HENRY BUTCHER International Asset Consultants

HB NEWSLETTER September 2013 For internal circulation only

New one-way traffic System in Penang—what is the impact on your Properties?

Introduction

Penang island – with a combination of new and old houses, narrow roads, warm neighbourhood and nostalgic atmosphere, is a small lovely island to stay in. Nevertheless, over years, in the name of development, traffic issue is one of the key challenges that needs to be addressed in this little island, mainly attributed by the increased number of vehicles, unsatisfactory public transport system as well as limited room for road expansion. Pic from The Star

Current Status In view that the existing roads are unlikely to be expanded or broaden, the move to convert 19 Gurney Drive-Pulau Tikus areas are the key roads into a one-way system aims to address tourist belt with middle to high end residential the traffic issues such as traffic flow zone, as well as dynamic commercial/business bottleneck, illegal double parking and massive district. High volume of traffic and congestion jam around these areas. in these pretty narrow streets are the daily norm, particularly during rush hours on week- On the first night of the implementation, the days. Situation became worst during weekend, traffic at Gurney Drive was almost became public or school holidays. standstill. Other major areas such as Kelawai On 27 July 2013, the Penang State Government, road, Cantonment road, Burma road as well as via Municipal Council (MPPP), Pangkor road also experienced heavy and slow started its trial run for 3 months for its newly traffic flow the next following days. proposed one-way traffic system around Jalan Burma, Jalan Pangkor, Jalan Kelawai, Jalan A week later, the traffic misery has not seems to Bagan Jermal and Persiaran Gurney on north- improve. For instance, at Pulau Tikus, the small east district of Penang. narrow Jalan Pasar and its feeder roads have been choked with honks and vehicles from HB NEWSLETTER September 2013

Table 1: New One-way Traffic System, 27 July 2013

Road Name Proposed Traffic Flow 1 Jalan Burma (a section between Jalan Pangkor One-way, from Jalan Bagan Jermal to Jalan Pangkor and Jalan BaganJ ermal) 2 Jalan Kelawai (a section between Jalan Pang- One-way, from Jalan Pangkor to Jalan Bagan Jermal kor and Jalan Bagan Jermal) 3 Jalan Pemenang (between Jalan Kelawai and One-way, from Jalan Kelawai to Persiaran Gurney Persiaran Gurney) 4 Jalan Cantonment (a section between Jalan Two-way Burma and Jalan Kelawai) 5 Jalan Cantonment (a section between Jalan One-way, from Jalan Yeoh Guan Seok to Jalan Burma Burma and Jalan Yeoh Guan Seok) 6 Lebuhraya Codrington (a section between One-way, from Jalan Burma to Jalan Yeoh Guan Seok Jalan Burma and JalanYeoh Guan Seok) 7 Jalan Yeoh Guan Seok One-way, from Lebuhraya Codrington to Jalan Cantonment 8 Lorong Kucing One-way, from Jalan Berjaya to Jalan Burma 9 Lorong PulauTikus One-way, from Jalan Burma to Jalan Berjaya 10 Lebuhraya Maktab One-way, from Jalan Kelawai to Jalan Burma 11 Lorong Maktab One-way, from Jalan Burma to Jalan Kelawai 12 Medan Maktab One-way, anti-clockwise traffic flow 13 Lorong Leandros One-way, from Jalan Kelawai to Jalan Burma 14 Jalan Concordia One-way, from Persiaran Gurney to Jalan Kelawai 15 Lorong Burma (a section between Jalan One -way, from Jalan Kelawai to Persiaran Gurney Kelawai and Persiaran Gurney) 16 Jalan Birch One-way, from Persiaran Gurney to Jalan Kelawai 17 Jalan Lim Chin Guan One-way, from Jalan Kelawai to Persiaran Gurney 18 A section of Persiaran Gurney One-way, from Jalan Pemenang to Jalan Sultan Ahmad Shah 19 Jalan Kelawai service road (in front of Gurney One-way, from Lorong Kelawai to Persiaran Maktab Paragon) 20 Site lane of (north west direc- One-way, from Jalan Kelawai to Persiaran Gurney tion) 21 A section of Jalan Moulmein One-way, from Lengkok Moulmein to Jalan Pasar

Cantonment road towards Codrington Avenue, posing high risk to pedestrians, especially the elderly / infirms / children who used to walk across to the neighbourhood market.

Besides, the new one-way system has turned Cantonment road, Burma road and Kelawei road into three lanes traffic. These three lanes traffic, to certain extent, have smoothened the traffic flow, but also caused a never ending traffic flow, that may endanger the pedestrians who are trying to cross these roads.

HB NEWSLETTER September 2013

Over the weekend, bumper-to-bumper heavy traffic continues to choke the Gurney Drive as well as one-way street around Kelawei road near to Gurnery Plaza and Gurney Paragon, which further prolong to Jalan Bagan Jermal. Other adverse comments include longer on- the-road time from one place to another; extra travelling distance and time to the nearest hospital at Pulau Tikus could be costly during emergency.

The school holidays, festive season and the opening of the latest shopping mall, have posed some added stress to this new traffic trial run.

Properties around Pulau Tikus Areas

Pulau Tikus is blessed with many charms. It is a middle-upper class residential neighbourhood. The late Tunku Abdul Rahman, the first Prime Minister of Malaysia, spent his retirement years in Pulau Tikus – Jalan Tunku Abdul Rahman (formerly known as Ayer Rajah Road). At the centre of Pulau Tikus areas (Burmah road), there are many pre-war shophouses and heritage buildings that are still remain pretty intact. The more than 200 year-old Burmese Temple, as well as numerous Buddhist and Taoist temples are located in the vicinity. HB NEWSLETTER September 2013

Along with the heritage, there are numerous modern commercial buildings and favourite hangout at night. Not to forget, Pulau Tikus is also a haven for food lovers. Many foreign tourists (new and repeat visitors), who choose to stay at the luxury hotels at Gurney Drive, would take a walk from their hotel to Pulau Tikus town centre, just to satisfy their taste buds with the infamous Penang hawkers food at the market and coffee shops.

Gurney Drive, an upper end residential areas and tourist attraction spot, is linked with Pulau Tikus via Cantonment road, Jalan Pemenang, as well as Kelawei road. and Gurney Paragon shopping malls, 4-5 stars hotels, restaurants, coffee shops and pubs, upper end condominiums such as 8-Gurney, Gurney Paragon, Siverton, Millennium Tower, under construction V-Residence, and many more, are handsomely situated along this long stretch of seafront promenade.

Pulau Tikus-Gurney Drive is at the prime jewel location of the island. Property prices of the areas have appreciated substantially for the last couple of years. The average price per sq. ft. of the residential landed and stratified properties, are currently in the range of RM700-RM1500 per sq. ft. and RM550-RM1200 per sq. ft. respectively.

Traffic Flow and Property Value In contrast, traffic congestion, air and noise pollution, as well as safety hazard, Property investment guru always emphasize are among the drawbacks. on “Location, Location, Location!”. Road and After the one-way traffic flow has been traffic flow, just like the rivers in the good old implemented, it is observed that some days, play an important role in fostering link- shop houses are more visible, giving the age, nurturing strategic location, and businesses a boost while some people find subsequently bring significant impact on the it difficult now to access to the shops that value of a property. they use to frequent.

Traffic flow is an artificial river in the modern At the point of writing, there are still world. The impact of traffic flow to the some snags to be fine-tuned and iron out property value would be considerable. for this one-way street traffic system.

Traffic flow could bring both positive and There is no one solution that could satisfy negative impact. A smooth and well-planned all. Managing Traffic flow is a combina- traffic flow would enhance accessibility, tion of science and art, and the wisdom. visibility, as well as the value of a residential property and commercial outlet, which would lead to positive effects to local economy.

HB NEWSLETTER September 2013

Is “Open House” an ideal way to sell your home? Let’s find out.

Like many other useful practices that life of- fers us (getting into a car and driving it on public roads where it may come into contact with other vehicles, for example!) the benefits far outweigh the risks.

While theft from Open Homes is very rare, it is always better to minimise the chances of becoming a petty crime statistic.

These six guidelines will assist.

Conducting open house for sale is still unpopular amongst vendors in Malaysia 1. Never allow any prospective purchaser to although it is frequently done in the western enter your home without the agent being countries. present.

Open for inspection programme is an ideal 2. Ensure the agent and one other person are way for busy vendors to expose their home to present at the Open House at all times. prospective purchasers without putting them- selves out more than they need to. 3. Confirm that the agent is recording the name and contact details of every visitor before Purchasers also love them, for a different they enter your home. Remind them that reason. They feel they can linger as long as they are entitled to ask visitors to show they like getting a feel for a property that photo ID on your behalf before letting them interests them and visualising the possibility of view the property. living in the house without feeling they are inconveniencing anyone. 4. Remove all small items of special value such as jewellery or artifacts to a safe place. Yet there are many scaremongers who would frighten vendors away from Open for 5. Draw your agent‟s attention to any items/ Inspection as a means of exposing their areas that might be delicate or sensitive to property for sale by talking up the risk of theft. touch or movement (antique furniture, for In fact, theft from Open Homes is extremely example). rare; if it were common, 6. Carry out a thorough inspection of your Open for Inspection would not be such a property at the conclusion of every Open popular method of exposing a house for sale to Home to satisfy yourself that everything is in the widest number of buyers in the shortest order. Report any irregularity to the agent time. and if necessary, to the police.

. HB NEWSLETTER September 2013

Is “Open House” an ideal way to sell your home? - continue from previous page

We would advise that unless you are appointing your agent on an exclusive basis, the Open House should only be conducted through this exclusive agent only to avoid unnecessary problems.

If you would like to sell your home via this programme or by way of other method of sales, do contact us for free consultation.

NEWS AND NEW

Who is behind our research team?

Advisor : Shawn Ong assisted from left by Yeoh Peng Hong, David Lim and Lim Wei Seong.

A career in real estate with Henry Butcher Penang. What’s in it for you?

Our real estate professionals are listening attentively to Max Wong during our in-house training.

Individual, on-the-job and classroom training are provided to our HB sales team to equip them with the knowledge required to enable them to serve our clients better.

If you are a dynamic person and would like to embark on a career in real estate but do not know where and how to start, look for us.

It is not just a career. It‟s an adventure!

Contact +6016 412 5582 for an interview. HB NEWSLETTER September 2013

How would you like to work in an environment like this one, fully equipped modern office?

We have always believed in providing a positive work environment to make our employees feel good about coming to work and to sustain them throughout the day.

Our Sales & Marketing Department is furnished with a working desk for each agent, computers, photostat and fax machines and a coffee machine to give our agents the boost- of-the-day. Mocha, Cappucino, teh tarik, you name it, we have it!

Join us for a cup of coffee if you intend to drop by!

Our HB building was recently given a new face lift. HB NEWSLETTER September 2013

WHAT’S ON IN SALES AND MARKETING DEPARTMENT

Congratulations to Max‟s sales team who worked hard to close RM35M worth of property value within 6 weeks.

GREAT JOB!

ARE THERE MORE NEWS? YES OF COURSE!

Join us to welcome our new Look at this cute little boy, Faiz. Our petite and pretty valuer, family member, Joe Ong. Joe His proud father, Mohd Fahmi Norul holding her son, Afif was born to May Tang, our is our Senior Assistant Manager who is now 7 months old! marketing co-ordinator. Joe in Asset Valuation. Faiz is now Good looking little boy! weighed 2.8kg. 1 year old. Way to go! HB NEWSLETTER September 2013

A WEDDING BELL IS RINGING!

Congratulations to our beautiful Pending photo Doreen. Doreen is attached to Asset Valuation. She will be getting married in September to Anson Lee . We hope to have an- other new family member joining us next year!

Our dynamic real estate professionals are ever ready to serve you. Talk to us on your plans for your property, whether for sale or rent.

+604-2298999 [email protected]

Henry Butcher Malaysia (Penang) Sdn. Bhd. is a branch office of Henry Butcher Malaysia, which is part of the international network of Henry Butcher & Co., International Assets Consultants & Char- tered Surveyor. We have been providing real estate solutions to government, commerce and industry in Malaysia for the past 25 years. Henry Butcher & Co was founded in London in circa 1860. Our comprehensive range of services means that you can deal with just one Company for all your real estate, plant and machinery needs. The „One-Stop‟ concept.

Our customer centric services derive from our continued independence and success in keeping abreast of every aspect of modern technology. Our firm‟s commitment to excellence and profession- alism in service has propelled the company to the forefront of the consultancy practice in Malaysia.

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