A dreamy place to call home

The Star, Thursday June 4, 2015

by story and photos by grace chen

The spacious living area in The Generations unit.

A DREAM home best describes Ramal Villa, the latest high-end development due for completion by the end of this year.

Less than 1km away from Kajang, the guarded community comprises 71 freehold units of semi-detached and cluster villas tucked within the neighbourhood of Jalan Anggerik in Kampung Dato Abu Bakar Baginda.

“Some 85% of the units have been sold,” said Family Crest Development Sdn Bhd sales and marketing manager Sharon Chooi.

Built on a Malay reserve land, the project is a joint venture between Family Crest and Perisai Wangsa Development Sdn Bhd, the owner of the land. This marks the first high-end project for Family Crest.

The company will also be rolling ahead with another 54 unit development set to be built within a Shah Alam golf course.

An inside view of The Generations, show a 339.56sq m three-storey semi-detached villa with a gross built-up area of 363.72sq m. Priced at RM1,388,800, it sports seven bedrooms.

Smaller families can opt for The Courtyard, a cluster, three-storey semi-detached with six bedrooms, priced at RM1.09mil.

Ceramic tiles and laminated timber flooring make up wall and floor finishes. Electrical installations include ceiling fan, telephone, doorbell and water heater points. For the master bedroom, a window looks from the bathtub into the bedroom. Both models feature a 10ft garden strip by the side of the house.

“One of our main selling points is the rooftop garden,” said Chooi.

High walls ensure privacy but she points out the space can be easily transformed into a capacious garden. Such an arrangement is especially ideal in the cluster home units, where an extended family may take ownership of all four houses. This is when the space can come in ideal for informal evening soirees or as a safe play space for children.

Comfortably located near 7-Eleven and McDonald’s, the site is situated just behind the Jalan Sungai Ramal Dalam Shell station. Nearby is a stall offering fluffy roti canai for breakfast along Jalan Melur, a popular draw with the locals.

Access to the city centre and main townships such as Cheras, Puchong, Damansara and Putrajaya is via the SILK Highway, barely 1km away.

“The draw of Ramal Villas lies in its low-density feature,” said Chooi.

The current trend for buyers who want to enjoy the comfort of space and privacy is to go for landed property. Those who prefer the bustle of denser communities usually opt for high-rise properties.
Price is its second appeal.

“Current property prices in Kajang town is about RM400 per sq ft. Here, because this is Malay reserve property, it is only between RM200 and RM300 per sq ft,” added Chooi.

KL-S'pore high speed rail will create slew of new industries

The Star, Monday September 1, 2014 

by thean lee cheng

Chen:’Perception and reality do not match, but perception is playing an important role.’ (File pic)

KUALA LUMPUR: The different sectors of the economy must leverage on the high speed rail (HSR) project currently being planned between Kuala Lumpur and Singapore, said MKH Bhd managing director Tan Sri Eddy Chen. 

He said long-term planning was crucial and highlighted the Japanese example of how its shinkansen (high speed rail) opened up new integrated townships along its route. 

Speaking at the “Invest and succeed in mixed use development” seminar organised by Malaysia Property Inc last Thursday, Chen, who is also Malaysia Shopping Malls Association president, said the connectivity would help to create a slew of new industries. 

Sungai Buloh-Kajang Mass Rapid Transport (MRT) has changed the real estate scene in Kajang, the HSR is expected to be an even greater game changer, he said.

Land prices around Kajang has increased from RM7-RM8 per sq ft to RM17 per sq ft as a result of the MRT.

Chen said: “It does not seem to matter to them that the MRT is scheduled for completion only in 2017. The MRT has helped to close the gap between the city and Kajang. We are seeing Kajang apartments now selling between RM400 and RM500 per sq ft. These are prices at Mont’Kiara and Seri Hartamas.

“Perception and reality do not match, but perception is playing an important role,” he said.

He said every town that the HSR would be passing through has the potential to be turned into an integrated city. 

Chen advocated working towards marketing Seremban as an enterprise or tech valley or regional headquarters for biotechnology because it is near research and training centres. Malacca’s tourism potential can be strengthened as visitors need not drive once the HSR is operational.

He identified car rental and clipper buses services that offer several hop on-hop off stops. 

Visitors may continue their journey to Singapore after that.

The HSR would make such day trips spontaneous. There would be a need for malls, new hotels and other forms of rental arrangements and location logistics services, he said.

On whether the HSR would benefit Singapore or Malaysia more, Chen said Singapore would benefit from any development around it.

Another speaker, CB Richard Ellis executive chairman Chris Boyd characterised the Klang Valley’s office market as “an abundance of choice at low prices”, resulting in a flight to quality.

While the office glut has been brought up time and again, a new feature in the sub-segment is the five million sq ft of small offices, home offices (SoHos) entering the market. He said Greater Kuala Lumpur would see office space totalling 100 million sq ft this year with total supply at 95.5 million sq ft as at the second quarter. 

This figure excludes office blocks with less than 100,000 sq ft and those less than 10 storeys high. It also excludes Putrajaya and Cyberjaya. A total of 23 million sq ft will be entering the market by 2017, of which a quarter of them will be in the city centre. National Property Information Centre latest figures have it at more than 111 million sq ft.

Boyd said the SoHo market came in different names SoFos (small offices, flexible offices) and SoVos (small offices, versatile offices) and can be used as either offices or residentials. 

“They will compete with the upper floors of shop houses which are becoming dinosaurs,” Boyd said.

In the retail scene, Boyd said Malaysia has 50 million sq ft of retail space, which was ahead of Singapore and 18 malls with 10 million sq ft entering the market.

“Second and third generation malls are struggling,” he said, adding that Malaysia had three of the largest malls in the world and 70% of the world’s top brands.

“Our attraction is the number and the variety,” he said, adding that retailers find it “easier to come here” as they need only to negotiate with five major landlords compared with “hundreds” if they aspire to enter London’s High Street market.

Escalating land cost in KL and PJ driving developers south of Klang Valley

The Star, Wednesday July 23, 2014

PETALING JAYA: More developers are choosing to relocate their developments towards the south of the Klang Valley due to escalating land prices in and around Petaling Jaya and Kuala Lumpur. 

 

“Escalating land prices within Greater KL have reduced the supply of affordable landed properties, which remain in demand,” said AllianceDBS Research in a report yesterday.

“The mass rapid transit (MRT) connectivity at Kajang (ready by 2017) and the ready infrastructure with several highways have made Kajang/Semenyih the natural choice for developers to expand township developments.”

The research house said this was supported by the availability of large tracts of land and these districts recording among the strongest population growth in Selangor.

“The close proximity to KLCC and the Putrajaya federal administrative centre will ensure KL South continues to thrive.”

AllianceDBS Research noted, however, that Greater KL and the Klang Valley remain the core of the Government’s Economic Transformation Programme.

“The Government wants to grow the Greater KL population to 10 million by 2020 from an estimated seven million currently. This means the Greater KL population has to grow by 5.2% per annum on average, much higher than the national average of 1.4%.

“If the goal materialises, then this would translate into stronger demand for housing of 80,000 units per annum in Greater KL alone vis-à-vis 78,000 units completed for the whole country in 2013.”

AllianceDBS Research said the housing demand in Greater KL is likely to remain healthy going forward, adding, however, that buyers would be picky because of the steep pricing, no thanks to a slew of cost-push factors, including inflationary pressure, subsidy rationalisation and the implementation of minimum wages.

“Faced with the risk of margin compression, property developers will naturally look to landbank in areas where land cost is relatively low and there is ready infrastructure and a growing population.”

Focusing on affordable housing

The Star, Friday April 25, 2014

by choo woon lim

Part of the crowd that turned up at the MKH sales gallery in Kajang 2, Kajang, for the official launching of MKH Treasures You property carnival.

Property developer MKH Bhd (MKH) expects to launch eight projects around the Klang Valley this year, with a focus on affordable and mid-range landed residential housing.

This follows the government’s market cooling measures and tightening of bank lending guidelines, according to MKH managing director Tan Sri Datuk Eddy Chen.

“Affordable housing has always been a hot issue and now the government is working to deliver one million such homes within five years.

This is our focus for the coming year, as affordable homes has always been and will remain MKH’s bread-and-butter business,” said Chen.

He added that demand for residential properties in this segment remains overwhelming.

“Affordable houses are likely to do well as property prices in prime areas are getting increasingly beyond the reach of the masses. Within Klang Valley, property demand has continued to outspace supply, which means sales remains robust,” said Chen.

“Our property sales have accelerated this year to RM280mil as of February, putting us on the right track to meet our target of RM800mil in sales for this financial year. This is an increase of 38% from last year’s RM580mil,” he added.

Chen was speaking at the official launching of the MKH Treasures You property carnival recently. The carnival runs until Aug 30.

Hundreds turned up for the event last week to find out more about the company’s upcoming projects at Kajang 2, Kajang.

The public stopped by the sales gallery, and were also entertained by dancers and performances by popular local singer, Jess Lee.

“The carnival is aimed at rewarding our customers for their support, as well as showcase our array of projects to the public and facilitate potential house buyers in their wish to own a home,” said Chen.

Every customer who purchase property in MKH projects during this period will instantly get a collectible gold coin, an iPad and a chance to be in the running for the lucky draw.

Up to RM10mil worth of rewards will be up for grabs, including the grand prize of a MKH signature home in MKH Boulevard, a Honda CRV or a Toyota Vios.

Winners will be announced at the carnival’s finale on Aug 30.

The participating projects are Saville@ The Park, Bangsar; Saville@Cheras; Hillpark Shah Alam; Kajang East; MKH Boulevard; Saville@Kajang; Pelangi Heights; Kajang 2; Hillpark Home 3; and MKH Avenue II.

Houses in the projects are priced from RM300,000 onwards.

Chen also noted that the take-up rate for all their projects have been good — with 60 to 100% units sold within a few weeks of their launch.

Six months of property carnivals planned to showcase new projects to potential buyers

The Star, Saturday April 12, 2014

Cosy homes: An artist's impression of the two-storey terraces in Kajang East.

KAJANG property developer MKH Bhd will be launching more residential properties within Kajang and greater Kuala Lumpur this year following encouraging sales for its launch pipeline for the 2014 financial year.

The group has added two new high-rise residential projects which are near MRT stations to its six planned launches this year, bringing the total GDV to RM1.6bil.

The company has received encouraging response to its affordable and mid-range landed residential homes such as Hillpark Shah Alam, Kajang East and Pelangi Heights as well as the MKH Avenue I commercial development in the Kajang commercial business district in recent months.

Demand from genuine homebuyers and upgraders has been strong with 60% to 100% of units sold within a few weeks of launch.

“Following the successful launch and positive response to these projects, other new residential projects to be launched include the affordable landed properties Hillpark 3 in Semenyih and high-rise residential units adjacent to the MRT stations — Saville@Kajang and Saville@Cheras located in Kajang and Cheras, respectively.

“Enquiries for the three projects have been very good and we expect the project to be sold out at the official launch during our property carnival campaign,” said MKH managing director Tan Sri Eddy Chen.

MKH will be showcasing all its current and future projects in conjunction with the official launch of its property carnival themed ‘MKH Treasures You’ on April 20 in the Kajang 2 sales office gallery.

The nationwide property carnival will last for six months, until Aug 30.

“We believe the property carnival is a great way to reward our customers. RM10mil worth of prizes are up for grabs.

“Participants will receive unique prizes that can be passed on to future generations, plus an entry to win grand prizes including cars and MKH’s signature home,” Chen added.

Members of the public are invited to attend the carnivals and there will be a range of activities including performances by Jess Lee, lucky draws, virtual golf, water zorbing, inflatable zone, bungee trampoline, face painting and magic shows.

During the six-month property carnival, customers can choose their dream homes from any of MKH’s signature developments in Kajang and greater Kuala Lumpur.

All the projects are located within well-planned and mature townships, some are even within a few kilometres of the MRT stations.

Some signature projects that are worth exploring in the greater Klang Valley include Saville@The Park, Bangsar; Saville@Cheras, Saville@Kajang and Hillpark Shah Alam.

Other projects within Kajang-Semenyih include Kajang East, MKH Boulevard, Pelangi Heights, Kajang 2, Hillpark 3, and MKH Avenue II.

The residential property price ranges from RM300,000 to RM1.5mil.

The carnivals will be held in Kajang 2 on April 20, Hillpark Shah Alam on May 18 and in Metro Point Complex on Aug 30, which will also feature the grand lucky draw.

For more information, visit www.mkhberhad.com.

Developers are turning to area for its growth potential

The Star, Friday March 7, 2014

by joy lee

An artist's impression of what MKH Bhd's Kajang 2 project will look like upon completion.

These days Kajang in Selangor is all abuzz with talk of the coming by-election for the constituency’s state assembly seat.

In recent weeks, the town has been visited by various political personalities eager to make a good impression on the local folks.

But Kajang has been on property developers’ radar for years.

Developers have not only flocked to Kajang for its strategic location on the outskirts of the city, but also because of the potential they see in the porperty market there.

Kajang, developers point out, is primed for higher-end products. More and more gated-and-guarded projects are being developed in the area and property prices have doubled over the past three years or so.

“There has been an increase in demand for high-end properties in Kajang. This is clearly demonstrated through the good response received from buyers as our high-end products launched in recent years are almost fully sold,” said Chong Yan Han, director of property developer.

Some of these projects, said Chong, include Sentosa Heights, where prices of the semi-detached houses and bungalows range from RM1.3mil to RM2mil or about RM350psf, Kajang 2, where its semi-Ds start from RM1.2mil, and Kajang East, where prices of a two-storey terrace house start from RM650,000.

Strong demand for private schools such as Rafflesia School, which was built by MKH Bhd, is an indication that Kajang has a market for high-end products. 

 

Tropicana Corp Bhd executive marketing and sales director Pam Loh concurred that while Kajang was an old market, “this is where the potential is”.

She added that property prices were going up due to the rising cost of land, materials and labour.

“Costs are going up and the surrounding area is also coming up. So prices won’t come down,” Loh said.

One of the hotspots for high-end developments in Kajang is within the vicinity of Jalan Reko, which is the location of one of three Kajang MRT stations planned along the Sungai Buloh-Kajang MRT line. The other two stations are Saujana Impian and Bandar Kajang.

A better lifestyle

Nadayu Properties Bhd can be considered a pioneer in the gated-and-guarded concept in this area.

Amid plantations and undeveloped land, Nadayu launched its exclusive project, Nadayu 92, in mid-2010.

The development comprises linked homes, semi-Ds and bungalows with facilities such as a clubhouse and a central park.

Houses in Nadayu 92 were priced between RM433,000 and RM1.02mil, then considered a benchmark for Kajang. But Nadayu chief executive officer Mohd Farid Nawawi noted that the gamble paid off handsomely for the developer.

“Surprisingly, 50% was sold off in two months of the launch. This gave the group the confidence to move more in that direction. What is interesting is that the gated-and- guarded concept was relatively new there. But it was a good catalyst for developers,” Farid said, adding that transaction prices for its properties had risen significantly.

Farid expects the landscape in Kajang to be changed tremendously by 2016.

Adjacent to Nadayu 92 is MKH’s Kajang 2, a 270 acre freehold township fronting Jalan Reko. Kajang 2, designed as a live, work and play development, is expected to draw a population of 25,000 to 30,000 people. The project has a gross development value of RM2.8bil and will take some seven years to complete.

A rendering of the 16-acre Central Park in Tropicana Heights, Kajang, which will feature a 750-metre linear lake.

 

Tropicana has also joined the fray with its integrated development, Tropicana Heights Kajang. The project, with an estimated GDV of RM2.3bil, sits on 199 acres of freehold land, which was previously the Kajang Hill Golf Club.

Prior to the launch of its first phase last month, Loh said more than 10,000 enquiries had poured in for the gated-and-guarded residential area.

“People are increasingly looking at the environment they are living in. They want a better and more modern lifestyle, which demands quality, not just a box with four walls and a roof. They are also looking at the potential for value appreciation,” said Loh.

She added that the challenge for new developers in the area was to develop products that were market driven.

“The area is surrounded by old houses, with a lot of second- and third-generation occupants.

“Most of them want to move out but want to remain close to their families. We need to understand our target market’s lifestyle and come up with designs that meet that demand. We are offering what old areas don’t have,” she said.

Another high-end development in the area is Naza TTDI’s 113 acre TTDI Grove.

Meeting a need

Although prices have risen quickly in Kajang, developers think that they are still affordable compared to other locations around the Klang Valley.

In the past, landed homes below RM350,000 were considered affordable. But today, Chong said, anything ranging from RM650,000 to RM1mil is considered affordable in Kajang depending on its exact location.

“Houses in Kajang are generally much more affordable compared to other areas of the Klang Valley. In Kajang, you only pay RM700,000 to RM1mil to own a landed home in a gated-and-guarded development with club house facilities.

An artist's impression of the Nadayu 92 development. Nadayu Properties CEO Mohd Farid Nawawi says the project is paying off handsomely. 

 

“Housebuyers may have to pay almost double that price for the same concept and size in other areas,” he said.

Additionally, Chong noted that there is a ready market for high-end properties in Kajang and expects more buying interest there due to the affordability and good infrastructure available.

He observes that the majority of MKH’s customers for its Kajang properties are genuine homebuyers who wish to upgrade their current homes as well as young people migrating from other parts of Klang Valley as property prices in those areas have risen beyond their reach.

Notably, there is also a sizeable portion of buyers who are long-term investors from Petaling Jaya, Damansara, Kuala Lumpur and Cheras.

“We may think Kajang is not a high-end area, but there are international and private schools here, which really shows you that there is a high-income population there and there is a ready market. We are meeting a need for such products,” Loh said.

Consumers can expect more activity in the area as developers position themselves to take advantage of the growing demand for high-end properties there.

MKH is already embarking on the redevelopment of the old Kajang town and will continue to expand in the Kajang area, creating what Chong describes as a more vibrant business district.

“With our commercial developments coming up, skyscrapers will create a new skyline for Kajang town. This will not only bring people to live here, but to work and play in the new vibrant commercial business district,” Chong said.

New heights for Kajang

The Star, Friday February 14, 2014

The show units for Tropicana Heights Kajang’s first phase of two- and three- storey terrace homes.

Tropicana Corp Bhd is bringing its brand of high-end development to Kajang with its upcoming launch of Tropicana Heights Kajang.

Tropicana executive director of marketing and sales Pam Loh said the new development in Kajang will pursue a balance between city convenience and welcoming communal warmth.

“We have put in a lot thought into understanding our target market’s lifestyle and the design of this development reflects that lifestyle,” Loh said.

Tropicana Heights Kajang, with an estimated gross development value of RM2.3bil, sits on 199 acres of freehold land, which was previously the Kajang Hill Golf Club.

The project, which is expected to take about 10 years to complete, will feature a market square, landed residential property, condominiums, neighbourhood schools as well as significant green areas.

The area is easily accessible via the SILK and Lekas Highways and flyovers and upgrade of roads have been proposed to service the nearby developments.

The launch of its first phase, Fairfield Residences, is slated for tomorrow. Loh noted that registration and enquiries on Tropicana Heights Kajang are already pouring in as the Tropicana branding is recognised for its quality and innovation.

With the launch of the first phase, Tropicana is also expected to open its show village soon to showcase its Kajang property.

Fairfield Residences will encompass 25 acres of land and will feature two-storey and three-storrey terrace homes.

The terrace houses will be priced from RM736,000 to RM1.4mil per unit with sizes starting from 2,135sq ft.

While this translates to an average price of RM360psf, which is on the high side for a property in Kajang, Loh points out that the pricing is a reflection of the quality of Tropicana Heights.

Fairfield Residences is planned as a low density residential area with only about 11 units of homes per acre. The first phase will be a guarded community with only one entry and exit point.

In line with the developer’s vision for a green development, a sizeable part of Tropicana Heights Kajang has been allocated for green space. This includes a 16 acre central park flanked by mature trees transplanted from the existing golf club. The central park will also feature a children’s playground, fitness garden, futsal court and spice garden among other things.

There will also be a 1.5acre community linear park within Fairfield Residences itself.

Tropicana is well-versed with high-end products. The developer pioneered the concept of resort-themed developments in Malaysia with the introduction of its 625 acre Tropicana Golf & Country Resort in 1992. Tropicana has since moved on to develop a myriad of other projects including Tropicana Indah Resort Homes in Petaling Jaya and mixed developments in Penang and Johor.

For details on Tropicana Heights Kajang, call 03 8741 3088.

Looking for solitude in Kajang

A picture of quietness in Pinggiran Saujana.

The New Straits Times, 22 November 2013 

By David Cristy 

I HAVE a fondness for "quiet" places, where the only sounds I hear are birds chirping, squirrels chattering and trees whispering to one another in the stillness of dawn and dusk.

And if I am fortunate, I am able to sit at the feet of a "giant" possessing old and mighty branches and pretty foliage. Ah, a lovely shade.

In and around most neighbourhoods in Kajang you will not find a place such as this.

For the developers did not take into account those inclined towards solitude.

The fact is, Kajang's a busy town, a place of commerce. Not unlike other urban centres that you read about or dwell in.

The trappings of modernity are everywhere in this eastern corner of Selangor, and the noises that accompany them are, well, quite ordinary and uninspiring.

This manner of environment is not a bad thing, of course, if it doesn't bother you.

There are enough schools, universities, hypermarkets, shops offering all kinds of wares and services, kopitiam, banks and whatnot to last you several lifetimes.

In fact, it doesn't bother me. To each his own. But I do wish this town has a large park, or several of them, where the people can rest and think, which they don't appear to be able to do elsewhere. Where the people can walk or cycle to in 10 minutes from their homes.

Right, I forget. We have Stadium Kajang, as it is known to the older folk, or Kajang Square, as it is renamed by the municipal council.

A good number of people go there in the early morning and late evening for exercise of some sort.

I recall the president of the council had said last year that up to 500 Meerawan siput jantan and Asoka trees would be planted in the square to turn it into a "forest in the city" (Streets, Feb 7, 2012).

But it's a relatively small place for a "forest" and the mass of people. And incidentally, I've seen the latter, but I think much of the former has yet to take root.

There's also the tiny park that my companions used to call the Rock Garden. It sits between a 120-year-old hospital, huge semi-detached houses, a big Chinese school and a busy Jalan Timur.

To create larger parks will cost lots of money. This, I recognise.

Land and houses in Kajang, like in many other towns in this burgeoning nation, are getting costlier.

Bungalows worth more than RM800,000 are the norm. My developer friend says a new terrace house can't be had for anything less than RM600,000.

So, new parks? I'm not holding my breath.

As I said, it doesn't affect me. I have my places of refuge.

One is a Chinese cemetery on a side of a lovely hill in Sungai Kantan. It's close to home. From mummy's dusun, amid the D24 and kampung durian, avocado and almost any fruit tree you can name, the grey gravestones dotting the hillside are visible.

On a hot afternoon, when the sun is at its best and the sky all blue and a smattering of clouds make up the hue, peace descends on my soul.

I venture there sometimes to listen to whispers from the past. No one disturbs me, neither the dead nor the living.

Another favourite place is a hillock in Pinggiran Saujana. I call it K2, after the Himalayan giant. It's quiet up there. The breeze comes often, and when the green leaves of the many trees feel it, they dance, swaying this way and that. And an enchanting sound fills the air and the heart.

From a perch up there, I can see faraway peaks, the twin towers of the capital city, the little houses, the "little" people.

Few people go up there. May it always be so.

There's much more to be said about Kajang and its people. About growing wealth, and about gnawing wretchedness. But, maybe, that's for another day.

For now, its people thirst for a place to be alone, to think. The quietness of nature is the best place for that.

I hope they find their K2.

Read more: Looking for solitude in Kajang - Johor - New Straits Times http://www.nst.com.my/streets/johor/looking-for-solitude-in-kajang-1.407830#ixzz2lWvsSfRE

Tropicana to build new township in Kajang

The New Straits Times, Thursday, 10 October 2013

NEW TOWN: Tropicana to set foot in Kajang with launch of 300 terrace houses year-end

Tropicana Corporation Berhad will be launching a new township, Tropicana Heights in Kajang at the end of this year. The 199-acre township is a mixed development that consists of residential and commercial elements as well as private schools and a club house.

The first phase will witness the launch of 300 units of terrace houses in a gated and guarded community within one of several precincts within the township. Amenities include a lake, jogging paths and bicycle tracks.

 

According to Tropicana‘s Marketing and Sales Executive Director, Pamela Loh, the township caters to the demand of the market as there is a shortage of gated-and-guarded communities. It is expected to attract current dwellers of Kajang, Cheras and Seri Kembangan.

 

This was revealed during the company’s recent charity event ‚A night of fun with Phua Chu Kang‘ that coincided with the final release of the last phase of Tropicana Metropark‘s Pandora Service Residence. The first phase of Metropark has enjoyed more than 20 per cent appreciation since it was first launched early this year. It is expected to rise further when the flyover connecting the area to Federal Highway is completed in 2016.Tropicana Metropark‘s next phase of development, Paloma will consists of two blocks of highrises and 18 units of low rises.

The night ended on a hilarious note when actor, Gurmit Singh from the Singaporean popular sitcom, Phua Chu Kang Pte Ltd took the stage (as the character) and enthralled the crowd. By Mira Soyza

Read more: Property news: Tropicana to build new township in Kajang - RED - New Straits Times http://www.nst.com.my/red/property-news-tropicana-to-build-new-township-in-kajang-1.372796#ixzz2hNShrJ4V

Protasco allocates RM50mil to buy land

The Sun Daily, Tuesday, 1 October 2013 

Rupinder Singh
sunbiz@thesundaily.com

Chong

PETALING JAYA (Oct 1, 2013): Protasco Bhd, which is looking to grow its property division, has set aside up to RM50 million this year to buy land outside the Klang Valley, with plans to emulate its flagship mixed development De Centreum City in Kajang, Selangor.

"We are aggressively looking for good valuable land outside Kuala Lumpur, namely in Johor and the northern region," Protasco executive chairman and group managing director Chong Ket Pen (pix) told SunBiz in an interview.

The group is looking for sizable land measuring between 4ha and 8ha.

"For land acquisition alone, we have allocated between RM40 million and RM50 million for this year," said Chong.

The group plans to use internal funds and bank borrowings to buy large tracks of land for its future development.

"Our gearing is very low at 0.2 times. Therefore, we have the margin to move up our gearing," he said, adding that the group is comfortable with a gearing level of up to 0.25 times.

Protasco is in a net cash position of RM105 million. Cash and its equivalents stood at RM161.9 as at March 31, 2013, while total borrowings amounted to RM42.3 million.

A month ago, Chong said Protasco was close to securing a 8ha land worth RM50 million in Johor.

"It's a highly valuable piece of land and we hope to conclude the deal by this year. It is in Johor Baru, but not in Iskandar Malaysia which I find is quite saturated," he said.

Early this month, Protasco teamed up with Asdion Bhd, a software development and information communications technology company, to undertake property development on several pockets of land in Johor Baru.

Under the deal, Asdion will sell a 64% equity stake in its subsidiary Sun Rock Development Sdn Bhd to Protasco's unit Protasco Development Sdn Bhd for RM64, while Asdion will retain the remaining 36% stake.

Sun Rock Development is finalising the purchase of five parcels of leasehold land totalling 5.8ha in Plentong, Johor Baru from Johor Corp for RM29.6 million.

"We plan to tie back our future property developments to the same kind of products that we are developing at De Centreum. We want the De Centreum City branding ," he said.

Protasco's De Centrum City project is a 40.5ha tract in Kajang, with a gross development value (GDV) of RM6 billion. The group is positioning the development as an up-market product despite its location on the outskirts of Kuala Lumpur.

"We have a 15-year master plan to develop the whole area into a city," he said. The site also houses the Infrastructure University Kuala Lumpur (IUKL), which is owned and managed by Protasco.

The first phase, with a GDV of RM250 million, was launched last January, and had already secured sales up to 80% and anticipated it to be sold out before year end.

Phase 1 features a 20-storey, low-density serviced apartment tower, a three-storey retail mall and shops, an eight-storey above ground carpark and a 12-floor small office, home office tower.

Chong said second phase of the project will double the GDV to RM500 million and will be launched in the middle of 2014. 

Phase 2 features two blocks of offices, two blocks of apartments, a four-star hotel and a convention centre that can accommodate 1,500 people.

He revealed that the company has secured a "ready owner" for the hotel.

Property development is still a small part of Prostaco's business, but the group wants this segment to contribute about a quarter of its operating profit by the next three years, said Chong.

For now, the road construction and maintenance business remains the largest contributor, contributing RM99.5 million or 96% to Protasco's operating profit last year.

Chong said the construction segment has managed to bring in RM110 million of new jobs so far this year.

Protasco's target is to increase profit and revenue by 15% per year, boosted by its construction and maintenance segments, as well the property business.

Developer demands fee arrears before handover of strata title

The Star, Wednesday June 19, 2013 

Stories by JADE CHAN
jade@thestar.com.my

PROPERTY owners of Pusat Perniagaan Desaria 2 commercial centre are unhappy that the developer wants them to pay their fee arrears before giving them their strata titles.

However, most owners of the project located in Seri Kembangan said they had not paid because the developer had not fulfilled its responsibilities to carry out maintenance work since they moved in a decade ago.

Pusat Perniagaan Desaria 2 comprises four blocks of apartments and shoplots.

“The developer has not carried out any maintenance work since handing over the properties in 2002. The maintenance duties still come under the developer as a joint management body was never formed,” said apartment owner Derek Liew.

“In May 2012, we were informed that the strata title for our properties had been issued by the Land Office but the developer demanded that we settle all outstanding payments before transferring the strata titles to us.

“The arrears range from RM7,000 for an apartment to RM10,000 for a shoplot,” he said, adding that the developer had not made any attempt to collect the monthly maintenance fees of RM60 per apartment and RM90 per shoplot.

“We feel we should not have to pay as the developer did not carry out its responsibilities,” he said.
“Our commercial centre has not been cleaned and no other maintenance was carried out.

“Streetlighting was a problem at one point, until we highlighted the matter to the then Balakong assemblyman Yap Lum Chin and Kajang municipal councillor Eddie Ng who helped us to get the issue sorted out.”

Liew said the property owners had sought the assistance of the Kajang Municipal Council’s (MPKj) Commissioner of Buildings (COB) and Balakong assemblyman Eddie Ng to resolve the issue.

“The developer has also been imposing storage fee charges on property owners due to the delay in issuing strata titles,” said Ng.

“However, during an October 2012 meeting, the developer was informed by the Housing and Local Government Ministry representative that they were not allowed to collect any storage fee as it was collected only by the Land Office, as stated in Section 90 (3) of the National Land Code.

Ng said he would bring the issue to the attention of Selangor state exco for housing, building and urban settler management Iskandar Abdul Samad.

Meanwhile, Ng said the COB would be filing a suit against the developer for failing to produce the audited accounts for Pusat Perniagaan Desaria 2.

“The suit will be filed via the Selangor Housing and Property Board, and the developer will be sued under Section 21 (1) of Act 663 [Building and Common Property (Maintenance and Management) Act 2007].”

Jewel of the south

The Star, Friday December 14, 2012

By JOY LEE 

joylmy@thestar.com.my

Up and coming: Acacia homes, TTDI Grove, is one of Naza TTDI’s latest developments in Kajang.

SATAY comes to mind at the mention of Kajang town. But this once sleepy agricultural town is abuzz with more than just a local favourite dish.

The landscape of Kajang has transformed over the past 40 years as the town plays host to a growing population of people migrating to the big city but looking for an affordable place to stay outside of Kuala Lumpur.

Back in the 1960s, the economy of Kajang was supported by the estates that opened up in the surrounding area including coffee and rubber estates. A town square made up the heart of Kajang and was where the main roads led to and town folks convened to catch up on the day’s gossip.

But as the town drew more fortune seekers, estates were turned into housing projects and highways were built to improve connectivity to Kajang.

The population of Kajang is growing fast. Some estimate that it is growing at close to 9% per annum due to migration.

According to the Department of Statistics, Kajang’s population in 2010 was estimated to be 795,522, making up about 15% of Selangor’s population of 5.4mil though the local town council (MPKj) expects Kajang’s numbers to breach 1mil people by 2013.

Touted as a Greater Kuala Lumpur hotspot, Kajang has much to offer residents and developers alike as development plans for housing and better infrastructure are afoot by various parties.

Jewel in the making

Kajang is located about 21km from Kuala Lumpur and there are several highways that have opened up within the area over the past few years much to the benefit of Kajang.

These include the Kajang SILK Highway and Persiaran Kajang-Semenyih. Other links to the area are Lebuhraya Utara Selatan, Lebuhraya Cheras-Kajang and Lebuhraya Klang Selatan.

These roads offer easy access to and from other popular hotspots such as Puchong, Bangi and neighbouring Semenyih and Cheras.

Additionally, the proposed Sungai Buloh-Kajang MRT line which is expected to come up in 2017, also stirred up much interest in Kajang. Currently, there are three MRT stations slated for the area — Saujana Impian, Bandar Kajang and Jalan Reko.

Greater accessibility isn’t Kajang’s only appeal.

Affordability is a key factor that drives the residential market in Kajang as home buyers can still afford property in Kajang while working in Kuala Lumpur.

According to a property agent based in Kajang, it is still possible to get a double-storey terrace house below RM500,000 in some of the older parts of the town such as Sungai Chua.

“You can get a single-storey terrace house in that area for RM280,000 to RM300,000,” the agent added.

In comparison, agents note that it is not possible to buy into areas like Cheras with RM500,000 and below.

Coming soon: Camellia homes TTDI Grove Kajang.

Property reports say that prices of property around the Klang Valley have been rising by 30% year-on-year.

However, there are a lot more new developments coming up in Kajang and most of these are in the mid- to high-end market. A property agent said it was not an easy task identifying the price trend for newer properties.

“Property prices in Kajang vary depending on the types of property. It is not easy to gauge the prices of new developments because the prices keep changing,” said the property agent.

For example, the first phase of Mutiara Goodyear Development Bhd’s gated and guarded Nadayu 92, which was launched in the middle of 2010, were priced at RM433,000 to RM1.02 million.

Note that Kajang is also an education hub of sorts with several esteemed educational institutions in the vicinity including Universiti Kebangsaan Malaysia, Universiti Putra Malaysia, the Nottingham University campus, Universiti Tenaga Malaysia, the German Malaysia Institute and the Australia International School.

Developers’ new playground

About 20 to 25 years ago, Kajang was already recognised as an ideally located town at a comfortable distance from Kuala Lumpur with affordable housing and good infrastructure.

Thanks to the strong demand for housing there, developers have also flocked to Kajang in recent years.

Last year, Ireka Corp Bhd purchased a 20.6acre site in Kajang for RM22.4mil while Dijaya Corp Bhd bought an 80ha tract for RM228mil.

Other major property developers that have claimed a stake in Kajang include UEM Land Holdings Bhd, SP Setia Bhd, Mah Sing Bhd, Naza TTDI, Sime Darby Bhd and local stalwart MKH Bhd, formerly known as Metro Kajang Holdings Bhd.

MKH Berhad managing director Datuk Eddy Chen Lok said land is becoming scarce in Kajang and prices are starting to increase tremendously.

“Also, people are expecting the MRT to be ready by 2017 so property prices are heading towards 2017 levels too,” Chen said.

For example, Chen said prices of MKH’s residential properties have appreciated more than 20% over the past five years. In fact, its two-storey terrace houses project, Hillpark Homes in Bandar Tek Kajang, saw an appreciation value of 58% in one year.

New development: MKH Bhd’s Sentosa Heights in Kajang.

Nonetheless, Chen reiterated that Kajang is still an affordable place to live.

Chen added that residents of Cheras, Putrajaya and Cyberjaya are buying up property in Kajang as cost of properties in Cheras and Cyberjaya has risen significantly while most of the homes in Putrajaya are occupied by civil servants.

But prices in Putrajaya are also on the rise, which bode well for developers’ with projects in the vicinity of Kajang as these areas cater to the spill over demand from Putrajaya.

“We have landbanks that we purchased much earlier. So we are positioned to cater to the market demand that is spilling out of Putrajaya,” Chen said.

He added that some 90% of sales closed in its Semenyih township were done by civil servants.

Apart from serving the migratory market, developers note that there is also a big group of property upgraders in Kajang itself that makes up a substantial demand for higher end properties in Kajang.

Developers have responded to this demand well with more gated and guarded projects as these developments would help them maximise the value of their land.

“Big developers are now more willing to pay a higher price to buy land in Kajang area. They are developing bigger projects for the higher end market because these types of projects have higher appreciation value,” an agent said.

With all the development in store for the town, Chen concludes that Kajang is a jewel in the making.

The Star, Saturday October 27, 2012

Buyers turn to Kajang as KL home prices rise

THE past couple of years, in tandem with the rise in property prices in major towns and cities in the country, Kajang's property market has generated quite a bit of interest among both developers and house buyers.

Located about 20km from the city of Kuala Lumpur, Kajang is benefiting from its second-tier location status as Kuala Lumpur and Petaling Jaya prices move beyond the affordability of ordinary salaried workers.

Two property negotiators based in the area say much of the interest of late is due to improved accessibility with the various highways that have been completed, and not so much because of the soon-to-materialise MyRapid Transit system (MRT).

Says one of them who declined to be named: “The spike in prices in Cheras properties has resulted in people from Cheras buying into Kajang as housing is cheaper over there. Unless it is very old and run-down, it is not possible to buy into Cheras with RM500,000 and below,” she says.

The other factor is schooling. Yu Hua Kajang, which offers both Chinese primary and secondary schooling, will only consider applications from a Kajang address, she says.

“Saujana Impian and Prima Saujana, by virtue of their proximity to Cheras, enjoy good demand, with Saujana Impian having more tenants than owner occupiers.”

She adds that projects in that vicinity by the Naza TTDI group have received good response from buyers and investors. As for Kajang-based developers MKH and private developer TLS Group, she says the Kajang and Cheras population are familiar with both.

She says the issue is not so much a lack of housing, but the scarcity of bread-and-butter double-storey housing.

“Developers, in their search of higher profits, are building three-storeys housing, semi-detached and bungalows in Kajang. What people really want are double-storey terraced housing,” she says.

Because of the challenges in getting land in and around Kuala Lumpur, developers are also scouring other towns and Kajang seems to be within their radar.

Three developers who have bought land in or close to Kajang includeMah Sing Group Bhd, SP Setia Bhd and the Dijaya Corp Bhd. The Sunway group has moved into that location several years earlier. These newcomers will be competing with developers who have built a strong following over the years.

Says MKH group managing director Datuk Eddy Chen Lok Loi: “We have no trouble competing with anybody. We are doing everything that other developers are doing.”

Chen says that at the marketing level, the mid-sized developer, formerly known as Metro Kajang Holdings Bhd, has a strong reputation there, having built 30,000 units ranging from residential to commercial properties over the years.

Financially, having accumulated land at between RM8 and RM9 per sq ft would put it at a great advantage compared to newcomers who have paid considerably more. In areas like Semenyih, some of its land bank was acquired at less than RM5 per sq ft.

“I believe MKH is about to make a huge leap forward. Our strategic land bank, which we bought at a very good price when compared with newer players, and the emergence of MRT will give us a strong advantage over our competitors.”

The third factor is the RM135mil turnkey project comprising about 550 acres in Puncak Alam, Selangor, with Puncak Alam Resources Sdn Bhd, he adds.

Over the next seven years, MKH plans to build projects with an estimated gross development value (GDV) of more than RM5bil.

As a result of the Sg Buloh-Kajang MyRapid Transit line, MKH is tweaking its plans for some of its commercial projects. The 51km Sg Buloh-Kajang line will have two stations in Kajang. One of them will be sited at the town centre, about 500 metres from the police station, which is next to MKH City.

The second MRT station will be located along Jalan Reko at the Sekolah Menengah Kebangsaan Jalan Bukit.

MRT will provide additional public rail transport to the current Keretapi Tanah Melayu (KTM) line. There is also a proposal to have a KTM station next to Kajang 2, another MKH project.

Improved rail transport, says Chen, will benefit the company's new developments like MKH City, MKH Boulevard and Kajang 2. It will also give a boost to its older projects Plaza Metro Kajang and Metro Point.

Chen says the value of Plaza Metro Kajang will be enhanced considerably as the station will be about 400 metres from it. The company is also considering building a walkway to connect to it.

“We had wanted to built a small complex on one of the new sites with a gross area of about one million sq ft. With the MRT line entering Kajang town, we are now considering doubling that to two million sq ft because the MRT line will take care of parking issues,” says Chen.

The line will pass close to MKH's new and existing properties MKH City, MKH Boulevard and Kajang 2.

Chen says the company has between 500 and 600 acres of land, with the bulk of them in Kajang and Semenyih, excluding its 550-acre turnkey development in Puncak Alam, Selangor. Semenyih is about 10km from Kajang.

Besides its base in Kajang, MKH also has projects in Petaling Jaya, Old Klang Road and Kuala Lumpur.

On affordable housing, the current buzzword in the property industry, Chen says its projects in Semenyih are priced at between RM300,000 and RM400,000, which is today categorised as affordable. Kajang double-storey housing, by comparison, are now priced about RM500,000.

MKH's nine-month earnings for financial year 2012 has risen 124% year-on-year to RM47mil, driven mainly by successful key projects in Kajang, Semenyih and Bangsar. A HwangDBS Research report says the three locations collectively achieved a commendable 77% take-up rate.