KUALA LUMPUR RESIDENTIAL HIGHRISES | General Thread [Archive]

baqthier

March 16th, 2004, 02:37 AM

Say goodbye to those bungalows! Here comes density!

From The Star

Glomac buys land in KL city centre for RM43.7mil

BY C.S. TAN

PROPERTY developer Glomac Bhd is buying, for RM43.7mil cash, two pieces of freehold land in the exclusive Kia Peng residential area of Kuala Lumpur.

It is understood that the bungalow on the land was previously rented to the Spanish ambassador, and the tenancy had expired.

Glomac announced yesterday it had signed a sale and purchase agreement to buy the entire equity of Regalside Development Sdn Bhd for RM6mil cash.

Regalside had earlier entered into agreements to buy the two parcels of land at Lorong Stonor, Kuala Lumpur, for RM37.7mil. The land measures a total of 8,338.8 sq m.

Glomac executive chairman Datuk FD Mansor said the property was the company's first development site in the heart of the city.

The land is within walking distance of the Petronas Twin Towers and nestled within the enclave of exclusive residences and embassies in the area.

“We plan to go into the development of luxury high-rise condominiums, “ he said in a statement.

This is not Glomac's first entry into the high-end property market. It has a high-end bungalow project, Aman Suria Damansara, in Petaling Jaya.

Strong interest was registered last Friday for the last phase of Aman Suria, the company said. This phase comprises 28 bungalows, with prices starting from RM1.88mil. The gross development value (GDV) of this phase is RM55mil.

The interest registered for this phase amounted to more than RM30mil.

On the Lorong Stonor land purchase, Glomac executive vice chairman Datuk Richard Fong said the group would like to move more into the high-end market while not neglecting its affordable housing projects.

“We're a growing company and we can handle more projects now,” he told StarBiz.

At this point in time, the estimated GDV for the condominium project is RM250mil, with anticipation of a good profit margin.

Fong said a couple of new luxury condominium projects in the area were either heavily pre-booked or sold out altogether.

In terms of pricing, the proposed Stonor condominiums would not be cheaper than those in Mont Kiara near Petaling Jaya, he said.

Greg

March 17th, 2004, 02:37 PM

Great news!! But I have my doubts that everything will be realised. So many projects in the pipeline but few are being built.
Most recent example is Orion Condominium. Still no activity there.
:rant:

szehoong

March 18th, 2004, 03:47 AM

Originally posted by Greg

Great news!! But I have my doubts that everything will be realised. So many projects in the pipeline but few are being built.
Most recent example is Orion Condominium. Still no activity there.
:rant:

hmmm.....I passes by there about slightly more than a week ago......I saw some piling machines and an excavator there. The ground had been levelled for the foundation work so I think they are starting quite soon (If not already!) :D

szehoong

March 18th, 2004, 04:14 AM

Here's some updates which I observed for the past week on the various condo/serv apartments construction around KL.....;)

Sunway Suites: structure completed but still left the interior.... :)

Parkview: They are now installing the cranes and scaffoldings on the already completed 12 storey building. :happy:

Dua Residency: Showhouse already completed and opening anytime soon..........groundworks had already started. :)

Marc Service Apartments: Groundworks are in very advanced stage.........they are now digging the 'hole' for the basement levels. Works continued till night........ :happy:

KLCC Apartments: The showhouse have been completed. Opening soon too. Digging 'hole' for basement levels and foundation works. :)

Stonor Park: The 'hole' had already been digged......now ready for the construction of the buildings. :happy:

Menara PGRM 2: Advanced groundworks...... ;)

Renaissance Residences: Preliminary groundworks....there are heavy machinery at sight. :)

The Residences at The Ritz-Carlton: Updates with pictures available at its own thread :D

K Residence: I still have no clue where this would be. Could be adjescent to K Avenue or above it. :? .....but units are available for sale as of 2 months ago. Only the well-heeled ones are invited for the launch sale. :(

Seri Maya: Structure almost completed. Should have topped up already! :happy:

That's all I could recall on top of my head..........

I must say that The Orion is a bit slow compared to the others as it is the first to went on sale and yet its construction is still in preliminary stages. ;)

Greg > Hopefully the above would be of some help ;)

Greg

March 18th, 2004, 10:14 AM

:cheers: Thanks a lot for this comprehensive update Szehoong. Now I have my fingers crossed for Plaza Rakyat!!

Here is something I've found just before on the net:

Golden Avenue Service Apartments (Previously known as Tristar) is strategically located along bustling Jalan Tun Razak. The building will be in the neighborhood of such well known buildings like Putra World Trade Centre, UMNO Building, Istana Budaya, The Legend Hotel, The Mall Shopping Centre, The Pan Pacific Hotel, and National Art Gallery. Immediately next to Golden Avenue Service Apartments is the Titiwangsa LRT Station and also Titiwangsa Monorail Station. The LRT and Monorail will eventually provide easy public access from Golden Avenue Service Apartments to the Golden Triangle and the city center of Kuala Lumpur.

Golden Avenue Service Apartments (http://www.lbs.com.my/OurProject/goldenavenue.htm)

szehoong

March 18th, 2004, 08:30 PM

Originally posted by Greg

:cheers: Thanks a lot for this comprehensive update Szehoong. Now I have my fingers crossed for Plaza Rakyat!!

Here is something I've found just before on the net:

Golden Avenue Service Apartments (Previously known as Tristar) is strategically located along bustling Jalan Tun Razak. The building will be in the neighborhood of such well known buildings like Putra World Trade Centre, UMNO Building, Istana Budaya, The Legend Hotel, The Mall Shopping Centre, The Pan Pacific Hotel, and National Art Gallery. Immediately next to Golden Avenue Service Apartments is the Titiwangsa LRT Station and also Titiwangsa Monorail Station. The LRT and Monorail will eventually provide easy public access from Golden Avenue Service Apartments to the Golden Triangle and the city center of Kuala Lumpur.

Golden Avenue Service Apartments (http://www.lbs.com.my/OurProject/goldenavenue.htm)

OMG :eek: ....finally they are going to resume the otherwise eyesore in that area.......I would like to live there......not too far from the city......with a Starline and KL Monorail staion just by its side and a short distance to the famed Titiwangsa Lake Gardens. :okay:

And this time the project should take off quite smoothly as LBS Bina is a reputable company ;)

ZaHiRnYa???

March 21st, 2004, 03:00 AM

Originally posted by szehoong

Sunway Suites: structure completed but still left the interior.... :)

Dua Residency: Showhouse already completed and opening anytime soon..........groundworks had already started. :)

Marc Service Apartments: Groundworks are in very advanced stage.........they are now digging the 'hole' for the basement levels. Works continued till night........ :happy:

Seri Maya: Structure almost completed. Should have topped up already! :happy:

Sunway Suites : I have no idea where is this located..well maybe in Sunway like the name mention :D

Dua Residency : The developer should just make a 2 block of 22 storey condominium rather than 2 block of 20 storey. I thought the showroom already open since last week cause I keep noticing there are people inside the room looking at the model of the condominium.

Seri Maya : 1st phase, Jelatek and Lanai 1 and 2 already completed and at its final stage. Currently they are painting the 2 block of 18 storey building. The second and 3 phase already started and now move to 4 or 5 floor already...

ZaHiRnYa???

May 24th, 2004, 04:08 AM

http://img38.photobucket.com/albums/v116/zahirnya/100_0229.jpg

The current stages on the development for Stonor Park...

TYW

May 24th, 2004, 01:27 PM

base so small?? sure gonna look slim:D

baqthier

May 24th, 2004, 10:58 PM

We just need to wait for more updates!

FROM THE STAR
http://biz.thestar.com.my/news/story.asp?file=/2004/5/24/business/8047556&sec=business

YTL sees RM574m sales from 3 projects

BY SABRY TAHIR

YTL Land & Development Bhd, which has seen the success of its early projects in Sentul, will launch three new property projects with sales value of RM574mil in the same area this year.

YTL Corp managing director Tan Sri Francis Yeoh said the group's second development in Sentul East, called The Saffron, would be launched in September.

The Mulberry, an upmarket condominium at Sentul West, and a commercial parcel at Sentul East, would also be launched by the year's end.

?The pace doesn't stop. We will keep the momentum going with new product launches each year,'' Yeoh said at a media briefing in Kuala Lumpur on Saturday.

He expected good take-up rates for these properties, should the current market sentiment and favourable economic outlook prevail until the end of this year and well into 2005.

?I?ve seen buying momentum since last year for properties in the right location, and from the right developers,'' he said.

The new projects are part of YTL Land's revival of Sentul Raya into a mixed development township on a 294-acres freehold land.

From left: YTL Land managing director Datuk Yeoh Siok Kian, Tan Sri Francis Yeoh and Sentul Raya Sdn Bhd project manager Kon Chee Onn briefing the media and analysts on the new projects.
Once fully developed, Sentul Raya will boast of an exclusive township worth RM7bil in gross development value.

The maiden development, Tamarind, comprising some 500 highrise condominium units launched in July 2002, has achieved a take-up rate of more than 80%.

The Tamarind and Maple projects, which are among the company's maiden projects, have projected a sales value of RM280mil.

YTL Land, which owns Lot 10 Shopping Complex, Star Hill Shopping Centre and JW Marriott Hotel Kuala Lumpur, is the property investment arm of YTL Corp Bhd.

On the upcoming Saffron project, Yeoh said: ?Again, it will be about affordable, high-quality living spaces, a few minutes away from the city, with every amenity at the doorstep.''

The Saffron comes with a built-up area of 1,800 to 2,300 sq ft and features, among other things, the 12-foot floor-to-ceiling windows.

Priced at RM400,000 each, sales value for the 400 units of Saffron apartments is estimated at RM200mil.

The next launch would be the Mulberry, which comprise two 32-storey tower blocks comprising 398 condominium units to be developed on a seven-acre site.

Each unit has a built-up area of 2,300 sq ft to 3,000 sq ft and is priced at RM800,000. Total sales value of the Mulberry is estimated at RM350mil.

The third launch will be a three-and-a-half storey commercial building in Sentul East, which could house 16 retail outlets as well as eight duplex residential lots.

The commercial parcel, with estimated sales value of RM24mil, is expected to be launched by year end.

Yeoh added that YTL would improve the infrastructure around Sentul through its involvement in the RM55mil Mahameru Highway project, which was due for completion in 2007.

ZaHiRnYa???

May 25th, 2004, 02:44 AM

Na....I don't think so :D

baqthier

May 26th, 2004, 03:24 PM

From THESTAR
http://biz.thestar.com.my/news/story.asp?file=/2004/4/26/business/7833032&sec=business

Affordable apartments near Bandar Utama

BY C.S. TAN

One of the features of housing in this country is that most people can afford a house or an apartment, unlike Taiwan or South Korea.

Even in a fairly expensive area like Bandar Utama in Petaling Jaya, you can buy an apartment that is affordable to most working people.

Metro Kajang Holdings Bhd is developing these apartments in that township area.

Chong Yong Han
They are really condominiums as they come with facilities such as swimming pool and gymnasium. Nearby, asking prices for double-storey houses in Bandar Utama are around RM480,000.

Metro Kajang's condos in the same area are priced about RM180,000 each, and less for the earlier phases. Small wonder that the public has snapped up whatever it has put into the market.

It is more the norm that condos are priced at just a small discount to the prices of houses in the same neighbourhood.

Metro Kajang has sold all the condos in its Pelangi Damansara 1 project that is located near the Mutiara Damansara and Bandar Utama townships. Pelangi 1 involves the development of over 2,000 condo units.

The company is now developing Pelangi Damansara 2 on the other side of Bandar Utama, near the head office building of TV3.

This will have six blocks of condos.

?It is walking distance to One Utama,? said finance manager Tan Wan San.

This is an attractive selling point. One Utama is one of the most popular shopping complexes in PJ.

In the Pelangi 2 project, Metro Kajang launched and sold out last month all the 648 units in phase one that covers three condo blocks.

The group commenced sales of the fourth block under phase two last Saturday, its general manager for property Chong Yong Han told StarBiz.

As in phase one, phase two comprises three blocks of condos of 648 units. The rest of the last two blocks will be launched at a later date.

Given the strong demand for the earlier phase, it is no wonder that prices for the latest launch are higher. Prices for condo units in this block start from RM180,000 compared with starting prices of RM160,000 in the earlier blocks.

?The latest block will have a better standard than the first phase. It will have better designs, landscape and finishing,? Chong said.

The almost instant take-up rate the condo units took the company by surprise. ?Initially, it was planned for Pelangi 2 to be sold over one year. Now, it appears all the units may be sold in two months,? Tan said.

baqthier

June 3rd, 2004, 06:33 PM

From The Star

RM4bil Malaysia and Singapore properties on offer at HOC 2004

A TOTAL of RM4bil worth of Malaysian and Singaporean properties will be offered at the Home Ownership Campaign 2004 (HOC) at Kuala Lumpur's Mid Valley Megamall from June 24 to 27.
The campaign comprised 100 projects, with seven projects from Singapore totalling S$800mil, said SK Brothers Realty Sdn Bhd chief executive officer Charlie Chan.
The properties offered were located mainly in the Klang Valley, while others were in Johor Baru, Malacca, Penang and Singapore.
Chan was speaking at a media conference on Tuesday to announce SK Brothers' collaboration with Propnex Realty Pte Ltd, one of the largest real estate firms in Singapore.
Chan said this was the first time a Singaporean group was involved in its annual HOC and would help promote the Malaysia, My Second Home programme.
Propnex Realty chief executive officer Major Mohamed Ismail said the Malaysian government's support for the Malaysia, My Second Home programme, had renewed confidence in Singaporeans to invest here.

baqthier

June 7th, 2004, 12:55 AM

Article Greg found

From NST

Recognition factor

The road to recognition in real estate begins with making the right acquisition - one that not only promises profits or high yields but also causes the rest of the industry to sit up and take notice.

Opportunities to acquire such properties don?t present themselves that often and when they do, competition for them is stiff. For this reason, serious property players shouldn?t miss Pengurusan Danaharta Nasional Bhd?s (Danaharta) month-long Specific Tender that?s kicking off on Jan 12.

On offer by the national asset management company are four high profile properties in equally high profile locations that offer as much in potential as they do in bragging rights.

Appreciable investments
Of the properties, two are investment gems capable of producing returns that are bound to whet the appetite of the most demanding investor.

The first is an instantly recognisable landmark in Kuala Lumpur that started life as a wet market in the 1930s before being refurbished and converted into a cultural shopping centre.

Located along Jalan Tun Tan Cheng Lock in the heart of KL?s old banking district, this one-and-a-half-storey building has an occupancy rate of 96 per cent for its 139 retail lots, 122 kiosks, 17 hawker stalls and food-court.

Based on its Indicative Value (IV) of RM34 million for its sub-lease expiring in 2064, an average monthly rental of RM6psf and an occupancy rate of 96 per cent, the successful bidder of this property is looking at a nett passing yield of 12.7 per cent per annum.

But that?s not all. A closer look at this popular tourist attraction will reveal that only about 50 per cent of its nett useable area of 59,154sq ft is currently being utilised. This means the potential to further enhance its yield is present.

In fact, a 30 per cent increase in rental rates in line with industry norm and enhancing the efficiency of the nett useable space by 10 per cent would increase the yield of this building with an unexpired term of 61 years on its sub-lease to over 13 per cent per annum.

Such double-digit returns should catch the attention of Real Estate Investment Trust (REITS) companies.

Given its high profile and landmark status in the city, the building has the potential of being the star in any REITS portfolio.

The second property comprises 131 hotel rooms (out of a total of 445 rooms), four apartments and 14 penthouses in a beach resort in Tanjung Kling, Malacca.

Like the preceding property, this resort located about 10km from Malacca city centre is also instantly recognisable and able to generate the yields that wouldn?t make it out of place in a REITS portfolio.

The potential of the tourism industry will obviously weigh heavily on its success. No doubt, many believe that the tourism industry in general is still far from its best form. Even so, the upside for this property is tremendous, and given the yields that it can currently generate, it is worth serious consideration by buyers scouting for investment opportunities in the tourism sector.

Consider the numbers: Based on the average occupancy rate of 55 per cent it achieved in 2002 and its IV of RM29.061 million, the successful bidder renting out just 72 of the 131 hotel rooms at RM120 per night would be looking at a gross passing return of 10.8 per cent per annum.

Development high
In Danaharta?s Specific Tender are two parcels of land that make for sound springboards for successful ventures.

First off, is a three-acre freehold site along Jalan Sultan Ismail in the heart of KL?s Golden Triangle amidst the most prominent buildings in the country.

Situated opposite Concorde Hotel and with a KL Monorail station just a stone?s throw away, this lot, which also enjoys frontage onto the quieter Lorong P. Ramlee, was originally planned for a commercial development comprising three highrise towers of 28-, 29- and 43-storeys, a seven-storey podium and an eight-level basement car-park.

Plans for the project have been submitted to the relevant authorities which acknowledged its viability in 1995, but withheld final approval pending the finalisation of certain technical details.

In any event, should the successful bidder decide not to implement the original idea, it could consider undertaking a six-star condotel cum office and/or retail venture capitalising on the property?s dual frontage advantage.

On the Jalan Sultan Ismail side measuring 324ft, the investor could construct the commercial face of the project comprising office suites and/or retail lots that could be rented out for recurring income.

Meanwhile, the more secluded Lorong P. Ramlee face measuring 171ft could serve as the entrance to a condotel or serviced apartment.

Such a venture would justify the acquisition of this property pegged at an IV of RM55 million or RM420psf.

After all, six-star serviced residences within a one kilometre radius of the world?s tallest buildings, the Petronas Twin Towers, have been transacting in the region of RM650psf to RM700psf.

Based on its permissable plot ratio of 3.9 and an efficiency of 75 per cent, the new owner/developer can build a strcture with a gross built-up area of at least 357,000sq ft.

The second development land in the Specific Tender with an IV of RM21 million or RM5psf represents a rare opportunity to capitalise on the tourist traffic of the popular Genting Highlands Resort.

On offer is a 94.851-acre freehold lot originally planned as the theme park component of a 348-acre resort venture that was to comprise bungalow plots, luxury condominiums and high-cost apartments, approved by Majlis Daerah Bentong in 1988.

Two alternatives present themselves. The successful bidder could rekindle the theme park component to tap into the popularity of Genting Highlands Resort located 1,000ft higher, or submit fresh plans for say a college campus with saleable dormitory-style apartments for students. However, the former would entail fresh submission as the original approval has since lapsed.

For more information on Danaharta?s Specific Tender, call Azleen at 03-5101 5713; Ai Leen at 03-5101 5712, or log onto www.danaharta.com.my

- Property Times 10 Jan 2004 issue -

<< BACK ...............................................................................

Copyright ? NSTP e-Media Sdn. Bhd. All rights reserved.

ZaHiRnYa???

June 7th, 2004, 07:09 AM

Wow....6 star serviced residence. Impressive. Will that be the highest rated star given to a serviced residence in Malaysia?

baqthier

June 8th, 2004, 09:35 AM

From The Star

Laws on service apartments

Govt looking at ways to protect owners

KUALA LUMPUR: The Housing and Local Government Ministry is looking at legislation to protect buyers of service apartments.
Minister Datuk Seri Ong Ka Ting said present laws under the ministry did not govern service apartments, as they were not categorised as residential property.
This was because some developers would rent out the property like hotels and the Housing Developers Act 2002 does not provide legal protection to such apartments, he said.
?I have brought the issue to the Cabinet and when approved, the ministry will be able to monitor these apartments,? Ongtold reporters at the Parliament lobby yesterday.
He said the ministry had voluntarily made some amendments to existing housing laws to include protection for service apartment owners.
Ong reminded local and state authorities to be careful when approving projects for service apartments to ensure that the developers had the necessary capital and good track record.
On another matter, he said the ministry had blacklisted 22 developers for various offences under the Act.
?Some of them have been involved in abandoned projects and late delivery of houses following complaints from house buyers,? Ong said, without naming the developers.
He said another 29 developers have had their licenses suspended for similar offences.
Ong also said developers were required to submit a progressive report on their projects twice in a year, in January and July.
?This is to ensure the developers keep to their schedule as well as keep the ministry informed of the work progress,? he added.
When asked if there were any developers who had failed to meet the deadline for their progressive reports, Ong said the ministry has been receiving encouraging response from the developers.

THT-United

June 8th, 2004, 04:40 PM

Sunway Suites : I have no idea where is this located..well maybe in Sunway like the name mention :D
Sunway Suites is that tall block located directly behind the Pyramid... It is between Pyramid itself and the Lagoon Resort...

baqthier

June 15th, 2004, 06:49 AM

From The Star

Housebuyers? rights endorsed

BY CHELSEA L.Y. NG

PUTRAJAYA: The Federal Court handed down yesterday a landmark judgment endorsing the rights of owners of housing units bought before December 2002 to file claims with the Homebuyers Claims Tribunal.

Chief Justice Ahmad Fairuz Sheikh Abdul Halim ruled that the tribunal had jurisdiction to hear disputes relating to houses bought before Dec 1, 2002, the day the amendment to the Housing Development (Control and Licensing) Act 1966 came into effect.

The amendment was made to establish a tribunal to speedily solve claims of RM25,000 and below.

Ahmad Fairuz, who sat with Federal Court judge Justice P.S. Gill and Court of Appeal judge Justice S. Augustine Paul, also decided unanimously that the punishment set out in Section 16AD of the Act had no relevance to the tribunal's jurisdiction issue.

(The appellant, Westcourt Corporation Sdn Bhd, had claimed that allowing the punishment to cover cases of houses bought before December 2002 was tantamount to allowing criminal law to operate retrospectively against the developer and was ultra vires Article 7 of the Federal Constitution)

?Section 16AD does not violate Article 7 (1) of the Federal Constitution. It is a valid law,? said the Chief Justice.

?We therefore dismiss the appeal. We will provide reasons in full in the grounds of our judgment later,? he said.

The court had earlier heard arguments by Attorney-General Tan Sri Abdul Gani Patail, who represented the tribunal, and counsel Lambert Rasaratnam, who acted for the developer.

Gani submitted that the Act was a piece of social legislation enacted to protect housebuyers from unscrupulous developers.

?These purchasers need protection, whether the sites are sold before, contemporaneously with and after completion of the houses,? he said.

The criminal-natured punishment set out in Section 16AD, he argued, had no nexus with the breach of the sale and purchase agreement.

?The offence punishable by Section 16AD is not the breach of contract but non-compliance of an award handed down by the tribunal.

?By no way can we stretch our imagination to the extent of connecting the breach of S&P to the penalty for non-compliance of the award,? he said.

Gani was replying to Rasaratnam?s contention that criminal law had been allowed to operate on the developer retrospectively when the tribunal awarded a housebuyer compensation for a unit bought before December 2002.

Rasaratnam argued that the punishment section ought to be applied prospectively.

Under Section 16AD, an offender who does not comply with an award could be fined up to RM5,000 or jailed up to two years, or both.

In the case of a continuing offence, the offender could be imposed an additional fine of up to RM1,000 per day after the conviction.

The case began in the tribunal with about 50 housebuyers claiming against several developers, including Westcourt Corporation.

The tribunal had ruled in favour of the housebuyers but the developers took their case for a judicial review at the High Court.

The High Court then declared that the tribunal did not have the jurisdiction to hear claims on properties purchased before the amendment of the Act.

The housebuyers appealed and on Dec 18, the Court of Appeal set aside the High Court judgment and ruled for the buyers.

Westcourt Corporation then filed its application for leave to appeal and at the end of last month, it obtained leave from yesterday?s panel to appeal.

baqthier

June 22nd, 2004, 06:55 AM

From The Star

HK and Taiwan actors buying property in Penang

BY SYLVIA LOOI

PENANG: The property scene here is abuzz with speculation that several big names from Hong Kong and Taiwan are eyeing or have invested in properties on the island.

The latest name is Taiwanese movie star Richie Jen, who has spoken of his intention to invest in a holiday and retirement home here.

Jen, who was here over the weekend, said he would prefer a house by the beach, which he could make his permanent home upon retiring from singing and acting.

He also said he would consult ex-Bond girl Datuk Michelle Yeoh for advice as she had reportedly invested in a Penang property.

Yeoh is speculated to have invested in a condo costing between RM1.6mil and RM1.7mil in Gurney Drive.

Speculation over superstars eyeing or investing in expensive property, especially those overlooking the North Channel, is not new.

Hong Kong action superstar Jackie Chan and ?heavenly king? Andy Lau are among those said to have purchased property here.

Chan?s name has been linked to a high-end residential property in Tanjung Tokong while Lau is said to have invested in a 4,000 sq ft condo in Gurney Drive.

More speculation has it that Hong Kong actor Simon Yam is the owner of a posh sea-front condominium on the island's southwest, with a commanding view of Penang Bridge and the resort in Pulau Jerejak.

The actors have generated a lot of interest and welcomed by the real estate and housing industry here.

Real Estate and Housing Developers Association Malaysia (Rehda) Penang branch chairman Datuk Eddy Choong welcomed the news.

?I hope they will recommend investing here to their friends,? he said.

Said an estate agent: ?Such speculation is good for the industry and can help sell projects.?

Star power can sell, as developer Belleview Group can attest to, after appointing popular Hong Kong comedic actress Yuen Keng Tang to promote the Symphony Park and Vantage Point projects in Jelutong.

Those who follow the popular TVB serial War of the Genders and Virtues of Harmony (currently aired over Astro?s Wah Lai Toh channel) will not fail to recognise Yuen, who appears on giant billboards and banners near Komtar and in Jelutong.

Reprising her role as ?Sin Cher? the eccentric legal firm secretary in War of the Genders, Yuen appears in old-fashioned glasses with hair knotted in a bun.

A company official said that Yuen?s appointment as spokesperson helped sell units in

the Symphony Park project, adding that prices had appreciated.

baqthier

June 24th, 2004, 06:13 AM

BANDARAYA IS BACK WITH MORE!!!!!!!!!

From the edge
http://www.theedgedaily.com/cms/content.jsp?id=com.tms.cms.article.Article_515c1256-cb73c03a-1e29b990-60165112

Bandar Raya to buy more land

Bandar Raya Developments Bhd plans to increase its land bank by an additional 132ha to 220ha in the Klang Valley for middle- to high-end development projects, says its chairman Datuk Mohamed Moiz.

?We are looking at a bigger land bank,? Mohamed told reporters after Bandar Raya?s AGM in Kuala Lumpur on June 23. He said the company was in discussions with various parties.

Mohamed said besides the RM1.2 billion Capital Square, another major undertaking was a residential-cum-commercial development project with a gross development value (GDV) of RM400 million in Jalan Binjai, Kuala Lumpur.

He said the project would be launched in the fourth quarter. The company was ?very excited? about the project, which is located a short distance away from KL City Centre?s Petronas twin towers, he added.

?We believe it will take the market by storm,? Mohamed said.

Bandar Raya chief executive officer Datuk Jaganath Sabapathy said the company should be ?very profitable? from 2005 onwards as the company had a total GDV of RM1.5 billion for 2004 and 2005.

Moreover, the company would reap the benefits of its subsidiary Mieco Chipboard Bhd's new RM300 million plant in Pahang, which was on target to start commercial operation by early next year.

Jaganath said Mieco was contributing about 53% to the Bandar Raya's bottomline. He said development projects? contributions would go up 60% from 2005 onwards.

mams

July 23rd, 2004, 07:56 PM

It's all happening at PJ Golden Triangle

THE Golden Triangle of Petaling Jaya, comprising Bandar Utama, Damansara Perdana and Mutiara Damansara, is poised to be one of Malaysia's leading “happening” places.

This modern leisure, entertainment and shopping hub got a further boost this year with the grand opening of the 1 Utama Shopping Centre's RM300mil Phase 2 in January and the completion of the Sprint Expressway's Penchala Link in February. October is expected to see the completion of The Curve, Petaling Jaya's centre of fashion and dining with 166 fashion outlets, 79 F & B outlets, an art village and a boutique hotel.

The Cathay Cineleisure will be opened this December. This entertainment hotspot will have a 20-screen cineplex, a 60-lane bowling alley and clubs.

How do the three developments stack up?

·Mutiara Damansara: The attractions are, you can say, big. You have Asia's largest Ikea, South-East Asia's flagship Tesco store, and the Ikano Power Centre where every store is like a mini anchor.

The Curve and Cathay Cineleisure are located just next door.

·Damansara Perdana: It has four fairly unique attractions albeit on a smaller scale – The Place (a cosy, tropical-style food and beverage centre with palm trees and water features); the Tropics shopping centre (initially meant to be a neighbourhood centre but its 110,000 sq ft of net lettable space is being turned into the country's first factory outlet, with an anchor tenant, two junior tenants, 135 retail lots and many kiosks); the Metropolitan Square; and the Perdana Walk, a belt of alfresco eateries, similar to the Bintang Walk.

When this township is completed in 2011, it will have 14,500 residential properties (including bungalows priced around RM5mil). Its residential and working population alone is expected to sustain the viability of its commercial components.

·Bandar Utama :This is the more established of the three developments. It boasts the 1 Utama shopping centre and Centrepoint, a neighbourhood-style retail centre.

The new extension has made 1 Utama possibly the biggest shopping centre in Petaling Jaya with 600 retail lots, a total gross area of 5 million sq ft and a combined retail space of 1.68 million sq ft. There is also a proposed business class hotel, medical centre and a retirement village in Bandar Utama.

It may not be too long before more people choose to hang out in this exciting hub rather than drive to Kuala Lumpur and suffer the city's traffic jam. For those who like to dine alfresco or chat with friends over a cup of cappuccino, the Golden Triangle of Petaling Jaya offers numerous eateries in a modern and conducive setting compared to congested Bangsar where finding a parking space is always difficult.

High-end developments such as Aman Suria, Damansara Legenda, Kota Damansara, Taman Tun Dr Ismail, Bandar Utama, and Country Heights Damansara have markedly increased the level of affluence in the area. The opening of the Sprint highway has also brought the affluent Sri Hartamas and Mont' Kiara areas closer to this exciting hub.

Property prices have surged in recent years with strong demand for this prime location. For example, when the high-rise apartments in Damansara Perdana were launched in 2000, they were priced at about RM150 per sq ft (psf). The price shot up to RM220 to RM250 psf in 2003 and it is projected to hit RM350 psf next year. Compare this to the RM400 to RM450 psf for condominiums in Mont' Kiara, a few minutes' drive away.

Likewise, retail lots in The Tropics were priced around RM500 psf two to three years ago, but now the developer's selling prices of shop lots in the Metropolitan Square are around RM1,000 psf!

It is a success story for MK Land Bhd whose subsidiary Saujana Triangle Sdn Bhd has sold RM1.8bil worth of properties in the RM8.3bil Damansara Perdana since it first launched Malaysia's first e-lifestyle township in 1996. Things are moving quite fast these days for Damansara Perdana.

Like in most commercial developments, the shop offices in the Perdana Business Centre were vacant for a few years after they were completed in 1999.

However, over the past year or so, more and more shops and offices are being occupied.

There is a nice budget hotel here. The roads are wide and the developer has placed colourful street objects to spruce up the place. There is plenty of surface parking.

There are three or four cafes in The Place since the complex was handed over last December. The units here have been fully sold. Across the road is the proposed Metropolitan Square, a six-block condominium cum commercial development that offers a complete range of world-class facilities including a modern two-storey clubhouse featuring the first glass-edged pool in Malaysia.

There is also a multi-feature swimming pool, consisting of a leisure pool, a bubble tub, aqua aerobics, and water jets among others.

Saujana Triangle Sdn Bhd chief operating officer Peter Chan said the township had transformed a great deal over the past year.

“Rentals have risen quite fast and a lot of people are moving into the shop offices. There were many smaller family businesses during the last six months but of late, the weaker tenants have moved out. Coming in are more established companies like 7-Eleven and Hong Leong,” he said.

On the Tropics, Chan said things were still “a bit slow”. “We're in the process of doing a few things like livening up the place with street arts like those in Tokyo's Roppongi Hills and getting a fashion group as anchor tenant,” he said, adding that there were plans to have a children's centre which would among other things have a child development centre and a library where one could rent toys.

There would also be a Penang lifestyle centre where people can enjoy Penang hawker fare.

He said the Metropolitan Square's ground floor shops had been fully sold.

“People queued up to buy the shops when we launched it last year,” he said, adding that the first condominium block with 396 units had been sold out while the second block with 252 units is about 50% sold.

s While everyone seems to be zooming into this Golden Triangle, there are fears that the whole place may face traffic congestion in future. However, for the moment, traffic situation is still all right.

Checks showed that during weekdays, especially in the morning and afternoon, the shopping centres and hypermarkets here are fairly quiet.

baqthier

July 26th, 2004, 08:58 AM

From The Star

Better economy expected to improve office occupancy rate

While the residential property sector has shown improvement in the last 12 to 18 months, the commercial property sector has lagged behind. Despite reports of a glut in commercial units, there is good news for the industry. StarBiz' assistant news editor Angie Ng and journalist Angie Ang spoke to developers and property consultants to check out the pulse of the industry and the outlook ahead.

Menara Milenium-one of the recently transacted office buildings.
http://biz.thestar.com.my/archives/2004/7/26/business/p18menara.jpg
http://biz.thestar.com.my/archives/2004/7/26/business/b_18capital.jpg

ALTHOUGH the Klang Valley has a surplus of 20 million sq ft of office space market, the oversupplied condition is not occurring in all sub-segments, said Khong & Jaafar Sdn Bhd managing director Elvin Fernandez.

?Thus while the older, poorly located and poorly managed buildings have high vacancies, the new and better located buildings and those that are a better fit in terms of tenant preferences, are doing fairly well in terms of increasing occupancy and increasing rental charges,? he said, adding that rents in these preferred buildings were rising slowly in line with the improving growth rates in the economy.

Colliers, Jordan Lee and Jaafar Sdn Bhd managing director Tangga Peragasam agrees.

?There are no problems selling or leasing commercial properties in good locations. In fact, demand for these properties has recovered,? he said.

According to Tangga, good locations for office space include the Golden Triangle and for retail ? Mid Valley, Kuala Lumpur Central Business District and Bukit Bintang.

Fernandez expects prime office rent to pass the benchmark of RM4 to RM5 per sq ft (psf) per month level, bringing the market to above levels that support the cost of putting up such buildings.

?It will mark a milestone in the development of the market since the Asian Financial crisis.

?With rents for these 'market fit' buildings looking upward, the initial returns for potential investors of office buildings are exceptionally high at this point in time,? he said.

According to Fernandez, the well managed and well located shopping complexes, both suburban and downtown are also good, with increasing rents based on strengthening turnovers, despite the overall oversupply in the market.

Tangga said retail rental charges had risen by 15% to 20% in the past three years with places like Bukit Bintang commanding RM25 to RM35 psf per month and Mid Valley RM15 to RM35 psf.

?There is also high demand for two- or three-storey shop houses in Bangsar, which have been sold for RM4mil compared with RM3mil one or two years ago. Three storey shop offices in Desa Sri Hartamas are going for RM2.5mil to RM3mil, up from RM1.5mil two years ago,? he said.

On return on investments, Tangga said an average return would be 6% to 7% for retail and office properties and 5% for poorer locations.

?This is expected to continue in the next six to 12 months,? he said.

CH Williams Talhar & Wong Sdn Bhd managing director Goh Tian Sui said bank mergers, which caused right sizing and movements, had put some initial pressure on office space demand but this had stabilised.

?Office users had moved out but there was no expansion of space by other businesses. With the recovery in the economy, there has been improvement in the office space take-up rate. It is moving on nicely,? he said.

However, he concurred that some office space, especially those in the outskirts of the Kuala Lumpur central area would continue to be vacant due to its not so desirable location.

Goh expects the vacancy rate to generally reduce for all commercial property segments going forward with the underlying factor that the economy would do well.

?Supply is more or less fixed as developers are now more cautious and not really building very much. However, this could lead to an upward pressure on rentals, especially in sub-markets where current occupancies are good,? he said, adding that the main growth areas consisted of new townships like Kota Damansara, Kota Kemuning, Puchong and Cyberjaya.

The firm's first-quarter report for the office sector in the Klang Valley recorded a vacancy rate of 18% with prime rates stable at RM4 to RM6 psf per month.

YY Property Solutions (in association with Cushman & Wakefield) chief executive officer Y.Y. Lau noted that there had been active transactions in the high-rise purpose built office market for sales and investment purposes in the past 12 months.

Recent transactions on existing buildings include Menara Weld, Menara Milenium, Mui Plaza and Wisma KFC.

Lau said activities in the rental market were also picking up, especially from existing companies, which were upgrading and expanding with some notable transactions related to financial services and insurance.

baqthier

July 26th, 2004, 08:59 AM

From The Star

Better times in store for commercial properties

While the residential property sector has shown improvement in the last 12 to 18 months, the commercial property sector has lagged behind. Despite reports of a glut in commercial units, there is good news for the industry. StarBiz' assistant news editor Angie Ng and journalist Angie Ang spoke to developers and property consultants to check out the pulse of the industry and the outlook ahead.

ALTHOUGH still in an early stage of recovery, the commercial property sector is starting to see better times ahead with quite a few major developments planned or under way in Kuala Lumpur and the Klang Valley.

These include Pavilion in Bukit Bintang, Capital Square in the KL central business district (CBD) and Mutiara Damansara's integrated lifestyle commercial development, which encompasses Ikano Power Station, The Curve, Cine Leisure Complex and the adjacent 1 Utama Shopping area, within the golden triangle of Petaling Jaya. Other major cities like Penang and Johor Baru are also beginning to show increased demand for commercial properties.

Lai Voon Hon
Visitors to Kuala Lumpur will not fail to notice the robust retail complexes and the sprouting of new food and beverage (F&B) outlets and kiosks along the busy Jalan Sultan Ismail right through to the periphery of the Kuala Lumpur City Centre (KLCC) and Jalan Bukit Bintang.

The city's skyline and landscape are changing by the day and if one has not been to the city in the past one to two years, it is like walking into an alien city with new landmarks in all corners.

With the foreign exchange advantage on Malaysia's side, thanks to the weaker ringgit against other major currencies, the country is rapidly growing into a favourite shopping and tourism paradise of the East.

With more concerted efforts between the Government and industry players to promote the country's retail, food and beverage (F&B) and tourism potential, more positive news will continue to unfold and benefit the commercial property sector.

Major property groups such as YTL Land & Development Bhd and Bandar Raya Developments Bhd have already anticipated what's coming and plans for the re-modelling of the Star Hill shopping centre by YTL into one of KL's biggest F&B complex and Bandar Raya's Manhattan-style apartments, state-of-the-art offices, a shopping centre and a hotel at Capital Square, are signs of the better times ahead.

Datuk C.K. Wong
Besides the KL city centre, the bubbly addresses of Mont'Kiara and Sri Hartamas will continue to see more F&B and commercial office space being added due to the strong population growth in these areas.

Quite a few recently launched commercial projects have received very encouraging take-up and most of the interests are for shop houses and shop offices in thriving neighbourhoods and developments in new growth corridors such as the fast expanding Damansara and south Klang Valley.

Prime retail centres are also enjoying higher rental rates and better occupancy. Just as in residential properties, location is an important consideration in commercial property purchase.

The return on investment or yield is also important because many purchasers of commercial properties are investors looking for reasonable yields of at least 6% to 8% per annum.

According to Ireka Corp Bhd executive director Lai Voon Hon, certain commercial sub-sectors such as retail/shopping centres, hotels and shop houses in strategic locations, especially established residential and well-planned developments, have started to perform well in terms of take-up rates, occupancy and yield.

?On the other hand, speculative office premises and shop houses in secondary market and industrial property are still facing an overhang situation. The overhang issues are currently mostly confined to secondary locations.

?If the economy continues to grow beyond 5% and if the tourists and business arrivals continue to improve, I believe the demand for good quality commercial spaces in strategic locations will be stronger in the next two to three years.

Peter Chan
?Certain sub-sectors in secondary locations will continue to face glut in the next two years,? Lai told StarBiz.

Products that can move fast include retail development in favourite addresses with large catchment residential areas such as Mont'Kiara, Sri Hartamas and Damansara; shop offices/shop houses in town centres where there is pent-up demand; and high quality offices with more modern amenities or intelligent features in the KL city centre and Mont' Kiara vicinity.

MK Land Holdings Bhd's Damansara Perdana development on 598 acres, adjacent to Mutiara Damansara, is reaping the synergy of a bustling neighbourhood and the improved accessibility provided by the Sprint Expressway Penchala Link since it was opened in February. Undertaken by MK's subsidiary Saujana Triangle Sdn Bhd, most of the commercial developments in the township have been very well received.

Saujana Triangle chief operating officer Peter Chan said the latest launch involving the Metropolitan Square retail shops last December attracted a long queue of buyers. All the 35 units, with sizes of 220 sq ft to 2,869 sq ft and priced between RM850 to RM1,000 per sq ft (psf), were sold within the first few days.

?The capital appreciation of our commercial properties here has been quite strong since the first commercial precinct, Perdana Business Centre, was launched in 1996. Then, the 164 units of 3- and 5-storey shop offices fetched an average price of RM225 to RM250 psf. By the time Perdana The Place was launched in 2001, the price has appreciated to an average of RM520 to RM550 psf,? he added.

Chan said the strong interest was spurred by the thriving ongoing development in the whole area, which encompasses Mutiara Damansara and Bandar Utama, into the new retail, F&B and fashion hub of the Klang Valley.

Glomac Bhd executive vice-chairman Datuk Richard Fong said shop offices in selected locations offered the best potential and to take advantage of the positive market scenario.

The company will launch its latest commercial development, Glomac Square, next month. Located behind the Giant Hypermarket in Kelana Jaya, it comprises 75 units of 3-storey and 22 units of 2-storey shop offices and will be priced from RM1.1mil to RM1.4mil.

Sunway City Bhd managing director Datuk C.K. Wong said the company would be concentrating on the development of shop offices in the Dataran Sunway ? Sunway Damansara areas. Another 72 units priced from RM1.2mil will be available for launch next month.

baqthier

August 4th, 2004, 12:26 PM

From The Star
Serviced apartment boom in Klang Valley

MOTORISTS travelling along Jalan Tun Razak in Kuala Lumpur must have noticed two large banners with the words ?Golden Avenue Serviced Apartment? hanging on the uncompleted Tristar Service Apartment project.

The Tristar project, undertaken by Instangreen Corp Bhd, was about 30% completed (with more than 80% of its 700 units of apartments and offices sold) before it got into trouble. The uncompleted structure next to an LRT and monorail station had become an eyesore over the past few years.

The LBS Bina group, in reviving the project recently, became one of the latest reputable developers to jump on the serviced apartment bandwagon.

The freehold Golden Avenue comprises 739 units of serviced apartments in a pair of 20- and 23-storey blocks atop an 11-storey car park and a five-storey retail podium. The fully furnished units, with sizes ranging from 305 sq ft to 1,452 sq ft, are priced from RM153,000 to RM727,000. Purchasers get 5% guaranteed rental returns for the first two years and free five-day stay per year.

LBS Bina assistant general manager Christina Kaw said the Golden Avenue's units were priced around RM500 per sq ft (psf) compared with between RM400 psf and RM600 psf for some serviced apartments in the city.

She said Tristar had an office tower and a serviced apartment tower. ?However, we have converted both towers into serviced apartments as we feel that offices are difficult to sell. We are giving a wider range of layouts,? she said, adding that response had been encouraging since the soft launch about a month ago.

Another project that has been revived is the former CN Gallery, now renamed as NAS Pavilion, which was launched on Jan 9 this year. Strategically located next to the Berjaya Times Square and a stone's throw from a monorail station at Jalan Imbi, it will have 438 units of furnished serviced residences with prices ranging from RM198,800 to between RM568,680 and RM1.6mil for the nine penthouses. Sales have been quite good.

One can expect more of such projects to be revived. Everyone seems to be pretty gung-ho over the improved economy and many developers have been launching and reviving serviced apartment projects in the city and the outskirts. Certain stalled office and hotel buildings also have the potential of being turned into serviced apartments.

The current serviced apartment boom is reminiscent of a similar boom prior to the last recession that hit this country in the middle of 1997. Keen competition has forced developers to woo buyers with lots of goodies, including hefty discounts and themed concepts.

The Golden Avenue serviced apartments will be built on the abandoned Tristar project.
There seems to be some haste in launching these projects with the Housing and Local Government Ministry planning to legislate such developments, as they do not fall under the ambit of the Housing Development Act (HDA).

As if in anticipation of new laws that might affect their projects, some developers have included conditions in their sale & purchase agreement (SPA) to protect themselves. These include having the purchaser refunding to the developer any additional fees, expenses, charges or taxes as a result of the coming into force of any laws, by-laws, rules or regulations after the execution of the SPA.

Developers of serviced apartments feel that legislating serviced apartments would not prevent projects from being abandoned. ?You can have the Housing Development Act but all it takes is for an ingenious developer to mess things up. What is more important is to have a responsible developer,? said one developer.

Although there is no requirement for a HDA project account for serviced apartments, developers feel that buyers should not be unduly worried as lending banks imposed strict rules.

?The banks impose an escrow condition on the project's finances. They want to be a signatory to a project account to ensure that all income and expenses are properly verified. They also want to know the sales update.

?Banks are very careful on whom they lend to these days and they want to have a say,? said Masteron Sdn Bhd general manager Alex Tan.

Klang-based Titijaya Group has a project account for its e-Tiara serviced apartments in Subang Jaya and its SPA is very similar to the normal SPA. More than 90% of its 304 units had been sold since its launch in May.

So who else are into the serviced apartment business? Well, practically everyone from big names to unknowns.

The Choy Fook Onn & Sons Realty, through its unit Utararia Development Sdn Bhd, is creating a Japanese garden with a large Koi pond in its Koi Tropika serviced condominium in Puchong.

Its Phases 1 and 2 had been fully sold. There are two 10-storey and two 20-storey condominium blocks and two shop office blocks. The units are priced from RM115,920 with built-up areas of 846 sq ft to 1,188 sq ft. The phase 3 block launched in April was about 80% sold early this month.

Many buyers were attracted by the 10% rebate and free items, including a parking bay worth RM5,000, imported kitchen cabinet, lighting fittings and fixtures, two air conditioning units, iron grills at the entrance and dry yard, plaster cornices for living, dining and rooms, water heater, shower screens for bathrooms, ceramic tiles for dry yard, and ceiling fans for two bedrooms.

The Mayland Group has several serviced apartments in Kuala Lumpur. These include the Windsor and Waldorf Tower luxurious serviced apartments at Sri Hartamas that boasts a 60,000 sq ft Balinese-themed sky garden cum clubhouse, The Tower downtown serviced apartment opposite to Capital Square and the Park View serviced apartment opposite the KLCC.

The Heritage serviced residence (next to the Mines Resort City) in Seri Kembangan also drew a lot of interest. The studio unit is priced from RM159,990 where 90% of the first block was sold within three weeks of launch late last year.

There are several new serviced apartments in Petaling Jaya. They include the Millenium Place smart serviced apartment in Section 14, where the units are priced from RM179,800, Sunway City Group's high-end furnished serviced suites in Bandar Sunway and the 60-unit Perdana View boutique serviced residence in Damansara Perdana. They have been reported to be selling well.

Among the new ones in Kuala Lumpur are the 900-unit Berjaya Times Square Service Suites, UMLand Bhd's 247-unit Seri Bukit Ceylon serviced residence, Goldhill Group's 38 Bidara (from RM488,888) and its newly launched 176-unit Goldhill Gardens in Jalan Raja Chulan where a one-bedroom unit is priced from RM398,000. Units come with free items like car park bay, designer kitchen and wardrobe worth RM100,000. There is also the proposed 240-unit Casa Mutiara (from RM100,000), Sri Acappella near Giant Shah Alam, and the Amcorp Serviced Suites, off the Federal Highway.

The proposed RM3bil Pavilion Kuala Lumpur, a world-class integrated commercial development, will feature a luxurious serviced apartment apart from a six-star hotel, shopping and entertainment mall and a corporate office tower.

However, not everyone is turning their commercial land into serviced apartments. TTDI Harta Sdn Bhd recently launched two condominiums in Taman Tun Dr Ismail. The Residence condominium sits on residential land while The Plaza condominium is on commercial land. Both are priced at around RM260 psf and buyers get two free parking bays.

baqthier

August 4th, 2004, 12:32 PM

From The Star, Monday July 26, 2004

Consultants: Developers need to conduct proper market research

While the residential property sector has shown improvement in the last 12 to 18 months, the commercial property sector has lagged behind. Despite reports of a glut in commercial units, there is good news for the industry. StarBiz' assistant news editor Angie Ng and journalist Angie Ang spoke to developers and property consultants to check out the pulse of the industry and the outlook ahead.

Sunny Lai
INADEQUATE market information on the supply and demand for commercial space has largely contributed to the mismatch still existing in the market, developers and property consultants concurred.

Many also agreed that shop offices in prime areas such as the Kuala Lumpur city centre, Bangsar, Bandar Utama-Mutiara Damansara location, Mont?Kiara, Sri Hartamas, Petaling Jaya and Subang Jaya offered the best potential in take-up.

Despite reports of unoccupied office buildings, the consensus is on the limited supply of prime or Grade A office space in the city centre to cater to the projected higher needs in the short term.

To keep up with the market needs for well-planned office space with good supporting facilities and the right environment, developers have to be more innovative and ?think out of the box? to anticipate future trends now.

Lack of property information pertaining to demand and supply for commercial space has resulted in pent-up demand in some highly sought-after addresses and an overbuilt situation in other less sought-after places.

Jones Lang Wootton senior vice-president Sunny Lai said one of the main contributors to the prevailing commercial property overhang was the development of shop houses and shop offices in remote location not supported by catchment population and insufficient business activities. ?Generally, there is an imbalance between the ratio of residential and commercial units for a particular township or scheme. Most of the time, shop houses are built even before residents move into a particular locality and the numbers built are too large,? he said.

Tangga Peragasam
Lai said with the substantial amount of retail space coming into the market, developers should look to introduce new concepts and to attract a broad mix of retailers offering a better spread of merchandise.

Ireka Corp Bhd executive director Lai Voon Hon said the lack of market research by developers and the industry had contributed to too many speculative shop houses/offices compared with purpose built offices with ready tenants.

?Proper market study by developers to gauge product mix and demand before launching their projects is still much lacking.

?A clear example is the situation in secondary markets where the overhang still exists. As a consequence, rental yields derived from certain commercial developments are still low,? he said.

To avoid aggravating the situation, it would help if developers conduct proper market research before embarking on any commercial development.

?There is also the need for a better city/town planning master plan so that commercial development is better co-ordinated. Faster approval process by the authorities is also necessary so that the lag time between design phase and completion can be shortened considerably.

?This will result in a more perfect market where supply can better track demand,? Lai said.

Elvin Fernandez
While things are looking up in the retail sector, CH Williams Talhar & Wong managing director Goh Tian Sui stressed that planning, location and positioning were very important factors to ensure the success of a retail centre.

?The challenge for the retail space segment is to ensure that it is well planned and managed with a good tenant mix.

Another issue of concern is the difficulty in securing end-financing or term loan to own commercial premises as the equity margin required is generally much higher than residential properties. The Government could play a role by encouraging financial institutions to make it easier for owners of businesses, especially small and medium-sized enterprises and professional firms, to own commercial premises. This can be in the form of lower interest or lower capital requirement for loan.

In echoing the industry?s sentiment, Sunway City Bhd managing director Datuk C.K. Wong said to avoid building in the wrong locations, banks should place a condition on developers seeking loan financing to conduct market feasibility studies in support of their loan application.

DTZ Nawawi Tie Leung Sdn Bhd deputy managing director Dev Kumar Nair said financiers needed to be more stringent in funding projects, to ensure that projects could be sold, and had potential for occupiers when completed.

Colliers, Jordan Lee & Jaafar Sdn Bhd managing director Tangga Peragasam said some adjustments needed to take place in the sector in the next few years as more Government offices moved to Putrajaya.

?The private sector will have to occupy the space or other Government offices expand to the vacated buildings,? he said, adding that there could be a softening in rental rates, especially for offices below the grade A category.

baqthier

August 6th, 2004, 03:11 AM

http://www.ytlcommunity.com/commnews/shownews.asp?newsid=11140

YTL to launch RM574m of properties in Sentul by Dec

Business Times Malaysia, 24 May 2004

By ALICE CHIA

YTL Land & Development Bhd is expected to launch RM574 million worth of residential and commercial properties at its urban renewal project in Sentul by end of this year.

Managing director Tan Sri Francis Yeoh said that following the success of the firm?s first condominium project, the Tamarind at Sentul East, YTL is launching another condominium project, called the Saffron, in September.

Among unique features of The Saffron are the 12-foot floor-to-ceiling windows providing uninterrupted views of Kuala Lumpur or the park in Sentul. It features 407 units with a value of RM200 million. The units range in size from 1,800 sq ft to 2,300 sq ft with an average price of RM400,000. Privacy is ensured with only three to four units on each floor.

YTL is also set to launch two 32-storey tower blocks, called the Mulberry, in the last quarter of this year, which will be the next icon of ?The Park? at Sentul West.

The Mulberry will comprise 398 units with a built-up area of 2,300 sqft to 3,000 sq ft each and an average selling price of RM800,000. The development is valued at RM350 million.

?Moving forward, the pace doesn?t stop. We will keep the momentum going with new product launches each year to make Sentul more and more the new address in KL,? Yeoh told an analyst and media briefing in Kuala Lumpur last Saturday.

Sentul comprises a mixed development of residential, commercial and retail properties. It covers 118ha of freehold land divided into two parcels: Sentul West and Sentul East.

The development was launched in July 2002 with the Tamarind. In all, the residential property in Sentul is divided into seven phases totalling 7,000 residential units, which should see a population of some 50,000 people.

Yeoh said that Sentul East is expected to come alive with commercial activity as it will be opening its doors to street and lifestyle shops housed in a three-and-a-half storey building fronting Jalan Sentul by the year-end.

There will be 16 retail outlets and eight duplex residential lofts, valued at RM24 million. The limited lofts are designed along New York?s Soho style and the average selling price is RM500,000,

Yeoh also said that the Park at Sentul West, Malaysia?s first private gated park, is expected to be completed next year.

?We are also committed to improving the infrastructure around Sentul through our involvement with the Mahameru Highway, which will be completed in 2007 just as the majority of homeowners begin to move in,? he added.

?All in, Sentul, two years on, has more than delivered on its promise. And let me tell you, there will be more to come,? Yeoh said.

Sentul West & Sentul East - Two Years On
Text of speech by Tan Sri Francis Yeoh

Friends of Sentul, good morning.

YTL Land's philosophy has always been about delivering value to our buyers. Through urban regeneration, we have turned our developments into valuable properties, and more importantly, into thriving communities.

You know the stories ? the red-light Bukit Bintang into Bintang Walk; the low cost area of Pantai Dalam into our Mediterranean-style Pantai Hillpark, a two million year-old forest transformed into the world's best resort ? Pangkor Laut Resort.

The experience helped us in 1999, when we took over Taiping Consolidated's Sentul Raya development. Two years ago we launched our redevelopment plan for the 100-year-old township, and today, just two years on, we have a beautiful, beautiful story to tell.

We started off by unveiling our masterplan for Sentul ? creating two distinct communities ? Sentul West and Sentul East.

Sentul West is centred around a beautiful green 35 acre private gated park. It will be a home of peace and quiet and beauty right in the heart of our beautiful city. And, believe me, it will appreciate in value ? look at the prices that homes around Central Park, Hyde Park, and St. James Park command these days.

Sentul East will be Malaysia's own answer to New York's Soho. An old township, brought to life with new spaces to work, and play, and do business. It will be a place people will flock to; a new place-to-be in KL.

Malaysians know and believe we can make it happen. We launched two projects ? The Tamarind at Sentul East and The Maple at Sentul West. Both were very successful, and both will be addresses people will demand to live in.

And we're making it a reality ? by showing them what life will be like in Sentul. Last weekend, We hosted over 150 buyers of The Maple to a children's interactive theatre performance, right on the edge of one of the lakes at The Park at Sentul West.

They played football, fed the fish and then sat on the grass to watch their kids learn dance moves. That's what life in the city should be like.

Yesterday, we took another big step forward. The Prime Minister's wife, YABhg Datin Paduka Seri Endon launched The KL Performing Arts Centre/PentasSeni KL, a new home dedicated to the performing arts.

This is not just another building, and it certainly is no ordinary theatre.

We have taken the 100-year-old KTM warehouse, retained the beautiful colonial red brick façade, and will add a tasteful glass atrium that will house the most advanced of theatre facilities. All designed and built by Malaysians, for Malaysians. World-class designs and craftsmanship, all home grown.

It is exactly how YTL believes development should be ? preserving the old, adding the new to make places relevant to people today, and adding value to the lives of people who live and work in the area. It will be a typical thriving YTL community. And it will make KL the centre for performing arts in the region.

Moving forward, the pace doesn't stop. We will keep the momentum going with new product launches each year, to make Sentul more and more the new address in KL.

In 2004, we will be introducing The Saffron, our second development in Sentul East. Again, it will be about affordable, high-quality living spaces, 10 minutes from the city centre, with every amenity at its doorstep. A development that will appreciate in value over time, maximizing value for us, our purchasers and our investors. .

Next will come The Mulberry at Sentul West. Now this will be interesting ? you'll see shortly the design for this world-class condominium that truly takes advantage of the park environment by bringing it directly into the homes and living spaces. It's a fantastic, unusual design that will blend perfectly with the park.

And there will be opportunities for the business, services and retail market to take advantage of the Sentul promise, when we launch our commercial lots next to The Tamarind at year-end.

2005 will see the completion of The Park at Sentul West. If you haven't been there, I suggest you take a look ? it is truly an oasis in the heart of this busy city, and Malaysians will have seen nothing like this.

And we're also committed to improving the infrastructure around Sentul through our involvement with the Mahameru Highway, which will be completed in 2007, just as the majority of our future homeowners are beginning to move in.

All in, Sentul, 2 years on, has more than delivered on its promise. And let me tell you, there'll be more to come.

Thank you and may God bless you.

Text of speech by Tan Sri (Dr.) Francis Yeoh
at "Sentul West & Sentul East - Two Years On" media & analysts briefing
in JW Marriott Hotel, Kuala Lumpur
on 22 May 2004

choon

August 21st, 2004, 06:36 AM

http://wtw.com.my/modules.php?name=News&file=article&sid=65

Magician

August 21st, 2004, 04:35 PM

Judging from the data given... Penang's development has always been ranking the top 2 after KL....

In fact Penang has over 75% of urbanisation... which is second throughout the country after KL whese 100% urbanised...

szehoong

September 14th, 2004, 05:01 AM

I think serviced apartments and residences development around KLCC area deserved its own update thread....there are so many popping up nowadays.....like mushrooms!!! :D

szehoong

September 14th, 2004, 05:03 AM

Yu Neh Huat set to gain from KL foray

By Angie Ng

SITIAWAN-BASED Yu Neh Huat Bhd will be reaping the reward of its expansion into the Klang Valley property market starting from the current financial year ending Dec 31.

Executive chairman Datuk Dr Yu Kuan Chon said its maiden Kuala Lumpur project called 163 Residence, which was soft-launched in early August, had reported sales of more than 40%. The 250 serviced residences in Jalan Perak are priced from RM750 to RM800 per sq ft (psf) for a total gross development value (GDV) of RM200mil.

''We expect the project to contribute positively to group earnings these two to three years,'' he told StarBiz in an interview.

Yu Neh Huat purchased the one-acre site for RM20mil from Pengurusan Danaharta Nasional Bhd in an open tender two years ago. Construction of the project would start by October for completion in three years.

Yu said the 28-storey block, located within the vicinity of the Kuala Lumpur City Centre, would be operated as serviced residences by a reputable operator. Buyers who leased their units to the company would be offered a guaranteed rate of return (GRR) of 8% per year of the sale price. Since being listed on the main board of Bursa Malaysia in December last year, Yu Neh Huat has made quite a few landmark acquisitions to gain inroads in the Klang Valley property scene.

The other purchases include a three-acre plot in Mont’Kiara and another three acres of prime freehold land next to Shangri-La Kuala Lumpur in Jalan Sultan Ismail.

The Mont’Kiara parcel would be developed into two blocks of condominiums priced from RM300 psf. The RM130mil project will be launched next year and will contribute to group earnings over three years from financial year 2005.

The development plans for the Jalan Sultan Ismail land included a Grade A office block and two blocks of serviced residences for an expected GDV of RM680mil. The office block will be sold en-bloc to an interested party while the serviced residences will be priced from RM650 psf.

Earmarked for launch in 2006, the project would contribute to group earnings over the next six years, he said. ''With these projects, all our plans to groom Yu Neh Huat into one of the leading developers in the country are on track to realisation in the next two to three years. Within the next five years, our Kuala Lumpur projects will contribute between 70% and 80% to group earnings,'' Yu said.

Currently, the group's main earnings contributor is the Manjung Point township in Sitiawan, Perak. The 1,000 acres in the Sitiawan-Sri Manjung-Lumut corridor are being developed into 20,000 units of affordable home and commercial property for a total GDV of RM1.5bil.

Since the project commenced 15 years ago, 8,000 property units have been completed and sold to date, with the balance to be launched in the next 20 to 25 years.

''The Manjung Point township is our bread-and-butter as it provides the group with regular income streams. We expect 500 units with sales value of RM100mil to be launched a year. It will keep us busy at least through the next two decades.''

In the commercial property sector, Yu Neh Huat's Medan Sejahtera project in Sitiawan will feature 230 units of two- and three-storey shophouses while the Medan Ipoh project in Ipoh will comprise 450 units of two- and three-storey shophouses.

Since their launch recently, 80% of the units have been sold.

Yu said the RM80mil Medan Sejahtera and RM150mil Medan Ipoh projects would be the main earnings contributors to Yu Neh Huat in the current financial year, accounting for at least 75% of the group's net profit.

For the first half year ended June 30, the group recorded a net profit of RM18.1mil on revenue of RM48.9mil. An interim dividend of 6.5 sen per share, representing an annualised gross dividend yield of 10.5%, has been declared.

Analysts said Yu Neh Huat had presented an impressive set of financial figures in its maiden half-year results announcement.

A senior analyst with a foreign brokerage said that based on the forecast in the listing prospectus, net profit of RM23mil was estimated for the current financial year, and the net earnings achieved for the first six months represented an annualised profit increase of about 57%.

''The taking off of new projects in Kuala Lumpur and Ipoh will provide the earnings kickers into FY 2005. We maintain our outperform call, for the stock is now trading at an undemanding price-earnings ratio of 8.0 times of the forecast 2005 earnings,'' he added.

szehoong

September 14th, 2004, 05:05 AM

Malton to launch maiden serviced suites

By S.C. Cheah

THE Malton Bhd group will be launching its first serviced apartments, called the Royal Golf Service Suites, in Kuala Lumpur in December.

The freehold RM80mil project on 34,649 sq ft land at Jalan Tun Razak will have 195 fully furnished units in a 20-storey block. It is located between the Indonesian and Kuwaiti embassies, and is just opposite the Royal Selangor Golf Course.

The selling prices average around RM550 per sq ft *psf) or a minimum of RM241,450 per unit. Malton general manager (sales and marketing) T.C. Lim said the project's main selling point was its prime freehold location within the city centre.

It is a mere walking distance to a specialist medical centre and the Bukit Bintang shopping belt with many five-star hotels, offices and shopping malls (including the Berjaya Times Square). It is also a few minutes' drive to the Kuala Lumpur City Centre (KLCC).

''We are offering a full serviced suite with 6% per annum guaranteed return for three years with five free nights' stay a year for the buyers. Our target markets are people who wish to live in the city and investors,'' she said, adding that the suites would also cater to people such as professionals, businessmen and those in the entertainment industry who might require a temporary accommodation to rest from their busy work schedule.

''They may need a place to bathe and change their clothes before going for dinner in the city area. During the weekends, they may return to their homes further away,'' she added.

Lim said she was confident of the project's success, in view of the good demand for serviced apartments in the city.

''We managed to draw in 200 registrants after we had installed our signboard at the site. Of this number, 25% are foreigners. We believe we will receive better response after we start our promotion campaign end of this year and when construction begins in the middle of 2005. This anticipated positive response is based on the sales of a serviced apartment a few blocks away although they did not provide a guaranteed return,'' she said.

An experienced hotel operator would be roped in to run the place professionally. ''With this operator tie-up, purchasers can be assured of the proper maintenance of the suites. This arrangement will benefit the purchasers, developer and operator.''

Facilities will include an infinity pool, sunken pool bar, jacuzzi and pool deck, sauna and changing rooms, gymnasium, business centre, private function room, laundrette, cafeteria, and covered car parking bays. There will also be 24-hour security with CCTV, smart card access system, intercom, broadband Internet access and central cable for Astro.

''We are going to reserve a few floors for those who would like to buy for their own use. They will be provided with the full services at cost,'' she said.

Malton has development projects in several strategic areas in the Klang Valley (namely Bukit Rimau, Shah Alam and Seri Kembangan) and Malacca. Its recent projects include the Livillas 2 high-rise and Livillas 1 low-rise low and high-rise condominiums in Section 16, Petaling Jaya, and Mutiara Puchong.

Its construction projects include Pernama factory in Klang, the Seri Kembangan Commercial Centre, Taman Batu Berendam Putra Melaka, Menara Pertam Melaka and a traffic interchange along the Kesas Highway. It has property management projects in Ipoh and Johor Baru.

szehoong

September 14th, 2004, 05:12 AM

Here's a list of development around that area:

1) The Binjai

2) TA 2

3) TA 3

4) Parkview

5) Marc Serviced Apartments

6) Stonor Park

7) Dua Residency

8) 163 Residence

9) Royal Golf Serviced Suites

10) NAS Pavillion

11) The Tower

12) Goldhill Gardens

13)......that Tri-Star apartment thingy ......just can't get its name off my head now

14) Sri Maya

15) Seri Ceylon

16) The Orion

17) Menara PGRM 2

18) Berjaya Central Park

19) Renaissance Residences

20) The Ritz-Carlton Residences

21) The Maple @ Sentul West

22) The Tamarind @ Sentul East

.....please do add to my list.....I am sure there are more! Only add those U/C ones. :D :D :D

baqthier

September 17th, 2004, 04:32 PM

Thanks for the list! I'll add many more later!
I have yet to know where chow centre will be built! :cry:

ZaHiRnYa???

October 5th, 2004, 11:21 AM

Errr...where exactly is this Tri-Star apartment thingy ;)

szehoong

October 5th, 2004, 11:47 AM

Errr...where exactly is this Tri-Star apartment thingy ;)

HAH! Now I remembered the name! Its called Golden Avenue! (along Jalan Tun Razak....next to Titiwangsa Starline station) ;)

ZaHiRnYa???

October 5th, 2004, 12:27 PM

Ish...sabar aje la. No wonder la never heard.

szehoong

October 6th, 2004, 05:24 AM

Bandar Raya condos get encouraging response

BY HASNI MOHD NASIR

BANDAR Raya Developments Bhd sold 110 of the first 180 condominium units in its latest residential development, The CapSquare Residences, during the four-day soft launch that ended on Sunday.

“We had a good mix of buyers, bumiputra and non-bumiputra, property investors and owner-occupiers,” said group general manager for marketing and sales, Rohan Cavaliero.

The 180 units have a total gross development value of RM170mil.

Cavaliero said the buyers were given a discount off the average selling price of RM450 per sq ft.

“The first tower block will be completed in two years,” he told a media preview of the show units at the development site in Jalan Munsyi Ibrahim in Kuala Lumpur yesterday.

“The units are expected to give rental returns of between 4% and 8%, as well as good capital appreciation,” he said.

Centred on the concept of Manhattan-style living, the CapSquare Residences is part of the 15.2-acre CapSquare integrated development – a mix of commercial, retail and residential properties, anchored by a 400-metre retail boulevard.

Cavaliero said to maintain a balanced mix of retail outlets in the integrated development, the company would only be leasing out the retail space.

The 180 condominium units, varying from 1,072 to 6,756 sq ft, comprise two- to four-bedroom units, each with maid's room, powder room, wet and dry kitchens, utility area and a yard.

Every unit comes with imported marble and solid timber strip flooring and has huge soundproof windows, as well as security and smart home systems.

Shared facilities include a jacuzzi and squash courts.

ZaHiRnYa???

October 6th, 2004, 05:31 AM

First tower block referring to which one :? Hmm...huge soundproof windows...can wait to see that ;)

THT-United

October 7th, 2004, 12:32 PM

Must be that half-completed condo tower behind the Multi-Purpose... The building is already being clad with scaffolding...

utopia0

October 11th, 2004, 05:28 AM

ZaHiRnYa???

October 11th, 2004, 06:33 AM

Your condo..mean condominium, or apartment with condominium facility? or just simply a medium or high end apartment?

utopia0

October 12th, 2004, 06:18 AM

any high rise condo or apartment

thx

szehoong

October 12th, 2004, 10:14 AM

can any one provide me with a list of Condo projects
that will be ready by the year 2005 in the following areas

- Ampang
- Damansara
- Bangsar
- Kajang
- Bangi
- Sungai Buloh
- Kepong
- OUG
- Subang / Sunway
- Puchong

thanks

Wow! that is quite a lot man! Maybe you would gather the info and post it here? :D ......anyway we'll see how we could help ;)

ZaHiRnYa???

October 12th, 2004, 10:43 AM

I think the only one in Ampang that will be ready by next year will be an 18 storey medium cost apartment called Sri Ampang Apartment in Taman Dagang.

There are another 2 apartment construction alongside Jalan Kolam Lama. By the look at it I assume it will be complete in 2nd or 3rd quarter of next year as well.

ZaHiRnYa???

October 12th, 2004, 10:48 AM

Damansara is a big area...which Damansara are we referring too :? I also find it a bit confusing when everyone say they live in Damansara. Which Damansara...can be anywhere from the enless list of Damansara name....;)

baqthier

January 17th, 2005, 09:35 PM

Any signs of new apartments going up? Not all are announced in the news lah

choon

February 3rd, 2005, 11:10 AM

latest update of I-zen

http://photos.bravenet.com/163/825/743/3/E8840B9CC2.jpg

choon

February 3rd, 2005, 11:20 AM

a nice shop besides I-zen.

http://photos.bravenet.com/163/825/743/3/7DAA40FF0C.jpg

baqthier

February 3rd, 2005, 11:32 AM

woohoo! Great update dude! Anymore on Mon't Kiara?

choon

February 3rd, 2005, 02:43 PM

more to come...

http://photos.bravenet.com/163/825/743/3/4878FAB53C.jpg

http://photos.bravenet.com/163/825/743/3/F885376716.jpg

http://photos.bravenet.com/163/825/743/3/9F83422C8C.jpg

http://photos.bravenet.com/163/825/743/3/050100442D.jpg

http://photos.bravenet.com/163/825/743/3/B38F049F12.jpg

baqthier

February 3rd, 2005, 03:38 PM

Wonderful!

Here's the rendering of the complex where I-Zen is included
http://www.ireka.com.my/images/propdev2.jpg

TYW

February 4th, 2005, 05:20 AM

cannot see the pics.......

choon

February 4th, 2005, 06:22 AM

It was OK yesterday and today morning...

szehoong

February 4th, 2005, 09:13 AM

It was OK yesterday and today morning...

I tried this morning (about 8am) also cannot :?

choon

February 4th, 2005, 04:34 PM

try again..

http://img.photobucket.com/albums/v651/pelican71/P2020028.jpg

http://img.photobucket.com/albums/v651/pelican71/P2020032.jpg

http://img.photobucket.com/albums/v651/pelican71/P2020031.jpg

http://img.photobucket.com/albums/v651/pelican71/P2020030.jpg

http://img.photobucket.com/albums/v651/pelican71/P2020029.jpg

http://img.photobucket.com/albums/v651/pelican71/P2020027.jpg

http://img.photobucket.com/albums/v651/pelican71/P2020025.jpg

baqthier

February 4th, 2005, 04:59 PM

Actually cannot see it displayed on this forum but what I did was copy the image address and view it in another window. :)

szehoong

February 4th, 2005, 06:01 PM

try again..

WAH! Can see liao!!! :eek: THANKS for the wonderful updates Choon! :applause:

Now can view directly...no need to paste here paste there :okay:

TYW

February 5th, 2005, 08:31 AM

wow!!! so TALL!!!!

thanks for the pics;)

TYW

February 5th, 2005, 08:32 AM

Actually cannot see it displayed on this forum but what I did was copy the image address and view it in another window. :)

i did that yesterday and it didn't work also:(

choon

February 5th, 2005, 04:46 PM

Another new condominium near Tamarind..just opposite Sentul Timur LRT. 05.02.2005

http://img.photobucket.com/albums/v651/pelican71/P2050123.jpg

choon

February 5th, 2005, 04:49 PM

Wrong posting....should be this:

http://img.photobucket.com/albums/v651/pelican71/P2050125.jpg

baqthier

March 25th, 2005, 08:29 PM

Thanks choon! I love the Indian temple too

Greg

April 14th, 2005, 02:26 PM

Have we covered this one already? :? http://img17.echo.cx/img17/2145/p7extpic7zr.th.jpg (http://img17.echo.cx/my.php?image=p7extpic7zr.jpg)

nazrey

August 13th, 2005, 11:44 PM

Project Name: Bayan Villa
Township: Bukit Ikhlas
City: Seri Kembangan
State: Selangor

http://www.ikhlas.com.my/Picture/env_07%20copy.jpg

http://www.iproperty.com.my/property/developers/images/housepicture/NC351.jpg

http://www.iproperty.com.my/property/developers/images/locationmap/NC351.jpg

nazrey

August 13th, 2005, 11:46 PM

The cube, Kuala Lumpur

http://img374.imageshack.us/img374/9882/4275776hi.jpg (http://imageshack.us)

http://img233.imageshack.us/img233/2085/16i0xc.jpg (http://imageshack.us)

http://img345.imageshack.us/img345/7255/149pd.jpg (http://imageshack.us)

nazrey

August 13th, 2005, 11:51 PM

Ampersand @ Kia Peng, Kuala Lumpur

Location: Jalan Kia Peng, Golden Triangle of Kuala Lumpur
Project concept: ‘Bungalow’ in the sky with each unit separated
from one another by garden terraces
Development type: Luxurious Condominiums
Ampersand (http://www.ijmproperties.com/index1.php)

http://www.ijmproperties.com/image.php?id=904

nazrey

August 13th, 2005, 11:56 PM

D'ALAMANDA @ PUDU IMPIAN
D'ALAMANDA (http://www.tsigm.com/)

http://www.tsigm.com/property/images/dalamanda/location.JPG

Opening ceremony of sales office and showroom by Y.B. Tan Sri Dato' Seri Utama Mohd Isa Bin
Dato' Haji Abdul Samad, Minister of Federal Territories on 4th October 2004. |click for pictures|

http://www.tsigm.com/property/images/dalamanda/condo.jpg

> External view

http://www.tsigm.com/property/images/dalamanda/back.jpg

> Swimming pool

http://www.tsigm.com/property/images/dalamanda/pool.jpg

> Courtyard

http://www.tsigm.com/property/images/dalamanda/courtyard.jpg

nazrey

August 14th, 2005, 12:34 AM

Mutiara Upper East Ampang

Mutiara to ride on Klang Valley projects (05-Apr-05)

MUTIARA Goodyear Development Bhd expects its future earnings to come largely from its projects in the Klang Valley, said senior general manager Edmond Yow. - STAR

A sanctuary based on East-West fusion (09-Apr-05)

CONCEPT and reality sometimes can be as different as the sky and earth but Mutiara Goodyear Development Bhd hopes its latest project undertaken by unit Puncak Kencana Sdn Bhd – Mutiara Upper East Ampang – will meet if not exceed all expectations. - STAR

http://img341.imageshack.us/img341/1527/94dj.jpg (http://imageshack.us)

nazrey

August 14th, 2005, 12:36 AM

Scott sentral service suites

http://img341.imageshack.us/img341/4158/81as.jpg (http://imageshack.us)

nazrey

August 14th, 2005, 01:08 AM

Project Name: MATAHARI SUITES
Developer Name: PUNCAK DANA
Launch Date: October 2004

http://img345.imageshack.us/img345/504/43oq.jpg (http://imageshack.us)

http://img4.imageshack.us/img4/1069/mth2yj.jpg (http://imageshack.us)

nazrey

August 14th, 2005, 08:51 AM

Maple Homes, Kuala Lumpur
Maple Homes (http://www.veritas.com.my/port_varc_reside/resi_maple.htm)

http://www.veritas.com.my/port_varc_reside/maple2b.gif

http://www.veritas.com.my/port_varc_reside/maple1b.gif

This is a refurbishment of the existing apartment blocks located at Ukay Heights, Kuala Lumpur. Once completed, residents will not only be able to enjoy the panaromic view of the city centre there will also be a new sanctuary garden and a swimming pool. VERITAS services also includes landscape design.

nazrey

August 14th, 2005, 09:20 AM

http://www.melawatiurban1.com.my/main_menu/logo_melawati.gif
No. 1, Lorong Perak,
Pusat Bandar Melawati,
53100 Kuala Lumpur.
Official site (http://www.melawatiurban1.com.my/)

http://www.melawatiurban1.com.my/pic/06lifestyle_map.jpg

Only 15 minutes from KLCC
Dual - levelled retail entrances
Office towers with lifts
Landscaped piazza for alfresco dining and sidewalk cafes
Covered ground floor carpark

http://www.melawatiurban1.com.my/pic/perspective1.jpg

http://www.melawatiurban1.com.my/pic/02Piazza.jpg

http://www.melawatiurban1.com.my/pic/cross.jpg

nazrey

August 14th, 2005, 09:35 AM

Tiara Melawati, Kuala Lumpur
Tiara Melawati (http://www.negaraprop.com/oct-ar2004.htm)

The proposed Luxurious Boutique Condominium at Desa Melawati Phase 4

http://www.negaraprop.com/AR2004-cover.jpg

http://www.negaraprop.com/tiaramelawati.jpg

http://img357.imageshack.us/img357/9316/tiara9go.jpg (http://imageshack.us)

http://img357.imageshack.us/img357/2727/tiara17ec.jpg (http://imageshack.us)

nazrey

August 14th, 2005, 09:40 AM

Saujana Impian, Kuala Lumpur

http://img357.imageshack.us/img357/2618/si29yo.jpg (http://imageshack.us)

http://img357.imageshack.us/img357/3469/si12ol.jpg (http://imageshack.us)

nazrey

August 14th, 2005, 07:32 PM

Road show boost for retail investors
Updated : 14-08-2005
Media : The Star
Story By : SHILING WOON

Bursa Malaysia and OSK Holdings Bhd (OSK) have teamed up to organise the City Retail Investor road show to encourage retail investors to move towards greater fundamentals-based investments, said OSK senior investment analyst Alvin Tai.

The key objective of the road show is to alleviate certain issues by highlighting small-cap companies with solid fundamentals to further strengthen their market position, Tai said at the session here yesterday.

Tai added that the key issues leading to the underperformance of these small cap companies were mainly lack of liquidity and lack of research.

The road show, which started in July, will end in November, and will cover 10 cities.

YNH Property Bhd (formerly Yu Neh Huat Bhd), Choo Bee Metal Industries Bhd, KPJ Healthcare Bhd and Rubberex Corp Bhd made presentations at yesterday function.

OSK Research, in a report given to participants, forecasts YNHกฆs group revenue this year to grow to RM209mil, surging 85% from RM113mil for financial year ended Dec 31, 2004. Net profit is expected to rise to RM11.8mil from RM9.8mil previously.

We are confident of achieving the projected sales because of our ongoing development projects including Manjung Point in Sitiawan, Perak, said financial controller Chan Yan Meng.

He added that the group would expect future profit earnings to be driven by its Klang Valley development projects.

Although our current revenue contribution is mainly from Ipoh, we expect the Klang Valley projects to start contributing to revenue by next year, said Chan.

YNH current development projects include two and three-storey offices in Ipoh with gross development value (GDV) of about RM146mil, and a 1.04-acre freehold land on Jalan Perak, Kuala Lumpur.

We plan to develop on the land of a service apartment project with an estimated GDV of RM218mil, with tentative selling price of about RM800 per sq ft, said Chan.

There are some development projects that would be launched in Perak in the current year, such as Taman Desa Manjung Point II, Taman Sitiawan and Taman Sejati with GDV of RM50mil.

YNH acquired a three-acre landbank at Jalan Sultan Ismail, Kuala Lumpur last year, and it plans to develop service apartments and office buildings with estimated GDV of RM880mil over six years.

According to the OSK report, YNH has good กงland banking abilityกจ, and also being an integrated developer, the company has been able to achieve profit margins in excess of 30% by developing affordable residential properties.

We believe the strong margins are sustainable in the next three years as its high-end developments in the Klang Valley will be the main income generator, said OSK, which recommended a buy with a target price of RM1.33.

OSK said KPJ Healthcare Bhd, a medical and specialist healthcare service provider, was expected to record a group revenue growth of RM623.2mil this year, climbing 6.8% from RM583.4mil for financial year ended Dec 31, 2004. A net profit of RM33.8mil from RM31.8mil achieved previously.

KPJ plans to spend about RM70mil to expand and relocate Tawakal Hospital to a two-acre piece of land situated near the existing building.

The company also plans to invest RM26mil to establish a new building for the Ipoh Specialist Hospital.

These projects are expected to be completed within the next two years, said chief finance officer Alvin Lee Swee Hee.

KPJ has invested RM17mil for the Kuching Specialist Hospital and RM55mil for the Seremban Specialist Hospital which were launched in 2003 and 2004 respectively.

According to OSK, these hospitals are expected to break even in 2007, and it will further boost KPJกฆs market position and capture a larger market share from the current 14%.

กงAdditionally, we have also proposed to acquire our first foreign hospital, namely PT Khasanah Putera, in Jakarta, Indonesia.

กงThe hospital is targeted to start operations by year-end, and it is expected to break even in 2008, said Lee.

Apart from hospital management in Indonesia, the company has also tied up with Continental Hosp Ltd to provide management services on a five-star hospital in Dhaka, Bangladesh.

KPJ is also planning to expand its hospital management services in the Middle East, China and other Asean countries in the near term.

OSK Research is maintaining a buy call on KPJ with a 12-month target price of RM1.79, Lee said. KPJ share prices closed at RM1.53 on Friday.

Steel manufacturer Choo Bee Metal Industries, meanwhile, has invested RM40mil to build a new plant to boost group revenue in two years.

The plant will be located next to its Pengkalan plant in Perak, and would add 160,000 metric tonnes (MT) of production capacity from the current 180,000 MT. It is expected to be completed by year-end, and would start operations in the first quarter of next year.

According to OSK Research, the company will concentrate on producing wider pipes and square hollow sections that command better profit margins.

Presently, CMB only produces up to six-inch diameter water pipes and the expansion would increase the production capacity to 16-inch diameter pipes.

We expect the new plant to generate revenue of RM40mil and RM80mil for financial years 2006 and 2007 respectively, said OSK Research.

CMB revenue is expected to decline to RM297.9mil for the 2005 financial year, down 11.47% from RM336.5mil, due to the recent drop in steel price and the slowing down in the construction industry.

However, we reiterate our buy call with a 12-month target price of RM2.56, because we expect CMB performance to remain stable in the market, said OSK.

nazrey

August 21st, 2005, 06:23 PM

Mei on the madge

http://www.ambassy.com.my/v3/3-our-projects-motm.jpg

http://www.ambassy.com.my/v3/3-our-projects-motm-1.jpg

nazrey

August 21st, 2005, 06:24 PM

Lot 86

http://www.ambassy.com.my/v3/3-our-projects-Upcoming-Pro.jpg
http://www.ambassy.com.my/v3/2-location.jpg
http://www.ambassy.com.my/v3/3-our-projects-UP-lot86-3.jpg

jashua

September 3rd, 2005, 04:32 AM

Berjaya Central Park (http://www.iproperty.com.my/property/newconstruction/newpropertydetail.asp?pid=456)

http://www.iproperty.com.my/property/developers/images/housepicture/NC456.jpg

jashua

September 3rd, 2005, 04:35 AM

Tiaraville (http://www.iproperty.com.my/property/newconstruction/newpropertydetail.asp?pid=464)

http://www.iproperty.com.my/property/developers/images/housepicture/NC464.jpg

baqthier

September 3rd, 2005, 06:40 PM

welcome to the forum, jashua! Tiaraville looks like the one in Damansara near Metropolitan Square :)

ZaHiRnYa???

September 5th, 2005, 03:27 AM

welcome to the forum, jashua! Tiaraville looks like the one in Damansara near Metropolitan Square :)

N the construction of this TiaraVille is super fast too :eek2:

nazrey

September 17th, 2005, 03:30 PM

Tiaraville (http://www.iproperty.com.my/property/newconstruction/newpropertydetail.asp?pid=464)

http://www.iproperty.com.my/property/developers/images/housepicture/NC464.jpg

Tiaraville

http://img398.imageshack.us/img398/4337/203651780p6he.jpg

nazrey

September 18th, 2005, 07:46 AM

Vista Melawati
The proposed Garden Villa Condominium at Desa Melawati Phase 2
source : http://www.negaraprop.com/

http://www.negaraprop.com/GardenVilla.jpg

nazrey

October 11th, 2005, 09:37 AM

http://www.iproperty.com.my/property/developers/images/housepicture/NC661.jpg

http://www.iproperty.com.my/property/developers/images/locationmap/NC661.jpg

airspeeder

October 18th, 2005, 09:47 PM

Hi guys. My 1st post here..

http://www.countryview.com.my/images/mayang2.jpg

proposed Mayang Residences.. near KLCC

baqthier

October 18th, 2005, 09:54 PM

WELCOME TO THE FORUM AIRPSPEEDER!

Looks like a fashioned up version of the building beside Wisma Antarabangsa!

szehoong

October 19th, 2005, 05:18 AM

Welcome to the forums Airspeeder!

Interesting project hmmm...... ;)

szehoong

October 19th, 2005, 05:19 AM

Here's some details:

*PROPOSED MAYANG RESIDENCES,
KUALA LUMPUR

This 14-storey apartment will comprises some 38 units of deluxe apartments and 2 penthouses situated along Jalan Mayang, off Jalan Yap Kwan Seng, Kuala Lumpur City Centre. This development is located in a residential precinct and within walking distance to the prestigious Petronas Twin towers.

This luxurious residential project is expected to be launched soon.

ZaHiRnYa???

October 19th, 2005, 06:01 AM

WELCOME TO THE FORUM AIRSPEEDER!!

ZaHiRnYa???

October 19th, 2005, 06:09 AM

http://www.countryview.com.my/images/mayang2.jpg

Read about this one in the newspaper last month. Starting price is around 650k if I am not mistaken ;)

ZaHiRnYa???

October 19th, 2005, 06:12 AM

Looks like a fashioned up version of the building beside Wisma Antarabangsa!

Hmmm.....which building is that?

baqthier

October 19th, 2005, 09:31 PM

^ Beside Crowne Plaza

szehoong

October 19th, 2005, 09:39 PM

^^ Beside Crowne Plaza is Wisma Antarabangsa lah.....in fact I think that is the building you meant cos the roof looks like that and had the same colour :D

ZaHiRnYa???

October 20th, 2005, 03:34 AM

^^ Beside Crowne Plaza is Wisma Antarabangsa lah.....in fact I think that is the building you meant cos the roof looks like that and had the same colour :D

Gudness. So misleading one. :bash:

nazrey

October 22nd, 2005, 10:19 PM

http://www.property2u.com/images/wysiwig/intania3.jpg

nazrey

October 22nd, 2005, 10:51 PM

231TR service suites Jalan Tun Razak

http://www.urbandelta.com.my/picture/images/231TR_logo_small.GIF

Located along Jalan Tun Razak's prestigious neighborhood and embassy row, 231TR service suites is the new elite address in Malaysia's premier city Kuala Lumpur. Within walking distance to KLCC and Bintang Walk, 231TR offers an exciting challege amid escalating property prices that have already breached RM1,000 per square feet around this location.

http://www.urbandelta.com.my/picture/images/home_image4.gif

Priced from only RM262,888.00, 231TR is an exclusive opportunity for investors and discerning owners. There will be no loan repayments over the 3-year interest free construction period. Legal fees for the sale and purchase agreements as well as loan agreements will be borne by developer. All units will be partially furnished with designer kitchens and air-conditioners.

231TR comprises only 195 units sized from 498sq ft to 1,114 aq ft. this freehold low density development offers dynamic views of the KLCC Twin Towers and the verdant green of the Royal Selangor Golf Club. Few other developments can boast having the best of both worlds --- the bright lights of KL's best shopping, dining and entertainment haven and the serene golf green to soothe nerves frayed by frenetic city living.

Against this backdrop of city and country, 231TR embodies the essence of urban living. There is the choice of a city that never sleeps or a refuge amid lush greenery. There is the safety of tight security, an indoor pool and jacuzzi for relaxation and a gym for sweat-outs. Fine finishing and well thought lay-outs to meet your needs and desires.

231TR is the prestigious, landmark development of Urban Delta Sdn Bhd., a sudsidiary of YWC Engineers & Constructors Sdn Bhd. Managing Director Yip Loong Heng heads this engineering construction company that is involved in multi-million ringgit projects throughtout Malaysia. Established in the fifties, the company is poised to diversify into high-end property development.

source : http://www.urbandelta.com.my/

nazrey

October 23rd, 2005, 06:29 AM

The Axis Ampang recidence

http://img479.imageshack.us/img479/7296/457751ag.jpg

http://img479.imageshack.us/img479/1710/457884kq.jpg

http://img479.imageshack.us/img479/5896/45788528bn.jpg

nazrey

October 23rd, 2005, 07:43 AM

Taman TAR Development Sdn Bhd
The Peak at Taman Tar
Source : Berjaya properties (http://www.berjayaproperties.com/tar1.htm)

http://www.berjayaproperties.com/images/tar/tar_artist01.gif

http://www.berjayaproperties.com/images/tar/tar_artist02.gif

http://www.berjayaproperties.com/images/tar/tar_artist04.gif

:| I'm fallin love with this....

nazrey

October 23rd, 2005, 06:43 PM

Kiaramas Ayuria
Source : ASIA QUEST HOLDINGS SDN BHD (http://www.asiaquest.com.my)

http://www.asiaquest.com.my/images/logo_ayuria.gif

Kiaramas Ayuria, another Asia Quest boutique
development is now open for sale.

http://www.asiaquest.com.my/images/ayuria-day-view.jpg

http://www.asiaquest.com.my/images/ayuria-night-view.jpg

Developed on a 9.155-acre freehold land, 470 feet above sea level, Kiaramas Ayuria stands with supreme elegance on an elevated site in one of the most desirable residential addresses in Bukit Kiara / Mont Kiara.

The prestigious Bukit Kiara / Mont Kiara enclave is easily accessible and only 10 minutes from the Kuala Lumpur city centre. Via the Sprint Highway, enjoy immediate access to Jalan Duta, Damansara Heights and the North Klang Valley Expressway, en route to the Kuala Lumpur International Airport.

Garden International School, Mont Kiara International School, Kuala Lumpur Golf & Country Club and Royal Selangor Club are virtually at your doorstep.

http://www.asiaquest.com.my/images/dayview.jpg

http://www.asiaquest.com.my/images/nightview.jpg

Comprising 480 condominium units, housed in three 35-storey tower blocks and three 2-storey low-rise blocks, Kiaramas Ayuria offers a wide choice of large and spacious units in various sizes, with built-ups ranging from 1,600sq.ft. to 2,000sq.ft. for the standard units, and 3,200sq.ft. to 4,000sq.ft. for the deluxe/penthouse unit.

All units are well-adorned with quality fittings and finishes. The unit layout is creatively designed to exude an ambience of spaciousness, luxury and comfort, particularly with 10 feet clear ceiling height, and 8 feet high windows / doors. The unit features a guest powder room, a comfortable living and dining area served by an ergonometrically-designed kitchen that includes a food servery, wet kitchen complete with an additional worktop with a sink, durable acrylic work surfaces and designer built-in cabinets. The walk-in-wardrobe in the master bedroom and an extra-large en-suite bathroom with long bath and shower cubicle, add to the pleasure of this personal environment.

Kiaramas Ayuria is complemented by a wide range of facilities and a complete range of recreational, landscaping and community amenities. The jewel in the crown is a 520 foot long winding landscaped water feature that meanders around the towers - an "aquascape" embracing a half Olympic length swimming pool, 2 lap pools, a, children's wading pool, hot water spa, sauna and more ...

Life was meant to be lived to the fullest and to be a channel for bringing happiness and joy to oneself and to others ... Kiaramas Ayuria is the perfect setting.

http://www.asiaquest.com.my/images/AyuriaLocationMap.gif

nazrey

October 23rd, 2005, 06:53 PM

The plaza condominiums

http://img440.imageshack.us/img440/1408/788678633ax.jpg

nazrey

October 23rd, 2005, 07:02 PM

http://img440.imageshack.us/img440/183/78867834ib.jpg

Greg

October 28th, 2005, 12:45 PM

TTDI is also developing Platinum Park KLCC

nazrey

October 30th, 2005, 04:07 PM

Savanna Bukit Jalil

http://img430.imageshack.us/img430/6896/175447sg.jpg

ZaHiRnYa???

October 31st, 2005, 11:52 AM

Went there yesterday :D

szehoong

November 3rd, 2005, 09:37 PM

Did anyone know that the IGB project next to Stonor Park (used to be the site of the famous Bon Ton Restaurant)? It is called 6 Stonor ;)

fairul

November 3rd, 2005, 09:41 PM

Did anyone know that the IGB project next to Stonor Park (used to be the site of the famous Bon Ton Restaurant)? It is called 6 Stonor ;)

didnt know abt that...thx..
have to go for a jog la next weekend at klcc park..just to see the updates the area there..ehehe
waa..IGB got so many projects now eh..;)

szehoong

November 3rd, 2005, 09:45 PM

^^ Where are you now? In KL? :?

fairul

November 3rd, 2005, 09:58 PM

^^ Where are you now? In KL? :?
szehoong..im still in kuching..only be back next tuesday ...
hows pangkor?

szehoong

November 3rd, 2005, 10:06 PM

szehoong..im still in kuching..only be back next tuesday ...
hows pangkor?

Great! But its been kinda rainy here ....luckily not during daytime :D

I am going back tomorrow........gotta go now.......cos gotta wakey early in da morning for more tours of Pangkor by my uncle. Its been 5 years since my last visit here and everything's changed quite a bit......even in a small kampung setting.......I visit Pangkor extremly regular in the past cos its my mom's kampung. Everyone except one of my uncle is still here ;)

Kinda hooked to the Internet (the forums actually) after my cousins finished with their online games....gotta get some life hahahaha :lol:

fairul

November 3rd, 2005, 10:12 PM

great..hope u enjoy urself there..
its kinda cool la..u can claim to ur frens that pangkor is ur kampung..:D
never been to pangkor before..heheh

szehoong

November 3rd, 2005, 10:17 PM

I visit Pangkor extremly regular in the past cos its my mom's kampung. Everyone except one of my uncle is still here ;)

Oh goodness! :eek: I should have meant: Everyone have moved elsewhere except for one of my uncle. :lol:

That explains the lack of visitations to this beautiful island ;)

szehoong

November 3rd, 2005, 10:18 PM

great..hope u enjoy urself there..
its kinda cool la..u can claim to ur frens that pangkor is ur kampung..:D
never been to pangkor before..heheh

Oh.....many people have not been to Pangkor......in fact if possible....maybe one of these days we could organised a forum gathering trip to Pangkor or Penang :D

ZaHiRnYa???

November 4th, 2005, 05:00 AM

Did anyone know that the IGB project next to Stonor Park (used to be the site of the famous Bon Ton Restaurant)? It is called 6 Stonor ;)

Not a bad name. I like it. Simple n short.

nazrey

November 22nd, 2005, 07:21 PM

Sutera Bukit Tunku

Set amidst a lush tropical surrounding in Kuala Lumpur’s most exclusive
suburb, Sutera Bukit Tunku is the group’s flagship development, with 24
private residences of the highest quality built on 1.5 acres of prime land.
Official site (http://www.asianpac.com.my/sutera/)

http://www.asianpac.com.my/sutera/images/pic2big.jpg

http://www.asianpac.com.my/sutera/images/pic1big.jpg

http://www.asianpac.com.my/sutera/images/gallery3.jpg

http://www.asianpac.com.my/sutera/images/gallery2.jpg

http://www.asianpac.com.my/sutera/images/gallery4.jpg

http://www.asianpac.com.my/sutera/images/gallery1.jpg

ZaHiRnYa???

November 23rd, 2005, 11:14 AM

Sutera Bukit Tunku

http://www.asianpac.com.my/sutera/images/pic2big.jpg

Must be damn super expensive...wonder how much is the selling price ;)

nazrey

November 26th, 2005, 02:14 AM

Commercial Suites, Boutique Suites
Near Mid Valley Megamall

http://www.metrokajang.com.my/images/property/old_klang_road.JPG

nazrey

November 26th, 2005, 02:30 AM

TARAGON

http://img512.imageshack.us/img512/197/124532xr.jpg

http://img512.imageshack.us/img512/3153/536536iq.jpg

ZaHiRnYa???

November 26th, 2005, 02:31 AM

Commercial Suites, Boutique Suites
Near Mid Valley Megamall

http://www.metrokajang.com.my/images/property/old_klang_road.JPG

How near this thing to MidValley :lol:

Anywhere in KL also near to MidValley

nazrey

November 26th, 2005, 03:16 AM

Taragon Yap Kwan Seng to add allure to KLCC area
By P. Rajan
- Property Times 08 October 2005 issue -

A new entrant into the property sector is making its presence felt in Kuala Lumpur with the launch of a 12½-storey high-end low-density condominium, the Taragon Yap Kwan Seng (TYKS), on 18,000sq ft of freehold land in Jalan Yap Kwan Seng and close to its intersection with Jalan Tun Razak.

When completed, the project - developed by Taragon YKS Sdn Bhd and managed by Bluestone Capital Sdn Bhd - will add its name to a desirable list of upmarket condos in the prime KL City Centre area that includes The Binjai, The Troika and Park Seven.

The project, on the fringe of the KLCC area, comprises 32 standard units, four sub-penthouses and four penthouses. Prices for the standard units in built-up sizes of 1,767sq ft to 1,895sq ft range between RM676,000 and RM790,000 - or an average of RM400psf.

Prices of the sub-penthouses and penthouses, which come in sizes of 2,241sq ft to 3,210sq ft, start from RM431psf onwards.

“On a per square feet basis, the pricing of our units is probably the lowest in the area. We are able to do this because we acquired the land at a good price. We are confident all the units will be taken up quickly and so we have no intention of embarking on high profile marketing strategies,” Bluestone Capital’s managing director K.H. Sim said

As a comparison, similar sized units in the neighbourhood are tagged at between RM600psf and RM800psf.

This puts the TYKS condos at least 30 per cent cheaper - a bargain for property that is readily accessible to the amenities, facilities and entertainment centres in a prime area of the Federal Capital.

Another selling point for TYKS is that there are only four units per floor, making them all corner units. The development comes with a full range of facilities that include swimming and wading pools, sauna, gymnasium, multipurpose hall and barbeque area - all of which will be located on the first floor.

The standard units, which will occupy the second to ninth floors, will have four bedrooms and three bathrooms while the sub-penthouses on the 10th and 11th floors and the penthouses on the 11th and 12th floors will have five bedrooms and four bathrooms.

The project also comes with 55 car-parking bays that are located in the basement, ground and mezzanine floors.

Launched late last month, the development has so far recorded sale of 40 per cent of the units. It is expected to be completed by September 2008.

nazrey

December 1st, 2005, 03:02 PM

Kiara 1888
Official site (http://www.kiara1888.com/)

http://img210.imageshack.us/img210/344/524235ff.jpg

ZaHiRnYa???

December 2nd, 2005, 03:24 AM

Another Kiara in the making it seem ;)

nazrey

December 2nd, 2005, 06:23 PM

Damai 33
Official site (http://www.tantan.com/damai_intro.htm)

http://www.tantan.com/images/artist.imp.jpg

http://www.tantan.com/images/dining.jpg

ZaHiRnYa???

December 4th, 2005, 04:20 AM

Damai 33 is very expensive wor :omg:

Subangite

December 17th, 2005, 03:33 AM

^^ I like how it looks, not so sure about the price.

I wish KL would have more developments along the lines of inner city town houses, instead of these high rise condo's, apartments and service suites. I'm very partial to town houses. I'm already living at such a place in Brisbane, I totally love it! I've never really liked the high rise city living, I lived on the 31st floor off Rivervalley road in Singapore, in the city itself between Orchard and Boat quay, I was surrounded by other high rise apartments though my unit was high enough to have a decent view. Anyways from my experiences, it just seems like it had not much character, I mean what sets a high rise "pangsapuri", my particular one apart from the other one beside it, surrounding it? Granted there's a different marketing name, different coat of paint and different developer but the brick and mortar design is essentially the same and has the same purpose, that being of vertically stacking the units one on top of each other, which is only superficially different from all the other high rise towers that surrounds it by facade, each having just some minor insignificant differences.

Anyways whats with all these high rises, I'll never be able to understand? I think medium density units like town houses are more suitable for inner city KL, we have quite a few vacant lots, heaven forbid that they all become high rise apartments! It'll be too monotonous.

Just my dua sen. From what I gather and see a whole bunch of you love "pangsarapuri's" and "high rise living" with great fervour, heck there's even a dedicated section of it on the Malaysian SSC, good on you guys! I think I am in the minority with my views, sorry for not having the same passion towards them. Enough from me, continue with your discussions unabated.

baqthier

December 17th, 2005, 05:38 PM

http://www.tantan.com/images/dining.jpg

I want that Eye Ornament lamp! :cry:

ZaHiRnYa???

December 19th, 2005, 02:55 AM

I want that Eye Ornament lamp! :cry:

Buy it if you want. At least you will get what u want ;)

Greg

January 3rd, 2006, 08:24 PM

Scott sentral service suites

http://img341.imageshack.us/img341/4158/81as.jpg (http://imageshack.us)
http://img.photobucket.com/albums/v730/Greg8000/2507a047.jpg

baqthier

January 5th, 2006, 11:11 AM

^ taken from where? :?

Greg

January 5th, 2006, 11:21 AM

^ taken from where? :?
From KL Sentral Hotel

baqthier

January 5th, 2006, 11:33 AM

wow the hotel is much higher than I've always thought! :)

nazrey

January 5th, 2006, 02:58 PM

TARAGON

http://img512.imageshack.us/img512/197/124532xr.jpg

http://img512.imageshack.us/img512/3153/536536iq.jpg

65% take-up rate for Taragon Yap Kwan Seng
05 Jan 2006 2:30 PM

Bluestone Group Malaysia's (BGM) maiden project at Taragon Yap Kwan Seng (Taragon YKS) has since sold 65% since its launch in October.

Taragon YKS, located in nearb KLCC, is a 12 1/2-storey condominium development that comprises 32 standard units, four sub penthouses and four penthouses.

Sited on a freehold land, it is going for RM378 per sq ft with the standard units ranging between 1,767 and 1,895 sq ft and four sub penthouses and four penthouses with built-up areas of 2,196-2,405 sq ft and 3,121-3,210 sq ft, respectively.

BGM's managing director, KH Sim believes that the strategic location of Taragon YKS, affordable pricing and quality design were three of the key factors that had resulted in the healthy take-up rate for the development.

Another property currently being developed by the Bluestone Group Malaysia is Taragon Puteri Cheras.

Construction for Taragon YKS is due to start this month following the appointment of a reputable construction management specialist, Evan V Horsnell. It is expected to be completed by July 2007, about 16 months ahead of legal completion schedule.

Sim said Evan V Horsnell has an extensive track record in delivering exceptional quality on international projects including the St Georges Hospital Redevelopment Project in the United Kingdom, refurbishment project for the Department of Premier and Cabinet, and Treasury and Finance in Melbourne, Australia.

BGM has also engaged Solid Gold Venture Sdn Bhd as the main contractor. The group and its promoters have participated in the development and construction of numerous high-end projects in Sri Hartamas, Mont Kiara and Kuala Lumpur.

nazrey

January 5th, 2006, 03:30 PM

Taragon YKS advertisement

http://img214.imageshack.us/img214/131/untitled7jf.jpg

baqthier

January 5th, 2006, 03:45 PM

Taragon tak cun!

ZaHiRnYa???

January 5th, 2006, 06:20 PM

Taragon tak cun!

N short :lol:

travellator

January 6th, 2006, 12:29 PM

The plaza condominiums

http://img440.imageshack.us/img440/1408/788678633ax.jpg

The Residence Taman Tun
http://i35.photobucket.com/albums/d163/picaddict_1975/DSC00241.jpg

The Plaza & Residence
http://i35.photobucket.com/albums/d163/picaddict_1975/DSC00242.jpg

Greg

January 6th, 2006, 12:42 PM

Nice one. :eek: You buy unit?

travellator

January 6th, 2006, 12:56 PM

no, its just close to my workplace

nazrey

January 6th, 2006, 01:50 PM

http://i35.photobucket.com/albums/d163/picaddict_1975/DSC00181.jpg

http://i35.photobucket.com/albums/d163/picaddict_1975/DSC00180.jpg

baqthier

January 6th, 2006, 05:11 PM

wow! It's been overlooked! Very nice if you ask me!

ZaHiRnYa???

January 7th, 2006, 05:52 PM

Saw it just now on the way back from IKEA. Yalor. Very quiet kind of construction. But it progress very rapidly ;)

baqthier

January 7th, 2006, 06:44 PM

What about Armanee Terrace?? :eek:

myf282828

January 8th, 2006, 08:39 AM

What about Armanee Terrace?? :eek:

I was there about a month ago. The Armanee Terrace is almost complete and MK land is launching Armanee Terrace II now. Selling from RM670K.

nazrey

January 8th, 2006, 07:07 PM

Tijani 2 (http://www.bolton.com.my/properties/tijani/), the fines masterpeice in KENNY HILLS by bolton

ZaHiRnYa???

January 18th, 2006, 07:36 AM

RIANA GREEN EAST, Wangsa Maju by IJM :D

http://img16.imageshack.us/img16/3015/gd0jx.jpg

nazrey

January 18th, 2006, 01:42 PM

http://img13.imageshack.us/img13/6442/442428lh.jpg

nazrey

January 18th, 2006, 06:22 PM

Hi guys. My 1st post here..

http://www.countryview.com.my/images/mayang2.jpg

proposed Mayang Residences.. near KLCC

Here's some details:

*PROPOSED MAYANG RESIDENCES,
KUALA LUMPUR

This 14-storey apartment will comprises some 38 units of deluxe apartments and 2 penthouses situated along Jalan Mayang, off Jalan Yap Kwan Seng, Kuala Lumpur City Centre. This development is located in a residential precinct and within walking distance to the prestigious Petronas Twin towers.

This luxurious residential project is expected to be launched soon.

Bolton, UM Land, CapitaLand to develop condo project in KL
By Tamimi Omar, 18 Jan 2006 7:40 PM

Bolton Bhd, United Malaysian Land Bhd and Singapore's Acegoal Pte Ltd have entered into an agreement to jointly develop a luxurious condominium project on a 1.72ha piece of land in Jalan Mayang, off Jalan Yap Kwan Seng in Kuala Lumpur.

The joint venture company, Alpine Return Sdn Bhd, would acquire the prime residential site from Bolton for RM112.29 million. Bolton will have a 35% stake in Alpine Return with UM Land 35%, and CapitaLand Ltd of Singapore 30%. Acegoal is a unit of CapitaLand.

“The joint venture intends to develop a landmark condominium on the site, which is slated to be launched in early 2007. CapitaLand will coordinate the development of the project,” they said in a joint statement on Jan 18.

The land is strategically located on one of the largest plots of land zoned for residential development within the Kuala Lumpur Convention Centre area.

nazrey

January 18th, 2006, 06:36 PM

Tijani2North, Kenny Hills
Official site (http://www.bolton.com.my/properties/tijani2north/)

http://img463.imageshack.us/img463/9109/425447ap.jpg

Low density Duplex &
Condominiums with
Clubhoue facilities
source : Bolton property (http://www.bolton.com.my/properties/10future.htm)

http://img463.imageshack.us/img463/6518/8768994jn.jpg

http://img463.imageshack.us/img463/2571/4757838yf.jpg

http://img463.imageshack.us/img463/6885/5235439ku.jpg

http://img463.imageshack.us/img463/9789/8565jl.jpg

nazrey

January 19th, 2006, 02:00 PM

Taragon YKS advertisement

http://img214.imageshack.us/img214/131/untitled7jf.jpg

Taragon takes it to a new level
Property Times 14 January 2006 issue

New developer Bluestone Group Malaysia (BGM) seems to have struck a cord with inner-city property seekers, for its maiden condominium Taragon Yap Kwan Seng in Kuala Lumpur has registered 65 per cent sales since its launch in October last year.

Located along Jalan Yap Kwan Seng, the 12-and-a-half-storey project can lay claim to being near the Petronas Twin Towers, offer affordably priced units and possess quality design - three factors that BMG managing director K.H. Sim describes as being “the keys behind the demand”.

Priced from RM378psf, the freehold project’s 32 standard units will have between 1,767sq ft and 1,895sq ft of space, while its eight penthouses come in two types from 2,196sq ft to 3,121sq ft.

To give buyers the confidence their units will be completed, BGM recently announced that reputable construction management specialist Evan V. Horsnell has been appointed to oversee the construction.

Horsnell - whose track record includes the St Georges Hospital Redevelopment Project in the United Kingdom and the refurbishment of two Federal Government offices in Australia - will manage and supervise all building aspects, including site safety standards and quality control.

“We are thrilled to have the opportunity to work with Horsnell as he will bring to our project the best practices and knowledge in real estate development and construction globally,” Sim said.

The appointment of a world-class construction management specialist, he added, was part of the company’s aim to work with the “best-in-class” partners to ensure its projects are developed to high standards.

This, coupled with BGM’s strategy of acquiring land in popular locations and designing affordably priced products that appeal to modern buyers, is how the company intends to make its mark, Sim said.

“We believe the approach will help us strengthen our position as a developer offering high-quality, innovative and value-for-money projects.” - Chris Prasad

ZaHiRnYa???

January 20th, 2006, 05:27 AM

Ugly n short :(

choon

January 20th, 2006, 06:59 AM

Wondering y they plan such a shortie at the golden land...wasted!!!

ZaHiRnYa???

January 20th, 2006, 09:23 AM

Ha.ha...go n make a complaint :D

nazrey

February 26th, 2006, 10:17 AM

Jalan Menerung, Bangsar

http://www.brdb.com.my/images/sub/pic_menerung.jpg

BRDB (http://www.brdb.com.my/01futu_menerung.html) is proud to introduce a new luxury condominium development located adjacent to the Bangsar Shopping Centre, along Jalan Menerung.

Spreading over 9 acres of freehold land, the development will adopt a lush & wooded theme in a guarded and secured environment.

A green lung of 2 acres in a landscaped surrounding will provide its residents with a serene, tranquil and peaceful retreat in the heart of the city’s favourite suburb.

Designed for family living, the units will come in various spacious sizes and equipped with individual private lift lobbies, spacious balconies and stunning city views. Convenience is at hand with the Bangsar Shopping Centre located within a walking distance away.

http://www.brdb.com.my/images/pic_futu_menerung2.jpg

ZaHiRnYa???

February 27th, 2006, 03:22 AM

Still got land around that area :?

szehoong

February 27th, 2006, 03:56 AM

Yesterday went to Verve Suites showunit. FANTASTIC! :okay:

There would be 4 towers of around 30ish floors and they are now launching Viva Tower which is their tallest. ;)

some of the facilities for the condo is located on the top few floors like their Sky Gym, a spa perhaps and some indoor sporting facilities. The rooftop would be a bar called the Vertigo Lounge. There is also a smallish shopping mall at the base :okay:

nazrey

February 27th, 2006, 06:02 AM

Tan & Tan making more headway
Updated : 27-02-2006
Media : The Star
Story By : ANGIE NG

TAN & Tan Developments Bhd is growing into a formidable niche residential property player with a number of signature projects in the Klang Valley these two years that will set new industry benchmarks.

Since the massive rationalisation exercise in 2001 that saw the consolidation of all IGB group residential projects being streamlined under Tan & Tan, the company has made much headway with an impressive list of residential projects dotting many parts of Kuala Lumpur and other Klang Valley neighbourhoods.

The corporate exercise, which resulted in the de-listing of Tan & Tan and divestment of some non-core assets and businesses, has resulted in a neater group structure. There are clear responsibilities and synergies derived from the sharing of resources between the various IGB companies.

Besides handling the commercial side of the property business, IGB also has substantial interest in property investment and management, hotel operations and construction.

Its retail jewel, the Mid Valley Megamall, is one of the biggest success stories for shopping malls in the country.

Located in the 50-acre Mid Valley City, the 1.5 million sq ft shopping mall is now under an expansion programme that will add 700,000 sq ft of net lettable high-end retail space and more than four million sq ft of hospitality and office space.

According to IGB head of property development and asset management, Tan Boon Gark, Tan & Tan will leverage on its premium brand advantage as an innovative lifestyle developer to make greater headway in the industry.

For the financial year ended Dec 31, 2004, sales of residential properties rose to RM450mil and the property division accounted for 44% of IGB group revenue and 32% of pre-tax earnings.

'With our list of impressive upmarket projects, the list of contribution from property to the IGB group bottom line is expected to remain strong over the next few years. It may contribute up to 50% of group revenue,” Tan said in an interview with StarBiz.

Tan said the Klang Valley was the company's most important market and projects located here would be the main earnings driver for Tan & Tan these few years.

'The Klang Valley, especially Kuala Lumpur, is the most vibrant market with strong demand for distinctive, well-designed and quality products in good locations.

'We will be focusing on rolling out distinctive high-end residential projects in tandem with the strong locations of our land bank that include top-notch addresses such as Jalan Stonor and Jalan Madge in the Kuala Lumpur city centre,” he noted.

Tan said the upper-medium and high-end sectors would be the company's main focus and there would be a line-up of at least five such projects in the Klang Valley these two years.

This year, the company is looking at launching 1,000 such residential units.

“While the margin from these projects is more attractive, the shorter gestation period makes them even more profitable,” he said.

In Kuala Lumpur, a prestigious condominium development on 1.4 acres at Jalan Stonor is being planned for launch by the end of this year. The 98 spaciously designed residences are set out to provide the epitome of luxury condominium living in the city centre.

Another high-end condominium project will be built on 2.6 acres within the diplomatic enclave of Taman U-Thant and Jalan Madge. The 77 units of at least 2,400 sq ft will be priced from RM600 per sq ft.

Tan & Tan general manager (group marketing) Kevin Kuok said to replicate the company's highly successful Sierramas gated community in Sungai Buloh, Sierramas West was unveiled over the weekend with the launch of the Seri Penaga series of bungalows and semi-detached houses.

The bungalows of between 4,034 and 4,908 sq ft in built-up will be tagged from RM1.3mil to RM1.7mil, and the semi-detached houses from 3,333 to 3,600 sq ft are priced from RM1.1mil to RM1.15mil.

'My the third quarter of this year, there will be two other launches in Sierramas West. The Mews will feature 31 three-storey townhouses and Laman Sierramas will comprise 47 units of 3-storey courtyard terrace houses and two units of 3-storey semi-detached units,” Kuok said.

The second phase of the Hampshire Park project, a joint venture with the Russell family of Boh Plantations, will comprise 292 serviced apartments and office suites. The project will be ready for launch next year.

In Wangsa Maju, Tan & Tan in a joint venture with Landmarks Bhd will be developing a 134 acre-parcel into 1,212 townhouses, condominium units and villas.

The project is set for launch next year.

nazrey

February 27th, 2006, 01:35 PM

Taman TAR Development Sdn Bhd
The Peak at Taman Tar
Source : Berjaya properties (http://www.berjayaproperties.com/tar1.htm)

http://www.berjayaproperties.com/images/tar/tar_artist01.gif

Prestigious Bungalow Lots with a Majestic Night View

http://img525.imageshack.us/img525/3076/13hu1.jpg

nazrey

February 27th, 2006, 01:49 PM

Savanna Bukit Jalil

http://img430.imageshack.us/img430/6896/175447sg.jpg

http://www.berjayaproperties.com/images/savanna/savanna_artist02.jpg

http://www.berjayaproperties.com/images/savanna/savanna_artist01.jpg

nazrey

February 27th, 2006, 01:55 PM

East Lake Residence
5 Star Status Executive Suite

http://homes.beeqee.com/images_gallery/new_project/175_project.jpg

Developed by HK Land Sdn Bhd (http://www.hkland.com.my/project1_mian.htm), East Lake Residence encompasses a resort – like environment nestled in a green surrounding away from the hustle and bustle of the city. It is a brilliant residence in Kuala Lumpur with magnificent lake view which overlook the 200 acre Mines Resort City north lake. With beautiful scenery and strategic location, East Lake Residence is the best place to be home.

Cozy Pool-side Cafeteria

http://www.hkland.com.my/images/impression03.gif

Grand Entrance Statement

http://www.hkland.com.my/images/impression04.gif

Majestic Day View of East Lake Residence

http://www.hkland.com.my/images/impression01.gif

Brilliant Night Scene of East Lake Residence

http://www.hkland.com.my/images/impression02.gif

nazrey

March 3rd, 2006, 01:46 PM

Vista Amani (http://www.danaulumayan.com.my/index.php?option=com_content&task=view&id=28&Itemid=33)

http://img54.imageshack.us/img54/3479/54528ok.jpg (http://imageshack.us)

LOCATION

Strategically located only 6 km from Kuala Lumpur city centre and 12 km from PJ
3 nerby LRT station an Commuter station
Conveniently accesible via Jalan Loke Yew, Jalan Cheras, the East - West Link, the Seremban Highway and the Middle - Ring Road II

nazrey

March 3rd, 2006, 01:48 PM

The Lumayan Apartments (http://www.danaulumayan.com.my/index.php?option=com_content&task=view&id=34&Itemid=32)

http://img54.imageshack.us/img54/3879/5453ln.jpg

Located 6 km away from Kuala Lumpur City Centre and 1 Km to Petaling Jaya, offers the convenience of accessiblity through Jalan Lok Yew, Jalan Cheras, East-West Link, Seremban Highway and the Middle Ring Road II.

Shopping is made convenient for those living in The 'Lumayan' with Macro Hypermarket, Jusco Maluri, Taman Connaught, Carrefour Sri Petaling, Leisure Mall and Giant, all located within 10 minutes.

The Lumayan Apartments is a spacious 3 - bedroom Apartments. It has a master bedroom with an attached bathroom. The entrance hall opens towards a large dining and and living area. The spacious kitchen comes with a yard area.

pedang

March 3rd, 2006, 02:15 PM

OMG.. too many high-rise condo in Metro KL.

ZaHiRnYa???

March 6th, 2006, 02:10 AM

Yesterday went to Verve Suites showunit. FANTASTIC! :okay:

There would be 4 towers of around 30ish floors and they are now launching Viva Tower which is their tallest. ;)

Where is this Verve Suite :?

fairul

March 6th, 2006, 02:26 AM

The Lumayan Apartment? hehe..very funny name...:D
but still cant beat My Habitat

szehoong

March 6th, 2006, 03:38 AM

Where is this Verve Suite :?

Verve Suites is located opposite Amankiara ;) It is built by Bukit Kiara Properties whom is owned by Dato' Alan Tong of Sunrise (ex-owner) and the current Prez of FIABCI :yes:

If you wanna go and see you can call me to teman......but the showunit closes at 6pm. I recommend people to check this out as it is very unique concept :)

szehoong

March 6th, 2006, 03:42 AM

The Lumayan Apartment? hehe..very funny name...:D
but still cant beat My Habitat

Wah.....I'd rather have My Habitat as my home than Lumayan Apts! :D

ZaHiRnYa???

March 6th, 2006, 03:47 AM

Verve Suites is located opposite Amankiara ;) It is built by Bukit Kiara Properties whom is owned by Dato' Alan Tong of Sunrise (ex-owner) and the current Prez of FIABCI :yes:

If you wanna go and see you can call me to teman......but the showunit closes at 6pm. I recommend people to check this out as it is very unique concept :)

No la..me no cash already..dont know where to find part time job now :(

szehoong

March 6th, 2006, 05:51 AM

^^ aiyah....see no need money wan mah.......lunch on me lor ;)

nazrey

May 6th, 2006, 08:58 AM

YTL's Saffron rises in Sentul East
The Sun, 4 May 2006
By Loo Pik Kwan
YTL (http://www.ytlcommunity.com/commnews/shownews.asp?newsid=22973)

http://www.ytlcommunity.com/common/showimage.asp?imgid=54418

PETALING JAYA: The Saffron, YTL Land & Development Bhd's second condominium project coming up in Sentul East, registered a 75% take-up for 134 units in Block A which was soft-launched recently.

Datuk Yeoh Seok Kian, deputy managing director of YTL Corp, told theSun: "The response from our prelaunch exercise that was open to registered buyers has certainly exceeded our expectations. In two weeks, 75% of our soft launch units were snapped up. I believe we have fulfilled the key requirements of price, location and product that most property buyers seek and I am confident the project will enjoy continued success."

YTL Corp is the holding company of YTL Land & Development. Developed by YTL Land & Development's wholly-owned subsidiary, Sentul Raya Sdn Bhd, The Saffron is a 467-unit residential development in four blocks. Block B has just opened for sale and indications are that the take-up will be just as high.

The early buyers are made up mainly of owners of other YTL properties and also owners of units in The Tamarind, an adjoining condominium in Sentul East also developed by Sentul Raya.

Blocks A and B have 17 storeys each while Blocks C and D are 24 storeys. Block B will house 100 units, Block C 161 units and Block D 72 units. Built-ups start from 1,000 to 1,873 sq ft and are priced between RM226,000 and RM770,000.

The Saffron, with a gross development value (GDV) of RM150 million, will have maintenance fee of 25 sen psf. Sited on 4.6 acres of freehold land, it comes with five sizes and layouts. There are 3-bedroom en suite units and for those who prefer greater space, there are 3+1 and 4+1 units. It will be completed in March 2009.

The developer is also including a home plan package in the purchase price, so each unit comes equipped with wardrobes, kitchen cabinets and air-conditioners.

The surroundings will have extensive landscaping and water features and also a one-acre park with jogging trails and three pools. The Tamarind, which is the first YTL condominium in Sentul East, was launched in 2002. Located next to The Saffron, the four-block development comprises two 31-storey towers and two low-rise blocks with a total of 498 units. The development is 95% sold and has a GDV of RM130 million.

According to YTL, prices for the units have appreciated as much as 45% from the original launch price of RM180 psf, and are now transacting at an average price of RM260 psf.

Sentul East, together with Sentul West, comes under an RM8-billion redevelopment project. According to the 2002 master plan, the 294-acre freehold tract is a mixed development with commercial, retail and residential portions and will feature a private gated park and the KL Performing Arts Centre. It will have a population of 50,000 when completed. A previous residential development by YTL Land & Development is the RM300 million Pantai Hillpark. For details on The Saffron, call 03-4041 0822.

nazrey

May 6th, 2006, 09:09 AM

YTL Land is proud to announce the launching of The Saffron (http://www.propertynetasia.com.my/NewDevelopment/sentulraya/TheSaffron/)!

http://www.propertynetasia.com.my/NewDevelopment/sentulraya/TheSaffron/images/building_01.jpghttp://www.propertynetasia.com.my/NewDevelopment/sentulraya/TheSaffron/images/building_02.jpg
http://www.propertynetasia.com.my/NewDevelopment/sentulraya/TheSaffron/images/building_03.jpghttp://www.propertynetasia.com.my/NewDevelopment/sentulraya/TheSaffron/images/building_04.jpg

http://www.propertynetasia.com.my/NewDevelopment/sentulraya/TheSaffron/images/fa2.jpg

travellator

June 5th, 2006, 06:52 PM

can't find a thread for this service apt, so will post here...Semantan Avenue (not too sure abt this) update taken on 3rd June
http://i35.photobucket.com/albums/d163/picaddict_1975/Damansara%20hts/DSC01011.jpg

Greg

June 5th, 2006, 09:34 PM

ZaHiRnYa???

June 28th, 2006, 06:28 PM

http://img.photobucket.com/albums/v116/zahirnya/IMG_0381.jpg

Semantan Avenue, alongside Jalan Semantan...

ZaHiRnYa???

June 28th, 2006, 06:28 PM

http://img.photobucket.com/albums/v116/zahirnya/IMG_0382.jpg

maxima

June 29th, 2006, 05:48 AM

Anyone got any update news about The Maple, sentul west / east?? its completed already?

maxima

June 30th, 2006, 10:49 AM

K, actually went to the site and the showhouse this morning .... jam la the roads there!!:ohno:

Anyway, Saffron showhouse at around 1080 sq ft looks very good 'cept for the kitchen la which literally is part of the living room ..... they said when you buy the unit it would be totally bare....except for maybe a wall to denote kitchen boundary with the pipes in it......

Went over to see Maple as well .... hmmm nice ... big living and dining but rooms a bit small for 1500 sft units kitchen same concept as saffron i.e. open but comes with built in kitchen cabinet (+ hood and hob) and wardrobe. Toilet is cool!! but most of all the park is absolutely fantastic!! it's a fix RM100 on top of maintenance fee for the park though .....

nazrey

July 13th, 2006, 10:08 AM

nazrey

August 3rd, 2006, 08:34 AM

Project Name: ANJUNG TIARA
Developer Name: ROLLING ACRES SDN BHD
Launch Date: July 2006
http://www.anjungtiara.com/

44 uniquely designed semi-detached residences with the ultimate sense of privacy. Built with an open concept giving you the freedom of space: quiet personal study area, timber strip bedroom flooring, distinct wet and dry kitchen areas, fish-pond*and ample parking space for the family. An ideal freehold landed property located in one of the key growth areas in the Klang Valley.

http://www.anjungtiara.com/images/03masterplan/main.jpg

travellator

November 1st, 2006, 10:46 AM

The plaza condominiums
http://img440.imageshack.us/img440/1408/788678633ax.jpg

http://img440.imageshack.us/img440/183/78867834ib.jpgThe Residence Taman Tun
http://i35.photobucket.com/albums/d163/picaddict_1975/DSC00241.jpg

The Plaza & Residence
http://i35.photobucket.com/albums/d163/picaddict_1975/DSC00242.jpg

completed.....
the residence TTDI
http://i35.photobucket.com/albums/d163/picaddict_1975/Bangsar/DSC01670.jpg

http://i35.photobucket.com/albums/d163/picaddict_1975/Bangsar/DSC01671.jpg

baqthier

November 2nd, 2006, 04:18 AM

Love the simpilicity!

v-Force

November 2nd, 2006, 11:49 AM

very nice laaa....

Popoko

November 2nd, 2006, 01:59 PM

http://img96.imageshack.us/img96/7108/dscf2965editedef7.jpg (http://imageshack.us)

Popoko

November 2nd, 2006, 02:13 PM

http://img143.imageshack.us/img143/8392/scoutdu8.th.jpg (http://img143.imageshack.us/my.php?image=scoutdu8.jpg)

blurangel

November 9th, 2006, 03:48 AM

I pass by The Plaza & Residence, TTDI two days ago... the building really stand out among the rest in the vicinity.... like a pearl glowing in TTDI, althoug it's day time..... Good job....Hope Malaysia have more of this development....

thundercats_kl

January 5th, 2007, 07:07 AM

January 5, 2007

Taragon Puteri
http://img172.imageshack.us/img172/5763/taragonputeri001wy3.jpg (http://imageshack.us)

113 Exclusive residences by Great Eastern/etc...(Open July 2007)... any info??:)
http://img224.imageshack.us/img224/8572/113residence001by7.jpg (http://imageshack.us)

ZaHiRnYa???

January 5th, 2007, 08:08 AM

where is Taragon Puteri?

Great Eastern Residency if i am not mistaken last time around they build it for their stuff...apparently, now its open for public...but only 10 storey building..maybe they dont want it to overshadow Great Eastern building...

thundercats_kl

January 5th, 2007, 08:18 AM

Thanks for da info zahirnya! :)

Taragon Puteri... at jalan yap kwan seng... nearby jelita court kot... a 12-n-1/2-storey upscale condo by Bluestone Group. project name is Taragon Puteri YKS.

Greg

January 5th, 2007, 09:42 AM

Thanks for da info zahirnya! :)

Taragon Puteri... at jalan yap kwan seng... nearby jelita court kot... a 12-n-1/2-storey upscale condo by Bluestone Group. project name is Taragon Puteri YKS.

True, that one called Taragon Puteri YKS. Other Taragon's are Cheras and Puteri KL for which we have a thread already. Puteri KL will be the former Menara Li Foong, the abandoned one behind Pudu Jail. :)

http://www.bluestonegroup.com.my/project.htm

ZaHiRnYa???

January 5th, 2007, 12:52 PM

Jalan Yap Kwan Seng? hmmm....didnt notice any construction apart from the one...errr...that is one construction going on..but i thought its only 8 storey high?

jesmine

January 5th, 2007, 03:20 PM

12 storeys ler this Taragon YKS. :)

ZaHiRnYa???

January 5th, 2007, 05:55 PM

shall check about it tomorrow...

nazrey

January 7th, 2007, 01:22 PM

From flickr.com

http://farm1.static.flickr.com/154/348001304_e2c2b2cbc6_b.jpg

Geminian

January 8th, 2007, 01:52 AM

aIKKSSS....suddenly this pic , wut is got to do wif the topic??:lol:

jesmine

January 8th, 2007, 06:30 AM

Jalan Yap Kwan Seng? hmmm....didnt notice any construction apart from the one...errr...that is one construction going on..but i thought its only 8 storey high?

Taragon YKS site....

http://img02.picoodle.com/img/img02/7/1/7/f_DSC00524i_70f6m_435bf28a.jpg (http://www.picoodle.com/view.php?srv=img02&img=/7/1/7/f_DSC00524i_70f6m_435bf28a.jpg)

http://img02.picoodle.com/img/img02/7/1/7/f_DSC00440i_70f6m_72832b3c.jpg (http://www.picoodle.com/view.php?srv=img02&img=/7/1/7/f_DSC00440i_70f6m_72832b3c.jpg)

thundercats_kl

January 9th, 2007, 07:17 AM

not sure posted already...if yea..sorry for double posting...

Centrio
Location: Pantai Hillpark
Project: Soho
Height: 6-storey
Completion Date: In 2 years time. (2009?)
YTL Land

http://www.propertynetasia.com.my/newdevelopment/Centrio/images/CentrioNight02.jpg

http://www.propertynetasia.com.my/newdevelopment/Centrio/images/Pool_View_lores.jpg

http://www.propertynetasia.com.my/newdevelopment/Centrio/images/Roof_Garden_lores.jpg

http://www.propertynetasia.com.my/newdevelopment/Centrio/images/Courtyard_View_lores.jpg

http://thestar.com.my/archives/2006/11/8/central/m_p14edward.jpg

travellator

January 28th, 2007, 04:48 PM

new hotel ?service apts along J Semantan at Semantan Av
http://i35.photobucket.com/albums/d163/picaddict_1975/Citycentre2/IMG_0010.jpg

sirxl

February 1st, 2007, 01:31 AM

is the Savanna apartments completed yet?

nazrey

February 7th, 2007, 11:54 AM

http://www.iproperty.com.my/reviews/ampangputra/shopaptnight.jpg

Ampang Putra Residency, Taman Dagang
The Ampang Draw

http://www.iproperty.com.my/reviews/ampangputra/logo.gif

Ampang Putra Residency, yet another prestigious development by Insas Bhd, not only gives you a luxurious place to call home but also one that meets the real-estate mantra of "location, location, location."

Sited on a 2.94-acre landbank in Taman Dagang Ampang, the development fronts Jalan Ampang and Jalan Ampang Putra 6. This well-established neighbourhood is a mere minute's drive away to the Middle Ring Road 2 and 10 minutes to KLCC, via the KL-Ampang Elevated Highway. And if driving is not your thing, the STAR-LRT Ampang Station is just 700m away.

Ampang, itself, is known for its strong expatriate draw, with numerous embassies and international schools close by, as well as the largest Korean community in the country. It also boasts numerous lifestyle attractions, from popular shopping malls to golf courses, exotic and local eateries and ethnic markets.

For example, the Ampang Point Shopping Complex and Galaxy Shopping Complex (complete with a 10-screen cineplex) are only less than 2km away, while Ampang Point, Ampang Park, Ampwalk, Great Eastern Mall, City Square, Avenue K and Suria KLCC are within easy reach, too. And if you need to make a quick grocery stop, you can even walk to Giant or take a short drive to the newly opened Tesco, Jusco or Carrefour hypermarkets.

Several nearby medical centres, namely Ampang Puteri Specialist Centre, Gleneagles Intan Medical Centre, Pantai Indah Hospital and Hospital Ampang, add to the location's unrivalled convenience.

Surrounded by other landed and high-rise residential developments, Ampang Putra Residency comprises 18 units of shop offices and 367 service suites. The elegant service suites, to be launched soon, are ideal for those who love life in the city, especially those working in downtown Kuala Lumpur, Ampang or its neighbouring areas.

Built in two 26-storey towers, the service suites come with only 10 units per floor for a measure of exclusivity. There are three suite designs available. The studio suite measures approximately 607 sq ft, perfect for the young urban professional who needs a place to chill. The three-room service suites come in larger built-ups of 1,234 sq ft or 1,290 sq ft, suitable for families and those in the 25 to 40-years-old age group.

Apart from its strategic location, the suites offer breathtaking views of either KLCC in all its metallic glory or the lush greenery of the nearby forest. Each carefully designed unit comes with quality finishes, and residents get to enjoy full condo facilities with 24-hour security surveillance and CCTV monitory system. Also of significant note is the ample parking available, with 795 bays located on five levels, a real treat with the increasing scarcity of city land.

To be completed by end-2009, this piece of property has good potential to experience capital appreciation and commendable rental returns. The studio suites are priced from RM150,000 onward, with estimated monthly rental between RM800 and RM1,500. The three-room suites are priced from RM250,000 onward, with estimated monthly rental between RM2,000 and RM3,000. There will also be some interior design packages available if purchasers wish to decorate their units as per the show unit.

For more information, please contact 03-2284 8311. The sales gallery and the show units are available for viewing daily including weekend, from 10 am - 6 pm.

http://www.iproperty.com.my/reviews/ampangputra/locationmap.gif

ZaHiRnYa???

February 7th, 2007, 01:16 PM

been to the showroom...love the studio type..but heck..dont like the location..

Greg

March 10th, 2007, 03:30 PM

http://img.photobucket.com/albums/v730/Greg8000/406872714_e2c2aefb1d_b.jpg

9 in 1

- Marc
- Lot C
- One KL
- K-Residence
- Binjai
- Hampshire Residence
- 2Hampshire
- Idaman Residence
- The Meritz

nazrey

April 11th, 2007, 01:23 PM

Koi Kinrara Suites

http://www.iproperty.com.my/property/developers/images/housepicture/NC879.jpg

Project Name:Koi Kinrara Suites
Township:Puchong Jaya
City:Puchong
State:Selangor

http://www.iproperty.com.my/property/developers/images/locationmap/NC879.gif

nazrey

April 11th, 2007, 02:04 PM

New projects give a facelift to Subang Jaya
Wednesday April 11, 2007
By LIM CHIA YING
Photos by SAMUEL ONG

http://www.thestar.com.my/archives/2007/4/11/central/m_02tiaraville.jpg

Almost complete: One block of the Tiaraville/e-Tiara project
is complete with the second now in its final stages.

NEW developments in Subang Jaya will soon give a facelift to the booming township.

While development bodes well for an urban address, helping make Subang a desired destination, this, however, would only also mean an increase in population and a rise in congestion, especially since most of these projects are concentrated within a small enclave of the township.

The previously empty piece of land between Carrefour Subang Jaya and Mesiniaga has been converted to serviced apartments and suites. The first is the E-Tiara/Tiaraville serviced apartments, with one building al-ready up and a similar one under-going construction.

http://www.thestar.com.my/archives/2007/4/11/central/m_02signboard.jpg

Signs of the times: Billboards have also sprung up,
giving information on the various projects.

Next to that project is the Subang Avenue serviced suites, comprising four blocks of 10-storey suites (with 70 units per block).

Just behind Subang Parade shopping mall, along the same row as the KTM Komuter station on Jalan SS16/1, is the Saujana Residency serviced apartment project that is scheduled for completion in mid-2009.

Next to it is the new Empire Subang, comprising four different projects called Empire Suites, Empire Tower (to be made up of corporate offices), Empire Soho (small office home office), and Empire Gallery (which will be a shopping mall).

Take a drive further down the road and you will come across another project called Jana Towers, where its concept is planned as an apartment within an apartment.

http://www.thestar.com.my/archives/2007/4/11/central/m_03etiara.jpg

Traffic worry: Once all the projects are complete,
there will be more traffic, adding to the congestion.

Subang Jaya assemblyman Datuk Lee Hwa Beng said there would definitely be an increase in traffic, but these developers were those that had originally contributed RM60mil in 2000 to build the interchange from the Federal Highway into Jalan Tujuan.

“They were promised that they could build either offices or serviced apartments following that contribution. But we have plans to help ease traffic once the developments are up.

”The first is the Subang-Kelana link, the second is an LRT station to interface with the KTM Komuter station, and lastly, we are asking for a contribution of RM4mil from the developers and another RM4mil from the state government.

“The RM8mil would be used to build a 1.5km pedestrian walkway which would be called Subang Jaya Boule-vard, to stretch from Wisma Mesiniaga all the way to Valley Club where Jana Towers is sitting above now,” he said.

nazrey

April 17th, 2007, 04:28 PM

The plaza condominiums

http://img440.imageshack.us/img440/1408/788678633ax.jpg

http://img440.imageshack.us/img440/183/78867834ib.jpg

The plaza condominiums (http://www.ttdidev.com.my/index.php?p=residenceGallery)
The crowning glory of Taman Tun Dr. Ismail, KL

coolgal

April 20th, 2007, 04:07 PM

coolgal

April 20th, 2007, 04:11 PM

Hello everyone

I am not familiar with this type of property. Can anyone who has experienced buying or selling of such properties care to comments. Pro & Con?

If I buy a unit, does it means it comes fully furnished?

Any comments are welcomed.

Thanking you all in advance

Regards

SmallInvestor

April 21st, 2007, 06:08 PM

Hi!

Just wondering, are there any new launches coming up in the next 2 weeks?

SI

nazrey

June 16th, 2007, 09:09 AM

TYW

June 17th, 2007, 01:08 PM

^^ funny name

imagine this: hey, i live in 20 trees!! :lol:

triple-j

July 1st, 2007, 06:37 PM

http://farm2.static.flickr.com/1275/684813024_4f9a81165a.jpg

http://farm2.static.flickr.com/1188/683913189_c74cf27d2a.jpg

http://farm2.static.flickr.com/1049/684778964_0a8c9f28a8.jpg

http://farm2.static.flickr.com/1105/684790030_feeb92db94.jpg

http://farm2.static.flickr.com/1400/684790622_1defe92e96.jpg

halfnutz

July 1st, 2007, 07:00 PM

rachelcy

July 4th, 2007, 01:26 PM

is the Savanna apartments completed yet?

Which Savanna you referrring??
Berjaya Savanna? or Seri Maya Savanna?
If Seri Maya... it will be complete by September or October 2007.

rachelcy

July 4th, 2007, 01:33 PM

Nice looking project. Anyone has web site for this?

Thank you.

YTL Centrio SOHO
http://www.propertynetasia.com.my/newdevelopment/Centrio/home.html

I went to their Sales Office at Jln Ipoh... aiks... should go to Starhill gallery instead.

Well this development... indeed unique and nice... especially for those love the minimalism idea!! But that area... a bit worrying... surrounded with flats and low cost apartment, somemore have a reserved forest... don't know what going to be at this reserved forest in future!

You can only get more information if you visit Starhill gallery... A LOT of different layout to choose from. Each unit, you will have either private courtyard, private garden or sun deck. Still have about less than 50units left, price start from RM290K onwards.

Some people think YTL will able to turn the area like Mont Kiara, but I personally don't think this will happen, because all flat and low cost development are developED there... no way to make them disappear within this century. Take it or leave it.

rachelcy

July 4th, 2007, 01:35 PM

That's one hell of a hill-top project. I never know that there's a project going on there. should go there and have a lookout someday!

Haha... this is nice project... let us know what you think after visit.

nazrey

July 7th, 2007, 12:13 PM

Solar-powered dream house
Saturday July 7, 2007
By THEAN LEE CHENG
TheStar (http://star-space.com/news/story.asp?file=/2007/7/7/pnews/18228535&sec=pnews)

THERE are several features about this house that are pertinent. The first is its location, the other its terrain. Country Heights Damansara is slowly shaping up to have some pretty unique and fashionable real estate for the well-heeled. Whether it will become a fashionable address in the years to come is to be seen as this is a new area.

The exceptional features of some of its real estate are due, to a large extent, to its sloping terrain. It is a double-edged sword, actually, as owners of the vacant bungalow lots are beginning to discover as they begin construction. Cost is about 30% to 40% higher than if it were to be on flat land.

It is because the building is on such uneven terrain and contours that creative and architectural possibilities are pushed to the maximum with some amazing results for some of its bungalows. This also drives up the costs.

http://star-space.com/archives/2007/7/7/pnews/bw_21hillhouse.jpg

The back of the house with a 70ft drop from the road level to the lower
ground floor. Construction cost of houses on slopes cost 30% to 40% more
than those on level ground

Over on this hill beside the Penchala toll plaza on the Leburaya Damansara-Puchong, what is on level ground is considered mundane. It is against this backdrop that the owner of this three-storey bungalow has built his dream house.

A rather contemporary piece of work, the only part of this house that is at road level is the car porch and entrance foyer, which can fit eight Myvis or six BMWs. A feature wall with natural green stone runs across the house, hiding the rest from view. A stretch of louvered windows runs across the house at the entrance foyer behind the feature wall.

“Because of the natural green surroundings, and the fact that this house is on a hill in a lovely green environment, I have designed the house in such a way as to allow as much light and wind to come in. The place is absolutely airy, around the clock,” the owner says.

A flight of stairs down leads to the living area, dining and kitchen. The main focus of the living area is the view of the hills that straddle Country Heights Damansara and Taman Tun Dr Ismail.

He has taken full advantage of this by having glass on two sides of the living area, from floor to ceiling, with a timber deck wrap around it in the shape of the letter ‘L’. From the living area, one can walk to the timber terrace and onto the narrow strip of a pool, way above ground level. Incidentally, it is a drop of about 70 ft between the road level and the lowest point of the house.

On the same level as the living area and pool are the kitchen and the AV room. The house does not have any built-ins.

The master bedroom, guest room and family lounge is on the lower ground floor while three other bedrooms and another family area are on the first floor.

A pertinent focus of this house is that it is one of several which opted for a subsidy scheme under the Malaysia Energy Centre (MEC) to be fitted with solar panels to harness energy from the sun. MEC is a non-profit organisation under the Energy, Water and Communications Ministry.

http://star-space.com/archives/2007/7/7/pnews/bw_21hillhouse2.jpg

The living area is wrapped around with glass and a timber
deck to highlight the view of the surrounding hills

The house is fitted with 50 pieces of solar photovoltaic panels (4 KW) at a cost of about RM110,000, at a 25% discount.

The Malaysian Building Integrated Photovoltaic (MBIPV) programme national project leader Ahmad Hadri Harif, at the Malaysia Energy Centre says the house has two meter systems, a normal one which monitors the electricity usage from Tenaga Nasional Bhd (TNB) and a second meter which tracks the amount of electricity generated.

“The meter reader who comes monthly will record the units of electricity used from the TNB meter and from the second meter, the amount of electricity generated.

“The 4 KW panels fitted onto the roof will generate sufficient electricity for four units of 1 HP air conditioner, to be run for between six and seven hours.

“This means that the homeowner will not need to pay for the electricity that these four air conditioners consumed, to put it simplistically. Generally, the amount of energy generated is smaller than the amount consumed,” says Ahmad Hadri.

He says energy is only generated during the day. It is used and not stored. At 4 KW, the power capacity is small and the energy generated will be consumed by his neighbours. It will not travel beyond the substation.

“The important thing is, from the consumer’s point of view, it cuts down energy usage and reduces his electricity bill and retro-fitted panels enhance the value of the property. From TNB’s perspective, although the power generated is small, it is derived from the source of consumption and used in the vicinity, thereby, does not overload the system,” says Ahmad Hadri.

http://star-space.com/archives/2007/7/7/pnews/bw_21hillhouse3.jpg

The timber deck goes around the living area to the left, offering a view of
the hills. A pool high above ground level gives a new dimension to space

He says the panels have a warranty of 25 years but the system can work longer than that.

Says the home owner: “I am very environment-conscious and I believe in a renewable source of energy, costly though it may be.

“When I built this place, I also did not cut into the slopes; instead the entire structure hugs the terrain. It is not good to cut the slopes because this blocks the natural passage of water. Water is an element that finds its own way down into the ground. It is a natural element that one cannot control,” he says, adding that he consulted geotechnical expertise before building his house.

“The important thing when building on slopes is the foundation. That which cannot be seen – in this case a strong foundation - is more than important than that which can be seen.”

nazrey

July 29th, 2007, 11:58 AM

Negara Properties launches Sanctuary Condo Series
Saturday July 21, 2007
TheStar

http://star-space.com/archives/2007/7/21/pliving/Negara3-4.300.jpg

http://star-space.com/archives/2007/7/21/pliving/Negara3-2.300.jpg

Artist's impression of Negara Properties'
Sanctuary Condo development in Melawati

Negara Properties Berhad has just launched a new condominium development in the Melawati green belt in Kuala Lumpur.

Touted as “ultra-modern” in concept, the development - known as 3Residen@Melawati - is said to offer a "tranquil" location with commanding views of the KLCC skyline and the Bukit Tabur crystal ridge.

According to Negara Properties chief executive officer Wan Hashimi Albakri at a media preview yesterday, the development offers a contemporary design that promises “complete privacy for each resident”.

Negara Properties is marketing 3Residen@Melawati as its first Sanctuary Condo series.

For the first phase, this relatively low-density development will comprise two tower blocks of 18 storeys and 13 storeys on 3.3 acres of land.

There will be a total of 178 condominium units ranging in size from 1,100sq ft to 2,174 sq ft. Prices start from RM304, 888.

It is understood that the show house will only be ready next month.

The project is approximately 25km away from the KL city centre.

nazrey

August 21st, 2007, 05:52 AM

Residence One
by GuocoLand (Malaysia) Berhad (http://www.mystorey.com/home/bedford-residence_one/property_type_residence_one.htm)

http://img34.picoodle.com/img/img34/9/8/20/f_02m_67b1b9c.jpg

http://www.mystorey.com/home/bedford-residence_one/images/map.jpg

nazrey

August 24th, 2007, 04:15 PM

-edit-

nazrey

August 26th, 2007, 03:23 AM

20trees (http://www.sdb.com.my/properties_20trees/20trees_overview.htm)
Luxury Home in Melawati

http://www.iproperty.com.my/reviews/sdbproperties/main2.jpg

Hidden amidst one of Kuala Lumpur’s most secret parcels of greenery, 20trees in Melawati is a residential address like no other. It sits on twenty-three acres of undulating land with a stunning view of the distant quartz and granite outcrop.

20trees is a place where airy, spacious and light-filled homes meld seamlessly unto the undulating landscape, and unique microenvironments with different experiences that are natural and close to our environmental hearts.

This unique hillside development comprises courtyard homes, terrace homes, garden homes, and low-rise apartments.

http://www.sdb.com.my/images/20trees_map.gif

Developing on a green concept
Saturday August 25, 2007
By THEAN LEE CHENG
TheStar

Selangor Dredging making a splash with 20trees

SDB Properties Sdn Bhd, a subsidiary of main board-listed Selangor Dredging Bhd, is set to make a splash on the Klang Valley property scene with this weekend's official launch of 20trees, which the developer calls the closest green enclave to the KLCC Twin Towers.

Selangor Dredging managing director Teh Lip Kim says the launch promises to be an exciting and eye-opening event in terms of lifestyle living.

“Because of the site and terrain of the location, we came up with a concept in which we want all the houses to look towards the quartz ridge and the green,” she explains.

“We may have a number of supporting concepts – 20 different green environments, serene landscaped development – but the main theme is the gated and guarded green community, two distinct and important features that we are implementing on this 23-acre site. The third feature is the proximity to the KLCC.”

Overlooking Malaysia’s longest quartz ridge in Taman Melawati, Kuala Lumpur, 20trees is about 20 minutes from KLCC on a good traffic day via the Elevated Highway.

Teh and her team have been preparing for this launch for more than a year. Because of the undulating terrain, much work had to be done to get the show village ready in order to give shape and form to the concept.

They have come up with three show units – a courtyard terrace, a garden terrace and a show apartment. SDB Properties has invested between RM6mil and RM7mil on landscape and hardscape, and another RM5mil on the clubhouse. The total gross development value of the project is RM230mil.

“You will not find another project like this in this part of town,” Teh promises.

20trees will offer a total of 201 homes, comprising 83 three-storey landed housing and 118 apartments. Because of the lifestyle concept the project embraces and the size of the units, the apartments are priced from RM600,000 and landed units begin at RM1.5mil.

The apartments have built-ups of between 1,800sq ft and 3,600sq ft (for duplexes). Landed units have built-ups of between 4,400sq ft and 6,900sq ft. (For comparison purposes, an average bungalow built-up is about 5,000sq ft.) Some of the units come in 48ft x 96ft dimensions and are able to fit six cars.

Two other developers Pembinaan Asmegah Sdn Bhd and Loh & Loh Corp Bhd will be launching their semi-detached and bungalow units in gated and guarded environments lower down the hill later this year or earlier next year.

Teh has led Selangor Dredging to new frontiers the last several years, not only in terms of the types of projects the company has undertaken, but also geographically. The developer has recently gone to Singapore.

She declines to talk about the company's land bank plans except to say that it “will buy land which we think will have an international appeal”. This is precisely why Selangor Dredging has ventured into Singapore.

In the fourth quarter of this year, the company will be launching 23 units of low-rise condominiums in 65, Wilkie Street, near the Dhoby Ghaut Mass Rapid Transit station located at one end of Orchard Road. That project will come up on a 17,000sq ft site and will have a gross sales value of RM120mil.

http://star-space.com/archives/2007/8/25/pnews/bw_1820trees.jpg

The units will be sold for between S$1,500 and S$1,700 per sq ft. “I am happy with that price because since we bought the land, land prices have gone up,” says Teh of Selangor Dredging's first venture across the causeway.

Singapore’s property prices have moved up tremendously the last several months, entering into the S$4,000 psf region for some projects.

The company's second venture in the republic is a 30-storey condominium project in 2 Gilstead Road in Newton Circus on a 35,500sq ft site. This will be launched next year for between S$2,300 and S$2,500 psf.

“Unlike Malaysians, Singaporeans like high-rise buildings. The taller the building, the higher the price,” Teh points out.

For now, the developer is concentrating on the Wilkie Road project before setting out to look for more land in Singapore.

Adds Teh: “Singapore has the land. It is just that I have to pay a lot for it.” Unlike their counterparts in Kuala Lumpur, developers in Singapore buy old buildings for demolishment in order to put up new ones. That is one way a city renews itself. Malaysia has not come to that stage that but it may, decades from now.

On the local front, Teh is also euphoric about 21 Damansara, a bungalow development that overlooks Bangsar in Kuala Lumpur. The 21 units, of four and five storeys high, will sit on the terraced hill behind the Victoria Station restaurant in Medan Damansara. The access will be via Jalan Setia Bistari and will be located next to SPPK’s Seri Beringin.

This will be both a challenging and exciting address for the company as it strives to make property development its core business. The company started out with tin mining in the 1960s before moving into different sectors.

In many ways, there will be competitors who will be watching keenly Selangor Dredging’s move into Damansara Heights, one of Kuala Lumpur’s most prestigious addresses. Other property developers have made their name here with small but upscale developments.

The Selangor Dredging bungalows, priced at a minimum of RM10mil, will be terraced on hill slopes on a 5.75-acre site. The units have a built-up of about 10,000sq ft and each will come with an individual lift and a swimming pool. The project will also come with gated and guarded features. “And it will be very contemporary,” says Teh.

The company has completed AmanSari, a gated and guarded development in Puchong, and its other work-in-progress projects include Park Seven, one of a dozen or so luxury condominiums coming up around the KLCC vicinity, and Ameera in SS2, Petaling Jaya.

Park Seven is fully sold while Ameera and 20trees are 60% and 30% sold respectively.

“There’s a premium to our projects but there are reasons for this,” she says.

Unlike most developers who give an extended defects liability period of 18 months, Selangor Dredging offers 36 months, or three years. With Park Seven, the 20-storey building has tremor-resistant features.