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EXCLUSIVE REPORT

CYBERJAYA
A CITY OF ENDLESS
POTENTIAL

ISSUE 80 Raja Haji Fisabilillah Mosque, Cyberjaya

RM9.50
(Inc GST)

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 CONTENTS
CORPORATE TM

Editor
Iza Abidin

Writer
Rebecca Michelle ADVERTORIAL | 10 MELAKA: OLD CHARM WITH A MODERN TWIST

Creative & Design PROPERTY NEWS | 22 PROPERTY, INVESTMENT & BANKING NEWS
Stephenson Foo
Pua Yu Bee
FeaturED EVENT | 24 IJM LAND UNVEILS WINNER OF ILDA 2016
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 ADVERTORIAL

MELAKA: OLD CHARM WITH A

MODERN TWIST
Over 600 years of history has seen Melaka transform from what was once a
fishing settlement, has now prospered into a major international trading port
along the Straits of Melaka. The historic city of Melaka has stood witness to
the glory days of the Malay Sultanate and later the occupation by Portuguese
forces in 1511, followed by Dutch rule in 1641 before the British finally took
over in 1824. Melaka is historically important, because not only was the
declaration of independence proclaimed in Melaka when Malaya gained its
independence from the British, but Melaka was also declared a UNESCO World
Heritage Site on 7th July, 2008. Being the cultural melting pot that it is, one can
experience the old charm of its streets and colourful architecture, as well as
enjoy a wide range of cuisines which will make you truly spoilt for choice.

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ADVERTORIAL
HERITAGE TRAIL
Melaka’s heritage trail is the main attraction with its fascinating history and assimilation of different cultures
resulting in some unique architectural delights.
Stadhuys
The Stadhuys, which means ‘Town
Hall’ in Dutch, was built by the Dutch
occupants in 1650 as the office of the
Dutch Governor and Deputy Governor.
Situated at Laksamana Road, besides
the Christ Church, it is regarded as
the oldest remaining Dutch historical
building in the Orient and is now
home to the History and Ethnography
Museum. This massive red building
displays all the features of Dutch
colonial architecture which include
substantial solid doors and louvered
windows.
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Christ Church
Christ Church is an 18th-century
Anglican Church in the city. It is the
oldest functioning Protestant church in
Malaysia and is within the jurisdiction
of the Lower Central Archdeaconry of
the Anglican Diocese of West Malaysia.
Originally painted white, the church and
the neighbouring Stadthuys building
was painted red in 1911 and this
distinctive colour scheme has remained
the hallmark of Malacca’s Dutch-era
buildings since.
Hereen Street & Jonker Street
Heeren Street was for the “gentlemen”
or “masters” in the upper crust of
society. Jonker Street, on the other
hand, was named after a place for
“young noblemen”. Jonker Street was
once renowned for its antique shops.
However over the years, it has turned
into a clothing and crafts outlet and
lined with restaurants and lifestyle
cafés. The best part of Jonker Street is
the night market on Fridays, Saturdays,
and Sundays that sells everything
from tasty treats to cheap keepsakes.
Meanwhile, Heeren Street may not be
as hectic as Jonker Street where the
tourists throng to, but Heeren Street
offers a more historic, old-world charm
and provides amazing sights and
stories.
Baba Nyonya Heritage Museum
The ‘Straits Chinese’, also called ‘Baba
Nyonya’, are Chinese of noble descent
who have adopted and merged the
Malay culture with theirs upon settling
in Melaka. This has been a gradual
process lasting over 400 years since the
great Chinese explorer Admiral Cheng
Ho first brought Chinese traders to
Melaka. Over the centuries, the Baba
Nyonyas have developed a distinct
and fascinating culture that is unique
to Malaysia’s west coast, particularly
Melaka.
St. Francis Xavier Church
Located at Jalan Laksamana, this
church was built in 1856, in honour of
St. Francis Xavier, a prominent 16th-
century Catholic missionary. This twin-
spired neo-gothic structure was built
on the site of an old Portuguese church
by a French priest, Father Farvé and
the church’s finishing touches were
completed in 1859 by Father Allard,
with the present-day presbytery built
in 1874. The church was believed to
be modelled after the Cathedral of St.
Peter in Southern France, Montpellier.
To date, St Francis Xavier Church still
serves its function as a Catholic church,
with regular mass services being held
from time to time. Having been around
for more than a century, the church’s
structure now leans slightly to the left.
Kampung Morten
Kampung Morten is located about a
15-minute walk north of the historic
city centre. The village is named after
a British land commissioner, J. F.
Morten, during the British Malaya. The
area has since evolved to become a
tourist attraction since it was declared
a heritage village under Malacca’s
Preservation and Conservation
Enactment in 1989. Villa Sentosa found
within Kampung Morten is popularly
known as ‘The Living Museum”. Villa
Sentosa exhibits a unique interior design
apart from having a collection of Malay
traditional wear, musical instruments
and antique furniture.
Porta De Santiago @A’ Famosa Fort
Porta de Santiago is the sole surviving
gateway into A’ Famosa (the Famous
One), a huge fortress built in 1511 out
of dismantled mosques and tombs,
commissioned by the Portuguese using
slave labour. It was once part of a crucial
structure used by the Portuguese to
maintain its colonial foothold in the Far
East. The Fort is now among the oldest
surviving European architectural remains
in South-East Asia.
St. Paul’s Hill
Atop St. Paul’s Hill sits the St. Paul’s
Church which was built in 1520 by
a Portuguese trader named Duarte
Coelho. Formally named as ‘Nosa
Senhora’ which means Our Lady of
the Hill, it was a major chapel for the
Portuguese. After the Dutch took over,
they renamed the chapel St Paul’s
Church and worshipped there for over a
century, until they had finished building
Christ Church at the bottom of the hill,
after which they abandoned St Paul’s.
After stints as a lighthouse and as a
gunpowder storeroom, St Paul’s fell into
decay and has never been restored.
Melaka Sultanate Palace
The Melaka Sultanate Palace is a life-
sized replica of Sultan Mansur Shah’s
palace, built based on ancient records
found in the Malay Annals. The Melaka
Sultanate Palace is unique, as it offers
a rare glimpse of an ancient Malay
kingdom which once flourished in
Melaka. An interesting fact about Sultan
Mansur Shah’s seven-tiered palace is
that it was built entirely without nails and
supported with carved, wooden pillars
and featured a copper and zinc roof.
Portugese Square
The Portuguese Settlement is home to
the Kristang community in Ujong Pasir.
This small community of around 1,000
people are descendants from early
Portuguese settlers. Originally known as
Saint John’s village, it grew to become
one of Melaka’s main tourist attractions,
improving the standard of living of
its villagers. Today, the settlement
which is sometimes called Mini Lisbon,
comprises a few streets with names
like D’Alberquerque, Sequeira, Eredia,
D’Aranjo and Texeira. At its heart is the
Portuguese Square (Medan Portugis),
which comprises a courtyard with a
number of seafood restaurants, a couple
of bars and a small museum.
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ADVERTORIAL
MELAKA FOOD GUIDE
Food lovers will definitely be delighted with what Melaka has to offer. Food is one of the biggest highlights of
the city, with an array of cuisines, all thanks to its diverse culture. Well-known for the delectable Peranakan
cuisine, there are plenty of other dishes not to missed.
Chicken Rice Ball
Melaka’s signature dish has got to be
the chicken rice ball. The rice is boiled
in chicken soup with other seasonings.
When cooked, it is rolled into a ball that
gives its unique look and texture. The
rice balls are fragrant and savoury and
the chicken tender.
Where: Chung Wah Coffee Shop, Huang
Chang Chicken Rice Restaurant, Ee Ji Ban
(halal)
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Nyonya Laksa
This dish has many variations but either
way, every Malaysian laksa is highly
appreciated and cherished by both locals
and tourists. The laksa is pungent, rich
and well flavoured from its spices, chilies
and its broth, which is usually prepared
using chicken and prawns.
Where: Juat Lye Melaka, Nancy’s Kitchen,
Yung Lai Siang, 486 Baba Low
Satay Celup
Another popular must-try is the satay
celup. This is a dish where an assortment
of raw and semi-cooked seafood, meat
(including raw meat) and vegetables on
skewers are dunked into a hot boiling
pot of satay gravy.
Where: Capitol Satay, McQuek’s Satay
Celup, Ban Lee Siang
Nyonya Kuih
Nyonya Kuih – kuih is a term for Malay
cakes – are bite-sized desserts that are
colourful, usually taken as a snack. The
Nyonya kuih comes in different shapes,
colours, textures and designs. Some are
steamed or boiled, some baked or fried
but most are sweet and savoury.
Where: Baba Charlie’s Nyonya Cakes,
Bibik Ong @Ujong Pasir, Yummy Garden
Food Court
Asam Pedas Fish
The main ingredients of this dish
comprise of fish/seafood, okra, eggplant,
long green bean and tomato. This dish
is cooked in asam (tamarind) juice with
chili and different spices. This is another
signature dish of the state.
Where: Asam Pedas Pasar Borong
Taman Merdeka, Amy Heritage Nyonya
Cruisine, Asam Pedas Claypot Kota
Laksamana
Melaka Cendol
Ice Cendol is a simple dessert that is
very popular among locals and tourists,
especially on a hot day. This is a Wantan Mee
traditional dessert made of shaved ice,
coconut milk, green starched noodles
with pandan flavoring and palm sugar.
Other ingredients such as red beans,
glutinous rice, grass jelly, creamed corn,
might also be included.
Where: Aunty Koh’s Cendol @Jln Batang
Tiga, Jonker 88, The Kappan HouseWhere:
Aunty Koh’s Cendol @Jln Batang Tiga,
Jonker 88, The Kappan House
Coconut Shake
This dish is prepared with noodles
garnished with leafy vegetables
and sliced pork while the broth and
dumplings are served in a separate bowl.
Melaka’s wantan noodle is distinguished
by the noodles’ pale appearance and
The best way to beat the heat in Melaka’s
readily served with chilli sauce.
sweltering weather is to have a cup
of coconut shake. It is a concoction of Where: Jalan Bunga Raya, Jalan Bukit
coconut water, its flesh, ice cube and Cina, Tua Kor Wantan Mee
vanilla ice cream blended together in
a mixer. The cool, sweet and creamy Mille Crêpe
aftertaste will leave you feeling refreshed.
Where: Klebang Coconut Shake, Batu
Berendam Coconut Shake
Tandoori Chicken
These mille crepes are as synonymous
to Melaka as Nyonya food itself. Mille
crêpe is a French cake made of many
crêpe layers. The word mille means “a
thousand”, implying the many layers of
crêpe. The crepes are thin and crisp at
Tandoori chicken is a popular Indian dish
the sides, and the texture light, creamy
consisting of roasted chicken prepared
and moist.
with yogurt and spices. The name comes
from the type of cylindrical clay oven, Where: Nadeje (Plaza Mahkota, Jaya 99
tandoor, in which the dish is traditionally & Mahkota Parade)
prepared. The naan, a leavened, oven-
baked flatbread, compliments the flavour
from the tandoori.
Where: Pak Putra Tandoori & Naan
Restaurant, Restaurant D’Tandoori
House
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ADVERTORIAL
Melaka’s rich culture and history have made it a popular choice among travellers in Malaysia. There are
so many places to explore and flavours to sample in this UNESCO world heritage site. The best time to visit
Melaka is during the weekend and this itinerary weaves together the highlights of Melaka in a single weekend.
FRIDAY
Evening
Start your Melaka exploration by
surrounding yourself in the colours
and chaos of Jonker Walk Night Market.
Opens only during the weekends,
this street turned night market offers
an endless range of food, souvenirs,
SATURDAY
Morning
Start the morning by renting a bicycle
and leisurely cycle up towards the
Dutch Square. The Dutch Square is
the city’s main highlight, surrounded
by vibrant terracotta-red hued
buildings notably Christ Church and
The Stadhuys as well as a central
ornate marble fountain. You will also
be greeted by colourful, kitschy, music-
blaring trishaws, all lined-up and ready
to take tourists on a tour around the
city. Cycle past the bridge and make
a stop at a local eatery, Chung Wah
Chicken Rice Ball for a hearty breakfast.
This famous kopitiam (local coffee
shop) is notorious for the long queue
of hungry tourists but if you wait
long enough to finally get a seat,
you will be served with ball-shaped
rice and steamed chicken with soy
sauce. Next, explore Heeren Street
to experience the nostalgic ambience
of old shop houses adorned with
ornately decorated façades dating
back to the mid-19th and early 20th
century. A number of these buildings
have been restored into galleries,
museums, souvenir shops, cafes and
boutique hotels. Learn more about
Melaka’s history at Baba & Nyonya
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antiques and crafts. Start by making
your way from the south end of the
market near the bridge and work
your way up, past local snacks, drinks
of all kinds, trinkets and everything
else that you would normally see in a
night market. If you’re lucky enough,
you might even stumble upon street
Heritage Museum. Tours of this lavish
townhouse will take you back in time to
the glory days of Melaka’s Peranakan
population.
Afternoon
If the afternoon weather gets to
you, then head over to the nearest
shopping malls, Dataran Pahlawan
and Mahkota Parade to cool off while
doing a round of shopping. Otherwise,
head over to Jonker Street for the best
eateries. Look out for Jonker 88 to
enjoy aromatic laksas or a refreshing
bowl of cendol. Head back past the
Dutch Square and off towards Porta
de Santiago (A’ Famosa). This iconic
landmark was once part of a grand
fortress built by the Portuguese during
their occupation of Melaka in 1511.
You can spend the afternoon
museum-hopping as Melaka is also
known to have the most number
of museums in Malaysia. Located
within close proximity, museums
worth visiting are the History and
Ethnography Museum (the Stadhuys),
The Melaka Sultanate Palace Museum
and the Malaysia Architectural
Museum. Another attraction several
metres downriver from the Dutch
Square is the Melaka Maritime
SUNDAY Mods Café
Morning
Kick-off Sunday morning by heading to Jalan Hang Lekir (off
Jonker Street) for the Sunday Morning Flea Market. This
is a great place for antique lovers and collectors to find
performances, stunt shows and
old treasures and haggle for a bargain or two. Open every
other daredevil acts. You will also
Sunday morning until 12 noon, you can find a variety of
find a courtyard with sculptures of
antiques, collectibles, ornaments, old coins and currency, Address: 14, Jalan Tokong, 75200 Melaka, Malaysia
animals and the statue of famous
posters, paintings, vinyl records, religious relics and old Opening Hours: 10AM - 6PM
local bodybuilding champ, Dr. Gan
magazines.
Boon Leong who is also an advocate Kaya Kaya Café
of turning Jonker Street into a highly To do next is café-hopping. There are plenty of lifestyle cafés
touristic area. in Melaka that provides good food, and great ambience.
Check out these coffee havens for that dose of caffeine and
sweet treats:
Museum. The museum itself is a replica
of the ‘Flora De La Mar’, a Portuguese
ship that sank off the coast of the
Straits of Melaka. The museum exhibits Address: 32, Jalan Tukang Emas, Melaka, 75200 Melaka,
an abundance of model ships from Malaysia
different time periods, ancient currency Opening Hours: 8AM - 6PM
and everything you need to know
Teddy Bear Café
about the trading history in Melaka.
The Daily Fix Café
Address: 55, Jalan Hang Jebat, 75200 Melaka, Malaysia
Evening
Opening Hours: 10AM - 5:30PM
Before heading out for another round
of window-shopping at Jonker Street,
grab a taxi to the Portuguese Square
for an authentic Portuguese cuisine.
Also known as ‘Mini Lisbon’, this square Address: Lot F3-021, F3-022, Level 3, Terminal Pahlawan,
is located in a small settlement, home Bandar Hilir, Jalan Merdeka, 75000 Melaka, Malaysia
to Melaka’s Eurasian community, Opening Hours: 10AM - 10PM
descended from marriages that took
Calanthe Art Café Spend the rest of the afternoon reflecting on the whole
place between colonial Portuguese
Address: Jalan Hang Kasturi, 75200 Melaka, Malaysia trip in Melaka while taking a leisurely stroll along the
and the locals. Try to time your arrival
Opening Hours: 9AM - 11PM Melaka River while taking in the relaxing vibe of the city and
at or around dusk to enjoy the sunset
view. As for the food, there is much capturing photos of building façade painted top to bottom
to choose from the large number of with mural art showcasing the Malaysian culture.
different restaurants available. You will
also get to enjoy cultural performances
of music and dance staged by the
community. Spend the rest of the
evening at Jonker Street and after, if
you’re not yet ready to go back to the
Backlane Coffee
hotel, hit the sky lounge at Alto. Sit
Address: 129, Jalan Hang Jebat, 75200 Melaka, Malaysia
back and relax while sipping a mix of
Opening Hours: 11AM - 11:30PM
crafted cocktails, delicious light bites
and a variety of fine wines.
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ADVERTORIAL

TIPS FOR EAST MALAYSIANS MELAKA AT A GLANCE

Source: www.statistics.gov.my
MALAYSIA’S NEXT TOP SEAPORT AND INTERNATIONAL
TRAVELLING TO MELAKA TRADE HUB
Area (km²) : 1,652
There aren’t any direct flights to Melaka, but you can Population : 880,000 Beyond tourism, Melaka is growing Mixed development with lifestyle, Tourism & Transport
always touch down at Kuala Lumpur International Airport, (1.5% average annual population growth rate) into a global economic hub. The corporate, trade and commercial
Sepang or Senai International Airport, Johor Bahru then GDP (per capita, RM, 2014) : 38,766 (7.6% growth rate) future landscape of Melaka will boast components • Melaka International Airport
take an express bus to Melaka at an affordable price. If Workforce (‘000) : 402.4 multi-billion dollar developments and Increased international flights,
you’re travelling from Kota Kinabalu, the price for flights Unemployment Rate (2015) : 1.0% innovations in: Arts & Culture infrastructure upgrade
to Kuala Lumpur and Johor Bahru starts at MYR 109.00.
Tourist Numbers (2015) Economy & Infrastructure • Melaka International Convention • High-Speed Rail
Flight time from Kota Kinabalu to Kuala Lumpur and
Total : 15.7 million Centre (MICC)
Johor Baru takes about 2 hours 25 minutes and 2 hours
Foreign : 12.2 million • RM40 billion Melaka Gateway World-class auditorium with 6,000
15 minutes respectively. Average price for flights from
Local : 3.5 million Project pax max. capacity
Kuching to Kuala Lumpur starts at MYR 99.00 with an
No. of Hospitals :7
average flight time of about 1 hour 40 minutes. You can • Impression Melaka
also get a flight to Johor Bahru, price starts at MYR 79.00 No. of Tertiary Education Institutions : 7
and flight time will take about 1 hour 30 minutes.
Green World Ambassador 2014
Shortened travel time between KL,
The Green Organisation, United Kingdom
Southeast Asia’s largest marina with Melaka and Singapore
theme park, marine museum and
luxury residences • Upcoming Marina and Jetty

TOP 8 REASONS WHY MELAKA IS THE LATEST • Mestika Heritage Island

INVESTMENT HOTSPOT
THE HISTORIC CITY
The UNESCO World Heritage City of
Melaka is renowned for its history as
an international seaport. Today, the
state has evolved into a melting pot
of cultures with a fascinating mix of
ethnicities which together, define the
character of this multi-cultural city-state.
BURGEONING TOURISM SECTOR
Recording more than 15.7 million
tourist arrivals in 2015 alone, Melaka’s
tourist numbers have increased more
than 200% since 2006 and with that
follows the growing demand for quality
hotel accommodation and top-notch
entertainment.
UPCOMING MEGA-DEVELOPMENTS
The globalisation of Melaka’s Trade,
Commerce and Investment sectors is
imminent with the upcoming RM40
billion Melaka Gateway Project,
the 66-acre Hatten Metropolis and
Mestika Island International Trade Hub
which will harness foreign capital and
investments while elevating Melaka into
a global platform.
GLOBAL ACCESSIBILITY
Melaka is ideally situated between
Kuala Lumpur and Singapore and
capitalises on the traffic flow from the
two metropolises. The upcoming Kuala
Lumpur-Singapore High-Speed Rail and
the extensive upgrades to the Melaka
International Airport will ensure a
significant influx of global audiences.
INTERNATIONAL TRADE
Solidifying Melaka’s economic progress
is its latest international trade and
tourism agreement with Guangdong
province. Bilateral ties between the
two states open up trade routes and
increase access to the vast China
market and vice versa. This move is
calculated to catapult Melaka’s coastal
city centre into a world trade hub.
ADVANCED SOCIO-ECONOMICS
Melaka has more than seven
international tertiary education
institutions which secure a steady flow
of overseas students entering the State
per annum. Medical Tourism also plays
a vital role in driving up international
Iconic stage show helmed by
renowned director Zhang Yimou
Facilities
Boosting the city’s accessibility
Twin man-made islands with golf
course, theme park, trade centre and • Han Academy
arrivals with seven internationally
heritage village
acclaimed government and private
hospitals within the vicinity. • 66-acres Hatten Metropolitan
SAFETY AND SECURITY
Melaka’s racial harmony and secure
government reflect the nation’s civil
and political stability which provides
A self-sustaining education-based
maximum assurance for tourists and
community
investors alike.
PULAU MELAKA – NEW TRADE &
TOURISM HUB
Pulau Melaka is a man-made island just
5 minutes’ drive from Melaka’s central
business district and just 10 minutes
from the UNESCO World Heritage
Zone. This is where Melaka’s famous
attractions - the Floating Mosque and
Wildlife Theatre Melaka are situated.
Merging the ambiance of an island with
the convenience of the nearby urban
city centre, the value of Pulau Melaka is
set to increase with more tourism based
projects mushrooming in the area.

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ADVERTORIAL

HARBOUR CITY Harbour City Resort Suites

The Catalyst for Pulau Melaka
Multi award-winning development –
HARBOUR CITY - is already creating
significant buzz in the local property
scene. Industry experts are calling this
one of the most viable investments in
Malaysia’s Southern Region.
Inspired by Melaka’s historic past as
an international seaport, the iconic
project, shaped like a vast luxury
cruise ship, is home to Malaysia’s first
500,000 sq. ft. indoor and outdoor
Ocean Kingdom Water Theme Park, a
6-storey aquatic-themed mall offering
800 retail units and 3 international
hotel blocks.
The 33-storey marine-themed
holiday destination and winner of
Best Integrated Development at the
iProperty People’s Choice Awards
2016, just recently unveiled Phase 2 -
Harbour City Resort Suites.
– A New Icon
More than just a resort, Harbour City
Resort Suites offers one-of-a-kind
experiences and premium resort-
style living with world-class facilities,
beachside ambiance and stunning sea-
views. Designed as a sky-resort with 18
luxurious unit types measuring from
470 to 2,200 sq. ft., guests will enjoy
seamless hospitality for that perfect
island getaway.
Anchoring the project is its integration
within the vibrant mixed-use
development of Harbour City, a
6-acre, self-sustaining tourist-centric
hub. Harbour City Resort Suites will
capitalise on the tourist numbers
drawn in by the Theme Park while
directing the flow of guests towards
the Shopping Mall. Adding further to
its viability is its strategic location on
Pulau Melaka.
Pulau Melaka is a renowned tourist
hotspot. Just 5 minutes drive to the
city centre, the unique man-made
island is home to the famous Floating
Mosque, Wildlife Theatre and now the
towering icon known as Harbour City.
Moreover, the value of area is set to
increase with upcoming neighbouring
developments such as the RM40 billion
Melaka Gateway Project and the 66-
acre Hatten Metropolis.
Leveraging on Melaka’s recent trade
agreement with Guangdong Province,
the upcoming KL-Singapore High
Speed Rail and the new upgrade and
added flights to Melaka International
Airport, Pulau Melaka is poised right in
the middle of this rampant growth of
the historic city of Melaka.
Harbour City Resort Suites with its
strategic location, unique concept and
seamless integration within Harbour
City, the acclaimed City of Amusement,
is indeed a game-changer in Melaka’s
property scene. As an investment,
the project offers attractive Secured
Returns Plans combined with long-
term property value appreciation for
that all-important security and high
yields for savvy investors.

Discover and learn more about

FAST FACTS what’s coming up in Melaka.
Visit and get updates on the
Property Type : Resort Suites
next MELAKA TOUR!
Acres of Development : 6 acres
Total units : 637
Lot size : 470 - 2200 sqft
Price Range : RM 1280 – 1512 / sqft
Tenure : Leasehold - 2110
Gross Development Value : RM1.8 billion (Harbour City)
Launch Date : 14 May 2016
Est. date of completion : 2nd Quarter, 2019

Amenities
• Sky lobby overlooking the water park podium
• All day dining restaurant
• Multi-function meeting rooms
• 40m infinity pool, wading pool, family jacuzzi & swimming pool

Facilities
• 360° rooftop view
• Pool Bar and Sky Lounge
• Gym and Spa

For more information, log on to www.harbourcity.com.my or call

the hotline at +6012 719 1818.

20 www.PropertyHunter.com.my www.PropertyHunter.com.my 21
 Damansara Realty to Raise RM150m via Convertible Notes
Damansara Realty Bhd plans to raise up
to RM150 million by issuing redeemable
convertible notes to fund its property
development activities and for working
capital, as reported in TheEdgeProperty.
com.my.
In a filing with Bursa Malaysia yesterday,
the property developer said it had
signed a conditional subscription
agreement with Advance Opportunities
Fund I and Advance Capital Partners
Asset Management Pte Ltd for the
proposed issuance.
The note will be issued in four tranches
to Advance Opportunities Fund,
an open-ended fund established
in the Cayman Islands. Advance
PROPERTY NEWS
Capital Partners will act as Advance
Opportunities Fund’s discretionary
PROPERTY, INVESTMENT &
investment manager. Tan Choon Wee
Domestic Lending See 7% Growth
BANKING NEWS Domestic lending is expected to grow
seven per cent this year, or to about
1.59 per cent of the projected national
KEEP TRACK OF THE TRENDS IN gross domestic product by year-end,
PROPERTY AND REAL ESTATE said an analyst, as reported in New Strait
Times.
The MIDF analyst said this was expected
on the back of a slower loan growth
SB Sabah SW Sarawak WM West Malaysia
from corporate and household
IN International BK Banking & Investment segments.
He said this was in line with the volatile
economic condition, with big companies
across all industries cutting their
expenses and amid the prolonged
effects of the Goods and Services Tax
and heightened inflation.
However, the analyst said MIDF
expected growth in household loans to
pick up in the second half of the year,
following the government’s move to
increase disposable household income.
“Based on the slowdown in domestic
lending recorded in the first two
quarters of the year, we are expecting
a seven per cent growth, from the 7.9
per cent recorded last year,” he told
Business Times.
22 www.PropertyHunter.com.my
is the sole director and founder of the
companies.
The group intends to raise RM20
million from the first tranche,
RM30 million from the second
tranche and RM50 million from
the third and fourth tranches
respectively.
1 comprising 764.06 million shares
The application will be submitted to the
relevant authorities within two months,
Damansara Realty said, targeting to
BK
On the bright side, the analyst said the
banking industry would continue to see
strong demand from small and medium
enterprises (SMEs), in line with the
government’s direction under the 2016
Budget to support SME growth.
Besides that, he said the kicking-off of
some of the infrastructure projects later
this year might also trigger more lending
under the construction segment.
Meanwhile, AllianceDBS said in its
research note apart from weak capital
markets, slower loan growth this year
would contribute to the expected
slowdown in the banking industry’s
earnings.
AllianceDBS said the overall sector
earnings were down one per cent year-
on-year in the first quarter of the year,
dragged down by higher provisions led
by Malayan Banking Bhd (Maybank) and
with AMMB Holdings Bhd in a recovery
mode.
1. Damansara Realty Bhd plans to raise up
“Moderation in loan growth was
apparent with mid- to single-digit
2. AllianceDBS says higher provisions led by
growth versus the historical high
single-digit to low double-digit levels.
BK
issue the first sub-tranche of Tranche 1
notes in the second half of this year.
The note will mature in 2019 and
Damansara Realty will pay an annual
interest of 0.1%.
The notes are convertible into ordinary
shares in Damansara Realty on the
minimum conversion price of 50
sen each, being the par value of the
company’s shares, with the maximum
of conversion shares to be issued
amounting to 300 million.
With this, the group noted its share
capital will increase to RM382.03 million
upon completion of the exercise from
RM154.69 million comprising 309.37
million shares.
“And similar trends are seen for
deposits,” said AllianceDBS.
It trimmed its earnings forecasts of the
industry by three per cent due to higher
credit costs for Maybank and AMMB.
“With revenue growth predicted to be
challenging amid slower loan growth and
lacklustre capital markets, the sector’s
earnings growth of six per cent will be
boosted by lower expenses, with one-
off costs related to staff rationalisation
booked last year,” it added.
Stripping out the one-offs, AllianceDBS
said core earnings growth for this year
would be two per cent.
2
to RM150 million by issuing redeemable
convertible notes to fund its property
development activities
Malayan Banking Berhad have resulted in lower
overall sector earnings in Q1
www.PropertyHunter.com.my 23
 FEATURED EVENT

IJM LAND UNVEILS WINNER

OF iLDA 2016
IJM LAND’s inaugural contest for young and aspiring interior
designers of iLDA 2016 concluded early June in Bandar Rimbayu
bringing forth its Gold Winner, Leo Wong Kwan Theng and Silver
winner, Goh Sow Yee. For the last two months both contestants
furnished a Penduline showroom in the township under the
theme of “Reliving Nostalgic Memories”.

24 www.PropertyHunter.com.my www.PropertyHunter.com.my 25
FEATURED EVENT

T
he Managing Director of IJM
LAND, Mr. Edward Chong
Sin Kiat, took to the stage
to talk more about the idea
behind the award and the contestants’
performance: “By organising this
competition we wanted to give
young aspiring interior designers
interested there is also 3rd phase
consisting of 244 units which is opened
for sale right now.
The moment of the day had arrived
and the Managing Director of IJM LAND
unveiled the Winner of the iLDA 2016.
Amidst much applause, Leo Wong Kwan

“
2
Besides that the use of
Malay Batik Art texture
plays a large part in the
design. This is intended to
rejuvenate this heritage
of the industry and create
a combination between
spaces with Malaysian
culture and art.
­­­
Lead Page:
Interior design of the Penduline showroom
This Page:
1. Dining and kitchen area
2. The gold and silver winner of the competition
the possibility to put what they have
learned at the university and their
workplace to practical use and help
them become better and more
experienced in the business. When I
see how far our two finalists have come
from their first submitted design to
now having realised their own personal
Penduline showrooms, I can rightly say
that we have more than just reached
our goal.”
Penduline is the name of the latest
development in Bandar Rimbayu’s
Fauna precinct. The 625 well-planned
double storey link homes range from a
gross built up area of 1,771 sqft - 2,283
sqft and offer a variety of layouts. Each
of the Penduline houses is built on
land area of 20’x70’ with an indicative
selling price starting from as low as
RM 689,800. Penduline’s first and
2nd phase which are expected to be
completed by the first quarter of 2018
are already 90% sold but for all those
Theng was invited on stage to accept
his prize as Gold Winner, a cheque
worth RM18,000 and a Mac Book Pro.
Goh Sow Yee was awarded with a
cheque worth RM12,000 and an iPhone
6s plus for being the iLDA 2016 Silver
Winner. Joining the celebrations on
stage was the COO of Bandar Rimbayu
Mr. Shuy Eng Leong.
Leo’s design concept is based on
cassette tapes which are normally used
as recording and playback tools for
music. The idea of playback and the
rhythm of music generate the flows and
the function of the residential design.
“PLAY” , “STOP” and “PAUSE” buttons
also play as the sub theme in this house
as representations of the activities of
humans and rhythm.
For more information, please log on to
www.rimbayu.com or www.facebook.
com/ijmlanddesigneraward.

26 www.PropertyHunter.com.my www.PropertyHunter.com.my 27
 PROPERTY SHOWCASE

GAMUDA LAND’S LUXURY

RESIDENTIAL PROPERTY IN
MELBOURNE
Malaysia’s trusted developer Gamuda Land will soon be unveiling
its new luxury residences in the heart of Melbourne’s coveted
Chapel St to local Melbournians in the third quarter of this year.

By Property Hunter

28 www.PropertyHunter.com.my www.PropertyHunter.com.my 29
FEATURED EVENT
Melbourne was ranked the world’s
most liveable city for five consecutive
years by The Economist and has
become a hub for luxury property
investors. The cosmopolitan city
scored second highest for inflow
of millionaires in 2015, beating
Dubai (4th), San Francisco (5th) and
Vancouver (6th).
According to Chief Operating Officer
for Gamuda Land, Ngan Chee Meng,
“Chapel St has always been alluring
for both locals and foreigners alike.
The location is an embodiment of
a luxurious lifestyle complete with
the modern day amenities that are
perfect for any family.”
The sales event in Malaysia could not
have come at a better time since the
Victorian Government has announced
an impending increase in stamp duty
surcharge for foreign buyers from 3%
to 7%, from 1st July 2016 onwards.
For 661 Chapel St’s Malaysian sales
event, Gamuda has yet to reveal the
30 www.PropertyHunter.com.my
full scope of incentives that will be
given. However, one of them will be
the chance for buyers to turn back
time to even before the 3% foreign
buyer stamp duty surcharge took
place, offered for a limited number
of units. There will be a rebate of
3% back to the buyer to offset the
current stamp duty and furthermore,
buyers will not have to pay the AUD
$5,000 foreign buyer fee.
At a gross development value of
AUD$154 million (RM465 million), the
30 storey development comprises
142 units of 1, 2, 3 and 4 bedroom
units and Penthouses with internal
areas range from 40 square meters
to 271 square meters.
An impeccably designed home, 661
Chapel St is the embodiment of
6-star living with its modern clean
lines and attention to detail, a
signature design statement of award
winning architects Bird de la Coeur.
An additional feature that exceeds
all expectations is the fact that 661
is the first residential project in
Melbourne to have limited-edition
Lalique crystal artworks showcased in
its Grand Lobby.
As much as it is an aesthetic wonder,
the architects, have created an
enriching life within the walls of 661
with their unique Vertical Village
concept. The community centric
design comes with outstanding
facilities for entertaining, hosting
dinner parties, a luxurious mini
theatre, a 25 meter cantilevered lap
pool, gym, sauna, spa pool, a well-
stocked double volume grand library
and even a climate controlled wine
cellar.
Designed to leave a lasting
impression, 661 Chapel St promises
an experience residents and guests
will never forget. From its classic
elegant exterior to the inspiring
artistic interior, every space is a warm
“welcome home” and a testament to
Gamuda’s commitment to provide the
very highest quality of life.
1 3
661 CHAPEL ST AT A GLANCE 1.
2.
­­­
Level 6 lounge and facilities floor
Living room
3. Interior of the penthouse
Type of Development : Residential Apartments
Total Land Area : 1,435 sqm
Total GDV : A$146 mil
Location
• The project is located 4km away from the Melbourne CBD and well suited to
enjoy picturesque of the Yarra River and Melbourne CBD.
• It is only two stations from the Melbourne CBD
• South Yarra is one of Melbourne most affluent inner city suburbs and ranked
as the Most Liveable Suburb in the World’s Most Liveable City.
• Chapel Street – An exclusive location at the fringe of the city.
• Predominantly a residential area, it holds reputation as Melbourne’s fashion
and style capital with trendy restaurants, art galleries and street cafes.
Total Units & Size : Carefully crafted to its finest to 169 units, - 30 storeys
luxurious apartments, and sizes are as below:
1 bedroom : 40sqm – 58sqm
2 bedroom : 69sqm – 106sqm
3 bedroom : 102sqm – 135sqm
Penthouse : 265sqm
Nearest Public Transports
• Tram : Malcolm St/Chapel St – Doorstep
• Tram : Toorak Road/Chapel St – 4 mins walk
• Train : South Yarra Station – 8 mins walk
Commencement Date of Construction : Beginning of 2016
Expected Completion Date : 2018
www.PropertyHunter.com.my 31
 DUBAI CREEK HARBOUR
The surrounding area of Dubai Creek Harbour will
become a 6 square-kilometre development that
incorporates world-class master-planning, covering an
area twice the size of Downtown Dubai. The waterfront
development is centred at Dubai Creek, one of the most
significant points in the history and culture of Dubai.

Known simply as ‘The Tower’, the new structure is being

designed by world-renowned architect and engineer
Santiago Calatrava, who is leading its design and
engineering work. Calatrava has chosen Aurecon as the
engineer/architect-of-record to collaborate with on a
range of design and technical features for the ambitious
project.

PROPERTY SHOWCASE

COLLABORATION FOR A
NEW MILESTONE IN DUBAI
An Iconic Landmark That Will
Intensify The Country’s Enterprise
And Furistic Visions
Set to become one of the world’s most noticeable buildings, the
towering skyscraper will be the focal point of a major new development
that will transform the Dubai Creek Harbour area into one of the most
“ The Calatrava team were looking
to work directly with our experts
who have had hands-on project
experience on other supertall
and similar mega projects.
They were impressed by our
open, flexible and collaborative
approach”,

~ Adrian Jones, Aurecon’s Project

desirable residential and leisure destinations in the world.
Director of The Tower
By Property Hunter

The sky-high building’s prominent design includes a

distinctive net of steel cable stays attached to a central
reinforced concrete column which will reach into the
skies. An oval-shaped bud at the top of the tower will
house ten observation decks, including The Pinnacle
Room, which will offer extraordinary, 360-degree views
of the city and beyond. It will also serve as a beacon of
light at night, with a lighting system that will conjure the
features of a flower bud.

The high-profile project was unveiled to the world at a

launch ceremony by His Highness Sheikh Mohammed
bin Rashid Al Maktoum, UAE Vice President and Prime
Minister and Ruler of Dubai. Chairman of Emaar
Properties, Mohamed Alabbar, hoped The Tower would
encapsulate the spirit of Dubai.

32 www.PropertyHunter.com.my www.PropertyHunter.com.my 33
PROPERTY SHOWCASE
A TOWERING TEAM
Design work for the project is already underway and
is set to be completed in a period of approximately
4 years. With a strong environmental and smart-tech
considerations, The Tower will be a compelling destination
that will add long-term economic value to Dubai and the
United Arab Emirates.
Aurecon has assembled its top global experts to
contribute to the project, with work being led by the
company’s Middle East office with input from offices in
Africa, Asia and Australia. Dr. Andy Davids, Aurecon’s
Tall Buildings Leader, who serves as Aurecon’s Director
of Design on the project, said that optimising proven
techniques and materials is fundamental to the project’s
success.
34 www.PropertyHunter.com.my
“
A DESIGN DREAM
With the rich culture and heritage of UAE in mind, the Among the various decks within The Tower are two VIP
iconic Calatrava design was selected from six proposals observation garden decks that will recreate the luxury
that were submitted by top global architectural firms. It of the Hanging Gardens of Babylon. The building will “One of the secrets with
is influenced by the natural forms of the lily, evoking the also include numerous balconies that rotate outside the
courageous projects is not to use
shape of a minaret, a distinctive feature in Islamic culture. façade of the tower, an exclusive boutique hotel, and
several event spaces. At ground level, The Tower’s Central new techniques or materials,
One of the most breath-taking design features of The Plaza will serve as a bustling neighbourhood centre, with but to stick with what you know.
Tower is the net of cable stays that extend from the tower world-class retail stores, a museum, educational facilities
We must work to maximise the
to the ground, reflecting the delicate ribbing of lily leaves. and an indoor auditorium.
potential of those materials and
The extended oval-shaped bud and geometric texture
set the template for the observation decks. The slender The Tower is scheduled to open in mid-2020 to celebrate techniques”
stem serves as the analogy for the structure, which is the start of Expo 2020 in Dubai.
engineered to its most efficient diameter.
~ Dr. Andy Davids.
Calatrava also designed the tower with a strong focus on
energy efficiency and sustainability, including a highly-
efficient cooling system to ease the region’s hot climate.
The water collected from this system will also clean the
structure’s façade.
www.PropertyHunter.com.my 35
 To find out more about the property market in Kuching, we speak to
local real estate gurus, lawyer, entrepreneur, investor and co-author
of Ho Chin Soon’s ‘Property Investment True Stories’ and ‘Location,
Timing & Branding 2.0’, Charles Liew and Manager of H. Simon Real
Estate, Colin Chong.

How would you describe the property
market in Kuching and Sarawak as a
whole?
Charles Liew: One unique thing about
the Kuching market is that, whilst prices
in West Malaysia are more prone to
changes based on supply and demand,
we have not noticed too much of that in
Kuching.
Developers tend to come up with prices
on their own properties and begin
selling, but who can blame them if
HOT TOPIC
they keep selling their properties out?
Investors from places like Sibu and Miri
Charles Liew: The property market in
Kuching has slowed in the last year or
two, along with the economy of course,
and we have yet to see major signs of
recovery. The market sentiments remain
more pessimistic than optimistic. Charles Liew
With the banks tightening their loan
approvals as well, we are in a downward
spiral. Currently, some projects are not
selling too well, but then again, the good
ones are still being snapped up. This is in
contrast to, say four years ago, when any
launches would typically be wiped clean!
When the economy recovers, so will

Property Market Outlook have been known to like the Kuching

property market and prices have been
and Hotspots in Kuching inadvertently driven up as a result.
However, this is not saying that Kuching
In recent years, the homely ‘Cat City’ Kuching, the state capital of Sarawak properties have no room for growth,
has evolved to become one of biggest property hotspots in Malaysia. Its because in the long run, most properties
culturally rich demographic and laid back setting has made it increasingly would likely prove to be money-making
popular amongst expatriates who are looking to retire, where they can successes.
simultaneously get the best of both city life and a relaxing environment.
Colin Chong: Kuching, like most major
By Property Hunter
cities in Malaysia has seen a huge capital
gain on the property appreciation during
the five year period starting from the
second half of 2009 till 2014. During
that period, we see a lot of houses in
good residential areas gowing up by 80-
100 per cent. Yes, some of the house
prices double up during that five-year
period. The same growth can be said for
commercial properties located in some
of the more centralized areas.
But before that, we have seen slow and
steady growth. We are talking about a
steady 4-8 percent growth in property
prices annually. As a whole, the Kuching
property market has been shown to give
very stable return to investors.
What is your prediction for the
Kuching property sector in the next
year or so?
the property market. Even the best
economists in the world would not be
able to predict when that is going to
happen, but based on the indicators,
I feel things would slowly start to pick
up again starting the second or third
quarter of 2017.
Colin Chong: Stagnation would probably
be the scenario we are looking at for
the second half of 2016 and very high
probability that this will be the case until
the end of 2017. A lot of investors have
been asking me for the past one year
of whether there will be a possibility
of property prices in Kuching taking a
nosedive. My answer -- don’t bet on it.
With the current economic climate, a
lot of local businesses are experiencing
considerable slowdown in their
businesses since the implementation of
GST last year.
Is now a good time to buy property in
Kuching?
Charles Liew: For me, now is a great
time to buy for those with cash in the
bank because what we are seeing
around Kuching is that some businesses
are failing to keep up, resulting in
business owners having to liquidate
Colin Chong
some assets, which more often than not
involve properties. Property agents have
been going around to investors pitching
them undervalued properties, quoting
things like ‘bank value’, ‘market value’ and
‘the amazing not-to-be-missed prices
right now’!
Colin Chong: Yes, now is still very good
to buy property in Kuching for the simple
fact that Kuching still has a lot of room
to grow in terms of developments and
growth.
Where are the property hotspots in
Kuching at the moment for investors
looking for a lucrative ROI?
Charles Liew: The best areas right now,
in my view, would be up-and-coming
areas towards the outskirt of Kuching
city. So we are looking at places like
Samarahan, though really the trend
towards Samarahan started perhaps a
decade ago – but, it is still developing so
there are still opportunities there. Some
may look at that and say, Samarahan
is a thing of the past, but if you make

36 www.PropertyHunter.com.my www.PropertyHunter.com.my 37

a trip there right now you would know
it is good for another few decades of
development.
Then there are areas like Isthmus and
Matang, which have been widely talked
about already. I am always more careful
the moment more people start to see
the potential though, so please always
undertake your own due diligence before
jumping head first into an investment,
especially in areas you are not familiar
with.
Colin Chong: There are quite a number
of areas where one can invest. For
investors looking to invest in residential
properties with more budgets, buying
properties in areas like Jalan Song, Jalan
Kempas, BDC, Stutong, Green Heights
and Kenny Hill will still be a good buy
as these are very established and well
sought-after areas.
For more price conscious buyers, the
houses along the Samarahan road is
a good place to invest as this is the
area that has a lot of well-planned
developments and are generally
a popular area among younger
generations. Areas in Stapok are also
gaining momentum as it is considered
one of the areas that is very centralized
and connected and will have better
connectivity in the very near future.
38 www.PropertyHunter.com.my
Do you have any advice for real estate
investors who are looking to invest in
Kuching?
Charles Liew: Understand the city as
a whole and all the dynamics at play
before you invest.
Kuching is a unique city, without a real
CBD to talk about. Real estate, as such, is
not concentrated in one area, but rather
spread out. As usual, do what you would
with any real estate investment, be it in
Kuching or elsewhere. For example, you
would want to research and ask around
in Kuching about the various developers.
Colin Chong: Invest in areas and
locations that are well established
and areas that have good visible
infrastructure. Also look if the area is well
planned in terms of their developments.
For new investors just starting out,
buy condos in already well-established
areas for those who want to earn rental
incomes, but most importantly choose
condominiums or apartments that is
desired by the mass market to buy,
meaning, go for apartments or condos
that are priced in the range of between
RM400, 000 – RM450, 000 at the current
market. For condominiums, don’t buy too
far away from well-established areas.
It would be best to buy these landed
properties that is not older than 25
years old to avoid spending bigger
renovation fees. As these renovations
will eat into your potential returns. But,
if you have some good extra millions
lying around, buying land would still
be the best investment that you can
make in Kuching. If not, hey, a landed
terrace house will give you a pretty good,
comfortable return by the time you
retire.
In your opinion, what are the things
that make Kuching a great property
hotspot?
Charles Liew:I believe Kuching is a
decent property spot. Kuching has a few
things going for it which would make it
investable. First and foremost, Kuching
is the capital city of Sarawak, so in terms
of business activities, even though
places like Bintulu and Miri are picking
up, Kuching would still be the focal point
for many businesses looking to gain a
foothold in the State.
Kuching also has a burgeoning
reputation of being a good retirement
city for foreigners, and in recent years we
have indeed seen with our own eyes an
increase as far as that is concerned.
Colin Chong: Kuching is known to be
a place where it is safe and peaceful to
work and live. Throughout the history
of Kuching, the property market has
experienced steady growth. For investors
looking for a safe and stable investment
portfolio, Kuching will be a great spot to
invest in.
www.PropertyHunter.com.my 39
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PROPERTY SHOWCASE

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PROPERTY SHOWCASE

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PROPERTY SHOWCASE

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NEWS
Kota Kinabalu Voted as One of the Best Resort Destinations in Asia Pacific
The city of Kota Kinabalu has
been voted one of the best resort
destinations by readers of CEI Asia,
a publication for tourism and travel
A Strategic Partnership Between MFR Capital and Hatten Group
MFR Capital, an established Investment
and Asset Management company,
incorporated in Malaysia, proudly
announce its strategic investment into
Harbour City Resort, a latest project
launched by largest developer in Melaka’s
City Centre, Hatten Group.
MFR Capital with its group of companies,
has over 40 years of investment
experience in the real estate market,
with numerous partnerships with well-
known developers across Asia and the
UK market. This latest investment sparks
MFR Capital‘s intention to aggressively
pursue further success through property
investment in Malaysia.
MFR’s CEO Mr Shawn Er expressed
“Malaysia still has lots of potential
for growth. The country is located
strategically in the middle of the One
Belt One Road route and it is one of
the emerging economies of growth
among the Asean community.
Cuepacs Wants Government to Review Income Calculation for Housing Loan
The Congress of Unions of Employees in
the Public and Civil Services (Cuepacs)
wants the government to review the
policy of income calculation for a
housing loan to simplify and qualify civil
servants to buy a house, as reported in
TheEdgeProperty.com.my.
Its president Datuk Azih Muda said
this includes taking into account fixed
48 www.PropertyHunter.com.my
news, conferences, event
and incentives. This puts
Kota Kinabalu on the same
level as Bali and Phuket,
according to the results,
as reported in The Borneo
Post.
1
The CEI’s annual industry
survey, the CEI Readers’
Choice Awards, has been
running for 15 years and sets the
benchmark to showcase Asia Pacific’s
best in business events.
We foresee many investment
opportunities and untapped
resources which MFR can venture in
the next ten years or more.”
EziFund Director Mr Geoffrey Tan shared
that ‘Malaysia offers one of the most
conducive environment for foreign
investors through Malaysia My 2nd Home
(MM2H) scheme. Locally, there are many
upcoming developments which Ezifund
has scouted. But Melaka draws the most
interest at the moment, as the emerging
city of historical flamboyance, shows
great potential of growth within its city
centre in the recent years.’
MFR Capital will bulk
purchase units within
Harbour City Resorts which
amounts to Gross value up
to RM25 million. Harbour City
Resort Suites is within the
iconic Harbour City. A game-
changer in Melaka’s luxury,
allowances as a part of the salary in
calculating the income for a housing
loan, whether through the government
or a bank loan.
“This is because, today, only the basic
salary is taken into account in calculating
the income for a housing loan. It will
cause many civil servants to be unable
to afford a house.”
SB
According to the CEI website, travel
industry heavyweights Singapore
and Hong Kong have retained their
positions as premier MICE destinations,
competing for the top spot in numerous
categories.
New nominations from Hainan, the
Philippines and Vietnam have made their
way into the top three.
This year, the CEI Asia readers’ survey
also added new categories, bringing
in wins for airlines and newly-opened
venues.
WM
tourism and entertainment landscape,
Harbour City is a self-sustaining, fully
incorporated ‘city of amusement’ which
infuses three vibrant elements – Retail,
Theme Park and Hotels.
Hatten Group, well known for its
transformation of Melaka, is one of the
most recognized developers in Malaysia.
MFR Capital’s global investments includes
the mining of Cubecoin and renting of
rigs to service other Cubecoin miners
with teams of experts and technical staff
hailing from all over the world such as
Australia, Finland, Singapore, United
States, and Hong Kong.
2
SB
3
1. One of the hotspots in KK; Shangri-La’s
Tanjung Aru Resort and Spa
2. Partnership between MFR Capital and
Hatten Group
3. CUEPACS
www.PropertyHunter.com.my 49
 How Does Islamic Home Financing Work?
An Islamic home loan must first and foremost ensure that it is Shariah compliant. This means
that there are no interest-based (riba) transactions, speculation (gharar) and there are no
haram (unlawful) transactions involved. The essential key to Islamic finance is also the notion
that money itself has no intrinsic value, so money is not allowed to create more money.
Therefore, Islamic banks must provide services or products in order for them to earn profits.

With Islamic home financing, banks usually provide either buy and sell (Murabahah) or
leasing services (Ijarah). With the Murabahah concept, you choose a property and through an
Islamic home financing, you and the bank will then enter into a contract where the bank buys
the property for you. The bank will then re-sell the property to you at a higher price in the
form of instalments over a fixed period of time.

As for the Ijarah concept, it is based on a transfer of property ownership at the end of
leasing. The bank will buy the property for you, and you will buy back the property by making
instalment payments. This concept allows you to buy out a property from the bank while
paying for “rent”.

Advantages of Islamic Home Financing

• Customers receive Ibra (rebate) from some Islamic banks when you make early
settlement on your home financing.
HOT TOPIC
• Under Budget 2016, all Islamic home financing will receive 20% off stamp duty
exemption as part of the government’s effort to boost Islamic financing.

THE BEST ISLAMIC HOME
LOANS IN MALAYSIA
Are you looking to purchase a property? Why not broaden your
financing options by considering Islamic home loans? Here, we’ve
rounded up the advantages, and the best Islamic home loans in
Malaysia that could suit you.
Some of the best Islamic Home Financing Loans in Malaysia
Maybank Islamic Commodity Murabahah Home Financing-i
This is a cost + profit (Murabahah) loan, which translates to a “buy and sell” contract between
the bank and the customer. A Shariah-compliant commodity will be identified (such as crude
palm oil) and it will be used as the underlying asset for the sale and purchase transaction
between the customer and the bank. This underlying asset is meant to raise funds to finance
the property.

By Fara Joifin
REQUIREMENTS
Minimum income : RM24,000 annually
Age : 21 years old and above
Financing tenure : 30 years or age 60 (whichever comes first) / 35 years or age 70 for
professionals and graduates.

This loan offers financing eligibility of up to 70% of your gross income (subject to the bank’s
approval). You can choose from fixed, tiered or variable profit rate with this loan, and the
effective profit rate will be determined by Maybank upon the approval of the loan. There is
no locked in period penalty for this loan and customers will be granted Ibra (rebate) for early
loan settlement. This loan is suitable for both completed or under construction properties.

Alliance Islamic Bank i-Wish Home Financing

Based on the concept of deferred payment sale (Bai Bithaman Ajil) this is another option for
those looking for Shariah-compliant home financing.

This loan is suitable for completed and under construction properties as well as for those
looking to refinance their property. The profit rate is up to the BR rate of +0.55% (the current
base rate for Alliance bank is 3.97%).

50 www.PropertyHunter.com.my www.PropertyHunter.com.my 51
HOT TOPIC
CIMB Islamic Ijarah Property Financing-i
REQUIREMENTS
Based on the Ijarah Muntahiyah Bittamik concept, this loan offers
Minimum income : RM24,000 annually
transfer of property ownership from bank to customer. At the
Age : 21 years old and above
end of the lease, through paying a nominal amount to the bank
Financing tenure : 35 years or age 75 (whichever comes
throughout the loan tenure, the ownership of the property will
first).
then be transferred from the bank to the customer.

So as of now, the profit rate for this loan would be 3 You can
REQUIREMENTS
also opt to take Takaful coverage with this loan, so you can have
Minimum income : RM24,000 annually
peace of mind without worrying about burdening your family
Age : 18 years old and above
or loved ones with debt should anything happen to you during
Financing tenure : 35 years or age 70 (whichever comes
the loan tenure. You are also eligible for Ibra for an early loan
first).
settlement, so it pays to settle your loan early.

HSBC Amanah Home Smart-i
Based on the diminishing Musyarakah concept, this means that
the bank and the customer will be in a partnership to buy a
property. The bank’s share of the property will then diminish
over time during the loan tenure while the customer’s share
increases from the result of the monthly payments made to the
bank.
This loan offers a high margin of financing, however, the effective
profit rate is not clearly stated. That being said, it is capped at
a competitive profit rate of 10.75% per annum which is quite
high compared to others in the market. The exact rate will be
determined by the bank upon the approval of the loan. The
downside of this loan is that it is limited to the financing of
completed residential or business properties only.

The profit rate charged for this loan per annum is BR+1.10%.
The current base rate for HSBC is 3.75% so the effective
financing rate per annum would be 4.85%. It is important to take
note that the monthly payment and total amount to be paid will
vary if there are any changes made to the BR. This loan also has
REQUIREMENTS
Minimum income : RM24,000 annually
Age :18 years old and above
Financing tenure : 35 years or age 65 (whichever comes
first).
As a friendly reminder, it is recommended that your debt to
income ratio does not exceed 40% of your gross monthly
income. To calculate your debt to income ratio:
Monthly loan repayments
__________________________________
X 100
Net monthly income
Does any of these Islamic Home Loans suit your needs? Then
get in touch with the respective banks to find out more.

a monthly service fee of RM10 plus 6% throughout the tenure

of the loan. Financing margin is up to 90% of the current market
value of the property but this is subject to the bank’s approval.
Customers also have the option to take up the Takaful Reducing
Term Cover for Home Financing to protect their families from
the burden of home financing should anything unexpected were
to happen.

About Fara Joifin

Fara is a Content Writer at CompareHero.my. She gets excited
when she scores a good deal and enjoys finding ways to save
money. She also has an obsession with the Northern Lights.

52 www.PropertyHunter.com.my www.PropertyHunter.com.my 53
 INTERVIEW

Recipe for Success

If there’s a recipe for success in property investment, it starts with
picking the right ingredients and the right people to give it to you. By
combining their respective skills, three friends, have prepared us with
a sandwiched book on how to minimise risk while maximising on
investment returns from the perspectives of Bank, Law and Tax.

Words by Property Hunter

Photos by All4One
Venue by Signature Kitchen

54 www.PropertyHunter.com.my www.PropertyHunter.com.my 55
 Property Hunter had the gastronomic pleasure of interviewing Miichael Yeoh (Banker), Chris
Tan (Lawyer) and Richard Oon (Taxman). These sandwich connoisseurs -- and property
experts in their respective fields -- were put to the amusing task of making their own BLT
sandwiches while discussing about their new book, ‘BLT Property Investment’.

Hello boys, can you please tell us

how the idea for this book came
about?
MY: We were having sandwiches and
talking about work at Subway one day and
things just started to link-up. That was the
moment BLT was born.

RO: What Miichael means is that we

realised from our interactions with clients
that the three elements of bank, law and
tax were interconnected in a property
investment decision. There is an apparent
trade-off among the “BLT” elements for a
property investor and the balancing-act
between the three elements which are
unique to each property investor.
CT: Also, we all became friends naturally as
we were speakers in the circuit pertaining
to real estate. It started by calling each
other about professional references and
as Richard said, we realised that the
fundamental issues, bank, law and tax were
all interconnected with each other. So, the
book basically came about from friendship.
How long have the three of you
known each other and how did a
lawyer, banker and tax man meet?
RO: Gosh, from how the three of us click
so well together, it would seem that we
have known each other since childhood!
But seriously, I have known Miichael for
more than 10 years now, I think, since we
were involved in a business organisation
together. On the other hand, I first met
Chris a few years back during a property
event organised by Property Hunter, where
Miichael was there as well. The three of us
are regularly invited by Property Hunter as
speakers for your events, so in a way, we
really must thank you for bringing the BLT
team together!
The BLT Boys, from left to right: Miichael Yeoh,
Chris Tan and Richard Oon
MY: Yea, I have known Richard for a very
long time and we actually met during a
business meeting. And I think I met Chris
three years ago, also in one of Property
Hunter’s expos in Tawau. I remember, our
first outing together was getting a foot
massage near the hotel we were staying.
CT: That’s right, Michael and I met for the
first time, a few years ago in an event by
Property Hunter. As for Richard, we kept
bumping into each other at events and
eventually started talking about real estate
from different perspectives. And because we
were all from Penang, our bond eventually
strengthened.
It sounds like the start of a joke,
doesn’t it? One day, a lawyer, a
banker and a tax man meet at a
bar……
CT: Guess what, a sandwich bar.
RO: …and the bartender looks up and says,
“Is this some kind of a joke?”
Ok, jokes aside, can you explain, in
brief what the book is about?
CT: The book seeks to assist aspiring
property investors how to systematically
plan out their investments through
fundamental considerations of BLT and
how to balance investment decisions.
Ultimately it’s about profiling and profiting
from your risk.
RO: We put the contents of the book
together based on the common issues
faced by a potential property investor
when planning to buy a property. Many
investors, especially the newer ones, invest
in a property without any clear objectives
and strategies in mind. That is why we
introduced the BLT Property Investment
Model which in our book is called ‘OPRIME’
which is an acronym for Objective-Plan-
Research-Invest-Manage-Exit. So, the book
serves to explain all the elements of “BLT”
that a property investor has to know and
we leave it to the reader to map out his
options and decide for himself where to
strike a balance among the three elements.

56 www.PropertyHunter.com.my www.PropertyHunter.com.my 57
 What are your favourite
sandwiches?
CT: The BLT.
MY: Hmm…actually, I like all kinds of
sandwich. I’m a bread person. I could
survive on bread alone.
RO: Err, isn’t it obvious? It’s a BLT
sandwich for me!
What was the basic premise of
coming up with the investment
model theory and how did you
expand the idea and figure
out the formulas? Was it easy
connecting the dots?
CT: Initially it was about calling
to cross reference but we then
realised that we were all standing at
contrasting viewpoints. If you pay
less tax, you won’t get a higher loan
and everything in the middle is about
legal compliance. Once we agreed to
disagree and established that everyone
has a risk profile, connecting the dots
was a lot easier.
RO: We realised that we rely on each
other for input when we advise our
clients on property investment issues.
I, for one, will look at a client’s plan
to invest in a property from a tax
perspective, but at the same time, be
mindful that how I try to optimise the
tax efficiency of a property investment
for a client may not work well from
the financing and legal [ownership
structure] angles for the client. We
communicated a lot with each other to
ensure that the client’s major objectives
are achieved. And after a few cases, we
realised that there are certain standard
processes that we had to go through
to arrive at the optimum structure for
each client. So it was just a matter of
putting our thoughts on paper, refining
it and the BLT Property Investment
book was born!
MY: I think it took us about three to in a matter of three months! RO: So far, we received a lot of positive in the areas of bank, law and tax. This investment journey. One mistake can
four months but the last month was feedback from readers of the book. We book was put together based on the cost them a lot of money.
very hard for us to meet the deadline. Who’s the culprit that did that? also received several suggestions on experience of qualified professionals
It’s not easy getting the three of us CT: Me! I take full responsibility. how to improve the book further, which who have many years of practical CT: To sum it up, if you are serious
together as we each have our own we will evaluate and figure out how to experience in our respective fields. I think about property investment, this should
businesses to run. But we tried to make So do you think that the book best incorporate those suggestions in this justifies why people should invest be your bible.
it a point to have regular meetings, has already been perfected? Or is the book. Also, there are some recent RM50 to buy the book.
be it in Penang or Kuala Lumpur and there still room for improvement developments in the property sector
mostly on Sundays. We hadn’t even or for more expansions to the that we are eager to share our thoughts MY: Many people are still interested
seen the final printout of the book details? on so these will be incorporated in the in property investment. The current
until the night before the launch. It CT: There is always room for upcoming edition of the book. economy is nothing to shout about but
was exactly on the 16th of January. I improvement as our value tends people still invest. We came up with the
even remember Chris having to camp to change from time to time by Lastly, tell us, why should people idea as many property investors are
all day at the designer’s office just to accumulated experiences. Besides, read this book? still are not familiar with the subject
get the book done. We came a long there are always constant changes RO: Many rely on ‘experts’ among their matter. Our mission is to steer them
way from when we started to put our even in the bank, law and tax areas. circle of friends for opinions and advice towards the right path to take in their
thoughts on paper.
RO: The idea was first toyed with,
probably in late 2014, but as Miichael
mentioned, due to our busy work
schedules, not much was really drafted
in the first half of 2015. Then, during
a public event one day, and much to
the other two’s surprise, one of us
announced to the audience, that we
would be launching the BLT book in
early 2016! That really gave us the
push that we needed and the
manuscript, book design
and layout was
produced

How long did it take you guys to

complete the book?
CT: From planning to printing, about
less than six months.

58 www.PropertyHunter.com.my www.PropertyHunter.com.my 59
 EXCLUSIVE REPORT

CYBERJAYA
A CITY OF ENDLESS POTENTIAL
Cyberjaya is always a hot topic among property investors. With many commercial and residential
developments that have arisen, it has made the city an attractive choice for local and foreign
businesses to live, work and play.

Initially focused on ICT, the city has evolved into a global tech hub (GTH) - which has driven the
city’s economic growth.

With wide networks that have been established in East Malaysia, Property Hunter sees the
importance of highlighting the thriving city into a special issue dedicated to this interesting city.

60 www.PropertyHunter.com.my www.PropertyHunter.com.my 61
EXCLUSIVE REPORT
CYBERJAYA
A globally connected
city of the future
Equipped with modern and high-tech
facilities, Cyberjaya is the city of
the future with a twist. While other
cities are congested with sky-high
buildings, Cyberjaya’s state-of-the-art
developments are supplemented with a
host of recreational facilities.
BACKGROUND
To complement the newly launched Malaysia
Multimedia Super Corridor (MSC-Malaysia)
in 1997, the Malaysian Government put
forward a plan to build a new Information
Communication Technology (ICT) city.
Thus, Cyberjaya was hatched up as a vital
ingredient to the country’s policies and
ideals of looking towards ICT as an engine of
growth for the future economy.
Measuring 7,000 acres, Cyberjaya has been
transformed into an intelligent city with
world-class standards and facilities, making
it the country’s first and premier ICT city.
Calling Malaysia a negara hebat (great
nation), the chief US diplomat highlighted
the country’s success in generating
entrepreneurs in a multicultural setting, and
mentioned Cyberjaya as among its success
stories. (Source: The Star Online, Oct 12 2013).
*Unless stated otherwise, the numbers above are accumulative figures and subject
to change
62 www.PropertyHunter.com.my
WALK DOWN MEMORY LANE
Cyberjaya was a palm oil plantation back in the mid-nineties. Malaysia had an
abundance of palm oil plantations at that time, but what they did not have
was a city designed specifically to facilitate the IT and hi-tech industry.
Cyberjaya started to emerge from the jungle in 1997. The whole enterprise
was founded in the attempt to move the Malaysian economy away from
agriculture and towards manufacturing and tech industries.
Cyberjaya has changed melodramatically in just the last 3 or 4 years from
what was pretty much a wasteland strewn with offices and the (very)
occasional retailer, to the beginnings of a real city. And judging from the
amount of construction in progress right now, the township will be a very
different place in another 5 years from now. (Source: http://www.cyberjayalife.
info/2013/12/history-of-cyberjaya)
OVERVIEW
As the principal Developer of Cyberjaya, Setia Haruman was commended
with the role to plan, design and prepare the primary infrastructure for the
Cyberjaya. The freehold land entailing four main zones known as Enterprise,
Commercial, Institutional and Residential. Each zone is fully equipped with
state-of-the-art infrastructure which includes a host of intelligent network.
Setia Haruman is also involved in the development
of commercial and residential projects in addition to
marketing and selling land parcels to investors and sub-
developers to design and build their own development
based on a permitted planning guideline. Furthermore,
Setia Haruman offers assistance to MSC-status
companies in obtaining the land rights and approvals
for sub-division and building plans.
Today, Setia Haruman is credited for the development
of Cyberjaya into an intelligent city of world-class
standards and a variety of facilities amidst rich natural
surroundings.
THE CURRENT WAVE
Say hello to the innovative creative
thinkers of Cyberjaya. Made up of the tech
community, students and residents, the
city has been developing progressively
and is projected to reach a population
of 100,000 by the end of 2016 (there are
currently roughly about 86,000 people
residing in Cyberjaya). With the presence of
many multi-national companies and private
universities in the township, many expats
have also been attracted to set up home in
Cyberjaya. A vibrant community, it’s where
creative and brilliant-minded people meet
and collaborate.
Intelligent, sustainable building design
is fast making inroads in Cyberjaya. New
residential and commercial buildings are
being developed with renewable energy and
water conservation in mind - while existing
buildings are being retrofit to reduce power
and resource consumption.
A number of buildings in Cyberjaya have been accredited with
LEED (Leadership in Energy and Environmental Design) and/or
Green Building Index (GBI) certification. They are Wisma Shell
(Malaysia’s first LEED Gold Building), CX5 Data Centre, Rimba Digital
– Cyberjaya3 Data Centre, and CJ1 Data Centre. The upcoming
Cyberjaya Mosque has also been awarded a Green Building Index –
Platinum Rating.
Not only does sunshine have the power to make people feel happy, it
also has the potential to power up our devices, buildings, and more.
In Cyberjaya, where sunlight is plentiful all year round, solar power is
increasingly being used as an alternative energy source, thus reducing
the city’s dependence on fossil fuels.
So far, solar panels have been installed on five bus shelters, two Green
Nomad Kiosks, and on several rooftops, including the new Cyberjaya
Community Recycling Collection Centre (CCRCC). The energy stored in
the solar-powered bus shelters is turned into electricity at night, lighting
up the bus stand. In the future, Cyberjaya’s car park shelters will also
run off solar energy. Another interesting solar-powered project is the
upcoming Cyberjaya Mosque, which may be the world’s first mosque
equipped with a Building-Integrated Photovoltaic (BIPV) System to
harvest energy from the sun.
As of June 2015, there are plenty of landed and high rise residential
developments being offered for residential stay. High rise residential
and integrated developments including the likes of Shaftsbury Square,
D’Pulze, Serin Residency, The Place, D’Melor, Domain, etc. and landed
housing include Symphony Hills, Garden Residence, Summer Glades and
Mirage by the Lake. With the many upcoming developments, there will
be at least an additional 10,000 residential units in the next two years.
(Source: www.cyberjayamalaysia.com.my)
www.PropertyHunter.com.my 63
EXCLUSIVE REPORT

GLOBAL TECHNOLOGY HUB,

all of them targeting the middle-income market. “Not only
THE YET TO COME YOUR FUTURE BLUEPRINT HIGHLIGHTS OF CYBERJAYA
does Cyberjaya have freehold status, it is also home to MSC,
Cyberjaya is moving up the value chain by the day. As the city with more than 300 MNC status companies, plus world-class Nine key technology sectors have been identified Education Institutions (6 Universities/Colleges as of Apr 2016)
gears towards 2020, residents and dwellers will see a rise in universities and a population of about 24,000 students in under the Global Tech Hub Blueprint. They are:
high impact companies, research and development (R&D) Top 4 Universities
total”, he added.
companies and backend financial services, to name a few. • Multimedia University
Deemed the “Smart City”, Cyberjaya is poised to have the Within the next 5 years, one can expect a more robust • Limkokwing University of Creative Technology
following attributes: growth for Cyberjaya with all of these projects coming into
• Cyberjaya University College of Medical Sciences
place.
• Strategic location within proximity of Klang Valley locations • University Islam Malaysia
Excellent connectivity with expressways and rail links supported Cyberjaya will see a new 4.86-hectare government hospital
• by feeder bus services in its township by 2018. This is one of the 5 new hospitals to
Information Creative Kirkby College
Security Content
Superior IT infrastructure and communications backbone be built in addition to Pasir Gudang, Kemaman, Pendang and
• supported by extensive fiber optics backbone ELC International School
Maran.
Safe living and working environment with security features
• including gated and guarded projects and CCTVs Smart School (Cyberjaya Primary & Secondary)
To support the city’s new vision and growth plans, a few
• Ecological environment, allocation for greenery and public
facilities and amenities is double that of the average townships development projects have been proposed, one of which is
the development of a city centre that will create a focal point Secondary Smart Boarding School – Seri Puteri Girls
• Well-planned and low density ecosystem, with no transportation
bottlenecks, including that for public transport. for Cyberjaya and its settings within a 30–50 km radius.
Cloud Big Data
Computering Analytic
Current Developments (projects that are already completed)
Setia Haruman is dedicated to further build Cyberjaya into Easily accessible and pedestrian friendly, the project, with a
Malaysia’s leading hub for high income economy; creating Gross Development Value (GDV) of RM9 billion, is now at its Residential Cyberia Crescent 1 by MK Land
a clean, green and lush ecosystem that is facilitative and evaluation stage. The project will be developed in phases and Mirage By The Lake by OSK
conducive to businesses to drive economic activities. is expected to be fully completed within 15 years. Garden Residence by Mah Sing
Green Biotechnology
Cyberjaya will become the centre of excellence for knowledge The government has already approved an efficient public Technology
and highly-skilled manpower, attracting and maintaining the transport system. An MRT station, or also known as the MRT Mixed Dev. Shaftbury Square by Ikhasas group (P)
world’s leading multinational corporations (MNCs) and their II Project, will serve residents through these areas; Sungai D’Pulze by D’Pulze Ventures
knowledge workers. The smart city will also be a catalyst for Buloh – Serdang – Cybjeraya – Putrajaya, with Cyberjaya and Neo Cyber by EMKAY
MNCs and Malaysian corporations, nurturing start-ups, SMEs Putrajaya being one of the main stations.
and “technopreneurs” to create value-added activities to
move up the value chain. Not to mention the collaboration Wearable Smart Grid Commercial Dev. Glomac Cyberjaya by Glomac
with Universities, private institutions and skills development Technologies Technology
CBD Perdana by Setia Haruman
centres to educate and prepare knowledge workers. Galleria by PPC JV Glomac

According to Ishmael Ho, Director of HSC Research, there

are more than 30 developers in Cyberjaya and all the big Future Developments
According to Enoch Khoo, Vice President
players are there, like SP Setia, Mah Sing, OSK, UEM and MCT;
of Property Hub Sdn Bhd and Managing Lake Point by Yan Jian group
Director of ENK Ventures Sdn Bhd, he Lake Front by MCT
believes that Cyberjaya is a booming Verdi Eco-dominium @ Symphony Hills by UEM
city. With the high speed rail from Residential
Ceria Residences by Setia Haruman
Singapore to Kuala Lumpur, it will
Setia Eco Glades by SP Setia
easily allow IT specialists to commute
To support the city’s new to and from Cyberjaya, the knowledge
vision and growth plans, a few centre of Malaysia. Third Avenue by Tee Resources
development projects have been Mixed Dev. Sky Park by MCT
proposed, one of which is the “IT will be the next wave of business. Lexicon by Prima Avenue
development of a city centre Cyberjaya plays a very important role in
CyberSquare by Binastra
that will create a focal point for the nation for the tech industry and the
Cyberjaya and its settings within knowledge based people would have to
Commercial Dev. Radius by EMKAY
a 30–50 km radius. congregate there”, he explained.
Tamarind Square by Tujuan Gemilang
Roppongi by BND Global

64 www.PropertyHunter.com.my www.PropertyHunter.com.my 65
PROPERTY SHOWCASE
Tamarind Square – Where Cyberjaya Connects
T
amarind Square is
a unique retail and
office development.
It is the reinvention
of the traditional Malaysian
shop-office, the modern-day
mall, and the Asian village
square. Tamarind Square
is designed to overcome
the problems of traditional
shop-office developments
and bring in all the benefits
of a shopping mall. The
concept is to have people
meet each other and
connect. It’s a sense of
community, belonging and
harmony.
The project features three
main components – 30
four and five-storey semi-
detached shop offices, 72
three-storey garden shop
offices and 2 blocks of SOFO
with a total of 674 units.
The semi-detached shop
offices come with six-metre
high ceilings for both the
ground and podium levels.
66 www.PropertyHunter.com.my
The lower two levels can Tamarind Square’s prized emerge right in the heart of
be accessed from the main location, surrounded by Cyberjaya.
road, while the top two more than 19 residential
levels can be reached from developments and fronting
the podium road. Highlights a mall and hotel makes
include rooftop gardens it the latest green gem to
which are great for al fresco
dining and beautifully Sales Person : Alex Chong
Contact : 03 – 7728 0300 or 012 – 264 1496
landscaped secret gardens
Email : alex@tujuangemilang.com.my
tucked in between each Website : www.tamarindsq.com
semi-detached unit that
acts as extension areas for
outdoor cafes which will
be connected by covered
verandas.
The three-storey garden
shop offices are arranged
around gardens spanning
approximately one acre.
All the shops have dual
frontage and six-metre
high ceilings, allowing for
mezzanine space. The North
Court garden will feature
7 tree houses of about
300sq ft each that can
be used as a small shop,
meeting room or place to
hang out.
www.PropertyHunter.com.my 67
PROPERTY SHOWCASE
Eclipse Residence @ Pan’gaea
The Oasis Of Cyberjaya - Where Work, Play And Thrive Are Met In One Place
C
yberjaya – a well-designed
smart city with massive
institutional and business
developments in the
recent years. Home to over 500
multinational companies such as
HSBC, HP, DELL and Shell. Cyberjaya
is strategically connected to major
expressways which include Maju
Expressway (MEX), Elite Highway,
Lebuhraya Damanasara Puchong
(LDP) and South Klang Valley
Expressway (SKVE). Along with
the upcoming MRT line; Sungai
Buloh-Serdang-Putrajaya line with
two main stops in this smart city,
Cyberjaya has ultimately created
more alternatives and conveniences
in travelling in-and-out of the city.
Contributing to the growth and
fulfilling the prospect as the
nation’s premier technology
hub, OSK Property has also
taken the opportunity to play
its part in this township. Hailed
as Pan’gaea, the development
envisions a “world in one place”
concept, featuring an integrated
Loft Suite
68 www.PropertyHunter.com.my
master development with service
apartments, lifestyle retail and
office suites. Part of this multiple-
award winning development,
OSK Property presents its latest
offering; Eclipse Residence, a self-
sustained integrated development
which offers furnished service
apartments with modern suites
ranging from 450 to 990 sq.ft.
Equipped with unique recreational
facilities such as beach-themed
and infinity pools, gymnasium,
sauna, Jacuzzi and squash court,
Eclipse Residence ensures the
utmost well-being of its residence
be it at home.
Eclipse Residence is poised to
be a great place to live in and to
invest as the city continues to
grow and attract talents into the
township. For a limited time only,
Eclipse Residence now comes with
a unique investment plan for you
which includes 0% down-payment,
10% rebate, 10% Bumi discount,
double income potential scheme
Eclipse Residence Facade
and much more.
Contact : 03-8318 6366 / 019-222 7138
Email : pangaea@oskp.com.my
Website : www.oskproperty.com.my
www.PropertyHunter.com.my 69
EXCLUSIVE REPORT

COMPARISON OF PROPERTY PRICES

#5 CENTRALISED AND CONVENIENT

It is the centralised hub between Kuala Lumpur city and emerging urban south towns such as Sepang, Bangi and Dengkil;
which are now conveniently linked with the causeway expressways.

#6 GOOD CATCHMENT
*Prices are subject to change according to the landlord.

Running a shop lot in Cyberjaya would mean that one would be surrounded with a population of 450,000 catchment
market. What’s more attractive is that most surrounding towns are mature and craving for new points of interest or
activity.

#7 CAUSEWAY LINKS
*Prices vary between different real estate agents Cyberjaya is conveniently linked by 4 cardinal points of the compass which includes major highways such as Maju
(Sources: www.mudah.my, www.iproperty.com.my) Expressway (MEX), Kuala Lumpur-Putrajaya Expressway (KLPE), KL-KLIA dedicated Expressway, Middle Ring Road (MRR2),
Lebuhraya Shah Alam (KESAS) and South Klang Valley Expressway (SKVE).

10 REASONS WHY CYBERJAYA IS A GOOD PLACE TO INVEST

#1 CLEAN HUB #8 GREENERY AND LAKE
Living conveniently near the city and being one with nature is probably ideal for all of us. In Cyberjaya, one will know that Cyberview, which manages Cyberjaya, promises to maintain the greenery of Cyberjaya. The beautiful Putrajaya Lake which
the city has a relatively low carbon emission, with most homes developed in low density areas. Furthermore, at least 50% separates the two cities is a sight for sore eyes. There’s always a spot for you to do your picnic while enjoying the scenic
of green open space are reserved. view of the lake. As cities grow, people will need a place to be closer with nature and Cyberjaya can offer this right now.

#2 SAFE CITY #9 GROWING EXPAT COMMUNITIES

Cyberjaya is generally safe with very low crime rate. Most housing areas are gated. Plenty of new apartments are built with Thanks to the multinational companies and international universities such as Lim Kok Wing and Multimedia University
safety in mind. There are CCTVs installed around the city and there is a big police station dedicated to serve the whole (MMU), Cyberjaya has a growing number of expat communities. Many expats from Europe and North America are familiar
area of Cyberjaya. There’s also a fire station so if there’s any means of emergency, they’re sure to arrive very quickly. with the surroundings of Cyberjaya so it has become their preferred choice to live and work. That means investors will
have better chances to get good price to rent out their houses or apartments.

#2 CREATIVE INPUT
#10 FUTURE KL-SINGAPORE BULLET TRAIN STOP AND MRT STATIONS
Cyberjaya is known as the capital of creativity. Why you might ask? With 8 universities within the city to choose from, it
would be an ideal place for the younger generation to explore their creative side. The KL-Singapore bullet train is currently a hype and many people are hoping that it will become a reality. Cyberjaya and
Putrajaya will become one of the major stops between KL and Singapore. The new station will be built next to Putrajaya
and Cyberjaya KLIA Transit station. Eventually, the station will also be integrated with MRT. There will be two MRT stations
built in Cyberjaya – Cyberjaya North and Cyberjaya South. The construction of the high-speed railway is expected to
#4 EXCELLENT INFRASTRUCTURE commence in 2017, with the completion in 2022.
Cyberjaya is a city built from scratch so most of the infrastructure is well planned ahead of its time. Most residential areas
are fibre optics ready and able to support future broadband services. A lot of multinational companies such as Dell,
HP, DHL, Huawei and Tech Mahindra have operations in Cyberjaya due to reliable infrastructure and support from the
government.
(Source: www.cyberjayacity.com, www.investcyberjaya.com)

70 www.PropertyHunter.com.my www.PropertyHunter.com.my 71
EXCLUSIVE REPORT

CYBERJAYA
AS A WHOLE
*Source as of 2014: www.investcyberjaya.com,
Setia Haruman)

72 www.PropertyHunter.com.my www.PropertyHunter.com.my 73
 This Exclusive Report is brought to you by

Log-on to www.PropertyHunter.com.my/luxury for more exclusive reports

and news on property

74 www.PropertyHunter.com.my www.PropertyHunter.com.my 75
 DRIVE

One in a Million
Mazda Celebrates its One-Millionth
Mazda MX-5

On April 22, 2016, Mazda Motor Corporation has reached

production of one million units of the iconic Mazda MX-5 Miata
(Mazda Roadster in Japan). The milestone figure was achieved over
27 years, with mass-production of the MX-5 starting at Ujina Plant
No. 1 in Hiroshima in April 1989.

Photos by Mazda Malaysia

76 www.PropertyHunter.com.my www.PropertyHunter.com.my 77
 DRIVE
L
ightweight sports cars first
appeared in the years following
the Second World War, but it
wasn’t until the 1960s that small,
affordable and fun roadsters reached the
height of their popularity. The lightweight
sports car allowed average Europeans to
enjoy exhilarating driving on a daily basis.
But by the early 1980s, with the
introduction of much stricter safety and
emissions regulations due to demands
for improved safety, the lightweight
sports car segment was going extinct.
Mazda’s engineers then conceived a
dream for a modern compact two-seater.
One engineer, who would go on to lead
the development of the first generation
Mazda Miata MX-5, was convinced that
Mazda needed a unique product to help
it stand out from the other Japanese
brands, and passionately appealed
to management to build a lightweight
roadster.
Achieving the required safety
performance while keeping vehicle weight
down was just as challenging for the
MX-5’s developers. Computer analysis,
which had been nonexistent in the 1970s,
played a key role in the revival of the
lightweight sports car. By fully utilizing the
latest computer analysis technologies,
the team managed to build a light and
rigid body which met modern safety
requirements.
Even at this stage, there were still
doubts that the MX-5 would ever reach
production. Some people still questioned
78 www.PropertyHunter.com.my
the market potential of a lightweight
sports car. To test this, a full-scale plastic
body prototype was made from one of
the design proposals and brought to the
US in April 1987. Members of the public
with an interest in cars were invited to
preview the design. It was met with very
positive reviews and since the US is the
world’s largest automobile market, this
result had a strong influence on the
decision makers at Mazda.
“From the first generation through to
today’s fourth-generation model, the
reason we have been able to continue
selling the MX-5 all these years is due
to the strong support of fans around
the world,” said Masamichi Kogai,
representative director, president and
CEO, Mazda Corporation. “Mazda was
founded in Hiroshima 96 years ago, and
as we move toward our centennial year
we will continue offering customers the
joy of driving with this model, which has
become a symbol of our brand.”
As a way of expressing thanks to MX-5
fans and owners, the One-Millionth MX-5
is being displayed at fan events in Japan
and around the world. The tour began on
May 3rd at the Hiroshima Flower Festival
where the car participated in the Flower
Parade and will end by making stops
around the US before its final destination
at the “Miatas at Mazda Raceway” event in
October.
The MX-5 is a symbol of Mazda’s car-
making philosophy and tireless pursuit
of driving pleasure. Since its debut in
1989, the model has consistently offered
driving fun that can only be experienced
in a lightweight sports car and won
the admiration of people from various
countries, cultures and age groups. The
MX-5 has won over 200 awards from
around the globe to its name and has held
the Guinness World Record for the best-
selling open-top two-seater sports car for
many years. With the achievement of one
million units of production, Mazda will now
attempt to break its own record.
The latest version of Mazda’s iconic
roadster was born from the belief that
“Only a very few sports cars possess the
enduring spirit seen in the MX-5.”
It is this passion that makes Mazda’s MX-5
roadster the luckiest car on Earth.
www.mazda.com
www.PropertyHunter.com.my 79
 FURNISH

HOW TO STYLE YOUR HOME

LIKE THE SWEDES

JOY TIP #2
JOY TIP #1
Choose A Theme
Use Varying Textures Choose a design theme that you
The trick is to keep them within love and stick to it so that the
the same tonal family. room looks cohesive.

If you mix too many textures Here, there are different shades
and materials, the result will of neutrals with added greenery
look too excessive. that exist harmoniously
together.

KARMA
3 SEATER
FINNLAND
3 SEATER

GIBSON
STANDING LAMP

BLUE PAINTING

KRUKKE
STOOL
BLACK & WHITE
PICTURE

POTTED PLANT

PLYWOOD
COFFEE TABLE

ASLOG
Property Hunter has teamed up with Joy Design Studio, a Malaysian furniture, and design company to come up with tips on decorating
COFFEE TABLE
your home like the Swedes. The company specialises in bringing in modern Scandinavian designs to suit and blend in with the Malaysian
lifestyle. For more beautiful contemporary designs, check out their website, www.joyd.my.

80 www.PropertyHunter.com.my www.PropertyHunter.com.my 81
 GADGET & WATCH NETATMO PRESENCE – SURVEILLANCE CAMERA
ALL SINGING, ALL DANCING BLEEDING EDGE A connected outdoor cam attached to a floodlight, the Presence knows the difference
between people, cars and animals, and lets you create zones within its 100-degree
Technological breakthrough; it’s what drives the innovation and field of view, so you can tell it what to watch for and where to watch for it. Once
creativity today installed outside your home, the Netatmo Presence will watch specifically for what
you find suspicious while ignoring the commonplace. It detects and reports in real-
time if someone loiters around your home, a car enters your driveway or your pet is
in the yard. At night, either watch discreetly with Presence’s infra-red night vision or
switch the camera’s floodlight on. The smart floodlight can be switched on manually
in the app or set to switch on when it detects a person, car or animal - or for all three.
WATCH It helps you find your way safely at night and deters any unwanted visitors.

www.netatmo.com
I.N.O.X.: THE ERA OF THE FUNCTIONAL ACCESSORY
Personal, playful and smart. Victorinox Swiss Army collaborated
with Naimakka to come up with something unconventional. I.N.O.X.
Paracord is the watch you can rely on, no matter what. Performance, SANDISK, CONNECT WIRELESS STICK
resistance, versatility, this is far more than a watch. The paracod
straps and compass bumpers offer an option for every mood, a SanDisk Connect Wireless Stick is the flash drive reinvented to work with both your computer
function for every need, a style for every lifestyle. Hand-woven from and your mobile devices. With the Wireless Stick in your pocket, in your bag or across the
military specified paracord nylon cord originally used for parachute room, you can wirelessly access your media or transfer large files, stream HD videos
and music, and save and share photos and videos to and from your mobile device.
suspension lines, its uncompromising strength is equaled only by
The SanDisk’s battery life is rated for 4 hours 30 minutes of continuous video
its multifunctional nature. The strands of this survival tool can be
streaming, and it takes about two hours to fully charge, which will happen
unraveled to cope with the most unexpected situations to improvise
any time you plug it into a USB port on a computer. How long it lasts
a shelter, secure a pack or weave a fishing net.
will change drastically depending on what you’re using it for—
streaming video drains the battery much more quickly compared
www.victorinoxwatches.com with just keeping it connected for occasionally moving files.

www.sandisk.com

NIKE HYPERADAPT 1.0: GOING BACK TO THE FUTURE

Nike HyperAdapt 1.0 is the first performance vehicle for Nike’s latest platform breakthrough, adaptive lacing - in honour of
Back To The Future 2’s self lacing shoes. The shoe translates deep research in digital, electrical and mechanical engineering
into a product designed for movement. It challenges traditional understanding of fit, proposing an ultimate solution to
individual idiosyncrasies in lacing and tension preference. It’s currently controlled by oneself,
but it makes achievable to have an automated, nearly symbiotic relationship
between the foot and shoe. The laces will automatically tighten itself when
it comes in contact with one’s foot. There are two buttons on
the side to tighten and loosen.

www.news.nike.com

82 www.PropertyHunter.com.my www.PropertyHunter.com.my 83
 Australian property, through
the past 100 years or so, has
followed a property clock. This
is a cycle which every property
market in Australia goes
through.
By understanding where each
of Australia’s major cities
currently are in relation to the
property clock, you’ll be able
to understand where the best
investment opportunities are
located.
Sydney 1:00 (Starting to
decline)
The Sydney market has been
growing rapidly since mid-
2013 until December 2015.
The last peak cycle in Sydney
HOT TOPIC was 2003 and most suburbs
kept going up in value until
INVESTING IN AUSTRALIA: end of 2004.
WHICH MAJOR CITY SHOULD YOU BE The media didn’t believe
INVESTING IN? housing prices would continue
growing in Sydney back
In this article, I’d like to explain the property market situation in the then, and tried to convince
biggest Australian cities. This will help you understand where you investors and home owners
should be looking to invest in. to sell their properties before
2000. Statistics showed
Words by Yaron Gal
that as many as 94% of the
investor population sold their
properties in Sydney at that
time due to the doom and
gloom being touted in the
media.
The exact opposite happened
as after 2000, there was a
sharp growth that continued
to 2003 -2004.
The same cycle repeated itself
a few years ago, with massive
growth starting in at 2013 and
continued until 2015.
December 2015 was a weak
month and since then the
market has slowed down, and
even valuations of properties
have started to decline. The
84 www.PropertyHunter.com.my
Sydney market has clearly
overheated and is now at the
start of a declining market.
Perth - 3:00 (Declining
Market)
Perth that had a huge bubble
due to end of the resource
boom. Perth’s economy is
hugely dependent on the
mining industry, but that has
now come to an end in the
past few years. There is much
panic and fear in this market
as it has entered the declining
market stage.
It’s not advisable to enter the
Peak of
Market
Approaching
Peak of Market
Rising
Market
Start of
Recovery
Bottom of
Market
Perth market at this stage as
there is likely a few more years
to go until it comes out of its
slump. However, long term
investors could find bargains
in the current market.
Melbourne - 11:30 (Peak of
Market)
The Melbourne market always
follows the tail of the Sydney
property cycle, and has
experienced a great jump in
property values over the last
12 months.
Melbourne is a strong market
with a diversified economy,
and is experiencing good
population growth. Therefore,
the Melbourne market will
still be strong in the near
future. On the property clock,
Melbourne is about 11-12 and
is currently a hot market.
However, I expect the current
boom to last another 12
months at the most before
prices will slow down again
based on the property cycle
clock.
Brisbane, Gold Coast &
Adelaide - 9:00 (Rising
Market)
Starting to
Decline
Declining
Market
Approaching
Bottom of Market
The next group of cities are
Brisbane, Gold Coast and
Adelaide. These three cities
have passed the recovery
stage and are entering a rising
market.
Therefore, I believe these
are the best places to invest
according to the property
cycle clock, as we want to gain
maximum capital growth.
This is not to say that all
investments will do well
in these cities as market
research is still vitally
important to identify the best
areas. However, investing at
www.PropertyHunter.com.my
the right property cycle in the
right area can help you grow
your equity very quickly.
Brisbane has historically
always been 2-3 years behind
the Sydney property cycle.
Another supporting factor is
that the price gap between
Sydney and these cities is that
the price gap now is very high.
Historically, this means that
these markets will play catch
up in the coming few years
to narrow the price gap with
Sydney.
Conclusion
I hope this article has given
you a good overview of where
the investment opportunities
are in the Australian market,
based on the time-tested
Australian property clock cycle.
But remember, it is still always
important to do good research
and not be affected by media
hype.
Ultimately, before you start
investing, you should start
working on a personal plan
to accumulate wealth safely.
Property should always just be
used as a vehicle to achieve
your wealth goals.
ABOUT YARON GAL
Yaron Gal began purchasing
investment properties while working
full time and bought 4 investment
properties within less than a year. He
now works as a property strategist
and helps individuals identify
high growth properties for wealth
creation. To get your FREE copy
of the ‘Top Growth Hot Spots in
Australia -2016”, simply email him
at yaron@investinproperties.
com.au
85
NEWS
Sabah’s Houses Are the Most Expensive in Malaysia
Sabah’s houses are the most expensive
homes in Malaysia, according to the
studies done by PKR-powered think
tank Institut Rakyat, as reported in
TheMalaysianInsider.com.
Citing official data from the fourth quarter
of 2012, Institut Rakyat Executive Director
Yin Shao Loong said that homes in
Sabah were twice as unaffordable than
the national average of RM251,731. He
also said that the average home in this
state costs 11 times more than a family’s
median annual income of RM34,320.
He added that Sarawak and Kuala
Lumpur followed suit. “In Sarawak, the
average housing price is RM330,594, but
median annual household income is only
RM36,564,” he explained.
“Sabah and Sarawak suffer from
a combination of weak household
incomes and house prices that
are far higher than the national
average, with average prices
Malaysia’s Banking System Remains Stable
Moody’s Investors Service says the
outlook for Malaysia’s (A3 stable) banking
system remains stable, driven by the
banks’ strong capital, stable funding levels
and continued high degree of government
support, as reported in Borneo Post.
According to a press release, these
factors offset a moderate deterioration
in the banks’ operating environment,
and consequently, their asset quality and
profitability profiles.
“The banks’ operating conditions will
continue to be challenging in Malaysia.
“Headwinds include lower crude oil prices,
weak external demand, further weakening
of the Malaysian ringgit, and rising
concerns around governance highlighted
by the controversy around 1Malaysia
Development Bhd (1MDB),” says Simon
Chen, a Moody’s vice president and senior
analyst.
“These challenges contribute to a
86 www.PropertyHunter.com.my
SB
comparable to Selangor,” he said
in a statement recently.
Meanwhile, in Kuala Lumpur, the average
housing price is RM576,991, but median
annual household income in the capital
city is only RM70,164 or RM5,847 a month.
Given that information, housing that costs
more than three times the annual income
of the median household is considered
unaffordable.
Yin said by the end of 2012, the average
house price was 5.79 times the annual
income of the median Malaysian
household.
“However, by the first half of this year,
the national housing
affordability index improved
slightly to 5.52. But, by
international standards, this
makes Malaysian housing
severely unaffordable,” he
further added.
BK
worsening consumer and business
sentiment in Malaysia and in turn weigh
on domestic economic growth and
growth prospects for banking system
loans,” adds Chen.
Downside risks stemming from high
levels of indebtedness for corporates and
households will be elevated under weaker
macro conditions but Moody’s expects
capitalization will remain sufficient to
withstand asset quality shocks even under
various stress scenarios.
It also expects the banks’ funding and
liquidity profiles will remain stable, with
funding to remain as a key strength of the
banking system.
Even when domestic liquidity tightened in
the fourth quarter of 2015 due to capital
flight driven by market volatility, the
impact on banking system liquidity was
manageable.
Profitability will also deteriorate over the
Using the same data, Yin said the median
household income in the first half of this
year was RM4,248 monthly. Therefore he
said an affordable house for a middle-
Liwagu River
income household should be priced at
RM153,000 and below.
The house should be at least 800 sq ft
with three bedrooms, but he added that
such homes are in short supply.
Kinabalu Park
Boundary
He said the average house price has
more than doubled from 2000 to early Kinabalu Park
this year, and while this is good news for
homeowners who can enjoy higher values Approximate outline of
for their properties, there are still 27.2% proposed resort site in yellow
of Malaysian households who do not own
homes. Royal Kinabalu Site
1
next 12 to 18 months, says Moody’s.
Slower revenue growth for the Malaysian
banks will hurt their return on assets, Prime Mount Kinabalu Resort
which is already under pressure from
weak margins.
Development Land For Sale
Location of proposed resort site adjoining Kinabalu Park
The banks’ credit costs will continue to
increase, driven by asset quality issues
in home and regional markets while the Attention Developers and Investors!
government’s capacity to support the
A unique opportunity to develop a luxury eco-resort on 22.4 acres of cool pristine
country’s banks remains intact, supported
highland forest land located at the foothills of Mount Kinabalu. The land comes with
by its commitment towards fiscal reforms
fully approved development plan for a 192-room luxury resort and is on a CL title
and a narrower fiscal deficit. which can be owned by a non-Malaysian. The property borders directly on Kinabalu
Park, the Liwagu river and the main road from Kota Kinabalu to Kundasang with an
Moody’s continues to view Malaysia as a uninterrupted view of Mount Kinabalu. Kinabalu Park is a major tourist destination
high-support country; there have been no and the gateway to Mount Kinabalu.
bank failures since Bank Negara Malaysia
Accommodation: Facilities:
was established in 1959. 64 / 1-room Villas, 40 / 2-room Villas (with Restaurant/Bar with Pool Deck, Health
living room) , 48 Hotel Rooms, Executive Spa Complex, Conference Room Access from main road and ridge top location
and Staff Quarters
Asking Price
USD 3.75 million
2
For further information, kindly contact:
1. Beautiful KK City
Nasran Harun at +60188318282 or Kinabaluprop@gmail.com View from site
2. Bank Negara Malaysia
www.PropertyHunter.com.my 87
NEWS

Revised Minimum Wage to Take Effect in July SW

The revised minimum wage will be “The fine is a maximum of

implemented in Sarawak on July 1st, as
reported in The Borneo Post.
State Labour director Datu August Buma
said the 2016 federal budget stipulated
that the minimum wage for workers in
the private sector in Sarawak, Sabah and
Labuan be increased from the current
RM800 to RM920.
“We have been directed by the
Ministry of Human Resources to go
to the field to ensure all employers
comply with the new scheme once
implemented.”
RM10,000 or one year’s jail for
errant employers,” he told reporters
covering the launch of the Sector
Focused Career Fair (SFCF): Unimas
Innovation, Career and Education
Fairs. August said his office would
release an official statement soon 1
on the revised minimum wage.
Four cases were pending court
decisions, and the remaining 14 cases
On those who flouted the minimum
were still under investigations, he added.
wage scheme this year, he said there
were 21 cases.
On the May 7 state election, August said
there was no report of employees being
Of these 21 cases, three cases - two
denied their rights to vote.
in Kuching and one in Miri - were each
fined RM2,500 in default three months
jail by the magistrate court.

Pan Borneo Sabah Highway to Be Completed by 2022 SB

2 Minister Dato’ Sri Fadillah Yusof, ministers,
Prime Minister Dato’ Sri Mohd Najib Tun
Abdul Razak announced on Saturday, May
28th, that the Sabah 1,236-kilometre Pan
Borneo toll fee dual carriageway from
Tawau to Kota Kinabalu costing about
RM12.8 billion would be completed by
2022, as reported in Borneo Post.
Najib assured that it would be the vision
of Sabah to narrow the development gap
between Sabah and Peninsular Malaysia
and the state would be further developed
under the leadership of Barisan National
(BN).
There will be two promised contracts to
be fulfilled by BN, namely the upgrading
of the Jalan Donggongon-Papar Spur (3B
package) and the five-kilometre Tawau-
Sandakan dual carriageway highway
(Second package/Second phrase), which
are expected to be constructed in early
June.
He said this when launching the second
phrase of the Pan Borneo Sabah Tawau-
Sandakan dual carriageway highway at
SMK Balung on Saturday afternoon.
Also present were Chief Minister Datuk
Seri Panglima Musa Aman, Public Works
assistant ministers, members of parliament
and assemblymen.
“This project is dedicated to Sabahans who
are always loyal to BN. We want the people
to know that the government’s aspirations,
wishes and visions are not a dream but a
reality.
“This construction project, from
Km43 in Tawau township to
Km48 at Semporna check-point
roundabout, will transform the
local economy among the rural and
urban residents here, apart from
boosting the tourism industry,” he
said.
The project will also support the
infrastructure and logistic network of
small and medium enterprises (SMEs) in
Tawau and other industries under the
Sabah Economic and Investment Authority
(Sedia).
The Sabah Pan Borneo project will create
a positive impact on the infrastructure
landscape and socio-economy in Sabah
while it connects with the other main
districts in Sabah such as Kota Kinabalu,
Tuaran, and Kudat.
This project will be implemented via the
Project Delivery Partner (PDP) by Borneo
Highway PDP Sdn Bhd (BHP) according to
the Key Performance Indicator (KPI).
Earlier, Chief Minister Datuk Musa Aman
disclosed that Sabah had always been in
our Prime Minister’s heart and it was not
the first time for him to visit Sabah, and he
would visit Lahad Datu again in September.
He said Sabahans are loyal to the
leadership and would stand behind their
leaders for national solidarity.
“I believe this Pan Borneo project can
become an economic catalyst for Sabah
which can bring a bright future to the state.
I hope the people of Sabah will not forget
the government,” he said.
1. Minimum wage to be increased
2. Pan Borneo Highway

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 A knowledgeable An Insider’s Look into
investor always has the Property Market,
options H1 2016

I read a LinkedIn article
entitled ‘Good Employees
Always Have Options’. I agree
with the statement and I think
all of us must make ourselves
a good employee. However,
when we look at some of the
news about retrenchments,
we would understand that
By Charles Tan
sometimes even being a
compared to the property
that we bought. During a
slowdown, that’s the best
time for property investors
with deep pockets. In fact,
when the stock market is
volatile, it provides some
opportunities to enter the
market at a lower price and to
hold on for a longer term.
In Malaysia, there is an
overwhelming number of
new home owners. According
to a survey, among the top 5
reasons why people invest in
properties are to get higher
yields on rentals (56%), for
good capital appreciation
(55%), for retirement
planning (46%), for a better
process of bank loan
applications are holding
back buyers to purchase a
property.
There has also been a steady
decline in the “overseas
property sentiments” and
increased interest for
commercial properties.

www.kopiandproperty.com good employee is not enough environment (46%) and

because no one knows what
may happen to our jobs in
the future. Fortunate thing
is, if we get retrenched, but
we were a stellar employee,
we would have options to fall
back on. In other words, it
should be pretty easy to get
another similar paying job, or
better.
And just like being a good
employee, we also need to
be a good, knowledgeable
investor. It does not even
need to be investing in
property because from the
studies, in terms of average,
the property prices is only
growing along the lines of
inflation rate. The good thing
is that property asset capital
appreciation is based on its
selling price. This is unlike
our savings which will only
be increasing based on the
actual amount we have. This
is likely to be much smaller
A good investor would have
a diversified portfolio. A
knowledgeable investor would
always have options. This
allows him to continuously
readjust, because some
sectors would do well even
when some sectors are
doing badly. Of course, if a
financial crisis were to start
externally and spread to Asia,
then the chances for most
sectors to be down would be
high. Perhaps except food.
Starbucks remains a major
contributor to Berjaya Food in
terms of earnings.
to own a house due to
affordable pricing (36%).
Amongst home buyers,
location is the most
important criteria when
considering a home and
Klang Valley is becoming
the most favoured place to
own a home. Almost 55% of
the participants are already
living in the area, with 70%
of the participants are
looking forward to acquiring
properties there.
Excessive pricing of
properties is the number
one deterrent for purchasing
property in Malaysia
amongst potential buyers.
Besides that poor economic
performance, the rapid
increase of property prices,
unpredictable real estate
market and touch approval

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NEWS
THE COFFEE MAN AT IJM LAND’S PANTAI SENTRAL PARK
ICE Gallery hosts Good Coffee Day with
movie screening with World Barista
Champion Sasa Sestic and coffee
workshop by Latte Art Champion Tristan
Creswick.
Over the last few years the coffee culture
has changed dramatically, and the
black delicacy has shifted from being a
standardised daily morning stimulant to
becoming more and more a semi-luxury
drink. That was reason enough for IJM
LAND to invite more than 150 guests to
the Good Coffee Day at the ICE Gallery at
Pantai Sentral Park for a special screening
of the documentary The Coffee Man.
Senior General Manager of IJM LAND
Berhad, Mr. Hoo Kim See, explains the
decision to host the movie at the gallery:
“Pantai Sentral Park puts a lot of value
on a high quality of living. For some, this
means a being able to enjoy a lot of green
are around their home, and for others
this means that a good day has to start
with the perfect cup of coffee. At PSP, we
offer all those values to everybody and
we are proud to express that by showing
The Coffee Man”.
Low Cost Housing in Sarawakians’ Favour
Sarawak’s Assistant Housing
Minister Datuk Abdul Karim
Rahman Hamzah pledged that
he will continue the government’s
programmes to help more people
have a roof above their heads, as
reported in PropertyGuru.com.my.
“My immediate focus is on continuing
with the Housing Ministry’s plan in
92 www.PropertyHunter.com.my
WM
The 80-minute documentary
follows Sasa Sestic, the
Australian Barista Champion
and winner of the World
Barista Championship 2015 in
Seattle, on his journey to find
the best coffee in the world.
“I started roasting
my first batches of
coffee beans in a
friend’s garage before I
eventually got to work as a barista
in Manuka, one of Ona’s flagships”
– Sasa Sestic
As a special highlight the coffee man
himself, Sasa Sestic, joined the screening
to share some of his most interesting
moments from the shoot and his career
in the world of coffee in a Meet & Greet
and interview session with the audience.
2008 Sydney/NSW Latte Art Champion
Tristan Michael Creswick took the
stage and lead through a filter coffee
workshop that taught all those present
the importance of coffee beans of good
quality. The guests learned that coffee
SW
providing affordable homes
for those in need,” he
shared.
In addition, there are a
number of upcoming
developments that need to
be built on time, said the
Asajaya assemblyman, who
2 is also the Assistant Minister
for Youth and Sports.
Meanwhile, Jepak assemblyman Datuk
Talib Zulpilip explained that urbanisation
is a necessity for the state.
“We are fortunate that Sarawak grows
at a rather fast rate. Urbanisation and
growth go hand in hand. This must be
accepted,” said Talib who was appointed
Assistant Minister for Urbanisation and
1
is not just coffee, but different sorts of
coffee beans have varied characteristics
which, if roasted and treated correctly,
result in full and rich coffee flavours.
In order to treat the audience adequately
to the coffee theme, Australian coffee
roaster Coffex provided the guests with
a large variety of freshly brewed cups
of coffee whose soothing fragrance
soon filled the ICE Gallery. Malaysia’s
First Coffee Caricature Artist Vivian Lee
painted creative caricatures just with the
help of coffee for the joyful guests to take
home.
For more information visit
www.pantaisentralpark.com.
Infrastructure Development.
But the challenge with urbanisation is
how to go about in an orderly way and
soften its negative effects.
“It starts with jobs, business and good
income. Then there are the facilities and
amenities that have to be provided –
houses, roads, hospitals, schools, water
and electricity among others,” he noted.
But because these are not all under
the purview of just one ministry there
is a need for various agencies and
departments to work closely together,
added Talib.
1. Senior General Manager of IJM LAND Mr.
Hoo Kim See and 2015 World Barista
Champion Sasa Sestic
2. Sarawak eyes more low-cost homes
NEWS
Drone Intrusion Peeves Condo Developer
The operation of drones in Singapore
is in the spotlight once again, after an
alleged incident involving one flying
into the construction site of a recently
launched condominium in Redhill, raising
serious safety and security concerns, as
reported in PropertyGuru.com.sg.
A source with knowledge of the issue told
PropertyGuru that a real estate agent
flew the drone into the site after a buyer
supposedly got cold feet and asked to
see what the view would be like from the
future apartment.
The project’s developer is understood to
be aware of the incident and is taking the
matter seriously, which could result in the
property agency involved being sacked.
When contacted, a spokesperson for the
developer would neither confirm nor
deny if the incident took place.
In Singapore, the use of drones to
take aerial photos is a standard
practice among developers who
use it as a marketing tool to help
sell units on higher floors that
offer scenic views of the sea or city
skyline.
This latest incident is believed to be the
first in Singapore linked to a condo, and
comes after laws on the use of drones
here took effect in June 2015.
Between April 2014 and May 2015, there
were 20 incidents involving drones, said
then-Transport Minister Lui Tuck Yew
in Parliament last year. These included
drones falling onto MRT tracks in two
separate instances in 2015. In both cases,
the operators lost control of the drones
while flying them, but there were no
disruptions or damage to property.
Depending on the drone model, they
typically cost between $50 to more than
$1,300, and are popular among hobbyists
who like to fly them in open fields,
IN
reported The Straits Times.
Current regulations concerning the use
of unmanned aircraft, such as drones,
fall under the Civil Aviation Authority
of Singapore (CAAS). Their website lists
down strict criteria for operators to
follow, which includes flying drones a safe
distance away from people and property.
“Despite the safety features in some
unmanned aircraft, mechanical
malfunction, loss of control link or human
error could occur and cause operators to
lose control of their aircraft in flight,” the
CAAS said.
“This may result in the unmanned
aircraft colliding with a manned aircraft
or another unmanned aircraft, or hitting
persons and property on the ground,
potentially causing injury and damage.”
Gregory Vijayendran, Partner,
Commercial Litigation at law firm Rajah &
Tann, explained that permits are required
to operate drones for business purposes,
such as in the marketing of property.
Although it isn’t known if the unnamed
agent in this case applied to the CAAS for
a license to operate the drone, he or she
could still find themselves on the wrong
side of the law as the developer has
grounds to take civil action against those
involved.
“Civil claims under private law would
obviously include the tort of trespass
to property. Also, a person who suffers
damage to property in connection with a
drone could sue under the tort of private
nuisance or negligence,” said Vijayendran.
Under the law, a penalty imposed on a
drone operator for a first offence is a
fine not exceeding $20,000. A second or
subsequent offence would incur a fine
not exceeding $40,000, or imprisonment
for a term not exceeding 15 months, or
both.
Meanwhile, the property agency that
employed the agent could also land
itself in hot soup, as “the agency could
be vicariously liable for the agent’s act of
trespass, nuisance or negligence”, noted
Vijayendran.
1
He added that more can be done
to educate drone operators here.
“Singaporeans must realise that
the use of drones can be sunk
by laws other than gravity. The
potential intrusive and invasive
nature of drones need to be
properly managed by operators to
avoid criminal responsibility and
civil liability.”
1. Eye in the sky
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NEWS
2 Steps to Reduce Your Loan Tenure
Owning a home for most of us is
the single and largest commitment
we have. Do you know that most
Malaysians only pay minimum
loan installment every month and
this translates into paying nearly
double your loan amount and
serving all those interest to the
bank.
Take for instance a RM300,000 loan
amount with a 30 year tenure at an
interest rate of 4.5%. If you pay the loan
diligently until the whole tenure (taking
interest rate constant) you will have paid
a total of RM247,218.25 in interest. Well,
this is what typical Malaysians are paying
to the banks.
Sometimes, you just need to put a little
extra effort into looking for ways to save
those interest and this will definitely make
huge impact on your savings. It is all
about starting to do proper planning on
your mortgages.
Taking the above example for instance,
with a monthly loan installment of
RM1,520 you can device savings
strategies based on the huge range of
mortgage packages offered by the bank.
Different borrowers are suitable for
different loan packages. You will have to
find the one that can help you the most
and please remember lowest interest
rate does not necessary is the best loan
package.
94 www.PropertyHunter.com.my
SB
I will share with you 2 simple steps which
you can apply which will save you tens
and thousands in interest.
First Step, choose a Bi-weekly payment
package
Instead of paying monthly installment you
can opt for Bi-weekly payment instead.
This is very popular in the United States.
In the US, you need to pay a consultant
to assist in setting up the account but
in Malaysia it’s free. Just walk right into
the bank and get the mortgage officers
assistance in applying for the package.
This is how it works. (Please refer to
Appendix 1)
Appendix 1
Instead of paying the usual monthly
installment you can pay half the amount
but twice in a month. By doing this you
have already saved 4.5 years on your loan
tenure or RM42,495.71 in interest to the
bank.
The next question going through your
mind is what is the catch? It is too good to
be true. Well, in any packages introduced
by any banks, they will not want a losing
business. In actual fact, you will be paying
1 extra month installment every year.
Bi-weekly payment is calculated every 14
days and based on a year with 365 days
the borrower will make 26 installments in
a year instead of 24. Most borrowers will
not even feel a pinch in their wallet but
look at the savings.
Second Step. Make extra payment
towards the loan principal
If you would like to save more than this,
then follow my second strategy which is
very simple.
As a general rule of thumb take 10% of
your monthly installment which is RM150
based on the previous example and use
the money as extra payment towards the
principal of your loan. You will combine
strategy 1 and 2 together. (Please refer to
Appendix 2)
Based on the above calculations, if you
add both strategies you already saved
Appendix 2
8.5 years off your tenure years and also
RM78,000 in interest payable to the bank.
Isn’t this great?
Every loan borrower will be able to do
this. You just need a little effort. In my
years in mortgage consultancy I even
manage to assist my clients to finish less
than 10 years using money they already
have. All these can be made possible with
proper planning.
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NEWS
China Investors Eyes Sabah Market
Deputy Chief Minister and Industrial
Development Minister Datuk Seri
Raymond Tan received a courtesy
visit from China top companies led by
HSBC Malaysia on Wednesday (June 22)
afternoon at Wisma Tun Fuad Stephens,
as reported in The Borneo Post.
Under the program of One-Belt-
One-Road from China, Sinohydro
Corporation, China Railway Construction
Corporation, Midea Group, Shanghai
Electric and others were excited to
explore the market in Sabah.
At the meeting, the China delegates
were briefed by the Department of
Industrial Development and Research,
Palm Oil Industrial Cluster and Sabah Oil
and Gas Industrial Park on investment
potential in Sabah.
Sepang International Circuit to See an Entertainment Hub
A 260-hectare undeveloped land along
Sepang International Circuit (SIC) could
be one of the major drivers to boost the
Malaysian economy as SIC has big plans
for the development, as reported in
PropertyGuru.com.my.
Previously, the masterplan of the circuit
includes a theme park to promote it
as an entertainment city. But the plan
has been revised and now there are
plans to include a zone for live music
and concerts, as well as other nightlife
activities. The goal is to make SIC more
than a place for motorsport activities.
Besides that, almost 47% of the
260-hectare land has been allocated
for the development of a commercial
park, hotel development and a safe
driving centre. Meanwhile, the remaining
53% of the land is allocated for the
entertainment hub.
96 www.PropertyHunter.com.my
SB
“With the Economy
Transformation Program which
was introduced by our Prime
Minister, we can see he is very
aggressively looking for the
investment from the USA, China
and other countries to sustain the
economy of Malaysia”, said Tan.
“For the Sabah Government, we have
a long-term plan to develop the State
and it is practical and with proven track
record. My department officer told
me that in the first quarter of 2016,
we managed to capture nearly two
billion of foreign investment and it will
be announced to the public soon”, he
added.
The Mitsui Outlet Park and KLIA
Aeropolis in the Kuala Lumpur
International Airport (KLIA) would also
compliment SIC in its long-term plan.
Its close proximity to KLIA will further
benefit the plan as this would create
an appealing factor for the public and
also entrepreneurs who might consider
starting up their business here in the
future.
On other development of the meeting,
the minister told the delegates with the
China Consul Office in Kota Kinabalu that
he is confident and comfortable to work
with the investors from China and the
investors will be guided by the consul
office too.
“We are very aggressively looking for
investors to invest in Sabah, but we also
promote to create more jobs and skill
workers to facilitate the markets’ needs”,
he explained.
“With this, we can create more high-
paying jobs in the market like workers in
SAMUR (Sabah Ammonia Urea Plant) in
Sipitang and others”, he added.
WM
1
“SIC would be lively 24/7 and will
be the place that crosses people’s
mind when they think about
going out for some leisure time,
whether it is day or night,” added
SIC CEO Datuk Razlan Razali.
The hotel development is expected to
commence in Q1 2017.
1. Aerial shot of SIC
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