StarProperty.my Edition 15 Feb 2015

SUNDAY 18 JANUARY 2015

KL’s latest starlet ups the definition of luxury living another exclusive notch higher in the heart of the Golden Triangle.

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8 CONLAY

PLAYGROUND FOR BRANDED RESIDENCES

NATURAL ‘NINIMALISM’ INSIDE THIS ISSUE

RENOWNED CELEBRITY DESIGNER NINI ANDRADE HAS CREATED WAVES WORLDWIDE.

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RIVERSIDE LIVING AT ITS BEST

THE RM4BIL CANARY GARDEN @ BANDAR BESTARI TOWNSHIP WILL BOAST OF KSL MALL 2, DESTINED TO BE THE LARGEST MALL IN KLANG AT 2.2 MILLION SQ FT.

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HOW WILL GST IMPACT HOME PRICES AND THE PROPERTY MARKET? AS A HOMEBUYER, IT PAYS TO KNOW THE EFFECTS OF GST ON HOME PRICES MOVING FORWARD.

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STARPROPERTY.MY SUNDAY 18 JANUARY 2015

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COVER STORY

LANDMARK LIVING AMIDST LUXURY An international A-list of architecture, interior and landscape design talents complemented by top-notch retail and world-class hotel management services has been enlisted to create 8 Conlay’s branded residences in Kuala Lumpur.

DESIGNER BLOCK YVONNE YOONG

yvonneyoong@thestar.com.my

“We wanted to work with the bestof-the-best because personally, we like people who can really think outof-the-box.

– Kua

The concerted effort to promote creativity, team work and above all, a touch of rare ingenuity towards the creation of the branded residences at 8 Conlay priced at a higher bracket of RM2,700 per sq ft with more exclusive units commanding approximately RM3,000 per sq ft has not gone unnoticed. Already setting new benchmarks in expectations, the rising gem tucked conveniently within a golden address is set to impress the creme de la creme market that is already accustomed to the finer aspects of luxury living.

Ascertaining the groundwork needed at the initial stages of conceptualisation, KSK Group group chief executive officer Joanne Kua who is also KSK Land managing director grouped together an A-list line-up of a pool of international architecture, interior and landscape design talents coupled with one of the world’s leading hotel management companies to give their input.

“Unlike other developers who tend to bring in the interior and landscape designers at the end stage process, we have brought in all our partners – RSP Architects, YOO, TROP, Benoy and Kempinski on board right at the very beginning to work together. It’s always an ongoing process. When everyone is on board, it gets interesting because you hear from all parties. To me, this is a logical approach and the building has improved from its initial conceptualisation.

“There is no hierarchy. TROP has to work with YOO because they are also designing the interiors and facility areas while TROP undertakes the landscape design and the same applies to the rest,” enthused Kua.

Creating KL’s latest crown jewel

8 CONLAY – PLAYGROUND FOR BRANDED RESIDENCES KL’s latest starlet ups the definition of luxury living another exclusive notch higher in the heart of the Golden Triangle.

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REATING a unique blueprint of branded residences unlike what Kuala Lumpur has ever witnessed before is certainly a mammoth task to begin with. From the initial idea of conceptualisation to the finer input and shared consensus from an enlisted, select pool of A-list talents both locally and from around the world, crystallising the masterpiece that will be 8 Conlay in the heart of the Golden Triangle is indeed a fresh new challenge.

Top this further with the fact that the rise of 8 Conlay will herald KSK Land Sdn Bhd, the wholly-owned property subsidiary of investment holding company KSK Group Bhd’s (formerly known as Kurnia Asia Bhd) altogether maiden

foray into the competitive developers’ world and there you have it – a challenging property jigsaw in the niche category of branded residences waiting to be assembled.

Like a complicated puzzle being put together, all the pieces are now falling into place like the mellifluous symphony of an orchestra.

Rising like a crescendo above the chorus of input – the architecture of 8 Conlay undertaken by RSP Architects Sdn Bhd director and principal Ar. Hud Bakar has been finalised – with the towers poised to spiral their way majestically into the skies, juxtaposed against the backdrop of KL’s bustling CBD (Central Business District).

In the accompanying echo to the overall composition, the landscape design elements

will be entrusted to the Bangkok based Terrains + Open Space firm, well-known for its abbreviated TROP brand name while the retail components will be orchestrated

by Benoy, the international architecture and design firm. The latter is already famous for various notable project developments being orchestrated across the globe.

All these elements will serve to add volumes of inspiration to the freehold 8 Conlay mixed-used development comprising various residential, retail and hotel components. In between the lively score, the presence of Kempinski will invite one to take an adagio approach to pause for a moment to indulge in life’s finer luxuries at its five-star European hotel here.

Having made some serious headlines last year, having purchased the 3.952 acres (1.599 ha) of freehold land on Jalan Conlay for RM568mil, Kua is optimistically counting on more than beginner’s luck for the successful uptake of 8 Conlay.

Banking on the collaboration with internationally renowned brand partners who will all add their respective brilliance and branding into the residences, Kua believes that 8 Conlay will also be wellreceived by the international market.

“We’re competing internationally.

Our target buyers are 50% local and 50% foreign. KL is no longer just the only market, so we’re looking at the international market as well. You have to look at the target buyers who will be purchasing this property.

When you purchase branded residences, you are buying into a certain level of quality.

“When foreign buyers look at the brand partners for this project, they will be able to sleep easy, knowing that the interiors will be done by YOO and the exteriors by RSP Architects, so there will be quality at every single angle. They will be happy knowing that the measure of quality they will be given in the future will have retail input from Benoy and landscape design by TROP complemented by hotel management services by Kempinski,” she shared.

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

The newly-minted conceptualisation of the mixed-use development will feature a 62-storey five-star hotel which will be managed by Kempinski Hotels with its rich European heritage of luxury hospitality within the heart of Kuala Lumpur’s Golden Triangle.

“When we first purchased the land, we asked ourselves: ‘What do we really want to build?’ Having spoken to Hud and our team, we looked at the elements that we wanted to incorporate into the development which included a very nice frontage and a lifestyle retail podium to complement the whole area.

“We looked at the luxury condominiums in KL but really, there is a lack of this concept called branded residences. As I have mentioned before, branded residences in KL is still at an infant stage but I think it is growing along the way and at a kind of price range that has come about for luxury condominiums in KL. This allows us to think more creatively and have that space to conceptualise more exciting ideas,” she said.

According to her, the crystallisation of the 8 Conlay concept of branded residences which was benchmarked against successful major cities of the world is anticipated to usher in a high standard of “quality and liveability” that Malaysia has yet to witness.

“When you really look at all the major cities as in the examples of London and New York City, you will realise that branded residences goes beyond hotel residences and revolves around one’s lifestyle and how one wants to live. With branded residences, there’s a certain level of quality and services as well as facilities demanded besides the excellent architecture, exteriors and interiors.

“Everything from the external facade to the interior design has to be of a certain quality because people who buy branded residences internationally expect that of the residences. The minute they step in, everything has to be immaculate.

"We wanted to start in this direction.

We really compared ourselves to One Hyde Park in London. Everybody knows it in London because it is very popular, being in Knightsbridge where the residences of One Hyde Park were selling at the highest per sq ft price at £6,000 (RM32,400) per sq ft when it was first launched. This is due to its architecture and the developer which also undertook the interior design, with services provided by Mandarin Oriental,” she added.

New gem in the Golden Triangle The 8 Conlay project with its gross development value (GDV) of RM4bil owes its name to the auspicious eponymous golden address on which the site is located, forming an auspicious coincidence for the branded residences.

“I like to define branded residences as a triangle. It’s where you have the architecture,

03COVER STORY interior design and brand partners coming together. Branded residences carry a certain value. When people buy into the brand, they purchase the particular service and quality that they expect,” Kua emphasised.

Undeterred by the fact that 8 Conlay which marks the group’s foray into property development is now open for registration amid a time when the general softening of the property market is prevalent, she affirmed that branded residences belong in a different niche category altogether in terms of high expectations of quality standards.

Hence, she believes the development will not be adversely affected by the effects of the impending GST (goods and services tax) that will take place in April 2015.

“When you look at branded residences, the question is neither about timing nor whether the marketing is softening. Instead, you have to look at the target buyers who will be purchasing this property.

"In terms of branded residences, KL has the easiest investment entry point as compared to overseas standards. YOO Residence in Hong Kong for instance, will cost you a whole lot more, so too Kempinski’s services for branded residences overseas,” she observed further.

In the same light, she reiterated that 8 Conlay will be benchmarked not just against the luxury property market in KL but also in comparison to the international market.

“People expect the same quality of branded residences whether in KL, London or New York City. If it’s the same brand, it has to be the same all over the world.

"It’s like buying branded or luxury goods - so you will expect the same quality, no matter which city or shop you buy it from. It’s the same for branded residences.

That’s the way you sustain the value of your property commercially,” she continued.

Your place, your story “Branded residences are a level above fivestar luxury. People also buy partly for investment. Purchasing a branded residence makes commercial sense because property will eventually appreciate in terms of value.

If you’re buying into something like 8 Conlay, you want to buy to keep as it feels like a collector’s item, even from an investor’s perspective. Therefore, you can appreciate that the investment value will increase.

“It’s your place, your story. Part of the story is about you, the personality of the end users and buyers who are actually buying a lifestyle,” opined Kua. To her, engaging the internationallyrenowned design studio YOO (pronounced You) founded by property entrepreneur John Hitchcox and world-renowned designer Philippe Stark in 1999 was a logical choice as not only does the organisation

Exemplary brand partners

Kua also engaged the international firm Benoy led by its global design director Simon Bee as its retail architect and interior designer known for its out-ofthe-box ideas for the design of the retail space of the development.

“We wanted to work with the best-of-the-best because personally, we like people who can really think out-of-the-box. We want to allow their creative sides to soar to break new boundaries. This allows us to be more creative to think and have that space to conceptualise more exciting ideas.

"The partners we have chosen have their own practicality which they understand. That’s why we have come together as a team because we all have to agree on what we will

produce at the end of the day. It’s really about pushing that boundary.”

Even the landscape features will be given prominence unlike other developments which tend to dismiss this software aspect. Kua deems landscape features as an essential element and thus entrusted TROP design director Pok Kobkongsanti with this all-important detail.

“Personally, I feel that landscape design is really important as it keeps one calm in an urban area. Pok has worked with Bensley Design Studio's Bill Bensley before and has established his own practice. He has made a name for himself in Bangkok and will undertake his first KL project with 8 Conlay,” she smiled.

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break boundaries when it comes to design - the firm also has a knack for encapsulating lifestyle aspirations with its acute understanding of creating branded residences worldwide.

Having undertaken designs for 76 projects in 55 cities spanning 33 countries, its A-list of talents worldwide include illustrious designers such as the who’s who of the design world.

These include designers such as Starck, Marcel Wanders and celebrated designer to the stars Kelly Hoppen, with even Rolling Stone singer Mick Jagger’s daughter Jade Jagger who loves to mix her bohemian lifestyle and taste with design undertaking projects for its celebrity clients.

The interiors of 8 Conlay’s Tower A in Kuala Lumpur will be designed by Steve Leung & YOO. YOO managing director (Asia Pacific) Andrew Pang said that Leung’s record breaking design feat for YOO Residence in Hong Kong - launched at a time when the Hong Kong government implemented strong cooling measures to the property market remains legendary.

Not only were all the 144 units of unique minimalist designs infused with Asian culture snapped up - they also recorded the highest price for a high floor, one-bedroom unit.

1 (From left) KSK Group Bhd group chief executive officer Kua and RSP Architects principal Hud who was the brainchild of the spiralling architecture for 8 Conlay.

- Photo by NORAFIFI EHSAN 2 Benoy global design director Bee (right) sharing a light moment with KSK Land managing director Kua. - Photo by MOHAMAD AZHAR 3 KSK Group CEO Kua officiating the partnership tie-up with Kempinski Hotels senior vice-president for development Mike Haemmerli in providing hotel service management for 8 Conlay.

(Back row from left) KSK Land executive director Vincent Tan, KSK Group Bhd executive chairman Tan Sri Kua Sian Kooi, Kempinski Hotels public relations vicepresident Maria Kuhn, Kempinski director of development (SouthEast Asia) Florian Linder and RSP Architects director Ar. Hud. - Photo by ROHAIZAT MD DARUS

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4 TROP design director Pok (right) will undertake the landscape design for 8 Conlay.

- Photo by MOHAMAD AZHAR 5 KSK Land’s Kua (far right) said that the Steve Leong & YOO collaboration will witness Leung (center) putting his creative touches to the interiors at 8 Conlay. Looking on (far left) is YOO managing director for Asia Pacific Pang.

- Photo by KAMARUL ARIFFIN

To register your interest, log on to www.8conlay.com.

“I just realised that there is this common factor whereby a few of our partners are relatively new to KL but that is the exciting part because it means that they will view KL and how to create 8 Conlay with fresh insight. We asked ourselves, ‘What can we do differently here?’ so that’s where we all come together. I think what’s most important is that everyone shares the same vision with the architect and the conceptual idea for the design of 8 Conlay in bringing the whole yin and yang elements together.”

In this instance, Kempinski, synonymous as a hallmark of European luxury hospitality with its impeccable and thoughtful old-world

approach to service and hospitality heralding back to 1897 making it Europe’s oldest luxury hotel group with an ever growing collection of distinguished international properties, will be the official hotel operator servicing the branded residences.

“That is really what we want.

It’s like, ‘I have a residence and I’m proud of it’. The really exciting part of creating 8 Conlay is that we are developing this project at every angle with the brand partners.

"We don’t want to do something which is tried-and-tested. When everyone comes in with their own respective angles, they will see the design from a different perspective.”

“For example, Hud views it from

an architectural and masterplanning perspective while Pok sees it from a landscape point of view. YOO will look at it from an interior design perspective. And, we all squabble but, at the end of the day, when you can finally get so many people agreeing on one final concept, on how for instance, a particular corner is going to look like, you know you have a winner. And, that’s how we’ve been pushing 8 Conlay to be better and better every time,” summed Kua. Scheduled for completion in 2H (second half) of 2019, the 1,092 residential units will feature built-up sizes ranging between 650 sq ft and 1,300 sq ft while the hotel is expected to be completed in 2020.

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

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COVER STORY

LANDMARK ARCHITECTURE BENCHMARKED INTERNATIONALLY Creating KL’s newest crown jewel in branded residences is no mean feat and RSP Architects has taken this challenge its stride, to iconic results.

By YVONNE YOONG yvonneyoong@thestar.com.my

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RSP Architects director Ar Hud believes that 8 Conlay’s branded residences will make their presence felt as a landmark architecture in KL with their curvy towers that could be among the world’s tallest in terms of spiral buildings. - Photo by NORAFIFI EHSAN

RSP Architects

RTICULATING an eloquent understanding of 8 Conlay’s future as the latest branded residences to emerge in the heart of Kuala Lumpur’s Golden Triangle via the conceptualisation of its landmark architecture suited for its time is no mean feat but RSP Architects Sdn Bhd director Ar Hud Bakar remains unfazed.

Instead, he has taken every savvy consideration of site, concept and context into detail and has merged them into what will be representative of a landmark architecture for the bustling city’s landscape that will make a statement juxtaposed against the skylines.

Considering that Hud’s firm has undertaken prolific developments internationally and locally besides having won more than 200 awards in over 30 categories for work that has been described as “cutting-edge”, his reputation and penchant for delivering results precedes him.

Given the accolades and having been appointed as the architecture firm for the 8 Conlay development, one anticipates new benchmark of expectations being raised in this luxury market category in KL. Hud did not disappoint with the final design blueprint for 8 Conlay which will command its fair share of presence in the Kuala Lumpur City Centre (KLCC) amid

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various luxury developments.

“The freedom that the client gave us allowed us to design a sensuous, unique and beautiful piece of art, and not just architecture that will forever complement the KLCC area in particular,” he shared.

According to Hud, the process of coming up with the final architecture of 8 Conlay was done in response to two fundamental points – one being the number "8" and the other, being the complementary nature of the way the yin and yang elements would complement the towers.

“There’s harmony in duality. There’s male and female, white and black – there’s always harmony in things. Therefore, we want to create the harmony in living between man and the built environment.”

The 8 Conlay brand owes its name to the auspicious eponymous golden address on which the site is located. Its design philosophy, epitomised in the overall language of the architecture with the form of the towers figuratively conceptualised like the numerical character “8”, bears prosperous connotations pointing to the infinite possibilities for success.

“The whole concept came about after we looked at the fundamentals of the site.

Even the shape of the building, the negative spaces between the towers of the branded residences towers and the hotel block denote the yin and yang elements – like two shapes that will embrace each other in an abstract way. That’s why there’s a concave and convex

shape to the buildings,” related Hud. The idea was mooted from the site’s address in turning the number “8” into the concept of the towers as seen in the curvy, spiral-driven landmark architecture.

“The brief that was given to us was very simple. It was to come up with a landmark architecture for 8 Conlay. The other consideration was the commercial aspect and viability of the development,” he said.

Forsaking tried-and-tested proven approaches, the aim was to differentiate 8 Conlay via the architecture in tandem with the landscaped features that would go handin-hand and push the boundaries of design to create new standards for branded residences.

“The architecture looks unique but at the same time, is rational and has the quality of an iconic building,” he said, stating that he always considers the relationship between humans and nature, man and culture as well as how people experience his designs which he succinctly defines as “liveable architecture”.

“The architecture must complement and engage with the intent that we have for 8 Conlay. It must live up to the highend brand image that we are establishing in Malaysia,” he opined.

Hud should know based on his wealth of over 25 years of experience in designing large and small scale developments expressed in the contemporary outlook of the eloquent language of simplified architecture that takes pride of place in the firm’s

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Residential/ Hospitality Projects

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Hilton and Le Meridien Hotel Kuala Lumpur

Completed in December 2003

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The Interlace, Singapore

Completed in September 2013

This hospitality project comprising the five-star Hilton and Le Meridien Kuala Lumpur hotel components have upped the elevation of Kuala Lumpur Sentral’s shift into a new dimension of prestige while setting high standards through the presence of top-notch international hotels within the integrated development.

The dramatic stacking of 31 blocks is striking and huge but the living environment manages to retain a sense of privacy and openness.

Eight interconnected courtyards are set amidst greenery filled with way-finding and barrier-free access features.

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Oberoi Hotel Gurgaon, India

Completed in April 2011

In contrast to the corporate skyscrapers of the Gurgaon business district, this luxury business hotel is a green oasis with its tropical gardens feted by a striking entrance showcasing a glowing “jewel box” positioned above the water feature.

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St. Regis Hotel & Residences, Singapore

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ION Orchard & The Orchard Residences, Singapore Completed in October 2010

Completed in September 2008

High-end living has been taken to the next level with this luxurious mix of hotel and residences.

Interestingly designed, the crescent-shaped facade of each tower is inspired by the Singapore flag symbols.

Re-imagining the original orchards and reflecting growth from seed to tree, the amorphous cladding and organic design evoke a new energy and spirit. The development has become the “centre of gravity” situated within Singapore’s famous shopping belt.

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

design of residential, commercial, largescale exhibition spaces and super high-rises buildings exceeding 100 storeys.

The RSP Group has over 1,000 staff members in its Malaysia, Singapore, Dubai, India, Vietnam, Ghana, China, London, Asia, the Middle East, Europe and Africa offices.

Locally, the firm has its footprint in Kuala Lumpur, Penang and Johor.

“At RSP Architects, we believe in timeless and practical designs. While striving for design excellence, our precept is that architecture must be practical to fulfil the purpose for which it was built.

"Testament to this belief are all the successful project launches and the many constructed buildings we have designed,” shared this alumni from the University of Berkeley in California, the United States.

This sense of elegant, understated design was well received by KSK Group Bhd group chief executive officer and KSK Land Sdn Bhd managing director Joanne Kua. KSK Group Bhd group chief executive officer Joanne Kua who is also KSK Land managing director said that 8 Conlay was birthed as a result of always looking at

05COVER STORY the market to identify where the gaps and niches are, so that the group can go in and make a difference.

“We thought about what we want to achieve with 8 Conlay since it is our debut development. We considered our vision for KSK Land which is to build a brand that people will follow, a brand that will produce good-quality products and services. We want to add value with every single development that we undertake. In moving forward, the project has to be one that adds value.

“The thought process is always about luxury developments and residences, but what can we do more of? Is KL ready for a different kind of concept? What is the unique or added on value that we can bring to 8 Conlay? That’s when we came upon the idea of branded residences,” she revealed.

Iconic by design Sharing the different impressions of the iconic-looking architecture for 8 Conlay that will occupy a 3.952-acre (1.599ha) plot of freehold land on the eponymous piece of prime freehold land with Kua, Hud shared an interesting fact in that the development

would possibly rank a second or third place in terms of the world’s tallest ranking for spiral-shaped buildings.

That is considering its height of around 283m (929ft) compared to Absolute Tower in Ontario, Canada, which spirals to a height of approximately 180m (590 ft) while Sweden’s Turning Torso towers at about 190m (623 ft) and Dubai’s Infinity Tower stands tall at 307m (1,007ft).

“I believe 8 Conlay will be an exciting addition to KL just as the Walkie Talkie building is to the new places in London. I think the buzz, if this was London, would be something to that effect. Here, 8 Conlay by virtue of its shape will be an exciting piece of architecture,” he said.

Drawing upon a comparison with Marina Bay Sands which has an environmental deck, he said he incorporated four strategically connected environmental decks into his iconic design that will take pride of place on the podium, levels 25, 43 and the rooftop area.

Meanwhile, the two curvy branded residential towers measuring 55 storeys and 62 storeys embrace each other’s company

“People will buy because they can get good service from a reputable operator.

Essentially, when the dust settles, the diamonds will emerge.

– Hud

linked via two sky bridges on levels 25 and 43 complemented by a hotel tower.

“We looked at the site itself and also the neighbourhood surrounding it, including the KLCC area versus Bukit Bintang and also the Golden Triangle precinct. What is lacking in city living are vertical and green landscape features which will be included at 8 Conlay.

“We came up with this concept of including four levels of ‘sky seeds’ represented in stacked environmental decks starting from the podium, first, second, third and the top deck with its roof garden.”

Hud believes that grouping the brand partners who all have international presence creates a sense of good values in helping to see things in a clearer and better manner.

“I think that apart from the brand, what is more important is the fundamentals of why one wants the brand.

Perhaps it’s because of the good service as in the case of Kempinski.

“People will buy because they can get good service from a reputable operator.

Essentially, when the dust settles, the diamonds will emerge,” he expressed, looking forward to the final crowning of the lavish 8 Conlay branded residences.

GREAT RETAIL EXPECTATIONS

Bridging the gap between good and great calls for exacting standards of luxury tempered with designs that will lend commercial value to place making with international appeal as Benoy knows full well.

By YVONNE YOONG yvonneyoong@thestar.com.my

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RANDED residences are a natural playground for luxury retail design to thrive. After all, this crucial component completes the overall experience of branded residences that come with the irresistible combination of outstanding architecture, bespoke interiors, impeccable service management and worldclass designer amenities to a market already accustomed to the finer things in life.

Worldwide, luxury retail expectations go hand in hand with branded residences.

Commanding higher price tags compared to non-branded equivalents, branded residences are a class act, with the retail component playing a huge role in adding value to the project.

Completing the overall luxurious experience of branded residences, the allimportant element of retail design will also take pride of place at 8 Conlay in Kuala Lumpur with special input perused from international design firm Benoy.

Entrusted to address the luxury retail aspect of 8 Conlay, Benoy will play a special role in creating and making this exclusive destination so that it also makes commercial sense.

“This is a significant project and a great win for us which we are delighted to undertake. Our strength historically, has been in retail developments. In the last 15 years or so, that retail strength has enabled us to be involved in large scale, mixed-use and urban regeneration developments around the world.

“We started out designing major retail project schemes in the UK. One of them is Bluewater for Lend Lease and another, Bullring

in Birmingham, an inner city regeneration scheme for large British developer Hammerson,” shared Benoy global design director Simon Bee. The success of both schemes did not go unnoticed by the development world at large.

The team at MTR Corporation in Hong Kong was impressed and came over to view the Bluewater development. It expressed interest in coming up with a retail scheme of that scale in Hong Kong which led to Benoy setting up base there.

What materialised was the Elements shopping centre in Kowloon, Hong Kong, which is one of Benoy’s key developments which kickstarted its Asian adventure.

Following its success, Benoy received a lot of enquiries in Asia.

One of its most high profile mixed-used schemes is ICC Shanghai in which the firm designed the retail, office and residential development where its Shanghai studio is located.

“The market in Asia allowed us to expand in a big way. Today, our studio in Hong Kong has nearly 300 employees and we have another 100 across our studios in Shanghai, Beijing and Singapore. We are also based out of KL and India."

Bee who is overseeing the British-based brand in South-East Asia at the moment

was glad that his area of focus in Singapore provided the impetus for him to undertake the design of the retail spaces of 8 Conlay for KSK Land Sdn Bhd. Benoy which was established in 1947, has 10 studios worldwide with a team of more than 550 people working in over 55 countries.

(Please turn to the next page...)

ION Orchard, Singapore was completed in 2009.

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COVER STORY

(...Continued from the previous page.)

“We started out in the UK and still consider ourselves very much a British brand. That ‘Britishness’ is a strength for us around the world as many of our clients like to have that connection with the UK where two of our studios are based.”

Bee has worked with RSP Architects Sdn Bhd’s Ar Hud Abu Bakar, who conceptualised the architecture for 8 Conlay, on projects including ION Orchard in Singapore which integrates a retail mall and high-rise residential with the city's underground railway network and the new terminal T4 at Changi Airport.

Both design firms have also been appointed to work on the Jewel Changi Airport, a new city icon with indoor gardens surrounded by retail, dining and leisure attractions being built next to Terminal 1.

Ultimately, Bee acknowledges the importance of 8 Conlay’s contribution to the overall scheme connecting with the Kuala Lumpur City Centre.

“It’s about place making. We design special places and pay attention to what customers want and how the places will look after the visitors."

Dialogue for design Drawing on illustrious projects undertaken by the firm worldwide that relate to the luxury aspect of the city's landscape, he said the aim is to position buildings as having “conversations with the city”.

The retail component will also flow seamlessly to complement the branded residences to provide a coherent synergy and connection with its value added proposition of the luxurious shopping element for guests.

“Shops like to be seen, so there won’t be many hidden areas. It is fundamental that we design the retail components to be visible while also showcasing the goods in a beautiful, specific way,” he elaborated.

Bee believes that the trend has shifted from an inward looking shopping perspective into a very “extroverted” mode that will showcase “mixed-use elegant pieces of the city establishing conversations and connections with the rest of KL”.

“The concept revolves around shops

Benoy

that can ‘communicate with each other’ and where ‘everyone can see everyone else’. The towers will be connected to great gardens and beautiful spaces.”

Bee said that the concept for 8 Conlay hinges on “good quality urban design meeting retail in a mixed-used development”.

The retail space will not be a component on its own, but will form one piece of the overall puzzle – and will flow with the branded residences and hotel component.

“If you think about it, nobody thought of roofscapes as opportunity 25 years ago. But today, the roof is the outlook to the hotel and branded residences as everybody loves a view.

“We are thinking about spaces as special, place making pieces of the city which means that the urban design and master planning element is far more important than it used to be. We are no longer thinking about isolating buildings but how to connect with the wireless city,” he analysed about the shift in trends and perception.

Celebration of retail brands “We look at every project we undertake based on its merits. Our designs come out of a careful thought process and is very much a two-way partnership process with the client.

“We have the dialogue that we started and are getting to a place where we are all very happy but each scheme is different so there is never going to be a direct copy of any of our projects. Therefore, our retail design has to be right for KSK and KL.” Benoy came in to complement the retail space with individual pieces of architecture specifically designed to take advantage of the luxurious address.

“It is a super opportunity to look at retail in a different, contemporary way,” he said, adding that the aim is to ensure people stay at 8 Conlay longer so that the total experience is combined with the powerful notion of mixed activity.

Essentially, 8 Conlay will be part of the wider KL scene and thus, needs to be branded as such with plenty of lettable spaces for retailers and restaurants to cash in on luxury appeal.

“It is almost like a mini city in the way it will be built – similar to an Italian hilltown that sits under these towers. There will be a

journey up four levels of shopping belt, past the hotel facilities that will culminate in the beautiful rooftop enabling one to appreciate the special breakout spaces.”

He added that some retail spaces will be designed as individual showcase pavilions in very special locations that will be framed as it were in their particular spots. This workable scheme he said involves an interesting process that will enable various tenants’ requirements to be met.

Benoy’s mission is to deliver a commercial reality and vibrant viability for its clients.

“We know the sort of development that will potentially make money for tenants and clients. We are experienced in developing sensible commercial projects and delivering great places that people will enjoy coming back to, time and again. We know how to apply this knowledge and that is the important thing,” he said.

“When we conceptualise the scheme, it all comes back to building a retail community so the whole retail frontage is like the heart of 8 Conlay. What we’re designing is an energetic podium to the towers with the retail and F&B (Food and Beverage) outlets located at the base.

“The commitment to quality and excellence in coming up with something totally befitting a 21st century landmark property will witness the intermingling of lifestyle experiences coming together with the retail component being the heart that keeps the life of 8 Conlay pulsating.”

Bee concurs that people have traded for generations and will continue to trade, so the element of shopping when executed well, brings people together. He said the time has come when the city needs more than the usual shopping mall as its retail component.

In a nutshell, it is no longer just about shopping – but about art, culture and trends – a melting pot of elements coming together to attract people to a new heart in the city.

He paraphrases a quote that outlines the idea that “Retail, when it is done well, transcends consumerism and brings the community together”.

“In terms of being upmarket, that is the conversation we need to have. We want to create an emotion of surprise that

Benoy global design director Bee said that 8 Conlay is another great icon scheme for its portfolio of projects.

- Photo By MOHAMAD AZHAR

is absolutely delightful. We want people to ask ‘Why has no one done this before?

We’ve never seen those retailers before and look at what they’re selling – it’s top quality!”.

Given the gross floor area of 200,000sq ft, the retail space will become a significant part of the address at 8 Conlay.

“We believe this is going to make a new, different statement for retail with the notion of the garden on top of the retail podium roof area cascading down the sides to usher in an urban elegance and quiet sophistication to 8 Conlay.”

The culture of connection has indeed just begun with the clever conceptualisation of 8 Conlay with its 55-, 60- and 62-storey towers and communal spaces fitting in like a jigsaw into the living entity of KL city.

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ION Orchard, Singapore Completed in 2009 Scope: Interior Architecture, Masterplanning

Developments Worldwide

The award-winning ION Orchard scheme comprises a retail podium and luxury residential tower with eight shopping levels, an art gallery, open event area and transport integration.

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Ferrari World Abu Dhabi, Abu Dhabi Completed in 2010 Scope: Masterplanning, Architecture Ferrari World Abu Dhabi is the world’s largest indoor theme park located in the centre of Yas Island's mega scheme in Abu Dhabi.

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Terminal 4, Changi Airport, Singapore Scheduled for completion in 2017 Scope: Concept Design/Interior Design Changi Airport’s new terminal will be located along Airport Boulevard and will accommodate up to 16 million passengers a year.

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Bullring, Birmingham, UK Completed in 2003 Scope: Masterplanning, Architecture

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Elements, Hong Kong Completed in 2005 Scope: Masterplanning, Interior Architecture, Wayfinding and Graphic Design

Bullring is an urban regeneration scheme which has established the retail heart of the Birmingham area.

This retail development sits above the Kowloon MTR station linking the mall directly to the Central district and the International Airport and is the retail core of the International Commerce Centre (ICC), one of the world’s tallest skyscrapers.

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

07COVER STORY

DESIGN PLAYGROUND OF 8 CONLAY Complementing the software aspect of the branded residences, Bangkok-based Terrains + Open Space (TROP) design director Pok Kobkongsanti shows the way with his knack for creating unique landscapes.

By YVONNE YOONG yvonneyoong@thestar.com.my

O

NE can certainly expect the unexpected with Bangkokbased Terrains + Open Space (TROP) design director Pok Kobkongsanti on board to oversee the landscape design features for the prestigious 8 Conlay development in Kuala Lumpur.

Giving his candid take on how he views his work, this ardent fan of the late movie star and famous proponent of martial arts Bruce Lee, likens the process of coming up with creative and relevant landscape designs as an ongoing battle and pursuit for excellence.

Pok emphasises the value of maintaining flexibility in handling the challenges of conceptualising the software aspect of the landscape design to complement the hardware components of the overall development.

“When I first founded my company, I wanted to have my own signature design but I could not find it. One day, I watched Bruce Lee’s ‘Be (Like) Water’ YouTube link in which he highlighted his philosophy on fighting. He said that you have to be flexible in combat and the strategy to use depends on who your opponent is. If your opponent is aggressive, you have to be passive. That is how you beat your opponent,” he stated succinctly.

“Design is the same as fighting. Once you have a signature design, it somehow handcuffs you because no matter what the context, you have to answer the same way with your own signature design. We try to be flexible just like the characteristics of water by including our signature in the developments we undertake,” he said.

The battle, according to Pok, revolves around working competitively within the confines of the space by addressing the site consideration and that of the enveloping areas. The landscape design also needs to complement the architecture, hotel, retail and residential aspects of the development hence, underlining the need to be flexible.

Having worked with two landscape design masters – California-born Bill Bensley of Bensley Design Studio – widely regarded as an expert in resort architecture and exotic landscape designs and Hargreaves Associates design director George Hargreaves, both of whom Pok vouched have their own respective design language and signature styles, he eventually decided to strike out on his own by establishing TROP. “The name TROP is an abbreviation derived from the words ‘terrains’ and ‘open space’ because as landscape architects, we don’t only design but we also want to create experiences for those who visit our gardens.

“Therefore, no matter what we design – be it a pathway, fountain or water feature – we want to create a journey for each project we undertake,” stated the alumni from Harvard University’s graduate school of design.

Judging from the practice’s growing list of projects, the young firm which he established in 2007 has clearly taken deep roots. So much so that TROP was recognised by international peers in the

industry having won an Honour Award in the Residential Design category from the American Society of Landscape Architects (ASLA) last year for its Quattro by Sansiri project in Bangkok, Thailand. Additionally, its maiden Seascape project in the Lion City won it the Singapore Property Award in the Residential Design category.

For Pok, 39, the battle plan strategy is simple – that is to come up with winning landscape designs that address the context succinctly. The proof of the final victory is when people are receptive to the landscape designs and are able to immerse themselves in the lush green surroundings.

Having been given a free hand to come up with a sustainable and lasting landscape design concept for 8 Conlay by the developer, the branded residences literally became Pok’s playground to unleash the full force of his creativity.

Forest in the city “I always learn a thing or two from each project I undertake. In the case of 8 Conlay being my first project in KL, I was inspired by the Malaysian topography. Everything in Bangkok is flat, so I was fascinated by KL’s undulating typology which I found very interesting while being driven from the airport to my destination.”

His first impressions concurred with his further findings.

“Once we did more research, we found that KL is like an urban city right in the heart of the forest. We want to make a statement which is inspired by the natural landscape of KL – whether it is the big tree or the whole forest or the mountains,” he said.

The idea was to capitalise on an ecosystem that would benefit the community who would be able to enjoy the benefits of being surrounded by gorgeous gardens.

Pok believes that he has a distinctive advantage in being newly acquainted with KL as he is able to view and appreciate the greenery in the city from a fresh viewpoint instead of seeing things from a familiar perspective to the point of taking things for granted.

“The view may be common to all of you, but for me, I get inspired by the huge trees. I want to create a garden that is a small version of KL for 8 Conlay. We have so many floors to work around and each level will have a different character and garden.

In this one project alone, we will have four components – the architecture and interior design of the branded residences, hotel, retail as well as landscape features. Each area will be inspired by parts of KL,” he elaborated.

Using the metaphor of whipping up a unique culinary delight in the form of incorporating the use of local ingredients as in this case – elements comprising site, context and response to the architecture for 8 Conlay – Pok said that the unique design of the forest garden which will be tailored to the typology of the site cannot simply be replicated elsewhere in KL or even in Bangkok for that matter, where the buildings are all centred on efficiency.

Pok gave his assurance that neither will the end result look “too familiar” to

Malaysians who have grown accustomed to the city’s greenery because of the interpretation that he will bring to 8 Conlay which will be different from a local viewpoint.

“We want to incorporate a special type of landscape design for 8 Conlay’s one-ofits-kind architecture which will be inspired by the interesting topography of KL. For instance, the first floor will represent the arrival area which will be undulated like a mountainscape followed by two drop-off areas on the upper second level,” he shared.

Although the brief by the architect and developer was to turn the interlinking bridge on the 25th level between two floors into a garden level, Pok decided it would be more interesting to transform the space into a “rainforest or garden forest” complemented by water features.

“I was surprised to discover that the aerial perspective of KL is surrounded by rainforests, including the Bukit Nanas Forest Reserve. When we built a three-dimensional model with many columns, we found that it is similar to the Banyan tree with its many roots. Those roots are like the columns while the swimming pool represents the water elements located next to the Banyan trees.”

The landscape design for the 44th dry facilities level which will be an area where residents can lounge and appreciate the view of the city will be teeming with inspiration obtained from KL’s rainforest.

“Instead of designing a flower garden which anyone can create, we were inspired to turn the 44th floor into a rainforest – much like a canopy which is trapped between two floors. We envision the larger trees to cover the smaller trees, like in the case of life teeming with ‘more life’,” he enthused.

This sense of progression starts from the focal point of the big Banyan tree located on a low level undulating as it were, up to the forest in the mountains complemented by the symbolism of a waterfall as will be represented in the water features.

Instead of being an afterthought, the landscape design will spill over thoughtfully into various pockets of spaces and interlinking levels so that residents will be able to enjoy the abundant greenery enveloping 8 Conlay.

“The location is perfect and convenient.

I want to create another world so that once you walk into 8 Conlay, you will forget about everything outside the development.

We will be using organic forms and natureinspired vertical landscape that will reflect our interpretation of an urban forest. In a sense, the architecture becomes part of the landscape so you can see the design language and landscape complementing each other.

“I will try to continue the architecture story by creating extraordinary landscape designs. At the end of the day, it has to be a project that will last for generations. Every time you look at it, it’s got to be fresh and not tired on the eyes. That is the vision and philosophy we have for 8 Conlay.”

Not discounting the yin and yang elements of the architecture, Pok said that besides taking into account the vertical and horizontal aspects of many transformations

TROP design director Pok said that the landscape design for 8 Conlay will be inspired by nature and the undulating typology of Kuala Lumpur.

taking place, the firm is also sensitive in how it responds to the iconic landmark.

“The architecture of the project is the main star and we play the supporting role by making sure that 8 Conlay looks better with more dimensions of value created through the landscape design,” he said.

TROP’s

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Landscape Designs

Hilton Pattaya, Thailand

Completed end of 2010

This was TROP’s first hotel project that won many international awards. It was also shortlisted for the Hotel of the Year Award 2012 by World Architecture News.

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Quattro by Sansiri in Bangkok, Thailand Completed end of 2011

This project was possibly the first from South-East Asia to win the Residential Award category from the American Society of Landscape Architecture in 2012.

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Casa de La Flora, Thailand Completed in 2011

This project won numerous awards in the small design hotel category.

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Seascape in Sentosa Cove, Singapore Completed in 2011

This project was awarded the Singapore Property Award for the best low-rise residential in 2012.

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Baan Sansuk, Thailand

Completed in January 2010.

This unique project features a 230 metre (755ft) long pool situated in the middle of the site.

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

08

COVER STORY

REDEFINING LUXURY WITH EUROPEAN ELEGANCE

KSK Land Sdn Bhd’s partnership with Kempinski Hotels, Europe’s oldest hotel management company, is bound to redefine the ideal of first-class luxurious living.

By JOCELINE YAN

K

EMPINSKI is in good company. Europe’s leading hotel management company with a legacy of fusing rich European heritage with exclusive personalised service and hospitality is another A-list brand partner selected to be part of the 8 Conlay branded residences in Kuala Lumpur.

The 118-year old Kempinski brand has 75 hotels in 31 countries which include Berlin, Germany; Istanbul, Turkey; Bangkok, Thailand and Nay Pyi Taw in Myanmar.

The international hotel brand is famed for providing its guests with memorable stays, impeccable hospitality as well as service inspired by exquisite European flair.

Kempinski’s commitment to excellence was evident at a recent press conference held to announce the newfound partnership with KSK Land Sdn Bhd inking an official management agreement with Kempinski Hotels.

In attendance were KSK Group Bhd executive chairman Tan Sri Kua Sian Kooi, KSK Group group chief executive officer and KSK Land Sdn Bhd managing director Joanne Kua, KSK Land executive director Vincent Tan, Kempinski Hotels public relations vice-president Maria Kuhn

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and Kempinski director of development (South-East Asia) Florian Linder as well as Kempinski Hotels senior vice-president for development Mike Haemmerli, who graced the launch ceremony of the formation of this partnership.

KSK Group’s Kua said she was familiar with the Kempinski brand, having stayed with her family in several Kempinski hotels around the world.

“We have chosen to seal our partnership with the world’s oldest innkeeper to up the ante of Malaysia’s service and hospitality landscape by bringing a timeless level of five-star luxury here.

“We are honoured to be partnering with Kempinski because the brand is known to be very selective in choosing its partners while seeking to maintain the highest level of exclusivity, individuality and management focus. Kempinski Hotels are well-known around the world for their unique surroundings, architecture, facilities, history and location. They are also viewed as iconic places that people want to be associated with, which is precisely what 8 Conlay strives to stand for,” she said.

In line with the group’s aim to produce the highest quality of products and personalised services for its future residents in 8 Conlay, Kua said this partnership will also

further complement the other brands nicely.

During the press conference, Kua also noted that the inclusion of Kempinski in 8 Conlay will bring about value added benefits to the development given the brand’s unique and distinctive expertise in the area of hotel service management.

“With these elements coming together, we will not only increase the quality of 8 Conlay but are also confident that these strategic partners will help add value to the property in time to come.

“Meanwhile, the inclusion of 8 Conlay into Kempinski’s portfolio of trophy landmarks and market leading hotels as well as resorts will boost Kuala Lumpur’s reputation as a major destination in the region,” she added.

According to Kua, it is interesting to note that even as Kempinski aims to be a leader in all the markets it ventures into, its presence in these areas have in turn, also boosted the investment value for the brand’s various partners around the world.

Expressing her excitement in anticipation of working closely with the Kempinski team, she said that the Kuala Lumpur market will be able to partake of the brand’s distinctive and unique service offerings once the 8 Conlay branded residences project takes off.

Hotels Worldwide

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Kempinski's

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Opened on Jan 7, 2015

Open since 1997.

Located on its own secluded island, Marsa Malaz Kempinski, The Pearl - Doha is the first ultra-luxury hotel in one of Doha’s most soughtafter locations.

This new architectural masterpiece showcases the finest European architecture blended with traditional Arabian elements, a true palace in every sense of the word.

From the palatial corridors and public spaces, luxurious rooms and suites, to a selection of the finest restaurants and lounges, this hotel is set to become a benchmark for bespoke luxury in Doha.

Rebuilt from the original designs of the previous Hotel Adlon, the classic building reflects the grandeur of the Unter den Linden boulevard, where it proudly stands right next to one of Germany’s most historic landmarks – the Brandenburg Gate.

The Hotel Adlon owes its name to its original owner, Lorenz Adlon, who invested 20 million gold marks and two years into the creation of the hotel, which first opened in October 1907.

After burning down in WWII (World War 2) and literally being reborn from the ashes, admittedly with some decades of delay, the new Adlon has reclaimed its reputation as Berlin’s most illustrious hotel since its reopening in 1997.

Marsa Malaz Kempinski, The Pearl in Doha, Qatar

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Hotel Adlon Kempinski Berlin, Germany

Sunrise Kempinski Hotel, Beijing & Yangi Island, China

1 KSK Group Bhd CEO Kua with Kempinski Hotels senior vice-president for development Haemmerli inking the official partnership for the 8 Conlay branded residences at the recent press conference in Kuala Lumpur. (Back row from left) KSK Land executive director Tan, KSK Group executive chairman Tan Sri Kua, Kempinski Hotels public relations vice-president Kuhn and Kempinski director of development (South-East Asia) Linder.

2 (From left): KSK Group Bhd CEO Kua and Kempinski Hotels' Haemmerli answering questions at the recent press conference.

- Photos by ROHAIZAT MD DARUS

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Emirates Palace, Abu Dhabi (UAE)

Opened in 2005

Opened in January 2015

Set to become Beijing’s new destination for leisure and MICE (Meetings, Incentives, Conferences and Exhibitions), the destination is made up of 14 hotels.

These include Sunrise Kempinski Hotel with 306 guestrooms and suites (by the lakeshore) as well as Yanqi Hotel with 111 guestrooms and suites complemented by 12 Boutique Hotels with a total of 178 guestrooms and suites on Yanqi Island.

Yanqi Lake is a scenic site located at the foot of the Yan Mountains just 30 minutes from the Mutianyu Great Wall.

Other nearby attractions include a water sport centre, horseback riding, Hongluo Temple, Qinglong Gorge and Baiquan Mountain.

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Palais Hansen Kempinski Vienna, Austria

Opened in March 2013

As Abu Dhabi’s iconic landmark, Emirates Palace embraces the rich culture and colourful traditions of the region.

The beautiful palace has its own stretch of private beach and the façade of the building is breathtaking.

The architects and designers used gold and marble with help from the best international artisans to create a spectacular resort, making it one of the most impressive hotels and conference venues ever built.

Equipped with 394 rooms and suites, the Palace has been carefully designed and furnished to offer guests superior comfort and luxury at the premier address in the capital of the United Arab Emirates.

Designed by Theophil Edvard von Hansen and Heinrich Förster, the listed hotel complex in Vienna’s first district was built between 1869 and 1873 for the world exposition in Vienna in 1873.

Although Palais Hansen Kempinski Vienna was originally built as a hotel, it did not actually open as such.

Until 1945, it was home to the police headquarters and after that, to several different municipal departments.

In 1997, the City of Vienna sold the building.

Located in the heart of Vienna, right at the famous Ring Boulevard, this Kempinski landmark lures visitors with its historic building, modern architecture and contemporary luxury.

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

09COVER STORY

BRANDED BY DESIGN Branded residences have recorded high uplift of values overtime as witnessed in projects done by global design firm YOO which will be designing the interiors of 8 Conlay.

By YVONNE YOONG yvonneyoong@thestar.com.my

C

ONSIDERED the creme de la creme representing the upper crust of the luxury property market, branded residences are distinctively in a class of their own.

Offering luxury, exclusivity and value added experiences for the well-heeled, branded residences that largely take pride of place in mixed-use developments also appear to be quite insulated from the effects of a softening property market.

Those familiar with the performance of branded residences worldwide can vouch for the design-led propensity of these developments with their landmark architecture, renowned designers and luxury services which, according to property advisor Knight Frank, work to create demand and encourage high uplifts in value.

Its comprehensive report conducted in 2012 on “Branded Developments: The impact of branding on luxury residential developments” profiled the positive capital appreciation of branded residences which saw a 31% rise in value globally as compared to equivalent non-branded developments. Certain branded residences overseas have even recorded uplifts in value as high as 50%.

The concept of branded residences is one which is well understood by international firm YOO (pronounced “You”), a pioneer in this niche development category. Founded by property entrepreneur John Hitchcox and famous designer Philippe Starck in 1999, the firm has to date, undertaken 76 design projects in 55 cities spanning 33 countries, to stunning effect.

YOO’s A-list of illustrious designers is a veritable who’s who of the design world and includes renowned designers such as Starck, Marcel Wanders, Steve Leung – the “design star of Asia”, celebrated designer to the stars Kelly Hoppen and Rolling Stone singer Mick Jagger’s daughter Jade who undertakes projects for its celebrity clients.

YOO, having established an enviable trail of successful branded residences worldwide, has been appointed as one of the brand partners who will be designing the interiors for 8 Conlay.

All about YOO YOO Asia-Pacific managing director Andrew Pang shared that the interiors of 8 Conlay will be a joint effort undertaken with Hong Kong based creative director Leung of the YOO Residence in

Hong Kong fame – whose maiden project with YOO under the brand Steve Leung & YOO was a record breaking design feat in the Hong Kong property market.

Launched at a time when the Hong Kong government had implemented strong cooling measures to the property market as witnessed in the increase in stamp duty and reduction of the borrowing percentage to only 50%, YOO Residence in Hong Kong outdid itself with 144 units of the multiple award-winning development achieving an average sales price of HK$34,000 (RM15,640) per sq ft overall despite the softening market conditions back. Additionally, a record breaking HK$43,000 per sq ft was witnessed for a high floor, one-bedroom unit – making it the highest priced unit of its type in Hong Kong.

At the time of its launch, 80% of the units were sold within three months. Labelled as “the first internationally branded residences in Hong Kong”, the development is scheduled for completion by the middle of this year.

In fact, the premium for YOO Residence in Hong Kong had accelerated at a staggering 26% to 42% in terms of value appreciation in comparison to another project called The Warren, developed by Wing Tai Properties Ltd. Located within a stone's throw, The Warren fetched an overall price of only HK$24,000 per sq ft to HK$27,000 per sq ft which was ironically launched shortly before YOO Residence in Hong Kong, in better market conditions.

One gets the impression that creating extraordinary living spaces is all in a day’s work for YOO. Even its first residential project in New York City witnessed 90% of the 326 units snapped up within a week of its launch.

Similarly, YOO Montreal saw 45% of the development’s total 96 units sold within a record of 72 hours. The list reads on and on, with The Atria in Dubai witnessing all of its first tower's 220 apartments sold out in five hours.

Taking a leaf of inspiration from the finest branded residences in mature urban cities of the world, including New York, Paris, London, Hong Kong and Singapore that incorporate world class architecture, landscape design as well as hotel and retail components, the Steve Leung & YOO collaboration will undertake the design aspect of the interiors and common areas for one of the two residential towers. Incidentally, this will also be Leung’s first branded residence project in Malaysia.

The vision is to establish the design from the “inside out”, just as all the other components work

YOO

Branded Residences Worldwide

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to adopt an “outside in” approach based on the end users' perspective in accordance with their lifestyle preferences.

YOO Asia-Pacific managing director Pang.

Steve Leung & YOO creative director This is in line with - Photos by KAMARUL ARIFFIN Leung will design the interiors at 8 Conlay. complementing the exemplary architecture considering his background, the fact that the with the interiors that will enable residents to project is in KL and the connection with YOO create their personal narratives at 8 Conlay as which has its roots in the United Kingdom. captured in its tagline “Your Place, Your Story”.

Determined to push the benchmark of “Creating extraordinary living spaces is branded residences to the next level, the multiple what we do. Our company is formed on this philosophy and our job here is to create something award-winning designer who is also trained as an architect, hopes to capture the market’s extraordinary for 8 Conlay. imagination with his fresh interpretation of the “We share the same vision with the developer interiors as he believes that design is about living, in wanting to introduce a certain level of quality lifestyle and how one aspires to live. and liveability as well as to create something totally “We are still in the process of exploring unique in this market that people haven’t yet seen,” said Pang. He explained the design principle that the different possibilities for the design. We always inside of a building is just as important as its facade. approach design from the users’ point of view.

He emphasised on YOO’s strong track record Right from the time you step into 8 Conlay, view the reception and enjoy the experience of entering in transforming new residences into outstanding the elevators to get to the entrance of your unit, projects in terms of design and commercial value. the natural elements of wood used will point to Just as in the case of the unique yet rational the balance of life with its warm, sustainable feel. architecture that embodies elements of yin and “Water is also another good element especially yang, 8 Conlay will be a fascinating blend of local for Asians as it represents purity, calmness, balance and global ideas coming together in unison, just as the vertical orientation of the buildings embrace and peace while fire relates to passion, energy, enthusiasm and dynamism. Earth represents the horizontal landscapes backed by retail spaces masculinity, maturity and ability. These natural amidst a luxury hotel and the branded residences. elements form the aspirations for our designs at 8 “I believe that Asian and international Conlay. It’s all a very well thought out process to influences are very appropriate. My philosophy is enhance the lifestyle experience,” he summed up. to create designs which have the power to break The philosophy of the design for 8 Conlay boundaries which is exactly why I’m here.

“I want to bring in new lifestyle experiences to is about crafting personal spaces that allow residents to express their personality and tell their 8 Conlay and share this with all our clients - both own life stories, an approach that echos YOO’s local and from all over the world,” he said.

Leung believes in incorporating the essence of philosophy for designing spaces that respects how individuals choose to live. nature into his designs as reflected in the Eastern The overall development is expected to be Chinese philosophy of incorporating the five completed by 2020 with the branded residences elements of fire, wood, metal, water and earth. scheduled to be ready by 2H (second half) of 2019.

“It’s all about the balance of life and how Indeed, YOO’s flair, penchant and knack for human beings interact with nature. From here, working on the interiors of branded residences we can derive a lot of design philosophies. For worldwide to create competitive premium properties example, metal is supposed to be luxurious, for its clients holds it in good stead for 8 Conlay. sophisticated and indulgent as a material. So, it’s And now, KL will be the next stop in its all about expressions,” shared Leung. global design destination, as the Steve Leung & Known for his minimalist approach and YOO collaboration works its signature magic being well-versed in designing unique small units on the premium spaces of the rising star that is 8 in Hong Kong, undertaking the design for 8 Conlay where the sizes of the units range between Conlay. Ultimately, it is about 8 Conlay stamping its mark not just in KL, but also in the world.

680sq ft and 1,300sq ft will prove to be winsome

The Atria, Dubai, UAE

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YOO Residence in Hong Kong

Scheduled for completion in 2017

Scheduled for completion in mid-2015

The Atria is the first YOO designed project in Dubai which saw record sales with the entire first tower sold on the first day of launch. The Atria comprises a 30-storey residential tower of 220 apartments and a 30-storey tower of 350 serviced apartments.

YOO Residence is the first YOO Residential project in Hong Kong designed by Steve Leung & YOO. The stylish standalone residential tower comprises 144 units with 140 standard units and four special units offering a unique style of living.

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Barkli Virgin House in Moscow, Russia

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Scheduled for completion in Spring 2016

Completed in May 2012

Scheduled for completion by the end of 2015

Set to be built in Montreal’s Griffintown, YOO Montreal’s 96 apartments

by YOO Inspired by Starck, with added concierge, are soon to become one of the most soughtafter addresses in Quebec.

Barkli Virgin House located on Moscow’s golden mile, comprises 21 exclusive apartments, including two penthouses that were all designed by leading British designer to the stars, Kelly Hoppen for YOO.

Designed by YOO under the creative direction of Philippe Starck, Leontievsky Mys is the first YOO project and first branded residential project in St. Petersburg – one of Europe’s largest luxury property markets.

YOO Montreal in Griffintown, Canada

Leontievsky Mys, St Petersburg, Russia

SPACE DESIGN

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

10

NATURAL ‘NINIMALISM’

Meet one of Portugal’s most famous daughters – renowned celebrity designer Nini Andrade whose unique design style has created waves worldwide.

By YVONNE YOONG yvonneyoong@thestar.com.my

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HE’S probably one of Portugal’s most famous exports.

Besides being a celebrity designer to the stars and having designed award-winning hotels in America, Europe and Asia (Cambodia and Timor, Indonesia), houses and offices worldwide – she’s also the face behind the NGO (non-governmental organisation) headed by her architect brother called Girl of the Pebbles.

This NGO was founded to ensure that the children of Madeira are able to pursue their studies and have holidays besides taking care of the elderly.

Having launched her own range of custom-made furniture, jewellery and her unique series of paintings on stones as well as her own design centre – and not necessarily in that order – the free-spirited Nini Andrade Silva, who also founded S+A, Design by Nini Andrade Silva, has a natural affinity for pebbles that knows no bounds.

“They call me Garota Do Calhau – which means the ‘Girl of the pebbles’. At the association, everyone wears a visual of a pebble on their t-shirts,” she mused.

“Everything around my life revolves around pebbles so I design around this theme,” she said laughingly, her blue eyes twinkling with delight, attributing her fascination to the fact that she grew up on the island of Madeira where pebbles are found in abundance.

Designing with pebbles Her love for pebbles flowed naturally into the design work she undertook for a specialty hotel in her hometown.

“The hotel I designed on Madeira Island

where I live resonates with the story of the ‘Boys of the Pebbles’. The pebbles to me represent the little kids who used to play freely by the beach. My collection and life revolve around the pebbles and I’ve used them in my designs as part of the whole story of Madeira,” she said during our interview session one rainy day when she was in town to give a presentation for TEDxKL. “I also paint stones that form one of the biggest collections of modern art in the world at the Berardo Collection Museum of modern and contemporary art in Belem, a district of Lisbon in Portugal.”

Borrowing more than a leaf of inspiration from the beauty of nature surrounding the site on which she designs, Nini draws ideas from the natural resources enveloping the site where each of the hotel projects she undertakes are available in abundance which shapes the story and concept of her designs.

Figment of her imagination

1 1 The Beautique Hotels Figueira is huge on figs as seen in this restroom with a huge fig fruit representation as its wash basin.

2 Inspired by nature, Nini has created her own ‘Ninimalist’ style, borrowing more than a leaf of inspiration from nature - be it from the pebbles or trees. - Photo by JULIO CASTRO 3

3 One can lie down at the spa area at the Beautique Hotels Figueira to appreciate an outstanding view of Lisbon, Portugal.

4 The extension of trees as it were overlaps and spills over to form the table of the restaurant at the Beautique Hotels Figueira.

The Beautique Hotels Figueira project which she undertook saw her partaking inspiration from the fig trees surrounding the site – using their shapes, roots and leaves as part of the overall design story.

Walking through the corridors of the hotel, guests will distinctively notice various stylised interpretation of trees spreading out – with the overlapping tables joined from the walls as it were – to indicate the extension of trees overflowing to form tables.

The bar area, meanwhile, represents the roots spreading outwards. Spilling over to the common areas and interrupting inbetween spaces with creative overtones resembling branches, roots and the shape of leaves – a specially created spa area upstairs made out of laminated wood designed to

2

4

resemble the roots of the tree with windows representing the inside of the tree looks especially intriguing.

“You can lie inside the spa area to appreciate a view of Lisbon outside,” she said.

Offering a breathtaking view overlooking the Castelo de São Jorge medieval castle, the spa area literally whisks guests to another era.

“This spa area was made out of wood.

We had to cut all the wood, piece by piece. It was like building a sculpture,” she recalled.

Even the rest area adjacent to the restaurant and bar boasts a sight to behold.

An imposing symbolism of a fig tree translated into a stylised and vibrantly coloured fig fruit takes pride of place in the centre of the restroom where one can wash his or her hands while basking in the striking beauty of the design.

“This hotel is located in a square in Lisbon called the Square of Figs. Figueira is hence named after the fig tree. That’s why we’ve built the entire hotel to resemble the tree which starts downstairs and rises up to the last floor.”

Going back to her roots “I LOVE natural elements. We always have to go back to our roots. I like to tell stories. I’m a story teller for hotels. That’s why they call me ‘Ninimalist’ because I’m a minimalist in the way I design while being a story teller as well. I always say, it’s not what we see, but what we feel that is important,” she mused.

Indeed. This distinction of being one with nature is apparent in the hotel designs undertaken

by Nini, 52. So much so that her natural affinity in using inspiration borrowed from nature is evident in the way she designs the hotels – giving rise to the expression of her unique style dubbed “Ninimalism”.

It’s evident that this talented Portuguese interior designer’s ability to incorporate her creative interpretation in her designs knows no bounds, just like designing for the Saccharum Hotel which is a tribute to the eponymous plant translated to mean sugar cane in Latin that sees her weaving a story

around this plant in the interiors.

“The sugar cane is planted, grown and cut to be made into things like the honey cake, honey brown sugar and rum as well. Everything comes from the sugar cane and the whole story of the hotel is about the sugar cane,” she shared.

Being the creative interior architect, her other hotel creations such as the Bogota Colombia done in representations of gold and emerald as the site is famous for gems and the Victoria Stone Hotel in Évora – a Unesco (United Nations Educational, Scientific and Cultural Organisation) World Heritage site – using the concept of cromleques – stones heralding back thousands of years which are important in the area known as the largest spa town in Portugal – speak volumes about her passion.

She has also conceptualised a chair in a collaboration with Cristiano Ronaldo for the United Nations in aid of refugees whereby he lent his

image. She designed the chaise lounge like a golden wave that comes out of Madeira island where Ronaldo – the "golden footballer" was also born.

“We did an auction at Christie’s in England.

Interestingly, the inside of the chair was designed like a football net while the exterior looks like a golden wave,” she commented on the CR7 Chaise Lounge.

The Dune is another interesting sofa that was named the best sofa in the world three years ago in London. “It’s like a dune at the beach, and everything relates back to the beach,” she enthused.

As the rain picked up pace during the course of our interview and then descended down in an almost light-hearted aligned dance delicately landing on the huge transparent windows looking out to the manicured greenery of the hotel’s

landscaped gardens, she gazed admiringly out into the lush greenery, and almost wistfully expressed her desire to “design a hotel in Malaysia”.

“You know, I really love this greenery. The green here is darker and thicker than anywhere in the world. It’s like having lungs in the city. All these trees are fantastic. Malaysia has fantastic gardens that are dense. I want to design a very nice project, a special hotel in KL working with the greenery of the trees and a large garden inside. I love KL because of the people and their smiles, its trees and food.

The people here are very nice. I would also love to have my own furniture shop in KL. “Design can contribute a lot to the world. I came into the world to design and want to finish my life helping people to design,” expressed Nini with a disarming smile. No wonder, with her vivacious personality and passionate drive, she’s truly one of Portugal’s personal ambassadors of design.

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

11PROPERTY INSIGHTS

HIGH RISES, TOWER CRANES UP AND LIGHTS OFF

By DR. DANIELE GAMBERO

S

OMETIME ago, I attended an interesting one-day congress that was organised by the Asian Strategy & Leadership Institute (ASLI). The guest of honour at the event, former Prime Minister Tun Dr Mahathir Mohamad, gave an interesting speech touching on several issues.

He posed the “chicken or egg” question that is - “Is it better to change or just remain as we are?”

Driving the audience through his line of thoughts, he touched on various aspects of the global economy, the performance of the regional market and finally zoomed in on the local market conditions.

Expounding on the local property market, he said that driving around Kuala Lumpur, he is pleased at the sight of construction cranes going up everywhere.

Taking this as a positive indication that the GDP (gross domestic product) is going very well by the sheer volume of construction occurring in the city, his happiness,

Table 1 Volume of residential market transactions by type in Kuala Lumpur, 1H 2014 4000 3500

3,433

300 2500 2000 1,744

1500 1000

1,127

500 287

0

Land

Landed

Low cost

High-rise Source: Napic-PCC Research

3 3 3 3 3 3 3 1 2 2 1 2-3 1 1-2 2 1

17 3 25 20 9 1 14 103 28 46 98 23 132 66 40 79

15 3 7 25 11 2 16 100 30 46 107 24 134 58 39 74

Innovation and sophistication factors World ranking (144)

64,863 42,522 38,491 24,325 40,481 54,776 20,930 1,827 7,544 5,532 1,477 17,760 869 3,953 8,685 5,125

Eficiency enhancers World ranking (144)

Basic Requirements World ranking (144)

22 23.2 7 7.2 6 127.3 26 50.2 17 4.5 2 5.4 14 23.4 95 15.4 28 1,360.8 34 248 98 6.8 20 29.6 134 64.9 52 97.5 31 68.2 68 89.7

Stage of development

AE AE AE AE AE AE AE DA DA DA DA DA DA DA DA DA

GDP per capita (PPP) US$

AUSTRALIA HONG KONG JAPAN KOREA NEW ZEALAND SINGAPORE TAIWAN CAMBODIA CHINA INDONESIA LAOS MALAYSIA MYANMAR PHILIPPINES THAILAND VIETNAM

Population (millions)

Country

2014-2015 ranking

AE-Advanced Economies DA-Developing Asia

Table 2 World economic forum – The global competitiveness report 2014-2015

26 23 2 22 25 11 13 116 33 30 80 17 139 48 54 98

Table 3 Average price of property per country 2013 – South-East Asia Property value to per capita income ratio (average per/PPP) ratio

Ranking

RM/per/ sq ft Country

GDP per GDP per capiHouse of capita av. ta av. PPP-RM 900sq ft PPP-USD (USD/RM3.57)

Property value to income ratio

1

Hong Kong

3,255

2,929,500

42,522

151,802

19.30

2

Singapore

3,125

2,812,500

56,568

201,946

13.93

3

Thailand

476

428,400

8,685

31,005

13.82

4

Myanmar

426

383,400

1,075

3,836

99.95

5

Malaysia

385

346,500

17,760

63,403

5.47

6

Philippines

295

265,500

3,953

14,112

18.81

7

Vietnam

251

225,900

5,125

18,296

12.35

8

Indonesia

220

198,000

5,532

19,749

10.03

“ This reflects a more balanced nation wealth distribution scheme and a corresponding high level of competitiveness in terms of Malaysian property values which are still by far, the most attractive as compared with other neighboring countries.

however, turns into sadness when evening comes.

Driving around Kuala Lumpur after nightfall is a different experience altogether.

During this time, the lack of lights being switched on is evident in skyscrapers, office towers and residential condominiums around town, indicating that the respective premises are not fully occupied.

This could be a simplistic indication of the state of the market but in my opinion, it is altogether 100% realistic and true.

Given my line of profession, in gathering information on the property market, I have been monitoring a few key indications such as price per sq ft, the sale status of developments, rental yield, rate of occupancy, and such, for both residential and commercial buildings in Kuala Lumpur.

The outcome lately, seems to raise some concerns over the sustainability aspects of certain high-rise developments in the city

The silver lining

centre. Refer to Table 1.

Prices have kept on rising for newly launched projects but the sales figures are telling a different story with good supporting reasons.

Residential high-rise projects selling above RM2,250 per sq ft with units coming in sizes of approximately 1,300sq ft in terms of built-up areas command premium rental that easily falls within the price range of RM10,000 per month to guarantee a 4% return on investment (ROI) yield.

The sad truth is that the prestigious Bukit Bintang address can only fetch a mere RM7,500 for a typical 1,307sq ft unit for a fully furnished unit. >> REI Group of Companies CEO and co-founder Dr. Daniele Gambero gives presentations on the Property Market and welcomes feedback at daniele.g@reigroup. com.my >> Sources: Napic Property Market Report, CIMB, PCC Research, World Economic Forum

The good news is that Malaysia is becoming more and more attractive for foreigners as the country for their foreign direct investments (FDI). Recently, the World Economic Forum released the 2014 Competitiveness report in which Malaysia ranked quite well in terms of overall market performance. Ranked as the 20th country in the world in terms of competitiveness, Malaysia also emerged fourth place as a financial services supplier (Islamic Banking) and is fast catching up in terms of educational offerings. Refer to Table 2.

These are two extremely good drivers and indicators that can be used to foresee an increase in the incoming flow of expatriates who will be directly or indirectly connected with these two industries.

We should not forget the rising fame of Cyberjaya as a regional cyber centre with very competitive offerings for call centres and administrative and/or back office services.

As of today, more than 500 MNCs (multinational corporations) and foreigner groups have transferred their technical services to the regional headquarters in Cyberjaya to attract a huge number of expatriates to move there.

New expatriates will be finding a place to stay with due diligence. In all likelihood, their preference would go more towards homes located adjacent to various facilities and amenities, both iconic and branded.

All these factors comprise good news for those developers who have been smart in designing their products according to international standards and in areas conducive to facilitating a proper lifestyle environment. Refer to Table 3.

Developers and investors can find satisfaction from the scale of positive property values that will be progressively brought in by the growing inflow of investment generated by both foreign investments and Malaysian “pro-capita” wealth.

This in my opinion, reflects a more balanced nation wealth distribution scheme and a corresponding high level of competitiveness in terms of Malaysian property values which are still by far, the most attractive as compared with other neighbouring countries.

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

12

FEATURED DEVELOPMENT

RIVERSIDE LIVING AT ITS BEST

By the first quarter of 2015, the RM4bil Canary Garden@Bandar Bestari township will also boast of KSL Mall 2, destined to be the largest mall in Klang at 2.2 million sq ft.

1

By JOCELINE YAN

M

ANICURED French gardens, riverside living and the largest shopping mall in Klang will all be part of the approximately 500-acre (202.3ha) freehold development scheduled to take place at the Canary Garden@Bandar Bestari integrated mixed township once it is completed.

The KSL Mall 2 is destined to be the largest mall in Klang at 2.2 million sq ft, overtaking the existing mall in Bukit Tinggi, Klang. The mall which will be fronted by the Sijangkang River, also known as Blackwater River due to the bottom comprising peat soil, is anticipated to draw in the crowds with its surrounding French garden designed with animal maze.

Other than that, the garden will come with its own signature scenic dome walkthrough, a reflective pool and even a manmade labyrinth.

This will make Canary Garden@Bandar Bestari the only neighbourhood with its own dedicated riverside area with the Blackwater River stretching into the flow of the Straits of Malacca.

The mall that will be built in two phases is anticipated to be completed within two to three years. On top of the mall, a 400-room four- to five-star hotel will be built, which will be further complemented by blocks of serviced apartments and condominiums.

The first phase of construction is scheduled to begin in the second quarter of 2015.

“We have designed the township in a way that will allow residents to enjoy the indoors and outdoors with a French garden landscape complemented by an animal maze, trellises, rest dome and bicycle track.

People needn’t only shop at the mall but the whole family can also partake in activities outside the mall. We are looking at opening up the first phase of the French garden since the maiden stretch is already completed so that the public can enjoy the environment.

“We will be designing it in such a way with the mall located next to the river so that residents of the landed property can cross the pedestrian bridge to enjoy the best of both worlds. There will also be a business centre with a strategic block of three-storey

2

shop offices located in the commercial area nearby,” said KSL Holdings Bhd project director Patrick Khoo Keng Ghiap.

According to him, this premium development will not have link units or terrace houses. Instead, the township will comprise two-storey semi-detached cluster units, two- and three-storey semidetached units as well as bungalows with the possibility of including serviced apartments later.

Being a self-contained township with all these added attractions, he noted that residents need not venture outside their residences or even drive out of the development to appreciate the scenic view of the river and the natural landscape outside.

“The 2km natural river cutting across the entire township will also be an attraction besides fashioning both sides of the river with 52 acres (21ha) of French-inspired garden. However, we will not be introducing new marine life into the river in order to maintain the natural ecology within the original setting,” he added.

The integrated mixed-use development which comes with an estimated GDV (gross development value) of RM4bil will comprise residential, retail and commercial components which will be launched in several phases.

Phase one comprising 330 units of cluster homes as well as two- and threestorey semi-detached units which was completed in July 2014 has recorded 95% sales.

The 10.2-acre (4.1ha) commercial centre which will be shaped like a horseshoe formation will comprise 345 units of threestorey shop offices and would likely include an international school.

The first phase of the commercial lots was launched with 55% of its 70 units sold at about RM1.9mil each.

Meanwhile, the subsequent phases will be launched in tandem with the shopping mall. Adjacent to the commercial centre, there will be a secondary school and primary school as well as a Chinese primary school.

“We foresee this development having an edge in terms of the concept we have which includes an international school. These days, people buy into the development because of the concept whereby all the amenities and

facilities are within the neighbourhood to enable a lifestyle of convenience.

“When we first launched the project two years ago, many prospective buyers were also impressed by the products we were offering. The units – especially the cluster homes – were well-received because they come with ample space and sizeable builtup areas resulting in a sense of spaciousness,” Khoo said, adding that all units will feature a ceiling height of 3.5 metres (11.5ft) and above.

According to him, most of phase one's township residences were mainly purchased by upgraders residing in the surrounding areas of Bandar Botanic and Bukit Tinggi which are both situated less than 3km away.

“Besides KSL Mall 2, we are also planning to launch 600 units of serviced apartments and condominiums or even SoHo (Small office Home office) units as well as a hotel tower scheduled to be launched in the second quarter of 2015."

He said there will be 10 to 12 blocks of 22-storey buildings of which there will be a mix of condominium, serviced apartment and SoHo units besides plans for a hotel development. However, the remaining onethird of the total land area will be reserved for future developments, which had yet to be ascertained that will be launched in several phases in the future.

Convenient lifestyle Backed by the presence of international and local educational institutions as well as shopping malls around the vicinity and a proposed medical centre, residents here will be able to enjoy a myriad of facilities.

Facilities here include a neighbourhood clubhouse which will be fitted with comprehensive fitness and social amenities such as a swimming pool, gymnasium, tennis court, sauna and spa as well as a restaurant.

Located within a gated-and-guarded (G&G) community, the township will have a top-tiered security system featuring a single entrance guardhouse with separate in and out lanes for residents, making the development integrated, safe and secure.

There will be round-the-clock patrols and closed-circuit television (CCTV)

1 An artist’s impression of the overall Canary Garden@Bandar Bestari township development complemented by the Blackwater River that will make it the only neighbourhood with its own dedicated riverside area showing a symbolic balance of nature and lifestyle.

2 Once completed, the picturesque township will be complemented by lush greenery with French-inspired gardens and animal maze.

surveillance systems with an advanced intrusion detection system that will generate immediate response from the security team when activated.

In terms of accessibility, the township will be served by highways, including the Shah Alam Expressway (Kesas), South Klang Valley Expressway (SKVE) and the Federal Highway.

There will also be a proposed West Coast Expressway that will cut across from the SKVE to the Kesas highway which will further enhance connectivity.

The SKVE will make travelling to and fro Banting and Taiping convenient, boosted by an upcoming coastal highway that will link these locations.

The Kesas Highway, meanwhile, will offer easy accessibility to Kota Kemuning, Shah Alam and Subang Jaya, with the Kuala Lumpur International Airport (KLIA) located just a 45-minute drive away.

According to Khoo, this will be an exciting new corridor as a few main developers are showing interest in venturing and coming into this area.

“A huge portion of land in Kuala Lumpur has already been depleted. This is one of the up-and-coming areas and there are plans for the light rail transit (LRT) 3 Route to pass through here. The development is also accessible via Klang Town Centre.”

Vibrant developer

The developer, with its parent company established in Johor, is also known for launching hospitality developments and shopping malls which include its KSL Mall 1 spanning about 880,000 sq ft which is currently still the largest mall there.

“We have anchor tenants like Tesco over in Johor and a lot of Singaporeans like shopping there. Likewise, we are glad to have developed something similar over here.

“In the last 30 years, we have been developing projects in Johor.

This is the first project out of Johor in the Klang Valley, so this is a good platform for us to bring our KSL brand here,” he said of the company’s latest Canary Garden@Bandar Bestari township.

Being a pioneer of commercial developments in Johor, the company counts as part of its outstanding portfolio of projects, the KSL City and Hotel Resort, D’Esplanade Residences which comprise luxury condominiums as well as D’Inspire Residences and D’Secret Garden homes that seamlessly blend nature with modern living.

Other key projects undertaken by the developer include Bestari Indah, Kempas Heights, Taman Mengkibol and the Nusa Bestari neighbourhoods located in Johor.

Besides its maiden venture into Klang with the Canary Garden@Bandar Bestari township, the company is also responsible for developing 18 Madge, Ampang in Kuala Lumpur.

SUNDAY 18 JANUARY 2015

STARPROPERTY.MY

13

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

14

FEATURED DEVELOPMENT

HEALTHY LIVING IN THE HEART OF AMPANG

1

The Astoria Ampang development will be a nature-inspired playground that will usher in a new way of life within a prime location.

3 2

By JOCELINE YAN

C

ITY centres and urban areas with their high population count also come with accompanying negative impacts. These include downsides such as bad traffic congestion, air and noise pollution, high density areas choked with buildings and a lack of greenery as well as parks for people to appreciate the outdoors.

In fact, most times, city living seems to be concentrated within the confines of a concrete jungle whereby people are surrounded by tall buildings without ample space for recreational pursuits that could aid in healthy living.

Understanding this pressing need for healthy living, Land & General Bhd (L&G) has dedicated a huge portion of its latest development, Astoria Ampang, with generous acres of greenery.

“Our main objective is to promote healthy living within the city centre. Keeping this in mind, we have created a playground spanning approximately four acres (1.6ha) of land that will feature a water stream, waterfall, park, hammock garden, jogging and cycling tracks as well as many other facilities within the 5.7 (2.3ha) acres of land,” said L&G managing director Low Gay Teck.

The playground which will be situated on the level six podium will highlight

the biodiversity of flora and fauna. Here, plants, trees, reeds and flowers will be carefully selected to attract certain species of butterflies, dragonflies as well as birds into the surrounding area.

Located in the heart of Kuala Lumpur City Centre (KLCC), this development which comes with an estimated gross development value (GDV) of RM900mil will also feature other comprehensive facilities. These include water features such as a cascading pond, meandering stream, pool pavilion, swimming and wading pools as well as a Jacuzzi.

In order to cater to the residents’ lifestyle aspirations, Astoria Ampang in Kuala Lumpur will also feature a myriad of fitness, social and entertainment facilities such as a tai chi lawn, yoga deck, gymnasium, tennis court, barbecue area, children’s playroom, games room, mini theatre and an amphitheatre.

“The eco and water lounge as well as the kitchen area will enable the residents to organise their private functions within the development. Meanwhile, the elevated walkway with a viewing deck that will offer a panoramic view of the city skyline will be an ideal place for residents to indulge in leisurely pursuits,” said Low. The development which will be undertaken by Xtreme Meridian Sdn Bhd, a subsidiary of L&G, will comprise four 46-storey apartment towers with 253 units

in each respective tower. There will be ample parking as approximately 2,400 car park bays have been allocated for the entire development.

The serviced apartments will come in built-up areas ranging from 560sq ft to 1,505sq ft. Scheduled to be completed in 2019, the first phase of Astoria Ampang will be launched in February 2015 which will be tentatively priced at RM950 per sq ft with a monthly maintenance fee of 35 sen per sq ft.

Compared to the other developments in the vicinity of Jalan Ampang which are priced between RM1,100 per sq ft and RM1,400 per sq ft, the units at Astoria Ampang are comparatively affordable.

“L&G anticipates that Astoria Ampang will be able to attract buyers aged 30 and above who are looking for convenience as well as luxury in their everyday life.

“Aside from purchasing for personal dwelling purposes, the development can be an investment asset as the distinctive address could yield high rental returns or capital gains in the future,” he said of its target market comprising mainly singles, young professionals, couples and property investors.

To address the safety and security issues of the development, a gated-andguarded (G&G) system will be put in place, facilitated by a comprehensive three-tier security system.

1 With a playground that focuses on the concept of biodiversity, residents will be able to get close to nature and yet be in the heart of Ampang.

2 The cascading water features are a sight to behold.

3 An artist’s impression of the facade of Astoria Ampang.

“Compared to the other developments in the vicinity of Jalan Ampang which are priced between RM1,100 per sq ft and RM1,400 per sq ft, the units at Astoria Ampang that are priced at RM950 per sq ft are comparatively affordable.

Connected highways

Strategically located off Jalan Ampang, the development will enjoy excellent accessibility as it will be connected to several major highways such as the Ampang–Kuala Lumpur Elevated Highway (AKLEH), Duta–Ulu Kelang Expressway (DUKE), Kuala Lumpur Middle Ring Road 2 (MRR2) as well as the Stormwater Management and Road Tunnel (SMART) highway. Astoria Ampang’s residents will also be able to enjoy hassle-free connections to all parts of the Klang Valley via Jalan Tun Razak, Kuala Lumpur.

The residential development will also be adjacent to public transport facilities – namely the Jelatek and Dato Keramat LRT (light rapid transit) stations as well as the proposed Ampang Point MRT (mass rapid transit) station.

Astoria Ampang will be surrounded by popular shopping destinations such as Suria KLCC, Pavilion Shopping Centre, Great Eastern Mall and Ampang Point Shopping Centre which are only a few minutes away from the development.

The development will also be within close vicinity to medical facilities, including the Gleneagles Intan Medical Centre, KPJ Ampang Puteri Specialist Hospital, Ampang Hospital, Pantai Hospital Ampang and Prince Court Medical Centre.

Meanwhile, several educational institutions such as Sayfol International School, International School of Kuala Lumpur (ISKL) and Mutiara International Grammar School will also be conveniently located nearby the development.

STARPROPERTY.MY SUNDAY 18 JANUARY 2015

15PROPERTY INSIGHTS

HOW WILL GST IMPACT HOME PRICES AND THE PROPERTY MARKET? W ITH the implementation of Goods and Services Tax (GST) in April 2015, many Malaysians are concerned with what this bodes for prices in general.

It is inevitable that home prices will also be affected.

To appreciate how GST will affect home prices, it is necessary to first understand how it works.

Aside from GST, one must understand the Sales Tax, which is the existing tax scheme affecting the property sector. GST will supplant the Sales Tax come April next year.

Tax scheme on residential property – the similarities In comparing both tax schemes, we have to first identify their similarities.

A similarity between GST and the existing sales tax scheme is that no taxes are charged or will be charged to the consumer on the purchase of a home/residential property.

For GST, residential properties fall under the “exempt rated” basket of goods.

But do note that GST charged to the consumer for commercial property purchases as commercial properties are “standard rated”.

During the creation of the final product, also known as the input stage in tax parlance, under both tax schemes, developers would incur taxes during their procurement of inputs and materials.

This is where the differences emerge between both tax schemes. The tax rate for inputs and materials vary between GST and sales tax.

Difference between sales tax and GST for residential properties Based on the Sales Tax Act of 1972, basic building materials such as bricks, cement

and floor tiles fall within the First Schedule Goods category in which all the goods here will not be subjected to sales tax.

Other building materials fall within the Second Schedule Goods category. The goods here will only be charged a sales tax of 5%.

Under the new GST, all building materials and services (such as contractors, engineers) will be subjected to GST with a standard rate of 6%.

This will invariably raise the production cost for developers. If you understand how GST works, you will observe in most cases, the additional tax cost will simply be passed on to the final consumer (standard-rated goods), or which is claimed back from the government (zero-rated goods). But, in this case (exempt-rated), the additional tax cost is borne by the party before the final consumer – the developer.

Developer does not have a next ‘victim’ in the supply chain

Table 1: Residential and commercial properties - current tax scheme Supply chain

Construction materials First schedule goods Second schedule goods Construction & Development Construction contractor Developer

Cost

Final cost after tax claims

Profit margin

Sales price

Sales Tax tax collected

100,000 100,000

100,000 100,000

20% 20%

120,000 120,000

246,000 369,000

246,000 369,000

50% 50%

0% 5%

Total collected

0 6000

120,000 126,000 246,000 369,000 0% 0 369,000 553,000 0% 0 553,500 Final cost to consumer 553,500

Table 2: Residential properties - GST Supply chain

Cost

Final cost after tax claims

Profit margin

Sales price

200,000

20%

240,000

6%

14,000

240,000 381,600

50% 50%

360,000 572,400

6% 0%

21,600 0

Construction materials Standard rated goods 200,000 Construction & Development Construction contractor 254,400 Developer 381,600

This seems like good news for homebuyers as they do not have to pay GST when purchasing a home. However, what’s to stop developers from trying to factor in the additional tax costs into the final sale price implicitly?

Pre- and post-GST The tables show a comparison between the cost of a new property before and after GST. Certain taxes and costs leading up to the sale to the final consumer have been simplified for this purpose. Also, an assumption is made that developers are able to transfer 100% of all incurred tax costs to the consumer via the sale price.

The example above shows a price increase of 3.41% for new residential properties post-GST implementation. But, there is a plus point to this.

New residential properties may register a lower overall increase in tax compared to commercial properties that are standardrated. This is because there is still a chance

Sales Tax tax collected

Total collected 254,400

381,600 572,400 Final cost to consumer 572,400 ©The Star Graphics

developers may only transfer some and not all of their tax cost increases to the final retail price.

The downside to this is that where pricing for new commercial properties will

be clearer (Sales price + GST), pricing for new residential homes would look inflated.

This, in turn, will undoubtedly have a knock-on effect on prices in the secondary house market.

Conclusion

As a homebuyer, it pays to know the effects of GST on home prices moving forward.

So, in a nutshell: (1) With GST, there should be a once-off increase in property prices across the board; (2) While developers may not bill homebuyers for GST, they could transfer the costs implicitly via the sale price; (3) The overall price increase for new residential properties could be marginally lower than that for new commercial properties; and (4) The secondary home market should see a knock-on effect in prices.

Armed with this knowledge, you can make a better decision on when to purchase your home.

>> Loanstreet.com.my is a website that helps Malaysians compare and apply for loans online, free of charge.

Mr Property Buff’s glossary of property terms

Are you finding property jargons confusing? Have no fear as Mr Property Buff is here to explain terms you’ve never quite understood and were hesitant to ask.

Yield

A measure of the return on an investment. A yield is the reciprocal of the multiplier that converts an income stream into a capital value. It is also known as “rate of return”.

Net yield

Net yield takes the assumed or actual costs related to purchasing the property into account, giving a more accurate position

of the relationship between the rental income and the total capital investment.

Exit yield

The yield that is applied to the projected income on the assumed sale date of the investment.

Triple net income

The net income from a property investment after the ground rent,

non-recoverable expenditure and void holding costs are deducted.

Covenant

Terms, conditions and restrictions noted on the title. Future plans or resale of a property will be affected due to a covenant.

Equity The amount of asset actually owned. It is the difference

between the market value of the property and the amount still owed on its mortgage.

Liquidity

The ability in converting an asset into cash within a particular period of time.

Prime rate

The interest rate of which banks charge their most creditworthy customers.

Hold period

The period over which the investment is assumed to be held.

Lien A legal claim against a property that must be paid off when the property is sold.

SUNDAY 18 JANUARY 2015

Real Estate Agents / Negotiators, Tmn Meranti Jaya, Puchong

2.5sty, f/h 5r5b 3,030 sq ft RM1.1M. RM 363psf semi furnished, kitchen extended, wet & dry kitchen cabinet, 7a/c, heaters, tv cabinet, 5 rooms with wardrobe, auto gate, etc. Close to good amenities.

Contact: 019-5511220 Peggy Lim E(3)1251

Reach, Engage & Generate Better Quality BUYER LEADS using both:

Country Heights, Kajang

RM 2.45M (RM 583 psf), bungalow, freehold, semi furnished with easy access to major highways.

Contact: John Oh 016-9715819 E(1)1197

7.2 million page views + 850,000 Unique Visitors per month (Source: Google Analytics Sept 2014)

Sunway SPK Damansara, Kepong RM2.68M RM 670 psf, freehold, semi furnished, 2.5storey corner unit for sale.

Contact: Jeffrey Cheah 016-2196699 E(1)1215/2

SUNDAY 18 JANUARY 2015

Pullout circulation 293,195 per day/ 939,000 readers (Source: Audit Bureau of Circulation Jan-Jun 2014 )

Covillea, Bukit Jalil

RM 770,000 RM596 psf, freehold, luxury condominium, fully furnished. Highly accessible via major highways.

Contact: Kenny Yong 012-2098696 E(1)1476

For rates & advertising options support@propwall.com or 012-328 2353 Nadia, Desa ParkCity

RM 1,900,000, RM 679 psf, freehold, fully furnished,5bedroom.

Great accessibility & nearby amenities.

Contact: Winston Chong 0162116116 for viewing appointment E(3)0050/17

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