o_19c5m4dif5d2b4m116t1tkbp0na.pdf

EDITOR 

ROSHAN KAUR SANDHU 

WRITERS 

ONG XIN YING 

BRANAVAN ARULJOTHI 

CEO’S FOREWORD 

HEAD OF CREATIVES 

ANGELINE LIM 

GRAPHIC DESIGNERS 

JASON KWONG 

WING WONG 

CAMPAIGN SPECIALIST 

NURULHIDAYAH ABD RAHMAN 

MAGAZINE COORDINATOR 

NUR ALIA AHAMD TAMEZI 

GENERAL MANAGER, MALAYSIA 

LOH-LIM SHEN YI 

HEAD OF DEVELOPER SALES 

HOW YONG KIEN SOON 

HEAD OF MEDIA SALES 

JENN ADAMS 

HEAD OF iPROPERTY TV 

COREY WEEKES 

AGENT SALES MANAGER 

LEON KONG 

MANAGING DIRECTOR AND 

CHIEF EXECUTIVE OFFICER 

GEORG CHMIEL 

CHIEF FINANCIAL OFFICER 

ROBERT GOSS 

CHIEF INFORMATION OFFICER 

HARMIT SINGH 

HEAD OF CONSUMER MARKETING & 

BRAND MANAGEMENT 

JONATHAN ADAMS 

To New Beginnings and Opportunities 

Happy New Year and warmest greetings at the start of another year! 

Hope the holidays have left you refreshed and rejuvenated to take on the challenges 

of a whole new year. 

For us at the iProperty Group, we are thrilled to usher in the New Year. It provides 

us with the perfect opportunity to set new targets, achieve new milestones and set 

new benchmarks! 

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iProperty.com Magazine is published monthly by 

iProperty.com Malaysia Sdn Bhd 

Suite 11.01, Level 11 Menara IGB, Mid Valley City, 

Lingkaran Syed Putra, 59200 Kuala Lumpur, Malaysia 

Disclaimer 

Although every reasonable care has been taken to ensure 

the accuracy of the information contained in this publication, 

neither the publisher, editor nor their employees and agents 

can be held liable for any errors, inaccuracies and/or omissions, 

howsoever. We shall not be responsible for any loss or 

damage, whether direct or indirect, incidental or consequential 

arising from or in connection with the contents of this 

publication and shall not accept any liability in relation thereto. 

With the dawn of the New Year, you would have noticed that our first issue of 

the year now displays a new masthead. We are also excited to announce that 

along with news from the international property market, the magazine is now also 

available in Singapore and will be featuring exciting content and information on the 

market there as well. 

Last year, in November, we gave due recognition to the many developers that have 

relentlessly worked towards shaping the skylines of Malaysia with their prestigious 

developments via the only consumer-selected award recognition, the iProperty. 

com People’s Choice Awards 2014. 

In this issue of the magazine along with a dedicated pull-out, we pay tribute to all 

the winners and finalists of the iProperty.com People’s Choice Awards. It was an 

outstanding event in many ways with 55 finalists, 10 categories and over 10,000 

Malaysians voting! Congrats to all our winners and finalists once again. 

To all who have set goals this New Year, I hope that you meet all the challenges 

that may come your way with tenacity and enthusiasm. It is vital to remember that 

anything is possible if we work hard towards achieving them. Even in the most 

daunting adversity, we can victoriously triumph. 

Wishing you a great 2015! 

The views by our contributors expressed here are their 

personal opinions and do not necessarily reflect 

iProperty.com’s views. 

Unless otherwise noted, all artwork and ad designs printed in 

iProperty.com Magazine are the sole property of iProperty.com 

Malaysia Sdn Bhd, and may not be reproduced or transmitted 

in any form, in whole or in part, without the prior written 

consent of the publisher. 

Printer 

Percetakan Osacar Sdn Bhd 

Lot 37659, No. 11, Jalan 4/37A Taman Bukit Maluri Industrial 

Area Kepong, 52100 Kuala Lumpur Malaysia. 

Distributor 

MPH Distributors Sdn Bhd 

Georg Chmiel 

Managing Director & CEO 

The iProperty Group

CONTENTS 

January 2015 

2 CEO’S FOREWORD 

8 HAPPENINGS 

Events 

12 GOLDEN HOUR 

iProperty.com Malaysia People’s Choice Awards 2014 

Cover Story 

16 ASPEN VISION CITY 

The northern connection 

Featured Property 

20 M RESIDENCE, CANAL LINK 

A premier lifestyle choice 

24 ICONIC SKIES 

(CONDOMINIUM & SKIES VILLA) 

A new icon on the horizon 

Insights 

26 PRODDING THE PROPERTY BUBBLE 

Homebuyers’ Outlook 

30 2015: THE YEAR OF THE HOMEBUYER 

Pick of the Month 

42 THE NEXT NUCLEUS IN KLANG VALLEY 

Experts’ Views 

44 GREATNESS OR A GAMBLE 

Market Insight 

54 GROWING TRENDS: PRICES IN KLANG VALLEY 

Let’s Talk 

58 PERBADANAN PR1MA MALAYSIA 

A PR1MA-ry solution 

8 12 

16 24 30 

4 |

CONTENTS 

January 2015 

Investment Tips 

64 OREGEON PROPERTY CONSULTANCY 

A look at Bandar Tun Hussein Onn 

Singapore 

70 HAPPENINGS 

72 IPROPERTY.COM PEOPLE’S CHOICE AWARDS 

2014/15 (SINGAPORE) 

74 INVESTING IN ASIA 

76 SINGAPORE PROPERTY MARKET OUTLOOK 2015 

International Property Investment 

78 KICK-STARTING YOUR INTERNATIONAL 

PROPERTY INVESTMENT 

Contributors 

82 NATIONAL HOUSE BUYERS ASSOCIATION 

Enforcement under the Strata Management Act 2013 

(SMA) 

86 DATO’ JOEY YAP 

The 12 animal signs for 2015 

Office Design 

92 SERVCORP LIMITED 

Suites for every taste 

Tips & Tricks 

94 SIMPLY GREEN 

Agents’ Views 

96 WHAT MAKES A GOOD AGENT 

Classifieds 

104 AGENCY DIRECTORY 

105 CLASSIFIEDS 

120 SUBSCRIPTION 

70 74 

76 92 

94 

6 |

HAPPENINGS 

Tropicana Wins at the iProperty.com People’s Choice Awards 2014 

Tropicana Corporation Berhad took home the iProperty.com 

People’s Choice Awards for Best High Rise Development thanks 

to its Tropicana Metropark’s Pandora and Paloma Serviced 

Residences project. The winning entry was based on the 

design, facilities, connectivity and holistic nature of Tropicana 

Metropark. 

Tropicana was also nominated in five other categories at the 

ceremony which were Developer of the Year, Best Luxury 

and Landed Development, Best Landed Development, Best 

Township of the Year and Best Integrated Development. The 

Group has seen a recent surge in their accolades with their 

recent wins at The Edge Property Excellence Awards as well. 

The award-winning Tropicana Metropark is a mixed 

development in Subang which comes complete with its aptly 

named ‘Green Lung’ which is 9.2-acre green central park. This 

integrated development offers varied components comprising 

of townhouses, serviced apartments, shop fronts, business 

suites, SOHO, office towers, a proposed shopping mall, medical 

centre and education hub. 

Pandora Serviced Residences, the first phase of Tropicana 

Metropark was launched last year with a successful take-up 

rate of over 90%. Its 627 units are spread across two residential 

towers and come in three design options which are studio, 

two- and three-bedroom layouts. Its second phase, Paloma 

Services Residences comprises two serviced residential towers 

which offer a total of 587 units. Tower B of Paloma Serviced 

Residences is open for sale and consists of 248 units which are 

available in studio, two-bedroom and three-bedroom designs. 

Ivory to Develop Land in Johor 

At the signing ceremony, Ivory Properties was represented by 

its group chief executive officer Datuk Low Eng Hock and chief 

operating officer Goh Chin Heng while JB Lee Properties Sdn 

Bhd was represented by its directors Lee Wui Ming and Sia 

Chai Wat. Johor Housing and Local Government Committee 

chairman Datuk Abdul Latiff Bandi was also present to witness 

the signing. 

Aptly named Four-Leaf Clover Residences, the proposed 

development in Teluk Jawa will feature four clover-like, petalshaped 

residential towers that offer all the convenience of 

inner-city living with the luxuries one would expect in a hotel. 

Ivory Properties Group Berhad, through its wholly-owned 

subsidiary Ivory Residence Sdn Bhd, firmed up a joint venture 

with a land owner in Johor to develop a freehold land in Teluk 

Jawa. 

The agreement between Ivory Residence Sdn Bhd and JB Lee 

Properties Sdn Bhd is to jointly develop approximately 8.98 

acres of land into a project that is estimated to have a gross 

development value of RM2 billion. 

Set within the high growth Southern Link corridor, the 

development borrows inspiration from the Grand Canal in 

Venice, incorporating a picturesque canal within the retail 

component of the development. 

“This land of opportunity has since become an ideal haven for 

property development by many top-notch property moguls 

and we at Ivory are proud to have the honour of being part of 

this opportunity,” Low said. 

8 |

HAPPENINGS 

Sunway Adds Education to Iskandar Community 

Pre-enrolment for the new campus will begin in January 

2015 for preschool right up to pre-university. The school will 

also provide the International Baccalaureate (IB) education 

framework for its pre-university students. 

During the event, both Sunway Property and Sunway 

Education Group collectively announced its special bursary 

programme, presenting attractive benefits to early birds of the 

property and School. Children of any Sunway Iskandar buyers 

will be entitled to a bursary programme upon qualifying all the 

terms and conditions. 

Sunway Berhad has announced its upcoming Sunway Iskandar 

plans with the introduction of the Sunway International School 

(SIS) Sunway Iskandar. 

Scheduled to see its first intake in 2017, SIS Sunway Iskandar 

will be the only school in Iskandar, Johor to offer the Canadian 

(Ontario) curriculum which is rated as one of the world’s 

best school systems. It is also a candidate school for the 

International Baccalaureate Diploma Programme (IBDP). 

SIS Sunway Iskandar will also offer a special bursary of RM 

10,000 to all student enrolment. The bursaries are valid for 24 

months from the date of the School’s opening and applicants 

are eligible to both special bursaries upon qualifying all the 

terms and conditions. 

With English as the medium, SIS Sunway Iskandar will be 

fully taught by Canadian-certified teachers and IB-certified 

educators. It is also the first international school to implement 

a full laptop programme and is a candidate school for the IB 

Diploma Programme pursuing authorisation as an IB World 

School. 

Mah Sing Foundation Donates RM200,000 to Enhance 

Education in Malaysian Schools 

Mah Sing Foundation, a charitable trust established by Mah 

Sing Group Berhad recently contributed a grand total of 

RM200,000 to eight schools in Johor Bahru. Present to 

witness the cheque handover ceremony was YB Datuk Ir Dr 

Wee Ka Siong, a Minister in the Prime Minister’s department. 

placement in relevant Mah Sing Group departments and a job 

offer waiting for those who are competent in their field once 

they have graduated. 

The schools which are SJKC Ban Foo, SJKC Chien Chi, SJKC 

Masai, SJKC Tiram, SJKC Peh Chih, SK Taman Rintang 3, SK 

Cahaya Masai and SJKT Mount Austin received RM25,000 

each. 

The contribution was a Corporate Social Responsibility 

(CSR) initiative organised by Mah Sing under its flagship 

CSR platform, the Mah Sing Foundation. The donation will 

be utilised to build and upgrade facilities such as computer 

rooms, toilets and libraries for the students in line with the 

Foundation’s objectives to provide educational assistance to 

the needy and underprivileged. 

Aside from this initiative, Mah Sing Foundation recently offered 

scholarships amounting to more than RM150,000 to four 

students from Tunku Abdul Rahman University College. The 

scholarship covers each student’s entire three or four years’ 

worth of tuition fees plus a fixed living allowance of RM600 

a month excluding practical training periods, an industrial 

10 |

EVENTS | People’s Choice Awards 2014 

Top 10 winners 

GOLDEN HOUR 

Congratulations to all the winners of 

iProperty.com Malaysia’s Inaugural People’s Choice Awards! 

The crme de la crme in the property industry was given 

due recognition at the iProperty.com People Choice Awards 

2014. The event, organised by iProperty.com Malaysia, the 

country’s No.1 property website, was held at the One World 

Hotel in Petaling Jaya. 

The event, bringing together nominees and industry 

leaders for a night of fun and celebrations, was hosted by 

Daphne Iking and Andrew Netto, offered the finest in local 

entertainment, a gourmet banquet and, of course, the 

presentation of the prestigious trophies and certificates. 

Speaking at the gala awards night, iProperty Group’s 

Managing Director & Chief Executive Officer, Georg Chmiel, 

said that iProperty.com Malaysia was proud to have a 

platform to duly acknowledge industry leaders that have 

played such a significant impact in the lives of property 

buyers via their distinguished and impressive developments. 

“Our main objective for organizing the iProperty.com 

People’s Choice Awards was to recognise honour and 

celebrate the enormous achievements of developers in 

the country as they tirelessly contribute to the growth of 

12 |

Distinguished guests give the PCA a thumbs up! 

the Malaysian economy as well as make a difference by 

providing homes, offices and various properties to meet the 

needs of Malaysians. We had over 10,000 Malaysians cast 

their votes and tonight we honour the best, as chosen by 

Malaysians themselves,” said Chmiel in his opening speech. 

He elaborated that Malaysians were invited to cast their 

vote for their most preferred developer or development 

that were shortlisted by a panel of distinguished judges 

comprising of Ar Chan Seong Aun, President of Pertubuhan 

Akitek Malaysia, Chris Tan Chur Pim, Founder & Managing 

Director of Chur Associates, Wong Kuen Kong, Deputy 

Chairman, Redha Johor and himself on www.iproperty.com. 

my/awards. The voting began on 7th October and closed on 

31st October 2014. 

Georg Chmiel (middle) with some of the evening’s guests 

The winners in the 10 categories outlined in the iProperty. 

com People’s Choice Awards were: 

MCs for the night - Daphne Iking and Andrew Netto 

1. Best High Rise Development – Pandora & Paloma, 

Tropicana Metropark by Tropicana Corporation Berhad 

2. Best Luxury High Rise Development – 

Concerto North Kiara by BCB Bhd 

3. Best Landed Development – Country Garden Diamond 

City by Country Garden Holding 

4. Best Luxury Landed Development – 

Long Branch Residences, Hometree by BCB Berhad 

5. Best Commercial Development – 

Icon City by Mah Sing Group Berhad 

6. Best Integrated Development – 

Sunway Velocity by Sunway Berhad 

7. Best Eco Friendly Development – 

Verdi Eco-dominium by UEM Sunrise Berhad 

8. Best Iconic Development – 

Tritower Residence by MB Group 

9. Best Township of the Year – 

Sunway Iskandar by Sunway Berhad 

10. Developer of the Year – Mah Sing Group Berhad 

| 13

EVENTS | People’s Choice Awards 2014 

The iProperty.com People’s Choice Awards was also 

sponsored by Dulux, Infra Design, SISMA Auto, Kim Gress, 

Telekom Malaysia and Turn Design. 

Chmiel said, “iProperty.com Malaysia has always been at 

the forefront in providing Malaysians with the best property 

search experience. We pride ourselves on delivering 

the best-in-class service to property buyers, investors, 

developers and property agents. The iProperty.com People’s 

Choice Awards is our way to recognize excellence within the 

property sector and to have over 10,000 Malaysians vote 

for their favourite is a testament that these developers have 

captured their hearts,” 

Opening act by LED water Drum Performers 

“I think everyone here would agree that the developments 

by these amazing developers are world class. The quality 

of the entries received spoke volumes and Malaysians had 

the tough challenge in choosing the best. I would like to 

congratulate all the winners and finalists for pioneering new 

frontiers, pushing boundaries and for putting Malaysia on the 

world map. We look forward to hosting the next iProperty. 

com People’s Choice Awards.” concluded Chmiel. 

Performance by the ‘Costume Changers’ 

Malaysia’s preferred Developer of the Year - Mah Sing Group Berhad 

14 |

Best Commercial Development - Mah Sing Group Berhad 

Best Landed Development - 

Country Garden (M) Properties Sdn Bhd 

Most Iconic Development - MB Group 

Lucky draw grand prize winner, sponsored by SISMA Auto 

Best Luxury Landed Development - BCB Berhad 

iProperty.com People’s Choice Awards’ panel of judges 

Developer of the Year - Mah Sing Group Berhad 

| 15

COVER STORY | Aspen Vision City 

THE NORTHERN CONNECTION 

Leveraging on Penang’s position as an economic powerhouse, 

Aspen Vision City is an inspiring development which will take 

Malaysia’s northern corridor into the future. 

The state of Penang is set to receive another robust 

mixed residential and commercial development 

project in the form of Aspen Vision City. It is 

one that strategically located on the mainland at 

the landing point of the Second Penang Bridge which is 

officially known as the Sultan Abdul Halim Mu’adzam Shah 

Bridge in Batu Kawan. 

The mixed development spans across 245 acres of freehold 

land in one of the state’s upcoming localities. It bears a 

gross development value of RM8 billion and work on Phase 

1 is scheduled to commence at the end of 2015. 

A VIBRANT URBAN OASIS 

Living up to Penang’s aspirations to be one of Malaysia’s 

most vibrant states, Aspen Vision City poised itself to 

fuel the northern region’s urbanisations blueprint with 

its integrated concept of an urban oasis. Promising 

commercial and residential units of unmatched quality, 

the development will deliver an IKEA Store, a shopping 

mall with the best of shopping, dining and entertainment 

options, condominiums, high-rise commercial buildings, 

commercial and retail spaces, office towers, international 

school, hotels and serviced apartment towers, a state-ofthe-art 

private medical centre and healthcare facilities, 

central transportation hub as well as a central island park. 

The development will feature a contemporary shopping 

complex anchored by the first IKEA store in Northern 

Peninsular Malaysia. The mall will be managed by Ikano 

Pte Ltd, an experienced retailer and owner of the IKEA 

franchise in Malaysia, Singapore and Thailand. Set to be a 

16 |

one-stop shopping haven, the mall will present the best of 

dining, retail and entertainment options. 

A breath-taking 25-acre central island park will anchor the 

overall development, offering a magnificent green lung 

and central venue where future residents and business 

owners can partake in leisure and recreational activities. 

However, the first phase of Aspen Vision City will focus 

on commercial properties in an effort to create a robust 

foundation for the business, transportation, education and 

industry sectors. 

BREAKING BOUNDARIES 

Aspen Vision City promises a fully-integrated transportation 

hub to support the needs of the development and to draw 

the masses into this visionary city. The project will feature 

comprehensive meeting and conference facilities in order 

to fuel the city’s economic engines. Amidst the modern 

landscape of the development, it will also exhibit ecofriendly 

and nature-inspired concepts which include a central 

park complete with lush tropical greenery, the idyllic view 

of tree-lined boulevards, pleasant green landscaped links, 

pedestrian-friendly walkways and cycling paths. 

A STERLING LOCALITY 

Positioned at the landing point of the second Penang Bridge, 

Aspen Vision City is expected to draw the masses into its 

futuristic offerings. A convenient locality for commuting which 

is supported by a wide array of amenities, the development 

enjoys easy accessibility to popular local hotspots such 

as Tesco Bukit Mertajam, Aeon Mall Bukit Mertajam, Juru 

Autocity and Sunway Carnival Mall. It is also a conveniently 

short distance away from other popular shopping centres 

and retail outlets on the island of Penang which includes 

Queensbay Mall. 

Additionally, the Batu Kawan Stadium is just a stone’s throw 

away from the development whilst other interesting places 

include the Taman Rimba Bukit Mertajam forest reserve as 

1 

1 Aspen Vision City will transform Batu Kawan into a 

thriving metropolis in 5-10 years’ time 

2 A pedestrian walk will be built around the township to 

promote an eco-friendly and healthy lifestyle 

2 

| 17

COVER STORY | Aspen Vision City 

well as the sandy beaches and the newly-built jetty of Batu 

Musang. The Penang International Airport is just 30 minutes 

away by car and easily accessible via the second Penang 

Bridge. 

Be one of the first to acquire a piece of Penang’s treasure. 

Visit www.aspen.com.my or contact 04-227 5000 for 

further enquiries. 

On top of all that, Batu Kawan has a good selection of national 

primary and secondary schools and is expected to welcome 

an international school in the future which will be located 

in Bandar Cassia. The township will also be home to KDU 

International College’s new sprawling campus grounds and 

the University of Hull. 

Also set to take root in the township is an 831-acre Batu 

Kawan industrial park which will house local and international 

manufacturers, the Penang Designer Village, an international 

golf course, the Penang Technology Park and a Business 

Process Outsourcing centre by Temasek Holdings from 

Singapore among others. 

3 The central island park is the focal venue of leisure and 

recreational activities in this periphery 

4 Office towers are expected to be the most coveted 

business address for international corporate companies 

5 Future residents, business owners and workers will enjoy 

their leisure time in this oasis 

6 Aspen Vision City is an integrated commercial hub in the 

northern region of Malaysia 

PHASE 1: VERVE 

In the making is Phase 1 named Verve, an inspirational 

development featuring covered high streets, an exciting 

mix of business offices, a vibrant selection of entertainment 

outlets, F&B establishments, retail shops and banking 

facilities. Located at the epicentre of the upcoming Bandar 

Cassia, Verve comprises 440 units of 3- and 4-storey shop 

offices spread across 36 acres. The units range from 3,244 sq 

ft to 6,208 sq ft in size, their sprawling spaces making them 

ideal for blossoming businesses. 

A special preview will be held in early February to introduce 

Verve to the interested customers. Aspiring customers are 

urged to register with Aspen Group if you do not want to 

miss out this opportunity. 

Phase 1 is expected for completion in 2018 whilst the overall 

development will achieve completion in 2025. 

ABOUT THE DEVELOPER 

Aspen Vision City is a joint-venture development by Aspen 

Vision Land Sdn Bhd, a subsidiary of the Aspen Group 

and the furniture retailer Ikano Pte Ltd. The Aspen Group 

is a Penang-based property development and real estate 

investment group with a vision of providing top quality 

affordable homes to Malaysians. They are also in the midst 

of developing other sterling projects such as TRI-Pinnacle, 

Beacon Executive Suites and HH Residence. 

3 

18 |

4 5 

6 

| 19

FEATURED PROPERTY | M Residence, Canal Link 

A PREMIER LIFESTYLE CHOICE 

The latest addition to the successful M Residence development 

by Mah Sing, Canal Link homes are great for those seeking 

more space in a serene yet vibrant township. 

20 |

| 21 

1

FEATURED PROPERTY | M Residence, Canal Link 

Surrounded by verdant natural reserves, M Residence is a 

mixed residential and commercial development which spans 

across approximately 225 acres of freehold land in Rawang. 

This integrated township offers a peaceful lifestyle solution 

located only a 20- to 30-minute drive away from both Kuala 

Lumpur via the Jalan Duta toll and Petaling Jaya via the 

Damansara toll. As a matured township, Rawang can also be 

accessed via the Kuala Lumpur-Kuala Selangor Expressway 

which is formerly known as the LATAR Highway. 

The development is only 5km away from nearby matured 

townships where a host of additional amenities are easily 

accessible. AEON Jusco is just 3km away while Tesco 

Rawang, SJK (C) Kota Emerald, Templer’s Park and Rawang 

town are all a short drive away. There is certainly no lack of 

choice when it comes to daily conveniences. 

A RELAXING YET VIBRANT TOWNSHIP 

With a gross development value of 1 billion within M Residence, 

there are refreshing landscapes and perfectly manicured lawns 

that surround its superlink and semi-detached residences. 

Residents will have access to recreational activity areas, and 

clubhouse facilities, all within a 24-hours guarded community. 

Shop offices complete the township’s amenities by housing 

alfresco shoplexes with retail and dining options. With the 

rising popularity of such an integrated development, an 

adjacent 154-acre plot had been acquired to develop M 

Residence 2@Rawang which comprises link homes, cluster 

garden homes, and semi-detached house. 

Four phases have been launched which all first three phases 

were fully sold comprise 2-storey link homes, 2-storey 

superlink homes and 2-storey semi-detached homes. The 

latest phase which has just been launched is Canal Link which 

comprises 21/2-storey link homes. 

M RESIDENCE CANAL LINK 

M Residence’s Canal Link features 21/2-storey link homes 

which boast a contemporary design. These homes have 

built-up sizes ranging from 3,168 sq ft to 3,248 sq ft while the 

lot sizes are set at 22’ x 80’. Equipped with such generous 

22 |

2 

PROJECT NAME: 

M Residence Canal Link 

CITY: 

Rawang, Selangor 

PROPERTY TYPE: 

2.5-sty Terrace/Link House 

LAND TITLE: 

Residential 

TENURE: 

Freehold 

BUILT UP: 

3,168 - 3,248 sq ft 

LAND AREA: 

22’ x 80’ 

LISTING PRICE: 

From RM868,000 - RM1,483,800 

TOTAL UNITS/LOTS: 

56 

EXPECTED DATE OF COMPLETION: 

2017 

DEVELOPER: 

Semai Meranti Sdn Bhd 

WEBSITE LINK: 

http://iprop.my/iPM_1501a 

spaces, they are ideal for those who are looking to upgrade 

from the standard condo unit or 2-storey link homes. Canal 

Link homes are priced from RM868,800 to RM1,438,800 with 

56 exclusive units. 

Newly launched at the end of November 2014, Canal Link will 

be completed in 2017. For those interested in a unit, please 

visit the M Residence sales gallery soon to snap up the Early 

Bird Privileges. Bumiputera purchasers are entitled to a 7% 

discount. For queries on Canal Link, call 03-6092 8188 or visit 

mresidence.com.my. 

A PREMIER DEVELOPER 

M Residence and its Canal Link homes are developed by the 

Mah Sing Group which is also the name behind other notable 

developments such as Kinrara Residence, Garden Residence, 

Residence @ Southbay and Lakeville Residence. Mah Sing is a 

well-diversified and versatile developer with a strong branding 

in medium- to high-end landed residential properties as well 

as commercial projects which include Grade A office buildings, 

offices, shops, retail spaces, SoHos and industrial projects. 

The Group has made a continuous effort to elevate its 

concepts and designs as well as strive to create iconic 

buildings and developments. A dedicated research team 

conducts in-depth study of market needs which allows Mah 

Sing to identify and set new trends. 

1-2 Artist’s impression of Canal Link 

| 23

FEATURED PROPERTY | Iconic Skies (Condominum & Skies Villa) 

A NEW ICON ON THE HORIZON 

Iconic Development Sdn Bhd has set its sights on creating a 

new star in Penang’s skyline with Iconic Skies. 

1 

2 

These days, there are a bevy of unique projects being 

introduced all across Malaysia. It is indeed getting tougher 

to catch purchasers’ attention. Location aside, developers 

are introducing various interesting features to deliver 

differentiated pluses to elevate homebuyers’ lifestyles. One 

development that is focused on standing out amongst the 

rest is Iconic Skies in Relau, Penang. 

Strategically located close to the main road, the development 

enjoys the huge boon of being located near the Penang 

International Airport, Penang Bridge, Sultan Abdul Halim 

Muadzam Shah Bridge, SPICE (formerly known as PISA), 

Pantai Mutiara Hospital, Bukit Jambul Golf Course, Queensbay 

Mall and Universiti Sains Malaysia. 

A STUNNING DEVELOPMENT 

Iconic Skies is well-positioned to live up to its name. The 

development spans across a generous piece of prime freehold 

land in Relau. This residential enclave comprises sky villas and 

two towers of luxury condominiums which are linked by a 

stunning sky bridge. 

The two towers which are 37-storeys and 35-storeys tall 

respectively gleam strikingly for passers-by to admire 

while offering unparalleled spectacular panoramic views 

for residents. The low-density project houses 299 luxury 

condominium units and 14 units of four-storey sky villas. 

LUXURIOUS AND SPACIOUS UNITS 

There are six types of condo units available with the smallest 

design being a 1,483-sq ft corner lot with three bedrooms 

and three bathrooms. The slightly larger unit is 1,598 sq ft in 

size and has three bedrooms and three bathrooms. These 

two built-up sizes are ideally suited for middle-sized families. 

Those requiring more space can opt for the sprawling dualkey 

unit which measures 2,976 sq ft in size and has four 

bedrooms and five bathrooms. 

All owners and tenants will live in a magnificent space that 

presents unprecedented privacy amidst resplendent nature 

and prestige. 

TOWER TYPE SIZE ROOMS LOT 

A C1 1,493 sq ft 3 bedrooms + 1 utility + 3 bathrooms Intermediate 

A & B C2 1,483 sq ft 3 bedrooms + 1 utility + 3 bathrooms Corner 

A C3 2,976 sq ft 4 bedrooms + 1 utility + 5 bathrooms Dual-key 

B D 1,598 sq ft 3 bedrooms + 1 utility + 3 bathrooms - 

E1 - 3,463 sq ft 4 bedrooms + 2 utility + 5 bathrooms + private elevator Intermediate 

E2 - 3,578 sq ft 4 bedrooms + 2 utility + 5 bathrooms + private elevator Corner 

24 |

ABSOLUTE RELAXATION 

The Skies Villas which represent the other component of 

Iconic Skies are comprised of 14 4-storey abodes that come 

complete with a private lift. There are two built-up sizes which 

are 3,463 sq ft for intermediate lots and 3,578 sq ft for corner 

lots. Each villa is accorded a huge balcony, a private garage 

for greater privacy and a roof terrace for residents to admire 

the sky. Residents will also have access to the facilities podium 

through the ground floor. These villas are the epitome of 

elegance and exquisiteness. 

1 Grand entrance 

2 Skies Villa 

3 Iconic Skies (Condominium & Skies Villa) 

A GRAND STATEMENT 

A creation of Iconic Development Sdn Bhd, Iconic Skies’ 

opulence begins right at the grand entrance. Residents and 

visitors will be in awe of this alluring enclave. Additionally, this 

development is safeguarded by multi-tiered security which 

includes a 3-tier security system, security at the entrance, 

CCTV at common areas and access cards for the lift lobby. 

There are unparalleled facilities which will pamper both 

residents and their loved ones. There are two levels of facilities. 

On the Sky Veranda at Level 20, residents can choose from a 

sky gymnasium, sky-heated Jacuzzi with a panoramic view, 

changing rooms, a sky bridge, sky garden, sky panoramic 

viewing deck and sky Zen room (yoga). 

On Level 5, there is the floating pavilion, concept barbeque 

area, dedicated children’s playground, steam room, games 

room, outdoor fitness area, infinity pool with Jacuzzi, wading 

pool, putting green, landscaped walkway, reading lounge, 

kid’s play lounge and community hall. 

Iconic Skies is expected to be completed in 2017 and units 

are available at prices beginning at RM702,000. To know 

more about packages for Iconic Skies, call 04-643 1888 or visit 

iconic.com.my or iconicskies.com. 

3 

PROJECT NAME: 

Iconic Skies (Condominum & Skies Villa) 

CITY: 

Relau, Penang 

PROPERTY TYPE: 

Condominium 

LAND TITLE: 

Residential 

TENURE: 

Freehold 

BUILT UP: 

Condo: 1,483 - 2,976 sq ft 

Villa: 3,463 - 3,578 sq ft 

LAND AREA: 

3.3 acres 

TOTAL UNITS/LOTS: 

Condo: 229 

Villa: 14 

EXPECTED DATE OF COMPLETION: 

2017 

DEVELOPER: 

Iconic Land Sdn Bhd 

(Iconic Group of Companies) 

WEBSITE LINK: 

http://iprop.my/iPM_1501b 

| 25

INSIGHTS | Prodding the Property Bubble 

PRODDING THE 

PROPERTY BUBBLE 

There has long been talk of the proverbial bubble bursting. 

Will 2015 be the year it pops - By RYAN KHOO 

Predicting property cycles has always been a popular past 

time whether you are an experienced investor, a first-time 

homebuyer or the taxi uncle who is always ready with a 

word of advice for his passengers. 

When I first started investing in 2007, there was always at 

least one person in the crowd or discussion who would be 

prophesising the ‘bursting of the property bubble’ as if it 

was the inevitable end of the world (or the beginning of the 

bargaining process depending on how you look at it). In fact, 

everyone who has been predicting the deflation of Malaysian 

property prices since that time has gotten it wrong and is 

thoroughly embarrassed. Furthermore, property prices in 

the country have skyrocketed in the past five years and 

many a fortune has been made. 

With 2015 around the corner, all the talk of bubbles bursting 

has gotten louder and more prominent. New prophets of 

doom have emerged and old ones have returned in new 

guises with new reasons to justify a coming property bust… 

and yes, there is good reason to worry. I would not go so far 

to say that there is a bubble and that it will burst, but let us 

examine the cases for and against property prices deflating 

or staying on its upward course. 

REASONS WHY PROPERTY PRICES 

WILL CONTINUE TO CLIMB 

1) Malaysia’s economic growth is actually pretty good. 

Yes, I know that I will be hounded for making this statement 

but a GDP (gross domestic product) growth of 6% upwards 

in 2014 is actually quite high if you compare it to the GDPs 

“ 

We have a young nation 

with a median age of about 

28 years old. This basically 

means that the demand to buy 

property is strong. 

” 

26 |

people to major cities such as Kuala Lumpur, Penang and 

Iskandar looking for jobs which creates further demand 

for homes in these locations. Additionally, as the economy 

grows, demand for property can only intensify. This creates a 

baseline for property demand and the fact that the industry 

is very local demand-oriented is why Malaysia has never 

really experienced a serious property slump. 

3) There is simply too much money in the world right now. 

While the US Federal Reserve has stopped its money 

printing (quantitative easing), the European countries and 

Japan are now increasing theirs. The European Central Bank 

is also currently in a negative interest rates mode which 

refers to when you go to the bank to deposit money and 

the bank actually charges you interest instead of paying it to 

you. That is how bad it is in Europe; the government wants 

to ‘give you’ money and spend/invest it so that the economy 

keeps moving. 

of other countries. The average man on the street has yet to 

feel an increase in his income and the Gini coefficient (wealth 

difference between the rich and poor) still leaves much to 

be desired but there is money being made in Malaysia right 

now; the only question is whether it has flowed into your 

pockets or not. 

My personal belief is that when the Goods and Services 

Tax (GST) kicks in come April 2015 and we start to see the 

effects of inflation, the working class will start to demand 

higher salaries and employers will have no choice but to 

pay more since it is difficult to replace talent in Malaysia. 

Countries such as Singapore and Australia experienced this 

trend when their GSTs became effective, so my view is that 

Malaysians will see an increase in income in 2015 and beyond 

which will keep our economy chugging along. 

2) The current population demographics point to strong 

demand. 

We have a young nation with a median age of about 28 years 

old. This basically means that the demand to buy property 

is strong. Everybody here wants to own a property and the 

question is whether they can find one they like which they 

can afford. There is also a strong rural-urban migration of 

| 27

INSIGHTS | Prodding the Property Bubble 

The amount of money in the world has now multiplied 

several times over and it has flowed into all asset classes 

such as shares and property which are generally at or near 

all-time highs across the world. In the past, investors would 

not invest in properties which did not give at least an 8% 

yield but nowadays even a 5% yield is acceptable because 

there is too much money chasing after too few assets. This 

has resulted in a boom in property and share prices. 

Can this money be removed from the global economy I do 

not see how it can be done and even if it is possible, it will 

be a multi-year process. We could be living in a ‘new normal’ 

environment where interest rates will be low for some time 

because major economies such as the US, China, Japan and 

Europe are fragile. With so much money sloshing around 

at low interest rates and looking for a place to invest, it 

seems highly unlikely an asset class such as property will see 

anything more than a temporary dip in prices. 

2) Housing affordability goes way out of sync. 

Malaysia is in a development phase and it is only right that 

we build more homes for the people as there is still an 

overall shortage of homes being built. The problem is that 

we are building too many high-end residences and not 

enough affordable homes. While there is always a market 

for better and more luxurious homes as lifestyles improve, 

we cannot forget those who just entered the workforce or 

lower income groups which need homes as well. 

Owning a home will give people a stake in the economy 

and more responsibility to lead better lives as well as enable 

POSSIBLE TRIGGERS FOR PROPERTY PRICES BURSTING 

A BUBBLE 

1) Interest rates rise too much too fast. 

Malaysia’s debt per household ratio is pretty high. A 

significant chunk of our population is leveraged highly in 

credit card bills, car loans and property mortgages. A quick 

rise in rates may cause strong default rates across the board 

especially as we have many projects under construction 

which are completing in 2015-2018. Additionally, many of 

the buyers of these projects made their purchases using 

a developer interest bearing scheme (DIBS) and thus had 

not felt the impact of interest costs to their finances. Any 

weakness in prices will create a crisis of confidence and may 

result in a severe correction. 

28 |

them to gain financially from the increase in the value of their 

homes. If property prices rise too fast and people cannot 

afford them, we may see a large over-supply situation in the 

mid- to high-end properties market with many units going 

unsold. If coupled with higher interest rates and a slower 

than expected rise in income, this could deal a severe blow 

to the market. 

3) An external crisis occurs. 

There are a number of external events which could create 

a world-wide crisis that can affect Malaysia. A few potential 

ones include: 

• The Chinese economy suffering a credit crunch due to its 

prominent ‘shadow banking’ system 

• Further recession in major economies such as Europe or 

Japan dragging down all its trading partners 

• The political instability in the Middle East, Ukraine-Russia 

or the two Koreas or even any prolonged military conflict 

will have immensely negative consequences 

There is a saying that the market will always find a reason to 

justify a bubble burst. We may never be able to guess which 

reason will eventually serve as the catalyst but every cycle 

has to end and when the time comes, a good reason will be 

found. 

“ 

Many of the buyers of 

these projects made their 

purchases using a developer 

interest bearing scheme 

(DIBS) and thus had not felt 

the impact of interest costs to 

their finances. 

” 

Disclaimer: The opinions stated in the article above are solely those of Ryan Khoo, Director and Co-founder of Alpha Marketing, Regional Director 

(Malaysia) for Overseas Project Marketing of ERA Realty Network and a trainer for REIGN Research & Consultancy and are not in any form an 

endorsement or recommendation by iProperty.com. Readers are encouraged to seek independent advice prior to making any investments. 

Additionally, information provided is considered to be true and correct at the time of publication. 

| 29

HOMEBUYERS’ OUTLOOK 2015 | The Year of the Homebuyer 

2015: THE YEAR OF 

THE HOMEBUYER 

With so much uncertainty, it is essential that 

homebuyers resort to all means necessary to 

purchase a home. – By BRANAVAN ARULJOTHI 

Chris Tan, founder & managing partner, Chur Associates 

Chris Tan, founder and managing partner of Chur Associates 

and seasoned property speaker, is extremely cut and dry 

on the subject. Adhering to the idea that nothing will be 

cheaper tomorrow than it is today, he tells iProperty.com 

that homebuyers need to hit the books hard and focus all 

their energies on finding their best buy when it comes to a 

home. 

In this article, Chris fires off points across the post-Budget 

2015 board and fills us in on his thoughts on affordable 

housing, revised tax rates, the Goods and Services Tax 

(GST) and what eager buyers should do if their dream is to 

get into the dynamic world of property. 

“The revised RPGT may have a freakonomic 

effect.” 

Freakonomics by Steven D. Levitt and Stephen J. Dubner, 

in a nutshell, discusses the ripple effects seen after a past 

event. Chris likens the revisions of the Real Property Gains 

Tax (RPGT) rates in Malaysia to the same theory. 

“The Budget 2015 announcement remained mum on the 

RPGT which was not the case in the Budget before it. 

However, silence does not mean the rates simply disappear. 

In 2014, the Finance Act 2014 was passed to amend the 

RPGT rates and schedules to a more permanent form. Unless 

otherwise specified, the rates will remain.” 

PERIOD FROM 

ACQUISITION 

TO DISPOSAL 

COMPANIES 

MALAYSIANS 

AND 

PERMANENT 

RESIDENTS 

FOREIGNERS 

Within 1 st to 3 rd 

Year 

30% 30% 30% 

Within 4 th Year 20% 20% 30% 

Within 5 th Year 15% 15% 30% 

6 th Year and 

Thereafter 

5% 0% 5% 

30 |

When talking to Chris, he made one thing abundantly clear: 

the impact of any revisions to the RPGT has been severely 

underestimated. 

“Prices of properties have gone up and while the bank is 

supporting the trend, it is also tightening its lending rules 

to prevent the burst of the proverbial bubble. How did this 

phenomenon come about I would attribute it to the results 

of a change made 8 years ago.” 

In 2007, through the National Economic Action Council 

which Chris is a member of lobbied for a waiver of the RPGT 

and also formed what is now known as Malaysia Property 

Inc. (MPI). Prior to this lobby, the RPGT rates, not unlike the 

present, were fixed. Significant due to its position as the only 

tax on capital gains in the country, the RPGT was also a big 

deterrent to the sale of properties before the five-year mark. 

| 31


“One of the things we highlighted is that because of this 

system, people are drawn to being dishonest in their 

declarations. The RPGT requires you to prove your gains 

and you do not pay only if you make a loss. Of course, 

even those who are taxable have permitted expenses to be 

exempted but that always caused a dispute which made the 

process a lot more tedious. 

“We as a Council put forward a motion to say that stamp 

duty upon transfer would result in a much smoother 

transition process. Additionally, the stamp duty just looks at 

the purchase price as well as the assessed market price and 

picks the one with the higher value, making it a far simpler 

procedure than the RPGT. 

“It was after this, between 2007 and 2009, that the 

percentage of values increased the most. Simply put, houses 

sold fast and hard. This is because everyone became more 

honest about their declarations as stamp duty is paid by 

the buyer and easier to assess and that is what ultimately 

creates the real value of the property. 

Now that we seem to be reverting to a pre-2007 RPGT model, 

it may encourage people to hold on to their properties for 

a longer period of time. As a result, we will not see people 

rushing to sell their properties as the real value of it will be 

muddied like it was before.” 

“Fixing the RPGT may create a new freakonomic 

effect.” 

Buying properties boils down to leveraging on banks as 

banks accept real values of real estate. Those real estate 

values are determined by valuers who do so by virtue of 

comparison. If the determined number is not the real 

number, it begs the question: would there be challenges in 

investors determining the value 

“If a house is priced at RM3 million when similar homes in the 

area are transacting at RM2 million, the bank will not give you 

a RM3 million loan. The RPGT cushions this situation because 

it allows people to plan and manage expectations and slows 

downs the revelation of the real value of a property. This 

in turn puts a stopper on property appreciation and allows 

you to get the value from the bank for your loan. It is the 

silencing of the RPGT and the tightening by the banks which 

has made it so difficult to buy properties. Fixing the RPGT 

may create a new freakonomic effect today which may 

produce results later.” 

“Whoever coined the term ‘affordable housing’ 

should be jailed.” 

Singapore has the Housing and Development Board (HDB) 

while the UK has public and common housing. Although 

SGD700,000 is far from ‘affordable’, it is the only option 

available for those looking to purchase residential property 

in Singapore. 

However, does affordable housing imply that every other 

kind of home is out of reach In Malaysia, if one does not opt 

for the 1Malaysia People’s Housing Programme (PR1MA) or 

My First Home Scheme (SPR), would they be completely out 

of affordable options 

“There has to be a synchronicity between all 

governments if housing the public is truly the 

aim.” 

“Whoever coined the term ‘affordable housing’ should be 

jailed,” joked Chris. 

“RM400,000 may sound like a steal to people in Kuala 

Lumpur, but does this logic extend to Kelantan, East 

Malaysia and the like The income disparity alone is enough 

to dispel that. 

Both the federal and state governments are pushing for 

affordable housing but policies have not been tabled clearly. 

A better alternative would have been a solid 10-year ‘house 

the nation’ plan which addressed the problem at a level that 

everyone can understand. There has to be a synchronicity 

between all governments if housing the public is truly the 

aim. You have PR1MA, My First Home Loan Scheme (SPR) 

and People’s Housing Programme (PPR) in Kuala Lumpur 

while Selangor has its own plans for public housing and 

Penang recently announced an affordable housing scheme. 

All I can hope for is that everyone knows what they are 

doing.” 

“Why is ‘affordable housing’ not a completely 

zero-rated supply” 

While the GST is still unclear, the list of exempt supplies has 

been released and it has raised eyebrows, including Chris’. 

“Residential housing is an exempt supply which simply 

means that the end-user is not subject to GST but all other 

levels will be taxed. Why is ‘affordable housing’ an exempt 

supply and not a completely zero-rated, GST-free supply 

Yes, the end-user will not be taxed but at the end of the day 

the brunt will be borne equally. 

“Everyone is talking about costs increasing in years to come 

but this cannot be attributed solely to the GST. Inflation 

as well as supply and demand are factors that also come 

into play. Yes, developers can increase prices but only if all 

developers do the same. However, do all developers have 

the same holding power They cannot just stop building 

as it is their means of survival. Yet if they price properties 

beyond affordable levels and are unable to sell, they would 

have to shrink their profit margins to absorb the GST cost 

if they hope to break even. This will have a domino effect 

across all neighbouring developments because that is how 

competition works and if everything is to be equalised, the 

prices will indeed go up.” 

“To me, it is an admission of failure.” 

To cope with the expected skyrocketing of property prices 

across the board, the government has put into motion a slew 

of affordable housing options. PR1MA homes, SPR, PPR and 

Youth Housing Scheme are some examples. 

“Granted, there have been efforts to minimise the blow to 

the citizens such as the hand-out of RM200 a year for two 

years to help service a loan. That is RM20,000 in total for 

a loan that could hit RM450,000. Additionally, the rent-toown 

scheme, to me, is an admission of failure. The simple 

32 |

logic is that the government is now forced to rent homes out 

and double up the rent as loan service payments. 

“With SPR, the government is almost waiving the 10% down 

payment and claims that its national mortgage corporation, 

Cagamas, will guarantee the payment. Answer me this: if 

someone is unable to front the initial 10% on a property, 

what are the chances that they will be able to obtain a 90% 

loan from the bank Furthermore, how many people do you 

know that have been granted the SPR facility” 

“How can a single professional looking to 

purchase a home be equated to someone who 

is married with children” 

“With a limited number of affordable housing units available, 

the government will enforce one of two methods of selecting 

eligibility. Some schemes are on a first-come-first-serve 

basis while others will be based on ballots. As unsystematic 

as it sounds, did the government have any other choice 

“The government had to resort to these means to appease 

the public but there are definitely more ways that they could 

have gone about it. The net is currently cast too wide. Some 

schemes have an age cap of 40 and a household income cap 

of RM10,000 a month. 

That is approximately 

75%, or the average 

age and income, of 

Malaysians. How can 

a single professional 

looking to purchase 

a home be equated 

to someone who is 

married with children 

“This system would 

only work if they 

applied more filters. 

Cut the income cap 

to RM3,000-RM5,000 

and drop the age limit 

to 35. Make the system more transparent and things will 

definitely move along more smoothly.” 

“Why are banks not doing their part” 

“When it comes to housing the people, three key players 

are at the forefront. The first is the government which is 

doing its part by incentivising the development of affordable 

homes through direct grants to developers. The second is 

developers who are planning projects that adhere to those 

set guidelines. Despite this, they are both getting a lot of 

heat from all corners. 

“However, why are we all forgetting about the third key 

player Banks are not charity organisations doing us any 

favours. Banks are for-profit organisations that boast far 

superior margins than developers and more than half their 

portfolio is comprised of real estate. Why are banks not 

doing their part Should they not be encouraged to do 

partake in this social service 

“The task that should be given to banks is clear, provided 

that the definition of ‘affordable housing’ is clarified. There 

should be a clear guideline that the bank can follow and 

thus offer a provision or revised criteria for loans within that 

segment. One way to do this is to revert to the loan-to-value 

ratio calculation to gross income instead of nett income. 

Each bank branch should be given a mandatory minimum of 

perhaps 50 loans to be approved under this scheme. 50 may 

not sound like much, but when you take into account how 

many branches each bank has it could produce a handsome 

number. 

“The bank has nothing to lose as they have the 10% downpayment 

cushion. Everyone is convinced that capital 

appreciation of property is a sure thing and Malaysia is no 

stranger to affirmative action, so this may work.” 

“There are alternative choices for those looking 

for homes.” 

One of the more surprising aspects of Budget 2015 was 

the silence on any kind of interest bearing scheme. The 

developers’ interest bearing scheme (DIBS) started servicing 

interest payments in 2011 and is widely regarded as one of 

the pillars of the presently bloated property prices. 

“People forget that 

everyone who enjoyed 

DIBS will probably be 

receiving their key in 

2015 or 2016. These 

people are not used 

to paying any monthly 

instalments and will 

soon be required to 

start servicing their 

loans. DIBS’ low-barrier 

entry encouraged 

some to purchase 

multiple properties. For 

example, if someone 

bought three units in a 

building and each unit 

is delivered two months apart, in six months they would 

have to service three separate loans. If they manage to rent 

out some units, good for them, but how many people have 

the power to hold so many units 

“Yes, 2015 will be a tough year for middle-income earners 

who were largely left out of any Budget provisions. There 

are alternative choices for those looking for homes, however. 

They should focus on these properties and do their homework. 

There is a high chance that the owners of these units did not 

pay the full price for their properties as rebates and other 

deals would have definitely been given. In that sense, selling 

the properties would not be a loss to them as they would still 

enjoy the 5-10% cushion of the deal. It is a steal for both parties. 

“People are up in arms about a potential oversupply but 

NAPIC figures show otherwise. How does that make sense 

It is the fault of the market mismatch. Developers competed 

and focused on who has the fancier, more advanced 

development instead of focusing on who can make the best 

and cheapest one. There is no oversupply because if there 

was, prices would not be so high. 

| 33


“My advice would be for eager homebuyers to hunt for 

these properties instead of investing in an expensive new 

development that will only be delivered in three or four 

years’ time.” 

“If it is a hotspot, stay away.” 

“Another thing I would like to say is stop looking for hotspots. 

Hotspots are for people who are looking to invest. Only in 

property does the word ‘hot’ encourage people to get closer 

to touch it. Follow real, literal logic; if it is a hotspot, stay 

away. 

“People should also not neglect the secondary market. We 

have an odd obsession with new developments and always 

34 |

want homes where the smell of paint still fills the room. We 

do not have a culture that preserves so we have to condition 

ourselves to source for what we really need. Secondary 

market transactions are extremely high and it is not for no 

reason; there are a lot of hidden gems there. 

“Always remember that your first home will never be your 

dream home. Your first car will never be a Ferrari, so why 

should your first home be If you are young and single, buy 

a SoHo as you do not need all that space. When you are 

married and thus have more money at your disposal due to 

your combined incomes, purchase a bigger house and move 

again later when you have a family. No one is asking you to 

live in the same house forever.” 

“No matter how you dress it up, the GST’s 

impact cannot be predicted.” 

“One of the elephants in the room that is 2015 is the GST, 

and its true impact will not be realised until the middle of 

2015. Everyone seems to be taking a wait-and-see approach 

and due to the lack of any proper detail it is hard to tell what 

may happen. 

| 35


“No matter how you dress it up, the GST’s impact cannot 

be predicted. The Prime Minister said that we will be a 

high-income nation by 2018 and a developed one by 2020. 

I believe we will eventually reach that point as we already 

have the talent and infrastructure, but what people fail to 

realise is that there is no such thing as a high-income nation 

with low expenses. 

Everyone who consumes pays, and everyone consumes so 

everyone pays. Tourists, too, sometimes do not claim GST so 

there will be funds from that as well. However, we will only 

truly get on the right track once we have the appropriate 

income. 

“In the six odd decades of our country’s independence, we 

have had five decades with deficit budgets. Casting a wide 

net like the GST stays true to its slogan, ‘Grow and Share 

Together’ and this will increase the number of taxpayers, 

multiplying the current two million by more than 10 times. 

Disclaimer: The opinions stated in the article above are solely of 

the interviewee quoted, namely Chris Tan, and are not in any form 

an endorsement or recommendation by iProperty.com. Readers 

are encouraged to seek independent advice prior to making any 

investments. Additionally, information provided is considered to be 

true and correct at the time of publication. 

36 |

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THE NEXT NUCLEUS 

IN KLANG VALLEY 

Safe & Sound 

The trend of gated & guarded developments

PICK OF THE MONTH | The Next Nucleus in Klang Valley 

THE NEXT 

NUCLEUS IN 

KLANG VALLEY 

Does the success of these townships signify their 

position as the Klang Valley’s ‘it’ spots 

iProperty.com takes a look at four of the 

townships that this issue focuses on, and talks to 

some of its residents about why they call these 

places home. - BY BRANAVAN ARULJOTHI 

BANGSAR SOUTH 

After spending the last three or so years shedding its image 

as a hub for affordable, high-rise living, Bangsar South has 

morphed into the next must-have piece of real estate in the 

Klang Valley. Formerly known as Kerinchi, it has seen big 

names like UOA Group and KL Gateway set up large-scale 

developments in the area. With an amazing locale – on the 

Federal Highway between University Malaya and University 

Hospital – Bangsar South is slowly, but surely, drawing more 

and more people. 

Farah Rani, a 28 year-old lawyer, purchased her first home in 

Bangsar South. A resident of a 3-bedroom apartment in the 

esteemed Park Residences, Farah said: 

“I did have my reservations about the area. The small roads 

and high working population were things that made me 

reconsider my decision. After moving in, however, I can’t 

imagine not living here. It has great connectivity, and with 

the recent launch of Nexus, all my retail and commercial 

needs have also been met.” 

PUCHONG 

Epitomising the idea of self-sustainability, Puchong has 

become an enclave that has gone through many a facelift. 

Years ago, the only thing the area had going for it was the 

IOI Mall. Flash forward years later and Puchong is now a 

much-desired address. 

With the recent development and launch of IOI Properties’ 

Skyz Residences, Puchong no longer has any freehold land 

that can be developed. This, however, does not suggest 

that Puchong will be overpopulated any time soon. 

“Puchong seems to be expanding as years go by, so I 

don’t think this will be a problem. Besides the Ayer Hitam 

Forest Reserve, I think undeveloped land around the 

area will soon be enveloped by the name Puchong,” said 

Vincent Ng, principal of Kim Realty. 

Steward Ship, senior executive director of CBD 

Properties, echoes that sentiment. He also added that 

even if overpopulation occurs, it will ultimately benefit 

the township because of the economic growth that will 

follow. 

BANDAR TUN HUSSEIN ONN 

Capitalising on Cheras’ great location, Bandar Tun Hussein 

Onn has turned out to be one of the Klang Valley’s most 

prominent up and coming areas. Primarily a residential 

estate, some of the developers who have made a name 

for themselves in the area include UOA Group, UDA Land 

and OCR Property. 

One of the unique points that Bandar Tun Hussein Onn 

leverages upon is its straddle between Kuala Lumpur and 

Selangor. Not unlike the Old Klang Road stretch, residents 

in the area are more than happy to go through relatively 

congested traffic to call this ideal location their home. 

Despite not carrying the name in its address, Bandar Tun 

Hussein Onn is casually considered to be a part of the 

thriving Cheras Selatan. 

42 |

Developed by UDA Land over 752 acres of freehold land, 

Bandar Tun Hussein Onn houses over 18,000 residents in 

4,269 homes. It is easily accessible via the SILK Highway, the 

Cheras-Kajang highway and is also privy to the proposed 

LRT line that links Damansara to Cheras. 

Also a well-equipped commercial hub, big names like AEON 

have department stores and provision stores located within 

the vicinity. 

SUNGAI BULOH 

Sungai Buloh may bring to mind a great distance, but that idea 

is being bridged by the area’s many famous developments. 

KLK Land’s Bandar Seri Coalfields and Gamuda Land’s 

Valencia are among the developments changing the face of 

this once sleepy township. 

Positioned at a premier location, Sungai Buloh is where the 

farthest end of the Mass Rapid Transit (MRT Sungai Buloh – 

Kajang Line) station is situated. Sungai Buloh’s lose proximity 

to Kota Damansara is another great selling point, with the 

area being one of the most frequently visited townships in 

the Klang Valley. 

Despite all of these impressive aspects, the area still faces an 

array of issues. Ting Yang Shan, 27, is a photographer who 

lives in the vicinity. 

“If you look at facility availability, we do have everything we 

need here. But getting here can sometimes be a problem. If 

you work in the city centre, it could take you two hours to 

get back after work. Breaking and entering was also a huge 

problem a few years ago. In 2011, my home got broken into 

twice. The community has now hired guards to patrol the 

area, so the crime rate has not been as bad.” 

Ting also opined that one reason that people invest in 

Sungai Buloh and its surrounding area is that houses there 

are still relatively affordable if compared to other areas in 

the greater Klang Valley. 

| 43

EXPERTS’ VIEWS | Greatness or a Gamble 

GREATNESS 

OR A GAMBLE 

Will the risk of overdevelopment in Greater Klang Valley result in an undesirable outcome - BY BRANAVAN ARULJOTHI 

L.C. Seow, founder and managing 

director, Asian Land Realty 

James Tan, associate director, 

Raine & Horne International 

Kevin Lim, head of marketing and 

sales, Hartamas Real Estate Sdn. Bhd 

This issue of iProperty.com focuses on the urban growth in 

parts of Greater Klang Valley. With an influx of developments 

in most of these areas, some of them may face the risk of 

overdevelopment and oversupply. On the other side of the 

coin lies the possibility of high rates of vacancies. Has Klang 

Valley finally hit a plateau 

iProperty.com spoke with L.C. Seow, founder and managing 

director of Asian Land Realty Sdn Bhd, James Tan, associate 

director of Raine and Horne International and Kevin Lim, 

head of marketing and sales of Hartamas Real Estate Sdn 

Bhd to get their take on the situation. 

Puchong is now completely out of freehold land. How will 

this affect the future of the area and its southern border 

with Cyberjaya 

L.C. Seow (LC): I remember that in 2009, the developer 

of Koi Kinrara, Masteron Sdn Bhd appointed us to market 

the project for them to East Malaysia. The market was in a 

depression at that time, Bandar Puchong Jaya was on the 

not-so-vibrant side of Puchong and Puchong as a whole 

was not as popular as places closer to Petaling Jaya such as 

Damansara Utama, Damansara Jaya, Taman Sea and Subang 

Jaya. Bandar Puteri Puchong itself was in the throes of being 

a growing township approximately five years ago. 

2-storey link houses there were priced at RM150,000 and 

above while some were priced at RM200,000 and above. 

Now, five years later, Puchong is a saturated township 

especially Bandar Puteri Puchong itself and the surrounding 

areas. Developments as well as the population have moved 

to the outskirts and both are growing. Purchasers are now 

definitely looking at upcoming areas nearby as the amenities 

and infrastructure are now matured. They will now consider 

the second or third rings of Puchong such as Puteri Hills, 

Taman Kinrara and Puchong South as prices in Petaling Jaya 

are way beyond their reach with 2-storey link houses going 

for above RM1.1 million. 

Cyberjaya is less than 20km away via the Damansara-Puching 

Expressway (LDP) but many still think that it is ‘far away’. In 

my opinion, the residential prices there are nothing to scoff 

at. Even approximately three to five years ago, 2-storey link 

houses were fetching roughly RM400,000 which, in my 

opinion, was a case of developers selling at an appreciated 

rate. 

When Puchong is saturated to the brink which it is now, 

people will consider Cyberjaya as an attractive and affordable 

location. For now, Puchong is growing at an exponential 

rate and as the precious commodity of land cannot be 

44 |

manufactured, potential investors and purchasers will look 

towards Cyberjaya. 

One of the many advantages that Cyberjaya has is that it 

is an administrative centre which is quite well-thought-out 

even as a township. It has beautiful landscapes as well as 

wide open spaces and is comparable to Seri Kembangan, 

Serdang and Balakong. 

James Tan (JT): IOI Vivo City, Bandar Kinrara and some other 

pockets of land within Puchong have still yet to be developed. 

Even Bandar Bukit Puchong is not fully developed yet and 

the same goes for the 170 acres behind IOI Mall. Of course, 

there is also the Ayer Hitam Forest Reserve which may or 

may not be gazetted in the near future. As far as freehold 

land is concerned, people do not take that into consideration 

as much as they used to as the price difference between a 

freehold land and a leasehold land is nominal. 

Regarding the spill-over from Puchong into Cyberjaya, only 

something positive can come of it. Give Cyberjaya a few more 

years and you will definitely see it develop into something 

better. One big driving factor is the Maju Expressway (MEX) 

which provides the area with great accessibility. 

As more facilities start operating in Cyberjaya, there will 

definitely be an increase in migration there. One current 

example would be all the big players in property developing 

some kind of property in the area. Pair this with the extension 

of the LRT lines in parts of Puchong and developers have all 

the more reason to move into Cyberjaya in a bigger capacity. 

Kevin Lim (KL): Puchong continues to offer good options for 

development with key players such as IOI Group, Bukit Hitam 

Development Sdn Bhd and Hap Seng Consolidated Berhad 

still having new launches for freehold landed and high-rise 

projects there. The ever-increasing appeal of Puchong, 

evidenced by strong take-up rates of new launches, shows 

the maturity of the township, thus drawing new residents 

from surrounding areas. 

This will inevitably expand its boundaries to the limit and spillover 

into Cyberjaya, which is also experiencing a renaissance 

of sorts in its property offerings. The LRT extension will 

improve connectivity, raising its appeal even more. The spillover 

will create stronger demand for Cyberjaya and grow 

the population there, which has had challenges in drawing 

residents in the past. This is further augmented by the 

recent opening of shopping malls there to serve Cyberjaya’s 

residents. 

| 45


Sierramas is quite possibly Sungai Buloh’s most famous 

enclave. Will the upcoming developments in the area see 

similar success Why 

LC: It has taken a while but Sungai Buloh has come of age. 

When one thinks of Sungai Buloh, especially those of us in 

the real estate business and profession, one associates it with 

Sierramas. A gated and guarded community sought after by 

expatriates, it is a mere 15-20 minutes’ travel distance away 

from both Petaling Jaya and Kepong. The siting of the ELC 

International School there has also drawn the expatriate 

crowd. 

Now that it is evolving and creating newer townships, 

upcoming developments such as Aman Putri by PPC Glomac 

Sdn Bhd and Bandar Seri Coalfield by Villamas Sdn Bhd will 

all be riding on the fame of Sierramas. I can see Sungai Buloh 

evolving into a modern township complete with gated and 

guarded communities and amenities. Considering its proximity 

to the mature townships of Kepong and Desa ParkCity, it is a 

given that upcoming projects will be successful. The projects 

will definitely be a lot more affordable than those at the heart 

of Petaling Jaya but will still be in close proximity to Taman 

Tun Dr. Ismail, Bandar Utama and Damansara Utama. It even 

has useful amenities such as international schools, Tesco and 

AEON for the residents’ everyday needs. 

JT: Possibly, but there is one small issue. Sierramas has an 

established name and at its doorstep is the KTM station. It 

also has a reputable developer. Its occupancy has been so 

great because of so many reasons but mainly because it was 

cheap when it debuted on the market. 

As for the success of new developments in the area, there is 

one big thing to look out for which is the Rubber Research 

Institute Malaysia (RRIM) land. However, there is a good 

chance that they will see success due to the benefit of having 

Sierramas as a neighbour. 

KL: It is unlikely that others will be able to replicate the 

success of Sierramas as it was conceived with a clear 

objective of offering a different lifestyle which was introduced 

for the first time into Klang Valley. The relatively cheap land 

costs for Sungai Buloh at that time enabled the developer 

to incorporate generous landscaping and layout concepts 

which contributed largely to its appeal. Since then, spiralling 

land costs, exacerbated by the growing attention on Sungai 

Buloh from the MRT Lines, has made it difficult to introduce 

such concepts. 

Nevertheless, the MRT line will create new demand for Sungai 

Buloh albeit one dissimilar to the kind seen in Sierramas. It is 

expected to boom as a new growth centre particularly with 

both MRT lines starting off from there and as a middle- and 

upper-middle-income community instead of a high-end locale. 

Bangsar South carries a distinguished name but still brings 

with it a semblance of its prior self as a more affordable, 

low-cost façade. Will the uplift of the area affect its current 

residents negatively 

LC: All I can say about Bangsar South is that I am totally 

amazed and impressed at what the major developer, UOA 

46 |

Group, has done to the area. I was working that area in my 

early days as an estate negotiator and used to rent out 

apartments in Pantai Hillpark and Pantai Panorama. We 

worked for a short while with the UOA Group on their Park 

Residences and I can only say that such developments will be 

good for its residents. 

Firstly, it increased the value of their properties. Secondly, 

it brought good infrastructure to the area and thirdly, it 

branded the area as Bangsar South, playing on the idea of 

the higher-end perception of the neighbouring Bangsar. It 

can only bring positive change in the future. 

JT: When you look at Bangsar South and its density, it begs 

the same question as Mont Kiara does: where is the exit 

point It is just blocks and blocks of developments but the 

jam starts right at the doorstep. 

Having said that, I would note that one of the upcoming 

developments there, KL Gateway has a good location. 

Overall, Bangsar South is sited on a good parcel of land. 

There is an LRT station which is University Station and it is 

smack in the middle of Bangsar proper and Petaling Jaya as 

well as on the Federal Highway. 

With so many big developments coming up in the area, I do 

not think that it will affect current residents in any negative 

way. UOA Group has a lot invested in the area so I highly 

doubt that it will fail in their more than capable hands. 

As with most places in Klang Valley, the biggest concern 

would be the potential congestion of an already-congested 

area. Their only option is to create a slip-road or overpass 

onto the other side of Federal Highway. That, however, is 

extremely unlikely. 

KL: Bangsar South may have started off with a negative 

stigma attached to it but it has successfully overcome this 

and found great success. The worn-down and dilapidated 

environment which would have hitherto turned off major 

corporations has since been spruced-up with infrastructure 

improvements and continuing upgrades that have and 

will continue to only add value to this locale. Its continued 

growth with more developers crowding in will surely raise 

capital values there. 

Contrary to negatively impacting its current residents, 

it is a unique opportunity for wealth creation and new 

conveniences which were not possible in its former shape 

and form. 

Bandar Tun Hussein Onn sits in a location filled with 

potential but plagued by traffic. Will the MRT line and LRT 

extension change this or is there more that needs to be 

done to turn the area into more than just a part of Cheras 

JT: Without a doubt, the rail lines will definitely change 

things mostly because there is no other choice. When you 

think about it, what alternative do they have They cannot 

build another highway in the area. The SILK Highway is 

fantastic and it has also brought in a lot of great amenities 

such as the AEON outlet in the area. The widening of the 

Cheras-Kajang Expressway was also a smart move. 

What needs to be done is some kind of integration. The 

“ 

One of the many 

advantages that Cyberjaya 

has is that it is an administrative 

centre which is quite wellthought-out 

even as a township. 

” 

biggest downside of Bandar Tun Hussein Onn and Cheras is 

that pockets of land are developed by different developers. 

That has also contributed to the slow increase of capital 

appreciation especially as township developments tend to 

appreciate at a much faster pace. 

One move which will positively impact the area is the 

building of big parking stations at all the public transport 

stations. Releasing more government land in the area will 

also allow for more versatile developments to be created. 

KL: Bandar Tun Hussein Onn will begin to experience better 

growth once the train lines are completed. This could be 

enhanced with better facilities and amenities in the area 

which are better planned. There are opportunities for this 

due to the large land areas which are still available for 

development in the immediate and secondary surroundings. 

Klang Valley’s property prices are nothing to scoff at. How 

will the simultaneous development in its most distinguished 

areas affect its affordability aspect 

LC: It has definitely gone beyond what everyone expected. 

There is a Chinese saying that roughly translates to, “My 

glasses fell off!” About six to seven years ago, I told people 

that 2-storey link houses will go up in price to about 

RM600,000 and everyone scoffed at that. At the time, 

prices for these homes were around or below RM300,000. 

At present, we are looking at well above the RM1-million 

mark for those exact same houses. These days you cannot 

put ‘distinguished area’ and ‘affordable’ in the same 

sentence. 

Many people, especially those belonging to Generation Y, 

have come forward to look for houses to invest in. They are 

always plagued either by the affordability of the property or 

credit crunching by the banks. 

Singapore has seen property prices drop by as much 

as 30%, so hopefully there will be a similar correction in 

Malaysia as well. Most first-time homebuyers dream of 

having a home for their families but end up having to ask 

their parents for help to do so. It has really gone past just 

an issue of affordability. 

JT: I am of the opinion that affordability cannot even 

be discussed as it is a perennial problem that is never 

addressed. It will further be pushed against a wall when the 

Goods and Services Tax (GST) hits. As for simultaneous 

development, it sounds great but if no one can buy these 

homes to stay in, what would be the point 

| 47


Aside from affordability, oversupply will be a big issue 

in time to come. Landed properties are not in as severe 

a state as high-rise properties on commercial titles such 

as serviced residences and SoHo/SoFo/SoVo projects. 

No one asks if there is actually any demand for it. These 

units are all built and later priced so high that not many 

can afford to purchase them. How many Generation-Y 

workers do you know who can afford properties above 

RM400,000 How many of them make more than 

RM10,000 a month Why are there so many high-end 

properties It is true that in some areas you require highend 

properties but it should be balanced out with homes 

that most people can afford. 

KL: There is a large misconception that property prices 

in Klang Valley are way beyond the affordability scale, 

played up by the media and various stakeholders with 

vested interests. The reality is that there are many pockets 

of properties, especially those in the secondary market, 

which are very much within the grasp of the middleincome 

segment. Once there is a willingness to live within 

one’s capacities instead of reaching for new launches 

equipped with the latest technologies and facilities, a 

multitude of options will be revealed. 

A key factor which needs to be addressed is the ease 

of obtaining financing to support homeownership. The 

restrictive lending environment has severely dampened the 

property market and hurt genuine homebuyers. Fine-tuning 

is required to ensure that steps to limit speculative elements 

do not strangle the industry and shut out those who need 

financial assistance. 

Not many provisions were made in Budget 2015 regarding 

housing policies. Experts were of the opinion that the general 

shock of Budget 2014 would dissipate by the first quarter of 

2015. Will that prediction see the light of day 

LC: As part of its effort to address the housing affordability 

48 |

“ 

Nevertheless, the 

MRT line will create new 

demand for Sungai Buloh 

albeit one dissimilar to the 

kind seen in Sierramas. 

” 

| 49


gap in Malaysia, the government is expected to continue with 

schemes such as the 1Malaysia People’s Housing Programme 

(PR1MA) which is targeted at first-time homebuyers and 

extend the incentive of 50% stamp duty exemption to firsttime 

homebuyers of residential properties bearing prices of up 

to RM400,000 which is due to expire at the end of this year. 

On the other hand, economists say that the government will 

also likely implement measures to cool down the property 

market in the country. However, we are still unsure of how 

the GST works for homebuyers and sellers. I feel that the 

government should be more proactive in approving housing 

schemes for developments priced at RM600,000 and below 

as well as properly initiate some rules to implement this. 

Although there is an unconfirmed 1Malaysia People’s Aid 

(Bantuan Rakyat 1Malaysia) (BR1M) at work, some feedback 

showed that there are not many rules in place and required 

documentation before approval and people are not rushing 

to get in line for it. 

“ 

I feel that the government 

should be more proactive in 

approving housing schemes for 

developments priced at RM600,000 

and below as well as properly 

initiate some rules to implement this. 

” 

Time, of course, heals all but the workability and 

implementation of things has always been a big question 

mark in Malaysia and that is the crux of the problem. 

Sometimes, the action plan is couched in so much ambiguity 

50 |

that even the people implementing it are not sure of the 

exact roadmap. This is my experience with the GST seminars 

that I have attended. 

JT: I think people have gotten over the shock of the banning of 

the developers’ interest bearing scheme (DIBS) and change 

in real property gains tax (RPGT). The crux of everything that 

will happen in 2015 is the implementation of the GST. When 

it hits, it will affect a lot of people and even things such as 

electricity. People are not fully educated on the impact that 

the GST will have on this. To be precise, anything above 300 

units will be taxed under the GST. That itself will be reason 

enough for retailers and businesses to increase prices. The 

government cannot be expected to control all of it because 

there is no way for them to do that. 

The GST will be a heavy blow to inflation which will then 

affect household income levels. While most supplies are 

exempt, it is quite possible that prices will go up to cope 

with the rising costs. What about imported items They are 

currently subjected to the 10% sales tax, but when the GST 

which is a broad-based tax kicks in it will be applied on all 

levels. 

| 51


In my opinion, the GST only looks good on paper. How it will 

affect the everyman is what we will have to wait and see. 

Salaries are at a plateau but costs are increasing; how will 

that ever balance out 

Unless the government does something about it, nothing 

will change on the affordability front. Affordable housing 

provisions were made but that is all that was done. There has 

been no readily-available information on anything. Where 

are all these homes going to be built Regarding the PR1MA 

homes, what is the logic behind the 110% loan How many 

banks are going to overstretch themselves to that extent 

Additionally, where are these homes Moreover, where are 

the People’s Housing Programme (Program Perumahan 

Rakyat) (PPR) homes These things should be disclosed or, 

even better, built before all of these promises are made. 

To see any light at the end of the tunnel, the government has 

to work on a more viable model. Land is in abundance and 

yet prices are going through the roof. Development costs 

are also steadily increasing. One suggestion I would make 

if the Government is serious about tackling the affordability 

issue is to completely zero-rate houses below RM300,000. 

When costs are going through the roof, you cannot expect 

developers to make any profit. Zero-rating houses, removing 

input/output taxes and waiving development charges and 

Indah Water/Syabas contribution – these will encourage 

developers who will be more than happy to develop 

affordable housing projects. They will not have to absorb any 

charges if they got affordable land parcels and built smaller 

developments. 

Another way is to go in the direction of Singapore. If you 

want to cool down the price escalation of properties, open 

up more land. After releasing that land, they should make it 

affordable for developers to bid and make the whole process 

transparent. The key is to increase the chances developers 

have to make money because at the end of the day they are 

running a business. Make these changes first and only then 

can we truly have a conversation about it. 

KL: The government needs to loosen the requirements for 

financing. Demand in the property industry remains strong 

and is only held back by the inability to obtain end-financing 

to transform that demand into actual transactions to prop 

up the industry again. Budget 2014 did not bring about a 

shock but the opaque implementation and uncertain policies 

thereafter brought about a crisis of confidence. Once 

qualifications for loans are relaxed and government policies 

enhance the industry, we believe it will soar once again. 

52 |

| 53

MARKET INSIGHT | Growing Trends: Prices in Klang Valley 

GROWING TRENDS: 

PRICES IN KLANG VALLEY 

Property prices in Klang Valley have been skyrocketing according to data from 

Raine & Horne International. 

It is not unknown that property prices appreciate, and 

properties in the Greater Klang Valley have seen appreciation 

that seems to know no bounds. 

Raine & Horne International provided iProperty.com with 

relevant data on the prices of real estate in the four areas 

focused on in this issue, namely Bangsar, Puchong, Bandar 

Tun Hussein Onn and Sungai Buloh. 

BANGSAR 

OFFICE (RM/SQ FT) 

AREA 2010 2011 2012 2013 2014 

Boulevard 600 700 800 1100 1300 

Menara UOA Bangsar 850 900 980 1000 1000 

Menara Mutiara 

Bangsar 

300 430 450 490 500 

CONDOMINIUM (RM/SQ FT) 

AREA 2010 2011 2012 2013 2014 

Bangsar Indah 400 500 530 600 660 

Bangsar Peak 870 910 950 990 1100 

Bangsar Puteri 380 450 490 550 600 

Casa Vista 360 420 500 610 700 

Araville 550 560 650 670 700 

Tivoli Villas 450 500 600 650 700 

Sri Kasturina 430 500 550 590 630 

54 |

APARTMENT (RM/SQ FT) 

AREA 2010 2011 2012 2013 2014 

Andalucia 370 440 500 550 570 

Vista Angkasa 180 230 270 300 400 

Fajar Ria 220 240 290 330 370 

Crescent Court 200 260 300 330 370 

Pantai Hillpark 250 300 330 390 410 

SINGLE-STOREY TERRACED HOUSE RM (000’) 

AREA 2010 2011 2012 2013 2014 

Lucky Garden 650 750 800 940 1100 

Bangsar Park 750 820 910 970 1300 

Bangsar Baru 680 750 880 1000 1200 

Bukit Bandaraya 680 700 950 1200 1400 

DOUBLE-STOREY TERRACED HOUSE RM (000’) 

AREA 2010 2011 2012 2013 2014 

Lucky Garden 900 950 1200 1400 1600 

Bangsar Park 1000 1300 1400 1600 1800 

Bangsar Baru 1200 1500 1600 1800 1900 

Bukit Bandaraya 1300 1400 1500 1800 2000 

| 55

MARKET INSIGHT | Growing Trends: Prices in Klang Valley 

PUCHONG 


AREA 2010 2011 2012 2013 2014 

Heron Residency 220 230 260 290 310 

Koi Kinrara 250 290 330 380 400 

Koi Legian 200 230 260 290 330 

Koi Tropika 200 240 280 300 330 

Desa Impiana 210 240 290 350 370 

The Zest 340 400 460 500 

Casa Puteri 220 260 320 350 390 


AREA 2010 2011 2012 2013 2014 

Taman Lestari Puchong 180 220 250 270 340 

Taman Puchong Perdana 140 160 200 230 280 

Taman Bukit Kuchai 150 230 260 280 330 

Taman Mawar 200 240 300 240 350 

Perumahan Kinrara 260 300 400 430 450 

Taman Kinrara Sek 1 250 340 380 

Taman Kinrara Sek 2 180 220 290 320 340 


AREA 2010 2011 2012 2013 2014 

Sri Anggerik 1 100 140 170 200 250 

Sri Cassia 160 200 240 300 350 

Akasia Apartment 170 230 270 350 400 

Sri Dahlia 100 105 110 120 150 

Kenanga Apartment 160 230 280 360 400 

Sri Pinang 170 200 250 300 310 

Sri Begonia 90 105 115 130 160 


AREA 2010 2011 2012 2013 2014 

Taman Saujana Puchong 230 260 280 300 390 

Taman Lestari Perdana 240 280 330 380 430 

Taman Lestari Puchong 200 250 290 340 380 

Bandar Bukit Puchong 250 330 370 450 490 

Taman Puchong Intan 160 200 250 280 300 

Taman Puchong Prima 300 350 420 500 550 

Taman Tasik Puchong 260 300 350 400 440 

56 |

BANDAR TUN HUSSEIN ONN 


AREA 2010 2011 2012 2013 2014 

Suria Court 

Condominium 

240 250 300 

Sri Hijau Condominium 160 170 200 250 250 


AREA 2010 2011 2012 2013 2014 

Cheras Perdana 

Apartment 

130 130 150 170 200 

Taman Koperasi Maju 

Jaya 

150 180 200 

Puncak Baiduri 

Apartment 

140 200 250 260 300 

D'Puncak Suasana 

Apartment 

150 150 160 170 200 

Sri Bahagia Apartment 130 170 190 200 250 


AREA 2010 2011 2012 2013 2014 

Bandar Tun Hussein Onn 200 250 350 350 400 

Taman Cheras Perdana 200 250 300 350 350 


AREA 2010 2011 2012 2013 2014 

Bandar Tun Hussein Onn 550 600 650 650 700 

Bandar Damai Perdana 50 600 750 850 900 

Bandar Mahkota Cheras 450 550 650 700 750 

Taman Cheras Perdana 250 300 400 450 500 

Taman Sri Bahagia 350 350 400 450 500 

SUNGAI BULOH 


AREA 2010 2011 2012 2013 2014 

Paradesa Rustica 190 200 250 300 350 

Paradesa Tropica 250 250 300 350 420 

Sri Damansara Tower 180 200 300 350 400 

Villamas Condominium 250 250 300 350 400 

Aman Heights Condo 250 300 350 


AREA 2010 2011 2012 2013 2014 

SD Apt II Bdr Baru 

Sri D'sara 

170 250 250 300 

SD Tiara 170 180 250 300 350 

SD Court 160 200 250 300 350 

Prima Damansara 

Apartment 

150 170 180 190 190 


AREA 2010 2011 2012 2013 2014 

Bandar Baru Sri 

Damansara 

350 450 550 600 650 


AREA 2010 2011 2012 2013 2014 

Bandar Baru Sri 

Damansara 

550 650 750 850 950 

Saujana 

Damansara 

350 450 450 500 600 

Valencia 1500 1500 1550 1600 1650 

Sierramas 1100 1300 1500 1600 1600 

Sierramas 

Resort Homes 

3000 3200 3300 3500 3,550 

DISCLAIMER: The data above represents the findings of Raine & Horne International and is not in any form an endorsement or recommendation 

by iProperty.com. Readers are encouraged to seek independent advice prior to making any investments. 

| 57

LET’S TALK | Perbadanan PR1MA Malaysia 

A PR1MA-RY SOLUTION 

PR1MA homes represent one of the most concerted efforts by the Malaysian 

government to address the affordable housing situation in the country. - BY ONG XIN YING 

While it is an undeniable fact that the affordable housing 

issue is a problem with no easy solution in sight, to say that 

nothing worthwhile is being done to solve it is untrue. Aside 

from developers who have been launching affordable housing 

projects in order to meet this growing need, the Malaysian 

government has also been putting a significant amount of 

effort into making it easier for first-time homebuyers to 

acquire an abode as well as making more affordable homes 

available. 

One such effort is of course Perbadanan PR1MA Malaysia 

which was established under the Perumahan Rakyat 

1Malaysia Act (PR1MA) 2012 to plan, develop, construct 

and maintain high-quality housing with lifestyle concepts 

for middle-income households in key urban centres. The 

corporation’s CEO Dato’ Abdul Mutalib Alias spared some 

time to inform iProperty.com about the PR1MA programme 

and spoke about the affordable housing situation in general. 

Is the affordable housing sector in Malaysia in as dire a 

condition as some say it is 

Yes, to an extent. There is a significantly inadequate supply of 

affordable housing for the middle-income group which needs 

to be addressed. Before PR1MA was established, all affordable 

housing programmes were for those with a household income 

of below RM2,500 a month. There were no programmes 

for the middle-income group even though they are just as 

affected as the low-income group by the rising prices in the 

property market and the high costs of living in urban areas. 

Thus established to address this need, this corporation is the 

sole authority which has been empowered to plan, develop, 

construct and maintain affordable homes and townships 

built under the PR1MA programme. Our objective is to play 

a primary and catalytic role in the planning and growth of 

affordable homes for the country’s middle-income group. 

Please tell us more about your efforts to address the lack of 

affordable housing in the country. 

Our affordable housing programme is for those in the middleincome 

group with a household income bracket of between 

RM2,500 and RM10,000 a month. This income band has just 

been expanded from a previous ceiling of RM7,500 in line 

with data from the National Household Income (HHI) survey 

which showed that the average HHI has been rising the past 

few years with a significant increase in urban areas such as 

Kuala Lumpur, Putrajaya and Selangor. 

Dato’ Abdul Mutalib Alias, CEO of Perbadanan PR1MA Malaysia 

“ 

Our affordable housing 

programme is for those in the 

middle-income group with a 

household income bracket 

of between RM2,500 and 

RM10,000 a month. 

” 

PR1MA homes are at least 20% below average market price 

with a price range of RM100,000 to RM400,000 depending 

58 |

1 

“ 

PR1MA homes are at 

least 20% below average 

market price with a price range 

of RM100,000 to RM400,000 

depending on the location, 

type and size of the units. 

” 

on the location, type and size of the units. In order to facilitate 

affordable homeownership and further assist the middleincome 

group in owning a PR1MA home, we have made 

available two Buyers’ Assistance Programmes which are 

end-financing packages and Rent-To-Own schemes. These 

will be announced in due course. 

Among the many PR1MA development projects which 

have been announced, are there any that you would like to 

highlight 

As of the end of 2014, the construction of approximately 

40,000 units of PR1MA homes has begun. Some of the 

projects which have started construction include: 

2 

PR1MA @ Kuala Ketil, Kedah 

This development is a master en-bloc purchase project 

with Darulaman Realty Sdn Bhd comprised of 399 units of 

2-storey terrace houses occupying a total area of 24.6 acres. 

It is 60% completed and is expected to reach full completion 

in Q4 2015. 

1 Artist’s impression of PR1MA @ Seremban Sentral 

2 Artist’s impression of PR1MA @ Kuala Ketil 

| 59


3 

“ 

Those who are interested in 

owning a PR1MA home only need 

to register once via our website. 

” 

PR1MA @ Alam Damai, Kuala Lumpur 

Constituting 2,074 high-rise units, this project has a wealth of 

amenities and facilities which include a surau, multipurpose 

hall, day-care centre, kindergarten, futsal courts and 

recreational facilities for families. Construction works have 

reached the 10% mark. 

PR1MA @ Seremban Sentral, Negeri Sembilan 

This project is a public-private partnership between 

Perbadanan PR1MA Malaysia, the Public-Private Partnership 

Unit under the Prime Minister’s Office (Unit Kerjasama 

Awam-Swasta) (UKAS), Railway Assets Corporation (RAC), 

Keretapi Tanah Melayu Berhad (KTMB) and the Brunsfield 

International Group. Comprising 3,196 high-rise units, it 

truly embodies the PR1MA concept which is an integrated 

development within a sustainable and dynamic community 

which is connected to a transportation hub and essential 

facilities. 

60 |

4 

5 

PR1MA @ Tebrau, Johor Bahru, Johor 

Comprised of 1,284 high-rise units, this development has a 

total site area size of 10.58 acres and is equipped with several 

amenities and facilities which include a surau, community 

hall, kindergarten, day-care centre, and futsal courts. 

PR1MA @ Pasir Gudang, Johor 

This project occupies 31.89 acres of land and is comprised 

of 475 landed units. Its amenities and facilities include a 

surau, community hall, day-care centre, kindergarten and 

playground. 

PR1MA @ Bandar Meru Raya, Perak 

Consisting of 1,011 high-rise units situated on a 8.8-acre site, 

this development is equipped with several amenities and 

facilities which include a mosque, community hall, childcare 

centre, kindergarten, playground and swimming pool. 

PR1MA @ Sungai Petani 1 and 2, Kedah 

These two projects have a total of 2,744 landed units between 

them and a number of amenities and facilities which include a 

mosque, community hall, childcare centre, kindergarten and 

playground. 

As far as eligibility for these homes are concerned, what are 

some measures you are taking to make sure the homes go 

only to those who need it Is it a concern for you that the 

affordability factor may be abused 

PR1MA homes are only open to those who are eligible to 

buy them. To qualify, you need to be a Malaysian, over 21 

years of age at the time of application, earn an individual or 

combined husband-and-wife income of between RM2,500 

and RM10,000 a month and does not currently own more 

than one property. 

ensure that they meet the aforementioned criteria. Eligible 

applicants will then be balloted though an open ballot. 

The process which we have put in place will ensure that 

only applicants who meet the eligibility criteria are given the 

opportunity to own a PR1MA home. Additionally, a PR1MA 

home must be owner-occupied, further preventing any 

potential abuse of the programme. 

Could you share with us what your future plans are especially 

in regards to the 80,000 affordable housing units you are to 

construct in accordance with Budget 2015 

Our mandate is to provide 500,000 affordable homes to the 

middle-income group. To date, our Members of Corporation 

(MoC) have approved a total of 97,887 units to be developed 

nationwide. 

As I mentioned earlier, construction of approximately 40,000 

units of that total had already begun by the end of 2014. 

For 2015, we will continue our efforts to achieve what was 

mandated to us which involves the additional 80,000 units 

assigned to us in Budget 2015. In order to do so, we will be 

on the constant lookout for suitable projects and land as well 

as conduct all the necessary assessments and due diligence 

studies on the proposals we receive. We are also forming 

collaborations with federal and state governments as well as 

private developers in order to develop more PR1MA homes 

nationwide. 

Those who are interested in owning a PR1MA home only need 

to register once via our website. Once a PR1MA development 

in open for application, they must go online to apply if they 

are interested in it. All applicants are required to submit the 

necessary documents which include proof of income, after 

which a verification process will be carried out in order to 3 Artist’s impression of PR1MA @ Alam Damai 

4-5 Site pictures of PR1MA @ Alam Damai 

| 61


“ 

Our mandate is to provide 

500,000 affordable homes to 

the middle-income group. 

” 

6 

6 Artist’s impression of PR1MA @ Bandar Meru Raya 

7 Artist’s impression of PR1MA @ Tebrau 

8 Artist’s impression of PR1MA @ Bandar Layangkasa 

7 

62 |

8 

IMPORTANT NOTICE 

PR1MA wishes to inform potential homebuyers, partners, 

developers and consultants that it is the sole party that 

manages all matters pertaining to the development of PR1MA 

homes. It does not hire nor contract any agent or third-party 

services to liaise with anyone on its behalf. 

It has come to our attention that there are unscrupulous 

parties who claim that they can help buyers secure a PR1MA 

home and developers secure a PR1MA project on condition 

that a sum of money is deposited into their account. 

We would like to warn buyers and developers that we do 

not deal with third parties or engage brokers or agents to 

help buyers and developers secure any homes and projects 

with us. All interested buyers and developers are to deal with 

us directly. If any buyers and developers are approached by 

any parties claiming that they represent us, please contact 

us immediately. 

Potential home buyers and any party who wishes to work with 

PR1MA are required to register online at www.pr1ma.my. 

PR1MA is identified by its logo and it does not own nor 

endorse any other logo or brands shown by other parties 

or persons in any other collaterals or media. Its exclusive 

right to the use of the PR1MA brand and symbol is protected 

under PR1MA Act 2012. 

For more information on PR1MA and its projects, please visit 

our website or call us at 03-7962 4374. 

| 63

Property Investment Data | Oregeon Property Consultancy 

Bandar Tun 

Hussein Onn 

Capitalising on its straddle between established 

townships, Bandar Tun Hussein Onn has 

nowhere to go but forward. 

The recorded transaction prices of selected schemes within 

Bandar Tun Hussein Onn as at September 2014 are as below:- 

Semi-detached Houses 

Located between the Kuala Lumpur city centre and the 

Kajang Town Centre, Bandar Tun Hussein Onn comprises 

mainly residential and commercial elements. Governed under 

Majlis Perbandaran Kajang, Bandar Tun Hussein Onn falls 

under the minor planning block of Cheras, adjoining to other 

minor planning blocks like Taman Sri Bahagia, Kota Cheras, 

Batu 10 Cheras, Bandar Mahkota Cheras, Batu 11 Cheras, 

Cheras Jaya, Kawasan Perindustrian Kg. Baru Balakong, and 

Desa Baiduri. The majority of the dwellings in the township 

are of landed properties such as bungalows, semi-detached 

houses and terraced houses as well as a small amount of 

four to five-storey flats. Located in the heart of the town 

is the commercial area where retail shops and AEON BIG 

(Carrefour) can be found. A recreation area with a lake is also 

available for shoppers and residents to hang out and relax at. 

The most common access to Bandar Tun Hussein Onn is via 

the Cheras-Kajang Highway, followed by Lebuh Utama Tun 

Hussein Onn. As alternative, the township is also accessible 

from the south-east and south-west via the SILK Highway, 

Persiaran Damai Perdana passing through Bandar Damai 

Perdana or Jalan Alam Damai passing through Alam Damai. 

Currently, there is no comprehensive rail service available 

within the township, merely public transportation in the 

forms of buses and taxis. However, in view of the heavy 

traffic flow on the Cheras-Kajang route, an MRT project has 

been planned and is currently under construction to provide 

rail services from Kajang to Sungai Buloh. One of the MRT 

stations – the Bandar Tun Hussein Onn stations - is planned 

to be located along the Cheras-Kajang. The MRT is expected 

to be completed in 2017. 

Area 

Jalan 

Suarasa 

Jalan 

Suasana 

Storey 

2 

2 

Land 

Area 

3,197 - 

4,435 

sq ft 

2,450 

- 

3,387 

sq ft 

Oregeon Property Consultancy Research Team 

Year Min (RM) Max (RM) Count 

2010 807,980 938,000 19 

2011 867,166 1,200,000 3 

2012 1,260,000 1,260,000 1 

2013 1,100,000 1,831,123 11 

2014 1,350,000 1,600,000 3 

2010 375,000 600,000 7 

2011 350,000 750,000 9 

2012 510,000 950,000 11 

2013 600,000 970,000 7 

2014 655,000 1,150,000 4 


64 |

Terraced Houses 

Area 

Jalan 

Suadamai 

Jalan 

Suakasih 

Jalan 

Suasana 

Storey 

1 

2 

1 

1.5 

2 

1 

1.5 

2 

Land 

Area Year Min 

(RM) 

1,539 

sq ft 

1,647 

sq ft 

1,850 

sq ft 

1,539 

sq ft 

1,539 

sq ft 

1,539 

sq ft 

1,430 

sq ft 

1,540 

sq ft 

1,540 

sq ft 

1,650 

sq ft 

Max 

(RM) 

Count 

2011 190,000 230,000 2 

2012 200,000 345,000 3 

2013 300,000 330,000 2 

2014 285,000 350,000 2 

2010 300,000 415,000 7 

2011 330,000 475,000 15 

2012 200,000 580,000 8 

2013 300,000 630,000 10 

2014 600,000 640,000 5 

2010 385,000 650,000 2 

2011 380,000 600,000 9 

2012 390,000 679,000 3 

2013 590,000 870,000 5 

2014 785,000 800,000 2 

2010 197,000 200,000 2 

2011 230,000 275,000 3 

2012 300,000 300,000 1 

2013 325,000 325,000 1 

2010 195,000 310,000 10 

2011 160,999 477,000 9 

2012 270,000 365,000 9 

2013 350,000 535,000 6 

2014 380,500 470,000 3 

2010 110,000 400,000 8 

2011 257,000 470,000 6 

2012 430,000 640,000 5 

2013 550,000 675,000 3 

2014 465,000 630,000 5 

2010 150,000 200,000 2 

2011 220,000 255,000 5 

2012 260,000 334,000 3 

2013 190,000 365,000 7 

2014 320,000 400,000 3 

2010 200,000 200,000 1 

2011 210,000 275,000 3 

2012 167,000 340,000 6 

2013 295,000 397,600 2 

2014 325,000 325,000 1 

2010 245,000 270,000 2 

2011 247,000 315,000 3 

2012 300,000 393,000 5 

2013 270,000 400,000 4 

2010 165,000 325,000 9 

2011 315,000 455,000 7 

2012 225,000 520,000 10 

2013 235,000 610,000 9 


Apartments / Flats 

Scheme 

PANGSAPURI 

JALAN SUASANA 

PANGSAPURI 

SUAKASIH 

Built-up 

Area 

845 - 1,066 

sq ft 

632 - 650 

sq ft 

Year 


Average 

(RM psf) 

Count 

2010 141 17 

2011 147 20 

2012 167 16 

2013 180 8 

2014 209 8 

2010 113 13 

2011 133 2 

2012 136 5 

2013 188 3 

2014 535,000 656,000 2 



| 65


66 |

Three standard types of properties were analysed to indicate 

the price trend, namely semi-detached houses, terraced 

houses and flats/apartments. Generally, all these properties 

have seen an increasing trend from year 2010 to 2014, with 

some achieving an increase of almost 100%. In terms of transacted 

units, semi-detached homes remain rather consistent. 

Since 2011m and as at September 2014, a total of seven 

transactions were recorded from the selected schemes. For 

terraced houses, however, despite a recorded increase from 

2010 to 2011, a decreasing trend was noted until September 

2014, recording merely 23 units. The same goes for the less 

popular choice of flats/apartments. It has been on a decrease 

since 2010, and a mere eight units were recorded as at September 

2014. 

Some of the notable on-going and upcoming developments in Bandar Tun Hussein Onn are as follows:- 

PROJECT DEVELOPER TYPE 

Lake Vista Residence UDA Holdings Berhad 3 blocks of 9 to 15-storey Apartment (250 units) 

Lake Valley Avenue 3 UDA Land Sdn Bhd Bungalows 

Lake Valley Avenue 4 

Town Park 5 

UDA Land Sdn Bhd 

UDA Land Sdn Bhd 

Town Park 6 UDA Land Sdn Bhd Condominiums 

22 units of 3-storey bungalow and 38 units of 3-storey 

semi-detached house 

10 units of 3-storey shop-office and 1 unit of 4-storey 

shop-office 

Lumiere ORC Land Holdings Sdn Bhd 352 units of condominium and 32 units of villa 

Windows on the Park SDB Properties Sdn Bhd 3 blocks of 15 to 33-storey apartment (540 units) 

Sutera Residence 


Premier S&P Development Sdn Bhd 

21 units of 2.5-storey terraced house and 15 units of 3-storey 

terraced house 

| 67


From the table it is can be noted that condominiums and 

apartments are coming up in view of the lack of decent 

high-rise dwellings within the township. However, these 

high-rise dwellings are tilted towards the higher-end market 

and almost all of the high-rise dwellings are launched at 

RM500,000 and above, such as the Lake Vista Residence, 

Windows on the Park, Town Park 6 and Lumiere. Terraced 

houses, semi-detached houses and bungalows maintained 

their prices and have not made it easier for buyers,. Terraced 

houses are seeing launches at RM1 million onwards, semidetached 

at RM1.75 million and bungalows in Lake Valley 

Avenue 3 are launched from RM3.5 million onwards. 

Bandar Tun Hussein Onn is a rather family friendly township 

where basic amenities and facilities are sufficient enough to 

label it self-sustainable. Accessibility by road has been wellplanned, 

but traffic congestion and the amount of toll booths 

have planted an imperfect impression towards the up and 

coming township. The announcement of the MRT project 

has won people’s interest in buying a home or investing in 

the township, as the main headache of traffic is expected to 

be eased by the availability of a train service. 

Oregeon Property Consultancy Sdn Bhd 

SR WONG WEN CHET 

B. Bus (Prop). MRICS, MISM, MPEPS, MMIPPM 

Sr Wong Wen Chet is the Managing Director of Oregeon Property Consultancy Sdn Bhd. He is a 

Registered Valuer & Registered Estate Agent recognized by Board of Valuers, Appraisers and Estate 

Agents and has been in real estate industry for more than 10 years. He is also Committee Member of 

REHDA Youth under Real Estate and Housing Developers’ Association Malaysia (REHDA). 

SR KOK CHIN YEE 

B. (Hons). Estate Management. MISM, MPEPS, MMIPPM 

Sr Kok Chin Yee is the Director of Oregeon Property Consultancy Sdn Bhd. He is a Registered Valuer & 

Registered Estate Agent recognized by Board of Valuers, Appraisers and Estate Agents. He has more than 

8 years of professional real estate experience mainly in valuation of residential and commercial properties 

for retail and corporate clients. He is the award winner of the ‘out-standing writer on property and 

construction 2014’ by Royal Institute of Surveyors Malaysia. 

Disclaimer 

Since the asking prices and project status various from time to time, we do not guarantee the validity of the information found here. The analysis and the article written was based on 

information available and was then further modified and analysed by Oregeon Property Consultancy Research Team. We bear no losses or legal liability caused by the information given. 

68 |

Singapore 

This brand new section travels down south to 

bring you updates, news and exciting events 

from our neighbouring nation. 

HAPPENINGS 

INVESTING IN ASIA 

SINGAPORE PROPERTY MARKET OUTLOOK 2015

HAPPENINGS 

Property Market Sees an Increase in Resale Prices but Decrease in Rental Prices 

The latest Singapore Real Estate Exchange (SRX) Price 

Index revealed a slight increase of 0.1 per cent in the resale 

prices of Housing Development Board (HDB) flats in October 

2014. From September to October, prices of four-room units 

remained constant whereas three- and five-room flats fell by 

0.4 per cent and 0.1 per cent respectively. Analysts noted 

to a popular local daily that the month-on-month increase is 

most likely a one-time occurrence driven by a 0.8 per cent 

increase in executive condominium prices. 

2014 Oct Resale Index 169.5 

2014 Sep Resale Index 168.8 

Change (Month-on-month) +0.4% 

* The latest month’s values are based on flash estimates. Source: srx.com.sg 

New Property Launches in November 2014 

TRE Residences in Geylang East was launched in November 

2014 with an average indicative price of S$1,560 psf. 

The developer of the 250-unit condominium project S L 

(Serangoon) Pte Ltd offered early-bird discounts of up to 

five per cent at the event. Additionally, two new executive 

condominiums which are Bellewaters by Qingjian Realty and 

The Terrace by Kheng Leong Co. were also launched that 

month. 

Bellewaters which is located in Sengkang and The Terrace 

which is located near Punggol Waterway were opened for 

bookings on 14 November. Prices for Bellewaters started at 

S$744 psf while prices for The Terrace are expected to be 

sold at above S$780 psf. 

According to Square Foot Research, “The launch of these 

new executive condominiums may result in renewed 

interest in older executive condominium projects which 

were launched earlier if prices remain at a discounted 

rate compared to surrounding private residential projects 

which is likely the case. With tighter lending rules in place, 

consumers are inclined to be more finicky in their purchases 

and may opt for units which provide better value for their 

money.” 

70 |

Overwhelming Response for Lake Life 

The Lake Life executive condominium project by Lakehomes 

Pte Ltd has seen keen interest from consumers. The 

development which opened for booking on 8 November 

2014 saw 98 per cent of its total units or 521 out of its 546 

units snapped up. Its developers said that the ‘overwhelming 

response’ is likely attributed to its attractive location at 

Jurong Lake District as well as the government’s intentions 

to further develop Jurong. 

According to a local TV news channel, two buyers revealed 

that price was also a key criterion. The average price of the 

development was S$857 psf. Nilesh Jadha, a buyer who owns 

an existing five-room Housing Development Board (HDB) 

flat, said, “In terms of the price per square foot, I think this 

was quite attractive compared to the private developments. I 

think it is about 25 to 30 per cent less compared to the other 

private developments that we saw.” 

Singapore Remains an Attractive Destination for Foreigners 

According to the Urban Redevelopment Authority (URA), 

the leasing volume of private residential properties has seen 

a quarterly growth of 15.2 per cent to 17,775 cases. There 

have been a total of 46,632 leases within the first nine months 

of 2014 which is 8.7 per cent higher than last year’s 42,899 

leases recorded over the same period. The Savills Residential 

Leasing Briefing for Q3 2014 attributed the increase in 

leasing activity to Singapore’s attractiveness as a city state 

to foreign nationals. 

According to an annual Hongkong and Shanghai Banking 

Corporation (HSBC) survey, Singapore was ranked the best 

place in Asia for expatriates to live in and was the second 

best place in the world after Switzerland. Singapore’s good 

career progression, financial well-being and quality of life 

were reasons cited in the survey for expatriates who choose 

to work here. 

Comparison of Rental Index for 2 nd Quarter 2014 and 3 rd Quarter 2014 

Rental Index 

% Change over - Previous Quarter 

2Q/14 3Q/14 2Q/14 3Q/14 

All Residential 161.9 160.6 -0.6 -0.8 

Detached 134.6 136.0 -2.6 1.0 

Semi-detached 159.2 155.5 -2.8 -2.3 

Terrace 178.4 179.6 -1.0 0.7 

Non Landed Property 163.2 161.4 -0.2 -1.1 

CCR 1/ 166.9 163.8 -0.1 -1.9 

RCR 2/ 165.9 165.5 -0.1 -0.2 

OCR 149.6 149.6 -0.9 0.0 

Commercial 

Office 181.8 186.6 2.8 2.6 

Retail 117.7 117.8 0.6 0.1 

1/ 

Core Central Region comprises Postal Districts 9, 10, 11, Downtown Core Planning Area and Sentosa. A map of Central Region showing the Core 

Central Region (CCR) and the Rest of Central Region (RCR) is available at: http://spring.ura.gov.sg/lad/ore/login/map_ccr.pdf 

2/ 

Rest of Central Region comprises the area within Central Region that is outside postal districts 9, 10, 11, Downtown Core Planning Area 

and Sentosa. A map of Central Region showing the Core Central Region (CCR) and the Rest of Central Region (RCR) is available at: 

http://spring.ura.gov.sg/lad/ore/login/map_ccr.pdf 

| 71

SINGAPORE | Awards 

72 |

The iProperty.com People’s Choice Awards is back! The People’s Choice Awards is Singapore’s first and only property 

awards selected by consumers where members of the public are invited to select their favourites from over 60 nominees 

across 14 categories of properties, home furnishings and property-related consumer services. 

INTRODUCING THE 2014/15 

AWARD NOMINEES 

OBJECT OF DESIRE AWARD 

(PROPERTY WITH THE BEST ARCHITECTURE) 

• Bijou Far East Organization 

• Tre Residences MCC Land Singapore Pte Ltd 

• Lake Life Lakehomes Pte Ltd 

• Ardmore Residence Pontiac Land 

LIFE’S A BEACH AWARD 

(PROPERTY WITH THE BEST RESORT FEEL) 

• Bellewaters Qingjian Realty (Anchorvale) Pte Ltd 

• Santorini MCC Land Singapore Pte Ltd 

• Alana Far East Organization 

• Riverbank @ Fernvale UOL Group 

MOST POPULAR PROPERTY AWARD (AUSTRALIA) 

• Sydney by Crown Crown Group 

• Pendulum Apartments Soda Property Group 

• Australis Central Equity Group 

• Parkside Coolbellup Yaran Property Group 

• Parc Vue Bundoora Melbourne Future Estate 

MOST POPULAR PROPERTY AWARD (MALAYSIA) 

• Star Residences UMLand 

• Suasana UMLand 

• Bay Laurel Country Garden Danga Bay 

• R&F Princess Cove R&F Properties 

• The Meridin @ Medini Mah Sing Group Bhd 

MOST POPULAR PROPERTY AWARD (THAILAND) 

• Park 24 Proud Real Estate 

• Arcadia Beach Imperial Heights Holdings 

• Circle Sukhumvit 11 Fragrant Group 

• 6th Avenue Surin P.P.S. Estate 

• Villa de Ceylon Infinite Asset Development 

• Shamballa Pool Villas ChaoLeigh Holdings 

SUPERSIZE ME AWARD (BEST PROPERTY FOR FAMILIES) 

• Bellewoods Qingjian Realty (Woodlands) Pte Ltd 

• Trilive RH Tampines Pte Ltd 

• Alana Far East Organization 


MOST POPULAR PROPERTY AWARD (SINGAPORE) 

• Riverbank @ Fernvale UOL Group 

• Bellewaters Qingjian Realty (Anchorvale) Pte Ltd 


• Santorini MCC Land Singapore Pte Ltd 

• Bijou Far East Organization 

MOST POPULAR PROPERTY AWARD (INDONESIA) 

• Capraia Residences @ Seven Seas 

Funtasy Island Development 

• Belitung Highland Resort Bintang Berlian Group 

• Baik Baik Batik Seminyak, Bali 

• Pluit Sea View Binakarya Propertindo Group 

MOST POPULAR PROPERTY AWARD (PHILIPPINES) 

• Three Central Megaworld Corporation 

• Two Roxas Triangle Ayala Land Premier 

• Century Spire Century Properties 

• Grand Hyatt Manila Residences Federal Land, Inc 

BEST HOME INSURANCE PROVIDER 

• Tokio Marine Insurance 

• AIG Asia Pacific Insurance 

• Aviva 

• NTUC Income Insurance 

• Ace Insurance 

BEST HOME BRAND 

• Tempur Sealy 

• LG Electronics 

• Bosch and Siemens Home Appliances 

• Toshiba Home Appliances 

• Sony Home Electronics 

• Electrolux 

BEST HOME MORTGAGE LOAN PROVIDER 

• Maybank 

• DBS Bank Ltd 

• Citibank 

• Standard Chartered Bank 

• ANZ 

BEST HOME FURNISHING STORE 

• IKEA 

• Courts (Singapore) Pte Ltd 

• Nova Furnishing Centre Pte Ltd 

• Natural Cool 

BEST REAL ESTATE INVESTMENT COMPANY 

• WK Events Pte Ltd 

• PIP Investment Holdings 

• RB Global Holdings Pte Ltd 

• The Wealth Revolution Group 

| 73

SINGAPORE | Investing in Asia 

INVESTING IN ASIA 

Asia continues to be seen as a top investment destination 

as several studies and reports by esteemed research 

institutes show. 

In a recent survey by Colliers International, investors in Asia 

remain largely confident of investing in this region, citing 

sound property fundamentals and long-term economic 

growth as the key factors in their consideration. 

Many of them also believed that investment volumes 

in Asia will likely post strong figures in 2015 after having 

been constrained by the uncertainties of slowing economic 

growth and government-established restrictive measures in 

2014. 

The same sentiments have also been echoed in the Cushman 

& Wakefield publication, ‘Asia Pacific 2014-2015 Forecasts: 

Regaining Momentum’, with the numbers in Indonesia, 

Malaysia, Philippines and Vietnam all expected to grow by 

more than 5%. 

In light of the consensus about a strong 2015 outlook 

for Asia, the million-dollar question now is what are the 

asset types and destinations for investors looking to 

expand their property portfolio. In the recent iProperty. 

com Asia Property Market Sentiment Report for H2 2014, 

most respondents indicated their preference for Australia, 

Singapore, Malaysia and the UK based largely on the quality 

of education and lifestyle in these countries. However, with 

historically low yields likely to go further down instead of 

up once base rates increase, some investors are looking to 

move out of their comfort zone and are targeting higher- 

74 |

for overseas property investments in anticipation of rising 

prices. With the yen now also more than 20 percent lower 

than it was a year ago, many investors are looking to ride 

on the recovery curve of the nation after such a lengthy 

economic decline. 

Apart from property developments, the accommodating 

terms of property loans across banks in Asia have been the 

other catalyst driving the optimism for the highly positive 

property investment outlook for the region in 2015. Loanto-value 

ratios of 60 to 65 percent can be found across 

Asia, even reaching 80 to 85 percent in Japan, with a low 

cost of debt. 

In the case of emerging markets in Asia, there exists now 

a common school of thought that the risks involved with 

property investment for cities such as Jakarta and Manila 

could yield higher returns for investors who are able to 

navigate the potential landmines surrounding the lack of 

transparency and regulations regarding land titles there. 

Where the yields can be tight in mature markets such as 

Hong Kong and Singapore due to cap rate compression, 

investors are placing their bets on the emerging markets 

which have a growing economy and large population 

growth that offers the highest potential payoff. 

The two commonly faced problems by both seasoned 

property investors and new novice buyers are successfully 

evaluating and managing of the risks for any property 

investment strategy. It can be difficult to understand and 

track overseas market trends and unravel the numerous 

legal issues that plague developments in emerging cities as 

well as keep on top of new mortgages, taxation changes 

and financing rates. 

This is where the iProperty.com Investor Club will come in. 

Filled with weekly articles, news and views from locals about 

the hottest property hotspots, financial tips and tools as 

well as most importantly, the hottest property deals direct 

from the people who build them, we provide the ultimate 

one-stop portal for property investors in Asia. 

Join us at Investor.iProperty.com to access the latest and 

hottest property investments today! 

risk, non-traditional property investments in both mature 

and emerging markets. 

In the survey conducted by PricewaterhouseCoopers (PwC) 

on the top ten city investment destinations for 2014, Tokyo 

returned to top of the charts for the first time since 2009 

while Jakarta, Manila and Sydney also ranked in the top ten. 

While not yet the primary target for some investors in 

Southeast Asia, savvy Hong Kong investors were quick 

to latch onto the most massive monetary stimulus antiinflation 

program in Japan since the 1930s. Initiated by 

the government of Prime Minister Shinzo Abe, more and 

more investors are looking to the Land of the Rising Sun 

| 75

MARKET OUTLOOK | Singapore Property Market Outlook 2015 

SINGAPORE 

PROPERTY 

MARKET 

OUTLOOK 2015 

What does the future hold for Singapore’s 

property market this year Our Singapore 

correspondent gazes into the crystal ball to help 

agents and consumers navigate their way. 

- By KHALIL ADIS 

Expect a subdued property market in 2015 driven by genuine 

homebuyers particularly in the mass market segment in the 

suburban areas. Meanwhile, the mid- to high-end segments 

which tend to attract many speculators will see very little 

transactions due to the various cooling measures such as 

the Additional Buyers’ Stamp Duty (ABSD), Sellers’ Stamp 

Duty and Total Debt Service Ratio (TDSR). 

This is in line with the Singaporean government’s promise 

during the 2011 general election to ensure property prices 

remain within reach for first-time homeowners and those 

who genuinely need a home. 

2015 will be a crucial year for both developers as well as 

the government as each has their own vested interest – 

developers must sell off their units within two years upon 

completion while the government wants to ensure property 

prices remain sustainable. 

As a result, those in the mid- to high-end segment will be 

under pressure to sell off their remaining units, failing which 

they will have to pay a levy which is calculated at 8 per cent, 

16 per cent and 24 per cent of the property purchase price 

for the first, second and third extra years respectively. 

“ 

2015 will be a crucial 

year for both developers as 

well as the government as 

each has their own vested 

interest. 

” 

THE PUBLIC HOUSING MARKET 

Often referred to as the HDB (Housing Development Board) 

market, the government has been rolling out a new supply 

of 22,455 Built-To Order (BTO) flats in 2014. Public housing 

was a contentious issue during the 2011 general election as 

there was a limited supply of new BTO flats, forcing many to 

turn to the resale market where it is more expensive and/or 

couples to delay their marriage. 

Million-dollar HDB flats had become the norm and, as a 

result, many had expressed their discontent via the ballot 

box. Since then, the HDB has been rolling out almost 20,000 

new flats per year to ease the pressure from the resale 

market. 

In 2014, most of the demand from singles and first-time 

home-seeking families had already been met by the HDB. 

76 |

As a result, fewer flats will be launched by the HDB in 2015. 

There will be a total of 16,900 new BTO flats to cater to firsttime 

families, second-time families and those applying to live 

with or near their parents. Most of these new launches will 

be taking place in the suburban areas. 

According to the HDB, it will offer about 3,940 flats in 

Bukit Batok, Geylang and Hougang in the form of new sales 

launches in February 2015. This is good news for genuine 

homebuyers as they will have more choices and do not have 

to buy from the resale market. In addition to this, the costs 

will be significantly lower especially once whatever grants 

that they would qualify for have been taken into account. 

THE RESALE HDB MARKET 

The resale HDB market will continue to see a downward 

trend in the Resale Price Index (RPI) due to the new supply 

of 16,900 BTO flats coming on-stream next year. According 

to the HDB, the RPI fell by 1.7 per cent from 195.7 points 

in the second quarter of 2014 to 192.4 points in the third 

quarter 2014. This is expected to fall even further next year. 

For those looking to sell their HDB flat, it will be a tough 

market ahead as it will be a buyers’ market. As such, sellers 

must have a realistic selling price if they want to sell off 

their flats within a short time frame, particularly those who 

urgently need cash. I would urge those with holding power 

to wait until 2016 before they sell off their HDB flat. 

For buyers, particularly those who cannot wait three years 

to get their new HDB flat, this is the time to start househunting 

as sellers will be more realistic in their pricing. 

For agents, the resale market will be rather subdued, 

driven by those in the suburban areas. They must advice 

their clients to be more realistic in their asking prices when 

marketing their properties. 

THE PRIVATE PROPERTY MARKET 

It will be a subdued market ahead in the private property 

sector with most of the launches centred in the mass market 

segment. Mass market projects will drive the market in 

2015 as they are more affordable and driven by genuine 

homebuyers. 

Buyers, this is the time to start hunting for new homes. 

Agents should focus on the mass market segment. 

The oversupply and existing stock in the market will add 

pressure to rental yields and for developers to offer more 

carrots to lure potential homebuyers to purchase their 

properties. 

According to the Urban Redevelopment Authority (URA), 

there are approximately 97,180 private housing and 

executive condo (EC) units in the overall pipeline supply. Of 

this total, 4,336 units, ECs included, will be completed in the 

last quarter of 2014. Overall, 20,852 units will be completed in 

2014 while another 23,769 units, ECs included, are expected 

to be completed in 2015. 

Developers who had launched their mid-range to luxury 

segment projects in the past will likely reduce prices so that 

they can get rid of their stock before the levy kicks in. 

According to the URA, the stock of completed private 

residential units, ECs excluded, increased by 4,512 units in 

the third quarter of 2014. It is also highly likely we will see 

more of such developers asking for an extension from the 

government. 

Developers who had bought landbanks in the mid-range to 

luxury ends of the market are unlikely to launch them in 2015. 

Investors looking to rent out their units, it will be a tough 

market ahead. 

“ 

Mass market projects 

will drive the market in 2015 

as they are more affordable 

and driven by genuine 

homebuyers. 

” 

THE RESALE MARKET 

The private property market will also continue to see a 

downward trend in terms of the Private Property Index (PPI) 

due to the various cooling measures, new supply coming onstream, 

Government Land Sales (GLS) programme as well 

as unsold units from 2014. 

Figures from the URA show that the prices of private 

residential properties decreased by 0.7 per cent in the third 

quarter of 2014, following the 1.0 per cent decline in the 

previous quarter. This is the fourth straight quarter of price 

decline. 

The price decline will likely be steepest in the luxury 

segment with fire sales expected from investors without any 

holding power. Expect fire sales on Sentosa Cove, Orchard 

Road, Tanglin, Novena, Marina Bay and the Central Business 

District (CBD) areas. 

Buyers, this is the time to snap up good deals as it will be a 

buyers’ market due to sellers being more realistic with their 

asking prices. 

Sellers, be prepared to sell at a loss. 

Agents, this is also a good market to focus on. 

DISCLAIMER: The opinion stated in the article are solely of Khalil 

Adis iProperty.com brand ambassador (Iskandar Malaysia),property 

speaker and author, and are not in any form an endorsement or 

recommendation by iProperty.com. Readers are encouraged to seek 

independent advice prior to making any investments. 

| 77

INTERNATIONAL PROPERTY INVESTMENT | Kick-starting Your International Property Investment 

KICK-STARTING 

YOUR INTERNATIONAL 

PROPERTY INVESTMENT 

“It’s not the having, it’s the getting” - 

Charles Spurgeon. As with all things in this 

world, change is the only constant – and the 

mortgage market is no different. So, how 

does one go about financing their overseas 

property 

GETTING STARTED: THINGS TO NOTE 

For some international investors, obtaining finance 

approval may seem daunting where different sets of 

rules, regulations and pre-requisites may apply from 

country to country. 

With that in mind and with the help from the financing 

division of Jalin Realty International, the international 

property mortgage consultants from Jalin Financial 

Solutions are diligent and prudent in assisting customers 

to attain necessary approvals for their international 

property investments. 

Types of loans and interest rates in financing properties 

inevitably differ across the globe too. Certain countries 

may have a higher Max Loan-to-Value (LTV) than 

others, some may not allow Hybrid (part fixed / part 

variable) interest rates, and some may provide Offset 

Features, while others do not. 

Financing for hot current international property 

markets today are generally rendered simpler 

for foreign investors as the rental market is 

high as influenced by trending lifestyle choices, 

turning countries such as the UK, Singapore, 

and Australia into a viable location for 

Malaysians to invest and build a second home 

in the near future. 

Once the purchase decision has been made, the next 

step is to source for an ideal financier – or preferably, 

choose to skip the hassle, and hire a mortgage broker. 

THE KEY TO ATTAINING A LOAN FOR YOUR 

INTERNATIONAL PROPERTY IN 4 EASY 

STEPS 

Step 1 

UNDERSTAND YOUR FINANCING OPTIONS 

International investors have the option to finance either 

locally or offshore – to each of its own perks and prerequisites. 

As an example, for Australian investments 

which price ranges from A$350k – A$400k, with as 

low as RM15,000 joint borrowers’ monthly net income, 

one can consider applying for local or offshore loans as 

follows: 

78 |

Max borrowing 

margin 

Current 

Interest Rate 

Property price 

bracket 

Interest only 

loan 

Tenure / age 

limit 

Use of 

property 

AUSTRALIA 

BANKS 

MALAYSIA 

BANKS 

SINGAPORE 

BANKS 

Up to 80% Up to 75% Up to 70% 

Around 

(+ -) 5% 

A$350k – 

A$400k 

Available 

Max tenure 

30 years, 

no age 

limit 

For 

investment/ 

own stay 

6.85% 

(BLR -1.8) 

A$350k – 

A$400k 

Not 

available 

Max 

tenure 30 

years or 

up to 70 

years of 

age 

For 

Investment 

Only 

3% - 4% 

A$350k – 

A$400k 

Some 

banks do 

provide 

“Interest 

Only” loan 

Max tenure 

30 years 

or up to 

70 years 

of age 

For 

Investment 

Only 

Lock-in period No Yes Yes 

Disclaimer: The information contained above is provided as 

general information only. It is provided without any guarantee, 

warranty, or representation, expressed by Jalin Financial 

Solutions or any entity, as to the accuracy or completeness of the 

information. 

Step 2 

UNDERSTAND THE LENDER’S CRITERIA 

Lenders across the board would have its unique list of 

lending criteria. However, they work to adhere to similar 

guidelines. Common lender requirements for mortgages 

can be found below: 

• Affordability requirement 

Requirements vary across the different banks and 

it refers to the investor’s ability to service the loan 

after deducting all living expenses and liability 

commitments. One would need to be able to prove 

their income as well as indicate that their debt to 

income ratio (DTI) meets the loan serviceability. 

• Property types accepted 

Financial bodies across the world might only accept 

certain property types. For example, progressive 

payments and commercial loans are not offered 

by Malaysian and Singaporean banks. These banks 

only service 10/90 schemes (off-the-plan) or newly 

completed properties, and generally accept properties 

in Sydney and Melbourne Metropolitan areas. 

Australia banks on the other hand, accept all types 

of properties. However, one must be aware that the 

minimum total size of a property may affect the loan 

application and margin. 

• Regions accepted: 

Some financial institutions may finance mortgages for 

properties in selected regions. Jalin Financial Solutions 

works closely with a range of financiers to ensure that 

the projects marketed are applicable for financing. 

• Size requirement: 

Financial institutions in certain countries may only 

finance a property above a certain size and this differs 

according to region. For example: Generally, Australia 

banks can accept properties from 40 square metres 

(sqm) internal size onwards. 

• Employment requirements: 

Depending on the country of investment, if you are 

self-employed, your company’s financial history is 

required. Similarly, if you are employed by others, a 

proof of employment history is necessary. 

Step 3 

PREPARING YOUR DOCUMENTS FOR FINANCE 

APPLICATION 

CATEGORY OF ITEMS 

• Proof of identity 

• Proof of income 

• Proof of existing liabilities 

• Proof of deposit 

DESCRIPTIONS 

Passports, driving licence, 

or other suitable photo ID 

Latest payslips, tax return, 

copy of accounts etc. 

Relevant statement 

covering the last 6 - 12 

months 

Eg: Loan statements 

Bank statement of the 

last 30 days displaying 

the source of funds, salary 

credits and outgoings 

Disclaimer: Depending on the country of investment, the 

employment status and type of loan (residential or commercial) 

applied for may require additional documentation. The 

information contained above is provided based on current 

financing policies and are subject to change. 

Step 4 

TO CONCLUDE 

A common misconception held by many is that home 

loan applications or financing for overseas properties 

would call forth countless trips to meet your overseas 

bank or broker. 

However, today, one can simply approach international 

property mortgage consultants such as Jalin Financial 

Solutions for offshore financing services. With the solid 

support from a network of property professionals, you 

no longer need to set foot in the foreign country of 

investment as Jalin Financial Solutions will walk you 

through a step by step process in offshore financing. 

Indeed, the world of international property investment 

can be a nightmare if you were to nose dive, blindly. 

There are a million and one things that one would need 

to learn, understand and consider – but with all that has 

been said, the best head start one can find, would be to 

approach a trusted international property professional 

who is well versed and experienced in the arena. Rest 

assured, you will have your lives enhanced and improved, 

reaping the benefits of what you sow. 

| 79

INTERNATIONAL PROPERTY INVESTMENT | Kick-starting Your International Property Investment 

A The term cash rate, otherwise known as the official 

cash rate, is the interest rate set by The Reserve Bank 

of Australia (RBA) that banks then pay or charge 

to borrow funds from other banks in the overnight 

market. Banks then add their respective margins and 

pass this off as their internal rate for their mortgages. 

Rise or fall in the cash rate often also leads to a 

change in the interest rates for mortgages, loans and 

savings. With a decrease in Australia Cash Rate in the 

recent years, foreign investors will reap the benefits 

with low interest rates, easing mortgage financing and 

repayments. 

EFFECTIVE 

DATE 

CHANGE IN 

CASH RATE 

PERCENTAGE 

POINTS 

NEW CASH 

RATE TARGET 

PER CENT 

7 Aug 2013 -0.25 2.50 

8 May 2013 -0.25 2.75 

5 Dec 2012 -0.25 3.00 

3 Oct 2012 -0.25 3.25 

6 Jun 2012 -0.25 3.50 

2 May 2012 -0.50 3.75 

7 Dec 2011 -0.25 4.25 

2 Nov 2011 -0.25 4.50 

3 Nov 2010 +0.25 4.75 

5 May 2010 +0.25 4.50 

7 Apr 2010 +0.25 4.25 

3 Mar 2010 +0.25 4.00 

2 Dec 2009 +0.25 3.75 

4 Nov 2009 +0.25 3.50 

7 Oct 2009 +0.25 3.25 

8 Apr 2009 -0.25 3.00 

4 Feb 2009 -1.00 3.25 

Change in Australian interest rate RBA for the past 

5 years. Table provided 24 Nov 2014. 

Source: http://www.rba.gov.au/ 

B. LIBOR rates, which refer to the London Interbank 

Offered Rate, are benchmark interest rates for 

many adjustable rate mortgages, business loans, 

and financial instruments that are traded on global 

financial markets. It is an index that is used to set the 

cost of various variable-rate loans. Lenders in London 

use such an index, which varies, to adjust interest rates 

as economic conditions change. They add a certain 

number of percentage points called a margin to the 

index, to establish the interest rate you must pay. 

When this index goes up, interest rates on any loans 

tied to it will also increase. 

Graph provided 24 Nov 2014. Source: www.macrotrends.net 

80 |

C. The table displays a quick overview of current interest 

rates of a large number of central banks. The current 

interest rate refers to the rate at which banks can 

borrow money from its central bank. The interest rates 

are used by central banks to shape monetary policy 

which will then affect local banks in setting an interest 

rate for its lenders. 

D The Shard, London – An iconic London landmark that 

is currently the tallest building in the European Union. 

Britain is one of the world’s most attractive financial 

centres inviting an open market to overseas buyers. 

Table provided 24 Nov 2014. Source: www.global-rates.com 

This article is courtesy of Vincent Leong, Mortgage Executive of Jalin Financial Solutions, Your International Real Estate Mortgage Consultant. 

DISCLAIMER: This information in this article is solely of Jalin Financial Solutions and is not in any form an endorsement or recommendation by 

iProperty.com. Readers are encouraged to seek independent advice prior to making any investments. 

| 81

CONTRIBUTOR | HBA 

ENFORCEMENT UNDER THE 

STRATA MANAGEMENT ACT 

2013 (SMA) 

Vis-a-vis against developers, managing agents, MCs and JMCs. 

ENFORCEMENT 

The Commissioner of Buildings (“Commissioner - COB”) and 

any officer of the local authority or public officer authorised 

by the Commissioner may investigate the commission of 

any offence under the new Strata Management Act, 2013 

(SMA). 

With a warrant issued by a Magistrate or without a warrant, 

if it is believed that investigation would be adversely 

affected by the delay in obtaining the search warrant, the 

Commissioner or authorised officer may:- 

“a. search for, seize and detain any book, register, document 

or other record; 

b. inspect, make copies of, or take extracts from, any 

book, register, document or other record so seized and 

detained; 

c. take possession of, remove from the premises, any 

book, register, document or other record so seized and 

detained; or 

d. make such inquiry as may be necessary to ascertain whether 

the provisions of the SMA have been complied with.” 

The Commissioner or authorised officer conducting a search 

may search any person who is in or on the premises and seize 

or take possession of all things believed to be instruments of 

the offence. Such person so searched may also be detained 

until discharged or acquitted. 

The seizing officer may also seal any book, register, 

document or other record if they are not practicable to 

be removed and any person who without lawful authority, 

breaks, tampers with or damages the seal or attempts to do 

so commits an offence and on conviction is liable to a fine 

not exceeding RM100,000 or to imprisonment for a term not 

exceeding 3 years or to both. 

Access to computerised data must be given to the 

investigating officer. 

The Commissioner or authorised officer who seized the 

books, register, document or other record must make a list 

of the things seized and a copy must be delivered to the 

occupier of the premises which has been searched, or to his 

agent or servant, at the premises. 

82 |

The Commissioner or authorised officer may require the 

attendance of any person acquainted with the facts and 

circumstances of the case and may examine such person 

orally. 

PENALTIES 

Any person who refuses access to any premises or refuses 

to give information relating to an offence or suspected 

offence or who assaults, obstructs, hinders or delays the 

Commissioner or any authorised officer commits an offence 

and on conviction is liable to a fine not exceeding RM100,000 

or to imprisonment for a term not exceeding 

3 years or to both. 

Where the books, register, document or other record seized 

are not in the national language or English language the 

Commissioner or authorised officer may require an accurate, 

faithful and true translation in the national language of such 

books, register, document or other record seized from the 

| 83

CONTRIBUTOR | HBA 

person who had possession, custody or control of such 

book, register, document or other record and if a person 

knowingly furnishes or make a translation which is not 

accurate, faithful or true then he commits an offence and on 

conviction is liable to a fine not exceeding RM100,000 or to 

imprisonment for a term not exceeding 

3 years or to both. 

After seizure of any books, register, document or other record 

the Commissioner or the authorised officer may return the 

books, register, document or other record if he is satisfied 

that they are not required. The Commissioner or authorised 

officer who seized the books, register, document or other 

record must specify in detail in writing the circumstances 

of and reason for the release and send a copy to the Public 

Prosecutor and Inspector-General of Police 

If by regulations made by the Minister an offence 

is prescribed as compoundable offence then the 

Commissioner may, with the consent in writing of the 

Public Prosecutor, compound the offence upon payment 

of money not exceeding 50% of the maximum fine for 

that offence. 

PROSECUTION 

Prosecution for any offence under the SMA can only be 

instituted by the Public Prosecutor or with the consent in 

writing of the Public Prosecutor. 

The Magistrates Court of the First Class will have the 

jurisdiction to try summarily any offence under the SMA. 

A person can be tried for more than one offence in one trial. 

84 |

If a body corporate commits an offence then a person who 

at the time of commission of the offence was a director, a 

member of the management committee, a member of the 

subsidiary management committee, a member of the joint 

management committee, chief executive officer, manager, 

secretary or other similar officer of the body corporate or 

was purporting to act in any such capacity or was in any 

manner or to any extent responsible for the management of 

any of the affairs of the body corporate or was assisting in 

such management may be charged severally or jointly with 

the body corporate in the same proceedings and if the body 

corporate is found guilty of the offence such person shall be 

deemed to be guilty of that offence as well unless he proves 

that the offence was committed without his knowledge, 

consent or connivance and that he had taken all reasonable 

precautions and exercised due diligence to prevent the 

commission of the offence. 

CONCLUSION 

Such is the wide ranging powers under the SMA. The 

Commissioner- COB should embark on a campaign of 

vigorous enforcements so that the offenders will not get 

away scot-free. The COB must demonstrate to the industry 

players that the rules of law will be enforced without fear 

or favour and that the COB means business. The COB must 

pass a strong message to the industry players, whether it’s 

developer, managing agents, parcel owners, defaulters or 

wrongdoers that breaches of rules and regulations are not 

to be taken lightly and that playing the game of, “Catch-Me- 

If-You-Can”, will cost them dearly. It is one way of making 

the laws in SMA work more efficiently and effectively in the 

long the run. This is because once this message sinks in, 

there will be less recalcitrant parties, who under the present 

situation, knows that their chances of getting away with any 

misdeed is indeed very good! Presently all the legislations 

are not providing the deterrence factor that they were set 

out to provide, due to the state of enforcement – lacking 

and lax. 

FOOTNOTE: The Strata Management Act, 2013, now known as Act 

757, received its Royal Assent on 5 February, 2013 and was gazetted 

on 8 February, 2013. The said SMA has not been implemented, as 

yet as it is pending finalisation of the governing Strata Management 

Regulations. 

NATIONAL HOUSE BUYERS ASSOCIATION [HBA] 

No. 31, Level 3, Jalan Barat, Off Jalan Imbi, 55100, Kuala Lumpur 

Tel: 603-2142 2225 | 012-334 5676 | Fax: 603-2260 1803 

Email: info@hba.org.my | Web Site: www.hba.org.my 

| 85

CONTRIBUTOR | Dato’ Joey Yap 

THE 12 ANIMALS SIGNS FOR 2015 

Here’s a comprehensive look for the zodiac in the upcoming year. 

As we approach the end of 2014, it is time to welcome 

a New Year. The Year of the Wood Goat is likely to be 

influential and fruitful for individuals who wish to discover 

more about what the year holds for them. The 12 Animal 

Signs for 2015 will help provide a deep insight into every 

animal sign and what the next twelve months have in store 

for each of those signs, as well as assist you in making the 

right decisions. Armed with this information, individuals can 

make better decisions to help guide them in the coming 

year. 

GOAT 

1919, 1931, 1943, 1955, 1967, 

1979, 1991, 2003, 2015 

Your intellect and creative energy will be all fired up in 2015, 

igniting a new sense of confidence and independence to take 

on any new challenges for the year. If your career is based in 

the creative and arts field, there is really no stopping you as 

you let your dynamic energy flow free for all to see. Even if you 

don’t consider yourself the creative type, you will still benefit 

from an increased learning capacity and insights which will 

support you in any training or educational tasks. If there is a 

course or qualification that you have wanted to take, now is the 

time to take up the challenge. While your newfound energy and 

passion to excel is giving you a new boost of life and conviction, 

remember that you are still human. Stress will take its toll on you 

if you continue to push yourself too hard for 2015. As you pursue 

your newfound passions in life, why not take this opportunity 

to also pursue other healthy passions in life as well Consider 

making some healthy lifestyle changes by working out regularly, 

eating right, resting more and just find some time to sit down, 

relax and enjoy life for a moment. 

MONKEY 

1920, 1932, 1944, 1956, 

1968, 1980, 1992, 2004 

This year, you will be swinging from one good opportunity to 

another. There are positive indications for career progression 

and personal happiness as well. The only limits here are the ones 

you set for yourself. Not only will you encounter the opportunity 

for a job promotion but you are also likely to become involved in 

new business projects that will prove to be financially rewarding 

for you in the long run. Central to all this will be your natural 

ability to hold court with newfound friends, potential love 

interests and influence the right people who will be cheering you 

on immensely as your pursue your goals and ambitions for 2015. 

Despite your exuberance for life and your newfound luck, you 

have the dark tendency to lose yourself in the moment. This can 

cause you to develop bouts of depression and insecurity as you 

navigate the maze of life. Keep a level head and be conscious of 

who you are and what you are planning to do for 2015. With that 

in mind, you can overcome any mental or emotional obstacles 

and succeed in whatever you plan to do. 

86 |

ROOSTER 

1921, 1933, 1945, 1957, 

1969, 1981, 1993, 2005 

It is time for you to consider reversing the trend that your life 

has always taken. Instead of constantly chasing wealth and 

success like you did in the past - why not spend more time with 

the people that matters most to you – your family and friends. 

Money does make the world go round but it cannot buy you 

happiness or the love and the respect of your family and friends. 

As there will be some undesirable obstacles along the way, take 

comfort in knowing that there will be a rainbow at the end of 

every rainstorm. Take a step back from the craziness of life and 

look inside yourself and you will discover that for all the skills 

and money one can have, what matters most is a good heart and 

soul. With a little self-discipline and determination, anything is 

possible for you to achieve this year. Just remember where you 

heart truly lies and know that you can always go home when you 

want to. 

DOG 

1922, 1934, 1946, 1958, 

1970, 1982, 1994, 2006 

You will be blessed with the innate ability to seek wealth and 

prosperity this year. In addition to the ability to make money, 

there are indications that the women in your life or women in 

senior positions, will be more than happy to lend you a hand in 

setting your plans into motions or putting them back on track 

if they have been derailed. Keep your eyes and ears peeled for 

new opportunities to further your goals but always remember 

to be diplomatic, poised and gracious when pursuing them. It is 

possible that 2015 will offer you numerous challenges, so the best 

thing you can do will be to rise above it, while keeping yourself 

grounded. If you are always restrained, calm and rational, then 

you will have weathered the worst of the challenges and issues, 

leaving you free to focus on your career and family obligations. 

| 87


PIG 

1923, 1935, 1947, 1959, 

1971, 1983, 1995, 2007 

This year denotes positive consequences for your career. If you 

are employed by an organization, it is likely that your efforts will 

finally be recognized by the top senior management and that you 

will soon be on your way for a promotion and salary increment. If 

you own your own business, it is likely that exploring new markets 

could spell a profit increase for you. As long as you are prepared 

to think outside of the box, you will see the progress you so 

desire. This year might be the right time for you to evaluate your 

friendship with the people around you as some of your so-called 

friends are becoming envious of the success you will have this 

year. Be careful with who you make friends with and always 

be strong when dealing with petty gossip, jealousy and drama. 

No matter what happens, do not allow pettiness to get to your 

head. Keep calm and always remember that you will be a more 

effective person and worker when you are relaxed and stable. 

2015 has a lot to offer you, provided you keep a level head and 

be prepared with all the right facts to face any challenge. With 

your eyes firmly on the prize, there is nothing you cannot do. 

RAT 

1924, 1936, 1948, 1960, 

1972, 1984, 1996, 2008 

It is time to reach out to others and to seek the support that you 

rightfully deserve. When you do so, you will see how easy it is to 

get the help you need and thus allow yourself the opportunity 

to expand your influence or take on more responsibility. When 

your efforts are noticed by the right people, it will, of course, 

be rewarded in your monthly pay cheque. Although it is fun to 

constantly chase after wealth and success, you would do well to 

also make an effort to spend some quality time with your spouse 

or partner. Doing so will keep the flames of your love for each 

other to continue, even when it has sizzled out for a while in the 

past year. That is why 2015 is likely to be a year of growth and 

renewal - both for yourself and your relationships. For as you 

continue to develop your sense of self-worth at work, you will 

also continue to develop your connection with the people that 

truly matters in your life. That is what truly matters. 

88 |

OX 

1925, 1937, 1949, 1961, 

1973, 1985, 1997, 2009 

It is grand to have high ambitions, but sometimes you need to 

look at what is right in front of you and set goals that can be 

achieve in the short term. You will attain success easily this way. 

In 2015, this is especially true as there are signs that your head 

is constantly up high in the clouds, chasing lofty goals, while 

forgetting about the more tangible ones on the ground. It would 

be wise to make sure that you are aware about your affairs and 

that you always have a back-up plan. This means that you need 

to work a little bit harder than your peers to achieve your goals. 

You will also need to watch your finances for this New Year and 

start developing a budget and savings plan. It does not matter if 

you are currently well-off or not because like the clouds above 

you, your money will just as easily drift away with the passing 

of the winds. The key to having a successful 2015 is to be in the 

moment. Keep your head and feet planted firmly on the ground 

because if you don’t, then you will miss out on the opportunities 

that could pass you by. 

TIGER 

1926, 1938, 1950, 1962, 

1974, 1986, 1998, 2010 

2015 is poised to be an outstanding year for you. Not only can 

you look forward to your career success and personal happiness 

but all and any problems that you will face this year will be solved 

in a blink of an eye. You will have plenty to celebrate about – 

whether it is a graduation, making a lifelong commitment to a 

partner, welcoming a new addition to the family or receiving a 

promotion. With so much to cheer for, do remember to thank 

the people whom have helped you reached your goals. This 

means improving on your interpersonal skills and learning to 

mind your words and actions for fear of offending someone. 

Know that 2015 could be a very big year for you and that you 

will have plenty of reason to celebrate by the end of the year. 

Together with the support of your friends and advisors, you will 

have every reason to be positive about the next twelve months. 

Make sure you make the most of them. 

| 89


RABBIT 

1915, 1927, 1939, 1951, 1963, 

1975, 1987, 1999, 2011 

You would benefit greatly when you focus on your relationships 

in 2015 and really work hard to make the most out of the 

support and friendship that is offered to you. Noble people that 

surround you throughout the year will contribute to the level of 

your success for the year. It would be prudent to show some 

gratitude and also to work to maintain an allegiance with people 

for your own benefit. This is because the relationships that you 

have developed in every area of your life may prove beneficial 

for your career development, financial success and personal 

happiness. 2015 is also likely to be a great year for you financially 

as there are suggestions that you will receive substantial financial 

gains in the form of bonuses, pay rises or profit returns from your 

investments. However successful you could be this year, you will 

also need to protect yourself from minor accidents. As long as 

you are vigilant and always thinking positively, the New Year will 

prove to be an outstanding year full of friendship, laugher and 

success. Keep smiling and have kindness in your heart and there 

is no limit to what you can accomplish. 

DRAGON 

1916, 1928, 1940, 1952, 1964, 

1976, 1988, 2000, 2012 

2015 will be an exciting year for you as you will have a slew of 

different options and opportunities that will present itself to 

you if you are willing to grab onto them. Even when you feel 

overloaded by all these choices, rest assured that you will have 

a noble person waiting in the corner to lighten your load. The 

positive influences this year means that great things will take 

place in terms of your career – either taking it to new heights 

or kick-starting it again. While you will see immense progress in 

your career, do remember that you will need to commit yourself 

fully in order to achieve the maximum end results you crave. 

However fortunate you may feel about the new opportunities 

for your career, it does not guarantee that these choices are 

the right choice for you. Seek the advice of Noble people and 

gather the right information before you make a decision. This 

year, take the bull by its horns and prove your dedication to the 

many challenges offered to you. No matter what happens, know 

that you will always have your supporters and luck on your side 

to fly high this year. 

90 |

SNAKE 

1917, 1929, 1941, 1953, 1965, 

1977, 1989, 2001, 2013 

You should be coiled and ready for action in 2015, for this year 

will be rich with opportunities for you to grow as a person and 

to improve your skills, social position and career prospects. 

Since your growth is pretty much self-directed, you will find 

that you have ample support from a variety of sources to guide 

and support your growth. This will have a profound impact 

on your good fortune and personal development as it speaks 

of your ability towards learning how to perform in new arenas 

and absorbing new information. It will be particularly beneficial 

for those who work in education and research or for those who 

are engaged in long-term study, as it will enhance their learning 

capacity. You will be given the chance to showcase your skills 

and make progress towards your wider goals. It is likely that 

you will also be showered with opportunities and you should be 

prepared to strike when the iron’s hot. Overall, you should have 

a very exciting year ahead with plenty of opportunities to spread 

your wings and flex your intellectual and creative muscles. 

Together with the love and support of good friends, you will 

have everything you need for a promising and fulfilled 2015. 

HORSE 

1918, 1930, 1942, 1954, 1966, 

1978, 1990, 2002, 2014 

2015 should be a year about focusing on loving yourself more. 

In short, you must learn to take care of yourself this year. This 

means that it is vital for you to create a sense of work-balance 

that includes proper rest, eating healthily and taking the time 

to treat yourself right. That being said, you should not neglect 

your work responsibilities totally as there are some exciting 

opportunities coming your way which you should grab onto. As 

you continue to develop a sense of division between work and 

life balance, rest assured that you will always have someone to 

rely on in sickness and in health. You are likely to enjoy some 

positive gains in your career for 2015 and earn yourself some 

considerable wealth in the process. The trick now is working 

hard without jeopardizing your health and happiness. Take heed 

and remember the love, respect and appreciation that surrounds 

you and it won’t be hard for you to stay upbeat and healthy for 

the rest of the year. 

Dato’ Joey Yap is the leading Feng Shui, BaZi and Face Reading consultant in Asia. 

He is an international speaker, bestselling author of over 120 books and master trainer 

in Chinese Metaphysics. He is also the Chief Consultant of Joey Yap Consulting Group 

and founder of the Mastery Academy of Chinese Metaphysics. 

Joey Yap Research International & Mastery Academy of Chinese Metaphysics 

19-3, The Boulevard, Mid Valley City, 59200 Kuala Lumpur, Malaysia. 

Tel: (603) 2284 8080 | Fax: (603) 2284 1218 

Website: www.masteryacademy.com / www.joeyyap.com 

| 91

OFFICE DESIGN | Suites for Every Taste 

SUITES FOR EVERY TASTE 

Servcorp’s latest venture at Nu Tower 2 is sure to become 

a landmark address for serviced office suites. 

Impressions are everlasting. Even the reputation of the 

finest restaurant is appraised by its dirtiest porcelain 

throne, which goes to show how easy it is for anyone 

to whip up an impression of an establishment simply 

by the location’s aesthetic appeal. At Servcorp, looking 

expensive has never been made more affordable. Upon 

entering, visitors are greeted by a magnificent reception 

fitted with large windows that offer sweeping views of 

the city’s skyline and office suites that provide luxury 

undisturbed by agitated traffic. At Servcorp, it is their 

business to elevate yours. 

All of Servcorp’s global offices are located in landmarks 

within key business districts, and so it is only apt that their 

new office in Malaysia is established in Nu Tower 2, an 

MSC Status building in the heart of the country’s largest 

transportation hub, KL Sentral. The offices come fully 

equipped with furniture, telecommunication channels, 

high-speed Internet, and a dedicated support team—all 

92 |

trademarks of Servcorp’s superior standards and firstrate 

service. Flexibility is guaranteed at Servcorp and 

tenants wishing to set up their offices with Servcorp 

are able to choose and personalise their options to suit 

their business needs. Their virtual office packages are 

particularly handy, especially for businesses wishing 

to reduce utility costs and to minimise overhead while 

maintaining an exclusive address. 

Servcorp’s location at Nu Tower 2 will be their third in 

Malaysia, having established floors in two other landmarks, 

Menara Standard Chartered and Menara Citibank. The 

decision to open up new spaces within Nu Tower 2 was 

obvious due to the building’s MSC Status, which greatly 

accommodates Servcorp’s emphasis on technological 

innovations that help ease business operations. With 

voice-over IP telephony, cloud computing technology, 

and the development of their in-house IT department 

over the years, Servcorp stays ahead of the game by 

continually updating their information management 

system to connect all of their sites around the world, 

effectively breaking geographic barriers that limits a 

business’s operations. 

while offering them personalised solutions,” comments 

Marcus Moufarrige, Servcorp’s Global Chief Operating 

Officer. “Businesses are expanding rapidly and extensively 

to penetrate new markets and we essentially help them 

on their way by offering a service tailored to their needs 

so that they can focus solely on their enterprise while we 

focus on making them look good.” 

For more information contact Vanessa Low at 

03 - 2169 6188 or at vanessa.low@servcorp.com.my. 

“People like flashy things, so we try to give businesses that 

| 93

TIPS & TRICKS | Simply Green 

SIMPLY GREEN 

Tips on reducing your ecological footprint, starting from where your heart is. 

More and more of us are becoming aware of the importance 

of reducing our ecological footprint, and there are so many 

ways to incorporate that into our lives, but one of the most 

effective ways is by starting at home. When faced with 

thousands of products to choose from though, it can be 

difficult to find ones that don’t have a negative effect on the 

environment, so here are some tips and products to make 

your home a greener place. 

ECO-FRIENDLY PRODUCTS 

LED Light Bulbs: Switching your incandescent light bulbs 

to LED bulbs can save about 80% of your consumption and 

has a lifespan almost 40 times longer than traditional bulbs. 

In 2012, Panasonic launched a series of energy-saving LED 

bulbs on the Malaysian market. 

Sustainable Furniture: Companies like Green Continental 

Furniture provide furniture made with the environment in 

mind. From manufacturing processes to packaging, look 

for FSC-certified brands to be certain of their sustainability. 

Furniture made with organic fabrics and fills, ecologically 

harvested woods, bamboo, and non-toxic finishes, all do their 

part for mother nature. 

Solar Power: Install solar panels, to store energy which can 

later be used to warm water and even power air conditioning. 

94 |

Excess Frontier, a local business, provides energy saving air 

conditioners powered by solar energy. Not only would this 

help lower your electricity bills in the long run, it significantly 

reduces energy consumption on the whole too! 

In-home Water Filtration System: Water filtration systems 

can come in the simple form of a pitcher, an attachment 

to your tap, or as a complete water system (like Diamond 

Spring Water System). Whatever the choice, using a filter 

provides you with healthy drinking water and reduces the 

purchase of bottled water. 

ECO-wallpaper: An eco-friendly air purifying wallpaper 

created by LG Hausys, this wallpaper reduces harmful 

indoor substances, namely pollutants and pathogens, when 

natural or indoor lighting hits its ECO-layer. Additionally, 

improve your indoor air quality and health by avoiding any 

materials that release toxins. Paints with VOCs, PVC pipes, 

lead, mercury-containing light bulbs and carpets made with 

certain synthetic fibres are just some of the many culprits. 

• Landscape with plants native to your area, if you have 

a garden. Consider soil erosion issues, as well as watergathering. 

• Buying local products means you reduce shipping distances, 

hence reducing transportation-related emissions, so do 

look into keeping your shopping to ‘home-grown’ goods! 

As awareness continues to grow, it will become easier 

to create eco-friendly architecture and decor by using 

sustainable materials, products, and green building practices. 

Demand continues to rise, and so shall supply. 

TIPS 

If you’re thinking of taking ‘green’ further, especially during 

renovation, here are a couple of tips to help you. 

• Think about your layout and make the most of what your 

natural environment provides. Natural ventilation and 

lighting, from windows and skylights, are important aspects 

that can change your energy consumption completely. 

• Use reclaimed and recyclable materials, or eco-friendly 

alternatives such as bamboo, so that the building materials 

for your home have a smaller eco-footprint. Steel, glass, 

copper, and slate are generally sustainable and ecofriendly 

materials. Slate is a good flooring material as it 

keeps cool, thus promoting less air-con usage. 

“The earth is not only the common heritage of all humankind 

but also the ultimate source of life. By over-exploiting its 

resources we are undermining the very basis of our own 

life. All around, signs abound of the destruction caused by 

human activity and of the degradation of nature. Therefore, 

the protection and conservation of the earth is not a question 

of morality or ethics but a question of our survival. How we 

respond to this challenge will affect not only this generation 

but also many generations to come.” - Dalai Lama 

| 95

Outside Klang Valley | LATEST DEVELOPMENT 

Rawang, Selangor 

Triang, Pahang 

M RESIDENCE 2 ALPINE 

Property Type: 2-sty Terrace/Link House 

Land Title: Residential 

Tenure: Leasehold 

Built Up: 1,885 - 2,070 sq ft 

Listing Price: RM548,800 - RM942,030 

Total Units/Lots: 415 

Expected Date of Completion: 2016 

Developer: Elite Park Development Sdn Bhd 

Phone: (603) 9221 6888 

TAMAN SERI MERBAU 

Property Type: 2-sty Terrace/Link House 


Tenure: Freehold 

Built Up: 2,184 - 3,537 sq ft 

Listing Price: From RM360,360 - RM876,987 


Expected Date of Completion: September 2016 

Developer: Propel Land Sdn Bhd 

Phone: (6012) 370 9912 / (609) 250 9207/ 

(6012) 360 3120 

Bukit Indah, Bukit Mertajam, Penang 

Jalan Betik Manis, Bukit Mertajam, Penang 

TAMAN INDAH 

Property Type: 

3 Storey Semi-Detached Link House 



Built Up: 3,224 sq ft 

Lot Area: From 2,271 sq ft 

Developer: Airmas Group 

Phone: (604) 380 6000, 1700 818 333 

Website: www.airmas.com 

79 RESIDENCE 

Property Type: Condominium 



Built Up: 1,550 - 1,566 sq ft 


Developer: Airmas Group 

Phone: (604) 380 6000, 1700 818 333 

Website: www.airmas.com 

| 101

GS REALTY SDN BHD

CLASSIFIEDS SECTION 

PROPERTY 

BELOW RM500K 

Ampang Hilir, Ampang, 

Condominium, SALE, RM 

320,000, Studior, BU343sqf, 

Cass Chuk, 012-221 0896, 

UP3345194 

Ampang, Residensi 

Bistaria,Ukay Bistari ,Ukay 

Perdana ,Ampang, Apartment, 

SALE, RM 270,000, 3r2b, 

BU850sqf, Louis Choah, 6016- 

212 3022, UP3137929 

Bandar Saujana Putra, 2-sty 

Terrace/Link House, SALE, RM 

410,000, 3+1r3b, BU1500sqf, 

LA28x55sqf, T S Chong, 019- 

669 1638, UP1339110 

Cyberjaya, Tha Arc, 


450,000, 3r2b, BU913sqf, 

Bryant Toh, 016-233 5686, 

UP3325978 

Bandar Botanic, AKASIA Apartment, BANDAR BOTANIC, 

KLANG, Apartment, SALE, RM 162,000, 3r2b, BU750sqf, Jack 

Boo, 012-276 3266, UP3341175 

Bangi, Savanna Executive 

Suites @ Southville City, 

Bangi, Condominium, SALE, 

RM 380,000, 3r2b, BU956sqf, 

Seong Lim, 6014-221 3297, 

UP3291632 

Bandar Botanic, AKASIA Apartment, BANDAR BOTANIC, 

KLANG, Apartment, SALE, RM 168,000, 3r2b, BU750sqf, Jack 

Boo, 012-276 3266, UP3081725 

Cheras, 2-sty Terrace/ 

Link House, SALE, 

RM 480,000, 4r3b, 

LA20x65sqf, May 

Chong, 012-915 8962, 

UP3150791 

Cyberjaya, The Arc, 

Condominium, SALE, 

RM 480,000, 3r2b, 

BU913sqf, LA913sqf, 

CY Wong, 6012-231 

3545, UP3039034 

Cyberjaya, The Domain 2@ 

NeoCyber, Condominium, 

SALE, RM 400,000, 2r2b, 

BU850sqf, Bryant Toh, 016-233 

5686, UP1491631 

Kepong, Plaza Medan Putra, 

Kuala Lumpur, Condominium, 

SALE, RM 488,000, 3+1r2b, 

BU1000sqf, Louis Tan, 6016- 

980 8686, UP2976363 

Cyberjaya, Mutiara Ville, Cyberjaya, Selangor, Condominium, 

SALE, RM 400,000, 3r2b, BU975sqf, Jason Lee, 012-663 5597, 

UP3252626 

Kajang, saujana 

impian, 2-sty 

Terrace/Link House, 

SALE, RM 410,000, 

4r3b, BU1170sqf, 

LA990sqf, Rohaniah 

Noor, 012-354 7636, 

UP3297999 

Kepong, Prima Saujana, Taman 

Wangsa Permai, Kepong, 

Apartment, SALE, RM 230,000, 

3r2b, LA1001sqf, Celine Ong, 

6012-326 1199, UP3335732 

Shah Alam, 

Pangsapuri Perdana, 

Shah Alam sek 13, 

Apartment, SALE, 

RM 245,000, 3r2b, 

BU850sqf, Peter 

Lee, 6019-210 0256, 

UP3303756 

Kota Kemuning, Pangsapuri 

Kemuning Aman, Apartment, 

SALE, RM 280,000, 3r2b, 

BU736sqf, Kevin Tan, 6016-603 

8963, UP2308663 

Other, ONE SOUTH STREET 

MALL, SERDANG,SERI 

KEMBANGAN, Office, SALE, 

RM 300,000, BU650sqf, Sarah 

Choong, 6016-666 8683, 

UP2721476 

Petaling Jaya, Amcorp Serviced 

Suites, Service Apartment, 

SALE, RM 420,000, Studior, 

BU488sqf, Cass Chuk, 012-221 

0896, UP3335765 

Puchong, bandar saujana 

putra,usj,klang valley, Service 


3r2b, BU1048sqf, Belfort Tan, 

016-244 6138, UP3300505 

Klang, taman pelabuhan ,taman sri pelabuhan, 2.5-sty 

Terrace/Link House, SALE, RM 428,000, 5+2r3b, BU2042sqf, 

LA20x60sqf, Lee Thai Chung, 012-386 5181, UP2844452 

Puchong, Koi Tropika, Batu 

13, Condominium, SALE, RM 

398,000, 3r2b, LA1020sqf, 

Kuro Chan, 6017-392 3033, 

UP2158760 

Puchong, Akasia Puchong Setia Walk Setiawalk, Akasia 

Puchong Setia Walk Setiawalk, Apartment, SALE, RM 356,000, 

3r2b, BU818sqf, K.Y. GAN, 012-251 5001, UP3083057 

Puchong, Sri Bayu Apartments, 


3r2b, BU1170sqf, Ms Siew, 6012- 

677 2759, UP3219816 

Rawang, Taman Greenwood 

Bandar Country Home, 2-sty 


360,000, 3r3b, LA18x75sqf, CK 

Yap, 012-987 9868, UP2953896 

Rawang, Taman Tun Perak, 

2-sty Terrace/Link House, 

SALE, RM 480,000, 3+1r3b, 

BU1700sqf, LA1540sqf, Mr. Hee, 

0173311486, UP1545510 

Setapak, Genting Court 

Condominium, Taman P 

Ramlee,, Flat, SALE, RM 

280,000, 3r2b, BU802sqf, 

Cass Chuk, 012-221 0896, 

UP3335758 

Sungai Besi, 1 

Petaling Residences 

and Commerz, 


RM 460,000, 3r2b, 

BU904sqf, Henry 

Lim, 6017-698 8618, 

UP3310222 

| 105


PROPERTY @ 

KLANG VALLEY 

Ampang, Ampang Jaya , 

Bungalow House, SALE, RM 

2,238,000, 4+2r5b, LA5330sqf, 

Eunice Sin, 012-388 3704, 

UP1592511 

Ampang, AXIS RESIDENCE, 

Condominium, RENT, RM 

2,200, 2r2b, BU835sqf, Robert 

Teo, 016-311 8380, UP1580316 

Ambang Botanic, Klang, 

Ambang Botanic, Klang, Semidetached 

House, SALE, RM 

1,499,900, 4r4b, BU3010sqf, 

LA36x83sqf, Sam Lee, 6019- 

600 1009, UP3345040 

Ampang Hilir, Ampang, 

Service Apartment, RENT, RM 

2,400, Studior1b, BU500sqf, 

Christine Chua, 6012-314 2864, 

UP3256237 

Ampang Hilir, Dedaun 

Condominium, Kuala Lumpur, 


4,600,000, 4+1r6b, BU3628sqf, 

Betty Gill, 012-384 8142, 

UP3344602 

Ampang, Taman Kelab Ukay, 

Semi-detached House, 

SALE, RM 1,420,000, 4+1r4b, 

BU2800sqf, LA3400sqf, C K 

Lum, 016-302 8936, UP2721272 

Ampang, The Chancellor 

Condominium, Condominium, 

RENT, RM 1,900, 3r2b, 

BU1270sqf, LA1270sqf, MA 

Wong, 0163384891, UP3101400 

Ampang, Beverly Heights, 

Semi-detached House, RENT, 

RM 11,500, 5+1r5b, BU4500sqf, 

LA3200sqf, ZANA ZAKRI, 017- 

343 7822, UP3293740 

Ampang, Bungalow House, 

SALE, RM 3,650,000, 5+1r4b, 

BU5121sqf, LA8835sqf, Raven, 

60123331333, UP3082510 

Ampang, Impiana Waterfront, 

Jalan Hulu Kelang, 


2,500,000, 4r4b, BU3530sqf, 

Chin Yee, 0103603918, 

UP3326813 

Ampang, M SUITE, AMPANG 

HILIR, JALAN AMPANG,KL, 


4,000, 2r2b, BU966sqf, Robert 

Teo, 016-311 8380, UP3307857 

Ara Damansara, Bungalow 

House, SALE, RM 5,000,000, 

5+1r6b, BU4650sqf, 

LA11400sqf, Warren Lim, 012- 

381 6863, UP3269620 

Ara Damansara, Pacific Place, 

Petaling Jaya, Condominium, 

RENT, RM 2,900, 3+2r3b, 

BU1325sqf, Susan Teng, 012- 

239 0370, UP3273900 

Ampang, The Elements @ 

Ampang, Condominium, RENT, 

RM 5,800, 2r2b, BU1130sqf, 

Carolyn Leong, 017-872 2781, 

UP3305250 

Ampang, The Elements, Jalan 

Ampang, Service Apartment, 

RENT, RM 2,200, Studior1b, 

BU610sqf, Wei Chun Liew, 016- 

767 9088, UP3182135 

Ampang, Twin Palms 

Kemensah, Bungalow House, 

SALE, RM 2,850,000, 5+1r6b, 


C K Lum, 016-302 8936, 

UP3275884 

Ampang, Villa Sri Ukay, Jalan 

Persiaran Ukay, Semi-detached 


4+1r4b, BU3700sqf, LA3646sqf, 

Mei S Lee, 6012-328 7816, 

UP2765943 

Bandar Bukit Tinggi ,Botanic, 


SALE, RM 1,500,000, 5+1r5b, 

BU3600sqf, LA40x90sqf, Heng 

Mok Kia, 6012-399 3499 / 

6012-223 5888, UP3308959 

Bandar Bukit Tinggi, klang, 


SALE, RM 1,600,000, 5r4b, 

BU4690sqf, LA40ft Ã— 

80ftsqf, rizwan, 0122698786, 

UP3303797 

Bandar Botanic, 

Semi-detached 


1,550,000, 5+1r4b, 

BU2500, Christina 

Tan, 016-217 8275, 

UP3295810 

Bandar Sungai Long, 2-sty 


1,280,000, 4r4b, LA40x70sqf, 

Eunice Sin, 012-388 3704, 

UP3231900 

Bandar Sungai Long, Kajang, 


SALE, RM 2,288,000, 5+1r7b, 

BU5000sqf, LA6799sqf, Eunice 

Sin, 012-388 3704, UP2172490 

Bandar Botanic, KIYOKO, Ambang Botanic 2, Semi-detached 

House, SALE, RM 1,357,777, 3+1r4b, BU3010sqf, LA36x82.5sqf, 

Jack Boo, 012-276 3266, UP2903603 

Bandar Utama, BU6, 2.5-sty 


1,700,000, 5r4b, BU3300sqf, 

LA22x85sqf, Grace Lee, 012- 

379 1298, UP3344909 

Bangsar, Bangsar Hill, 


11,000,000, 7r6b, BU8700sqf, 

LA12000sqf, Sharon Lim, 6017- 

224 8016, UP3289710 

Bandar Sungai Long, Palm 

Walk 3,Bandar Sungai 

Long,SL9,Kajang, 2-sty Terrace/ 

Link House, SALE, RM 810,000, 

4r4b, LA22 x70sqf, Ted Ng, 

6016-323 8797, UP3193979 

Bandar Sunway, D Senza 

Residence, Bandar Sunway 

, Condominium, SALE, RM 

750,000, 3r2b, BU1070sqf, 

Selina Wong, 016-252 2725, 

UP3324844 

Bandar Kinrara, Bandar Kinrara , BK5, 2-sty Terrace/Link House, 

SALE, RM 1,150,000, 4r3b, BU2600sqf, LA20x70sqf, Chris 

Wong, 6012-221 5557, UP3326127 

Bandar Sunway, senza 

residence, Condominium, 

SALE, RM 680,000, 3r2b, 

BU1070sqf, Sam Yip, 012-924 

7778, UP3283998 

Bandar Sunway, SENZA 

RESIDENCE, TALOR’S 

LAKESIDE, Condominium, 

RENT, RM 3,500, 3r2b, 

BU1070sqf, Selina Wong, 016- 

252 2725, UP3325035 

Bandar Sunway, Sunway 

SuriaMas Condominium, 


625,000, 4r2b, LA1300sqf, 

Nisa, 0197566233, UP3347185 

Bandar Utama, Bandar 

Utama BU7, 2.5-sty Terrace/ 

Link House, SALE, RM 

1,790,000, 5+1r4b, BU3000sqf, 


379 1298, UP3315351 

Bandar Sunway, AraGreen Residence, Condominium, SALE, 

RM 1,350,000, 4+1r4b, BU2000sqf, Henry Hew, 6012-214 8128, 

UP2097747 


Terrace/Link House, RENT, 

RM 3,200, 5r4b, BU2800sqf, 


379 1298, UP3308943 


Terrace/Link House, RENT, 

RM 3,800, 5r4b, BU3300sqf, 


379 1298, UP3345036 

Bangsar, Bangsar One 

Menerung , Bangsar , 


6,140,400, 4+1r6b, BU4386sqf, 

Eunice Sin, 012-388 3704, 

UP526805 

Bangsar, Bangsar One 

Menerung , Bangsar One 

Menerung , Condominium, 

SALE, RM 3,886,800, 3+1r5b, 

BU3239sqf, Eunice Sin, 012-388 

3704, UP825139 

106 |


Bukit Jalil, Laman 

Bayu, 3-sty Terrace/ 


RM 1,520,000, 


LA22x72sqf, Justin 

Yong, 013-337 2628, 

UP3273107 

Bangsar, Bangsar, Bungalow 


5+2r6b, BU8000sqf, 


224 8016, UP3290259 

Bangsar, Bayu Angkasa 


RENT, RM 3,800, 3r3b, 

BU1600sqf, Lee, 60122179112, 

UP3338653 

Bangsar, Bungalow House, 

SALE, RM 5,700,000, 6r4b, 


Ling Yean, 6012-235 2168, 

UP3333775 

Bangsar, Bungalow House, 

SALE, RM 8,800,000, 4+1r5b, 


Sharon Lim, 6017-224 8016, 

UP3289640 

Bangsar, Federal Hill, 2.5-sty 


1,800,000, 4r4b, BU3000sqf, 

LA2500sqf, Kevin Teh, 6013- 

555 7333, UP3182998 

Bangsar, Park Rose, 


4,500, 2r2b, BU1252sqf, Eric, 

60165555882, UP3046359 

Bangsar, The Loft, 


3,900,000, 4+1r5b, BU4111sqf, 

Sharon Lim, 6017-224 8016, 

UP2785767 

Bangsar, Zehn Bukit Pantai, 


1,700,000, 3+1r5b, BU2476sqf, 

Nadine Aaleyah, 6010-220 

7180, UP2856413 

Banting, Taman Mulia, Semidetached 


688,000, 4r3b, BU2900sqf, 

LA45X80sqf, Evie Leong, 

0126477754, UP3292149 

Bukit Jalil, Kiara Residence, 

Condominium, RENT, RM 1,600, 

3+1r3b, BU1293sqf, Crsytal Bay, 

012-969 6685, UP3021276 

Bukit Bintang, Condominium, 

RENT, RM 4,000, 3r2b, 

BU1400sqf, LA1400sqf, Amy 

Hanz, 6016-351 9673 / 6016- 

338 0802, UP3295621 

Bukit Jalil, Esplanade , 3-sty 


1,980,000, 4r4b, BU4125sqf, 

LA35x80sqf, Nicholas Tan, 012- 

393 3405, UP3037613 

Bukit Jalil, Kiara Residence, 


680,000, 3+1r2b, BU1454sqf, 

Crsytal Bay, 012-969 6685, 

UP3327002 

Bukit Jalil, Laman Bayu, 3-sty 


1,650,000, 5r5b, BU2973sqf, 

LA22x72sqf, Ting, 0192618751, 

UP3342009 

Batu Caves, Villa Mas 1, Kipark Sri Utara, 3-sty Terrace/Link 

House, SALE, RM 868,000, 3r3b, BU1898sqf, LA12 x 95sqf, 

E.L.Yap, 019-664 4328, UP3315965 

Cheras, Alam Damai 

Bungalow Lot, 

Connaught, Tayton, 

Segar, Kuala Lumpur, 

Residential Land, 

SALE, RM 2,150,000, 

BU7000sqf, Ray 

Lim, 016-230 5606, 

UP3341846 

Bukit Jalil, The Z Residence, 


2r2b, BU1032sqf, Crsytal Bay, 

012-969 6685, UP3332582 

Bukit Jalil, The Z Residence, 


630,000, 2r2b, BU1032sqf, 

Crsytal Bay, 012-969 6685, 

UP3325559 

Bukit Jalil, Savanna Condominium, Condominium, SALE, RM 

810,000, 3r2b, BU1212sqf, Shin Tee, 012-387 7107, UP3340522 

Bukit Jalil, The Z Residence, Bukit Jalil, OUG, Condominium, 

SALE, RM 680,000, 3r2b, BU1236sqf, Alan Tang, 6019-378 

4401, UP3127798 

Bukit Jalil, Z Residence, 


2,300, 3+1r2b, BU1407sqf, 

YB Woo, 012-395 9905, 

UP3329487 

Cheras, 3-sty Terrace/Link 

House, SALE, RM 988,000, 

5r6b, BU2854sqf, LA1582sqf, 

LIM, 0162716897, UP3305228 

Cheras, Impian Cheras 

Mahkota, Sungai Long, Cheras, 

Semi-detached House, SALE, 

RM 1,880,000, 4r5b, BU4200, 

Simon Yin, 6012-266 6666, 

UP3323700 

Cheras, Mahkota Cheras, Aeon 

Jusco, 2-sty Terrace/Link 


4+1r3b, LA44 x 65sqf, Ted Ng, 

6016-323 8797, UP3269913 

Cheras, Bandar Damai Perdana, 


SALE, RM 1,000,000, 4+1r4b, 

BU2500sqf, LA24x75sqf, Lau, 

6010-366 9320, UP2478424 

Cheras, Bdr Tun Hussein 

Onn, Shop-Office, SALE, 

RM 3,900,000, BU8514sqf, 

LA37x80sqf, Foong Lee Yong, 

6012-332 2212, UP3333036 

Cheras, Bukit Segar, Bayu 

Segar, Taman Segar, Semidetached 


2,400,000, 5+1r6b, BU4000sqf, 

LA50x75(3750sf)sqf, Nick Yap, 

016-958 6768, UP3005157 

Cheras, Bandar Mahkota Cheras , Jalan Permaisuri, 2-sty 

Terrace/Link House, SALE, RM 780,000, 5r3b, LA1750sqf, 

Teammy Lee, 6016-976 8698 / 6019-698 7777, UP3255751 

Cheras, Bandar Sungai Long, Bandar Mahkota Cheras, Flora 

Green, Cheras, Cypress , Scotpine, Flora Green,Bandar Sungai 

Long, Condominium, SALE, RM 683,000, 4r3b, BU1800sqf, 

Dominic Koay, 014-313 1061, UP3299339 

Cheras, Bungalow House, 

SALE, RM 4,313,000, 7r8b, 

BU5670sqf, LA5791sqf, KS, 

0175716662, UP3340292 

| 107


Cheras, Bungalow House, 

SALE, RM 5,763,888, 7+1r8b, 

BU7147sqf, LA7917sqf, KS, 

0175716662, UP3340311 

Cheras, Connaught Avenue, 


750,000, 3r2b, BU1530sqf, 

Louis Tan, 6016-980 8686, 

UP2959634 

Cheras, Sky Vista Residency, 


770,000, 3+1r3b, BU1450sqf, 

Cass Chuk, 012-221 0896, 

UP3335731 



770,000, 3+1r3b, BU1450sqf, 

Joyce Lee Shu Hui, 6016-966 

0011, UP3023799 

Cheras, Seksyen 8, Bandar 

Mahkota Cheras, cheras, 2-sty 

Terrace/Link House, SALE, 

RM 518,000, 4r3b, LA1300sqf, 

Stella Lee, 6016-665 3583, 

UP3168118 

Cheras, Cheras 3 Storey Corporate Image Factory, Factory, 

RENT, RM 55,000, BU48875sqf, LA87120sqf, Jimmy Goh, 6012- 

202 9977, UP3303647 

Cheras, Semi D, Semi-detached 


6+r7b, BU3800sqf, LA3100sqf, 

LIM, 0162716897, UP3305133 

Cheras, TAMAN CHERAS 

,YULEK, Bungalow House, 

SALE, RM 2,500,000, 5+1r3b, 

BU3500sqf, LA6300sqf, Sarah 

Choong, 6016-666 8683, 

UP3079150 

Cheras, TAMAN CHERAS 

HARTAMAS, 2-sty Terrace/Link 


4r3b, BU1800sqf, LA18x65sqf, 

Sarah Choong, 6016-666 8683, 

UP3250719 



800,000, 4+1r2b, BU1450sqf, 

Ted Ng, 6016-323 8797, 

UP3290225 



900,000, 4r3b, BU1700sqf, Ted 

Ng, 6016-323 8797, UP3297369 

Cheras, The Oasis, Cheras 

Utama , Len Sen, 2.5-sty 


1,750,000, 4+1r3b, BU2940sqf, 

LA42 x 70sqf, Ted Ng, 6016- 

323 8797, UP3264374 

City Centre, Marc Residence, 


RENT, RM 4,200, BU613sqf, 

Lew, 60127993869, UP3293888 

Cheras, taman cheras,yulek, 


3,000,000, 4r3b, BU3850sqf, 

LA6300sqf, Sarah Choong, 

6016-666 8683, UP3246316 

Cheras, Taman Mutiara Barat, 

Taman Tayton, SALE, RM 

1,400,000, 6r4b, BU2300sqf, 

LA3200sqf, Alwin Wong, 6016- 

322 1615, UP1707169 

Cheras, Taman Bukit Segar BS2 Cheras, 2-sty Terrace/Link 

House, SALE, RM 870,000, 5r4b, BU2300sqf, LA20x70sqf, 

Teammy Lee, 6016-976 8698 / 6019-698 7777, UP2997818 

City Centre, Office, RENT, 

RM 15,000, BU900sqf, Ng, 

0123515273, UP3330727 

City Centre, Setia SKY 

Residences, Condominium, 

SALE, RM 950,000, 2r1b, 

BU1055sqf, LA1055sqf, Randy 

Chua, 6012-210 7688 / 6012-212 

8699, UP2276994 

City Centre, Setia SKY Residences, Kuala Lumpur, 

Condominium, SALE, RM 980,000, 1r1b, BU980sqf, LA980sqf, 

Randy Chua, 6012-210 7688 / 6012-212 8699, UP2399961 

City Centre, Setia SKY Residences, KL City Centre, 

Condominium, RENT, RM 3,800, 2+1r3b, BU1055sqf, LA1055sqf, 

Randy Chua, 6012-210 7688 / 6012-212 8699, UP2313786 



Randy Chua, 6012-210 7688 / 6012-212 8699, UP2012838 

City Centre, Setia SKY Residences, Setia SKY Residences, 

Condominium, SALE, RM 1,080,000, 3+1r3b, BU1378sqf, 

LA1378sqf, Randy Chua, 6012-210 7688 / 6012-212 8699, 

UP2250752 



RENT, RM 4,700, 2+2r2b, 


Chua, 6012-210 7688 / 6012-212 

8699, UP2762580 



RENT, RM 6,180, 3r3b, 


Chua, 6012-210 7688 / 6012-212 

8699, UP2010824 



Randy Chua, 6012-210 7688 / 6012-212 8699, UP2463671 



RENT, RM 3,500, 1r1b, 


Chua, 6012-210 7688 / 6012-212 

8699, UP2313203 



SALE, RM 1,390,000, 3+1r3b, 


Chua, 6012-210 7688 / 6012-212 

8699, UP2308295 

108 |





UP2419790 




UP2327589 




UP272743 

Country Heights 

Damansara, 


SALE, RM 3,326,400, 

LA11880sqf, Judith 

Loo, 012-313 0129, 

UP519183 

City Centre, St Mary 

Residences, KLCC, 


8,500, 3r4b, BU1600sqf, Evelyn 

Cass Teo, 012-337 8139 / 012- 

223 8701, UP3055959 

City Centre, St Mary 

Residences, KLCC, Serviced 

Residence, RENT, RM 8,500, 

2+1r3b, BU1474sqf, Evelyn Cass 

Teo, 012-337 8139 / 012-223 

8701, UP3303766 


Damansara, 

Bungalow 

House, SALE, 

RM 12,000,000, 

7+1r9b, BU8500sqf, 


Loo, 012-313 0129, 

UP2683015 

Country Heights, country 

heights kajang, Bungalow 



John Oh, 016-971 5819, 

UP3314326 

Damansara Heights, Bungalow 

House, RENT, RM 15,000, 


Robert Teo, 016-311 8380, 

UP2614440 


Damansara, 


SALE, RM 3,389,220, 


Loo, 012-313 0129, 

UP916187 


Damansara, 


SALE, RM 6,787,800, 


Loo, 012-313 0129, 

UP625050 

Damansara Heights, 


7,200,000, 5+1r7b, BU6300sqf, 


224 8016, UP3321561 

Damansara Heights, Bungalow, 


7,200,000, 9r9b, BU6225sqf, 

LA8928sqf, Amir Hafidz, 

0129310077, UP3287210 


Bungalow House, 

SALE, RM 5,700,000, 


LA6400sqf, Robert 

Teo, 016-311 8380, 

UP3271023 

Damansara Perdana, Empire 

City My SOHO, Condominium, 

SALE, RM 620,000, 1+1r1b, 

BU925sqf, LA925sqf, Isabel 

Chuah, 6017-483 1179, 

UP3335430 


Damansara Heritge Retail Ist 

Floor, Retail Space, SALE, 

RM 4,400,000, BU3672sqf, 

LA340sqf, Isabel Chuah, 6017- 

483 1179, UP3287586 

Damansara 

Heights, Clearwater 

Residences, Serviced 

Residence, RENT, 

RM 4,800, 2r1b, 

BU1138sqf, Justin 

Yong, 013-337 2628, 

UP3234303 

Damansara Heights, Bungalow House, SALE, RM 6,000,000, 

5+1r7b, BU4842sqf, LA2766sqf, Joanna Tan, 012-225 2285, 

UP1963641 


Clearwater Residences, 

Serviced Residence, SALE, 

RM 1,000,000, 1r1b, BU999, 

Ling Yean, 6012-235 2168, 

UP3320993 

Damansara 

Heights, Clearwater 

Residences, Serviced 

Residence, SALE, 

RM 1,090,000, 2r1b, 

BU1138sqf, Justin 

Yong, 013-337 2628, 

UP3234317 

Damansara Heights, Indah 

Damansara, Condominium, 

RENT, RM 2,800, 2r2b, 

BU1227sqf, Ramesh khanijow, 

0122078010, UP3292009 

Damansara 

Heights, Kuala 

Lumpur, Residential 

Land, SALE, 

RM 13,000,000, 

LA15000sqf, CK 

Tan, 012-218 6122, 

UP3308385 


Semi-detached 

House, RENT, RM 

20,000, 6+1r8b, 

BU11900sqf, 

LA9148sqf, Evonne 

Yen, 6019-211 3882, 

UP2952215 


Semi-detached 

House, SALE, 

RM 6,500,000, 

5+1r7b, BU5994sqf, 


Yen, 6019-211 3882, 

UP2951899 



1,870,200, 4+1r6b, BU2078sqf, 

Evelyn Cass Teo, 012-337 8139 / 

012-223 8701, UP1295789 

Damansara Perdana, 

Empire City Colonial Type 

B, Condominium, SALE, RM 

640,000, 1+1r1b, BU952sqf, 


483 1179, UP3335473 

| 109



Metropolitan Square, 


600,000, 3r2b, BU1096sqf, 

Daniel Boo, 6012-584 1031, 

UP3102593 

Damansara Perdana, NEO 




252 2725, UP3332464 


Empire Damansara 

SOHO 1, Soho, RENT, 

RM 1,900, 1r2b, 

BU750sqf, Tieh BH, 

012-236 2320 / 03- 

9130 1311, UP2705293 



RENT, RM 2,300, 1r2b, 

BU750sqf, Anson, 0104298788, 

UP3029253 


Damansara, Retail Space, RENT, 

RM 10,000, 1b, BU949sqf, 


483 1179, UP2023481 

Damansara, Country 

Heights Damansara, 


SALE, RM 3,577,090, 


Loo, 012-313 0129, 

UP509886 



Bungalow 


13,000,000, 9+1r10b, 

BU16000sqf, 


Loo, 012-313 0129, 

UP995379 




SALE, RM 7,500,000, 

5+1r7b, BU6000sqf, 


Loo, 012-313 0129, 

UP971367 




SALE, RM 3,959,550, 


Loo, 012-313 0129, 

UP1099393 




SALE, RM 3,624,250, 

LA10,355sqf, Judith 

Loo, 012-313 0129, 

UP1099398 




SALE, RM 3,781,900, 


Loo, 012-313 0129, 

UP1114714 




SALE, RM 7,038,000, 


Loo, 012-313 0129, 

UP1099372 




SALE, RM 4,803,900, 


Loo, 012-313 0129, 

UP1099420 




SALE, RM 5,318,400, 


Loo, 012-313 0129, 

UP1099647 

Dengkil, Kota Warisan, Sepang, 


RM 791,000, 5r4b, BU2649sqf, 

LA2800sqf, KS, 0129160889, 

UP3315539 

Desa ParkCity, Adiva , Desa 

Parkcity, 3-sty Terrace/Link 



Kathy Ling, 6016-201 9383, 

UP3311113 

Desa ParkCity, Sunway SPK 

Damansara, Townhouse, 

SALE, RM 1,700,000, 4+1r4b, 

BU2600sqf, LA2900sqf, Eunice 

Sin, 012-388 3704, UP2932834 

Glenmarie, Temasya Industrial 

Park, Detached factory, SALE, 

RM 6,550,000, BU10825sqf, 

LA65x160sqf, Ling Yean, 6012- 

235 2168, UP3320915 

Duta Kinrara, Duta Kinrara, Bungalow House, SALE, RM 

5,518,000, 7r9b, BU10100sqf, LA6469sqf, Tony Yong, 012-221 

1666 / 012-216 7383, UP3333931 

Federal Hill, 2-sty Terrace/Link 

House, RENT, RM 5,999, 3r2b, 

BU2000sqf, Kevin Teh, 6013- 

555 7333, UP3295012 

Glenmarie, Temasya Industrial 

Park, Semi- D factory, RENT, 

RM 20,000, BU10825sqf, 


235 2168, UP3250211 

Gombak, Taman Mutiara 

Gombak 2, Semi-detached 


5+1r6b, BU5500sqf, 

LA40x80sqf, Teammy Lee 

6019-698 7777, UP3228664 

Jalan Ipoh, Jalan Ipoh , 


815,000, 4+1r3b, BU1614sqf, 

LokeLow, 6016-328 7767, 

UP3348556 

Kajang, JADE HILLS, Semidetached 


5,000, 5+1r5b, BU3659sqf, 

LA3500sqf, Shenya Jojo Chan, 

012-784 2362, UP3345364 

Kajang, Kajang Prima, 

Sungai Long, Cheras , 2-sty 

Terrace/Link House, SALE, 

RM 600,000, 5r4b, BU2000, 

Simon Yin, 6012-266 6666, 

UP3340644 

Jalan Klang Lama, Desa 

Gembira, Kuchai Lama, OUG, 

Sri Petaling, Condominium, 

RENT, RM 2,300, 3r2b, 

BU1427sqf, Michael Foong, 

0122756529, UP3032856 

Kajang, Bandar Teknologi 

Kajang, Office, SALE, RM 

3,500,000, BU10680sqf, Lim, 

60126311033, UP3297791 

Klang, Bandar 

Sulaiman, Port 

Klang, Warehouse, 

RENT, RM 370,800, 

BU285000sqa, 

LA8.4sqa, Marico 

Teh, 6012-550 3100, 

UP3116800 

Kajang, Sg Long, Semidetached 


1,600,000, 5+1r5b, BU4276sqf, 

LA3200sqf, Marico Teh, 6012- 

550 3100, UP3102544 

Jalan Kuching, Sri Putramas, Condominium, SALE, RM 

695,000, 3r2b, BU1400sqf, LA20x70sqf, Lee Thai Chung, 012- 

386 5181, UP3294597 

Kelana Jaya, Kelana Square 

Serviced Office Service Office 

SS7 Petaling Jaya, Office, 

RENT, RM 490, 1b, Jason, 

0122122975, UP3322882 

110 |


Kenny Hills, Tijani 2 South, 


RM 14,000, 4r, BU4500sqf, 

LA3825sqf, Kevin Teh, 6013-555 

7333, UP3220422 

Kepong, Kepong Entreprenurs 

Park, Link factory, SALE, 

RM 1,650,000, BU3100sqf, 


235 2168, UP3201278 

Kajang, Sekamat Villas, Cheras, Semi-detached House, SALE, 

RM 1,288,000, 5+1r5b, BU4845sqf, LA45x80sqf, JOSEPHINE 

LEE, 017-234 5626, UP3315413 

Kajang, Sg Kantan Kg Bharu Melayu, Residential Land, SALE, 

RM 1,380,000, LA22406sqf, Darren Toh, 012-397 7800, 

UP3296486 

KL City, 1a stonor, Kuala 

Lumpur, Flat, RENT, RM 

3,300, 2r2b, BU863sqf, Ting, 

0192618751, UP3341887 

KL City, Fahrenheit 88, Jalan 

Bukit Bintang, Condominium, 

RENT, RM 12,000, 3r2b, 

BU2200sqf, Elaine , 

60133351867, UP3349085 

KL City, Maytower Serviced 

Residences, Dang Wangi, Soho, 


BU351sqf, Henry Lim, 6017-698 

8618, UP3310260 

Klang, bukit tinggi, 2-sty 


5,980,000, 4r3b, LA22 X 70sqf, 

SK Chong, 6012-282 8271, 

UP2974486 

Klang, Johan Setia, Agricultural 

Land, SALE, RM 1,600,000, 

LA87120sqf, Lee Ah Ping, 6019- 

263 5513, UP1426528 

KLCC, 6 Capsquare, Dang 

Wangi, Condominium, RENT, 

RM 4,200, 2r3b, BU1411sqf, 

Kushwant, 6012-334 4711, 

UP2689591 

KLCC, Binjai Residency, KL City 

Centre, Condominium, SALE, 

RM 1,913,120, 4+1r4b, BU2174sqf, 

Nelly Khong, 6012-223 4033, 

UP2914898 

KLCC, Hampshire Residences, 

Kuala Lumpur City Centre, 


1,490,000, 2+1r2b, BU1270sqf, 

Theresa Lau, 019-327 5285 / 

7981 9288, UP1943734 

KLCC, Marc Residence, Kuala 

Lumpur, Condominium, RENT, 

RM 8,000, 3+1r4b, BU1626sqf, 

Angel Got, 6012-599 6922, 

UP3171124 


Lumpur, Condominium, SALE, 

RM 1,554,000, 2r2b, BU1050sqf, 

Christine Chua, 6012-314 2864, 

UP2440387 


Lumpur, Condominium, 

SALE, RM 2,150,000, 3+1r4b, 

BU1626sqf, Angel Got, 6012- 

599 6922, UP3015048 

KLCC, PLAZA 138 OFFICE, 

Office, RENT, RM 3,300, 

2r1b, BU820sqf, ANDREW, 

0164441103, UP3336328 

KLCC, Land For Sale, KL City Center, Commercial Land, SALE, 

RM 600,000,000, 1r1b, BU20000sqa, LA4sqa, MARIA TAY, 

012-487 7722, UP2143531 

KLCC, Soho Suites @ KLCC, 

Jalan Perak, Condominium, 

RENT, RM 6,000, 2+2r2b, 

BU970sqf, Goh Ching Chee, 

6012-208 0028, UP3344438 


Jalan Perak, Condominium, 

SALE, RM 840,000, 1+1r1b, 

BU610sqf, Tricia Chan, 012-318 

2280, UP3291422 


Jalan Perak, Soho, RENT, RM 

3,600, 1+1r1b, BU650sqf, Cherry 

Teh, 6012-678 5813, UP2881458 

KLCC, The Troika, Kuala 

Lumpur, with , Condominium, 

SALE, RM 4,880,000, 4+1r4b, 

BU2833sqf, Stan Wong, 6012- 

375 5399 / 6010-369 9355, 

UP1932736 

KLCC, Vipod Suites, 


4,500, 1+1r1b, BU635sqf, Shenya 

Jojo Chan, 012-784 2362, 

UP3237010 

Kota Damansara, 

Casabella, Bungalow 


7,800, 6+1r7b, 

BU4000sqf, 

LA5314sqf, Justin 

Yong, 013-337 2628, 

UP3288800 

Kota Damansara, 

Casabella, Bungalow 


2,990,000, 6+1r7b, 

BU4000sqf, 


Yong, 013-337 2628, 

UP3234341 

Kota Damansara, Cova Villa, 


530,000, 3r2b, BU1147sqf, 

LA1147sqf, Will Lee, 6012-225 

6200, UP3323192 

Kota Damansara, Cova Villa, Duplex, SALE, RM 870,000, 

4+1r5b, BU2474sqf, David Yee, 6012-286 5787, UP3266594 

Kota Damansara, Cova Villa, Duplex, SALE, RM 880,000, 

4+1r5b, BU2474sqf, David Yee, 6012-286 5787, UP3266525 

Kuchai Lama, Seringin Residences, Penthouse, SALE, RM 

4,661,800, 5+1r7b, BU6503sqf, Amanda Goh, 016-263 2288, 

UP3295418 

| 111


Kota Emerald, Rawang, 1-sty 


730,000, 3+1r3b, BU2243sqf, 

LA1650sqf, Mrs Lim, 

0122878722, UP3296884 

Kota Kemuning, Canal Garden, 


SALE, RM 2,400,000, 4r3b, 

BU2800sqf, LA4328sqf, Lee, 

60127844286, UP3320280 

Kota Kemuning, Pangsapuri 

Kemuning Aman, Apartment, 

RENT, RM 900, 3r2b, BU736sqf, 

Kevin Tan, 6016-603 8963, 

UP2370310 

Kuchai Lama, Arte 

Condominium, Kuchai, 


1,070,000, 3r3b, BU2045sqf, 

Margaret Lai, 6012-263 1103/ 

6012-263 1073, UP3289926 

Kuchai Lama, Arte 

Condominium, Kuchai, 


850,000, 3r3b, BU1496sqf, 

Margaret Lai, 6012-263 1103/ 

6012-263 1073, UP3289945 

Kuchai Lama, Seringin 


SALE, RM 1,200,000, 3+1r4b, 


599 6922, UP2371485 



SALE, RM 1,450,000, 3+1r4b, 


599 6922, UP2563508 



SALE, RM 900,000, 3+1r3b, 


599 6922, UP2563470 

Mid Valley City, 9seputeh 

KLCC, Condominium, SALE, 

RM 613,000, 2r2b, BU803sqf, 

Charles Lee, 012-813 3788, 

UP3293985 

Mont Kiara, Casa Kiara II, 


5,500, 3+1r3b, BU1700sqf, 

Shoba, 012-224 9200, 

UP3272248 

Mont Kiara, mk 28, 


3+1r4b, BU2700sqf, Caronne 

Ong, 6012-332 3621, UP2263117 

Mont Kiara, Mont Kiara Palma, 

Bukit Kiara, Flat, RENT, RM 

3,800, 2+1r2b, BU1300sqf, 

Kevin Ngoo, 6014-253 6877, 

UP3238332 

Mont Kiara, 

Richmond, 

Condominium, RENT, 

RM 4,000, 3r3b, 

LA1931sqf, Casper 

Yee, 016-259 1812, 

UP3222798 

Mont Kiara, Kiara View Wilayah Persekutuan, Semi-detached 

House, SALE, RM 3,300,000, 5+1r6b, BU5000sqf, LA4000sqf, 

Serena, 012-223 3814, UP1846253 

Mont Kiara, 

Richmond, 


RM 5,000, 4+1r3b, 

BU2418sqf, Casper 

Yee, 016-259 1812, 

UP3295362 

Mont Kiara, 

Richmond, 


RM 5,500, 4+1r3b, 

BU2418sqf, Casper 

Yee, 016-259 1812, 

UP3198502 

Mont Kiara, Sunway Vivaldi, 


2,500,000, 5r5b, BU3938sqf, 


012-223 8701, UP941269 

Mont Kiara, The Residence at 

mont kiara, Bungalow House, 

RENT, RM 30,000, 8r10b, 



012-223 8701, UP3065053 

Mont Kiara, Tiffani kiara, 


4,500, 2+1r3b, BU1200sqf, 

Kevin Ngoo, 6014-253 6877, 

UP3153533 

Mont Kiara, Tiffani kiara, 


7,500, 3+1r4b, BU2200sqf, 

Carmen Roselyn, 017-226 5678, 

UP3328934 

Mont Kiara, Verve Suites, 


2,800, 1r1b, BU672sqf, Kevin 

Ngoo, 6014-253 6877, 

UP3241172 

Mutiara Damansara, Office, 

RENT, RM 40,965, BU8193sqf, 

Nian Ping, 0149443787, 

UP3153639 

Old Klang Road, 9seputeh 

KLCC, Condominium, SALE, 

RM 613,000, 2r2b, BU775sqf, 

Charles Lee, 012-813 3788, 

UP3279510 

OUG, Oug,Taman Yarl,Old Klang 

Road, Semi-detached House, 

SALE, RM 2,500,000, 7+r5b, 

BU4100sqf, LA2600sqf, Ricky 

Teh, 6012-288 3533 / 6012-227 

0408, UP3308637 

Petaling Jaya, 9 Bukit Utama 


SALE, RM 2,300,000, 5r5b, 

BU2668sqf, Ted Ng, 6016-323 

8797, UP3157488 

Petaling Jaya, Bayu Puteri 

Apartment, Condominium, 

RENT, RM 1,600, 3r2b, 


252 2725, UP3344690 

Petaling Jaya, Bungalow 



C.B.Lee, 6019-368 7799, 

UP1026767 

Petaling Jaya, Bungalow, 

SS1, Bungalow House, SALE, 

RM 2,600,000, 7+1r6b, 

BU5000sqf, LA6200sqf, Mohar, 

0196007575, UP3271885 

Pandan Perdana, Pandan Perdana, Pandan Perdana,Pandan 

indah,Maju jaya, 2-sty Terrace/Link House, SALE, RM 1,230,000, 

5+1r4b, LA3148sqf, Bryan Choong, 017-230 3833, UP3287199 

Petaling Jaya, Casa Indah 

2, Damansara Indah, 


780,000, 2+1r3b, BU1215sqf, 

Evonne Yen, 6019-211 3882, 

UP1990589 

Petaling Jaya, Centerstage 

section 13, Condominium, 

RENT, RM 1,700, 2r1b, 

BU452sqf, LA452sqf, GC Wong, 

016-337 3838, UP3292711 

Petaling Jaya, D’aman Ria, Ara 


RENT, RM 1,400, 3+1r2b, 

BU1133sqf, LA1133sqf, Will Lee, 

6012-225 6200, UP3323163 

Petaling Jaya, Pacific Place, 


3+1r3b, BU1275sqf, Naoki Lee, 

0123063343, UP3329955 

Petaling Jaya, Pelangi Utama, 

Bandar Utama, Condominium, 

RENT, RM 1,900, 3r2b, 

BU920sqf, WM Seet, 6012-981 

3350, UP2956452 

Petaling Jaya, PUSAT 

DAGANGAN PHILEO 

DAMANSARA II, SEKSYEN 16, 

PETALING JAYA, Office, RENT, 

RM 4,000, BU2491sqf, Jerry 

Lim, 6012-238 2718, UP3331691 

Petaling Jaya, Ken Damansara 2, SS2, Condominium, SALE, 

RM 1,180,000, 3+1r2b, BU1600sqf, Henry Hew, 6012-214 8128, 

UP3218922 

112 |


Petaling Jaya, SS1, 

Petaling Jaya, 


SALE, RM 2,000,000, 



Yen, 6019-211 3882, 

UP2810184 

Petaling Jaya, SS3 

Petaling Jaya, 


SALE, RM 3,000,000, 

4+1r4b, BU3700sqf, 

LA8000sqf, Abbie 

May, 010-231 3031, 

UP3315390 

Petaling Jaya, Taman Mayang 

SS26, 2-sty Terrace/Link House, 

SALE, RM 850,000, 4r3b, 

BU1200sqf, LA20x70sqf, Cass 

Chuk, 012-221 0896, UP3345132 

Petaling Jaya, The Istara, 


3,500, 3r2b, BU1350sqf, Grace 

Lee, 012-379 1298, UP3346493 

Port Klang, North Port, west 

port, pulau indah, Warehouse, 

SALE, RM 8,500,000, 

BU39000sqa, LA1.7sqa, 

Marico Teh, 6012-550 3100, 

UP2156809 

Puchong, 2-sty 


SALE, RM 1,000,000, 

4+1r4b, BU2645sqf, 

LA23 x 75sqf, Chris 

Tay, 6016-957 9339, 

UP3347498 

Puchong, Aseana Puteri, 

Bandar Puteri, Condominium, 

SALE, RM 630,000, 3r2b, 

BU1300sqf, Joyce Lee Shu Hui, 

6016-966 0011, UP915704 

Puchong, Bandar Bukit 

Puchong, Detached factory, 

RENT, RM 38,888, BU36000sqf, 

LA33000sqf, KC Lim, 6012-503 

0519, UP3293059 

Puchong, Bandar Puteri 12, 


SALE, RM 845,000, 4r3b, 

LA22x70sqf, Jeslyn Goh, 012- 

288 8372, UP1797070 

Puchong, BK9, 

Bandar Kinrara, 2-sty 


SALE, RM 950,000, 


LA22x75sqf, Evonne 

Yen, 6019-211 3882, 

UP3315474 

Puchong, Glomac Lakeside 

Residence, Puchong, 2-sty 


760,000, 4r3b, LA22x75sqf, 

Cass Chuk, 012-221 0896, 

UP3345136 

Puchong, putra impiana, 2-sty 


690,000, 4r3b, LA20x75sqf, 

SK Chong, 6012-282 8271, 

UP3022640 

Puchong, Putra prima , 2-sty 


688,000, 4r3b, BU1670sqf, 

LA30x70sqf, SK Chong, 6012- 

282 8271, UP2948547 

Puchong, Wawasan 1, Puchong, 


SALE, RM 665,000, 4r3b, 

BU2280sqf, Cass Chuk, 012-221 

0896, UP3335649 

Puchong, Taman Putra Prima, 


700,000, 4r4b, BU2253sqf, 

Jack Wong, 6012-694 1409 / 

6010-892 0121, UP3310491 

Rawang, Kota Emerald 1 1/2 , 


860,000, 5r3b, LA55x75sqf, CK 

Yap, 012-987 9868, UP3031422 

Puchong, Taman Prima Tropika, 2-sty Terrace/Link House, 

RENT, RM 1,800, 3+1r3b, BU2100sqf, LA24x70sqf, Steven Yap, 

6019-386 7688, UP3318834 

Segambut, Taman Sri Sinar 

EXTRA LAND SRI BINTANG, 


SALE, RM 790,000, 3r2b, 

LA23X60sqf, CK Yap, 012-987 

9868, UP2982774 

Selayang, Lakeville Residence 

@ Taman Wahyu, Kepong, 

Jalan Ipoh, Jalan Sibu, Serviced 

Residence, SALE, RM 591,800, 

3r2b, BU977sqf, Jason Chen, 

6016-331 7546, UP3329146 

Rawang, Most Affordable 3level Modern Semi-D, Saujana 

Rawang, Semi-detached House, SALE, RM 980,000, 6r6b, 

BU3400sqf, Henry Hew, 6012-214 8128, UP2098868 

Seputeh, Mutiara Seputeh, 


RM 3,500,000, 5+1r6b, 


O’Mahony, 0169729930, 

UP3316419 

Seputeh, Semi-detached 


4+1r5b, BU4400sqf, Fione Tan, 

6019-208 0862, UP3311248 

Serdang, The Park @ Bukit Serdang , Semi-detached House, 

SALE, RM 2,680,000, 5r6b, BU5008sqf, LA3202sqf, Chris 

Wong, 6012-221 5557, UP3142974 

Seri Kembangan, Taman Prima Tropika, 2.5-sty Terrace/Link 

House, SALE, RM 1,500,000, 5r4b, BU4500sqf, LA4450sqf, 

Esther Ng, 6017-200 8703, UP3280135 

Seri Kembangan, Taman Prima Tropika, 2-sty Terrace/Link 

House, SALE, RM 848,000, 3r2b, BU2200sqf, LA24x70sqf, 

Chris Wong, 6012-221 5557, UP3015668 

Seri Kembangan, shoplot, 

serdang raya, Factory, SALE, 

RM 1,600,000, 3b, LA2000sqf, 

lim, 0192265357, UP3325250 

Seri Kembangan, The Mines 

Resort City, Bungalow House, 

SALE, RM 4,480,000, 5+2r6b, 


Eunice Sin, 012-388 3704, 

UP811908 

Seri Kembangan, Villa 

Park, Condominium, 

SALE, RM 530,000, 


Bilman Chin Jackson 

EE, 6016-203 3226 

/ 6013-776 8850, 

UP3198393 

| 113


Setapak, Maju Residence, 

Setapak, Wangsa Maju, 


540,000, 3r2b, BU903sqf, 

LA903sqf, Shyan Chan, 6010- 

888 8206, UP3324561 

Setia Alam, Ayu Klasik, Setia 

Alam, 2-sty Terrace/Link House, 

SALE, RM 678,000, 3+1r3b, 

BU1851sqf, LA20x70sqf, Hazlan, 

6017-514 1600, UP3295231 

Setia Alam, 

Bungalow Land, 

Bungalow Land, Setia 

Alam, Shah Alam, 


SALE, RM 1,100,000, 

6+r5b, LA4000sqf, 

Jei Chew, 6017-507 

7911, UP3344434 

Setia Alam, setia alam,klang, 


SALE, RM 1,280,000, 3+1r3b, 

LA40x70sqf, Carmen Chia, 

6012-258 7270, UP3180610 

Setia Eco Park, Setia Eco Park 

P6 Costa Rican, Bungalow 



Steve Yeap, 012-228 8838, 

UP1037177 

Setia Alam, Shah 

Alam, Semi-detached 


2,000,000, 5+1r5b, 

LA3498sqf, Amy 

Cheong, 016-7652222, 

UP3278931 

Shah Alam, Avenue 

Crest, Seksyen 22, 

Batu Tiga, Soho, 

RENT, RM 1,100, 

Studior1b, BU549sqf, 

John Ooi, 6018-268 

1246, UP2980463 

Shah Alam, Bukit Naga 

Industrial Park, Seksyen 32, 

Factory, SALE, RM 3,050,000, 

BU5200sqf, LA10,500sqf, 

Raven, 60123331333, 

UP2430440 

Shah Alam, Factory, RENT, RM 

4,000, BU1800sqf, LA2700sqf, 

Joshua Pung, 0165969839, 

UP3295241 

Shah Alam, Keyangan Heights, 

Shah Alam, Semi-detached 


4+1r5b, BU5000sqf, Cass Chuk, 

012-221 0896, UP3345156 

Shah Alam, Kota Harmoni, 


2,800,000, 7+1r7b, BU6156sqf, 

LA8912sqf, HANIM ZAYADI, 

012-688 0538 / 6012-681 5438, 

UP1697038 

Shah Alam, Light Industrial, 


LA2700sqf, Joshua Pung, 

0165969839, UP3295560 

Shah Alam, 

LinXDeveloper, 

Bandar Nusa Rhu, 

2.5-sty Terrace/ 


RM 779,800, 


LA20x65sqf, Jack 

Wong, 6012-694 

1409 / 6010-892 0121, 

UP3213662 

Shah Alam, Saujana O Lot, 

Saujana Glenmarie, Semidetached 


2,650,000, 5+1r6b, BU3970sqf, 

LA4000sqf, Victor Cheong, 

6016-328 8040, UP2984705 

Shah Alam, Shop Office 

Block, Office, RENT, RM 

12,000, BU2002sqf, azman, 

0192660108, UP3334244 

Shah Alam, SUBANG ALAM, 


SALE, RM 1,990,000, 6r6b, 

BU3100sqf, LA40x70sqf, 

Azizan Latiff, 6019-303 8833, 

UP3314574 

Shah Alam, mah sing, 3-sty Terrace/Link House, SALE, RM 

580,000, 4+1r5b, LA1076sfsqf, Annie Yee, 6012-699 3424, 

UP2694887 

Shah Alam, Section 12, Seksyen 12 Shah Alam, Bungalow 

House, SALE, RM 2,380,000, 3+2r4b, BU3100sqf, LA10654sqf, 

Hazlan, 6017-514 1600, UP3337402 

SierraMas, Sierramas east, 


4,800,000, 6+1r6b, BU5700sqf, 

LA8600sqf, Pinky Choong, 

010-435 2318, UP2831320 

SierraMas, Sierramas West, 


RM 2,500,000, 3+1r4b, 


Chanel Lee, 012-282 0805, 

UP2419455 

Solaris Dutamas, Office, Office, 


Stephanie Cheam, 6012-236 

6149, UP3324974 

Solaris Dutamas, Solaris 

Dutamas, Dutamas, 


5,000, 3r2b, BU1238sqf, Masiha, 

0163044463, UP3294488 


Dutamas, Dutamas, Serviced 

Residence, RENT, RM 5,008, 

3r2b, BU1236sqf, Kevin Teh, 

6013-555 7333, UP3305064 

Solaris Dutamas, SOLARIS 

Dutamas, Office, RENT, RM 

3,000, BU770sqf, Kevin Teh, 

6013-555 7333, UP3299160 


Dutamas, SOLARIS DUTAMAS, 


BU750sqf, Kevin Teh, 6013-555 

7333, UP3212760 

Sri Hartamas, Duta Nusantara, 

Dutamas, Semi-detached 



Thomas Chin, 6010-707 0088, 

UP3219372 

Subang Jaya, Empire Subang, 

Office, RENT, RM 18,885, 4r1b, 

BU6295sqf, Jason Loh, 012-214 

4144, UP2727015 

Subang Jaya, Jalan USJ 20, 

Jalan USJ 20, 2-sty Terrace/ 


798,000, 3+1r3b, BU1800sqf, 

Caronne Ong, 6012-332 3621, 

UP3325697 

Sri Hartamas, Duta Nusantara, Semi-detached House, SALE, 

RM 4,950,000, 5+1r5b, BU4037sqf, LA4000sqf, Lim Guat Im, 

012-228 1515, UP3307695 

Subang Jaya, USJ One 

Avenue Condo, Condominium, 

SALE, RM 580,000, 3+1r3b, 


252 2725, UP3344716 

Subang Jaya, USJ One 

Avenue Condo, Condominium, 

SALE, RM 600,000, 3+1r3b, 


252 2725, UP3324753 

Subang Jaya, USJ One Avenue, USJ 1, Subang Jaya USJ One 

Park, Condominium, SALE, RM 590,000, 3+1r3b, BU1346sqf, 

K.Y. GAN, 012-251 5001, UP314550 

114 |


Sungai Besi, The 

Trillium, Lake Fields, 

Shop-Office, SALE, 

RM 2,350,000, 


Yong, 013-337 2628, 

UP3336853 

Sungai Besi, The 

Trillium, Lake Fields, 


RM 2,400,000, 


Yong, 013-337 2628, 

UP3234277 

Sungai Buloh, Resort 

Bungalow, Bungalow House, 

SALE, RM 2,700,000, 4+1r5b, 

BU6000sqf, LA22,000sqf, aziz, 

60122905883, UP3342832 

Sungai Penchala, Bungalow 


5+1r5b, BU7400sqf, 

LA11000sqf, Steven Chiew, 

6012-659 8383, UP2415440 

Taman Duta, Bungalow House, 

SALE, 5+1r6b, BU10000sqf, 

LA25000sqf, Yoong Shiun Yan, 

019-288 2356, UP2547040 

Taman Duta, Penthouse, 

SALE, RM 6,500,000, 7+1r7b, 

BU6500sqf, Peter Koo, 6016- 

555 1904, UP3229408 

Taman Melawati, 20 Trees West, 


3,530,000, 6+1r7b, BU6912sqf, 

LA6265sqf, Carolyn Leong, 017- 

872 2781, UP3210591 

Taman Melawati, 20trees, 

Ampang, Condominium, 

SALE, RM 1,250,000, 

3+1r3b, BU1998sqf, riezman, 

0193366400, UP3151905 

Taman Tun Dr Ismail, Desa 

Kiara, Condominium, RENT, RM 

2,200, 4r2b, BU1389sqf, Wong, 

0129192266, UP3287078 

Taman Tun Dr Ismail, Glomac 


SALE, RM 1,340,000, 3+1r5b, 

BU1840sqf, N.T. Ng, 017-312 

8113, UP3316773 

Taman Tun Dr Ismail, Bangunan AHP, Retail-Office, RENT, 

RM 8,000, BU2000sqf, LA88272sqf, IM Global Property 

Consultants, 012-320 7140 / 012-227 6484, UP3232277 

Taman Tun Dr Ismail, Glomac Damansara, Service Apartment, 

SALE, RM 1,500,000, 3+1r4b, BU1840sqf, Fione Tan, 6019-208 

0862, UP3311117 

Taman Tun Dr Ismail, Glomac Damansara, Service Apartment, 

SALE, RM 870,000, 3r2b, BU1010sqf, Fione Tan, 6019-208 

0862, UP3311151 

Taman Tun Dr Ismail, Plaza VADS, Retail Space, RENT, 

RM 25,000, BU5000sqf, LA66921sqf, IM Global Property 

Consultants, 012-320 7140 / 012-227 6484, UP3232261 

Tropicana, Casa Tropicana, 

Petaling Jaya, Condominium, 

SALE, RM 850,000, 2+2r2b, 

BU1217sqf, Mr. Tai, 0122922511, 

UP3280521 

Tropicana, Semi-detached, 

Petaling Jaya, Semi-detached 



Jose Tan, 0122881338, 

UP1535602 

Taman Tun Dr Ismail, Plaza VADS, Office, RENT, RM 32,876, 

BU8219sqf, LA66921sqf, IM Global Property Consultants, 012- 

320 7140 / 012-227 6484, UP3232195 

Tropicana, Tropicana Grande, 


SALE, RM 2,895,000, 4+1r5b, 

BU3311sqf, Thompson, 

0125998845, UP2896114 

Tropicana, Tropicana Indah, 


SALE, RM 1,350,000, 4r3b, 

BU2500sqf, LA24x80sqf, 

Steven Chiew, 6012-659 8383, 

UP3150686 

USJ, 2-sty Terrace/Link House, 

SALE, RM 1,680,000, 5r4b, 

BU2200sqf, LA3575sqf, Tan, 

0172789893, UP3313376 

USJ, Rhythm Avenue USJ 19, 

Subang Jaya, Condominium, 

SALE, 3+2r4b, BU2517sqf, 

Terence Tang, 016-298 4982, 

UP3344458 

Valencia, 2.5-sty Terrace/ 


1,880,000, 4+1r5b, BU3000sqf, 

LA26*75sqf, Pinky Choong, 

010-435 2318, UP2903396 

Valencia, 2.5-sty Terrace/Link 



Pinky Choong, 010-435 2318, 

UP3253413 

Valencia, 3-sty Terrace/ 


1,500,000, 3+1r4b, BU2400sqf, 

LA24X60sqf, Chanel Lee, 012- 

282 0805, UP3328393 

Valencia, 3-sty Terrace/Link 


4+1r5b, BU2961sqf, LA22x85sqf, 

Chanel Lee, 012-282 0805, 

UP1599116 

USJ, USJ, Subang, 2-sty Terrace/Link House, SALE, RM 

1,100,000, 3r3b, BU1980sqf, LA22x75sqf, Manfred, 6012-363 

9225, UP3290831 



1,850,000, 3+1r4b, BU3026sqf, 

LA22x108sqf, Pinky Choong, 

010-435 2318, UP1670397 



1,850,000, 3+1r4b, BU3500sqf, 


010-435 2318, UP1668421 

| 115


Valencia, Bungalow House, 

SALE, RM 4,500,000, 5+1r6b, 


Chanel Lee, 012-282 0805, 

UP2414804 

Valencia, Elitis Puncak, 


6,300,000, 5+1r6b, BU5618, 

LA10500, Pinky Choong, 010- 

435 2318, UP1768439 

Valencia, Semi-detached 



Chanel Lee, 012-282 0805, 

UP3261814 




Chanel Lee, 012-282 0805, 

UP3252162 




Chanel Lee, 012-282 0805, 

UP3293403 




Chanel Lee, 012-282 0805, 

UP156135 



4+1r5b, BU3200sqf, 

LA3400sqf, Chanel Lee, 012- 

282 0805, UP996580 




Pinky Choong, 010-435 2318, 

UP3074246 




Chanel Lee, 012-282 0805, 

UP3169757 



5r5b, BU3800sqf, LA42Ã— 

85sqf, Chanel Lee, 012-282 

0805, UP2411963 




Chanel Lee, 012-282 0805, 

UP998229 



4+1r5b, BU3800sqf, 

LA3767.4sqf, Pinky Choong, 

010-435 2318, UP2846124 



4+1r5b, BU3307sqf, 

LA40x80sqf, Chanel Lee, 012- 

282 0805, UP2500459 

Valencia, Sg Buloh, 3-sty 


1,200,000, 3r3b, LA24x60sqf, 

Pinky Choong, 010-435 2318, 

UP1688189 

Valencia, Sg Buloh, 3-sty 


1,500,000, 3+1r3b, BU2900sqf, 


010-435 2318, UP3237523 

Valencia, sg buloh, Bungalow 


4+1r4b, BU4800sqf, 

LA7500sqf, Pinky Choong, 010- 

435 2318, UP1811150 




Pinky Choong, 010-435 2318, 

UP2830297 

Valencia, Sg Buloh, Bungalow 


6+1r5b, BU4800sqf, 


010-435 2318, UP2646046 



5+1r5b, BU7500sqf, 


010-435 2318, UP1810320 

Valencia, Sg buloh, Semidetached 


2,200,000, 4+1r5b, BU3200sqf, 

LA3907sqf, Pinky Choong, 010- 

435 2318, UP3097167 

Valencia, Sg buloh, Semi-detached House, SALE, RM 

2,200,000, 4+1r5b, BU3200sqf, LA3907sqf, Pinky Choong, 010- 

435 2318, UP3298567 

Valencia, Sg buloh, Semi-detached House, SALE, RM 

2,200,000, 4+1r5b, BU3660sqf, LA3900sqf, Pinky Choong, 

010-435 2318, UP3097175 

Valencia, Sungai Buloh, 2.5-sty Terrace/Link House, SALE, RM 

1,880,000, 4+1r4b, BU3500sqf, LA26*75sqf, Pinky Choong, 

010-435 2318, UP2105916 

Valencia, Sungai 

Buloh, 2.5-sty 


SALE, RM 2,150,000, 

4+1r5b, BU3500sqf, 

LA26*75sqf, Pinky 

Choong, 010-435 

2318, UP2830270 

Valencia, Sg Buloh, Semi-detached House, SALE, RM 

2,800,000, 5r5b, BU3800sqf, LA42*85sqf, Pinky Choong, 010- 

435 2318, UP2439080 

Valencia, Sierramas east, Bungalow House, SALE, RM 

4,800,000, 6+1r6b, BU5700sqf, LA8600sqf, Pinky Choong, 

010-435 2318, UP2831310 

Valencia, Sungai Buloh, 

Bungalow House, SALE, 6+1r5b, 


Pinky Choong, 010-435 2318, 

UP2134145 

Valencia, Sungai Buloh, 


4,500,000, 5+1r5b, BU4800sqf, 


010-435 2318, UP3036166 

Valencia, VALENCIA, 

Sungai Buloh, 


SALE, 5+1r5b, 

BU5000sqf, 

LA8773sqf, Pinky 

Choong, 010-435 

2318, UP3044823 

Wangsa Maju, Service 

Apartment, SALE, 

RM 510,000, 3+1r2b, 

BU850sqf, CHEAH, 

012-362 8232, 

UP3289527 

116 |


PROPERTY 

OUTSIDE KLANG 

VALLEY 

Batu Ferringhi, 

Seaview Garden, 

Batu Feringgi, 


RM 730,000, 3r2b, 

BU1450sqf, Daniel 

Koay, 6016-444 0323, 

UP3163826 

Bukit Mertajam, DELIMA 

EMAS CONDOMINIUM, JURU, 


3r2b, BU1171sqf, Frankie Soon, 

012-473 6818, UP3169132 

Bukit Minyak, Tangkas Infinity , 

Juru, Semi- D factory, SALE, RM 

3,660,000, 6b, BU12000sqf, 

LA6000-15500sqf, Pauline 

Wong, 0122313905, UP2813746 

Ayer Keroh, Taman Saujana Heights, Bukit Katil, JPJ Melaka, 

Bungalow House, SALE, RM 1,616,350, 6+1r6b, BU6108sqf, 

LA6727sqf, Daniel Pow, 6019-228 3125, UP2248229 

Batu Uban, The 

Sanctuary, Penang, 


SALE, RM 4,500,000, 

5+1r5b, BU5573sqf, 

Linda Yong, 012-313 

0182, UP3336957 

Gelang Patah, BUNGALOW, 

Nusajaya , Bungalow House, 

RENT, RM 8,800, 6r5b, 

BU7000sqf, LA7000sqf, Tony 

kwek, 60168762297, UP2861137 

Bukit Mertajam, 

PERMAI VILLA, 

BUKIT MINYAK, 3-sty 


SALE, RM 588,000, 


LA1538sqf, Frankie 

Soon, 012-473 6818, 

UP3307125 

Butterworth, Cassia 

Resort Condominium, 

Raja Uda, 


RM 450,000, 4r2b, 

BU1130sqf, Michael 

Chan, 012-771 6362, 

UP3213783 

Bukit Mertajam, BM Utama, Twin Villas, SALE, RM 750,000, 

5r4b, BU3400sqf, LA2988sqf, Chris Huah, 6014-308 8578, 

UP3085876 

Gelang Patah, LEISURE FARM 

BAYOU CREEK , ISKANDAR, 


3,600,000, 5+1r6b, BU4500sqf, 

LA7000sqf, KWEK, 

0167516453, UP2683500 

Gelugor, Ashley Green, Semidetached 


2,600,000, 5+1r5b, BU2950sqf, 

LA4700sqf, Steven Hng, 012- 

428 5444, UP3321199 

Georgetown, by the beach batu 

ferringhi, Condominium, SALE, 

RM 1,508,600, 3r2b, BU1243sqf, 

Michael Chan, 012-771 6362, 

UP3340707 

Georgetown, No 1 Persiaran 

Gurney PG 1, Apartment, SALE, 

RM 1,510,000, 3r2b, BU1400sqf, 

Alice Chuah, 6016-411 6349, 

UP3334951 

Georgetown, Semi-detached 


7r5b, LA10000sqf, MICHAEL, 

0194455718, UP3330010 

Gelang Patah, ujana Executive, Kota Iskandar Nusajaya, 

Condominium, RENT, RM 3,200, 2r2b, BU1190sqf, Annie Low, 

6012-996 0970, UP2693759 

Georgetown, Summer Place, 

1313sqft, Condominium, SALE, 

RM 850,000, 3+1r3b, BU1313sqf, 

A.T.Chan, 016-417 0916, 

UP3214593 

Ipoh, Ipoh condo, STARHUB SOVO Condo, Ipoh City Center, 

Condominium, SALE, RM 276,400, 1r1b, BU592sqf, Rebecca 

Heng, 016-545 6033, UP3335108 

Ipoh, Office, SALE, RM 5,800,000, Leong, 60122500710, 

UP3339079 

Johor Bahru, Setia Business Park II, Kempas, Semi- D factory, 

SALE, RM 4,300,000, BU9802sqf, LA16000sqf, Desmond 

Fong, 016-768 1822, UP3324448 

Johor Bahru, Bandar Selesa 

Jaya, Jalan Hang Kasturi, 2-sty 


400,000, 4r3b, BU2350sqf, 

LA24x80sqf, Yan Heng Lim, 

6016-712 8033, UP3331710 

Johor Bahru, Bukit Indah, 2-sty 


678,000, 3r3b, LA22x70sqf, 

Mei Soo, 6013-746 4408, 

UP3332512 

Johor Bahru, Bukit Indah, 2-sty 


698,000, 3r2b, LA20x70sqf, 

Mei Soo, 6013-746 4408, 

UP3348588 

Johor Bahru, Crescent Bay 

Suites, Apartment, SALE, RM 

499,000, 2r, BU835sqf, Eva 

Tan Yee Hwa, 6016-415 3377, 

UP2632424 

Johor Bahru, Ehsan Heights, 

2.5-sty Terrace/Link House, 

RENT, RM 1,600, 4r3b, 

BU3000sqf, LA24x65sqf, Tee, 

60127079128, UP3334792 

Johor Bahru, Grandview 360, 


666,056, 3r2b, BU1208sqf, Eva 

Tan Yee Hwa, 6016-415 3377, 

UP2678829 

| 117


Johor Bahru, Impian Emas 

, Semi-detached House, 

SALE, RM 1,150,000, 4+1r3b, 

BU2700sqf, LA3200sqf, Neo, 

016-715 5221 / 017-715 8140, 

UP2935894 

Johor Bahru, Kiara 1 , Austin 

Heights 2 , Cluster Homes, 

SALE, RM 1,100,000, 4+1r5b, 

BU2380sqf, Y.M. Liong, 012-763 

0128, UP3295693 

Johor Bahru, Adda Height , Link Bungalow, SALE, RM 

1,600,000, 6r5b, BU3300sqf, LA53x85sqf, Jermain Tee, 016-719 

9723, UP3312996 

Johor Bahru, Nusa Heights 

Nusajaya, Apartment, SALE, 

RM 430,000, 2r2b, BU750sqf, 

Steven Lee, 6012-790 8780, 

UP2684795 

Johor Bahru, Jalan Rosmerah 4/xx Johor Jaya, Semi-detached 

House, SALE, RM 938,000, 5+1r3b, BU3200, Bernice Lim, 013- 

788 7088, UP3268811 

Johor Bahru, Semi-detached 



Rizal Kamal, 0193055288, 

UP3309455 

Johor Bahru, 

KAWASAN 

PERINDUSTRIAN 

TAMAN JOHOR, 

Factory, SALE, 

RM 16,000,000, 

2b, BU30000sqf, 

LA108900sqf, FOYER 

REALTY, 6012-738 

8000, UP3320141 

Johor Bahru, KAWASAN PERINDUSTRIAN TAMAN JOHOR, 

Factory, SALE, RM 35,500,000, 3b, BU80000sqf, LA331056sqf, 

FOYER REALTY, 6012-738 8000, UP3320160 

Johor Bahru, Laguna euro style lass condominium, 

Condominium, SALE, RM 1,650,000, 4r5b, BU2750sqf, Jack 

Loh, 6012-753 5944, UP3335062 

Johor Bahru, Molek service apartment, Apartment, SALE, 

RM 175,000, Studior1b, BU430sqf, Jack Loh, 6012-753 5944, 

UP3277655 

Johor Bahru, Senibong Cove, 

Permas Jaya, 2-sty Terrace/ 

Link House, RENT, RM 4,500, 


Ismail Saleh, 60197903560, 

UP3284128 

Johor Bahru, Taman Century, 


SALE, RM 2,300,000, 5+1r3b, 


Landlink, 0187655623, 

UP3344747 

Johor Bahru, Scott tower Larkin, Apartment, SALE, RM 

340,000, 3r2b, BU973sqf, Jack Loh, 6012-753 5944, 

UP2852754 

Johor Bahru, THE 

PEAK, Serviced 

Residence, SALE, RM 

633,000, Raymond 

Pui, 6016-778 4891, 

UP3212308 

Johor Bahru, Tropez Residences, Danga Bay, Serviced 

Residence, SALE, RM 700,000, 2r2b, BU1012sqf, LA1012sqf, 

Evanne Wan, 012-720 0481, UP3301914 

Jelutong, QUATTRO PRIMERA 

6, BUKIT DUMBAR, Semidetached 


2,500,000, 6r5b, BU3633sqf, 

LA3552sqf, Frankie Soon, 012- 

473 6818, UP3196330 

Johor Bahru, Taman Kebun Teh, 


1,200,000, 4r3b, BU4000sqf, 

LA8072sqf, KGV International 

Property Consultants, 07-224 

2022, UP2883586 

Johor Bahru, Taman Rinting, 

1.5-sty Terrace/Link House, 

SALE, RM 350,000, 3r3b, 

LA22x70sqf, Careen Yong, 

010-766 6887/ 012-775 7156, 

UP3300992 

Johor Bahru, taman seri pulai 

perdana, 2-sty Terrace/Link 


4r3b, LA18x65sqf, Danny Lim, 

6012-538 1469, UP3113772 

Johor Bahru, taman mount austin, 2-sty Terrace/Link House, 

SALE, RM 460,000, 5r3b, BU1540sqf, LA22x70sqf, Ray Khee, 

010-880 7996, UP3289103 

Kuantan, AGRICULTURAL 

LAND, KUATAN,PAHANG, 

Agricultural Land, SALE, 

RM 31,363,200, BU18sqa, 

LA784080sqa, Sarah Choong, 

6016-666 8683, UP2486733 

Kuantan, Kuantan city centre, 



wong, 0169231611, UP2716715 

118 |


Johor Bahru, TAMAN SRI 

skudai, 1-sty Terrace/Link 


3+1r2b, LA2300sqf, Ben Nyeow 

Shyh Yong, 6017-789 8293, 

UP3336567 

Kota Tinggi, Kota Tinggi Land, 

Agricultural Land, SALE, RM 

23, BU4sqa, LA4sqa, Keng 

Wei Siau, 6013-986 6652, 

UP2188260 

Nusajaya, NUSAJAYA SQUARE 

2, NUSAJAYA SQUARE 2, 

SiLC, Shop-Office, SALE, RM 

1,588,000, BU4618sqf, LA22 x 

70sqf, Desmond Fong, 016-768 

1822, UP2974842 

Nusajaya, Semi- D factory, 

SALE, RM 4,500,000, 


KGV International Property 

Consultants, 07-224 2022, 

UP3260338 

Mantin, Bungalow land, 

Pajam, Nilai, Negeri Sembilan, 

Residential Land, SALE, RM 

242,000, LA8,203sqf, Ooi, 

0192130922, UP3298838 

Melaka Tengah, Taman Paya Rumput Perdana, Alor Gajah, 

Tesco Cheng, Paya Rumput, Bungalow House, SALE, RM 

815,000, 5+1r5b, BU3288sqf, LA7340sqf, Daniel Pow, 6019-228 

3125, UP3184907 

Masai, no 1 persiaran senibong , 

teluk senibong, Semi-detached 



OY Chong, 6012-224 4776, 

UP3227335 

Melaka Tengah, 

New Age Avenue 

@ Kota Laksamana, 

Kota Laksamana, 


RM 1,900,000, 

BU9240sqf, 

LA22x75sqf, Aaron 

Ang, 6012-597 9277 

/ 6016-442 7796, 

UP2949872 

Nilai, Nilai Impian, 2-sty 


720,000, 4r3b, LA22x75sqf, 

Firdaus, 012-944 3098, 

UP2808813 

Kulai, iPark@Indahpura, Kulaijaya, Detached factory, RENT, RM 

41,281, BU27521sqf, LA43560sqf, Desmond Fong, 016-768 1822, 

UP3342881 

Nusajaya, East Ledang, Semidetached 


2,280,000, 4+1r5b, BU3300sqf, 

LA4050sqf, Patrick Yeoh, 

0197732055, UP3337711 

Nusajaya, HORIZON HILLS, 


RM 2,300,000, 4+1r5b, 

BU3200sqf, LA3600sqf, Ben 

Yo, 6012-766 3655, UP2257566 

Nusajaya, Johor Bahru, 


7,000,000, 5r5b, BU10000sqf, 

LA17,813.6sqf, KGV International 

Property Consultants, 07-224 

2022, UP2867944 

Permas Jaya, Bungalow House, 

RENT, RM 19,000, 6+1r7b, 


Peter Wong, 6012-345 8420, 

UP3323418 

Permas Jaya, D’ Ambience , 

Taman Permas Jaya, Service 


2r2b, BU876sqf, Fiona Chan, 

6016-781 0118, UP3301792 

Sungai Ara, Reflections Condominium, Condominium, SALE, 

RM 830,000, 4r3b, BU1512sqf, Sunny Tse, 6016-421 6100, 

UP3329159 

Pasir Gudang, Harvest Green@ 

Sime Darby, Link factory, SALE, 

RM 1,678,320, BU5329sqf, 

LA7283sqf, Desmond Fong, 

016-768 1822, UP3247876 

Pekan Nanas, Petrol Station 

Land, Commercial Land, SALE, 

RM 3,200,000, LA40000sqf, 

Pang, 0136000022, UP3295812 

Seremban, Commercial Land, 

SALE, RM 28,500,000, LA5.46 

acressqa, Lim, 60126311033, 

UP3297750 

Seremban, Factory, RENT, RM 

50,000, 3b, BU30000sqa, 

LA1.5sqa, Cheong, 0102568691, 

UP3311625 

Port Dickson, Semi-detached 


3+2r4b, BU3400sqf, 

LA14500sqf, Joyce Ng, 012-618 

9101, UP3343243 

Sapphire 8, Bandar Seri Alam, 


RENT, RM 2,000, 4r3b, 

BU1897sqf, LA2240sqf, Arif, 

0126736221, UP3261498 

Setia Indah, THE CUARZO, 

Cluster Homes, SALE, RM 

1,200,000, 5r4b, BU2500sqf, 

LA36x70sqf, Devin Teo, 6016- 

761 0707, UP3289149 

Simpang Ampat, Taman Merak, 

Simpat Empat, 1-sty Terrace/ 

Link House, SALE, RM 200,000, 


Michael Chan, 012-771 6362, 

UP3223410 

Seremban, Green Street 

Homes, Green Street Homes , 


RM 2,500, 3r2b, BU2000sqf, 

LA3000sqf, Andrew Wong, 

6012-727 9181, UP3299166 

Pulau Melaka, Rica Residence, Serviced Residence, SALE, RM 

544,000, 1r1b, BU585sqf, Tony Yong, 012-221 1666 / 012-216 

7383, UP3323254 

Setia Indah, Jln Nibong 41 

Taman Daya, Taman Daya, 


RM 850,000, 4r3b, LA5000sqf, 

terren Chai, 6016-726 9588, 

UP3029656 

Tanjung Bungah, 2 Permai, 


SALE, RM 2,800,000, 5+1r6b, 

BU3000sqf, Property Talk, 04- 

227 9966, UP2694506 

Tanjung Bungah, Bungalow 



Alice Chuah, 6016-411 6349, 

UP3243096 

Skudai, Taman Sri Yacob, 2-sty 


300,000, 2r2b, BU1400sqf, 

LA14X54sqf, Yan Heng Lim, 

6016-712 8033, UP3334098 

Tanjong Kling, Pavana 

Residence, Melaka, 


230,000, Studior1b, BU398sqf, 

Kelly Chong, 6012-601 6628, 

UP3235753 

Tanjong Tokong, Quayside 

Condominium, Apartment, 

SALE, RM 1,180,000, 1r2b, 

BU1137sqf, Alice Chuah, 6016- 

411 6349, UP3253441 

Tanjung Bungah, 1 Tanjong 


SALE, RM 3,000,000, 4+1r5b, 

BU4760sqf, Steven Hng, 012- 

428 5444, UP3321186 

Tanjung Bungah, Bungalow 



Alice Chuah, 6016-411 6349, 

UP3201143 

Tanjung Bungah, Springtide 


SALE, RM 6,000,000, 4r5b, 

BU5000sqf, Property Talk, 04- 

227 9966, UP3302591 

| 119

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