Tuesday, May 31, 2011

PAVILION RESORT AND PROPERTIZER'S ROADSHOW OF THE WEEK

PAVILION RESORT AND PROPERTIZER'S ROADSHOW OF THE WEEK



















Seat back and relax after a hard days work and enjoy the splendid sea view and second link view from the INFINITY POOL / Jacuzzi while taking a nice relaxing dip or while you enjoy a nice friendly game of tennis located on the 5th floor. Enjoy those views as well from your very own unit as Every unit (6th floor and above) of The Pavilion Resort's balcony is facing towards the same direction (SOUTH). So make sure you do have a table for approximately 3 to seat down and have a nice "chit-chat" while you enjoy your drink with the awesome natural breeze blowing at you.

Two types of unit:
Intermediate Unit: 1,477 sq.ft.
Corner unit: 1,616 sq.ft.

For more information please do not hesitate to give anyone of us a call on these numbers:
Michael: 016-4207727
Luffy: 012-5560077
Ryan: 0164278766
Daniel: 016-4217121

Last-but-not-least, if you wish to talk to us in person we will be in Queensbay for an exhibition starting from tomorrow (1st June 2011) till this Sunday (4th June 2011) from 10am - 10pm. Come over and meet with your propertizer team. The propertizer team won't be just marketing out the new upcoming condominium in the mids of Bayan Lepas and Teluk Kumbar (Pavilion Resort), but as well as C.P. (Casa Perdana in Seberang Perai) and TK (T.K. Residents in Teluk Kumbar)

PS: If you are a very keen and interested buyer, we would like to advise you to bring both your necessary documents and a cheque book to book your unit(s) and to check your loan. Thank you.

Quote of the Day

Lovely to be back , but preparing for another roadshow in Queensbay Mall from 1st-5th June.

Today's quote is something about wealth . Alot of people says "wow i wish i could be a millionaire , buying sports cars , huge condo/landed , spend on anything i want and i don't have to worry about anything ." True , but if you a millionaire , you are still paying the bank loans , still got to wake up early to see through your business until you are practically old .

I know a friend that he's not a millionaire but rich enough to enjoy things he wants . What is the definition of "Rich'?

"Rich ...Waking up anytime i want , only worry about exams at 30 years old , worry about if i buy I-phone 4 , i'm worried I-phone 5 will be out , owning a few chalets in an island out of country , cracking head on where to go for holiday , cracking head on which school to send the children to , cracking head about what to eat today ."

Wednesday, May 25, 2011

Roadshow: Giant & Friendship Fest 2011, the Biggest trade fair in the Northern Region, Malaysia

Dear all,
We have a great line up of roadshows this May/June.


We would be at Giant (Bayan Baru) for our roadshow from tomorrow (Thursday) till Sunday 26th - 29th 2011. We will be having our latest package, and are offering a special package discount for ONLY 3 purchasers!

Following that, we have another back 2 back roadshow:

Friendship Fest 2011 @ Queensbay Mall (Open air car park)
Penang International Trade and Co-operative Expo 2011



This event would be held at he open carpark of Queensbay Mall, Bayan Lepas.
"Penang 2.5 million square feet of shopping paradise. Penang's largest and longest shopping mall, with 8-level car park, and 5 retail levels.
Strategically located between Penang bridge and Penang International Airport, Queensbay Mall is the most popular and happening place to dine, shop and simply chill out."

This event would be held from 1 Jun 2011 - 5 Jun 2011 (From 10.00 am - 10.00 pm)
FREE ENTRANCE

Here are some reasons why we chose to exhibit at this event:
*To be part of this prestigious inaugural international event and the biggest in the Northen Region.
*To host 500 companies international and domestic, 1500 international conference delegation and more than 50,000 visitor from business and families crowd.
*Medium to promote your company and business to Northern Corridor market as well as ASEAN trade buyers.

doubt to be:
“The Biggest Trade Fair in the Northern Region of Malaysia”


Exhibitors Profile

Biz Clinic

Biggest Thai Industry Exhibition

Trade Fair

Industrial Automotive Exhibition

International Food Fest

International Forums and Conferences

Community & Education Program

Real Estate & REIT Exhibition


Visitor Profile

*Academics & Researcher
*Business Owner & Decision Makers
*Manufacturers
*Distributors & Agents
*Exporters & Importers
*Retailers & Wholeselers
*Merchandisers
*Head of Communities
*Government Agencies
*Trade Promotional Boards
*Trade Associations & Chambers or Commerce
*Media
*General Public

Floor Plan:






Thats the info for
Friendship Fest 2011 @ Queensbay Mall (Open air car park)
Penang International Trade and Co-operative Expo 2011

For both expos, we will be displaying both Casa Perdana and TK Residence model there.
There are still good units available for Casa Perdana and TK Residence, so don't miss out this golden opportunity.

We would also be having 2 more roadshows on the month of June. We hope to have finish selling Casa Perdana and TK Residence as we have more projects to sell in future. One of it is Taman Baru Indah @ Balik Pulau, Penang. We have over 60 units that will be available for sale. Price and features still under pending so will release the news, exclusively to you at a later date.

Thanks and see you there..!!

Do You Think RON95 Will Increase?

Based on the subsidy rationalisation plan, there would be a review every six months for subsidies on all products, RON95 prices were revised last December and therefore a revision was now due. So, the price of RON95 petrol will be reviewed in this month or early June. The possibilities of price going up is very high as our government had reiterated that the subsidy burden is quite high.

pump petrol

Well, if our government can remove the subsidy and use this amount of money to develop start developing our public transport. Then, I will definitely support for that move. In the other words, they should make use of it to create balance and spur our economic growth. By right, if they know to plan properly and come out the effective strategy from the earlier stage, then they should know to adjust the subsidies during economic boom, but not recession time.

I found that the main reason that most of the people complain is because they feel unfair. According to the comparison of our oil production and price to other countries, it’s correct to the certain extend, but not all, because they didn’t compare the whole thing but just the oil production and price. We all also understand that we are already paying a lot of tax to our government when purchasing a car but we still cannot enjoy the benefit of having cheap petrol nowadays.

As you known, the price that we pay for a car is almost double compare to most of the other countries. Imagine that, we can actually buy a Toyota Camry in Thailand for just RM70,000, but how much do we need to pay for a Camry in Malaysia? Almost RM150k, right? So, people in Thailand can save RM80,000 compare to us.

Let us calculate into more details…

RON95 Historical Price

Let say the Camry driver in Thailand pumps in 100 liters of petrol per month and assume their petrol is RM4.00 per liter, so he will need to spend RM400 per month for the petrol. There’ll be 12 months per year, so in total, he will have to spend about RM4800 per year for the petrol. But, he save about RM80,000 for his buying car, which means that this amount of money allows him to pump in petrol for 16 years. And, this 16 years FREE pumped petrol of RM80k + RM70k = RM150k Malaysian Toyota Camry!!! Which type of offer do you want?

Many complain is because they care, and they suffer from their living. Our government should understand that this batch of people really need fuel subsidy and as a whole it’s not similar to opium.

Mah Sing to launch RM2.5bil projects


Tan Sri Leong Hoy Kum with a model of Icon Residence@Mont’Kiara

PETALING JAYA: Mah Sing Group Bhd will launch RM2.5bil to RM3bil worth of projects in the Klang Valley, Penang and Johor this year to meet its sales target of RM2bil for the current financial year ending Dec 31.

Group managing director and chief executive Tan Sri Leong Hoy Kum said the projects would comprise an array of commercial, residential and industrial properties.

The two commercial projects are Icon City Petaling Jaya and Star Avenue@D'Sara, while the industrial project is iParc 3@Bukit Jelutong.

Residential projects lined up for launch in the Klang Valley include Hijauan Residence in Cheras, Kinrara Residence, Aman Perdana, Bayu Sekamat, M Suites@Jln Ampang, M City@Jln Ampang and Garden Plaza in Cyberjaya.

There are also three residential projects to be launched in Penang Legenda@Southbay, Icon Residence and Ferringhi Residence. The project in Johor Baru is Sierra Perdana.

Leong said Mah Sing's RM2bil sales target for this year was higher than the record sales of RM1.5bil achieved last year.

As at April 11, the developer recorded sales of RM738mil, which was about 37% of its sales target for this year. Mah Sing also has unbilled sales of RM1.3bil as at Dec 31, 2010 that will be realised over the next two to three years.

For the financial year ended Dec 31, 2010 (FY10), Mah Sing achieved profit after tax and minority interest of RM118mil, a 25.5% increase over RM94mil in 2009. Group revenue for FY10 was also higher at RM1.1bil against RM702mil previously.

Leong said Mah Sing would aggressively expand its land bank and was now looking for suitable prime land in greater Kuala Lumpur, Penang island and Johor Bahru.

Last year, the group undertook 10 land acquisition exercises. This year, it has so far signed one deal.

“These are prime land which can yield remaining gross development value (GDV) and unbilled sales of about RM14.1bil. It should keep the group busy for the next seven years,” he added.

Leong said Mah Sing aimed to buy land that could provide GDV of RM7bil to RM12bil this year. He said the group had the resources to fund the acquisitions.

Besides making outright land purchase, the group is also open to joint ventures with land owners.

“We are scouting for land near the proposed MRT stations, as the new transport infrastructure would create higher value for these land,” he added.

Mah Sing's upcoming projects that are located near the proposed MRT stations along the Sungai Buloh-Kajang line include Star Avenue@D'Sara (near Taman Industri Sungai Buloh station) and One Legenda and Hijauan Residence (near Taman Suntex station).

Projects along the proposed circle line include M Suites (near Great Eastern mall stop), M City (near Ampang point station) and Icon Residence Mont Kiara (near Matrade stop).

Star Avenue@D'Sara, the first night-guarded concept shop-office development, is one of the first new commercial projects coming up along Jalan Sungai Buloh. The RM402mil project comprises 3-storey shop offices and retail lots.

The RM980mil Kinrara Residence is a medium-high-end residential project on about 139 acres in Puchong. It comprises superlink residences, semi-detached units and bungalows.

M-City@Jalan Ampang will feature residential suites, designer small-office home-office (soho), sky villas and boutique retail units on five acres of freehold land.

The RM1.2bil project is targeted for preview in the second half of this year. Its first-phase preview will be designer soho and 3-storey boutique retail shops.

Icon Residence Mont' Kiara will feature 260 partially-furnished residences with a GDV of RM408mil. The development will offer about 200 different unit layouts in three iconic towers of 26, 28 and 36 storeys.

Dubbed garden terraces in the sky, the residences will have price tags from RM1.148mil.

By The Star

BDB to build condos in Alor Setar

Bina Darulaman Bhd (BDB) together with Belleview Bina Sdn Bhd (Belleview) will be developing a condominium here in the near future.

Work on the two-block unit named Kondominium Amansuri Residences, estimated at a cost of RM110 million, is expected to start in November with completion due in 2014.

Chairman of BDB Datuk Mohd Saad Endut said the proposal to build the condominium came about with plans to redevelop the existing Kompleks Tunku Yaacob and build an international standard hotel on a piece of land owned by the Kedah State Development Corporation (PKNK) and left idle the past 16 years.

He said the condominium will be built on a 1.469 hectare piece of land.

All the three projects will be built along the same row, he said during his speech at the signing of an agreement here today between BDB and Belleview for the joint development.

"The condominium will comprise two blocks of 22-storey and 25-storey respectively and will house a total of 227 residential units including six units of penthouse," Mohd Saad said.

Among the buildings' features would be car parks, swimming pool,
multipurpose hall, a pavilion, gymnasium and other facilities on par with the best condominiums around the country.

The condominium will also be gated and have tight security, he added.

With BDB's success record in Kedah and the achievements of Belleview in Georgetown, Mohd Saad said he was confident that the project would be a huge success.

"It would change the skyline of Alor Setar city besides increasing the state's coffer through tax collection and so on," he said.

Mohd Saad said that although the sales price has not been fixed for the condominium, he was confident that the price would be lower compared with prices in Kuala Lumpur and Georgetown.

Kedah Sato Sdn Bhd, a wholly owned subsidiary of BDB will be undertaking the construction of the condominium.

Meanwhile, Menteri Besar Datuk Seri Azizan Abdul Razak said the process of taking over the site of Kompleks Tunku Yaacob was going on and the request for the takeover of the building had already been sent to the state government.

"We expect that only in August we will be calling the involved family for the provision of compensation and we have not decided on the form of compensation that would be given," he said.

He also added the project had been delayed due to several unavoidable problems.

By Bernama

iProperty launches GPS-based Android app

iProperty.com Malaysia, the country’s number one online property portal, recently launched Southeast Asia's first Android app for property search.

The new product was designed to give users real-time access to over 255,000 properties for sale and rent, iProperty.com Malaysia Sdn Bhd said in a statement today.

It said the launch followed the its very successful unveiling of its iPhone and iPad real estate search apps last year.

"Since its debut, these apps have seen tens of thousands of downloads and have been ranked number one in the Lifestyle Category in the iTunes App Store," it added.

A highlight of the Android app is its Global Positioning System
(GPS)-supported feature, enabling users to view in real time properties on the market near their current location via Google Maps.

By Bernama

Malton plans RM2.2b launches over next 3 years

PETALING JAYA: Malton Bhd plans to launch eight property development projects worth some RM2.2 billion over the next three years, as well as beef up its construction division.

Executive director Hong Lay Chuan said Malton's construction unit has about RM200 million-odd worth of jobs in hand and that the division currently contributes some 30 per cent to group revenue.

Hong told reporters after the company's shareholder meeting here yesterday that Malton is bidding for design and build projects from the private sector.

He did not rule out tendering for government projects, especially those that come under the Economic Transformation Programme.

"We are bullish on both sectors and hope to do better this year. We do anticipate high cost in land and raw materials but if market sentiments hold up, we should do okay," he said.

For the nine months to March 31 2011, Malton's net profit increased threefold to RM45.7 million on a revenue of RM294.5 million.

On property development business, Hong said Malton foresees the market to be strong this year as demand for new houses is increasing.

Malton's eight new projects comprise medium to high-end residential and mixed property developments, the majority of which are located in the Klang Valley and some in Penang.

Hong said Malton is poised to benefit from the new launches, based on the success of its existing projects in the marketplace since mid-2010.

Malton has five on-going residential and mixed development projects worth some RM1 billion in the Klang Valley.

Hong said the projects in Bukit Rimau and Mutiara Indah in Puchong, which consist of 101 units of shop units and terraced houses respectively, were sold out even before the launch.

"We are looking for landbank to expand our property development division hence the need to raise funds," he said.

Yesterday, shareholders approved Malton's plan for a rights issue to raise between RM139.3 million and RM156.6 million.

Malton will use part of the money to buy land and undertake property development projects. Some RM60 million will be used to pare debt.

By Business Times

E&O to venture outside Penang, KL


Eric Chan with an artist’s impression of Quayside condominiums in Seri Tanjung Pinang phase one.

EASTERN and Oriental Bhd (E&O) will be leveraging on its expertise and reputation as a lifestyle developer to undertake more upmarket projects outside its traditional markets of Kuala Lumpur and Penang.

Deputy managing director Eric Chan says the group is ready to take the next step to move beyond its traditional markets and that includes venturing overseas.

E&O's foray overseas will commence with the opening of an E&O Property Gallery and the first offshore Delicious cafe in Singapore in November.

“We hope this step-by-step initiative will promote the E&O brand and its unique lifestyle experience to the regional and global market,” Chan told StarBizWeek in a recent interview.

Through its range of lifestyle property and other related activities, he says E&O has set new industry benchmarks in terms of concept, quality, design, service and values.

“We have two hotels, the Delicious chain of restaurants, a marina and a shopping mall to complement our property development initiatives to promote a unique lifestyle experience for our buyers,” Chan adds.

In F&B, the Delicious Group is embarking on an expansion drive that will see the opening of more outlets, both locally and regionally.

Presently it operates five Delicious cafes, a Reunion Chinese restaurant, a DISH steakhouse and a Delicious Ingredients gourmet grocer in the Klang Valley.

The first Delicious cafe outside the Klang Valley was opened at Straits Quay festive retail mall in Penang early this month.

A new Delicious cafe will be opened in Sunway Pyramid in August. It will also cross over the causeway in November when a Delicious cafe makes its debut in Singapore.

Chan says E&O is also looking to expand its capacity in the hospitality sector by adding new rooms and service suites to its two existing hotel properties in Penang.

The Loan Pine hotel just underwent a major refurbishment and expansion which saw the number of its rooms increased to 90 from 50 previously,

E&O Hotel will have another 139 suites added to the existing 100 suites once the Victory Annexe block is completed next year. There will also be new facilities including retail outlets.

Chan says it is a natural progression for E&O to leverage on its hospitality management expertise honed through the years to introduce the E&O Concierge Services that provide pay-on-demand concierge services, starting with the Suites at Straits Quay.

E&O is also targeting to manage the serviced suites at St Mary Residences (if it clinches the management contract for the property), and its other future developments.

Its ongoing property projects include the Seri Tanjung Pinang phase one in Penang that will take another three to five years to complete and St Mary Residences in Kuala Lumpur.

E&O's Seri Tanjung Pinang phase two is currently at the masterplanning stage.

Among the Kuala Lumpur projects in the pipeline include condominiums at Jalan Yap Kwan Seng and Jalan Kia Peng, as well as the sale of prime bungalow plots in Damansara Heights.

Chan says although property development is local in terms of supply, “the demand is actually global.”

“Singaporeans make up about 30% to 50% of our total foreign sales, and there is also growing potential to be tapped from other emerging markets like buyers from China and India,” he adds. Chan attributes the strong foreign interest to the relatively lower Malaysian property prices compared with those in other regional markets such as Singapore, Hong Kong and Thailand.

“Liquidity is ample and banks offer friendly financing. At the same time, Malaysian developers continue to innovate and offer quality products which are on par with international standards. Given the reasonable price levels, they present an attractive value proposition to property purchasers,” he explains.

In particular, Chan is upbeat on the Kuala Lumpur and Penang property markets, with the ongoing public sector and infrastructure transformation plans for Greater KL which he says will draw investors and support the property market.

“Kuala Lumpur and Penang are among the most liveable cities in Asia. They emerged in the 8th position in 2010 according to EAC International (an agency that rates living conditions in major cities for expatriates),” he points out.

Citing figures from Malaysian Investment Development Authority, Chan says Penang's growing popularity among foreign investors, having emerged as the state with the highest inflow of foreign direct investment (FDI) totalling RM12bil last year, will give a boost to the property market.

“Another RM7bil of FDI has been committed to be invested in the state which will generate a wave of expatriate workforce for the island within the next three years,” he adds.

Other supporting factors include the ongoing improvements in Penang's key public infrastructure such as the international airport expansion project targeted for completion this year end, the construction of Penang's second bridge (by end 2013) as well as the enhanced connectivity to the state with more air flights into the island.

“Penang's heritage and cultural appeal (as a Unesco World Heritage site) has won it many accolades, including the 2011 vote by Yahoo as one of the Top 10 Islands in the World to visit,” Chan says.

By The Star

Sime eyeing more projects in Singapore

SINGAPORE: Malaysia's largest property developer, Sime Darby Property Bhd, is eyeing for new projects, especially redevelopment projects in Singapore, said managing director Datuk Tunku Putra Badlishah Ibni Tunku Annuar.

“We are constantly looking for new projects, but obviously as you see the land here is very scarce and expensive, so we are doing more on redevelopment projects. We have old warehouses, we convert them into office buildings that kind of projects but we own quite a few buildings in Singapore, so we collect rental,” he told Bernama.

For the tenants, Tunku Putra Badlishah cited one of the buildings the company had in Dunearn Road, Bukit Timah. “We rent out a lot of buildings to our own companies. The motor division, for example, is big in Singapore,” he said.

Asked whether Sime Darby Property is looking for more land for its future projects, Tunku Putra Badlishah said most of the land here was standard in that they are mostly government tendered. “We have tried in the past and we will continue to bid for them,” he said.

He said Singapore was a good market for Sime Darby Property. “We've been successful in Singapore. We have a team here already, so it makes sense for us to continue looking at Singapore,” said Tunku Putra Badlishah, who is here for the Building and Construction Authority Awards (BCA Awards 2011), which recognises excellence in the built environment.

Sime Darby Property's Idea House has been awarded the “Platinum Green Mark” recognition, the first time that the state-run BCA is awarding a platinum recognition in the residential category.

Tunku Putra Badlishah received the award on behalf of the company from the National Development Minister Mah Bow Tan, who also launched the inaugural Construction Productivity Award last night.

He said the Idea House was a prototype project. “It is a research and development project because all the learning that we got in this project, we will try to implement and incorporate as many features of the Idea House in our products.”

Tunku Putra Badlishah said from the Idea House, Sime Darby Property was able to produce photovoltic cells enough to produce to power the house.

“We've been implementing a lot of this switches almost six months ago. So all of our future projects will have some elements of sustainability,” he added.

Meanwhile, the BCA Award is an annual event to honour and pay tribute to displays of excellence in the built environment in the areas of safety, quality and sustainability and user-friendly. This year, it marks a few firsts in the building and construction industry.

By Bernama

Malaysian developers win 4 top Fiabci awards

KUALA LUMPUR: Malaysian developers have won four top places out of the 14 categories contested in the Fiabci International Prix d’ Excellence Award 2011 with another three being runners-up, making this year’s outing the most lucrative.

The winners, from nine countries namely the United States, China, India, Malaysia, Brazil, Russia, Hungary, Singapore and Cyprus, were announced in a gala event held in Cyprus on Thursday night.

The Malaysian developers who picked up the four awards were SP Setia Bhd, Gloharta Malaysia Sdn Bhd, Sunway Pyramid Sdn Bhd and The Western Langkawi Resort & Spa.

SP Setia won the award for Precint 3 Setia Eco Park in the low-rise development category, Gloharta’s Bunga Raya Island Resort and Spa in Kota Kinabalu was the winner in the resort development category and Sunway Pyramid’s mall expansion was top in the retail development category.

The other winner was The Westin Langkawi Resort & Spa.

The runners-up were MMC-Gamuda Joint Venture Sdn Bhd’s Kuala Lumpur Smart Tunnel, Coronation Springs Sdn Bhd’s Springtide Residences in Tanjung Bungah, Penang, and Cahaya Jauhar Sdn Bhd’s Kota Iskandar (Phase 1) in Nusajaya, Johor. About 60 projects were submitted for the international award.

International Real Estate Federation (Fiabci) Malaysia president Yeow Thit Sang said this was an indication that our standards had gone up.

“For those who won, their victory is a marketing tool for them. It is a recognition of the holistic nature of their respective development and how it benefits the community it is intended for. They have won because they have met the criteria,” he said.

The successful outing, he added, was significant as it showed that the Malaysian property sector was evolving with new products and new concepts entering the market.

Setia Eco Park spans 790 acres of freehold land in Shah Alam of which 25% of the land has been set aside for lakes, gardens and walkways. It has extensive facilities like tennis courts, swimming pools, badminton and squash courts.

The award marked the SP Setia group as the only Malaysian developer to be recognised three times as a winner at the global level by Fiabci.

It was the second Prix d’Excellence Award for Setia Eco Park following its 2007 win in the Master Plan category.

“We are extremely proud of this achievement and recognition given by an international world body like Fiabci. As the country’s No. 1 property developer, we hold our heads high as we carry the Malaysian flag abroad,” said SP Setia group president and chief executive officer Tan Sri Liew Kee Sin.

By The Star

MK Land Q3 profit jumps more than two-fold

PETALING JAYA: MK Land Holdings Bhd's net profit jumped more than two-fold to RM7.2mil for the third quarter ended March 31 against RM2mil a year ago due to stronger performance of the property segment.

Its revenue for the period rose to RM165.1mil from RM94.7mil a year ago.

Going forward, MK Land's executive chairman Tan Sri Mustapha Kamal expects “double-digit growth” buoyed by its on-going property projects and new launches.

In a briefing yesterday, Mustapha said the “momentum” for the group to achieve double-digit growth was already in place.


MK Land’s incoming CEO Lau Shu Chuan with Tan Sri Mustapha Kamal.

For the nine months ended March 31, MK Land posted a higher net profit to RM15.8mil on revenue of RM292.9mil.

The higher net profit was due to higher revenue and lower finance cost.

Its property development segment generated RM249.5mil, representing 76.2% of the total revenue for the nine months ended March 31. The revenue was mainly from its property projects in the Klang Valley, particularly its Damansara Perdana development.

MK Land had also appointed Lau Shu Chuan as its chief executive officer effective June 1, taking over from Mustapha. Lau is currently the chief operating officer. Mustapha will be redesignated as non-executive chairman.

Mustapha made a comeback as executive chairman on June 25, 2008 when the company was facing difficulties. The company posted a net loss of RM60mil for the financial year ended June 30, 2008 (FY08). He managed to steer the company out of turbulence and felt that it was time to pursue his charity works through his foundations - Yayasan Emkay Foundation, Orang Utan Island Foundation and Pulau Banding Foundation.

“I do not want you to speculate. There's no other reason,” he said when explaining his leave from the company. Mustapha will remain as the major shareholder of MK Land.

Lau agrees with Mustapha on the company's prospects. He said its products were well accepted in the market and that the group had a landbank of 5,000 acres with various developments.

On its gearing level, Lau said MK Land had managed to bring down its borrowing significantly. Its total borrowing stood at RM275mil against its shareholders fund of RM1.1bil.

“We will bring it (borrowings) lower. Our interest is eating into our profit. We have a systematic plan to bring down the gearing level,” he said. Lau, however, said the company's borrowings might increase as it bought new landbank and to finance its joint venture project to develop affordable housing in northern Bangalore, India.

Meanwhile, he said MK Land's shares were “undervalued”. He said the price, at over 30 sen, was still below the company's net tangible assets (NTA). As at March 31, MK Land's NTA stood at 87 sen per share.

By The Star

Thursday, May 19, 2011

The Biggest Mistake You Can Make In Your Personal Development Journey (And What You Can Do To Get Fast Results)

Optimized 3232013957 d9e53028782 The Biggest Mistake You Can Make In Your Personal Development Journey (And What You Can Do To Get Fast Results)

Image courtesy of leeskinner

Do you read frequently?

Most people do not read much once they had graduated from school. If you are reading frequently, you are the minority that is in a much better position to excel in your life.

However, there is one big mistake that most people made when they read.

It is the lack of implementation.

Implementation Is What Truly Matters

Are you one of those people who seem to know everything but aren’t getting the results that you want?

A minority in the population read regularly to improve themselves. Out of these people, only a few of them implement what they read. You can read all day long but nothing will happen if all you are doing is reading.

Knowledge itself is not powerful.

Knowledge is just a piece of information in your brain. It isn’t anything unless you pick it out from your brain and starting implementing (taking action) on it.

Knowledge + Implementation = Results

You Know It But You Don’t Get It

There are thousands (or millions) of people reading personal development books or blogs. Yet, most of them are junkies. I have to admit that I don’t really apply everything that I picked up. It is not possible to do so. However, it will make a huge difference in our life if we are able to implement half of what we learned.

The ones that always produce successful stories to inspire others are people who consistently implement what they had learned.

They are the minority.

The majority simply fail to implement what they had learned. Most people know they have to take some sort of action in order to get the results that they want, but more often than not they don’t.

As what Seth Godin mentioned in his book, Lynchpin, there is a lizard brain in some part of our brain. This is the part where our primal instinct can be found.

This lizard brain protects us from dangers and it helps us to sense danger, avoid fear and change. It works perfectly well to help our ancestors to survive and keeping them away from the predators. However, letting the lizard brain control your life is going to ensure that you will dwell in mediocrity.

3 Steps To Start Implementing And Getting Results

1) Read And Listen

You need to read the books, blogs and listen to others for ideas that you can use in your life. This is the first step that you need to take. Your local library is a great place to start searching for books that you need. Anything that you are interested in improving can be found in the library. Many people had walked the path before you and their knowledge can be very beneficial to you.

Talk more to others who are expert or better than you in the subject that you wish to improve on. You will be surprised by how much more new knowledge you can pick up from them. This is also the reason why I conduct interviews (listen to these interviews by clicking here) over here at HealthMoneySuccess. We can usually pick up new and valuable information from these interviews.

2) Jot Notes

If you rely on your memory to help you keep track of new ideas, you will be disappointed. I don’t trust my memory because I can’t seem to find the great ideas that I had “collected” in my brain whenever I need them.

If you want to increase the chances of you implementing ideas from books or blogs that you read, the first thing you need to do is to jot them down. Keep a note book and write down all the personal excellence tips that you want to implement in your life. If you want to read a book about personal excellence, check out the Personal Excellence Handbook written by Celestine Chua. There are full of great ideas and tips that you can use to improve your life.

I always keep a note book around me so that I can jot down any ideas that pop out in my mind. Electronics gadgets such as smartphones (iPhone or any phone that is able to allow you to take notes) work well too. Try out which works best for you.

Note: Summarize your notes. Keep things simple and jot down the key ideas that you want to implement in your life.

3) Use A Checklist

A checklist will help you monitor whether you have implemented the ideas that you picked up. Organize your jotted notes write them into a checklist format. This will help to keep your ideas well organized.

Look through the list and start completing them one at a time. Subsequently, strike off the ideas that you had implemented.

Conclusion

If you read regularly, the amount of new ideas you will pick up will grow over time. These ideas will just remain as ideas unless action is taken to produce a result.

You can finish a book titled How To Make More Friends you are not going to make more friends if you don’t even bother to initiate (implement the ideas in the book) to talk to others.

Decide now that you will not be a personal development junkie anymore. Be one that will collect great ideas through your learning from seminars, audio books, blogs and books. Be one that act upon all these ideas that you collected and you will experience exponential growth and get fast results in your life.

Before I go, I want to thanks all the readers for reading and subscribing to my blog. If you like this article, help me up by subscribing to my blog by clicking here or go on to download your free copy of Unleash Your Maximum Potential.

That will be all today and once again thanks for the great support!

Vincent

Govt’s active role in social housing vital

YESTERDAY, Housing and Local Government Minister Datuk Chor Chee Heung said the Government is monitoring the spike in house prices. He went on to say that it will not hesitate to implement measures to keep them under control. This is probably the first time the housing minister has come outright to state a fact that has been staring in our faces the last 18 months or more, particularly for landed units in the Klang Valley, Johor Baru and Penang.

Nevertheless, although the housing ministry has been relatively sanguine about it, Bank Negara has not. Last November, the central bank put in place a requirement for buyers of third and subsequent properties to have a 30% downpayment. Real estate personnel say buyers will adjust to this requirement in due time.

Early this week, Bank Negara raised the overnight policy rate which effectively led to banks raising lending rates by 30 basis points. This effectively will result in banks revising their lending, and deposit rates. Two banking groups have raised their base lending rates and base financing rates by 30 basis points to 6.6% respectively. These rates would affect lending rates of property, automobile and hire-purchase loans, among others.

So far, these are the only two measures that will affect the housing market. While the 30% downpayment was implemented to curb property speculation, the recent rise in interest rates will affect a whole gamut of things over and above more than just housing and the way people are buying into the property market. The raise in interest rates will affect the cost of doing business, among other things.

Housing is a very basic need. It is a terrible thing for a young person or even an older one to have to fork out rental every month, at the end of which, the house does not belong to him, but to the landlord. A tenant is effectively is helping the landlord to finance his housing mortgage. This does not mean investing in property is immoral or unethical. It is wise to invest, and that's a different issue.

With the way house prices are going up, and the way our salaries are not, and the rate of inflation today, those who do not have a property to their name, are not in an enviable position. They are being pressured on several fronts or more the negative effects of inflation on their earnings and savings, their continual need to rent and their continual depleting purchasing power.

In the story on public housing policies undertaken by China (see story below), the Chinese government is pressing developers to go into social housing because this basic social need can turn political. It can be used by ruling and opposition parties.

It is difficult to govern a country of 1.3 billion people. Although they are all Chinese, the Chinese population come from diverse minority groups with different religions, beliefs and communication. That is why the Chinese government uses putong hua or Mandarin, a single common language to unite the people. China looks at social issues very carefully.

Malaysia has a population of about 28 million. It must look at social issues like housing because we have a young and diverse population.

Although Malaysia has, and plan to, improve its social housing for the masses to include My First Home for first time house buyers, this scheme is only a part of the whole affordable housing scheme conundrum that is currently bedevilling this nation. There is also the low-cost housing scheme, which is also a segment of the affordable housing scheme plan. Low-cost housing schemes must also be improved as urban slum is another social problem.

There is a need for the Government to come right out with the logistics, location, pricing and its implementation to ensure the public that there is action behind the words. And to do it soon. Very soon.

While affordable housing is being planned and hopefully implemented real estate professionals are also calling for measures directed at the housing market in the form of reintroducing the real property gains tax on a sliding scale, requiring sellers to pay a stamp duty and not just the buyers and extending that 30% requirement to include the purchase of a second house, instead of the current ruling for the third and subsequent purchase. These measures, unlike the rising of interest rates, would directly affect housing and the speculative nature of this industry.

Assistant news editor Thean Lee Cheng thinks the Government should look at housing for the masses not only from a social stand point but as its duty, much like healthcare and education.

By The Star (by Thean Lee Cheng)

IGB allocates RM3bil for overseas assets


An artist’s impression of Mid Valley City. Tan says IGB has allocated RM500mil for the construction of the third and final phase of the development

KUALA LUMPUR: Property developer IGB Corp Bhd has allocated up to RM3bil for various assets acquisitions overseas this year, said managing director Robert C.M. Tan.

He said the acquisitions comprising mixed developments, including hotels in Europe and the United States, were in line with the company's expansion plan.

“We always look for deals and that's how we grow,” he told reporters after the company's AGM here yesterday.

Tan added the acquisitions would follow the company's successful move in acquiring and rebranding two hotels in New York last year.

Meanwhile, for the third phase of the Mid Valley City development, he said RM500mil was allocated for its construction, which was also the last phase of the commercial development. The construction was expected to commence within the next quarter and would take up to 30 months for completion, Tan said.

IGB is the developer of the Mid Valley City. On the possibility of moving Mid Valley City into the real estate investment trust (REIT), he said the company had no intention of doing so in the near-term.

By Bernama

Ensuring the success of affordable housing

News that affordable homes will soon be built through a partnership between the Government and private developers would certainly be welcomed by a growing number of Malaysians, particularly those struggling to buy their first house.

Details of the programme will be revealed in two months. One hopes that it would not only be implemented in the Klang Valley where the issue is most pressing, but also in other locations where home prices have risen beyond affordability levels.

Houses that fall under this category ought to be opened up to those in the middle income bracket as well (apart from the lower income group) while rules need to be in place to avoid them from becoming targets of excessive speculation.

The world over, there are various models of effective and successful affordable housing schemes that have worked for the benefit of the people. Closest to home is, of course, Singapore. With the mass rapid transit (MRT) project scheduled to start operations in 2017 in the Klang Valley, there is sufficient time for a partnership to identify the land suitable for affordable housing and to complete the project in parallel with the construction of the MRT.

But there needs to be one certainty - affordable houses must be built with quality in mind.

What the Government can do is to carve out a certain portion of land at identified areas for commercial purposes in the future;these pockets of land can be sold at market rates for commercial development and the money received could be used to cross-subsidise the residential component of the project.

The new dwellings should not be of low quality. If incomes are expected to rise in future, so will the demand for creature comforts. They would need the luxury of amenities provided by most of the apartments and condominiums in the Klang Valley, such as a swimming pool, gymnasium or even some tennis or badminton courts.

Maintaining such facilities should not be shirked and a monitoring agency should be set up oversee this matter.

The other thing the government should do ensure affordability in the greater housing market is to douse excessive speculation that has dramatically pushed up prices of homes.

A house is an asset class, not unlike equities. The difference is people can live without buying shares, but not if they can't afford a roof over their heads.

Therefore, more must be done to ensure the housing market reflects the fundamentals of actual demand and supply as close as possible.

One way may be to rein in certain liberties that foreigners currently enjoy in terms of buying houses.

Who hasn't heard of stories of tourists or foreigners in the country laden with bags of cash to buy houses or commercial properties at certain property launches?

These flexibilities largely benefit property developers and foreigners. Even so, they would be easier to accept if they didn't happen at the cost of Malaysians being able to afford homes. Of course, there are speculators among Malaysians as well. But where does it leave genuine house buyers?

There should also be a limit on the number of houses a person can own in the affordable segment and real property gains tax should be used to make flipping homes in the country less lucrative.

With Malaysians now able to buy just about any asset around the world as an investment, the freedom of making money will not be lost. They just have to look elsewhere to make a quick buck.

By The Star (by Jagdev Singh Sidhu)

Listing plan for Pavilion KL

Sources say that the assets under Pavilion Kuala Lumpur could be worth between RM4 billion and RM5 billion.

Kuala Lumpur: Datuk Desmond Lim Siew Choon is preparing to list Pavilion Kuala Lumpur, in what could be Malaysia's largest initial public offering of a real estate investment trust (REIT), sources said.

While details of the REIT are still sketchy, sources said that the assets under it could be worth between RM4 billion and RM5 billion.

Others, however, said the asset size may not be that large but its market capitalisation could be comparable to that of Sunway Real Estate Investment Trust (SunREIT).

SunREIT, listed last year, is the country's largest REIT with properties valued at about RM3.7 billion and a market capitalisation of RM2.98 billion as of yesterday.

Business Times understands that Pavilion KL's listing could happen as early as end-2011 and will include the retail portion of the mixed development.

It is also believed that CIMB Investment Bank, Credit Suisse and Maybank Investment will be involved in the deal.

Lim, who controls Malton Bhd, developed the mall via Malton's subsidiary Kuala Lumpur Pavilion Sdn Bhd.

The mall is owned by Urusharta Cemerlang Sdn Bhd, which is 51 per cent-owned by Urusharta Cemerlang Development Sdn Bhd and 49 per cent by Qatar Investment Authority (QIA).

A search with the Companies Commission of Malaysia revealed that a company by the name of Pavilion Reit Management Sdn Bhd had been set up.

Lim and his wife Datin Tan Kewi Yong each hold a share in this company, which was registered on April 7 this year.

The nature of business of Pavilion Reit Management is described as "management of real estate investment trust, investment holding and property management".

Officials of Pavilion KL, when contacted, did not say anything.

Valuers contacted to indicate the Pavilion KL asset size said that it would depend on the method used. It could be on the lower end if the comparison method is used (market price per sq ft) and on the upper end if the investment return method is used (income stream generated per sq ft).

While it is certain that the retail portion of the building, which has a total net lettable area of 1.37 million sq ft, will form part of the REIT, it is unclear if the corporate office tower with a nett floor area of 185,000 sq ft will be included in it.

Pavilion KL, opened in 2007, is said to be profitable. It is enjoying a 98 per cent tenancy.

Talk is that Fahrenheit 88, the shopping centre opposite Pavilion KL and managed by Pavilion KL, may later be injected into the REIT. The mall is now 92 per cent occupied.

Fahrenheit 88 belongs to Makna Mujur Sdn Bhd, which is owned by Pavilion International Development Fund Ltd, of which the principal is the QIA.

Last year, Urusharta Cemerlang (KL), owned by Tan Sri Zainol Mahmood and another individual, made history by paying RM7,209.80 per sq ft for the land in Jalan Bukit Bintang adjacent to Pavilion KL.

By Business Times

Rate hike unlikely to impact on property market

PETALING JAYA: The property market will not be impacted by the recent increase in the overnight policy rate (OPR), said property consultants.

Last Thursday, Bank Negara raised the overnight policy rate (OPR) by 25 basis points to 3% and increased the statutory reserve requirement (SRR) by one percentage point to 3%.

Henry Butcher Marketing Sdn Bhd chief operating officer Tang Chee Meng said the slight increase meant that borrowing cost was still reasonable.


Tang Chee Meng

“With banks offering base lending rate (BLR) minus 2%, this means effective interest rates are still below 5%. However, property investors will look at the slight rate hike with caution,” Tang told StarBiz.

He pointed out that demand in the property market might be curbed slightly if the central bank raises the OPR by another 25-basis points before year-end.

“Property investors look closely at micro situations and factors such as location, possible further interest rate hikes in the short-term, rental yields and capital appreciation,” he said.

Zerin Properties chief executive officer Previndran Singhe said the recent rate hike was not significant.

KGV-Lambert Smith Hampton Sdn Bhd director Anthony Chua said the rate hike would not “put brakes” on the property market.

“It will not have a significant impact, although there may be some minor adjustment in buying sentiment,” said Chua.

CB Richard Ellis (CBRE) Malaysia managing director Allan Soo said the impact on property buying sentiment would be negligible.

“At this level, the property market is not interest sensitive,” Soo pointed out.

CBRE Malaysia executive director Paul Khong pointed out that property prices, especially in the Klang Valley, still soared despite a rate hike last July.

“Property buyers will continue to make decisions based on their repayment capability, and also factor in their expected rental yields in view of the rate hike,” said Khong.

By The Star

Country View sees success in Nusa Sentral

JOHOR BARU: Country View Bhd is optimistic that the company's on-going property project, Nusa Sentral, will do well due to its strategic location.

Marketing manager Andrew Tan said prospective buyers would be attracted to the housing scheme's location within the development of Nusajaya in Iskandar Malaysia.

He said Nusajaya, which was also easily accessible from Singapore via the second link crossing, was another factor that would attract buyers.

“Most of our buyers for phase one are Malaysians working in Singapore who commute daily to the republic using the crossing,'' Tan told StarBiz.

He said other buyers were upgraders from nearby areas such as Gelang Patah, Ulu Choh, Pontian, Pekan Nenas and Skudai.

He said all non-bumiputra lots for the phase one comprising 312 units of five-room double-storey link houses with built-up areas ranging from 2,100 sq ft to 2,300 sq ft and priced from RM338,000 had been sold out.

Tan said Nusajaya was progressing well and completed and soon-to-be completed major projects would add value to the properties within the development zone.

Two major projects in Nusajaya Kota Iskandar, Johor Sate New Administrative Centre, and Puteri Harbour Waterfront development are already completed.

Other projects slated for completion within the next one to three years include the Newcastle University Medical Campus, Marlborough College, Netherlands Maritime Institute of Technology and Legoland Theme Park.

Nusajaya, spanning 9,600ha, is one of the five flagship development zones in Iskandar Malaysia. The other four are the Johor Baru City Centre, Eastern Gate Development, Western Gate Development and Senai-Kulai.

“Accessibility to the area will improve when the RM1bil New Coastal Highway linking Nusajaya and Johor Baru city centre is completed by the end of the year,'' he said.

Tan said Country View would be launching 217 units of double-storey link houses for phase two with indicative pricing of between RM358,000 and RM418,000 and three-storey shop offices this year.

Nusa Sentral is located along Jalan Gelang Patah-Lima Kedai on a 121.40ha site and the project will keep the company busy for eight years.

Separately, he said seven out of 12 bungalow units priced between RM3.8mil and RM4.6mil each, at Jalan Straits View facing the Straits of Johor, were already sold. “The buyers are foreigners based in Singapore and also those who have businesses all over the world and have chosen Johor Baru as their second home.''

For the financial year ended Nov 30, 2010 (FY10), Country View recorded a net loss of RM8.19mil on revenue of RM23.25mil compared with a net loss of RM3.74mil on revenue of RM51.49mil FY09.

By The Star

Rate hike to have little impact on property market

KUALA LUMPUR: Bank Negara Malaysia’s (BNM) recent hike in interest rates may do little to dampen the property market as demand is expected to continue amid rising inflation.

Analysts said demand for property was expected to continue growing as the trend of rising rates was merely a normalisation process as previous lending rates were “too low”. Additionally, there was still plenty of liquidity in the market.

“The rate hike was expected, and there is generally still a lot of liquidity in the market. And the demographic is such that there is still a lot of demand for property.

“Property is a big hedge against inflation so people are still looking at it. The rate hike would not have a significant impact on the property market,” an analyst told The Edge Financial Daily.

Given the rising fear and the uncertainty about inflation, the analyst said interest in the property market was not about to wane anytime soon.

BNM raised the overnight policy rate (OPR) by 25 basis points (bps) to 3% on concerns of inflation. The increase in the OPR will result in an increase in the country’s base lending rate (BLR) which could negatively affect domestic spending and the property market.

The central bank also increased the statutory reserve requirement (SRR) ratio by 100bps to 3%.

In a recent report, CIMB Research noted that loan applications for residential property showed a strong rebound in March with a 74.1% increase from the previous month. The research house said the rebound could have been driven by borrowers who rushed to lock in low interest rates in anticipation of higher borrowing costs in the near term.

Property prices have been on a steep uptrend in the last two years. CIMB said house prices in Malaysia rose last year at an average gain of 6.7%, the strongest in the past 13 years, including the mid-1990s property boom. The Klang Valley alone enjoyed a strong rebound from the contraction in 2009, with Kuala Lumpur recording the steepest appreciation of 12.2%.

However, the analyst noted that the increase in property prices had moderated.

“While property prices are not going down, the increase is slowing down or stabilising. Still, it may be a bit too soon to say property prices are cooling,” he said.

Industry observers noted that property prices in Southeast and North Asia, especially in heavily ethnic Chinese populated areas, had generally been resilient.

Apart from blips caused by financial crises, prices rarely pulled back due to strong demand because culturally, properties are viewed as good investments or a hedge against inflation, the observers noted.

CIMB noted that the 33% jump in property transaction value in 2010 came as a surprise as it expected the rebound to be 10% to 15%.

“For the overall market, we expect transaction value growth to slow down to around 15% to 20% as historically, growth has never sustained at 30% for more than a year and the base of comparison is also much larger,” CIMB said in its report.

Escalating property prices have been a much talked-about topic of late as the rapid inflation in asset prices has made it difficult for young adults to own houses.

CIMB said the affordability index for residential properties in general slipped slightly last year.

Additionally, Malaysia’s household debt was growing making home ownership difficult.

BNM’s Financial Stability and Payment Systems Report 2010 showed that an average Malaysian household’s debt service ratio (the ratio of the debt payments to disposable income) was at 47.8% last year.

This implied that nearly half of Malaysian households’ disposable income went towards repaying debt, a ratio which suggests that either household debt is too high, or incomes are too low.

The government is embarking on means to make housing more affordable. It was reported that it was in the initial stages of establishing a national public housing authority similar to the one in Singapore that would build affordable, quality homes.

In the longer term, some quarters expected more supply to come onstream in the near future, which could ease property prices.

Some expect to see a correction in prices later this year or early next year, as interest rates continue to rise and governments around the region take more steps to cool property demand.

An industry observer also noted that a number of properties sold with minimum upfront and deferred payment schemes would also be completed within the next year.

By The EDGE Malaysia

RM50m facelift for Hilton PJ


PETALING JAYA: Hilton Petaling Jaya will undergo its first major renovation in more than a decade, beginning this month.

The makeover, which will involve all its guest rooms, meeting rooms and the ballroom, is expected to involve some RM50 million.

General manager Chris Ehmann said that the renovation will be done in stages and it is expected to be completed in August 2012.

Hilton, which has been managing the property for the past 27 years, has been signed on to manage the hotel until December 31 2025. The hotel is owned by Tradewinds Corp Bhd.

"We will start with six floors on May 9," Ehmann told Business Times in an interview recently.

The hotel has 553 rooms, 17 meeting rooms and a ballroom that can accommodate 600 people.

"The investment will involve all infrastructure such as hot water, new televisions, telephone lines and the back of house," he said.

Ehmann said that its most recent makeover was in 2005/2006 which involved all its food and beverage outlets, main lobby and the public area.

Once completed, Ehmann expects both occupancy and average room rates to increase in line with its new product offerings.

"We pride ourselves on our service and we are excited about the products that will match our service," he said.

When asked about the surrounding competition, he said "It is the people who make the difference."

About 75 per cent of its guests are business guests as the hotel is focused on corporate travellers.

The hotel is essentially divided into three parts: the Main Block (10 storeys), the East Wing and the West Wing, each with 21 storeys.

The hotel, which started as Jaya Puri, came under the Hilton management in 1982. It closed for two years, underwent a RM40 million renovation, added a tower and reopened as Petaling Jaya Hilton.

In 1992, another tower block was added at a cost of RM75 million. Later, the hotel was renamed Hilton Petaling Jaya.

Ehmann said that Petaling Jaya residents will be particularly happy with the refurbished product as it is an iconic building in the area and most people have fond memories of the place. "We are putting Hilton Petaling Jaya back to her glory days," he said.

By Business Times

Putrajaya to become model green city with new development


Inspired by ships: Syed Farouk briefing the media on the Maritime Residences.

Driving into Putrajaya is like entering a magical kingdom consisting of buildings with various architectural styles, including from India, the Middle East and Europe.

One of the early buildings is the Perbadanan Putrajaya complex, a landmark in Persiaran Perdana, Precinct 3.

The building is a contemporary interpretation of traditional Islamic architecture. The main feature is the gerbang (gateway) with a public

viewing deck on the top level where one can take in the city skyline including the Palace of Justice and the Grand Mosque. The gateway also providing a vantage point during parades.

The 10-year-old administrative capital has some designs that are marine-inspired with structures resembling ships.

Over the years Putrajaya has been a popular spot for wedding photography as it is a melting pot of natural and man-made beauty.

The development of Putrajaya is carefully planned to maximise the beauty of the various architectural styles and the city also attracts movie-makers.

Among the top 10 structures are the Putra Bridge, Seri Saujana Bridge, Putrajaya Lake, PICC, Putrajaya Botanical Garden, Putra Mosque, Millennium Monument, Putrajaya Corporation Complex, Seri Gemilang Bridge and the Putrajaya Landmark.

Putrajaya Holdings Property (PjH) services division head Syed Farouk Azlan Syed Abdul Aziz said the development plans and the international hub in Precinct 8 which are part of the Putrajaya Master Plan 2011-2016, would attract foreign investments and the expatriate community.

He said the Central Business District on the core island where more futuristic buildings were planned, include office towers, business suites, retail complexes, hotels, institutions of higher learning, recreation and entertainment centres.

“All PjH projects carry the master developer’s signature and developed in line with the Government’s aim to develop Putrajaya as a model green city,” he said during a briefing on the futuristic buildings under construction.

He added that some of the buildings which started construction in 2007 were completed last year and designed with green open spaces.

Syed Farouk said one building that would have visitors talking about in the future is the Maritime Residences, a main residential complex conceived like a fleet of boats floating in the lagoon.

The Waterfront Complex once completed would blend well with the Seri Wawasan Bridge, a cable-stayed bridge.

“This is the iconic building of Putrajaya. One need not go to Dubai to see modern and futuristic buildings. They are all here in Putrajaya,” said Syed Farouk.

He added that a modern waterfront commercial centre — Promenade @ 8, facing the Alaf Baru monument, which is now under construction would be the business and commercial hub of Putrajaya.

Syed Farouk said the landscape of Putrajaya was changing fast and hopefully some of the new building designs would steer the city forward.

The residential population of Putrajaya stands at 80,000 and the working population at 120,000.

PjH hopes for a four-fold increase in the residential population in the near future.

By The Star

Iskandar Malaysia projects a boon for Johoreans, says Ghani


Project boom: The Johor Baru city which is located within Iskandar Malaysia economic growth corridor will benefit from the influx of local and foreign investments.

JOHOR BARU: The roll out of infrastructure projects in Iskandar Malaysia is fuelling demand for houses, land and properties in the economic zone, resulting in price appreciation.

This trend causing a spurt in economic activities was a boon for the people as evidenced by higher wages, improved business opportunities and better living standards, said Menteri Besar Datuk Abdul Ghani Othman.

He said this clearly proved that the development of Iskandar Malaysia not only benefited big contractors and businessmen but also the ordinary people in Johor.

“Ordinary people are beginning to enjoy the fruits of Iskandar Malaysia projects and the massive injection of Federal funds of RM6.8 billion under the Ninth Malaysia Plan to boost infrastructure facilities,” he said in giving a briefing on the progress of Iskandar Malaysia.

The event was organised by Danga Bay Sdn Bhd, the custodian of a privatisation contract awarded by the Johor State Government in early 2000 to develop 1,800 acres of waterfront land along Johor’s Lido Beach.

Ghani said the focus on fiscal priority for Johor will be continued under the 10th Malaysia Plan (2011-2015) with an additional budget of RM1.39 billion.

The Johor state government has also been in the forefront of the development drive with RM313.33 million set aside under its 2010 Budget for a host of other infrastructure projects.

Ghani said almost all the planned Iskandar Malaysia projects had economic elements designed to boost productivity and efficiency, impact the local economy and improve the quality of life of Johoreans.

“The highway projects, for instance, will significantly improve accessibility and connectivity and help open new business hubs, while creating more jobs and contribute in wealth distribution.

Ghani noted that several private sector projects were derailed by the global financial crisis, especially the property market. However, most of these projects are now starting to come on-stream, particularly the residential segment.

The massive infrastructure development in Iskandar Malaysia has resulted a big boost not only in terms of interest but also the commitment from many local property companies either from local or overseas.

Among the players are UEM Land, Australia’s Walker Corporation, Dijaya Corporation, SP Setia Bhd, UDA Holdings, Bandar Raya Developments Bhd, Mah Sing Group, IOI Properties Bhd, Asiatic Development Bhd and Hua Yang Bhd.

Ghani said property players are bullish on the prospects of Iskandar Malaysia and this has created demand for land for their projects, which in turn will for Johoreans.

He said Johoreans will benefit from property value appreciation or land and huge employment opportunities, adding that the challenge for the state government now is to produce skilled workers to meet the future demand.

To ensure the lower and middle income group also benefited from the development of Iskandar Malaysia, Ghani said there are also properties for these category and also rehousing and relocation for the Orang Asli.

Meanwhile, KGV-Lambert Smith Hampton (Johor) Sdn Bhd executive director Samuel Tan said development in Iskandar Malaysia has resulted in appreciation in property and land value.

“Property value for residential, commercial, industrial and land for development have increased substantially. Developers continued land banking in Johor because they are bullish on Iskandar Malaysia,” he said.

Tan said commercial land in Danga Bay has appreciated 181 per cent from RM220 per sq ft to RM400 per sq ft, adding that it has resulted in capital and rental appreciation.

He said the suburbs in Johor will grow due to improved infrastructure and commercial decentralisation, while rural areas will be opened for development due to cost factor.

By Bernama

Prices surge in Iskandar


Setia Tropika, a mixed property development project by SP Setia Bhd Group in Kempas, Johor Baru.

PROPERTY prices in certain areas within Iskandar Malaysia rose dramatically last year, after nearly a decade of lacklustre demand, according to property consultants interviewed by StarBizWeek.

The soaring property prices mainly involves new commercial, industrial and high-end residential units around Johor Baru, the Tebrau corridor and Nusajaya, all within the economic growth corridor in Johor.

KGV-Lambert Smith Hampton (Johor) Sdn Bhd executive director Samuel Tan says that property prices have appreciated by between 45% and 160%, depending on the type of property and location, compared with prices five years ago.


V. Sivadas ... ‘The residential sector around Johor Baru is split into two different worlds.’

“A Danga View Apartment unit that was valued at RM240,000 five years ago can be sold at RM350,000 today,” says Tan.

A similar trend in property prices is noted in double-storey terrace houses in Taman Bukit Indah, Johor Baru, which Tan says are fetching RM380,000 (compared with RM250,000 in 2006). A vacant land in the Southern Industrial Logistics Cluster (SILC) in Nusajaya is now being valued at RM37 per sq ft (compared with RM21 per sq ft previously) and a piece of commercial land around Jalan Datuk Abdullah Tahir, is fetching RM320 per sq ft (compared with RM150 per sq ft in 2006).

Rahim & Co (Johor) Sdn Bhd executive director Loo Kung Hoe says the property boom has resulted in “peak excitement” at auctions.

“In the past, people were careful and there was little interest in auctions. Nowadays, they bid as high as they can for both residential and commercial properties,” says Loo.

Factors behind rise

According to Tan, the strong demand for property is being fuelled by fears of inflation, real needs for housing and the purchasing power of Malaysians working in Singapore.

“There are an estimated 300,000 Malaysians working in the republic and property buyers are impressed by the rapidly developing infrastructure and road networks they see in Iskandar Malaysia.”

Tan notes that the housing and commercial landscape in Iskandar Malaysia has transformed with the entry of property developers such as UEM Land Holdings Bhd, SP Setia Bhd, UDA Holding Bhd, Bandar Raya Developments Bhd, Mah Sing Group Bhd and IOI Properties Bhd.

“In the past, buyers were satisfied with basic one-storey houses. Today, buyers look at factors such as prestige, security and the developer's track record. In another five years, when new residential and commercial areas mature in Iskandar Malaysia, prices will be even higher,” says Tan.

He opines that there is still a lot of upside for the property market in Iskandar Malaysia, especially around the Johor Baru city centre, compared with the Klang Valley.

“The year 2012 will be the tipping point, when projects such as Johor Premium Outlet in Indahpura and Legoland Theme Park in Nusajaya are up and running,” says Tan.

CB Richard Ellis (Johor) Sdn Bhd director Wee Soon Chit adds that the buying euphoria in Johor is also being fuelled by speculation from Klang Valley investors.

Wee says investors' confidence in the region is also boosted by recent reports of a joint venture between Khazanah Nasional Bhd and Temasek Holdings for a “Wellness City” development in Danga Bay.

Strong demand

Loo says there is a strong demand for high-end residential properties such as Leisure Farm Resort in Gelang Patah (developed by Mulpha International Bhd), as well as East Ledang (developed by UEM Land Holdings Bhd) and Horizon Hills (a joint venture between UEM Land and Gamuda Land Sdn Bhd) in Nusajaya.

Another “hot” growth area in Johor Baru is the Tebrau corridor which encompasses the Setia Indah township, Taman Desa Tebrau, Taman Pelangi Indah, and Sunway College in Taman Mount Austin, according to Wee.

However, PA International Property Consultants Sdn Bhd executive director V. Sivadas, who is based in Johor Baru, says the strong demand for high-end properties has not translated into higher prices in the secondary market for older single and double-storey houses in Johor Baru. “The residential sector around Johor Baru is split into two different worlds,” he says.

“New housing units feature the latest designs and many are in gated and guarded developments. A premium is attached to such units, due to security concerns. Within this housing segment, prices have been strong with upward movements of between 10% and 30% over the last two years. These areas include Austin Heights, Taman Sutera Utama, Adda Heights and Horizon Hills.

“Double-storey terrace or cluster units in these schemes are now averaging between RM380,000 and RM500,000. Larger units such as semi-detached houses continue to attract a steady demand, in both the developer and sub-sale markets. Prices here are in the RM500,000 to RM1 mil range.”

However, demand for new double-storey terrace houses which are not located in gated and guarded developments, in the secondary market is very weak.

“There is little price appreciation upon building completion. In most instances, we note a reduction in sub-sale transaction prices,” says Sivadas.

A recent PA International report also points out that there is little demand for old landed housing units around Johor Baru, with some units even priced at pre-1997 rates.

“We do not expect price escalations here due to these being older schemes, as well as due to the continuous offerings of new landed housing units in the market. However, older schemes in the city area such as Kim Teng Park, Serene Park and Taman Pelangi are an exception to this pricing.”

In the condominium sector, the report says that demand remains strong in Johor Baru, due to limited supply in the market.

Prices for high-end condominiums such as that of Petrie Condominium, Johor Baru and the Straits View in Bandar Baru Permas Jaya have exceeded RM350 per sq ft.

The Straits View condominiums which had transacted sales in the region of RM250 to RM300 per sq ft in 2008, are fetching between RM300 to RM350 per sq ft at present.

Service apartments like Ujana in Nusajaya are sold out, while D'Esplanade Residence @ KSL City in Century Gardens, Johor Baru is expected to “do well” as it nears completion, says the report.

However, the PA International report paints a depressing picture for low- and medium-priced apartments.

Apartments in the RM150,000 price range over the last few years, have dipped to below RM100,000 in the secondary market in most areas.

“The number of units put up for sale by public auction companies continues to be be high. This is happening in areas such as Masai, Pasir Gudang, Plentong and Kulai,” says the report.

Boom time

Sivadas says double- and 3-storey shop offices in newer housing estates such as in Taman Nusa Bestari in Nusajaya and in Taman Sutera Utama and Taman Molek in Johor Baru have appreciated in prices over the last two years.

“In most instances, units facing busy main roads and those in established commercial areas, have appreciated by 50%. New 3-storey units offered by developers are at substantially higher prices. All riding on the wave of this euphoria,” says Sivadas.

The PA International report notes that, 3-storey shop offices in Taman Molek that were launched at RM800,000 (intermediate unit) in mid 2000, have an asking price of RM1.3 million today.

In Taman Desa Tebrau, Johor Baru, a 3-storey shop office launched at RM768,000 three years ago, is hovering between RM900,000 and RM1mil today.

The report also notes that rentals for 3-storey shop offices are in the region RM5,000 to RM8,000 per month (intermediate unit), and RM15,000 to RM25,000 per month (corner unit).

Sivadas adds that gross yields for such properties are lower. They have dropped from 6% to 7% two years ago, to about 5% per annum for intermediate units as rental levels are generally unchanged.

Loo points out that some transactions did not seem to be sensible like the shoplots that were launched last year in Taman Sutera Utama, Johor Bahru at RM2.08mil (intermediate unit) and RM2.3 to RM2.6 million (corner unit).

“Currently, the monthly rental is about RM7,500 (intermediate unit) and could go up to RM13,000 (corner unit). So, the yield is between 4.3% and 6% per annum if rentals remain at the current levels when the new shoplots are completed. Perhaps buyers are expecting higher rental yields in the near future.”

He adds that the existing intermediate shoplots in Taman Sutera Utama, launched in mid 2000 were sold at between RM700,000 and RM750,000 per unit and were presently priced at between RM1.5mil and RM1.7mil per unit in the sub-sale market.

Sivadas says that generally, the office space market has fared poorly since the Asian financial crisis of 1997 and 1998.

“Rentals within office towers in and around the city centre continue to hover at RM1.50 to RM2.50 per sq ft per month, inclusive of service charges, thus making this sector a less attractive investment option.”

Also, the retail sector within the city centre have been stagnant over the past year in terms of pricing and rental levels.

Sivadas places part of the blame on the relocation of the Customs, Immigration and Quarantine (CIQ) to Bukit Cagar in December 2008, which he says has diverted traffic and pedestrians away from the city centre.

He also says that there are abandoned retail complexes in Johor Baru, such as Pacific Mall, Kemayan City in Tampoi, and Lot 1 Waterfront City.

There is also ample supply of commercial complexes, such as Aero Mall at Senai, Tesco at Bukit Indah and Giant at Nusa Bestari.

“With massive commercial projects being planned in Danga Bay and Nusajaya, we expect office rentals in the city centre to remain stagnant for the next year.”

Positive near-term outlook

Areas such as Tampoi, Kempas, Seelong, Senai and Nusajaya have seen a gradual increase in the values of industrial land.

The PA International report says converted industrial lands in Tampoi were sold at between RM30 and RM40 per sq ft within the last two years (compared with between RM20 and RM25 per sq ft in mid-2000).

Prices of converted industrial land in Seelong, Kulaijaya and along Jalan Kempas Lama have doubled or more than doubled within the last two years (compared with mid-2000 prices).

“Nusajaya is also a hotspot. Prices in the Nusa Cemerlang Industrial Park, developed by Crescendo Corp Bhd is up by 50% when compared with 2008,” says Wee.

Sivadas says that while the immediate outlook for Iskandar Malaysia is positive, with various projects in the region expected to have a multitude of effects resulting in more job opportunities and higher incomes, it remains to be seen whether the property boom for new developments can be sustained in the long term.

“The key factors now are sustaining demand, and ensuring that supply does not go out of hand,” says Sivadas.

By The Star

Is the 5/95 housing loan scheme a better option?

When Lehman Brothers fell in September 2008, the Malaysian property market entered a challenging period. There were few takers and developers were at a loss as house buyers were few. In the first quarter of 2009, one of Malaysia's largest property developer, SP Setia group coined what was soon to become popularly known as the 5/95 scheme.

Soon after, other established property developers such as Glomac Bhd, Mah Sing Group Bhd, Malton Bhd and Sunrise Bhd followed suit with their 5/95 home loan schemeswith different degrees of success. Some of these schemes could be 10/90, where a buyer paid a 10% downpayment.

Essentially, the 5/95 scheme was meant to help boost property sales which was then being threatened by a slowing economy. Under the scheme, house buyers need to pay 5% of the downpayment while the rest will be financed through a loan. Servicing of the loan starts only when the property is up and ready.

Are these schemes beneficial to house buyers? Or is it another marketing tool of developers?

In the short term, it may seem attractive. After all, one only has to pay 5% or 10% of the price of the house and the next payment is only when one takes delivery of the house. The developer will also bear other entry costs such as legal fees, stamp duty on the sale and purchase agreement and loan agreement as well as memorandum of transfer for purchases under the campaign.

A mortgage loan officer who has done his rounds being on the panel of bankers for various developers says the conventional loans and not the interest-bearing ones, are better options in the long run.

He says that no developer will bear legal fees, interests or stamp duty for free. All these are in fact factored into the price of the house. He says that 5/95 schemes are popular particularly among entrants to the job market because they have problems forking out the downpayment, which is usually the biggest challenge when purchasing big ticket items such as a property.

Because they are young, time is on their side. Such schemes are also popular among speculators because their intention is to sell the house the minute they take delivery of it.

While it is understandable that developers need to sell, what may be prudent for buyers is to ask for an option, to either enter into a 5/95 or to go for the conventional mortgage. And if a conventional loan is possible, whether the developer will reduce the price of the house. However small that percentage may be, it will add up.

A developer of a high-rise condominium project in Petaling Jaya gave buyers an option of a 5/95 scheme or pay more for the downpayment. If a buyer were to opt for the conventional scheme, the price of the house is reduced.

Given the sharp rise in property prices last year, it may appear that most of these house buyers could be sitting on potential profits.

While house prices in the Klang Valley grew by an average of 10% a year in the last two years, selected areas saw astounding growth of 25% annually.

As most of those who bought houses under this scheme, particularly in the Klang Valley, likely comprise those from the middle to upper income bracket as well as speculators, chances of them facing difficulties servicing their loans may be low.

“These days, one can stretch the repayment period from 35 to 40 years, especially if one is in his or her late 20s or early 30s. Thus, the 5/95 scheme, together with the long repayment period, is very helpful for first time buyers,” says a banking analyst. “People like 5/95 because the initial capital outlay is low, hence it doesn't hurt so much. One reason why property prices remain high could possibly be because the hidden cost of 5/95 is already imputed in the price. High as it may be, people continue to buy anyway,” said KGV-Lambert Smith Hampton Sdn Bhd director Anthony Chua.

Another property consultant added that 5/95 was popular because of the affordability factor.

“Many people can't afford the down payment for the 10/90 scheme and are digging into their Employees Provident Fund. So even if 5/95 may be perceived to be more expensive, it will still remain popular, ” said the property consultant.

Chua added that with 5/95, the buyer might be paying more but he wont feel the pinch as the loan period was over a longer period.

“Furthermore, with the real property gains tax at 5%, coupled with our inflationarry environment, it also keeps the risk of buying homes under the 5/95 scheme even lower, as the house price is more likely to increase in tandem with inflation,” said the property consultant.

A banking and property analyst says the difference between 5/95 and 20/80 schemes is merely in the interest portion paid.

“When you pay interest on a 95% down payment versus interest on 80% down payment, of course the interest payment on the 80% is lower.”

She adds that there is a perception of savings under the 5/95 scheme and the buyers' salary could increase after three years, hence reducing the stress on their balance sheet.

Zerin Properties founder and chief executive officer Previndran Singhe adds that when purchasing properties, it is all about the purchasers' cashflow abilities. The buyer will decide based on his monthly income and his ability to service his monthly commitments.

“At the end of the day, it is only an interest issue. Everyone claims that the interest fees and other costs are built into the 5/95 scheme,” he says adding that if a property product is good and developed by a reputable property developer and in a good location, he would encourage the buyer to purchase the property via the 5/95 scheme, especially if the interest rate was low.

“What is more important is to look at the interest rate at the time, not whether it's 5/95 or 20/80,” he says.

With interest rates going up today, the bigger question is this: Will those who buy properties under the 5/95 or 10/90 be committed to their mortgage payments, or will they take the opportunity to cash out?

By The Star

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