iProperty.com issue 79 (September 2011) by iproperty.com

EDITOR’S editor’s NOTE note

EDITORIAL Editor Jan Yong Writer Zara Nasarudin DESIGN Art Director Angeline Lim Senior Graphic Designer Irene Lim

MOMENTUM CONTINUES There are hints of anxiety in the market as buyers worried following the downgrading of the US sovereign debt and the after-effects – share markets across the globe retreated south in a bloodbath. Add news that our Q2 GDP moderated to 4% and some are wondering if we are headed towards distress selling (Wenzhou-style, maybe). Rest assured though that that’s not going to happen anytime soon. From my conversations with industry people, most think that the impact on our property market is minimal. During the US sub-prime crisis in 2008 for instance, there was no distress selling in Malaysia.

I personally feel that what happened in the share markets was just a knee-jerk reaction. Markets will sell down but then they would come back up again as evidenced by the most recent market movements. One more thing. Standard & Poor’s and all rating agencies are not always right. Remember when they rated some US finance companies AAA only to see them crash in spectacular fashion not long after? I have always doubted them and it’s a good thing that people are starting to query the credibility of rating agencies. They are just a guide and do not represent the gospel truth. Back to the outlook of the Malaysian property market in H2. I would say it’s on track despite occasional blips. Malaysia’s market has been strongly supported by domestic demand, and this will continue through 2011. Bank Negara’s Zeti went on record saying that a contraction of Malaysia’s economy was not to be expected despite the deepening euro debt crisis and sluggish growth in the US. In its recent report, CIMB Research expressed optimism that Malaysia’s economic momentum would continue. Factors driving the economy in H2 would be increased government and private capital spending. Let’s not forget many of the mega projects such as the MRT and Warisan Merdeka are supposed to start in H2. So, I wouldn’t worry at this stage – yet.

Graphic Designer Jason Kwong DISPLAY ADVERTISING Head of Display Sales Lily Kong Magazine Co-ordinator Sarah Samad AGENT ADVERTISING Agent Sales Manager Leon Kong MARKETING Consumer Communications Manager Foo Chia Chern Customer Product Manager Franz Narcis Customer Communications Manager Angela Sargunan MANAGEMENT Chief Executive Officer Shaun Di Gregorio Chairman Simon Baker Deputy Chairman Patrick Grove Country Manager – Malaysia Timothy Hor Head of Marketing Loh-Lim Shen Yi iProperty.com Malaysia Sdn Bhd (600850-K) 45-6 The Boulevard, Mid Valley City Lingkaran Syed Putra, 59200 Kuala Lumpur, Malaysia. Phone: (603) 2264 6888 | Fax: (603) 2264 6999 Sales enquiries: my.sales@iproperty.com Editorial Matters: editorial@iproperty.com General enquiries: my.info@iproperty.com Subscription: subscription@iproperty.com iProperty.com Magazine is published monthly by iProperty.com Malaysia Sdn Bhd 45-6 The Boulevard, Mid Valley City, Lingkaran Syed Putra 59200, Kuala Lumpur, Malaysia. Disclaimer Although every reasonable care has been taken to ensure the accuracy of the information contained in this publication, neither the publisher, editor nor their employees and agents can be held liable for any errors, inaccuracies and/or omissions, howsoever. We shall not be responsible for any loss or damage, whether direct or indirect, incidental or consequential arising from or in connection with the contents of this publication and shall not accept any liability in relation thereto. The views by our contributors expressed here are their personal opinions and do not necessarily reflect iProperty.com’s views.

Editor jan.yong@iproperty.com

Unless otherwise noted, all artwork and ad designs printed in iProperty. com Magazine are the sole property of iProperty.com Malaysia Sdn Bhd, and may not be reproduced or transmitted in any form, in whole or in part, without the prior written consent of the publisher Printer Percetakan Osacar Sdn Bhd Lot 37659, No. 11, Jalan 4/37A Taman Bukit Maluri Industrial Area Kepong, 52100 Kuala Lumpur Malaysia Distributor MMS-Media Marketing Services Sdn Bhd

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contents ISSUE 79 | SEPTEMBER 2011

in every issue EDITOR’S NOTE IN THE NEWS

10 16-22

cover story VUE RESIDENCE Marrying a green and healthy lifestyle

luxury collection SETIA SKY Sophisticated urban lifestyle

LAMAN GRANVIEW ALVAREZ Up where you belong

AMPERSAND Serenity in bustling KL

featured property SILVERSCAPE Opulent living at Hatten City

8 PETALING Bungalows in the sky

PAN’GAEA Back to the original charms

ONE CITY Haven within your reach

SELAYANG 2021 How it’s changed since 2011

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SURIA STONOR Serene oasis in the city

GARDENVIEW RESIDENCE Gardens galore

BUKIT BAYU Vision of a dream home

talk point ANDAMAN Andaman’s Head of Sales & Marketing, Dato’ (Dr) Vincent Tiew talks on Ipoh’s transformation in 2012, spearheaded by its Taipan series of trendsetting projects.

IJM LAND CEO & MD Dato’ Soam Heng Choon gives an inkling of what’s in store for 4th quarter 2011

special focus SEREMBAN sees an increase in development activities led by new townships (especially Seremban 2) and the ‘revival’ of its town centre

PENANG Glut in Penang?

JOHOR Shopaholics’ heaven

celebrity home

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JOEY YAP interprets the ‘stars’ affecting your home

SCHINDLER - Green & swift lift

90 92

HOME SERVICES PANEL AD

LATEST DEVELOPMENTS Find information about the latest townships, retail and commercial areas as well as developments here

contributors CHAN AI CHENG debunks myths about real estate agents

PROF JOE CHOO gives an interesting account of how Feng Shui affects the prosperity or otherwise of a location

HOME SERVICES DIRECTORY LISTING

agency focus METROWORLD

home services

area focus

TROPICANA CITY When small is more

THE HOUSE BUYERS ASSOCIATION (HBA) argues that the industry should start getting ready for the mandatory phase-in of BTS by 2015

FEATURED AGENCIES’ LISTINGS & DIRECTORY SUBSCRIPTION

93 96

107 112

NEWS

iPROPERTY GROUP DELIVERS STRONG GROWTH IN FIRST HALF OF 2011 iProperty Group Limited (ASX:IPP), the owner and operator of market leading real estate portals in Malaysia, Hong Kong, Singapore and Indonesia, today announced revenues of A$5.2 million for the first half of 2011, a growth of 80% over the previous corresponding half year.

Growth

1H 2011

1H 1H 2010 2009

Revenues from Continuing Operations

80%

5.21

2.90

NPAT from Continuing Operations

26%

(1.13) (1.54) (1.08)

Operating Cash Flow

17%

AUD millions

1.90

1H 2010

1H 2009

Advertising Revenues

146%

6.88

2.80

1.16

Magazine and Events Revenues

63%

2.94

1.79

1.27

MYR millions Paying Agents (as at June 30th )

(0.72) (0.87) (0.61)

Currency Growth

1H 2011

Underlying this strong growth was an increase in paying agents to 6,828 as at 30 June 2011, representing growth of 58% from June 2010. During the same period the number of property listings increased by 71% and the number of unique visitors to the website grew by 108%.

On a local currency basis, Malaysia, Hong Kong and Singapore all delivered strong half year on corresponding half year growth.

Millions

Growth

MYR millions

1H 2011

1H 2010

1H 2009

Malaysia

MYR

114%

9.82

4.59

2.44

Singapore

SGD

79%

1.97

1.10

0.69

Hong Kong

HKD

42%

4.56

3.20

1.16

iProperty Group Chief Executive Officer, Shaun Di Gregorio, commented ”We have had a very strong start to 2011. The first half results reflect our decision to focus on our three core markets of Malaysia, Hong Kong and Singapore. We are very clear on our business strategy and have significantly improved the quality of our management team. Our focus is to continue to build upon our market leading positions by growing our online revenue with a focus on agent penetration, listings content, unique visitors and leads to our customers. We believe the progress we’ve made over the last six months provides us with an excellent platform for continued strong growth.” Malaysia iProperty.com.my is the leading property portal in Malaysia. It is the clear leader and continues to deliver strong growth, with half year on corresponding half year advertising revenues growing by 146%. Revenue from the magazine and events business grew by 63% during the first half year.

Growth

1H 2011

1H 2010

1H 2009

58%

6,828

4,318

2,271

Unique Visitors (June)

108%

892,894 429,276 267,729

Listings (June)

71%

171,000 100,001 58,496

Singapore iProperty.com.sg is the equal market leader in the Singapore market. During the first half of the year, revenues grew by 79% to SG$1.97 million. SGD millions Revenues

Growth

1H 2011

1H 2010

1H 2009

79%

1.97

1.10

0.69

Underlying the strong first half growth has been a major focus on increasing the number of agents with the result being a 42% increase from 4,111 as at 30 June 2010 to 5,846 as at 30 June 2011. During the same period, there was a 61% increase in the number of property listings and a 139% increase in unique visitors.

Paying Agents (as at June 30th )

Growth

1H 2011

1H 2010

1H 2009

42%

5,846

4,111

1,644

Unique Visitors (June)

139%

Listings (June)

61%

734,793 307,273 223,837 73,625

45,672

22,691

Hong Kong In Hong Kong, the iProperty Group operates under the GoHome.com.hk brand. GoHome is the leading property portal in Hong Kong. It has established a solid lead over its competitors and continues to deliver strong revenue growth, with half year on the corresponding half year revenues growing by 42%. Con’t pg 18

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NEWS

Con’t from pg 16

HKD millions Revenues

Growth

1H 2011

1H 2010

1H 2009

42%

4.56

3.20

1.61

Underlying the strong growth in revenues has been an increase in paying real estate agency offices to 871 as at 30 June 2011, representing an increase of 41% over the number of offices at 30 June 2010. During the same period, there was a 102% increase in property listings and a 75% increase in unique visitors. Growth

1H 2011

1H 2010

1H 2009

41%

871

619

271

Paying Agents (as at June 30th ) Unique Visitors (June)

75%

Listings (June)

102%

449,582 257,135 188,963

93,331

195,268 66,472

Outlook Having established a strong position in each of Malaysia, Hong Kong and Singapore, the focus for

the Group for the remainder of 2011 is to continue to build agent penetration, listings content, website traffic and leads to advertisers. The business will continue to be aggressive in pursuit of these goals as we invest in our human capital and the long term benefit of effective and efficient sales and marketing execution. At the same time the business will continue to be focused on the development of innovative solutions for its customers and providing consumers using the iProperty Group network of property portals with the best possible experience when searching for property. With the completion of the acquisitions in Indonesia there will be a clear focus on rapidly growing the agent subscriber base, engaging property developers across Indonesia and increasing the consumer traffic to the website. This will be aided by the experience that the business has had in the growth of its existing core markets and the depth of experience that exists in the senior management team.

iPROPERTY.COM MALAYSIA FIGHTS FOR ITS 18

CUSTOMERS’ RIGHTS iProperty.com Malaysia’s fight to protect the interests of its customers took a positive step forward when HomeGuru, a property website in Malaysia owned by Singapore-based All Property Media Pte Ltd, provided a written Undertaking to the Court in lieu of injunction not to reproduce in any manner whatsoever and/or communicate to the public property listings allegedly taken from iProperty. com.my Malaysia’s No. 1 Property website. HomeGuru also provided an Undertaking to the Court to cease further dissemination and broadcast of its series of “Ah Beng and Ah Lian Search for The True Guru” videos of which iProperty.com strongly feels is defamatory. The Undertakings were duly recorded with the Kuala Lumpur High Court on 9 August 2011 by HomeGuru on a non-admission of liability basis and these Undertakings arose out of an application for injunction order filed by iProperty Malaysia

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against HomeGuru. The said application for injunction was filed by iProperty as part of a civil suit they have filed against HomeGuru for Copyright Infringement, Defamation and Passing-off. As the exclusive licensee of the copyright subsisting in the property listings supported by five real estate agent plaintiffs, iProperty.com Malaysia has taken action against HomeGuru for copyright infringement of property listings belonging to the five real estate agents. These were found to be copied and listed on homeguru.com. my without the knowledge and permission from all parties. HomeGuru broadcasted a series of videos on Youtube featuring Malaysian celebrities Jack Lim and Gan Mei Yan touting the company as the “True Guru” which contained words and images implying iProperty.com Malaysia is the “False Guru”. iProperty.com Malaysia launched

Home-Guru.com.my, a property website distribution channel prior to HomeGuru’s launch of their Malaysia property website HomeGuru.com.my. This is causing confusion amongst the industry and public as it is almost identical in name. HomeGuru was launched in early March this year and openly claims to have 55,000 property listings with a registered database of up to 5,000 real estate agents and pageviews hitting more than one million since 26 January 2011. The alleged statistics were seriously disputed by iProperty.com Malaysia. “iProperty.com Malaysia has spent over 9 years of hard work, clear focus and cultivating relationships with its clients to allow us to have more than 160,000 listings,” commented Shaun Di Gregorio, CEO of the iProperty Group. iProperty. com Malaysia also currently has over 7,000 property agent subscribers advertising on our website.

NEWS 20

iProperty.com Expo rakes in RM150 mil sales Some RM150 million worth of properties were sold at iProperty.com Expo Premium Collection, held at Mid Valley Exhibition Centre in Kuala Lumpur, recently. Twin Pavilion Development which generated the most sales at the previous iProperty.com Expo Luxury Collection 2011 held at Kuala Lumpur Convention Centre again made it to the top, grossing RM24 million sales for its Bangsar Trade Centre development. Trinity Group recorded a total of RM11 million in sales for the Z Residence, while Ong Chong Realty raked in RM10 million for Boulevard Residence, placing it at third place. Now in its sixth series, the three-day event saw over 50,000 visitors, with an estimated 320 property units sold. Throngs of crowd were seen at the event especially on Saturday and Sunday despite several other exhibitions held at the same time in Mid Valley.

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NEWS

MAH SING’S 2Q 2011 NET PROFIT UP 48% ON RM1.24BIL SALES; RM1BIL WAR CHEST TO ACQUIRE LAND Mah Sing Group Berhad has racked up RM1.24bil sales as at 30 June 2011, meeting above 60% of its full year sales target of more than RM2bil. Unbilled sales were approximately RM1.9bil; more than 2 times the revenue recognized from the property division in 2010, giving them significant earnings visibility. Mah Sing’s Group Managing Director cum Group Chief Executive, Tan Sri Dato’ Sri Leong Hoy Kum noted, “Our sales to date has been good, proving that well located properties with good concept and design offered by branded developers will still do well. ” The Group recorded strong revenue and net profit of RM727.9 million and RM84.3 million for the first half of 2011. This represents 38% improvement for revenue and 48% improvement for net profit over the corresponding period in the previous year.

Revenue and profit for the quarter is attributable to property development activities carried out in Kuala Lumpur, Klang Valley, Penang Island and Johor Bahru. Its healthy balance sheet and low net gearing of 0.21 times as at 30 June 2011 coupled with its cash pile of about RM803mil gives it a war chest exceeding RM1bil which will allow it to continue acquiring prime land or joint ventures for its expansion strategy.

on its heels are the launches of Kinrara Residence and Garden Residence as well as Star Avenue’s retail mall, all of which clocked up sales and bookings of RM190.6 mil. It is also participating in the joint development of M Sentral, Jalan Tun Razak. Strategically located at the former Pekeliling flats area, this joint development is one of the largest privatized urban regeneration projects in Kuala Lumpur. The Group sees continued demand for niche landed residential properties in good locations, especially in gated and guarded schemes. Demand is also moving towards mass housing i.e well located townships offering properties within the RM500,000 range. For the commercial segment, smaller Small Office Home Office (SoHo) and Small Office Versitile Office (SoVo) properties should continue to be popular due to the affordable price points and lack of such supply in selected locations. The Group also finds well sited semi-detached factories which has multiple uses (corporate office, warehousing and light manufacturing) to be in demand due to the relatively low supply.

GARDENZ@ONE SOUTH BLK C FULLY BOOKED All 181 units of Block C Gardenz@One South were fully booked within 2 days of the soft launch. Sales & Marketing manager of Hua Yang Berhad, Loh Chin Hong said, “Gardenz@ One South will be a signature serviced apartment in the Seri Kembangan area as it’s the first one with a waterfall concept, which can be seen from Persiaran Serdang Perdana.” Loh said buyers were impressed with the full facilities, ample space and the unique garden concept. Boasting more than 30 lifestyle facilities spread across 2 floors, residents will get to enjoy an infinity edge lap pool, wading pool, floating timber deck at the pool area, Jacuzzi, sauna/steam room, gymnasium, jogging track, 2 squash courts, full basketball court, floating indoor badminton courts, table tennis and a snooker room. “Due to the encouraging response, we have opened up the last block (Block B) with our offer of RM 1,000 as a low down payment to secure a unit,” added Loh. One South, a mixed integrated development, is Hua Yang’s biggest project in the Klang Valley, worth RM840 mil, consisting of shop offices, serviced apartments, SOHO units and office towers spread across 16.7 acres of land.

PROSPECTS FOR 2011 The maiden launch of Icon City, Petaling Jaya in July 2011 was a huge success, with record sales of more than RM420 mil. It is expected to generate RM3.2 bil in GDV. Following

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COVER STORY 24

VUE

The best thing about Prinsiptek’s Vue Residences serviced apartments is its central location. It is right at the heart of everything that is exciting in KL city centre. Minutes from Petronas Twin Towers, the Golden Triangle, Bukit Bintang, Chinatown and the historic part of the city, the Vue should rank high up in your choice for an affordable service suite in a convenient location. What’s more, the LRT is just round the corner making it a breeze to travel within the city centre. Within this 24-storey tower which stands tall among the many towers dotting the KL city skyline, are 272 units of uniquely designed suites. You have a choice of 4 designs comprising studio units, 2-bedroom and 3-bedroom suites. With built-ups ranging between 500 – 1,003 sq ft, these suites

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VUE –

Vibrant Unique Experience City Living at its Best

02 01 Top facade view 02 Residence drop-off

are suitable for professionals and business people working in the city as well as those who prefer city living. Recreation facilities play a key role to staying healthy within the city. Thus you will find a lot of facilities within the residences that help take your mind off work. Relax by the poolside or Jacuzzi and take a dip in the indoor lap pool. Work on your abs at the gym. Then take a lift to the rooftop garden where a sky terrace offers you panoramic views of the KL city skyline. Take a deep breath and be caressed by the soothing breeze that comes along. Your peace of mind is further enhanced by round-the-clock security and CCTV surveillance. To enjoy this carefree freehold residence, expect to pay between RM370,600 to RM771,670 depending on the different designs and sizes of the suites.

FIRST-CLASS LOCATION & AMENITIES This RM148 mil development comprised within 2833 m2 of land area is located at one of the capitalâ&#x20AC;&#x2122;s major transportation hubs, with the Pekeliling Bus Station, Titiwangsa and Chow Kit Monorail Station, as well as RapidKL Titiwangsa Station, all within 5 minutes walking distance. It is accessible via Jalan Tun Razak, Jalan Pahang and Jalan Ipoh, and is within the circumference of the Middle Ring Road 1, thus benefiting from the excellent highway linkages. In the neighbourhood are some of the top healthcare centres in the country, such as the National Heart Institute, Kuala Lumpur General Hospital, and Sentosa Hospital. They are only a mere 10 minutes walking distance away. The condo is also near educational institutions which are a short walk away such as the Institute of Medical Research, Kolej Binary, and University Utara Malaysia KL. A short driving distance away is the Malaysian Philharmonic Orchestra, Istana Budaya, National Art Gallery and Kuala Lumpur Performing Arts Centre. In addition, the natural greenery at the Titiwangsa Lake Gardens, KLCC Park and Sentul West Park provides a respite from the hustle and bustle of the capital.

COVER STORY

VUE

04 For die-hard shopaholics, this is arguably the best place in Malaysia to live as you are within minutes from the most exciting and sophisticated shopping centres in town such as Fahrenheit 88, Lot 10, The Pavilion, Bukit Bintang Plaza, Berjaya Times Square, Starhill Gallery and Sungei Wang Plaza.

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05 03 View from top roof 04 Night view of sky terrace 05 Residence pool view PROMOTION For a limited time only, the developer, Tanah Perangsang Sdn Bhd, a subsidiary of Prinsiptek Corporation Bhd, is having an early bird promotion including free legal fees on Sale & Purchase as well as disbursements and discounts up to 10%.

Managing Director, Dato’ Foo Chu Jong. It was listed the very next year on the Second Board of Bursa Malaysia via the reverse takeover of L&M Corporation (M) Bhd. In July 2005, PCB was transferred to the Main Board of Bursa Malaysia. The PCB Group has a total of 20 companies, with PCB as the holding corporation and 19 subsidiary companies. The PCB Group’s principal activities are mainly construction and property development.

REPUTABLE DEVELOPER Prinsiptek Corporation Berhad (“PCB”) was incorporated in year 2002 by its Founder and

Please call our exclusive marketing agent, Twins Realty at the Sales Gallery Tel No: 03-4021 3440 or HP: 016-229 5168 for more details.

Location Map

iProject Listing QuickPro No: NC1913 Address: Jalan Pahang, Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 2833 sqm Built Up: 500 - 1,003 sq ft Listing Price: From RM371,600 Total Units/Lots: 272 Completion Date: Dec 2013 (Expected) Developer: Tanah Perangsang Sdn Bhd (538766-X) 83 & 85, Jalan SS15/4C, Subang Jaya 47500 Selangor Tel: (603) 5629 2600 Fax: (603) 5637 9370 Website: www.vueresidences.com.my

GPS Coordinates of Sales Gallery : 3º10’27.00” N, 101º42’03.00”E

Visit iProperty.com.my for more details

LUXURY LUXURY COLLECTION SELECTION

SETIA SKY RESIDENCES

Setia Sky Residences Sophisticated Urban Lifestyle

Tucked discreetly within Kuala Lumpurâ&#x20AC;&#x2122;s central business district, Setia Sky Residences perfectly juxtaposes chic city living against a sanctuary-like setting. Rising high up into the sky, its iconic architecture, inspired by the fluid lines of natural landforms, delicately fuses form and function. Situated on 6 acres of freehold land just off Jalan Tun Razak, Setia Sky Residences comprises four gleaming 40-storey towers housing 938 luxury serviced residences. Generous Spaces and Luxurious Comfort With built-ups ranging between 614 sq ft to 1,755 sq ft, each unit has been designed to provide you with maximum space and

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utmost comfort. For a truly heightened level of exclusivity and privacy, each floor starting from level 6 and above, has only six units, and each of them, except for the studio units, has its own private lift lobby. A grand lobby with marble wall finishes, glass mosaic feature wall and ceiling of 6 meter high lends a feeling of grandeur as soon as you and your guests step into the enclave. For your complete peace of mind, a multi-tiered, state-of-the-art security system is in place throughout the whole development. Resorts In The Sky

architect Roberto Burle Marx. Here, it is easy to imagine you are on a tropical getaway thanks to the lush greeneries and extensive water features. A dip in the sparkling cool waters of the 50-metre lap pool may be all you need on a lazy Sunday morning. Hosting small gatherings for friends and families are made easier with barbeque facilities, pavilions and children’s play area all available at the Sky Decks. If you prefer indoor activities, you can spend your leisure time dancing in the function room, or jamming in the music room.

Setia Sky Residences not only provides easy access to the delights of the city, it also offers approximately 120,000 sq ft of luxuries and amenities, including two 40,000 sq ft Sky Decks, which span across two towers on level 5, and two 20,000 sq ft Sky Clubs occupying level 34.

Meanwhile, the two Sky Clubs offer you access to an enriched urban lifestyle with its myriad of facilities designed to celebrate city living. Hit the fully-equipped gymnasium or yoga pavilion after a long day at the office, enjoy the sauna, have a good laugh with friends at the sports lounge or cigar lounge – the list of activities available at the Sky Clubs goes on and on.

Designed to be your very own urban sanctuary, the Sky Decks feature organic landscape design influenced by the works of legendary landscape

In addition, a concierge service as well as shuttle service from Setia Sky Residences to KLCC are provided for the residents.

01 Façade view 02 50m Lap Pool View

LUXURY LUXURY COLLECTION SELECTION

SETIA SKY RESIDENCES

04 Enjoy the Best of Kuala Lumpur Strategically located at the intersection of Jalan Tun Razak and Jalan Raja Muda Abdul Aziz Shah, Setia Sky Residences is easily accessible via a comprehensive network of roads, highways and public transportation system. Getting in and out of the city centre has never been easier.

National Library, National Heart Institute (IJN), National Cultural Theatre (Istana Budaya), Kuala Lumpur General Hospital, and various banking and financial institutions. Innovative Developer

The development sits within a 1.5km radius from KLCC, so you get to enjoy KLâ&#x20AC;&#x2122;s finest shopping, dining and entertainment spots including Jalan Bukit Bintang, Jalan Sultan Ismail, Jalan Raja Chulan and Changkat Bukit Bintang.

Since its incorporation in 1974, S P Setia has been a household name in the property development industry. The group is recognised as one of Malaysiaâ&#x20AC;&#x2122;s leading listed real estate player with a portfolio that encompasses townships, eco sanctuaries, luxury enclaves, high-rise residences and commercial developments.

It is also surrounded by an array of public facilities and amenities such as the National Art Gallery,

In 2010, S P Setia was ranked No.1 in The Edge Malaysia Top Property Developers Awards for

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the 5th time, the only developer to have achieved this feat since the inception of the awards. It is also the only Malaysian developer to be recognised three times as winner at the global level by the International Real Estate Federation (FIABCI). The group is well-established in the three key economic centers of Malaysia, namely Klang Valley, Johor Bahru and Penang, with a growing presence in Vietnam since 2007 with its first joint venture development of EcoLakes at My Phuoc. The group has also expanded its business into Melbourne, Australia and Singapore and is exploring opportunities in China. Setia Sky Residencesâ&#x20AC;&#x2122; freehold luxury properties are available now for discerning buyers and investors seeking attractively-priced premium properties. For more information, call 03-2697 2255, email sky-sales@spsetia.com.my or visit www.setiaskyresidences.com.my

SETIA SKY RESIDENCES Where on the Map: Kuala Lumpur Off Jalan Tun Razak, Concept: xurious Sanctuary Lu n Urba :

Offered Built-ups 614-1,755 sq ft

03 04 05 06

Sky Villa Pool Lounge Location Map 6m Height Grand Lobby

LUXURY LUXURY COLLECTION SELECTION

LAMAN GRANVIEW

Alvarez @ Laman Granview – Up Where You Belong Laman Granview at Saujana Puchong delivers what its name promises - grand views. Located on one of Puchong’s highest points at about 450 ft above sea level, Laman Granview - Alvarez exclusive residences are sprawled across a hilltop along the fringe of the Ayer Hitam Forest Reserve. This is where you wake up to amazing views of calming greenery - a rare sight in city suburbs. What’s more, residents will get to enjoy the best of both worlds - quiet, breezy days with unrivalled views of the cityscape and the Ayer Hitam Forest Reserve; and all the conveniences of city life. While its location is undoubtedly one of the most noteworthy aspects of Laman Granview - Alvarez, it is not the only feature that makes it such a highly soughtafter residential address.

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01 Main entrance 02 Living hall

Easy Access Laman Granview - Alvarez might be located on high grounds, but accessibility does not pose any challenge at all. In fact, residents are just minutes away from the ready amenities in the established township of Puchong.

Everything you need for work, study or leisure - from banks and educational institutions to restaurants and trendy entertainment hotspots - are all within easy reach. When it comes to retail therapy and grocery shopping, a myriad of reputable retailers are at hand to satisfy your needs. These include Giant Hypermarket, Tesco Hypermarket and IOI Mall. The Puchong Business Financial Centre and the Medical Centre are also located nearby. If you need to drive out of Puchong, a network of established highways are ready to serve you, such as the Kesas Highway and PuchongSungai Besi Highway which connect Laman Granview to popular hubs like Sunway, Damansara, Subang, Putrajaya and even KLIA; with a key arterial connection provided by the Lebuhraya Damansara-Puchong (LDP).

LUXURY LUXURY COLLECTION SELECTION

LAMAN GRANVIEW

03 34

04 Luxurious Features Laman Granview - Alvarez is a RM90 million lowdensity enclave with just 27 magnificent bungalows units. These 3 1/2 - storey beauties are available in 3 distinctive designs; each of which comes with an estimated built-up size of 5,300 sq ft sitting on lot size of 47 ft x 85 ft. Youâ&#x20AC;&#x2122;ll discover that many aspects and key features of Laman Granview - Alvarez have been carefully put in place to create a safe, serene and lavish living environment. For instance, the master bathroom comes with an outdoor shower - a feature that is normally found in luxury resorts and spas. In addition, the master suite is located at the topmost floor with a spacious roof terrace that lets you enjoy the scenic surroundings from the privacy of your bedroom.

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03 Type C 04 Type D 05 Clubhouse

Other special features include a cozy private garden in every unit, solar water heaters, top-notch alarm systems and even a private lift. The entire community is gated and guarded 24/7 by guard patrols. A residents-only clubhouse is also available which is equipped with full lifestyle facilities. Laman Granview - Alvarez luxury homes are expected to be completed in 2014, with the launch date to be announced soon. Registration is now open. Established Developer IJM Land Berhad is the result of a merger between two reputable players in the Malaysian property scene - IJM Properties and RB Land. This strategic alliance brings together RB Landâ&#x20AC;&#x2122;s finelyhoned skills in township developments; and IJM

Properties’ expertise in high-rise condominiums, niche developments and commercial buildings. IJM Land Berhad is committed to creating global communities through high quality products and contemporary green neighbourhoods. It is also equally focused on living up to its corporate philosophy of “Delivering Excellence Through Quality”; as evidenced by its past projects nationwide that included Riana Green, Laman Baiduri, Ampersand@Kia Peng, Seremban 2 township in Negeri Sembilan, The Light Waterfront and Platino in Penang, Nusa Duta in Johor, and Bandar Utama in Sabah. IJM Land Berhad is listed on the Main Board of Bursa Malaysia Securities Berhad; and is the property development arm of IJM Corporation Berhad (IJM) - one of the largest construction and infrastructure groups in Malaysia.

LAMAN GRANVIEW Alvarez - Up Where You Belon g Where on the Map: Puchong, along fringe of Ayer Hitam forest reserv e Land Density: 27 units Concept: 3 1/2 storey bungalows sprawled on hilltop Estimated Built-ups : 5,300 sq ft on lot size of 47’ x 85’

LUXURY LUXURY COLLECTION SELECTION

AMPERSAND

ampersand â&#x20AC;&#x201C;

Serenity In Bustling KL

Whether it is for personal or investment purposes, Ampersand is definitely more than just another luxury condominium in town. It offers serenity in the comfort of a home in the middle of a bustling city. With only 71 homes over two acres, Ampersand is the only low rise and lowest density condominium in KLCC area. Located strategically at Jalan Kia Peng, Kuala Lumpur and within walking distance to KLCC, this luxurious condominium offers peace and tranquility to its residents.

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01 Ampersand, 25, Jalan Kia Peng, 50450 Kuala Lumpur 02 Private pool

Superlative features Completed in May 2010, this 5-storey and 10-storey development offers larger built-ups starting from 2,613 sq ft, with 16 designs to choose from. Every part of the home is fitted with amenities for the comfort of its residents. Each master bathroom comes with a whirlpool bath with jet system to relax in after a busy day at work. Built-in wardrobes in all the bedrooms allow for better space and storage efficiency.

Concealed ducted air-conditioning systems are installed to all rooms including the living and dining room. Distinctive kitchen islands with built-in cabinet complete with hood, hob and oven will inspire cooks to experiment with their culinary adventures. Serenity is assured with strategicallyinstalled 24-hour CCTV surveillance system at key locations such as the main entrance, car parks and lift lobbies. For recreation, swimming pool, sauna, gym, childrenâ&#x20AC;&#x2122;s playground, BBQ area as well as a meditation pavilion overlooking a soothing Koi pond are at your doorstep.

LUXURY LUXURY COLLECTION SELECTION

AMPERSAND

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06 The bungalow-styled ground-floor units are ideal for big families. This high-end condominium which is currently priced from RM3,136,800 to RM7,237,800 depending on built-up sizes, fits the niche group of high-income individuals aged 40 and above. Among the targeted groups are corporate directors, investors, fund managers as well as foreigners with higher purchasing power and who are seeking the convenience of city living.

05 03 04 05 06

Landscaped garden Living room Reflective pool at entrance Living room

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Established premier amenities such as Prince Court Medical Centre and Royal Selangor Golf Club are easily accessible by car. Furthermore, the bustling Central Business District and Bukit Bintang shopping area, home to major five star hotels and high end shopping havens such as Pavilion, Fahrenheit and Lot 10 are within the vicinity. High-end developer IJM Land Berhad has over two decades of experience in developing landed residential as well as high end properties such as luxurious condominium, serviced suites and commercial buildings. It is renowned as one of the leading developers in Malaysia.

07 Currently, IJM Land Berhad is working on various masterpieces which include The Light Waterfront in Penang and Bukit Mandaâ&#x20AC;&#x2122;rina as well as Canal City in the suburb of Klang Valley. For further information, please log in to www.ijmland.com

07 Living room 08 Master bedroom

08 Location Map

iProject Listing QuickPro No: NC1128 City: 25, Jalan Kia Peng, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Leasehold Land Area: 2 Acres Built Up: 2,613 sq ft to 5,831 sq ft Listing Price: From RM3,136,800 - RM7,237,800 Total Units/Lots: 71 Developer: Aqua Aspect Sdn Bhd (651729-X) Wisma IJM, Jalan Yong Shook Lin Petaling Jaya 46050 Selangor Darul Ehsan. Phone: (603) 2145 8000 Fax: (603) 7952 9091 Website: www.ijmland.com Visit iProperty.com.my for more details

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SILVERSCAPE @ HATTEN CITY

Silverscape Luxury Residences – Opulent Living at Hatten City A vibrant new heartbeat in the historical city of Melaka, Hatten City stands tall with its futuristic facade and layer upon layer of integrated components which will transform the city’s skyline. With its distinctive podium, high-soaring multiplexes and an exterior inspired by a play on geometry, Hatten City is set to become Melaka’s most iconic landmark.

01 Hatten City overall view 02 Silverscape sea view

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Sited about 1.8km from the UNESCO World Heritage site, the RM2 billion mixed development comprises retail lots, residential towers, international hotels, office towers, resort and shopping complex spanning across 20 acres of land.

Its location within the commercial district of Melaka Raya places it within walking distance to Dataran Pahlawan Melaka Megamall, Hatten Square, Mahkota Medical Centre, banks, hotels, offices as well as historical sites. In addition, the vibrant â&#x20AC;&#x2DC;cityâ&#x20AC;&#x2122; is surrounded by eateries serving mouth-watering local and western dishes. Luxury Seafront Living Silverscape @ Hatten City lies within this exciting integrated development, towering over the city centre and overlooking the scenic Straits of Melaka. It sits directly above the Elements Mall, offering you the finest shopping, dining and recreation experiences without having to leave the building. Occupying 6 acres of land, it consists of 760 condominium units housed in two of the four tower blocks that make up the first parcel of Hatten City. Standing 45 storeys high, the condominium towers will rank as Melakaâ&#x20AC;&#x2122;s tallest buildings once they are completed.

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SILVERSCAPE @ HATTEN CITY

â&#x20AC;&#x153;Silverscape @ Hatten City lies within this exciting integrated development, towering over the city centre and overlooking the scenic Straits of Melakaâ&#x20AC;?

There are 3 spacious yet intimate designs to choose from; studio (515 sq ft), 2-bedroom (767 sq ft) and 3-bedroom (1,140 sq ft) units. No expense is spared in ensuring only the best fittings and finishes are used, so each unit exudes lavishness and grandeur. Large window glass panels maximize splendid views and let natural sunlight stream in, illuminating your living spaces.

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Prices start from RM550 per sq ft onwards, making Silverscape @ Hatten City an ideal address for medium to high income earners on the lookout for attractively-priced luxury seafront living.

05 03 Studio style living hall 04 Bathroom 05 Living hall 06 Bedroom

06 Location Map

iProject Listing QuickPro No: NC2152 City: Melaka Property Type: Serviced Residence Land Title: Residential Tenure: Leasehold Built Up: 515 sq ft - 1140 sq ft Total Units/Lots: 731 Bumi Discount: 10% Completion Date: Sept 2014 (Expected) Developer: Fuyuu Resources Sdn Bhd (881434 W) F3-96, Hatten Square, Jalan Merdeka, 75000 Bandar Hilir, Melaka. Phone: (606) 281 2882 / (012) 719 1818 Fax: (606) 283 1827 Website: www.hattencity.com

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8 Petaling

8 Petaling â&#x20AC;&#x201C; Bungalows In The Sky 8 Petaling, located near the commercial centre of Bandar Baru Seri Petaling (BBSP) has captured the imagination of home buyers seeking for bungalows with the security features and facilities of a condominium. It is a condominium consisting of 156 units of spacious individual apartment. Each apartment unit does not share a common wall with its adjacent neighbours and is hence aptly termed as a bungalow in the sky.

single-storey unit with large built-up areas ranging from 1, 690 sq ft up to 4,876 sq ft. This leasehold development targeted for completion in March 2014, offers prospective home buyers the unique value proposition of owning a bungalow in the sky that is serviced by the full facilities of a luxury condominium.

Developed by the highly reputable Petaling Garden Sdn Bhd, a subsidiary of I&P Group Sdn Bhd, the RM125.3million-valued 8 Petaling project is made up of 22 units of duplex penthouse and 134 units of

24-hour, 2-tier security at the Condominium offers home buyers a much welcomed assurance of a safe living environment in the city. Housed within this secure and beautifully landscaped condominium

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COMPREHENSIVE FACILITIES

complex are a full range of facilities to complement the lifestyle of the bungalow owners. Facilities include 2 to 4 car park bays for each apartment unit and a private rooftop garden exclusive to the duplex penthouses. The swimming pool and barbeque areas are designed to form a cosy space for relaxation or entertaining a small group of friends.

8 Petaling also features a nursery, kindergarten, a wading pool and a playground. These facilities in addition to a school located nearby make 8 Petaling the perfect home for young families looking for a childfriendly environment to raise their children. Retail shops, cafeteria, surau and a multipurpose hall serve to make the complex self-contained. Residents’ fitness needs too are easily catered for by the fully-equipped gymnasium and squash court facilities provided in the complex. IDEAL NEIGHBOURHOOD 8 Petaling’s location adjacent to the established commercial centre of BBSP allows it to leverage on the amenities of this mature township. It is ideally situated within the vicinity of the Bukit Jalil Sports Complex, LRT station, the popular Endah Parade Shopping Mall (which houses Carrefour) and The Store Hypermarket located only a stone’s throw away from the Condominium. Other amenities in the area include a hotel, school, community centre and mosque.

01 Bird’s eye view of the condominium 02 Night view 03 Each unit does not share a common wall

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8 PETALING

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It also enjoys the plus factor of being located near to Jalan Kelang Lama. 8 Petalingâ&#x20AC;&#x2122;s close proximity to Happy Garden, Overseas Union Garden (OUG) and Kuchai Lama allows its residents to take advantage of the conveniences offered by these heavily populated residential areasâ&#x20AC;&#x2122; commercial, retail and dining havens. EASY ACCESS

Its accessibility to Kuala Lumpur is yet another attractive proposition 8 Petaling offers prospective buyers. BBSP is easily accessible via four expressways i.e. KESAS, KL-Seremban, MEX and NPE (via Kuchai exit), MRR2 and also from Jalan Klang Lama (via OUG and Happy Garden). SPECIAL PROMOTION

04, 05, 06 Swimming pool and barbecue area iProperty.com malaysia

The 8 Petaling duplex penthouses which come in 15 different designs offer potential buyers the opportunity to create the homes they desire limited only by their imagination. Its promise of a spacious safe and private haven complemented by facilities and

06 amenities to enhance todayâ&#x20AC;&#x2122;s living needs makes 8 Petaling a dream home few can resist. Priced from RM621, 888 with free legal fees on the Sale and Purchase Agreement plus free maintenance for 2 years after completion, sales for its units launched in March 2011 have been brisk. ESTABLISHED DEVELOPER I&P Group has a combined track record of over 130 years in property development. It is a wholly owned subsidiary of Permodalan Nasional Berhad (PNB), and was formed in May 2009 after the successful merger and rationalisation exercise between 3 companies i.e. Island & Peninsular Sdn Bhd, Petaling Garden Sdn Bhd and Pelangi Sdn Bhd. The new entity is now known as I&P Group Sdn Berhad. The Group has successfully developed several major and well-known projects, notably Bukit Damansara, Bandar Kinrara, Alam Damai, Alam Impian, Alam Sari, TemasyaGlenmarie, Bandar Baru Seri Petaling, Taman Pelangi and Taman Perling to name a few.

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47 The union of these 3 property development companies, each with its own track record of experiences and achievements has further elevated the companyâ&#x20AC;&#x2122;s profile, delivering homes within more than 60 townships.

iProject Listing QuickPro No: NC2190 City: Bandar Baru Seri Petaling, Sri Petaling, Kuala Lumpur. Property Type: Condominium Land Title: Residential Tenure: Leasehold Built Up: 1,690 - 4,867 sq ft Listing Price: From RM621,888 - RM1,685,888 Completion Date: March 2014 (Expected) Sales Gallery: 16, Jalan Radin Tengah Bandar Baru Seri Petaling 57000 Kuala Lumpur. Phone: (603) 9058 7600 Fax: (603) 9058 9300 Website: www.madabouthomes.my

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PAN’GAEA @ CYBERJAYA

01 01 Artist Impression of overall mixed development 02 Artist Impression of Central Park 03 Artist impression of street mall

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Pan’gaea @ Cyberjaya – Back to the original charms

02 Located centrally within Malaysia’s Multimedia Super Corridor, Cyberjaya is home to more than 500 MNCs and local corporations. A fully integrated city complete with modern amenities and facilities, it provides an exceptional setting in which to live, work and play. This intelligent city is about to see an iconic venue, poised to play host to just about everything Pan’gaea @ Cyberjaya. The development draws inspiration from its original ancient Greek name which means: Pangaea [pan-jee-uh]: “A super continent existing 250 million years ago before the component continents were separated into their current configuration.” Made up of a diverse range of components that includes service residences, boutique shop offices, office suites, shopping mall, street mall and boutique hotel, Pan’gaea is a development that fulfils the demands of the present, and sets the trends of the future. Live, work and play comes together harmoniously at Pan’gaea, raising the benchmarks of today and setting the standards of tomorrow. The self-sustainable, GBI-compliant city spans across 16 acres of freehold land and is bound to leave you in awe of its futuristic architecture and concept in the whole of Cyberjaya. An idyllic ambience is created thanks to 5 acres of landscaped greeneries and vertical gardens. The sky lobby not only offers spectacular views of the surrounding areas, it also lets you enjoy nature at its very best. In keeping with the development’s green concept, rainwater harvesting system is used throughout Pan’gaea @ Cyberjaya.

Phase 1 – Solstice, Service Apartments Phase 1 consists of Solstice Service Apartment, offering multiple-sized units ranging from 450 sq ft for a 1-bedroom suite, 650 sq ft for 2 bedrooms, 860 sq ft for 3 bedrooms and 880 sq ft for a duplex unit of 2+1 bedrooms. Units are specifically designed to be functional and practical in fulfilling the rising demand from tenancy market driven by the working professional and student segment. To ensure occupants live in maximum comfort, each unit features efficient space planning and large window panels to draw in maximum natural light. Sky garden terraces are being incorporated as the key design on every floor to ensure a well-balanced landscape for residents to mingle around. At the end of a long day, take a refreshing swim in the cool waters of the 50m infinity pool. Looking for an invigorating work out session? Head to the floating techno-gym or the squash court. If you need a tranquil spot to clear your mind, make your way to the Sky Park, located on Level 36 and 40. Other facilities that will be the envy of others include a pool bar, children’s pool & sun bed, Jacuzzi & water jet, hanging gazebo, reflexology path and business lounge. For your convenience, a mini mart, laundrette and saloon are located within the development. Solstice is further complemented by the wide array of amenities within Pan’gaea itself such as the shopping mall, boutique shop offices and boutique hotel, ensuring everything you will ever need is right at your doorstep. Solstice is the ideal response to today’s high demand for partially furnished small to medium-

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PAN’GAEA @ CYBERJAYA sized residential suites, providing high potential for maximised investment returns. It is the perfect address for students, young working adults and investors looking for excellent yields. Solstice Service Apartment will be previewed soon. Register now to enjoy early bird privileges. Excellent Accessibility & Amenities Pan’gaea @ Cyberjaya is a short drive away from access points to highways such as Maju Expressway (MEX), B15 Expressway and ELITE Highway, with MEX cutting the traveling time to KL City Centre to just a mere 20-min drive. These highways easily connect to Lebuhraya Damansara Puchong (LDP) and South Klang Valley Expressway (SKVE). Sited within a 5-minute walk to Multimedia University, the development is also surrounded by other tertiary educational institutions such as LimKokWing University and Cyberjaya University College of Medical Sciences, while schools such as Sek Men Seri Puteri Cyberjaya and SK Cyberjaya sit nearby.

Dynamic Developer Wawasan Rajawali Sdn Bhd is a subsidiary of OSK Property Holdings Berhad which is listed on the Main Board of the Bursa Malaysia Securities Berhad. OSK has grown tremendously since its establishment in 1990. From its first township in Bandar Puteri Jaya in Sungei Petani, the company’s projects have progressed to include retail and commercial elements, luxury residences as well as high-rise residential developments. Its ongoing projects include Mirage by the lake in Cyberjaya, Sutera Damansara in Sg Buloh; Mont Jade, Seremban; Bangi Lakehill Villas, Selangor; Bird of Paradise in Seremban 3 and Bandar Puteri Jaya & Hill Park in Sg Petani. Pan’gaea @ Cyberjaya will be previewed in Q4 2011, with the developer offering a 7% discount to bumiputras. For a chance to own the latest lifestyle statement in Cyberjaya, visit www.pangaea.com.my or call 019 - 2227138.

The nearest shopping mall, Alamanda Putrajaya is just a short drive away from the development. Meanwhile, Sunway Pyramid, Subang Parade, IOI Mall, Summit USJ, Carrefour and Giant hypermarkets are all within easy reach via the wide network of highways. Cyberjaya is also home to a 27-hole golf course at Palm Garden Gold Club and 5-star hotels such as Cyberview Lodge Resort & Spa, Marriott Hotel, and Shangri-La Hotel. For medical care, you can head to Columbia Asia Hospital or Sunway Medical Centre and Sime Darby Medical Centre.

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03 iProject Listing QuickPro No: NC2119 City: Cyberjaya, Selangor Property Type: Service Residence Mix Development Land Title: Commercial Tenure: Freehold Built Up: From 450 sq ft Developer: Wawasan Rajawali Sdn Bhd (917808-A) 9th Floor, Plaza OSK Jalan Ampang 50450 Kuala Lumpur. Phone: (603) 2161 3322 Fax: (603) 2175 3216 Hotline: (019) 222 7138 Website: http://pangaea.com.my Visit iProperty.com.my for more details

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SELAYANG SPRINGS

SELAYANG, 2021:

HOW IT’S CHANGED SINCE 2011 Selayang has become a popular topic of interest lately as property developers and investors evaluate how much the area has prospered over the last decade. What was once pictured as an area to shy away from has become an investment hotspot overtime. Looking back, there are a number of factors that contributed to the area’s current success. The density in urban areas such as KL city, Subang Jaya and Petaling Jaya grew to be a problem in 2012-13. There was a demand for homes and space. Selayang had a lower density and congestion was non-existent in comparison at the time so people sought housing there. The LATAR Expressway, completed in mid 2011, connected Selayang to the likes of Kuala Selangor, Shah Alam and Rawang and so made commuting easier by enabling the area to be a lot more accessible. Selayang’s infrastructure saw a dramatic improvement as a result of the increased population. Businesses and

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community projects emerged, creating jobs. The various amenities that were built in that time soon made Selayang a self-sufficient community and even though popular areas like Rawang and KLCC were 10-20 minutes away, there was less of a need to travel out. The increasing density in larger urban areas like KLCC created another want for residents. Green areas, such as parks, recreation grounds and gardens, lost their appeal in urban regions, as the congested and noisy environments they resided in took away from the ambiance they tried to create. Consequently, a demand for peace and quiet rose. The natural answer to this was the Cedar at Selayang Springs Condominium that was completed in late 2014. Surrounded by a forest reserve, it provided residents with peace and seclusion. One resident commented, “The way I see it, a forest reserve is hardly likely to be knocked down and developed any

01 Artist impression of Cedar’s elevated deck with swimming pool 02 Artist impression of dining and living at Villa Melzi 03 Artist impression of Murano wide and high spaces

02 time soon. So I know I’ll be able to enjoy real nature alongside my home comforts for a long time.” Conveniently located near the mall and provided with an array of lifestyle amenities, it attracted residents in great numbers. “I had to go with my gut feeling,” an early investor said. “I bought a unit in mid 2011 and after a couple of years, once the neighbourhood became more developed, I saw the returns I wanted.” Selayang was also included in the Greater Kuala Lumpur Plan (GKLP), which saw completion last year. The GKLP saw mass improvements in public transportation, open spaces and waterfronts, improvements that Selayang saw, too.

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03 Investor interest has seen a steady climb over the last ten years as rapid development of property and businesses continued. Selayang has definitely come a long way from what it once was over a decade ago. If market trends continue as they have been, we may be likely to see continued success for the region.

iProject Listing QuickPro No: Project Name: City: Property Type: Land Title: Tenure: Listing Price:

NC1378 Selayang Springs Phase 2 Block Cedar Bandar Selayang, Selangor Condominium Residential Leasehold From RM170,000 - RM1,200,000

Developer: Barisan Tenaga Perancang (M) Sdn Bhd (260082-K) ( Exclusive Marketing Agent: REI Group of companies )

B-16-03, Menara Bata, PJ Trade Centre No. 8, Jalan PJU 8/8A Bandar Damansara Perdana Petaling Jaya 47820 Selangor. Phone: (603) 6131 1223 / (603) 6131 1224 Email: selayangsprings@reigroup.com.my Web: www.selayangsprings.com

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SURIA STONOR

Suria Stonor Serene oasis in the city

01 02 03 04

Front view of the south and north tower 100ft semi cantilevered pool Barbeque area surrounded by greenery landscape Spacious dining & living area

Imagine luxurious living right at the heartbeat of Kuala Lumpur, minus the chaos and congestion of a vibrant city. This and more, is what Suria Stonor has to offer.

Set in the tranquil alcove of Persiaran Stonor, a stoneâ&#x20AC;&#x2122;s throw from Petronas Twin Towers, it is a lavish sanctuary made up of spacious residences, complete with all the amenities and facilities of a world-class development. Spread over 2.06 acres of freehold land, Suria Stonor consists of 138 luxury condominium units housed in a 25-storey and 26-storey block. While all of the units, completed in July 2008, have originally been sold, developer Glomac Bhd has acquired back 18 units. Glomac will be reselling these units, so if you had missed the chance to own a piece of this prestigious address a few years back, make sure you grab the opportunity this time around. Exclusive Residences

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Suria Stonor comprises standard units with large built-ups from 3,282 sq ft, duplex units from 5,402 sq ft as well as the highly coveted and fully sold penthouse (triplex) units from 8,604 sq ft with private lift and pool.

The units are equipped with top-notch fittings and finishes including fine timber and marble flooring. Each unit also comes with a built-in Jacuzzi, serene indoor water features and high ceilings. Standard show unit is available for viewing.

International School. For recreation, head to Royal Selangor Golf Club or the KLCC Park, located less than 15 minutes away by foot.

Urban Sanctuary

The developer will absorb the legal fees on the Sale & Purchase Agreement. It is also offering to extend a 12-month defective liability period while waiving maintenance fees for a year. Renovation packages are offered.

Wind down once the sun sets in by taking a dip in the stunning 100-ft semi-cantilevered swimming pool, hit the gym overlooking the pool or take a stroll around the landscaped gardens. Other ultra modern amenities and facilities that are there for your convenience include children’s pool, multipurpose hall, children’s playground, BBQ facilities, convenience store, meeting room, games room and even a guest apartment. Parking is well sorted with three reserved car bays per unit and residents can opt for additional storage facilities in the car park area. Prime Location Nestled peacefully within the central business district, Suria Stonor enjoys the best Kuala Lumpur has to offer in shopping, dining and leisure. Suria KLCC, Pavilion Kuala Lumpur and Starhill Gallery, known for luxury fashion, are mere minutes away from the development, as are world-renowned hotels such as Mandarin Oriental and Westin. Meanwhile, Prince Court Medical Centre and Gleneagles Hospital are both within easy access. Suria Stonor is sited within close proximity to several international schools including, Sayfol International School, Eton House International School and Fairview

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Special Terms

Progressive Developer Since 1998, Glomac Berhad has grown from strength to strength. Its experience and proven track record in developing homes, commercial centres and townships has solidified Glomac’s reputation as a progressive and trusted property developer. It is entering a new phase of growth as it targets to launch more than RM1bil worth of properties that include residential development Glomac Damansara Residences which is now open for sale, a two-tower serviced apartment; latest development to the existing mixed development Glomac Damansara, a commercial development Glomac Cyberjaya 2; a latest addition to the existing Glomac Cyberjaya, mixed development in Bandar Utama and Puchong. All these developments are now open for registration and will be launched by end of this year. Ongoing projects include mixed development Glomac Damansara and Glomac Tower, while it is looking to launch Mutiara Damansara Residences, a 299-unit of serviced residences in the vibrant area of Mutiara Damansara by early 2012.

iProject Listing QuickPro No: NC1140 City: Persiaran Stonor Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: 2.06 Acres Built Up: Standard - 3,282 sq ft Duplex - 5,402 sq ft & 5,413 sq ft Listing Price: RM4.2 million Total Units/Lots: 138 Completion Date: Aug 2008 Developer: Glomac Berhad Ground Floor, Wisma Glomac 3 Kompleks Kelana Centre Point Jalan SS 7/19, Kelana Jaya Petaling Jaya, 47301 Selangor. Phone: (603) 7801 9000 Fax: (603) 7804 6131 Website: www.glomac.com.my

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GARDENVIEW RESIDENCE

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Gardenview Residence â&#x20AC;&#x201C; Gardens Galore

As the name implies, Gardenview Residence is a veritable haven populated with lush gardens; there are 5 gardens with themes such as Herbal Essence, Clouds of Rainbow, Romantic Fragrance, Flames of the Forest and Linear Eugenia, all designed to let you relax and even meditate. The names remind one of fragrances and true enough, when you do your meditative walk through the gardens, you will not miss the refreshing whiff of nostalgic fragrance or herbal essence wafting by. Living thus in a delightful garden, all your stresses of the day will magically disappear as you immerse yourself in the serenity of the gardens. Yet, the modern conveniences that you canâ&#x20AC;&#x2122;t do without are a mere short walk away. After the rejuvenating walk, you will feel all ready to settle into a relaxing night. Panoramic views 01 Aerial view of Gardenview Residence

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Gardenview Residence numbering 210 luxurious apartment suites are generous with floor layouts ranging from the 1,023 sq ft basic 3-bedroom suites to the 2,885

sq ft 5-bedroom penthouses spread over 3 visually elegant blocks. Each suite gives out a sense of spaciousness, enhanced with well-appointed fittings complete with exquisite finishes in the interior. Every suite is accompanied by a spacious balcony of tempered glass panels and steel railings to exude an aesthetic look.

Underpinning this is the 24-hour security and comprehensive security features that include CCTVs and vehicle access card management system. External CCTVs connect directly to the nearby police station for added peace of mind.

From your suite, you could appreciate the panoramic views of lush green cityscape in the horizon and the luxuriant landscaping. With 13 contemporary designs to choose from, you are spoilt for choice.

Centrally located within Cyberjaya, Gardenview Residence is a short distance away from access to highways such as Maju Expressway (MEX), B15 and ELITE Highway. These highways link seamlessly to Lebuhraya Damansara Puchong (LDP), South Klang Valley Expressway (SKVE) and the B15 Highway to Kuala Lumpur International Airport (KLIA). MEX shortens the driving distance to KL City Centre to only 20-minute drive even during peak hours.

The RM150 million Gardenview Residence is sited on 5.6 acres of land neighbouring the hottest spots in Cyberjaya. Sandwiched amongst CBD Perdana, The Street Mall and the elc International School, this chic residence offers you a vibrant lifestyle amidst a matured surrounding with urban conveniences and many working expatriates and intellectuals close by. Live, study, work and play lifestyle To complement this live, study, work and play lifestyle, Gardenview Residence has 3 universities, various multinational companies and offices in its vicinity, as well as comprehensive facilties like a lap pool complete with sundeck patios, a gymnasium, tennis court and games room. If that is not enough, there is the Cyberjaya Lake Gardens with a sports & recreation clubhouse, a mere 2-minute drive away. Sustainable living is also adhered to at Gardenview Residence. Apart from rainwater harvesting, selected car parks are equipped with electric charging stations for electric cars – a first in Malaysia.

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Superb Accessibility & Amenities

Many institutions of higher learning can also be found in Cyberjaya such as Limkokwing University of Creative Technology, Multimedia University, Cyberjaya University College of Medical Sciences, and Kirkby International College, whereas schools such as Sek Men Seri Puteri Cyberjaya and SK Cyberjaya are nearby and elc International School is a mere 200m away. Award-winning developer Setia Haruman, the master developer of Cyberjaya, is the winner of the world’s best award for office development by bagging the FIABCI PRIX D’ EXCELLENCE 2007 award in Barcelona, Spain and has also won numerous other awards in resort development and landscaping. With the above credentials, you can be confident of a first-class lifestyle investment at Gardenview Residence in Cyberjaya.

iProject Listing QuickPro No: NC2131 City: Cyberjaya, Selangor Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: 5.635 Acres Built Up: 1,023 – 2,885 sq ft Listing Price: From RM460,888 Total Units/Lots: 210 Bumi Discount: 7% Completion Date: Dec 2012 (Expected) Developer: Setia Haruman Sdn Bhd (425145-U) The Lodge, Persiaran Multimedia, Cyber 7, Cyberjaya 63000 Selangor Phone: (603) 8312 8000 Fax: (603) 8312 8136 Website: www.cyberjaya-msc.com http://gardenview.com.my Visit iProperty.com.my for more details

FEATURED PROPERTY

BUKIT BAYU @ U10 SHAH ALAM

Bukit Bayu @ U10 Shah Alam – Vision Of A Dream Home Neighbouring the Bukit Cherakah Forest Reserve, Bukit Bayu @ U10 Shah Alam offers you exclusive homes surrounded by green vistas stretching as far as the eyes can see. Away from the frenzied city life, you will be able to step back and enjoy fresh, crisp air and relaxing cool climate.

The large glass window and door panels do more than merely invite the sunshine in – they frame the lush gardens outside, taking full advantage of what nature has to offer. Selected units feature double volume ceiling, lending a sense of grandness to the spacious living hall.

Distinguished Homes

Bukit Bayu @ U10 Shah Alam is expected for completion in August 2013.

The prestige development meant for the most discerning home owner, comprises of only 133 units of double-storey bungalows, occupying the vast 60 acres of land. With spacious built-up areas of 5,806 – 6,475 sq ft, you have a choice of 5+1 or 6+1 rooms – giving unsurpassed, and much needed freedom for larger families. Sitting on lot size of 8,000 – 10,000 sq ft, the homes are priced from RM2.5 million to RM3.8 million. Masterfully co-designed by globally renowned French architect, Patrick M.Frecon, responsible for various high profile projects throughout Malaysia including Putrajaya and Kuala Lumpur French Embassy. The lavish, ultra modern homes offer you open living concept at its finest, seamlessly connecting the indoors to the outdoors.

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Luxurious Clubhouse The clubhouse, the pulse of the community, sits within the guarded development of Bukit Bayu. Here, you will find a swimming pool, wading pool, children’s playground and a spacious multipurpose hall, where you can set up your dream event. The developer has also set aside 5 acres of green with lake garden, fruit orchard as well as picnic and barbeque site. Other facilities that will delight recreational enthusiasts include a fitness area in the park, landscaped track for jogging and cycling and putting green.

Location and Accessibility Surrounded by well sought-after townships of Bukit Jelutong, Sunway Kayangan, Shah Alam and Kota Damansara, Bukit Bayu residents will be able to enjoy an array of established amenities and facilities right at your doorstep. These include schools, hypermarkets, wet markets, clinics and F&B outlets. The development offers easy access to Kuala Lumpur, Shah Alam and other areas of Klang Valley via the Guthrie Corridor Expressway and New Klang Valley Expressway (NKVE). Special Terms The developer is offering to absorb the legal fees on the Sale & Purchase Agreement, progress interest during construction, and stamp duty on the MOT. It is also offering free CCTV and alarm system for buyers*. There is a 7% discount for bumiputras.

commercial and industrial areas. A total of 135 shop houses will initially be launched this year. The group also has a project in Bukit Jalil which comprises of 40 units of superlink homes on 3.2 acres of land. The homes come with built-up area of 3,000 sq ft. Additionally, Bayu Melati Sdn Bhd has entered into a joint-venture agreement with Selangor Development Corporation or PKNS to undertake a mixed commercial development with projected GDV of approximately RM1.6 billion. The project, known as Kompleks Sukan PKNS is situated on 812384.60 sq ft of freehold commercial land in SS7 Kelana Jaya, Selangor. The groupâ&#x20AC;&#x2122;s completed residential projects also include Bayu Damansara, Bayu Perdana, Bayu Perdana 2 and Laman Bayu in Kota Damansara and mixeddevelopment Taman Ehsan Jaya in Johor Bahru.

01 Type A perspective view 02 Type B informal living

Established Developer Bayu Melati Sdn Bhd is a wholly-owned subsidiary of Melati Ehsan Holdings Berhad, listed on the main market of Bursa Malaysia, which is a leading turnkey contractor specialising in construction management, providing total solutions from conceptualising project needs through financing, engineering, construction and maintenance.

The groupâ&#x20AC;&#x2122;s ongoing property development is Taman Ehsan Jaya in Pandamaran, Klang. The RM500 million mixed development comprises of 501 units of residential houses and 320 shop lots, along with

Location Map

02 iProject Listing QuickPro No: City: Property Type: Land Title: Tenure: Land Area: Built Up: Listing Price: Completion Date:

NC2095 U10, Shah Alam, Selangor Bungalow House Residential Leasehold 8,000 - 10,000 sq ft 5,806 - 6,475 sq ft From RM2,500,000 - RM3,800,000 August 2013 (Expected)

Developer: Bayu Melati Sdn Bhd (415653-V) 5, Jalan Titiwangsa, 53200 Kuala Lumpur. Phone: (603) 4022 2177 Fax: (603) 4024 1921 Website: www.melatiehsan.com.my

ANDAMAN

talk point

iProperty.com talks to Andaman’s Head of Sales & Marketing, Dato’ (Dr) Vincent Tiew on Ipoh’s transformation in 2012, spearheaded by its Taipan series of trendsetting projects.

Less than a year after taking Ipoh by storm with its inaugural launch of TAIPAN @ Ipoh Cybercentre (sold out within two months), followed up immediately by TAIPAN Festival Mall @ Ipoh (sold out within one month), Andaman Group of Companies is now launching its third TAIPAN instalment, simply called TAIPAN 3 @ Ipoh Cybercentre. To recap, the TAIPAN “phenomenon” is part of Bandar Meru Raya, a 1,600-acre freehold integrated, self-contained township located at the North Ipoh Growth Corridor, a private-sector driven initiative by PCB Development Sdn Bhd (the Master Developer) and fully endorsed by the Perak State Government. “This is the only zoned MSC Cybercentre in the state of Perak”, Andaman’s Head of Sales & Marketing, Dato’ (Dr) Vincent Tiew enthused …”truly a mini Putrajaya and Cyberjaya combined”. Dato’ (Dr) Tiew then took the crowd through the early days when the Taipan brand was first introduced in Ipoh. TAIPAN @ IPOH CYBERCENTRE Consisting of three and four storey shop/offices, totaling 102 units, TAIPAN @ Ipoh Cybercentre is right smack in between Mydin Hypermarket and Casuarina Hotel and Convention Centre. These units were unveiled to the public at previously unheard of prices, starting from RM688,000 for a three-storey unit, and now resale price is at RM1.2 million. “When we first told people, including bankers and valuers that we were going with such prices, we were either laughed at or soundly told off…people here cannot accept/afford such prices…this is not KL”, laughed Dato’ (Dr) Tiew. “But we remained confident of two things, i.e. we had a superior product to sell (with stateof-the-art architecture and neat and well-thought out built-up areas) plus we had a superior location, right in between Mydin and Casuarina…the meat between the bread, making a super sandwich”.

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The rest as they say is history. TAIPAN @ Ipoh Cybercentre went on to attract businessmen and investors, both within Ipoh/Perak, as well as places as “far” as KL, Penang and Johor Bahru. All 102 units were taken up in two months… surely a record in Ipoh.

01 02 03 04

3-storey semi-d shop office @ Taipan City 3-storey bungalow shop office @ Taipan City 2-storey shop office @ Taipan 3 Buka puasa dinner with anak – anak yatim Rumah Limpahan Kasih

Construction is progressing at super-speed right now and Andaman Group is expecting to hand over the shops in 2012 (a mere 15-month delivery period), around the same time as Mydin. “Should the purchasers sell at this stage, they will already enjoy capital appreciation of at least 30% to 50%, but nobody is willing to sell right now”, Dato’ (Dr) Tiew said. TAIPAN FESTIVAL MALL @ IPOH With such a hit on their hands, surely a “sequel” had to come…it duly arrived in the form of TAIPAN Festival Mall @ Ipoh, located right opposite TAIPAN @ Ipoh Cybercentre and aptly described as “the most contemporary lifestyle shop in Ipoh”. Bringing the concept of The Curve in KL to Ipoh, Festival Mall consists of 80 exclusive double-storey shop/offices, complete with 30ft landscaped walkways with water features and fully-canopied shops, making it an ideal place for shopping, as well as to hang out at the various F&B outlets.

The prices of these units are about RM888,000 for intermediate prime double-storey shoplots (another unchartered milestone achieved). All 80 units were snapped up within one month of its soft launch. This place, according to Dato’ (Dr) Tiew, will define Taipan in Bandar Meru Raya. Spearheading the Festival Mall will be two big stand-alone lots of 30,000 sq ft each.

ANDAMAN

talk point

04 Adjoining TAIPAN Festival Mall and now making its debut is:-

x 70ft, are on offer. These shops sit on land areas of between 2,800 sq ft to 7,000 sq ft, with ample carparks and exclusive gated control if desired.

TAIPAN 3 @ IPOH CYBERCENTRE Combining the best of both TAIPAN 1 and TAIPAN 2 (Festival Mall), TAIPAN 3 is a combo of the classic tried and tested traditional shop/ offices and the more contemporary shops with land (for al-fresco concept), all double-storey, as preferred by the local buyers. Consisting of only 67 units of 22ft x 65ft shop/ offices, most of these shops are sold with extra land (from 10ft to 23ft), suitable for al-fresco concept. “The land is part of the title purchased by buyer. Buyers can even lease these pieces of land to operators, or even use it as part of their business,” Dato’ (Dr) Tiew said. Dato’ (Dr) Tiew went on to unveil: TAIPAN CITY The most ambitious instalment of the Taipan project, TAIPAN CITY consists of 3-storey semi-D and bungalow shops, priced at around the RM1million mark and are very niche – ideal for outlets like wedding gown/photography shops, fine dining outlets, automobile centres, fashion outlets, fast-food outlets etc. These are stand-alone buildings just like the ones you see at Juru Autocity, Seberang Perai in Penang. This will be a new landmark in Perak state. A total of 26 units of semi-detached shop/ office, with built- up of 40ft x 70ft and 15 units of bungalow shop/office, with built-up of 55ft

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These buildings will only be completed after the commencement of businesses of Mydin Hypermarked/ Shopping Mall and Ipoh Sentral Bus & Taxi Terminal in 2012, and after the completion of TAIPAN 1, 2 and 3. Early bird discount is offered for bookings made for this phase done before 30 Sep 2011.

ANDAMAN’S CSR To date, Andaman has completed property development projects worth RM500 million with another minimum RM1 billion new and on-going projects. To give back to society, the 6-year old company is organizing several charity events. Among them are 2 upcoming charity concerts: Jazzy Sound of Teresa Teng - in Kuala Lumpur in October and My Glorious Years – in Ipoh in November 2011. Meanwhile, some Andaman staff including Dato’ (Dr) Tiew have climbed Mount Kinabalu together with former Miss Malaysia-World 2009 Thanuja Ananthan as part of their CSR initiative to raise funds for the National Cancer Society of Malaysia (NCSM) “Climb of Hope”. Prior to that, Andaman Property held a Buka Puasa dinner with Anak – Anak Yatim Rumah Limpahan Kasih at Summit Hotel, USJ, Selangor. On a personal note, the magnanimous Head of Marketing has donated RM50,000 to aid the newly set up Yayasan Anak-Anak Yatim Sultanah Haminah.

IJM LAND

talk point

IJM Land

- Soaring at the top iProperty.com catches up with a very relaxed and approachable Dato’ Soam Heng Choon, CEO & Managing Director of IJM Land Berhad at its Petaling Jaya headquarters recently. Considered one of the very top property developers in Malaysia, IJM Land is 67.07 per cent owned by IJM Corp Bhd. The company has a landbank of 1,943.3ha nationwide with a GDV of more than RM19 billion, which will keep it busy for the next 12 years.

iProperty.com: How has response been for your current projects? Dato’ Soam: Generally, strong property sales were recorded across all the regions in particular Penang, Klang Valley, Seremban 2 and Johor. iP: What new offerings can we expect for 2011 and going into 2012 and beyond? SHC: We plan to launch projects in Seremban, Sandakan, Klang Valley, Johor, Kota Kinabalu and mainland Penang this year. Our three key projects — the RM1.4 billion Sebana Cove in Johor, the RM10 billion Canal City project in Kota Kemuning, and the RM5 billion The Light commercial phase in Penang are on track for launch in the middle of next year. Land reclamation works in Penang are currently underway and we are doing the detailed planning for the 2,000-acre Canal City township. We will launch projects with a GDV of RM2 billion and RM1 billion within the current financial years ending March 2012 and March 2013 respectively. Our current unbilled sales stand at just over RM1 billion that would last the group for two years. iP: What are the special and/or green features that deserve mention about your projects? SHC: The Light is the first ‘green’ and sustainable development in Penang. The Light Linear, The Light Point & The Light Collection have been awarded with Provisional GBI Certification. In fact, IJM Land is the first developer in Penang to obtain the Provisional GBI certification for high-rise property development.

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“We are looking at emerging markets in the longer term. In India, some projects are currently undertaken by IJM”

The project will feature passive and energy-efficient designs, including the use of solar panel for heating; wind turbines and photovoltaic panel as part of green energy; rainwater harvesting (for gardening); eco self-sustainable canals; solid waste recycle management; green roof and the use of recycled timber and plastic. iP: How do you foresee the property market outlook in the 4thQ of 2011? How do you think the downgrading of the US debt and the subsequent market will affect property purchase in Malaysia? SHC: It’s too early to tell. Wait a few more weeks. The market needs a bit of time to stabilise. The European debt situation is not stable. But Malaysia is still stable. Our banks and economy are very strong and interest rate is low. Due to inflation, you will be poorer if you put cash in the bank. So, it’s better to buy property.

Prices of commodities can drop while prices of properties over the years never come down. Even in the US, property prices will come back up. It’s better to buy something that you can feel and touch such as property. Even if property prices come down, they would go up even higher than before the downturn. Property also hedges against inflation. Properties costing RM500,000 per unit are still selling strong. The MRT project and the various economic transformation programmes will have strong spillover and multiplier effects in terms of property value and spending. Last year, we (the housing industry) saw 376,000 units sold nationwide, which was a record for the industry. The total properties sold had a combined GDV of RM107 billion. This year, we expect demand to be remain strong, but it could be slightly lower due to the higher base and weaker sentiments of the global economy. But we remain optimistic. iP: Apart from Vietnam and China, are there any plans to develop properties elsewhere overseas? SHC: We are looking at emerging markets in the longer term. In India, some projects are currently undertaken by IJM. iP: Is IJM Land still looking for mergers and acquisition opportunities after the failed tie-up with Malaysian Resources Corp Bhd? SHC: Yes, we are still open to M & A’s.

SPECIAL FOCUS 68

SEREMBAN

SLOW & STEADY SEREMBAN Always in the shadow of KL, Seremban is coming to its own following the quiet success of its several townships led by Seremban 2, and the ‘revival’ of its town centre

The last time I was in Seremban, there were traffic jams choking the main road in Seremban town. That’s a good sign. It means the place is busy, bustling and thriving. It means there are people flocking to live and do business there. Only 45 mins away from Kuala Lumpur and Petaling Jaya, for years the lure of the big city lights of KL proved too irresistible to the young folks of Seremban, many of whom took off to the Klang Valley for better job opportunities and a more vibrant lifestyle. But in recent times, the tide has turned somewhat. With escalating home prices and higher cost of living in the Klang Valley, there are some from the big city who are starting to move to Seremban, notably the new township of Seremban 2, in order to experience a more serene and cost-effective lifestyle. Vastly improved accessibility to Seremban in the form of the existing North-South Highway, ELITE and LEKAS highways have made travelling to KL a breeze. Compare this with the fact that it takes the same amount of time, and even longer sometimes, to travel from Puchong to Damansara along the highly congested LDP during peak hours. Furthermore, within the next 10 years, there will be 2 more major highways: KLIA-Seremban and Port Klang-Seremban highways which will make Seremban fully connected. It will take less than 30 mins to reach Kuala Lumpur International Airport, Putrajaya and Cyberjaya.

“Newly launched properties in Seremban and its environs including Seremban 2, are experiencing steady take-up rates.”

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As a result, newly launched properties in Seremban and its environs including Seremban 2, are experiencing steady take-up rates. Although the bulk of the buyers are local upgraders, there is an increasing number 3 usually young families who appreciate from the Klang Valley. These are

4 the larger space on their landed properties for their young children to grow up in while at the same time keeping their living expenses down, noted IJM Land Berhad CEO and Managing Director Datuk Soam Heng Choon. The parents will usually work in KL and do not mind the daily commute from Seremban. LANDED DOMINATE Most newly launched properties in Seremban and its environs comprise of landed properties with pockets of apartments built alongside the rows of terrace houses, semi-detached and bungalows. Seremban 2, IJM Land’s flagship development in Negeri Sembilan, for example, offers a wide range from affordable apartments, terrace houses, super links, semi-detached houses to exclusive gated bungalows within 2,300 acres of freehold land. Seremban 2 has gained a reputation for being the most progressive township in Negeri Sembilan offering modern amenities and conveniences of a city while maintaining the serenity of a country atmosphere. With the entire development over 90% completed, the population of 50,000 are scattered in 9 residential communities in a distinctive neighbourhood. They get to enjoy facilities such as ÆON Jusco shopping centre, a sports complex, a 15acre City Lake Park and Commercial Business Parks. Seremban 2 is also home to the state government and local authorities, as well as 5 schools. In the heart of Seremban is Mon’t Jade, a gated and guarded semi-D and bungalow development by OSK Property Holdings Berhad. According to OSK Property’s Sale & Marketing Senior Manager, Stanley SS Wong, Phase 1 comprising of 66 units of bungalows is fully sold out while Phase 2 consisting of 54 units of semi-Ds is 40% sold to date. Phase 3 which is made up of 100 units of doublestorey bungalows is expected to be launched in 2012/3 with targetted price psf starting from RM228 onwards. Wong is confident that the take-up rate, considered gradual and steady, would improve once the construction is at a more advanced stage. “We are confident on the take-up rates for our newlylaunched properties in Seremban due to the improved accessibility. Besides, our properties are very spacious compared to anything one can get in this price range in Kuala Lumpur,” he said.

THE ‘APPRECIATION’ STORY For those who have seen the potential of Seremban and bought in early, they are now reaping the benefit of their foresight. For example, a double storey terrace house in OSK’s Seremban 3, sold at RM168,000 in 2008 is worth RM220,000 today, Wong revealed. For a double-storey bungalow in Mon’t Jade, the initial launch price was RM690,000 – RM750,000. They recently changed hands at between RM850,000 to RM1 mil. The launch price of a bungalow at Sri Carcosa, Seremban 2, was about the same as Mon’t Jade and today the price is at RM1.4 mil, Wong added. Riding on the success of Seremban 2 is IJM Land’s latest property development - S2 Heights. Spanning over 1,500 acres of freehold land, S2 Heights is strategically situated on elevated land beside the developed Seremban 2 township. The low density neighbourhood offers single and double-storey semi-detached homes, 24’ x 75’ double-storey link homes and bungalows. S2 Heights will have generous road frontage with the main roads (entrance & exit) at 100ft wide while roads between houses are 50ft wide. A 6.6-acre linear park will be the focal point of the development. FUTURE DEMAND Where will future demand come from considering that the population growth in Negeri Sembilan is only at 1.84%? “People tend to move up to a better lifestyle and higher living standard, hence the demand for better quality housing is always there,” said Wong of OSK. Besides, housing demand in N.S. is based on locality and pricing of the property, the senior manager added. To make Seremban a more sought-after location, apart from the additional highway linkages, within the Seremban town centre itself, there are new development

SPECIAL FOCUS

SEREMBAN For a better overview, see the following appreciation rates of IJM properties as follows: RESIDENTIAL No. Project Land Area Date Launched 1 2 storey superlink 24’ x 80’ May-04 - Zebrina 2 2 storey semi-D 50’ x 80’ Dec-04 - Acacia 3 Single storey semi-D 50’ x 80’ Dec-04 - Tamarind 4 2 storey link house 24’ x 70’ Feb-07 - Venezia 5 2-storey semi-D 40’ x 80’ Nov-07 - Saffron

Original Selling Price (RM) 230,800

Current Transacted Value (RM) 320,000

% Increase

356,800

650,000

82%

250,800

450,000

79%

228,800

350,000

53%

405,800

550,000

36%

39%

COMMERCIAL SHOP OFFICES No. Project Land Area Date Launched 1 3-storey shop offices 22’ x 70’ Dec-04 - Biz Avenue 2 2 1/2 storey shop 28’ x 68’ Mar-99 offices Uptown Avenue 3 2-storey shop offices 28’ x 68’ Mar-99 - Uptown Avenue

Original Selling Price (RM) 630,800

Current Transacted Value (RM) 1,100,000

% Increase

458,800

690,000

50%

389,000

570,000

47%

74%

For 2011/12, IJM Land has a total of 5 new projects lined up:

Phase 2B2 Phase 2C2

Shops @ uptown 3

Phase 2L

Phase 2K

Land tenure Development Type

Freehold 2 storey semi-D Homes

Freehold 2 storey Homes

Freehold 2 1/2 storey semi-D Homes

Freehold Double Storey Link Homes

No. of units 30

29 252

Lot size from

40’ x 80’

28’ x 68’

40’ x 80’

22’ x 70’

Built up area (sq ft)

3,200

2,700

3,700

from 3,000

1,800

Indicative price (from)

RM750,000

RM700,000

RM610,000

TBA

RM370,000

Oct-11

Sep-11 Jun-12

Freehold 2 ½ storey semi-D Homes

Expected launch Oct-11

plans along the main roads including Jalan Yam Tuan. There is reportedly also a KL-based property developer who has acquired an abandoned shopping complex on Jalan Sungai Ujong with what is believed to be proposed plans to convert it into an entertainment centre offering cineplexes and bowling alleys. Currently, commercial growth areas are within Seremban 2, such as Biz Avenue and Uptown Avenue, both just minutes away from Jusco, as well as Senawang Taipan in Senawang, noted a source. “In time to come, Seremban will have more highrise buildings. Under the dynamic entrepreneur leadership of Menteri Besar Datuk Seri Mohd Hassan, Seremban and even the whole of Negeri Sembilan will be progressing at a much faster pace. As it is, the MB has successfully attracted investments to the state making NS the top 5 ranked investment destination among all the states,” the OSK senior manager told us. As someone has said, Seremban is more than just its famed siew pau and beef noodles. It is quietly coming to its own as a viable alternative to the increasingly costly and congested life in the Klang Valley.

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Nov-11

Some ongoing developments in Seremban & their developers • Aviva Green, Seremban 2 – IJM LAND BERHAD • Bandar Sri Sendayan MATRIX CONCEPT GROUP • Bandar Warisan Puteri – SERI PAJAM DEVELOPMENT SDN BHD • Kepayang Commerce Square GUH HOLDINGS BHD • Taman Jasmin Indah, Senawang, Seremban MEGA 3 HOUSING SDN BHD • Lavender Heights, Senawang, Seremban – BOLTON BERHAD • Era Baru Square ERA BARU GROUP • Forest Heights SUNRISE MCL LAND SDN BHD • Taman Bandar Senawang Park City PARK PROPERTIES

AREA FOCUS

PENANG

GLUT IN PENANG? Is Penang in danger of turning into one big property speculation hotbed? The question now being asked is, amid the furious construction activities going on, are there enough takers? A startling revelation recently by chartered valuer C.A. Lim & Co proprietor Lim Chien Aun that the return on investment (ROI) for properties on the island over the last 5 years had dropped by half, while the value had doubled does not bode well for the industry. “As it is, the bulk of properties purchased over the past five years were for speculation purposes. If the ROI keeps decreasing, as property values increase correspondingly, then no one would buy property in Penang for investment purposes. The market would then become purely speculative,” Lim has reportedly said. The affordability factor also comes in. “How many households are there with income between RM8,000 – RM10,000 monthly to be able to afford properties priced over RM300K?” he said. IRRESISTIBLE HOTSPOT

There isn’t a doubt that Penang is proving to be an irresistible hotspot for developers, attracting them from all over especially the big boys from Kuala Lumpur. The list increases all the time. The latest entrant to the Penang property sector is giant Sime Darby via a 30% share acquisition in Eastern & Oriental Bhd (E&O). The latter is undertaking the RM12 billion Seri Tanjung Pinang 2 project which involves reclaiming 740 acres of land in Tanjung Tokong to develop two islands for mixed development projects. Another high profile recent entrant from KL is Berjaya Land Bhd which has acquired 23ha of land in the famed Penang Turf Club area for RM459 million cash, or RM184 psf for a high-end residential property development. Other big boys from KL are SP Setia Group, Sunway City Bhd, Mah Sing Group Bhd and IJM Land Berhad. IJM Land is well-established in Penang for many years and is considered by some to be the biggest developer in Penang. Add that to the increasing number of local Penang developers with big projects such as Suiwah Corporation Bhd, Ivory Properties Group Bhd, MTT Properties and Development Sdn Bhd, and you have a potential oversupply situation for both residential and commercial properties, argued some industry observers. Recent reports have estimated Penang’s planned

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“ The “frenzied” construction work will generate

economic activities and is thus something that is healthy for the state.” projects to be close to RM30 billion over the next 10 – 15 years. At 2010 take-up rates of between RM1.8bil to RM2bil, it would take some 10 – 11 years to sell them off, according to expert estimates. “PIE BIG ENOUGH” IJM Land’s CEO and Managing Director, Dato’ Soam Heng Choon was not worried however when asked recently about a possible glut. The chieftain said IJM Land has positioned itself as a market leader and is unperturbed with other developers emerging on the island. “The pie is big enough, and our product offerings will set us apart from others. Our properties are located near the Penang bridge and have premium waterfront position,” he added. As always, the big boys will always be able to ride out whatever downturn or oversupply situation that might arise. Optimism was even expressed on the land reclamation works that some quarters believe will increase demand for workers and contractors, and by extension rental properties, food and et cetera. In short, the “frenzied” construction work will actually generate economic activities for the island with its many spillover effects and is thus something that is healthy for the state. As always the demand and supply will work itself out over time. If the state government manages it well, Penang might well turn out to be “Paradise Revived”.

AREA FOCUS

JOHOR

SHOPAHOLIC

HEAVEN Johor is a natural shopping mecca with its location next to Singapore. Not surprisingly, more malls are springing up and they are getting more upscale. Johor is set to attract even more shopaholics when the famous Premium Outlets opens in Kulaijaya come November 11, 2011 or 11.11.11. The chain discount store, offering branded items at discounts of between 25% and 65% year round is the first Premium Outlet store in Southeast Asia. The other stores outside of the US are located in Japan, Korea and Mexico.

Premium Outlets is a division of US-based Simon Property Group and is hugely popular in the US. The Johor Premium Outlets (JPO) is a 50:50 joint-venture between Simon Property and Genting Group’s 54.6%-owned subsidiary Genting Plantations Bhd. This will add one more shopping venue to the many already in the state. Between 2005 – 2009, there were more shopping malls springing up in Johor than in the Klang Valley and Kuala Lumpur. The reason is clear – neighbour Singapore has citizens that have twice the purchasing power and strong inclinations to shop. Retail therapy has proven to be Singaporeans’ favourite chill-out activity at any age. While Orchard Road caters more towards an international crowd, with imports from all over the world, Johor has a surprising variety that caters to all budgets, tastes and fancies. The 7 clear favourites are as follows: Aeon Tebrau City – wins hands down as the clear favourite. It boasts a Tanjong Golden Village cineplex and about 200 retail shops that sell a diverse range of goods including branded clothing such as Top Shop, Guess and Calvin Klein Jeans as well as restaurants that serve an array of Western and Asian cuisine.

“ Johor malls have a surprising variety that caters to all budgets, tastes and fancies.” iProperty.com malaysia

PLAZA ANGSANA Catering predominantly to a Malay crowd, this mall comes alive during the fasting month of Ramadan and is busy during weekends and public holidays. It sells Malay traditional apparel such as baju kurung, tudung, baju Melayu, songkok, as well as traditional biscuits and cakes all year round. CITY SQUARE Conveniently located near the Sultan Iskandar Customs, Immigration and Quarantine (CIQ) building and JB Sentral, this mall attracts shoppers everyday during opening hours. It has a Cineplex as well as retail shops selling all manner of goods such as clothing, accessories, gadgets, books, as well as a variety of restaurants. DANGA STREET MALL This mall is more well-known for its food served alfresco at Danga Bay, Jalan Skudai. It’s very popular at night and weekends. DANGA CITY MALL Head to this mall if you want to get IT equipment and accessories. There are many shops here selling laptops, tablets and other IT gadgets. Located at Jln Tun Razak, this mall frequently holds exhibitions at its spacious expo section. PLAZA PELANGI, HOLIDAY PLAZA Popular in the 80s, this mall still holds its own even with the onslaught of many new malls. There are many hair salons and boutiques here. SUTERA MALL Relatively new, this mall has about 250 retail shops offering boutiques, electrical items, health spas and a number of restaurants.

CELEBRITY HOMES

Tropicana City Tropics

When small is more

01 76

02 01 Entrance to Tropicana City Tropics condo 02 Nicely landscaped exterior of condo 03 Lounge on the ground floor

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Jan Yong and a photographer check out the first winner of iProperty.com’s ‘Celebrity Home’ new series which celebrates ordinary folks’ home. We believe that there are many homes out there which deserve star or celebrity status and this is a chance for house-proud owners to show off their prized asset.

When Dan. Tan told us that his condominium unit has a built-up of only 625 sq ft, I was expecting a tiny cramped unit with barely enough space to walk in. Claustrophobic that I was, I told myself that I wasn’t about to stick around very long there. When the front door swung open however, what beckoned was a very spacious looking unit which looked twice the size of the 600 plus sq ft we expected. How did Dan manage it? “Simple. I use floor-to-ceiling mirrors on opposite sides of the dining room. 3 I chose the dining area because This gives the illusion of more space.

plus including the electrical appliances, over a period of 6 months.

The apartment is a beautiful illustration of how the clever use of mirrors, elevated floorings (with lights underneath) and corners on walls gives an illusion of the luxury of space. Even more interesting is how the tiny kitchen can contain all the essentials of a well-equipped kitchen. It has cabinets, cooker, hood, hob, oven, sink, and a refrigerator that juts out to the dining area. It’s not ideal for an aspiring chef but serves its purpose perfectly for a bachelor.

The young executive confides that initially his mother didn’t agree but after seeing the transformation, she was so impressed that she wanted to stay in a similar unit within the same condominium as well. “I am looking to buy another unit within the same block in Tropicana City Tropics so I can be close to my mum,” said Dan.

Surprisingly, for a small apartment, Dan, a savvy property investor in his spare time, manages to keep two LED television sets - a 32” and a 40”, a 4-way speaker system, a 4-seater dining table and even a wine cellar. A 3-seater L-shaped sofa set completes the picture of a cosy bachelor pad. The only things missing are a washing machine and a balcony(and maybe some paintings?). For an apartment of this size, be surprised that the shower room and toilet are big enough for 2 persons to use simultaneously. No illusion gimmicks used here, the large size is for real. And there is another toilet as well near the entrance. The cost of transforming this compact-sized unit into a very livable and cosy apartment: RM100K

NEW GENERATION

Photography by SooPhye

it reflects the wealth of the owner. Many such 4 reflections on the mirror reflect unlimited food or wealth – well, hopefully,” the 28-year old brand manager says.

Tropicana City Tropics is a 29-storey freehold condominium located at SS2, Petaling Jaya in Selangor, right next to Tropicana City mall. It is easily accessible via Sprint Highway, LDP, NKVE and other major road networks. Dan had bought the unit located on the 28th floor for RM200K plus three years ago and moved in a year ago. The price in the secondary market is now almost double. Dan is one of the new generation of youngsters who is savvy about investments and knows what he wants. He is the epitome of a successful young upwardly mobile executive who incorporates lifestyle elements into his living space. Any chance that he might want to offload the property soon? “No, not yet, maybe in a few

CELEBRITY HOMES

Tropicana City Tropics

09 OWNER

08 DAN TAN

years’ time after I have enjoyed this property and after I have bought another bigger unit,” the brand executive reveals. With property prices on the rise and affordability diminishing, developers are increasingly offering smaller builtups, but with some creativity, even a small-sized unit can be transformed into a “nice, big cosy” unit.

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04 Dining room with mirrors 05 Master bedroom 06 Living room 1 07 Kitchen 08 Bathroom entrance 09 Living room 2

FEATURED AGENCY

METROWORLD

METROWORLD Expansion Unlimited

80 Incorporated in 2003, METROWORLD Realty Sdn Bhd is fast expanding and becoming a household name in the Klang Valley. We talked to its Principal, Jason Doo, to find out more about the company

iProperty.com: Please give us a brief profile of your company. Jason Doo (JD): As for myself, I started my real estate career back in 1992 and have some 19 years of experience in the industry. In 1999, I started a company called A & J Development Sdn Bhd. Later in 2003, the company changed its name to METROWORLD Realty Sdn Bhd and was registered with the Board of Valuers, Appraisers and Estate Agents Malaysia. METROWORLD is currently managed by a Principal and an experienced management team. At the initial stage however, we only had 3 negotiators on board with us. Our main area of focus was on the secondary or subsale market. Over the years, we have expanded to all sectors of services of a real estate agency. We were the first agency to obtain an ISO certification from UKAS, and this covers the secondary market, project launch, auction & tender and overseas market. We are headquartered in Puchong, and have offices in Cheras, Kota Damansara, Mont Kiara, Klang, Kuchai Lama, Penang, Kepong and we are targetting to open our 9th branch in Melaka next. We are looking to expand to Kota Kinabalu and possibly Kuching. In addition, we are keen to form affiliations in Pahang, most likely in Kuantan; as well as in Johor. iP: Why did you choose to set up your first office, and now your headquarters, in Puchong? JD: By looking at the masterplan, we foresee Puchong would turn into a fully integrated self-contained satellite township. Besides the spillover effect from the vast developments of Petaling Jaya, Puchong is also surrounded by other major suburban townships such as Subang, Sunway, Putrajaya, Old Klang Road, and Bukit Jalil. Apart from the promising surrounding catchment, Puchong would also benefit from its excellent infrastructure namely various highway linkages. Obviously, Puchong has the advantage of enjoying a good mix of matured neighbourhoods and modern infrastructure. We were sure it was bound to be an upcoming happening place.

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1 The team from METROWORLD 2 Jason Doo Our foresight has helped investors to make multiple folds of capital appreciation with their earlier investments. For example, some years back, 1 acre of land there went for a mere RM100K. Today, with the same amount of money, one can’t even get an apartment in Puchong. iP: What is your edge over other agencies? JD: Our most important asset is our human resource. We have always emphasized on education, and we are committed to carrying out our training with diligent planning. Since our establishment, we have been training people on a monthly basis with the help of professionals. We do internal training as well. We have segmentized our services to cater to different market requirements. For the secondary market, we specialize in agriculture, development land, residential, commercial, industrial and corporate organizations (GLC & PLC). With the GLCs, our first attempt was working actively with Danaharta with their tenders. We were actively involved to help revamp unsold properties or NPLs from 1998, before they were released to the open market. With much effort, we have delivered a good job to Danaharta and from then onwards, we decided to start our tender and auction division. We are now working with 16 banks, including foreign ones, as well as a number of auction panels. We are now venturing into the overseas market. In Asia, we have set up affiliations in Singapore and Hong Kong. We are now keen to penetrate the Australian, Middle Eastern and European markets, where we are working towards attracting investors, in order to bring our company to an international level. iP: What is your firm’s mission and vision? JD: We strongly hold on to the 3P’s: • Premium To be the preferred real estate agency, both for clients and METROWORLD team. • Profitable Creating win-win partnerships with clients while providing infinite freedom for METROWORLD team. • Partnership Creating endless relationships with clients, developing entrepreneurs and providing METROWORLD team with infinite growth. We strongly believe that when a client buys a piece of property from us, he or she should have the comfort of being recommended a good investment; a family home should be worth every penny invested, whilst investors should get good ROIs. We offer full-fledged range of services; we help clients to sell, resell and lease their properties. We

02 believe a satisfied client will be happy to always engage METROWORLD for whatever services they need. We have clients who have been with us since purchasing their first property from us. iP: What is your property market outlook for the 2nd half of this year? JD: Of late, the US markets have been quite volatile, and we believe this may affect buying momentum, in terms of investors’ sentiment. However, having talked to a lot of international players, we found that they are still upbeat on the Malaysia property market. Within the SEA region, our residential properties are still relatively cheaper; moreover Malaysia is blessed and does not face threats from natural disasters. As for infrastructure, we do have an extensive network of major roads and highways linking our towns and cities; logistically this is fantastic. Our country is rich with natural resources and with all these blessings, this will provide good fundamentals for sustainable economic growth. Investors are comfortable to hedge their money against recession with Malaysian properties. iP: What are the up-and-coming areas that property investors can focus on? JD: It all depends, as each investor has a different budget, portfolio and goal of returns. For example, foreign investors rarely move away from the KLCC parameter, as they are very familiar with that area. While they will not be keen to invest in suburban areas such as Subang, Puchong or Petaling Jaya, these are typically the areas that local investors will focus on, especially on landed properties. Most locals are not willing to spend the same amount of money to buy a condo in the KLCC area with a built-up of 2,000 sq ft, when they can get a bigger built-up elsewhere for the same price. Another area gaining momentum is Cyberjaya, thanks to its excellent infrastructure and MSC status.

CONTRIBUTORS

CHAN AI CHENG

Debunking myths about real estate agents Chan Ai Cheng discusses some myths about working with real estate agents A lot has been said about Real Estate Agents and I must say that most people have had less than satisfactory experiences with one. Most of the unpleasantness is a result of misunderstandings and lack of open and clear communication.

“The difference between RM500,000 and RM510,000 is about RM300 to a real estate agency and about RM120 to the agent”

This list is by no means exhaustive but suffices to address the general concerns of buyers and sellers in the market when working with estate agents. Real Estate Agents in Malaysia are governed under the Valuers, Appraisers and Estate Agents Act 1981 which provides for their regulation by the Board of Valuers, Appraisers and Estate Agents under the purview of the Ministry of Finance. 1) Real Estate Agents are Always Late for Appointments Not True There is no excuse for habitual tardiness among professionals no matter which the industry is. Being on time or early for appointment indicates respect for the other person, and every person deserves respect. An agent should not possess a deluded impression of his or her own importance. Being late does not make one an important or special person.

Good agents are always on time for appointments be it for a listing appointment, viewing or servicing appointments. They will make it their top priority so that their clients know that they are important. Good agents know that giving excuses for not being on time means losing respect and credibility with the client. The client will think he or she is unreliable. Don’t let a few bad apples give the entire industry a reputation it doesn’t deserve. 2) The More You Pay for a House, the More an Agent Makes Not True Ever hear a friend say this: “The more you pay for the house means that the agent gets more money, so don’t trust that agent!” That’s a misunderstanding. The difference between RM500,000 and RM510,000 is about RM300 to a real estate agency and about RM120 to the agent (assuming Professional Fees at 3% based on the Selling Price). Do you really think the agent pays any attention to the commission difference of a RM10,000 spread? Even if the spread was at RM50,000 the difference to the agent would be about RM600 only. The important question you need to ask yourself is how much is the house worth to you? Is it worth losing it with the back and forth negotiation with the seller who could also be receiving other offers at the same time? As the buyer, you would have done sufficient research on the type of property you want to buy and the estimated price range to make an informed decision 3on your offer.

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3) The Less Commission You Pay to Sell, 4 The More you Make Not True Professional Fees for an Estate Agent’s service to sell a property is only 3% based on the Selling Price. The seller still makes the large portion of 97%. Discount agents like to propel this myth. They claim to save sellers money by charging less. The truth is agents who are top producers and excel in this business do not discount services. It comes down to ‘you get what you pay for’. A 1% commission reduction doesn’t amount to much when your price is discounted 10% or more just because your agent couldn’t afford full market exposure or lacks the expertise. Consider this: If he or she has to reduce fees just to compete for business, what does that say about the agent? A top agent once shared with a large audience of agents at a real estate agents’ convention that if the agent can’t even negotiate his or her own fees, how can he or she negotiate the deal for the client? Well said. Generally it doesn’t cost any more to use a reputable Real Estate Agent from a well-known company from the less known companies. Select well. 4) Agents Sell Their Own Homes for More Money Than Yours Not True Busy agents and top producers don’t have the luxury of time when selling their own properties. In fact, you will be surprised at how many agents use other agents to market and sell their own properties. This is because they are well aware of the need to be first, experts in the particular area or building, second, the luxury of having an exclusive agent on the job and thirdly but more importantly, it takes the ‘sentimental’ or ‘personal’ out of the sale process. Agents also understand the market better than the average home seller, which means if a home isn’t selling within a reasonable period of time, it means that it is priced too high. 5) Agents Will Say Anything to Make the Sale Not True Although it is true that some agents will lie to you, it’s unfair to paint all agents with such a broad brush. Top producing agents, those who enjoy a solid reputation in the community and practise honestly and truthfully, are very careful to uphold a client’s trust.

Making misrepresentations or false statements is against the law. Agents who break fiduciary relationships or fail to disclose material facts are subject to prosecution and loss of their license to sell real estate. The agents’ goal is to give a positive experience because much of the agent’s business comes from referrals. It is in the best interest of the agent to provide excellent service which translates into happy and satisfied clients in order to ensure long term business. In this age of information, it will be very difficult for an agent to get away with false information to mislead a buyer or seller into making the wrong decision.

Chan Ai Cheng is the General Manager of S. K. Brothers Realty (M) Sdn Bhd, a firm established since 1979 in the practice of Real Estate in Malaysia. She is a Registered Estate Agent with the Board of Valuers, Appraisers and Estate Agents Malaysia (LPPEH) and a Member of ISM and MIEA. She was recently conferred the prestigious title of Certified Residential Specialist by NAR, USA and also recognized for her contributions by the Malaysian Women’s Weekly 2007 being the Winner of the Great Women of Our Time Award in the Finance & Commerce Category. She is a regular feature in the press on property matters.

CONTRIBUTORS

NATIONAL HOUSE BUYERS ASSOCIATION (HBA)

Start phasing out the SellThen-Build 84

The HBA argues that the industry should start getting ready for the mandatory phase-in of BTS by 2015

The subject of abandoned housing projects has been a bane for the housebuying public at large in Malaysia. Hundreds of thousands of house buyers and their families are left suffering in the wake of such abandoned projects where they have paid a lot of money and not get their houses. Most of them are compelled to continue servicing the housing loans that their banks had disbursed to the developers while they continue to live in rented houses! This is indeed disgusting for a country that claims to have a caring society. So much for “People First, Performance Now.” The government had spent huge sums of taxpayers’ money to revive some of these failed projects. Some of these abandoned projects are the results of fraud and deceit. How else can we explain that in many of these cases, the land and the houses (although uncompleted), become net liabilities to the extent that the cost of reviving them requires large amount of money. Even so-called “white knights” are reluctant to go near most of these failed projects. In property development, any construction put onto a piece of land will progressively enhance its value. Full value is attained when the houses are completed. Thus the fact that a large number of these abandoned projects become financially not viable for revival only indicates that their developers have been paid more than what the construction stage entitles them to and/ or that the money collected from buyers are channelled elsewhere instead of towards the completion of the projects. In both of these cases, fraud is involved and in any case, the buyers are the ones who suffer most although the banks involved are also put in a quandary. Home completion guarantee scheme (insurance)! Recently, the Real Estate Housing Developers’ Association (REHDA) has proposed the setting up of a home completion guarantee scheme (insurance). 3 In this scheme, participating developers are required to contribute 0.25%

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(that is 1 quarter of a percent!) of their construction 4 costs (not project value) so that their buyers can be assured of getting their houses.

system in order to get rid of the problems once and for all, the following will prevail:

REHDA even suggested that taxpayers’ money be used to augment this insurance scheme. We have elucidated on the practicality of this proposed scheme. Then again the question to ask is which insurance company will insure against business loss? Timeline for making BTS 10:90 mandatory In 2006, the then Deputy Prime Minister YAB Dato’ Seri Najib Tun Razak announced that the BuildThen-Sell 10-90 scheme would be put on trial for a period of 2 years. Also announced were a host of incentives to encourage developers to adopt this system that basically insulates buyers from the hazards of abandoned projects (plus a host of other advantages, little highlighted in the media). Hence the benefits of the BTS (10-90) need no further elucidation because the government has deemed it fit to the extent of offering incentives to encourage developers to adopt the system. But alas, the system was left to the option of developers with the present hazardous Sell-Then-Build (STB) still very much alive and creating havoc! For obvious reasons, developers are adamant about sticking to the STB despite the attractive incentives. It is high time that a firm timeline be established for the industry to progress to the BTS 10-90. Market or developer-driven REHDA has repeatedly stressed that the choice of either STB or BTS (10-90) should not be compelled but should be “market driven”. We would like to point out that this present option of either STB or BTS (10-90) definitely cannot be termed as “market-driven” but more “developer-driven”! It is solely the developers who make the choice, not house buyers or any other party, for that matter. Is it surprising then that there had been few, if any, who voluntarily chose the BTS(10-90)? The reasons are obvious. REHDA went further to state that after 3 years of trial period, the system has proved to be unworkable! We would like to state that the BTS (10-90) has never be given a chance to see daylight (and industry players make sure of that!) because it was given as an option. Thus the system in effect, was never put to test against the prediction of doom and all the other frighteners put forward by interested parties in defending their turf. Thus unless the government put in a time-line for the industry to adopt the

The house-buying Rakyat will continue to face the Russian Roulette every time someone buys a new house. (Presently 8% of housing projects are categorised as “problematic”!)

2 3

Poor/unacceptable quality houses will continue to rule the day.

Taxpayers’ money will continue to be channelled to revive such projects against a backdrop of fraud, deceit and only in some cases, genuine business failures.

The government will continue to face the wrath of frustrated buyers who are unfortunate to be trapped in abandoned projects.

The industry will continue to attract bogus/ questionable developers due to its low entry barrier.

Our image abroad will continue to be adversely looked at from the eyes of property investors and potential participants of the Malaysia My Second Home (MMSH) programme.

Banks (both bridging and end-financiers) will continue to grapple with the problem of loan defaults when house buyers are unable to pay back because they never got their houses!

8 9

Large amount of funds will continue to be made dormant when tied up in abandoned projects. Our beautiful skyline will continue to be dotted by ugly abandoned project sites with the attending health and social problems.

Joint venture land owners will continue to face the possibility of not getting the promised returns from their land.

Finally, recently, the Minister of Housing & Local Government has announced that the BTS 10:90 will be made mandatory by the year 2015. The housing market must get ready for the gradual phasing out of this outdated and hazardous STB and look forward to the gradual phase-in of the BTS (10-90) system. That’s only four (4) years time to put in place orderliness in the housing arena. In the next article, we will dwell on the issue of ‘Financing mechanics of the STB and BTS 10:90 concept’. NATIONAL HOUSE BUYERS ASSOCIATION [HBA] No. 31, Level 3, Jalan Barat, Off Jalan Imbi, 55100, Kuala Lumpur. Tel: 03-2142 2225 | Fax: 03-22601803 Mobile: 012- 334 5676 Email: info@hba.org.my Web Site: www.hba.org.my

CONTRIBUTORS

PROF JOE CHOO

Qi and the river of life Prof Joe Choo gives an interesting account of how Feng Shui affects the prosperity or otherwise of a location Believe it or not, geomancy or Feng Shui plays a role in economics, especially in the property market. It affects the decisions of prospective buyers. We can see over time, how some properties or areas thrive while others stagnate. Human factors undoubtedly play a role but could Feng Shui also have influenced it? According to our understanding of geomancy science, there are 3 types of energy: • Cosmic energy (from the heavens, meaning stars, planets, etc.) • Human energy • Earth energy

The interaction of these energies can create either a harmonious or disadvantageous space. We naturally gravitate towards places that have beneficial vibes, so to speak. Live Qi Land masses have energy. We know this through our understanding of gravitational effect, the higher and bigger the mountain, the greater the force it exerts downwards and sideways. This exertion of energy is inexhaustible, continuous and cumulative. As it pushes downwards and sideways, the energy gets transferred through solid matter in the mountain. This energy transference is conducted through matter of similar rigidity and according to one of the Laws of Thermodynamics – from a higher energy level to a lower energy level. The live energy will stop/disperse when it meets something that possesses different rigidity such as water.

Concave and Convex result, nutrient levels along the riverbank are the most fertile. The growth of vegetation along riverbanks exhibits this. There is a Chinese saying that when you see 2 mountains, there must be a river and vice versa. In valleys, rivers tend to meander and make winding shapes. When earth energy reaches this natural barrier, it will either pool and collect or be dissipated, depending on the curvature of the river. If the river embraces the land (we call it the ‘concave’), the energy will be collected. On the opposite side (we call it ‘convex’), the energy will be dispersed. We can see the effects from the fertility of the soil. The vegetation on the concave side is greener and lush compared to the convex side. Ancient civilizations grew along the rivers, this makes sense as rivers are important as a source of life and transportation. As these villages grew into towns and cities over time, you will notice an interesting trait: the concave side is more prosperous and better developed. And these cities have all moved away from agriculture into business and commerce. It only makes sense that somehow there are beneficial energies here and the buildings have managed to tap into it to make it a harmonious (and prosperous) living space. Note: We are specifically describing the practice of Chinese Geomancy here, although it is likely that other branches of geomancy would have similar, yet different approaches.

Feng Shui literally means wind and water. The term ‘Feng Shui’ originates directly from the fundamental theory and is not mentioned anywhere else in ancient texts. The whole idea of Feng Shui revolves around conserving the Live Qi using our understanding of its behaviour and response to wind and water. River of life As energy travels from higher ground to lower ground, it is usually stopped by riverbanks. As a

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Prof Joe Choo was elected the President of the Malaysian Institute of Geomancy Sciences (“MINGS”) in 2008, a post which she currently holds. She was recently awarded a professorship by the Shanghai Jiao Tong University in China. She acts as consultant to various development projects and is frequently invited as speaker at many government and private property functions. Joe also conducts classes for the Persatuan Architect Malaysia (“PAM”) and the Malaysian Institute of Estate Agents (“MIEA”).

CONTRIBUTORS

Joey YAP

Home Feng Shui Joey Yap interprets the ‘stars’ affecting your home This month, let’s take a closer look at the abode that we’re already living in and the effects of our home on our current well-being and endeavours.

Where do we start? In our day-to-day living, the best reference point for the NOW is of course the annual flying stars. If you haven’t already, check what the annual flying star at your main door is and you’ll have a picture of what’s generally in store for all the occupants in your house this year. For example, if your main door is located in the South this year, then you’ll be experiencing bouts of sickness, excessive worrying and over-thinking since Star 2 flew into this sector for this year. However, since Star 2 is also a wealth star, we can also surmise that there are also increased opportunities for wealth and it’s likely that these opportunities are partly to blame for the lessthan-rosy health outlook of your home’s occupants for the year. As Feng Shui concepts work like layers of an onion, check also what star is visiting your bedroom this year. This will give you additional information that relate only to occupants to that room. Not everyone who lives in the same house will experience the same exact luck, right? Let’s assume your bedroom is happily located in the Northwest sector this year. Hence, the star that has flown into your room is Star 8 which brings increased income that comes from a regular salary. Putting 2 and 8 together (pardon the pun) now gives us 10... and voila, we get the scenario of a good year for generally routine hard-work that results in a slow and steady increase in wealth. Of course the health issues from having a South main door are still there but we do know that life isn’t perfect, right? If you work from home either by default or at least partially, then you can add on the effects of the visiting annual star where you do your work as well.

Your home business will be affected by not just only the annual star at your main door but also the annual star(s) affecting your home office that you work in. Interaction with stars You can also read the effect of the annual stars on the natal flying stars of your home. As usual, don’t fret interpreting all the sectors of your home; just focus on the interaction of the annual flying stars with the natal stars of your main door, bedroom, home office/study and perhaps, the kitchen. The annual flying stars are, after all, the triggers to the potential of your home as determined by the fixed, natal flying stars. Lastly, don’t forget that all of these effects are of course dependent upon the external forms surrounding your home so do a check on these as well. What if you don’t like the outlook that you see for the rest of the year? Well, use your “Man (Human) Luck” then! Change main doors if you can - closing up your actual main door and entering through the garden sliding door is an example. Or else, move bedrooms, sleep on the living room sofa, or even swap bedrooms with your maid for the year! Where really nothing can be done within the house, there’s always the option of putting up elsewhere to tide over the year.

Joey Yap’s Profile

Joey Yap Consulting Group

Joey Yap is an expert in Chinese astrology services and audits, Classical Feng Shui, BaZi, Mian Xiang and other Chinese metaphysics subjects. For more information, go to www.masteryacademy.com/ippt

19-3, The Boulevard, Mid Valley City, 59200 Kuala Lumpur, Malaysia. Tel: +603-2284 8080 Fax: +603-2284 1218

3 iProperty.com malaysia

HOME SERVICES

SCHINDLER

Green & Swift Lift New elevator technologies are changing the face of vertical transportation, ensuring a swift, smooth and energy-efficient ride up.

Lifts can consume between 5 to 15% of a building’s electricity consumption, drawing significant power as they take passengers to the chosen floors. Surprisingly, the standby period accounts for a high percentage of a lift’s power consumption.

With transit management system, you just need to swipe your ID card at a PORT terminal, then the computer will immediately tell you which lift to wait for. A system which utilizes ID cards has the benefit of stringent access control, heightening security.

Advances in elevator technology meant high-rise buildings can now transport occupants vertically with greater efficiencies; saving energy, money and time all at the same time.

So how much energy can a building expect to save with PORT compared to a conventional system? “The International Commerce Centre (ICC), a 118-storey tower in Hong Kong which uses the system extensively throughout the building, has seen a 12% energy saving in its entire elevator system,” Kirk reveals.

One solution fast becoming a favourite is the transit management system, with Schindler’s PORT or Personal Occupant Requirement Terminal leading the way. “PORT is an evolution of technology developed by Schindler back in the 1990s. The most important thing it does is group passengers going to the same or nearby floors together into the same lift. The time it takes to reach your floor is greatly reduced as there are lesser stops along the away,” explains Simon Kirk, Chief Executive of Jardine Schindler Group. The fewer stops also meant that each lift will be able to complete its round trip much faster than a conventional lift, thereby improving passenger handling efficiency and potentially reducing the amount of lifts a high-rise building would typically need. “By making full use of each lift, you end up with a more efficient lift system,” says Kirk.

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Lifts with traffic management system is set to become the standard in towering skyscrapers worldwide, with Kuala Lumpur included. In fact, PORT will be officially introduced in Malaysia towards the end of this year. Private home lift, a rising trend More and more property developers are building bungalows and even semi-detached houses with lifts, and this can be attributed to fulfilling the needs of an ageing population that require the ability to move around the house freely. The affordability of lift systems plays a part in this fairly recent trend, too. “A few years ago, only the very rich would consider having a private home lift. Nowadays, people are finding that a lift can be an affordable solution to issues on mobility and accessibility at home, especially for the elderly,” remarks Kirk.

Custom Furniture Alen Corp Asia Tel: 6013-388 1967

Chin Li Arts & Crafts Furniture Tel: 603-7728 1000

NU-VALE Trading Sdn Bhd Tel: 603-7984 9425

Home Security Falcon Tel: 603-3392 4848 Tel: 012-3117977

Feng Shui Compass Studio 212 Sdn Bhd Tel: 603-7885 8280 Web: www.studio-2-1-2.com

ADT (M) Sdn Bhd Tel: 603-9236 1866

CCTV Security Sensorlink Sdn Bhd Tel: 603-7983 7270

Artset Design Sdn Bhd Tel: 603-6156 3768 Tel: 016-2060198 Guocera Marketing Sdn Bhd Tel: 603-7958 7611 ( Ext 300/231)

AntiPest Management Services Sdn Bhd Tel: 603-8023 1888

KDK Fans (M) Sdn Bhd Tel: 603-7785 5011 Tel: 012-3672333

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Roofing Monier Sdn Bhd Tel: 603-2176 0600

Serviced Office Interior Design

We provide One-stop renovation package & services in overseeing your house or office renovation from the very start till the end, all customized to your needs, saving you of any hassle or worry: ~Interior Design ~Lighting ~Furniture ~Home Appliances ~Curtain

~Painting ~Cleaning Services ~Any special request by client ~Potential tenants search

Deco More Studio Sdn Bhd

Custom Furniture

Interior Design & Build Consultant

Fax: 603-6201 9900 | Email: decomorestudio@yahoo.com

Your One Stop â&#x20AC;&#x153;Made-To-Orderâ&#x20AC;? Centre for Quality BURMESE TEAK, MERBAU, NYATUH, WALNUT, ELM & ROSEWOOD furniture We carry wide range of: Craft & Antique Furniture Porcelain Wares Assorted Knick-Knacks No 5, Jln Tun Mohd Fuad Tiga, Taman Tun Dr Ismail, Damansara, 60000 Kuala Lumpur, Malaysia Tel: 03-7728 1000 / 03-7728 4692 | Fax: 03-7728 4692 | HP: 012-322 6103 | Email: chinwliu@yahoo.com

POOLCARE SDN BHD Pool Care

20-3, Jalan 22B/70A, Plaza Crystalville 2, Desa Sri Hartamas, 50480 Kuala Lumpur Tel: 6012-345 2011 ( Project Manager ) 603-6201 3332 ( General Line )

(738780V)

No. 52A-2, Jalan PJU 5/21/ The Strand, Kota Damansara, 47810 Petaling Jaya, Selangor Darul Ehsan. 603-6142 2280 | 016-227 2016 | www.poolcare.com.my

One Stop Pool Services Our Services Include: ~ Swimming pool & water features maintenance. ~ Pool rectification works. ~ Supplies pool equipments & fittings.

TOWNSHIP DIRECTORY 94

Alisma Dynasty View Sdn Bhd Seri Austin, Johor Double storey Terrace/Link House

Bandar Seri Putra Bangi Heights Development Sdn Bhd Bangi, Selangor A mixed development of residential and commercial properties

Developed by UMLand Berhad’s wholly-owned subsidiary Dynasty View Sdn Bhd, Taman Seri Austin in Johor occupies 500-acres of prime freehold land that is situated within Iskandar Malaysia and the popular Tebrau Area.

Legundi Residensi (1), in Bandar Seri Putra is now open for sale. With two entry and exit points, Legundi Residensi (1) offers better security and peace of mind. Choose from the 52 double-storey cluster homes or the 12 double storey semi-ds in 4 contemporary practical designs.

Taman Seri Austin boasts excellent accessibility via the NorthSouth Expressway, Dato’Onn Interchange, Pasir Gudang Highway and Tebrau-Kota Tinggi Highway. Currently, it only takes a 30-minute drive to get to the Johor Bahru city centre but this travel time would be cut short by half when the RM977 million Eastern Dispersal Link Expressway (EDL) is completed. Currently, Dynasty View has three ongoing projects in Taman Seri Austin namely Amanda, Alisma and Azolla which are gated and guarded residential projects.

The township is directly accessible from Kuala Lumpur-Seremban Highway via the Putra-Mahkota Interchange and is surrounded by developments such as Bukit Mahkota, Impian Putra, Bandar Baru Bangi, Desaria Nilai, Bukit Unggul and Bandar Baru Nilai.

Launched in April 2010, prices of Alisma houses start from RM306,800 and it is anticipated to be completed in February 2012. The project consists of 180 units, comprising Section 1 (44 units), Section 2 (60 units) and Section 3 (76 units). The 20’ x 70’ double storey terrace houses, Alisma 1 & Alisma 2, come with comfortable built-up of 1,782 sq ft and 1,889 sq ft respectively. Also recently launched are 32 units of Azolla 1 22’ X 75’ double storey terrace houses with built up of 2,028 sq ft price from RM338,800. Early birds get special package with huge savings. Both Alisma and Azolla are properties located at Phase 3 development equipped with Telekom Malaysia (TM)’s latest High Speed Broadband (HSBB) UniFi service Package VIP 5 which includes internet, video (IPTV), and voice with speed of 5Mbps via fiber technology. As a value promotion, all home buyers at Phase 3 will enjoy 2 years free service of HSBB. Taman Seri Austin is the first residential township in Southern Johor to collaborate with TM in offering HSBB.

Bandar Seri Putra is a self-contained township catering to the living, recreation and business needs of the modern and knowledgeable community. The 898-acre freehold development enjoys excellent accessibility, with a wide range of amenities and facilities within the vicinity. It is approximately 20 minutes by road southeast of Kuala Lumpur, 15 minutes north to Seremban town, 15 minutes from Kuala Lumpur International Airport (KLIA) and 2 minutes to the Bangi (Lama) township. Being close to the Federal Territory of Putrajaya and the MSC, and adjacent to the education hub – comprising Bandar Baru Bangi and Bandar Baru Nilai which encompasses tertiary educational institutions such as UPM, UKM, UNITEN, Inti UniCollege and KUIS – Bandar Seri Putra is a much sought after address among civil servants, professionals and the intellectual community in the Southern Klang Valley. Its range of residential and commercial properties are infused with modern lifestyle features such as underground external electrical and telecommunication services facilities. Extensively landscaped to provide a green environment, Bandar Seri Putra emphasizes on wholesome, healthy living. Interested buyers may select from a wide range of properties including bungalow lots, bungalows, semi-Ds, double-storey terrace homes, townhouses, lowrise and high-rise apartments, as well as commercial shop offices. For further details, kindly call (603) 8927 1611 or send an email to salesbh@umland.com.my

Further Information: Seri Austin Sales Gallery Jalan Seri Austin 1, Taman Seri Austin, Johor Bahru, 81100 Johor. Tel: (607) 354 1111 Fax: (607) 351 3202 Email: dvsb@umland.com.my Web: www.umland.com.my www.facebook.com/seriaustin

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Further Information: 34, Jln Seri Putra 1/2, Bandar Seri Putra, Bangi 43000 Selangor Tel: (603) 8927 1611 / (603) 8925 4972 Email: salesbh@umland.com.my Web: www.umland.com.my

iLUXURY ASIA.COM

Mirage by the lake

Ampersand @ Kia Peng

Location: Cyberjaya, Selangor Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 1,060 - 1,496 sq ft Listing Price: From RM592,800 onwards Developer: Jelang Vista Sdn Bhd (889503-W) Phone: (603) 831 86613 Fax: (603) 831 86612 Email: mirage@osk.com.my Website: www.miragebythelake.com.my

Location: 25, Jalan Kia Peng, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Leasehold Land Area: 2 Acres Built Up: 2,613 sq ft - 5,831 sq ft Listing Price:From RM3,136,800 - RM7,237,800 Developer: Aqua Aspect Sdn Bhd Phone:(603) 2145 8000 Fax: (603) 7952 9091 Website: www.ijmland.com

96 Mirage Residence

Alvarez @ Laman Granview

Location: KLCC, City Centre, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 850 sq ft Developer: Perspektif Vista Sdn Bhd Phone: (603) 2161 3322 Fax: (603) 2175 3216 Website: www.mirageresidence.com.my Open for Registration

Location: Puchong, Selangor Property Type: Bungalow House Land Title: Residential Tenure: Leasehold Land Area: 47' X 85' Estimated Built Up: 5300 sq ft Listing Price: From RM3,300,000 Developer: IJM Properties Sdn Bhd Phone: (603) 8027 6188 Fax: (603) 7952 9091 Website: www.ijmland.com

iProperty.com MALAYSIA

CONDOMINIUM

Project Name: Boulevard Residence Damansara Location: PJU6A, Petaling Jaya, Selangor Property Type: Condominium Land Title: Residential Tenure: Leasehold Listing Price: From RM400,900 Developer: Ong Chong Realty Sdn Bhd Phone: (603) 7710 1000 Fax: (603) 7729 0300 Website: www.ocr.com.my

Project Name: Pan'gaea @ Cyberjaya Location: Cyberjaya, Selangor Property Type: Service Residence Land Title: Commercial Tenure: Freehold Built Up: From 450 sq ft - 880 sq ft Indicative Price: From RM188,800 Developer: Wawasan Rajawali Sdn Bhd

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(a subsidiary of OSK Property Holdings Berhad)

Phone: (603) 2161 3322 Fax: (603)2175 3216 Website: www.pangaea.com.my Open for Registration

NC Project Name: Sunway Velocity-Service Residence Location: Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 22 Acres Listing Price: From RM800,000 - RM2,653,000 Developer: Sunway City Berhad (Velocity) (87564-X) Phone: (603) 9205 5500 / (603) 5639 9000 Fax: (603) 5639 9955 Website: www.sunwayvelocity.com

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NC Project Name: Cheras Heights Location: Taman Bukit Cheras, Cheras, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 1,394 - 2,823 sq ft Listing Price: From RM380,380 - RM826,480 Developer: Sycal Properties Sdn Bhd (262797-X) Phone: (603) 7983 9099 / (603) 9101 0371 Fax: (603) 7981 7993 E-mail: cherasheights@yahoo.com.my Website: www.cherasheights.com.my

iProperty.com MALAYSIA

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RESIDENTIAL KLANG VALLEY

Project Name: Aspen Garden Bungalow @ Garden Residence Location: Cyberjaya, Selangor Property Type: 3 1/2 Storey Bungalow Land Title: Residential Tenure: Freehold Land Area: 60' x 90' Built Up: Approx. 7,796 sq ft Listing Price: From RM 3,660,800 onwards Developer: Myvilla Development Sdn Bhd Phone: (603) 8873 1598 / 1603 or (6012) 621 0588 Fax: (603) 9221 8988 Website: www.gardenresidence.com.my

Project Name: MAYA Semi-Detached Villas Location: Twin Palms Sungai Long, Cheras, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 40' X 80' / 90' Built Up: 3540 - 3860 sq ft Listing Price: From RM1,381,000 Developer: Fabulous Range Sdn Bhd (657844-V) Phone: (603) 8733 8288 Fax: (603) 8736 6288 Website: www.lumchang.com.my

102 Project Name: Sutera Residences Location: Taman Sutera Kajang, Kajang, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 40’ x 80’ – 40’ x 90’ Built Up: 2,870 sq ft - 3,414 sq ft Listing Price: From RM850,000 - RM1,800,000 Developer:Modal Ehsan Sdn Bhd Phone: (603) 8739 3636 Fax: (603) 8733 0327 Website: www.suterakajang.com

Project Name: Rosea 2 Location: Glenmarie Cove, Klang, Selangor Property Type: Semi-Detached Land Title: Residential Tenure: Freehold Land Area: 40' X 80' Built Up: 2,347 sq ft Listing Price: From RM719,800 - RM838,800 Developer: Glenmarie Cove Development Sdn Bhd (570048-T) Phone: (603) 3134 2828 Fax: (603) 3134 3838 Website: www.glenmariecove.com.my

iProperty.com MALAYSIA

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COMMERCIAL

NC Project Name: Ativo Plaza (Phase 1G) @ Damansara Avenue Location: Bandar Sri Damansara Property Type: Signature Office Suites Land Title: Commercial Tenure: Freehold Land Area: 5.73 Acres Listing Price: From RM267,000 - RM2,030,000 Developer: TA Global Berhad (828855-P) Phone: 1800 88 8082 Fax: (603) 7725 6319 Website: www.taglobal.com.my

NC Project Name: Sunway Velocity Office Suites Location: Kuala Lumpur Property Type: Shop-Office Land Title: Commercial Tenure: Freehold Land Area: 22 Acres Listing Price: From RM1,300,000 - RM3,200,000 Developer: Sunway City Berhad (Velocity) (87564-X) Phone: (603) 9205 5500 / (603) 5639 9000 Fax: (603) 5639 9955 Website: www.sunwayvelocity.com

104 Project Name: Sunway 27 Square Location: Sunway Kayangan, Shah Alam, Selangor Property Type: Shop-Office Land Title: Residential Tenure: Leasehold Land Area: 22' x 80' Built Up: 3,080 - 5,283 sq ft Listing Price: From RM795,000 - RM1,547,000 Developer: Sunway Monterez Sdn Bhd (531944-H) Phone: (603) 5639 9000 / (6019) 220 3103 Fax: (603) 5634 0540 Website: www.sunwaycity.com

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NC Project Name: West Meru Industrial Park Location: Meru, Selangor Property Type: Factory Land Title: Commercial Tenure: Freehold Land Area: 37,039 sq ft Built Up: 25,317 sq ft Listing Price: From RM6,588,000 - RM7,250,000 Developer: Kemas Properties Sdn Bhd Phone: (603) 7847 2598 / (6012) 671 1672 Fax: (603) 7847 3598

iProperty.com MALAYSIA

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OUTSIDE KLANG VALLEY

Project Name: Ivory Villas (Type D) Location: Perdana College Heights, Nilai, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 50'x100' Built Up: 2940 sq ft Listing Price: From RM704,045 Completion Date: July 2012 (Expected) Developer: Seri Pajam Development Sdn Bhd (291244-M) Phone: (606) 758 1988 Fax: (606) 759 4788 Website: www.seripajam.com.my

Project Name: Fashion Xchange @ The Summit Batu Pahat Location: Batu Pahat, Johor Property Type: Retail Space Land Title: Commercial Tenure: Freehold Land Area: 300,000 sq ft Built Up: 182 - 1,463 sq ft Listing Price: From RM180,000 - RM1,680,000 Completion Date: 2011 Developer: Summit Parade Sdn Bhd (16347-X) Phone: (603) 8024 8866 Fax: (603) 8023 7128 Website: www.andaman.com.my

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Project Name: Belleza Garden Homes Location: Kolej Heights Utara, Jitra, Kedah Property Type: 2 & 3 Storey Garden Homes Land Title: Residential Tenure: Freehold Land Area: 1,760 sqft Built Up: 2,152 - 2,515 sq ft Listing Price: From RM280,000 - RM560,000 Completion Date: Dec 2012 (Expected) Developer: College Heights Utara Sdn Bhd (274629 â&#x20AC;&#x201C;U) Phone: (604) 714 2811 / (6019) 600 1522 Fax: (604) 714 1126 Website: www.countryheights.com.my

Project Name: Zone Seri Margosa - Phase 1.6 Location: Bandar Seri Botani, Perak Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Leasehold Land Area: 18' X 60' Built Up: From 1,330 sq ft Listing Price: From RM175,000 - RM 313,404 Developer: Pinji Botanics Sdn Bhd (121074-A) Phone: (605) 323 6622 Fax: (605) 323 6633 Website: www.bandarseribotani.com

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ORIENTAL REALTY Negotiator / Team Leader / Manager Responsibilities: Apply knowledge skills in sale and achieve targeted margins developments. Responsible for achieving new sales targets by mapping out different sales strategies. Development and maintain relationships with prospective customers. Ability to communicate and negotiate effectively. Requirements: Have a pleasant personality and disposition. Good selling negotiation and presentation skills.

Nationwide Offices Petaling Jaya Subang Jaya Puchong Sri Petaling Kota Damansara Seremban

Kelana Jaya Putra Heights Kota Kemuning Mont Kiara Setapak Kedah

Bandar Sunway Training Centre Subang Jaya Klang Old Klang Road Marc Service Residence, KLCC Sibu and Kuching Sarawak

Interested applicants are invited to apply with detailed resume and photo via email:

Tel No: 03-4143 9988 (Zai) Mobile No: 018-222 7770 (Zai) Email: kl@orientalrealty.com.my Website: www.orientalrealty.com.my

CLASSIFIEDS SECTION MULTILINK PROPERTIES Registered Real Estate Agent: E(3)0224 Address: 7-1 Jalan 4/109F, Taman Danau Desa 58100 Kuala Lumpur. Tel: 03-7983 0012 Fax: 03-7983 0030 Sri Petaling, Endah Villa, 1129sf 3r 2b KL view, near LRT p/f, f/f, sale RM200k up, rent RM1300 up. Call Ms Annie, 012-3111968 UP2872

Desa Petaling Sg. Besi, KL. All condos and Apts; Sale RM115K up. Rent RM600 up. Many units. Call 016-3556899 for viewing E1252 UP1363

Sri Petaling Endah Ria Condo, 3r2b, Sale RM160k-RM230k, Rent Basic RM800up. Furnished RM1000 RM1200. Endah Regal condo 3r, Sale RM175k up. Rent Basic RM800, Furnished RM900RM1300, many units. Call 016-3556899 E1252 UP1357

Bayu Tasik 1 condo 3r2b, sale RM160k up; Rent basic RM800 up, Bayu Tasik 2 condo with balcony, sale RM175k up; Rent basic RM850, near LRT station, easy access to KL. Call 016-3556899 E1252 UP13142

Bdr Sri Permaisuri Cemara Apt 3r, sale RM110k-RM130k; Rent RM650 up. Cendana Apt, Sale RM80k up; Rent basic RM500up, nr LRT station, shop-lots, easy access to KL, many units. Call 016-3556899 E1252 UP13146

Bdr Sri Permaisuri Mentari condo 3+1r 1025sf, near LRT station, easy access to KL, Sale RM180k RM200k Rent basic RM850-RM1000, furnished RM1100RM1300. Call 016-3556899 E1252 UP13140

Bkt Jalil Arena Green Apt, 2r sale RM140K up, Rent RM700up; 2+1r Sale RM160K up, Rent basic RM700 -RM750up, 3r sale RM180k up, rent basic RM800up. many units. Call 016-3556899 E1252 UP1384

Ampang, Tmn TAR, Menara Indah. 2/3 rooms, low density/quiet area. Rent RM1500. F/F. Sale RM250K up. Call 019-339 9123 E1252 UP2109

Cheras Ketumbar Heights condo, easy access to KL, quiet enviroment, near Leisure Mall/Macro Cheras 3r 755sf Sale RM118k, Rent RM600up, 4r 905sf Sale RM135k-RM150k Rent RM650up. Call 016-3556899 E1252 UP13145

Cheras Ketumbar Hill Condominium, 2r @ RM170k, 3r @ RM185k, 4r @ RM250k; Rent 2r@RM750, 3r@RM800, 4r@RM900-1000, many units. Call 016-3556899 E1252 UP13112

Cheras Tmn Midah, Midah Ria/Prisma Cheras/ Prisma Perdana Condo, 1r/2r/3r Rent RM600RM750; Sale 1r/2r/3r Freehold RM 105KRM165K, many units. Call 016-3556899 E1252 UP13111

Bukit Jalil, Vista Komanwel/ Greenfield, Sales from RM200K up. Rent from RM1000 BU:1200/1400/2600. Call 016-3556899 for viewing. UP1391

KL Tmn Desa, Faber Hgt/Ria/Indah/Tiara, Desa Villa, Bkt Desa. Sale RM200kup. High end with low density, Easy access to KL/PJ,also available for rent from RM1000 up, many units. Call 019-3399123 E1252 UP1361

Ampang, Tmn TAR, Menara Impian. 1/2/3r, Sale RM150K-250K. Rent 3r, P/F, RM1300. nr KDE Golf club. Call 019-3399123 E1252 UP2112

TTDI, The Plaza' / 'Residence condominium 3+1r, F/hold,1817,1835, 1879sq.ft Rent RM4000 up Sale RM800k up Call: Ms Jeddie 019-3843319 UP 317051

Taman Desa , Old Klang Rd KL Casa Desa condo. 2r/3r/3+1r, p/f, f/f Rent RM1500RM3500 Sale RM380k up. Call Ms Jeddie 019-3843319 UP464075

Pantai Panorama Condo, Bangsar F/H, 1r/2r/3r sale Fr RM300K â&#x20AC;&#x201C; 600K, Rent fr RM2k-RM3.5k, On-site agent, call Melvin 012-3223587 UP46827

Bukit Robson Condo, Taman Seputeh, f/furnished, lowrise and highrise, studio, 2r or 3r available. Call Ms Jeddie 019-3843319 UP189474

Ampang, Tmn TAR, Menara Mutiara. 1r/3r/penthse, top privacy / quiet area. Sale RM160K - 650K. Call 019-339 9123 E1252 UP2108

KLCC Area, Crown Regency Serviced Residence, F/H RM1.1M, BU 1475sf 3+1r 3b F/F n. Call Annie 012-311 1968 UP236463

Bukit Jalil, Jalil Damai Condo F/H 3r2b, nice environment. Sale RM160K, Rent Basic RM700up, alot units. Call 016-3556899 E1252 UP18714

PJ, Istara Condo, 3R /Penthse, 1350-2300sf, Sale 300K-630K, rent RM2500. F/Furnish. Call 019-339 9123 E1252 UP106742

Northpoint Condo just right opposite Mid Valley, The Garden, a busy shopping mall. Call Jeddie 019-3843319 UP57798

Petaling Jaya, Casa Damansara II Condo, F/H BU1035,2+1r 2b fully furnished. Call Ms Jeddie 019-3843319 UP215667

PJ ,Menara Jaya, 1R/3R/PentHse. 500sf-4300sf. Near LRT/shop, Sale RM300K650K. Rent RM1500 up. F/Furnished. Call 019-339 9123 E1252 UP1381

Bukit Jalil, Tmn Esplanade, 2.5-sty Link, F/H RM980K up, 24'x85'/90', 6r4b,Rental RM2k up, Near LRT. Call Annie 012-311 1968 UP2870

Tmn Danau Desa Old Klang Rd. KL. All Condos and Apts; Sale RM155k up. Rent RM800 up. Many units. Call 016-3556899 E1252 UP1387

Tmn Desa Old Klang Rd. KL. Abadi Indah Condo; Sale RM130Kup. Rent RM700-RM750 up. Many units. Call 016-3556899 E1252 UP1365

AGENCY DIRECTORY New Bob Realty Sdn Bhd

Kim Realty

MIP Properties

(Co. No. 69200-K)

E(3)0211

E(3)1082

Established formally as Bob Agency in 1959, the company started by catering primarily to the housing needs of the British Forces and Royal Australian Airforce personnel leading the company to become the first real estate company in Penang as well as the northern region of Malaysia. The name was later changed to New Bob Realty Sdn. Bhd. and is still a leading real estate company in the northern region today offering our clients opportunities to successfully invest, sell, or lease residential and commercial properties in the market. We specialize in Buying/Selling, Lease/Rental and Property Management.

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We are recruiting now! Contact us and we will share with you why you should consider career in real estate. Penang (HQ) Tel: (604) 229 1111 Fax: (604) 229 7777 Butterworth Tel: (604) 399 9111 Fax: (604) 399 9777 Sungai Petani Tel: (604) 421 1111 Fax: (604) 422 7777 Email: ask@NewBob.com.my Web: www.NewBob.com.my

KIM REALTY established in 1980 offers a complete range of Real Estate Agency, Project Marketing and Auctioned Property Marketing services with 4 branches in Klang Valley, with more than 100 well-trained and qualified negotiators, project marketing executives and division managers dedicated to serve our clients and meet their specific needs for the last 30 years with the motto, ‘Service You Deserve From Professionals You Can Trust’. We have a dedicated team to handle expatriate and local sale and rental of properties, commercial and industrial properties, investment and corporate real estate, agricultural, industrial and development land advisory services. To join us as Real Estate Negotiator, please call us for a challenging & rewarding career! Tel: (6019) 336 0899 | (603) 7729 9988 Fax: (603) 7727 9366 Email: pjbranch@kimrealty.com.my Web: www.kimrealty.com.my

Whether you’re looking for a home for your family or an investment; seeking high-value returns on rentals or property sales, MIP Properties is the ONE NAME everyone TRUSTS to get the perfect home at the perfect price. Through our emphasis on high standard of service, professionalism, integrity and approachability, we have built strong relations with home owners and property investors that ensure our property database is unmatched in reach and comprehensiveness. Your successful future starts today! A career at MIP Properties is about opportunities, rewards, growth, learning, partnership and harmony. To apply or for more information on the most rewarding professional experience in the ever-dynamic and lucrative real estate field, send an email to career@mipproperties.com Tel: (603) 6141 8619 | Fax: (603) 6140 8619 Email: sales@mipproperties.com Web: www.mipproperties.com

www.chester.com.my

Metro Homes Sdn Bhd E(1)0228 Metro Homes is the leading real estate agency in Malaysia with 16 years track record and 13 offices Nationwide, 11 branches in Klang Valley, 1 in Penang and 1 in Kota Kinabalu, Sabah. Metro Homes have several departments that focus on High-end Properties, Industrial division, Commercial Division, Islamic division, Auction Properties, Project Marketing, International Sales and Australia Properties Division. To join us as Real Estate Negotiator, Senior Negotiator, Team Leader, Resident Manager, please call us for a rewarding career! Tel: (603) 7784 6088 Fax: (603) 7783 4767 Email: info@metrohomes.com Web: www.metrohomes.com

iProperty.com malaysia

Chester Properties Sdn Bhd E(1)1321 Started in 2006, Chester Properties Sdn Bhd (CPSB) has successfully established within a very short time period from a single-office entity in Kota Damansara to multiple branch offices in Desa Sri Hartamas, Bangsar, and all the way to Gangnam-gu, Seoul, South Korea. CPSB provide an intensive training facility at Chester Training Centre Sunwaymas to equip our negotiators with an on-going training, professionalism and learning culture. Being awarded Service Provider of The Year 2009 in Business of The Year 4th Award by SMIs & SMEs Business Award, this has proved that we are one of the best real estate agencies in Klang Valley. Come join us as Real Estate Negotiator: Tel: (603) 6142 6000 | (603) 6201 3933 | (603) 2284 6991 | (603) 7804 7686 Fax: (603) 6142 6111 | (603) 6201 2133 | (603) 2284 7991 | (603) 7804 4686 Email: admin@chester.com.my

Allworth Real Estate (KL) Sdn Bhd E(1)1321 Allworth Real Estate is the proud creation of a group of Malaysians with an entrepreneurial and global mentality. Being the first real estate agency in Malaysia to be accorded with the coveted and prestigious MS ISO 9001 by SIRIM speaks of the company’s commitment to quality management system in sales and marketing of real estate services as well as project marketing. Tel: (603) 6203 6268 Fax: (603) 6203 6568 Email: jeffong@allworth.com.my Web: www.allworth.com.my

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