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Voted No. 1 Property Magazine 2010/2011/2012 by A+M Magazine

KRISALIS Designer Homes for the Elite Modernite SPECIAL FOCUS THE CRÈME DE LA CRÈME of the property industry revealed

iPROPERTY EXPO DELIVERS The best property deals under one roof – KLCC

IN THE LAP OF LUXURY 9 Bandar Utama & The Glades

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

07

9 771823 872006

Issue 89 | July 2012 | RM8.00, S$8.00


6 | CEO’S COVERFOREWORD STORY

EDITORIAL WRITER YOGEETHA H. JEEVAN DESIGN SENIOR GRAPHIC DESIGNER IRENE LIM GRAPHIC DESIGNER JASON KWONG WING WONG

Continuing to Set the Benchmark Innovation has and will always be a key fundamental to the iProperty Group. We are driven by the need to continuously strive towards developing highly innovative products and services to meet the needs of our consumers and customers. It is that strong drive that has enabled us to not just garner recognition, but also enabled us to set the benchmark in the industry, not just locally but internationally.

DEVELOPER ADVERTISING HEAD, DEVELOPER BUSINESS LILY KONG MARCO GOH CAMPAIGN SPECIALIST SITI SARAH ABU SAMAD MAGAZINE COORDINATOR NURULHIDAYAH ABD RAHMAN AGENT ADVERTISING MANAGER, AGENT SALES LEON KONG MANAGER, AGENT MARKETING ERNEST BERNARD TOWLE AGENT COMMUNICATIONS SPECIALIST ANGELA SARGUNAN MARKETING

Last month, we announced that the magazine clinched the title of Property Magazine of the Year by Advertising + Marketing for the third consecutive year. In this month’s issue, we are pleased to announce that our property search app has been named one of Australia’s most innovative products in the Anthill Magazine Smart 100 Index. The Anthill SMART 100 is hailed as one of the largest awards of its kind in Australia that recognizes 100 most pioneering and innovative products developed by Australian companies. This is truly a significant accomplishment for us and I would like to congratulate the team who worked relentlessly towards developing this innovative app. To you, our consumers, we would like to also thank you for making us your trusted partner when it comes to looking for your dream home or next property investment.

Sincerely

MANAGER, CONSUMER MARKETING MATTHEW WONG CONSUMER MARKETING SPECIALIST LYDIA CHEW PUBLIC RELATIONS SPECIALIST DEBORAH ANNE PEREIRA MANAGEMENT CHIEF EXECUTIVE OFFICER SHAUN DI GREGORIO COUNTRY MANAGER – MALAYSIA TIMOTHY HOR GENERAL MANAGER, DEVELOPER EDWARD SUTTON 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 iProperty.com Magazine is published monthly by iProperty.com Malaysia Sdn Bhd 45-6 The Boulevard, Mid Valley City, Lingkaran Syed Putra 59200, Kuala Lumpur, Malaysia.

Shaun Di Gregorio Chief Executive Officer The iProperty Group

Disclaimer Although every reasonable care has been taken to ensure the accuracy of the information contained in this publication, neither the publisher, editor nor their employees and agents can be held liable for any errors, inaccuracies and/or omissions, howsoever. We shall not be responsible for any loss or damage, whether direct or indirect, incidental or consequential arising from or in connection with the contents of this publication and shall not accept any liability in relation thereto. The views by our contributors expressed here are their personal opinions and do not necessarily reflect iProperty.com’s views. Unless otherwise noted, all artwork and ad designs printed in iProperty.com Magazine are the sole property of iProperty.com Malaysia Sdn Bhd, and may not be reproduced or transmitted in any form, in whole or in part, without the prior written consent of the publisher. Printer Percetakan Osacar Sdn Bhd Lot 37659, No. 11, Jalan 4/37A Taman Bukit Maluri Industrial Area Kepong, 52100 Kuala Lumpur, Malaysia. Distributor MPH Distributors Sdn Bhd


ISSUE 89 | JULY 2012

CO NTE NTS

32 HEIGHTENED LIFESTYLES AT Garden Heights 36 UTAMA SOUTH CONDOMINIUM Living in a Park-like Sanctuary 40 BAYU SENTUL A Breath of Fresh Air in KL’s Skyline 44 GOLF AT YOUR DOORSTEP @ Royal Perak Golf Club Ipoh IN EVERY ISSUE

48 UNPARALLELED CORPORATE

6 CEO’S NOTE

PRESENCE AT

12 IN THE NEWS

Menara 238

120 LAUNCH PAD

56 STERLING Clear Luxury

COVER STORY 20 KRISALIS

LUXURY COLLECTION

Designer Homes for the Elite Modernite

52 9 BANDAR UTAMA A Wonder to Your Senses

IPROPERTY INSIDER

60 LIVE WELL AMONG A

24 DEVELOPERS’ MINGLING NIGHT

FUTURE-READY COMMUNITY AT

26 IPROPERTY EXPO SPECIAL – KLCC

The Glades

CONTENTS

FEATURED PROPERTY


82 HOME SERVICES PANEL AD 84 HOME SERVICES DIRECTORY LISTING 86 TOWNSHIP DIRECTORY 88 LATEST DEVELOPMENTS 114 GS REALTY SPECIAL 118 FEATURED AGENCIES’ LISTINGS AND DIRECTORY

SPECIAL FOCUS 64 ASIA PACIFIC PROPERTY AWARDS 2012 66 OSK PROPERTY A Five Star Award Winning Developer 68 YUK TUNG GROUP The Hallmark of Excellence AREA FOCUS 70 PENANG Exploring the Blue Mansion 72 JOHOR Pengerang on the Rise CONTRIBUTORS 74 PROF JOE CHOO Feng Shui Focus – Iskandar Malaysia 76 THE HOUSE BUYERS ASSOCIATION (HBA) The Late Damages Trick 80 JOEY YAP Water Features at Home 106 CHAN AI CHENG Infrastructure Catalysts 108 ACESCUBE Mastering Your Housing Loan – A Q&A Session

119 SUBSCRIPTION


12 | NEWS | GOVERNANCE

4th World Class Sustainable Cities conference to be held in KL Kuala Lumpur (May 11) - Rehda KL, the Malaysian Institute of Planners (MIP), and the Malaysian Institute of Architects (PAM) today announced that they would be hosting the 4th World Class Sustainable Cities conference (WCSC 2012) this year. To be held on September 25 2012, the international conference will feature world class speakers, from two transformed cities - Copenhagen, Denmark and Bilbao, Spain. "This conference is unique because it brings together all stakeholders of the city," said N.K. Tong, Co-organising Chairman of WCSC 2012. He said that besides developers, planners, and architects, city hall officials and residents association representatives throughout KL would also attend as participants. In conjunction with the conference, a photography competition and essay competition entitled "Cities for People" were launched at the press conference. Attractive cash prizes will be given for winners and photographs would be featured during WCSC 2012, whereas the essays would be compiled in a book. WCSC 2012 would be held at the Grand Ballroom of the JW Marriott Hotel KL, and 500 participants are expected for this year's event.

Mapex offers RM806mil worth of properties Kota Bharu - The four-day Malaysia Property Exhibition (Mapex) Kelantan 2012 will offer for sale properties worth RM806 million to prospective buyers, says Housing, Career, Utilities and Environment Committee Deputy Chairman Wan Yusoff Wan Mustafa. He said the properties would be offered by 30 housing developers. Wan Yusoff said 3,129 residential houses, worth RM457 milion, were offered at last year's exhibition.

"This shows that there is an urgent need to meet the demand for housing in the state," he said when opening the Mapex Kelantan 2012 here today. Meanwhile, Datuk Sekarnor Che Omar, Real Estate and Housing Developers Association Kelantan branch Chairman said there were 18 abandoned housing projects in the state. "This is the outcome of irresponsible persons who carried out housing projects without valid licences" he added.


14 | NEWS | GOVERNANCE

DBKL announces names of public housing buyers Kuala Lumpur - The Kuala Lumpur City Hall (DBKL) has listed the names of 4,194 buyers of the first phase of National Economic Action Council's (MTEN) People Housing Programme (PPR) and Public Housing (PA) flats who have agreed to opt for Special Financing Scheme to purchase their units. DBKL Deputy director-general (Socio-Economic Development) Datuk Mohd Amin Nordin Abdul Aziz said the buyers, who are currently renting the units, could check their names at DBKL offices in their areas. He said the list would be submitted to Syarikat Perumahan Wilayah Persekutuan Sdn Bhd which provides the special financing scheme. Most of the PPR and PA flats bought are in Bandar Tun Razak, namely PPR Desa Tun Razak, PA Seri Kota and PA Seri Labuan as well as Setiawangsa, Lembah Pantai and Gombak Setia. Mohd Amin said the list for the second phase buyers would be processed from July 1. The Special Financing Scheme was announced by Prime Minister Datuk Seri Najib Tun Razak on Jan 28 to help the low-income group who are renting PPR and PA flats to get a loan to purchase their units.

Selangor govt gives discount for low-cost flat dwellers Shah Alam - The Selangor government is giving a 20 to 25 per cent discount on assessment rates to low-cost flat dwellers in the state. Menteri Besar Tan Sri Abdul Khalid Ibrahim said the matter would be brought up at the state executive council (exco) meeting on Wednesay for approval. However, he said, only owners of low-cost flats who were registered with the Joint Management Bodies (JMBs) and staying at the flats would be eligible for the discount. "The owners can apply through their respective JMBs and they can get the discount after the exco meeting approves it," he told a news conference after handing-over of 50 compactor lorries by Kumpulan Darul Ehsan Bhd (KDEB), here. Abdul Khalid said 25 to 30 per cent of the collection would be given to the the JMBs as incentive to encourage them to further improve their services.


16 | NEWS | PROPERTY MARKET UPDATES

WCT bullish on property prices despite slow take ups Kuala Lumpur - WCT Bhd, the developer of the Bandar Bukit Tinggi township in Klang, says it has not seen any softening in the property price reduction in its projects although there is a slowdown in take-up rates. "We are fully aware about the concern regarding the softening of the property market, but our property project, Bandar Bukit Tinggi, has a captive market.

Trinity Group Sdn Bhd launches Zeva @ Equine South Kuala Lumpur - Trinity Group Sdn Bhd launched its latest project at Seri Kembangan near here last week. Zeva @ Equine South is a mixed development featuring two blocks of 15-storey serviced apartments and one 20-storey studio apartments block, all above an elevated 7-storey car park podium with retail outlets. There are a total of 446 units of serviced apartments, 320 studio units and 12 boutique retail units. The standard size of the serviced units start from 881 sq ft, to 1,536 sq ft. Prices start from RM330,000.

"Most of the purchasers in the area right now are looking for upgrades, which is why we are looking towards gated and guarded communities, launching more of the semidetached houses and bungalows," corporate affairs manager Kenny Wong Yik Kae told a press conference at the Invest Malaysia 2012 event today. Wong said Klang is a different market because people who acquire properties there intend to stay on in the township. "Those affected in the softening of the market are properties that were speculated over the past couple of years," he added.

Other features within the development include 24hour CCTV surveillance, access card control systems, a swimming pool and also gymnasium. Each block is designed to be well-ventilated and feature a 3-tier sky terrace. Other facilities include sauna, multipurpose hall, launderette, cafeteria, barbeque area, child care centre and playground. The development is poised to be completed by mid2015, and early birds will enjoy a 5% rebate off the listed price.

UMLand appoints new CEO Kuala Lumpur - United Malayan Land Bhd (UMLand) has appointed Chia Lui Meng as its new group chief executive officer with effect from Monday, succeeding Pee Tong Lim, whose tenure ended in February when he retired. Chia, who was the CEO of Malton Bhd and adviser to the group managing director of Naza TTDI Sdn Bhd, will be responsible for the strategic direction and overall management and operations of the UMLand group.


iProperty.com malaysia | 17

S P Setia and Sime Darby preferred bidders for Battersea S P Setia Bhd and Sime Darby Property Bhd have emerged as the preferred bidders to buy London's Battersea Power Station, beating a rival bid from Chelsea Football Club, which was looking to move its stadium to the London landmark. In a statement, the property developers said that they have been identified as the preferred bidders to buy the property for about RM2 billion by the joint administrators and receivers, Alan Bloom and Alan Hudson of Ernst & Young. The Battersea Power Station has been the subject of repeated failed redevelopment plans in the three decades since its shutdown. The derelict site was put on sale in February this year after its owners failed to pay lenders a sum owed of more than RM2.47 billion. The deal marks S P Setia's first foray into Europe and adds to its residential projects in Vietnam, Singapore and Malaysia. In a joint statement, S P Setia and Sime Darby said under the agreement, which the companies signed with the administrators and receivers, they have up to 28 days to conduct further due diligence and investigations, and to negotiate the contract for the acquisition of the property on terms and conditions acceptable to the parties.

S P Setia and Sime Darby's plan involve the development of a sustainable multi-use real estate regeneration project that will provide economic impetus for the creation of new vibrant centre for south-west central London. "The plans will preserve the facade of the historical power plant with its iconic chimney stacks," according to the statement. In addition, S P Setia and Sime Darby have committed to the construction of a new underground station as part of the proposed extension of the Northern Line (part of the London Underground's Tube network), which should pass by the site. "This is viewed as fundamental to the success of this regeneration projects," the property developers said.

Joey Yap's seminar a hit with participants Kuala Lumpur - Feng shui consultant and educator Joey Yap held his Decoding Your Destiny seminar to a sold-out crowd at the KLCC Plenary Hall Sunday. The one-day seminar aimed to provide key tools for participants to maximise their potential by using the Chinese science of BaZi astrology. In the seminar, Yap simplified the complex study of BaZi into easyto-use methods for real-world application. Seminar participants learnt how to use Feng Shui with BaZi to figure out their strengths, hidden potentials and best locations. Decoding Your Destiny focused on various aspects of life such as career, wealth, and relationship. Yap also demonstrated how feng shui can complement BaZi to increase potential and well-being. The Decoding Your Destiny seminar will also be held in Singapore on the 24th of June, 2012.


18 | NEWS | Property Market Updates

iProperty Group Completes $10 million Placement and Announces Share Purchase Plan Kuala Lumpur - iProperty Group Ltd (ASX: IPP), the owner of Asia’s No. 1 network of property portals under the iProperty brand (www.iproperty. com) announced that it had raised A$10.0 million through a private placement of new ordinary shares to existing shareholders and new institutional and sophisticated investors at an issue price of $1.00 per share.

iProperty Chief Executive Officer, Shaun Di Gregorio, said, “We are pleased to complete the capital raising. Our strong balance sheet positions us even better to accelerate the business within our existing markets through both organic and acquisitive growth. We are also better positioned to quickly enter new markets as acquisition opportunities emerge.

In addition, the Company will offer eligible shareholders the right to participate in a Share Purchase Plan which will enable shareholders on the register at the Record Date (6 June 2012) to apply for up to A$15,000 of shares at the lower of the Placement price or a VWAP calculated price. Further details of the SPP, including the timetable will be provided to shareholders shortly.

“The capital raising was strongly supported by existing shareholders and at the same time we have been able to bring nine new high profile Institutional investors on board – a very pleasing outcome. The strong support from Institutional investors positions us well for the future. We are also pleased to offer our existing shareholders the opportunity to participate in the capital raising through an attractively priced Share Purchase Plan.”

Proceeds from the capital raising will be combined with current cash reserves and applied to consolidation opportunities across its core markets of Malaysia, Hong Kong, Indonesia and Singapore; fund potential entry to new geographic markets that meet the Group’s strategic criteria; and fund new cross-network opportunities such as the launch of the regions first commercial and industrial property portal - commercialasia.com. It will also be used to accelerate growth of existing businesses and payment of approximately $700,000 in costs incurred to date relating to incomplete M & A activity in the region.

E.L. & C. Baillieu Stockbroking Ltd was appointed as Lead Manager to the Placement. Further details of the capital raising, along with a business update are provided in an Investor Presentation were released on the same day. As a result of this announcement, iProperty will resume trading from the commencement of trading today. The Placement was conducted in accordance with ASX Listing Rule 7.1 and will be settled in one tranche.


iProperty.com malaysia | 19

LBS presents keys to business outlet owners

needs of BSP residents, but also those from surrounding neighbourhoods. This catchment area presents great potential for both businesses and as an investment." said LBS MD Datuk Lim Hock San. He added that a variety of businesses including a hypermarket, institution of higher learning, major banks, food and beverage outlets, retail, lifestyle outlets and SMEs are expected to complement BSP's development into a fully matured township.

Petaling Jaya - Property developer LBS Bina Group Berhad (LBS) has handed over the keys to unit buyers of Saujana Business Park 8 months ahead of schedule. LBS handed over keys to buyers of the 78 units comprising 2 rows of two and three-storey shop offices. Located on 7.2 acres of land, the units which were launched in 2009 were fully sold.

Saujana Business Park consists of 78 units of shop offices with built-up areas from 3,266 sq ft to 9,201 sq ft The units, launched at RM184 per sq ft, is today valued at RM275 per sq ft and is expected to continue escalating. Surrounded by several fully-occupied housing suburbs, Saujana Business Park will cater to 20,000 residents staying within the Bandar Saujana Putra township, where more than 5,900 units have been completed and an additional 2,100 are under development.

The commercial development comprising two and three storey shop offices is set to be the most prominent trade square within the self-sufficient township of Bandar Saujana Putra (BSP).

The fully self-contained township of Bandar Saujana Putra is located about 30 kilometres South East of Kuala Lumpur City Centre, connected via the LDP, SKVE, ELITE, Shah Alam, KESAS and Maju Expressway (MEX).

“As the only business square within an 11km radius, Saujana Business Park will cater not only to the

Saujana Business Park has an estimated GDV of RM62 million.

IJM Land launches Kota Kemuning's Bandar Rimbayu Kuala Lumpur (May 21) - IJM Land Bhd has introduced its Bandar Rimbayu township, with an estimated gross development value of RM11 billion, to be spread over 751.6 hectares close to Kota Kemuning in Shah Alam. Bandar Rimbayu, which will comprise four precincts, is targeted for full completion within 15 years, which will boast about 10,000 residential units in total. "IJM Land's architects and town planners have also enlisted "defensible space" solutions to make Bandar Rimbayu safer for the community, guided

by the principles of Crime Prevention Through Environmental Design (CPTED). "The launch of its maiden product - The Chimes, consisting of 526 units of linked homes, is targeted for the second half of 2012," IJM Land said in a statement today. It added in conjunction with the launch of the development project, IJM Land also signed a Service Agreement with Telekom Malaysia Bhd for the provision of high speed broadband (HSBB) infrastructure in the new township.

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20 | COVER STORY

DESIGNER HOMES

01

FOR THE ELITE MODERNITE

K

risalis - limited Freehold Semi-Detached Homes is designed to inspire, both from the inside and out.

Space is an imposing element at Krisalis, SS5C, Kelana Jaya. With 3,719 sf of luxurious space to give from to, set on ample land size from 4,950 to 7,855 sf, these 12 exclusive semi-detached homes are set to impress at first sight. To begin, its contemporary faade is breathtaking on its own. As you enter, the sheer spaciousness of Krisalis is simply overwhelming. An open-plan concept is adopted for these luxurious semi-detached homes. Every unit features a master bedroom with a sleek en-suite bathroom, three other bedrooms, and a guestroom that opens up to a private courtyard. Add to that, a rumpus room plus its vast living and dining areas, Krisalis simply provides room to fit everything.

AT THE HEART OF EVERYTHING THAT MATTERS Its location puts you within a stone’s throw from shopping malls and hypermarkets including Tropicana City Mall, Paradigm Mall, 1 Utama, The Curve and Giant, while the Kelana Jaya Medical Centre and established education institutions such as KDU and UNITAR are within close reach. And although the city lights are just a street away, privacy and exclusivity remain a priority, where these sophisticated semi-detached homes are tucked away

A CELEBRATION OF LIFE’S FINEST High ceilings, wide windows and oversized doors which further enhance the feeling of spaciousness apart from allowing maximum penetration of natural light and ventilation throughout the home.

02


iProperty.com malaysia | 21

01 02 03 04

Krisalis’ contemporary architecture Golf course Spacious master bedroom with a sleek en-suite bathroom Vast spaces, wide windows and high ceilings

03

in serenity amidst lush greens. With its very own enclave at SS5C, Krisalis is literally the jewel of the crown, where one can be sure that urban living has just taken a step beyond the ordinary.

(6016) 245 8116

(6013) 939 0310

(6019) 303 4342

(6013) 342 1098

(6019) 213 9991

(6016) 605 5622

(6016) 251 0113

(6019) 673 8530

WHERE FAMILIARITY IS CONTENTMENT This 12-unit boutique development, which is set to become a new benchmark in luxury living, is developed by PKNS, a name that has in recent times, been very much in the limelight with its multitude of property offerings including Alam Nusantara in Setia Alam and Kristal View Condominiums in Section 7, Shah Alam, both of which are just some of the many PKNS developments which has seen an excellent takeup rate by both homeowners and investors alike.

Easily accessed via the LDP Highway, NKVE Expressway, Federal Highway, SPRINT, ELITE Expressway and Subang Airport Highway. Prices for KRISALIS Luxury Freehold Semi-Detached Homes are available on request.

THE M.O.R.E. BONANZA PKNS has introduced the M.O.R.E. (Making Ownership Real & Easy) Bonanza package which provides bonuses for buyers including a 105% financing package inclusive of MRTA and will writing fees and a waiver of up to RM6,000 for loan agreement legal fees. At the same time, interest is waived during the construction stage. More information on Krisalis semi-detached homes can be found on the newly-launched website at www.krisalispkns.com, where its e-brochure is also available for viewing. Queries and pricing information can be obtained by calling the customer hotline at 1800 887 567 or at any of the following numbers:

04


22 | COVER STORY

05 MORE THAN JUST PANORAMIC TROPICAL LIVING

S

haping the township as Prime Shop Offices & Cosy Homes Add To The Serenity & Beauty of Antara Gapi

06

05 Bedroom interior of LILY II 06 Kitchen 07 LILY II’s inviting façade 08 Spacious & welcoming

The name Antara Gapi, should be no stranger to property investors and home owners. Located only 7km from Rawang, this self-contained township developed by PKNS has seen tremendous growth over the past several years. DESIGNED FOR A COMPLETE LIFESTYLE For those who have yet to hear of this blossoming township, Antara Gapi offers an allencompassing recreation and resort-style living environment surrounded by modern facilities and well-planned infrastructure.

07 03


iProperty.com malaysia | 23 Previous phases for homes at Antara Gapi such as Lily and Dahlia Resident have been a tremendous hit with homebuyers and investors alike, and the newly-launched LILY II double-storey link homes has seen encouraging response since its recent launch in early June. AN EXPANSION ON THE COMMERCIAL FRONT BUSINESS INVESTMENT FOR THE WISE On the commercial front, the recently launched Gapi Avenue, double-storey shop offices takes shape even as its take-up rate grows. For investors looking for a prime investment in the Northern region, Gapi Avenue should be well-worth considering. • Gapi Avenue offers only 30 limited units and starts with a built-up of 2,670 sq ft. • Features ample parking bays, and comes with a ready catchment market within the Antara Gapi township. • Prices start at RM382,888 GETTING TO ANTARA GAPI • Well-connected via the NKVE as well as the bypass link connecting Sungai Tua, Gombak from Antara Gapi.

08 • Located along the main access road from Kuala Lumpur Tanjung Malim. Find out about THE M.O.R.E. BONANZA on page 21 in our KRISALIS feature write-up. Queries and further information can be obtained by calling the customer hotline at 1800 88 7567 or at any one of the following numbers: (6016) 245 8116

(6013) 939 0310

(6019) 303 4342

(6013) 342 1098

(6019) 213 9991

(6016) 605 5622

(6016) 251 0113

(6019) 673 8530

• 5 minutes to the Serendah Commuter Station. • 30 minutes to Kuala Lumpur

Location Map

Visit www.antaragapi.com for more information on the township or www.pknsproperty.com for information on other PKNS projects.

iProject Listing QuickPro No: NC2480 Project Name: Krisalis City: SS5C, Kelana Jaya, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 4,950 - 7,855 sq ft Listing Price: From RM2,200,888 - RM2,686,888 Total Units/Lots: 12 Bumi Discount: 7% Expected Date of Completion: November 2012 Developer: Perbadanan Kemajuan Negeri Selangor (PKNS) Bahagian Jualan Hartanah Wilayah Tengah Tingkat 2, Kompleks PKNS Shah Alam Persiaran Tasik, Shah Alam, 40505 Selangor. Phone: (603) 5510 2316 Fax: (603) 5510 2337 Website: www.pknsproperty.com GPS coordinates: 3.103289, 101.604996

Visit iProperty.com.my for more details


24 | MINGLING NIGHT

MINGLING Night

Bernard Lim, Wei Yeen, Jeffrey Yap, (DMC Development)

Andrew Wong (OSK Property), Edward Sutton

Jessie Ng (Engtex)


iProperty.com malaysia | 25

Left-Michael Phuah (Mah Sing), Center-Joey (Glomac)

Lily Kong, Joyce Wong (Suntrack), Rae Lee, Wei Yeen, James Tan, Shaun Lee (Suntrack), Kien Soon

Shaun Lee, Joyce Wong, Lily Kong, Rae Lee

Lucky Draw session

Pel Loh, Vincent Eyu, Steven Yap, Isabelle Yap (Mayland)

Gin Wong (PJD)

Carmen Tay (Engtex)

Lily Kong, Samantha Soo, Connie Choon (OSK Property)

Lily Kong, Sean, James Bruyns (Mah Sing)

Timothy Aron (REI Group)


GET THE

BESTTE

REAL ESTA DEALS IN TOWN

RE T N E C N O I T I B I H X E Y E L L 8pm m a 1 1 MID VA | 2 1 0 2 G U A 24-26


Visitor & Buyer LUCKY DRAW


28 | iPROPERTY INSIDER

iPROPERTY.COM MALAYSIA Brings The Best Property Deals Under One Roof At Kuala Lumpur Convention Centre The most anticipated and highly awaited property exhibition of the year, the iProperty.com Real Deal EXPO 2012 took place at the Kuala Lumpur Convention Centre (KLCC) on 15 – 17 June 2012, featuring over 68 of Malaysia’s top developers, international property developments and real estate agents. Besides the opportunity to grab the best deals in town, property investors and home buyers benefited from a host of insightful seminars featuring renowned property leaders such as Ho Chin Soon of Ho Chin Soon Research; Dato’ Eric Cheng, Founder of ECG Group of Companies and Dato’ Vincent Tiew, Sales & Marketing Director of Andaman Group. These experts shared valuable tips on current hotspots, long term trends, buying overseas property, how to maximize your finance wisely, how to secure your ideal investment or dream home for future success and many more. With over 12,500 visitors and almost 200 units sold worth over RM107,000,000.00, the expo was a resounding success bringing property ownership and purchase to new heights.

Shaun Di Gregorio, Chief Executive Officer of the iProperty Group delivered his welcoming address

Kumar Tharmalingam, Chief Executive Officer of Malaysia Properties Incorporated officiating the event

Dato’ Lee Chong Wei, World’s #1 Badminton Player made an appearance

Good turn-out for the seminars & talks

Over 57 booths from Malaysia’s top developers participated


iProperty.com malaysia | 29

Busy scenes at the expo.


HALL 2

24 - 26 AUGUST 2012 MID VALLEY EXHIBITION CENTRE (MVEC) [EXHIBITION HALL 1, 2 & 3]

MALE

FEMALE

N68 N69 N70 N71

N72 N73 N73a N75

N67 N66 N65 N63a

M46

M45

N77 N79

N81 N83

N21

N76 N78

N80 N82

N20 N22

M20

M22

M23a

M19

M21

M23

N23a N26

N23

N63 N19

N18 ENTRANCE

N13 N13a N15

M15

N18a N17a N17

M16

M13a

N15a N16a N16

M13

EXIT

N12 N11 N10

M12

M8

M3a

M11

M7

M3

M10

M6

M2

M9

M5

M1

G3a

G2

G3

G1

N9 N8 N7 N6

SHOW MANAGEMENT OFFICE

Participating Exhibitors

N5

N3a

MALE

N3

N2

FEMALE

HALL 3


CARGO LIFT

CARGO LIFT

LIFT

A2

G7

M29

G10

M28

A1

G6

M26

C3a

M18

M30

C3

ATRIUM

REGISTRATION COUNTER

M17

EXHIBITION NETWORK LOUNGE

BUSINESS CENTER

C2

ORGANISER ROOM

C1

MAIN ENTRANCE

SEMINAR AREA

M39

M42

M38

M43

M33a

N53 N55

M43a

M33

N52 N53a

M35

M36

M32

N41 N43

N45 N47

N49 N51

M31

N40 N42

N43a N46

N48 N50

G8

P1

M25

M41

G9

M27

G5

N62

M37 N56

N28

N1

N57 N58 N59 N60 N61

MALE

M40

FEMALE

HALL 1

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32 | FEATURED PROPERTY | GARDEN HEIGHTS

Heightened Lifestyles at

Garden Heights


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Suburban yet refined, serene yet highly accessible, Garden Heights in Bandar Tasik Puteri promises a lifestyle that is connected to the heart of Kuala Lumpur yet peaceful enough for country living. After all, Rawang’s high-growth potential is being realised now by homeowners and investors alike.

to RM478,300, making them suitable investments for first-time home owners and those in the middleincome group looking for a viable solution. Hence, young married couples looking to settle down or young urban professionals looking for their own pad to live, work, and play in will find these homes a quintessential treasure.

Elevated Investment Yields Garden Heights is a 76.05-acre constellation of 123 double-storey terrace homes within the popular and vast Bandar Tasik Puteri township. These beauties start at a competitive price between RM305,200

The homes come in two unique contemporary designs, namely Type 4 and Type 5, flexible enough for the young and trendy youth as well as the smart and savvy. The land area comes at 18’ x 75’, and minimum built-up for the homes is 1,600 sq ft with the maximum

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34 | FEATURED PROPERTY | GARDEN HEIGHTS being 1,900 sq ft. With these capacities, each home comes with 4 bedrooms and 3 bathrooms, so whether you are a couple in love, have a small family to house or just a bunch of friends living together, space will never come between you and your loved ones. The Garden Lifestyle Garden Heights, is the epitome of green living with its proximity to Puteri Central Park, a green park within the township. There is also a golf course and clubhouse with amenities available for residents, to further reflect the green and sustainable lifestyle the township offers. Bandar Tasik Puteri is also a guarded township, where security is upheld to provide a peaceful and safe environment for its residents. Bandar Tasik Puteri has all the necessary amenities a township should have, like shops, primary and secondary schools, police stations for enhanced security and safety, a surau for the Muslim residents to fulfil their daily prayers, and even a college, namely Victoria College, for those who want to pursue education close to home. There is even a post office, ATM machines, and a dialysis centre within. Banks, hypermarkets, and even shopping malls are just a short drive out of the township.

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18” x 75” double-storey terrace houses with modern architectural design Garden Height’s iconic nature lady. The epitome of nature living Proposed entrance statement Spacious living area in a typical 18” x 75”

Garden Heights is due for completion by the third quarter of 2014. With a GDV of RM43 million in total, Garden Heights is also poised to be a worthy investment real estate as the current minimum land price is valued at RM190. Above the accumulated value of the development, early birds will chirp with delight at the 5% discount* offered by the developers, while bumiputera buyers all enjoy a 7% discount*.

Increased Access, Immense Investment Opportunity Far from being a remotely located township, Rawang is coming into its own as a township that is directly accessible through Kepong via the Kepong-Selayang Highway, the North Klang Valley Expressway (NKVE) that leads directly into the North-South Highway and the Guthrie Corridor Expressway (GCE) that connects directly to Shah Alam and Klang in the South East. With such a network of highways and expressways, it is no surprise that Rawang is now only 20 to 30 minutes drive away from most of the major hubs in Klang Valley.

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04 To discover more on Garden Heights and the Great Savings Package being offered, all you have to do is visit www.bandartasikputeri.com.my or call (603) 6034 5390. Premium Value by a Prominent Developer Indah Jaya Development Sdn Bhd is a subsidiary of the renowned Low Yat Group. Primarily a premier developer

and investment group, the Low Yat Group was originally established with the setting up of Low Yat Construction Company Sdn Bhd on 10 October 1947 to carry out construction business, before diversifying into trading, manufacturing, hotel and tourism industries. Low Yat Group’s property developments now include up-market 5-star hotels, condominiums and service apartments in Kuala Lumpur and abroad.

*Terms & Conditions apply

Location Map

iProject Listing QuickPro No: NC2456 Project Name: Garden Heights City: Bandar Tasik Puteri, Selangor Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Leasehold Land Area: 76.05 acres Listing Price: From RM305,200 - RM478,300 Total Units/Lots: 123 Bumi Discount*: 7% Completion Date: 2014 (Expected) Developer: Indah Jaya Development Sdn Bhd (27319-U) 468-6, 1st & 2nd Floor, Batu 31/2 Jalan Ipoh, 51200 Kuala Lumpur. Phone: (603) 6034 5390 Fax: (603) 6034 3664 Website: www.bandartasikputeri.com.my

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36 | FEATURED PROPERTY | UTAMA SOUTH CONDOMINIUM

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Living In A Park-Like Sanctuary

Utama South Condominiums (Phase 1 & 2) East Malaysia is rich with its natural landscapes, beaches and diving sites and a plethora of outdoor adventures to be had with the ‘Man of the Forest’, the orang utan, in Sepilok. Of late however, Sandakan’s star is on the rise as it is now complete with the arrival of Utama South Condominiums in its bustling and growing town centre. Elegant city lifestyle in the former Elopura

"At IJM LAND, we make good better."

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Perspective Phase 1 The first development in Sandakan with Unifi ready Close to nature Guarded and gated: A peace of mind Perspective Phase 1 & 2

Once known as Elopura, Sandakan is Sabah’s largest city after Kota Kinabalu (KK) and is known as Little Hong Kong for its lively city lifestyle set amidst Nature’s best sights and History’s best tales. This is where Utama South Condominiums or USC is set to bring residential offerings to the next level. Spanning 6.13 acres of 11-storey twin towers, these condominiums are located within Bandar Utama, the main township with its whole host convenient and established amenities and facilities. With its 220 units of five unique and spacious concepts and designs that range from Lot 1, Lot 5, with Lot 2 and Lot 3 being corner units, residents may choose from 2+1 or 3+1 bedrooms with 2 bathrooms for each unit. Built ups meanwhile, range from 1,055 sq ft to 1,359 sq ft, making every home in USC perfectly comfortable for young couples or young families.


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Easily accessible through Sandakan hot spots, it is a within a five-kilometre radius to the town’s plentiful amenities, whether you prefer shopping at the nearby hypermarkets or a central wet market nearby. The airport is a 5-minute drive away from Bandar Utama, so frequent travellers and businessmen will definitely appreciate such proximity. Conquer Sandakan’s Education Hub

Comfortable and Stylish Designs The homes are built with class and style in mind, replete with laminated timber flooring for all bedrooms from Levels 2 to 11, giving them an elegant finish. The bathrooms and kitchens, meanwhile, are also clad with ceiling-high tiles for all units. For ultimate value, a covered car park is provided for all residents and a landscaped garden right in every unit enables maximum relaxation and rejuvenation after a hard day’s work. USC is not just beautiful, it is also smart, this stateof-the-art residential building is inbuilt with a fibre telecommunication backbone that provides residents with a dedicated high-speed broadband 24 hours a day. Another thing that is round-the-clock with USC is security, gated with guards patrolling the compound to ensure peace of mind and safety. Residents have access to the swimming pool, wading pool and the club house situated right next to the condominiums. Convenience in Your Hands USC’s location in Bandar Utama makes it a strategic location right in the heart of a well-planned township.

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Sandakan is also home to many primary and secondary schools, and tertiary education institutions. The famous Sung Siew Secondary School, St. Michael's Secondary School, St. Mary’s Secondary School, an all-boys school, are here, as is the St. Cecilia’s Convent, SMJK Tiong Hua, SMK Teknik Sandakan, SMK Agama Sandakan and also a Chinese private secondary school, Yu Yuan Secondary School. Higher education institutions making a mark here include Open University’s Sandakan campus, University Putra Malaysia’s IDEAL Sandakan, Kinabalu College, and University Malaysia Sabah’s Sandakan campus. USC is priced from RM234,800 onwards, and is expected to be completed in three years time from the date of signing SPA. 30% of the units are reserved for Bumiputera purchasers, and they enjoy a 5% discount from the listed price. The developer has chipped in a special promotional package with 5% cash rebate, free legal fees and disbursement on SPA, MOT and loan document, together with free stamp duty on loan document for SPA signed from 1 June 2012 to 30 August 2012. The developer is pleased to present the Buyer Referral programme (Buyer-get-Buyer) where all property owners of Bandar Utama Sandakan who recommend their friend or family member to buy a home from Bandar Utama Sandakan from 21 May 2012 to 30 August 2012 will get cash reward RM3,000 for each successful referred purchase. (Terms & Conditions apply)

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38 | FEATURED PROPERTY | UTAMA SOUTH CONDOMINIUM

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Experienced and Dedicated Developer IJM Properties Sdn. Bhd. (100180-M) is a wholly owned subsidiary of IJM Land Bhd. IJM Land Berhad (formerly known as RB Land Holdings Berhad) is the result following a rationalization exercise involving the merger of two highly reputable players in the Malaysian property scene namely IJM Properties and RB Land. Listed on the Main Board of Bursa Malaysia Securites Berhad, IJM Land Berhad is the listed property

Location Map

development arm of IJM Corporation Berhad (IJM), one of the largest construction and infrastructure group in Malaysia. With a shared experience and impressive operation history spanning over 30 years, IJM Land has established a strong foothold in prominent locations in Penang, Klang Valley, Negeri Sembilan, Johor, Sabah and Sarawak and is furthering our overseas ventures in the area of property development in China.

iProject Listing QuickPro No: NC2432 Project Name: Utama South Condominium City: Bandar Utama, Sandakan, Sabah Property Type: Condominium Land Title: Residential Tenure: Leasehold Land Area: 6.13 Listing Price: From RM234,800 - RM476,800 Unit Available: 5 Total Units/Lots: 220 Expected Date of Completion: 3 years from S & P Agreement Developer: IJM Properties Sdn Bhd (Sandakan Office) (100180-M) Ground Floor, Wisma IJM Plantations Lot 1, Jalan Bandar Utama Batu 6 Jalan Utara, Sandakan, 90000 Sabah. Phone: (089) 671 899 Fax: (089) 673 860 Website: www.ijm.com

Visit iProperty.com.my for more details


40 | FEATURED PROPERTY | Bayu Sentul

Bayu Sentul

A Breath of Fresh Air in KL’s Skyline Imagine opening the windows of your home and being welcomed by a gentle summer breeze. Imagine stepping out of your home and seeing the world in contemporary colours right within your reach. Imagine having a sanctuary within a bustling urban township. If you can imagine all of these in one place, then Bayu Sentul is the reality to your imaginations.

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Bayu Sentul is Kuala Lumpur’s latest offering to the property market, a high-rise condominium in the heart of Sentul encompassing 2.38 acres of land. There are a total of 360 units in the condominium towers, presenting a slice of modern KL living to those who love the convenience of city living and the pace that comes along with it.

If you prefer driving, the different highways connecting Bayu Sentul to the rest of the Klang Valley include the DUKE, MRR2, the Mahameru Highway, and the Sentul Link. Hence, moving from Sentul to other parts of Klang Valley will be a breezy transfer with KLCC just a mere 8 kilometres away from Bayu Sentul. A Home for Everyone

Location is everything with Bayu Sentul Bayu Sentul’s prime seller is, of course, the locality. Situated next to a 3-acre central landscaped park, Bayu Sentul promises a scenic visual treat that rejuvenates and refresh tired bodies and minds. The Sentul LRT and KTM stations are also nearby, so using public transportation for intercity travelling has never been easier.

Bayu Sentul in itself is not short of magical touches as the leasehold development focuses on family-centred activities. What better way to spend time with family than by having a splashing good time? Bayu Sentul has its own quintessential swimming pool for its residents, and also includes a wading pool for good measure. There is also a games room for families to indulge in recreational board games.


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02 For the fitness-savvy, the gym offers a whole host of exercise options and there is a landscaped garden that residents may enjoy the fresh morning breeze and children play in the evening, free from care amidst the peaceful surrounds of Bayu Sentul. Those who have frequent family or neighbourly cook-outs will appreciate the multipurpose hall situated within the condominium. Groceries and emergency daily needs can be obtained within the condominium, with a mini market situated just within for the residents’ peace of mind. Peace of mind also prevails with the guarded concept, complete with 24-hour security. Convenience – Right at Your Doorstep 01 Bayu Sentul’s swimming pool / club house perspective 02 Bayu Sentul’s night view perspective

Bayu Sentul is surrounded by some of the capital’s more affluent and mature townships, with facilities and amenities aplenty. It is safe to say that everything under the sun is available near Bayu Sentul, from


42 | FEATURED PROPERTY | Bayu Sentul

03 hypermarkets to shopping malls, right down to the night markets that are a part of our national fabric. Sentul is also a hub for the arts and theatre industry, so performing arts and film enthusiasts will definitely be happy to know Kuala Lumpur Performing Arts Centre (KLPAC) is just within their reach. Bayu Sentul is open for registration and will be completed 3 years from its launch later this year. For further information on this project or if you have any queries, visit www.melatiehsan.com.my or call (6016) 218 1331.

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Bayu Sentul’s front balcony view perspective Bayu Sentul’s main entrance perspective Bayu Sentul’s top floor 180º front KLCC view Bayu Sentul’s top floor rear hill view


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05 Dedicated developer Arus Embun Sdn Bhd, a member of Melati Ehsan Group is the proud developer of Bayu Sentul. Melati Ehsan Holdings Berhad is a leading turnkey contractor specialising in construction management providing total solutions from conceptualising project needs through financing, engineering, construction and maintenance. The group’s completed residential projects also include Bayu Damansara, Bayu Perdana, Bayu Perdana 2 and

Laman Bayu in Kota Damansara and mixeddevelopment Taman Ehsan Jaya in Johor Bahru. Melati Ehsan is poised to offer the township of Taman Ehsan Jaya in Pandamaran, Klang, residential homes with Laman Bayu @ Bukit Jalil in KL and a joint-venture project with PKNS to develop a mixed commercial development in SS7, Kelana Jaya as upcoming future launches. MEHB is listed in the Main Board of Bursa Malaysia Securities Berhad.

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iProject Listing QuickPro No: NC2444 Project Name: Bayu Sentul City: Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Leasehold Land Area: 2.38 acres Total Units/Lots: 360 Developer: Arus Embun Sdn Bhd (702913-V) No. 5, Jalan Titiwangsa, 53200 Kuala Lumpur Phone: (603) 4022 2177 Website: www.melatiehsan.com.my Marketing Agent: KIM REALTY (E(3)0211) Wisma Kim Realty, 82,Jalan SS22/25, Damansara Jaya Petaling Jaya 47400 Selangor. Phone: (603) 7729 6333 / (6016) 218 1331 Website: www.kimrealty.com.my

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44 | FEATURED PROPERTY | ENCLAVE II

GOLF AT YOUR DOORSTEP @ ROYAL PERAK GOLF CLUB IPOH

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Enclave II (14.11 acres)* Linked villa* Exterior perspective (Roof top garden)* A guarded security and safety ensured*

From its humble beginnings as a mining town, Ipoh has today been bestowed the status of a city and has matured into an elegant and pleasant place to reside. Living standards has naturally improved and with the addition of The Enclave, a luxury boutique residences, residents have the opportunity to live in a guarded and monitored development that epitomes prestige and exclusivity.


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Designed to captivate the senses Enclave II has been designed by award-winning architects from Australia and Malaysia. The creative think tanks behind the designs are eco-friendly visionaries who truly believe in a harmonious balance between architecture and the outdoors. There are three unit types available and each individual boutique residence exudes class, while highlighting practical features and innovative fixtures that accentuates each unit’s unique character. Each boutique residence allows ready access to an expansive exterior, while at the same time preserving the privacy of your family and guests. Depending on the unit type, residents get to enjoy a swimming pool, jacuzzi, inner patio, verandah, lightwells, rooftop garden, and a golf-course view. To promote energy efficiency, Enclave II incorporates a centralised solar water heater system, booster pump system and eco friendly rain water harvesting system.

A prestigious home deserves a prestigious address By history and tradition, Jalan Sultan Azlan Shah (Tiger Lane) has always been associated with all that is esteemed and impressive. The Enclave and Enclave II, is individually exclusive yet when combined presents all that is regal and luxurious. The Enclave introduced a unique lifestyle where the mere mention of its name evokes of what is synonymous with a prized location and distinguished locality.

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Redefining the captivating concept of its predecessor, Enclave II introduces its luxury boutique residences with innovative features that encourage the notion of surrounding skies and lush greenery as part of each unit type. Enclave II is located adjacent to the Royal Perak Golf Club and the Perak Turf Club. Residents get to enjoy privacy, while being a short distance away from Ipoh’s commercial centres, international schools and colleges, reputable private hospitals, leading hotels, shopping malls and the Ipoh airport. Enclave II will be built across 14.11 acres of prime land, with a Gross Development Value (GDV) of approximately RM125 million.

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46 | FEATURED PROPERTY | ENCLAVE II The built-up has been designed to optimise space usage. Outside the homes, modern streetscapes are pruned to provide a soothing sight and the landscaped park comes ready with recreational features. Everything is kept clean, where main electricity cables are concealed and there are no overhead lines. The main drains are also concealed, which ensures a more open and wider road area. Clean, simple lines are heavily featured in Enclave II. Additionally, residents will live in a secured environment with the 24-hour security services.

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And of course, with whichever unit that catches your eye, golf is at your doorstep. ATTRACTIVE ALTERNATIVEs

80 units, 6 distinct designs, and 5 variations COURTYARD VILLAS

LINKED VILLAS

Haven

*Vista Vista A *Vista B Vista C Zephyr Zephyr A Zephyr B

Interior view to rival the natural outdoors

TWIN VILLAS Astral Astral A Stellar

Golf course view Golf course view Faces recreational area, generous lawn

Golf course view + swimming pool End lot, golf course view + swimming pool End lot, golf course view + swimming pool Golf course view, one side bordering private residence Faces recreational area End lot End lot, faces recreational area *Swimming pool on selected units only

These homes are expected to launch in July 2012 and Bumiputras will be entitled to a 5% discount. For registration, kindly contact, Michelle Cheah at (6012) 521 9176, Karen Chan at (6012) 505 6836 or Intan at (6012) 515 5208. HQ: (603) 2141 6233 Sales Office: (605) 255 8889 or visit www.the-enclave.com.my.


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Interior perspective (Master bedroom)* Interior perspective (Master bathroom)* Pleasing aesthetics for private & social activities (Private pool)* Interior perspective (Living room)* Interior perspective (Dining area)*

*Artist impressions

iProject Listing QuickPro No: NC2301, NC2300, NC2299 Project Name: Enclave Residen (Enclave II) City: Ipoh, Perak Property Type: Courtyard Villa (Type ‘Haven’), Twin Villa, (Type ‘Astral’), Link Villa (Type ‘Vista’) Land Title: Residential Tenure: Leasehold Land Area: 35’ x 95’ ( Type ‘Haven’), 40’ x 95’ (Type ‘Astral’), 53’ x 95’ (Type ‘Vista’) Build Up: 4,226 sq ft (Type ‘Haven’), 4,770 sq ft, (Type ‘Astral’), 5,990 sq ft (Type ‘Vista’) Bumi Discount: 5% Listing Price: RM999,888 (Type ‘Haven’), RM1,385,600 (Type ‘ Astral’), RM1,985,888 (Type ‘VIsta’) Total Units/Lots: 24 (Type ‘ Haven’), 16 (Type ‘Astral’), 7 (Type ‘Vista’) Expected Completion of Date: End 2014 Developer: Anjung Hijau Sdn Bhd (132914-V) C-2-1, Greentown Square, Jalan Dato Seri Ahmad Said, 30450 Ipoh, Perak. Phone: (605) 255 8889 / (6012) 521 9176 (Michelle) / (6012) 505 6836 (Karen) / (6012) 417 4482 (Intan) Fax: (605) 255 6889 Email: enquiry@the-enclave.com.my Website: www.the-enclave.com.my Visit iProperty.com.my for more details


48 | FEATURED PROPERTY | MENARA 238

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Unparalleled Corporate Presence at

Menara 238 Formerly known as Menara Marinara, Menara 238 has completed its refurbishment exercise of converting the entire building into a 40-storey building. Now, an office and commercial building located at the junction of Jalan Tun Razak and Jalan Raja Muda Abdul Aziz, its premier location and features will entice the biggest, brightest and best to centralise their operations here. Activities abound at all hours, especially since the building is just approximately 2km away from the KLCC Twin Towers.


iProperty.com malaysia | 49 01 An astounding night vista captured from Menara 238 balcony facing the iconic Petronas Twin Tower 02 Possibilities are endless: Interior designers will appreciate Menara 238’s large tract of open space 03 Spacious and well lit foyer bids a warm welcome 04 Menara 238 stands proud at Jalan Tun Razak, one of Kuala Lumpur main road

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52 | LUXURY COLLECTION | 9 Bukit Utama

9 BUKIT Utama

A wonder to your senses How do you define space? Is space to you a family home filled with people, fun and laughter? Perhaps space is to you a pedestal of creativity, a place undefined and untouched waiting for your genius to create magic? Your definition of space may differ, but with 9 Bukit Utama, it is your prerogative to create possibilities with space – space that is yours to behold and conquer to your own likeness and imagination.

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01 9 Bukit Utama 02 Actual show unit ‘New Age’ design (Entertainment room)

9 Bukit Utama is Petaling Jaya’s newest residential oyster, a luxurious development encompassing a vast 7.5-acre piece of land in the prime mature township of Bandar Utama. All 911 units of 9 Bukit Utama are the epitome of function and beauty – a personal space for you to explore and conceptualise to your interest, with the joys of urban lifestyle and city comfort right at your doorstep. Setting home trends like no other The homes at 9 Bukit Utama embrace 4 different designs, and for a limited time you can opt for the design of your choice from the 4 available to be implemented in your unit, provided that your unit is in the right floor. There are two types of homes: the Standard units, and the Penthouse units. The Standard unit is in fact not your run-of-the-mill condominium unit. Generous in space and flexibility, the sizes range from 2,286 sq ft to 4,719 sq ft, much bigger than a lot of landed property in the Klang Valley area. The Penthouse units are a spot of divine enclosed space, measuring a grand 7,547 sq ft to a mansion-like 8,250 sq ft. Their sizes make them perfect homes for big families who enjoy personal privacy and solitude within a home or for dynamic young couples ready to take on the world in a big way and in big style. The best part about 9 Bukit Utama is that it is a freehold development, making it a long-term investment and a legacy to pass down from generation to generation. If you stay in 9 Bukit Utama, you can be guaranteed to scenic views and lush green landscapes to cool your eye and soothe your mind with the proximity to nearby Westlake Sanctuary Park. You would probably start your day with a light game of golf to brush up on your skills, as 9 Bukit Utama is located in the vicinity of a 9-hole golf course.


54 | LUXURY COLLECTION | 9 Bukit Utama

03 Your home would be the ultimate functional space for you – coming complete with air conditioners, built-in oven, cooker hood and hob, kitchen cabinets, wardrobes and water heaters – making your life that much better. Some of the walls would be made of drywall room partition, which is structurally tough and smooth, yet easily dismantled and broken down for renovation purposes. REVITALISE AND REJUVENATE YOUR SENSES You would not look further than your home to rejuvenate yourself and your senses, or to spend quality time with your family, as there are plenty of first-class amenities awaiting your arrival. Exercise your body, mind and soul with the lap pool, or just relax and lay back in the leisure pool. You would be able to polish your racquet-sport skills with the inhouse tennis court, and badminton courts which also double up as a multipurpose hall. Of course the quintessential gym is there for you to monitor your daily fitness needs, and you would be able to choose between an outdoor gym and an indoor one, which is equipped with top range gym equipment from Dynaforce, a market leader in supply of wellness products. There is also a jogging track for those who prefer to sweat out the traditional way. Are you into yoga and Pilates? There is a yoga corner for your convenience, and you would enjoy the in-house sauna and barbeque pits readily available for your use.

If you have children, they too would not be left behind. There is a wading pool for the ones too young to step into the adult-sized ones, and there are also playgrounds and kids’ play area in 9 Bukit Utama for the little people to play and develop their motor skills. Adding on to the cool factor, look out for the skate park for you and your family and friends to have a fun time on the roller skates or skate boards. To top it all off, there is also 24-hour security to give you the ultimate peace of mind. A SANCTUARY OF PRIVILEGES AND CONVENIENCE Mentioning 9 Bukit Utama is not complete without mentioning its location, an envy of many and a sanctuary for the privileged few. The award-winning Bandar Utama township is located on a prime freehold land within Petaling Jaya, a mere 9 kilometres away from Kuala Lumpur. Bandar Utama prides itself to be a modern township with green concepts, located within lush landscapes and open parks, and yet in close proximity to some of the best conveniences in Klang Valley. If you’re a food and beverage connoisseur, look no further than One Utama shopping complex, a two-

03 Actual show unit ‘Standard’ design (Music room) 04 Actual show unit ‘Standard’ design (Dining room) 05 Actual show unit ‘Standard’ design (Living and dining room)


iProperty.com malaysia | 55 wing giant of a retail mall featuring some of the best restaurants, cafes and fine dining experiences you could ever wish for. There is also Centrepoint, a neighbourhood mall and shopping centre for quiet drinks and a memorable night out with loved ones. Beside One Utama lies one of PJ’s first 5-star hotels, One World Hotel, a perfect stay-in for guests and dignitaries. There is also The Club @ Bukit Utama, a fully equipped fitness club with an Olympic-sized swimming pool, a gym, badminton and tennis courts, plus a multipurpose hall which is already quite popular for weddings and events. There are also several national-type primary and secondary schools in the area, accompanied by the prestigious British International School and popular tertiary educational institution KBU International College. Connectivity is no problem with 9 Bukit Utama, as it is easily accessible via a multitude of highways and expressways, like the Penchala Link, the LDP, SPRINT and more. Bandar Utama is also a central hub for public transportation and coach terminals, making it a breeze to get to KL, Klang Valley, Penang, Singapore, and the international airports. Investors, families and expats will love 9 Bukit Utama for its unprecedented elegance and practical aesthetics. 9 Bukit Utama is fully built complete with CF, with Block A and Block C already launched, and Block B to be launched soon. Bumiputera buyers enjoy a 7% discount from the listed price, and the developer is offering a special promotion of free legal fees plus a 2-year Family Sports membership at The Club @ Bukit Utama. To satisfy your curiosity, visit www.bukit-utama.com.my or call (603) 7729 8363. Prestigious developer with reputable track record Bandar Utama Development Sdn Bhd is a major industry player in property development, and one of the first property developers to embrace the “Build-then-sell” concept advocated by the Malaysian government. Its Bandar Utama township project sets the standard for premier living, world-class business and leisure facilities, and ultimate urban lifestyles replete with sustainability and green living.

9 Bukit Utama Where on the Map: Bandar Utama Concept: Built-Then-Sell, completed

with CF

Offered Built-ups: From 2,668 sq ft

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56 56 || FEATURED FEATURED PROPERTY PROPERTY || Sterling Sterling Villas Villas

Sterling Clear Luxury “The contemporary designs of the homes reflect an astute appreciation for comfortable yet grand and sophisticated living standards at an affordable price”

01 01 Grand Entrance to Sterling Villas 02 Luxurious homes in an exclusive guarded enclave

Sterling Clear Luxury Life doesn’t get any better than at Sterling Villas, with its low-density signature homes that allow you to create a haven unlike any other that you have lived in. The impeccable attention to details, the cocoon of round-the-clock security, the freedom of roaming in grander spaces all add to the experience of living in Sterling Villas. Viva la Villa Villa living is synonymous with the freedom to roam and discover new things in larger living spaces and this couldn’t be truer with the limited signature bungalows that make up Sterling Villas. Spread throughout approximately six acres of land, each home sits on a lot area of either 50’ x 72.5’ or 50’ x 75’. With only 32 units of zero-lot bungalows, Sterling Villas presents true exclusivity with its five different types, namely Emerald, Opal, Ruby, Sapphire and Topaz. Built-ups range from a generous 3,967 sq ft to 4,385 sq ft and spaciousness reigns supreme with high ceilings in the living room, the


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convenience of a private lift, replete with refined design and dツ残or concepts throughout the interior space. Amble outside and you will be greeted by the trickling sounds of the water feature and the inviting vista of the private swimming pool that is within each home. Venture further and you will be greeted by friendly neighbours that enjoy the 24-hour guarded security features along with you. The CCTV system throughout the development enhances security in an unobtrusive manner, promoting complete peace of mind. Vibrant Community Locale Nestled in the heart of Cheras South, Sterling Villas is located just off the SILK Highway, allowing ease of connection to high-growth areas in the south. Access to northern hubs like KL City Centre, Damansara and Petaling Jaya are also a cinch with the North South Highway and the Sungai Besi Highway providing direct access to these vistas.

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58 | FEATURED PROPERTY | Sterling Villas

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iProperty.com malaysia | 59 03 Relax in the comfort of your private pool 04 Living area 05 Master bedroom

The surrounding community of Sterling Villas also provides complete flexibility in terms of options for education, healthcare and daily needs. There are a variety of supermarkets and hypermarkets such as Jusco, Carrefour, Econsave and Giant that meets the grocery and daily needs of the residents while schools and shops complete the total daily living of the community. For recreation, avid golf enthusiasts will appreciate that golf courses such as Sungai Long Golf & Country Club, Saujana Impian Golf & Country Club, The Mines Resort Golf Club and the Bukit Jalil Golf & Country Club are within close proximity to this niche development. Promotions from a Progressive Developer Sterling Heights is poised to gain a RM90million GDV upon completion, which is expected to be due in October 2014. Tipped to be launched in July 2012, Sterling Heights homes come from RM 2.65 million onwards and residents will enjoy a whole host of benefits during the registration and booking period.

04

For example, early birds stand to gain a 3% discount on the purchase price while bumiputera purchasers enjoy a 7% discount. In addition to a signature villa to call your own, luxuriating in cool comfort thanks to the 6 units of air-conditioners to all bedrooms will add value to your experience living in Sterling Villas. To further enhance your comfort, the developer is also offering solar water heaters, alarm systems and an autogate system to complete the blissful experience of owning your own Sterling Villa. Sterling Villas is brought to you by Sterling Housing Development Sdn Bhd. and interested parties may log on to www.sterlingvillas.com.my or call (6017) 696 6656 / (603) 8961 3393 / (603) 7955 6988 for more information.

Location Map

iProject Listing

MRT Station Bandar Tun Hussein Onn

To Kuala Lumpur

Sungai Long Golf & Country Club

MRT Station Balakong

SIL

The Mines Resort Golf Club

KH

gai Sun Besi

igh

wa

way

igh

H SILK

uth

h So

Nort y

hwa

Hig

Saujana Impian Golf& Country Club

To Seremban

GPS COORDINATES 3˚01’26.41 N 101˚45’20.27 E

QuickPro No: NC2466 Project Name: Sterling Villas City: Selangor Property Type: Zero-Lot Bungalow Land Title: Residential Tenure: Freehold Built Up: 3,600 - 4,300 sq ft Listing Price: From RM2,650,000 - RM3,480,000 Total Units/Lots: 32 Bumi Discount: 7% Expected Date of Completion: 2014

y

To Putrajaya/ Cyberjaya

ay hw

Hig

Bukit Jalil Golf & Country Club

05

Developer: Sterling Housing Development Sdn Bhd (892183-P) E901, Block E, Phileo Damansara 1 9, Jalan 16/11, Petaling Jaya 46350 Selangor. Phone: (603) 7955 6988 Website: www.sterlingvillas.com.my

Visit iProperty.com.my for more details


60 | LUXURY COLLECTION | THE GLADES

01

Live well among a future-ready community at

The Glades ‘Built for Today, Envisioned for Tomorrow’. Life gives us the best experiences when we take the effort to look ahead, and The Glades at Putra Heights is one such visionary development. Many thoughtful touches and value-enhancing features will be incorporated into this premium residential enclave that is developed by one of Malaysia’s leading and established developers, Sime Darby Property. The Glades is conceived to be a smart, safe and sustainable place – for now and future generations. It is also built to ensure optimum circulation of Chi for your health, harmony and success. A much-desired location

01 02 03

Picturesque view of The Residences Bungalows at dawn Entrance to The Glades Residents-only waterfront clubhouse

The Glades is located at one of the most strategic areas in Putra Heights. Spanning across a generous 58 acres of freehold land, this gated and guarded masterpiece is just 28 minutes from the KL International Airport and 20 minutes from Kuala Lumpur city centre. Additionally, the Putra Heights township counts Subang


iProperty.com malaysia | 61 Jaya and Puchong as neighbours and is easily accessible via six main expressways – ELITE (Expressway Lingkaran Tengah), NKVE (North Klang Valley Expressway), SKVE (South Klang Valley Expressway), LDP (Lebuhraya Damansara Puchong), KESAS (Konsortium Expressway Shah Alam Selangor) and Federal Highway. This connectivity will be further enhanced when the proposed LRT hub in Putra Heights is completed in the near future. All-round sustainability When you return home to the brick-laid entrance courtyard of The Glades, you will also return to breathtaking and inspiring sustainable waterways that set the stage for green living. This green statement is further amplified, courtesy of canopy of trees, water features and abundant lush landscaping. The LED street lights also ensure better light distribution while utilising 80% less energy. In the homes itself, they exemplify the principles of sustainability where residents welcome optimal daylight through the double-volume green tinted windows, enjoy natural ventilation, reuse harvested rainwater, and benefit from a cleaner environment from a centralised waste management system. Residents will certainly appreciate lower utility bills while being environmentally friendly.

02 The home automation system is a true technological blessing, because it enables you to control the lights and air-conditioning system of your home. The homes also have Liquefied Petroleum Gas (LPG) sytem installed, for your ultimate cooking experince and convenience. Stay connected and secure Security is a key feature at The Glades. All homes will be equipped with a multi-tiered security system which includes perimeter power fencing, 4-hour CCTV surveillance at strategic areas, 24-hour security patrol, barrier gates with access control, visitor management

03


62 | LUXURY COLLECTION | THE GLADES

04 system and a home alarm system with a callassist link to the security station. Additionally, the centralised water filtration system keeps maintenance intrusions to a minimum as it reduces visits from external parties into the community. Within this secure community, the Fibre-to-theHome (FTTH) infrastructure delivers high-speed internet connectivity which also enables free voice and video calls through VOIP technology. Residents will also be privy to free WiFi access at all common areas.

05

Choices aplenty The Glades was launched in the first quarter of 2010 and is expected to be completed by year 2014. The Glades consists of 80 spacious bungalows with gross built up of 6,534 sq ft, 56 superlink homes (courtyard villas from gross built up 4,435 sq ft), 78 townhouses (courtyard homes from gross unit area 3,208 sq ft) and two blocks of lifestyle condominiums. So, regardless of the stage of life you are at, there is a smart home for you at The Glades. As for facilities, The Glades Plaza is just a short walk


iProperty.com malaysia | 63 from the residences and will feature restaurants, bistros, cafes, launderette, grocery stores and lifestyle boutiques – all ready to serve residents. Plus, residents need not travel far to enjoy a host of options for facilities and amenities. There are international and Chinese schools in Putra Heights, while other higher learning institutions are located in Puchong and Subang Jaya. There are also hypermarkets, hospitals, post office and police station near the residents’ doorsteps. Hence, if you are looking to live well and live responsibly in the burgeoning township of Putra Heights, then The Glades is a choice to ponder over. Call 1800 88 1118 or visit www.theglades.com.my for more information. The e-leaflet is also available for download at the website. 04 05 06 07

The Residences Type A Bungalows Streetscape view of The Mews Townhouses The Glades commercial plaza The Ensemble Superlink Homes

THE GLADES Where on the Map: Putra Heights, Subang Jay a, Selangor. Concept: Bungalows, superlinks, tow nhouses and lifestyle condominium s on a 58 acres land.

06

Offered Gross Built up s: From 3,208 sq ft

07


64 | Special Focus | Asia Pacific Awards 2012

THE CRéME DE LA CRéME Of The Property Industry Revealed

02 01 Acclaimed and world-renowned for its mark of excellence, The Asia Pacific Property Awards 2012, now in its 19th year, once again honoured the crme de la crme of the best developments, architecture and interior design from across the length and breadth of the Asia Pacific Region. Held recently at the JW Marriott Hotel in Kuala Lumpur, the Asia Pacific Property Awards, in association with HSBC Bank Malaysia Berhad and the Royal Institute of Chartered Surveyors Asia, announced the very best developments and developers on the global front. With a host of award wins under their belt, it came as no surprise that OSK Property Holdings (OSKP) bagged the most number of awards at the highly coveted event. Adding another five awards to their prestigious list of accolades, OSKP continues to deliver and be recognised for their creative innovation to deliver what matters most to people – liveable space.

Another high achiever at the awards night was Yuk Tung Land Sdn Bhd who emerged with three awards for their Central Residence @ Sg Besi Kuala Lumpur. Renowned for their painstakingly conceptualised and superbly developed fine quality developments, the continuous international recognition garnered by the company is the hallmark of their excellence. Other developers that successfully won awards were Mammoth Empire Group Of Companies, UEM Land Berhad, Mah Sing Group Berhad, Malik Lip & Associates Sdn Bhd, Hatten Group Sdn Bhd, SA Architects Sdn Bhd, Clearwater Group, NAZA TTDI Sdn Bhd and SDB Properties Sdn Bhd amongst others. Judging of the awards was carried out through a meticulous process involving a panel of over 60 experts covering every aspect of the property business.

01 Hatten City, Melaka 02 Pan’gaea, Cyberjaya


iProperty.com malaysia | 65

Interior Design Highly Commended Interior Design Private Residence • Residence at Kenny Heights Estate by Designworx Interior Consultant Best 5 Star Interior Design Show Home • Mirage by the Lake by OSK Property Holdings Berhad Development Highly Commended Apartment • Dreamcity by The Clearwater Group Best 5-Star Apartment • Central Residence @ Sg Besi KL by Yuk Tung Land Sdn Bhd Highly Commended Commercial High-rise Development • Menara Bangkok Bank @ Berjaya Central Park by Berjaya Corporation Berhad • Proposed Mixed Use Development On Lot 149 by UEM Land Holdings Berhad Highly Commended Commercial Renovation/Redevelopment • Atria Damansara by OSK Property Holdings Berhad Best 5-Star Commercial Renovation/Redevelopment • Icon City, Petaling Jaya by Mah Sing Group Berhad Highly Commended Development Marketing • Hatten City by Hatten Group Sdn Bhd

Best 5 Star Property Single Unit • Nadayu Melawati (Embun) by Nadayu Properties Berhad Highly Commended Residential High-rise Development • Cascades Residences by Mitraland Group • SENI Mont’ Kiara, Kuala Lumpur by Aseana Properties Limited Best 5 Star Residential High-rise Development • Damansara City by GuocoLand (M) Berhad Best 5 Star Residential Renovation/Redevelopment • Sixceylon by BOLTON Berhad Highly Commended Retail Development • Damansara City by GuocoLand (M) Berhad • Empire Shopping Gallery by Mammoth Empire Group Of Companies Best 5 Star Retail Development • Elements Mall by Hatten Group Sdn Bhd Architecture Highly Commended Architecture Multiple Residence • Central Residence @ Sg. Besi KL by Yuk Tung Land Sdn Bhd • Empire Residence by Mammoth Empire Group of Companies Best 5-Star Architecture Multiple Residence • East Ledang by UEM Land Berhad

Highly Commended Development Multiple Units • Enclave 2 by Anjung Hijau Sdn Bhd • Pool Villas by Dijaya Corporation Berhad

Highly Commended High-rise Architecture • Central Residence @ Sg. Besi KL by Yuk Tung Land Sdn Bhd • Proposed Mixed Use Development on Lot 149 by UEM Land Holdings Berhad

Highly Commended Mixed-use Development • Empire City by Mammoth Empire Group Of Companies • Puteri Harbour by UEM Land Holding Berhad

Best 5-Star High-rise Architecture • Icon Residence, Mont’ Kiara by Mah Sing Group Berhad

Highly Commended Office Development • Cascades Corporate by Mitraland Group • Icon City, Petaling Jaya by Mah Sing Group Berhad

Highly Commended Mixed-use Architecture • Hatten City by Hatten Group Sdn Bhd • Sunway Velocity by SA Architects Sdn Bhd

Best 5-Star Office Development • Paragon by OSK Property Holdings Berhad

Best 5-Star Mixed-use Architecture • Pan’gaea by OSK Property Holdings Berhad

Highly Commended Property Single Unit • Enclave 1 by Anjung Hijau Sdn Bhd • 20trees by SDB Properties Sdn Bhd

Best 5-Star Office Architecture • NAZA Tower, Platinum Park by NAZA TTDI Sdn Bhd


66 | SPECIAL FOCUS

OSK PROPERTY A Five Star Award Winning Developer As a developer that has established a strong brand presence and reputation in the country for developing properties that are of the highest value for its customers, it was of no surprise when it was announced that OSK Property Holdings Berhad (OSKP) bagged five awards for their developments in Cyberjaya and redevelopment project in Damansara.

Paragon @ Pan’gaea, a development in Cyberjaya that raises the standards of developments today while setting the standards of tomorrow, snapped up the title of Best Office Development Asia Pacific and Best Office Development Malaysia Five-Star.

01 leading developer. In 2011/2012 alone, we have garnered twelve highly acclaimed international and local property awards. This success stems from OSKP’s stance to deliver what matters most to people – livable space. It is with that vision, are OSKP’s master developments born” added Cheng.

Their development Pan’gaea, a 16-acre freehold mixed development stands against the skyline as the tallest mixed development to date in the cybercity, was awarded Best Mixed-use Architecture Malaysia. Clinching the title of Best Interior Design Show Home Malaysia was the company’s luxurious living through its Mirage luxury brand, Mirage by the Lake. Located at the most prestigious residential ensconced in Cyberjaya, this low density modern contemporary design residential development is targeted for completion in 2014. Another development by OSKP that garnered the award of Commercial Redevelopment Malaysia was Atria in Damansara Jaya. The developer has successfully transformed the Atria Mall into a fivestory modern shopping mall flanked by two 14-story designer suite office towers. Assistant Manager of Public Relations & Communications, Emily Cheng said that OSKP is driven by the pursuit of innovation, outstanding quality and design conducive to community living at its best. “Clinching five awards at APPA is a testament and affirmation of the company’s pursuit to be Malaysia’s

02 01 Best Mixed Use Architecture Malaysia Five-star: Pan’gaea is the coolest and by far the most comprehensive mixed development project in Cyberjaya. 02 Best Residential Property Interior Malaysia Five-star: A passion for design and quality led OSKP to appoint Saporiti Italia to undertake the interior design of the show villa and condominium unit at Mirage by the lake.


68 | SPECIAL FOCUS

The Yuk Tung Group The Hallmark of Excellence The Yuk Tung Group performed a hat trick performance at the recent International Property Awards Asia Pacific 2012 when they bagged three highly coveted accolades - 5 Star Best Apartment Malaysia, Highly Commended Architecture Multiple Residence Malaysia and Highly Commended HighRise Architecture Malaysia for their Central Residence SOHO @ Sungai Besi, Kuala Lumpur development.

01 Service Apartment (SOHO) @ Central Residence, Sungai Besi

Acclaimed for their prestigious homes of distinction, the Yuk Tung Group has through out the years garnered recognition from Asia Pacific Residential Property Awards. In 2010, the Group walked away with the 5 Star Award – Best Development for the Peak @ Bukit Prima, Cheras. They also clinched the Best Rising Developer in the SC Cheah Choice Award, Straits Times Property Best Developer 2010. In 2011, the Group was awarded four prestigious awards by Asia Pacific Property Awards – 5 Star Award – Best Architecture Multiple Residence, Highly Commended – High Rise Architecture Malaysia, Highly Commended – Apartment Malaysia and Highly Commended – Residential Property Interior Malaysia for the Kiara 3, Mont Kiara.

01 Managing Director of the management company, HR Group, IR Tan You Hock said that the three awards bestowed this year upon the Central Residence SOHO, showcases all the finer points of multiple residential and small office living that includes a superbly conceptualized yacht-like recreational deck lushly surrounded by trees, turf, shrubbery to endow the highrise with vertical landscape. “As a developer that strives to set ourselves apart from other developers in the country, the numerous accolades awarded to the group is a testament to our relentless pursuit to deliver quality and design excellence,” added IR Tan You Hock. He added the Group has established itself as a formidable brand in the local and regional markets with its vision to promote quality lifestyles through innovation in the Asia Pacific region. This topped with their mission to strive to further enhancing quality and efficiency, the group has also paved the way for enlightened home-making of a new era as well as excellent investment opportunities for all parties.


70 | AREA FOCUS | PENANG

Exploring The Blue Mansion

The Cheong Fatt Tze Mansion is arguably one of the most unique and well conserved heritage buildings in Georgetown, Penang. The architecture and craftsmanship of the mansion is said to have originated about 3000 years ago from the Su Chow dynasty period in China. This historical building, which survived the Second World War, is certainly worth a visit for old and young alike.

The Cheong Fatt Tze Mansion was built in the 1890s by its namesake, a prominent Chinese merchant who hailed from Tai'pu, a Teochew district in China. Despite his humble upbringing, Cheong Fatt Tze became one of the richest men in the East via a number of lucrative business ventures. Dubbed the ‘Rockefeller of the East’, the Chinese tycoon owned many residences throughout Southeast Asia. However, he reportedly built his most elaborate and lavish mansion in the UNESCO World Heritage city of Georgetown, Penang. The Cheong Fatt Tze Mansion served as the base for his commercial enterprises, housed the Chinese Vice-Consulate and was also home for his favoured 7th wife. He made the decision to build a traditional-style Chinese courtyard house despite the popularity of modern Anglo-Indian designs at the time. Prior to that, Cheong had consulted with the era's preeminent feng shui masters before selecting the plot of land as he had hoped to house nine generations of his descendants in the mansion.


iProperty.com malaysia | 71 The historical structure, which boasts 38 rooms, 5 granite-paved courtyards, 7 staircases and 220 vernacular timber louvred windows, is reputedly one of only two such buildings remaining outside China. The majestic mansion was constructed by master craftsmen from Southern China over a seven-year period from 1896 to 1904. Also known as the ‘Blue Mansion’, the century-old architecture is a striking contrast to the whitewashed homes and businesses in the area. The distinctive colour of the indigo-blue walls was created from a mix of lime with natural blue dye made from the Indigo plant. Inside The Blue Mansion The two-storey courtyard house, which has a builtup area of about 3,000 sqm, consists of two main components, namely, the main house, which is distinguished by the gables of the main roof, and two side wings. All major activities such as business meetings, the administration of the Chinese Vice-Consulate and the formal greeting of guests were conducted in the front halls, while the rear halls were for ancestral prayers and dining. The first floor housed rooms for significant family members, while those who had lost favour, as well as lesser relatives, were relegated to the wings. The craftsmen paid careful attention to the principles of feng shui when constructing the Cheong Fatt Tze mansion. For example, they made sure the mansion had an unimpeded view of the sea for strategic reasons with the Penang Hill in the rear for protection. Inside, the mansion is decorated with intricate Chinese timber carvings, Cantonese timber lattices, Hokkien ‘Chien Nien’ porcelain works, Gothic louvered windows, Scottish cast-iron balusters, trompe l'oeil paintings, art nouveau stained glass windows and ornamental archways. A closer look will reveal some of the more delicate features including lavish doors, russet brick walls, pillars made from the Glasgow cast iron works by MacFarlane's & Co., and the finest floor tiles from Stoke-on-Trent. The main hall is adorned with materials which constitute the basic, 'must-have' feng shui elements of metal, timber, water, fire and earth. In the middle of the main hall is the open-air courtyard. When it rains, rainwater runs through a network of pipes from the roof through the upper ceiling, down the walls and collects in the central courtyard before it is channelled away via a similar network of pipes underneath the entire flooring system.

A Precious Heritage When Cheong passed away on 11 September 1916 due to pneumonia, his will stated that the mansion must remain in the family until the death of the youngest of his 6 sons. Many of his descendents, however, stripped the mansion bare of its rare collections of sculptures and carvings, porcelain, tapestries, embroideries, lacquers, bronzes and other antiques when they migrated to Australia. When the Cheong Fatt Tze Mansion was finally sold in 1989, it was found to be in an extremely dilapidated state as the remaining descendents could not afford to upkeep the mansion. The new owners, a group of heritage conservationists, spent four painstaking years and RM7.6 million to restore it to its former glory using only original materials. The restorations works, which started in 1991, subsequently earned the mansion the 'Most Excellent Project' title at the inaugural UNESCO Asia Pacific Heritage Conservation Award in 2000. Last year, it was selected 'One Of 10 Greatest Mansions In The World' by Lonely Planet. The mansion has been featured in various films including the 1993 Oscar-winning French film ‘Indochine’ starring Catherine Deneuve, 'The Red Kebaya', ‘Road to Dawn', '3rd Generation' and the critically acclaimed 'The Blue Mansion' in 2009 by Singapore director Glen Goei. The heritage mansion currently operates as a 16-room boutique hotel-cum-museum.


72 | AREA FOCUS | JOHOR

01

Pengerang on the rise Pengerang is a picturesque landscape of rural Malaysia, with much of its inhabitants making a livelihood out of farming and fishing for generations. However, all that is set to change soon with an ambitious plan to transform it into a massive petroleum and petrochemical hub.

Pengerang derives from the Malay word mengerang, meaning to cry in pain. In the 1800s, the only way to access Pengerang was by boat. Even though it is much more easily accessible today, much of the town remains untouched by development due to its remoteness. With an ambitious plan to transform Pengerang into a massive petroleum and petrochemical hub, the machinery of progress has already been set in motion by the Dialog Group Bhd to build a regional oil storage and trading hub there in two years. This will be followed by the 2,000 ha Refinery and Petrochemical Integrated Development (RAPID) project by Petroliam Nasional Bhd (Petronas). A new Singapore? Dialog Group executive chairman, Ngau Boon Keat, believes in an optimistic vision for the future of Pengerang, likening the developments to Singapore. He said, “Singapore started in the


iProperty.com malaysia | 73 late 1960s and, today, it is the world’s third largest petrochemical refining centre and believes same can be replicated in Pengerang.”

in interest for property in Pengerang and also a substantial increase in prices of smallholdings and other properties in that area.

Pengerang however has a better geographical advantage compared to Singapore which has a port depth of 18 m. Though deeper than any port in Malaysia, large ships have to anchor about 8 km to 10 km offshore to channel their crude into the storage terminals in Jurong.

CB Richard Ellis (Johor) Sdn Bhd director, Wee Soon Chit said, “Agricultural land in the area used to be priced at RM3 to RM4 per sq ft. The prices have almost doubled now.” He further relates that this is partly encouraged by the speculation of possible land acquisitions by developers.

Like Singapore, Pengerang is just off the main shipping line. The shorter distance to transport crude offshore in Pengerang, will be a major lure for any players in the oil and gas industry due to the lower cost. Ngau is confident in his vision that Pengerang can be even bigger and successful than Singapore, possibly even surpassing Rotterdam (home to the world’s biggest refinery) with enough effort put in the future.

Sividas is in view that the Johor state government’s focus to turn Desaru into a leisure, tourism and hospitality hotspot with Khazanah Nasional Bhd will also be linked with the developments in Pengerang. He predicts that, with the expected rise in the number of skilled workers and expatriates over the next several years, the residential and resort developments in Desaru will benefit from the spillover effects.

Pengerang property value on the increase Property consultants are predicting a strong boom in property development for Pengerang if plans to turn it into a global petroleum and petrochemical hub go on track. The rental rates and real estate prices have already seen a significant jump in the past year following the unveiling of plans by Petronas and Dialog Group.

“Without a doubt, there will be a rise in property prices and increased property developments in the area once the projects take off. But the question remains about whether the influx of high-income workers or professionals for the oil and gas, or petrochemical industry in the area can achieve the critical mass necessary for a major property boom,” he explained.

PA International Property Consultants Sdn Bhd executive director V. Sivadas, reported a hike

01 The future of Pengerang - a massive petroleum and petrochemical hub. 02 Pengerang set to be a major player in the oil and gas industry

Skepticism aside, one thing is for certain – Pengerang is poised on being the new jewel in the crown of Johor.

02


74 | PROF JOE CHOO

ISKANDAR MALAYSIA

Feng Shui Focus –

Iskandar Malaysia

E

Senai Skudai

B Nusajaya

Gate Development D Eastern

City A JB Centre Gate Development C Western

As one of the three urban centres of peninsular Malaysia, Johor Bahru is an important industrial and commercial centre to serve the southern region. It enjoys a close socio-economic relationship with Singapore. A large number of residents in Johor Bahru work in Singapore to earn higher income and Singaporeans travel to Johor Bahru for shopping and entertainment. Whenever Johor Bahru is mentioned to foreigners, we always describe it as the town next to Singapore where it has higher platform. Do we still have to illustrate it in such a manner to them? With the comprehensive development plan for Iskandar Malaysia, these actions will be able to uplift the position of Johor Bahru to another level. There are 5 flagship zones for this development; each one carries its own functions and identity according to their historical background and connectivity. From the Feng Shui perspective, the southern tip of Johor looks like a crab claw which one side is longer than the other. The location of flagship zone A is at the centre; B is located at the centre part of the short claw; C is at almost at the end of the shorter claw; D is at the longer claw and E at the furthest of all. Singapore started to blossom when the first Johor-Singapore Causeway was opened in 1978, followed by the Tuas Second Link in 2008, which enabled the transfer of earth energy to continue strengthening this city. According to Feng Shui Principles in this particular case, Earth’s energy travels from higher land mass to lower area through the same conductor, hence it bounces back when it has reached the optimum level. Now this pool of earth energy will benefit Johor Bahru and it is what we need to transform the modest city into a spectacular metropolis. Flagship Zone A – Johor Bahru City It is the heart of the plan, where it will serve as the financial, commerce and retail hub, replete with arts and culture and others. Zone A sits on a flat piece of land with high land on both sides

and the northern sector supplying energy. It is also facing the Johor Straits and is located at the concave side of the straits. In Feng Shui, we emphasise on this fundamental foundation which is high land on the back, different rigidity such as river, sea or lake in front and lastly is on the concave 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 transference is conducted through matter of similar rigidity and according to one of the Laws of Thermodynamics – from a higher energy level to a lower energy level. The live energy will stop or disperse when it meets a different rigidity such as water. A winding river is one that curves inwards and outwards, and during this process the earth energy reaches the natural barrier and it will either be collected or dispersed, depending on the curvature of the river. If the river embraces the land (we call it the ‘concave’), the energy will be collected. On the opposite side (we call


iProperty.com malaysia | 75 it ‘convex’), the energy dispersed. We can see the effects on the fertility of the soil. The vegetation on the concave side is greener and lush compared to the convex side. As it seems, Johor Bahru has all the elements required to become a vibrant district. Flagship Zone B – Nusajaya & Medini Besides the fact that it sits on the convex of the Johor Strait, it is a challenging area because of the natural land form and rivers. If the developers involved in Zone B are able to retain the natural landform to preserve the rivers, they will be harness the natural earth energy and mitigate the effects of sitting on the convex of the straits. Flagship Zone C – Western Gate Development Zone C is set to become a maritime hub, as it faces the South China Sea. From the Feng Shui point of view, the landform of flagship zone C is a tongue shape land which is almost similar to New York City. New York City is connected to the Long Island City and West New York with bridges to tap the earth energy. In Zone C’s case, it is supplying energy to Singapore through the Second Link which is exhausting and it is hard for it to come up, but we can take advantage of the nearby high land which is located at the west sector but divided by Sungai Pulai. To beef up the development here, the area developers should build bridges to connect both sides of the river.

Malaysia is Port Klang which is shielded by Pulau Klang, Pulau Indah, Pulau Che Mat Zin and others.

Flagship Zone D – Eastern Gate Development Flagship Zone E – Senai - Skudai This development is sitting on the longer claw which the earth energy is weaker compared with the short side. The government has been putting in a lot of effort in making it an integrated hub and fully utilising its infrastructure, and yet it has not shown the expected results. The ideal landform for a port is to have a ‘screen’ across the strait or in front to give the protection and serve as the barriers; the ‘screen’ could be one or many pieces of boulders, small hills or even islands. A living example in

According to the plan, this is going to be the logistic hub and base for several major multinational electronics manufacturers. This is a flat land and with two rivers running from the north to the south which provides a pool of homogenous and stable energy to sustain the growth of the plan. If the investors were to design and built the premises according to Feng Shui foundations, they will be able to have stable growth of businesses.

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”).


76 | HBA

The Late Damages Trick Robert Tan, author of “Buying Property From Developers: What You Need To Know And Do” reveals a common developers’ trick to avoid paying house buyers for late delivery of houses.

The Sell-Then-Build (“STB”) system of building and selling houses is unique and has controlled the housing development industry in Malaysia for many years. In summary, this system allows houses to be built in stages and paid for progressively after each stage of work is done. The system sounds simple. But it is ridden with a host of problems. Stories are told about house buyers being “robbed” under the system, not once or twice but many times over and in many ways. Basically, the system is based on the business concept of using house buyers’ money to fund the housing development. In business jargon, it is about using other people’s money (OPM) to make profits, which means developers under the system leverage on OPM to make business plan and profit goals. The obvious pitfall of the system is the potential risk of a housing project being stalled or abandoned. Project abandonment is a serious problem to the country such that the Government has had to intervene and pour in big funds to revive abandoned projects for the rakyat’s sake.


iProperty.com malaysia | 77 Apart from such problems, the STB system exposes house buyers to manipulation and tricks of greedy developers.

The developer’s ego was challenged. It rejected the set-off and asked the couple to pay the full progressive installments.

This article seeks to highlight one method often used by greedy developers to hoodwink buyers into giving up their rights under the law. It’s called “The Late Damages Trick”.

It threatened to charge interest for late payment, terminate the agreement, forfeit the deposit and take back the apartment if the couple didn’t make the full payment. The couple shook their heads in disbelief.

Late Damages Late damages are about giving the house buyer damages when the developer delays delivering vacant possession of the house to the buyer. The damages are calculated at the rate of 10% per annum of the purchase price on a daily basis from the day of expected delivery to the day of actual delivery. The damages are claimable when they accrue i.e. when actual delivery of vacant possession happens. The problem with late damages is that the developer would often seek to avoid paying it. The following story illustrates the point. The Story Mr & Mrs Nobody bought an apartment from a housing developer. Under the STB system, the housing developer was to deliver vacant possession of the apartment within 36 months from the date of the sale and purchase agreement. The developer failed to do so. When the house was finally delivered, Mr. & Mrs. Nobody claimed for the late damages. They sought to set-off the damages against the outstanding progressive installments.

“How could the developer do this?” Mrs. Nobody said to her husband. Mr. Nobody was an experienced man. He knew that the developer was greedy. Also, fighting the developer was far from their minds because they were in their golden years. He kept his peace. “But we spoke to the managing director who assured us that our matter would be resolved. He was on his way out of the office to play golf but he assured us not to worry,” the wife continued. “Don’t worry dear. Let karma get them,” he consoled his wife. Later, Mr. & Mrs. Nobody got a letter from the developer. The letter asked them to pay fully the progressive installments and asked for a 50% discount on the late damages. If they did this, the couple would immediately get the keys to the apartment. Being nobodies, Mr. and Mrs. Nobody withdrew the set-off, paid the full progressive installments and gave the 50% discount on the late damages. And being nobodies, very few people took their loss seriously.


78 | HBA Reflection Why have things gone so wrong? Are the authorities blind?

The developer would inform the buyer about the long delay, inconvenience and expense of going to court for legal redress.

Some greedy developers get bolder and more cunning when they realise that it is fairly simple to play the Late Damages Trick.

Occasionally, the developer may mock the buyer for going to the homebuyers’ tribunal although the tribunal has generally offered fast, cheap and efficient legal redress to house buyers.

For the education of house buyers, here is one way the trick is played.

The developer seems arrogant possibly because the tribunal’s award may be a mere show.

The Trick

For example, some tribunal awards for late damages have been set aside for unprecedented reasons when the developer applies for judicial review of the awards.

The trick is based on a mantra. To be effective, the mantra would be repeated in unison by the developer’s employees. The mantra is: Delay paying damages. Get a discount. How does the mantra materialise? Here is the step-bystep process.

Lastly, the buyer is hard-pressed. Under the circumstances, he or she relents to the developer’s demands. The mantra materialises with a homerun in malpractice for the greedy developer.

The Process Enforcement First, the developer delivers vacant possession of the property to the house buyer and demands the buyer to pay the full progressive installment. Second, because of delay in the delivery of vacant possession, the developer knows that late damages are to be paid, but they stay silent on it.

Many years ago, a now retired engineer who worked in Singapore told me that while Singapore was growing her city, her ex-Prime Minister, Mr. Lee Kuan Yew, was asked what ought to be done to developers who flout the law. The honourable Minister purportedly said, “Whip them!”

If the buyer exercises the right to set-off the damages against the progressive installment, the developer would reject it. It would demand that the buyer pay the full payment first.

In Malaysia, the laws allow for strict enforcement against errant developers. Even directors of errant developers can be personally charged and sent to jail for misconduct.

Third, the buyer pays the full amount.

But whether there has been any successful prosecution and deterrent sentence given to errant developers and their directors seems to be a moot point.

Fourth, the buyer then asks the developer to pay the late damages. The developer shrewdly offers to pay the buyer a lesser amount on the late damages sometimes up to 70% lesser of the total damages.

While this seems to be the state of things now, house buyers ought to be aware of the Late Damages Trick. When it happens, hopefully they would recognise it as they have been educated about it here.

Robert Tan, author and practicing lawyer, is also a volunteer legal advisor of the National House Buyers Association (HBA) which is a non-profit, non-governmental, non-political organisation operating purely on volunteer workers’ benevolence. For more information, check out its website at www.hba.org.my or email info@hba.org.my


74 | JOEY YAP

iProperty.com malaysia | 75

Water Features at home

We take a look at the common internal features when evaluating the feng shui of a property with the placement of Water or Interior Water. The idea is to find a place with a good feng shui quotient so that we can improve on it and not fix it.

As a general rule of thumb for any unfavorable internal form, we need to see if it is a treatable situation as not every situation needs curing. Sometimes, passing up on the property may be your best bet as some properties may come with situations that are not treatable.

negative feature, depending on the sound it generates. However, if the waterfall creates a pleasant sound gently tinkling or gurgling noise - then it is fine. Even so, you still need to consider if it is located in a suitable sector for Water in the house.

It is not uncommon to find houses with water features such as a small pond or an aquarium built into the interior of the property. The placement of Water is an important aspect of a feng shui consultation and it is something that should be done accurately to prevent serious problems for the occupants. Water substantially affects the flow of qi in a property and is something that should always be given serious consideration. When done right, Water will encourage positive qi flow throughout the property.

Aquariums & Toilets

Pools, Ponds and Waterfalls Avoid a property with a pool cutting into it, meaning to say, the pool is built almost ‘into’ the house, where a part of it is indoors and the rest, outdoors. The kind of problems the occupants will experience will depend on the sector of the pool’s location. When it comes to properties with a pond or a body of water in the centre, you should steer clear of it as the centre of the house is also its heart and the central palace should always be Yin, where it is stable and quiet. Also, avoid building a pond beneath a staircase especially if it is close to the centre of the property. Avoid from choosing a property with a pool above the Main Door or porch as it is an extremely detrimental formation that will cause a significant loss of wealth. A waterfall, either inside or outside the property, is a

Take aquariums into consideration only when a substantially-sized tank (anything more than five feet in length) is involved, as it will invariably assert some feng shui effect. The types and number of fish in the aquarium is not relevant in feng shui, however, finding the right location to collect and stimulate qi, which is the purpose of employing the aquarium solution, is more pertinent.

Toilets do not flush away wealth or emit any negative qi. However, the position of the toilet is a significant one. In feng shui, it is a consideration not to place the location of the actual toilet bowl or bathtub itself, and not the room, squarely above the Main Door. It is advisable to either move the Main Door inwards, outwards or relocate the toilet bowl, whichever is easier. That said, if the ceiling at the Main Door area is high, it is not a problem. The same principle applies if you have a toilet bowl above the kitchen stove or the bed. One of the important considerations when it comes to Water placement is to consult a feng shui expert as you can then rest assured that the flow of qi is done right and to your benefit.

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


82 | HOME SERVICES | PANEL AD

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84 | HOME SERVICES | DIRECTORY LISTINGS

Please visit iProperty.com.my for more home services listings now.

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Water Purifiers Nesh Marketing Sdn Bhd Website: www.nesh.com.my Tel: 603-8060 3668


86 | TOWNSHIP DIRECTORY

Jade Hills Gamuda Land/Gamuda Berhad Kajang, Selangor Fully Integrated Township

4,216 sq ft, the 2-storey bungalows come with 5+1 rooms and 6 bathrooms which are perfect for multi-generational families. Gamuda Land’s milestone Safety 123 feature, guard checkpoint upon entrance, 24-hour guard patrol, CCTV surveillance and a panic button control room provide peace of mind to all residents within this community. Jade Hills also has a fully-equipped Resort Club, a Town Centre to meet the residents’ daily needs, and the Jadite Suites, fourblocks of serviced apartments which are perfect for young professionals and couples looking for a home for their blossoming family.

Fully Integrated Township This 366-acre vast freehold township in Kajang is a sight to behold and an experience to be appreciated and enjoyed. It comes with three zones, namely The Hills, The Lakes and The Gardens. The hillside development as it is built on vast land with three lakes right at the heart of its town, namely Misty Lake, Willow Sweeps and Water Spring. Jade Hills’ offering of Bungalows, Twin Villas, Quad Villas and Garden Terraces all form the 258-acre landed residential component of the development. The Gardens Bungalow is currently the last phase of bungalows available for sale in the Gardens precinct. With four types to choose from and built-ups ranging from 4,081 sq ft to

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

Getting to and from Jade Hills is also swift and hassle-free with connecting highways like the Sungai Besi Highway, KL-Seremban Highway, SKVE and SILK all bringing residents to major hubs such as Kajang and Cheras, Puchong, Cyberjaya, Putrajaya, Nilai and Semenyih, and KL City Centre and PJ. Jade Hills is a work of art presented to you by Gamuda Land, a subsidiary of Gamuda Berhad, a Main Market listed company on Bursa Malaysia. For more information, you are welcomed to call 603-8737 0122 or log on to www.jadehills.com.my.

Further Information: 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

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.

with modern lifestyle features such as underground external electrical and telecommunication services facilities.

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

Extensively landscaped to provide a green environment, Bandar Seri Putra emphasizes on wholesome, healthy living. Interested buyers may select from a wide range of properties including bungalow lots, bungalows, semi-Ds, double-storey terrace homes, townhouses, 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


88 | LATEST DEVELOPMENTS | iLUXURY

Shng Villas

Vue Residences

Location: Cheras, Kuala Lumpur Property Type: Semi-Detached House Land Title: Residential Build 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: 2,833 sqm Build Up: 500 - 1,003 sq ft Listing Price: From RM371,600 Expected Date of Completion: Dec 2013 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 Build Up: 624 - 1,604 sq ft Listing Price: From RM701,800 - RM1,890,000 Expected Date of Completion: End 2014 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 acres Build Up: 887 - 4,716 sq ft Listing Price: From RM1,200,000 Expected Date of Completion: 3 Years from SPA Date 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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90 | LATEST DEVELOPMENTS | KLANG VALLEY CONDOMINIUM

Project Name: Skypod Residences Location: Bandar Puchong Jaya, Puchong, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Freehold Land Area: 5.2 acres Listing Price: From RM383,800 Total Units/Lots: 640 Bumi Discount: 5% Expected Date of Completion: December 2015 Developer: Pilihan Megah Sdn Bhd (195631-P) Phone: (603) 8064 8899 Fax: (603) 8064 8822 Website: www.ioiproperties.com.my

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

Project Name: DEX Suites Location: Kuala Lumpur Property Type: Condominium Land Title: Commercial Tenure: Leasehold Build Up: 700 sq ft Listing Price: From RM398,800 - RM1,038,800 Total Units/Lots: 336 Bumi Discount: 5% Expected Date of Completion: 2015 Developer: Kiara East Property Sdn Bhd (69866-P) Phone: 1800 88 9288 / (6016) 216 2886 Fax: (603) 4041 1879 Website: www.sbcgroup.com.my

Project Name: Zefer Hill Residence Location: Puchong, Selangor Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: 5.768 acres Build Up: 1,356 - 2,139 sq ft Expected Date of Completion: April 2015 Developer: Villamas Sdn Bhd (204369-V) Phone: (603) 8076 7606 (Sales Gallery) (603) 7880 0033 (Villamas Sdn Bhd) Fax: (603) 7804 8913 Website: www.villamas.com


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92 | LATEST DEVELOPMENTS | KLANG VALLEY CONDOMINIUM

Project Name: T-Parkland Location: Templer Park, Selangor Property Type: Condominium Land Title: Residential Tenure: Leasehold Build Up: 1,210 - 1,669 sq ft Listing Price: From RM353,000 - RM419,000 Total Units/Lots: 240 Developer: B&G Majestic Property Sdn Bhd Phone: (603) 8023 6868

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 Build 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 Build Up: 2,848 - 9,258 sq ft Listing Price: From RM2,998,000 - RM8,755,000 Expected Date of Completion: Dec 2012 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 Build 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


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94 | LATEST DEVELOPMENTS | KLANG VALLEY CONDOMINIUM

Project Name: 9 Bukit Utama Location: Bandar Utama, Petaling Jaya, Selangor Property Type: Condominium Land Title: Residential Tenure:Freehold Listing Price: From RM1,165,800 - RM5,000,000 Total Units/Lots: 911 Bumi Discount: 7% Status: Completed With CF Developer: Bandar Utama Development Sdn Bhd (74255-D) Phone: (603) 7729 8363 Fax: (603)7729 8682 Website: www.bukit-utama.com.my

Project Name: Olives Residence Location: Subang Jaya, Selangor Property Type: Condominium Land Title: Commercial Tenure: Freehold Build Up: 1,469 - 5,535 sq ft Listing Price: From RM734,000 - RM2,800,000 Total Units/Lots: 88 Developer: Conlay Land Sdn Bhd Phone: (6012) 290 7289

Project Name: Iringan Hijau Condominium Location: Ampang Hilir, KLCC, Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: 2 Acre Build Up: 3,304 - 5,446 sq ft Listing Price: From RM3,000,000 Total Units/Lots: 26 Status: Completed with CF and strata title issued Developer: Dawntree Properties Sdn Bhd (234256-W) Phone: (603) 2162 6688 Fax: (603) 2162 4545 Website: www.iringanhijau.com

Project Name: Metropolitan Square C Condominium Location: Damansara Perdana, Petaling Jaya, Selangor Property Type: Condominium Land Title: Residential Land Area: 16.05 acres Build Up: 975 - 1,245 sq ft Listing Price: From RM525,564 - RM834,000 Total Units/Lots: 258 Bumi Discount: 7% Expected Completion of Date: Jan 2015 Developer: Saujana Triangle Sdn Bhd (339170-W) Phone: (603) 7722 1000 Fax: (603) 7722 4464 BLOCK C CONDOMINIUM


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96 | 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' Build 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 Build 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 Build 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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98 | LATEST DEVELOPMENTS | KLANG VALLEY RESIDENTIAL

Project Name: Masera Bukit Segar Location: Cheras, Kuala Lumpur Property Type: Bungalow House Land Title: Residential Tenure: Freehold Build 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: The Park @ Bukit Serdang Location: Selangor Property Type: Semi-detached House Tenure: Freehold Land Area: 40’ X 80’ Build 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: (6016) 213 2163 Website: www.binastra.com.my

Project Name: Kingsley Hills Location: Putra Heights, Subang Jaya, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Build 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


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100 | LATEST DEVELOPMENTS | KLANG VALLEY COMMERCIAL

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

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*Terms & conditions apply

Project Name: 3elements Location: Puchong South, Selangor Property Type: Sofo Land Title: Commercial Tenure: Leasehold Land Area: 6.03 acres Listing Price: From RM255,950 - RM367,307 Total Units/Lots: 800 Expected Date of Completion: 48 Months from SPA Developer: Safetags Solution Sdn Bhd (Titijaya Group of Companies) Phone: (6019) 769 6191 / (6019) 729 6191 Fax: (603) 8022 9988

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 Expected Date of Completion: March of 2015 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 Expected Date of Completion: June 2013 Developer: Sazean Development Sdn Bhd Exclusive Marketing Agent: REI Group of Companies Phone: (603) 9058 6692


NC

24 32

N

C2 46

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23 91

102 | LATEST DEVELOPMENTS | OUTSIDE KLANG VALLEY MIXTURE

Project Name: Sunway Wellesley Location: Bukit Mertajam, Penang Property Type: Shop-Office Land Title: Commercial Tenure: Freehold Land Area: 20' x 65' / 73' Build Up: 3,704 sq ft / 4,182 sq ft Listing Price: Estimated from RM1,000,000 Total Units/Lots: 31 Bumi Discount: 5% Expected Date of Completion: 2015 Developer: Sunway Bintang Sdn Bhd Phone: (604) 643 9898 Fax: (604) 644 1313

Project Name: Alyssa @ Puteri Residence (SSSD) Location: Bandar Puteri Jaya & Hill Park, Sungai Petani, Kedah Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 40' x 80' Build Up: 2,550 sq ft Listing Price: From RM257,651 - RM365,581 Total Units/Lots: 118 Bumi Discount: 5% Developer: OSK Properties Sdn Bhd (North) Phone: (604) 425 1818 Fax: (604) 425 8030

Project Name: The Peak SOHO Location: Kota Kinabalu, Sabah Property Type: Condominium Land Title: Residential Tenure: Leasehold Build Up: 497 - 920 sq ft Listing Price: From RM286,800 - RM689,800 Total Units/Lots: 212 Bumi Discount: 5% Expected Date of Completion: 2015 Developer: Gracemart Resources Sdn Bhd Phone: (6088) 266 336 / (6016) 262 6933 Fax: (6088) 257 733 Website: www.sbcgroup.com.my

Project Name: Utama South Condominiums (Phase 1 & 2) Location: Bandar Utama, Sandakan, Sabah Property Type: Condominium Land Title: Residential Tenure: Leasehold Land Area: 6.13 acres Listing Price: From RM234,800 - RM476,800 Unit Available: 5 Total Units/Lots: 220 Expected Date of Completion: 3 years from S & P Agreement Developer: IJM Properties Sdn Bhd (Sandakan Office) Phone: (089) 671 899 Fax: (089) 673 860 Website: www.ijm.com


NC

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24 08

104 | LATEST DEVELOPMENTS | OUTSIDE KLANG VALLEY MIXTURE

Project Name: Amber Location: Bandar Warisan Puteri, Seremban, Negeri Sembilan Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 35' x 80' Listing Price: From RM400,000 - RM644,300 Total Units/Lots: 144 Expected Date of Completion: June 2013 Developer: Seri Pajam Development Sdn Bhd (291244-M) Phone: (606) 763 8878 Fax: (606) 763 9887 Website: www.seripajam.com.my

Project Name: Zone Seri Teratai - Phase 6.1A (2 Storey Semi-D) Location: Bandar Seri Botani, Ipoh, Perak Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 40' X 90' Build Up: 2,785 sq ft Listing Price: From RM735,000 - RM1,046,865 Total Units/Lots: 80 Bumi Discount: 5% Expected Date of Completion: Feb 2014 Developer: Pinji Botanics Sdn Bhd Phone: (605) 323 6622 Fax: (605) 323 6633 Web: www.bandarseribotani.com

Project Name: Florenix @ Nusari Bayu 2B Location: Bandar Sri Sendayan, Seremban, Negeri Sembilan Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 1,400 - 4,144 sq ft Listing Price: From RM318,888 - RM723,480 Total Units/Lots: 80 Bumi Discount: 5% Expected Date of Completion: May 2014 Developer: BSS Development Sdn Bhd (689638-X) Phone: (6016) 733 2320 Fax: (606) 764 6288 Website: www.1sendayan.com

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 Build 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


106 | CHAN AI CHENG

Infrastructure Catalysts The slew of large-scale infrastructure projects is set to transform older and hitherto unheralded localities into new property hotspots. – Chan Ai Cheng

In the last couple of years, the country has been abuzz with big tickets and ambitious infrastructural projects on a scale that we have not seen before. What is more exciting is the fact that many older neighborhoods or undeveloped localities around the country are set to benefit from the spillover effects that these developments could bring. Infrastructure redevelopment for major hot spots New major infrastructure projects in Penang, Greater Kuala Lumpur and Iskandar Malaysia, Johor, for example, have presented several new investment hotspots for prospective real estate investors. From our projection, properties in close proximity with the MRT stations will certainly see increases in values of 15% to 25%, depending on the locations. Why is this such? Just like any other infrastructure developments, property prices tend to rise when locations become more convenient and easily reached. When this happens, the demand for property close to the station will increase, as people will opt for the MRT as opposed to driving to get around and to save on parking, petrol etc. The urban redevelopment areas in the Klang Valley currently include areas such as the Rubber Research Institute (RRIM) land in Sungai Buloh, the former military airport in Sungai Besi, the Kuala Lumpur International Financial District (KLFID) in Jalan Tun Razak, former Pudu jail, as well as Jalan Cochrane and Jalan Peel. It is also worth pointing out that four new highways coming up within Greater KL, namely the Damansara

Shah Alam Highway (DASH), The Kinrara-Damansara Expressway (KIDEX), the Serdang-Kinrara-Putrajaya Expressway (SKIP), and the Sungai Besi-Ulu Klang Expressway (SUKE). Properties in areas leading into these new highways would benefit from the better accessibility and connectivity. These are the areas that are set to benefit most from the infrastructure redevelopments in Klang Valley. At this point, I would think that most would have already adjusted their property price in line with the confirmation of the Klang Valley MRT and its locations. Already, many new projects are featuring this as a key selling point for the project. For those who have already own something within those locations, they would see better returns and in some locations a windfall, as a once-inconvenient location will now turn into a central location, thanks to these developments. Just like highways, you don’t want to be too close to it (i.e. right next to the station) unless it is a commercial centre. The concern of noise, vibrations and possible high-tension cables usually follows within a few metres from the development and this would actually affect property value. A 10-minute walk distance would be the most ideal. Moderating Outlook In 2011, volume of transacted properties recorded an increase of about 14.26% more than 2010, with an emphasis on residential properties. Most of these buying and selling activities are in urban areas – not necessarily within the city centres but around it.


iProperty.com malaysia | 107 and projects. Some may expect developers to sell under pressure, offer more affordable properties or withhold launches as signs start showing a slowdown in high end properties, pending rule on higher deposit for new projects expected before the end of the year. However, on the other hand, a lot of projects being launched and marketed lately are possibly capitalising on the strong market sentiments for new properties with good packaging, probably to capitalise on the market before the elections and before the obligation of higher deposits for property developers is implemented. There will definitely be an impact on the industry and developers will have to have better upfront cash flows to fulfill the new requirements, of which most strong brand developers have. Current selling trends in Malaysia But since the end of last year, many foresee a growth in the property market in the coming months. According to some research, the price of a typical 2-storey link house in Bandar Utama has seen appreciation of over 80% or 100% per annum between 2004 and 2011. Growth over the past three years between 2008 and 2011 has been 63% while growth over the preceding three years between 2005 and 2008 was 11%. The average annual growth between 2004 and 2008 was just 2.8%. Property investors should no longer buy or sell based on perceptions but on the fundamentals in uncertain times. Buying and selling on fundamentals means you must observe not only our economy but also in other parts of the world like Europe, the US and China, and study the trends such as the unemployment and production. Uncertain global economy and Bank Negara’s guidelines on responsible financing, which dictates banks to assess loan applications based on net disposable income, can affect the country’s economy in the long-term.

What sells now is the easy entry package, DIBS, hassle free packages where buyers just pay a small sum of money and nothing more till the completion of the property which at that point can be sold or rented out. This eases the burdens of buyers to service the loans during construction of the property when they receive no returns. Smaller-sized properties like the SOHO and SOVO concepts have been well received also. Despite the growing interest in such projects, there will a point in time and price where buyers will stop demand for such units, and it is important for developers to be aware not to go overboard of pricing. The overall quantum price is within very acceptable range i.e. RM200,000 – RM500,000. I do advise buyers to be cautious when making investment decisions especially in the selection of projects to buy in. Do not forget the basic rule of investing given the attractive packaging and designs.

The immediate impact is a cautious market where investors may take a wait-and-see approach, which will dampen the market. This in turn will cause the developers to be very selective with new launches

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


108 | ACESCUBE

Mastering Your Housing Loan – A Q&A Session Home buyers usually use loans to purchase their homes, and this rings especially true with the Malaysian market. The property is charged to bank at market value and borrowers are to repay the housing loan for about thirty to forty years or until it is fully paid off.

With the information age at its peak, people are now well versed and equipped with crucial information like seeking for advice and opinions before purchasing a property. Mr. Kevin Cheong, The Managing Director from AceScube (M) Sdn Bhd is keen to share his expertise on getting the best loan package and the advantage of managing Base Lending Rate (BLR) throughout loan tenure. Q: Steven signed up for a flexi loan for a sum of RM 200,000 with 35 years repayment tenure in 2009. According to the Letter of Offer, monthly repayment is RM 856 with the bank offering BLR-1.80% , and BLR at that time was 5.55%. Steven is planning to made monthly repayment at RM1,000 instead of RM 856.00 to shorten repayment tenure by 7-10 years. Is Steven’s targeted savings achievable with his revised repayment amount? A: Firstly, BLR has increased from 5.55% to 6.60%, and it will keep fluctuating throughout the loan tenure. Steven is responsible for paying his monthly repayment amount according to BLR to ensure the loan tenure ended according to contract.

The BLR fluctuates because of macroeconomic performance such as GDP, unemployment rate, and price indices.

The remaining monthly repayment amount has prolonged his loan tenure, with accordance to the increased BLR. With reference to Table 1, monthly payable interest differs by RM 134.50, even though outstanding balance is reduced to RM 192,500. Monthly payable interest is higher with lower outstanding balance due to increase of effective interest (6.6%-1.8%=4.8%). Steven needs to adjust his monthly repayment to RM 982.00 to pay off his loan by contract term. If BLR increases to 8% in another 3 to 5 years, effective interest would become 6.2% (8%-1.8%). Estimating the loan balance to be RM 185,000.00, Steven is expected to serve higher monthly payable interest at RM 943.00. Thus, Steven fails to achieve his targeted saving with his initial plan.

Table 1 (only for reference purpose)

Outstanding Balance(RM)

Year

Interest (BLR-1.8%)

Monthly Repayment (RM)

Monthly Payable Interest (RM)

Principle (RM)

200,000

2009

3.75%

856.00

625.00

231.00

192,500

2012

4.80%

856.00

759.50

96.50

2015purpose) 185,000 6.20% Table 1 (only for reference

856.00

943.00

- 87.00


iProperty.com malaysia | 109

In order to achieve Steven’s targeted saving, he must able to monitor his housing loan calculation system and current BLR to calculate monthly repayment amount for 25-year tenure. He will need to study his every loan account statement for the interest charge by bank is according to repayment tenure of 25 years to ensure his saving on tenure and interest. Q: Is the BLR poised to be at an increase for the near future? A: BLR is set by Bank Negara Malaysia (BNM). The BLR fluctuates because of macroeconomic performance such as GDP, unemployment rate, and price indices. Another popular BLR influence is the open market initiatives, such as buying and selling properties. If the economy is overheating (i.e. entering into bubble conditions), BNM generally takes action to increase the overnight policy rate (OPR), which leads to BLR increase. This leads to an increased cost of capital, which in turn increases interest costs and lower number of people taking loans or borrowing money for finances and investment. The purpose of an increased OPR is to lower the cost of capital (by decreasing the cost of interest), which theoretically is supposed to lead to more lending as borrowers find it economical to take out loans to buy property and capital equipment. Since interest costs fall, borrowers are more likely to take out loans to finance initiatives than they would otherwise. According to BLR records since 1976, BLR has fluctuated to 12% twice and average BLR for twenty

years is 8%-9%. Our current BLR is relatively low at 6.6%, and the inflation rate in near future is expected to be increase. Thus, majority of the analysis show that BLR is at the uptrend of 1% to 2%. Borrowers are advised to have debt stress test and plan ahead in managing debt when BLR increases. This could avoid property charged to bank being foreclosed by end financiers.

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.


ORIENTAL REALTY Registered Real Estate Agent: E (3) 0050/15 6A, JALAN SEPADU, UNITED GARDEN, 58200 KUALA LUMPUR Tel: 03-79835625 Fax: 03-76835124 Email: okr@orientalrealty.com.my

Scott Garden Retail shop, 3 sty, 26*75, facing Old Klang Road, Sell below market, Urgent sale! Chow 012-2098049. UP1508329

Zest Residence Condo, Kinrara BK9, 3r2b, new, loan 90+5%, near LRT, many units, Good for investment or own stay. Chow 012-2098049 UP1411058

The Regina USJ 1 Condo, developer units, from 1248sf, DIBS Scheme, Early bird discount, Price RM470 psf. Alan 012-6499181 UP1396615

Connought Avenue condo, Cheras. 950sf, 3r2b, partly furnished, Price RM350k. Call Alan 012-6499181 UP1484465

Kiaramas Sutera condo, Apt Mont Kiara. 1848sf, fh, renovated, 3+1r3b, partly furn, high floor, Price RM895k. Call Mr Hoo 012-3792728. UP925877

Bayrocks waterfront Villa, Bandar Sunway. 7931sf, 2 sty, 6r6b, Very exclusive, Price RM5m, Call Mr Hoo 012-3792728. UP844653

Seri Gembira Avenue, shop-office for sale at Happy Garden, Old Klang Road. From 1271sf, Price from RM535k. Call Mr Hoo 012-3792728. UP1466123

2 sty Semi-d house, for sale at Bandar Kinrara, bu 3100sf, la 3200sf, renovated, 4+1r3b, partly furnished, Price RM1.68m. Call Mr Hoo 012-3792728. UP1223035

Garden Jaya Park, superlink for sale at Happy Garden, Old Klang Road. 5 sty with lift, 22*70 developer units, Price RM1.68m. Call Mr Hoo 012-3792728. UP1319475

Damansara Height, bungalow for sale. 5713sf, 2 sty, freehold, 4ar3b, good location. Pls call Mr Lee 012-3883125. UP739254

2 sty corner link house, for sale at SS17, Subang Jaya. 22*80+15 ft land, renovated, Price RM1.8m. Call Ann at 016-2175933. UP1451793

Shop for sale, at Metropolitan Square, Damansara Perdana. Ground floor, tenanted at RM3k, Same row as CITI bank, Price RM700k. Ann 016-2175933 UP1511409

2 1/2 sty semi-d, for sale at Bandar Kinrara 6A Oasis. Bu 3390sf, la 4500sf, new, gated, golf view, Price RM2.1m. Call Jonas 012-3168974. UP1240044

The Regina Condo, USJ 1 for sale. 1248sf, 3+1r3b, new, partly furnoshed, 2 carparks, Completion end of 2014, Price RM615k. Jonas 012-3168974. UP 1380797

KL Industrial Park, factory for sale at Old Klang Road. 1350sf, Price RM500k. Pls call Mr Chong at 012-9122433. UP1496136

2 sty corner house, for sale at Bandar Putra Permai, Equine Park. 38*65, Price RM420k, Pls call Mr Chong at 012-9122433. UP1475172

Ketumbar Height, condo for sale at Cheras. 903sf, 4r2b, fh, renovated, partly furnished, Price RM340k. Pls call Mr Chong at 012-9122433. UP1475246

Puchong Lake Edge, 2 sty semi-d house, 50*90, 4102sf, 5+1r6b, renovated, Price RM2.2m. Pls call Daniel at 014-6215777. UP1516854

Glomac Business Centre, for sale at Kelana Jaya. 1st floor, 1900sf, renovated, freehold, Price RM600k. Call Daniel 014-6215777. UP1244843

Bukit OUG Condo, for sale, 1465sf, renovated with kitchen cabinet, well kept, Price RM345k, Pls call Debbie at 016-3737588. UP1336592

Brunsfield Embassy View, Ampang. 3+1r4b, fully furnished, Price RM1.88m. Please call Debbie at 016-3737588 UP1484932


Exclusive Property

Exclusive Property

114(Rajaratnam Apartments), Jalan U-thant, KL. Type : Residential land with 7 units of linked townhouses, 1 guard house, swimming pool and common area Tenure : Freehold Land area : Approximately 28,000 square feet Asking Price : RM 18.3 mil (NEGO) The subject property is located in the city of Kuala Lumpur (KL) and within the prestigious Embassies address. The immediate neighborhood of the subject property is made up of high-end residential and embassies. It is easily accessible via Jalan Kuching, Jalan Ampang and Jalan Tun Razak. Shopping complex, Great Eastern Mall is in the vicinity of U-Thant area. The famous Suria KLCC, Avenue K, Pavilion Mall are located about 5 kilometers to the subject property. Another prominent shopping zone, Bukit Bintang Shopping District is 7 kilometers away from the subject property. International education institutions (Fairview International School & Sayfol International School) and medical centre (Gleneagles Intan Medical Centre & Prince Court Medical Centre) are closed by.

Call Phoebe Teo 017-703 2413

Section 12, Petaling Jaya Type : 1-sty bungalow (Limited Commercial Use) Tenure : Leasehold Land area : 5000 square feet Built-up area : 3500 square feet Asking Price : RM 2.98 mil (NEGO) LIMITED COMMERCIAL USED BUNGALOW for sale! Located near PJ Section 13 where MBPJ has gazetted it under Special Area Plan to facilitate the conversion of land in the area from industrial to mixed use or limited commercial use. Upcoming developments such as redevelopment of a 12.7-acre site at the intersection of Jalan University and Jalan Kemajuan into mixed-use development, Centrestage – development of duplex retail, hotel and SOHO, a development of two office blocks, a 20-storey commercial and educational block and a 15-storey residential block in Section 13 and many more. .

Call Phoebe Teo 017-703 2413

LPPEHM/FE/127/2012(KL)

LPPEHM/FE/127/2012(KL)

Allworth Real Estate Sdn Bhd E(1)1121/1 E(1)1121/2

Mont Kiara: 15-3A. Jalan Solaris 1, Solaris Mont Kiara, 50480 Kuala Lumpur (Tel) : +6 03 6203 6268 (Fax): +6 03 6203 6568 Petaling Jaya: No. 78, Jalan Kemajuan, Section 12, 46200 Petaling Jaya (Tel) : +6 03 7957 8268 (Fax): +6 03 7931 1711 www.allworth.com.my

E&OE The information contained herein has either been given to us by the owner of the property or obtained from sources that we deem reliable. We have no reason to doubt its accuracy but we do not guarantee it. Prospective purchasers/ tenants are requested to take such action as may be necessary to satisfy themselves on any pertinent matter. Allworth Real Estate disclaim liability under any cause of action including negligence for any loss arising from reliance upon this information.


FEATURED AGENCIES’ DIRECTORY

GS Realty Sdn Bhd

Kim Realty

The Time Realty

E(1)1307

E(3)0211

E(3)1124

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.

KIM REALTY established in 1980 offers a complete range of Real Estate Agency, Project Marketing and Auctioned Property Marketing services with 4 branches in Klang Valley, with more than 100 well-trained and qualified negotiators, project marketing executives and division managers dedicated to serve our clients and meet their specific needs for the last 30 years with the motto, ‘Service You Deserve From Professionals You Can Trust’.

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

Prosper Realty E(3)1092 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

We have a dedicated team to handle expatriate and local sale and rental of properties, commercial and industrial properties, investment and corporate real estate, agricultural, industrial and development land advisory services. To join us as Real Estate Negotiator, please call us for a challenging & rewarding career! Tel: (6019) 336 0899 | (603) 7729 9988 Fax: (603) 7727 9366 Email: pjbranch@kimrealty.com.my Web: www.kimrealty.com.my

Well Properties E(3)0594 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

THE TIME REALTY is a registered real estate company providing real estate service, primarily engaging in sales and rental for all types of property (commercial and residential properties) more than 25 years in Malaysia. THE TIME REALTY prides on its comprehensive property listing database which able to provide accurate property information and professional advices to our NEGOTIATORS and CLIENTS. Our current project is over 3000 units of new mixed residential and commercial properties in Kuala Lumpur and Selangor area. In accordance to our ongoing expansion programme, we seek dynamic, independent and highly motivated candidates who share our passion amongst others. We never failed on ensuring productivity and profitability for our negotiators, we enjoy success and we want to share it with YOU. Come join us now!

Tel: (603) 8943 2448 Fax: (603) 8943 2446 Email: thetimerealty@gmail.com

Harta Putri E(3)0628 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


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120 | LAUNCH PAD

Crossover to Borneo The Sabah Episode EAST MALAYSIA (n.): The eastern component of Malaysia, located on the top half of Borneo. Two of the nation’s largest states separated from the peninsula by the South China Sea, namely Sabah and Sarawak. Raw, beautiful and full of surprises, the two states are blessed with some of the best resources, a vast land area, and a plethora of sights to behold. In the next issue, iProperty.com focuses on Sabah, also known as the “Land beneath the Wind.” Famous for its majestic highlands and scenic surfer’s paradise, Sabah is a well-loved tourist destination and boasts rich and diverse heritage and culture. We step into this enigmatic land which now houses growing metropolises, with new developments and growth matching the traditional urban strips, and observe its expansion, plus we find out about its potential and the property trends in the local market. Fly to the East with us!


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