editor’s CEO’S NOTE note
EDITORIAL Editor Jan Yong Writer Jeremy Vinesh Sheetal Walia DESIGN Art Director Angeline Lim
WHAT WILL THE 2012 BUDGET UNVEIL? Greetings from the iProperty Group! The month of October is going to be an exciting month as we wait with bated breath to hear what will be unveiled at the 2012 Budget. Mainstream media have reported that middle-income families in the country are hoping that the government will be taking concrete measures to reduce the cost of living, which has escalated through the years. Majority are also hoping for tax reductions and better housing schemes that will enable lowincome earners to afford a home.
Whatever the budget 2012 may hold, we hope that it will be one that pleases all Malaysians! On the iProperty front, we are pleased to announce the revamp of www.iproperty.com.my. The newly revamped website now has a clean and easy-to-use interface, faster load time, enhanced content and improved site navigation. The revamp is in line with the company’s commitment to provide property buyers and investors with an innovative website that will create a one-stop read for all things property. Aside from that, we are pleased to announce that we have reached over 1,000,000 unique visitors to the site. It’s a tremendous success for the team and we certainly look forward to breaking more records! Enjoy the read of the magazine!
Senior Graphic Designer Irene Lim 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 Country Manager – Malaysia Timothy Hor Manager Business Operations 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: firstname.lastname@example.org Editorial Matters: email@example.com General enquiries: firstname.lastname@example.org Subscription: email@example.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.
Shaun Di Gregorio Chief Executive Officer The iProperty Group
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. 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
contents ISSUE 80 | OCTOBER 2011
in every issue CEO’s Note In The News
cover story MIRAGE BY THE LAKE Seclusion against the modern skyline of Cyberjaya
special focus JOHOR Malaysia’s Southern Jewel
PENANG Upcoming launches in Penang
featured property JENTAYU RESIDENSI @ TAMPOI Towers of elegance
TAMAN MUTIARA MAS Nature living in the heart of the city SRI PULAI PERDANA 2 Graceful homes in idyllic setting TAMAN PERINDUSTRIAN MURNI SENAI Daiman’s prime factories SOUTHKEY The new pulse of Johor Bahru
44 iProperty.com malaysia
48 54 56 58 60
area focus JOHOR Glut in Penang?
luxury collection BUKIT BAYU@U10 shah alam Vision of a dream home
talk point 68 72 74
MELATI EHSAN BLOOMS Crowning GLORIES OF ENGTEX READY FOR REITS?
80 home services PROF JOE CHOO Singapore feng shui of the Lion City
Chan Ai Cheng buying OZ property - What you need to know The House Buyers Association (HBA) STB VS 10:90 - Financing aspects
Joey Yap can you feng shui everything? HOME SERVICES DIRECTORY LISTING HOME SERVICES PANEL AD LATEST DEVELOPMENTS Find information about the latest townships, retail and commercial areas as well as developments here FEATURED AGENCIESâ€™ LISTINGS & DIRECTORY SUBSCRIPTION
86 iProperty.com malaysia
84 86 88 89 92 106 112
iPROPERTY.COM.MY GETS A BOLDER AND FRESHER LOOK TO FURTHER ENHANCE THE PROPERTY SEARCH EXPERiENCE Committed to enhancing the experience of property buyers and investors, the nation’s No.1 property and real estate website, iProperty.com Malaysia, has revamped the popular website to unveil a clean and easy-to-use interface, faster load time, enhanced content and improved site navigation that will help consumers make an informed decision. The new redesign not only gives consumers easy access to more than 274,500 property listings from Malaysia but also the best possible online experience when searching for properties in other countries such as Hong Kong, Singapore, India, Philippines and all across the region.
Commenting on the revamp of the popular site, iProperty Group Chief Executive Officer, Shaun Di Gregorio, said “Just like any website, the need for continuous refinement and improvement is a must. The revamp was in line with the company’s commitment to provide property buyers and investors with an innovative website that is equipped with clear and up-to-date information that will create a one-stop read for all things property.” The revamp of the site also gave the team the opportunity to incorporate new strategies and innovations and create a more engaging experience by equipping property buyers and investors with the right tools to help them make an assessed decision. Di Gregorio explained that with its more innovative and improved user interface, visitors to the site will be able to find more property related news, guides, market reports and other useful information in a crisp and easy-to-read layout. Aside from this, the revamped site has been designed to provide quicker access to the iProperty Blog, Mobile applications and also to the facebook page. Among the other key enhancements to the site include a unique feature that gives property hunters the option of viewing their desired property search results in either a list format,
The newly reva mped site
gallery view or even via a map view. The map view gives users the option to view amenities within proximity to their desired property and also directions to it. The site also comes equipped with an easier navigation system that will help users find what they are looking for in a snap, minimising the waiting period and search time. Consumers will also be able to instantly contact agents directly by merely clicking on the Contact Agent section. The keyword search engine feature has also been improved to enable them to use the search box for everything either by keywords, location, state, city/area, condos or street names and it will automatically be suggested via a predictive keyword search option. “So, whether you are searching for your ideal home or that perfect addition to your investment portfolio, www.iproperty.com.my is THE online destination for all property needs,” concluded Di Gregorio.
NEWS THINKPROPERTY.COM.MY – A PROPERTY PORTAL FOR THE COMMUNITY
In a bid to provide better services and information to homebuyers and investors, iProperty.com Malaysia, the nation’s No.1 property and real estate website, has repositioned Thinkproperty.com.my, a popular property website under the iProperty umbrella, as the only fully community based property website. With a befitting new tagline – Your neighborhood community website, the site now comes equipped with the new integrated SOLR search technology, a popular, blazing fast open source enterprise search platform which will enable users to conveniently search for properties as well as participate in various informative forum discussions more efficiently. iProperty Group Chief Executive Officer, Shaun Di Gregorio, said, “The new tagline, your neighbourhood community website, was aptly crafted to reflect iProperty.com Malaysia’s commitment to position the site as the property portal with a local neighbourhood focus.These initiatives were part of iProperty.com Malaysia’s commitment to making Thinkproperty.com.my an active brand in Malaysia for the community to use to share their thoughts and insights on the property arena.” To further attract the attention of the community at large, home owners who wish to sell or rent their property can list it on the site for free. To take advantage of this and other features on the website, users are required to have a valid log in password, which can be obtained upon registration directly on the site.
Property buyers in search for these listings will be able to do so with ease by directly choosing to view listings by home owners only. The search can further be defined by location, property type, budget and listing date. As a community centric website, Di Gregorio added that the main objective of the site is to enable Malaysians to have an avenue to share their own personal thoughts on properties that capture their interest with other users. The site also comes equipped with various forums, blogs, property-related news or guides to spark conversations among other discerning property buyers. He concluded, “We want users to have the convenience of not only searching for properties but also have an avenue for users who are seeking peer and expert advice about their respective neighborhoods. Their insights on the industry will serve as valuable information for us in understanding just how Malaysians perceive the industry.”
iProperty Partners with TM to support business decision making Telekom Malaysia Berhad (TM) recently launched its web-based map application, SmartMap to the SME market. SmartMap, the first of its kind in Malaysia, combines TM's digital map with valuable business data which allows customers to perform geo-spatial analysis to support business decision-making. SmartMap is a web-based solution or Softwareas-a-Service that enables interactive analysis including area ring search and zoning, plotting internal data and sharing visual data. With rich information, interactivity and accuracy of imagery from SMartMap, users can search, analyse and share important data easily, anywhere, anytime. In bringing SmartMap to the SME market, TM has established collaboration with three (3) partners - Malaysia Franchise Association (MFA), TM Info-Media (TMIM) and iProperty.com Malaysia (iProperty).
As for iProperty, a well-known online based service for real estate industry in Malaysia, this collaboration with TM facilitates both parties to leverage on each other’s strength and expertise, where iProperty provides their property listing to TM on a monthly basis. The add-on features of SmartMap also allow businesses to combine their own outlet information, customer profile and company internal data for indepth analysis and concise evaluation for decision making. By using SmartMap, businesses not only can analyze but also share key planning information effectively amongst their employees and business partners in cooperative and collaborative manner. This information is valuable in making informed decision especially in analyzing the market and competition, determining the best location for new outlet expansions and to target potential markets. For more information on TM and its products for the SME, log on to www.tm.com.my.
Via this collaboration with MFA, TM offers to MFA members not only a SmartMap application, but also a fixed line, business broadband and WiFi@ Outlet services. MFA will be TM’s strategic partner in promoting SmartMap and WiFi@Outlet to all its registered members. TMIM and iProperty are the two parties which collaborated with TM as the content providers for the SmartMap application. The collaboration between TM and TMIM includes data exchanges between the two companies in which TMIM will provide the business listing and directory services of Yellow to TM. TM, on the other hand, will be providing data on Point of Interest (POI) and GPS location to TMIM.
Azizi A. Hadi, Executive Vice President, SME, TM (left) officially launching TM’s web-based map application, SmartMap, joined by (from 2nd left to right) Abdul Malik Abdullah, Chairman of MFA, Loh-Lim Shen Yi, Manager, Business Operations, iProperty, Alfian Abu Talib, CEO, TM Info-Media and Mohamad Yusman Ammeran, General Manager, SME, TM.
Naza TTDI plans 18 new launches by year end Naza TTDI Sdn Bhd, the property development arm of the Naza Group, plans to launch 18 new developments including new phases worth over RM1 billion by year end. "We are looking to launch 18 new projects this year, which include our three trophy high-rise luxury residential towers in Kuala Lumpur," said Naza TTDI group managing director SM Faliq SM Nasimuddin at the signing of a service agreement with Telekom Malaysia Bhd (TM) recently. It was reported earlier that Naza TTDI wanted to
achieve a turnover of RM1 billion this year, from RM635 million in 2010. Meanwhile, TM vice-president of Selangor Datuk Zaini Maatan said UniFi's subscriber base stands at about 110,000 and the service is available in 68 exchange areas. The agreement will see TM providing its high-speed broadband services to TTDI Alam Impian by 2016, dubbed the first UniFi township project in the central region.
NEWS GuocoLand's Mid-Autumn/Cassis Launch
GuocoLand (Malaysia) Bhd (GLM), one of the major developers of residential and commercial properties in Kuala Lumpur and various locations within the Klang Valley, recently launched the Cassis double-storey homes.
According to GLM marketing and sales director Pam Loh, Emerald had emerged as one of the preferred townships in Rawang on the strength of its product offerings and maturity of the 1,000acre freehold township.
GLM will release another 62 units of the Coral (20’ x75’) homes with a generous built-area of 1,875 sq ft on the back of the overwhelming response during the soft launch period.
The upcoming AEON shopping centre is expected to be completed by year end together with a new Chinese school – SJK (C) Kota Emerald, which is currently under construction.
Cassis homes with perimeter fencing offer a contemporary lifestyle living with well-planned gardenscape and abundant greenery in the Emerald enclave is priced from RM428,800.
To date, close to 2,000 houses in Emerald, including link and cluster homes, semi-detached and premium bungalows have been completed and handed over.
Hartamas wins big at National Real Estate Awards 2010 Participating in the MIEA National Real Estate Awards for the first time, Hartamas Real Estate Sdn Bhd was awarded Commercial Agency of the Year Award and Real Estate Agency of the Year Award at the Awards Presentation Night which was held recently.
Winning in the Medium Sized Agency Category, Hartamas was acknowledged for its success in clinching significant deals in its Corporate Services and Real Estate Agency departments.
The Malaysian Institute of Estate Agents (MIEA) presents the awards annually to recognise real estate practitioners who achieve excellence in the field.
“At Hartamas, we focus on giving our clients top-notch professional services. Our longstanding relationships with them are a testament to our people’s passion to meet their needs,” said Hartamas Group of Companies founder and managing director Eric Lim.
Entries for the awards were judged by an independent panel headed by Chief Judge, Kumar Tharmalingam, who commented that “the judges were pleased with the quality of entries this year and the winners duly deserved to win.”
Hartamas Group of Companies was formed in 1996 with a core group of 4 staff. Since then, it has expanded to a staff force of close to 100 to offer comprehensive real estate services such as project marketing and etc.
NEWS LBS unveils new identity Property developer, LBS Bina Group Berhad has extended its portfolio of quality homes to the high-end market as part of its new image, identity and direction. It has also implemented changes in areas of product, customer experience, after-sales services, sustainability, green technology and design. LBS Bina Group Berhad managing director Lim Hock San said, “Our studies showed a rising demand for sustainable townships that offer a harmonious and balanced lifestyle.” He said meeting such demands while achieving a healthy profit margin is an increasing challenge. “That is why we have decided to extend our quality homes to the high-end market. Not just to sustain better profit margins but as part of our quest to be a people-oriented property developer,” Lim added. Following this, houses priced above RM350,000 will now constitute approximately 80% of its development portfolio. With better profit margins, sales this year is targeted to increase by 54%, hitting RM650 million as compared to RM422 million last year.
Its 19 ongoing projects have a total GDV of RM1.45 billion whereby the main contributors to the group’s growth in the next few years are D’Island Residence in Puchong, the 850-acre Bandar Saujana Putra township, and projects in Cameron Highlands.
MAGNA PRIMA DELIVERS STRONG RESULTS Magna Prima Berhad recently announced its second consecutive quarter of strong performance against corresponding periods in 2010. For the first 6 months ended 30 June 2011, the Group achieved revenue of RM54.2 million, an increase of 11% from RM48.9 million as compared to the corresponding period in 2010. Pre-tax profit increased to RM6.2 million, representing a fivefold increase from RM1.1 million. Property development continued to be the major contributor to the Group’s revenue with currently launched developments such as U1 Shah Alam and One Sierra being key earnings providers. Moving forward, other contributors will be the Group’s Boulevard Business Park in Jalan Kuching as well as the Seri Jalil project in Bandar Bukit Jalil.
The Group recently announced its maiden overseas foray with the acquisition of RM 687.51 million (AUD$210 million) high-rise residential development called Dynasty Living. In addition to the Dynasty Living which will be launched in Malaysia during the 2H11, the Group also has two other property launches in the pipeline. “The second phase of Boulevard Business Park @ Jalan Kuching which consists of a single serviced apartment block and a retail mall at the opposite end of the development, in addition to our proposed high-rise apartment project adjacent to the Group’s Alam D’16 project in Shah Alam will be launched, mindful of market appetite.
“We foresee our cash flow position to be further enhanced by progress payments from the sales of developments launched this year which have yet to be billed. So far, we have recorded sales in excess of RM400 million from our various projects,” said Magna Prima Berhad executive director, Dato Rahadian Mahmud.
Basic earnings per share improved by more than fourfold to 2.51 cents during the period under review compared to 0.48 in the previous corresponding period. Compared to first quarter ended 31 March 2011, net gearing reduced to 0.65 compared to 0.79 during the first quarter while cash reserves increased to RM28 million as at 30 June 2011 compared to RM18.3 million during the immediate preceding quarter.
GuocoLand Malaysia awards RM431.1 million contract to Ssangyong GuocoLand (Malaysia) Bhd, the property arm of the Hong Leong Group, has awarded Ssangyong Engineering & Construction Co., Ltd. (Ssangyong E&C) a RM431.1 million construction contract for Parcel 1 of the integrated Damansara City project. The contract, involving the construction and completion of two luxury condominium blocks, six-level elevated car park and 5-6 levels of basement of the proposed mixed development project in Damansara Heights, was awarded to Ssangyong E&C on Thursday (Aug 4), six working days after the contract tender was closed on July 27. The mixed development project also includes two office towers, a five-star hotel and a four-level lifestyle mall. The new iconic landmark in the upscale Damansara Heights neighbourhood will have a gross built-area of about 2.2 million sq ft on a freehold 8.5-acre site, adjacent to Damansara City Centre. In January, Prime Minister Dato’ Sri Mohd Najib Tun Razak had announced Damansara City as one of the key entry point projects under the Economic Transformation Programme to transform Malaysia into a high-income nation by 2020.
Hap Seng Introduces OffThe-Shelf Premium Homes Hap Seng Land Sdn Bhd, Seng Land Sdn Bhd a wholly-owned subsidiary of Hap Seng Consolidated Berhad, a progressive and wellestablished publicly listed Company with over four decades of experience, will soon open for sale Urbana @ D’Alpinia, a selection of exclusive bungalow and link-bungalow homes at its highly popular low-density and gated development of D’Alpinia.
Sagajuta appointed turnkey contractor for 1Likas Sagajuta (Sabah) Sdn Bhd has clinched the contract worth RM 482 million for the phase 1 development of 1Likas project by Gandingan Erajuta Sdn Bhd.
1Likas is a joint development project between Gandingan Erajuta and the land owner, Sabah Energy Corporation Sdn Bhd. Located at the prime seafront location of Kota Kinabalu, 1Likas is a mixed development with shops/ offices, ballroom with 800 banquet seating, corporate office block and two condominium towers. Later phases of the development will include a super condominium tower and a hotel tower. Sagajuta is also the developer of 1Borneo, a RM1.2 billion lifestyle hypermall in Sabah, and 1Sulaman, Sabah’s largest condominium and commercial complex with 2,000 units of residences.
Strategically located within the Southern Golden Triangle of Puchong, Seri Kembangan and Putrajaya Township, Urbana @ D’Alpinia has direct access to the LDP (Lebuhraya Damansara Puchong). Modern architecture, spacious areas and amenities that are essential to any modern urban home is part of the feature of this cutting age development. Urbana @ D’Alpinia consists of 26 units of 21/2-storey bungalow homes with a built-up area of 4,749 square feet (sq. ft.) to 5,845 sq.ft. and 38 units of 2 and 21/2-storey link bungalow homes with a built-up area of 3,489 sq. ft. to 4,168 sq. ft. The bungalow homes, which start from RM2.1 million, feature large glass windows and generous garden exteriors. The link bungalow homes, which start from RM1.5 million, offer wide entranceways and generous balcony areas. Initially when D’Alpinia introduced its first selection of homes in Phase 1A in 2009, the average price of a 22 X 75 sq. ft. 2-storey terrace home was around RM440, 000. Today, the same home is fetching RM620, 000. Urbana @ D’Alpinia will be available for sale from September 24 onwards. For further information on homes at D’Alpinia or Urbana @ D’Alpinia, please visit www.hapsengland.com or call +6010 433 3038. You can also email info@ hapsenghomes.com.my.
The launch of the Altium@ Damansara Perdana AQRS the Building Company Sdn Bhd unveiled its latest property brainchild - The Altium, a wholly green development that is set to change the building landscapes and skylines of Petaling Jaya. The Altium, a masterpiece, heralding the convergence and integration of the diverse functions of real estate – Work – Relax – Network – Recreate and Entertain, is nestled in a green development with cutting -edge technological features. The Altium consist of 3 green components – The Prime, a 22-level, Grade A, MSC Compliant Green Corporate Office, The CEO Suites, 12-level SOVO Suites, the ultimate lifestyle and work solution business suites and The Pulse- a unique 3-tiered retail & F&B podium, a place for social and business networking place.
The Prime, a Grade A, MSC Compliant Green Corporate office include key features such as high ceiling open plan layout, flexible air conditioning system, fibre optic backbone infrastructure, back-up power and data supply, 8 nos. of high speed lifts, posh double volume lobby, multi-tiered security system with card access control, CCTV monitoring and guard patrols and building façade that reduces glare and solar heat transmission. The Altium’s location fronting Lebuhraya Damansara – Puchong Highway (LDP) is highly visible and it offers quick, hassle-free access to numerous highways such as the Penchala Link, NKVE, MRR2, SPRINT and DUKE Highway. The proposed MRT station at The Curve, malls, banks, hypermarket, colleges and international schools are mere minutes away.
Mah Sing snags best developer Malaysia title in Euromoney Best Real Estate Awards 2011 38
Mah Sing Group Bhd has been awarded the “Best Developer” in the Euromoney Real Estate Awards 2011. The Top Developer Award is the single most highly coveted award and it honours only one developer from each country. This is the third time that the Group has bagged the award since the inception of the awards 7 years ago. The organizer, Euromoney, is a leading publication focused on international real estate financial markets. The award
canvasses the opinions of real estate developers, advisors, financial institutions, investors and end-users worldwide. In the 2011 survey, there were 1,272 valid responses, a 19.3% increase from the 1,066 responses received in 2010. Mah Sing’s Group managing director and group chief executive Tan Sri Dato’ Sri Leong Hoy Kum said “We are pleased that our efforts have been recognised and this is mainly attributed to our dedicated, skilled and loyal
professional team members who helped to accelerate the success of the Group.” The Group also believed that an effective two-way communication with investors not only inspires confidence towards the Group, but also demonstrates their commitment in promoting good corporate governance. “We will continue to enhance and protect shareholder value with well-planned corporate strategies,” he added.
Fancy a property in the Listings? Go to www. iProperty.com.my and enter the UP No or NC No (eg. UP123456) on the Quick Search box located on the extreme left column of our website.
MIRAGE BY THE LAKE
Mirage by the lake Seclusion against the modern skyline of Cyberjaya Reflected on the water and viewed against the towering skyline of Putrajaya lake’s east shore, Mirage by the lake in Cyberjaya hints of a virtual dimension existing within the Multimedia Super Corridor.
01 International award-winning masterpiece 02 150,000 sq ft unique landscape designed by Seksan
The development’s visage of an island of seclusion hidden away in the midst of this smart city speaks of its moniker as “The Mirage” and is a character built into the overall layout of this 12.14-acre freehold development by OSK Property. It sits within Perdana Lakeview West and Cyberjaya’s exclusive mansion plots, occupying the highest and most prestigious residential plot in this major development with its visage reflected across the lake towards Putrajaya and Kuala Lumpur.
02 Mirage by the lake’s distinctive curvilinear arrangement is its signature layout. It creates a unique architectural experience to the two condominium blocks and lends a special ambience to the landed parcels of the villa arrangements as designed by the award-winning architect from Singapore, Crossscape and interior design firm from Milan, Saporiti Italia.
01 Those who catch a glimpse of Mirage by the lake will surely feel the urge to explore its inner dimensions that is tucked away behind thick green foliage and crowned by a curved sanctuary of condominiums. Life in Nature’s Hideaway This modern contemporary design residential development is a gated and guarded community with a unique entrance statement and landscape that is built along the concept of a waterfront resort living that offers much more. Within the Mirage by the lake are 413 condominiums and 68 villas that comprises of 3 garden villas, 27 two-storey link villas and 38 threestorey lake villas. The condominium units have gross built-ups ranging from 1,084 to 1,361 sq ft. The garden villas have built-ups of 3,400 to 3,800 sq ft and the link villas have built-ups of 2,700 to 3,200 sq ft, while the three-storey lake villas have built-ups of 4,733 to 4,857 sq ft.
The external steel metal louvers on the facade of the condominiums speak elegantly of their role to provide shade to the tall extensive glass surfaces and also to allow the buildings the optimal thermal and wind performance. Solid end walls contrast against generous glass panels to give striking building forms that are pleasing and unique. All these units are arranged in pure geometric forms superimposed onto fan-shaped parcels that are interspersed with pockets of green that incorporate contemporary ‘smart tropical’ expressions. It is ‘smart tropical’ in terms of the development’s sensitivity to the tropical heat-downpour cycle that is an indelible character of our local climate and the design philosophy takes into cognisance contemporary concerns regarding the climate change in the tropics. This challenge is addressed by integrating the unique pocket gardens and courtyards into a comprehensive system of intermeshing mini climates that allow natural ventilation across the buildings; breathing via its lush ‘green lung’ landscaping ideas by Seksan Design. Special features such as the signature horizontal fins, deep balconies and planters counter the heat and at the heart of the development is a series of ponds and intricate wetland ecosystem, which nurture the landscapes from within, with gentle flowing water just by the doorstep providing a restorative and therapeutic environment to the residents.
MIRAGE BY THE LAKE
03 Lake villa living hall view 04 Luxurious lake villa 05 Aerial view of Mirage by the lake
The resulting environment created is a clever and novel shelter-and-canopy design amidst greenery that maximises the experience of a sheltered life amidst a vibrantly green tropical landscape. Accessible and Secure Community Supported by state-of-the-art amenities like 2 resident clubhouses, SKYgym, SKYgarden, salt water pool, lap pool and children pool, broadband connectivity and 24-hour security provision, Mirage by the lake takes on both form and function, enabling a balanced and luxurious lifestyle. Ample facilities are available for tennis, badminton, squash and ping pong with changing rooms provided for males and females. A library and child care centre provides a change in the tempo while a yoga centre is a magnet for a different outlook on leisure. A multitude of facilities for gathering, leisure, sport and recreation are an intrinsic part of life within this exclusive community where the neighbourhood comes to life in BBQ areas or congregate at a dedicated surau; it is the perfect place where family, friends and neighbours come together. The networks of landscaped parkways intertwine and interconnect with seemingly randomly placed activities nodes throughout that bring people together in a sanctuary where security is monitored
via CCTV at a three-storey guard house at the entrance of this fully fenced development. Living with a strong sense of community brings out the sense of security in the residents, strengthened with security features provided by a fully-integrated security system by GDSS System Sdn Bhd. In the Neighbourhood As with the rest of Putrajaya and Cyberjaya, Mirage by the lake is accessible via Maju Expressway, the LDP, Elite Highway, South Klang Valley Expressway and the Pintasan Dengkil Bypass and is equidistant from KL City Centre (32km) and KLIA (33km). Puchong is closer at 15 km, while Petaling Jaya is 26km away. The Alamanda shopping area is in the vicinity at Putrajaya Precinct 1 while a quick drive via the highways to Subang Jaya and USJ opens up more shopping locations at Sunway Pyramid, Subang Parade, Summit USJ, Giant and Carrefour. Tertiary institutions and secondary school are
05 located within several minutesâ€™ drive including Lim Kok Wing University, Multimedia University, Cyberjaya University College of Medical Sciences, ELC International School, Nexus International School, Sri Putri Cyberjaya Secondary School, Cyberjaya Primary School. Apart from the modern government Putrajaya Hospital, other first class medical centres are within relatively short distances and include Sunway Medical Centre, Sime Darby Medical Centre and Columbia Asia Hospital.
04 Location Map
Hotels and leisure facilities are within the neighbourhood close to the Mirage by the lake and include the Palm Garden Golf Club, Cyberview Lodge Resort & Spa, Marriott Hotel, ShangriLa Hotel and the Pullman Hotel. Multinational companies such as DHL, DELL, Ericsson, Shell, Motorola, IBM and others share the adjacent Cyberjaya neighbourhoods and are mere minutes away.
iProject Listing QuickPro No: NC2002 Project Name: Mirage by the lake City: Cyberjaya, Selangor Property Type: Condominium & Villas Land Title: Residential Tenure: Freehold Built Up: 1,060 - 1,496 sq ft & 4,733 - 4,800 sq ft Listing Price: From RM545,800 & RM2.4mill Total Units/Lots: 481 Bumi Discount: 7% Developer: Jelang Vista Sdn Bhd 9th Floor, Plaza OSK, Jalan Ampang 50450 Kuala Lumpur. Tel: (603) 8318 6618 / (603) 8318 6613 Fax: (603) 8318 6612 Website: www.miragebythelake.com.my
Visit iProperty.com.my for more details
LUXURY LUXURY COLLECTION SELECTION
Bukit Bayu @ 44
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. Distinguished Homes 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. 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.
Bukit Bayu @ U10 Shah Alam is expected for completion in August 2013. 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, childrenâ€™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
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Bukit Bayu lake view Type B dining space Type B entertainment room Bukit Bayu night view
LUXURY LUXURY COLLECTION SELECTION
SETIA SKY BUKIT BAYU RESIDENCES
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Type A perspective view Guest room Location map Type A dry kitchen and dining space
06 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).
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.
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.
The groupâ€™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 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€™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.
Where on the Map: U10 Shah Alam Concept: Luxury double-storey bun
Offered Built-ups: 5,806 â€“ 6,475 sq ft
JENTAYU RESIDENSI @ TAMPOI
Jentayu Residensi @ Tampoi – Towers of Elegance
01 Johor Darul Ta’zim, which translates as the “Abode of Dignity”, and situated in the southern part of Peninsular Malaysia, is amongst the country’s most established states. So it is hardly surprising that a much-awaited exclusive address is currently making waves in the property market.
Jentayu Residensi also offers 24-hour security backed by a high-tech alarm system which includes an intercom service which connects each unit to the guardhouse. These extensive security measures are further strengthened by a smart card access system for double-layer protection.
Jentayu Residensi, slated for completion in June 2013, promises exclusivity to one of Johor’s most sprawling landscapes - 512 units of service apartments housed in a conspicuous pair of 23-storey towers, ‘smiling’ benignly over the town of Tampoi.
Existing neighbouring amenities such as both primary and secondary schools, a Specialist Medical Centre, a public library, banks, police station, shopping malls (Plaza Angsana and Danga City Mall), a Giant supermarket, The Royal Johor Country Club and Universiti Teknologi Malaysia further establish Jentayu Residensi as the raison d’etre for families, couples and singles to live in.
Convenient Facilities This freehold innovative amalgam urban development encompassing a merger of full-featured service apartments with retail boutiques and shop offices will include, amongst others, an infinity swimming pool, modern and equipped gymnasium, BBQ amenities, reflexology and jogging paths.
Unparalleled Accessibility In terms of accessibility, Jentayu Residensi is advantageously positioned along Jalan Tampoi with unparalleled access through the interlinking
Spacious and elegant
01 A view of the infinity swimming pool from above 02 A view of the Jentayu Residensi @ Tampoi
Jentayu Residensi comes in two floor plans. Type A, with a built-up area of 954 sq ft has 3 bedrooms, 2 bathrooms, a living and dining area, kitchen, a yard and balcony. Type B, with a built-up area of 1,056 sq ft offers similar with the exception of an additional utility room. Both types of units are structured to accord spacious accommodation enhanced by high ceilings and panoramic views. The fixtures and materials make this address one associated with elegance and sheer delight â€“ a rare combination which makes it something to be coveted after. At a price range from RM243,000 to RM330,000, these apartments are a steal. Tower A non-bumi units are fully sold while Tower B is open for sale. Early birds are entitled to attractive rebates and discounts.
02 of highways, especially to both Tebrau and Skudai Highways. Just 5 kms away is the Johor Bahru City Centre with main roads leading to the location from the city. Jentayu Residensi is only 10 kms away from the Singapore Causeway and Second Link Expressway. The latest improvement of Jalan Tampoi to a double-carriage way has considerably enhanced traffic flow. The new Pasir Gudang Highway-Jalan Tampoi link has diminished travelling time between these two places.
Currently, the construction stage is up to car park levels. Experienced Developer Jentayu Residensi @ Tampoi, Johor is the brainchild of Achwell Property Sdn. Bhd. which is a subsidiary of Gadang Holdings Berhad (Gadang), incorporated in Malaysia in 1993. Gadang was listed on the Second Board of Bursa Malaysia Securities Berhad in 1994 and was subsequently transferred to the Main Board in 2007. Gadang is an investment holding company while its subsidiariesâ€™ principal dealings are in civil engineering and building construction, property development, water concession, mechanical and electrical engineering services, general trading and oil palm plantation.
iProject Listing QuickPro No: NC2092 Project Name: Jentayu Residensi City: Tampoi, Johor Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Listing Price: From RM243,000 - RM330,000 Total Units/Lots: 512 Completion Date: June 2013 (Expected) Developer: Achwell Property Sdn Bhd Wisma Gadang No. 52, Jalan Tago 2 Off Jalan Persiaran Utama Sri Damansara 52200 Kuala Lumpur. Phone: (603) 6275 6888 Fax: (607) 232 6208 Website: www.jentayuresidensi.com.my
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Highway To Malaysia’s Southern Jewel World-class infrastructure breathes new life into Johor as it makes its journey to the place to live, work and play. It is no secret that Johor is experiencing major change, blossoming from an industrial centre with refineries and factories to become Malaysia’s southern jewel. Thanks to the Iskandar Malaysia initiative, Johor is slowly being fitted with worldclass infrastructure, state-of-the-art facilities and amazing property developments that when combined, provide the perfect environment for communities to live, work and play. Popular amongst Singaporeans, Johor is a favourite escape to relax, shop and dine; taking advantage of the strong Singapore dollar and finding relief from the struggle of living in Asia’s sixth most expensive city. So much so that many Singaporeans have chosen to make Johor their home. Afterall, all one needs to do is cross the 1km Causeway with a valid passport. But of course, that is no secret either.
What is interesting, however, is the interest out-of-state Malaysians are taking to Johor as well. This has much to do with the many access points into Johor that are being developed, making it easier for locals and foreigners alike to flock to the state. With these infrastructures in place, Johor continues to see a steady population increase in several property developments along these routes. These in turn have made an impact on property prices. Mah Sing Group is one of many developers who have seen their property developments such as Sri Pulai Perdana 2 and Austin Perdana increase by 12% to 15% over a period of five years. Sri Pulai Perdana 1, a terrace housing development on the other hand, has seen a staggering 79% increase over a seven-year period. Zone B: Nusajaya & Medini A new lease of life has just been given to what was once the Johor Bahru West Coast Parkway. Now called the Iskandar Coastal Highway, the six-lane highway links Danga Bay to the Johor State New Administrative Centre (JSNAC) in Bandar Nusajaya boosting the economy of west Johor Bahru and making it easier to travel from JB town to the west.
“Home owners and property investors along new transport routes reap the benefits of great accessibility”
Nusajaya is on its way to become the new economic growth centre within the resource-rich state of Johor with UEM Land taking the helm as master developer across the 24,000 acre land. Among the notable developments underway in Nusajaya is Horizon Hills, a RM3.1 billion low-density development with a private 18-hole golf course attracting investors from Korea, Singapore, China, Hong Kong, Australia, Japan, UK 3 and more. Con’t pg 52
SPECIAL FOCUS 52
Johor Con’t from pg 50
A short 10km drive from JSNAC lies another property development reaping the rewards of a great location. Investors from Singapore are eyeing Taman Mutiara Mas for its lush greenery and access to established townships, universities and proximity to the Tuas and Woodland checkpoints. Built between the 2nd Link Expresway and Johor Bahru city, its residents are in an enviable location as it is located right in between zones A, B and E; a short drive to all three areas. Zone A: Johor Bahru City New highway links have also taken away the hassel of travel and traffic, enabling residents to get in and out of their homes and to work easily and without fuss, thus instantly increasing the appeal of a once congested area. Take the Pasir Gudang Highway for example. It is one of Johor’s main arteries and regularly sees cargo trucks passing through its cramped 4-lane highway. With a new link to Jalan Tampoi and a RM150 million plan to increase the lanes to six, travellers will be breathing a sigh of relief and residents of the new Jentayu Residensi at Tampoi will rejoice. With the new Jalan Tampoi link in place and the lane expansion set to be completed in 2012, travelling time to both the North-South Highway and the Causeway will be dramatically cut, just in time for the 2013 completion of Jentayu Residensi. This mixed retail and residential development will soon see a surge in amenities in its surrounds, expecting a surge in population at this exclusive address as well. Southkey will also be reaping the rewards of the highway upgrade when it is completed in 2014.
This unique mixed development township in the heart of Johor Bahru sits comfortably along Jalan Tebrau, the new Eastern Dispersal Link (EDL) and the proposed LRT line. Easily accessible by LRT and major roads, retail outlets there can expect healthy business and property owners can expect a rise in property prices. Zone E: Senai - Skudai Johor’s industrial area gazette with free zone status. Current key economic activities are its airport services, engineering, electrical and electronics (E&E) and education. Going forward, Flagship E would also be the hub for agro and food processing, ICT and retail tourism. Located at the northern region of Iskandar Malaysia, this industrial zone is best positioned to take advantage of new and existing infrastructure with the airport just around the corner and multiple highways such as the Senai-Desaru Expressway, North-South Highway and the 2nd Link Expressway right at its doorstep. Daiman Prime Factories within Taman Perindustrian Murni Senai is one of such properties enjoying access advantage. Only 5km away from the Senai International Airport, goods are easily sent for export with the Senai Cargo Hub nearby. Set to be a hit with Singaporeans and locals alike is the soon-to-be-completed Johor Premium Outlets. Nobody can resist a 175,000 sqft space of goods by over 80 leading designers at factory outlet prices. With multiple highways from the north and south making its way to zone E, one can be sure of the area’s popularity.
Scientex skudai - Taman Mutiara Mas
“Nature living in the heart of the city” The premier integrated township of Scientex has earned the praise of many for its well-structured blend of commercial and residential buildings beautifully accentuated by an ample reserve of lush foliage. Scientex is part of the illustrious Taman Mutiara Mas or otherwise known as “The New Gem Sparkles” and is within the Iskandar Development Corridor. Taman Mutiara Mas earned the well-deserved title of “Nature living in the heart of the city” when it set a new milestone with its acquisition of a land bank of over 146 acres of development land in Skudai. The RM1billion development with a 991-year lease comprises a balanced mix of 1,995 units of homes and business spaces fully surrounded by retail, recreational, educational and financial infrastructure.
Township also prides itself in only building premium, contemporary properties which utilize the best in building and finishing materials. Scientex’s commercial development offers investors the advantage of being situated in a prime location with ready traffic from a vibrant residential area primarily consisting of professionals and business owners with high purchasing power. Its 3-storey shop offices feature an attractive modern facade of minimalist architecture, making them ideal venues for lifestyle brand outlets. This commercial centre is also serviced by 2 multistorey car-parks. Superlative features
Green paradise Scientex introduces a fresh perspective to city living with its ‘Nature Living in the Heart of the City’ concept. The very basis of this concept is the allocation of a good size area for greenery only which is indeed a laudable step by the developer to ensure a sustainable development that can be enjoyed for generations to come. The Scientex
With its prices appreciating by over 30% since its launch in 2010, Scientex residential property is a real estate investor’s dream investment. Scientex luxury homes are set within 3 individual thematic precincts known as The Canal, The Woods and The Mound. Scientex offers potential purchasers the option of choosing a full range of luxurious modern homes, from
2-storey Garden Living Cluster Homes, 2 1/2 Storey Exclusive Terrace Homes to 2 Storey Semi-Ds and even a high rise serviced apartment. Opal, the 2-storey Garden Living Cluster home has earned a name with its 22-foot full glass facade and large windows that allow natural light and fresh air to bathe the home. Opal’s wide and open design also includes a bathroom with a sky window and high ceilings in the living and master bedroom. The exclusive ambience that envelopes the 60 units of phase 1 Opal homes is enhanced by its natural surroundings of green vegetation as well as the gentle ripples of the canal that flows around the precinct’s border. Like the Canal where Opal is situated, each precinct in the residential block of Scientex is set against a green backdrop of tropical flora and fauna. The township also houses a 2.34-acre recreational park or the size of 1.5 soccer fields. This new green lung is comprised of rolling grounds, canals and waterscapes. People who choose to make their homes in Scientex are provided with a secure and private living environment. To complement their 24-hour security patrolling system, CCTV surveillance, a single-entry point and entry by access card only are some of the security features to be adopted by the township. Prime Location Taman Mutiara Mas’ enviable location within the Iskandar Region Development corridor places Scientex in prime location giving it easy access to established 01 Opal, Canal Cluster Sanctuary 02 1 Signature, 3 storey shop offices
townships such as Nusajaya, Kota Iskandar, Puteri Harbour, Legoland as well as University of Newcastle and University of Malborough. Its proximity to Singapore via the Tuas and Woodland checkpoints has already garnered the interest of Singaporeans eager to invest in prime property in Malaysia. Another advantage is its location midway between Johor Bahru city centre and the Second Link. Scientex certainly has all it takes to emerge as the southern corridor’s most sought after township. It offers a golden opportunity to investors to own a piece Malaysia’s next fastest growing hub. With prices beginning from RM568,800 and the offer of a RM30,000 rebate to the 1st 30 purchasers, plus free legal fees, disbursements and stamp duty on SPA, the units when launched in September this year will certainly generate a lot of interest. Reliable developer Incorporated in 1968, Scientex Berhad, is involved in manufacturing and marketing polyvinylchloride (PVC) leather cloths and sheeting. The company was registered on the main Board of Bursa Malaysia Securities Berhad in 1990 and was listed as Scientex Packaging Berhad in the second board in year 1996. Today, Scientex has grown seamlessly and diversified from a PVC leather cloth production to a multimillion corporation which oversees two major divisions – property developments, comprising of Scientex Pasir Gudang, Scientex Kulai, Scientex Height (Ayeh Keroh) and Scientex Skudai; and manufacturing dealing with industries and packaging. Scientex Berhad has earned a reputation as one of the most reliable developers and is one of the world’s largest producers of stretch film.
iProject Listing Project Name: Taman Mutiara Mas Product Name: OPAL City: Skudai, Johor Property Type: Cluster Homes Land Title: Residential Land Area: 32’ x 65’ Built Up: 2,330 – 2,574 sq ft Listing Price: From RM568,800 Total Units/Lots: 60 Completion Date: Sept 2013 (Expected) Developer: Scientex (Skudai) Sdn Bhd Pejabat Jualan Taman Mutiara Mas Skudai 81300 Johor. Phone: (607) 559 9988 Fax: (607) 559 9333 Website: www.scientex.com.my
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SRI PULAI PERDANA 2
Sri Pulai Perdana 2 56
Graceful Homes in Idyllic Setting Skudai Development Corridor which is part of the Iskandar Development is drawing a number of local and foreign professionals creating a demand for luxury homes which are secure. Sri Pulai Perdana 2 is amongst the few residential developments in the area designed to cater to this premium lifestyle. This CONQUAS standard development consists of Garden Resort Homes and a small selection of shop offices. Sri Pulai Perdana 2 aims to please even the most discerning with its resort-style residence complete with a clubhouse offering concierge and lifestyle services. The setting is idyllic which complements the graceful elegance of Sri Pulai Perdana 2’s homes. Sri Pulai Perdana 2’s Garden Resort Homes comprise of double storey terrace houses and semi D link homes with designs that represent the perfect marriage of form and function. Aesthetically pleasing to the eye yet practically built to cater to today’s lifestyle, Sri Pulai Perdana 2 homes take pride in requiring no renovation. The double-storey terrace houses are are completed and are in move-in condition while the double-storey cluster homes are expected to be completed this year end. Spacious with large built-ups from 1,639 sq ft to 2,269 sq ft
and simple lines, the 24 by 70ft homes offer creative home owners a beautiful canvas to express their personal preference in interior decor. They may wish to draw their inspiration from the well-manicured gardens and lush greenery that surround their homes. A limited number of 32 units of shop offices are also being built within this exclusive development to service the homes. The 3-storey shop offices which offer a frontage of 22 ft wide are 70 ft long and are at the minimum, 4,493 sq ft in built-up area. With a clean and contemporary facade, they appeal to the young and aspiring entrepreneur set for success in the retail arena. Launched in March 2011, these limited units front Lebuhraya Pontian. A new phase of 2-storey shop offices is launching soon. Built on similar land area of 22’ x 70’, these contemporary designed shop offices have built-ups from 3,080 sq ft. Like the first phase of commercial units, the new phase which consists of 57 units are targetted at young business owners zealous for the right location to make their mark. Given the aspirational lifestyle of the residents, any business venture catering to the lifestyle needs of the young professional would enjoy success here. Early birds
get to purchase the shop houses at a very affordable minimum price of RM480,000. Full facilities & amenities The 72- acre Sri Pulai Perdana 2 is a fully gated and guarded residential development with a private clubhouse complete with swimming pool for the enjoyment of its residents. Although very much a self-contained development, residents of Sri Pulai Perdana 2 will be able to leverage on the established amenities just beyond their gates. Residents’ educational needs can be met by the presence of a national public school as well as a Chinese school in the area. UTM which is a tertiary education institution is also in the vicinity. Two popular retail chains, Giant hypermarket and Jusco Department Store are also located nearby to cater to the shopping needs of residents. Sri Pulai Perdana 2 offers the promise of an aspirational lifestyle for Malaysians who wish to upgrade to a more sophisticated way of living. It is the perfect investment opportunity for those seeking homes that comply with guidelines for an environmentally friendly and sustainable development. Sri Pulai Perdana 2 with its fully functional homes constructed within a resort style garden setting is designed to contribute to the enhancement of its residents’ quality of life. Strategic location The shop offices are located next to Lebuhraya Pontian and connected to the Gelang Patah and Pulai interchanges via the proposed 2nd Link Expressway.
02 01 2-Storey shop office 02 Entrance of Sri Pulai Perdana 2 It is equidistant to the North-South Highway and Senai Airport which are both 10kms away. It is also near to Skudai Highway which is 8kms away while the Second Link at Tuas is 18kms away. Premier lifestyle developer Listed on the Main Board of Bursa Malaysia, Mah Sing Group is Malaysia’s premier lifestyle developer with trendy, quality properties in prime & strategic locations. With 16 years of property development expertise, Mah Sing is a fully integrated developer of residential, commercial and industrial projects. The Group’s projects are not focused only in Malaysia but they are also making inroads into China’s vibrant market. In Malaysia, it is focused in the Klang Valley, Penang and Johor.
iProject Listing Project Name: Sri Pulai Perdana 2 City: Johor Bahru, Johor Property Type: 2-Storey Shop Office Land Title: Commercial Tenure: Freehold Land Area: 22’ X 70’ Built Up: 3,080 sq ft Listing Price: From RM480,000 Bumi Discount: 15% Developer: Mah Sing Properties Sdn Bhd Sri Pulai Perdana 2 Sales Office Wisma Mah Sing Lot No 1912, Off Lebuhraya Pontian Taman Sri Pulai Perdana 2, 81300, Skudai, Johor Phone: (607) 527 3133 Fax: (607) 527 3323 Email: firstname.lastname@example.org Website: www.mahsing.com.my
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The New Pulse 02 of Johor Bahru
Kota Southkey in Johor Bahru is literally the key to the southern tip of Peninsular Malaysia where a new lifestyle and business development treasure chest is ready for you to unlock. The 330-acre mixed development township, known simply as Southkey, will eventually replace the Kem Majidee military base that is being relocated in stages as the township takes shape in the location about 4 kms north of the city centre and within the flagship Zone A of Iskandar Malaysia. The location is set amidst matured neighbourhoods which provide a ready catchment population of 120,000 within a 3km radius ready for a new centre of vibrancy in Johor Bahru city.
01 Southkey Avenue with stunning contemporary facade, convey a statement of style 02 Central Piazza @ The Lakefront shop offices
Southkeyâ€™s long-term 15-year master plan is conceived by renowned and prominent Australian architect, Professor Phillip Cox from Cox Architecture and the unfolding of this master plan will mirror and complement the development of the Iskandar Region, with a visage of vibrant city life set amongst peaceful walks and shady parklands for a fulfilling and inspired urban lifestyle. Following the successful launch of Southkeyâ€™s The Lakefront Shop Offices, which premiered in March this year, Selia Pantai Sdn Bhd, the developer of Southkey is proud to announce the upcoming launch of its second unique
urban living, business and lifestyle development, Southkey Avenue. This second installation of Professor Phillip Cox’s vision is a continuation and further exploration of the underlying concept at The Lakefront Shop Offices designed with a focus towards people, security and ambience anchored by a wide central piazza with lush landscaping and water features creating a cool and relaxing environment which is ideal for alfresco dining and street cafes. Another radical feature is the covered elevated pedestrian linkways connecting different blocks for easier access.
convenience via major roads straddling the city. Southkey Avenue can be accessed through Jalan Bakar Batu via Jalan Tebrau, a main thoroughfare linking Jalan Tun Abdul Razak, Pasir Gudang Highway and North-South Highway. In addition to this, the new Eastern Dispersal Link (EDL) is currently being constructed to the east of the development connecting the North-South Highway to the newlybuilt Sultan Iskandar Customs, Immigration and Quarantine (CIQ) Complex making Southkey Avenue a new urban paradise with excellent connectivity and accessibility. Friendly amenities
Southkey Avenue will build on this life-work synergistic design unveiled by The Lakefront Shop Offices which is already 70% sold to buyers eager to call this location their business address of their own. Designed as Precinct 3 of the nine-precinct Southkey township, Southkey Avenue is the second dimension – thus, second key - to the largest commercial and lifestyle real estate development in Johor Bahru city centre ever. Southkey Avenue launching is slated for January 2012 and is now open for registration. It will unfold as a new dimension to the Southkey township and will enhance the presence of The Lakefront Shop Offices with its own definite statement in style and finesse of modern living, awaiting those who will call this piece of prime location “home”.
Swim in the infinity pool, take a dip in the Jacuzzi or enjoy quality time with your family in the park at Southkey Avenue’s Recreational Facilities @ Podium where you can also enjoy a sense of precious personal space within yourself by unwinding or simply lazing around on the sun decks within this virtual urban paradise. The excursions into a Nature-inspired life takes on a pronounced realism for your whole family with an extraordinary camping site, or a night out in the open air with your family and friends at the BBQ area created for you and your family to enjoy some outdoor fun and adventure within a secured environment. The concept of cherishing Nature is an in-built feature of Southkey Avenue, which even provides parking bays with eco-friendly electric car charging stations for those who own electric cars.
Hybrid lifestyle Southkey Avenue offers 5.64-acres of work, play and retail access integrated in 3 lifestyle components – Residential Suites, Lifestyle Suites and Retail Suites. It is a place for everyone where comfort and ease of lifestyle activities are uncompromised whether living in the Residential Suites, working and living in the SOHO-ready Lifestyle Suites or sampling the latest in gadgets, fashions and culinary delights in the Retail Suites. With the comprehensive 3-tier security, a guard house with highly trained security personnel, an access card for your secured entry at lift lobby which links to the intercom system in your home, and a 24hour monitored surveillance, residents can put their mind at ease and leave this to the experts. Strategic location This invitation to come shop, dine, live, work, play and stay right at the centre of sprawling Johor Bahru, comes with a well thought-out means of access into the heart of this bold blend of lifestyles and
You can look forward to entertaining your family or friends at Southkey Avenue’s private function area, the Sky Lounge. Situated at the roof top of the Residential Suites, Sky Lounge is the perfect venue to have your private celebratory moments while enjoying a breathtaking panoramic view of Johor Bahru City against the distant backdrop of the Lion City across the Selat Tebrau. Nature in the city The Residential Suites are where you cosy up in the myriad types of suites made for your urban living. The smaller range would be the 1 Bedroom and the 1 + 1 bedroom measuring 561 sq ft and 667 sq ft respectively. The medium size suites, which are the 2 Bedrooms, and the 2 + 1 Bedrooms, range from 863 sq ft up to 1,193 sq ft in size. Should one desire to have the luxury of space, the 3 + 1 Bedrooms with a total of 1,310 sq ft in size would be the perfect option. Now work has a home Taking a cue from the increased number of entrepreneurs who work from home, Southkey
03 The Lakefront shop offices of three to eight storey will features wide frontage for greater visibility 04 Landscaped boulevard @ The Lakefront shop offices
Avenue came up with the Lifestyle Suites (SOHO). It is a range of uniquely designed office suites which can also become your own home.
There are 2 types of suites available, single suites or duplexes. There are 72 units of single suites measuring 723 sq ft each. The duplex has been divided into two, Duplex Type A and Duplex Type B. Duplex type A has 108 units measuring 1,139 sq ft in size each. Duplex Type B offers a slightly bigger space which is 1,484 sq ft in size. The latter has only 6 units. To top this, the Lifestyle Suites provide spacious common meeting rooms on the ground floor in the case of occasional group meetings.
04 Next to work & play This is home to new fresh gourmet adventures with alfresco dining concept or be pampered with a host of others retailers for your convenience at Retail Suites. Developer is key The Southkey Township is developed by Selia Pantai Sdn Bhd, a joint venture between Tasik Zamrud Sdn Bhd and Kumpulan Prasarana Rakyat Johor Sdn Bhd, and will be managed by Southkey Properties Sdn Bhd, a member of Selia Group which is a leading construction and engineering group in Malaysia.
iProject Listing QuickPro No: NC2210 Project Name: Southkey Avenue City: Southkey, Johor Bahru, Johor Property Type: Serviced Residence & SOHO Land Title: Commercial Built Up: 560 - 1,310 sq ft Total Units/Lots: 714 Open for registration Developer: Selia Pantai Sdn Bhd Suites 15.01, 15th Floor, Menara MAA 15, Jalan Datoâ€™ Abdullah Tahir 80300 Johor Bahru, Johor. Phone: (607) 332 9988 Fax: (607) 335 7272 Website: www.southkey.com.my
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JOHOR which will also have a MRT/LRT system connecting Flagship E to the Johor Baru City Centre and other various locations . Facilities and Amenities
The bustling south side of the southern state of Johor Don’t let the rustic township of Kulai deceive you
Kulai possesses a certain appeal that lures residents and visitors to immerse in various attractions, facilities and developments. The upcoming developments will see numerous offerings that will lure residents to the area. Kulai have experienced massive changes lately due to the Iskandar Malaysia project. From a fairly quiet town, the tranquillity of the area will be soon buzzing due to the various development initiatives by the government as well as property developers. These changes will also make Kulai the next tourist hot spot. This township in the southern state of Johor is located 29km from Johor Bahru. Traditionally a town driven by agricultural activities, today it is an industrial town with booming factories and amenities. With these rapid changes, residents in the area can look forward to further economic growth. Accessibility Kulai’s township is easily accessible via the North South Highway and also via the Intercity train services operated by Keretapi Tanah Melayu Berhad (KTM). Alternatively, one could also get to Kulai by air, landing on the runways of the Senai International Airport, which is envisaged to be the No. 2 airport in the region, after Changi, by 2025. The drive from Johor Baru to Senai Airport takes approximately 30 minutes. Under the 5 flagship zones identified as key focal points for development in Iskandar, the Senai Airport falls under the Flagship E category. The future plans encompass a multi-modal terminal and cyber city,
With its rich multicultural heritage, Kulai offers residents in the area various places of worship that caters to the need of all religions. For example, there are Chinese temples such as the “Thousand Fairies” which caters to the Chinese community. Those with a Christian faith can opt to attend services at one of the many churches in the area such as the Presbyterian Church or Christ the King Catholic Church. The well-known Masjid Jamek mosque is also very popular among the Muslim community as it is located in town itself. There are also several exciting tourist attractions such as Pulai Mountain, the Saleng Zoo and the Nanyan Aquarium Center that tourists can enjoy. Furthermore, there are several hypermarkets such as the Giant Hypermarket Kulai Utama that offer a variety of household items and groceries for residents and tourists alike. There are also several local shopping malls like Kulai Centre Point and IOI Mall Kulai for residents to relax and unwind with their family and friends. The township of Kulai also houses a few hotels for the convenience of tourists as well as residents of the area. Amongst the hotels in the area are City Star Hotel, Sri Hoover Hotel and Kulai City Inn. Developments With its easy access from routes leading to and from major trunk roads and expressways, more and more residents are opting to live away from the major cities as it may be due to the rising prices of housing developments in that area. Developers like IOI Properties Berhad and Genting Properties have embarked on various housing projects such as the Bandar Putra Kulai and Indahputra townships respectively, to cater to the increasing demand by property hunters and investors. These townships are located prominently in key growth corridors of Iskandar Malaysia where residents may benefit from the well planned infrastructure and development in the area.
Upcoming launches in Penang We elaborate on some of the new launches coming up in 2H 2011 and going into 2012. Despite talk of the possibility of a property glut in Penang, most developers are still optimistic that demand is still there though not as red hot as 2010 due to several factors, not least the weak market sentiments in Europe and the US. For 2H 2011 and 2012, the estimated gross development value (GDV) for planned launches in Penang is in the region of RM4.4 bil, comprising largely of residential projects in both the island and the mainland. Some of the big time developers from KL are SP Setia Bhd, Sunway City Bhd, Mah Sing Group Bhd and IJM Land Berhad. KL big boys SP Setia has RM1.13 bil GDV of residential properties lined up from November 2011 comprising of a RM180mil commercial precinct for Setia Pearl Island, the RM62mil 11 Brook Residences, a RM175mil condominium in Sungai Nibong, the RM412mil Setia V Residences in Jalan Kelawei and the RM302mil Setia Greens Phase 2 in Sungai Ara.
This will be followed by launches in 2Q 2012, which include the Setia Greens Phase 2, the condominium in Sungai Nibong, and Setia V Residences, a luxurious condominium in Jalan Kelawei. Mah Sing Group, another big boy from KL, will also be launching different phases of their projects worth an estimated GDV of RM1.6bil on various prime locations on about 95 acres on the island. Meanwhile, Sunway City will be launching the Sunway Hill Residence on an 81-acre site in Sungai Ara, construction of which will start from 2012 through to 2017. The RM1bil project comprises of 600 units of landed properties and condominiums. IJM Land, which has a 325-acre (130ha) landbank on the island, including 153 acres on reclaimed land will be launching a RM400mil project in Bukit Mertajam consisting of cluster and terrace houses by end 2011. One of the biggest developers in Penang, IJM Land is expected to complete the reclamation of 103 acres by end 2012 for the development of a RM5bil mixed development project, expected to be completed within 10 years’ time. Penang developers Penang-based developers are just as ambitious, and even more so, with E & O’s RM12bil , Phase 2 of the Seri Tanjung Pinang project involving 740 acres of to-be reclaimed land in Tanjung Tokong being the talk of town. Ivory Properties Bhd is no stranger to reclamation as it is reclaiming 35 acres to add to its recent acquisition of the 67.56 acres of Bayan Mutiara land in Bayan Baru for a mixed development scheme with an estimated GDV of RM10bil.
“ The “frenzied” construction work will
generate economic activities and is thus something that is healthy for the state.” Another reclamation project is the 100acre site in front of Queensbay Mall by Boustead Holdings Bhd. Leading Penang supermarket group Suiwah Corporation Bhd is presently involved in a RM1bil mixed development project on 3.64ha site within the Farlim township at Bandar Baru Air Itam. There are also unconfirmed reports that it has plans to build a mega mall in Penang, estimated to be the size of the hugely popular Mid Valley Megamall in KL. Other smaller developers with plans for new launches include Lone Pine Group of Companies, MTT Properties and Development Sdn Bhd, Asas Dunia Bhd and DNP Land Sdn Bhd. A prominent developer probably sums up the mood of most developers in the face of “crisis after crisis” - “Development is an industry that cannot slow down. Every 10 - 15 years, we have a downturn but we have to weather it and keep going. For us, it will be business as usual.”
Up till now, not many have heard of Melati Ehsan Holdings Berhad. That is about to change as the low profile developer takes on more projects across Malaysia. iProperty.com talks to its Executive Director Datuk Tan Hong Hing on its future direction. iProperty.com: Tell us a bit of your company’s history, how it came about, who were the founders etc. Datuk Tan Hong Hing: Melati Ehsan Group was founded by Tan Sri Dato‘ Yap Suan Chee in early 1990s. The Group is involved in the construction sector when Pembinaan Kery Sdn Bhd commenced its operations. Tan Sri Dato’ Yap together with his business partners expanded the Group’s operation from general contracting to specialized construction management. Tan Sri has been actively involved in the construction and property development industries for more than 25 years. We are a turnkey contractor specializing in construction management providing total solutions from conceptualizing project needs through financing, engineering, construction and maintenance. We provide the whole works from planning, design, engineering, procurement, construction and maintenance of a project and often include a financing component. Through a combination of our expertise in construction industry and strong financial management, the Group was able to secure major contracts for construction of roads and bridges as well as building works such as residential houses, condominiums, hypermarkets and
sewerage treatment plants from both the government and private sectors. iP: How has response been for your current projects? THH: Generally, market response on our current and future projects remained encouraging. Our Taman Ehsan Jaya development should be able to meet our targeted results by end of 2011. Our future launches, Bayu@ Pandan, Pandan Jaya have received overwhelming response from interested purchasers. We believe this development scheme will achieve good take-up rate and feedback from the market due to its strategic location, accessibility and fully completed amenities in the vicinity. Now, studio and one and 2-bedrooms are doing very well, especially those with facilities as well such as swimming pool and security. I believe there are 4 factors buyers consider very important nowadays security, location, land tenure ie. freehold or leashold, and architectural finish. iP: What new offerings can we expect for this year (2011)? THH: We target to launch our Taman Ehsan Jaya,
Pandamaran, consisting of 44 units of shop lots. This development is adjacent to the existing Pandamaran market and is suitable for young entrepreneurs to establish their business and operations such as fashion outlets, cafés and restaurants. iP: What are some of your notable upcoming projects in your pipeline? THH: Bukit Bayu@ U10 Shah Alam, consisting of 150 units of 2-storey bungalows, guarded communities with facilities such as clubhouse, lake garden, total of 5 acres green, was initially launched for 1st phrase 65 units. Taman Ehsan Jaya, Pandamaran- RM500 million mixed development comprises of 500 units of residential homes and 320 shops which will initially launch 135 2-storey shops this year. Taman Ehsan Jaya, Johor Bahru – Ehsan Heights 140 units 2-storey and 2-storey terraces within a guarded and gated community inclusive of 3.3 acres of Ehsan Height Garden. Bayu 23 Bungalows – 23 units of 3-storey bungalows, with built-ups ranging from 8,000 sq ft lot size to 10,000 sq ft at Seksyen 11, Kota Damansara. Bayu @ Pandan - 280 units condominium in Pandan Jaya, which is located next to Pandan Jaya LRT station. Bayu 40 @ Bukit Jalil – 40 units of 3-storey superlink terrace, gated & guarded communities with clubhouse facilities. iP: What are the special features that deserve mention about your projects? THH: Bukit Bayu @ U10 Shah Alam, located next to Bukit Cherakah forest reserve masterfully codesigned by the world renowned French architect Mr. Patrick Marie Frecon. Mr. Patrick had been involved
in several high profile and successful projects in Malaysia including Putrajaya and Kuala Lumpur French Embassy. Taman Ehsan Jaya, Johor Bahru has a record of early completion of 12 months for the project. Bayu 23 seksyen 11 Kota Damansara, consist of 23 units 2 storey bungalows, located at the most prestigious address and yet can enjoy the perfect green. The project is situated next to Kota Damansara forest reserve. Bayu@ Pandan Jaya- project located next to LRT station of Pandan Jaya, within 5 minutes walking distance each unit comes with balcony which can enjoy the view of KLCC. iP: What are the ‘green’ features that have been or will be incorperated in your projects? THH: Slowly, we are implementing the green features in our projects, some of which we target to have GBI certification. iP: What can we expect to see in terms of your landbank acquisition this year? THH: We have acquired several parcels of lands in 2010 which will keep us busy from early 2011. Bayu Melati Sdn Bhd (a wholly-owned subsidiary of the company) and PKNS Holdings Sdn Bhd (a whollyowned subsidiary of Perbadanan Kemajuan Negeri Selangor) had entered into a joint venture agreement for the proposed development of three parcels of freehold commercial lands measuring 18.65 acres located at Kelana Jaya, Selangor Darul Ehsan. The lands are strategically located at a prime location at Kelana Jaya which is accessible via an integrated good network of roads and infrastructure and within the vicinity of a matured and thriving neighbourhood in Petaling Jaya. The lands are earmarked for development in stages into a comprehensive mixed development scheme covering residential, commercial, retail mall, hotel,
01 Ian Tan, Sales & Marketing Manager (L), Datuk Tan (centre), Neoh Soon Tong (R) 02 Space for caption
“Our first love is property. We have been in this line since the 80s but are very low profile” – Datuk Tan
sports, cultural and leisure activities with projected gross development value of more than RM2 billion. The proposed development, once completed will transform Kelana Jaya into a centre of attraction and emerge as a new landmark in Petaling Jaya. We have little borrowing. Only recently, we borrowed RM1.8 mil to buy a piece of land. We always use our internal funds as we are very conservative.
iP: How do you foresee the property market outlook in the 2nd Q of 2011? THH: We are confident that the market is sustainable as buying activities are backed by economic fundamentals and supported by the expected rise in business spending that resulted from effective implementation of the Economic Transformation Programme and Tenth Malaysia Plan (10MP). The roll-out construction and infrastructure activities under these policies will provide significant support and sustain the growth momentum. Lack of other more reliable investment alternatives, the volatile nature of the share market and ample liquidity in the local financial systems has certainly given an added attractiveness to property investment. In addition, Malaysia’s favourable demographics with a relatively young population and rural-urban migration will support continuing growth of the sector. We anticipate that Budget 2012 will introduce or re-implement certain rules and regulations to curb speculative activities. Nevertheless, if excessive tightening measures are introduced,
04 03 Space for caption 04 Space for caption
they will have negative broad-based impact on investors’ confidence and market sentiments. iP: Are there any plans to develop properties overseas? THH: We are at all times constantly looking out for property development projects locally and overseas. However, our focus and core business activities will still be in Malaysia. If the opportunities arise and the projects are viable, we will consider them. iP: What sort of appreciation can investors expect from your latest project? THH: Our latest project in Seksyen 11 Kota Damansara, known as Laman Bayu has appreciated more than 50% even before vacant possession is delivered to our buyers. Initial purchase price was only at RM858,000 but recently it was transacted at more than RM1.3 million in the secondary market.
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It’s not usually a model house that captures my attention but during a recent property expo organized by iProperty.com, a model house of a 4-storey villa with an infinity pool perched at the edge of a ridge atop a hill had me dreaming of my first dream home. That’s the kind of first house that I long for. Another being a luxurious tree-top house by the beach, complete with a swimming pool. Don’t ask me how the pool fits into the tree. That’s another story altogether.
Jessica Ng, Business Manager of Engtex Properties Sdn Bhd gives a glimpse of the company’s plans especially its mission of building sustainable “dream” homes
But that first glimpse of paradise in Selayang (surprise) had me first acquainted with Engtex. Sounds like a China-man traditional family business but in fact, it’s evolving into a very modern company run by the next generation of the Ng family schooled in modern management methods. Founded by Dato’ Ng Hook who currently holds the position of Group Managing Director of Engtex Group Berhad, Engtex has had a humble beginning as a hardware retail shop in Jalan Ipoh, Kuala Lumpur back in 1973. Over the years, it progressed into manufacturing of pipes and bitumen products, valves, manhole covers, and wire mesh, culminating in being listed on the Main Board of Bursa Malaysia since 2001. Its property division, established since 2007, undertook several high-end property developments – aptly named the “Tiara Series”. The Tiara was and is still the crowning achievement of Engtex. These are high-end landed properties that marry comfort with luxurious living. Beginning with Tiara Villa, comprising of 28 units of semi-D homes and 1 bungalow, Engtex went on to build 101 units of terrace houses and 4 units of semi-Ds in a development called Tiara Putra. Tiara Puteri followed, comprising of 76 units of semi-detached homes. All these are completed and sold. “46 Villas, 46 Pools” And then, my dream home, the very exclusive Tiara Residences Signature Pool Villas starts taking shape. “46 Villas, 46 Pools”, these beautifullydesigned homes at the fringe of KL city centre are striking in that they are reminiscent of some European contemporary villas. Parts of the verdant Selayang area has that kind of effect, partly due to its proximity to the jungle reserve. Designed by Pakatan Reka Akitek, the developer took one year to finalize the design features with many changes and fine-tunings in between, reveals Engtex Properties Sdn Bhd’s business manager, Jessica Ng. “There are plenty of lifestyle elements incorporated, for example, huge bathrooms, which defines all of Tiara series of homes; double volume ceilings, open leisure deck, Jacuzzi, sky garden accessible from the
master bedroom and skylit roof in the master bathroom. There is also a spiral staircase in the master bedroom leading to the study loft,” says the youthful Ng whose responsibilities include heading the sales and marketing team.
SOHO, duplex), industrial building and even hotels. We have a few hotels in the planning and would provide our own hotel management service,” the business manager says, adding that they are looking at mixed commercial in the city centre.
As Engtex prides itself in championing the cause of sustainable developments, all of its Tiara series, starting with Tiara Villa, come with rain harvesting system and daylighting which ensures sufficient daylight into the house. There is lots of cross ventilation built into the design as well as many water features. The pool in Tiara Residences can be considered as part of the water features too,” says Ng.
Despite the softening market, a result of uncertainty in the world’s economy, Ng feels that there is still demand for certain market segments such as landed properties under RM500K.
The site itself has natural security features as it’s not accessible from the top of the hill in the high terrain area which is surrounded by greenery. A single point of entry, autogate, CCTV, card access and intercom system complete the picture-perfect abode of the signature villas. With all these nifty features, it’s not surprising that Phase 1 of Tiara Residences is 90% sold while Phase 2 is 30% sold within 2 weeks of its launch. The buyers are mostly upgraders from the surrounding areas - Selayang, Jinjang, Kepong, Sungei Buloh as well as KL city centre. “They like the beautiful views, KL skyline, and the serene environment. Some are very cash rich, but come dressed in very simple and casual style and drive very simple cars. The layout appeals particularly to 3-generational family,” Ng reveals. As a result, Engtex plans to further expand the Tiara series. Next to it are high-end semi-Ds with a GDV of RM80 mil located in Bukit Rahman Putra sometime next year. The company already owns RM70 mil worth of landbanks which they are planning to develop for this and next year. At the same time, the developer is in the process of acquiring 100 acres within the Klang Valley. Diversification Ultimately, the group aims to diversify its business. “We are looking at all segments including commercial, for example, Emerald Avenue (mixed
“Compared to other economies, our economy is not so affected. The prices may flatten a bit and may not see the dramatic increases seen in 2010 but there would still be price increases because of overall higher costs. Add to that, the Klang Valley economic projects such as the MRT and River of Life projects would help spur price increases due to the improvement in infrastructure. I foresee that in coming years, developers would build more sustainable houses as people become more environmentally aware,” Ng concludes. I left feeling that this is one developer who is able to build “sustainable” dream homes and let ordinary folks like me live it.
Judging from a recent property seminar, not many investors appear to be gungho or even aware about REITs (Real Estate Investment Trust). That being the case, iProperty.com poses some pertinent questions to Mr Stewart LaBrooy, CEO/Executive Director of Axis-REIT, about this oft-overlooked property investment vehicle.
iProperty.com: Why should investors choose REITs over physical property investments? Stewart LaBrooy (SL): REITs represent a liquid proxy to physical assets - you can buy and sell like an equity stock whereas with physical properties, quick disposal is a big problem. REITs also have the following characteristics: • • • • • •
74 “Industrial REITs are the most defensive of all the asset classes and least subjected to the property cycle”
Priced daily in the market Linked to interest rate cycle - similar to physical property Provides a hedge against inflation - similar to physical property Low entry cost- unlike physical property Excludes Property Business risks -there are inherent risks in owning physical properties.
iP: Why should investors choose AXIS REIT? If investors have bought it since its first launch, how much would they have profited? SL: Axis has rewarded investors with regular dividends and capital growth since listing. If you had invested in Axis-REIT at IPO, your return to date would have been 166%.
iP: How much are the total assets worth in the Trust? What are some of the landmark buildings owned by AXIS? SL: Assets under Management as of 1H 2011 is worth RM1.267 billion. We are targeting to increase it to RM2 billion in 3 years. Some of our landmark buildings are Menara Axis, Crystal Plaza, Quattro West and Tesco Bukit Indah, Johor Bahru.
iP: What should you look for when thinking of investing in a REIT? SL: A strong history of accretive acquisitions that will grow the Distribution per Unit and increase the share price. A strong management team is also essential for a successful REIT. In addition, the capital management of the Trust is important. Debt has to be well structured and a mix of long and short term debt is preferred. iP: What are the pitfalls of investing in a REIT? SL: A poor quality portfolio with bad management and no acquisitions will lead to inferior performance. REITs also are exposed to the property cycle and depending on the sector can lead to a reduced dividend and share price. iP: Is now the right time to invest in REITs? SL: There is never a bad time to invest in REITs. It is a defensive stock and so long as the Manager grows the Trust; the yields and the total returns will increase over time. iP: With analysts predicting a soft office rental market, how would this affect AXISâ€™ performance? SL: Industrial REITs are the most defensive of all the asset classes and least subjected to the property cycle. We have three commercial buildings which thankfully are 100% full and well located. Our rents are also very competitive and provide us with a competitive edge. On the other hand, we have seen Industrial rents increase 30% over the past 12 months in the Klang Valley iP: Do you see more REITS being launched in Malaysia in the near future? SL: Yes, there are plans for 2-3 more listings in the next 12 months. Most notable will be the Pavilion REIT. iP: Why are residential properties usually not included in REITsâ€™ portfolio? SL: There are Serviced Apartment REITs (Ascot REIT) in Singapore but these are rare as not many property owners own large residential portfolios for rent only. Malaysia is very much a property owners market. In addition, tenancies tend to be short adding to the risks profile.
iP: As a REIT manager, what are your biggest challenges in terms of market perception and problems related to managing the properties themselves? SL: We still have a very small retail interest in REITs largely because the product is not well known by the general public. Confusion with Unit Trusts is an issue. The Malaysian REIT Managers Association (MRMA) conducts free seminars for the public to educate investors in the benefits in investing in REITs. On the management of our properties, we have a well-trained in-house property management and leasing team dedicated to the portfolio and hence we have no issues as such when it comes to managing our properties. iP: What are your asset acquisition plans for the rest of this year and next year? Will you be doing any asset disposal during this same period? SL: We plan to add an additional RM250 million worth of assets within the next 12 months. However, the speed of doing this depends on deal flow and pricing. We have no plans at the moment to dispose of any assets. iP: Compared to developed countries, how far does Malaysia have to go in order to add depth to its REIT market? How could the Government help? SL: Currently, the Malaysian REIT market capitalization is USD3.7 billion. This pales when compared to Singapore with USD31 billion which makes it a much more liquid market with greater depth. However, the Malaysian REIT market is steadily growing and the REITs listed are well managed and have given stellar returns to their investors since 2005. On the other hand, to add more depth to the M-REIT sector, we will need to encourage more foreign listings on the Malaysian Bourse and in particular Islamic REITs which will do well in a Malaysian listing environment with Malaysia being the Islamic Financial capital of the world. The REITs will also benefit with a more competitive tax regime in place and should mirror the Singapore model which is competitive.
CHAN AI CHENG
Buying OZ Property – What you need to know “You should ask to see a copy of the developer’s approval letter to ensure that FIRB approval exists for sales to foreign citizens”
The property buying process in Australia is relatively straightforward and foreign investors are permitted to own real estate in Australia as long as the land or property for sale has been approved for sale to overseas buyers by the Foreign Investment Review Board (FIRB). Income and capital gains derived from property owned in Australia have to be reported to the Australian taxation authorities but there are certain incentives in place for overseas property investors to reduce or negate their taxation liability.
citizen applies to be allowed to purchase property with his/her spouse on a 50/50 or “Joint Tenant” basis, but there still must be an application to the FIRB.
The FIRB examines applications from overseas citizens who are looking to invest in property in Australia. If you are looking to purchase a home to live in or an investment property, you will be required to obtain FIRB approval.
Why Australia for Property investment? Investing in Australian properties has become popular with overseas investors looking for returns and stability not available in their own country. Some of the reasons for this is the country’s stability, strong growth performance and to most, Australia is a great place to live.
This FIRB advisory board reports to Treasury and reviews all applications to purchase residential real estate, no matter what the value of the intended purchase is, by anyone who is not an Australian citizen, an approved migrant or a permanent resident of Australia. Certain acquisitions do not require notification or approval under the Foreign Acquisitions and Takeovers Act 1975 (also referred to as exempt acquisitions). Foreign persons should determine whether their proposed acquisition is exempt and if in doubt, seek legal advice. There are usually no problems when the foreign spouse of an Australian
How long does an FIRB review take?
Chan Ai Cheng gives an overview on purchasing Australian property by foreign purchasers
Approximately 30 days is needed for an application to be looked at by the FIRB. There are no “general” approvals available. An approval can only be granted on a specific property. Therefore, real estate contracts with foreign citizens must contain a clause saying that going ahead with the 3 purchase is conditional upon getting
FIRB approval and that 30 days must be allowed 4 for that approval to be granted or denied. What influences an FIRB decision? If the FIRB feels that the residential real estate in question is only being purchased by a foreign citizen or company just for the purpose of renting it out, or because the purchaser wants to speculate on the property’s future value, permission to purchase will be refused. Buying property from a developer Apartments or townhouses in a proposed development, or in a development which has just been completed but has not yet been occupied or sold, can be sold to foreign investors as long as the developer applies in advance for this to be allowed. If a foreign citizen buys a property in this way (often called “buying off the plan”), the property, when built, can be rented out, sold or used by the purchaser. However, foreign interests cannot hold more than half the apartments or townhouses in any one development. You should ask to see a copy of the developer’s approval letter to ensure that FIRB approval exists for sales to foreign citizens. There are no restrictions on the number of such dwellings in a new development which may be sold to foreign persons, provided that the developer markets the dwellings locally as well as overseas (that is, the dwellings cannot be marketed exclusively overseas). This category includes dwellings that are part of extensively refurbished buildings where the
building’s use has undergone a change from nonresidential (for example, office or warehouse) to residential. It does not include established residential real estate that has been refurbished or renovated. A property purchased under this category may be rented out, sold to Australian interests or other eligible purchasers, or retained for the foreign investor’s own use. Once the property has been purchased, it is second-hand real estate and is subject to the restrictions applying to that category. It is possible to buy a plot of land in order to build your own home, however you will once again be subject to certain restrictions – the biggest one of which is that you must begin building within 12 months’ of purchase. This can be a tricky thing to commit to, on account of having to gain planning permission, commissioning architects and finding a good builder Second-hand dwelling Purchases of second hand dwellings by foreign persons are restricted to temporary residents with visas (more than 12 months) or investors making the dwelling their principal place of residence. Commercial real estate FIRB approval must be sought by any foreign individual or company which wants to purchase existing commercial and non-residential real estate valued at $5 million or more. They are normally approved unless considered “contrary to national interest”.
CHAN AI CHENG
Buyers of real estate exempt from the Board’s approval Property left to you in a will If you are a foreigner and your Australian grandmother or uncle left you a unit on the Gold Coast or a house in Tasmania in their will, then the title to that property can be transferred to you without even notifying the Board, let alone seeking its approval.
existing dwelling and building new dwellings.
There are no restrictions on the number of properties you are permitted to purchase, unless you are a temporary resident and want to acquire more than one established (second hand) dwelling as your principal place of residence.
Fees and taxes As in any country, buying a property in Australia is an expensive business – on average you should budget around five per cent of the purchase price to cover the process. This is broken down into a Land Transfer Registration fee, which varies from state to state; legal fees; mortgage application; local tax, which again varies from state to state; survey; and building insurance.
Renting out the property If you purchase a new dwelling – yes. If you purchase vacant land – you can rent out the dwelling(s) that you construct on the land.
If you purchase an established dwelling for redevelopment purposes – you cannot rent out the existing dwelling, but you can rent out the new dwellings that you construct after demolishing the existing dwelling.
Some states will also demand that you have a termite and pest inspection, and if you are buying an apartment, it is advisable to commission a strata inspection which determines whether the building as a whole has had any structural problems – or been subject to any administration concerns.
If a company purchases an established dwelling for their Australian-based staff – you may rent out the dwelling if it is expected to remain vacant for more than 6 months and you are unable to sell it.
Information Source: FIRB Australia
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.
Approval is not needed when reselling but you should be aware that the foreign investment policy may apply if foreign person(s) want to purchase it from you (that is, you should ensure that the contract of sale is conditional upon the foreign purchaser(s) receiving foreign investment approval). However, you will need approval if you intend to sell the property without complying with the conditions specified in your approval – for example, if you purchased vacant land and you wish to sell the land without constructing any dwelling(s); or if you purchased property for redevelopment and you wish to sell it without demolishing the
If you purchase vacant land – you can rent out the dwelling(s) that you construct on the land.
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.
NATIONAL HOUSE BUYERS ASSOCIATION (HBA)
STB vs 10:90 –
Financing aspects HBA compares the financing mechanics of STB and 10:90 system
Most developers need financing to commence and complete development projects. As at June 2011, the top 10 public listed developers had a combined market capitalisation of RM17.81 billion and borrowings of RM11.46 billion. The majority of new properties are sold under the Sell-Then-Build (STB) system whereby developers sell them without having to construct them first. Buyers have to pay 10% of the purchase price as down payment on signing the Sale and Purchase Agreement (SPA) and the balance progressively based on the property’s stages of completion. Developers are able to immediately access buyers’ monies and, together with their own internal funds and/or bank borrowings, fund the project’s construction costs. Buyers thus share a substantial burden of the project’s financing and business risks.
Statistics from the Ministry of Housing and Local Government (Monitoring and Enforcement Division) at its’ highest peak ie. end-2005, classified 261 housing projects as abandoned (88,410 units with an estimated value of RM8.04 billion). Recognising STB’s inherent weaknesses, the 10:90 system was introduced to run concurrently alongside STB for two years. The new variant of STB still allows developers to sell without first having to construct the properties and buyers still have to pay 10% down payment upon signing. But the balance is only payable upon the property’s full completion with electricity and water ready for connection and together with relevant title. Hence, the Buyers’ exposure to the Project’s financing and business risk is limited to only the 10% down payment paid. Financing under STB Developers use a combination of internal funds, bank borrowings and buyers’ progress billings to fund construction costs. As more properties are sold, progress billings increase. Developers then need to use less internal funds and/ or bank borrowings and the project becomes “self-financing”. However as stated above, buyers will be exposed to the Project’s financing and business risks. Financing scenario under 10:90 Since developers will not be able to access progress billings, they need to have more internal funds and/or bank borrowings which will be a hybrid between project financing and bridging financing. The project’s financing and business 3 and the developer’s financier (DF). risks are shared between the developer
2. Construction stage
Project financing is “the financing by a bank for the construction of a specific project where repayment will commence upon the completion or commissioning of the specific project”, the “specific project” being the proposed housing development works.
It is crucial for banks to effectively monitor the proposed development by requesting for regular progress reports/sales reports and comparing them against the original budgets/ plans. This will help banks ascertain that the project is on schedule and on budget. At the first sign of trouble, banks can take the necessary preventive action.
Bridging financing is “a short-term advance made by a bank to a customer pending the receipt by the customer of funds from some other sources”, “some other sources” being the balance purchase price to be collected upon completion of the property.
Banks should also conduct periodic site visits to monitor physical status of the development works as is normally done under project financing. However, most banks don’t do so before releasing progress billings to developers under STB.
The DF will have to take a more proactive role with the removal of the end-financier’s (EF) role until the property is completed as the risk is no longer shared with buyers.
3. Completion stage Once the development is certified completed, buyers or their EF will pay the balance 90% purchase price to the developer. The standard SPA under STB allows buyers and/or the EF to pay direct to the DF. This position is carried to the 10:90 system, thus safeguarding the DF’s position. The DF should continue monitoring the project’s sales progress until it is completely sold.
Roles of DF 1. Pre-construction stage When a developer applies for bank borrowings, the bank has to conduct stringent checks to ensure it has a proven track record and financial resources, technical and management ability to complete the proposed development. Standard documentations required for Project Financing are, inter-alia, feasibility studies on the proposed development’s viability and written undertakings from the developer’s shareholders to “top-up” in the event of cost overrun. Similar criteria should apply under the 10:90 system. This does not mean small developers will not have access to financing. They, or niche developers, normally undertake smaller developments or stagger the developments over different phases to minimise their risk. There should be no reason for them to be denied financing. Under the 10:90 system, it is important for the DF to “know their customer” and understand not only their business but also the associated risks and mitigate them. Once the developer has satisfied all of the bank’s criteria, the bank borrowings can be approved.
Role of EF
Banks should also conduct periodic site visits to monitor physical status of the development works as is normally done under project financing”
Under the 10:90 system, their role remains the same – to provide financing to the buyers to enable them to acquire their property, although the EF will only come in when the property has been completed. Here, the EF’s position is more secure as the property has been completed and the risk of abandoned housing projects is nonexistent. Impact on banking industry The 10:90 system should not have a major impact on the banking industry since banks have been providing bridging financing and project financing in some form in the past and will continue to do so. However under STB, as a large part of the risk is being borne by buyers, banks have become complacent
NATIONAL HOUSE BUYERS ASSOCIATION (HBA)
and may not have done a very extensive “risk management process” and/ or “monitoring process”. They must take a more proactive role. Benefits of 10:90 system to banking industry Risk is considerably lower to DF because: • Developers will no longer be able to access the progress billings. If they wish to apply for borrowings, they must demonstrate they have the financial strength, expertise and track record to complete the projects. Therefore, only financially sound developers will be able to undertake projects. • Developers will exercise more financial prudence during the construction stage and ensure funds disbursed by banks are properly utilised as such funds are limited.
“As a large part of the risk is being borne by buyers under STB, banks have become complacent and may not have done a very extensive “risk management process” and/or “monitoring process”.”
• Developers will be more committed to ensure projects are completed on time as they will not be able to access house buyers’ monies until the property is completed. The risk is also lower to EF because the balance 90% will only be paid by buyers upon completion. This type of end-financing is secured against a completed property, akin to a secondary sale of a property. Compared this to STB where the progress payments are secured against an uncompleted property, which effectively, has little or no recoverable value. In addition, the EF’s operation will be more efficient. There will be less man-hours and paperwork compared to STB whereby developers will issue progress billings to buyers. Since most buyers have end-financing, it is the EF that will have to pay the developer within the stipulated period. The banking staff will need to check the progress billings and prepare the paperwork to authorise payment to the developer. This whole process needs to be repeated each time there is a progress billing, resulting in a lot of “repetitive man-hours”. However, under the 10:90 system, the balance 90% only needs to be paid upon the property’s completion. The EF only needs to check all the documents once, resulting in elimination of repetitive man-hours and paperwork. Conclusion The 10:90 system of payment is not alien to the banking industry and is beneficial to all parties as it offers more protection to the DF, EF and house buyers. 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: email@example.com Web Site: www.hba.org.my
PROF JOE CHOO
SINGAPORE Feng Shui of the Lion City
Professor Joe Choo discusses Singapore’s feng shui
84 Singapore is an island city-state located at the southern tip of the Peninsula of Malaysia; it is a microstate and the smallest nation in Southeast Asia. It is connected to Peninsula Malaysia with JohorSingapore Causeway in the north (opened to traffic on 1 January 1978) and Tuas Second Link in the west (opened to traffic on 1 February 2008). Currently both Malaysia and Singapore government are planning to have the third connection, very likely it will be connected to Punggol where it is the east side of Singapore. First Settlement Singapore’s original prosperity can be explained by its status as a free port and its position on the trade route to China. Before the European settlement, Singapore was the site of the fishing village at the mouth of the Singapore River. In 1819, the British East India Company, led by Sir Stamford Raffles established a trading port on the island which was used as a port along the spice route. In the 1840s, the fuel for this growth was Chinese immigrant labour from the southern provinces of such as Fujian and Guangdong, they were dock-hands, rickshaw pullers, cooks, porters but some were merchants and artisans. In 1880s, the Indians, mostly Muslims, started arriving in large numbers to become conveyors of cargo on the river.
When these Chinese immigrants landed, they congregated at one of the concave pockets - South Boat Quay. See Hoy Chan, a renowned property developer in Malaysia and the Shaw Organization, a film distribution company and movie theatre chain were among the first who started their business back then. For the Indians, they were supposed to live near today’s Clark Quay but they eventually established other enclaves. Today, Clark Quay has developed into a happening nightlife hub yet the South Boat Quay vicinity still retains its old facade. Currently, most of the properties at South Boat Quay either belong to individual owners who are still running traditional businesses there or are overseas. In Feng Shui perspective, this is a bigger pool of homogenous earth energy than Clark Quay. Given some time, it will become another vibrant and prosperous business district. Does the Singapore River contribute to the CBD? Mouth of Singapore River When Sir Stamford Raffles drew up his plan for Singapore’s Central Business District(CBD) in the 19th century, the city’s most important commercial and banking centre was mainly swampland. The modern
CBD stretched south from Fort Fullerton which guarded the river mouth towards Telok Ayer Street, opposite to the CBD is the government administration district called the ‘Raffles district’. The Raffles district runs from the Fort Canning Hill to the Rochor River and the reclamation land – Marina Bay. Firstly, let’s study the pattern of the energy flow from Peninsula Malaysia to Singapore. The earth energy flows from higher land mass to lower land mass, therefore the earth energy supply was from Bukit Panjang and Bukit Timah but the ratio of the high land and low land was not in proportion. Before the Johor-Singapore Causeway was built, Singapore was a fishing village and a trading port. After the causeway was opened in 1978, Singapore’s economy particularly in the manufacturing sector started to grow enormously; later it was followed by the Tuas Second Link. The causeway does not only serve as a bridge to link up Peninsula Malaysia and Singapore, it’s also an energy carriage to keep on supplying earth energy flowing from the ranges of mountains on Peninsula Malaysia to Singapore. Johor-Singapore Causeway is connected to PanIsland Expressway and Seletar Expressway, these 2 expressways are negotiating along the contour of Bukit Panjang and Bukit Timah. Seletar Expressway stops at Yio Chu Kang area to join Tampines Expressway which is leading to Changi Airport, and Central Expressway is leading to CBD and the Raffles district. Tuas Second Link is connected to Ayer Rajah Expressway that goes to CBD and the Raffles district, besides West Coast Highway and East Coast Highway are directed to these 2 districts as well. After this study, we found that all the main trunks are channeling the energy from all the directions to these 2 districts, is this a coincidence or intentional? Now, let us trace back along the Singapore River and see if and how it could have influenced the fortunes of the CBD. The location of CBD is exactly on the convex of the Singapore River. Convex is where the earth energy dissipated. The Barings Bank scandal of 1995 put the CBD in the international spotlight for all the wrong reasons. Barings Bank was the oldest merchant bank founded by Sir Francis Barings from London in 1762. Later, the British government used Barings Bank to liquidate assets in the United States and elsewhere to help finance the war effort. Despite surviving both World Wars, Barings Bank was brought down in 1995 due to unauthorized trading by its head derivatives trader in Singapore – Mr Nick Leeson. Due to a commercial decision, the commercial and banking offices have no choice
“Singapore’s original prosperity can be explained by its status as a free port and its position on the trade route to China” but to allocate their offices on the convex of the river. According to Feng Shui principle, the entrance of the building should ideally face the river to tap the earth energy to benefit the dweller. Nonetheless, the offices with entrances facing the river are doing better than those backing the river. Raffles district is sitting on the concave of the river, one of the strongest pools of homogenous earth energy. This district was used by the British colonial administrator and was the settlement of the Europeans. It was better shaped and had good drainage system, no landfill is required too. This is the part of Singapore that has the most human impact and changes over the years, land reclamation has pushed the sea boundary further out. A series of construction programmes were completed in 1990s to give the district a futuristic cityscape, such as the New Parliament House, the New Supreme Court, the Esplanade, Theatre on the Bay and the Marina.
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”).
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Pan’gaea @ Cyberjaya
CYBERJAYA, SELANGOR Mixed Development
KUANTAN, Pahang 22 UNITS OF SEMI-D’S AND 2 UNITS BUNGALOWS
Pan’gaea @ Cyberjaya.draws inspiration from its original ancient Greek name which means: “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 apartment, boutique shop offices, office suites, shopping mall, street mall and boutique hotel, Pan’gaea is where you can live, work and play. The self-sustainable, GBI-compliant city spans across 16 acres of freehold land in which 5 acres is reserved for landscaped greeneries and vertical gardens, creating an idyllic ambience. 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, up to 900 sq ft for 3 bedrooms. Lifestyle Duplex units also available. These residential suites are specifically designed to be small to medium sized for easy ownership and to maximize investment returns.
Surrounded by towering trees with a view of the undulating hills and greenery of the Bukit Pelindung Forest Reserve and located a short distance from Kuantan’s famous tourist beach, Teluk Cempedak, Pelindung Hills is a sanctuary for nature lovers. This boutique development in Pahang offers nature’s most inspiring atmosphere within a premium, high-end enclave that is making its mark as a noteworthy development in the area. There are only 24 units available in Pelindung Hills – 22 semidetached bungalows and two detached bungalows – further emphasising its exclusivity. For added convenience, the development is a mere five-minute drive from Kuantan, The 126-acre Royal Pahang Golf Club is also nearby – a big plus point for avid golfers as the course is said to be a formidable challenge. Neighbouring the development are other high-end residential areas.
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). The development is surrounded by tertiary educational institutions such as Multimedia University Malaysia and LimKokWing University, while the nearest shopping mall, Alamanda Putrajaya is just a short drive away.
The contemporary cluster bungalows artfully combine aesthetics with functionality to create modern homes with timeless appeal. Space is in abundance in these houses. With built-up areas ranging from 3,283 sq ft to 3,859 sq ft and spread over three floors, they can afford coveted features (in selected designs), such as threebay covered car porch, up to seven bedrooms, ample bathrooms, guest rooms and maid rooms, among others. The lot sizes range from 3,444 sq ft to 6,825 sq ft, which means there is plenty of space for gardens. There are four design options for the 2.5-storey semi-detached bungalows: San Marino, Florence, Majorca, and Venice.
Dynamic Developer Warisan Rajawali Sdn Bhd is a subsidiary of OSK Property Holdings Berhad. Its ongoing projects include Mirage by the lake in Cyberjaya, Mirage Residence at Jalan Yap Kwan Seng, Sutera Damansara, Sg Buloh; Mont Jade, Seremban; and Seremban 3. Pan’gaea @ Cyberjaya will be previewed in Q4 2011, with the developer offering a 7% discount to bumiputras.
Pelindung Hills is developed by K-Pertama Development Sdn Bhd. The project has a Gross Development Value of RM25,277,780 and is located on freehold land. It will be launched in October 2011 and is estimated to be completed by March 2012. Prices for the units range from RM862,800 to RM1,788,800. In line with the launch, the developer is offering an early bird discount of two per cent off the selling price; bumiputera buyers will be entitled to a 5% discount.
For a chance to own the latest lifestyle statement in Cyberjaya, visit www.pangaea.com.my or call 019 – 222 7138.
For further information, visit www.pelindunghills.com.my or contact Mr. Nicky Wong at 012-3541672.
Further Information: 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
Further Information: No 228, Jalan Alor Akar, Kuantan, 25250, Pahang Tel: (609) 566 7595 Fax: (603) 7710 8632
TOWNSHIP DIRECTORY 92
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 firstname.lastname@example.org
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: email@example.com Web: www.umland.com.my www.facebook.com/seriaustin
Further Information: 34, Jln Seri Putra 1/2, Bandar Seri Putra, Bangi 43000 Selangor Tel: (603) 8927 1611 / (603) 8925 4972 Email: firstname.lastname@example.org Web: www.umland.com.my
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: email@example.com 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
94 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
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 - 900 sq ft Indicative Price: To be confirmed Developer: Wawasan Rajawali Sdn Bhd
(a subsidiary of OSK Property Holdings Berhad)
Phone: Phone: (603) 2161 3322 / (019) 222 7138 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
Project Name: Sunway Vivaldi Location: Mont Kiara, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: 7.7 Acres Built Up: 2,573 - 3,983 sq ft Listing Price: From RM2,300,000 Developer: Sunway D'Mont Kiara Sdn Bhd (559638-V) Phone: (603) 6203 0888 Fax: (603) 5639 9955 Website: www.sunwayvivaldi.com
RESIDENTIAL KLANG VALLEY
Project Name: Aquina - Phase 1E Location: TTDI Alam Impian, Shah Alam, Selangor Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Built-up: From 2,476 sq ft Listing Price: From RM606,000 - RM1,497,000 Completion Date: 2013 (Expected) Developer: TTDI Land Sdn Bhd Tel: (012) 5266 551 / (603) 5101 5600 Fax: (603) 5511 1990 Website: www.nazattdi.com
NC Project Name: D’Infiniti Location: Bandar Damai Perdana, Cheras, Kuala Lumpur Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 1,680 sq ft and above Built Up: 2,495.69 sq ft onwards Listing Price: From RM689,990 Developer: Medan Damai Sdn Bhd (112282-H) Phone: (603) 9051 3333 Fax: (603) 9059 2880
98 Project Name: CUBIST Bungalows Location: Twin Palms Kemensah, Ulu Klang, Selangor Property Type: Bungalow House Land Title: Residential Tenure: Freehold Land Area: 50’ x 90’ / 100’ Built Up: 4770 - 5981 sq ft Listing Price: From RM2,550,000 Developer: Venus Capital Corporation Sdn Bhd (534119-W) Phone: (603) 4102 6822 Fax: (603) 4105 0822 Website: www.lumchang.com.my
Project Name: Bukit Bayu, Shah Alam Location: U10, Shah Alam, Selangor Property Type: Bungalow House Land Title: Residential Tenure: Leasehold Land Area: 8,000 - 10,000 sq ft Built Up: 5,806 - 6,475 sq ft Listing Price: From RM2,500,000 - RM3,800,000 Developer: Bayu Melati Sdn Bhd Phone: (603) 4022 2177 Fax: (603) 4024 1921 Website: www.melatiehsan.com.my
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: Tiara Residences - Superlink Pool Villa Location: Bandar Baru Selayang, Selayang, Selangor Property Type: 4-sty Terrace/Link House Land Title: Residential Tenure: Leasehold Built Up: 5,068 - 5,850 sq ft Listing Price: From RM1,538,880 - RM2,408,880 Developer: Engtex Properties Sdn Bhd Tel: (603) 6120 2488 Fax: (603) 6277 9532 Website: www.tiarapoolvillas.com
100 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 Name: Modal Ehsan Sdn Bhd Tel: (603) 8739 3636 Fax: (603) 8733 0327 Website: www.suterakajang.com Open for Registration
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
Project Name: Dua Sentral Location: Jalan Tun Sambanthan, KL Sentral, Kuala Lumpur Property Type: Hotel/Resort Land Title: Commercial Tenure: Freehold Built Up: 872 - 6,352 sq ft Listing Price: From RM706,800 - RM5,300,000 Completion Date: End 2011 (Expected) Developer: Magic Coast Sdn Bhd (709379-M) Phone: (603) 2282 7297 / (603) 2282 7295 Fax: (603) 2282 7286 Email: www.duasentral.com
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
102 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
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
AGENCY DIRECTORY New Bob Realty Sdn Bhd
(Co. No. 69200-K)
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.
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: firstname.lastname@example.org 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 email@example.com Tel: (603) 6141 8619 | Fax: (603) 6140 8619 Email: firstname.lastname@example.org Web: www.mipproperties.com
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: email@example.com Web: www.metrohomes.com
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: firstname.lastname@example.org
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: email@example.com Web: www.allworth.com.my
MIEA National Real Estate Awards 2011 REAL ESTATE AGENT OF THE YEAR AWARD
ADRIAN WANG CBD PROPERTIES
Damansara Utama (HQ) 603-7710 7777
RESIDENTIAL SALES PERSON OF THE YEAR AWARD
JULIE YONG MOOI LAI CBD PROPERTIES
Handphone: +6012-277 5778 or +6012-214 8213 Email: firstname.lastname@example.org
Website: www.dannyklcc.iagent.my or www.dannycheang.iagent.my
BLUWATER ESTATE Lot no 18 ( THE MINES ) Gated & guarded community. Brand new with CF bungalow L/A 9089 sq ft, B/U 10351sq ft 5+1 rooms. 3 storey with lift & swimming pool. Walking distance to Australia International school. Modern design valuation @ RM4.2mil.Best Buy @ RM3.9mil.
KLCC Commercial Land more than 200,000 sq ft of prime land ready for investor to take over itâ€™s consist of hotel, office, food court. Please view to offer or contact Danny 012-2775778 for more details.
BLUWATER ESTATE Lot no 59 ( THE MINES ), L/A 9200 sq ft, B/U 8000 sq ft,5+1 rooms.2 storey bungalow with pool, 3 minutes walks to Australia International School, green & serene environment valuation @ RM 3.5mil. Best Buy @ RM 3.38mil.
Mines Resort City Prime Bungalow Lot for sale. Gated & guarded excusive community with club house facility & award-winning golf course. Land size from 7500 sq ft, 8069 sq ft, 9300 sq ft, 10500 sq ft, 11800 sq ft, 14000 sq ft & 16000 sq ft. Best Buy @ RM188 psf.
Cameron Highlands Resort Bungalow at Puncak Arabella Tanah Rata. L/A 7000 sq ft. 10 rooms 10 baths, Good for boutique hotel operator, income 250k per annum. Yield return 8%. Sale from RM2.8mil only. Best Buy. Danny Cheang 012-2775778.
Gita Bayu Bungalow Lot Lush greenery environment. Freehold nitch bungalow lot with tight security. Limited units for sale. L/S 9300sq ft to 18000sq ft. Price from RM208psf to RM250psf. Dining pavilion & club house cost more than RM10mil for residence to utilize it.
3-Two Square commercial shop 1544 sq ft. Ground floor operated by Toyota 3S car showroom. Next to Open University Malaysia.Surrounded by offices & factory. High traffic, mature area. Very good for wines & F&B business. Rent RM7500. Sale RM1.75mil.
Saujana O Lot New living concept. Gated & guarded residence. Freehold, special prime corner lot or garden view unit for sale. Price From RM2.5mil to RM2.8mil. Please call Danny 012-2775778
Kiara 9, Mont Kiara Brand new luxury condo, freehold, C-28-3 High 28 floor 1661sq ft, nice view, very near to Mt Kiara Garden International School, French International School & Mont Kiara International School. Best Buy @ RM1.25mil.
The Valley TTDI Ampang Bukit Indah Nestled in the serene foothills of Ampang is an exclusive enclave of bungalows and linked villas named as The Valley TTDI, where modern architecture harmonises with the elements of nature bringing the best of both worlds together. Sale from RM2.7mil to RM3.3mil. Danny Cheang 012-2775778
Owner others listing are most welcome
Danny 012-277 5778 CBD Properties
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€“ 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
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