PROPCAFE Guide : 产业盈利税 （RPGT） 后，下一步是 财富税吗？What is next after RPGT rate increment? Wealth Tax?

2014年的财政预算案已经尘埃落定，坊间对于政府提高的产业盈利税的后续影响，抱持好坏参半的态度。专家认为，RPGT 的提高，或许可以打房，但是是否可以降低房价，似乎言之过早。

盈利税从2014年伊始，在3年以内出售的房子将被征收30%的 盈利税，可是一般新房产的建筑所需时间都介于3-4年期间，所以对于那些快手快脚，建竣后即脱手的炒家影响不大，炒家只需交屋后将房产出租1-2年后才售出，就可完全避开产业盈利税。

明年开始，预计许多卖家会把产业盈利税的成本转嫁给其他买家，进而提高房地产的价格。

如果买家的资金充裕，或许可以做两项买卖交易，一则现金交易款项部分，另一则却是正式买卖合同的售价。此举可为卖家省下盈利税，卖家进而可将省下的盈利税与买家分享。

可是，朝令夕改的政府政策，无疑让投资者无所适从。以下图表为过去20余年以来的产业盈利税。从图表上不难看出，过去短短的五年里面，盈利税更改了4次。其中2014 年的盈利税更恢复了1996-2007年的税率

DisposalWithin

1996-2007

2007-2009

Budget2010

Budget2012

Budget2013

Budget2014

1
st
 year

30%

0

5%

10%

15%

30%

2
nd
 year

30%

0

5%

10%

15%

30%

3
rd
 year

20%

0

5%

5%

10%

30%

4
th
 year

15%

0

5%

5%

10%

20%

5
th
 year

5%

0

5%

5%

10%

15%

>5years

0%

0

0%

0%

0%

0%

基于钟摆定律，笔者乐观的认为，政府将会在2015年的盈利税将会调低。原因无他，2014年是一个无容置疑的考验期，房地产的盛衰将牵引着国内的140种行业，这140种行业如发展商，银行保险，房产中介，家具灯及所有的上游下游的业绩会受影响。 而这些行业将会向政府施压。

图表二显示，大马十大房产发展商当中，至少有五家是国营企业。故此，2015年的房产税调低的可能性颇高. 打房措施会直接打到政府国企。故此，如买家可以多守一年，到2015年才脱手的话，可以免付过高的盈利税。

Top 10  Developers by Shareholders’ Funds.

No

Name of Developers

Major Shareholders

1

Sime Darby Property Bhd

Permodalan Nasional Berhad

2

KLCC Property Holding   Berhad

Petronas

3

UEM Land Holdings Bhd

Khazanah Nasional Berhad

4

SP Setia Bhd

Permodalan Nasional Berhad

5

IGB Corp

Family Owned

6

Sunway Bhd

Family Owned

7

I&P Groupd Sdn Bhd

Permodalan Nasional Berhad

8

TA Global Berhad

Family Owned

9

Krisassets Holding Berhad   (merged with IGB Corp in 2013)

Family owned

10

Selangor Property Berhad

Family Owned

房产税过后，政府还有什么打房花招可出？我们不妨看看邻国新加坡的财富税：-

财富税可分自住及投资房产两种，毋庸置疑的自住房产的财富税较低，财富税基本上是向富人征税。

以上图表三是自住的房地产。比如说产值12，000 以下的HDB 组屋只需付 星币160的财富税。但年值150，000洋房则需付12，580的财富税。

以上为非自住的财富税征收汇率。以同样的150，000 洋房年值而言，得付双倍的财富税。

至于大马政府是否会实施财富税，那我们得拭目以待。

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PROPCAFE™ Guide : 十大大马房市预测 Top 10 predictions for Malaysia Property Market

几个月前，郑水兴大师在（星洲日報／投資致富‧產業焦點）的撰文中，对马来西亚的房地产做了几项预测，propcafe.net 按郑大师的预测，拟出我们的看法，愿与读者分享：-

第一預測
全球透過房產公開
“
籌款＂

鄭水興表示，如今有一很明顯的現象，即是世界多個國家高調地利用房產興建計劃或經濟特區來吸引全球資金。他指出，新興國家如巴西已開始通過各種投資活動，向全世界招資來發展里約熱內盧，以迎接2年後的世界杯及4年後的奧運會體壇盛事。同時，我國也透過依斯干達經濟特區，投入世界級的基建招資，寮國與緬甸也因經濟特區發展而逐漸興旺了起來。

“不僅新興國家，即使富裕如中國也積極開發第二、三線城市，在南寧、成都、杭州、無錫等地方建設了多個經濟特區來招資。＂此外，馬爾代夫、西班牙、德國、英國、澳洲等條件優越的國家也向世界投資者招手，甚至連美國都鋪紅地毯向亞洲國家吸引投資。房地產市場也因世界各國的推出發展計劃產生重組現象。

 [propcafe.net
： 以经济学的
 Y=C+I+G+X-M
理论而言，房地产的确可以带动经济，因为它可以牵动
32
种行业，如建筑，装修，室内设计，家具，灯饰，房地产中介，银行，保险业等， 政府积极带动特区如依斯干达经济投资，不仅增加了政府投资
 (G
↑
)
，刺激了私人界的注资
 (I
↑
)
，
32
种行业的消费会额会增加
 (C
↑
)
，也会吸引外资投资本国
 (X
↑
)
，无形中提升了倍增效应（
Multiplying effect
）】。

第二預測
房產熱點南移

在房地產熱點方面，鄭水興發現投資者的焦點有往南移的傾向。鄭水興指出，中國藉著各種經濟活動向東南亞國家招商，日本已計劃在今年進軍東南亞市場，連美國也出訪緬甸，積極跟東南亞打交道。即使我國本身投資熱點也往南移至柔佛依斯干達。

“在我的預測之中，依斯干達在今年必定大熱，特別是新加坡與中國的投資者更加為之瘋狂，大馬投資者也會把焦點從其他城市移到依斯干達，而且同時受益的還有柔佛新山地區。＂此外，鄭水興表示，全球化、歐美及中日南下的趨勢，會促使2013年房地產市場再度起飛。

东南亚的房地产的确在近期内受到许多海外关注。

【
propcafe.net:
伊斯干达似乎有过热的现象，归咎于从彼岸新加坡涌过来的投资者，伊斯干达的确热力四射，可是热力是否可持久，得看谁将成为下一届首相，下一届的巫统党内选举将成为关键，所谓一朝天子一朝臣，新上任的首相会重新规划发展区，如老马时期的布城，阿都拉时期的北部经济走廊，南部经济走廊等。伊斯干达 与前首相老马的布城有异曲同工之妙，都是以政治为导向的发展区域，成功与否，得看哪个政党及哪位领袖当家】

第三預測
東南亞房產崛起

鄭水興表示，東南亞原本就是一個很龐大的市場，從近期東西方大國都積極向東南亞國家示好的行動中，可看見他們對東南亞的興趣，如美國，近來就很注重搞好與泰國、柬埔寨及緬甸的外交關係。

他指出，印尼與緬甸將是東南亞新崛起的兩大紅星。“印尼的龐大人口消費力及低廉勞工，緬甸從封閉到開放，都能吸引外資前來投資，在突然受到全球化的衝擊下，最先上漲的必然是房地產。＂

儘管如此，鄭水興表示，擁有健全與穩定的法治，大馬與新加坡繼續保持在東南亞的優越地位無可取代。“很多商家開發東南亞市場時，都會選擇這兩個國家設為區域中心，所以在金融、辦公、行政等方面的服務領域會向好，房地產也因此受惠。＂

【
 Propcafe.net：新加坡近来政府的一系列打房政策已经凑效，外国人在新加坡置业需付出相当大的代价，颇高的印花税，房屋销售税，银行的严厉政策，冷却了外资的投资性质。相较之下，大马的打房政策还是相当温和的，原因无他，在大马，大部分主要的发展商都是国营或国资企业，打房策略如太紧绷，会影响这些国资发展商的前景】

第四預測
旅遊項目
屬獨立創造熱點

旅遊地點能帶動附近一帶的房地產價值，鄭水興表示，一些地區的發展也在積極推動旅遊發展，讓其成為有別於經濟特區的獨立創造的投資熱點。“墨西哥的坎昆、泰國的曼谷，特別是澳洲的黃金海岸，都是一些房產被旅遊業帶動發展蓬勃的地區。＂

“我預測在2018年，旅遊相關產業如酒店、度假村、生態旅遊公園、民宿、高爾夫球場一帶的產業將是價值最高的房地產業。＂他也指出，商務旅遊業在大馬已開始受注重，“大吉隆坡計劃＂中振興商務旅遊業方面就包括鼓勵2013至2016年之間建立更多的會議廳及四或五星級酒店，以容納更多來自世界各地的商旅人士。

【
propcafe.net大马的主要投资地点还是集中在三大城市，即吉隆坡，槟城，及新山伊斯干达。其他旅游景点的房地产业，如马六甲，浮罗交怡，亚庇，金马伦的旅游产业还是不成气候】

第五預測
有錢人會更有錢

鄭水興表示，房產投資近年內造就了很多百萬富翁，這現象在中國或其他新興市場尤其普遍。他說，富人會比一般的人較有財力與網絡透過房地產賺錢，由於今年銀行會加緊信貸條規，融資難度增高，現金充裕的人總會比較有優勢，進一步促使有錢人變得更加富有。

【 propcafe.net：
不只中国，其实全世界也一样，按
20：80常例，世上20% 的富人拥有世界80%的财富。打房策略越加严厉，只能打击到芝麻绿豆的小投资者，手上现金流优渥的富人投资者还是不受打击的】

第六預測
二手房市價值高

鄭水興形容大馬的二手房市像孤兒一樣沒人照顧，他鼓勵政府給予適當的關注，二手房市其實擁有很高的價值。鄭水興表示，政府或發展商不應該僅僅注重如何抬高價錢或全數售出，而應該注重買家或租戶的使用目的，因為房產的用處可以決定它日後的價值。

“如果政府引進外來的投資者，是為在大馬建立第二家園，或計劃設立多間分店，那麼這些投資者是最優質。＂鄭水興舉例說，KLCC區有一棟樓的地點與發展商都很理想，可是其中80%的買家是外國投資者，2009年債務危機發生後，投資者將產業摒棄，無人使用。數年過去，該產業即成為不是很理想、投資回酬低的房產。“政府若能在二手房方面照顧好，房產會才能長期發展，這對各個方面人士都好。＂

【 propcafe.net:
关于以上这一点，PROPCAFE.NET 相当同意，政府开一只眼，闭一只眼的，默许发展商提供 DIBS，10-30% 回扣，免付律师费，印花费的措施，无形中提高了投资者的购买能力，投资者甚至无需掏出分文，只需有收入，贷到贷款，就能坐拥房地产。

这也造就了一手房（发展商直销）及二手房的不公竞争平台，毕竟二手房市的销售者无法提供，免息贷款，免律师费免印花税的，在竞争上已经输了几个马鼻。正如郑大师说言，政府如要看到房市健康的茁壮成长，得须让一手及二手市场自由竞争
]

第七預測
交通阻塞租金跌

現在很多投資者都在追捧MRT相關地帶產業，認為是投資熱點，惟鄭水興卻有不同的看法：“雖然現在建著MRT，日後一帶房產的價值會提昇，但興建過程中導致的大塞車會讓附近的商業區租金下跌。＂

他補充，投資回酬率下跌，現金週轉問題可能浮現，也許投資者會在有成果之前放棄該產業了。鄭水興表示，交通的方便奠定了地區的發展價值，韓國江南的成功可以歸功於它交通非常便利。

【
Propcafe.net: 现在许多发展商都用MRT/LRT 交通枢纽做卖点，
propcafe
与郑大师的看法不约而同，在供过于求的情况之下，靠近
MRT
的房地产升值会受限，租金会下跌】

第八預測
馬來友族進軍房產

鄭水興指出，以往投資的熱點都是根據人流聚集，自然形成的；但是如今投資熱點是受政府發展計劃影響，創造出來的。“現在所有最大型的項目都可輕易看見友族同胞或政聯公司以重要角色參與，可見巫裔同胞對房產的興趣濃厚。＂

鄭水興表示，如今可看見成功巫裔房產投資者大量湧現，也可看見巫裔房產投資講師給予房產投資講座，帶動數千人參與，而這趨勢將會很快地擴展開去。

【
 Propcafe.net:
过去二十年以来，房地产投资只是受华裔同胞的青睐，巫裔同胞除了购买自住房地产之外，鲜少涉足房地产的投资。可是，我国的保护土著新经济政策，始于
70
年代，
30
余年以来，造就了许多马来中产阶级。
10
年前，许多土著产业若被拍卖，或无人问津，可是今时今日，地点较好的土著产业拍卖，也不乏有投资及投机者，只能说，今非皆比。
】

第九預測
外國投資者大舉進場

很多人認為外國投資者在過去2年內把房地產價格炒高，惟鄭水興表示，其實外國投資者對我國房地產的興趣不高，參與程度也不如市場傳言所說般廣，相反，我國還面對印尼雅加達逐漸興旺所帶來的競爭壓力。然而鄭水興預測此情形將在大選過後有所改變。

“今年外國投資者在大選之後會大舉進場，因為大選後政府將會宣佈更多此前未曾對外發佈的發展計劃，而政策方面也逐漸對外國投資者更加友善。＂他說，這些發展計劃能夠吸引具有冒險精神的中國富裕青年與受政府房產稅務壓抑的新加坡投資者。

【
 Propcafe.net :
对于外国投资者是否会大举进场，
propcafe.net
还是保持观望态度，这归咎于国家政策，朝令夕改，以售后产税
 RPGT
而言，自
 2003
年以来，为了打房，政府已经更改了无数次，外资将无所适从。总的来说，如果政治政略稳定，投资者将不请自来

】

第十預測
房價將創紀錄

至於大馬房產今年的價格走勢，鄭水興預測依斯干達或會在今年創造大馬房價歷史新高，而“大吉隆坡＂計劃則稍微緩慢，續在2015年創造新高。

【吉隆坡及槟岛市内高楼
 HIGHRISE 的销售价，从每方尺600元起跳，到1200元不等，相较之下，有地房地产的每方尺价格还是偏低的，从250-500元起跳，故此，propcafe.net 认为以长远投资而言，有地房产的升值能力较高】

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PROPCAFE Peek : 马新高铁，隆市房产受惠？Impact of Malaysia-Singapore High Speed rail on property market

输网络的改善除了可惠及房地产领域之外，产业信托领域料也是其中的大赢家，而这尤以在这些运输线周围拥有产业的产业信托公司最为显著。

房地产领域展望往往受到多方面的，包括地点、经济表现、人口结构等因素的影响，此外，政府发展的大型基建工程，也对房地产领域构成深远的影响。

最近马来西亚政府在巴生谷如火如荼展开的捷运计划，以及与新加坡政府初步敲定的马新高速铁路（High Speed Railway）计划，已经使得产业领域出现巨大的变化。

所谓高速铁路，简称“高铁”，是指通过改造原有线路（直线化、轨距标准化），使最高营运速率达到不小于每小时200公里，或者专门修建新的“高速新线”，使营运速率达到每小时至少250公里的铁路系统。

高速铁路除了在列车在营运达到一定速度标准外，车辆、路轨、操作都需要配合提升。铁路作为国民经济的大动脉、国家重要基础设施和大众化交通工具，在一个国家的经济社会发展中具有重要作用。

不久前，马来西亚交通部长拿督斯里江作汉宣布，衔接吉隆坡与新加坡的高铁计划，将设5个中途站，其中3站落在柔州，另2站分别在芙蓉及爱极乐。据悉，衔接吉隆坡及新加坡的高铁，来往两地的行程只需90分钟，预料这条高铁也会兴建5个站，包括在柔州麻坡、峇株巴辖及依斯干达。

尽管高铁工程仍须约7年时间才能完成，但是一旦顺利通车后，不仅带给人民方便，更会带动国家经济的发展，让国家经济再创一个经济高峰。

随着这项初步圈定的计划公布之后，已经为相关地区房地产业注入一支强心针，令当地的产业市场前景一片大好。一般认为，兴建高铁和捷运系统计划，不仅可带旺周边产业，甚至还可刺激经济发展。高铁将为公众节省许多往来南北时间，相信未来会有许多人，包括邻国买家等，选择在中途站的地点置业。

因此，可以肯定的，一旦高铁计划落实之后，很多马来西亚的游子不必再远到他乡居住，甚至还可以在麻坡购屋，安居乐业，每天来回邻国工作，刺激本地的屋业需求和市场。与此同时，随著高铁及捷运诞生，会吸引更多邻国买家前来购屋，发展商为迎合外国市场，会因此兴建更多顶级房屋，房价将跟著水涨船高。

另一方面，马新高铁一旦开跑，本地餐饮、住宿及旅游业等也会从中获益不少。可以预见的，高铁一旦完工，不止带动柔州产业市场，森美兰及马六甲州的人民也从中受惠，这对当地人民及产业发展商而言，是一项振奋人心的好消息。这主要是往后如果要品尝当地才有的美食，人民不再需再驱车几个小时，来回奔波，只要搭上高铁，几十分钟就可抵达。

不管是吉隆坡游客或新加坡游客，一日内来回数百多公里已不是难事，对高铁周边整个市场起著正面影响。因此，专家一致认为，高铁计划可以刺激马来西亚产业投资领域，如带动吉隆坡房产需求上升。这主要是因为高铁不但能促进马新两地交通联系，也为马新商贸投资开启双边门槛，进而为个人与机构缔造更多商机。其实，除了房地产市场之外，马来西亚的产业信托领域将会从捷运及马新高铁计划中受惠，而在较大型的上市产托公司之中，柏威年产业信托公司（PavREIT，5212）和双威产业信托公司（SunREIT，5176）受惠最大。

这两家公司分别拥有柏威年购物广场（Pavilion Kuala Lumpur）和双威金字塔购物广场（Sunway Pyramid Shopping Complex）。兴业证券研究在报告中表示，运输网络的改善除了可惠及房地产领域之外，产业信托领域料也是其中的大赢家之一，而这尤以在这些运输线周围拥有产业的产业信托公司最为显著。一旦这些工程竣工，交通量的增长趋势将会惠及马来西亚零售产业信托公司，甚至是拥有酒店资产的产托公司。

所以，这证券行也表示，新山与新加坡之间更佳的交通情况，将在某种程度上惠及Axis产业信托公司（AxREIT，5106），因为该公司在南柔的依斯干达经济区拥有业务。总的来说，马来西亚人民对于政府兴建的捷运以及马新高铁计划的是充满期待的，因为这些计划的峻工，也将让国内的产业市场价值水涨船高。（以上原文摘自大橙报 ：
http://bigorangemedia.co
m)

PROPCAFE.NET 评论

1）马新快铁共有五个站，其中三个站是在柔佛州，分别为ISKANDAR 伊斯干达, BATU PAHAT巴株巴辖, 及MUAR麻坡，接下来就是马六甲站。笔者认为，伊斯干达站的设立无可厚非，可是巴株巴辖, 及麻坡站只需选其一，毕竟这两个镇的距离只有区区的45分钟。至于麻坡及马六甲也只有45分钟车程，所以两者也可选其一，所以可以免掉麻坡站。毕竟麻坡除了家具行业外，也没有其他的行业。

2）再者，SEREMBAN芙蓉站亦可免却，快铁可以直达雪邦机场，这也可促进亚航及马航的生意额，新柔居民可以选择从新加坡或吉隆坡启程。

3）笔者曾问身边新加坡友人，或是在新加坡工作的大马公民，是否会在大马各个城市如吉隆坡置业，几乎百分百的回答是会！！至于会投资哪一类型产业，很多都会毫不犹豫的选择有地房屋，因为一般在新加坡工作的受薪人士，在新加坡购买有地房产几乎是不可能的任务，唯有在吉隆坡或马六甲这些城市，有地房屋还算负担得起。如果把所赚的新币兑换为马币，购买能力马上增加2.5倍。

4）在MM2H 的优惠下，外国人也可以在大马拥有免税车，所以在“距离再也不是距离”的情况之下，一些在较偏远的有地房地产如 CYBERJAYA, DAMANSARA, DESA PARK CITY, SUNGAI BULUH, SHAH ALAM ECO PARK, TAMAN MELAWATI 等有地高尚住宅的需求量也会水涨船高。

纵观如上，笔者认为马新高速铁路的落实，有助于两地的房地产业，不在话下。

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PROPCAFE Review : 16 Sierra @ Puchong South By IOI Properties

16 Sierra @ Puchong By IOI Properties

16 Again

How does it feel like to be 16 again? Yippie, I still have lots of hairs and skinny, should I confess my feeling to that special high school sweet heart.

Or should tell my geography teacher; it served me little purpose to know what mineral lies underneath our earth crust, what the big fuss in North America or Antarctica rather geography should cover property investment, location, location, location!

Fast forward to today, now, present, this is not about to become a property millionaires by 16, 16 sure hit pickup lines or 16 most eligible bachelors/bachelorettes.

PROPCAFE proudly presents you our comprehensive review on
16 Sierra
 Puchong South “16 Sierra” developed by
IOI Properties Group Berhad
 “IOIP”.

16 Sierra, The ‘Play Learn Bond’ Township

Measure at 535 acre, stood 90m above sea level,
16 Sierra
 Puchong South is IOI Properties unique themed garden township development located strategically at Puchong South that offers elevated lifestyle living. It is flanked by 3 major expressway in Klang Valley, LDP, SKVE and MEX. While we have seen rapid development across Puchong, it is pretty obvious that southern part of Puchong will be the key growth area today.

Corporate Profile: The pple behind 16 Sierra Puchong South

Being in the business for more than 30 years since 1984, IOIP is a proven household name in property development sector.

These are the same people that crafted these successful townships such as Bandar Puteri Puchong, Bandar Puchong Jaya, Bandar Putra Kulai (Johor), Bandar Putra Segamat (Johor).

Financial Capabilities & Reputation

In early 2014, a major corporate exercise was undertaken by IOI Corporation Berhad “IOIC’ streamlining its property and plantation business, IOIP is now an independent separate entity and positioned as one of the largest property groups in the country in terms of land bank which amounts to approximately 10,000 acres.

After relisting into KLSE in 2014, the financial strength of IOI are at publicly available. IOIP is sufficiently capitalized and has impeccable earning records, safe to say, buying IOIP’s product is pretty assuring.  IOIP received various recognition from industry accolades, the group is the recipient of the coveted 2014 The Edge top 10 Malaysia Top Property Developers Award, BCI Asia 2015 Top Ten Developers Awards, Asia Pacific Property Awards for Highly Commended High Rise Landscaped Architecture for Skyz Residence.

16 Sierra The Township Concept

We deep dived into concept and the components of 16 Sierra Township.

Picture this, 16 uniquely themed gardens, each component has its unique character, identity, these 16 elements blend perfectly in the all-round serene environment, inter-connected to each other to form the core of the township, and THIS IS 16 SIERRA, your GARDEN TOWNSHIP.

Analyzing the township masterplan

Before we go further into detail, analyzing and dissecting the masterplan, the most important criteria we have to consider is the –
Ability to Deliver.

A township developer can have a masterplan as grand as we can possibly imagine, would be meaningless if it is unable implement it.

Backed by more than 30 years of property development experience, and what we have seen with our naked eyes and your eyes (in this review), IOIP delivers well for its envisioned garden themed township with premium finishing and workmanship.

The Essential Component of the 16 Sierra

Central Park

All work and without play will make you dull. Not only each precinct has their own thematic gardens, IOI has carved out 7 acre from the masterplan for Central Park for the enjoyment of residents.

The signature 7 acre Central Park forms the heart of the township. Apart from being the green lung in 16 Sierra Puchong South Township, it is worth to note that, there are a lot of thought processes being deployed into Central Park. There is amphitheatre suitable for outdoor performance with seating surrounding the theatre. The grand lawn is large enough for mini football and for more relaxing activities; you can walk around well shaded central park.  Its dome like design with free seating arrangement with jogging path is a perfect avenue for residents to have picnics, brisk exercise, jogging, private event, other leisure activities.

For those who want more outdoor active sport, there is a futsal court and 2 basketball courts where residents can book the court for usage.

The Amigo Club House

A successful township with will never be complete without a full-fledged facilities club house.

Launched in 2nd half of 2014, located strategically in the center of the 16 Sierra Township, The Amigo Club House is packed with comprehensive fun & leisure, sports, recreation facilities. From a fully equipped gym center overlooking a 40m swimming pool to a mini water theme park with water slides, kids pool, sauna.

We observed quality & up market grade fittings and materials used in making of the club house, from the gym equipment, water faucets, to give the club users some premium lifestyle experience.

This exclusive club house open to to 16 Sierra property owners only. 16 Sierra owners are eligible to join the club house with nominal monthly membership fees of RM 120 per month, the fees are inclusive spouse and 2 children.

The FOOD!

And yes, we tried the Italian Restaurant at the Amigo Club House, run by a native Italian, we urge you to try them too. Last check, PROPCAFE editors managed to ‘clean them up’ effortlessly, leaving no excesses! Keen to know more about the Amigo’s Restaurant, do visit
here
.

Current Infrastructure & amenities

Being a township development, it must be well planned and one of the most unique features are the amenities and infrastructure that form part of the township. Some of the famous township such as USJ, SJ, Bandar Utama and more recent such as Bandar Puteri Puchong, Setia Alam/Setia Eco Park all of them sharing the same DNA where the townships offer “one stop” for all the needs of the residents. Whether it is education, shops and retails, offices, commercial and recreation, a township should offer most of necessities.

Backed with years of experience in developing township such as Bandar Puchong Jaya and Bandar Puteri in Puchong and Bandar Putera/Puteri in Klang, 16 Sierra Puchong South is surrounded with plenty of amenities and infrastructures.

Launched in 2010, 16 Sierra is on growth trajectory where the branding is getting recognition particularly in Klang Valley’s southern region and many of the planned amenities are coming to fruition.  Going to VP soon, the commercial precinct of 16 Sierra Puchong South, Sierra Zentro will be VP-ed soon.

Prominently visible along SKVE, the modern 3 to 4 storey dark grey shoplots invite curiosity among the motorists who drive along SKVE. This only can bode well and invite more crowds in the near future. There will a second phase for Sierra 10, so for commercial shoplot investors, do follow up closely with IOIP.

While waiting for the Sierra 10 to be bustling with commercial activities, the residents currently can get their needs from D Alpinia shoplot that just located outside of the 16 Sierra, just before the LDP interchange.

The beige colour building behind Sierra 10 is the Rafflesia International and Private School which just start operation with its first batch in September 2013.

International School
 is not bread and butter of mass population and only appeal to certain group of society. However for these groups, they are no longer limited to Alice Smith which located in Seri Kembangan or Taylor International School in Bandar Bukit Puchong, This will offer more choices for parents that chose to send their children to international school in this part of Klang Valley.

For those looking for Chinese school, SJK (C) Bukit Serdang in Seri Kembangan or SJK (C) Sin Ming in between Taman Tasik Prima and Bandar Bukit Puchong will serve the need of those who looking for Chinese education.

This is the attraction of township which not easily rivalled by smaller scale developments or boutique development where most of the amenities and infrastructure are not within their control where they rely on other developers to chip in the fund and resources to build the amenities and infrastructure.

The nearest sizable mall is
IOI City Mall
 (ICM) which is a breeze driving distance via SKVE and approximately 8km away. Part of 320acre IOI Resort City, Cost about RM1.5billion and built on 33.5acre of land, ICM has approximately 1.45m NLA with 350 specialty shops ranging from restaurants, cinema and ice skating rink that will serve the need of the patronage. Among other key attraction includes the hugely popular indoor theme park
District 21
. Across the mall is the modern public Hospital Serdang.

Accessibility and highway network

When we first visit the township, we missed the LDP interchange and need to pay toll at Puchong South Toll and made an U-Turn at Bandar Bukit Puchong. Again, we need to pay a toll at Puchong South Toll before arrived the sales gallery. Back in our mind, the incident gave a bad impression until the salesperson explained the main access is via SKVE and not via LDP.

Once you get to grasp the highway network, the access via SKVE is simply breeze that and will bring you escape all the traffic that associated with notorious jammed LDP. Driving towards Kajang, it will bring you to IOI City Mall, Besraya and North-South Highway. If you need to go back to 16 Sierra or heading south, just make the turns at the diamond interchange at SKVE.

By using the same diamond interchange you can go to LDP to head towards Puchong, Sunway and Petaling Jaya. On the opposite direction, you will be on Cyberjaya-Putrajaya Expressway not only to Cyberjaya and Putrajaya but via Lingkaran Putrajaya to MEX which bring you to the heart of KLCC and Bukit Bintang.

Finally the Lingkaran Putrajaya will be linked with ELITE highway that bring you to KLIA on southbound and USJ/ Putra Heights on Northbound.

Demographic, occupation rate and job opportunities

We were informed 70% of the residents are Chinese with the balance are spread among Indian, Malays and others such as expatriates. Almost 80% of the completed residential are occupied and this only can bode well with the township and community. The high occupancy illustrates to certain degree lesser speculation and most of the buyers are genuine home stayers.

Job opportunities in this area seem to concentrated on the small and medium industries where sporadic of industries parks are located in Puchong. In South part, most of the civil servants work in Putrajaya and IT workers are in Cyberjaya. For most of the white collar related works, the residents most likely will commute to PJCC, Sunway, PJ and KL.

Catalyst and Future Infrastructure

It is important for any growing area, catalyst for future growth and infrastructure are very critical to ensure sustainable development and living. Catalyst will ensure that there is “story” for future capital appreciation.

Even among property aficionados, there are arguments North VS South, Semenyih VS Rawang, KL City VS Suburban etc for which property to buy. If you follow Ho Chin Soon, he advocates to follow the infrastructure.

The mother of all infrastructure project, expected to cost both Singapore and Malaysia government RM40b to build, the HSR KL-SG will provide massive catalyst and reduce the traveling time to 1.5hours, city centre to city centre. Even though the final station located in Bandar Malaysia, there is another station that located in Putrajaya Sentral. Located just approximately 9km or 11 minutes drive away, in Putrajaya Sentral is easily accessible from 16 Sierra via Putrajaya-Cyberjaya Expressway. This is boon for the residents in southern Klang Valley especially IF they are regular to Singapore.

In our opinion, the biggest catalyst of all the infrastructure projects currently is the KVMRT2 (Sungai Buloh-Serdang-Putrajaya Line). Currently the public feedback for KVMRT2 just started and however it is proposed one future station is S33 that smacked right in the middle of 16 Sierra. It is much debated the pros and cons of the public transport where on negative side, it bring in more crowds and congestion, noise and dust for the property along the line however in the same time enhance the value of property within the close proximity of the station due to improvement of accessibility and network. MRT also act like a bridge that bring the location closer and therefore time saved in travel. KVMRT2 is expected to have station in important area such as Bandar Malaysia, Putrajaya Sentral, Tun Razak Exchange etc and this is boon for the stations along the line.

According to the promoter website, “
the proposed Lebuhraya Serdang-Kinrara-Putrajaya (SKIP) is an intra-urban expressway completing the “Missing Links” to the planned and existing highway/expressway networks within the Greater Kuala Lumpur. Integrating with the proposed Kinrara-Damansara Expressway (KIDEX) at Kinrara, the SKIP-KIDEX expressway will complement the intra-urban expressway network to service the travel desire route between the North and North-Eastern sector (i.e. Damansara and Ampang) and the South-Eastern sector (such as Serdang, Kinrara, Putrajaya/Cyberjaya and KLIA areas)”.

However at this junction of time due to protest by the residents affected by the alignment specifically in PJ, the project has been on hold and there seems no specific timeline that this project will take off again. For the alignment of the SKIP refer to the website
http://www.p-perdana.com/images/map-skip-expressway.jpg

Interestingly, the SKIP will have a link to the future MEX interchange in Seri Kembangan that currently is under construction. If SKIP is materialised, it will be good news for 16 Sierra residents as they do not need to use Jalan Putra Permai nor Lingkaran Putrajaya to use MEX.

Probably taking hint from the success of Bandar Puteri, the primest piece of land is reserved for the RIO City the main commercial precinct of 16 Sierra Puchong South. At this junction of writing, there is no master plan for RIO City however residents should expect similar concept with IOI RIO City in Bandar Puteri.

There are future primary & secondary schools as part of the masterplan however at the time of this blog is written, there is no plan when and what are the type of schools will be built.

Development phases, development ratios and composition

Launch

Precinct

Type

Model

Type

Land Size (typ)

Units

Price

1 (2010)

Sierra 8

Residential

Adenia & Areca

2S Link

22X75

251

From RM448K

2 (2010)

Sierra 1

Residential

Odora

Townhouse

24X73

446

From RM400K

3 (2011)

Sierra 2

Residential

Lyden

3S SMD

44X80

35

From RM1.9m

3 (2011)

Sierra 2

Residential

Lyden

2 & 3S Link

22X75/80

228

From RM800k

4 (2012)

Sierra 9

Residential

Akira

3S SMD

45X85

122

From RM2.2m

5 (2013)

Sierra 10

Commercial

Zentro 1

Shoplots

24X85

99

From RM1.9m

6 (2013)

La Thea

Residential

La Thea

Condo

787-1205

526

From RM470K

7 (2014 & 5)

Sierra 6

Residential

Sierra 6

2&3S Super LInk

27X73

113(3S) & 104 (2S)

From Rm1.1m

8 (2014)

Sierra 12

Residential

N’ Dira

Townhouses

27X73

336

From RM750K

La Thea

The first condominium launched in 2013 and close to completion, La Thea is 2 blocks (with 24 and 20 storeys) condominium with total 526 units. Located on leasehold residential land, La Thea has 3 typical layouts as follow

Type

Size (sqft)

Configuration

Units/floor

A1

787

2 bedrooms

4

B1

970

3 bedrooms

6

C1

1205

3 bedrooms

2

Each floor comprises of 12 units/floor and each tower is sharing 3+1 lifts. The pricing starts from RM470K or approximately RM600psf. Each unit comes with at least 2 carparks.

For more information, kindly contact your friendly IOIP Sales & Marketing personnel.

Future launches

More choices for home owners

16 Sierra has balance approximately 40% unlaunched phases both residential and commercial, for those looking for a place call home in future, the following will give you some idea on what is up and coming launches in 16 Sierra in future.

Long term value appreciation

For shrewd property investors, more upcoming launches translate to price push opportunities.

Unlaunched residential phases

No

Type of property

Phase name

Planned launch timing

1

3S Superlink

2S Superlink

Sierra 11

4
th
 Quarter 2015

1
st
 Quarter 2016

2

2-Storey Linked House

Sierra 3

TBC

3

Future Developments

Sierra 5

4

Future Developments

Sierra 7

5

Condo/Serviced-Apartments

Sierra 13

6

Condo/Serviced-Apartments

Sierra 15

7

Future Development

Sierra 16

Commercial development a critical success factor for a sustainable township

It is interesting to see there sizable commercial development at the located at fringe of LDP, planned 50acre commercial development in Sierra 10 and Rio City. These will complement well for a maturing township in time to come.

Unlaunched commercial phase

No

Type of property

Phase name

Planned launch timing

1

Mixed Developments

Sierra 10 (II)

TBC

Commercial development placement a sustainable township in the making

We have seen how other IOIP hugely successful commercial developments thrive.

Bandar Puteri, accessible by LDP, commercial development is placed nearer LDP, deeper in followed by residential development.

Bandar Puchong Jaya, accessible by LDP, commercial development is placed nearer to access of the highway, deeper in followed by residential development.

In 16 Sierra, we see this proven township development planning formula being applied; Sierra Zentro and RIO City will be the future catalyst for 16 Sierra township.

A sustainable township needs to be supported with good commercial activities; we think 16 Sierra is heading the right track.

Conclusion

An integrated township development in the making

16 Sierra is a township development that has good existing public infrastructures. It is surrounded by various amenities, reputable international school, primary & secondary school, hospital, hypermarkets and being relatively near to the regional mall IOI City Mall, Putrajaya.

Surround with greens and each precinct has its distinctive green lung.

16 Sierra embeds lifestyle element into the township with resident only exclusive club house, Amigo Club House.

The township will also have a hugely important infrastructure that is being planned by the federal government, a MRT stop for MRT Line 2, SSP Line right in the heart of 16 Sierra.

Notwithstanding that, upcoming commercial developments at Rio City and SKIP highway, extension to MEX these are the future catalyst one should not ignore.

All these will contribute the making of the only green, self-sustainable, transport orientated integrated, life styled township – 16 Sierra.

Let numbers talk

Savvy property owners of 16 Sierra would have already reaped some handsome rewards for entrusting their faith on IOIP back in 2010. Todate, we saw 100% capital appreciation for the earlier landed phases.

Healthy capital gain one of the many benefits of a successful township.

The Verdict

What we have identified above does it qualify 16 Sierra Puchong South to be potentially a successful township?

We let you be the judge!

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PROPCAFE™ Guide : 18条买房风水禁忌 – 18 Fengshui rules to follow when buying houses.

家居
风水
也关乎血光之灾，因此不得不慎重。根据主人的特点度身定造住宅风水。但也有一些普遍的原则是适用的，就是在居家布置中，不能犯一些风水上的大忌，否则会住得不舒适，不利，而且对主人会有不利影响。以下是居家风水布置18 条禁忌，看看你家的风水布置有没有与之冲突的地方?

Fengshui is one of the important aspects when selecting a house for own stay. Although some argues that the house owners’ pat chi are important factors in fengshui when selecting own stay property, there are some general rules that we need to follow, let’s look at these general rules: –

1、入门先见厨厕，退运之宅 (Avoid property where the kitchen and bathroom are directly viewable from the main entrance)

所有的屋子，入门必见客厅。现代的建筑设计，有时为了考虑空间的配置，一进门往往先见到厨房、餐厅或浴厕。这是阳宅大忌，也不符合常理，居住其中，家运必衰。

2、房门对大门，耽于淫欲  (Avoid bedroom’s  door facing directly with the main entrance, or else the house residents would tend to be sex-adicted)

卧室门不可正对大门，否则易诱使居住者耽于YY之中

3、
客厅
在屋子正中大吉 (if the living room located at the center of the house, it would bring the luck to the family)

一般住宅，如果起居室或客厅设在整幢房子的正中间，这是一种大吉之象，可使家运昌隆。

4、不规则屋不可做
厨房
  (Don’t utilised the odd space for kitchen, or else it would affect the health of the household, odd space should be used as storage space)

不规则屋如用来做厨房，会影响家人健康，不规则屋只可用来做储藏间用。

5.  横梁压顶，影响情绪与健康 (Avoid the large pole on the ceiling, especially on the headboard, writting table, and on top of the dining table as it would badly affect the emotion and health of the family)

横梁最忌压在床头、书桌及餐桌上方，如实在无法避免，也要设计天花板，将之挡住，否则就会影响居者的情绪与健康，事业运亦会受阻。

6、不规则屋不宜做
卧室
  (Master bedroom must be retangular or squarish, odd shape masterbedroom would lead to infertility)

不规则的房间不可用做夫妇的主卧房，否则会导致久婚不孕的后果。

7、
床
边安镜，难以安眠 (Avoid mirror near the bed, or it would affect the sleeping quality)

除了床不可正对大镜之外，床的两侧如果有大的穿衣镜，将使人睡不安稳，导致失眠、惊梦等。

8、
卧室
不可布置得琳琅满目 (use plain color painting for bedrooms, avoid over decorating the bedrooms)

卧室的色调以素雅温暖为宜，切忌太过鲜艳，也不要布置得琳琅满目，过度豪华，闪闪发光的饰物尤为不宜。

9、浴厕对
床
，当心恶疾 (Avoid the beds directly facing the bathroom’s door)

主卧室中，除了床不可正对浴厕之外，侧对亦不吉，容易使人罹患严重恶疾。

10、常青盆栽利家运 (Greens/plants are ideal choice for living room)

由于生活品位的提高，为了增加室内的绿意，常青盆栽是很好的室内饰物，但务必选择常绿、生命力强，不易凋谢、落叶的植物

11、
床
头巨画大不宜 (Avoid hanging big paintings on top of head board)

床头置画可以增加卧室之雅意，但以轻薄短小为宜，最忌厚重巨框之大画，否则一旦挂钩脱落，当头砍下，非死即伤，不可不慎。

12、整洁的浴厕才能留财 (Clean toilet preserves family wealth)

浴厕是排污之所，除了方位要合规中局之外，最忌阴湿、不洁、有异味，如能保持清洁干爽反而能留住财气

13、大门直通到底，麻烦不断 (Avoid houses with long corridor from the main entrance, this setting would lead to divorce or spouse cheating)

居家忌象宾馆饭店一样一条长廊连着一排数个房间，否则易发生外遇及私奔现象，难得平安。

14、有脚之
床
，床下忌堆杂物 (Avoid placing storage underneath the bed,  applicable on the bed with 4 legs + space)

有脚之床，床下宜保持空旷通风，切不可于床下堆放杂物，新婚夫妇尤忌。

15、屋内房门，开门方向应一致 (All doors open direction must be standardized, i.e. either all push direction or pull direction)

屋内房门，开门方向应一致，这一点从门把手就可以断定。最忌一扇左开，一扇右开

16、浴厕设在走廊尽头，大凶 ( Bathroom should be located at the side of the corridor, not at the end of the corridor)

屋内如有走廊，浴厕只宜设在走廊边上，不可设在尽头，否则大凶

17、
床
头忌开大窗 ( Avoid big windows next to the bed)

床头开窗乃风水大忌，务必谨记

18、柱角冲射不利婚 (Avoid Poles within the rooms are impinge (facing) each other, as it would affect the marriage/ relationship,

不论男性或女性之个人房间内，皆要避免柱角冲射，否则必会影响情绪和健康，对恋爱及婚姻亦不利，务必及早补救。 要想居家平安健康，在可能的情况下，应选择四周没有屋角射来成隔角煞的房屋

卧房的灯光对夫妇感情相当重要，应尽量采用暖色光的灯泡，少用寒色光的灯泡或荧光灯。(use warm light in the bedroom, avoid fluorescent or LED lights in the bedroom)

Sources :
http://house.ifeng.com/fengshui/detail_2012_07/13/15997469_19.shtml

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PROPCAFE™ Guide : 2013 年大马十大投资热点 Top 10 investment hot spots in Malaysia

新年期间，在电视上，许多命理师将十二生肖做成排行榜，预测在2013蛇年那个生肖喜逢吉星，一切都可以逢凶化吉，处之泰然，那个生肖犯太岁，凶星入主，需保持低调，方能化险为夷。

在房地产投资方面，迩来年终，城中有几位投资大师预测在马来西亚的投资地点当中，那个是热点，值得投资者的关注。笔者就将郑水兴大师的排行榜做为讨论与参考：

NO

大马投资热点

Malaysia Investment Hotspot

1

柔佛伊斯干达

Johor Iskandar

2

吉隆坡市区南部

KL South

3

亚庇

Kota Kinabalu

4

槟城巴六拜

Bayan Lepas, Penang

5

赛城

Cyberjaya

6

古晋

Kuching

7

柔佛地不老

Johor Tebrau

8

邦咯岛

Pulau Pangkor

9

KLIA 地区

KLIA Sepang

10

马六甲

Melaka

柔佛伊斯干达区，在2013年获得全世界的关注，是无可厚非的，尤其是新加坡子民，新加坡的房地产在最近十年光景，已是水涨船高，许多中低收入的受薪族只能望门兴叹，可望不可即.

伊斯干达的所在，离新柔第二通道不远，只需10分钟左右的车程。再加上新加坡一系列的打房措施，更把许多无壳的蜗牛推向大马另一岸。伊斯干达的设备齐全，先说教育，从幼教，公立及私立小学中学，甚至正在兴建中的五所国内外大学，已经解决了许多家长的忧虑。再加上其他设施如购物广场，宜家家具连锁店，乐高 ( LEGO LAND) 等世界级的设施，使这块土地如虎添翼。

最关键的是获得新加坡政府的支持，首相纳吉上任以来，与新加坡李姓第一家族保持良好关系，大大改善了老马时期与李资政互相辱骂的局面。大马让出在新加坡KTM 火车站的黄金地，交换的条件是新加坡政府必须大事投资在伊斯干达，及大力鼓吹其国民投资在这，效仿深圳与香港的地位，唇齿相依，互惠互利，宏图大展。

笔者认为，伊斯干达的潜能无可限量，但是目前有太多的发展商鱼贯涌入，以便分一杯羹，目前有关当局得放缓发展进度，让现有的建竣房屋有足够的入住率，否则将造成供过于求的情景，所谓欲速则不达！！

另一边厢，郑大师将吉隆坡南部列为第二选，但却没具体的指出南部包括哪些地区，笔者猜想他所指的是蒲种 (PUCHONG)，SUNGAI BESI, CHERAS & KAJANG 一带。PUCHONG 的发展已达巅峰，反而 CHERAS & KAJANG 有望成为后起之秀。值得一提的是 SUNGAI BESI，政府宣布将旧有的军用机场改为大型发展计划，此外，TUN RAZAK EXCHANGE 世界回教金融中心也在将在此地扎营，投资者必须密切关注。

从南部的伊斯干达，到吉隆坡南部，是时候分享北部的东方花园的潜能的时候了！

槟城在英联时期，曾是继新加坡以后，东南亚的第二大港口，在前民政政府软弱无能的管理下，槟城犹如老年人，欲振乏力。直到政权在2008 年的308交手后，新执政党交出漂亮的成绩单，也吸引了许多外资，现在新加坡槟城来回的航班从每周八班增加到每周40趟，相当可观的进展，意即新加坡的外资及投资者也对槟城的廉政给予极大的信心，然后化信心为投资。

郑大师首选槟城的南部为投资重点，是有理由的，皆因北部的沿海公寓已经有过剩的现象，中部的乔治市被归纳为UNESCO 保护区，不可兴建高楼，以保留其风味，所以政府才会大事发展南部。最有号召力的地标就是槟威第二大桥，衔接 槟岛的 BATU MAUNG 至 威省的BATU KAWAN，这无形中带动了 SUNGAI ARA, BATU MAUNG, BAYAN LEPAS一带的房地产。

在槟城南部，比较大规模的发展计划，包括 MAH SING 的 SOUTH BAY CITY,  SP SETIA 的 SETIA PEARL ISLAND, SETIA VISTA, SETIA GREEN, SUNWAY 也来分一杯羹，有SUNWAY MERICA。地头龙发展商有 IVORY & ONE RESIDENCE.  如果想做长远投资，不妨买有地房地产做长远投资，必有所斩获。

上图：South Bay’s Club House

笔者首推 SETIA PEARL ISLAND, 先让笔者卖个关子，至于为何笔者首推 SETIA PEARL ISLAND？笔者将在下星期推介，下回必有分晓。

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PROPCAFE™ Review : 28 Boulevard @ Pandan Lake at Pandan Perdana By Beverly Group

28 Boulevard
 – A lakeside development in the heart of matured area in KL city. Without MRT and LRT within walking distance, what does this development offer? How about the downside?

LOCATION

Pandan Perdana is located at border of Cheras and Ampang, where the address carrying the postcode of 55300 Kuala Lumpur but under the jurisdiction of the Majlis Perbandaran Ampang Jaya MPAJ. Most of the time, we always like to benchmark the location of a project by using KLCC & Pavilion as the yardstick where most of us think that this place is the centre of the gravity, in this case 28 Boulevard won’t be exceptional and the approximate displacement (direct measurememt) from 28 Boulevard to KLCC Shopping Centre is 5.7km and Pavilion is merely 4.8km. Is it near or far? This is subjective to individual and I will leave it to reader to decide.

Pandan Perdana is a very matured or some might label it as “old” and established area where has been existed more than over 20 years. Pandan Perdana is smacked right in between of other matured and established neighborhood town like Kampung Cheras Baru, Taman Kencana, Taman Cheras Indah, Pandan Indah ,Taman Bukit Ria and Taman Shamelin Perkasa. If you still remember about
Shamelin Star
 which was published by PropCafe.Net much earlier, you can get more insight about Taman Shamelin Perkasa from the review of
Shamelin Star
. For this time, I will concentrate more about Pandan Perdana itself.

Others famous and matured town which are just a stone throw away from Pandan Perdana is Taman Maluri, Yulek, Pandan Jaya, Taman Kobena, Taman Pertama, Taman Maju Jaya, Taman Muda andTaman Putra. Yes, Cheras itself has more than 100 over taman taman!

Since 28 Boulevard is really near to so many matured established area, rest assured you don’t have to worry for basic need like food, school, grocery, bank, post office, market, hospital, clinic and you name it. All you need is your own transport!

28 Boulevard is located at Pandan Perdana, ex-site of Pandan Lake Club for those who are familiar with Pandan Perdana and to be exact the GPS coordinate for the site is 3.118521, 101.744570 . For those not familiar, need not worry, you are on the right path now, and just keep on reading.

ACTUAL SITE – 360 DEGREE

The Lake

There aren’t so many lakes around this area. The nearer lakes which known nearby are located at Bandar Sri Permaisuri and Taman Tasik Ampang Hilir.

New development beside lake is rather rare around this area, the most recent launch nearby 28 Boulevard is
Shamelin Star SoHo Residence
 which was launched at least one year ago. As of now the Pandan Lake ain’t much activities going on around here, what can be noticed that the community use it for some jogging and fishing activity.

It is nice to see but maintaining such a lake it never been easy, if the lake is being ill treated, other problems such as unpleasant odor may arise or worse still, it might become an illegal dump site. As far we know, this lake will be open to the public and not exclusive to the 28 Boulevard owners.

Let’s check out the actual site and all angles that covers all direct neigbours. Yes, with it, you don’t need to go to the site!

ACCESSIBILITY

The accessibility is quite straight forward. Let’s talk about the main access and for the shortcut we will leave to the local dragon as there are plenty of alternative.

(*All distance is approximate with car as the transport mode)

Expressway :

1. MRR2 via Jalan Perdana 3/1 > Jalan Perdana 3/2 > MRR2 (1km)

2. MRR2 via Jln Perdana 3/1 > Jln Taman Perdana > Jln Indah > Jln Pandan Indah > MRR2 (2km)

3. Jln Cheras via Jln Perdana 3/1 > Jln Perdana Utama > Jln 4/91 > Jln 1/91 > Jln Cheras (2.4km)

4. Besraya Ext via Jln Perdana 3/1 > Jln Perdana Utama > Jalan 4/91 > Jalan 1/91 > Shamelin Int (2.0km)

All I can say, the traffic condition of all inner roads mentioned above before reaching the major expressway are bottle neck during the peak hour due to traffic lights, t-junctions, narrow road (Only 2-lanes especially Jalan Perdana 3/1, Jalan Perdana 3/2 & Jalan Perdana Utama). One cannot imagine what will it be with the additional 1920units of 28 Boulevard. I am not sure will it be more worse as current situation is already worst!

During the peak hour, the time needed to access the major expressway definitely take much longer despite the absolute value of distance is low. Then again, for those who stay there area might already get used to it but for those outsiders who considering living there, it is advisable to check the actual condition during peak hour.

If one talk about upgrading by widening Jalan Perdana 3/1 & 3/2 and Jalan Perdana Utama, I am bit skeptical. My advice is better do not take it as a promise or factor in your buying decision but rather a bonus if it happens as the saying Hope for the best but prepare for the worst!

Train Station :

LRT : Maluri (2.6km), Pandan Jaya(2km), Pandan Indah (2.8km)

MRT : Maluri (2.6km) & Bukit Ria (3km)

Although there are few options of LRT or MRT train stations available but all are not walkable distance. So this is one of the disadvantage of this project as compared to those direct linked MRT/LRT projects.

SURROUNDING AMENITIES AND KEY COMPONENTS

OVERALL MASTERPLAN

A breath of fresh air to introduce such a stunning skyscraper in the rather low and mid class dotted area. It brings the phase “rich man in a poor world” a new meaning.

We can assume that the developer will follow closely the standard they’ve given to KLCC Marc Residences with nice lobby and innovative gardens and facilities. For its entry price, really there is nothing more than one can ask for.

28 Boulevard Site Plan

What are the Offering?

1.Sit on a platform of 9 storey car park podium, with ground and 1st floor reserved for lobby (that comes with concierge services) and “premier restaurants and café “retail outlets (developer will control and lease it).

2.12/13 floors for duplex units and facilities area with pools, gyms (both outdoor and indoor) and hosts of other well thought off facilities that usually comes with a good grade condo.

3.To enhance the aesthetic look of this development, they also punctual each block with sky garden on 24th and 34th floor to give residents a well airy pocket of gardening outdoor spaces instead of travelling down to facilities floor for some outdoor space.

4.4 blocks of alternative SOHOs (outer most blocks) and Service Apartments (inner facing blocks) of 2 blocks each of 45 storey and this project will definitely commanding a magnificent view of the city skylight from Pandan Ampang area and beyond.

5.Buyers will have the choice of either KL city skyline view/facility view (north view) or Pandan Lake view/facility view (South view).

Even SOHO unit will be given a carpark. Great! Two carpark, if we are not wrong, will be given to 3 bedroom units and additional carpark to even larger units.

What are the Extra Affords from Developer?

Shuttle Service for Residents to nearest LRT (Pandan Jaya). Developer will contribute a vehicle for JMB to maintain.

Retail component which will not be sold will provide more lakefront commercial activities which can be the focal point for Pandan Perdana residents. More lifestyle for Gen Y. Current mostly only aunties and uncles utilizing the lake environment.

A fountain will be made in the middle of the lake to add more “Life” on it. Not sure the lighting though.

Just Right Design is the appointed landscape architect which normally produces quality landscape design.

28 Boulevard’s Master Plan = the Game Changer for Pandan Perdana? Only time will tell.

What are the Potential Issues with this Master Plan?

Facility view units also will be looking onto the opposite units. What’s the distance between these blocks, until now, only developer knows. Hope it won’t be like Regalia experience where high floor buyers were screaming after paying so much premium! Regalia low floor buyers with garden and pool view were surprisingly happy after VPed (see below).

Phase 1, there is likely chance that KLCC won’t come to play and if lucky, your unit might get a glimpse of Pandan Lake, otherwise outer facing units will have to satisfy with the rooftop of lower cost apartments view mostly.

Question should be asked if having both sohos and apartments in the same parcel is a good idea? Assuming all 4 blocks are having the same access entrance? Will the apartment residents feel uneasy for having many visitors accessing the building 24/7 and what sort of security that JMB can impose to better control these crowd?

To add to this confusion, this development is having public access restaurants and cafes on ground and 1st floor. It will further deteriorate the privacy of residence apartment owners.

Another issue is with the up keeping and maintenance of Pandan Lake. Since this lake is a public lake. 28 Boulevard is responsible to maintain the lake for first 5 years and return back to local council. Un-confirm source also revealed that Developer may build a multiple purpose hall and the collection of the usage goes to local council as exchange for the lake maintenance. Currently the lake is maintain reasonably well. According to developer which work with local council, the cost of maintain is relatively low. Well, only technical person can confirm it. As of now, it is still potential problem.

Shuttle service costs, scheduling and arrangement. JMB needs to be on top of it to arrange it and maintenance cost will be borne by residents. 1900 units and given no MRT and LRT within walking distance, we will expect the demand for this service to be high. Good luck, JMB. Currently, Sky Residence by SP Setia is currently doing it smoothly. Perhaps more study to be done?

Land Status and Completion Date

Leasehold with commercial title. Lease is expected to expire on March 2100 that gives owners approximately 81 years lease upon completion. Developer guarantee to renew lease upon completion?

The project has 5 years approved building period and with no DIBS (i.e. pay interest for 4-5 years!), it’s a long way to wait for income generation strategy. Good thing is, no RPGT after 5 years. Also, if you expect the slowdown on property segment will be happening soon in next two years, then to have 5 years completion may not be a bad approach to avoid the bottom of the property cycle.

Density

With 1920 units sit on 11.07 acres (average 173units/acre), it is considered a high density project by any numbers, given that the 11.07 acres also consisted of 80% of the Pandan Lake area. We don’t know how KLites will treat the usage of SOHOs at this stage (solely for residential or office usage), however suffice to say that the high density is not usual for a residential project in this part of the world.

Unit Configuration

SOHO Block – 20 units per floor, 4 lifts and 2 fire escape staircases

Service Apartment – 10 units per floor, 4 lifts and 2 fire escape staircases

The plus point here is that the developer carefully segregate the SOHO residents and the apartment residents in different block therefore the usage of such units wont crash. However due to the extreme small size of the majority SOHOs, one would wonder what can a person do as business for such restricted space except for own stay purpose. However, when we get clarification from authorised agent, the SOHO block will be used as residential block with DMC to “NOT” allow it to use as offices unlike the other SOHO. Only buyer will know whether it is true when one sign the DMC later.

Is it sufficient to just four lifts for SoHo block (no issues for SA block)? To resolve this, developer is using bigger capacity high speed lift. Well, time will tell whether it workable.

Carpark Podium

We have not carefully studied the allocation of car park podium and we assume that the management will provide dedicated car park flooring for public, sohos and apartments with restricted key card accesses for each class of residents and public alike. With 9 storey car park podium, once can imagine getting to your car park spacing can be a challenge, day in day out….(kepala pening lah if you are the unlucky 11th floor parking space). Of course, developer will be providing car lift for higher floor car park owners. Again, do you want or like to wait for lift? Maintenance with cost again for JMB to manage.

Maintenance Fee

It is crucial to have sufficient maintenance budget to run this development. Estimated rm0.30 psf with average, let’s say, 600sf for 1900 units will give you a total fee of rm340k under 100% collection. We need maintenance expert’s help on this to ease the worries from buyers. Crude calculation seems like it is workable, thanks to its density.

LAYOUT ANALYSIS

EXISTING APARTMENT AND CONDOMINIUM – LOCATION-PRICE-RENTAL

Apple to Apple Price Comparison?* No. Then How?

Pricing: 28 Boulevard almost 100% Premium vs Existing Apartment/Condo in term of Psf.

Judgment Call:

(a) Is the “high end” selling point justifies its premium price? Security/ Façade/ Facilities/ Environment/ Master Plan/ Finishing/ Brand Name etc.

(b) Gen Y willingness to pay the selling price plus 30-40% appreciation in 5 years’ time? Especially “Local”Gen Y? Local 2nd or 3nd Generation to move out from current landed property but near to parent?

(c) If yes, Why? Higher End Classy Feel, More lifestyle/facilities with lakeside environment and retail component?

(d) Affordability in term of absolute amount? If yes, how many Gen Y willing to compromise space?

(e) Other than Local Gen Y, how about Gen Y nearby? Who? Cheras spillovers due to high price property – MRT effect?

If you have all the NO NO NO on the above question then answer is NO!

If you think in 5 years’ time, it is possible to get some Yes above, then you may proceed

*Nearest Comparison –
Shamelin Star – Soho Residence
 (RM530psf – RM650psf)

SURROUNDING NEIGHBOURHOOD

When we talk about project, we always talk about what are the nearby key components nearby which have direct or indirect influence on the project itself. Basically the picture above sums it all. One thing I need to highlight here is although there are quite substantial key components nearby 28 Boulevard regardless is under construction or current existing but NONE of them are within “walkable” distance based on our definition except the

Pandan Perdana Commercial area where is about 0.5km away. Then again whether is it safe to walk is another story.

All in all, this 28 Boulevard is center of everything but near to nothing! So talk about convenience, it depends on how you define it. One thing for sure you definitely need other mode of transport other than your walking!

Pandan Perdana Commercial( Approximate 0.5km)

Since the Pandan Perdana Commercial area is the nearest to 28 Boulevard, let’s zoom into it together

Don’t expect the commercial here like Solaris kind of modern facade shop or anything fancy like Publika. This area is an “old” area and most of the Cheras commercial more or less look the same.

All I can say is, the commercial here provides quite decent basic daily needs despite the exhausted look of the shop houses. Alternatively if you are looking something slightly better you can opt for the local community mall One Shamelin (To be honest, it is better you lower down your expectation on this one ) and Segi Fresh for

slighty larger scale grocery store (nothing like Tesco though)

Pandan Perdana Residential

PRICING

Soho

Studio price starts with RM270k which the lowest 13th floor unit that nearest to MRR2 side. Good unit 3,4,5 all priced around rm28xk up and KL City Centre view’s units are most expensive which are near to rm28xk up. Every floor price increment is around RM2k. So, do math if you are trying to figure out the higher floor pricing.

Service Apartment

Price varies due to the size. Type B/B1/B2/B3 (678sf to 775sf) is around RM640psf up. The value buy seems like the type C (958sf) which starts from RM570psf up. The rest are the bigger units i.e. type C2 (1184sf) an D (1367sf) which are about rm540psf up. Increment price per floor is also around rm2k to 3k.

Package? Yes, currently, the developer is giving 20%+3%+3%+3% discount i.e. 29% discount. The 3% mentioned will be in stages according to billing schedule. Just to remind you that the pricing we stated above already NETT. As Temasek is indirect JV partner, they will not allow the developer to bend the rule, therefore, your SPA price will be the NETT price! That’s the big turnoff for investors! And someone in fact raise a good question. Then WHY bother to give 20% discount? The listing price (before discount) shown in the sales office is actually the price for subsales in future! LOL.

DEVELOPER

Beverly Group

People behind the signature luxury Marc Residence located at KLCC.

Beverly Group is regional real estate player, collaborated with CapitaLand Group (a Singapore Government-linked Company), ING Real Estate Management (part of ING Group from Holland) and Lai Sun Group (a listed company in Hong Kong).

Having said that, Beverly Group has only completed ONE project in Klang Valley (which is Marc Residence). Internal source mentioned that several land deals are now on the way and we should see more projects coming into KL soon. Anyway, we would like to focus more their foreign partner, Mapletree Investments Pte Ltd (Mapletree). Mapletree is private investment holding company established in Singapore, specialising in real estate activities with own or leased property. In this project, Mapletree acts as an investment JV partner.

Mapletree was established in year 2000. The paid up share capital including preference share capital is approx. S$3.1B. The company is wholly owned by Fullerton Management Pte Ltd., which in turn is a wholly owned subsidiary of Temasek Holdings Pte Ltd, a Singapore Government sovereign fund. Mapletree is a significant retail and commercial property developer in Singapore. Mapletree also owns Mapletree Commercial Trust Management Ltd. and manages Mapletree Commercial Trust (MCT). MCT is a Singapore-focused real estate investment trust (“REIT”) established with the principal investment objective of investing on a long-term basis, directly or indirectly, in a diversified portfolio of income-producing real estate used primarily for office and/or retail purposes, whether wholly or partially, as well as real estate-related assets. MCT was listed on the Singapore Exchange Securities Trading Limited (“SGX-ST”) on 27 April 2011

As at 2014, MCT’s portfolio comprised four properties located in Singapore, namely:

• VivoCity,

• Bank of America Merrill Lynch HarbourFront

• PSA Building, an established integrated development with a 40 storey office block and a three-storey retail centre

• Mapletree Anson, in Singapore’s Central Business District.

http://www.28boulevard.com.my/

<
Registration of Interest
>

<
Shamelin Star SoHo Residence @ Taman Shamelin Review Part 1
>

<
Shamelin Star SoHo Residence @ Taman Shamelin Review Part 2
>

<
Shamelin Star SoHo Residence @ Taman Shamelin Review Part 3
>

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PROPCAFE News : 28 Boulevard @ Pandan Perdana Review Is Coming Soon – Follow Us at our Facebook for latest info!!

28 Boulevard @ Pandan Perdana – Review by Propcafe.Net is Coming Soon!

Please follow our
facebook
 to get the latest updated info!

Post
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PropCafe.Net
.

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PROPCAFE News : 28 Boulevard @ Pandan Perdana By Beverly Group: Exclusive Preview

Preview session: 28 Boulevard @ Pandan Lake at Pandan Perdana.

LATEST Facade of 28 Boulevard is out! Look at it! What do you think?

Will this be the tallest building at Cheras? If not at Cheras, atleast it be the tallest buil
…
ding at Pandan! Rich Cheras people might want to add this New landmark at Pandan as their trophy of collectionn!

As hot as the just newly brewed coffee? Tallest building at Pandan with just beside the lake. What do you think?

To respond the requests from some of the readers here and thanks to one of our supporter, PropCafe managed to request ONE session specifically for PropCafe readers on this Saturday at a 5 star hotel at KL center area.

Please email your particular such as your
name, mobile number & email to admin@propcafe.net
   and we will inform you the exact venue and time for this preview.

Seats and also our Exclusive PropCafe Review decks which will be given (for this session only) are limited, so it will be first come first serve basis.

Rest assured, PropCafe review deck will not be the sales kit. It will remain as PropCafe usual impartial review. Good/Bad, High/Low, Yes/No, Expensive/Cheap, Fantastic/Pathetic, etc…Pro and Con in all aspects will be covered before you put your cheque and pick your units.

Also thanks to publisher of
Property Insight Malaysia
 , limited magazine will be given for PropCafe’ friends who attend this session as a token of appreciation for supporting us all this while!

See you all there!

Note: PropCafe understands the seriousness on the offend of Personal Data Protect Act, your information above will not be used for other purpose except this event.

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PROPCAFE™ 360 Degree View: Rica Residence @ Sentul by Fajarbaru

Past 15months has been a rollercoaster ride for most property owners especially landlords.  Unlike US subprime crisis in 2008, SARS in 2003 and Sept 11 attack that hit global economy badly but not Malaysia, suffice to say this is one of the longest and worst crisis since 1998 Asia Financial Crisis. That’s a good 22 years span.

Fantastic Night Scene Toward MRT Station from Rica Residence

Covid-19 crisis hit all property segments from retail, office, hospitality and residential.  The residential segment for primarily affected by expatriates that fled the country, local workers that either lost their jobs or go back go back hometown while waiting for recovery. Coupled with closing and reopening of economy/industry/travel for past 15 months, it is quite difficult for anyone to make any plan.

Source: FajarBaru, Rica Residence Sentul (Facebook)

Back to Rica Sentul, the owners received VP notification few months ago. Propcafe
TM
 did a write up on on Propcafe way back in 2016. Do click
Rica Sentul review by Propcafe
 as refresher and comparison especially the façade.

Source: FajarBaru, Rica Residence Sentul (Facebook)

Rica Sentul is accessible via Jalan Perhentian and Jalan Kovil Hilir

 Access from Jalan Kovil Hilir

 Access from Jalan Perhentian

These accesses lead to respective guardhouse. One located off Jalan Perhentian and another off Jalan Kovil Hilir.

 Guadhouse off Jalan Kovil Hilir

 Guadhouse off Jalan Perhentian

The actual façade  from multiple angles

 Rica facade facing Jalan Ipoh

 Rica facade facing KL direction

 Rica facade facing Sentul direction

 Rica facade facing Sentul Park direction

The scale model façade

 Rica Foyer and Park

 Rica Scale Model Face Jalan Ipoh

 Rica Scale Model face KL skyline

 Rica Scale Model Face Sentul Park

Source: FajarBaru, Rice Residence Sentul (Facebook)

From Propcafe
TM
’s observation, the actual façade is quite assembling the scale model. The guardhouse, carpark vertical shades, sizes and ratio of the window against overall façade, aircon ledge shades, vertical and horizontal ledge/fin and color tone are quite similar to the scale model. However, the greeneries in sky gardens are starkly missed from the actual product.

Source: FajarBaru, Rice Residence Sentul (Facebook)

However, one improvement made where the open carpark the roof is provided with shades

How about actual versus the artist impression?

 Rica Sentul facade comparison

 Park comparison

 Facility deck and pool

 Guardhouse comparison

 Outdoor Sport comparison

 Rooftop landscaped garden and outdoor theater comparison

Following are Propcafe
TM
 observation

Overall façade and guardhouse is 95% assembling the artist impression. Good job Fajarbaru!

The trees along the mini park is not yet fully mature. Also, the type of trees used also not similar with artist impression.

Lush trees and greeneries are missed from landscaped terrace. Only a patch of artificial grass?

Again, the lush greenery is missed from the rooftop.

The open cinema should have timber deck but now replaced with artificial grass which seems to be impractical choice of material. The grass will not dried off easily compared to timber deck.

The outdoor sports deck need to upgraded with soft landing floor to avoid injury to users

Source: FajarBaru, Rica Residence Sentul (Facebook)

In summary, Propcafe
TM
 feels the actual construction is quite promising with actual product assembling the scaled model and artist impression. However clearly there is lack of attention by developer or their appointed contractors particularly landscaping treatment in common area. No warm and welcoming feeling at the reception area without any water feature, landscaping, sofas, arts etc.

On bright side, ridiculous amount of visitor carparks are  available. The visitor carparks are available all over the Rica Sentul compound include the covered ground floor.  Hopefully the management is open to rent out some bays especially for residents who in need of more bays.

 Visitor carpark infront of the drop off area. At least 20 bays are available here

 Few visitor carpark bays just next to the guardhouse

 Comfortable covered visitor carpark at ground floor

 Comfortable OKU parking next to the lift entrance

 Motorbilke parking bays at rear of the condo

 Few visitor carpark bays just next to the guardhouse

Propcafe
TM
also like the fact the unloading/loading bays are covered and just next to service lift. This allows ease of delivery/ moving in by contractors, mover etc. And more importantly, the unloading can be done without the concern of weather factor such as rain.

Loading and Unloading bays opposite the service lift entrance

Embracing green initiative, Rica Sentul is provided with 3 bays for hybrid and electrical car charging. Pay as you use of course

 Parking bays for Electric Vehicle

 The charging station with pay as you use feature

Once you enter the Rica, visitors and entrance will be greeted by the mini park, a great place to mingle and for kids to running around. The size of the park is around 10,000 sqft. A rare luxury even amongst condos in KL where land is so precious. The park not only serves as recreation area but also serve as the setback from the back of the 5 storey shopoffices infront of Rica Sentul.

 Mini park in front of Rica Sentul

 Mini park in front of Rica Sentul

 Mini park in front of Rica Sentul

The double volume reception and foyer is cavernous however it lacks of attentive and soft touches. Aside bench, there is no landscaping, art, water feature and sofa to occupy the space.

Source: FajarBaru, Rica Residence Sentul (Facebook)

Lift Lobby

There are 4 rooms at ground floor. One room is currently occupied as management office. Two retail lots are belong to developer which currently used as defect and developer sales offices. One empty room can be use as nursery, laundry etc. the mailbox area also located at ground floor.

 Directories is at the lift lobby

 Rica management office

 Mailbox area

 Empty space for future use

Propcafe
TM
 like is the security feature which can be considered as six tiers of security.

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What impressed Propcafe
TM
 is the CCTV coverage within the common area.  From the moment you enter the lift lobby, the movement is monitor by CCTV.  Each of the lift is installed with CCTV as well. And once you step the foot at resident lift lobby, all the angles are covered by CCTVs that located at the exits at both wings. CCTVs are installed at both end of the common corridor on both wings, giving a seamless tracking of any potential breach of security.

CCTV coverage area in typical resident level

Security tiers, patrolling guards and CCTVS will cover 95% of the security level of the condo. Another 5% which security occur is the emergency staircase. Developer didn’t let any loose end on this by installing lock on fire entry door which allows only one-way exit. The exit only can be activated via breaking the break glass and subsequently will activate alarm.

Break glass for the emergency staircase access

The facilities are primarily located at level 8
th
 and 33a.

 Facility deck at level 8

 Facility deck at level 33a

Basic facilities such as children playground, swimming and wading pool, gym and multi-purpose hall are on level 8
th

 Directory for Level 8

 Pantry equipped with Hob for cooking

 Hood is Teka brand

 Cafe area

 Playground

 BBQ Area

 Infinite swimming pool. Great place to soak in kl skyline view

 Jacuzzi

 jacuzzi and wading pool

 Gym. Adequately equipped

 Vision Fitness brand for the gym

 Common Toilet

 Sauna

 Open shower area

 Landscaped terrace with artificial grass

 Corridor around level 8

Source: FajarBaru, Rica Residence Sentul (Facebook)

On level 33a, the residents can enjoy and relax while enjoying the amazing almost 360 degree. This is one of the main features of Rica Sentul due to the mature neighborhood, Rica Sentul enjoys an unobstructed view towards KL skyline, Kenny Hills, Sentul and Sentul Park.

 Swing bed

 Another swing bed

 Outdoor sport

 Trampoline Park

 Cabana

 Landscaped Garden

 Open theater

 Amazing unobstructed KL skyline view

 Sentul view

 Jalan Ipoh with Metropolis as background

 Kenny Hills view

Some special levels will enjoy double volume sky garden which located on level 16
th
 and 26
th
. Level 26
th
 at wing B will enjoy almost 270 degree via encompass KL skyline and Bukit Tunku. The best part is this sky garden only enjoyed by 5 units!

 Sky garden on level 26

 Sky garden on level 26

 Sky garden on level 26

 KL skyline view

 Sentul view

 Sky garden allows almost 270 deg view include Kenny Hills and Metropolis

 Kenny Hills view

 Sentul Park view

Some other common area photos. The refuse room on each level is accessible via door glass and it has ventilation to outside. This will minimize any foul odor within the room. The view from the small balcony is great. Can take 5 to admire the kl skyline view.

 Typical lift lobby

 Typical lift lobby

 Common corridor around 7ft width. A good wide for a corridor

 Common corridor for those with double volume sky garden on level 27 with extra natural sunlight from sky garden opening

 Refuse room

 Glass door leading to refuse room

 The view from refuse room balcony

 Overlooking sky garden

 Type B4 the bedroom overlooking the garden

Oh did we mentioned that the carpark porch, driveway and ramp are fully coated with epoxy for long term ease of maintenance? This is an additional feature implemented by developer as this was not mentioned during the sales pitch.

 Epoxy coated carpark

 Epoxy coated carpark

One thing to note, you can see KLCC almost in every corners and spots in Rica Residences. See below

Conclusion

At the moment the market is a bit quiet given the ongoing MCO that restrict any activities which not limited to renovation but viewing as well. Rica Sentul is just 250m from underground Sentul West MRT station and once operational in Jan.2023, it will provide connectivity to KLCC East, TRX etc.

The end product is assembling the scaled model and artist impression. Propcafe
TM
 impressed with the comprehensive security measures. All units virtually enjoy unobstructed view and the view from sky gardens, rooftop and pool deck are just amazing especially the breathtaking KL skyline.

Source: FajarBaru, Rica Residence Sentul (Facebook)

However common area such as reception, facilities deck and sky garden can greatly benefit from attentive and  soft touch up such as sitting area, water feature, landscaping. Do not get us wrong, the design is practical however in Propcafe
TM
 opinion, it can be so much better with wow factor. There are so many condos in KL with well thoughtful theme and concept through the common area (Tuan Residency@Jalan Kuching just an example)

Till then, hopefully you all enjoy the article!

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PROPCAFE Peek : Sierra 6 @ 16 Sierra Puchong By IOI Properties

Updates! You need more information about 16 Sierra Puchong South? Good news, we covered
16 Sierra Puchong South here
.

Sierra 6  @ 16 Sierra Puchong

After the introduction of
Lyden
, 2 and 3-storey terrace houses, Akira 3-storey Semi-D landed hourse, La-Thea Residences condominium, IOI Properties is unveiling its latest 3-storey superlink, Sierra 6.

The development

Sierra 6 consists of 113 units of 3-storey superlink terrace, with land size from 27’x73’ and from gross built up area from 3,526 sqft.

Sierra 6 offers a dream lifestyle with exquisite living spaces, with 2 in 1 formulae, ‘hyrid’ landed property looks like a Semi-D but in substance, a link house.

Every superlink is designed as a ‘corner unit’ with 2 outdoor private garden (Tic-Tac-Toe Gardens) and lush streetscape with sculpture walk.

Importance of Actual Show Unit

Buying a property is a major financial commitment; it is assuring and comforting to be able to have a feel of what you are buying.

Due to recent property boom in Klang Valley, many developers got away selling out projects without a show flat. Buyers are only able to visualize their new homes based on artist illustrated brochure. Very often, a lot of information related to the house is omitted.

Example, type of material selection, finishing, chosen sanitary & toiletry fittings, actual feel of space utilization, window size, gate, ceiling heights, and location of pillars, so on and so forth.

This writer applauds developer that build show flat, as it is an undertaking of a commitment to customers.

IOI Properties typically did more than building a mock up show flat, IOI builds actual units of the development as show unit!

This writer welcomes such initiatives to build an actual show unit by developer; this also gives us an opportunity to review the product in great detail.

Site plan

Sierra 6 is near to the central park.

Sierra 6 is flanked by Sierra 2 and Sierra 8, and directly next to central park. It is one of the best plots of land in 16 Sierra.

Façade

The focus of this review will be on the intermediate units. We would say, the external feature of 3-storey Sierra 6 superlink is above average. It does impose a semi-d look, a closer look, it is actually a link house.

The Specs

27×73 with built up of 3,526sqf with 5 bedrooms, 1 family area, 1 study area, and maid’s room.

The Theme

The themed garden for Sierra 6 is –Tic-Tac-Toe Garden.

No surprise if you are familiar with our review with
Lyden
.

Full fledge gated and guarded community.

Sierra 6 is a 99-year leasehold strata-title project. A ‘real’ gated and guarded development. This is a rare breed in Klang Valley property scene, especially, for landed house.

Living in a strate-titled landed house, would mean that everyone pays maintenance fees, and no-one is allowed to change the façade, color scheme of the houses in the G&G community without management consent.

Maintenance fees

Maintenance will be charged based on land size at RM0.12 per sqft, so a typical intermediate unit’s monthly maintenance will be approximately RM237.

Units orientation

All Sierra 6 superlinks are north and south orientated, therefore, most intermediate units are not exposed to west sun.

We like that car porch is column free, very car-park friendly feature and save the hassle of demolition of column and car porch upgrade in future.

We also like that the car porch roof is sufficiently extended to shield the rain and sunshine.

Internal ceiling heights

Sierra 6 3-storey superlinks come with 11ft ground floor, 10ft 1st floor, 10ft 2nd floor ceiling, fairly good height clearance.

This writer stresses the importance of ceiling height for landed house, and it is almost impossible to alter ceiling height for terrace house after purchase.

The kitchen

The size of the wet kitchen is too small to our liking.

–

semi-d ‘feel’

The set back of having sierra 6 to look like a semi-d is’ 6ft sacrifice’ as void area.

Effective width for living room this ‘semi-d’ is actually less than 21 ft, well not so spacious for a superlinks ‘standard’ house.

Internal road is was told to be 40’, and it comes with bicycle lanes.

Using sand brick, at the time of review, 20-35% completed, this project may be delivered within 2 years time.

40ft internal roads

hotel ‘feel’ bathroom set up

While it is refreshing to hear it at first time, basically this is what you get.

Overall layout & finishing

The layout is practical, rooms are spacious, with large windows, and it is interesting that, the back of this unit is actually adjoining. So is this a cluster or a link? Or Hybrid, or Cluslink, wait a minute, this sounds wrong!

Interestingly the back alley actually is partially ‘covered’ walkway.

We observe that the finishing quality, general fittings given by developer are good, with strata title property, purchaser can save the hassle of external extension, and focus on internal improvements.

Price, very pricy

The indicative price is expected to start from 1.5m for an intermediate unit, at an average psf > 400, it is targeted to well to do families migrated from Puchong, Dengkil, Seri Kembangan, Kajang Putrajaya or even Cyberjaya.

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PROPCAFE™ Guide : 75 “DON’T” In Your RENOVATION Processes

Renovate

[
ren
–
uh
-veyt] /ˈrɛn əˌveɪt/

verb (used with object),
renovated, renovating.

to restore to good condition; make new or as if new again; repair.

to reinvigorate; refresh; revive.

The word
renovation
 or short for
“reno”
 is largely used in local lingual for up fitting a place of stay or work before we start to utilise the space, be it new or subsale place, residential or office, for profit or own stay. To be precisely correct, renovation is supposed to be used only for existing units and extension works need to be done to refresh the place as compared to newly acquired place in Malaysia which usually comes bare. Be it as it is, we shall use renovation or reno for this article as most people in Malaysia used to the term reno as in everything to do with adding and beautifying the living place.

So what not to be done in planning, carry out a reno process or ending the reno work or simply things to avoid be it to save your last penny, create harmonies amongst the dwellers or just reno to practicality, increase return for your money spent or other factors?

We in PROPCAFE™ with some personal experience in renovation a place for own-stay and for profit here willing to share with you guys the top 75 points of
DON’T in RENOVATION
 – sequel from our previous share of
120 Don’t’ When You Purchase A Residential Property
.

As usual, there are always two main aspects of renovation, for
own stay
 or for
profit (rent or investment)
. We won’t touch on renovation of office, warehouse, retails and etc. as these are not within our knowledge level.

Disclaimer: Remember these might not be everyone’s gospel truth. Apply when applicable. Please note that some points are inter-changeable within the categories. Enjoy reading.

PROPCAFE™ is not qualified as an expert or guru when come to renovation. If you are seeking for real professional advice, perhaps you might want to seek advice from the expert like the reputable
The Makeover Guys

where they have tonnes of experience in renovation as well as interior design work (ID) for more than 1000 units all over Malaysia for investment and own stay purposes.  There a lot of good interior designers and renovators out there, but there are not many who understand and good in renovation for investment purpose. For that you have to speak to the right guy – the one who is also an investor themselves.

Renovation/Up fitting for Own Stay Property

1. Don’t do a total “white” kitchen unless you get the approval from your domestic partner.

SUGGESTION: the arrangement of kitchen should be inputted by whoever uses the kitchen more often. If you have an eye for kitchen ID, do collaboration with your partner for functionality.

2. Don’t build swimming pool if you intend to sell your house in near future or not for long term stay. Swimming pool is one of those things that everyone likes to have one, but just not in his/her own backyard.

3. Don’t start to buy soft furniture if there no theme has been established. Your furniture also must go well with your wall colours as well.

SUGGESTION: resist of buying furniture in mega sales or big discount before the house even ready for key collection.

4. Don’t always think about white colour theme if you have small kids with you.

5. Don’t put too many hanging lamps or pendent lighting otherwise your unit will look like a light shop.

6. Don’t use 100% IKEA products otherwise your unit will look like IKEA showroom.

7. Don’t do other renovation work or moving in your furniture prior to lighting work commenced.

8. Don’t save your money on buying white goods that won’t last long e.g. fridge, dishwasher, washer, and hob.

9. Don’t put your praying altar in a tradition cabinet if you are thinking of new and modern theme home.

SUGGESTION: You can create a special area or ‘room/cubicle’ if you intend to keep the tradition and belief.

10. Don’t use fury carpet if you have a baby or toddle. This is where most gems will be hidden even when you clean it periodically.

11. Don’t always think HomeDec will save you money. Always do studies of prices before you go there.

12. Don’t bring your mum and dad to buy furniture for your home, unless they are in the trades or ID designers themselves.

13. Don’t always think that you are creative and have ID (Interior Design) sense despite all the reading of ID magazines and coffee table books. Practical experience wins over theoretical excellence.

14. Don’t hire interior designer if you don’t trust them or want to do strictly your ways.

SUGGESTION: Besides turning into your designing concept into reality, interior designer also arrange or co-ordinates your main contractor or other contractors to have your home interior done accordingly and timely.

15. Don’t put mirror surrounding your air conditioner and dining area. Mirror does give you illustration of expanding your room but the downside is that it reflects whatever images. Nobody likes to see their own image while having meals. Whereas mirror around your air-conditioner will create frost.

16. Don’t let the big gigantic water filter to spoil the beauty of your garden or car porch.

SUGGESTION: Get help from your landscaper to hide the filter or simply plant some scrubs to cover it.

17. Don’t create big balcony at upper floor(s). Most time or not, dwellers won’t utilise the space at all except put some pot plants there. Worse of all, it is a hassle to keep it clean.

18. Don’t even choose a unit with small balcony if it is facing external buildings or heavy traffic. You won’t even open the window!

19. Don’t buy deco magazine because these days all relevant and nice ID concept and pictures are available online. Beside, most magazines have more advertisement than ID pictures.

20. Don’t flip those overseas home magazines as most furniture, appliances and display items are either too expensive, not available locally or simply “made for display purposes” only.

SUGGESTION: it’s good to gauge your theme and concept but refrain from follow blindly. Compromise is the key.

21. Don’t save cost on items where it catches the
female
 attention, mostly if not exclusively the decision to rent or buy is fall on the female’s decision. Guys just need to come up with money.

SUGGESTION: areas where catch female’s attention- well designed and functional kitchen, big enough wardrobe (where space allowed), clean and functional bathroom.

22. Don’t place dark colour furniture if your unit is not big, it will create a deceptive smaller room. Same effect with dark curtains or blinds.

23. Don’t do too much contrast on colours unless you have consulted your ID designer. Remember – fashion comes and goes, but styles stay.

24. Don’t even think of doing a “raw and industrial” concept without a qualified interior designer. It could be more expensive than you think. Raw and industrial look
should stay in café
, not your home.

25. Don’t put your oversized wedding photo above your bedhead or at home’s entrance or just about any place in the house. It always never jives with the ID theme and many feng shui masters claimed that it is not good for your relationship with your domestic partner.

SUGGESTION- the best place to put your personal memory treasures is actually in the family lounge area away from the common areas. You just need to keep a standard size of your most loved photos there
.

26. Don’t buy teak furniture unless you have a big house.

SUGGESTION: teak coffee table is OK but keeps it to one piece.

27. Don’t overly decorate your unit with decorative items otherwise your unit will look like a gift shops.

SUGGESTION: try to mix and match 1D, 2D and 3D artworks to provide varieties and theme.

28. Don’t always think minimalism is better. If you still can hear the echo while in the unit, you are not renovated enough.

29. Don’t overdo your built-in furniture. It usually more expensive, beside nice loose furniture will make your home livelier and you can easily re-arrange them to give a fresh good look.

Photo Credit to Bespoke Bride

30. Don’t install different colour of curtain at each window panels unless you like to live in fun fair.

SUGGESTION: for best result, limit the curtain colours to 2. One for semi blockage and one for full blockage for the entire unit/house. Beside it keeps the flow of the unit, and not compartmentalised your unit into smaller space.

31. Don’t cover up the courtyard just to expand the under-roof build-up of your house. The sunlight and open-space will make your home more lively and open.

32. Don’t always extend your house’s build-up for the sake of extending. Space inside your house is not everything and it has no correlation to a happy home.

33. Don’t build a fish pond unless you ascertain your passion with fish and prepare to foot out the extra electricity bill.

34. Don’t put grills in your house if it is in a fully gated and guarded community. You are wasting your money on grilles and monthly maintenance fee.

SUGGESTION: If you are not ready to live in grill-free environment, then save your investment in GnG home and stay in a fenced and guarded community instead.

35. Don’t overly do your princess’s bedroom. Your princess will grow up in no time and will need to refresh the ID and décor items.

36. Don’t pay top money on latest and state of the art TV as it will be obsoleted in no time. Better save the big splash and aim to replace your TV every three years.

SUGGESTION: there is absolutely no harm in buying the previous model as the price usually drops significantly once the new model is out.

37. Don’t mix your ID ideas with your domestic partner. It will be surprisingly bad (read: not match-made in heaven) when put them together.

SUGGESTION: Seek external help or an ID designer like
The Makeover Guys

if both of you can’t compromise on common ground.

Photo Courtesy of The Makeover Guys

38. Don’t spend your entire budget on hard furnishing (non-moveable items) and leave nothing or little budget for soft furnishing.

SUGGESTION: There is no shame to recycle your old soft furniture temporarily or permanently if fund is an issue. There is absolutely not a must that your new home must be of show unit’s standard.

39. Don’t do water features in your garden as it belongs to 80s. Beside it is more hassle than you think to keep the water features clean and functional.

40. Don’t tile out your entire outdoor area, including garden strip next to drive way.

SUGGESTION: Leave some space for lawn and plants. It’s not only nicer as view, but it also reduces the temperature slightly for your home’s outdoor space and makes your abode less concrete-like.

41. Don’t buy expensive sofa if you have a cat or dog (or both) no matter how well trained your pets are.

42. Don’t over spend on your kitchen. Most of the time, this “over done” kitchen will end up as demo kitchen.

SUGGESTION:  rules of thumb, kitchen renovation budget should not be exceeding 25% of your total budget for the entire unit
.

43. Don’t cry when your toddle does his artwork on your wallpaper. If you have a small baby. Keep your wallpaper area in minimum, if it’s necessary.

SUGGESTION: wallpapers only work well in cooler climate or air-conditioned room generally.

Photo Courtesy of Trivago

44. Don’t put the big mirror on top or facing your bed unless your unit is meant for hourly rental business.

45. Don’t have to do 3-4 kitchens if you don’t usually cook or travel most time for work.

46. Don’t put blind at your main sliding doors. It is just not practical.

47. Don’t be overly concern on small defects which may take away your excitement and exhilaration in getting a new home.

48. Don’t over indulge yourself in pre-renovation process and put behind the real work to start the renovation.

49. Don’t rush in to start renovation immediately if you are moving into strata titled landed development because all external alteration and extension require approval from JMB/caretaker and most time or not, they might not be ready to provide you the right answer to your renovation intention.

50. Don’t be overly confidence or trusting your renovation contractors’ works. Just like any other paid jobs, you need to monitor and perhaps guide their works with occasional spot checks to make sure they didn’t cut any corner or carry out all jobs as per your instructions.

51. Don’t offend the security guards or the management team in your property community even though you are the owner of a million dollar property. You are on high risk of being sabotage or delay access to work done or others similar problems.

52. Don’t make enemy of your defect team and supervisor no matter how bad the conditions are. You will know the importance of befriend with them when you need emergency help.

SUGGESTION: one less enemy means one extra friend.

53. Don’t start drilling before you get the wiring and piping diagram layout. Otherwise you are on high risk of drilling into your own wallet, not to mention someone might get hurt in a way. These days most developers do provide you with water and electricity diagrams of your unit/house (some even provide with air-conditioner piping diagram) with your welcome package. Also its wiser to turn off main switch board and water main when carries out work such as drilling or nailing.

54. Don’t install ceiling fan or pre bought them before your unit even VPed (Vacant Possession). If your ceiling is way too low, especially after plaster ceiling, it will look out of place not to mention it may be dangerous to dwellers. These days new landed hardly have such issue of ceiling height but older landed, city condo and small units may still face these issues.

SUGGESTION: Opt for standing fan, table fan or floor fan where necessary. For small units, fully Air-conditioned is another option.

55. Don’t rush to install everything electrical and electronic when doing renovation. Know your power supply (1phase or 3phase) and the total loading of your electrical items.

56. Don’t install blinds or curtain until you ascertain your home facing. West facing unit probably required thicker curtain (blind is less desirable) or extra window treatment such as tinting might be required (get approval from your JMB [Joint Management Body] 1st).

SUGGESTION: It’s wise to be in your house/unit during the hottest hours of the day to ensure the effect of sunlight.

57. Don’t spoil the relationship with your new immediate neighbours before you start your renovation. Send an “inconvenience note” to pre-warn your neighbours of your impending renovation that might come with some nuisance and noise. This is more prevalence if your neighbour has new born infant.

58. Don’t be too rigid with your renovation budget. Although it is good to have a budget in mind, but in reality renovation budget always over-run. However do limit the over-run budget to not over 20% of your original budgetary. You can always live with less.

Renovation For Profit ( Rental / Investment )

59. Don’t resume all renovation works by yourself if you are not in the trade, lets other qualified ID designer or trade people do what is best of them. Don’t be pound foolish, penny wise. A well renovated unit can stands out and tenanted out months earlier.

SUGGESTION: as customer, you can always share your ID thoughts with your renovation team and must willing to compromise. Ultimately customer always right.

60. Don’t
fully furnished (FF)
the unit if fully furnished units are oversupply in the condo building or surrounding areas. Study the existing supplies of available units. Partial furnished could be more flexible and save your money too.

61. Don’t fully furnished all the 3 bedrooms (for 3 bed unit). Fully furnished 2 rooms and leave 1 room empty to have the flexibility of target different market segments. Some tenants want the 3rd room to be a study room, a baby room, a mahjong room or etc.

62. Don’t renovate your rental unit to what suit you or your taste. Put yourself in tenant’s shoe. It’s always what the
TENANT
 Similarly, it’s what the market likes, not what you like.

SUGGESTION: You never go wrong with neutral and common theme. Less (ID design) is more or you seek advice from the expert ID or renovator who is
an investor and knows what the market wants
.
The Makeover Guys
 is one of them.

Photo Credit to The Makeover Guys – Before and After Renovation

63. Don’t wear owner’s hat when comes to investment property. Always wear an investor’s hat.
Renovation for profit is a business, not a hobby.

64. Don’t start renovation work before you study the market and demand in your respective area.

SUGGESTION: You can study the existing properties as a guideline or talk frequently with seasoned agents to gauge the feedback.

65. Don’t repaint your house facade too stand out from your neighbourhood if it is for rent because not everyone likes to be the center of unwanted attention.

SUGGESTION: to avoid living next to an outstanding unit, try move to GnG (Gated and Guarded) or FnG (Fenced and Guarded) housing estate where there is control of facade alterations.

66. Don’t give in to tenant’s requests asking for an arm or leg, especially after they have viewed the unit and agreed on the rental.

67. Don’t buy new property meant for investment that doesn’t come with at least kitchen cabinets and/or some of the followings: Air conditioner, wardrobe, electrical appliances as these are the main cost items for renovation before rent out.

68. Don’t buy auction unit if you don’t have much working capital for major renovation. Auction unit renovation not comparable to new unit renovation. Auction units usually need repair plumbing, re-wiring and repaint, install or refresh kitchen cabinets and make built in wardrobes.

69. Don’t get too many quotations for your renovation, otherwise you will be confused and slowing your renovation process. Time is Money.

SUGGESTION: Build a good relationship with one or your regular trade persons for one dragon service (one stop service).

70. Don’t let your domestic partner know about your renovation and price for investment units, otherwise they will make comparison to the own stay home and making a big fuss to upgrade either to match or better what you have put into your investment unit.

Photo Credit to Huffington Post

71. Don’t get too involved in renovation of your investment units and spend unnecessary large amount of time sourcing for materials and items. One needs to strike a balance between productive and non-productive hours and be tech-wise. Otherwise your domestic partner may start to
curious
 of your
‘unaccounted time’
 outside the family hours.

SUGGESTION: Leverage the online and disruptors offering.

SUGGESTION: Always offer the opportunity for them (domestic partner)  to join you whenever you are involved in the business of renovation where possible.

72. Don’t wait for the developer to finish the defect list. Start your renovation a.s.a.p. and get your contractors to fix the small defects if it is for investment. Otherwise you will have to wait for months before you can start to market your unit for real income.

73. Don’t ever think that your fully ID designed unit will be a hot cake in the rental market. It’s always wiser to
 study and understand the current market of your unit in a particular area and renovation for demand
. ID designer is just ID designer. They might not be well-verse with your targeting market
unless they are ID specialised in property investment market
.

74. Don’t put your old furniture into a newly ready unit for rent. You could be caught with penny wise pound foolish situation.

SUGGESTION: Put them into other older unit if you want to save some bucks.

75. Don’t install dishwasher, clothes dryer and/or food disposal unit for your rental properties IF they are not 6 stars high end condominium; simply because most tenants won’t appreciate it and it won’t necessary improve your rental.

Of course there are more “Don’t” and the list can goes on and on. Please feel free to share your “Don’t” on the comment below  🙂  and once again this article is just a general guideline and NOT a “Must” follow thingy.  Along the course there will be unpredictable series of events bound to happen; you might feel exhausted, frustration, excitement, disappointment, anxious, depression and probably also mixed feeling of confusion. All in all, just enjoy the process and the journey. The more you do it, the more you will get used to it 🙂 .

In our next write up, probably you want to hear what the expert says and we will share the renovation advice from the real expert with proven track record
–
The Makeover Guys
 ,
so stay tuned please!

Footnotes:-

Domestic partner – anyone you are romantically involved irrespective of marriage status and gender.

Trades – People that are involved in construction and repairs works such as electrician, plumber, bricklayer and etc. We commonly use the word ‘contractor’ in Malaysia.

 On behalf of PROPCAFE™ and our readers, this is a big shout out of THANK YOU to our sponsors for this article. We appreciate our sponsors and together we are all helping to make a difference in the lives of many.

Thank you.

Sponsors Details

About
: IOI Properties has consistently been recognized as one of Malaysia’s top ten developers;  being known for creating sustainable and closed-knit modern communities such as IOI Resort City, Bandar Puteri Puchong & Puchong  Jaya, 16 Sierra, Bandar Puteri Bangi and Warisan Puteri – all of which are synonymous with contemporary residences, amenities, facilities and infrastructure. IOI Properties is not just about building homes, it is about creating avenues for people to shape their dream lifestyle.

https://www.ioiproperties.com.my

+603 8947 8899 / 8912 3333

About
: Everything that Paramount Property does is backed by its commitment to build with its customers in mind. By engaging with its customers for feedback and keeping up with property trends, Paramount Property delivers functional and practical products that meet customer’s expectations. Today, Paramount Property is an award-winning developer with a diverse portfolio comprising townships as well as residential, commercial, retail, educational, industrial and integrated developments. It has reputation of being
the people’s developer
, with a track record of close to four decades for building enduring addresses in the Klang Valley, Sungai Petani and now in Penang.

http://paramountproperty.my/

+603 5123 6022

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