located in residential areas will be found there, such as supermarkets and leisure activities,” he says. There will be a wide range of leisure facilities to be incorporated in the township, including a 10-acre Central Park that will be well planned around a core lake enveloped by experiential garden themes that will showcase a Forest Walk complete with seating areas and gazebo, Linear Landscaped Garden with mini stage, Putting Lawn for mini golf, riverside jogging and cycling path,
Lakeside Deck with jetty and other unique facilities. “We are targeting first-time home buyers, young executives and upgraders. Only a very small number of our existing buyers consist of investors,” Soo says. He says the first phase of landed housing property, Greencasa @ Cybersouth, comprising 418 units doublestorey terrace houses, has already been sold. Launched in April 25, the houses of 18 ft by 65 ft, 20 ft by 65 ft and 22 ft by 65 ft, have built-up of 1,545 sq ft to 1,913 sq ft. The houses were sold from RM519,800 a unit and are expected to be completed in the second quarter of 2018. Meanwhile, the second phase of Cybersouth, Casaview @ Cybersouth also comprises two-storey link houses. The 20 ft by 70 ft, 22 ft by 70 ft, 22 ft by 75 ft, and 24 ft by 75 ft houses will have built-up of 1,959 sq ft to 2,700 sq ft. They will have
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price tags from RM629,800. These units were previewed for sales on April 25 and 26, and are expected to be completed in the third quarter of 2018. Despite the softened buying sentiment in the local property market, Soo says sales are still going strong. “However, we have encountered a slower pace in terms of bank loan approvals,” he says. In order to raise the awareness and promote sales at Cybersouth, the developer is in the midst of ramping up its advertising activities to ensure the project gets maximum market exposure. Marketing campaigns that will effectively appeal to its target demographic market group is also underway. Given its customer-centric focus, MCT is all geared up to put its best foot forward to turn Cybersouth into a well planned township of distinction.
1 Cybersouth offers a fresh new way of living, integrating nature and life. 2 Intrinsically designed homes here nurture and enrich just about every aspect of your life. 3 Residents can enjoy a dedicated 10acre Central Park embellished with lofty greenbelt landscapes within this community. 4 Cybersouth's Forest Walk. 5 MCT sales and marketing director Datuk Soo Kai Chee.
Sunday 21 June 2015
Starproperty.my
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SPECIAL FOCUS
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STARPROPERTY.MY SUNDAY 21 JUNE 2015
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Virtues of masterplanning townships
Cornerstones for holistic and sustainable living for the present and future generations.
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ALAYSIAN townships come in different sizes, shapes and functionalities. Those which were built many decades ago are smaller in size and have simpler types of housing and commercial property compared with those which were completed more recently. As the years rolled by, townships have taken on more sophisticated look, feel and function, and there are now various types of townships in our midst bearing different names such as integrated townships, university townships, lifestyle-cumentertainment townships, and gated and guarded townships, among a growing list of names. The rapid pace in which new townships are being churned out is a reflection of the pace of growth of the local population, the country’s economic growth rate, the people’s changing way of life and their growing sophistication and needs. After all townships, whether they are residential or commercial enclaves, need to be populated by people in order for them to grow, stay relevant and functional, and contribute to national growth and progress. VPC Alliance (KL) Sdn Bhd managing director James Wong points out that under the Town and Country Planning Act 1976 (Act 172) Subsection 22 (2A) (a), a township is defined to have a population exceeding 10,000 persons, or covering an area of more than 100 hectares (247.1 acres), or both. There are townships that have grown by leaps and bounds over the years and continue to thrive as sought-after residential and business addresses, and also those that don’t meet the standards of good and thriving townships. In the process, those townships will lose their fervour, become deserted and wither away. Well-planned townships in good locations are like wine that will remain
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ANGIE NG angie@ thestar.com.my Angie Ng is the content editor of StarProperty.my.
“Developers are no longer selling purely brick and mortar products like in the early days but has moved on to selling lifestyle and quality living to buyers. —Paul Khong
evergreen and grow stronger and more robust with age. These townships have the right characteristics and the necessary growth drivers that will give them the needed push to prosper and continue to appeal to residents and business operators over the years. Some of the growth drivers that will give a boost to the vibrancy and robustness of townships include the presence of business and industrial activities that weigh in on the economic vibrancy of an area and provide employment to the people, welloccupied corporate offices, quality education institutions including schools, colleges and universities, shopping centres, and industrial complexes. Townships that have the right attributes of good address, easy accessibility, good infrastructures, active business and economic activities, security, and other social and community amenities have the chance to fare better than others that don’t have these elements. Besides building good quality property with proper infrastructure, accessibility, green spaces and public facilities, good developers will design their townships according to the principle of sustainability, safety and amenities that will promote holistic living. With growing concerns on security and safety these days, more people are buying into gated and guarded (G&G) housing projects that are guarded and patrolled by security personnels round the clock, which explain why many new townships have G&G enclaves. Property consultancy Hall Chadwick Asia chairman Kumar Tharmalingam surmises: “Growth in a township is always about the population. Building space for occupation can only be viable if there are people who want to live in it and pay the required values.” Savills Malaysia deputy managing
director Paul Khong says Malaysian townships comprise mixed development projects on large sizeable tracts of land that are well masterplanned and built as selfcontained projects with proper infrastructure and facilities. These planned community developments with good development concepts are becoming more popular as buyers’ expectations on housing are getting more diverse and sophisticated. And with a more affluent society, higher expectations in terms of aesthetics and lifestyle are now expected. They are now categorised as necessity rather than privilege in the newer developments, Khong says. “Besides having the right location, good development concepts have now become the differentiation point in sales, as buyers’ expectations of housing are getting more diverse and sophisticated. With society becoming more affluent, there is higher expectation on the aesthetics and lifestyles of housing projects. “Developers are no longer selling purely brick and mortar products like in the early days but has moved on to selling lifestyle and quality living to buyers. The challenge is to enhance profits through value creation and not purely through cost-cutting measures. This is value creation and it is now superior to the previous cost focus in market competitiveness of townships. Developers can no longer focus on mass housing production in hope of achieving economies of scale and profits,” Khong explains. The changing trend is to cater to the growing sophistication and affluence of the people and their preference for well planned and holistic developments with comprehensive offerings ranging from F&B, healthcare, shopping, recreation facilities, jogging tracks, well-landscaped parks, neighbourhood mall, private schools and medical centre within a G&G environment.
Internationally acclaimed Khong gives some notable examples of townships that are well masterplanned, integrated and self-contained, including Bandar Sunway, Desa ParkCity, Kota Kemuning, Bandar Setia Alam, Bukit Jelutong, Ara Damansara and Mutiara Damansara/Damansara Perdana. He says the 3,000 acre-Kwasa Damansara (currently underway on the former Rubber Research Institute land) will be another mega township development that will be interesting to look out for. VPC Alliance’s Wong commends developers for building international class townships that have been awarded international accolades such as FIABCI’s Prix d’ Excellence Awards. Wong says among the well-planned and designed townships in the Klang Valley are Bandar Sunway/Sunway South Quay, Kota Kemuning, Mutiara Damansara, Denai Alam, Bukit Jelutong, Desa ParkCity, Setia Alam and Setia Eco Park. “These townships have comprehensive land use plan with residences, clubhouse, neighbourhood shopping mall, international school, medical centre, hotel, central park, primary and secondary schools, police station, petrol station and sport facilities. They also have generous landscaping and green areas, multi-tier security system that secures the environment, and wide roads with good accessibility connecting to the major highways,” he adds. Hall Chadwick’s Kumar says Grade A developers such as SP Setia, Mah Sing, Sime Darby and UEM have sent their staff on trips to modern cities around the world, which has resulted in their new projects having good layout and project plans
STARPROPERTY.MY SUNDAY 21 JUNE 2015
05SPECIAL FOCUS 1 Desa ParkCity is a well-designed masterplanned community development. 2 Adiva homes in Desa ParkCity won the FIABCI Prix d'Excellence Awards 2010 for the Residential (Low Rise) Category.
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that meet the standards of modern living comparable to the best internationally. Over the last 50 years the development efforts of private sector developers in meeting demand for housing have contributed to 66% of Malaysians having their own homes today, the best record in Asia so far, Kumar says. “Going forward, township development model with a clear distinction between the central business district, accessibility, parks, residential development and public transport, will be the clear winners in the next generation. “Well-planned townships by the private sector is the most evident in keeping the key elements separate but they are smaller than the regular townships masterplanned by local governments. It is easy to identify them by their precision and capital value appreciation of the properties in those localities,” Kumar adds. VPC Alliance’s Wong concurs, noting that the layout of the townships is carefully crafted where the commercial areas and town centres, housing estates and public amenities are separated in clusters or precincts. In such a layout design, each residential precinct can have a gated and guarded community and their own district identity and character. Meanwhile, town centres are located in strategic parts of townships or are accessible to the highways or major roads, so that all the residents and non-residents can access the town centre without having to go into the residential precincts which cuts down traffic congestion. “The availability of sprawling land in the suburbs at relatively cheap cost have attracted big developers like SP Setia, Sunway, Mah Sing and Sime Darby to engage in sizeable township developments. The exponential rise in population and migration from other towns is leading to higher demand for housing with urban infrastructure,” Wong says. He says developers should adopt the concept of integrated townships, which promote live-work-play-learn concept under
the green and smart township tagline such as Desa ParkCity, Setia Alam and Bandar Bukit Tinggi in Klang. Khong says with the growing scarcity of land within city limit, new townships are coming up further away in the suburbs. “We now see developers moving away southwards to Kajang (Tropicana Heights), Kota Kemuning (Tropicana Aman and Eco Santuary), Semenyih (Eco Majestic), Salak Tinggi (Serenia City) and north/westwards to Sungai Buloh (Sime Darby’s Elmina), Shah Alam (Denai Alam and Setia Alam) and beyond,” Khong observes. Within the city area, many new projects are just redevelopment of old buildings on smallish sites, given that acquisition and amalgamation of contiguous individual sites are generally difficult, time consuming, tedious and expensive. Developers will ensure that their developments are straddled directly onto some major highway(s) with dedicated interchanges for easy entry and quick access as compensation for the distance. And with the lower land prices in the suburbs, landed and strata properties can be offered at attractive prices and developers can be more generous with common facilities, amenities, greens lungs, lakes and water features.
The comfort of masterplanned communities The need for masterplanning townships cannot be over emphasised as it will ensure developers and the approving authorities are on the same page of having townships built according to the guidelines spelled out in local city and council plans so as to cater to the needs of the local populace and future growth of the townships. They should be proactive in ensuring holistic planning, layout and building processes are followed through, and that sufficient infrastructures including roads, are provided for and are well spaced out. Such undertaking by the authorities and developers will ensure townships are planned holistically, and that developments, population and infrastructures are well thought out and synchronised. When planning for new townships, projection of population growth to provide for enough infrastructure and facilities will serve the townships well so that they will stay relevant and sustainable for the present
and future generations. An increase in the number of inhabitants will mean the need for more housing, schools, markets, work space, industrial facilities, infrastructure including roads and utilities, and a whole gamut of public facilities will have to be provided for. Concurring, Khong says the local authorities should have a comprehensive and holistic masterplan for developments in place under their jurisdiction for the next 10 to 20 years. “These guidelines should be up-todate and relevant based on the needs of the market, with clearly gazetted structure plans in place to govern new developments,” Khong emphasises. With their bottomlines at stake, developers will monitor the market closely and when equilibrium point is breached, they will react accordingly, he says. Wong says as the master layout plan is planned, designed and controlled by the master developer, this ensures an organised and well-planned design township with all kinds of public amenities and facilities available in a township. It ensures efficient land use management system, infrastructure availability, and infrastructure connectivity to roads and highways. Developers will usually invite other players that are experts on certain property sub-sectors to develop part of the township and invite well-known education institutions and medical institutions for long lease developments or sell the land parcels to them to develop concurrently with the township. The coming in of the international class education institutions, golf courses and medical institutions, will indirectly enhance the value of the remaining township land. The success of these precincts in the township will boost the confidence of existing residents to continue supporting the developer, whether they are building their property within the township or in another township. Developing townships will allow for phasing of the development and economies of scale in the development cost.
Balancing act Kumar acknowledges that masterplanning for a township is a design paved with good intentions. But, he says, unfortunately the devil is in the details and usually private sector pressure sometimes forces local councils to change town planning use as the public are not fully consulted on the plans.
VPC Alliance (KL) Sdn Bhd managing director James Wong.
Hall Chadwick Asia chairman Kumar Tharmalingam.
Savills Malaysia deputy managing director Paul Khong.
National House Buyers Association honorary secretary-general Chang Kim Loong.
“The point is we have structured plans and town plans already in our Acts of Parliament. But for some reason, they are never completely adhered to,” he laments. Kumar points out that planning a township from ground zero is a great idea but human beings, like water, will always find their own level of competency based on the facilities available. He says Malaysia is one of the few countries where the private sector does the work that local councils are supposed to do and this has risen to a situation where instead of local councils outlining a large area for masterplanning and allowing developers to do parcels thereof, the private sector purchases a land bank, lays out the masterplan, surrenders portions of it back to the local council as land allocated for schools, hospitals, petrol stations, electricity substation, police station, local council offices and others. Furthermore, the developer pays for the access highways, the drainage, sewage, electricity cables, water pipes and after these are installed, they are handed to the utility companies for them to operate. The capital cost to the utility companies is much reduced and fast-tracked. Drawing comparison from the situation in Ireland and the UK, Kumar says local councils there will not give planning permission until the utility companies have completed the infrastructure right up to the private developers’ property at the cost to the government. National House Buyers Association honorary secretary-general Chang Kim Loong sounds out the need for more definitive action to ensure enough affordable housing units will be built in new townships to house the people as affordability of property is of major concern. Chang points out that instead of requiring developers to abide by the ruling of building 30% of low and mediumcost housing of the total units to be built in the entire township, the quota for lowand medium-cost housing should be lowered to around 10% to 20%, and it will be supplemented by a quota of 30% of affordable housing. These affordable housing units with a minimum built-up of 800 sq ft are to be priced from RM150,000 to RM300,000 each, and up to RM350,000 for those located in prime locations. (The price of low- and medium-cost housing is controlled by the respective state government and is fixed from RM42,000 to RM99,000 each.) Stressing that giving more focus to affordable housing will be more practical to serve the changing needs of the people, he says the quota for low- and mediumcost housing may have outlived its relevance given that they are mostly located far away from the city centres and are unsuitable for the residents of such housing who usually depend on public transport to move around. Moreover, the size of low- and mediumcost housing, which are usually not more than 600 sq ft, is not big enough to house medium-sized to large families. Many of the housings in locations which are far away from the city centres have been turned into hostels occupied by foreign workers, Chang observes. The current softened sentiment in the local property market should be a good time for developers with big land bank to plan for more affordably priced housing products to meet the supply shortfall of such housing.
SPECIAL FOCUS
STARPROPERTY.MY SUNDAY 21 JUNE 2015
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STREET WISDOM
May Chia Sri 10 NgBandar Permaisuri Even though I prefer staying in a less hectic place like 'kampung', yet I still love every bit of this township. Everything I need is within minutes away, saving my time from getting stuck in hours of traffic jam. We have a nice park nearby, it is a great spot to spend quality time with family during the weekend to get some fresh air, jogging, exercising or picnic, if you don't mind the hot weather. The security features of this township is also quite good, as my gated and guarded residential area has frequent security patrol.
The many facets of township living. By MANGALESRI CHANDRASEKARAN mangalesri@ocision.com
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TAYING in a township has become a trend now mainly due to the convenience it offers, which include recreational parks, shopping malls, hospitals and education institutes. Malaysians from all walks of life share their experiences and expectations of being part of the bigger township community.
Ammal Kota Kemuning 1 Padmavathy
Born and brought up in Bidor Tahan Estate, Perak, I used to walk far to buy household things or even to go to a hospital for any medical emergencies. Things were very difficult then. Sixty years ago, I remember having to walk one hour to reach a hospital in the middle of contractions to deliver my first child. However, today living in the township of Kota Kemuning for the past 15 years, is very convenient as everything that I need is just within walking distance. There are also many public transportation services available to connect from one area to another.
moved to Bandar Saujana Putra, a new township with a myriad of amenities planned for the near future. Location wise, this place is highly favourable, as I am working at Kota Kemuning and my wife is working at KLIA, Sepang. It only takes less than 30 minutes to reach both places. As a family with two growing toddlers, it is a joy to see that Mahsa University and Mahsa Hospital are under construction, and there are also future plans to develop primary and secondary schools here.
Intan Syafiqah 7 Zainorin Bandar Kinrara
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Matthew Wong Damansara Utama
There are definitely pros and cons of living in a township. Various amenities are situated nearby making it highly advantageous. This is mostly due to the proximity of other integrated townships around Damansara Utama, which makes our lives easier. Besides that, maintenance of the environment in this neighbourhood is quite good as trees and grass in our parks are constantly trimmed, and withered leaves shed around our neighbourhood are cleared regularly to give a pristine feeling.
LRT starts to operate. If I am to buy my first home, I would definitely put this place on top of my list as it has everything I need and the houses here are still quite affordable.
convenient because it provides us with easy access to shopping, education, entertainment and healthcare facilities, as well as professional services, thereby saving us time, energy and cost in meeting our basic needs. This township provides us with an overall lifestyle advantage due to its balanced mix of residential and commercial spaces along with well-developed infrastructure and recreational amenities in a green and serene environment.
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Vigenesperan 3 Yuvernaes Muniappan &
Chandrasekaran Bandar Saujana Putra It has been several years since we
For me, Kota Damansara is the place I prefer to stay. Even though the traffic 11 congestion is quite bad during peak hours, yet everything I need is just minutes away. The best feature about this place is that there are malls, healthcare facilities, commercial centres and most importantly they are located within a short driving distance from my office. There is also a serene lake garden, perfect for lazing around during weekends.
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Sasitharan 6 SriRathakrishnan & Radha Swathe Priya Malon Bandar Botanic
Being a newly married couple, we enjoy our stay in this township so far. Living in Bandar Botanic is quite
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perfect for family with children to live in. My only concern with this township is the lack of security features, since there are a high number of reported theft cases here.
Logentheran 8 Pakianathan Bandar Kinrara I moved to Bandar Kinrara five years ago living in a rented house and I don't regret my decision. The place offers high accessibility and a peaceful environment to live in. There are traffic congestion during peak hours, yet this issue will be addressed after the new
Living in a township is vital for a family where both husband and wife are working. It’s easy for us to access all the basic necessities and needs, especially in an event of an emergency. Subang Jaya is a mature township, which has basically everything within the vicinity. There are a few
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9 Nurul Huda Ab Wahid Pandan Jaya I recently bought my first home in this township and my biggest consideration was the connectivity. The place is quite self-contained with ample stores and I don't have to drive out most of the time. During peak hours, the traffic jam is still considered moderate and the LRT eases transportation problem. Overall, I am quite happy to start my married life in this township, as it is quite convenient for me and my husband to travel to work.
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Sharon Low Effendi Yahya Putra Permai 5 Kota Damansara 2 Bandar This is a well-established township which is peaceful to live in. However, there are concerns regarding the lack of public transportation and several other amenities, which sometimes require us to drive out to the neighbouring townships. There are ample room for improvements and I hope that the necessary amenities will be available soon. Besides that, there are a wet market, restaurants, pharmacies, tuition centres and book stores within easy reach, as well as key amenities such as education institutes, healthcare centres and supermarkets.
Hazrizam Ab 12 Rahim Subang Jaya
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My cup of tea is Bandar Kinrara that offers a great selection of amenities, that varies from leisure to recreational facilities. Even though it is located closely to Putrajaya and Kuala Lumpur, this township offers a calm, peaceful and quiet ambience, making it
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and vibrant ambience of living. Life seems to be energetic despite the undesirable traffic conditions and difficulty in finding a parking spot.
Ling Khai Subang Jaya 11Lee
Living in an integrated township is relatively more convenient compared to living in a small town like Kampar. One of the benefits we get to enjoy is more advanced and convenient public amenities. Everything from food to public amenities are built in and residents do not need to travel to other districts or town to run chores. It saves us money and time. Staying in this township makes me feel like I belong to a tight-knit community, part of a progressive society endowed with sophisticated technology
concerns in terms of safety, but I strongly believe that each individual should take his own precautions in preventing intruders from entering his home and not depend on the enforcement team alone. For now, this township is just what I need. However when I retire, I would prefer to stay in a remote area, away from the hectic city life.
Sri Theyshaini 13 Nahasaram Seremban 2 Seremban 2 is like a city within a city, which allows us to breathe fresh air and to live in a pollutionfree vicinity. Moreover, this township brings people and communities together at one place, where multiracial people are allowed to do anything except crime. Besides providing a best place to live, learn, work and participate in all aspects, this township also creates a meaningful and productive life for its residents.
STARPROPERTY.MY SUNDAY 21 JUNE 2015
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Peaceful Home Environment
Bandar Rimbayu blends nature into its development for harmonious living. By NURUL ASMUI MD AZMI
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asmui@ocision.com
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PRAWLING across 1,879 acres, Bandar Rimbayu, the latest township by IJM Land Bhd offers a serene surrounding to those who are in this premier township that borders Kota Kemuning in Shah Alam, Selangor. The development is inspired by the charms of the good old days when everything was simpler, greener and more harmonious. It incorporates green concept into each phase to make the most out of the natural resources available within the vicinity. Two phases in Bandar Rimbayu that not only offer peaceful environment, but are also pleasing to the eyes, are Periwinkle and Perennia. To promote a green and environmentfriendly way of living, the houses at both Periwinkle and Perennia are equipped with environmental-conscious elements, such as solar panel water heating system, rainwater harvesting, dual flush system for water closet and lightly tinted windows. “Solar panels water heating system is available at the shower area in all bathrooms. As it uses sunlight to heat up, it will help in reducing electricity bills and carbon footprint; giving access to a renewable and clean source of energy. “Rainwater harvesting, on the other hand, is convenient for gardening and outdoor cleaning, minimising impact to the environment and saving water bills,” says Bandar Rimbayu Sdn Bhd senior manager sales and marketing Susan Teh. “The site plan of Periwinkle and Perennia is also unique compared to the other developments by IJM Land, in a sense that it is developed to offer a vast verdant space from the moment one steps into the green developments. “Bandar Rimbayu draws inspiration from nature where there is plenty of sunshine, freedom to play and space to grow. We want to bring back nostalgic memories, an epitome of the good old days where you climb trees, discover new plants and insects, invent new games, soak up in the sun in our man-made pool (round pail),” enthuses Bandar Rimbayu Sdn Bhd chief operating officer Shuy Eng Leong. Both of these phases provide convenient spaces with unique floor plan that provides a delightful balance between style and living, and each room comes with an ensuite bathroom. Periwinkle and Perennia complement the development of Bandar Rimbayu with their own exclusive approach.
1 The dazzling indoor courtyard in Type B Perennia. 2 The exclusive dining area at Type B Perennia. 3 The spacious bedroom with ensuite bathroom in Type B Periwinkle. 4 The high ceiling and vast windows for natural lighting. 5 A night event hosted by IJM Land at The ARC.
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6 Participants at the finishing line of a charity run hosted at The ARC.
Periwinkle: Rural ambiance
Periwinkle features linked semi-detached units with 2,267 sq ft built-up (Type A), linked semi-detached units with 2,117 sq ft built-up (Type B), as well as single storey bungalow units with 2,035 sq ft built-up. The facade of Periwinkle houses will ignite nostalgic senses where it provides a village feel through an elegant palette of earthy and warm tones. Residents can delight in a cosy layout and open spacious ambiance that bids a bright welcome from the door. All the units have been thoughtfully extended at the back, offering more space,
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versatility and freedom. Type A offers breathtaking garden view and plenty of natural lighting to the guest room and master bedroom walk-in wardrobe space, whereas Type B with an open courtyard, breaths life into each corner, brightening up the place.
Perennia: Contemporary concept
Perennia showcases three different types of double-storey link homes. The units are distinguished by modern colonial facade integrated with retro features. For a luxurious living, the intermediate units are designed with an indoor courtyard to bring in more natural lighting and ventilation, whilst the corner units offer spacious area for living, dining, dry and wet kitchen with maid’s room and ensuite bathroom for each room. For both Periwinkle and Perennia, the architectural designs promote sustainable solutions, whereby there are high ceilings and vast windows to let in plenty of natural light. There are also towering air wells that help to enhance circulation for a wellventilated environment.
Good connectivity
The whole development of Bandar Rimbayu is enhanced with numerous current and future infrastructures and amenities, which include The ARC, road connectivity, clubhouse and schools. The ARC, which comprises an elevated green canopy, football field and a flowercum-herbs garden has hosted many events, such as Charity Run, Pets Day Out, House Warming Parties, Trishaw Rides and Moroccan Night Party. With the completion of the road that links to Bandar Saujana Putra, residents will be able to access Ekspresway Lingkaran Tengah (ELITE) and South Klang Valley Expressway (SKVE) in addition to the current Konsortium Expressway Shah Alam Selangor (KESAS) and Lebuhraya Kemuning-Shah Alam (LKSA) highways. In the pipeline are plans to build a 2.2 acre clubhouse with fully equipped facilities, private / international school, as well as neighbourhood shops within Bandar Rimbayu. Bandar Rimbayu seeks to showcase the best of yesteryears to remind its residents of a time when life was much more simple. The integrated township does not only boasts tranquil green surroundings, but also different property components with excellent connectivity.
VIEWPOINT
STARPROPERTY.MY SUNDAY 21 JUNE 2015
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Space – the Final Frontier
'For everything, there is a first time.' – A Star Trek Quote
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GREW up watching Star Trek – a TV series about the interstellar adventures of James T. Kirk and the crew of the Starship Enterprise, an exploration vessel of a 23rd-century kind of the "United Federation of Planets". What was fascinating about the series was that it painted a future with mobile phones and other technologies which have since become reality today. In this “Opinion” piece, I would like to dwell on the future of space in the real estate context and how the technologies that we saw on the silver screen back then are today affecting our real estate demand. I learnt a new term last month – “The Flat White Economy”. It was a book written by a childhood friend of mine Douglas McWilliams. Douglas is the Executive Chairman of CEBR, one of UK’s leading specialist economics consultancies and now one of the most respected sources of business advice and research. His mission has been to make economics relevant to businesses and his forecasts have been highly accurate. In the Flat White Economy, he talks about the rise of digital enterprise in London since the Global Financial Crisis, which caused a collapse of the banking system in 2008. What is interesting is the fact that digital enterprise has spawned four times more jobs than the banking sector since the crisis and London is now growing at one and a half times faster than Hong Kong. This phenomenon is best described after the most popular coffee of the technophiles the flat white, which has swapped the city’s champagne and fast car lifestyles for bicycles and shared flats in the East End of London. This has started a string of digital cities that, he says, will emerge with the technology revolution that is happening at the speed of light. It will be at the centre of a new economy that will drive immigration and with it creativity when talents from all over the world converge in one location. The question that this “Opinion” piece tries to address is whether the “flat white” economy has indeed arrived in Malaysia and will it have an effect on our real estate offerings. There is no doubt that the invention of the smart phone and tablet computers, coupled with High Speed Broadband (HSB) services, has had a huge impact on our economy today. We are seeing for the first time many traditional businesses we have learned to live with all our lives starting to disappear; travel agents, book shops, photo printing shops, photocopy services, radio taxi services and large banking halls with counter service, to name a few. These vanishing businesses, which are being replaced by online solutions, are having an impact on the demand of real estate today. So what is replacing this loss of demand? What we are seeing are the real estate requirements of smaller start up offices to cater for the Gen Y entrepreneurs who are very much a part of the digital economy. The battle for this space is just heating up as new entrants vie for a slice of the pie. They are called the virtual and services office market and although small today, they have the potential to be a major game changer in the coming years.
AN OPINION DATUK STEWART LABROOY
Datuk Stewart LaBrooy is the chief executive officer of Axis REIT Managers Bhd.
Where the action is Imagine that you are a new graduate starting a business for the first time and don’t have the capital to start an office (and if you do, most probably in an obscure location as the rents are cheap – may be a shop lot) and don’t want the expense of fitting out an office and paying all the deposits. Today you can have an office in smart upmarket neighbourhoods such as Bangsar, Mont Kiara or Puchong for a fraction of the cost, and enjoy the benefits these locations bring. The reason these offerings will be successful is that the current crop of new entrants to the employment market demand to be “where the action is” and if you want to employ and retain these workers at the peak of their creativity – a shop lot in the middle of nowhere is not the solution. A virtual office is a business location that replaces a workspace with cyberspace. This would allow employees and business Google owners to use technology
offices
such as computers, laptop, cell phones and Internet access from any location. Broader services include the use of a desk (daily or monthly rates) or conference room and perhaps a locker – but all this comes as an additional cost. The serviced office segment is the premium product that secures a proper office on a contract for three to six months. Has the flat white economy arrived in Malaysia? Possibly. We are witnessing the start of some very promising success stories like MyTeksi, Lelong.my, Zolara, and Kautim.my, for example. So what do these success stories mean for Malaysian real estate? If the “flat white” economy does indeed succeed in taking root in Malaysia, it would create a huge jump in employment and develop the creation of a much larger knowledge-based economy. With this it will lead to higher salaries and a narrowing of the imbalances that exist in the current wage structure in our economy.
If any of these new businesses grow to become a Google or an equivalent, it will then become a major player for some serious real estate demand for the new offices that are being built in the city centre. Just as London attracts all the talents in Europe because it is a “happening” city – Kuala Lumpur can lay claim to having a similar buzz. However, I would caution that when embarking on new office developments, developers and property owners should bear in mind that what they create should cater for the Millennials (Gen Y and soon to beGen Z) and they have very different ideas of what they find attractive in an office. I just read that Google has put the brakes on its new London office development because it was in the words of Founder Larry Page “too boring”. He wanted the exterior to have a look that will last a 100 years and reflect the rather zany interiors that Google offices have now become legendary amongst the technophiles. In summary, I believe we now have the beginnings of a new economic direction, work culture and space requirements appearing in Malaysia driven by technology. With it we will see the decimation of many traditional businesses and the emergence of a whole new raft of exciting businesses. Beam me up Scotty!
STARPROPERTY.MY SUNDAY 21 JUNE 2015
09VIEWPOINT
All you want to know about titles to real estate but dare not ask ! A
title is defined as a person’s right of ownership of property. In a sense, it is a birth certificate to a property, much like what it is to a human being. To fully comprehend and appreciate what I am talking about here, we would have to go back in time and take a walk down memory lane, tapping into our rich source of history in relation to titles.
Historical perspective
Prior to the arrival of the British, land tenure in peninsular Malaysia was based on customary land tenure. Under customary system of land holding, any person who carried out the task of clearing waste land was entitled to occupy it provided he cultivated it and gave one-tenth of the produce to the State. In Sabah and Sarawak, similar customary land ownership systems were also in existence. When the British arrived on our shores, English laws of property and conveyancing were introduced where privately executed deeds were the basis of title to land. Deeds are basically a written document signed and sealed as proof and record of an agreement. Under the British system of deeds, this essentially represented a chain of title deeds all of which had to be in place to enable a property to be transferred. Problems arose when one document in a stack went missing. This may frustrate a transfer of a property from one person to another. Later, when British influence and rule spread to the rest of peninsular Malaysia, the new Torrens system of land registration was introduced. This system had only recently been "discovered" in Australia and was the beginning to be found superior to the existing English system as it enabled a simple, cheap and effective system of land tenure and registration. The Torrens title system provided a secure and reliable land title system. The Torrens title system – named after South Australian Sir Robert Richard Torrens, who was largely credited with designing and implementing it – is a method of recording and registering land ownership and interests. Established in South Australia in 1858, the then revolutionary and efficient land titling system was adopted throughout Australia and New Zealand, and subsequently spread across the world. Countries now using the system include England and Wales, Ireland, Malaysia,
By
Christopher Chan christopherchan @hartamas.com
Christopher Chan is a registered estate agent and an associate director with Hartamas Real Estate (Malaysia) Sdn Bhd.
National Land Code 1965
The land registration system in all states in peninsular Malaysia is administered by the State land Offices & coordinated by the Department of Land & Mines.
Singapore, Iran, Canada and Madagascar. The distinct advantages of the Torrens system compared to the English system are as follows: > The land titles Register accurately and completely reflects the current ownership and interests about a person's land. > Because the land titles Register contains all the information about the person's land, it means that ownership and other interests do not have to be proved by long complicated documents, such as the English system. Torrens created a central registry where all transfers of land are recorded in the register, thereby producing a single title with a unique number that also records easements, mortgages and discharges of
mortgage. The main object of the Torrens Title System is to make the register conclusive. Once your name is registered on the Torrens Title register, you become the owner of the property to the exclusion of all others. You, therefore, obtain "title by registration", which is a pivotal concept under the Torrens system. Central to the Torrens system is the concept of "indefeasibility of title". Based on this concept, once an interest is registered, it is good against the whole world. The State guarantees the interest. No one can then claim your interest in the title. This applies provided that the title deed to your property has been issued and has been registered under your name.
For circumstances where your title to your property has yet to be issued by the authorities, you are then not accorded with this "indefeasibility of title" for the time being. In this instance, your rights to the property are contractual rights as provided for in the agreement executed between you and the other party. The main land law in peninsular Malaysia today is the National Land Code (NLC) 1965 which came into force on 1 Jan 1966. The concept of "indefeasibility of title" is embedded in the NLC. Sabah and Sarawak have their own sets of laws: Sabah Land Ordinance 1930 and Sarawak Land Code 1958. [This is the first part in a series of articles]
STARPROPE SUNDAY 21 J
10
FEATURED DEVELOPMENT
Shaping a vibrant and self-sustaining community
This urban sprawl features a gorgeous body of water that is snugly tucked in between commercial and residential components. By SHERRY KOH sherrykoh@thestar.com.my
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his is like a dream come true.” That’s how Tropicana Corp Bhd group managing director Datuk Edmund Kong passionately sums up Tropicana Metropark. So, why this particular sentiment? For starters, it sees the Tropicana DNA, which focuses on accessibility, connectivity, innovative concepts and designs, generous open spaces, amenities, facilities, multi-tiered security and quality, materialising in a unique way. Tropicana Metropark will take up 88 acres of freehold land in Subang Jaya, and it is taking shape as we speak. People and lifestyle always come first, and are integral to the masterplanning process in any Tropicana development. “We started with the park. Most other developments start planning the buildings, and the leftover land then becomes a park or open space. We allocated 9.2 acres to be the focal point of this development,” says Kong, who lights up at the mention of the park.
Meaningful spaces Kong’s credo is not only that of a humanist, he’s also an environmentalist. Kong strongly feels that the park has to be an active park that people can get to within minutes, and one that encourages healthy living. The RM20mil iconic contemporary urban park will feature a man-made lake, a bio-filtration system, pedestrian promenade, recreational zones, 1.3km jogging path, and food and beverage (F&B) strip for al-fresco indulgence. Kong enthuses, “What’s missing in today’s living, working and shopping environment is a place where people can mingle. It is not only about providing views for people to enjoy, but a place where people can really participate in and be part of.”
Lifestyle-inspired
Metropark is an abbreviation for "Metropolitan living in the park" and it is already garnering awards prior to completion. The development is surrounded by mature areas such as Subang Jaya, Damansara and Klang. To Tropicana, it is a golden opportunity to transform an industrial site into a space that provides seamless living. Kong shares, “If you look at Subang Jaya, there is a lot of young population. Families have grown, and so have their children. So, where can they live? This is the perfect place for them.” A stylistic approach based on respect for human beings has allowed Kong to overcome challenges and notions that set
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the usual functionality at odds with quality living, and instead build homes and lifestyle that are first and foremost about their owners. The satisfaction comes from how much occupants enjoy the lifestyle and have a good life in them.
Upfront acceleration
Phase 1 of its residential portion, Pandora Serviced Residences, is 98% sold, while Paloma Serviced Residences & Courtyard Villas is about 80% sold. Pandora will be completed in mid-2016, while the park will be completed this year. “Shading is very important. That’s why we try to complete the park a year ahead of the handover of keys. The trees will be more mature and provide a cooler environment,” Teh explains. The same thoughtfulness is applied throughout. They have recently signed an agreement with GEMS International School and the school will be completed in 2017. There will also be a shopping mall and a medical centre within the development. The project's executive director Daniel Teh adds, “The school will be ready for enrolment by September 2017. All these are timed. When Paloma home buyers get
that will directly link Tropicana Metropark to the Federal Highway. This access will be completed at the end of 2016 and it will serve the community of Subang Jaya and USJ as it goes all the way to USJ 3. Tropicana is also looking into providing a walkway-link from the development to the nearby KTM station. Just one stop away is the interchange station, where one can take the light rail transit (LRT) to the town centre.
“Here, your investment is not just the building. You’re also investing in the park and the community because all conveniences are nearby. You are buying into Metropark as a whole.
A park at your doorstep
– Edmund Kong 2
their keys, the school is open and people can register their children with the school.” The development will also be served by a network of highways and expressways, such as Federal Highway, Shah Alam Expressway (Kesas), Kemuning-Shah Alam Highway (LKSA), Guthrie Corridor Expressway (GCE), New Klang Valley Expressway (NKVE), Damansara-Puchong Expressway (LDP), and an upcoming RM106mil flyover
In today’s increasingly dense townships and living arrangements, the need to elevate lifestyle and convenience is commonplace. Kong does not only address such issues, he brings them to live the Tropicana way. The Central Park has a reflexology zone, children’s playground, and more, in different pockets. They are all linked by a wide 2.6m walkway. Access to residences will be controlled by access card and residents need not pass by any guardhouse to get to the park or commercial area. “Compliance for a walkway is about four to five feet. Ours is about nine feet. If you build a walkway where two persons can’t pass through at the same time, then
ERTY.MY JUNE 2015
11FEATURED DEVELOPMENT
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6 1 Tropicana Metropark redefines seamless living through its 9.2acre Central Park. 2 Tropicana Corp Bhd group managing director Datuk Edmund Kong. 3 The barrier-free Central Park is the green heart of Tropicana Metropark. 4 8.54 acres of commercial development will be launched in the next quarter of 2015. First component to be launched will be the Flexi Suites. 5 A new RM106mil flyover from Federal Highway will provide connectivity to Tropicana Metropark and its neighbouring areas. 6 GEMS International School will be ready for enrolment by September 2017. 7 The Central Park is 80% completed. This green energy concept features windmills, a first for an integrated development in Malaysia.
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how can we encourage people to cycle? “Just imagine. To get to the shopping area, you can just walk or ride a bicycle there. That’s reduced carbon footprint. And you can get to the park by taking the shuttle lift down,” Kong elaborates. The park also features a bio-filtration system and windmill to agitate the water from one end to the other. For filtration, Tropicana Metropark will incorporate wetland plants and fishes, rather than resort to using chemicals. This windmill-green energy concept seems to be a first for an integrated development in Malaysia. Nature differs according to a place. So, Teh studied the site closely, factoring in such things as the amount of light, water and trees, and even the amount of wind.
park, along with the provision of concierge services. The next launch is Phase 1B, with a gross development value of RM1bil. There will be three corporate office towers, flexi suites, small office units, loft units, and two- and three-storey retail shops. The first commercial component will be the Flexi Suites, where most units will face the Central Park. With indicative prices starting from RM350,000, it will be ideal for young professionals seeking lifestyle-driven property in Subang Jaya. Phase 2a will be the next block of serviced residences. Both phases will be launched in the second half of the year.
What you see is you get Commercial viability what It’s difficult to fathom that the award-winning Some of the commercial areas will enjoy excellent frontage as it faces the main road. One can also get from one end to the other through a meandering boulevard. The ingenious yet simple curves of the development offer a welcome timeout from the maelstrom of urban life. “We want to make sure that the F&B outlets open to the park and that it is seamless. “It is also important that office spaces are not just confined to four walls. Some loft units (designer suites) come with a balcony that faces the park. So, people can have brainstorm sessions or take a break there,” Kong gestures enthusiastically as he explains. The lifestyle conveniences and amenities help instill a greater sense of belonging, while elevating businesses’ prestige. The commercial component will also introduce card-access system to the car
show gallery used to be a factory. The contemporary take on the previous factory is displayed to good effect. It is a sample of how Tropicana Metropark will transform close to what it promises. There’s also an elevated viewing deck for you to view the work-in-progress. The park is already 80% complete and you can judge the park’s proximity to both residences and commercial area for yourself. The consumers’ needs become essential aspects in the creation of this development. It is designed in such a way that reveals all – and that’s the real expertise of Tropicana. It goes beyond the visual aspect. It provides an experience that resonates.
STARPROPERTY.MY SUNDAY 21 JUNE 2015
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SPECIAL FOCUS
The Many Faces Of Townships
Developers are competing to provide the best self-sustaining townships with attractive concepts. By
NURUL ASMUI MD AZMI asmui@ ocision.com
T
OWNSHIP-living is fast catching up nowadays as properties within major urban centres are becoming expensive, and opting for cheaper houses from outside big cities could mean lack of quality infrastructures. Since township is designed as an integrated development, it provides a holistic living environment, whereby facilities and amenities are attainable without having to leave the township. Everything will just be within a short drive, or even only within walking distance. Living in a township is like living in a small compact city where the demand for
Different Township Themes Let's see which township fits under the following themes:
1Entertainment-cum-resort township
Sunway Resort City (popularly known as Bandar Sunway) is no stranger to the world of entertainment and resort amenities as it showcases the well-known Sunway Pyramid and the Sunway Lagoon amusement park amidst a myriad of resort-like accommodations. The Sunway Pyramid is the first themed shopping and entertainment mall in Malaysia, where one can relish in Egyptian-inspired compositions and architectures. The grand entrance unveils fascinating sculptures of a pyramid and a lion, and the other parts of the mall are embellished with numerous Egyptian-themed decorations. All sorts of entertainment can be found within the Sunway Pyramid mall such as Galactic Laser, Holiday Planet, Red Box, Stars Archery, Sunway Mega Lanes, Sunway Pyramid Ice, TGV Cinemas and several clubs. Besides these, one can also soak in some fun times at the Sunway Lagoon. Featuring different themed parks and a large water theme park with over 80 fun, yet thrilling attractions, the Sunway Lagoon is spread across 88 acres. Both Sunway Pyramid and Sunway Lagoon are easily accessible from the Sunway Resort Hotel & Spa. Striving as one of Asia’s leading hospitality management and corporate services, the Sunway Resort Hotel & Spa provides top-notch facilities like world-class convention in a 5-star hotel, travel services, aromatherapy massage, exclusive dining experience and more. Taking all these amenities into consideration, there is no doubt why the entertainmentcum-resort theme is synonymous with Sunway Resort City.
residential, commercial and retail elements feed each other. Some of the main reasons to settle for a township are because most properties are sold at affordable prices, the availability of lifestyle amenities, the implementation of fundamental infrastructures and also better opportunity in capital appreciation compared to stand-alone properties. Although the number of township developments is escalating, some prominent townships can be characterised under specific themes based on their distinctive features. Some townships attract potential buyers with enticing concepts such as eco-friendly atmosphere, great family facilities, and walk to shop.
1 The water theme park in Sunway Lagoon. 2 The grand entrance of Sunway Pyramid, featuring a lion and a pyramid sculpture. 3 The front entrance of Sunway Resort Hotel & Spa. 4 ParkCity Medical Centre staff, Beatrice Anns Anthony [right] and Nor Syamimi Nasri pose for photograph with the Ramsay Sime Darby Health Care logo. 5 The VVIP suite in ParkCity Medical Centre.
2 Township with a prominent medical centre
One township that stands out the most for this theme is Desa ParkCity with its ParkCity Medical Centre. This 300-bed medical centre is operated by Ramsay Sime Darby Health Care, a welltrusted healthcare brand in Malaysia, which has been delivering excellent medical care for more than 25 years. ParkCity Medical Centre provides advanced private healthcare facility for the residents in Desa ParkCity. Some of the facilities available at ParkCity Medical Centre include special outpatient clinics with courtyard, rehabilitative centre, haemodialysis centre, catheterisation lab, delivery suites, operating theatres, VIP wards and also handicapped-friendly restrooms. Both inpatients and outpatients at ParkCity Medical Centre can benefit from its top-notch services such as advanced diagnostics, medical surgical services and 24-hour emergency services.
6 ParkCity Medical Centre.
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STARPROPERTY.MY SUNDAY 21 JUNE 2015
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3 Township that
7 A bird’s eye view of the Lebuh Bandar Utama bridge.
boosts excellent connectivity and transport hubs
8 The entrance to Bandar Utama town centre from the Damansara-Puchong Highway.
As one of the sought after integrated townships in the Klang Valley, Bandar Utama now accommodates its residents with an extensive network of major highways and expressways, which are Sprint Highway (SPRINT), Damansara Puchong Highway (LDP), Penchala Link and the New Klang Valley Expressway (NKVE). Strategically situated amidst all these excellent connectivities, Bandar Utama is easily accessible to and fro many prominent areas. In addition to that, residents can also opt for shuttle bus services that connect to routes throughout the Klang Valley, and find numerous taxi terminals within Bandar Utama. To boost the public transportation network in Bandar Utama, there will also be future LRT and MRT stations that will connect the township to Kuala Lumpur and many major areas in the Klang Valley. With the good connectivity and transportation services, residents in Bandar Utama can conveniently travel to work as well as to other destinations.
9 The stunning graffiti wall in the park at Alam Impian. 10 The roundabout in Alam Impian is designed with artistic features. 11 The unique sculptures found in Alam Impian.
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12 A view across the pond at Rimba Creek’s naturally landscaped park. 13 The tranquil atmosphere in Setia Eco Park. 14 The serene creek in Setia Eco Park. 15 The main building of Tenby Schools Setia Eco Park. 16 Monash University in Bandar Sunway.
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17 The International School @ Park City.
4 Township with
unique artistic features
Sprawled across 1,235 acres of elevated land, Alam Impian has been uniquely developed in line with the theme of Township of the Arts. Strolling around the township, one can savour the innovative art decorations exhibited on the streets as well as on the houses. Besides the creative street furniture on the streets and decorative art pieces installed at designated areas, there are also mesmerising landscape arts, graffiti walls, linear parks and a central town park. The houses in Alam Impian offer a broad selection of designs and facades for an exclusive style of living. If one dreams of living amongst artistic creations, then Alam Impian will be the most inviting township with arts to feast the eyes.
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5 Eco-friendly township
Setia Eco Park definitely fits into this category with its nature development and greenery features. Living up to its name, Setia Eco Park provides a breathtaking 56-acre forest park, and a stunning 94acre wetland consisting of creeks, lakes and waterways. The lakes are also built with islands that provide suitable nesting grounds for the birds at the park. The tranquil surrounding of Setia Eco Park can be further enhanced with jungle trekking, eco-discovery tours and scenic views from the observation tower. There is also a tropical landscape specially created with a diversity of flora and fauna waiting to be discovered. Just take a walk around Setia Eco Park and one will find it is the perfect home in the caress of Mother Nature.
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6 Townships with distinguished educational hubs
Three of the best townships known to provide exceptional educational hub(s) to their residents are Bandar Sunway, Desa ParkCity and Setia Eco Park. Bandar Sunway is commonly acknowledged for its higher education institutions. There is a private college, namely The One Academy, as well as two large universities – Monash University and Sunway University (formerly known as Sunway College). The One Academy: A tertiary institution fully accredited by the Malaysian Qualifications Agency (MQA) with MSC-status. Monash University: The first foreign university campus in Malaysia that is structured under transnational education. Sunway University: Aiming to be a worldclass university, this multiple award-winning institution has a strong strategic academic partnership with Lancaster University in the United Kingdom. Institutions in Desa ParkCity include The International School @ ParkCity, which provides a conducive environment for its students to learn. Equipped with state-of-the-art teaching and all sorts of learning and sport amenities in and around the campus, this school is a solid foundation to nurture and educate students mentally and physically. Setia Eco Park has established Tenby Schools Setia Eco Park, which consists of Tenby International School and Sekolah Sri Tenby. Currently, Tenby Schools Setia Eco Park is one of the most eminent international/private schools within the vicinity of the Klang Valley. Tenby International School: It offers top-class education from Early Years Foundation Stage (for age three to five) up to Sixth Form, which started the Cambridge International A-Level Programme in 2012. Sekolah Sri Tenby: Although the school follows the Malaysian curriculum, it uses an international approach for learning. Starting from Standard 1 to Form 5, its students are groomed to be able to communicate in at least three languages (English, Bahasa Malaysia and Mandarin).
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STARPROPERTY.MY SUNDAY 21 JUNE 2015
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FEATURED DEVELOPMENT
Experience The Joie De Vivre At Seremban 2
Life is short, as they always say, and for those looking to fully immerse themselves in the exuberant enjoyment of living, look no further than this township to call 'home'.
W
hat is it that reminds you of home? Would it be the places where you used to play when you were a child, or the lush greenery that enveloped you in a reassuring embrace? How about the safe environment that your neighbourhood afforded, or the delicious aromas that wafted out from your neighbours' houses? Come and explore what home truly means at Seremban 2, where all of that and more can be discovered. A self-contained, integrated township that is thriving and ever-growing, Seremban 2 by IJM Land Bhd comes with the "unofficial" tagline of "Seeing is Believing". And what a wondrous sight there is to behold of this well-established development that lies nestled in Seremban. Sited on prime freehold land that spans over a massive 3,800 acres, the project is made up of two sections that lie side by side. The first phase is Seremban 2 that was launched in 1995, with 2,300 acres and gently rolling terrain all around. The second phase is S2 Heights that has 1,500 acres, launched in 2007, and with beautiful undulating terrain that offers fantastic panoramic views of the surrounding areas. The master plan for this delightfully harmonious township is to offer sustainable living for its residents, business operators and the public at large. The total land use is as follows: 55% for residential and commercial properties (charmingly designed homes and integrated commercial centres), 5% for conveniences as well as 40% for infrastructure and greenery (well-defined roads and pockets of parks).
A well-designed township
The township boasts a wide range of some of the best facilities and amenities around, such as shopping areas like Aeon Complex and Mydin Mall; government complexes like the district police and fire rescue department headquarters; educational institutions that encompass seven national schools and an international school (Zenith International School); banks such as Maybank, CIMB, BSN and Hong Leong; F&B outlets offering a choice of local, fusion and international cuisine; as well as a myriad options of retail and commercial lots. "We will keep expanding and allow this township to experience organic growth, whereby we invite our residents to join us as we continue to improve ourselves through the feedback that we have received over the years," says IJM Land senior general manager Hoo Kim See. Indeed, since its inception in 1995, Seremban 2 has grown by leaps and bounds to become a thriving township that is located in a very strategic part of town: a mere 1km from the Seremban toll plaza and 4km from
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By
CAITLYN NG LI YUIN liyuin@ ocision.com
the main town. Residents and visitors will be able to choose for themselves which roads to take to the development, as there are multiple access points leading in and out. In addition, the township enjoys close proximity to major linkages such as the NorthSouth Highway, Lebuhraya Kajang Seremban (LEKAS) and North-South Expressway Central Link (ELITE). This allows for quick travel between home and areas, such as Kuala Lumpur, Petaling Jaya, KLIA, Putrajaya and Cyberjaya. Also, a toll-free road passes by KLIA and KLIA2 (29 km). Internally, everyone is able to enjoy ease of traffic flow with the proper planning of the project that was put into place when Seremban 2 was developing from the ground up. Well-served by wide roads, clear signages, interchanges and underpasses for easy and seamless connectivity, IJM Land has made sure that there are also a total of 10 bridges, which have been built throughout the development to help with traffic management. "We have built a brand name that is trusted and created confidence in the hearts of all our buyers and the public. With our latest home designs that are both simple yet contemporary, we make sure that people get exactly what they are paying for. Many of those who purchase homes from us are
repeat buyers, those who have been with us since day one. However, we would like to invite people from Kuala Lumpur and beyond to come and join our 'family' in this well-planned and carefully designed township," Hoo says.
Family and community first
In order to create a tranquil ambience that envelops both residents and visitors alike, there must be a naturally serene environment, and what better way to achieve that than with ample flora? In Seremban 2, there is not one, but two central parks which are the green lungs of this township and can be enjoyed by all and sundry. The first one is the 15-acre City Park that holds a jogging path that winds around the lake, basketball court, tai chi and aerobic spots, chess corner and gazebos for picnics. The second one is a 30-acre Hill Park that is located 400 ft above sea level. It offers an unobstructed panoramic view of Seremban 2 and the surrounding greenery, as well as more adventure for the young ones. There is a mini Dinosaur Park, nature trails and a well-equipped playground.
For other recreational activities, there is also a 30-acre sports complex with facilities, such as a public Olympic-sized swimming pool, hockey stadium, lawn bowl and squash courts. The recently opened S2 Club promises even more hours of excitement for the whole family, with the recreational club hosting a well-equipped gym, fitness classes, badminton courts and a swimming pool. The warm and welcoming embrace of a close-knit community that looks out for one another is key to ensuring that everyone feels at home right away. For the township of Seremban 2, it has become the focus, where plenty of diverse community events and activities are held yearly with the aim to foster friendships and create stronger bonds with its residents and the public at large. Some of these include the IJM Land Run, Chap Goh Mei celebration, Raya celebration, gotong-royong, health screenings, Cycling Event, Treasure Hunt and Yearly Carnival.
Building homes, not just houses
Over the years and with land expansions, this thriving township is now home to
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60,000 (and growing) population. As of today, there have been approximately RM3bil worth of properties sold, comprising 13,000 residential homes, 2,000 commercial shops and 207 light industrial units. There is healthy mix of many projects with practical layouts to suit different budgets and needs, which IJM Land has completed. Chief amongst them are Kalista (the first high-rise project in Seremban 2 with units having built-up from 914 sq ft and priced from RM377,800); Santana (twostorey terrace homes with built-up sizes from 1,932 sq ft and priced from RM540,233); Suria 2 (two-storey terrace homes with built-up sizes from 2,269 sq ft and from RM617,289); Summerset (two-storey semi-
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2 1 A bird's eye-view of the 15 acre City Park, with the government hub and state mosque as the backdrop. 2 A glimpse of the colourful shop lots located at one of the business avenues. 3 Hong Leong bank, one of the few brands of banks found in the township. 4 One of the government buildings found at the township, the Kompleks Mahkamah Seremban. 5 Seremban 2 has many beautifully designed residential phases and Safiya, a two and a half storey semi-D, is one of them. 6 The well-planned and carefully designed township sprawls over 3,800 acres of freehold land. 7 The Aeon complex provides one of two shopping options. 8 One of the many schools available in Seremban 2. 9 Artist's impression of Kalista 2. 10 Artist's impression of Rimbun Vista. 11 Excited participants awaiting the send-off during Seremban 2's IJM Land Run 2014. 12 Gorgeous colours and dazzling display of lights during the Chap Goh Meh 2015 celebration. 13 A sweeping view of part of Seremban 2's neat network of roads and interchanges.
Ds with built-up sizes from 3,237 sq ft from RM1,006,800) as well as Saujana Duta, exclusive homes with a "residents-only" clubhouse (two-storey bungalows from RM2,525,800 and three-storey semi-Ds from RM1,772,800). There are two new and exciting future launches that the public can look forward to in Seremban 2. Kalista 2 Residences, an apartment project with full condominium facilities, has 522 units spread over two tower blocks and is targeted for launch in August. There are five built-up types, starting from 926 sq ft with an indicative price from RM300,000, and each unit comes with two covered carpark bays. Rimbun Vista will offer a wholesome living experience in a tropical resort setting, and is targeted for launch in October. With two-storey superlink homes nestled on 42.6 acres, the 389 homes come in three sizes: 24 ft x 80 ft, 24 ft x 70 ft and 22 ft x 92 ft. This low density enclave contains a 4.86-acre park, which is the centrepiece designed to be the nucleus for residents to relax and appreciate the beauty of nature at their doorsteps. Buyers and investors are no longer interested in buying just a piece of property; they are now looking for various
factors such as a home that has a good design concept, capital appreciation, high rental returns, ease of reselling as well as the community and environment. The safety and security of a neighbourhood is likewise of paramount importance. "We have ensured that most of the residential precincts come with standardised guarded facilities. Seremban 2 has also adopted the Crime Prevention Through Environmental Design (CPTED) concept, which is the separation of pedestrian walkways from the vehicle lanes, using generous planting of trees and shrubs for a natural barrier, and the use of LED street lights for brighter conditions during night time," assures Hoo. Considering how the Seremban 2 township comes with every little detail taken care of, from the safety and security to the facilities, amenities and infrastructure, right down to the lush green ambience, residents can truly feel as though they have finally come home. It is no wonder that Seremban 2's tagline declares it as "a great place to live, play and invest, and where life can be lived to the fullest." Property buyers can log on to www.seremban2.com.my to learn more about what Seremban 2 has to offer.
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NEWS
i-CITY RAISES THE BAR ON INFRASTRUCTURE I-Bhd to provide stateof-the-art infrastructure connectivity for residents in this ultrapolis and its surroundings. By MANGALESRI CHANDRASEKARAN mangalesri@ocision.com
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-BHD has set out to make its flagship development, i-City, on 72 acres along the Federal Highway, an integrated ultrapolis with stateof-the-art infrastructure connectivity and conveniences to promote holistic living. Artist's impression of As a MSC Cybercentre, i-City is expected i-City, an integrated to be home to 50,000 knowledge-based workers ultrapolis township. when it is completed. Being a prominent tourist destination, this township has an average of 90,000 visitors per week currently. This number is expected to increase after the completion of Central Plaza Shopping Mall in 2017. "With the high number of visitors at the Leisure Park i-City, as well as higher number of residents in near future, a throughly planned infrastructure is crucial to ease traffic congestion to maintain the harmony of this township," says I-Bhd director Monica Ong.
Providing exceptional accessibility In terms of accessibility, I-Bhd aims to provide a hassle free environment for the residents and visitors, by endeavouring effective means to reduce congestion. The direct flyover access to the Federal Highway, together with the upcoming
i-City LRT connectivity scheduled for completion in 2020, are among the exciting things to look out for in i-City. Meanwhile, the Bus Rail Transit (BRT) development along the Federal Highway is in the pipeline. Strategically located along the Federal Highway, these new infrastructure connectivity will make it highly convenient for the residents to reach Kuala Lumpur and other cities or towns, namely
highly successful property fair With a track record of organising property fairs that drew in the crowds, the recently concluded fair proved to be a hit yet again. By CAITLYN NG LI YUIN liyuin@ocision.com
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tarProperty.my has been organising hugely successful property fairs over the years and the recently concluded one at Tropicana City Mall is no different. Over 20 reputable developers were present to woo the public with their fantastic flagship developments. Some of these included industry heavyweights such as IJM Land Bhd, Matrix Concepts Holdings Bhd, Mah Sing Group Bhd, and Land & General Bhd. There was a wide range of property products on offer to suit the needs of modern buyers, varying from compact apartments and condominiums, to spacious landed units (link homes, semi-Ds and bungalows). The prices of these properties came in an array of ranges that would suit a first-time homebuyer, an investor or even someone looking to upgrade to a higher-end property. Visitors who participated in a quick survey at the StarProperty.my station stood a chance to win a Samsung Galaxy Tab 3 Lite or a one-year subscription of The Star e-paper worth RM350. Those who purchased a property at the fair stood to win one of the exclusive Senheng cash vouchers. At the end of the three day fair, the developers managed to successfully reap a sales total of over RM38 million. There are two upcoming fairs to look forward to. The first one will be held at Gurney Plaza and G Hotel, Penang, from July 9 to 12, and the subsequent one will be held at Johor Bahru City Square, Johor Bahru, from Aug 21 to 23. For more information on StarProperty.my Fair, log on to fair.starproperty.my
1 Staff at IJM Land's booth providing information to prospective buyers who are admiring the scale model of their development. 2 Interested members of the public receiving more information regarding the flagship developments of Matrix Concepts Holdings Bhd.
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3 Mah Sing Group Bhd's booth incorporated elements of greenery that drew the attention of the crowd. 4 A sales staff explaining details of one of their signature high足rise projects at the Titijaya Land Bhd booth. 5 Curious property hunters checking out Glomac's booth. 6 A representative from DK-MY exclaiming in glee after examining a Senheng cash voucher that he drew from the lucky draw.
Klang, Port Klang, Subang Jaya, Petaling Jaya and Puchong. i-City is also connected via the other highways, namely New Klang Valley Expressway (NKVE), Kemuning - Shah Alam Highway (LKSA) and North Klang Straits Bypass (Shapadu), reducing distance between major towns. So far, 20% of i-City has been completed and full completion is expected to be around 2020. Today, completed projects include i-Residence, a 346 units of high-rise tower and 20 exclusive villas, as well as 220 units of Sovo. The Best Western Hotel opened in January 2015 and the MSC Cyber Offices are also among the projects which are completed to date. The current projects under construction are i-Soho, i-Suite, Liberty Tower and Parisien Tower. Designed to be one of the most wellplanned projects which offers quality from all angles, it comprises residential units, commercial units, mall, hotels, coupled with theme park. "i-City is well prepared to charm both the residents and visitors, and aims to provide the best experience for all to savour," Ong adds.
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SPECIAL FOCUS
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Township with the wow effect of absolute perfection A
S one of the top contenders in the property sector, Matrix Concepts Holdings Bhd has developed many admirable developments across Malaysia. The most recent launch of this firm is a fully integrated township in Johor, dubbed Bandar Seri Impian, a development which promises a serene-cum-placid setting in an urban township. Since the township was launched, 4,000 units of residential and commercial properties have been completed, with an estimated occupancy rate of 85%. With a vision to provide a fully functional township, Matrix Concepts has allocated plots to develop schools, bus terminal, market, fire station, a medical centre, post office, police station, religious worship places, shopping complex, as well as public libraries and healthcare centres. Included in this township are a myriad of other facilities to provide comfortable living for the residents. A serene recreation park combined with mini fitness park and a playground, coupled with a second playground and fitness park, basketball court, futsal court, badminton court, reflexology park and a gazebo, are also included to promote some family leisure time. The security feature of a development has become vital in choosing properties. To provide a safe and secure environment, this township comes with 24-hour security surveillance and perimeter fencing, offering a crime-free setting for the residents.
The perfectly designed township of Matrix Concepts Holdings Bhd, Bandar Seri Impian, has set to amaze residents with the combination of positive feng shui elements.
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Amenities at the doorstep The township is located near to the International Medical University and schools, namely SM Sains Sembrong and SMK Jalan Kota Tinggi. Meanwhile, for medical emergencies, the Kluang General Hospital Enche’ Besar Hajjah Khalsom is located merely minutes away from the township, as well as supermarkets and malls such as Econsave, Kluang Mall, BCB Plaza, Kluang Parade and Aeon Big. Bandar Seri Impian also boasts excellent connectivity as the township is situated at the centre of Johor, with Batu Pahat located 57 km to the west, Mersing located 100 km to the east, Johor Baru is 75 km to the south, Segamat is 78 km to the north, making this township highly accessible from all directions. The North-South Highway, on the other hand, offers high accessibility, as it only takes 97 km to reach Iskandar Johor, 155 km to reach Malacca, 208 km to reach Seremban, 272 km to reach Kuala Lumpur, and only 110 km to reach Woodlands, Singapore. There are also several KTM stations located within a short distance, providing good networking. The Kluang KTM Station is the nearest, followed by Renggam KTM Station.
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Mangalesri Chandrasekaran mangalesri @ocision.com
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As the population of this township increases to an approximate of 20,000 people, the developer has set to improve the existing roads by expanding the main road along Jalan Kota Tinggi towards Wisma Majlis Perbandaran Kluang, which is scheduled for completion by end-2015. With an expenditure of RM18mil, the existing twolane roads were expanded into four lanes to reduce traffic congestion.
Impeccable layouts Bandar Seri Impian saw several launches in the past, which included residential
developments, namely Impiana Bayu 1, Impiana Bayu 2 and Impiana Heights, coupled with commercial developments namely Impiana Square and Impiana Avenue. Impiana Bayu 1 is the first phase to be developed, which offers Eugenix, doublestorey link homes and Eugenia, singlestorey link homes. Eugenix comes with four bedrooms and three bathrooms in a 2,325 sq ft layout, while Eugenia offers three bedrooms and two bathrooms, which has 1,220 sq ft of built-up space. To date, 99% of the 603 units are sold. The second phase dubbed Impiana Bayu 2 consists of two-storey link homes. The first type, Euphoria, offers 2,093 sq ft homes with four bedrooms and three bathrooms and the second type called Euphony, has 2,500 sq
1 The panoramic night view of Bandar Seri Impian. 2 Artist's impression of Vistania 2, elegant double-storey semidetached houses. 3 Artist's impression of Palazzo 2, beautifully designed doublestorey bungalows.
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ft built-up with four bedrooms and four bathrooms, which was launched in April 2015. Impiana Heights offers four layouts – Palazzo 1, Palazzo 2, Vistania 1 and Vistania 2. Palazzo 1 comprises single-storey bungalow houses with 2,920 sq ft builtup, designed with four bedrooms and three bathrooms. Palazzo 2 offers double-storey bungalows, each with four plus one rooms and four bathrooms, and 4,550 sq ft builtup. Vistania 1 offers single-storey semi-D with 2,345 sq ft built-up with four bedrooms and three bathrooms. Meanwhile, Vistania 2 consists of double-storey semi-D with 3,780 sq ft built-up. This layout is designed with four plus one rooms and four bathrooms.
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5 4 Artist's impression of Palazzo 1, single-storey bungalow houses.
Elements of feng shui The elements of feng shui, a belief concerning spatial arrangements and orientation in regards to the flow of energy (qi) has also been taken into consideration in the design of Bandar Seri Impian. This township is surrounded by beneficial mountains which helps to generate qi, such as Greedy Wolf Mountain, Seated Greedy Wolf Mountain, Sunken Head Heavenly Wealth Star, Earth Star and Water Star Mountain, Metal Star Mountains, Sky Horse Mountain and Guardian of the Water Mouth. The Greedy Wolf Mountain in the northwest is ideal for enhancing nobility and reputation of the residents and the Metal Star Mountain in the southeast is suitable for commercial based developments. In addition, the Earth Star and Water Star Mountain in the north and northeast bring out qi, which is ideal for entertainment-based businesses and the Sky Horse Mountain at the southwest also indicates prospect for foreign investment into the township. The strong left and right embrace of the township also further helps to retain the qi. Having a good and positive feng shui is very rare in many developments, yet Matrix Concepts has given high importance in incorporating this element in the planning of Bandar Seri Impian, making this township unique and auspicious compared to other projects in the neighbourhood.
5 Artist's impression of Vistania 1, beautifully designed single-storey semi-detached houses. 6 Artist's impression of Euphony from a serene garden street view, the latest project launched in the township. 7 Artist's impression of the entrance, providing 24/7 surveillance by security guards.
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Greedy Wolf Mountain in the northwest.
Metal Star Mountain in the southeast.
Earth Star Mountain and Water Star Mountain in the north and northeast.
Sky Horse Mountain in the southwest.
Having ventured out as a property developer in 1997, Matrix Concepts has been in the property industry for over 15 years. The Negri Sembilan-based developer collaborated with Group and Koperasi Kemajuan Tanah Negeri Johor Bhd to undertake the development of Bandar Seri Impian in Johor. Besides this 901 acres integrated township in Kluang, Matrix Concepts is also working on developing a 5,233 acres flagship township in Negri Sembilan, Bandar Sri Sendayan, which bags the "Sustainable Township Award Of The Year 2013". It has completed several prominent projects in Negri Sembilan, which include Pulau Impian, Anggerik Tenggara, Arowana Indah, Matahari Indah, Taman Intan Duyung, Pulai Perdana and Nusari Bayu. Meanwhile, this firm is looking forward to complete its upcoming projects, Sendayan Metropark and Sendayan Tech
Developer profile
Valley, which are in Bandar Sri Sendayan township as well. To date, this firm has completed 21,000 residential and commercial properties with a gross development value (GDV) of RM2.4bil, and the group's combined GDV for Bandar Sri Sendayan and Bandar Seri Impian are estimated at approximately RM4bil. Matrix Concepts is highly focus on its goal, which is to deliver high-end products ahead of schedule, offer excellent customer service and put together a team of committed and efficient workforce, besides maintaining the firm's distinguished marketing strategies. To celebrate the coming Hari Raya-cum-Merdeka celebration, there will be the Impiana Bayu 2 launching event to be held this August, which sees the latest offerings in the Bandar Seri Impian township. Visitors will be able to witness firsthand the beauty of this particular project, and discover if this is where they want to set up their dream home.
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