StarProperty.my June 2017

07

JUNE 2017 WEDNESDAY

BUILDING A LASTING LEGACY

Ekovest marches ahead with its cost-saving practice of reducing waste. > P04-05

– Ekovest Bhd managing director Datuk Seri Lim Keng Cheng

INSIDE THIS ISSUE www.starproperty.my

STARPROPERTY.MY FAIR I-CITY EDITION

VISIT THE STAR DEVELOPMENT OF SHAH ALAM FROM JUNE 10-12 FOR ATTRACTIVE OFFERS > P08 StarProperty.my

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PITFALLS IN THE WAY OF YOU GETTING A LOAN

BEWARE OF LIFESTYLE TRAPS THAT MAY COST YOU YOUR MORTGAGE APPLICATION > P10 Emag: StarProperty.my (English) / Property Trends (Chinese)

SETTLE DEBTS OR FACE A NIGHTMARE SOME MAY BE UNAWARE OF COMMITTING AN ACT OF BANKRUPTCY > P16 StarProperty.TV

events

STARPROPERTY.MY WEDNESDAY 07 JUNE 2017

02 highlights STARPROPERTY.MY EVENT HIGHLIGHTS Propwall CORE • June 17 (Saturday) • 1.30pm - 4pm • Solaris Mont Kiara

www.starproperty.my

StarProperty continues to touch on various topics to enrich your insight into the legalities of tenancy, home defect issues and the modern trend of entrepreneurship.

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

• Hartamas Real Estate associate director Christopher Chan and Amir Toh Francis & Partners lawyer Ivan Chan on the potential legal problems relating to tenancy issues.

• Canaan Building Inspection managing director Joshua Kang on the necessity of building inspection and defects that could

Want to know more about the upcoming international trade centre and business district KL Metropolis?

Come listen to Property Hub Sdn Bhd head of projects and business development Reeve Thang’s sharing on this 75-acre development that is poised to become the commercial hub of Mont Kiara. Contact 0149385078 or visit propwall.my to find out more.

StarProperty.my StarProperty

EDITORIAL

editor@starproperty.my

Assistant General Manager ERNEST TOWLE ernest@thestar.com.my

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

Content Writers LEE YAN LI VIKNESH ASHLEY JONATHAN ROBERTS YURI AZRANI Designers KWONG CHEE OON QUEENY YONG SHARUMMATHY SUNDARALINGAM

Award for best serving agents The StarProperty.my Real Estate Awards is drawing near with nominations ending on June 25.

The premier event will highlight the unique journey of property agents as well as key real estate agencies, and set the benchmark like never before in Malaysia.

“A successful agent should be sincere, has good knowledge

Nomination period: 1 May - 30 June 2017

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

of real estate, understands the unique selling points of a particular property as well as its value, and ensures that a property that is sold should be in good condition,” said Real Estate & Housing Developers' Association Malaysia (Rehda) patron Ng Seing Liong who will be one of the judges of the event.

“Furthermore, a good agent must ensure that the sold property should bring good yield or return, is of value and can appreciate in value in the near future.

"The agent should choose easily accessible locations to sell, preferably a property close to train or public transport connectivity, and choose easily tenanted developments to showcase to clients," added Ng. Those interested to take part or to know more about the event, log on to srea.starproperty.my .

scan to watch

On top of the world, above the i-City Edition Hilton 10 - 12 Jun 2017 11am - 7pm Venue: i-City (i-Gallery)

Hill 10 Residence

The upcoming StarProperty.my Fair i-City Edition from June 10 to 12 will be the second fair featuring the Win A Home (WAH) contest for homebuyers and fair visitors.

Come win a home at Section 13, Petaling Jaya, worth over half a million by making bookings and purchases of any i-City development at the fair.

This time around, fair visitors can take part in our special WAH events including creating boomerang videos with the WAH logo and counting the WAH logo contest, as well as walk away with 1,000 theme park tickets every day.

Purchasers at the fair will also stand a chance to win air tickets to London, Paris and Tokyo and take part in daily lucky draws.

For more information, log on to fair.starproperty.my.

LATEST HAPPENINGS Residences, the township’s first phase of semi-detached houses, and the first commercial phase, Sinaria Investment-Grade Shop Offices.”

Sited on 38.5 acres, Cheria Residences comprises spacious double-storey semidetached homes ranging from 3,200 to 3,670 sq ft with wide porches that can fit three cars side by side.

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

Celebrity chef gets cooking in Maju Kuala Lumpur kitchen

Tropicana unveils showhouses for Cheria Residences Download E-mag at: STARPROPERTY.MY(English) PROPERTY TRENDS (Chinese)

ruin your home.

• JCI Young Creative Entrepreneur award winner Yong Chen Hui on taking risks in his entrepreneurial journey.

• MK Curtain Group founder and chief executive officer on turning your failures into success.

Tropicana Corporation Bhd unveiled two new showhouses for its third and latest residential phase, Cheria Residences, located at the desirable Tropicana Aman in Kota Kemuning, an 863-acre wholesome township.

Tropicana marketing & sales executive director Ung Lay Ting said: “This year is especially exciting for Tropicana Aman as we are on track to hand over two residential phases of linked houses, namely Arahsia Residences and Bayan Residences, before the end of the year.

“The momentum of the successful takeup in Tropicana Aman has continued with the very encouraging response to Cheria

Maju Kuala Lumpur, a transit oriented mixed development by the Maju Group, invited chef Nik Michael Imran to cook in an actual Maju Kuala Lumpur kitchen recently.

Maju Group managing director Mohd Faiq Tan Sri Abu Sahid said the setup of the kitchen was identical to a Maju KL loft apartment.

The purpose of fabricating Maju KL’s kitchen is to create a concept of living and dining in a loft apartment.

Maju KL previously launched a scheme called Own It Now, a home ownership programme designed to assist homebuyers towards purchasing a property while extending a financing scheme that addresses affordability concerns. Maju Kuala Lumpur

is a product that is a great starter home in Kuala Lumpur.

Acmar unveils its D’Rapport project at D’Lifestyles event

The D’Rapport Sales Gallery was enlivened with popular celebrities, property enthusiasts and property speakers at its event themed D’Lifestyles.

Constructed on a 9.12-acre land near Jalan Ampang is the first phase of D’Rapport that consists of five towers namely The Wellington, The Swinton, The Auston, The Kennington and The Winston, with a total of 1,099 units.

The built-up areas range from 1,108 to 2,238 sq ft.

Sime Darby Property celebrates Ramadan with underprivileged Sime Darby Property decided to play its part in helping underprivileged children by organising a dinner event for them.

Attending the breaking fast dinner event were more than 40 children from three different orphanages.

feature

STARPROPERTY.MY WEDNESDAY 07 JUNE 2017

By JONATHAN ROBERTS

community 03

jonathan@thestar.com.my

STRATA LIVING 101

As communal living becomes a way of life, take a close look at SMA 2013

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OMMUNAL living is here to stay as the urban population continues to grow rapidly.

Today, there are about 5,500 strata properties in the Klang Valley alone.

Hence it is important for city dwellers to understand the legalisation regime that has evolved throughout the years. The latest law governing strata properties is the Strata Management Act (SMA) 2013 which came into effect on July 2015, superseding the Building and Common Property (Maintenance and Management) Act 2007.

Get to know the SMA 2013

While homeowners are often cautious about defects within their units, they should also pay attention to defects at the common areas.

“Homeowners should never forget to join hands with the management to identify all the defects at the common areas before the defects liability period expires," said Malaysian Institute of Professional Property Managers president Sarkunan Subramaniam.

“If homeowners do not pay attention to the liability period, the repair costs will be transferred to the Joint Management Body (JMB) or Management Corporation (MC) two years after the developer hands over the keys,” he said.

According to Sarkunan, homeowners should note that under the SMA 2013, the first annual general meeting must be convened no later than 12 months from the delivery of vacant possession.

“In the past, some developers tried to hold off the AGM to maintain control over the property instead of passing it on to the JMB or MC. "This is common when the development happens to have many unsold units. The developers hoped to avoid bearing the maintenance fees for the unsold units.

“However, the Commissioner of Buildings Division (COB) can forcibly ensure that an AGM is called under the new act. Recently, the COB of Klang served a notice to a developer to convene an AGM within the proper time frame.

“If an AGM has not been called after a long time, residents must take action by lodging a report with the COB and ensuring that a notice is issued to the

developer,” added Sarkunan.

He said that control of the communal area must be in the hands of the homeowners as soon as possible to safeguard against any mismanagement by the developer.

What’s in it for me?

Endah Promenade chairman Siew Yee Hoong said that while the SMA 2013 empowers the paying proprietors, many strata residents still have not embraced the culture of communal living.

“Residents who do not pay the service charge cannot vote during the AGM. However, many residents are not interested in taking part in the AGM or EGM,” said Hoong.

In terms of dealing with homeowners who refuse to pay their

Homeowners should never forget to join hands with the management to identify all the defects at the common area before the defects liability period expires.

maintenance fees, Hoong reckons that the best the JMB or MC can do is to make life difficult for the defaulters by cutting off their access to the parking bays or the common areas.

While different parties seek different legal recourse, Homebuyers' Claim Tribunal president Datuk Pretam Singh said that the establishment

Residents are concerned over developments which was a lush green lung but stripped bare.

of the Strata Management (SM) Tribunal should put an end to the nonpayment of service charges.

By law, any parcel owner or tenant who fails to pay service charges, including quit rent and sinking fund, can be hauled before the tribunal with the implementation of the SMA 2013, Strata Management (Maintenance & Management) Regulations 2015, and Strata Management (Strata Management Tribunal) Regulations 2015.

Sarkunan added that SMA 2013, along with the Strata Management Tribunal, has given the COB more powers, though it is still lacking in some aspects.

The government is calling for consultants and representations to propose amendments to close off further legal loopholes.

Malaysian Institute of Professional Property Managers president Sarkunan Subramaniam

Homebuyers' Claim Tribunal president Datuk Pretam Singh

Endah Promenade chairman Siew Yee Hoong

Scan to read the full article: bit.ly/strataliving

cover story

04corporate

By LEE YAN LI

lylee@thestar.com.my

BUILDING FOR A SUSTAINABLE FUTURE

Ekovest marches ahead with its cost-saving practice of reducing waste

S

UCCESSFUL companies often come from humble beginnings, whether having built an impressive list of achievements or transformed along the way.

One such company is Ekovest Bina Sdn Bhd, which started as a jointventure effort years ago. That business deal has proven to be a lasting union.

With RM15bil in completed projects over 30 years, the joint-venture has transformed into Ekovest Bhd, a publiclisted company that has attracted considerable attention for its large-scale ventures such as DUKE (Duta–Ulu Klang Expressway) and the River of Life (ROL) project.

The company has three business pillars, namely construction, infrastructure concession and property development. These elements have complemented each other to give value to its stakeholders.

“Ekovest started as a joint-venture company between the Lim and Khoo families in Lahad Datu, Sabah, to handle infrastructure construction of redevelopment projects by Felda,” said Ekovest Bhd managing director Datuk Seri Lim Keng Cheng.

Over the years, the company has worked on numerous infrastructure projects in Johor, Sarawak, Kelantan, Kuala Lumpur and Kuantan, and gained experience in big projects that adopt sustainable practices.

“We have slowly moved up the food chain and transitioned from contractor to design-and-build practitioner to eventually dabble in the property development industry,” said Lim.

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A heritage of sustainability

With its experience in big-scale construction, the company has stayed true to the spirit of sustainable design, even before the term became all the rage among developers.

Lim said: “For us, sustainable design is delivered through the practice of cost-saving, meaning we will strive to avoid unnecessary waste during construction.”

He explained that some might associate cost-saving with reducing the quality of the construction, but in fact cost-saving is a sustainable practice that involves reducing unnecessary overuse of materials.

“For example, when we build a column to support a highway, we make sure that the material used is sufficient to serve its purpose rather than creating a product of unnecessary higher resistance for the sake of aesthetics.

“An architect may desire a consistent design and eventually produce more waste during the project, but we make sure that the material and building blocks serve a practical purpose,” he added.

Further cost-saving is possible by reusing building blocks and tools because of Ekovest’s busy construction schedule.

Lim said the column mold for DUKE 1 was reused for the subsequent phases of the highway network. This practice is both cost-efficient and environment-

friendly as it reduces energy consumption and carbon emission arising from the production of steel.

Highway to a better life

One of Ekovest’s most prominent projects, DUKE, embodies Ekovest’s experience in construction and sustainable practice as well as illuminates Lim’s personal journey.

Growing up in a poor working-class family in Gombak, Lim was able to realise his childhood dream by building a highway that is linked to Kuala Lumpur city centre and which has given a breath of fresh air to the old but populous neighbourhood.

“In the past, Jalan Pahang was so congested that I was once stuck in a traffic jam for an hour. I thought to myself it would be good to have a highway on it – now we have,” said Lim. Some ambitious projects may be born out of a visionary ambition, but for Lim this mega infrastructure has sentimental value.

“I grew up in a neighbourhood where the infrastructure was so bad that there was not even a proper road to my house. Now, we have a highway – but I couldn’t build it right to my house,” he quipped.

Ekovest managing director Datuk Seri Lim Keng Cheng.

1 EkoCheras Mall is part of a transit-oriented development that provides comprehensive transport links.

2 Ekovest's developments have focused on the Kuala Lumpur region, including KL River City.

3 With 4,000 car parks, EkoCheras Mall is expected to help ease traffic congestion in the area.

4 Ekovest has utilised its contractor's experience to build a liveable environment in KL River City.

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Recognising the importance of basic infrastructure for communal living, Lim aims to improve the lives of Kuala Lumpur residents through connectivity.

Phases 1, 2, 3 and 2A of DUKE are all part of his visionary plan.

As a way to ease traffic congestion in the city, Lim said the DUKE highway connections would eventually form another circle within the Kuala Lumpur Middle Ring Road 2 (MMR2).

Motorists will be able to take a shorter route to reach their destinations in Kuala Lumpur. “Road users will save fuel and time,” said Lim. With his combined credentials of a property developer and a road builder, Lim sees a long-term solution to the infamous traffic problem in the Klang Valley.

STARPROPERTY.MY WEDNESDAY 07 JUNE 2017

“Some people think that abandoning their vehicles in favor of public transport is the way to go. But we want to create a point of integration whereby multiple forms of transportation such as bus, LRT and MRT converge with park-and-ride services, cycling tracks and walkways for people to easily move from one to the other,” said Lim. The EkoTitiwangsa and other developments perched on the site of the KL River City project are testament to his vision. The river, parks and commercial offerings complement the transport facilities to form a “river” way of life and a sustainable transport network.

“It offers a healthy lifestyle to the residents of EkoTitiwangsa and the surrounding areas. In the morning, they can jog or cycle along the walkway while others could park their car at the nearby MRT station, and enjoy all the facilities and conveniences going back in the evening,” said Lim.

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Flood prevention and traffic control

When it comes to property development, Ekovest’s experience as an infrastructure builder and contractor shines through with its meticulous and holistic planning.

“Take our EkoCheras as an example,” said Lim. "The shopping mall has 4,000 car parks and is connected to the MRT station. Road users can park at the mall to avoid the potential traffic jam ahead at Jalan Cheras and spend time in the mall or use the MRT line.”

The nodes along the DUKE network linking with the train station have integrated park-and-ride facilities, like at the Segambut toll plaza.

“Why do I put all these park-andride facilities together with affordable homes and commercial areas?

“Years ago, the developers drew up a master plan to divert water out of the area to prevent flooding. However, it only caused flooding at the next area.

"That's why we now use a water retention system to hold the water within the neighbourhood as a flood prevention method.

“As part of my traffic master plan, I create 4,000 car parks to help reduce congestion in the morning combined with all the other public transport infrastructure.

“This is what we call a sustainable transport network,” said Lim.

Company Milestones

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4

When we build a column to support a highway, we make sure that the material used is sufficient to serve its purpose rather than creating a product of unnecessary higher resistance for the sake of aesthetics.

1987 Commenced construction business 1993 Listed in second Board of Bursa Malaysia 1996 Completed the Labuan Financial Park 1999 Completed the Universiti Sains Sabah 2000 Transferred to Main Board of Bursa Malaysia 2009 Completed the DUKE Phase 1 Project 2010: Appointed as Project Delivery Partner for the River of Life Project 2011 Completed the Universiti Tun Hussein Onn 2013 Launched the EkoCheras Development Project 2014 Acquired 100% interest in DUKE 2015 Launched the EkoTitiwangsa Development Project 2016 Signed Concession Agreement and achieved financial close for Setiawangsa– Pantai Expressway (DUKE Phase 3) 2017 • Received approval for DUKE Phase 2A • Completed the 40% disposal of DUKE to EPF • JV for Pan Borneo Highway • Secured “Blue River Project”

developments

STARPROPERTY.MY WEDNESDAY 07 JUNE 2017

06advertorial

BRINGING BACK THE SPECTACULAR TO KL 1

The awe-inspiring Bukit Bintang City Centre is poised to attract locals as well as tourists

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UKIT Bintang City Centre (BBCC)is destined to be the heartbeat of Kuala Lumpur and will bring the spectacular back to the city. The development scooped The Just Walk Excellence Award and The Wow Honours Award at the recently held StarProperty.my Awards 2017.

These two awards as well as wins by different projects in other categories confirm the status of Eco World Development Group Bhd (EcoWorld) as one of StarProperty.my Awards Top Ranked Developers of the Year.

BBCC is an integrated development that occupies what is considered to be the last tract of sizeable development land in the Golden Triangle of Kuala Lumpur. This parcel of mixed commercial land spans 19.4 acres. The development has a projected gross development value (GDV) of RM8.7bil.

BBCC is spearheaded by a tripartite consortium comprising the Urban Development Authority of Malaysia (UDA), EcoWorld and the Employees Provident Fund (EPF).

The project is strategically located at the intersection of major artery roads, making it well-connected and easily accessible via a transit hub which will house the existing Hang Tuah monorail and LRT as well as provide linkage to the upcoming Merdeka MRT station.

The project’s stature and accessibility will be further enhanced by the proposed High Speed Rail station which will be a few stops away via the LRT. The master plan commissioned

and currently being implemented by EcoWorld, the development manager, sets the benchmark for integrated developments in Malaysia. The live, work and play elements in this mixed development are perfectly balanced and seamlessly integrated with enhanced pedestrian mobility and accessibility.

The commercial mix is derived based on the demand hierarchy relevant to BBCC’s location, where retail will be the most feasible use given that the Bukit Bintang precinct is Kuala Lumpur top shopping attraction.

Green lungs are threaded through the development to create a series of parks, gardens and green pockets. The green centrepiece is a four-acre park that sprawls across the roof of the Retail Mall.

The Entertainment Hub will be anchored by the first Zepp Concert Hall in South-East Asia. Zepp is owned and operated by Zepp Hall Network Inc, a subsidiary of Sony Music Entertainment Japan.

The building will also house the Malaysia Grand Bazaar which will bring together the spectrum of Malaysian arts and culture under one roof. Other offerings within this building are a cineplex, world-class hotel, serviced residences and more.

The Retail Mall, which has 1.4 million sq ft of gross floor area, will be co-owned and operated by BBCC and Mitsui Fudosan, a world-renowned retail mall operator. Mitsui will bring with it a wealth of experience in developing the

mall with a Japanese flavour.

The mall will be complemented by a 0.5km Lifestyle Street, a 16-metre wide boulevard offering interesting retail concepts and one of the city’s longest al fresco dining terraces.

In view of the impending large supply of office space in the nearby Tun Razak Exchange (TRX) and Menara Warisan projects, the office component in BBCC is carefully packaged into two distinct categories, consisting of a strata office block and a corporate office tower catering to different market segments.

The 80-storey Signature Tower is envisioned to be a prestigious threein-one tower with premium grade corporate offices in the low zone, a premium five-star hotel in the mid zone and luxury serviced residences in the high zone.

1 The development has a projected gross development value (GDV) of RM8.7bil.

2 The Retail Mall has 1.4 million sq ft of gross floor area and will be co-owned and operated by BBCC and Mitsui Fudosan, a worldrenowned mall operator.

3 Green lungs are threaded through the development to create a series of parks, gardens and green pockets.

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2

The residential component makes up half of the entire development’s NFA, comprising largely “mid-upper” apartments in five blocks and an exclusive stack of high-end serviced residences located in the high zone of the Signature Tower.

With a shortage of quality high-rise residential units in the Bukit Bintang area, there is a demand from urbanites who favour the vibrant lifestyle offered by this location.

Contact 603-2117 2255 or visit www. bbcckl.com for more information.

"BBCC is an integrated development that occupies what is considered to be the last tract of sizeable development land in the Golden Triangle of Kuala Lumpur. This parcel of mixed commercial land spans 19.4 acres.

developments

STARPROPERTY.MY WEDNESDAY 07 JUNE 2017

township07

1

TOUCH OF GRANDEUR IN THE KLANG VALLEY Integrated township sows seeds for a sustainable community

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CO Grandeur, a 1,400-acre integrated township, is the first scheme in Eco World Development Group Bhd’s strategy to transform the north-western corridor of the Klang Valley. This development will introduce the latest in living concepts for people from all walks of life to enjoy a greener and more fulfilling lifestyle.

“The name of the development was inspired by the grandeur of nature,” said Eco Grandeur divisional general manager Ho Kwee Hong.

“The advances of civilisation, in particular technology, have had the effect of cutting us off from nature.

However, research has shown that people reap tremendous benefits from a close connection with nature.

EcoWorld is committed to restoring that connection through developments like Eco Grandeur.”

In keeping with its vision statement, of "The Original Greens”, the Eco Grandeur master plan incorporates sustainability, a commitment to conservation, and artistic yet practical landscaping.

The township boasts more than 20% greenery across its estates, which paves the way for a variety of garden designs.

Much of the green area in the development has been devoted to rehabilitating the site’s original ecosystem. Indigenous tree and plant species have been reintroduced and healthy trees found on-site transplanted to provide habitats, food sources and shade for wildlife including insects, birds and small animals.

A significant portion of the green areas is occupied by a collection of interactive parks and gardens, each with a unique design and purpose to bring people closer to nature.

Some gardens appeal to the senses, some encourage physical activity and

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a few even allow residents to grow vegetables in allotments.

Modern Victorian style

Besides this commitment to the environment, the Eco Grandeur master plan also addresses other paths to sustainability. The seeds for a sustainable, close-knit community can be found in the comfortable homes in gated and guarded precincts, extensive

1 In keeping with its vision modern amenities, and a thriving statement, the Eco commercial centre.

Grandeur master plan Eco Grandeur embodies modern incorporates sustainability, Victorian elegance. From the a commitment to architecture to the landscape, the conservation, and artistic yet practical landscaping. inspiration harks back to the Victorian era with its sense of grandeur and 2 Eco Grandeur comprises comfortable homes eclectic character. in gated and guarded The first two launches in Eco precincts, Grandeur were residential offerings extensive modern in this striking modern Victorian style. amenities and a thriving The link-house designs of Graham commercial Gardens capture the modest grace of centre. the quintessential Victorian terrace streamlined to reflect modern tastes,

while the garden homes of Avenham Gardens offer semi-D living experience.

The commercial element

Recently, Eco Grandeur previewed its first commercial offering. Dubbed the Esplanad, this 11-acre development comprises just 96 units of two and three-storey shop offices. Behind the modern Victorian façade is a flexible floor plan that maximises utility with double-volume ground floors, superior frontages and up to 14ft of walkway.

The Esplanad will allow businesses to tap an under-served market in this corner of the Klang Valley. Furthermore, EcoWorld will be developing a business park next to Eco Grandeur. The Eco Business Park V will be a catalyst for the economic transformation of this area.

Like the whole of Eco Grandeur, the Esplanad will be easily accessible: Kuala Lumpur is a comfortable drive away via the Latar Expressway. Other major highways that connect to Eco Grandeur are the Guthrie Corridor Expressway and New Klang Valley Expressway, while the West Coast Expressway and Damansara-Shah Alam Expressway are scheduled to open in 2019.

As Eco Grandeur takes shape, the grand design to marry conservation with modern living and economic advancement will reveal itself.

However, the goal of creating a vibrant and sustainable community is very much assured.

"Research has shown that people reap tremendous benefits from a close connection with nature.

EcoWorld is committed to restoring that connection."

developments

08 high-rise

HOME ABOVE THE HILTON Owners of Hill10 Residence at i-City will be living a dream

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ROWING up, you might have seen Eloise at the Plaza – a film about a little girl who lives in the penthouse atop the Plaza Hotel in New York City – as the epitome of living a dream.

Now, this grandiose dream can be realized with the launch of Hill10 Residence this June 10 to 12 at i-City.

The story of Hill10 Residence begins with DoubleTree by Hilton, a four-star luxury hotel comprising 300 stylish rooms that commands a gross development value (GDV) of RM250mil.

Hilton Worldwide vice-president of operations in South-East Asia and India William Costley said in an interview that the renowned hospitality brand’s success is attributed to its ability in choosing the

right brand at the right location.

He adds that Hilton is the number one hospitality brand because of its broad range of target market, and that not every Hilton hotel needs to be smack in the middle of the city.

In the case of DoubleTree by Hilton at i-City, this luxurious hotel owned by Hilton Worldwide is strategically located in the rapidly growing Shah Alam West and will provide quality service on par with any other Hilton Worldwide hotel.

Occupying the same tower, Hill10 Residence will rest above the DoubleTree

by Hilton, guaranteeing a seamless transition from hotel to private homes.

The hotel and Residence will share a magnificent double-volume entrance driveway on the ground floor.

Hilton-inspired residences

In trying to create a hotel-living concept, all units in Hill10 Residence will be fully fitted and furnished with interior designs à la DoubleTree by Hilton suites. The avant-garde design concepts and features epitomise luxurious living.

The world-class facilities in Hill10 Residence – including the cantilevered infinity pool on level 43, the landscaped gardens, the recreation zone and the gym – allow its residents to come home to a sanctuary and simply unwind in style.

Moreover, the concept of providing housekeeping services subject to the residents' concierge will ensure that the home is always neat and tidy. This is a treat for career people who no longer have to rush home to clean up the house.

On top of that, residents who are hungry late at night need not worry about driving out or relying on deliveries. Just put on the slippers and head down to the hotel coffee house for a scrumptious supper.

The cosy ambience makes it a perfect spot for residents to work or socialise while having a bite or two over artisan coffee.

The Standard, Deluxe and Executive suites will be presented in two different types of layouts - one bedroom, one study room and one bathroom or two

bedrooms and two bathrooms.

Priced from RM500,000 each, the suites will be located from Level 22 to 42 and each floor of 11 units will be serviced by four lifts.

An alliance with Huawei

A strategic joint venture between I-Bhd and Huawei, a leading global ICT solution provider, in September 2016 led to the implementation of Internet of Things (IoT) in i-City homes including Hill10 Residence.

Huawei Southern Pacific Region chief marketing officer Lim Chee Siong commented that technology continues to be an integral part of our lives, touching almost every aspect from our homes and the workplace and reaching out as whole communities.

"This is why it is important to start focusing on our development of smart cities in Malaysia," he added.

The intelligent home based on the IoT will be dependent on a robust digital network. That is why for the next phase i-City will be placing greater emphasis on providing the network infrastructure as part of the utilities for the home. Thus the IoT-ready homes.

In IoT homes, there’s an autonomous drawing of curtains and shutting of lights at certain times of the day, or controlling

Occupying the same tower, Hill10 Residence will rest above the DoubleTree

by Hilton Hotel, guaranteeing a seamless transition from private enjoyment to luxurious comfort.

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STARPROPERTY.MY WEDNESDAY 07 JUNE 2017

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42 ed

d on 2

to g nd ole

Henry Butcher Retail managing director Tan Hai Hsin.

al e

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home appliances via mobile apps and other possibilities.

The use of IoT will add to the list of benefits of living in a hotel-esque home in Hill10 Residence.

The smart homes will allow your guests to stay over without you being around. Just programme a temporary password for your guests and they will have access to your home.

In addition, Hill10 Residence owners can give their guests a virtual tour of their units from a thousand miles away.

Convenience in abundance

With the inclusion of Central i-City Mall and other promising developments, homes at Hill10 Residence stand to appreciate in value in this rising urban district.

Henry Butcher Retail managing director Tan Hai Hsin said that living next to a popular shopping mall was a dream come true for most

Huawei Southern Pacific Region chief marketing officer Lim Chee Siong.

Central Pattana Thailand, Malaysia chief operating officer Anthony Dylan.

1 Those who want to unwind and relax can enjoy the cantilevered infinity pool at the rooftop.

2 The heart of i-City comprising Central i-City Mall, DoubleTree

by Hilton, Hill10 Residence and a Grade A office tower.

3 Residents coming home to Hill10 will be greeted by a doublevolume entrance driveway.

4 Hill10 Residence presents a seamless transition from luxury hotel to private homes.

5 All units in Hill10 Residence will be IoT-ready and fully fitted and furnished with interior designs a la DoubleTree by Hilton.

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people because they would be able to do eat, shop and play without having to commute there.

Hill10 will enjoy this convenience as Central i-City Mall by Central Pattana Thailand is on its way.

“This trend will be prevalent when more mixed-use developments are built next to MRT and LRT stations,” said Tan. According to Central Pattana Thailand, Malaysia chief operating officer, Anthony Dylan Central i-City mall will recreate the shopping experience that one would achieve in Thailand.

"CPN aspires to bring the best of Thai retail experiences and the Malaysian experience to create a truly international retail experience to those that visit the mall.

“Understanding that the Asian Economic Community (AEC) is opening up as well as to cater to the Malaysian tourism industry, CPN is looking at

a very strong pull where Malaysia is concerned," Dylan remarked.

Located within a confluence of major highways such as the Federal Highway, New Klang Valley Expressway and Grand Sepadu, there is definitely easy access for Hill10 at i-City.

Launch of Hill10 suites

The 200 exclusive Hill10 Residence suites will be launched at the StarProperty.my Fair 2017 i-City Edition to be held from June 10 to 12.

The StarProperty.my exhibition will offer various unique property openings using digital technology, unlike previous property exhibitions.

For more information, call 0355218811 or visit hill10.my .

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STARPROPERTY.MY WEDNESDAY 07 JUNE 2017

10 finance

PITFALLS IN THE WAY OF YOU GETTING A LOAN Beware of lifestyle traps that may cost you your mortgage application

By YURI AZRANI

W

E have all heard of the horror stories from our uncles, our colleagues or from just about anyone wanting to buy a home.

They show up at the bank with all the relevant documents and, BAM! Loan application rejected.

They are left wondering what went wrong.

Many things in your daily life could ruin your credibility, and once that’s gone it won’t be easy securing a loan.

Pay attention to these common factors that affect your loan ability and you may just save yourself from a slew of rejected applications.

1. Late payment of bills will affect your credit score A credit account or credit card can be the best thing ever when you’re on a spending spree, but this could also be your bane at the end of every month.

Regardless of how heartbreaking it can be, you MUST pay your credit card bills on time.

Why does this matter? Because this will be a major determinant of your credit score.

The score system tells how well you manage your credit accounts. The lower your score, the less trustworthy you are to loaners and banks.

On-time bill payments will influence your score; the sooner you pay the better.

2. You have more credit cards than you can afford Having many credit accounts to your name may increase your spending power, but it could destroy your loan ability.

Each time you apply for a loan, the lender will most likely conduct a credit inquiry. This gives the lender a rough estimate on how well you manage your debts.

Seeing mountains of credit accounts tied to your name alone may just frighten the

lenders enough for them to reject your loan application.

3. Try not to spend over your credit limit Credit utilisation gauges how much of your credit limit is used. A general rule of thumb is don't spend more than 30% of your limit. So if your limit is RM10,000, try not to spend more than RM3,000.

Be a tad more frugal. Spending more than 30% can raise alarm bells when you apply for a loan.

credit score is your credit history, essentially how long you’ve managed that account.

The longer you maintain an active credit account, the more responsible you seem to the lenders. Old is gold when you show you can manage long-term loans and are able to make repayments.

5. You jump from job to job too soon Variety is the spice of life, but take your time at your job. Hopping from job to job or employer to employer too soon can pose a threat to your loan application.

Banks and other lending agencies place a high stake on job stability, observing an applicant’s working consistency and gauging the security of their loans. Some banks even impose a condition that a person must be tied to a workplace for at least three years. > To read the rest of the article, log on to bit.ly/top10loan .

4. Old is gold when it comes to your credit accounts Just like your old car that has seen better times, you may be thinking about getting rid of that old credit card or account.

Stop right there. Hold on a bit longer to those accounts. One huge factor in a good

Having many credit accounts to your name may increase your spending power, but it could destroy your loan ability.

KL SOUTH’S NEW FOOD HUB FOR URBANITES

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Grand Imperial's ballroom has a seating capacity of 800 pax.

N celebration of Malaysians’ love affair with food, Sunway Velocity Mall brings together a wide array of local, international and exotic flavours in 200,000 sq ft of retail space spreading across the mall’s seven floors.

Serving banquets fit for emperors, the Michelin-recommended Grand Imperial Group unveiled its largest Malaysian fine-dining establishment on the fifth floor. It is the ideal location for reunion dinners, morning dim sum, and grander festivities such as weddings.

For a dining experience that’s a little more casual, make your way to Dragon-i this July to savour dishes inspired by the rich and diverse culinary offerings from China, especially two new specialties

namely the Mixian Soup and Pan Fried Shanghai Soup Dumplings.

In addition, the famous Aragan Yokocho will be opening soon at Sunway Velocity Mall. It houses 10 service restaurants under one roof with more than 200 dishes.

Converge at Sunway Velocity’s “Commune” precinct at level five and enjoy the delicious morsels served up at food outlets such as Salad Atelier and Seven Cups, LimaBlas, Rinjin Shokudo and Something Cafe & Meal.

A unique aspect of Sunway Velocity Mall is its tribute to street food. Food Street Food consists mostly of food outlets started by families or those with quaint success stories such as Kim Lian Kee or

Food Street Food is reminiscent of Kuala Lumpur’s old streets.

Sai Kee Restaurant. Other outlets include Boat Noodle, XiXiang Kaya Kopitiam, and Hong Kong Roast Kitchen.

“It's the food and experiences you grew up with. The warm, nostalgic memories of yesteryear that are always intertwined with food. Food Street Food is all about that, albeit with a modern twist and ambience,” said Sunway Malls chief operating officer Kevin Tan. Weight-watchers can head on over to Figure Fuel, Simple Life, Zen Japanese Vegetarian Cuisine or Seaweed Club for a satisfying meal. These are also ideal places to drop by after a good gym workout, with some outlets like Salad Atelier offering promotions for CHi-X members.

Other names of interest are Taiwan’s top cake brand, Original Cake – the

first outlet in Malaysia and outside of Taiwan. Originating from Tamshui, Taiwan, it’s the real deal for fluffy, delectable sponge cakes produced only by the brand’s distinctive ovens.

For those who need a quick pickme-up whether in the morning or afternoon, Marks & Spencer's Coffeeto-Go outlet has a wide selection of aromatic brews that are perfectly matched by traditional British cakes and pastries.

Last but not least, visitors can drop

by Parkson's Makan-Makan Foodcourt that has over 15 stalls and more than 40 choices of food and beverages.

The menu includes local delights and international fare such as Japanese, Western, Korean and even Indonesian cooking.

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STARPROPERTY.MY WEDNESDAY 07 JUNE 2017

12 integrated

By VIKNESH ASHLEY

vikneshashley@thestar.com.my

SUNWAY UPLIFTS CHERAS

Mature township gets a boost from Sunway Velocity's integrated developments

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LTHOUGH Cheras has long been a mature neighbourhood, it previously faced a shortage of retail space and could have done with a world-class mall that offered shopping, dining and entertainment.

The closest established mall to the Cheras area include Pavillion KL, Mid Valley or IOI City Mall (which is actually closer to Selangor).

Sunway Property Bhd noted that a quality mall could thrive in Cheras due to the largely-affluent urban market that was underserved. Hence the birth of Sunway Velocity Mall.

The developer’s key intention was to elevate the retail experience within Cheras itself and cater to the needs of residents in the surrounding areas. In the case of Sunway Velocity, Cheras residents need not travel far to their shopping destination.

Exciting mall offerings

The seven-level Sunway Velocity Mall offers a good balance of most trade industries including 26% fashion, 25% entertainment, 22% supermarket, and 7% department store.

Sunway Property recognised that F&B, leisure and entertainment are key elements in attracting patrons to the one-million-sq-ft Sunway Velocity.

This Cheras mall has successfully introduced many firsts in Malaysia, such as the AEON MaxValu Prime supermarket from Japan, Original Cake’s first outlet in Malaysia straight from Taiwan, as well as 7Days – a new fashion line making its debut in Malaysia.

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The other two main anchors are Parkson and TGV Cinemas housing the biggest IMAX screen in Malaysia, providing an immersive experience to moviegoers.

Sunway Velocity Mall is an extension of an integrated development and holds a two-acre park and an elevated deck laced with lush greenery.

Since its opening, the mall has registered up to 1.5 million visitors every month.

The mall is part of the Sunway Velocity project that spans across 23 acres in Cheras. Open daily from 10am to 10pm, Sunway Velocity Mall lives up to its tagline of “Elevate Every Moment” and has set a new benchmark in redefining customer service and experience for shopping, entertainment and gastronomy.

Endless possibilities

Sunway Velocity, dubbed the City of Endless Possibilities, is a self-sustained integrated development located in Kuala Lumpur comprising residential, commercial, a medical centre, hotel and shopping mall.

The RM4bil development is only 3.8km from the Kuala Lumpur City centre. It is a freehold Transit Oriented Development (TOD) with direct links to Maluri MRT & LRT Underground Interchange, and Cochrane Underground MRT Station.

The well-connected transportation network helps owners reach their destinations without much hassle, thus improving their quality of life.

Sunway Velocity has achieved 95% sales for the entire integrated

1 1 The residences featured inside Sunway Velocity reflect the urban excellence of the areas surrounding the development, aside from providing practical layouts.

2 Sunway Velocity offers the balance of being close to Kuala Lumpur city centre as well as other areas in the Klang Valley due to connectivity options such as the MRT and LRT lines.

development in Cheras following a 90% take-up rate for Sunway Velocity Signature 2 Shop Office.

The success of Signature 2 Shop Offices copies the achievement of the most previous commercial launch within the development – Signature Shop office.

The Signature Shop Office comprises a total of 10 enblocs, and has celebrated a 100% take-up rate while Signature Shop Office 2 offers a collection of eight enblocs.

Both products have three levels of retail shops and five levels of offices per enbloc.

As for Sunway Velocity’s residential components, this element is split into two separate offerings dubbed V Residence 2 with 334 units (98% take-up rate) and V Residence Suites of 411 units (80% take-up rate).

Future plans @ Sunway Velocity

Sunway Property has acquired 8.45 acres which will be developed as Sunway Velocity TWO, located directly opposite Sunway Velocity.

With an estimated GDV of RM2bil, more than 70% of Sunway Velocity TWO will comprise residential units, complementing the current Sunway Velocity which has 75% of commercial units. It will be developed over a 10year period.

In addition, there will be linkways to connect business owners and residents between Sunway Velocity and Sunway Velocity TWO. The planned launches will model the success of the products in the past years, including the integrated developments.

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STARPROPERTY.MY WEDNESDAY 07 JUNE 2017

14 township

By VIKNESH ASHLEY CLARENCE

vikneshashley@mystar.com.my

GEM OF A WALK AT SEMENYIH Latest mixed development set to blossom within Setia EcoHill

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OLLOWING the success of Setia Walk, a mixed development at bustling Pusat Bandar Puchong, S P Setia has embarked on replicating the project –­ with improvements – at Setia EcoHill in Semenyih.

“Setia Walk marked the company's entry into the commercial-retail sector.

The development was positioned as an innovative one-stop boutique lifestyle and retail centre to appeal to a trendconscious clientele,” said Setia EcoHill Sdn Bhd general manager Koh Sooi Meng.

Cheerful stroll at the Walk

EcoHill Walk is built on the success of Setia Walk going the extra mile to carry out furthur enhancements and improving aspects such as lift locations, car parks, exterior architecture and spatial management. It even has a shallow wading pool with a drainage feature that can be used for a myriad of events such as car shows and concerts.

This development aspires to become the first integrated development within the southern Klang Valley.

According to Koh, S P Setia hopes that this establishment will emerge as one of the most anticipated regional lifestyle destinations in Kuala Lumpur South, welcoming patrons from Cheras, Kajang, Bangi, Semenyih, Sungai Long, Seri Kembangan as well as Putrajaya and Cyberjaya.

EcoHill Walk is created to simulate a structural Grand Canyon, where there's plenty of in its central walkways which

are laced by retail outlets facing each other.

“The development will reflect architecture inspired by the Grand Canyon, whereby massive and steep canyon walls flank each other.

“This creates a valley-like effect and a vibrant place pulsating with activity and movement within its hollows,” said Koh. Once completed, this establishment will offer a lively mix of a manmade stream, water sculptures and lush landscapes framing its versatile attractions comprising food and beverage outlets, alfresco dining options and Lifestyle Retail Shops.

The terrain-changing project will be built across a 17.5-acre freehold expanse consisting of 243 units of Lifestyle Retail Shops (Phase 1A), 280,000 sq ft of mall space (Phase 1B) and 890 units of serviced apartments (Phase 2).

After the successful launch of the first phase of its Lifestyle Retail Shop in December 2016, Setia EcoHill will be launching the second phase in June 2017 with an attractive opening price from RM376,000 onwards. This would pave the way for young entrepreneurs to start their business here in this revolutionary destination with a very affordable and feasible start up.

“Phase 1 has been well-received as many wanted to ride on the advantage of owning a shop with proximity to the first mall in Semenyih.

“The heart of EcoHill Walk is dubbed The Gem, which holds a distinctive diamond façade. This glass structure is set to become a premium entertainment hub that will be the highlight of the project.

“It enjoys fantastic views of the waterscapes and is earmarked to

host premium entertainment and fine-dining 1 ateliers,” Koh elaborated.

For now, MBO cinemas is the premier company that has pledged to set up shop at EcoHill Walk. Large patron numbers have been projected because the development is poised to become a key retail destination for Semenyih and beyond.

The Kajang LRT station is about eight km away by road and provides parkand-ride services.

“Research has shown that an expected 300,000 population within 15 minutes from EcoHill Walk backed by the nearly 1,700 acres of flagship township by S P Setia.

This is a very promising figure for the mall, given its strategic location and ease of access from surrounding areas,” Koh concludes.

1 S P Setia hopes that this establishment will emerge as one of the most anticipated regional lifestyle destinations in Kuala Lumpur South.

2 Some of the ground floor units featured inside EcoHill Walk showcase commanding double-volume ceilings.

3 Inside EcoHill Walk one would be greeted with breathtaking landscapes, setting the perfect ambience for alfresco dining experiences.

Kingsville stands proud

Setia EcoHill will also see a new addition in terms of a landed residential offering.

The township will soon launch singlestorey bungalows priced at over RM1.2mil each.

These smaller bungalows will cater to smaller families aspiring to live within a nice and secure environment.

Residents at Kingsville will enjoy the mesmerizing classical English style inspired landscape and the award winning 13 acres of garden, placed just steps away.

Kingsville will be launched in the 2

3

third quarter of 2017. Built on freehold lots measuring 52ft by 90ft, these classic abodes will be available in single storey or one-and-a-half storey.

"We have received many inquiries for single-storey bungalows especially from those who are looking for smaller homes with secure and beautiful environment, families with children who have grown up and left home or families whose ageing parents are living with them.

"With this, we believe that the response would be overwhelming since there are hardly any well-designed single-storey bungalows in the vicinity,” said Koh. For more information, visit the Setia EcoHill Welcome Centre in Semenyih or log on to www.setiaecohill.com.

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STARPROPERTY.MY WEDNESDAY 07 JUNE 2017

16 legal

SETTLE DEBTS OR FACE A NIGHTMARE

Some may be unaware of committing an act of bankruptcy

By EUNICE TAN

T

HE increase in the number of bankrupts in the country is a cause for concern.

Businessmen, credit card holders, car owners, investors and guarantors receive bankruptcy notices when they fail to pay their debts to creditors.

And there are those who invested in properties a few years ago but have no holding power.

Some may not even know they have been adjudged to be bankrupts.

A classic example is when a person fails to open a bank account because he has been made a bankrupt. But he has no knowledge of his bankrupt status. So how did it happen?

What is bankruptcy?

Bankruptcy is a legal process initiated by an individual or company due to his or her inability to settle debts. The people or party who provide the loan to the individual is known as creditor and the person who is unable to settle the debt is known as a debtor.

When the debtor is not able to settle the loan, the creditor can serve the debtor a bankruptcy notice after obtaining a final judgment or final order against the debtor from the court, provided there is a minimum threshold of RM30,000 of provable debt.

Why you may not know According to the governing law, the Bankruptcy Notice shall be made by way of personal service.

What will you do when you receive the notice? Ignore it? Put it aside? Can you avoid receiving it?

Avoiding the notice is of no use because the creditor may apply to the court for vide substituted services, whereby the notice can be served by publishing it in a local newspaper and by posting the notice at your lastknown address and at the court’s notice board.

Through vide substituted services, you may not know that the notice has been served legally. After that, the creditor may proceed with filing a creditor petition (CP) against the debtor, which is to be served by way of personal service.

If the debtor continues to ignore the notice, the CP will be deemed legally served and thereafter you are adjudged as a bankrupt without your knowledge.

Joint liability of guarantors Another common misunderstanding is that joint guarantors may think they can discharge their duty once they have paid their portion of the debt.

In fact, the guarantor may be sued for bankruptcy as well if the remaining guarantors do not settle their portion of the debt.

Guarantors are jointly and severally liable, i.e. either one or all of the guarantors have to settle the debt.

So if one of the guarantors does not pay the debt, you as a joint guarantor can also be sued as a bankrupt. You will face the same difficulties as discussed above if you ignore the notice and petition.

Negotiate for settlement To avoid all the unnecessary issues, the debtor is advised to receive the

notice personally. After that, the debtor may negotiate with the creditor for settlement.

If that fails, you have to seek professional help to respond to the notice within seven days from the date of the personal service, failing which you are deemed to have committed an act of bankruptcy pursuant to Section 3 of the Bankruptcy Act 1967 .

However, committing an act of bankruptcy does not automatically mean that the debtor will be made a bankrupt. During this period, the notice can be set aside if there are some valid grounds that are acceptable by the court.

Following an act of bankruptcy by the debtor, the creditor is entitled to present a bankruptcy petition in court.

The service of the petition shall be made by way of personal service.

If you intend to show cause or challenge the petition, you need to file a notice with the registrar three days before the day on which the petition is to be heard.

Log on to bit.ly/debtbankrupt to learn more.

Eunice Tan is the founder of LegalMakeover and Messrs Eunice Tan & Partners. The views expressed in this article is entirely her own.

WHAT HAPPENS WHEN YOU BUY FROM A BANKRUPT?

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HAT happens when you unknowingly purchase a sub-sale property from someone who has been declared a bankrupt?

According to the Insolvency Department, 82,383 individuals (69.3% of them men) were declared bankrupt by the courts in 2016.

And the number of bankruptcy incidents arising from defaulting on instalment payments for car, housing and personal loans is increasing.

Speaking at the recently-held Konvensyen Hartanah organised by StarProperty.my, advocate and solicitor Datuk Nazri Mustafa said finding the right lawyer was crucial when buying property, especially when it involves sub-sale property.

A sub-sale purchase is when you buy from the current owner of the property or the pre-existing owner, normally in the form of a completed property.

“Sub-sale purchases usually occur through printed and online advertisements or auctions," said Nazri.

He said the transaction should not be settled by verbal agreement with real estate agents.

"Go through lawyers. They will assist in the process of purchasing a property with proper checks and documentation.

“There have been plenty of cases in which sub-sale property sellers were found to be bankrupt.

Datuk Nazri Mustafa In such cases, you would need a lawyer to verify if the seller is a bankrupt,” added Nazri.

According to the Insolvency Department, once a person is declared bankrupt, the Director-General of Insolvency (DGI) will take possession of all documents and assets of the individual, including bank accounts and properties.

Subsequently, the person-in-charge will administer and investigate all affairs related to the bankruptcy.

The DGI then has the right to sell all assets, from which the proceeds will be distributed among the creditors. This basically means liquidating everything that the individual owns.

“When a seller is bankrupt, he would need to get the approval of the DGI before selling his property.

“All of this involves a large workload of legal proceedings and you would want to have a good lawyer by your side when buying such properties,” said Nazri.

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For more information, visit starproperty.my/icity