ON FRIDAY JUNE 5, 2015 Property hotspots: considering DNA PART 1 > Characteristics associated with good buys where there are schools, banks, areas – Districts like Bukit hospitals, shops, parks, etc. Bintang, Ampang, Cheras, USJ, X Accessibility – Easy entry and , , etc E constantly hear about property prices in nearby exit, convenient connectivity … – these congested areas with mad those making it big Lembah Beringin to soar once linking such areas to other big traffic draws the crowd. Places investing in real estate the project took off. Instead, cities and matured townships. such as these are like the Wand land. Property many who bought into this Strategically located areas heartbeat of a city, with shops, prices never drop some claim. Yet development did not get to see provide smooth access into entertainment and F&B outlets there are cases of abandoned the light of day on their other catchment areas. Many and many thriving businesses, projects ... partially completed investment. benefits as these are populated where there is a constant hive of developments left deserted and From a macro view, we first centres that come with many activities. dilapidated with their purchasers need to seek out the regions and advantages and property here X Transportation systems – At a having to wait, some for years, areas that are thriving. Those mega corporations (plantations, hardly drops or dips. recent property investment others more than a decade, with with positive migration numbers manufacturing, oil & gas) – new X Prominent developers – There seminar, a speaker suggested that their life savings tied up in “bad and a healthy population growth. set-ups, expansion plans, etc. are projects handled by the big buyers simply consider the investments”. Generally, these would point to boys and others, fly-by-night nation’s LRT, Monorail and major This moots us to examine the the big/bigger cities or those that In short, we need to have our unknown operators. Rest highway plans before deciding on characteristics of what some call have been specifically selected for antennas up and on the alert as to assured, the more significant a property to invest in. It also “land with potential” or as property development i.e. government’s what is happening all around us, property developer’s projects doesn’t take rocket science to guru Tan Hwa Chuan refers to as national development framework including neighbouring countries. usually come with a higher price realise that property located near “good land DNA”. and mega-corporations’ plans. tag and fetch a better bargain such amenities will be some of the With the Malaysian population at SEARCH when investors sell too. By first to be taken/rented/bought. SEEK the 30 million mark, we need to Having inquired and done some investing in property from a Before we discuss what makes for determine: basic homework, we should now be more renowned developer, the Once you have considered all the land with good DNA and uncover 1) where the majority are settled in; aware of the DNA or characteristics chances of being faced with an above, take time to investigate and the hot spots in the market, let us 2) we need to be clued-in to the (some at least), that would make a abandoned project is less likely. do research to learn of the future ruminate the factors that cause a country’s infrastructure good property investment. Here are X Universities/colleges/ plans of a particular area you intend certain parcel of real estate to soar development plans (new major some essential features and international schools – Places to purchase your property in. or dip/drop in value. Factors to highways, transportation links/ characteristics that would most of higher education and those Follow our property feature consider include components hubs, etc.); likely make for a good investment. that offer international schools during the next few weeks, exploring already in or around the location, as 3) we must study the areas the big for expats already give investors “hot spots” according to some of the well as those on the drawing board boy developers are exploiting X Big cities/matured townships a one-up as rentals usually thrive nation’s renowned industry or in the pipeline. As a safety (new townships, communities, – These areas usually come fully in such areas. Take Subang, professionals. precaution, one should not discount neighbourhoods, etc.); equipped and well facilitated Sunway, Taman Melati – high in [*Note: Some of the information is the previous “components that were 4) we have to be updated on the with readily available catchment student population, and Bangsar, taken from Tan Hwa Chuan’s book sure things”. As an example, the government’s transformation of potential buyers looking for the Duta and Mont’ Kiara areas “Make BIG Money via Land”.] Proton plant mega-deal which was plans, vision and mission (The second properties to stay or to which cater to the expatriate approved, signed and sealed but 11th Malaysia Plan); and invest in. Purchasing new community where X Email your feedback and (somewhere along the lines) 5) we ought to be aware of the property and selling them off is accommodation is in demand. queries to: propertyqs@ abolished. Many speculated projects, plans and directions of easier within these locations X Traffic jams and bustling thesundaily.com ON FRIDAY JUNE 12, 2015

HILE the feature last week delved into the characteristics to look Wout for before purchasing or investing in a piece of Property hot spots: property, over the next few weeks Heights. We also await some we highlight hot spots (deemed by PART 2 potential good surprises on other industry professionals). theme parks and the ferry service to Singapore currently in ALL THE RIGHT INGREDIENTS Good buys negotiation at Puteri Harbour. If there is one place with all the “right ingredients,” it has to be Pengerang, which is located on the south eastern coastal tip of Johor, > Exploring residential property with positive DNA adjacent to Singapore. Known to many Singaporeans for its seafood and a cycling destination, the town PENGERANG INTEGRATED PETROLEUM COMPLEX (PIPC) also has a small customs and immigration post, many religious temples, along with a World ILLUSTRATIVE Pinewood Studios War II heritage trail near Tanjong Pengelih. There might not be much To National Grid SUNPIX happening in this “relatively X Pinewood Studios has a full unpopulated” sleepy town that is Buffer Zone schedule in 2015 – Astro, Imagica Residential and Commercial Areas home to mostly fishermen and Into PGU and its own productions are farmers but all this will soon change, Industrial heavily in the list, creating looking at the mega development Zone Petrochemical Plants thousands of jobs in 2015 and projects on the drawing board and beyond. More space apparently some that have already begun. is required for expansion. For those who attended the talk Power Plant by Ryan Khoo (co-founder of Alpha X Pengerang’s Rapid project is on Marketing) at a PropertyGuru full swing – RM90 billion is seminar, you would be aware of the Oil Refi neries pouring into the local economy few projects (as named below) that and Iskandar is the nearest urban Crackers place Pengerang under the “good hub, likely to see some spillover DNA” category. “Pengerang is LNG Preserved Environmentally from it especially into east Johor. definitely a hot spot for property Sensitive Area Regasifi cation Pipeline investment today. In fact, there has Plant Buffer Zone X High Speed Rail and Rapid been a flurry of activity there in the Crude and Transit System – The HSR and past one year, especially with regard LNG Storage RTS are likely to be announced to land transactions. This is driven Crude & LNG Import in early 2015 with works to start by the large RM89 billion Rapid in end 2015, giving further project (the biggest infrastructure Graphic courtesy of www.mprc.gov.my impetus to those on the fences. project in the whole of Malaysia) by We expect this to be the biggest Petronas and the upcoming tourism project comes under the locality overall, as it will improve X Opening of Gleneagles Medini in “buy” or “investment green go” projects by Khazanah in nearby Pengerang Integrated Complex connectivity between Singapore and July 2015. The first major private signal and have further big push Desaru,” reasons Khoo. Moreover, (PIC), which is part of the larger .] healthcare provider in Nusajaya impact to Iskandar. the large under-supply of PIPC (graphic). The Rapid project Looking at the huge amounts to with an estimated capacity of 300 infrastructure and real estate in is estimated to cost RM57 billion be spent on the mentioned beds and CPF Medisave enabled. X Comprehensive Development the area has also led to high while the associated facilities will gargantuan projects over the next This has a big market for both Plan 2 (CDP 2) – IRDA should be rental yields. cost a further RM40 billion. This five years, Khoo says: “Land prices Singaporean and Indonesian ready to announce this in early Here are some of the mega project alone expects to employ have already started to move up market. A few international 2015, providing clearer insights to projects said to boost real estate and some 70,000 workers during quite a fair bit as investors have healthcare providers are also land use and future plans for the economy down south: construction. It estimates begun to move in since the Rapid doing market studies and looking Iskandar Malaysia and triggering creating approximately 4,000 project started. It is not easy to find to enter this market here. some parties to make decisions 1) Pengerang Integrated Petroleum new jobs upon completion. good land to purchase in Pengerang X Opening of Raffles American here. Complex (PIPC) – arising from Many projects within this project today … buyers will need to do their School main campus in end 2015, the Economic Transformation will help spur economic growth ‘homework’.” together with the University of Although property prices have Programme for a more in the region, as well as attract Reading and MDIS Iskandar gone up quite a fair bit in Pengerang, progressive and dynamic oil and domestic and foreign SURROUNDING PROJECTS main campus. Expected to add it is still quite affordable compared gas industry. The 20,000-acre investments. With the limited choices of property some 2,000 to 3,000 student with Iskandar Malaysia or project will house oil refineries, to buy in Pengerang at this time, the population to Nusajaya. We are Valley being a location that is in the naphtha crackers, petrochemical 6) Malaysia-Singapore high-speed few that are available are in the also awaiting more midst of developing. “Iskandar plants, a liquefied natural gas rail (HSR) project – the RM40 Pengerang/Desaru vicinity include announcements on Educity Malaysia will also benefit from the (LNG) import terminal and a billion project is said to create a “Sebana Cove by IJM and Desaru Phase 2 and more institutions Pengerang/ Desaru boom as it is the regasification plant. All these will new line connecting Jurong Utama by Mahabuilders,” Khoo coming into the east at Bandar nearest urban city to Pengerang/ create jobs which will require East to the Malaysian capital in informs. Seri Alam as well as the Desaru. Much of the investments workers (100,000 estimated), and Kuala Lumpur. “More projects are expected to vocational schools planned and population at Pengerang will workers will need housing. Total be launched in the coming months in Kulaijaya. flow from Iskandar. Besides, there investment for the PIPC project is 7) Rapid Transit System (RTS) as demand is simply outstripping are many operations / set- approximately RM97 billion. which is an MRT line that links supply. Moreover, more ups in Iskandar as well. Singapore to JB city centre. investments are being pumped in Most notably, the 2) Pengerang also has easy access to and the working population is industrial parks in Pasir existing major international 8) Desaru tourism projects – growing quickly in the area,” Khoo Gudang – as they are the shipping lanes; for example “Quite a long story here as well,” adds. nearest existing industrial Middle East – Singapore – China. says Khoo. While the media has been quite zones to Pengerang … and negative on Iskandar Malaysia in both Johor Port and 3) It also is adjacent and in close [* Note: Both the HSR and RTS recent months, those in the know Tanjung Langsat Port are proximity to Singapore, an projects will not impact Pengerang are actually quite pleased with there, the two nearest existing major trading hub. directly but it will help in promoting economic activity in Iskandar, ports to Pengerang. In fact the greater Iskandar-Pengerang which include: Raffl es American School many of the suppliers/ 4) Pengerang Deepwater Terminal Pix courtesy of www.raffl es-american-school.edu.my manufacturers supporting – a RM5 billion project scheduled Rapid will be from for completion in 2017. The X Johor is now the No 1 state in Singapore and Kuala Lumpur, and deepwater jetty facility comes Malaysia attracting will likely operate at least partially under the government’s manufacturing investments in out of Pasir Gudang,” shares Khoo. “Entry Point Projects” and 2013 and to date in 2014. A big Industrial property in Iskandar is spreads across 500 acres. It is point considering said to have long term potential due said to have the potential to and Penang are the usual to the rising cost of labour and land transform Pengerang into winners. Jobs in this sector in Singapore, which is slowly “Asia’s Rotterdam Port” expected to be seen in full by pushing many Singaporean upon completion. 2016/2017 once these factories manufacturers out to Malaysia. are completed. Follow our article next week 5) Petronas Rapid Project – major to learn of another hot spot in contracts and awards have been X Angry Birds opens on 31st Oct the peninsula. signed, sealed and some started. 2014 and we await the Apparently, already RM89 billion announcements on Sunway has been spent on this gargantuan Iskandar’s own theme park. Also X Email your feedback and undertaking, with more expected Gleneagles Medini good progress on the theme queries to: propertyqs@ as the project is established. This Pix courtesy of medini.com.my parks in Desaru and in Austin thesundaily.com ON FRIDAY JUNE 19, 2015

BY DATO’ STEWART LABROOY PART 3

HIS is the second time I have been asked to write about Klang, partly because Property hot spots TI can lay claim to being a bit of an expert, having grown up and lived here most of my life. > The forgotten gem of Greater KL – Klang Klang unfortunately still remains a municipality [i.e. a town] – albeit the Royal Town of . What many people do not realise, however, is that Klang is the fifth largest town in Malaysia (by population), boasting a population of 744,000. When combined with , this figure rises to 861,000 (2010 Census). I have always felt that this town, which I have loved all my life, has been short-changed over the past decades. It has an incredible history and a larger population than (541,306) or Petaling Jaya (613,000), which have, for reasons unknown to me, been granted city status ahead of this town, which is steeped in history. HISTORICAL KLANG Glory ParkHomes, 2 by WCT Land. Yes, Klang’s history was established earlier than Malacca [which, for its population of 484,000, was also granted city status]. It was originally part of the colonised territory of the Sri Vijaya and Majapahit government, and is

one of oldest cities in Malaysia. PHOTO: WWW.EXPLORING-MALAYSIA.COM According to history, Klang was occupied over 2,000 years ago! Klang town. The first entry ever written on Klang started from the age rival the rest of Selangor or Kuala THE BIG BREAKS of the Majapahit government, Lumpur. Sometimes, I think we The first was Bandar Bukit Tinggi Laman Greenville, Bukit Tinggi, Klang by WCT Land. approximately 600 years ago. were quite content living in our (BBT), which was launched by [Sorry Malacca – you come in rather untidy but loveable town to little-known developer WCT Bhd than 80,000 residents and Tinggi Shopping Centre, the largest second!] bother. Despite the fact that Klang in 1997. It was the first major encompassed two large AEON (Jusco) store in Southeast For many years, the real estate has a large and very wealthy integrated and modern township to hypermarkets, Tesco and Giant Asia. Bandar Bukit Tinggi now market in Klang was in the Chinese population that can rival be launched in Klang. The Hypermarket, plus a four-star consists of three major developed doldrums and for a good reason. Penang, no top-tier developers ever RM5 billion self-sufficient township modern business hotel, the areas, namely Bandar Bukit Tinggi 1 There were no major launches and came to Klang. Then two major spanned across a total freehold land Première Hotel. The development (BBT 1), Bandar Bukit Tinggi 2 no planned townships that could events took place. area of 1,346 acres, serving more project is also home to AEON Bukit (BBT 2) and Bandar Bukit Tinggi 3 (also known as Bandar Parklands). The residents from Klang had never seen anything like this. Soon, BBT became the most successful Dream home and fastest growing township in the royal town. SETAPAK HEIGHTS Sdn Bhd brings you The second was SP Setia’s Setia Infiniti 3 Residences, offering all the elements Alam development in Meru. This of a dream property, namely excellent RM20 billion township was connectivity, wide choice of unit options, launched in 2004 by SP Setia ample facilities and a lush natural landscape. Berhad. Formerly known as North Situated on an elevated site in the Wangsa Hummock Estate, it was purchased Maju suburb, the development spreads across from the See Hoy Chan Group. 7.38 acres, complemented by lush greenery on Noteworthy features of this one side and a breathtaking view of KL development include its excellent cityscape, including the Petronas Twin infrastructure, extensive Towers, on the other. landscaping and generous Comprising three 30-storey towers, the recreational areas set aside for the development offers 523 units of varied unit use of residents. Tight security configurations, from 3-bedroom to and a raft of amenities were two 4+1-bedroom units. Towers B and C offer other features. As a result, functional 3-bedroom and 3+study units with Aerial view. purchasers from Klang piled in to built-up of 1,085 sq ft and 1,518 sq ft respectively, snap up these very upmarket suitable for newlyweds and young families. properties, which were denied to Tower A on the other hand, accommodates spaces, sky gardens and entertainment areas with direct connectivity to various major them in the past. 4+1-bedroom units, with spacious interiors with different themes located at each of the highways such as DUKE, MRR2 and ALKEH. It What we don’t realise is that measuring 2,266 sq ft, ideal for larger families. three towers. In addition, there are two leisure is also well served by public transport to the these Klang developments made SP All units come fitted with air-conditioners, podiums – Serenity Deck that is designed to city. This includes the Sri Rampai LRT Station, Setia and WCT the success stories kitchen cabinets, hood and hob, wardrobes, as offer peace and tranquillity and Vitality Deck which is approximately a 300m away via a that they are today. Riding on the well as fully out-fitted bathrooms. which provides for a tennis court, futsal court proposed covered walkway. success of these projects, Mah Sing, Communal facilities are aplenty at Infiniti 3 and a fun pool. While KLCC is only a short 10-minute drive Sime Darby, Gamuda and IOI Residences and include lounges, chill-out Infiniti 3 Residences is perfectly located from the development, residents can choose to Properties took the cue and stay put at home knowing launched large scale integrated that access to shopping malls, developments in Klang. Believe it hypermarkets, hospitals or not, everything that was built and schools, are all just was sold, reinforcing the fact that minutes away. Klang is an immensely rich town. The development is Don’t miss our article next week scheduled for completion in revealing the phenomenal DNA 2017. Tower B and C are now that puts Klang up the ranks, as a open for sale with prices sizzling hot spot in Greater KL. starting from RM645,000. [Dato’ Stewart LaBrooy is CEO Meanwhile, Tower A is open and executive director of Axis for registration. Interested REIT Managers Berhad.] buyers can view the two show suites daily from 10am to 6pm. For more X Email your feedback and information, log on to www. queries to: propertyqs@ Gourmet kitchen. Infi nity facade. infinitiresidences.com.my thesundaily.com ON FRIDAY JUNE 26, 2015

PART 4 > A detailed look at Klang … Property hot spots more than a gem

BY DATUK STEWART LABROOY ii) Konsortium Expressway Shah E] LRT 3 is coming through Klang, Klang Valley Integrated Rail System Alam Selangor (Kesas, which with stations at Bandar Parklands, ONTINUING from last week’s connects to the Elite highway , AEON Klang, Tesco article where we covered the that takes you to KLIA); Bandar Bukit Tinggi, Sri Andalas, history of this amazing town iii) Federal Highway; and Taman Selatan, Klang Railway Calong with the big breaks it is iv) South Klang Valley Expressway station, Jalan Meru, and receiving, we move deeper into this (SKVE). I-City. treasure chest, which seems to be slowly but surely filling up with B] Soon, the West Coast Highway will All these (and more) makes Klang sparkling gems. For many years, I have cut through Klang, with about four to the most connected town in the been telling my friends in the real five interchanges. Klang Valley (outside of KL city), if estate industry that Klang is the next not the country. big thing. Before you ask why, here are C] We have a rail connection that some reasons that support my claim. takes us to KL Sentral, with seven ATTRACTIVE RESIDENTIAL stations in the town itself. PRICES BOOSTED DNA What is amazing is that Klang is a A] The following highways start in D] Klang is situated next to Malaysia’s town with the most affordable Klang/Port Klang: major ports – North Port and housing in the Klang Valley. i) North Klang Valley Expressway Westport and is located just 40 Browsing through the houses for (NKVE); minutes away from KLIA. sale, we can get an idea of how

inexpensive homes in Klang fact, is lower than KL’s); are. Considering the major LRT • very limited food choices stops that are coming up, a (only known for its Bak Kut check on the current house Teh – you will have to come to prices near them make an Klang to see the amount and interesting read: variety of food); X Bandar Parklands – • dead bodies in the river (it is RM307 psf really quite clean these days); X Bandar Botanic – RM360 psf • only Indians live there (there (gated and guarded) is an incredibly balanced X Bukit Tinggi 1 – RM253 psf population); and X – • poor schools (Klang has some RM191 psf of the finest Chinese schools X Southern Park – RM246 psf in Malaysia and very good X Klang Town – RM466 mission schools). (high-end bungalow) For the real estate investor, X Bandar Bukit Raja – RM335 - please remember the time RM468 psf when (now Desa Park City) and Kampung Kerinchi PUBLIC MISCONCEPTION (now Bangsar South) were What is stopping people from completely off the radar and setting up homes in Klang? are now highly sought. One Well, it is mainly due to the bad should not discount the fact that name Klang has been unfairly Klang is a community with a getting over the years, not to long and proud history and is mention the fact that people the forgotten gem waiting to STILL think it is on the other shine. It will reward the early side of the world. Some investor. A second look is common perceptions or definitely warranted. misconceptions include: [LaBrooy is the CEO and • It is a gangster town with high executive director of Axis crime rate (which in actual REIT Managers Berhad.]

X Email your feedback and queries to: propertyqs@ thesundaily.com