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Old May 24th, 2008, 04:08 AM   #581
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started since last month...
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Old May 27th, 2008, 04:51 AM   #582
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KLCC not overpriced



There is no denying that the iconic Petronas Twin Towers in the Kuala Lumpur City Centre (KLCC) have served Malaysia well as they have put the country on the world map. The towers have not only created a focal point for the country and the Klang Valley, but also added value to the KLCC area where property prices are concerned. Over the last few years, several high-rise luxury projects have been launched and prices for luxury condominiums in the KLCC today have breached the RM2,000 psf mark.

But is there any more upside potential in the KLCC? Or is it all just hype?

Three panellists at The Edge Investment Forum on Real Estate 2008, with the theme "What's hot; what's not", addressed these issues when they presented a paper on "A real estate success story — KLCC: A developer's perspective". They were Glomac Bhd's group managing director Datuk FD Iskandar Mohd Mansor, Bandar Raya Developments Bhd's CEO Datuk Jagan Sabapathy and executive chairman of Beneton Properties Group Datuk Chan Sau Lai.


The panellists (from left): FD Iskandar, Jagan and Chan

Moderated by Datuk Richard Fong, president of the International Real Estate Federation (Fiabci) Malaysian chapter and group executive vice-chairman of Glomac, the panel concurred that the KLCC is far from overpriced.

According to FD Iskandar, if one were to compare similar high-end properties in Bangkok, Singapore, Jakarta, Manila and even Ho Chi Minh City, KL's properties are among the cheapest in the region. One of the simplest ways to measure if a city is expensive is to use the Big Mac Index created by The Economist.

FD Iskandar points out that Malaysia has one of the cheapest Big Macs in the world, which means the city is "cheap".

Jagan feels the same way. "I think the dilemma for most of us is that KL is a cheap city but the KLCC is expensive. People find this difficult to reconcile with. The reality is that the city is a cheap place to live in, do business and invest and I think we're beginning to see the fruits of it," says Jagan.

He adds that there is still a lot of domestic liquidity available and although there is a credit crunch in the US and Europe, money is coming in from China, India and the Middle East. "It is common for the Arabs to put money into real estate. All this money has to find a home. The KLCC is an attractive proposition as our interest rates are low."

Malaysia's "fairly decent" economic activity and the huge amounts of investment coming in from the oil and gas and telecommunications sectors have also created more high-paying jobs. Jagan sees this as an impetus for the market. Furthermore, the country's improving educational facilities are proving to be attractive to foreigners looking to send their children overseas for education. "These people will be looking to buy quality properties. There is definitely money to buy and rent," says Jagan.

Looking at the big picture, he says Malaysia has now become attractive to high net worth Malaysians and global citizens who own several homes all over the world. "KL is the best-kept secret in the entire world, but we do an awful job telling people how good it is. I think it's a conspiracy by the rakyat to keep property prices down!"

Jagan was echoing FD Iskandar's point that Malaysia needs to be "rebranded". According to Iskandar, there will always be wealthy people who want the best and are looking for alternatives for their investments. "I believe the KLCC offers the best not only in Malaysia but also in Southeast Asia."

One of the steps that can be taken by the government to attract foreign investors is to market and position KL as an international Islamic financial hub, says FD Iskandar. "We need to focus our efforts on making KL the preferred destination to attract global investors, issuers and high net worth individuals to take advantage of their surplus private and sovereign funds."

FD Iskandar feels that the Malaysia My Second Home programme needs to be marketed better and that this should fall under the purview of the Prime Minister's Department to ensure more efficiency, speedier approvals and seamless inter-ministerial coordination.

The panel also discussed the scarcity of land in the KLCC. According to Jagan, locals and foreigners are picking up land very quickly. "Prices can only go one way — up, and that's the reality of it," he says.

Undoubtedly, the shortage of land will drive prices higher but Jagan says if one were to compare KLCC's prices on a per plot ratio basis, they are still cheaper than those in other cities in the region. "For example, YTL group's recent land purchase at RM2,000 psf in Jalan Stonor. On a per plot ratio, we're looking at a pricing of RM200 to RM300."

Chan, whose company was one of the first players in the KLCC with its Stonor Park project, says it is definitely the place to be today. "It is cool, chic and the place to chill out."

He says there are a few key factors for a successful development — location, good design and timing. "In all major capitals of the world, any development adjacent to, or with a view of iconic landmarks, will always succeed."

"In the KLCC area, projects with a view of the iconic Twin Towers will have a good chance to succeed," he adds.

According to Chan, developers also need not worry if their projects offer good design. "Good designs always sell and at the prices that KLCC properties command these days, they are more than homes. They are a statement of the owner's social standing and the people who live in them," he says.

A case in point is Bandar Raya Developments' Troika. The developer bought the land for RM560 psf in 2004 and priced the units at RM1,000 psf when it launched a year later. The market, says Jagan, reacted accordingly. "People thought we were crazy buying land at that price and even crazier when we began selling. But we had a plan and launched Troika in stages. We were not going to compete on pricing but architecture," he adds.

The strategy has certainly paid off for Bandar Raya. The Norman Foster-designed Troika today has recorded transactions at RM2,500 psf, with a portfolio of investors from over 20 countries.

"There is no hype. What we're seeing is real," says Jagan.

The past few years have certainly seen great changes to the KLCC skyline, with property prices moving at a fast clip, says Chan. He feels that as prices continue to escalate, there are two issues to consider. "First, those who want to and can afford to live in the KLCC area will buy irrespective of price. Second, investors who buy for yield or capital gain will have to consider carefully the state of the rental market."



According to Chan, as the cost psf of KLCC properties increases, condo sizes need to be smaller in order to achieve the same yields. "Moving forward, for the KLCC's property market to grow, expat rental allowance should increase and investor yield expectation should match that of other major cities. For example, rental yield for Hong Kong property in a prime area is about 2% return per year," he adds.

For KL's property market to be on a par with cities such as London, Hong Kong and Singapore, Chan agrees that KL needs to be branded as a financial hub and it has to formulate policies that will allow free movement of capital. "The government should also look at reducing or eliminating stamp duty, waiving the Real Property Gains Tax, placing no limit on the number of transactions and improving the collection of service charges and property maintenance."

Fong says the KLCC is still hot and those looking to invest should do so now.

By The EDGE Malaysia - (Article from The EDGE Investment Forum On Real Estate 2008)
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Old May 27th, 2008, 07:24 AM   #583
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the oldhouse in jalan raja chulan....y no 1 interested to develop dis area??? huge area......potential 4 huge office/hotel/condo tower.....furthermore its located in golden triangle....i wonder y no 1 noticed dis area???
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Old May 27th, 2008, 07:47 AM   #584
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Quote:
Originally Posted by Greg View Post
proposed redelopment for plaza atrium, jalan p ramlee





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Old May 27th, 2008, 10:10 AM   #585
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Sunrise acquires 100% stake in Tanah Tuah

Email us your feedback at fd@bizedge.com


KUALA LUMPUR: Sunrise Bhd has acquired a 100% stake in property development company Tanah Tuah Development Sdn Bhd for a total of RM57.4 million.

Sunrise will be paying RM27 million in cash for the stake as well as another RM30.4 million to the vendors to assume advances they had made to Tanah Tuah.

The vendors of the Tanah Tuah shares are Reliance Pillar Sdn Bhd and Lembaran Segimaju Sdn Bhd.

Sunrise said the rationale for the purchase was the strategic location of Tanah Tuah’s property, which is within the Kuala Lumpur City Centre and is accessible through major roads and highways.

“Tanah Tuah represents a good investment as the property that is being acquired by Tanah Tuah has potential to be redeveloped into an upmarket commercial development, which will further strengthen the group’s presence in a prime location,” Sunrise added.
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Old May 27th, 2008, 11:04 AM   #586
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Lake Gardens to get greener




KUALA LUMPUR: City Hall is planning to expand the Lake Gardens to create more green space in the city.

The city has 11 public parks and it has run out of space to create more green lungs.

The master plan of the expansion will be discussed in a meet-the-press session tomorrow, said mayor Datuk Ab Hakim Borhan.

The lack of green lungs in the city was one of the issues discussed in a dialogue during a visit by City Hall officials to Balai Berita.

The mayor was accompanied by a 25-member delegation comprising officers of various departments.

He was received by New Straits Times group editor Datuk Syed Nadzri Syed Harun, deputy group editor Kamrul Idris Zulkifli, production director Tun Ibrahim Mohd Jafri, Berita Harian executive editor Zainuddin Ayip, Harian Metro executive editor Abdul Ghaffar Ismail and Berita Harian news editor Seri Intan Othman.

The guests were given a brief presentation on the operations of the newspaper from press to print by Tun Ibrahim.

Later, both parties held a dialogue on the type of news covered and current issues.

Ab Hakim said the visit had given City Hall a better understanding of the processes involved in bringing out the newspaper.

"What I have also learnt is that you have two deadlines: one at 10.30pm and another at 1.30am," he said, adding that he would take note of the deadlines when reporters chased him for comments.

He said the media and City Hall could play a role together in disseminating news and information to the public.

"If we receive any complaints, we can give an explanation or clarification to the public through the media."
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Old May 27th, 2008, 11:14 AM   #587
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RM1 million facelift for Templer Park
Nuradzimmah Daim


The rusty handle of this playground equipment can lead to accidents among children.

SELAYANG: Templer Park, one of the popular recreational spots in the Klang Valley, will undergo a RM1 million facelift.


A visitor takes a nap at one of the gazebos at the park.


A visitor checking out the sorry state of a stream at the park.


Broken-down park furniture has not been repaired.

Selayang Muncipal Council public relations assistant officer Helda Syima Abu Talab told Streets recently that the allocation, under the Ninth Malaysian Plan, was from the state government to give life back to Templer Park which badly needs a major spruce up.

"Upgrading and repair works will commence on June 26. The council is estimating that the works will be completed next February," she said.

Helda said the upgrading and repair works would cover, among other things, the parks' swimming pool, gazebos, toilets, construction of a surau, a 1,150-meter walkway and other facilities.


"Although the works will about eight months to complete, the park will remain open to the public as normal as the works will be carried in stages.

"It will not affect the whole park at any one time. For example, if repair works are carried at the swimming pool, other areas are still accessible to the public," she said.

Helda said the public could also look forward to outdoor fitness equipment along the walkway.

She said the state government had already appointed a contractor for the upgrading and repair works at the park.

On the park's sorry state of affairs, Helda admitted that the contractor appointed to maintain the park did not do its best to ensure the park was well-maintained.

"Apart from that, the facilities at the park have also been heavily vandalised by irresponsible visitors. The park does not have 24-hour security service," she said.

Helda also revealed that the council spends RM9,200 a month to maintain the park.

"The council currently is looking into charging a nominal fee for visitors. It will be decided later," she said.

Located between the Rawang town and Selayang, Templer Park has been one of the popular spots for recreational activities for residents in the vicinity, especially during weekends.

The 50-acre park, known for its greenery and water streams, was last upgraded by the council in 1997.

It is evident that the area has not been properly maintained.

Many facilities were not in good condition, with its playground equipment left to rust, concrete bench damaged, and toilet bowl clogged.
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Old May 27th, 2008, 11:25 AM   #588
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Malaysia research volume up 66% for April (15 May 2008)

Abstract: BCI Asia publishes a record 1,120 project reports for Malaysia in April


A record 1,120 reports on building and construction projects were published by BCI Asia in Malaysia in April, up 66% on the same month last year. The cost of constructing these projects is expected to exceed US$8.7 billion.

The five largest building projects reported in Malaysia last month include the MUKAH SMELTING PLANT (PHASE 1) at documentation stage, FRESH REWARDS PIG IRON FACTORY at concept stage, ASIA PACIFIC TRADE & EXHIBITION CENTRE (APTEC) at design stage, THE PARADIGM (RSP AKITEK) at documentation stage and the MAGNA CITY MIXED DEVELOPMENT at documentation stage

The three largest infrastructure projects include the BAKUN-TANJUNG LEMANG UNDERSEA SUBMARINE CABLES at documentation stage, PENANG BRIDGE EXPANSION WORKS at sub-contracts awarded stage and the SUNGAI SKUDAI RIVER REHABILITATION (PHASE 1) at documentation stage.

In the combined region of Hong Kong, Indonesia, Malaysia Philippines, Singapore, Thailand and Vietnam, BCI Asia reported on 4,231 projects; up 23% from 3,441 reports in April last year. BCI Asia’s Indonesia offices reported on more than 1,020 projects in April, raising their research output 26%.

Click here for more information on BCI Asia’s research services.
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Old May 27th, 2008, 04:40 PM   #589
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COMING SOON
different from the one beside istana pahang...at jalan ceylon...


Project: Unnamed
Developer: Suasana Simfoni Sd Bhd --- UOL Group Ltd
Year: 2008
Architect: DP Architects

Quote:
Originally Posted by patchay View Post
Together with General Corp, UOL has also (in addition to Panorama KL) acquired for RM172.14mil freehold land totalling 3.95 acres along Jalan Conlay, near Kuala Lumpur's Bukit Bintang commercial precinct, where it plans to develop a 38-storey luxury condominium.[/B]
Proposed "CONLAY CONDOMINIUMS" / Jalan Conlay / 38-38-38F / UOL Group Ltd
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Old May 27th, 2008, 04:51 PM   #590
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wow..love the design oh :P
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Old May 27th, 2008, 04:56 PM   #591
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Quote:
Originally Posted by rizalhakim View Post


the oldhouse in jalan raja chulan....y no 1 interested to develop dis area??? huge area......potential 4 huge office/hotel/condo tower.....furthermore its located in golden triangle....i wonder y no 1 noticed dis area???
I think these colonial houses musta been gazetted to be preserved, that's why they are still there...
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Old May 27th, 2008, 05:05 PM   #592
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Interestingly...


Project: UE3 Redevelopment
Location: Jalan Loke Yew


Project: Unnamed
Description: Subang Parade expansion + 6 condo towers up to 15floors
Developer: Hektar Group Bhd


Project: Federal Hill Redevelopment
Description: Bungalows and condominiums
Developer: Bandar Raya Developments Bhd
wah this is under protest loh...


Project: Unnamed
Description: Tanjung Tokong supercondos, Penang

MORE MORE COMING SOON...
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Last edited by patchay; May 27th, 2008 at 05:29 PM.
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Old May 27th, 2008, 05:16 PM   #593
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any picture for the UE3 redevelopment?
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Old May 27th, 2008, 05:20 PM   #594
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Originally Posted by ZaHiRnYa??? View Post
any picture for the UE3 redevelopment?
yeap done
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Old May 28th, 2008, 04:14 AM   #595
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I think these colonial houses musta been gazetted to be preserved, that's why they are still there...
the location has no any commercial activities around. so, quite difficult for any company to take a risk investing on this area. afraid they will face same result as Asian Heritage Row (doraisamy) which is not successful as expected.

somehow, government should takeover and convert it into a museam perhaps....no other option...

btw, judging from its location, must be houses for bukit nenas reservoir's workers...
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Old May 28th, 2008, 04:40 AM   #596
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buat another office/hotel lah...situ kan golden triangle....lagipun juz few minutes walk to the huge E&O 4 blocks towers, DNP JV WingTai 3 Blocks 43 Condo/Service Apartmnt and the proposed Public Mutual Tower(rumor 40storey)... and then juz 10-15 walk to KLCC, Bukit Bintang and Jln PRamle.. location ok!!!
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Old May 28th, 2008, 04:46 AM   #597
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Quote:
Originally Posted by patchay View Post
Interestingly...


Project: UE3 Redevelopment
Location: Jalan Loke Yew


Project: Unnamed
Description: Subang Parade expansion + 6 condo towers up to 15floors
Developer: Hektar Group Bhd


Project: Federal Hill Redevelopment
Description: Bungalows and condominiums
Developer: Bandar Raya Developments Bhd
wah this is under protest loh...


Project: Unnamed
Description: Tanjung Tokong supercondos, Penang

MORE MORE COMING SOON...
yeah both UE3 and Subang Parade needs major facelift.... the subang parade project reminds me of jakarta projects lah..... with huge condo like dat....dua2 pun cantik huh!!!

tanjung tokong project really cool!!!
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Old May 28th, 2008, 04:49 AM   #598
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Rizal those row of houses its been like that for quite a while!The actual owners have long moved out !All staying there now are haram one!I hope they build the "Trillon" project here.Last i heard the land belong to Public bank.
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Old May 28th, 2008, 05:18 AM   #599
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Quote:
Originally Posted by patchay View Post
COMING SOON
different from the one beside istana pahang...at jalan ceylon...


Project: Unnamed
Developer: Suasana Simfoni Sd Bhd --- UOL Group Ltd
Year: 2008
Architect: DP Architects



Proposed "CONLAY CONDOMINIUMS" / Jalan Conlay / 38-38-38F / UOL Group Ltd
this is one of the few projects that i read to be proposed in KLCC area....others....

1.42storey hotel/residence tower at Lot 241 Changkat Kia Peng
2.28storey Office tower and 28storey Service Apt at Lot 71 and Lot 89 Jalan Pinang( Kl convention Ctr Carpark)
3.2 blocks 36storey Residence Towers in front of Exxon Mobil Tower
4.3 blocks 41storey Resindence Towers(behind the pearl) in jalan kia peng-maybe the peak@KLCC
5.2 blocks 36 and 32 Residence Towers also behind the pearl in jln kia peng
6.the lumchang residence tower project will be located next to Istana Johor
7.new icon(30's storey) by E&O behind Hampshire Residence( this one might be next to 33storey lidcol residence)...i guz we will heard lots of bingbong bingbong later on...hehe

..1 of dis project might be the YTL supercondo project.....

hey by the way dis UOL project curik idea Setia Sky Tower huh??? almost the same lah!!!

Last edited by rizalhakim; May 28th, 2008 at 07:25 AM.
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Old May 28th, 2008, 05:48 AM   #600
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KL reaches for the skies, approval granted for several new superstructures
Stories by YIP YOKE TENG


The skyline of Kuala Lumpur is to set change dramatically and significantly in the near future.

Several superstructures of over 50-storeys high will soon join the Petronas Twin Towers and KL Tower to dwarf other high-rise buildings in the city centre.

Kuala Lumpur City Hall (DBKL) town planning director Mahadi Che Ngah has confirmed that the DBKL had approved several superstructures comprising office blocks, hotels and serviced apartments.

According to Mahadi, a skyscraper soaring to about 60 storeys has been approved as an extension to the Petronas Twin Towers. It will be located next to the Mandarin Oriental Hotel.

The pricey plot near Suria KLCC will also be the site for the Four Seasons Centre Kuala Lumpur, with its tallest building standing at 70 storeys.


It is touted to be a mixed development comprising a Four Seasons hotel, serviced apartments, luxury condominiums and retail outlets.

KL Sentral is also expected to have a structure towering at about 60 storeys.

Another skyscraper to loom over Stadium Merdeka at about 40-storeys tall has also been approved in principle. It is learnt that this will be part of a privatisation project by the government.

Mahadi said two other projects with 30-storey structures were waiting for their development orders.

On talks that a 100-storey skyscraper would be erected near the Matrade centre, bordering Jalan Kuching and Jalan Duta, Mahadi said it was merely an enquiry.

He said no plan or application had been submitted on the so-called project and it was too early to say that Kuala Lumpur would have another building taller than the Twin Towers.


“High-rise projects in Kuala Lumpur have to abide by height guidelines.

“They cannot just follow the fancy of the landowners. These developers have been well informed of the policies in the Kuala Lumpur Structure Plan 2020, draft Kuala Lumpur City Plan 2020 and other planning regulations,” he said.

“The height of the buildings is related to land value, the more expensive the land, the higher the buildings but we still need to look into other aspects like road systems and public transport,” Mahadi said.

According to Mahadi, commercial zones are categorised as city centre, district centre and neighbourhood centre, to control development intensity.

The city centre commercial zone has the highest range of permissible plot ratio of up to 1:10. Plot ratio refers to the ratio of land area and floor area.

Superstructures can only be allowed in the city centre commercial zone, which is largely around the KLCC area, as well as other areas designated for the purpose such as KL Sentral and Mid Valley.

“This means that if a developer wants to erect a very tall building in an area outside the city centre commercial zone, it has to make sure there is a large span of green in the surroundings,” Mahadi said.

He advised the public to study the draft KL City Plan 2020 carefully to check on the development intensity proposed for the different areas.

“Some plans have been committed decades ago and the DBKL will have to follow up on these commitments.

“If land owners and residents think that these plans are no longer feasible, or they will suffer losses if the plans proceed, now is the time for them to register their objections,” he said.

The Draft KL City Plan objective is to turn Kuala Lumpur into a world-class city by 2020.

The plan states that “to achieve the vision for a world-class city by 2020, Kuala Lumpur needs an optimum population that supports the city’s role as a leading centre of the new economy”.

Kuala Lumpur is positioned to have a population of 2.2 million, up from the 1.5 million now by 2020, with a population density of 13,805 people per sq km in the city centre, similar to the population density of the busiest areas in Tokyo.

According to town planners interviewed by StarMetro, this demography is inconsistent with the National Physical Plan that advocates sustainable living in the city.

In fact, the physical plan’s objective is to slightly decrease the gross urban density of 29 people per hectare (2,900 people per sq km) to 25 per hectare.
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