Developers foray into boutique development

Valencia residents enjoy a private 9-hole golf course and country club.

The concept of boutique developments is fast becoming an attraction in the property market nowadays.

Gamuda Land Sdn Bhd managing director Chow Chee Wah says usually, the design of a boutique development is for the middle to high-end housing, catering to a special targeted niche market that has a discerning taste and appreciation for resort lifestyle living.

“Gamuda Land has a few boutique developments, namely Valencia in Sungai Buloh, Jade Hills in Kajang and Madge Mansions in Kuala Lumpur. Both of these landed developments – Valencia and Jade Hills – are within the 300-acre range, while Madge Mansions, our high-end condominium is on 2.16 acres,” he says in an email.

Chow defines Gamuda Land’s concept of a boutique development as one with a low density ratio and a host of other Oooomph! factors.

“It has to be very exclusive, very private with top security features in placed. Added to that is the ambience and this includes a host of criteria – quality products, safety and security, tranquil environment, well-equipped facilities, status and class, and a good return on investment, he says.

He says Gamuda Land first ventured into boutique developments in the year 2000 with Valencia.

“This luxurious project became the first boutique development in Malaysia with a private 9-hole residents’ golf course and country club. Valencia soon became a much sought after address because it offers the perfect combination of living in a landed property with condominium living facilities.

“It is a private, exclusive development within an environment equipped with the best resort facilities for a healthy and secure living lifestyle,” he says.

Facilities and ambience aside, Chow says a boutique development is also about location. It has to be a prime address that an owner will be proud of.

“It is about being a class above others,” he says.

“Gamuda Land decided to undertake this type of projects because we saw a growing demand and need for it. In urban areas, especially in the Klang Valley, the growing population of the affluent and elite group are looking for residences that meet their needs and desires for fine resort living.

“Valencia and Jade Hills testify to our success in this boutique home category. More than 60% of Valencia purchasers are repeat buyers. Thirty percent of Valencia’s residents today are expatriates, a large majority of them are Europeans. This means our boutique developments have become prime investments,” he says.

Because developers saw the popularity of boutique properties, they are now beginning to offer boutique commercial developments.

IRDK Land Sdn Bhd director Datuk Kevin Woo says such developments are not a trend but a need as the market evolves.

“The difference between boutique commercial developments and other commercial developments is the concept and setting of the development. It gels the business with lifestyle elements by providing and facilities,” he says.

The company is developing a boutique commercial development called Alam Avenue in Shah Alam, comprising 51 commercial units on three-storey intermediate shop offices and five-storey corner and end units.

“The ground floor will have a floor to ceiling height of 4.5 metres (15 feet). It will be generously fitted with high quality zinc aluminium roller shutters of 10 feet high to give maximum advertising and showroom presence.

These shops will have generous 17-feet verandas and walkways frontage to accommodate alfresco dining and cafes. They will be tiled luxuriously with homogenous floor tiles. Decorative light fittings will be installed at the walkways to enhance the ambience and to exude on easy flamboyant lifestyle where business and leisure meet in a quaint setting,” he says.

The gross development value of the project is about RM100mil. It is scheduled to be completed by December next year.

A green development is another concept introduce by developers. Sentral City (M) Sdn Bhd has gone one step further by incorporating a touch of Zen in its green concept development in Puchong Zen Residence@Asplenium condominium.

General manager Pang Swe Haw says the word Zen has been widely used in different industries like food and beverages but nobody has attempted to define the true meaning and essence of Zen.

“Zen is a living philosophy which centres around the simplicity and beauty of nature around us.

“In Zen Residence, we aim to create landscape and architecture settings that encourage the residence to take a longer and closer look at the environment around them and hope they will be able to develop a greater insight and appreciation of nature.

“So, we may not be the one who first use the word Zen, but we are the first to really explore and implement the Zen living concept,” says Pang.

With GDV of about RM96mil, Pang says Zen Residence has achieved close to 90% sales to date. The company will continue to explore this concept in their next project that is currently on the drawing board.

By The Star (by Edy Sarif)

Managing your condo management

Professional services of registered valuers a good alternative as they have the expertise.

If you are buying a condo in Malaysia, here are a couple of things they don’t tell you in the advertisements.

The first thing is all about the condominium principle. This is a concept drawn together by Western idealists from crowded socialist European countries where they reckon they might have perfected the rules for all living on top of each other. Brief historical research would also reveal that the same countries also probably hold world records for civil war, communal strife and suppression of minorities but that is all confined to history and so should do nothing to dent their credibility.

Basically, the condominium principle is a bit of starry-eyed dogma inspired by the works of Karl Marx. It makes some sweeping assumptions about the desire of the individual to act only in the common good and dictates that any areas outside one’s own unit are all jointly owned for the benefit of the community. This can be anathema to any free-spirited Malaysian who sees the colonisation of his corridor and the ability to park anywhere any time as being merely matters for negotiation.

You can probably guess the second thing about the condominium principle, which is that it creates a small bureaucracy with far-reaching powers extending right up to one’s front door. It assumes that owners will clamour to donate their time and energy to this public service, whereas the more canny ones will of course stay at home, leaving the way open to those who are either naïve or power-crazy.

Malaysians are all generally quite smart so it is no surprise that joint management boards and management corporations are often run by Klaus or Pierre. Those owners who have declined involvement usually regard these committees with a certain amount of suspicion, surpassed only by their general contempt for the original developers who initially managed the property and then left with the accounts in a mess.

Malaysia now has nearly 10,000 stratified projects and some, particularly in the low-cost sector, are in serious decline, having reached a point where the arrears of service charge are so formidable that it is impossible to provide minimal service standards.

Despite recent amendments to the Strata Title Act, it is going to take some time to sort some of them out.

It is in this climate that the professional property manager finds himself invited to take control.

In fact, managing common areas is a task that can be performed without professionals by the joint management board or the management corporation which is formed when strata titles are issued. It can be achieved by directly employing suitable staff. However, that is very time consuming for the committee, which has to monitor these operations on a voluntary basis. They may also face unwanted legal liability if mistakes are made. The alternative is to engage the professional services of a registered valuer. Under Malaysian law, only registered valuers can provide property management services on a professional basis. They have the expertise, and they carry professional indemnity insurance.

These are the principal functions of the property management professional in a condo:

Financial Management: Budgeting, collection of service charges and sinking fund, payment of salaries and other recurrent operating costs and keeping proper records.

Maintenance: Routine inspections, monitoring the specialist service providers, scheduling preventive maintenance, dealing with day-to-day repairs.

Cleaning and landscaping: Monitoring and maintaining high standards.

Security: Formulate procedures, monitor and inspect.

House rules: Propose, communicate and implement a complete set of rules.

Insurance: Review, quantify and advise.

Reporting: Monthly and annual budgets and reports.

If you are in need of the professional services of a property manager, you can get a list of registered persons from the Institution of Surveyors, on 03-79551773 or 03-79569728. Alternatively, you can log on to the website of the Board of Valuers at
http://www.lppeh.gov.my/

Bon chance, Pierre.
·The writer is executive chairman of Regroup Associates Sdn Bhd property property consultancy.

By The Star (by Christopher Boyd)

The ‘sell then build’ system has seen the market safely through more than one recession

It was on Feb 21 that I was delighted to discover that the Malaysian motor industry had heartily embraced the “sell then build” concept. That was the day I took the family to buy a Proton Exora.

We all eagerly anticipated the hunt for the showroom, the brochures, the test drive, the fight over the colour, the wayang over the price, the special deal on the delivery date, and the satay and bottled water that combine to make the purchase of any big ticket item the family sport it has become today.

Imagine our bitter disappointment on discovering that none of these was on the agenda. Not only that, but a whole new set of rules had been introduced.

The rather strange press ads were not a launch, sir, we were told. No, no, no, they were a soft launch. Aha. And would it be too unreasonable to request a few details, such as the size of the vehicle? Sorry, no info.

And, we asked our hapless salesman, with a sense that we might be pushing our luck, had anyone ever seen an Exora? Why yes, he beamed, every day, it could be spotted on a test run on the old road up to Genting Highlands.

The irony of that destination was not lost on us. Armed only with an ad showing the seats and a steering wheel, our salesman was remarkably on the ball when it came to the booking arrangements.

Price: RM76,000. Booking fee: RM1,000, payable now. Delivery, “after the launch.”

At this stage, I have to confess to being a little overcome with emotion. Here I was buying something the price of two low-cost houses, and treated to a marketing strategy that left the housing industry in the dust.

Those developers will just have to buck up. This is the way of the future. Imagine the possibilities of unveiling a new housing estate with a photo showing a couple of bits of plumbing and the wiring diagram.

Show house? Certainly sir, just nip up to Teluk Intan and you could well find a couple of houses quite similar.

I personally believe that it would only take a few structural changes in the Housing Developers Act to enable developers to pick up on this new marketing technique and be almost certain of not going to jail.

Don’t misunderstand me. I’m a big supporter of the “sell then build” system. It is in fact the great safety valve sitting on top of the pressure cooker that is the housing industry. It has seen the market safely through more than one recession.

To build houses without having customers in the bag would be courting disaster. This is a market where hard data is scarce and where the players are prone to periods of over-exuberance.

Building only when the product is sold can save, and has saved, an enormous quantity of potentially mis-allocated resources.

While on the subject of allocation of resources, the RM60bil stimulus package makes mention of RM1.2bil to build low- and medium-cost houses.

According to the Housing Ministry, there are still some 500,000 low-cost applicants on the waiting list.

It is possible that much of this demand is outside the Klang Valley. There are 4.2 million residential dwelling units in the whole country.

For a population of 27.7 million, that makes an average of 6.6 people per house. However, in the Klang Valley there are only 4.2 people per house, hardly what one might call overcrowding.

These statistics highlight the fantastic achievements Malaysia has made in the provision of housing. The Klang Valley has 362,000 low-cost houses, about 23% of its total housing stock. This number is increasing by over 10% annually.

About 70% of the supply of low-cost comes from the private sector. Government agencies do a good job, but I hope the private sector can be persuaded to maintain its leading role, particularly when it comes to fast-tracking several thousand new units under the stimulus package.

The idea of this being carried out solely by the state smacks of the kind of central control and brutalist architecture that made Leningrad the garden city it is today.

In fact, all this may have been on the mind of the Housing Minister recently when he mooted the idea of providing subsidies to developers as a reward for building better low-cost properties.

It’s hard to fault this clever plan to combine private sector skills and public sector resources. I hope it works out.

In addition to the construction programme, there is another heart-warming proposal to be found in the stimulus package.

This is a specific provision to give a one-year deferment of housing loan repayments to unfortunate individuals who have been retrenched.

In my line of business, I’ve witnessed the foreclosure of many low-cost properties and it’s a sad affair. It is good to see that there is a workable solution already being offered to what may become an increasing social problem this year.

I doubt that even a global recession can reduce the number of cars on our roads. I have to confess, I booked my Exora. Like most people I had a bootleg photo of the vehicle in my back pocket.

I know it’s going to be great. As my American friend remarked: “You people in Malaysia haven’t lost your faith in the future yet.” May it ever be thus.

·Christopher Boyd is Regroup Associates Sdn Bhd executive chairman. We welcome your feedback. Please write to starbiz@thestar.com.my

By The Star (by Christopher Boyd)

PJ Development defends its hillside project

KUALA LUMPUR: “Hillside” and “landslide” are two words that have been propping up in the same sentence quite extensively as of late.

Ever since the tragic landslide that hit Bukit Antarabangsa two weeks ago, developers with hillside developments have been under the radar by observers who fear that these projects are accidents just waiting to happen.


According to PJD Management Services Sdn Bhd chief operating officer Lim Lian Seng, the company has adhered to relevant safety requirements.

Many developers are giving assurances that their hillside developments are in compliance with the relevant remedial and safety regulations and are safe to inhabit.

For PJ Development Holdings Bhd (PJD), that task will be a lot tougher, especially for its Siarah Oakleaf development which is located within Bukit Antarabangsa itself.

The development comprises twenty 2½-storey semi-detached homes with a gross development value of over RM40mil. The homes have a starting price of RM2mil.

PJD Management Services Sdn Bhd chief operating officer Lim Lian Seng said the company had adhered to the relevant safety requirements when it undertook the construction of the project, which is now 90% complete.

“We have the geo-technical reports as requested by the Ampang Jaya Municipal Council (MPAJ) and Ikram (Public Works Institute) to certify that the land where our project is safe to construct,” he said when contacted by StarBiz.

“Procedure-wise, we have the clearance from the proper authorities to go ahead with the project,” Lim said, adding that the company was expecting to receive the certificate of fitness by February.

He also said that safety was always a primary concern for the company when it decided to embark on its development in Bukit Antarabangsa.

“The land was approved for the construction of 200 units of condominiums but we were more cautious and decided to construct landed homes,” Lim said, adding that PJD was not working on other hillside developments.

The Siarah Oakleaf development is located about 600m from where the landslide took place. Lim said the landslide tragedy on Dec 5 would have an impact on both property buyers and sellers.

“It will affect everyone. Purchasers are more cautious and developers will definitely have problems selling our (hillside) projects,” he said.

With the right reports, analysis and proper drainage systems in place, Lim said it would still be safe to develop projects on hillsides.

By The Star (by Eugene Mahalingam)

Developers using regional standards as benchmark

Developers are raising the bar in their product quality and designs to benchmark against the best in the region and the advent of expensive residences, including super high-end homes. They are also giving more credence to aesthetics, status and location.

Other factors which dictate the qualification of a super high-end residence include spacious built-up, quality of finishing, façade, a posh feel, grandeur of the property, and of course the view.

Buyers also place importance on considerations such as the reputation of the developer and consultants, accessibility, land tenure and status, unique features and layout, and property maintenance standards.

Gamuda Land Sdn Bhd managing director Chow Chee Wah said the differentiating factors for winning projects include creative design concepts, top-notch quality standards, developer’s reputation and management capability.

“There is also the prestige of being in the league of Kuala Lumpur’s most expensive addresses that attract buyers to these expensive residences,” Chow said. Knight Frank Ooi & Zaharin Sdn Bhd managing director Eric Ooi said with the increasingly competitive market conditions, developers needed to be more innovative in their product offerings.

“For instance, 51 Gurney, located at Jalan Perumahan Gurney, Kuala Lumpur has attracted considerable foreign interest with its unique selling point of car lift system that allows residents to park their cars within their premises. This had led to its good sales performance of more than 35% within the first two weeks of launch,” Ooi said.

Mah Sing Group Bhd president Datuk Seri Leong Hoy Kum said buyers of super-high end properties look for prime locations, good products in terms of concept and quality as well as good branding.

“Super-high end properties tend to be close to iconic buildings or landmarks, and are served by good infrastructure, amenities and facilities.

“Pricing would be a function of product and location. For example, condominiums in the KLCC areas with a good view of the Petronas Twin Towers would command a premium, as would condominiums designed by superstar architects and developed by branded developers,” Leong said.

Investors would also look at the potential for capital appreciation, rental yield, branding and the reputation and track record of developers.

E & O Property Development Bhd marketing and sales director K. C. Chong said in the current market conditions, buyers would be more selective, preferring location, developer’s reputation and development concept before committing. “Seasoned investors will invest as they are likely to consider these purchases as prudent investments and a hedge against inflation, particularly given the rising costs of building materials. “Purchasers may consider smaller investments, hence smaller condominiums and service apartments catering to specific niche markets will be popular,” he said.

Chong said E&O’s St. Mary’s serviced apartments that comprise luxurious one and two bedroom apartments designed with great flair and services would suit the international businessman. Landed properties and gated homes within the city limits will continue to be popular although the supply may be limited due to scarcity of sizeable tracts of prime land.

Meanwhile the popularity of residences in chic addresses in the centre of the capital will continue to fuel the rush for KLCC developments as seen in the rising prices.

The first two high-end condominiums in the KLCC area - Stonor Park and 2 Hampshire - launched in 2003 and 2004 respectively, have seen their prices doubled to RM1,000 and RM950 per sq ft respectively.

Other condominium projects that were launched after that have breached those levels while the prices for projects under construction have gone even higher.

Troika residences are going at average prices of RM1,800 per sq ft, Ampersand at RM1,450 psf, One KL at RM2,000 psf while the Four Seasons Place residences will most likely breach the RM2,000 to RM3,000 psf level.

By The Star

Varsity township land nearly used up

BANDAR Baru Bangi is 96% developed, and has two more years to go before its land bank is completely used, declared Selangor State Development Corporation (PKNS) development controller Siti Zubaidah Abd Jabar.

The township in Bangi is one of the new growth centres developed by the agency.

The 1,869ha township has a population target of 100,000 upon completion of all project developments.

It is developed based on the “university township” concept due to its close vicinity to 18 public and private institutions of higher learning like Universiti Kebangsaan Malaysia, Universiti Putra Malaysia, Selangor International Islamic University College, Malaysia France Institute and Universiti Tenaga Nasional.

“Bandar Baru Bangi used to be an oil palm estate before PKNS began developing the township in the mid-70s. Within 34 years, it has turned into a new growth centre and developed to almost full capacity,” said Siti Zubaidah.

PKNS project: One of the link houses at D’Cempaka in Section 9, Bandar Baru Bangi, which is installed with its own water harvesting system.

PKNS has allocated 20% of land use in the township for housing projects, 15% for recreational projects and 24% for institutional projects.

Industrial projects make up 11%, business 6% and infrastructure 24%.

“An issue of concern is the lack of public transportation, but the bus services are picking up,” she said.

“PKNS presently has eight ongoing projects in Bandar Baru Bangi that are worth over RM100 million. All these projects are done under the ‘Build & Sell’ concept.”

The eight projects are:

·46 units of two-and-a-half storey twin houses in Puncak Bangi (Phase 1a - sold out)

·48 units of two-and-a-half storey twin houses in Puncak Bangi (Phase 1b - under construction; about 40% completed)

·106 units of two-storey link houses and 20 units of two-storey twin houses at D’Cempaka, Section 9 (sold out)

·14 units of two-storey twin houses at Damai Suria, Section 3 (sold out)

·26 units of one-and-a-half storey twin factories at Taman IKS, Section 9 (sold out)

·210 units of apartments at Bangi Idaman, Section 5 (about 60% units sold so far)

·157 units of apartments at Cempaka Sari, Section 9 (unit sales to launch in Aug)

·22 units of two-storey twin houses at Villa Seroja, Section 7 (sold out)

Siti Zubaidah is particularly proud of the D’Cempaka housing project, the only PKNS development in Bandar Baru Bangi with a water harvesting system that is used for flushing the water cistern.

New technology: The individual water harvesting system installed at the houses at D’Cempaka.

“This is a new technology employed by PKNS to make use of natural resources. It costs RM5,000 for each house to have its own water harvesting system,” she explained.

PKNS’ remaining projects for the township include the construction of town houses/service apartments, office shops, a business complex and a convention centre.

Siti Zubaidah added: “Our future plan is to have social programmes for the residents to integrate and develop a relationship within the community.

“We’re working closely with the Bandar Baru Bangi Residents Committee to organise several programmes, like a weekly aerobics and kite-flying session, as well as activities for the upcoming National Day celebrations.

“The Selangor Mentri Besar (Tan Sri Khalid Ibrahim) has proposed the idea of having a book street at Taman Tasik Cempaka, which will feature a street selling knowledge-building materials like books and arts and crafts items.”

By The Star (by Jade Chan)

Million Seed to ‘build and sell’

JOHOR BARU: Million Seed Sdn Bhd has become the first developer to introduce the “build and sell” concept in Johor.

The adoption of this concept would instil more public confidence in the company, as purchasers would be buying only completed properties, said managing director Denny Lee.

Samuel Tan Wee Cheng (left)and Denny Lee

“We want to differentiate ourselves from other existing developers in Johor,” he told StarBiz at the launch of its 26 units of three-storey shop offices on Saturday.

Located along Jalan Masai Jaya in Plentong next to the newly opened Tesco Extra store, the units are expected to be completed by year-end.

Lee said the units were part of the company's 4.45ha freehold land project, which would span six years with RM418mil in gross development value.

He said phase two would have 12 units of three-storey shop offices, phase three 1,000 serviced apartments and phase four a hotel tower block.

Lee said the company would focus on developing the commercial properties as many players were already engaged in residential property projects in Johor Baru.

“Demand for shop offices in Iskandar Malaysia is also rising as more businesses are setting up operations in South Johor,” he added.

Project agent KGV-Lambert Smith Hampton (Johor) Sdn Bhd director Samuel Tan Wee Cheng said the Masai-Plentong area was fast emerging as the new commercial hub.

He also said the area was in close proximity to established housing estates such as Taman Molek, Taman Johor Jaya and Bandar Baru Permas Jaya.

He said there were several new upcoming commercial properties in the area and infrastructure projects such as the Eastern Dispersal Link Highway (EDL) and Permas Jaya second bridge to be completed in 2010.

“Masai-Plentong area is part of Iskandar Malaysia and is a brown field area with most infrastructure facilities already in place,” said Tan.

He added that location was integral to the success of commercial projects.

By The Star (by Zazali Musa)

Developer builds four more silt traps

The developer of Bayu Segar housing project in Cheras has added four silt traps to the existing two in its construction site to prevent mudflows.

This will bring temporary relief to the residents Taman Mutiara Timur, which was hit by mudflows for the second time on March 24.

The first incident happened in October last year and subsequently the drainage and silt traps were upgraded.

Representatives from the developer IJM Corp Bhd brought Cheras MP Tan Kok Wai and residents on a site visit recently to assure them that necessary measures have been taken.

"With the additional traps, we can expert to reduce 90% of silt," said project manager Lim Hock Seng, adding that a team is on standby to respond to any emergency.

"We will also be building drains later as another preventive measure. We will also upgrade the monsoon drain once City Hall gives the approval," he said.

He assured the residents that the developer would clear all the drains in the affected area.

"The company does not mind the extra costs and will do its best to ensure the safety of residents," he said.

The Bayu Segar housing project started last year and the development comprises 100 semi-detached and bungalow units.

It is scheduled to be completed by the end of August next year.

Tan commended the developer for their prompt response and sincerity.

"We will have an observation period to see if the remedial measures are effective. Nonetheless, the developer has given us the assurance that they will address all the problem," he said.

Tan also said he would urge City Hall to speed up its approval on the monsoon drain.

By The Star (by Yip Yoke Teng)

Well-planned projects change landscape

The advent of big developers with their sizeable and well-planned townships has transformed the Klang-Shah Alam corridor from a sleepy hollow into a robust address.

The developers have brought new concepts, including lifestyle resort living and modern, contemporary designs, in well-planned developments.

Besides offering new standards in home design, quality and concept, they also helped to improve the existing infrastructure and amenities.

New trunk roads and highways have sprouted, making this corridor more accessible to homeowners from suburbs like Petaling Jaya and Subang Jaya.

More exciting and innovative property products, both residential and commercial, have been lined up for the Klang-Shah Alam corridor.

At SP Setia Bhd's Setia Alam, the first commercial hub, Eramas is shaping up well with prominent tenants such as banks, eateries, clinics and convenience stores.

The new modern commercial centre Setia Avenue will have a Tesco hypermarket as the anchor tenant while the Setia Alam Clubhouse will break ground soon.

“Our priority is to enhance the commercial vibrancy of Setia Alam by providing more entertainment and recreational facilities,” SP Setia group managing director and chief executive officer Tan Sri Liew Kee Sin said.

Lai Yeng Fock

“The Klang community is very family-oriented and likes to stay close together, so it is seldom they will uproot to other locations.

“With its vibrant community-centric focus, Setia Alam has become an ideal township for house buyers in search of a living environment that balances the four aspects of human life – live, learn, work and play – the guiding philosophy of all SP Setia’s projects,” Liew said.

Mah Sing Group Bhd president Datuk Sri Leong Hoy Kum said developers were coming up with more appealing residential enclaves and using innovative product differentiation.

The company's 315-acre Aman Perdana in the Meru-Shah Alam growth corridor comprises some 3,000 units of mainly semi-detached homes and bungalows, supported with some shop offices.

Since its launch in 2005, a total of 1,800 units have been sold and this year, products worth RM92mil comprising mainly bungalows and shop offices have been lined up for launch.

“Our good take up is by listening to our customers – for example, they wanted more land for their homes, and we recently launched Type E bungalows with bigger land of 50ft x 80ft, and saw a 70% take up rate during the weekend launch,” Leong said.

Meanwhile, Kemuning Residence, on 21 acres in Shah Alam, is a RM127mil gated and guarded development of exclusive bungalows.

So far, 57 units of the 141-unit enclave have been launched and this year, RM80mil worth of garden bungalows will be launched.

Besides a tropical grand entrance and plenty of green spaces, there will be a playground and clubhouse complete with swimming pool and gymnasium exclusively for the residents.

WCT Land Bhd executive director Lai Yeng Fock said Klang folk were rather simple when making decision on buying their dream homes.

“The people here believe in simple practicality. Projects that offer practical designs, wide space and good access have been getting good response,” he said.

WCT Land's Bandar Bukit Tinggi has received a thumping endorsement from Klang folk, going by the strong occupancy rate of 90% for its houses and shops.

“We understand the mentality of the Klang folk and provide them with 50-ft wide roads, multiple accesses, free security and 11-ft ceiling height.

“Our buyers also appreciate our efforts to promote strong neighbourhood bonding through community events such as moon cake festival and other family activities,” Lai said.

Since its debut in 1998 as the second township development in Klang after Bandar Baru Klang, Bandar Bukit Tinggi has become one of the fastest growing in the Klang corridor with its affordable and semi-detached homes, commercial properties and vacant commercial land, as well as the presence of two hypermarkets, Tesco and Giant.

By The Star (by Angie Ng)

Going for community building concept

INSTEAD of merely building properties, developers should embrace the concept of building communities by envisioning the process from a “community builder’s” viewpoint.

According to Abbey Woods Sdn Bhd chairman and managing director Datuk Wong Choon Kee, this is a more holistic approach to building as the builder evaluates how the development could impact people’s lives as he constructs.

“Every developer must optimise construction standards by offering quality facilities, better security measures and higher standard of living, because they are part of the process of building a nation.

“Sustainable property development must be practised as we move forward, as we should remember that building is always about the future, and the future is something we borrow from our children.

“Developers must start looking seriously into eco-friendly designs and buyers and investors and buyers can support this by making educated purchases,” Wong said.

He reminded developers that they have to do their best to provide property buyers with the best value they can possibly enjoy.

“The new generation of homebuyers is extremely savvy and hands-on on real estate matters; demanding good craftsmanship, quality designs, prime locations and the best value for every ringgit spent.

“As a property developer, I would like to see more innovations in the property projects developed in the country in terms of architecture and design, and emphasis given to quality,” Wong said.

He observed that the country would continue to face strong competition “as every other country is racing to pull in foreign real estate investors.”

“We have to raise the country's rating in various aspects, including quality of life index and international-standard property offerings. We have to capitalize on our advantages, including having one of the lowest property prices in the region, a comparable cost of living and transparent land and property ownership laws.”

On the market outlook, Wong said the local property market would continue to offer attractive durable dynamics, especially in the residential property sector, which would continue to dominate the volume of transactions in the market.

Malaysia is experiencing major development and economic growth, giving rise to an upturn in its tourist, residential and commercial property markets.

“Many international real estate investors are considering Malaysia as a highly lucrative option for three main reasons – well-priced properties, strong economy for sustainable growth and yields over the medium to long term.

“Property development in Malaysia has been encouraged by political, economic and geographical stability and it is one of the safest countries to live in.” Wong said.

Its modern lifestyles with exposure to western culture, great healthcare and infrastructure facilities, as well as a technology savvy society, make the country an attractive investment destination.

Wong said the Government’s My Second Home Programme and recent relaxations for foreign investment had made it easier for foreigners to purchase property and get financing locally.

“Malaysia also has a young age profile where 60% of the population is below 30 and the size of the average household is still largely at 4.3 persons per home. As the population matures, it should drive increased household formation, which will spur property demand.

The feel-good strategies, including the exemption of the real property gains tax, the lifting of Foreign Investment Committee (FIC) approval and removal of the limit of the number of property loans allowed for non-residents, will also help stimulate the property sector,” he added.

By The Star