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Puteri Hills, Puchong, 21/09/2014

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Starhub, Ipoh, 21/09/2014

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GEORGE TOWN: The demand for property nationwide is expected to pick up when there is more awareness of the Goods and Services Tax (GST), said Real Estate and Housing Developers’ Association (Rehda) Penang chairman Datuk Jerry Chan.

The demand, which has dropped by more than 30% so far this year, is expected to improve from November, he said.

Chan said the slowdown was due to the Government’s cooling measures and the stringent steps taken by banks and financial institutions.

“About 30% to 40% of buyers failed to get loans early this year. This has now increased to between 50% and 70%,” he said.

Asked about the impact of GST on the property market, he said this would depend on factors such as the cost of living.

“If the cost of living goes up a lot, people will pull the handbrake,” Chan told reporters yesterday.

He said the public might still buy residential property, which is GST exempted, after April if they needed to do so and if developers did not raise prices.

However, this would still depend on the cost of living, he added.

In Penang, residential units costing below RM1.2mil on the island and RM400,000 on the mainland will continue to sell well.

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MIEA says the measures will dampen demand in Selangor

BY EUGENE MAHALINGAM
eugenicz@thestar.com.my

Siva says the announcment of the guidelines could not have come at a worse time.

PETALING JAYA: Property players in Selangor are hoping newly-appointed Mentri Besar Azmin Ali will review the recent hike in minimum prices for foreign purchases in the state, which they claim will further dampen demand.

Malaysian Institute of Estate Agents (MIEA) president Siva Shanker said the guidelines that came into force on Sept 1 should be “rescinded.”

“We believe that various stakeholders should have been consulted first before they were implemented,” he told StarBiz, adding that neither the MIEA nor the Real Estate and Housing Developers’ Association (Rehda) was consulted.

Siva also said the announcement of the guidelines could not have come at a worse time.

“The announcement came without warning. During Budget 2014, the Government increased the minimum price for foreign property purchases from RM500,000 to RM1mil. Budget 2015 is just around the corner and there could be new measures to be announced. This will only dampen the market.”

He added that implementating such guidelines did not make sense if Malaysia aimed to turn the Klang Valley into an international, habitable destination.

“If you want to be a true world class city, you need to attract a sizeable population of international occupants. It’s the foreign element that makes it an international city,” said Siva.

PKR deputy president Azmin, who is also the Gombak MP, has replaced Tan Sri Abdul Khalid Ibrahim as Selangor’s new Mentri Besar.

Under the guidelines, the Selangor state government has set a minimum purchase price of RM1mil for the Hulu Selangor and Sabak Bernam districts (Zone 3) and RM2mil elsewhere (Zones 1 and 2).

Ng says most of the company’s launches are priced below RM1mil and the buyers are primarily locals.

Citing statistics from the Malaysian Properties Inc, whereby the number of foreign buyers on a national basis was between 4% and 7%, Siva said: “Those statistics apply to foreigners purchasing property mainly within Kuala Lumpur, Johor Baru and Penang.”

“You rarely get foreigners buying property within the Hulu Selangor and Sabak Bernam areas. So why have these rules?”

Siva noted that the various cooling measures implemented by the Government, which was aimed at keeping property prices in check, only dampened transactions and not the value of the properties.

“Transactions fell 5% and 10.9% in 2012 and 2013 respectively. It dropped 15% in the first quarter of this year.

“However, transaction activity in the first quarter is not usually a clear indication of the full year’s trend. The number of transactions have dropped over the last three years but their value has not.”

Mah Sing Group Bhd chief executive officer Ng Chai Yong said he expected minimum impact from the new guidelines as foreign buyers made up less than 1% of the company’s sales contribution in Selangor.

“In fact, 87% of our launches are priced below RM1mil and our buyers are primarily locals,” he said.

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Singapore firm looking to adjust Danga Bay development plan

BY NG BEI SHAN
beishan@thestar.com.my

PETALING JAYA: Singapore-based CapitaLand Ltd has become the latest property company to delay a new launch in Iskandar Malaysia amid growing concerns that the massive build-up by developers from China is overwhelming the market.

But some analysts say some local developers are continuing to enjoy a steady take-up rate, especially for landed houses.

“Although there is a slowdown in the Iskandar region at large, there are exceptions depending on location, company or project-specific,” AllianceDBS Research head Bernard Ching said.

He noted that companies like Eco World Development Group Bhd and Eastern & Oriental Bhd saw “very good” take-up rates for its recently-launched landed units in the area.

“Some of the big local boys are shying away from launching high-rise units as supply exceeds demand,” he said.

It was reported that CapitaLand, South-East Asia’s largest developer, was postponing the launch of its first phase in the Danga Bay township.

The company is also looking to adjust its development plan and reduce the number of the 900-unit condominium project.

Analysts told StarBiz that CapitaLand’s deferment of its launch was not surprising due to the oversupply of high-end and high-rise residential units by various developers, especially, property players from China.

An industry player said local property players’ plans to launch their projects were also affected by the massive scale of construction by the developers from China.

For instance, Guangzhou’s Country Garden had launched 9,000 high-rise condominium units at one-go while Guangzhou R&F plans to launch over 30,000 houses over time.

Another reason for the softening demand is the cooling measures in Budget 2014.

Meanwhile, UOB KayHian Research Singapore analyst Vikrant Pandey said there was minimal impact on CapitaLand from the delay of the Danga Bay project due to its diversified projects. “The delay will not have much impact on CapitaLand because it accounts for less than 2% of the total value of its projects.

“They are reviewing project timelines as home-buying sentiment in Iskandar has slowed down,” he said.

Last February, CapitaLand and Singapore’s state investment arm Temasek Holdings bought the 28ha man-made island from Iskandar Waterfront Sdn Bhd for RM800mil. The mixed integrated development has a projected value of RM8bil.

That said, catalysts like the high-speed rail and mass rapid transit that would improve connectivity between Singapore and Malaysia, would improve demand for Johor houses, Vikram added.

A month ago, UEM Sunrise Bhd, the biggest landowner in the southern region, cut its full-year sales target by about 40% to RM2bil from RM3.2bil.

This came about after the announcement of the lacklustre financial results for its second quarter ended June 30 due to the “challenging market environment”.

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Upcoming commercial project in Ipoh seen as a boon to the footwear industry

BY CHAN LI LEEN
lileen@thestar.com.my

Coming soon: An artist’s impression of the single-storey terrace light industrial unit under the Ipoh Shoe City project in Ipoh.

WORK on the initial phase of the much-anticipated Ipoh Shoe City project, a multi-million ringgit project in Pengkalan Lahat that will catapult Ipoh to becoming the nation’s shoe capital, is to start next month.

Revealing this, DS Group managing director Datuk Tan Buck Lai said work to survey the project site was already being carried out.

“Phase One of Ipoh Shoe City will consist of 54 units of single-storey terrace light industry units and 65 units of double-storey semi-detached light industry units.

“We are also hoping to submit our plans for Phase Two to the relevant authorities for approval soon,” Tan told reporters during a pre-launch event exclusive for members of the Perak Footwear Industry Association (PFIA) held at the association’s premises in Ipoh on Saturday.

On Aug 25, PFIA and DSG Shuez City Sdn Bhd of DS Group had inked an agreement to develop the RM100mil project on a 1.21ha land belonging to the association.

The Perak government had mooted the project in 2011 to help the local manufacturing industry, which up until now, remains very much a cottage industry despite it being accountable for about 70% of the nation’s shoe production.

Ipoh Shoe City project manager Eddie Ng said the light industry units had a four-in-one purpose.

“It can be used as a factory, warehouse, office or even a showroom. Hence, its modern facade,” he explained.

PFIA president Low Heng Keat said response from members towards the project was encouraging.

“Ipoh Shoe City is something we have been waiting for all these years.

“It is what we need to promote our industry,” he said, noting that a 9,290sqm exhibition centre would be among the key features under Phase Two of the project.

Low said PFIA planned to organise shoe fairs at the exhibition centre in future.

“We will bring together all our members and show our potential buyers from overseas what we have to offer.

“This is the way forward in doing business, gone are the days when shoe salesmen walk around armed with two suitcases of shoes.

“These days, buyers visit fairs and exhibitions to select goods and offer out contracts,” he said, adding that Ipoh Shoe City could also help bring in more tourists.

The post A ‘shoe-in’ development appeared first on Malaysia Premier Property and Real Estate Portal.

According to findings in an online survey, safety and security have become top priorities for potential house buyers.

BY JOCELINE YAN
jocelineyan@starmedia.my

AS a result of the increasing number of break-ins and the worrying crime rates, there has been a wave of gated and guarded (G&G) housing developments that are putting safety and security on the top of their priority lists. This shift in paradigm matches the demands from the pool of potential buyers in Malaysia who are perceptibly more drawn towards developments with enhanced security features.

In order to understand the market’s sentiments, StarProperty.my recently carried out an online survey to gauge the public’s perception on this issue through a series of questions.

According to the feedback from 546 respondents – comprising 77% male and 23% female aged 20 and above who are mostly professionals, managers and executives – 92% of them have a preference for G&G developments.

G&G developments have been gaining much traction in the world of real estate. Seven-eight per cent believe that this is because such developments offer a greater sense of safety and security.

To echo their stance, the majority of the respondents would expect G&G developments to include several prominent features. Ninety-one per cent of the respondents expect these developments to have 24-hour security patrols in addition to perimeter fencing while 84% expect to have at least one guard house within the surroundings of the development.

A comment that stood out from others came from a respondent who cited “the availability of a management and maintenance team to oversee the upkeep of public areas” as among the important criteria of living in G&G developments.

Exclusivity and privacy are not the only reasons why potential buyers look into G&G developments; “snob appeal” is also cited as part of the charm of owning a G&G development. Homeowners in gated communities have a higher pride of ownership and are more inclined to keep their property in top notch condition.

However, the most common downsides to living in a G&G community are the increased costs (monthly fees), irresponsible and under-qualified security guards as well as difficulty for visitors to gain access.

Based on the respondents’ analysis, the majority of the participants hold the belief that safety and security are fundamental aspects to consider when it comes to purchasing a house. The participants also revealed that exclusivity multiples the appeal of owning a G&G development.

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Harvey Norman is constantly looking for ways to enhance customers’ shopping experience.

A LEADING retailer in home improvement products, Harvey Norman is set to bring more convenience and value-added shopping to Malaysian shoppers with the launch of its new customer promise – “Shop with confidence”.

This encompasses exchange and refund policy, price guarantee, product reservation, same day delivery and extended warranties. The new consumer-centric policies took effect since July 5 at all the 13 Harvey Norman Malaysia stores.

Harvey Norman understands that the purchase of “higher involvement products” may require a longer time for consideration.

Hence, the chain store now offers a reservation service allowing customers to have their desired item reserved for seven days with a minimum deposit of 15% of the product’s retail price.

Deposit will be fully refunded should the customer not wish to proceed with the purchase. This pioneer move by the retailer offers customers sufficient time for decision-making while at the same time, enabling them not to miss out on the bargains offered.

Harvey Norman Malaysia managing director Angelo Augustus said, “As a competitive player in the industry, we are constantly looking at ways to enhance our customers’ shopping experience.

“Besides the reservation service, another key highlight is our price guarantee. After their purchases, should customers come across a lower price deal somewhere else, we will match it and top it up with 10% of the price difference. It’s about giving customers the assurance that they are taken care of – it’s about shopping with confidence at Harvey Norman.”

As part of the “New Customer Promise”, customers may request for an exchange within 10 days of purchases made if they have changed their minds.

Customers who need the products urgently can also expect to have their goods delivered on the same day once the purchase is confirmed before 2pm. In addition, free delivery service is provided to customers with a minimum spending of RM3,000 on electrical products.

Customers can also enjoy peace of mind without worrying about product defects as they may opt for the extended warranty with coverage on free parts and labour for up to five years.

As a leading and rapidly expanding retailer in electrical, computers and communications as well as furniture and bedding products, Harvey Norman Malaysia is committed to bringing revolutionary shopping experience to Malaysian shoppers with this launch.

>> Terms and conditions apply.
>> For more details, log on to the Harvey Norman Malaysia official website at www.harveynorman.com.my

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BY B.K. SIDHU

KUALA LUMPUR: UEM Sunrise Bhd says the Selangor Government’s move to impose a hike in minimum prices for foreign purchases in the state does create uncertainty in the market.

However, its newly appointed managing director and chief executive officer Anwar Syahrin Abdul Ajib said on Wednesday the company would continue with new launches in Selangor in 2015 as it was offering affordable housing.

In the case of Johor, where there is an overhang of high-rise properties, Anwar said the company would continue to monitor the situation.

He pointed out UEM Sunrise was not directly affected by the overhang as its portfolio of product is a lot different as it offered more landed properties there.

However, Anwar added he was looking to diversify the company’s dependence on Iskandar in Johor and to look at new areas going forward.

Its land in Nusajaya in Johor accounts for 60% of its total landbank, he said.

Meanchile, Bernama reported that UEM Group Bhd is maintaining its property division UEM Sunrise Bhd’s sales target of RM2bil this year despite only achieving RM560mil sales as of August.

Group managing director and chief executive officer Datuk Izzaddin Idris said robust contribution is expected from the property side especially from the Nusajaya and Melbourne, Australia projects.

“Nusajaya will be contributing 60% to the sales, Melbourne 25% and the rest comes from the Klang Valley,” he said.

Izzaddin said UEM Sunrise to date has unbilled sales of RM3bil.

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Lafarge Malaysia Bhd’s comprehensive range of building material solutions enables safe, aesthetic and durable entrance statements for gated and guarded developments.

BY MELVIN CHOW
feedback@starproperty.my

The Hydromedia and Artevia ranges of concrete which come in an array of colours, patterns and textures are perfect for communal spaces in G&G developments.

WITH the emergence of more gated and guard­ed (G&G) developments throughout Malaysia, entrance statements and communal spaces are becoming increasingly important areas to pay attention to.

In designing these spaces, the layouts must be well thought-out. In line with G&G developments, the design should not only be aesthetic to look at, but must also be safe for occupants’ use.

Reiterating Lafarge’s commitment to building better cities, Lafarge Malaysia Bhd has kept pace with this trend in building material solu­tions.

“In G&G properties, shared com­munal spaces are important. These communal spaces are heavily uti­lised and therefore they need to be well designed, durable and most importantly, safe for everyone to use. It is important that the right material is used for the right pur­pose,” said Lafarge marketing vice-president Shirley Low.

“Lafarge has a pervious concrete collection that combines durability with advanced drainage technology which is perfect for playground sur­faces and walkways as it prevents rainwater from pooling. This mini­mises the risk of slipping.”

Featuring the Hydromedia and Artevia, Low believes that its new products will be the game-changer for emerging G&G developments.

“Hydromedia is a fast draining concrete pavement solution that rapidly directs storm water off streets, parking surfaces, driveways and walkways,” she shared.

The G&G development in Sungai Petani, Kedah, uses Artevia for its driveways and Hydromedia as its drainage system.

She added that the innovative concrete also minimises cost and long-term maintenance issues for local authorities and developers.

“Hydromedia has proven to be safer for walkways and parking areas as it eliminates stagnant water and reduces the risk of flash floods due to its high permeability and drainage capacity.”

The new concrete mix also minimises environmental urban impact on natural water cycle as it recharges natural groundwater while reducing storm water pollu­tion via particulate filtration.

The other Artevia collection of decorative concretes for indoor and outdoor usage combines free­dom of design and high durability while keeping low maintenance costs.

“Artevia offers great looks and outstanding performance. It is much more than just another type of con­crete as it is a stunningly beautiful design material while retaining the advantages of concrete. It is hard wearing, long-lasting and is also available in an array of colours, pat­terns and textures,” said Low.

The decorative concrete’s cus­tomisable patterns and textures offer unrestricted creativity for any project and can be utilised for a variety of flooring options for kitch­ens, terraces, pool sides and garden paths.

“It’s perfectly safe for everyone, especially children and senior citizens, due to its reduced risk of slipping.”

Artevia comes in four different designs – Artevia Exposed, Artevia Colour, Artevia Polish and Artevia Stone – each with its own distinc­tive attributes depending on the project’s needs.

“Concrete has evolved tremen­dously. Today, we have concrete that comes in different colours and designs as well as different kinds of concrete for different purposes. It is a perfect complement for G&G properties as our concrete is of premium quality, durable and environmental friendly,” Low said.

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The recently concluded first-of-its-kind StarProperty.my Fair 2014 i-City Edition saw visitors and prospective buyers seeking the best property deals.

BY MELVIN CHOW
feedback@starproperty.my

Prospective buyers enquiring about Liberty Tower @ i-City.

THE StarProperty.my Fair 2014 i-City Edition attracted a crowd of potential house hunters and property investors during its four-day event that took place from Sept 13-16.

The fair also marked the first time StarProperty.my held its exhibi­tion at i-City’s 30,000sq ft i-Walk conven­tion centre.

A total of 12 exhibitors participated at the fair including I-Bhd, Tropicana Corporation Bhd, CIMB Property Mart, Naza TTDI Sdn Bhd, D Pristine Medini Sdn Bhd, Glenmarie Properties Sdn Bhd, Perbadanan Kemajuan Negeri Selangor (PKNS), United Malayan Land Bhd (UMLand), Ken Rimba Sdn Bhd, Kuala Lumpur Metro Group Bhd, Sunsuria Bhd and Golden Agro Plantation Bhd (MUKAH).

I-Bhd director Monica Ong (second from right) talking to the visitors at the fair.

The fair was officiated by Star Publications (M) Bhd group managing director and CEO Datuk Seri Wong Chun Wai, Star Publications (M) Bhd group chief operating officer Calvin Kan, Star Publications (M) Bhd chief operating offic­er, digital business Roy Tan, I-Bhd executive chairman Tan Sri Lim Kim Hong, I-Bhd dep­uty chairman Datuk Eu Hong Chew and I-Bhd director Monica Ong.

One of the exhibited was I-Bhd’s New York-themed residential development Liberty Tower located adjacent to the Central Plaza shopping mall which will be connected via a linked bridge situated within the i-City development in Shah Alam, Selangor.

The fully furnished 350-unit residential tower will come with built-up areas of between 466sq ft and 767sq ft which will be priced from RM360,000.

Sunsuria Bhd group founder and executive chairman Datuk Ter Leong Yap (middle) and I-Bhd executive chairman Tan Sri Lim (right) registering for The Star’s e-paper subscription.

Among the other interest­ing properties featured at the fair was Ken Rimba Sdn Bhd’s Ken Rimba Condominium 1 develop­ment in Shah Alam. This development is credited as BCA’s (Building and Construction Authority) first green township.

The group’s Ken Rimba Condominium 1 features built-up areas starting from 1,199sq ft. This freehold resi­dential condominium is priced from RM399,000 per unit.

The Suria FM booth with its fun games and activities attracted plenty of visitors.

UMLand showcased its Bandar Seri Putra development in Bangi while Naza TTDI exhibited its business suites called TTDI Sentralis in Shah Alam and Kuala Lumpur Metro Group – its waterfront residence called Hibiscus in Port Dickson.

CIMB Property Mart also held two auc­tion sessions at the fair that witnessed more than 1,000 visitors bidding for the best properties. A total of 165 properties in the Klang Valley with a total net worth of more than RM16mil were auctioned off during the auction sessions.

Bidders actively participating in the CIMB Property Mart auction.

In line with this fair’s lifestyle theme, there were a series of fashion and enter­tainment shows featuring aspiring and established fashion designers and perform­ers such as Calvin Thoo and Von Jolly Couture. There was also a special perform­ance by popular singer Dasha Logan.

There will be two other StarProperty.my Fairs scheduled in the Klang Valley in the coming months. The next fair will run from Oct 17 to 19 at Tropicana City Mall, Petaling Jaya. Thereafter, the fair will be held from Nov 21 to 23 at the Kuala Lumpur Convention Centre (KLCC), Kuala Lumpur.

>> For more information, visit:- fair.starproperty.my.

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Kwan with a model of the Suria Residence project.

BY NG BEI SHAN

PETALING JAYA: Sunsuria Bhd is targeting to achieve a 60% take-up rate for its Suria Residence luxury condominium in Bukit Jelutong, Shah Alam, by the end of the year.

Sales and marketing director Simon Kwan said the company has received positive response from home buyers, leading to an almost 30% booking rate for the units even prior to the project’s official launch this Saturday.

“The selling points for this project include the location, six-tier security and the garden-inspired landscaping,” he said.

With a gross development value of RM265mil, prices for the homes start from RM428,000 onwards.

The single-bedroom to three-bedroom units come in sizes of 600 sq ft, 800 sq ft, 1,000 sq ft and 1,200 sq ft, while the ceiling height is nine ft.

Every unit comes with two parking lots.

Sitting on a 3.55-acre freehold parcel, Suria Residence comprises two towers that house 545 units.

Completion of the development is expected in the third or fourth quarter of 2017.

“We are targeting buyers for own stay, young working adults who want to stay in an upscale suburb area,” Kwan said.

The project is adjacent to Sunsuria’s two other projects: Suria Jelutong Serviced Suites and Trivo commercial shops.

As Suria Residence is specifically designed for residents who want more privacy, the two other projects will complement it with commercial convenience within walking distance.

He said house prices in Bukit Jelutong had been growing steadily over the years and it was now one of the upscale areas after Mont’Kiara.

“On average, the household income in Bukit Jelutong exceeds RM17,000 and to attract home buyers who aspire to live in an upscale community, we have to ensure that the details of our projects are well taken care of.”

Its floating gym is equipped with machines that are imported with a 10-year warranty, while the equipment in its playground is also of high imported quality.

On top of that, the developer has designated seven gardens of different themes; namely, Therapeutic Garden, Linear Walk, Secret Garden, Party Garden, Children’s Play Area, Toddler Play Area and Entertainment Deck, on the fifth and sixth floors to cater to the various lifestyles of its residents.

The project is accessible via the New Klang Valley Expressway, the North-South Expressway Central Link, the Guthrie Corridor Expressway, the Federal Highway and the Shah Alam Expressway.

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Johor government mulls proper quarters for foreign workers

Under control: A police officer speaking to a crowd of angry foreign workers who staged a strike outside the JCY HDD Technology Sdn Bhd building in Kulaijaya here on Aug 26, 2014.

JOHOR BARU: The Johor government is mulling the possibility of creating a worker’s enclave in all industrial estates to ensure proper housing for all foreigner workers here.

State Unity and Human Resources chairman R. Vidyanathan said this would also prevent them from causing problems similar to a recent riot at an electronics factory in Kulaijaya.

At present, there are several workers enclaves in Iskandar Malaysia and Pengerang.

“We are concerned about the workers rioting as this may affect investor confidence.

“We also want to have proper housing for workers and we are now scrutinising what is available in the Iskandar region.”

Vidyanathan added that the state’s manpower department had received complaints about employers providing poor living conditions.

“The same mattress is being used by two people and the homes that they live in are also dirty with poor ventilation and bad wiring.”

He said the worker’s enclave should also offer better security to prevent crime.

The manpower department, added Vidyanathan, would also advise companies with a large number of foreign workers to appoint a worker representative or have a joint consultative council at the factory level for them to help resolve issues amicably.

“The department will also carry out checks on such companies to ensure everything was in order,” he added.

Commenting on the riot last month, Vidyanathan said the incident was sparked by the death of a Nepalese worker.

“The electronics company involved has 10,000 workers who are mainly foreigners,” he said, adding that such was the third case involving the same company.

During the incident, some 800 foreign workers gathered outside the company’s building and hurled stones and other objects at the management office.

They set a section of the office building and a car on fire while three other building complexes were also damaged.

Some 1,500 workers at the manufacturing facility became unhappy over the manner in which the company had handled a worker’s welfare.

They demonstrated and became unruly by thrashing the company’s property in a display of solidarity.

The post Better housing needed appeared first on Malaysia Premier Property and Real Estate Portal.

Developer goes the extra mile to entertain crowd at show village launch

Dazzling: The launch of the show villages ended with a two-minute fireworks display.

ECOWORLD launched its EcoSpring and EcoSummer Show Village in Iskandar Malaysia, Johor recently.

Over 3,000 visitors came to the show village which offered visitors a taste of the living experiences that both townships have to offer.

They were also treated to an evening of fun activities to commemorate the occasion.

MediaCorp artiste Vivian Lai hosted the evening and the crowd was entertained to clowns, unicyclists, stilt walkers and balloon artists.

There was also 3D street art, a street cuisine buffet, horse rides and costumed superheroes for photography sessions.

A lucky draw also saw 10 visitors winning cash prizes worth RM888.

But the brightest moment of the night belonged to the main act – a mind-blowing magic show by Zlwin Chew.

The world-famous international illusionist and street magician, who has performed for celebrities and royalty across the globe, put on a spectacular show and kept the crowd mesmerised with one magic act after another.

The day ended on a high note with a dazzling two-minute fireworks display.

EcoSpring, like its namesake, is an upmarket township of cluster homes and semi-detached houses set in a beautiful spring-themed environment. Over 13% of EcoSpring is reserved for nature.

The township, which is entered through a bridge, is dotted with a plethora of gardens full of blooming flowers and surrounded by pristine lakes, streams and lush greenery, that help to lower the temperature by 4-7°C naturally.

Each of the four precincts also come with their own garden.

The township is gated and guarded, as well as patrolled by security personnel around the clock.

In addition, the precincts are safeguarded by individual security checkpoints for added exclusivity and peace of mind.

There are also dedicated lanes for pedestrians and bicycles as well as free shuttle buggies for residents to travel around the township safely.

EcoSpring is designed with up to 65 world-class outdoor and indoor facilities, including a state-of-the-art gymnasium, floating stages, a skating rink, outdoor pavilions, viewing decks, basketball courts, and even a resident-exclusive clubhouse with a lap pool.

EcoSpring’s double-storey residences, which are named after scenic places in England and range from 32’ x 80’ cluster homes to 50’ x 80’ semi-ds, feature a unique architectural style that combines sophisticated European architecture with smart contemporary designs, like walk-in wardrobe, en-suite bathroom and more.

Adjacent to EcoSpring, separated only by a stream, is EcoSummer.

A tranquil stream-side township of 1,255 garden homes, approximately 16% of the total area of EcoSummer is reserved for nature.

At its heart is one of the longest linear gardens in Iskandar Malaysia.

To ensure that its residents can live with complete peace of mind, the township is safeguarded by 24-hour security and CCTV surveillance. The facades of EcoSummer are inspired by Western Country homes.

These modern residences also feature comfortably wide open living and dining areas, as well as a 10ft backyard garden with a 40ft backlane.

The first phase of EcoSummer is completely sold out, but there are still opportunities to own a double-storey garden home in EcoSummer, thanks to the launch of its new phase, the North Gardens.

For details, call 07-236 2552 or visit the EcoSpring and EcoSummer EcoWorld Gallery.

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Tourism a catalyst for economic development for state

STORY AND PHOTOS BY FOONG PEK YEE
pekyee@thestar.com.my

Loh and Jack Chin Tze Jiat from Landmark Valuers and Consultants looking at a model of Starhub at the developer’s office along Jalan Hussein in Ipoh recently.

THE golden opportunity for Ipoh to stage a comeback after aboutthree decades of very slow economic growth has arrived.

Tourism in Perak in general and Ipoh in particular, is set to be the catalyst for economic development in the state.

Projects like sovo (small office versatile office) for instance, are mushrooming in Ipoh to cater to the demand from tourists, the spin off economic activities as well as people who are ready to stay and work in Ipoh.

Developers are racing to catch up with the development.

Last year Starwalk Development Sdn Bhd changed its plan to build four storey shoplots to a 30-storey mixed development named Starhub in the Ipoh city centre.

Having breakfast in a traditional coffeeshop and browsing in old bookshops can be a form of relaxation for tourists in Ipoh new town which is a few minutes drive from Starhub.

“Our original plan was to build 13 units of four-storey shoplots

“The plot of land is prime land and we felt it would be under-utilised if we were to build shoplots,” said Starwalk Development director Loh Nyet Mee,

She said Starhub, with 303 units of Sovo, 37 retail lots and seven storeys of carpark, the tallest in Ipoh city centre, would be ready in 2018.

“Construction will begin next month and the Sovos are now open for sale following its soft launch at the end of August,” she said in an interview at her office in Ipoh recently.

Loh, 58, a valuer cum developer in Ipoh for the last three decades, said Starhub came about with practicality and affordability in mind.

“About 80% of our Sovos are one-bedroom and two-bedroom units of size between 600 sq ft and 800 sq ft a unit.

“The majority of them are also priced below RM400,000, starting from RM243,000 per unit,” she said.

The site of the 30-storey Starhub which is set to be the tallest building in Ipoh.

Loh said smaller and cheaper priced units were not only affordable to more people, but easy to rent out.

The units, she added, were nevertheless big enough for comfort and tenants could also spend time enjoying the facilities like swimming pool and gymnasium that came with the units.

The retail outlets, she added, would be mostly for food and beverage and shopping.

To address some concerns of investors, Loh said Starhub was packaged as a product for investment and various services would be provided for a fee.

For instance, she said investors might be concerned over the hassle of housekeeping or the handling of tenants.

Another concern, she added, would be the management and maintenance of the property.

Loh also stressed that the value of a well-managed property would appreciate and vice-versa.

Shopping for Ipoh delights, including pomelos, is just a few minutes drive away from Starhub.

She said security was also another important consideration nowadays.

“The Sovos and retail outlets will have their own entrance.

“There will be 24-hour security, CCTV monitoring, entrance to lift is by card access and you will have access to your floor only,” she said.

She said their targetted buyers include those from Kuala Lumpur and Penang, especially Ipoh residents working outside the state.

“They want a place to stay when they come home for the weekend or holidays. They may also want to use it as a homestay business.

“The popular place for street food, like taugeh chicken is just a few minutes drive away,” she said.

For investors, Loh said Starhub would be good for homestay business.

“Ipoh makes a good stopover for food and stay,” she said.

Loh is also optimistic that the Sultan Azlan Shah Airport, which is now upgraded and operational, would help boost tourism.

The airport can take regional flights from Hong Kong, Southern China and Indonesia, for instance.

Starhub, along Jalan Hussein, is less than a 30-minutes drive to the airport as well as to Simpang Pulai interchange for northbound passengers and Ipoh Garden interchange for southbound passengers, respectively of the North South Expressway.

The post Chance for growth appeared first on Malaysia Premier Property and Real Estate Portal.

BY STUART MICHAEL
metro@thestar.com.my

On barren land: Housebuyers stand in a land where their plots of houses is supposed to be but in the background is an unfinished structure. -filepic

THERE is a glimmer of hope for housebuyers of the abandoned project in Kampung Koskan Tambahan, Sungai Choh in Rawang.

They were told during a meeting on Sept 23, that the Selangor State Development Corporation (PKNS) may revive the project.

This was conveyed to them by Lembaga Perumahan dan Hartanah Selangor (LPHS) chief assistant director Hadi Faizal who chaired the meeting.

The meeting was also attended by representatives from PKNS, LPHS, Hulu Selangor Land Office, Hulu Selangor Drainage and Irrigation Department as well as Rawang assemblyman Gan Pei Nei.

PKNS representative Mohd Nur Hadi presented the findings of a recent study on the cost of reviving the project.

It was revealed that between RM30,000 and RM75,000 would be needed to complete each unit, depending on the condition of the house.

PKNS was asked to do a detailed study on each of the 43 affected units including the cost of related work such as a drainage system to address the overflow of water from the nearby Serendah river.

PKNS was also asked to include the price it was willing to buy over the units from the houseowners.

Kg Koskan Tambahan Expansion Project Housebuyers Action Committee secretary Jeyaseelan Anthony, who was present, told StarMetro that he had asked PKNS to consider building a slip road to enter the housing area.

“We also requested that any top-up amount to revive the project be kept to a minimum.

“A majority of housebuyers like myself are still paying off our bank loans even though the project has been abandoned for many years.”

Jeyaseelan also pointed out that some house owners have received their temporary grants while others had not although they had paid the land premium.

The Hulu Selangor Land Office maintained that only 5 house owners were given temporary grants.

However, the buyers showed proof that the number was much higher.

The project, which has been abandoned for 14 years, was to have involved the construction of 43 single-storey bungalows.

The project developer was Ehsanibu Sdn Bhd.

The post Possible revival of abandoned housing project appeared first on Malaysia Premier Property and Real Estate Portal.

Sources say foreigners have taken up most of the plots

BY TEE LIN SAY
linsay@thestar.com.my

Stage 1 of TRX comprises four office towers, including a signature tower, five residential towers, two five-star hotels and a retail mall.

PETALING JAYA: All parcels of land for Stage 1 of the 28.3ha mixed development at the RM18bil Tun Razak Exchange (TRX) have been sold to investors, with master developer 1Malaysia Development Bhd (1MDB) retaining about five parcels for itself, said sources.

A source said that the majority of investors who took up the parcels of land were foreigners.

“1MDB has decided to keep about five parcels for itself, as it wants to develop them for some long-term recurring income,” said the source.

Last December, TRX carried out its investor memorandum process where it was looking for international and local investors in the form of joint-venture partnerships or outright plot sales for Stage 1 of TRX.

Subsequently, international property and infrastructure group Lend Lease was chosen, following an international bidding process overseen by CBRE, a global property consultant.

Stage 1 of TRX comprises four office towers, including a signature tower, five residential towers, two five-star hotels and a retail mall. However, no development value was given then.

Stage 1 includes the “Lifestyle Quarter”, which is a retail-led mixed-use development of over 17 acres comprising a hotel, three residential towers and a new retail mall connected to TRX’s multi-layer central park.

In a statement, 1MDB said that the Lifestyle Quarter was expected to attract up to US$1bil (RM3.2bil) in foreign direct investment. Construction is now slated to commence in early-2015.

TRX is a 28.3ha mixed-use development in the Imbi area of Kuala Lumpur, which is being developed as the new financial and business district, with commercial, residential, leisure and cultural components.

Separately, the source added that 1MDB would not be asking for an extension for the filing of its accounts for the financial year ended March 31, 2014.

1MDB has until the end of the month for the auditors to sign off the accounts and another month to lodge it with the Companies Commission of Malaysia (CCM).

“Technically, it has until end-October to lodge the accounts with the CCM,” said a source.

Yesterday, 1MDB Real Estate Sdn Bhd (1MDB RE) announced that it was inviting contractors to participate in an open pre-qualification exercise for infrastructure and internal roadway works to be built at the upcoming financial and business district.

In a statement, 1MDB RE chief executive officer Datuk Azmar Talib said the earthworks package, which started in April 2013, was expected to be completed by the first half of next year.

The pre-qualification process for the next batch of work will shortlist qualified companies for the tender stage.

“The current earthworks at the TRX site involves a four-storey-deep excavation for the underground basement level of the project.

“The next packages of work would extend to the roadworks and tunnels to support our key infrastructure, including underground road structures, the installation of buried utilities and both at-grade and elevated roadways,” he said.

He added that 1MDB RE had remained faithful to the TRX masterplan as drawn up by Machado and Silvetti Associates and Akitek Jururancang Malaysia Sdn Bhd, other than some additional enhancement meant for the surrounding neighbourhoods, so that the entire area could benefit from its infrastructure.

Last week, TRX also entered into a 20-year concession agreement with Veolia Water Technologies Southeast Asia for waste-water treatment and recycled water supply in TRX.

The post TRX parcels all sold appeared first on Malaysia Premier Property and Real Estate Portal.

BY WONG WEI-SHEN
weishen.wong@thestar.com.my

Low (left), state housing and local government exco Datuk Abdul Latiff Bandi (2nd from left) and other officials looking at an artist’s impression of the Johor project.

PETALING JAYA: Penang developer Ivory Properties Group Bhd has entered into a joint venture (JV) with JB Lee Properties Sdn Bhd for a mixed project with an estimated gross development value of RM2bil in Teluk Jawa, Johor Baru.

In a filing with Bursa Malaysia, the company said the JV was in line with its strategic plan of expanding its reach outside Penang and securing partnerships to develop strategically located land-bank.

This will be Ivory’s first project outside Penang.

“Johor has been making waves with its current measures to spur economic growth and attract investment,” group chief executive officer Datuk Low Eng Hock told StarBiz. “This land of opportunity has since become a haven for property development for many top-notch property moguls.”

Ivory unit, Ivory Residence Sdn Bhd, and JB Lee have agreed to enter into an unincorporated JV for the proposed development.

JB Lee, which is principally involved in property investment, owns the 7.1-acre freehold agriculture land in Johor Baru.

“The property will be converted and re-zoned for use as a mixed development of residential and commercial properties,” the company said.

Low said the development would consist of four blocks of residential towers, which would sit above a commercial podium featuring retail outlets.

“However, this is still subject to approval from the authorities,” he added.

Ivory’s participation in the proposed JV will be funded via internal funds or bank borrowings.

Barring any unforeseen circumstances, Ivory expects the proposed JV to be completed by the year 2020.

Ivory is positive on the proposed development despite talk of the property market slowing.

“We are quite positive on this, given the great location, which is especially ideal for professionals working in the Pasir Gudang industrial and logistics hub. Through the JV, the landowner and developer share the risk,” he said.

Moving forward, Low said the company was open to more developments outside Penang, especially in Kuala Lumpur and Johor Baru.

The post Ivory Properties in RM2bil joint venture in Johor Baru appeared first on Malaysia Premier Property and Real Estate Portal.

BY KELLY TEY

(From left) Tropicana Corporation senior general manager Mohd Zapi Abdullah Subang Jaya Municipal Council (MPSJ) landscape architect Azlina Mat Salim MPSJ president Datuk Asmawi Kasbi, Loh and Tropicana Corporation project executive director Daniel Teh planting the first tree for the Central Park to mark the campaign launch.

IT was double joy for Tropicana Corporation Berhad as the group celebrated the launch of its inaugural green campaign and its first modular viewing deck.

The “Tropicana Green Carnival” campaign is currently on at Tropicana Metropark, Subang Jaya, over four Saturdays ending on Oct 18.

It aims to attract visitors with programmes for the whole family, such as a showcase of vintage cars, family yoga sessions, upcycling workshops for children, beauty and healthy- eating talks and cooking demonstrations.

There will also be eco initiatives, such as tree-planting besides blood donation drive, health screening and recycling activities.

Tropicana sales and marketing executive director of sales and marketing Pam Loh said the carnival was held in line with the concept of the 3.7ha Central Park, which was to foster an ecological and well-balanced lifestyle for urban families within Tropicana Metropark.

“Central Park is the connecting factor to this 35.6ha integrated development. It is a focal point where the young and old can gather, bringing the community closer and providing a perfect symmetry in terms of work, play and living,” said Loh.

(From right) Asmawi, Loh, Teh, Azlina and Mohd Zapi observing the development progress of Tropicana Metropark from the modular viewing deck.

She added that through the carnival and its development, the group also aspired to drive home the idea that green lifestyle was achievable.

The launch of the campaign also highlighted the developer’s very first modular viewing deck. It stands at nine metres tall and has a viewing platform measuring two-by-six metres wide.

Referred to as a sustainable product, the deck can be dismantled and reassembled for use elsewhere.

Atop the deck, visitors can take in the panoramic sight of Tropicana Metropark as well as the progress of its components, including the Central Park.

The park, valued at some RM20mil, will be completed by 2016, along with the development’s first phase of residences, Pandora, and the Tropicana Metropark Link, a flyover that connects road users to the Federal Highway.

The post Inspiring a green lifestyle appeared first on Malaysia Premier Property and Real Estate Portal.

Getting a PPRT flat involves a torturous wait for the homeless

STORY AND PHOTOS BY BRENDA CH’NG
brenda@thestar.com.my

Out of desperation: Pak man with the house he built in the background.

SHELTER, food, clean water, sanitation and clothing are among the most basic necessities everyone should be entitled to, even those living below the poverty line.

Unfortunately, there are many people deprived of such basic necessities, even in the heart of Kuala Lumpur.

Some of the homeless band together for safety and create communities that can be found under bridges or along the pavements at night.

Due to the high cost of living in the city and ever-increasing rental rates, these homeless people, who mostly earn RM10 a day, cannot afford a room.

The government’s Housing Project for the Hardcore Poor (PPRT) was created to help these people but, somehow, those who really need it are finding it highly impossible to get.

A recent visit by StarMetro to the streets of Kuala Lumpur showed just how serious and long the wait for PPRT rental units really is.

From the visit, three different scenarios were uncovered.

Giving up hope

Hidden in a corner called Kampung Periuk, is a shabby looking shack made out of zinc and wood.

Looking a little slanted from the outside, the colourful wooden house built on stilts comes with a makeshift toilet outside the house.

Though it may not look like much, it is a place that quite a number of the homeless seek shelter and call home.

It is a place of refuge, especially to the homeless women and children, whose sleeping options are usually limited to the five-foot-ways or under the bridges beside the river.

With no money to rent a proper place to sleep, they temporarily move into the wooden house built by a homeless man who calls himself Pak Man.

“I have given up waiting for a PPRT flat, it took too long and one day, I just got fed up and decided to take matters into my own hands,” Pak Man said.

The 57-year-old, who has been homeless for about 10 years, explained that the never-ending wait for PPRT flats is torturous and when he could wait no longer, he decided to just build his own home.

Completed three years ago, the wooden house is made of unwanted wood and zinc that Pak Man finds along the roadside and near construction sites.

“It was really hard to build the house as I had neither help nor experience, so I spent some time watching how the workers do things at construction sites.

Pak Din sleeping on his steel mobile vending cart every night.

“Then I improvised and just started building and now it is a house,” he said.

Coming all the way here from Kedah in 1988 to try and make a better living, the father-of-one said he used to work and rent a room in the city.

But as the cost of living increased, his finances became tighter and soon he could no longer afford the increasing rent.

Pak Man had previously worked as a security guard, at a steamboat restaurant and also sold roast chicken.

Ten years ago, he got laid off after not being paid for several months.

“I couldn’t take living on the streets as it was not the safest place.

“Every once in a while, we get disturbed by the authorities who tell us to leave if we sleep on the street,” he said.

Every now and then, Pak Man’s house is used by the homeless community as a hideaway from raids and operations conducted by the authorities.

Living in hope

Every night, before going to sleep in his steel mobile vending cart near Wangsa Maju, a homeless man who calls himself Pak Din prays that he will get a PPRT flat in the morning.

Having put in his application in early 2012, the father of three is still waiting to hear back from the Kuala Lumpur City Hall (DBKL) on the availability of a unit.

“I want to know what is taking so long for my application to be processed? PPRT flats are there to help the really poor, like me.

“But until now, DBKL does not seem to be responsive and is not dealing with this case urgently,” said Pak Din, who hails from Kelantan.

Pak Din, who is in his late 40s, explained that he and his 20-year-old daughter were forced out onto the streets about four months ago.

He was previously staying at a government shelter.

The shelter had been his temporary home since he came to Kuala Lumpur in 2011 with his daughter and son, both of whom are currently still in school. His youngest daughter remained in Kelantan.

For two years, he lived at the shelter, while waiting patiently for DBKL to give him a PPRT unit to rent.

“I do not understand why I have not been given a place to rent as I am trying to make a decent living for my family.

“The money I earn goes to my children’s education and money is really tight for me to afford a place in this city.

“All I can afford is the PPRT unit, which costs about RM124 per month to rent,” he said.

Pak Din currently has his own shoe repair business, which earns him between RM20 and RM50 a day, and sometimes more on good days.

Ever since he and his daughter were asked to leave the shelter to make room for newcomers, he was forced to send his daughter to Cheras to work at a nursery that provides accommodation.

His 18-year-old son, however, is living with him in the tiny kiosk.

Pak Din and his daughter mending shoes at their kiosk.

“I cannot ask my son to sleep on the streets as it is too dangerous for him,” he said.

When asked about his daily spending, Pak Din explained that he had to spend RM2 a day per person to shower at a public facility.

For three people it will be RM6, plus their daily food and drinks which would amount to about RM10 per person.

“I do not even take free food from the soup kitchens as I want to stand on my own two feet.

“I hope the Government will not see us (the homeless) as trash and will give us a place to sleep in if they do not want us on the streets,” he said.

Pak Din has no intentions of moving back to Kelantan as he has nothing left there after his wife died about 12 years ago.

Recently, he received a call from DBKL, informing him of an available PPRT unit. However, he was asked to pay RM400 upfront as a deposit to secure the unit.

He is now in the process of collecting the money, without which the unit will no longer be reserved for him.

Impossible task

Ahmad D who tried applying for a PPRT unit in Lembah Subang in 2011, could only describe the whole process as a bad experience.

After getting a call from the local authority about the availability of a PPRT unit for rent, he went to check it out.

To his shock, the unit he was allocated was badly damaged, with broken windows and missing doors.

“Everything was broken, there were no doors or windows and it was dirty and badly maintained.

“When I asked Petaling Jaya Municipal Council (MBPJ) about it, they told me to repair it myself if I wanted to rent the unit,” he said.

The 38-year-old, who is currently renting a place in Kinrara, said he could not even afford to rent a proper place, so how would he be able to come up with the money to repair the unit.

Working on a golf course, he said that he needed a unit close to the Subang area because his mother’s was receiving medical attention at a clinic in the neighbourhood.

His mother, who lives with him, suffered a stroke and has hyperthyroid and requires regular check-ups and medication.

“My current rental is RM300 and money is really tight, so getting a PPRT unit will really help me a lot,” he said.

He further explained that the authorities will not disclose where the units are or how many units are available for rent.

All they can do is fill in a form, apply and hope for the best.

The post Near-impossible dream appeared first on Malaysia Premier Property and Real Estate Portal.