Southern Property - 11 July 2015

THE STAR, SATURDAY 11 JULY 2015

special

SOUTHERN PROPERTY

Living atlofty heights

2 southern propertyTHE STAR, SATURDAY 11 JULY 2015

Resort-like homes

PERMAS Jaya is an established township on a 1,400-acre (566.6ha) freehold land with thriving commercial activities and community life in the heart of Iskandar Malaysia. It boasts easy accessibility to Johor Baru city centre and Singapore.

To date, more than 11,700 units of landed homes, apartments, condominiums and retail properties worth more than RM3bil have been completed, bringing the population of the community to an estimated 70,000, including expatriates.

The amenities available in this self-contained township include banking facilities, food and beverage outlets, retail centres, hotels, a sports complex and a golf course.

Planning a mixed-development township with comprehensive amenities is the strength of the developer, Permas Jaya Sdn Bhd.

Nevertheless, establishinga successful township was noeasy task and with it came challenges.

As the township matured intoits advance development stage, heavy traffic on the Permas Bridge became a concern for its residents.

However, the opening of the second bridge and the completion of the Johor Baru East Coast Highway to Pasir Gudang and Johor Baru city centre a few years ago have greatly improved the traffic flow.

Our established track record has inspired confidence in our development and ability to address any challenge, says Teh Ku Yong, chief operating officer of Permas Jaya Sdn Bhd.

A testament to Permas Jayas reputation is the residential developments in The Straits View Residences and The Straits View Condo that appeal to locals and expatriates alike, thanks to its location, accessibility and wide-ranging facilities and security features.

The Straits View Residences

With the increased demandfor high-end modern landed developments, The Straits View Residences became the first landed strata development in Johor Baru.

Developed with all-inclusive facilities and security for its residents, the freehold development enjoys a high occupancy rate and attractive rental return.

The Straits View Residences epitomises modern homes with resort-living lifestyle amid a lush green environment on a 35.2-acre (14.24ha) land.

Each of the 218 bungalows and semi-detached homes is designed with a majestic double-volume living and dining area that allows an abundance of natural light, breeze and cross ventilation for comfortable living.

The resort-style ambiance is suitably paired with extensive leisure facilities such as the award-winning clubhouse complete with a fully equipped gymnasium, infinity swimming pool, barbecue deck, sports courts and meeting spaces.

Residents enjoy unsurpassed privacy and safety in the exclusive gated and guarded residential estate in a community-centric environment, says Teh.

Elita at The Straits View Condo

The Straits View Condo is a matured development consisting of 728 units. The 113-unit Elita is a 21-storey premier condominium within the Straits View Condo and is close to the Johor Baru city centre and Singapore.

The Straits View Condo was awarded the National Level Best Maintained Buildings and Residential Development by the Housing Ministry.

The Elita offers modern and spacious designs in different configurations.

The Straits View Condo is the expatriate communitys preferred condo development in Johor Baru due to the appeal of good amenities and large unit sizes in a rich greenery setting, says Teh.

The Straits View Condo offers a vast array of community facilities that include a large clover-shaped swimming pool, private cabanas, open terrace, playgrounds, squash and tennis courts, jogging tracks, a fully equipped gymnasium, wading pool, spa pool, multi-purposehall, covered carparks, laundry facilities, mini-market, reflexology paths and 24-hour security.

Specifications:

The Straits View ResidencesBungalows Lot size: 8,000sq ft

(743.2sq m) Built-up area: 5,527sq ft

(513.5sq m) Price: Starts from

RM3,938,000

Semi-detached homes Lot size: 3,680sq ft

5,444sq ft (342sq m 506sq m)

Built-up area: 3,385sq ft 4,653sq ft (314.5sq m 432.3sq m)

Price: Starts from RM1,798,000

ElitaType A 3+1 bedroom units Built-up area: 1,819sq ft

(169sq m) Price: Starts from

RM1,230,000

Type B and C 3+1 bedroom units Built-up area: 1,765sq ft

(164sq m) Price: Starts from

RM1,080,000

Elita at The Straits View Condo offers modern and spacious designs

for its residents.

The Straits View Residences offers extensive leisure

facilities such as an award-winning clubhouse.

The Straits View Residences is the epitome of modern homes and resort-like living.

Both The Straits View Residences and the Elita at The Straits View Condo are completed and readyfor moving in, with limited Bumiputera release units available.

n For more information,call 07-289 3232 or visitwww.brdb.com.my

Residents enjoy unsurpassed privacy and safety in the exclusive gated and guarded residential estate.Teh Ku Yong

3THE STAR, SATURDAY 11 JULY 2015


Sunway Lenang Heights homes embody modern luxury.

Sleek, sophisticated interior designs are incorporated in this one-of-a-kind development.

Residence offers serene living LIVE the resort lifestyle amid peaceful greenery in Sunway Lenang Heights.

Sunway Lenang Heights is alow density (five units per acre) residential development of freehold dual-frontage homes surrounded by spacious parks.

Spread over 88 acres (35.6ha), Sunway Lenang Heights features 60% green spaces with extensive landscaping and an ultra-modern and luxurious clubhouse.

The clubhouse is a design masterpiece boasting exclusivity for residents and is equipped with numerous recreational and entertainment facilities, including an infinity pool, aqua play facility, a tennis court, gym and games room.

For those with a penchant for the outdoors, large thematicparks and bike paths provide a wholesome environment where families can have fun while spending quality time with each other.

The 20-acre (8ha) Laman Tasik Pandan and Recreational Park is situated just next to Sunway Lenang Heights, while Sunway College and the Sultan Ismail Hospital are a mere 10-minute drive away from the residential area.

The residential development is further complemented by the nearby Ponderosa Golf and Country Club and Taman Molek.

Other surrounding amenities include major hypermarkets Tesco Extra Plentong, Aeon Tebrau City Shopping Centre and Giant Hypermarket Plentong.

The residential development is an ideal investment opportunity thanks to its ease of connectivity.

Besides having access to available public buses and taxis, Sunway Lenang Heights is only 10.6km from Johor Baru via the Tebrau Highway or Eastern Dispersal Link (EDL) and 14km from Singapore via the Causeway.

Launched in 2013 and expected to be completed by 2016, the landed residential development will be made up of 28 units of three-storey bungalows, 28 unitsof three-storey semi-detached houses and 56 units of two-storey semi-detached homes.

These homes are designed with a centralised solar hot water system, three-phased electrical wiring system and laminated glass for windows and doors.

The gated communitys safety features include a 24-hour patrolling security, offering residents peace of mind in their garden-living setting.

Additionally, the security guardhouse is equipped with a CCTV, while the residential area is surrounded by perimeter fencing and homes are equipped with a home alarm system and security intercom system.

While comfortable and spacious living, green landscaping, accessibility and security make up its main components, Sunway Lenang Heights boasts a unique element.

Sunway Property is alwaysgoing beyond just developments; it also focuses on building a liveable

place for the community and considers the importance of the environment.

In understanding the importance of the environment, Sunway Property has been working on several community projects, including the Laman Tasik Pandan lake clean-up and the relocation of a century-old tree The Tree of Life to Sunway Lenang Heights that was endorsed by the founder

and chairman, Tan Sri Dr Jefferey Cheah, to conserve the environment.

The Tree of Life is now the centrepiece of the development placed at the entrance of the residential development, which pairs well with the garden home living theme of the project.

n For more information,visit www.sunwayproperty.com

3-storey bungalow 4,535sq ft 5,090 sq ft (421.3sq m 472.8sq m)

Standard land size:

Bungalow A: 54ft x 85ft (16.5m x 25.9m)Bungalow B: 54ft x 90ft (16.5m x 27.4m)

28

3-storey semi-detached

2-storey semi-detached 56

2,943sq ft 3,865sq ft (273.4sq m 359sq m)

Standard land size:Semi-detached A: 40ft x 80ft (12.2m x 24.4m)Semi-detached B: 42ft x 84ft (12.8m x 25.6m)

28

ComponentNo. ofunits Built-up area (sq ft)

Sunway Lenang Heights offers exclusive, spacious living options.

FOCUSING on security and quality lifestyle, Horizon Hills is the only premium resort-themed township with an international-standard golf course in Nusajaya.

Conveniently accessible via the North-South Highway, Malaysia-Singapore Second Link, Skudai Expressway, JB Parkway (Perling Expressway) and Coastal Highway, the development is only a short drive from major locations such as the Port of Tanjung Pelepas, Senai International Airport and Johor Baru city centre.

Family environmentMaster planning, hydrology,

natural terrain and greenscapes are key elements that form the basis upon which this townshipis built.

With freehold development across 1,200 acres (485.6ha), the gated community has 24-hour security patrol, cul-de-sac neighbourhoods and organised street-planning, aimed to ensure an ideal family-oriented environment.

As a result of extensive planning, the infrastructure within this matured township includes multiple road-loop systems, wider crosswalks, generous road shoulders, wider back lanes and roll-over kerbs. These were constructed to ease traffic

congestion, maintain privacy and ensure pedestrian safety.

Utilities such as energy, sewage and telecommunication lines are hidden underground to increase safety.

One with natureAmong the most notable

trademarks of this township is the manner in which nature has been incorporated into the development.

Acquiring the services of world-renowned architect Ross Watson, an award-winning 18-hole golf course was designed across 178 acres (72ha).

Adhering to Building and Construction Authority of Singapore (Conquas) standards, quality homes were builtaround the natural contours of what was once considered unproductive terrain.

Another interesting drawcard of Horizon Hills is the 11 residential

precincts that showcase architectural innovation and beautifully landscaped designs.

Each precinct is unique and highlights different characteristics to suit the tastes and preferences of potential owners.

These variations are not limited to the layouts such as split-level houses, condominiums or stately bungalows but are also diverse in terms of the natural surroundings they are built in.

Investors can choose to live near interweaving canals, by residential wetlands, perched on higher ground or next to the panoramic fairways of the golf course.

All houses are built in small clusters to create a close-knit community and encourage community interaction.

The waterways provide more than mere aesthetic appeal. With the implementation of Urban Hydrology Management Systems, the township utilises the existing water features to serve as a cooling agent for the golf course.

The golf course is not the only recreational venue within this vibrant township. Recognising the importance of an active outdoor lifestyle, Gamuda Land also landscaped 230 acres (93.1ha) of lush parkland.

Residents can spend countless hours in the thematic gardens, slope parks, playgrounds and wetlands that are located around the entire development. Avid cyclists can ride safely on a specially designed cycling path network that stretches 30km.

In addition, the resort club offers more than just a place to unwind and relax. Members of this signature establishment have access to excellent facilities suchas a gym, dance studio, swimming pool, tennis courts, restaurantsand lounges.

As Iskandar Malaysia continues to thrive, the popularity and value


Homes facing the award-winning 18-hole golf course.

Luxury bungalow homes in Horizon Hills showcase architectural innovation.

Family lifestyle inthe midst of nature

of Horizon Hills are also growing gradually from year to year.

Paired with world-class amenities and a lush natural landscape, the township provides the perfect balance of a comfortable and unique lifestyle.

Capital appreciation Horizon Hills is a multi-award

winning development. The project has been awarded The Edge-PEPS Value Creation Excellence Award multiple times since 2012 and most recently last year.

It was recognised for sustaining the highest property value appreciation of up to 117% within three years.

Horizon Hills enjoys high capital appreciation that has been recognised within the highly competitive property development industry.

This is reflected in the price values of its semi-detached and double-storey link houses, which rose from RM706,000 and RM291,000 respectively in 2007 to RM1.63mil (230%) and RM580,000 (200%) respectively in 2012.

Among its other achievements are winning the Best Township

Development 2014 by Property Insight Prestigious Developer Awards 2015 and The Edge Top Developer 2012-2014.

n For more information, visit www.gamudaland.com.my/horizonhills/

Horizon Hills latest launches

The Hills Two- and three-storey

bungalows from RM3.9mil

The Valley West Double-storey link houses

from RM834,800

The Cove Two- and three-storey

cluster houses from RM1.6mil

Two- and three-storey semi-detached houses from RM2mil

DSuites Condominium From 628sq ft (58.3sq m)

to 1,487sq ft (138.1sq m from RM465,800

Open spaces147 acres(59.5ha)

Commercial60 acres(24.3ha)

Lakes and streams83 acres(33.6ha) Golf course

178acres(72ha)

Clubhouse17acres(6.9ha)

Common facilities64 acres(25.9ha)

Common infrastructure263 acres(106ha)

Residential416 acres(168.3ha)

Land use in Horizon Hills.


Distinctive prime development

SITUATED within a 10- to 15-minute drive from Johor Baru city centre and the Customs, Immigration and Quarantine (CIQ) complex, Tropicana Danga Cove is targeted to be the new central lifestyle hub in the eastern corridor of Iskandar Malaysia.

Jointly developed by Tropicana Corporation Bhd and Iskandar Waterfront Holdings, this mixed integrated development has a total gross development value of RM12bil.

The 227 acres (91.86ha) of prime land is divided into four signature districts, each highlighting distinctive features that will create a modern urban lifestyle.

While the Business District will feature a central plaza, bioswale, shopping mall, serviced apartments and a convention centre, the Market District boasts a farmers market, commercial centre, pedestrian-only streets and apartments.

The development also allows residents to be one with nature.

Capitalising on the natural terrain and surrounding wetlands, nature lovers will take delight in the mangrove reserve park, amphitheatre, boardwalk, riverfront plaza and recreation park that form the Riverfront District.

The Green District will comprise a central park, terraced rain garden, panoramic hill,

international school and themed condominiums.

Conveniently accessible via the Eastern Dispersal Link (EDL), Johor Baru East Coast Highway and Pasir Gudang Highway, the development is only a short drive from surrounding points of interest.

These include the Johor-Singapore CIQ and The Second Link, Senai International Airport, Nusajaya, Educity, Regency Specialist Hospital, Aeon Permas Jaya, Komtar JBCC and Permas Jaya Golf Club.

Tropicana Corporation Bhd is excited by the current prospects as all 112 commercial units of Oasis 1 are sold out. Sales for shop offices in Oasis 2 have also been equally successful with only a limited number of lots currently available.

Complete lifestyleWithin the coming months,

Tropicana Danga Cove will launch its first strata residential precinct in the southern region.

Numerous amenities will be built to provide a safe and comfortable neighbourhood that is conducive to social interaction.

Promoting a healthy lifestyle and catering to the health-conscious, the precinct features an eight-acre (3.24ha) central park designed by a renowned landscape architect.

The design consists of a manmade lake with water features, lush greenery and park facilities. These are connected to a 2.7km jogging path with multiple fitness stations, pocket parks and playgrounds scattered along the way.

Residents will have access to the exclusive Lagoon Clubhouse that features a lagoon function room surrounded with water features, a gym and yoga deck overlooking the swimming pool.

The precincts green elements will incorporate big-tree canopies that provide shaded pedestrian walkways aimed to create a garden resort environment for residents to relax and rejuvenate after a

Specifications ofpark homes

Type A 2-storey link houses Units: 41 4 bedrooms,

4 bathrooms

Type B 3-storey link houses Units: 65 6 bedrooms,

6 bathrooms

busy day.To ensure the safety of the

residents, various security measures will also be put in place.

These include gated communities, cul-de-sac layouts, a guardhouse with proper traffic management, 24-hour patrols and the installation of CCTV cameras along the perimeter fencing.

Park homesThe first homes to be launched

are 41 units of two-storey (Type A) and 65 units of three-storey (Type B) park homes.

The architecture for each home features a wide and high double-volume living and dining space overlooking a private rear garden, lifestyle kitchen, entertainment area and balcony that overlooks a back-lane garden.

Taking into consideration the strategic location, extensive amenities as well as Tropicana Corporation Bhd and Iskandar Waterfront Holdings excellent

track record in property development, Tropicana Danga Cove offers more than just appealing investments.

Prospective property owners will soon discover a perfect balance of nature and convenient urban lifestyle.

n For more information,call 07-234 1585 or visitwww.tropicanadangacove.com

An artists impression of the central park found in the Green District of Tropicana Danga Cove.

An artists impression of the exclusive Lagoon Clubhouse for residents.


R&F Princess Cove offers luxury apartments that are sophisticated and timeless.

Residents and visitors alike can enjoy a premium retail experience at the shopping mall.

R&F Princess Cove provides for a large-scale international marina-integrated community.

Unlimited regional potentialTHE boom of Iskandar Malaysia is steadily attracting several foreign investors to discover the potential of burgeoning Johor Baru.

This southern corridor has secured a total cumulative committed investment of RM166.1bil as of March 31.

The ongoing rapid development created a total of 651,536 employment opportunities from 2007 to last year.

The region aims to have a population of three million by 2025, which will undoubtedly create a greater demand for property.

On top of that, the implementation of several government policies such as the Malaysia My Second Home (MM2H) programme encourages foreign expatriates and professionals to consider purchasing property here.

Recognising patterns of the spillover effect of Hong Kong on Shenzhen in the Singapore-Malaysia relationship, R&F Properties decided to cater to a growing demand with a foray into the southern property market of Malaysia.

The company, which started out in mainland China, introduced its maiden Malaysian project called R&F Princess Cove, which will cater to high-quality and modern lifestyle needs in a large-scale international marina integrated community.

Unique futuristic concept

Seeking to create a landmark that will foster greater harmony, growth, excitement and investment opportunities, R&F Properties aims to play a role in transformingJohor Baru into an international metropolis with a seamless connection to and from Singapore with this one-of-a-kind offering.

The unique concept of R&F Princess Cove in Iskandar Malaysia is Hopsca an acronym for hotels, offices, parks, shopping malls, clubhouse and apartments.

As the first integrated luxury development of its scale, it is set to become an accessible iconic

landmark in the heart of Johor Baru that will raise economic and architectural standards of the city.

Hopsca is the integration of hospitality, business, ecological parks, shopping, leisure, recreation and more within a comprehensive, multi-functional suburbia.

Each activity and business is connected to create a self-sustainable community with several interesting features:l Hotel A luxury five-star

facility offering classy, grand and elegant services for those pursuing business or leisure.

l Office A grade A office building that meets the expectations of multinational corporations of international standards. It is also located within reach of reliable support services and resources required to grow a business.

l Park Various options for resting and relaxing can be found within a vibrant waterfront leisure area. Adding to its exclusive edge is the 1.8km marina promenade with private yacht harbour and seaside park.

l Shopping mall R&F Princess Cove will feature a premium retail shopping complex that will house several high-end brands and top eateries. Retail and fashion outlets

as well as restaurants and ATMs can be found on the ground, first and second floors of the retail podium.

l Clubhouse Three pools, a well-equipped indoor gym, panoramic waterfront view, recreation deck and various sports courts are just some of the facilities that can be found at Skypark, Johor Barus largest facilities podium located at the top of R&F Princess Coves shoplex.

l Apartment Stylish interior design meets functionality to provide chic modern comfortand luxury within your home.R&F Princess Cove provides sophistication and timelessnessfor a modern lifestyle like no other.

Redefining comfortable city living

Built on 116 acres (46.94ha) of land along the waterfront of Johor Baru, R&F Princess Cove is located at the core of Johor Barus Central Business District and straddles both sides of the causeway to Singapore.

This strategic location enhances the potential of the five-star hotel and grade A office tower to raise the overall development and appreciation values while simultaneously attracting more

business activities to boost the local economy. In addition, residentscan be assured of excellent connectivity, especially with the proposed Rapid Transit System stations that will link Woodlands and Johor Baru.

The area is also a mere 1km drive to Johors Customs, Immigration and Quarantine (CIQ) complex and will only be a 90-minute ride from Kuala Lumpur upon completion of the planned Singapore-KL high-speed rail (HSR).

Blend of innovation and luxury

R&F Princess Cove does not disappoint when it comes to interior designing and home architecture. The buildings incorporate a windmill layout design that enhances appearance while optimising lighting and ventilation.

On top of that, the hall, kitchen and bathrooms of each unit are also equipped with windows to allow natural light and ventilation.

Each unit at R&F Princess Cove will attest to a unique design concept complemented by premium furnishing and high-quality construction materials backed by advanced smart home systems.

An R&F representative projects

great returns on investments for those who purchase property in this upcoming development.

Phase 1 of the project consisted of creating seven blocks of residential units and 292 retail units, which is only a fractionof the development planned for R&F Princess Cove over the span of 10 years.

Essentially, the return on investment in the area can be seen from its rental yield, which will be spurred by the growing population as well as increased co-dependency between Malaysia and Singapore, says the representative.

This reflects the growing demands of the southern economy in Johor Baru, which is further supported by investments from countries such as Australia, Singapore, China and Indonesia.

These regional players come together to foster a comprehensive, healthy and competitive property development environment.

R&F Princess Cove has won an Asia Pacific Property Award 2015-2016 in the Interior Design Show Home category, and The Most Popular Property Award in Malaysia at iproperty.com aswell as the Peoples Choice Award 2014-2015.

n For more information,call 1800 187 777 or visitwww.princesscove-rf.com


Commercial project capitalises on location

THE population growth in Iskandar Malaysia has been most evident in the development of local suburbs such as Taman Mount Austin,Bukit Indah and Masai.

Just five to 10 years ago, the rate of infrastructure development occurring now would have been thought impossible.

As these suburbs grow, so do the retail offerings. Aeon has recently completed the second phase of its popular Aeon Tebrau City shopping centre in the Tebrau-Austin growth corridor.

This year, you can capitalise on this growth at Mount Austin, Johor Baru, with Mah Sings latest lifestyle offering DConcept @ Austin Perdana.

Previous phases of office suites and retail lots at Austin Perdana have been snapped up by discerning investors due to its close proximity to highly populated and affluent residential areas such as Austin Heights, Taman Mount Austin, Taman Setia Indah, Taman Daya, Desa Tebrau and Taman Molek.

DConcept @ Austin Perdana is an exclusive five-storey shop office and corporate park development featuring ample basement and surface parking.

This freehold and guarded commercial area offers modern faades with a 26-foot (8m) long frontage, pillar-free walkways and high ceilings in front of all units.

The development consists of36 units, sized at 26ft x 70ft (8m x 21.5m) with private elevators anda built-up area from 8,890sq ft (825.9sq m).

DConcept @ Austin Perdana is succinctly designed to contain a 7,800sq ft (724.6sq m) commerce centre surrounded by wide landscaped boulevards right in the middle of the entire corporate park.

As such, this developmentmodel suits home improvement specialists, interior design firms, brand and furniture showrooms, and other similar or supporting businesses.

DConcept @ Austin Perdana is connected to three major highways Pasir Gudang Highway, the North-South Expressway (NSE) and the Senai-Desaru Expressway (SDE).

Surrounding amenities include

shopping malls (Aeon Tebrau City, Aeon Big, Tesco), educational institutions (KFCH International College, Sunway College, Austin Heights private and international schools), financial institutions (Hong Leong, RHB, Public Bank, Maybank) as well as hospitals and healthcare hubs (Sultan Ismail Specialist Hospital and Regency Specialist Hospital).

The development is

approximately 35 minutes drive from Senai International Airport and 15 minutes drive from the Customs, Immigration and Quarantine (CIQ) complex Bukit Chagar or Johor Bahru City Centre.

n For more information about DConcept @ Austin Perdana,call 07-355 4888 or visitwww.mahsing.com.my

About Mah Sing GroupSINCE its inception in 1985, Mah Sing Group Berhad has been at the forefront of the property market in Malaysia.

The company has become synonymous with successful, innovative and trend-setting townships over the years.

Mah Sings residential and commercial developments are set in property hot spots all over Malaysia, particularly in the Greater Kuala Lumpur area as well as Iskandar Malaysia

and Penang.These have cemented the

groups position as a premier lifestyle developer. Currently, the group has 48 projects in its portfolio across these locations.

Just last year, Mah Sing Group was named one of the Top 10 Developers in 2014 by the BCI Group and this year, it was recognised with the 2015 Frost & Sullivan Excellence in Growth Building Construction Industry Award.

DConcept @ Austin Perdana is built in close

proximity to luxurious residential areas, allowing

easy access to various amenities. Surrounding amenities include shopping malls and food outlets.

An artists impression of DConcept @ Austin Perdana.


All eyeson high-rise

By THERESA BELLE

THE Kuala Lumpur skylinestands as testament to the citys development and the fact that the residents of the capital city and its neighbours are no strangers to high-rise development.

The same can now be said for the southern region of the country as major cities such as Johor Baru, Malacca and Seremban have begun witnessing high-rise properties mushrooming in recent years.

Johor in particular has experienced exponential growth since the establishing of Iskandar Malaysia in 2006.

Several types of both residential and commercial high-rise properties began to pop up as part of the massive development, which is still underway.

The Iskandar Malaysia Development Plan outlines the five key economic drivers, which upon full completion in 2025, will ideally exist in a self-sufficient township with education, tourism and residential amenities.

According to Valuation and Property Services Department records, more than 37,000 high-rise units under construction in Johor Baru are projected to be fully operational in the next one tothree years.

Too many, too soon?When local authorities recently

approved the building of 80,900 high-rise residential units in Johor, many feared an oversupply of this property type was imminent.

This led to the Johor government issuing a freeze on new serviced apartments building applications, which understandably caused a stir among stakeholders.

Some opined that this freeze should not apply in all locations given the existing demand for high- rise property, what with the rising costs of exclusive landed property in the region.

However, several developers have since come out to say that stakeholders should not worry about a potential oversupply in the high-rise segment as these units will not be constructed and launched simultaneously.

The reported sum only represents the properties that have received approval. Not all of them have been built or completed yet, so the result on the ground is far lower than this, explains chief operating officer of Permas Jaya Sdn Bhd, Teh Ku Yong.

Acting chief marketing officer of UEM Sunrise Zadil Hanief Mohd Zaidi highlights the role of local authorities, saying they must be more aggressive in approving the number of units to be launched in the near future to curb any oversupply.

In fact, there exists within the high-rise segment itself various options to attract different buyers. Developers are coming up with novel concepts offering exclusivity with great potential for growth and value appreciation.

Some such projects launched in Johor Baru last year were Almas at Puteri Harbour, Paradiso Nuovo at Medini and Princess Cove.

Malacca joins the high-rise boom in the south with its major high-end projects, The Atlantis Residences and The Green @ Kota Laksamana.

Supply and demandWith the launch of Sunway

Iskandar in the region last year, potential investors and residents can be assured of yet another committed, long-term partnership.

Estimating to complete its township by 2017, property giant Sunway is optimistic about its prospects in the south after selling out its Citrine office suites within weeks of its launch.

We are confident that the potential and advantages of Sunway Iskandar will lead to a high capital appreciation for

buyers and investors, says Tan Wee Bee, deputy managing director of Malaysia and Singapores Property Management Division.

Tan says that the recent spike in interest for the high-rise segment in the south can be attributed to growing needs of the public.

People have come to expect more than a roof over their heads with high-rise residences, including various amenities, top-notch security and doorstep convenience.

This implies that these high-rise residential properties are gaining more traction in the south as people begin to realise all their needs can be met without necessarily splurging millions on landed property.

If maintained and managed well, serviced apartments and

condominiums can stand the test of time to generate great returns for home owners.

In light of the recent serviced apartment application freeze,some parties are moving forward with caution. According to I&P Groups sales, marketing and product manager Arry Nazroun Ahmad, the company will first monitor demand in the quarter before deciding on its next course of action for proposed high-rise releases.

We are also increasingly targeting Singaporean buyers looking to reside or invest; although the catchment has shrunk, the demand is still there, he says.

The Singaporean market is a huge one for southern developers, especially in Johor.

The introduction of Iskandar Malaysia expanded the property market for investors from across the border, as well as citizens of Singapore looking for lower-priced housing options.

For Malaysians working abroad, these Iskandar Malaysia serviced apartments and condominiums are a steal compared to those in Singapore.

With the Malaysian property market anticipating all this and more, it is safe to say that the wheels of change have accordingly been set in motion in the southern region as well. While development plans and the market shift to meet these changes, we will soon be able to determine if this high-rise boom is merely a flash in the pan or a harbinger of bigger things to come to the southern skyline.

GST The story so farIN February, Southern Property reported an anticipated rise in property prices in wake of the Goods and Services Tax (GST) implementation in April.

Despite being rated a zero- rated supply, the new tax system affects residential properties too as developers are left to bear the increased costs of building materials and labour.

Pre-GST, research house JF Apex Research anticipated a decline of roughly 10% in property transactions, with Real Estate and Housing Developers Association (Rehda) saying house prices were likely to only rise slightly by a maximum of 6%.

Extrapolating consumer behaviour in other countriesthat have implemented the tax system, CIMB Research predicted that property buyers would wait and see for up to nine months before making significant purchases post-GST.

Indeed, the southern real estate market has tried to accommodate this change.

Following up with a few

major developers to gain insight into the situation in the south three months into GST implementation, a standard response across the board was received.

While the new tax system is not directly impacting residential property prices, there is a visible slowdown in the property market recently implemented cooling measures, higher input costs, stricter mortgage approvals and investors fear of glut in the property market are some of the factors that may contribute to this.

The recent weakening of the ringgit may have played a role too, especially since the nation is still in the midst of digesting the GST.

Given this, the industry remains assuredly optimisticas experts report this as a temporary effect of the market adjusting to great changes.

Further interest in the secondary market in the second half of this year (in which

property is unaffected by new GST-inclusive costs) supports this theory, as it indicates a change in behaviour affecting market conditions and vice versa.

With Iskandar Malaysias presence in the south increasingly capturing domestic and foreign investment markets across several sectors, prospects also remain bright for the property sector as it continuesto cater to residential and commercial demands in Johoras well as Singapore.

Market conditions are also greatly influenced by the expectations of customers and competition among developers. On top of that, the south will likely be left to support the growing population of the Klang Valley when the time comes.

As a result, the burgeoning southern real estate economy should remain active and positive, spurred by the growth of Iskandar Malaysia and several other promising developments in the region, including in Malacca and Seremban.

Purchasing high-rise property

Before you place a downpayment for a high-rise lot, make sure your selection is: Located near useful amenities Whether it is schools for your children or marketing and dining options, your apartment or condominium should be connected with major aspects of your life.

Tailored to demands The high-rise market is greatly versatile, so you can choose one that meets your space and layout preferences. Commercial high-rise property, for example, consists of various small office versions such as small office home office (SOHO) and small office flexible office (SOFO).

Equipped with excellent facilities Apartment and condominium complexes often offer gyms, swimming pools and playgrounds, among others.

Secure and protected Around-the-clock security is now the norm in high-rise buildings especially residential ones, as is CCTV coverage.


An artists impression of Neuvo Centro.

Development meets business needs

UDA Land (South) has been in the property development market since 1975 and has built a track record in developing the residential and commercial projects in Bandar UDA Utama.

The township is a self-contained, mixed-development project where the residents will have access to everything within the vicinity.

The developers latest project is Neuvo Centro, a commercial development in Zone A of Bandar UDA Utama.

Inspired by the French word nouveau, which means new or looking different, Neuvo Centro aims to be the centre of the latest commercial trends.

Neuvo Centro is located within a high-population catchment area with direct access to Taman Perling, Taman Nusa Bestari, Taman Tan Sri Yacob and Taman Sutera Utama.

It is also accessible via the Second Link to Singapore, Kota Iskandar, the North-South Highway and many main highway routes that link to the rest of Johor Baru.

Neuvo Centro consists of 33 units of three-storey shop offices and is set to attract several types of businesses that can cater particularly to the residential population in the area.

We are targeting and focusing on mixed-trade businesses such as banks, cafs, mini marts, tuition centres, hardware businesses, restaurants and other community-linked businesses, says Datuk Ahmad Abu Bakar, group managing director of UDA Holdings.

The shop offices are designed to

be modern and convenient to serve as prime business venues for business owners and investors.

Each individual unit featuresa clear and direct frontage tothe main road, Jalan Persiaran Perdana, as well as natural lighting and ventilation with big and wide windows that can be opened.

Additionally, the first and second floors are designed with full glass frontage while the ground floor corridor is column-free, giving a sizeable seven-foot-wide walkways for customers and businesses alike.

Neuvo Centro also offers plenty of space for parking facilities so that the commercial centre can easily serve the households in Bandar UDA Utama.

When Neuvo Centro matures

into a bustling commercial area, it will cater to all residential needs and wants in the Zone A area.

The Zone A residential development will involve approximately 5,400 units of houses, which makes the projected total population to be about 27,000, says Ahmad.

This figure is not inclusive of the nearby high-rise serviced apartment projects that will be completed in May next year with 311 units.

This means that Neuvo Centro has a high potential for growth and investment that will serve not just the surrounding residential areas but also neighbouring matured townships.

The return for investment in this development is further asserted as Neuvo Centro is located on freehold land.

Based on UDA Lands past performance and reputation, all Bandar UDA Utama commercial projects have sold out and various community-type businesses have been set up.

The same performance can be expected for Neuvo Centro, thanks to its high accessibility and location that is surrounded by matured developments.

Buyers in this development can expect a city lifestyle where everything is within reach. At the same time, residents will be able to access various amenities while enjoying a good neighbourhood community living, says Ahmad.

n For more information,call 1800 180 089 or visitwww.udaproperty.my

The shop offices will serve as prime business

venues for business owners and inventors.

An artists impression of the Neuvo Centro shop offices that are set to attract businesses that will cater to residents.

Specifications:

Number of units: 33Lot size: 1,650sq ft (22ft x 75ft) or 153.3sq m (6.7m x 22.9m)Built-up area: 4,950sq ft (459.9sq m)Price: Starts from RM1,461,646

Easy ownership package With a deposit of RM15,000 Flexible differential payment for as long as six months Legal fees on sales and purchase agreement and memorandum of transfer borne by developer through its panel lawyers

All prices displayed are inclusive of 6% GST.


The homes at Estuari are designed to exist in harmony with nature.

The modern homes are set to appeal to potential buyers.

An artists impression of Estuari Gardens.

Eco lifestyle in Nusajaya

CAPITALISING on its impressive track record in the southern region, developer UEM Sunrise Berhad continues its commitment of building communities through multiple townships and a myriad selection of property offerings.

Competition in the south is still healthy to a certain extent, though in the near future, authorities will have to be sterner in terms of approving the number of units launched to curb potential over supply, says UEM Sunrise acting chief marketing officer Zadil Hanief Mohamad Zaidi.

Within this environment, UEM Sunrises presence in the southern region will remain strong, he continues.

UEM Sunrise remains the master developer of Nusajaya, which is strategically located within Iskandar Malaysia.

Nusajaya spans 24,000 acres (9,712.5ha) of land; approximately 8,000 acres (3237.5ha) are owned by UEM Sunrise and are in various stages of development. There are other plots of land in Kulai, Desaru and Mersing that are also awaiting development.

The developer has planned to launch a few new projects this year, including Estuari and Denai Nusantara in Nusajaya.

In the pipeline is anothernew development, Signature Residences, which will be in Gerbang Nusajaya.

Sustainable townshipA relatively new township,

Estuari is located north of Kota Iskandar and Nakhoda (the

commercial north) of Puteri Harbour, which is itself known as the crown jewel of Nusajaya.

Estuari stretches across 394.41 acres (160 ha) and the development was designed and built to incorporate much of the areas original natural environment. It is bounded by the Perepat River in the north and east, the Straits of Johor in the east and Nakhoda and Kota Iskandar in the south.

Altogether, there will be 2,858 residential units of mixed landed and high-rise strata properties. The township also has great potential for growth, especially because of its prime location.

This township promises a unique lifestyle featuring aneco-living concept where nature and the development exist in harmony, says Zadil.

UEM Sunrise has achieved its vision for this project according to Zadil, the current price and positioning of Estuaris first phase, Estuari Gardens, is just right.

We have always placed an emphasis on providing sufficient landscaped environments in every development as part of our sustainability initiative. About 40% of Estuari will be landscaped gardens. This eco-living concept offers a distinctive appeal to potential customers, he explains.

Estuari is easily accessible through the B1 Road and Puteri Harbour road networks. It is 10km from Johor Baru via the Coastal Highway and less than 15km from the Customs, Immigration and Quarantine (CIQ) complex via the Second Link Expressway.

Launch eventUEM Sunrise will host the official

opening of the Estuari Gardens Show Village on Aug 8.

Visitors and potential purchasers will be able to learn more about the new township and decide for themselves if it suits their lifestyle aspirations.

Potential purchasers will be offered special incentives at the launch.

So far, there have been more than 500 potential purchasers who have registered their interest for units in this development.

The developer also received encouraging response during the soft launch of Estuari Gardens on

July 5. The units are priced around RM500 per square foot.

According to Zadil, there is a possibility that this price will appreciate to approximately RM600 per square foot in the future.

n For more informationvisit www.estuari.com.my

Name and type

No. of units 83 83 120 63

Size in ft (m)

Corner/end unit built-up areain sq ft (sq m)

2,989 (277.7) 3,167 (294.2) 3,319 (308.3) 3,780 (351.2)

Intermediate built-up areain sq ft (sq m)

2,708 (251.6) 2,754 (255.8) 3,032 (281.7) 3,550 (329.8)

Selling price (starting from) RM1,394,888 RM1,500,888 RM1,788,888 RM1,991,888

24 x 75 (7.3 x 22.9)

24 x 75 (7.3 x 22.9)

26 x 75 (7.9 x 22.9)

30 x 80(9.1 x 24.4)

SerenityAralia

Type A1

SerenityAsteliaType A2

SerenityBriza

Type B

SerenityCalathea

Type C

Specifications of Estuari Gardens


Township attracts investmentsDUBBED the Gateway of Lifestyles, Sebana Cove Resort is located in the Pengerang region of Johor.

It is set to become the epitomeof luxury resort living with itsown private marina and 18-hole championship golf course in the midst of lush green mangrove forest reserve.

The 1,162-acre (470.2ha) resort township was designed as a fully functional self-contained integrated development, offering a myriad of comprehensive facilities and amenities.

These include waterfront resort hotels and clubhouse facilities,al fresco dining outlets, shopping malls, landscaped parks, water sport centre, medical centre, police station, religious worship places, market, primary and secondary schools as well as an international school.

Modern marinaBoasting Asias one and only

up-river marina, the 60-acre (24.2ha) private marina is able to dock 100 boats or luxury yachts up to 80m long.

The private marina, which is protected from harsh open seas, allows boaters and yachters to enjoy the breathtaking views of the pristine river mangrove reserve as they travel up the calm Sebana River.

Boaters can also sail to the nearby Shanti River, which is also known for its unique natural beauty and unspoilt mangrove.

The Harbour Masters building and Customs, Immigration and Quarantine (CIQ) checkpoint are currently being upgraded to provide better facilities and services to the foreign boaters and visitors arriving by sea.

Prestigious residenceLiving in the stylish, serene and

comfortable Fairway Golf Villas, residents enjoy three thematic lifestyles as they sail past beautiful flora and fauna of the mangrove forest reserve into the marina and play a challenging game of golf on manicured fairways.

Throughout the resort township development, the residential enclaves emphasise numerous green landscape areas, multi-tiered security system with 24-hour township security patrol and a wide road network.

Surrounding the 220-acre (89ha) 18-hole championship golf course, Phase 1 of the Fairway Golf Villas consists of 28 units of lifestyle-inspired residential homes.

Each home features modernand built-in designs that are inline with developer IJM Landseco-green concept.

These include large windows, double-volume ceilings, tinted glass windows and doors, porous openings, sun-shading louvres and a rainwater harvesting system.

The Fairway Golf Villas has land areas ranging from 5,666sq ft (509.8sq m) to 13,765sq ft(1278.8sq m) and built-up areas from 3,159sq ft (287sq m) to

4,443sq ft (410.1sq m).It has received an overwhelming

response since its launch late last year.

The immaculate green streetscape and landscaped driveways complement the precincts exclusive cul-de-sac layout.

The residents will also findthe stunning views of the championship golf course and

surrounding fresh air an exhilarating experience.

An investment havenAccording to Roger Lee, general

manager of Cypress Potential Sdn Bhd (a subsidiary of IJM Land Bhd), the Pengerang region is the only area in Johor undergoing rapid economic progression and property buyers of Sebana Cove Resort are in for a handsome return on their investments.

This is largely thanks to the 22,500-acre (9,105.4ha) Pengerang Integrated Petroleum Complex (PIPC) that is expected to become a major regional oil and gas hub.

Within the PIPC, the 6,200-acre (2509ha) Refinery and Petrochemical Integrated Development (Rapid) project by Malaysias national oil company Petronas has already commenced construction and is slated to be completed by 2019.

As Sebana Cove Resort isideally and strategically located in the vicinity of PIPC, there is nowa high influx of oil and gasrelated personnel and workers contributing to the boom of residential, commercial and

retail demands.The integrated resort township

will benefit from the many locals and expatriates who are flocking to this region, says Lee.

The combination of amenities and facilities within the luxurious integrated resort township that accentuate live, work, play and relax concept will make Sebana Cove Resort an excellent place for recreational, business and social activities.

This unprecedented economic growth will definitely boost a demand for housing and create huge investment opportunities with high rental returns.

Astute purchasers and investors should take advantage of this and secure properties within the resort township. Limited units of Phase 2 of The Fairway Golf Villas are currently up for sale, says Lee.

With major developments in and around the township taking shape, Sebana Cove Resort will not only offer once-in-a-lifetime golden property investments but also a gateway to ultimate luxury lifestyles.

n For more information,visit www.ijmland.com

Residential homes at the Fairway Golf Villas feature modern designs.

Sebana Cove Resorts private marina can dock up to 100 boats or luxury yatchs.

Visitors to the showroom can check

out Sebana Cove Resorts various

offerings.


Natures capital city

SUNWAY Iskandar is Sunway Propertys largest township project to date, spanning 1,800 acres (728.43ha) in the vast southern development corridor of Iskandar Malaysia.

It is a low-density integrated township in Medini, Iskandar Malaysia, consisting of six beautifully crafted precincts designed to cater to the demands of the growing southern population.

Citrine Residences is Sunway Iskandars first phase of development in The Lakeview precinct.

The project is envisioned to be a self-sustaining township with three components, which are:l Designer offices The rapid

expansion of Iskandar Malaysia is creating increased demands for offices in the region, which presents an opportunity for high appreciation potential. The 167 office suites are located 500m away from the Seafront precinct. The first phase development of the township, Citrine Designer Offices, has achieved a successful sell-out within two months.

l Boutique retail Incorporating covered boulevards, outdoor food and beverage spaces overlooking the lake and a socio-civic public square for events, this unique component of Citrine will drive the development of Sunway Iskandar forward while contributing to the economic growth of Iskandar Malaysia. It will consist of 51 boutique retail units spanning over 140,000sq ft (13,006.43sq m) which will be managed by Sunway Group.

l Serviced residences Due for completion in the second quarter of 2017, all residential units will come partially or fully furnished. A total of 328 units with built-up areas ranging from 626sq ft (58.16sq m) to 1,528sq ft (141.96sq m) are available on lease tenure from RM496,000 onwards.

Work, play, connectThe township is located near

Iskandar Malaysias major tourist destinations, Legoland and Puteri Harbour. In addition, Sunway has a strong team of 800 security personnel, including 350 auxiliary police under the Sunway Groups security force.

The Sunway Group sponsors reinforcement in security facilities and 24-hour joint patrolling sessions alongside the police units.

Residents of Citrine will alsobe the first to benefit from the opening of Sunway International School (SIS) in Iskandar Malaysia.

The international school will see its fresh batch of students enrol in the 2017 intake, which is when the project is expected to be completed.

Besides being the first international school in Johor to implement a full laptop programme, SIS will also offer the Canadian (Ontario) curriculum, which is one of the leading academic programmes on the global stage.

The school will enlist Canadian-certified and International Baccalaureate-certified educators to provide the best of the best to its future students.

Sunway Iskandar buyers and their families will also stand a chance to be a part of Sunway Property and Sunway Education

Groups special bursary programme, which offers attractive benefits to students that will encourage parents to enrol their child in a first-class academic institute.

SIS will join other top-notch institutes in Iskandar Malaysia, including Newcastle University Medical Malaysia and Marlborough College Malaysia.

Excellent connectivity is also accounted for with the multi-million-ringgit Coastal Highway Southern Link (CHSL) connecting Iskandar Malaysia in the southern city of Johor Baru to Singapore.

Led by Sunway Construction, this project is set for completion by the second quarter of 2017.

With the CHSL in place, thedrive from Sunway Iskandar tothe Sultan Abu Bakar Customs, Immigration and Quarantine (CIQ) complex will only take five minutes.

By providing a direct connection, the journey between the Second Link Expressway and Medini(the central business district of Nusajaya) is shortened by 10km.

On top of that, the Special Medini Incentive Scheme promises exemption from the new Real Property Gains Tax (RPGT) as well as minimum investment value for

foreign purchasers. Developments within Medini

will also enjoy Iskandar Region Development Authority (IRDA) incentives, including 10 years corporate tax exemption and 100% foreign ownership.

Building communitiesSunway Property is a household

name in the Malaysian property development scene.

A large part of this can be attributed to its commitment to go the extra mile in building not just townships but communities.

As a Master Community Developer, we are not just building a township but really a community.

Hence, we are consistently working towards the goal to provide a self-sustainable and livable environment for our communities, says Tan Wee Bee, deputy managing director of Malaysia and Singapores Property Development Division.

In effort to foster a holistic living experience for its community, natural elements will be integrated across the township in tandem with Sunway Iskandars tagline Natures Capital City.

This is highly visible with Citrines exclusive location beside a 20-acre (8ha) emerald lake garden,

which promises luxurious living within lush greenery.

Modernity is not compromised as Citrine is connected to the world via fibre optic high-speed broadband.

In addition, this township is built with sustainability in mind it features the use of natural lighting and ventilation as well as rainwater harvesting equipment to ensure that the perfect balance of city and nature is preserved for future generations.

A total of 700 acres (283.28ha) of equatorial rainforest will be integrated into the township along with natural elements such as the Emerald Lake, mangrove forest, Pendas River and Straits of Johor.

Sunway Iskandars masterplan combines luxurious city living within nature with spacious homes and ample land.

If the success of Citrine atThe Lakeview persists for Sunway Iskandar, this township will be set to transform the commercial, educational and tourism landscape in the region, thus creating a sustainable community right in the heart of Johor Baru.

n For more information visit www.sunwayiskandar.com/citrine.html

Comfortable, chic interiors give Citrine Residences a sophisticated touch.

Citrine at The Lakeview combines modern architecture with various natural elements for a sustainable balance.


Luxury living with convenienceTAMAN Molek and Taman Ponderosa in Johor Baru are developed by leading Malaysian developer Berinda Properties and provide prestigious living options in a freehold, gated signature address with a resort-like feel and environment.

Ponderosa Vista boutique residences

Exclusive living within idyllic landscapes await at Taman Ponderosa with the debut of a new collection of luxury double-storey terrace houses called Ponderosa Vista.

This nature-inspired enclave is described as a luxurious living oasis amid lush tropical greenery and pristine waters.

The double-storey terrace homes with 24ft x 80ft (7.3m x 24.4m) land area and 2,700sq ft (251sq m) built-up area are complete with interior features and designs that are not only easy on the eye but also comfortable and convenient.

Each unit comes with sustainable bamboo flooring and an energy-saving solar water heating feature, creating a sense of responsible, environmentally friendly living.

The kitchens are fitted with high-quality cabinets, while the living area, dining area and bedrooms are equipped with air conditioners.

Residents will be able to enjoy high-speed Internet with high- speed fibre optic broadband and SMATV (single master antenna television) with Astro high- definition capability.

Being a gated community, the residential area is secured with advanced security systems such as 24-hour security, home CCTV surveillance, full alarm systems, automatic gates and electronic digital locksets.

The show unit is open for potential residents to view, feel and experience the uniqueness of these homes for themselves.

A diversified collection of freehold residences is available at Taman Ponderosa, including semi-detached and terrace houses as well as luxury apartments.

These are the double-storey semi-detached houses available at Ponderosa Vista:

Type A 45ft x 90ft (14m x 27.4m) land area 3,957sq ft (368sq m)built-up area

Type B 40ft x 80ft (12.2m x 24.4m) land area 3,420sq ft (318.8sq m)built-up area

Molek Pine 4 luxury apartments

Following the success of Molek Pine Towers 1, 2 and 3, Molek Pine Tower 4 has been introduced as Berinda Properties latest offering in the thriving township of Taman Molek.

The latest addition to these luxury apartments consists of 37 storeys and offers a range of options, including two- or three-bedroom units, four-bedroom

duplex apartments and penthouses.

The high-end high-rise residences are kept secure round-the-clock with radio frequency identification, two-way audio intercoms, a security access card system and 24-hour security and CCTV surveillance.

Other attractive amenities are:l Exclusive clubhouse with a Japanese onsen spal Swimming and wading poolsl Tennis, badminton and basketball courtsl Barbecue pitsl Gymnasium, fitness station and saunal Childrens playgroundl Function rooml Convenience centre

The luxurious Molek Pine 4 has received recognition for the green measures it incorporates into its designs. Its most recent accolade was a special green neighbourhood initiative award from Majlis Bandaraya Johor Baru for its rainwater harvesting system installation.

Molek Pine 4 was also the first residential new construction (high-rise) in the country to be awarded the prestigious platinum rating in Malaysias Green Building Index,

a nod to its commitment to environmental sustainability.

Molek PulaiA new-generation habitat,

Molek Pulai comprises small office, home offices (SOHO) with built-up area from 688sq ft (63.9sq m), two-storey shop offices with built-up area from 3,351sq ft (311.3sq m) and serviced apartments within the matured

township of Taman Molek. Among its outstanding qualities

is its integration of green sustainable designs to meet the increasing demands for an environmentally friendly development.

Its green features include a rainwater harvesting system to collect rainwater for irrigation use, energy-saving lights for common areas, an essential power backup system to ensure power supplyto common areas, lifts, a fire protection system and security system, a natural cross ventilation system for the tower and basement carpark as well as water-saving fittings for all bathrooms.

Priority on security is evident with its multi-tiered security with state-of-the-art radio frequency identification technology and 24-hour security.

For residents convenience, residential units have built-in kitchen cabinets and vanity counter tops for all bathroomsand fibre optic and infrastructurefor high-speed broadband telecommunication with Astro high-definition capability.

Molek Pulai comes complete with a myriad of resort leisure and recreation facilities such as a gym,

swimming pool, wading pool, sky garden, sauna, barbecue area, function room, childrens playground and childcare centre.

Taman Molek affordable homes

In line with the 1Malaysia Peoples Housing Scheme in Johor Baru, Taman Molek has launched affordable Rumah Mampu Milik Johor (RMMJ) apartments.

This move enables low-to-middle income earners to own a home in one of the most coveted townships in Johor Baru.

The RMMJ apartments comprises three blocks, each with a different number of units Block A has 213 units, Block B has 212 units and Block C has 215 units, all affordably priced from RM150,000.

Interested applicants can apply for RMMJ apartments online via www.erumah.johor.gov.my under Zon Johor Baru and Kawasan Permas Jaya & Plentong.

The completed application forms and relevant documents should be sent to SUK Perumahan located at UTC Kotaraya or Nusajaya.

Convenient and comfortable living

These premier residences are located in Taman Molek and Taman Ponderosa, which are distinct lifestyle and financial hubs.

With 17 banks and financial institutions in the area as well as several restaurants, cafes and bistros, residents will be able to find a mix of goods and services that cater to their lifestyles without having to travel outside their residential area.

There are also hypermarkets, shopping malls, enrichment centres and golf courses for shopping, entertainment or leisure purposes.

Education is also accounted for as schools are available in the area, making this residential area suitable for families with young children.

Convenient amenities such as 7-Eleven and pharmacies are within the area as well.

Those with an affinity for nature may visit the nearby 20-acre (8ha) Pandan Lake and Recreational Park.

Accessibility is a great advantage to new developments, which are located just a minute or two away from the Taman Molek financial and lifestyle hub as well as Ponderosa Golf and Country Club.

Highways such as the Tebrau Highway, Eastern Dispersal Link (EDL) and Pasir Gudang Highway are a mere five-minute drive away, while the North-South Highway and hypermarkets such as Aeon Big, Giant and Tesco are an eight-minute drive away.

The city centre of Johor Baru and the Customs, Immigration and Quarantine (CIQ) Complex are less than a 15-minute drive away while Seri Alam (also known as City of Knowledge) and the Senai International Airport are less than a 30-minute drive away.

n For more information,visit www.berinda.com

Ponderosa Vista homes advocate an environmentally friendly living amid lush tropical greenery and pristine waters.

Residents of Molek Pine Towers will be able to enjoy many amenities.

The four Molek Pine Towers offer luxury apartments in the thriving township of Taman Molek.


Type B double-storey terrace houses in Laman Beringin.

An artists impression of Laman Beringin.

Thoughtfully planned residencesLOOKING for a home that fits your requirements can often be a tedious task, especially when you are trying to house a growing family and find a place that suits your lifestyle.

With the rise of several developments in Iskandar Malaysia, the southern region of Malaysia offers practically priced properties set in strategic locations within bustling and well-developed townships.

I&P Group has developed several residences that offer affordability and convenience to its residents.

Taman RintingLaunched in 1982, Taman

Rinting is located 12km from Johor Baru and the Causeway, with direct access to the Pasir Gudang Highway and the Eastern Dispersal

Link (EDL).With an impressive land area of

831 acres (332.6ha), Taman Rinting is set to have a total of 1,358 units and an expected population of 6,790.

Residents who wish to commute to Pasir Gudang and Johor Baru will find Taman Rinting a highly preferred location with high capital appreciation.

With so much land available in the area, a vibrant and progressive future awaits at Taman Rinting as more opportunities are expected to arise from the completion of mega infrastructure.

Residents have access to popular retail outlets such as the newly opened Mydin hypermarket located within Taman Rinting, as well as Tesco hypermarket and Todays Market, which are located just five minutes drive away and

are popular choices for locals. All these add to the appeal of living in Taman Rinting.

The welfare of residents is also taken care of as they can seekhigh-quality medical care at the Regency Specialist Hospital.

Taman Rinting is also known to have produced some of the states top scholars and academic achievers.

There are two primary schools, one secondary school and one religious school located in the development.

Small industries are spread across Taman Rintings commercial areas, making it a perfect venue for those who seek a harmonious community.

Further development will see shop offices and a mixed residential province add to the facilities already available in

Taman Rinting.

Laman BeringinA well-planned development

designed to meet the needs and comfort of the whole family, Laman Beringin, located within Taman Rinting, provides abundant amenities to accommodate a rapidly growing community.

Comfort is an important criterion to look out for when buying a family home and Laman Beringin brings several modern features together to create such a home.

Strategically located close to two schools, residents can be assured of access to quality education for their young ones.

Laman Beringin is also conveniently located less than 20km from the North-South Highway and Senai-Sesary Highway and only 16km fromthe Customs, Immigration and Quarantine (CIQ) complex in the Southern Integrated Gateway.

The Tebrau Highway and the towns of Pasir Gudang andPermas Jaya are less than 10km away.

It is easy to feel at homewithin Laman Beringins serene environment, which is surrounded by lush greenery.

Safety is also taken into account as the neighbourhood police station is located within the development.

There are several fast food

outlets in addition to the many other food and beverage choices made available to residents. Many facilities are within easy reach in Laman Beringin.

The availability of education, entertainment and easy accessibility make Laman Beringin an ideal place to call home and the perfect place for children to learn, play and grow.

n For more information,visit www.inp.my

An artists impression of Type A double-storey terrace houses in Laman Beringin.

Types of double-storey terrace houses in Laman Beringin

Type A 24ft x 75ft (7.3m x 22.9m) Land area: 1,800sq ft (167.2sq m) Built-up area: From 1,845sq ft (171.4sq m) 4 bedrooms with 3 bathrooms

Type B 24ft x 73ft (7.3m x 22.3m) or 24ft x 75ft (7.3m x 22.9m) Land area: 1,752sq ft (162.8sq m) or 1,800sq ft (167.2sq m) Built-up area: From 1,917sq ft (178.1sq m) 4 bedrooms with 3 bathrooms


Thoughtfullyplanned foryour future

For more information, please call:

Developed by :

2 Storey Terrace House FREEHOLD BUMIPUTERADISCOUNT

TYPE A & TYPE B.Lot Size 24 x 73 / 75.

4 Bedrooms | 3 Bathrooms.Built-up area from 1,845 sq ft


Office towerexclusive features

Situated in Medini Business Zone Fibre optic network throughout the building Low-density business suites Landscaped garden and sky terraces Versatile layout and implementation opportunities Certified green and energy efficient Automated waste collection (by Stream) Professional building management 24-hour security and access control Security system provided by Samsung S-1 Security Solutions Korea Samsung air-conditioning and mechanical ventilation (ACMV) system

World-class amenitiesat one location

UNITED Malayan Land Bhd (UMLand) will soon unveil the mixed development UMCity Medini Lakeside. The developer has formed strategic alliances with international brands such as the award-winning builder Samsung C&T and other global industry leaders.

This development is destinedto be a stand-out business and lifestyle venue within the Medini Iskandar Development Zone.

Showcasing 5.03 acres (2.04ha) of corporate office tower, retailand world-class hospitality components, this project is pushing new boundaries in integrated mixed developments.

Samsung C&T, whose portfolio includes renowned buildings such as the Burj Khalifa in Dubai and Tower 2 of the Petronas Twin Towers, is the main contractor for this flagship development.

With the Korean firms experience in such prominent buildings, UMLand is confident in creating a world-class commercial hub in the region.

Hi-tech office blockBoasting state-of-the-art facilities,

the UMCity Corporate Office Tower takes advantage of Samsungs technological expertise.

Samsung S-1 Security Solutions Korea will be designing a security system for the building.

Energy consumption and resources are kept to a minimum with the installation of Samsungs air-conditioning and mechanical ventilation (ACMV) system.

The network infrastructure also includes a fibre optic backbone throughout the 18 floors of large corporate office spaces and business suites.

An automated waste collection system will be supplied by Stream, a market leader that has projects in the United Arab Emirates, Qatar and Singapore.

Besides office security and technology, UMLand is working with the Regus Group of Companies, an international serviced office provider.

Specialising in meeting the needs of large corporations as well as small businesses, the worlds largest provider of flexible workspace will help its customers maximise efficiency while maintaining flexibility and agility in their daily operations.

Convenience and hospitality

As UMCity is strategically located in Iskandar Malaysia, it is within the proximity of Legoland

Malaysia, Gleneagles Medini Hospital, Puteri Harbour Ferry Terminal, Johor Baru city centre and Senai International Airport. Singapores central business district is only 40km away.

Travelling between Kuala Lumpur and Singapore will also be quick and convenient as Nusajaya is one of the proposed stops in the high-speed rail (HSR) project.

In light of the high traffic flow passing through the region, two serviced apartments (Shama Medini and Citadines Medini) and a hotel (Ozo Hotel) will be developed.

Residents looking to reside within this development can opt for the Citadines Medini, operated by The Ascott Ltd, or the Shama

Medini, which is operated by the Onyx Hospitality Group.

Renowned for its upscale serviced apartments, Shama Medini will offer high investment benefits and handsome returns for property owners. The Onyx Hospitality group also manages the savvy Ozo Hotel.

These award-winning hospitality chains offer practical, stylish and comfortable accommodation.

Visitors to UMCity will also enjoy vibrant lakeside retail outlets and al fresco dining once the three-storey retail podium is completed.

Lush green areaPart of the development includes

a 12.8-acre (5.18ha) lake park and

garden. International architecture and design firm Aecom, listed as one of Fortunes Worlds Most Admired Companies of 2015, will be designing this recreational park.

Along with the promenade, boulevard and wetlands, the lakeside park will feature an educational gathering pavilion, fitness equipment, boardwalk, bus stops and a 5km jogging track.

Recognised as one of the top 10 developers at this years BCI Asia Awards (awards given in recognition of leaders within the architectural and building industry), UMLand is excited about its latest development.

With a gross development value of RM1.2bil, the development is due for completion in 2018.

UMCity Medini Lakeside was also awarded the Best Office Development at the Asia Pacific Property Awards two months ago.

The development is poised to be an environment conducive to business, leisure and residential living.

n For more information,visit umcity.com.my

Incentive scheme No sales restriction on foreign ownership No RM1mil minimum price threshold for non-Malaysians No Real Property Gains Tax (RPGT) 10-year corporate tax exemption for approved and registered companies in Medini Reduced income tax for qualified knowledge workers

UMCity Medini Lakeside is poised to be a development fit for business, leisure and residential living.

An artists impression of UMCity Medini Lakeside.


SERI Impian is a township within the Kluang city centre that embraces the undulating contours of green landscaping and nature.

The nearby Gunung Lambak, a recreational forest reserve and tourist attraction, further adds to the natural surroundings and provides breezy and cooling effects for the township.

Styled as a serene and harmonious urban township, Seri Impian is well planned with a host of innovative and inspired development properties.

These include shopping complexes, a transportation hub, government and private institutions, a mosque, a religious school, healthcare centres and more.

The township advocates a healthy, recreational and outdoor lifestyle by offering public and open spaces such as a lake park, town parks with cycling and jogging tracks, exercise stations, gazebos and playgrounds.

Gunung Lambak, with its summit at 510m above sea level,is the towns best kept secret.

Pathways and wooden bridges are provided, making the trek to the summit easier. A breathtaking view of the Kluang town awaits the successful climber.

Seri Impian is easily accessible via the existing Jalan Kluang-Kota Tinggi road and well connectedto the proposed Kluang-Pasir Gudang Expressway at a strategic interchange and exit point within the township.

Whether you are looking for a place to call home or a site for a business venture, Seri Impian promises a serene and harmonious location amid urban vibrancy and conveniences.

Impiana BayuExpect gentle breeze and

soothing air at Impiana Bayu, where a modern lifestyle concept is

complemented by the abundance of nature in the Seri Impian township.

The contemporary designs of both the single- and double-storey link homes are carefully conceived to blend harmoniously with the contour of the freehold land.

The architecture of the double-storey Eugenix homes maximises the feeling of free-flowing space, volume and height.

These attributes result in a seamless integration of interiors that open up onto a spacious balcony, while windows that offer panoramic views provide an abundance of natural light as well as cooling ventilation.

Eugenia, the single-storey link homes, offers owners pleasant and comfortable living spaces that blend functionality with affordability.

The stylish homes are designed to cater to the needs of young, growing families.

Spacious rooms and a study area provide plenty of space for active family members.

Specifications:Eugenix

4 bedrooms, 3 bathrooms Lot size: 20ft x 70ft (6.1m x 21.3m) Built-up area: 2,325sq ft (216sq m)

Eugenia 3 bedrooms, 2 bathrooms, 1 study area Lot size: 20ft x 70ft (6.1m x 21.3m) Built-up area: 1,220sq ft (113.3sq m)

Impiana Bayu 2Experience the luxury of

contemporary living amid the beauty of nature when you choose to reside within the newest precinct in Seri Impian, Impiana Bayu 2.

These prestigious contemporary two-storey link homes are thoughtfully crafted with quality finishes and elegant layouts to enhance living. Here, homes are designed with a sense of style and touch of distinction.

Impiana Bayu 2 is also guarded with perimeter fencing to ensure safety.

Capture the essence of true living within the wonderful sanctuary of Impiana Bayu 2.

Specifications:Euphoria

4 bedrooms, 3 bathrooms Lot size: 22ft x 75ft (6.7m x 22.9m) Built-up area: 2,093sq ft (194.4sq m)

Euphony 4 bedrooms, 4 bathrooms Lot size: 22ft x 75ft (6.7m x 22.9m) Built-up area: 2,500sq ft (232.3sq m)

Impiana HeightsMarvel at the essence of the

design from the high ceiling to the glass panels used, every space of Impiana Heights homes is utilised to accentuate luxurious excellence.

The artful composition is heightened by carefully selected fittings for quality and timeless appeal to complement and maximise the space.

The outdoors is nothing short of grandeur either. Residents can expect to enjoy the generous open spaces, a stunning landscaped lake park and town parks.

The young and the old can take full advantage of the three-acre (1.21ha) recreational ground fitted with numerous facilities such as jogging tracks and running trails, basketball, badminton and sepak takraw courts, a playground and exercise equipment.

A place of serenity and splendour

Offering single- and double-storey bungalows and semi-detached homes, Impiana Heights provides a safe and secure residence that fosters close family ties and a sense of communal unity.

Furthermore, the residents can be assured of their safety with the installation of perimeter fencing and the presence of 24-hour security guard.

Specifications:Palazzo 1

Single-storey bungalow 4 bedrooms, 3 bathrooms Lot size: 60ft x 100ft (18.3m x 30.5m) Built-up area: 2,920sq ft (271.3sq m)

Palazzo 2 Double-storey bungalow 4+1 bedrooms, 4 bathrooms Lot size: 60ft x 100ft (18.3m x 30.5m) Built-up area: 4,550sq ft (422.7sq m)

Vistania 1 Single-storey semi-detached house 4 bedrooms, 3 bathrooms Lot size: 60ft x 80ft (18.3m x 24.4m) Built-up area: 2,345sq ft (217.9sq m)

Vistania 2 Double-storey semi-detached house 4+1 bedrooms, 4 bathrooms Lot size: 60ft x 80ft (18.3m x 24.4m) Built-up area: 3,780sq ft (351.2sq m)

Impiana AvenueTaman Seri Impians growing

population catchment of approximately 15,000 residents has great connectivity to the North-South Highway that allows access to neighbouring towns, including Mersing.

Commercial activities are rife in a vibrant township such as this.

A premier commercial hub located at Taman Seri Impian and within proximity to Kluang city centre, Impiana Avenue offers superb value and a high potential for business, making it a great investment opportunity.

With only 26 units available, the double-storey shop offices nestle on freehold land just a stones throw away from schools, universities, a hospital and other amenities. It is located approximately 5km from Aeon Big, Econsave Hypermarket and the Kluang town centre.

n For more information,visit www.seriimpian.com.my

An artists impression of a park suitable for rest and recreation at Seri Impian.


Exclusive showroom factoriesISKANDAR Malaysia is a fast-growing economic hub with thriving trade opportunities for established businesses and new ones alike.

Johor is one of the top three destinations for foreign direct investments in Malaysia.

Permas Jaya Sdn Bhd recognised the strategic location of the township and the limited choices for showroom factories close to Johor Baru city centre. Thus, PJ20 Permas Jaya was developed.

The integrated industrial hub caters to the growing demand for industrial properties and relocation of many small and medium enterprises from Singapore and other Asian countries to Iskandar Malaysia.

PJ20 Permas Jaya is an industrial development of 20 exclusive showroom factories comprising 12 cluster units and eight semi-detached units.

These contemporary showroom factories offer a practical layout for various industries with their spacious and comprehensive designs.

The broad access road as well as ample loading space and production area are essential parts of PJ20s infrastructure design.

Businesses such as those selling cars, furniture or distributors in light industries will find that PJ20 is a suitable location for their showrooms.

The showrooms are of practical size with an affordable price for an industrial space, says Teh Ku Yong, chief operating officer of

Permas Jaya Sdn Bhd.PJ20 is located in an established

prime industrial park within the Permas Jaya township and with a ready supply of workforce. It will complement the success of the well-occupied existing industrial development in the vicinity.

PJ20 offers high accessibility and visibility as its key strength. It is only a 10-minute drive to Pasir Gudang Port and Causeway, 30-minute drive to the Senai

Airport and Port of Tanjung Pelepas, and can be easily accessed via the Eastern Dispersal Link Expressway, North-South Highway and Second Link Expressway to Singapore.

Positioning and visibility are key features for successful businesses and these showrooms are accessible from and fronts the Johor Baru East Coast Highway that links Pasir Gudang to Johor Baru city centre, North-South

Highway and Singapore an advantage not many showroom factories can boast of, says Teh.

Businesses will enjoy high returns on investments due to its ideal location, suitably priced units and excellent access to the major exit and entry trade points in Iskandar Malaysia.

n For more information,call 07-289 3232 or visitwww.brdb.com.my

Specifications:

3-storey cluster factories Lot size: 6,601sq ft

(613.3sq m) Built-up area: 8,953sq ft


RM4,071,000

3-storey semi-detached factories Lot size: 7,847sq ft

(729sq m) Built-up area: 8,757sq ft


RM4,248,000

PJ20 Permas Jaya has been developed to offer showroom factories that are close to Johor Baru city centre.

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Southern Property - 11 July 2015