StarProperty.my July 2017

05

JULY

2017 WEDNESDAY

GIVING HOMES A NEW MEANING

BÖN Estates managing director Goh Soo Sing

BÖN Estates sets the benchmark for a new epoch in real estate. > P02

INSIDE THIS ISSUE www.starproperty.my

PROBLEMS FACED

BY FIRST-TIME HOMEBUYERS

TIPS ON WHAT TO DO BEFORE HOUSE-HUNTING > P06 StarProperty.my

StarProperty

TO BUY OR TO RENT?

WHAT LIES AHEAD FOR YOUNG MALAYSIANS > P12 StarPropertyTV

StarProperty.my (Eng)

HOW MUCH IS YOUR COMMERCIAL PROPERTY WORTH?

FACTORS THAT DETERMINE THE VALUE OF RETAIL OFFERINGS > P16 Property Trends (Chi)

cover story

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

02 corporate

Goh believes that the practice of meritocracy and open discussion is well-received by the members of his organisation.

B

ÖN, a tibetan culture that celebrates unity of the five core elements of life – fire, earth, water, metal and wood.

Holding true to this principle, BÖN Estates managing director Goh Soo Sing believes in constantly taking the middle path and approaching all endeavours in a well-balanced manner.

Born and bred in a family that has a history in the business of real estate and construction, Goh was exposed to the nitty gritty of this industry at a tender age and saw his passion for building homes grew.

Although his family did not plan to groom him for this role, Goh’s heart stayed close to the business even when he entered the banking sector after studying finance in Britain.

To Goh, real estate has limitless potential.

“Real estate is so dynamic, it involves so many exciting components such as arts, science, engineering and innovative marketing.

"A well-designed home can influence people’s quality of life and thinking. Even a creative working space has proven to improve inter-company relationship.

“New ideas and concepts are constantly flowing into the industry, such as co-working space and co-living space. This excites me,” Goh added.

Old guard, new guard In 2009, BÖN Estates (then known as PPM Realty Sdn Bhd) was conceived to focus on boutique developments.

Although the company was financially backed by the family, this offshoot was altogether a separate venture under a different leadership.

Holding the post of managing director at the young age of 26, Goh acknowledged that there were

CRAFTED FOR QUALITY LIVING BÖN Estates raises the real estate bar by going beyond shell and core with their homes initial challenges when bearing a responsibility of such magnitude, though it was neither due to him being inexperienced or lacking will.

“From the get go, I set high expectations and I wanted to lead by example but it was not easy to get the old guard to buy into new ideas.

“Ultimately, it was all about perseverance and staying true to your core values. If you are honest and genuine in what you do, people will eventually buy into your effort,” he said.

To transform his company, Goh brought in younger members into the management team for fresh ideas and perspectives. And he attributed BÖN Estates’ successful endeavor in bridging the gap between youths and seniors to the management team.

“We have to stay relevant and understand the needs of consumers to know our target market. There is no better way to learn about the younger generation’s needs than learning directly from them.

“Having said that, I also needed young people who could adapt to different people and show respect to the senior members.

"At BÖN Estates, we try to harness a culture of humility and continuous learning. We built a platform for young people to grow through direct mentorship with the seniors,” Goh explained.

Starting with the end in mind

The bold move to go against the grain paid huge dividend as The Estate experienced phenomenal success.

sustainability of their homes.

“We take things one step at a time at BÖN Estates and we are very involved in every stage of the development.

“We choose to work closely with architects and designers who hold the same values as the organisation in order to ensure our customers’ expectations are met,” Goh stressed.

Targeting the next generation

BÖN Estates next project is located in Mont Kiara and will target younger folks in search of their first home.

Recognising that building homes today goes beyond the shell and core, Goh said BÖN Estates does its utmost to provide space-crafted living and a curated lifestyle in the spirit of their tagline “Living, well-crafted.”

In their quest to grasp the likings of the next generation, Bon Estates will be hosting their first collaborative development initiative at APW Bangsar from July 21 to 23 (Friday to Sunday).

If you are a young person who has a dream house in mind, join this unique social event to express your ideas and contribute to the next trend of holistic living.

BÖN Estates has been undaunted by the softening market and rolled out their flagship development, The Estate – a luxurious boutique home in South Bangsar.

The bold move to go against the grain paid huge dividend as The Estate experienced phenomenal success.

Goh believes that starting with the end in mind is the secret behind their accomplishments.

“From the beginning we envisioned the type of residents who are suitable for The Estate. At Bangsar, the houses sit on separate ends of the spectrum.

“On one side you have the extremely high-end homes, and on the other you have the smaller-size investment products.

“We saw a gap in the middle for family-size units or upgrader homes. We proceeded to conduct a comprehensive study on the feasibility of the product based on the demand and supply within the area, income levels and lifestyle needs,” he said.

BÖN Estate’s desire to differentiate themselves can be witnessed through their meticulous attention to detail, including the design, quality of BÖN Estates's flagship development, The Estate, a luxurious materials and the overall long-term boutique home in South Bangsar.

events

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

highlights 03

STARPROPERTY.MY EVENT HIGHLIGHTS

04 TUESDAY

Awards Judging Day

12 WEDNESDAY

IOI City Mall Fair

15 SATURDAY

With the nomination process of StarProperty.my Real Estate Awards drawing to a close, stay tune to learn who will be crowned as the best of the best in making deals in the property industry.

• July 12-16, Wednesday to Sunday • 10am - 10pm • IOI City Mall, Putrajaya More information at fair.starproperty.my

Star-925 • July 15 • 9am - 12pm • Menara Star, Petaling Jaya In the latest Star-925 series, OCBC Bank (Malaysia) chief executive officer Ong Eng Bin will impart his wisdom on achieving success at work through “Rising the top of my career”. Register at bit.ly/star925_6 to join us.

www.starproperty.my StarProperty.my StarProperty StarPropertyTV

15

EDITORIAL

SATURDAY

editor@starproperty.my

StarProperty.my Forum • July 15 • 12pm - 4.30pm • KDU Glenmarie, Jalan Kontraktor U1/14, Seksyen U1, Glenpark U1, Shah Alam

From location analysis, smart financing to business growth, register at starproperty. my/forum to join StarProperty.my Forum entitled “Fundamentals of homeownership through strategic analysis”.

28 FRIDAY

20 THURSDAY

Penang Property Fair • July 20 - 23, Thursday to Sunday • 10am - 10pm • Gurney Plaza & Gurney Paragon

28 FRIDAY

Johor Property Fair

StarProperty.my Roadshow

• Property fair and talks • July 28 - 30, Friday to Sunday • 10am - 10pm • Johor Bahru City Square

• Property fair and talks • July 28 - 30, Friday to Sunday • 10am - 10pm • Atria Shopping Gallery

On June, LBS Bina Group managing director Tan Sri Lim Hock San and IWajib Group director Datuk Chew Yin Keen discussed various housing issues such as affordable housing, eco-friendly homes, lending policies and the property market, while Malaysian Institute of Estate Agents newly-elected president Eric Lim talked about the future for real estate agents and negotiators in the digital age.

Log in to bit.ly/starpropertytv to watch the videos.

Come celebrate the festive Raya season on July 8 and 9 (Saturday and Sunday) from 10am to 6pm with a sumptuous Raya spread at Tropicana Heights, Kajang, A 199-acre award-winning “Best Township” development.

Enjoy the mesmerising beauty of the Central Park by visiting the Park Villa and Semi-D show houses of the latest residential phase, Ridgefield Residences.

Call 1700 81 9566 or visit tropicanaheights.com to find out more.

which stands for ‘Business Incentive Grants’ will see eligible applicants receive business grants up to RM800,000 once they purchase a Savanna Lifestyle Shop. The programme is ongoing until 31 July 2017.

ernest@thestar.com.my

Content Coordinator LEE YAN LI lylee@thestar.com.my

Content Writers LEE YAN LI VIKNESH ASHLEY SANTTANA VATANI NUR IHSAN FADHLINA SHARMILAH DEVIY SHALINI KATESSAN YURI AZRANI Video Producer JONATHAN ROBERTS Video Editor PAMELA FONG PEI LE

scan to watch

LATEST HAPPENINGS Tropicana invites public to join Raya celebration

Assistant General Manager ERNEST TOWLE

Hot on the heels of S P Setia’s recent announcement of a partnership with Shangri-La Hotels & Resorts for overlooking the UNESCO World Heritage-listed Carlton Gardens and the Melbourne city skyline, SP Setia recently announce the takeup rate of Sapphire By The Gardens, the residential tower of its latest development project at 308 Exhibition St, Melbourne, has exceeded 70% during the launch weekend.

The developer also announced that it has secured yet another major site in Melbourne Central Business District (CBD) – 111, A’Beckett Street.

Designers KWONG CHEE OON QUEENY YONG SHARUMMATHY SUNDARALINGAM

MARKETING & SALES Head of Customer Engagement & Support IVY LEONG 03 7967 1347 ivyleong@thestar.com.my

Property Business Head of Sales JACKY CHENG 03 7967 1388 (ext 1244) jackycheng@thestar.com.my

Acting Head, Sales (Agent Business) KENT THEW

03 7967 1388 (ext 1861) kentthew@thestar.com.my

Introducing The Luxe

S P Setia launches new product in Melbourne

Mah Sing launches B.I.G Programme

Mah Sing Group Bhd launched its B.I.G. programme for Savanna Lifestyle Shops in Southville City, Bangi. The B.I.G. programme

Roxy-Pacific and Macly Group introduced an exciting perspective of urban living to city dwellers with the inauguration of The Luxe

by Infinitum located in the heart of Kuala Lumpur.

The Luxe, Tower B, is the second phase of Infinitum and consists of 43 storeys with 300 residential units ranging from 675 to 1,180 sq ft as well as 31 commercial units.

Download E-mag at: STARPROPERTY.MY(English) PROPERTY TRENDS (Chinese)

developments

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

04high-rise

W

ITH a four-decade track record in building enduring addresses, Paramount Property is a full-spectrum developer that has residential, commercial, retail, education, hospitality, industrial and integrated projects under its belt.

Significantly, the versatile developer has carved out a niche by adopting a university-metropolis concept. And it has been successful with thriving university towns such as Paramount Utropolis at Glenmarie and Batu Kawan.

“Paramount Utropolis is an integrated metropolis surrounded by residential and commercial units as well as the marketplace retail centre,” said Paramount Corporation Bhd group chief executive officer Jeffrey Chew.

As Paramount Property’s first integrated development, Utropolis Glenmarie has garnered multiple accolades including the Honours Award in Just Walk category at StarProperty.my Awards 2016.

URBAN OFFERINGS AT SHAH ALAM

Paramount Property finds its niche in all-rounded townships

Urban offerings at Shah Alam

Urbano, offering 389 units of serviced apartments with built-ups of between 688 and 999 sq ft, occupies a special place in Shah Alam.

The layouts of Urbano have aimed to fully realise the potential of optimised living spaces, which include features like dual-key access offering the flexibility of rental usage.

Residents will get to enjoy Urbano’s own facilities such as swimming pool, gym, launderette, a daycare centre, surau, changing rooms, a reading room, wading pool, community hall and a management office.

“The freehold development is designed to incorporate the best of urban living within a contemporary setting, in which residents are surrounded by a thriving neighbourhood that offers facilities, conveniences and security,” said Chew.

That includes the 120,000-sq-ft marketplace which showcases a retail and commercial hub, a boutique hotel as well as a university college campus.

Situated within a self-contained development at a strategic location, the residence is well connected because of its close proximity to Subang Jaya and Petaling Jaya.

This attractive feature is further enhanced by the proposed LRT Line 3 that will allow residents to travel within the Klang Valley with ease.

With all the offerings of amenities, connectivity and job opportunities that complements a modern setting for the young, homebuyers will be able to enjoy the refine and upbeat urban lifestyle.

1 1 Residents of Urbano will be greeted with a range of facilities, catering to different recreational needs.

Paramount has achieved consistent success despite a less than encouraging market.

Emboldened by the results of its latest launches – including the semidetached and superlink houses of Sejati Residences at Cyberjaya, the Greenwoods Belian shop offices at Greenwoods Salak Perdana, Emilia, the two-storey linked villas at Bukit Banyan, Sg Petani, as well as the phase 1 of Utropolis Batu Kawan – Paramount Property does not intend to stop at the launch of Urbano.

“The upcoming launches include Sekitar26 Enterprise in Shah Alam, a neighbourhood community multiusage retail centre that constitutes the second component of the Sekitar26 integrated development. This will be anchored by Paramount Property’s office.

2 Paramount Corp Bhd group chief executive officer Jeffrey Chew.

3 Parents visiting their children can stay at the threestar 240-room, international chain business hotel built within Paramount Utropolis.

More to come after Urbano

With decades of experience combining personal growth and a safe shelter, 2

3

“Next, we will also be offering Atwater, our newest integrated development in PJ’s Section 13, which will hold 493 units of serviced apartments, corporate offices and retail components.

“In addition, we will continue to roll new phases at our current developments such as Utropolis Batu Kawan as well as Bukit Banyan in Sg Petani,” said Chew.

“With a sales target of RM500mil

for 2017 in mind, Paramount Property has recorded about RM244mil in sales by 1Q 2017.

"The results not only reflect the successful launch of Utropolis Batu Kawan integrated development in Penang, but also signals that we are on track to achieving our target,” added Chew.

For more information, visit bit.ly/ paramounturbano.

With decades of experience combining personal growth and a safe shelter, Paramount has achieved consistent success due to its versatility.

WEDNESDAY 5 JULY 2017

STARPROPERTY.MY

EE ON R F SI erts IS exp k M D with rea

A

le ea b eats g t n s Mi ver ited le. o im ab * L vail a

FUNDAMENTALS OF HOME OWNERSHIP THROUGH STRATEGIC ANALYSIS Date: 15 July 2017 (Saturday) l Time: 12:00pm-4:30pm Venue: KDU Glenmarie Shah Alam

Core Guidelines to Improve Asset Value

7 Values that will DOUBLE your Wealth

Unlocking Top 7 Financing Secrets & Strategies for Home Buyers

KEN TEO

JEEVAN SAHADEVAN

GARY CHUA

Seasoned Property Investor, Speaker and Blogger

Founder of Leveragelab Sdn Bhd

CEO of Smart Financing

Register now at starproperty.my/forum

(Complimentary Bluetooth Speaker and Utropolis Marketplace Voucher worth RM50)

Organised by: Sponsored by:

5

feature

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

06home

PROBLEMS FACED BY FIRST-TIME HOMEBUYERS

Tips on what to do before house-hunting

I

T is a difficult and tedious experience to buy your first home. After all, a home purchase requires a huge amount of money which is no trivial matter. The property will probably be the most valuable asset you own in your lifetime.

To help first-time homebuyers, we have listed some of the common problems when acquiring a property and their solutions.

How much do I need?

You have to prepare at least 10% of the down payment, the legal fees, funds for

TYPE OF HOME LOAN A traditional term loan requires you to pay a fixed amount each month for the entire tenure of your loan (say 30 years), while a flexi-loan gives you the option of reducing your interest whenever you wish.

building and home inspection, as well as the stamp duty fee.

If your downpayment is less than 20% of the house price, most banks will require you to buy a mortgage insurance at the same time.

Buy now or save for a rainy day?

If the saving interest is low and the house prices keep increasing, your saving capability will never be able to keep up with the increment rate of house prices.

If you are able to afford a house, you

INTEREST RATE

You should go to the bank that offers you the lowest interest rate.

6 THINGS

YOU SHOULD CONSIDER WHEN TAKING UP A HOME LOAN IN MALAYSIA

MARGIN OF FINANCING (HOW MUCH YOU CAN BORROW) As an example: for a RM500,000 house, you'll need to pay RM100,000 upfront if your Margin of Financing is 80% but you'll only need to pay RM50,000 upfront if your Margin of Financing is 90%.

LOCK-IN PERIOD

The period you'll incur a penalty if you choose to pay off your home loan in full before it reaches the end of its tenure.

FEES & CHARGES

A home loan application involves professional and governmentregulated processes such as preparation and disbursement of loan agreement, payment of stamp duty and processing by the bank.

THE BANK

You'll be dealing with the bank quite often as long as your home loan is in effect (which may be 20 to 30 years).

should buy one that you take a liking to.

Where should I buy?

For every homebuyer, the best location could be different. It all depends on the needs of the individual.

The location that you choose not only has to be liveable and comfortable, it should also provide connectivity and convenience for work commute and for visiting relatives and friends.

I fancy a certain part of town, but I have no knowledge of that place. What should I do?

The best way to get to know a place is to find information online and then personally visit the site.

Once you find a property you like, arrange for a visit.

On the way, you could talk to the agent about the situation of the area and observe the traffic conditions, the construction site, the nearby transport facilities, shopping centres, parks and schools.

After you visit a dozen houses, you will get a feel for the area and can assess the advantages and disadvantages of the location accurately.

I am unsure of the price of the property. What should I do?

The best way to assess housing prices is to look at the prices of similar properties sold recently.

On some real estate sites, search for properties sold recently. Take a look at properties that have the features you are interested in or are in the right location.

Do I need to do house inspection?

If you are not from the construction industry, it is necessary to do a house inspection. Some houses may look good from the outside, but they could have some structural, electrical or pipeline issues, termite and pest infestation, or other problems. You will need to spend extra to maintain the property.

If I do not have enough money, could I buy a property with other people?

As long as the method is right, you can buy with friends or family members.

Before you buy, you and your partner or partners should agree on the portion of the mortgage repayment that each of you should bear. The most important thing is to discuss the arrangement in the event one or two of you have the intention to sell.

Next, ask the lawyer to draft the agreement into a legally binding contract. Make sure that you are all registered with rights of “tenancy in common” rather than “joint tenancy”.

The original article was first published in Chinese in Property Trends. Download at bit.ly/StarProperty_Emag to read more.

developments

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

high-rise 07

Puteri Southern IOI Palm Palma Hills IOI City Mall Garden City Residences Phase 2&3 Golf Club ResidencesOffices Le The Clio Méridien Conezión Residences Hotel Retail & Residences IOI City Mall Phase 1

Par 3 Residences

Putrajaya Marriott Hotel

Palm Garden Hotel

IOI Square Offices

The Jewel Retail & Residences

The Gems Residences

LOFTY LIVING IN PUTRAJAYA 1

2

IOI Properties offers resort experience with PAR 3 Condo and Condo Villa projects

P

1 The PAR 3 Condo and Condo Villa are part of the IOI Signature series.

UTRAJAYA has seen amazing growth and transformation over the past few years, thanks largely to the work of IOI Properties in raising residential and commercial components, sprouting condos, offices, mall, retail developments and more.

The latest offering, developed by IOI Properties' subsidiary Pine Properties Sdn Bhd, is the freehold high-rise residential project comprising spacious units for urbanites.

Located at IOI Resort City in Putrajaya, PAR 3 condos, semi-Ds and bungalows in the sky are expected to be completed in Q2 2019.

PAR 3 Condo and Condo Villa are part of the IOI Signature series built for the high-end market. They are designed to provide maximum comfort together with comprehensive facilities.

PAR 3 Condo offers 207 units with built-up areas of 1,324 to 1,668 sq ft within a 31-storey tower, while PAR 3 Condo Villa has 18 exclusive units with built-up areas of between 1,657 and 2,250 sq ft.

The units are aligned to a northsouth orientation to provide optimal sunlight. Residents will be able to enjoy unobstructed external views while the façade is designed to create various angles of shades.

The cooling green spaces are created with the residents in mind, providing natural ventilation and lighting.

Residents and their families can enjoy the unobstructed view of the 18hole Palm Garden championship golf

2 Residents will be able to enjoy elements of inature while living in the development.

3 The freehold highrise residential developments present spacious houses for the urbanites.

3

course and marvel at the stretches of green fairway that make up an impressive landscape.

The golf course view is complemented by the development’s own lush landscape, which includes the Herb Garden, Reflexology Terrace, as well as landscaped deck in the sky on some floors.

Among the many facilities and amenities in the development are an infinity pool with jacuzzi, spa pool that overlooks the golf course, a recreational area comprising games room, reading lab, lounge and tea room, as well as kitchen gourmet at the mezzanine level.

Those who fancy a workout can head for the glass gym and yoga deck, while others may like to enjoy their own family time or a private party at the BBQ area and multipurpose hall for gatherings and celebrations.

For the residents’ peace of mind,

the development has a security setup that provides access cards for the guard house and lift, CCTV surveillance, digital lockset for each unit's main door, as well as intercom system and builtin panic button linking all units to the guard house.

Located at a prime location within Putrajaya, residents get to enjoy excellent accessibility via SILK, LDP, MEX, SKVE and North-South Central Link Expressway.

Families with youngsters can choose from eight international and private schools as well as higher education institutions located near the development.

Perhaps the best embodiment of the development’s strategic location is its proximity to IOI City Mall, which is a mere 400m away.

For more information, visit www. ioiproperties.com.my/Par3.

Development

PAR 3 CONDOMINIUM

Gross built-up 1,324, 1,636 and 1,668 sq ft Total block One block, 31 storey Total Units 207 units Car park Minimum of two parking bays Maintenance fee Estimated at RM0.40 per sq ft Type A/A1/B Gross built-up 1,636/ 1,668/ 1,324 Rooms Min 3 beds, 3 baths Development

PAR 3 CONDO VILLA

Gross built-up 1,647-2,250 sq ft Total block Six lots, three storey Total Units 18 units Car park Minimum of two parking bays Maintenance fee Estimated at RM0.40 per sq ft Type C1 or C1a/ C2 or C2a/ D1 or D2/D1a or D2a Gross built-up 2,217/2,250/1,647 / 1,722 Rooms Min 3 beds, 3 baths

developments

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

08 township

By VIKNESH ASHLEY

vikneshashley@thestar.com.my

A

RE you looking for landed property that fits your budget? Hillpark@Shah Alam North located in Puncak Alam may just be the solution.

The township is an award-winning development; its maiden residential phase Pines won an award for affordable urban housing back in 2014.

The township offers both residential and commercial units spread across 558 acres of leasehold land with a gross development value (GDV) of RM1.5bil.

The first township to enter Puncak Alam, Hillpark@Shah Alam North is an integrated self-contained development with eco-friendly infrastructure crafted for wholesome and sustainable lifestyles.

The township is guarded at each residential entrance point and secured with perimeter fencing.

PRACTICAL HILLPARK MKH offers efficient house designs that fit buyers' budget

efficienct house layout has also been used in the design of Hillpark homes, providing practical layouts to improve the quality of life.

Other features that can be found in Hillpark@Shah Alam North include the installation of Panasonic PureTech Air Ventilation system to provide residents with cleaner air.

For long-term sustainability, innovative technologies were implemented in both the township’s infrastructure and landscape designs, which include use of natural or renewable energy such as waste recycling and rainwater harvesting, and houses built with passive green design (north-south orientation) to promote naturally cooler abodes.

Blossoms of individuality

The township has 11 distinct phases that are developed individually. To date, its launched phases include Phase 1 – The Palm, Phase 2 – Pines, Phase 3 – Meranti, Phase 4 – Pinang, Phase 6 – Cherry, Phase 7 – Maple, Phase 8 – Olive, and Phase 11 – Hillpark Avenue. Pines was the first to launch while Pinang and The Palm are the newest additions.

Hillpark is MKH’s largest township offering to date. The developer is one of the pioneers that implemented the IBS system in the construction of landed residential properties since the launch of Maple last year.

The township owns the biggest park in Puncak Alam, offering over 50 acres of park terra to the community. It is enhanced with recreational facilities such as cycling tracks and walking trails.

The park features over 3,000 trees of specially chosen species segregated into three parks named Central Lake Park, Forest Park and Central Town Park.

For the health conscious, Hillpark offers facilities that make community living better, including a 2km mountain bike track, a 6.6km jogging park, recreational parks as well as an innovative playground.

This playground is designed with an “Ant Colony” concept, complete with above-ground tunnels and walk pathways flanked by educational boards to promote fun learning.

A mere stone’s throw from the development are plenty of facilities including eateries, malls, and religious institutions.

Located near Hillpark are established educational institutions such as Universiti Teknologi Mara (UiTM) and various primary and secondary schools including Sekolah Menengah Kebangsaan Puncak Alam and Sekolah Kebangsaan Puncak Alam.

Future amenities that are planned near Hillpark include the expansion of UiTM facilities, an 800-bed hospital inside UiTM, budget hotel, police station, more primary and secondary schools, the completion of LYL U10 Shah Alam Logistic Hub with class A distribution centre as well as a designated six-acre hypermarket within Hillpark Avenue.

Newest phases of Hillpark

1

The township is developed in a strategic location that is very accessible to six major highways such as LATAR, NKVE, DASH, Guthrie, North-South Expressway and the Federal Highway.

Following a joint-venture collaboration with Panasonic Homes and Living in Malaysia, Japanese technology is implemented in the development of Maple in April 2016 and The Palm in April 2017.

The joint collaboration involves the implementation of Wall-Precast Concrete (W-PC) construction methods to ensure consistent and efficient delivery of quality homes featuring highly resilient waterproofing technologies.

The “Kajiraku” Japanese concept of an 2

Two of Hillpark@Shah Alam North’s newest phases were launched in midApril this year in conjunction with a Tree Planting & Party in the Park event

by MKH. The phases launched included The Palm and Pinang. Phase 1 – The Palm, offers 682 double-storey homes with a standard built-up area of 1,474 sq ft. These units were launched at RM529,100.

The uniqueness of Palm is that it has a 23.85ft long car porch with a spacious backyard. Each unit holds four bedrooms and three bathrooms.

Phase 4 – Pinang offers a low density of 132 units single-storey homes with a standard built-up of 1,099 sq ft, priced at RM425,000. These units are fully sold.

The final phases of residential offerings in Hillpark@Shah Alam North will be constructed at the upper northwest corner of the township, a short distance away from the main recreational town park.

For more information, log on to www.hillparkshahalamnorth.com .

1 Hillpark Shah Alam is blessed with over 50 acres of park space for the community to enjoy.

2 The Palm showcases practical homes with the option for future expansion with spacious 12.5ft to 22.5ft backyards.

3 A lakeside park in place for relaxed communal living.

4 Hillpark Avenue is the township’s first commercial component launched in 2015.

3

4

WEDNESDAY 5 JULY 2017

STARPROPERTY.MY

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developments

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

10 township

HOMES FOR GENERATIONS

Two iconic projects with premier facilities light up the Bandar Utama township

I

T is almost unimaginable that the developed and affluent township of Bandar Utama was once a palm oil estate populated by fewer than 100 people.

The transformation of this township began in the early 90s, spearheaded by See Hoy Chan Holdings Group. In quick succession, housing units, malls and commercial buildings sprouted.

Fast-forward to 2017 and the legacy of founder Datuk Teo Hang Sam lives on, including Bandar Utama Development Sdn Bhd, the group's property arm.

Bandar Utama Development is one of the first developer companies in the country to embrace the build-then-sell concept advocated by the government.

This initiative is a testament to the award-winning developer’s desire to not only focus on making profits but to protect the welfare of its residents.

2

Best of both worlds at Bandar Utama

Time and time again, the developer builds homes in its freehold township of Bandar Utama, Petaling Jaya, that sets a high benchmark for premier living, world-class business and leisure facilities as well as environment-friendly innovations.

The township's prime location has made it one of the most-coveted among Malaysian families. It offers the best of both worlds – lush landscapes and open parks that are only a stone’s throw away from some of Greater Kuala Lumpur’s best modern-day conveniences.

Notable places that are close by include 1 Utama Shopping Centre, fivestar One World Hotel, The Club@Bukit Utama Golf Resort, First City University College, the British International School, and SJKC Puay Chai 2.

The township’s accessibility has been another vital component to its success.

Apart from sitting at the confluence of major expressways, Bandar Utama is well-known as a transportation hub with bus and coach terminals that connect to other places such as Kuala Lumpur International Airport 2, Genting Highlands, Penang and Singapore.

On top of that, the latest MRT line which began operating recently makes travelling to the Kuala Lumpur metropolis and other prominent areas in Greater KL a lot simpler. The muchanticipated LRT3, slated for completion by 2020, gives the residents another reason to celebrate.

To fulfill the ever-growing demand for homes within this highly sought-after address, Bandar Utama Development has delivered two new projects in the form of 9 Bukit Utama and The Effingham.

2

1

Plenty of space for families at 9 Bukit Utama

Surrounded by lush greenery, 9 Bukit Utama is a luxurious, resort-like condominium that sits on more than 7.5 acres of prime land.

This high-rise bucks the trend of shrinking condo unit sizes. Space is in abundance for 9 Bukit Utama units, ranging from 2,286 to 4,719 sq ft, and guarantees flexibility for families of all sizes.

The condominium is designed with functional space in mind. The flexibility of each unit is further enhanced with the use of innovative drywall product system set between rooms, enabling residents to reconfigure the interior layout to their liking.

The units come complete with airconditioners, built-in oven, cooker hood and hob, kitchen cabinets, wardrobes and water heaters.

Recreational facilities at 9 Bukit Utama include a gym, designer gardens with jogging track, tennis courts, badminton courts, barbecue area, and swimming pools.

Children can have a good time at the skate park and kids play area.

1 Show unit: homes with chic and modern designs, without compromising on durability and functionality.

2 The show units of The Effingham type B. 3 A large leisure pool for 9 Bukit Utama residents to unwind and relax.

scan for more

bit.ly/9BukitUtama

bit.ly/effingham

3

Prestige and luxury at The Effingham Sitting just across 9 Bukit Utama is The Effingham, a development that epitomises prestige and luxury.

The three-storey villas, which reflect the affluence of Bandar Utama, are found within 32 acres of gated and guarded land.

Phase 1 comprises a total of 100 exclusive homes with unit sizes measuring between 5,654 and 12,173 sq ft. The 6+1 bedroom villas come partly fitted, similar to 9 Bukit Utama.

The homes also incorporate environment-friendly features such as solar water heaters and rainwater harvest system. The Effingham gives its residents peace of mind with 24hour security surveillance and trained security personnel.

The icing on the cake for these two exclusive developments is their freehold status, which gives homebuyers the opportunity to own a home that is multigenerational.

To help prospective buyers realise their dream of living in Bandar Utama, the developer offers an alternative source of financing via its in-house home loan.

Visit bit.ly/9BukitUtama or bit.ly/ effingham for more information.

WEDNESDAY 5 JULY 2017

STARPROPERTY.MY

11

feature

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

12 homeownership

TO BUY OR TO RENT? What lies ahead for young Malaysians

I

N MALAYSIA, as in many parts of the world, chasing property ownership is part of the fabric of our society. However, affordable houses at favourable locations don't come easy.

Many players in the property industry have contended that another wave of property price hike is looming, partly resulting from huge foreign investments and mega infrastructural projects.

With that in mind, the big number of home loan rejections is a sign that many Malaysians are already highly leveraged, while the cost of living has continued to rise.

Under the current market and economic situation, is it wiser to rent or to buy?

In favour of buying

For Henry Wiltshire director Vicky How, the answer is an emphatic no. She maintains the notion that tenants are merely helping the owners pay for their property.

How argues that it only makes sense to rent if the rental fee is so low that it could be offset by positive cash flows from two properties. On top of that, she reckons that the market is in favour of buyers and one cannot wait until they are rich to invest in property.

How, who also invests in properties abroad, says that Malaysia is still the cheapest when owning properties in compared to our neighbours.

“These low prices cannot be sustained as the young population in Malaysia continues to grow. In Malaysia, first-time homebuyers can still obtain 90% loan, while our neighbours only get 80%.

“Moreover, our interest rates are relatively low. In Thailand and Cambodia, the interest rates are hovering above 6%,” she adds.

For Affin Hwang Asset Management head of equity strategies and advisory Gan Eng Peng, one’s objective must be clear when it involves a huge capital outlay.

"Getting caught up and scrambling together with the rest of the market – otherwise known as risk of FOMO (fear of missing out), may lead to irrational investment choices and cause you to take on huge risks that exceed your initial tolerance level.

“We saw this in 2013 and 2014 when there was a mad dash to enter the property market due to attractive financing packages that were available,” he asserted.

However, Gan agreed that it pays to start early when it comes to investing in property.

“For people who plan to live in the

unit, biting the bullet and taking the first step always feels like the hardest, but you have to start somewhere.

“For investors, it usually boils down to the location. This is especially true for developments that are in mature locations with good supply-demand dynamics, good connectivity or have existing physical infrastructure and amenities,” he said.

He adds that a key-trend emerging in the property space is TransitOriented Development (TOD) which is a type of community-based development with a mixture of housing, office, retail and public transportation.

However, Gan says there is limited room for property prices to trend upwards as income growth is just not proportionate to the increase in property prices seen today.

“According to a report from Savills and Pemandu, property prices between early 2009 and 2014 have increased by 80% on average, which has far outpaced the growth in income levels.

“Malaysia’s gross national income (GNI) per capita stood at RM43,100 (US$10,010) last year – which is behind the World Bank’s benchmark of US$12,275 for developed countries,” Gan explains.

As such, any increase in property prices will be gradual and is unlikely to be as explosive as what we have seen in the last five years.

While property developers are constrained by the rising cost of land, building material and labour to set a lower price for their units, Gan said the developers might instead maintain the existing price with a smaller unit in an attempt to defend their profit margins.

Despite this, he believes that property owners will still gain capital appreciation, but at a gradual pace, due to scarcer land resources, rising cost, income growth and demand from a growing population.

Is renting burning money?

While 'renting equals to paying for others' is the prevalent thought, there are some who think differently.

Independent certified financial planner Julian Ng believes that you can arrive at the same wealth by renting cheaply and investing the rest of your funds which could have gone into buying a property.

“The assertion that renting a home is burning money puzzles me because it ignores the fact that the renter can also invest, which will allow the renter to catch up to the wealth level of an owner.

“Online investing platforms that are coming up these days make it very much easier for people to invest like

Henry Wiltshire director Vicky How

Affin Hwang Asset Management head of equity strategies and advisory Gan Eng Peng

Independent certified financial planner Julian Ng

they are billionaires and with very small sums of money. So you can replicate the returns of property or stocks or any other asset class quite easily by buying into a low-cost fund,” Ng argues.

While he acknowledges that there are many issues to consider when deciding between buying a home or renting, Ng insists that both buyers and renters can be asset-rich by investing.

(See tables below) Ng questioned the wisdom behind property experts who insist that you must buy a property now before the next price hike arrives, lest we miss the boat altogether.

“If you are not an individual who has millions of dollars in assets, you should probably focus on the longterm gain and have a diversified investment portfolio.

“A regional or global equity portfolio would do a good enough job of accumulating wealth and give returns that beat inflation, more so than getting your money in and out of assets according to what ‘experts’ are saying,” Ng adds.

He also says the renter-investor is more “liquid” than the property owner who has to deal with the challenges

of monetising his property to fund retirement.

Renting as a way of life

We have witnessed the rise of the rentfor-life culture, especially in the West.

However, a philosophical, cultural and lifestyle change may be necessary for Malaysians to adopt this practice.

On the downside, renters are restricted when it comes to home renovation and may face the risk of being kicked out if the landlord wants his property back.

Nevertheless, both Gan and Ng believe that the younger generation may find the option of renting more appealing because they do not want to be tied down by long-standing financial commitments.

“Renting frees you from a lifetime of debt. If you agree with the liberating minimalist philosophy that’s so trendy these days, renting is for you,” says Ng, adding that renting gives people more flexibility and mobility.

To read the full interview with Julian Ng and Gan Eng Peng, visit bit. ly/JulianNg and bit.ly/GanEngPeng

Calculations according to Julian Ng: Say you put a10% downpayment for a 20-year home loan to buy a RM500,000 property. Your monthly installment at 4% interest is about RM2,700. Your home value in 20 years’ time would be as follows: Return Rate

2037 Property Value

4%

RM1.1mil

5%

RM1.3mil

6%

RM1.6mil

If you don’t have RM50,000 today for a downpayment, let’s say you rent for RM1,000 a month and invest the remainder of RM1,700 that would have otherwise gone to instalment payments.

Let’s say you invest in a higher risk, higher return portfolio because your youthful risk-profile allows it. Your asset value in 20 years’ time would be: Return rate

2037 Asset Value without RM50,000

Add RM50,000 investment

Total Asset Value

6%

RM785,000

RM160,000

RM950,000

7%

RM885,000

RM190,000

RM1.1mil

8%

RM1mil

RM230,000

RM1.2mil

feature

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

global13

By NUR IHSAN FADHLINA

RENTING IN BIG CITIES Kuala Lumpur ranks as the most rent-affordable place in the world

W

HEN it comes to renting, Malaysians may be surprised that our capital city Kuala Lumpur has actually been crowned as the most affordable city in the world, according to a report

by RENTCafé.com.

Although most people would say that it's expensive to rent a house or even a room in Kuala Lumpur, studies actually tell a different story.

Research by PwC and others on the living standards of various cities reveal that Kuala Lumpur is the most rent-affordable city by estimating the ratio of average rental cost in comparison to the average household income, which suggests that only 20% of its dwellers’ income is spent on rental.

While renters in Malaysia can take comfort with this finding, it is worth looking at the other international cities to determine the difference in rental standards in those regions or countries.

Berlin Where history meets rent control

According to Trading Economics, German home ownership rate ranks among the lowest in the developed world, with an average of 52.89% from 2005 until 2015. Most Germans prefer to rent these days, but the unique situation in Germany arises from historical circumstances way back in the 1930s and 1940s. After World War II, war-torn Germany was in need of millions of housing units, which were supplied by vigorous government action. The robust housing regulations have extended to the rental market, and the state governments can cap rent increases to no more than 15% over a three-year period.

According to RentCafe.com, Berlin is ranked as the 12th most affordable city with a rent-toincome ratio of 30%, making it one of the western European cities that made it to the upper part of the list.

Mexico City The story of high rent

Mexico City barely cracked the top 10 when it comes to average rent per year. In fact, it is at the bottom of the list for average rental value. However, at an average of US$8,640 (about RM28,130) per year, it is no small burden to its residents who have a median household income of US$14,500 (RM62,300) per year, taking up more than half their income.

London No big dent for Big Ben

Brexit may have cast a dark cloud over the United Kingdom and played a part in the recent drop of average annual rents of Central London and

Greater London at 1% and 4.7% respectively. This has come after years of rises in rental rates, placing London as one of the most rent-burdened cities and taking up 40% of its average citizen’s income.

Singapore Iconic public housing policy

According to Housing and Development Board (HDB) statistics, 82% of the resident population live in lease accommodation – thanks to the provision of HDB flats sold on a 99-year lease agreement in Singapore. It's no small feat for a small city state with scant land resources.

Despite having the highest median household income among the 30 listed cities, Singaporeans fare less satisfactory with 44% of their income being cashed out for rental fees, putting the city at the lower part of the list at 25th position.

City

Median Household Income (USD)

Average Rent (USD) / Year

Rent-toIncome Ratio

Kuala Lumpur, MY

$22,400

$4,500

20%

Moscow, RU

$29,200

$6,240

21%

Johannesburg, ZA

$28,800

$6,480

23%

São Paulo, BR

$29,100

$7,800

27%

Rio de Janeiro, BR

$28,500

$7,560

27%

Bogotá, CO

$24,900

$6,600

27%

Beijing, CN

$31,000

$8,400

27%

Shanghai, CN

$32,300

$9,060

28%

Toronto, CA

$60,500

$17,760

29%

Sydney, AU

$66,600

$19,200

29%

Milan, IT

$42,800

$12,480

29%

Seoul, KR

$48,500

$14,760

30%

Berlin, DE

$45,800

$13,560

30%

Tokyo, JP

$63,400

$19,800

31%

Madrid, ES

$42,100

$13,680

32%

Hong Kong, HK

$49,300

$15,600

32%

Stockholm, SE

$43,100

$14,460

34%

Amsterdam, NL

$50,500

$17,700

35%

Jakarta, ID

$29,000

$10,800

37%

Chicago, US

$50,700

$19,080

38%

Dubai, AE

$80,800

$31,200

39%

London, GB

$57,700

$23,280

40%

San Francisco, US

$92,100

$37,800

41%

Mumbai, IN

$18,800

$7,800

41%

Singapore, SG

$100,500

$44,400

44%

Paris, FR

$41,300

$19,200

46%

Los Angeles, US

$52,000

$24,660

47%

Lagos, NG

$7,500

$4,260

57%

Manhattan, New York, US

$75,600

$44,700

59%

Mexico City, MX

$14,500

$8,640

60%

developments

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

14 township

By VIKNESH ASHLEY

vikneshashley@thestar.com.my

BREATHING NEW LIFE INTO COOL CAMERONS

LBS spurs the soothing hills of Pahang with mixed-development project

L

OCAL and foreign tourists head for the rolling hills of Cameron Highlands throughout the year because of its cool climate and interesting places to visit such as vegetable and strawberry farms, flower nurseries, nurseries, tea plantations and vibrant night market.

Most visitors would stay in and around Brinchang and Tanah Rata, the two major towns.

The area is set for growth with the expansion of business and administrative communities, which in turn provides opportunities for property seekers.

Taking into consideration this huge potential, award-winning property developer LBS Bina Group Bhd has launched Precinct 1 of Cameron Centrum, the first phase of an integrated development project in Brinchang.

Cameron Centrum will be the largest commercial offering in Cameron Highlands, transforming Brinchang into a modern and sustainable township.

The commercial component will be developed on an 86-acre site comprising seven precincts.

The precincts include residential, retail, commercial, hotel and tourismrelated components which will create a lively and modern establishment.

Combining the elements of a balanced work-play lifestyle, Cameron Centrum offers a sense of spontaneity and discovery to all walks of life while being one with nature.

Precinct 1 will mark the beginning of a new pathway for Cameron Highlands. Visitors to Cameron Centrum will be greeted by malls, hotel, plazas, residences, galleries and other amenities.

Artist impression 1

First-mover advantage

Precinct 1 totals 5.66 acres. Investors will get to enjoy the first-mover advantage of lowest rates within the entire development.

For now, buyers can choose from two, four, and five-storey units, with sizes ranging from 2,185 to 9,214 sq ft to suit property purchasers and business owners.

Unique to Cameron Centrum is an open boulevard concept gives visitors an unobstructed view of the surrounding shop fronts.

As part of the master plan, Cameron Centrum will have a hotel strategically placed across the development.

Visitors will then be able to stay longer and spend more time at the highlands during extended weekends or short holidays.

Artist impression

Artist impression 2

Those who opt to stay at Cameron Centrum will get to soak in the natural environment of Cameron Highlands as well as enjoy the landscaped surroundings of the commercial centre.

Imagine manicured streets within the precinct with verdant lawns and trees dotted throughout the development.

To complement Cameron Highlands’ social and economic growth, Cameron Centrum’s English Tudor-style architecture is strategically located close to amenities such as a post office, police station and fire station, as well as major tourist attractions including the Big Red Strawberry Farm, Cactus Valley and

1 Aerial view of Cameron Centrum Precinct 1.

2 The hotel component inside Cameron Centrum Precinct 1.

3 An idea of what the hotel could provide, to those that opt Cameron Centrum as their holiday abode.

4 The unique open boulevard concept of Cameron Centrum gives visitors an unobstructed view of the surrounding shop fronts.

3

Time Tunnel Museum.

In addition, the development borders Tanah Rata, a major business centre in Cameron Highlands where local government offices, market, main transportation hub and financial services are located.

This makes Cameron Centrum an ideal location to fulfil the social and commercial needs of Brinchang.

Cameron Centrum Precinct 1, with an estimated gross development value of RM185mil, consists of 58 commercial units priced between RM1,444,800 and RM5,544,800.

For more information, log on to www.lbs.com.my or call 1700 81 8778.

Artist impression 4

WEDNESDAY 5 JULY 2017

STARPROPERTY.MY

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feature

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

16 retail

HOW MUCH IS YOUR COMMERCIAL PROPERTY WORTH?

Zone C

Zone B

Zone A

Factors that determine the value of retail offerings

W

ITH retailers moving into online marketing, the behaviour of consumers has changed drastically over a short period. Rather than expanding their branches, many retailers have reduced the number of outlets in shopping malls and instead opt for opening branches outside the malls.

Hence, many shopping malls face challenges when it comes to getting new tenants while shoplots close to the malls have seen an increase in demand.

The reason for this is simple. The change in trend has prompted retailers to look for bigger space which is visible and has the capacity to store their stocks for online sales nationwide.

Hence, property investors should also look into commercial property as an investment option.

good visibility and, most importantly, good accessibility.

Having a good location is like having free advertising every day.

For instance, a shop next to a highway may have good visibility considering the fact that thousands of vehicles pass by every day.

However, visibility without accessibility will not ensure that motorists get to the shop.

Many commercial properties situated next to a main road or highway do not do well simply because people cannot access their location.

Why is it that some commercial properties within the same development scheme have different values?

Properties in different rows may not sell at the same price. Usually, the one that faces the main road sells at a higher price. The difference in value is mainly due to visibility and the crowd surrounding the property.

How is your property valued?

Nothing like a blue chip tenant

When investing in commercial properties, it is important to know how to determine the value of a property because, like anything you buy, you don’t want to be ripped off.

If you want to make an investment, you need to get a fair deal on the property.

Otherwise, you might not get a decent return for what you pay.

Take note that residential and commercial valuation processes are very different. A commercial property is one that generates profit whereas a residential property is a place to live in.

Commercial property valuation is less straightforward and therefore requires the services of a specialist valuer.

A commercial property is generally larger and built on more expensive land than a residential property, thus involving a larger sum of money. The reason why commercial land is more expensive is that the developer pays a premium to convert agricultural land to commercial land or from residential to commercial.

The following are tips that investors may want to look into:

Location and accessibility

There is no doubt that location is relatively important for commercial property investment.

The location should be a crowdgenerating area, in other words it has

Imagine two commercial properties up for sale. One is currently renting out to a bank, fetching a good rental yield and has a tenancy of five years while the other is vacant.

If you are an investor and you are not looking to use the premises for your business, you will instantly choose the tenanted property.

The reason is simple: we do not like tenants moving in and out of the building.

Everytime a tenant moves out, you have a cost to bear. Not only will you have to touch up the premises for the next tenant, you have to endure the rent loss during the vacant period which could be six months or more.

Having a long unexpired tenancy and a blue chip tenant means you could fetch the yield for at least five years despite an economic downturn.

Besides that, the valuer will be looking at the financial performance of the company.

An MNC tenant can usually add to the value.

A renowned F&B outlet

When sending an invitation for a meeting or gathering, it is common to meet up at a major local or international F&B outlet. Having such a retail outlet close to your commercial property will be an added value because it serves as a landmark to your location.

It will attract a crowd to your property, and also increase the demand for units in your location. Eventually it will increase the value of your property.

Different rental yields

Rental is set as a basis of return for the landlord and it determines whether the commercial property is a good investment.

Checked against the market rental value to see if what you set is fair.

A particular unit may be rented out at a very high rate due to its position, for instance a corner unit, or it is situated in a particular row and hence attract a larger crowd because of higher visibility.

The method of valuation should not just be a simple comparison because there is a premium value involved. The comparison method is where the valuer will use the past sales transaction data in the area from JPPH to determine the value.

A decent commercial property usually fetches a yield from about 5% onwards, depending on the location.

To calculate the yield, you may use this formula:

In other words, the wider the frontage, the higher the value.

The valuer sometimes uses the zoning method to calculate commercial value such as corner unit or shop with wider frontage.

Zoning is when the shop is divided into a few zones to calculate the value of the shop (as shown in the picture above).

Zone A will be given a higher value than Zone B and Zone C because Zone A is the area where most of the sales products could be displayed to convert into sales.

Zone B will have a higher value compared to Zone C because Zone C is the part where sales does not figure and it is normally used as a storeroom, office or kitchen.

To read full article, visit bit.ly/ commercialpropertyvalue

Rental / Purchase Price Ă— 100

Premium for shop frontage

The frontage of the shop is relatively important as the things that display at the front of the shop help to attract the customer to walk in and convert into a sale. Hence, there is a premium given for the shop frontage.

Vicky How is currently a director of an International Estate Agency Company, Henry Wiltshire, headquartered in the United Kingdom with branches located in Malaysia, Singapore, Hong Kong and more.

She was nominated for and awarded the fourth Golden Phoenix Entrepreneur Award in 2016.

feature

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

finance17

FIVE THINGS THAT COULD DAMAGE YOUR CREDIT SCORE

Y

OUR credit score reflects your financial credibility. It is not easy to establish a good reputation, but it would only take a second to destroy it. In fact, it is more often than not that we unknowingly damage our own credit score!

The following shows how Malaysians unknowingly undermine their credibility:

1

You frequently change your identity card

Whenever you change your identity card, the number behind shows the number of times you changed your MyKad. If you change your identity card too many times, it would affect your reputation as the lender might suspect that you are somehow involved in some scam or fraud.

Also, it would make you susceptible as a target of identity fraud.

However, some companies such as RAM Credit Information Sdn Bhd (Ramci) provide identity protection plan for your peace of mind.

2

Arrears in telephone charges, utilities or bank debts

In our account’s default state, many telecommunications companies, banks and power companies will register the user's credit record to a credit information company such as Ramci, regardless of the amount of the debt.

Common reasons: >Some bank accounts are dormant and do not have enough money to pay the service tax. >After the termination of the telecommunications service, you fail to pay the remaining outstanding charges. >Unpaid fines. A small outstanding charge of RM10 could cause a black mark on your report.

While the amount is small, this will also affect your reputation. Handle the fines and outstanding charges with caution no matter the amount.

3

Debt restructuring / loan reorganisation or exemption period

Debt restructuring, refinancing or application of loan deferment will result in your credit record (CCRIS) being affixed with a special label.

Avoid all these unless necessary. The special label will only harm your financial reputation and affect your loan application in future.

5

You have not updated your credit information for some time

Poor credit score often arises because of ignorance. It could be due to a delay in payment, some legal issues that you are unaware of or because you have not updated your credit information for a long time.

Sometimes, the legal issues or debt obligations have been resolved but the system has not been updated. This is a common problem. Hence, everyone has to know their credit profiles. Manage and A blank cheque update them accordingly.

If your cheque bounced, your name will If, like most Malaysians, you are at a be automatically included in loss on how to manage your personal the Dishonoured Cheques credit profile, you could visit www.

The original information (DCHEQS). article was first mycreditinfo.com.my to get a free copy The system records published in Chinese of your personal financial credit report. invalid cheques. Once in Property Trends.

After you obtain this information, your name is included, Download (bit.ly/ you can manage your credit profile it will affect your StarProperty_Emag ) more efficiently and take the necessary reputation. to read more. steps to salvage your reputation.

4

By SHARMILAH DEVIY sharmilah@mystar.com.my

MODERN INDUSTRIAL GEM IN THE MAKING Sunway Subang offers conducive environment for light industries or warehouse storage

S

unway Property builds for a better tomorrow by creating an integrated environment to live, learn, work, play, be safe, be healthy and be connected.

The unique business model, build, own, operate, powers its ability as a master community developer to create a unique win-win proposition through sustainable communities where future generations can continue to thrive.

One of the new launches of Sunway Property is Sunway Subang, a modern industrial development in Kg Subang spanning across 6.5 acres of leasehold land. The 45 units of 2.5-storey terrace factory hold an indicative pricing of about RM2.5mil each.

The factories come in three lot sizes and are designed for SMEs in the light industries or upgraders that require warehouse storage. The savvy investor should be able to detect the potential of this development.

With spaces that favour commercial usage for showrooms, warehouses and factories, Sunway Subang offers flexibility to various contemporary business needs.

In addition, there is 24-hour monitoring with CCTV surveillance at common areas and the main entrance. There is an impressive range of quality safety elements, including perimeter fencing that surrounds the factory area to prevent unauthorised access.

Strategically located in the Klang Valley and served by major expressways and highways, Sunway Subang is expected to provide excellent connectivity to the business owners and residents with a distance of only 4km to Subang Airport, 5km to Guthrie Highway, 5.5km to NKVE and 15km to the Shah Alam Expressway.

As with other major industrial areas, the location is paramount to its success. Sunway Subang boasts easy accessibility to other welldeveloped areas such as Bandar Sunway, Kota Damansara, Bukit Jelutong, Ara Damansara, Subang Jaya, Sungai Buloh, Shah Alam, Petaling Jaya and Klang.

Consequently, Sunway Subang offers an advantage to investors or business people to position their full value chain including the manufacturing functions.

Besides offering quality premises and wellserved amenities, the development provides structural loading of 10kN/m2 on the ground floor.

The building’s clear height is about 13.5ft from the ground floor to the mezzanine, 9.5ft from mezzanine to the first floor, and 8.5ft from the first to the roof.

With a lack of new factory developments in this area, Sunway Subang offers endless social and economic possibilities as it opens its doors to a world of trade and commerce.

1

1 The development’s meticulous plan encompasses showrooms, warehouses and factories.

2 Sunway Subang is a modern industrial factory development in Kg Subang.

2

developments

STARPROPERTY.MY WEDNESDAY 05 JULY 2017

18 township

1

2

TIMELESS HOMES IN ECO-FRIENDLY TOWN Kingsville in Setia EcoHill offers bungalows inspired by English architecture

S

P SETIA is known to have delivered numerous outstanding products in the form of apartments, double-storey terraces, semi-detached homes, superlink units and shoplots.

Soon to join the ranks will be Kingsville, a residential cluster of singlestorey bungalows in the township of Setia EcoHill in Semenyih, Selangor.

Kingsville was conceived from the the needs of empty-nesters and small families looking for sufficient indoor and outdoor space.

Explains Setia EcoHill Sdn Bhd general manager S.M. Koh: “Families with elderly members living within Kingsville don't have to worry about staircases, which could be an inconvenience to some residents.

Moreover, it is a secured and good environment for community living.”

invites residents to work on their own garden and take a stroll along the cycling and pedestrian tracks that lead to pocket gardens.

The sensory gardens can be enjoyed as a “planter’s haven”, while a manicured tapestry of layered shrubs, lined trees and beds of flowers present an environment where children can play in safety.

These timeless homes feature 12fthigh ceiling and open floor plans, making living spaces versatile and wellventilated.

Additionally, large windows are used within each Kingsville home to maximise natural lighting.

Unique to these bungalows are premium features including a solar heater system, rainwater harvesting and three-phase electricity supply.

Kingsville offers 75 units of bungalows in spacious configurations of 2,373 to 3,273 sq ft.

Of the total, 59 are single-storey homes while the remaining 16 units

English-style bungalows

Kingsville’s concept is inspired by British colonial times. A classic façade design using pitched roofs and large columns, subtly reminiscent of classic English architecture, gives the homes a familiar yet distinct appearance.

The landscape uses carefullyselected flowers and plants to recreate outdoor environments that remind people of images often seen in English paintings of old.

Design details such as an added archway, tea pavilion, pot of roses, columns, green lush landscape and petite flowers capture the essence of a perfect English setting.

This natural living environment 3

will be built as 1½-storey bungalows priced from RM1.26mil for a standard intermediate lot.

Exclusive neighbourhood

Kingsville is secured by 24-hour security patrol and CCTV surveillance to provide a safe environment for its residents.

Each bungalow is installed with an individual home alarm system and an intercom CMS (Central Monitoring System) that directly connects to the guard house for visitor verification.

Security is further enhanced with the use of access cards and a doublelayer boom gate to prevent tailgating.

“The safety and wellbeing of residents are our top priority. Hence, we have adopted cutting-edge technology such as the AgilFence PIDS (Perimeter Intrusion Detection System) to ensure a secure living environment,” says Koh.

1 The landscape of Kingsville uses carefully selected flowers and plants to recreate outdoor environments that remind people of the images often seen in English paintings.

2 The Kingsville scale models are available for viewing at the Setia EcoHill Welcome Centre.

3 Being a sustainable community also means that Setia EcoHill is very much self-contained with a commercial centre and numerous facilities.

Residents of Kingsville will enjoy the added privilege of exclusive entry to the township’s private clubhouse.

Offering panoramic views of the surrounding areas, Club 360º is equipped with a myriad of facilities including an Olympic-size swimming pool, gym and an indoor sports centre.

Convenience at your doorstep

Among the many conveniences can be found within Setia EcoHill is the Tenby International School.

The township also looks forward to its newest one-stop commercial centre named EcoHill Walk, probably the first integrated commercial development in Kuala Lumpur South.

EcoHill Walk comprises a neighbourhood mall, a premium entertainment centre, serviced apartments and 243 units of boutique lifestyle shops.

Commercial units on the ground floor of the development will have the advantage of overlooking onto waterways and fountains, making the establishment ideal for work, retail or even dining.

The multi-storey lifestyle shops with an average build-up of 1,500 sq ft per floor and reasonably priced at RM368,000 onwards will provide the perfect opportunity for businesses and start-ups alike to launch their ventures,” Koh said.

Investors or shop owners who are searching for units that provide a more prominent frontage can look into the lifestyle shops offered on ground floor.

The shop units, selling from RM1.598mil, will have the advantage of facing the landscape with water features, which are expected to be the main attraction of the development.

Moreover, the lifestyle shops on ground floor not only have the flexibility of extending the shop outwards for alfresco dining, some of the units will also feature 18–22ft high ceiling designs, which can be converted to a mezzanine layout for future business expansion.

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HOME WITH A VIEW AND HOTEL SERVICE Dorsett Residences Sri Hartamas enjoys plenty of amenities due to its strategic and accessible location

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RI Hartamas is one of the most established neighbourhoods in the Klang Valley. Popular among local young professionals and many expatriates, the township boasts a variety of in-demand homes such as link houses, townhouses and condominiums, as well as plenty of amenities.

Emerging in this affluent township is a new serviced apartment named Dorsett Residences Sri Hartamas. The development by Mayland Universal Sdn Bhd (a wholly-owned subsidiary of Malaysia Land Properties Sdn Bhd) is paired with the renowned international Dorsett hospitality brand to offer hotel management services to residents aside from condo facilities.

because of its strategic location in Sri Hartamas which is close to Mont Kiara, Damansara Heights and Bangsar.

Sri Hartamas itself is a self-contained integrated commercial, retail and residential urban centre that provides amenities within walking distance of Dorsett Residences or a short drive away.

A good example is Hartamas Shopping Centre and Plaza Damas, which is adjacent to Dorsett Residences.

Accessible to residents are a mixed commercial centre and shop-office lots.

Taylor’s Education Group has also set up a campus within Plaza Damas to cater to students at Sri Hartamas and its surrounding areas.

Dorsett Residences Sri Hartamas is also conveniently linked to KL City Centre, TTDI, Bandar Utama and Mutiara Damansara via major highways, such as North Klang Valley Expressway (NKVE), Sprint Expressway Penchala Link, Kerinchi Link, Duta Ulu-Klang Expressway (DUKE).

Surrounding the development are additional roads that link to other access points.

Residents of Dorsett Residences can also enjoy a view of the Royal Palace which is situated less than 500m away.

Exclusive hospitality

Slated for completion at the end of this year, Dorsett Residences Sri Hartamas is a 27-storey freehold development comprising 707 units.

Buyers can choose from two different layouts with built-up areas ranging from 474 to 1,378 sq ft. The price for a furnished unit starts at RM520,000.

The exclusive development provides residents with a home that's accompanied by the services of Dorsett Hospitality International, a subsidiary of Far East Consortium International Limited.

The group, which currently owns and manages 23 hotels in five different countries, is extending its hotel management services to hotel owners and developers internationally.

Residents at Dorsett Residences Sri Hartamas will get to enjoy condo facilities as well as those services made available under Dorsett Hartamas Hotel at predetermined rates.

Facilities at the serviced apartment include a roof-top swimming pool, wading pool, jacuzzi, health and wellness centre, gymnasium, children’s club room, meeting or multipurpose room and sky restaurant on the 27th floor.

The Dorsett Hartamas Hotel facilities that are accessible to residents include allday dining on the mezzanine floor, room service, laundry service, housekeeping and concierge.

2 1 The bright and colourful kids club at Dorsett Residences offers plenty of playful designs and activities for kids to enjoy.

2 Amazing views from the rooftop facilities.

3 Stunning drop off area at Dorsett Residences welcome its residents and guests to a warm and inviting environment.

Amenities at your doorstep

The list of amenities near Dorsett Residences Sri Hartamas is extensive 3

scan for more information

Name of project: Dorsett Residences Sri Hartamas Developer: Mayland Universal Sdn Bhd Type of property: Serviced Apartment Total units: 707 No of storeys: 27 Completion date: End 2017 Retail: Hartamas Shopping Centre, Plaza Damas 1, 2 & 3, Publika Shopping Gallery, Solaris Mont Kiara, Plaza Mont Kiara, One Mont Kiara, Bangsar Shopping Centre, 1 Utama Shopping Centre, Ikano, Ikea, The Curve Education: Taylor’s College, Garden International School, Mont Kiara International School, Lycee Francais de Kuala Lumpur, The International School @ Park City, SK Sri Hartamas, SMK Seri Hartamas Healthcare: Global Doctors Hospital, ParkCity Medical Centre, KPJ Damansara Specialist Hospital Recreational: TPC Kuala Lumpur (formerly known as KLGCC), Bukit Kiara Equestrian & Country Resort Connectivity North Klang Valley Expressway (NKVE), Sprint Expressway Penchala Link, Kerinchi Link, Duta Ulu-Klang Expressway (DUKE)

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AN URBAN GETAWAY TO NATURE Perfect Eagle presents a family-friendly home environment for all

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ONSIDER, for starters, the benefit of accessibility that O2 Residence enjoys. The project is now served by a road infrastructure that includes the Maju Expressway (MEX), the NorthSouth Expressway Central Link (Elite), the South Klang Valley Expressway (SKVE), and the Damansara-Puchong Expressway (LDP).

With the announcement of the MRT2 Sungai Buloh-Serdang-Putrajaya Line, Puchong South will have another public infrastructure facility.

The area may be growing rapidly but O2 Residence is uniquely designed to recreate the life of yesteryears where the pace, security and living spaces are better.

It’s not just a place to live, it’s a community. O2 Residence hopes to rekindle that sense of neighbourliness, going back to a time when everyone knew each other’s names, visited each other’s homes, played together and lived together.

Perfect Eagle Development (PED) conceptualised O2 Residence along the lines of its philosophy of promoting living spaces that caters to today’s needs while taking into consideration sustainable living for our future.

With more than 10 years of development experience, the company desires to be a progressive, communitycentric property developer that focuses on sustainable living.

PED knows people want a home that is conducive for raising children and their neighbours are friendly.

O2 Residence focuses on providing a safe foundation for the community to grow, with eco-friendly aspects that do not add extra costs for residents.

Increasingly, more people are aware of climate change and are eager to make a difference if given the opportunity.

O2 Residence has embraced the idea of sustainable living, which may attract the growing segment of educated consumers.

No matter the age, residents will be able to appreciate and enjoy the self-contained communal facilities including the podium path for jogging or a stroll, an undulating bike path at the ground floor, an audio visual room or music and games room.

In fact, all features have been planned and incorporated to appeal to residents.

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the spaciousness of the common areas.

Tucked away from the rush of a typical urban environment, O2 Residence offers plenty of opportunity for all to enjoy neighbourly connections at one’s own pace.

Looking at the podium and ground level plan from a bird’s-eye view, it’s easy to see the broad appeal for families.

There’s ample space to roam, meet and socialise, as well as plenty of opportunities for relaxation as well as activities.

Everything is interconnected on the vehicle-free, five-acre podium.

Amid the lush landscaping and a layout designed to maximise cooling breezes, residents have a generous array of family-friendly choices at their doorstep without leaving their homes.

Self-contained open space

More than 70% of the acreage in O2 Residence is pedestrian-friendly, with

2 One of the exceptional facilities is a tree house for children to learn and play.

3 All home features have been planned and incorporated to appeal to residents.

4 The eye-catching water feature that enchances the landscaped area.

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Broad appeal for families

Life in these low-density, high-rise apartments will further benefit from

1 Of O2 Residence's six blocks, four have been launched while the rest will be open for sales soon.

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a layout designed to maximise airflow and minimise the “island heat” effect.

Coupled with the comprehensive array of interconnected facilities, there’s no reason for families to venture out.

O2 Residence focuses on its appeal to owner-occupiers, emphasising floor plans, unit sizes, facilities and community living that is ideal for growing families and empty-nesters.

This multi-generational approach offers many advantages for urbanites looking for a home.

The residence lies within the selfcontained, sustainable township of O2 City. Families will get to enjoy an ecocity with a host of shopping, dining and entertainment options, making O2 Residence the perfect place for families to settle down and live in perfect harmony.

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CITRINE SHINES IN THE SOUTH Sunway Iskandar offers secure community living at The Lakeview precinct

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TRATEGICALLY located and easily accessible to Singapore and Indonesia, the southern tip of Peninsular Malaysia has long played a crucial role in international commerce stretching back to the time of the Malay Sultanate.

The incorporation of Iskandar Malaysia in Johor has given a boost to the region with mushrooming developments driving the growth engine of various economic sectors.

This is further encouraged by various government incentive schemes, including “Buy Medini”, a policy that guarantees an exemption from the new Real Property Gains Tax (RPGT) and minimum investment value for foreign purchasers.

Moreover, the 10-year corporate tax exemption and 100% foreign ownership has made Medini a high capital appreciation investment for investors.

Presenting attractive offerings for both buyers and investors in the heart of Iskandar Malaysia is Sunway Iskandar at Medini, the largest integrated township of Sunway Property spanning across 1,800 acres with a gross development value (GDV) of RM30bil.

Nature in the township

Sunway Iskandar is developed in six precincts – The Capital, The Parkview, The Lakeview, The Riverside, The Seafront and The Marketplace – and is designed to offer convenient amenities within the township itself to cater to the needs and wants of residents.

Key components such as international schools, hotels, a theme park, retail shops, residential units,

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commercial lots and healthcare facilities will be incorporated within each precinct.

However, one of the most distinct features of this award-winning township is the greenery that spreads across the township, balancing nature and development.

A total 700 acres of equatorial rainforest will be integrated into the township, providing natural elements such as the emerald lake, mangrove forest, Pendas River and Straits of Johor.

This master plan brings luxurious township lifestyle with spacious homes and more landscaping for all residents to enjoy.

Each precinct offers a unique and diverse setting, from peaceful ocean views to bustling commercial zones.

Homes next to the lake With a comprehensive master plan to develop an all-encompassing neighbourhood for the community, Sunway Property will be launching Citrine Lakehomes, the latest landed offering of Sunway Iskandar at The Lakeview precinct.

The development consists of two-storey link house, townhouse and two-storey link cluster and holds a GDV of RM310mil.

It is the much-awaited landed property among white-collar Johoreans working in Singapore and those who are planning to retire in a calm and cosy environment.

Residents will be able to enjoy amenities and facilities such as the 20-acre Emerald Lake Garden, Citrine Commercial Hub and the Sunway International School.

1 1 Artist's impression of Citrine Lakehomes, which consists of twostorey link house, townhouse and twostorey link cluster.

2 Citrine Lakehomes is the much awaited landed property among white-collar Johoreans and those planning to retire in a calm and cosy environment.

3 Citrine Lakehomes, the latest landed offering of Sunway Iskandar at The Lakeview precinct.

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A Sunway community

True to Sunway’s spirit of building a community rather than a mere concrete township, residents of Citrine will be able to enjoy tempting offerings of the other precincts and the whole township.

Moreover, the township is secure with CCTV surveillance and patrol service.

Take a short walk along the seafront or head down to other amenities such as supermarkets, eateries and theme parks.

Sunway Iskandar provides easy access to education institutes including Sunway International School, Newcastle University Medical Malaysia and Marlborough College Malaysia, as well as nearby attractions such as Pinewood Iskandar Malaysia Studios and Asia’s first Legoland

Malaysia Theme Park.

It is 5km from the Coastal Highway Southern Link, while the SingaporeJohor Baru Rapid Transit System proposed by Sunway will link the residents to major destinations.

Project name Citrine Lakehomes@Sunway Iskandar Development type Residential development Project size (acres) 24.55 acres Lease tenure 129 years Completion date Target Q2 2020 No. of units 361 units Built-up sizes (sq ft) 2,066- 2,299 Indicative selling prices Townhouse from RM600,000 Linkhouses from RM700,000

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DEFINING THE ART OF GOOD LIVING Design and space solutions are weaved into The Estate

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S the hectic pace of urbanisation continues to take a toll on our work and private lives, homebuyers are now looking for living environments that are more wholesome for families.

Fitting the bill is The Estate in South Bangsar, a RM650mil luxury development taking shape in one of Kuala Lumpur’s most vibrant suburbs.

The project has gained attention with its determination to go beyond glossy wordings on a brochure to deliver better living standards. It appeals to the urban homebuyer by the purity of its simple message: Home is where the heart is.

For BON Estates Sdn Bhd, this goal is achieved by fashioning a lifestyle proposition that addresses the head and heart and by delivering on the promise of good investment and quality living.

The two-tower residential high-rise of 46 storeys each is strategically sited on 3.68 acres of freehold land. It has great connectivity and benefits from a verdant setting with the Bukit Gasing Forest Park as its backdrop.

The Estate commands immediate attention due to the limited supply of residential options in the vicinity.

The Estate’s 328 luxury condominiums fulfil the pent-up demand for family-sized units in the area. Priced from RM800 per sq ft, they also present an enticing opportunity for capital growth as the prices for properties in the area are between RM950 and RM1,300 per sq ft.

“BON Estates is a dynamic new-age developer that is driven by a vision to build sustainable homes for the next generation through ‘curating lifestyles’ that add value to your living experience.

This is because we believe that everyone deserves to live a better and more fulfilling life,” said BON Estates marketing director Angeline Liau.

A series of workshops

The company is behind the “Good Living Series” of workshops that focus on using space, light, landscape and selfsustainable elements to empower the living environment.

According to Liau, these workshops serve to enlighten the public about design and space solutions that improve the texture of life, but they express the philosophy and commitment to craftsmanship intrinsically weaved into private and shared spaces at The Estate.

A workshop on the “Secrets to a wellcrafted living environment” by renowned landscape architectural firm Seksan offers insights into how a well-balanced lifestyle can be achieved with spaces that draw

1 1 The resortthemed landscape offers multiple opportunities to relax and reflect with luxury cabanas, a tea garden and a sky deck at each tower.

2 The Estate in South Bangsar is a RM650mil luxury development taking shape in one of Kuala Lumpur’s most vibrant suburbs.

3 Natural materials incorporated in interior, exterior and landscaped areas provide aesthetic appeal as well as bring the natural environment closer to the living environment.

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you out and compel you to interact with others.

Similarly, the “Good Design: Space & Aesthetics” workshop by interior designer Karen Mok aims to broaden the limited view that interior design is simply about décor and home furnishing. In fact, a 300-sq-ft space can be be more efficient than 1,300 sq ft when strategically planned out to suit the user.

A “Lights & Harmony” workshop by Jun Ong from dynamic design firm POW Ideas explains how texture and mood are created with the use of light, proving that spaces can be dramatically transformed with different lighting applications.

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The “Herb Planter Box Basics” workshop explores the use of plants to create warmth to your living experience.

The workshop encourages the act of planting to add positivity to your life and inculcate a commitment to care.

“The Good Living Series is about improving lives by enhancing our environment, but it is also about engaging, interacting and forging ties with a larger community of like-minded individuals,” said Liau.

Natural materials incorporated in interior, exterior and landscaped areas provide evergreen aesthetic appeal as well as bring the natural environment closer to the living environment.

Long-lasting building materials such as wood, stone and marble also help bring a sense of balance to the living experience.

Almost 70% of the entire project area is dedicated to well-manicured landscaping, providing healthy and enticing green spaces that encourage

outdoor interaction and quality time with loved ones. This includes a 300m lake walk where residents can enjoy morning and evening strolls.

The resort-themed landscape offers multiple opportunities to relax and reflect with luxury cabanas, a tea garden and a sky deck at each tower.

Promoting an active and healthy lifestyle are facilities such as five swimming pools, a 3,000-sq-ft gym, yoga and meditation room, as well as childfriendly amenities such as an open play area with a sunken lawn and an indoor playroom.

Said Liau: “We are committed to putting people at the heart of our endeavours at BON Estates by bringing them together.”

She said the goal of “Good Living” must be achieved through careful craftsmanship, with thoughtful interpretations that reflect modern desires while paying tribute to core values.

“The Estate is a valuable lifestyle investment that says wholesome, healthy, good living standards are achievable without compromising on the conveniences that only an urban setting can provide,” Liau added.

For more information on The Good Living Series, visit www.bonestates.com

The Estate appeals to the urban homebuyers with the purity of a simple message: Home is where the heart is.

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