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MAY 2018

MAY 2018



Recognising Excellence PANEL OF JUDGES

Tuan Haji Nordin bin Daharom

Ooi Boon Seong Vice President Malaysian Institute of Interior Designers (MIID)

Director General Valuation Property & Services Department

Ezumi Harzani President Pertubuhan Akitek Malaysia (PAM)

Eric Lim President Malaysian Institute of Estate Agents (MIEA)

Submission for nomination before

18th May 2018 General & sponsorship enquiries:

012 - 378 8683



12 06

Setting A New Golden Green Standard For Malay Reserve Developments


Making It Big In KL South


How & Why Properties Are Increasing In Prices. Is This Always The Case?







Property Investment & Value Investing: Connecting The Dots ...

The Best House In The World Is The One That Makes Us Feel At Home

The Technology & Psychology Of Entrepreneurial Transformation

You May Be A Landlord. But, You Are Not A Lord And Your Tenant Isn’t Your Servant Either

Understanding Demographics In Property Investment


Everything You Need To Know About Borrowing: Understanding The Banking System

The Domino Effect Of Investing

MAY 2018





Setting New Standards In Real Estate

Editor-in-Chief Dato’ KK Chua Editor Yvonne Yoong


Creative Director James Kua Designer Nasrul Nasri

BUSINESS DEVELOPMENT Sales & marketing enquiries +6012 3788 683

Armani Media Sdn Bhd (1032085-H)

No. 32-3, Jalan Pekaka 8/4 Seksyen 8, Kota Damansara 47810 Petaling Jaya, Selangor Tel: +603 6156 3366 Fax: +603 6156 3399


Percetakan Osacar Sdn Bhd Lot 37659, No. 11, Jalan 4/37A Taman Bukit Maluri Industrial Area Kepong, 52100 Kuala Lumpur, Malaysia

On The Cover

DATO’ SRI AZLAN AZMI Managing Director of Golden Armani Sdn Bhd

The face of real estate has been changing of late - with developers coming up with all sorts of marketing strategies to entice buyers to part with their hard-earned cash to invest in property. In an increasingly competitive scenario coupled with an uncertain property market - developers are reportedly in a conundrum as esclating costs of building materials and a high loan rejection rate hindering prospective buyers cast further obstacles in an already challenge-ridden industry. Many a developer will attest that the real estate industry of today pales in comparison with that of the robust property market of yesteryear. Years ago - as compared to back when profit margins swelled to 35% or more - today’s scenario sees developers earning approximately - give or take - some 15% to 20% profit margin or so - so the margin for error is reduced considerably. However, all is not despair - for hidden in the face of adversity - is the silver lined opportunity to make it big in real estate. Carving a niche in Malay Reserve development is property developer Golden Armani Sdn Bhd which has introduced a new “golden green standard” with The Trees Damansara @ Damansara Kuala Lumpur. Adding value and aiming high, this ambitious developer has seen robust success with its first Malay Reserve development - Seri Tijanni @ Sungai Buloh receiving overwhelming response and being to date, 100% sold out. Its second development in The Trees Damansara has already seen over 45% of its 408 units being snapped up within over four months of its launch in January. The reasons are obvious as Golden Armani ensured that two acres out of the 3.8 acres of freehold Malay Reserve development is teeming with greenery which accounts for more than 50% of the total land area. No cost was spared for the interiors of the surau - with over a few hundred thousand ringgit being invested for the benefit of its residents. In addition to that, the developer has also invested RM5 million for the green lungs at The Trees Damansara comprising a back garden and park. Furthermore, at RM425,000 for a 849 sq ft three-bedroom unit which translates to approximately RM500 psf, The Trees Damansara also comes with two car parks - making it 30% to 40% more affordable as compared to other affordably priced units in surrounding developments which averagely are priced at about RM800 psf. Setting an ambitious target - should Golden Armani keep up its pace - with it being in the midst of negotiating for the purchase of three more high-rise development land in Kuala Lumpur and a slew of other ambitious projects in the pipeline - its aim to be among the top five developers in time to come in Kuala Lumpur and Selangor in the next five years seems more or less on track. In this issue, Property Insight also throws the spotlight on KL South in its special Area Focus section where many developers are congregating - including Mah SIng Group Berhad with its Southville City @ KL South development. Other big players here include UMLand with its Bandar Seri Putra development; UEM Sunrise represented by its Serene Heights Bangi project and Sime Darby with its Serenia City. Surrounding the peripherals of Bangi are developers including Matrix Concepts Holdings Berhad with its Bandar Sri Sendayan and I&P with its Alam Sari development. S P Setia is not to be left out either with its Setia Ecohill development here while Sunsuria also has its Sunsuria City development joining in the developer bandwagon here. Strength by numbers is ordering the direction of the day here as the confidence vote grows even stronger as more projects continue to be launched southwards in this growing area. Coupled with a growing population and inflow of people coming here to live, work and play, the setting of new benchmark standards of living is transforming old Bangi into a big playground for developers to launch a slew of new and competitively priced properties with a sustainable mix. On that note - Happy investing till we meet in June!

Property Insight Malaysia Insight Malaysia


Although every reasonable care has been taken to ensure the accuracy of the information contained in this publication, neither the publisher, editors, writers nor employees or agents can be held liable for any errors, inaccuracies and/or omissions. The contents of this publication do not constitute investment advice. It is intended only to inform and illustrate. No reader should act on any information contained in this publication without first seeking appropriate professional advice that takes into account their personal circumstances. We shall not be responsible for any loss or damage, whether directly or indirectly, incidentally or consequently 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 Property Insight’s views. The publisher does not endorse any company, organisation, person, investment strategy or technique mentioned in this publication unless expressedly stated otherwise. The publisher does not endorse any advertisements or special advertising features in this publication, nor does the publisher endorse any advertiser(s) or their products/services unless expressedly stated to the contrary. All rights reserved. No part of this publication may be reproduced in any form or by any means, including photocopying and imaging without the prior written permission of the publisher.

MAY 2018


news & events

LBS Launches Zenopy Residences Award-winning township developer LBS Bina Group Berhad recently unveiled Zenopy Residences - its latest development situated in Seri Kembangan. The 32-storey mixed development features serviced apartments and retail units with a gross development value (GDV) of RM312 million. “Zenopy Residences is coined from the words ‘Zen’ and ‘Canopy’. ‘Zen’ refers to the wellbeing of the mind and body, while ‘Canopy’ is a shelter by definition. This perfectly describes an ideal home. We are very happy to launch Zenopy Residences which combines value-added features with connectivity and affordability. These key pillars are what home buyers want and we believe this will drive positive uptake for Zenopy Residences,” says Tan Sri Lim Hock San, Group Managing Director of LBS.

Cool Kids Rule @ SkyWorld

SkyWorld’s Kidzcity three-day event attracted more than 1,000 parents and kids to its flagship SkyWorld Property Gallery @ Setapak in Kuala Lumpur. Kids were given the opportunity to explore the experience of different types of jobs such as marketing executive, architect, interior designer, doctor or news reporter with practical training thrown in too! “Sometimes you just need to let the kids explore the life of an adult so they understand the world of grown-ups better. The idea of this ‘Kidzcity’ event revolves around “kids enrichment” whereby they are exposed to real-life, learning and challenges of the occupations in different industries. Initially, this was a two-day event but due to overwhelming response, we have extended it. We are happy to provide this meaningful platform for parents to bond with their kids and we are honoured to record such a big turnout.”


M101’S Property Tourism Initiative Brought Together A 120-Porsche Convoy

Japanese Hankyu Hanshin Properties Corp Enters Into JV with Ireka To Develop Rimbun Kasia In Nilai

M101’s Property Tourism Initiative recently brought together 120 Porsches including Caine, Cayenne Turbo, 911 Carrera, Turbo, Turbo S, GTS, GT3 and Macan models - all lined up in a convoy organised by Porsche Club Malaysia. The convoy which started at the Kuala Lumpur Courts Complex to M101 Skywheel Sales Gallery in Jalan Yap Kwan Seng witnessed by far, the largest gathering since 2015. Dato’ Seth Yap, CEO of M101 who also took part in the convoy enthuses, “I hope that by using M101’s Property Tourism Initiative as a platform, we are able to bring together Porsche Club members from around the world to Malaysia where we have our iconic M101 Skywheel design by Studio F. A. Porsche.”

Ireka Corp Bhd has entered into an agreement with Hankyu Hanshin Properties Corp to jointly develop the Rimbun Kasia project in Nilai. Hankyu Hanshin will have a 45% share in Meadowfield Sdn Bhd, a wholly-owned subsidiary of Ireka prior to this while Ireka will hold the other 55%. Osaka-based Hankyu Hanshin is a wholly-owned subsidiary of one of Japan’s most prolific conglomerates - Hankyu Hanshin Holdings, Inc., with core businesses in real estate, urban transportation, entertainment and communications as well as travel, international transportation and hotels. Hankyu Hanshin Holdings, Inc. is listed on the First Section of the Tokyo Stock Exchange. Rimbun Kasia represents a new residential enclave covering five parcels of a residential project, and one parcel of commercial project spanning 30.56 acres of land in Nilai.

MAY 2018


cover story




Property developer Golden Armani Sdn Bhd sets the stage for exclusive living at The Trees Damansara @ Damansara Kuala Lumpur where green living defines the new luxury standard at this affordably priced Malay reserve residential enclave BY YVONNE YOONG

MAY 2018


cover story

Dato’ Sri Azlan Azmi, Managing Director of Golden Armani Sdn Bhd

Cradled in the luxury of lush green living, The Trees Damansara @ Damansara Kuala Lumpur heralds in a new living benchmark standard for this Malay Reserve development cocooned in a safe and secluded sanctuary. Situated in a coveted and upmarket address at Bukit Lanjan, Damansara in Kuala Lumpur, the development with a Gross Development Value (GDV) of RM200 million features 408 apartment units. The idea of exclusivity epitomises The Trees Damansara development which redefines green as the new luxury benchmark for community living that is being introduced by Golden Armani Sdn Bhd – one of the latest property developers to emerge with an ambitious slew of projects on the real estate block. “Golden Armani was established in 2010 but we embarked into active development only in the year 2015. We undertake developments and also do contract works of which we hold a G7 contractor licence,” says Dato’ Sri Azlan Azmi, Managing Director of Golden Armani Sdn Bhd.


The group’s first Malay Reserve project – Seri Tijanni @ Sungai Buloh featuring 144 apartment units in total which is situated in Bukit Rahman Putra he shares, has received overwhelming reception since it was first launched. “Seri Tijanni with an estimated GDV of RM90 million has been completely sold out. In addition to this, Golden Armani has also launched its second project named The Trees Damansara which is also another Malay Reserve development with a targeted GDV of approximately RM200 million. This nature-inspired collection boasts two acres of lush greenery fronting a forest reserve,” he relates. Adding that the company undertakes both Malay Reserve and also focuses on non-Malay Reserve developments, he adds that Golden Armani as a Group, has also submitted its plans for its development in Bukit Ledang which is situated in Semantan and also for its project in Taman Yarl in Kuala Lumpur which have yet to be launched.

An aerial view of The Trees Damansara site and its surrounding vicinity

“Both Seri Tijanni and The Trees Damanasara are Malay Reserve developments which are only open to Malay purchasers. There is a lot of Malay Reserve land banks so there is a lot of opportunities to do Malay Reserve developments. It is quite challenging to do this but we dare to take on the challenge,” he enthuses. Elaborating that the target market for The Trees Damansara comprise mainly first-home buyers and upgraders who are buying into the area, he adds that the same is true of Seri Tijanni. Both these development are also attracting those who are purchasing for investment as well. “Since it was launched, Seri Tijanni has been fully sold out. Meanwhile, The Trees Damansara which we just launched early this year in January witnessed 180 of out 408 units sold in over four months which represents more than 45% of the total units sold. We are targeting another three to six months to complete all the units,” shares Azlan.

ADDING VALUE AND AIMING HIGH Setting an ambitious but what it deems to be achievable target, he says Golden Armani is aiming to be among the top five developers in Kuala Lumpur and Selangor in the next five years.

“This is what we have targeted. Malay Reserve projects is one of the company’s target markets. And, actually we are in the midst of negotiating for the purchase of eight more high-rise development land in Kuala Lumpur,” he elaborates. Azlan is confident that by virtue of its competitive advantage of giving value added benefits to its developments, the projects have been well received by the market. Furthermore, The Trees Damansara for example – being a freehold Malay Reserve development will be housed in a gated-and-guarded (G&G) setting. “We have two types of units – Type A spans 849 sq ft while Type B covers 1,025 sq ft. The Trees Damansara will feature 31 levels excluding one ground level and two lower ground levels. The project will retain about a two-acre grid out of 3.8 acres total land size – or more than 50% greenery,” says Azlan. “For The Trees Damansara, the unique point is the back garden and park which cost Golden Armani almost RM5 million to incorporate. The cost for the interiors of the surau was over one hundred thousand ringgit since this development is actually catered only for the Malays to enable them as purchasers to enjoy the prayer facilities here,” he adds.

MAY 2018


cover story

The Trees Damansara will be situated within a gated and guarded setting

In addition to this, The Trees Damansara will also feature a comprehensive gymnasium with industrial grade equipments overlooking an infinity pool.

neighbourhoods such as Taman Tun Dr. Ismail, Damansara Perdana, Mutiara Damansara, Bandar Sri Damansara and Country Heights Damansara.

Furthermore, by virtue of the development being low-density and its having a residential instead of commercial title, residential rates apply for all the utilities which works in the favour of residents.

The serene enclave he adds promises easy accessibility which is conveniently linked to Lebuhraya Damansara-Puchong (LDP), the New Klang Valley Expressway (NKVE), Sprint Expressway and the Penchala Link that will enable residents to enjoy the best of both worlds – living an uninterrupted, serene lifestyle away from the hustle and bustle of the city yet within nearby distance of it. Travelling distance to major regional centres in the Klang Valley including Petaling Jaya, Shah Alam and Kota Damansara can be reached within short travelling distance.

“For The Trees Damansara, the absolute price starts from M425,000 for a three-bedroom 849 sq ft unit which is approximately about RM500 psf. The advantage is we provide two car parks as compared to other affordably priced units in surrounding developments which averagely are selling at about RM800 psf. “The two car parks that are also included is uncommon in this area. Many of our purchasers are interested in the concept that we are selling which has the back garden which is conducive for them to enjoy the view or exercise,” comments Azlan about what he describes as probably the most affordable low density Malay Reserve development in Damansara. “As compared to our competitors, we are nearly 30% to 40% more affordable because The Trees Damansara is located on Malay Reserve Land. In fact, after launching our first Malay Reserve project, we found out that many of our buyers like living in this type of specific community environment whereby they can practise their beliefs peacefully,” he maintains. Furthermore, The Trees Damansara boasts pristine views of the surrounding Damansara Perdana vicinity and captures the essence of green living in the heart of Bukit Lanjan. Fronting areas such as Kampung Sg. Penchala and Mukim Batu, immediate notable areas surrounding The Trees Damansara include upmarket


Comprehensive facilites including a surau for residents at The Trees Damansara will benefit residents here

“The traveling distance to Bandar Utama from The Trees Damansara is a mere 4km or 6 minutes driving distance while neighbourhoods such as Sri Damansara and Taman Tun Dr Ismail are located just 6km away respectively – with travelling distance of 10 minutes. “Mont’ Kiara is situated just 8km or 12 minutes away while the travelling distance to KL sentral is 20 minutes since it is located 13km away from The Trees Damansara. KLCC is located just 16km or 22 minutes away while the travelling distance to Subang Airport or Subang Jaya is 20km or 25 minutes,” he says. The anticipated upcoming Empire City Damansara which is still under construction situated some 500 metres from the site will bring in added value to the development. Meanwhile, the new addition of the KPJ 2 Damansara hospital to the neighbourhood that is currently under construction will also make The Trees Damansara more viable as a place to stay at for future residents here.

The Trees Damansara will be surrounded by lush greenery

snapped up within three months. Therefore, we feel that the market is picking up,� he opines. It helps that the site for The Trees Damansara, located within the Segambut Malay Reserve Land area is favourably situated surrounded by mainly residential areas peppered also by some upcoming commercial properties along Jalan Bukit Lanjan.

A gymnasium makes for healthy living overlooking the infinity pool

These two additions to the neighbourhood will no doubt usher in higher potential for capital appreciation in the near future for properties here. A myriad of facilities including gymnasium overlooking an infinity pool ensure this charming oasis will also benefit its residents while its undulating typology facing the Bukit Lanjan forest at its eastern side makes for a prized development while allowing residents to be close to nature.

The group with no financial support from any external parties also controls the construction part of its developments has managed to sell off all of its completed property projects with zero stock holdings. Its strategy of launching affordably and attractively priced properties have played a central role for its successful and ongoing debut in real estate. Understandably, the group conducts a site analysis beforehand to ascertain the viability of the project while taking into consideration key economic assets within and surrounding the area which include its location and other attributes including the site’s potential, accessibility in terms of connectivity and infrastructure facilities.

Commenting on the sway of the property market outlook for this year, Azlan echoes the belief that opportunity is always present in real estate.

A comprehensive review will also be conducted in terms of the existing supply and demand dynamics of the area while taking into account units under construction as well as future developments coming up in the area. The analysis will include a review on the demand for the area that will encompass past trends that have taken place in terms of transactions, occupancy rate and take-up rate of properties there.

“This can be reflected from the robust sales of our project in The Trees Damansara whereby over 45% of the units have been

For more information on The Trees @ Damansara, contact Leon at 0125208578


MAY 2018


area focus


BIG IN KL SOUTH Putting Bangi On The Beginners’ Map To First-Time Home Ownership


The Bangi of today is nothing like the Bangi some 20 years ago. Over the years, most of the agriculture land have been steadily converted into development land making way for township developments. Indeed, Bangi may have once been a small, overlooked sleepy hollow at one point in time but no one can fault it now for being a big deal as an emerging KL South property hotspot. This can be witnessed in an ever-growing list of developers congregating in this viable KL South hotspot to launch their respective developments. Progressing by leaps and bounds over the decades, it is no secret that this small town with its previous slant towards industrial and educational leanings situated south of the Hulu Langat district in Selangor - some 19km south of Kuala Lumpur, once known for its vast tracts of oil palm estates - has certainly outgrown its past. Now, it is fast becoming one of the upcoming viable property hotspots for homebuyers and investors - increasingly being sought-after as a preferred location. Albeit being tucked further away from the city but within the recesses of KL South, the growing township is brimming with bustling activity as a slew of developers congregate here to transform this quiet neighbourhood with their range of property offerings. Investors and buyers – among them, a rich catchment of first-time homebuyers - are also weighing in on the future potential, prospect and propensity for capital appreciation of properties here. Having transformed albeit over a decade from its plantation land history – the Bangi of today differs vastly from the snapshot of the township of yesteryear. “Bangi started as an education cum training hub. The Universiti Kebangsaan Malaysia (UKM) Bangi campus that was established in 1977 spanning 2,710 acres made up the biggest land user followed by various training centres by banks such as Maybank and RHB,” recalls Brian Koh, Executive Director of Nawawi Tie


An aerial view of Avens Residence, Southville City

Leung Property Consultants Sdn Bhd who specialises in the area of Investment/Research and Consulting. Koh adds that the Royal Mint and Nuclear Research Centre was established later with the Bangi industrial estate now representing one of the more successful projects by the Malaysian Industrial Estates Berhad (MIEL). In addition to its close location to Kuala Lumpur adding to the attractiveness of Bangi, its reputation for being educational hub can be seen in the proliferation of educational institutions in and around the area. These include the mushrooming of educational institutions such as UKM, University KL France Institute (MFI), Kolej Universiti Islam Antarabangsa Selangor (KUIS), Universiti Putra Malaysia (UPM), Multimedia Universit y (MMU), Limkokwing University, Universiti Tenaga Nasional (Uniten) and more in terms of its neighbouring context. James Wong, Director of VPC Alliance (KL) Sdn Bhd concurs saying that Bangi can be considered as a “University town” by virtue of the many educational institutions congregating here. These include others like the German Malaysia Institute (GMI), Infrastructure Universiti Kuala Lumpur (IUKL) and Kolej Universiti Islam Antarabangsa (KUIS). Bangi has also attracted the participation of industrial players as

Average increases in house price in Bangi underperformed the National House Price Index by about two percentage points. Thus, this is still a more affordable town situated within reasonable commuting distance to Kuala Lumpur and is an attractive proposition for owner occupiers, especially those looking for landed properties, Brian Koh, Executive Director of Nawawi Tie Leung Property Consultants

Mah Sing makes its presence felt in Bangi

Example: Intermediate Double Storey Terrace unit in Bangi Avenue Land Area 130 sqm and buit up area 177.62 sqm

James Wong, Director of VPC Alliance (KL) Sdn Bhd


Average Transacted Price (RM)









The average transacted prices reached its peak in year 2015 and remain stable until year 2017 Source: VPC Alliance

witnessed by the presence of major industrial factories including Sony, Hitachi, Denso, Sapura, Ericsson and Dell while parks and golf courses add to the greenery of the area. Koh says that while some opine that Bangi has been characterised by “generally relative underperformance” in terms of the capital appreciation of the properties here – its future potential is immense. “Average increases in house price in Bangi underperformed the National House Price Index by about two percentage points. Thus, this is still a more affordable town situated within reasonable commuting distance to Kuala Lumpur and is an attractive proposition for owner occupiers, especially those looking for landed properties,” he analyses. Indeed, it is not not merely known for being a rather niche market serving university staff and students as well as workers in the industrial estates as Nawawi’s Koh notes that the winds of change may bring about catalytic growth here in time to come. Likewise, in terms of the demographic makeup comprising the monolithic mix in terms of ethnicity, with non-Malays being underrepresented in Bangi as they opted for Kajang previously as a residential enclave, Koh opines that all this may change now as more buyers are now making a beeline for Bangi. This is as they discover that properties here represent the best of both worlds in terms of lifestyle offerings besides being near the city and surrounded by lush greenery. Properties here are also

Datuk Ho Hon Sang CEO of Mah Sing Group Berhad

more affordable as compared to those in the Kuala Lumpur City Centre, despite the need for commuting further away.


Bangi can lay claim and make boast of formidable property township players considering this their hotbed for launching their properties. Making their presence felt here are too are township developers in the links of UMLand with it Bandar Seri Putra development; UEM Sunrise represented by its Serene Heights Bangi project and Sime Darby with its Serenia City. Surrounding the peripherals of Bangi are developers including Matrix Concepts Holdings Berhad with its Bandar Sri Sendayan and I&P Group with its Alam Sari development. SP Setia is not to be left out with its Setia Ecohill development here while Sunsuria also has its Sunsuria City development joining in the fray. Throwing in its strong confidence vote here is Mah Sing Group Berhad with its Southville City @ KL South development. “As more projects continue to be launched southwards, Bangi’s population will continue to grow,” says Datuk Ho Hon Sang, CEO of Mah Sing Group. “You can see from the take-up rate of Southville City @ KL South that people are buying homes to stay in and this will add to the population count here,” he adds. MAY 2018


area focus Southville City is also anticipated to contribute to the surrouding area by elevating the lifestyle concept and convenience within the neighbourhood. Connectivity is key with the introduction of the Southville City Interchange. Meanwhile, the building of a sustainable community will also lead to vast economic and social contribution. At this stage, he says the group has handed over the Vacant Possession (VP) of 196 units of Avens Residence comprising two-and-a-half storey and three-storey link homes which are already completed. The handing over of the VP has also commenced for the 3,192 units of Savanna Executive Suites as well as 208 units of Savanna Lifestyle Shops.

The Southville City Interchange was officially opened on 11 April 2018


“The interchange will connect to Jalan Kajang – Dengkil on the southern side of Southville City via the main roads inside the township. This will provide a new access for traffic coming from Dengkil and Putrajaya, alleviating traffic at the Bangi interchange exit (Exit 212),” says Ho.

Meanwhile, Nawawi’s Koh concurs that part of this occurrence is profiled with SP Setia and Eco World developing further in the outskirts of towns in Semenyih and Kajang.

“We are glad to open the interchange as we are expecting about 15,800 people to be living in Southville City in 2018. Southville City’s interchange will not only serve the residents of Southville City but also the around 1.2 million population in Bangi, Kajang, Cyberjaya, Putrajaya, Semenyih, Dengkil and Nilai,” he adds.

Ho adds that Bangi is part of the urban sprawl phenomena between growing towns such as Kajang, Serdang, Nilai and Putrajaya.

“Developers are also doing their part to make Bangi more accessible via the elevated interchange Mah Sing has opened for Southville City. In addition, with more upcoming infrastructure works such as the High Speed Rail (HSR) station which is just 7km away from Southville City abound, there will be more growth for residential and commercial properties as Bangi will be a preferred destination for people.” Besides the interchange being crucial to the sustainability of the township, improved connectivity will attract more homeowners as well as investors, affirms Ho. He adds that Bangi has good potential for development as it is situated close to Kuala Lumpur and located nearby educational facilities, hospitals and commercial areas. The launch of the Southville City Interchange

According to him, over the years, Bangi has become “an attractive location for homebuyers” due to its close proximity to Kuala Lumpur. “Mah Sing’s Southville City @ KL South township which is located in Bangi is only 19km to Kuala Lumpur, now that we have opened our Southville City interchange into the Kuala Lumpur – Seremban Expressway,” says Ho, attesting to how connectivity will be given a big boost. The Southville City Interchange was officially opened to the public on April 11, enabling them to cut down on commuting time most significantly. The interchange is located at Exit 212A Southville City on the KLSeremban Expressway which comprises an ingress and egress that is approximately 1.2km from the expressway’s exit.

“The upcoming Bangi-Putrajaya HSR station which is just 7km away from Southville City will be completed in 2026 which will also earmark Mah Sing’s development and Bangi as a potential tourism hub located between Kuala Lumpur International Airport (KLIA) and Kuala Lumpur. “The HSR will definitely enhance the connectivity and accessibility of Southville City. This will enable residents to enjoy an improved travel experience and shorter travel time to Singapore. The connectivity will










SE T (4 IA 2K A M LAM )

enable businesses to be more productive and have access to a broader marketplace - elevating Southville City into a world-class township,” he concludes.


Andrea Yee, Head of Project Sales and Marketing says that when Mah Sing first launched its Savanna Executive Suites in 2013, the units were priced from RM318,000 as compared to a similar unit going for RM447,200 today which translates to a capital appreciation of approximately 40%. “We expect that as Southville City and Bangi continue to grow, our other developments will also see good capital appreciation,” she enthuses further. Commenting on Mah Sing’s Southville City @ KL South master plan as being the group’s biggest township in the Klang Valley spanning 428 acres comprising residential and commercial spaces, she says the township aims to create a sustainable, conducive and safe environment for multi-generational living. Meanwhile, all precincts at Southville City will be gated and guarded (G&G). “We plan to include a wide range of amenities and facilities like hospitals, schools, malls, post office and recreational parks to enable residents to enjoy the beauty of nature, as half of the land will be left in its natural state,” she shares further highlighting the convenient aspects of residing here.





NG PUCHO ) M (27.5K

Andrea Yee, Head of Project Sales and Marketing, Mah Sing







The gross development value (GDV) for this new launch is approximately at about RM435 million. “The group will also be launching Cerrado Tower C and Tower D in 4Q18. These towers will have indicative built-up areas starting from 762 sq ft,” she shares further on its viability. “What Mah Sing will be bringing to the table are good product specifications in strategic locations at affordable prices. Southville City’s close proximity to Kuala Lumpur as well as various amenities and facilities in the township as well as its green surroundings are ideal for homeowners, especially first-time homebuyers. Currently, the property market is looking out for affordable homes in key locations,” she adds. Having identified the fact that Bangi, being in the outer outskirts of the city has land that is more affordably priced, she shares that the group’s focus this year is to address the need for affordable homes. This will be achieved via its plans to launch future projects in Southville City that is priced below RM500,000. “Our upcoming launches in Southville City @ KL South, namely Sensa Serviced Residence and Cerrado Tower C & Tower D are priced within the RM500,000 range,” she discloses. Yee adds that with more people coming to stay here, Bangi will become a hub for job creation and other business opportunities in the future.

In addition to this, there will also be a 10-acre summit park surrounded by greenery with avenues for family gatherings and get-togethers. Other outdoor features include a 1.5km riverside walking path and a 13km jogging and bicycle trail for residents to enjoy. All these facilities function as green lungs for Southville City.



Predicting that by the time Southville City is completed in the next 8 to 10 years, she speculates that the township will have a population of at least 69,000 people which will boost the capital appreciation for the properties.


Yee mentions that the first half of this year will see the launch of Southville City’s Sensa Residence with units coming in indicative built-up areas from 888 sq ft onward that are indicatively priced from RM385,000.

MAY 2018


area food focusfocus Restoran Bangi Dong This Halal Korean BBQ restaurant boasts the fact that its beef is imported from Australia. The marinated beef prime rib is so juicy and tender to the last bite - marinated to perfection. The restaurant’s specialty lies with its fried “New Year Cake” that is hard pressed to be found in any other Korean restaurant. This is one type of street food famous in Korea. The Soondubu Jjigae dish was meanwhile cooked in a spicy beancurd stew and served fresh. The marinated beef rice proved delicious downed with wholesome homemade Korean barley beverages. This restaurant also offers good bento during lunch time. It also offers delivery services.

Food Bliss Bangi

Team rating: 8.5/10

Little White Cafe Most of the dishes in this restaurant are homemade including the oh-so-yummy apple pie. The Spaghetti Carbonara dish was served doused in a creamy egg based source sprinked with mushrooms. The steak is also tender, as the pan-fried beef hails from Australia served with salad and homemade mash potatoes. The grilled cheese sandwich serve with homemade tomato soup was a treat. The cafe also serves specialty coffee such as Orange California, Cafe Vienna, Cafe Mocha and Cafe Borgia. Team rating: 8/10

Wadihana Kitchen And Steak House This restaurant which serves fusion food is especially crowded on weekend. It is wellknown for its nasi goreng Tok Man and asam pari. The BBQ beef ribs marinated in homemade BBQ sauce made for a hearty meal while the Aglio Olio Seafood was truly yummy! Team rating: 7.5/10


HOW TO IDENTIFY THE POTENTIAL OF A PLACE Want to ensure your investment has potential? Then follow Tony Yap, who is also the Author of “Buy Bricks! The Guidebook To Success for Property Investors” and Property Investment Coach’s golden guideline following 3 Phases of city development for sure-fire success BY YVONNE YOONG

Based on his years of research, Property Investment Coach Tony Yap who is also speaker, author and head of the marketing team at IQI Realty shares three golden ways to ascertain if the neighbourhood you are buying into has future potential and viability. Here, Yap, who wrote the “Buy Bricks! The Guidebook To Success for Property Investors” shares his unique take on the viability of Bangi based on his own analysis by putting into perspective the three phases that outline city development in Malaysia. Tony Yap







In most cases, city development in Malaysia will undergo three phases. Townships in Phase 1 can be categorised as Kepong, Seremban, Serdang, Semenyih and Bangi. What are the characteristics of these townships? For one, they have to be full of human capital or workforce and moderate connectivity to the Central Business District (CBD).

Being in Phase 2 townships is like starting to put in a better income structure, infrastructure and wider range of living conveniences. The most fundamental infrastructure lies in strengthening connectivity while shortening the travelling time to the Central Business District (CBD). For example in an extreme type case, if a highway were to be built from Semenyih to Kuala Lumpur and you are staying in Semenyih – this is akin to you staying in KL Sentral already so people will chose to stay in Semenyih. The lesson in this is that infrastructure first has to be built. And, a wider range of living convenience ranging from RM5 to RM50 per meal that can cater to different ranges of people is key. In other words, a Technician and Engineer can stay in the same area while having different lifestyles. If a shopping mall like 1Utama were to be built within Kepong, the money one earns from Kepong can be contained therein or imagine if you earn money in the KLCC area – you can now start spending in Kepong instead of going to 1Utama.

Phase 3 townships reflect self-sustained cities. For a township to move from Phase 2 to Phase 3 – one has to factor in high income opportunities. Neighbourhoods like Sunway, Bangsar South and Mid Valley City for example are places where people can work, stay and spend within that area.

The challenge of Phase 1 townships lie in the fact that money cannot be “locked into this area” -resulting in a situation whereby money can’t grow in this economy. Take for example, people who stay in Kepong who may have to work elsewhere. When they earn money somewhere and spend somewhere else – inevitably, the township will never grow and the area won’t be able to afford nicer restaurants or shopping malls to mushroom due to lack of an economic boom.

Bangi as an area was previously represented in Phase 1. However, Bangi right now is sitting between Phase 1 and Phase 2. The population count represents the final decision is whether or not to invest in the place because at the end of the day, it is not the shopping malls or Mass Rapid Transit (MRT) or highways – but the people themselves who buy or rent from you. Now, since Southville City is brimming with potential into moving into the Phase 3 Townships zone, as prevalent in the presence of higher range condominiums with Mah Sing Group having just built a flyover that directly connect Southville City to the North South Highway – the travel distance to Kuala Lumpur City Centre is approximately 30 minutes. With this infrastructure in place, staying in Bangi is no different than saying in Subang, Semenyih, Kajang and Serdang areas.

MAY 2018


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Since the end of the war era, in search for a brighter future mankind has been in favour of growth with industrialisation and economic progress. People seem to have a singular purpose in life; that is to enrich themselves and their loved ones by building a career through employment or entrepreneurship. Our forefathers strived hard to have a better life and indeed, we have come a long way since then. With technology being embraced in today’s modern world, accessing information becomes easier and faster to determine the choices available to us and in making informed decisions specifically when it relates to investment opportunities across the globe. Property investment or more broadly term as real estate investment


is of course, directly related to investing in bricks and mortar at any location for capital appreciation or rental cash flow. On the other hand, value investing is a form of investment strategy whereby investors buy securities usually associated with stocks that have strong fundamentals and are undervalued, and profit from them when the market corrects itself. Both properties and stocks have shown tremendous potential in transforming a person’s wealth based on scarcity of supply and compounding interest respectively. Now, don’t get me wrong here please. By no mean feat am I making a comparison between the two to make a judgement call as to which is a better asset class to invest in.

As a practical investor having experienced both of these two markets, I found some similarities instead - in terms of strategies which explains the objective of this article.

STOCK INVESTMENT I had seen how people who have traded in stocks being very passionate about their stock pick and showing off their stock prices when the market went bullish. This is not to mention “traders” who lamented they had made huge losses (on paper, usually) when the bearish market arrived. Meanwhile, the discerning “value investor” are usually unperturbed by any market irregularity in the short term. They know that they enter the market with less risk - by buying at a lower price than the intrinsic value of the stock - which allows a greater potential return unlike speculators who focus merely on the price when they trade - hoping for short term gain.

PROPERTY INVESTMENT Similarly, we have short to medium term property investors who “flips”, ie. buy below market value properties and sell them off once the capital gain is meaningful for them to liquidate their prized possession. The solid ones are those who make these hidden gems a keeper, knowing very well they would “milk” the incremental rental returns over the years as well as unlocking the equities from refinancing their properties when the need arises. Despite the vast difference of these two asset classes from the seed capital to kickstart the respective portfolios to the need for exit and liquidity, one common principle applies to all investors. The Golden Rule of Investing - to quote the world’s greatest investor Warren Buffet is as simple as it sounds: “NEVER LOSE MONEY!”

VALUE INVESTING The concept of value investing is not something new. For the investing community, one of the must-read books is the “The Intelligent Investor” by Benjamin Graham who is widely known as the “father of value investing”. Aside from being an investor, Graham was also the Professor who taught Warren Buffett way back in the 1950s during his college days and was highly regarded as Buffett’s mentor. Billionaire Warren Buffet, otherwise known as The Oracle of Omaha for his strict adherence to the value investing principles, walks the talk today, as the Chairman and CEO of Berkshire Hathaway (a company he started since 1970) - a highly valued company with a whopping circa USD300,000 (RM1.18 million) per share - an astounding achievement unmatched by many! This track record speaks a lot about one of the most successful investors of all time and yet - despite his immense wealth, his personal life is filled with frugality. Therefore, it only makes logical sense to seek the wisdom of such successful investors by adopting the same value investing principles as a strategy when it comes to property investment. Although this may sound unconventional at first, once the value investing approach in applied to property investing, it will become clear now why certain properties are profitable while others may not be able to perform to its fullest potential. Let us dwelve into the value investing strategies that can be applied immediately in property investing.


NO.1 -Warren Buffett

MAY 2018


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Below are some examples of terminologies and definitions in both investment methods which can practically open a whole new paradigm to those who have been seeking.




Value Investing (Stocks)

Property Investing (Real Estate)



In general, the buying and selling of equity securities usually stocks in the financial market

Buy low, sell high usually over a short period of time after repairs and makeover for profit.

Profit Gain

Capital Appreciation

Differential sum between a higher selling price and lower purchase price of a stock

Increase in property prices or value over a period of time


Rental Cash Flow

Sum of money payouts (typically annually) after the company’s financial year end results to shareholders from profits or reserves

Non-negotiable legal monthly payments by a tenant of a property to the landlord in return for the agreed usage of the said premise within a certain duration of occupancy


Below Market Value

A term to distinguish a stock price that is lower than its intrinsic value to gain the potential return of the stock’s performance

Usually used in percentage to describe a property price that is offered below a past transacted price of a similar type and location which the bank values as higher in price (also known in instances as Below Bank Value).


Scarcity & Booster

An economic moat is a competitive advantage one company has over the other in the same industry that is difficult to copy or emulate, thereby creating a barrier to competition. Common economic moats include patents, brand identity, technology, buying power and operational efficiency

A property that has a competitive advantage over others are graded by its uniqueness - amongst others, in terms of type, size and density aside from the usual absolute value and price psf as compared to similar existing or ongoing projects within the same neighbourhood or vicinity

Margin of Safety (M.O.S)

PSF (Per Square Feet)

A percentage that denotes the difference between the intrinsic value of a stock and its market price. This safety margin allows the investor to cushion any miscalculation or unforeseen circumstances, if any, that could affect the potential return of the stock’s performance

The unit price measurement to account for the value of a property irrespective of the size of the property. When used to compare a competitor’s benchmark, the differential percentage of psf would be the below market value that helps to determine a safe purchase resulting in a profitable return

Given the right fundamentals and know-how in property investing, one can perform a set of criteria similar to the value investing concept and make informed decisions when it comes to selecting the right properties for purchase. Profits are made when we buy not when we sell. Therefore, it becomes more imperative especially in this time and age whereby product complexity and variance that are available may be blurred to many investors as to which could be performing according to the investor’s objectives. It is always better to be safe than sorry as a wrong property purchase could set us down the path of misery. For those who know, I speak from my own experiences which turned sour in the early days of my property investment journey. As for the details of my investment journey - that will be another story for another day. One of Warren Buffet’s famous quotes: “Price is what you pay. Value is what you get,” - sums it all. We all want our hard-earned money to grow and last for generations to come.

With the right fundamentals, property investment and value investing can be synergised into what I term as “Property Value Investing (PVI)” in the long run by adhering to the principles of fundamentals over short term hypes and news which can emotionally affect the investor. On a similar note, we want to build and compound our wealth to ensure a golden nest as we venture into our twilight years. Everyone can have a different strategy but in the end, we just need sufficient cash flow to survive daily in ensuring all our basic needs are covered and the occasional indulgences are tastefully satisfied. Therefore, let us all observe discipline in our investment approach by ensuring no emotions come into play. At the very least, let’s not forget the golden rule in any investment as quoted by Warren Buffett: “NEVER LOSE MONEY!” Till next time, signing off... A Property Value Investor!

No one wants to buy into an asset class in which its value will deteriorate over time and subsequently, turn into a liability. The more we research an investment thoroughly, the more the chances of our investment becoming a “lemonade” is kept to a minimum.


is what you PAY.


is what you GET!


is recognised by The Malaysia Book of Records as “The First Author to Launch Three Books Simultaneously” for his three “Good Tenant Great Tenant” series of books. As Founder and CEO of SuperiorWealth Group, Alan is notably a passionate real estate industry observer as he regularly speaks and has appeared in major media nationwide. Email him at alanpoon@ and for more information, visit

MAY 2018





“Success Lies

At The Other Side Of Fear”

I started my career as a legal practitioner some 20 years ago. The legal profession is termed as “the second oldest profession in the world”. Interestingly, the first law attorney appeared sometime in the 16th century. By the way, if you do not know what is the oldest profession in the world, please feel free to ask Doctor Google. Being in the bricks and mortal business, we are expected to be conventional and conservative. And, we are trained to spot issues. The more issues, the merrier! The legal profession has not seen any major transformation since the last few thousand years…. until NOW. This is happening because of the proliferation of personal computers and the internet. If we take a flashback to the past, the first legal technology revolution happened with the creation of the electrical typewriter. In the 1900s, owning an electrical typewriter was like owning your own specialised technology. The typewriter was subsequently replaced by personal computers and an internal local area network (LAN) system. Law offices of today can now connect with personal computers in order to share files and working documents via an internal server. Thereafter, came the World Wide Web which we shall refer to as the internet. With instant and easy accessibility to the internet, one can now connect with customers from any part of the world at any time, manage one’s work at the office via video conferencing, share cloud storage of documents and files while operating online in terms of real-time management system and so on. So moving ahead, the legal profession is indeed in for a major transformation. The future of law practice could also be enhanced or replaced with artificial intelligence, data analytics and cognitive predictive technology.


The law practice is just one of the hundreds of industries undergoing this transformation and evolution. Deloitte in fact, has issued a report this January entitled “Industry 4.0. Are you ready?”. According to the said report :• Just 14% of the Chief Experience Officers (CXOs) are highly confident their organisations are ready to fully harness the changes associated with Industry 4.0 • 25% of CXOs surveyed are highly confident they have the right workforce composition and skill sets needed for the future • 84% state they are doing everything they can to create a workforce for Industry 4.0 • 87% believe Industry 4.0 will lead to more equality and stability while three-quarters assert that businesses will have much more influence than Governments and other entities in shaping the future

TECHNOLOGY TO PSYCHOLOGY Technology is reshaping the way we CREATE, DELIVER and MANAGE the business. The marketing of businesses include conventional media channels like print advertisements, public relations (PR) campaigns, events, billboards, newspaper and magazines. Today, marketers reach out to customers through social media including Facebook, YouTube, search engine optimisation and digital content marketing via the internet. PR campaigns can also be conducted online, reaching millions of target market within a short span of time as there are no geographical restrictions per say. The branding of a company as well as personal branding of the entrepreneur himself can be successfully achieved via social media. Through a systematic content posting methodology, you and I can become “believably” well-known and reputable via Facebook, YouTube, Twitter, Instagram, LinkedIn and Google profiling in a matter of three months!

DELIVERY of Business – Delivery is often associated with logistics. But, in today’s online context, services can be delivered from anywhere in the world via the internet. In fact, services are now outsourced from developed countries to developing countries in order to reduce costs and overheads. With the technology of 3D printing, some of the products may not require physical delivery anymore. All customers need now is WiFi to access design codes and a 3D printer to produce the product. MANAGING A Business – An owner can now conduct weekly meetings with his or her key personnel via Zoom or Skype, though he or she may be thousands of miles away. Similarly, one can get an online performance report of the company at one’s fingertips - any time and anywhere. Employees can work outside without reporting for work at the office because a company can monitor its employees through online reporting and Key Performance Indicators (KPIs). So, there is no need for a huge office space, technically speaking. What is needed is just comprehensive WiFi! What I have just laid down are facts that you can find from anywhere. But the real issue I would like to tackle is the PSYCHOLOGY behind the technology.

MINDSHIFT First and foremost, the entrepreneur himself needs to go through a psychological transformation to embrace the Industry 4.0 and the numerous technologies that come with it. There is a saying:- “It is not about the how, it is all about the why.” Many believe that technology will disrupt the industry. Some say technology enhances the way people work and makes them more efficient, hence cutting down manpower need. Others opine that technology will destroy jobs, resulting in many becoming redundant. These are two sides of the same coin. This is because when old jobs are made redundant, new jobs are then created. Some 30 years ago, there were no such job titles such as “Web Developer”, “Android Coder”, “IOS Coder”, “Web Infra Engineer”, so on and so forth. These are new jobs that were created over the last 30 years. If human beings would just let machines do what they operate best in, then people can focus on doing what humans do best - that is in possessing the “human touch” as well as being involved in “customer engagement”.

MAY 2018




is a real estate lawyer turned technopreneur who is also the Deputy President of Malaysia PropTech Association. She can be contacted at

Bosses who are looking to transform their company from offline to online are often faced with this dilemma whereby they may be ultimately forced to lay off their employees, and a sense of guilt ensues immediately. Employees on the other hand, are resisting technology - fearing it may cost them their jobs. In the end, the creator of the words “disruptive technology” is probably the biggest culprit of them all! Each revolution in world history went through the same transition. Likewise, entrepreneurs and their organisations will need to decide to go through this mindshift together and prepare themselves also for a skills shift. However, this requires a sense of adventure and the willingness to be flexible in order to ensure a successful and smooth mindshift will ensue.

SKILLS SHIFT When an organisation goes through a layoff exercise, this need not mean that physical employees will be layed off but can be taken to mean the laying off of “old skills” and giving birth to “new skills”. This applies to both employees as well as their bosses. Entrepreneurs need to be prepared to be challenged. They will need to accept that their “rich experience for the past 30 years” are becoming redundant. Hence, the old school of thought may need to be replaced with fresh new ideas from say, a 22-year-old for instance. Employees who have been performing their respective jobs in a certain way for the last 10 years may suddenly realise that there are new alternative routes to perform their individual tasks. The new methods may not necessarily conform to one’s logical mind. But, that is technology! In order to transit from the old to the new, one will need to allow the destruction of old experiences, habits and die-hard ways. And, this is to be followed by the reconstruction of new methods and experiences.


GRASPING THE UNGRASPABLE Dealing with virtual world business and business in the virtual world are two different things. Entrepreneurs from the old school of thought cannot comprehend the new mathematics of things. How on earth could a business based on a number of users and no real tangible asset base be valued higher than a business backed by tangible assets? A classic example is Airbnb versus the Marriot group of companies. Both, after all, are value at approximately USD30 billion (RM116.1 billion). Being a new age entrepreneur, we need to accept that there are concurrently two dimensions co-existing in this world:- The physical world and the virtual planet. If we just decide to accept and treat both virtual and physical worlds as real and conduct our businesses in both worlds in accordance to the different rules that apply to these two world, I guess we will be fine. We just need to force the two worlds to converge as one.

TRUST MACHINES, DON’T TRUST MAN Entrepreneurs are humans. And, humans hate to lose control. With the machine world and artificial intelligence, we are asked to trust the predictions made by machines. Sometimes these suggestions by the machines are just counter-intuitive and make no sense to us. For example, in a congested traffic situation, many of us would set our destination guided by Waze. However, not all of us will follow the Waze instruction to the dot. Many times, we may question Waze’s navigation direction and instead, decide to drive following our way. If you trust Waze despite your instinct telling you not to do, you will nevetheless realise that Waze will bring you to the destination at the time promised. Therefore, “predictive artificial intelligence” will continue to lead the way and lead our life. To end, I would like to share this analogy that I often use with my peers:- “To understand the future, we will need to see the future with the pair of our ‘futuristic eyes’, and not see the future with our current pair of eyes”.

MAY 2018



Demographics In Property Investment When it comes to property investment, there are many factors that should be considered before taking the leap. Investors often speak of general economic conditions, location, amenities, accessibility and visibility as their main consideration factors. However, out of all these consideration factors, the most important criterion that you should take into consideration is the demographics in that specific area. Why? Simply because the Mass Rapid Transit (MRT) or Light Rail Transit (LRT) will not rent our rooms from us. Neither will shopping malls buy our properties from us. In the end, it is people who will buy or rent from us! In general, there are three different groups of people who can be categorised as either 1. Organic, 2. Moving or 3. Move-In:

1 Organic

2 Moving

3 Move-In

The “Organic” population represents a group of people who were born and live in a specific given location. If I take myself as an example, both my father and I were born in Serdang and my kids are born in Serdang too. Most likely, I will also settle my family down at Serdang in the near future. Therefore, my father and kids represent the “Organic” population in Serdang. So, what should one invest in at a place that is full of an “Organic” population like Serdang? I would for one, suggest going for a Capital Gains type of property. Why? Imagine that if I were to rent a house nearby my father’s home - would it make sense? What about buying a house near my father’s residence? That would sound more rational right? In short, in an “Organic” population concentric location, we should focus on a Capital Gains property.

Charts Denoting Different Age Groups


In contrast, a “Moving” population comprise a group of people who constantly move around and are highly mobile including college or university students, expatriates and tourists. These groups of people will definitely have an impact on the location rental rate. Taking a look at properties in the KLCC area for instance, the recent Airbnb rental and occupancy rates are mostly contributed by tourists. Another good example is Sunway City whereby the recent high demand of rented units by college and university students have triggered some of the landed house owners to renovate their houses - making more rooms to be rented out to them. Hence, a location that is full of a “Moving” population should target RENTAL RETURN type of property investments. There is a group with the potential to rent and buy called the “Move-In” population. This group will rent a property in the first few years. And then, once they settle down, they will consider own ing or buying a property. For a “Move-In” population, a concentric location is the safest bet amongst all the locations simply because one can rent or sell to people in that area.






Capital Gains Property Capital Gains/ Rental Return Property Rental Return Property


is the Author of the book “Buy Bricks”. Previously an Applications Engineer with a well-known electronics multinational corporation (MNC), he later became a Property Investment Consultant.




12% 10.1%







8.5% 6.7%


6.5% 4.8%


4.3% 2.9%



2.6% 1.2%

0% 0-4

















Different Age Groups Will Impact Property Layout Preferences


Example #1:








8.6% 7.5% 7.3%







5.1% 4%


3.2% 1.8%





0% 0-4














Ampang’s age group’s distribution graph shows that they have the youngest age group (0-4)% which then goes all the way up to the oldest age group. This means that there are many families with kids who are staying in Ampang. The chances of them buying or renting a “family-type” of property such as a three-bedroom condominium unit or a landed property is thus higher.


Example #2: The age distribution graph in Cheras shows that the largest age group in that area ranges from 20 to 24 years old, followed by the 25 to 29 years old age range. This means that the area has a higher number of young families who are more likely to settle down with two-bedroom or 2+1-bedroom condominium units.



12.5% 10.6%

10% 7.5% 5%

6.7% 5.6%


11.5% 10.6%

6.5% 5.3%


6.3% 5.1%


4.7% 3.7%




0% 0-4

















Example #3: The population in Mont’ Kiara mostly comprise the “mature group” ranging from 30 to 50 years old. The mindset of this group are more skewered towards lifestyle living. Thus, the demand in Mont’ Kiara should be more towards high-end condominium units.


Example #4:


50% 40.9%

40% 30% 20%

16% 10.4%

10% 7.5% 0% 0-4
















1.3% 50-54

4.4% 55-59









It is quite obvious that the demographics at Midvalley City is skewered more towards white collar young executives. At the same time, there is less than 10% in the (0-10) youngest age population. Demand of properties here should be skewered towards studio or one-bedroom condominium units.


Source: Department of Statistics Malaysia

MAY 2018





EVERYTHING YOU NEED TO KNOW ABOUT BORROWING : Understanding The Banking System The most common reason why people borrow money is because they want to purchase something which they would otherwise be unable to pay cash upfront for which can include big ticket items such as house and car purchases. An individual who has monthly income can apply for his desired bank loan and later pay a monthly instalment over an extended period of time should he wish to own the items without having to save up a large lump sum at a go. This is both beneficial for the individual buyer and the lender - as the former would be able to receive an item upfront and make affordable monthly payments to the bank, while the latter receives interest on the money loaned. Therefore, it is essential to know what the two main banking systems available in Malaysia are and what types of loans are


being offered. Most importantly is what the borrower should take into consideration before applying for the loan.

banking operates according to Shariah rules on transactions that is known as Fiqh Al-Muamalat.


The basic principles of Islamic banking include the sharing of profit and loss and the prohibition of riba.

In Malaysia, we have the opportunity to choose between the Conventional banking system and Islamic banking system. There are banks in our country that are solely Islamic. However, conventional banks have also set up divisions that specialise in Islamic banking. Islamic banking is a banking system that follows Shariah (Islamic law) principles. Guided by Islamic economics, it prohibits riba (the collection and payment of interest), usury, trading with financial risks and haram (unlawful) business ventures. The purpose of Islamic banking is similar to Conventional banking, except that Islamic

Amongst the common Islamic concepts used in Islamic banking are profit-sharing (Mudharabah), safekeeping (Wadiah), joint-venture (Musharakah), cost-plus (Murabahah) and leasing (Ijarah). Islamic banking in Malaysia is monitored by the National Shariah Advisory Council set up by Bank Negara Malaysia (BNM). In addition, Islamic banks and conventional banks that offer Islamic banking products and services are required to establish their own Shariah advisory committee or appoint consultants to advise them and ensure that their operations and activities comply with Shariah principles.



is a Trainer with Agensi Kaunseling & Pengurusan Kredit (AKPK) and has over 25 years experience in marketing and management.


UNPRODUCTIVE DEBT (Funding Lifestyle)

Money borrowed at competitive rates to invest in quality assets

Taking a new loan to pay an existing loan without any cost saving

A housing loan that is being paid off regularly in a planned manner

A high interest personal loan to pay for holidays or other lifestyle costs

TYPES OF LOANS Secured Loans

Unsecured Loans

• Backed by assets and normally, the loan is easier to obtain • In the event of default, the lender will be able to take possession of that asset and sell it to recover the loan • Examples of secured loans include housing and car loans

• Relies on your ability to repay the loan and your credit background • Generally smaller in amount, shorter in tenure with higher interest rates • In order to mitigate the high risk, sometimes a loan guarantor is required • Examples of unsecured loans include credit cards and personal loans

RULES OF BORROWING • Not backed by any assets Borrow for productive purposes only and for something that you really need but do not have enough cash to pay for. These include buying a house or car, sending your children for further education or meeting emergency needs. Also, borrow within your means. You should only borrow the amount that you can pay back comfortably. It is recommended that your total monthly repayments should not exceed 40% of your net monthly income (after statutory deductions such as tax, EPF and SOCSO).

Once you have decided to apply for the loan, the next step is to find out whether the loan applied for is a secured or unsecured loan.

A borrower has a moral obligation to repay as there should be no excuses for not repaying your debts. Always bear in mind that your creditworthiness will be affected if you do not repay your loans according to the terms of repayment.

Conclusion This topic is an introduction to the banking system in Malaysia. When we need to apply for a loan, it is advisable to apply for productive purpose. Next month’s article will focus on what the lender is looking for in terms of loan application and the methodology used to measure the capability of the borrower.

MAY 2018


strategy Property investment is always interesting. Like I have shared in my proprietary model of “Property Investment Quotient� (PIQ) on many occasions, there are only four ways to have your property work hard for you: – Buy, sell, use (lease and rent included) and borrow. And, there are only two resulting types of outcomes - either yield (recurring cash flow) or appreciation in value (for disposal or refinancing). Nothing more, and nothing less. There is also a general belief that the longer you hold on to a property, the better the appreciation in value. The underlining assumption is there should be no fundamental failure to the economy nor should there be a failure in the system. There should also be continuous prosperity in the location and coupled by a growing population in the locality too. This therefore has led to another belief that property investment is the best hedge against inflation. Yet, whatever belief that you have in relation to property investment cannot run too far away from the economic fundamentals of demand and supply. We were blessed in the past and perhaps, in the foreseeable future, there will always be a demand gap in a developing economy such as Malaysia. However, this is not always the case in developed economies whereby demand is more predictable with the financing system getting more sophisticated in a liberal and less regulated environment (like the subprime crisis that we have witnessed in 2008). Increase in property prices has its roots in inflation and rising cost of living as well as most importantly, the cost of replacement. The increase in the cost of building materials, professional liabilities, labour wages, technology advancement expectations, timely living expectations as well as regulatory compliances all contribute to the defence as well as the inflation of property prices.


Is this always the case?


In other words, property prices can always be benchmarked upon the prices of the latest supply of similar quality properties in the same location. Therefore, property prices are always northbound in any developing economy. As we grow closer to a developed economy, the profit levels of property developers will be thinning to accommodate the escalating costs and the acceptable price point of demand in the market. Perhaps, this would explain why homeownership is generally lower in developed nations whereby homeownership is considered a luxury beyond the reach of the middle-income group. The cost of the safety net offered in these economies are also a factor. To keep winning in property investment, one has to constantly upgrade oneself as fast as the property evolves and gets more sophisticated. Here are some factors to consider:-


Leveraging is always the key. Look for financing packages that match your investment portfolio and risk profile. Also, look beyond the banks. You can get financing elsewhere too - and, at lower interest rates.


Select properties with real expectations and eliminate uncertain speculations. Look for real demand with realistic value expectations. If you are offered a “Guaranteed Rental Return” - ask yourself if you would buy without the guarantee and if the answer is “Yes”, then it is more likely that you should invest.


Look for lower entry costs by negotiating with the developer and seller to reduce the fixture and fittings to a more friendly payment schedule for initial payments. In short, cut the frills and tailor-make a payment scheme unique to your ability to pay.


Conduct a stress test on your cash flow (factoring a period of no income) and assess your affordability level.


Shop and learn about the latest offerings in the market to keep up with the latest trends. It is a buyer’s market now and hence, buyers will be spoilt for choices. However, don’t buy the first thing that is offered to you as only fools rush in. You should never be in a hurry when it comes to property investment. Property has indeed proven to be one of the most stable commodities around.


To make the best profit, you stand to gain at the entry level but, do plan for the exit too. Tax planning is essential for whatever you have saved, you make. Choice on entity in investing as well as learning about the types of taxes applicable will take you a long way in making more money in property investment.


If you are buying from property developers, look for testimonials, backgrounds and track records. Remember, not all property offers are the same and not all developers are born equal.


Different types of property investments require different types of considerations. If you are used to investing in residential property - there is a distinction in buying a residential unit in a mixed-use integrated development. Obviously, investing in an industrial development is a whole new ball game all together.

While property investment is relatively safe, it is not altogether riskfree. Bear the above in mind and happy shopping in 2018 as it is officially a “Buyer’s Market” in the many hotspots in Malaysia.


founded CHUR ASSOCIATES®, a legal boutique firm which delivers friendly solutions for its clients ranging from corporate advisory to “everything real estate”. He is a regular guest speaker at corporate and public events as well as a guest commentator for radio stations besides being a frequent article contributor for local and overseas media publications.

MAY 2018



The Best House In The World



A cheeky good friend asked me a question the other day - pointing out that since I my own preferred location area surely I will be biased when I write articles on certain areas. To which I replied, “It’s not just the areas that I would be biased. I would also be biased when it comes to landed versus high-rise (properties).” Moving on, I also have my list of favourite developers and this list changes over time which means that I keep changing my own opinions! By the way, even the areas that I like may change when I get to know more about the characteristics of the location more closely. One thing which will never change is this:- The best house in the world is the one that makes us feel at home. I still remember the final time that I visited my first apartment unit spanning 730 sq ft in Relau, Penang. Both my wife and I were sad even though by then - we were already staying in a much bigger sized condominium unit comprising 1,258 sq ft - an upgrade of 500 sq ft above our first apartment unit.

That smaller apartment (730 sq ft) made us (my wife and I) feel at home for more than four years. It gave us a home we could call our own for the very first time in our lives. It also gave my sister and her brother a place to stay when they first moved to Penang for study and work respectively. I still remember when I first moved to Penang in 1998. Then, I was renting a room in Georgetown which was a small room which was “built-in” with some space in the living hall. So yes, I could hear everything that was spoken right outside my room. That room did not give me any feeling of a home. After a few months, I moved to a semidetached double-storey home nearby the Penang prison. That house is easily worth around RM2.5 million today as it can easily park five cars. The room I stayed in back then was big for me at 350 sq ft but it did not give me the feeling of a home because the owner and the family seldom spoke to me. Thus, my routine was to just arrive home, park my car, go to my room and at the very next day - leave my room, drive my car out and go to work. I stayed there for awhile until my current wife moved to Penang where we rented a small apartment unit.

This rented apartment was not my first choice because the swimming pool was on the ground floor and everyone driving into the apartment’s grounds could see me in my swimming trunk or my wife in her swimwear. However, it was the one unit we could afford in terms of the rental - being located near enough to our place of work. No matter how much we tried to make the place comfortable though - we could never call it a “home sweet home”. This changed a year later when we found a place which we could afford to buy and started to carry out renovations there. We filled it up with furniture and electrical items of our choice. We also proudly showed the unit to our parents when they dropped by. We also held a housewarming party for over 50 of our friends.


We even responded happily to my wife’s brother when he asked if he could have a place to stay at and my sister continued her studies in Penang. Personally, I think the best house does not really concern the area, type and even the developer. Instead, it is the one that makes us feel the most at home. And usually, that’s the one in which we invest a lot of effort into. So yes, I will still be biased. Always make the best of what you have - instead of trying to buy properties somewhere else which you can’t really afford or have to overstretch yourself too much. After the acquisition of our first property, chances are - we will have enough moeny to upgrade to a better one a few years later. Chances are also - the owner whom we were renting from would also be buying another property in a few years’ time. Happy making yourself at home!

MAY 2018



In my humble opinion, buying properties is relatively easy to do but managing your tenants is another ball game altogether. I would like to share my two cents’ worth on tenant management here:1. Jerry (fake name of course) - is one of my tenants at one of my properties. Both him and his family have been renting from us for about five years now. 2. I will not be raising rentals in 2018 as a sign of my appreciation to Jerry. However, I will be increasing rentals slightly in 2019. Furthermore, I will be collecting 12 months’ worth post-dated cheques from him. 3. Most importantly, I do not view Jerry as a tenant per se. He isn’t my servant, and I’m not his “lord” either. Below is the actual message which I sent to him. Do read on:-

Hi Jerry, (my tenant) • We have always viewed you as our valued business partner and we appreciate your continuous support throughout the years. As a sign of our appreciation for your loyalty, we are pleased to maintain the same rental of RM2,400 per month for the next one year (ending March 2019). • As spoken, please prepare 12 months of post-dated cheques starting from 1 March 2018 onwards. Cheques are to be made payable to Mark Chua for RM2,400 per month. • You have also agreed to a slight rental revision to RM2,500 per month from April 2019 onward for a period of one year. We hope you view this as a win-win arrangement, as RM2,500 is still within reasonable boundaries. • P.S. – I have a small CNY hamper to pass to you and your family too! Thanks again for your support and partnership. Mark Chua

MORAL OF THE STORY? • Jerry is not my tenant. I am not his landlord. We are equal business partners aiming for a win-win relationship. I have maintained the rental for 2018 which has made him happy. However, Jerry has agreed to pay higher rentals in 2019 which has made me happy. • As a landlord, this method already puts you in a good position. Why? This is because 90% of landlords out there do not even bother raising rentals. Therefore, always manage expectations from Day 1. • Tenants are human beings. They are not “transaction items” who only deserve a cold and robotic treatment. Don’t get me wrong – I am not suggesting that we become too friendly with tenants either on the other side of the trajectory. However, warm professionalism with a human touch will go a long way towards promoting tenant loyalty. • Buy hampers or small gifts for your tenants as a sign of appreciation and respect. Treat them as equal partners and make them feel important. Sometimes, it is the little things that will make a huge difference. That is the key to having longer term tenancies.


Mark Chua is the bestselling author of the book “WHO SAYS”. He is a Senior Vice President of a foreign bank and an avid lover of properties. He is living proof that one can be successful in both one’s career and property investments. Mark can be reached via hello.markchua@ or






Marketing agency: For enquiries:

For enquiries:

03 8318 0417

016 321 9033 017 779 1688

NO. Lesen Pemajuan Perumahan: 14153-1/11/2017/ (0934(L) | No Permit Iklan dan Jualan: 14153-1/11/2017/0984(P) | Tempoh Sah: 05/11/2015-04/11/2017 | Tarikh Dijangka Siap: Mei 2019 | Hak Milik Tanah: Pegangan Bebas | Gadaian Tanah: Tiada | Pelan Bangunan Diluluskan Oleh: Majlis Perbandaran Sepang | No. Rujukan Pelan Bangunan: MP Sepang 600-34/2/71(12) | Jumlah Unit dan Harga: Pangsapuri (1,168 Unit) MIN: RM395,460.00 MAKS: RM958,247.00

MAY 2018


strategy Changing or upgrading one part of a property may seem like a simple and straightforward affair. However, just like a giant game of dominoes - touching one part of a property will have an impact on the other areas as well. And, before you know it - the simplest of tasks can easily and quickly snowball into the most complicated and costliest of affairs. This is what could be termed as the “domino effect”. And, it is important to get your head around this before you undertake any renovation works to your property. Changing a discoloured or outof-date kitchen sink may seem like a small task. And, it is easy to buy a new kitchen sink and replace the new with the old. That is what the logical side of your brain would rationalise. And, for all intents and purposes - that would be correct. However, this one simple task is actually a minefield and can set in motion a whole set of consequences and added expenditure that one may not foresee beforehand that

the original task of “changing the kitchen sink” would entail - unless one understands the “domino effect”. The “domino effect” of changing the kitchen sink shows that unless you replace the sink with exactly the same-sized sink, you will also need to replace the worktop. And, unless the pipework to the new sink is exactly the same as the one you are replacing it with - you will need to fork out extra for plumbing changes. Plumbing changes then come with their own set of consequences - and it is not unlikely that problems will crop up with regards to the stop-tap or some other unforeseen issues such as the connector tap or a joint or elbow. Even after you have completed the installation of the sink, other problems may well arise when it comes to trying to reinstall the tap - and, you will usually end up with a new tap as well - which will also come with its own set of issues! The reality is this:- Your property is one

large domino game. Trying to do work on one part will affect another related part. And, it doesn’t matter which part you try to do work on - there will always be another affected part, which in turn - will bring with it another set of consequences and costs. Trying to do one simple task, no matter how seemingly straightforward and unrelated, will create other issues. It will give rise to more issues and more added costs. There is no getting around it - and is one of the rules of the property game. So, you need to ask yourself- Do I really want to set this game into motion? Once you get a grip on the “domino effect”, it will open your eyes as to why some seemingly simple tasks should be considered differently. This will guide you to understand how to budget better and plan for works in a different way. Nothing is ever as straightforward and easy as it appears som the sooner you get a handle on how and why this is needed, the better prepared you will be for undertaking any apparently easy tasks.

THE DOMINO EFFECT OF INVESTING The simplest of tasks can easily and quickly snowball into the most complicated and costliest of affairs

Go Fo� It Plan a simple task with the “domino effect” in mind. Think about the dependencies of that task and all the possible consequences that could arise. Tip: I always paint my investment property white, mainly because it’s easier for me to do the touch up thereafter,


is the Strategic Advisor and Managing Director of Armani Media. He is also a registered real estate agent and an investor with more than 10 years’ experience in the industry. He can be contacted at


MAY 2018


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MARCH 2018








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Property Insight May 2018  
Property Insight May 2018