Rem313 5g Feasibility Study Report Group Nurul Ain Afiqah BT MD Zali 2018418918 PDF

DEPARTMENT OF ESTATE MANAGEMENT
FACULTY OF ARCHITECTURE, PLANNING AND SURVEYING,

UNIVERSITI TEKNOLOGI MARA PERAK
GROUP ASSIGNMENT FOLDER
Course Code : REM 313
Course Name : DEVELOPMENT APPRAISAL
Name of Group Members Matric No

ENGKU ZAKIAH HUSNA BINTI ENGKU IDRIS 2018220762
FARA RAUDAH BINTI MOHD RAZALI 2018284242
PUTERI NUR AMIRAH ATIQAH BINTI SHAHLAN 2018270486
NUR AMRINA SYAFIQAH BINTI ABD HAFIZ 2018233092
NURUL AIN AFIQAH BINTI MD ZALI 2018418918
Assignment Title:
Prepare a feasibility Study on the Case Study for Multi Storey Commercial Building
Due date of Assignment : 4th JANUARY 2020

Submission Date : 4th JANUARY 2020
Submitted To :
SIR MOHD FARID BIN SA'AD
DECLARATION: We declare that no part of this assignment has been copied from other person’s
work except where due acknowledgement is made in the text, and no part of this assignment has been
written for me by any other person except where such collaboration has been authorized by the lecturer
concerned
A lecturer/tutor has and may exercise a right not to mark this assignment if the above declaration has not been
signed. If the above declaration is found to be false, no mark will be awarded for this assignment.
TABLE OF CONTENTS
NO. CONTENTS PAGE
1.0 INTRODUCTION: - 1-3

1.1 Term of Preference
1.2 Background
2.0 DESCRIPTION OF SUBJECT PROPERTY: - 4-12

2.1 Location And Site Plan
2.2 Neighbourhood
2.3 Title Particulars
2.4 Public Services And Amenities
2.5 Planning Provisions
3.0 THE MALAYSIAN ECONOMY: - 13-18

3.1 Malaysia Economy
3.2 Malacca Economy
3.3 Melaka Tengah, Melaka City Economy
4.0 DEMOGRAPHIC OR SOCIOECONOMIC FEASIBLE : - 19-24

4.1 Population
4.2 Occupation Profile
4.3 Income Levels
4.4 Household Sizes
5.0 INFRASTRUCTURE DEVELOPMENT WITHIN THE AREA: - 25-29

5.1 General Information
5.2 Factors That Influence Development within the Area
6.0 MARKET STUDY: - 30-41
6.1Transactions Of Property In Melaka
6.2 Current Supply
6.3 Demand Analysis Of Commercial Purpose Built In Melaka
6.4 Price Of Development Land
6.5 Rental Analysis
7.0 S.W.O.T ANALYSIS: - 42-48

7.1 Internal Factors
7.2 External Factors
8.0 FINANCIAL VIABILITY STUDY: - 49-50

8.1 Gross Development Value
8.2 Gross Development Cost
9.0 ADVICE AND RECOMMENDATION: - 51-65

9.1 Proposed Type of Development
9.2 Target Market
9.3 Development Concept
9.4 Design feasible
9.5 Requirements by local authorities as stated in Road Drainage
Building Act 1974, Uniform Building by-Laws 1984
10.0 REFERENCES - 66-67
11.0 APPENDICES - 68-75

APPENDIX A: LOCATION PLAN
APPENDIX B: SITE PLAN
APPENDIX C: PHOTOGRAPH
APPENDIX D: CONCEPTUAL LAYOUT PLAN
APPENDIX E: FLOOR PLAN
APPENDIX F: RESIDUAL MODEL
1.0 INTRODUCTION
1.1 TERM PREFERENCES
We have been instructed by NKS Development Sdn Bhd, which is our client, to undertake a
market and feasibility study of their piece of development land identified as Title No. 108, Lot
No. 9, Mukim of Bandar Melaka, District of Melaka Tengah and State of Melaka. We have
propose this land covers an area of 30,379.76 square feet to develop as a commercial building
as outlet mall. This outlet mall consist of five floors which is comprises shop lot for four floor
and one floor for the parking lot at the ground floor. This location is located at the capital of
the state of Melaka and there are a lot of development are built in this district such as
residential, industrial and commercial.
Objective is a specific word; it is an actionable target that need to be achieved within

a smaller period, such as a year or less, to reach a certain goal. In this way, the objectives for
our project development is to deal with a difficult undertaking while at the same time as
indicated by project timetable and set financial plan.
Market research is the process of determining the viability of a new service or product
through research that are conducted. Market researcher is the one who will gather and
analyses data on consumers, competitors and marketplace. Then, the information will be
integrated into actionable items, reports and presentations. Market research allows a company
to discover their target market also get opinions and other feedback from consumers about
their interest in the product or service.
Study implementation is ordinarily a multi-strategy request that utilizes both

quantitative and subjective information to survey the projects and strategies that are the
subject of an assessment. The study implementation for this project is to guarantee that
physical, financial, climate and strategy improvement are contemplated in the development
planning and the feasibility of the project is decided.
Completion Period implies the period beginning from the date of issue, which is the
date when the request is out and needed to finish the work in all regard. A shopping centre
generally has a wide blend of traders. However, an outlet mall highlights the retail stores of
manufacturers. In addition, it might contain lower price from retail chains. Consumers will go
to the outlet malls when they are searching for name brand stock at scaled down costs. The
time taken for a development of an outlet mall from initial concept to space leasing can take 2
to 5 years or longer. Therefore, our project estimated will take 2 years.
1
1.2 BACKGROUND
Historical City of Melaka was declare on 15 April 1989 after the Federation of Malaya
gained independence on 31 August 1957. Malacca became part of Malaysia and followed by
Singapore, Sabah and Sarawak in 1963 after the formation of Malaysia on September 16. The
Central Malacca District is a district in the state of Malacca, Malaysia. The Central Malacca
District is the most developed district among the three districts in Melaka where it is located in
the middle of Melaka. The Melaka City is also located in the district of Central Melaka.
This district is the main tourist destination in Melaka because most of the historical
places are situate within it. Central Melaka District is the most focused area in Melaka. Millions
of vehicles often travel the entry point of the North-South Expressway, Ayer Keroh, especially
on weekends. Apart from Melaka, there are several cities and towns such as Bukit Baru, Ayer
Keroh, Ayer Molek, Batu Berendam, Banda Hilir, Bukit Beruang, Tangga Batu, Tanjong Kling,
Paya Rumput, Klebang and Sungai Udang. This district consists of 29 mukim, 44 cities and
95 villages.
The administration in the Melaka Tengah district for the State Authority is located in
the Melaka Tengah District and Land Office. For the Local Authority, it is divide into 2 areas,
namely the Hang Tuah Jaya Municipal Council which is the Majlis Perbandaran Hang Tuah
Jaya (MPHTJ) and the Historic Melaka City Council also known as Majlis Bandaraya Melaka
Bersejarah (MBMB). Melaka Tengah District Administrative Area is located in Ayer Keroh. For
the Central Melaka District and Land Office, it is located in the Administration area at the
Wisma Negeri Building, Hang Tuah Jaya, MITC while the MBMB Administration at Graha Maju
Ayer Keroh and MPHTJ at Melaka Mall, Ayer Keroh.
Figure 1.2.1: Map of Melaka Tengah District, Melaka
2
Figure 1.2.2: Clock Tower in Stadthuys building, Bandar Hilir in year 1886
Figure 1.2.3: Clock Tower in Stadthuys building, Bandar Hilir in year 2020
3
2.0 DESCRIPTION OF SUBJECT PROPERTY
2.1 LOCATION AND SITE PLAN
Melaka Tengah is located at latitude of 2° 12' 20.466" North and longitude of 102° 15'
22.158" East on the South of Peninsular of Malaysia. Bandar Melaka is the location of subject
property, which is, located at latitude 2°11'49.7" North and longitude 102°14'56.65" East.
Bacang and Batu Berendam town is located at north of Bandar Melaka, Duyong and Bukit
Bintang town is located at east and at east is Klebang and Bukit Rambai. In the south of
Bandar Melaka, there are the estuary of the Melaka River, which flows into the Straits of
Melaka.
2.2 NEIGHBOURHOOD
Melaka Tengah is the main tourist destination in Melaka because most of the historical
places are situate within it. Because of that, there are a lot of development are built in this
district such as residential, industrial and commercial. This is the place where there is a
shopping mall, hotel, private college and institute built in the city. Therefore, this is the result
of a study for the surrounding area in central Melaka.
Residential
1. Taman Semabok
2. Taman Bukit Senjuang
3. Kampung Banda Kaba
4. Taman Pengkalan Permai
5. Taman Kasturi
6. Kampung Bandar Hilir
7. Taman Melaka Raya
8. Casa Logo Condominium
9. Taman Sui Mei
10. Taman Kota Laksamana
Hotel
1. Hotel De Mawardah
4
2. Hatten Hotel Melaka
3. Imperial Heritage Hotel
4. The Riviera Hotel
5. The Rucksack Caratel
6. The Sterling Malacca
7. Termasek Hotel
8. Angsana Hotel Melaka
9. Ibis Melaka Hotel
10. Swiss-Garden Hotel Melaka
Private colleges and institutes
1. Malacca Expatriate School
2. Melaka International School
3. UUM International School Melaka
4. Wesley Methodist school
5. Melaka International College of Science and Technology

(MiCoST)
6. Kolej Yayasan Melaka (KYM)
7. Putra International College (PIC)
8. Kolej Yayasan Saad Melaka
9. KYS Business School (KYSB)
10. Melaka Manipal Medical College (MMMC)
Shopping Mall
1. Aeon Bandaraya Melaka
2. Dataran Pahlawan Melaka Megamall
5
3. Plaza Hang Tuah
4. Mydin Wholesale Emporium Melaka Bazar
5. Melaka Mall
6. The Shore Shopping Gallery
7. KipMall Melaka
8. Medan Samudera
9. Mydin MITC
10. Aeoncom Berhad, Jusco Store Melaka
Industrial
1. Kawasan Perindustrian Cheng
2. Magnum Cable Sdn Bhd
3. Gudang Perabot Melaka
4. Kilang Papan RT Melaka Sdn Bhd
5. Melaka Biotechnology Corporation
6. Sherwanis Food Industries Sdn Bhd
7. Kilang Serbuk Kopi Yong Seng
8. Afy Haniff Group (M) Sdn Bhd
9. Likom Caseworks Sdn Bhd
10. Yeong Chaur Shing Paper Mill Sdn Bhd
Public Services and Amenities
1. Pejabat Kesihatan Daerah Melaka Tengah
2. Klinik Keluarga One Medic
3. Chiropractic Healthcare (M) Sdn Bhd
6
4. Klinik Pergigian Melaka Tengah (Tun Sri Lanang)
5. Mahkota Medical Centre Melaka
6. Melaka State Health Department
7. Hospital Besar Melaka
8. Pantai Hospital Ayer Keroh
9. The Southern Hospital Sdn. Bhd.
10. Putra Specialist Hospital
2.3 TITLE PARTICULARS

Lot No. : Lot 9
Title No. : 108
Locality : Seksyen 40, Bandar Melaka
Mukim : Bandar Melaka
District : Melaka Tengah
State : Melaka
Land area : 30379 square feet
Quit Rent : RM 41 760.00
Registered Owner Delta Awana Sdn. Bhd.
Full share
(Company No: 649356-D
Restriction in Interest Nil
Express Condition “Bangunan Perniagaan”
Encumbrances Charged to Public Bank Berhad vide Persentation No.

0400SC2015013227 dated 5th August 2015.
7
2.4 PUBLIC SERVICES AND AMENITIES
Melaka Tengah has a modern inter-city Transport Terminal known as Melaka Sentral
with regular transportation services to Kuala Lumpur, Johor Bahru and other major cities in
Peninsular Malaysia. Melaka Sentral is the most advanced bus and taxi transportation system
in Malaysia during its establishment, with services in and around the city as well as domestic
services. There were no bus and taxi stops in any major city in Malaysia other than Melaka
Sentral at that time. Most taxis in the city are executive taxis with four, six or fourteen seats
which is bus persiaran but there only two types of taxis, limousine that have four seats and
bas persiaran that have 14 seats will provide services to Singapore and the rest only provide
services to other parts of Peninsular Malaysia.
Figure 2.4.1: Melaka Sentral that located at Jalan Tun Razak, Melaka
Melaka Tengah has an environmentally friendly mode of transportation that is use to

promote pedestrians and the use of bicycles as transportation. Dedicated bicycle lanes have
been built on several major roads to encourage people to use bicycles and pedestrians while
visiting this historic area. There are many cycle rickshaws decorated with various types of
decorations and equipped with sound systems can be found on the streets of Melaka,
especially in Melaka City. Most of them use the cycle rickshaw to bring tourists for sightseeing
around the city of Melaka. The average size can accommodate two adults on average with
perhaps one child.
8
Figure 2.4.2: The tourist use cycle rickshaw for sightseeing around the city
Melaka Tengah also has an airport in Batu Berendam that serves karter flights from
the surrounding area. Melaka International Airport (LTAM) formerly known as Batu Berendam
Airport is a small airport that can only be used by turboprop aircraft that located in Batu
Berendam, Melaka. The airport provides flight facilities for the state of Melaka, as well as
northern Johor, by connecting to cities such as Guangzhou, Haikou, Ho Chi Minh, Kota Bharu,
Kuala Lumpur, Langkawi, Medan, Pekan baru, Penang, and Subang. After upgrading the
runway at the end of 2009, the airport allow the operation of Boeing 737 and Airbus A320.
With an area of 7,000 m2 equivalent to 75,000 square feet and equipped with international
standard facilities, the terminal complex can handle 1.5 million passengers annually.
Figure 2.4.3: Melaka International Airport in Batu Berendam
9
Other than that, Melaka also has other public services and facilities such as UTC
Melaka. UTC Melaka is located at Jalan Hang Tuah, 75300 Melaka. This is the first UTC in
Malaysia, and was officiated on 23 June 2012 by the former Prime Minister, Datuk Seri Najib
Tun Razak. Urban Transformation Centre or UTC is one of the efforts and initiatives of the
government that provides the city community of key government and private services under
one roof.
Figure 2.4.4: UTC Melaka at Jalan Hang Tuah
Other than UTC, several public services and amenities are located at Melaka Tengah as
below:
Public Services and Amenities
1. Jabatan Kerja Raya Melaka
2. Mahkamah Majistret Melaka
3. Jabatan Penilaian Dan Perkhidmatan Harta Melaka
4. Jabatan Kesihatan Awam Melaka
5. Pejabat Laut Marina Melaka, Jabatan Laut Melaysia
6. Balai Polis Melaka Tengah
7. Jabatan Penerangan Malaysia Negeri Melaka
8. Balai Bomba dan Penyelamat Jalan Kubu
9. Majlis Perbandaran Hang Tuah Jaya
10. Majlis Bandaraya Melaka Bersejarah
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2.5 PLANNING PROVISIONS
Bandar Melaka is a historic city that is the capital of Melaka. This city is the 8th city
created in southern Malaysia. This city was declare a UNESCO World Heritage Site other than
George Town on 7 July 2008. Pelan Strategik Pembangunan Spatial or Pelan Strategik
Pembangunan Utama Negeri Melaka for plans by 2035 that will be use to guide the direction
of future development plans and trends for the State of Melaka. It is also a method for the
purpose of use and economic growth of the state in order to achieve the goals that have been
outlined.
Figure 2.4: Map of strategic development plan in Melaka
11
Figure 2.5: Strategic development plan in Melaka
12
3.0 THE MALAYSIA ECONOMY
3.1 MALAYSIA ECONOMY
Source: Sketchbubble.com, 2020
3.1.1 General Information
Malaysia is one of the well-known country in Southeast Asia that use the federal constitutional
monarchy which composed of thirteen states and three federal territories and separated into
two regions which is Peninsular Malaysia and East Malaysia of Borneo. Malaysia economy is
quite competitive in Asia during 2014-2015 but decline on the next few years. Malaysia is a
relatively an open market economy which is state-oriented and newly industrialized. Each
States in the country plays a very important but declining role in guiding economic activity
through macroeconomic plans. Malaysia has been in line-up of one of Asia's best economic
records, with an average annual Gross Domestic Product growth of 6.5 per cent from 1957 to
2005. Malaysia also a country that has more than one race; mainly three known race which
Malay (the majority), Chinese and Indian then followed by a few more ethnicity of race. This
also plays an important part for economy of Malaysia.
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3.1.2 Gross Domestic Products (GDP)
Source: Department of Statistic Malaysia, 2020

Table 3.1.2 shows the Gross Domestic Product at Constant 2015 Prices
Based on the table 3.1.2.1, the percentage Gross Domestic Product on 2019 was
averagely 4.3 per cent. This began with 4.5 percent Gross Domestic Product in quarter 1 of
2019. Then, there was a small improvement in quarter 2 2019, followed by decline to 4.4 per
cent in quarter 3 2019 and the lowest percentage which is 3.6 per cent in quarter 4 2019. On
year 2020, probably due to the pandemic Covid-19 phenomenon, the Gross Domestic Product
started at the lowest ever Gross Domestic Product exists since 2011 which is 0.7 per cent.
Then, it’s getting worst as in quarter 2 2020 the Gross Domestic Product began to decline to
negative 17.1. On the quarter 3, the Gross Domestic Product improved to negative 2.7 per
cent. On a quarter-on-quarter seasonally adjusted, Gross Domestic Product elevated to 18.2
per cent as in quarter 2 2020 was negative 16.5 per cent.
3.1.3 Malaysia Economic Performance Third Quarter 2020
Source: Department of Statistic Malaysia, 2020

Table 3.1.3 shows Gross Domestic Product Growth (Year-on-Year)
Based on the table 3.1.1.2, specifically from the second quarter of 2020, Malaysia’s
Gross Domestic Product slowly decreased of 2.7 per cent from the double-digit decline 17.1
per cent. This economic performance (in pandemic situation) are judged on the monthly basis;
14
showed July posted lower decline 2.7 per cent, on August brought to negative 3.6 per cent.
Meanwhile, there is a small improvement happened in September which is negative 1.6 per
cent. On a quarter-on-quarter seasonally adjusted, GDP elevated to 18.2 per cent (Q2 2020:
-16.5%).
3.2 MELAKA ECONOMY
Source: MalaysiaTrack.com
Melaka is one of Malaysia's state that located at the southern region of the Malay Peninsula
which is next to the Strait of Malacca. Malacca is bordered by Negeri Sembilan to the north
and west, then Johor to the south. Malacca is divided into 3 districts; Central Melaka, Alor
Gajah and Jasin along with 4 local authorities; Historical Malacca City Council, Hang Tuah
Jaya Municipal Council, Alor Gajah Municipal Council and Jasin Municipal Council. Malacca
are well known for tourist hot-spot. However, the economy in Malacca is not just about the
tourism industry as it has become a centre for the manufacturing industry with many local and
foreign investors setting up factories in Malacca which widen the range of goods in both local
and international markets.
15
3.2.2 Gross Domestic Products (GDP)
Source: Melaka Socioeconomic 2019 Report
Table 3.2.2.1 shows the Growth Rate in Gross Domestic Products of Malacca
As stated on the table 3.2.2.1, in 2019, Melaka's GDP recorded value increased by
RM43.6 billion and recording slow growth at a rate 2.8 percent (2018: 3.9%). This growth is
supported by the performance of the services sector and the Manufacturing sector grew by
5.9 per cent and 2.5 per cent respectively. In addition, the Agriculture sector recorded growth
negative 2.7 per cent and the Construction sector grew negative 9.2 per cent followed by
Mining & quarrying that recorded growth 0.7 percent.
Table 3.2.2.2 Shows the Increased Valued and Percentage of Contribution by Sectors
16
As stated in table 3.2.2.2, the economic contribution, the Services sector and Manufacturing
dominates the economic structure of Melaka with each contributing as much 48.0 percent and
38.4 percent. The Agriculture Sector contributed as much 10.2 per cent while the Construction
sector contributed 3.1 per cent followed by the Mining & quarries that make only a small
contribution which is 0.1 percent to the economy of the state of Melaka.
Table 3.2.2.3 Shows the Growth Rate by Sector for 2018-2019, Melaka
Referring to the state's economic performance, the services sector recorded a modest
growth of 5.9 percent (2018: 6.2%) as shown in 3.2.2.3. The value added of this sector was
recorded at RM20.9 billion in 2019 with contributions from several sub-sectors such as
wholesale & retail trade, information & communication services and utilities.
The Manufacturing Sector recorded a growth of 2.5 per cent (2018: 4.6%) affected by
the petroleum, chemicals, rubber & plastics products sub-sector as well as motor vehicles &
transport equipment. This sector recorded an added value of RM16.8 billion compared to
RM16.3 billion in 2018.
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3.3 MELAKA TENGAH ECONOMY
The city is located on both sides of the Malacca River near its mouth on the Straits of
Malacca. Malacca City is the centre of political and economic administration for the state of
Malacca. There is one Member of Parliament (MP) representing one parliamentary
constituency in the city: Kota Melaka. The city is administered by the Malacca City Council.
The tourism is more dominant than the primary-based industry due to its historical riches with
the melting pots of cultural influences which attracted many local and foreign tourists to visiting
the city which also became part of the state economy income.
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4.0 DEMOGRAPHIC OR SOCIOECONOMIC FEASIBLE
4.1 POPULATION
17%
22% 61%
MELAKA TENGAH ALOR GAJAH JASIN
Figure 4.1.1 shows the population rate in each district in Melaka in 2019
1%
6%
26%
67%
MALAY CHINESE INDIA OTHERS
Figure 4.1.2 shows the races rate in Melaka
19
892700
40000
CITIZENS NON CITIZENS
Figure 4.1.3 shows the citizenship in Melaka in 2020
Based on the pie chart above which shows the population rate in each district in the state of
Melaka where Melaka recorded an area of 166,310.89 hectares. The total population in
Malaysia in 2020 is estimated at 32.7 million people compared to 32.5 million peoples in 2019
with an annual population growth rate of 0.4 percent. The population growth rate has
decreased from 2019 to 2020 due to the reduction of foreigners in Malaysia in 2019. In hence,
the total population for the Melaka in 2020 is estimated at 932,700 peoples.
In addition, based on the statistical study that has been done, it shows that the population in
Melaka Tengah district recorded the highest population which estimated about 61% (579,000
peoples) and followed by the district of Alor Gajah 22% (212,000 peoples) and Jasin 17%
(156,600 peoples). The total population in the state of Melaka consist people from all races,
which are 67% of ethnic Malay, 26% of Chinese and 6% of India as well as other nations,
which is 1%. The average population has growth in Melaka on 2019 is 0.9%.
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4.2 OCCUPATION PROFILE
EMPLOYED UNEMPLOYED
Figure 4.2.1 shows the employment status in Melaka
12%
41%
47%
MANUFACTURING SERVICES OTHERS
Figure 4.2.2 shows the economic sector in Melaka
21
Furthermore, in terms of employment background for each resident Melaka, a total of 428,000
people are only employed while a total of 4,600 people are unemployed due to the lack of
employment opportunities or they actually are not interested in working at all. In other words,
the unemployment rate in Melaka is 0.9% if compared to the total unemployment in Malaysia
is 2.9%. The unemployment rate has been steadily declining and has remained below 1.4%
since 2000.
In fact, the main economic sector for the Melaka is in terms of manufacturing sector (41%) as
well as services (47%). The examples of service’s sector are wholesale and retail trade,
tourism and others. Most people in Melaka work in the services and manufacturing sector as
Melaka is often the focus as a tourist destination which is 15 million tourists came to Melaka
in 2014. The tourists usually consist of 25% of international tourists and also 75% of visitors
or domestic tourists.
4.5 INCOME LEVELS
Average Monthly Income for groups

20000
18000 T20, 17413
16000
14000
Income level (RM)
12000
10000
8000 M40, 7324
6000
4000 B40, 3327
2000
0
T20 M40 B40
Diagram 4.3.1. Average monthly income for groups
In 2019, Melaka’s average monthly household income recorded an annual increasing of

4.1% to RM7, 741 compared to RM6, 849 in year 2016. The average monthly household
income for strata city in 2019 is RM7, 805 and for rural area is RM6, 470. Furthermore,
Malaysians are categorized into 3 different income groups which are Top 20% (T20), Middle
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40% (M40) and Bottom 40% (B40). The average income for T20 is RM17, 413 while for the
M40 is RM7, 324 and the other group which is B40 is RM3, 327.
In addition, Melaka are divided into 3 districts and the names of the districts are Alor Gajah,
Jasin and Melaka Tengah. Alor Gajah district is located in the north part of Melaka state and
the average monthly household income is RM7, 050. Next, Jasin district is the southernmost
of districts in Melaka and also borders the State of Johor. The average monthly household
income in Jasin is RM7, 340. Finally, the most famous spots and the highest average monthly
income among districts in Melaka which is Melaka Tengah district, the major destination of
tourists in Melaka as the historical spots are situated within it, the average monthly household
income is RM8, 100.
4.5 HOUSEHOLD SIZES
The number of residences in Melaka by Type of

House In 2018
120,000
103,012
100,000
80,000
house units
60,000
36,961
40,000
16,752 12,435 12,397
20,000 8,245
1,535 1,154
0
Diagram 4.4.1. Housing percentage by types of house
23
Housing Percentage by Types of Ownership In 2019
1.3%
15.2%
83.5%
owned rented quarters
Diagram 4.4.2. Housing percentage by types of ownership in 2019
The number of residences in Melaka recorded a significant increase where the projection
of numbers residence for the year 2020 which is as much 285, 100 houses compared to 68,
886 houses in 1970. The number of residential unit stock available in 2018 also recorded an
increase by 3.9% to 192, 491 units compared to 185, 260 units in 2017. In a number of 192,
491 units of house, there are many types of house that are available. The types of houses are
bungalow, semi-D, terrace, townhouse, squatters, low cost, flat and condominium. In 2018,
the highest number of houses unit in Melaka is terrace house which is 103,012 units of houses
and followed by low cost house which is 36,961 units while the lowest number of houses unit
is squatters which is only 1, 154 units.
Apart from that, there are 3 types of ownership of the houses in Melaka which are owning
the house, renting the house or living as quarters. The percentage of people owned the house
is the highest rather than rent and quarters which is 83.5% and followed with the percentage
of rent 15.2%. The last one is quarters which holds only 1.3%.
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5.0 INFRASTRUCTURE DEVELOPMENT WITHIN THE AREA
5.1 GENERAL INFORMATION
Melaka state consists of four municipal districts which is Hang Tuah Jaya, Alor Gajah, Melaka
Tengah, and Jasin. Melaka Tengah is the most built out, with the highest urban density, and
includes the historic Melaka center. As stated above our subject land is located in Melaka
Tengah at Jalan Melaka Raya 35. Melaka Tengah is the place where there are a lot of
development going on as it is the tourist hotspots. From a decade ago we could see that
Melaka Tengah has develop newer building in order to align with the current economy.
Infrastructure that available in Melaka Tengah are as follows:
 Mahkota Medical Centre, Melaka

 Geographically, the subject land located approximately 1.1 km from the Mahkota
Medical Centre and it takes about 3 minutes to subject land.
Figure 5.0.1 shows the Mahkota Medical Centre
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 Dataran Pahlawan Melaka Megamall
 Geographically, the subject land located approximately 1.3 km to th Dataran
Pahlawan Megamall and it takes about 4 minutes to subject land
Figure 5.0.2 shows the Dataran Pahlawan Melaka Megamall
 Double Tree by Hilton Hotel Melaka and Elements Mall

 Geographically, the subject land located approximately 1.4 km to the Hotel & Mall
and it takes about 4 minutes to the subject land
Figure 5.0.3 shows the Double Tree by Hilton Melaka and Elements Mall
26
 Love Harbour, Melaka
 Geographically, the subject land located approximately 1.3 km to the love harbour,
and it takes about 4 minutes to the subject land
Figure 5.0.4 shows the Love Harbour, Melaka
 SM Sacred Heart, Melaka

 Geographically, the subject land located approximately 1.4 km to the School, and it
takes about 4 minutes to the subject land
Figure 5.0.5 shows the SM Sacred Heart
27
 Takaful ikhlas, Melaka
 Geographically, the subject land located approximately 5oo meter to Takaful Ikhlas
and it take about 2 minutes to the subject land
Figure 5.0.6 shows the Takaful Ikhlas
 Malacca International airport

 Geographically, the subject land located approximately 11km to the airport and it
takes about 24 minutes to the subject land
Figure 5.0.7 shows the Malacca international airport
28
5.2 FACTORS THAT INFLUENCE DEVELOPMENT WITHIN THE AREA
Melaka is a 21st century city that is growing rapidly in transition, increasing its population by
forty percent in the last fifteen years in Malaysia. Rapid population growth has driven demand
for new urban development, better infrastructure and better services and facilities. Melaka has
a vision to become a green city focused on addressing the important climate change and
green growth agenda. Effectively shaping its future urbanization is an important dimension of
this vision for Melaka. Evidence linking efficient space planning and higher economic density
with agglomeration economies, higher productivity and overall economic growth has been
proven.
Therefore, to achieve its economic goal of becoming a service economy, Melaka has created
proximity and facilitate the flow of knowledge that drives innovation. The shape of Melaka
space must make it a center of productivity, human capital and greater access to the market.
Moreover, adopting an integrated approach to land use and urban planning between
geographical scale and economic sector is crucial for sustainable urban development. This
support report describes the land use and shape of the city of Melaka.
Economy
The main economic sector of this district is industry, where Cental Melaka has ten industrial
areas with an area of 1,309 hectares. Next, the second most important economic sector for
this district is tourism, where the main tourist attractions are in Melaka City, Ayer Keroh and
Pulau Besar. In addition, the third most important economic sector is agriculture, where 55%
of the Central Melaka area is used for rubber plantations, oil palm plantations and paddy fields.
Demographic
Based on research, Central Malacca has approximately 503,000 residents which composes
of 303,000 Malays (58%), 169,000 Chinese (32%), 22,000 Indians (4%) and others. Therefore,
the higher number of residents, the higher demand for commercial property. That is why we
are planning to develop mix multi-storey commercial at our site as it is in strategic area.
29
6.0 MARKET STUDY
6.1TRANSACTIONS OF PROPERTY
6.1.1 Melaka
Number of Transaction (Unit) % Change

SECTOR
H1 2019 H2 2019 H1 2020 H1 2019 H2 2019 H1 2020
Residential 10122 9744 7466 - (-)3.734 (-)23.378
Commercial 1112 1180 622 - (+)6.115 (-)47.288
Industrial 316 494 252 - (+)21.519 (-)48.988
Agricultural 2284 2502 1798 - (+)9.545 (-)28.138
Development Land 1568 1382 1038 - (-)8.144 (-)24.892
TOTAL 15,402 15,302 11,176 - (-)0.649 (-)26.964

Source: Jadual Transaksi Melaka First Half 2020
Table 6.1.1.1 shows the Number of Property Transactions by sub sectors within
the time
Value of Property Transacted

% Change
SECTOR (Million RM)
H1 2019 H2 2019 H1 2020 H1 2019 H2 2019 H1 2020
Residential 2714.99 2673.89 2902.91 - (-)15.138 (+)8.565
Commercial 718.57 1534.17 690.96 - (+)113.503 (-)54.962
Industrial 299.34 470.28 171.37 - (+)57.106 (-)63.56
Agricultural 702.12 350.48 327.13 - (-)50.111 (-)6.66
Development Land 552.84 410.81 593.13 - (-)25.691 (+)20.039
TOTAL 4987.86 5439.63 4685.5 - (+)9.054 (-)13.864

Source: Jadual Transaksi Melaka First Half 2020
Table 6.1.1.2 shows the Value of Property Transactions by sub sectors within the
time
Based on the above recorded transaction movement of Melaka, the highest unit
property transaction is in year 2019 First Half with total of 15,402 unit (RM 4878.6 Million per
year) while the lowest is on year 2020 First Half with total of 11,176 unit (RM 4987.86 Million
per year). As for the trend of the unit property transaction, it decrease every period.
30
The highest transacted type of property is residential property with unit of 10122 (2019
First Half), 9744 (2019 Second Half) and 7466 (2020 First Half). However, it is decrease over
the period of time. The second highest transacted property is agriculture with 2284 (2019 First
Half), 2502 (2019 Second Half) and 1798 (2020 First Half).
Next development land unit is on third place highest transacted property over period
with 1568 (2019 First Half), 2502 (2019 Second Half) and 1798 (2020 First Half). It is in trend
of decrease from period to another period.
After that, the commercial unit property took place with 1112 (2019 First Half), 1180
(2019 Second Half) and 622 (2020 First Half). This property trend is in decrease trend every
period of time.
Then, it is stated that the industrial unit property is the lowest transacted property with
316 (2019 First Half), 494 (2019 Second Half) and 252 (2020 First Half).
The percentage change shown are represents the percentage of the change in unit
transacted property and percentage value of property transacted in RM Million. The symbol
(+) and (-) represent either it increase or decrease.
31
6.1.2 Melaka Tengah
SECTOR Number of Transaction (Unit) Change (%)
H1 2019 H2 2019 H1 2020 H1 2019 H2 2019 H1 2020
Residential 3,098 3131 1967 - (-)1.065 (-)37.177
Commercial 395 484 249 - (+)22.532 (-)48.554

Industrial 110 169 55 - (+)53.636 (-)67.456
Agricultural 120 144 100 - (+)16.667 (-)30.556

Development Land 546 476 100 - -12.821 (-)78.992
TOTAL 4,269 4404 2471 - (+)3.162 (-)43.892

Source: Jadual Transaksi Melaka 2020 H1
Table 6.1.2.1 shows the Number of Property Transactions by sub sectors within
the time
SECTOR Number of Transaction Change (%)

(Million RM)
H1 2019 H2 2019 H1 2020 H1 2019 H2 2019 H1 2020
Residential 941.76 968.76 545.23 - (+)2.867 (-)43.719
Commercial 312.99 556.22 323.67 - (+)77.958 (-)41.809
Industrial 114.41 154.18 48.81 - (+)3.476 (-)68.342
Agricultural 102.84 19.88 33.53 - (-)80.669 (+)68.662
Development Land 122.51 126.17 79.53 - (+)2.988 (+)36.966
TOTAL 1594.51 1825.21 1030.77 - (+)14.468 (+)43.526

Source: Jadual Transaksi Melaka 2020 H1
Table 6.1.2.2 shows the Value of Property Transactions by sub sectors within the
time
Based on the above recorded transaction movement specifically in Melaka Tengah,

the highest unit property transaction is in year 2019 Second Half with total of 4,404 unit (RM
1825.21 Million per year) while the lowest is on year 2020 First Half with total of 2471 unit (RM
1030.77 Million per year). As for the trend of the unit property transaction, it increase then
decrease.
The highest transacted type of property is residential property with unit of 3,098 (2019
First Half), 3131 (2019 Second Half) and 1967 (2020 First Half). The second highest
32
transacted property is development land with 546 (2019 First Half), 476 (2019 Second Half)
and 100 (2020 First Half). This unit property is decrease in trend.
Next commercial unit is on third place highest transacted property over period with 395
(2019 First Half), 484 (2019 Second Half) and 249 (2020 First Half). It is increase trend then
decrease again to another period.
After that, the agricultural unit property took place with 120 (2019 First Half), 144 (2019
Second Half) and 100 (2020 First Half). This property trend is increase then decrease again
at another period.
Then, it is stated that the industrial unit property is the lowest transacted property with
110 (2019 First Half), 169 (2019 Second Half) and 55 (2020 First Half). It increase then
decrease in period of time.
The percentage change shown are represents the percentage of the change in unit
transacted property and percentage value of property transacted in RM Million. The symbol
(+) and (-) represent either it increase or decrease.
33
6.2 CURRENT SUPPLY
6.2.1. Existing Supply
6.2.1.1 Malaysia
Building Total Space Total Occupied Occupancy

State (Unit) (s.m) Space (s.m) Rate (%)
WP Kuala Lumpur 112 3,131,431 2,579,804 82.4
WP Putrajaya 4 86,017 70,958 82.5
WP Labuan 2 28,614 27,451 95.9
Selangor 151 3,712,375 2,971,173 80.0
Johor 156 2,452,258 1,915,063 78.1
Pulau Pinang 107 1,823,589 1,336,615 73.3
Perak 76 958,199 811,322 84.7
Negeri Sembilan 92 597,350 414,529 69.4
Melaka 30 596,074 402,185 77.5
Kedah 60 589,057 438,777 74.5
Pahang 40 415,110 304,791 73.4
Terengganu 41 206,726 145,354 70.3
Kelantan 28 342,055 312,665 91.4
Perlis 21 55,872 55,872 100.0
Sabah 48 770,922 613,751 79.6
Sarawak 74 1,003,501 783,139 78.0
MALAYSIA 1,042 16,769,150 13,183,449 78.6
Table 6.2.1.1 shows the existing supply of Shopping Complex by state for 2020 First
Half.
Building (Unit)
180
160
140
120 151 156
100
80 112 107
60 92
76 74
40 60
20 4 2 30 40 41 28 21 48
0
Source: Jadual Kompleks Perniagaan

The chart 6.2.1.1.1 shows the Shopping Complex Existing Supply by State H1 2020
34
Total Space (s.m)
4,000,000
3,500,000
3,000,000
2,500,000
2,000,000
1,500,000
1,000,000
500,000
0
Source: Jadual Kompleks Perniagaan 2020 H1

The chart 6.2.1.1.2 shows the Shopping Complex Existing Supply by State H1 2020
Based on the shown chart and table shown, existing supply of Melaka has 30 unit of
shopping complex with 596,074 square metres land area, that the space occupied by 402,185
square metres and the occupancy rates is 77.5%. The highest existing supply is Johor while
the lowest is Wilayah Persekutuan Labuan.
35
6.2.1.2 Melaka
States (Unit) (s.m) Space (s.m) Rate (%)
Melaka Town 17 349,237 184,830 52.9
Melaka Tengah 9 154,685 132,209 85.5
Pekan Alor Gajah 3 88,754 85,146 95.9
Pekan Masjid Tanah 1 3,398 0 0.0
Pekan Jasin 0 0 0 ND
MELAKA 30 596,074 402,185 67.5

Table 6.2.1.2 shows the existing supply of Shopping Complex in Melaka for 2020 First
Half.
Building (Unit)
20
15
10
0
Melaka Town Melaka Pekan Alor Pekan Masjid Pekan Jasin
Tengah Gajah Tanah
The chart 6.2.1.2.1 shows the Melaka Unit Shopping Complex Existing Supply by H1
2020
Total Space (s.m)

400,000
300,000
200,000
100,000
0
Melaka Melaka Pekan Alor Pekan Pekan Jasin
Town Tengah Gajah Masjid
Tanah

The chart 6.2.1.2.2 shows the Melaka Space for Shopping Complex Existing Supply by
H1 2020
As shown in the table and chart above the highest existing supply are in Melaka Town
while both Pekan Masjid Tanah and Pekan Jasin does not have any existing supply. The
Melaka Tengah has 9 unit of existing supply with 154,685 square metres land area, that the
space occupied is 132,209 square metres which the occupancy rates is 85.5%.
36
6.2.2 Completion Supply

Melaka Town 0 0 0 ND
Melaka Tengah 0 0 0 ND
Pekan Alor Gajah 0 0 0 ND
Pekan Masjid Tanah 0 0 0 ND
Pekan Jasin 0 0 0 ND
MELAKA 0 0 0 ND
The chart 6.2.2 shows the Melaka Shopping Complex Completion Supply H1 2020
As shown in the table above there are no completion supply in Melaka for First Half 20220.
37
6.2.3 Incoming Supply
Total
Building Total Space Occupied Occupancy
Melaka Town 5 167,779 0 0.0
Melaka Tengah 0 0 0 0.0
Pekan Alor Gajah 0 0 0 0.0
Pekan Masjid Tanah 0 0 0 0.0
Pekan Jasin 0 0 0 0.0
MELAKA 5 167,779 0 0.0

The chart 6.2.3 shows the Melaka Shopping Complex Incoming Supply H1 2020
Building (Unit)
6
5
4
3
2
1
0
Melaka Town Melaka Pekan Alor Pekan Masjid Pekan Jasin
Tengah Gajah Tanah
The chart 6.2.3.1 shows the Melaka Unit Shopping Complex Existing Supply by H1
2020
Total Space (s.m)

200,000
150,000
100,000
50,000
0
Melaka Melaka Pekan Alor Pekan Masjid Pekan Jasin
Town Tengah Gajah Tanah

The chart 6.2.3.2 shows the Melaka Space Shopping Complex Existing Supply by H1
2020
As shown in the table and chart above, the only incoming supply is from Melaka Town that is
5 unit with 167,779 land area, which space is not occupied yet
38
6.2.4 Specific Supply in Melaka
Specific Supply of Shopping Complexes in H1 2020

TYPE Shopping Centres Shopping Arcades Hypermarkets TOTAL
No. of Total No. of Total No. of Total No. of Total
Buildings Space Buildings Space Buildings Space Buildings Space
(Unit) (sq. (Unit) (sq. (Unit) (sq. (Unit) (sq.
SUPPLY metre) metre) metre) metre)
Existing 21 394,84 0 0 9 201,22 30 596,074
Supply 6 8
Completion 0 0 0 0 0 0 0 0
Supply
Incoming 0 0 0 0 0 0 0 0
Supply
Source: Property Market Report First Half 2020
Table 6.2.4 Shows the Inventory Profiling of Shopping Complex in Melaka H1 2020
39
6.3 DEMAND ANALYSIS OF COMMERCIAL PURPOSE BUILT IN MELAKA
6.3.1 GENERAL INFORMATION
Indicator 2010 Current Achievement Target 2035

Business Floor Space - 80% 90%
Occupancy Rate
Number of Industrial - RM 6.786 billion RM 20.0 billion
Projects and Value of ᶜ (20 Project)
Domestic and Foreign
Investment
Source: Kajian Semula RSN Melaka, 2035 (2015), Source: Lembaga Pembangunan Pelaburan Malaysia (MIDA),2015 .
The table shows the Indicators, Achievements and Targets of the Industrial, Business
and Services Sectors of Melaka.
Current performance for business floor space shows 80% (2014) occupancy rate and target
of 90% by 2035.
6.3.2 BUSINESS FLOOR NEEDS PROJECTIONS
Districts 2014 Offered Needs

Projection Projection 2035
Melaka Tengah 2,891,557 1,483,409
Alor Gajah 385,412 224,382
Jasin 224,160 108,894
TOTAL 3,501,129 1,816,685
% (+,-) (-) 1,684,444
Based on the Rancangan Struktur Negeri Melaka, it stated that the needs projection
for business floor in Melaka should only be 1,816,685 unit only. However, the offered
projection is 3,501,129 unit which bring means that the state planned to reduce another
1,684,444 unit business floor.
Although they are planning to reduce that, they allow the business property to be
develop must comply with concept of Premium Outlet. This is because Melaka is dominant
known for tourism spot. If the development comply with this concept, it may attract the tourist,
in fact the locals as well.
40
6.4 PRICE OF DEVELOPMENT LAND
Year 2020
Melaka Tengah Jalan Bukit Lintang
Frontage Road frontage
Average Land Area (ft²) 75411.96
Land Price per ft² (RM) 120.00
On January to June 2020, it has been stated by the National Property Information Centre in
Jadual Harga dan Sewa Tanah Pembangunan at Melaka Tengah which is the Jalan Bukit
Lintang development land. We found that it is the suitable reference for our land value price
as it located in Melaka Tengah and it is a road frontage land. The average land of it is 75411.96
ft² thus bring out the average total value of the land is RM 2,019,532.29
Thus, our development site value is;
RM120.00 x 30379.76 ft² = RM 3,645,571.00
6.5 RENTAL OF RETAIL SPACE IN SHOPPING COMPLEX
TESCO Stores Melaka Cheng 2020
Floor Level Floor Area ft² Rental Range per ft²/month

(RM)
ft² m² Per ft² Per m²
Ground 107.639 10 36.31 - 46.32 390.87 - 498.54
1 107.639 10 36.31 - 46.32 390.87 - 498.54
2 204.514 - 19-40 17.89 – 33.59 192.58 – 361.54
430.556
Source: Jadual Harga dan Sewa Melaka 2020
As stated here, this are the price range of the referred shopping complex; TESCO Stores
Melaka Cheng for 2020. After converted the price to per ft² the ground floor and First floor
rental range per month per ft² is RM36.31 - RM46.32 while the second floor is RM 17.89 –
RM33.59
41
7.0 S.W.O.T ANALYSIS
SWOT analysis is a strategic planning technique used to help an organization identify

strengths, weaknesses, opportunities, and threats related to project planning. Strengths and
weakness represent the internal factors of the analysis while the opportunities and threats
represent the external factors
INTERNAL FACTORS
 ADVERTISEMENT
STRENGTHS  SIZE WEAKNESS

(S)  LOCATION (W)
 FACILITY
 IMAGE
EXTERNAL FACTORS
 NEIGHBOURHOOD
 ECONOMY
OPPORTUNITIES  INFRASTRUCTURE THREATS
(O) (T)
 COMPETITOR
 CULTURAL
42
7.1 INTERNAL FACTORS
7.1.1 Advertisement
 Strength
Advertisement is a notice in a public medium promoting a product, service, or event or

publicizing a job vacancy for example putting a banner to promote or advertise about certain
things. The strength of advertising for this mall is the building itself can be as an advertising
platform because the building is located in Melaka Raya which is the most concentration area
in Melaka which means there will be many people that are passing by the mall, so many people
will notice about this mall. Other than that, this mall is near to a 5-star hotel which are Hatten
Hotel and Double Tree By Hilton Hotel, that advantage can be as an advertisement for the
mall to the customers that are staying at the hotel because most hotel will prepare a list in
their room which places that are near to their hotel to attract the customer to stay at their hotel.
 Weakness
The weakness of advertisement for this building is there are already many shopping malls
that are available in Melaka Raya so it will be a competitive market between the shopping mall
as the mall is nearer to the hotel but the other shopping mall is nearer to the local business.
Moreover, in this era, there are many advertising platforms so it will be more competitive
between other commercial that are advertising their advertisement. Other than that, the admin
of this mall must keep up the latest trend of advertising style which is using online
advertisement through media socials and other advertising platform to reach the target
customer.
7.1.2 Size
 Strength
The size of this mall is big enough to make this mall as a premium outlet and it can fit many
shop lots so there will be many brands that have their own factory outlets such as Nike, Coach,
Polo Ralph Lauren, Gap, ASICS, Adidas and etc. All these brands will be available at this mall
so it will attract more customers because the concept of premium outlet is the products are
direct from the retailers so the customers can purchase products from high-end retailers at
seemingly-discounted prices. This concept will be loved by most customers regardless it is
tourists or locals because they can get cheaper price.
43
 Weakness
Indeed, the disadvantage of having a large shopping mall in the neighborhood would be a
great increase in traffic because there would be a lot of car. More cars would not only bring
traffic congestion, but also noise and parking problems. Hence, this would interfere the parking
lots of the shops around the mall as if there are some customers that do not want to park in
the shopping mall as they will be charged for park in the mall parking lot so they will park their
car at the parking lot for the shop lots around the mall and walk in to the mall.
7.1.3 Location
 Strength
The location of the project is at Melaka Raya which is located at the center of Melaka
Tengah district. Melaka Raya is a well-known place for tourists around the world as there are
many heritage places. In addition, Melaka Raya is also known as the Melaka business area
because it has many different banks and offices. So, those who worked at the office or shop
nearby would want to shop at this mall as it is nearer to them. Other than that, the location of
the mall which is near to a 5-star hotel can be a great advantage as the customer of the hotel
will passed by the mall before they go to the other places such as the other mall or any heritage
places.
 Weakness
After all, the location of the building is quite a few minutes from other shopping mall as the
other shopping mall are close with each other like a pit stop. So, it can be a reason for people
to choose the other mall because they only have to walk from one mall to the other if they
want to have a window shopping because the other mall are located between each other.
Other than that, the location of the other mall is near to Uptown Pahlawan Walk which is a
place that are many local people open a stall to sell local souvenirs, foods, and many other
things that makes that place as an attraction place to most tourists and visitors.
7.1.4 Facility
 Strength
Facilities is a desirable or useful feature or facility of a building or place. There are many
facilities that will be available at the mall such as escalators, lift, toilets, trolleys and wheeled
44
basket, maintenance rooms, parking spaces, plant room, fire refuge areas and the most
interesting facility is a screen map which is the customer can use the screen map to search
the store that they want to go. The screen map is a technology that the customer only have to
type the name of the store, then the screen will show the simplest way to go to the store. This
facility will make it easier for the customer to go to the store that they want and can reduce
their time to search for the store. This facility also can increase the rates of sales revenue in
the shopping mall as they can save up their time to search for the store and use it to go to the
other store.
 Weakness
Unfortunately, the parking lot that are available in mall are limited because the parking lot
in the mall are only available at the ground floor. So, if the parking lot in the mall has been fully
parked, the other cars has to park their car at the open space parking lot which has no roof so
their car will be exposed to the sunlight hence their car became hot. On the other hand, the
other weakness is that when rainy days, the customers that parked their car at the open space
parking lot has to go through the rain and get wet because there is no roof for them to avoid
the rain from the parking lot to the mall.
7.1.5 Image
 Strength
The image of this mall is a shopping outlet Mall with modern urban design and has
premium outlet features as well as green features. This mall will be a premium outlet which is
the products are from high-end retailers at seemingly discounted price so there will many
people who came by the mall to buy those things as the price are cheaper. To construct green
building, LED lighting will be used to reduces electricity consume. By reducing the electricity
consume, this mall can save up the electricity bills. Other than that, the plant trees will be plant
around the perimeter of the development to ensure that photosynthesis occur
 Weakness
However, to plant the plant around the shopping mall, the plants need to be taken care
always as the plant needs to water daily and it needs to be trim once a while. So, it will be
quite costly to maintain the plant or else the plant will die and the green concept can no longer
be used for the mall because the mall did not show the green concept. On other hand, the
45
plants need to be trimmed because if the plant are not taken care well, the mall will be looking
like a forest and customers might not come to mall because of the mall looks like an
abandoned mall.
7.2 External Factors

7.2.1 Neighbourhood
 Opportunity
Melaka Raya wherein the subject land is located and right in the middle of the city. Which
if a development was constructed, which is shopping mall is set up, with developing
neighbourhood surrounding the property such as condominium, Mahkota Medical Center,
opposite to the hotel, restaurant and also bank. This will attract more tourists and also the
public to visit the property because it very strategic. In fact, it is located in front of residential
areas and restaurants, of course customers are more focused on it because it is located closer
to their place of residence. It is easier for restaurant owners to buy wet goods and so on for
their restaurant and this property will be easier to get its own regular customers.
 Threat
However, the presence of Elements Mall Melaka in the vicinity may affect the property.
This is because, the mall is likely to have its own regular customers which they will not
exchange options to other malls due to the distance of the mall from their residences. Usually,
locals are less inclined to change their shopping malls even though the mall is closer to their
home. This is because customers are worried if the newly established shopping mall turns out
to be more expensive and unreasonable compared to the shopping mall they always visit to
buy home furnishings.
7.2.2 Economy
 Opportunity
In Malaysia, the economic rate is declining even more, the population rate is increasing.
Therefore, people began to rush to get a job and work hard to support their families. So with
this kind of development, many people are be able to get a job opportunities as salesman on
shopping mall. This also can reduce the unemployment rate in Melaka which amounts more
than 4,600 peoples.
 Threat
46
Economic status will also be deteriorating if the building erected is a development such as
shopping mall. This is because, construction like this will further increase construction costs
as well as job opportunities. In fact it remains a concern if it will be abandoned or bankrupt if
not utilized properly and if the job opportunities offered have been wasted by irresponsible
people because the bigger a building, the greater the risk of bankruptcy.
7.2.3 Infrastructure
 Opportunity
In other words, Melaka is a city which is very famous for historical places such as A
Famosa, Melaka Art Gallery and so on. Then with a huge shopping centre like this, it will
definitely attract their attention because they rarely see a shopping mall with modern urban
design and has premium outlet features as well as green features. Moreover, green concept
that we applied to our shopping mall will obviously attracted a lots of customer. In fact,
Malaysians prefer to visit rare places like this that are rarely made by people and are very
difficult to find because they prefer various things
 Threat
There are some people who do not like to visit places like this kind of shopping mall. This
is because, when a shopping mall is become more popular, of course the entrance and exit to
the place will be busier because there are people who want to shop happily. In fact, of course
a shopping mall will be crowds due to the lots of peoples from the other state that came to
Melaka just to shopping and grab the sales that have been provided almost every time. Then
this will disturb the peace of any party especially for the office building right in front of the
shopping mall. Other than congested traffic regardless of time,
7.2.4 Competitor
 Opportunity
There will be less competitor for this development since not many properties provide with
the same services and benefits for customers as these properties have provided. This
shopping mall where everyone can shop at when they coming home from work or from other
state who came to visit Melaka. Moreover it is located at the end of the city which is right by
the sea and quite far from other malls so that other shopping mall will not feel challenged by
this development.
 Threat
47
When there are no or less competitors, this property will be less improvement compared
to other properties that have many competitors. This is because, when we have competitors,
we will try to improve the property or create diversity from other shopping mall in order to
attract customers with the advantages and facilities that we have provided to customers. When
there is no improvement to our property, people will quickly get bored and try to find other
places that are more interesting to them.
7.2.5 Cultural
 Opportunity
Apart from that, there is also a culture of some people from outside Melaka who have an
interest in shopping in Melaka. For them, the goods in Melaka are cheaper than in their
respective states. For example, since the distance from Johor Bahru to Malacca City is 135
miles by road and it takes about approximately 2 hours and 35 minutes, peoples from Johor
prefer to come shopping in Melaka as well as be able to explore the state of Melaka and visit
the historical places that famous in Melaka. This will further expand the name of the state
around the world and more people will come to witness for themselves the news that is being
spread and this will increase the number of tourists who come to the Melaka.
 Threat
In fact, the culture practiced by some states which prefer to shop and visit other states is
also very dangerous if you think about it. Such things because, their presence to other states,
can lead to various purposes. Maybe only 90% of people come to Melaka to actually shop and
also people who want to find a job while another 10% may come with bad intentions. Whether
they came to steal information about the state or any company since many companies have
been set up or maybe they came just to commit any crime in the state because they know
many tourists will be concentrated in this state. Then this will bring down the name of Melaka
and people will no longer visit the Melaka.
48
8.0 FINANCIAL VIABILITY STUDY
8.1 GROSS DEVELOPMENT VALUE
The gross development value of this development are determined by using the method of
development valuation. The step for this method is by determine the plinth area of the ground
floor of the development. Then, after that we determined the net floor area for each floor. After
that, by using the market rent per unit area (ft²), we determine the rental for each floor and
total them up. Then, we calculate it into Gross per annum rental. After that we subtract the
outgoings for commercial and the service charge then multiply with occupancy rate which the
occupancy rate is determine by site investigation. Lastly we multiply the years purchase in
perpetuity.
Below are the details of the development:
1. Land Area : 303709.76 square feet

2. Plot Ratio Gazette : 1:3
3. Plinth Area : 60%
4. Gross Floor Area : 91,139.28
5. Total Net Floor Area of Building : 72,911.42 square feet (maximum)
6. Net Floor Area for each floor : Ground Floor: 18200 square feet
First floor : 13677.85 square feet
7. Outgoings : 25%
8. Service charge : RM 2.50 per square feet
9. Interest : 10%
10. Number of Storey : 5
TOTAL GROSS DEVELOPMENT VALUE = RM 78,176,672.59
The calculation of the Gross development can be see in the Microsoft Excel File named:
‘CALCULATION FEASIBILITY STUDY 5G GROUP NURUL AIN AFIQAH 2018418918’
49
8.2 GROSS DEVELOPMENT COST
The gross development cost is total up of cost imposed for this development that . The cost
are shown as follow:
COST REMARKS
1 Preliminary RM 5.70 psf Based on JUBM & Archadis Construction Cost
Handbook
2 Site preparation RM 70,000.00 Based on RATOL JKR
3 Survey of Land RM0.372 psf Based on professional fees as stipulated in

Licensed Land Surveyors Act 1958. (RM400
per 100 square metre)
4 Registration of Title RM0.0023 psf Based on Pejabat Tanah Galian Melaka. (RM
100 per acre)
5 Building Construction RM 720.00 psf Based JUBM & Archadis Construction Cost
Handbook (Range: RM 608 to 832)
6 Infrastructure RM 158,546.00 Based JUBM & Archadis Construction Cost
Handbook
7 Professional Fees RM 2,632,737.70 5% of Building + Infrastructure Cost
8 Contribution to Authority RM 40,0000.00 Based on Kajian INSPEN 2016
9 Legal fees and marketing RM 1,172,650.09 1.5% of Gross Development Value
10 Project Management RM 2,000 per Based on Jadual Anggran Harga 2019
month
11 Contingency RM 52,496,20.80 10% of Building Cost
13 Landscape RM 41.80 psf Based on RATOL JKR
14 Financing Cost RM 5,249,620.80 Based on Bank Kerjasama Rakyat Based Rate
plus with Effective Landing Rates
GROSS DEVELOPMENT COST = RM 62,962,867.00
The calculation of the Gross development can be see in the Microsoft Excel File named:
‘CALCULATION FEASIBILITY STUDY 5G GROUP NURUL AIN AFIQAH 2018418918’
50
9.0 ADVICE AND RECOMMENDATION
9.1 PROPOSED TYPE OF DEVELOPMENT
This development proposal comprises six floor of shopping mall consisting shop lots for
rent inside the mall and also parking lots at the ground floor. This proposal insisted on creating
a five floor mall on the stated land because the mall seems to have a possibility to be viable
because the location of the land is quite strategic which is in the center of Melaka Tengah
which known as the most famous place in Melaka for tourists. This shopping mall is included
with facilities such as escalators, lift, toilets, maintenance rooms, parking spaces, plant room
and fire refuge areas.
Based on the applicable planning standard for the location, the development area caters
the basic requirement of a commercial development standard of providing the plinth area
which is 60% of the proposed area (18,227.856) will be the maximum area to build up the
multi-storey commercial property which is shopping mall and the balance 40% of the proposed
area (12,151.904 square feet) with open space including the courtyard, open parking lots,
uploading area, pedestrian walk and road. The lot size of each unit is complied with the
requirement in the Garis Panduan Perancangan Perniagaan Free Standing Building
(Shopping Complex) Melaka.
The concept that has been chosen for this proposed development is eco-friendly
premium outlet mall concept and this concept was chosen as it comply with the Rancangan
Struktur Negeri Melaka Business Floor Needs Projection solution. This development will be a
modern urban design and has premium outlet features as well as green features. For the
premium outlet concept, people can purchase products from high-end retailers at seemingly
discounted prices and for the green concept, eco-friendly facilities and utilities will be provided
in the shopping complex such as sensor-flush toilets, toxic-free cleaners, eco-friendly pavers
on parking lots and etc.
51
9.2 TARGET MARKET
Target market is defined as the group of customers with needs and wants that can be
satisfied by business through supply good and services. With a clearly defines audience, it is
much easier to determine where and how to market the products. To ensure marketing effort
fulfil customer’s wants as well as being profits, we have taken steps to identify and focus our
effort on a selected. This is to ensure the marketing efforts taken are within our scopes and
capabilities of our project.
After much discussion and planning, we have a specific target market. That being said,
it does not mean we only focus on this group of people and ignore others that are not in the
target market, as they are our secondary target market and could also bring income to the
business. Therefore, the specific means the one who is probably visited the place frequently
depends on the time, distance and places.
As the development in central business of Malacca, we are targeting a lot of customers

from different places. Malacca is well-known as a historical town in Malaysia. Because of that,
many people will often be visited Malacca either they are citizens or tourists. That is why
central business of Malacca has been a famous place for tourist to visit. In term of that, it can
attract many people to see our development project too.
Basically, our development is multi-storey commercial which is shopping mall. For

shopping mall, our major target market is come from people from Malacca. There are not many
shopping malls in Malacca, so it is one of the ways to attract people to go to our shopping
mall, as people are always change their taste of shopping. Next, our secondary target market
is come from people from Johor and Negeri Sembilan. These two states are not far enough
from Malacca so the distance will not be a problem for them to go there. Especially, people
who are living in Muar, Segamat, Tampin which the district is near the central of Malacca.
Based on the research, many people from that area tend to shop in Malacca because there is
no shopping mall in their area.
Moreover, central Malacca has approximately 503,000 residents which composes of

303,000 Malays (58%), 169,000 Chinese (32%), 22,000 Indians (4%) and others. Our
shopping mall consists groceries store, food and beverages, entertainment outlet (bowling,
karaoke, cinema and etc), shopping outlet and etc. In that case, we are targeting people from
every age to come to our shopping mall as there are various type of places they can go either
want to enjoy, relaxing or shopping. Usually, people from young age will go to enjoy
themselves by play bowling, karaoke and etc. Meanwhile, people from middle age tend to go
to shopping mall to shopping or hangout while people who is older will go to shop groceries.
So, it can attract more people to come as there are various thing they can do in one places.
52
9.3 DEVELOPMENT CONCEPT
The concept that we choose for our proposed development is eco-friendly premium
outlet mall concept. We chose this concept as it comply with the Rancangan Struktur Negeri
Melaka Business Floor Needs Projection solution. Therefore, we decided to develop a
shopping complex with modern urban design and has premium outlet features as well as green
features. We named our shopping complex as Aventura Plaza.
As to construct the building, we used a raw materials from the nature to make sure our
shopping complex is comply with the green concept as well which we turn our shopping
complex to eco-friendly building.
Moreover, to construct green building, we decided to use LED Lighting to reduce electricity
consume; plus, this it can attract more people to come to the shopping complex. Other than
that, we also provide eco-friendly facilities and utilities in the shopping complex such as sensor
flush toilets, toxic-free cleaners, eco-friendly pavers on parking lots and etc. We also on plan
to plant trees around the perimeter of the development to ensure that photosynthesis occur
mannerly plus reducing the nature heat. This is because as everyone knows, green plant can
help reduce surrounding temperature and increase oxygen level.
As for the premium outlet concept, we plan to include shopping resource where people can
purchase products from high-end retailers at seemingly-discounted prices. The examples of
brands that have their own factory outlets are such as Nike, Coach, Polo Ralph Lauren, Gap,
ASICS, Adidas and etc. The pros of premium outlet concept is we can attract tourist either
foreign or citizen as a lot of tourists/traveller attracted to brands and intend to purchase on
cheaper price. This can be stated as Melaka itself is tourist attraction area. In fact, not only
tourist, locals also love this concept.
The layout plan for development is connected to a road that connects to each other within a
systematic system designed. This is to ensure the ease of people to walk around so that they
won’t get lost easily. Therefore, this will encourage people to continue their trip and shopping
in building which may help in increasing the rates of sales revenue in the shopping mall and
economical also continuous growth in times.
To sum up, we make a stand that with the our buildings will make profit as we focus on
multiple factors in order to propose a perfect development which are comprise great urban
design, construction, with the elements of green as well to create a good and healthy
environment to the people.
53
9.4 DESIGN FEASIBLE
The total land area for our development is 30,379.76 square feet which after we converted it
from square metre to square feet. For our development we use the 60:40 concept which 60%
of the total land area will be the building meanwhile 40% of the total land area will be the open
spaces of our development project. Therefore, the building area on the land will be 18,227.87
square feet while the total land area of the open spaces in the development will be 12,151.89
square feet.
The calculation of segregation of land use are as follow:
Total land = 2822.37205847 x 10.7639

= 30,379.76 square feet
As for the ratio gazette, we use 1: 3 as our plot ratio for the land which is located at Melaka
Tengah. As stated in the planning standard for commercial at Majlis Bandaraya Melaka
Bersejarah, our site at Melaka Raya, Melaka Tengah well known as commercial area. Thus,
the plot ratio gazette of 1:3 is suitable to be apply on our development site. According to the
plot ratio, we can determine the height of the shopping mall which we assume will be five
storey for the maximum height.
The calculation of segregation using on ratio 1:3 the height of the shopping mall as followed:
1) Determine the Total Gross Floor Area
Land Area (ft²) : 30,379.76

Plot Ratio : Land Area : 1 x 30,379.76 = 30,379.76
Gross Floor Area : 3 x 30,379.76 = 91,139.28
Gross Floor Area (ft²): 91,139.28
2) Determine the Plinth Area and Nos. Storey
Plinth Area((ft²)) = % x Land Area

= 0.6 x 30379.76
= 18,227.856
Nos. of Storey = GFA/Plinth Area

= 91,139.28 / 18,227.856
= 5
54
As for the proposed development, the plinth area which is 60% (18,227.856) will the maximum
area to build up the multi-storey commercial property which is shopping mall. The lot size of
each unit is complied with the requirement in the Garis Panduan Perancangan Perniagaan
Free Standing Building (Shopping Complex) Melaka. The calculation of percentage of
segregation of land use and the dimension of the proposed buildings as showed below.
DETAILS BUILT UP UNIT NET TOTAL PERCENTAGE

AREA FLOOR LAND AREA (%)
((ft²)) AREA ((ft²))
Shopping Mall 200 x 91 1 91,139.28 18,200 59.9
Parking Lot:
 Car 12.79 x 82
17.72
 Motorcycle 3.94 x 7.54 26 - -
 OKU 12.79 x 3
17.72
TOTAL= 165 18,200 59.9
55
Shopping Mall
Type of Construction : Shopping Mall

Built Up Area (ft²) : 200 x 91
Net Floor Area (ft²) : 91,139.28
Number of Unit : 1
Total Land Area (ft²) : 18,200
Percentage Segregation (%) : 59.9
It must be noted that the Net Floor Area of the shopping also in with the parking lot.
Noted that the Floor Plan and Layout Plan of the development are attached in
Appendices.
56
Parking Lot
Type : Parking Lot

Built Up Area (ft²) :  Car : 12.79 x 17.72
 Motorcycle : 3.94 x 7.54
 OKU : 12.79 x 17.72
 Road : 100
Number of Unit :  Car : 82
 Motorcycle : 26
 OKU :3
Land Area : 18200

Floor Area (ft²) : 19,663.9
Noted that the Floor Plan and Layout Plan of the development are attached in
Appendices
57
3) Determine the Open Space of the Development
The total area of proposed site is 30,379.76 square feet. The calculation of percentage of
segregation of land use as showed below:
Open Spaces = 40% of Land Area

= 40% x 30,379.76 square feet
= 12,151.904 square feet
As seen in calculation, the minimum space for the open space based on 60:40 concept is
12,151.904 square feet. In the open space development, the proposed will be include
facilities and utilities of the development which are courtyard, open parking lots, uploading
area and pedestrian walk and road. The lot size of each unit is complied with the
requirement in the Garis Panduan Infrastruktur dan Utiliti Melaka.
The calculation of percentage of segregation of land use and the dimension of the proposed
buildings as showed below.
DETAILS BUILT UP UNIT TOTAL LAND PERCENTAGE

AREA AREA (%)
((ft²)) ((ft²))
Courtyard 55.2 x 22.1 1 1, 219.92 10.039
Uploading Area 21 x 18 1 378 3.11
Road and Pedestrian - 2, 402.724 22.881
Walk
Open Parking Lot:
 Car 12.79 x 17.72 30 6,799.2 55.95
 Motorcycle 3.94 x 7.54 15 445.5 3.67
 OKU 12.79 x 17.72 4 906.56 7.46
TOTAL 51 12,151.904 100
58
Courtyard
Type : Courtyard
Built Up Area (ft²) : 55.2 x 22.1
Number of Unit : 1
Total Land Area (ft²) : 1, 219.92
59
Uploading Area
Type : Uploading Area

Built Up Area (ft²) : 21 x 18
Number of Unit : 1
Total Land Area (ft²) : 378
60
Road and Pedestrian Walk
Type : Road and Pedestrian Walk

Built Up Area (ft²) : -
Number of Unit : -
Total Land Area (ft²) : 2, 402.724
It must be noted that the road access and pedestrian walk must not less than 10% of the open
space. Therefore we decided that the remaining of the open space after construct courtyard,
open parking lots and the uploading area will be the road access and pedestrian walk. It must
also be noted that the total land area is gross as also include the planting perimeter as divider
of the development.
61
Open Parking Lot
Type :  Car
 Motorcycle
 OKU
Built Up Area (ft²) :  Car : 12.79 x 17.72

 Motorcycle : 3.94 x 7.54
 OKU : 12.79 x 17.72
Number of Unit :  Car : 30

 Motorcycle : 15
 OKU :4
Total Land Area (ft²) :  Car : 6,799.2

 Motorcycle : 445.5
 OKU : 906.56
Percentage Segregation (%) :  Car : 55.95

 Motorcycle : 3.67
 OKU : 7.46
62
9.5 REQUIREMENT BY LOCAL AUTHORITIES AS STATED IN STREET, DRAINAGE
AND BUILDING ACT 1974
9.5.1 Maintenance and repair of Public Street
- According to the Street, Drainage and Building Act 1974 Local Authorities shall use
existing funds to repair or maintains any roads or sidewalks that are in poor condition. For
example, roads that are not paved or broken due to rainwater or overloaded vehicles, they
should repair the road by paving certain roads to prevent any accidents and injuries. In fact,
local authorities also need to provide footpaths or sidewalk on the left and right of the road to
the public to ensure the safety of pedestrian who use it. The provision of street lights is also
very important so that drivers can see more clearly at night and do not violate any individual
who is on the sidewalk. In addition to street lights can prevent the occurrence of any crime
either in terms of kidnapping or injury to the public and will make them feel safer to return from
work at night.
9.5.2 Local authority may recover cost of new street or of widening, opening, etc. of
Public Street
- Usually, local authorities will take some of the public areas or land to build new roads,
repair or widen roads and so on. This will affect the public who live nearby in the area or who
have to demolish their house or shop. Thus, local authorities should pay the compensation or
recover the affected public so that they can reimburse the cost of houses or shops that have
been demolished or affected. The authorities should also bear all the costs allocated to build
or repair the road if the construction is done under their control, and if the construction is done
under the control of the developer, so the developer must pay compensation to the public in
order they want to rebuild the building in the future.
9.5.3 Service of notices
- in hence, notice, order, summons or any important document or any info closely related
to the public, building or the like shall be communicated directly to the person and each
individual involved. This is so that the public is more sensitive to what will happen and the
impact they will receive. This will make them accept a decision willingly and without coercion
from any party. In fact, the notice or document must be given to the person himself so that this
matter can reach directly to him but if the notice cannot be served on that person, the notice
must be given to the person close to the individual. For example, the authority must give notice
63
or order of the summons to his family members, his neighbours or any individual who is an
acquaintance of the person. If the notice cannot be served on the person because he or she
has moved or has changed his or her home address, we shall make a notice or paste any
notice to all places and places that may be visited by the individual so that the person
concerned is alerted about the matter to be delivered.
9.5.4 Damage to property of local authority to be made good in addition to penalty
- In other words, public property that has been provided by the authorities for the
convenience of all we must respect and preserve and not damage it for use for a long time.
For example, the authorities have provided public toilets as well as public telephones for the
use of the public to facilitate their affairs. But there are still some individuals who violate the
instructions and have done damage and vandalism to the property that has been provided.
Through this act, the person who commits the offense can be prosecuted or even punished
accordingly. They should be responsible for repairing or paying fines and if they fail to do so,
they will be brought to court for further action. This is so that more people respect the
convenience that has been provided and make good use of it.
9.5.5 Local authority to construct and maintain drains and watercourses
- the authorities also need to make or build waterways or drains in each area to prevent
water from overflowing on the roads and also residential areas in addition to this will cause
floods to occur. Stagnant water can cause damage to roads as well as buildings and this will
shorten the lifespan of a building. The authorities are obliged to take land for the purpose of
building waterways or drains in each area. Authorities may also choose to make waterways
or drain above or below the road as in tunnels. Moreover, they also can build a drain and
repair it as often as possible without limitation as they are authorized for it. But they have to
pay full compensation to the affected individual or building.
9.5.6 Prohibition against building unless provision made for drains, etc. and
compliance with any notice or order
- In addition, not a single individual is allowed to erect any building or rebuild a building
on land that has been banned to facilitate the circulation of waterways. For example, buildings
on the land have already been demolished for the purpose of building waterways or drains. If
the land has been designated for sewage purposes, then the construction of buildings other
64
than sewage sites is not allowed at all and such construction can be taken action by the
authorities. Even if the building owner finds that there are waterways, ditches or drains that
are clogged, dirty, and need to be repaired, the building owner should immediately notify the
authorities so that they are aware of this and take action as soon as possible before the
damage gets worse. If any individual violates the rules under Street, Drainage and Building
Act 1974 Section 52 (1), the individual may be fined not exceeding two thousand ringgit and
may also be fined not more than one hundred ringgit for each days that the offense is still
going on after being convicted.
9.5.7 Demolition or removal of unauthorised building
- The local authority can determine whether a building is suitable for construction or not
and whether the building meets the use of the land as mentioned in the land title. The
authorities can order the public to demolish a building if the building does not get approval
from the authorities. The public will be given notice with a certain period of time to demolish
the building. If the individual is unable to do as has been ordered in the notice on reasonable
grounds they may request the authorities to demolish the building within the stipulated time.
At the same time, they also need to provide a certain amount of money which can be set by
the State Authority, for the purpose of resettlement and for authorities to cover the cost of
demolishing the building as well as moving goods inside the building. Any individual who does
not follow the instructions and fails to carry out what has been ordered, they will be convicted
and fined not exceeding two hundred and fifty ringgit for each day.
9.5.8 Removal of roofs and walls made of combustible materials
- Every building owner whether the building has residential or commercial status, they
must ensure that the roof of the building does not exceed their area as stipulated in the land
title. Moreover, buildings that have roofs made of leaves, mats, roofs of other flammable
materials. The building shall be at a position less than 25 feet from any other building. In the
event of any fire, building owners are not allowed to remove the roof of the house or premises
from their building within 90 days until they receive notice from the authorities to remove it.
This is because, if the roof is removed earlier or is in a position close to other buildings, worry
if the fire will spread to nearby buildings. After the owner of the building receives notice from
the authorities, the owner must be responsible and will be convicted of an offense which will
be fined not exceeding one hundred ringgit for each day.
65
10.0 REFERENCES
Valuation and Property Service Department, Property Market Report First Half 2020 (2020),
Jadual Harga Sewa Melaka, via URL: Penerbitan - NAPIC (jpph.gov.my)
Jadual Stok Kompleks Perniagaan Melaka, via URL: Penerbitan - NAPIC (jpph.gov.my)
Jadual Transaksi Harta Melaka, via URL: Penerbitan - NAPIC (jpph.gov.my)
Kajian Semula RSN Melaka, 2035 (2015), Source: Lembaga Pembangunan Pelaburan
Malaysia (MIDA),2015.
Jabatan Kerja Raya (2019), Jadual Anggaran Harga, Kerja-Kerja Infa dan Bangunan via URL:
https://www.scribd.com/document/430031507/Jadual-Anggaran-Harga-2019
JUBM & ARCADIS, Construction Cost Handbook Malaysia (2020)
Institut Penilaian Negara (2016), Kajian Kos Binaan INSPEN 2016 via phone call:
Puan Lizawati at 03-8911 8800
1st December 2020. Department Of Statistics Malaysia Official Portal, via URL:
https://www.dosm.gov.my/v1/uploads/files/6_Newsletter/Newsletter%202020/DOSM_DOSM
_MELAKA_1_2020_Siri-81.pdf
1st December 2020. Department Of Statistics Malaysia Official Portal, via URL:
https://www.dosm.gov.my/v1/index.php?r=column/cone&menu_id=TmlOYTJZTEJJZXg5QU
ZQMUxrRVFKUT09
1st December 2020. Sinar Harian : Jumlah Penduduk Malaysia 32.7 Juta, via URL:
https://www.sinarharian.com.my/article/92305/BERITA/Nasional/Jumlah-penduduk-
Malaysia-327-juta
15th November 2020. Wikipedia Ensiklopedia Bebas : Senarai Penduduk Dan Keluasan
Negeri-Negeri Malaysia, via URL:
https://ms.wikipedia.org/wiki/Senarai_penduduk_dan_keluasan_negeri-negeri_Malaysia
66
19th November 2020 Wikipedia Ensiklopedia Bebas : Melaka, via URL:
https://ms.wikipedia.org/wiki/Melaka
1st June 2014. Law of Malaysia. Act 133 : Street, Drainage and Building Act 1974, via url:
file:///C:/Users/admin/Downloads/Act%20133.pdf
67
APPENDICES
68
LOCATION PLAN
NOT SCALE Jalan Melaka Raya 35,lot 9 seksyen

40, Bandar Melaka, Melaka Tengah,
APPENDIX A Melaka
69
SITE PLAN
NOT TO SCALE Jalan Melaka Raya 35.lot 9 seksyen

APPENDIX B Melaka
70
PHOTOGRAPH
NOT TO SCALE Jalan Melaka Raya 35, lot 9 seksyen

40. Bandar Melaka, Melaka Tengah,
APPENDIX C Melaka
71
LAYOUT PLAN

APPENDIX D Melaka
72
FLOOR PLAN
(Parking Lot)
APPENDIX D Melaka
73
FLOOR PLAN
(Outlet Mall levels)
APPENDIX D Melaka
74
LAND AREA 30379.76 square feet
GROSS Method of development = RM78,176672.59

DEVELOPMENT valuation
VALUE
GROSS Sum of the cost imposed = RM62,962,867.00

DEVELOPMENT for the development
COST
RESIDUE VALUE Development Appraisal = Percentage of Cost :

Conventional Residual 18.10%
Method
Percentage of Value:
14.58%
PAYBACK PERIOD Cash Flow Payback = 1.68 years

Method
NET PRESENT Discounted Cash Flow = RM 11,979,626.48

VALUE Method: NPV Approach
INTERAL RATE Discounted Cash Flow = 65%

RETURN Method: IRR Approach
PROFITABILITY Profitability Index Method = 0.28

INDEX
Answer for question:
1) The capital value of the development is the gross development value which is equal to
2) The viability of the development is the internal rate return which is equal to 65%
3) The profitability index is 0.28
RESIDUAL MODEL
The calculation of the Gross development can be see
in the Microsoft Excel File named:
‘CALCULATION FEASIBILITY STUDY 5G GROUP NURUL AIN AFIQAH Jalan Melaka Raya 35, lot 9
2018418918’ seksyen 40, Bandar Melaka,
Melaka Tengah, Melaka
APPENDIX E
75

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DEPARTMENT OF ESTATE MANAGEMENT

FACULTY OF ARCHITECTURE, PLANNING AND SURVEYING,

GROUP ASSIGNMENT FOLDER

Course Code : REM 313

Course Name : DEVELOPMENT APPRAISAL

Name of Group Members Matric No

FARA RAUDAH BINTI MOHD RAZALI 2018284242

PUTERI NUR AMIRAH ATIQAH BINTI SHAHLAN 2018270486

NUR AMRINA SYAFIQAH BINTI ABD HAFIZ 2018233092

NURUL AIN AFIQAH BINTI MD ZALI 2018418918

Due date of Assignment : 4th JANUARY 2020

NO. CONTENTS PAGE

1.0 INTRODUCTION: - 1-3

2.0 DESCRIPTION OF SUBJECT PROPERTY: - 4-12

3.0 THE MALAYSIAN ECONOMY: - 13-18

4.0 DEMOGRAPHIC OR SOCIOECONOMIC FEASIBLE : - 19-24

5.0 INFRASTRUCTURE DEVELOPMENT WITHIN THE AREA: - 25-29

7.0 S.W.O.T ANALYSIS: - 42-48

8.0 FINANCIAL VIABILITY STUDY: - 49-50

9.0 ADVICE AND RECOMMENDATION: - 51-65

10.0 REFERENCES - 66-67

11.0 APPENDICES - 68-75

Objective is a specific word; it is an actionable target that need to be achieved within

Study implementation is ordinarily a multi-strategy request that utilizes both

Figure 1.2.1: Map of Melaka Tengah District, Melaka

2. Taman Bukit Senjuang

3. Kampung Banda Kaba

4. Taman Pengkalan Permai

6. Kampung Bandar Hilir

7. Taman Melaka Raya

8. Casa Logo Condominium

9. Taman Sui Mei

10. Taman Kota Laksamana

3. Imperial Heritage Hotel

4. The Riviera Hotel

5. The Rucksack Caratel

6. The Sterling Malacca

8. Angsana Hotel Melaka

9. Ibis Melaka Hotel

10. Swiss-Garden Hotel Melaka

Private colleges and institutes

1. Malacca Expatriate School

2. Melaka International School

3. UUM International School Melaka

4. Wesley Methodist school

5. Melaka International College of Science and Technology

6. Kolej Yayasan Melaka (KYM)

7. Putra International College (PIC)

8. Kolej Yayasan Saad Melaka

9. KYS Business School (KYSB)

10. Melaka Manipal Medical College (MMMC)

1. Aeon Bandaraya Melaka

2. Dataran Pahlawan Melaka Megamall

4. Mydin Wholesale Emporium Melaka Bazar

6. The Shore Shopping Gallery

10. Aeoncom Berhad, Jusco Store Melaka

1. Kawasan Perindustrian Cheng