Putrajaya to become model green city with new development

Inspired by ships: Syed Farouk briefing the media on the Maritime Residences.

Driving into Putrajaya is like entering a magical kingdom consisting of buildings with various architectural styles, including from India, the Middle East and Europe.

One of the early buildings is the Perbadanan Putrajaya complex, a landmark in Persiaran Perdana, Precinct 3.

The building is a contemporary interpretation of traditional Islamic architecture. The main feature is the gerbang (gateway) with a public

viewing deck on the top level where one can take in the city skyline including the Palace of Justice and the Grand Mosque. The gateway also providing a vantage point during parades.

The 10-year-old administrative capital has some designs that are marine-inspired with structures resembling ships.

Over the years Putrajaya has been a popular spot for wedding photography as it is a melting pot of natural and man-made beauty.

The development of Putrajaya is carefully planned to maximise the beauty of the various architectural styles and the city also attracts movie-makers.

Among the top 10 structures are the Putra Bridge, Seri Saujana Bridge, Putrajaya Lake, PICC, Putrajaya Botanical Garden, Putra Mosque, Millennium Monument, Putrajaya Corporation Complex, Seri Gemilang Bridge and the Putrajaya Landmark.

Putrajaya Holdings Property (PjH) services division head Syed Farouk Azlan Syed Abdul Aziz said the development plans and the international hub in Precinct 8 which are part of the Putrajaya Master Plan 2011-2016, would attract foreign investments and the expatriate community.

He said the Central Business District on the core island where more futuristic buildings were planned, include office towers, business suites, retail complexes, hotels, institutions of higher learning, recreation and entertainment centres.

“All PjH projects carry the master developer’s signature and developed in line with the Government’s aim to develop Putrajaya as a model green city,” he said during a briefing on the futuristic buildings under construction.

He added that some of the buildings which started construction in 2007 were completed last year and designed with green open spaces.

Syed Farouk said one building that would have visitors talking about in the future is the Maritime Residences, a main residential complex conceived like a fleet of boats floating in the lagoon.

The Waterfront Complex once completed would blend well with the Seri Wawasan Bridge, a cable-stayed bridge.

“This is the iconic building of Putrajaya. One need not go to Dubai to see modern and futuristic buildings. They are all here in Putrajaya,” said Syed Farouk.

He added that a modern waterfront commercial centre — Promenade @ 8, facing the Alaf Baru monument, which is now under construction would be the business and commercial hub of Putrajaya.

Syed Farouk said the landscape of Putrajaya was changing fast and hopefully some of the new building designs would steer the city forward.

The residential population of Putrajaya stands at 80,000 and the working population at 120,000.

PjH hopes for a four-fold increase in the residential population in the near future.

By The Star

Iskandar Malaysia projects a boon for Johoreans, says Ghani

Project boom: The Johor Baru city which is located within Iskandar Malaysia economic growth corridor will benefit from the influx of local and foreign investments.

JOHOR BARU: The roll out of infrastructure projects in Iskandar Malaysia is fuelling demand for houses, land and properties in the economic zone, resulting in price appreciation.

This trend causing a spurt in economic activities was a boon for the people as evidenced by higher wages, improved business opportunities and better living standards, said Menteri Besar Datuk Abdul Ghani Othman.

He said this clearly proved that the development of Iskandar Malaysia not only benefited big contractors and businessmen but also the ordinary people in Johor.

“Ordinary people are beginning to enjoy the fruits of Iskandar Malaysia projects and the massive injection of Federal funds of RM6.8 billion under the Ninth Malaysia Plan to boost infrastructure facilities,” he said in giving a briefing on the progress of Iskandar Malaysia.

The event was organised by Danga Bay Sdn Bhd, the custodian of a privatisation contract awarded by the Johor State Government in early 2000 to develop 1,800 acres of waterfront land along Johor’s Lido Beach.

Ghani said the focus on fiscal priority for Johor will be continued under the 10th Malaysia Plan (2011-2015) with an additional budget of RM1.39 billion.

The Johor state government has also been in the forefront of the development drive with RM313.33 million set aside under its 2010 Budget for a host of other infrastructure projects.

Ghani said almost all the planned Iskandar Malaysia projects had economic elements designed to boost productivity and efficiency, impact the local economy and improve the quality of life of Johoreans.

“The highway projects, for instance, will significantly improve accessibility and connectivity and help open new business hubs, while creating more jobs and contribute in wealth distribution.

Ghani noted that several private sector projects were derailed by the global financial crisis, especially the property market. However, most of these projects are now starting to come on-stream, particularly the residential segment.

The massive infrastructure development in Iskandar Malaysia has resulted a big boost not only in terms of interest but also the commitment from many local property companies either from local or overseas.

Among the players are UEM Land, Australia’s Walker Corporation, Dijaya Corporation, SP Setia Bhd, UDA Holdings, Bandar Raya Developments Bhd, Mah Sing Group, IOI Properties Bhd, Asiatic Development Bhd and Hua Yang Bhd.

Ghani said property players are bullish on the prospects of Iskandar Malaysia and this has created demand for land for their projects, which in turn will for Johoreans.

He said Johoreans will benefit from property value appreciation or land and huge employment opportunities, adding that the challenge for the state government now is to produce skilled workers to meet the future demand.

To ensure the lower and middle income group also benefited from the development of Iskandar Malaysia, Ghani said there are also properties for these category and also rehousing and relocation for the Orang Asli.

Meanwhile, KGV-Lambert Smith Hampton (Johor) Sdn Bhd executive director Samuel Tan said development in Iskandar Malaysia has resulted in appreciation in property and land value.

“Property value for residential, commercial, industrial and land for development have increased substantially. Developers continued land banking in Johor because they are bullish on Iskandar Malaysia,” he said.

Tan said commercial land in Danga Bay has appreciated 181 per cent from RM220 per sq ft to RM400 per sq ft, adding that it has resulted in capital and rental appreciation.

He said the suburbs in Johor will grow due to improved infrastructure and commercial decentralisation, while rural areas will be opened for development due to cost factor.

By Bernama

Prices surge in Iskandar

Setia Tropika, a mixed property development project by SP Setia Bhd Group in Kempas, Johor Baru.

PROPERTY prices in certain areas within Iskandar Malaysia rose dramatically last year, after nearly a decade of lacklustre demand, according to property consultants interviewed by StarBizWeek.

The soaring property prices mainly involves new commercial, industrial and high-end residential units around Johor Baru, the Tebrau corridor and Nusajaya, all within the economic growth corridor in Johor.

KGV-Lambert Smith Hampton (Johor) Sdn Bhd executive director Samuel Tan says that property prices have appreciated by between 45% and 160%, depending on the type of property and location, compared with prices five years ago.


V. Sivadas ... ‘The residential sector around Johor Baru is split into two different worlds.’

“A Danga View Apartment unit that was valued at RM240,000 five years ago can be sold at RM350,000 today,” says Tan.

A similar trend in property prices is noted in double-storey terrace houses in Taman Bukit Indah, Johor Baru, which Tan says are fetching RM380,000 (compared with RM250,000 in 2006). A vacant land in the Southern Industrial Logistics Cluster (SILC) in Nusajaya is now being valued at RM37 per sq ft (compared with RM21 per sq ft previously) and a piece of commercial land around Jalan Datuk Abdullah Tahir, is fetching RM320 per sq ft (compared with RM150 per sq ft in 2006).

Rahim & Co (Johor) Sdn Bhd executive director Loo Kung Hoe says the property boom has resulted in “peak excitement” at auctions.

“In the past, people were careful and there was little interest in auctions. Nowadays, they bid as high as they can for both residential and commercial properties,” says Loo.

Factors behind rise

According to Tan, the strong demand for property is being fuelled by fears of inflation, real needs for housing and the purchasing power of Malaysians working in Singapore.

“There are an estimated 300,000 Malaysians working in the republic and property buyers are impressed by the rapidly developing infrastructure and road networks they see in Iskandar Malaysia.”

Tan notes that the housing and commercial landscape in Iskandar Malaysia has transformed with the entry of property developers such as UEM Land Holdings Bhd, SP Setia Bhd, UDA Holding Bhd, Bandar Raya Developments Bhd, Mah Sing Group Bhd and IOI Properties Bhd.

“In the past, buyers were satisfied with basic one-storey houses. Today, buyers look at factors such as prestige, security and the developer's track record. In another five years, when new residential and commercial areas mature in Iskandar Malaysia, prices will be even higher,” says Tan.

He opines that there is still a lot of upside for the property market in Iskandar Malaysia, especially around the Johor Baru city centre, compared with the Klang Valley.

“The year 2012 will be the tipping point, when projects such as Johor Premium Outlet in Indahpura and Legoland Theme Park in Nusajaya are up and running,” says Tan.

CB Richard Ellis (Johor) Sdn Bhd director Wee Soon Chit adds that the buying euphoria in Johor is also being fuelled by speculation from Klang Valley investors.

Wee says investors' confidence in the region is also boosted by recent reports of a joint venture between Khazanah Nasional Bhd and Temasek Holdings for a “Wellness City” development in Danga Bay.

Strong demand

Loo says there is a strong demand for high-end residential properties such as Leisure Farm Resort in Gelang Patah (developed by Mulpha International Bhd), as well as East Ledang (developed by UEM Land Holdings Bhd) and Horizon Hills (a joint venture between UEM Land and Gamuda Land Sdn Bhd) in Nusajaya.

Another “hot” growth area in Johor Baru is the Tebrau corridor which encompasses the Setia Indah township, Taman Desa Tebrau, Taman Pelangi Indah, and Sunway College in Taman Mount Austin, according to Wee.

However, PA International Property Consultants Sdn Bhd executive director V. Sivadas, who is based in Johor Baru, says the strong demand for high-end properties has not translated into higher prices in the secondary market for older single and double-storey houses in Johor Baru. “The residential sector around Johor Baru is split into two different worlds,” he says.

“New housing units feature the latest designs and many are in gated and guarded developments. A premium is attached to such units, due to security concerns. Within this housing segment, prices have been strong with upward movements of between 10% and 30% over the last two years. These areas include Austin Heights, Taman Sutera Utama, Adda Heights and Horizon Hills.

“Double-storey terrace or cluster units in these schemes are now averaging between RM380,000 and RM500,000. Larger units such as semi-detached houses continue to attract a steady demand, in both the developer and sub-sale markets. Prices here are in the RM500,000 to RM1 mil range.”

However, demand for new double-storey terrace houses which are not located in gated and guarded developments, in the secondary market is very weak.

“There is little price appreciation upon building completion. In most instances, we note a reduction in sub-sale transaction prices,” says Sivadas.

A recent PA International report also points out that there is little demand for old landed housing units around Johor Baru, with some units even priced at pre-1997 rates.

“We do not expect price escalations here due to these being older schemes, as well as due to the continuous offerings of new landed housing units in the market. However, older schemes in the city area such as Kim Teng Park, Serene Park and Taman Pelangi are an exception to this pricing.”

In the condominium sector, the report says that demand remains strong in Johor Baru, due to limited supply in the market.

Prices for high-end condominiums such as that of Petrie Condominium, Johor Baru and the Straits View in Bandar Baru Permas Jaya have exceeded RM350 per sq ft.

The Straits View condominiums which had transacted sales in the region of RM250 to RM300 per sq ft in 2008, are fetching between RM300 to RM350 per sq ft at present.

Service apartments like Ujana in Nusajaya are sold out, while D'Esplanade Residence @ KSL City in Century Gardens, Johor Baru is expected to “do well” as it nears completion, says the report.

However, the PA International report paints a depressing picture for low- and medium-priced apartments.

Apartments in the RM150,000 price range over the last few years, have dipped to below RM100,000 in the secondary market in most areas.

“The number of units put up for sale by public auction companies continues to be be high. This is happening in areas such as Masai, Pasir Gudang, Plentong and Kulai,” says the report.

Boom time

Sivadas says double- and 3-storey shop offices in newer housing estates such as in Taman Nusa Bestari in Nusajaya and in Taman Sutera Utama and Taman Molek in Johor Baru have appreciated in prices over the last two years.

“In most instances, units facing busy main roads and those in established commercial areas, have appreciated by 50%. New 3-storey units offered by developers are at substantially higher prices. All riding on the wave of this euphoria,” says Sivadas.

The PA International report notes that, 3-storey shop offices in Taman Molek that were launched at RM800,000 (intermediate unit) in mid 2000, have an asking price of RM1.3 million today.

In Taman Desa Tebrau, Johor Baru, a 3-storey shop office launched at RM768,000 three years ago, is hovering between RM900,000 and RM1mil today.

The report also notes that rentals for 3-storey shop offices are in the region RM5,000 to RM8,000 per month (intermediate unit), and RM15,000 to RM25,000 per month (corner unit).

Sivadas adds that gross yields for such properties are lower. They have dropped from 6% to 7% two years ago, to about 5% per annum for intermediate units as rental levels are generally unchanged.

Loo points out that some transactions did not seem to be sensible like the shoplots that were launched last year in Taman Sutera Utama, Johor Bahru at RM2.08mil (intermediate unit) and RM2.3 to RM2.6 million (corner unit).

“Currently, the monthly rental is about RM7,500 (intermediate unit) and could go up to RM13,000 (corner unit). So, the yield is between 4.3% and 6% per annum if rentals remain at the current levels when the new shoplots are completed. Perhaps buyers are expecting higher rental yields in the near future.”

He adds that the existing intermediate shoplots in Taman Sutera Utama, launched in mid 2000 were sold at between RM700,000 and RM750,000 per unit and were presently priced at between RM1.5mil and RM1.7mil per unit in the sub-sale market.

Sivadas says that generally, the office space market has fared poorly since the Asian financial crisis of 1997 and 1998.

“Rentals within office towers in and around the city centre continue to hover at RM1.50 to RM2.50 per sq ft per month, inclusive of service charges, thus making this sector a less attractive investment option.”

Also, the retail sector within the city centre have been stagnant over the past year in terms of pricing and rental levels.

Sivadas places part of the blame on the relocation of the Customs, Immigration and Quarantine (CIQ) to Bukit Cagar in December 2008, which he says has diverted traffic and pedestrians away from the city centre.

He also says that there are abandoned retail complexes in Johor Baru, such as Pacific Mall, Kemayan City in Tampoi, and Lot 1 Waterfront City.

There is also ample supply of commercial complexes, such as Aero Mall at Senai, Tesco at Bukit Indah and Giant at Nusa Bestari.

“With massive commercial projects being planned in Danga Bay and Nusajaya, we expect office rentals in the city centre to remain stagnant for the next year.”

Positive near-term outlook

Areas such as Tampoi, Kempas, Seelong, Senai and Nusajaya have seen a gradual increase in the values of industrial land.

The PA International report says converted industrial lands in Tampoi were sold at between RM30 and RM40 per sq ft within the last two years (compared with between RM20 and RM25 per sq ft in mid-2000).

Prices of converted industrial land in Seelong, Kulaijaya and along Jalan Kempas Lama have doubled or more than doubled within the last two years (compared with mid-2000 prices).

“Nusajaya is also a hotspot. Prices in the Nusa Cemerlang Industrial Park, developed by Crescendo Corp Bhd is up by 50% when compared with 2008,” says Wee.

Sivadas says that while the immediate outlook for Iskandar Malaysia is positive, with various projects in the region expected to have a multitude of effects resulting in more job opportunities and higher incomes, it remains to be seen whether the property boom for new developments can be sustained in the long term.

“The key factors now are sustaining demand, and ensuring that supply does not go out of hand,” says Sivadas.

By The Star

Is the 5/95 housing loan scheme a better option?

When Lehman Brothers fell in September 2008, the Malaysian property market entered a challenging period. There were few takers and developers were at a loss as house buyers were few. In the first quarter of 2009, one of Malaysia's largest property developer, SP Setia group coined what was soon to become popularly known as the 5/95 scheme.

Soon after, other established property developers such as Glomac Bhd, Mah Sing Group Bhd, Malton Bhd and Sunrise Bhd followed suit with their 5/95 home loan schemeswith different degrees of success. Some of these schemes could be 10/90, where a buyer paid a 10% downpayment.

Essentially, the 5/95 scheme was meant to help boost property sales which was then being threatened by a slowing economy. Under the scheme, house buyers need to pay 5% of the downpayment while the rest will be financed through a loan. Servicing of the loan starts only when the property is up and ready.

Are these schemes beneficial to house buyers? Or is it another marketing tool of developers?

In the short term, it may seem attractive. After all, one only has to pay 5% or 10% of the price of the house and the next payment is only when one takes delivery of the house. The developer will also bear other entry costs such as legal fees, stamp duty on the sale and purchase agreement and loan agreement as well as memorandum of transfer for purchases under the campaign.

A mortgage loan officer who has done his rounds being on the panel of bankers for various developers says the conventional loans and not the interest-bearing ones, are better options in the long run.

He says that no developer will bear legal fees, interests or stamp duty for free. All these are in fact factored into the price of the house. He says that 5/95 schemes are popular particularly among entrants to the job market because they have problems forking out the downpayment, which is usually the biggest challenge when purchasing big ticket items such as a property.

Because they are young, time is on their side. Such schemes are also popular among speculators because their intention is to sell the house the minute they take delivery of it.

While it is understandable that developers need to sell, what may be prudent for buyers is to ask for an option, to either enter into a 5/95 or to go for the conventional mortgage. And if a conventional loan is possible, whether the developer will reduce the price of the house. However small that percentage may be, it will add up.

A developer of a high-rise condominium project in Petaling Jaya gave buyers an option of a 5/95 scheme or pay more for the downpayment. If a buyer were to opt for the conventional scheme, the price of the house is reduced.

Given the sharp rise in property prices last year, it may appear that most of these house buyers could be sitting on potential profits.

While house prices in the Klang Valley grew by an average of 10% a year in the last two years, selected areas saw astounding growth of 25% annually.

As most of those who bought houses under this scheme, particularly in the Klang Valley, likely comprise those from the middle to upper income bracket as well as speculators, chances of them facing difficulties servicing their loans may be low.

“These days, one can stretch the repayment period from 35 to 40 years, especially if one is in his or her late 20s or early 30s. Thus, the 5/95 scheme, together with the long repayment period, is very helpful for first time buyers,” says a banking analyst. “People like 5/95 because the initial capital outlay is low, hence it doesn't hurt so much. One reason why property prices remain high could possibly be because the hidden cost of 5/95 is already imputed in the price. High as it may be, people continue to buy anyway,” said KGV-Lambert Smith Hampton Sdn Bhd director Anthony Chua.

Another property consultant added that 5/95 was popular because of the affordability factor.

“Many people can't afford the down payment for the 10/90 scheme and are digging into their Employees Provident Fund. So even if 5/95 may be perceived to be more expensive, it will still remain popular, ” said the property consultant.

Chua added that with 5/95, the buyer might be paying more but he wont feel the pinch as the loan period was over a longer period.

“Furthermore, with the real property gains tax at 5%, coupled with our inflationarry environment, it also keeps the risk of buying homes under the 5/95 scheme even lower, as the house price is more likely to increase in tandem with inflation,” said the property consultant.

A banking and property analyst says the difference between 5/95 and 20/80 schemes is merely in the interest portion paid.

“When you pay interest on a 95% down payment versus interest on 80% down payment, of course the interest payment on the 80% is lower.”

She adds that there is a perception of savings under the 5/95 scheme and the buyers' salary could increase after three years, hence reducing the stress on their balance sheet.

Zerin Properties founder and chief executive officer Previndran Singhe adds that when purchasing properties, it is all about the purchasers' cashflow abilities. The buyer will decide based on his monthly income and his ability to service his monthly commitments.

“At the end of the day, it is only an interest issue. Everyone claims that the interest fees and other costs are built into the 5/95 scheme,” he says adding that if a property product is good and developed by a reputable property developer and in a good location, he would encourage the buyer to purchase the property via the 5/95 scheme, especially if the interest rate was low.

“What is more important is to look at the interest rate at the time, not whether it's 5/95 or 20/80,” he says.

With interest rates going up today, the bigger question is this: Will those who buy properties under the 5/95 or 10/90 be committed to their mortgage payments, or will they take the opportunity to cash out?

By The Star

TA plans RM596mil projects this year

Radisson Blu Plaza Hotel in Sydney is owned by TA Global Bhd.

TA Global Bhd is building up its presence as a more robust property player with developments and investment assets in both the local and foreign markets.

The reorganisation of its parent, TA Enterprise Bhd, in 2009 that involved the disposal of TA Enterprise's property assets to TA Global and the listing of TA Global in the Bursa Malaysia Main Market, has paved the way for the group to flex its muscles in the property arena.


Datin Alicia Tiah

TA Global is now a 74%-owned subsidiary of financial services group TA Enterprise.

According to TA Enterprise managing director cum chief executive officer Datin Alicia Tiah, contribution from TA Enterprise's property subsidiary is set to grow with the higher number of project launches these one to two years.

In property development, projects worth RM596mil in the Klang Valley, Australia and Canada, are among the projects scheduled for launch this year. Last year, only RM180mil worth of projects were launched.

The latest launch is that of Azelia Residence @ Damansara Avenue in Sri Damansara, Kuala Lumpur, comprising 250 condominium units with estimated gross development value of RM210mil. The launch today is only limited to 43 low-rise residences and 58 high-rise units worth some RM120mil.

Tiah says Damansara Avenue is a 48 acre master planned development with a balanced mix of signature office suites, lifestyle retail and alfresco styled F&B outlets, corporate office towers, a business class hotel and lifestyle retail mall.

Launch last August, it is targeted for completion in 10 years.

Located within the growth corridor of Desa Park City, Mutiara Damansara and Sungei Buloh, she says some RM100mil will be expended to build dedicated infrastructure accesses for the development.

Other project launches coming up in the third or fourth quarter this year will be condominium projects in Dutamas and Cheras in Kuala Lumpur.

The Dutamas project will feature residences of between 1,500 sq ft and 1,700 sq ft while the project in Taman Permata, Cheras, will be smaller residences of 500 sq ft to 1300 sq ft.

TA Global is also planning to launch its two overseas projects in Canada and Australia this year.

The C$170mil Gardens project in Richmond, British Columbia in Canada featuring 470 apartments and about 70,000 sq ft of retail cum office space, is earmarked for launch around June or July.

The Little Bay project in Sydney comprising townhouses and courtyard homes with estimated GDV of A$600mil, is for launch in the fourth quarter this year.

Tiah, who is also a non-independent non-executive director of TA Global, says the property group is also enlarging its base in the property investment and hospitality arena.

A number of its upcoming projects in Kuala Lumpur will comprise mixed commercial projects.

Its pipeline of new projects include the TA3 and TA4 development which will feature twin 50-storey blocks of mixed development comprising a hotel tower and a residential tower with retail podium.

Located on 2.47 acres in Jalan P. Ramlee, Kuala Lumpur, the project, targeted for launch in 2013, will have an estimated GDV of RM1.38bil.

Another commercial project in the drawing board is the Nova Square development on 3.075 acres at the corner of Jalan Imbi and Jalan Bukit Bintang, Kuala Lumpur.

The project, scheduled for launch in 2014, will comprise three office and residential towers and have GDV of RM1.35bil.

In the hospitality sector, TA Global has made a number of hotel acquisitions in recent years.

Tiah says the hotel assets were acquired during the bad economic times and the group managed to get quite good deals for them.

Radisson Blu Plaza Hotel in Sydney was bought in 1997 for A$120mil; the deal for Aava Whistler Hotel in Vancouver, Canada, was concluded in 2008 for C$35mil; Swissotel Merchant Court in Singapore was purchased in 2009 for S$260mil; and Westin Melbourne was also bought in 2009 for A$160mil.

Its latest hotel acquisition was concluded on April 6. It paid US$60.75mil for Swissotel Kunshan, a five-star hotel in the city centre of Kunshan in Jiansu province, China.

Tiah says TA Global is mulling plans to set up a hospitality real estate investment trust to unlock the value of its five hotel assets that have a combined asset value of more than RM2bil.

She adds that the plan is still preliminary and will only materialise when the timing is right. TA Global's property investment assets include two office buildings the 37-storey Menara TA One in the vicinity of Kuala Lumpur City Centre, and Wisma TA in Petaling Jaya. It also owns the 24-storey Fortis BC Centre located in the central business district of Vancouver, Canada.

By The Star

St Regis KL aims to be rates leader

KUALA LUMPUR: Luxury hotel St Regis Kuala Lumpur may very well be the rate leader in Kuala Lumpur when it opens its doors in 2014.

"We expect to see St Regis as a market leader from a rate stand point ... although not necessarily from an occupancy stand point," Starwood's regional vice-president Southeast Asia Chuck Abbott said.



"It would be great to see rates in KL reach RM1,000 (per night), which would be in line with other destinations for luxury hotels like St Regis," he told Business Times in an interview.

The St Regis here is expected to open in 2014. Currently, rate leaders in Kuala Lumpur rake in an average room rate (ARR) of between RM550 and RM650.

St Regis competitive set in countries across the region includes the Four Seasons, Ritz Carlton, Mandarin Oriental, Park Hyatt, The Peninsula and The Raffles.

According to Abbott, who is also responsible for Singapore and Indonesia, the St Regis in Singapore and Bali are both leaders in their competitive set.

The St Regis here, located in KL Sentral, is a RM1.2 billion development that will include a 208-room hotel and 160 units of apartments. The lower floors of the 48-storey building would be the hotel portion.

St Regis hotel rooms are expected to be a minimum of 60 sq m and its largest suite will measure 300 sq m.

The residences, meanwhile, which is yet to be launched, will have one bedroom up to four bedroom units. There will also be two penthouses.

Starwood has a management contract with the owner One IFC Sdn Bhd. The shareholders of One IFC are CMY Capital (60 per cent), Malaysian Resources Corp Bhd (30 per cent) and Jitra Kerkasa Sdn Bhd (10 per cent).

Meanwhile, when asked about Starwood's performance in Malaysia, Abbott said that year to date Malaysia continues to show solid growth in occupancy and a double-digit growth in revenue per available room (revpar).

Revpar multiplies the hotel's average daily rate with its occupancy.

Earlier this month, Starwood announced that it has signed up with Dijaya Corp Bhd to manage a W hotel in Jalan Ampang, KL.

The W Hotel will have 150 rooms and will be part of the 50-storey hotel-cum-residential block being built where the Bok House used to sit. It will open in 2016.

With this addition, Starwood will operate a total of 13 hotels in Malaysia in the next five years.

Starwood hotels in Kuala Lumpur now include Westin, Le Meridien and Sheraton Imperial. Starwood also has a 49 per cent stake in Sheraton Imperial.

In Langkawi, it operates the Sheraton Langkawi, The Westin Langkawi Resort & Spa, The Andaman Langkawi and a Luxury Collection. The Four Points by Sheraton Langkawi Resort is scheduled to open end-October 2011.

In East Malaysia, it has the Le Meridien Kota Kinabalu and Four Points by Sheraton Kuching, and will be opening later this year the Four Points by Sheraton Sandakan.

By Business Times

Property expo sale in state

JOHOR BARU: Prospective property buyers have some 8,000 units of residential, high-rise homes and commercial developments to choose at the Malaysian Property Exposition (MAPEX) sale here.

The four-day fair at City Square, which will end tomorrow, is aimed at attract Johoreans to buy these properties under the ‘My First Home Scheme’, which was launched by Prime Minister Datuk Seri Najib Tun Razak.

MAPEX organising chairman Wong Kuen Kong said the total properties put up for sales were valued at RM4.1bil.

“I believe the scheme will prompt first time buyers to look into buying residential properties such as semi-detached houses, terrace houses, condominiums, apartments and flats.”

Wong said with the demand for high-end properties, the industry can expect a boost in their sales this year.

He said there is a trend among Johoreans to look for semi-detached houses and bungalows to own.

Real Estate and Housing Developers’ Association Malaysia (REHDA) Johor branch deputy chairman Koh Moo Hing said the local property market is going to benefit following improvement in the bilateral ties between Malaysia and Singapore.

He said the development of Iskandar Malaysia would be another pulling factor to attract Singaporean buyers.

“Local properties are still comparatively cheaper compared to those in Singapore with the strong Singapore currency,” he said.

The fair opens from 10am and 10pm.

By The Star

Simple basics to sustainability

It is true that words like “going green” and “sustainable” carry much weight these days and many times they have been exploited by various quarters as tools for some personal agenda or to promote product sales.

Marketers from various “walks” of industries have benefited substantially from the green and sustainable pitches, and no wonder we have been bombarded with these words everywhere we go.

To be green or sustainable compliant does not just mean that some special methods or ingredients are used in the making of a product. It goes deeper than that.

I personally believe that it actually applies to every facets of our believe system, as well as the way we live and do things.

Simply put, it means the human race must re-learn to survive as minimalist and accept that the most basic way of life one without exploiting Mother Nature is the most natural, green and sustainable way.

The ongoing climatic and environmental changes are hot topics these days, not because it is trendy but because people are being affected one way or another. Most of us must have noticed that the once benign morning sun is scotching hot even way before the clock strikes noon and thunderstorms are happening more regularly and are louder.

While some parts of the world are facing severe drought, flooding has become a regular occurrence in some countries.

Cyclones, hurricanes and earthquakes are also striking more regularly causing lost of lives and major damages to property.

Doing our bit to arrest further decadence in our environment should be made everyone's duty and not merely a lip service. Among the top priorities in the list of “to dos” include cutting back on the usage of electricity, water, paper and food consumption.

As weather conditions deteriorate further and temperature rises, these items will become rare commodities, and it pays to preserve them by minimising their usage.

Although we have to pay tribute to inventors like Thomas Edison for inventing the light bulb which revolutionise the way people live, we should not succumb to the mental siege of “can't do without electricity or electronic devices”.

Instead of clamouring for the bright lights, we should instead promote the habit of seeking out more “light out” opportunities with just the stars in the sky for company.

Many of us who are from the “Baby Boomers” generation, should remember our school camping trips and those treasured moments of sleeping out under the glittering stars a rare opportunity worth savouring by all ages.

Reminiscing those simple luxuries reminds me of an article which I have read in the National Geographic that stressed on the side effects of over-exposure to too much bright lights in buildings and “dazzling, almost blinding” electronic screens and billboards.

It has been found that these light can be detrimental to our health and affect the concentration of road users, including pedestrians and drivers.

Those who live near brightly-lit buildings have been found to be sleep deprived and affected by sleep disorders. So, don't be too distraught if there is suddenly a blackout in your neighbourhood as it could be a blessing in disguise to catch up with one's sleep.

Of course, the way our houses and work places are designed and built will be a major factor when it comes to rating how environment friendly and sustainable they will be. To qualify as green and sustainable, buildings should be able to function no matter what.

Why do we need to depend on air conditioning to cool the building whereas natural ventilation, big open windows and double volume ceilings should be able to do the trick?

As for lowering the water bill, remember those times when our elders collected rain water in buckets during heavy downpours to be used for watering plants later? Likewise, water used to wash rice grains is believed to be natural fertilisers and was collected for plant watering.

If more “out of the box” designs and features are drawn up for our property schemes, they should fare better in the green and environment index.

Another sustainable issue I believe is the one concerning the over dependence on maids by Malaysian families these days.

The “can't do without a maid” syndrome will turn out to be unsustainable in the near future. This is already happening with maids from some countries as demand outstrips supply, leading to higher agency fees and wages.

The sustainable solution will be to draw up a duty roster and get every member of the family to put in their fair share for the upkeep of the household.

Deputy news editor Angie Ng's food for thought to promote sustainable and functioning families avoid favouritism and promote more spontaneous two-way interaction and communication between parents and children.

By The Star

TA Global mulls setting up REIT for hotels

Datin Alicia Tiah with a model of Azelia@Damansara Avenue

KUALA LUMPUR: TA Global Bhd may consider setting up a hospitality real estate investment trust (REIT) to unlock the value of its hotel assets that are located in China, Singapore, Australia and Canada which have a combined asset value of more than RM2bil.

Besides the hospitality business, TA Global, a 74%-owned subsidiary of financial services group TA Enterprise Bhd, is also involved in property development and investment.

According to TA Enterprise managing director cum chief executive officer Datin Alicia Tiah, the plan for a REIT was still preliminary.

“We may consider the REIT as part of the group's strategic plans going forward and are still studying the various options. It is important to get the timing right before proceeding to reit' our hotel assets,” Tiah told StarBiz in an interview yesterday.

TA Global's latest hotel acquisition was concluded on April 6. It paid US$60.75mil for Swissotel Kunshan, a five-star hotel in the city centre of Kunshan in Jiansu province, China.

The vendor was Dubai-based Kingdom Hotel Investments, a subsidiary of diversified Saudi conglomerate Kingdom Holding Co.

Its other hotel assets include Swissotel Merchant Court in Singapore that was purchased in 2009 for S$260mil while Westin Melbourne was purchased in April 2009 for A$160mil, Radisson Blu Plaza Hotel in Sydney was bought in 1997 for A$120mil, and the 193-room Aava Whistler Hotel in Vancouver, Canada, was purchased in 2008 for C$35mil.

Tiah, who is also a non-independent non-executive director of TA Global, said TA Global's hospitality business accounted for 63% of the group's revenue of RM410.03mil for the financial year ended Jan 31, 2011, while property development made up 22% and property investment 13%. Pre-tax profit for the period was RM125.34 mil of which hotels made up 41%, property development 31% and property investments 15%.

The group is also looking to launch more property projects both in the country and abroad later this year.

Projects worth some RM596mil are among the pipeline projects, a big jump from RM180mil that were launched last year.

Azelia Residence @ Damansara Avenue in Sri Damansara comprising 250 condominium units with estimated gross development value of RM210mil, will be launched this Saturday.

The initial launch will comprise 43 low-rise residences and 58 high-rise units worth some RM120mil.

Launches coming up in the third or fourth quarter this year will be condominium projects in Dutamas and Cheras in Kuala Lumpur.

The Dutamas project will feature residences of between 1500 sq ft and 1700 sq ft while the project in Taman Permata, Cheras, will be smaller residences of 500 sq ft to 1300 sq ft.

TA Global is also planning to launch its two overseas projects in Canada and Australia this year.

The Gardens project in Richmond, British Columbia in Canada will comprise 470 residential apartments and about 70,000 sq ft of retail cum office space.

The project earmarked for launch around June or July will have an estimated GDV of C$170mil.

It is a 35:65 joint venture between Townline Gardens and TA Development One Canada.

Of the 22.78 acres of land, the development area will take up 10.5 acres while the balance 12.28 acres will be used for a park.

Meanwhile, the project Down Under, the Little Bay project in Sydney, is targeted for launch in the fourth quarter this year.

Located on 33.6 acres, the low-rise residential development comprises townhouses and courtyard homes with estimated GDV of A$600mil.

The project is a 50:50 development sponsorship with Charter Hall Group of Australia.

By The Star

Mutiara buys stake in Tambun unit

PETALING JAYA: Property developer Mutiara Goodyear Development Bhd is acquiring 40% stake in Palmington Sdn Bhd, a unit of Tambun Indah Land Bhd, for RM2.34mil cash in a move to jointly develop 527 acres in Seberang Perai.

In a filing to Bursa Malaysia yesterday, Mutiara Goodyear said it was selling the 527 acres to Palmington for RM233.2mil cash.

Mutiara Goodyear has agreed to provide funding in proportion to its shareholding in Palmington to part-finance the purchase of the land, amounting to RM98.8mil.

In a separate press release, Tambun Indah would finance its portion of the land purchase amounting to RM139.9mil via internally-generated funds and bank borrowings.

Mutiara Goodyear executive chairman Hamidon Abdullah said, “I am very confident with the prospect of this development due to its proximity to the Penang Second Bridge.”

By The Star

Mulpha Land proposes RM101m rights offer

Mulpha Land Bhd, a Malaysian property developer, proposed a rights offer to raise about RM100.5 million (US$34 million) to help finance its business expansion, according to a company statement late yesterday.

The indicative price for the rights issue, which comes with free warrants, is 22 sen a share, the company said.

By Bloomberg

Residential property boom in Johor Baru

Johor Baru: The prices of residential properties have risen by an average of 40 per cent since 2006, in a city which used to suffer from an overhang of properties.

For example, Casa Almyra, a project by Danga Sdn Bhd, has seen prices go up to RM800,000 from RM450,000 in 2006.

KGV-Lambert Smith Hampton (Johor) Sdn Bhd executive director Samuel Tan said while transaction volume has not been very exciting, value of transactions have grown by leaps and bounds in the Iskandar region.

He said property owners and buyers can expect property prices in Johor Baru to rise by a further 10-20 per cent by end of 2011, on increased costs alone.

The price of commercial land in areas like Jalan Datuk Abdullah Tahir, Danga Bay and Tebrau area have also more than doubled since 2006.

More than half of these buyers are now locals.

"People are land-banking in Johor Baru because they see something in Iskandar Malaysia," Tan said.

Property developers seem to be subscribing to this theory, considering the influx of property developers to Johor Baru.

Established players like SP Setia Bhd have no less than four simultaneous projects in Iskandar, while Bandar Raya Developments Bhd and IOI Properties have also launched major developments.

Some RM28.26 billion property development projects have been approved since 2006.

"If we used to count the number of property developers who are here, now its easier to count those who are not here," Danga Bay Sdn Bhd chief executive officer Datuk Lim Kang Hoo said, adding that the heightened interest has helped revive some 90 per cent of stalled commercial and residential projects in Johor Baru.

Menteri Besar Datuk Abdul Ghani Othman said the spurt in economic activity is a boon for the man in the street, as evidenced by higher wages, improved business opportunities and better living standards.

By Business Times

'Wellness City' likely to miss launch deadline

JOHOR BARU: Khazanah Nasional Bhd and Temasek Holdings's joint venture "Wellness City" development in Johor Baru is likely to miss its May launch deadline, as bilateral discussions continue between Singapore and Malaysia.



Johor Menteri Besar Datuk Abdul Ghani Othman said the joint venture has been included in Points Of Agreement (POA)++ discussions between the two countries, which are only expected to be concluded by the end of the year.

"Its' been referred to as a "Wellness City", what constitutes as "Wellness", that has to be sorted out by the two joint venture partners.... but at least to some extent there has been some commitment. The site has been agreed upon.., it's somewhere where we are now," he told reporters at Danga Bay Sdn Bhd's sales office in Johor Baru last Saturday.

Danga Bay Sdn Bhd was awarded a privatisation by the Johor State Government in early 2000 to develop 720ha of waterfront land along Johor Baru's Lido Beach.

In a joint statement on the "Wellness City" project issued in May 2010, both countries' leaders had said they looked forward to a launch by May 2011.

The POA++ includes talks on an Rapid Transit System (RTS) to improve accessibility between Singapore and Johor Baru.

"The issue is where to connect (between Singapore and Johor Baru) and what kind of RTS we are talking about. Now its just a general term, RTS," Abdul Ghani said.

Some 60,000 to 70,000 motorcyclists cross the causeway to Singapore on a daily basis.

"JB Sentral hasn't got the space for it where as Kempas has about 80ha of land. The chances are we will link the RTS to Kempas Baru Railway station," Abdul Ghani said.

By Business Times

UK April house price fall biggest in 18 months

LONDON: House prices in England and Wales fell in April at their fastest annual pace in 18 months and are likely to slip further this year on fears about the economic outlook, Hometrack said yesterday.

The property data firm's monthly survey showed prices were 3.3% down in April compared with a year ago, the biggest decline since October 2009, when Britain was emerging from recession.

Stronger demand left prices unchanged on the month, ending a nine-month run of falls.

However, Hometrack said the pick-up in demand was likely to fade during the rest of the year as public spending cuts, tax rises and waning consumer confidence take their toll.

“The second half of 2011 is likely to emerge as a new phase where rising supply will constrain any further improvement in pricing levels,” said Hometrack research director Richard Donnell. “Weaker consumer confidence could result in a slowdown in demand which would exacerbate the pressure on prices.”

The proportion of the asking price that sellers received in April fell to 92.6% from 92.7%, in what could be an early sign of buyers' increasing power, he added.

The number of new properties listed for sale rose in April by 5.5%, compared with 5.2% in March.

New buyers registered with estate agents rose by 2.8% in April, down from March's 4.2% increase.

London continued to buck the national trend, with a 0.3% month-on-month price rise in April. Reuters

Prices fell in every other region, led by the northeast's 0.4% decline.

The British Bankers' Association said last week that UK mortgage approvals fell by 10% in March compared with a year earlier.

By Reuters

Record year for property transactions seen

PETALING JAYA: Malaysia is likely to see a record year for property transactions and home price appreciation could accelerate, said CIMB Investment Bank Bhd.

In its latest report for the Malaysian property sector, the research house said it remained particularly bullish on residential properties as house prices were likely to trend higher and volumes would scale new highs.

“Developers benefited from the increase in transaction values and rising house prices in 2010 and will continue to do so in 2011,” it said.

According to the 2010 Property Market Report (PMR) published by C H Williams Talhar & Wong, property transactions last year rebounded from 2009's slump at 11% to 376,583, with transaction values rising 33% to a record RM107.44bil. Residential prices in all states also rose, gaining an average 6.7%, the quickest pace since the 1997/8 Asian Financial Crisis at 6.7%.

“While the authorities may fret about property bubbles and take measures to cool down the sector, history shows that such actions do not burst bubbles and merely slowed down the ascent of property prices and resulted in short term profit-taking on property stocks,” CIMB said, adding that it did not expect any major negative policies to be introduced for the property sector until after the general elections, widely expected to be held later this year or early next year. While CIMB maintained a bullish stance on residential property sector, it said prospects for commercial properties in the country did not look promising due to the significant new supply coming onstream.

In that regard, it said, “property investment companies would continue to be weighed down by soft rental rates stemming from relatively high vacancy rates and substantial new supply.”

The PMR showed weak demand and rising supply were already weighing down occupancy rates for commercial properties, particularly office spaces in the Klang Valley, last year.

By The Star

A green look at property value

A growing number of developers and building owners in Malaysia are recognizing the value of going “Green”. The term sustainable development has interchangeably been used to reflect “green features” in the development.

In some countries, sustainable development has a deeper meaning than simply applying “green features” as it is used to tackle a number of global issues such as poverty, inequality, hunger and environmental degradation.

But, in the context of property development in Malaysia, it can generally be referred to as practices that can lead to more environmentally friendly and ecologically responsible decisions and lifestyles, which can help protect the environment and sustain its natural resources for current and future generations. Earth Summit in Rio, Brazil in 1992 was one of the major international efforts to bring sustainable development to the mainstream.

In Malaysia, while some developers have taken their own initiatives to achieve international green certification such as LEED, and BCA Green Mark, the establishment of a green rating tool known as Green Building Index (GBI) by Greenbuildingindex Sdn Bhd, a group of architects and engineers in February 2009 has marked another level of achievement in our effort to preserve and save the environment. Developed to promote green design, construction, reconstruction and operation of buildings, GBI focuses on six green criteria, such as energy efficiency, indoor environmental quality, sustainable site planning and management, materials and resources, water efficiency and innovation.

It was reported that currently there are 21 GBI-certified buildings; some of them are Sunway SPK 3 Harmoni, 311 House, Ken Bangsar Serviced Residences, Pusat Tenaga Malaysia, 1 First Avenue and Menara Worldwide.

In March this year, GBI Township Rating Tool was launched to further mark a green effort to transform our communities. The six assessment criteria are climate, energy and water; ecology and environment; community planning and design; transportation and connectivity: building and resources as well as business and innovation. Five pilot projects that were reported to have registered with the GBI are TTDI Alam Impian, Boga Valley, Ken Rimba, Elmina East, and Karambunai Intergrated Resort City.

With the growing interest in green development, critical questions have been raised by property buyers and investors - whether there is an enhancement to the market value of green-rated properties or is it an over-enhancement? Will these green properties be more marketable and attractive for investment purpose? In Malaysia, a comprehensive study on this subject has yet to be conducted. However, at this stage, we can also learn from experience in countries that are more advanced in the green initiatives.

A survey conducted by New York Times in 2006 concluded “when faced with the choice of renting or buying two similar apartments, consumers increasingly will opt for the one with Green features, even if it comes at a higher price.” In a study on the need for Green features in buildings conducted by Harvard Business Review in the same year, it recommended that building owners of “standard” buildings needed to adopt Green features, otherwise their buildings would face massive obsolescence.

In Germany, which is more advanced in its environmental movement, sustainability has become a key factor, where building owners would have difficulty leasing the properties if environmental measures were not taken into consideration.

Jamestown Properties, a German commercial real estate investment company, has recently announced that it will invest its entire US$4bil portfolio of buildings in the United States in “green” buildings. Other prominent investment funds that are incorporating green buildings and energy-efficient buildings and other principles of sustainability into their property selections and portfolios are Investa Commercial Property Fund based in Australia and Rose Smart Growth Investment Fund 1 in New York.

In terms of rental rate, a study led by Professor John M. Quigley of University of California in Berkeley concluded that rents for green offices were about 2% higher than rents for comparable buildings within the same area. However, in terms of appreciation, the result has yet to be seen because most of these green-rated buildings have been around only for the last few years and only a few, if any, have been re-sold.

And the profile of prospective buyers might also influence the value placed on the properties. For example, a buyer or tenant who places high value on green efforts as part of their Corporate Social Responsibility might be willing to pay higher prices or rental. In the case of Jamestown Properties, some of the properties will be held between seven and 10 years to benefit from reduced operating costs.

Back home, the asking rental rate at Menara Worldwide, a newly completed GBI-certified office building at Jalan Bukit Bintang is RM6 psf, which is comparable to the average rental rate of standard prime buildings in the city centre. Rental rates of existing prime office buildings within this area range from RM5.80 psf to RM7 psf. On the other hand, the asking rental rate of another GBI-certified office building, G Tower, which was completed in 2009 and also a MSC-status building, is RM6.80 psf, about 13% higher than the average rate of RM6 psf.

Rental rates of existing prime office buildings within this area range from RM5.50 psf to RM9 psf. In 2009, Shell People signed a 15-year lease at rental rate of RM8.50 psf for office space at 348 Sentral, which is expected to be completed in 2012 consisting of 33-storey office tower and 21-storey serviced residence to be certified by LEED Gold standards. Current rental rates of existing prime office buildings within this area range from RM6 psf to RM7 psf.

It can be concluded that at present, the difference in rental rates between green and non-green buildings is not so much due to the green features, but more of supply and demand factors within the specific location. With proper method of valuation being used to take into account green features, I believe there would be more recognition of the actual benefits of green buildings in the future.

Senator Datuk Abdul Rahim Rahman is the executive chairman of Rahim & Co group of companies.

By The Star

Mah Sing completes purchase of land

Mah Sing Group Bhd has completed the purchase of a 141,084 sq m prime freehold residential land in Cyberjaya from Cyberview Sdn Bhd and Setia Haruman Sdn Bhd for RM51.63 million.

The purchase of the land was made through the company’s wholly-owned subsidiary Myvilla Development Sdn Bhd.

By Business Times

Luxury lakeside condominium

Cool sight: The LaCosta sandy beach pool.

Sunway City Berhad (SunCity) continues to strengthen its presence as a leading property developer in Malaysia with the much-anticipated LaCosta at Sunway South Quay which is located within the Sunway Integrated Resort City (SIRC).

LaCosta has a sandy beach pool that will be the perfect corner for families to gather and enjoy a splash together, as well as an Olympic-length pool.

Residents will be thrilled by the fact that they do not have to travel miles to enjoy a sandy beach pool as all they have to do is to take the elevator.

SunCity leveraged on its expertise in managing the Sunway Lagoon theme park which has the world’s largest man-made surf beach when developing the sandy beach pool for LaCosta.

In view of its unique sandy beach pool concept, the launch of LaCosta was recently held at the Surf Beach @ Sunway Lagoon where the public was invited for a fabulous beach party.

The response was overwhelming and it was indeed a unique way of launching a property as SunCity offered guests a first-hand beach experience which will be replicated in LaCosta in the future.

Guests were entertained by lively dance performances, magicians, clowns and a delicious barbeque dinner. They were also presented with the opportunity to build sand castles and view an exciting volcano show.

Standing tall on a land area spanning 5.39 acres, the four-tower condominium is nestled in the opulent Sunway South Quay.

The development will have 377 units with a built-up ranging from 1,302 sq. ft to 3,226 sq. ft. The gross development value (GDV) is approximately RM400 million.

The selling price ranges from RM880,000 onwards with attractive financing packages that includes developer interest bearing scheme during construction. Currently, there is a discount of 10% for a limited period of time.

“LaCosta is yet another unique property in Sunway South Quay as it allows residents to enjoy a metropolis lifestyle next to a 28acre lake. To date, BayRocks Garden Waterfront Villas and A’marine condominium in Sunway South Quay have both enjoyed overwhelming responses.

“As such, we are confident that LaCosta will be in high demand and its appeal is strengthened further as it is situated within a hub of award-winning and world-class shopping, theme park, hospitality, education and health­care facilities,” said Sunway City Berhad managing director (property development Malaysia) Ho Hon Sang.

One of the main unique selling points of LaCosta is that every unit enjoys a lakeside view. Apart from the unique sandy beach pool, residents can also enjoy lushly landscaped podiums, extra-wide balconies projecting a better view for each unit and most importantly, exclusive privacy with only four units per floor.

There will also be four uniquely themed sky gardens — Mediterranean, Tropical, Herb and Zen Gardens with facilities that include a games room, ballet studio, yoga zone and others.

The development also oversees a majestic view of the entire Kuala Lumpur skyline in the distant horizon and inspiring horizons of the Sunway South Quay lake.

By The Star

Commerce One – office suites for SMEs and start-up companies

Artist's impression of the completed Commerce One development.

Calling all SMEs and new start-up company owners …. a rare opportunity to own a new office suite in one of Kuala Lumpur’s prime and established locations awaits you at Commerce One.

Strategically located in the prized business hub of Jalan Klang Lama (5th mile), Commerce One, developed by GuocoLand Malaysia, offers small and medium sized companies a viable option of owning their office premises rather than the usual rental route.

The twenty one storey corporate office building offers 222 units of modern office suites (500 and 1,700sq ft), a retail and F&B floor, fiber optic broadband connectivity, dedicated entrance lobby, 24-hour security, ample cark park and landscaped terraces.

For added convenience and privacy, en-suite toilets and pantries are standard features in all office suites (from 1,138sq ft) facing Jalan Klang Lama.

Commerce One, located near the Pearl International Hotel and only 3km to Mid Valley City, is well served by a network of highways – New Pantai Expressway, KL-Putrajaya Highway, Shah Alam Expressway (KESAS) and Federal Highway – and good public transportation.

GuocoLand (Malaysia) Bhd Marketing and Sales Director Pam Loh said Commerce One would also make an excellent investment option given its attractive rental returns of about six per cent for prime office locations in Jalan Klang Lama.

“Perhaps the biggest appeal to the SMEs will be the ease of new hire for office support staff many of whom are increasingly very picky about the location of their workplaces. Retail, eating places and public transportation are also within easy reach in this thriving business area.”

“We are also giving top priority to security for added peace of mind. Access card and close circuit TV will be part of the total security system in addition to round-the-clock security,” she said.

About fourth per cent of office suites have been sold during the soft launch ahead of Commerce One’s launch at the Commerce One Sales Gallery (2-3, Lorong 2/137C, off Jalan Klang Lama. Tel: 016-3399 506) on 5 May 2011. The office suites are priced from RM430 per sq ft.

By The Star

Home prices, deals to accelerate: CIMB

Malaysia is likely to see a record year for property transactions and home price appreciation could accelerate, CIMB Investment Bank Bhd said in a report today.

The bank maintained its “overweight” rating on the industry and said Mah Sing Holdings Bhd was its top pick, it said.

Meanwhile, CIMB Research is bullish on the performance of the properties sector for 2011 after hitting a record transaction of RM107.44 billion last year.

It said the potential re-rating catalysts for the sector are newsflow on landbanking, strong sales from most developers and accelerating earning growth.

"We remain bullish on the property sector, especially the residential properties, as house prices are likely to trend higher and volumes should scale new highs," it said in a research note today.

CIMB Research said the price direction was determined by major cycles and negative external events such as the Asian and global financial crisis.

It said the cycle was currently in the property sector's favour.

By Bernama

Jeffrey Ng says purchase of Putra Place proper

PETALING JAYA: Sunway REIT Management Sdn Bhd and OSK Trustees Bhd have followed the proper procedures in the acquisition of Putra Place at a public auction, said Sunway REIT Management chief executive officer Datuk Jeffrey Ng.


Datuk Jeffrey Ng says the trustee and the manager of Putra Place would vigorously defend all claims raised by Metroplex

“Sunway REIT has successfully bidded for Putra Place at a public auction conducted by the Kuala Lumpur High Court and which was held for the fourth time on March 30,” Ng told StarBiz yesterday.

He was commenting on the move by the previous owner Metroplex Bhd to block the sale of the property that comprise The Mall shopping complex, Legend Hotel and an office tower.

He said Metroplex's action was “completely without merit” and the trustee as well as the manager of Putra Place would vigorously defend all claims raised in the two legal proceedings.

Metroplex has served an originating summons and an affidavit to Commerce International Merchant Bankers Bhd, OSK Trustees, Sunway Real Estate Investment Trust, Sunway REIT Management and Ahmad Fairuz Mohd Puzi, a court officer who conducted the auction of Putra Place.

Sunway REIT, in a filing to Bursa Malaysia on Wednesday, said the court summons dated April 25 were served on the defendants on Tuesday evening.

Metroplex had requested the High Court to set aside the sale of the property to OSK Trustees and/or Sunway REIT and/or Sunway REIT Management.

It had also requested that the property be remitted back to the Registrar of the High Court due to breaches of the National Land Code 1965, Capital Markets and Services Act 2007, and the Guidelines on Real Estate Investment Trusts issued by the Securities Commission.

Metroplex is seeking to get the High Court to declare the sale as null and void as it claimed the public auction had been turned into a private auction.

Sunway REIT, in a separate filing to Bursa Malaysia yesterday, said the High Court has dismissed the summon-in-chambers with costs pertaining to the injunction sought by two individuals Robert Ti and Indonesian Kornelis Kurniadi to restrain OSK Trustees and Sunway REIT from completing the sale of Putra Place land.

Sunway REIT said the High Court also dismissed the plaintiffs' oral application for an interim order that the trustee and Sunway REIT be restrained from selling or dealing with Putra Place pending the disposal of the originating summons.

The High Court has also fixed May 5 as case management for the originating summons.

By The Star

Firm helps M’sians invest in Australian properties

Renowed Australian property company, King Group, has set up a one-stop business centre in Malaysia to help potential local property buyers to invest in Down Under.

Known as OZ Property Sdn Bhd, the company opened its doors in Kuala Lumpur last month.

The objective behind setting up the local firm was to provide potential Malaysian investors a quicker access and information pertaining to quality Australian properties.

“The company offers a one-stop solution for potential local investors ranging from a panel of mortgage brokers, migration agencies, education agencies and solicitors in Malaysia,” said its chief executive officer Dr Edwen Yew.

King Group is a property development, project marketing and project management company that is involved in a wide range of developments in Australia.

“Our goal is to guide and assist potential investors in buying properties in Australia,” said Yew.

He said the company also provided property management, including managing services to those who have invested in Australian properties.

He said the firm would be organising property roadshows over the next few months to showcase the available Australian properties to interested investors.

“Aside from showcasing Australian properties, Oz Property will also sell United Kingdom properties to local investors in July.”

Yew said as part of the company’s long-term expansion strategy, there were plans to venture into property development in Malaysia within the next two years.

By The Star

Tesco plans to open 6 more hypermarkets

KEPONG: Tesco Stores (Malaysia) Sdn Bhd (Tesco Malaysia) plans to open six new hypermarkets this year, with expected investment reaching at least RM480 million.

Its chief executive officer Tjeerd Jegen said it would continue to do this but the number would depend on the government's approvals.

"As far as we are concerned, we want to open up many stores, including in Sabah and Sarawak within the next 10 years, to make our stores accessible to customers," Jegen told reporters after launching Tesco's 10th year anniversary here yesterday.

Tesco now operates 39 stores and two distribution centres.

It is now focusing on expanding its business in the north.

So far this year, Tesco had opened three stores with investments worth some RM240 million. In the next six months, it will open another three.

"The three new stores will be located in Penang, Old Klang Road in Kuala Lumpur, and Sri Iskandar in Perak. Usually, we will invest between RM80 million and RM200 milllion for a store," he said.

Tesco Malaysia is a joint venture between Tesco plc, one of the world's largest international retailers, and Sime Darby Bhd. It started operations in May 2002, with the opening of its first hypermarket in Puchong, Selangor. It currently employs some 15,000 people.

Apart from new stores, Tesco Malaysia will also help upgrade 152 small retail shops under a government plan called Tukar.

Tukar, one of the Entry Point Projects under the Economic Transformation Programme, aims to modernise these shops to increase their competitiveness. To date, three major retail chains, namely Mydin, Carrefour and Tesco have signed up.

Tesco Malaysia has adopted two retail outlets, one in Shah Alam and the other one in Bukit Puchong under the project.

"We have contributed some RM80,000 in terms of shelving and equipment to a shop in Shah Alam and another RM60,000 to the shopowner in Bukit Puchong.

"They have since managed to increase their sales. For instance, the shopowner in Shah Alam managed to double her sales, while the other shop in Puchong managed to increase its workforce," he said.

By Business Times

Mah Sing's Star Avenue Shop Offices sold out in one weekend

Artist’s impression of the Avenue Street Mall at Star Avenue at Damansara.

Mah Sing Group Berhad registered sales of RM242.5million during the launch of Phase1&2 of Star Avenue@D’sara in Sungai Buloh over the weekend. The launch attracted more than 800 prospective buyers and all 92 units of the three storey shop offices averagely priced from RM2.6million were snapped up.

“We have been quite confident that Star Avenue@D’sara shops would be well received based on its strong potential and exceptional value but a 100% take up rate on the first sales launch event weekend has exceeded our expectations and was a pleasant surprise. We are happy that the purchasers appreciated our effort in designing the shops to encourage business vibrancy with features such as wide frontage, corridors and walkways, besides boasting high floor to ceiling height of 22 feet which gives an option to owners to possibly add a mezzanine floor. Its appeal is further enhanced by virtue of it being the first and only night guarded shop office development. In view of the overwhelming response to Star Avenue@D’sara over the weekend, we are now opening 46 units of the Avenue Street Mall retail lots for registration,” said Mah Sing’s chief operating officer Andy Chua.

The Avenue Street Mall offers 370,000sq ft of nett lettable area spread over four levels, and Mah Sing Group intends to keep approximately 60% to ensure the right tenancy mix to maximize the rental yields and increase capital appreciation. The proposed tenancy mix include F&B outlets, a supermarket, IT and tele-communications center, bowling alley, fashion and accessories stores, etc.

With an estimated catchment of 360,000 people within a 15 minutes drive and excellent visibility with more than 300,000 passing traffic daily, and the lack of a competing mall nearby, Star Avenue@D’sara is poised to be a shopping hotspot. Ample carpark with more than 1,500 bays on the ground floor and basement level has been allocated to cater to the expected influx of shoppers. The project is only 3 minutes from the proposed MRT Station in Taman Industri Sg. Buluh and strategically located at the busy traffic junction of Jalan Sungai Buloh (Guthrie Corridor), Persiaran Cakerawala and Jalan Lapangan Terbang Subang.


Buyer taking a closer look at Star Avenue at Damansara. With Phase 1&2 shop offices fully taken up, registration is now open for 46 units of the Avenue Street Mall retail lots.

“As connectivity is becoming more and more of a factor that appeals to the market, Star Avenue@D’sara's strategic location as well its superb accessibility and large population catchment that includes Subang, Subang Bestari, Sungai Buloh, Ara Damansara, Kota Damansara, Mutiara Damansara would serve the business community well. Star Avenue@D’sara shall be able to tap on the 13,000 students at the proposed new Help University Collegue-Subang 2 Campus, via Persiaran Cakerawala which is currently being upgraded into a 6 lane road. This project is also adjacent to the much talk about 3,300-acre Rubber Research Institute of Malaysia (RRIM) privatization land to be developed by EPF. Buyers are obviously optimistic of the RRIM land potential,” said Andy Chua.

More information on Star Avenue@D’sara is available on www.mahsing.com.my or 03-92218 888.

By The Star

I&P to launch projects with RM2b GDV

KUALA LUMPUR: Property developer I&P Group Sdn Bhd will launch several projects in its existing townships in Klang Valley and Johor Baru this year with an estimated gross development value (GDV) of over RM2 billion.

The projects, which will be launched between May and December, are located in Kuala Lumpur, Shah Alam, Bangi, Cheras, Puchong, Klang and Johor.



Group managing director Datuk Jamaludin Osman expects this year's property market outlook to be as good as last year.

"For this year, we will try to maintain or achieve better than last year's RM1 billion revenue," group managing director Datuk Jamaludin Osman said in an interview with Business Times recently.

I&P, a wholly-owned subsidiary of Permodalan Nasional Bhd (PNB), was formed about two years ago after the rationalisation exercise of three companies, namely Island & Peninsular Sdn Bhd, Petaling Garden Sdn Bhd and Pelangi Sdn Bhd.

Jamaludin said the group is currently working on various phases of development in 12 townships, of which three are in Johor and nine in the Klang Valley.

They include Bandar Baru Sri Petaling, TemasyaGlenmarie, Bandar Kinrara, Bayuemas, Alam Sari, Alam Impian, Alam Damai in Klang Valley; while Taman Industri Jaya, Taman Rinting and Taman Perling in Johor.

He said the townships will take between 10 to 15 years to be developed, depending on its location and marketability.

Jamaludin said people who buy the group's residential units are first-time buyers, upgraders and investors.

Depending on locations, he said in some areas, there are more Bumiputera buyers, while in other areas the houses are equally sought by both Bumiputeras and non-Bumiputeras.

The group has a total landbank of about 2,200ha in Klang Valley and Johor.

"We are looking for good land for development," he said when asked if the group is expanding its landbank.

By Business Times

I&P has homes in more than 60 townships

KUALA LUMPUR: I&P Group Sdn Bhd, a wholly-owned subsidiary of Permodalan Nasional Bhd, displayed its various property projects at the Minggu Saham Amanah Malaysia (MSAM) in Ipoh recently.

Projects include those in the Klang Valley and Johor.

"We are the premier partner of MSAM 2011. Besides displaying our products, there were also various activities at our booth," I&P group managing director Datuk Jamaludin Osman said in an interview with Business Times.

I&P was formed in May 2009 after the merger of three companies, namely Island & Peninsular Sdn Bhd, Petaling Garden Sdn Bhd and Pelangi Sdn Bhd.

The group, which has a combined track record of over 130 years in property development, has built homes in more than 60 townships.

By Business Times

Maju Assets upbeat on RM1.3b Sg Besi project

Maju Assets Sdn Bhd, the property arm of diversified Maju Holdings Sdn Bhd, is upbeat its RM1.3 billion mixed development in Sungai Besi, Kuala Lumpur will appeal to buyers.

The project, called Infinity, is in planning stage and will be launched by the end of next year.

It will comprise a four-star hotel, officer towers, serviced apartments and retail, sprawled on 6ha.

Maju Asset managing director, Adam Radlan Adam Muhammad (left) said the project will be attractive because of its concept, location and connectivity.

Radlan said in an interview with Business Times in Kuala Lumpur recently that the company is targeting domestic and foreign buyers to take up a pool of properties by en bloc, and sale of individual units.

"When we buy land, we make sure the area has good connectivity. We find that this is what buyers wants. As a developer, we have to look into that," he said.

"All our projects are devoted to creating developments of unrivalled quality in the country's most desirable locations, and adhering to the concepts of sustainability and community," he added.

Infinity, when completed in about three years, will have access to Sungai Besi Highway, Bukit Jalil Highway, Kuala Lumpur-Putrajaya highway and Kuala Lumpur-Seremban expressway.

Radlan said Maju Assets will spend RM25 million to improve the access to these highways as well as build a flyover from the Seremban highway exiting Kuala Lumpur.

Maju Assets also has 6ha in Sg Besi earmarked for an industrial project. It will be launched by mid-2012.

Radlan said the company plans to build warehouses and medium-sized factories with modern facilities, targeting multinational companies and local small and medium enterprises.

"The southern part of Kuala Lumpur is booming. A lot of property developers such as YTL Group are heading there. So we are bullish on both the projects," Radlan said.

By Business Times

KSL Properties looks to Maxis for broadband

Property developer, KSL Properties Sdn Bhd, is partnering Maxis to provide integrated end-to-end high-speed broadband Fibre-to-the-Home (FTTH) solutions for its residential development.

Maxis senior vice-president (home services) Harold Quek said the partnership agreement would provide and commission telecommunications infrastructure for the provison of broadband services for KSL's residential development in Johor.

"Immediate beneficiaries of Maxis' services will be the residents of 602 units of D'Esplanade Residence at KSL City," he told reporters after the signing ceremony here today.

Upon completion of the D'Esplanade Residence next year, Quek said Maxis would be able to offer a full suite of exciting and interactive services for its residents.

Maxis also planned to expand the offer to other KSL's development in Johor such as in Kempas Indah in Kempas and Bestari Heights in Nusajaya, both located within the vicinity of Johor Baharu City, he said.

This strategic partnership, he said, provided an opportunity to Maxis to deepen relations with the customers in Johor Baharu.

"We are already providing them with our wireless services and now we are paving the way to provide contemporary data products and suite of contents enriching the lives of our customers," said Quek.

Maxis Home Services was launched in March and currently the service is available in selected locations in the Klang Valley.

Within Johor, the services are available in Taman Molek.

Meanwhile, KSL Properties chairman Ku Hwa Seng said the D'Esplanade, the KSL's most distinguished project, offered contemporary design and embraced technology to enhance residents' lifestyle.

By Bernama

EUPE Corp sees RM30m pre-tax profit from residential project

KUALA LUMPUR: EUPE CORPORATION BHD expects pre-tax profit of more than RM30 million from a residential property project with a gross development value (GDV) in excess of RM130 million.

EUPE said on Wednesday, April 27 its unit EUPE Kemajuan Sdn.Bhd was buying 17.15 acres of land in Petaling district for RM37.35 million from Desaminium Jaya Sdn Bhd.

“The land is purchased for the purpose of residential development targeting about 150 units of terrace and semi detached homes with a GDV in excess of RM130 million and profit before tax estimated above RM30.0 million.

“The development is targeted to start in the second half of 2011 and will be completed within 3 years. The details of the development and layout plans are in the midst of being prepared and will be submitted to the relevant authorities for approval in due course,” it said.

EUPE said the land was in the process of being surrendered and realienated as 99 years leasehold land with separate title to be issued for the Phase 1C which was being purchased. This formed a condition preceding for the completion of the sales and purchase agreement.

EUPE said the proposed acquisition was in line with the group's core business competencies and would be a significant step to ensure future sustainable growth for the group.

The directors of Desaminium Jaya are Tan Tiang Ee (managing director), Datuk Tan Tiang Kwong, Tan Nai Loon, Tan Taing Jok, Tan Tiang Kee, Tan Yuk Ching and Tan Siew Ling

By The EDGE Malaysia

Selangor Dredging buys RM31m plot

SELANGOR Dredging Bhd is buying a plot of land in Hulu Langat, Selangor from Webcon Sdn Bhd for RM31 million.

The land is currently charged to Affin Bank as security for a banking facility granted to Webcon, Selangor Dredging Berhad said in a filing to Bursa Malaysia yesterday.

Webcon has obtained a development order and building plan approval to develop the land into blocks of condominiums amounting to 540 units.

By Business Times

SDB buys land for RM31m

SDB Properties Sdn Bhd, a subsidiary of Selangor Dredging Bhd (SDB), has acquired a piece of land measuring 36,339 square metres from Webcon Sdn Bhd for RM31 million.

The property, located in the centre of the Cheras South communities and surrounded by various public amenities, was easily accessible from various highways such as the Cheras-Kajang Expressway, SILK Highway and Sungai Besi Expressway as well as secondary roads, SDB said in a statement today.

It said SDB would develop residential units on the property with an estimated gross development value of RM300 million.

By Bernama

Marriott plans 2 more hotels in Malaysia

KUALA LUMPUR: Hotel management company Marriott International Inc, which operates the Marriott, Renaissance and Ritz Carlton, is scheduled to open two new hotels in Malaysia by the middle of next year, bringing the total number of hotels here to nine.

These two new openings, one in Johor and another in Sarawak, will see the group increase its room inventory in Malaysia by 400 from about 3,000 now.

Area vice-president for India, Malaysia, Maldives and Australia Rajeev Menon said that it will open a 300-room Renaissance in Bandar Baru Permas Jaya in the second quarter of next year.

The group also targets to open a 101-room Mulu Marriott Resort & Spa by mid-2012. This property, previously the Royal Mulu Resort, is located next to the Mulu National Park, a Unesco World Heritage Site. It is now undergoing a complete makeover.

The seven operational hotels in Malaysia now are Ritz-Carlton Kuala Lumpur, JW Marriott Hotel Kuala Lumpur, Renaissance Kota Baru in Kelantan, Renaissance Kuala Lumpur Hotel, Renaissance Melaka Hotel, Miri Marriott Resort & Spa and its franchised property, Putrajaya Marriott Hotel.

Meanwhile, chief operating officer for Asia Pacific Craig S Smith said Malaysia is an important market for the group, especially since intra-Asian travel is big.

As more of its hotels open in India, China and the Middle East, more guests are familiar with the brand. Thus, loyalty helps to fill up hotel rooms in other countries too.

He added that its hotels in Malaysia will benefit from the growth in India, China and the Middle East.

The group, which experienced a tough 2009 for its Malaysian hotels, saw revenue per available room grow by a tenth in 2010 compared to the previous year.

"This year has started strong, (our) Kuala Lumpur hotels are doing well but it is too early to say how the situation in the Middle East will reflect in Malaysia this year," Rajeev said.

"We expect similar growth or partially more growth in 2011 compared to 2010," he added.

By Business Times

A Bulgari hotel in Malaysia possible, says Marriott COO

MARRIOTT International Inc, which operates the luxurious Bulgari Hotels & Resorts brand, does not discount the possibility of hotel opening in Malaysia.

Currently, there are only two Bulgari hotels in the world; a city hotel in Milan, Italy, and a resort villa in Bali, Indonesia.

"There have been people asking about it (Bulgari) but there is nothing serious.

"There must be a business plan that can support a Bulgari as it is a very expensive hotel to build," chief operating officer (COO) for Asia Pacific Craig S Smith said, adding that it does not discount that Malaysia could probably carry such a brand. "Such a hotel would fit into a market that has a niche clientele and easy air access".

Location, Smith said, is paramount in considering the opening, and along with it, the specifications and partnership.

The Bulgari in Milan is a city hotel with 58 rooms, while the resort in Bali has some 59 villas. The next Bulgari will open in London in 2012.

The Bulgari Hotels & Resorts was introduced in 2001 and it is a joint venture between jeweller and luxury goods retailer Bulgari SPA and the Luxury Group - a division of Marriott International that also manages the The Ritz-Carlton hotels.

In Malaysia, there are currently six hotels managed by the Marriott group and one on franchise. On future openings, Smith said: "At any one point of time, we are discussing with a dozen (parties)."

Marriott, which is now predominantly city-based, is now keen to look at more resort hotels in places like Penang, Langkawi and Kota Kinabalu. Resorts destination derives higher rates.

The group, which has over 20 brands, also manages the Courtyard by Marriott, EDITION Hotels and Marriott Executive Apartments, elsewhere in Asia.

By Business Times

OCBC offers loan for London homes

OCBC Bank (Malaysia) Bhd is offering its customers a new mortgage loan facility, to finance the purchase of residential properties in prime sections of central London, United Kingdom.

Head of consumer financial services OCBC Bank, Charles Sik said with the introduction of the new scheme, customers can now invest in London properties with peace of mind, knowing that their loan facility is fixed in the ringgit, mitigating forex risks.

"Our goal for financing products is to offer as many bespoke loans as possible to our customers. London property prices are certainly on an uptrend and we think it’s a really good time now to capitalise on this," he said in a statement today.

According to OCBC Bank currency economist Emmanuel Ng, foreign exchange rate fluctuations are key to determining the purchase of an overseas property and the ringgit is expected to remain supported against the British Pound Sterling (GBP)on a structural basis.

"The ringgit sits comfortably within the Asian growth sphere and is also underpinned by net positive foreign capital inflows into the region, as well as a favourable balance of payments environment," he said.

The OCBC Overseas Property Financing facility offers a margin of financing of up to 75 per cent and a loan tenure of up to 30 years or up to the time a person turns 65, whichever is earlier.

By Bernama

World's tallest building developer, Burj Khalifa's 1Q profits down 45%

DUBAI, United Arab Emirates: The Dubai developer of the world's tallest building says its first-quarter profit dropped 45 percent as it handed over the keys to far fewer new homes than it did a year earlier.

Emaar Properties posted quarterly earnings of 421 million dirhams ($114.7 million) Sunday, down from 760 million ($207.1 million) in the same period a year earlier.

The company says it handed over about 270 housing units during the quarter, compared with more than 1,300 in the first quarter of last year.

Revenue slumped 31 percent to 1.98 billion dirhams ($539.5 million).

Emaar is the developer of the more than half-mile high Burj Khalifa. It also runs Dubai Mall, the biggest shopping center in the Middle East.

By AP