BY SHARIDAN M. ALI

Connected route: A total of 15 buses will ply the 5.4km route around the Sunway area, connecting the Setia Jaya Komuter station to the USJ 7 LRT extension line station. The second bus rapid transit (BRT) system is being planned to link Central Market in Kuala Lumpur to Klang in Selangor. The 40km stretch will be built along the Federal Highway.

PETALING JAYA: Sunway Construction Bhd, the builder of the country’s first elevated dedicated bus lane in Bandar Sunway, is a strong contender to bid for the expansion of the project, analysts said.

This should fire up interest in the company, which is said to be planning to sell its shares to the public as early as next month. The second bus rapid transit (BRT) system is being planned to link Central Market in Kuala Lumpur to Klang in Selangor. The 40km stretch will be built along the Federal Highway.

Sunway Construction has “a strong track record advantage when bidding opens for the next BRT line,” said CIMB Research analyst Sharizan Rosely.

“Order book drivers continue to be more building works-focused but this could change going into 2016. The group is one of seven finalists for the RM9bil LRT 3 PDP package, a potential earlier winner of MRT 2 elevated viaduct packages by our estimates,” he said in a report last week,

Generally, Sharizan expected about 40% growth in the RM2.8bil construction order book to RM4bil for the IPO-bound company was achievable by end of this year.The market for IPO had cooled down considerably following the lacklustre showing by Malakoff Corp Bhd recently.

The RM634mil Sunway BRT, where Sunway Construction contributed RM123mil to the project, was recently launched by Prime Minister Datuk Seri Najib Tun Razak.

“The poser is to invest in the parent company that will receive hefty special dividend from the listing of Sunway Construction,” one analyst said when contacted by StarBiz.

Sunway Bhd has gone up by more than 10% year-to-date to end at RM3.52 on Bursa Malaysia last Friday. Post-Sunway Construction’s listing, it will be among the largest pure play construction companies in Malaysia.

Most other construction companies from among the bigger players such as Gamuda Bhd and IJM Corp Bhd also derive their earnings in part from the property industry. MIDF Research expected more interest on Sunway Bhd in view of potential special dividend in the next two months.

“The amount should be in the range of 22 sen to 25 sen subject to the actual amount of proceeds to be raised from Sunway Construction’s IPO,” it said in recent report.

The Sunway BRT was 70% funded by Prasarana Malaysia Bhd, 15% by Sunway Bhd and 15% by the Government’s public-private partnership (PPP) facilitation fund called UKAS. However, Sunway Construction is expected to receive stiff competition from the usual suspects when Prasarana opens the tender next year.

A source close to Prasarana said the second BRT with longer route of more than 40 km would not be elevated and to be supported by Prasarana standard stage buses.

“As the second BRT will be on the ground, it will have quite a high curb on each side of the lane.

“Prasarana needs to discuss with PLUS Malaysia Bhd, the concession holder of Federal Highway on the matter,” he said, adding that the ground-breaking for this project was slated for the end of next year,” said the source.

The 5.4km Sunway BRT, arguably the region’s first elevated electric bus service, offers 1,153 parking bays at its Park n’ Ride complex. It will carry 2,400 passengers per hour this year and is expected to increase to 5,200 passengers per hour in 2035.

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BY SHALINI RAVINDRAN

An artist’s impression of the Segambut Rest and Service Area (Segar) that will allow motorists to exit the Duke highway straight into three levels of basement parking.

TRAVELLING into Kuala Lumpur can often be a nightmare as 5.7 million vehicles are crammed into old and narrow city roads daily.

A new highway under construction is offering a solution with a twist.

Unlike previous approach that seek to overcome traffic congestion by constructing expressways leading directly to the city, the Duta-Ulu Kelang Highway (Duke) Phase 3 project is touted as part of a larger and more holistic approach.

Phase three, according to Duke developer Ekovest Bhd, will be the start of the Kuala Lumpur City Bypass (KLCB). Once fully operational, the loop that will include Phases 1 and 2 is expected to reduce traffic into the city by an estimated 53%. Hypothetically, travel time could be reduced to more than half, claimed the builder.

For example, travelling from the Karak Gombak toll to Mid Valley, a distance of 49.7km, usually takes more than an hour with traffic. But with the highway, the distance is shortened to 32km and potentially takes half the time.

The alignment of the 30km Phase 3 will connect the north and south of Kuala Lumpur, passing through areas that include Universiti Tunku Abdul Rahman in Setapak, Wangsa Maju, Setiawangsa, Ampang, the Tun Razak Exchange, Salak South, Seputeh and Kerinchi. It will comprise a three-lane dual carriageway and will take three-and-a-half years to complete.

As with the previous alignments, the RM3.57bil project will be undertaken by construction and infrastructure group Ekovest Bhd, through its wholly owned subsidiary Konsortium Lebuhraya Utara-Timur (KL) Sdn Bhd (Kesturi).

The project, scheduled to begin by next year, is part of the Duke masterplan to complement the traffic dispersal system in and around Kuala Lumpur City Centre.

The ongoing construction of Phase 2 in Jalan Pahang heading towards Jalan Ulu Kelang.

Ekovest managing director Datuk Lim Keng Cheng said a holistic and innovative approach was used in the design of the KLCB.

“The KLCB is targeted at filling the ‘gaps’ between private and public transport services in the city.

“The aim of the overall alignment is to solve traffic issues while also improving connectivity between major roads and other highways.

“The entire loop will provide motorists with an estimated 50km of highway encircling the city centre,” he explained.

To strengthen and boost the use of public transport, Ekovest will build 10 park-and-ride facilities at strategic points along the alignment. These are near MRT, LRT and KTM Komuter lines in Segambut, Sentul, Setiawangsa, Jelatek, Chan Sow Lin, Phileo Damansara, Batu Kentonmen, Seputeh, Kerinchi and Salak South. Each facility is expected to provide between 4,000 and 5,000 parking bays.

“It would be pointless to build more highways that lead straight into the city as a traffic management plan.

“This will only clog up the arterial roads within the city.

“But having the park-and-ride facility near train stations, we hope to provide the last-mile connectivity to the city centre,” Lim said.

He added that the company had also proposed to the Government an additional 42 locations within the Klang Valley that could be developed as park-and-ride facilities. To kick things off, the company has started work on its maiden Segambut Rest and Service Area (Segar), which will be developed concurrently with its Duke Phase 2 project.

“The unique design allows motorists to head straight into its three-storey basement carpark from the highway.

“To inject life into these facilities, we will have commercial components such as food and beverage outlets, a convenience store and a daycare centre,” Lim said, adding it was set to be completed by 2018.

“The park-and-ride concept is not new, but what we are going to do is to build them along high-capacity roads such as expressways and highways.

“We incorporated ideas from other cities such as London and Melbourne, but localised the concepts to suit the needs here,” he said.

Construction of Duke Phase 2 is under way. The project will entail the an elevated highway to complement the existing Phase 1.

The highway will expand the existing Duke from two ends, connecting the east and west sides of Kuala Lumpur via a 7km link from Sri Damansara and a 9km link from Jalan Tun Razak. Lim said Phase 2, which had achieved some 42% of work progress, was expected to be completed by end 2016. It will feature the Sri Damansara Link (SDL) and Tun Razak Link (TRL), which will connect with the existing Duke 1.

Right now, Duke 1 connects the eastern side of Kuala Lumpur near Taman Hillview and Hulu Kelang to Jalan Tunku Abdul Halim (formerly known as Jalan Duta) but the SDL will enable motorists to access MRR2 near Menjalara in Kepong, on the western edge of Kuala Lumpur.

The SDL will start from a new interchange in Segambut, which is located between the existing Kuching and Duta interchanges on Duke 1 and end at another new interchange in Menjalara. Spanning 7km, the SDL will have one open toll plaza, two interchanges and a pair of directional ramps near Desa Park City.

As for the 9km TRL, it will link up with Duke 1 through the Sentul Pasar interchange as well as the Karak Link via the new Gombak Interchange, a new trumpet interchange providing access to Duke 1 from Jalan Gombak and Jalan Genting Klang.

The post Keeping the loop free of jams appeared first on Malaysia Premier Property and Real Estate Portal.

BY CHAN LI LEEN

On the lookout: Residents rely on the guards to lower crime rate at their housing estate. — filepic

EXPLOITATION of security guards is a common occurrence although not openly discussed. Despite the implementation of a RM900 minimum wage excluding allowances and overtime, many of them are still not getting the pay they rightfully deserve.

Worse still, some do not have Employees Provident Fund (EPF) and Social Security Organisation (Socso) benefits, health and medical benefits, off days or annual leave.

Rajan, a security guard at a gated and guarded housing project off Jalan Gopeng, said in the first place, most guards do not exist on paper.

“Hence, we are passed off as casual or part-time workers.

“This is also their excuse for not contributing to our EPF or Socso and not providing medical benefits.

“I work 12 hours a day, 365 days a year for a mere RM300 monthly basic, which with my allowances, add up to just about RM1,000 a month,” said the 69-year-old, who in actual fact should not be a security guard because of his advanced age.

Rajan added that if he were to fall sick, he had to fork out for medical bills.

“I would not be paid for the days I do not work as well.

“I stay on and suffer in silence because I need the money to survive.

“At my age, there isn’t much I can do and definitely, there isn’t anyone who will hire me,” he said.

Relating a similar scenario, Sammy, who has been working as a school security guard for the past year, said he was hospitalised at the Raja Permaisuri Bainun Hospital when his blood pressure and sugar levels dropped dangerously low last July.

“I ended up not working for two weeks and I did not get paid for the entire duration,” he said.

Sammy’s monthly basic is RM900.

“It is equivalent to RM35 per day or RM4.30 per hour.

“With four hours of overtime daily from Mondays to Sundays, I should be getting RM1,700 to RM1,800 but instead, I’m only getting RM1,640.

“My superior claims that the rest of the money are deductions for EPF and Socso but the money was never deposited into my accounts,” he said, adding that it should be double pay on Sundays and public holidays as well.

Prior to the implementation of a minimum wage for security guards last January, Sammy was only getting RM1,160 per month.

“I’m paid cash. There is no salary slip to prove my earnings, only a payment voucher. Actually, I do not even know who is my employer. I’ve heard he is some Datuk but which Datuk, I have no idea,” said Sammy.

The 50-year-old father of four added that because he could not prove his income, he was unable to secure a housing loan for a low-cost house and had to continue renting.

“My wife is also a security guard and has to tolerate the same unfair treatment.

“She is still owed 11 months arrears due to the implementation of the RM900 minimum wage last year.

“She is supposed to get a total of RM4,400 but instead, has only been paid RM2,000,” he said.

Sammy added that since they did not actually “exist”, they had no avenue to make a complaint.

“And yet, we persist and stay on because we still have two schoolgoing children,” he said.

One of the main reasons why security guards accept such deplorable working terms is because their employers are gangsters.

A security guard at a condominium in the city centre, Sri, a Nepalese married to a local woman, has been in Malaysia since 1989.

“I’m paid RM43.60 for 12 hours of work, sometimes it drags to 14 hours without overtime pay.

“Our employer is a well-known gangster head in the area. Who would dare complain?” he said.

As for his countrymen, who were brought in through “proper channels”, Sri said they too were given an unfair deal.

“Their contracts state clearly that they should be paid RM1,550 per month and given the day off during public holidays such as Chinese New Year.

“Not only do they not get the day off, there is no extra pay for work carried out on such occasions.

“Their salaries are also deducted for housing expenses,” he said.

It was recently reported that amendments would be made to the Private Agencies Act 1971 to rein in the problem-ridden security industry. Under the proposed amendment to the Act, companies can only lease their security licences to others with the ministry’s approval as gangs had been exploiting this loophole to venture into the security business.

The ministry is also proposing amendments to the Act to make it illegal for companies to open branches without proper vetting and approval and to hold company owners accountable for those operating their branches. Other amendments may include penalties for hiring overaged or untrained guards and for not paying the minimum wage and the EPF.

A labour department spokesman told The Star that the terms of employment for security guards were no different from those holding other jobs. He further revealed that employment letters were not compulsory as verbal contracts were valid as well.

“Every employee is free to enter into any contract of employment with an employer as long as it is according to the law.

“Of course, we have received complaints from some of those working as security guards but we cannot make a general assumption that the problems they have presented affects all.

“In any case, I believe the department should not be blamed for not taking any action against the employers if people willingly take on the position under unfair terms,” he said.

The post Guards suffering in silence appeared first on Malaysia Premier Property and Real Estate Portal.

BY STUART MICHAEL

Speaking out: A resident of Bandar Country Homes bringing up an issue during the dialogue.

A FOUR-hour dialogue between the authorities and residents of Bandar Country Homes (BCH), Rawang, as well as surrounding townships proved to be an eye-opener for both parties.

Among the issues raised were crime such as snatch thefts and house break-ins, limited Internet and mobile phone network coverage, floods, traffic congestion, untrimmed trees, mat rempit and uncollected rubbish.

Selayang MP William Leong, Rawang assemblyman Gan Pei Nei, Selayang Municipal Council (MPS) Zone 17 councillor Gunarajah R. George, MPS president Suliman Abd Rahman, Rawang police station CID investigating officer ASP Gurdial Singh, representatives from Gombak district Public Works Department (PWD) and Syarikat Bekalan Air Selangor Sdn Bhd (Syabas) were at the Phase Two basketball court in BCH to listen to the residents’ feedback.

Phase 12 resident Khoo Soo Kee complained about the slip road in Phase 13 that was not completed. He was also concerned over trees that needed to be trimmed and uncollected rubbish.

Suliman said he would look into these matters and would instruct his staff to trim the trees immediately. Hisyamuddin Bahari, 40, from Kota Emerald, complained about the area not having Internet and telephone lines. He also asked MPS to keep tabs on contractors providing rubbish collection service, to which Suliman agreed.

“I am not able to help regarding Internet and mobile phone services.

“Previously residents objected when telecommunication companies wanted to install antenna on buildings to boost their coverage, making it difficult for the companies to expand services.

“I suggest the residents start a signature campaign and send it to Telekom Malaysia or the other telecommunication companies, as there is a huge number of people staying here,” he said.

G.S Maniam, on the other hand, wanted to know what was being done to rectify the flood problems in the area. He also asked about the status of the BCH police station.

ASP Gurdial replied that there were plans for Rawang to be a police district on its own with six dozen personnel and it would be in charge of areas such as Kundang, Bandar Tasik Puteri and Batu Arang in the future.

Rawang assemblyman Gan Pei Nei explained plans to solve the flood woes in Sungai Bakau, Sungai Gong and Sungai Kundang. She said PWD proposed to widen Jalan Rawang-Batu Arang in stages and the rivers would be deepened at the same time.

She also announced her allocation of RM20,000 to repair the gate, fence and basketball court in Phase Two, BCH, which were vandalised on June 5. Suliman highlighted that MPS assessment rates had been unchanged since 1993 and it was high time the figure was adjusted, in view of the rapid development in the area.

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http://www.starproperty.my/index.php/articles/property-news/new-kl-development-set-to-feature-spacious-units/

The post New KL development set to feature spacious units appeared first on Malaysia Premier Property and Real Estate Portal.

The tipping point of transforming existing townships from good to great takes time. Years of steady  cultivation coupled with proper planning nurtured by organic growth and a maturing process have resulted in successful neighbourhoods such as Old Klang Road, Puchong and Bukit Jalil.

BY YVONNE YOONG

SetiaWalk, developed by S P Setia Bhd is an integrated development comprising a shopping mall, hotel, SoHo units, retail offices and serviced apartments.

SPECULATION has been rife of late in the property sector regarding the state of the market given the recent onslaught of the goods and services tax (GST) that rode in on April 1, heralded by the storms that invade our evenings without warning of ambivalent hot- and then-cold weather situations.

As unpredictable as the storms have been, and even way before the implementation of GST, an air of speculation had already emerged with ongoing talks of scattered property bubbles arising in various township developments.

However, even as existing concerns envelope the nation as the cost of living continues to rise for the average Joe Public, some gung ho developers have continued to launch their developments amid the proverbial eye of the storm buoyed by still unmet, existing demand for housing outweighing supply.

Guided by gut instinct and also the proven outlines of previously tried-and-tested formulas, developers continue to bank on winning attributes that make a successful township such as amenities nearby and conducive locations adjacent to one’s place of work enabling easy travel.

They are considering with renewed interest the possibility of launching new projects in existing mature developments with infrastructure already in place even as land becomes more scarce and hence, costly.

After all, it makes sense that the existence of basic primary amenities such as sundry shops, schools, clinics and other secondary infrastructure already in place including shopping malls, hypermarkets, hospitals as well as a ready network of roads and highways linking up to other parts of the city will lend added attractiveness to new launches in older neighbourhoods.

“Established townships in good locations, excellent connectivity and easy access to the city tend to boost property values. Even in bad times, properties in these locations can hold their own. Although these older townships tend to have haphazard traffic that one can do nothing about, these areas still retain their penchant as good places to live, invest and do business,” opines PPC International (agency) chief executive officer (CEO) Siva Shanker.

PPC International (agency) CEO Shanker believes that even in bad times, properties in mature locations, such as Old Klang Road, Puchong and Bukit Jalil can hold their own and retain their penchant as “good places to live, invest and do business”.

As it is, he acknowledges that one will be hard pressed to be able to find any affordable housing gems located near the city going for anywhere between RM500,000 and RM600,000.

Thus, he believes that mature neighbourhoods such as Old Klang Road, Puchong and Bukit Jalil are now poised to be on the threshold of renewed interest abounding in terms of the property potential of these established townships.

Another plus point working in favour of developers planning to launch their developments in already established neighbourhoods is that they need not invest in basic infrastructure such as highways and main access roads to connect to other parts of town.

Shanker believes that developers are still keen to launch their developments in the remaining tracts of land in these older neighbourhoods as there is high demand for staying nearby one’s workplace in order to cut time spent commuting.

Amidst rising demand for housing to meet the population growth compounded by escalating property prices, mature neighbourhoods that were previously not looked upon as property hotspots are now experiencing a new wave of interest among developers who are keen to launch their new projects here.

Indeed, today’s savvy developers readily acknowledge that besides the workings of innovative designs heralded by the handsome coupling of architecture imbued with award-winning interior and landscape designs, the issue of safeguarding their developments are also seeing new gated and guarded (G&G) developments mushrooming in pockets of these mature neighbourhoods.

Old Klang Road sets new property standard
Although previously perceived as a relatively lacklustre neighbourhood, Old Klang Road is now being viewed as holding great potential for development, given its close proximity to the city.

According to Shanker, the mature Old Klang Road location with its close proximity to the city center remains a hotspot in terms of property potential and mid- to long-term viability.

Its prized location linking up to Mid Valley City makes it a somewhat hidden and yet open secret, turning it into an old property hotspot worth revisiting judging from the current swarm of new developments mushrooming in various pockets of this thriving precinct.

Its commercial developments as well as food and beverage (F&B) outlets too are adding glitz to the Old Klang Road precinct that is connected by an arterial road meandering through various enclaves to Puchong.

The Scott Garden in Old Klang Road offers a tranquil environment complete with greenery.

“Scott Garden is a good example of a well-placed development in Old Klang Road. If you look at all the shops, restaurants and eateries buzzing with people, you will also notice that its centre court is the height of activity,” he says adding that with its arrival, the area which once used to be squatter settlement areas housing the lower middle-class segment of the population has now experienced a facelift and rejuvenation of sorts.

Tracing the early history of Old Klang Road, Shanker reminisces on the appeal of the township with the initial rise of the OUG enclave back then whose success spilled over to benefit the surrounding areas.

“OUG was one of the successful townships in the early days some 30 years ago leading to the fruitful beginnings of the Taman Desa success story alongside other residential and commercial developments located along Old Klang Road. It eventually became the epitome of a nice look-and-feel of its time which, being located approximately 10km away, is in close proximity to the city,” he recalls.

The Old Klang Road area he says, benefited from the enhanced connectivity of the neighbourhood.

“In early 2000, they upgraded Old Klang Road into a two–way traffic flow as it experienced massive traffic jam both day and night because this road alone led to the Federal Highway linking further to Taman Seputeh while the other linkage connected the Federal Highway to Old Klang Road, travelling onward to Sunway and Klang. Traffic was along the highway with the arterial road that led to either Klang or Puchong. But now, Old Klang Road is a nice double lane thoroughfare which can take you straight to the New Pantai Expressway (NPE) that takes you to Subang Jaya and can cut out to the Federal Highway and Lebuhraya Damansara Puchong (LDP).

“Suddenly, Old Klang Road is at the centre of everything because from the Old Klang Road, one can get unto a number of highways including the Sprint Highway to go to Damansara Heights or travel on the Federal Highway to the city center. There is also the NPE access leading to Sunway and Subang Jaya. One can also take the LDP to various parts of Petaling Jaya that will also open up to Sri Petaling while connecting to other areas as well.

“The LDP is the great arterial road that opened up these areas to the city. You must remember that the success of any place actually lies with its connectivity. If an area is not connected to all the other places, it won’t do well. It is simple logic,” observes the immediate past president of MIEA (Malaysian Institute of Estate Agents). Acknowledging that urbanisation is a necessary challenge in this day and age to address the forces of demand and supply in a delicate interplay given the rapid rise for the need for housing, he says that the development of new townships will have to be balanced by the maturing of existing townships that need to be nurtured at a steady pace.

SetiaWalk, developed by S P Setia Bhd is an integrated development comprising a shopping mall, hotel, SoHo units, retail offices and serviced apartments.

The new heartbeat of Puchong
According to Shanker, Puchong is where “everything has changed” and which is “doing real great these days” in terms of its property potential. “It’s a great example of a successful township. A lot of it had to do with the Old Klang Road that became popular as a bustling township that kept going further southwest of KL to Puchong.

“The LDP opened up Puchong and now it’s a booming township. SetiaWalk, an integrated development comprising a shopping mall, hotel, SoHo (Small office Home office) units, retail offices and serviced apartments located along the LDP that was developed by S P Setia Bhd has also single-handedly brought up and assisted in changing the profile of Puchong, making the area high-end,” he says.

Tesco is also there, and so is IOI Mall, which has transformed Puchong from a sleepy hollow to a thriving township. All these factors have changed the face of Puchong. “There are also shops and hundreds and hundreds of houses and apartments doing well there. In my opinion, this trend will continue in terms of future developments continuing to expand. I think the values will go nowhere but up. Developments along this corridor will continue to go high-end because of the close proximity to the city and easy accessibility to other areas.”

Stating that it would be difficult to put a ballpark figure to the capital appreciation that would take place in this corridor, he nevertheless anticipates that the properties here would “easily yield a 10% to 20% increase in values within the next two to three years”.

Poised to be the next property hotspot for new home dwellers due to its strategic location tucked between Putrajaya, Cyberjaya, Petaling Jaya and Klang, Puchong’s elevated status in recent years has seen a natural push of house prices reaching new highs in the history of this place.

“I think that there will be a lot of new commercial and mixed-used developments that will do well here,” he says in speculation of Puchong’s impending growth potential.

The boom is reflected in the official opening of the Four Points hotel by Sheraton Puchong in Bandar Puteri, Puchong, a development undertaken by IOI Properties Bhd in December last year.

The boom of Bukit Jalil “Bukit Jalil was practically non-existent as a township. The rest of Bukit Jalil back then was brand new prior to the Commonwealth Games in 1998 as compared to Bandar Baru Sri Petaling now which is a huge township with lots of houses and commercial centres with the Endah Parade Shopping Centre developed by the I&P Group,” he says.

“It was previously the Commonwealth Village that saw the growth spurt of hundreds and hundreds of condominium units with the whole infrastructure having benefited from the games, with the biggest and most significant initiative being the LRT (light rail transit) leading to the Bukit Jalil stadium, the Bukit Jalil Golf Club and the International Medical University. Today, Bukit Jalil is a bustling area with the university attracting thousands of students.

“If you live in Bukit Jalil, you can take the LRT from there to go to other parts of KL. You can also drive from Bukit Jalil to Sri Petaling, and from there travel to Old Klang Road and to other parts of town as it’s very connected,” he says.

Hence, Bukit Jalil, boosted by strengthened connectivity, holds much potential as a property hotspot worth exploring as improved accessibility and connectivity continue to establish convenient linkages to other parts of the city.

The post Old is the new gold standard appeared first on Malaysia Premier Property and Real Estate Portal.

BY DAVID TAN
davidtan@thestar.com.my

Ooi: ‘These properties will have to be injected into IUBB over a period of time.’

GEORGE TOWN: Ideal United Bintang Bhd (IUBB), a heavy machinery and equipment trading company, said its parent company Ideal Property Group will inject a RM1bil property project into the company by the end of this year.

This is part of an on-going corporate exercise over five years to turn IUBB into a property company.

Group executive chairman Datuk Alex Ooi said after an AGM that the group now has about 288 acres (116ha) of landbank on the island, with 25,000 units of properties planned.

“About 20,000 has been approved for more than 10 projects.

“But these properties will have to be injected into IUBB over a period of time in accordance with Security Commission regulations,” he said

By the end of 2015, IUBB hopes to bring in the RM1bil I-Santorini condominium scheme in Tanjung Tokong from its parent company into IUBB, Ooi said.

On Ideal Suncity City Holdings Bhd, Ooi said the company would focus on project management schemes.

“These projects would be transferred from the parent company, Ideal Property Group, into Ideal Sun City over a period of time,” he said.

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An artist’s impression of D’Sara Sentral’s SOVO component.

MAH Sing Group Bhd celebrated a double win at the Asia Pacific Property Awards 2015-2016 last month for its projects D’Sara Sentral and The Loft@Southbay City.

The company received awards in the Commercial High-Rise Architecture category for D’Sara Sentral, and in the Leisure Development category for The Loft @ Southbay City.

The company describes The Loft @ Southbay City in Penang as being a “private gateway to an enchanting sea”. Part of the integrated township of Southbay City, the development measures 1.5ha and has a gross development value of RM290mil.

Located on the Penang seafront, it is home to 156 luxurious serviced suites housed in two tower blocks. With only 78 units in each tower, this equates to only three per floor serviced by two private lifts, ensuring each with a panoramic view of the waterfront with breathtaking vistas all around.

The Loft is in Bayan Lepas, one of Penang’s most sought-after vicinities, which is within 1km from the Second Penang Bridge and 7km from the Penang International Airport. George Town and the Penang Bridge are located within a five to 10-minute drive from the development.

A rendering of Mah sing Bhd’s The Loft development in Penang.

The 2.65ha D’sara Sentral project is to be a transit-oriented development. Mah Sing says its goal is to “establish a high-rise centre for residential and commercial purposes that becomes a prominent landmark in an area of low-rise buildings.”

Located in the vibrant hub of Sungai Buloh, the integrated development has a gross development value of RM938mil. D’sara Sentral comprises retail shops; one block of Smart Office Versatile Office (SOVO) and four blocks of serviced residences.

“At Mah Sing’s D’Sara Sentral, we aim to create convenience for our residents. The development is located across the Kampung Baru Sungai Buloh MRT Station, the second station on the Sungai Buloh-Kajang MRT line with a covered walkway linking the development to the MRT station.

“This will bring travelling time to Kuala Lumpur to about 30 minutes,” said Mah Sing executive director and chief executive officer Ng Chai Yong.

Mah Sing’s D’sara Sentral Serviced Residences comprises four blocks, with the first two block offering 494 units with built-up starting from 75.16sq m priced from RM538,000 open for sale.

Mah Sing Group Bhd general manager of marketing and sales Yeoh Chee Beng and chief operating officer (commercial) Andy Chua at the Asia Pacific Property Awards 2015- 2016.

Take-up has been very encouraging with over 80% of its first tower sold. About 60% of its second tower were sold in three weeks after its official launch in March.

Mah Sing will open its final two blocks of serviced residences for registration of interest, featuring 444 units with built-up starting from 69.86sq m priced from RM600,000.

Currently, the project has seen a strong take-up rate of 80% for the retail shops that will complement the serviced residences; while a total of 322 units of SOVO with built-ups starting from 46.82sq m priced from RM388,000 have seen more than 70% sold.

International Property Awards president Stuart Shield said, “Entries for the Asia Pacific region were up yet again this year with 25 different countries competing strongly across each and every category.

“It is immensely gratifying to be presented with such levels of excellence and be in a position to reward and promote winning companies not only regionally but also internationally.”

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BY PRIYA MENON

Rising tide: The KTM Batu Tiga station experiences frequent flashfloods as its old drainage systems can no longer cope with downpours. — Photo: ART CHEN

LONG-STANDING flood woes at the Batu Tiga KTM Komuter Station in Shah Alam may only be resolved with a cash injection from the Selangor government.

Subang Jaya Municipal Council president Datuk Nor Hisham Ahmad Dahlan said the council needed money to widen the culverts located next to the train station.

He said the narrow drainage system was no longer able to cope with the intense water flow during a downpour.

“The drainage system is 30 to 40 years old and needs to be widened to help ease the flood problems at Batu Tiga,” he added.

Nor Hisham said he hoped the state government would consider providing the added allocation for the benefit of the people.

The floods at the train station happen once every couple of weeks especially during the monsoon season.

While hoping to receive funds from the state government, MPSJ is cleaning the drains that are clogged with rubbish as a temporary measure.

The council president said workers had found bulk waste including logs, domestic garbage and other large items during the cleaning process.

“Our contractors have been asked to clean the drains regularly.

“We have set up a committee to work with the contractors and are in touch with them through a mobile phone messaging service,” he added.

Apart from MPSJ, Nor Hisham said the Drainage and Irrigation Department (DID) and KTM Berhad (KTMB) were also assisting in the short-term mitigation plan.

Like a swimming pool: The Batu Tiga Komuter Station during a recent flood. — filepic

He said DID would monitor and clean the nearby Sungai Damansara tributary.

“The collaboration was decided during a meeting between DID and MPSJ last month.

“We will do this for now while applying for the state allocation,” he added.

A KTMB spokesman said the flooding problem had been affecting the station for a very long time and the company would help in cleaning up the drain.

“The floods are caused by bad drainage and unfortunately the KTM station is caught in it.

“We cannot do any major work but will offer any assistance needed,” she added.

There have been previous attempts to solve the flood problem.

A flood mitigation project costing RM21.7mil was approved in 1999.

Work began in April 2002 and was completed two years later.

The project was initiated after some 3,000 residents of Taman Batu Tiga voiced their ire about having to put up with flashfloods for more than 12 years. The downpours could result in floodwaters of about two metres deep.

Despite the flood mitigation project, flashfloods have returned to plague commuters at the KTM station as well as residents.

News reports dating back to 2006, show a massive pre-dawn flashflood on Feb 27, 2006, that halted the Sentul-Port Klang Komuter train service at the Subang Jaya station.

Trains had to return to Sentul, while the service from Port Klang ended at the Shah Alam station and turned back.

Train services only resumed in the afternoon after waters receded.

Since then, the station and its surrounding areas are affected several times each year, leaving thousands of people stranded in the train carriages or at the carpark due to the floods.

The most recent incident occurred on May 12 when flashfloods turned the Batu Tiga KTM station into a temporary jetty and halted services for a short while before floodwaters receded several hours later.

Hundreds of cars were submerged in the incident.

Consequently, many commuters who drive to the station to catch the train opt to park elsewhere but end up with summons from the police and MPSJ for parking illegally.

T. Viji, 59, said her car was damaged by the floods once and she then opted to park by the road but had been issued summons once.

“When we are away at work in Kuala Lumpur and it rains in Shah Alam, there is no way we can rush back to our cars, so we park by the road but even that has become a problem,” she said.

Now Viji parks near shoplots some 200m from the KTM station. But she is concerned now that a nearby night market will be relocated to that stretch on Wednesdays and Sundays starting today.

A commuter who wished to be known only as Siti said commuters would lose parking space at the shoplots on those two days each week.

“This will force people to park by the roadside, causing congestion once again.

“If the authorities can resolve the flooding problem, we would not have to worry anymore,” she added.

Kota Raja Wanita MCA chief Chew Soo Mee said the state government should prioritise this issue and resolve it as soon as possible.

She said the floods had caused inconveniences not only to people using the Batu Tiga KTM station but others from Port Klang and Kuala Lumpur as well every time the service was disrupted.

“The state government talks about good governance but core issues like these are neglected.

“They should concentrate and pool resources for issues such as this so that people will not be discouraged from using public transportation,” she added.

The post Dry out the tracks appeared first on Malaysia Premier Property and Real Estate Portal.

BY YEE XIANG YUN

JOHOR BARU: The delay in the expansion works at a bridge on the Pasir Gudang Highway near Plentong here may not be ready according to its schedule.

Works Minister Datuk Seri Fadillah Yusof, who visited the site on June 8, said that phase one of the highway expansion project did not look like it could be completed within the Sept 30 deadline.

He said that this was because the bridge, one of six bridges involved in the project, had caused a delay in the completion for the overall development, which is only 60% completed.

Fadillah said the contractor would be given until Sept 30 to increase manpower and materials to ensure the job is done on time or face being penalised and suspended from the project.

“In the event the contractor fails to perform, we will terminate their contract and open tender for another contractor to take over,” he said, adding that the deadline had already been extended from its initial time, which was before Hari Raya.

He added that phase one of the project from the current four lanes to six lanes involves a cost of RM148mil.

The first phase of the project is along a 8km stretch out of 32km of the highway and the second phase is expected to begin in August.

He added that the ministry was monitoring the project fortnightly for it to be completed on time for the convenience of road users.

When asked whether the completion delay in the first phase would cause the starting date for the second phase to be postponed, Fadillah denied it, saying that they would proceed with the next phase no matter what.

Earlier, he also visited the roads in Permas Jaya and allocated RM1.5mil to repair and maintain the damaged and pothole-ridden roads.

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BY YASMIN AHMAD KAMIL

Two volunteers sanding down the veranda’s wooden railing.

A GROUP of 35 volunteers showed that youth is not wasted on the young when they built a house for an orang asli family in Kampung Ulu Geruntum, Gopeng, Perak.

Aged between 18 and 34, the volunteers endured challenging weather to see a new 60sq m home built in three days.

The initiative was Berjaya Youth’s (B. Youth) second project in collaboration with Epic Homes from May 29 to 31.

Epic Homes is a social enterprise which aims to provide sustainable homes for underprivileged Malaysian communities, with its current focus on the orang asli living in peninsular Malaysia.

Roni Hassan, a 25-year-old orang asli from the Semai tribe, was the beneficiary of the new home.

He makes a living doing odd jobs in construction and lived with his family of ten in a dilapidated house.

Roni expressed his happiness in getting a new home, adding that he was thankful to those who helped.

Designed by Epic Homes, the new house comes with a living room, kitchen and three bedrooms.

Volunteer Arunn Suntharalingam, 18, who came with his sister, said he came to do something useful as he was on his semester break.

“I felt extremely tired but despite the rain we wanted to get it done,” said the A-level student.

Project manager Andrew Yeong, 21, said it was not only about building houses, but a relationship with the orang asli people.

The almost-complete house.

Epic Homes co-founder Loh Jon Ming, 27, said the project was their 52nd home.

He said they planned to develop a design that would allow the orang asli to be more sustainable and build their future homes themselves.

Roni’s family were chosen after an evaluation and selection process by B. Youth and Epic Homes, with the help of village head, Judu Tangoi.

Selection was based on various factors including the extent of dilapidation, number of people living under one roof and their means of livelihood.

All the volunteers had gone through a builders’ basic workshop, which required them to learn about the construction methods and skills including carpentry, hammering, drilling and knowledge on tool handling and safety precautions.

Berjaya Corporation Berhad senior manager of corporate communications Emily Tan said they had spent about RM40,000 for the house while the total expenses for the project came to RM80,000.

Their first project was in August last year, which saw more than 30 youth volunteers building a new home for an orang asli family in Gombak, Selangor.

“We are very pleased with the enthusiastic response from the volunteers,” said Berjaya Corporation Bhd senior general manager of corporate communications Judy Tan.

“This shows that there are many young Malaysians out there who are willing to volunteer for meaningful activities such as this project,” she said.

“This has not only given the volunteers an opportunity to learn about teamwork, organisational skills and endurance, but also exposure to the orang asli way of life and tradition. The sense of fulfilment at the end is certainly good.”

The post New home to be proud of appeared first on Malaysia Premier Property and Real Estate Portal.

Impressive: Naim sales and marketing general manager Tony Lau during the launch of the Sapphire on the Park last year.

KUCHING: Naim Holdings Bhd says it will adopt a cautious approach, especially on product launches and product types, as the group’s earnings have been dragged down by slower sales of properties and losses incurred by its construction arm.

In the first quarter ended March 31, 2015, the property developer’s group pre-tax profit fell to RM21.3mil from RM101.9mil in the previous corresponding period as revenue declined to RM126.7mil from RM154.1mil.

The huge profit previously included a gain of RM61.7mil from the disposal of partial equity interest in Naim’s associate company Dayang Enterprise Holdings Bhd.

In the quarter under review, the property segment recorded revenue of RM51.3mil, which was a drop of 27% from RM70.2mil before. Slower take-up rate in high-rise condominium and high-end commercial and landed properties had been reported due to the various cooling measures implemented by the authorities to curb speculations.

Profit slumped to RM11.8mil from RM26.5mil previously due mainly to lower contributions from the substantially completed projects.

However, the group reported higher level of new sales of about RM40mil against RM26mil during the same period, Naim said in explanatory notes to its latest quarterly results.

Naim said its construction segment was in the red with losses of RM500,000 in the quarter under review, a reversal from a RM6mil in profits previously as revenue fell to RM65mil from RM75.7mil.

Among the new property projects launched last year were the “Sapphire on the Park” condominium, a component of the Kuching Paragon integrated development in Batu Lintang here, “Bahagia Residences” – the group’s first apartment development in Miri, and “The Peak“ condominium, the first residential component of the billion-ringgit Bintulu Paragon integrated development.

“The drop (in profit) was partly due to lower contribution from certain construction projects being substantially completed during 2014. Revision in the contract sum of some construction projects for variation orders/provisional items has also led to the drop in segment revenue and profit,” it explained.

“Product planning and pricing as well as tightening of costs control are among the key measures to be implemented in order to sustain the performance of our property segment in the near team.”

On the construction segment, the company said it had put in place various proactive measures to tighten cost and improve efficiency to closely monitor operational costs and improve construction margin.

“At the same time, stirct monitoring on the progress of projects is implemented to ensure they are on schedule. We are also in the process of improving risk management and tightening internal contyrol for the construction segment.”

Naim said it was cautiously optimistic of securing some of the several seizable construction tenders it had submitted to replenish its order book which currently stood at more than RM1bil.

Meanwhile, Dayang Enterprise Holdings Bhd has posted higher group’s pre-tax profit of RM45.8mil on expanded revenue of RM190.1mil in the first quarter from about RM44mil and RM177.4mil respectively in the previous corresponding period.

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BY MANGALESRI CHANDRASEKARAN
mangalesri@ocision.com

IT is undeniable that the property sector has proven to be a successful investment option for many. Currently, high-rise residences have become a preferred lifestyle option among younger generations, while the older generation still opts for landed residences generally. Investing in commercial properties is also popular due to its higher rental returns, but one would need a significantly larger sum of initial investment.

Here are six good reasons residential property investment is preferred over other types of investments.

1) Leverage
Leverage is all about increasing your real estate net worth and making the most out of your investment. As the years go by, the value of a property will likely increase, more than other investments such as unit trust, mutual funds and so on. Some might regard property investment as high-risk, so it all boils down to your risk appetite.

2) Stable investment
The property market is often seen as more stable compared to the stock market. If you are investing for the long term, a property in a thriving location can bring steady capital appreciation and favourable rental yield.

3) Extra income
It always feels good to have extra cash! Properties in a good location often provide positive rental yield. This means that your renter is “paying” for your monthly loan installments, and you might even have some extra balance after clearing all the necessary bills.

4) A basic necessity
Being an essential part our lives, homes have a longstanding demand. After all, it is one of the basic necessities in today’s world. The demand for nice and comfortable homes is on the rise, especially places that provide ample amenities nearby.

5) Retirement plan
Besides giving you passive income, property investment can also be part of your retirement plan. With proper research and equipping yourself with the relevant knowledge, you can purchase a property, maintain it well, and be on your way towards financial freedom (even before retirement age!).

6) Asset
Investing in a home also means adding value to your personal net worth. Besides renting out a unit and enjoying positive returns, these properties can also be inherited by one generation after another.

“Real estate cannot be lost or stolen, nor can be carried away. Purchased with common sense, paid for in full, and managed with reasonable care, it is about the safest investment in the world.”
- Franklin D. Roosevelt, the 32nd president of the United States of America

Find out what’s out there!
So, if you are looking to upgrade your home,or looking for your first home or next property investment, visit the StarProperty.my Fair. It will be held at Tropicana City Mall from 12 – 14 June, Friday to Sunday.

For more information, visit fair.starproperty.my

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SANITARY pads and durian skin were among the filth found strewn all over the ground floor of an apartment building in Desa Tun Razak, Cheras, reports Sin Chew Daily.

A resident who wanted to be known as Gao, 55, said it was common practice to just throw rubbish, including egg shells, rotten vegetables and unfinished food out the window.

“A lot of cars hit by rubbish were damaged. Mine was not spared either,” he said.

A check by the reporter showed that rubbish was also found on the ledges on every apartment floor. The apartment lift was also filled with a pungent smell.

Fang, 28, a resident, said they would be greeted by the stench of urine when they use the lift every morning.

The management was reported to have issued countless warnings to keep the apartment clean but they have always fallen on deaf ears.

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BY BAVANI M.

(From left) Nurul Syafiqah Azrina Che Ros, 14, Mohd Asri Che Ros, 29, and his wife nur Aliyah Zainal Abidin, 23, having a dinner at the kitchen’s floor at midnight as the other family member sleep in the living room. There are 23 of them living in one PPR unit.

A KUALA LUMPUR City Hall (DBKL) advisory board member is calling for changes in the way DBKL assigns its low-cost housing units to poor residents.

Datuk P. Gunaseelan, who holds the housing and enforcement advisory committee portfolios, said it was high time the merit system is revamped.

Currently, a point system is used, with 100 being the highest. The higher the points, the better the chance of getting a unit. Usually, priority is given to those with 70 points and above.

He said the current system to shortlist candidates for government housing was outdated and no longer relevant.

“It is high-time DBKL’s merit system for low-cost housing units is overhauled,” he added.

Gunaseelan said DBKL should be more transparent and fair and a special committee should be set up to come up with a better system.

He plans to forward a proposal on the matter to Kuala Lumpur mayor Datuk Seri Ahmad Phesal Talib soon.

Akmal Haziq Hazman (second from left), 17, and his sister are studying in the living room where the other family member shared the space to eat and sleep. –filepic

“I have been heading the DBKL Housing Department Advisory Committee since 2012.

“I have handled about 4,000 housing applications during my sessions at the MIC service centres as well as other government agencies and have noticed that demand exceeds supply.

“The number of people seeking low-cost government housing keeps increasing.

“At just one event, as many as 2,500 people turned up with various problems, the bulk of it being housing issues,” Gunaseelan said, adding that many have been on the DBKL waiting list for decades.

Gunaseelan said he had also encountered cases of applicants earning less than RM700 a month, and these included single mothers with several children, who were given low merit points.

Currently, those applying for DBKL housing units are chosen based on several criteria such as joint household income, commitments, number of children, age, health status, and date of registration.

Applicants must also not own a property within a 35km jurisdiction radius of Kuala Lumpur.

“There are over 68,000 eligible candidates on the waiting list.

Gunaseelan, (right) helping residents of Kuala Lumpur look into their applications for PPR units.

“Even though there is a merit system in place and priority is given to single mothers, elderly and the disabled, political interference has resulted in some parties who are not high priority cases obtaining units before others who need them more.”

Gunaseelan cited a case of a single mother-of-three earning RM700 a month who was only given 42 points which he said was too low.

“Last week, I met two women who came to my service centre to apply for units. They were both blind and so I was surprised that they were only given 54 points.

“Based on this, the system needs to be revamped,” added Gunaseelan.

Gunaseelan said the disabled should be classified as a special group and their applications should be fast tracked.

They should also not have to fulfil the points criterion under the merit system.

“When I meet applicants who are paralysed and blind, I will try my best to help them obtain PPR units.

“There is no point in increasing their merit points as they might still have to wait several years for units.”

Gunaseelan, however, said in the long-term, the Government must find ways to house the poorest of the poor.

Federation of Malaysian Consumers Associations (Fomca) secretary-general Datuk Paul Selvaraj, however, said that there was nothing wrong with City Hall’s merit system, saying that the problem was more a lack of units.

“There are simply not enough units to go around.

“It is time that the Government looks at building more affordable housing with ample infrastructure for the poor,” he said.

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BY SHALINI RAVINDRAN

Booked spots: A restaurant along Lorong Datuk Sulaiman 7 blatantly disregards the law by placing their tables and chairs on the road at night.

FOR the past four years, residents living near Lorong Datuk Sulaiman 7 in Taman Tun Dr Ismail have had to endure loud music blasting into the wee hours of the night and car bays being hogged.

The culprit is a restaurant that places tables and chairs outside its premises every night.

Long-time resident Hillary Fredericks, 60, said the problem usually started from about 10pm.

“From 5pm onwards, they would ‘book’ the parking spots using tables and chairs and once the crowd starts coming in, most of the parking bays would have been taken up.

“They play music loudly and the din from the customers can stretch until 2am on weekends.

“What is worse is that this is a narrow one-way street.

“It is extremely dangerous as motorists who are not aware could veer into the customers if they take the corner a bit too fast,” he said.

Resident Allan Fiddler said it was very inconvenient with so many parking spaces taken up by the cafe.

“There are many restaurants in the area and it is difficult to find a parking bay if you are headed to one.

“The patrons for these places end up double-parking and encroaching into the residential areas,” said Fiddler.

“Despite many complaints, the restaurant is still operating as usual.

“The owners should be made to either adhere to the rules or move away,” he added.

Another resident, who only wanted to be known as Tan, 34, said it was a hassle to navigate in the area.

“With the tables and chairs taking up the parking spots, the customers end up parking on the opposite side of the road, which encroaches into the street,” he said.

City Hall Licensing and Hawker Management Department director Mustaffa Md Nor said the local authority would conduct checks on the restaurant.

“The restaurant has been served multiple compound notices over the past four years but the owners have paid off the fines,” said Mustaffa.

“We will monitor the situation and take the necessary action.”

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YOUNG couples struggling to make a living in the city have been advised to be more creative and pro-active in sustaining their livelihood.

Kuala Lumpur City Hall’s (DBKL) Housing Management and Community Development director Wan Mohammad Ghazali Nor said it was getting more challenging to live and work in Kuala Lumpur, especially for young married couples who are starting a new family.

“But they need to change their mindset about waiting for government housing and become more independent instead of depending on handouts,” he said.

“They have to plan to succeed,” he added.

Wan Ghazali was commenting on the lack of affordable housing for low-wage earners and the long waiting list for government housing units.

It was reported that there are about 168,000 applicants who have registered for government housing, of which 68,000 are eligible for the units. But most applicants are on the waiting list; with some on the list for decades.

“People don’t realise that the primary purpose for government housing was to relocate squatters in the city into People’s Housing Schemes (PPRs),” Wan Ghazali said.

He added that the Government was helping young married couples get “transit homes” through its 1Malaysia Transit Home project, which consists of two blocks of 632 units in the PPR in Bukit Jalil.

The project is for young couples below 30 who are working in the Klang Valley and have a combined household income of less than RM3,000.

It allows the couples to stay in the 650sq ft units — with three rooms and two bathrooms — for a maximum of two years while paying only RM250 in rent each month.

“This is just to get them started, and is in no way a permanent arrangement. We give them a place to live while paying very low rent for two years until they manage to find a permanent home and are more financially stable,” he said.

Meanwhile, 12 families received units from DBKL after being on the waiting list for several years.

The families were presented their papers informing them of the good news by Deputy Federal Territories Minister Datuk Loga Bala Mohan at City Hall Menara 1 in Jalan Raja Laut.

Amongst those that received units were Siti Aishah, 30, who is the daughter of Zubaidah Ahmad, 55 and Che Ros Naim, 68. Siti Aishah, and her husband and two young children, aged six and two, were on the DBKL waiting list for a PPR for several years.

They have been living in Zubaidah’s PPR unit with 19 other family members, their spouses and children.

The young mother was beaming with joy when she received the good news from Wan Ghazali recently.

“I am grateful for the unit. It has been difficult finding a house that is affordable in Kuala Lumpur,” Siti Aishah said.

She was offered a unit in PPR Batu Muda in Sentul which is only a stone’s throw away from her mother’s house in PPR Seri Perak.

Siti Aishah’s brothers and sisters are still waiting for DBKL units. Wan Ghazali advised the siblings to find alternative accommodation elsewhere and share the expenses jointly.

“They cannot just say that they earn too little and have to rely on the Government to give them houses. The situation today is very different from 30 years ago. The waiting list is so long and we don’t have enough units to cater to everyone,” he said.

“Siti Aishah’s siblings can find a house in the city and share the cost of rent instead of expecting DBKL to give them units,” he said.

On June 1, StarMetro had highlighted the 23 family members who were living in a 44.59sq m, two-bedroom flat in the heart of Kuala Lumpur.

The family had been forced to live together in cramped quarters due to the high cost of living and the lack of affordable housing to rent.

Meanwhile, after almost 10 years on the government housing waiting list, Kunalan Thanapal, 43, and Murugan Elumalai, 45, also received units in PPR Kg Muhibbah in Puchong. Both families earn less than RM2000 a month and have been struggling to make ends meet.

The post Young newly-weds told not to depend on handouts appeared first on Malaysia Premier Property and Real Estate Portal.

PETALING JAYA: Property developer Plenitude Bhd will exercise its rights to compulsorily acquire the remaining shares in The Nomad Group Bhd, as the unconditional takeover offer date lapsed yesterday.

Plenitude, which already held more than 90% of The Nomad as of May 29, said in a statement issued by Mercury Securities that it intends to take The Nomad private and will use its rights to buy the rest of the shares it has yet to receive acceptance for as at the end of the offer date yesterday.

Plenitude had proposed to take over The Nomad for RM1.25 per share via the issuance of 111.55 million new Plenitude shares of RM2.50 each in March.

This means that Plenitude had offered The Nomad shareholders one Plenitude share worth RM2.50 for two The Nomad shares.

Independent adviser TA Securities had said in a May 18 circular that the offer was fair and reasonable, recommending The Nomad shareholders to accept the offer.

It had pointed out to The Nomad shareholders that one Plenitude share carried a higher intrinsic value based on its net assets of RM3.73, compared with two The Nomad shares, which had a lower intrinsic value based on its revised net asset value of RM3.36.

The Nomad’s hotel segment owns the Novotel Kuala Lumpur City Centre, The Nomad SuCasa, GLOW Penang and The Nomad Services Residences Bangsar.

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Capturing the essence of a neo-metropolitan lifestyle, Trinity Group Sdn Bhd’s latest development, Trinity Aquata KL South, represents an aquatic celebration of water as its overall theme.

BY YVONNE YOONG

Trinity Aquata, inspired by nature’s most versatile element – water, will be reflected in the symbolic blue coloured stripes of the stylised design features on the external facade details as seen in this artist’s impression of the project’s overall architecture.

AVANT-GARDE, aesthetic and alluring, Trinity Aquata KL South, as its name suggests, is poised to make a splashing statement of style in the suburban enclave of Sungai Besi with its one-of-a-kind, water-inspired development.

Representing the latest project by boutique developer Trinity Group Sdn Bhd known for its high value innovative range of offerings, the promise of affordable luxury in line with the company’s vision will be reflected in the workings of this freehold development spread across 3.58 acres of land.

“Trinity Aquata was designed to encapsulate the neo-metropolitan lifestyle where residents are able to luxuriate within a wholesome, private environment surrounded by nature’s most versatile and precious resource – water. In comparison to other condominiums that come with just a facility podium, our development will have three common areas with facilities on the ground level, swimming pool area as well as the sky deck on level 12,” shares Trinity Group general manager Gary Lum.

Counted among the key highlights of the development are 16 unique water-based facilities that include the workings of a raised infinity pool, water lounge, aqua reflexology area, bubbling trail, hammock lounge, pool deck, sky bath, riverbank seating space and a rain pavilion.

Water will flow freely throughout the seven water-effect zones to create an atmosphere of peaceful serenity.

An artist’s impression of the Vivarium, which can be likened to a giant aquarium where instead of fishes, people can be seen making a splash in the swimming pool.

Residents will be able to soak in the tranquil atmosphere from the comfort zone of hanging rounded hammocks overlooking the sunken pool and floating lounge areas.

The facilities podium on level seven will also showcase a sheet of water streaming downwards acting like a transparent wall or screen to exude a cooling effect especially on hot days. One can relax and watch the world go by on a private deck in a resort ambience. In short, the element of water will be infused into each and every part of the development’s design and architecture via aquatic features unique to this property.

“The project will have an architectural edge over its surroundings with its artistic, modern architecture. The unique selling proposition of the facilities deck where residents can hang out would be what we would call the Vivarium – the glass-cladded swimming pool area akin to a giant transparent aquarium where residents can enjoy a dip in the pool.”

According to Lum, the sky terrace will be designed with large glass panels to offer an incandescent flow of natural light by reflecting the surrounding skies.

“Besides a well-planned infrastructure coupled with good amenities, we understand today’s sophisticated and discerning buyers’ lifestyle and have integrated both artistic appeal with practical functionality,” he says.

A resort-like feel envelopes this idyllic setting with lush comfort overlooking the surrounding water features as seen in this artist’s impression of the plan.

He adds that renowned map maker Ho Chin Soon pointed out that the KL South/Sungai Besi township is ripe for redevelopment and hence, it will be a key growth area moving forward.

Predicting an available market for Trinity Aquata KL South based on the company’s strong track record coupled with its strategic location, he points out that its competitive pricing as compared to other surrounding developments in the vicinity are plus points working in its favour even as he describes its unique selling proposition as offering “luxury facilities at affordable prices”.

Trinity Aquata’s active water zone will add a fun element to the development with an interactive water play nook as well as a serene trail and rain pavilion that will enhance the overall ambience.

Complementing the water features to a tee will be the one-acre Seasons Garden framing the lush landscape details and  abundant green foliage to create a healthy and wholesome environment located on the ground level.

Boasting a magnificent view that will overlook the panoramic vista of the KL city skyline and that of the Mines Resort City, all of its 492 units ranging in built-ups of between 1,151 sq ft and 1,420 sq ft will be housed in two 26-storey condominium blocks. These units will each feature an extended balcony, which will enable residents to take in the sights of the city once day is done and the city lights come on.

All of the units will come with three bedrooms and two bathrooms in a contemporary design layout with fully customisable interiors that exude charm combined with practicality.

(From left) Trinity Group senior general manager (property) Chung and general manager Lum say that Trinity Aquata KL South was designed to encapsulate the neo metropolitan lifestyle following an overall aquatic theme.

“We constantly push ourselves to provide only the best for our buyers, with each property highlighting unique and innovative features that set us apart from other developments. At Trinity Aquata KL South, we are offering more than just the standard facilities as we will ensure that the development is enveloped with a sense of peace and tranquillity that makes a property a home,” adds Lum.

The project that has a gross development value (GDV) of approximately RM300mil was launched nationwide in Kuala Lumpur, Penang, Kota Kinabalu and Kuching last Friday.

Trinity Group senior general manager (property) Chung Oon Sien agrees, adding that the company believes in staying ahead by employing the latest technology for their developments in order to benefit the purchasers.

“Recently, we sourced for new construction form work from Shanghai which will be used in this development, resulting in substantial savings. The translated savings will be passed back to our customers via competitive pricing of the units,” he says.

“Furthermore, all our units will be fitted with downlights. This is a new system which we are currently working on. These downlights will not require any plaster ceilings to be added on, hence all our purchasers will have peace of mind that the height of the ceiling will not be compromised compared to using conventional plaster ceiling. It is also hassle-free.”

The units are priced at approximately RM600 per sq ft. Expected to be completed in 2018, the development with a large catchment area is anticipated to be able to record capital appreciation and draw in investors due to its strategic location.

Nothing will be watered down as far as the water-inspired concept behind the Trinity Aquata KL South development is concerned, with its 16 facilities complemented by seven water-effect zones as seen in this artist’s impression of the project.

Safety and security

Aquata’s three-tier security system will include a smart card access to the guard house, lobby and other facilities, a call-to-floor system and a panic button that will be installed in each master bedroom to alert the guard house in case of an emergency besides the added security provided by 24-hour patrol guards and perimeter closed-circuit television monitoring that will take place around-the-clock.

Connectivity, accessibility and amenities

Apart from its unique features, the issue of connectivity also holds the development in good stead as there is great accessibility to other parts of the city from its Sungai Besi location via major highways such as the Besraya Highway (Besraya), KL-Seremban Highway, Middle Ring Road 2 (MRR2) and KL-Putrajaya Highway – Maju Expressway (MEX).

Trinity Aquata KL South is also situated in close proximity to the Salak Integrated Terminal and proposed upcoming MRT (mass rapid transit) Line 2 that will pass through Chan Sow Lin to Bandar Malaysia. The development will be adjacent to Bandar Malaysia in Sungai Besi via the much anticipated Malaysia-Singapore HSR (high speed rail) project that will be located a mere 7km away that will be connecting KL to Singapore by the year 2022 or 2023.

The development will also be located adjacent to Terminal Bersepadu Selatan (TBS), the Bandar Tasik Selatan LRT (light rapid transit) station, KTM (Keretapi Tanah Melayu) Komuter and the KLIA (Kuala Lumpur International Airport) Transit Station.

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Kuala Lumpur: Damasara City, a flagship project by GuocoLand (Malaysia) Berhad (a subsidiary of the Hong Leong Group), held its topping out ceremony to celebrate the moment of reaching its final point of building structure. The event marked the topping out of the final tower of the project, which will be the future home of a 5-star hotel.

An aerial view of the Damansara City development.

Sprawling across 8.5 acres of freehold land, Damansara City is an integrated, environmental friendly development with MSC status certification that is compliant with the Green Building Index (GBI) Certified rating, the Leadership in Energy & Environmental Design (LEED) Gold rating, and CONQUAS Quality Assessment for building construction works.

The RM2.5 billion development boasts mixed property developments, as well as infrastructure such as the new traffic management tunnel, an underpass, flyovers and a pedestrian bridge. Damansara City aims to blend itself into the surroundings, with potential to raise the value of the entire Damansara Heights neighbourhood.

“The jewel of Damansara Heights, Damansara City is an integrated development consisting of two Grade-A office towers, two high-rise towers of luxury residences, an F&B-centric lifestyle mall and a 5-star hotel. It is a designated Entry Point Project under the Economic Transformation Programme to elevate Malaysia to developed nation status by 2020 and has already started to bring new life to the established high-end enclave of Damansara Heights. We are very excited at the prospect of the development coming to life and the spawning of a new community in the neighbourhood very soon,” said GuocoLand managing director Tan Lee Koon.

Following the topping out ceremony, it was announced that Damansara City will be welcoming residents by the end of the year and corporate tenants by the second quarter of 2016.

The topping out ceremony was officiated by (from left) Daewoo E&C Co. Ltd project director Kim Chang Sik, GuocoLand Malaysia managing director Tan Lee Koon and GuocoLand Malaysia head project management Mok Soo.

Exclusive Lifestyle
The two 28-storey luxury residential towers in Damansara City, dubbed as DC Residency, will allocate 370 units of contemporary, yet luxurious homes. The layout ranges from 1-bedroom to 3+1 bedrooms and penthouses, with built-up areas ranging between 899 sq ft and 2,705 sq ft.

Living in Damansara City, residents and tenants will be pampered with a wide range of facilities including an Olympic-length salt-water pool and an aqua gym for residents and visitors at the DC Residency and the hotel, as well as a walking garden along the rooftop of the retail mall.

Furthermore, Damansara City offers excellent connectivity as Damansara Heights is only a mere five kilometres away from the KL city centre, and is within close proximity to other mature townships like Petaling Jaya, Bangsar and Mont Kiara. Both DC Residency and the lifestyle mall are slated for completion by third quarter of 2015, and the office towers and 5-star hotel will be ready in 2016.

GuocoLand is currently carrying out a series of regional pre-launch roadshows across South East Asia, with Singapore as its first stop. Early adopters can expect additional benefits and bonus packages if they choose to live, work or play in Damansara City.

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