Voted No.1 Property Magazine 2010/11/12/13 by A+M Magazine

The One Destination in Life That Truly Matters

Pick of the Month and : Cocooning Into Something New

TheThe TraxTrax @@ ChanChan SowSow LinLin

MCI (P) 139/08/2013 KDN PPP 13313368/04/22013 013((032224)032224) ISSN 1823-8726

9 771823 872006 07 The Andes @ by Villamas Sdn Bhd IssueIssue 113113 || JulyJuly 20142014 || RM8.00,RM8.00, S$8.00S$8.00

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EDITOR ROSHAN KAUR SANDHU CEO’S FOREWORD WRITERS ONG XIN YING BRANAVAN ARULJOTHI

HEAD OF CREATIVES ANGELINE LIM GRAPHIC DESIGNERS JASON KWONG WING WONG

CAMPAIGN SPECIALIST NURULHIDAYAH ABD RAHMAN MAGAZINE COORDINATOR NUR ALIA AHAMD TAMEZI

GENERAL MANAGER OF SALES BOBBY TAN DEVELOPER SALES MANAGER HOW YONG KIEN SOON HEAD OF MEDIA SALES JENN ADAMS HEAD OF iPROPERTY TV COREY WEEKES

AGENT SALES MANAGER LEON KONG

CUSTOMER MARKETING MANAGER ANGELA SARGUNAN CONSUMER MARKETING MANAGER Forging Ahead LYDIA CHEW HEAD OF DEVELOPER MARKETING It’s been nearly three months since I moved here and I have to say that there is TJ CHEAH plenty to love about . The fasting month started not too long ago and I am intrigued by the long line of street-side stalls set-up in various locations across MANAGING DIRECTOR AND CHIEF EXECUTIVE OFFICER the country offering a sumptuous array of local delicacies. Malaysia is truly a food GEORG CHMIEL haven. CHIEF FINANCIAL OFFICER ROBERT GOSS On the home front, there are lots of interesting things happening at iProperty.com CHIEF INFORMATION OFFICER Malaysia. HARMIT SINGH GENERAL MANAGER, BUSINESS OPERATIONS We have just concluded our sixth iProperty.com Asia Property Market Sentiment LOH-LIM SHEN YI Survey and are now in the midst of compiling the results. Thank you for sharing your thoughts with us. Do stay tuned to find out the results in our next issue.

And if you haven’t already viewed the videos on iProperty.tv, do check them out. iProperty.com Malaysia Sdn Bhd (600850-K) 45-6 The Boulevard, Mid Valley City, With iProperty.tv, property buyers and investors are given the best platform to Lingkaran Syed Putra, 59200 , Malaysia. know more about the latest developments in town without having to leave their Phone: (603) 2264 6888 | Fax: (603) 2264 6900 homes. Sales enquiries: [email protected] Editorial matters: [email protected] General enquiries: [email protected] In this issue, our pick of the month is the ever-booming Shah Alam and Klang. Subscription: [email protected] Read more about them on pages 66 and 67. iProperty.com Malaysia Sdn Bhd ( Johor) G-18, Jalan Seri Austin 1/1, Taman Seri Austin, 81100 Johor Bahru. Happy reading and to all our Muslim readers, we would like to take this opportunity to wish you a happy and Holy Fasting Month! iProperty.com Malaysia Sdn Bhd (Penang) Bay Avenue D-25-3, Lorong Bayan Indah 2 Bayan Lepas, 11900

iProperty.com Magazine is published monthly by iProperty.com Malaysia Sdn Bhd 45-6 The Boulevard, Mid Valley City, Lingkaran Syed Putra 59200, Kuala Lumpur, Malaysia.

Disclaimer Although every reasonable care has been taken to ensure the accuracy of the information contained in this publication, neither the publisher, editor nor their employees and agents can be held liable for any errors, inaccuracies and/or omissions, Georg Chmiel howsoever. We shall not be responsible for any loss or damage, whether direct or indirect, incidental or consequential Managing Director and Chief Executive Officer arising from or in connection with the contents of this The iProperty Group publication and shall not accept any liability in relation thereto.

The views by our contributors expressed here are their personal opinions and do not necessarily reflect iProperty. com’s views.

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CONTENTS July 2014

4 CEO’S FOREWORD Let’s Talk 10 HAPPENINGS 30 COUNTRY GARDEN PROPERTIES (MALAYSIA) SDN BHD 14 PROPERTY BUZZ Iskandar Malaysia’s 5-star jewel New Johor bill: What you need to know 34 iKHASAS SDN BHD Developing with the consumer in mind Cover Story 16 THE ANDES 36 WB LAND SDN BHD The one destination in life that truly matters A secure and green home for industries

38 CREATIVITY CORNER Featured Property Dancing with the elements 20 SHAFTSBURY AVENUE @ PUTRAJAYA 40 GAVEL GAZING A wholesome life experience at Transfers between family members: Stamp duty Shaftsbury Avenue @ Putrajaya and Real Property Gains Tax exposure 24 SETIA ECOHILL On top of the world

28 SURIA HILLS The pinnacle of luxury

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CONTENTS July 2014

64 INSIDE SCOOP Property Investment Data Nature’s capital city 42 LOANSTREET KLIBOR home loans explained 66 PICK OF THE MONTH Shah Alam and Klang: 44 HSR RESEARCH Cocooning into something new Flattish QoQ All House Price Index 68 EXPERT’S VIEW Shah Alam and Klang: An unexpected growth spurt Buyers Club: The Trax @ Chan Sow Lin Contributors 50 BANDAR MALAYSIA: THE GATEWAY 72 OREGEON PROPERTY CONSULTANCY TO KUALA LUMPUR’S FUTURE A look at Shah Alam (Sections 1 to 14) 52 THE CHARTERED RESURGENCE 76 THE NATIONAL HOUSE OF CHAN SOW LIN BUYERS ASSOCIATION Subsidiary management corporations: A panacea? 54 BANDAR MALAYSIA AND CHAN SOW LIN: LANDMARKS OF KUALA LUMPUR’S 80 ACESCUBE TRANSFORMATION Are you home loan-ready? 56 PLAYING CATCH-UP WITH THE NEIGHBOURS 82 CHAN AI CHENG A flurry of investment opportunities 58 THE TRAX @ CHAN SOW LIN: AN URBAN METAMORPHOSIS 84 DATO’ JOEY YAP Understanding Feng Shui audits 60 A TALE OF TWO CITIES: THE MALAYSIA– SINGAPORE CONNECTION 94 AGENCY DIRECTORY 62 TABLE TALK 95 CLASSIFIEDS Sustainability: A fancy label? 112 SUBSCRIPTION

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HAPPENINGS

LBS Expanding to Kuantan with Sinaran Mahkota LBS Bina Group Berhad expects Sinaran Mahkota, its latest mixed commercial and residential development in Kuantan, to receive a positive response from buyers and investors as the project will be able to tap into the spill- over benefits of the city’s economic growth.

Sinaran Mahkota is an innovative fusion of commercial and residential spaces located within Bandar Indera Mahkota, a vibrant self-contained township with mature residential areas. The development’s commercial component is a mixed-use commercial town centre which stands out by introducing a potential street life Mondrian concept. These spacious commercial units, element reflected in its streetscapes and landscapes. which each have a view overlooking a lake, aim to fulfil Another unique selling point of the project is its easy the retail needs of its residents. access to highways, industrial parks and various modern amenities such as banks, hospitals and commercial The development’s second phase includes proposed outlets. serviced apartments which offer a unique and convenient living experience and are an ideal option for students Phase One of Sinaran Mahkota comprises 121 units of given its strategic location opposite the International two- and three-storey shop offices designed in a modern Islamic University Malaysia.

Epic Suites at Bukit Receives Positive Response Investors and home buyers on the look-out for attractive freehold property within the Greater Kuala Lumpur area made a beeline for Bukit Hitam Development Sdn Bhd’s Epic Suites at Bukit Puchong recently to snatch up remaining units of the 21-storey serviced apartments at the sales launch. At the end of the day, over 90% of the units were sold.

Set on 2.3 acres of prime, freehold land amidst retail and commercial developments, Epic Suites comprises a two-block, 21-storey serviced apartment consisting of nine different designs with built-up areas ranging from 624 sq ft to 2,475 sq ft. The as a sports complex and Taylor’s project’s gross development value International School which covers will be approximately RM180 million pre-school up to secondary school. when it is completed in 2017. Bukit Puchong, which is Bukit Hitam The area’s current population of Development’s flagship development, 25,000 residents which is expected is a 1,290 acre township comprising to increase to 60,000 in five years a well-balanced mix of private will be able to look forward to other residential, commercial and industrial upcoming developments such properties as well as public facilities.

10 | Mah Sing’s Avens Residence at @KL South Opens for Registration Mah Sing Group Berhad previewed Southville City@KL South’s Phase Two, Avens Residence which comprises 196 limited edition 21/2-storey and 3-storey link homes to great success. The only link home precinct in the master development, it offers 112 21/2-storey link homes which have measurements of 22’ x 75’ and built-up sizes of 2,988 sq ft as well as 84 3-storey link homes which also measure 22’ x 75’ and have built-up sizes of 3,438 sq ft.

During the preview, Mah Sing opened 80 units out of 112 units of Avens Residence’s 21/2-storey link homes for pre-selection pending its official launch. Interest in the project has been encouraging as 80% of the units which are worth approximately RM61 million were taken up by the end of the preview. residential component Savanna was recently launched. Meanwhile, Executive Suites which offers the commercial component Savanna The take-up rate has been very 3-bedroom affordable homes and Lifestyle Shops which comprises encouraging for Phase One of were launched earlier have been 90% 2-storey shop offices has already Southville City. Four towers of the sold while the fifth tower, Tower C2, been 40% sold.

Ascendas and UEM Sunrise Break Ground for Nusajaya Tech Park Ascendas Pte Ltd and UEM Sunrise Berhad recently celebrated the groundbreaking of their joint venture development Nusajaya Tech Park, an integrated technology park located at Gerbang Nusajaya, within Nusajaya in Iskandar Malaysia. The ceremony was graced by Malaysia’s Minister of International Trade and Industry, Dato’ Sri Mustapa Mohamed, and Singapore’s Minister of Trade and Industry, Lim Hng Kiang.

Strategically located just minutes from Malaysia- Singapore Second Link Expressway, the 210-hectare integrated tech park will be developed in phases over 9 years. The start-up phase spanning 28 hectares of ready-built facilities and land plots for build-to-suit developments will be completed by 2016. When fully completed, the park is expected to support some 200 enterprises. At the first release, the park has received 40% pre-commitment for the ready-built facilities in the start-up phase.

Set within Nusajaya, the heart of Iskandar Malaysia, Nusajaya Tech Park enjoys easy access to international airports and seaports in both Singapore and Malaysia. A proposed rapid transit system within Iskandar Malaysia and a Singapore-Kuala Lumpur high speed rail link are already in the works, strengthening the park’s connectivity and enhancing its international appeal.

| 11 HAPPENINGS

Mah Sing Honoured at The BrandLaureate 2014 Mah Sing Group Berhad was honoured with two prestigious accolades at The BrandLaureate Award 2014 recently held at The Majestic Hotel which are The BrandLaureate Property Man of the Year Award 2013-2014 and The BrandLaureate President’s Award 2013-2014.

The BrandLaureate Property Man of the Year Award 2013-2014 was conferred to Group Managing Director cum Group Chief Executive of Mah Sing Tan Sri Dato’ Sri Leong Hoy Kum in recognition of his contributions to the property sector and for spearheading Mah Sing’s transformation into one of Malaysia’s leading and premier property developers. denotes a special and discerning in their respective industries with Mah Sing was also recognized as acknowledgement of brands that a strong culture of innovation and the consumers’ leading choice when have achieved first-rate brand creativity that help them evolve it was awarded The BrandLaureate performances. It is meant to with time. President’s Award 2013-2014 which recognise brands which are leaders

Pantai Sentral Park Comes Alive IJM Land Berhad and its joint-venture partner Amona Development Sdn Bhd have unveiled Kuala Lumpur’s most highly anticipated property – Phase 1 of the Pantai Sentral Park development known as Inwood Residences.

Touted as Kuala Lumpur’s One and Only Urban Forest City, Pantai Sentral Park is one of the few prime property development areas left in which, coupled with its eco-innovation proposition of modern day conveniences with nature inspired living, has piqued keen interest from homebuyers and investors alike.

Set against the stunning backdrop of the 200-acre forest in Bukit Kerinchi, it is designed to integrate residential, commercial and recreational touch-points. Spread across 58 acres of land, Pantai Sentral Park has a gross development value of RM 2.5 billion. Consisting of 7 residential phases and 6 commercial phases, the visionary township is expected to be completed within 10-15 years and will be able to accommodate some 15,000 residents.

Sitting on a land area spanning 3.02 acres, Inwood Residences comprises 211 units of residential condominiums, with varying built-ups ranging from 1,140 sq ft to 1,975 sq ft and configuration options of two to four + one bedrooms.

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PROPERTY BUZZ | New Johor Bill: What You Need to Know

New Johor Bill: What You Need to Know Only just amended and passed, here is what you need to know about the Johor Real Property and Housing Board Bill 2014.

The real estate industry in Johor is Among the amendments that were mentioned in paragraphs (a), (b) and in for big changes with the recent passed on 9th June 2014 include: (c) shall hold his position for a period amending and passing of the Johor of not more than two years, and if Real Property and Housing Board Clause 4 (1) (d) Board Membership reappointed, unless he first resigns or Bill 2014. The Board shall comprise not more vacates his post or his appointment is than four representatives from any first cancelled by the Ruler or Menteri The Bill, for the creation of a board corporation, agency or anyone Besar. that will undertake and promote who will bring benefit to the Board, the development of real property appointed by the Ruler or the Menteri Clause 4 (3) and housing in Johor, was tabled Besar. Board members can be paid a by Housing and Local Government pension or allowance determined by Committee chairman Datuk Abdul Clause 4 (2) Board Membership the State Authorities. Latiff Bandi. A Board member, except those

14 | Clause 7 Clause 12 (2) for next year together with details The Board shall from time to time, The appointment of Directors shall required by the State Authorities , and with the approval of the State first have to obtain the approval of the State Authorities shall, before the Authorities, form a corporation the Ruler, on the advice of the Menteri beginning of September each year according to the Second Schedule Besar. inform the Board the overall amount with any name determined by the allowed for the budget or the amount Board to oversee, develop or manage Clause 26 (2) Finance allowed for each expense. any development plans, projects, The Board shall, before the beginning schemes or ventures as determined by of July, submit to the State Clause 32 (3) Financial Year and the Board. Authorities, an estimate of the budget Audited Accounts The Board shall, in six months after the end of each financial year, audit its accounts and submit to the State Authorities together with a copy or permission is granted by the Auditor General or an auditor appointed under sub-Section (2) on any Board account with a copy of the report with reference to Section 34.

Clause 33 (1) Investigation into Accounts The State Authority shall at any time instruct selected people who are appointed to conduct an investigation into the books, accounts and transactions of the Board.

Clause 34 (1) Annual Report The Board shall, no later than June 30 of each financial year, require a report on the activities of the Board during the previous year to be drawn up and sent to the State Authorities.

Clause 43 (1) Winding-up and Dissolution The State Authorities can, through the authority in the Gazette, instruct the Board to be wound up and dissolved.

Amendments that should be noted are that the Sultan of Johor will now act on the advice of the Menteri Besar (Chief Minister), and that all clauses that only mentioned the Ruler have now been amended to include the state authorities.

Talking to the media Menteri Besar Datuk Seri Mohamed Khaled Nordin said, “The Sultan was notified of the 10 amendments made to the Bill for which His Highness has no objection as he knows that he acts on the advice of the Menteri Besar.”

Mohamed Khaled also added that the state government aims to help the people overcome housing issues, and build more affordable homes. ”We expect the new housing board to be operational by March next year,” he said.

| 15 COVER STORY | The Andes @ Bukit Jalil

PROJECT NAME: The Andes @ Bukit Jalil CITY: Kuala Lumpur PROPERTY TYPE: Condominium LAND TITLE: Residential TENURE: Freehold BUILT UP: 1,105 - 1,843 sq ft TOTAL UNITS/LOTS: The One Destination in 353 DEVELOPER: Life That Truly Matters Villamas Group Located at the border of Bukit Jalil and Puchong, The Andes enjoys the best of both worlds thanks to its excellent locale, sitting between two mature and esteemed townships.

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16 | 2 1 Overall (Artist’s Impression) 2 Drop off (Artist’s Impression)

The Andes, Villamas’ latest project, evenings, while the BBQ area makes Also a hub for education of all levels, sweeps across the township to create for a great place for get-togethers. the neighbourhood is home to spaces that are modern and functional Reading pods are also available within academic centres such as: as well as luxurious in both nature and the development for those who • SJK(C) Yak Chee quality. Comprising two towers of enjoying relaxing with a good book. • SMK condominiums and villa terraces, the • International Medical University development brings a touch of added The condominiums, specifically, (IMU) elegance to an already blossoming come with multi-layered landscaped • Asia Pacific University of community. facility decks for aesthetic pleasures. Technology & Innovation (UCTI) Each unit is also designed with cross Leveraging on its easy connectivity ventilation in mind, allowing natural The Kinrara Golf Club and Bukit Jalil to the city centre and neighbouring ventilation and great daytime lighting, Golf & Country Resort is also a stone’s mature townships, it is strategically while selected units come with: throw away from the development, placed at multiple intersections and lending the option of a well-spent is as easy to get to as it is to fall in 1) Private Outdoor Garden & Private weekend for the whole family. love with. Roof Garden: For those who love waking up to nature or exercising A ONE-OF-A-KIND LOCALE It offers prospective residents their green thumbs, these gardens Located at the south of Kuala a choice of staying close to the serve as a space to showcase lush Lumpur, The Andes is surrounded comforts of the ground or soaring and gorgeous greenery by well-mapped road networks. In high towards the sky, with both addition to that, it is also one of the options offering the exclusivity and 2) Private Lift Lobby: Selected units townships that will benefit from the comfort of low-density living. offer the privacy of their very own upcoming Ampang line extension of lift lobby, cementing the signature the Light Rail Transit (LRT). Stretching across 6.25 acres of exclusivity that is offered at The Andes freehold land and aimed at young The Damansara-Puchong Highway professionals who are looking to take 3) Double-volume Balcony: Generous, (LDP), a step up the real estate ladder, the double-volume balconies give (KESAS), (MEX) development is gunning for a launch in residents a sense of enhanced space and upcoming Kinrara-Damansara the third quarter of 2014. as well as aerial views of the township Expressway (KIDEX Skyway) are among the many entry and Keeping in touch with the needs of AMENITIES FOR EVERY AGE exit points available around the today’s generation, The Andes comes Among the splendid, notable amenities development. The KIDEX Skyway, a with an array of fascinating facilities available around The Andes are: 14.9-km highway that will serve as an that cater to people from all walks • IOI Mall alternative to the LDP and Petaling of life. A celebrity kitchen, onsen spa • TESCO Jaya residential roads, includes and yoga studio serve up some chic • Giant seven interchanges, namely ramps ways for residents to unwind in the • Pavilion 2 (upcoming) at the New Klang Valley Expressway

| 17 COVER STORY | The Andes @ Bukit Jalil

(NKVE), , SPRINT According to official valuers and the Acclaimed in the delivery and Highway, Federal Highway, New KIDEX website, an appreciation of consistency of quality developments, Pantai Expressway (NPE), KESAS and 15%-20% can be expected. Villamas has experienced tremendous Bukit Jalil Highway. growth since its first property ABOUT THE DEVELOPER endeavour in 2000. Its vision to put The KIDEX Skyway is expected to Behind the walls of residential and together a lifestyle of enhanced living, halve the travel time between the commercial architectures is more business and leisure still remains, areas of Damansara and Kinrara, than just landscape and interior while its purchasers, clientele and which is now at an average of settings; there are carefully planned investors are set to indulge in the 45 minutes. Aimed at alleviating spaces crafted to achieve perfection best of architectural advancements traffic congestion on the LDP and and practicality. Villamas has grown and lucrative investment returns. other local roads in over the years to become a highly and Kinrara, the KIDEX Skyway is renowned and esteemed developer in Now standing strong with a team also expected to increase capital Klang Valley, consistently displaying of experts and professionals in appreciation on all segments in the “A Commitment to Stand behind an engineering, construction, town property market along its alignment. Architectural Masterpiece”. planning, marketing and finance,

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Villamas has mastered the craft of blending basic architectural choices with the latest designs and concepts of functionality.

The result is projects with inspired urban living such as Cristal Residence, Verde@, Zefer Hill Residence and Serin Residency, all which have been crafted to perfection. Villamas’ homes are designed to appeal to cosmopolitan dwellers and to those who truly appreciate the new experience of living. Characterised by innovation, exclusivity and elegant architecture, Villamas strives to cater to homeowners and investors alike.

The property is now open for sale. 5 For more information, visit www. theandes.com.my, or contact 03- 7728 6666. Alternatively, please visit Villamas Sales Gallery at B-1-6, Plaza TTDI, Jalan Wan Kadir 3, Taman Tun Dr. Ismail, 60000 Kuala Lumpur.

3 Reading pods (Artist’s Impression) 4 Swimming pool (Artist’s Impression) 5 Celebrity kitchen (Artist’s impression)

| 19 FEATURED PROPERTY | Shaftsbury Avenue @ Putrajaya

A Wholesome Life Experience at Shaftsbury Avenue @ Putrajaya iKHASAS Group’s maiden voyage into the country’s administrative capital is poised to be a landmark in its own right.

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PROJECT NAME: Shaftsbury Avenue @ Putrajaya CITY: Putrajaya PROPERTY TYPE: Serviced Residence LAND TITLE: Commercial TENURE: Freehold BUILT UP: 686 - 1,451 sq ft LAND AREA: 5.76 acres TOTAL UNITS/LOTS: 764 EXPECTED DATE OF COMPLETION: 2018 DEVELOPER: Shaftsbury Avenue Sdn Bhd (422190-H) A member of iKHASAS Group

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20 | Enjoying the success of their first integrated development. Apart - 56-metre infinity pool inaugural development in – from having Green Building Index - Sky deck Shaftsbury Square – iKHASAS Group, (GBI) certification, it also enjoys the - Three-acre landscaped through its wholly-owned subsidiary security of being located in the state’s amenities deck Shaftsbury Avenue Sdn Bhd and safest neighbourhood. - Gym in collaboration with Putrajaya - Tennis court Holdings Sdn Bhd is expanding Greeted by a five-star standard water - Playground their reach to the neighbouring fountain at the boulevard, discerning - Multipurpose court township of Putrajaya. The country’s buyers would enjoy the wide open - Sauna and steam bath administrative capital will soon be spaces of the entire development - Outdoor showers home to Shaftsbury Avenue, a mixed – a feature highlighted in its street- - Tree sculptures and stepping development comprising retail outlets friendly shopping concept which stones and serviced residences. boasts an open courtyard, boulevard - Cabanas and barbeque pits and concourse area. - 24-hour security control, CCTV Located in the township’s heart of and destination-controlled lifts Precinct 1, Shaftsbury Avenue is built Ample car park spaces in the form of at a gross development value of 1,525 parking units are available with RM700 million and envelopes 5.76 designated units for the disabled, acres of freehold land. It is set to be ladies and those eligible for green a landmark, iconic development with parking. Those who drive would also its distinction of being the tallest enjoy one of the development’s most residential building in Putrajaya. unique traits which is being the first retail outlet in Putrajaya with drive- 1 Shaftsbury Avenue @ Putrajaya Launched on 24th and 25th May 2014, thru facilities. To date, there are four with 2 blocks of signature the development is expected to be drive-thrus in total. residences and prime retail completed in 2018. outlets 2 56-metre infinity pool on the Prospective residents and investors can five-star three-acre amenities A BEVY OF BOUNTIFUL choose units that measure between deck 686 and 1,451 sq ft. Priced at RM728 LIVING OPTIONS 3 150 lifestyle and dining brands Comprised of 249 retail outlets and to RM875 per sq ft, the development just a 5-minutes walk away via 746 upscale serviced residences, also serves up a platter of absolutely a direct link bridge to Alamanda Shaftsbury Avenue is Putrajaya’s delightful amenities within it such as: Shopping Centre

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| 21 FEATURED PROPERTY | Shaftsbury Avenue @ Putrajaya

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CONVENIENT LIVING all only a short distance away, as amenities are located a stone’s IN A STRATEGIC LOCALITY are the Prime Minister’s offices and throw away from the development, Not only accessible via multiple entry spectacular Putrajaya bridges. including the proposed monorail points, the development is also privy station in Putrajaya. to an array of noteworthy neighbours. It is also highly convenient for those It can be accessed through the studying or working at nearby ABOUT THE DEVELOPER Maju Expressway (MEX), the SILK educational institutions as the Nexus Shaftsbury Avenue Sdn Bhd is a Highway and the South Klang Valley International School is only 3km subsidiary of iKHASAS Sdn Bhd. Expressway (SKVE). from Shaftsbury Avenue whilst the Building on a foundation as a sub- second international campus of the contractor with humble beginnings Located next to Alamanda Heriot-Watt University is also a short since 1973, the organisation was Shopping Centre and accessible distance away. eventually incorporated as iKHASAS via a pedestrian link bridge from Sdn Bhd in 2008 and has now the development itself, it is also a Those entertaining guests would emerged as one of Malaysia’s leading mere 5km away from Putrajaya’s be happy to know that the Pullman developers. network of governmental offices. Hotel, Shangri-La and Putrajaya The Putrajaya Lake Cruise, Putrajaya Marriot are all 3-10km away from Group Chief Executive, Ir Tan Chee Botanical Gardens and the Putrajaya Shaftsbury Avenue. The KLIA, KLIA2, Kian has been the driving force International Convention Centre are hospitals and several upcoming behind the phenomenal growth of

22 | the entire group since 1998. In iKHASAS they believe that a vision for a sustainable future is imperative for long-term growth; together with a commitment for excellence, innovation, integrity and passion for what they create.

Currently, iKHASAS has several projects spread throughout Malaysia namely Klang Valley, Cyberjaya, Putrajaya and east coast of peninsular Malaysia as well as regionally in Vietnam. Their ultimate objective goes beyond just the infrastructural works that they build; they incorporate the communities that utilise them. Their commitment is to deliver unique, innovative and customised solutions for their clients. iKHASAS believes in establishing the culture of excellence in their people and they are their most important asset.

For Shaftsbury Avenue @ Putrajaya, the developer is offering an early bird rebate. The development, targeted at local and international 5 investors as well as high-end Malaysian residents, also comes with a 3% Bumiputera discount for eligible buyers.

For more information, please visit www.shaftsbury.com.my or call 1800-88-1300.

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4 Comfortable spaces for living and dining together 5 Luxuriously appointed Master Bedroom for private relaxation 6 Enjoy spectacular views from the sky decks

| 23 FEATURED PROPERTY | Setia EcoHill

The Dream of Sustainable Living Come True Setia EcoHill presents an exclusive lifestyle of health, sustainability and harmony with nature.

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Spread across 673 acres of freehold built-up sizes with the following windows, glass facades and high land, the mixed development of Setia measurements; ceilings that promote healthy living EcoHill is set to welcome a population through excellent ventilation, natural of 30,000 upon completion. Located • Terrace houses – 22ft x 65ft, sunlight and a panoramic view of the in the southern corridor of 20ft x 70ft and 22ft x 75ft unspoilt surroundings. With only 10 in , Setia EcoHill is an • Linked semi-detached units – homes per acre, Setia EcoHill is a low- inspirational development comprising 36ft x 78ft density development. terrace homes, linked semi-detached • Semi-detached units – 36ft x and semi-detached units, bungalow 80ft, 38ft x 86ft, 42ft x 80ft TRALAS ZERO-LOT BUNGALOWS land, zero-lot bungalows, apartments • Zero-lot bungalows – 52ft x With residential property in the and commercial shop-lots. With a 90ft, 52ft x 105ft township largely sold-out, the gross-development-value of RM3.5 Tralas series of zero-lot bungalow billion, Setia EcoHill is set to deliver Surrounded by verdant greens and units made its debut in late 2013. approximately 6,000 residential units set against a backdrop of elegant Spread across 8.7 acres of beautiful of varying proportions and sizes. landscaping in a serene country- terrain within the township of Setia side setting, Setia EcoHill homes EcoHill, the bungalows have a gross- A PARADISE CALLED HOME bear distinct marks of elegance, development-value of approximately Promising a myriad of options sophistication and modern charm. A RM97 million. Set on higher ground for the modern generation, Setia perfect combination of classic and and close to an iconic water-scape EcoHill comprises spacious homes contemporary design elements, the within the township, the 3,200-sq that ooze contemporary charm yet homes present open-concept interior ft Tralas units come in four distinct preserve the soothing elements of layout, well-defined family areas and layout designs namely; country living. At a time when urban comfortable living spaces. Built to areas are space-hungry, units at complement its surroundings, Setia • Type 1A and 1B – measuring the development feature sprawling EcoHill homes present expansive 52ft x 90ft

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• Type 2A and 2B – measuring Designed to showcase a modern 52ft x 105ft living concept, Tralas homes offer spacious and open living, dining With only 56 units available, Tralas and kitchen spaces that blend 1 Bird’s eye view of Setia EcoHill Welcome Centre and EcoHill promises an exclusive series of homes extremely well to form a unique yet Town Park with 20-feet garden spaces, rainwater practical interior layout. Exciting 2 The spacious and practical open- harvesting systems and a scenic view interior highlights include the grand plan layout encompassing living, of the water landscape (only for Type foyer, high ceilings, wide staircase dining and kitchen 1A and 1B). Targeted at upgraders, dimensions and high doorways, 3 The striking facades of the Tralas professionals, families and investors, giving it a mansion-like feel. The zero-lot bungalow designs Tralas is priced from RM1.59 million large glass windows not only add onwards. character to the house but also welcome natural sunlight and excellent ventilation aside from offering a picturesque view of the surroundings. Other interesting characteristics of a Tralas home include a spacious master bedroom with a special walk-in wardrobe area, a large en suite master bathroom and a family area on the first floor with a panoramic view of the garden and neighbourhood.

The gated and guarded residential precinct provides individual home- alarm systems, intercom connection to the guard house, 24-hour security surveillance by trained personnel, perimeter fencing fitted with 3 CCTV coverage and double boom gates. The homes are installed with

| 25 FEATURED PROPERTY | Setia EcoHill

rainwater harvesting systems for class equipment, a 20-km cycling also known as ‘Green Xercise’, which gardening purposes. Taking into path, 3-km jogging track, outdoor will be conducted every Sunday at the consideration the design sense of fitness stations, tai-chi lawns, a EcoHill Park. the modern generation, the homes surau and a mosque among other feature simple facades with soft facilities. Seated between 40 to 90 Aside from that, Setia EcoHill promises colours that ooze elegance and style. metres above sea level, Setia EcoHill a self-sustaining township with an promises a picturesque view of the excellent array of amenities which Scheduled for completion in late surrounding natural settings. A lush include educational facilities such as 2015, the developer is offering landscaped maze for meditative and private, international and national eligible buyers an attractive package leisurely walks in the park, called Lost schools as well as kindergartens. The comprising free legal fees for SPA and Trellis, offer respite from the prestigious Kolej Tuanku Jaafar is and loan documentation, free MOT, a hustle and bustle of a hectic day in within a 20-minute drive from this 7% bumiputera discount and a special the city. exclusive township. Tesco and Mydin rebate. To own a piece of prime real Semenyih, fast food chains, commercial estate, visit http://www.setiaecohill. The development’s masterplan has centres and retail hubs are within a few com/products-tralas-details.asp . provisions for a commercial centre, minutes’ drive from the development. a farmer’s market and market A SUSTAINABLE TOWNSHIP gardens for local farmers to trade Setia EcoHill is easily accessible via Setia EcoHill is a sustainable their products on a monthly basis. major highway networks and access township with at least 80 acres of Residents will be able to enjoy roads such as Jalan Semenyih, the the development reserved as green a myriad of organic and regular LEKAS Highway, the -Semenyih zones, such as the 11-acre Setia agricultural produce. Aside from that, Bypass and the SILK Highway. EcoHill Park, gardens and pocket there will also be a wide range of Kuala Lumpur’s city centre is just 30 gardens. Adding to the distinct exhibitors trading cakes, edible food minutes away whilst the Kuala Lumpur character of the township are its products, chicken and much more. International Airport is approximately streetscapes, tree-lined boulevards, 40 minutes away. natural arches of greens, landscaped Key community activities planned banks of the engineered waterways for the township include recycling AN ATTRACTIVE INVESTMENT and detention ponds – all aimed at programmes at the farmers’ market, OPPORTUNITY creating a sustainable ecosystem enabling residents to responsibly The advent of new commercial, and protecting the water table dispose waste while earning extra academic and industrial centres in whilst providing the community a cash. Organic wastes will be used for the vicinity has resulted in an influx of wholesome living experience. composting and fertilizing of plants professionals looking for high-value in the township. Adding to this, is the residential properties and exceptional The township will also host a palatable breakfast served, courtesy lifestyle opportunities in growing community clubhouse, a child- of Setia EcoHill. Another fascinating suburban enclaves such as Semenyih. friendly playground with world- highlight is the weekly Zumba dance, Testament to this phenomenon is the

26 | 4 5

overwhelming response to the launch A MASTERPIECE BY SP SETIA Testament to its corporate excellence of Setia EcoHill in October 2013. Setia EcoHill is a masterpiece and and commitment to quality, the flagship development by award- Group was ranked No. 1 in The Edge However, there are still many winning property developer, SP Malaysia Top Property Developers opportunities to own a property in Setia Berhad. Incorporated in 1974 Award 2012 for the eighth time in the development including semi- as a construction company and 2012 – the only developer to have detached units priced at RM992,000 listed on the Main Board of Bursa achieved this since the inception and zero-lot bungalows at RM1.59 Malaysia in 1993, SP Setia refocused of the award. The Group’s other million. These prices are very its core business in 1996 to include accolades include being named attractive when compared to the property development, construction, Malaysia’s Best Property Developer high prices of homes in Klang Valley. infrastructure and wood-based by Euromoney as well as being the As the southern corridor of Klang manufacturing. Today, the Group five-time winner of the International Valley continues to experience rapid is a prominent player in three key Real Estate Federation Award, development, there is excellent economic centres in Malaysia, namely sixth-time winner of the FIABCI Prix potential for the capital appreciation Klang Valley, Johor Bahru and d’Excellence Awards, eight-time of properties in Setia EcoHill. Penang. winner of the FIABCI Malaysian Property Awards, Best Development Master Plan 2013 for and Best Purpose-Built/Specialised Project for Eco Greens at Setia Eco Garden.

To experience the simple pleasures of life in a magical setting, visit www.setiaecohill.com.my or contact 03-8724 2255.

4 The Setia EcoHill Show Village set against the backdrop of the Hills 5 The children’s play area is designed for fun and development

| 27 FEATURED PROPERTY | Suria Hills

1

The Pinnacle of Luxury Rising to the challenge of providing exclusive homes to the discerning few, Suria Hills offers an opportunity to own a piece of distinction.

Set against an inspiring backdrop of offer property owners the opportunity readily available just a short distance lush greenery and rolling hills, Suria Hills to design and create their homes away from the development. at Setia Alam is a refreshing sanctuary exactly the way they want. Aside from of exclusive bungalow lots spread nurturing creative and sustainable In the pipeline is a 1 National Institute across 16.7 acres of freehold land in living, the guarded enclave offers of Health which is scheduled to the sought-after locality of Shah Alam 24-hour security surveillance, ‘anti- be launched in 2016 while other in Selangor. It is a private residential climb’ perimeter fencing, 3-generation conveniences include commercial enclave limited to only 68 bungalow outdoor park fitted with branded business centres, retail hubs and a lots nestled amidst the sights and equipment and lush landscaping. badminton academy among others. sounds of an evergreen environment. Schools in the vicinity include premier, Surpassing the ordinary, Suria national-type, private and international A PICTURE-PERFECT SETTING Hills offers discerning owners an institutions such as SRJKC Pin Hwa, Wake up to the sweeping vistas opportunity to create their very Tenby International Schools and SEGi of Setia Alam and the lush forest own dream homes within easy International which is scheduled to be reserves of Bukit Cherakah, access of city limits and urban opened in 2016. complemented by the sweet sounds highlights. Situated at one of the of chirping birds and nature’s highest points in Setia Alam, it is set AN INTELLIGENT CITY symphony at Suria Hills, an exclusive to create a signature experience in Targeted at young professionals residential enclave for the discerning homeownership. and the affluent, Suria Hills is an few. Comprised of prime bungalow ideal option for both investors and lots measuring from 3,700 sq ft to A THRIVING LIFESTYLE property owners who prefer to 15,000 sq ft, the development is a Despite its exclusivity and privacy, build individually-designed homes. private precinct located just minutes Suria Hills promises a fulfilling lifestyle The development is scheduled for away from the urban highlights of complete with easy accessibility to release to owners within 24 months the city. urban conveniences. Popular hotspots from the date of the sales and such as shopping centres, premier purchase agreement (SPA). There Akin to drawing on a clean white educational institutions, healthcare are no restrictions on the homes’ canvas, the project is conceptualised to facilities and retail therapy outlets are construction as long as the necessary

28 | approvals are obtained from the local authorities.

Suria Hills is easily accessible via various access roads and highway networks such as the New Klang Valley Expressway, the Selat Klang Highway and the Federal Highway.

Kuala Lumpur’s city centre is a 25-minute drive away whilst neighbouring townships such as Petaling Jaya, and Puchong are a 10- to 15-minute drive away. Additionally, the Kuala Lumpur 2 International Airport is only 45 minutes away.

ABOUT THE DEVELOPER Suria Hills is a signature concept by Rentak Nusantara Sdn Bhd, a subsidiary of Sunsuria Berhad – an established and multifaceted property developer with a 25-year track record. Established in 1989, the company has delivered more than 2,500 properties comprising light industrial factories, commercial units and residences. The Group has been extensively involved in property development across the country in line with its mission to deliver service 3 excellence and distinction.

For a signature experience of Suria Hills, contact 1800-222 727 / 03-6142 2727 or visit www.sunsuria.com.

Address: Suite 1-3a, Main Tower, Sunsuria Avenue Persiaran Mahogani, , PJU 5 47810 Petaling Jaya, Selangor.

Coordinates: N3.154962 E101.59045

Business hours: Monday to Friday - 8.30am to 6.00pm Saurday & Sunday - 10.00am to 5.00pm Public Holidays - Closed

1 The Pinnacle of Luxury main entrance 2 Surpassing the ordinary, an opportunity to create your very own dream home 3 A nurturing creative and sustainable living

| 29 LET’S TALK | Country Garden Holdings Ltd

Iskandar Malaysia’s 5-star Jewel With its 5-star qualities as well as the distinction of being the only waterfront metropolis in Johor Bahru, Mr. Kayson Yuen, Country Garden Country Garden Danga Bay is well on its way to Holdngs’ Regional President (Malaysia) becoming ‘the next Sentosa’. - BY ONG XIN YING

A coastal metropolis with a gross development value of iProperty.com on the development’s progress as well as RMB18 billion, Country Garden Danga Bay occupies 57 address some hearsay related to it. acres of prime land in Iskandar Malaysia’s Flagship Zone A. The project is an ambitious undertaking by Country iProperty.com: Country Garden Danga Bay is being Garden Holdings Ltd, one of China’s top 10 developers, marketed as ‘the next Sentosa’. What are some of its and has been met with an overwhelmingly positive unique features which contribute to this concept? response from both local and international buyers. Kayson Yuen: One of Country Garden Danga Bay’s most outstanding elements in that regard is undoubtedly its Country Garden Holdings’ Regional President (Malaysia) 400m-long private manmade beach which happens to Kayson Yuen found time in his busy schedule to update be the first of its kind in Johor. However, this is of course

30 | One of Country Garden Danga Bay’s “most outstanding elements in that regard is undoubtedly its 400m-long private manmade beach which happens to be the first of its kind in Johor. ” 2

not its only charm point as the development as a whole filled paradise with its designer landscaped gardens provides a safe and luxurious living experience thanks coupled with cascading water features that are tended to its 5-star lifestyle amenities and lavish facilities such to by experienced gardeners. In terms of convenience, as high-end private clubs, massive commercial centres the development’s strategic location allows it to offer featured streets and an exclusive marina. All of this is residents easy access to key hotspots in Iskandar protected by a 24-hour security system managed by a Malaysia such as EduCity, specialist hospitals and first-class property management team. medical centres, renowned shopping malls, golf courses and tourist attractions. Additionally, Country Garden Danga Bay boasts a seafront garden oasis which is a wondrous nature- I am proud to say that our efforts to create a masterpiece have been recognised as we were awarded the Most Popular Property Award (Malaysia) in the 2013 iProperty.com People’s Choice Awards as well as named the winner in the Best Commercial Landscape Architecture Malaysia and Highly Commended – Leisure Development Malaysia categories at the Asia Pacific Property Awards 2014-2015.

iP: How has Country Garden Danga Bay been developing so far? Kayson Yuen: Following the slowdown of the global property market, the project is maturing in light of its quick-fire sales results at its launch into its next phase. In general, we are quite pleased with the current status as more than 70% of Country Garden Danga Bay’s units have already been sold and more than half of the first payments and paperwork are being processed.

As you may already know, we have been actively engaging the public through our sales galleries and have built up a customer base comprised of international buyers from South Korea, Japan, Canada, India and Taiwan. While many overseas investors have taken an interest in the project, Malaysian and Singaporean buyers still make up more than 60% of our customers thus far.

1 Country Garden Danga Bay Phoenix Club and 1 infinity pool 2 Country Garden Danga Bay Phoenix Club

| 31 LET’S TALK | Country Garden Holdings Ltd

3 4

5 6

The development itself is progressing smoothly as you from the regular updates on our official website. In fact, can see from the beautiful landscaped yards, sales office, it has actually accelerated since its initial phase especially manmade beach, commercial centre and children’s as it has undergone a transformation to keep abreast playground. Additionally, more than 20 food and of market developments and to attract new buyers and beverage outlets from Singapore and Malaysia have set investors in preparation of the next phase. This would up shop onsite to create a mini township right here in certainly be meaningless had the project encountered Danga Bay within a year. hiccups and stalled like the rumours mentioned.

On top of that, we are still in talks with various retail The ‘buy one free one’ story is also invalid. As the and commercial partners to bring in a greater variety Group’s flagship overseas project, Country Garden of products and services this year to boost activity on Danga Bay is the key to the company’s global Fashion Street, Avenue Street and Costal Bar Street. expansion into new territories. Everything about it has With the opening of these commercial streets and been painstakingly put together; from the site location the presence of numerous eateries which provide an and construction works to the design and management impressive variety of cuisine, the influx of visitors and plans, not to mention the time and energy put into shoppers to the project has been encouraging. the market research and strategy, no effort has been spared. In terms of project development, Country Garden Danga Bay has adopted the Group’s unique philosophy of ‘fast With so much value placed in the project and based development and sales’. Pile construction has begun on the expected returns needed just to offset the according to schedule and it is on track for completion investment value, there is definitely no reason for by 2017. giving any units away as a ‘free gift’. Leaving aside the economic aspects, this sort of ‘multinational package’ is iP: There have been some rumours such as progress of a potential legal nightmare for all parties involved in such the development being stalled and a ‘buy one free one’ a transaction especially in light of the recent property- offer. Would you like to comment on this? related measures implemented by the Malaysian Kayson Yuen: These rumours are completely unfounded. government. We are here in Malaysia for the long haul As I have already mentioned, Country Garden Danga Bay and as such will always respect the local rules and is progressing according to plan as the public can see regulations.

32 | 7

I do not know when or how these rumours first surfaced complete with the comforts and privacy provided by although I suspect that they may have manifested in their surroundings. Featuring Spanish-style villas and response to the unprecedented success of Country commercial streets, it will be a one-stop township built Garden Danga Bay’s record-breaking launch last August around the core concept of luxurious quality living. which raked in RM5 billion in sales as well as gernered The development will also house a 50,000 sq ft high- the media’s attention and awards recognition. While end clubhouse, infinity swimming pool, badminton and we will not deign to speculate on the source or the squash courts, snooker room, private cinema and gym. motives behind this rumormongering and hope that it Other amenities include a supermarket, commercial will eventually cease, we reserve the right to pursue the streets, a commercial complex as well as educational culprits behind these groundless accusations should they facilities such as a school, library and reading room. persist. At present, Country Garden Diamond City’s first phase iP: What are your plans for the near future? which covers the clubhouse, infinity swimming pool, Kayson Yuen: With Country Garden Danga Bay’s first commercial streets and show units fitted with high- commercial street in operation, our focus will now be on quality hand-crafted decorations and murals depicting getting the rest of the development’s facilities ready for the luxurious lifestyle we are promoting has been public use. At present, we are prioritising the launch of completed and launched. Last but not least is our other the following two commercial streets and are already in upcoming project in , Selangor which we will talks with various tenants in our efforts to create a one- reveal to the media and the public in due time. stop shopping hub for the neighbourhood.

Aside from that, our Country Garden Diamond City development in Semenyih, Selangor is another project we are excited about. We collaborated with Mayland Group to bring to life our joint vision of creating a villa city in Greater Kuala Lumpur which will be our first 3 Country Garden Phoenix Club KTV room landed property project which encompasses both classic 4 Country Garden Phoenix Club western restaurant and Spanish architecture elements. 5 Country Garden Phoenix Club food court 6 Country Garden Phoenix Club KTV room coffee shop Spread across 257 acres of freehold land, the project 7 Grand opening of Country Garden Danga Bay in will offer owners a 5-star low-density living experience August 2013

| 33 LET’S TALK | iKHASAS Sdn Bhd

Developing with the

ConsumerSlowly but surely developing in into aMind major player, iKHASAS Sdn Bhd is helmed by Group Chief Executive Ir. Tan Chee Kian who is himself full of pure ambition. Ir Tan Chee Kian, Group Chief Executive of iKHASAS Group - BY BRANAVAN ARULJOTHI

Spend a mere five minutes with Ir. suspects. Instead, I would like to point iP: To date, what in your opinion Tan Chee Kian and one is sure to feel out that the first question people has been your company’s greatest inspired by the quick-talking and well- ask about a home even before the success? read leader of iKHASAS Sdn Bhd. built-up size is the maintenance Ir. Tan: The biggest success we have He spoke to iProperty.com about and service price. Regardless of had is, without a doubt, the team we the success of the company’s goals, the property type, the service and have assembled. Tony Fernandes, one principles and latest development, maintenance of the unit and its of my heroes, did not become who is Shaftsbury Avenue in Putrajaya, utilities must be affordable. he is today all by himself. He worked which promises to fulfil all the current hard but also had a great team generation’s needs. While some have said that these supporting him. At iKHASAS, we can measures should be made mandatory, afford to lose money but not talent. It iProperty.com: iKHASAS prides itself I disagree as the required human is our most valuable asset. in green initiatives such as promoting capital is not proportionate to the the use of solar energy. Why is saved costs. Additionally, clean iP: How do you approach a new conservation important to you? energy is important for the future and project development? Ir. Tan Chee Kian: I will not go I am of the opinion that it will soon Ir. Tan: When developing a project, into the basic reasons of why it is influence the progress of both the resources such as human capital, important such as sustainability, design and engineering aspects of staffing, finances and the availability the environment and all the usual the industry. of local materials are all equally important. Most people import all their materials but we believe in striking a selective balance as our nation has good things to offer as well.

Our other work philosophy is to always find out what it is the people need and want so we can give it to them. For example, we realised that people aged 30 and above – the average age of first- time homebuyers – generally look at homes priced between RM500,000 and RM700,000. Another must-have for these buyers is that the units are either semi- or fully-furnished.

iP: Can you tell us a little bit about Shaftsbury Avenue in Putrajaya and 1 some of its most unique points? Ir. Tan: Shaftsbury Avenue is,

34 | 2

simply put, an improved version of Additionally, one common thing that Shaftsbury Square Cyberjaya. I say most thriving cities such as Shanghai, this because more often than not Hong Kong and Singapore have is an developers advertise their projects abundance of lakes, bridges and high- with ‘upcoming’ shopping malls or rise buildings – something that can be ‘expected’ hypermarkets in their found nowhere else in Malaysia aside listings due to the fact that the more from Putrajaya. Today’s generation famous the retailer, the harder it is to wants the kind of life seen in movies rope them in. We had similar issues and Putrajaya offers that. When developing when building Shaftsbury Square as retailers were not keen on opening iP: What else is in the pipeline for a project, resources up outlets in our semi-mall. I learned Shaftsbury Capital and iKHASAS as “such as human capital, from this experience that customers a whole? are selective and want black and Ir. Tan: We hope to keep growing staffing, finances and white proof instead of mere promises, our pool of talent and attract good- so I was determined not to encounter quality professionals back to Malaysia the availability of local the same problem again. to revolutionise the property industry materials are all here. As Shaftsbury Capital’s holding As such, Shaftsbury Avenue Putrajaya company, iKHASAS Sdn Bhd also equally important. benefits from a great location thanks owns parts of Pulau Perhentian Kecil, to our partner Putrajaya Holdings Terengganu which CNN listed as the ” which has invested seven to eight 13th most beautiful island in the world years creating a five-star mall like and has constantly been number one Alamanda Putrajaya and they have locally. We aim to develop the island managed to fill it up 100%. Because of with unique designs and concepts the bridge that links our development not unlike Sentosa Cove in Singapore. directly to this fully-matured mall, I The only difference is that we have can say with extreme confidence that a more naturally-gifted area to work 1 Carefully appointed interiors at it will have retail outlets instead of with, so that is something to look Shaftsbury Avenue, Putrajaya hinting at them being ‘expected’ or forward to. 2 Shaftsbury Avenue, Putrajaya’s ‘upcoming’. first integrated development

| 35 LET”S TALK | WB Land Sdn Bhd

A Secure and Green Home for Industries WB Land Sdn Bhd’s Frontier Industrial Park development provides a homely atmosphere in every Mr. Wong Yen Yap, sense of the word for its resident industries to thrive in. General Manager of WB Land - BY ONG XIN YING

WB Land is backed by Woon represents the company’s desire to Frontier 2 is indeed a secure Brothers with experience in set a new standard by creating safe, and green home for industries construction dating back to 1976. secured industrial zones with facilities as it is a gated and guarded as Their stellar 38-year track record that one usually finds in a residential well as environmentally-friendly is also matched by their record of area. WB Land’s General Manager development. One of our unique delivering projects ahead of schedule. Wong Yen Yap spilled the details features is the two-acre recreational on the development, its expected park right in its centre which has The company’s reputation and track occupants and the company’s plans common facilities such as a gym, record is founded on the hands-on for the near future. jogging tracks and pavilions that are approach of its directors and the usually associated with a residential backing of its dedicated professional iProperty.com: What can you tell development instead of an industrial management team. Among its many us about Frontier 2 and its unique zone so as to create that homely accomplishments, its most recent features? feel. achievement is the successful launch Wong Yen Yap: We will soon be of Phase 1 of its Frontier Industrial launching Frontier 2 which comprises We took a holistic view of being Park development in Desa Cemerlang, 92 units of semi-detached and green primarily by boldly making Johor Bahru last year. detached factories. Many of the a land-use sacrifice to ensure that semi-detached units have already the green area is truly central. Endeavouring to create exceptional been booked as word from happy Additionally, our factories are aligned value for its customers, WB Land is buyers of the first phase of Frontier in a north-south direction to avoid launching Phase 2 of the industrial Industrial Park spread across Johor sun-glare, come fitted with high- park called Frontier 2 which and Singapore. glazed windows to allow in natural

1

36 | Many of the semi-detached units “have already been booked as word from happy buyers of the first phase of Frontier Industrial Park spread across Johor and Singapore. ” 2 light without the heat and feature rainwater harvesting facilities.

In terms of security, we have barrier- gate gantries, CCTV surveillance and security patrols to ensure our customer’s assets are well-protected. As part of our holistic approach, we have provided a workers’ dormitory with secured access which has been well-received as it gives our buyers peace of mind by having a place to house their workers. 3 We have worked hard to make Frontier Industrial Park a homely place where industries can thrive and oriented industries and supporting We aim to continue this tradition with I believe we have mostly succeeded businesses to be keen as well. Frontier 2 especially since earthworks as evidenced by the fact that our have already been completed even Frontier 1 buyers who are mainly end- Many of Phase 1’s buyers come from before its sales launch and building users have also expressed interest in our southern neighbour and we works will begin soon. Immediately buying units in Frontier 2. Our efforts expect more Singaporean factories to after our sales launch in late July, we have also been officially recognised relocate to Frontier 2. In fact, some of will focus on marketing our detached through our win of the 5-Star Best our early bird buyers of Frontier 2 are units which unknown to many have Industrial Development in Malaysia Singaporean companies looking to fairly large land plots of 40,000 sq ft at the Asia Pacific Property Awards expand to Iskandar Malaysia and we to 65,000 sq ft with built-up sizes of 2014. also get enquiries from foreigners due 22,000 sq ft to 32,000 sq ft. to our close proximity to the Johor iP: Who do you see taking an interest Bahru town centre and the Causeway. in occupying Frontier Industrial Park? iP: What are your plans for the Wong: Frontier 2 is located within second half of this year? Desa Cemerlang which is a matured Wong: We are confident of the industrial zone, so it is not surprising coming sales launch of Frontier 2, so that we received numerous enquiries we are looking ahead to introducing from businesses in the area that crave Frontier 3 next year. As for the the gated-and-guarded environment rest of 2014, we will be focusing on we are providing even before completing Frontier 1 for hand-over the project was launched. As our by October, putting us eight months development is only 30 minutes away ahead of schedule and ensuring 1 Secured access with guardhouse from Senai International Airport and we have kept up our tradition of 2 Modern design Johor Port, we expect many export- delivering our projects early. 3 A holistic master plan

| 37 CREATIVITY CORNER | Dancing with the Elements

DancingG13 Gallery showcases withDennis Chan’s the and Cheev’s Elements unique exhibition.

Featuring the latest paintings by Dennis Chan and the Continuing with his sculptural figurative form, Cheev sculptural works of Cheev, ‘Dancing with the Elements’ revisits his works by putting a 2-dimensional spin on is a unique exhibition which evokes the simple pleasures them via photographic and digital applications of derived from the ordinary act of perceiving the elements his his work, producing strong and intense images conjured by figurative and landscape forms. According which he tags as ‘sculptographics’. Regarded for his to gallery director Kenny Teng, “the artistry and the approach to raw and sensual female attributes which unconventional approaches to both forms and materials he has been passionately devoted to for over 40 years, applied by these two unique artists have no peers locally Cheev’s sculpturing methods are ever-evolving. He now and the simple and raw qualities of their works are a combines and assembles fragments of carved wood refreshing pleasure to behold.” pieces to complete his figurative subjects. This allows for

The Scream (Cheev) Reaching Out 2 (Cheev)

38 | Waves - 122 x 183cm, oil on canvas (Dennis Chan, 2014)

a resulted hollow but much more organic and dynamic look that reflects Cheev’s current idea about energy being the source of life and forms. He calls this art conceptualization ‘fragmentalism’.

Dennis Chan’s decision to focus exclusively on the colour blue, away from the richly-coloured approach of his previous works, has moved up to another level in challenging his mastery in scenic abstractions. It is his maturity and confidence in both his technique and the material that compels him to create a more thematic series of works. His trademark drip and swirl technique captures a stronger and deeper reflection of water, sky and land elements of nature. Besides exploring the dynamic and diverse fluidity of his medium, the spirituality associated with the colour blue played a major motivational role in his latest works.

It is Dennis Chan’s and Cheev’s camaraderie and their invisible bond born from a shared passion for art that led to G13 Gallery’s fortune in showcasing both their works simultaneously.

‘Dancing with the Elements’ is open to the public from the 18th July – 9th August 2014. For more information, please call 03-7880 0991 or visit www.g13gallery.com for the latest updates.

Flows of Blue - 214 x 169cm, oil on canvas, (Dennis Chan, 2014)

| 39 GAVEL GAZING | Transfers between Family Members: Stamp Duty and Real Property Gains Tax Exposure

Transfers between Family Members: Stamp Duty and Real Property Gains Tax Exposure This article discusses the full or partial exemption of stamp duty and/or RPGT in certain instances in the transfer of property between family members by way of love and affection.

Generally, an acquisition of property attracts stamp In the case of a transfer of property between family duty exposure and a disposal of property may members by way of love and affection, the law attract real property gains tax (RPGT). Stamp duty is provides for a full or partial exemption of stamp duty calculated on the market value of the property at the and/or RPGT in certain instances. time of the acquisition whereas RPGT is calculated on the profit gained from the disposal of the property.

STAMP DUTY The stamp duty payable for arm’s length acquisitions is calculated in the following manner:

CONSIDERATION/ ADJUDICATED VALUE STAMP DUTY RATE

First RM100,000 1%

Subsequent RM400,000 2%

Amount exceeding RM500,000 3%

In contrast, pursuant to the Stamp Duty (Exemption) (No. 10) Order 2007, the law provides for stamp duty exemption for a transfer of property between family members by way of love and affection as follows:

TRANSFEROR TRANSFEREE EXEMPTION RATE

Husband Wife 100%

Wife Husband 100%

Mother and/or father Child 50%

Child Mother and/or father 50%

Note that ‘Child’ means a legitimate child, a step child or child adopted in accordance with any law. Also, stamp duty is typically paid by the transferee, unless agreed otherwise by parties.

40 | REAL PROPERTY GAINS TAX With effect from 1st January 2014, the revised RPGT rates for the disposal of real property and shares in real property companies are as follows:

2014 RPGT RATE

Individual (Citizen & Date of Disposal Companies Individual (Non-Citizen) Permanent Resident)

Within 3 years from the date 30% 30% 30% of acquisition

In the 4th year 20% 20% 30%

In the 5th year 15% 15% 30%

In the 6th year and subse- 5% 0% 5% quent years

That said, the law provides for 100% exemption from having to pay RPGT in the case of a transfer of property between family members by way of love and affection in the following instances:

(a) transfers between husband and wife; (b) transfers between parent and child; and (c) transfers between grandparent and grandchild.

In these instances, the transferor is deemed to have received no gain and suffered no loss and the transferee is deemed to have acquired the property at an acquisition price equal to the acquisition price paid by the transferor together with any permitted expenses incurred by the transferor. This is provided for under Paragraph 12 of Section 7 to Schedule 2 of the Real Property Gains Tax Act.

In practice, this exemption is beneficial to the transferor but may not necessarily be the case for the transferee (in his capacity as a transferor when he subsequently disposes the property) if the transferee disposes of the property within 5 years from the date he acquires the property. For example, Father (“F”) bought a piece of property from A in 2010 at the price of RM500,000. F subsequently transferred the property to his son, C, by way of love and affection in 2011 (which at that time, the market value was RM1,000,000). C subsequently disposed the property in 2014 at the price of RM800,000. C is required liable for RPGT payments of RM300,000.

Note also that there is RPGT exemptions on gains from the disposal of one residential property once in a lifetime to individuals.

LIM JO YAN Partner Head of Corporate & Commercial Practice Group MahWengKwai & Associates Email: [email protected]

| 41 INVESTMENT TIPS | KLIBOR Home Loans Explained

KLIBOR Home Loans Explained Out of home loan options? The Kuala Lumpur Interbank Offer Rate (KLIBOR) pegged home loan might be able to help.

When it comes to home loans, most people only know KLIBOR, which means that when KLIBOR increases or of Base Lending Rate (BLR), Base Financing Rate (BFR) decreases, BLR will likely move in tandem; however, the and Islamic Financing Rate (IFR) pegged mortgage loans. magnitude of the increment or decrement may differ However, there are other alternative types of mortgage from time to time. loans available. One such alternative choice comes in the form of Kuala Lumpur Interbank Offer Rate (KLIBOR) Additionally, there are several characteristics unique to pegged home loans which this article will cover. KLIBOR-pegged housing loans.

WHAT IS KLIBOR? i) Interest rate Kuala Lumpur Interbank Offer Rate (KLIBOR) was Just like other floating rate home loans, the effective introduced in June 1987 as an official indicator for interest rates are based on a reference rate – in this case, Malaysia’s interbank money market. It is the interbank the 3-month KLIBOR rate – plus a spread that is constant. lending rate and the interest rate charged by banks when lending to each other. As such, it forms a large part of a E.g. KLIBOR (3.31%) + 1.10% = 4.41% p.a. bank’s cost of funds and thus is likely a better indicator of a bank’s true cost of funds. Comparatively, BLR- and BFR-based packages tend to be based on a reference rate ‘minus’ a spread. THE 3-MONTH KLIBOR PEGGED MORTGAGE LOAN 3-month KLIBOR pegged mortgage loan packages were E.g. BLR (6.6%) – 2.2% = 4.4% p.a. first introduced in Malaysia sometime in 2008. While most housing loans use BLR or BFR as a reference rate, ii) A review and update of the interest rate every 3 months this type of mortgage loan uses the 3-month KLIBOR as The main difference between KLIBOR-pegged mortgage a reference rate in the pricing of housing loan interest loans and BLR-based packages is that while a bank’s rates. BLR can change at any time without notice, a 3-month KLIBOR-pegged home loan will be reviewed only once Upon examination of historical data from 2008 to 2013, every three months. As such, while BLR-based packages the 3-month KLIBOR has always been lower than BLR, could fluctuate at any time, the interest rates for KLIBOR- although this may not necessarily always be true. There pegged mortgage loans would fluctuate only once every is also a strong positive correlation between BLR and three months at most.

42 | Operationally, the KLIBOR rate on the business day mortgage loans into consideration when comparing home immediately before the first loan disbursement date will loans. As of March 2014, only two banks provide 3-month be used and renewed every three months after that. KLIBOR-pegged mortgage loans:

CONCLUSION •Standard Charted – Standard Charted Mortgage KLIBOR KLIBOR-pegged housing loans are a new alternative type •Hong Leong Bank – Hong Leong Mortgage KLIBOR of mortgage loan. As such, you can take KLIBOR-pegged

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BUYERS CLUB | Bandar Malaysia: The Gateway to Kuala Lumpur’s Future

Bandar Malaysia: The Gateway to Kuala Lumpur’s Future Just to the south of Kuala Lumpur’s city centre, the initial stages of what is to become the epitome of city living is taking shape.

50 | An integral part of the skyscrapers and busy highways that STRATEGIC CONNECTIVITY TO THE transformation of Greater Kuala surround it. SOUTH Lumpur into one of the top 20 Bandar Malaysia is the strategic most liveable cities globally by AN INNOVATION IN CITY LIVING gateway that will connect the Kuala 2020 is the development of Bandar By adopting Bandar Malaysia Lumpur city centre to the southern Malaysia. Representing a vital as the project’s name, 1Malaysia corridor of Greater Kuala Lumpur, the building block in developing Kuala Development Berhad (1MDB) plans for country’s fastest growing region by Lumpur into a robust international the 196-hectare metropolis to become providing the connectivity that will city which will attract top talent a showcase of Malaysian excellence in allow for the seamless movement of and investors as well as tourists, it its architectural and structural layout people, goods and more from one is envisioned to be one of the most as well as in its design of a residential commercial hub to another. desirable environments to live, learn, and working environment which work and play in the Asian region. supports a high-quality lifestyle while Additionally, the Malaysia-Singapore still promoting sustainability. High Speed Rail link which is expected The project is set to change the to cut travel time between the face of southern Kuala Lumpur by In creating the perfect balance, two countries by 90 minutes when breathing new life and vibrancy into the development’s state-of-the- completed in 2020 will have its main the old Airport which art physical infrastructure will also terminal in the project, lending greater in the last few years has appeared serve as a platform for the country accessibility and significance to this tired and misplaced amidst the to present its diverse culture to the upcoming metropolis. world. Creative arts and cultural activities will take centre stage in INVESTOR-FRIENDLY GROWTH developing the city’s personality POTENTIAL and positioning it as an international The development of Bandar Malaysia cultural hub. has contributed to an increase in value of the real estate in its surrounding Bandar Malaysia is an extension of areas. Sungai Besi, which has a large 1MDB’s Tun Razak Exchange project population that continues to grow and will form a softer backdrop primarily due to its proximity to the promoting wholesome living to city centre and Chan Sow Lin, which complement the more hectic is being revitalized into a modern pace of the financial nerve centre. industrial zone are among the affected Spearheaded by Broadway Malayan neighbourhoods while other old and Arah Rancang Malaysia, this townships in the area are already strategic development will feature realising the benefits of their locations. vibrant mixed-use community living areas which are complemented by a Furthermore, Kuala Lumpur City Hall commercial district. (DBKL) has recently announced a face-lift for the 80-year-old township The self-contained metropolis will of Pekan Sungai Besi and is expected offer a varied range of homes to cater to spend as much as RM10 million to the global talents of Tun Razak on upgrading the area. Sungei Besi’s Exchange and other commercial ready and well-planned infrastructure hubs in the vicinity as well as provide has also seen the entry of many more affordable housing options for major developers into the area such locals. Complementing this residential as YTL Land & Development Berhad element will be infrastructure and and Mah Sing Group Berhad. On a amenities such as health and wellbeing general level, real estate prices have facilities as well as educational increased as land becomes scarce institutions. and developments are moving further south as a result. A feature that will set Bandar Malaysia apart from its regional counterparts All in all, Bandar Malaysia is a landmark is its public transit orientation as development for the country and an it is designed to be a walkable ambitious project which has already community facilitated by a series of drawn the interest of investors. Its safe, secure and pleasant pedestrian ecological footprint, diverse housing and cycling networks interspersed solutions, transportation system, with well-articulated open spaces and innovation in land structure as well as greenery. The development’s focus symbol of a culmination of technology, on providing a dominant green living arts and culture in urban living are key and working environment has seen it attributes of its winning master plan. being earmarked as a recipient of the highest sustainability rating.

| 51 BUYERS CLUB | The Chartered Resurgence of Chan Sow Lin

The Chartered Resurgence of Chan Sow Lin The non-descript area of Chan Sow Lin is set for a much-deserved makeover that will revive its glory days as one of Kuala Lumpur’s earliest industrial zones.

Nestled between the Sungei Besi airport and Pudu, relatively untouched by the development around it. The Chan Sow Lin for a large part houses an unsightly mix of lack of incentive for developers to cash in on Chan Sow dilapidated factories, run down automotive workshops Lin’s proximity to Kuala Lumpur city centre is attributed as well as iron and steel dealerships, some of which date to land restrictions on the area which includes its zoning to its early days as a hub for the iron and tin industry. as an industrial land with leases that will expire in as little Chan Sow Lin is named after one of the founding fathers as 15 years from now. Its current high plot ratio of 2:4.5 is of Kuala Lumpur, who was also known as the Father of also viewed as a limitation. Chinese Iron Works in Malaysia. Today, Chan Sow Lin is a mere shadow of its former self. Its reputation as a A REVITALIZATION PLAN IN TANDEM WITH KUALA popular food haunt for steamed fish head and Indian LUMPUR’S TRANSFORMATION mixed rice seemingly precede its contribution to Kuala However Chan Sow Lin’s resurgence is being Lumpur’s industrial sector. chartered as an integral component of Kuala Lumpur’s development into a world-class city as part of Malaysia’s Although located on prime real estate on the fringes of national transformation agenda. Revitalization of Kuala Lumpur city centre, Chan Sow Lin has remained Chan Sow Lin, spearheaded by Dewan Bandaraya

52 | Kuala Lumpur (DBKL), will introduce a comprehensive well as the dumping of effluent and waste discharge into redevelopment exercise comprising of infrastructure and Sungei Kerayong will be addressed as part of the city’s facility improvements. river corridor enhancement plan.

The 1st phase of the makeover includes the designation LAND OPTIMIZATION IN CHAN SOW LIN of a large part of Chan Sow Lin into an automobile The population base of Kuala Lumpur is set to increase business park consisting industries supplying parts to from 1.4 million to 2.2 million over the next 20 years. the automobile industry as well as support industries Optimization of limited land resources is seen as associated with the automobile industry such as priority for the government. Chan Sow Lin is amongst accessory dealers, car showrooms and vehicle servicing. designated areas that will undergo a review of its current land restrictions. It is classified as a dilapidated, industrial Provision of supportive general amenities to create area with most of its land expected to, be converted to a worker friendly environment, such as open space commercial land given the significant increase in demand facilities for workers including riverside walks and for commercial land in the last decade. Conversion of pedestrian links to adjacent residential areas are also the land in this area to commercial land will also see being planned. Another key industrial support feature a renewal of leases to 99 years. The relaxation of the that will be constructed in Chan Sow Lin is a heavy- government’s plot ratio policy given their focus to vehicle parking zone that will enhance accessibility and regenerate the area has seen applications for its current convenience to goods lorries plying the area. Commercial ratio to be increased of unto 10x. development mainly around the Chan Sow Lin LRT station, which will help increase connectivity for workers As a new Chan Sow Lin emerges, it will stamp its mark in the area, too has been made a priority. once again as a vibrant industrial cum commercial hub that is of similar standing as its surrounding The upgrading of residential facilities is also one of the developments. The rise of its neighbours, Tun Razak area’s facelift initiatives. Current public housing along Exchange and Bandar Malaysia will certainly draw Jalan Sungei Besi will be refurbished while all squatter greater prominence to Chan Sow Lin and its upgraded areas shall be redeveloped as mix used development infrastructure. Businesses keen to provide support to or self-contained residential neighbourhoods. these neighbouring hubs will find much value in investing Environmental issues that have plagued this industrial in Chan Sow Lin. zone such as poor drainage resulting in flash floods as

Chan Sow Lin

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BUYERS CLUB | Playing Catch-up with the Neighbours

Playing Catch-up with the Neighbours Chan Sow Lin has a long journey ahead if it is to achieve the goals of its regeneration plan.

Although Chan Sow Lin is located on prime real estate within the city fringes and is well connected, it has remained untouched by development while its neighbours have successfully moved ahead with the times. Bandar Seri Permaisuri, Taman Maluri, Taman Seputeh and Taman Desa are just a few of the surrounding areas which are well-established residential and commercial developments that have drawn a great number of investments thanks to their strategic locations.

CHAN SOW LIN’S THRIVING NEIGHBOURS Bandar Seri Permaisuri is located between Bandar Tun Razak and Salak South. Developed by DBKL and Glomac Berhad, this integrated, self-contained township which comprises residential, commercial and recreational elements has an approximate population of 100,000. It is a relatively new township which only took root in 2000 but is now a thriving city centre residential and business hub.

Taman Maluri which lies to the east of Chan Sow Lin is one of Kuala Lumpur’s earliest housing estates and is the closest to Kuala Lumpur’s Golden Triangle. It also houses a well-developed commercial centre. This easily accessible mixed development offers little opportunity for investment although it enjoys reasonable economic growth. Most of its residents are not looking to sell their landed properties because of Taman Maluri’s proximity to the city centre.

Taman Seputeh as well as Taman Desa are viewed as mature premium housing estates with large landed homes and have attracted major developers given their respective locations. Situated strategically between Kuala Lumpur and Petaling Jaya, these townships have in the last few years seen a number of new high-rise residential developments as well as exclusive gated communities that optimise land utilisation and boast the best in design, architecture and features. Both these areas have commercial areas, basic amenities and are developments which are expected to have multiplier well-connected. effects. As such, Chan Sow Lin and its neighbours have seen a rapid rise in property prices in their areas. As part of Kuala Lumpur’s development into a world- class city under Malaysia’s national transformation LEVERAGING ON EXISTING ATTRIBUTES agenda, many parts of the city are undergoing urban One of the few remaining industrial areas in the Kuala regeneration efforts. A great deal of development is Lumpur city centre vicinity, Chan Sow Lin has several being planned especially for areas to the south of Kuala advantages over her neighbours and will begin to see Lumpur’s city centre, which includes the construction of a renewed surge in business activity as soon as its Tun Razak Exchange and Bandar Malaysia as well as the revitalisation plans began to take shape. Although many revitalization of Chan Sow Lin. of its businesses are housed in old dilapidated premises, they are thriving and have an established clientele. The These plans have generated significant interest in area is also well supported by the Sungei Besi Highway the real estate in areas surrounding these designated and enjoys accessibility via the Ampang Line of the LRT.

56 | The government’s regeneration programme for Sungei the area and their businesses. Although there is much Besi will cover comprehensive improvements to its support for the government’s urban regeneration plan infrastructure and facilities. Its heritage as a hub for for it, there is some resistance to relocation proposals by automotive workshops will be leveraged by the provision the government. Most owners are comfortable with the of the necessary infrastructure to convert a large part current surrounding infrastructure and wish to continue of it into an automobile business park consisting of to operate in the Chan Sow Lin area. industrial entities supplying parts to as well as support industries associated with the automobile industry The plans proposed by the government will bring such as accessory dealers, car showrooms and vehicle positive changes to the Chan Sow Lin landscape and to servicing. the economic wellbeing of its residents. That said, the government is engaged in ongoing discussions with the Chan Sow Lin’s residents are comprised primarily of residents in order to gain their consensus and support small and medium enterprise owners who recognize the which will allow the area to undergo its long overdue potential the redevelopment programme will have on redevelopment programme.

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BUYERS CLUB | A Tale of Two Cities: The Malaysia-Singapore Connection

A Tale of Two Cities: The Malaysia-Singapore Connection The high-speed rail link which will reduce rail travel time between Kuala Lumpur and Singapore to 90 minutes is expected to fuel the transformation of Malaysia’s capital city into an international economic gateway by 2020.

MALAYSIA-SINGAPORE HIGH-SPEED RAIL LINK with an excellent public-transportation thread, pedestrian High on the list of Kuala Lumpur’s upcoming walkways and cycling networks amidst green open enhancement projects is the Malaysia-Singapore High spaces and parks, providing easy accessibility on top of Speed Rail (HSR) link which is set to make travelling affordable housing options for urban dwellers. between Kuala Lumpur and Singapore possible in 90 minutes compared to the current six-hour rail travel time. A ROBUST GLOBAL CITY The 330km rail line is expected to be completed by 2020 Occupying the vicinity of the old Sungai Besi airport and will link the two cities via five transit stops spread in downtown Kuala Lumpur, the HSR will facilitate across Negeri Sembilan, Malacca and Johor. In April seamless travel between Malaysia and Singapore as this year, the prime ministers of Malaysia and Singapore well as enhance business linkages whilst connecting announced the HSR project in a joint press conference people. With this new enhancement, Kuala Lumpur will conducted in Putrajaya. The project, which will be a boon make a grand debut as a global city with state-of-the- for economic activities between the two countries, is art amenities and a seamless transit system. In light of expected to cost approximately RM40 billion. the steadily increasing number of Malaysians working in the island republic of Singapore, the HSR will provide A NEW URBAN ECOSYSTEM a convenient and integrated travel system that will The proposed rail link will be located in the upcoming eliminate the multitude of travel challenges plaguing development of Bandar Malaysia, an integrated urban these workers. regeneration project which will comprise residential and commercial developments as well as public amenities. With this transportation system in place, Bandar Malaysia The 495-acre project is envisioned to be an inclusive city is expected to be a robust global city which will spur

60 | the engines of growth within Greater Kuala Lumpur and international business hotspots. Additionally, this will its neighbouring townships. The connection between birth a thriving real estate market with excellent capital the two cities will not only bring more foreign investors appreciation of properties in surrounding areas in the and investments but also boost the Malaysian economy vicinity of the HSR and Bandar Malaysia. by way of drawing a diverse range of consumers from Singapore and other neighbouring nations. The rail link is yet another excellent landing option in Kuala Lumpur aside from existing options such as With Bandar Malaysia envisioned to be an international KLIA, KLIA 2, Sultan Abdul Aziz Shah Airport (Subang landing hub, the business community in the city and Airport), the Malaysia-Singapore Causeway in addition surrounding townships are expected to be propelled to the international airports and landing points in other into the international trading scene. This not only creates states. Considering the excellent travel time and easy a whole new spectrum of economic and business accessibility the HSR provides, it will attract a wide possibilities but also provides a solid foundation for range of visitors across international borders into Kuala Malaysia to be an international business hub in Southeast Lumpur, thus creating more economic opportunities for Asia. locals and attracting a diverse international clientele for the local business community. INTERNATIONAL APPEAL The HSR and the upcoming Bandar Malaysia in the With the HSR in place, Malaysia is expected to be vicinity of Sungai Besi is set to transform neighbouring propelled high on the list of the most preferred cities townships and districts such as Chan Sow Lin, Kuala to live, work and do business in, fuelling the birth of a Lumpur Sentral and the Kuala Lumpur city centre into thriving economic hub in this region.

| 61 TABLE TALK | Sustainability: A Fancy Label?

Sustainability: A Fancy Label? Just how sustainable is the idea of sustainability? - BY BRANAVAN ARULJOTHI

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62 | Seeking to cater to a generation which claims to COMMUNITY COMES FIRST be respectful of the environment, many property As for the value of the community’s input, Yasmin developers have taken a ‘greener’ approach to feels that it is important that developers engage with their developments. The Green Building Index (GBI) communities, especially those that are more vulnerable certification aside, eco-friendly fixtures and sustainable to the development, as they are deserving of the landscapes are often advertised as part of upcoming right information and the ability to influence decisions real estate projects. made by their city’s leaders. In Malaysia, the lack of citizen participation in many of the country’s bigger This development begs the question – is this effort a developments has caused a lot of conflict. true and noble one on the part of developers or is it simply yet another marketing tool? In order to answer “For example, in Stockholm, citizens voted to support this question, iProperty.com sat down with Yasmin the nation’s first congestion pricing charges. In Geneva, Rasyid, Co-founder and President of EcoKnights residents cast ballots to determine how the city should Malaysia, to learn more about the perceptions of allocate urban space among private vehicles, public sustainability in Malaysia. transportation, cyclists and pedestrians. In Mexico City, citizens are taking matters into their own hands by ON DEVELOPERS’ DUTIES expanding cycling infrastructure and bike lanes. These “In my opinion, no property developer can truly be given examples illustrate how citizen engagement can help the distinction of being sustainable. That said, many create more liveable and sustainable cities,” she pointed developers can help foster greener practices in the form out. of their designs,” said Yasmin, adding that communities in and around the development’s area should be engaged in ARE WE DOING ENOUGH? discussions to gauge what it is they want. “I can say that in Malaysia, we can definitely strive to do better. What is happening with regards to governance She opined that in order to create well-designed, compact as well as development is that everything is simply being cities, spatial planning needs to be explicitly integrated green-washed. Selling ‘green’ as a premium limits the into national and municipal policies, referring to the affordability bracket between consumers in the country, systems implemented by New York City in the US to so if developers truly prioritised greener developments, prove her point. Despite its density, the world’s most more efforts to hone sustainability would be evident,” popular city operates on a layout that uses 40% less Yasmin noted. electricity and 25% less water while containing 20% more green spaces compared to some of its neighbouring cities. A long-time advocate of preservation, she added that with the issues of limited resources and intense pollution Under former Mayor Michael Bloomberg’s PlaNYC cross- looming overhead, developers also need to ensure that agency effort to drive innovation and growth, the reduced their projects can blend with nature and be a part of it as greenhouse gas emissions and improvement of city life for opposed to gazetting as they see fit. residents have resulted in New York’s 13% GDP increase. Additionally, emissions have also dropped a whopping “I sincerely hope that efforts go past just solar panels 16% in the six years since the programme was first and green fixtures. It is about integrating sustainable implemented. local development plans which would mean a two-way education between developers and land authorities. These parties should devise strategic approaches to sustainable real estate. Sadly, however, we live in a capitalistic world,” she lamented. In my opinion, IT ALL STARTS WITH YOU no property “Having said that, it is not about building green; it is about “developer can living green,” said Yasmin. She believes that not living in a green development does not necessarily mean not truly be given the living sustainably and stressed that it all begins with the distinction of being consumer. sustainable. That said, “Half of the puzzle of achieving sustainability can be solved by the way we change our mind-sets to practice many developers can more green and sustainable lifestyle choices. It is a simple help foster greener thing to do and using public transport instead of driving is just one example. Living in a green township does not practices in the form make you green; neither does living in a green house. It of their designs. is all about attitude and mentality. It starts there,” she ” stressed. 1 Yasmin (far right) helping spread the message

| 63 INSIDE SCOOP | Nature’s Capital City

Nature’s Capital City Inspired by the beauty of nature and the sophistication of a modern city, Sunway Iskandar is the epitome of balanced living. - BY ONG XIN YING

Eager to nurture and foster a vibrant luxuries provided by a city. Designed self-sustaining integrated city like community in the prime location as a low-density development with a Sunway Resort City where convenient that is Medini in Iskandar Malaysia, plot ratio of one, they will also be able amenities are facilitated within the city Sunway Property has crafted an to fully enjoy this green development itself to cater to the needs and wants expansive 1,800-acre world-class through more spacious homes and of the residents. township called Sunway Iskandar landscaping. which has a gross development value As a master community developer, of RM30 billion. The development is The township will occupy 691 acres Sunway applies its ‘Build, Own meant to replicate the success the of Medini amounting to 31% of its and Manage’ philosophy in the company achieved with Sunway total area and feature 77 million development to ensure the Resort City and Sunway City Ipoh, its sq ft in total gross floor area upon continued enhancement of the city past two integrated developments completion. Approximately 40% in tandem with its communities’ by offering residents the luxury of of the entire development will be growth. Sunway Iskandar will have a a contemporary city as well as the devoted solely to green spaces while series of Launch Clusters which are: pleasure of being so close to nature. the remainder will be represented by 60% of residential units and 40% of • Living Community (serviced A CITY AT ONE WITH NATURE commercial elements. apartments, neighbourhood shops, Built around 700 acres of natural small offices, school, landed homes) elements such as Emerald Lake, UNRIVALLED CONVENIENCE • Fun & Adventure (theme park, hotel, Pendas River, the Straits of Johor, Sunway Iskandar will have six mall) lush greeneries and forest, Sunway precincts which are The Capital, The • Commercial Village (retail space, Iskandar’s residents will be connected Parkview, The Lakeview, The Riverside, commercial offices, F&B outlets) to nature no matter where they are The Seafront and The Marketplace. • Specialised Services (medical even as they continue to enjoy the Each precinct is designed to be a centre, universities, business park)

64 | 1 Citrine @ Lakeview Precinct 2 Sarena Cheah, Joint Managing Director, Property Development Division of Sunway Berhad for Malaysia and Singapore 3 Tan Wee Bee, Executive Director for Property & Construction, Southern Region and Singapore; Sarena Cheah, Joint Managing Director, Property Development Division of Sunway Berhad for Malaysia and Singapore; Ong Pang Yen, Joint Managing Director, Property Development Division of Sunway Berhad for Malaysia and Singapore; and Gerard Soosay, Senior General Manager of Property Construction 2 (Southern Region)

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Additionally, other facilities such as Strategically located in such a way to 328 serviced apartments, 167 office a petrol station, ultra-high speed that it connects seamlessly with suites and 51 retail units spread across broadband and security units will major highways, it will only take 5 140,000 sq ft. be integrated for the safety and minutes for one to travel from the convenience of the residents. development to the Second Link via INVESTMENT-FRIENDLY the proposed Southern Access, as well INCENTIVES Demonstrating its track record as a as major Iskandar attractions such as Various incentive schemes targeted trusted developer, Sunway also plans Legoland Malaysia, Pinewood Iskandar at both domestic and international to introduce the Sunway International Malaysia Studios and EduCity. investors have made investing in School (SIS) brand’s presence into Medini a very desirable decision. the township in 2017 with a student AN EXHILARATING START Developments in the area are capacity of 600 for its first intake. The Sunway’s overall strategy is to build exempt from the new Real Property company’s educational institution is the the community in a sustainable Gains Tax (RPGT) as well as only international school in Malaysia manner and has elected to initiate minimum investment value for to offer the Canadian (Ontario) Sunway Iskandar through the foreign purchasers and also enjoy curriculum which is one of the world’s introduction of The Lakeview and with other incentives introduced by the best school systems for primary and Citrine as the precinct’s first phase Iskandar Regional Development secondary education. Students will be of development. Comprised of both Authority (IRDA). On top of taught in English medium by certified residential and commercial properties, Sunway’s extensive track record as Canadian teaching professionals who it surrounds the picturesque natural a township developer, the locational are licensed by the Ontario College lake that is the precinct’s namesake advantages and investment of Teachers (OCT) and span the and is located a mere 500m away incentives will prospectively lead preschool, primary and secondary from the seafront straits in Medini. to a high capital appreciation for grades. Upon completion, Citrine will be home investors of Sunway Iskandar.

| 65 PICK OF THE MONTH | Shah Alam and Klang: Cocooning Into Something New

SHAH ALAM AND KLANG: COCOONING INTO SOMETHING NEW Selangor’s sister cities of Shah Alam and Klang have over the years progressed into mature townships which are self-contained and populous. - BY CAROLINE CHAN

Although once considered the less attractive alternatives Shah Alam’s rapid growth began in 2000 when it was to Kuala Lumpur, both Shah Alam and Klang have come officially awarded city status and also adopted the of age and now present themselves as equally viable position of a modern Malay city. Much of its real estate centres for socioeconomic growth as well as investment is used for residential developments while economic opportunities. Shah Alam and Klang’s initial development activity in the area is primarily focused on its various was rather gradual until their momentum of growth manufacturing and assembly industries, contributing to accelerated about ten years ago, spurred on by demand its status as Selangor’s largest industrial zone. for residential and commercial land neighbouring Malaysia’s capital city. Meanwhile, Klang is known as the royal city of Selangor and was the state’s capital before Shah Alam. It is MATURE AND WELL-ESTABLISHED located about 32 kilometres to the west of Kuala Lumpur, Shah Alam is located about 25 kilometres west of Kuala bordering Shah Alam. The Klang River divides the city Lumpur. In its early days when it was still known as into two parts which are Klang North and Klang South. , it was mainly made up of rubber and oil palm Development first began in Klang North and it became estates with the trading of these commodities being the main commercial area of the town. Older, established its primary economic activity. Changes to its physical, residential areas such as Berkeley Gardens, Taman Eng social and economic landscape began gradually when it Ann, Taman Klang Utama, are all replaced Kuala Lumpur as the capital of Selangor. located here.

Unlike most cities in the country, Shah Alam has had the At the start, Klang South was only made up of Port advantage of its development being chartered carefully Klang, Malaysia’s busiest port as well as its surrounding by the state government, allowing for a very structured fishing villages and seafood eateries. However, in the city layout with clearly defined residential, commercial, last five to seven years, more residential and commercial industrial and recreational areas. It is one of the most areas as well as government offices have popped up in well-planned cities in the country. the area with more potentially in the pipeline.

66 | AN URBAN METAMORPHOSIS equal emphasis on functionality as well as aesthetics and In the last few years, both Shah Alam and Klang have have changed the face of both these cities. been undergoing what can be best described as a metamorphosis. Developers looking beyond Kuala These exclusive townships of tomorrow, in addition to Lumpur, Subang Jaya, USJ and Petaling Jaya have being successful in enticing many KLites into relocating recognised the potential these two mature cities offer to Shah Alam and Klang, have also managed to elevate for investments. For starters, Shah Alam and Klang have the image of these two cities. As they emerge as very well-developed physical infrastructure. They are attractive alternatives to Kuala Lumpur in terms of being connected to the rest of Klang Valley via the Federal prime living and working hubs, there is a great deal of Highway, New Klang Valley Expressway, South Klang potential for developers to increase their investments Valley Expressway, North Klang Straits Bypass (New there. North Klang Straits Bypass) and KESAS Highway.

The populations of both cities have grown as well with many looking to upgrade to better homes and working Although once spaces. These factors have all spurred developers into considered the less investing heavily in new residential and commercial developments in both cities, making them more “attractive alternatives to attractive as a result. Key developers such as Sime Kuala Lumpur, both Shah Darby, SP Setia, I&P, Gamuda Land are just a few of the big names in these cities. Alam and Klang have

Kota Kemuning, Setia Alam and i-City in Shah Alam as come of age and now well as , , Taman present themselves as Bayu Perdana, Glenmarie Cove and Kota Bayuemas in Klang are modern, self-contained, up-market townships equally viable centres for which boast stunning and elegant homes complete with security features as well as smart commercial centres. socioeconomic growth as well as investment Many new retail and recreational centres have also entered the market to support the more vibrant lifestyles opportunities. accorded by these townships. Unlike older developments in Shah Alam and Klang, these new developments feature ”

| 67 EXPERT’S VIEW | Shah Alam and Klang: An Unexpected Growth Spurt

SHAH ALAM AND KLANG: AN UNEXPECTED GROWTH SPURT Previously two of the less desired vicinities to live in within Klang Valley, Shah Alam and Klang have quickly moved up in the real estate charts. - BY BRANAVAN ARULJOTHI

Dato’ Khor Chap Jen, branch chairman of the Real Estate and Housing Developers’ Association Malaysia (REHDA) Selangor and the Executive Vice President of S P Setia Berhad Group

68 | Affordability – a simple word that has gained more Debunking that myth and predicting a surge in the areas traction than desired over the last few years. Rising living is Dato’ Khor Chap Jen, branch chairman of the Real costs coupled with stagnant income levels have been Estate and Housing Developers’ Association Malaysia chaotic for the real estate industry. As observed in the (REHDA) Selangor and the Executive Vice President of measures included in the 2014 Budget, property prices S P Setia Berhad Group who took some time off his busy have inflated to a point where first-time homebuyers are schedule to sit down with iProperty.com and dissect the left with close to zero logistically-sound options. multi-faceted and quickly-growing areas of Shah Alam and Klang. If one was to look back in time, even by just a decade, Shah Alam and Klang were the two last choices for iProperty.com: In your opinion, is the recent growth of many who worked in the city centre to call home. Klang and Shah Alam attributed solely to affordability? Flash forward to the present and the townships are Dato’ Khor Chap Jen: If you asked this question about growing for various reasons with the primary ones being 8 to 10 years ago I would say yes, it is purely based on affordability and lack of developable land. the affordable prices of homes in those areas. In relative terms, the south side of Klang Valley has always been cheaper than blue-chip areas such as Bangsar. Over the past few years, however, both Klang and Shah Alam have started to specialise in beautiful concept developments. These townships not only offer more affordable options, but now offer attractive projects with unique designs as well. It is a mix of both regular homes and those with interesting concepts that make these two areas work so well.

| 69 EXPERT’S VIEW | Shah Alam and Klang: An Unexpected Growth Spurt

What is critically needed is a sustainable housing policy “which entails houses that are both non-subsidised and non-profit ”

70 | iP: Klang was once considered to be inaccessible and The last generation thrived on low-cost affordable undesirable. No doubt this has changed over the years, properties, did not mind living further away from the but what else does Klang need to do? city and were always excited at the prospect of owning Dato’ Khor: To deal with this, you will have to look a little a home. People are different now as they want low-cost further back. Klang is a town that has always been close homes only to rent them out while they live in a better to ports. It was and is a rich trading town. If you look at place. major cities and their portside towns, you would see that most are thriving. The government should instil the aspiration of owning their first home within the youth of today. That said, not One of the biggest issues faced by the city is its all of them want a big home; some aim for just a two- geographical downsides. It is at the end of Klang Valley bedroom house and those options need to be available. and subjected to the downstream end of the river. Due to a lack of proper care and maintenance over the last For developers, the policy now is that if you develop a few decades, the rivers have been filled with rubbish certain kind of project, you have to balance it out with and other pollutants. This is slowly changing but more affordable options – a model I do not find effective. needs to be done and it really does simply start with Those that need help owning their first homes should cleanliness. be assisted by the government. One option that the government should consider is low-cost homes that The situation would change quickly if the people are not for sale. They should rent them out on a rent- upstream take good care of the river and if the planning controlled basis to those seeking a roof over their standards of Klang’s drainage system are improved as heads. This will also stop people selling low-cost homes people living there are subjected to tides, flooding and for profit and is how we should tackle the problem. poor water flow. We can see further progress only when these issues are addressed. Back in the day, low-cost homes served their purpose and were not too different from conventional first Additionally, many major cities in the world are located homes, but it is 2014 now and today’s generation has a portside as I mentioned before and Klang should aspire different mind-set. to move in that direction. If you can clear up the city and alleviate the traffic, it has the potential to join their ranks. They have ideas of where they want to stay and what We will know in due time, which in my opinion is all the kind of property they want to invest in. We have to city needs. evolve along with them and that is how we can address these issues. Using old policies to solve new problems is Shah Alam has become pretty much self-sustainable. not a good way to deal with this. How did that happen? Dato’ Khor: The city has a very interesting story of its iP: Will Klang and Shah Alam’s industrial sectors own. When Kuala Lumpur became a Federal Territory dampen their prospects of becoming a real estate in 1974, the Federal government received some money goldmine? and decided to make Shah Alam the capital city of Dato’ Khor: As I have mentioned before, some of the Selangor. During that period, our forefathers envisioned major cities in the world are located portside. It is all it to be the administrative centre. about good planning which, if executed properly, results in a win-win situation. It is important to know that purely As Kuala Lumpur grew towards the borders of Petaling residential developments are not viable. Sustainable Jaya and Subang Jaya, people still considered Shah developments must include residential, professional and Alam to be the administrative centre and people were recreational elements, portside or otherwise. hesitant to move there. However, as Kuala Lumpur grew further and pushed towards Shah Alam, it eventually Without these essentials, there is a high chance that became the little city we know today. It has expanded the development will end up like Petaling Jaya did once both southward and northward, and is no longer upon a time. It was built to be a satellite city to cope with dedicated administrative purposes, having eventually Kuala Lumpur’s growing work population and as people grown more vibrant thanks to the activities around the travelled back and forth between both locations purely area. for work purposes, it was soon apparent that this system was far from sustainable. iP: With the LRT extension and many new highways on the horizon, property prices are sure to swell. Is Ports and industrial areas must co-exist with residential this fair to genuine homebuyers, and what needs to be and professional options. As long as these places are done to curb the inflated real estate prices in the area? not heavily polluted and the trading as well as clean Dato’ Khor: We at REHDA Selangor have always been emissions aspects are capitalised on, they will work. in conversation with the state government about these issues. What is critically needed is a sustainable Disclaimer: The opinions stated in the article above are solely housing policy which entails houses that are both non- of the interviewees quoted, namely Dato’ Khor Chap Jen, subsidised and non-profit. The properties that people branch chairman of REHDA Selangor, and are not In any want are those in the RM400,000 bracket which is form an endorsement or recommendation by iProperty.com the range that is to be considered and not unlike the Readers are encouraged to seek independent advice prior to government’s PR1MA homes. making any investments.

| 71 CONTRIBUTOR | Oregeon Property Consultancy

No longerShah the end of a highway,Alam properties (Sections in Shah Alam are being 1 snappedto 14) up very quickly.

The study area covered Section 1 to Section 14 of Shah Sultan Salahuddin Abdul Aziz Shah Golf Club are as well- Alam, located on the north of the Federal Highway. located within the scheme. Out of 443,222 citizens in Shah Alam in year 2010 (Department of Statistics Malaysia), about 71% are There are two major highways known as the Federal Malays, 12% are Chinese, 8% are Indians and 9% are of Highway and the New Klang Valley Expressway (NKVE) other races, forming a living culture that is closer to the connecting the scheme to the other areas in Klang Muslims where alcohol-related activities and nightlife Valley. These highways connecting several established are relatively low compared to the surrounding areas, schemes have become major roads to travel between giving it a peaceful and disciplined living environment. work places and homes, resulting in traffic congestion The scheme is developed mainly with residential and in these areas becoming very common within the commercial properties, both landed and high-rise, old scheme, especially during peak hours. At the moment, and new. Living in the scheme is rather convenient as there is no rail service or any other sophisticated public there are hypermarkets like TESCO and Giant, University transportation services available within the township. Technology Mara (UTM), and i-City, where most forms The proposed LRT extension through Shah Alam of entertainment can be found. Other than that the towards and the KTM stations located in Shah Alam High Court, Bangunan Mahkamah Sultan Klang shall be the closest public transportation system Salahuddin Abdul Aziz Shah, the Shah Alam stadium and benefiting residents from Setia Alam.

The recorded transaction prices of selected schemes within Shah Alam (section 1 – 14) are as below:-

CONDOMINIUM Average Transacted Prices BUILT-UP AVERAGE PRICE SCHEME YEAR COUNT AREA (SF) (RM PSF) (RM psf) 2010 158 14 400 Kemuncak 2011 1,012 176 8 297 Shah Alam - 300 260 Condominium 2012 2,043 242 7 211 2013 268 4 200 164 2011 329 10 980 Prima U1 100 2012 - 339 32 Condominium 1,100 2013 353 15 0 2010 172 32 797 Sri Alam 2011 197 36 - Condominium 2012 2,584 207 32 2013 261 13 Total Units Transacted 100 2010 154 12 1,071 Sri Mahligai 2011 197 15 80 - Condominium 2012 1,455 228 11 60 2013 260 6 2010 158 7 40 950 Sri Permata 2011 197 10 - Condominium 20 2012 1,158 201 6 2013 287 2 0 Oregeon Property Consultancy Research Team

72 | APARTMENT / SERVICED APARTMENT Average Transacted Prices BUILT-UP AVERAGE PRICE SCHEME YEAR COUNT AREA (SF) (RM PSF) (RM psf) 2010 196 6 300 254 257 239 2011 199 9 250 Baiduri Apartment 850 197 2012 193 6 200 2013 231 3 150 2010 180 21 100 Brunsfield 2011 678 213 21 Serviced - 50 Apartment 2012 1,083 247 14 0 2013 279 7 2010 204 5 815 Danau Mas 2011 238 6 - Apartment 2012 818 289 6 Total Units Transacted 2013 294 4 100 2010 171 34 Perdana 2011 185 34 80 850 Apartment 2012 205 40 60 2013 212 39 2010 299 12 40 2011 726 352 24 Sri Acappella - 20 2012 1,279 401 15 2013 450 8 0

Oregeon Property Consultancy Research Team

| 73 CONTRIBUTOR | Oregeon Property Consultancy

TERRACED HOUSE SEMI-DETACHED HOUSE LAND LAND NO. OF MIN (RM MAX (RM NO. OF MIN (RM MAX (RM SCHEME AREA YEAR COUNT SCHEME AREA YEAR COUNT STOREYS PSF) PSF) STOREYS PSF) PSF) (SF) (SF)

2010 190,000 220,000 5 2010 580,000 2,000,000 26 1,600 2011 190,000 300,000 7 SECTION 10 - 2,450 2011 700,000 1,386,020 18 2012 250,000 250,000 1 SECTION 2,350 - 13 2013 300,000 300,000 1 9,410 2012 810,000 1,350,000 10 2010 150,000 220,000 4 2013 725,000 1,530,000 12 1,650 2011 100,000 268,000 6 SECTION 11 - 2010 890,000 1,133,000 4 1,660 2012 165,000 250,000 2 2013 200,000 230,000 2 3,599 2011 840,000 1,400,000 7 1 SECTION 2010 190,000 210,000 4 2 - 7 1,755 2011 110,000 235,000 4 5,000 2012 1,100,000 1,700,000 5 SECTION 2 - 1,800 2012 220,000 280,000 7 2013 850,000 1,400,000 9 2013 100,000 320,000 6 2010 650,000 700,000 2 2010 150,000 200,000 3 3,600 2011 400,000 800,000 6 2011 120,000 190,000 2 SECTION SECTION 4 1,650 - 2012 200,000 230,000 3 9 4,004 2012 730,000 850,000 5 2013 295,000 330,000 2 2010 300,000 357,000 2 2013 760,000 1,050,000 3 1,630 2011 140,000 400,000 9 2010 1,100,000 1,449,000 5 SECTION 11 - 1,670 2012 320,000 450,000 5 3,197 2011 1,100,000 1,580,000 4 SECTION 2013 210,000 397,000 7 - 13 2010 270,000 750,000 29 4,252 2012 1,370,000 1,650,000 5 1,300 2011 240,000 854,999 21 SECTION 13 - 2013 1,880,000 2,000,000 2 2,500 2012 300,000 1,023,888 20 3 2013 450,000 1,053,762 13 2010 762,000 980,000 4 2010 230,000 400,000 9 4,400 2011 1,125,000 1,300,000 6 SECTION 1,650 2011 210,000 427,000 10 - 7 SECTION 4 - 5,500 2012 1,300,000 1,750,000 8 1,980 2012 325,000 485,000 5 2013 320,000 440,000 8 2013 1,300,000 1,300,000 1 2010 222,800 400,000 6 Oregeon Property Consultancy Research Team 1,500 2011 130,000 610,000 9 SECTION 6 - 2,500 2012 375,000 375,000 1 2013 350,000 600,000 5 2010 240,000 475,400 47 1,300 2011 200,000 650,012 74 SECTION 7 - 2,500 2012 290,000 650,000 41 Total Units Transacted 2013 400,000 750,000 33 2010 120,000 350,000 12 50 1,496 2011 250,000 480,000 20 SECTION 8 - 2,885 2012 200,000 540,000 18 40 2013 150,000 440,000 7 2010 290,000 380,000 6 30 1,539 2011 300,000 400,000 4 SECTION 9 - 20 1,650 2012 453,000 480,000 4 2013 300,000 565,000 5 10 2010 350,000 506,000 7 1,540 2011 360,000 660,000 4 SECTION 7 - 0 2,300 2012 330,000 770,000 4 2013 485,000 710,000 6

Oregeon Property Consultancy Research Team

Generally the high-rise dwellings were at a steady positive growth in term of transacted prices from year 2010 to year 2013.Hhowever, the increasing pace has shown a Total Units Transacted slowdown in the average transacted price, i.e condo: 29% 200 (year 2010 - 2011), 23% (year 2011 -2012) and 14% (year 2012 – 2013), apartment / serviced apartment: 21% (year 2010 - 2011), 6% (year 2011 -2012) and 1% (year 2012 – 150 2013). On the other hand, total units transacted for both sectors have shown a rather significant decrease in year 100 2013. As for the landed dwellings, the transacted prices are generally on an increasing trend as well. Neverthelessn 50 in a less consistent condition due to the allowance for renovations and extensions, something common between 0 the landed and high-rise is that both have indicated a drop in total units transacted in 2013.

74 | Amongst the noted ongoing projects in Sec 1 – 14 Shah Alam are as follows:-

PROJECT DEVELOPER TYPE 3 blocks of 16 to 17 storey Serviced Alami Residensi World Wide Holdings Berhad Apartment (444 units) 1 block of 30-storey commercial complex Menara U2 PKNS & Kenari Sukma Sdn Bhd with 474 units of SoHo Amanlagi Property Sdn Bhd & Nusmetro arte @ Subang West 1 block of 17-storey office building Land Sdn Bhd PKNS & Lebar Daun Development Sdn Semi-detached houses, clustered houses, D'Kayangan Residences Bhd and terraced houses Metia Residence Prop Park Sdn Bhd (Hua Yang Berhad) 20-storey Serviced Apartment (306 units) 1 block of 21-storey Hotel Apartment (223 Acappella Residences Equipark Sdn Bhd rooms) and 1 block of 21-storey Serviced Apartment (125 units) Mixed development including 576 units Vista Alam PKNS & Tahap Warisan Sdn Bhd SoHo and 512 units of Serviced Apartment 17 storey commercial complex with 196 units Studio Fourteen Medinah Court SoHo Sumurwang Development Sdn Bhd & i-Residence 336 units of Serviced Apartment I-City Marketing Sdn Bhd Sumurwang Development Sdn Bhd & i-SoVo 180 units SoVo and 40 units duplex SoVo I-City Marketing Sdn Bhd Sumurwang Development Sdn Bhd & Best Western i-City Shah Alam 216-room 3 star hotel I-City Marketing Sdn Bhd 2 tower blocks containing 826 units of BW Service Suites I-Bhd & Best Western International Serviced Suites 6-storey Shopping mall with approximately Central Plaza @ i-City I-Bhd & CPN Global Co Ltd 860,000sf net lettable area

Just like many other areas in Klang Valley, where instead of the landed. Apparently serviced apartments developments are going on and on, development lands in and SoHo are the most popular type of products within Shah Alam have become limited and having been noticed developers. As supply for landed properties have by developers, it has resulted in an outcome where most become low, the selling prices might in a way startle to of the new developments are of high-rise properties some buyers.

Oregeon Property Consultancy Sdn Bhd

SR WONG WEN CHET B. Bus (Prop). MRICS, MISM, MPEPS, MMIPPM Sr Wong Wen Chet is the Managing Director of Oregeon Property Consultancy Sdn Bhd. He is a Registered Valuer & Registered Estate Agent recognized by Board of Valuers, Appraisers and Estate Agents and has been in real estate industry for more than 6 years. He is also Committee Member of REHDA Youth under Real Estate and Housing Developers’ Association Malaysia (REHDA).

SR KOK CHIN YEE B. (Hons). Estate Management. MISM, MPEPS, MMIPPM Sr Kok Chin Yee is the Manager of Oregeon Property Consultancy Sdn Bhd. He is a Registered Valuer & Registered Estate Agent recognized by Board of Valuers, Appraisers and Estate Agents. He has more than 5 years of professional real estate experience mainly in valuation of residential and commercial properties for retail and corporate clients.

DISCLAIMER Since the asking prices and project status various from time to time, we do not guarantee the validity of the information found here. The analysis and the article written was based on information available and was then further modified and analysed by Oregeon Property Consultancy Research Team. We bear no losses or legal liability caused by the information given.

| 75 CONTRIBUTOR | HBA

Subsidiary Management Corporations: A Panacea? The new Strata Management Act, 2013 (Act 757) (SMA) and Strata Titles Act (Amendment), 2012 (STA) give the management corporation the option to form a subsidiary management corporation for the different buildings in a mixed-use development, thus resolving many of the issues plaguing such buildings.

This is the fifth article on in a series contributed by the The fourth article discussed what the management body National House Buyers Association which is focused must inherit from the developer, focusing particularly on on strata management. The first article introduced the the documents to be handed over to the management Strata Management Act, 2013 (SMA) and submitted that body after the body is formed and highlighting the relevant the Strata Management Bill (SMB) which aims to provide sections of the SMA providing the list of the documents. an improved legal framework for strata management is a welcomed new law. This article discusses the subsidiary management body which is formed in a mixed-use development where The second article highlighted the terms of the SMA, residential, office and retail buildings are part of one covering what a management body and management large development at the management body’s discretion. committee are in particular. The stringent conditions for the election of the management committee were also discussed. MIXED-USE DEVELOPMENT ISSUES In a mixed-use development, the management body The third article explored the power struggles within would comprise a variety of parcel owners who own the management body. It was submitted that opposing residential, office and/or retail parcel units in the groups of parcel owners would emerge when the development. These owners pool their funds to maintain management body’s actions lack integrity. These groups and manage the different buildings in the development attend the annual general meetings (AGM) of the and share the use of the common property. management body and their presence may culminate in open hostility or even manipulation of the election process Due to the mixed-use nature of the buildings, to retain their office. The way in which the SMA resolves issues usually arise regarding the management and this hostility and/or power struggle was discussed. maintenance of the buildings as well as the use of the

76 | common property. For example, should the residential the management body formed before the MC is formed, parcel owners have free access to the common property lack the power to form a subsidiary JMB. used by the office or retail parcel owners, or should the retail parcel owners pay more charges such as SEPARATE ACCOUNTS AND FUNDS maintenance charges and sinking fund compared to the Similar to the MC, the subsidiary MC is a corporate residential or office parcel owners? body with perpetual succession and as such can sue and be sued. It is empowered to collect directly from its Additionally, proper use of the maintenance funds members the maintenance charges and sinking fund. implies keeping organised records of accounts. One issue which will undoubtedly crop up is whether the The subsidiary MC’s members comprise the parcel management body can use money from the maintenance owners of the respective buildings. For example, the fees paid by the retail parcel owners to pay the expenses residential subsidiary MC’s members comprise the parcel incurred to maintain the common property of the owners of the residential building, the office subsidiary residential or office buildings and vice versa. MC’s members comprise the parcel owners of the office building and the retail subsidiary MC’s members The parcel owners can argue stubbornly about these comprise the parcel owners of the retail building. issues. When they reach a deadlock, hostile AGMs or power struggles among the owners will likely happen. Each subsidiary MC must maintain its own maintenance charges and sinking fund accounts for its building, all SUBSIDIARY MANAGEMENT CORPORATIONS of which must be audited annually by an independent Under the SMA and the Strata Titles Act (Amendment), auditor. All these accounts would be consolidated to 2012 (STA), the management corporation (MC) has the form the MC’s accounts which are then presented at the option to form a subsidiary management corporation MC’s AGM. (subsidiary MC) for the different buildings in the strata development. The subsidiary MC enables the parcel THE FORMATION OF SUBSIDIARY MANAGEMENT owners of the respective buildings to form their own CORPORATIONS distinct and separate management corporations which As stated above, the parcel owners of a mixed-use would independently manage and maintain their own development have, through the MC, the option to form building and the common property serving the building. a subsidiary MC. The process to achieve this starts when the MC calls for a general meeting and procures However, it is noted that the parcel owners during the a comprehensive resolution to form the subsidiary MC. period of the Joint Management Body (JMB), which is

| 77 CONTRIBUTOR | HBA

Section 2 of the SMB defines ‘comprehensive resolution’ b) specify each parcel comprised in that special plan as a resolution which: whose proprietors are entitled to the exclusive benefit of the limited common property; and a) is considered at a duly convened general meeting of the management corporation of which at least 30 days’ c) conform with any other details as may be notice specifying the resolution has been given; and prescribed by the Director of Survey. b) at the end of the period of 60 days after the general (3) The management corporation shall make an meeting in paragraph (a) is convened, on a poll, the application in Form 9 for the approval of the Director total of the share units of the parcels for which valid for the issue of certificate of subsidiary management votes are counted for the resolution is at least two- corporation for the designated limited common thirds of the aggregate share units of the parcels of property and shall be accompanied by – all the proprietors who constitute the management corporation at the end of such period. a) such fee as may be prescribed;

LIMITED COMMON PROPERTY b) a copy of the comprehensive resolution together An interesting point about the subsidiary MC is that it with a certificate signed by the Commissioner can designate limited common property for its own use. certifying the receipt of the same filed with him by the management corporation; and Sections 17A (2) and (3) of the STB provide that: c) a special plan prepared under subsection (2) and (2) Limited common property designated by any approved amendments thereto. a comprehensive resolution passed by the management corporation shall – Although the subsidiary MC can designate limited common property for its own use, the limited common a) describe, identify or define the boundaries or property must be identified clearly. Similarly, the parcels area of the limited common property in the whose owners will enjoy exclusive use of the limited special plan; common property must be identified.

78 | CONCLUSION harmoniously as well as practice mutual respect and Generally, in a mixed-use development comprising cordial behaviour towards the varied interests in the residential, office and retail buildings, the MC has the development. option to form three subsidiary MCs, namely, a residential subsidiary MC, an office subsidiary MC and a retail subsidiary MC. It is submitted that through the subsidiary The SMA, though passed by Parliament and gazetted MCs, the interests of the parcel owners regarding last year, has not been implemented as yet. It is the maintenance and management of the mixed-use pending the finalization of the governing Strata development can be resolved in a more formal way. Management Regulations.

However, the formation of the subsidiary MC is a huge Robert Tan has written the book ‘Buying Property matter. It involves getting the consent of at least two- from Developers: What You Need to Know and Do’ thirds of the aggregate share units of the parcels of all published by Sweet & Maxwell. The book is available the parcel owners who constitute the MC as well as the at http://www.sweetandmaxwellasia.com.my. land office. * This article has been contributed to National House Buyers In the absence of a subsidiary MC, parcel owners in Association (www.hba.org.my) towards Education, Information a mixed-use development would have to co-exist and Empowerment.

NATIONAL HOUSE BUYERS ASSOCIATION [HBA] No. 31, Level 3, Jalan Barat, Off Jalan Imbi, 55100, Kuala Lumpur Tel: 603-2142 2225 | 012-334 5676 | Fax: 603-2260 1803 Email: [email protected] | Web Site: www.hba.org.my

| 79 CONTRIBUTOR | AceScube

AreHere areYou some keyHome points to help youLoan-Ready? secure your home loan.

It is often said that for most people, the purchase of least 2 lenders to make sure you’re getting the best deal. their home will be their single greatest expenditure You can get loan with a mortgage broker. and greatest debt in their lifetime. To get a truly great package with great rates, you’ll need not only to shop If you’re applying for a mortgage loan as a couple, the smartly for a mortgage, but also establish yourself as a mortgage lender will check both of your credit reports good credit risk before you apply. and credit scores. The bank reviews your debt, the length of your credit history and current credit activity. HOW DO YOU GET A BETTER HOME LOAN DEAL? Generally lenders in Malaysia will look into applicant’s The best choice for you depends on your personal credit affordability through CCRIS (Central Credit situation, the type of property you want to buy and how Reference Information System) and CTOS (Credit Tip Off the lender’s rates compare within the lending market. Service).

When looking for a lender, don’t settle on the first lender CCRIS & CTOS to offer you a mortgage. Interest rates and fees can vary CCRIS is a computer database of all creditors / widely between lenders, and you’ll need to shop with at borrowers and contains all their credit information.

80 | Mostly financial institutions in Malaysia will submit conditions, you should arrange to sign and return the monthly credit reports of all their creditors / borrowers documents to your mortgage broker or as the lender to the Credit Bureau in Bank Negara Malaysia. All the requests. Remember, you will be entering a legally data will be processed by Bank Negara Malaysia for a binding contract, so be sure to seek advice if there is credit report which can be accessed by any financial anything that you do not understand. institution whenever they require. CCRIS reports will show your total credits, interest charges and other Once you have signed the loan offer, the lender will outstanding charges for all loans that you have with any start to make arrangements to take a mortgage over banks in Malaysia. your property. If you fail to fulfill your obligations under the loan contract, particularly in regards to making CTOS is a credit reporting agency (CRA) regulated scheduled loan repayments, an exhaustive process will under the Credit Reporting Agencies (CRA) Act 2010. apply which will include, as the final step, the lender’s It collates information from various sources to aid the right to sell your property. decision making process. This includes information for summonses and bankruptcy towards individuals or Again, you are advised to keep your good credit scores companies and the information will be registered into at all times, even if you are not planning to finance or their electronic database. refinance any time soon.

CCRIS and CTOS are the initial steps of evaluation that the bank officer from any financial institution takes before your loan application is sent over for approval. It is advisable to at least service your existing loan and credit card payment for a 12-month period with prompt payment before taking any new loan. It helps you get a better credit score.

The lender wants to make sure the borrower has the capacity to repay the debt. So applicants should be prepared to disclose all assets and income, including savings.

PROPERTY VALUATION REPORT A property evaluation or appraisal report is simply that -- the expert opinion of a certified, licensed professional who determines the value of a piece of property. It protects the bank from getting stuck with a property that’s worth less than what they’ve invested. It also protects you from paying too much for a house simply because it was love at first sight. The home appraisal is a no-nonsense factor in a decision that is often emotional for the buyer.

GETTING STARTED WITH YOUR LOAN Once the lender has approved your loan application, they will send you a loan offer letter attached with detailed loan terms and conditions, and obligations of both you and the lender. This is an important legal document that sets out the conditions, including interest rates, which will apply to your loan. It is important that you read this letter carefully and ensure that you understand and agree with the contents. If there is anything that you do not understand or agree with, you should seek advice from your mortgage broker, solicitor or the lender.

When you are happy to proceed with the loan and are confident that you understand and agree to the

This article is contributed by AceScube, which provides training in loan calculation, banking and finance knowledge and other business and communications know-how for entrepreneurs. For more info on AceScube’s BLR Management Service and Customer Appreciation Program log on to: www.acescube.com.my or contact them at (603) 9054 4033 or email them at [email protected].

| 81 CONTRIBUTOR | Chan Ai Cheng

A FlurrySeveral developments of Investmentare converging in Shah Alam Opportunitiesand Klang, making it an ideal investment destination for various real estate sub-sectors. - BY CHAN AI CHENG

At the western part of the Klang Valley, the speculated also contribute to growth in that vicinity. As an indication emergence of a third port at Port Klang, the construction of the impact that the WCE has on real estate, interior of the West Coast Expressway, and the rapid paddy land in , Sabak Bernam rose sharply development that is taking place on multiple fronts in by 24.4%, fetching prices between RM180,000 and Klang and Shah Alam are indications that those locations RM200,000 per hectare, influenced by the proposal of will be the next upcoming property hotspots. the West Coast Expressway.

Media reports have speculated that the development of These developments make Shah Alam and Klang attractive a third port in Port Klang could take place in the future. destinations to invest in for industrial properties. A great This development is an indication that Port Klang could deal of economic activity is anticipated for many years see increasing international sea-based trading activity, ahead, and this is expected to be spurred by increasing and thus, impacting logistics, manufacturing and logistic and manufacturing activity in this region. services industries in Shah Alam and Klang in the future. Major townships, particularly in Shah Alam, are emerging Construction of the 233km West Coast Expressway rapidly, with a population spill-over resulting from the (WCE) has also begun, and upon its completion, it should heart of the Klang Valley to the west of it.

82 | Townships such as Setia Alam, , and i-City A wide range of highways within the vicinity of Klang are rapidly taking form, attracting people from various and Shah Alam have taken form in the past few years, parts of Klang Valley, resulting in huge communities in and residents as well as businesses can enjoy enhanced those areas. Together, Klang and Shah Alam’s populations accessibility through the Shah Alam Expressway have exceeded a million people, according to data from (KESAS), Guthrie Corridor, North-South Highway the Department of Statistics. This strong population (PLUS), Damansara Puchong Highway (LDP), and catchment will help spur the growth of businesses in Federal Highway. this region.

Other highways that are accessible from Klang and Shah increased in the past five years. In the case of average Alam include the Kemuning-Shah Alam Highway (LKSA), rental movements of five storey apartments in Shah Alam North South Central Link Highway (ELITE) and the New and average price movements of four storey shops in Pantai Expressway (NPE). Klang city however, they experienced marginal increases in the past five years. In addition to this, these areas would benefit from enhanced public transportation facilities such as the new Kelana Given the various developments stated above, property Jaya LRT extension line. investors should be selective on the types of properties they want to invest in. Some areas can expect real The future of the property market in Shah Alam and Klang estate price appreciation in the next few years, given the looks promising. According to data from the valuation and convergence of economic activity, population growth, services department, average price and rental of double and the development of various infrastructure projects storey terraced houses in Shah Alam has consistently in the region.

CHAN AI CHENG • General Manager, S. K. Brothers Realty (M) Sdn Bhd • Registered Estate Agent with the Board of Valuers, Appraisers and Estate Agents Malaysia • Certified Residential Specialist, NAR USA • Certified International Property Specialist, NAR USA • Registered Financial Consultant, IARFC * For feedback on this article or any other comments, please email [email protected].

| 83 CONTRIBUTOR | Dato’ Joey Yap

UnderstandingThe terminology may be familiar Feng but what doesShui it actually Audits do?

Before understanding what a Feng Shui audit entails, one of the environment. A Feng Shui audit is thus an essential has to first understand what Feng Shui is. An ancient art process and tool in understanding how the energies in and science originating from China with origins shrouded your living environment affect you. One of the processes in myth and folklore, it dates back at least 3,000 years in an audit or consultation consists of a mathematical although some sources indicate it can be traced as far analysis of the property based on its orientation and the back as 5,000 years ago. The ancient Chinese believed time in which the occupants moved in. The occupants’ that the energies or forces in a land could either make birthdates provide the Gua numbers which are also used or break a kingdom. These energies, known as Qi, are in this analysis to discern what sort of influences are everywhere and permeate everything. It is a natural affecting the property at specific locations at specific phenomenon of the living environment and can be times and what sort of effect it has on every occupant. likened to a flow of energy moving around as well as through the body, forming a cohesive, functioning unit. However, it is important to understand that a Feng Shui As such, it became important to be able to tap and audit is more than just unfurling your house plans and harness the Qi of the living environment in order to help plotting some charts. It is one of the most common one’s endeavours in life. mistakes made by amateur practitioners or enthusiasts. Despite the clichŽ impression of an elderly Chinese Feng Shui was developed for this purpose. It is the gentleman walking around with a “Luo Pan” or Feng art and science of recognising and harnessing Qi by Shui compass, the need for a physical assessment of assessing the quality of life via observations and analyses the property’s external environment by an experienced

84 | practitioner is considered one the most important parts Shui consultant will tell you these objects have more of of an audit. A house plan will not reveal the external a cultural significance rather than any true impact on the features and landforms which will determine the overall flow of Qi in your environment. quality of the Feng Shui of the property. Subtle details of the land, whether they exert a negative or positive What a Feng Shui audit can do for you as well is to influence on the property, can only be evaluated with the actually determine the suitability of a property for its help of the trained expertise of a Feng Shui consultant. occupants. As mentioned earlier, part of the process involves calculations based on the occupants’ Gua Another thing to understand about a Feng Shui audit is numbers to ascertain the sort of influence the overall that it is not the magic bullet for all your problems. At environment of the property may have on them. Bear the same time, not every Feng Shui-related problem can in mind that while a property may allow a specific be fixed as well. Many of those who turn to Feng Shui are occupant to flourish and prosper, it does not mean it will under the misguided impression that it is the miracle cure have equal bearing on everybody else. to their woes. While it may be true that classical Feng Shui is dynamic in nature, it cannot move mountains – This is why a comprehensive Feng Shui audit is both literally and figuratively. Things which are part of important as it will not only cover a physical assessment the external environment, whether natural or man-made, of the environment but also include a complete analysis are most of the time beyond our ability to change or based on three essential things: the house plan, the birth control. In such situations, what a Feng Shui audit can do information of all occupants as well as the occupants’ is actually help devise short-term solutions to counteract questions and point of enquiries relating to the property. negative impacts that any undesirable external features may have on the occupants of the property. A Feng Shui audit may seem like a whimsical luxury for some. In actuality, it is more like an investment Most importantly, do not place your trust in Feng Shui in your future, especially if the property is one you ornaments and knick-knacks. A classically trained Feng intend to stay in. An early audit of the property before purchase would save the potential owner from a whole lot of hardship later on in the event it has poor Feng Shui qualities or if it proves to be a poor match for the occupants. Sometimes it just stems from the reluctance and fear of hearing bad news about your investment or the possibility of other costs it may incur from having to renovate.

Consider this: if you are willing to spend thousands or perhaps even millions on the home of your dreams, then you might as well be in it for the long haul. A comprehensive Feng Shui audit will not only give you and your loved ones some peace of mind but also help you maximise the potential of your property to help you prosper.

Get in touch with Joey Yap Consulting Group at 03–2284 1213 or email [email protected] for a personal property consultation. Make changes and invite harmony as well as a well-balanced outlook to your property today!

Dato’ Joey Yap is the leading Feng Shui, BaZi and Face Reading consultant in Asia. He is an international speaker, bestselling author of over 120 books and master trainer in Chinese Metaphysics. He is also the Chief Consultant of Joey Yap Consulting Group and founder of the Mastery Academy of Chinese Metaphysics.

Joey Yap Research International & Mastery Academy of Chinese Metaphysics 19-3, The Boulevard, Mid Valley City, 59200 Kuala Lumpur, Malaysia. Tel: (603) 2284 8080 | Fax: (603) 2284 1218 Website: www.masteryacademy.com / www.joeyyap.com

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K LATEST DEVELOPMENTS | KLANG VALLEY CONDOMINIUM

9 Project Name: Cristal Residence Location: Cyberjaya, Selangor Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 1,302 - 3,189 sq ft Land Area: 11.4 Acres Total Units/Lots: 350 Expected Date of Completion: August 2016 Developer: Trientel Land Sdn Bhd (Villamas Group) (527011-W) Phone: (603) 8320 9988 / (6012) 538 8133

Project Name: Faber Antara Condominium Location: Kuala Lumpur Property Type: Condominium Land Title: Residential Tenure: Freehold Built Up: 943 - 1,986 sq ft Land Area: 2.5 acres Total Units/Lots: 255 Expected Date of Completion: Q3 2016 Developer: Faber Union Sdn Bhd Phone: (603) 4265 7700 & (6019) 333 5665 Fax: (603) 4265 7733 Website: www.faberantara.com.my

Project Name: Flexus @ Jalan Kuching Location: Jalan Kuching, Kuala Lumpur Property Type: Signature Suites Land Title: Commercial Tenure: Freehold Built Up: 477 - 914 sq ft Land Area: 1.1 acre Listing Price: From RM380,900 Expected Date of Completion: 2017 Developer: OCR Land Holdings Sdn Bhd (181143-V) Phone: (603) 7710 1000

Project Name: Verdi eco-dominiums Location: Symphony Hills, Cyberjaya, Selangor Property Type: Condominium Land Title: Residential Tenure: Freehold Land Area: 9.156 acres Built Up :700 - 1,442 sq ft Listing Price: From RM451,800 - RM1,045,800 Expected Date of Completion: Dec 2016 Developer: Symphony Hills Sdn Bhd (347800-M) Phone: 1 300 888 555 (Sales Hotline) Fax: (603) 8318 3442

90 |

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PROPERTY Bangi, 2-sty Terrace/ Link House, SALE, BELOW RM500K RM 480,000, 4r3b, BU1750sqf, LA1750sqf, zarul, RESIDENTIAL , Garden 016-366 0053, , Semarak Penaga Ampang, Megan Park Condo , Bandar Sungai UP2886169 condominium, Taman Raintree, COMMERCIAL Ambassy,Ambassy Business Long , Condominium, SALE, Batu Caves, Condominium, Park, Office, SALE, RM RM 358,000, 3r2b, BU883sqf, SALE, RM 355,000, 3r2b, 350,000, BU742.71sqf, Chua Teammy Lee, 6016-976 8698 / BU926sqf, Steven Lee, 016-700 GS, 012-631 1913, UP2460666 6019-698 7777, UP2865825 0300, UP2919643

Batu Caves, TAMAN SRI , 2-sty Terrace/Link GOMBAK FASA9, sri gombak House, SALE, RM 270,000, batu caves, 2-sty Terrace/Link 3r2b, BU1400sqf, LA1400sqf, House, SALE, RM 430,000, zarul, 016-366 0053, 3+1r3b, LA14 x 60sqf, Ryan Tan, UP2904701 6017-603 9866, UP2749812

Bukit Jalil, Jalil Damai Damansara Damai, One Beranang, Bandar Rinching, 2-sty Terrace/Link House, SALE, Apartments, Condominium, Damansara, Condominium, Cyberjaya, Sawtelle, Duplex, SALE, RM 490,355, 1r2b, SALE SALE RM 260,000, 3r3b, BU1300sqf, CK Lim or TF Lee, 012-252 , RM 400,000, 3r2b, , RM 388,000, 3r2b, BU710sqf, Jack Ng, 6010-285 1980, UP2938304 BU935sqf, Daniel Tang, 6017- BU986sqf, Eric Chee, 6012-674 8089 / 016-320 6950, UP1392566 202 0008, UP2666670 6228, UP2950237

Jalan Klang Lama, Brem Park Condominium, Jalan Klang Lama,sri petaling, Condominium, SALE, RM 330,000, 3r2b, , Empire BU905sqf, Kelvin Jalan Klang Lama, Gemilang Damansara, Service Apartment, Lim, 6017-252 2981, Indah, Taman Shanghai, SALE, RM 305,000, 1r1b, UP2784808 Condominium, SALE, RM BU345sqf, Stoy Chong, 468,000, 3r2b, BU1140sqf, 6016-302 0123 / 012-397 2216, Daniel Tang, 6017-202 0008, UP2904832 UP2948088

Klang, jln samarinda , taman Kepong, Plaza Medan Putra, Klang, port klang, 2-sty Kuchai Lama, Desa Gembira, mewah jaya klang, 1-sty Condominium, SALE, RM Terrace/Link House, SALE, RM Klang lama, Condominium, Damansara Heights, 10 Semantan Suites, Condominium, SALE, Terrace/Link House, SALE, RM 450,000, 3+1r2b, BU918sqf, 468,000, 4+1r3b, LA20x80sqf, SALE, RM 430,000, 3r2b, RM 500,000, 2r2b, BU980sqf, Dave, 012-334 6474, UP996206 220,000, 4r2b, LA20x65sqf, Elaine Chay, 6017-900 0669, Evon Ea, 016-770 9994, BU1300sqf, Daniel Tang, 6017- Evon Ea, 016-770 9994, UP2928011 UP2933352 202 0008, UP2664166 UP2940265

Petaling Jaya, 2-sty Terrace/Link House, SALE, RM 500,000, 3+1r3b, LA1650sqf, Francis koo, 019-281 Old Klang Road, Pangsapuri 2120, UP2952268 Puchong, Casa Tropika, Batu Puchong, Sri Sunway Sentul, Viva Residency, Off Tulin, Apartment, SALE, RM 14, Condominium, SALE, RM Apartment, Apartment, SALE, Jalan Ipoh, Condominium, 239,000, 3r2b, BU822sqf, 433,000, 3r2b, BU1006sqf, RM 262,000, 3r2b, BU832sqf, SALE, RM 500,000, 2r2b, Daniel Tang, 6017-202 0008, Quennie Ching, 6012-609 1088, Daniel Tang, 6017-202 0008, BU840sqf, Steven Lee, 016-700 UP2641723 UP2923209 UP2641832 0300, UP2907319

Seri Kembangan, Parc @ One , Parc @ One South, Condominium, SALE, South, Condominium, SALE, RM 480,000, 3r2b, BU1021sqf, RM 490,000, 3r2b, BU1065sqf, Steven Lee, 016-700 0300, Steven Lee, 016-700 0300, UP2914779 UP2914788

Setapak, Genting Court Setapak, Platinum Lake PV12, Condominium, Taman P Serdang, Putra Indah Condominium, Seri Kembangan, Condominium, RENT, RM Semenyih, Service Apartment, SALE, RM 180,000, Studior1b, Ramlee,, Apartment, SALE, Condominium, SALE, RM 449,000, 4r3b, BU1660sqf, Isaac, 490,000, 3r2b, BU1207sqf, BU450sqf, Tieh BH, 012-236 2320 / 03-9130 1311, UP2871097 RM 276,000, 3r2b, BU850sqf, 6012-289 4883, UP2278440 LA1207sqf, Steven Lee, 016-700 Grace Ng, 019-332 0613, 0300, UP2726353 UP2863288

| 95 CLASSIFIEDS SECTION

Setapak, Platinum Lake PV12, Shah Alam, Akasia Apartment, Condominium, SALE, RM Setia Alam, Flat, SALE, RM 490,000, 3r2b, BU1207sqf, 313,000, 3r2b, BU830sqf, Cindy, LA1207sqf, Steven Lee, 016-700 0123759865, UP2939693 0300, UP2726362

Sri Damansara, Paradesa , Aman Putri Ph@ Tropica, , se 1B, 2-sty Terrace/Link House, Shah Alam, Pangsapuri Perdana, Apartment, SALE, RM Condominium, SALE, RM Shah Alam, VISTA ALAM, section 14, Soho, SALE, RM 412,000, SALE, RM 495,000, 4r3b, 238,000, 3r2b, BU850sqf, LA-sqf, Lee Thai Chung, 012-386 468,000, 3r2b, BU1120sqf, 2r2b, BU714sqf, LA714sqf, JH Ong, 6012-482 5955, UP2089999 BU1694sqf, LA20x70sqf, Susan 5181, UP1439309 Grace Ng, 019-332 0613, Lai, 6012-302 5406, UP2732576 UP2540033

PROPERTY @ KLANG VALLEY

RESIDENTIAL , Canting, Alam Alam Impian, TTDI Alam Ampang Hilir, Mutiara , Saville @ Impian, Seksyen 35, 2-sty Impian, Shah Alam, 2-sty Aman Perdana, Klang, Semi- Upper East Condominium, Melawati, Condominium, SALE, COMMERCIAL Terrace/Link House, SALE, RM Terrace/Link House, SALE, RM detached House, SALE, RM Condominium, SALE, RM RM 500,000, 3r2b, BU901sqf, 1,450,000, 3+2r6b, BU3640sqf, 750,000, 4r3b, BU2200sqf, 775,000, 4r3b, LA32x75sqf, 1,950,000, 4+1r6b, BU3847sqf, Dino Lee, 012-222 1427, LA5500sqf, Hazlan, 6017-514 LA1600sqf, Steven Heng, 016- Tan, 0186332038, UP2974426 Jessica Ng, 6012-392 9116, UP2951442 1600, UP2908072 265 9498, UP2839278 UP2718239

Ambang Botanic, Ampang Hilir, D-Villa Ambang Botanic 2 Residences Holiday ENYA , 2-sty Terrace/ Villa Apartment Link House, SALE, Suites, Condominium, RM 1,380,000, RENT, RM 1,400, 4+1r4b, BU2382sqf, Studior1b, BU250sqf, LA4120sqf, Elaine Jennifer OON, Teng, 012-282 8104, 6012-378 8304, Ampang, Ampersand @ Kia Ampang, Ampersand @ Kia UP2928687 UP2505955 Peng, Condominium, RENT, Peng, Condominium, SALE, RM RM 11,500, 3+1r4b, BU2613sqf, 2,874,300, 3+1r4b, BU2613sqf, Joanne Teh, 016-222 5689, Joanne Teh, 016-222 5689, UP2935341 UP2917513

Ampang, Impiana Ampang, Ampersand on the Waterfront, @ Kia Peng, Condominium, RENT, Condominium, SALE, RM 5,500, 4+1r, RM 2,874,300, 3+1r4b, BU2000sqf, Kung BU2613sqf, Joanne Wong, 6013-202 Teh, 016-222 5689, 0408 / 6016-202 Ampang, Beverly Heights UP2935352 0739, UP849512 , Semi-detached House, Ampang, M Suites, SALE, RM 2,800,000, 6+1r7b, Condominium, RENT, RM BU4919sqf, LA40x80sqf, 2,300, Studior1b, BU502sqf, Ms Bilman Chin Jackson EE,6013- Choo, 0129016202, UP2909395 776 8850, UP1275252

Ara Damansara, Ara Hill Ampang, TAMAN TAR, Ara Damansara, Pacific Place, , One Amerin Condominium, Petaling Jaya, Bungalow House, SALE, RM Condominium, SALE, RM Residence, Service Apartment, Condominium, SALE, RM 4,000,000, 5+1r7b, BU6338sqf, 560,000, 2r2b, BU864sqf, SALE, RM 587,481, 3+1r2b, 1,320,000, 3+1r5b, BU1916sqf, LA7653sqf, Alice Wong, 012- Maggie Cheong, 6012-900 BU1252sqf, Jason Chen, 6016- Elaine Chay, 6017-900 0669, 335 1000, UP2947561 9172, UP2618939 331 7546, UP2827118 UP2078615

Balakong, Taman Impian Ehsan,Impian Ehsan, Taman Setia Balakong,Selesa Jaya, Shop, SALE, RM 1,490,000, 6r6b, BU5100sqf, LA22x80sqf, Terence Tih, 017-668 2669, Ara Damansara, Oasis Ara Damansara, Penthouse, SALE, RM UP2692889 3,800,000, 4+1r6b, BU5030sqf, Nelson Wong, 012-207 0021, UP2905576

Bandar Menjalara, Bandar Bukit Tinggi, klang, Bandar Kinrara, 2-sty Terrace/ MENJALARA 18 Bandar Menjalara, Office, Semi-detached House, RENT, Link House, SALE, RM Bandar , 2.5-sty Terrace/Link House, SALE, RM CONDOMINIUM, SALE, RM SALE, RM 6,500,000, RM 1,700, 4+1r4b, BU3429sqf, 1,180,000, 5r3b, BU2600sqf, 1,400,000, 6+1r6b, BU3500sqf, LA46*75sqf, Alwin Ling, 6017- 830,000, 4+1r3b, BU1635sqf, Mr BU11000sqf, Leow, LASelangorsqf, eric, LA24 X 80sqf, Ms. Chong, 570 0881, UP2580675 Joannes Lim, 6012-324 8239 / 0192364788, UP2927243 0162152672, UP2915007 0122101359, UP2903943 6012-773 8239, UP2272282

96 | CLASSIFIEDS SECTION

Bandar Puteri Bandar Sungai Puchong, Jalan Puteri Long, Suria Villa@ 6, Ixora, Bandar Puteri SG LONG, Bungalow Puchong, Puchong, House, SALE, Puchong, 2-sty RM 3,200,000, Terrace/Link House, 7r9b, BU5292sqf, SALE, RM 1,600,000, LA5048sqf, Bilman 4+2r4b, BU3000sqf, Bandar Sungai Long, Sl2 Chin Jackson EE, LA3072sqf, JJ , Office, Bandar Sungai Long, 2-sty 6016-203 3226 / Chiang, 6014-622 SALE, RM 2,250,000, 6b, Terrace/Link House, SALE, RM 6013-776 8850, 8517, UP2895657 BU4950sqf, LA22x75sqf, Hoh, 990,000, 4r3b, LA3038sqf, UP2589219 60199933633, UP2932461 Teammy Lee, 6016-976 8698 / 6019-698 7777, UP2508567

Bandar Sungai Long, Suria Villa@ SG LONG, Semi- detached House, SALE, RM 1,680,000, 6+1r8b, BU4337sqf, LA40x80sqf, Bilman Chin Jackson EE, Bandar Sungai Long, Taming Bandar Sungai Long, Taming 6016-203 3226 / Indah Bandar Sungai Long, Mutiara, Semi-detached House, 6013-776 8850, Semi-detached House, SALE, RM 1,400,000, 5+1r6b, UP2588854 SALE, RM 1,430,000, 5r5b, BU3300sqf, LA40x80sqf, LA40x97sqf, Teammy Lee, Teammy Lee, 6019-698 7777, 6019-698 7777, UP2382835 UP2329287

Bangi, UKM, KTM ,Bagi, Kajang,, UKM, 3-sty Terrace/Link House, SALE, RM 678,900, 5+1r5b, BU3090sqf, LA20 x 75sqf, Tracy Tan, 6019-269 6657, UP2961756 Bandar Utama, Bandar Utama 1, Selangor, 2-sty Terrace/Link House, SALE, RM 2,300,000, 6r4b, LA3900sqf, K.K Wong, 6012-661 1631, UP2917142

Bangsar, Bukit Pantai, Bungalow House, SALE, RM 8,000,000, 8r10b, BU7790sqf, LA12130sqf, Abdul Wahid Abu Bakar, 012-212 2057, Bangsar, The Loft, Bangsar, Tivoli Villas, UP1348211 SALE SALE Bangsar, Bangsar Aman, Apartment, SALE, RM 16,000,000, Condominium, , RM Condominium, , RM Dave, 012-334 6474, UP1437113 4,000,000, 4+2r5b, BU4111sqf, 1,325,000, 3+1r3b, BU1894sqf, Agnes Liew, 6012-320 8893, Lim Guat Im, 012-228 1515, UP2669954 UP2955539

Bukit Bintang, Seri Bukit Ceylon, Bukit Ceylon, Condominium, RENT, RM 3,600, 1r1b, BU640sqf, Kung Wong, 6013-202 Beranang, semenyih, beranang, Bukit Bintang, Pavilion Bukit Bintang, Pavilion , Agricultural Land, 0408 / 6016-202 kesuma lake, rinching, Industrial Residences, Condominium, Residences, Condominium, SALE, RM 1,440,000, LA3sqa, 0739, UP849532 Land, SALE, RM 4,878,720, RENT, RM 9,000, 2r2b, SALE, RM 6,109,200, 3+2r4b, Lee Ah Ping, 6019-263 5513, LA1.6sqa, Jitco Chin, 012-361 BU1234sqf, Ms Yen, BU3394sqf, Agnes Liew, 6012- UP2919312 3999, UP2185655 0193207299, UP2905231 320 8893, UP2501117

Bukit Jalil , Bandar Kinrara Bukit Jalil, Green Avenue Bukit Jalil, Kiara Residence, Cheras, Alam Damai, 2-sty 2, Semi-detached House, Condominium, Condominium, Condominium, RENT, RM Terrace/Link House, SALE, RM SALE , RM 2,290,000, 4r4b, SALE, RM 590,000, 3+1r2b, 1,500, 3r2b, BU1050sqf, 980,000, 4r3b, BU3300sqf, BU3176sqf, LA5990sqf, Thomas BU1080sqf, Ms Chew, Bonnie Chong, 6016-251 1012, LA44x75sqf, Dester Yap, 6010- Chin, 012-331 3827 / 017-255 0123968806, UP2909121 UP2557460 895 9988, UP2285893 5638, UP2369691

Bukit Jalil, KM1, Condominium, RENT, RM 2,500, 3r2b, BU1335sqf, Faye Ng, 016-288 8221, UP2962572

Cheras, D’Infiniti, 2-sty Terrace/ Link House, SALE, RM 1,070,000, 4+1r4b, BU2500sqf, LA24x75sqf, Lau, 6010-366 9320, Cheras, Alam Damai, Damai Rasa, Damai Jasa, 2-sty Terrace/ UP2478424 Bukit Jalil, KM1, Condominium, SALE, RM 880,000, 3r2b, Link House, SALE, RM 1,400,000, 5r5b, BU4468sqf, LA6265sqf, BU1335sqf, Faye Ng, 016-288 8221, UP2962544 Max Loo, 6012-2762728 / 6019-551 5566, UP2926918

| 97 CLASSIFIEDS SECTION

Cheras, bandar sungai long,mahkota cheras,cheras, Cheras, CornerUnit, One Lagenda, Kuala Lumpur, Bungalow Cheras, Damai Bistari, Alam Damai, Damai Rasa, 2-sty Terrace/ 2-sty Terrace/Link House, SALE, RM 1,100,000, 4r4b, House, SALE, RM 4,600,000, 6+1r7b, BU6300sqf, LA9700sqf, Link House, SALE, 4r3b, BU2800sqf, LA3160sqf, Max Loo, LA20x20x70sqf, Sherry Ooi, 6018-246 9945, UP2491586 Alwin Ling, 6017-570 0881, UP2238888 6012-2762728 / 6019-551 5566, UP2860639

Cheras, Mahkota Cheras, 3-sty Cheras, Cheras Sentral Mall, Terrace/Link House, SALE, RM Plaza Phoenix, Shop, RENT, 900,000, 4+1r5b, BU1650sqf, RM 3,000, Lee, 0123515273, LA22x75sqf, Cannice You, 6012- UP2561462 295 5030, UP2789123

Cheras, Green Acre Park Cheras, Damai Rasa, Alam Damai, Damai impian, 2-sty Cheras, Green Terrain, Apartment, Apartment, RENT, Cheras, lake valley , Semi-detached House, SALE, RM Terrace/Link House, SALE, RM 1,500,000, 7r6b, BU4600sqf, Condominium, RENT, RM 1300, RM 1,000, 3r2b, BU1012sqf, 1,500,000, 6r6b, BU2963sqf, LA40x80sqf, Gary Khoo, 6016- LA56X75sqf, Max Loo, 6012-2762728 / 6019-551 5566, 4r3b, BU1368sqf, Garry Loke, Jacky Cheng, 014-622 6629, 338 8990, UP2527227 UP2829961 0123289976, UP2904689 UP2880050

Cheras, Midah Harmoni, Taman Cheras, Pertama Residency, Midah, Bungalow House, Serviced Residence, RENT, SALE, RM 3,000,000, 4+1r6b, RM 1,600, Studior1b, BU610sqf, BU6000sqf, LA8200sqf, Jimmy Dexter Teo, 6013-838 8908, Yee, 6016-985 8383 / 6012-362 UP2684242 3636, UP2916820

Cheras, / Perdana Heights, Bungalow House, SALE, 6+1r7b, BU6000sqf, LA8256sqf, James Yee, 6012-382 9391, UP2082149 Cheras, putri jaya , cartoon house, 3-sty Terrace/Link House, Cheras, Sommerset @ Jalan Cheras, Townhouse, SALE, RENT, RM 1,200, 4r5b, BU1200sqf, LA14x55sqf, Gary Khoo, RM 678,000, 4+1r3b, BU2464sqf, GC LIM, 6013-218 7171, 6016-338 8990, UP2880396 UP2798635

City Centre, Setia SKY Residences, City centre, Condominium, City Centre, Setia SKY Residences, KL City Centre, City Centre, Desa Angkasa, Condominium, SALE, RM SALE, RM 950,000, 2r1b, BU1055sqf, LA1055sqf, Randy Chua, Condominium, RENT, RM 4,000, 2+1r3b, BU1055sqf, LA1055sqf, 1,000,000, 2r2b, BU1280sqf, Dave, 012-334 6474, UP1066805 6012-210 7688 / 6012-212 8699, UP2276994 Randy Chua, 6012-210 7688 / 6012-212 8699, UP2313786

98 | CLASSIFIEDS SECTION

Cheras, You Vista, Flat, Cheras, You Vista, Serviced SALE, RM 706,034, 2+1r2b, Residence, SALE, RM 600,000, BU1073sqf, PK Yeo, 6014-288 1r1b, BU761sqf, Ginnz Chan, 1168, UP2924656 6012-972 7137, UP2724079

City Centre, Setia SKY Residences, Kuala Lumpur, City Centre, Setia SKY Residences, Kuala Lumpur, Condominium, RENT, RM 3,500, 1r1b, BU904sqf, LA904sqf, Condominium, RENT, RM 4,600, 2+2r2b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2313203 Randy Chua, 6012-210 7688 / 6012-212 8699, UP2012838

City Centre, Setia SKY Residences, Kuala Lumpur, Condominium, RENT, RM 5,000, 2+2r3b, BU1281sqf, LA1281sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2463671

City Centre, Setia SKY Residences, Setia SKY Residences, City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, RENT, RM 4,700, 2+2r2b, BU1313sqf, LA1313sqf, Condominium, RENT, RM 5,500, 2r2b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2762580 Randy Chua, 6012-210 7688 / 6012-212 8699, UP2614816

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, RENT, RM 6,180, 2r2b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2010824

City Centre, Setia SKY Residences, Setia SKY Residences, City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, SALE, RM 1,150,000, 2+2r3b, BU1313sqf, Condominium, SALE, RM 1,188,000, 2+2r3b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2419790 UP2327589

City Centre, Setia SKY Residences, Setia SKY Residences, Condominium, SALE, RM 1,210,000, 2+2r3b, BU1313sqf, LA1313sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP272743

City Centre, Wisma Cosway, Cyberjaya, CYBER HEIGHTS City Centre, Setia SKY Residences, Setia SKY Residences, City Centre, Setia SKY Residences, Setia SKY Residences, City Center, Apartment, SALE, VILLA, Flat, SALE, RM 680,000, Condominium, SALE, RM 1,378,000, 3+1r3b, BU1378sqf, Condominium, SALE, RM 1,390,000, 3+1r3b, BU1701sqf, RM 1,999,000, 3r2b, BU1980sqf, 4+1r2b, BU1902sqf, SK Ow, LA1378sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, LA1701sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, Bryan Yap, 016-209 3418, 0123716539, UP2450081 UP2250752 UP2308295 UP679416

| 99 CLASSIFIEDS SECTION

Country Heights, Kajang, Bungalow House, Country Heights, Country Heights Kajang, Bungalow House, Country Heights, Country Heights Kajang, Bungalow House, SALE, RM 4,000,000, 7+r9b, BU10000sqf, LA10000sqf, GC SALE, RM 5,100,000, 7+1r9b, BU10500sqf, LA10000sqf, GC SALE, RM 5,500,000, 7+1r9b, BU9000sqf, LA18600sqf, GC LIM, 6013-218 7171, UP2797802 LIM, 6013-218 7171, UP2798228 LIM, 6013-218 7171, UP2797925

Cyberjaya, Serin Residency, Cyberjaya, Serin Residency, Condominium, SALE, RM Condominium, RENT, RM 505,000, 3r2b, BU1151sqf, Yap 2,000, 3r2b, BU1151sqf, Lau, KS, 012-626 8238 / 012-311 0192123580, UP2915762 6893, UP2934306

Cyberjaya, Serin Residency, Cyberjaya, Symphony Country Heights, Country Heights Kajang, Bungalow House, Cyberjaya, D’Pulze Cyberjaya, Condominium, RENT, RM 1,500, Condominium, SALE, RM Hills, Twin Villas, SALE, RM SALE, RM 8,280,000, 8+r10b, BU17000sqf, LA17190sqf, GC LIM, 1r1b, BU558sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, 638,000, 3r2b, BU1303sqf, 2,350,000, 5+1r6b, BU5661sqf, 6013-218 7171, UP2798381 UP2935746 Vincent, 0162182334, Celine Chiak, 6016-618 5968, UP2930715 UP2824645

Damansara Heights, Bukit Damansara Heights, Bungalow Damansara Heights, Jalan Ipoh, Rivercity Damansara, 1-sty Terrace/ House, SALE, RM 5,500,000, Bungalow House, SALE, RM Condominium, Condominium, Link House, RENT, RM 4,500, 4+1r3b, BU3500sqf, LA5987sqf, 5,500,000, 4+1r5b, BU4000sqf, SALE, RM 630,000, 3+1r3b, 4r4b, LA3500sqf, Adrian, Agnes Liew, 6012-320 8893, LA5808sqf, Agnes Liew, 6012- BU1518sqf, Pegky Yap, 6012- 0122206575, UP2904793 UP2589945 320 8893, UP2840699 304 5518, UP1807261

Cyberjaya, Shaftsbury Square, Serviced Residence, RENT, RM 4,500, 3r3b, BU1373sqf, LA1373sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, UP2396653

Jalan Klang Lama, United Garden , Semi- detached House, SALE, RM 3,000,000, 5+1r3b, LA8273sqf, Francis koo, 019-281 2120, UP2851179 Damansara Perdana, Ritze Perdana 1, Serviced Residence, Glenmarie, GLENMARIE RESIDENCE, Bungalow House, SALE, RENT, RM 1,300, Studior1b, BU406sqf, RAYMOND TAN, 016- RM 4,700,000, 5+1r7b, BU6000sqf, LA8300sqf, Chua GS, 012- 306 0555 / 019-306 0555, UP1063710 631 1913, UP2875300

Kajang, Mega Industrial Park, Jalan Klang Lama, Serviced Jalan Kuching, Sri Putramas III , Agricultural Jalan Kuching, Sri Putramas, Kajang, Evergreen Park, Bandar Teknology Kajang, Residence, SALE, 3r2b, / Royal Regent, Condominium, Land, SALE, RM 3,000,000, Condominium, RENT, RM 1,800, Condominium, RENT, RM 1,100, Semi- D factory, SALE, RM BU909sqf, LA645-909 sf.sqf, SALE, RM 760,000, 3r2b, BU108900sqf, LA165x660sqf, 3r2b, BU1050sqf, Mark Lau, 3r2b, BU1152sqf, Jacky Cheng, 4,430,000, 4b, BU12000sqf, Allad Yap, 012-383 9550, BU1200sqf, Raymond Ng, 6016- Lee Ah Ping, 6019-263 5513, 6013-380 8203, UP2801102 014-622 6629, UP2852528 LA19400sqf, Marcus Loo, 6016- UP2862535 259 0085, UP1893485 UP2874266 607 5050, UP2945224

100 | CLASSIFIEDS SECTION

Kajang, jade hill kajang, Semi-detached House, SALE, RM Kajang, , 2-sty Terrace/Link House, SALE, RM Kajang, Ros Residence, Taman Desa Ros, Zero-Lot Bungalow, 1,800,000, 5r4b, BU3529sqf, LA45x90sqf, Gordon Woong, 550,000, 4r3b, BU1400sqf, LA1400sqf, CK Lim or TF Lee, 012- SALE, RM 1,880,000, 8r8b, BU4289sqf, LA52x66sqf, Y.H.Chong, 017-313 1618, UP2531064 252 8089 / 016-320 6950, UP1905540 6012-343 8000, UP1459324

Kajang, SG RAMAL DALAM, Bungalow House, SALE, RM , Kelana D’Putera, SALE 2,300,000, 5r4b, BU3640sqf, Petaling Jaya, Flat, , RM LA10194sqf, HALIMHAZIRAH, 520,000, 4r2b, BU1148sqf, Ting, 0132063105, UP2939814 0192618751, UP2938568

Kepong, TAMAN BUKIT Kepong, Taman Wangsa Permai, 2-sty Terrace/Link Kajang, Taman Jelok Impian, Saujana Impian, 2-sty Terrace/ Kajang, Sungai Ramal Luar, Bungalow House, SALE, RM MALURI, 1.5-sty Terrace/Link SALE House, SALE, RM 880,000, Link House, RENT, RM 1,400, 4r3b, BU1400sqf, LA1400sqf, CK 1,250,000, 4+1r5b, BU3500sqf, LA2561sqf, Hafeez, 016-383 House, , RM 1,350,000, 4r3b, LA20x75sqf, Raymond Lim or TF Lee, 012-252 8089 / 016-320 6950, UP2053381 6643, UP2955586 4r3b, BU2000sqf, LA22x180sqf, Mr Joannes Lim, 6012-324 8239 Chiam, 6019-322 4844, / 6012-773 8239, UP2928588 UP2908566

KL City, Meridian M 101, Bukit KL City, Suasana Bukit Ceylon KL City, Bintang Fairlane Keramat, Gurney Heights, Bintang, Serviced Residence, / Raja Chulan Residences, Residence, Condominium, Condominium, RENT, RM 1,800, SALE, RM 573,000, Studior1b, Condominium, RENT, RM RENT, RM 3,000, 1r1b, 1r1b, BU500sqf, Coco Lee, BU407sqf, Stan Wong, 6012- 8,500, 3r3b, BU1604sqf, BU570sqf, Bryan Yap, 016-209 6019-279 9438, UP2950340 375 5399 / 6010-369 9355, Cityspace Properties, 012-390 3418, UP2795107 UP2936551 7902, UP2910620

Klang, Agricultural Land, SALE, RM 800,000, LA2sqa, Lee Ah Ping, 6019- 263 5513, UP2168307 Klang, bukit tinggi one Klang, Ambang Botanic, Semi- bandar botanic klang, 2-sty detached House, SALE, RM Keramat, gurney, Bungalow House, SALE, RM 3,200,000, 5r5b, Terrace/Link House, SALE, RM 1,950,000, 6r5b, BU3200sqf, BU6230sqf, LA3500sqf, Dave, 012-334 6474, UP1389411 1,380,000, 5r5b, LA52x75sqf, LA40x80sqf, Firjan Wong, Evon Ea, 016-770 9994, 6012-282 6509, UP2731901 UP2897786

Klang, taman pelabuhan KLCC, Binjai 8, KL City Centre, Klang, Pelangi Heights, ,taman sri pelabuhan, 2.5-sty KLCC, Corinthian, City Centre, Condominium, SALE, RM Condominium, SALE, RM 1,250, Terrace/Link House, SALE, RM Condominium, RENT, RM 1,127,000, 1r2b, BU761sqf, 3r2b, BU1170sqf, Selina Wong, 528,000, 5+2r3b, BU2042sqf, 3,500, 2+1r2b, BU1500sqf, JILLIAN WOON, 6012-776 016-252 2725, UP2861509 LA20x60sqf, Lee Thai Chung, Dave, 012-334 6474, UP603520 9573, UP2900311 012-386 5181, UP2844452

KLCC, Dedaun Condominium, Condominium, SALE, RM 6,985,440, 4+1r4b, BU7128sqf, Kelvin Chee, 6012-339 KLCC, Hampshire Residences, 3608, UP2886681 KLCC, Quadro Residences, Kuala Lumpur City Centre, Condominium, RENT, RM Condominium, SALE, RM KLCC, Binjai Residency, KL City Centre, Condominium, RENT, RM 8,000, 3+1r3b, BU2096sqf, Dave, 012-334 6474, UP1636077 9,500, 3+1r4b, BU1804sqf, 1,500,000, 2+1r2b, BU1270sqf, Lee Huey, 010-226 9609, Theresa Lau, 019-327 5285 / UP2946669 7981 9288, UP1943734

| 101 CLASSIFIEDS SECTION

KLCC, Menara HLA @ www.KLCC-Office.com, intermark, vista, KLCC, myHabitat, City Centre KLCC, Serviced Residence, KLCC, Soho Suites @ KLCC, Jalan , Condominium, RENT, integra, citibank, osk, Office, RENT, RM 17,108, BU2444sqf, RENT, RM 4,000, 2r1b, BU850sqf, Henry Lim, 6017-698 8618, RM 3,400, 1+1r1b, BU610sqf, Calvin Koo, 6016-621 2266 / 6016- Daniel Leong, 6017-377 9545, UP2709916 UP2952673 982 2688, UP2925548

KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, RM 3,500, 1+1r1b, BU610sqf, Calvin Koo, 6016-621 2266 / 6016- RM 3,800, 1+1r1b, BU610sqf, Calvin Koo, 6016-621 2266 / 6016- RM 4,500, 2+1r2b, BU805sqf, Calvin Koo, 6016-621 2266 / 982 2688, UP2925518 982 2688, UP2925545 6016-982 2688, UP2925552

KLCC, The Meritz KLCC, KLCC KLCC, The Meritz, Down Town Kuala Lumpur, Condominium, RENT, RM Condominium, SALE, RM 6,500, 2+1r4b, BU1200sqf, 1,764,100, 2r2b, BU1357sqf, Vincent, 6012-375 8822, LA1410sqf, Catherine Wong, UP2925219 +6596589349, UP2713647

KLCC, The Pearl KLCC, KL, KLCC, Troika condominium, KLCC, Soho Suites @ KLCC, Jalan Perak, Condominium, RENT, Condominium, SALE, RM kuala Lumpur, Condominium, KLCC, Vipod Suites, Jalan Kia Peng, Serviced Residence, RENT, RM 4,800, 2+1r2b, BU813sqf, Calvin Koo, 6016-621 2266 / 6016- 3,500,000, 3+1r4b, BU3109sqf, SALE, RM 3,450,000, 3r5b, RM 4,000, 1+1r1b, BU635sqf, Calvin Koo, 6016-621 2266 / 6016- 982 2688, UP2925557 Michelle Tan, 6012-770 6671, BU2347sqf, Ivonne Salas, 982 2688, UP2579901 UP1924553 0162634924, UP2951751

KLCC, Vipod Suites, Jalan Kia Peng, Serviced Residence, RENT, KLCC, Vipod Suites, Jalan Kia Peng, Serviced Residence, RENT, KLCC, Vipod Suites, Jalan Kia Peng, Serviced Residence, RENT, RM 4,500, 1+1r1b, BU635sqf, Calvin Koo, 6016-621 2266 / 6016- RM 6,500, 2+1r2b, BU1299sqf, Calvin Koo, 6016-621 2266 / RM 7,800, 2+1r2b, BU1299sqf, Calvin Koo, 6016-621 2266 / 982 2688, UP2579992 6016-982 2688, UP2580045 6016-982 2688, UP2580114

102 | CLASSIFIEDS SECTION

Kota Damansara, I Residence, Petaling Jaya, Condominium, RENT, RM 1,850, 2+1r2b, BU1000sqf, Kota Damansara, Damansara Ken Tan, 6016-870 Kota Damansara, section Kota Damansara, section Kota Damansara, 2-sty Villa, section 9, Semi- 6388, UP2950122 9, Semi-detached House, 9, Semi-detached House, Terrace/Link House, SALE, RM detached House, SALE, RM SALE, RM 2,450,000, 4+1r3b, SALE, RM 2,450,000, 5+1r3b, 1,600,000, 4r3b, BU3000sqf, 2,450,000, 4+1r3b, BU3200sqf, BU3200sqf, LA5300sqf, BU3200sqf, LA5300sqf, LA4337sqf, Chua GS, 012-631 LA5300sqf, Pinky Choong, 010- Pinky Choong, 010-435 2318, Pinky Choong, 010-435 2318, 1913, UP2839394 435 2318, UP2226014 UP2226036 UP2058844

Kota Kemuning, Prima Impian, Kemuning Utama, Jalan Kemuning Prima 33/51B, 2-sty Terrace/Link House, SALE, RM 1,200,000, Kota Kemuning, Eria 109 Hill 4r3b, BU1842sqf, Kota Kemuning, KK Hills, Kota Kemuning, Lagoon Kota Kemuning, , Side Manor, KK Hills, Bungalow LA5177sqf, Alicia Bungalow House, SALE, RM Suites, Condominium, SALE, Residential Land, SALE, RM House, SALE, RM 3,980,000, Chan, 012-611 9096, 6,900,000, 5+1r7b, BU5056sqf, RM 580,000, 2r2b, BU900sqf, 1,891,845, LA7419sqf, Jeslyn 5r5b, BU5600sqf, LA11500sqf, UP2956677 LA11604sqf, Teoh TH, 019-277 LAN/Asqf, John Toh, Tan, 016-711 5312, UP2938697 Ada Lee, 019-308 2867, 3228, UP2790419 0123993961, UP2927773 UP2915197

Kuchai Lama, Desa Tiara House, Happy Garden, Semi- detached House, SALE, RM 2,680,000, 4+1r5b, BU4400sqf, Kuala Lumpur, BANGSAR LA2800sqf, David Kuchai Lama, Happy Garden, Mid Valley City, Northpoint BUNGALOW , Bukit Pantai , , , Law, 6013-365 8677, 2-sty Terrace/Link House, Residences, Condominium, Bungalow House, SALE, RM Agricultural Land, SALE, RM UP2836317 SALE, RM 740,000, 4r3b, SALE, RM 1,450,000, 3r2b, 6,800,000, 7+1r7b, BU8000sqf, 1,713,600, LA2.52sqa, Tee, BU2000sqf, LA22x75sqf, BU1367sqf, Desmond Tan, Edmend Chua, 012-689 2783, 0122977080, UP2912138 Daniel Tang, 6017-202 0008, 0123247599, UP2905828 UP2625681 UP2475792

Mont Kiara, Laman Damaisari, Mid Valley City, Northpoint Mont Kiara, Amarin Kiara, Semi- Mont Kiara, La Grande Kiara, Mont Kiara, Verve Suites, Mont Kiara, Gateway Kiaramas, Semi-detached House, Residences, Condominium, detached House, SALE, RM Condominium, SALE, RM Condominium, RENT, RM Flat, RENT, RM 2,800, SALE, RM 3,200,000, 5+1r6b, SALE, RM 1,809,750, 3+1r3b, 4,300,000, 5+1r6b, BU4074sqf, 1,180,000, 3+1r4b, BU2036sqf, 3,500, 2r2b, BU861sqf, ASIAN 1r1b, BU743sqf, IBRAHIM, BU4401sqf, LA3648sqf, BU1905sqf, Alice Wong, 012- LA3099sqf, Lee Huey, 010-226 Anna Khoo, 6017-317 6176, LAND REALTY, 6012-336 7998 0176024490, UP1948161 Dester Yap, 6010-895 9988, 335 1000, UP2946537 9609, UP2413407 UP2892466 / 6017-873 9653, UP2293908 UP1148057

Mont Kiara, Mont Mont Kiara, Verve Kiara Bayu, Mont’ Suites, Condominium, Kiara, Condominium, SALE, RM 1,080,000, RENT, RM 3,500, 2r2b, BU932sqf, Chen 2r2b, BU1000sqf, King Hoaw, 012-223 June Yap, 012-983 3325, UP2709063 , Semi- 2538, UP2942685 Mont Kiara, Verve Suites, detached House, SALE, RM Condominium, SALE, RM 3,700,000, 5+1r6b, BU4030sqf, 720,000, 1r1b, BU672sqf, Siah, LA40*100sqf, Pinky Choong, 0124869406, UP2942512 010-435 2318, UP2953694

Olak Lempit, Old Klang Road, Agricultural Land, Residential Land, SALE, RM 1,050,000, SALE, RM 65,375,500, BU3sqa, Lee Ah LA123350sqf, Nick Ping, 6019-263 5513, Yap, 6012-342 7429, UP2919361 Old Klang Road, Residency V UP2865795 Old Klang Road, Residency , Serviced Residence, SALE, V, Serviced Residence, SALE, 2r2b, BU645sqf, LA645-909 2r2b, BU814sqf, LA814sqf, Allad sf.sqf, Allad Yap, 012-383 9550, Yap, 012-383 9550, UP2861243 UP2787406

OUG, deluxe condo, taman yarl OUG, Luxury Condo, taman yarl condo, Old Klang Road, taman condo, Old Klang Road, taman yarl condo, Condominium, yarl condo, Condominium, SALE, RM 1,006,500, 4r3b, SALE, RM 1,006,500, 4r3b, BU2013sqf, Catherine Yeo, BU2013sqf, Catherine Yeo, 6016-668 3016, UP2930582 6016-668 3016, UP2930581

OUG, Luxury Condo, Taman OUG, Luxury Condo, Taman Old Klang Road, Tiara Mutiara / The Crown, Jalan Puchong, Old Klang Road, Tiara Mutiara / The Crown, Jalan Puchong, Yarl, Old Klang Road, Luxury Yarl, Old Klang Road, Luxury SALE SALE Condominium, SALE, RM 510,000, 3r2b, BU852sqf, Calvin Koo, Service Apartment, RENT, RM 2,500, 3+1r2b, BU852sqf, Home Condo, Taman Yarl, , RM Condo, Taman Yarl, OUG, , 6016-621 2266 / 6016-982 2688, UP2934270 Finder, 012-259 4569, UP2936049 1,006,500, 4r3b, BU2013sqf, RM 1,006,500, 4r3b, BU2013sqf, Catherine Yeo, 6016-668 3016, Catherine Yeo, 6016-668 3016, UP2930570 UP2930578

| 103 CLASSIFIEDS SECTION

OUG, Marvelous condo, Taman OUG, Taman Yarl, OUG, Old OUG, Marvelous condo, Taman OUG, Marvelous condo, Taman Yarl, OUG, Old Klang Road, Klang Road, Marvelous condo, Yarl, Old Klang Road, Marvelous Yarl, Old Klang Road, Taman Taman Yarl, Condominium, Taman Yarl, Condominium, condo, Taman Yarl, OUG, SALE, Yarl, Condominium, SALE, RM SALE, RM 1,006,500, 4r3b, SALE, RM 1,006,500, 4r3b, RM 1,006,500, 4r3b, BU2013sqf, 1,006,500, 4r3b, BU2013sqf, BU2013sqf, Catherine Yeo, BU2013sqf, Catherine Yeo, Catherine Yeo, 6016-668 3016, Catherine Yeo, 6016-668 3016, 6016-668 3016, UP2930587 6016-668 3016, UP2930597 UP2930615 UP2930621

OUG, OUG Luxury Condominium , Taman Yarl, Condominium, SALE, RM 1,005,888, 3+1r4b, BU2013sqf, Casey cheong, 016-321 7177 / 6012-971 5993, UP2945535

OUG, Taman Yarl, Old Klang OUG, Yarl Residence, Taman OUG, Taman Yarl Residence, old klang road, Taman Yarl, SALE SALE OUG, oug, old klang road, Condominium, SALE, RM 1,006,500, Road, Condominium, , RM Yarl, Condominium, , Condominium, SALE, 3+2r4b, BU2013sqf, William Ooi, 6012-211 3+1r4b, BU2013sqf, Edwin Tan, 6016-668 2660, UP2913241 1,118,333, 3+1r3b, BU2013sqf, RM 1,118,333, 4r3b, BU2013sqf, 1329, UP2916396 Karen Chang, 6012-930 8899, Howard Nyew, 010-760 5651, UP2923812 UP2924970

Petaling Jaya, Damansara Legenda, Bungalow House, SALE, RM 7,000,000, 7+r7b, BU8500sqf, LA11400sqf, Kelvin Petaling Jaya, Casa Chee, 6012-339 3608, Indah 2, Kota Damansara, UP2543518 Petaling Jaya, Factory, Factory, Condominium, SALE, RM RENT, RM 24,000, BU12000sqf, 1,000,000, 3r3b, BU1580sqf, LA16000sqf, Owner Toh, LA1580sqf, Gilbert Chong, 012- 0123330811, UP2932851 303 1270, UP2926171

Petaling Jaya, Lagenda Damansara, Damansara Heights, Lagenda Damansara, Condominium, SALE, RM 2,300,000, 4+1r5b, BU2560sqf, Petaling Jaya, Kelana Mahkota, Petaling Jaya, Kota Damansara, Lex Tan, 016-618 Duplex, SALE, RM 850,000, 2-sty Terrace/Link House, 7744, UP2914857 Petaling Jaya, Jalan Gasing, Section 10, Bungalow House, 3+1r3b, BU1800sqf, LA1800sqf, SALE, RM 850,000, 3+1r3b, SALE, RM 8,500,000, 8+r10b, BU12500sqf, LA14400sqf, Lex Pegky Yap, 6012-304 5518, BU1978sqf, LA1647sqf, Steven Tan, 016-618 7744, UP2914787 UP2837702 Chin, 0123759912, UP2913437

Petaling Jaya, Pacific Place, Petaling Jaya, Pacific Place, Ara Damansara, Service Ara Damansara, Serviced Apartment, RENT, RM 1,800, Residence, RENT, RM 1,500, 2r2b, BU864sqf, Maggie 2r2b, BU864sqf, Kelvin Yeen, Cheong, 6012-900 9172, 016-215 5553, UP2871675 UP2918010

Petaling Jaya, PARAMOUNT GARDEN, Bungalow House, SALE, RM 5,850,000, 7r9b, Carine Ng, 6016-238 8308, UP2966613 Petaling Jaya, Pacific Place, Ara Damansara, Serviced Petaling Jaya, Palm Spring @ Damansara, Kota Damansara, Residence, SALE, RM 525,000, 2r2b, BU864sqf, Kelvin Yeen, Condominium, RENT, RM 1,800, 3r2b, BU936sqf, Lucas Tan, 016-215 5553, UP2899314 6019-389 5033, UP2909216

Petaling Jaya, Sea Petaling Jaya, PJ SS3, Park, Bungalow Bungalow House, House, SALE, SALE, RM 2,850,000, RM 3,400,000, 5+1r4b, BU4000sqf, 5+1r6b, BU3905sqf, LA7200sqf, Kelvin LA5940sqf, Kelvin Chee, 6012-339 3608, Petaling Jaya, Pj 8 Service Petaling Jaya, PJS 5 Taman Chee, 6012-339 3608, UP2465012 Suites, Condominium, Section Desaria , 2-sty Terrace/Link UP1529915 8, PJ State , Jalan Barat,, House, SALE, RM 690,000, Serviced Residence, RENT, RM 4r3b, BU2000sqf, LA22*70sqf, 4,000, 2r3b, BU1152sqf, Mary Li, Pinky Choong, 010-435 2318, 6012-391 9881, UP2930523 UP2638750

104 | CLASSIFIEDS SECTION

Port Klang, BANDAR SULTAN Puchong, Bandar bukit SULAIMAN, NORTH PORT, Puchong South, Terrace Shop, Puchong, Akasia Apartments, puchong, 2-sty Terrace/Link Detached factory, SALE, RM Office,SALE , RM 650,000, Apartment, RENT, RM 1,200, House, SALE, RM 700,000, 5,930,000, 10b, BU29000sqf, BU1300sqf, LA1300sqf, Tan, 3r2b, BU818sqf, Joanne Wong, 4r3b, LA22x75sqf, Phillip Yong, LA45700sqf, Marcus Loo, 6016- 0192348637, UP2938929 012-289 2886, UP2898051 6016-666 0891, UP2904977 607 5050, UP2925550

Puchong, Taman Meranti Jaya Puchong, Bayu Puteri 2,puchong Selangor, 2.5-sty Apartments, Apartment, RENT, Puchong, Bandar Puteri Puchong, Bandar Puteri 12, 2-sty Terrace/Link House, SALE, RM RM 1,300, 3r2b, BU900sqf, Terrace/Link House, SALE, RM 968,000, 4r3b, LA22x75sqf, 1,100,000, 5r5b, LA3070 sq.ft. Joanne Wong, 012-289 2886, William Ooi, 6012-211 1329, UP2899133 sqf, Eric Quek, 6010-431 2688, UP2801382 UP2414396

Putra Heights, Putra Avenue, Rawang, Golf Segambut, Villa Orkid, Puchong, Tiara Mutiara Condo, Subang Jaya, , and Country, Bungalow House, Condominium, RENT, RM Puchong, Setia Walk , Serviced Residence, SALE, RM 1,018,000, Condominium, SALE, RM 1,500, 2-sty Terrace/Link House, SALE, RM 2,800,000, 11r11b, 2,000, 3+1r3b, BU1893sqf, 3+1r4b, BU1850sqf, Danny Chan, 012-228 1661, UP2351523 3r2b, BU852sqf, Cathy Kong, RENT, RM 1,600, 4+1r3b, BU13000sqf, LA45000sqf, Yuki Tang, 6012-678 8136, 6012-283 2757, UP2887346 LA22x75sqf, Joanne Wong, Kung Wong, 6013-202 0408 / UP2943191 012-289 2886, UP2734940 6016-202 0739, UP1483322

Segambut, Sutramas Segambut, Sutramas luxury condominium, luxury condominium, Dutamas, Solaris Condominium, SALE, Mont Kiara, Mont RM 750,000, 3+1r3b, Kiara, Condominium, BU1356sqf, Joanne SALE, RM 1,100,000, Teh, 016-222 5689, 4+1r4b, BU1800sqf, , MAGNAVILLE UP2681508 Joanne Teh, 016-222 Segambut, Villa Orkid, SELAYANG, Condominium, 5689, UP2288215 Condominium, RENT, RM 2,100, RENT, RM 1,500, 3r2b, 3+1r3b, BU1893sqf, Yuki Tang, BU926sqf, Mr Joannes Lim, 6012-678 8136, UP2400343 6012-324 8239 / 6012-773 8239, UP2705568

Semenyih, Semenyih Industrial Semenyih, Semenyih Industrial Seri Kembangan, Double Park, BERANANG, Detached Park, BERANANG, Semi- D Seputeh, Bungalow House, House House, Bandar Putra factory, SALE, RM 5,550,000, factory, SALE, RM 1,950,000, SALE, RM 7,900,000, 6r6b, Permai , 2-sty Terrace/Link 4b, BU23000sqf, LA46200sqf, 4b, BU5500sqf, LA10725sqf, BU10500sqf, LA8000sqf, Grey House, SALE, RM 700,000, Marcus Loo, 6016-607 5050, Marcus Loo, 6016-607 5050, Lim, 012-288 9932, UP2954802 4r3b, BU3505sqf, Claudia, UP2919150 UP2945335 0192668707, UP2912485

Seri Kembangan, , Seri Kembangan, Parc @ One Seri Kembangan, Parc @ One Setapak, 222 residency, serdang , bandar kinrara , BK, Semenyih, KESUMA, BERANANG, Detached factory, SALE, RM South, Condominium, RENT, South, Condominium, SALE, Condominium, SALE, RM Semi-detached House, SALE, 9,770,000, 4b, BU40000sqf, LA90115sqf, Marcus Loo, 6016- RM 1,500, 3r2b, BU1021sqf, RM 570,000, 3r2b, BU1215sqf, 560,000, 3r2b, BU1102sqf, RM 780,000, 5r4b, BU2400sqf, 607 5050, UP2905226 Steven Lee, 016-700 0300, Steven Lee, 016-700 0300, Steven Lee, 016-700 0300, LA2800sqf, Daniel Tang, 6017- UP2914872 UP2914837 UP1948955 202 0008, UP2157120

Setapak, 288 Residency Setapak, 288 Residency Setapak, Taman PRamlee, Setapak, Taman PRamlee, Condominium, SALE, RM Condominium, SALE, RM 650,000, 3+1r3b, BU1408sqf, 650,000, 3+1r3b, BU1408sqf, Jason Koh, 6016-298 8628, Steven Lee, 016-700 0300, UP2773840 UP2815732

Setapak, Platinum Lake PV15, Setapak, PV20, Condominium, Condominium, SALE, RM Setapak, PV20, Condominium, RENT, RM 1,600, 3r2b, Setapak, PV20, Condominium, RENT, RM 1,700, 3r2b, SALE, RM 575,000, 4r2b, 570,000, 4r2b, BU1313sqf, BU1333sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, BU1333sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, BU1333sqf, LA1333sqf, CK LIN, LA1313sqf, Steven Lee, 016-700 UP2935356 UP2935382 6016-995 5162, UP2955305 0300, UP2405917

| 105 CLASSIFIEDS SECTION

Setapak, PV20, Condominium, SALE, RM 580,000, 3r2b, BU1333sqf, Henry Lim, 6017-698 8618, UP2952707 Setapak, PV20, Condominium, Setapak, PV20, Condominium, SALE, RM 580,000, 3r2b, SALE, RM 580,000, 3r2b, BU1333sqf, Bruce Lee, 6017- BU1333sqf, Sam Ching, 012-345 396 6605, UP2900443 1929, UP2922343

Setia Alam, Semi-detached Setapak, PV20, Condominium, Setapak, PV20, Condominium, RENT, RM 1,800, 3r2b, House, SALE, RM 1,400,000, SALE, RM 630,000, 3r2b, BU1333sqf, Calvin Koo, 6016-621 2266 / 6016-982 2688, 5+1r4b, BU2917sqf, LA3400sqf, BU1473sqf, LA1473sqf, CK LIN, UP2935371 Lau OWNER, 0122187128, 6016-995 5162, UP2955317 UP2926773

Setia Eco Park, Cenvaree, 8D, Semi- detached House, SALE, RM 1,780,000, 5r4b, BU2639sqf, LA46x85sqf, Jeslyn Setia Eco Park, Bungalow Shah Alam, 2.5-sty Terrace/Link Tan, 016-711 5312, SALE SALE UP2939026 House, , RM 3,000,000, House, , RM 900,000, Setapak, PV20, Condominium, SALE, RM 600,000, 3r2b, 6+1r6b, BU4500sqf, LA5015sqf, 5r3b, BU3100sqf, LA3078sqf, BU1378sqf, Henry Lim, 6017-698 8618, UP2952131 Eric Choo, 6012-273 5539, Johari Omar, 6016-359 6463, UP2763401 UP2939634

Setia Eco Park, Semi- detached House, SALE, RM 2,200,000, 4+1r5b, BU2931sqf, LA41x85sqf, Kuldeep Singh Juseal, 6013- Shah Alam, Amber Sek 19, Shah Alam, Averton park, bukit Shah Alam, Berjaya Park, Shah Alam, Apartment 669 8887, UP1955593 2-sty Terrace/Link House, kemuning golf country resort, Section 32, 2-sty Terrace/Link Nilam Sari Blok 54, Seksyen SALE, RM 750,000, 5r4b, Bungalow House, SALE, RM House, SALE, RM 630,000, 7, Flat, RENT, RM 180, 3r2b, BU1850sqf, LA20x70sqf, 3,100,000, 5+1r6b, BU4500sqf, 4r3b, BU2100sqf, LA3850sqf, BU750sqf, LA750sqf, HAMID, Prolander Properties, 6019-220 LA5500sqf, Rose Chong, 012- Joanne Khoo, 019-339 1132, 60192533485, UP2904913 5961, UP2576949 203 6583, UP2555402 UP2118588

Shah Alam, Bandar , Residential Land, SALE, RM 45,300,000, LA80sqa, Chen King Hoaw, 012-223 3325, UP2933418

Shah Alam, Cahaya SPK , 2-sty Terrace/ Link House, SALE, RM 1,200,000, 4+1r5b, BU3840sqf, LA5231sqf, Tracy Tan, 6019-269 6657, UP2124084 Shah Alam, Bukit Jelutong, BkJelutong,Jln Arca, 2-sty Terrace/ Shah Alam, Bukit Jelutong, BkJelutong,JlnSerambi, 2-sty Link House, SALE, RM 650,000, 4r3b, BU2250sqf, LA24x80sqf, Terrace/Link House, SALE, RM 890,000, 4r3b, BU2100sqf, Lee Thai Chung, 012-386 5181, UP1718019 LA44x75sqf, Lee Thai Chung, 012-386 5181, UP723700

Shah Alam, SEKSYEN 33, Shah Alam, Jalan Buana U2/21, Shah Alam, KOTA HARMONI Shah Alam, Laman Glenmarie, Shah Alam, Bungalow Land SierraMas, 2.5-sty Terrace/Link SEKSYEN 31, ELITE IND PARK, Taman TTDI Jaya, , 2-sty BEST BANGLOW, Bungalow 2-sty Terrace/Link House, KGSAAS, Sec 13, Residential House, SALE, RM 2,300,000, Detached factory, SALE, RM Terrace/Link House, SALE, RM House, SALE, RM 2,900,000, SALE, RM 1,300,000, 4+1r4b, Land, SALE, RM 5,000,000, 4+2r5b, BU4200sqf, LA38* 12,500,000, 10b, BU49767sqf, 660,000, 3+1r3b, LA2777sqf, 7+1r7b, BU6300sqf, LA8912sqf, BU2676sqf, LA2560sqf, LA28567sqf, Nasrul, 85sqf, Pinky Choong, 010-435 LA58287sqf, Marcus Loo, 6016- Patrick Yong, 018-291 9888, Steven Yap, 6019-911 3368, Johari Omar, 6016-359 6463, 60125867669, UP2941052 2318, UP2789330 607 5050, UP2929046 UP2777906 UP1350171 UP2939735

Sri Damansara, Jln Saga, SierraMas, Semi-detached SierraMas, sg buloh, Bungalow SierraMas, Sierramas east, SierraMas, VALENCIA, 2.5-sty Sri Damansara, 2-sty Terrace/ SD8, Bandar Sri Damansara, House, SALE, RM 2,500,000, House, SALE, RM 2,900,000, Bungalow House, SALE, RM Terrace/Link House, SALE, RM Link House, SALE, RM i, 2-sty Terrace, SALE, RM 4+2r5b, BU4200sqf, LA40* 5+1r6b, BU4000sqf, 4,900,000, 6+1r6b, BU4800sqf, 2,800,000, 6+1r5b, BU4500sqf, 2,100,000, 7r4b, BU3325sqf, 1,099,999, 3+1r3b, BU2100sqf, 85sqf, Pinky Choong, 010-435 LA4677sqf, Pinky Choong, 010- LA8600sqf, Pinky Choong, LA3100sqf, Pinky Choong, 010- LA5142sqf, Pinky Choong, 010- LA22x75sqf, Vernice Ng, 6016- 2318, UP2837871 435 2318, UP1712260 010-435 2318, UP2646065 435 2318, UP2903616 435 2318, UP2830126 230 3359, UP2913270

106 | CLASSIFIEDS SECTION

Sri Damansara, The Airie, Bandar Sri Damansara, Semi-D Old Klang Road, 3 1/2 , Damansara Residential Land, Perdana, Kepong, SALE, RM 65,375,500, Petaling Jaya, Semi- LA123350sqf, Nick detached House, Yap, 6012-342 7429, SALE, RM 2,800,000, Sri Damansara, Bandar Sri UP2865795 Sri Damansara, Sophea, 2-sty 6r7b, BU4110sqf, Damansara, 2-sty Terrace/ Terrace/Link House, SALE, RM LA2506sqf, Mary Link House, SALE, RM 1,000,000, 4+1r3b, BU2600sqf, Li, 6012-391 9881, 1,000,000, 4+1r3b, BU1600sqf, LA22x75 sqf, Pinky Choong, UP2626559 LA22x75sqf, Ken Wong, 012- 010-435 2318, UP2278052 218 2793, UP2960050

Sri Damansara, VALENCIA, Sri Petaling, Zone P , Jalan Subang Jaya, Subang Sri Hartamas, Carlton @ Plaza Semi-detached House, SALE, Perisa, Semi-detached House, Boulevard, Subang Boulevard, Damas 3, Jalan Sri Hartamas, RM 2,800,000, 6+1r6b, RENT, RM 3,500, 5+1r4b, Condominium, SALE, RM Condominium, RENT, RM 1,900, BU4500sqf, LA3100sqf, BU2800sqf, LA4600sqf, 1,280,000, 4+1r4b, BU3100sqf, Studior1b, BU490sqf, Catherine Pinky Choong, 010-435 2318, Daniel Tang, 6017-202 0008, Chua GS, 012-631 1913, Lau, 6016-293 1136, UP2721076 UP2830129 UP2556331 UP2951831

Sri Hartamas, Kenny Heights Sanctuary, Sri Hartamas, 4-sty Terrace/Link House, SALE, RM 4,100,000, 4+1r5b, BU5400sqf, Danny Yeap, 6012-311 Sri Damansara, The Airie, Bandar Sri Damansara, Semi- 7001, UP2899285 detached House, SALE, RM 3,500,000, 5+1r6b, BU4285sqf, Danny Chan, 012-228 1661, UP2847056

Subang Jaya, USJ One Avenue Subang Jaya, Summit Mall Condo, Condominium, RENT, USJ, Shop, RENT, RM 4,800, Subang Heights, Bungalow House, SALE, RM 4,630,000, RM 2,000, 4r3b, BU1346sqf, BU768sqf, Lee, 0123515273, 6+1r6b, BU9200sqf, Kayden Tan, 6014-351 8976, UP2922318 Steven Yap, 6019-911 3368, UP2946029 UP2909534

Sunway SPK, Sunway SPK 3 Harmoni, Sunway SPK Damansara, Townhouse, SALE, RM 1,300,000, Sunway SPK, Sunway SPK 3+1r4b, BU2336sqf, Taman Desa, Armada Villa, 3 Harmoni, Sunway SPK Sean Eng, 012-219 Bungalow House, SALE, RM Subang Jaya, Subang Avenue, SS 16, Condominium, RENT, RM Damansara, Townhouse, RENT, 7553, UP2917419 4,580,000, 5+1r6b, BU5116sqf, 2,100, 1r1b, BU575sqf, Daniel Chin, 016-637 3677, UP2726641 RM 2,800, 3+1r4b, BU2336sqf, LA9067sqf, Cannice You, 6012- LA26’X87’sqf, Sean Eng, 012- 295 5030, UP2944665 219 7553, UP2917456

Taman Melawati, 20 Trees West, Bungalow House, SALE, RM 3,580,000, 5+1r6b, BU6426sqf, LA5111sqf, Michelle Taman Desa, Armada Villa, Taman Melawati, Bayu Taman Desa, Armada Villa, Yeap, 012-288 8483, Taman Melawati, Amber Semi-detached House, Kemensah, kemensah heights, Bungalow House, SALE, RM UP2953280 Hill, Semi-detached House, SALE, RM 3,200,000, 6r6b, Bungalow Land, SALE, RM 6,880,000, 8+1r6b, BU7881sqf, SALE, RM 2,500,000, 4+1r5b, BU3800sqf, LA40x85sqf, 2,790,000, 6+1r7b, BU5844sqf, LA12191sqf, Cannice You, 6012- BU3898sqf, LA4000sqf, Serene Cannice You, 6012-295 5030, LA4550sqf, CELINE LEONG, 295 5030, UP2944729 Yap, 019-237 1813, UP868545 UP2015197 6019-282 2572, UP2330042

Taman Melawati, Kemensah Taman Melawati, Saville @ Taman Melawati, Saville @ Taman Melawati, Saville @ Taman Tun Dr Ismail, Taman Melawati, Saville @ Heights, Bungalow House, Melawati, Condominium, RENT, Melawati, Condominium, RENT, Melawati, Condominium, SALE, Bungalow, Semi-detached Melawati, Condominium, SALE, SALE, RM 3,600,000, 8r7b, RM 1,600, 3r2b, BU1007sqf, RM 2,400, 3r2b, BU1007sqf, RM 620,000, 3r2b, BU1253sqf, House, RENT, RM 5,000, 6r6b, RM 620,000, 3r2b, Dino Lee, BU6200sqf, LA5350sqf, Abu, Dino Lee, 012-222 1427, Dino Lee, 012-222 1427, Dino Lee, 012-222 1427, BU5500sqf, farah mohamad, 012-222 1427, UP2951556 0122212528, UP2974028 UP2951620 UP2951646 UP2951581 60192240022, UP2928686

Telok Gong/ NorthPort, Industrial Land, SALE, RM 11,979,000, LA217800sqf, Lee Ah Ping, 6019-263 5513, Titiwangsa, Titiwangsa Sentral, Titiwangsa, Titiwangsa Sentral, Titiwangsa, Titiwangsa Sentral, USJ Heights, Sakura, 2.5-sty UP2479200 Jalan Tun Razak, Condominium, Condominium, SALE, RM Jalan Tun Razak, Condominium, Terrace/Link House, SALE, RM RENT, RM 2,500, 2r2b, 640,000, 3r2b, BU1100sqf, RENT, RM 2,200, 3r2b, 2,950,000, 7r7b, BU4460sqf, BU1100sqf, LA1100sqf, LA1100sqf, Steven Lee, 016-700 BU1100sqf, Steven Lee, 016-700 LA5286sqf, Mustakim, Steven Lee, 016-700 0300, 0300, UP1785116 0300, UP2399536 0109118536, UP2909328 UP2399546

| 107 CLASSIFIEDS SECTION

USJ, USJ16 Intermediate USJ, USJ21 Main Place Valencia, 2.5-sty Terrace/ Valencia, 2.5-sty Terrace/Link Valencia, 2.5-sty Terrace/Link Valencia, 3-sty Terrace/ Corners, 2-sty Terrace/Link Residence, Condominium, Link House, SALE, RM House, SALE, RM 2,800,000, House, SALE, RM 2,800,000, Link House, SALE, RM House, RENT, RM 2,400, 4r3b, RENT, RM 1,300, 2r1b, BU615sqf, 1,880,000, 5+1r6b, BU3372sqf, 6+1r5b, BU4500sqf, LA3100sqf, 6+1r5b, BU4500sqf, LA3100sqf, 1,790,000, 3+1r4b, BU3500sqf, BU2600sqf, LA33 x 75sqf, LA615sqf, Raymond Soo, 6019- LA36x80sqf, Pinky Choong, Pinky Choong, 010-435 2318, Pinky Choong, 010-435 2318, LA22x100sqf, Pinky Choong, Raymond Soo, 6019-350 1332, 350 1332, UP2926079 010-435 2318, UP2831108 UP2903419 UP2903595 010-435 2318, UP1668421 UP2926064

Valencia, Bungalow House, Valencia, Bungalow House, Valencia, Bungalow House, Valencia, Bungalow House, Valencia, Bungalow House, Valencia, Bungalow Land, RENT, RM 12,000, 5+1r6b, SALE, RM 3,200,000, 4+1r5b, SALE, RM 4,300,000, 5+1r6b, SALE, RM 5,500,000, 4+1r6b, SALE, RM 5,900,000, 5+1r6b, SALE, View to offer, BU4800sqf, LA9500sqf, BU4765sqf, LA4477sqf, BU4500sqf, LA8700sqf, BU9000sqf, LA7500sqf, BU6650sqf, LA8611sqf, Pinky LA10,000sqf, Pinky Choong, Pinky Choong, 010-435 2318, Pinky Choong, 010-435 2318, Pinky Choong, 010-435 2318, Pinky Choong, 010-435 2318, Choong, 010-435 2318, 010-435 2318, UP2608265 UP2414875 UP2541972 UP2837892 UP2744540 UP1727474

Valencia, Elitis bayu,Valencia,Sg Valencia, Elitis bayu,Valencia,Sg Valencia, Elitis Puncak, Valencia, Elitis Puncak,Hill Valencia, Semi-detached Valencia buloh, Bungalow House, buloh, Bungalow House, , sg buloh, 2.5-sty Bungalow House, SALE, RM Court Precinct, Bungalow House, SALE, RM 2,480,000, SALE SALE, RM 4,500,000, 5+1r6b, SALE, RM 4,500,000, 5+1r6b, Terrace/Link House, , RM 6,388,888, 5+1r6b, BU5618, House, SALE, 5+1r6b, BU5500, 4+1r5b, BU3307sqf, LA3500sqf, BU4900sqf, LA7535sqf, BU4900sqf, LA7535sqf, 1,900,000, 4+1r5b, BU3000sqf, LA10700, Pinky Choong, 010- LA10500, Pinky Choong, 010- Pinky Choong, 010-435 2318, Pinky Choong, 010-435 2318, Pinky Choong, 010-435 2318, LA26*80sqf, Pinky Choong, 435 2318, UP1768439 435 2318, UP1768446 UP2830265 UP1705913 UP1711943 010-435 2318, UP2157547

Valencia, Sg Buloh, 3-sty Valencia, sg buloh, Bungalow Valencia, Sg Buloh, Bungalow Valencia, Sg Buloh, Bungalow Valencia, sg buloh, Bungalow Valencia, sg buloh, Bungalow Terrace/Link House, SALE, RM House, RENT, RM 9,000, House, SALE, RM 4,350,000, House, SALE, RM 4,500,000, House, SALE, RM 5,200,000, House, SALE, RM 6,800,000, 1,200,000, 3r3b, LA24x60sqf, 5+1r6b, BU6576sqf, LA4202sqf, 6+1r5b, BU4800sqf, 5+1r5b, BU4000sqf, 5+1r7b, BU4760sqf, LA9550sqf, 5+1r5b, BU7500sqf, Pinky Choong, 010-435 2318, Pinky Choong, 010-435 2318, LA8900sqf, Pinky Choong, LA9000sqf, Pinky Choong, Pinky Choong, 010-435 2318, LA9000sqf, Pinky Choong, UP1688189 UP2284982 010-435 2318, UP2646046 010-435 2318, UP2459365 UP1130822 010-435 2318, UP1810320

Valencia, Sierramas West, Valencia, Sg Buloh, Semi- Valencia, sg buloh, Semi- Valencia, sg buloh, Semi- Valencia, Sg buloh, Semi- Valencia, Sungai Buloh , Valencia, Sungai Buloh, detached House, SALE, RM detached House, SALE, RM detached House, SALE, RM detached House, SALE, RM Bungalow House, SALE, RM Bungalow House, SALE, RM 2,800,000, 5r5b, BU3800sqf, 3,000,000, 4+1r5b, BU3800sqf, 3,000,000, 4+1r5b, BU3800sqf, 3,100,000, 4+1r5b, BU3200sqf, 4,800,000, 5+1r5b, BU5500sqf, 3,380,000, 5r5b, LA4478sqf, LA42*85sqf, Pinky Choong, LA3767.4sqf, Pinky Choong, LA3767.4sqf, Pinky Choong, LA3500sqf, Pinky Choong, 010- LA9200sqf, Pinky Choong, Evelyn Tan, 012-285 3118, 010-435 2318, UP2439080 010-435 2318, UP2846114 010-435 2318, UP2846119 435 2318, UP1449576 010-435 2318, UP1709924 UP2834734

Valencia, Sungai Buloh, 3-sty Valencia, Sungai Buloh, Valencia, Sungai Buloh, Valencia, Sungai Buloh, Valencia, Sungai Buloh, Valencia, Sungai Buloh, Terrace/Link House, SALE, RM Bungalow House, RENT, RM Bungalow House, RENT, RM Bungalow House, SALE, RM Bungalow House, SALE, RM Bungalow House, SALE, RM 2,150,000, 4+1r5b, BU3500sqf, 12,000, 4+1r4b, BU4800sqf, 12,000, 4+1r4b, BU4800sqf, 2,900,000, 5+1r6b, BU4000sqf, 3,900,000, 5+1r5b, BU4800sqf, 4,800,000, 6+1r5b, BU5500sqf, LA26*75sqf, Pinky Choong, LA8000sqf, Pinky Choong, LA8000sqf, Pinky Choong, LA4677sqf, Pinky Choong, 010- LA7700sqf, Pinky Choong, 010- LA9200sqf, Pinky Choong, 010-435 2318, UP2765594 010-435 2318, UP2129384 010-435 2318, UP2747346 435 2318, UP1712295 435 2318, UP1979577 010-435 2318, UP2134145

PROPERTY OUTSIDE KLANG VALLEY

Valencia, Valencia 6,Elitis Valencia, valencia,sg buloh, RESIDENTIAL Tiara Rimba, 47000, 3-sty Ayer Itam, Residential Land, Bungalow House, RENT, RM Terrace/Link House, SALE, RM SALE, RM 830,000, BU3627sqf, 15,000, 5+1r7b, BU4760sqf, COMMERCIAL 1,600,000, 4+1r5b, BU3026sqf, Winness Teoh, 6012-499 3655, LA9550sqf, Pinky Choong, 010- LA20x80sqf, Johnny yap, UP2951657 435 2318, UP1131187 0129247768, UP2940513

Ayer Keroh, Bayou Lagoon Ayer Keroh, Bayou Lagoon Ayer Keroh, Bayou Lagoon Batu Ferringhi, Bayu Ferringhi Park Resort,bukit katil, Serviced Park Resort, Serviced Park Resort,bukit katil, Service Condominiums, Condominium, Bandar Hilir, ATLANTIS RESIDENCE, KOTA LAKSAMANA, Residence, SALE, RM 278,000, Residence, SALE, RM 328,000, Apartment, SALE, RM 308,000, RENT, RM 3,600, 3r3b, Serviced Residence, SALE, RM 285,000, 1r1b, BU689sqf, Lee 2r1b, BU722sqf, LA-sqf, Lee 2r1b, BU538sqf, LA-sqf, Lee 2r1b, BU722sqf, LA-sqf, Lee BU1777sqf, Ng Dee Land, 012- Thai Chung, 012-386 5181, UP2965905 Thai Chung, 012-386 5181, Thai Chung, 012-386 5181, Thai Chung, 012-386 5181, 658 4174, UP2912655 UP1909623 UP1062394 UP1909874

108 | CLASSIFIEDS SECTION

Bukit Dumbar, Sinar Bukit Dumbar, Apartment, SALE, RM 388,000, 3r2b, BU700sqf, Ester Ng, 6012-415 8111, Gelugor, 3 Story Bungalow Bayan Lepas, Sungai Ara, Semi- UP2944236 detached House, SALE, RM at Halaman Bukit Gambier, 1,780,000, 4r3b, BU2100sqf, Bungalow House, RENT, RM LA4800sqf, CALVIN (Owner), 9,000, 5+1r9b, BU5500sqf, 0164409328, UP2942257 LA7890sqf, Mallika H’ng, 6012- 583 7623, UP2925084

Gelugor, Palm Palladium Ipoh, Greentown, Bungalow SALE Bayan Baru, D Piazza, Condominium, SALE, RM 660,000, Condominium, Condominium, House, , RM 4,100,000, SALE 3+1r2b, BU1300sqf, Winness Teoh, 6012-499 3655, UP2951602 , RM 670,000, 3r2b, 4+2r7b, BU7800sqf, BU1154sqf, Winness Teoh, 6012- LA12800sqf, KIM, 0195102332, 499 3655, UP2818869 UP2915014

Jelutong, Sri Permai, Johor Bahru, 2- Terraced Condominium, SALE, RM House, Rini Hill 2, 2-sty Terrace/ Gelugor, Taman Jubilee 3, Condominium, SALE, RM 435,000, 510,000, 3r2b, BU960sqf, Link House, SALE, RM 730,000, 3r2b, BU700sqf, Winness Teoh, 6012-499 3655, UP2951629 Hessley Ooi, 6014-342 3494, 5r4b, LA24x75sqf, Wilson Ong, UP2931279 6012-713 3869, UP2780115

Johor Bahru, 2-1/2 Semi- Johor Bahru, Austin Height Horizon Hills, Horizon Hills Gateway Cluster Homes, Cluster Detached House For - Desa Link Bglw Furnished, Link Homes, SALE, RM 1,300,000, 4+1r3b, LA32x70sqf, Minh Loi, Tebrau, SALE, RM 1,38,000, Bungalow, SALE, RM 2,100,000, 6016-722 3973, UP2961139 4+1r6b, BU3225sqf, 4+1r5b, BU2906sqf, LA60 x LA40x70sqf, Wilson Ong, 6012- 72sqf, Hong CL, 012-789 6003, 713 3869, UP2814883 UP2916480

Johor Bahru, Impian Emas Johor Bahru, Grandview 360, , Semi-detached House, Condominium, SALE, RM Jelebu, Industrial Land, SALE, RM 1,500,000, BU10000sqf, SALE, RM 1,300,000, 4+1r3b, 1,055,025, 3r2b, BU1695sqf, Eva LA80x80sqf, Demo Account, 60, UP2906520 BU2700sqf, LA3200sqf, Neo, Tan Yee Hwa, 6016-415 3377, 016-715 5221 / 017-715 8140, UP2678851 UP2935894

Johor Bahru, jalan setia 9/, Johor Bahru, Molek Pine, 2-sty Terrace/Link House, Johor Bahru, Bandar Seri Alam, 2-sty Terrace/Link House, Tebrau, Condominium, RENT, SALE, RM 550,000, 4r3b, SALE, RM 734,900, 4+1r5b, BU2187sqf, LA22x70sqf, Nichloas RM 5,000, 3+1r3b, BU1440sqf, BU1009sqf, LA20*70sqf, Tey, 018-777 6705, UP2902056 Kate Wong, 6012-713 7139, sharon ong, 6019-797 2888, UP2861816 UP2941164

Johor Bahru, Marina Bay Suites @ D’Wadihana, Iskandar, Condominium, SALE, RM 556,000, 1+1r1b, BU560sqf, Kenny Chang, 6017-369 3910, UP2901588

Johor Bahru, Molek Regency, Johor Bahru, Molek Regency, taman molek ,johor, Condominium, SALE, RM Johor Bahru, Menara Zurich Johor Bahru, Office, RENT, RM Condominium, SALE, RM Johor Bahru, Menara Zurich Johor Bahru, Office, RENT, RM 320,200, Studior1b, BU640sqf, 15,300, BU6658sqf, Sophia Heng, 6016-722 3714, UP2892477 529,800, 2r2b, BU1005sqf, 6,900, BU3000sqf, Sophia Heng, 6016-722 3714, UP2892474 Andy Khoo, 6016-722 4565, Andy Khoo, 6016-722 4565, UP2926180 UP2926499

| 109 CLASSIFIEDS SECTION

Johor Bahru, NusaVilla Johor Bahru, Setia Eco Johor Bahru, Setia Eco Johor Bahru, Nusa Bestari, Johor Bahru, Redang Villa Johor Bahru, Taman Johor Townhouse, Nusa Bestari, Cascadia, Cluster Homes, Cascadia, Taman Setia Indah, 2-sty Terrace/Link House, Semi-D , Semi-detached House, Jaya, 1-sty Terrace/Link House, Townhouse, RENT, RM 1,900, SALE, RM 1,250,000, 4+1r4b, 3-sty Terrace, SALE, RM SALE, RM 600,000, 4+1r3b, SALE, RM 2,260,000, 5r5b, SALE, RM 430,000, 5r3b, 4r3b, BU1510sqf, LA1640sqf, BU2900sqf, LA32x80sqf, Eva 990,000, 5r5b, BU2956sqf, LA2700sqf, Neo, 016-715 5221 / LA45 x 92sqf, Hong CL, 012- LA3900sqf, Nicholas Lim, 6016- Neo, 016-715 5221 / 017-715 Tan Yee Hwa, 6016-415 3377, LA22x80sqf, C. N. Wang, 016- 017-715 8140, UP2841126 789 6003, UP2909428 722 8546, UP1651880 8140, UP998919 UP2887685 777 3884, UP2309260

Johor Bahru, Taman Setia Johor Bahru, Zennith Suites Eco Garden, Semi-detached Apartment, Service Apartment, House, SALE, RM 2,000,000, SALE, RM 288,000, Studior1b, 4+1r5b, BU3234sqf, LA3600sqf, BU430sqf, Nichloas Tey, 018- Pendy Soo, 6016-722 0933, 777 6705, UP2890413 UP2859735

Kota Kinabalu Kota Kinabalu , Condominium, , LIKAS SQUARE, Juru, Desa Titi Panjang, Semi-detached House, SALE, RM Johor Bahru, Taman Austin Height, Cluster Homes, SALE, RM SALE SALE , RM 970,000, 1r, Condominium, , RM 533,700, 4r4b, BU2559sqf, LA35 x 80sqf, Property Talk, 04-227 1,050,000, 5+1r4b, LA38x70sqf, Tee, 012-712 1983, UP2393965 BU927sqf, Wendy Tsen, 6016- 650,000, 3r2b, BU1352sqf, 9966, UP2133992 587 0618, UP2925402 CHIN, 0108978888, UP2932069

Kota Kinabalu, Nexus Kuantan, AGRICULTURAL Kota Kinabalu, Likas Square, Residence Karambunai, LAND, KUATAN,PAHANG, Kuala Kedah, Office, SALE, RM Condominium, SALE, RM Karambunai, SALE, RM Agricultural Land, SALE, 1,700,000, BU15880, wong, 700,000, 3r2b, BU1356sqf, 1,500,000, 2r2b, BU2009sqf, RM 31,363,200, BU18sqa, 0192828839, UP2927183 CHIN, 0108978888, UP2931875 LA4400sqf, Matt, LA784080sqa, Sarah Choong, 66890516786, UP2900534 6016-666 8683, UP2486733

Kulai, LAGENDA INDUSTRIAL Labrador, Granite Apartments, Kuantan, Kuantan city centre, PARK, TAMAN LAGENDA Gold Coast, Queensland, Kuala Linggi, Melaka, Kg Tanjung Dahan Resort Bungalow, Melaka Tengah, Bungalow land, Office,RENT , RM 30,000, PUTRA, Link factory, SALE, Australia, 4215, Apartment, Bungalow House, Facing the beach, SALE, RM 1,650,000, Melaka, Bungalow Land, SALE, BU24300sqf, LA5400sqf, RM 1,279,710, BU5205sqf, SALE, RM 827,500, 2r2b, 2r2b, BU1600sqf, 70,000 sf land, For Bumi Only, Amanda Chui, RM 995,355, LA14682sqf, Mr. wong, 0169231611, UP2716715 LA7200sqf, Desmond Fong, Gayle Harris, 61755521000, 0122868073, UP2114241 Foo, 0126060888, UP2942803 016-768 1822, UP2947118 UP2955392

Melaka Tengah, Atlantis Residences @ Kota Laksamana, Atlantis , Kota Laksamana, Condominium, SALE, RM 310,050, 1r1b, Melaka Tengah, Kota BU689sqf, Cathy Nilai, 1.5-sty Terrace/Link Nusajaya, East Ledang, Semi- Laksamana, Melaka, kota Melaka Tengah, Retail Space, Kong, 6012-283 2757, House, SALE, RM 550,000, detached House, SALE, RM laksamana, Condominium, RENT, RM 20,370, BU1455sqf, UP2963058 4r3b, BU1883sqf, Richland 2,200,000, 4+1r5b, BU3289sqf, SALE, RM 315,050, 3r2b, Stephen Soo, +60122892683, Properties, 603-8068 3141 / LA4193sqf, Eva Tan Yee Hwa, BU1378sqf, Keith Sing, 6016- UP2929729 603-8062 2141, UP2913686 6016-415 3377, UP2903903 328 0166, UP2949900

Nusajaya, Horizon Hill, 2-sty Nusajaya, Horizon Hills, 2-sty Terrace/Link House, SALE, RM Terrace/Link House, SALE, RM 1,450,000, 4+1r5b, BU3100sqf, 1,900,000, 4+1r5b, BU3013sqf, LA26X80sqf, Eva Tan Yee Hwa, LA3377sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2910308 6016-415 3377, UP2904090

Nusajaya, Horizon Hills, 2-sty Nusajaya, Horizon Hills, Semi- Nilai, Block C, Desa Palma, Inti College, Apartment, SALE, Nilai, Block C, Desa Palma, Inti College, Apartment, SALE, Terrace/Link House, SALE, RM detached House, SALE, RM RM 218,000, 3r2b, BU828sqf, Alwin Ling, 6017-570 0881, RM 218,000, 3r2b, BU828sqf, Alwin Ling, 6017-570 0881, 950,000, 3r2b, BU2100sqf, 2,500,000, 4+1r6b, BU3900sqf, UP2390758 UP2764440 LA22x70sqf, Eva Tan Yee Hwa, LA35x80sqf, Eva Tan Yee Hwa, 6016-415 3377, UP2866501 6016-415 3377, UP2718129

110 | CLASSIFIEDS SECTION

Nusajaya, SILC Industry Park, Nusajaya, Johor Nusajaya, SiLC, - Detached Detached factory, Factory, Detached SALE, RM 15,108,390, factory, SALE, BU45783sqf, RM 32,000,000, LA54288sqf, BU103000sqa, Desmond Fong, 016- LA3.5sqa, Celine Nusajaya, Horizon Hills, Semi- Nusajaya, Perling Height 768 1822, UP2261195 detached House, SALE, RM Perling, Perling, Apartment, Yong, 6012-711 1899 2,680,000, 4r6b, BU4000sqf, RENT, RM 2,200, 3r2b, / 6012-737 3899, LA37x84sqf, Eva Tan Yee Hwa, BU1217sqf, Neo, 016-715 5221 / UP2949013 6016-415 3377, UP2621434 017-715 8140, UP2743341

Nusajaya, Taman Bukit Indah Nusajaya, SiLC, Detached Pekan Nanas, Garden Villa, Plentong, PRIMA REGENCY , 2-sty Terrace/Link House, factory, SALE, RM 16,024,050, Semi-detached House, SALE, SERVICE APARTMENT, RENT, RM 2,300, 4r3b, BU45783sqf, LA56344sqf, RM 763,875, 6r5b, BU2987sqf, Apartment, SALE, RM 370,000, BU1400sqf, LA20x70sqf, Desmond Fong, 016-768 1822, LA3070sqf, Jasmine Sin, 6019- 3r2b, BU1050sqf, Cheryl Kong, Catherine Lau, 6016-293 1136, UP2694604 774 1383, UP2918810 012-774 1124, UP2645905 UP2908010

Pulau Tikus, Pulau Tikus Luxury Bungalow swimpool, Bungalow House, SALE, RM 4,800,000, 6r6b, BU5000sqf, LA4400sqf, Daiwa Seremban, SUMMER / Pontian, pontian , Agricultural Housing Agency, 016- Plentong, Molek Pine Tower 2, Taman Molek, Johor Bahru, Flat, SEREMBAN 2, 2-sty Terrace/ Land, SALE, RM 26,000,000, 433 6767, UP2824019 SALE RENT, RM 3,200, 3+1r3b, BU1420sqf, Minh Loi, 6016-722 3973, Link House, , RM LA54.43sqa, C. N. Wang, 016- UP2836941 567,000, 4+1r3b, BU1400sqf, 777 3884, UP2705388 LA20x75sqf, Kenix Chan, 6014- 626 1833, UP2912497

Simpang Rengam, PUSAT PERNIAGAAN WAWASAN, Skudai, Agricultural Land, Office, SALE, RM 650,000, SALE, RM 35,000,000, 6b, BU4620sqf, LA1540sqf, LA28sqa, Simon Lim, Rengland Developments SB, 6597334803, UP2909907 0127231033, UP2911612

Tanjong Tokong, Fettes Sungai Bakap, MUKIM 5, Seberang Perai, Semi-detached House, SALE, RM 500,000, Residence, Condominium, Sungai Ara, Regency Heights Condo, Condominium, SALE, RM Agricultural Land, SALE, RM 5r5b, BU5000sqf, LA50x80sqf, Demo Account, 60, RENT, RM 4,500, 3r2b, 663,000, 3+1r2b, BU1258sqf, Winness Teoh, 6012-499 3655, 28,226,880, BU36sqa, Tan, UP2906328 BU1600sqf, Ng Dee Land, 012- UP2951613 0122909525, UP2954961 658 4174, UP2926597

Tanjong Tokong, Tanjong Tokong, Seri Tanjung Fettes Residence, Pinang, Bungalow Condominium, RENT, House, SALE, RM 5,000, 4+1r4b, RM 15,000,000, BU2410sqf, Ng Dee 5+1r5b, BU9000sqf, Land, 012-658 4174, LA11000sqf, Ester Tanjong Tokong, Quayside UP2915011 Ng, 6012-415 8111, Tanjung Bungah, Bungalow Condominium, Tanjung UP2580152 House, SALE, RM 6,000,000, Tokong, SALE, RM 2,100,000, 5r5b, BU8000sqf, LA11000sqf, 2r3b, BU2146sqf, Wong, AL, 6016-417 9909, UP2311581 06596692795, UP2904677

Tanjong Tokong, The Peak Residences, Condominium, RENT, Ulu Tiram, Pelangi Indah, 2-sty Terrace/Link House, SALE, RM Tanjung Malim, Agricultural Land, SALE, RM 840,000, LA12sqa, RM 1,800, 3r2b, BU1000sqf, Shirlyn Lee, 6012-284 7373, 475,000, 3r3b, LA24 x 80sqf, Joreen Chu, 6012-782 6688, Tang, 0193305623, UP2917054 UP2910279 UP2927990

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2014 A RetR ospective: t he Best 10

For the past nine years, Top 40 Under 40 has strived to identify and honour young trailblazers in their respective industries. As this annual event celebrates its 10th anniversary this year, we decide to take a look back at the past 360 candidates and narrow it down to the 10 who have advanced the most since in their professional careers. These are the best of the best who continue to inspire us with their vision, determination, courage, creativity, and excellence. While youth is an asset, these men and women demonstrate that experience is key to continuing success.

Organisers: Official Timepiece: Official Venue: Official Hair: Special Thanks:

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