For more property news, go to www.theedgeproperty.com

EVERY FRIDAY IN WHAT ARE YOUR VIEWS ON RETIREMENT VILLAGES? This was the question posed to visitors of the recent theedgeproperty.com’s Home Sweet Home Fair at The Curve, Mutiara MAKE BETTER DECISIONS www.theedgeproperty.com Damansara. Listen to their responses a FRIDAY AUGUST 7, 2015 theedgeproperty.com

EP3 NEWS EP7 DEALMAKERS EP8 LEGAL WCT expects 19 million How to sell even more in a 5 things you need to know shoppers for Paradigm JB tough market about strata living in an urban community

BY HANNAH RAFEE

Subang Jaya, , is a well-established neigh- bourhood with abundant amenities. Developed by the Self-suff icient then Sime UEP Properties Bhd in the 1970s from old rubber estates, the township has become a self-contained urban sanctuary in the Klang Valley. It off ers the perfect combination of city life and suburbia. Shah Alam, Puchong, and Petaling Jaya are its neighbours, and Subang Jaya’s cen- tralised location gives it easy access to these well-es- SUBANG JAYA tablished areas. Subang Jaya mainly comprises the DemandD d fromf homebuyersh b andd iinvestors hhas raisedi d areas of SS12 to SS19, UEP Subang Jaya (USJ), Taman Wangsa Baiduri, Taman Mutiara Subang and Taman property values in Subang Jaya signifi cantly in recent Bukit Pelangi. Residential supply in Subang Jaya is made up of years due to its abundant amenities, from schools to terraced houses with some condominiums clustered around SS15 and SS16, around Subang Jaya Lake in colleges, and hospitals to malls. Investors can look SS12, as well as along the main thoroughfare of Per- siaran Kewajipan in USJ. forward to more growth once the Kelana Jaya LRT Subang Jaya off ers a plethora of amenities including over 30 government and private schools, and tertiary extension line is completed. institutions such as Taylor’s University, Inti Interna- tional College and Segi College. Its commercial hub in SS15 off ers restaurants and services that cater to locals and the student community. Situated in SS12 is Subang Jaya Medical Centre (SJMC), one of the fi rst private hospitals in . Check out a video One of the more notable landmarks in Subang Jaya of this hot spot at is the iconic , the fi rst shopping mall www.theedgeproperty.com constructed in area. Located next door is the trendy and see current listings for this Empire Shopping Gallery, where patrons from as far as Bangsar and Ampang often stop by for a quick cup area on Market Watch EP6. of coff ee or shopping. Th e neighbourhood also off ers a wide selection of hypermarkets and dining amen- ities. In neighbouring Bandar Sunway lies a major shopping destination: . CONTINUES ON EP4

SAM FONG/THE EDGE PROPERTY + FRIDAY AUGUST 7, 2015 • DIGITALEDGE DAILY EP2 PROPERTY | NEWS

ON NEWS ROUNDUP Go to theedgeproperty.com for more listings

Mah Sing unit sued over said the event was to encourage an fl oor retail and serviced apartments, at www.theedgeproperty.com proposed RM359.56 mil active and healthy lifestyle, besides it said in a statement. Seremban land deal celebrating the relocation of the new “Th e project is in a diff erent loca- Mah Sing Group Bhd said on Aug property gallery. tion from the two core CBD (central 5 that seven individuals had initi- Th e 12,000 sq ft property gallery business district) sites we current- ated a legal suit against its wholly covers more than 12 acres on Trop- ly own. Being at the city fringes, it owned unit, Grand Prestige Devel- icana Aman’s 863-acre township promises a different lifestyle and opment Sdn Bhd, over the latter’s development. It will function as will appeal to a diff erent market seg- proposed acquisition of a piece of Tropicana Aman’s satellite offi ce, ment,” said UEM Sunrise CEO and prime, freehold tract in Seremban, featuring a play zone for children, Prince Hotel & Residence KL MD Anwar Syahrin Abdul Majid in . and an open-space concept for the rebrands as Pullman KL an announcement on Aug 3. Self-suffi cient In a fi ling with Bursa Malaysia, hosting of private events. Th e Prince Hotel & Residence KL Th e pruchase is its third in Mel- Subang Jaya Mah Sing said Grand Prestige has has been taken over by hospitality bourne following that of two sites been named as one of the defend- group AccorHotels and rebranded as on LaTrobe Street and Mackenzie ants, together with the vendors of Pullman City Centre Street in October, 2013, in the city’s the said land. Grand Prestige was Hotel & Residence. central business district. served with a writ and statement “Th e number of high-profi le ho- of claim made in the High Court of tels that has been rebranded to Pull- Yong Tai plans acquisitions for Seremban by the plaintiff s. man in recent months, including Th e developments worth RM7 bil Th e plaintiff s are seeking, among Park Lane Hong Kong, the former Yong Tai Bhd entered into fi ve sep- other things, a declaration that the Hilton on the Park in Melbourne and arate memoranda of understanding sale and purchase agreement en- now the Prince KL, is a testament to (MoUs) on Aug 3 for a host of pro- Would you live tered into between Grand Prestige the brand’s ability to meet the needs posed business and land acquisitions and the vendors is invalid. of today’s global nomads,” said chair- that can provide it fi ve potential prop- in a retirement Tebrau Waterfront Residence man and CEO of AccorHotels Asia erty development projects in Melaka, village? and Resort to launch in Pacifi c, Michael Issenberg. the Klang Valley and . Th ese Iskandar Th e property will be fully refur- have a combined gross development Tebrau Waterfront Residences and bished over the next two years to value (GDV) of about RM7 billion, Resort development will launch the meet Pullman’s standards, but the spread over the next eight years. fi rst phase of its joint-venture project hotel will remain open while up- In a filing with Bursa Malay- in Johor with China developer Green- grading works are carried out in a sia on Aug 3, the garment mak- land Group and Iskandar Waterfront minimally disruptive manner, said er-turned-property developer’s ex- City Bhd (IWC), in early 2016. the group. Th e latest Pullman hotel ecutive director Ng Jet Heong said According to a Greenland spokes- was offi cially launched on Aug 1. the MoUs and the proposals con- man, the fi rst phase will cover 4.46 templated are in line with Yong Tai Malaysians wear yellow and ha, and comprises residences, retail Group’s expansion plans to grow its get on their bikes in Kota podium, offi ce block, and a children’s property development business seg- Kemuning theme park. Th e fi rst phase is expect- ment by acquiring more land with A 12km bicycle ride called ‘Th e Yel- ed to be completed by 2019. good prospects for future property low Ride’ was organised by Tropicana The initial plan shows a retail development. Corporation Bhd on Aug 1 to mark space of about 344,000 sq ft, and “Th e MoUs entered into with the The Edge Markets Sdn Bhd the relocation of Tropicana Aman’s offi ce space of 700,000 sq ft. It will respective parties will allow us to (1104546M) new property gallery in Kota Kemun- see the launch of over 700 residential UEM Sunrise acquires third negotiate and work together in exe- Level 3, Menara KLK, No 1 Jalan PJU 7/6, Mutiara Damansara, 47810 Petaling Jaya, ing, Shah Alam. units with an expected starting price Melbourne property cuting defi nitive agreements for the Selangor, Malaysia Comprising some 500 cyclists, the of RM800 psf. Details of the built-up UEM Sunrise Bhd has completed proposed acquisitions and proposed ride was fl agged off from the existing area and layouts of the residential the acquisition of a 21-storey offi ce joint venture,” he added. Publisher and Group CEO Ho Kay Tat Tropicana Aman property gallery and units are being fi nalised. tower on 412 St Kilda Road in Mel- Of the fi ve potential projects, those ended at the new property gallery. Th e 51-ha Tebrau Waterfront Res- bourne, Australia, for A$58 million in Melaka may potentially contribute Editorial For News Tips/Press Releases Some 20 lucky draw prizes and four idences and Resort, located on the (RM161 million). RM6.3 billion in GDV, while Klang Tel: 03-7721 8219 Fax: 03-7721 8038 yellow bicycles were given away to coast of the Straits of Tebrau, is di- UEM Sunrise plans to redevelop Valley and Johor Baru may poten- Email: [email protected] lucky winners after the event. vided into fi ve phases, and will take the property into an “unprecedented tially contribute RM341 million and Tropicana Corporation head of 10 to 15 years to complete. ultra-luxurious residential develop- RM363 million, respectively, said Senior Managing Editor Azam Aris Contributing Editor Sharon Kam marketing and sales Ung Lay Ting ment” that may comprise ground Yong Tai. Editor Rosalynn Poh Deputy Editors E Jacqui Chan, Wong King Wai, Llew-Ann Phang Assistant Editor Lam Jian Wyn Writers Zatil Husna Wan Fauzi, If you have any real estate-related events, email us at [email protected]. Chai Yee Hoong, Rachel Chew, LAUNCHES & EVENTS Events listed here will also appear on theedgeproperty.com. Hannah Rafee, Natalie Khoo, Tan Ai Leng, Racheal Lee

Art Director Sharon Khoh Design Team Cheryl Loh, Time: 11am to 9pm There will be special performances Valerie Chin, Aaron Boudville, Home Sweet Home Fair Contact: (011) 2720 2237 by international musician Janice Aminullah Abdul Karim, by theedgeproperty.com / (013) 332 9851 Yap and Malaysian TV personality Yong Yik Sheng, Tun Mohd Zafi an Mohd Za’abah Date: Friday, Aug 7 Swanston Central is Melbourne’s Daphne Iking at the launch. to Sunday, Aug 9 newest residential landmark in Corporate Venue: Centre Court, Gurney the city’s retail and academic hub Managing Director Au Foong Yee Paragon Mall, by Metro Homes Sdn Bhd. Selling Deputy Managing Director Lim Shiew Yuin Time: 10am to 10pm Launch of Symphony Tower prices start at A$714 psf (RM2,046). Contact: (03) 77218191 Date: Sunday, Aug 9 Advertising & Marketing Buy? Sell? Rent? Come and Venue: No. 1-G Mahkota To advertise contact let theedgeproperty.com help Residence 2, Bandar Mahkota GL: (03) 7721 8000 Fax: (03) 7721 8288 you make better decisions Cheras, 43200 Cheras Chief Marketing Offi cer in buying, selling or renting Time: 10am to 6pm Sharon Teh (012) 313 9056 property by using the powerful Contact: (03) 9010 9111 Launch of Qi Lifestyle clubhouse Senior Sales Managers free tools and information / (03) 9010 9222 at Senja in Seri Kembangan Geetha Perumal (016) 250 8640 Fong Lai Kuan (012) 386 2831 on the most useful property Cheras Home Development Sdn Date: Aug 8 (Sat) Peter Hoe (019) 221 5351 portal in town. Presented by Bhd launches the 8-acre Symphony Venue: Qi Lifestyle @ Senja, Gregory Thu (012) 376 0614 theedgeproperty.com, the Tower comprising three 32-storey Offi cial launch of Estuari Jalan Anggerik, Bluwater Estate, Senior Manager, Integration Home Sweet Home Fair will towers with 1,675 residential Gardens in Puteri Harbour Seri Kembangan, Selangor Shereen Wong (016) 233 7388 Ad-Traffi c Manager feature fun activities for the apartment units. It will be the Date: Aug 8 (Sat) Time: 3pm to 10pm Vigneswary Krishnan (03) 7721 8005 whole family, including test tallest tower in Cheras South. Venue: Estuari Gardens Contact: (07) 277 3748 / 1800 888 008 Ad Traffi c Asst Manager drives of new BMW models sales gallery, No. 8, Ledang BRDB Developments Sdn Bhd will Roger Lee (03) 7721 8004 over the weekend. Do drop Exclusive preview of Swanston Heights, Nusajaya, Johor unveil its new Qi Lifestyle clubhouse at Email: [email protected] by and visit Malaysia’s Top Central in Melbourne Time: 3pm to 10pm its 47-acre Senja lakeside residences Property Developers, who Date: Aug 8 (Sat) to Aug 9 Contact: (07) 277 3748 / 1800 888 008 comprising terraced houses, Operations will be exhibiting their latest (Sun), Venue: Concourse Level, Estuari Gardens is a premium landed semi-detached homes and villas. To order copy properties at the fair as well. Sunfl ower Lavender room, One development by UEM Sunrise Bhd in There will be a barbecue, Zumba Tel: 03-7721 8034 / 8033 Fax: 03-7721 8282 World Hotel, Petaling Jaya Puteri Harbour, Iskandar Malaysia. workshop and MTV dance classes. Email: [email protected] FRIDAY AUGUST 7, 2015 • DIGITALEDGE DAILY + NEWS | PROPERTY EP3 WCT expects 19 million shoppers for Paradigm JB

It will become a “huge magnet to draw people in”

BY RACHEL CHEW Despite the current soft consumer sen- magnet to draw people in”, including Sin- timent, WCT managing director Taing Kim gaporeans. PETALING JAYA: WCT Holdings Bhd expects Hwa says the company has no plans to post- “Th e mall is designed to be comparable some 19 million shoppers to patronise its pone the launch of Paradigm JB. to Singapore malls, given that Johorians are Paradigm Johor Baru mall in the fi rst year “What we have started we will carry on, very much exposed to Singapore malls,” of its opening planned for the third quar- we cannot stop. We are confi dent in the Jo- Jalleh said. ter of 2016. hor retail market,” Taing said. Jalleh believes the retail market will see WCT executive director Choe Kai Keong According to the appointed retail mall improvement by this year-end. said in an interview that the Johor Baru retail consultant Robert P Jalleh, managing di- “Th e [market at the] beginning of this year market is underserved and the developer’s rector of Retail Network Sdn Bhd, there is a is poor because of a lot of factors such as the visitor projection is “a conservative one”. population of two million within a 20-min- implementation of the goods and services Choe says Paradigm JB’s net lettable area ute drive of Paradigm JB, which is located tax, the weakening ringgit and political in- has been 50% taken up so far with confi rmed on Jalan Skudai. stability. We must bear in mind, according tenants being SOGO, GSC cinema and Vil- “With a 1.3 million sq ft net lettable area to research, the Johor market is underserved lage Grocer. and key features, such as the fi rst ice-skating and Malaysia’s retail market is domestically “Paradigm JB mall has secured 50% ten- rink in the region, Paradigm JB can certainly driven. We are confi dent that Johor Baru is ancy. Currently, we are in the midst of ne- draw more shoppers but we are just being a very good option to expand the Paradigm gotiations with another few key junior an- conservative. I believe it will not stop people brand,” Jalleh said. chors such as fashion, sports, toys and book who live beyond 20 minutes driving time to With six levels of retail and 4,200 parking distributor brands. We are also being ap- visit the mall,” said Jalleh. bays, the mall is part of a mixed-use devel- Artist’s impressions of the exterior and the interior proached by fashion brands such as Topman He added that Paradigm JB will become opment that also consists of a 24-storey of the building. Photo by WCT and Zara,” said Choe. a super-regional mall that will be “a huge serviced apartment block and a 17-storey four-star hotel. Th e project’s gross devel- now 60% to 70% complete. Th e development opment value is RM1.8 billion. will have 189 units of apartments ranging in Taing said WCT plans to launch the 296- size from 756 sq ft to 1,815 sq ft. It is due for room hotel in 2017, a year after the opening of completion by the third quarter next year. Paradigm JB. Meanwhile, the offi cial launch WCT plans to continue to build its shop- of its 263-unit serviced apartment project ping mall business for recurring income. called BRIO will take place early next year. “Malaysia still has opportunities if the Over at its fi rst Paradigm development, economy grows steadily, the population Paradigm Petaling Jaya, The Azure Resi- increases and there is political stability. dences serviced residences has registered We will continue to build new malls if the 60% take-up rate so far, said Taing. opportunities arise. We may also revisit the “We are hoping to secure 80% take up by Vietnam market, which we have been eyeing year-end. In the current market situation, I for a few years. think 60% is not too bad. I believe when there “However, we still have a couple of things is less construction work [on the project] to do here, such as Paradigm JB, and Para- in another few months, people will start to digm KL located at Overseas Union Garden, appreciate the environment and location,” Kuala Lumpur. We target to open its doors Taing said. in 2018. For now, WCT will focus on Malay- Choe (left) and Taing will focus on the Malaysian market. Photo by Mohd Izwan Mohd Nazam/The Edge Property He added that the 30-storey building is sia,” said Taing. M3 Mall to open in mid-October

BY RACHEAL LEE hot property due to its location, catchment population, accessibility and strong tenant KUALA LUMPUR: M3 Mall, an urban re- mix,” Zaharuddin said. development project by Dewan Bandaraya Gerbang Mekar is confi dent the remain- Kuala Lumpur and Gerbang Mekar Sdn ing 20% of the mall will be tenanted by year- Bhd in Taman Melati, opens its doors in end based on enquiries received so far. Th e mid-October. company is also the owner, manager and In an exclusive preview for media and operator of the mall. Th e site was previously business partners yesterday, Gerbang Me- an empty plot of land. kar executive chairman Zaharuddin Saidon M3 Mall is situated in the mature township said the mall is more than 80% tenanted, of Taman Melati, approximately 100m away with the renovation of tenant lots being from the Melati light rail transit station and undertaken now. the planned Gombak Integrated Transport “The Store supermarket is the anchor Terminal. It will serve the M3 Residency tenant. Other tenants such as Mr DIY will as well as the local population in the area. (From left) Gerbang Mekar managing director Adam Tay, executive chairman Zaharuddin, Kuala Lumpur provide niche services,” Zaharuddin said. M3 Mall comprises six levels, with ap- mayor Datuk Mohd Amin Nordin Abd Aziz, The Store Corporation managing director Tan Sri YS Tang and “Th e Store anchoring M3 Mall is a dis- proximately 200,000 sq ft of lettable space RCMC director Richard Chan. Photo by Mohd Izwan Mohd Nazam/The Edge Property tinct advantage for the community because and more than 550 parking lots. Th e mall it brings the convenience of fresh produce also provides a banquet hall that can ac- development of the Wangsa Maju-Maluri 3.2-acre parcel of leasehold land. A total of and daily household needs even closer.” commodate 1,000 people. Zone under the Kuala Lumpur Structure 412 units of M3 Residences will be complet- Other tenants include Nagoya Textile, Th e preview of the mall was launched by Plan 2020. ed by January. Texas Chicken, myNEWS.com, Georgetown the Mayor of Kuala Lumpur Datuk Mohd It is the centerpiece of the larger M3 Resi- Th ey range in size from 806 sq ft to 1,092 White Coff ee, Station Kopitiam and Gintell. Amin Nordin Abd Aziz. dency mixed development, which has a gross sq ft, and were launched in 2012 at RM300 “From a retail perspective, M3 Mall is M3 Mall is a focal point of the urban re- development value of RM300 million, on a psf. Th ey were fully taken up in three months. + FRIDAY AUGUST 7, 2015 • DIGITALEDGE DAILY FR EP4 PROPERTY | COVER STORY

A well-established neighbourhood, Subang Jaya off ers a C plethora of amenities. Photos by Sam Fong/The Edge Property

The iconic Subang Parade, the fi rst shopping mall built in Subang Jaya.

C b

Subang Jaya Medical Centre, one of the fi rst private hospitals in Malaysia. Subang Jaya rocks

C b FROM EP1 up 31% to RM375 psf in the 12 months to mixed-use development condominium Besides amenities, Subang Jaya off ers 3Q2014. Th e data also reveals that there types,” says principal of Mapleland Prop- excellent accessibility. With access to the were a few undervalued transactions in erties, Erick Kho. Federal Highway, New Pantai Expressway the preceding year, which led to a lower According to Chen, buyers of condomin- Spring and Summer Villa recorded the highest (NPE), Lebuhraya Shah Alam (Kesas), Leb- than usual base, thus the strong growth. iums and serviced apartments are either average price growth psf in the 12 months to 3Q2014. uhraya Damansara-Puchong (LDP) and “Th e current average price psf for con- “young families or young couples”. How- Elite, it is no wonder that Subang Jaya is dominiums in Subang Jaya (not inclusive ever, Kho maintains that this depends on parts of Subang Jaya,” adds Teh. dubbed one of the busiest suburbs in the of USJ), is about RM672 psf, with an aver- the location and the budget of these fami- Meanwhile, the rental yields for non-land- Klang Valley. age price of RM1,180,000 for a 1,756 sq ft lies. “Some may not qualify for a loan, and ed residences in Subang Jaya (excluding USJ) A new catalyst for Subang Jaya’s growth area. For serviced apartments, the current the properties in Subang are on the steep remain strong. According to theedgeprop- would be the Kelana Jaya light rail transit average price psf is also RM672 psf, with side. For the higher-end developments, I erty.com, condominiums in SS15 and SS16 (LRT) extension line due to be complet- an average price of RM850,000 for a 1,264 would say the age group of buyers would command higher rental rates than other ar- ed in 2016. Still under construction, the sq ft area,” says Chen. be between 40 and 65 years old,” adds Kho. eas in Subang Jaya, at between RM2.90 to extended line includes stations in SS15 More non-landed residences have come Th e demand for landed properties in RM3.50 psf. Th is is because they are located and SS18 as well as in USJ. Th e township on-stream recently, including Sime Dar- Subang Jaya remains strong. “For landed within Subang Jaya’s commercial centre, is also located near the Sultan Abdul Aziz by’s Isola. Located along SS16/1, the luxury properties in Subang Jaya, investors look which has shopping malls and amenities, Shah airport. condominium sits on a 2.173-acre site and for terraced houses that are gated and and are typically smaller. Properties such “Generally, housing prices in Subang has a gross development value (GDV) of guarded,” says real estate negotiator of as Saujana Residency and Subang Olives Jaya have climbed substantially over the RM220 million. Th e twin 16-storey tower Mapleland Properties, Juliana Teh. Residence recorded the highest rental rates, last two decades. Th e township caters main- development will have 216 units in total. Homebuyers in Subang Jaya are mostly with indicative annual returns of 6.5% (see ly to the middle to upper-class income Th ese will have a built-up area of between owner-occupiers. “Considering the fact that Table 1). groups. Th ere aren’t that many houses or 1,023 and 4,133 sq ft, and a starting price there are more landed homes in Subang Jaya, “Generally, the average gross rental yield apartments in Subang Jaya that are for the of RM679,888. Th e development is almost the buyers are mostly those with families. For for condominiums in Subang Jaya is about low-income group,” says managing director fully taken up, with 75% of its units sold at high-rises in the areas of SS14, SS15, SS16, 3%, with an average fl oor area of 1,756 sq ft of Landserve Sdn Bhd, Chen King Hoaw. its public launch in 2011. A more recent SS17, USJ 1, Th e 19 USJ City Mall and Main and gross rental of RM3,000 per month, while Existing condominiums in Subang Jaya launch is Pandora Serviced Residences at Place at USJ 21, the owners are mainly in- the average gross rental yield for serviced are fairly recent developments, with many Tropicana Metropark, reportedly priced vestors and the residents are mostly working apartments is around 3.1%, with an average built in the 2000s. Based on theedgeprop- between RM600 and RM800 psf. adults, students, young entrepreneurs and fl oor area of 1,264 sq ft and gross rental of erty.com’s analysis of non-landed residen- “Demand for non-landed properties bachelors. Th e tenancy rate in these said RM2,200 per month,” says Landserve’s Chen. tial transactions, the average transacted in Subang Jaya lies in the apartment and areas is signifi cantly higher than in other Subang Jaya clearly has a number of fac- Th price psf of non-landed residential prop- tors contributing to its burgeoning market, ex erties in Subang Jaya (excluding USJ) was one of which is its road network. “Good RM581 psf as of the third quarter of 2014 road accessibility, direct from Kesas to (3Q2014), up 15% from RM506 psf from the USJ 1, Bandar Sunway, Federal Highway, suffi previous corresponding period (see Chart NPE, Elite, NKVE, LDP and others, have ket 1). Th ose in the RM400,001 to RM500,000 raised the values of properties in Subang the price range accounted for the largest mar- Jaya. Furthermore, Subang Jaya is located joy ket share of transactions (17.7%) in the 12 strategically, midway to Kuala Lumpur,” lin months to 3Q2014. Th is was followed by says Kho, a long-time Subang Jaya resident. those in the RM500,001 to RM 600,000 range “Subang Jaya lies smack in the middle of Bh (16.7%) and RM300,001 to RM400,000 price the Kuala Lumpur–Klang belt, which has been wil range (15.3%). Th e most expensive devel- the country’s main economic lifeline since pro opment by average transacted price was independence. It is within this thriving cor- Kel Saujana Residency, at RM1,145,000, while ridor where trades and job opportunities are Wa the most affordable development was a found, which naturally draw people to live int medium-low-cost apartment Taman Bukit Chen: Subang Jaya lies smack in Kho: Good road accessibility has Teh: For landed properties in here in Subang Jaya. In fact, many who work in in Pelangi priced at RM232,000. the middle of the Kuala Lumpur- raised the values of properties Subang Jaya, investors look for neighbouring Shah Alam and Klang, including alr Spring & Summer Villa (see Chart 2) Klang belt. Photo by Shahrin in Subang Jaya. Photo by Haris terraced houses that are gated those who work in multinational companies, US recorded the highest average growth psf, Yahya/ The Edge Property Hassan/The Edge Property and guarded. choose to live in Subang Jaya,” concurs Chen. Sta LY FRIDAY AUGUST 7, 2015 • DIGITALEDGE DAILY + COVER STORY | PROPERTY EP5

Source: theedgeproperty.com

Chart 1: Subang Jaya non-landed residential average price

Taipan at USJ10 is one of the main commercial hubs in USJ.

USJ on the roll

DEVELOPED by the then Sime UEP Prop- to the traffi c issue,” says Wan. erties Bhd in the late-1980s as an extension However, those were the days. Th e road of the Subang Jaya township, UEP Subang network in Subang Jaya and USJ has gradu- Source: theedgeproperty.com Jaya, better known as USJ, is today an af- ally been improved over the years, with the fl uent neighbourhood comprising USJ 1 to completion of Kesas, NPE, LDP and Elite, not Chart 2: Subang Jaya Top 5 condominiums/apartments USJ 27, USJ 3A to 3D, Subang Heights and to mention the upcoming Kelana Jaya LRT by average price annual growth USJ Heights. line extension that will include new stations “Being a sprawling township, USJ off ers in USJ 7, Taipan (USJ 10) and USJ 21. “Th ese a wide range of housing. Generally, landed, have spiked demand for properties in Subang linked houses are the best-selling for those Jaya and USJ,” notes Wan. who buy for their own occupation and are Based on theedgeproperty.com’s analysis looking for long-term capital appreciation, of transactions in USJ, prices of non-landed while the demand for non-landed homes is homes on the secondary market in USJ grew mostly driven [by the desire] rental income,” remarkably over the past two years. Th e aver- says resident manager of Property Hub Sdn age transacted price psf of non-landed resi- Bhd, Wan Choy Heng, who has lived in USJ dential properties was RM411 psf in 3Q2014, since 2000. up 16.8% year-on-year from RM351 psf in “Most homebuyers in USJ are owner-occu- 3Q2013. Th is was on top of an outstanding piers, with investors vying for the non-land- y-o-y growth of 34.5% in the preceding year. ed ones. Buyers are generally young families According to theedgeproperty.com, as of and couples in their 30s and 40s,” he says. Th e 3Q2014, Indera Subang is the priciest con- majority of the linked houses in USJ are val- dominium, with an average transacted price ued around RM600,000 to RM800,000. Th e of RM750,000, or 30% higher than the next apartments, however, are fairly aff ordable, at development. Although the development is Source: theedgeproperty.com between RM200,000 to RM400,000, he adds. fairly dated, its prices remain steep due to Similar to earlier developments in Subang its generous unit sizes ranging from 1,500 Chart 3: USJ Top 10 most expensive condominiums/apartments Jaya, USJ off ers a wide range of amenities. to 2,500 sq ft. Other comparatively pricey by average transacted price “Th e main commercial hubs in USJ are Tai- developments in USJ include Riverdale @ pan at USJ 10 and Subang Business Centre. USJ One Park (RM559,000), Sri Bayu Condo- For shopping and leisure, USJ has shopping minium (RM554,000) and Impian Meridian malls such as Summit Shopping Centre, Th e (RM521,000) (see Chart 3). 4. 19 USJ City Mall and Main Place at USJ 21,” For the lower-middle-class segment, says Wan. He adds that Subang Jaya has over Goodyear Court provides a wide range of 30 government, private and international options for buyers. Th e average price of units nd- schools. Many of the schools are located in in Goodyear Court ranges from approxi- SJ) USJ, such as Sekolah Menengah Kebangsaan mately RM167,000 (in Goodyear Court 4) op- Seafi eld 2 and Sekolah Menengah Kebang- to RM336,000 (Goodyear Court 9), based on S16 saan USJ 23. Among other public schools data as of 3Q2014 on theedgeproperty.com. ar- here is a Sekolah Wawasan, or Vision School. “USJ is quite saturated already, with the to In terms of rental yields, Wan says the exception of USJ 1. Given that the availability ted current average for linked houses in USJ is of suitable development land is becoming tre, 2% to 3%, while the average rental yield for scarce, a rising population es, non-landed homes in USJ such as apartments and interstate migration uch and condominiums, is 4.5% to 5%. to the Klang Valley will ves “Th e value of landed homes has generally only ensure continual tes, Check out a video appreciated about 7% to 8% per annum in the demand for housing in see of this hot spot at www. last two decades. For non-landed properties, USJ. Hence, I believe theedgeproperty.com the value generally appreciates at about 5% property values will eld and see current listings per annum,” says Wan. continue to grow in out Nonetheless, this neighbourhood has USJ,” says Wan. q ft for this area on had its challenges. “USJ is well-known hile Market Watch EP6. for its serious traffi c congestion. Up until ced the mid-1990s, there were only two entry Wan: The value of landed age points to Subang Jaya and USJ, with a one- houses has generally l of way exit from Subang Jaya. One could only appreciated en. access and exit Subang Jaya via the Federal about 7% to 8% ac- The LRT line extension is said to increase the A bright outlook Highway at Persiaran Kewajipan or Per- per annum in ket, exposure of Subang Jaya’s property market. Adding optimism to Subang Jaya’s proper- siaran Tujuan. Many shunned properties the last two od ty market outlook is the Sime Darby tran- in Subang Jaya and particularly USJ due decades. to While Subang Jaya is self-contained and sit–oriented development, Subang Jaya ay, suffi cient, with shopping malls, hypermar- City Centre (SJCC). “It is one of the most ave kets, leading medical centres and colleges, talked-about upcoming developments velopment by MCT Bhd. Other launches near future. “Any new supply will most ang the established neighbourhood will soon en- here. This RM3.96 billion project encom- include the recently completed The Re- likely be absorbed as there is a constant ted joy better public transport, thanks to the LRT passes the regeneration of the older parts gina Residence at USJ 1 by Regina Devel- demand for properties in Subang Jaya,” ur,” line extension due for completion in 2016. of Subang Jaya’s commercial strip in SS16. opment, and Da-Men at USJ 1, adjoining says Mapleland’s Teh. nt. Resident manager of Property Hub Sdn This mixed-use development will have Summit Hotel, due to be completed in According to Chen, the values of prop- e of Bhd, Wan Choy Heng, notes that the LRT line an integrated transport hub comprising 2016,” says Wan. erties in Subang Jaya will continue to move een will increase the exposure of Subang Jaya’s (KTM) commuter train and the LRT, as “The good [network of] highways and upwards due to the area’s amenities and nce property market, thanks to the length of the well as park and ride facilities,” says Chen. service roads to neighbouring suburbs accessibility. “All in all, there are many or- Kelana Jaya LRT line, from Putra Heights to The township has witnessed a slew makes Subang Jaya a sought-after loca- advantages to living in Subang Jaya. It’s a are Wangsa Maju in Kuala Lumpur. “Th e recently of new launches in recent years, further tion for young families looking for a place good area to invest in; to be frank, almost ive introduced bus rapid transit (BRT) service strengthening Subang Jaya’s position as to settle down or to upgrade,“ adds Wan. any kind of property here is a worthy in- k in in Subang Jaya and Bandar Sunway have one of the more attractive townships in As a mature township with a high con- vestment. I believe the future is bright for ing already improved public transport between the Klang Valley. centration of secondary properties, it is Subang Jaya, especially with the added ies, USJ, Bandar Sunway and Seri Setia KTM “One upcoming launch in USJ is Reo unlikely that Subang Jaya will experience connectivity of the Kelana Jaya LRT line,” en. Station,” says Wan. Suites at One City, the RM5 billion de- an oversupply of new developments in the concludes Chen. + FRIDAY AUGUST 7, 2015 • DIGITALEDGE DAILY EP6 PROPERTY | MARKET WATCH Go to theedgeproperty.com for more listings

FOR SALE [in Subang Jaya, Selangor] FOR RENT [in Subang Jaya, Selangor]

Zyta of Putra Realty two 19-storey blocks of 448 units. Saujana Residency minutes to Bandar Sunway. Tel: (012) 778 3121 Facilities include 24-hour security, a Type: Condominium/ Agent/negotiator: Winnee Email: [email protected] sky lounge, sky terrace, games room, serviced residence Kang of Zenhill Realty playground, cafeteria, refl exology Tenure: Freehold Tel: (012) 279 8726 Summer Villa (Spring Villa) path, gym, sauna, steam bath, BBQ Asking rent: RM2,500 Email: [email protected] Type: Condominium/ area, wading pool, swimming pool Built-up area: 585 sq ft serviced residence and squash courts. Accessible via Bedroom(s): 1 Main Place Tenure: Leasehold Persiaran Subang Permai and Bathroom(s): 1 Type: Condominium/ Subang SoHo Asking price: RM875,000 Jalan Subang 3 (through Jalan Description: Fully furnished serviced residence Type: Condominium/ Built-up area: 1,890 sq ft SS13/1k), Kesas Highway and studio apartment in move-in Tenure: Freehold serviced residence Bedroom(s): 3 LDP. Shopping malls nearby: The condition. Facilities: Gym, Olympic- Asking rent: RM1,500 Tenure: Freehold Bathroom(s): 2 Summit, Giant USJ, Mydin USJ, size swimming pool, covered Built-up area: 950 sq ft Asking price: RM445,000 Description: Located on Jalan etc. Many schools and tertiary playground, sauna, nursery, spa, two Bedroom(s): 2 Built-up area: 685 sq ft Wangsa Baiduri, facing a lake. institutions in the surrounding area. tennis courts, convenience store, Bathroom(s): 1 Bedroom(s): 1 Fully furnished and renovated unit Agent/negotiator: Kelvin launderette, function room, games Description: Unfurnished unit Bathroom(s): 1 with wet and dry kitchen. Very Hii of Full Homes Realty room, reading room, BBQ area, with pool view, facing south. Description: Subang Soho is a well maintained. One parking Sdn Bhd (Bukit Jalil) water feature, 24-hour security. Agent/negotiator: Vincent newly completed building located bay, air con, TV, washing machine, Tel: (016) 878 8738 Within walking distance of Lee of Wang Lai Realty near SS19, Jalan Kemajuan, mattress, wardrobe and built-in Email: [email protected] Subang Parade and Empire Tel: (012) 209 1369 Subang. It features duplex concept cabinet. Comfortable surroundings. Subang. Hospitals and educational Email: [email protected] units of 685 sq ft to 1,289 sq Agent/negotiator: Irene Chua USJ One Park establishments nearby. ft. Very good returns. Facilities of Leaders Real Estate Type: Condominium/ Agent/negotiator: Avvy Chan Riverdale @ USJ One Park include: 24-hour security + Tel: (012) 222 5187 serviced residence of Mapleland Properties Type: Condominium/ CCTV, sky garden, swimming Email: [email protected] Tenure: Leasehold Tel: (012) 296 0498 serviced residence pool, playground, sky view gym, Asking price: RM650,000 Email: [email protected] Tenure: Leasehold multipurpose hall, refl exology Subang Boulevard Built-up area: 1,242 sq ft Asking rent: RM1,600 path and covered parking. Type: Condominium/ Bedroom(s): 3+1 Saujana Residency Built-up area: 1,246 sq ft Walking distance to Subang serviced residence Bathroom(s): 3 Type: Condominium/ Bedroom(s): 3 Parade, Empire Subang, KTM Tenure: Leasehold Description: Brand new unit on serviced residence Bathroom(s): 3 Station, 5 minutes to Sunway Asking price: RM670,000 a high fl oor in Block B, partly Asking rent: RM5,500 Description: Basic unit Pyramid, Glenmarie and USJ. Built-up area: 1,227 sq ft furnished. Four air conditioners, Built-up area: 1,700 sq ft Agent/negotiator: Alex Accessibility via LDP, Federal and Bedroom(s): 2 + 1 two water heaters, wet and dry Bedroom(s): 3 + 1 Tong of Everest Property KESAS. Nearby colleges like Inti Bathroom(s): 3 kitchen cabinets, wardrobes, full Bathroom(s): 3 Tel: (012) 363 3498 College, Metropolitan, Taylor’s Description: Subang Boulevard curtains, refrigerator and washing Description: Fully furnished, Email: [email protected] College, Sunway College, Segi has a lake view, and is close to machine. Two covered parking bays. located near Subang Parade, College, etc. Subang Parade and Sunway Main door faces north west, balcony Empire Shopping Gallery, Subang Goodyear Court 9 Agent/negotiator: Ronald Pyramid malls. Suitable for expats faces south east. Close to malls: KTM Station and educational Type: Condominium/ Khoo of Vivahomes Realty who love to stay in a safe, quiet One City, The Main Place, Subang establishments. Easily reached serviced residence Tel: (012) 668 0149 and peaceful environment. Fully Parade, Empire Subang, etc; also, via Federal Highway and NPE. Tenure: Freehold Email: [email protected] furnished with quality fi ttings. Taylors, Segi College and Sunway Agent/negotiator: Edmund Asking rent: RM1,200 Agent/negotiator: George Tan of University, Subang Jaya Medical Liao of Kim Realty Built-up area: 1,008 sq ft Saujana Residency Reapfi eld Properties 0122830110 and Sunway Medical Centres. Tel: (012) 619 3102 Bedroom(s): 3 Type: Condominium/ Tel: (012) 283 0110 Linked by Kesas Highway, Federal Email: leongfuture@ Bathroom(s): 2 serviced residence Email: georgetan@reapfi eld.com Highway, NKVE, Elite, LDP and NPE. kimrealty.com.my Description: Goodyear Court 9 Tenure: Freehold Agent/negotiator: Peter Lee is a low-density well-managed Asking price: RM1,400,000 of VPC Alliance (PJ) Sdn Bhd Subang Parkhomes condominium with good facilities Built-up area: 1,795 sq ft Tel: (016) 311 8036 Type: Condominium/ such as swimming pool, 24-hour Bedroom(s): 3 +1 Email: fl [email protected] serviced residence security, car park, playground, Bathroom(s): 3 Tenure: Freehold tennis court, cafe, etc. This is Description: Unique and rare unit, Rhytmn Avenue USJ19 Asking rent: RM3,000 a renovated, basic unit with a fully renovated and furnished Type: Condominium/ Built-up area: 1,607 sq ft spacious basement parking bay, with quality furnishing. Two serviced residence Bedroom(s): 3 +1 air conditioner, water heater, parking bays, unimpeded pool Tenure: Freehold Bathroom(s): 3 and broadband line. Neighbours and city views. Next to 5-star Laman Baiduri Asking price: RM338,000 Description: Ground-fl oor are mostly local families. Move- Empire Subang Hotel and mall, Type: Condominium/ Built-up area: 630 sq ft unit with spacious balcony, in condition. Available now. facing Subang Parade mall, near serviced residence Bedroom(s): 2 wet and dry kitchens, two Agent/negotiator: Hung Subang Aeon Big, Giant shopping Tenure: Leasehold Bathroom(s): 1 parking bays, air conditioning, Yew Wong of CBD Properties centre, Sunway Pyramid, Taylor’s Asking price: RM980,000 Description: The serviced bathtub and water heater. (USJ) Sdn. Bhd College, Inti College, Sri KL, SJMC Built-up area: 1,625 sq ft apartment is located above Agent/negotiator: Simon Tel: (010) 203 0255 and Sunway Medical Center. Bedroom(s): 3 USJ19 City Mall. The new LRT Chiau of City Harta 1 Email: [email protected] Agent/negotiator: James Bathroom(s): 3 station under construction is Tel: (019) 203 2999 Wee of Reapfi eld Properties Description: Located on Jalan only fi ve minutes’ walk away. Email: [email protected] USJ One Avenue Condo Tel: (016) 980 2733 SS12/1, above the community Agent/negotiator: Willis Chew Type: Condominium/ Email: jameswee@reapfi eld.com sky park overlooking Sunway of Property Hub Sdn Bhd Empire Subang serviced residence Pyramid and a beautiful lake. Tel: (012) 393 0991 Type: Condominium/ Tenure: Leasehold Unit has a balcony (lanai) and two Email: [email protected] serviced residence Asking rent: RM2,000 parking bays. Amenities include mailto: [email protected] Tenure: Freehold Built-up area: 1,346 sq ft medical centres, universities and Asking rent: RM2,500 Bedroom(s): 3 malls (Subang Parade, Empire The Main Place Built-up area: 770 sq ft Bathroom(s): 3 Subang, Sunway Pyramid). Easy Type: Condominium/ Bedroom(s): 1 Description: Partly furnished access to Federal Highway, NPE, serviced residence Bathroom(s): 2 unit with air conditioners, water NKVE, KESAS, LDP, Guthrie. Tenure: Freehold Description: Partly furnished unit heaters, curtains, built-in kitchen Agent/negotiator: George Tan of Asking price: RM430,000 Agent/negotiator: Alex cabinet with hood and hob. Pool Subang Jaya Lafi te Reapfi eld Properties (SJ) Sdn Bhd Built-up area: 615 sq ft Tong of Everest Property view. Two covered parking bays. Type: Condominium/ Tel: (012) 283 0110 Bedroom(s): 2 Tel: (012) 363 3498 Easy access to LDP, Kesas Highway. serviced residence Email: georgetan@reapfi eld.com Bathroom(s): 1 Email: [email protected] 10 minutes to Sunway Pyramid, Tenure: Freehold Description: Mid-fl oor, brand Subang Parade, Carrefour and Asking price: RM500,000 USJ One Avenue new, corner unit; near amenities, Casa Subang USJ Taipan, and near Chinese Built-up area: 930 sq ft Type: Condominium/ LRT, schools, colleges such as Type: Condominium/ schools, Summit, Mydin and Bedroom(s): 3 serviced residence Segi, Monash, near malls and serviced residence Segi College. Available now. Bathroom(s): 2 Tenure: Leasehold commercial centres such as Tenure: Freehold Agent/negotiator: Denyse Description: Lafi te is a 5-storey Asking price: RM700,000 Sunway Pyramid, Summit, Taipan, Asking rent: RM1,500 Low of Ace Realty walk up apartment in SS17 Built-up area: 1,346 sq ft etc. Easy access to Shah Alam, Built-up area: 1,062 sq ft Tel: (013) 331 4113 Subang Jaya. This is a well-kept Bedroom(s): 3 Klang, Puchong, KL and PJ as well Bedroom(s): 3+1 Email: [email protected] renovated unit with fl oor tiles Bathroom(s): 2 as KLIA via several major highways Bathroom(s): 2 and plaster ceiling. The kitchen Description: Fully furnished unit Agent/negotiator: Jackie Au Description: Fully furnished has also been renovated. Good with two covered parking bays. USJ of CBD Properties (Puchong) and in move-in condition. environment, easy access. One Avenue is located in Taman Tel: (019) 359 2465 Amenities: Summit Subang, Agent/negotiator: Subang Mewah USJ 1 and comprises Email: [email protected] Giant, Segi College, Mydin, 15 FRIDAY AUGUST 7, 2015 • DIGITALEDGE DAILY + HOME IDEAS | PROPERTY EP7

Chong. Photo by Haris Hassan/ The Edge Property

How to sell even more in a tough market

Th e economy is your friend, says Chong Teck Seng, because “people will still buy”

BY LIM KIAN WEI unique selling point, he says, or you’ll have The idea is to play friendlies to be content being one of the sheep with hat do real estate agents against one another in the limited pasture. do in a soft property company before going for He observes that younger agents do market? They sell more not appreciate the value of training, and than they did a year competition — Chong he doesn’t get paid to be a trainer. So why ago, says MIP Proper- does he do it? ties Sdn Bhd senior ne- “To be a successful property agent is not gotiatorW Chong Teck Seng. about making money; it is about character “When they don’t have sales, a lot of “Just like sports, before you go out for building. In fi ve to seven years down the agents will blame the market or the proper- competition, you have friendly matches. road, I can be a professional speaker or ty owner. But at MIP, our culture is that we Th at’s the idea — friendly matches within trainer in the real estate industry,” he says. never blame anyone; it is really all about the company fi rst,” says Chong. For now, he is sharpening his knowl- yourself,” says Chong. Besides ‘Impact’, there are two other edge and public speaking skills as he trains MIP Properties — which stands for mo- training programmes — ‘Supercharge’ sees Train like Luis Suarez: A recent friendly match between others. tivation, integrity and professionalism — motivational talks given by the agency’s FC Barcelona and AS Roma. Photo taken from FCB was founded in 2006 by principal Alan top achievers, and ‘Edge’ involves learn- When going gets tough, the tough Kuan. It currently has about 80 agents ing novel skills, such as making optimal gets going under its umbrella. use of social media for real estate matters. to take money and run — no customer Malaysia is not short of property projects. Chong, an unlikely veteran at 27, joined Th ere’s also monthly training for agents service, no follow up,” he says. As new ones get completed and new prop- the agency in late-2011. He is president of to become future trainers of the club. Sim and MIP principal Kuan are his big- erties come on stream, so does the second- MIP Properties Trainers Club, the agency’s They must be doing right. There are gest infl uences in his career so far. ey’veTh ary market turn more competitive. And, training centre, that was set up in 2012 plans to make MIP Trainers’ Club into a showed him it’s never impossible to keep competition leads to innovation: Chong’s by Kuan to “uphold the standards of MIP separate entity from the agency to off er learning. clients are becoming more receptive to Properties real estate agents”. training courses to outsiders. “When you stop training or learning, new ideas in marketing their properties. All the club’s trainers are drawn from you basically stop growing,” Chong says. “Especially at the end of last year, we MIP Properties’ agents, and it is run by 12 From advertising to real estate saw a change. Th e secondary market is still members all of whom are below 30 years Chong worked with international advertis- The fl ipside of fl exi hours very active but there is now more choice old, Chong included. ing agency Draftfcb Sdn Bhd as an account Some of Chong’s new recruits think be- in the [overall property] market,” he says. “We design and create our own training executive for two years before jumping feet ing a property agent allows for flexible “Homeowners or sellers fi nd it tougher to programmes,” he says with some pride.” fi rst into real estate. working hours — which is true — only to sell [and] start to listen to you. Th ey want Th is year, they’ve come up with something He joined MIP because he was infl u- be brought back down to earth when they agents who care, to sell their property; they call ‘Impact’, a role-play training pro- enced by his friend, Kenny Sim, a law grad- realise they have to work longer hours than someone who can tell them about trans- gramme conducted on weekdays from 8am uate who joined the same agency two years a nine-to-fi ve job. action [history] or the highest price that to 9am. Th e club trains two groups of 20 earlier. Sim is now a project team leader in “A lot of agents treat this as a regular job; can be achieved.” trainees on a bi-weekly basis. MIP. Chong draws inspiration from Sim’s they don’t see it as a professional career… An agent’s success boils down to how Among other requisite skills, ‘Impact’ successful career transition from law to real It is about building relationships because an individual adapts himself to the market, trains an agent to fi nd clients, inspect a estate. Chong covers mainly the Mont’Ki- it is a people business. I always tell them not vice versa, Chong asserts. “We came property, make presentations and, im- ara area in Kuala Lumpur. they must read newspapers, magazines; up with the ‘Impact’ training to be in line portantly, close the deal. Trainees get to “I have this vision to change the entire gather knowledge and information that with the market. We never blame the mar- switch roles between agent and buyer to industry and how people look at us. Many helps you have an edge over others.” ket. Even if the market is slow, people will assess their peers’ performance. [of us] are not professional and just want Do something diff erent to cultivate your still buy…” + FRIDAY AUGUST 7, 2015 • DIGITALEDGE DAILY EP8 PROPERTY | LEGAL

THE EDGE FILE PHOTO

5 things you need to know about strata living in an urban community

Chris Tan is a lawyer, author, speaker and keen observer of If you have questions that you would like to ask Tan, please go to the real estate locally and abroad. He is founder and managing Tips section of theedgeproperty.com. BY CHRIS TAN partner of Chur Associates. Disclaimer: Th e information here does not constitute legal advice. Please seek professional help for your specifi c needs.

e tend to forget the mean- facilities and property in the neighbourhood of the management of their development 5. The new Act has teeth: Meet the ing of community living is a task worthy of Hercules. much earlier than previously. Strata Management Tribunal while climbing the ca- SMA 2013 says you have to pay your main- Th is is because the developer must call To give eff ect to its provisions, SMA 2013 reer ladder to put food tenance charges and sinking-fund contri- for the fi rst annual general meeting (AGM) has established the Strata Management Tri- on the table and the kids bution within 14 days of being asked to in within one month of 25% of the all share bunal, which has jurisdiction to hear cases through private school. writing by the management committee. And units in the development being registered where the sum in dispute is not more than UrbanW Malaysians live in private spaces, out- if you don’t? You’ll be charged interest on to their respective owners, RM250,000. sourcing our community responsibilities to the amount owed at 10% per annum calcu- After the AGM, the developer must then Th e maximum fi ne the tribunal can im- our maids and elected representatives. lated on a daily basis. handover management of the development pose on a party found to be in the wrong is In fact, we outsource everything outside So forget about famously fl exi-Malaysian to the management committee within one also RM250,000. our own nests, especially in the management time. You pay for being late. Th ose who pay month. Who can fi le a claim with the Tribunal? and maintenance of apartment buildings and on time should not have to subsidise (or Stuff you might be interested to know: Th e developer, purchaser, proprietor, joint common property. contribute to the interest earnings) of those the statutes and regulations that govern management body (the precursor to the Given the sharp increase in the number of who do not. delivery of strata title upon the delivery of residents’ management committee) and Malaysians now living in apartments and the vacant possession to purchasers are the the residents’ management committee are popularity of gated communities, the author- 2. Think you can aff ord to be late? SMA 2013, Strata Titles (Amendment) Act all entitled to fi le a claim with the tribunal. ities have introduced the Strata Management Think again 2013, Housing Development (Control and Matters that can be brought before the Act 2013 (SMA 2013), which came into eff ect And there’s more about late-payment inter- Licensing) (Amendment) Act 2012 and the tribunal must relate to strata manage- on June 1. It replaces the piece-meal regulatory est in SMA 2013: it prescribes by-laws that Housing Development (Control and Licens- ment. No legal representation is necessary framework of before with a coherent system function as the house rules or deed of mutual ing) Regulations 2015. to appear at a hearing unless it involves that takes into account lessons learnt about covenant for your development. (Th ese can complex issues of law, or one party will how Malaysians organise themselves, or fail to. be found in the third schedule of the Strata suffer severe financial hardship if not le- SMA 2013 provides clearer provisions on Management (Maintenance and Manage- 4. Volunteer, for real. Because it’s gally represented. the management of all stratifi ed residential and ment) Regulations 2015.) not just a thankless task but you can The award made by the tribunal shall commercial buildings in Peninsula Malaysia. In plain English, the management com- go to jail for it be fi nal and binding on all parties and be It replaces the Strata Titles Act 1985 and Build- mittee now has explicit legal authority to Previously, there was no restriction on man- treated as a court order. ing and Common Property Act 2007 on strata disable any electronic access card or tran- agement committee members holding of- management, and puts higher standards of sponder to deny defaulters access to com- fi ce for consecutive terms. Now, SMA 2013 So, how now... governance on the members of the residents’ mon facilities, including their designated makes it clear that no committee member SMA 2013 stipulates the rights and responsi- management committee, as well as on all res- parking bays — until they pay up in full. Th e shall hold offi ce for more than three consec- bilities of each party in a strata development. idents (owners) in the same development. management committee may also charge a utive terms. Are you the chairman, secretary Nonetheless, the purpose of communal liv- Are you an owner or tenant of an apart- reactivation fee of up to RM50 for electronic or treasurer of your residents’ management ing has always been self-management and ment or a house in a gated community? Here access cards and put up a list of defaulters committee? Th en you can’t hold offi ce for self-suffi ciency, with the active participa- are fi ve things you need to know about what on the residents’ notice board. more than two consecutive terms. tion of all residents in the neighbourhood. SMA 2013 means for your lifestyle. Despite the fact that most committee And remember: a steady cashfl ow goes 3. Your destiny, in your hands: members are unpaid volunteers, they face a a long way towards paying contractors on 1. Pay now, or pay (lots) more later Residents can now take charge of their fi ne of up to RM250,000 or imprisonment not time and their motivation, and work per- In general, the collection of monthly main- own aff airs earlier than before exceeding three years or both, in the event formance. Th at’s why it’s imperative to pay tenance charges for the upkeep of common Residents (owners) can now gain control of any breach of their obligations. your maintenance fees on time.