MCT Consortium was founded by Tan Sri Dato’ Sri (Barry) Goh Ming Choon and Dato’ Sri Tong Seech Wi. The company began operations in 1999 as Modular Construction Technology Sdn Bhd, a builder specialising in undertaking construction, civil engineering and mechanical and electrical works through the modular construction technique.
MCT Consortium subsequently ventured into property development in 2004 with the development of USJ One Avenue, a 448-unit condominium project. Modular Construction Technology Sdn Bhd commenced its operations in 1999 with a paid-up capital of only RM250,000, and its revised net asset value has since increased tremendously to RM1.33 billion currently under MCT Bhd.
MCT Consortium is today an integrated property developer supported by in-house capabilities including development planning, architectural and engineering design, quantity surveying and procurement, interior design, project management and construction.
It has successfully completed projects with a total gross development value (GDV) of RM1.08 billion to-date, and is currently developing on-going projects with a total GDV of RM2.264 billion.
Its pipeline of projects to be launched in the future totalled an estimated RM6.723 billion. This excludes remaining landbank of 296 acres with its GDV yet to be finalised. MCT Consortium’s existing landbank is located within Greater KL in USJ (Petaling Jaya), and within Cyberjaya and its surrounding area.
The RTO Exercise in 2014
GW Plastics is listed on the Main Market of Bursa Securities as a company previously involved in the manufacturing and marketing of blown and cast plastic film packaging products through its subsidiaries. Such subsidiaries were disposed on 8 January 2013.
The company had in January 2014 signed a share sale agreement with the Vendors for the proposed acquisition of the entire 100% of the issued and paid-up share capital of MCT Consortium.
The acquisition will be satisfied via the issuance of approximately 1.032 billion new GW Plastics shares of RM1.00 each and approximately RM122.2 million irredeemable convertible unsecured loan stocks at 100% of their nominal value, which will result in a significant change in the business direction of GW Plastics, and the eventual reverse takeover (RTO) of GW Plastics by MCT Consortium.
Upon the completion of the regularisation plan, GW Plastics changed its name to MCT Bhd.
Completed/past developments:
USJ One Avenue
162 Residency, Selayang
Garden Shoppe @ One City
The Place @ One City
Sky Park @ One City
eCity Hotel @ One City
The Place @ Cyberjaya
Ongoing/future developments in Klang Valley:
V-Residensi @ Selayang Heights
V-Residensi 2 @ Shah Alam
The Square @ One City
Sky Park @ Cyberjaya
LakeFront Villa @ LakeFront Cyberjaya
LakeFront Residence (Acorus and Brasenia) @ LakeFront Cyberjaya
The Kuala Lumpur skyline is expected to transform dramatically once a new supertall skyscraper is approved to be built next year and completed in 2020.
The new development will dethrone the world famous Petronas Twin Towers as Malaysia’s tallest buildings. As one of Malaysia’s largest national pride, the Petronas towers have been dominating the city skyline for almost two decades.
PTLM Research reported last year that Kuala Lumpur will soon be home to two new supertall skyscrapers with both having more than 100 storeys. Both of these towers will be taller than the Petronas Twin Towers. This report is now confirmed.
From cars to seaports and from rice to sugar, prominent Malaysian tycoon Tan Sri Syed Mokhtar is optimistic about his latest endeavour. His planned RM6 billion Tradewinds Centre development in Jalan Sultan Ismail has now been ‘upgraded’ to a much larger and taller project.
It is now on paper Malaysia’s tallest building.
Renamed as the Tradewinds Square, the revised plan for the project comprises a 110-storey corporate office tower, a 61-storey mixed-use tower and a shopping mall with a floor space of 1 million square feet. The mall will cater to the upper-end market.
The total gross development value (GDV) for the project could be in excess of RM6 billion.
Global architectural firm Woods Bagot has been appointed as the lead architect for this project in association with Singapore-based DP Architects Pte Ltd and its local subsidiary DP Architects Sdn Bhd.
The 61-storey mixed-use tower contains a luxury hotel at the upper segment of the building and service residences including penthouses that are expected to be among the priciest property in Kuala Lumpur.
The hotel will welcome guests at its sky lobby on Level 59, making it the highest hotel arrival lobby in Southeast Asia. Level 60 and 61 will offer amenities such as swimming pool, gymnasium, spa and the rooftop sky lounge.
The hotel operator has not been confirmed but according to sources, the hotel will be a renowned international brand.
The office tower will reach a top-of-crown elevation of 608 metres while the hotel-cum-residences tower will reach 288 metres. Both towers will have a unique crown atop the building glowing lights for the city centre.
Tradewinds Square will be linked via a skybridge to the opposite development, which is the redevelopment of the former MAS building. The redevelopment will see the 35-storey building structure being upgraded into a ‘Grade A’ office building and connected to a new 50-storey hotel block.
Tradewinds Square reaches to the sky.
From Hilton to rubble…
In April 2013, the former Crowne Plaza Mutiara Kuala Lumpur and Kompleks Antarabangsa had began demolishment works. By August 2015, the site would have been fully cleared to makeway for Tradewinds Square.
Crowne Plaza was the first Hilton hotel in Kuala Lumpur and operated from the 1960s until 2001 when the hotel was rebranded to Mutiara Kuala Lumpur Hotel and managed by Pernas Hotel Management Sdn Bhd, a wholly-owned subsidiary of Pernas International Holdings Bhd.
Later in 2004, Tradewinds Corporation Berhad (Tradewinds Corp) — formerly Pernas International, announced the appointment of Intercontinental Hotels Group to manage the hotel as Crowne Plaza Mutiara.
The 559-room Crowne Plaza Mutiara hotel finally ceased operations on 1 January 2013. Kompleks Antarabangsa, which used to house Ernst & Young — a Big 4 accounting firm, had been vacated much earlier with many tenants such as MMC Corporation Berhad, a sister company of Tradewinds Corp, relocated to other buildings in the city.
In December 2013, it was reported that Tan Sri Syed Mokhtar and Mohamed Ali Alabbar, the founder and chairman of Dubai-based Emaar Properties, have teamed up to develop this project under a company called Tradewinds International Sdn Bhd.
Riding on Alabbar’s experience in creating global real estate landmarks, the original plan then was to feature as many as four towers consisting of a 65-storey and a 24-storey corporate office block, as well as a 54-storey service apartment, a 14-storey medical centre and a centrepiece central plaza inspired by the Rockefeller Center in New York City.
Alabbar’s Emaar developed some of Dubai’s most notable landmarks, such as the Burj Khalifa, the tallest building in the world, and the Dubai Mall, the world’s largest shopping mall.
The site and demolishment works as of May 2015 to pave way for the new supertall.
Iconic landmark in the city centre
Tradewinds Square is now said to be parked directly under Tradewinds Corp, the holding company of several blue-chip hotels and properties in Malaysia. The company was taken private by major shareholder, Tan Sri Syed Mokhtar, in September 2013 in a deal which valued the company at RM1.12 billion.
In August 2013, Tradewinds Corp had shown interest to acquire the neighbouring Kenanga International Building from Permodalan Nasional Berhad (PNB). It made sense for the company to demolish it to make the site part of the planned massive project.
Development order for the revised plan is expected to be submitted by August 2015. This is pending the developer obtaining the power of attorney for the completion of the acquisition of the Kenanga building and land. It is believed that with the acquisition of the next door building and land, the enlarged site would enable Tradewinds Corp to develop Tradewinds Square into a new landmark for Malaysia.
Upon approval by Kuala Lumpur City Hall (DBKL), the construction tender awards will be made by the middle of next year.
The project is expected to be completed in 2020, perhaps within that year to coincide with Tan Sri Syed Mokhtar’s 70th birthday.
KL118 Tower versus Tradewinds Square
Tradewinds Square is the latest addition to Kuala Lumpur’s booming construction sector.
In another site within the city, massive groundworks are currently underway for the construction of the approved RM6 billion KL118 Tower, formerly known as Menara Warisan Merdeka.
Foundation works in progress for KL118 Tower.
KL118 Tower will rise to 118 storeys comprising 80 levels of office space, 12 levels of hotel and 5 levels of hotel residences and remaining floors for retail and facilities. PNB Merdeka Ventures Sdn Bhd, a wholly-owned subsidiary of state-owned fund manager Permodalan Nasional Bhd (PNB) is the owner and developer of the project.
The 250-room hotel component is said to be managed under the branding of Park Hyatt under the Hyatt Hotels Corporation. This disclosure has not been verified by PNB.
It was reported that two out of six bidders have been shortlisted to be the frontrunners to bag the construction portion of the diamond-cut, glass-cladded skyscraper.
The two outfits are a joint venture between WCT Holdings Bhd and Dubai-based Arabtec Construction PJSC, and a consortium comprising UEM Group Bhd and South Korea’s Samsung C&T Corporation.
Under Phase 2, an 8-level shopping centre will be built with a direct access from the tower, the urban park-cum-stadium grounds and the Merdeka MRT Station. Seven levels of basement carpark together with a 2-level underground access road tunnel from Jalan Belfield will also be built.
KL118 Tower has a top-of-crown elevation of 570 metres and together with the building spire will make it a total official height of 682 metres.
This simply means Tradewinds Square’s 608 metres will make it the tallest building based on the measurement of top-of-crown elevation or rooftop height. If completed at the same time, however, the Council on Tall Buildings and Urban Habitat (CTBUH) would most likely declare KL118 Tower as the overall tallest building.
International consultancy firm, Turner International is involved as project manager for both KL118 Tower and Tradewinds Square. The firm is also involved in the Tun Razak Exchange (TRX), which is Kuala Lumpur’s future purpose-built business district.
KL118 Tower is a 118-storey skyscraper currently under construction.
Kuala Lumpur property market
Concerns on oversupply in the market will be further heightened with such ‘megaprojects’, not just these two but many others within the city centre.
Fortunately in the case of KL118 Tower, PNB has reinterated that 60 floors of office space have been set aside for own usage by PNB and its subsidiaries with international exposure.
Both these towers along with several ongoing large infrastructure projects were said to be able to drive the property market in downtown Kuala Lumpur. International consultants were hired for large projects and in turn will attract specialist expatriates to the city.
One such prime property located adjacent to the upcoming Tradewinds Square is Vipod Suites. It was sold at an average of RM900 per square feet in 2010 and is currently transacting at over RM1,600 per square feet for a fully furnished unit.
Kuala Lumpur continues to be an attractive market for real estate development. As many as 15 branded hotels and hotel-residences are expected to enter the market. It is not surprising that as many as 17,595 units of residential units are expected to come into the KLCC and downtown city market within these two years.
On the other hand, supertall buildings which cater mainly to the corporate market will poised a major threat to existing and upcoming office buildings. Multi-national corporations are likely to lease an iconic, prime address, a green-rated building and have greater requirements on technical and environment features.
No stopping for Tradewinds
Tradewinds Corp is also demolishing and redeveloping the former Menara Tun Razak (Pernas Building) on Jalan Raja Laut into a 50- and 26-storey office towers known as Tradewinds Towers. The site has been cleared as of PTLM’s recent site visit last month.
Tradewinds Towers on Jalan Raja Laut is located just across the road from Kuala Lumpur City Hall.
Tradewinds Corp is 65% owned by Perspective Lane (M) Sdn Bhd, which in turn is developing a 42-storey service apartment block and a 5-storey retail-cum-office block in Jalan Belfield, which is a stone’s throw away from KL118 Tower.
On 31 July 2015, Tradewinds Corp announced that it purchased 12.2 acres of land at Jalan Belfield for RM258 million cash.
Tradewinds Corp is also involved in the proposed Harrods Square development via Jerantas Sdn Bhd. Jerantas is the vehicle through which Tan Sri Syed Mokhtar, Tan Sri Desmond Lim of Pavilion famed and Qatar Holding LLC will jointly develop the luxury project.
Harrods Square will be connected to the Pavilion Kuala Lumpur shopping mall from underground as well as an overhead pedestrian bridge.
Pending land transfer approvals, Harrods Square was planned for four blocks: a 27-storey Harrods Hotel with 102 rooms and 60 service apartments; a 61-storey building with 508 service apartments and four floors of commercial and retail space; a 52-storey building with 516 serviced apartments and commercial and retail space; and a 31-storey office tower.
In July 2014, it was announced that Tradewinds Corp will ink a 70:30 partnership with UDA Holdings Berhad to jointly develop Bukit Bintang Plaza (BB Plaza) into luxury residences and a landmark retail mall with a total GDV in excess of RM3 billion.
Their joint-venture company — Zurah Ventures Sdn Bhd — will tear down the 18-storey BB Plaza that was constructed in the 1970s at the intersection of Jalan Sultan Ismail and Jalan Bukit Bintang and erect in its place a 56-storey service apartment atop a 12-storey shopping mall and facilities podium.
Tradewinds Corp already owned eight hotel and resort buildings and operated several hotels under the Mutiara Hotels & Resorts. They are:
The Danna Langkawi,
Hotel Istana Kuala Lumpur,
Mutiara Johor Bahru,
Mutiara Taman Negara in Pahang,
Meritus Pelangi Beach Resort & Spa in Langkawi,
Hilton Kuching,
Hilton Petaling Jaya, and
Batang Ai Longhouse Resort Managed by Hilton in Sarawak.
In Langkawi, Tradewinds Corp has a flagship development project called Perdana Quay. The project is the island’s first integrated leisure, retail, residential and commercial development targeted at ultra high-end travellers seeking ecological and nature-oriented holidays. Its highlights are the water-themed adventure park below the Machinchang mountain and 60 luxury resort villas called The Burau (the former Mutiara Burau Bay Beach Resort).
In terms of landbank in Johor, Tradewinds Corp has a total of 3,661 acres available for development. The parcels of land are located in Nusajaya (607 acres), Sedili (2,055 acres), Pulai (629 acres) and Mount Austin (370 acres).
The Nusajaya landbank will host an integrated township called “One nu” with a potential GDV of RM18 billion comprising of more than 8,000 residential units.
In Kuala Lumpur, Tradewinds Corp was reportedly studying the possibility of monetizing the site of Hotel Istana Kuala Lumpur and transforming the site into another iconic landmark of the future.
Harrods Square will be linked to the Pavilion Kuala Lumpur shopping mall.
Lawyer Balwant Singh Siddhu said after amendments were made to the Land Acquisition Act in 1999, land belonging to the public can be acquired for public or private purpose by the government.
“For example, if person owns a piece of land in Jalan Ampang that has not been developed, a developer can approach the government to develop the land.
“The government can then acquire the land and sell it to the developer.
“He can then sell it to another developer and make a profit.”
He said prior to 1999, the government could only acquire land for public purposes, such as building roads, schools or other public amenities.
Balwant said one recourse available to the land owner was to show that the land was acquired in mala fide (bad faith).
He said the owner must show that the intention behind the acquisition was very different from the purpose stated. On the issue of compensation, Balwant said the landowner would be paid the amount determined by the land administrator.
He said if the owner disagreed he had to appeal to the High Court.
Balwant said the High Court judge would appoint two valuers, one private and one government, and the judge was bound by their opinions.
“It does not matter whether the judge agrees or disagrees with their valuation, but he is bound to follow it.
He said before 1999, a land owner could appeal all the way to the highest court in the land and also the Privy Council.
On the Kinrara-Damansara Highway (Kidex), Balwant said the government had the right to acquire land for the purpose of building highways and road reserve.
He said the road reserve should only be of a reasonable size.
He said if the land acquired was outside the development area, then the landowner had every right to challenge it.
The open competition was aimed at exploring possible themes and directions for a proposed MH17 Memorial. The tragedy is significant as it has influenced thousands of lives in direct or indirect manner across the entire world.
Most of all this tragedy has affected the Netherlands – the Dutch nation that lost 193 souls in this catastophe. Therefore Amsterdam, the departure point of this one way flight, was selected as a location for the MH17 Memorial.
Matterbetter has proposed to design an artificial island in the IJmeer in Amsterdam, the city’s “Internal Sea” situated between the Java-eiland and Amsterdam-Noord, the rapidly developing part of the city.
The memorial will be a place that honours remembrances, respect for life and a preservation of peace for the broader society and as such it forms a new public space for Amsterdam’s cultural infrastructure.
MH 17 Memorial Winner William Smith and Hiroshi Kaneko (USA).
On the 25th of January of 2015, the first place winner was announced after the competition attracted more than 290 submissions worldwide.
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Winner – William Smith and Hiroshi Kaneko (USA) 2nd Place – Meaghan Hunter, Kristen Struthers and Danielle Loeb (Canada) 3rd Place – Fabian Tolosa, Ariel Perea and Ignacio Pereyra (UK and Argentina)
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Malaysia Airlines Flight 17 (MH17) was a scheduled international passenger flight from Amsterdam to Kuala Lumpur that was allegedly shot down by missile near the Ukraine–Russia border on 17 July 2014, killing all 283 passengers and 15 crew members on board.
The crew were all Malaysians and 193 passengers were Dutch, while many of the other passengers were Australians and Malaysians. By 19 July, the airline had determined the nationalities of all 298 passengers and crew.
The Boeing 777-200ER airliner lost contact about 50km (31 mi) from the Ukraine–Russia border and crashed near Torez in Donetsk Oblast, Ukraine, 40km from the border. The aircraft crashed outside Hrabove, near Torez in eastern Ukraine’s Donetsk Oblast.
As the first year anniversary approaches in less than one month from today, we review the following 10 winning proposals selected by an international 9-person jury panel.
The first store in the country was officially launched yesterday at Citta Mall in Ara Damansara, Petaling Jaya.
Founder and CEO of Hauslife, Yu Kong Cing, said this partnership which led to the setting up of the first store in the country would benefit greatly by taking advantage of its knowledge in the local furniture and furnishing market.
“We intend to bring the brand’s world-renowned furniture store to a higher level in Malaysia,” he said, adding that the first store will have an area of 800 square metres.
It is the first store outside the United States featuring the design and layout of the brand’s newest store design.
Hauslife intends to open two more stores by the end of this month. The stores are located in Bangi and Subang Jaya, both of which will open on 30 June 2015.
President and CEO of Ashley Furniture HomeStore Todd Wanek said the company’s growth over the past 17 years is the result of its efforts to foster good relationships with customers.
As a local partner, Hauslife will offer management solutions ranging from consultancy through to implementation to meet customer requirements, as well as sales and marketing of products and store expansion across Malaysia.
Much of Ashley’s furniture is sold pre-assembled as compared to self-assembly by the customer for IKEA’s furniture.
Ashley Furniture HomeStore is fast expanding across the globe. It is now one of the world’s leading chain of furniture store brand and is the no. 1 retailer of furniture and bedding in the United States, with an annual sales in excess of US$4 billion.
The first Ashley Furniture HomeStore opened in Anchorage, Alaska in 1997.
It now operates in more than 560 locations, including throughout the United States, Canada, Mexico, Antigua and Barbuda, Barbados, Costa Rica, Puerto Rico, Dominican Republic, Guatemala, Honduras, US Virgin Islands, Egypt, Saudi Arabia, Jordan, Japan and Indonesia.
The company aims to open 1,000 stores in Asia within the next 10 years.
Many of its stores are independently owned and operated, but all of the furniture sold is manufactured by its parent company, Ashley Furniture Industries, Inc.
Ashley Furniture Industries, Inc., headquartered in Arcadia, Wisconsin, is one of the world’s largest manufacturer of home furniture. The company is family-owned by father and son team Ron and Todd Wanek and employs over 13,000 people with factories in the United States, China and Vietnam.
Established in 1945, the manufacturer offers one of the industry’s broadest product assortments to retail partners and homestores across over 123 countries.
Meanwhile, the household retail business continues to boom in Malaysia. IKEA will be opening its second megastore soon in Cheras while home improvement retailer Ace Hardware will be opening soon its 16th outlet in Malaysia at the Atria Shopping Gallery in Petaling Jaya.
Australian home decor and fabric retailer Spotlight added its second and third outlets recently. Last year, Thailand-based Index Living Mall and HomePro ventured into the country with both stores opening at IOI City Mall in Putrajaya.
It was reported that Putrajaya is seriously considering a hike in highway toll rates by up to 30%, or between 20 sen and RM1, for at least 16 highways nationwide. The figure may rise to 19 or more in the near future.
The government last year postponed the scheduled toll hikes amid concerns over rising living costs. If approved, the toll hikes will come four months after the implementation of the Goods and Services Tax (GST).
The new measure is expected to be implemented beginning from August this year if the Cabinet approves the new toll rates. However, it remains unclear if the toll hike would be implemented in one go or progressively in stages.
At today’s Cabinet meeting, there was no indication if a final decision has been or when it will be made.
Among the major highways expected to be affected are the Duta-Ulu Kelang Expressway (Duke), the Damansara-Puchong Highway (LDP), the New Pantai Expressway (NPE) and Kajang’s Silk Highway. The hike will not involve the North-South Expressway (NSE).
For an example, if the toll on the LDP was increased by 30%, the charge would rise from the current RM1.60 to RM2.10.
According to concession agreements, toll rates were due for an increase in 2011. However, the government staved off the increase by compensating concessionaire companies and there was no increase that year.
Last year, the government compensated concessionaires nearly RM560 million to maintain toll rates.
In February this year, Projek Lebuhraya Usahasama Bhd (PLUS), the country’s largest toll concessionaire reported a toll revenue of RM2.46 billion for the first nine months of 2014, following a stable performance of its toll concessions.
PLUS has a projected revenue of RM3.32 billion for the whole of last year, with about 80% of its revenue contributed by the NSE.
Back in August 2014, Malaysia introduced a new toll at the Johor Bahru Customs, Immigration and Quarantine (CIQ) checkpoint, a move reciprocated by Singapore’s Woodlands Checkpoint in October. The new toll affected all classes of vehicles except motorcycles.
Bukit Jalil City is dubbed as the next iconic landmark of Malaysia. It is an integrated development accentuated with the finest amenities and infrastructure for Business, Living, Retail, Dining and Entertainment. Here, the upscale urban lifestyle comes with unrivalled connections.
The entire development will be anchored by Pavilion Bukit Jalil, an upcoming regional shopping centre that will comprise of a net lettable area of over 2 million square feet – a number that will make it one of the largest mall in Kuala Lumpur. The shopping centre will be managed by the award-winning Pavilion Group, whose Pavilion Kuala Lumpur is often called Malaysia’s most successful mall.
Adjacent to Pavilion Bukit Jalil will be Bukit Jalil City’s residential component called The Park Sky Residence. Residents here will need not have to drive as they could just step out in style to experience the myriad of urban lifestyle and the best of conveniences offered within Bukit Jalil City.
The residence towers’ grand entrance will greet residents to a majestic experience like no other. With nature and urbanity in mind, The Park Sky Residence is designed to front the breathtaking Bukit Jalil Recreational Park and Bukit Jalil Golf & Country Resort. As you bask in the sun and take in the views, a medley of treats awaits you and your family within a 2-acre recreational deck as well as a floating-like gym structure both overlooking the park.
This is a truly rewarding experience that connects lifestyle, living and luxury.
Development Concepts
This is the first phase of residential component within 50-acre integrated Bukit Jalil City.
Bukit Jalil City will be the largest commercial and banking hub for the surrounding area with large upper middle income population.
Bukit Jalil City is anchored by Pavilion Bukit Jalil, one of Malaysia’s largest shopping centre with a NLA of 2.1 million square feet.
All four residential towers are designed with breathtaking views of the 80-acre Bukit Jalil Recreational Park.
A water-based 2-acre recreational deck that will pamper residents with up-class facilities.
Residents of The Park will be able to walk via underground dedicated access to the Pavilion mall.
Each tower consists of a Sky Retreat level with double height to provide residents a luxury communal space overlooking the greater city skyline.
Home Concepts
The finest residences in Bukit Jalil with young and extended family needs in mind as unit layouts are designed with high efficiency.
Privacy is greatly emphasized. Smaller sizes are bungalows in the sky (no wall-to-wall with neighbouring unit) whereas bigger sizes are semi-Ds in the sky.
Each residence comes with a separated wet kitchen area besides dry kitchen.
A total of 4 passenger lifts and one service lift serving only 8 units per typical floor.
Selected larger-sized unit type has balcony for residents to enjoy the scenic views of the park.
Extra protection comes with a fire-rated entrance door to every home.
Property Details
Name : The Park Sky Residence Phase : Phase 2A – Tower A and B Phase 2B – Tower C and D Developer : Pioneer Haven Sdn Bhd (a member of Malton Berhad) Location : Off Bukit Jalil Highway, Kuala Lumpur Property Type : Service Apartment Sch. H of HDA : Yes Tenure : Freehold Land Area : Bukit Jalil City is 50 acres Adjoining land is Ho Hup’s 10 acres No. of Blocks : 2 blocks of 40 storeys and 2 blocks of 46 storeys Total blocks: 4 blocks No. of Units : Tower A – 251 units Tower B – 298 units Tower C – 298 units Tower D – 251 units No. of Lifts : 4 passenger and 1 service lifts Unit Types : Type A: 1,565 sf (3 bedder / Dual-key) Type B1: 1,103 sf (3 bedder) Type B2: 1,044 sf (3 bedder) Type B3: 1,061 sf (3 bedder) Type C1: 953 sf (2 bedder) Type C2: 868 sf (2 bedder) Car Parking Bay : Provided and allocated per unit Sizes above 1,000 sf provided 2 side-by- side parking bays Green Rating : – Price Range : From RM715,000 onwards Price Per Sq Ft : From RM775 psf to RM980 psf Maintenance : RM0.35 psf, inclusive sinking fund Completion : Q4 2019
Specifications
Corridor : Natural ventilation Ceiling Height : Floor to floor height – 3.1m (10 ft) Structure : Reinforced concrete Wall : Reinforced concrete / Brickwork Windows : Aluminium framed glass Entrance Door : Timber door – Fire rated provided Wall Finishes : Plaster and paint Wall tiles full height for all bathrooms Floor Finishes : Tiles for living, dining, dry kitchen, wet kitchen, all bathrooms, yard, utility room and balcony Laminated timber flooring for all bedrooms and dual-key unit Air Conditioning : Air-conditioning units provided for living and all bedrooms including aircon for dual-key unit Water Heater : Water heater unit provided for master bathroom
Contact Developer
Sales Gallery : Lot 36101 (Lot PT 4474), Off Lebuhraya Bukit Jalil, Bandar Bukit Jalil, 57000 Kuala Lumpur Tel / Hotline : +603-8080 1119 Project Website :www.bukitjalilcity.com
Facilities
Level 7: Recreational Deck
50m Olympic-sized swimming pool
Spa and aromatic pool
Coming soon
Sky Retreat at Every Tower
Coming soon
Developer Profile
Malton Berhad is a reputable property developer in Malaysia. The Group has established a solid presence in the local property sector having completed more than RM2 billion worth of development projects in the country. The Group comprises mainly the Khuan Choo Group, Bukit Rimau Development and Domain Group.
Khuan Choo Group started its construction and property development businesses in 1980 and launched its maiden property development project, Kuchai Business Centre, followed by Seri Kembangan Commercial Centre and Menara Uni.Asia in the heart of Kuala Lumpur.
Bukit Rimau Development Sdn Bhd is the developer of the integrated self-contained Bukit Rimau township spanning over 358 acres of development land in Shah Alam neighbouring Kota Kemuning.
Domain Group carries out construction and project management activities. Domain Resources Sdn Bhd, the holding company, has been the project manager for various housing projects and has successfully rehabilitated and completed more than 12,700 units of properties in Klang Valley, Penang, Johor and Melaka.
In 2002, Khuan Choo Group, Domain Group and Bukit Rimau Development were injected into Gadek Capital Berhad, culminating in its re-listing on the Main Board of Bursa Malaysia. On 20 February 2002, it assumed the present name, Malton Berhad.
Awan Besar is 3 stations away to Sungai Besi LRT/MRT Station interchange with MRT Line 2. The latter is 3 stations away to the proposed Bandar Malaysia South High Speed Rail Terminal.
Future Infrastructure:
Proposed elevated engress and ingress to Bukit Jalil City.
Purpose-built Pavilion Bukit Jalil Underpass. Direct in and out mall car park.
Proposed two overhead U-turns on Bukit Jalil Highway.
Road widening works on Bukit Jalil Highway.
Proposed pedestrian crossing bridge from Bukit Jalil City to Bukit Jalil Recreational Park.
Proposed new link road cutting across Bukit Jalil City and the Bukit Jalil Recreational Park.
Telecommunication:
Fibre optic backbone ready.
Business Park:
5mins to Technology Park Malaysia
Designated areas within TPM are MSC CyberCity status zone.
Astro All Asia Broadcast Centre
Shopping Centre:
Pavilion Bukit Jalil is within Bukit Jalil City
Aurora Place hybrid street mall by Ho Hup within Bukit Jalil City
The Link 2 @ Bukit Jalil’s shoplex hybrid mall
Paradigm Kuala Lumpur is another major upcoming shopping centre with NLA of 1.5 million sf.
IOI Mall Puchong
AEON Big Sri Petaling @ Endah Parade
Giant Bandar Kinrara Mall
Tesco Puchong
School & International School:
SJK(C) Lai Meng, Bukit Jalil
SJK(C) Yoke Nam, Taman OUG
SJK(C) La Salle, Sri Petaling
SJK(C) Choong Wen, Old Klang Road
SJK(C) Ladang Harcroft, Bandar Puchong Jaya
SMK Bukit Jalil
Sekolah Sukan Bukit Jalil
Australian International School Malaysia @ The Mines
University & College:
International Medical University (IMU)
Asia Pacific Institute of Information Technology (APIIT)
Asia Pacific University of Technology & Innovation Campus will be ready in 2016
[No Product Review has been written for The Park Sky Residence @ Bukit Jalil City]
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PTLM Guide is a general guideline that could be used by an investor to gauge the concepts and sustainability of any development. The key points are outlined here for easy reference. This enables an investor to evaluate his strategy of investment based on systematic set of criterias.
In this page, we do not publish specific scores achieved by this project for any of these criterias.
A. The Entry Facts
Location, visibility and environment
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Distance to key locations and growth value of an address
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Concepts, architectural and practicality aspects
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Density of development
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Developer and branding
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Price level and price comparison
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Surrounding commercial, infrastructure, amenities, distance and accessibility
.
Existing demographics
.
Presence of future catalystic projects
.
Continuity development
.
Land tenure
Freehold.
Transit oriented development (if applicable)
.
Integrated retail concept (if applicable)
.
Competitor risk – peer-to-peer product comparison against its vicinity
.
B. Product Design Buy Factors
Practical unit layout design
.
Unit orientation
.
Fittings and furnishings (if applicable)
.
Sufficiency of parking bay and carpark allocation
.
Design of corridor, corridor spaces and ventilation
.
Availability of proper refuse area
.
Variety of facilities, green and open spaces – Example: For families, children-friendly facilities are to be considered
.
Reasonability of maintenance fees based on offered facilities over density
.
Impressive and modern façade
.
Entrance statement, guardhouse, drop-off area and lift lobby
.
Security features and privacy design
.
Other unique features (if applicable)
.
Green rating or greening features (if applicable)
.
C. Strategic Investment Process
Equip with property market and personal finance knowledge.
Identify your niche by studying close-by competing, similar and future products.
Benchmark against competing product prices on PSF basis.
Study potential commercial viability and retail catchment (for mixed development).
Survey the level of occupancy in the neighbourhood.
Survey existing demographic and resident profile in the vicinity. Example: Close proximity to education hub may bring new demand year after year.
Survey the current rental and subsale price from nearest comparison today.
Forecasting by making estimated future rental assumption.
D. The Exit Strategy
Ensuring personal finance capability to maintain the property for minimum of 5 years.
Ensuring personal finance capability for renovation and value-added activities that will help to mitigate risk factors.
Perform calculation of estimated rental yield for first year of occupancy.
Forecasting by making estimated future subsale price.
Determine profit from investment after settling outstanding loan amount.
A Sprawling 417-Acre Township in Southern Klang Valley
Cybersouth is an upcoming self-sustainable community spanning across 417 acres. This township weaves together a dedicated 10-acre central park, mesmerizing lake view and pockets of lush landscaped gardens into its contemporary Residential, vibrant Commercial and beautiful Recreational precincts.
It is a wholesome guarded community far from ordinary. Each of these carefully crafted clusters of family-centric homes offer a perfect blend of down-to-earth lifestyle, away from the urban clutter. Cybersouth is the landmark that represents luxury of space and breathtaking scenery surrounding the township.
Architecturally, homes at Cybersouth are conceived as a family-friendly residential development. The homes are laid around a Cul-de-sac linear network of wide well laid out roads while the design of the home’s facade exudes contemporary and minimalist architecture symbolizing perfect harmony between aesthetics and utility.
Great emphasis has been laid on street’s structural design, as the developer recognizes quality, width and the architecture of the streets play a very significant role for the safety of its residents. Cybersouth homes will have controlled egress and ingress points to ensure a more secured environment for its residents.
It is a home where you can find everything you need to nurture your life and your family. At Cybersouth, life is never before so complete.
Township Concepts
Envisioned to be part of a future metropolis, this is a resort-styled, lakeside township offering landed properties amid nature-inspired features.
When fully developed, Cybersouth will be a sustainable and self-contained township, providing elements of wholesome, livable, positive and holistic environment.
The next most strategic, yet affordable destination to live, work, learn and play in southern Klang Valley.
Merely 400m away from the boundary of Putrajaya, Malaysia’s administrative centre and 1.5km away from cyberjaya, Malaysia’s first silicon valley.
Adjacent to a host of Malaysia’s top-rated universities, renowned international schools and other essential amenities.
Excellent accessibility with a network of major highways and share the similar wide-road infrastructure with Putajaya and Cyberjaya.
Surrounded by tree-lined avenues, pockets of lush landscaped gardens, open plaza and park with forest elements.
Anchored by a lavish 10-acre central park with thematic gardens, tranquil water bodies, lakeside jogging/cycling path, jetty points and fishing deck.
Enjoy a private club atmosphere while admiring the enchanting views of the lake.
Home Concepts
Gated and guarded community.
North south orientation for optimum energy conservation.
Dedicated residents’ clubhouse with dining al-fresco by the lake.
8 feet perimeter fencing.
15 feet backlane with crafted landscape garden and shaded tree-lined walkways.
Cul-de-sac road system to foster safety within the neighbourhood.
Jogging track along 10 feet greenbelt landscape.
Spacious 50 feet reserved road.
Homes with 10 feet ceiling height, floor-to-floor 11 feet.
Property Details
Name : Cybersouth – GreenCasa Phase : Phase 1 Developer : Eco Green City Sdn Bhd (a member of MCT Bhd) Location : In between Cyberjaya & Dengkil (GPS Coordinates : 2°52’51.7″N 101°39’44.1″E) Property Type : Double-storey Terrace House Sch. H of HDA : Yes Tenure : Leasehold 99 years Land Area : 417 acres (whole development) No. of Units : Phase 1 – 418 units Unit Types : Type A: 18’x65′ with 1545sf built-up area, 3 Bedroom + 3 Bathroom (intermediate); Type A1: 22’x65′ with 1913sf built-up area, 4 Bedroom + 3 Bathroom (Corner); Type A2: 18’x65′ with 1545sf built-up area, 3 Bedroom + 3 Bathroom (End lot); Type B: 18’x65′ with 1545sf built-up area, 2 Bedroom + 3 Bathroom (Intermediate); Type B1: 22’x65′ with 1913sf built-up area, 4 Bedroom + 3 Bathroom (Corner); Type C: 20’x65′ with 1719sfsf built-up area, 3 Bedroom + 3 Bathroom (Intermediate); Type C1: 22’x65′ with 1913sf built-up area, 4 Bedroom + 3 Bathroom (Corner); Type C2: 20’x65′ with 1719sf built-up area, 3 Bedroom + 3 Bathroom (End lot); Green Rating : – Price Range : From RM519,800 onwards Maintenance : Approx RM80 per month Completion : Q2 2018
Name : Cybersouth – CasaView Phase : Phase 2 Property Type : Double-storey Terrace House Unit Types : Type A: 20’x70′ with 1959sf built-up area, 4 Bedroom + 3 Bathroom (intermediate); Type A1: 22’x70′ with 2166sf built-up area, 4 Bedroom + 4 Bathroom (Corner); Type A2: 20’x70′ with 1971sf built-up area, 4 Bedroom + 3 Bathroom (End lot); Type B: 22’x75′ with 2434sf built-up area, 4 Bedroom + 4 Bathroom (Intermediate); Type B1: 24’x75′ with 2702sf built-up area, 4 Bedroom + 4 Bathroom (Corner); Type B2: 22’x75′ with 2463sfsf built-up area, 4 Bedroom + 4 Bathroom (End lot); Green Rating : – Price Range : From RM629,800 onwards Maintenance : Approx RM80 per month Completion : Q3 2018
Specifications
Ceiling Height : Floor to floor height – 11ft Structure : Reinforced concrete Wall : Masonry Wall Roofing : Reinforced Concrete Flat Roof Ceiling : Skim coated/Fibrous plaster ceiling Windows : Aluminium framed glass Entrance Door : Timber Flush Door Wall Finishes : Plaster and paint Ceramic tiles up to 7 feet for all bathrooms Floor Finishes : Concrete Imprint for Car Porch Grasscrete for Driveway Porcelain Tiles for Foyer/Living/Dining/Kitchen Vinyl Tiles for Bedrooms/Family Hall/Staircase Ceramic Tiles for all bathrooms Cement Render for dry yard & others Painting : Internal walls – Emulsion Paint External Walls – Weather Shield Paint
Contact Developer
Sales Gallery : Ground Floor, MCT Tower, One City, Jalan USJ 25/1 47650 Subang Jaya, Selangor Tel / Hotline : +6 0192435071 +6 0351159901 Project Website :www.cybersouth.my
Central Park
Wholesome, serene and well-planned. The dedicated 10-acre Central Park will be Cybersouth’s community meeting place for all ages.
Community Centre
Lakeview promenade
Multi-purpose deck
Jogging track
Elevated pathway
Central Park parking bay
Palms garden
Open plaza
Forest playground
Forest walk
Riverside walk
Healing garden
Dry garden
Linear plaza
Recreational putting ground
Maze garden
Outdoor gymnasium
Bamboo walk
Lakeside deck
Feature jetty
Feeding fish deck
Fishing deck
BBQ deck
Rock slope points
Floral garden
Lakeside jogging path
Lakeside cycling path
Community Club
Spend your weekends and evenings with family and friends dining al-fresco at the Community Club as you admire the enchanting views of the lake. Luxuriate in style and enjoy a private club atmosphere where you can play host to intimate gatherings or lavish events.
…
Developer Profile
MCT Consortium is today an integrated property developer supported by in-house capabilities including development planning, architectural and engineering design, quantity surveying and procurement, interior design, project management and construction.
It has successfully completed projects with a total gross development value (GDV) of RM1.08 billion to-date, and is currently developing on-going projects with a total GDV of RM2.264 billion.
Its pipeline of projects to be launched in the future totalled an estimated RM6.723 billion. This excludes remaining landbank of 296 acres with its GDV yet to be finalised. MCT Consortium’s existing landbank is located within Greater KL in USJ (Petaling Jaya), and within Cyberjaya and its surrounding area.
PTLM Guide is a general guideline that could be used by an investor to gauge the concepts and sustainability of any development. The key points are outlined here for easy reference. This enables an investor to evaluate his strategy of investment based on systematic set of criterias.
In this page, we do not publish specific scores achieved by this project for any of these criterias.
A. The Entry Facts
Location, visibility and environment
Situated close to neighbouring amenities and matured township of Putrajaya and Cyberjaya, Cybersouth is in close proximity to job opportunity catchments as well as educational hubs while at the same time able to provide a natural environment of greeneries and tranquil lake views.
Distance to key locations and growth value of an address
Being only 5 minutes drive to Putrajaya and 1.5km to Cyberjaya, Cybersouth is able to ride on the growth value of the two said addresses.
Concepts, architectural and practicality aspects
Landscaped urban greens are greatly emphasized in line with its ‘nature inspired living’ concept, with a generous provision of a 10 acre central park and tranquil views of the lake. Retail components are also present and the location is just a short drive away to the IOI City Mall in Putrajaya and other malls in the surrounding urban townships.
Density of development
The first phase terrace house launch of GreenCasa will have a combined total of 418 units. The density of the township is deemed as reasonable given that a large portion of the township development across its land acreage of 417 acres will be in the form of landed properties as well as natural greens.
Developer and branding
MCT Berhad has been in property development since 2004 and has to date completed a number of residential and commercial projects with a total gross development value (GDV) of more than RM1 billion.
Price level and price comparison
In terms of absolute unit cost, the average price per unit of the first phase GreenCasa terrace houses is substantially lower than the current subsale market prices of the landed terrace houses in Cyberjaya and other nearby vicinities.
We noted however that the land and built up sizes of the GreenCasa (Phase 1) terrace units are smaller than its competitors, hence providing an affordable absolute unit cost.
The uniqueness of the township, the rarity of gated and guarded community, freehold landed property, lush greeneries and laid-back amenities are the selling points for the development. Furthermore, the price-wise is deemed affordable and fair. We believe with this reasonable price range, the residences are suitable for own-stayers as well as first homebuyers looking to own a fully gated and guarded landed home amidst lush greeneries in the Klang Valley.
Surrounding commercial, infrastructure, amenities, distance and accessibility
(1) Development is progressively moving southwards towards the southern Klang Valley. The emergence of large malls and branded hotels in the southern region to cater for this growing region are also observed.
(2) The MRT Line 2 will be constructed to serve the significance of the southern Klang Valley and continue to drive the accessibility and growth in this region.
(3) Proximity to Cyberjaya, Putrajaya, KL International Airport and KLIA2 provides a large working class and student population catchment.
Existing demographics
Cybersouth will share similar demographics as Putrajaya and Cyberjaya which comprise of a population with a moderate purchasing power level. There is a significant population of the working class community working in Cyberjaya, civil servants working in Putrajaya as well as a large student population including foreign students in Cyberjaya.
Presence of future catalystic projects
We believe many more developments in the Cyberjaya-Putrajaya-Dengkil Corridor will provide room for appreciation. Particularly important is the MRT Line 2, which ends at Putrajaya Sentral, is scheduled to be completed by 2022.
Continuity development
There will be several more future phases of residential as well as future commercial developments in this Cybersouth township. We believe that the first phase GreenCasa will provide the greatest room for appreciation at the current entry price range.
Land tenure
Leasehold.
Transit oriented development (if applicable)
Not applicable.
Integrated retail concept (if applicable)
Not applicable.
Competitor risk – peer-to-peer product comparison against its vicinity
The relatively short supply of new gated and guarded landed developments as well as GreenCasa’s relatively low benchmark pricing mitigates its competitor risk against other projects in the surrounding regions. Cybersouth also distinguishes itself apart by providing some key unique features such as the 10 acre central park, tranquil lake views and cul-de-sac road system security features.
B. Product Design Buy Factors
Practical unit layout design
In terms of layout wise, the design is typical of other landed terrace houses, with emphasis on maximising available space. We noted that the length of the units are all 65 ft, nevertheless every unit will come with a 15ft back lane with crafted landscape garden.
Unit orientation
GreenCasa (Phase 1) units has an orientation of either facing slightly towards northwest or southeast. The north and south orientation is often the preferred orientation for minimising heat from sun rays and hence facilitate optimal energy conservation.
Fittings and furnishings (if applicable)
No fittings and furnishings provided.
Variety of facilities, green and open spaces – Example: For families, children-friendly facilities are to be considered
Facilities will be served by a dedicated resident club house. Also provided are the jogging and cycling path surrounding the lake. As for greeneries, apart from the ample greens in the lavish 10 acre central park, each unit will also have its own share of greens in the form of the 15ft back lane landscaped gardens.
Reasonability of maintenance fees based on offered facilities over density
The estimated maintenance fees of less than RM100 per month is deemed reasonable given the security and facilities provided. For comparison purposes, some basic makeshift fence and guarded communities set up by residents associations are already charging circa RM50 per month.
Impressive and modern façade
The facade is of modern contemporary design with an ‘open concept’ porch area.
Entrance statement, guardhouse, drop-off area and lift lobby
.
Security features and privacy design
Cybersouth is a guarded community surrounded by an ample 8 feet perimeter fencing with only a single entry point for enhanced security control. Apart from that, what differentiates it from the other conventional guarded residences is the implementation of a unique Cul-de-sac road system to foster safety and privacy within the neighbourhood.
Other unique features (if applicable)
The 10-acre central park together with the adjacent lake are the unique features of the Cybersouth township in line with its ‘nature inspired living’ concept.
Green rating or greening features (if applicable)
.
C. Strategic Investment Process
Equip with property market and personal finance knowledge.
Identify your niche by studying close-by competing, similar and future products.
Benchmark against competing product prices on PSF basis.
Study potential commercial viability and retail catchment (for mixed development).
Survey the level of occupancy in the neighbourhood.
Survey existing demographic and resident profile in the vicinity. Example: Close proximity to education hub may bring new demand year after year.
Survey the current rental and subsale price from nearest comparison today.
Forecasting by making estimated future rental assumption.
D. The Exit Strategy
Ensuring personal finance capability to maintain the property for minimum of 5 years.
Ensuring personal finance capability for renovation and value-added activities that will help to mitigate risk factors.
Perform calculation of estimated rental yield for first year of occupancy.
Forecasting by making estimated future subsale price.
Determine profit from investment after settling outstanding loan amount.
Sitting squarely on prime estate, fronting the bustling road of Jalan Gombak, KL Traders Square is set to be the most modern and exciting commercial and residential hub in its vicinity. This 5-block residential-cum-commercial development within a total of 17 acres of land is the largest new development in Jalan Gombak, which has a distance of 10 minutes drive to Kuala Lumpur city centre.
KL Traders Square is a mixed development comprising of 97 lots of 3-storey showroom shop-offices and 5 blocks of service apartments. It has a total gross development value (GDV) of RM1.645 billion, with the showroom shop-offices valued at RM395 million and the serviced apartments at RM1.25 billion. It is SCP Group’s 8th project and is the largest since the group’s property development inception in 2011.
The residences meet the requirements of today’s purchasers especially from the price point of view. At RM480 per square feet onwards, it is affordable considering that it’s almost impossible to find quality developments within a 10km radius from the city centre.
There will be eight specially-designed thematic gardens sprawled over six acres on Level 8. The sky park of this size in the city is not easy to find and to top it all, it’s secured exclusively for residents only. Other features include a wide range of facilities such as six indoor badminton courts, two tennis courts, two large swimming pools and two gymnasiums. Residents will be happy to know there’s a 3-tier security access card system plus extensive CCTV surveillance in all common areas.
To-date 95% of the showroom shop-offices, which is the development’s Phase 1, have been sold and response for its service apartments has been overwhelming as well. Over a short span of less than three months from the soft-launch of Phase 2A and 2B – Block A and B, more than 700 units of the 1,170 units were already booked.
Concepts
KL Traders Square will be the largest freehold residential and commercial hub at bustling Jalan Gombak.
A large 6 acres of well-secured sky park exclusively open for residents only with more than 29 facilities and 8 thematic gardens.
Its large multi-purpose hall contains as many as 6 indoor badminton courts and 2 tennis courts.
Efficient home layouts. Example, 842 sf has 3 bedrooms and 940 sf has 3 bedrooms plus 1 utility room.
Rarely in Setapak you’ll find 10-ft ceiling height, which enhance spaciousness and internal ventilation.
Landscape works to be done by well-known landscape architect, WDI Design Sdn Bhd.
Property Details
Name : KL Traders Square Phase : Phase 2A and 2B – Block A and B Developer : Radical Range Sdn Bhd (a member of SCP Group) Location : Jalan Gombak, Kuala Lumpur Property Type : Service Apartment Sch. H of HDA : Yes Tenure : Freehold Land Area : 16.8 acres (whole development) No. of Blocks : 2 blocks of 39 storeys Total blocks: 5 blocks + 1 future block on a separated parcel No. of Units : Block A – 540 units Block B – 630 units Block C – 600 units (not launched yet) Block D – 420 units (not launched yet) Block E – 360 units (not launched yet) Block F – 550 units (separated parcel, future development for RUMAWIP) No. of Lifts : 5 passenger and 1 service lifts Unit Types : Type A: 842 sf (3 bedder) Type A1: 864 sf (3 bedder) Type B: 940 sf (3 bedder + 1 utility) Car Parking Bay : Provided and allocated per unit Level 18 and below: 1 carpark bay Level 19 and above: 2 carpark bays Green Rating : – Price Range : From RM405,000 onwards Price Per Sq Ft : From RM480 psf Maintenance : RM0.20 psf, inclusive sinking fund Free for first year maintenance Completion : June 2019
Specifications
Corridor : Natural ventilation Ceiling Height : Floor to floor height – 3.1m (10 ft) Structure : Reinforced concrete Wall : Reinforced concrete / Brickwork Windows : Aluminium framed glass Entrance Door : Timber door – Fire rated Wall Finishes : Plaster and paint Wall tiles up to 1.5m for kitchen Wall tiles full height for all bathrooms Floor Finishes : Tiles for living, dining, kitchen, all bedrooms, all bathrooms, utility room and balcony Air Conditioning : Split unit piping provided Air-conditioning units provided for living and master bedroom only Water Heater : Points provided
Contact Developer
Sales Gallery : 289, Jalan Gombak, Batu 4 1/2 53000 Kuala Lumpur Tel / Hotline : +603-4031 0788 +6014-234 4663 Project Website :www.kltraderssquare.my
Facilities
Level 8: Thematic Gardens
Lilac garden
Canna garden
Arbor walk
Golden meadow
Tea tree forest
Scented garden
Costus garden
Cloister garden
Level 8: Sky Park
50m Olympic-length swimming pool
25m boutique infinity pool
Jacuzzi in shallow pool
Floating jacuzzi
Bubbler pool
Reflection pool
Kid’s pool with aqua play
Kid’s pool water slide
Second kid’s pool
Pool deck
Beach entry
Party pavilion
Party lawn
Viewing deck
BBQ terrace
Community terrace
Cycling path – 1km in total length
Exercise walk
Picnic ground
Children’s playground
Adventure playground
Par course
Reflexology path
Jogging/walking path
Gymnasium – Block B (5,800 sf) – Block D (6,300 sf)
Multi-purpose hall – 2 tennis courts – 6 badminton courts
Covered walkway on facility deck between all blocks
Developer Profile
SCP Group was formed in 1999 and is predominantly involved in property investments such as car parks and office buildings. Then, the company diversified into property development.
SCP’s property development division went on full-scale operations in early 2011 and now has an annual turnover of RM200 million. The company has under its belt five million square feet of residential and commercial developments that are either completed, underway or about to be launched.
PTLM Guide is a general guideline that could be used by an investor to gauge the concepts and sustainability of any development. The key points are outlined here for easy reference. This enables an investor to evaluate his strategy of investment based on systematic set of criterias.
In this page, we do not publish specific scores achieved by this project for any of these criterias.
A. The Entry Facts
Location, visibility and environment
Location, location and location is the key selling point of KL Traders Square. Uniquely situated under 10 minute-distance drive to the city centre, it is also surrounded by a variety of matured amenities. Particularly important that TAR University College is also 10 minutes away. High visibility as it has Jalan Gombak frontage.
Distance to key locations and growth value of an address
Jalan Gombak is becoming a matured address within the semi-affluent Sentul-Setapak-Gombak Corridor. Major excess roads via DUKE Highway, MRR2, Jalan Genting Klang and Jalan Pahang. Traffic congestions will be reduced once DUKE Highway Phase 2 is completed.
Concepts, architectural and practicality aspects
“70% percentile” integrated living concept is achievable. Live and shop within. Missing components are work, play and entertain which is no issue as the location is a short drive away to the city centre and surrounding suburbs. There are 8 thematic gardens. Landscape urban greens are greatly emphasized within its generous 6-acre facilities deck on Level 8.
Density of development
The first phase service apartment launch of Block A and B have a combined total of 1,170 units. Overall, a total of 3,100 apartment units will be built over 6 blocks (including 1 block of future development) on a land acreage of 16.8 acres. 2,550 units are already approved.
Our main concern is that the density of this development is on the very high side.
Developer and branding
SCP Group has established itself as a property group with sound financial and impressive product range in recent times. The company’s previous Seasons Garden @ Wangsa Maju project is more than 85% sold and Lido Residency is more than 95% sold.
Price level and price comparison
Both Block A and B has an average price range of between RM500 and RM550 psf which is affordable and fair for its location. We believe at this reasonable price range, the residences are suitable for own-stayers as well as first homebuyers looking for own home near the city centre.
Surrounding commercial, infrastructure, amenities, distance and accessibility
(1) Setapak is an emerging suburb located near to KL city centre serving the lower-to-middle class Kuala Lumpur residents.
(2) Jalan Gombak is a highly commercialised suburb together with matured amenities. Jalan Gombak is a well known SME business address.
(3) Jalan Genting Klang has large student population catchment.
(4) Accessibility will be further improved when DUKE Highway Phase 2 is completed.
Existing demographics
Jalan Gombak is largely a mixed demographic area with a lower-to-middle/moderate purchasing power level. There is a significant SME community here. TAR University College (TARC) has a student population of about 20,000 at its Setapak campus. Sightly further north, UIAM (IIUM) Gombak Campus has about 18,000 students.
We find that Setapak is growing in popularity for working professionals and young families as affordability of living right in the heart of the city and/or established townships had become unaffordable to many.
Presence of future catalystic projects
We believe many more developments in the Sentul-Setapak-Gombak Corridor will provide room for appreciation. Particularly important is the DUKE Highway Phase 2 – Tun Razak Link which is scheduled to be completed by 2017.
We also acknowledged that the River of Life project (Setapak/Sentul/Titiwangsa) would in turn transform the entire landscape of northern Kuala Lumpur in the future, alongside several massive urban redevelopments and rejuvenation projects.
Continuity development
There will be 5 service apartment blocks in KL Traders Square. We believe Block A and B provide the greatest room for appreciation at the current price range. As a self-sustain high-volume community, this is the reason why the 97-lot of 3-storey commercial showroom shop offices have achieved more than 90% take-up rates.
From our observation, it is important to note that Jalan Gombak will see many more newer affordable and high-end developments in coming years, of which only the high-end residentials will have prices higher than KL Traders Square when launched in the future.
Land tenure
Freehold.
Transit oriented development (if applicable)
The project is not a transit-oriented development. As a result, traffic planning for Jalan Gombak is vital for future commutation. There is a bus service RapidKL U10 service on Jalan Gombak but the frequency is not satisfactory todate.
Integrated retail concept (if applicable)
The residences sit above strata-titled 3-storey showroom retail shop-offices. We think these commercial shops will fit nicely the needs of all residents here, especially food and beverage businesses. However, management will not have control over the trade mix in these shops.
Competitor risk – peer-to-peer product comparison against its vicinity
Its relatively benchmark pricing for Jalan Gombak significantly increases its competitor risk against other projcts with lower per square feet. Competition is relatively high from several upcoming projects such as SkyArena in Air Panas, Setapak and other standalone projects within the Sentul-Setapak-Gombak corridor as well as Wangsa Maju.
We noted that EkoTitiwangsa on Jalan Pahang will be going for RM700 psf and above which is 30% higher than KL Traders Square on psf-to-psf basis.
B. Product Design Buy Factors
Practical unit layout design
We noted efficient space optimisation has been given to all three bedrooms, two bathrooms and the wash area/yard. For the 940 sf unit type, we like the additional utility room (ventilated) which can either be used for storage or study room.
Unit orientation
Block B units face north, northwest and facility deck whereas Block A units face west and the facility deck. North orientation overlooks the Gombak region.
We noted there is a High Tension Cable pylons cutting across the northern site boundary. The setback between the nearest tower blocks (Block B and C) will be approximately 30m. The height of the pylon is estimated to be 60m.
Fittings and furnishings (if applicable)
Standard bare unit, but two air-conditioning split units provided for living and master bedroom. This provide flexibility to owners to perform their own renovation when required.
Sufficiency of parking bay and carpark allocation
1 carpark provided for Level 18 and below. 2 carparks provided for Level 19 and above. A total of 4,922 side-by-side carparks excluding tandem carparks will be housed in a 5-level parking podum beneath the towers.
We noted a possible insufficiency of carparks for the units Level 18 and below. We like that the commercial shops parking will be at ground and hence separated from the residential parking.
Design of corridor, corridor spaces and ventilation
Natural ventilation and a central lift lobby. A typical floor in Block A and B has a total of 6 lifts. Capacity of each passenger lift is 15 persons while the service/Bomba/stretcher lift is 17 persons. The lifts are high speed at 3.0 mps or 3.5 mps. Waiting time is expected to be moderate.
Availability of proper refuse area
Available and enclosed away from the central lift lobby. Refuse will be cleaned on alternate days.
Variety of facilities, green and open spaces – Example: For families, children-friendly facilities are to be considered
6 acres of facility deck. More than 29 facilities. 8 thematic gardens, 5 different kinds of pool including an Olympic-sized 50m swimming pool. There is a beachside for an infinity pool. There are two gymnasium rooms in this development. Also provided are a 1km cycling path, 6 badminton courts and 2 tennis courts.
Reasonability of maintenance fees based on offered facilities over density
The advantage of higher density is lower maintenance fees on average basis. Here we noted RM0.20 psf inclusive of sinking fund for a very generous 6-acre facility deck and a 1km jogging pathway. We noted that the 1st year maintenance fee is Free.
Impressive and modern façade
The façade is modern standard. All units come with balcony.
Entrance statement, guardhouse, drop-off area and lift lobby
Standard feature whereby access card is required to access lift lobby.
Security features and privacy design
Despite its open concept perimeter (to allow commercial viability), the residences will have a standard 3-tier security with 24-hour CCTV, 24-hour Visitor registration and Access Card System to parking area and lift lobby.
Other unique features (if applicable)
Not applicable.
Green rating or greening features (if applicable)
Not applicable.
C. Strategic Investment Process
Equip with property market and personal finance knowledge.
Identify your niche by studying close-by competing, similar and future products.
Benchmark against competing product prices on PSF basis.
Study potential commercial viability and retail catchment (for mixed development).
Survey the level of occupancy in the neighbourhood.
Survey existing demographic and resident profile in the vicinity. Example: Close proximity to education hub may bring new demand year after year.
Survey the current rental and subsale price from nearest comparison today.
Forecasting by making estimated future rental assumption.
D. The Exit Strategy
Ensuring personal finance capability to maintain the property for minimum of 5 years.
Ensuring personal finance capability for renovation and value-added activities that will help to mitigate risk factors.
Perform calculation of estimated rental yield for first year of occupancy.
Forecasting by making estimated future subsale price.
Determine profit from investment after settling outstanding loan amount.
Under SCP’s car park division, the company owns and self manages 12,000 car park bays making it one of the largest car park owners in Malaysia. It also manages approximately 30,000 parking bays for other companies.
SCP’s property development division went on full-scale operations in early 2011 and now has an annual turnover of RM200 million. The company has under its belt five million square feet of residential and commercial developments that are either completed, underway or about to be launched.
According to Mr Calvin Low, the company CEO, the company is focused in creating sustainable developments that do not only sell-out but appreciate in value too. Currently, the company focuses its development projects in the Klang Valley and Sabah.
Its property development division is helmed by five highly experienced, hands-on individuals who have been actively involved in the property development business since the early 1990s. All five are directors of the property division and have a sound track record in commercial, retail and residential developments in both Malaysia and China.
SCP Group has created a customer-focused attitude towards construction and development of its properties, leading to delivery of innovative products with consistent enviable outcome. Based on this approach, the company has established itself as a respected competitor in the building industry. To-date all completed projects are handed over to purchasers within the scheduled time frame or earlier.
In the impending years, SCP Group will grow its business substantially, and continue to deliver value-oriented products to satisfied customers.
Completed/past developments:
Inanam Capital @ Kota Kinabalu industrial showroom shop-offices
Plaza Azalea (Centro) @ Seksyen 14, Shah Alam duplex flexi-offices
Dataran Wangsa @ Wangsa Melawati shop-offices
Damaisari @ Wangsa Melawati terraced bungalows
Ongoing/future developments in Klang Valley
Ashton Tower @ Kota Kinabalu
Lido Residency @ Jalan Loke Yew and Jalan Cheras, Kuala Lumpur
