New Launch Tropicana Gardens (Arnica) at Kota Damansara

Tropicana Gardens (Arnica)

Tropicana Gardens (Arnica) will have a preview on 14 October 2012. This development is by Dijaya Group, strategically located at Kota Damansara Area. Tropicana Gardens is development on a 17-acre land for integrated development consisting of serviced apartments, shopping centre + Office block, SOHO & Hotel. The 1^st phase is known as Arnica (Tropicana Gardens). Arnica is a serviced apartments with condo features.

Summary details of Tropicana Gardens (Arnica) : 

Land size for whole development : 17 acres

Built-up area : 600sf to 1,500sf

Tenure : Leasehold
Total Unit : NA

Indicative Selling Price : RM750psf to 800psf

Service charges : NA

Webpage : http://www.dijaya.com.my/ourprojects/future_commercial_tropicana_garden_intro_1.php

Review : 

Location : It is situated at a strategic location, the selling point with the upcoming LRT on the doorstep and just directly opposite Sunway Nexis (under construction).  

Design : Modern design with studio, 2-bedroom and 3-bedroom types.

Price : The price comes with the location and future LRT line.

Remarks : Conveniently accessible is the best selling point of this development.

New Launch East Residence (Turnberry Villas) at KLGCC, Bukit Kiara

East Residence (Turnberry Villas)

East Residence (Turnberry Villas)  by Sime Darby Property, located at KLGCC area consist of 112 units of link villas (known as 4-storey courtyard villas and 8 units of 5-storey resort villas) This development is at the advanced stage and shall be completed at the end of this year. East Residence (Turnberry Villas) is a contemporary and modern courtyard link villas within a stratified gated and guarded community. It is just 5-stone away from Sime Darby Convention Centre, Bukit Kiara Equestrian & Country Resort and Juara Stadium.

East Residence (Turnberry Villas)

Summary details of this project : 

Land size for development : 10 acres

Land area : 20ftx 85ft or 24ftx 85ft 
Built-up area

Courtyard villas (with private lifts) : 4400 – 5400sf

5-storey resort villas (with private lifts) : 6300sf

Tenure : Leasehold
Total Unit : 120

Selling Price : RM4.5mil and above

Service charges : 0.40psf 

East Residence (Turnberry Villas)

Webpage : http://www.eastresidence.com.my/
Review : 

Location : It is situated at a strategic location, located at KLGCC east golf course. You may enjoy golf course viewfor certain units. It is easily connected to KL city & Petaling Jaya by Sprint Highway, Federal Highway, Damansara-Puchong Highway (LDP) and New Klang Valley Expressway (NKVE).

Design : 5 + 1 Bedrooms and 6 Bathrooms is luxurious for a courtyard villas.

Price : The price comes with the location and it is provided with free 250k membership to KLGCC which is a bonus to golf lovers.

Remarks : This development is designed in a traffic free environment. Units come with kitchen cabinets to both dry and wet kitchens, cooker hob & hood, built-in microwave, oven, refrigerator, washing machine and dryer, food waste disposal system, centralized hot water system & vacuum system, built-in wardrobes for all rooms.

The unique feature is, there are private basement garages for all units, where all vehicles are directed to the basement garage via a ramp. As such, there is no vehicle can be seen above ground, making of the landscaped gardens the only sight with the golf course as its backdrop.

Malaysia Budget 2013 - Housing

Below are few announcements of Malaysia budget 2013 which are housing developments related : 

1. Affordable housing in Malaysia budget 2013

123,000 units to be built, in areas such as Sungai Buloh and Seremban;

2. First home scheme  in Malaysia budget 2013

 income cap raised from RM3,000 to RM5,000. Join income limit is RM10,000. Applies only for houses below RM400,000;

3. Duty Stamp 2013  in Malaysia budget 2013

Up to 50 percent stamp duty exemption for first home owners until Dec 14, 2014;

4. RPGT 2013 (Real property gains tax 2013)  in Malaysia budget 2013

Real property gains tax 2013 (RPGT) for properties sold within two years of purchase raised to 15%; 2-5 years 10%. No RPGT for properties sold five years after purchase;

5. Abandoned projects  in Malaysia budget 2013

Tax breaks and incentives for contractors and banks who offer loans to contractors to revive abandoned housing projects. Original buyers of abandoned projects will be exempted from stamp duty for loan refinancing or ownership transfer agreements.

Upcoming launch : 73 semi- detached houses in Bandar Sunway

Wing Tai (DNP) is planning to launch in next year (2013), a development of 73 semi-detached houses, within a site of 10-acre. The semi-detached house will have the built-up areas of 4,070 sq ft. The estimated selling price is RM2.5mil a unit. Check out this at later stage...

New launch : Nobleton Crest Along Jalan U-Thant

Noble Crest was having their special preview on 8 September 2012. Noble Crest located along Jalan u-Thant which is an established diplomatic enclave in the vicinity of KLCC. Noble Crest comprises 25 units of low-rise serviced apartments in 3 blocks of 5-storey block. Noble Crest is developed by Wing Tai Group which is renamed as DNP.     

Land area :  1 acre site

Tenure : Freehold
Total Unit : 25

Sizes :  3,500sf

Average Selling Price : 3.8mil (avg of 1200psf)

Sales status : NA
Webpage :  http://www.wingtaiasia.com.my/Businesses/ResidentialProperty/NobletonCrestU-Thant

Review :

Location : Prime location, within walking distance to Golden Triangle. Nearby Ambassador Row, with the Kuala Lumpur City Centre Twin Towers and Royal Selangor Golf Course just a stone's throw away. 

Design : With various design of —  single floor units, duplexes and penthouses, which come with an entertainment deck on the rooftop, including a private pool

Price : Average pricing within KLCC area

Nobleton Crest Along Jalan U-Thant

My Note : Established and golden area, for investment you may target expats while for own stay is conveniently connected. 

Banyan Tree Signatures by Lumayan Indah

Banyan Tree Signatures, a 1.46-acre condo development on the  site of the former Wisma MISC, situated in between the Prince Hotel and Residence and Hakka Restaurant on Jalan Conlay opposite Pavilion KL was launched in 2011 and successfully sold out within months.  

This development is 55-storey high and it is going to be the tallest residential landmark in town with the construction cost of RM1.4bil and to be completed in 2015. The single-block development consists of 441 private residences, 51 serviced residences and 50 hotel suites, which are located at the two uppermost  floors. Banyan Tree will manage the hotel and spa itself, giving the added allure of the service and amenities the brand is renowned for.

Banyan Tree Signatures

 The condos were sold at the average pricing of RM2000psf and to the highest at RM3000psf for the smaller units at the top floor. If you are wondering who are the purchaser, the developer announced that they are 70% from local and 30% from Japan, Hong Kong, South Korea, Taiwan, the UK, Middle East, Singapore and Indonesia. 

Banyan Tree Signatures

Upcoming Launch TTDI Ascencia Taman Tun

The upcoming launch TTDI Ascencia is tentatively fixed on September 2012. TTDI Ascencia by Naza TTDI, located at TTDI area will have the launch in Sept 2012. This is a block of 34-storey condo with a total of 157 units. 

Summary details of this project : 

Land size : approximately 3 acres

Built-up area : 500sf - 1200sf 

Tenure : Freehold
Total Unit : 157

Indicative Selling Price : 800psfWebpage : http://www.ttdiascencia.com.my/home.html 

Review : 

Location : It is a strategic location, easily connected to any shopping malls nearby.

Design : The facade looks good with a quite good built-up area and fit to current family sizes. The exterior landscape is incorporated with green landscaping, water features for nearer enjoyment to nature .
Price : The price comes with the location.

TTDI Ascencia

New launch Sunway GEO SouthQuay

Sunway GEO by Sunway Group, located at SouthQuay was having the special preview today. It is where the La Costa condos were situated. There are a total of 31 units of 3-storey shopoffices and 220 units flexi suites. It was sold at 8mil - 9mil for intermediate unit and 12mil-18mil for corner units depending on sizes. According to the sales person this morning, 29 units were sold, leftover only 1 units corner.

Sunway GEO Southquay

Sunway GEO Southquay

Summary details of this project :
Land size : 27' x 59' for intermediate unit
Built-up area : 5600sf - 6500sf for intermediate unit
Tenure : Leasehold
Total Unit : 31 units 3/s Shopoffices and flexi suites
Intermediate unit Selling Price : RM8mil - 9mil
Sales status : 30 out of 31 units sold for shopoffice, flexi suites 50% sold
Webpage : http://www.sunwayproperty.com/pd/scpdd_Sunway_Geo_-_Retail._Flexi_Suite._Residence.aspx

Review :
Location : It is a strategic location
Design : The facade looks good. Stratified shopoffices , concept similar to Sunway Nexis
Price : Exotic pricing with impressive sales.
My Notes : Location is good, design is alright.

BCD Berhad

If you are familiar with this developer (BCD Berhad), you will link it to the new launch Concerto North Kiara, Segambut Dalam, Mont Kiara. This is a summary of what BCB has done so far and how it will grow from here.

Besides of Concerto North Kiara, Segambut, Mont Kiara, it has another 2 projects in Klang valley namely bungalows in Kota Kemuning and Taman Yarl, KL. These 3 projects given a total gross development value of RM2bil and above.  

BCB was a developer particularly in Batu Pahat and Kluang, Johor. The projects on hand include Taman Bukit Perdana, Evergreen Heights and Bandar Putra Indah, BCB Plaza, Prime City Hotel in Kluang and U-Mall in Skudai. It still has a total undeveloped landbank of 800 acres in Johor.

The upcoming launch of BCB is in may be early next year include 151 acres of leasehold land for 513 units bungalow development and 49 shophouses. The land was acquired in 2011 @ RM108mil (16psf) This guarded and gated development will be launched in 4 phases.  The indicative price of the bungalows starts at RM2 million with land area from 6,000 sq ft and built-up areas between 4,500 sq ft and 6,000 sq ft.

Mulpha sold Jalan Sultan Ismail Land @ RM3,300psf

The land was originally reserved  for a proposed Grade “A” office building, known as Menara Mulpha and owned by Menara Mulpha Sdn. Bhd.

Summary of the land :

Land area : 0.72 acres

Location : Jalan Sultan Ismail (one of the highly sought after locations)

Transacted Price :   RM104 million @ RM3,300psf

Date of SPA : October 2011

Purchaser : A company with links to Penang-based Monoland Co Bhd and CA + Associates, which has several notable projects in Penang such as The Cove and Central Park.

Mulpha land along Jalan Sultan Ismail

 Initially, Mulpha acquired the land in 1996 for about RM1,000psf and had plan to build a 23-storey Grade “A” office building with a lettable area of 270,000sf with an estimated gross development value of over RM350 million. The building was Designed by the world-renowned New York architects Kohn Pederson Fox.

Before this impressive transaction value, Sunrise Bhd in 2008 acquire 1.59-acre Wisma Angkasa Raya (land and building) @ RM2,588 psf. On the other hand, a 0.66-acre land in Bukit Bintang was transacted at a record RM7,209psf to Urusharta Cemerlang (KL) Sdn. Bhd.

Due to the scarcity of land in the city center, the land price increased tremendously from year to year.

Upcoming Launch Concerto North Kiara @ Segambut (Block 3)

In view of overwhelming reponse of Block 1 of Concerto North Kiara which already achieved 80% sold, the Upcming Launch Concerto North Kiara Block 3, a 27-storey condominium is set in Sept 2012.  On the other hand, Block 2 Concerto North Kiara will be launched after the Block 3 Concerto North Kiara. This project is located at in at the Segambut area, along Jalan Dutamas Jaya. This condominium is developed by BCB Berhad. A developer on listed board based at Johor and Seremban area.

Summary details of this project :
Land area : 5 acres

Tenure : Freehold
Total Unit : 440 (Phase 2 : 162 units)
Sizes : 1580sf – 1867sf
Density : 88 units per acre
Selling Price : RM650psf
Webpage : http://www.bcbbhd.com.my

Details and images of Block 3 Concerto North Kiara will be pulished later.

KL EcoCity Vogue Suites One launched in May 2011

KL Ecocity with a land area of 25 acres will be jointly developed by SP Setia and Kuala Lumpur City Hall (DBKL). This is a big piece of land located just opposite Mid Valley Megamall. KL Ecocity consists of Vogue Suites, Strata Office, Boutique Office, Condos, serviced apartmnents and retail.

One of the component of development is known as Vogue Suites. Vogue Suites one KL Ecocity consist of 2 blocks 60-storey condos. Vogues Suites one KL Ecocity was launched in May 2011, it was 1 year ago and have already achived 80% sale.

Vogue Suites One Tower

Vogue Suites One Entrance

Summary details of this project : 
Land area : 3 acres

Tenure : Leasehold
Total Unit : Block A : 364 & Block B : 344 Total 708 units
Sizes : 

1 bedroom - 650 to 700 sqft

1 + 1 bedroom - 750 to 800 sqft

2 bedrooms - 900 to 1,100 sqft

Lofts - 1,600 to 3,800 sqft

 Average Selling Price : 1200psf

Webpage : http://www.klecocity.com.my/resitower1.asp

Review :
Location : This is a quite good location in term of connectivity to PJ and KL

Design : The facade looks good. Various sizes.

Vogue Suites Facility Deck

Vogue Suites One Layout plan

Price : The pricings is quite high in view of it is near to Mid Valley Megamall and The Gardens.  

My Notes : Location is good, design is alright, a good place to invest

New launch Arcoris SOHO @ Mont Kiara

Arcoris SOHO @ Mont Kiara  by Sunrise is located at exclusive enclave of Mont' Kiara. This project consists of 1 block of 25-storey SOHO. Sprawling on the land of 6 acres, this development consists of  two parallel terracing blocks of 18 and 35 storeys, the 1.5 million sq ft freehold development integrates five components — business suites, SoHo, luxury residences, hotel, and boutique retail. Office suites of Arcoris @ Mont kiara was launched at around 650psf – 700psf according to the sizes. They have recently in June launched the SOHO.   



Arcoris SOHO @ Mont Kiara

Summary details of this project :
Land area : 6 acres (mixed development) This summary will focus on SOHO

Tenure : Freehold
Total Unit : 368 units SOHO
Sizes : 450sf – 1,000sf
Average Selling Price : RM850 – 1000psf
Sales status : 60%
Webpage : http://www.arcorismontkiara.com/

Review :
Location : It is a affluent location once you mentioned about Mont Kiara, this is undeniable

Design : The facade looks good. Sizes at 450sf is abit small, however, you have the option up to 1000sf.
Price : Affluent location comes with exotic pricing. The smaller the units are, the RMpsf will go higher. Same principle applied everywhere.   
My Notes : Location is good, design is alright, may consider if you estimate it could fetch the rental yield that you expect.  

Arcoris SOHO @ Mont Kiara

Arcoris SOHO @ Mont Kiara

New Launch Saville The Park Bangsar

Saville @ The Park is located at Pantai Hillpark, South of Bangsar. This project consists of 2 blocks of condo and 18 units of 2 1/2 –storey semi-detached. Sprawling on the land of 5.23 acres, it is having fantastic view towards PJ, Bukir gasing, Bangsar and KL City. A block of condo and semi-detached were launched in March 2012 and another one was launched in end of July 2012.  

Summary details of this project :
Land area : 5.23 acres
Tenure : Freehold
Total Unit : 408 units condos and 18 units 2 1/2 –storey semi-detached
Sizes : 1015sf – 1646sf for condos, 2415sf - 2528sf for penthouses and 3300sf for semi-detached
Density : 81 units per acre
Average Selling Price : Condos (500psf  for Block A and 600psf for Block B), semi-detached (RM2.28mil)
Sales status : Condo (85% sold for block A and 40% sold for block B); Semi-detached (50% sold)
Webpage : http://www.amona.com.my/saville-the-park-bangsar.html

Review :
Location : This project is situated at the Pantai Hillpark. This is a quite good location in term of connectivity to PJ and KL
Design : The facade looks good. Various sizes.
Price : The pricings is quite reasonable at this area. 
My Notes : Location is good, design is alright, choosing a good unit with a good view is a good choice. I happened to drop by at UOA office, they are still selling around RM470/sqft for those above 1900sf.

Saville @ Bangsar Location Map

Saville @ Bangsar Condo View

Saville @ Bangsar Main Entrance

Saville @ Bangsar Open Space

Saville @ Bangsar Villa

Upcoming Launch Rainz Residence

Rainz Residence is located at OUG, Bukit Jalil by a devloper knownas Jalil Max. It is still at a very preliminary stage of development planning and scheduled for launching in 2013.

Rainz Residence consists of : -
1 block of 39-storey condo
3 blocks of 32-storey condo
1 block of 13-storey condo

Further details on this Rainz Residence is not available for the time being. It has a few images and the facade is very impressive. Check out the artist impression as follows : -



Rainz Residence

Rainz Residence

Rainz Residence



Rainz Residence

Rubber Research Institute of Malaysia (RRIM)

The redevelopment of the Rubber Research Institute of Malaysia (RRIM) land is part of the greater Kuala Lumpur Strategic Development initiative, under 10^th Malaysia Plan.

Rubber Research Institute of Malaysia (RRIM)

It is in the news that the prequalification process for bids of Rubber Research Institute of Malaysia (RRIM) land in Sungai Buloh, Selangor will start by end of this year. EPF will call for the prequalification bids as soon as it gets the government’s nod for the proposed development of the land. Developers who meet the requirements of financing, expertise, reputation and innovation will be considered.

EPF (Kwasa Land Sdn. Bhd., EPF’s wholly owned unit) is the landowner and master developer of the project. EPF bought 890 hectares of the total 1,215 hectares supply from Federal Government for over RM2bil. EPF will then carve the land out into 20 hectares to 200 hectares each parcel. The balance of Rubber Research Institute of Malaysia (RRIM) land is for :

• Malaysian Rubber Board hub (217 hectares)
• My Rapid Transit (MRT) Sungai Buloh depot (72 hectares)

The latest news as published in Star last week, Dijaya Corp Bhd is talking with EPF on jointly developed certain parcels of Rubber Research Institute of Malaysia (RRIM) land in Sungai Buloh. Rubber Research Institute of Malaysia (RRIM) land begins from My Rapid Transit (MRT) Sungai Buloh depot in the Northern portion and end with the Southern portion bordering the Tropicana Gold & Country Resort, a development by Dijaya. In order to have an access directly to Petaling Jaya, an access road through Tropicana Golf Resort is required. As such, Dijaya is currently in the midst of preparing an amalgamation deal. Dijaya in April already entered into agreements with several vendors for a proposed acquisition of 73 properties, comprising 49 parcels of land and 16 buildings for RM949.9mil.

Rubber Research Institute of Malaysia (RRIM)

Costs involved to buy a property in Malaysia

What are the costs involved to buy a property in Malaysia? Below are the summary of it : -

Booking fee:

2% of the purchase price. The amount is subject to negotiation between the seller and buyer.

Down payment upon signing of Sales & Purchase Agreement (SPA): 10% of the purchase price (inclusive of the booking fee.

Stamp duty for Memorandum of Transfer:

First RM 100,000	1%
Next RM 400,000	2%
Above RM 500,000	3%

Legal fee:

Legal fee for Sales & Purchase Agreement *	First RM 150,000	1%
	Next RM 850,000	0.7%
	Next RM 2 million	0.6%
	Next RM 2 million	0.5%
	Next RM 2.5 million	0.4%
	Next RM 7.5 million	Negotiable

*The legal fee is subject to a minimum RM 300 fee and for the purchase of a low-cost or medium cost houses governed by the Housing Development (Control & Licensing) Act 1966 (HAD 1966), special concession of flat rate of RM 250 is given to the lower income group.

Valuation fee (applicable for subsale buyer for loan security purposes):

	Fee for other capital valuation / rating valuation services based on an 'Improved Value' basis 1		1/4% of the first RM100,000
			1/5% of the residue up to RM2 million
			1/6% of the residue up to RM7 million
			1/8% of the residue up to RM15 million
			1/10% of the residue up to RM50 million
			1/15% of the residue up to RM200 million
			1/20% of the residue up to RM500 million
			1/25% of the residue over RM500 million
Estate agency fee  (applicable if you engage an Estate Agent):
Sale or purchase		Land and buildings Maximum fee of 3%

And of course abit of miscellaneous charges from developer, lawyer and banks to be paid for buying a property in Malaysia.