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Thursday, August 14, 2008

Malaysian Pacific Corp banks on LakeHill Resort


Artist's impression of the proposed Asia Pacific Trade and Expo City

PETALING JAYA: It was all quiet on the central front for property-based Malaysian Pacific Corp Bhd (MP Corp) due to a delay in the sale of its Wisma MPL in Kuala Lumpur.

The delay was due to its strategy for a partial sale with a view for joint development of a tower block rather than an outright sale of the entire property.

Such a joint venture was in the best interest of the company and its shareholders, as management worked towards obtaining a better price and terms, the company said in its latest results announcement.

There is, in addition, a southern front in the group’s development strategy. It has about 500 acres of freehold land near Pasir Gudang in Johor that is master-planned for its proposed LakeHill Resort township.

That may sound like just another township but one of its components is the proposed Asia Pacific Trade and Expo City (Aptec). This will be developed as a wholesale trade and distribution hub, with proposed participation from merchants and manufacturers from China, India and other countries in Asean.

The Federal Government is understood to be interested in supporting and participating in the LakeHill project. Hence, one of its agencies is expected to sign for a stake in the project next week.

With the Government as a partner, development of the whole project, including Aptec, should be facilitated.

The concept for Aptec is that products from the region will be brought to one location for the convenience of buyers instead of them having to fly to each country to view the products.

In addition, the whole project is within the Iskandar Malaysia area in Johor which the Government is keen to develop. MP Corp is applying for Iskandar development region status for the LakeHill project so that companies operating there will qualify for tax incentives.

Industry sources said it was also planned that a foreign party, expected to be China-based, would take a stake in the LakeHill project.

Equity participation by both the Government and, in particular, the Chinese party, was envisaged to erase or reduce the bulk of the bank borrowings of the MP Corp group.

The group had borrowings of RM178mil against an investment property valued at RM225mil and land held for development of RM139mil. The group’s shareholders funds totalled over RM200mil at end-March.

Finance costs amounted to RM11.4mil in the nine months to March 31, 2008, and the group is working towards the right direction to reduce or eliminate that.

MP Corp is led by Datuk Bill Ch’ng, an architect who became a developer and businessman many years ago.

By The Star

Wednesday, August 13, 2008

Bolton plans RM3b projects

PROPERTY developer Bolton Bhd plans to launch some RM3 billion worth of properties over the next two years as it aims to become one of the top players in the industry.

Most of the new properties, located in the Klang Valley, will be high-end residential units, as it can enjoy better margins.
Developers that focus on the middle- and lower-income market are in a tough spot now

Although costs have gone up by 20-35 per cent, it is difficult to pass them on to buyers who are more price-sensitive.

"As a result, a lot of property developers are reviewing not only their sales prices, but their ability to launch the project. However, for properties in the higher-end, I think the demand is still very strong and margins are quite healthy," said chairman Datuk Azman Yahya said after the company's annual general meeting in Kuala Lumpur yesterday.



About 60 per cent of Bolton's revenue comes from high-end properties.

The company expects higher sales and earnings for the financial year ending March 31 2009, despite the overall slowdown in the property market.

"We believe that based on the product offerings that we have and the demand we are seeing today, our numbers for the year will still be very strong," Azman explained.

The launches in the pipeline include the Mayang Development - the two-tower 45-storey high-end condominium with an estimated gross development value (GDV) of RM2.5 billion, The Piazza at Puchong (RM105 million GDV), Tijani 3 (RM100 million GDV), and Bolton Court (RM100 million GDV).

The company plans to buy more land and take over smaller rivals. It hopes to seal some of the deals over the next 12 months.

Bolton now has 340ha, which will keep the company busy for the next five years.

Funding is not likely to be an issue, as the company has over RM60 million in cash, and its net gearing has fallen to 0.31 times from 0.67 times.

For big projects, Azman said the company may invite private equity funds to take part.

Bolton also hopes to sell its non-core assets such as the Campbell Complex and Langkawi Fair by the end of March 2009, to focus on property development.

A due diligence on Campbell Complex, which offers an occupancy rate of 84 per cent, is currently ongoing.

Azman believes Campbell Complex is worth about RM55 million, while the Langkawi Fair, the island's largest shopping centre, is worth about RM45 million to RM50 million.

By New Straits Times (by Goh Thean Eu)

Bolton wants to buy over smaller developers

KUALA LUMPUR: Bolton Bhd is looking to acquire smaller unlisted property developers in the Klang Valley which are facing problems with funding their projects due to the higher costs of construction.

Executive chairman Datuk Azman Yahya said the company was currently negotiating with several parties.


Datuk Azman Yahya

“We’re in talks with several unlisted property companies with a view to acquiring them and we’re also open to entering joint ventures with private equity funds for development,” he told reporters after the company AGM yesterday.

Azman said these companies had land that they might not be able to develop due to their inability to raise funds or were burdened by higher construction costs.

Bolton was not looking at specific-sized parcels of land but the value of the land might be over RM100mil, he said, adding that the company was looking at acquiring land in Penang where it recently unveiled the RM190mil Surin, a two-block 28-storey freehold luxury condominium project.

“We’re allocating RM100mil in the next 12 months for more land acquisition in Penang,” he said.

The company plans to launch RM3bil worth of projects over the next 24 months. Azman said over 70% of these projects were high-end developments.

“We expect the current financial year (ending March 31, 2009) to be better than the last one both in terms of revenue and profit despite the slowdown in the property market. This is due to our strong product offerings,” he said.

On another note, Azman said the company was still looking to divest non-core assets, such as its construction arm as well as several property investments, with a total value of RM150mil.

He said the properties that the company wanted to sell included the RM55mil Campbell Complex located in downtown Kuala Lumpur and the Langkawi Fair valued at RM45mil to RM50mil.

“We had a buyer for Campbell Complex but the sale did not go through.

“Now we have another potential buyer who is doing the due diligence,” Azman said.

For Budget 2009, property developers were hoping for a reduction in stamp duty as well as the liberalisation of the bumiputra quota, he said.

“We hope the state governments would be more aggressive in releasing the bumiputra units into the market because the holding costs is high.”

For the financial year ended March 31, the company posted a net profit of RM46.7mil on revenue of RM299.3mil.

By The Star

Budget 2009 goodies for developers?

BOLTON Bhd hopes the upcoming Budget 2009 will offer goodies to property developers to cushion the "tough times" they are facing, as well as to boost the local property market.

"As a developer, we hope to see the construction cost to come down further, like stamp duty for example. But we also understand that the government needs a diverse range of income and government is running (a) budget deficit this point in time," said chairman Datuk Azman Yahya.

Developers also hope the government would relax the requirement to set aside a portion of their properties for Bumiputera buyers.

Unsold Bumiputera units should also be released faster for other buyers, he added.

By New Straits Times

2009 Budget preview: Managing growth and inflation



The 2009 Budget, which will be presented in Parliament on Aug 29, is the most challenging one in recent years, being formulated under tough macroeconomic conditions. The Malaysian economy is grappling with the unwelcome combination of persisting global uncertainties (threat of a US-led global recession, ongoing financial market stress, rising inflation) and domestic-induced risks (mounting inflation risks, weak domestic demand and political flux).

The convergence of these two restraining forces is expected to have a larger dampening impact on the domestic economy if the internal engine of growth pulls back sharply. Rising inflation as fuel prices and electricity tariffs rise sharply and political headwinds could slow down growth over the next 12 months.

Rising downside risks to growth outlook
Although the Malaysian economy held up pretty well in 1H08, higher energy costs and soaring food prices will sap the purchasing power of households and restrain consumption over the coming quarters.

This, together with the declining values of equities and higher consumer price inflation, has taken a toll on household balance sheets. MIER’s consumer sentiments index (CSI) slumped to a reading of 70.5 points in 2Q08 (115.5pts in 1Q) — its lowest since the 1997/8 financial crisis as deteriorating household income heads the list of minuses in the consumer outlook.

In the business sector, firms remain concerned about the difficult operating environment, including sharply rising material costs.

The reduced profits and margin compression will lead to lower investment and the firms are likely to adopt a cautious approach towards capital spending given lingering concerns over the political situation.

Overall, the government has scaled back this year’s gross domestic product (GDP) growth estimate to 5%, which is at the lower end of the 5%-6% target range. Our GDP growth estimate is a shade higher at 5.3%.

For 2009, we expect the government to project a realistic growth range of 5%-5.5% as the lagged impact of price hikes and external uncertainties continues to flow through. Our baseline growth estimate is pegged at 5% for 2009 and there are downside risks to the baseline forecast.

In the current turbulence, Malaysia will face slower growth and high inflation, but will escape recession. The country is more resilient now compared to the 1997/98 financial crisis, with stronger corporate balance sheets and banking system, a strong current account position, lower debt and far larger foreign reserves.

The 2009 Budget strategy
We expect the economic issues that the economy is facing now to become even more of a challenge over the next 12 months. We strongly advocate prudent financial management and the right mix of fiscal and monetary policies to ease the strain of inflation on the wallet of the man-in-the-street and help ensure a reasonable pace of growth in 2009/10.

We expect the 2009 Budget’s broad strategy and direction in the short term to be:
• Sustain “moderate” growth, supported by selective government spending;
• Ease the burden of rising costs and inflation on the household and business sectors;
• Encourage usage of alternative fuels; and
• Stabilise the prices of essential goods and services.

Judicious government spending
In the past, the government always countered the adverse effects of an external slowdown through counter-cyclical measures. It cannot continue these counter-cyclical measures indefinitely without straining its finances.

Although the bumper oil revenue collection from Petronas (42.7% of total Federal revenue and 8.9% of GDP in 2008) comes in handy in part-financing the deficit spending, government expenditure has to be restrained despite the strong demand for more public spending. The government’s financial position remains under strain as fuel and food subsidies rise and project costs increase due to escalating building material costs.

The government needs to rebalance its fiscal priorities even though this may compel some rescheduling or deferment of projects. Going forward, it needs to demonstrate financial discipline in its spending programme, in line with the available financial resources. Bear in mind the windfall oil revenue does not last forever.

Malaysia needs to adopt a two-pronged strategy to contain the growth of development and operating expenditure:
• public spending should be carried out carefully and selectively and the allocation to each ministry needs to be tied to spending efficiency; and
• further restraint in operating expenditure (OE) is critical, especially for supplies and services as well as administration expenses, which account for 19.8% of total OE.





Fiscal deficit is projected at 4% of GDP in 2009
The government will remain in a fiscal deficit for the remaining years of the Ninth Malaysia Plan (9MP). The fiscal deficit was brought down from 5.3% of GDP in 2002 to 3.2% of GDP in 2007 but is projected to widen to 3.5%-4% in 2008-09, reflecting largely higher operating and development expenditure. Malaysia is going to tolerate for a couple more years deficit budget spending, which has been the case since 1998.

In the Mid-Term Review of the 9MP (2006-2010), the government raised the spending ceiling by RM30 billion to RM230 billion from the original target of RM200 billion.

A sum of RM76.4 billion, or 33.2%, of the total RM230 billion has already been spent in 2006-07 and with an estimated RM43 billion to be spent in 2008, this leaves a balance of RM110.6 billion to be spent in 2009-10. Hence, we expect a budget allocation of RM51 billion or 6.7% of GDP for 2009, compared to an estimate of RM43 billion or 6.1% of GDP in 2008.

Prima facie, this is positive to the construction sector. However, we would caution that the increased allocation does not mean the roll-out of additional new projects but largely to make up for the increased costs of existing projects. It was reported that the government will revise existing government contracts, taking into account the rising cost of construction.

From the policymakers’ comments in recent weeks, we gather that national socio-economic programmes and people-centric projects will be accorded top priority. Spending focus will be on the food security programme, housing, utilities and transportation, healthcare, education and human capital development.

The measures

The following is a broad outline of measures and strategies that we envisage in the 2009 Budget:

A. Provide partial relief measures to ease the burden of rising costs on the household and business sectors.
• Lower the Employees Provident Fund contribution rate by 2% (to 9% from 11% currently) for a period of 12 months on a voluntary basis.
• Reduce the road tax for private and commercial vehicles.
• Reduce personal income tax rates by 1%-2%. The Ministry of Finance appears to apprehend the need for a reduction in personal income tax as the starting point for taxable income is already high.
An unmarried individual needs to pay income tax only if the monthly income is above RM2,950 while a married worker is subject to tax only if the income is above RM3,200.
Of the 10.5 million workers, only one million pay tax. Of the figure, only 31,000 individuals are taxed at the top marginal rate of 28%.
We argue that the lowering of marginal tax rates would reward greater work efforts, boost productivity and retain talent. Income tax collection from individuals amounted to RM11.7 billion in 2007 or 8.3% of total federal revenue. Hence, a 1%-2% reduction in the marginal tax rate would result in revenue loss of RM420-840 million per year.
• As an alternative to (iii), increase the tax relief for taxpayer and child, or allowances for education and medical expenses.
• Provide direct financial assistance in the form of food and transport vouchers for the targeted poor households, which did not benefit at all from the cash rebates of RM150 for motorcycle and RM625 for car owners.

B. Price stabilisation and moderating price pressures
It is necessary to encourage greater competition in domestic production and further liberalisation of imports, including licensing and permits to increase local supplies and restrain price increases.

The government has lifted the price controls on cement and steel while reducing import duties to increase supply and help stabilise building material prices. Nevertheless, building material prices are still soaring and the construction industry has to bear the escalating costs of construction, ranging from 20% to 30%.

It is proposed that the import duty, sales tax and excise duties on the following items be reviewed:
• Food items such as vegetables, spices, meat and margarine;
• Inputs which are used in the agriculture sector such as fertiliser; inputs used in the construction sector such as heavy equipment; and inputs used in the manufacturing of food;
• Household items; and
• Widen the list of price-controlled items for a stipulated period.

C. Measures to sustain the property sector include:
• A waiver or reduction of stamp duty for houses costing RM300,000 and below, which helps to reduce consumers’ burden;
• Reduce the holding cost of property developers by allowing the early release of unsold bumiputera units after six months from a project launch; and
• Reduce the withholding tax on dividends received so as to boost the real estate investment trust (REIT) market. The current withholding tax rates for individuals and foreign institutions in Malaysia are 15% and 20%, respectively.

In comparison, Singapore’s REIT investors are exempted from withholding tax but foreign institutional investors and corporations are subjected to a 10% withholding tax. In Hong Kong, the withholding tax system no longer exists.

D. Incentives to encourage the conservation of energy as well as fuel efficiency
It is proposed that tax deduction be allowed for expenditure for the purpose of energy savings, as well as a reduction of import and excise duties on hybrid cars.

E. To promote private savings and to protect savers under a high-inflation environment, the following measures are proposed:
• Issuance of a RM5 billion national savings bond carrying a 5%-5.5% coupon rate to all Malaysian citizens;
• Increase the level of tax exemption of withholding tax on interest income earned on savings and fixed deposit accounts of up to RM200,000, instead of RM100,000 currently, or abolish the withholding tax of 5% on interest income earned.

F. Revenue-enhancing measures
As in previous years, higher duties should be imposed on cigarettes to promote a healthy lifestyle.

By The EDGE Malaysia (by CIMB Economic Research Team)

Tuesday, August 12, 2008

Gamuda the biggest beneficiary of new VOP rules

KUALA LUMPUR: Gamuda Bhd is the biggest beneficiary of the government’s latest move in revising the new variation of price (VOP) conditions for government construction jobs, said ECMLibra Investment Research.

“We are reviewing our earnings estimate and valuation for Gamuda Bhd with a possible upgrade,” the research house said yesterday, adding that Gamuda would benefit mainly from the RM6.3 billion design-and-build Ipoh-Padang Besar double tracking project.

ECMLibra Research had on its last report on Gamuda dated June 26, 2008 reduced the construction firm’s earnings estimate by 3.4% to RM324 million and 12.4% to RM389.7 million for FY08 to FY10 on the back of lower property sales and delay in the commencement of Nam Theun 1 hydropower project by another year.

The research house had also reduced Gamuda’s target price to RM2.85 from RM2.90 following the reduced earnings estimate, but reiterated a buy on the construction firm.

The Ministry of Finance had on Aug 6, 2008 released a circular on the revised VOP rules that include an enlarged VOP list.

The new items to be included into the VOP list are for civil engineering works rather than building works and there are six new items rather than 11 as previously stated.

The revised VOP list also qualifies mechanical and electrical (M&E) works for VOP claims and allows VOP for design-and-build contracts on the same basis as conventional contracts instead of just steel bars, even though the 50:50 risk sharing remained.

“Besides further liberalising the VOP claims, the government will also consider a three-month extension for projects which are on-going between Jan 1 and Aug 6,” said ECMLibra Research, adding that the new VOP would be backdated to Jan 1.

Nevertheless, the research house said that the outlook on the construction sector remained sluggish in the next six months on the back of the escalating construction cost arising from the recent fuel price hike and electricity tariff hike.

However, it said earnings momentum of the construction stocks under its coverage such as Gamuda, IJM Corporation Bhd and Sunway Holdings Bhd was still intact due to high proportion of construction order book from booming overseas market.

“As for stock pick, we favour IJM Corporation due to its significant plantation earnings and exposure to the more vibrant construction market in the Middle East and India,” ECMLibra Research said in a research note yesterday.

Shares of Gamuda, trading at a price-to-earnings ratio (PER) of 16 times, closed one sen higher at RM2.82 yesterday with a total of 3.1 million shares changing hands.

IJM, trading at PER of 11.3 times, closed 10 sen or 1.82% higher at RM5.60 with 777,500 shares trasacted.

Sunway closed 0.5 sen higher at 89 sen with 780,400 shares transacted. The counter trades at a current PER of 13 times.

By The EDGE Malaysia

Monday, August 11, 2008

Condo prices in Mont’ Kiara, Sri Hartamas hit new high


Artist's impression of II Mont Kiara

The high-end property boom of the last few years, particularly in the top two prime locations in the Klang Valley – KLCC and Mont' Kiara/Sri Hartamas, has made it increasingly more expensive to own a condominium, serviced apartment or landed property.

In the case of Mont Kiara (MK) and its adjacent Sri Hartamas, an affluent neighbourhood popular with expatriates, prices of newly launched condominiums have shot up to over RM800 psf with some hitting the RM900 psf mark!

In the early 1990s, condominiums built by the Sunrise Bhd Group such as the MK Pines and MK Palma were around RM300 psf.

Despite fears of over building, soaring prices and congested vehicular traffic, this neighbourhood has continued to attract both investors and home owners, Today, it has evolved into a very self-contained, much sought-after residential enclave of top quality condominiums, bungalows/villas and other high-end residential properties.

As Henry Butcher Marketing Sdn Bhd chief operating officer Tang Chee Meng said there was now a greater variety of property types available compared to the early days of Mont' Kiara's development.

“While the earlier developments have average built-up areas of 1,200 to 1,800 sq ft (MK Pines, MK Palma and Vista Kiara) catering to small and medium sized families, the newer projects that have been launched in Mont' Kiara and Sri Hartamas offer a greater variety of unit types catering to different budgets and preferences,” he said.

They range from very small studio units of 400 to 600 sq ft (Mayfair and Dorchester) catering to singles; small units of 600 to 800 sq ft (Verve Suites, One Kiara) catering to singles and newly married couples; standard sized units of 1,000 to 2,000 sq ft units (One Kiara, Kiara 3, Cerian Kiara) catering to small and medium sized families and large units of 2,000 to 3,000 sq ft units (11@MK, Seni Mont' Kiara) catering to more well off families.

“There are also the super large units of above 3,000 sq ft (Matahari, MK10) for the well heeled. As the prices of the condominiums in Mont' Kiara and Sri Hartamas have gone up, the profile of the buyers also indicate that they are now of a higher income group,” he said, adding that condominium prices in Mont' Kiara have gone up significantly.

“While the prices of condos in Mont' Kiara used to be around RM300 to RM600 psf in 2006, newer projects launched since 2007 have pushed the prices to new threshold levels of RM600 to RM900 psf.”

“Some of these new projects are Sunway Vivaldi (RM800 to RM900 psf), Palazzio (RM840 psf), and Matahari (RM800 psf). Generally for a RM1mil property, based on an 80% loan and an interest rate of 5% per annum for 20 years, the qualifying monthly income is RM15,000 whilst the monthly income required to qualify for a 80% loan for a RM2mil home will be RM30,000,” he said.

According to Tang, the nearly sold-out Kiara 1888 that Henry Butcher marketed has risen 25% to 30% although it is still under construction while Kiara 9 has been released at new benchmark prices.

Meanwhile, the current economic uncertainties have seen some people adopting a “wait-and-see” attitude. There are also signs of over-building in many places including Mont' Kiara.

Tang agreed that while rentals have remained stable, vacancy rates appeared to have increased due to the large number of units that have been completed in Mont' Kiara.

“One of the chief concerns of potential investors is the fear of oversupply of condos in Mont' Kiara and whether the rental market will hold. Another concern is the worsening traffic congestion due to the increased number of residents in the area,” he said.

With scarcity of land in Mont' Kiara, industry observers believe that developments in Mont' Kiara will spill over to Segambut.

“We believe that in years to come, Mont' Kiara and Segambut will be linked up in a seamless corridor by the new developments. For the moment there is still a price disparity as projects at the Segambut side are still significantly cheaper. In future this price disparity may be narrowed although we believe that there will always be the price differential,” he added.

Tang said overall the property market would be soft, in view of the political uncertainty as well as the slow down in economic growth but the Mont' Kiara/Sri Hartamas area would still continue to attract interest.

“However, investors are now more cautious and will be more selective. Projects with more innovative concepts undertaken by reputable developers will still be able to attract interest, provided that investors are convinced that the pricing is fair value vis a vis the design and quality of the project,” he said.

By The Star (by S.C.Cheah)

Building frenzy in Mont’ Kiara

The feverish pace of development in Mont' Kiara and Sri Hartamas in Kuala Lumpur is astounding.

Many new condominium, bungalow and commercial projects are turning this neighbourhood into a vibrant international community.

Although this neighbourhood had witnessed many developments over the past decade, this is probably the first time that construction of so many condominiums, bungalows and commercial projects are in full swing.

There is an “explosion” of commercial projects: the swanky Solaris Mont' Kiara (with its touristic Soho KL dining-entertainment facility and tenant Cold Storage supermarket) have been newly completed while the big Solaris Dutamas (400 shop lots, 900 office suites, 800 designer suites plus two open piazzas) and Verve Shops are nearing completion.

Ireka Land and CapitaLand are developing the One Mont' Kiara, retail, office suites and residential project opposite Sunrise's Plaza Mont' Kiara.

It will boast of a 250,000 sq ft specialised retail mall with luxury serviced residences i-Zen@Kiara 1 and i-Zen@Kiara 2 behind.

Over at Sri Hartamas is the proposed Plaza Damas 3 by the Mayland Group, opposite the Hartamas Shopping Centre.

The current spate of developments can be divided into three areas:

Sunrise Mont' Kiara Integrated Global Village:
This is where Sunrise Bhd, the original and biggest developer in Mont' Kiara, has its flagship developments on both sides of busy Jalan Kiara 1.

Today, Sunrise is launching projects that are even more high-end in Mont' Kiara like the 10' Mont Kiara, 11 Mont' Kiara, 28 Mont' Kiara and the Mont' Kiara Meridien condominiums.

Its older condominiums (all with the words Mont' Kiara in front) include Sophia, Pines, Palma, Astana, Bayu, Aman, Bayan and Damai.

Projects by other developers have also mushroomed amidst this “global village”.

Aseana Properties is developing the Tiffani by i-Zen and Seni Mont' Kiara. Some of the earlier projects here include Almaspuri and Angkupuri condominiums and UOA Holdings's bungalow project, Villa Mont' Kiara, completed in 2004.

One end of Jalan Kiara 1 is seeing a burst of new projects including the Lumina Kiara, Sunrise's The Residence @ Mont' Kiara (2 and 3-storey bungalows), Tiffani by i-Zen (both under construction), fairly new La Grande Kiara and Wedgewood Serviced Residences.

There is also the newly completed Kiaraville (by Ireka), facing the Solaris Mont' Kiara, i-Zen @ Villa Aseana, Puncak Kiara (by Merge Power) and PJD's Regency project.

Sunway City's high-end projects in the area include Kiara Hills, Casa Kiara 1, 2 and 3, Palazzio Sunway and the Sunway Vivaldi (with units priced from RM2.59mil to RM6.29mil!).

Mont' Kiara at Jalan Kiara 3 and 5:
Several new condominiums are also coming up or completed along Jalan Kiara 3 that leads to Segambut via Kampung Segambut Dalam.

From the junction of Jalan Desa Kiara and Jalan Kiara 3 (on the right) are the Lanai Kiara, Flora Murni (by Tian Global), Vista Kiara (Asia Quest), Laman Suria (Sunrise), Ceriaan Kiara (YNH Property) and Kiara 1888 (Mitraland) while on the left are the Garden International School, Kiara Designer Suites (Sunrise) and Kiara 9 (Mitrajaya). Asia Quest's Kiaramas is on a low hill.

Behind this road is Jalan Kiara 5 where Bukit Kiara Properties Sdn Bhd's three projects, the Aman Kiara (first gated community in the area with bungalows and condovillas), Hijauan Kiara and the Verve Suites are located.

Sri Hartamas:
Desa Sri Hartamas is a “hip and happening place” with lots of F & B outlets while Taman Sri Hartamas has the Hartamas Shopping Centre (Taylor's College recently opened a new campus there) and Plaza Damas shop offices (both by the Mayland Group).

Mayland's latest project, Plaza Damas 3 offers five-star freehold shop offices with separate strata titles and 1,500 parking bays.

Checks showed that almost all 72 units of shop offices have been sold with only six units left. There will also be 1,450 serviced apartment units.

Glomac also has a proposed commercial project called the Glomac Galleria here.

Maymont Development Sdn Bhd's 158-unit Matahari, luxury super condominium in Desa Sri Hartamas recently won the CNBC Asia Pacific Property Awards for the Best Apartment (Malaysia category).

With only two units per floor, the minimum built-up is about 3,900 sq ft to the biggest of 10,700 sq ft! The price range is from RM3.1mil to RM10.77mil!

A new player next to Hartamas Shopping Centre is Duta Land Bhd's proposed Kenny Heights Estate, an upmarket private sanctuary, along Jalan Hartamas.

It offers 49 residences each with its own private pools, elevator, sundeck bath, and two garages. The gated community will also have a pool house, with a 30m-sky pool and spa pool. There will be 20 limited edition villas designed by Kengo Kuma.

Adjacent to it is S. P. Setia Bhd's Duta Tropika and Duta Nusantara bungalow projects. Further down the road are the Hartamas Heights bungalow enclave and the Hartamas Regency 1 and 2 condominiums that meet up with Jalan Kiara 1.

Bukit Kiara Properties Sdn Bhd managing director N.K. Tong said Mont' Kiara is thriving because it is an “oasis of innovative developments” by a growing number of developers.

Competition is intense because of the number of developments there.

“However, each developer has found its own unique niche. This has resulted in a growing suburb that rivals KLCC in attracting foreign investment,” he said.

Tong said with three top international schools, Mont' Kiara has become a sought-after address for expatriates. “The social infrastructure is further strengthened with new commercial developments, retail opportunities and recreational facilities,” he said.

Although there are fears that Mont' Kiara is becoming a “concrete jungle” there are also mitigating factors like continuous improvements to the road system.

By The Star

Y&Y Property plans 2nd boutique hotel in KL


FIRST SHOPPING MALL: Hue pointing at the model of 1 Shamelin in Cheras, which is due to be completed in the middle of 2009

Y&Y Property Development Sdn Bhd plans to build its second boutique hotel in Kuala Lumpur as it seeks to take advantage of the growing tourism industry.

It is also a new venture for the company, which mainly builds industrial properties.

“Hotels have good returns and Y&Y has been mulling to build them for a long time.

When it identified strategic locations and older buildings for conversion, it decided to move in,” Mike Hue, Y&Y sales and marketing manager told Business Times in an interview recently.

Y&Y was founded by the Yong family. The company started as a textile manufacturer, trader and garment retailer in the 1980s.

It is now building its first boutique hotel for some RM30 million at Tengkat Tong Shin off Jalan Bukit Bintang. The hotel will be run under the Hip Hotels brand, a popular name in US and Europe.

The eight-and-half-storey building, which will be completed by September, will be open by December. It will have 117 rooms priced from RM88 each per night.

Hue said Y&Y has initiated plans to build a second Hip hotel in the city next year.

The company, he said, had bought an old six-storey office block near the Masjid Jamek light rail transit station on Jalan Tun Perak. It will be converted into a Hip hotel in the second half of 2009.

Apart from the hotel, Y&Y Property is also building its first shopping mall in Cheras, named 1 Shamelin.

This is due to be completed in the middle of 2009.

The company has also earmarked a plot of land it owns opposite the Putra World Trade Centre in Kuala Lumpur for its second mall.

By New Straits Times (by Sharen Kaur)

CapitaLand banking on midas touch and strong branding

Leveraging on its residential, office, retail, and hospitality development competencies, CapitaLand Ltd is keen to expand its foray to more growth markets overseas, a senior company executive said.

By market capitalisation, CapitaLand is the largest real estate company in Southeast Asia.

Of its total assets of S$25bil, S$16.2bil or 65% of the total are invested overseas in over 20 countries and over 120 cities.

Its core businesses in real estate, hospitality and real estate financial services are focused in growth cities in the Asia Pacific, Europe and the Gulf Co-operation Council (GCC) countries.

CapitaLand's real estate and hospitality portfolio spans more than 110 cities in over 20 countries.

“The company has the experience and expertise along the entire real estate value chain and exporting real estate expertise overseas has been the company’s forte.

“Being an investor, developer, operator and manager of real estate, we also provide financial solutions across sectors and geographies,” the executive said.

CapitaLand believes in leveraging on its huge asset base, real estate domain knowledge, financial skills and extensive market network to develop real estate financial products and services in Singapore and the region.

Since its formation at end-2000, CapitaLand has consistently leveraged on its multi-sector strategy, and its expertise and experience across the whole real estate sector to create shareholder value of over S$19bil.

With more than 70 malls and residential developments in Chinese cities such as Shanghai and Beijing, CapitaLand achieved close to 30% of its revenue in China last year, up from 20% in 2006.

The Singapore-based developer is one of the largest retail real estate owners and managers in the region with more than 115 malls in Singapore, China, India, Malaysia and Japan.

“Essentially the success factor is CapitaLand’s track record of innovative asset enhancements be it in Singapore, China or Malaysia.

“These asset enhancement initiatives create significant value at these malls through proactive management and retail real estate management expertise,” the executive said.

He added that China was an excellent example of CapitaLand’s growth overseas by exporting its real estate value chain.

CapitaLand has been in China for over 13 years, with the country accounting for 30% of the company's total assets in the first six months of this year.

“We have an extensive presence in China. We enjoy a stable operating environment in Shanghai, Beijing, Guangzhou and healthy fundamentals in inner cities such as Chengdu and within the Henan province.

“As the largest foreign player in Chinese shopping malls, CapitaLand’s retail footprint now extends beyond 70 malls across 28 cities, with most of the malls anchored by Wal-Mart, Carrefour or Beijing Hualian,” he said.

CapitaLand recently signed a cooperative agreement with China Vanke Co. Ltd., China’s largest residential developer, to acquire new and existing retail components within Vanke’s townships.

On the commercial property sector, CapitaLand owns Raffles City Shanghai and Capital Tower Beijing. Under development are three more Raffles City developments in Beijing, Chengdu and Hangzhou.

These highly integrated developments comprise retail, commercial and serviced residence components. Each development is strategically located in the core central business district and at the nodes of main transport networks.

By The Star

Bukit Kiara Properties Sdn Bhd's sells 40% of latest Vogue Tower

Bukit Kiara Properties Sdn Bhd's (BKP) has sold about 40% of its latest 255-unit Vogue Tower in Verve Suites that was previewed on June 21 to an exclusive group without any advertisements.

This is the third of the four-tower Verve Suites on a 5.87-acre freehold land and is BKP's third project in Mont' Kiara. The first two are the Aman Kiara and Hijauan Kiara that are fully sold and completed.

BKP managing director N. K. Tong who is pleased with the sales over four weekends said the company has over 13,000 registrants, many of whom were repeat buyers.

The Verve Suites was planned to have 881 units in the four towers. However, Tong said the number of units in the fourth block called Vox Tower had not been decided yet.

As expected, BKP has increased its price where the average selling price of the Vogue Tower unit is about RM930 psf (minimum is RM850 psf) for the two unit size of 462 sq ft (one bedroom) and 932 sq ft (two bedrooms) with prices from RM399,000 to RM988,000.

Although the price is higher than the 240-unit Viva Tower (first block/initial RM570 psf) and the 188-unit Vibe Tower (second block/initially RM650 psf) that were launched in 2006 and 2007 respectively, the Vogue Tower's pricing is deemed “reasonable” considering that all Verve Suites units come with top quality furnishing and fixtures including Bosch kitchen appliances.

There are four interior design themes: Centro Jazz and Cosmo Grove (both 462 sq ft type) and Verdant Luxe and Metro Bliss (both 932 sq ft type).

BKP has demolished its Pavilion show gallery and moved to an even bigger show gallery with four Vogue Tower show units on the first two floors of the Verve Shops (a 60,000 sq ft of retail space for lease only) where construction had reached the roof level.

A posh show kitchen with Gaggenau (the Rolls Royce of kitchen systems) appliances for the Vibe Tower's Hypercube sky lounge is also on show at the new gallery.

The Vogue Tower also has a sky lounge like the other two towers. It's called The Garden of Concentrico on the 31st floor that provides a “Back-to-Nature” escapade with facilities like the Aqua Gym, Cinema Paradiso, Podium Panorama and Dinner Alfresco.


The Metro bliss is one of the four interior designs of Vogue Tower

There will be a range of aqua exercises including water aerobics that the family will enjoy at the Aqua Gym. At the Cinema Paradiso, one can enjoy a big screen movie under a starry night setting or view the entire Mont' Kiara while lying on a hammock at the Podium Panorama. You can also dine at the Dinner Alfresco under the open sky amidst a green setting.

By paying only 33psf service charge (inclusive of sinking fund), Verve Suites residents can have access to all the sky lounges that are the signature selling points. Instead of having a big living space in one's unit, one can have huge and varied dining, recreational and entertainment facilities in all sky lounges including the ample facilities such as two tennis courts, squash courts, badminton court, multi-purpose hall and two swimming pools at the recreational deck below.

The third swimming pool is at the Vibe Tower's Hypercubes Lounge on the 27th floor that also boasts of its unique entertainment concept.

Meanwhile, BKP's Aman Kiara (completed nine months ahead of schedule) became the first bungalow and duplex condovillas project in Kuala Lumpur to obtain approval for its strata title application recently.

By The Star (by S.C.Cheah)

Verve Suites beats the odds in weak market

The success of the Verve Suites in the high-end Mont' Kiara neighbourhood has proven once again that product differentiation is vital in today's stiff competition.

Instead of building another condominium, Bukit Kiara Properties Sdn Bhd (BKP) continued its tradition of offering niche and innovative products, this time in the form of fully furnished serviced suites and introduced sky lounges each with a different concept.

BKP managing director N. K. Tong said when Verve Suites was first conceptualised over three years ago, it set out to create something different, exciting and innovative.


N.K. Tong

“What has happened since has even caught us by surprise. Verve Suites first introduced the concept of the sky lounge; with the Vertigo Living Concept spread over 6,000 sq ft. It was a bold move because we gave up the most valuable piece of saleable real estate, the penthouse, to be a common facility,” he said.

“Since then, we have introduced two other living concepts, the Hypercubes Living Concept and the Concentrico Living Concept in the subsequent blocks in Verve Suites,” he told StarBiz.

What will be the living concept for the fourth and final block?

Well, Tong is keeping mum except to say that it would be very much based on feedback from customers and the BKP team.

On rising construction costs, Tong said all Verve Suites phases were moving according to schedule.

“Rising prices are a challenge and a fact of life. It will have a direct impact on costs, reduced profit margins, and rising selling prices. Each successive block of Verve Suites has continued to appreciate in price, and our customers are understanding and philosophical in their approach,” he said.

Tong said some had bought units in all the three Verve Suites blocks, and were looking forward to the preview of the fourth block, even acknowledging that the price would further increase.

“This is a good time to buy properties. While costs continue to rise, we at BKP have to accept reduced profit margins but continue selling at today's pricing. This will benefit our customers as they lock in properties at historical prices, while costs continue to rise,” he added.

Tong said Mont' Kiara's success was also reflected in the increasing land prices over the years: from RM5 to RM10 psf in the early 1990s to RM50 to RM70 psf at the end of the 90s and into the early 2000.

“Today, the prices are probably around RM200 to RM250 psf. This increase has forced developers to develop new projects with larger units, to defray the high cost of land. This trend works in favour of Verve Suites as its compact units become highly sought after, being unique as well as affordable,” Tong said.

Recent secondary transactions of BKP's Hijauan Kiara units have reached close to RM660psf, a 40% capital appreciation from the original RM470 psf when it was first launched in mid-2005.

Tong believes that Mont' Kiara and the KLCC were both critical in putting Kuala Lumpur and Malaysia on the global real estate investment map.

“Ironically, Kuala Lumpur has been previously bypassed by foreign investors, retailers and institutions alike, because we were not big enough, from a visibility point-of-view. With the thriving development in the KLCC and Mont' Kiara areas, more foreign investors are beginning to take notice, beyond the usual Singaporean investors.”

By The Star (by S.C.Cheah)

Glomac to launch REIT in Thailand by October

PROPERTY developer Glomac Bhd plans to launch a 1.5 billion baht (RM158.70 million) real estate investment trust (REIT) in Thailand by October.

Business Times understands that it will launch the REIT with its partner Warehouse Asia Alliance Company Ltd (WAA), a leading Thai company in warehousing and logistics services.

The main-board developer and WAA will initially inject a 600,000 sq ft warehouse near the Bangna-Trad highway in the Samutprakarn province in Bangkok, worth RM150 million, into the REIT.

The warehouse, which is 49 per cent owned by Glomac and 51 per cent by WAA, was constructed by the two firms for RM125 million in April.

It is currently fully tenanted to Diethelm Ltd, an international pharmaceutical company, for 15 years, with rental yield of 13 per cent.

The source said Glomac and WAA will increase the REIT size, possibly to six or seven billion Thai baht in three to four years.

Glomac group executive vice-chairman Datuk Richard Fong and group managing director Datuk Fateh Iskandar Mansor were not available for comment at press time.

"The two firms want to set up similar warehouses in Thailand as it is a profitable business and there is demand. They are looking for land in Bangkok and may finalise a deal soon," the source said.

Fateh had said that Glomac had received offers from several multinational firms involved in automotives and pharmaceuticals to build more warehouses and distribution centres in Thailand.

He said the logistics and distribution businesses are picking up in Thailand, especially those near Suvarnabhumi Airport.

Thailand is the second overseas venture for Glomac after Australia, which is contributing marginally to group revenue.

By New Straits Times (by Sharen Kaur)

Study: Global commercial real estate sales halved

NEW YORK: World sales of major commercial properties fell 49 per cent to US$306 billion (US$1 = RM3.30) in the first six months of 2008 from the same period last year, as sales in developed countries were hit hard by the credit crisis and slowing economies, a report released on Friday said.

Real Capital Analytics said dramatic shifts in the capital flows for commercial property became evident in the first half of 2008 as Tokyo overtook London and New York as the most active sales market and investors began favouring Asian markets.

Sales activity fell sharply in many developed Western economies while Brazil, Russia, India, China and most other emerging markets posted gains.

Emerging markets accounted for 25 per cent of all property sales in the first half of 2008, up from 10 per cent in the same period a year ago, according to the report that tracks transactions worth at least US$10 million.

Development sites were the only type of property to see a rise in sales, up 11 per cent and led by a record US$2.3 billion paid for Chelsea Barracks in London.

"However, with new developments in Europe being delayed and new regulations limiting land sales in China, this sector may soon experience the same declining investment other property types have," the report said.

Overall office sales were down 60 per cent in the first half of the year versus a year ago, and sales of hotels were off 68 per cent.

By Reuters

Friday, August 8, 2008

Softer market as buyers take cautious stance

Market demand for top-tier luxury condominium and serviced apartment units is expected to soften as purchasers become more selective and discerning while developers become increasingly cautious over over-supply concerns, leading to slower sales.

CH Williams Talhar & Wong Sdn Bhd (WTW) senior executive director P’ng Soo Theng said factors that led to such a weak market could be attributed to the country facing a great deal of uncertainties this year. They include:


P'Ng Soo Theng

·The 12th general election in March which was met with unprecedented results;

·A 41% petrol (63% diesel) price hike in June;

·The consumer price index in June hit a 26-year high of 7.7%

·Rising defaults on subprime mortgages in US which triggered a global crisis leading to a gradual withdrawal of investment funds in the region.

Under such circumstances, affordability is now of great concern as daily living expenses, particularly so for the middle to lower income group, form a larger portion of their disposable income and the sales of “big ticket” items are cautioned.

The KLCC area represents the top-tier condominium and serviced apartment market in the country. In the last two years, prices have doubled breaching the RM2,000 per sq ft benchmark.

Foreigners (from Singapore, Hong Kong, South Korea and the Gulf nations) make up about 30%-40% of purchasers, as prices are still considered affordable by regional standards.

The exemption of real property gains tax and lifting of the need for approval from the Foreign Investment Committee are factors attracting foreign investors.

With the global financial situation still unsettled, the current political climate in the country and imminent key interest rate hike, many are now adopting a “wait and see” attitude.

Possibility is greater that purchasers will refrain from buying rather than cancelling their bookings or purchases.

With the uncertainty from spiralling costs, pressure on building materials and electricity tariff hike, purchasers would probably switch to purchasing units in prime locations as landed properties in prime locations are considered a hedge against inflation.

KLCC condominium properties have not gone up in price in the last two months. There actually have been no new launches within the KLCC area in the first half of 2008.

“We believe that buyers are in a position to 'pick, choose and negotiate' in the current scenario,” advised Png.

“The immediate response to the current scenario has already been observed during the first five months of 2008 where fewer developers are launching residential units.

“Having monitored the daily print media on new residential schemes advertised for sale, our findings reveal that from January to May 2008, some 3,333 residential units were launched in the Klang Valley.

“These include terraced, semi-detached and detached houses as well as town villas and condominiums or apartments in areas extending to Shah Alam, Semenyih, Klang, Sungai Buloh, Bangi, Rawang, Puchong and Putrajaya.

“In contrast, about 10,780 residential units were launched from January to June 2007.”

By The Star

E&O Property to be delisted

KUALA LUMPUR: E & O Property Development Bhd (E&O Prop) will be delisted from the Bursa Malaysia main board today.

Eastern & Oriental Bhd (E&O) said in a statement yesterday the delisting marked the completion of the merger exercise between E&O Prop and E&O.

The enlarged entity would enable the group to consolidate its financial and operational expertise and resources to better seize growth opportunities in the increasingly competitive local property landscape.

By The Star

Steel bar supply in Malaysia adequate

There is no shortage in the supply of steel bars to the local construction industry, says Malaysian Iron and Steel Industry Federation (Misif).

The supply trend is consistent in the local market whereby installed capacity from all mills for steel bars is recorded at 3.5 million metric tonnes and capacity utilisation as at 2007 was only at 56 per cent for steel bar rolling, Misif said.

Although there have been allegations of shortages in the supply of steel bars, steel millers' requests for quantities of requirements for various projects have not been forthcoming and unless steel suppliers have forecasts of customer requirements, manufacturers are forced to make alternative business plans, it said.

"Then the issue arises that since shortages have not been proven, why the need for an export tax or ban?" it asked in a statement issued in Kuala Lumpur yesterday.

It said that as a manufacturing concern, and like any other industry, the steel industry cannot afford to just depend on domestic market and need to expand markets to include exports which will help the industry to be competitive through better utilisation of its capacities.

"Generally, steel prices are dictated by iron ore prices negotiated between the three major world ore suppliers with key users whereby in February 2008, top steelmakers in Asia had agreed to pay 65 per cent more for iron ore, setting a global benchmark for raw material prices.

In Malaysia, steel mills import more than three million tonnes of scrap annually and the prices of which have swung from US$350 (RM1148) per tonne in June 2007 to US$725 (RM2378) per tonne in June 2008.

By Bernama

Thursday, August 7, 2008

KLCC condos: The path ahead


The Idaman Residence project in KLCC is expected to be completed by early 2009 and will have 248 condo units that span 800sq ft to 1,900sq ft.

With the weakening property market, the next six months will be an interesting period for luxury condominium developments in the Kuala Lumpur City Centre (KLCC) area as investors, speculators, developers and property agents assess whether the market can sustain current prices and maintain projected yields.

According to SK Brothers Realty Sdn Bhd general manager Chan Ai Cheng, buyers of KLCC condos belong to a very specific segment of the property market. They would only be marginally affected by economic conditions. They would have the necessary “buffer” to cushion themselves against any market uncertainties and sail through.


Chan Ai Cheng: Whether KLCC condos - priced at around RM2,000 per square foot - are still worth buying will depend on the “investment appetite” of the buyer.

KLCC condo prices are still the cheapest in the region, and with rising construction costs which have gone up 30-40%, it is very unlikely to see prices falling. Some units are going to be owner-occupied, therefore it is not a 100% investment market for KLCC condos. Owner-occupiers want the address and location. Yield doesn’t matter to this category of owners.

In the long term, property prices will still be on an upward trend. With rising inflation, the value of money will go down. Therefore, there are people who want to buy property now. Of course, those who are apprehensive of the weakening property market situation will hold back.

Those who have booked condominium units in the KLCC area are generally deemed to be steady investors. They are unlikely to cancel. Their purchase considerations are different from property speculators. But speculators will try to off-load at this point as they went in with very little.

Flippers

Developers refer to speculators as “flippers”, meaning those who will flip a purchase for an immediate profit. And this becomes more apparent when the condo units are handed over and the bank loans need to be serviced. And if there are many competing units offered for sale, buyers in a weak market situation can drive a harder bargain. In any case, speculators who booked a KLCC condo for only RM600 or RM700 per square foot -- some 24 months before the hand-over -- will still make a profit, as prevailing market prices would be at least RM1,000-RM1,200 per square foot or more now.

As to whether prices for KLCC condos have gone up in recent months, Chan can’t rule out such a possibility.

“Why not? In terms of land value, new benchmarks are being set with each new transaction such as Sunrise Bhd’s recent RM180mil purchase of the Wisma Angkasa Raya building (on 1.56-acre freehold land) directly opposite the Petronas Twin Towers for RM2,600 per square foot. Also, the YTL Group paid RM85 million to the Eng Lian Group for a one-acre plot on Jalan Stonor, which works out to RM2,000 per sq ft. There are still a few more parcels of land along Jalan Ampang under negotiations. Developers are not going to price themselves down.”

Chan is also of the opinion that it is unlikely that developers within the KLCC area and the vicinity, will be unable to meet their construction schedule.

“Not that I know of,” said Chan, “In any case, developers in the KLCC area are ‘branded’ with good track records and are considered financially sound. Quite a large majority of the developments are nearing completion around this time. The concern for investors is the issue of ‘rentability’, yield and profitability. But since the initial investment was at a low-entry level, yield should still be okay. That is, if they bought at the initial launch price.”

Whether KLCC condos -- priced at around RM2,000 per square foot -- are still worth buying will depend on the “investment appetite” of the buyer. The purchase will depend on the perceived value of the property to the investor. Different condo projects offer different features.

The fundamental question is the purpose or objective of the purchase. Is it for investment, rental or capital return. The buyer needs to inform the property agent:

· purpose of purchase

· investment criteria that includes size and special features required

· how to finance - with cash or high margin of finance?

If a buyer is in doubt, always go back to the fundamentals which are specific to each individual. Even in bad times, some people can still do well in the property market. But rental yield does not go up in tandem with capital appreciation. This means that if an investor bought a property at a low entry level price, the rental yield will be much more lucrative compared with buying a similar property from a third party.

By The Star (by Johnni Wong)

How to pick KLCC Condos


There had been no increase in the cost of KLCC condominium properties but prices remained stable.

There is still interest in Malaysian real estate especially in the Kuala Lumpur City Centre (KLCC) area among foreign buyers.

According to Henry Butcher Marketing Sdn Bhd chief operating officer Tang Chee Meng, investors were now more cautious in view of the current political and economic uncertainties. The investors were also concerned about the large number of units that would be completed within the next 12 months and the possible impact on the rental market and yields.


Tang advises investors still keen on buying KLCC properties to look out for projects that stand out from the rest.

On a regional context, prices of Malaysian top-end condominiums were still very cheap, being only 20% that of Singapore and about 12% that of Hong Kong.

Foreign investors were still keen to invest but the level of interest was less compared to the strong surge in foreign interest in the 2nd and 3rd quarters of 2007.

Cancellations

“After the results of the general election,” pointed out Tang, “We actually had a couple of purchasers who cancelled their bookings for one of the projects that we were marketing. However, we suspect that they were probably only using the election results as an excuse. Once things settled down and people accepted the results, we had no more issues.

“Sometimes it’s a knee-jerk reaction. On the whole, we have not heard of situations where a developer faced a significant increase in cancellation of bookings.”

The current uncertainties in the political arena, added Tang, as well as the softer economic conditions obviously resulted in some investors adopting a wait-and-see attitude as far as property investment was concerned. The impact was felt more strongly in the low and medium cost sector as the target buyers were more adversely affected by the rise in the cost of living.

Well-heeled investors were however still investing in the upper medium-cost and high-cost sectors but they were now more selective over location, pricing and the developer’s track record.

There had been no increase in the cost of KLCC condominium properties but prices remained stable, said Tang. “We were told that the developer of K Residence marketed their second residential tower called Regency overseas at a price of RM2,500 per sq ft upwards. This will be an increase over the pricing of their earlier tower. As for the other condominiums, prices have by and large remained at the same levels.”

Tender difficulties

Tang said he had not heard of any specific examples of developers falling behind or being unable to meet their construction schedule. But from market talk, he understood that some developers faced difficulties in getting contractors to tender for their projects. There had been cases where the contractor turned down the award after they were informed that they were the successful in the tender exercise.

“I also heard of a developer whose contractor stopped work after the project was 80% completed and the developer had to continue the construction work on his own.”

At this point in time, investors who were still keen on buying KLCC properties ought to look out for projects that would stand out from the rest, advised Tang.

“Look for distinguishing factors, for example, branding, architectural features and design. Although there are many Grade A prime office buildings in KL, there is only one Petronas Twin Towers. In that sense you have no competition and therefore you are in a position to dictate your own price and rental.

"Secondly, unless it is a project undertaken by a financially strong and capable developer, it is safer to invest in an already completed project as you do not have to worry about the project being abandoned and whether the workmanship is of the right quality.

“Thirdly, if you are investing in a project which is not completed yet, choose a developer who has the financial capability as well as the track record in handling similar projects. A developer who does not have the experience of developing high-end projects may not be able to deliver the right quality.

“Lastly, the investor would obviously have to do his homework thoroughly to make sure that the price that he is paying is a fair price and that his desired return on investment is achievable.”

Pointless

Although the property market could see a reduction in the volume of transactions compared to 2007, Tang believed that property prices would unlikely go down due to the significant rise in construction costs.

“As the current fixed deposit and savings rates of banks are below the real inflation rate, it is pointless to keep money in the bank. Property has always proven to be a good hedge against inflation so it will be a good move to look for outstanding buying opportunities in the property market. However, investors will have to choose their investment wisely.”

FOREIGN BUYERS APPROVED BY KL LAND OFFICE

YEAR: APPROVALS

2005:1,954

2006:1,660

2007:4,035

2008*:935

* For period Jan to April 2008

Source: Henry Butcher Marketing Sdn Bhd

By The Star (by Johnni Wong)

Slower luxury condo sales expected


There have been no new launches within KLCC in the first half of 2008.

Market demand for top-tier luxury condominium and serviced apartment units is expected to soften as purchasers become more selective and discerning and developers become increasingly cautious over over-supply concerns, leading to slower sales.

C H Williams Talhar & Wong Sdn Bhd (WTW) senior executive director P’ng Soo Theng said factors that led to such a weak market situation could be attributed to the country facing a great deal of uncertainty this year.


P'ng says buyers are in a position to “pick, choose & negotiate” in the current scenario.

• Malaysia prepared for its 12th General Elections in March 2008 which was met with unprecedented results

• Malaysia faced a 41% petrol (63% diesel) price hike in June 2008

• The Consumer Price Index in June hit a 26-year high of 7.7%

• Rising defaults on sub-prime mortgages in the US triggered a global crisis leading to a gradual withdrawal of investment funds in the region

Under such circumstances, affordability is now of great concern as daily living expenses, particularly so for the middle to lower income group, forms a larger portion of their disposable income and the sales of “Big Ticket” items are cautioned. The Kuala Lumpur City Centre (KLCC) area represents the top-tier condominium and serviced apartment market in the country.

In the last two years, prices have doubled breaching the RM2,000 per sq ft benchmark. Foreigners (Singapore, Hong Kong, South Korea and the Gulf nations) make up about 30-40% of purchasers as prices, despite the increase, are still considered affordable by regional standards.

The exemption of RPGT (Real Property Gains Tax) and lifting of the need for approval from the FIC (Foreign Investment Committee) are factors attracting foreign investors.

With the global financial situation still unsettled as well as the current political climate in the country together with imminent key interest rate hike, many are now adopting a “wait-and-see” attitude.

Possibility is greater that purchasers will refrain from buying rather than cancelling their bookings or purchases.

With the uncertainty from spiralling costs, pressure on building materials and electricity tariff hike, purchasers would probably switch to purchasing units in prime locations as landed properties in prime locations are considered as a hedge against inflation.

KLCC condominium properties have not gone up in price within the last two months. There actually have been no new launches within KLCC in the first half of 2008. “We believe that buyers are in a position to “pick, choose & negotiate” in the current scenario,” advised P'ng.

“The immediate response to the current scenario has already been observed during the first five months of 2008 where fewer developers are launching residential units.

“Having monitored the daily printed media of new residential schemes advertised for sale, our findings reveal that during the months January to May 2008, some 3,333 residential units were launched in the Klang Valley. These included terraced, semi-detached and detached houses as well as town villas and condominiums or apartments in areas extending to Shah Alam, Semenyih, Klang, Sg Buloh, Bangi, Rawang, Puchong and Putrajaya.

“In contrast, about 10,780 residential units was launched from January to June 2007.”

Launch Period: Residential Units Launched

1st Half, 2007: 13,780

2nd Half, 2007: 6,599

Jan–May 2008: 3,333

Source: Daily monitor of the print media compiled by WTW

By The Star (by Johnni Wong)

Mutiara Goodyear to launch two projects

KUALA LUMPUR: Mutiara Goodyear Development Bhd will launch two projects this year despite rising building material costs, says chief executive officer Kee Cheng Teik.


Kee Cheng Teik

He said it would launch Prima Avenue within two weeks and a residential project in Melawati by year-end or first quarter of next year.

“We think it is a good time to launch now because there are not many projects currently. As long as our projects provide value for money, I think we still can stand well,” he said after the company EGM yesterday.

He said Mutiara Goodyear was confident of its product designs, good mix of properties and good locations.

It was not so concerned about building material prices because they would settle down at a certain level eventually, he said.

Kee said the company had started making arrangements, like direct purchase of materials from factories, to mitigate the higher costs but it was happy with its current profit margin.

“We foresee healthy property demand in the Klang Valley and Penang,” he said.

He added that the recent oil price hike did not really impact the property sector n the two areas.

However, the uncertainties might put purchasers' plans on hold for a while, he said.

The freehold Prima Avenue at Dataran Prima, Tropicana, comprises two towers of office suites and retail lots, and has a total gross development value (GDV) of RM120mil.

The 80-acre Melawati project, which has yet to be named, will consist of bungalows, link houses and commercial lots, with a total GDV of RM800mil.

Kee said after disposing of 253.72 acres in Seberang Perai Selatan to Tambun Indah Development Sdn Bhd for a joint-venture project, Mutiara Goodyear had about 45.6 acres left in Bandar Tasik Mutiara.

The group has a total of about 891 acres land bank in Penang and the Klang Valley. With an estimated total GDV of RM4.1bil when fully developed, the projects would be launched within five years, he added.

By The Star

Mutiara Goodyear has undeveloped land worth RM4b

PROPERTY developer Mutiara Goodyear Development Bhd said it has 360.5ha of undeveloped land in hand with a gross development value (GDV) of RM4.1 billion, that will keep it busy for the next five years.

The plots of land are located in Penang and the Klang Valley, said its chief executive officer Kee Cheng Teik.


KEE: The demand (for property) is quite real. We do not see much bubble in the industry

Despite rising building material costs, the company is going ahead with the launch of two major projects in the Klang Valley this year.

It will launch a 1.38ha commercial development called Prima Avenue in the next two weeks, followed by Melawati development, which features luxury residential properties on 32.4ha, by the end of this year or early next year.

The projects have a combined GDV of RM920 million.

Kee is optimistic that the two projects will be well received for their strategic location and product mix.

He added that although uncertainties in the market may hold up decisions on property buying, it is only for the short term.

"We notice that the demand (for property) is quite real. Honestly, we do not see much bubble in the industry," he told reporters after the company's extraordinary general meeting in Kuala Lumpur yesterday.

"Where there is real demand, we see holding power. People buy for the value of the project. Hence, we are holding a longer term view on all the projects that we develop," Kee added.

Kee said Mutiara Goodyear has made provisions to purchase raw materials such as steel bars and cement directly from suppliers for its new projects.

Amid the present challenging scenario, he said, the company is managing its margins well.

Meanwhile, Mutiara Goodyear is exploring opportunities to develop properties overseas such as in Vietnam and China.

Kee said it is in talks with "some parties but no time frame has been set".

By New Straits Times (by Rupinder Singh)

Developer sets sights on JB

JOHOR BARU: Tanah Sutera Development Sdn Bhd wants to position its Taman Sutera Utama development as the “central hub of Skudai”.

General manager Steven Shum said the development on a 48.562ha site would offer business, entertainment and education facilities.

“Being located along the Johor Baru-Skudai-Senai Growth Corridor within Iskandar Malaysia augurs well for its future growth,’’ he told StarBiz.


Sutera Mall at Taman Sutera Utama that will be opened on Friday.

Shum said the catalyst of the hub would the RM75mil Sutera Mall, Johor Baru’s latest retail complex that would be opened tomorrow.

The three-storey mall with 27,870sq m floor area offers a wide range of tenant mix from 250 outlets.

Shum said it was well linked to matured and developing residential estates – Taman Ungku Tun Aminah, Taman Sutera, Mutiara Rini, Bandar Selesa Jaya, Nusa Bestari, Bukit Indah, Taman Impian Emas, Tampoi, Kempas and Senai.

He said these estates had a population of 500,000 , which offered a ready market.

“The mall is easily accessible from the city centre via Jalan Skudai, Perling Highway, North-South Expressway and Singapore by the Second Link crossing,” he said.

He said the company would be launching the RM60mil Entertainment City project year next to the mall next year.

The proposed project includes cinemas, a bowling alley and food court with office and hotel blocks.

“The retail sector in Johor Baru has the potential to grow but it is still largely untapped unlike Kuala Lumpur and Singapore,” said Shum, adding one way to grow the sector was for the state government to have more friendly policies.

Tanah Sutera Development is a consortium of local and Singapore-based companies, namely Permodalan Nasional Bhd, Lembaga Tabung Angkatan Tentera, CapitaLand, Keppel Land and Lee Rubber Co (Pte) Ltd.

By The Star - StarBiz - (by Zazali Musa)

RM410m expansion plan for Kulim Hi-Tech Park

AN INTERNATIONAL school, two hotels, medical facilities for chemical-related injuries and a dedicated police station are among the amenities being planned under the fourth phase of the Kulim Hi-Tech Park in Kedah.

Kulim Technology Park Corp (KTPC) group chief executive officer Datuk Ahmad Shukri Tajuddin said the federal government had earlier this year allocated RM145 million for the fourth phase of the science park, which covers 156ha.


AHMAD SHUKRI: A more concerted skills development centre at the park is being worked out

"A fifth phase covering 422ha was also announced with a RM265 million allocation," he told Business Times.

Ahmad Shukri said the park's third phase - which covers 172ha - can accommodate another five new tenants and then it will be full.

He said the ELC International School is scheduled to begin in September and teachers and staff are currently being shortlisted.

"Construction work on a two-to three-star category hotel, boasting 100 rooms, is expected to take off by the end of this year with development costs tagged at RM40 million," Ahmad Shukri said, adding the proposed hotel project will be carried out by Alor Star-based property developer MBAS Jaya Sdn Bhd.

The proposed hotel will take around one-and-a-half years to be completed.

Also on the drawing board is a 200-room new hotel.

Meanwhile, a RM5 million two-storey hostel is also being planned in Phase 4 of the park.

The 31-bedroom hostel, for which construction will begin by the end of this year, will be managed by KTPC, which oversees the management of the park.

Ahmad Shukri also said that plans are afoot to meet the human resource needs of the park's tenants.

"A more concerted skills development centre at the park is being worked out with the cooperation of the Northern Corridor Implementation Agency and the Kedah Industrial Skills and Management Development Centre," he added.

By New Straits Times (by Marina Emmanuel)

Boustead REIT buys plantations for RM192m

The Islamic-based Al-Hadharah Boustead Real Estate Investment Trust (REIT) is increasing its plantation size from 12,000ha to 16,000ha by acquiring the Bebar and Malakoff estates in Pahang and Penang for RM192 million.

The purchase of the two estates, aimed at increasing unitholders value, will be funded by syariah- compliant loans and issuance of new REIT units.

In a statement yesterday, it said the REIT continues to chart positive growth based on its financial performance for the six months to June 30, 2008.

The fund posted an unaudited revenue of RM36.3 million, 57 per higher than the same period last year, derived from its current eight oil palm plantations and two palm oil mills.

Out of the revenue, RM15.5 million stem from its performance-based profit sharing structure while RM20.8 million was achieved from rental income.

The fund was able to achieve an actual average palm oil price of RM3,026 per tonne against the reference price of RM1,500 per tonne in the first six months of 2008.

Due to this performance-based profit-sharing mechanism, the additional profit in excess of RM1,526 per tonne translated to a sterling gain for the fund.

As a result, its net earnings per unit for the period under review was 7.13 sen, marking an increase of 34 per cent over the same period last year.

"We have seen very strong growth over the first six months of this year, thanks to crude palm oil (CPO) prices. Unitholders are enjoying significant returns because of our winning profit-sharing structure," Boustead REIT Managers Sdn Bhd chairman Tan Sri Lodin Wok Kamaruddin said.


"The fund will maintain its prudent approach when it comes to forward sales without affecting our growth strategy" Tan Sri Lodin Wok Chairman Boustead REIT Managers Sdn Bhd

"While there may be cyclical and speculative pressures on CPO prices in the future, we are optimistic that pricing for this highly sought after commodity will remain strong. The fund will maintain its prudent approach when it comes to forward sales without affecting our growth strategy," he added.

In tandem with the fund's performance, the managers have proposed a distribution of 3.69 sen per unit in respect of the period under review, which will be paid on August 29 2008.

By New Straits Times (by Sharen Kaur)

UEM Builders completes phase 2 of agro expo park

UEM Builders Bhd has completed phase two of the Malaysian Agro Exposition Park Serdang (MAEPS) worth RM221.5 million.


UNCONVENTIONAL ENGINNERING SYSTEM: The MAEPS complex will host Malaysia's biggest agricultural exhibition this month

In a statement, the company said it took them only seven months to build the complex since the contract was awarded in early December 2007.

UEM, which was commissioned by the Agriculture and Agro-based Industry Ministry had earlier completed the RM45.6 million phase one of MAEPS in November 2006, ahead of schedule.

UEM Builders managing director Datuk Ridza Abdoh Salleh said its project team applied an unconventional engineering system to reduce the construction period, at the same time not compromising on any components, especially quality of work.

"We had applied the Engineering Formwork Systems for columns and slabs. This reduced the construction period even though many of the buildings under construction are scattered within the location," he said in a statement.

MAEPS will host Malaysia's biggest agricultural exhibition, namely the biannual Malaysian Agriculture, Horticulture and Agrotourism Exhibition this month.

MAEPS is owned by the Ministry of Agriculture and Agro-Based Industry and occupies a build-up area of 42,000 sq m.

It is located on a 129ha of Mardi's land, adjacent to the Kajang - Puchong Highway.

On the international front, the group is expected to strengthen its position in India and the Middle East and is pursuing new construction and infrastructure projects in India, Singapore and Indonesia.

By New Straits Times