Where are Klang Valley’s top 15 condos for rental returns in 2015? Registration

However, in recent times, rental yields among non-landed residences in many places in the Klang Valley have been affected by rising house prices and supply.

Some areas that enjoyed high capital appreciation have seen weaker rental yield — some even lower than fixed deposit rates.

Nevertheless, there are many non-landed residences that enjoy yields of more than 5%.

Data collated by the National Property Information Centre (NAPIC) showed that there were 46 condominiums in Kuala Lumpur that had enjoyed gross rental yields of over 5% in 2015.

From NAPIC’s list, TheEdgeProperty.com shortlisted the top 15 condos with the highest yields recorded last year. They ranged from a low of 5.7% to as high as 8.8%.

Among the top 15 were condos in Kuala Lumpur City Centre (KLCC), Mont Kiara, Jalan Ipoh, Dutamas, Kepong and Sri Petaling.

The five best performing projects were Menara Putra (rental yield of 8.8%), Casa Kiara II (7.5%), U-Thant Residence (6.9%), Seni Mont Kiara (6.6%) and Mont Kiara Astana (6.6%).

Zerin Properties head of research and consultancy Roja Rani Applanaidu says, “These condos are hugely popular with foreigners and expatriates especially those within Mont Kiara or Hartamas due to their strategic location and proximity to international schools,” she tells TheEdgeProperty.com.


The top 15 condos in Klang Valley with rental yields of over 5% last year.



Factors contributing to the strong rentals are the various condos’ strategic locations within or close to KLCC with excellent accessibility to commercial and financial hubs as well as amenities such as schools, eateries, malls, hospitals and others.

“Proximity to public transportations particularly rail stations (such as the Light Rail Transit (LRT), the KTM Komuter, and future Mass Rapid Transit (MRT) stations) is a key factor that contributes to high rental demand,” she adds.

JLL Malaysia country head YY Lau concurs that Mont’Kiara, for instance, is a relatively good place to live in as the properties are architecturally and aesthetically pleasing while incorporating greenery, spacious communal areas and lifestyle elements.

“Mont Kiara is one of the most sought-after locations for both locals and expatriates. It has many good international schools and international F&B outlets that are suitable for expatriate families,” she explains.

She notes that the capital appreciation of properties in Mont Kiara has been relatively slow over the past three quarters.

One has to be selective so as not to end up with falling capital values even though yields may look good. Yields may be good during boom time, but may be affected during downturns,” she reminds.

For buyers who are looking for rental yield, besides the potential yield numbers, they will also need to look at maintenance cost as that could affect the net rental yield.

“Investors would need to remove the outgoings such as the maintenance cost which tends to be higher for high-end properties. This could bring yields down closer to 5% and below,” she adds.

Lau notes that rentals have been easing in Mont Kiara and areas surrounding KLCC due to the contraction in the oil and gas (O&G) industry as a result of cuts in jobs for semi-skilled and skilled workers, including expatriates.

“Landlords are willing to rent out units at a lower rate to ease cash flow, rather than have their units unoccupied,” she adds.


Mont Kiara stays popular

Among the top 15 condos that have enjoyed the highest gross rental yields, six of them are located in Mont Kiara, three in KLCC and two in Jalan Ipoh.

MIP Properties senior negotiator Freeman Woo says Mont Kiara is still one of the most popular locations for tenants with above average budgets, especially expatriates.

“Vacant units in good locations such as those close to schools or with good access to main roads will normally take about one month to get a tenant,” he adds.

He says besides the O&G industry, there are other industries such as the services and retail industries who hire expatriates and they continue to choose accommodation in the Mont Kiara area.

“I have received quite a number of rental enquiries in recent months. Many expatriates are looking for long-term accommodation in Mont Kiara as there are a few international schools in the vicinity,” says the real estate negotiator who specialises in Mont Kiara.

He notes that Mont Kiara is an enclave of luxury condos, with a good liveable environment and within close proximity to the city centre which has attracted many expatriates to stay here and form their own community, especially those from Japan and South Korea.

Woo notes that monthly rentals could start from RM2,000 (for older unfurnished condos) to RM20,000 for a luxury penthouse.

Newer condos with private lifts such as 28 Mont Kiara can offer a partly furnished unit with a built-up size of 2,535 sq ft for a rental of around RM7,000 to RM7,500 a month.

“For a smaller 1,600 sq ft unit in other condos, such as Casa Kiara or Kiara Ville, the monthly rental ranges from RM4,500 to RM5,500 depending on how well the unit is maintained,” he explains.


Accessibility matters

Apart from Mont Kiara, One Sunterra Properties Sdn Bhd head of agency Terence Yap notes that locations on the fringes of KLCC are generating interest from the middle class working population as these locations are well connected and easily accessible via major roads and highways as well as LRT stations.

“These areas close to KLCC are the preferred locations among investors given their premium addresses. Even within KLCC, prices have declined and some owners are looking to cash out, hence making yields attractive,” he explains.

Yap also likes KL Sentral for its comprehensive masterplan comprising residential, commercial, leisure and an integrated transport terminal.

“KL Sentral is also home to prominent multinationals such as Shell, Google and Facebook, making the residential developments here a sought-after address for the working population in KL Sentral itself,” he adds.

Taman Desa in Old Klang Road is Yap’s next pick due to its strategic location between Kuala Lumpur and Petaling Jaya.

“Its location is also close to major existing landmarks such as Mid Valley City, KL Eco City and Bangsar South as well as upcoming developments such as Bandar Malaysia and the High Speed Rail (HSR) terminal,” he explains.

Zerin’s Roja chooses non-landed homes in KLCC, Bangsar, Damansara Heights, Sentul and KL Sentral for their positive rental yield potential.

“These areas are established neighbourhoods and highly popular with locals and expatriates for their excellent locations, proximity to public transportations, commercial and financial hubs as well as conveniences such as F&B outlets, schools, entertainment areas and healthcare centres,” she explains.


Some pressure on yield growth

Property consultants and agents concur that the current sluggish economy and high property prices may cap rental yield growth in the medium term.

Yap says rentals and yields are not expected to rise in Kuala Lumpur if the economy continues to weaken as it may affect employment rates.

Roja notes that in terms of rental performance, condos in locations near to public transportations and commercial and financial hubs will continue to record high rental rates and yields.

For instance, condos within Jalan Ipoh, Dutamas, Kepong and Sri Petaling enjoyed good rental yields because of their relatively lower or affordable prices which could generate comparatively higher yields,” she adds.

Meanwhile, Lau from JLL expects rental yield growth to be flat due to economic uncertainties.

“Apart from loss of jobs due to the downturn in the O&G industry, there are also job cuts in the financial industry. Unemployment is rising and business confidence remains weak,” she explains.

However, she adds that mature neighbourhoods like Bangsar, Damansara and Petaling Jaya, which have shown capital appreciation in the past, will continue to retain their occupancy rates although yields may no longer be as attractive as before.

“Land scarcity has increased the development cost of future projects. This puts pressure on rental yields as property prices keep escalating,” she concludes.


Rental returns for the first six months of 2016.



Original article entitled “KL’s top condos for rental returns in 2015“, first appeared in TheEdgeProperty.com’s pullout on 29 July 2016.

OCR Land plans official launch of The Pano at Jalan Ipoh in September Registration

Takaso Resources was subsequently renamed O&C Resources Bhd and it diversified into the construction and property sectors to boost its earnings.

Sales and marketing director Emily Ong says OCR Land has gained experience in developing different types of properties — industrial, commercial, landed and high-rise — since its establishment.

The company brands itself as a boutique developer and its focus has been pocket-sized developments in the Klang Valley, especially Petaling Jaya. However, Emily says the company is looking to venture into township developments.

Its landbank has grown to 46 acres, with a total gross development value (GDV) of RM2.3 billion, across the country.

“While we are going for township projects, we still want to keep our identity as a boutique developer,” she says. “We are now only in the Klang Valley, but we don’t limit ourselves. We have land in Melaka, Kuantan and Johor.”

She says one of the projects will be a mixed-use development in Melaka, which will adopt an eco-tourism concept. It will be rolled out in three years’ time but she declines to give more information.


Humble beginning

OCR Land was founded by chairman Dr Ong Kim Chong in 1989 as a property holding company. It officially ventured into property development in 2001 with the launch of the 53-unit Dahlia Villa near Bandar Utama.

Kim Chong, who is Emily’s father, is a former lecturer at the Science Faculty of Universiti Malaya. He obtained his doctorate in microbiology from the University of Bath, the UK.

Apart from Emily, Kim Chong’s other children are also involved in the family business, including managing director Billy Ong and project development director Kevin Ong.

To date, OCR Land has developed at least 15 projects with a total GDV of more than RM630 million. Among the completed residential projects are Casa Utama Townhouses, Beverly Residence, Eastwood Terrace, Chestwood Terrace 1 and 2 as well as Westwood Terrace 1 and 2.

One of its notable luxury residential projects is the gated and guarded Palm Reserve in Damansara Jaya, which was launched in 2009 and completed in 2011. This project comprises 3-storey semi-detached houses and bungalows with clubhouse facilities.

Then, OCR Land gradually ventured out of its comfort zone to undertake projects in Petaling Jaya as well as other types of developments, including high-rises such as the freehold Residence 8, which consists of 308 dual-key units on Jalan Klang Lama, in 2008.

Another completed high-rise project is Boulevard Residence in PJU 6A, Damansara. Launched in 2011, the 2.3-acre project comprises two blocks with 300 residential units. Both projects are fully sold.

OCR Land has also developed a commercial project in Kelana Jaya — a small office/home office block called PJ5 SoHo. Launched in 2009, it comprises 136 SoHo units with facilities such as a swimming pool, sauna and gymnasium. The units are fully sold.

The developer’s ongoing project is Flexus @ Jalan Kuching, which offers 286 SoHo units with built-ups of between 451 and 981 sq ft. Launched in 2014, it is scheduled to be completed by 2019.

Coming up next is a mixed-use development called The Pano on Jalan Ipoh Batu 3, Kuala Lumpur. It is slated to be launched by the end of September.


The Pano

Emily tells The Edge City & Country that The Pano is a leasehold project with a GDV of RM200 million. It will comprise 363 units of serviced apartments and eight retail units on a 1.82-acre site.

OCR Land, she adds, will be keeping the retail units — a total space of 10,000 to 15,000 sq ft — so as to control the tenant mix.

“There are 16 designs for the serviced apartments, with build-ups of 609 to 1,800 sq ft. So, they are suitable for single individuals and families,” she says. “We also have units with private gardens, duplex and dual-key units. So, our target market is everyone.”

“Furthermore, the development is not very big compared with nearby projects that have 1,000 units or more. The Pano will comprise only one block with two wings … it is considered a low-density project.”

The average selling price of the serviced apartments is RM800 psf.

Kevin says the name of the development is derived from the word “panorama” and the company hopes to convey the message that residents will be able to enjoy views of the city. Facilities will include a swimming pool, infinity pool, sky gym, sky dining area, sky deck and sky barbecue area.

“The initial plan was to develop the tallest building in that area with more than 30 storeys. But now, we can only build 26 storeys due to the limitation on density,” he says.

“However, residents will still have a good view of KL at this height. We are also installing a glass elevator so that they can enjoy the view on their way up to the facility floor at the rooftop.”

He says OCR Land aims to present a “resort in the city” concept at The Pano with its different facilities, designs and landscaping features. There will also be full facilities at the multipurpose room for residents to host parties.

For the first time, the developer hired an interior designer for this development, a move Kevin believes will add value to the project.

The Pano is accessible via Lebuhraya Sultan Iskandar, Jalan Tun Razak and Jalan Kuching. It is located 300m from the Jalan Ipoh MRT station, which comes under the MRT Line 2 route.

Emily says OCR Land plans to launch two industrial projects — in Tampoi, Johor, and Selayang, Kuala Lumpur — after The Pano.

It also has projects in Bandar Sunway and Kayu Ara, both in Petaling Jaya, in the pipeline, but details have yet to be finalised.


Original article entitled “OCR Land to launch The Pano by 3Q“, first appeared in City & Country, a pullout of The Edge Malaysia Weekly, on 25 July 2016.

Titijaya to build two 67-storey towers of serviced apartments in Kuala Lumpur Registration

The developer proposed to build these blocks above a 4-level shopping mall, including a basement level for a supermarket anchor tenant, and up to 11 levels of podium carpark.

A quick search online performed by PTLM indicated that the commercial land was on sale middle of last year for RM368 million at valuation price. For the 2.91-acre freehold tract, the land has a worth of RM2,903 per square foot if a transaction would have taken place.

On one side, the northern parcel of the land is currently tenanted to a Houz Depot store. The tract of three-parcel lands enjoy high frontage visibility on Jalan Tuanku Abdul Rahman and borders Jalan Dang Wangi on the south.

Within its vicinity are SOGO Departmental Store, Pertama Complex, Busana at Menara Mara and Premiera Hotel.

PTLM also understands that a parcel of land with an approved development order adjacent to the site near the Semua House complex is owned by Suez Capital group, whose subsidiary Suez Domain Sdn Bhd is the developer of KL Gateway in Kerinchi.

To recap, on 22 February this year, Titijaya Land entered into a share sale agreement for the acquisition of 100% equity interest in Tamarind Heights Sdn Bhd (THSB) for a cash consideration of RM2.00. This make THSB a wholly-owned subsidiary of Titijaya Land.

Earlier that month, THSB had entered into an un-incorporated joint-venture agreement with Dreamvista Development Sdn Bhd to jointly undertake the said mixed development on behalf of the landowner Golden Vogue Sdn Bhd.

Titijaya Land’s entry into THSB will enable the group to build up its development activities in prime locations within the Kuala Lumpur city centre with high development value.

Over the recent years, the group has completed acquisition and joint-venture development agreements to undertake upcoming developments in Jalan Eaton, Brickfields and Bukit Bintang in the Klang Valley region and Batu Maung, Penang in the northern region.

Ongoing projects are Embun and Emery in Kemensah, Ampang; Mutiara Residences in Meru, Klang; H2O Residences in Ara Damansara; 3elements in Seri Kembangan; Seri Alam Industrial Park and Zone Innovation Park in Klang.

Titijaya Land has rolled out three projects for this year: Bellaville, the final block of H2O Residences in Ara Damansara; Primrose, the second phase of Seri Residensi in Aman Perdana, Klang; and Park Residency in Alam Damai, Cheras. The latter two are landed properties, featuring two-storey semi-detached houses and three-storey linked villas respectively.

For 2017, the group intends to launch the RM1.4 billion Riveria Sentral transit-oriented development in Brickfields; the RM2.6 billion Areca waterfront development in Penang; and the RM2.6 billion Emporia integrated mixed development in Glenmarie, Shah Alam.

Other future launches include a mixed development called Ampang Avenue, located off Jalan Ampang, and Klang Sentral serviced apartments.


Sime Darby Property to launch Elmina Valley Phase 3 homes this weekend Registration

EV3 carries a gross development value (GDV) of RM280 million. It is part of the City of Elmina, a 5,000-acre freehold township with a GDV of RM25.8 billion.

EV3 is divided into two parts, namely EV3A and EV3B.

EV3A and EV3B consist of 203 and 151 units of double-storey linked houses, respectively.

EV3 sits at the main gateway to the City of Elmina on the higher grounds of Elmina Valley, adjacent to the Elmina River. It is designed with cul-de-sacs and a linear park for a safe and pedestrian friendly environment. The freehold development has built-ups ranging from 1,762 sq ft to 3,030 sq ft. They are as follows:

  • Type A 20′ x 60′ Corner Lot: 2,056 sq ft
  • Type A 20′ x 60′ Intermediate Lot: 1,762 sq ft
  • Type A 20; x 60′ End Lot: 1,874 sq ft
  • Type B 22′ x 75′ Corner Lot: 2,785 sq ft
  • Type B 22′ x 75′ Intermediate Lot: 2,369 sq ft
  • Type B 22′ x 75′ End Lot: 2,573 sq ft
  • Type C 24′ x 75′ Corner Lot: 3,030 sq ft
  • Type C 24′ x 75′ Intermediate Lot: 2,626 sq ft
  • Type C 24′ x 75′ End Lot: 2,829 sq ft

Prices start from RM793,888 and the homes are slated for completion in 2018.

“As of today, we have received more than 1,000 registrants for EV3. We are going to officially launch EV3 this weekend (23-24 July),” said Sime Darby Property Malaysia head of cluster 1 Appollo Leong to TheEdgeProperty.com.

He said 127 units of EV3 were launched exclusively to Sime Darby Property’s loyal customers earlier and they were fully sold.

“We only have an average of 15% cancellation and this is mostly because of failure to get a loan. I think 15% cancellation is not bad at all in the current soft market,” he said.

Sime Darby Property launched Elmina Valley Phase 1 (EV1) at the end of February and Elmina Valley Phase 2 (EV2) in early April.

Both phases were almost fully sold out within two days of their official launch.


Artist impression of EV3. – Pic by Sime Darby Property.



In total, Sime Darby Property has launched and sold RM698 million worth of products in EV1, EV2 and EV3 within six months.

“EV3 sits at the main gateway to the City of Elmina on the higher grounds of Elmina Valley, adjacent to the Elmina River and a linear park that is easily accessible for recreational activities,” he said.

City of Elmina neighbours Bukit Subang, Denai Alam, Bukit Jelutong and Ara Damansara and is accessible via the New Klang Valley Expressway (NKVE), Kuala Lumpur–Kuala Selangor Expressway (LATAR), Guthrie Corridor Expressway and Federal Highway.

“City of Elmina is the single largest township development in Malaysia. It will be the leading development located at the heart of Selangor, known as the Selangor Vision City,” he said.

The township will be completed not only with 300 acres of gardens and parks, but alongside social spaces, a shopping mall and a medical and wellness cluster.

“The township will also have a 90km continuous cycling and running track,” said Leong.


News Source: The Edge Property, 22 July 2016

Warisan Puteri @ Sepang Registration

Located in Bustling Sepang.
The land of poetic beauty and bliss.

Located at the junction of several established highways, Warisan Puteri enjoys excellent accessibility, thanks to the rapid growth of the neighbouring cities of Putrajaya and Cyberjaya.

Its freehold 200-acre masterplan is built on IOI Properties’ insight to develop this area into a self-sustainable township which incorporated the element of residential, commercial and recreation. Each residential precinct also comes with its own “Organic Garden”, which is a dedicated green space ideal for the community to interact in a pristine environment.

The core district of Warisan Puteri is a central commercial hub strategically located along Federal Route 29, or the Putrajaya-Cyberjaya Expressway, in the heart of the development while the residential is sensibly settled in a tranquil area. It consistently evolves and grows as sustainable places in balance with the aspiration and needs of communities.

Warisan Puteri’s heritage-themed streetscape showcases the exotic influences of the ancient The Silk Road — a series of trade routes linking Asia and Europe. The network of caravan routes originated from China and ended on the shores of the Mediterranean Sea, with some branching into the Nusantara Archipelago, Persia, Arabia and India.

Street of Palms, Paradise of Persia, Colours of Rangoli, Bliss of Mediterranean and Trail of Nusantara…discover these poetic themed streetscapes, and more, all in one township. So, let your senses sock in a whole new world of exotic heritage, only at Warisan Puteri.


Come home to beauty and the bliss.
Modernity nestled in tranquility.


Overall Township Concepts

The idea and concept of Warisan Puteri Township development is to incorporate the first of its kind poem theme Herritage Route of Silk Road landscaping inspired by one of the main ancient trade routes which runs through China, Persia, Nusantara Archipelago, Arab, India and Mediterranean into the township of Warisan Puteri. Residents and visitors will get to enjoy five heritage thematic streetscapes namely the Street of Palms, Paradise of Persia, The Colours of Rangoli, The Bliss of Mediterranean and The Trail of Nusantara which link and connect every parts of the the well planed township of Warisan Puteri.

Evira, 2-Storey Terrace Homes

Situated within a mixed development township, Evira is the first double-storey terrace house in Bandar Puteri Warisan. It brings you yet another promising living experience away from the city hassle.

With only 196 units, Evira offers you lifestyle homes that come with a meticulously planned spacious layout that caters to the needs of growing families. Style and comfort is amply mirrored in the carefully designed spaces which are complemented by quality finishing and fittings.

The principle of Evira home architecture of free flowing spaces is utilized to connect the external spaces with the internal spaces. The internal spaces apportion the kinship to every part of the house by interconnected spaces of open planning.

The expression of the residential design is modern but the gist is tropical. Evira is built with a sufficient number of 4 bedrooms per home, where each bedroom is attached with their own bathroom.

Avista 2-Storey Terrace Homes

Step inside Avista and discover the beautiful innerspace with a cosy ambience. Step out and experience the exotic Bliss of Mediterranean streetscape. Introducing Avista, the second phrase of double storey terrace house development in the heritage-themed streetscapes self sustaining township development of Warisan Puteri @ Sepang.

Wrapped in spaciousness, Avista offers you a 11ft high ceiling lifestyles homes that come with a meticulously planned 4+1 bedrooms spacious layout that caters to the needs of growing families. Style and comfort is amply mirrored in the carefully designed spaces which are complemented by quality finishing and fittings.

With only 182 units, Avista is secured with guardhosue and perimeter fencing that filled with Persian-style landscaping with evergreen hedges and broadleaf trees for the enjoyment of its proud residents.

Property Details

Name :   Warisan Puteri @ Sepang Phase :   Evira     Avista Developer :   Pilihan Teraju Sdn Bhd     (a wholly-owned subsidiary of IOI Properties      Group Berhad) Location :   Kota Warisan, Sepang Property Type :   2 storey terrace house Sch. H of HDA :   Yes  Tenure :   Freehold Land Area :    Evira – 25 Acres      Avista – 17 Acres No. of Units :   Evira – 196 units      Avista – 182 units Unit Types :   Evira     – Land Area – 22ft x 75ft     – Built-up Area – 2,100 sq ft     – 4 Bedrooms & 4 Bathrooms      Avista     – Land Area – 22ft x 75ft     – Built-up Area – 2,277 sq ft     – 4+1 Bedrooms & 4 Bathrooms  Car Parking Bay :   Evira – 2 car parks     Avista – 2 car parks Price Range :   Evira – From RM650,800 onwards     Avista – From RM753,800 Maintenance :   Not available Completion :   Evira – Q3 2016     Avista – Q4 2016


Specifications & Features


Structure :   Reinforced Concrete Frame Wall :   Cement Sand Brick / Reinforced Concrete Roofing Covering :   Concrete Roof Tiles Roof Framing :   Metal Roof Truss Ceiling :   Skim Coat and Paint Ceiling Height :   11ft Windows :   Aluminium Framed Glass Doors :   Aluminium Framed Sliding Glass Door / Timber Flush Door / Sliding Door / Plywood Flush Door Ironmongery :   Quality Lockset Wall Finishes :   Plaster & Paint / Wall Tiles Floor Finishes :   Concrete Imprint / Porcelain Tiles / Ceramic Tiles / Cement Render Sanitary & Plumbing :   Wash Basin / Sitting WC / Shower / Rose / Tap / Bib Tap / Fittings Kitchen Sink Electrical :   Lighting Point / Switch Socket Outlet / A/C Point / Ceiling Fan Point / Data & Telephone Point / Water Heater Point / Doorbell Point / SMATV / Autogate Point Fencing :   Chain-Link Fencing / Brick Wall & M.S. Fencing



Structure :   Reinforced Concrete Frame Wall :   Cement Sand Brick / Reinforced Concrete Roofing Covering :   Concrete Roof Tiles Roof Framing :   Metal Roof Truss Ceiling :   Skim Coat and Paint Ceiling Height :   11ft Windows :   Aluminium Framed Glass Doors :   Aluminium Framed Sliding Glass Door / Timber Flush Door / Sliding Door / Plywood Flush Door Ironmongery :   Quality Lockset Wall Finishes :   Plaster & Paint / Wall Tiles Floor Finishes :   Concrete Imprint / Porcelain Tiles / Ceramic Tiles / Cement Render Sanitary & Plumbing :   Wash Basin / Sitting WC / Shower / Rose / Tap / Bib Tap / Fittings Kitchen Sink Electrical :   Lighting Point / Switch Socket Outlet / A/C Point / Ceiling Fan Point / Data & Telephone Point / Water Heater Point / Doorbell Point / SMATV / Autogate Point Fencing :   Chain-Link Fencing / Brick Wall & M.S. Fencing


Contact Developer

Sales Gallery :   IOI Galleria @ IOI Resort City      Lot 50430, Jalan Persiaran Utara     62502 IOI Resort City, Putrajaya     Selangor Darul Ehsan Tel / Hotline :   +603-8947 8899 Project Website :   www.ioiproperties.com.my/Sepang-About


Now Open For Sale



Events & Happenings

Exclusive Preview

Date: 20th & 21st August 2016, Sat & Sun

Venue: Avista @ Warisan Puteri






Bandar Puteri Warisan is located in the vicinity of Kota Warisan, Sepang that comes with well-established amenities and facilities that compliments the entire township development.

Entrance Statement

  • Grand Entrance Signage


  • Both Evira & Avista are designed with a single entry/exit point with own individual guardhouse with 24 hours security

Thematic Landscape Streets and Garden 

  • Street of Palms 


  • Paradise of Persia 


  • Colours of Rongoli


  • Bliss of Mediterranean


  • Trail of Nusantara 


  • Winter Garden 




The Developer

IOI Properties Group Berhad (“IOIPG”) is one of Malaysia’s leading public-listed property developers. It has built a solid reputation as the esteemed property arm of Malaysian conglomerate IOI Group prior to its successful listing onto the Main Board of Malaysian Stock Exchange on 15 January 2014.

Today, IOIPG is renowned as one of the largest property companies in the country with a proven track record spanning more than three decades in the property development industry. The company was responsible for the successful development of comprehensive self-contained suburban townships along the high-growth corridors in Klang Valley (Puchong, Putrajaya and Klang), Penang Island and Southern Johor (Kulai and Segamat).

IOIPG currently has a total of 10,000 acres of landbank in Malaysia and abroad.


View Full Profile

Location Map

GPS Coordinate: 2.822435,101.700180


Street View

Bandar Puteri Warisan seen from Persiaran Warisan (Note: Only available now is Google footage as per April 2014).

Accessibility, Amenities & Infrastructure


  • 14km to Kuala Lumpur International Airport 
  • 15km to Putrajaya
  • 16km to Cyberjaya
  • 29km to Puchong 
  • 46km to KLCC 


  • Putrajaya-Cyberjaya Expressway
  • Jalan Bangi-Dengkil 
  • Elite Highway 
  • SILK Highway
  • SKVE Highway 
  • LDP
  • MEX Expressway

Public Transportation:

  • 2.0km to ERL Salak Tinggi Station 
  • 18 km to Putrajaya Sentral Bus Station 
  • 18 km to Upcoming MRT Putrajaya Station (MRT Line 2)

Future Infrastructure:

  • 18 km to Upcoming MRT Putrajaya Station (MRT Line 2) 


  • Fibre optic backbone
  • Standard area backbone


Business Park:

  • 13 km to Melati Square Putra Nilai 
  • 17 km to Shaftbury Square Cyberjaya 
  • 18 km to Malaysia Digital Economy Corporation (Mdec) 
  • 20 km to Federal Government Administrative Centres Putrajaya
  • 23 km to Selangor Science Park Cyberjaya 
  • 27 km to IOI Resort City Putrajaya 

Shopping Centre:

  • 0.2km to KIP Mart Kota Warisan 
  • 15 km to Mitsui Outlet Park  
  • 17 km to Dpulze Shopping Centre Cyberjaya 
  • 18 km Gem in Mall Cyberjaya
  • 24 km to Alamanda Putrajaya Shopping Centre 
  • 27 km to IOI City Mall 

School & International School:

  • 1.1km to SK Kota Warisan  
  • 10 km to SMK Bandar Baru Salak Tinggi 
  • 10 km to SMK Seri Sepang 
  • 17 km to ELC International School Cyberjaya
  • 20 km to Epsom College Malaysia   
  • 26 km to Nexus International School Putajaya


University & College:

  • 2.2km to Xiamen University Malaysia 
  • 12 km to Inti International University Nilai Campus 
  • 15 km to Heriot-Watt University Malaysia 
  • 18 km to Multimedia University Cyberjaya Campus 
  • 21 km to Limkokweng University of Creative Technology Cyberjaya Campus 


  • 19 km to Pusrawi Medical Centre KLIA 
  • 19 km to Hospital Putrajaya
  • 38 km to Kajang Hospital 

Leisure & Recreational:

  • 15 km to Putrajaya Challange Park 
  • 15 km to Putrajaya Taman Empangan Park 
  • 17 km to Putrajaya Equestrian Park 
  • 25 km to Farm in The City , Seri Kembangan
  • 27 km to Palm Garden Golf Club , Putrajaya 
  • 27 km to IceScape Ice Rink 
  • 37 km to Broga Hill, Semenyih 

Nearby Landmarks:

  • 0.2km to KIP Mart
  • 1.8km to Shell Petrol Station Kota Warisan 
  • 1.8km to McDonald’s Drive-Tru Kota Warisan 
  • 2.2km to Xiemen University Malaysia 

Poetic Streetscapes & Organic Gardens

View the embedded image gallery online at:

Evira Homes

View the embedded image gallery online at:

Avista Homes

View the embedded image gallery online at:

Show House & Construction Progress

Coming Soon.

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

Warisan Puteri is strategically located in the centre of the fast developing township of Kota Warisan, Sepang. Located at the southern region of Klang Valley, Warisan Puteri is just a short distance drive to KLIA and KLIA 2, the largest airports in Malaysia; Cyberjaya, the nucleus of Malaysia’s Multimedia Super Corridor (MSC) which housed several top Multi National Companies in Malaysia such as NTT, T-Systems, Dell, DHL, HP, HSBC, OCBC, IBM, Shell, Ericsson and many more; Putajaya which is the well planned federal administrative of Malaysia and Dengkil.

The 200 acres township of Warisan Puteri is located along Persiaran Warisan and also at both sides of the Kota Warisan’s main road that link to Putrajaya-Cyberjaya Expressway, Warisan Puteri is well connected to major townships in Klang Valley via 11 major expressways and main roads such as Putajaya-Cyberjaya Expressway, ELITE Highway, KLIA Expressway, North-South Highway, Jalan Bangi Dengkil, Jalan Banting-Dengkil, Jalan Nilai-KLIA, SKVE Highway, SILK Highway, LDP and MEX Highway.

The surrounding environment of Warisan Puteri is best described as peaceful and serene as Kota Warisan is a township main consisting of residential houses surounded by undulating greens. As Warisan Puteri township development is only at its infant stage, the whole area will have a completely different outlook upon its completion with its heritage-themed streetscape showcases the exotic influences of the ancient “The Silk Road” inspired by the network of caravan routes originated from China, the shores of Mediterranean Sea, Nusantara Aechipelago, Persia, Arabia and India.  

Distance to key locations and growth value of an address

Warisan Puteri is located in the fast growing southern part of Klang Valley and it is just a short distance to a wide variety of amenities and also well served by infrastructure that are easily accessible to the major areas in Klang Valley. For instance, Warisan Puteri is just 2.3km away from Xiamen University Malaysia, the first ever oversea campus set up by Xiamen University which was founded in 1921 and currently ranked 11th among the top universities in China. Warisan Puteri is also a mere 12km away from Kuala Lumpur International Airport, the main and largest airport in Malaysia.Besides that, residents of Warisan Puteri can easily get to IOI City Mall, a 2.2 million sq ft flagship regional mall with exciting tenant mix developed by IOI Properties Group in just 20 minutes via the Putrajaya-Cyberjaya Expressway.

Besides that, Warisan Puteri is also close to a few well known education institutions such as Limkokweng University of Creative Technology and Multimedia University which is located in neighbouring Cyberjaya and Rafflesia International & Private School in Sierra 16, another signature township developed by IOI Properties Group.

  • Concepts, architectural and practicality aspects

The idea and concept of Warisan Puteri Township development is to incorporate the first of its kind poem theme Herritage Route of Silk Road landscaping inspired by one of the main ancient trade routes which runs through China, Persia, Nusantara Archipelago, Arab, India and Mediterranean into the township of Warisan Puteri. Residents and visitors will get to enjoy five heritage thematic streetscapes namely the Street of Palms, Paradise of Persia, The Colours of Rangoli, The Bliss of Mediterranean and The Trail of Nusantara which link and connect every parts of the the well planed township of Warisan Puteri.

As for Evira, all the units are standard double storey link houses with the land area of 22ft x 75ft. With the built up area of 2,100 sq ft, Evira comes with 4 proper bedrooms with ensuite bathrooms in each of the bedrooms made it more exclusive for its occupants. In our opinion, the masterbedroom of Evira is very spaciuos as it can easily fits in a king size bed, dressing table, sofa lounge and walk-in wardrobe. With the 11ft high ceiling and large windows couple with the open layout design concept for the living, dining and dry kitchen area, Evira is able to provide a modern living concept property to the folks in this area. Home owners will have a peace of mind in term of security as Evira is secured by perimeter fencing and controlled by the tight single entry guardhouse.

In view of the good sales response from Evira, IOI Properties Group continue to launch its second phase of double storey link houses which is called Avista. Similar to Evira, each units in Avista also comes with the land area of 22ft x 75ft with the built up area of 2,272 sq ft. However, there is a slight difference in Avista’s layout compare to Evira which is each unit of Avista has a narrower but longer dry and wet kitchen and it also comes with additional utility room at the back of the house. The upper storey of the house in Avista is pretty similar to Evira except for the developer do away with the balcony in the masterbedroom for Avista compare to Evira where it’s masterbedrooms comes with a balcony. Like Evira, Avista also comes with perimeter fencing with a single entry/exit point and it also comes with landscaped garden with side walkways within its compound.

  • Density of development

Evira Evira is the first phase development of the well planned 200 acres self sustaining township of Warisan Puteri. Consisting of only 10 rows of 196 units of double storey terrace houses served by wide internal landscapped roads nestled in 25 acres of freehold land which in our opinion, Evira is considered a medium density type of development.    Avista Avista is the subsequent launch after Evira which consist of only 182 units of lifestye double storey terrace houses. Similar to Evira, Avista is also consists of only 10 rows of houses well served by wide internal landscapped roads, however Avista has fewer number of units (14 units in difference) compared to Evira which makes Avista a even lower density development compared to Evira.

  • Developer and branding

As of February 2016, IOI Properties Group Bhd (“IOIPG”) remains the largest public-listed Malaysian property developer on Bursa Malaysia in terms of market capitalisation. The company has built a solid reputation with a three-decade track record of building sprawling townships and as the esteemed property arm of Malaysian conglomerate IOI Corporation Bhd, or in general, the IOI Group of Companies. It has successfully developed vibrant townships in sought-after regions of Klang Valley and Johor in Malaysia while embarking on property developments in Singapore and the People’s Republic of China. Its first successful township was Taman Mayang in Petaling Jaya before developing Bandar Puchong Jaya. IOIPG currently has a total of 10,000 acres of landbank in Malaysia and abroad.

Abroad, IOIPG established its presence in Singapore’s property market in 2007. It has ventured into five property developments in the country comprising high-end residential developments and integrated mixed developments. Among them are the luxury condominium developments of Seascape and Cape Royale in Sentosa Cove and the award-winning South Beach project, which is a joint venture with Singapore’s top property developer, City Developments Limited. In 2010, IOIPG ventured into property development in China. It has embarked on two mixed property developments, namely the IOI Park Bo Bay and IOI Palm City in Xiamen, Fujian Province of the People’s Republic of China.

Locally, IOIPG strives to become an integrated developer of sustainable communities as evident in the success of its past and recently completed projects. The developer attributes its success to consistency in delivering valued products. As an example, both its Bandar Puchong Jaya and Bandar Puteri developments in Puchong, Selangor have been sought-after living address in the Klang Valley due to intricate masterplanning of townships with practical product design in every launches, rightfully-positioned commercial centres with large visibility and excellent accessibility to major highways. These townships boast a growing population and ever-popular retail hubs alongside corporate workplaces, i.e. Puchong Financial Corporate Centre. There are also land provisions for future commercial developments that are intended to continue to spur human activities even after the townships are matured.

The every success of Bandar Puteri Warisan would very much be dependent on IOIPG’s experience and financial strength to develop the entire township into a big success story for the Sepang region.

  • Price level and price comparison

Evira being the first phase of the 200 acres well planned Warisan Puteri township development is being sold at prices from RM650,520 for its 2,100 sq ft 4 bedrooms freehold double storey house and as to date has achived 90% sales.

Follow on with Avista which consist of only 182 units of 4 bedder 2,277sq ft freehold double storey houses are being sold at prices from RM678,420 which is slightly more expensive than the launching price of Evira.

We noticed that the selling prices for Evira and Avista are higher than the selling price for existing similar comparisons sub-sale units in Kota Warisan. However, in our opinion there are still a lot of upside potential for Evira and Avista as both of the developments are only the first 2 phases of a well planned thematic self-sustaining township development with plenty of price push opportunities from the upcoming launches.

  • Surrounding commercial, infrastructure, amenities, distance and accessibility

Warisan Puteri is a mixed residential and commercial developments in a well planned thematic new master-planned urban area totalling 200 acres of freehold land. The entire development is expected to generate an indicative gross development value (GDV) of RM2.5 Billion. Warisan Puteri is blessed with connectivity to 8 major expressways and is located within 20 minutes driving distance to KLIA , KLIA 2, Xiamen University, MMU University, LimKokWeng University, Mitsui Outlet Park, Alamanda Mall and IOI City Mall.

At the moment, there are very few basic amenities being the Shell petrol tation, 7 Eleven, local minimarket, Affin Bank, local restaurants and cafe and Mcdonal serving the small local communites in that area.

However, the outlook of Kota Warisan is set to change for better in the near future as there are a few exciting developments coming up such as KIP Mart which is currently under construction at the land right next to Warisan Puteri township, Warisan Puteri’s future commercial developments as well as an up coming International Premium Outlets which is located within 10 minutes drive from Warisan Puteri.

  • Existing demographics

Warisan Puteri is located in Kota Warisan which is a relatively new township located in Sepang which is the home to KFC Hatchery, a latex glove factory owned by Wembley Rubber Products, Veterinary Public Health Laboratory of the Departmen of Veterinary Services Malaysia, National Metrology Laboratory, and other government agencies as well as Xiamen University Malaysia. Currently the residents staying in Kota Warisan are mainly consist of the employees of the nearby factories, laboratory, students, lecturers, airport ground staff and airline crews which made up of middle to middle upper income earners.

Neighbouring Cyberjaya and Putrajaya are largely consists of employees from federal government administratives, Multinational National Companies (MNC) and SME’s comunities as well as higher learning institutions comunities with semi-moderate purchasing power.

  • Presence of future catalystic projects

There are a few exciting future catalystic projects clsoe by to Warisan Puteri township development and one of them is the development of Xiamen University Malaysia which is located just a mere 2.5km away from Warisan Puteri. Xiamen University or better known as “Xia Da” is one of the top university in China which is currently being ranked 11th spot among other 2,000 higher learning institutions in China and ranked 275th spot globally. Built on a 148 acres (60 hectares) of land, the RM1.3 Billion university campus with full campus facilities will be able to accomodate more than 10,000 students once it is fully developed.

Besides that, there are also plans to build Kuala Lumpur International Outlets (KLIO), a 400,000 sq ft of premium outlets on a 30 acres of land just 8km north of Warisan Puteri.Designed by an international team of architects from Ross Adams USA, the structures of KLIO will resembles the alphabet L with a centre court. KLIO plans to signed up more than 140 luxury brand retailers and well known F&B operators where the F&B outlets will be located at each end of the structure. Jointly developed by Horizon Group Properties and Mainstay Holdings Sdn Bhd, KLIO will features an outdoor environment with 100% covered walkways for customer convenience and comfort. The upscale design and materials are consistent with the image of luxury retail brands. KLIO will also have a elegant common area features which will include water elements and sculptures designed to create a sense of place and enhance the customers experience.

  • Continuity development

Evira and Avista are the only first two phases which made up to about 20% of the 200 acres Warisan Puteri township development which means there are 80% more of developments to go.According to plan, the next phase in line to launch will be Ayden comprises of townhouses which will be the first townhouse development in Kota Warisan. The other future developments of Warisan Puteri will be other residential components, commercial shops, a community hall, a school, health centre and kindergarten. Once the RM2.5 Billion  township of thematic self-sustaining township is complete, it will surely change the real estate landscape in Kota Warisan.

  • Land tenure


  • Transit oriented development (if applicable)

Not applicable.

  • Integrated retail concept (if applicable)

Not applicable.

  • Competitor risk – peer-to-peer product comparison against its vicinity





B. Product Design Buy Factors

  • Practical unit layout design


Evira terrace homes offer 4 bedrooms with a standard intermediate lot size of 22′ x 75′ with a total built-up area of 2,121 sq ft.  The interior space layout is an open concept, pillarless and without any split levels. Three bedrooms are located on the first floor and the fourth bedroom is located on the ground floor to serve the convenient needs of senior family members. There will be a family area on the first floor void area with extra high ceiling height providing extra privacy. All three bedrooms on the first floor have ensuite bathrooms.

Its dry kitchen area is an open concept with attached enclosed area for wet kitchen. There will be a small balcony area at the master bedroom and the yard will be located outside the built area. The driveway at the car porch is spacious for the parking of two cars and it comes with a small store room with door adjacent to the main door and a small area for grass turfing. The car porch is covered with a flat RC roof. 


Avista terrace homes offer 4+1 bedrooms with a standard intermediate lot size of 22′ x 75′ with a total built-up area of 2,277 sq ft. The interior space layout is an open concept, pillarless and without any split levels. Its built-up area is larger than Evira, the first phase. The reason to this is that there will be an additional utlity room located next to the wet kitchen area. Three bedrooms are located on the first floor and the fourth bedroom is a smaller guest room compared to Evira, located on the ground floor. There will be a family area on the first floor void area with extra high ceiling height. All three bedrooms on the first floor have ensuite bathrooms.

Both its dry and wet kitchen areas are able to provide an open through concept which could save space without any unusable corners. In Avista, there will no balcony area but there will be a yard area outside the built area. The driveway at the car porch is spacious for the parking of two cars with a small area for grass turfing. The car porch is covered with a flat roof.

  • Unit orientation

Generally, both Evira and Avista are designed to face north and south orientation. 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 furnishings are provided but standard quality fittings are provided.

Fittings include quality ironmongery for all doors (except slide door), tilings for bathroom walls are up to ceiling height, fully fitted toilets with quality basin and WC, quality kitchen sink and adequate points are provided for all electrical installations including auto gate and water heater.

  • Sufficiency of parking bay and carpark allocation

Each terrace homes’ driveway are able to be parked with two cars. 

  • Design of corridor, corridor spaces and ventilation

The most essential ventilation area is that each unit comes with a high ceiling of 11ft high for the ground floor and 10.5ft for the first floor, and the family area on the first floor void area will easily have at least 16ft high.

  • Availability of proper refuse area

All terrace home units have individual refuse chamber outside the car porch.

  • Variety of township facilities, green and open spaces
    – Example: For families, children-friendly facilities are to be considered

Warisan Puteri is a brand new mixed integrated township that will feature a 24-acre green footprint, a future commercial hub, a health centre, a national school and a community hall. Inspired by the trades of the ancient Silk Road, each of its six residential precincts will feature five heritage-themed streetscapes and one unique garden.

Additionally, the Avista phase comes with a pedestrian sidewalk from home-to-home. The northern side of Avista will face the Paradise of Persia greenscapes.  

  • Reasonability of maintenance fees and residential density

Both Evira and Avista are non stratified developments, hence they are individual master-titled homes. Evira has a total of 196 units spread over 25 acres of land giving a density of 7.84 units per acre. Avista has 182 units spread over 17 acres of land giving a density of 10.71 units per acre. Based on various township development comparisons, these density levels are relatively on the low side.

Both the developments have secured guardhouse and perimeter fencing, and therefore the security fees will be decided later upon the commencement of their respective residential associations.

  • Façade design and roofing

The facade is of modern contemporary design with flat roof providing shelter to its car porch area. We noted that most of its windows are three-panelled and therefore their large glass ratio would maximise the outside view and natural lighting. The high ceiling roof above the terrace home units provide good thermal insulation which will reduce the temperature in the house.

  • Entrance statement, guardhouse, road design and traffic management

As a guarded environment, each of Evira and Avista have their own guardhouse and perimeter fencing. We noted a single controlled ingress and engress hence providing greater security control for the community. Each row of homes come with 50ft-wide dual-lane roads enabling smooth traffic movement even with cars parking by the shoulder of the road.

  • Security features, backlane and drainage

Both Evira and Avista will come with a mixture of chain-link fencing, wall barrier and M.S. fencing. We noted that Warisan Puteri homes will have backlane roads at the rear alongside proper concrete walkway with covered drainage.

  • Other unique features (if applicable)

Each of Warisan Puteri’s residential precincts are designed with its own “Organic Garden” and heritage-themed streetscapes, which are dedicated green space ideal for the community to interact in a pristine environment.

  • Green rating or greening features (if applicable)

No green rating, however, based on our observation, each of Evira and Avista developments will have plenty of green zone buffer surrounding the development boundary, greening streetscapes on the main throughfare and lush landscaping by the corners of the development entrance.


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.


Kuala Lumpur-Singapore High Speed Rail to be ready by 2026 Registration

Minister in the Prime Minister’s Department Datuk Abdul Rahman Dahlan and Singapore’s Coordinating Minister for Infrastructure and Minister for Transport Khaw Boon Wan signed the MoU on behalf of their respective governments, witnessed by Malaysia Prime Minister Datuk Seri Mohd Najib Tun Abdul Razak and Singapore Prime Minister Lee Hsien Loong.

This signifies Malaysia and Singapore’s firmest commitment yet to the iconic project.

The long-envisioned plan, six years behind an earlier target completion date, follows a US$5.5 billion project already underway in Indonesia. India last year chose Japan to build a US$15 billion network, its first.

Asian nations are modernizing their transport infrastructure while China has set up the world’s biggest HSR network. Japan has been running bullet trains for more than five decades now.

As countries embrace the latest technology, it’s also pitting Chinese and Japanese manufacturers of super-fast trains against rivals such as Siemens AG and Bombardier Inc.

“It’s a good sign because generally investors are looking to see more inter-connectivity across Southeast Asia,” said Alan Richardson, a Hong Kong-based fund manager at Samsung Asset Management.

“That will help to provide greater resilience to, or less reliance on other developed economies and also, should provide a more stable geopolitical environment with increasing inter-connectivity,” he said.

According to a press release, both governments will take responsibility for developing, constructing and maintaining the civil infrastructure and stations located in their respective countries.

Both governments have also agreed that the HSR will have eight stations, with terminals in Bandar Malaysia (KL) and Jurong East (Singapore), and six intermediate stations in Putrajaya, Seremban, Ayer Keroh, Muar, Batu Pahat and Iskandar Puteri.

There will be an express service between KL and Singapore, a domestic service between local stations and a shuttle service between Iskandar Puteri and Singapore.

All stations will be designed to integrate with the local public transport systems to ensure seamless connectivity. The trains will run at a top speed of more than 300 kilometres per hour.


Final negotiations

The agreement will pave the way for final negotiations on the development and execution of the 300km (185 miles) line connecting Singapore and KL. Construction works may begin in 2018.

An international tender for the project will be issued next year, Najib told reporters on Tuesday.

Last year, Singapore and Malaysia said they would reassess the 2020 target for the completion of the project because of the scale and complexity of the venture.

Leaders of the two countries had announced in 2013 the HSR link may be completed by the end of this decade, with Najib calling it a “huge game changer” that will transform the way the neighbors do business.

“The high-speed rail is a key bilateral project for both countries,” Lee’s office said in a statement Monday.

“The two governments’ commitment to this project is a reflection of our strong bilateral ties and our continued efforts to deepen relations. When completed, the HSR will boost connectivity, strengthen economic ties and forge closer people-to-people linkages.”

A joint project team, which will comprise of representatives from MyHSR Corp and Singapore’s Land Transport Authority (LTA), will be formed to coordinate the planning and development works prior to the commencement of operations.

They will call for an international tender next month for a development partner to provide technical support to both the countries, according to a statement Tuesday from Malaysia’s Land Public Transport Commission and Singapore’s Land Transport Authority.

It is too early to discuss the cost of the project, Najib said.

In addition, to facilitate swift and seamless travel, both governments also agreed to co-locate the Customs, Immigration and Quarantine (CIQ) facilities at three locations, namely Singapore, Iskandar Puteri and KL, so that international-bound passengers will only need to undergo CIQ clearance by both Malaysia and Singapore authorities at the point of departure.

Essentially, commuters taking the express 90-minute service from Kuala Lumpur to Jurong East will be able to clear the CIQ checks of both countries’ authorities, before they board the train. The co-located CIQ facilities will offer “swift and seamless” travel.

There will be co-located CIQ facilities at Iskandar Puteri, for commuters using the domestic service to clear CIQ checks before crossing into Singapore.

A bilateral committee comprising representatives from both governments will manage and regulate aspects of the project which may impact cross-border services.


Shorter journey

The HSR line will trim the land journey between the two Southeast Asian cities to 90 minutes, from about five hours now.

It will also challenge the region’s flourishing budget carriers such as Malaysia’s AirAsia Bhd and Singapore Airlines Ltd’s Tiger Airways, which fly passengers from Singapore to KL in about an hour.

“The Singapore-Malaysia sector has among the largest airline capacity within the region,” said John Mathai, Bloomberg Intelligence’s Singapore-based transport analyst.

“A high-speed rail could service some of the traffic within that segment, reducing congestion at airports.”

Asia’s appetite for high-speed rail has also pitted Chinese rail giants such as CRRC Corp., and Japanese manufacturers Hitachi Ltd. and Mitsubishi Heavy Industries Ltd. against European rivals.


Exporting technology

Japan, which built the world’s first high-speed train more than half a century ago, is stepping up efforts to export its bullet-train technology to meet a pledge by Prime Minister Shinzo Abe to triple infrastructure exports to 30 trillion yen (approx. US$284 billion) by 2020.

China, home to the world’s biggest HSR network, has identified the sector as one of 10 focus industries in a blueprint for economic development.

Japan aims to sell bullet trains to the project and the government supports bids by its companies, Transport Minister Keiichi Ishii said in December. The country beat China to secure a US$15 billion rail project in India.


China’s push

Chinese Premier Li Keqiang is leading his nation’s overseas push by train equipment makers as part of the government’s broader strategy to turn the country into an advanced industrial nation.

He has targeted emerging markets in Africa, Latin America and Southeast Asia for rail-related orders, while also bidding for high-profile contracts in the developed world.

In October, a subsidiary of China Railway Group Ltd. partnered with local companies to win the rights to build a US$5.5-billion high-speed railway line in Indonesia, the country’s first.

Malaysia and Singapore received close to 250 submissions after calling for a Request for Information for the project, and 98 were shortlisted, the New Straits Times reported in December.

Fourteen foreign entities among the 98 were asked to present their views, including France’s Alstom, Germany’s Siemens AG, Spain’s CAF and Talgo SA, Canada’s Bombardier, a group led by China Railway, as well as consortium from Japan and South Korea, the paper reported, without saying where it obtained the names.

In a separate statement, Singapore’s Land Transport Authority said that within the next month, it will call an advance engineering study tender for consultants to carry out engineering studies for the Singapore stretch of the HSR.

This study will include looking at the alignment of the rail link, the architectural and engineering design of the terminus station, noise and vibration issues, and the preparation of tender documents for the project’s construction phase. The study is expected to start by the first quarter of 2017 and will take about 18 to 24 months to complete.


Kuala Lumpur City Hall’s parking charges up 150% effective today Registration

Affected areas are Bukit Bintang, Bukit Damansara, Sri Hartamas, Desa Hartamas, Solaris Mont Kiara, Taman Tun Dr Ismail and Bangsar where 75% to 100% parking spaces are taken up during peak hours.

The hourly parking charges in the CBD has been increased from 80sen an hour to RM2 for the first hour.

The rates have been raised to RM3 for the second hour and RM3 for the subsequent hours.

This means that if you were to park from 7.30am to 6pm, which is the usual operation hours, you will end up having to pay as much as RM32 a day.

The new parking charges will be enforced in stages from now to 1 August, which will see an increase of between 100% and 200%, depending on the locality.

Rates will eventually go up by next month in zones outside the city where the parking charges are currently 50sen per hour.

Depending on the zones, motorists will be charged RM1.50 or RM1 per hour, an increase of 100% and 200% respectively.

Areas include Brickfields, Taman Maluri, Cheras, Wangsa Maju and Setapak. The percentage of parking occupancy in these areas are between 55% and 75%.

DBKL owns a total of 46,100 metered parking bays in the city; 22% or 9,914 are located at the CBD area.

There will not be a maximum cap of two hours, as announced earlier by Federal Territories Minister Datuk Seri Tengku Adnan, just yet.

For four decades, parking around the city had been out-sourced to a third party.

Last year, DBKL appointed Yayasan Wilayah Persekutuan (YWP), the welfare arm of The Federal Territories Ministry, to manage the city’s parking system.

YWP introduced a new and advanced parking system called the City Car Park System (CCP).

Under the agreement, YWP would pay DBKL 35% or RM600,000 of the gross revenue from parking every month.

According to Kuala Lumpur mayor Datuk Seri Mohd Amin Nordin Abdul Aziz, the move to increase the parking rates was not profit driven but was the only way to ease traffic congestion in the city and encourage people to carpool.

“We want to free up as many street parking spaces in the city and encourage people to take public transport or carpool to the city.

“I know I am going to be very unpopular, but it has to be done because traffic in Kuala Lumpur is already bursting at the seams,’’ Amin Nordin said.


Over 3.5 million vehicles

The mayor shared data obtained from the Road Transport Department (JPJ) and the Land Public Transport Commission (SPAD) to justify his decision for the high parking charges.

“About 50,000 new cars are registered every month in Kuala Lumpur. These figures are from JPJ,” Amin Nordin said.

“Based on a survey carried out by SPAD, 70% of cars coming into the city centre are single-occupant vehicles (SOV).

“The number of vehicles entering the city, every day, is now at a staggering 3.5 million.

“Just imagine out of that 3.5 million, 70% or 2.4 million are SOV.

“We hope the new parking charges can lead to at least a million SOV drivers to consider taking public transport or carpool to work.

“If you remove one million cars from the city, you will get that Hari Raya sort of car-free roads like what we enjoyed last week.

“That means everyone gets to go home to their families, earlier to spend quality time with their loved ones and have some time to do things they enjoy,’’ he said.

Amin Nordin added that the current traffic situation had made it increasingly difficult to look for parking space in the city.

“We don’t want to see motorists driving in circles, looking for parking. Some drivers are double- and triple-parking on the roads causing a jam and endangering pedestrians while looking for parking.

“People also have the option to park inside commercial buildings as there are now electronic boards showing the number of parking bays available,’’ he said.

On the two-hour maximum limit for parking at DBKL bays, Amin Nordin said it will not be implemented yet as he wanted to give city folk a chance get used to the new parking charges.


Push and pull factors

Amin Nordin said in order to solve Kuala Lumpur’s congestion issues, the push and pull factors must be considered.

“On one hand we have the public transport, additional LRT lines, monorail and feeder buses to train stations which are the pull factors, said Amin Nordin.

“The push factors are higher parking fees and reducing parking bays and possible congestion charges.

“Even for new developments in the city, we are asking developers to reduce parking bays.

“This is happening everywhere in the world, even in developed countries that have first-class transportation facilities such as in London and Melbourne. Even with their excellent system, they also have a limit to parking requirements.

“When it comes to parking charges, we are cheapest in the world; with the exception of Dhaka, the capital of Bangladesh.

“The last time we increased parking fees was in 1984. Kuala Lumpur is still the cheapest for parking when compared to other states in Malaysia,’’ he added.

Amin Nordin said this was not the first time DBKL had wanted to increase the parking rates; attempts were made several times to revise the rates in 1997 and in 2001.


Cashless parking system

It is no secret that DBKL is losing money in parking. Previous parking operators did not manage parking well and DBKL had trouble collecting their dues.

Apart from faulty meters and an ageing technology, members of the public also took advantage of the loopholes in the system and did not pay for parking.

Due to the increasing cost to support an outdated parking system that was bleeding away taxpayers monies, it was decided that YWP manage the running of DBKL’s parking.

YWP chief executive officer Datuk Roslan Hassan said the new system, that cost RM23mil, used a Pay-by-Plate system consisting of a carpark software called CALE from Sweden and an enforcement system called Gtechna.

“The system involves real time data transmission whereby all transactions can be observed at the command centre in DBKL,” he said.

He added that parking meters located in the city had already been calibrated in line with the change and now motorists only have to key in their licence plate number and follow simple instructions to pay for their parking fees.

“You can either pay by coins, Touch ‘n Go, or an e-payment method to pay for your parking fee. This can be done via smartphones by downloading the JomParking app,” he said.

Apart from the convenience offered to motorists, enforcement officers can easily monitor to check and verify through their mobile device.

A pilot project was carried out in Taman Tun Dr Ismail last year to test the system. After initial teething problems, the system is working well there.


Parking charges in Kuala Lumpur according to zones.



News Source: The Star, Metro, 18 July 2016

SkyLuxe On The Park @ Bukit Jalil Registration

The Perfect Blend of Urban Concepts Within Natural Settings
Signature homes on the park.

Stretched across 1.85 acres of freehold land amidst the lush greenery of the sports township of Bukit Jalil is SkyLuxe On The Park, a serviced residence development that promises a rustic countryside environment within a convenient distance from urban amenities. Conceptualised to exude tropical splendour and surrounded by picturesque settings, the development presents 477 residential units with 6 design options with built-up sizes ranging from 661 sq ft to 1,224 sq ft.




Welcome to SkyLuxe On The Park!


Now Open For Registration


Overall Development Concepts

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Residence Concepts

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Property Details – COMING SOON

Name :   SkyLuxe On The Park Phase :   – Developer :   Skyluxe Development Sdn Bhd      (a wholly-owned subsidiary of SkyWorld       Global Berhad) Location :   Persiaran Tropicana, Petaling Jaya Property Type :   Service Residence and SOHO Suites Sch. H of HDA :   Yes for both Tenure :   Leasehold 99 years Land Area :   6.42 acres No. of Blocks :   – Play Tower (A1) – 35 storeys     – Action Tower (B1) – 35 storeys     – Wellness Tower (A2) – 35 storeys     – Business & Lifestyle Tower (B2) – 35        storeys     – Lumi Marketplace & SOHO – 4 storeys     – Residence Carpark Block – 7 storeys No. of Units :   Service Residence: 744 units     – 186 units in each residential tower     SOHO Suites: 62 units of Duplexes     Lumi Marketplace is not for sale No. of Lifts :   3 high speed lifts in each residence tower     Separate sets of lifts for SOHO Suites Unit Types :   Type As are 2-bedder unit     – Type A: 862 sf (No balcony)      – Type A1: 920 sf (1 bay balcony)      – Type A2: 979 sf (2 bay balcony)     Type Bs are 2+1 bedder unit     – Type B: 1,010 sf (No balcony)      – Type B1: 1,085 sf (1 bay balcony)      – Type B2: 1,159 sf (2 bay balcony)     – Type B3: 1,009 sf (No balcony corner)     – Type B4: 1,084 sf (1 bay balcony corner)     – Type B5: 1,084 sf (1 balcony corner)     Type Cs are 3+1 bedder unit      – Type C: 1,509 sf (Full 3 balcony corner)     – Type C1: 2,218 sf (Full 3 balcony corner         with private garden/terrace) Car Parking Bay :   Provided and allocated per unit     Units below 1,000 sf: 1 carpark bay     Units below 1,500 sf: 2 carpark bays     Units above 1,500 sf: 3 carpark bays     Total of 2,000+ carpark bays Green Rating :   GBI Gold (Provisional) Price Range :   From RM857,650 onwards Price Per Sq Ft :   From RM915 psf onwards Maintenance :   RM0.33 psf, inclusive sinking fund and     concierge service Completion :   Q4 2019


Specifications & Features

Corridor :   Natural ventilation     Common AC ledges located off main     corridor to allow easy maintenance works Refuse Chamber :   Proper refuse room with service corridor Ceiling Height :   Floor to floor height – 3.05m (10 ft) Security Tier :   At least 3-tier security provided:     (1) At ground level entrance checkpoint     (2) Entrance to lift lobby      (3) Lift access to resident’s unit floor Security Feature :   State-of-the-art Lumi Security features:     (1) 24/7 guarding and patrol     (2) Keycard access system to lift lobby           and to your unit floor and keyless           home access enabled     (3) Intercom connectivity     (4) CCTV and HD Digital Video remote           surveillance Structure :   Reinforced concrete Wall :   RC wall/brickwork Windows :   Aluminium trim glass window Entrance Door :   Timber door – Fire rated Wall Finishes :   Plaster and paint     Wall tiles full height for all bathrooms Floor Finishes :   – Homogeneous tiles for living, dining, dry        and wet kitchen, balcony, all bathrooms,        utility/maid room and foyer     – Vinyl flooring provided for all bedrooms         and study room Sanitary :   Water closet, wash basin with fittings,     accessories for all bathrooms and rain     showerhead provided


Unit Provisions

Kitchen :   – Kitchen cabinet with hob and hood,        microwave oven and refrigerator     – Island bar/breakfast counter provided for        selected type with designated area Wet Kitchen :   Washer-dryer combo unit Air Conditioning :   Air-conditioning units provided for     living, dining and all bedrooms, except     utility/maid room Water Heater :   Hot water system provided for all     bathrooms with shower Bedroom :   Full height wardrobe(s) provided for all     bedrooms Bathroom :   – Shower screen and vanity top provided        for all bathrooms with shower     – Quality bathroom cabinetry     – Long bath for Type C’s master bathroom Storage :   Shoe storage cabinetry Ceiling :   Plaster ceiling for all areas Lighting :   Mix of low energy and LED downlights     for all areas (*To be confirmed) Planter Box :   Ready-to-plant soil

Contact Developer

Sales Gallery :   Lumi Gallery     17, Jalan Semangat      46100 Petaling Jaya      Selangor  Tel / Hotline :   +6018-605 8888     +603-7688 1266 Project Website :   www.lumicollections.com


Now Open For Sale



Events & Happenings

Lumi Christmas Lunch Party

Date: Saturday, 19 Dec 2015

Venue: Lumi Gallery, Jalan Semangat, PJ




Facilities – COMING SOON



Entrance Statement

      • Water feature


Level 4A: Pool Deck

      • Infinity lap pool (190m x 6.25m)
      • Jacuzzi (57.5m)
      • Submerged sun deck
      • Kid’s water play and wading pool


Level 4A: Floating Overhead

      • Action Tower: Function room 1 (1,776 sf)
      • Business & Lifestyle Tower: Function room 2 (1,776 sf)


Level 7: Lumi Park

      • Shelter
      • Remote control toys
      • Stream/water body
      • Yoga/reading area
      • Reflexology area
      • Pocket park
      • Children excitement area/playground
      • Rock climbing area
      • Putting green with sand bunker
      • Jogging track – Roller blade path – Cycling path
      • Family BBQ area
      • Sunken futsal court
      • Sunken tennis court





Level 19-20: Sky Terrace for Play Tower

      • Fully-equipped music room
      • Theatre
      • Library/study room
      • Kid’s jungle gym



Level 17-18: Sky Terrace for Action Tower

      • Badminton court
      • Squash court
      • Table tennis room
      • Games room with darts, pool table and foosball



Level 19-20: Sky Terrace for Wellness Tower

      • Self-spa with steam room and sauna
      • Gymnasium
      • Yoga and pilates studios



Level 17-18: Sky Terrace for Business & Lifestyle Tower

      • Fully-equipped conference or meeting room
      • Wine cellar/cigar lounge
      • Sky dining
      • Sky bar




Proposed outlets and facilities at Lumi Marketplace


Outdoor area

      • Retail cabana: outdoor dining area
      • Retail cabana: private function area
      • Sky trex


Retail area

      • Lumi Grocer
      • Café
      • Sushi bar
      • Sandwich bar
      • Burger/pizza
      • Bakery
      • Juice bar
      • Ice cream parlour
      • Italian restaurant
      • Japanese restaurant
      • Fusion restaurant
      • Salon
      • Laundrette
      • Book store












The Developer

SkyWorld Development Sdn Bhd is a lifestyle property developer with great ambitions. Borned from the idea that design, when executed to perfection, can elevate living experiences to new heights. Hence, proving that form and functionalities could indeed go hand-in-hand. 

Guided by emerging personalities of the property industry, SkyWorld wishes to create unrivalled sky living experiences, and a provider of urban and modern lifestyles in the heart of Kuala Lumpur. SkyWorld’s promise to the world is to “Design The Experience”, as its tagline says, for the finest urban sky living developments.  

SkyWorld has the vision to be the leading developer in Malaysia with a potential gross development value (GDV) worth more than RM12 billion from its ongoing prime-landbanking exercise in Kuala Lumpur.


View Full Profile


The Architect






View Archimatrix Website

Location Map

GPS Coordinate: 3.053467,101.676184


Street View

SkyLuxe seen from Jalan Jalil Perkasa 1, overlooking the Bukit Jalil Golf & Country Resort.

Accessibility, Amenities & Infrastructure – Coming Soon


      • 15mins to
      • 20mins to
      • 35mins to
      • 50mins to



      • Persiaran Surian
      • New Klang Valley Expressway (NKVE)
      • Damansara-Puchong Expressway (LDP)
      • Penchala Link
      • Sprint Expressway via Jalan Damansara
      • Jalan Lapangan Terbang Subang via Jalan PJU 1A/1


Public Transportation:

      • 4.4km to Upcoming MRT Surian Station (MRT Line 1)
      • 5.0km to Upcoming MRT Mutiara Damansara Station (MRT Line 1)
      • 5.3km to Upcoming MRT Kota Damansara Station (MRT Line 1)
      • 5.6km to Upcoming MRT Bandar Utama Interchange Station (MRT Line 1 and LRT3)
      • 6.8km to Upcoming MRT TTDI Station (MRT Line 1)


Future Infrastructure:

      • Road tunnel upgrade enabling smooth access on Persiaran Tropicana.
      • Removal of road divider at the entrance of Lumi Tropicana.
      • Proposed doorstep connection to the proposed LRT3 Lien Hoe Station.
      • Three stops away to MRT Bandar Utama Interchange Station (MRT Line 1 and LRT3).
      • Three stops away to LRT3 Glenmarie/Station 3 Interchange Station (LRT3 and Kelana Jaya LRT Line Extension).



      • Fibre optic backbone
      • Standard area backbone


Business Park:

      • Next door to Persoft Tower (MSC Cybercentre) and Bangunan 3M
      • 0.2km to Menara Lien Hoe
      • 1.8km to Dataran Prima
      • 2.8km to 1 Tech Park (MSC Cybercentre)
      • 3.5km to Symphony House, Ara Damansara
      • 4.4km to Surian Tower, Mutiara Damansara
      • 5.7km to 1 First Avenue (MSC Cybercentre)
      • 6.8km to Menara LGB (MSC Cybercentre)


Shopping Centre:

      • 0.6km to Jaya Grocer @ Mutiara Tropicana
      • 3.2km to Tesco Ara Damansara
      • 3.3km to Citta Mall Ara Damansara
      • 3.8km to Evolve Concept Mall, Ara Damansara
      • 4.2km to Sunway Giza
      • 4.8km to 1 Utama Shopping Centre
      • 4.9km to The Curve Shopping Centre
      • 4.9km to Tesco Mutiara Damansara
      • 5.0km to IKEA Damansara
      • 5.0km to IPC Shopping Centre
      • 5.1km to Atria Shopping Gallery
      • 5.2km to The Starling Mall @ Damansara Uptown
      • 6.5km to GLO Damansara Mall
      • 6.7km to Tropicana City Mall
      • 7.5km to Empire City Mall


School & International School:

      • 0.7km to St. Joseph’s Institution International School
      • 0.8km to SMK Tropicana
      • 1.4km to SJK(C) Damansara
      • 3.1km to The British International School of Kuala Lumpur
      • 3.5km to SJK(C) Puay Chai 2 Bandar Utama
      • 5.5km to Sri KDU International School


University & College:

      • 3.2km to KBU International College
      • 5.2km to SEGi University – Kota Damansara Campus
      • 5.5km to KDU College – Damansara Jaya Campus



      • 5.3km to Ramsay Sime Darby Medical Centre Ara Damansara
      • 5.3km to Tropicana Medical Centre
      • 6.2km to KPJ Damansara Specialist Hospital


Leisure & Recreational:

      • 0.5km to Tropicana Urban Park
      • 1.2km to Clubhouse and Sports Centre of Tropicana Golf & Country Resort
      • 2.6km to Seri Selangor Golf Club
      • 3.5km to The Club @ Bandar Utama
      • 4.8km to Bandar Utama Golf Course


Nearby Landmarks:

      • 2.9km to Wisma BU8 (Anytime Fitness)
      • 3.1km to McDonald’s Bandar Utama Drive-Thru
      • 3.2km to Centrepoint Bandar Utama
      • 4.0km to Oasis Square, Ara Damansara

Lumi Residences

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Building Plans

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Lumi Marketplace

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Showunit for Lumi Tropicana

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Construction Progress

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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





  • Distance to key locations and growth value of an address



  • Concepts, architectural and practicality aspects



  • Density of development



  • Developer and branding



  • Price level and price comparison




  • Surrounding commercial, infrastructure, amenities, distance and accessibility




  • Existing demographics



  • Presence of future catalystic projects



  • Continuity development



  • Land tenure


  • 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)

Lumi Tropicana is partially-furnished. The provided items are as follows: 

Foyer: Solid timber fire-rated door.

Air-conditioning: Split units provided for living/dining, all bedrooms (except utility room) and study room.

Living: Full height display/book/shoe storage cabinetry.

Dining: Breakfast counter with sink and island bar (selected unit type).

Kitchen: All kitchen cabinetry top and bottom, hob and hood, microwave oven, refrigerator and washer-dryer combo.

Utility Room: Sliding door (selected unit type).

Bedroom: All bedrooms will have full height single or two wardrobes with corner book shelf.

Bathroom (except maid toilet): Hot water system, rain shower, shower screen, vanity top, glass mirror and cabinetry: wall, top and bottom. Type C will have double-basin vanity and a soaking bathtub.

Ceiling: Plaster ceiling and low-energy or LED lightings installed for all areas.

Balcony: Planter box with ready-to-plant soil.

Lanai: Glass sliding door with security glass (selected unit type).

Services: Delivered with home broadband via Fibre-To-The-Home (FTTH) with 1st year free subscription.

  • Sufficiency of parking bay and carpark allocation

There will be over 2,000 carpark bays provided for residents of tower blocks. As a luxury development on a 6.42-acre land, Lumi Tropicana is designed with a purpose-built residents-only carpark block sitting away from the tower blocks. Residents will find themselves walking through either the ground drop-off level via nearest lift core, or towards the nearest lift core to the respective tower blocks at parking floor and then walking through sheltered walkways at Lumi Park.

The public visiting Lumi Marketplace and office users of Lumi SOHO will enter a sub-basement carpark area from the main entrance. The sub-basement area is segregated from the residents’ carpark block hence providing privacy to residents. 

  • Design of corridor, corridor spaces and ventilation

The corridors are naturally-ventilated and have sufficient natural sunlight. The central core contains the lift lobby. A typical floor in each tower block has a total of 3 lifts serving up to 6 units per floor. The three lifts included one service/stretcher lift. The lifts are high-speed operating at 3.0 mps to 3.5 mps, which is roughly 1 floor per second. Waiting time is expected to be under 30 seconds, which is in line with most luxury residences. There will be two emergency staircases at each floor. Its mini air-wells alongside the corridor of apartment units will provide ventilation to kitchen and bathrooms with operable windows.

  • Availability of proper refuse area

The refuse room is built within its service area, which is enclosed away from the centre core lift lobby. The service/stretcher lift will have a double-sided opening, with one opening to the enclosed service area. This enables refuse cleaning to be carried out away from the centre core lift lobby.

  • Variety of facilities, green and open spaces
    – Example: For families, children-friendly facilities are to be considered

More than 30 facilities are offered to residents across a 3-acre recreational deck known as Lumi Park, the stunning curved-edge Lumi Pool and across each of the themed towers. Lumi Park spans across the rooftop of the residents’ carpark block and offers outdoor facilities such as a full-sized futsal court, a full-sized tennis court, rock climbing walls, putting green with sand bunkers, jogging track, cycling path, family BBQ area, children excitement playground and others.

Each tower will have its own set of indoor facilities catering to different age groups, individual personalities and lifestyle needs. The residents are allowed to use these facilities across towers by keycard access to the Sky Terrace floors. A resident may host birthday parties with family and friends at Sky Dining with a full glass view of the adjacent golf course and an evening chillout at Sky Bar. Another resident may enjoy a warm Spa after working out at the well-equipped Gymnasium.

At 190 metres in length from end-to-end, Lumi Pool will be the longest infinity swimming pool in Asia. It will face Tropicana Golf & Country Resort and beat the 150 metres swimming pool at Marina Bay Sands in Singapore. At Lumi Pool, there will be sheltered and non-sheltered areas for maximising pool fun at varying weather condition. There will also be sunken jacuzzi, sun deck, kids waterplay area and wading pool. 

  • Reasonability of maintenance fees based on offered facilities over density

The fixed total maintenance charge is RM0.33 psf, inclusive of sinking fund and a 12-hour concierge service at reception. This is reasonably on the low side. We felt that the charge is very reasonable after considering similar properties in surrounding areas, the current density, the enormous area of facilities and future upkeep costs. Any furtherance of maintenance charge will be decided upon delivery. However, we noted that certain facilities such as Conference/Meeting Room will be separately charged on pay-per-use. In the later years, residents could be reaping the benefits of a better energy and water efficiency as Lumi Tropicana is designed to meet GBI Gold compliances.

  • Impressive and modern façade

A major selling point of Lumi Tropicana is its awe-inspiring, eye-catching outlook and façade. Among the major highlights are a series of vertical architectural fins (for units with no balconies) and checkered arrays of balconies with a potential wrapped-over by creeper plants.

The building structure consists of two layers, whereby two smaller-sized units facing the inner-side flanked by four larger-sized units facing the outer-side. Both layers are adjoined within a centre core. The excess outlook will be glass windows and walls. The walls are treated in “honeycomb” style with a raw finish. Interestingly, each tower’s Sky Terrace levels will have a glass protrusion at the façade-edge of the tower block giving a “cool” effect at sky view.

  • Entrance statement, guardhouse, drop-off area and lift lobby

A majestic dual-carriageway entrance greets you alongside the development’s grand signage and water feature at the shoulder of Persiaran Tropicana. As you come to a roundabout, going rightwards will bring you to a sub-basement carpark meant for visitors and occupants of Lumi Marketplace or Lumi SOHO.

To enter the elevated carpark block, residents of tower blocks will drive leftwards towards Lumi Security’s entrance checkpoint and guardhouse. Upon arrival, residents have the option of drop-off at its signature “Vortex” shared among the pairs of blocks. Pebble stones inserted with spot-lightings illuminating upon tall trees will light up the “Vortex” during the evenings. Residents will instantly be reminded of the lobby themes present in each tower and a tap of your keycard opens up the lift lobby to your homecoming.

Cars are parked at designated parking bays at the designated floor. Residents will walk towards the closest lift lobby and take a ride up to the rooftop of the residents’ carpark block, which is the Lumi Park, for a short walk along sheltered walkways to enter tower block’s lift lobby. Walk-in-style over “mini-skybridges” connecting the tower block’s lift lobby and Lumi Park. The residents may also access the lift lobby from ground floor.

  • Security features and privacy design

Standard 3-tier security provided with keycard access system: (1) At ground level entrance checkpoint for vehicles; and (2) Keycard access to entrance of lift lobby; and (3) Lift requiring keycard access to resident’s unit floor. Security features include: (1) 24/7 guarding and patrol; (2) Keycard access system to lift lobby and to your unit floor and keyless home access enabled; (3) Intercom connectivity; and (4) CCTV and HD Digital Video remote surveillance.

  • Other unique features (if applicable)

Lumi Tropicana is a unique development in the vicinity of Tropicana comprising of Residences, SOHOs (Office) and Marketplace (Retail) integrated within a single development. It is the only transport/transit-oriented development (TOD) in this area.

  • Green rating or greening features (if applicable)

Roughly 32% of development land is reserved to plant greeneries. Lumi Tropicana aims to achieve GBI Gold rating, a key sustainable feature in future developments.


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.


Village Grocer to open 9 new stores in Klang Valley Registration

The nine new outlets are expected to anchor the respective retail centres which they will set up shop. These outlets are listed as the following:

  • SS15 Courtyard Mall in Subang Jaya;
  • M City, Jalan Ampang;
  • Tropicana Avenue, Persiaran Tropicana; 
  • Plaza Arcadia in Desa ParkCity;
  • Melawati Mall in Taman Melawati;
  • Tamarind Square in Cyberjaya;
  • Empire City Mall in Damansara Perdana;
  • myTOWN Shopping Centre in Maluri, Cheras; and
  • EkoCheras Mall, Jalan Cheras.

PTLM has confirmed that Village Grocer, together with Golden Screen Cinemas, will be anchoring the upcoming EkoCheras Mall on Jalan Cheras in suburban Taman Mutiara Barat. The mall is targeted to open by end of 2017.

Back in 1997, the owners of Village Grocer, Ong Kim Too and his family, opened their first supermarket called Pasaraya OTK at Medan Idaman Business Centre, Jalan Gombak in Taman Setapak. The family had operated a sundry shop in Gombak since the 1950s.

The supermarket grew well with strong support from the local community, and later the family added two new outlets in Sentul and Puchong in 2000 and 2003 respectively.

The family ventured into the premium grocery market after the owners of Bangsar Village approached them to develop a neighbourhood grocery for the mall which was then undergoing refurbishment works.

Subsequently, Village Grocer expanded into Sunway Giza, Kota Damansara in 2009 and another in 1 Mont Kiara Mall in 2011. An outlet opened at the Atria Shopping Gallery, Damansara Jaya in May 2015.

Village Grocer replaced Presto Supermarket in Citta Mall, Ara Damansara in April this year. The store design was revamped, new sections were introduced and featured cozy ambience.

Its latest outlet opened last month at Avenue K shopping centre in Kuala Lumpur city centre, the same place where a second Presto Supermarket once stood.

Mah Sing’s Cerrado draws 7,500 registrants ahead of launch this month Registration

The project, set to be launched on 23 July, was open for registration a few months ago, and received good response from the market, he told reporters.

“Registrants are an indication of interest. While there is no guarantee whether they will buy or not, the interest is there. So far, we’ve generated about 7,500 registrants,” he said.

With an estimated gross development value (GDV) of RM832 million, Cerrado Residential Suites is located on a 9-acre parcel within Southville City. It will be completed by end of 2020.

Southville City is a township in Bangi, Selangor that spreads across 428 acres with an estimated total GDV of RM11.1 billion and comprising seven major phases.

Cerrado Residential Suites is a part of Savanna Executive Suites — which is almost fully sold — and caters for strong market demand, Bruyns added.

Seven out of eight towers in Savanna Executive Suites are fully sold since its maiden launch in Q4 2013 and construction for all eight blocks are in full swing with a target completion in 2018. It has an estimated total gross development value (GDV) of RM1.5 billion.

A total of 208 units of double-storey lifestyle retail shops located right below the 3,192 units of Savanna Executive Suites will be conveniently accessible via an elevator.

Subsequently, Avens Residence was launched in 2014 with a target completion in June 2017. It comprises 196 units of 2½-storey and 3-storey terraced homes and is 95 per cent sold since then.

“There are (now) more people looking for smaller and affordable (apartment) units, so we came up with Cerrado, which comprises units of 656 sq ft (2-bedrooms) and 825 sq ft (3-bedrooms),” he explained.

The selling price of most of the units are below RM500,000. For Bumiputera buyers, prices are RM360,000 onwards; and RM380,000 onwards for non-Bumiputera buyers. The maintenance fee is estimated at 30 cents psf.

The freehold Cerrado Residential Suites will offer 4 towers of residential suites. Each tower has 35 storeys and comprises 404 units and four lifts. Several duplex units of 1,260 sq ft will also be offered.

The project also offers 10 limited-edition large sized units of 1,860 sq ft (4-bedrooms and 3-baths), that comes with poolside cabana. The cabanas are likened to linked double-storey townhouses within the Cerrado enclave but separated from the four towers. It has two rows of five units each, and they reside on the facilities podium facing the swimming pool.

The total residence in the development is 1,626 units.

Planned common facilities include a sauna, gym, aqua gym, games room, lounge area at a residents’ clubhouse, a 50m swimming pool, multi-purpose hall with a basketball court and barbecue pavilions. In line with its green theme, Cerrado will also have patios, yoga deck, reflexology path, a children’s playground, reflective ponds, aroma-peutic garden and garden terraces.

Interestingly, the towers of Cerrado are angled to face a 30-acre Urban Park.

The park is somewhat unusual as it is elevated with a road passing beneath it. On its peak is the 4ha Summit Park which will be completed next year. The park will be built phase-by-phase and will be fully completed by Phase 5 of the masterplan.

The Cerrado units will be partially furnished with a pantry comprising an induction cooker hob and hood, upper and lower kitchen cabinets, single bowl and drainer sink, air-conditioning units, water heaters and shower screens for all the bathrooms and security intercom.

Two parking bays are allocated for most of the units.

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The next launch in Southville City – Savanna Plaza – comprises more retail and food and beverage elements to elevate the overall livability of Southvile City.

The various parcels of the master-planned development will be further boosted when the direct interchange into Southville City is completed in 2017. This new interchange from the KL-Seremban Expressway, which costs RM130 million, will shorten the distance from Southville City to the Sungai Besi toll plaza, from 35km to 19km.

Apart from this entrance, the second entry into Southville City will be via the toll-free Jalan Kajang-Dengkil, which is also connected to Jalan Bangi Lama and will draw in crowds from around Semenyih, Kajang and Bangi.

Planned with the aim of being a sustainable township, Southville City features a broad programme mix consisting of commercial hubs and retail shops that cater for different retail markets; corporate and boutique office towers which serve various segments of the office markets; and gated-and-guarded stratified and landed residential, neighbourhood retail shops and township amenities.

The township’s masterplan also includes two primary schools, a secondary school, a private school, a clubhouse with bowling lanes as well as the lush 30-acre urban park.

Indeed, education will play an important role in Southville City. Mah Sing Group revealed in May 2016 that it was in talks with Universiti Kebangsaan Malaysia (UKM), whose 2,708-acre campus is already in the nearby vicinity, to set up a branch campus or a faculty of higher learning within Southville City.

In keeping with its lush green concept, Mah Sing Group is only developing 50 per cent of the 428 acres. The remaining land will be left in its natural green with landscaping facilities such as a river boardwalk and jungle trek.

In line with affordability issues, Mah Sing Group’s target is to have 89 per cent of its residential launches for this year to be priced below RM1 million.