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as featured on pages 62-65

Beach-themed pool with skydeck; overlooking the panaromic view of Cyberjaya.


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WATERFRONT HOMES At one with the scenery Walls of glass, a narrow roof plane and the use of local natural materials help this house all but disappear into the landscape Touching the sky This coastal home has a central spine of stone and plaster, with a gullwing roof that reaches out and up to embrace sunlight and views




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SUSTAINABLE LIVING Double vision Overlooking a valley, this house also has views to the hill behind


Raising the benchmark A new green building rating tool is providing a road map for sustainable development in Malaysia


FOCUS ON MALAYSIA Cautious, but steady – that’s the prediction for the local residential property market in Malaysia from leading real estate specialists. We present a variety of projects coming on stream in this popular location



APARTMENTS & INTERIORS What lies beneath This comprehensive remodel has transformed a dark and dingy office unit into a light-filled residential loft


Light and space An airy, welcoming interior with touches of playfulness makes this apartment perfect for socialising


OUTDOOR LIVING For the young entertainers Changing family needs are a perfect opportunity to renovate a landscape, as this project shows


Turning over a new leaf A contemporary home renovation was the catalyst for this landscape, which includes an entertaining area and a swimming pool


Classic concept Creating a visual connection to the outdoors drove the design of this landscape 106



SWIMMING POOLS Natural connection A contemporary aesthetic ensures this Asian-inspired swimming pool and outdoor entertaining area connect with the surroundings


Among the trees Nestled in a canopy of trees and suspended over a large rock shelf and natural stream, this landscape is reminiscent of a tree house



Editor Kathleen Kinney – Regional Sales Director – SE Asia Hans Geese –

FROM THE PUBLISHER Optimising the outlook while not detracting from the landscape is a design priority when you have breathtaking views to enjoy. Many architects today

Editorial Editorial Director Paul Taylor Managing Editor John Williams Subeditor Jane McKenzie Senior Writer Colleen Hawkes Staff Writer Charles Moxham Email

respond by specifying vast expanses of glass, creating contemporary homes with unbroken visual links with their surroundings. @DavidJideas

In this issue of Home & Apartment Trends we present three houses specifically designed to make the most of a magnificent setting. In each case, thoughtful planning has enhanced the relationship between the natural and the built environment. These houses also take account of sustainability, in both design and material selections. In line with growing international awareness, green building rating tools are fast becoming an essential part of any new residential project. Malaysia, which continues to attract significant local and foreign investment, is no exception. Apartments and interiors are highlighted in this issue as well, followed by selections which reveal the latest trends in outdoor living and swimming pools. Trends publications are also available as eBooks. This exponentially increases the potential audience for our featured designers and advertisers. Our readers benefit from the enhanced experience that eBooks provide, and of course, the environmental footprint of our publications is minimised. Visit our website, Happy reading

International Business General Manager Trends Media Group Louise Messer Executive Assistant Olya Taburina President Judy Johnson – Sales Director Leslie Johnson – Director of Strategic Planning Andrew Johnson – Executive Assistant Marinka Simunac Managing Director Australia Glenn Hyland – Regional Manager USA & Australia Costas Dedes Sales General Manager Sales Ben Trethewey Sales & Marketing Co-ordinator Lana Tropina-Egorova Email Production Agency Manager Annette Nortje Account Manager Chris Maxwell Project & Client Coordinator Terri Patrickson Client Coordinator Marijana Zeba Art Director Titan Ong Wei Sheong Graphic Designer Joan Clarke Staff Photographer Jamie Cobel Image Technician Ton Veele Camera Operator/Production Manager Bevan Read TV Editor Gene Lewis Digital Marketing Co-ordinator Miha Matelic Digital Writer James Gilbert Web, Production & TV Assistant Clint Lewis Digital Production Assistant Antony Vlatkovich Email Finance Financial Controller Simon Groves – Finance Manager Naresh Unka Accounts Manager Nina Adam Accounts Assistant Kirstie Paton IT & Administration IT & Systems Manager Charlie Western Systems Administrator Dennis Veele Distribution General Manager Distribution Tina Kapp-Kailea Distribution MPH Distributors (S) Pte Ltd Email or

David Johnson Chairman and Publisher





Selected by Editor Kathleen Kinney

Trends Publishing Singapore Ltd 7 Temasek Boulevard, #44-01 Suntec Tower One, Singapore 038987 Tel 800 641 1062 Fax +64 9 571 5701 Email Website KDN No PPS 1518/02/2013(022904) MICA No (P) 043/11/2011 ISBN 978 1 86952 960 4 ISSN (Online) 2230-6927 HEAD OFFICE: TRENDS PUBLISHING SINGAPORE LTD Level 2, 49B Main Highway, Ellerslie, Auckland 1051, New Zealand Tel (+64 9) 571 5700 Fax (+64 9) 571 5701 Trends is published in: Australia, China, Hong Kong, India, Malaysia, New Zealand, Singapore, UAE and the USA. Pre-press Trends Production Services

When you’re in the middle of an amazing landscape, you want to be able to enjoy every inch of the view. With glass walls, this home is almost transparent.

The curvaceous form of a spiral staircase leads up through this office conversion. The pattern in the balustrade is a link to the unit’s original brick material.

Contemporary outdoor furniture and a neutral colour scheme enhance the sleek look of this outdoor landscape designed by Gudrun Fischer.

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Transparent agenda Expanses of glass enable contemporary homes to connect to their surroundings in a way more traditional styles cannot. This unbroken visual link firmly anchors the home to its environment

waterfront homes

At one with the scenery This house all but disappears into the landscape thanks to walls of glass, a narrow, angled roof plane and the use of local natural materials


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Preceding pages: With a slender profile and a pitch that precisely matches the viewing angle, the central roof plane on this home by Fat Hippo Design Group has a minimal presence. An onlooker can see straight through the house to the scenery. Above: The house achieves privacy from the street by being set low. Left: Silver beech posts on schist bases provide a natural approach.

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Top: The use of schist for the retaining walls and bases on the approach columns was one way to tie the house to the broader site and its surroundings. Above: While the hill provides some privacy from the road, the transparent nature of the house is fully revealed from the top of the steps. The landscaping on this side will mature to further merge the house with its setting.


There are several ways to integrate a house into a natural setting. One is to set it low on the land; another is to use local materials. A more radical approach is to allow almost unbroken views through the home to the scenery behind. This residence, by architectural designers Nathan Shearing and Martin Gvardijancic of Fat Hippo Design Group, combines all three strategies to create a holiday home that celebrates the mountain setting, without detracting from it. Shearing says the design was shaped by several factors, including the nature and orientation of the site, and the request from the owners

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that they be able to enjoy the scenery from any room. There was also a requirement for privacy from the neighbours. “We set the structure low on the long, narrow section as there was no need to build over two levels to capture the views. This in turn provides some privacy from a distance, as the hillside partly obscures the house from the street. It also helps ensure the house does not dominate the setting.� Another consideration was the northern sun, which penetrates from the same side as the entry – the side opposite the main outlook.

“To optimise views and privacy, we created a loose H-shaped design. The long central bar comprises the living space, which is much like a viewing gallery, completely walled in glass. A guest suite and garage are in the left-hand wing while the other, smaller wing contains the master suite. “Fundamental to the design was the concept of being able to look right through the interior from the approach. To optimise transparency, we designed a slender central roof plane, tilted at an angle that makes it almost invisible when viewed from above. The angle also matches the

gradient of the land and the interior steps, to enhance this effect. And the tilt of the roof optimises the sun, allowing it to flood into the interiors from the north.” The wings provide privacy from neighbours and enfold outdoor living areas on the entry side of the house, sheltering them from cold winds that blow off the lake. “Unlike many houses designed to focus on magnificent scenery, this one does not conceal the outlook from the exterior, revealing it only once you step inside. Here, only the front door is opaque,” says Shearing.

Above: An outdoor fireplace serves one of the two courtyard areas on the sheltered side of the house. River stones beneath the hearth add to the rustic outdoor material palette. The owners, who live here only a few weeks of the year, asked that the house require little maintenance. To address this, Shearing and Gvardijancic specified concrete tile surfaces for exteriors and porcelain tiles for the interiors.

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Above: The interiors and furnishings reflect a broad use of natural materials and are relatively understated to avoid detracting from the setting. Timber cabinetry is paired with a natural stone waterfall benchtop on the island. Industrial glazing was particularly important on the exposed, scenic side of the holiday house.


“Indoors, the glass and steel design offers spectacular 180º outlooks from the long living area and both wings. In fact, the only room that doesn’t take in the mountains and lake is the media room. We deliberately enclosed this space to provide a contrasting retreat from the light-reflecting snowy surroundings.” Material selection plays an important part in the character of the home and helps draw it even more closely into the landscape. “The cladding is locally sourced stacked schist stone which blends with the surrounding rocky crags. Similarly, the cedar weatherboards

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have weathered to a silver grey tone that matches the nearby forest of silver beech trees. The front door is in copper, which will also develop a natural patina over time. “In addition, the ceilings run out to the soffit overhangs, further helping indoors and outdoors to merge. Matching tones on the inside and outside tilework adds to this effect. “The fact that this house is used as a holiday home by the current owner was an influence on the design. It features a minimal energy mode, for when the house is unoccupied, to protect it from extreme variations in temperature. Careful

Architectural designers: Nathan Shearing and Martin Gvardijancic, Fat Hippo Design Group (New Zealand) Builder: Next Edition Kitchen designer: Stefan Sonntag, Masterwood Joinery Landscape designer: Katie Deans Kitchen manufacturer: Masterwood Joinery Cladding: Wakatipu stone from SIS Stonemasonry Roofing: Eurotray from Permacoat Roofing Tiling: Italian Tiger Rock from Che Stile Flooring: Wool carpet from McKenzie & Willis Paints and varnishes: Resene Lighting: Ambiance Systems Doors, windows and hardware: Silver anodised from Aitken Joinery Cromwell Heating: Firebird underfloor, Myson convectors from Kelvin Jackson; Living Flame indoor fireplace and outdoor log burners from Mantel Arrowtown Benchtops: Gracestone Christchurch Oven, cooktop, ventilation and dishwasher: Bosch Refrigeration: Fisher & Paykel Story by Charles Moxham Photography by Marina Mathews

thought was given to modern heating systems to cope with the expansive glazing.� When the overseas-based owners arrive, they often bring their children and grandchildren. The house is well set up for several families, with the master suite and guest bedrooms separated by the living areas. An office space between the living area and master suite provides another buffer for privacy.

Left: Wood veneer ceilings run indoors to out, helping connect the interiors to the natural world. A second outdoor fireplace here on the exposed side of the house is used on windless summer days. Deer antlers are another appropriate inclusion for the semi-isolated mountain home.

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Touching the sky This long, low coastal home has a central spine of stone and plaster, with a gullwing roof that reaches out and up to embrace sunlight and views


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Above and left: The long, slender layout of this contemporary residence ensures sea views are enjoyed from nearly every room. The house and pool have been positioned at the front of the property to provide ample room for parking and sheltered outdoor areas at the rear. While the pool is opposite the bedroom and bathroom spaces, a blade wall provides a sheltered nook for the barbecue beside the open-plan living volume. External sliding doors to most spaces optimise indoor-outdoor flow.

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Sometimes the best design response to panoramic views of sky and coastline is a sculptural yet understated home. This house sits on a hillside by the sea a good 20 minutes’ drive from the city. Architectural designer, interior designer and landscape artist on the project Michael Mansvelt, of Plantation Design House, says the coastal site had space for a dramatic approach and plenty of parking at the rear, as well as lawns, a pool and spa at the front. Although the views are spectacular, the onshore winds can be severe in this


area, which meant two different exterior treatments were needed, says Mansvelt. Facing the sea, the exterior is a wall of glass, with the pool and lawns extending out in front of the home. On the approach side, the facade is largely in white-painted brick, with a lush garden that provides a sheltered outdoor area away from the prevailing wind. “To defer to the setting, I designed a long, relatively slender house, ensuring almost every room can enjoy the sea views,” says Mansvelt. “And to avoid

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detracting from the scenery, I wanted to create a design that celebrates simple geometric forms. The gullwing roof slopes down towards the middle of the house, creating two triangles, and the four corner columns also take this form. Lastly, a stone wall that divides the interior down the middle flares out as triangular blade walls at the front and back of the house.” The stone wall anchors the house at its centre and creates a sense of strength, even though the extensive steel framing takes the weight of the structure.

Above: The corners of the gullwing roof are supported by triangular stone pillars. This geometric form is also seen in the two sloping halves of the roof and on blade walls that extend out from an interior stone wall that bisects the residence. Left: On the approach, the house presents pristine white walls, with an occasional glimpse of the sea. The blade wall on this side of the home includes a chute to drain rainwater off the roof. A splash of sky-blue turquoise beyond the tropical plantings and reflection pond signals the front door.

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Above: Open to the living spaces, the kitchen features warm-toned Australian blackwood cabinetry and a white Corian island. Above right: All the furniture pieces were chosen for their low profiles, to avoid interrupting the view of the ocean. Right: The stone wall that divides the house into public and private spaces is to the rear, with a glimpse through to the circulation gallery in the far left corner. The turquoise hue first seen at the front door is repeated here in the casual dining chairs.


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“The ceiling follows the roof planes, so naturally, the house feels low at this centre point. This helps the raised outer ends of the residence feel even higher and lighter in contrast.” On the inside, a gallery to the left of the entry connects to bedrooms and bathrooms, the private side of the home. These rooms all look out over the ocean – the gallery itself is the only area that doesn’t have views. Straight ahead and to the right are the open-plan living, dining and kitchen spaces.

With the broad sliding doors pulled back, this public domain is at one with the scenery and the nearby pool area. “We wanted to connect with the natural environment in more ways than one, and choice of materials was another important aspect of the design,” says Mansvelt. “Riverstone cladding indoors and out was painstakingly applied over a six-month period, using traditional masonry techniques. The polished concrete floor provides a low-maintenance surface but also achieves the look of wet

beach sand. In addition, most interior walls are finished in natural grasscloth, a further nod to the wild ocean setting.” All the cabinetry in the house was specified in Australian blackwood by the architect, who also undertook the interior design on the project. “The generous use of this hardwood adds to the natural material palette and brings warmth to a design that mainly favours steel, glass and concrete.” The understated material palette, as with the house design, defers to the views.

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However, the owners were not afraid of introducing colour, as seen in the front door and the large, bold artworks. “Furniture, including a leather sofa, was selected to bring warmth to the scheme – pieces were also chosen for their low profiles,” says Mansvelt. “This again ensures that nothing detracts from sea, sun and sky.” save | share | video | images Search 43371 at


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Architectural designer, interior and landscape designer: Michael Mansvelt, Plantation Design House (New Plymouth); working drawings by Caroline Tyrell House, pool and spa builder: RAB Building Contractors Kitchen designer and manufacturer: Kitchens by Glenn Johns Cladding: Long Run Ribline Heavy from Taranaki Steelformers; mortar and river stone; painted brick Masonry: Andrew Benton Stonemason Roofing: Long Run Ribline Heavy from Taranaki Steelformers Flooring: Salt and Pepper concrete Wallcoverings: Grasscloth; blue marble in bathroom Paints and varnishes: Resene

Lighting: Halcyon Lighting; Herbert Electrical Inglewood Doors, windows, louvres: Nulook New Plymouth Door and window hardware: Doorworx Heating system: Diesel underfloor; water and pool heating by Garner Holdings New Plymouth Kitchen cabinetry: Tasmanian blackwood Benchtops: Corian Oven, cooktop, microwave, dishwasher: Smeg Refrigeration: Fisher & Paykel Vanity top: Carrara marble Bath, basin, taps: Kohler Story by Charles Moxham Photography by Jamie Cobel

Above left and far left: The master bathroom is lined with blue marble, while the vanity tops are in a complementary Carrara marble. This room is at the outer end of the house – one of the two highest points of the roof – and so has a generous, airy aesthetic. Colourful artworks are seen throughout the interior, providing a vibrant contrast to the generally natural, muted decor. Above: The master bathroom is open to the bedroom and looks straight out to the ocean. A contemporary bathtub is set just inside the window so the owners can soak in the views.

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Double vision Overlooking a valley, this house also has views to the hill behind

Above: With a low profile and a living roof, this house merges into the landscape. The pared-back, modern design is by architectural firm Turnbull Griffin Haesloop. Right: Living spaces open up to a sheltered courtyard and lap pool. The grass roof provides insulation and filters rainwater to ensure a slow run-off, which helps prevent erosion.


Set on a steep incline overlooking mountain and sea, a house will enjoy a private window on nature. But there are many more ways a home can connect with its environment, from choice of materials to a focus on all things sustainable. This new house, designed by architects Eric Haesloop and Mary Griffin, with interior design by Margaret Turnbull, and input from the owners, is sited to capture views of Mount Tamalpais and the San Francisco Bay. It also engages the hillside behind – a retaining wall follows the undulating contours of the hill and anchors the house to the steep face. “The house has a loose U-shape, with the central form set out from the hillside by an internal courtyard with a lap pool – the living spaces all open out to this sheltered area,” Haesloop says. “The master suite at one end and garage at the other link back to the hill, completing the U. “Setting the house out in this way provides views up the hillside. At the front, the home has a panoramic outlook over the valley. The overall effect is a little like an eagle’s eyrie, and birds often soar past the front deck.” Almost invisible from the road above, the house has a living grass roof, with three pop-up roofs on a steeper angle rising above. These correspond to the living space, the dining and kitchen volume and the master bedroom. “The angled roofs allowed us to include clerestory windows that improve the vistas to the slope behind,” says Haesloop. ”They also optimise sunlight for the photovoltaic cells on the roofs and create higher, more airy interiors in the spaces directly beneath them.” Besides the grass roof, which offers passive drainage and insulation, and the solar panels, the exteriors reflect a care for the environment in choice of materials as well. The siding is in ipê – a hardwood that needs no finish and noted for its longevity – and concrete with a 30% component of fly ash, a recycled industrial by-product.

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sustainable living


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Facing page: IpĂŞ wood cladding helps connect the house to its environment. Raised roof elements with photovoltaic cells are angled to capture maximum sunshine. Above left: Eco-friendly principles were an important part of the design. The concrete contains a high percentage of recycled fly ash. Left: The master suite at the far end of the home opens directly onto the internal courtyard and lap pool.

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Facing page: The front door opens to a long vista right through the home. Sculptures on display give this area the feel of a light-filled gallery. The interplay of white and recycled elm accentuates the raised roof elements for an airy look. Furniture is low and linear, echoing the form of the house. Left: A floor plan shows how the retaining wall and house hug the curve of the hillside. The garage is by the front door at the lower end, and the master suite is at the top.

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Above: Clerestory windows optimise sunlight penetration and views to the hill behind. Concrete slab construction under the elm flooring provides passive heat exchange to keep the house cool in summer. Right: The kitchen, positioned at the corner of the home, is designed to extend the natural material palette, with benchtops in Madre Perla granite. In the mild Californian climate, indoor-outdoor flow was an integral aspect of the design.


The focus on sustainability extends indoors, with locally milled reclaimed elm on the floor and walls. These warm wood surfaces are interwoven with white paint finishes in a way that accentuates the raised roof forms. “Pitched to follow the hillside, the ceilings call to mind the home’s very special, dramatic setting,” says Haesloop. Next to the garage at one end of the house, the understated front door opens to the upper level. From here, there is a clear view down a passageway to the master suite at the other end. An external balcony bites into the volume, corresponding to the roofs and creating a degree of separation between the kitchen and dining area and the living spaces. Downstairs, the second level accommodates two studies and two guest bedrooms. Margaret Turnbull says the open interiors are finished to flow with the architecture. “The furniture is comfortable, simple and grounded, in black, cream and green tones that reflect the environment.” The interiors also offer some surprises, with dramatic artworks acquired by the owners on their travels prominently displayed. Coffee tables in the living room were chosen by Turnbull and are reminiscent of lilypads – another reference to the natural world. “The kitchen, on an outer corner of the home, is also finished in subtle, earthy hues. And while external shades mitigate the impact of the sun on the interior, these were reduced in this area to facilitate clear views to Mount Tamalpais directly across the valley,” she says. Haesloop says it is exhilarating to walk from the side of the house that nestles into the hillside across the interior to the front deck, which is suspended hundreds of feet above the valley. “The design of this house was driven by its setting and also by the dedication of its owners, who were involved every step of the way.”

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Architect: Eric Haesloop FAIA LEED AP, Mary Griffin FAIA, Turnbull Griffin Haesloop Architects (San Francisco, CA) Interior designer and kitchen designer: Margaret Turnbull ASID, Turnbull Griffin Haesloop Architects Cabinet company: Mueller Nicholls Builder: Redhorse Constructors Structural engineer: Fratessa Forbes Wong Cladding: Ipê Roofing: Rana Creek living roof with biotrays Doors and windows: Dynamic Architectural Windows & Doors in mahogany Skylights: Royalite aluminum Wallcoverings and floors: Aborica reclaimed elm wood panelling Paints and varnishes: Benjamin Moore Lighting: ELP downlights Heating: Radiant floor Furniture: Living room – Vitra Polder sofa; Ligne Roset Pebble coffee table; Noguchi Cyclone dining table, Zanotta Lia chair Blinds: MechoShades from Shades of Marin Outdoor furniture: Henry Hall Kitchen cabinets: Elm, Mueller Nicholls Benchtops: Madre Perla granite Kitchen sink: Franke stainless steel Taps: Dornbracht Meta .02 Oven, microwave, dishwasher: Miele Cooktop, waste disposal: Viking Refrigeration: Sub-Zero Bathroom vanity: Costa Smeralda granite, limestone Basin: Duravit Architec Faucets, shower fittings: Dornbracht Shower enclosure: Custom, acidetched glass Bathroom flooring: Kota blue low cleft slate; Tatami Wheat limestone tiles by Walker Zanger Wall tiles: Oceanside Accessories: Dornbracht

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Right: The master bedroom, at the far end of the house, combines privacy with views of the bay and the mountain. Concealed lighting above the bed provides a soft ambience while the low bed continues the look of the furniture throughout the home. Story by Charles Moxham Photography by David Wakely


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Above: A skylight in the master bathroom brings in additional light. The acid-etched glass blade wall provides separation and privacy between the steam room to the left and a shower to the right. The floor is in Tatami Wheat limestone tiles by Walker Zanger, bringing another natural touch to the interiors.

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Raising the benchmark A new green building rating tool is providing a road map for sustainable development in Malaysia – GreenRE is a not-for-profit initiative by the Real Estate & Housing Developers Association, Malaysia

Preceding pages and above: Demand for green buildings has soared in recent years, prompting the establishment of GreenRE, a new green rating tool for the real estate and construction industries. Kanvas in Cyberjaya, by Suntack Development, is a RM201million SOHO green project that targets young professionals in Malaysia’s so-called Silicon Valley.


Green is no longer an alternative approach to development – it is rapidly becoming the standard. And, as awareness of the numerous benefits of sustainable design spreads, so demand is soaring. This increasing demand for eco-friendly developments has sparked a new not-forprofit initiative in Malaysia. GreenRE is the name for the Green Real Estate assessment process, a rating system that was established to promote and aid the development of more sustainable and liveable built environments. GreenRE executive director James Chua

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says the system provides tools that establish eco-friendly practices to help mitigate the environmental impact of built structures. “GreenRE was developed in collaboration with relevant stakeholders from both the public and private sectors, including professional service providers,” Chua says. “One of the key messages we wish to convey is that taking the green approach is an affordable option. “The GreenRE green building rating system is a benchmarking tool for sustainability. It is not a rocket science engineering tool that requires a developer and building owner to spend

millions on top of their development costs in order to embark on a green culture, or simply to meet compliancy. This is a road map for the sustainable built environment in Malaysia – a tropical standard that focuses on achieving energy efficiency through passive design. GreenRE encourages business as usual, in respect of energy use, but we suggest ways to enhance efficiency.” Chua says GreenRE can be used by the real estate, design and construction industries throughout the entire development process. It can be applied right at the outset, to the

concept and design phases, and then through construction to post completion. “Performance assessments cover several areas, including energy efficiency, water efficiency, environmental protection, innovative green features, carbon emission and the quality of the indoor environment. “Promoting the efficient use of resources, such as energy, water and building materials, not only benefits the environment. It also has economic spin-offs for both developers and homeowners. These are ongoing savings that will benefit both residents and building

Top and above: The Potpourri, developed by See Hoy Chan Sdn Berhad Group, is an eco-friendly lifestyle residential development at the heart of Ara Damansara, Petaling Jaya, Selangor. Shown here are the residents’ clubhouse (top) and main swimming pool and facilities podium (above).

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owners over the lifetime of the building.” Chua says GreenRE is intended to be the alternative national yardstick whereby the building industry can qualify for incentives. The rating tool incorporates internationally recognised best practices to provide the industry with a highly efficient and practical green tool. “GreenRE sustainable standards have already been accepted by government agencies, including the Ministry of Finance, and local councils, such as the KL City Council (DBKL), Petaling Jaya City Council (MBPJ), and Iskandar Regional Development Authority (IRDA). As

the GreenRE tool is accepted and recognised by the relevant authorities, developers receive the same tax incentives as under the existing Green Building Index rating system. These incentives, which provide savings that can be passed on to buyers, include the latest IRDA enhancements to the Incentive Support Package (ISP) that greatly encourages development in the Iskandar region, Johor Malaysia.” James Chua says the enhancements include extending full income tax exemptions to the year 2025, for developers who achieve minimum GBI or GreenRE Bronze status in the

Facing page: Preston Oaks, a luxury Penang development by New Bob Group, features solar panels, rainwater harvesting and low-VOC materials. James Chua, GreenRE executive director, says these initiatives are not only good for the environment, but also save on energy costs over the lifetime of a building. Above: Wisma REHDA has been environmentally designed from day one of its development.

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Above: The west facade of Wisma REHDA is coated with a double skin to reduce thermal heat penetration into the building in the afternoon. Right and far right: Water features and greenery are part and parcel of Wisma REHDA, another example of a green-focused development.


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Iskandar region, Johor Malaysia.� The first GreenRE Gold (Provisional) Certificate for new residential development was recently awarded to The Potpourri at Ara Damansara, Selangor, a project by See Hoy Chan Sdn Berhad Group, under the blessing of MBPJ. Other developers supporting the GreenRE standards with their new developments, as featured on these pages, include Suntrack Raven, Multimax Development, Bandar Setia Alam, PPJ Home Builders, Ken Rimba, Bukit Kiara Properties, Remajaya, NBIP Sdn Bhd, Multimedia Target and Tropicana International School.

Chua says GreenRE has several significant differences to other rating systems that make it an ideal alternative tool. It provides an economical, practical and convenient methodology for obtaining the necessary environmental and sustainability certification for new or existing residential and non-residential buildings. Chua says research is another important objective. An affordable green housing project has been the subject of discussions between GreenRE, the Construction Research Institute of Malaysia (CREAM) and the Master Builders’ Association Malaysia. The joint initiative aims

Top: Daylight harvesting and cross ventilation utilising the stack effect are features of the Wisma REDHA building. Above: Ken Rimba Jimbaran Residences set a high standard for landed homes, having been awarded the prestigious BCA Green Mark Gold Plus (Provisional) Award. Green features include a north-south orientation, good natural ventilation, rainwater harvesting and waterefficient fittings.

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to develop the concept of affordable sustainable housing in urban areas throughout Malaysia. It is planned to construct a number of buildings, which will be monitored for Indoor Environmental Quality (IEQ), structural performance, energy efficiency and other installed green features. These sample units will be assessed and measured to determine the building’s green performance using the GreenRE rating tool. Chua says it is hoped the research will encourage the adoption of green principles for homes built for middle-income owners.

“Already, we are seeing building owners and developers take a stand in this direction, with highly positive outcomes.” For further information on GreenRE, contact Nursyuhaida Ishak, GreenRE, Wisma Rehda, No 2C, Jalan SS 5D/6, Kelana Jaya, 47301 Petaling Jaya, Selangor Darul Ehsan, Malaysia. Tel: (+603) 7803 2978. Fax: (+603) 7803 5285. Email: Web: save | share Search 43639 at

Facing page, top: Danga Bay in Johor Bahru is an eco-friendly development subject to new tax incentives. Facing page, lower: Ken Rimba, developed as Malaysia’s first green township, has two BCA Green Mark awards. The project shows how sustainable design initiatives can be incorporated into all price brackets. Above: Tropicana International School is a green commercial building in Petaling Jaya, Selangor.

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Trends 30/04

Luxury Serviced Residences

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Luxury Luxury Serviced Residences LuxuryServiced ServicedResidences Residences

GPS Coordinates GPS Coordinates: 3˚06’51.40”N 101˚34’42.79”E GPS Coordinates: 3˚06’51.40”N GPS Coordinates: 3˚06’51.40”N 101˚34’42.79”E • GPS Coordinates:101˚34’42.79”E 3˚06’50.28”N 101˚34’43.90”E

• GPS Coordinates: 3˚06’50.28”N 101˚34’43.90”E • GPS Coordinates: 3˚06’50.28”N 101˚34’43.90”E • GPS Coordinates: 3˚06’50.28”N 101˚34’43.90”E

+603 +603 7846 8886+603 +6037846 78468886 8886

FIRST GreenRE Gold Award FIRST GreenRE Gold Award Certified Project (Provisional) Certified Project (Provisional)

Developed By: Utama Lodge Sdn. Bhd. 486092-V For More Information Developed By: Utama Lodge Sdn. Bhd. 486092-V Developed By: UtamaFor Lodge Sdn. Bhd. 486092-V Developed By: Utama Lodge Sdn. Bhd. 486092-V More Information For More Information For More Information AA Prestigious Project ByBy A Pre Prestigious Project The Potpourri Sales Gallery: Sales Gallery The Potpourri Sales Gallery: The Potpourri Sales Gallery: The Potpourri Sales Gallery: Sales Gallery Sales Gallery Sales Gallery No 2, Jalan PJU 1a/4 Ara Damansara, Tel +603 7846 8886 NoNo 2,2, Jalan PJU 1a/4 Ara Damansara, No 2, Jalan PJU 1a/4 Ara Damansara, Jalan PJU 1a/4 Ara Damansara, Tel +603 7846 8886 Tel +603 7846 8886 Tel +603 7846 8886 thepotpo 47301 Petaling Jaya, Selangor, Malaysia. Fax 7847 3366 FIRST GreenRE Gold Award 47301 Petaling Jaya, Selangor, Malaysia. 47301 Petaling Jaya, Selangor, Malaysia. 47301 Petaling Jaya, Selangor, Malaysia. Fax +603 7847 3366 Fax +603 3366 Fax +603 7847 3366 FIRST GreenRE Gold Award Certified Project (Provisional) GPS Coordinates: 3˚06’51.40”N 101˚34’42.79”E GPS Coordinates: 3˚06’51.40”N 101˚34’42.79”E GPS Coordinates: 3˚06’51.40”N 101˚34’42.79”E GPS Coordinates: 3˚06’51.40”N 101˚34’42.79”E Certified Project (Provisional)

• Developer’s License No: 9180-4/02-2016/0180(L) • Validity Period: 27/02/2014-26/02/2016 • Advertising Permit No: 9180-4/02-2016/0180(P) • Validity Period: 27/0 • Developer’s License No: 9180-4/02-2016/0180(L) Validity Period: 27/02/2014-26/02/2016 • Advertising No: 9180-4/02-2016/0180(P) • Permit Period: 27/02/2014-26/02/2016 • Developer’s•License No: 9180-4/02-2016/0180(L) • Validity Period:Permit 27/02/2014-26/02/2016 • Advertising No: 9180-4/02-2016/0180(P) • Validity•Period: 27/02/2014-26/02/2016 • Developer’s License No: 9180-4/02-2016/0180(L) • Validity Period: 27/02/2014-26/02/2016 • Authority: Advertising Permit No: 9180-4/02-2016/0180(P) •Validity Validity Period: 27/02/2014-26/02/2016 • Approving Majlis Bandaraya Petaling Jaya • Approval Plan No: MBPJ/120100/T/P10/13962013 Land Encumbrances: CIMB Bank Berhad • Tenure: Leas • Approving Authority: Majlis Bandaraya Petaling Jaya • Approval No: MBPJ/120100/T/P10/13962013 • Land Encumbrances: Berhad • Tenure: Leasehold (April 2113) • Approving Authority: MajlisPlan Bandaraya Petaling Jaya • Approval Plan MBPJ/120100/T/P10/13962013 • Land CIMB Bank Berhad••Type Tenure: Leasehold (April 2113) • Approving Authority: Majlis Bandaraya Petaling Jaya • Approval Plan No: MBPJ/120100/T/P10/13962013 •No: Land Encumbrances: Bank Berhad •Encumbrances: Tenure: Leasehold (April 2113) • Total Units: 743 • Bumiputera Discount: 10% CIMB • CIMB Min Bank Price: RM557,800.00 • Max Price: RM2,498,800.00 of Property: Serviced Apartment • Number of parking • Total Units: 743 • Bumiputera Discount: 10% • Min Price: RM557,800.00 • Max Price: RM2,498,800.00 Type of•of Property: Serviced Apartment • Number parking bays: 3 parking bays forfor unit • Total Units: 743 • Bumiputera Discount: 10% • Min Price: RM557,800.00 Max Price: RM2,498,800.00 • Type of ft. Property: Serviced Apartment •bays Number of parking bays: 3 parking bays for unit • Total Units: 743 • Bumiputera Discount: 10% • Min Price: RM557,800.00 • Max Price: RM2,498,800.00 • Type Property: Serviced Apartment • sq. Number of parking bays: 3 parking unit size above 1,001 sq.•ft.; 2 parking bays for unit size below 1,000 •ofExpected Date of Completion: February 2018 • Restriction in interest: This alienated land can size above 1,001 sq.sq. ft.;ft.; 2 parking bays forfor unit size below ft.ft. • Expected Date of of Completion: February 2018 Restriction in in interest: This alienated cannot bebe transferred, size above 1,001 sq.1,000 ft.; 2 sq. parking for unit size below 1,000 sq. ft. • Expected of of Completion: February 2018 • land Restriction in interest: This alienated land cannot be transferred, size above 1,001 2 parking bays unit size below 1,000 sq. •bays Expected Date Completion: February 2018 •Date Restriction interest: This alienated land cannot transferred, leased or charged except with the• consent the State Authority. leased oror charged except with the consent of of the State Authority. leased orthe charged except with the consent of the State Authority. leased charged except with the consent State Authority.

Disclaimer: All information in the magazine ads, including but not limited to the visuals, dimensions, particulars, and the presentation The Potpourri residences are subject to chan ww Disclaimer: AllAll information in in thethe magazine ads, including butbut notnot limited to to the visuals, dimensions, particulars, and presentation of of The Potpourri residences subject to of change without and shall Disclaimer: All information in the magazine ads, including butparticulars, not tothe the visuals, dimensions, particulars, andisthe presentation residences are subject to or change without notification shall Disclaimer: information magazine ads, including limited the visuals, dimensions, and the presentation of The Potpourri residences are subject to change without notification and shall not be taken as limited the identical representation the actual unit that to are be purchased byThe youPotpourri nor shallnotification they form part of an offer contract. At no time do weand make any warranty or repr notnot bebe taken asas thethe identical representation of be thethe actual that is to be purchased byof you nor shall they form part of anan offer or contract. At At nothey time dodo we make any warranty or representation. All illustrations and not taken asunit the identical representation the actual unit that is to be purchased byor you nor every shall form part of has an offer or contract. At no time weAll make any representation. All illustrations and or inaccuracy. taken identical representation of actual unit that is to be purchased by you nor shall they form part of offer contract. no time we make any warranty representation. illustrations and orcannot images are artist’s impressions only. Whilst reasonable care been taken inor preparing thedo information, thewarranty developer be held liable for any variation images areare artist’s impressions only. Whilst every reasonable care has been taken in in preparing thethe information, developer bebe held liable forfor any variation or or inaccuracy. images are artist’s impressions only. Whilst every reasonable care hasthe been taken incannot preparing the information, the developer cannot be held liable for any variation or inaccuracy. images artist’s impressions only. Whilst every reasonable care has been taken preparing information, the developer cannot held liable any variation inaccuracy.

The right place With an established, premier Penang address, the sustainability-focused Y Cantonments offer medium-rise living at a high-class location


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The key to investing in real estate is location, location, location. There are many high-end developments in Penang, but how many are also at a high-end location? Choosing the right developer is one way to source the best. Green Residences, from the Y Group of Companies, focuses on niche markets and the development of sustainability-focused moderate to high-end residential and mixeduse properties. The company’s latest release, Y Cantonments, has a lot to recommend it – not least its much sought-after location, says Green Residences architect Dato’ Dr Ken Yeang.

“Prime real estate is scarce in Penang as developments push residences out from the city centre. However, Y Cantonments presents a high-end, hyper-green, medium-rise development at a high-class location, being only 10 minutes’ walk from Georgetown.” The low-density Y Cantonments consists of just 20 units of four-storey townhouses within a short walking distance of many attractions, including the famous Pulau Tikus wet market. Other local amenities include a wealth of coffee shops and shopping malls, as well as hospitals, schools, banks, restaurants, and the vibrant food

stalls along Gurney Drive seafront promenade. All of these venues are just three minutes’ walk from the development. Each of the townhouses at Y Cantonments comprises five spacious bedrooms with ensuite bathrooms, plus an extra small bedroom, ideal for extended family living. Every unit comes with high-quality fittings and finishes. Townhouse layouts have been designed with ergonomics as well as efficiency in mind. For example, the ground floor of each unit has two private parking spaces right next to the front door, rather than a basement car park.

Above left: An artist’s impression of Y Cantonments townhouses as seen from Cantonment Road. The niche development is at one of the most prestigious locations on Penang. Top: Each four-level townhouse has a private rooftop garden. Above: The modern, light-filled interiors offer refined finishes and energy-efficient lighting. Watersaving fixtures also feature in the kitchens and bathrooms.

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Above: Sign of the times – Y Burma will be a state-of-the art 20-storey tower standing on the corner of Jalan Burmah and Jalan Bagan Jermal, in the upmarket suburb of Pulau Tikus, Penang. It will consist of 170 units of lifestyle offices with shared facilities, including an infinity pool and gymnasium. Y Burma will feature high-quality finishes and incorporate natural lighting and breezeway ventilation, as well as vertical gardens.


“Everything about the designs encourages a relaxed, easy lifestyle,” Dato’ Dr Yeang says. “The guest bedroom extends out into a private ground-floor garden, and each unit has a plunge pool on the same floor as the master bedroom. The master suite includes a walk-in wardrobe and spacious bathroom. A wheelchair-friendly glass-lift gives quick access to all levels.” Other features include the timber-finish staircase which leads up to the private rooftop garden, ideal for lounging, barbecues or family gatherings. The spacious living room stretches more than 11m from the window to the back of

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the dry kitchen. There is also a wet kitchen and a yard for laundry. As a modern, hyper-green development, Y Cantonments incorporates a raft of sustainable elements. These include an advanced, climateresponsive bioclimatic design and passive solar shading. The living spaces have generous ceiling heights and large windows, maximising natural ventilation and natural light penetration – this enhances the indoor quality of each unit. Other green elements include water-saving fittings and rainwater harvesting, along with low-energy lighting.

Y Cantonments is as safe as it is planet friendly. The advanced security system includes perimeter CCTV monitoring, and 24-hour intercom access to the guard house. Each unit has dial-in CCTV monitoring, so owners can check their security from anywhere in the world. All units come equipped with Astro cabling. Shared amenities include a state-of-the-art gym and a multipurpose hall. And Y Cantonments has already achieved celebrity status – the famous shoe designer, Datuk Prof Jimmy Choo Yeang Keat, OBE, says he’s delighted to own an apartment there.

“I love Ken Yeang’s green eco design and am looking forward to living in this prestigious location in my hometown,” he says. Another advanced development coming on line from Green Residences is Y Datum, with Y Burma also in the pipeline. Contact The Yeangs Sdn Bhd. Tel: (+603) 4251 2925. Email: Website:

Above: Y Datum is another dynamic development from The Yeangs Sdn Bhd. The hyper-green mixed use project will consist of 2000+ medium to high-end residential units, a shopping mall, hotel, and an office tower. Y Datum is located in Selangor within the heart of Malaysia’s Multimedia Super Corridor Zone.

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Location is vital Cautious, but steady – that’s the prediction for the local residential property market in Malaysia, from leading real estate specialist Savills Rahim & Co Above: Infrastructure projects are just one of the factors influencing residential property prices in Malaysia this year. Savills, Rahim & Co expect strong growth for certain sub-sectors in Kuala Lumpur, Penang and Kota Kinabalu. In other areas, prices may remain flat.


There are several trends and developments that will impact the residential property market in Malaysia this year. That’s the view of the team at Savills Rahim & Co, who say domestic demand will be subject to headwinds from subsidy cuts and tax hikes, and a combination of weaker exchange rates and higher interest rates. Malaysia’s 2013 GDP declined slightly, dropping 0.9% to 4.7% in 2013. However, the report says the economy will benefit from firmer global growth in 2014 and 2015, with GDP expected to grow by 4.8% and 4.9%.

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“The country’s gross domestic product performances, various government policies and initiatives, foreign direct investments and market forces will influence all the property sub-sectors – office, retail, hotel, condominium, residential and industrial.” Events that will impact on the market include the Tun Razak Exchange development, the launch of Visit Malaysia Year, and the RM1.9 billion allocation to build 123,000 houses. “The local property market will be cautious but steady for 2014,” the report says. “Strong growth is predicted in certain sub-sectors in

spotlight on malaysia

Kuala Lumpur, Penang and Kota Kinabalu. The property sector in the Klang Valley will be driven by infrastructure projects; Johor Bahru by developments in Iskandar Malaysia; Malacca by tourism; and Kota Kinabalu is benefiting from new infrastructure projects.” Savills Rahim & Co predicts property prices in these areas will rise 10 to 15% this year. Properties will also be in demand in areas close to high-level infrastructure projects, such as the MRT, LRT and Komuter train lines. “Elsewhere house prices will generally remain flat, but they could face pressure from

rising material prices and other factors. In some areas, the residential market drops in volume, but rises in value. Landed residential properties are still in demand and remain resilient.” For details, contact Savills Rahim & Co, Level 17, Menara Uni Asia, 1008, Jalan Sultan Ismail, 50250, Kuala Lumpur, Malaysia. Tel: (+603) 2691 9922. Email: Website:

Above: Malaysia’s appeal as a tourist destination and second home base continues to impact on the residential property market, with local and foreign investors drawn by the picturesque scenery.

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Flavour of the East As Penang continues to win international awards as a tourist destination and culinary haven, its residential market is also flourishing, according to the latest property market report from Savills Rahim & Co Above: Ferringhi Residence at Batu Ferringhi is one of several highend projects creating attention in Penang, says the latest market report from Savills Rahim & Co. Investors and homeowners are taking advantage of Penang’s ongoing popularity as a tourist destination. The opening of the Second Penang Bridge and expressways has also sparked renewed interest.


International recognitions and infrastructure developments are focusing a lot of attention on Penang in 2014. The latest property market report from Savills Rahim & Co says Penang has received several notable awards. New York Times readers voted the island the Second-Best Food Haven in 2009; it was awarded the Golden Sands Reward award in February 2014; and has been voted top culinary spot for 2014 by Lonely Planet. Now, the completion in March 2014 of the highly anticipated Second Penang Bridge, known as Sultan Abdul Halim Muadzam

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Shah Bridge, and the expansion of the Penang International Airport have contributed to its growing investment appeal. In additional, there is improved accessibility and connectivity with new roads, expressways and bypasses. The spin-off can be seen in several new developments. Bandar Cassia has released affordable terraced housing, with prices set at RM220,000. Luxury condominiums at Loft@ Southbay, Batu Maung, by Mah Sing Group Bhd are priced from RM1.5 million. In general, prices of new condominiums are between RM300 to RM560 psf, with high-end

properties between RM700 and RM1200 psf. Key upcoming residential developments in Penang are in Tanjung Tokong, Sungai Ara, Gelugor, Bukit Jambul, Georgetown and Teluk Kumbar. Setia V Residences, at Gurney Drive, has condominiums selling from RM2 million. Ferringhi Residence at Batu Ferringhi is selling from RM1.3 million, and Quayside at Tanjung Tokong is selling from RM1 million. Condominium prices on the mainland were recorded between RM230 and RM300 psf. “Overall, residential development remains active,” says the report. “There are initiatives

in place that will increase the population and demand for property. These include international education facilities, theme parks and investments in the industrial sector.” For details, contact Savills Rahim & Co, Level 17, Menara Uni Asia, 1008, Jalan Sultan Ismail, 50250, Kuala Lumpur, Malaysia. Tel: (+603) 2691 9922. Email: Website:

Above left and above: Setia V Residences in Gurney Drive has condominiums selling from RM2 million. Top and centre: Other new Penang developments are (from top) Bandar Casia and Quayside.

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Gateway to paradise Three-level, freestanding homes within a lush garden township and served by a wealth of amenities – Tropical Hillside Villas at Botanica 4 offers resort-style living for all the family


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When looking to purchase a new home for your family, amenities, security and a sense of refinement are important. So, too, is having plenty of room for your children to grow. Tropical Hillside Villas at Penang’s first garden township, Botanica.CT, offer all this and more – spacious living in a resort-style setting. Available in seven designs, the three-storey villas have a minimum built-up area of 557m2 on a site measuring 836m2. Each home includes its own swimming pool, says Michelle Goh, marketing manager for noted developer MTT Properties & Development Sdn Bhd.

Above: This home is one of seven Tropical Hillside Villas designs on offer in Botanica 4, the latest residential release on Botanica.CT – the first garden township on Penang. Left: The expansive, upmarket villas include a pool, cabana and water features, giving them a relaxed, resort-like appeal. The freestanding houses are ideal for a growing family that values space and an indooroutdoor lifestyle.

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Above: The double-height living spaces offer a dramatic feature for entertaining and help keep the homes cool and airy. As with the exteriors, the interiors are finished to the highest standard with an emphasis on natural materials.


Botanica 4 is the latest residential phase to become available at the sprawling 12ha garden township. All 29 tropical hillside villas are set out over 4ha of elevated land. Perched around 40-50m above sea level, all the residences enjoy views to Andaman Sea in the distance. The houses have a dramatic architectural presence and a resort-like appeal – perfect for family life and also for entertaining. Each home has a poolside cabana, and is set off by a water feature and lush landscaping. All the villas are equipped with an elevator, and there are ensuite bathrooms to all bedrooms.

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Botanica.CT is the first garden township of its kind in Penang – a private, secure village in its own right. The complex has its own international boarding school – Prince of Wales Island International School – a medical centre, and a mall, which includes a three-level supermarket, a Cineplex, retail, and food and beverage outlets. There’s also a retirement resort, a modern clubhouse and a health and spa resort. And Botanica.CT’s idyllic, handy location is just as appealing. On the banks of Sungai Air Putih in the district of Balik Pulau, in the south west region of Penang Island, it is easily

accessed via several expressways, putting it just 17km from Penang Airport and 25km from the Penang city centre. Contact MTT Properties & Development Sdn Bhd, No 8 & 10, Jalan Sungai Air Putih, Bandar Baru Air Putih, 11000 Balik Pulau, Penang. Tel: (+604) 866 2399. Fax: (+604) 866 5388. Email: Or visit the website: save | share Search 43625 at

Top: Clean-lined kitchens feature contemporary layouts and designer cabinetry. Above: High ceilings feature throughout the home, with floor-toceiling drapes adding to the sense of drama. The interiors are flooded with natural light and are designed to make the most of natural ventilation. Left: The master bedrooms enjoy a sense of retreat. All bedrooms have their own ensuite bathrooms.

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Signs pointing up Increasing foreign investment and new public transport networks will see residential prices rise in key areas of Kuala Lumpur, says the latest property market report from Savills Rahim & Co Above: Kuala Lumpur continues to boast some of the most prestigious real estate in Malaysia. The latest property market report from Savills Rahim & Co says new MRT lines to the Klang Valley will see prices rise in that area, which in turn will impact on prices in Kuala Lumpur City Centre.


The Klang Valley has long been the centre of development in Kuala Lumpur, with properties commanding some of the highest prices in the Malaysian realty market. Further development and improvements to public transport will see property prices in the valley continue to rise and provide good returns, says the latest property market report from Savills Rahim & Co. This means high-end condominiums in KL and other prime locations will also enjoy capital appreciation in tandem with increasing foreign investment. The Klang Valley MRT project is scheduled

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to be fully operational by 2016, and will serve an estimated population of 1.2 million people. “Properties within a reasonable distance of the new MRT stations will definitely see an increase in value – we are already seeing this happen,� the report says. In KL, condominiums and apartments have a 52.3% share of the total volume. High-end condos include Hampshire Park, priced from RM1,484,000 to RM1,580,000, and The Pearl, priced from RM3,762,432 to RM4,449,589. New serviced apartments coming on stream include Sentio Suites (Desa Pandan) and

D’Majestic Suites & Residences (Pudu). Prices of upcoming condominiums within KLCC range between RM1000 to RM1600 psf. Fringe areas range from RM600 to RM1000 psf. For details, contact Savills Rahim & Co, Level 17, Menara Uni Asia, 1008, Jalan Sultan Ismail, 50250, Kuala Lumpur, Malaysia. Tel: (+603) 2691 9922. Email: Website: save | share Search 43666 at

Above left: Hampshire Park is a high-end condominium development in Kuala Lumpur. Developed by Tan & Tan, a subsidiary of IGB, this development is within walking distance of numerous amenities. Top and above: The Petronas Towers skyline continues to be one of the most sought-after views in the city. Left: Prices for condominiums at The Pearl in Kuala Lumpur start at RM3,762,432.

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Grand appeal Spectacular on the outside and luxurious inside, Star Residences evokes a sense of prosperity Above: Star Residences offers a glamorous, inner-city address. Distinctive patterning on the facade makes it easy to identify the residential and retail tower, even from a distance. The development includes a pool deck on the 57th floor with spectacular views out over the city – this is one of many features at Star Residences that reflect a privileged, healthy lifestyle.


First impressions always count, whether it’s a dynamic profile on the skyline, or a luxurious entrance lobby that welcomes you into interiors fit for movie stars. Living in such a prestigious environment sends a clear message – “With hard work and good luck, I’ve arrived.” One of the tallest, most visually exciting residential and retail tower developments near to KLCC, Star Residences sets a new benchmark for inner-city living, says developer Alpine Return’s chief operating officer Alan Koh. “Inspired by the W Hotel’s iconic design and feel for contemporary luxury, Star Residences is

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aimed at the crème de la crème of residents.” Even from a distance, Star Residences is quick to impress. The three architectural towers have an eye-catching metallic aluminium facade that reflects the nearby Petronas Towers. The grand lobbies with sculptures and water features evoke a sense of opulence. And individual apartments are well appointed, boasting a natural palette and refined finishes. The first tower to be completed, RT1, has 100,000sq ft of relaxation facilities, including a sky park, grand lobby and reception, private dining, gourmet kitchen and floating gym.

Star Residences is connected to the six-level, Star Boulevard Signature Retail F&B/Entertainment Hub, featuring a Michelin-star restaurant. As a final glamorous touch, a 200m-long Star Boulevard, Malaysia’s Walk of Fame, not unlike the Hollywood Walk of Fame, is planned. And another appealing aspect is value – with an indicative starting price of RM1500 psf. Star Residences is close to premium malls, five-star hotels, and international offices. Several hospitals and medical centres are nearby. Travelling further afield is also easy – a major interchange includes the newly proposed Mass

Rapid Transit station next to the existing Light Rail Transit Station. RT1 is 13 minutes from the interchange at KL Sentral, with an easy connection to the airport. Link roads nearby include the Ampang-Kuala Lumpur Elevated Highway. For details on Star Residences, contact the developer Alpine Return Sdn Bhd, Tel: (+603) 7490 2266 (general), or +(603) 7490 2211 (sales). Website: save | share Search 43892 at

Above: Grand and opulent, the drop-off area at Star Residences is the prelude to the dramatic interiors and extensive range of facilities to come. Water features, sculptures and refined interior finishes all feature in the grand lobbies. Close to entertainment, shopping and transport options, the well-appointed development will have its own expansive mall, complete with a 5-star fine-dining restaurant.

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High profile Embraced by luxury – the lifestyle on offer at Setia Eco Park in Shah Alam has many points of difference


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Bungalows and semi-detached houses in a new development need not be all alike – with the right design, each can make a distinctive design statement. It’s a concept Bandar Eco-Setia Sdn Bhd has taken to heart with Setia Eco Park, a high-end development nestled in the mature township of Shah Alam. As the name suggests, Hues @ Setia Eco Park – Phase 11A of the development – features 73 bungalows and semi-detached homes with different colour palettes and styles. But that isn’t the only point of difference. Setia Eco Park is an award-winning project,

covering 320ha of prime freehold land, where 25% of the site is set aside for picturesque waterways, lakes, streams, landscaped parks and lush walkways. There is also a forest park for eco-discovery walks and jungle trekking. Other facilities include a clubhouse with sports and rejuvenation amenities, business centres with boutique offices and a food and beverage hub, a coffee house, wellness centre, badminton academy and hypermarket. There are also primary secondary, international and private schools on site. Residents at Hues @ Setia Eco Park can enjoy

all of these facilities in a gated and guarded community that offers complete peace of mind. In addition to vehicle access control, internal 24-hour security patrol and CCTV security cameras, Setia Eco Park utilises fibreoptic fence protection systems with motion detectors. All homes have their own alarms and panic button. For more details of Setia Eco Park, visit the website:

Above left and above: Living the high life – the Hues @ Setia Park is the latest phase of the Setia Eco Park development to be launched. The homes feature a variety of accent colours that help to personalise each property. The new BMW M5 shown in these images is courtesy of BMW Malaysia.

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Your world in one place From a rooftop beach theme to sumptuous unit interiors, the new Eclipse Residence at Pan’gaea offers a life less ordinary Above: The overall Pan’gaea development makes for a dramatic sight. Set in the heart of Cyberjaya, one of the most up-and-coming places on the Malaysian Multimedia Super Corridor, Pan’gaea is a fully integrated development following a work-life-play concept. Now the third phase of the development, Eclipse Residence, presents a variety of serviced residence choices.


A family home that has every amenity for a relaxed lifestyle, not to mention a wow factor, is an ideal reward for a successful career. Eclipse Residence of Pan’gaea presents such a place to live. The latest addition to the dynamic mixed-development at Pan’gaea, Eclipse Residence offers various options for fully serviced residences. This modern development also has an exciting extra feature – the first beach-themed rooftop pool in Cyberjaya. And the go-ahead township of Cyberjaya offers a well-connected home base. Set in the district of Sepang, Selangor, about 50km south

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of Kuala Lumpur, Cyberjaya has a substantial science park at its heart, and forms a key part of the Multimedia Super Corridor (MSC). The town is known as the Silicon Valley of Malaysia. More than 500 MSC-status corporations, such as Dell and Motorola, have relocated their headquarters, IT centres and operation offices here. Cyberjaya’s universities and schools bring in the youthful demographic, making commercial and residential real estate in demand. At the centre of Cyberjaya, Pan’gaea offers the epitome of modern living. The integrated development will include boutique retail,

SOFO suites, Solstice serviced apartments, Eclipse Residence, and a future shopping mall. While other complexes here offer a range of amenities, the 300,000sq ft of lettable retail space at the mall will ensure Pan’gaea is the next vibrant hub in Cyberjaya. The mall is set to be the largest of its kind in the town, and Central Park will be built directly above. An upmarket hotel is also in the pipeline for the development. Pan’gaea is next to Multimedia University, and in walking distance of many entertainment, dining and transport options. Phases one and two were snapped up soon after being launched.

Above: The future shopping mall at Pan’gaea will offer a variety of entertainment and retail options under one roof. Left: The rooftop beach-themed swimming pool on Eclipse Residence provides breathtaking sunset views of the surrounding area. This is the first such amenity in Cyberjaya and one of the first of its kind in Malaysia.

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Above: This show unit presents the Loft Suite, a two-bedroom duplex suite, which provides modern open-plan living. Natural materials and a neutral palette give owners the freedom to personalise the interiors. The upmarket units are also designed for flexible space planning, catering to the individual needs of families.


Eclipse Residence is the latest upgrade in lifestyle service residences to be added to the award-winning complex – Pan’gaea has won the Asia Pacific International Property Best MixedUse Architecture Malaysia Award. The broad array of lifestyle facilities offered at Eclipse Residence includes a gourmet zone, games room and chill zone; a sunken lawn, aerobic and yoga zone, and a jogging track. There is also a playground, state-of-the-art gymnasium, sauna-steam room and a spacious multipurpose room on the Level 10 podium. Topping it all, Eclipse Residence’s signature

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card is a complete rooftop beach-themed pool – a place where residents can enjoy panoramic views from the sky deck. The apartments start with small-to-medium units of 450sq ft to 990sq ft that cater to the needs of young professionals. Larger, twobedroom suites have flexible living spaces designed to cater to young families. Presenting the crème de la crème of living options, the Loft Suites offer spacious interiors with double-height windows taking in panoramic views of the central park. The expandable living space on the lower level of the Loft Suite

is well suited for entertaining, or can be used as flexible room space. For further details on Eclipse Residence, visit the Pan’gaea show village at PT41831, Persiaran Bestari, Cyber 11, 63000 Cyberjaya (opposite MMU), open from 10am to 6pm. Call toll free 1 300 88 6626 or (+603) 8318 6366. Email:, or visit the website: save | share Search 43626 at

Top: The Uno Suite at Eclipse Residence is a one-bedroom apartment designed for contemporary living. Above: This two-bedroom Duo Suite show unit presents generous living spaces and designer lighting. Left: The Loft Suites offer flexibility of room spaces and an open-plan design between floors. The wall of windows takes in sweeping views of the central park and surroundings.

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Sunlight on water Standing tall at the edge of a shimmering lake, the mixed-use Lakeville Residence lets owners enjoy life close to nature and the heart of the Kuala Lumpur business district


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There can be few sights as uplifting as the morning sun reflected on sparkling water. Add a family-friendly sky park, an ample supply of local amenities, and modern, spacious units and the recipe for a carefree, enviable lifestyle is complete. The demands of the corporate world will almost always require speedy access to the city – but balancing the stresses of business affairs with a peaceful home environment is vital to health and vitality. Now Lakeville Residence, developed by Enchanting Heights Sdn Bhd, a premier

lifestyle developer, offers this invigorating life-work-play balance in one of Kuala Lumpur’s most established and prestigious districts, Taman Wahyu, says chief operating officer Teh Heng Chong. “Condominium occupants at Lakeville Residence wake every morning to spectacular lake views and breathe in clean air away from city fumes. But at the same time, the mixed-use development is just 15 minutes’ commute from the city centre, offering rapid access to the heart of the business district.”

Above left: Lakeville Residence, by developer Enchanting Heights, comprises apartments, boutique shopping, and serviced residences. Residents enjoy panoramic views of the lake and surrounding lush environments. All images are artist’s impressions. Top: The formal entrance to Lakeville Residence is beside the niche retail shops. Above: The complex is set on the edge of the shimmering lake. The expansive sky park stands at the heart of the development.

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The city is accessible via the Duta-Ulu Kelang Expressway, Middle Ring Road 2, Jalan Kepong and Jalan Ipoh. The KTM Komuter train service offers an easy commute into the city and an upcoming MRT project will further expand options. However, close proximity to transport is only part of the charm of this city-bythe-lake, integrated development. “Lakeville Residence includes one of KL’s largest recreational sky parks – a 1.25ha facility podium offering a treasure trove of facilities for family enjoyment and


chic shopping opportunities,” says Teh Heng Chong. “The development is also close to several retail-entertainment venues, including Tesco, Brem Mall, Jusco Metro Prima and Aeon Big Kepong. “The entire development has an air of relaxation and tranquillity. The expansive sky park is complemented by lush tropical landscaping, and includes a 0.5km jogging track that winds its way through the leafy green environment.” And the developer is not taking any chances with the ongoing vitality of the

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lakeside location. Given the aesthetic value of the pristine environment at Taman Wahyu, Mah Sing has allocated RM3.6 million to beautify the lakeside and surrounding areas. The family-friendly units in Lakeville Residence boast quality fixtures and finishes to suit the modern lifestyle. Every apartment has two car parks, a luxury in a city home. Built-up sizes range from 950sq ft to 1200sq ft and above. Sports and health facilities have not been overlooked either. In addition to the

jogging track, there is a gymnasium, 50m swimming pool and state-of-the-art clubhouse. And, as expected in a development of this standard, Lakeville Residence includes comprehensive security. Perhaps the most important factor for the peace of mind of all potential owners and investors is the developer’s proven pedigree. Parent company Mah Sing Group is one of the leading property developers in Malaysia, with a 20-year record of delivering prime residential, commercial, and industrial projects.

“Lakeville Residence is now open for registration,” says Teh Heng Chong. For more details, contact Enchanting Heights Sdn Bhd, Wisma Mah Sing, Penthouse Suite 2, No 163, Jalan Sungai Besi, 57100 Kuala Lumpur, Malaysia. Tel: (+603) 9221 6888 or (+601) 9264 8229. Email: Website: save | share

Above left: The entire landscaped lakeside development covers just under 5ha, with the sky park taking up 1.25ha. The developer says this is one of the largest podiums of its kind in Malaysia. Above: This impression shows the entrance to the retail podium. Besides the many on-site shopping opportunities, Lakeville Residence is close to several nearby malls and a cinema complex. It is also close to major highways, ensuring KL is just 15 minutes’ drive away.

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Market continues to grow Prime residential areas and terraced houses are attracting the most interest in Iskandar Malaysia, says the latest property market report from Savills Rahim & Co Above: The latest property market report from Savills Rahim & Co says that terraced housing, such as the Horizon Hills development shown here, is capturing the largest slice of the residential property market in Iskandar Malaysia. This development, in Nusajaya, is by Gamuda Land.


Residential properties in Iskandar Malaysia make up 63% of property transactions in Johor, with demand dominated by terraced houses. The latest Savills Rahim & Co property market report says prime areas for existing residential properties, such as Bukit Indah and Taman Molek showed higher prices in the last quarter, averaging between RM400,000 to RM 450,000. This is partly due to their proximity to the Aeon Bukit Indah shopping centre. High-end two-storey and semi-detached homes in Horizon Hills and East Ledang in Nusajaya, with gated and guarded facilities, are

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now fetching between RM1.85 million to RM2 million. And a new launch of landed residential properties by Sunway Group – Sunway Lenang Heights – is offering semi-detached houses within a gated, guarded community for RM1.5 million, RM1.9 million and RM3.1 million. Although a smaller sector of the market, high-rise properties are still in favour, particularly in Nusajaya, Danga Bay and Puteri Harbour. Newly launched condominiums as at the first quarter of 2013 include Iskadar Residence @ Medini, Capri Residence @ Danga Bay and Puteri Cove @ Puteri Harbour.

Prices for condominiums increased by an average of 4.7% per quarter in 2013, faster than the historical trend of 5%-6% growth per annum. The average price recorded was RM525 psf, but new mega condominiums can fetch RM700 psf and more – Ujana @ Nusajaya is an example. Sales at Teega @ Puteri Harbour, a UEM Sunrise project, show 52% of properties were bought by locals and 48% by expatriates and foreigners, who continue to play a crucial role in keeping demand and prices at a high level. A new pattern shows that the luxury condominium market for international buyers is

thriving. Luxury condominiums attracting plenty of attention include the Astaka, Paradiso Nuova in Nusajaya and Luxury Seaview Residences. Contact Savills Rahim & Co, Level 17, Menara Uni Asia, 1008, Jalan Sultan Ismail, 50250, Kuala Lumpur, Malaysia. Tel: (+603) 2691 9922. Email: Or visit the website:

Top: This terraced housing is in Taman Molek in Johor Bahru, a township developed by Pelangi Berhad Group.

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Above: Bukit Indah is fetching higher prices. This development is by SP Setia Bhd Group.

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Above left: High-rise condominium projects include East Ledang, a resort-style development in Nusajaya by UEM Land Berhad.

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Promising future A competitive real estate market and projects that will inject RM12.2 billion into Greater Kota Kinabalu will see the city transformed over the next five years Above: The residential property market in Kota Kinabalu shows no signs of slowing down. The latest property market report from Savills Rahim & Co says new Economic Transformation Programme (ETP) projects are injecting money into the local economy, helping to increase demand for properties. Shown here is Marina Court, a resort-style development that is right in the heart of Kota Kinabalu.


Major transformations are planned for the Greater Kota Kinabalu region in Sabah, Borneo over the next few years as a number of new projects are completed. The latest property market report from Savills Rahim & Co notes that the Malaysian federal government has identified four ETP projects worth RM12.2 billion. These projects aim to modernise the city, boost eco and health tourism and improve infrastructure. “In addition to the oil and gas industry, the tourism sector is a crucial factor in generating the local economy,” the report says. “The

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Malaysia My Second Home programme has also played a role in promoting Kota Kinabalu, creating further demand for residential units for international buyers.” The report says the residential market remains competitive, and there is strong growth and demand for landed and high-rise properties. “Due to the scarcity of land, developers are maximising city sites by launching many high-rise and mixed-use developments. Over the next five years, the Kota Kinabalu skyline will be transformed, as more than 35 projects are completed. Home buyers and

investors are anticipating the launch of more than 20 residential developments during the first half of 2014, including the 56-storey Jesselton Twin Towers, set to be the tallest in Borneo.� Another much-anticipated low-density, luxury condominium is Harrington Suites, where unit sizes start at 2455sq ft. And SBC Corporation Berhad’s joint venture with the Surio Group will see the launch of Jesselton Quay, a mixed-use development. New condominiums are fetching RM600900 psf, with some fetching more than RM1000 psf. Current prices for residential high-rises

range from an average of RM500 psf to RM800 psf, with some premium developments climbing to RM1200 psf. Prices are expected to increase in 2014. For details, contact Savills Rahim & Co, Level 17, Menara Uni Asia, 1008, Jalan Sultan Ismail, 50250, Kuala Lumpur, Malaysia. Tel: (+603) 2691 9922. Email: Website:

Above: The 11-storey R55 Condominium is another development in Kota Kinabalu. Savills Rahim & Co says most new condominiums are fetching between RM600 and RM900 psf, with some premium developments climbing to RM1200 psf.

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Investment focus What’s next for Malaysia? Industry analysts comment on future prospects for Singapore’s most popular market for foreign property investment


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Against the backdrop of cooling measures introduced to the Singapore market in 2013 to calm property prices, local investors are searching offshore to secure property investments. The latest property market report from PropertyGuru says this has led to the majority of Singapore investors eyeing Malaysia as the ideal market for property investment. The

Iskandar region is especially attractive, with relatively low prices owing to favourable exchange rates and higher prospects for rental yields, as well as capital appreciation. These factors have encouraged brisk sales in the past year. It is estimated Singapore investors accounted for around one third of the total transactions following new property launches in Iskandar. And it is

believed that Singaporeans top the list in terms of the number of foreign buyers. However, PropertyGuru says 2014 paints a much different picture. Because of the inclusion of various property policies aimed at curbing speculation and fervent buying by foreigners, analysts are forecasting the outlook for the Malaysian market to be significantly muted, compared

to activity in previous years. Adrian Un, the CEO of SkyBridge International, says the market is in for a shake-up. “We can expect a knee-jerk reaction from foreign investors in response to the implementation of the recently announced Real Property Gains Tax (RPGT), and the minimum RM1 million pricing on foreign ownership of properties in Malaysia,� he says.

Facing page, top and above: With its distinctive design and highend amenities, Tropicana 218 Macalister in George Town Penang is appealing to a wide range of foreign investors. The mixed-use, 33-storey development features luxury suites, serviced residences, retail shops and an international-brand hotel. Facing page, lower: The serviced residences boast large living spaces with comprehensive facilities.

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The general manager of Malaysia Property Incorporated, Veena Loh, echoes these sentiments. “Transaction volumes will slow down in the first half of 2014 as most investors adopt a wait-and-see attitude. This is coupled with the fact that foreign buyers who wish to buy properties below RM1 million have already done so – in the last few months of 2013, before

the property measures were due to come into effect. “As a result of the declining number of transactions, price increases will be much slower. More affordable projects will be launched, and this will help to keep property prices down.” But despite the anticipated slow-down in buying activity, most analysts agree that Malaysia remains an attractive location for investors.

“I believe foreigners will continue to focus on Malaysia, given that GDP growth is expected to be around 5% this year,” says Adrian Un. “The Malaysia property landscape will still see interest from overseas investors because it offers a combination of high financing packages and low interest rates. Given the tight lending guidelines across Asia, with an average ROI

Facing page, top: Iskandar Residences is a luxury condominium development in the Medini region of Iskandar, Johor. Facing page, lower: Klover 18, at Taman Bukit Serdang, offers a collection of premier homes, surrounded by many amenities. Above: Greenhaven, by Welton Development Sdn Bhd, is an upmarket residential development in Permas Jaya, Johor.

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Above: Southkey Mosaic serviced residences in Iskandar, Johor promises to deliver an unrivalled lifestyle. It offers a mix of recreation, food and beverage and entertainment options.


hovering around 0-1%, and the easy access to funds with an average ROI of 3-4%, Malaysia presents a real opportunity for investors.” Dr Daniele Gambero, CEO of the REI Group of Companies, says all the indicators show that activity will pick up again, as many developers are planning new launches between April and July. In particular, new areas of growth, such

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as the Greater Klang Valley, are predicted to receive more attention than perennial favourites Iskandar Johor and Penang. “The Greater Klang Valley offers a great opportunity to invest, as the population there stands at a modest 7 million,” says Adrian Un. “The population base comprises a growing middle class – a target market for property developers.

“Other areas that deserve notice are KL South, which consists of Mid Valley, Taman Desa, Old Klang Road, OUG, Bukit Jalil, Kinrara, Seri Kembangan and Puchong.” In addition, developments that offer a unique selling point, such as close proximity to transport networks, established international schools or leisure venues, such as KLCC Twin Towers and Legoland,

are projected to do well, says Ryan Khoo, director of Alpha Marketing/Malaysian Investors in Singapore. “These are all important considerations investors take into account when choosing their property preference.� PropertyGuru provides an online property marketing service that is used by almost 11 million property buyers a month. These purchasers view

more than 89 million property pages and generate more than 350,000 enquiries each month for real estate developers and agent advertisers. The company, which has won numerous awards for its work, is focused on innovation. It has developed and launched 16 mobile applications in four countries and three languages. These applications have achieved more

than a million downloads in the past two years. Contact PropertyGuru Pte Ltd, 51 Goldhill Plaza, #1103/05, Singapore 308900. Tel: (+65) 6328 5971. Alternatively, email: editor@propertyguru. Or visit the website:

Top: Located in Kemensah, Selangor, the elite Embun enclave of threestorey semi-detached and four-storey courtyard villas is surrounded by a tranquil rainforest. Above: Rooftop gardens at Petrie Villas offer spectacular panoramic views of the Johor Straits and the Singapore frontier.

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apartments & interiors

What lies beneath This comprehesive remodel has transformed a dark and dingy office unit into a light-filled residential loft

Preceding pages: Walls were removed and an indoor-outdoor entry space designed to bring light into this office unit conversion. The balau decking weathers with age. Above: This is one of three casual sitting areas in the apartment. The textured concrete floor was chosen to fit with the rugged aesthetic. Right: Vertical dividers in the brickpattern balustrade house LED strips that provide ambient lighting.


Usually, it takes an architect or a designer to see the potential in a run-down building. However, occasionally an owner is able to look past the obstructed lighting, ill-considered layout and dilapidated interiors and imagine the transformation that is possible. This is just what happened when the owners of this Singapore house found a dreary office space, and asked the design team at Farm to reinvent it as a loft apartment. Lead designer Torrance Goh says the unit was on the second storey of a shophouse in the charming Joo Chiat area.

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Above: The curvaceous form of the spiral staircase leads the eye up through the space. To make room for this feature, the first floor ceiling was cut away, providing a doubleheight volume near the entry. The brickwork pattern in the balustrade is a link to the unit’s original material of construction.


“We wanted to transform the space for residential living. And, given the setting, our concept was to create a chic, industrial loft – a style made so famous in New York City. “It was important to optimise the natural light flow to the interior, and access also needed to be improved. We stripped out an earlier addition cluttering the rear entry, and created an airy entrance courtyard in its place. To make the most of the light from the newly opened space, we added massive wood-framed glass doors.” Goh says the courtyard fence was designed to evoke the look and function of classic Asian

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ventilation screens, which provide fresh air as well as privacy. Inside, much of the existing office interior was gutted. When the top level of the threetier unit was taken out, the original skylights were uncovered, and these were replaced by the designer. An end section of the floor beneath was also removed, creating a double-height void which benefits from the light flooding down from the skylights. One or two concrete beams were retained for character but otherwise, all the internal walls and structures were taken out. The result is a

single, open-plan space at ground level. This includes a sitting area by the entry, a kitchen in the middle and a second seating area and office space at the other end. The room now runs from one end of the apartment to the other, and can be divided by an operable screen to provide intimacy for work meetings. The pattern on this metal screen echoes that of the fence in the courtyard. Next to the screen, the kitchen has a large island with an expansive work counter, selected because the owners love to cook and entertain. The rear cabinetry is faced in finely perforated

mesh, so cupboard contents can be seen when the internal lighting is switched on. Upstairs, there is a bedroom at one end and a small living area at the other. A cube-shaped bathroom inserted between acts as a divider, with halls along both sides. The geometric form of the bathroom gives it a sculptural appeal – the look is accentuated by the position under the skylight. And as the room has no ceiling, it can take full advantage of the natural light. “While the new layout optimises light flow and accentuates the good bones of the building, we also wanted to use materials to extend the

Above: The kitchen stands at the centre of the public volume and directly under the mezzanine floor, so introducing light here was important. Fluorescent tubes work well with the industrial look and can be dimmed to subtle effect. The wall cabinetry is made from perforated metal screens. This suits the semiindustrial aesthetic and allows you to see what is inside a cabinet without having to open it.

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Designer: Torrance Goh, Farm (Singapore); design team – Peter Sim, Hong Weiming Flooring: Concrete Walls: Painted brick; plaster Windows: Laser-cut metal; wood Kitchen cabinetry: Wood veneer; perforated metal doors Staircase: Stainless steel Story by Charles Moxham Photography by Jeremy San Tzer Ning

Right: Although most of the interior was stripped out, including internal walls, key beams were retained to accentuate the building’s origins and further the aesthetic. It is hard to tell that the ceiling beams are original and that the floors are freshly laid. Painting the staircase and walls in white helped lighten up the now cavernous space.


loft aesthetic,” says Goh. “We scraped the old plaster off the walls to reveal rough, red brickwork, which we painted white as a feature wall. On the wall opposite, we created shelving units in a style that mimics the brickwork. And we chose brick-shaped subway tiles for the front of the kitchen island.” The key feature of the interior, a stainless steel staircase and balustrade, is finished in the same brickwork pattern, cut from the metal. With so many walls removed, the floor had to be completely relaid. This was specified in distressed concrete.

The design celebrates an industrial rawness often seen in loft-style settings but is tempered by touches of refinement, says Goh. “Lighting is a key aspect of the design and can change the ambience dramatically. We installed recessed LED lights in the vertical dividers on the bookcase. With these glowing and other lights turned off, the whole space takes on an ethereal feel.” save | share | plan | images Search 43373 at

Top left: An upstairs living space by the staircase shares one wall with the freestanding bathroom. Top right: The bathroom has four walls but no ceiling, taking advantage instead of natural light from the skylight directly overhead. Above left: Ladders were provided to access high shelves. Above right: The bathroom’s interior is as minimalist as the exterior.

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Light and space An airy, welcoming interior with touches of playfulness makes this New York apartment perfect for socialising

Preceding pages: This once dark apartment has been transformed into a light, breezy city base by designer Laura Bohn. Contributing elements include backlit curtains that appear to conceal sunlit windows, blond bamboo floors and glossy white finishes. Above: A 12m-long wall in the living room is painted grey and white to play down its expanse. Paintings and wall sconces are all set on the line between the two tones.


Some people live in the city and enjoy the luxury of a weekend getaway in a rural setting. But for others the opposite applies – they have a home out of town, with an urban base to return to after the theatre or a party, that is also a place to entertain friends. With the second scenario in mind, the owners of this apartment approached interior designer Laura Bohn. Their unit had an oversized kitchen that dominated the open-plan living spaces. Surrounded by buildings, the apartment had little natural light and all the spaces were dark and unappealing, says Bohn.

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“In response, we stripped the interiors back completely and rearranged some of the rooms. The kitchen was reduced in size – most New Yorkers dine out anyway – and this created a larger, more interesting living and dining space. In addition, I swapped around the master bathroom and the dressing closet. The latter was too large for its purpose while the bathroom had been undersized.” The reinvented decor further transforms the look and feel of the apartment. Dramatic, softtoned die-cut curtains hang floor-to-ceiling in the living room and bedrooms. These are backlit

to create the illusion of soft, diffused sunlight filtering through the unit. Together with new bamboo floors, this helps to achieve the light, airy aesthetic requested by the owners. To mitigate the much-increased length of the living area, and for visual interest, Bohn painted the lower half the longest wall grey. This creates a contrast to the other wall and ceiling surfaces, which are all in white. “I used the point where the two colours meet as a reference line, and set paintings and speakers at this height,” says the designer. “In addition, changes were made to the existing

fireplace that had dominated one end of the room. As this had to remain in place, we downplayed its heavy presence with a new blackboard fire surround – one of many playful touches we introduced to the interior.” While the tonal scheme is mainly white with grey, pops of colour come from a green sliding door by the entry, and the various paintings and objects collected by the owners. “To help make the space lighter, we painted most surfaces in gloss paint even if the surfaces were not in perfect condition,” says Bohn. “This helps bounce light through the rooms.”

Top: As the unit is often used late evening, most furniture doubles as places for guests to sleep. The die-cut curtains were created by lying the material flat and cutting the shapes. Above: A blackboard fire surround downplays the presence of the fireplace, and is a fun place to leave messages. Most elements are in subdued tones, with contrasting splashes of colour coming from the artworks and sculpture.

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“The owners use this apartment as a weekend base for after-theatre parties and other get-togethers, so nearly all the furniture can be repurposed for guests to sleep on. In the second bedroom, for example, two units double as desks and beds.” Another feature at the other end of the living room is an aluminium standing screen that can be drawn across to conceal the kitchen from the living spaces. The metal connects with the stainless steel appliances, hardware and baseboards. “To continue the visual interest, a column on one side of the screen is stripped back to give

it a distressed look, while a vertical pipe at the other end of the divider is now hiding in plain sight,” says Bohn. “This is wrapped in a sparkly cord comprised of several lengths, with the end tassels dangling, for a fun, casual look.” In the kitchen, small round green floor mats and a square panel painted on the wall continue the sense of playfulness. Cabinets in a wall niche are backlit from above and below to help them stand out. The furniture includes ’60s and’70s pieces such as the White Furniture Luna chair and ottoman, and the Platner side table.

Facing page: The Eames-style dining chairs and table add a retro appeal – made more dramatic by the modern, minimalist surroundings. Above left: The kitchen includes playful touches, such as the small circular mats and unusual lighting. Above: The wavy aluminium screen divides the kitchen from the living area. A drainpipe that could not be moved when the spaces were reconfigured is wrapped in cord.

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Architect: Gary Deam, Deam Design (New York) Interior designer and kitchen designer: Laura Bohn Design Associates (New York) Cabinet company: Ikea Builder: BFI Construction Flooring: Bamboo Paints and finishes: Sherwin-Williams with Eggshell finish Lighting: Artemide Tolomeo; Flos Kelvin lamp from Lightforms Furniture: DWR Treku bookcases, West Elm Spine wall shelves, Usona Cubix hanging credenza, White Furniture Luna chair with ottoman, ABC Home sisal rug, Platner side table; Italian guest beds from Resource Furniture Blinds: Bergamo in suede Oven, cooktop, refrigeration, dishwasher: Ikea Bathroom wall tiles: Eco-Gres mosaic, Dove White, Havana Green Story by Charles Moxham Photography by David Gilbert

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Above: Glass mosaics in the bathroom continue the use of reflective surfaces seen throughout. Above right and right: Two Italian guest beds transform into desks. The shelf above each bed drops down to form the main desk area. Facing page: Brickwork in the master bedroom has been whitewashed for a softer aesthetic. The wood bed frame and side table add to the warmth of this private space.


“In the master bedroom, we put whitewash over a prominent brick wall, and it is now a soft pink colour,” says Bohn. “I created a custom headboard for the bed, giving it a quilted panel that provides a gentler transition between the wood and the brick. Carpet in both bedrooms adds to the sense of relaxation and comfort.” The new master bathroom is finished in hexagonal mosaic tiles in various shades of green, a colour that links with the bed linen and cabinetry in the guest bedroom. This now warm, welcoming, light-filled apartment is well connected in every way.

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hospitality and residential furniture since 1989

Designed by Pam Niemann

Jalan Raya Kerobokan 38 Br. Taman, Kuta, Bali 80361, Indonesia Tel: 62 (361) 730 048 - -

outdoor living

New beginnings Once aged and outdated, the projects on these pages have been reworked to create practical, contemporary and classic outdoor entertaining areas

For the young entertainers Changing family needs are a perfect opportunity to renovate a landscape, as this project shows As well as providing privacy, recreation and pleasure, the ideal landscape will also evolve to keep pace with changing family needs over time. This project by the landscape design team at Good Manors came about from a desire to create a landscape that ticked all these boxes. Conceptual designer Raoul Van de Laak says the grounds consisted of a large swimming pool, which left little room for an entertaining area. “It was a poor use of space. The pool was much too large and there was no


proper access to the upper garden. And the owners had teenagers, so providing an entertaining area was important.� To create more space, the team reduced the size of the pool by nearly a third and removed the adjoining spa pool. The area was then converted into a spacious entertaining patio with custom-built daybeds, loungers and portable tables. A sandstone feature wall provides an architectural element and creates a distinction between the daybed and steps leading to the upper garden. This wall

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helps to ground the landscape and bring the different elements together. Privacy was another key consideration in the design of this landscape and was balanced with the owners’ request for a relaxed, subtropical aesthetic. To achieve this, Van de Laak focused on perimeter planting. Screening plants created a pleasing backdrop, while feature shrubs were used to provide a textural contrast. “Our focus was on leaf structure and colour rather than variety. The result is a lush, simple and private garden.”

Landscape designers: Good Manors Pools and Gardens (Sydney) Outdoor furniture: Custom-built, Good Manors, spotted gum timber Paving: Nutmeg Travertine, Amber Pool lighting: Spa Electrics Story by Ellen Dorset Photography by Brigid Arnott

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Preceding pages: Plant variation was kept to a minimum in this landscape designed by Good Manors. The focus was instead on leaf structure and colour, which creates a simple, lushly subtropical aesthetic. These pages: The custom-built outdoor furniture was designed to be proportionate to the space and kept low to the ground so as not to obstruct the view from inside the house. A minimal material palette of travertine pavers, dark blue ceramic pool tiles and spotted gum timber are complementary, and work well with the sandstone feature wall. Originally 8m x 4m, the pool is now only 3m x 5m.

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Turning over a new leaf A contemporary home renovation was the catalyst for this landscape, which includes an entertaining area and a swimming pool

Function and practicality are key components of landscape design, but it is also important for the landscape to reflect the architecture. It follows that when a house has been given a contemporary makeover, the landscape needs to follow suit. Landscape and pool designer Gudrun Fischer was asked to create an outdoor area to suit a house that had been renovated a few years prior.

A coloured concrete patio took up the majority of the original outdoor area, which included a small lawn near the entrance. Planter boxes marked the transition from this upper level down to a second larger lawn below. Because of its proximity to the kitchen and living room, the patio functioned well as an entertaining area but the landscape as a whole was lacking


Facing page and above: Contemporary outdoor furniture and a neutral colour scheme enhance the sleek look of this outdoor landscape designed by Gudrun Fischer. A backlit stainless steel sculpture contributes to the aesthetic. Left: Pavers were laid over an area of lawn to maximise the space. Succulents complement the new design.

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a sleek, cohesive design, says Fischer. “The idea was to use all of the available space and create a fully functional, stylish entertaining area, with a swimming pool for the owners’ two daughters and their friends.“ Consequently the patio was completely retiled and a 9.4m x 4m swimming pool was installed, designed to project over the lower lawn.


“In the preliminary design, the pool featured an infinity edge, but we soon realised that this would jeopardise access to the lower lawn from the driveway. So instead, we straightened out the edge and planted terraces of succulents.” The neutral colour scheme and crisp, clean, cubical nature of the landscape is an appropriate match for the architecture of the house, Fischer says.

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“The house had been given a contemporary makeover, so it was important to create a modern landscape that would complement this.� Plants soften the courtyard and provide visual interest, while a stainless steel sculpture enhances the sleek aesthetic. save | share Search 42248 at


Landscape and pool designer: Gudrun Fischer, Gudrun Fischer Outdoor Design (Auckland) Landscape contractor: Jon Plowman Landscaping supplies: Urbis Landscapes Pool builder: Mayfair Pools Pavers: Silver Pearl from Jagas Paving Gates and fencing: Euroglass Systems Sculpture: Stainless steel leaf by Lisa Sarah Story by Ellen Dorset Photography by Jamie Cobel

Facing page, above and lower: Because of its proximity to the interior living spaces, the landscape functions well as an entertaining area. Maintaining this connection was key to the design. The cubical nature of the landscape reflects the architecture. Above and left: Plants were chosen to soften the landscape and add texture and colour. The original patio was converted into a swimming pool that overlooks the lower lawn area.

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Classic concept Creating a visual connection to the outdoors drove the design of this landscape One of the benefits of home renovation projects is that they provide an opportunity to improve outdoor connections. Of course, to achieve this, the building and landscape must be perfectly attuned. This was the impetus for the renovation of this 1980s Cook Hitchcock & Sarginson designed property by architect Jennifer Hanson of A-Design Studio and landscape designer Fiona Kelly of Grate Art. “The owners wanted to create a modern, functional setting to improve the relationship between indoors and outdoors, and to maximise the existing outdoor spaces,” says Kelly. The 1980s features were removed and the colour toned down to give the house a more classic appearance. In addition, an outdoor entertaining room was built between the house and pool as an extension of the indoor living space. This establishes a visual connection to the pool and helps create a sense of space and integration with the outdoors. As the primary day-to-day living space, the pool area was a vital part of the renovation. The existing pool was refurbished and the entry access re-built. Timber decking around the entrance to the pool was introduced as a contrasting material to the new natural stone tiles. “With regards to the pool, it was a matter of trying to streamline the shape to limit its encroachment into the terrace space and make it more user friendly,” says Kelly. “We removed the original concrete steps and created internal steps, which maximised the space.” A raised garden area at one end of the pool was converted into a spa pool. In addition, a garden was created along the back edge of the pool, where there had originally been a walkway. “The idea was to soften the pool with plant layering to reflect the architecture and add another element of visual interest.”


Facing page: Designed by architect Jennifer Hanson, this outdoor entertaining room maximises the space in a north-facing yard and creates a visual connection between the interior of the house and the swimming pool. Above: The curves of the existing house were challenging to reconcile with the new design. Solid concrete steps also had to be removed – these were filled in and covered by timber decking.

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Architect: Jennifer Hanson, A-Design Studio (Auckland) Landscape designer: Fiona Kelly, Grate Art Pool and spa: Neil Runciman, Frontier Pools Chlorination: Puresilk Decking: Teak Paving: Jura Grey natural stone, Design Source Pool lighting: Spa Electrics multicolour LED Plants: Matthew Lees, Natures Creation Special features: Specialist gratings from Grate Art Story by Ellen Dorset Photography by Jamie Cobel

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Facing page and left: Landscape designer Fiona Kelly converted a walkway into a tiered garden along the back of the pool, adding another textural element to soften the landscape. The pool has been finished in an Ice Blue Quartzon. Above left: A limited palette of materials was used, including plaster, copper, cedar, stone and black steel. A canopy overhead allows sun into the outdoor room, which features a small kitchen and fireplace.

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swimming pools

Into the blue More than just a place to cool off in the summer months, swimming pools have become dramatic design features that can transform outdoor spaces

Natural connection A contemporary, natural aesthetic ensures this Asian-inspired swimming pool and outdoor entertaining area connect with the surroundings While it is important for outdoor areas to fit with the architecture of the house, they also need to connect to the scenery. For this project by landscape designer Robin Shafer of Shafer Design and pool builder Carlos Morgan of Morgan Pools, it was essential for both the outdoor space and swimming pool to complement the surrounding landscape. The owners wanted a contemporary, natural aesthetic that would maintain the connection to the wider views and the architecture while blurring the lines

between the pool and garden, says Shafer. “The house had very distinct, clean lines and a strong indoor-outdoor flow. There was also a slightly Zen, Japanese influence so the outdoor area and pool were designed to pick up on this.” Several outdoor spaces were created to ensure privacy and wind control without compromising the views. Preceding pages and these pages: Designed by Robin Shafer, this Japanese-inspired landscape relates to the countryside and design of the house.

Kwila wood decking and a concrete pavement connect well with the natural outlook, while the Hydrazzo pool finish maximises reflections, giving a natural quality to the water. Lining the rim of the pool is a border of Italian porcelain tiles in earthy tones, selected to mimic the appearance of stone and clay on the edge of lakes. A boardwalk divides the pool into two, separating a shallow wading area from the deeper swimming pool. This design feature allows the owners’ grandchildren

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to have shallow areas where they can play safely in the water, says Shafer. “The boardwalk leads to a weir edge that drops down into a holding pond lined with rocks. Introducing a weir gave a number of additional benefits – to start with, the lower level minimises the need for an intrusive pool fence. The view of the countryside then remains unobstructed, which enhances the natural aesthetic.” In addition, grasses planted at the rear of the pool alongside the rocks blend in with the countryside and pool area.

Landscape designer: Robin Shafer, Shafer Design (Kaukapakapa, New Zealand) Planting designer: Matt Lees, Landform Pool: Carlos Morgan, Morgan Pools Pool filtration: Viron Pool finish: Maui Midnight Hydrazzo, SSL Group Story by Ellen Dorset Photography by Jamie Cobel

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Above: Rocks and grasses were planted around the lower catchment pond to blur the lines between the pool and countryside, enhancing the Zen-like quality of the garden. In keeping with the natural theme, Enviroswim, a chlorine-free water purification system, was installed in the swimming pool. Facing page: Copper-coloured Italian porcelain tiles around the pool border are reminiscent of clay at the edge of a pond or lake, adding to the natural aesthetic. The kwila deck and boardwalk complement the natural colours used in the house and pool while the concrete paving adds solidity.

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Among the trees Nestled amongst a canopy of trees and suspended several metres over a large rock shelf and natural stream, this landscape is reminiscent of a tree house

Preceding pages: Designed by Dean Herald of Rolling Stone Landscapes, this swimming pool is suspended several metres over a natural rock escarpment. A canopy of bangalow palms and a large jacaranda tree provide a dramatic backdrop. Above: A mirror attached to the bluestone-clad blade wall reflects the jacaranda tree so it is visible from the kitchen inside the home. Below the mirror are three custom-made stainless steel water spouts.


Every project has its own challenges – the key to a successful design is finding solutions that will allow you to use them to your advantage. Although the topographical conditions of this site initially seemed restrictive, the nature of the landscape forced the design team to explore solutions that pushed the boundaries, and so eventually turned out to be an asset. With a natural stream passing near the entrance of the house and a large rock shelf weaving its way through the property, access was a challenge, says landscape designer Dean Herald, director of Rolling Stone Landscapes.

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“In light of the position of the creek and rock causeway, access to the property was limited and our design team was called in to develop concepts with the architect. A garage was attached to the front of the site but getting from there to the front door of the house was an issue,” says Herald. “Fortunately we were able to come up with an interesting solution and turn what had been initially quite a problem into a great feature.” This feature is a hardwood boardwalk, suspended up to 5m above the stream and undulating rock shelves.

Left: Initial plans show the unique challenges faced by the design team of both the house and landscape. The narrow block of land had a large rock shelf and a natural stream that intersects the property near the front entrance.

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Above: Suspended several metres above rock and a natural stream, the timber boardwalk zigzags its way from a garage at the front of the property to the front door. As the surrounding trees and plants mature, they will embrace the boardwalk creating a tree-top walk experience.


Moving in a zigzag pattern from the garage to the front door, the boardwalk creates a treetop walk experience and provides views of the bush on approach to the house. The swimming pool, which sits on the other side of the dividing blade wall at the entrance, was yet another challenge. “Because of the nature of the landscape, a number of environmental regulations were in place, which again limited the options available to us,” says Herald. In order to keep within the guidelines, the pool was elevated and suspended over the rock

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so the natural landscape remains undisturbed. The pool area, built in conjunction with the house, blends seamlessly with the architecture. “Within such a limited space, the pool and architecture really had to work together. The water laps against the side of the house and because both were built and designed at the same time, it looks as if the house is sitting directly on top of it.” The 9m x 3.5m pool includes a built-in spa that is raised slightly above water level, creating an illusion of space. This is enhanced by an infinity edge over the rock shelf.

Architect: Paul Meyer Design (Sydney) Landscape designer: Dean Herald, Rolling Stone Landscapes (Sydney) Pool and spa designer: Dean Herald Paving: Himalayan sandstone Decking: Northern Box Outdoor furniture: Jan Juc bench from Eco Outdoor Cladding: Bluestone-clad blade wall by Eco Outdoor Story by Ellen Dorset Photography by Danny Kildare

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“One of the most dramatic features of the pool is the infinity edge, which opens the area out towards the bushland and foliage in the distance,”says Herald. A mirror is attached to the pool side of the dividing blade wall – at first glance this appears to be a portal into another garden. The mirror reflects a large jacaranda tree back to a sightline inside the house. “We wanted to create a visual connection between the house and the landscape so the owners could enjoy the views and also reinforce that feeling of being in the treetops.”

Above: The boardwalk features a viewing platform that protrudes over the lower level of foliage. On the other side of the blade wall sits the swimming pool. Left: A slumped glass water feature on the bluestone-clad dividing wall makes a statement at the front entrance.

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index A-Design Studio


Fratessa Forbes Wong


Living Flame




ABC Carpet & Home


Frontier Pools

Mah Sing Properties 66-69, OBC

Runciman, Neil

Aitken Joinery Cromwell


Garner Holdings New Plymouth 21

Mansvelt, Michael


Savills Rahim & Co

Goh, Torrance

Mantel Arrowtown


Masterwood Joinery


Setia Eco Park



Shades of Marin


Alpine Return


Ambiance Systems





Good Manors Pools and Gardens


Bandar Eco-Setia Sdn Bhd 60-61

98-103 Gracestone Christchurch


Benjamin Moore


Grate Art


BFI Construction



32-41, 43

BMW Malaysia

60-61, 124-IBC

Bohn, Laura


Griffin, Mary FAIA





Che Stile


Gvardijancic, Martin




Haesloop, Eric FAIA




Deam, Gary


Hanson, Jennifer

Design Source


21 106-109

Henry Hall


Design Within Reach


Herald, Dean



Herbert Electrical Inglewood



Hong, Weiming






Dynamic Architectural Windows & Doors


102-105 Katie Deans



Kelly, Fiona




Enchanting Heights Sdn Bhd 66-69

Kelvin Jackson


Kitchens by Glenn Johns






Lakeville Residence

Euroglass Systems





62-65 Eco Outdoor

Fat Hippo Design Group


Jon Plowman & Associates

Eclipse Residence at Pan’gaea



Jagas Paving



Fischer, Gudrun


Fisher & Paykel

13, 21

66-69 110-115

Laura Bohn Design Associates


88-95 Lees, Matt Lees, Matthew

McKenzie & Willis Miele Morgan Pools Morgan, Carlos

Shafer Design



Shafer, Robin



Shearing, Nathan





Sdn Bhd

Sim, Peter

Mueller Nicholls Myson Natures Creation






Sonntag, Stefan



Next Edition


Niro Ceramic



Oceanside Glasstile

Star Residence


The Yeangs Sdn Bhd



The Potpourri


Permacoat Roofing


42, 96, 123


Turnbull Griffin Haesloop Architects 22-31 Turnbull, Margaret ASID

Plowman, Jon


Tyrell, Caroline

Property Guru Pte Ltd

5, 74-79

Urbis Landscapes

RAB Building Contractors


Trends Publishing International

Paul Meyer Design




IFC-1, 62-65

Pt Warisan Eurindo


Taranaki Steelformers

Osk Property Holdings Bhd

Plantation Design House

103, 109

SSL Group




Spa Electrics



Northern Box


SIS Masonry


97 109 14-21

22-31 21 105



Utama Lodge Sdn Bhd


Van de Laak, Raoul




Real Estate & Housing



Developers Association Malaysia



Walker Zanger





13, 21

West Elm

Rana Creek

110-115 109

48-51, 56-57, 70-73


MTT Properties & Development

Gudrun Fischer Outdoor Design

Deam Design

Mayfair Pools



32-41 Redhorse Constructors






Ligne Roset


Resource Furniture



Lisa Sarah



Rolling Stone Landscapes 116-121

Wisma Mah Sing Zanotta

94 66-69 30








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