ON FRIDAY SEPTEMBER 4, 2015

OME owners and investors have been heading to Ipoh to examine one of its most luxurious and newly Hconstructed apartments, Upper East @ Tiger Lane. Upper East @ Tiger TASTE OF LUXURY IN IPOH Upper East @ Tiger Lane features five blocks > Luxurious living spaces for a sophisticated of 529 apartment units of various sizes and lifestyle in the northern region layouts. From 1,162 sq ft – ideal for a small Lane, Ipoh family, to 1,507 sq ft dual-key units for extended families and 1,787 sq ft duplexes for the adverse environmental impact Sdn Bhd on security systems and high-speed With 40% of the development project already larger households or those who simply like to and stimulates economic growth by broadband for Upper East @ Tiger Lane. completed, Upper East @ Tiger Lane is relish in spaciousness. leveraging the various systems that a city Future tenants will receive 10mbps of scheduled to be ready by the end of 2016. For The property comes with built-in internet encompasses in a holistic, intelligent and uncapped internet usage, free of charge, as more, log on to the Andaman website or visit access, along with a myriad of security proactive manner,” said Andaman soon as they move in. There are other www.uppereast.com.my features including perimeter security, visitor Property managing director Datuk Seri packages for those who want to upgrade their management and access control systems, Dr Vincent Tiew. usage (100mpbs). Fibre optic modems with X Email your feedback and queries to: CCTV surveillance, voice intercom Tiew recently announced a RM5 million built-in WiFi routers are provided at no cost, [email protected] configurations, fibre-based HD SMATV contract it signed with XccessComm HSBB activation and installation included. systems and a resident WiFi hotspot. All facilities provide maximum security for occupants for a worry-free lifestyle. Leveraging on the concept of extravagant living, the property also offers a wide range of in-house facilities at its premium clubhouse. Take a plunge at the impressive Olympic-length pool or unwind at the private Jacuzzi. There is also a fully-equipped gymnasium that overlooks the swimming pool. Other amenities include a yoga deck, wading pool, sauna, tennis court, tropical garden, playground, multipurpose hall, squash court, party lawn and a reflexology path. LARGE ON SECURITY AND TECHNOLOGY “A secured and connected community like Upper East @ Tiger Lane has a single integrated, efficient and transparent ecosystem. Technology flows through every vein, utilising the network as the integral platform for day-to-day use. This allows the service to match the supply of largely finite resources with ever- increasing demand, spur innovation and creativity to XccessComm HSBB Sdn Bhd director KC Wong (left) and Tiew seal the deal on a RM5 million contract for security systems and high-speed broadband promote quality of life for its instantly available for residents when they move in. inhabitants, it also minimises Free trips await lucky buyers of S P Setia properties AS part of S P Setia’s 40th anniversary, the our experiences and achievements with them, questions regarding S P Setia. Each entry by a stipulated deadline. company has chosen to launch a contest to especially at our projects overseas,” said S P must be submitted with proof of purchase – Besides the grand prize, contestants have reward its customers. The contest will run Setia Berhad acting deputy president Datuk the signed sales and purchase agreement, the opportunity to win amazing getaways until Dec 1, offering the grand prize winner a Wong Tuck Wai. along with the buyer’s MyKad. to places like London, Melbourne, chance to experience exclusive escapades to There will be three draw events – Sept 19, Purchasers who do not win any prize in Qinzhou, Ho Chi Minh City, Singapore and six cities – London, Melbourne, Nanning, Ho Oct 31 and Dec 12. The draws will be carried the first draw will still be eligible for the Langkawi. Consolation prizes in the form of Chi Minh City, Singapore and Langkawi – as S out at four locations which are: grand prize draw in December. Eligible hi-tea on a luxurious yacht will also be P Setia’s guest, on business class flights. X Setia City Convention Centre; purchasers who cannot attend the draw presented at the draw events. X Setia Welcome Centre SPICE in events are allowed to send a proxy, but the For more information, log on to the S P SIGN OF APPRECIATION ; person must submit their respective details Setia webpage. “S P Setia has grown from a being a local X Double Tree Hotel in ; and developer to a global property player and has X Aeropod in Kota Kinabalu. over the past seven years, expanded our wings to Vietnam, Singapore, Australia, WIN EXCEPTIONAL EXPERIENCES China and the United Kingdom. So, whilst we Eligibility is through purchase of an S P Setia celebrate our 40th anniversary, we would property. Each unit of RM210,000 and above also like to show our appreciation to our purchased entitles the buyer to one entry. purchasers. What better way than to share Contestants only need answer two simple

(From left) S P Setia Berhad executive vice-president Kow Choong Ming, S P Setia Berhad executive vice-president Tan Hon Lim, Wong, S P Setia Berhad executive vice-president Datuk Koe Peng Kang, Airlines Berhad head of MICE Manmohan Singh Chatar Singh, Focus Malaysia director of sales and marketing Alison Lim, and Canon Malaysia senior sales and marketing manager Edward Chang. ON FRIDAY SEPTEMBER 11, 2015 Time to thrive or time to survive > Exploring the best opportunities and capitalising on them E ARE X In Malaysia, it’s very common for new living in properties to remain vacant for at least 12 rather months as most tenants would be Winteresting reluctant to be the first few to move into and challenging times, an empty block of apartments. with almost everything X It is also not easy to sell as prospective heading south. The buyers would have plenty of choice from stock market, the among the empty units. Further, he will ringgit, gold, probably be fishing for the best available commodities (oil and deal from a desperate seller. palm oil) have all X Even if you are lucky enough to find a dropped tremendously buyer, he may not be able to qualify for a over the past few bank loan due to more stringent credit months. This situation requirements. is not just peculiar to Malaysia. Several of our During this time, the bank instalments neighbouring and service charges would have started countries/markets, while the vacant property you now own including Thailand, remains unproductive. Indonesia and even One middle-aged couple I know have Australia are badly been sitting on two empty bungalows in a affected. gated and guarded development in Cheras Unfortunately for for the past 12 months. Even though prices Malaysia, inflation in have appreciated by 30% and they have 2015 can be expected to “paper profits” of RM700,000, their Milan Doshi reflect a painfully combined negative cash-flow is close to noticeable increase of RM15,000 per month. They are ... Financial trainer, Milan Doshi, is also the at least 5% to 10%, X unable to rent it out as the area has no best-selling author of How You Can largely influenced by ready pool of expat tenants willing to pay Become a Multi-Millionaire Real Estate the implementation of rents of more than RM5,000 per month. Investor! the 6% Goods and X finding it difficult to sell due to the He will be conducting a three-hour talk Services Tax (GST) Let us analyse how these factors affect the economic slowdown and difficulty for on “Property Investment” this Saturday from April 1, 2015. real estate market and investors in particular. new buyers to obtain loans. from 7pm to 10.30pm. Venue: WMA The dilemma we are facing: Most property investors have made tonnes of X When asked how much savings they had Training Centre, Block 41, 7th Floor, 1. Are we in a crisis-like situation like what money in the last five years when prices rose to cover the negative cash-flow, I was Boulevard Mid Valley City, we went through during the 2008/09 Global by 30% to 50% depending on the property informed that they had just enough to (Opposite the police station.) Financial Crisis or the 1997/98 Asian type and location. Is it time to brace for a last for another two years maximum. Financial Crisis? price correction and losses? Clearly for this couple and many others FREE ENTRY for readers of theSun, if 2. Are we seeing more opportunities around While many people are focused on prices, in their shoes, it is now a question of they bring this article or copy of theSun us and capitalising on them? what is equally, if not more important, is survival. newspaper dated Friday, Sept 11, 2015 3. If you do not do anything to protect your the cash-flow aspect of property containing this article. (Save ticket price: investment portfolio, you might end up investments. Property investors, who had For those who have the cash and the RM198) losing. bought from developers a few years ago and borrowing ability, now is clearly a time to To register kindly call/contact 4. Try to diversify in these volatile climes and are expecting to receive their keys within thrive by taking action. There are many Ms Karol (Hp: 017-966 6178 or email uncertain markets, and you might end up the next six to 12 months, are going to be in for great deals out there waiting for you to [email protected]) losing. a nasty shock. uncover. Start with places you are familiar 5. Would it be best to do nothing, just sit tight Upon completion, new developments will with such as your neighbourhood, your and ride out the financial storms? need some time for the market to absorb, office area or places you go to frequently. X Email your feedback and queries to: 6. Finally, is it time to thrive or time to just whether it is for the purpose of sale or rental/ Anytime a good deal comes up, you can [email protected] survive? leasing. grab it quickly without much hesitation. Eco-living wonders BANDAR Seri Botani celebrates eco-friendly equipment for residents to enjoy a balanced FISH FEEDING STATION parties, nature photography or pre-wedding lifestyles with an integrated township located and healthy lifestyle. Visitors and residents alike can spend quality photography. close to Ipoh city. family time through feeding the various Taiko Group recently launched Phase The strategic township is complemented FISH POND species of fishes available. 6.1A[1], consisting of 40’x90’ double-storey with Eco Park 1 and Eco Park 2, making up a Complemented with a gazebo that semi-detached homes. These Seri Teratai total of 56.6 acres of space for play and serene overlooks the fish pond as you while away Eco Park 2 will also feature a 2400m homes are adjacent to both Eco Parks, with relaxation. Residents can enjoy a leisurely your time. bicycle track, walking track, and ornamental several units offering breathtaking views of walk to the Eco Parks through available gardens dotted with a variety of plants the lush greens of Eco Park 1. park connectors. Other noted features of the CHILDREN’S PLAYGROUND species, decks, and aqua plants. It is the For more information, visit the official property include: Specially created for the young ones, with perfect venue for family outings, birthday Bander Seri Botani website. shaded areas for parents and family VIEWING DECK members to relax as well. Featuring rustic structures and a strategic location on top of the hill, residents can enjoy JOGGING PATH a majestic view of the entire park. Navigate through the many terrains and surrounding water bodies of the park while OUTDOOR GYM enjoying the panoramic view of lush Complete with colourful, multipurpose gym greenery dotting Eco Park. ON FRIDAY SEPTEMBER 18, 2015 and property outlook > Property market overview HILE a report citing Institut Rakyat director Yin Shao Loong Wmentioned that Sabah has the most expensive homes in Malaysia, costing some 11 times more than a family’s median annual income of RM34,320 (followed by Sarawak, then Kuala Lumpur), a study by CH Williams Talhar Wong and Yeo on the property scene in Sarawak signalled growth in the last five years. SARAWAK SCENE C H Williams Talhar Wong & Yeo managing director Robert Ting states: “There has been a hike in property prices in Sarawak over the last five years, recording impressive increases of between 10% and 15% per annum or even more, especially for prime residential and commercial units. The residential sector has seen a shift, to high-rise residential developments especially Taman Rimba, Phase 3, KotaKinabalu. in the urban areas of the major towns and cities such as Kuching, the commercial shophouse and where high-rise residential retail sector with increasing Kota Kinabalu developments have even exceeded 600,000 650,000 <> vacancy rates and negotiable and that of landed residential for its 1,000,000 1,100,000 <> reduced rentals. The market seems urban area. There has also been a to have “softened” and sales are huge growth in the commercial Keningau somewhat dampened by the low 220,000 250,000 <> sector for Sarawak with high 380,000 500,000 <> Sandakan buyers’ sentiment following the numbers of shophouse units coming 400,000 420,000 <> latest negative developments in the 700,000 750,000 <> into the market in the last few years, economic and political arena of the as well as the proliferation of retail country. space which has increased by more Prices of property in Sarawak is than two million sq ft for Kuching in 396,000 422,000 fairly low compared with KL. Then 587,000 577,000 the past five years and close to four again, Ting adds, the rate of million sq ft in the last eight years.” increase has been “scary” in recent Ting adds that although the years. “This is due to the generally market has been growing at a lower average household income in Miri prolific rate in the last five years, it 392,000 482,000 Sarawak compared with KL. There seems to be slowing down in terms 599,000 648,000 will be increasing disparity between Tawau Lahad Datu of take-up rates. However, prices 301,000 322,000 <> what the market is offering and the 432,000 552,000 <> 360,000 420,000 <> are still increasing albeit at a lower Bintulu 550,000 620,000 <> demand of the general population 342,000 366,000 rate. Price adjustments have also 495,000 573,000 should property price continue to begun due to the implementation of increase at the rate it has been rising GST. at. Affordability of property in In all, Ting feels that the Legend: Sarawak is now an issue and a property market in Sarawak will pressing problem to provide good continue to be positive. However, basic housing for the community at Average Transacted Price of 2 Year Year 2015 property developers will see a storey Terraced House 2013 2014 Outlook large,” Ting commented. slower intake of properties – “a (RM per unit) decline in volume of sales. In short – SABAH STANDING prices will increase but transactions Sibu Over in Sabah, C H Williams Talhar will slow down”. 327,000 370,000 & Wong (Sabah) managing director 522,000 581,000 Average Transacted Price of 2 Year Year 2015 In fact, some sectors are already storey Semi-Detached House 2013 2014 Outlook Robin Chung shared his views. “For (RM per unit) showing signs of saturation such as Sabah, in general, the property market has been quite active with a number of new developments launched (especially in Kota Kinabalu), which has also been going through a growth phase in the earlier part of the last five years with a rise in property prices. But the decline in commodity prices (i. e. CPO-profits from oil palm being one of the main drivers of the property market) in the later part of 2012, the Central Bank’s implementation of tighter lending guidelines and cooling measures between 2012 and 2014, plus buyers’ difficulty in getting loans approved as well as less favourable economic conditions of late … these have seen more cautious sentiments and transaction activities taking a breather with prices levelling off.” Price wise compared to KL property, Chung reveals that the new or on-going condominiums in KK CBD ranges between RM700 and RM1,000 per sq ft … “roughly averaging to RM800 to RM850 per

TURN TO PAGE 26 X ON FRIDAY SEPTEMBER 18, 2015

XFROM PAGE 25 sq ft whereas we are made to returns are concerned, albeit A vision in the making understand that recent launches presently hardening yields with the in the Golden Triangle area in KL relatively steep rise in property would average RM1,600 to RM1,800 values over the past years. per sq ft.” However, most of the investment Generally, there are no interest would be focused in KK, restrictions to purchasing land held which is the administrative, under the “Country Lease”. education, business and services However, land held under “Native hub and the main gateway to Sabah Title (NT) are restricted to the where the majority of the natives of Sabah only. NT land can population is centred. It is the focal however, be sub-leased point for tourism, attracting people to non-natives but for a period not for education, business and exceeding 30 years,” informs employment opportunities, which Chung. will drive demand for properties.” His take on the Sabah outlook in IT’S ALL ABOUT PERSPECTIVE general: “For the near term … it “Stringent financial borrowing would be rather subdued given guidelines and other measures present market conditions.” taken by the government via its As at the end of last year, the All OINT development project by the Aspen Group Vision City, Penang chief minister (in financial institutions have also House Price Index for Sabah stood and Ikano Retail Asia offers mixed development blue shirt) mentioned that this project development is eased speculative purchases. On the at 295.6 points (up from 293.3 during Aspen Vision City. Spanning across 245 acres of envisioned as a metropolis, considering the state positive side, these cooling the same period the year before), Jfreehold land right in the centre of Batu Kawan, plans to amalgamate Batu Kawan and neighbouring measures have resulted in market with residential and commercial this project is poised to become the next integrated areas to become one established satellite city. Phase 1 corrections in some sectors, sub-sectors experiencing growth in Central Business District of Penang, a thriving is targeted for completion in 2018. For more, visit preventing what could otherwise be terms of value of 6.7% and 5.8% metropolis that will boost growth in the northern aspenvisioncity.com.my a runaway situation in terms of respectively. region even further. market pricing and overhang,” Reports claim that many projects Comprising a modern mix of residential and informs Ting. due for launch this year are put on commercial properties, Aspen Vision City will In general, investment type hold (eg. Tuaran’s shopping mall) as offer a state-of-the-art regional shopping centre property in Sabah and Sarawak are developers “watch and wait out” the which will include the very first Ikea in said to be comparatively new as unsure development situation in the Malaysia’s northern region. Another highlight most properties are owner country. of the development will be a 25-acre Central occupied rather than purchased for Nevertheless, ask property gurus Island Park, not to mention the satellite city investment purposes. However, like Milan Doshi and Tan Hwa supported by comprehensive infrastructure, times are changing says Ting. Chuan along with many others who meticulously planned development “Good location, established areas will agree that the best time to buy components, a strategic location and excellent and areas with potential are still property is when others fear to do accessibility. Added Aspen Group CEO Datuk worth investing.” so … “provided the location is good, M. Murly (third from right): “Columbia Asia Chung, however, gives Sabah the you can secure good financing and Medical Centre will also be included … We nod. “In terms of investment, where you have negotiated yourself a believe that all these and more will be able to long-term capital gains and rent good deal!” create new vitality and vivacity, besides spurting new commercial activities in this part X Email your feedback and queries to: [email protected] of the country.” At the ground breaking ceremony for Aspen ON FRIDAY SEPTEMBER 25, 2015

HILE prices of residential property in Sabah and Sarawak is said to be still “fairly low” Wcompared with that in Kuala Lumpur, the rate of increase has been termed Sabah and Sarawak quite “scary” in recent years, considering the generally lower average household income in PART 2 which has been significant that part of the country. Then again, while in numbers. Most of the prices may be considered high for some, it is new developments are still affordable to others. We explore the said to be “piece-meal” and residential market as compiled in C H property outlook small, with new launches Williams 2015 property report, along with noted to be more active in views and comments from C H Williams the outlying suburban areas, prime secondary Talhar & Wong (Sabah) managing director > Exploring residential markets in the two states areas such as Matang, Batu Kawa and Jalan Robin Chung and C H Williams Talhar Wong Muara Tuang. Double-storey terraced houses & Yeo managing director Robert Ting (on continued to be the mainstay of the landed Sarawak). Transaction Activity Price Trend Take-up / Occupancy Rate residential sector followed by semi-d’s. Prices in prime locations remain high, past the LANDED RESIDENTIAL IN KK 2014 2015 2014 2015 2014 2015 RM500,000 bracket for double-storey According to the WTW 2015 report, there MAIN MARKET terraced units and RM1 million and above for were fewer launches of landed residential semi-d’s. Kota Kinabalu developments and new launches comprising ► ► ▲ ► ► ► 2015 is expected to reflect a similar mainly double-storey terraced houses located Kuching ► ► ▲ ▲ ► ► scenario with slow-down in sales volume due beyond the 10km radius of the city centre. SUB MARKET to further cost/price inflation and GST. Older residences nearer the city centre or in However, property prices are still expected to established neighbourhoods are well sought Sabah rise, albeit at a lower rate. after still. However, rentals are relatively Sandakan ► ► ▲ ► ▲ ► stable, thereby compressing yield Here are some relatively recent residential expectations. Tawau ▲ ► ▲ ► ► ► launches in Kuching. Overall, the landed residential segment has Lahad Datu ► ▼ ► ► ► ► • Batu Kawa Residence in Jalan Batu Kawa sustained with limited new supply in prime/ • Central Villa in Jalan Muara Tuang Keningau established locations. Says Chung: “I wouldn’t ► ► ▲ ► ▲ ► • Federal Park in Matang call the new launches out of the city centre up Sarawak • Fullerton Villa in Batu Kawa and coming areas, instead more like a • Lot 933/Wawasan Barat Teguh in Jalan Bintulu ► ▼ ► ▲ ► ▼ continuation of developing areas such as Muara Tuang those along or off Jalan UMS-Jalan Sulaman in Sibu ► ► ▲ ▲ ► ► • Malihah Jaya in Matang the northern sector of KK where there are still Miri ► ▼ ▲ ▲ ▲ ► • Residence 805 in Matang tracks of development land, wherein major • Rivervale in Bua employment centres, government • Taman Sri Permai in BB Semariang administrative offices, educational unsuitable in house types. built-up areas like Kuching,” adds Ting. institutions and such are located in.” Prices of semi-detached houses have However, 2014 witnessed less launches and X Email your feedback and queries to: Chung’s take on the outlook for the near breached the RM1.5 million figure due to the less project completions probably because of [email protected] term: “Rather subdued given the present increase in land and construction costs, the shift to strata-titled residential units, market conditions.” especially telling for Sarawak, having lower Here are some relatively recent residential density development guidelines compared launches in KK. with other states. Occupancy and take up X Alam Puteri Phase 1A in Sepanggar rates of housing remain stable while rentals X Rimba Phase 3 in Menggatal stand more or less unchanged from the year X Monitod Phase 2 in Kasigui before. X Putra Pogun in Kibabaig “Due to the generally lower average X Pertama Phase 2 in Penampang household income in Sarawak compared X Villa Nambazan in Penampang with KL, there will be increasing disparity X Taman Impian in Inanam between what the market is offering and the demand of the general population LANDED RESIDENTIAL IN KUCHING should the price of property continue to Stable with steady transaction volume, the rise at the rate it has been increasing. residential property prices continue to rise, Affordability of property in Sarawak is an prime real estate substantially higher. In fact, issue and has become a pressing problem to with the current market prices, first time provide good, basic housing for the home buyers are having a hard time owning a population at large,” says Ting. Some areas house in Kuching, let alone other parts of being developed include “Bintulu – where Sarawak. Affordable houses are generally the SCORE projects are, and Samarahan priced below RM400,000 but these are which is growing at a fast rate due to the located either in secondary areas or spillover effects of the extension of nearby Trip-free and trackless NOW who says that you will need to forgo style and elegance in the home while keeping pests and dust out? With Magicseal Plisse, home can be just as pretty, if not even more aesthetic, with the wide range of functional and stylish screens. WHY CHOOSE MAGICSEAL PLISSE? Other than keeping pests out and the home front low on dust, here are some other reasons to use Magicseal Plisse as your preferred screen.

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