Old is the new gold standard

The tipping point of transforming existing townships from good to great takes time. Years of steady  cultivation coupled with proper planning nurtured by organic growth and a maturing process have resulted in successful neighbourhoods such as Old Klang Road, Puchong and Bukit Jalil.

BY YVONNE YOONG

SetiaWalk, developed by S P Setia Bhd is an integrated development comprising a shopping mall, hotel, SoHo units, retail offices and serviced apartments.

SPECULATION has been rife of late in the property sector regarding the state of the market given the recent onslaught of the goods and services tax (GST) that rode in on April 1, heralded by the storms that invade our evenings without warning of ambivalent hot- and then-cold weather situations.

As unpredictable as the storms have been, and even way before the implementation of GST, an air of speculation had already emerged with ongoing talks of scattered property bubbles arising in various township developments.

However, even as existing concerns envelope the nation as the cost of living continues to rise for the average Joe Public, some gung ho developers have continued to launch their developments amid the proverbial eye of the storm buoyed by still unmet, existing demand for housing outweighing supply.

Guided by gut instinct and also the proven outlines of previously tried-and-tested formulas, developers continue to bank on winning attributes that make a successful township such as amenities nearby and conducive locations adjacent to one’s place of work enabling easy travel.

They are considering with renewed interest the possibility of launching new projects in existing mature developments with infrastructure already in place even as land becomes more scarce and hence, costly.

After all, it makes sense that the existence of basic primary amenities such as sundry shops, schools, clinics and other secondary infrastructure already in place including shopping malls, hypermarkets, hospitals as well as a ready network of roads and highways linking up to other parts of the city will lend added attractiveness to new launches in older neighbourhoods.

“Established townships in good locations, excellent connectivity and easy access to the city tend to boost property values. Even in bad times, properties in these locations can hold their own. Although these older townships tend to have haphazard traffic that one can do nothing about, these areas still retain their penchant as good places to live, invest and do business,” opines PPC International (agency) chief executive officer (CEO) Siva Shanker.

PPC International (agency) CEO Shanker believes that even in bad times, properties in mature locations, such as Old Klang Road, Puchong and Bukit Jalil can hold their own and retain their penchant as “good places to live, invest and do business”.

As it is, he acknowledges that one will be hard pressed to be able to find any affordable housing gems located near the city going for anywhere between RM500,000 and RM600,000.

Thus, he believes that mature neighbourhoods such as Old Klang Road, Puchong and Bukit Jalil are now poised to be on the threshold of renewed interest abounding in terms of the property potential of these established townships.

Another plus point working in favour of developers planning to launch their developments in already established neighbourhoods is that they need not invest in basic infrastructure such as highways and main access roads to connect to other parts of town.

Shanker believes that developers are still keen to launch their developments in the remaining tracts of land in these older neighbourhoods as there is high demand for staying nearby one’s workplace in order to cut time spent commuting.

Amidst rising demand for housing to meet the population growth compounded by escalating property prices, mature neighbourhoods that were previously not looked upon as property hotspots are now experiencing a new wave of interest among developers who are keen to launch their new projects here.

Indeed, today’s savvy developers readily acknowledge that besides the workings of innovative designs heralded by the handsome coupling of architecture imbued with award-winning interior and landscape designs, the issue of safeguarding their developments are also seeing new gated and guarded (G&G) developments mushrooming in pockets of these mature neighbourhoods.

Old Klang Road sets new property standardAlthough previously perceived as a relatively lacklustre neighbourhood, Old Klang Road is now being viewed as holding great potential for development, given its close proximity to the city.

According to Shanker, the mature Old Klang Road location with its close proximity to the city center remains a hotspot in terms of property potential and mid- to long-term viability.

Its prized location linking up to Mid Valley City makes it a somewhat hidden and yet open secret, turning it into an old property hotspot worth revisiting judging from the current swarm of new developments mushrooming in various pockets of this thriving precinct.

Its commercial developments as well as food and beverage (F&B) outlets too are adding glitz to the Old Klang Road precinct that is connected by an arterial road meandering through various enclaves to Puchong.

The Scott Garden in Old Klang Road offers a tranquil environment complete with greenery.

“Scott Garden is a good example of a well-placed development in Old Klang Road. If you look at all the shops, restaurants and eateries buzzing with people, you will also notice that its centre court is the height of activity,” he says adding that with its arrival, the area which once used to be squatter settlement areas housing the lower middle-class segment of the population has now experienced a facelift and rejuvenation of sorts.

Tracing the early history of Old Klang Road, Shanker reminisces on the appeal of the township with the initial rise of the OUG enclave back then whose success spilled over to benefit the surrounding areas.

“OUG was one of the successful townships in the early days some 30 years ago leading to the fruitful beginnings of the Taman Desa success story alongside other residential and commercial developments located along Old Klang Road. It eventually became the epitome of a nice look-and-feel of its time which, being located approximately 10km away, is in close proximity to the city,” he recalls.

The Old Klang Road area he says, benefited from the enhanced connectivity of the neighbourhood.

“In early 2000, they upgraded Old Klang Road into a two–way traffic flow as it experienced massive traffic jam both day and night because this road alone led to the Federal Highway linking further to Taman Seputeh while the other linkage connected the Federal Highway to Old Klang Road, travelling onward to Sunway and Klang. Traffic was along the highway with the arterial road that led to either Klang or Puchong. But now, Old Klang Road is a nice double lane thoroughfare which can take you straight to the New Pantai Expressway (NPE) that takes you to Subang Jaya and can cut out to the Federal Highway and Lebuhraya Damansara Puchong (LDP).

“Suddenly, Old Klang Road is at the centre of everything because from the Old Klang Road, one can get unto a number of highways including the Sprint Highway to go to Damansara Heights or travel on the Federal Highway to the city center. There is also the NPE access leading to Sunway and Subang Jaya. One can also take the LDP to various parts of Petaling Jaya that will also open up to Sri Petaling while connecting to other areas as well.

“The LDP is the great arterial road that opened up these areas to the city. You must remember that the success of any place actually lies with its connectivity. If an area is not connected to all the other places, it won’t do well. It is simple logic,” observes the immediate past president of MIEA (Malaysian Institute of Estate Agents). Acknowledging that urbanisation is a necessary challenge in this day and age to address the forces of demand and supply in a delicate interplay given the rapid rise for the need for housing, he says that the development of new townships will have to be balanced by the maturing of existing townships that need to be nurtured at a steady pace.

SetiaWalk, developed by S P Setia Bhd is an integrated development comprising a shopping mall, hotel, SoHo units, retail offices and serviced apartments.

The new heartbeat of PuchongAccording to Shanker, Puchong is where “everything has changed” and which is “doing real great these days” in terms of its property potential. “It’s a great example of a successful township. A lot of it had to do with the Old Klang Road that became popular as a bustling township that kept going further southwest of KL to Puchong.

“The LDP opened up Puchong and now it’s a booming township. SetiaWalk, an integrated development comprising a shopping mall, hotel, SoHo (Small office Home office) units, retail offices and serviced apartments located along the LDP that was developed by S P Setia Bhd has also single-handedly brought up and assisted in changing the profile of Puchong, making the area high-end,” he says.

Tesco is also there, and so is IOI Mall, which has transformed Puchong from a sleepy hollow to a thriving township. All these factors have changed the face of Puchong. “There are also shops and hundreds and hundreds of houses and apartments doing well there. In my opinion, this trend will continue in terms of future developments continuing to expand. I think the values will go nowhere but up. Developments along this corridor will continue to go high-end because of the close proximity to the city and easy accessibility to other areas.”

Stating that it would be difficult to put a ballpark figure to the capital appreciation that would take place in this corridor, he nevertheless anticipates that the properties here would “easily yield a 10% to 20% increase in values within the next two to three years”.

Poised to be the next property hotspot for new home dwellers due to its strategic location tucked between Putrajaya, Cyberjaya, Petaling Jaya and Klang, Puchong’s elevated status in recent years has seen a natural push of house prices reaching new highs in the history of this place.

“I think that there will be a lot of new commercial and mixed-used developments that will do well here,” he says in speculation of Puchong’s impending growth potential.

The boom is reflected in the official opening of the Four Points hotel by Sheraton Puchong in Bandar Puteri, Puchong, a development undertaken by IOI Properties Bhd in December last year.

The boom of Bukit Jalil “Bukit Jalil was practically non-existent as a township. The rest of Bukit Jalil back then was brand new prior to the Commonwealth Games in 1998 as compared to Bandar Baru Sri Petaling now which is a huge township with lots of houses and commercial centres with the Endah Parade Shopping Centre developed by the I&P Group,” he says.

“It was previously the Commonwealth Village that saw the growth spurt of hundreds and hundreds of condominium units with the whole infrastructure having benefited from the games, with the biggest and most significant initiative being the LRT (light rail transit) leading to the Bukit Jalil stadium, the Bukit Jalil Golf Club and the International Medical University. Today, Bukit Jalil is a bustling area with the university attracting thousands of students.

“If you live in Bukit Jalil, you can take the LRT from there to go to other parts of KL. You can also drive from Bukit Jalil to Sri Petaling, and from there travel to Old Klang Road and to other parts of town as it’s very connected,” he says.

Hence, Bukit Jalil, boosted by strengthened connectivity, holds much potential as a property hotspot worth exploring as improved accessibility and connectivity continue to establish convenient linkages to other parts of the city.

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Sunway strong contender for 40km KL-Klang elevated dedicated bus lane

Connected route: A total of 15 buses will ply the 5.4km route around the Sunway area, connecting the Setia Jaya Komuter station to the USJ 7 LRT extension line station. The second bus rapid transit (BRT) system is being planned to link Central Market in Kuala Lumpur to Klang in Selangor. The 40km stretch will be built along the Federal Highway.

PETALING JAYA: Sunway Construction Bhd, the builder of the country’s first elevated dedicated bus lane in Bandar Sunway, is a strong contender to bid for the expansion of the project, analysts said.

This should fire up interest in the company, which is said to be planning to sell its shares to the public as early as next month. The second bus rapid transit (BRT) system is being planned to link Central Market in Kuala Lumpur to Klang in Selangor. The 40km stretch will be built along the Federal Highway.

Sunway Construction has “a strong track record advantage when bidding opens for the next BRT line,” said CIMB Research analyst Sharizan Rosely.

“Order book drivers continue to be more building works-focused but this could change going into 2016. The group is one of seven finalists for the RM9bil LRT 3 PDP package, a potential earlier winner of MRT 2 elevated viaduct packages by our estimates,” he said in a report last week,

Generally, Sharizan expected about 40% growth in the RM2.8bil construction order book to RM4bil for the IPO-bound company was achievable by end of this year.The market for IPO had cooled down considerably following the lacklustre showing by Malakoff Corp Bhd recently.

The RM634mil Sunway BRT, where Sunway Construction contributed RM123mil to the project, was recently launched by Prime Minister Datuk Seri Najib Tun Razak.

“The poser is to invest in the parent company that will receive hefty special dividend from the listing of Sunway Construction,” one analyst said when contacted by StarBiz.

Sunway Bhd has gone up by more than 10% year-to-date to end at RM3.52 on Bursa Malaysia last Friday. Post-Sunway Construction’s listing, it will be among the largest pure play construction companies in Malaysia.

Most other construction companies from among the bigger players such as Gamuda Bhd and IJM Corp Bhd also derive their earnings in part from the property industry. MIDF Research expected more interest on Sunway Bhd in view of potential special dividend in the next two months.

“The amount should be in the range of 22 sen to 25 sen subject to the actual amount of proceeds to be raised from Sunway Construction’s IPO,” it said in recent report.

The Sunway BRT was 70% funded by Prasarana Malaysia Bhd, 15% by Sunway Bhd and 15% by the Government’s public-private partnership (PPP) facilitation fund called UKAS. However, Sunway Construction is expected to receive stiff competition from the usual suspects when Prasarana opens the tender next year.

A source close to Prasarana said the second BRT with longer route of more than 40 km would not be elevated and to be supported by Prasarana standard stage buses.

“As the second BRT will be on the ground, it will have quite a high curb on each side of the lane.

“Prasarana needs to discuss with PLUS Malaysia Bhd, the concession holder of Federal Highway on the matter,” he said, adding that the ground-breaking for this project was slated for the end of next year,” said the source.

The 5.4km Sunway BRT, arguably the region’s first elevated electric bus service, offers 1,153 parking bays at its Park n’ Ride complex. It will carry 2,400 passengers per hour this year and is expected to increase to 5,200 passengers per hour in 2035.

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World Class Sustainable Cities conference to focus on urban transformation

KELANA JAYA: The 7th International Conference on World Class Sustainable Cities (WCSC) 2015 will take place at The Royale Chulan Hotel Kuala Lumpur, on 29 September 2015.

The concept of WCSC series is to provide a constructive platform to educate and engage all stakeholders on the benefits and challenges faced in Kuala Lumpur becoming a World Class City, an aspiration expressed in its Structure Plan by showcasing the best practices and experiences from World Class Cities.

Since 2009, WCSC has successfully gathered a group of distinguished international speakers to bring together ideas and best practices on what make cities sustainable places to live and work in, as well as to increase the awareness of our city dwellers and other stakeholders on what makes a city great. All the speakers are globally renowned for their innovative ideas and excellent achievements in urban regeneration.

Present at the press conference: (From left) Pn Nik Mastura Diyana bt Nik Mohamad from DBKL, MIP past president Khairiah Mohd Talha, MIP president Tn Md Nazri Mohd Noordin, organising chairman of WCSC 2015 and REHDA KL past chairman Datuk N. K. Tong, honorary secretary of PAM Ar Sarizal Yusman Yusoff, and REHDA KL branch secretary Chan Kin Meng.

This annual conference is jointly organised by the Real Estate & Housing Developers’ Association Malaysia Wilayah Persekutuan Kuala Lumpur (REHDA KL), the Malaysian Institute of Planners (MIP), and the Malaysian Institute of Architects (PAM) to focus on an engaging theme of “Urban Regeneration Through Smart Partnerships”.

Some of the topics that have been covered in the previous years include the transformation of Cheonggyecheon River in Seoul, Korea, the city transportation solutions for Curitiba, Brazil, and the metamorphosis of Kaohsiung, Taiwan.

The international speakers who will be presenting at WCSC 2015 are director of the University of Arkansas community design centre Stephen Luoni,  CityMart chief executive officer Sascha Haselmayer, journalist, moderator and innovator Caatarina Rolfsdotter-Jansson.

About 600 participants consisting of professionals, developers, city managers, and members of the public including representatives of Residents’ Associations from Kuala Lumpur are expected to attend the one-day conference.

“We are extremely grateful that our honourable Kuala Kumpur mayor, Datuk Seri Haji Ahmad Phesal bin Talib, and Kuala Lumpur City Hall, have the vision and foresight to endorse and support WCSC over the years. Foreign participants also find this format truly unique, where city officials, industry professionals, and city dwellers come together in a collaborative approach to envision the future of our cities,” explained organising chairman of WCSC 2015 Datuk N. K. Tong.

“We have searched across the globe for world class ideas and speakers to share an impactful day with us. There are also master classes that will be conducted in smaller groups on a separate day, led by our esteemed speakers, to delve into greater details on the opportunities for the future urban regeneration of Kuala Lumpur,” added Puan Khairiah Talha from MIP.

In conjunction with WCSC 2015, a photography competition was launched at the press conference under the same theme, in which the public is invited to share varied and interesting perspectives on how they view their city’s life and soul.

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What is affordable for me might not be for you: Perception versus the reality of affordable homes

REAL ESTATE INSIGHTS
BY DR DANIELE GAMBERO

WE will soon know how the 11th Malaysian Plan which spans five years from 2016 to 2020 would bring Malaysia closer to achieving the status of a fully developed country. This is in line with the tagline titled “Closing the Gap”, in addressing the Malaysian housing affordability issue. Expectations are quite high but unfortunately, I have the feeling that not many doable solutions will be materialised.

Recently, I had the honour of jointly organising the First National Affordable Housing Summit 2015 with ASLI (Asian Strategic Leadership Institute) during which representatives from different government agencies, private industry and professionals alike discussed the possible solutions to this critical issue to complete the transformation of Malaysia into a fully developed country.

During the entire forum, private and public representatives have kept on discharging responsibilities to each other without really coming up with new ideas and innovative solutions. In my opinion, when we talk about affordable housing, we should find a proper definition for this rather misused word as what is affordable in Selangor might not be affordable in other parts of Malaysia.

Even more importantly, we should look at what generating affordability is all about. The first root of this issue is the wealth distribution which somehow defines the “property purchasing power” of the public. REI Group of Companies has recently carried out a survey on the real level of income per household throughout Malaysia.

By looking at the outcome of the study, it appears quite clear that the social housing problem of low-cost houses which is supposed to affect more or less six million Malaysians or, based on an average of 3.5 members per household, 1.7 million Malaysian families, remain an issue.

The low-cost housing issue, however, affects only the bottom 20% of the population while the middle-class made up of 60% of the total 30 million population count or 18 million Malaysians to be precise, still face huge problems in finding appropriate shelter at reasonable prices.

I have recently written an article about the Southern Push that middle-earners are subject to and explained how we will witness a massive southern expansion of the Klang Valley due to the hunt for affordable housing. Land cost is one of the main issues causing the high price of properties in the Klang Valley but, in the southern region of Selangor, land is still being transacted at very reasonable values.

Both landed and high-rise residential units are rapidly mushrooming in South Puchong, Kajang, Bangi, Dengkil and Semenyih, with highly competitive and very affordable values recorded per sq ft.

Thus, families will be able to purchase their dream homes, all at liveable sizes ranging between 900 sq ft and 1,300 sq ft for less than RM500,000. The Government is currently constructing and planning to construct new infrastructure that will allow connectivity to be established as a strategic component of the Southern Push factor.

MRT (mass rapid transit) Line 1 and 2, LRT (light rail transit) Line 3 and several proposed BRT (bus rapid transit) lines will further generate positive and sustainable growth in the Southern Corridor.

Infrastructure is not only limited to highways and public transportation systems but also other social benefits that the city has to offer that are still lacking in the southern region, such as hospitals, schools and educational institutions, kindergartens, retail areas and so on.

All of these considerations make up the extremely important components in creating a sustainable and smart environment where families will be able to enjoy living in a safe place.

This expansion will surely also attract the interest of investors and unfortunately, speculators. Hopefully, developers will dedicate less effort and passion in responding to this unhealthy demand and concentrate more on genuine buyers and long-term investors instead.

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Launch of link homes, villas with clubhouse facilities

The good life: The One Residency is an exclusive gated and guarded neighbourhood.

KUCHING: MJC City Development Sdn Bhd is launching the premium phase of its One Residency terrace homes soon.

With only 31 units available, the new phase consists of double-storey link homes and three-storey town villas located next to the residents’ clubhouse.

Those interested can register now for limited early benefits and to be updated with the latest information.

Condominium units in the latest block of MJC City’s SkyVilla Residence are also available, priced from RM385 per sq ft.

Dubbed Bella, the 16-floor block has eight units on each floor to maximise privacy and comfort. Every unit has a semi-detached layout with 12-ft high ceilings and natural lighting.

The built-up area of the units range from 1,001 sq ft to 1,377 sq ft.

Limited units: An artist’s impression of One Residency’s upcoming premium phase.

Facilities for residents include a clubhouse, mini-theatre, rooftop garden, swimming pool, outdoor jacuzzi, playground, gym and barbeque pits.

SkyVilla Residence is located on a 4.45ha site next to MJC Batu Kawah New Township, surrounded by green landscaping.

Another investment opportunity is the Papillon Street Mall, the final phase of MJC New Township’s commercial hub.

Papillon is designed to offer a new shopping experience with fashion, food and lifestyle stores across two floors connected by escalators.

It will have a total retail space of 86,880 sq ft.

Ground floor commercial units in Papillon are available now at RM768,888 onwards and investors stand to enjoy guaranteed rental returns in two years upon completion.

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Feedback and cooperation valuable for development plans in Kulai

BY NORBAITI PHAHARORADZI

A map showing the developments in Kulai at the launch of the Publicity and Public Participation in Local Government programme.

KULAIJAYA: Members of the public should be more proactive by getting involved in state development projects that are being carried out.

State Housing and Local Government committee chairman Datuk Abd Latif Bandi said the people could benefit through developments taking place such as the Special Area Draft Plans (RKK).

He said the people would be more empowered in making decisions regarding their future if they had the knowledge to deal with developers.

“For instance, under the RKK 2015-2025 in north Kulai here, the community can engage with appointed parties such as the Kulai Municipal Council and relevant officers at Kampung Rahmat hall to air their grouses on the plans drafted.

“Engagements through programmes like this will also help the people to be prepared for the changes that will be brought to the communities over the development period,” he said at the launch of the Publicity and Public Participation in Local Development programme at Kampung Rahmat.

Abd Latif (second from right) and Kulaijaya Municipal Council president Abdul Rahman Salleh (right) looking at the RKK draft. – Photos by Norbaiti Phaharoradzi

Abdul Latif said that the people must realise that development plans should take into account the views of local councils and the community.

He also encouraged closer cooperation between the communities and developers to identify areas for development.

“Those who plan to sell their lands should also be more aware of the long term benefits that could arise,” he said.

Abdul Latif said that the one-month programme would provide an opportunity for the communities to voice out their opinions or objections against the draft tabled.

All opinions and objections gathered would be presented during the Objection Hearing Committee meeting chaired by Abdul Latif with the engagement from land office, State Economic Planning Unit (UPEN), local authorities and the Town Planning Secretariat to be held at a later date.

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Aussie builder urges Malaysian peers to come up with new ideas

osted on June 8, 2015  | 451 views |  Topic : Featured, Property News.

Leading the way: Ahmad Phesal (second from right) walking in during the opening of the FIABCI 66th World Real Estate Congress at One World Hotel.

WILL urbanisation bring peril or prosperity? One man who saw Malaysia rise out of the ashes of the Japanese Occupation and the Malayan Emergency sums it up.

“I cannot overemphasise, and I’ll repeat and I’ll repeat and I’ll repeat, the importance of education for our youngsters. Training and education play a very important part in creating an urbanised society,” said Maha Sinnathamby.

Maha grew up in a house that had no electricity or tap water in Rantau. Today he is the chairman and founder of Springfield Land Corporation, a planned city in Queensland, Australia.

“In the face of rapid development, we must not forget to cherish our greatest treasure — human capital.

“This is why planning has to be done very carefully so that communities are integrated. They must have common areas to mix, react and add value to each other,” he said at a press conference on the 66th FIABCI World Real Estate Congress.

Kuala Lumpur mayor Datuk Seri Ahmad Phesal Talib, who was present at the event, said that is why ground research on how people live, work and play is important.

“We need new ideas and approaches from developers on realising the vision of a greater Kuala Lumpur,” he said.

The challenges will be great. He cited parking lots in the city centre as an example. In the face of growing car ownership, how many will be deemed enough?

“Would there be a need for parking lots in the middle of the city if the public transport campaign is a success? But at the same time, what of those who reside in the city?

“It wouldn’t do for the city to be a bustling hub in the day but a ghost town at night.

“Now we have a policy. Any building in the city centre less than 200m from the LRT station must provide connectivity as in shuttle buses. Based on our planning, we now have 47km of walkways in which people can enjoy the city space by using public transport,” said Ahmad Phesal.

His chief concern now is how to redevelop rundown parts of Kuala Lumpur such as Pudu and Chow Kit.

Having had the advantage of studying the 15 master plans of planned cities worldwide, Maha pointed to an example where one had a population of 150,000 who did not have to travel anymore than five minutes to a hospital, train station, shopping centre or school.

Shouldering this responsibility are developers.

Conference moderator Michael Geh, who is also FIABCI vice-president, said this is where the three-day congress has a part to play.

“This interaction with local developers is hoped to inspire them to work towards the ideal,” he said.

Geh also touched on the need for transparency. He does not deny some quarters have been evasive in divulging information to questions regarding methods of construction and building materials.

To this, Ahmad Phesal said authorities had strict policies. One is a complete slope development guideline. Ikram (Institut Kerja Raya Malaysia) is DBKL’s second-opinion party for this. Developers must also provide 10% of open space for projects.

“For property buyers, beware is the key word,” said FIABCI Malaysia president Tengku Abdul Aziz Tengku Mahmud.

Would it be fair to put the “crowded city” phenomenon squarely on the developers’ shoulders?

Geh feels groups who put pressure on developers should be investigated for their motives.

“Sometimes they are a small group but they are loud. So it looks like the whole city does not want development. I hope the authorities will not give in to them unnecessarily for the good of the community,” said Geh.

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