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Old August 4th, 2004, 12:32 PM   #41
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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.
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Old August 6th, 2004, 03:11 AM   #42
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http://www.ytlcommunity.com/commnews...p?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
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Old August 21st, 2004, 06:36 AM   #43
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Property Market 2004: Kuala Lumpur & Selangor

http://wtw.com.my/modules.php?name=N...article&sid=65
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Old August 21st, 2004, 04:35 PM   #44
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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...
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Old September 14th, 2004, 05:01 AM   #45
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UPDATES on RESIDENCES and SERVICED APARTMENTS in KL

I think serviced apartments and residences development around KLCC area deserved its own update thread....there are so many popping up nowadays.....like mushrooms!!!
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Old September 14th, 2004, 05:03 AM   #46
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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.
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Old September 14th, 2004, 05:05 AM   #47
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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.
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Old September 14th, 2004, 05:12 AM   #48
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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.
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Last edited by szehoong; September 14th, 2004 at 05:41 AM.
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Old September 17th, 2004, 04:32 PM   #49
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Thanks for the list! I'll add many more later!
I have yet to know where chow centre will be built!
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Old October 5th, 2004, 11:21 AM   #50
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Errr...where exactly is this Tri-Star apartment thingy
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Old October 5th, 2004, 11:47 AM   #51
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Quote:
Originally Posted by ZaHiRnYa???
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)
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Old October 5th, 2004, 12:27 PM   #52
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Ish...sabar aje la. No wonder la never heard.
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Old October 6th, 2004, 05:24 AM   #53
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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.
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Old October 6th, 2004, 05:31 AM   #54
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First tower block referring to which one Hmm...huge soundproof windows...can wait to see that
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Old October 7th, 2004, 12:32 PM   #55
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Must be that half-completed condo tower behind the Multi-Purpose... The building is already being clad with scaffolding...
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Old October 11th, 2004, 05:28 AM   #56
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Property ready by 2005

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
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Old October 11th, 2004, 06:33 AM   #57
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Your condo..mean condominium, or apartment with condominium facility? or just simply a medium or high end apartment?
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Old October 12th, 2004, 06:18 AM   #58
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any highrise condo

any high rise condo or apartment

thx
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Old October 12th, 2004, 10:14 AM   #59
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Quote:
Originally Posted by utopia0
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? ......anyway we'll see how we could help
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Old October 12th, 2004, 10:43 AM   #60
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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.
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