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

@ Puchong South A breath of fresh air!


The Heart of Sustainable Living


Interview with the President of MGBC

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


9 771823 872006

Issue 92 | Oct 2012 | RM8.00, S$8.00



Insights from Our Asia Consumer Sentiment Survey Report In the previous issue of the magazine, we mentioned that we would be sharing the findings of the second Asia Property Sentiment Survey 2012 with you in this issue. And we have kept to our promise. Attracting over 25,000 respondents from our market leading property portals in Malaysia, Indonesia, Hong Kong and Singapore, the survey findings provided us with valuable insights into how consumers in Asia perceive the property market.




Despite the uncertainty of global economic situations such as the Euro debt crisis and financial crisis in the United States of America, which has resulted in slowing demand among Asia’s key trading partners, sentiments in the Asian real estate market were still fairly positive.


The survey results, however, revealed that the majority of the respondents were fairly cautious about the property market in Asia, which represented a micro view of the general declining sentiments.


With the Budget 2013 scheduled to be announced later this month, we also asked our respondents what policies they would like the government to focus on and the top 3 concerns were: tax deductions on housing loans, lower interest rates and better housing schemes. Read more about other key findings on the report on page 16 and 18. We hope that you find the report valuable in helping you gauge the sentiments of the property market. Happy reading!



CHIEF OPERATING OFFICER PAUL WHITEWAY CHIEF MARKETING OFFICER BECKY LENG COUNTRY MANAGER – MALAYSIA TIMOTHY HOR GENERAL MANAGER, DEVELOPER EDWARD SUTTON GENERAL MANAGER, MALAYSIA BUSINESS OPERATIONS LOH-LIM SHEN YI 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: Editorial matters: General enquiries: Subscription: Magazine is published monthly by Malaysia Sdn Bhd 45-6 The Boulevard, Mid Valley City, Lingkaran Syed Putra 59200, Kuala Lumpur, Malaysia. Disclaimer Although every reasonable care has been taken to ensure the accuracy of the information contained in this publication, neither the publisher, editor nor their employees and agents can be held liable for any errors, inaccuracies and/or omissions, howsoever. We shall not be responsible for any loss or damage, whether direct or indirect, incidental or consequential arising from or in connection with the contents of this publication and shall not accept any liability in relation thereto. The views by our contributors expressed here are their personal opinions and do not necessarily reflect’s views.

Shaun Di Gregorio Chief Executive Officer The iProperty Group

Unless otherwise noted, all artwork and ad designs printed in Magazine are the sole property of 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 92 | october 2012


In Every Issue 6 CEO’s Note 12 HAPPENING 14 Art @ Home 16 Asia Property Market Sentiment Report 2012 20 Viewpoint


Cover Story 24 O2 Residency @ Puchong South A City that Comes Alive

28 M Square Puchong’s New Rising Landmark 32 Stella Service Apartments Bringing the Groove to PJCC 36 The Quintet, Gita Bayu The Finer Things in Life Talk Point 40 STG Group of Companies The Next Phase of Tourism Development 42 DA Land Sdn Bhd Strong Demand for Residential Property


44 MAC Group of Companies V’Residence: Going Home to Cyberjaya 46 Guocoland Malaysia Damansara City: Guocoland’s Flagship Project


Featured Property


81 66 UDA Heights Heightened Urban Living 70 Grey Stones @ Adda Heights Exclusive Luxury Residences Contributors 74 Joey Yap Go Sky-high with Feng Shui 76 The National House Buyers Association 10 Renovation Tips for Homeowners (Part 2) 80 Acescube


Is Property an Asset or A Liability? 82 Prof Joe Choo The Legendary Dragon 84 PWC Going Green in the Property Sector

Special Focus 50 Green Homes

Home Services

The Heart of Sustainable Living

86 Home Services Panel Ad

56 KL Eco City The Epitome of Eco-Sustainable Living

88 Home Services Directory Listing

60 Ken Rimba Living In Harmony with Nature


Area Focus

116 Featured Agencies’ Listings & Directory

64 Johor Bahru, Johor Malaysia’s Southern Gateway

120 Subscription


Launch of the Quintet by Gita Bayu Yee Seng Heights Sdn Bhd, the multiple award-winning boutique developer of Gita Bayu, introduced its latest creation, the Quintet, a limited edition of 5 luxury bungalows. Consisting of 5 bedrooms + 5 bathrooms, each of the bungalows is unique – providing the owner a sense of ultimate exclusivity. Built on land areas ranging from 7,556 sq ft to 9,214 sq ft, the Quintet features a modern tropical design with an open living concept that is in harmony with the lush green landscape preserved in Gita Bayu. At the launch, Andre Keller, the CEO of Yee Seng Heights, commented, “The open concept is rare but not new. If we look back at the vernacular Malay architecture, there is openness everywhere - open spaces, open verandahs, open kitchens and more. We would like to attract homebuyers who appreciate these elements of tropical living.” Working with renowned architect, Gregory Dall from Pentago Studios Sdn Bhd, and also interior designer, Nick Proud from RDM Design Sdn Bhd, the Quintet caters to those who love nature and tranquility with a distinctive taste for luxury. This exclusive development has a starting price of RM7.8 million and is available for public viewing (by appointment only).

Sunway’s Latest Commercial Projects WellReceived

Sunway’s recent commercial property offerings over the last quarter, Sunway Velocity’s Phase 3C1, Sunway Geo and Sunway Wellesley Phase 1, had recorded more than 80% take-up rate during previews. The total gross development value (GDV) of these projects’ phases is approximately RM700 million. Commenting on the success, Ho Hon Sang, managing director of the Property Development Division of Sunway Group, said, “Besides the strategic locations, these developments are well-planned, with good facilities, infrastructure, security features and incorporates great concepts, therefore, they have great potential for excellent capital appreciation.” Sunway Geo is a 23.4-acre mixed development consisting of retail shops, flexi suites, office suites, service apartments and condominiums. Sunway Velocity Phase 3C1, on the other hand, is the latest offering within the 23-acre integrated development, comprising 276 designer office and 12 units of retail shops. Another innovative commercial product which received overwhelming response was Sunway Wellesley Phase 1, comprising 31 units of 3-storey shop office. The project with a total acreage of 60 acres is Sunway’s latest expansion in Penang and is expected to reurbanise and excite Bukit Mertajam.

14 | ART @ HOME

Gorgeous Weaves This month, award winning textile artist Carol Cassidy will be presenting her second solo of gorgeous silks at Shalini Ganendra Fine Art. Known for her contemporary aesthetic, Cassidy marries traditional textile weaving techniques and craftsmanship with evolving themes and pattern. She will be exhibiting new designs, some of which have been created specifically for the exhibition, including the best quality silk, handwoven and hand dyed. The colourful array of patterns and textures will be open for viewing and purchase, with prices ranging from RM350 to RM1,500.
 Cassidy began her study of weaving in Norway and Finland, and then completed degrees in Fine Arts, Political Science and Women Studies at the University of Michigan. After that, she worked for 8 years in South Africa, Botswana and Zimbabwe, as a textile consultant for development programs that improved the lives of indigenous women. In 1989, her work brought her to Laos, a country that she refers to as ‘a weaver’s paradise’. A year later, she founded Lao Textiles, locating the shop in a 19th Century French colonial house in Vientiane.

Cassidy blends her own artistry with local ancient techniques and traditions in a remarkable way to create contemporary woven art. She said, ‘I start with traditional patterns and techniques and I modify, interpret, translate and adapt into a product that becomes international. The elements are traditional, but the complete design is my own creation.’ From Hong Kong to Canberra, Shanghai to London, Cassidy has held numerous exhibitions around the globe, including at the Fashion Institute of Technology, New York, and the Museum of Craft & Folk Art, San Francisco. She is recognised as a Guggenheim Studio Artist. In 2001, Lao Textiles was awarded the Product Excellence Award from UNESCO; in 2002, a Preservation of Craft Award from Aid to Artisans. 

Producing hand-woven silk textiles from intricate brocade and tapestry wall hangings to ikat scarves and shawls, custom upholstery and curtain fabrics, Lao Textiles has earned international recognition as an art product, sought after by collectors, designers, museum curators and royalty.

Cassidy’s textiles are part of the permanent collections of various museums including: the Guggenheim Museum, New York; The Textile Museum, Washington D.C.; and The Philadelphia Museum of Art. In April 2013, her silk textiles will be featured in a group exhibition entitled, ‘Out of Southeast Asia: Art that Sustains’, at the Textile Museum in Washington D.C.

Cassidy has reinterpreted and incorporated traditional Laotian colours, images, symbols and myths into a creative weaving trade. Her efforts have contributed to a renaissance in the Laotian textile industry as a whole, at a time when it was near extinction.

She continues to advise the United Nations on development programs, lectures on and teaches weaving, and generously shares her model of weaving success with weavers, artisans and audiences throughout the world.

Gorgeous Weaves by Carol Cassidy Duration: 3 October 2012 – 10 November 2012 Venue: Shalini Ganendra Fine Art @ Gallery Residence 8, Lorong 16/7B, Section 16 Petaling Jaya, Selangor Darul Ehsan. Hours: Tuesday – Saturday, 11am – 7pm Tel: (603) 7960 4740 Web:

Glenmarie Golf & Country Club

Kelab Golf Negara Subang

From Damansara

Paradigm Mall


Sunway Mentari Business Park



Sunway Pyramid

Jln Lagoon Timur

s ane 2 Lening id

Pro Roapose dW d

Persiaran Kewajipan

To Subang Jaya

Holiday Villa Hotel

Sime Darby Medical Centre


Sunway University College Sunway International School

Jln Lagoon Selatan

Sunway Resort Hotel & Spa Sunway Medical Centre

Monash University



To Kuala Lumpur


Taylor’s Lakeside University Campus

Sunway Toll


South Quay



SH Segi IGH University WA Y College


Taylor’s College

To KLCC Leisure Commerce Square

KTM Setia Jaya

Grand Dorsett Hotel

Subang Carrefour Subang Parade KTM

Proposed NPE Link

To Shah Alam / Klang


Saujana Golf & Country Club




To Kuala Lumpur

The Summit USJ


IOI Mall To Puchong

Shopping Mall / Hypermarket Medical Centre Hotel University / College Water Theme Park

Golf Club KTM Station Approved LRT Route Road under construction Proposed BRT Route

16 | iproperty survey Asia Property Market Sentiment Report 2012 Survey finds that the Malaysian property market continues to be buyer friendly. The Asia Property Market Sentiment Report 2012 for the second half of the year revealed that Malaysians continue to remain upbeat about the property market. Almost half of the survey respondents (52%) considered the current and political climate conducive to property investment. The first cross-market online property survey of its kind also revealed consumer’s motivations, intentions and preferences in acquiring property in Asia.

What type(s) of properties are you interested in? 80%


70% 57%

60% 50%

100% 30%



53% 60%

High concern

85% Medium concern 55%


No concern




13% 5%



Home financing policies and interest rates

Errant developers and building quality


Economic and political uncertainties


Affordability and rising house prices

Reaching out to over 3.5 million property investors on a monthly basis, the iProperty Group leveraged on its market leading websites in Malaysia (, Hong Kong (, Indonesia ( and and Singapore ( sg) as a bellwether to gauge the opinions of thousands of consumers in the region.

What are your biggest concerns about the Malaysia property market?

o Tax deductions on housing loans (61%) o Lower interest rates (60%) o Better housing schemes (58%) At the launch of the survey findings, Shaun Di Gregorio, Chief Executive Officer of the iProperty Group, stated that the Malaysian real estate industry is in tandem with the continued growth in the economy and the growing young working population will continue to drive the domestic residential market.


Held in July 2012, a total of 11,966 people responded to the online survey on iproperty. The findings revealed that 34% considered themselves property buyers, while 26% identified themselves as property owners, which was similar to the previous survey findings. The findings also showed that landed property was the most popular type of property amongst the respondents. Which of the following policies do you think the Government should focus on in Budget 2013? 100% 80% 60%



61% 41%




40% 20% 0%

Stricter guidelines on errant developers

Factory or industrial property


Office space


Landed property

Private Condominium/ Service Apartment

Government housing

Some of the key findings are: • Majority of the survey respondents were between 31 to 35 years old (24%) indicating a young workforce that is ready to buy • 56% of the respondents reported an annual household income of RM80,000 or less, with 70% stating that their budget to purchase property was under RM500,000 and landed property was still the most preferred option. • Majority of the respondents had been staying at their current premises between 0 to 5 years. • Almost half of the survey respondents (49%) were not interested in investing overseas. • Similar to the previous survey findings, affordability and rising house prices continue to remain the biggest concern, followed by errant developers and building quality. • A whopping 51% believed that more should be done to protect property buyers in the country. • In lieu of the upcoming Budget 2013, the top three policies expressed by the respondents were:

The Findings

Better public transportation in housing areas



Stricter guidelines on property price Increase

11% 6%

Cap to property pricing in certain areas



Tax deductions on housing loans


He said, “With the low barriers to property ownership and a healthy price growth in Malaysia, it was not surprising to see that a significant percentage (43%) of those surveyed reported owning two or more properties, significantly higher than respondents in Singapore, Indonesia and Hong Kong.”

Low interest rates


Better housing schemes


18 | iproperty survey

Owning 2 or more properties

of their gross development cost into the Housing Authority’s account before embarking on a project.

50% 43% 40% 30%


20% 12%


10% 0%

Similar to the previous findings, survey respondents still considered location and price to be the two most important factors they take into account when purchasing a property, while political/economic climate and recommendations (from friends, family and property agents) were the least important. Di Gregorio said, “The survey showed that 31% of these respondents were looking to purchase property in the next 6 to 12 months with the main motivation to own their own property, which was similar to the respondents in the other three countries. Interestingly, the survey revealed that economic and political concerns were not high on the list of concerns for most survey participants, which reflects the general economic health of the Asian region.” On their interest in overseas property, 38% of Singaporeans showed a higher interest in foreign property investment compared to respondents from Malaysia (19%), Indonesia (32%) and Hong Kong (15%), with Malaysia and Australia as their most preferred overseas locations.

The Housing and Local Government Ministry made the amendments to the Housing Development (Control and Licensing) Act 1966 in which developers are now required to deposit 3% of the estimated project cost, face a RM500,000 fine or/and a maximum 3-year jail term for abandoned projects. The most important issue for the Malaysian property market was that of affordability and rising house prices. A significant number of the respondents also expressed high concern about home financing policies and interest rates, as well as errant developers and building quality. What important factors do you take into account when you are ready to purchase a property? (Please rank in order of importance)

Political and economic climate


Recommendations (friends, family, agents)


Financing eligibility/process

BUDGET 2013 – What Do Malaysians Want? In lieu of Budget 2013, respondents were asked what policies they thought the government should focus on and the top 3 policies chosen were: tax deductions on housings loans, lower interest rates and better housing schemes. Other policies of concern include imposing stricter guidelines on errant developers, providing better public transportation in housing areas and looking at enforcing guidelines on curbing property price increase. Di Gregorio said, “It was interesting to note that more than half of the survey respondents (51%) believed that more should be done to protect property buyers in the country due to the many cases where errant developers have abandoned their projects.” He added 47% of the respondents were supportive of the recent ruling which requires developers to put aside 3%


Potential capital appreciation/ROI


Potential rental yield




Location 0.00

8.15 2.00





Buy Overseas Property

50.00% 38%


32% Buy Overseas Property

30.00% 20.00%

Di Gregorio elaborated that it was understandable why Singaporeans opted to purchase properties in the Malaysian and Australian market. He said, “Singaporeans are cashing in on a market where prices of equivalent properties are significantly cheaper compared to the Singapore market and the return-on-investment is also high.”


Developer’s track record and reputation



10.00% 0.00%

The Malaysian Property Outlook for H2 of 2012 Despite the economic uncertainties in Europe and the United States, the Malaysian real estate is in tandem with the continued growth of the economy and despite expectations of a slowdown during the second half of the year. Due to the loan-to-value ratio of 70%, consumers are likely to maintain a cautious approach in purchasing high end properties, with over 70% stating that their budget for property investment was under RM500,000. Di Gregorio concluded that amidst concerns about tighter lending rules, over-speculation and rising house prices, Malaysian survey participants continue to remain upbeat about the property market. *To read the complete report, go to


The Growth of

Green Buildings In recent times, many developers have taken up the challenge to build green. To that end, one nonprofit organisation, the Malaysia Green Building Confederation, has taken up the role of promoting the growth of sustainable buildings in the country.

The main focus of a green building is to reduce its overall impact on the surrounding environment, while offering a number of benefits, including an improvement in the quality of life as well as cost savings. For the owners and developers, such buildings have shown an increased market value in terms of higher sales, higher rental rates, increased occupancy and lower turnover, compared to comparable conventional buildings. sought the opinion of Ir. Looi Hip Peu, president of the Malaysia Green Building Confederation (MGBC), on the development of green buildings in the country. It aims to involve policymakers, professionals and the society at large in the quest for transforming the building industry into one that respects the environment by embracing green issues. What are the challenges involved in developing a green project/building? Ir. Looi Hip Peu: Generally, the challenges will depend on the perspective of the person the question is directed at and his understanding of green building design. Some of these challenges may include: (a) Insufficient depth of understanding – Whilst awareness and the uptake of green building has seen tremendous increase in the last 3 years, the industry is still plagued by insufficient understanding of the issues involved.

iP: How can some of these challenges be addressed? Ir. Looi: When the Green Building Index (GBI) was established in 2009, one of issues was to promote the knowledge and understanding of green building amongst industry players. Towards this end, GBI started the GBI Facilitator course at a very affordable cost to the industry. The course, which is currently being organised by the MGBC, is now in its 19th edition and more than 2,000 building practitioners have been trained to have a basic understanding of green buildings. In the near future, MGBC-GBI will increase the depth of the training as the green building market moves to a higher level of expertise and expectations. Before the green washing issue can be addressed, an in-depth understanding of green buildings by the industry is needed. Green building is not just about GBI or the certification of a green building. It includes other national initiatives, thus a better national framework defining and accrediting green products will be a major initiative against green washing.

(b) Too much green washing – Due to the current uptrend in using ‘green’ as a market brand, cutting through all these marketing claims on building products and its relevance to a particular green building criteria will be a challenge.

Sustainable and green design should possess certain fundamental features, which should be considered basic knowledge among all the practitioners who work in the building industry. Again, the right training programme will, in the future, make green building design a fundamental skill that do not require additional expertise.

(c) Affordable green building – The real challenge is to implement a green building at a low cost which requires very good design skill and a good understanding of building design in the context of sustainability and green.

iP: Are there any issues regarding green development that are currently lacking or need improvement? Ir. Looi: Currently, too many initiatives of the green movement are seized upon by big businesses promoting purely technological solutions. It is my


is a danger that policymakers may be over reacting by enacting laws and regulations that may be too intrusive. (4) A national carbon initiative – Reducing carbon is one major piece of the green movement. Currently missing or lacking is a credible programme that is workable in terms of national carbon accounting. (5) A national transportation policy – Not enough attention is being paid to support green buildings and low carbon cities in our national transportation plan. A viable policy incorporating green should include many solutions that are relatively low cost and which may exist within the community itself. (6) Others – More attention should be paid towards the promotion of bicycle and pedestrian friendly streets and cities. We should also include waste recycling and the waste treatment industry in the green building dialogue.

belief that the green movement (in particular, green buildings) should not just promote technology, but also ‘soft-solutions’, social-driven solutions and passive design solutions. There is also a need to broaden the green movement amongst the grass roots. Whilst the green building movement enjoys strong support from the building industry, there is not enough understanding and support from the peripheral stakeholders such as the residential associations, facility managers, etc. Whilst the industry-profession driven initiative of GBI has been enjoying a successful run since it was launched, in my opinion, the green building movement is not only about certifying buildings green. It also includes the infrastructure necessary to support this movement. A quick summary of the sub sectors which require strengthening include: (1) A national eco-label initiative – A strong and sustainable national eco-label initiative is necessary not just for the green movement, but for our industry, which should be trying to move on to green credentials. (2) A fragmented green movement – Apart from the federal government which may be seen as a major driver of green, local authorities may actually have a higher impact on green policies (at least for the green building sub sector) in the near future. (3) Strengthening regulations – Whilst legislation plays an important role in national development, there

iP: What are the factors that will affect the public’s demand for more green projects? Ir. Looi: At the basic level, green building design should be considered the basic building standard. When all building professionals start to design with the basic green features as a matter of their vocation, green buildings will no longer be a mystique, and not designing according to the former will be negligent. For example, once the public realises that cheap and substandard bricks are not acceptable at whatever price, even for low-cost housing, then the acceptability level for a basic building in the market has shifted. They will demand for green buildings with a lower operational cost and better environmental quality led by a growing awareness of green and social responsibility to the environment. iP: What do you think is the demand for green projects in the next 5 to 10 years? Ir. Looi: Based on historical data, I project a doubling of green certified properties one year from now; at least an additional GFA of about 3 million sqm within one year from now, i.e. 6 million sqm by August 2013 give or take. In 5 years, the basics of green design will have been widely diffused and designing to basic green features may be standard fare for most reputable developers. The public may demand basic green certification as a matter of course. Passive solutions such as cycle and pedestrian friendly cities and green transportation will become important issues in design. My 10-year projection is that we will be moving on or have already moved on to the next generation of green buildings. The new wave will incorporate passive features and technologies, and low energy buildings or high performance buildings will be the norm.


A City That Comes Alive O2 Residency @ Puchong South embraces the concept of modern living by integrating a sustainable urban lifestyle.

01 malaysia | 25



xygen (represented by the symbol O2), being one of the fundamental substances of life, now has its very own enclave, namely, the O2 City. The latter is a mixed development comprising residences, boutique offices, retail outlets and hotels. Being the first parcel of development, the elegant O2 Residency @ Puchong South is a service residence that spans 13.54 acres of land within O2 City. The service residence, totalling 508 units, range from 1,000 sq ft to 2,600 sq ft in size, with a minimum of 1 bedroom + 1 bathroom, perfect for singles or couples, to a maximum of 4 bedrooms + 3 bathrooms which can house a family comfortably. A Living, Breathing City O2 Residency is a project that seamlessly blends with the environment to form a sustainable living habitat. It boasts a plethora of green features with almost a thousand trees to be planted all around as well as rooftop gardens. This tropical green canopy will significantly reduce the island heat effect and preserve the cool climate within. In line with the concept of sustainable living, the extensive application of a rainwater harvesting system will help keep water usage to a minimum. The development has also integrated many passive green design features such as design voids that help to ventilate and circulate air, as well as cantilever terraces that help to reduce the amount of direct sunlight entering the unit.

01 Master layout plan 02 Day view perspective

O2 Residency is applying for the LEED certification; through the process, many efficient and sustainable practices have been adopted. One of the conditions is the separation of used building materials to allow for future recycling.

26 | COVER STORY Low volatile organic compound (VOC) paints and adhesives will also be used to ensure compliance and, at the same time, prevent the release of harmful and hazardous compounds into the air. The usage of low-E glass and LED lights help reduce energy usage and CO2 emissions. Internal voids enable the maximisation of natural light streaming in; this minimises the power consumption at naturally illuminated spaces. Embracing a healthy lifestyle O2 Residency embraces the idea of having a healthy mind, body and soul, and its facilities reflect its ambition to lead the way towards a healthy lifestyle. Some of its fitness facilities include a 50m swimming pool, wading pool and play area that comes with a floating island for the little ones to have a splashing time. Other features include a Pilates and yoga deck, outdoor gym, jogging track, bicycle track, reflexology area and many more. O2 Residency also features innovative experiences such as a therapeutic herb garden, uniquely designed playground with tree house, vehicle free podium and much more. Amidst these treasures, the cherry on the cake is the 24-hour security system with CCTV, complete with gated and guarded entrances for maximum safety and comfort.

03 A location that is the envy of many O2 Residency is poised to be the sanctuary of Puchong South, with its strategic location and natural surrounding. Located within the ‘Golden Triangle’ of the southern corridor, O2 Residency is well-connected via a plethora of highways and expressways, which include the South Klang Valley Expressway (SKVE), Lebuhraya Damansara-Puchong (LDP), Maju Expressway (MEX), the North-South Expressway Central Link (ELITE), Besraya Highway, Lebuhraya Shah Alam (KESAS), the Kajang SILK Highway, and the newly-proposed Serdang-KinraraPutrajaya Expressway (SKIP). Nestled in the heart of the vibrantly developing South Klang Valley, O2 Residency is surrounded by some of the best amenities. There is Limkokwing University of Creative Technology, Binary University College, Alice Smith International School, Multimedia University and University Putra Malaysia just to name a few. For shopping and F&B experiences, look no further than AEON Equine Park, the Mines Seri Kembangan, IOI Mall Puchong, Alamanda Putrajaya, and many hypermarkets available just a short drive away.


03 04 05 06

Kitchen area Balcony view Living area Master bedroom malaysia | 27 Professional healthcare is conveniently available with the nearby Columbia Asia Medical Centre and Serdang Hospital. Apart from these, O2 Residency is also next to some of the best recreational spots within the Klang Valley, such as the Ayer Hitam Forest Reserve, the meticulously manicured Putrajaya Botanical Gardens, the pristine Wetlands Park, and up-to-par leisure at the IOI Palm Garden Golf Park. O2 Residency @ Puchong South is a leasehold property targeted at middleto-high income home seekers looking for a better lifestyle or investors seeking a blue-chip investment. The development will be launched by the end of this year, and is expected to be completed by 2016. The developer is currently offering an early bird discount, and also free SPA legal fees. For more information, call (603) 7803 1626 or visit


About the Developer Perfect Eagle Development Sdn Bhd has been established since 2002, and its founders have accumulated more than 10 years of experience and expertise between them. It is well recognised in the Klang Valley with its track record that includes the popular mixed development Dataran Pandan Prima, Amber Avenue @ Ampang and Aquila @ Alam Sutera.

Location Map

06 iProject Listing QuickPro No: NC2521 Project Name: O2 Residency @ Puchong South City: Bandar Putra Permai, Puchong South, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Leasehold Land Area: 13.54 Acre Built Up: 1,000 - 2,600 sq ft Expected Date of Completion: 2016 Developer: Perfect Eagle Development Sdn Bhd (574362-W) No.30 & 32, Block A Jalan PJU 1/43, PJU 1 Aman Suria Damansara Petaling Jaya, 47301 Selangor. Phone: (603) 7803 1626 Fax: (603) 7804 2299 Website:

Visit for more details


MILLENNIA Puchong’s New CITY Rising Landmark

01 malaysia | 29 Millennia City - a 100-acre mixed development - is set to transform the commercial and property landscape of Puchong. In Millennia City’s elaborate master plan, the numerous components comprises shopping mall, hotel, street mall, residences, Grade A offices and lakefront promenade. All these come together in a modern and sustainable green environment meticulously planned to cater to accommodate the growing population of Puchong with integrated facilities and world-class MSC compliance IT and utility infrastructure.

Millennia City is an integrated township in close proximity to the Kuala Lumpur International Airport and is linked to 5 major highways. The innovative concept and excellent location of Millennia City will attract astute investors and aspiring entrepreneurs. The new diamond interchange will provide direct access from the LDP into Millennia City, and the future LRT station is just within a short walking distance. M Square Mall A 380,000 sq ft enclosed shopping mall lay claim to Puchong’s first international branded hotel, the Hilton Gardens Inn as its anchor and is set to be the new landmark of Puchong when it starts operation in 2014. M Square offers facilities and services for the meetings, incentives, conference and exhibitions segment combining business, lifestyle and world-class accommodation in Puchong. Millennia Mall Next wave of Millennia City features the country’s largest covered street mall comprising 2.1 million sq ft of double volume retail outlets and offices. Spanning over 23 acres, Millennia Mall showcases a 4-acre covered pedestrian walk and alfresco space, where promotional events and activities can be held uninterrupted by climatic shifts typical in our tropical climate. Even the walkways at Millennia Mall are protected by a series of cantilever roofs that stretches over the retail and office units, allowing continuous business activities come rain or shine.

01 Millennia City - Overview 02 M Square Mall



03 Business sustainability in Millennia Mall is further enhanced by energy efficient features and flexible operating hours. Incorporating the facilities of enclosed shopping malls with the flexibility of traditional shops, Millennia Mall is set to provide shoppers with unparalleled shopping and dining experiences. Upcoming Residential Development The upcoming residential development in Millennia City is set to redefine urban living. Nestled next to the renowned Hilton Gardens Inn in close proximity to Millennia Mall for shopping and dining convenience, the project is thoughtfully designed to address the 3 tenets of urban living – energy effciency for environmental sustainability, a 3-tier security system for privacy, and Smart Home Integration System for convenience. This much anticipated residential development consists of only 86 units of semi-detached town villas and 402 units of condominiums. Final Phase of the Development The final phase of Millennia City comprises of this phase Grade A offices and lakefront promenade in details shall be unveiled in the near future.

04 malaysia | 31 Highlight & New Features Millennia City will be introducing many new features on its first. Shopping arena of Millennia City is designed with external glass lifts to enhance security by providing maximum visibility to its occupants and shoppers.

03 New regional shopping mall @ Millennia City 04 Fully covered street mall with cantilever roofs 05 Hilton Garden Inn and M Square Mall

Millennia City is equipped with state-of-the-art security system and guarded with professionally trained security officers monitoring the premises 24-hours a day.


The single level sub-basement, with 23ft high double volume ceiling openings for natural ventilation, is capable of holding 3,250 cars, making it the biggest of its kind in the country. ABOUT The Developer Millennium Land Sdn Bhd is a property development company incorporated in 1984. Its main project Millennia City, showcases a modern and high-tech township where IT and smart home technology is incorporated into homes, shops and offices enhancing the quality of living and business. Corporate Vision - ‘To create landmark projects that complements and supports its surroundings’ Come visit us and call (603) 8060 8188 or email for our promotional package and information.

Location Map

iProject Listing QuickPro No: NC2608 Project Name: M SQUARE City: Millennia City, Puchong, Selangor Property Type: Retail Space Land Title: Commercial Tenure: Leasehold Land Area: 2.93 Acres Expected Date of Completion: 2014 Developer: Millennium Land Sdn Bhd (132102-W) Lot 66811, Jalan Puchong Perdana 2 Desa Millennia, Puchong 47100 Selangor. Phone: (603) 8060 8188 Fax: (603) 8060 6188 Website:

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32 | FEATURED PROPERTY | Stella Service Apartments


is Bringing Stella the Groove to PJCC

01 STELLA Service Apartments 02 Infinity pool at STELLA 03 Retails units fronting a landscaped lake park

Petaling Jaya is often thought to be fully developed, but there are growing townships within the urban cityscape such as the Petaling Jaya Commercial City, better known as PJCC. The latter is essentially a growing retail and commercial hotspot with a splash of residential projects within. Step into PJCC, and you are bound to see Stella Service Apartments, one of PJCC’s premier residences. malaysia | 33 Green luxurious living in the city Stella Service Apartments is a 3.17-acre commercial lot encompassing 384 units of serviced residences with 34 retail units on the ground floor. The building is set to receive its Green Building Index (GBI) certification, so its residents can certainly play their part in protecting the environment. PJCC is an exciting new generation development, and the architectural masterpiece of renowned international architects Hijjas Kasturi Associates, in collaboration with Studio Nicoletti Associates, which is based in Rome, Italy.

The quintessential gymnasium is also included within the 1.98-acre podium, so gym buffs can enjoy a good workout without the hassle of traffic congestion and parking problems. For those who love racquet sports, a tennis court is also within the recreational space so they can practise their Federer-style skills. Stella offers tenants a diverse selection of stratified single-storey retail outlets that have been separated into 2 zones; i.e. shops facing the PJCC city edge with a 13ft wide frontage and shops facing the PJCC lakefront and parkland with a 27ft wide frontage. The columnless shop floors are designed with open plan on 1 level and high ceilings, connected by a series of covered walkways.

Stella’s units come in 5 unique designs, i.e. studio, 1-, 2or 3-bedroom apartments. The single bedroom types come in two configurations of 635 sq ft, creating a cosy space for a single person or a couple. The 904 sq ft 2-bedroom units are perfect for a small family, and the biggest 1,539 sq ft units come with 3 bedrooms, suitable for young and growing families. Magnificent views, quintessential features Stella residents get to wake up to a scenic view of the beautiful lake it fronts, and they will also have direct access to a 2-acre majestic landscaped park for early morning jogs and family picnics close to home. Stella also comes complete with a recreational podium, where there will be an infinity pool for adults to swim and splash their stress away, and also a children’s pool for the young ones to have their share of a splashing good time.



34 | FEATURED PROPERTY | Stella Service Apartments

04 05 06 07 08


Study of a 2-bedroom apartment A chic 1-bedroom apartment Expansive recreational podium Spacious master bedroom Large windows at living/dining area

The 8.0m wide naturally ventilated internal spaces allow for the penetration of natural light into the retail areas and help communicate a feeling of comfortable spaciousness, a characteristic that is sure to appeal to modern shoppers .The people-friendly vehicular traffic and parking system create a pleasant venue for thriving businesses. It will showcase a mix of retail, F&B and specialty outlets with al fresco dining areas overlooking the beautifully landscaped lake and park. PJCC is located in Petaling Jaya South, very near Bandar Sunway, Subang Jaya and Bangsar. Take a drive on the NPE to or from Bandar Sunway, and you are bound to see the show-stopping PJCC sign beside the highway. PJCC can be accessed directly from Bangsar, and there are plans underway to build more links from different neighbouring townships, for the convenience of connectivity. Urban conveniences at your doorstep


Stella’s spot-on location puts it in close proximity to some of the nation’s best primary, secondary and tertiary schools. Expect educational excellence with schools such as SMK Assunta, SMK La Salle, SMK (P) Sri Aman, and Sri Kuala Lumpur all within a stone’s throw of the development. Tertiary education institutes such as Taylor’s University Lakeside Campus, INTI International College Subang, Monash University Sunway Campus, Sunway University and College, PJ College of Art and Design, and Saito College are also just a blink of an eye away.

06 malaysia | 35



Retail bugs will love the myriad of shopping malls available within a 10km radius from PJCC. Established monuments such as Sunway Pyramid, Mid Valley Megamall, Empire Shopping Gallery, Subang Parade and Bangsar Village I & II and newcomer Paradigm Mall are all a short drive away. There are also plenty of wet markets, hypermarkets and night markets running all week long to catch up on fresh produce.

Stella Service Apartments is a leasehold development, and is expected to be completed by 2015. Special promotions for potential buyers include early bird rebate, air-conditioning units and kitchen cabinets with fittings will be provided. To know more, call (603) 7782 8888, visit, or search for PJCC on Facebook.

Stella is also a perfect place to stay in or invest in because of its propinquity to hospitals and healthcare centres in neighbouring areas, such as Assunta Hospital, University Malaya Medical Centre (UMMC), Sunway Medical Centre and Sime Darby Medical Centre. Public transportation is also a breeze with easy access to the LRT and KTM Komuter.

Sovereign Teamwork (M) Sdn Bhd, is part of the MKH Group, which has been in property development for over 30 years with a portfolio of hotels from the Pulai Spring Golf Resort in Johor Bahru to a luxury resort in Anji, China. The latter is currently being developed.

Location Map

Esteemed developer

iProject Listing QuickPro No: NC2474 Project Name: Stella Service Apartments City: Petaling Jaya Commercial City, Petaling Jaya, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Leasehold Land Area: 3.177 Acres Build Up: 614 - 1,539 sq ft Expected Date of Completion: 2015 Developer: Sovereign Teamwork (M) Sdn. Bhd. (781269-U) No. 1 Jalan PJS 5/30 Pusat Dagangan Petaling Jaya Selatan Petaling Jaya 46150 Selangor. Phone: (603) 7782 8888 Fax: (603) 7782 9999 Website:

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The Finer Things in Life The Quintet @ Gita Bayu is a symbol of luxury and exclusivity with just five units of individually designed bungalow homes tucked away within the residential hub of Gita Bayu.

In the vicinity of Sri Kembangan, Selangor, the Quintet boasts of beautiful country villas with built-up sizes ranging from 6,724 sq ft to 7,350 sq ft in size – a sprawling space for comfort and luxury. The bungalows feature different lot sizes ranging from 7,556 sq ft to 9,214 sq ft, complete with clubhouse facilities, all within the exclusive enclave of Gita Bayu. The five bungalows are set amidst a breath-taking and picturesque environment complete with lush tropical greenery, a scenic lake and tranquil ambience. The bungalows comprise of 5 bedrooms and 5 bathrooms – all with their own unique designs and layout.

01 Swim under open skies at the Quintet’s rooftop pool, guarded by the tree canopy 02 Enjoy the evening breeze as you dine in the open dining and entertaining area

The highlights of the bungalows are the unobstructed open concepts that reflect contemporary fluidity, promoting a peaceful and relaxing environment – a sanctuary away from the hustle and malaysia | 37 The Quintet is nestled among Gita Bayu’s best offerings that include 205 bungalow lots, 100 town villas, 31 garden villas (cluster bungalows) and 54 hill villas (condominiums and bungalows) spread across 118 acres of freehold land. Designed by internationally acclaimed architects, Lek Bunnag and Bill Bensley, Gita Bayu proudly features a Balinese and Thai-inspired Kebun Mimpi, which comprises a dining pavilion, an open air verandah accompanied by water features, a gymnasium, a quiet reading room on the floor above, a whirlpool and an infinity swimming pool – definitely tantalising features for those seeking an abode with complete lifestyle facilities. Other facilities include barbeque facilities, a playground, a tennis court, table tennis facilities and a children’s football field. Gita Bayu was designed not only as a residence for discerning property owners, but as a lifestyle hub that offers resort living amidst marks of elegant Malay architecture and the sights and sounds of a tropical paradise. With its tasteful concept and scenic environment, Gita Bayu is the proud winner of the FIABCI Award for Best Residential Development 2003 and the Best Landscaping for Hotel/Resort/ Tourism Complex Category in 2003. To top that, Gita Bayu was also nominated for the Aga Khan Award for Architecture (Residential Category).

01 bustle of city living. The 5 bungalows exude elegance in terms of design and fittings, such as the rubber seed motif doorknobs made of pewter specially crafted by the Royal Selangor Pewter. In an effort to promote a sustainable development, the Quintet was constructed using top quality environmentally friendly materials. During the construction process, the developer avoided felling trees and clearing beautiful greenery in the area in an effort to preserve nature’s best. The rubber trees featured in the gardens surrounding the Quintet are monuments to this preservation effort. These trees have been in the area for decades and were not cut down to make way for the development. In essence, the development has subtly wrapped itself around Mother Nature’s handiwork, whilst offering an ambience of undisturbed peace and serenity.


38 | FEATURED PROPERTY | Quintet Although the Quintet is tucked away from the bustling city, it is still in close proximity to various amenities and conveniences that include shopping outlets, entertainment centres, hotels, banks and international schools as well as tertiary education institutions.


It is merely a few minutes’ drive away from the Mines Shopping Centre, Mines Wonderland and the Selangor Turf Club. Hotels in the area include the Palace of the Golden Horses and Mines Wellness Hotel. Schools in the vicinity are the Alice Smith International School and the Australian International School. The Quintet is also a stone’s throw away from premier institutions such as University Kebangsaan Malaysia, University Putra Malaysia, the Limkokwing University of Creative Technology and the upcoming John Hopkins University School of Medicine. Gita Bayu is easily accessible via the Kuala Lumpur-Seremban highway, the Besraya highway and the ELITE highway, which makes travelling to Kuala Lumpur and other key areas convenient. About the Developer With prices ranging from RM7.8 million, the Quintet will be opened for public viewing from 22 September onwards. The Quintet is another masterpiece by Yee Seng Heights Sdn Bhd, a multiple award-winning boutique developer with an excellent track record for premium developments.

03 In an effort to offer customers only the best, Yee Seng Heights is working with renowned architect, Gregory Dall from Pentago Studios Sdn Bhd, the winner of the Gold Award in the prestigious My Dream Home Contest. The team of experts also include popular interior designer Nick Proud from RDM Design Sdn Bhd. For a personal experience of the Quintet at Gita Bayu, visit or contact Nora/ Joanne at (017) 888 8755.

03 Soak away daily cares in seclusion within the Quintet’s master bath clad in naturally cool marble and porcelain 04 The private study combines local art masterpieces with custom-made signature furnishings 05 Rich natural textures and layering of visually appealing details make for a comfortable yet stimulating sitting room malaysia | 39


Location Map

iProject Listing QuikPro No: NC2639 Project Name: Quintet City: Seri Kembangan Property Type: Individually-designed bungalows Land Title: Residential (Freehold) Listing Price: RM7.8 mil onwards Expected Date of Completion: December 2013 Developer: Yee Seng Heights Sdn Bhd Phone: (6017) 888 8755 / (603) 8945 5560 Fax: (603) 8945 5562 Website:

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40 | TALK POINT | STG Group

The Next Phase of

Tourism Development 01

From residential development, the STG Group of Companies is now turning its focus towards the resort tourism industry. Its founder and CEO, Dato’ Dr Alex Tan Siong Seng, gave his take on the potential and hurdles of the industry.

Armed with a solid marketing strategy and investment capital, the STG Group of Companies has launched several mega integrated plans to signal its involvement in the resort tourism industry.

to Singapore. For example, the average price for properties in Kuala Lumpur city centre is between RM1500 and RM2000 psf, whereas the average price in Singapore is about $6000 psf.

The company started out with the Gold Coast Morib Water Theme Park Resort in Pantai Morib. The 14-acre resort with beautiful mangroves and coastal scenery offers 672 well designed rooms ranging from the studio suite with a private whirlpool, 2-bedroom and 3-bedroom apartments, and the penthouse.

I believe that, in the next few years, there will be a huge supply of residential property with the launch of new developments. In fact, other sectors of the property market are also facing an oversupply issue.

This was followed by the launch of the Gold Coast World’s First Village, a cluster of 158 bungalows created in 3 themes and 28 designs. The development, which has a gross domestic value (GDV) of RM200 million, spans 50 acres of precious coastal land. The next stage of development involves the construction of a five-star hotel, a recreation yacht club by the seafront, a medical centre, an international academic institution and a healthcare retreat centre, as well as high-end service residences. What is the current trend for property development within the tourism industry in Malaysia? Dato’ Dr Alex Tan: In my opinion, property prices in many areas, especially in the city, have peaked for the time being. Many developers that launched residential projects in the city centre in the past 2 years have made a substantial profit. However, looking at the bigger picture, property prices in the city area is still affordable compared

When I bought part of the coastal land in Pantai Morib about 5 years ago, I decided to change my strategy by developing it as a beach resort. I believe the potential demand in the resort tourism industry is much bigger. The return on investment on that same piece of land will not be as profitable if it was converted into a residential development. Pantai Morib is popular among people from the Klang Valley who are looking for a quick weekend getaway without having to waste too much time travelling. Our resorts fulfil this need with strategically location. We have launched online promotions in several deal-based websites in the past few months. These customers have shown their preference for our resorts compared to similarly priced resorts in Melaka, Kuantan, Langkawi and even Port Dickson. iP: Is the tourism industry catering to the needs of local holidaymakers and foreign tourists? Dato’ Dr Tan: Since the resort was opened to the public 2 years ago, our marketing strategies have solely targeted local buyers and holidaymakers. In that time, we also strengthened the management team, as well as improve and upgrade our services. malaysia | 41

01 Dato’ Dr Alex Tan, founder of STG Group of Companies 02 Traditional timber house (Interior) 03 Gold Coast World’s First Village

Pantai Morib actually has great potential in attracting foreign tourists. It is only a 35-minute drive away from the Kuala Lumpur International Airport and the Sepang International Circuit. When completed, the new Low Cost Carrier Terminal (LCCT) will further increase the number of foreign visitors travelling to Malaysia. To date, we have not promoted the Gold Coast World’s First Village and the Gold Coast Morib Water Theme Park Resort overseas because we wanted to ensure that the resorts were fully developed first. Next year onwards, we will begin targeting investors and holidaymakers from Singapore, Taiwan, Hong Kong, China, specifically in selected cities such as Shanghai, Dalian and Guangzhou, as well as the Middle East, namely, Jordan and Qatar. In recent years, there have been quite a large number of tourists from the Middle East and China, and these numbers will continue to climb with the increasing number of flights offered by low cost carriers to these countries. As such, we plan to work closely with the airlines to promote our holiday packages. We want to achieve a minimum occupancy rate of 50% on average, a figure that many resorts in the country are struggling to achieve. iP: What are some of the major challenges that you are currently facing and how do you plan to address these challenges? Dato’ Dr Tan: One of the major challenges we face is the difficulty in getting manpower, and this is a *To watch the video, go to


03 common dilemma among many hotels and resorts in Malaysia. There is a limit in the number of permanent staff we can hire because it adds to our operating costs. During the peak season, 80% to 90% of the staff we hire are part timers. However, they often lack training and many do not take their responsibilities seriously. One of the reasons for this dilemma is the restriction placed on the hiring of foreign workers. To make it worse, the locals are not interested in such jobs because of the low pay. Many hotels and resorts in the country are also suffering from a low occupancy rate on weekdays. On weekends and public holidays, these hotel and resorts are almost fully occupied as Malaysians, in general, have a habit of making last minute reservations. However, this sort of pattern can have an adverse affect on an operator’s cashflow. iP: How do you think the tourism industry will develop in the next 10 to 20 years? Dato’ Dr Tan: Malaysia should continue to focus on promoting its tourism sector as it will remain one of the main contributors to the economy. The country is very lucky as it is rich in natural resources and safe from natural disasters. Going forward, local property investors need to be careful when it comes to property investment. Many tourism development projects have failed in the past because it was not managed well. Most of the developers were only concerned about gaining short term profit, so once the property has been sold, the former leave the management of the property to a third party who do a shoddy job of it. That is not the right thing to do. Instead, they should plan for the long term and commit to their buyers. It is all a matter of planning and attitude.

42 | TALK POINT | DA Land


Strong Demand for Residential

Property Is it true that homebuyers continue to clamour for quality residential homes? Sip Mun Yee, chief operating officer of DA Land Sdn Bhd, gives his take on the general outlook of the local property market, as well as his insight into some of the company’s upcoming developments.

Following the successful response of Phase 1, DA Land will soon be launching Phase 2 and Phase 3 of its LakeClub Parkhome development. This charming little township in Rawang has plenty of greenery embracing the neighbourhood.


LakeClub Parkhome offers 63 acres of landscaped rolling lake gardens together with 450 units of 2-storey and 3-storey Grand Terrace homes. All homes come with a fairly big lot size of 22' X 75'. The built-ups of the Garden Terrace homes measure 2,511 sq ft and have 4+1 bedrooms and 5 bathrooms, while the Grand Terrace homes are 3,570 sq ft in size with 5+1 bedrooms and 6 bathrooms. malaysia | 43 The township offers its residents resort-style living within a natural environment that promotes wellness. An 11-acre central park with a lake serves as an outdoor fitness and health centre. There is also 30ft of linear back garden that provides a naturally beautiful surrounding and to facilitate air ventilation around each home. What is your opinion on the current market outlook? Sip Mun Yee: The property market in the country, especially for landed residential property priced below RM1 million, is still going strong and steady. The demand for residential strata properties such as condominiums also remains strong. In general, for homebuyers and investors alike, the pricing and location will determine the take up rates for these units. In short, the right products are still receiving good response from the market. iP: How has the response been for your current projects? Sip: The response has been overwhelming, especially for our residential landed properties. Not surprisingly, those with growing families certainly appreciate the extra rooms and space that our units provide. iP: What new offerings can we expect from your company for the remainder of 2012? Are there any projects slated for early 2013? Sip: We are going into full gear for the remaining of 2012 and early 2013. Following the success of Phase 1, we will soon be launching Phase 2 and Phase 3 of our LakeClub Parkhome development, which features super size terrace villas within a safe and conducive environment.

01 Mr Sip Mun Yee, chief operating officer of DA Land Sdn Bhd 02 An artist impression of the 2-storey Garden Villa 03 11-acre Central Park with a Scenic Lake

We will also be launching our super scale commercial development, the TWO (an acronym for Trade, Wholesale, Outlet), which will be the largest commercial development along the North-South Expressway. iP: What are the special features that deserve mention about your projects? Sip: Besides the strategic location of LakeClub Parkhome, it is also the only residential development in Rawang that highly emphasises on a quality lifestyle living concept at an affordable price. I dare say it is the most sought after development in today's market. The TWO is a unique commercial development concept that will be complimented by the Food Street Mall of The TWO, The TWO Wholesale and The TWO Premium Outlet. Its strategic location fronting the North-South Expressway offers a high traffic flow of 30,000 cars a day. The development offers excellent visibility as well as accessibility and has a prime catchment of 3 million people. It is only a 2-minute drive away from the Rawang toll exit and is about a 20-minute drive via the North Klang Valley Expressway (NKVE), as well as the Guthrie Corridor and LATAR Highways. iP: What are some of your strategies against your competitors? Sip: We will be continue to look for potential ventures and acquisition of land in the northern parts of the Klang Valley as we believe that is where the growth is. Our main strategy is to always concentrate on the uniqueness of each of our development. Armed with extensive marketing surveys, we constantly strive to provide what the market is looking for and by focusing on the quality of our products.


iP: How do you foresee the property market outlook for the rest of the year and going into next year? Sip: I foresee that investors in the country will be more careful in regards to investment properties. Although bankers will become more stringent with their lending, I am confident that the property market will be growing at a healthy pace. However, as I mentioned before, with the right products and correct pricing strategies, I strongly believe that the outlook of the local property market is still bright and sunny.


Going Home to

Cyberjaya Cyberjaya, Malaysia's first model cybercity, is well known for its growing population of multinational companies and a multitude of commercial/office blocks. Vincent Tang, executive director of MAC Group of Companies, is determined to add family units to the equation.


02 V'Residence is one of the very first developments in Cyberjaya where the family comes first. Comprising 2 blocks of 26-storey towers, this low-density residential development has a total of 268 condominium units. The project occupies more than 4 acres of land and is adjacent to a 3-acre lake park. The size of the units range from 1,373 sq ft to 3,023 sq ft, with a choice of 3 bedrooms + 2 bathrooms, 4 bedrooms + 3 bathrooms, 5 bedrooms + 5 bathrooms. With only 6 units per floor in each tower, the condominium units come with the choice of a balcony or lanai, as well as a sky garden on alternate floors. Strategically located at the heart of the Multimedia Super Corridor of Malaysia, V’Residence is easily

accessible via major highways such as the Lebuhraya Damansara-Puchong (LDP), South Klang Valley Expressway (SKVE), KL-Seremban Highway, ELITE Highway, Putrajaya Link, Maju Expressway (MEX), Elite Highway and KL-Seremban Highway. It is also sited merely 2km away from Limkokwing University of Creative Technology, 5km away from Multimedia University, 25km from the Kuala Lumpur International Airport and 30km from the city centre. How has the response been for your current project? Vincent Tang: Cyberjaya was established about 15 years ago. In the original plan of the city, commercial/ offices blocks was suppose to make up almost 90% malaysia | 45 of the township development, with very little focus on residential projects.

that offers a 270-degree view of both Cyberjaya and Putrajaya as the development is sited on a hill.

Since then, the daytime population in Cyberjaya has grown to exceed 50,000. This figure includes the combined student population from 3 major universities, namely, Limkokwing University of Creative Technology, Multimedia University and Cyberjaya University College of Medical Sciences, which is more than 25,000.

We also have the usual amenities such as an infinity pool, wading pool, gymnasium, aerobic hall, multipurpose hall, badminton court, children’s playground and BBQ area. We provide 24-hour security, and a 4-tier security system with a proximity card that only allows the cardholder to access their own floor.

Many multinational companies have set up their offices in Cyberjaya, however, most of the employees are not staying in the township. Instead, many of them are travelling from the neighbouring townships of Subang Jaya, Puchong, Seri Kembangan, Serdang, Bandar Sunway and even as far as Kuala Lumpur just to get to work.

iP: What gives this project an edge over its competitors? Tang: The project is actually adjacent to a valley. When the land was acquired, we proposed to the local authority to turn this into a public park, which will be named the Cyber Lake Park. The 3-acre park will also feature a jogging track, children’s playground and a gazebo.

In the past 2 years, most of the property launches consisted of service apartments and SOHOs. These units are about 450 sq ft to 600 sq ft in size, and mainly cater to students, young couples or working executives. That is when we realised that it was possible that people who work in Cyberjaya would be interested to look for a residential home nearby.

We have invested about RM2.5 million to build this park for the benefit of our residents, as well as to help enhance the value of the development. We also spent about RM500,000 to construct the 10,000 sq ft gallery which the local authority will convert into a public library.

So early last year, we managed to acquire this piece of leasehold land for this particular development for more than RM4 million. In mid August of this year, we open our sales gallery to the public, and we have enjoyed great response for our project since then. To date, we have sold close to 50% of our units. Most of our buyers are Malaysians who are buying to stay. However, many of them also believe that their property has good potential as an investment property as well. We have just completed the earthwork in early August, and have started the piling work. The development is due to be completed by mid 2015. iP: What are the special features that deserve mention about your project? Tang: V’Residence is a residential condominium that targets the family unit. It is for those who treasure family values, and want to have their family closer to where they work.

That is actually our social contribution to the local authority. After the development is completed, we will hand the park together with the gallery back to the local authority. iP: What new offerings can we expect from your company for the remainder of 2012? Are there any projects slated for early 2013? Tang: We are currently working on several landed residential development in Melaka and Negeri Sembilan. So far, we have completed 1 development project in Negeri Sembilan, 3 in Melaka and 1 small bungalow project in Sri Hartamas. I firmly believe that the next potential development growth area is in Cyberjaya. I can foresee that the population of Cyberjaya could grow to more than 100,000 in the next 5 to 10 years. This growth will be supported by several new retail developments in the township.

At the same time, we provide our buyers with the option to choose a unit with either a balcony or a lanai. This applies to all the units on all the floors. At every alternate floor, there is a beautiful sky garden

01 02 03

Vincent Tang, Executive Director of MAC Group of Companies Night perspect scene of V'Residence Recreational deck on top of the car park podium



02 Damansara City: GuocoLand’s Flagship Project


A new integrated development is coming up within the affluent township of Damansara Heights. GuocoLand (Malaysia) Bhd’s managing director Yeow Wai Siaw reveals details about the company’s flagship project.

Damansara City is an integrated development that will encompass a unique business, residential cum retail component. Located within the vibrant and upscale enclave of Damansara Heights, the flagship project of GuocoLand Malaysia has an estimated gross development value (GDV) of about RM2.5 billion. What is the response like for Damansara City? Yeow Wai Siaw: If I had to pick one word to describe it, it would be – GREAT. To date, we have received well over 800 enquiries, both through phone calls and emails, even though we have not launched the project yet.

The development will have a total built-up area of over 200,000 sqm spanning across 3.44ha of prime, freehold land. It will entail the proposed developments of two Grade A office towers, a lifestyle mall, an internationalclass business hotel and two luxury condominium towers.

We foresee that the response will increase after we have gone full swing with the private preview sessions. Given Damansara City’s excellent value proposition, its strategic location and compelling features, I believe the response for the project, including the residential towers, will be great.

Damansara City is the recipient of a 5-star award in the Residential High-Rise category and a highly commended award in the Retail Development category at the prestigious Asia Pacific Property Awards 2012. This award-winning development has been identified as an important Entry Point Project under the Economic Transformation Programme, and would play a pivotal role in the country's economic development and contribute towards the expansion of Greater Kuala Lumpur.

iP: What are the special features that deserve mention about the development? Yeow: We will be launching the residential towers, comprising a total of 370 units, by the end of the year. All units come with luxurious and branded fittings and fixtures such as Poggen Pohl kitchen cabinets, Catalano sanitary wares, GessiEmporio Armani Range fittings and high-end household appliances such as Miele, De Dietrich and Bosch. malaysia | 47 Other top-notch facilities include an Olympic-size salt water infinity lap pool, children’s wading pool, aqua massage area, gymnasium, aqua gymnasium, sauna and steam, children’s play area, childcare area, barbeque area, function room, private dining rooms and multipurpose rooms. There will also be a mini theater, a games room, a landscaped garden, driver’s room, a garage car park for exclusive units, and Wi-Fi at the podium level. The construction of Damansara City started about a year ago and is progressing according to schedule. The development is expected to be ready by 2015. We have just completed the construction of the Damansara City sales gallery, measuring a massive 4,700 sq ft, which includes a fully furnished show unit. As such, we will open it for private preview sessions very soon. iP: What are some of the ‘green’ features that will be incorporated? Yeow: Damansara City will be integrated with an array of green features and advanced eco-technology. The development will conform to the criteria set by Leadership in Energy and Environmental Design (LEED) and the Green Building Index (GBI) to achieve energy efficiency. The project will feature the latest energy efficient fittings and equipment, as well as green-labelled materials. Other eco-friendly measures include the use of LED lightings for the car park, driveway and drop-off areas; water efficient sanitary wares; the installation of motion sensor lightings in the public areas; and a water harvesting system to accumulate and store rainwater for landscaping purposes.

To ensure free flowing traffic within Damansara City’s surrounding area, we will build 6 ingress and egress points. There will be 4 ingress points to serve traffic coming from the SPRINT Highway, Bangsar or Kuala Lumpur, and 2 egress points for those who are heading to Kuala Lumpur or towards Petaling Jaya or Damansara.

iP: What is the property market outlook like for the rest of the year and going into the next year? Yeow: The scenario, at least for the next 6 months, is likely to remain unchanged. The property market is expected to experience a slower growth and demand will continue to be selective with a general preference for landed and affordable homes. Properties in preferred and choice locations, however, are expected to remain stable. Rising costs of building materials, I must add, is an area of great concern. The recent price increase for cement will have a chain effect on cement related building materials. In addition, labour costs and transportation have also increased lately. Naturally, all these factors will have an impact on the prices of new property launches, so a price hike is inevitable.

01 Yeow Wai Siaw, managing director of GuocoLand (Malaysia) Bhd 02 Salt water infinity lap pool 03 DC Residency facade

iP: What makes Damansara City so unique? Yeow: The development is truly one-of-a-kind with its aesthetic architecture features as well as overall look and feel. The lifestyle mall is the crown jewel of Damansara City, and will offer a new experience in dining, entertainment and shopping in Damansara Heights. Unlike conventional shopping complexes, the mall will introduce a unique open street retail concept with alfresco dining along the walkways and enclosed type retail space. We have engaged CB Richard Ellis, a renowned retail consultant, to get us the right tenant mix. Another key feature of the project lies in its seamless integration. Public transport commuters would be delighted with the convenience offered by the proposed MRT station that will be built right at the doorstep of Damansara City. The development is easily accessible with the excellent road infrastructure that includes the SPRINT highway, New Pantai Expressway, the nearby Federal Highway and the Penchala Link.


Green Homes: The Heart of Sustainable Living

50 | SPECIAL FOCUS | Green Building

01 Embracing Green Buildings Although green buildings and its technologies have been around for quite a while, there are still many who are not quite sure what it is all about. A green building is defined as a building that focuses on increasing the efficiency of resource use, while reducing the building’s impact on human health and the environment during the building’s lifecycle; i.e. through better sitting, design, construction, operation, maintenance and removal. A green building offers many advantages compared to a traditional brick-and-mortar building. For example: • Green buildings are designed to save energy and resources, recycle materials and minimise the emission of toxic substances throughout its lifecycle. • Green buildings harmonise with the local climate, traditions, culture and the surrounding environment. • Green buildings are able to sustain and improve the quality of human life whilst maintaining the capacity of the ecosystem at local and global levels. • Green buildings make efficient use of resources and have significant operational savings. Instead of a passing fad, green buildings have now become an established mainstream building practice. There are hundreds of studies that have proven the financial advantages of green buildings, from reduced construction costs to lower operating costs, both for residential and commercial buildings. Studies have also shown that employers with green buildings experience significant workforce benefits, including improved productivity, lower absenteeism, and better employee attraction and retention. Here are some green buildings, both residential and commercial, that are truly inspirational.

The Green Building Index The Malaysian Green Building Index (GBI) is a green rating tool for buildings to promote sustainability in the built environment and raise awareness among developers, architects, engineers, planners, designers, contractors and the public about environmental issues and our responsibility to future generations. The GBI rating tool provides an opportunity for developers and building owners to design and construct green, sustainable buildings that can provide energy savings, water savings, a healthier indoor environment, better connectivity to public transport and the adoption of recycling and greenery for their projects and reduce our impact on the environment. According to www.greenbuildingindex. org, the GBI is developed specifically for the Malaysian tropical climate, environmental and developmental context, cultural and social needs. The assessment of commercial and residential properties under the GBI rating tool is based on the following 6 main criteria: • Energy Efficiency • Indoor Environment Quality • Sustainable Site Planning & Management • Materials & Resources • Water Efficiency • Innovation

01 (L-R) IDEA House, REHDA HQ, S11 House and GTower malaysia | 51


S11 House:

Photo courtesy of Lin Ho

A Truly Green Home S11 house is an architectural feat standing amidst the mature neighbourhood of Section 11, Petaling Jaya. The home was personally designed by Dr Tan Loke Mun who is not only the owner of this beautiful house, but also the architect and brains behind this revolutionary development. Comprising 5+1 bedrooms and 6 bathrooms, the home bears a built-up size of 12,000 sq ft and consists of 3 levels. Awarded Malaysia’s first Green Building Index (GBI) Platinum Award (Provisional) under the Residential New Construction category, the home features an interesting throve of environmentally friendly characteristics. The home is also the proud winner of the Silver Award under the Single Residential Building at the 2011 Malaysian Institute of Architects (PAM) Awards. Its environmentally friendly features include recycled terracotta bricks and raw concrete as well as marble tiles salvaged from other property development projects. Partition walls inside the home were minimised to offer better cross ventilation and to create an open layout with an unobstructed view of the koi pond from the living room and dining area, which pans out to a beautiful lawn and salt water pool. Other interesting features in the home include an outdoor deck constructed from old chengal wood, a 12-seater dining table and other furniture made from recycled timber materials as well as a kitchen countertop that comprises of a single slab of travertine. The home has been fitted with low-E

laminated glass that allows the flow of natural sunlight, yet block out harmful UV rays and the heat. Bathrooms in the S11 house boast of various types of marble tiling that were salvaged from various other housing projects. The bedrooms have all been laid with wood panel flooring sourced from sustainably managed forests. S11 has an interesting staircase made from recycled steel rods which create an artistic visual effect, yet it is fully functional. The landscaping at S11 house complements the home’s environmentally sustainable features with beautiful yet rustic plants of various sizes to offer both beauty and functionality with regards to shade and cooling effects. The house has also been fitted with photovoltaic solar (PV) panels to tap natural power resources, whilst glazed light pyramids channel natural lighting into the home throughout the day. S11 house is equipped with power saving lights, energy efficient appliances and a solar water-heating system as well as air-conditioners with inverter systems that contribute to power savings. The rainwater harvesting system also speaks of responsible water management, whilst the low VOC paints and other low carbon-emitting construction materials contribute towards further efforts of an environmentally sustainable lifestyle.

01 Night view of the outdoor deck



02 Photo courtesy of Rehda


Green Headquarters Located in the bustling suburban township of Kelana Jaya, the Real Estate and Housing Developers’ Association of Malaysia (REHDA) has experienced a makeover to live up to its commitment to encourage more sustainable development. The original single-storey headquarters has made way for a 3-storey development that features the use of ‘green’ technology. REHDA’s new premise boasts of a multipurpose hall, training rooms, offices, a resource centre, a boardroom and a grand atrium. Its ‘green’ features include doubleskin external walls to reduce heat transmission and promote cross-ventilation. With photovoltaic (PV) panels on the roof, it is all set to generate renewable energy. REHDA also practises rainwater harvesting for the purpose of watering plants and general cleaning, resulting in significant energy and water savings. In order to reduce carbon emission, the building was constructed from eco-friendly materials such as fair-faced blocks, off-form concrete and other environmentally friendly materials. This has eliminated the need for cement plastering and paint. An additional noteworthy point is the atrium roof which allows the entry of natural sunlight, whilst the aluminium fixed louvre surrounding the atrium acts as

air vents to cool the environment and reduce energy consumption from air-conditioning systems. The building’s walls promote the flow of natural lighting, protect it from scorching heat and sunlight and offer a free flow of fresh air. The wall is also home to natural vegetation, which increases humidity, filters the air and offers aesthetically pleasing lines to the building. The building’s façade is modern and sophisticated, yet inviting and warm. Winner of the Pusat Tenaga Malaysia grant in conjunction with the Suria 1000 Programme, the building is a message to the industry towards sustainable development. The new and innovative building will house REHDA’s Selangor and Kuala Lumpur branch secretariats as well as its training and R&D facilities. In response to the government’s call for more ‘green’ initiatives, REHDA will continue to learn and improve its environmental initiatives to encourage more green development.

01 Front view of Wisma REHDA 02 Double-skin external walls to reduce heat transmission malaysia | 53

GTower A Quantum Leap in Green Technology Set along Jalan Tun Razak, one of Kuala Lumpur’s busiest roads, GTower is a standing monument to ‘green’ development, amidst the pollution and grime of the city – a first in the use of ‘green’ technology in a commercial development project in Malaysia. The integrated development, which consists of office and executive suites, a 180-room business hotel, a club and state-of-the-art lifestyle facilities, speaks of the power of technology and innovation fuelling sustainable development. Awarded Singapore’s Building & Construction Authority (BCA) Green Mark Gold Award, it is Malaysia’s first internationally certified green building. GTower is constructed with concrete pillars and double-glazed glass panels that are strategically positioned to reduce heat transmission into the building. The building also advocates chilled-water air-conditioning systems and innovatively designed cooling towers to reduce energy consumption. The interior of the building is fitted with LED, fibre optics and energy saving lights, with many key areas equipped with motion-sensor activated lighting systems as well as energy efficient escalators and elevators. That is not all – GTower also features a 7-storey living green wall at the back of the building that reduces heat and acts as a carbon dioxide scrubber for the internal environment.

01 Photo courtesy of Goldis Bhd

hotel and gymnasium are designed to be gentle on the skin with their salt-based eco-friendly sanitation system. Amazingly, the outdoor decks are made from 70% compressed rice husks transformed into durable decking planks.

Interesting elements include a front desk which is a cross-section of a fallen log accompanied by stools weaved from water hyacinth raffia. Driftwood, recycled zinc sheets, wooden furniture and recycled furniture elegantly re-upholstered, adorn GTower – but with an artistic touch. Airflow is automatically regulated and monitored for carbon dioxide levels to maintain clean air indices.

GTower’s ‘green’ certified carpets, made from recycled old carpeting and walnut veneer at lift lobbies and bathrooms, reflect a touch of classy sophistication and luxury. To add to its ‘green’ inspired technological achievements, GTower also practices rainwater harvesting with sensor-activated sprinkler systems for landscaping, pre-programmed to only distribute the optimum level of water required by each plant. The building’s unique water management system and energy-saving efforts have reduced water consumption and energy usage by significant proportions.

At The Club, aged ‘chengal’ wood wall panelling and flooring decks that spread to the Bridge Bar are evident. The latter is an amazing feat with a flooring constructed out of environmentally friendly materials and glass panels – which give it an appearance of being suspended between two towers, offering a panoramic view of Kuala Lumpur’s iconic city skyline. The bar is formed from old wine bottles artistically embedded into the walls.

GTower’s employees are equally committed to ‘green’ efforts through the Green Collar Movement which drives composting efforts from organic kitchen wastes, the conversion of kitchen and waste oil into soaps, as well as the use of recycled paper and biodegradable cleaning agents. Owned and operated by Goldis Bhd, GTower’s green efforts only incurred an additional cost of 3% to 5% to its overall development cost.

A 32,000 sq ft gymnasium with studios, therapy rooms and outdoor garden areas offer fitness buffs an invigorating experience. The infinity pools at the

01 GTower is Malaysia’s first internationally certified green building



Photo courtesy of Sime Darby Bhd


IDEA House:

Building For The Future

Sime Darby’s IDEA House, located in the growing suburban township of Denai Alam in the Shah Alam district, is the first prototype carbon-neutral residence in the Southeast Asian region. The residence features amazing green features that include a recyclable roofing system and kitchen cabinets, rainwater harvesting system, energy efficient household appliances, environmentally friendly lighting and solar photovoltaic (PV) panels. IDEA House is a testimony to Sime Darby’s commitment to sustainable development and communities that strike a balance between the use of advanced technology and natural resources. The development witnessed Sime Darby teaming up with 16 business partners to realise its dream for IDEA House. The latter was designed as a testbed for sustainable architecture that not only reflects the intelligent use of green technology, but also offers a comfortable and practical residential development. The home, measuring approximately 4,850 sq ft, boasts of futuristic facades that are not only aesthetically pleasing to the eye, but also bear beneficial significance to environmental sustainability. The residence is set amidst tropical landscaping with curvilinear forms that blend with the site’s topographical contours. IDEA House was designed to minimise heat transmission and lower cooling loads, whilst the lush greenery enveloping the development offer the much needed shade and weather-protection, reducing the need for

ventilation and cooling systems. The development is also set to tap on solar power with PV cell technology weaved into the homes’ infrastructure. ‘Grey’ water from basins and showers are recycled for use in toilets, whilst rainwater collected from the sloping rooftops are used for irrigating plants and vegetation, resulting in a significant reduction of water consumption while initiating the responsible usage of our water resources. Inspired by the traditional Malay ‘kampung’ concept, the verandah or ‘serambi’ offers opportunities for building community relationships whilst promoting relaxation and leisure. The home’s open layout concept, with the strategic use of glass panels and sliding doors, offer ample natural sunlight, a free flow of air and spacious living areas. The development’s landscape is based on the concept of promoting health, wellbeing, recreation, healing, agriculture and permaculture. IDEA House is indeed a revolutionary idea that puts Malaysia on the map for sustainable development.

01 Night view of IDEA House 02 The house was designed to minimise heat transmission

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56 | SPECIAL FOCUS | Vogue Suites One @ KL Eco City

KL Eco City: Malaysia’s First Integrated Green Landmark

KL Eco City is located at the edge of Bangsar and next to Mid Valley. Beyond its obvious geographical plus point, this development has plenty of advantages going for it. A joint venture project between S P Setia Bhd and Kuala Lumpur City Hall (DBKL), KL Eco City is Malaysia’s first integrated green luxury development and is poised to set a benchmark for eco-sustainable living. malaysia | 57

01 Masterplanned by The Jerde Partnership Inc., a world-renowned name in high profile global mixed-use projects, in partnership with leading local architects – GDP Architects, BEP Akitek and GRA Architects; KL Eco City will be developed to meet the stringent criteria of Malaysia’s Green Building Index (GBI) certification. Spanning over 25 acres, KL Eco City comprises more than 7 million sq ft of prime commercial, residential and retail space.

01 Artist’s impression of KL Eco City from Bangsar

58 | SPECIAL FOCUS | Vogue Suites One @ KL Eco City

02 03 04 05

Living Room Pool at Club@7 (Level 7) Vogue Suites One Gourmet Kitchen at 360Degrees (Level 52)

Unparalleled Connectivity

02 Phase One of the project, launched in April 2011 and worth over RM2 billion, comprises 12 blocks of boutique offices, a block of high-rise strata office suites (235 units) and a corporate office tower on a four-storey retail podium. More than 70% of it has been sold since then. Currently, KL Eco City is launching its first residential tower, Vogue Suites One – Malaysia’s tallest luxury residential apartment complete with lifestyle-driven features to meet today’s young urbanite’s expectations.


KL Eco City is easily accessible via major expressways; served by five dedicated incoming/outgoing ramps and bridges linking the development to the Federal Highway, New Pantai Expressway (NPE) and Jalan Bangsar. The new ramps will enable traffic heading towards Petaling Jaya and Kuala Lumpur to gain direct access into KL Eco City as well as exiting. On top of that, an advanced internal two-tier road traffic system is designed for the internal service roads circulating the development. The lower tier enables access to the service level, car parks and delivery zones, while the upper tier serves as arrival points for drop-offs and pick-ups at the main entrances of the various buildings. The developer is also investing up to RM30 million to construct an integrated rail transport hub along Jalan Bangsar. A new KTM Komuter

04 malaysia | 59 station at the project’s location will be completed by 2015. This will be integrated with the existing Abdullah Hukum Light Rail Transit (LRT) station and a subterranean station for the proposed Mass Rapid Transit (MRT) system. A pedestrian bridge will link the transport hub with The Gardens/Mid Valley City via KL Eco City’s main retail hub. Prime real estate Vogue Suites One is a 60-storey tower with 708 residential suites. Not only it is one of Kuala Lumpur’s tallest luxury apartment towers, this residential development also boasts 90,000 sq ft of lifestyle amenities spanning over four levels. With a Bangsar address to boot, Vogue Suites One features an

inspiring minimalist tropical architecture that offers a panoramic view of Kuala Lumpur city centre and Bangsar. Dining Pavilions, along with a selection of Gourmet Kitchens will lavish you with dining and culinary experiences fit for a king, complete with a spectacular view of the city at the Sky Bar. The Sky Gymnasium and Meditation Pavilion are designed to let you recharge your body and mind. If you are just looking to have a good time bonding with your family and friends, simply head over to the 50m Olympic-length pool, playground, the al fresco deck or even the submerged cabana deck. Vogue Suites One clearly epitomises fine urban living with an A-list of modern facilities.


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iProject Listing

PROPOSED (Circle Line)


QuickPro No: NC2611 Project Name: Vogue Suites One @ KL Eco City City: Bangsar, Kuala Lumpur Property Type: Condominium Land Title: Commercial Listing Price: From RM708,246 - RM5,973,528 Expected Date of Completion: 2017 Developer: KL Eco City Sdn Bhd (185140-X) Suite 5.01, Level 5, The Gardens South Tower Mid Valley City 59200 Kuala Lumpur Phone: (603) 2287 5522 Fax: (603) 2287 5225 Website:

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Living In Harmony With Nature From a humble beginning, the KEN Rimba township has evolved into an award-winning ‘green’ township comprising residential homes and commercial shoplots. KEN Rimba is Malaysia’s first green ownship that has a commercial centre, terraced homes and condominium projects. The township features a pioneering residential development called Legian Residences, which consists of 328 double-storey homes complete with environmentally sustainable infrastructure. In the pipeline is another residential development called Jimbaran Residences, which is scheduled to be launched end of 2012.

01 Beautiful sunrise at KEN Rimba 02 Linear Parks run throughout the side lanes of Legian Residences

The homes were designed and constructed to maximise sustainability and to promote a well-balanced and eco-friendly lifestyle. Legian Residences and Jimbaran Residences comprise of built-up sizes measuring 22’ x 65’ and 22’ x 75’ respectively. With 4 bedrooms and 3 bathrooms. This revolutionary residential hub is set to entice the palates of today’s sophisticated customers.

01 malaysia | 61

02 The homes are built at a strategic angle to minimise direct sunlight into the homes and to invoke a cooling effect. In addition, the use of low volatile organic compound (VOC) paint promotes a healthy indoor environment. Two water harvesting tanks strategically positioned at the front and back portion of the homes provide ample rainwater harvesting mechanisms to capitalise on nature’s offerings.

their own private pool – offering a great sense of exclusivity and prestige.

The use of eco-friendly construction material and fittings are the main selling points for both Legian Residences and Jimbaran Residences. These include recycled green rated gypsum plasterboards, recycled planks for the main gate and skylights for natural lighting. Corner units are equipped with

The homes feature ample natural lighting and ventilation, thus lowering energy consumption and the need for cooling systems. With a contemporary layout that promotes fluidity, comfort and a free flow of air, the homes are still practical in function yet stylish by modern standards.

The developer has also embarked on a community bicycle service for the residents of Legian Residences, whereby 20 bicycles will be made available for the residents to make short trips to nearby areas.


03 04

A beautiful indoor garden sets the pace for a lifestyle in harmony with nature. Amidst today’s skycrapers and futuristic building designs that are void of natural settings, Legian Residences and Jimbaran Residences offer discerning residents and investors the opportunity to own a piece of property that is perfectly in harmony with its natural surroundings. To establish a secure environment and offer peace of mind to the residents, the homes are within gated and guarded communities that come with trained security personnel accompanied by dog patrol units. KEN Rimba is the proud recipient of several prestigious awards that include: • The Green Mark Gold Certificate from the Building and Construction Authority (BCA) of Singapore for Legian Residences. It was also lauded with the Green Building Index Certification • A BCA Green Mark Certified (Provisional) Award for the KEN Rimba Commercial Centre • A BCA Green Mark Gold Plus (Provisional) Award for Jimbaran Residences

05 03 Homes’ North-South orientation provides shading against the sun 04 Community bicycle service with 20 units of bicycles for residents to use to go to nearby area 05 Interiors of the homes enjoying natural light throughout the day 06 Residents are secured with tight security that comes with dog patrol unit 07 Corner units come with a pool

The development is also anticipating the Green Mark Platinum award for its upcoming condominium development. The township of KEN Rimba promises its residents a wholesome lifestyle experience at an affordable price. With prices starting from RM548,000 onwards, the homes are made affordable to middle income families and individuals. Thus far, the development has received much enthusiasm from the public and over 80% has been sold within the first month of its launch. KEN Rimba is strategically situated close to various amenities and conveniences that include a KTM Komuter train station that is connected to the township by a covered walkway for the convenience of its residents. Other conveniences include the nearby University Teknologi Mara, the commercial business centres malaysia | 63 of Shah Alam, schools, hospitals and shopping malls. The township is easily accessible via the Federal Highway, the New Klang Valley Expressway, the Shah Alam highway and the Guthrie Corridor.


About the Developer KEN Rimba is another shining achievement for Ken Holdings Bhd, the developer of this award-winning township. Living up to its commitment to produce environmentally sustainable development whilst promoting green technology, the company is one of the pioneers in the nation’s thrust towards ecofriendly buildings. Founded as an engineering company, KEN Holdings introduced soil nailing systems for hillslope stabilisation more than 20 years ago. Their foray into property development began 15 years ago with their maiden development being Ken Bangsar – the first green residential high-rise development to be completed. Ken Holdings is the proud winner of the 2010 New Straits Times SC Cheah Choice Awards for Best Green Developer and the 2011 Carbon Neutral Status. Besides that, other jewels in its crown include the 2009 BCA Green Mark Gold Plus Award, the 2010 GBI Gold Award, the Edge-PAM Green Excellence Award 2010, and in 2011, the FuturArc Green Leadership Citation Award, PAM Silver Award for Excellence in Architecture and the FIABCI-Malaysia Property Award for Sustainable Development. For more information, call (603) 7727 9333, visit or, or contact us on

Location Map

07 iProject Listing QuickPro No: NC2641 Project Name: Legian Residences City: Ken Rimba, Shah Alam, Selangor Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Build Up: 1,840 - 2,215 sq ft Listing Price: From RM548,000 Expected Date of Completion: Completed with CF Developer: Ken Holdings Bhd No.6, Jln Datuk Sulaiman Tm Tun Dr. Ismail 60000 Kuala Lumpur. Phone: (603) 7727 9933 Fax: (603) 7728 8246 Website:

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Johor Bahru: Malaysia’s Southern Gateway

With a population of approximately 1.4 million, Johor Bahru city is Malaysia’s southern gateway to international frontiers, offering vast economic, commercial and industrial opportunities.

Home to Iskandar Malaysia, the new southern development corridor, Johor Bahru is one of Malaysia’s leading catalysts in the country’s development aspirations. The city’s rapid pace of urbanisation and development has catapulted it to international stardom giving rise to its tourism industry, spurred by excellent infrastructure to support the growth of this great city at the tip of Peninsular Malaysia. This has led to an influx of foreign investment, the migration of both Malaysians from other states as well as foreigners in the hopes of capitalising on Johor Bahru’s growing affluence and prosperity. Only second to Kuala Lumpur, Johor Bahru holds a treasure throve of exciting opportunities for both Malaysians and foreigners.

Fuelling the economy of this metropolis are its robust business activities that encompass heavy industry, petroleum refineries, manufacturing, shipping, commercial trading activities and tourism. The Port of Tanjung Pelepas, on the eastern side of the state, is the country’s most important commodity and mineral resources entry-point. The bustling city has seen rapid growth over the last 10 years with the rise of skyscrapers, international hotel chains, theme parks, modern lifestyle concepts and other attractions. Recently, Johor Bahru’s property sector has seen the birth of many high-rise commercial and residential developments that range from commercial buildings, serviced apartments to home-office concepts such as SOHO, SOFO and SOVO. Boasting of state-of-the-art facilities and contemporary living standards, these developments have taken the state by storm, resulting in Johor Bahru city achieving an affluent status. This exciting trend has led to the emergence of a multitude of lifestyle concept shopping malls, retail outlets and entertainment hotspots that have put Johor Bahru city on the map of the world. To add lustre to the state’s offerings, this city is set to witness the unveiling of a plethora of theme parks and entertainment parks over the next two years. With the opening of Legoland in September 2012, Johor Bahru is all set to welcome millions of visitors to its shores. In close pursuit of this development is the Puteri Harbour marina and waterfront development, which will house three major amusement parks by year end, namely, Hello Kitty Town, Little Big Club malaysia | 65

01 01 The port of Tanjung Pelepas 02 Mersing Laguna

and the popular Lat-themed park. Two sea-themed parks, which are set to make their debut in 2014, are Ocean Splash and Ocean Quest, courtesy of Khazanah Nasional, the government’s investment arm. Adding to this is Mersing Laguna, a RM22-billion seafront development featuring 22 hotels, a water theme park, a polo field, marinas and a host of shopping options. With its transformation into a fun-filled city oozing with modernism, Johor Bahru city is indeed an excellent investment option for investors, with its property sector expecting to grow in leaps and bounds. Offering a myriad of property development to choose from, Johor Bahru city has something for everybody – from top-notch home developments to low-cost housing projects. The city has attracted millions to its wide array of private and public educational institutions offering top quality education programmes. Of late, Johor Bahru has also seen an increase in international schools to cater to the growing expatriate community and affluent locals in the city. Neighbouring the cosmopolitan city of Singapore, Johor Bahru is where modern sophistication and true Malaysian heritage converge. Amidst its bustling urbanisation, the city still upholds its old world charm of traditional cuisine, age-old Malaysian delicacies and fusion cuisine from countries around the region, such as Thailand, Indonesia, Burma, Myanmar and India. The city has become ‘smaller’ with its extensive network of highways that have made travelling within Johor Bahru and other states a breeze, enhancing the state’s marketability and the strength of its infrastructure. Highways that feed Johor Bahru city include the NorthSouth Expressway, the Senai-Desaru Expressway, the Second Malaysia-Singapore Causeway, the Pasir Gudang Highway and the Skudai-Pontian Highway. The Senai Airport or the Sultan Ismail International Airport is poised to be the second largest airport in the region by 2025 after Changi in Singapore. To ease commuting into the city, the Johor state government has MRT/LRT facilities in the pipeline. The fully integrated city of Johor Bahru is all set for the future flanked by its extensive infrastructure and technological power, taking Malaysia to greater heights through this southern gateway, making Johor Bahru city a goldmine of financial and economic prosperity.



01 Heightened Urban Living at

UDA Heights Homebuyers have many choices to choose from the booming property market in Johor. However, nothing represents exclusivity quite as well as UDA Heights, a 5.8-acre freehold urban villa development in Bandar UDA Utama, Mukim Pulai, Johor Bahru. The Johor property market has been on the rise over the last 3 to 5 years. This is largely due to several key ongoing developments as well as numerous promotions by the Malaysian government. The value of homes in a number of areas within Johor Bahru has been trending upwards thanks to the completion of the West Coast Expressway and Eastern Dispersal Link (EDL), and most of the Southern Link. UDA Heights is a prime property with a location that is within reach from most major highways and arterial roads. In its vicinity are also national, Chinese and

international schools, which is great for families with school-going children. The nearby amenities and infrastructure include a private hospital, an international golf course, commercial centres, and supermarket and hypermarkets (AEON, Carrefour, Tesco and Giant). As for recreation, there is a 14-acre park within Bandar UDA Utama itself. As such, residents of UDA Heights will always be near to and surrounded by all kinds of conveniences. malaysia | 67 Modern Contemporary bungalows UDA Heights is an exclusive freehold residential project that features only 28 units of bungalows. Urban living takes a luxurious turn here as the corner and end units of these modern 2-storey bungalows come with swimming pools that are enclosed within private gardens. There are 3 types of villas to choose from, namely, the Garden Villa, the Pond Villa and the Pool Villa.

01 02 03 04 05

Victorian Villa Marquise Villa Modern design Spacious living area and quality finishing Baguette Villa

The built-up ranges between 3,812 sq ft and 4,204 sq ft, and the bungalows are sprawled across lot sizes between 7,750 sq ft and 10,158 sq ft. The bungalows house 7 to 8 bathrooms and bedrooms each, depending on its respective built-up. These contemporary homes are priced between RM1.9 million and RM2.4 million, based on a price of RM498 to RM570 per sq ft. Launched on 24 June 2012, UDA Height’s 2-storey bungalows are expected to be completed in June 2014.







06 Indulge your loved ones 07 World of tranquility

Purchasers will enjoy zero cost for the SPA and a low down payment. They will also receive a winter holiday in Korea (for 2 people) for purchases made from 1 September to 31 October 2012. Call (607) 237 4944 or email for more information on the development or for the terms and conditions of the offers. The developer is also offering 15% discount for Bumiputera buyers. About the Developer UDA Land (South) Sdn Bhd is a wholly owned subsidiary of UDA Holdings Bhd and one of the UDA Property Development group members. Besides its first development project, Bandar Baru UDA in 1976 in Johor Bahru, UDA Land (South) also developed the Tampoi Urban Centre (Pusat Bandar Tampoi), Skudai Kanan (UDA Business Centre) and Bandar UDA Utama where UDA Heights is located. The prominent shopping complex called Plaza Angsana is also an UDA Land (South) project strategically located in the 298-acre Tampoi Urban Centre township. More upcoming exclusive and vibrant development will be happening within the Tampoi Urban Centre as well as in Bandar UDA Utama. For more information on the group and its projects, visit

Location Map

07 iProject Listing QuickPro No: NC2622 Project Name: UDA Heights, Urban Villa City: Bandar UDA Utama, Johor Bahru Property Type: Double Storey Bungalow Land Title: Residential Tenure: Freehold Build Up: 3,812 – 4,204 sq ft Listing Price: RM 1.93 – RM 2.44 million Bumi Discount: 15% Total Units/Lots: 28 units Expected Date of Completion: June 2014 Developer: UDA Land (South) Sdn Bhd Wisma SBBU, No 1, Jalan Padi Mahsuri 12, Bandar Baru UDA, 81200 Johor Bahru. Phone: (607) 237 4944 Fax: (607) 237 4943 Website:

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Exclusive Residences At The Grey Stones Precinct Surrounded by a wide expense of greenery, scenic parks and spacious garden concepts, the Grey Stones Precinct @ Adda Heights is a dream-come-true for the modern urbanite with aspirations to live close to nature.

01 Grey Stones Precinct @ Adda Heights is an exclusive, gated and upmarket freehold development that boasts of 264 modern cluster homes and 50 sleek semi-detached residences nestled in the beautiful and breath-taking Adda Heights enclave. The homes feature large and practical build-up sizes ranging from 2,687 sq ft to 3,274 sq ft. Lot sizes range from 34’ x 70’/80’ for intermediate cluster to semi-detached units to 42’ x 70’ for end cluster units. The corner cluster units measuring from 50’ x 70’. The cluster units feature an open concept layout that result in dwellings that speak of comfort and spacious living.

The Grey Stones residences comprise 4 + 1 bedrooms with 4 or 5 bathrooms. Certain corner and end-unit layouts come with 5 + 1 bedrooms design. Discerning buyers and investors have 7 layout options to choose from with features such as separate wet and dry kitchens, covered terraces, lanai, private terraces, private courtyards, 3-car wide porches and so on. All master bedrooms feature balconies and for the semi-detached homes, the second and third bedrooms also feature their own balconies. All master bathrooms are fitted with bathtubs and malaysia | 71 separate tempered glass shower cubicles. Indeed, almost all the bathrooms will be ready-fitted with tempered glass shower cubicles with concealed hot water piping system. The first floor rooms are finished with upscale hardwood parquet flooring. The finishes here are equal to those found in any development of a comparable status, if not better. The semi-detached homes feature extra-high ceilings on the ground floor to give a more spacious and airy feel. All homes are well ventilated with large windows that welcome natural sunlight and fresh air. These premium homes enjoy exclusive views of either the Central Park or the Precinct Park. Adda Heights is located in the southern gateway city of Johor Bahru, within the booming and mature Tebrau Corridor, which is part of Iskandar, an economic development region set to power Johor into a developed nation status. It has 9 landed residential precincts, apartment clusters, a commercial precinct and a 10-acre retirement resort and lifestyle village, with twice the area of landscape parks when compared with other surrounding townships. It features a scenic lake surrounded by a huge 34-acre Central and Linear Public Park. One unique feature of this modern township is that there are no terrace houses – all landed properties comprise of double storey cluster, semi-detached or bungalow units. The development is set amidst a myriad of amenities and conveniences that include shopping havens such as Giant, Tesco, Carrefour and Econsave hypermarkets. Exclusive retail therapy can be found at AEON Tebrau City where AEON is the anchor tenant. For golfing and sports enthusiasts, the Austin Hill Golf & Country Club, Starhill Golf Club, Ponderosa Golf Resort and Daiman 18 are all nearby within short driving distances.

01 Type S1/S1a 02 Green and beautifully landscaped park 03 Type 5c2/5C2c 04 Modern and impressive guardhouse - main entrance




The schools and educational institutions located within a few minutes’ drive from Adda Heights are the Foon Yew (5) School, Sunway College, Fairview International School and Austin International School. To complete the picture, medical centres such as the new Sultan Ismail General Hospital, the Kempas Medical Centre and the proposed Dato’ Onn International Specialist Hospital will be within a stone’s throw away from Adda Heights. The Tanjung Golden Village @ Tebrau City and the Daiman Bowl bowling centre are also popular hotspots in the area. Adda Heights offers easy accessibility to the commercial business centre of Johor Bahru via the Dato’ Onn interchange. From the interchange, Adda Heights’ reach stretches to the new state administrative capital at Nusajaya, the port of Tanjung Pelepas, the eastern industrial hub of Johor Bahru and the port of Pasir Gudang. To the south, Adda Heights is a mere 7 minutes drive, through the Eastern Dispersal Link, to the Customs and Immigration Complex at Johor Bahru

Location Map


and the Malaysia-Singapore causeway, while the Senai International Airport is only 20 minutes away. The project, targeted at the local Johor population and Singaporeans, was launched in June 2012 and is expected to be completed by May 2014. About the Developer The Grey Stones Precinct @ Adda Heights is a project by Southern Gateway (M) Sdn Bhd, which is a member of the J. C. Chang Group of Companies, an established plantation group with its headquarters in Johor Bahru. It takes pride in developing a township that is and will continue to enhance the growing reputation and image of Johor Bahru as an international, liveable yet affordable city. To experience the sights and sounds of the Grey Stones Precinct @ Adda Heights and also limited units of the Purple Field Precinct, visit or contact Southern Gateway at (607) 351 2000 or email

iProject Listing QuickPro No: NC2630 Project Name: grey STONES (Cluster Home) City: Adda Heights, Johor Bahru, Johor Property Type: Cluster Homes Land Title: Residential Tenure: Freehold Build Up: 2,700 - 3,274 sq ft Listing Price: From RM904,800 - RM2,175,800 Expected Date of Completion: May 2014 Developer: Southern Gateway Sdn Bhd (114823-P) Sales Gallery, No.1 Jalan Adda 1, Adda Heights Johor Bahru 81100 Johor. Phone: (607) 3512 000 Fax: (607) 3512 003 Website:

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Go Skyhigh with Feng Shui Selecting the right property could be a nightmare, especially for those with no prior knowledge of the criteria with which they should evaluate the former. The challenge is even harder for high-rise buildings compared to landed property.

Those who have been through it would agree that selecting a desirable piece of real estate is definitely no walk in the park. While it is often easier to gauge the likeability of a landed property, the same cannot be said for high-rise buildings due to its size and other limitations. Naturally, with the spike in the general population as well as urbanisation, high-rise living has taken the world by storm. So, if you were selecting an apartment for purchase or rental, what would be the rules of thumb you should judge it by? First and foremost, we all want to avoid ‘negative’ apartments – apartments that are laced with negative Qi that will potentially cast an unfavourable light on the health, wealth, relationship and career of the occupants – but how do we identify such units? Before we go any further, let us identify the main features of a high-rise building that will serve as focal points for a proper Feng Shui evaluation.

• Shape of the building • Main entrance • Location of the unit Admittedly, there are actually no hard and fast rules in choosing the ‘perfect’ apartment. Let us review the general negative criteria, especially those that are associated with Sha Qi. After that, we can work on boosting the Sheng Qi (Positive Qi) of the apartment. Take, for example, the shape of the building itself. A stable building is much preferred thus, as far as possible, avoid buildings that are lopsided, shaped like a wedge or is overly thin or narrow. All these structures point to the unbalanced shape of the building, thus causing the Qi to be stretched out or squeezed internally. Just like landed property, the main entrance remains the forefront criterion – the ‘Mouth of the Qi’ – in Feng Shui assessment for high-rise structures as well. The only difference is, in a high-rise building, the main malaysia | 75 entrance to an apartment building is akin to the main door of the entire building. Yes, that includes every main door of every unit found within the building itself. In other words, a bad main entrance can effectively wipe out the possibility of ever having a good main door! As far as a positive main door goes, it should be spacious, prominent and does not sink deep within the building. It should be noticeable and if there is the presence of the Bright Hall – a large space for Qi to settle before redistributing throughout the entire property – give it a thumbs-up! On the flip side, an ill-stricken main door would be those with a hidden, sunken, or with low and tight entrance, so be on the look out for these. Additionally, a main door with steps leading to it could denote higher negative risks for the building. These stairs could cause the Qi to leak out rather than go in, and also, if the elevation is too steep, a Pulling Nose Qi problem could be created. So, if there are stairs at the main entrance, avoid at all cost! When you find a building with a stable balanced structure that opens to a positive main entrance, do not jump for joy just yet. A right unit within the building, like the other factors, is just as integral a step in safeguarding the positive Qi of your property. A bad unit within a good building could spell negative Qi for the occupants. Generally, for a unit to have good features, you need to look for a small garden or patio area outside the balcony of the unit. This means the unit is blessed with an External Bright Hall. If you are able to select a unit with such a feature, do so. Sometimes, the Bright Hall may not be located right outside your unit, but if it is still accessible via a window, this unit could be considered as a slightly superior unit choice as well. Other than that, make sure you stay clear of units located at the end of a corridor; opposite the fire unit, staircase or garbage chute; or too close to the lift area. Pay attention to the shape of the unit as well.

A square or rectangle unit is highly preferable. So before signing on the dotted line, make sure to scrutinise the blueprint of the unit. House hunting may be tiring and burdensome at times. However, with a little guidance and help, it could be a fun activity as well. Remember, good Feng Shui is not about making money – it is about maintaining the wellbeing of the occupants and making your home, be it landed or high-rise, a conducive one to support your goals and objectives in life. All images courtesy of Joey Yap Consulting Group.

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, visit

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

76 | HBA

10 pointers for house owners on Renovation:

What you must know and adhere to

Mass housing development is the mass production of a few standard home designs that often fails to satisfy any actual house buyer’s need. This has inadvertently led to the emergence of a spin-off industry known as ‘renovation’. - Part II 5.2) Getting consent from your Management Corporation (MC) In many gated and guarded community schemes, the Management Corporation (MC) is vested with the right to check the proposed renovation plan to preserve the harmony of the neighbourhood and to prevent it from becoming disjointed or incongruous. The deed of covenants, which is signed when the property is purchased from the developer, has a similar purpose. The former would have been adopted as ‘by-laws’/regulations/house rules of the stratified property.

local authority (LA) remains the only body to deal with these issues. Nevertheless, house owners are advised to consult the MC to ensure that all issues can be amicably resolved. 6) Timing of renovation works For houses (including those individually built) that have been completed and issued with the Certificate of Fitness for Occupation (CFO), the Certificate of Completion and Compliance (CCC) or the Occupational Certificate (OC), renovation may commence subject to the approval of the LA to amend the approved building plan.

The MC is vested with the right to comment on (and approve) issues ranging from aesthetics, style of design, extent of works and colour scheme, to how the surrounding environment would look like.

For houses such as terrace, semi-detached, superlinks and zero lots bought from the developer, and even individually built houses, you may commence your renovation works after the CFO or CCC has been issued.

The National House Buyers Association (HBA) is of the opinion that despite the good intention of the MC to preserve the integrity of the neighbourhood, the

However, clause 14 of the Sale & Purchase Agreement (Schedule G of the Housing Development [Control and Licensing] Regulations 1989), allows the ‘renovation’ malaysia | 77 to be carried out concurrently with the construction of the house based on your preferred specifications with the prior approval of the said developer. Should you choose to exercise this option, it is paramount that you work out the details of the works and specification while the house is still under construction. Remember, it is incumbent on the house owner to coordinate closely with the developer. 7) Time and manner for carrying out the renovation For those who reside within gated and guarded communities, it is important to check on the conditions stated in the deed of covenant/‘by-laws’/ regulations/house rules. In most gated and guarded communities, the MC would determine the amount of the deposit; the latter may be used to rectify non compliances by the building contractor, who is engaged by the house owners, such as non removal of building debris, materials or damage to common property, i.e. roads and drains, to preserve the integrity of the neighbourhood. By understanding these conditions, the owners can impose the same on the building contractor at the engagement stage; where a sum owing to the contractor is set aside for this purpose. For those not residing within gated and guarded communities, these non compliances will expose the house owners to a fine or other sanctions imposed by the LA. Similarly, a sum owing to the contractor should be set aside to meet such contingencies. Otherwise, the fine and sanction will be borne solely by the owners even though the contractors are the ones who breached the laws.

property is within a gated and guarded community or otherwise. This ensures that the neighbourhood is not overly burdened so that construction activities do not become a nuisance, especially in the evenings and weekends. 8) Aesthetic requirements This is meant for owners of terrace, semidetached, superlinks and zero lot bungalows where indiscriminate renovation may affect the appearance and integrity of the neighbourhood and undermine property values. Try to pay attention and be sensitive to the existing architectural aesthetics; consult your designer or architect before venturing on renovation works that affect the overall aesthetic or outlook of the building. 9) Compliance with approved plans Failure to strictly follow the Approved Building Plan has accounted for many cases in which the owners fail to obtain the CFO/CCC/OC. In some cases, the owners had deviated from the approved drawings with/without consulting their architects and engineers, and failed to follow the procedure for obtaining an approval for the amendments. As a result, they suffer from setbacks and delays when they are inflicted with a hefty fine by the LA and are ordered to stop work at the site until the proper procedure has been complied with. HBA is a staunch believer in carrying out works in compliance with the requisite LA requirements to avoid unnecessary hassles from the authority; i.e. warnings, delays and heavy fines by the LA, in addition to incurring renovation cost. 10) Financial outlay

The time restrictions for carrying out such renovations is stipulated by the MC as part of the approved conditions. This restriction ensures that construction works are limited to the daytime; the typical working hours would be from 8am to 6pm from Mondays to Fridays, and 8am to 1pm on Saturdays, and no work is allowed to be carried out on Sundays as it would be a rest day for most residents.

Having the financial resources and adequate capital outlay is crucial to the successful completion of the renovation works. If there was an interruption, at any instance, in the steady stream of money, the progress of the renovation would be affected. One should ensure that one does not bite off more than one can chew.

Actually, similar time restrictions would also be imposed by the LA regardless of whether the

*This is the final part of this two-part article.

NATIONAL HOUSE BUYERS ASSOCIATION [HBA] No. 31, Level 3, Jalan Barat, Off Jalan Imbi, 55100, Kuala Lumpur Tel: 03-2142 2225 | 012-334 5676 | Fax: 03-2260 1803 Email: | Web Site:

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Is Property An Asset or A Liability? Having a little discipline with one’s own disposable income and monthly debt repayment can go a long way in reducing a huge housing loan debt. Malaysia’s household debt-to-gross domestic product (GDP) ratio has trended upwards from 69% in 2006 to 77% or RM667 billion in 2011. Compared to other countries in the region, this figure is considered high. In January 2012, stricter lending guidelines were introduced to ensure that the consumer segment would not be overstretched for too long. While it will take a few years before Malaysia’s household debt can be reduced to below 60% of the GDP, the stricter guidelines is a step in the right direction. Today, many high- and middle-income families really cannot afford to continue paying their banks the monthly housing loan instalments as evidenced in the increasing number of bankruptcy under the housing loan category.

Malaysians between the ages of 25 to 40 years is more vulnerable to the economic down cycle due to their higher loan amount and unmanageable housing loan payments to the banks. Most Malaysians above 40 years old, with the exception of a select few, would have bought their houses 10 years ago or more at much lower prices and, consequently, they have a much lower and more manageable housing loan payment. Manage your liability In my article entitled ‘BLR Management: A Must Know Subject in Property Investment’ which was published in the previous issue, I mentioned that the Base Lending Rate (BLR) fluctuates throughout the loan tenure and, as a result, you have to bear a higher debt servicing cost.

LR t eb @ B D er ost Loan Amount RM300,000.00 gh C i H ing Interest rate BLR – 2.2% p.a. (6.6% - 2.2% = 4.4% p.a.) as per Letter of Offer ic rv Tenure 30 years Se

Monthly repayment amount RM1502.28 as per Letter of Offer


Effective Interest Rate

Outstanding Balance

Payable Interest

Payable Principle








After 12 repayments



Another 12 repayments

RM295,492.86 7.10% Table 1 (only 4.90% for reference purpose) 5.40% RM291,163.81 7.60%







Another 24 repayments






Another 12 repayments

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: or contact them at (603) 9054 4033 or email them at malaysia | 81 Furthermore, this can mean a higher bankruptcy risk if there is a mismanagement of the housing loan debt. The new lending guidelines are not limited to new loan applications; it applies to every household debt. Maintaining good discipline with one’s own disposable income and monthly debt repayment is one of the basic fundamentals of financial planning. The same practise should also apply to the monthly household and individual expenditure budget. If you do not put aside a budget from your monthly savings, you will be stuck with a huge housing loan debt for a very long time. Let us take another look at the table from my previous article. You are now aware that a monthly savings of 5% to 10% from your disposable income is the lifebuoy saving you from drowning in housing loan debts. It keeps your head and nose above the water level, floating until the end of the contract, or worse, until the end of your life if the loan tenure is prolonged. With the Slash Interest Methodology (SIM), you can turn the lifebuoy into a lifeguard. SIM can help slash between 30% to 50% of the loan tenure and BLR fluctuation risk. You have a guaranteed timeline to fully settle your housing loan as well as reduce the debt serving cost. Financial Freedom with property investment It is wishful thinking for you to assume that you will end up wealthy one day if you work hard and save money. You are more likely to end up with some modest, but useful savings. If you want to accumulate serious wealth, then buying, developing and selling property is a well-established way to build a significant capital position. One of the key elements is, you can gain leverage on your investment by borrowing money. For example, you borrow RM200,000 from the bank and put in RM50,000 of your own money to buy a property for RM250,000. Then you develop the property and sell it for RM400,000. The property has increased in value by 60%, but your RM50,000 has now grown fourfold to RM200,000. With SIM 50, you have slashed 50% of the payable interest and increase your net profit and cash in hand. You can even enjoy early retirement with net rental collection. For example, if the rental yield of 5% from a property valued at RM400,000 is RM1,670, then the loan repayment is RM1,000 and the net rental is RM670. With SIM 50, your 30-year housing loan is settled within 15 years. You could retire 15 years earlier just by buying 2 properties with a RM100,000 downpayment and collecting a net rental of RM3,340 monthly.

SIM is not just your lifeguard, it is your stepping stone to wealth, which is the part of your net worth (asset minus liability) that generates capital gain, income and dividend without your labour. The real value, of course, is that you could maintain your lifestyle even if you were disabled or unable to continue working at your primary occupation. Better yet, unlike a salaried employee, wealth cannot fire you - you will have to squander it. It is far easier to lose a job than wipe out a well-constructed portfolio. You have to select the right properties in the right areas and develop them wisely, especially in terms of loan management. You will no doubt be at risk from booms and busts in the property market. However, in the long term, this remains a proven way to accumulate wealth. It is true that there are more important things in life than accumulating wealth. Who wants to end up rich, unloved, lonely and in poor health? However, if you can enjoy a balanced life, and at the same time become rich, why not do so? Plan your route and relish the journey.



Legendary Dragon From the Feng Shui perspective, an undulating mountain range that resembles the mythical Chinese dragon is an important factor when evaluating a piece of property.

An evaluation of landforms, from a Feng Shui perspective, concerns four parameters: the mountains from which energy originates; the presence of rivers; the location of meridian points; and the presence of protective barriers across the rivers. In the previous article, I only focused on the river because from the Feng Shui perspective, the river is more important than the mountain. In this article, I will attempt to provide a basic understanding of the mountains. In Feng Shui terms, mountain ranges are often described as dragons. It is not difficult to see how an undulating highland resembles a mythical Chinese dragon. Thus, Feng Shui practitioners would look for the ‘dragon’ when they evaluate a piece of property. The mystical dragon is a powerful, fearful and colourful creature; this legendary animal was deeply entrenched in the folklore of the ancient Chinese society. It was believed to be a transformation of the Heavenly God that has come down to earth to salvage perilous situations and create disasters such as floods if the people went against its wishes, but all these are merely folk tales. What is the importance of the mountain? Energy moves from a higher potential to

a lower potential. Starting from the top of the mountain ranges, the earth energy flows downwards and sideways. Its form and velocity; its composition and mineral content; its rigidity and so forth, is altered by the terrain. malaysia | 83 When observing the mountain, there are 2 important factors to consider, namely, the form and the force of it. The latter comes before the form. There are 5 types of forces, which is determined according to the directions. On the other hand, there are 9 types of forms, which is determined according to the formation and the flow of the mountain range. Ideally, the mountains should branch out to form embracing arms. These arms generally have different lengths, and from high up in space, one will probably observe that it looks more like a thumb and forefinger encircling a flat piece of land. Embracing arms have the tendency to act like a parabolic dish of some kind and pool energy in the middle. They also shield the area from strong winds that can dissipate this energy pool. Feng Shui always emphasises on the movement of the earth energy from higher ground to lower ground, which stops when it meets different rigidity such as the river, lake or sea. Therefore, it is always advisable to position a house in front of the highland, but should not be facing it. The earth energy is constantly moving and is brought into the house through the main entrance. However, it does not stay in the house, but keeps moving to lower land until it meets a river or lake. In this scenario, if the location of the entrance of the house is good according to the Kua number of the owner, this is only for the short term but not for the long term. The house simply is not able to contain the energy, which is bad for the next generation. You may recall that this mountain has an effect on one’s descendants as mentioned in the previous article. If you would like to acquire a property on the mountain, avoid these 5 types of taboos by all means: 1. A bare mountain and landform that bears poor vegetation because the energy is not in harmony and vibrant;

2. Broken or abruptly cut mountain and landform because the energy source is being discontinued and not accumulated; 3. Rocky mountain and landform because the energy is not being transferred and does not travel via components of the earth; 4. Midrange and slopes because the energy will not stop until it reaches flat land where it meets the river and water; 5. A single mountain because there is no supporting energy from the mountain range. In Feng Shui, it is not ideal to stay on top of the mountain where the energy is dispersing and the dwellers are not able to tap the earth energy. In spite of all this, vice-related businesses such as casinos, entertainment centres and others can be operated on top of the mountain. In addition, religious places such as temples, cathedrals and churches can be located on top of the mountain too. Thus, just because a landform is said to be dragon-like or turtle-like, it does not mean that an actual dragon or turtle was trapped within, or that some mythical beast died there and its remains got transformed into a mountain or island. Nevertheless, these stories make good bedtime stories for children.

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”).



Going in the Property Sector A green building can offer many perks to property developers and owners alike. However, so far, only one of them enjoys the financial incentive to build green. by Steve Chia, Senior Executive Director, PwC Taxation Services, Malaysia

Over the years, we have seen a pop-culture shift towards the conservation of the environment – a movement popularly coined as ‘going green’. Going green is the process of changing your lifestyle for the benefit of the environment. It teaches you to be accountable to the environment and to get what is needed without overtaxing natural resources. Globally, buildings consume up to 40% of the world’s energy and 12% of its water, and contribute 40% of the waste sent to landfills. In Malaysia, commercial and residential buildings account for about 13% of total energy consumption and 48% of our electricity consumption. An average building wastes about 30% of the energy it consumes because of inefficiencies. Therefore, the adoption of green technology in the building and construction sector is critical in pursuing the green agenda. Buildings with ‘green’ features have been given different names – low energy building, zero energy building, sustainable building and green building. However, they all have the same objectives of reducing energy consumption and using resources more efficiently to promote sustainability. The Malaysian government too has given a greater focus to green developments in recent years and is making an effort to embrace green technology. We see this through the various measures they have put in place to stimulate the adoption of green technology in the building and construction sector. Green Building Index As the industry embraced the concept of green buildings, there was a need for Malaysia to develop its own rating tool for buildings, tailored specifically to our tropical climate. In 2009, the Green Building Index (GBI) was launched to promote the sustainability of buildings. It raised awareness among developers, architects, engineers, contractors and the public, about environmental issues and our responsibilities to future generations.

In rating the buildings, the following criteria are adopted – energy efficiency, indoor environmental quality, sustainable site planning and management, material and resources, water efficiency and innovation. With the launch of the GBI, the government also introduced tax incentives for GBIcertified buildings to encourage the construction of buildings using green technology. Income Tax Exemption Owners who construct GBI-certified buildings are given 100% tax exemption on additional capital expenditure incurred to obtain the GBI certificate. This exemption can be set off against 100% of the owner’s taxable business income and is given once in the building’s lifetime. The tax incentive is given for buildings awarded GBI certificates from 24 October 2009 to 31 December 2014. At first glance, the incentive sounds attractive. However, a further review may reveal a different outcome. The calculation of the incentive is based on the incremental cost incurred. For example, if the owner installs an energy efficient chiller instead of a normal one, the claimable cost would be determined based on the additional amount that the owner needs to pay to install the energy efficient chiller. The additional amount to be claimed is determined by Lembaga Arkitek Malaysia (LAM) and will be stated in the GBI certificate. As the construction of a green building may not necessarily entail a significant cost increase (if planned properly from the design stage), the tax exemption may not yield substantial tax benefits. In fact, the additional cost incurred may only be in the region of 10% to 15%. Before the GBI incentive, tax incentives were already given to companies that generated energy from renewable sources and for energy conservation/ efficiency (EE) activities. These incentives allowed investors to claim investment tax allowance on the qualifying capital expenditure incurred for 5 years. malaysia | 85 The EE and GBI incentives are mutually exclusive, which means that if the owner invests in energy efficient assets on green buildings, he can only elect to claim either the GBI or EE incentive, and not both. The EE incentive is more attractive as the qualifying cost is calculated based on the full amount instead of the incremental value of an EE asset. However, qualifying assets for the EE incentive are restricted to energy efficiency assets and not other green assets. To maximise tax efficiency, GBI-certified building owners can apply for the EE incentive so that their EE assets enjoy the investment tax allowance based on the full cost incurred if this gives better tax benefits. Their other green assets will qualify for the GBI tax exemption, but based on their incremental value. The one caveat is that the GBI exemption is only given to a person who incurs the qualifying expenditure and commences his business at the GBI building. Property developers or property owners who lease GBI properties to collect passive rental income and subsequent property buyers are not eligible. Stamp Duty Exemption To encourage the acquisition of green residential properties, a stamp duty exemption for sale and purchase agreements executed from 24 October 2009 to 31 December 2014 is given. This exemption is calculated based on the additional cost to obtain the GBI certificate. It is given to first-time property owners only and must be purchased from the developers. Other Incentives To encourage the use of renewable energy by the private sector, the Ministry of Energy, Green Technology and Water (KeTTHA) announced in 2011 the implementation of a Feed-in-Tariff (FiT) through the Sustainable Energy Development Authority (SEDA). Under the FiT, electricity produced from renewable energy sources – such as biomass, biogas, small-hydro and solar resources – is sold to power utilities at a fixed premium price for a specific duration. KeTTHA also launched the SAVE programme last year which allows Malaysians to enjoy lower entry points of purchase for energy efficient appliances. For 5-star rated refrigerators, 100,000 rebate vouchers of RM200 per unit are to be given out. For 5-star air-conditioners, 65,000 vouchers of RM100 per unit are up for grabs. Planning to invest in a chiller for commercial buildings? You qualify for a rebate of RM200 per RT (Refrigeration Ton) (on a first come first served basis until 2012 that is).

Incentives For Developers? Most of the incentives mentioned above are targeted at property owners. So what about incentives for developers? Regrettably, at this stage, there is no specific green incentive catered to them. To encourage developers to take on green developments, some form of incentive should be given. In Singapore, for example, developers are given funding for engaging environmentally sustainable design (ESD) consultants to conduct studies and to focus on energy efficiency in buildings from as early as the design stage. Also, the Green Mark Gross Floor Area Incentive Scheme encourages developers who attain higher ratings to be given additional floor area over and above the Master Plan Gross Plot Ratio (GPR) control. Malaysia may consider adopting some of these measures to encourage the development of green buildings. With global warming in the picture, the green agenda is something we cannot ignore. The clock is ticking and it is time for all to take proactive action to address it. If we start with some of these small changes, we could collectively create a significant impact. With this, we can hopefully reduce our carbon dioxide emissions by 40% by 2020, as committed during the United Nations Climate Change Conference in 2009.


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Security Systems Sensorlink Sdn Bhd Website: Tel: 603-7983 7270

Expressions Entertaiment Sdn Bhd Website: Tel: 603-4270 3372

ADT Services (M) Sdn Bhd Website: Tel: 1300-88-0228

Universal Cable (M) Bhd Website: Tel: 603-7845 6699

Solar Water Heater

Curtains SSF Sdn Bhd Website: Tel: 603-6140 2020

Alied Movers Website: Tel: 603- 6259 3470

Insect Screens

SolarMate Sdn Bhd Website: Tel: 603-5569 1688

Elegant Home Decor Sdn Bhd Website: Tel: 603-9172 3126

Monier Sdn Bhd Website: Tel: 1800-88-0865

CSR Climate Control (M) Sdn Bhd Website: Tel: 603-3341 3444

Interior Design

Window, Curtains & Blinds

Monier Sdn Bhd Website: Tel: 1-800-88-0865

Structure Rhythm Sdn Bhd Website: Tel: 603-9205 6209

Feng Shui

Oceana Ventures Sdn Bhd Website: Tel: 603-7877 0048

Eco/Energy Saving

Studio 212 Sdn Bhd Website: Tel: 603-7885 8280 Prosperity Feng Shui Sdn Bhd Website:

B&N Design Associate Sdn Bhd Website: Tel: 603-4142 6344

Kitchens Artset Design Sdn Bhd Tel: 603-6156 3763

Hunter Douglas Window Fashions Malaysia Sdn Bhd Website: Tel: 603-5191 2020

Water Purifiers Nesh Marketing Sdn Bhd Website: Tel: 603-8060 3668


The Thompson Collection 2

Vue Residences

Location: Ipoh, Perak Property Type: Double Storey Bungalows Land Title: Residential Tenure: Freehold Land Area: 7,653 - 12,800 sq ft Build Up: 4,800 - 6,800 sq ft Listing Price: From RM2,950,000 - RM5,100,000 Expected Date of Completion: December 2014 Developer: Taiko-Straits Developments Sdn. Bhd. (673680-H) Phone: (605) 545 2888 Fax: (605) 548 8222 Website:

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:

Laman Ceylon

Shng Villas

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: 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: Website:


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Project Name: The Mark Location: Taman Bukit Segar Jaya, Cheras, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Leasehold Build Up: 618 - 1,166 sq ft Listing Price: RM 380,000 - RM 670,000 Add in Package: Fully Furnished Developer: Jaguh Gemilang Sdn Bhd (484693-W) Phone: (603) 2278 1118 Fax: (603) 2278 1119 Website:

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 Expected Date of Completion: 2015 Developer: Kiara East Property Sdn Bhd (69866-P)


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Phone: 1800 88 9288 / (016) 216 2886 Fax: (603) 4041 1879 Website:

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:

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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Project Name: The Mark Location: Taman Bukit Segar Jaya, Cheras, Selangor Property Type: Serviced Residence Land Title: Commercial Tenure: Leasehold Build Up: 618 - 1,166 sq ft Listing Price: RM 380,000 - RM 670,000 Add in Package: Fully Furnished Developer: Jaguh Gemilang Sdn Bhd (484693-W) Phone: (603) 2278 1118 Fax: (603) 2278 1119 Website:

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 Expected Date of Completion: 2015 Developer: Kiara East Property Sdn Bhd (69866-P)


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Phone: 1800 88 9288 / (016) 216 2886 Fax: (603) 4041 1879 Website:

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:

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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Project Name: Primer Garden Townvillas Location: Cahaya SPK, Shah Alam, Selangor Property Type: Townhouse Land Title: Residential Tenure: Leasehold Land Area: 17.76 acres Build Up: From 2,343 - 2,863 sq ft Listing Price: From RM700,000 - RM1,500,000 Total Units/Lots: 244 Expected Date of Completion: August 2015 Developer: SJ Properties Sdn Bhd Phone: (603) 7846 4407 Fax : (603) 7846 4905 Website:

Project Name: Tamarind Location: Puteri Heights, Bandar Country Homes, Rawang, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Leasehold Build Up: 42' x 70' sq ft Total Units/Lots: 33 Developer : Hartawan Pasifik Sdn Bhd Phone : (603) 2142 3222 / (603) 2148 3222 Fax : (603) 2141 5222

Project Name: Lake Club Parkhome Location: Rawang Town, Rawang, Selangor Property Type: 2-sty Garden Villa/3-sty Grand Villa Land Title: Residential Tenure: Leasehold Land Area: 63.56 Acre Build Up: 2,511 to 3,570 sq ft Listing Price: From RM720,000 - RM1,380,000 Expected Date of Completion: Dec 2014 Developer: Hype Park City Sdn Bhd by DA Land Phone: (603) 6093 7188 Fax: (603) 6092 7988 Website:

Project Name: Canary Residence @ Cheras Hartamas Location: Jalan Cemara 1, Cheras Hartamas, Cheras, Kuala Lumpur Property Type: 3 & 4 sty Terrace/Link House Land Title: Residential Tenure: Leasehold Land Area: 4.25 Acres Build Up: From 2,400 - 3,500 sq ft Listing Price: From RM1,181,040.00 Expected Date of Completion: Mid 2015 Developer: OCR Phone: (603) 7710 1000 Fax: (603) 7729 0300 Website:


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Project Name: Sterling Villas Location: Cheras South, Selangor Property Type: Zero-Lot Bungalow Land Title: Residential Tenure: Freehold Build 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 Developer: Sterling Housing Development Sdn Bhd Phone: (603) 7955 6988 Fax: (603) 7958 4688 Website:

Project Name: KRISALIS Location: 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 Expected Date of Completion: November 2012 Developer: Perbadanan Kemajuan Negeri Selangor (PKNS) Phone: (603) 5510 2316 HP No: (6016) 251 0113 / (6016) 245 8116 Fax: (603) 5510 2337 Website: /

Project Name: The Rafflesia @ Park Location: Damansara Perdana, Selangor Property Type: Semi-detached House Land Title: Residential Land Area: 27.35 acres Build Up: 3,752 - 5,131 sq ft Listing Price: From RM2,553,315 - RM4,444,000 Total Units/Lots: 50 Bumi Discount: 7% Expected Date of Completion: June 2014 Developer: Saujana Triangle Sdn Bhd (339170-W) Phone: (603) 7729 1133 Fax: (603) 7710 2558 3 Storey Semi- Detached Home Website:

Project Name: First Village of Gold Coast Morib Resort Location: Pantai Morib, Banting, Selangor Property Type: Timber and Modern Bungalow Land Title: Residential Tenure: Freehold Listing Price: From RM488,888 Price per sq ft: RM88 Total Units/Lots: 158 Expected Date of Completion: 2015 Developer: STG Group of Company Phone: (6010) 948 9965 / (6016) 2070 983 Fax: (603) 3323 3188

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Project Name: Sentosa Heights Location: Kajang, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Leasehold Land Area: 40' x 90' / 45' X 100' / 50' X 90' Build Up: 3,810 - 4,115 sq ft Listing Price From: RM 1,235,700 Expected Date of Completion: Completed August 2012 Developer: Serba Sentosa Sdn Bhd (190102-U) Phone: (603) 8737 8228 / (603) 8737 2323 Fax: (603) 8736 9115 Website:

Project Name: Camellia Location: TTDI Grove, Kajang, Selangor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 40'x80' Build Up: 3,449 - 5,334 sq ft Listing Price: From RM 1,479,000 Expected Date of Completion: June 2014 Developer: Prestige Improvement Sdn Bhd Phone: (603) 2787 7969 / (603) 8738 6688 Fax: (603) 5511 1990 Website:

Project Name: M Residence Location: Rawang, Selangor Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 22' x 80' Build Up: 2,280 sq ft Expected Date of Completion: 2014 Developer: Semai Meranti Sdn Bhd (288532-U) Phone: (603) 6092 8188 / (603) 9221 6888 Fax: (603) 9222 8988 Website:


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*Open for Registration / Artist impression only

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:


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Project Name: Cantonment Exchange (CX) Location: Jalan Ipoh, Kuala Lumpur Property Type: Shop-Office Land Title: Commercial Tenure: Freehold Build Up: 1,507 - 14,077 sq ft Listing Price: From RM424,800 - RM8,129,800 Total Units/Lots: 192 Bumi Discount: 5% Expected Completion of Date: 2015 Developer: Aureate Construction Sdn Bhd Phone: (6016) 216 2886 Fax: (603) 4041 1879 Website:

Project Name: Gravitas Biz Park Location: Shah Alam, Selangor Property Type: Factory Land Title: Industrial Tenure: Freehold Build Up: 4,900 - 5,900 sq ft Total Units/Lots: 50 Bumi Discount: 7% Expected Date of Completion: Mid of 2015 Developer: Potensi Rajawali Sdn Bhd Phone: (603) 2161 3322 / (603) 7728 2229 Fax: (603) 2161 3327 Website:

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:

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


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Project Name: Taman Laguna Location: Jalan Sri Laguna, Johor Bahru, Johor Property Type: 2-sty Terrace/Link House Land Title: Residential Tenure: Freehold Land Area: 2,080 sq ft Listing Price: From RM638,000 - RM1,209,000 Expected Date of Completion: March 2014 Developer: Nusa Utama Sdn Bhd (466265-A)


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Phone: (607) 241 2266 Fax: (607) 238 2866

Project Name: Taman Laguna - Semi Detached House Location: Johor Bahru, Johor Property Type: Semi-detached House Land Title: Residential Tenure: Freehold Land Area: 4,370 - 4,500 sq ft Build Up: 4,172 sq ft Listing Price: From RM1,300,000 - RM1,900,000 Expected Date of Completion: June 2014 Developer: Nusa Utama Sdn Bhd (466265-A) Phone: (607) 2412266 Fax: (607) 238 2866

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:

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:

108 | SEAPA

Gearing up for the South East Asia Property Awards 01 02 03 01 (L-R) Aileen Han and Nicole Teng from E&O Property Singapore 02 (L-R) Rozzana Basri from Sime Darby Property and Serene Liam from Ensign Media 03 Winners of the South East Asia Property Awards 2011

With less than two months to go until the winners are announced at the South East Asia Property Awards, judges are busy tallying the points following their site visits. Shortlisted companies in 37 award categories, including developer, development, real estate services and architecture/interior design awards, are expected to be announced by mid-October. Terry Blackburn, CEO of the event organiser Ensign Media, said, "Although we are only in our second year, we have seen a tremendous increase in interest for 2012. The South East Asia Property Awards is not trying to compete with other global awards, because we are not pretending to know the global market, but we do have an in-depth understanding of our regional niche.” He added that, “Ensign Media is based in South East Asia. Our main readership is here, and the awards are nominated by people who understand the region. Our judging panel has been handpicked for their wealth of hands-on experience specifically across Asia, so

we can say that the South East Asia Property Awards truly celebrate the best in the region." Ticket sales for the second annual South East Asia Property Awards gala dinner and awards ceremony are well underway, with many taking full advantage of the super early bird promotional rate of US$300 per ticket. The special rates are valid for bookings until 15 October, after which it will be increased to US$350 per ticket. Two major players in the regional property industry – Singapore-based Far East Organization and Malaysiabased Sunway Integrated Properties – are supporting the high profile event as industry sponsors, joining co-sponsors Property Report South East Asia, RCI and the Evorich Flooring Group, as well as supporting association the Royal Institution of Chartered Surveyors (RICS). The 2012 South East Asia Property Awards will be presented at the Shangri-La Hotel in Singapore at a lavish gala dinner on 21 November 2012. The awards ceremony is presented by Ensign Media. The latter is also the producer of the Thailand Property Awards, now in its seventh year, and the publishers of Property Report South East Asia.


Oregeon Property Consultancy Sdn Bhd VE (1) 0266

New Bob Realty Sdn Bhd

HON Property Consultants

(Co. No. 69200-K)


OREGEON Property Consultancy Sdn Bhd is a Malaysian registered company approved by the Board of Valuers, Appraisers and Estate Agents, Malaysia to provide consultancy services. OREGEON is competent and professionally qualified to undertake the valuation of all types of landed properties and tangible assets for all purposes, feasibility studies, property consultancy, research and real estate agency.

Since 1959, New Bob Realty, the first real estate company in Penang & the Northern regionon Malaysia, has established itself as one ofthe most prominent the industry has to offer.

HON Property Consultants, is a registered property consultancy firm with the Board of Valuers, Appraisers and Estate Agents. We offer comprehensive property consultancy services and operations of the highest standards to all clients strictly in accordance with the professional code of ethics and governing rules, regulations and guidelines as stipulated by the Board of Valuers, Appraisers and Estate Agents. We are a team of strong, highly dynamic, well-trained and dedicated individuals, some of whom have more than 10 to 15 years of experiences in the real estate industry. We are committed to always place our customers’ needs above all. We specialize mainly in the selling and letting of residential, commercial and industrial properties as well as marketing projects of many prominent industrial, commercial and housing developers within the Klang Valley. Other professional services that we also offer includes Property Valuation, Property Management and Property Auction.

At OREGEON, we provide the opportunity for talented and enthusiastic individuals to thrive in an incentive driven environment with no limits. We are looking for Negotiators and Valuation Executive to join our teams. You will receive continuous training and for those with the ability and drive to succeed there is unlimited potential. If you can demonstrate your success, are motivated, energetic and passionate about property, we would like to hear from you! Tel: (603) 6141 3131 Fax: (603) 6151 3141 Email: Web:

We offer our clients a whole spectrum of professional advisory, management services, and opportunities to successfully invest, sell or lease residential and commercial properties in the market. We specialise in buying, selling, leasing, rental and property management. New Bob Realty was awarded Top Agency for Danaharta Tender in 2002. Its recent awards include the 2011 SOBA ICT/ Technology Award as well as the 2011 Bloomberg’s Asia Pacific Property Award for the most Highly Commended Website. If you are interestedin a career in real estate, join our professional team today! Penang (HQ) Tel: (604) 229 1111 Fax: (604) 226 7777 Butterworth Tel: (604) 399 9111 Fax: (604) 399 9777 Sungai Petani Tel: (604) 421 1111 Fax: (604) 422 7777 Email: Web:

Real Property . My

Johan Realty

(E(3) 1379)

E (3) 0196

Whether it is for the purpose of relocation or wealth building investment, we assist our clients in finding the space they need. We Sell and Rent various types of properties including residential, commercial, industrial properties and land. REALPROPERTY.MY is firmly built on passion, knowledge, energy, enthusiasm, integrity and professionalism. YOU WANT TO BE A REAL ESTATE NEGOTIATIOR? PLEASE CONTACT US FOR MORE INFORMATION! Tel: (603) 2246 0809 Fax: (603) 2246 0810 Email: Web:

Requirements: - No experience required but must be quick learner and willing to learn - Male or female above 18 years old - Possess own transportation - Fresh graduates / entry level applicants are encourage to apply Responsibility: - To actively source for property listings (sale and rental) - To promote and market available properties - To serve and assist potential buyers and tenants on their real estate requirements - To provide follow up and value added service to new existing customers - Listing and project will be provided by company - Training on legal, loan and market information will be provided by company Please call: (012) 221 1443 / (012) 206 6654 Tel: (603) 9173 7335 Fax: (603) 9173 8335

Our philosophy is simple: “Your Satisfaction Is Our Commitment”. Tel: (603) 7984 4228 Fax: (603) 7987 0227 Email:

This 6.2cm x 10.5cm column is yours for only

RM1000* (*6% GST included) Malaysia Network:

Group : Malaysia : Indonesia : Hong Kong : Macau : Singapore : CommercialAsia : Philippines : India : iLuxuryAsia : Expo




Cover-First Village August_FA.pdf

11:58 AM

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


DK City @ Bandar Sunway “Style-Setting, Trend-Blazing”

VIEWPOINT: SAFETY & SECURITY Dealing With A Real Estate Crisis






4:43 PM

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

First Village of Gold Coast Morib A hidden paradise within the Klang Valley


What can the East Malaysian state offer?


















How can the HDA be made more effective?


SEPTEMBER 2012 MICA(P)121/04/2012

Issue 91 | Sept 2012 | RM8.00, S$8.00

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


9 771823 872006


ISSN 1823-8726

KDN PP 13368/04/2013(032224)

KDN PP 13368/04/2013(032224)

MICA(P)121/04/2012 KDN PP 13368/04/2013(032224)


9 771823 872006

Issue 90 | Aug 2012 | RM8.00, S$8.00 Issue 92 October Malaysia's No.1 Property & Real Estate Website. Find Malaysian properties and real estate listings for sale and rent. New dev...