iProperty.com Issue 87 May

Voted No. 1 Property Magazine 2011/2012 by A+M Magazine

MAKING HOMES AFFORDABLE • Behind the Scenes: The Government’s Plan on PR1MA • Affordable Housing Initiatives in Penang

FINANCE IN FOCUS HBA Comments on the Banking Sector Malaysia – An Islamic Finance Powerhouse?

Managing BLR in Housing Loan Mortgages

MICA(P)121/04/2012 KDN PP 13368/04/2013(032224) ISSN 1823-8726 05

9 771823 872006

Issue 87 | May 2012 | RM8.00, S$8.00

8 | CEO’S COVERFOREWORD STORY

EDITORIAL Editor Chang Yan Yi Writer Yogeetha H. Jeevan DESIGN Senior Graphic Designer Irene Lim

The love affair continues I honestly can’t believe how fast this year is going by! We are already into the fifth month of the year.

Graphic Designer Jason Kwong DISPLAY ADVERTISING Head of Display Sales Lily Kong Magazine Co-ordinator Sarah Samad AGENT ADVERTISING

The property industry has certainly been booming despite talks of a slowdown.

Agent Sales Manager Leon Kong

This was evident when we, together with REHDA Penang, jointly organized our first EXPO in Penang. Called MAPEX Penang 2012, the EXPO was a tremendous success, generating sales amounting to above RM90 million over three days. The Malaysian love affair for property certainly continues.

MARKETING

You will be able to catch more information on MAPEX 2012 as well as other exciting news and events that we have been and will be doing in this edition of the magazine.

Customer Product Manager Franz Narcis

On a separate note, we would like to take this opportunity to wish all mothers a Happy Mother’s Day! Thank you for filling our homes with love, fresh home cooked food and for cleaning up after us. Your warm and unconditional love, certainly adds that extra touch to the value of any property.

Have a great month of May!

Sincerely

Consumer Communications Manager Foo Chia Chern CONSUMER Product Manager MATTHEW WONG

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: my.sales@iproperty.com Editorial Matters: editorial@iproperty.com General enquiries: my.info@iproperty.com Subscription: subscription@iproperty.com

Shaun Di Gregorio Chief Executive Officer The iProperty Group

iProperty.com Magazine is published monthly by iProperty.com Malaysia Sdn Bhd 45-6 The Boulevard, Mid Valley City, Lingkaran Syed Putra 59200, Kuala Lumpur, Malaysia.

Disclaimer Although every reasonable care has been taken to ensure the accuracy of the information contained in this publication, neither the publisher, editor nor their employees and agents can be held liable for any errors, inaccuracies and/or omissions, howsoever. We shall not be responsible for any loss or damage, whether direct or indirect, incidental or consequential arising from or in connection with the contents of this publication and shall not accept any liability in relation thereto.

The views by our contributors expressed here are their personal opinions and do not necessarily reflect iProperty.com’s views.

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.

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22 | COVER STORY

Sime Darby Property

01

LIFESTYLE Collection

L

ife•style [lif-st’l] the habits, attitudes, tastes, etc., that together constitute the mode of living of an individual or group.

That is what Sime Darby Property delivers in every home it builds. People say, finding a home is about choosing the right house, but at Sime Darby Property, it’s about living the lifestyle reflected in your home.

The Sime Darby Property Lifestyle Collection happening now at all Sime Darby Property Sales Galleries, will present you with a firsthand impression of the different and desirable lifestyles that each home represents in every renowned Sime Darby Property development throughout the Klang Valley. On display are five distinct categories that include both homes and commercial spaces, where you can choose your ideal property to live or invest in, based on your own preference, taste and personality.

The Signature is a collection of exclusive and outstanding Semi-Detached and Bungalow homes that push the boundaries of luxury residences beyond imagination. From opulent designs with double-volume ceilings and generous open spaces,

to green and smart features like rainwater harvesting and house automation systems, each home is an ideal abode for large or extended families or for entertaining guests in a grand manner.

A prime example is The Glades in Putra Heights, designed and conceived around extensive water features, landscaped surroundings and sustainable elements, each home here offers living spaces exquisitely crafted to bring nature closer to the residents.

With three distinct gated and guarded enclaves - The Residences (Bungalows), The Ensemble (Courtyard Villas) and The Mews (Cluster Homes) The Glades is the epitome of tranquillity that allows you to entertain on the outdoor patio or open attic overlooking the waterfront as the children play in the private garden nearby. With built-ups ranging from 3,200 to 7,800 sq ft, you will find your ideal home here to suit your needs and preference.

Similarly, Primo homes in Bukit Jelutong, exude exclusivity and prestige with its two magnificent layouts and a build-up of up to 8,800 sq ft. Each

iProperty.com malaysia | 23

02 21/2-storey bungalow features a swimming pool, basement parking and an indoor elevator, undoubtedly making Primo a testament of your success.

Inspired Living is for those who desire to live life to the fullest. Stylish and contemporary, the Semi-D and Superlink homes are spacious, airy and surrounded by greenery and landscaped walkways. The neighbourhood also fosters a sense of community and is close to facilities and amenities like parks and shops. Making your home here would be a natural part of building a meaningful life after making it in your career.

An outstanding development is Maple Terrace in Denai Alam.

These 3-storey Superlink homes come in seven different layouts with sizes between 3,500 to 4,400 sq ft. Built within a guarded neighbourhood, these homes provide ample living, dining and kitchen spaces besides incorporating eco-centric features like rainwater harvesting and solar heating systems.

Practical Charm makes suburban living desirable with homes that reshape the way practical housing is designed and built. The Link homes define class and functionality with emphasis on contemporary architecture and open indoor and outdoor spaces ideal for recreation. A variety of quality-built homes complement modern family living in a community-based environment.

The Iluna homes in Nilai Impian exemplify these qualities, with their modern, minimalist designs providing a high ceiling

01 Primo bungalows in the prestigious township of Bukit Jelutong 02 Iluna, the first 26-feet wide superlink homes in Nilai Impian 03 Maple Terrace, 3 storey superlink homes in Denai Alam

03 living area and its 26 feet wide, double storey space extending when the family expands. There are three layouts with build-ups of up to 2,550 sq ft to select from.

Another new offering recently launched in Nilai Impian, is the Medina. With six floor layout types and a build-up of up to 1,984 sq ft, these 2-storey terrace homes are an idyllic family retreat close to schools, shops and convenient highway connections to major urban areas like Putrajaya and Kuala Lumpur.

The High Life proffers an alternative living concept in the guise of exquisitely designed condominiums and serviced apartments. Come home to blissful surroundings amidst a bustling urban centre, secluded and serene enough for total privacy. Replete with a host of facilities and amenities, this is truly living life on a higher plane, ideal for working individuals, young couples or a young family.

Isola, in the mature township of Subang Jaya is one such development, where each serviced apartment is a corner unit, giving residents complete privacy. With 12 different layouts to choose from and unit sizes between 1,023 to 4,133 sq ft, Isola incorporates a 4-tier security system and water harvesting capabilities to provide a safe and sustainable living environment.

Prospectus presents a successful mix of commercial spaces with a lifestyle focus.

Comprising both retail and office lots designed with wide walkways, open spaces, and energy-

24 | COVER STORY

04

04

05

06

Isola serviced apartment in the heart of Subang Jaya Impian Avenue shops caters to the growing community of Nilai Impian The Residences bungalows, The Glades in Putra Heights

at any of our Sales Galleries, we’re here every day from 9.30am to 6.30pm, even on public holidays. Our friendly and knowledgeable sales consultants are ready to assist you.

Sales Gallery Location:

05 saving features, these commercial hubs are perfect for F&B outlets, specialty stores, and franchise outlets as they pull in crowds from the surrounding communities. Simply watch your investments grow with the expansion of each Sime Darby Property development as you open your business here.

Available now, Impian Avenue in Nilai Impian melds shop offices of between 2,700 and 3,900 sq ft with ample public spaces and easy access – the perfect commercial centre ideal for shops and bazaars to cater to a growing community, making it a worthy business investment.

At Sime Darby Property, we are more than just a collection of houses, we are all about desirable living environments that suit your needs and more specifically your lifestyle. So whether you’re looking for a home large enough for three generations or even a cosy love nest for two, you will definitely find boundless opportunities that complement your lifestyle needs. Come to the Sime Darby Property Lifestyle Collection

• Bandar Bukit Raja (GPS: 3.086768,101.432349) • Denai Alam (GPS: 3.155482,101.518198) • Bukit Jelutong (GPS: 3.100818,101.538167) • Ara Damansara (GPS: 3.120788,101.580330) • Subang Jaya (GPS: 3.081147,101.580240) • USJ Heights (GPS: 3.062207,101.568009) • Putra Heights (GPS: 2.996268,101.570794) • Melawati (GPS: 3.211033,101.749255) • Saujana Impian (GPS: 3.211033,101.749255) • Nilai Impian (GPS: 2.840898,101.807707) • Planters’ Haven (GPS: 2.791381,101.802402).

A host of special benefits and packages* awaits to make it easier for you to own a Sime Darby Property home.

• Low initial downpayment • Cash incentives up to RM10,000 • No interest payment during construction period • Stamp Duty & Legal Fees borne by Sime Darby Property (Stamp Duty on MOT & loan documents | Legal fees and disbursements on SPA & loan documents) *Terms & Conditions Apply

For more information, please visit www.simedarbyproperty.com or call 1800 88 1118.

iProperty.com malaysia | 25

WHY CHOOSE A SIME DARBY PROPERTY HOME Designed with sustainable features, built with high quality material and delivered on time every time, our selection of homes stands out from the competition in more ways than one. Each communitybased Sime Darby property is the ideal place to raise your family as much as it complements your lifestyle. So, choose a Sime Darby Property home that suits your needs and personality and watch your life unfold in wonderful splendour.

A reputation built on your trust In everything we create, we strive to provide the best value in terms of qualitybuilt homes, accessible neighbourhood amenities and sustainable design elements that make each of our development a close-knit community you’ll be proud to call home. At the end of the day, our award-winning homes are only as good as the trust we gain from you.

Building sustainable communities Our homes are built with you and your surroundings in mind.

Innovative and environmentally-conscious design elements like rainwater harvesting and heat-insulation materials are incorporated in our developments to ensure the homes and community you live in are in line with nature and stand the test of time for future generations.

Continuing a legacy of excellence We are proud of our reputation of building excellent quality homes. In fact, we stake our reputation by having work assessed by independent appraisers to ensure our completed developments meet the lofty standards we have set for ourselves; and high expectations from homebuyers in every house we build.

Always delivering value There is nothing “small” in each Sime Darby Property development.

Such large scale endeavours ensure we are able to utilise large quantities of the best materials cost effectively, savings which are then passed down to the homebuyer. This is why we always deliver homes of exceptional quality and value for money, a hallmark of our properties.

Timely completion of projects We honour our commitment to every homebuyer because we know the huge investment you have placed in our homes. Sime Darby Property has never failed to complete and deliver any development it has started, and we intend to continue doing so your trust in our brand is the most important asset we have.

Choose the home of your dreams Find your dream home at any Sime Darby Property township of your choice. Each development is unique with a selection of fine homes of various styles and design, from the spacious private bungalow to the hassle-free serviced apartment that is built to suit your needs and expectations. Rest assured, there’ll be a home with your name on it!

06 The Ultimate Lifestyle Collection The Signature • The Glades, Putra Heights • Seri Pilmoor, Ara Damansara • Primo, Bukit Jelutong • Novella 10, Bukit Jelutong • Avalon & Avalon II, USJ Heights • Safira, Saujana Impian • Planters’ Haven Inspired Living • Ficus Peak, Denai Alam • Aster Grove, Denai Alam • Serissa Terrace, Denai Alam • Maple Terrace, Denai Alam • Willow Park, Denai Alam • Ivy Terrace, Denai Alam • Lavender Park, Denai Alam • Clover Park, Denai Alam • Delmara, Bandar Bukit Raja • Delora, Bandar Bukit Raja Practical Charm • Davina 2 & 3, Nilai Impian • Iluna, Nilai Impian • Medina, Nilai Impian The High Life • Isola, Subang Jaya • 3 Residen, Melawati • The V o, Melawati Prospectus • 11 Avenue, Bandar Bukit Raja • D’Vida, Bukit Jelutong • e.Boulevard, Denai Alam • Impian Avenue, Nilai Impian

26 | iProperty Insider

MAPEX PENANG 2012 A robust property market was evidenced at MAPEX Penang 2012 with over RM90 million worth in property transactions taking place at the property exhibition organised by iProperty.com Malaysia on behalf of REHDA Penang.

We measure the temperature at the most “Lau Juak”* Property Show.

When 11am – 8pm, March 23 – 25, (Fri – Sun)

Where Straits Quay Convention Centre (SQCC)

What

01

The latest property showcases by 35 of the top property developers in Malaysia, Lucky Draw prizes amounting to over RM70,000 and talks by leading property experts.

Who 40 exhibitors, 15,000 visitors

02 *Lau Juak means happening in Hokkien

03

01 L-R: Shaun DiGregorio, CEO of the iProperty Group; YB Chow Kon Yeow, Penang State EXCO for Local Government and Traffic Control and Mr Toh Chin Leong of REHDA Penang 02 Registrants eying the Lucky Draw prizes 03 Busy time for exhibitors

15 - 17 June 2012 11am - 8pm Kuala Lumpur Convention Center www.expo.iproperty.com

28 | FEATURED PROPERTY | d'Venea Residence

d’Venea Residence Living in a Park-like Sanctuary When you mention d’Venea, what instantly comes to mind are the words ‘the venue’ and you wouldn’t be very far from the truth either to say that d’Venea is the venue most urbanites prefer when choosing a roost of their own. This is largely thanks to its spacious park-like living amidst a suburban environment replete with self-sustaining features.

01

iProperty.com malaysia | 29 A Natural Symphony With the sounds of Nature and a panoramic view of Gunung Angsi as a backdrop, d’Venea places pride of place on environmental interactions with residents.

While the surrounding greenery rests both the tired body and soul, top-notch security promotes peace of mind with the gated and guarded concept. d’Venea’s sumptuous 20 acres of freehold one- and two-storey zero-lot bungalows in Taman Bandar Senawang, Seremban proffers the park-style living of the suburbs to urbanites looking for a slice of heaven to call their own. It is no wonder that Phase 1 is totally sold out while Phase 2 is currently available for purchase.

Modern & Generous Expanse of Space

The single storey bungalows are equipped with 4+1 bedrooms and 3 bathrooms, making them a luxurious inner space with optimal privacy for individuals in a family. Meanwhile, the two-storey homes boast of 6 bedrooms and 5 bathrooms, providing a true sanctuary for each occupant. The master baths for all the homes are Balinese-style, each an absolute visual treat.

The d’Venea Residence also focuses on thoughtful community features such as covered drainage, underground cabling, attractive streetscapes, decorative lightings and landscaped back lanes.

Convenient Suburban Living Taman Bandar Senawang is a self-sustained township, and residents of d’Venea will never have to look far for conveniences such as shops, clinics,

The 17 d’Venea homes are a work of art on their own with each home coming with a land area of close to 3,700 sq ft, and built-ups ranging from 2,165 sq ft to 3,453 sq ft, spacious dwellings that are suitable for multi-generational families and upgraders looking for generous spaces.

The low density configuration ensures maximum privacy and space for d’Venea’s residents, and the homes carry a modern-contemporary concept and design that is sure to encompass every home owner’s need. Spacious living spaces are illuminated with natural light, and provide excellent ventilation for the homes.

01 02 03

04

Two storey zero lot bungalow One storey zero lot bungalow d'Venea Park is uniquely designed with paved walkways, water features and lush landscaping Living area

03

02

04

30 | FEATURED PROPERTY | d'Venea Residence

kindergartens and primary schools, petrol stations, suraus and even a playground which are all within the vicinity of the township. The epitome of comfort-at-your-doorstep, there is even a Giant hypermarket 5 minutes away from the township.

Take a leisurely stroll in the 3-acre park within d’Venea Residence, with its paved walkways, lush landscaping and water features including a swimming pool for the enjoyment of its residents. A community hall equipped with amenities for functions and events make it the perfect venue to gather, hang out or even get to know your neighbours better.

Just 40 minutes away from KLIA, D’Venea’s excellent location makes it the perfect proposition for those who frequently travel overseas for both business and pleasure. It is also a short drive away from some of the nation’s premier tertiary educational institutions, like Multimedia University and Limkokwing University of Creative Technology in Cyberjaya, and Uniten, Bangi. There are also a host of prestigious hotels and golf courses nearby, and retail options spanning upmarket malls like

05 Sunset view of d'Venea Residence 06 Night view of the swimming pool in d'Venea park

iProperty.com malaysia | 31

06 Alamanda Putrajaya, Mines and South City Plaza all the way to wholesalers like Nilai 3 will entice a whole gamut of shoppers.

Remarkable Offers from a Remarkable Developer d’Venea Residence is priced from RM709,888 to RM1,092,888 and with the entire Phase 1 sold out, Phase 2 is now open for booking. With an expected completion date of January 2013, purchasers stand to emerge with tremendous savings and promotions such as free legal fees and free disbursement on the SPA and Loan agreement, and also free stamp duty for the MOT. Bumiputera purchasers enjoy a further 7% discount off listed prices.

05 Location Map

Park Properties has been a reputed community builder in Negeri Sembilan for over 20 years. They have also developed commercial areas like Senawang’s Giant Hypermarket, Taipan Senawang, Senawang Commercial Park & industrial areas like Senawang Industrial Park. For further information, call (606) 678 1118 or (606) 679 3988 or (603) 6201 3288.

iProject Listing QuickPro No: NC2416 Project Name: d’Venea Residence City: Taman Bandar Senawang, Seremban, Negeri Sembilan Property Type: Zero-Lot Bungalow Land Title: Residential Tenure: Freehold Land Area: 43'3" x 85' Listing Price: From RM709,888 - RM1,092,888 Total Units/Lots: 17 Bumi Discount: 7% Completion Date: January 2013 (Expected) Developer: Park Properties Sdn Bhd (61723-H) Penthouse A-10-P2 Plaza Mont' Kiara 2 Jalan Kiara, Mont' Kiara 50480 Kuala Lumpur.

Phone: (606) 678 1118 / (603) 6201 3288 Fax: (606) 678 1113 / (603) 6201 0288

Visit iProperty.com.my for more details

32 | FEATURED PROPERTY | The Vale

The Vale

@ Sutera Damansara Nature-Inspired Contemporary Homes

iProperty.com malaysia | 33

01 The Vale (Townhouses)* 02 Zaria (Superlink - 24’ x 80’) * Artist’s impression only

02 The Vale exudes a sense of comfort and luxury. It’s possibly the best affordable yet luxurious design Sutera Damansara has to offer so far.

Sutera Damansara is a low-density Nature-inspired township near Sungai Buloh, featuring The Vale, Phase 5 of the Sutera Damansara sanctuary.

Comprising 98 units of townhouses within the greenscapes of the Kota Damansara Community Forest, lush verdant greenery prevails, adding much to the serenity and tranquillity of the township.

Green Architecture & Sustainable Living The architecture of Sutera Damansara is designed with a green concept, featuring a linear park namely Sutera Springs Park, where cascades spring forth from the forest, flowing right through the township.

01

This 3.94-acre park is equipped with an oval garden, a lake, lush landscaping, a gazebo, jogging tracks, a children’s playground and a viewing deck to create a healthy, tropical environment for wholesome

34 | FEATURED PROPERTY | The Vale 03 04 05 06

Sutera Square (Shop offices)* Floria (Semi-D - 40’ x 80’) Sutera Spring (3.94 acres)* Gloria (Semi-D, 40’ x 80’)

* Artist’s impression only

03 investment and an ideal lifestyle for anyone who wants to combine the convenience and excitement of urban living with intimacy and security of a small community.

Since its first launch in July 2008, Sutera Damansara buyers have seen their property values shoot up about 71%. Going forward, of course it’s impossible to be certain, but what’s happened in similar neighbouring developments suggests that for the latest launch, a capital appreciation of 30% to 50% is within reach.

Excellent Connectivity & Easy Access

04 activities. Offering more than just homes, this township delivers a refreshing lifestyle amidst a rejuvenating ambience for residents.

The homes in Sutera Damansara are clad in solid walls designed to minimise glare and heat from the sweltering sun while ensuring privacy of residents. Meanwhile, a secured garden courtyard on the second floor of the homes invite natural light and ventilation into the homes.

From the contemporary outlook to its layout and even bedroom space, emphasis is placed on delighting every buyer and exceeding their expectation.

A Truly Strategic Investment Strategically located between Petaling Jaya and Sungai Buloh, Sutera Damansara represents both an exceptional

Located beside the NKVE and MRR2, Sutera Damansara offers seamless connections to various Klang Valley metropolises from Kota Damansara to Shah Alam and Kuala Lumpur. Some of the nation’s largest shopping centres and hypermarkets can be reached through the NKVE with offshoots from the various exits on this expressway connecting to other expressways like LDP, DUKE, PENCHALA LINK and such.

Schools and hospitals are also within reach as Sutera Damansara is connected to Malaysia’s premier private international educational institutions. Primary and secondary schools within the surrounding areas are countless, providing a large variety for parents to choose from, whether international or public schools. Hospitals too are within reach, as are many other amenities and facilities available surrounding Sutera Damansara.

Bumiputera purchasers interested in the development enjoy a 7% discount. For further information and clarification, visit www.oskproperty.com.my or call (603) 6142 1188.

iProperty.com malaysia | 35

05 OSK Property - A Dynamic Developer

06 Location Map

Established in 1997, OSK Property Holdings Bhd’s vision is to be an outstanding property developer, focusing on generating greater value to all its customers and shareholders. Over the years, the group continued to accumulate land bank in strategic locations and its property portfolio encompasses high quality residential, commercial and township projects worth over RM4billion.

iProject Listing QuickPro No: NC2400 Project Name: The Vale City: Sutera Damansara, Selangor Property Type: Townhouse Land Title: Residential Tenure: Leasehold Land Area: 26’ x 85’ Total Units/Lots: 98 Bumi Discount: 7% Listing Price: From RM780,000 (est) Developer: Semponia Sdn Bhd 9th Floor Plaza OSK, Jalan Ampang 50450 Kuala Lumpur.

Phone: (603) 2161 3322 Fax: (603) 2175 3216 Website: www.thevale.com.my

Visit iProperty.com.my for more details

36 | FEATURED PROPERTY | Rimba Residence

Your Urban Haven Beside A Forest Reserve 01

Living In Nature’s Splendour With the call to live next door to 3,084 acres of nature’s beauty, Rimba Residence is a serene enclave of boutique resort residences set against the majestic Ayer Hitam Forest Reserve. Imagine your dream home resting amidst the fresh breezes of nature as you join a harmonious community in a contemporary setting. This is truly living, a carefree experience of exquisite living spaces seamlessly woven with luxury and style.

Excellent Location Naturally Located in Bandar Kinrara, the advantages of living in a matured township complete with amenities and easy access to a variety of highways namely, the Bukit Jalil Highway, KESAS Highway, LDP Expressway, KL-Seremban Highway and Jalan Puchong.

There are plans to increase this already stellar connection with two proposed highways, the KinraraDamansara Expressway (KIDEX) that will connect Bandar Kinrara to the Federal and SPRINT Highways and the Serdang-Kinrara-Putrajaya Expressway (SKIP) which will connect Kinrara to Serdang and Putrajaya.

Rimba Residence is also connected to the public transportation network with two existing LRT stations in Bukit Jalil and an upcoming LRT station in Bandar Kinrara, opposite Giant Bandar Kinrara, to serve the community.

Freedom to Live

02

This lavish low density condominium stands on 3.6 acres of freehold land (66 units per acre), with an innovative Semi-D layout that sites 8 units per floor and only 4 units per quadrant. This means that every one of the 238 units is a corner unit, now that truly brings to life the essence of being free to live.

iProperty.com malaysia | 37

03 With five designs to choose from and 3 types of penthouse layouts, residents may choose to live in units that start at 1,103 sq ft to 1,543 sq ft. This unique concept is suitable for discerning buyers looking for an upgrade from their current premises or even those who place a premium on a better living environment. Potential buyers will be happy to know that all units come furnished with vanity tops, cabinets, instant water heaters and shower screens to both master bathroom and bathroom 1, walk-in wardrobe and dresser in the master bedroom, kitchen cabinets in both wet and dry kitchens with cooker hood and hob, washing machine and dryer, shoe cabinet, air-conditioner to master bedroom, bedroom 1 & 2, living cum dining area, designer grille at the main entrance, 8-feet high doors (except bathrooms) and eco-friendly paint.

This feeling of freedom is encapsulated in the guarded enclave of a 6-tier security system replete with full resort facilities. Within the ambit of this residence are a whole host of amenities and facilities.

Top-Notch Facilities Nearby 01

02

03

Set against the pristine Ayer Hitam Forest Reserve Observation deck - vantage point to take in the beautiful views A grand entrance with guardhouse greets your arrival

Klang Valley’s top shopping malls such as Sunway Pyramid, Subang Parade, Empire Shopping Gallery, Summit USJ and IOI Mall are all just a short 10 minute drive away while daily needs are met with hypermarkets and supermarkets such as Carrefour, Mydin, Giant, Tesco and Jaya Jusco all within close proximity.

38 | FEATURED PROPERTY | Rimba Residence

04

05

Renowned tertiary educational institutions nearby include Sunway College, Metropolitan College, Inti-Subang, SEGi College and Taylor’s Lakeside Campus to mould the minds of the next generation of leaders. Meanwhile top-notch healthcare is also available at Columbia Asia Hospital, Sunway Medical Centre and Sime Darby Medical Centre while rejuvenating rounds of golf at Bukit Jalil Golf Club and Kinrara Golf Club all speak of the prestige of Rimba Residence’s surrounds.

04

05 06 07

Glass walled gym overlooking infinity pool Majestic view right from your balcony Sleek clubhouse interior Living room with a touch of modern influence

iProperty.com malaysia | 39 Attractive Promotions by a Responsible Developer Targeted for a May 2012 preview, Rimba Residence will be completed by 2015 and is currently open for registration. Potential residents will be delighted to know that a host of attractive promotions such as a 3% booking fee*, and early bird discount of 5% for the first 50 buyers*, 90% end-financing margin and free legal fees on the Sales & Purchase Agreement (SPA) along with a 7% bumiputera discount in effect.

Rimba Residence, brought to you by Knox Group, has a good track record of presenting the most delightful highquality residences including the recently launched Kiara Residence 1 and Kiara Residence 2 in Bukit Jalil. Future residents may find out more by calling (6012) 627 5211 and (6016) 219 4488 or log on to www.knox.com.my.

Location Map

06 07

iProject Listing QuickPro No: NC2409 Project Name: Bandar Kinrara, Selangor City: Bandar Kinrara, Selangor Property Type: Condominium Land Title: Residential Tenure: Freehold Bumi Discount: 7% Completion Date: 2015 (Expected) Developer: Knox Sierra Sdn Bhd (975427-K) No. 38B, Jalan USJ 10/1B 47620 UEP Subang Jaya, Selangor.

Exclusive Marketing Agent: WCT REALTORS E(3)0468 3-13 The Scott Garden (Kompleks Rimbun Scott) 289, Jalan Klang Lama, 58100 Kuala Lumpur.

Phone: (603) 5882 4488 Fax: (603) 7982 1490 Website: www.knox.com.my Visit iProperty.com.my for more details

40 | FEATURED PROPERTY | Mont’ Callista

Mont’ CALLISTA A Life-Changing Experience

01 01 02 03 04

Newest 2 storey semi-d Parkvilla Signature Cosy comfortable master bedroom Peaceful ambience of dining area Column free design for spacious of living hall

Located on a hilltop in the famous Iskandar Region of Johor, Mont’ Callista is a breathtaking picture of elegant sophistication in the real estate industry. Featuring 2- and 3-storey Semi-D homes, the luxurious settlement boasts of only the best in home designs and is developed by Bunga Development Sdn Bhd, a subsidiary of PJ Development Holdings Berhad. The gated and guarded community of Mont’ Callista comprises 2 phases of 3-storey Semi-D homes and a phase of 2-storey Semi-Ds.

iProperty.com malaysia | 41

02 Impressive Designs & Vast Spaces The homes at Mont’ Callista consist of built-up sizes that range from 3,050 – 3,837 sq ft and are replete with luxurious amenities and top quality finishing in all of its 192 luxury home units. Lot sizes vary from 40’ x 80’ to 45’ x 80’. The low density and prestigious development offers an option of 7 design layouts to cater to the demands of today’s market. The homes feature a spacious interior design minus unsightly columns, wellhidden internal infrastructures and a modern fa ade.

This gives discerning buyers the space to create artistic and innovative interior design styles.

The Semi-Ds offer beautiful and scenic lawns, ideal for family gatherings or for sheer relaxation. The homes come with high ceilings, beautiful floor-to-ceiling glass

03 panels for daylight maximization, exclusive fittings, and modern facilities within the gated community. With 4 to 5 large bedrooms, 4 to 5 bathrooms and a cosy family area, the home is an ideal abode for growing families or individuals who are on the lookout for spacious, valuefor-money residences. Units at Mont’ Callista come with a balcony that offers a picturesque view of the surrounding tropical gardens, lush greenery and the Pulai skyline. Each unit features a column-free car porch with ample space to park 3 cars side-by-side.

This freehold residential enclave has just launched Phase 3 which comprises 2-storey Semi-Ds. With 85% of Parkvilla already sold-out, the newly launched Parkvilla Signature has seen a good take-up rate of 40% since its launch recently. Under the same phase, the preview for Quadro Homes and the inaugural official

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42 | FEATURED PROPERTY | Mont’ Callista launch of Garage Homes is set for June 2012 with show house.

Complete Community Amenities This low density development (only 6 units per acre) boasts of 4 modern-tropical thematic gardens, a playground, and ‘DeTropics Clubhouse’ which comprises a host of modern facilities for leisure and relaxation. The homes are beautifully spaced out in a resort-like environment, exuding a sense of exclusivity yet encouraging the development of strong community ties.

To offer residents a sense of security and peace of mind, the development is guarded with a 3-tier security system that includes electronic tag access, Centrex system, CCTV monitoring, fibre optic sensor perimeter intruder detection system, home alarm system and close monitoring by trained security personnel. Entry and exit points are well-guarded by security personnel who conduct thorough screening of all visitors entering the property.

Prime Location & Value With its strategic location in the Iskandar Malaysia Region, Mont’ Callista is primed for appreciation.

It is strategically located at the epicentre of Pulai Springs – the UTM Corridor in Skudai, Johor. The development is a mere 2-minute drive to popular hotspots such as Giant hypermarket, Jusco Shopping Centre, Pulai Springs Golf Club, and a host of other amenities within reach. The Senai International Airport, Johor Bahru city centre and

05 recently operating Johor Premium Outlets are a mere 15-minutes drive away from Mont’ Callista.

Mont’ Callista has easy accessibility to numerous routes and highways: North-South Highway, Jalan Pontian, Jalan Skudai, Causeway Link and the second Malaysia-Singapore link which makes homecomings and outgoings a breeze.

Mont’ Callista has a GDV of RM130 million and is spread across 32 acres of prime land. It is the developed by Bunga Development Sdn Bhd, a subsidiary of PJ Development Holdings Berhad which is listed on the Main Market of Bursa Malaysia.

To encourage the growth of this region, Bunga Development is offering attractive perks to investors and buyers such as an attractive 3% down payment rebate and free SPA legal fees.

With a sterling reputation for quality development and being a subsidiary of a renowned property developer, Bunga Development is set to take the industry to the next level of success with its luxury home series. Priced from RM699,000, it is indeed a value-buy for those seeking capital appreciation and for own residence purposes. To grab a great deal, contact Bunga Development at (607) 554 5318 / 9, log on to www.pjdprop.com.my or follow them on Facebook at Mont Callista.

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05 Scenic thematic garden view from balcony 06 Upcoming launch of 2 storey semi-d Garage Homes with open concept garage 07 Detropics Clubhouse for healthy lifestyles

iProperty.com malaysia | 43

07 Location Map

iProject Listing QuickPro No: NC1580 Project Name: Mont’ Callista City: Taman Pulai Bayu, Skudai, Johor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 40’x80’ / 45’x80’ Built Up: 3,050 sq ft - 3,837 sq ft Listing Price: From RM699,000 - RM899,000 Total Units/Lots: 192 Bumi Discount: 15% Completion Date: Oct 2013 (Expected) Developer: Bunga Development Sdn Bhd No. 15, Jalan Puncak Bayu 1 Taman Pulai Bayu, Skudai, 81300 Johor.

Phone: (607) 554 5318 Fax: (607) 554 5311 Website: www.pjdprop.com.my GPS Coordinates: 1° 32’ 31.25” N 103° 36’ 49.72” E

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44 | FEATURED PROPERTY | THE REGINA

Majestically Modern Palaces – The Regina Owning a property is not just for royalty but even commoners can own a property fit for a king with The Regina.

With its impeccably elegant regal designs, The Regina holds court in the heart of USJ 1, Subang Jaya exuding an air of glamour and luxury amidst this prime growth area.

Regal Comfort in a Strategic Locale A lifestyle of palatial proportions blends seamlessly with practical needs in an irresistible concoction that appeals to young professionals or young families at The Regina. Its strategic location right in the heart of an established residential township of USJ 1 places it within easy reach of a myriad of shopping, entertainment, recreation and lifestyle spots.

01 Modern & sleek façade design 02 Luxurious grand entrance 03 Beautiful landscape

Popular hypermarkets like Giant and Mydin are just five minutes away while USJ Taipan - where you’ll find everything from pet stores, 24-

iProperty.com malaysia | 45

02 01

03 hour clinics, hardware shops, music schools, banks, pharmacies, trendy, vintage fashion boutiques and business hubs - is a mere 10 minutes away.

Access to other parts of USJ and other parts of the Klang Valley is a breeze with the Shah Alam Expressway (KESAS), New Pantai Expressway (NPE) and the North-South Expressway Central Link among the network of major highways that link to USJ 1. Other prominent highways that link to The Regina include the Federal Highway, North Klang Valley Expressway (NKVE), South Klang Valley expressway (SKVE) and the ELITE Highway. The LRT extension of the Kelana Jaya line from Ara Damansara will boost connectivity to public transport systems further.

Opulent Lifestyle Options The Regina’s fa�ade is unmistakable the moment you arrive in USJ1 with its four blocks of 150 units per block majestically in the air like a pair of modern spires.

46 | FEATURED PROPERTY | THE REGINA

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This grand exterior is matched by lavish interiors such as its impressive entrance and plush lift lobby area with a posh visitors’ lounge.

room, sauna, reading room and a fully-equipped gym.

Little princes and princesses are not left out with the kindergarten within The Regina’s enclave.

Bringing rest and relaxation to new heights is The Regina’s refreshing rooftop garden, infinity and wading pools and the magnificent manicured courtyard replete with water canals and cascades that completely rejuvenate tired bodies and souls.

The Regina is also remarkably safe and secure realm guarded by a 6-tier security system that involves a modern CCTV surveillance system, a card access system and trained guards who patrol the premises round the clock to ensure that the entire building is always protected. With this comprehensive system, the car parks are safe zones with a residentsonly entrance policy to the lift lobby and specific, segmented areas.

Those who wish to be pampered like royalty will revel in the complete amenities The Regina offers, including their very own cafeteria, urban grocer, AV

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iProperty.com malaysia | 47 04 Spacious living hall 05 Elegant dining hall 06 Infinity & wading pool 07 Simple & classy master bedroom

07 Luxurious Designs With Added Value A total of 600 condominium units come in four attractive designs here at The Regina. Design Type A has a built-up of 1,044 sq ft, Type B is slightly larger at 1,248 sq ft, Type C covers 1,345 sq ft of space while Type D is the sprawls across 1,474 sq ft. This regal, private sanctuary is a leasehold property that has an overall built-up area of 4.5 acres with a Gross Development Value of RM 385 million. The launch date has been set for end of May 2011 while the expected completion date is in the early part of 2015.

Privileged purchasers stand to receive a host of special extras at The Regina as each unit comes

Location Map

equipped with kitchen cabinets, cooker hob & hood, 4 units of air conditioners, 2 instant water heaters, 2 car parks and an impressive designer grille at the main entrance. The developers, Regina Development Sdn Bhd, is offering to absorb legal fees on S&P and a service charge waiver for the first year of vacant possession. Early birds will enjoy an additional bonus of a 5% discount off the price.

Regina Development Sdn Bhd’s flagship development in the USJ 1 area is poised for royal returns to savvy investors and those looking forward to own their own palace. If you are one of them, you may log on to www.theregina.com.my or call (603) 8023 3666 to find out more.

iProject Listing QuickPro No: NC2204 Project Name: The Regina City: USJ 1, Subang Jaya, Selangor Property Type: Condominium Land Title: Residential Tenure: Leasehold Built Up: 1,044 - 1,474 sq ft Total Units/Lots: 600 Completion Date: Early/Mid 2015 Developer: Regina Development Sdn Bhd 27-3 & 27-4, USJ Sentral Persiaran Subang 1 Subang Jaya, 47600 Selangor.

Phone: (603) 8023 3666 Fax: (603) 7982 1490 Website: www.theregina.com.my

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48 | FEATURED PROPERTY | JADE HILLS

Jade Solid Green Living

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Just as the ancients have likened a solid piece of jade to virtue, Jade Hills’ green surrounds is its most priceless treasure to residents. This township neatly tucked away in Kajang is an invaluable treasure to be appreciated and enjoyed by discerning home owners looking for a family heirloom and by investors who seek the potential growth of value in its complete township features.

Greenery All Around Nestled in the green heart of Kajang, Jade Hills truly lives up to its billing of by the hills and by the lakes as it is built on undulating land with three lakes right at the heart of its town namely, Misty Lake, Willow Sweeps and Water Spring. The distinct differences of each lake will not only rejuvenate the senses with its peace and tranquility, it will transport you to fabled surrounds that call to mind the weeping willows of Suzhou, China.

Amid these are 12-themed gardens with walkways and recreational facilities right at your doorstep as generous landscaped green belts surround each home with a lush refreshing garden. An air of luxury is pervasive throughout with the prestigious residences overlooking a lake, garden and resort club respectively, with three zones throughout, namely The Hills, The Lakes and The Gardens.

Built on 366 acres of freehold land, Jade Hills’ offering of Bungalows, Twin Villas, Quad Villas and Garden Terraces all form the 258-acre landed residential component of the development. The balance would be the commercial areas which complete the prestigious lifestyle amidst the serenity of this township. The commercial components consist of a fully-equipped Resort Club, a Commerce Village that houses local shops to meet the daily needs of the residents, a Town Centre with a variety of dining, lifestyle and retail options to choose from and the Jadite Suites housed within four-blocks of apartments.

Luxurious & Elegant Living Options With Gamuda Land’s landmark Security 123 feature, a subtle sheen of comfort provided by the guard checkpoint upon entrance, 24-hour guard patrol, CCTV surveillance and a panic button control room to all residents within these community.

iProperty.com malaysia | 49 Luxury is further afforded by the generous living areas in each of the homes within the township. The Gardens Terraces which have been handed over, for example, comes with a large lot area of 26’ x 80’ while the Bungalows offer twice the width at (60’ x 125’). While all lot sizes may vary, the ample space in each residence truly caters for the variety of different lifestyles.

Exclusivity is kept at a premium at Jade Hills with only clusters of units launched at any one time. In the Gardens Bungalows case, there are only 27 units and all the interiors are clad with a fine selection of materials with excellent space planning and high ceilings. The 2-storey Gardens Bungalows of 5+1 rooms with ensuite bathrooms are a valuable asset at a minimum of RM 465 psf.

All these elegant lifestyle perks and the completely natural surrounds that comprise 20% of the total development speak of the developer’s thoughtfulness in designing homes that are not just pleasant to view but pleasant to live in as well.

Complete & Comprehensive Community Living Ultimately, the luxurious and resplendent homes are complemented with a dynamic Commerce Village right in the heart of its township to absorb the various daily needs of its residents. This convenient hub will ensure that residents never have to leave the comfort of their community just to meet their needs.

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01 Weeping Willow forms a light curtain of movement and shade to enhance the enjoyment of a walk along the lakes 02 Lush verdant trees giving you a sense of privacy 03 Neatly planted rows of trees leading to every neighbourhood

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50 | FEATURED PROPERTY | JADE HILLS Taking lifestyle, retail and dining convenience a notch higher is the Town Centre, which brings fresh commercial, retail and dining concepts to the residents of Jade Hills. The alfresco dining areas and a plush landscaped courtyards and boulevards will present residents with a vibrant hub of retail, lifestyle and commercial choices just at your doorstep, living in an opulently-designed home and community becomes all that more precious.

Within this ambit of a caring genteel society is the Jade Hills Resort Club a community club that not only houses a 50-m swimming pool but also includes other pools like a wading pool and spa pool, playground and playroom for little ones, tennis courts and basketball courts, table tennis room and a gym for the fitness needs of the residents. To make mingling and socializing a breeze, a function room, games room, a bespoke tea house and tea deck, landscaped park, waiting lounge and entry courtyard all welcome visitors and guests to the green lifestyle within.

Those just starting out or desiring a modern urban concept amidst a rejuvenating lifestyle surrounded by nature would find the perfect match in the Jadite Suites. Comprising of four 14 to 16-storey blocks, buyers may choose between 2- or 3-bedroom units, that range in built-up from 960 sq ft to nearly 1,500 sq ft. The beauty of the Jadite Suites duplexes and sinplexes is the fact that they come with a

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landscaped and fully-equipped recreation deck and low-density built-ups.

Surrounded by the Lushness of Life Jade Hills’ location is remarkably within a 10-km radius of four international schools, namely, The Alice Smith School, Australian International School, Tanarata International School and the Nexus International School in Putrajaya. In fact, higher education at three national universities namely, UPM, UNITEN and UKM all bring lifelong education right to Jade Hills’ doorstep. Golf enthusiasts will simply love the fact the greens surrounding their homes can be extended to seven nearby fairways, to bring their game to another level.

Getting to and from Jade Hills is also swift and hasslefree with connecting highways like the Sungai Besi Highway, KL-Seremban Highway, SKVE and SILK

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Private garden Dry kitchen that opens up to a garden view Bedroom leading to courtyard Living spacious

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iProperty.com malaysia | 51 all bringing residents to major hubs such as Kajang and Cheras (5 minutes away), Puchong, Cyberjaya, Putrajaya, Nilai and Semenyih (10 minutes away) and KL City Centre and PJ (20 minutes away) by car.

Priceless Value from a Visionary Developer Ever since Jade Hills appeared on the map, the value of Kajang’s properties have also seen a rise thanks to the higher standards of living afforded in Jade Hills. For example, a Garden Terraces home that was sold at RM 600,000 from the developer that has now transacted on the secondary market for RM 920,000 for an intermediate unit while a corner unit easily fetched RM 1.25 million. The strong presence of expats living in this commune and the demand of the local property market has also seen remarkable rental yields of about 8% p.a. recorded by the pioneer batch of residents in Jade Hills. They have mentioned that the strong market demand only shows how much Kajang has grown in esteem and in value with the rental market growing in tandem with the township’s growth and reputation.

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Jade Hills is a luxurious and refreshing township presented to you by Gamuda Land, a subsidiary of Gamuda Berhad, a Main Board listed company on Bursa Malaysia. Among their other prestigious townships include Kota Kemuning in Shah Alam, Bandar Botanic in Klang, Valencia in Sungai Buloh and Horizon Hills in the Iskandar region of Johor.

For more information, interested parties are welcomed to call (603) 8737 0122 or log on to www.jadehills.com.my.

Location Map

07 iProject Listing

Kuala Lumpur City Centre

Cheras

Australian International School

Tanarata International School SKVE Highway From KLIA

Kajang Toll

Jusco

Cheras-Kajang Highway

KL– Seremban Highway

Sungai Besi Highway

The Mines Resort & Golf Club

Exit 707A

Saujana Impian GCC

Sg. Balak Toll

Bukit Angkat (Exit 1812)

GPS Coordinates: N 2° 59' 34.64" E 101° 45' 23.21"

Jln. Sg. Chua

SILK Highway Sg. Ramal (Exit 1807)

Tesco Bandar Kajang

QuickPro No: NC2424 Project Name: Jade Hills City: Kajang, Selangor Property Type: Bungalow House & Twin Villas Land Title: Residential Tenure: Freehold Listing Price: From RM1,787,000 - RM2,428,000 /

RM1,343,000 - Rm1,755,000 Total Units/Lots: 27/40 Bumi Discount: 7% Expected Date of Completion: June 2013 / Feb 2013 Developer: Jade Homes Sdn Bhd (710233-K) Property Gallery, Persiaran Jade Hills Utama Jade Hills, Kajang 43000 Selangor.

Phone: (603) 8737 0122 Fax: (603) 8737 9262 Website: www.jadehills.com.my GPS Coordinates: N 2° 59’ 34.64” E 101° 45’ 23.21”

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52 | FEATURED PROPERTY | Trigon Luxury Residences @ SetiaWalk

Trigon Luxury Residences @ Setiawalk Lifestyle & Finesse at its Peak Set amidst the bustling township of Puchong, Trigon Luxury Residences @ SetiaWalk offers a truly unique experience of modern living within an integrated township. The serviced apartment development, which rests on 20.8 acres of prime land in the hotspot of Puchong, offers discerning buyers the opportunity to own a piece of sophistication at an affordable price. This well-developed & matured township is now brimming with commercial and leisure activities, offering all the opportunity to savour the best of Malaysia in a single township.

Contemporary Concept This freehold project was launched lately and is scheduled for completion in 3 years time and boasting of an entire spectrum of contemporary living, working and entertainment pursuits within a conducive and comfortable environment. Trigon Luxury Residences @ SetiaWalk features a comprehensive mix of retail, office, SOHO, boutique hotel, entertainment centre and residential development with a full array of facilities

that make it a one-stop abode for people from all walks of life. Built with the concept of a wholesome living experience, Trigon Luxury Residences @ SetiaWalk comprises 5 layout options measuring from 968 – 1,776 sq ft in size – a sprawling living space on prime land.

In this low density development, only 181 units are up for grabs, Trigon Luxury Residences @ SetiaWalk residential units feature 2 and 3-bedroom signature suites with multipurpose rooms and between 2 to 4 bathrooms depending on unit design.

iProperty.com malaysia | 53

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01 SetiaWalk water feature view 02 SetiaWalk

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54 | FEATURED PROPERTY | Trigon Luxury Residences @ SetiaWalk With the growing hunger for more spacious homes, Trigon Luxury Residences @ SetiaWalk promises a grand living space that is practical yet modern. The signature suites’ highlights are the multipurpose rooms which can double up as study rooms and playrooms. The wide open living, dining and kitchen areas provide ample room for contemporary interior design and decoration. All the units feature a spacious balcony that offer a breathtaking view of Puchong and the Ayer Hitam Forest Reserve.

Comprehensive Design Features With a growing need for sophisticated and aesthetically soothing residential development, Trigon Luxury Residences @ SetiaWalk highlights include a double volume grand lobby that features a lounge and reception area for guests, complete with modern interior decoration that speak of prestige and grandiose. Residents are provided the opportunity to use Trigon Luxury Residences @ SetiaWalk state-of-the-art facilities spanning two levels, as well as the two beautiful and elegant skyvillas on level 26 (with connectable partitions) for private functions, parties and celebrations. Other facilities include an infinity lap pool, a gymnasium, wading pools, a playground, a jacuzzi and a sauna, among others.

Trigon Luxury Residences @ SetiaWalk is easily accessible and well-connected to various neighbouring townships via a wide network of highways and roads, namely the DamansaraPuchong Highway (LDP), the KESAS Highway, the Federal Highway, the Bukit Jalil Highway and the ELITE Highway. In fact, Trigon Luxury Residences @ SetiaWalk is just walking distance to the proposed new LRT station that is expected for completion by 2014. This eases travel to KL City Centre and other business and leisure hubs throughout the Klang Valley.

As for major gateways out of the country, the KL International Airport (KLIA) is just a 45-minute drive away from Trigon Luxury Residences @ SetiaWalk while Subang Airport is located 20 minutes away.

Trigon Luxury Residences @ SetiaWalk neighbours other established townships such as Bandar Sunway, Bukit Jalil and Petaling Jaya.

A Distinguished Developer Developed by multiple-award winning developer, S P Setia Berhad. The winners of The Edge Top Property Developers Award for six consecutive years, S P

The viewing deck on level 26 is also another strong attraction in the development offering an expansive & multi-million dollar view of SetiaWalk accompanied by its soothing yet grand water features that exude a sense of luxurious living in a tranquil and serene environment. For an exclusive feel, the development features seven elevators including one service lift for easy inter-floor commuting. SetiaWalk’s retail and entertainment center will offer residents the convenience of shopping within the comforts of home.

Trigon Luxury Residences @ SetiaWalk is strategically located amidst Puchong’s vast and comprehensive commercial offerings with a wide variety of restaurants, al fresco caf s, financial institutions, colleges, shopping malls, food courts and other retail outlets. Popular hotspots in the area include Sunway Pyramid, Sunway Lagoon, IOI Mall, Tesco and Giant hypermarkets, scores of furniture malls and entertainment outlets. Reputable healthcare providers within a stone’s throw away from the development include the brand new Columbia Asia Hospital, Subang Medical Center and Sunway Medical Centre.

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Living & dining view Kitchen view Grand lobby Trigon Luxury Residences @ SetiaWalk

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iProperty.com malaysia | 55 Setia was also awarded the Aon Hewitt’s Overall Best Employer status for 2011. With a sterling reputation for quality development, S P Setia pledges its commitment to providing the communities in which they operate an environment that perfectly balances the four areas of human activity – LiveLearnWorkPlay.

This is certainly a “not-to-be-missed” opportunity to own a top-notch property development by one of Malaysia’s finest developers, complete with quality finishing and high return-on-investment yields. To own a unit, contact SP Setia at (603) 5882 2255 or visit their website at www.trigon.my to get a glimpse of life in one of Malaysia’s hottest residential estates.

05 Location Map

06 iProject Listing QuickPro No: NC2405 Project Name: Trigon Luxury Residences @ SetiaWalk City: Puchong, Selangor Property Type: Serviced Residence Tenure: Freehold Land Area: 3.77 hectares Built-Up: 968 - 1,776 sq ft Listing Price: From RM583,800 onwards Total Units/Lots: 181 Bumi Discount: 7% Completion Date: Feb 2015 (Expected) Developer: Bandar Setia Alam Sdn Bhd (566140-D) SetiaWalk Galleria, Jalan Bandar Dua Pusat Bandar Puchong Puchong 47160 Selangor.

Phone: (603) 5882 2255 Fax: (603) 5882 2727 Website: www.spsetia.com.my

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56 | LUXURY COLLECTION | KINGSLEY HILLS

Kingsley

Hills The Splendour of Elevated Living

Tucked away amidst the picturesque hills of Bukit Cermin in Putra Heights is a splendid new development called Kingsley Hills – a 96-acre mixed development consisting of bungalows, semi-detached homes, three exclusive high-rise luxury condominium phases and a uniquely-designed townhouse.

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iProperty.com malaysia | 57

Developed against a backdrop of lush greenery and a natural rainforest, Kingsley Hills exudes a serene and peaceful ambience well-suited for a balanced lifestyle of work and leisure.

Kingsley Hills’ pride is its unobstructed mile-high panoramic view of the surrounding lush greenery and the neighbouring townships.

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Regal Pride of Place The freehold development encompasses a total of five phases of landed residential units, Avenue 1, 2 and 3 and the Condo Villa with Phase 1 - 3 all semi-detached homes available for purchase.

Among one of the exquisite features of the development is a total of 28 exclusive layout designs of semi-detached homes measuring approximately 3,818 sq ft to 6,789 sq ft built on a lot size of 4,050 sq ft and above – a grand luxury of space befitting quality living standards promoted by the development.

The homes are equipped with quality finishing, fixtures and architecture that speak of contemporary design with the all-important touch of practicality. Each home boasts of attractive features that include a solar water heating system, water booster pump, rainwater harvesting system, high-speed broadband access and private home lift. Safety and security takes the foremost place as a 24-hour security surveillance system which includes secure perimeter fencing with CCTV coverage as well as 2 security guardhouses manned by trained security personnel is in place.

The development also features a private club and linear park with a wide range of facilities – extending a resort-like feel to Kingsley Hills.

Majestically Located For Maximum Comfort A self-sustaining township of Kingsley Hills which is tipped to include Kingsley Hills International School, Kingsley Private Club and a linear park which boosts the quality of life within this neighbourhood offers Phase 1, Phase 2 and Phase 3 which comprises of 52 units, 54 units and 44 units of semi-detached homes respectively.

03 01 The splendour of elevated living 02 SH05a & SH05b 03 SL03a & SL03b

58 | LUXURY COLLECTION | KINGSLEY HILLS

04 Located in the growing township of Putra Heights, Kingsley Hills enjoys easy accessibility to major amenities which are located within a 12-km radius from the development in the township of Subang Jaya. These include five hypermarkets, five shopping centres, bustling commercial hubs in the form of Taipan USJ and SS15, reputable medical centres as well as renowned tertiary education institutions that include Segi College, Metropolitan College, Inti College, Taylors College, Sunway College and Monash University.

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Meanwhile, Putra Heights’ Giant Supermarket is a popular and convenient option for residents shopping for daily needs in the area. Kingsley Hills’ close proximity to One City is another feather in the cap for the much sought-after development.

Local and international schools in the vicinity of Kingsley Hills include the upcoming Kingsley International School, SK Alam Megah 2, SK Alam Megah 3, SK Taman Alam Megah, SMK Alam Megah and the upcoming SJKC Tun Tan Siew Sin. The freehold development enjoys easy accessibility via major road networks such as the Elite Highway, the Damansara-Puchong Highway (LDP) and the Shah Alam Highway (KESAS), making Kingsley Hills a well-connected enclave to neighbouring townships and Kuala Lumpur city centre via these expressways.

A Host of Premium Privileges Launched in November 2011, the semi-detached homes is due for completion in 2015 or three years from the SPA. To encourage a healthy appetite amongst discerning buyers, the SPA, Loan Documentation & MOT’s Legal Fees and Disbursement Charges are to be borne by the Developer. Buyers will enjoy an interest free period during construction. Homes in Kingsley

iProperty.com malaysia | 59

06 Hills are being offered at an attractive price tag of RM1,950,000 onwards. The developer is also offering buyers a fantastic one-time offer of free membership to the Kingsley Private Club, a lifestyle paragon like no other of its class. Kingsley Hills is brought to you by Kingsley Hills Sdn Bhd, part of the MCT 1999 Group.

Experience Kingsley Hills on www.kingsleyhills.com or call (603) 8023 6868 for further details.

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Mile high panoramic view SL02a & SL02b Kingsley Hills main entrance The project site

KINGSLEY HILLS Where on the Map: Putra Heights, Subang Jay a, Selangor Concept: Mixed developments of bun galows, semi-detached homes, exc lusive highrise luxury condominium pha ses and townhouse on a 96-acre lan d Offered Built-ups: 3,818 - 6,789 sq ft

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60 | FEATURED PROPERTY | SUNTRACK HUB @ BANGI

Suntrack HUB @ Bangi

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Turning Great Demand Into a Great Investment As the epicentre of Malaysia’s business and corporate world, the Klang Valley is prominent in its position and location for enterprise. As part of the urban sprawl that is growing into the fringes, Suntrack HUB @ Bangi enables growing businesses and SMEs a place to showcase their abilities and leave a legacy amidst a freer space.

Suntrack HUB @ Bangi is located just three left turns away from the Bangi toll plaza and is visible from the KL-Seremban Highway. Its prominent location includes well-known neighbours such as SONY, DENSO and HITACHI, which have suppliers with a very high demand for industrial premises. This high demand comes amidst very limited existing supply of Semi-D factories and vacant land available to build more.

set-ups, a cutting-edge showroom and a heavy-duty warehouse all rolled up in one premise.

A Sound Investment

This is where Suntrack HUB @ Bangi rises to the occasion with its constellation of 42 3-storey Semi-D industrial showrooms cum office and warehouse right in the heart of Bangi Industrial Park, Bandar Baru Bangi, Selangor.

Addressing the acute shortage of space for SMEs and MNCs, Suntrack HUB @ Bangi was conceptualised to help bridge the supply with the great demand. This makes it a fundamental investment for both companies and investors alike, with its swift property appreciation and projected rental returns of about 7% p.a. that benefits all parties. The rental yield is calculated based on the current rental of the pre-existing 30-year-old Semi-D factories within the vicinity.

A Factory Like No Other

GREAT ACCESS AND SECURITY

The factories in the 11.9-acre Suntrack HUB @ Bangi come in three different sleek and modern designs, all designed by award-winning architect, Leong Yew Kooi.

Built-ups of the industrial showrooms range from 5,128 sq ft to 5,579 sq ft, with land areas from 8,220 sq ft to 8,580 sq ft. Suntrack HUB @ Bangi is the epitome of practicality, each factory coming with space for office

The factories’ layout are built around a unique horseshoe design with separate entries to the 66-feet wide road, thus providing large vehicles and trucks manoeuvrability and maximum access. Security is also a plus point, with a guardhouse and round-the-clock security, complete with CCTV cameras at entrance checkpoints for optimum safekeeping.

iProperty.com malaysia | 61 01 FaÇade type A 02 Satellite image

“Get 7% Rental Returns”

Part of a Masterplanned Township The factories’ location in Bandar Baru Bangi is one to envy, as it is a master-planned township, built with well planned access roads, sufficient water and electricity supply, and even flood-prevention monsoon drains and retention pond.

About the developer Suntrack Development Sdn Bhd first established itself as a property developer in 2002. The past few years have seen Suntrack Development Sdn Bhd launched a number of successful residential and commercial projects in the Klang Valley. Their high take-up rate in the competitive property market is evidence of the value, quality, and concept of these projects. Suntrack Development Sdn Bhd received the 5-Star Bloomberg Asia Pacific Property Award for their residential development of Summerglades at Perdana Lakeview West, Cyberjaya in 2011.

02 Location Map

iProject Listing QuickPro No: NC2340 Project Name: Suntrack HUB @ Bangi City: Bandar Baru Bangi, Bangi, Selangor Property Type: Semi-D factory Land Title: Industrial Tenure: Leasehold Land Area: 65’ x 132’ Built Up: 5,522 - 5,579 sq ft Listing Price: From RM2,630,000 - RM3,290,000 Total Units/Lots: 42 Bumi Discount: 10% Completion Date: 4th Quarter of 2013 (Expected) Developer: Suntrack Development Sdn Bhd (665318-M) 1st Floor, Pipit Block, Cyberview Garden Office Complex Persiaran Multimedia, Cyberjaya, 63000 Selangor.

Phone: (603) 8318 3188 / 89

(6013) 6099 333 / (6013) 6333 808 Fax: (603) 8318 3190 Website: www.suntrack.com.my

Visit iProperty.com.my for more details

64 | TALK POINT | MCT

01

A Kingsley Proposition 02

Identifying high-growth areas and developing a specific solution for the property market may seem to be a daunting task with many factors to consider. However, in an exclusive interview with MCT 1999’s Executive Director, Mr. Soo Kai Chee, they seem to be all set to add value to Putra Height’s only hill with their integrated development of Kingsley Hills.

iProperty: With a good portfolio of projects in progress, could you briefly outline MCT’s progress from inception till currently?

Mr Soo Kai Chee (MCT 1999 Bhd): MCT1999 is part of B&G Capital Resources Berhad which began as a civil construction company which then ventured into the property development scene a good 15 years ago. Our flagship project in UEP Subang Jaya (USJ), was USJ 1 Avenue. Our maiden project was next to Chee Wen School and we have ventured to develop towards other high-growth areas of the Klang Valley since 2005.

We have Kota Harmoni in Shah Alam, which is a gated and guarded Semi-D and Bungalow

residential development, USJ’s Industrial Park and new phases for mixed-residential offerings in Bangi and Cyberjaya. Towards the north, we also have Selayang’s 162 Residency and our latest big project would be OneCity right here in USJ and very nearby our Kingsley Hills.

OneCity is our landmark Integrated Commercial Development project which features a complete lifestyle mix of retail, commercial and lifestyle options that suit a whole host of needs for both individuals and businesses. The location on the last parcel of land left in USJ is a strategic one as most of the residents within this growing and fast-maturing township needs a good lifestyle destination which can be found in

iProperty.com malaysia | 65

03 OneCity. Besides this, its location diagonally opposite the prime residential enclave of Kingsley Hills lends it a prestigious frame of reference for those looking for a complementary lifestyle solution. iP: What is the bread and butter of your business?

MCT: Definitely property development as we are the main contractor for one of Malaysia’s largest property developer. In fact, since 1999, we have been developing different properties in Subang Jaya, giving us the added advantage of experience in developing residences that matches the ambitions of those living within this matured township and those aspiring to higher standards of living.

Aspirations of Elevated Living Met iP: Talking about your latest residential project, Kingsley Hills,what is the specialty of this land bank?

MCT: It is the only hillside development in Subang Jaya area that offers a truly breathtaking view of its surrounds.

From the north facing side of the hill, the view of KL City can be seen, meanwhile, Phase 1 and Phase 2 faces the Southwest with a view of Sepang and Shah Alam. Our crown jewel, the Kingsley International School will be facing KL and will be completed the soonest. iP: What is the value proposition of Kingsley Hills?

MCT: In terms of value added proposition, Kingsley Hills is outstanding in preparing the next generation for the challenges of the world that they are to inherit. As per mentioned, Kingsley International School is already under construction at the foundational level. It is set for completion in 2013 and will be the main sustenance for all educational pursuits within Kingsley Hills. In addition to

04

01 02 03 04

The Splendour of Elevated Living L-R: Adrian Soon, Joyce Goh and Mr Soo Kingsley Hills Main Entrance Kingsley Hills Master Development Plan

66 | TALK POINT | MCT

05 “When we decided on the name Kingsley Hills, we wanted to present the residents with an elevated sense of living�

that, leisurely pursuits of residents are met in Kingsley Private Club, in which residents will be able to enjoy a whole suite of sporting and leisure options within a club environment.

The thing that truly is a valuable asset to residents however, will be both the land on which Kingsley Hills is founded upon and the dream home of our purchasers which will be designed by MDP Studio for those worth in excess of RM 1.9 million. In terms of the land, location-wise it is set to appreciate as there are not many land parcels of new developments available to those who desire the prestigious address of Subang Jaya. The view from the hilltop is unparalleled simply because its surrounds are flat or undulating land at lower altitudes than Kingsley Hills. Then there is the access to KLIA and LCCT via the ELITE Highway that fronts it and to nearby townships like USJ and Subang Jaya. iP: Were there any challenges in coming up with this concept?

MCT: When we decided on the name Kingsley Hills, we wanted to present the residents with an elevated sense of living. We looked to this English concept for the overall development as Kingsley living is a lifestyle that is over and above the rest. I think that there is still a strong demand for housing in the property market, although the first quarter was quite a soft one with just slightly above 40% uptake since November for us.

05 Mile High Panaromic View 06 SF 01a and SF 01b

iP: What are the design features that set Kingsley Hills apart?

MCT: Well, firstly the location at the top of a hill is already a winning proposition as the view is unparalleled from the hilltop. That said, the 3-storey homes all come with private lifts. Furthermore, our collaboration with MDP Studio actually brings a fresh take on design in the sense that there will be 14 pairs of designs for all Semi-Ds, making each home unique and different from the rest. Residents now have the freedom of choosing the type or lot from the developer.

iProperty.com malaysia | 67

Positioned Accurately iP: How is Kingsley Hills’ market position compared to other products in the market with either similar location or price bracket?

MCT: There is a neighbouring project right beside Kingsley Hills which is targeting the same market segment as us. However, by comparison, their Semi-D offerings are far above ours in terms of price. This project is developed by one of Malaysia’s biggest property developers and the price tag is equally big. We heard that a Semi-D unit in their township will be between RM 2.7 – RM 2.8 million for an individual strata-title.

06 We also have a good integration of green building features such as rain water harvesting and solar hot water panel system within the homes we built. In addition, the 4-tier security system and the linear park within the enclave will definitely bring enhanced living to brand new heights. You also may have heard of our other development in the vicinity, OneCity, which is just about a 2-minute drive from Kingsley Hills. iP: How many phases are there within Kingsley Hills and what are the key differences and unique points of every phase?

MCT: There will be a grand total of five phases for landed properties and four phases of luxury condo and condo villa within this hilltop enclave. The landed homes comprise of bungalows and Semi-Ds. Crucially, the lowdensity environment ensure that our residents live in comfortable and prestigious surrounds.

We have already launched Phase 1 and Phase 2 in 2011 and this year, we marked another milestone by launching Phase 3 in the first quarter of the year. While all phases launched thus far are landed residential homes, we are planning Avenue 1, 2 and 3 of luxury condominiums and the Condo Villa to be launched in the later phases.

In terms of significant differences, Phase 2 has slightly more Semi-D units than Phase 1. Meanwhile Phase 3, which was just recently launched, comprises only 44 units and is already very well-received by the public.

We believe that Kingsley Hills on the other hand, brings about elevated living without the elevated price tag that is so pervasive in this segment.

Our homes are offered at a competitive rate and a lower entrance price that we believe is more in tandem and attainable for those requiring an upgrade of lifestyle without the excessive price tag so common these days. iP: What is in the pipeline for future phases of the development?

MCT: Well, we foresee that we will be launching the bungalow units within this year and there are three different Avenues of luxurious condominiums that are planned for launch as well. The recently launched Phase 3 will have an appreciation of between 15 – 20% easily upon delivery and these 16 units of boutique Semi-Ds will cater for those with smaller families.

During the launch there will be a special preview price and these boutique Semi-Ds are definitely more affordable at just slightly over RM 1.9 million.

We projected the Gross Development Value (GDV) of the whole development to be at RM 1.8 billion and we anticipate that Kingsley Hills will be completed within four to five years after the launch.

So far we have seen many parties who aspire to refined living snapping up units at Kingsley Hills.

Many of them are upgraders from the surrounding areas of Puchong, Shah Alam, Subang Jaya, USJ and Putra Heights itself. We know that investors have been asking us what is the Return on Investment and we can safely say that it will be more than 20% of the selling price with the ROI increasing as the years go by as landed property is getting scarcer by the day. We hope to see many who are interested and invested in the future to be there at our future launches.

68 | TALK POINT | VITA Cyberjaya

02

VITA-lity in Cyberjaya

01 01 L-R: En Baharom Kadir & Mr Eng Boon Hooi 02 Overall view of VITA Cyberjaya 03 Centre of attraction Centre Courtyard Plaza for alfresco setup 04 VITA shop offices & SOHO in the background

As Cyberjaya sees a boom in new developments slated for completion between 2015-2020, developers are looking at offering a mix of integrated new developments to the public. One of the blue-chip niche developers in Cyberjaya, CrystalVille Sdn Bhd, talked about their entrance with VITA Cyberjaya. We spoke to En Baharom, General Manager and Director of Crystalville Group of Companies. iProperty: With this entry into an upcoming area, what is Crystalville Group of Companies’ progress since inception?

En. Baharom (CrystalVille Group): The CrystalVille Group of Companies is made up of four different entities, namely CrystalVille Sdn Bhd, Prisma Ville Sdn Bhd, Subang Alam Sdn Bhd and Cyber Lake Sdn Bhd. CrystalVille Sdn Bhd, first established in 1996, started development in 1999, all four property development firms have the same shareholders.

Our portfolio includes commercial shop offices like Plaza CrystalVille and Plaza PrismaVille in Sri Hartamas with a total of 7 acres; residential Semi-Ds and Bungalows in Subang Alam, in Section 27, 52 units of 3-storey shop offices in Plaza CrystalVille@Setapak and our latest residential offering, My Diva Homes and Opus Gated Villa at Perdana Lakeview East here in Cyberjaya.

iProperty.com malaysia | 69

03 The beauty about being a niche developer is that we generate high returns for our investors and purchasers.

We are more agile in the sense that the moment we tie up a project, we then move to the next project. With our successful project in Sri Hartamas, we aim to bring this kind of lifestyle to the denizens of Cyberjaya, this is the emphasis and focus behind VITA Cyberjaya, to bring vitality into its surrounds. iP: Tell us more about VITA Cyberjaya, which is in progress in 2012.

CV: While Cyberjaya has grown into a matured township, there are not many conceptualized shops within this high-growth area. Realising this, VITA Cyberjaya offers over 13 acres of retail, commercial and lifestyle choices meeting the needs of residents.

Our Phase 1, comprises of 6.2 acres of 98 units of 2-storey shop offices with built-up areas from 1,965 sq ft with a selling price from RM1.49 million and 345 units of SOHO. With built-ups of 450 sq ft onwards from RM 250,000, the entire phase is due for completion by June 2015. All shop-offices have dual ground floor frontage with exposure and vehicular access to its double-storey shop offices.

There are a total of three phases to VITA with the second and third phase being planned for a mixed development comprising of Mall, Hotel, Office suites and residential blocks. iP: Will a portion be retained for recurral income?

CV: We are offering a leaseback option for 30% of 2-storey shop office units.This is to control the tenancy mix while we target branded retailers from medium to upper-end of the market based on the international audience here. The preview sales had just been done while the official launch is slated for June 2012. So far, the amount of bookings we have received so far is 30% to-date, and we target 40% by May. We believe that we will be able to chart a good take-up rate upon launch as there are 500 MNCs in operation and a large pool of university students currently in

04 Cyberjaya that will form the main catchment area for the shop office and SOHO of VITA. iP: With upcoming completing in 2015-2020, how will this impact your take-up rates?

CV: With the big boys coming into Cyberjaya, we foresee that all new developments within this smart city will appreciate. As mentioned, most projects will be completed within a 3-7 year window, which will be the key driver for the gradual growth of the area.

The projected population growth by 2015 will come up to 139,000 and by 2020, it will be 280,000.

For VITA, looking at a mid-term period of 5 years, we are able to offer a 6% guaranteed rental return for the first three years based on leaseback. Blocks D & E have been earmaked for leaseback. iP: Finally, what is the projected outlook for your company and what value can investors expect from VITA Cyberjaya?

CV: We are projecting a revenue of RM100 million for our project in Cyberjaya for the year 2012. At our soft launch there was already a 30% take-up rate based on the existing crowd while we aim for a take up of another 50% by June this year. I believe it is our strong brand value and expertise in delivering niche and highly focused solutions in Sri Hartamas and Setapak that enables us to proceed with our boutiques’ trademark agility.

In terms of GDV, our Phase 1 of SOHO and Shop Offices are at RM 250 million with another RM300 million for the residential component. Our total GDV for the whole project in Cyberjaya is expected to be close to RM1billion. In terms of appreciation, a 2-storey shop office that would have been selling for RM900,000 about two years ago would now be selling for RM 1.3 to RM 1.5 million. With the next hot spot for population growth, the year-on-year growth is tremendous if the investors are serious about looking for a good vehicle in a high growth area.

74 | AREA FOCUS | JOHOR

Marlborough College Malaysia Debuts On Our Shores Iskandar Malaysia’s EduCity is fast shaping up as the region’s education hub, and the launch of one of UK’s elite schools, Marlborough College, in Malaysia’s biggest education township has created some positive buzz among the property and education experts. In an exclusive with iProperty.com, the Master of Marlborough College Malaysia, Bob Pick, speaks to us about values, aspirations and thoughts on Iskandar.

iProperty.com: Tell us about Marlborough College’s origins and its journey so far.

Bob Pick (Marlborough College Malaysia): Marlborough College was founded in 1843 by a group of Church of England clergymen, with the backing of the Archbishop of Canterbury. Hearing that the Castle Inn at Marlborough was vacant, they took a lease on it and Marlborough College began in August 1843 with the first admission of 199 boys.

In 1968, Marlborough was one of the first traditional boys' boarding schools to admit girls into the Sixth Form. In 1989, the College went fully co-educational with girls admitted into the Lower School and the establishment of the first all-girls boarding houses. Today, the College caters for about 870 pupils, of which just over a third are girls. iP: What sets Marlborough College apart from other international schools?

MCM: Marlborough College Malaysia is fully-integrated with Marlborough College in the UK in terms of curriculum, strategy and operations. About half the teachers at Marlborough College Malaysia have studied and/or taught at Marlborough College in the UK. There will be pupil and teacher exchanges between the two campuses that comprise the unique feature of this enterprise. Pupils at Marlborough College Malaysia will be able to access Marlborough College in the UK, and benefit from the cross-cultural interaction with their UK peers.

Additionally, Marlborough College’s programme not only offers the physical facilities for boarding but also an entire ecosystem of support for pupils as they

iProperty.com malaysia | 75 navigate through this period of their lives. We have an extensive mentorship support team that comprises of Housemasters and Housemistresses, supported by Resident Tutors and other members, who inculcate social responsibility and other moral values in the pupils. With these mentors providing counsel and assurance, pupils have a safe, challenging environment to learn in.

The Marlborough College Malaysia campus itself conveys what we aim to achieve with the school that sets us apart from international schools with more restricted land areas.

With extracurricular and boarding facilities spread across a 90-acre campus, we plan to nurture pupils’ talents in the arts and sports, as well as give them a deep appreciation of the natural environment through exposure to the natural beauty within the campus.

Marlborough College & Iskandar Malaysia iP: Why was Iskandar chosen as Marlborough College’s Asian campus destination?

MCM: Iskandar offers an expanse of land, about 90 acres actually, and that surpassed all the other sites we considered. It also has a good regulatory framework that supports our education goals, and we found an ideal partner in Iskandar Investment Berhad, which shares these goals as well. iP: How will Marlborough College complement the growth of Iskandar Malaysia as an educational hub?

MCM: Marlborough College is proud to be part of EduCity, the education hub in Iskandar. The education cluster, which includes Newcastle University, the University of Reading and the University of Southampton, forms an intellectual community that the students from all these institutions will benefit from. We hope to work with such education partners by sharing facilities, joint visits, lectures and other activities in the years ahead. This will enable our institutions to learn from one another in a vibrant intellectual community. iP: How is the education system in Marlborough College different from the Malaysian or Singaporean education system?

MCM: We believe that we have much to learn from both education systems, and this is precisely why we have expanded overseas – to gain an international perspective that will enrich our curriculum to prepare students for life in a global environment.

In Marlborough College, we believe that the character of an individual is a greater predictor of success than solely grades. Therefore, moral values and social responsibility is a cornerstone of our curriculum, emphasised through the mentorship programme.

We emphasise the importance of learning to think.

Pupils are challenged to think for themselves and to ask questions. Pupils debate ideas not only in class but also in informal conversations in boarding houses

and around the school. Encouraging them to view issues from a broad perspective and challenge their own assumptions help to improve thinking skills and increase their self-knowledge.

Pupils are also given the opportunity to interact with nature even as Asia becomes increasingly urban.

These distinct features make our pupils informed, thoughtful and responsible citizens who make a difference to their communities and are steadfast in their values in today’s ever-changing world. iP: Will Marlborough College Malaysia attract other international schools to EduCity?

MCM: We are glad to be a part of EduCity, a hub for education with significant potential for growth and to become one of Asia’s premier education destinations.

We would not be surprised if other international schools chose to open their doors there too.

Just Across the Pond iP: How will this affect enrolments in Singapore, renowned for attracting international students?

MCM: Marlborough College offers quality holistic education that prepares pupils for a global and fastchanging life. We aim to attract pupils from Malaysia, Singapore and elsewhere in the region and beyond. iP: Can Singapore benefit from the setting up of Iskandar’s EduCity? How so?

MCM: Singapore and the Iskandar education markets are complementary as Singapore's education institutions benefit from EduCity via opportunities for joint seminars, student exchanges and faculty collaboration between institutions in EduCity in Singapore. If EduCity attracts more institutions and students, this region as a whole will benefit from a more vibrant education landscape.

76 | AREA FOCUS | PENANG

Affordable Housing Initiatives in Penang The housing sector in Penang has always been associated with the ultra-luxury projects that line its northern beachfront and upcoming southeast section of the island. We take a look at what is proposed by the State Government to address the social needs of its constituents.

As far as affordable housing policies go, Penang’s Affordable Home Fund set up at last year with it RM 500 million allocation from the sale of the Bayan Mutiara land moved from the State’s coffers (under the Chief Minister’s Incorporated,CMI) to Penang Development Corporation (PDC) is a landmark figure set by any State Government. As such, it lends itself to credible scrutiny from a curious public as to how this allocation of funds will be channeled to drive the Affordable Housing Scheme in Penang.

Bandar Cassia – The Lowdown During the signing of the Letter of Commitment in appointing Surbana International Consultants (M) Sdn Bhd (formerly known as HDB Corp Pte Ltd) as the official developer of the Bandar Cassia Affordable Housing Scheme, Chief Minister YB Lim Guan Eng was quoted as saying that the entire township will encompass 11,800 affordable homes developed over 5 parcels of land with a total area of 200 acres. The homes itself will comprise of 3 bedroom apartments housed within 9 to 20-storey blocks throughout the development.

With a built-up from 800 sq ft priced at RM72,000 with a ceiling price of RM220,000 for the largest units, a good 53% will at least average 1,000 sq ft while 24% will be 900 sq ft apartments with the balance comprising of 800 sq ft apartments. The expected GDV of the entire project was estimated to be from RM 2.3 billion to RM 2.5 billion with an expected completion deadline set for a period of 10-15 years.

The five residential phases are linked by a 40-acre linear park poised to help increase the total open space within the development up to 40%. While the entire project may be termed under affordable housing, it doesn’t mean that sustainability is sacrificed as there

are a host of green features that will increase the water and energy efficiency of the entire project.

Worthwhile Comments to Consider When the Chief Minister announced the Affordable Housing Scheme, there were a number of concerns raised by various sectors of society. While we are not taking any sides in the media maelstrom that ensued, we can’t help but to notice certain factors which need to be addressed by the State Government to iron out its position on this issue.

The more vocal members of society, including the press and NGOs, have raised questions on whether a RM72,000 entrance barrier should be even considered as a worthy contender for the term ‘affordable’.

Another factor is the location in Batu Kawan that is currently seen as too far from the reach of the city and is still unreachable by public transport. These two factors need to be immediately addressed by the State Government as it is key to what makes a property to be truly classified as affordable housing for the people.

The moment that the State Government handles these twin issues of price and location, the other issues such as delivery time and even the choice of Surbana Corp Pte Ltd to consult, manage and develop the project will be easier matters to deal with. After all, when dealing with public funds for affordable public housing, the last thing the State Government needs, is to struggle with the people that it is developing the housing for. So, is Bandar Cassia an affordable public housing scheme that is for the people, by the people? Only time, and the Penangites, will tell.

78 | JOEY YAP

Once In, Never Out Buying your house for the first time? Or buying a house for your own residence? Then this is what you need to know when looking for a home that will suit your profile. Joey Yap gives us the lowdown on both your life gua and the house gua.

If you are in the midst of looking for a home you can call your own, you may be looking at a long-term investment rather than today’s short-term, buy-livesell cycle within five years’ kind of mentality. Other than the costs of transferring and moving in and out of a place, the main reason some of us look for a longterm commitment is because we want a haven to call our own many years from now. In other words, the purpose of buying a house for ourselves and our loved ones to live in is usually so we could live in the house for a long period of time, say, 10 years and more.

The Life Gua-House Gua Interaction As mentioned in the article from last issue, while your Life gua governs short-term live-in situations, a longterm living arrangement in a property requires you to look beyond that, into the other branch of the Eight Mansions Feng Shui: the House gua. The idea behind this system is that as each house has very unique energy patterns, we must try to match the house with its residents.

iProperty.com malaysia | 79 The House gua helps us understand the favorable and unfavorable sectors of the property by enabling us to assess, through calculations, its qi map. The first step to determine the House gua is to look at the house’s direction, which refers to the overall house orientation it is facing. Keep in mind though that this is not the main door direction. Once the house direction has been determined, the house’s sitting direction will be determined, which is right opposite the house’s facing direction. This sitting direction is your reference point to determine the House gua.

Still, if you find that your Life gua and the House gua don’t quite match up, don’t worry. The House gua takes precedence over the Life gua, so it is only an added advantage should these two elements complement each other. Know that location takes precedence over the direction and in feng shui, it is the quality of qi in the environment that dictates house and personal qi.

The Main Issue As one of the major Three Important Factors in feng shui, (along with the kitchen and bedroom), the significance of the main door cannot be emphasized enough. Essentially the ‘mouth’ of the house’s qi, your main door needs to be in the best placement otherwise it will restrict your property’s ability to receive qi from the environment. Your main door should be rightly placed in any of the positive sectors throughout your house.

Of course, who can deny the commanding role of the environment in your property’s feng shui evaluation?

This is because the environment surrounding your property generates and creates qi, essentially, we are referring to the Mountains and Water in feng shui practice. A fostering, fortifying environment is what you should seek for, in order to ensure that your property is able to receive as much qi from the environment as possible.

Mountains or ‘Dragons’ of the Land are a yin feature that amalgamates with the yang feature, Water.

Both these elements balance each other as Water is known as the ‘Blood’ of the Dragon. Therefore, it is vital to ensure that the surrounding area of the property you buy has considerably lush, green and healthy-looking mountains that generate positive,

sentimental qi as opposed to those rocky, patchy or broken mountains that generate aggressive qi.

Such mountains support health, promote longevity and better quality of life, an essential feature to surround yourself and your loved ones with.

Water, the qi carrier, demarcates and collects qi in a certain area and as a yang feature, fertilizes the yin qi of the mountain. Thus, areas that converge between Mountain and Water formations are known as the ‘dragon spot’, where qi resides.

Ensure that the state of these environmental features are subservient to your property’s ability to receive and absorb as much qi as it can to contribute to the wellbeing and prosperity of yourself and your family.

Joey Yap’s Profile

Joey Yap Consulting Group

Joey Yap is the leading Feng Shui, BaZi and Face Reading consultant in Asia. He is an international speaker, bestselling author of over 75 books and master trainer in Chinese Metaphysics. He is also the Chief Consultant of Joey Yap Consulting Group and founder of the Mastery Academy of Chinese Metaphysics.For more information go to www.masteryacademy.com/ippt

19-3, The Boulevard, Mid Valley City, 59200 Kuala Lumpur, Malaysia.

Tel: +603-2284 8080 Fax: +603-2284 1218

3

80 | iPROPERTY INSIGHT | PR1MA & MFH

PR1MA

Pinning down the locations

Location, location, location. This is the ever prominent fundamental when it comes to looking for a property.

Clichéd though it may be, location is the most important criterion to check when buying a property. In this issue of iProperty Insight, we look at the locations of the PR1MA townships and run through their plus points and details.

1. Putrajaya Developer Putrajaya Holdings Berhad Landbank A total of 57.4 acres for all phases Fast Facts • Phase 1 in Precinct 11 launched last year (560 homes) • Close to the KLIA and LCCT airports • Connected to the KLIA Transit high-speed rail link which leads on to Cyberjaya, Cheras and KL Sentral • Located close to Puchong, Cyberjaya, Kajang and Serdang • A well-rounded township with ample amenities and facilities 2. Seremban Developers Sime Darby Property Bhd; MRCB Land Berhad Landbank 142 acres (SDP); 37.4 acres (MRCB) Fast Facts • Two PR1MA townships in Seremban, one in Bandar Ainsdale (SDP) and the other in Seremban Sentral (MRCB) • There will be 1,800 low-rise apartments and townhouses for Bandar Ainsdale, and 3,000 apartment units for Seremban Sentral • Close to the airport, and only a 45-minute drive to Kuala Lumpur

• Connected to KL city centre and Klang Valley through the KTM Komuter • Seremban is the new focal point for investors and commercial giants 3. Cyberjaya Developer Cyberview Sdn Bhd Landbank 14.8 acres Fast Facts • 794 3-bedroom, 2-bathroom apartments for PR1MA • Malaysia’s own Silicon Valley, vastly growing with a big number of multinational corporations, government agencies and commercial bigwigs there.

• A stone’s throw away from Putrajaya, Dengkil, Nilai and Kajang, and a 20-minute drive to Puchong • Home to three of the nation’s premier universities – Multimedia University, Limkokwing University, and Cyberjaya University College of Medical Sciences 4. Bandar Tun Razak, Cheras Developer S P Setia Berhad & Tradewinds Corp Berhad Landbank 10 acres Fast Facts • 1,320 PR1MA homes to be built here

iProperty.com malaysia | 81

MPS

6 MPAJ

6

MBPJ

MBSA 6

DBKL

4

5

6

MPKJ MPK

MBSJ

1

3 Putrajaya

MP Sepang • A former army veteran colony in the heart of Cheras, Kuala Lumpur, it is located next to the Permaisuri Lake Garden in Cheras • Well-connected, with a Star LRT station, and very near to the Bandar Tasik Selatan transportation hub in Cheras • Many schools around the area, and also a well known private university just a short drive away at Taman Connaught • Hospital University Kebangsaan Malaysia (HUKM) is also located nearby 5. Sungai Besi, Kuala Lumpur Developer 1MDB Bhd Landbank 459.6 acres Fast Facts • A former mining town on the border of Cheras, Kuala Lumpur • The PR1MA township will house approximately 10,000 homes, called Bandar Malaysia, part of the former RMAF Sungai Besi air base • Close to Bangsar, Cheras, Taman Desa, Kuchai Lama and much of KL’s peripheral suburbia • Well connected with the East-West Link, the Federal Highway and the North-South Expressway all leading into the township • There is also a Sungai Besi Star LRT station

6. Selangor

Developer

Sime Darby Property Bhd

Landbank

A total of 1,795.5 acres for all phases

Fast Facts

• 2 prime urban areas - Putra Heights, Subang Jaya and Ara Damansara, Petaling Jaya, with 260 homes and 560 homes respectively • Shah Alam and Klang are also part of the PR1MA plans - Elmina East and Elmina West for Shah Alam with a total number of 6,720 homes, and Bandar Bukit Raja in Klang with 2,090 homes • Northern Selangor – 6,300 homes in Lagong Mas, Rawang, and 3,950 homes in Kota Elmina, Sungai Buloh • KTM Komuter stations, LRT stations, hypermarkets, a number of shopping malls, and medical centres located within a short drive • Well-connected, with most highways leading to or from them With locations like these and attractive pricing, the PR1MA homes should be the number one choice for first-time home buyers who want to settle down and find a place they can truly call their own.

82 | HBA

BANKING SECTOR To Be Disallowed From Continuing To Profit From Past Wrong It was recently reported in the news that the Ministry of Housing & Local Government has revealed a whopping 195 unlicensed housing developers operating nationwide currently. Out of the number, 153 are operating in the State of Selangor and they all have added to the statistics of abandoned housing projects.

iProperty.com malaysia | 83 If it does not cause revulsion and anger, it must be at least shocking to know that individuals and groups were allowed to sell and build houses without the basic requirement of the law – a Developer’s license from the Ministry of Housing & Local Government.

A slew of professionals – from bankers to architects, from lawyers to engineers, including related Local Councils - allowed dozens of unlicensed developers to sell and build houses to the unwary public. At the last count, there were 195 abandoned projects undertaken by such “developers”, some of whom had built on land which had not even been zoned for housing but was still of ‘Agriculture’ status. These startling facts were revealed at a high-powered meeting on abandoned housing projects chaired by the Chief Secretary to the Government, Tan Sri Mohd Sidek Hassan recently.

Preventable Mistake?

What is more disturbing, is that at every step of the way, such a serious breach of the law could have been prevented. Even before the first blade of grass was cut to make way for housing, the flaws were staring the approving or financing authorities in the face.

Because of the shortcomings of most of them, thousands of innocent and unwary buyers have been left in the lurch. They not only parted with their hard-earned money as down payment but are also compelled to service their loans for what would have been a roof over their heads. Construction stages at site were far lesser than what was disbursed by the Banks and financial institutions based on wrongful, fraudulent and pre-mature certification by wayward architects and engineers. Lawyers for the developers deceitfully prepared those Contracts that were not the mandatory Sale & Purchase Agreements regulated by the Housing legislation.

Today, they are left in the quandary. Some continue to pay their rented premises and continue to make monthly payments for their loans with no sight of their dream homes materialising. HBA has been inundated with calls from victims of those ill-fated projects and crying out for the Government, Bank Negara Malaysia and professional Boards’ intervention. This whole episode yet again reflects the manner in which the laws of the land are respected and upheld.

ABM Offers Clarification The Association of Banks in Malaysia (ABM) was the first to come to the fore with their rebuttals and clarifications with their letter to the media on April 4, 2012. Although that had been in place, the Executive Director of ABM has missed the point that some ABM members are so eager for business that they are indifferent to legalities. Their sales and marketing team has a pre-imposed target to meet that loans are disbursed recklessly.

The banks should have, troubled themselves to find out if their transactions were tainted or not. Saying that only some of their members are involved does not exculpate the organization or its members; it is in fact an admission of culpability. ABM should let the public and especially the affected buyers, know what they propose to do in the dilemma. Better still, to prevent such questionable practices. Renouncing security interests in such cases and withdrawing all impending court cases against them would be a good start.

It is interesting that ABM uses the term ‘legacy’; instead of closure. There is a promise that such blessings will continue in the future.

How is ABM getting its members to cooperate with purchasers to release their security interest on a purchaser’s property where the purchaser has paid in full? Truth is, they don’t care that the purchaser has paid, even if the developer has not with their arguments of ‘no legal obligations’. So are the banks willing to disclose the redemption sum owed by developers so that purchasers are forewarned?

Why were alarm bells not triggered when those developers did not produce evidence of the vital Housing Development Account (HDA) required under the law? Are the banks willing to play an effective role in any arrangement, which the Housing Development Account (HDA) was meant to be,

84 | HBA to ensure that the purchaser’s progress payments are used to pay off the charges created by developers on purchasers’ properties? HDA is a safety devise legislated under the law and acts as a conduit to withdrawals and should continue to be strictly monitored by the Banks. Is it an industry norm that Banks are even stricter before approving end-financing when the said Banks are not on the panel of endfinanciers or bridging financiers for these Developers?

by the banks and may never qualify for another loan!

Not even to buy a second-hand motorcar.

Perhaps, the affected member banks should exercise their Corporate Social Responsibilities (CSR) in this instance far deserving than others. These affected Buyers must be assisted in tangible deeds and not merely words.

Who regulates non-ABM members?

It is therefore astonishing to note that those member Banks did not do any additional security checks other than to rely on the Sales and Purchase Agreement.

Even for Projects that are not within Housing Development Act, the Developer must obtain the requisite approvals and licenses before being allowed to commence work. Thus, the Banks must surely have their strict criteria to abide by unless the new breed of bankers is not in the know. The issue of breach of fiduciary duty of care (to customer) will surely arise.

Perhaps, the banks should observe a moratorium on interest and installment owed by naìve and innocent victims till the project is revived. Banks should take a proactive role to make their utmost efforts to revive such projects. Attempts should be made to delist those purchaser/ borrower who are now blacklisted

Now, what about Bank Negara Malaysia’s role in governance, monitoring and supervision here? What about those non-ABM members financing these ‘15 other projects’ undertaken by unlicensed developers?

What has those ‘Development Financial Institutions’ (DFI) like Bank Muamalat, Bank Rakyat, Bank Simpanan Nasional and Bank Islam got to comment?

By the way, who regulates them?

HBA has in the past, called for the Government to have stricter controls over non-Commercial Banks, such as DFI but using the trade name of ‘Banks’ or are licensed to give end-financing. It is obvious that the DFI like ABM member banks have failed in their due diligence before disbursing end-financing and the helpless borrower is made to pay for their collective mistakes.

NATIONAL HOUSE BUYERS ASSOCIATION [HBA] No. 31, Level 3, Jalan Barat, Off Jalan Imbi 55100, Kuala Lumpur.

Tel: 03-2142 2225 | Fax: 03-22601803 | Mobile: 012- 334 5676 Email: info@hba.org.my Web Site: www.hba.org.my

86 | PROF JOE CHOO

Penang Pearl of the Orient (Part 1) The northern state of Penang has always been a focal point of settlers and with each wave of influx, the state has progressively grown wealthier and more dynamic. It is reckoned as one of the most affluent states in Malaysia, with strong economic performance reflecting the confidence of investors both local and foreign in its market, including the property sector.

In this series, Prof Joe Choo analyses the success of this state.

The history of modern Penang, originally part of the Malay Sultanate of Kedah, began when the island was leased to Captain Francis Light, an English trader-adventurer. We was working for the Madrasbased firm, Jourdain Sullivan and de Souza and the East India Company, in exchange for military protection from Siamese and Burmese armies who were threatening Kedah. For Light, Penang was a convenient magazine for trade and an ideal location to curtail French expansion in Indochina and Dutch foothold in Sumatra.

Then & Now On 11 August 1786, Francis Light landed on Penang at what is later called Fort Cornwallis and took formal possession of the island in the name of His Britannic Majesty, King George III and the Honourable East India Company, and renamed the island Prince of Wales Island in honour of the heir to the British throne.

However the name never caught on and in Malaysian history, the occasion marked the beginning of more than a century of British involvement in Malaya.

Highly urbanised and industrialised Penang is one of the most developed and economically important states in the country, as well as a thriving tourist destination. With all the vibrant developments going on, especially with the upcoming second bridge to

link up the main land and Penang; there is much speculation on the island. Let’s saunter around the island to see the potential of it.

A Free Turtle Penang is generally called the Pearl of the Orient, but the shape of the island is very identical to a turtle exerting the right front and back limbs to move forward. Before the Penang Bridge was built, it swam freely and enjoyed all the benefits of a free port. In 1985, when Penang Bridge was officially opened to traffic; it also served as the channel to transfer the earth energy from the island to the nearby area of where the end of the bridge was on the main land.

Since then, a place called Chai Leng Park, which was never heard of before suddenly boomed and the property price went up unexpectedly. This situation is similar to Hong Kong Island and Kowloon Island or Peninsular Malaysia and Singapore, without the bridge, Hong Kong Island and Singapore would not be flying sky high.

The capital of Penang – George Town, the historic commercial centre was segmented into the banking and trading areas related to port activities which included shipping companies, the import and export trade, and the wholesalers who continue to dominate

iProperty.com malaysia | 87 the southern section of Beach Street until now. It is one the best cities to live in Asia according to the survey done by Employment Conditions Abroad Limited (ECA International). George Town is backed by a high landmass which we call the arms like the left and right arms of a human being. These arms are the source of the earth energy; this pool of energy bounces back and collected at the round tip. Therefore it will still flourish endlessly until the highland mass is levelled.

Back to Basics In feng shui, we always emphasize the basic fundamental which is highland on the back, a matter of different rigidity such as river, sea or lake in the front and lastly the concavity of rivers or roads. Land masses have energy. We know this through our understanding of gravitational effect, the higher and bigger the mountain, the greater the force it exerts downwards and sideways. This exertion of energy is inexhaustible, continuous and cumulative. As it pushes downwards and sideways, the energy is transferred through solid matter in the mountain. This energy transfer is conducted through a matter of similar rigidity and according to one of the Laws of Thermodynamics – from a higher energy level to a lower energy level. The live energy will stop/disperse when it meets a matter of different rigidity such as water.

Besides the continuous supply of the earth energy from the high landmass to George Town, there is an additional factor from the feng shui perspective.

In feng shui, it is mentioned that the shape of an object reflects the form of energy. Penang reflects the shape of a turtle with the right front and back limbs readily to move forward, hence the energy is collected at these two limbs. George Town is located at the right front limb, the right back limb is Batu Maung where it is the connecting point of the Penang Second Bridge between Penang Island and the mainland.

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”).

88 | ALEN

The Greatest Love of All As Mother’s Day dawns upon us, we take a look at how they can provide the greatest gift to their children: a healthy, functional pair of lungs. In a world where API (Air Pollution Index) readings and WHO’s (World Health Organization) Air Quality guidelines are as common as rain, we recognise how a mother’s love transcends the global clean air challenge for her family.

When we mention air quality in urban areas, WHO’s report in September 2011 confirmed that an estimated amount of more than 2 million people die every year from tiny particulates in polluted air found both indoor and outdoor. In fact, many urban centres have an average of annual exposure to PM 10 particles (particles of 10microns or less) that exceeds the maximum WHO level of 20μg/m3.

Outside, the air quality may be affected by combustion from motor vehicles, power plants and of course the annual perennial, haze.

Meanwhile, indoor air pollution may stem from VOCs (Volatile Organic Compounds) released into the air from finishing materials such as adhesives and glues used in cabinetry, carpet and wallcoverings, personal-care products and cleaning agents. Basically, air pollution can stem from physical, chemical or biological sources.

Giving Mum A Break In such a contaminated world that we live in, do newborns and children of school going age stand a chance? Particularly since particles smaller than PM10 may penetrate deep into the lungs or get into the

iProperty.com malaysia | 89 bloodstream causing heart diseases, lung cancer, asthma, and acute lower respiratory infections. Now imagine a baby or child whose lungs develop between infancy and three years of age. In this crucial period, any disruption to growth may cause permanent and irreversible damage.

However, these were not the first thoughts that came to the mind of a mother who was desperate for a solution to her daughter’s and her own case of allergies and sinus problems.

Clarissa Tan, from Kuala Lumpur had been battling respiratory health problems for years even after trying several brands of purifiers, ionizers and other methods of increasing the air quality of their home.

“Our symptoms were still there in the morning and my daughter’s condition was so bad, she had to use a nose spray every morning to prevent her from depending on her allergy medication.”

She turned to the Internet to look for an answer as a result of this. This is when she encountered an air purifier with a True HEPA technology which was different from how the others had worked before.

The True HEPA Difference When Clarissa found out about True HEPA, she also discovered the mechanism behind it. HEPA stands for High Efficiency Particulate Arrestance. This was indeed different from air purifiers that merely captured the particulates as the True HEPA filter was produced by the Atomic Energy Commission during World War II to capture radioactive dust particles.

With an efficiency of 99.97% tested at 0.3 microns particle size or smaller (this is smaller than a dust mite which is between 2-5 microns), this filter effectively retains and filter out 0.3micron particulates from lodging itself in the chest cavity with its intensity and efficacy. In fact, as a True HEPA filter’s efficiency doesn’t decrease but increase during its life, it is known as the Absolute type filter media for particle capturing.

This is the reason why True HEPA filters are used for nuclear contamination, lead and asbestos abatement, surgical facilities, tuberculosis wards, clean rooms, computer rooms and other areas where clean and germ-free air is necessary and essential.

When Clarissa found out that Alen’s PARALDA operated at an unprecedented 99.42% overall efficiency while using a True HEPA filter, she was amazed. In fact, the A375UV also by Alen operated at an unheard of 99% overall efficiency while using a True HEPA filter and Carbon filter that removes gases, VOCs, smoke and ammonia, enabled her to consider applying it to

the larger areas of her home where there were perhaps traces of indoor airborne particulates. Biohazards like bacteria and viruses are not spared either with UV light effectively neutralising 98% or all airborne threat while an optional negative ionizer improves health from relieving respiratory illnesses to reducing headaches.

“I found Alen Air Purifier online and then searched for a local company carrying the product and to my delight there was a company here in KL. I quickly purchased the purifier and was glad to receive it fast.

I immediately used the unit in my room and after a week there was improvement to my daughter’s condition,” Clarissa happily told us.

Her daughter’s improvement was so dramatic, she no longer needed her nose spray. While there are times when the allergies do come back in school, it is largely due to the dust in the building. Clarissa is so happy with the Alen’s Paralda and A375UV models that she has recommended it to friends as an alternative to medication.

The fact that Alen was created for a son suffering from respiratory problems brings parental love to another level altogether. This is the reason behind the excellent thought that goes into a highly efficient filter within the air purifier. In fact, so dedicated is the team behind Alen’s Air Purifiers that every single detail is ironed out with a free demo and Indoor Air Quality (IAQ) test, free setup and free delivery right to your doorstep for either a PARALDA or A375UV unit or combo installation.

Just order directly from www.AlenCorpAsia.com.my or call the Sales Hotline at 013-388 1967 for more information or for a free demo.

90 | KARA BEST

Kara Best

Bringing the Box-Office to Your Home Step into any home, and you are bound to see at least a television and a DVD player somewhere within the house.

Such is the power of entertainment, where it has become a basic necessity for most households. Nevertheless, subtle differences matter in the placing and location of a home theatre system.

Bringing the box office to the comfort of your home is no longer a distant dream. All you need to do is identify the space you want in your home as the entertainment enclave. New house owners would benefit greatly by consulting professionals in the home theatre system business as they would be able to advice on how to plan a space suitable for a home theatre system.

Renovating a home before consulting the professionals can prove to be a messy decision. Home theatre systems often have a multitude of wires, and some of these cables need to be built underground so as not to mess with the room’s interior design. It is best for the home owners to take into account the possibility of having such an entertainment room, and to enlist the help of professionals in the planning and execution of such a niche space.

It’s the Right Kind of Style Once you have the designated entertainment room space you want, it is important to note the size of the

room. Determine the kind of elements you prefer, like ambient lighting, which provides mood lighting to a space, creating a visual effect akin to a cinema, which is something to look for in an entertainment room.

Pick furniture that will be most comfortable for an entertainment room, as it may be the room you spend the most time in. Some people prefer the standard sofas and settees, but nowadays people opt for the trendy specialised home theatre furniture, very similar to cinema seats – replete with overstuffed cushions and soft drink holders!

Even carpeting plays a big role in a room as they provide comfort and luxury to a secluded space, and sound absorption. In addition to this, the wall construction and materials matter when it comes to the decision of mounting up the systems, or creating an echo-absorbing and sound-proof space. Seating arrangements are also important when it comes to an entertainment room, so it is best to consult the experts who can give perfect advice based on the space presented to them.

iProperty.com malaysia | 91

WNM EShop’s experts will be more than glad to help you with: 1. The perfect video display device This is the first component to consider when the entertainment room is ready for its elements of leisure. Bringing Hollywood to your home can be a reality, with the variety of display devices available.

Choose from: a large-screen (35or 36-inch) traditional CRT-based television, a DLP Rear-projection Television, a Flat Panel LCD/LED or Plasma Television, and a Video Projector/Screen Combination

2. The best home theatre receiver or karaoke preamp/amp combination The AV system is considered the heart of the home theatre system, as everything, including the TV is connected to it. There are a plethora of choices out there, which may confuse the tech newbie, but trust the experts to pick the best one out for your needs.

Of course, watching movies require different AV systems than karaoke pre-amp systems, so focus on what you really want your entertainment lounge to be – Hollywood at home, or American Idol at home.

3. The right loud speakers and subwoofers Home theatre systems encompass the visual and audio experience, so sound is an integral part of any home theatre system. Loud speakers are basically speakers that bring out the excellent sounds of the movie and image that you are watching. Subwoofers are special in the sense that they are designed to provide the bass sounds that hit you right at your guts; hence they are important in making you “feel” a certain scene.

4. The right source components Though source components sounds like a fancy term, these are the essentials that every home theatre system would have: a DVD player, a VCD/ ACD player, or even a karaoke system. Depending on your preference and the focus of your home theatre system, the experts will lend a hand in picking out the best source component(s) for you, and may even find an integrated one for all your entertainment needs, right at your fingertips.

5. Picking a Universal Remote Control The Universal Remote Control does what was once thought impossible – control all systems at once.

With the variety of components in a home theatre system, the number of remote controls naturally increases. Once you get through the small hurdle of programming the universal remote control to all your devices, your viewing pleasure is maximised with absolutely no switching between remotes. This device is a 21st-century necessity, and everyone from the age of six to 60 would be able to use it with no hassle.

Interior Design

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92 | HOME SERVICES | CLASSIFIED

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

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

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

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94 | TOWNSHIP DIRECTORY

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

which are gated and guarded residential projects.

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.

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.

Taman Seri Austin boasts excellent accessibility via the North-South 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.

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.

Further Information: Seri Austin Sales Gallery Jalan Seri Austin 1, Taman Seri Austin Johor Bahru, 81100 Johor.

Tel: (607) 354 1111 Fax: (607) 351 3202 Email: dvsb@umland.com.my Web: www.umland.com.my www.facebook.com/seriaustin

Currently, Dynasty View has three ongoing projects in Taman Seri Austin namely Amanda, Alisma and Azolla

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

We present you another chance to own prime homes at Legundi Residensi Series II in Bandar Seri Putra. It continues the concept of contemporary design with water feature of the first series but with a much bigger built-up area.

The township is directly accessible from Kuala LumpurSeremban 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.

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, doublestorey terrace homes, townhouses, low-rise and high-rise apartments, as well as commercial shop offices.

For further details, kindly call (603) 8927 1611 or send an email to salesbh@umland.com.my

2nd Series

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

96 | LATEST DEVELOPMENTS | iLUXURY

Shng Villas

Vue Residences

Location: Cheras, Kuala Lumpur Property Type: Semi-Detached House Land Title: Residential Built Up: 4,218 sq ft Listing Price: From RM2,300,000 Developer: Valencia Terrace Sdn Bhd (730978-X) Phone: (603) 7985 8188 / (6017) 581 2405 / (6017) 801 3575 Fax: (603) 7952 9848 Email: sales@ijm.com Website: www.ijmland.com

Location: Jalan Pahang, Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 2833 sqm Built Up: 500 - 1,003 sq ft Listing Price: From RM371,600 Completion Date: Dec 2013 (Expected) Developer: Tanah Perangsang Sdn Bhd (538766-X) Phone: (6016) 229 5168 Fax: (603) 5637 9370 Website: www.vueresidences.com.my

Laman Ceylon

Icon Residence

Location: Jalan Ceylon, Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Built Up: 624 - 1,604 sq ft Listing Price: From RM701,800 - RM1,890,000 Completion Date: End 2014 (Expected) Developer: Eminent Ace Sdn Bhd (341126-T) Phone: (603) 7806 3138 Fax: (603) 7806 3238

Location: Mont Kiara, Kuala Lumpur Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 2.57 Acre Built Up: 887 - 4,716 sq ft Listing Price: From RM1,200,000 Completion Date: 3 Years from SPA Date (Expected) Developer: Maxim Heights Sdn Bhd (747466-P) (A subsidiary of Mah Sing Group Berhad) Phone: (603) 6205 9888 Fax: (603) 6205 9999 Website: www.icon-residence.com.my

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98 | LATEST DEVELOPMENTS | KLANG VALLEY CONDOMINIUM

Project Name: Sentral Residences I & II Location: Taman Kajang Sentral, Kajang, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 2.24 Acres Built Up: 1,047 - 1,529 sq ft Listing Price: From RM368,544 and above Total Units/Lots: 270 Developer: TKS Projects Sdn Bhd Phone: (603) 8739 7618 / (6012) 381 1611 Website: www.sentralresidenceskajang.com

Project Name: Amarin Wickham Location: Ampang Hilir, Ampang, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: Approximately 1 Acre Built Up: 2,848 - 9,258 sq ft Listing Price: From RM2,998,000 - RM8,755,000 Completion Date: Dec 2012 (Expected) Developer: Amarin Wickham Sdn Bhd (737270-W) Phone: (603) 7729 1120 Fax: (603) 7729 2120 Website: www.amarin.com.my

Project Name: Saville @ Melawati Location: Kuala Lumpur Property Type: Serviced Apartment Land Title: Commercial Tenure: Freehold Built Up: 901 - 2,728 sq ft Listing Price: From RM389,500 - RM1,307,200 Total Units/Lots: 408 Developer: Perkasa Bernas (M) Sdn Bhd Phone: (603) 7981 0901 / (603) 4108 1878 Website: www.mkhberhad.com

Project Name: AraGreens Residences Location: Ara Damansara, Petaling Jaya, Selangor Property Type: Serviced Residence Tenure: Freehold Land Area: 7.5 Arces Built Up: 684 – 3,831 sq ft Completion Date: 2015 (Expected) Developer: HSB Development Sdn Bhd (710822-A) Phone: (603) 2787 0688 Fax: (603) 2787 0699 Website: www.aragreens.com

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102 | LATEST DEVELOPMENTS | KLANG VALLEY RESIDENTIAL

Project Name: The Vale Location: Sutera Damansara, Selangor Property Type: Townhouse Land Title: Residential Tenure: Leasehold Land Area: 26' x 85' Listing Price: From RM780,000 (est) Total Units/Lots: 98 Developer: Semponia Sdn Bhd Phone: (603) 6142 1188 Website: www.thevale.com.my

Project Name: Canary Garden Location: Bandar Bestari, Klang, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 40' x 80' Built Up: 3,447- 4,948 sq ft Listing Price: From RM988,800 - RM1,500,000 Total Units/Lots: 76 Developer: Khoo Soon Lee Realty Sdn Bhd Phone: (603) 3122 8268 / (603) 3122 8368 Website: www.bandarbestari.com

Project Name: Glenmarie Gardens City: Section U1, Shah Alam, Selangor Property Type: Bungalow House Land Title: Residential Tenure: Freehold Land Area: 8,364 - 14,693 sq ft Built Up: 6,060 - 8,033 sq ft Listing Price: From RM5,609,877 - RM8,238,877 Total Units/Lots: 23 Developer: Glenmarie Properties Sdn Bhd Phone: 1800 888 580 Website: www.glenmariegardens.com

Project Name: Laman Glenmarie City: Shah Alam, Selangor Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 1,765 - 6,006 sq ft Built Up: 2,429 - 3,442 sq ft Listing Price: From RM758,888 - RM1,450,888 Total Units/Lots: 186 Bumi Discount: 7% Developer: Glenmarie Properties Sdn Bhd Phone: 1800 888 580 Website: www.laman-glenmarie.com

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104 | LATEST DEVELOPMENTS | KLANG VALLEY RESIDENTIAL

Project Name: Masera Bukit Segar Location: Cheras, Kuala Lumpur Property Type: Bungalow House Land Title: Residential Tenure: Freehold Built Up: 7,087 - 8,601 sq ft Listing Price: From RM6,900,000 - RM8,900,000 Developer: PPB Hartabina Sdn Bhd Phone: (603) 9130 5088

Project Name: M Residence Location: Rawang, Selangor Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 22' x 80' Built Up: 2,380 sq ft Listing Price: From RM618,800 Total Units/Lots: 165 Bumi Discount: 7% Developer: Semai Meranti Sdn Bhd Phone: (603) 6092 8188 Website: www.mahsing.com.my

Project Name: Kingsley Hills Location: Putra Heights, Subang Jaya, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Built Up: 3,818 - 6,789 sq ft Listing Price: From RM1,950,000 Developer: Kingsley Hills Sdn Bhd Phone: (603) 8023 6868 Website: www.kingsleyhills.com

Project Name: D’Green @ Taman Meru Permai Residen Location: Meru, Klang, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Malay Reserved Land Land Area: 35' x 112' Listing Price: From RM530,000 Total Units/Lots: 24 Developer: MSN Development Sdn. Bhd. Exclusive Marketing Agent: REI Group of Companies Phone: (6012) 407 6692 Website: www.msnhomes.com.my

NC

23 94

NC

23 67

NC

24 04

NC

22 83

106 | LATEST DEVELOPMENTS | KLANG VALLEY RESIDENTIAL

Project Name: The Park @ Bukit Serdang Location: Selangor Property Type: Semi-detached House Tenure: Freehold Land Area: 40’ X 80’ Built-Up: 4,520 sq ft – 5,008 sq ft Developer: Nurani Gemilang Sdn Bhd (653966-W) Exclusive Marketing Agent: Twins Realty Phone: (603) 4022 5168 H/P: (016) 213 2163 Website: www.binastra.com.my

Project Name: Royal Ivory Location: Bandar Saujana Putra, Selangor Property Type: Cluster HomesLand Title: Residential Tenure: Leasehold Land Area:16 Acres Built Up:1,722 sq ft Listing Price: From RM439,900 Completion Date: 2014 (Expected) Developer: Jauhari Unggul Sdn Bhd (519967-W) Phone: (603) 7877 7333 / (6011) 1233 0566 Fax: (603) 7877 7111

Project Name: Tujuh d'Wangsa Location: Titiwangsa, Kuala Lumpur Property Type: City Bungalows Land Title: Residential Tenure: Freehold Built-Up: 5,255 - 7,146 sq ft Listing Price: From RM3,985,800 - RM5,960,800 Developer: Utama Lodge Sdn Bhd (486092-V) Phone: (603) 7726 8118 / (6017) 361 8118 Fax: (603) 7728 3636 Email: sales@shcsb.com.my Website: www.tujuh.com.my

Project Name: Cloverton Damansara Jaya Location: Petaling Jaya, Selangor Property Type: Bungalow House Land Title: Residential Tenure: Freehold Land Area: 7,000 sq ft Built Up: 6,000 sq ft Listing Price: RM4,920,000 Developer: Ong Chong Realty Sdn Bhd Phone: (603) 7710 1000 / (6012) 269 8622 / (6012) 732 3877 Fax: (603) 7729 0300 Email: enquiry@ocr.com.my Website: www.ocr.com.my

N

C2 04 4

108 | LATEST DEVELOPMENTS | KLANG VALLEY MIXTURE

Project Name: Icon City Location: Petaling Jaya, Selangor Property Type: Mixed Developments Land Title: Commercial Tenure: Leasehold Listing Price: From RM499,000 onwards Bumi Discount: 7%* onwards Developer: Sierra Peninsular Development SB by Mah Sing Group Phone: (6012) 227 1998 / 1300 88 3993 Website: www.icon-city.com.my

NC

23 68

N

C2 01 0

NC

22 70

*Terms & conditions apply

Project Name: Sunway Surian Avenue Location: Dataran Sunway, Kota Damansara, Petaling Jaya, Selangor Property Type: 2 Storey Shop Office Land Title: Commercial Built Up: 7,950 sq ft Listing Price: RM5,493,000 Status: Completed With CF Developer: Sunway Damansara Sdn Bhd (179182-V) Phone: (603) 6141 6888 Fax: (603) 5639 9955 Website: www.sunwayproperty.com Last Corner Unit For Sale

Project Name: Suria Jelutong Location: Bukit Jelutong 2, Shah Alam, Selangor Property Type: Soho Land Title: Commercial Tenure: Freehold Land Area: Approximately 4.5 Acres Completion Date: March of 2015 (Expected) Developers: Sunsuria Hillpark Sdn Bhd (561852-T) Phone: (603) 6142 2727 / (603) 6145 7777 Fax: (603) 6142 2227 Website: www.sunsuria.com

Project Name: Sazean Business Park Location: Klang, Selangor Property Type: Shop-Office Land Title: Commercial Tenure: Freehold Land Area: 22’ x 75’ Listing Price: From RM1,650,000 Completion Date: June 2013 (Expected) Developer: Sazean Development Sdn Bhd Exclusive Marketing Agent: REI Group of Companies Phone: (603) 9058 6692

NC

21 24

NC

22 13

NC

23 92

NC

23 58

110 LATEST DEVELOPEMENTS | OUTSIDE KLANG VALLEY MIXTURE

Project Name: La Ferringhi City: Batu Ferringhi, Penang Property Type: 3-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 1,335 - 1,785 sq ft Built Up: 3,100 sq ft Listing Price: RM 968,000.00 - RM 1,688,000.00 Total Units/Lots: 20 Bumi Discount: 5% Developer:Tat Boot Development Sdn Bhd Phone: (604) 228 2766 Website: www.laferringhi.com

Project Name: Sapphire 8 City: Bandar Seri Alam, Johor Bahru, Johor Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 22' x 70' Built Up: 1,897 sq ft Listing Price: From RM530,800 Total Units/Lots: 78 Bumi Discount: 15% Developer: Seri Alam Properties Sdn Bhd Phone: (607) 388 1111 Website: www.umland.com.my

Project Name: Orchardia City: Balik Pulau, Penang Property Type: 3-sty Terrace/Link House Land Title: Residential Tenure:Freehold Land Area: 20' x 72' Built Up: 2,630 - 2,752 sq ft Total Units/Lots: 64 Bumi Discount: 5% Developer: BP Villas Sdn Bhd Phone: (604) 642 3333

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

112 | CHAN AI CHENG

Singapore SLING in Foreign Property Ownership (Part I)

While the Singaporean government has been trying to stabilize property prices island-wide since last year, but as Chan Ai Cheng discovers, the strong foreign demand for Singaporean real estate persists.

As far as property market trends go, a robust market is still in play with the various cooling measures not impacting market performance much. In the meantime, house prices have seen a moderating effect take place while prices are not expected to dive further in the year. The following parts of this series will look at the reasons behind the cooling measures as well as the effect on property prices and the people of Singapore.

Surprising Upward Trends for January Private Home Sales The last round of cooling measures – Additional Buyer’s Stamp Duty (ABSD), announced on 8 December, 2011 and the uncertain economic outlook for 2012 did not seem to have any impact on January 2012’s private property home sales. The month saw an increase of 1,240 private residential transactions, a 196.2% raise from December’s low private homes sales transactions month of 632 units.

This transaction volume of 1,872 units represents a 57.4% upward year-on-year shift from January 2011’s units (excluding EC’s), and 26.2% from the 1,483 units in January 2010. The figures revealed caught many by surprise as the market usually softens during the Chinese New Year period, as home buyers prepare for celebrations. Additionally, many home buyers would have taken a wait-and-see approach especially with the onset of the latest ABSD cooling measure.

In January, the top selling projects were – Far East Organization’s latest Watertown projects in Punggol Central, that sold a massive 770 units with mean prices of S$ 1,169 psf, The Hillier at Hillview Rise (another one of Far East Organisation’s latest project) sold 387 units at a mean price of S$ 1,289 psf and Parc Rosewood that sold 198 units at S$ 951 psf while The Nautical at Jalan Sendudok sold 83 units at S$890psf. The Rainforest (EC) at Choa Chu Kang sold 172 units at S$ 753 psf. Private sales volume

iProperty.com malaysia | 113 in January was mainly sustained by sales in the Outside Central Region (OCR) with the highest record number of transactions at 1,967 in that region since January 2011.

Overall, sales activities were mainly centered in the OCR and RCR and the projects launched had the stamp duty ‘reimbursement’, thus homebuyers’ decision to purchase the private property was not deterred by the additional stamp duty that they had to pay. Additionally, the still-healthy percentage of units transacted in the S$ 1,000 – S$ 1,999 psf range remains strong as developers launch mixed-use projects that are favored by many.

Moderate to Negative Price increase The rate of increase in property prices has continued to moderate, with private home prices rising just 0.2% in 4Q2011. It was however, projected that the Private Property sector will probably hit a negative price increase in the next few months with the onset of the ABSD. While HDB upgraders will take the opportunity of the price correction to purchase or invest with mid- to long-term perspectives, speculators or investors are taking a more conservative approach and this could have resulted in the consecutive lowest transaction volume in the Core Central Region (CCR).

For 2012, Mr. Ismail, CEO of PropNex, forecasts an overall 5-8% decline in prices for private residential properties in CCR. Mass market condominiums in the Outside Central Region should see moderation as new developments in this area were launched at prices that are sensitive to the cooler market sentiment.

With regards to the most recent cooling measures, the launch prices were more sensitive to the cooler market sentiment. Meanwhile, with regards to the most recent measures, the full impact would only be seen clearly after 1Q2012.

Singapore’s Property Market Singapore’s property market – like most other major cities in this region – is experiencing a boom time that has lasted for several years now. Strong foreign buying interest is often cited as one of the main reasons for supporting the bullish real estate sector there.

Reinforcing the argument that its property sector is maintaining an upward trajectory, the private residential market ended 2010 at a record high with a 17.6% rise in prices for the year. Volume also hit a record last year with 16,292 units of residential properties sold, compared with 14,811 in the previous peak of 2007.

That the continued rise in property prices could lead to a property bubble is certainly a concern, but it is worth noting that Singapore’s authorities have always kept tabs on prices to ensure a sustainable property market.

Chan Ai Cheng

General Manager, S. K. Brothers Realty (M) Sdn Bhd Registered Estate Agent with the Board of Valuers, Appraisers and Estate Agents Malaysia Certified Residential Specialist, NAR USA Certified International Property Specialist, NAR USA Registered Financial Consultant, IARFC For feedback on this article or any other comments, please email aicheng@skbrothers.com

114 | Taxation by PwC

Malaysia An Islamic finance powerhouse Malaysia has come a long way in Islamic finance since its first Islamic bank was established in 1983, and the first Islamic insurance company (takaful) established only a year after. Our Islamic financial sector is currently seen as one of the most progressive and attractive in the world. Given the numerous incentives planned and further liberalisation in the coming years, it has enjoyed strong and sustainable growth, thanks to the government’s efforts to make Malaysia an International Islamic Finance Hub Jennifer Chang and Nik Shahrizal Sulaiman reports.

Despite the volatile international financial markets and uncertainties following the global economic crisis, Malaysia’s Islamic finance industry recorded commendable growth. As at end 2011, total assets in the Islamic banking sector increased by 23.8% about 22.4% of the total banking system’s assets.

Malaysian Islamic banks and takaful operators have also attained global recognition - 39 are ranked among the world’s top 500 Islamic financial institutions, and another 21 institutions within the top 100 as ranked by The Banker Magazine (2011 rankings).

Robust fundamentals and provisions The underlying success of Malaysia’s IF sector owes much of its encouraging development to the tax legislations and regulations which appropriately incentivise and provide tax neutrality for industry players to engage in the Islamic finance sector.

These include the Islamic Banking Act 1983, the

Takaful Act 1984 and other similar guidelines issued by regulatory bodies. These form good frameworks which allow the Islamic financial system to coexist and flourish within the existing conventional banking and financial system.

Two important sections within the Malaysian Income Tax Act 1967 which serve to place Islamic financial products at par with conventional financing are Section 2(8) and Section 2(7). This means that for purposes of Islamic financing, all underlying/additional sale and purchase of assets required for Shariah purposes will be ignored for tax purposes, and that the concept of ‘profit’ is treated as ordinary interest from a tax perspective.

Tax incentives such as income tax exemptions for licensed Islamic banks and fund managers, reduced stamp duty costs and tax exemptions for nonresident Islamic finance experts abound in reducing transaction costs, indirectly stimulating Islamic financial activity.

iProperty.com malaysia | 115

2012 Budget Allowances In the Budget 2012 announcement, there were significant announcements to further boost the growth of Islamic finance in the region. These provisions include: • A tax deduction on expenses incurred for sukuk wakala for a three year period, which is designed to encourage sukuk issuance both within and outside Malaysia.

• An extension of the income tax exemption given for non ringgit sukuk issuance and transactions for a further three years.

• Establishing a Shariah-compliant SME Financing Fund totalling RM2 billion to be managed by selected Islamic banks. In addition, the government will establish a Shariah-compliant Commercialisation Innovation Fund to help SMEs bring new products to market.

Again these funds will be available through selected Islamic banks.

These moves are seen as further catalysts towards fulfilling Malaysia’s ambitions to become a major hub for Islamic finance – particularly, cross border sukuk issuances. For the property investor, the government proposed a Shariah-compliant fund to finance speculative house building.

Exciting times ahead Despite an increasingly challenging environment, Islamic finance has continued to hold its own and prove its potential as a viable, comprehensive and competitive solution in meeting funding and investment requirements. The basis on which Islamic finance is formed – the emphasis on profit and risk sharing, fairness, transparency and disclosure – offers a comprehensive and competitive solution in meeting funding and investment requirements for businesses.

Embraced in its entirety, Islamic finance presents new opportunities to support the economy and provide greater financial stability.

For Malaysia, it is clear that whatever improvements currently being planned and implemented to further shape and strengthen our Islamic financial landscape, the future of Islamic finance looks bright. However, the industry will need to continue to better itself to maintain its lead over increasing regional and international competition.

Article contributed by Jennifer Chang and Nik Shahrizal Sulaiman. Jennifer and Nik are Senior Executive Director with and Executive Director in PwC’s Tax and Assurance practices respectively. Jennifer has extensive experience in the areas of tax and financial services in Australia and Malaysia, while Nik specialises in the area of Islamic finance and is part of PwC’s Global Islamic Finance Team. They can be contacted at jennifer.chang@my.pwc.com and nik.shahrizal.sulaiman@my.pwc.com respectively.

116 | ACESCUBE

AceScube A BLR Management Company When we first buy property, many of us take for granted that the loans that we sign, alongside with the BLR rates are pre-fixed. Even after shopping around for the best mortgage package, many of us do not realize till we are half-way through repayments and waist-deep in debt that our situation could be handled better. This situation is what prompted Kevin Cheong to begin AceScube with his partner, the possibility of being debt-free faster.

Exactly five years ago, on a sunny March morning, I signed the paper that made it official: I had formed a company with my partner. A company that in many ways was an extension of our passion in achieving debt free status earlier and easier for everyone.

Many people predicted we would not last a year in this niche, we were too idealistic to cope with daily business life, and that we would get into a “virtual” mess in no time.

Household Debt/ GDP 140

120 100

Five Years From Now % Fortunately, these people were wrong.

However, it was not just us who proved them wrong, not alone, anyway. Almost five thousand customers to date has came in to this company to monitor their loan tenure against the fluctuation of BLR, to slash interest and tenure over the last five years, and has stayed faithfully ever since.

80 60 40 20 0

Five years is both a long and short time.

Compared to giants such as a bank and insurance company, our company is still in its adolescence. On the other hand, five years of pioneering a sector that is the first in Malaysia and Asia is an achievement we are proud of. It means we have managed to establish ourselves and claim our rightful place in this sector.

Where are you going to be in five years?

What will you be doing from 9 to 6 every day? What motivates you to work? Most of us are working to pay off our debt. With Bank Negara’s latest statistics, Malaysian household debt is 76.6% of GDP but household debt compared to disposable income (140%) is more crucial.

Household Debt/ Disposable Income

SIA MALAY ORE SINGAP

US

KOREA

JAPAN

Comparison of household debt/GDP and household debt/disposable income. Source: Yong, 2010; Endut and Toh, 2009; Bank Negara, 2010. - Graph: Penang Monthly

Over the years, our household debt has been increasing at an annual rate of over 10 per cent, excluding hidden borrowings from unregistered financial companies. The situation is worrisome enough to prompt Bank Negara to step in and apply the brakes. We may not lose any sleep yet over the household debt as a percentage of GDP but household debt that is disproportionate to disposable income, if left unchecked, will not only cause fiscal insomnia but something much worse – an economic nightmare.

iProperty.com malaysia | 117 What We Do to Make a Difference Looking at the facts, our outstanding Customer Appreciation Program (CAP) stands to benefit all property loan borrowers from excessive gearing on property purchases. As the most comprehensive BLR Management System, Slash Interest Methodology (SIM), is a premier scheme that slashes interest payable and loan tenure by 30% to 75% with 99% accuracy.

It is a flexible and customized scheme that is tailored to suit individual affordability and needs. No refinancing and partial lump sum payment is required to achieve targeted saving. With CAP, AceScube aims to help every property loan borrower by introducing a Borrower Help Borrower (BHB) Campaign.

To achieve OPTIMUM Interest Saving, we advise on: WHEN to pay?

HOW much to pay?

HOW to pay

Budget Stage

Beginner Stage

Intermediate Stage

Advance Stage

Beyond Stage

SIM 0

SIM 30

SIM 50

SIM 75

Financial Freedom

- No tenure extension

- Slash 30% tenure & Interest

- Slash 50% tenure & Interest

- Slash 75% tenure & Interest

- Retire at age 55

- Early retirement at age 40

- Enjoy debt free life earlier & easier

- 20% Cash Incentive on BHB Campaign (Life Time)*

- 20% Cash Incentive on BHB Campaign (Life Time)*

- 20% Cash Incentive on BHB Campaign (Life Time)*

- 20% Cash Incentive on BHB Campaign (Life Time)*

- Enjoy a debt-free life - Collect net rental income - Gain more assets

For middle- to lower-income groups who pay higher household debt versus disposable income monthly, this group is under the exposure to high inflation rates. Therefore, starting with SIM 0 without adjustment of monthly repayment although is zero savings will help to monitor loan interest and tenure to avoid paying extra interest.

- 20% Cash Incentive on BHB Campaign (Life Time)*

* terms and conditions apply

Customer Appreciation Program (CAP) Before the launch of CAP, only selected customers took up the BLR Management Service. Today, we would like to help every family fully own at least one residential property despite the continuous challenges of BLR and interest structures. To make the BLR Management Service a must-have service for every home buyer in the near future, a customer pays a monthly service fee for as low as RM 20 subject to loan amount and tenure. The best is, 20% cash incentive will be given for the first 5,000 customers as a reward to gain FREE BLR Management Service as well as getting others to pay for your debts.

1

Loan Letter of Offer

Contract Terms & Conditions

2

Prompt Payment

3 Months

3

Loan Tenure/Balance

> 15 Years

4

Latest Loan Statement

6-12 Months

This article is contributed by AceScube, which provides training in loan calculation, banking and finance knowledge and other business and communications know-how for entrepreneurs. For more info on AceScube’s BLR Management Service and Customer Appreciation Program log on to: www.acescube.com.my or contact them at (603) 9054 4033 or email them at info@acescube.com.my.

AGENCY DIRECTORY Harta Putri

Prosper Realty

GS Realty Sdn Bhd

E(3)0628

E(3)1092

E(1)1307

Registered in 2006, Harta Putri truly brings out property as an investor’s crown jewel through its comprehensive services in Marketing and Letting of Residential and Commercial Properties in the Klang Valley and its surrounds. Helmed by Pn. Rusnani Ab. Rahman, who is armed with a Bachelor of Estate Management (UITM) and is a licenced Agent, Harta Putri is made up of experienced Senior Negotiators with through depth of experience in the respective areas they specialise in.

Tel: (603) 4108 3217 Fax: (603) 4108 3211 Email: harta_putri@yahoo.com

Founded in 2005, Prosper Realty is an established real estate agency with a unique combination of knowledge and entrepreneurial flair. Through strategic partnerships with reputable developers and financial institutions, we are proud to be recognized as providers of high quality commercial and residential property, simultaneously offering clients plenty of successful opportunities in investments; selling or buying and leasing of properties.

We also have a dedicated team specializing in Project & Property Management; Property Development & Investment Consultancy; Sub-sales & Auction Sales as well as Property Auctioneers.

Take full charge of your career now! Join us and together we will make the most rewarding professional experience ever!!

Kota Damansara Tel: (603) 6156 3366 | Fax: (603) 6156 3399 Mont Kiara Tel: (603) 6207 8222 Fax: (603) 6207 8111 Web: www.prosper.my

GS REALTY, formerly known as YL REALTY, has been established since 1999 as a real-estate specialist. Our principle practice was begun in 1986 and we specialize in project marketing besides our core business. With our strategic experience and well-informed as well as intelligent sales team, our brilliant marketing strategies for new project developments in the Malaysian and international markets have been very well received.

Today, GS REALTY is renowned as one of the largest real estate firms in Malaysia, winning multiple awards, such as the ASIA PACIFIC EXCELLENCE BRAND 2011 and we have co-organised one of the biggest Real Estate Conference in Malaysia, the ‘National Conference – Wealth from Real Estate Investment in Asia’ (2010) and ‘Wealth from Real Estate Investment in Asia’ (2011). Join us and create a prosperous and successful future for yourself! Contact us for further information and the next step in your career.

Tel: (603) 9222 5796 / (603) 9222 5​797 Fax: (603) 9222 5791 Web: www.gsrealty.my Email: enquiry@gsrealty.my

www.chester.com.my

Metro Homes Sdn Bhd E(1)0228 Metro Homes is the leading real estate agency in Malaysia with 16 years track record and 13 offices Nationwide, 11 branches in Klang Valley, 1 in Penang and 1 in Kota Kinabalu, Sabah. Metro Homes have several departments that focus on High-end Properties, Industrial division, Commercial Division, Islamic division, Auction Properties, Project Marketing, International Sales and Australia Properties Division.

To join us as Real Estate Negotiator, Senior Negotiator, Team Leader, Resident Manager, please call us for a rewarding career!

Tel: (603) 7784 6088 Fax: (603) 7783 4767 Email: info@metrohomes.com Web: www.metrohomes.com

Chester Properties Sdn Bhd

Well Properties

E(1)1321

E(3)0594

Started in 2006, Chester Properties Sdn Bhd (CPSB) has successfully established within a very short time period from a single-office entity in Kota Damansara to multiple branch offices in Desa Sri Hartamas, Bangsar, and all the way to Gangnam-gu, Seoul, South Korea. CPSB provide an intensive training facility at Chester Training Centre Sunwaymas to equip our negotiators with an on-going training, professionalism and learning culture. Being awarded Service Provider of The Year 2009 in Business of The Year 4th Award by SMIs & SMEs Business Award, this has proved that we are one of the best real estate agencies in Klang Valley.

Come join us as Real Estate Negotiator: Tel: (603) 6142 6000 | (603) 6201 3933 | (603) 2284 6991 | (603) 7804 7686 Fax: (603) 6142 6111 | (603) 6201 2133 | (603) 2284 7991 | (603) 7804 4686 Email: admin@chester.com.my

Registered and incorporated with the Board of Valuers, Appraisers and Estate Agents in June 1986, WELL Properties has been a well of real-estate knowledge and expertise with its dynamic and innovative approach to realty ever since. Plumbing its depth of experience in the Klang Valley and Selangor markets, WELL Properties provides sales and leasing services for commercial, industrial, retail, residential and land properties. Their suite of first-class services will make your first encounter the start of a beautiful lifelong partnership.

Tel: (603) 9076 7177 Fax: (603) 9076 9177 Email: wellproperties.segar@gmail.com Web: www.wellproperties.com.my

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124 | LAUNCH PAD

The Future of

Malaysia @ Cyberjaya Malaysia’s first smart city and Silicon Valley-aspirant is fast taking shape with the launch of the Third Phase this year, 2012. As part of the Multimedia Super Corridor (MSC), we take a look at the latest developments in this 7,000-acre freehold township in the Sepang district.

Residences A mixture of landed and strata-titled properties are currently developed to foster a thriving community even after hours in Cyberjaya. Among some of the latest launches include: - Mirage by the Lake: Freehold Condominium from RM686,180 Developer: OSK Property Holdings Berhad Built-up: 1,084 – 1,361 sq ft Bed & Bath: 2/2+1/3+1; 3 Total Units: 413 - 90°Residences 1: Leasehold Serviced Residence from RM253,888 Developer: PKNS Built-up: 535 – 921sq ft Bed & Bath: 1-2 bathrooms Total Units: 356

- Garden Plaza: Freehold Serviced Residence from RM267,120 Developer: Mah Sing Berhad Built-up: 450 sq ft onwards Total Units: 980 - Clover@Garden Residence: Freehold Semi-Ds from RM1,400,000 Developer: Mah Sing Berhad Land Area: 40’ x 80’ Bed & Bath: 4/5+1; 5/6 Total Units: 220

Commercial & Retail - Galleria@Cyberjaya: Freehold Shop Offices from RM488,000 Developer: Glomac Berhad Built-up: 1,109 – 2,158 sq ft Bed & Bath: 2 bathrooms - Pan’gaea SOFO Suites & Retail Offices: Freehold Retail Offices Developer: OSK Property Holdings Berhad Built-up: 650 – 1,400 sq ft Bed& Bath: 1/2/3;1/2