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RESEARCH REAL ESTATE HIGHLIGHTS 2ND HALF 2016 KUALA LUMPUR PENANG JOHOR BAHRU KOTA KINABALU HIGHLIGHTS KUALA LUMPUR HIGH END CONDOMINIUM MARKET Despite the subdued market, there were noticeably more ECONOMIC INDICATORS launches and previews in the TABLE 1 second half of 2016. Malaysia’s Gross Domestic Product Completion of High End (GDP) grew 4.3% in 3Q2016 from 4.0% Condominiums / Residences in in 2Q2016, underpinned by private 2H2016 The secondary market, however, expenditure and private consumption. continues to see lower volume Exports, however, fell 1.3% in 3Q2016 of transactions due to the weak compared to a 1.0% growth in 2Q2016. economy and stringent bank KL Trillion lending guidelines. Amid growing uncertainties in the Jalan Tun Razak external environment, a weak domestic KL City market and continued volatility in the 368 Units The rental market in locations Ringgit, the central bank has maintained with high supply pipeline and a the country’s growth forecast for 2016 at weak leasing market undergoes 4.0% - 4.5% (2015: 5.0%). correction as owners and Le Nouvel investors compete for the same Headline inflation moderated to 1.3% in Jalan Ampang 3Q2016 (2Q2016: 1.9%). pool of tenants. KL City 195 Units Unemployment rate continues to hold steady at 3.5% since July 2016 (2015: The review period continues to 3.1%) despite weak labour market see more developers introducing conditions. Setia Sky creative marketing strategies and Residences - innovative financing packages Bank Negara Malaysia (BNM) lowered the Divina Tower as they look to meet their sales Overnight Policy Rate (OPR) by 25 basis Jalan Raja Muda KL City target and clear unsold stock. points to 3.0% in July 2016. 291 Units The loan approval for residential purchase remains weak with ratio of Three28 approvals/applications below 45.0%. Tun Razak Total outstanding / non-performing Jalan Tun Razak loans were recorded at RM5.306 billion KL City in 3Q2016, a 4.0% increase from the 166 Units previous quarter. SUPPLY & DEMAND Nadi Bangsar Jalan Tandok Market activities in the condominium Bangsar South / apartment segment in Wilayah 416 Units Persekutuan Kuala Lumpur continue to slow down. A total of 2,542 units valued at RM1.821 billion changed hands in KL Eco City - Vogue Suites 1H2016, reflecting a 26.0% and 30.0% Jalan Bangsar drop in volume and value of transactions Bangsar over the preceding period (2H2015: (KL Eco City) 3,433 units valued at RM2.599 billion). 708 Units The cumulative supply of high-end condominiums / residences stood at Serai Bukit 46,047 units as at end 2H2016 following Bandaraya Jalan Medang Serai the completion of seven projects. They Damansara Heights are KL Trillion (368 units), Le Nouvel 121 Units (195 units), Setia Sky Residences (Divina Tower) (291 units), Three28 Tun Razak Total = 2,265 units (166 units), Nadi Bangsar (416 units), KL Eco City (Vogue Suites) (708) and Serai Source: Knight Frank Research Bukit Bandaraya (121 units). 2 REAL ESTATE HIGHLIGHTS MALAYSIA The impending completion of another and previews during the review period Damansara Heights projects continue to seven projects by the first half of 2017, compared to the first half of 2016. remain on the watch list. Joining the list will contribute some 3,185 units to the Notable launches and previews include are ALYA Kuala Lumpur (formerly known existing supply. The projects are Ritz The Estate, Sentral Suites and Setia Sky as KLGCC Resort) and KL Metropolis. Carlton Residences, Star Residences Seputeh in the locality of Bangsar South/ ALYA Kuala Lumpur by Sime Darby and Expressionz Professional Suites in KL Sentral/ Seputeh and Aira Residences Brunsfield Holding Sdn Bhd marks the KL City; Alila Bangsar and KL Gateway and Alya Kuala Lumpur (Senada major brand repositioning of the KLGCC (Premium Residences) in Bangsar South; Residences) in the locality of Damansara Resort. The eight development parcels and Arcoris Mont’ Kiara and One Kiara Heights / Bukit Kiara. spanning 61 acres will feature residential, (Tower A) in Mont’ Kiara. The 19.4-acre Bukit Bintang City office and retail components and have a There were noticeably more launches Centre (BBCC) and 15.8-acre Pavilion total gross development value (GDV) of over RM8 billion. The first development within ALYA is Senada Residences which will feature two towers with 429 units of serviced apartments and suites. The 75.5-acre KL Metropolis by Naza TTDI Sdn Bhd is envisioned to be the “International Trade and Exhibition District”. The mixed use development with estimated GDV of RM20 billion will house Malaysia’s largest exhibition space with gross floor area of 1 million sq ft. Besides Arte Mont’ Kiara, Met 1 and Met 5 (in partnership with Hap Seng Group) will also feature residential components. The Met 1 residences are targeted for official launch early next year. It will have about 616 units, sized from 650 sq ft to 1,600 sq ft. Gross pricing will be from RM1,000 to RM1,100 Setia Sky Residences per sq ft. TABLE 2 Average Asking Prices and Rentals of Existing High End Condominiums 750 600 550 5500 700 5000 - - - - - - 2.50 1,8000 2.00 1,2000 2.20 1,0500 2.00 9000 2.30 1,3000 1.80 8500 - - - - - - 5.40 3.50 4.50 3.50 4.70 3.60 KL City* Ampang Hilir / U-Thant** Damansara Heights*** Kenny Hills Bangsar Mont' Kiara**** Average Asking Price (RM per sq ft) Asking Gross Rental (RM per sq ft / month) Increase Decrease Stagnant * Excludes Binjai on the Park but includes Pavilion Residences ** Excludes Desa U-Thant and Seri Hening *** Includes Twins @ Damansara Heights **** Excludes Verve Suites which comprise mainly fully furnished small units Source: Knight Frank Research 3 PRICES AND RENTALS OUTLOOK Secondary pricing in established and The high end condominium segment will popular areas like Damansara Heights continue to self-correct in this challenging and Bangsar, where there are limited new market environment as potential buyers supply currently, continues to demonstrate adopt the ‘wait and see’ attitude due to growth while pricing in the locality of concerns of a slowing economy, weaker Ampang Hilir / U-Thant, Kenny Hills and job prospects, sharp fall in the Ringgit, Mont’ Kiara generally remained resilient. amongst other factors. In contrast, there were price corrections Developers will continue to introduce in selected older KL City projects due to more creative marketing strategies and growing mismatch in supply and demand innovative financing packages as they and a tight leasing market. look to meet their sales target and clear In KL City, transactions of smaller unsold stock. condominium / apartment units (630 sq ft Budget 2017 announces that the stamp to 1,035 sq ft) in schemes such as Binjai duty rate for real estate worth more 8 and Vortex Suite range from RM900 than RM1 million will be increased from per sq ft to RM1,200 per sq ft while 3.0% to 4.0% effective 1st January developer’s pricing for newly launched 2018. Whilst this announcement is units are from RM1,100 per sq ft to expected to further dampen the high RM1,800 per sq ft. end condominium segment in 2018, it Similar to prices, the asking rentals may boost sales of million ringgit homes for Damansara Heights and Bangsar before 2018. continued to hold with selected schemes Post 2018, more developers may price commanding higher rents. However, their products below the RM1 million in localities where there are a high threshold, offering smaller built-up and supply pipeline leading to heightened lesser furnishing. competition amid shrinking pool of tenants, such as KL City, Ampang Hilir / It is foreseen that more developers will U-Thant and Mont’ Kiara, asking rentals go green, incorporate senior-friendly Nadi Bangsar are generally lower now. features, dual-key and dedicated home- FIGURE 1 Projection of Cumulative Supply for High End Condominiums/ Residences (2012 - 1H2017(F)) (1) (F) = Forecast (2) The locality of Bangsar includes Bangsar South and KL Eco City Source: Knight Frank Research 4 REAL ESTATE HIGHLIGHTS MALAYSIA office concepts in their new project launches in response to modern living and urban lifestyles. The recent completion of Phase 1 of the MRT Line 1 and the on-going and upcoming rail infrastructure projects is a game changer. With improved connectivity within Greater KL, transit oriented developments (TOD) along the Setia Sky Seputeh transportation routes will gather pace. TABLE 3 Notable Launches/ Preview of High-End Condominiums/ Serviced Apartments Project Name Type Developer Location Area No. of Unit Sizing Selling Price Units (Min - Max)(sq ft) Stonor 3 C Tan & Tan Dev and Jalan Stonor KL City 400 649 - 1,232 RM1.1 mil to RM2.1 mil Mitsubishi Jisho Residence Eaton Residence SA GSH Corp Jalan Kia Peng KL City 632 Typical: 635 - 2,874 Typical: from RM1.1 mil PH: 2,271 - 2,982 PH: from RM4.2 mil Sky Suites (Ph 1) SA Monoland Group Jalan P.Ramlee KL City 986 589 - 890 from RM1,100 per sq ft Alya KL SA Sime Darby Brunsfield KLGCC Damansara 429 700 - 1,900 RM1,100 to RM1,200 per sq ft (Senada Residences) Heights Aira Residences C Selangor Properties JaJalanalan BaBataittai DamansaraDamansara 105 2,679 - 7,730 average RM1,700 per sq ft HeHeightsights Sentral Suites SA MRCB KL SSentralene tral KL SSentralentral 11,1,434434 65651 - 1,166 from 1,200 per sq ft ViiA @ KL Eco City SA SP Setia JaJalanalaan BaBangsarngsangsar KL EEcococo CCityitty 3233266 6366366 - 11,252 average RM1,600 per sq ft The Estate C Bon EsEstatestate JalanJalan KerinchiKeK rinchi BaBangsarngsar 3233288 2,22,346346 - 3,33,1101 from RM750 per sq ft SoSouthuth Setia Sky Seputeh C SPP SSetiaetiaa TaTamanman SeSSeputehpputteh SeputehSeS pup teh 29029290 2,3392,339 - 2,9982,998 average RM1,300 per sq ft C= Condominium, SA = Serviced Apartment Source: Knight Frank Research 5 HIGHLIGHTS KUALA LUMPUR & BEYOND KUALA LUMPUR (SELANGOR) Growing pressure on the office sector to continue with no OFFICE MARKETS catalysts to boost demand in the near term.
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    www.avara.com.my Developer : BA SHENG SDN BHD (1058822-W) No. 10 (Lot 30), Jalan Seputeh, 58000 Kuala Lumpur. T: +603-7972 3365 Developer’s License No.: __________ • Validity: __________ – __________ • Advertising Permit No.: __________ • Validity: __________ – __________ • Building Plan Approving Authority: Dewan Bandaraya Kuala Lumpur • Building Plan Approval No.: BP S1 OSC 2017 1667 • Expected Date of Completion: 48 months (October 2021) • Land Tenure: Freehold • Land Encumbrances: Charged To RHB Bank Berhad (October 2021) • Type of Property: Serviced Apartment • Total Units: 366 • Selling Price: Type A (46 Units - 667 sq ft) – RM731,250.00 (Min.) RM821,250.00 (Max.) • Type A1 (23 Units - 689 sq ft) – RM757,500.00 (Min.) RM843,750.00 (Max.) • Type B (23 Units - 807 sq ft) – RM868,750.00 (Min.) RM958,750.00 (Max.) • Type C (91 Units - 829 sq ft) – RM890,000.00 (Min.) RM980,000.00 (Max.) • Type D (46 Units - 915 sq ft) RM970,000.00 (Min.) RM1,067,500 (Max.) • Type E (23 Units - 1,087 sq ft) RM1,126,250.00 (Min.) RM1,217,500.00 (Max.) • Type F (23 Units - 926 sq ft) RM981,250.00 (Min.) RM1,071,250.00 (Max.) • Type G (23 Units - 1,076 sq ft) RM1,116,250.00 (Min.) RM1,207,500.00 (Max.) • Type H (22 Units - 850 sq ft) RM910,000.00 (Min.) RM1,000,000.00 (Max.) Type I (46 Units - 1,216 sq ft) RM1,238,750.00 (Min.) RM1,328,750.00 (Max.) • Bumiputra Discount: 5% • Restriction in Interest: N/A. IKLAN INI TELAH DILULUSKAN OLEH JABATAN PERUMAHAN NEGARA.