Fully furnished units located within city centre launched

The living hall of the residence in Swiss Garden, Malacca.

MALACCA: Kerjaya Prospek (M) Sdn. Bhd remains strong about the local property market with its recent launching of The Swiss Garden residences, Tower 1.

The project is a landmark residential development on what is believed to be the prime piece of real estate in the historical city.

Located within the Malacca city center, The Swiss-Garden Hotel and Residence Malacca is strategically located in the prime Melaka Tengah district, a crucial business and tourist district, a mere 15-minute walk from the vibrant Jonker Street and surrounded by the city’s historical heritage.

Since its launch in 2010, Kerjaya Prospeks has been promoting The Swiss Garden residences as a home for modern living with privacy and protection to set minds at peace.

The developer is currently selling the Tower 1 units, which consists of 27 floors.

Meanwhile, the residence comprise of 159 units with standard sizes of 1,232 sq ft with a starting price of RM780,000.

With a fully furnished concept, this includes air-conditioned unit, kitchen cabinets, washing machine and dryer and fridge and other fitiings.

Facilities for residents also include swimming pool, play pool, sky gym, basketball court and squash court.

Buyers can also purchase a unit in with the lowest down payment as low as RM5,000.

The show units can be viewed from 9am to 6pm everyday. Details, call Jessica Tee at 03-6277 6222.

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1MDB land spurs interest

New township: An artist impression of Bandar Malaysia.

PETALING JAYA: 1Malaysia Development Bhd’s (1MDB) land parcels have generated a lot of interest.

In two separate statements, 1MDB said it had received “a lot of enquiries for its Bandar Malaysia land” and “proposals” for its land in Air Itam in Penang and Pulau Indah near Port Klang, Selangor.

It plans to appoint a real estate consultant to evaluate several proposals to buy its Penang and Selangor land. As for Bandar Malaysia, it wants to work with equity partners to develop the 486 acres.

These developments follow efforts by the government strategic fund to monetise its various land parcels through joint ventures or outright sales as part of a strategic review to pare down its RM42bil debts as of March 2014.

1MDB president and group executive director Arul Kanda said in a statement: “I am pleased to update that we have received significant expressions of interest in both land parcels. Accordingly, the company intends to appoint an independent real estate consultant to assist in reviewing the various proposals.

“An announcement providing an update on the progress will be made within the next two weeks,” he said.

1MDB has earlier announced its intention to monetise its land parcels in Air Itam and Pulau Indah through joint ventures or by outright sales under a strategic review announced on Feb 18. Subsequently, this was confirmed in the rationalisation plan presented to the Cabinet on May 29, 2015, Arul said.

To recap, the company paid RM1.38bil for some 1,000 acres in Air Itam in 2013. It was reported that the land was planned for affordable housing projects.

For the 310 acres in Pulau Indah that it bought from Tadmax Resources Bhd, it forked out RM294.38mil. Based on Tadmax’s filing to the stock exchange in December 2014, the price was revised from the original RM317.33mil.

As for Bandar Malaysia, work will begin on the 100-acre transport transit district in 2017 after the army, the air force and the police have been relocated, a separate statement from 1MDB Real Estate Sdn Bhd (1MDB RE) said. 1MDB RE is a wholly-owned subsidiary of 1MDB.

The statement said the high speed rail (HSR) alignment is not yet finalised, but the MRT/HSR convergence is where the station, to be completed in 2022, will be located.

The other four key economic drivers – retail, creative enterprises, global business hub and the gastronomy, learning, entertainment and wellness – are “changeable”.

The statement was given after a press briefing by transaction advisor CH Williams Talhar & Wong. Last week, CH Williams sought expressions of interest from local and foreign equity partners. The deadline for these submissions of interest is July 10.

CH Williams deputy managing director Danny Yeo said there had been enquiries but no submissions.

He said they need not “lock in” their consortium partners when they put in their expressions of interest but they “must be agreeable to form a consortium”. Parties will be short listed after a due diligence process.

On the market value of Bandar Malaysia, the statement said the land was valued at RM4.3bil as at financial year ended March 31, 2014.

“We don’t have a current valuation. Basically what we have is recorded in the financial accounts last year,” the statement said.

The land value would have gone up since then but they are “not sure (by) how much,” the statement added.

“… why we valued the land last year and the year before was mainly because of the accounting standards. Earlier, we classified the land as investment property. So, following accounting standards, we need to revalue investment property on a yearly basis, which is why we have revalued the land for the past three years.

“For the current financial year ended March 31, 2015, we have reclassified the Tun Razak Exchange (TRX) land and Bandar Malaysia land as property development-in-progress. So we are no longer required to revalue the land on an annual basis. Basically we’re not going to re-evaluate for 2015,” the statement said. 1MDB RE is also the developer of the upcoming TRX.

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RM5mil to build more parks in Ampang

BY JAROD LIM

MORE recreational parks and facilities will be built in Ampang with an RM5mil allocation.

This includes a 3km jogging track at Taman Tun Abdul Razak park as well as the construction of two mountain biking trails at Bukit Indah, Ampang and AU2, Taman Setiawangsa.

Ampang Jaya Municipal Council (MPAJ) president Abdul Hamid Hussain said the council wanted to promote a healthier lifestyle by building more places for recreational activities.

“Last year, we completed the park at Taman Tasik Tambahan and more parks will be built at Taman Putra Sulaiman, Taman Kosas, Taman Saga and Taman Impian Selatan.

“A recreational area will also be built at Taman Bukit Utama, Bukit Antarabangsa,” he said during a press conference after the full board meeting at Menara MPAJ.

Abdul Hamid also said that a mini stadium with synthetic grass would be built at Pandan Perdana.

“If things go according to plan MPAJ will become the first local authority to have a stadium with synthetic grass.

“There will also be a community hall built at Ukay Perdana and a food court comprising about 10 stalls at Taman Saga,” he said.

Meanwhile, a total of 1,913 dengue cases have been reported as of June 24 in the municipality.

Abdul Hamid said MPAJ would continue to conduct constant fogging as well as mass gotong-royong all year long.

“Hotspots identified are Dahlia Court Apartment at Pandan Indah, Jalan Saga 20-28, Taman Bukit Utama, Lorong Cantik, Residensi Distari Apartment, Taman Melawati E, as well as various parts of Pandan Perdana.

“After the clean-ups by the authorities, the dengue epidemic had stopped.

“As the number of dengue cases fluctuate every month, we urge the public to take extra precautions.

“We have issued stop-work orders to four constructions sites that were found to have aedes mosquito larvae,” he said.

About 80 gotong-royong programmes were conducted from Nov 16 to May 24.

Meanwhile, Abdul Hamid also said MPAJ had allocated RM30mil under the Malaysian Road Records Information System (Marris) to resurface and repair damaged roads.

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1MDB gets purchase proposals for its land lots in Penang, Pulau Indah

KUALA LUMPUR: This comes following efforts by the strategic development fund to monetise its various land parcels through joint ventures or outright sales as part of a strategic review to pare down its RM42bil debts as of March 2014.

1MDB president and group executive director Arul Kanda (pic), in a statement on Tuesday said, “I am pleased to update that we have received significant expressions of interest in both land parcels.”

“Accordingly, the company intends to appoint an independent real estate consultant to assist in reviewing the various proposals.

“A further announcement providing an update on the progress will be made within the next two weeks,” he said.

1MDB has earlier announced its intention to monetise its land parcels in Air Itam and Pulau Indah through joint ventures or by outright sales under a strategic review announced on Feb 18.

Subsequently, this was confirmed in the rationalisation plan presented to Cabinet on May 29, 2015, Arul said.

To recap, the company paid RM1.38bil for some 1,000 acres in Air Itam in 2013. For the 310 acres in Pulau Indah that it bought from Tadmax Resources Bhd, it forked out RM294.38mil. Based on Tadmax’s filing to the stock exchange in December 2014, the price was revised from the original RM317.33mil.

It had come under flak for overpaying for these acquisitions, a claim it refuted.

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UEM Sunrise sells Johor building for RM138mil

KUALA LUMPUR: UEM Sunrise Bhd’s unit UEM Land Bhd has sold the Imperia Building in Nusajaya, a newly-built office block with a retail area, to UEM Group Bhd (UEMG) for RM137.8mil in cash.

The company said in a filing with Bursa Malaysia that the gross proceeds of RM130mil (excluding the goods and services tax) would be used to redeem part of the 450 million redeemable convertible preference shares (RCPS) issued by Bandar Nusajaya Development Sdn Bhd (BND), a unit of UEM Land, to UEMG within the next six months.

If not redeemed, the RCPS would be automatically converted into ordinary RM1 shares in BND upon maturity on Nov 27, 2015, leading to UEMG having a direct stake in the company.

“Given that BND is expected to significantly contribute to the future earnings of the UEM Sunrise group, the board is of the view that it would be in the best interest of UEM Sunrise to raise funds for the redemption of the BND RCPS,” said UEM Sunrise, which is a Khazanah Nasional subsidiary.

In a separate announcement, UEM Sunrise said Datuk Roslan Ibrahim would join the company as chief operating officer (development) effective July 1. Prior to this, Roslan was acting executive director for operations and business development in Puncak Niaga Holdings Bhd.

The resignation of the current COO responsible for development, Lum Tuck Ming, will take effect on July 15.

UEM Sunrise closed 2.5 sen lower at 97.5 sen on Tuesday.

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I-Bhd looks to enhance i-City into transit-oriented development with LRT 3

Eu: ‘We already have the basic building blocks’.

“WE are blessed and glad,” answers I-Bhd deputy chairman Datuk Eu Hong Chew when asked about the upcoming light rail transit line three (LRT 3) that will have a station in the heart of its flagship development, the i-City in Shah Alam.

I-Bhd, the master developer of the 29.1ha i-City, is now relooking at enhancing i-City into a transit-oriented development due to the LRT 3 plan – a completely new rail connection from Bandar Utama to Johan Setia in Klang.

“We already have the basic building blocks in the sense that our masterplan for i-City is to be a pedestrian-based development with overhead bridges connecting the 29.1ha ultrapolis.

“With the LRT 3 station next to i-City, we are looking at the possibility of providing a bus transit to the KTM Komuter station, i-City LRT station and i-City itself,” he says.

Eu says i-City has 72 acres of development land. “Of this, we have only developed about 20%. Under construction now is another 20% of the land area,” he says.

On the advantage of the LRT station and the proposed bus rapid transit (BRT) along the Federal Highway, Eu says i-City will be served by both the LRT and BRT.

“We are looking at how i-City can be the link between these two public transport nodes – LRT at the northern boundary and BRT at the southern boundary.

“i-City will own about 25,000 carparks when fully developed and we think that this can complement the park-and-ride concept associated with the LRT,” says Eu.

But details are still being planned to fully capitalise on the LRT connection to the coveted “ultrapolis”– a term used to redefine what a metropolis should be reflecting the nation’s aspiration to be a developed and high-income economy by 2020.

Eu says the proposed i-City LRT station will be located on the northeast of i-City, within 5 minutes walking distance to the Best Western i-City Hotel.

Will this bring up property prices and rental rates in i-City?

“The biggest impact for i-City is not so much the property prices or rental rates. Rather the LRT station will make i-City a more attractive location for call centres and business process outsourcing.

“We currently face challenges in attracting such sectors to i-City because these are people-intensive businesses that need effective public transport connectivity.

“And, of course, our theme park will benefit from the LRT station,” he says.

Currently, i-City is an MSC Malaysia Cybercentre-certified development and a world reference site for Cisco’s Smart+Connected Community.

It has also obtained an endorsement as a Tourism Destination from the Tourism and Culture Ministry and is considered an international park by the Selangor state government.

i-City sees an average of 90,000 visitors a week.

With all this in place, i-City is set to become a MICE (meetings, incentives, conferences, and exhibitions) hub for business and leisure travellers.

The park will “not give sky-rocketing earnings growth” but will be the “bedrock, together with the company’s property investment portfolio” once fully-completed, says Public Invest Research in a report.

In 2014, I-Bhd’s leisure division contributed RM47.78mil in revenue and RM12.9mil in pre-tax profit to the group.

The brokerage adds that I-Bhd’s property investment division, which includes the RM750mil Central Plaza @ I-City mall, is expected to open in 2018 and will contribute a “consistent” annual income of about RM17mil to I-Bhd.

In financial year ended Dec 31, 2014 (FY14), I-Bhd recorded a net profit of RM53.4mil on the back of RM261mil revenue.

Public Invest expects I-Bhd’s FY15 and FY16 revenue to grow to RM380.3mil and RM547mil respectively.

It notes that despite the property market being on an apparent downcycle, there is a visible shortage of property in the Klang and Shah Alam.

LRT 3 will be operational in 2020. Based on studies done by Prasarana, it is estimated that 450,000 workers and 50,000 tertiary students live along the LRT 3 corridor.

The RM9bil project will ferry passengers from 1Utama in Petaling Jaya to Johan Setia in Klang in 51 minutes. In total, there will be 25 stations along the 36km-long route.

From 1Utama, the train will head to Damansara Utama, Dataran Prima and Glenmarie in Shah Alam.

From there, the alignment leads to the Shah Alam Section 13 stadium before going underground for two kilometres, passing through Section 12 and Section 14 near the Shah Alam city centre.

Shah Alam’s largest neighbourhood, Section 7, will also have a station in the vicinity, dubbed the i-City station.

From there, the line will continue to Bukit Raja station, passing through Klang town before moving down to areas such as Taman Selatan and Sri Andalas before the final station at Johan Setia Klang.

There will be 10 park-and-ride stations with 5,000 parking bays at ground level.

The line will be integrated with existing and future public transport networks at four stations, including One Utama with MRT Sungai Buloh – Kajang Line, Station 3 with Kelana Jaya Line, Sirim with BRT Kuala Lumpur – Klang, and Klang Town with KTM Komuter.

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Sunway Construction dangles dividend payout

Sunway Group founder and chairman Tan Sri Jeffrey Cheah.

KUALA LUMPUR: Sunway Construction Group Bhd is hoping to lure investors to its initial public offering (IPO) with the promise of bigger job wins and a steady dividend payout.

The IPO, however, has come at a volatile period for the stock market.

Shares on Bursa Malaysia retreated yesterday amid mounting concerns Greece will default. The FTSE Bursa Malaysia KL Composite Index fell 1%, going below the 1,700-point level for the first time this year.

Sunway Group founder and chairman Tan Sri Jeffrey Cheah has brushed off the pessimism, saying that the construction industry has the backing from the Government under the 11th Malaysia Plan.

“If you see in the construction segment the Government is pouring in money. It’s RM260bil for the next five years,” he said when met after the group’s prospectus launch yesterday.

“Therefore it is very exciting for us. If investors don’t see it, then what can I do?” he said.

Sunway’s construction division is making a comeback to Bursa Malaysia after an 11-year hiatus. It will be the second biggest stock offering this year, behind Malakoff Corp Bhd.

The group is offering RM1.20 per share for the sale of 398.7 million ordinary shares and an over-allotment option of up to 59.8 million shares.The company has promised to return 35% of its annual net profit as dividends.

The IPO will raise at least RM478mil, most of it to be returned to Sunway Bhd’s shareholders as special dividends.

Sunway Bhd chief financial officer Chong Chang Choong added that the current IPO price was of reasonable valuation.

“Even if the market is not very exciting due to unfavourable external conditions, in terms of the valuation … for long term investors it’s a good entry point to participate,” he added.

After its re-listing on July 28, Sunway Construction will be the largest pure play construction company in Malaysia based on its revenue of RM1.9bil in its financial year ended Dec 31, 2014.

The group said it aimed to grow its construction order book by between RM1.5bil and RM2bil by the end of this financial year ending Dec 31, with RM500mil already secured so far.

Sunway Construction is involved in projects such as the MRT, LRT, BRT, the Kuala Lumpur Convention Centre and Sunway Pyramid Shopping Mall

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Selangor’s dynamic capital city

Posted on June 30, 2015  | 441 views |  Topic : Featured, Property News.

BY OH ING YEEN AND PRIYA MENON

Well past its laidback days, Shah Alam has plenty to offer, say developers.

SHAH Alam has grown over the years from an oil palm plantation nestled between Klang and Petaling Jaya to be Selangor’s capital city. Of course, there is still room for improvement in the continuing development of Shah Alam.

With that in mind, StarMetro organised a roundtable forum with three major developers in the state capital as well as a representative from the Real Estate and Housing Developers Association (Rehda), to discuss the future of this vibrant city.

The panellists were Selangor State Development Corporation (PKNS) general manager Azlan Md Alifiah, Sime Darby Property senior vice-president Mohd Salem Kailany, I-Berhad deputy chairman Datuk Eu Hong Chew and Rehda youth chairman Sam Tan, who is also managing director of Ken Holdings Bhd.

The discussion was moderated by The Star executive editor Brian Martin.

Eu (centre) speaking while (from left) Martin and the other three panellists Azlan, Mohd Salem and Tan listen intently.

PROPERTY PRICES

Martin (BM): Compared to 10 years ago, property prices have gone up steadily in Shah Alam. Is there still room for the property market to grow and prices to increase?

Although property prices are going higher, Selangor should show a perception that they welcome foreign investment. – Sam Tan

Tan (ST): I think we should always look at property in the long-term view. Shah Alam offers people a chance to own landed houses and we see the profile of people coming to Shah Alam from Petaling Jaya and Kuala Lumpur, everyone’s moving outwards. Over the years it will steadily increase with that demand, and transaction figures can show that.

One of the important things to also think about, from Rehda’s perspective, is that although property prices are going higher, Selangor should show a perception that they welcome foreign investment.

Although the majority of homeowners in Shah Alam are Malaysians, I think it is also good that we have places like i-City, an international tourism hub, and we want to increase activities around the area. However, the recent policy of a threshold on foreign buyers sends a very unfriendly signal to foreign investors. But in the long run, I believe the property market will develop because Malaysia has a young population and after starting a family, they will move to a home of their own.

BM: How fast is the property market growing in Shah Alam, in comparison to other cities and townships?

ST: I don’t have the actual figures but I can say that Shah Alam offers more landed properties. If you look at Petaling Jaya and Subang, I doubt there is any space available for landed properties, it’s mainly high-rises.

BM: When you compare prices of landed properties in Shah Alam and Petaling Jaya, there are some quality buys in Shah Alam, do you agree?

ST: Definitely. When we (Ken Holdings) launched our landed homes three-and-a-half years ago at RM380,000, which was freehold as well as gated-and-guarded, everything in Subang Jaya at that time was above RM600,000. Of course, various parts of Shah Alam still have to be developed, it is not as developed as Subang Jaya, so you will see the disparity in prices.

REBRANDING

BM: The borders of Shah Alam have expanded in the last few years, with new areas having made it into the city’s boundaries. It was once known as a bumiputra enclave but today, it has become a thriving cosmopolitan. Should Shah Alam be rebranded to increase its potential to become the next PJ?

Mohd Salem (SK): Sime Darby has been present in Shah Alam for 20 years and seen it grow from an administrative city. Yes, by virtue of being an administrative city, it started out with a predominantly bumiputra population, but from recent developments in the market, the profile of buyers are more mixed now. It does not need rebranding, it needs to embrace the evolution of a city, which Shah Alam has shown.

BM: Azlan, would you agree with Salem’s view that there was no need for rebranding and that it was about Shah Alam embracing its identity?

Azlan (AA): In the very early days, it was more like an industrial area, then as Shah Alam started to develop, especially with the advent of Bukit Jelutong and i-City, we can see a change in the makeup of the state capital. This is a natural progression. It is no more the laidback Shah Alam of yore, it is very dynamic now.

Things are changing in Shah Alam but I would say the core of Shah Alam will still be the administrative centre but there will be more of a mixed population.

PUBLIC INFRASTRUCTURE

We are in discussion with the Land Public Transport Commission to ensure the LRT3 station is beneficial to the developments there. – Azlan Md Alifiah

BM: We have a number of new projects for public transportation and infrastructure namely the LRT3 line passing through this city as well as bus hubs that are being redeveloped. Is there still more room for improvement?

AA: We are very excited about LRT3, there will be stations near the stadium in Section 13, in the city centre in Section 14 and in i-City in Section 7. Our biggest area of development is Section 14, the city centre, where we are embarking on a revised masterplan. We are in discussion with the Land Public Transport Commission to ensure the LRT3 station is beneficial to the developments there.

BM: Datuk Eu, I’m sure that infrastructure and transportation are also concerns for i-City. In Shah Alam, there’s a RM7mil integrated bus terminal in the works, which moved temporarily from Section 17 to Section 13. Would that be something that would assist i-City as a premier destination in Shah Alam?

EU: We planned i-City as an urban centre during a point when many were sceptical that high-rises could work in Shah Alam. We see the LRT as something beneficial that could further enhance i-City. We are beside the Federal Highway so the benefit is not just from the LRT but also the BRT. With the LRT to the north and BRT to the south, we would like to think that the transit traffic will go through i-City.

One of the challenges we, as an MSC Malaysia Cybercentre, face in trying to market i-City to call centres and business outsourcing companies is that they need public transportation.

The LRT will remove their concerns so we see that benefitting people who have bought offices for MSC purposes.

This will also benefit tourism development. Right now 90% of the people come (to i-City) by cars. There are coaches but the volume is very small and we hope the LRT can provide alternative transportation because the problem we face at the moment is lack of parking space.

If the LRT can ferry more people to our theme park, we can benefit from that.

GETTING THE RIGHT FIT

BM: As one of the newest developers in Shah Alam, you mentioned that i-City is now more well known as a tourist destination than a mixed commercial property development. Do you think that’s the way forward for new developers, as an MSC, knowledged-based and shopping centre?

We thought that if we had the MSC, we could encourage the setting up of offices and establishment of tourism industry. – Datuk Eu Hong Chew

EU: We examined so-called abandoned projects and noticed a pattern. We reckoned that if the projects were considered part and parcel of other activities, then the potential for their success would be greater.

When we started in Shah Alam around 2002, the challenge was to create a different economic activity that could spur the economy and so we thought that if we had the MSC, we could encourage the setting up of offices and establishment of tourism industry which could increase the vitality of this place.

LIVEABILITY

BM: Based on personal feedback, friends say what is lacking in Shah Alam is the liveability. They have to venture out to Klang, PJ and Subang if they want certain types of food or entertainment. Do you think that is justified and something they have to look at in the future?

AA: These are local guidelines we as developers have to live with. If you want the kind of entertainment like in Sri Hartamas or Bangsar, it may not be possible. But if you are the type to enjoy family entertainment, the choices are there. Shah Alam as a state capital needs to have certain characteristics that might apply to the city centre but when it comes to the suburbs, it may be slightly different.

SK: The idea of liveability is different for everyone. If you talk about the best of both worlds there are shortcomings in Shah Alam but from the aspect where you value things such as jogging tracks, cycle paths, greenery and lakes, those are things you get in this city. If you ask me, Shah Alam has a lot of positive things which are not available elsewhere and by virtue of that, Shah Alam has its own identity that is unique and what residents are proud of.

CITY COUNCIL

BM: What do you think is the role of the local authority in enabling Shah Alam to move forward?

SK: The role of local authority is important. They understand the requirements of developers, look at the guidelines available and suggest things that make it easier for us. In our 20 years experience in Shah Alam, we have had good cooperation with not only the city council but also had a lot of engagement with residents and political leaders here.

The audience listening to the panellists at the forum in Menara Star, Petaling Jaya. Photo: AZMAN GHANI

CLOSING REMARKS

BM: Before we end our forum, I would like to invite our panellists to share some final thoughts.

AA: PKNS is going to use the model of Shah Alam for our new development in Cyberjaya, Science Park 2. We can see there is not much room for growth and urban redevelopment in Petaling Jaya but there is a lot of room in Shah Alam. The growth of Selangor shall be in Greater Shah Alam.

EU: If I were to advise someone on growth opportunities, I would ask them to look at how many developers there were in a place. Today, a lot of the big property developers are in Shah Alam, which was not the case 10 years ago. The number of new players coming into Shah Alam will continue to grow and I think this is the best indicator for Shah Alam.

Now we are talking about a population of 650,000, but soon we will be talking a million or two, the city will grow. – Mohd Salem Kailany

SK: It is our duty as a developer to look at the communities around us and these are the values you can find in abundance in Shah Alam. As Shah Alam continues to grow bigger, I think it will retain its positive values and with that, it will also create its own identity. Now we are talking about a population of 650,000, but soon we will be talking a million or two, the city will grow.

ST: We would like to applaud the forwardness of former mayor Datuk Mohd Jaafar Mohd Atan for his approach. He enabled us to do more innovative things in our development (Ken Rimba), such as removing the tarmac in the sidelanes and backlanes because we wanted to build the first green township and it had to be fully integrated. By removing things like the tarmac, we create areas where people can walk and jog. This in turn creates security and allows neighbourhood engagement. There is a bright future for Shah Alam, we are looking forward to it.

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