Smallest homes

How small can a house be in Malaysia? Do you think that cabinet space living only exists in high density countries like Hong Kong and Singapore? With house prices outstripping affordability, Mal...

How small can a house be in Malaysia? Do you think that cabinet space living only exists in high density countries like Hong Kong and Singapore? With house prices outstripping affordability, Malaysians simply cannot afford big spaces when they are just starting out. The trend of small homes isn’t just in Hong Kong and Singapore – they are also in Malaysia! Check out our list of 10 smallest homes we found in KL & Klang Valley.10) Zeva @ Equine SouthBuilt-up: 455 sf Completion: 2015 Approximate Price: RM188,000 Indicated price psf: RM555 Developer: Trinity GroupStarting at 455 sq ft, Zeva is the biggest in our list. The 766 units apartments is located in the bustling town of Serdang and spread over 3.71 acres. The main reason for the Mickey Mouse size is to fit into the tight budget of the young people in the area. Nonetheless, with many universities nearby, there is good rental demand for this well located development. 9) Garden Plaza, CyberjayaBuilt-up: 450 sf Completion: 2015 Approximate Price: RM280,000 Indicated price psf: RM658 Developer: Mah Sing GroupAnother student focused development is Garden Plaza, which is within walking distance and directly linked to Limkokwing University. Mah Sing has planned Garden Plaza to  specifically cater for the student lifestyle with a retail plaza called Garden Boulevard. The retail stores, supermarket, convenience stores and service stores are absolute plus points for students who live there most of the week.8) Metropolitan Square, Damansara PerdanaBuilt-up: 450 sf Completion: 2013 Approximate Price: RM400,000 Indicated price psf: RM599 Developer: MK Land HoldingsFor young office workers and outstation execs, there is Metropolitan Square. The development has a good yield from tenants working in surrounding offices in Mutiara Damansara and Damansara Perdana such as PJ Trade Centre & Menara UAC, Menara KLK and many more. The building has many facilities, including 6 pools, 2 badminton courts, 2 playgrounds and even a reflexology path. has several units available in VR. Check out Metropolitan Square HERE.7) Solstice @ Pan’gaea, CyberjayaBuilt-up: 450 sf Completion: 2016 Approximate Price: RM340,000 Indicated price psf: RM759 Developer: OSK PropertySolstice is only completing this year and has a slightly higher pricetag than similar properties in the area. However, being within close proximity to the many higher education institutions at Cyberjaya, there is a constant stream of ready student tenants, which is attractive to investors. 6) Main Place Residence, Subang JayaBuilt-up: 418 sf Completion: 2014 Approximate Price: RM300,000 Indicated price psf: RM620 Developer: Bina Puri PropertiesInvestors of Main Place Residence are assured of high rental yield due to many expats and students in this area. This development is a serviced apartment built on an upscale retail mall, and comprises of facilities such as an infinity-edged pool, gym, lounge, sauna, launderette, 3-tier security system and 24-hour CCTV surveillance. Residents can enjoy free parking for the first 4 years, but will be charged on a rental basis after the initial period. Rentals are close to 4.8% for the current pricetag.5) Menara Rajawali, Subang JayaBuilt-up: 400 sf Completion: 2013 Approximate Price: from RM175,000 Indicated price psf: RM679 Developer: Link VenturesOne of the older small units in Subang Jaya is Menara Rajawali. Capitalising on its location on the same row as INTI College, Metropolitan College and Taylor's College, it is clear that it is built for college students from out of town. 4) Ritze Perdana 1, Damansara PerdanaBuilt-up: 382 sf Completion: 2006 Approximate Price: RM260,000 Indicated price psf: RM745 Developer: Usaha Hartamas Hitting the 3XX sq ft is Rite Perdana in Damansara Perdana. The units are so small that its open-concept bathrooms can be seen from the living area. Having guests and friends over will certainly add some excitement!3) Empire Damansara, Damansara PerdanaBuilt-up: 363 sf Completion: 2013 Approximate Price: RM268,000 Indicated price psf: RM737 Developer: Mammoth Empire GroupEveryone has heard of the compact units of Empire Damansara. Surprisingly, it only sits at No. 3 on our list. Empire's studio units were launched at about RM172,800 for 363 sf — lower than neighbouring Ritze Perdana 1 (RM180,000) and Neo Damansara (RM240,000), to appeal to investors. Car parks are not provided but can be rented on a monthly basis, as part of its pricing strategy.2) Maytower, Dang WangiBuilt-up: 351 sf Completion: 2007 Approximate Price: RM370,000 Indicated price psf: RM955 Developer: MaylandSurprisingly, this is the ONLY entry on our list with a Kuala Lumpur address. Built a long time ago, in 2007, the development escapes the local council's (DBKL) recent restriction on service apartments minimum sizing. Maytower is situated in the centre of the commercial and trading hub in Dang Wangi. Savvy owners can profit from renting their units out on a short-term basis. Maytower remains a solid investment choice as it is only a few kilometres away from KLCC. Type A has the smallest built-up size (351 sf), which is ideal for renting out and can bring up to 5% in gross rental yield.1) centreSTAGE Designer Suites @ PJ Section 13Built-up: 301 sf (Type A) Completion: 2014 Approximate Price: RM 295,000 Indicated price psf: RM980 Developer: Cherish Springs (a subsidiary of Leadmont Group)Topping our smallest homes in KL & Klang Valley is none other than... TADA... centreSTAGE. centreSTAGE is also the most expensive small unit on our list, hitting almost RM1,000 psf for a PJ address. centreSTAGE consists of miniature designer office suites for individual living, with built-up sizes starting at 301 sf. To give an illusion of larger space, the bathroom is fully cladded in glass – just like Ritze Perdana – so having guests over would be (ahem …) interesting! This integrated leasehold development has more than 30 units per floor. Without doubt, centreSTAGE takes the crown for having the smallest residential unit in Klang Valley (and would probably remain so due to new minimum size restrictions in Selangor)!CONCLUSIONFrom our compilation, it seems like these units are mainly built for investment returns from student rental as they are located close to universities;Generally, the price psf is quite steep even for Cyberjaya, making the absolute price near to RM400,000. For a similar price you can get a landed property in Sungai Buloh;If you are thinking of buying something this small, you might only find them in the sub-sale market from now on as  DBKL has restricted the construction of any service apartments under 650 sq ft;Selangor has also placed a restriction on SOHO/SOVO to no less than 450 sqft and for Service Apartments, no less than 550 sq ft (as of Sept 2016);Price pressure is shrinking our units but there are always good deals in the sub-sale market. Drop us a Buyers Concierge inquiry and we will find it for you!SIGN UP with, you can check the latest transacted prices or list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia.



Everyone and their uncle have their own theories on how to track property values and spot undervalued markets.Some of them are based on gut feel, while others have complicated calculations that no ...

Everyone and their uncle have their own theories on how to track property values and spot undervalued markets.Some of them are based on gut feel, while others have complicated calculations that no one else may understand.So we decided to come up with a simple, yet fairly effective, way to analyse property values that can be read over a cup of coffee.Presenting the Café Index — the caffeine-laced guide on property price trends.The Coffee ConnectionMalaysia has been growing coffee for centuries, and the humble kopitiam is a staple watering hole for local communities to gather and exchange the latest gossip.However, in the late-1990s, a whole new coffee culture was introduced.Coffee Bean & Tea Leaf entered the Malaysian market in 1997, offering RM10 lattes in air-conditioned designer cafés, followed by Starbucks, Gloria Jeans and many other franchises and home-grown brands. And these specialised coffee shops are still brewing strong today.While your grandmothers may still never bring themselves to pay so much for a cup of coffee, a whole generation of Malaysians have grown up slurping Ice Blendeds and sipping cappuccinos.Generally, these are aged 20 to 50 who watch too much American TV and have money to spend. This makes cafés serving gourmet coffee somewhat of a symbol of affluent society. Of course, it is also reflective of good infrastructure and amenities in a well served Café IndexSo our simple hypothesis …People with money to spare for gourmet coffee are most probably also people who are able to spend money on property. Or vice versa — if they can afford a RM1 million house, they can spare RM10 for coffee. (Or at least their kids will).And where these people are — where the money is — more specialty cafés will set up shop.So the number of cafés there are may be a good indicator of a neighbourhood where property prices are most likely to rise. Sounds far-fetched? Take another sip, and read on. Distilling the ProcessWe didn't just poop out this theory like the civet cat. Rather, we picked through the coffee cherries, graded and sorting and processed them, before roasting and grinding the beans for your reading’s able research team scoured the Web and maps for weeks to track the number of cafés in the Klang Valley.Our main criteria was simple — these places had to serve coffee priced RM10 and above. This included the mainstream big brands, the hipster joints, and the family eateries — from Gloria Jeans and Espresso Lab, to Secret Recipe and Plan B. We then mapped the cafés based on postcodes and calculated the density of these outlets in that neighbourhood.Then we juxtaposed the café density against the 2015 average residential property prices of those neighbourhoods.As you can see from this graph, there is a positive co-relation between property prices and the number of cafés per sq km.For example, neighbourhoods with fewer than 1 café per sq km have homes priced at an average of RM500 psf or less. These are places such as Seri Kembangan, Sungai Buloh and Shah Alam.While neighbourhoods with 3-4 cafés per sq km have homes priced at an average of about RM1,000 psf. These are prime addresses such as Bangsar and the KLCC area.There are some outliers, such as the unusually high density of 9 cafés/km2 at postcode 50400, due to its small land area. There are also areas with high density of cafés, but with prices that fall below the trend line. This is an interesting way to identify up-and-coming or "undervalued" neighbourhoods that still have upside potential in its home prices.This is especially true in old areas that are gradually being gentrified as newer businesses move into the area.Section 17, PJ — with a café density of 6 yet priced below an average of RM670 psf — is one such example. The once-sleepy hollow has been described as a new "Culinary Suburbia", with several cafés and dessert places brightening up rows of worn-out shop lots and 40-year-old apartment blocks, renewing interest in the neighbourhood that had been better known for UM students and retirees. Another neighbourhood to watch is Subang Jaya, with a café density of 3.21 and an average price of RM550 psf. With a new city center and LRT lines, and definitely lots more cafés on the way, property prices are likely to continue trending upward.The map below shows another perspective of the Café Index. The darker the colour on the map indicates areas where the density of cafés are a lot more compared with the average price of homes.How does this affect me?Take a drive through a neighbourhood and see the types of shops in there. If you notice a number of cafés in the area, you can get a good feel of the home prices there.And it might not be a bad idea to start scouting around for good buys in Section 17, PJ, and Subang Jaya, while you are at it.In summary, Café Index highlights the correlation between property prices and prevalence of specialised coffee joints.While it's not a definitive indicator of property price trends, it’s definitely an interesting relationship to take into consideration.So wake up ... and smell the coffee ... the next time you are wondering where to put your money. Want more insights? Find out what other factors affect property prices in The Secret Atlas of Greater KL! Buy a copy now at RM118 (with free shipping).SIGN UP with to check the latest transacted prices in these neighbourhoods. List your property for FREE or check out our many cool 360 videos. Follow our Facebook page for more insights and updates on the property market in Malaysia. 



Long-time Petaling Jaya residents will say goodbye to yet another landmark in their neighbourhood.British American Tobacco (M) Bhd (BAT) has signed a conditional agreement to sell two parcels of la...

Long-time Petaling Jaya residents will say goodbye to yet another landmark in their neighbourhood.British American Tobacco (M) Bhd (BAT) has signed a conditional agreement to sell two parcels of land with buildings at Jalan Universiti, Petaling Jaya. to construction company LGB Properties (M) Sdn Bhd for RM218mil.BAT announced on March 17, 2016, that it will cease its manufacturing operations in the country due to high excise duty and the sharp rise in illegal cigarette sales. The company will, instead, source its tobacco products from other BAT Group factories regionally.The sale of the property is part of its restructuring exercise.LGB was the successful bidder following a public tender exercise that was closed on April 29.BATs two lots, with a combined 570,740 sf, have 99-year leases expiring in September 2060 and April 2062. The eight buildings on these lots include a four-storey office, two four-storey office/warehouses, a two-storey office, a two-storey warehouse with basement, two one-storey factories with a mezzanine floor, and a one-storey factory.The land has been valued at RM216.8 million, and the buildings at RM45.7 million, according to a valuation done on April 22, 2016.Part of one of the lots is leased to Tenaga Nasional Bhd for a 30-year period expiring in July 2032.LGB will also grant a tenancy of the properties to BATs unit Tobacco Importers and Manufacturers Sdn Bhd for 12 months, at a monthly rental of RM1.09mil, with an option to extend for two further terms of six months each, from the completion of the SPA.For some 55 years, the factory has stood at the intersection of what was once known as the Rothmans roundabout, which was named after one of the cigarette brands sold by the firm.The Rothmans roundabout was replaced with traffic lights in 2011 to ease traffic congestion.Now the closure of the factory will wipe off the remaining vestiges of the presence of what was once the country's biggest cigarette maker. SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 


Kl office

1. One million sf a year … every year …KL’s central business district (CBD) will be expecting an estimated 4.8 million sf of new office space, with an average of 1 million sf coming into the market...

1. One million sf a year … every year …KL’s central business district (CBD) will be expecting an estimated 4.8 million sf of new office space, with an average of 1 million sf coming into the market annually.These will contribute to an office space glut by 2019, where there will be more office space than the demand for it, according to JLL Property Services' "KL Property Market Outlook" report.2. Malaysia’s Next Tallest Skyscraper among oversupply culpritsThe 118-storey Merdeka PNB118 will contribute 80 storeys of office space — or a whopping 1.6 million sq ft — when completed in 2019.About 60 storeys will be taken up by PNB and its subsidiaries, while the remaining 20 will be targeted at multinationals and large Malaysian firms.Other upcoming entrants to the KL skyline will include Tun Razak Exchange’s (TRX) Signature Tower, Bandar Malaysia and KL Metropolis.3. Wide open spacesTotal office space in the CBD stands at 40+ million sf.This includes the 2.6 million sf added last year, with the completion of the likes of Naza Tower, Menara Bangkok Bank, and IB Tower.As of end-2015, about 20% of CBD office space was vacant — a historic high — according to Savills Research.Several newer Grade A/A- office buildings (completed between 2011 and 2015) were only about 50% to 75% occupied.With the incoming supply and the current trend for smaller and more efficient offices, occupancy rates will surely be tested.4. Rentals to be facin’ a squeezin’In 2015, asking rents of Grade A buildings in the KL City Centre are above RM7-8 psf, with some, notably Menara 3 Petronas, Integra Tower and Menara Maxi, breaking the RM10 mark, according to Savills Research. Office rentals in the city fell by 0.7% in 2015 and are expected to slip further in 2016. “In anticipation of an influx of new supply, landlords in Kuala Lumpur have reduced their asking rents,” property consultancy Knight Frank said in its “Asia Pacific Prime Office Rental Index” report.Landlords have also been absorbing increased costs, due to inflation and GST, instead of passing them on to tenants.We are not alone. Other Asia Pacific prime office markets expected to see continued declines are Beijing, Jakarta, Perth and Singapore, according to Knight Frank research. Singapore and Jakarta rentals, for example, have declined by 9.9% and 9% last year.5. On the bright side …The technology, media and telecom (TMT) industry is thriving and slowly moving in to fill existing voids left by the sluggish oil and gas sector.Start-ups are also venturing into primer space to take advantage of the lower rent climate. So if you’ve always wanted to get that corner office, this might be a time to make a pitch for it.High quality, well designed office buildings, especially those built near train stations, will continue to have strong interest and an advantage in drawing potential tenants and investors. (Check out's picks on some of the upcoming transit-oriented developments in the Klang Valley.)SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 



When news broke of the British paedophile who allegedly sexually abused up to 200 young babies and children in Malaysia over eight years, there was a general sense of disbelief and horror.How did h...

When news broke of the British paedophile who allegedly sexually abused up to 200 young babies and children in Malaysia over eight years, there was a general sense of disbelief and horror.How did he get away with it? Why didn't the authorities do something? Why didn't they even know?Richard Huckle, 30, faces multiple life sentences after admitting to 71 out of 91 charges against him in the UK. These charges included rape, digital penetration, sexual assaults, "grooming" children to expose or touch themselves, taking photos and for facilitating child sex offences with his 60-page manual, "Paedophiles and Poverty: Child Love Guide".While Huckle is not likely to get out jail anytime soon or ever return to Malaysia, let's not forget our former Mara scholar who was found guilty in London for producing and possessing 30,000 Class A child pornographic materials.He has reportedly been released by UK authorities, after serving two-thirds of his 9-month sentence, and returned to Malaysia "a free man", but his whereabouts is unknown. Would you want to know if he moved into your condo building?Unsurprisingly, calls have resumed for the speedy set-up of a sex offenders registry in Malaysia Track these sex offenders. Publicise their whereabouts. Dont ever let them near a child or reoffend again.Perpetrators must be quickly apprehended and prosecuted," said The United Nations Childrens Emergency Fund (Unicef) Malaysia in an official statement on this issue. "Further mechanisms should be in place to ensure that convicted offenders do not continue to exploit and harm children once they have served their sentences. Sex Offenders Registry in MalaysiaActually, a sex offenders registry and tracking system was proposed and agreed to 20 years ago, but nothing was done about it for a long time as the government could not decide which ministry was responsible for it.Thankfully there has been some headway since.In early-2016, the Women, Family and Community Development minister Datuk Seri Rohani Abdul Karim announced that a Child Registry was underway, following the passing of amendments to the Child Act. This is meant to be used by employers vetting new hires for positions involving interactions with children, and information can only be released after consent by the Welfare Departments director-general.The police are also reportedly pushing to introduce a separate sex offenders registry, which will empower them to keep a constant watch on predators. Under the Registration of Criminals and Undesirable Persons, or Act 7, it will only register an offender without giving the power to authorities to monitor him or her, an unnamed source was quoted as saying. We want severe punishment against these predators.As it's still early days, the shape and form of these registries are still takes a snapshot look at how sex offenders registries are implemented around the world and, of course, how it affects property prices.Which countries have a sex offenders registry?Since the United States enacted the first national-level sex offender registration law in 1994, 18 other countries have followed suit (to one extent or another) Argentina, Australia, Bermuda, Canada, France, Germany, Ireland (Republic of), Jamaica, Jersey, Kenya, Maldives, Malta, Pitcairn Islands, South Africa, South Korea, Taiwan, Trinidad & Tobago and United Kingdom  according to the SMART report by the US Office of Justice ProgramsAfter this year, Malaysia will be included in the list. Who and what goes into a sex offenders registry?Different countries laws will determine the scope of registerable offenses. In Canada, UK and US, for example, most sex offenders will be included in the registry, even if its indecent exposure by streaking across the campus or having sex in public places. In some other countries, only the most serious offenders are registered. For example, those convicted of rape and indecent acts in Taiwan, or any sex offense against children in South Korea and South Africa.What goes in and when does it get out? Name, current contact information and current residential address are the main points. Others include photograph, DNA, fingerprints, work address, car registration number, details of conviction etc. There may be travel restrictions or other rules, such as types of jobs the person may not hold (e.g. kindergarten teacher etc). Some registries hold your details and require them to be updated for 5 to 20 years. Others, indefinitely.Can anybody access a sex offenders registry?Some countries restrict the use of the registry for law enforcement purposes only. Malaysia might be one of them. Tan Sri Musa Hassan, who mooted the proposal for a sex offenders' registry during his time as Inspector General of Police, is of the opinion that such info should not be disclosed to third parties easily.If anyone wishes to do a background check on a suspicious individual, they can always contact the ministry for assistance since the registry would be shared with law enforcement agencies worldwide in exchange for their respective lists of convicted offenders, he said.Since 2013, the UK has a National Disclosure Scheme that allows anyone to apply to their local police officials to find out if someone is a registered sex offender.Australia, parts of Canada, South Korea, and the US have public registry websites, both official and unofficial.While some places put more general information out based on general location, such as postcode, other websites, such as Criminal Watchdog, look quite a bit like a property portal. (Except that the little red flags arent recently transacted properties or houses for sale. Rather, they are the home addresses of sex offenders, with their photos and details available at a click of a button.)Some have gone a step further by mapping out sex offenders locations against property classifieds., for one, has a whole crime index (along with a whole lot of data) with each property listing.How does public info about sex offenders affect property values?You could be living with former sex offenders for years and not notice. But once its in the public realm, you can expect property prices to drop the closer you are to the home of a registered sex offender. According to a 2008 study by the American Economic Review, houses located next door to a registered sex offender dropped by up to 12%.Another study (released in 2013), Neighborhood Tipping and Sorting Dynamics in Real Estate: Evidence from the Virginia Sex Offender Registry by Longwood University, found that it takes just one registered offender within 0.1 mile of a home to decrease its selling price by an average of 7% and increase the time it takes to sell by 80%. However, if four or more offenders live within a quarter-mile radius of another, youre looking at a 16% drop in price of nearby home, or 26% drop for a family-oriented neighbourhood. What are the issues associated with publishing sex offenders details?Sex offender data can be difficult to interpret and is sometimes inaccurate. And once photos and personal details are put up on the Internet, it can haunt you for life, even if the information was wrong.Former sex offenders may be trying to start a new life, and being labelled publicly for past crimes might create a lifelong stigma for them and even encourage them to "relapse" to their past lifestyle or create a "registered sex offender ghetto" in less restrictive neighbourhoods.And if you do have a sex offender in your building, do you really want the whole world to know? Especially if you are trying to sell or rent our your property?What do you think? How much disclosure do you think is necessary when it comes to tracking sex offenders? We don't have information on sex offenders on our website, but you can SIGN UP with, you can check the latest transacted prices or list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia.


Base rate p

In May 2016, Public Bank Bhd and Hong Leong Bank Bhd raised their base rates (BR) by about 10 basis points (bps) to 3.75% and 3.94% respectively.Standard Chartered followed suit by raising their BR...

In May 2016, Public Bank Bhd and Hong Leong Bank Bhd raised their base rates (BR) by about 10 basis points (bps) to 3.75% and 3.94% respectively.Standard Chartered followed suit by raising their BR to 3.77%.This was despite a reduction in the three-month KL interbank offered rate (3M KLIBOR) from 3.84% in January to 3.67% in May. KLIBOR is the the interbank lending rate, or what banks charge when they lend money to each other. The interbank rate has been trending down since Bank Negara cut the statutory reserve requirement by 50 basis points to 3.5% in January.  Maybank Investment Bank Research sees the increase in BR as a positive move for the banks, as it gives them a bit of breathing space in terms of profit margins basically, they would be able to increase their effective lending rates (ELR), which means higher home loan interest.Good news is, other banks with higher existing BR of 3.9% or 4%, especially those that are pegged to the KLIBOR, may not be able to follow suit as there's not much margin for them to adjust their BR upwards. In fact, if the KLIBOR continues its downtrend, these banks may have to lower their BR and ELR.Base what ... ?If you had no idea what the above section meant, read on.If you obtained your housing loan before Jan 2, 2015, your loan interest would be based on the Base Lending Rate (BLR), which is set by Bank Negara Malaysia. Effective Jan 2, 2015, the BR system replaced the BLR structure for new floating rate loans, such as your housing loans.Under BR, Malaysian banks  can determine their own interest rates, which will be based on the BR plus a spread.Effective Lending Rate = Base Rate + Spread The BR is tied to the bank's cost of funds and reserve requirements. Commonly, most banks would calculate their cost of funds based on the KLIBOR rate and the statutory reserve requirement (SRR) by the Central Bank.The spread would be determined by factors such as borrowers' credit rating, operating costs and profit margins. (If you have a higher risk profile (ie your credit rating is not so stellar), you might be subjected to a higher spread by the bank.)Hence, each bank would have different ELR depending on their cost efficiencies and spread.For example, Malayan Banking Berhad's BR is 3.20%, its spread is 1.35%, so its ELR is 4.55%. Whereas OCBC Bank (M) Bhd has a BR of 3.97%, a spread of 1.08%, and an ELR of 5.05%.Just like BLR, the BR can be adjusted periodically, just more frequently due to fluctuation in the KLIBOR. How does this affect me?The BR system is supposed to encourage greater transparency and competition, allowing homebuyers to compare and shop around for the best offer.So homebuyers should check out various home financing packages and make an informed choice.If you are risk averse to changing interest rates, then a fixed rate home loan may be a preferred option.You can check out the latest BR and indicative ELR at Bank Negara's website here. (BNM defines the indicative ELR as the indicative annual ELR for a standard 30-year housing loan with a financing amount of RM350,000 and no lock-in period.)SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 



Traffic jams and inefficient public transportation have become synonymous with Kuala Lumpur. In recent years, there has been a major governmental push to create an integrated public transportation ...

Traffic jams and inefficient public transportation have become synonymous with Kuala Lumpur. In recent years, there has been a major governmental push to create an integrated public transportation system in efforts to transform KL into one of the world's top 20 liveable cities by 2020.With improving connectivity and construction of new LRT and MRT lines, the spotlight is now on transport-oriented developments, or TODs.TODs are high-density residential and commercial projects designed to maximise access to public transport  so more people can be mobile and connected without needing to use a car. While direct or close access to public transporation networks may not guarantee the success of a development, it is definitely an asset if a project is well planned and executed. Are you ready to say goodbye to the stress of daily commutes with the rail network at your doorstep?Then check out these existing and upcoming TODs in the city.KL SentralMalaysian Resources Corporation Berhad (MRCB)'s KL Sentral is Malaysia's earliest TOD. Developed since 1997, this 72-acre urban centre with residences, offices, hotels, shopping malls, entertainment outlets etc is built around a large transit hub where six rail networks converge.The walk to the KL monorail station is now more pleasant as it goes through the air-conditioned Nu Sentral shopping mall.Latitud8You can't get more transit-oriented than if you were built on top of an LRT station itself.A joint project between Prasarana and Crest Building Holdings Bhd, Latitud8 will be located directly above the existing Dang Wangi LRT station and a 500-meter walk from the Bukit Nanas monorail system, which may be considered far for some.The 43-storey mixed commercial development will have a retail podium, office spaces, SOFO and SOHO units, and a rooftop lounge.The development is expected to be launched in the second half of 2016 and completed by end-2019.This is one of six TOD-based projects by Prasarana to optimise the use of underutilised land along the LRT and monorail networks.KL118Formerly known as Warisan Merdeka, PNB's KL118 Tower will be the tallest building in Malaysia when completed by 2020.Developed just next to Stadium Merdeka, the 610m-high office tower will be integrated with the new Merdeka MRT station, part of the Sungai Buloh-Kajang line.Bina Puri Holdings' Opus Kuala Lumpur residences will be located opposite the tower, and there are plans for a connecting pedestrian walkway.Tun Razak Exchange (TRX)Developed by 1MDB with Australian-based infrastructure group Land Lease, the upcoming financial district along Jalan Tun Razak will be an extension of KL's "Golden Triangle".Work is ongoing at the RM8 billion lifestyle quarter, which comprises a hotel, 3 residential towers, and a multi-layered central park.  These will all be connected with the largest underground station in Kuala Lumpur, housing both MRT lines 1 and 2. Line 1, the Sungai Buloh-Kajang line, is scheduled for completion in July 2017.Bandar MalaysiaThe 486-acre Sungei Besi military camp is slated for transformation into an iconic mixed-use development called Bandar Malaysia.Touted as the transport hub of the future, Bandar Malaysia is expected to be the new and improved version of KL Sentral. It will integrate at least four lines KTM, the Express Rail Link, MRT (Line 2 and Line 3), and the High Speed Rail-line to Singapore.Actual development would probably take off in 2018 after the air force base is relocated, and will spread over 15 to 25 years.Kwasa DamansaraThe Employee Provident Fund is the master developer of the massive 2,330-acre former Rubber Research Institute estate, which it acquired from the government for RM2.28 billion in 2012.To be developed over the next 20 years, Kwasa Damansara is positioned as the largest township development in the Klang Valley, with residential, commercial, recreational, institutional and educational precincts. It will incorporate an integrated transport network, with two new MRT stations Kwasa Damansara and Kwasa Sentral at each end of the town centre.The town centre, which will serve as the central business district for Kwasa Damansara, will be developed by MRCB. Work is likely to begin in 2017 and will include a 1 million sf mall.Subang Jaya City CentreAs part of its urban renewal effort, Sime Darby is building a city centre in SS16, Subang Jaya, on the 30 acres between Subang Parade and the KTM railway tracks.It is centered on a public transport hub, which includes integrated bus and taxi services,  KTM commuter trains, Park 'n' Ride facilities, and the upcoming LRT line part of the Kelana Jaya Line Extension that extends ot the Putra Heights Integrated Station.Designed by UK-based Benoy (which also designed Singapore's ION Orchard), this mixed-use development project will comprise The Glitz premium SOHOs, the 30-storey Suave serviced residences, a retail mall and office towers.MBSJ-required road upgrading is currently being done before work on SJCC can begin.Pavilion Damansara HeightsThe two-phase Pavilion Damansara Heights mixed development, by Tan Sri Desmond Lim, sits on 15.84 acres in Pusat Bandar Damansara. The former government department office blocks have been demolished and will be replaced with 9 en-bloc corporate towers (from six to 22 storeys), a retail galleria, and three residential blocks with a total of 1,008 units. Construction work on this 9.5-acre first phase has recently begun, in partnership with the Canada Pension Plan Investment Board.Phase 2 will be on the 6.34-acre car park that Lim bought from Selangor Properties in 2014. It will be developed into 4 office towers, a 42-storey hotel and service apartments, with 240 and 270 units, respectively.This plot gives Pavilion Damansara Heights direct access to Pusat Bandar Damansara station one of two new MRT stations in the vicinity. Neighbour DC Residency, part of Guocoland (Malaysia)'s RM2.5 billion Damansara City, is expected to be completed in mid-2016. Residents of the RM1,600 psf service apartments will be among the first to enjoy the new MRT station when it opens.DSara SentralMah Sing Group's DSara Sentral in Sungai Buloh is an integrated mixed-use development comprising four blocks of serviced apartrments and one block of Small Office Versatile Offices (SOVOs).It will have a direct and covered bridge to the new Kampung Selamat MRT station, diagonally across across the street.It is expected to be completed by 2018.SIGN UP with to find out what properties in these hot spots were sold for. You can also list your property for FREE. Follow our Facebook page for more insights and updates on the property market in Malaysia. 


City 02

Property market is slow, slow, slow. So they say.But that hasnt stopped several prime properties from exchanging hands in last year. And at premium price takes a look at...

Property market is slow, slow, slow. So they say.But that hasnt stopped several prime properties from exchanging hands in last year. And at premium price takes a look at the high-end condominium market in 2015.While fewer properties were sold, the average transacted prices of luxury condos actually rose last year. Average transacted prices of luxury condominiums in the Golden Triangle increased from RM1,220 psf to RM1,500 psf, while those in secondary areas increased marginally to RM920 psf, as also noted in the WTW Property Market Report 2016. Property prices are expected to remain flat in the near future. While there may be a couple of under-market deals, demand is still strong, so we dont expect any widespread fire sales.However, the huge incoming supply of luxury condos cannot be ignored.As of 2015, the total number of luxury condo units to 36,252. In 2016 and 2017, we can expect an additional 13,500 units coming into the Klang Valley a 37% increase!Coupled with continued subdued market conditions, its definitely a renters market.  So yay for tenants time to flex some muscle.If you have some cash to spare or if you just want to know what people with (a lot of) money bought, check out's ranking of the Top 10 Most Expensive Condominiums in Kuala Lumpur!(note: This ranking is based on's data on the highest transacted price per square feet in 2015 for completed properties in Kuala Lumpur.  Properties under construction and new launches such as the RM2,500 psf Tropicana The Residences and the RM3,000 psf Pavilion Suites are not included.)10. THE TROIKA KLCCRM1,496 psfTransacted price: RM3.7 millionBuilt-up: 2,473 sfDeveloper: BDRB Development       Ultra-luxury meets distinctive architecture, with these three geometric twisting towers that promise to serve up the best city views. At 50 storeys high, Tower 3 is the tallest residential building in Kuala Lumpur.Located at the corner of Jalan Binjai and Persiaran KLCC, The Troika made a buzz with its RM1,000 psf average price tag back in 2005. Its 231 spacious apartment units range from 2,000 to 3,336 sf. The Troika also has 57 SoHo units, four storeys of retail outlets and boutique offices and a 30,000 sf landscaped courtyard. And if you want to impress a date, pick from a choice of three fine dining restaurants at the Troika Sky Dining complex at Level 23A on Tower 2.9. ST MARY RESIDENCESRM1,548.89 psfTransacted price: RM2.5 millionBuilt-up: 1,614 sfDeveloper: E&O Property Development and the Lion GroupTucked away on Jalan Tengah, yet just a walk away from the Petronas Twin Towers, St Mary Residences gives you a taste of life at Midtown Manhattan. It is part of the 4.1-acre St Mary development, which includes the E&O Residences Kuala Lumpur and St Mary Place, a shopping and dining enclave.Built on the site of the former St Mary School, St Mary Residences comprises three 28-storey towers, with a total of 457 units of service apartments. Launched in 2009, its three penthouses had a Lamborghini Gallardo included in its RM10 to RM12 million price tag. There are three other apartment layouts, from 1,131 sf studio units to 2,249 sf 3+1 bedroom. This RM2.5 million unit came with 2+1 bedrooms.8. VERVE Suites Mont KiaraRM1,568.68 psfTransacted price: RM1.17 millionBuilt-up: 746 sfDeveloper: Bukit Kiara PropertiesThe most happening spot in the Mont Kiara would probably at the VERVE Suites, which raised the bar when it was launched at an average of RM1,250 psf in 2010.The 993 fully furnished ultra-modern units, ranging from 462sf to 1,394sf, are housed in four uniquely themed towers on about 6 acres. It boasts innovative lifestyle facilities, such as beach in the sky, distinctive sky lounges, a hydro gym, sky gardens and indoor and outdoor cinemas. There is also an adjoining 3-storey 60,000 sf retail podium, VERVE Shops.Read more about 5 Wackiest Condo Facilities here.7.SoHo Suites @ KLCCRM1,605 psfTransacted price: RM1.18 millionBuilt-up: 735 sfDeveloper: Jadepot Development (Monoland)SoHo Suites @ KLCC is centrally located along Jalan Perak.  The 45-storey block houses 808 residential and office units in separate (yet interlinked) wings so you can live and work in the same building.Targeted at the young and single, its simplex and duplex units range from 601 to 877sf. This 735 sf unit is the smallest apartment in this list.Residential SoHo Suites were launched from RM850psf in 2011, and the price has doubled since, as you can see. Facilities on the rooftop podium are payable on a subscription basis, and include a health fitness centre, timber pool deck, poolside cabanas and a 25m lap pool.6. PanoramaRM1,689.13 psfTransacted price: RM2.145millionBuilt-up: 1,270 sfDeveloper: UOL Group & General CorporationWalking distance from KLCC, Panoramas location on Persiaran Hampshire is one of its biggest draw. And its unique fan-shaped design and massive floor-to-ceiling windows help it live up to its name. The modern and sleek Panorama comprises two 33-storey blocks with a total of 223 units, ranging from 592 to 1,819 sf, with an open-plan layout. A facilities deck on the 7th floor allows you to swim or party or just chill against the KL skyline.5. ViPod Residences @ KLCCRM1,779.31 psfTransacted price: RM2.3 millionBuilt-up: 1,292 sfDeveloper: Vipod Suites (Monoland)Yet another development by Monoland, ViPod Residences @ KLCC is located at Jalan Kia Peng, between Pavilion and KLCC. The 41-storey condominium has 440 one or two-bedroom units in its three blocks, ranging in size from 635 to 1,350 sq ft. Launched at around RM900sf in 2010, smaller units could only be sold on a purchase-with-purchase basis you had to buy a medium-sized unit first. Facilities are similar to SoHo Suites and also include a monthly membership fee. There are serviced offices on the first floor, and 24-hour concierge services at the ground floor.4.The Binjai on the ParkRM1,799.88 psfTransacted price: RM4.01 millionBuilt-up: 2,228 sfDeveloper: Layar Intan (KLCC Holdings)Once touted as the most expensive piece of real estate in KL, The Binjai on the Park continues to hold its own with its multi-million dollar unobstructed view of the KLCC Twin Towers and the KLCC park at its door step. It is the only residential property within the KLCC development masterplan.Each of the 171 units has its own private lift lobbies with only 2 to 3 units per floor. One of the two super penthouses a 14,300sf triplex was sold in mid-2010 for RM38 million! The remaining super penthouse a 19,000sf quadruplex has been on the market for RM50 million.This 2,228 sf unit was actually sold close to its 2009 price of RM1,700 psf, an indication of the times.3. Marc Service ResidenceRM1,907.81 psfTransacted price: RM3.9 millionBuilt-up: 2,044 sfDeveloper: Beverly Tower Development Sdn Bhd (CapitaLand Group)Located at Jalan Pinang, Marc Service Residence is one of the pioneer luxury condominiums in the KLCC area, launched from RM700psf in 2003. It was also one of the first developments with the serviced residence concept, with units managed by The Ascott Limited and a guaranteed rental return scheme.The two 35-storey towers sit on two acres with a total of 637 units, ranging from 493 to more than 3,000sf. Although the condominium is about a decade old, the building and facilities are well maintained, which may account for its high demand.2. Pavilion ResidencesRM1,986 psfTransacted price: RM2.45 millionBuilt-up: 1,234 sfDeveloper: Urusharta Cemerlang (Pavilion Group)The only leasehold luxury condo in this list is Pavilion Residences at Jalan Bukit Bintang.It is part of the 12-acre integrated Pavilion Kuala Lumpur comprising apartments, a mall, hotel and office tower. The Pavilion Malls roof houses the Sky Garden, with an infinity swimming pool, playground, tennis court and gymnasium for residents.The 368 luxury residences sized between 1,057 to 7,174 sf are housed in two 43 and 50-storey towers residential blocks atop the mall. These were completed and sold at RM900 psf in 2009 to tremendous response.  Seems like a great investment now, right?1.  One MenerungRM2,045.30 psfTransacted price: RM8.48 millionBuilt-up: 4,175 sfDeveloper: BDRB Development       And the most expensive condo sold is ... One Menerung, located behind Bangsar Shopping Centre. At RM8.5 million, it is also the highest amount paid for a "bungalow in the sky".What we like best is the space it offers just 229 mixed-residential units (comprising high rise, low rise, town houses and link homes) on 8 acres of prime land. The smallest condo unit is 3,013sf, so its definitely not pigeon hole living, and each unit gets 3 car park lots. With such luxury of space, it is not surprising that prices have more than doubled since its launch in 2006.SIGN UP with to find out what other condos in the Klang Valley were sold for. You can also list your property for FREE. Follow our Facebook page for more insights and updates on the property market in Malaysia. 


Star wars

The planets and star systems in the fictitious Star Wars galaxy is home to the Jedi, Ewoks, Hutts and all the other intergalactic creatures. But what would happen if they suddenly had to sell their...

The planets and star systems in the fictitious Star Wars galaxy is home to the Jedi, Ewoks, Hutts and all the other intergalactic creatures. But what would happen if they suddenly had to sell their properties? In this article by Die Welt, Christoph Freiherr Schenck zu Schweinsberg, an expert on castles and palaces at global real estate agent Engel & Vlkers, gives his esteemed evaluation on these properties.Amidalas ApartmentSeller: Embassy of NabooAsking price: RM8.2 millionFloor Space: 3,444 sfAge: 500 yearsThis spacious penthouse on the top 2 floors of Republica 500 was home to Senator Padm Amidala. Its main draw is the extremely high security features, which include hidden doors, an energy shield and double-glassed bedroom windows. Yoda's Hut, DagobahSeller: New Order of the JediAsking Price: RM0Floor Space: 183 sfAge: 40 yearsThe ultimate nature retreat located on the green planet of Dagobah, this understated hut is all about uncompromising sustainability and the usage of natural materials. Set inside a giant gnarltree, the mud house is supported by metal beams salvaged from an escape pod. Comes with a fireplace and private swamp lake. The zero asking price may be attributed to the Order of the Jedi's culture of altruism ... and may also have taken into account the foul smell from the swamp.Ewok Tree House, EndorSeller: Shodu WarrickAsking Price: RM228,848Floor Space: 1,023 sfAge: 200 yearsAbout 50 meters above ground, attached to one of the oldest and strongest trees in the middle of the untamed nature of the forest moon Endor, hangs this family friendly residence. The thatched house has a spacious exterior platform, a high roof offering space with an annex located above the main building. A wooden bridge connects the house directly with the light tree and the village meeting place. Perfect for nature lovers and fans of ethnic festivals. Wampa Cave, HothSeller: Galactic Federation of Free AlliancesAsking Price: RM68,648Floor Space:700 sfAge: 120 yearsAn ideal base camp on the ice planet for adventure seekers, this cave was created by one of the planets aborigines, a wampa. High ceiling and thick ice walls. Comes bare, without windows and doors, so you have complete freedom in redesigning it. Residential Bubble, Otoh Villages, NabooSeller: Binks familiyAsking Price: RM2.75 millionFloor Space: 1,292 sfAge: 4000 yearsLocated on the outskirts of Otoh Gunga, this waterfront property represents the perfect mix of convenience and retreat. It is only a few swim minutes to the central main bubbles of Otoh Village with its many cantinas. The opaque bubble walls offer ample space and privacy, while the open hydrostatic construction allows from a flexible design for rooms and lighting.Villa Varykino, NabooSeller: Naberrie familiyAsking Price: RM73 millionFloor Space: 6,673.62 sf (280,000 sf including the grounds)Age: 650 yearsLocated in Naboos Lake Country, Villa Varykino is one of the most classy properties in the entire galaxy. Accessible only via air or boat, it offers the highest amount of security. Generous access balcony, a sprawling landscaped garden, lofty windows and high ceilings, it is reminiscent of Villa del Balbianello on Lake Como in Italy. Chalmuns Cantina, TatooineSeller: anonymousAsking Price:RM3.66 millionFloor Space: 6,458 sfAge: 280 yearsLocated in the center of Mos Eisley, this tavern boasts continuous live acts, an experimental cocktail menu and cozy private alcoves for business dealings. The large bar can accommodate 102 humanoides. Occasional military skirmishes may have taken place in here before, so beware of scums.Jabba's Palace, TatooineSeller: Bomarr OrderAsking Price: RM709,463Floor Space: 19,375 sfAge: 900 yearsThis former hideout for controversial small business owners is located on the western end of Tatooines Northern Dune Sea and is fortified by massive and multiple reinforced outer walls as well as gigantic underground vaults. The rotunda built of sandstone and durasteel has been reinforced over the centuries and extended through additions. The floor of the central chamber sports a trap door with a slide a great gimmick for whimsical party games! The stench emitting from a rather large animal carcass lying on the bottom floor of the basement may be a bit off-putting though.Lars moisture farm, TatooineSeller: Jula DarklighterAsking Price: RM137,316Floor Space: 1,722 sfAge: 180 yearsFar removed from the closest city, this farm has prime sun location and ideal for a mid-sized family. The entrance is hidden in a dome made from pourstone, typical for the region, and is secured with a keypad. The homesteads most prominent architectural feature is the main living pit with its ample courtyard offering access to the various rooms and areas of the homestead.Apartment in cell block AA-23, Death StarSeller: anonymousAsking Price: RM68,652Floor Space: 248sfAge: 15 yearsThis studio apartment is located in a well-guarded gated community, in the center of the Death Star. It has a minimalistic interior with a large metal platform and double bolted high-security hydraulic door. A state-of-the-art garbage and recycling system is located directly under the apartment block. For the full article, go here.Want to know how much YOUR home is worth?SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 


Brand kl

Branding is the buzz word today.And in todays globalised and competitive world, cities just like companies are getting in on the branding game to fight for their share of tourists and investors...

Branding is the buzz word today.And in todays globalised and competitive world, cities just like companies are getting in on the branding game to fight for their share of tourists and investors.Kuala Lumpur recently launched its brand and logo Kuala Lumpur: Exciting. surprising. enticing. A city of contrasts & diversity   which has not been very well received.A brand is supposed to evoke pride and create an identity unique to the city, which distinguishes it from its neighbours. And with recent events and international bad press, Malaysia (and Kuala Lumpur) is in dire need of an image polishing.But the general consensus is that the Kuala Lumpur branding, which is supposed to charge the way forward to the year 2020, is generic at best, and may even showcase the city as boring, outdated and unmemorable.The three incongruous fonts, old-fashioned drop shadow, no colour usage (KL is actually a very colourful city), and no memorable icon that could have become a shorthand for the brand, said Zayn Khan, Southeast Asia CEO of Dragon Rouge of the new logo.Of course, a logo and brand is not everything. As Graham Hitchmough, CEO of Brand Union South & Southeast Asia, puts it, it is also about how effectively a destination brand is activated and sustained over time. Hopefully we fare better on that takes a look at several cities in the region to see what they came up with in their branding exercises. SEOUL, KOREASeoul started branding itself back in 2002, with its friendly Hi Seoul brand. In 2015, it unveiled its new city slogan, I.Seoul.U, which was chosen by Seoul citizens and Korean PR experts.With a distinctively Korean-looking logo, the new tagline portrays the city as the connector between people and all its diversity co-existing in harmony.SINGAPORELaunched in March 2010, Your Singapore is an evolution of the Uniquely Singapore brand, which existed since 2004.The destination logo of YourSingapore is made of cubes that represent the shape of the Singapore island, signifying various facets and constant flux of the city. The logo is meant to be used dynamically, by moulding it into various themes and experiences, such as art, nature, food, culture, and fun.INDONESIABeing such a huge country with many diverse cities, there has been a push for each Indonesian city to brand itself in an effort to attain Vision 2020 20 million international tourists to Indonesia by 2019. Each citys brand would have an identity, symbol, logo or trademark thats closely attached to a certain region.The Enjoy Jakarta campaign was launched in 2002, positioning the Indonesian city as one with something for everyone.HONG KONGWith its strategic location and cosmopolitan buzz, Hong Kong has been marketed as Asias World City since 2001. Its colourful flying dragon logo highlights the bustling energy and the coexistence of East and West, ancient and modern worlds.In 2015, a new campaign Our Hong Kong was launched to promote Hong Kongs soft strengths, achievements and aspirations.TOKYO, JAPANAt a glance, the ampersand, &, doesnt say much. But Tokyo has used it to depict its many ways of making connections, such as the coming together of tradition and innovation.The brand is used in all forms of marketing campaigns, by attaching & Tokyo to various experiences and attractions.SHANGHAI, CHINALaunched in 2010, Shanghas brand, More Discovery, More Experience, aims to inject a fresh look and feel into the citys identity and to encourage tourists to experience the citys all-inclusive culture.The logo mixes both traditional and modern Chinese elements: a traditional Chinese sea wave pattern designed in blue, superimposed with the Chinese calligraphy characters of Shang and Hai.However, the brand doesn't seem to be too widespread now, with its use primarily by the Shanghai Tourism Administrative Commission.MUMBAI, INDIAInspired by cities such as New York and Melbourne, Mumbai had branded itself with the official theme, Majhi Mumbai (My Mumbai).Its official logo, unveiled in 2013, portrays a round figure gently holding a three-petaled flower in its embrace signifying how the city nurtures its citizens just as a mother takes care of her baby. The colour blue is used to signify one of the key characteristics of the city, its vast blue sea, while orange stands for friendship, progress and beauty.The simplicity of the logo has drawn its share of detractors, and was dropped two years later due to irregularities in commissioning and procurement of the logo basically, nobody wanted to take responsibility and pay the designers for it.SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 


Panda food

Want to buy a house, but no company bonus this year ... how to scrape together enough for that downpayment? Well, if you are a young, middle-income, first-time home buyer, you're in luck.With a bit...

Want to buy a house, but no company bonus this year ... how to scrape together enough for that downpayment? Well, if you are a young, middle-income, first-time home buyer, you're in luck.With a bit of help from our panda pals (just to pander to our editor's whims), lets you in on several schemes by the government, banks and developers that can help give you the little boost you need.1. MyDepositFor who? First-time Malaysian house buyers with household incomes between RM3,000 and RM10,000 What do you get? Government contributes 10% of the sale price (up to a maximum of RM30,000) for homes priced up to RM500,000The government has allocated RM200 million to help 7,000 first-home buyers with their deposits. That's like FREE money! But it goes directly to the developers (for new projects) or lawyers (for secondary market homes).Houses can be purchased from the secondary market or all registered developers, except Perbadanan PR1MA Malaysia. Since the scheme was launched on April 6, 2016, some 1,046 completed applications have been received.You can apply online at the Urban Well Being, Housing and Local Government Ministry website before June 30, 2016.  The but: This would definitely be welcomed by home buyers and developers, but buyers should ensure they can get a loan for the balance 90% and service their loans thereafter. Also note: Houses bought under this scheme cannot be sold or rented out for 10 years. So no flipping for a quick buck.2. My First Home SchemeFor who? First-time Malaysian house buyers, aged 35 years or less, who are working in the private sector, and earning less than RM5,000 a month (RM10,000 per month for joint borrowers).What do you get? 100% financing from participating banks for homes between RM100,000 and RM500,000 First announced in the 2011 Budget, the My First Home scheme aims to help young adults own a home (whether completed or under construction) without the 10% down payment. How much can you borrow? Basically, all your monthly loan installments should not exceed 60% of your net monthly income. Tenure is up to 35 years, or until you celebrate your 65th birthday.Since 2013 to January 2016, there has been 2,114 successful applications with total loan value of RM431 million (that's an average of RM200k per applicant).The but: Banks will still look at your credit rating before approving your loan application, so do make sure your books are in order. Want to increase your chances? Read 5 Tips to get that Housing Loan.3. Youth Housing Scheme For who? Married first-time Malaysian house buyers, aged 25 to 40 years old, with household income below RM10,000 a month What do you get? 100% financing from Bank Simpanan Nasional + 5% for takaful / insurance for homes between RM100,000 and RM500,000As announced under Budget 2015, Bank Simpanan Nasional (BSN), in partnership with the Government, Cagamas and EPF, will provide financing of up to 100% (or maximum RM500,000) for first-time house buyers, with a tenure of up to 36 years or age 65.The Government will also give 50% stamp duty exemption on the transfer and loan agreements, as well as monthly instalment aid of RM200 for two years. The scheme is limited to 20,000 applicants or until 2017.The but: Since its soft launch in July 2015, the scheme has been off to a slow start, with less than half of its 500 applications approved, as of Sept 30, 2015. Reasons include inability to repay loans and incomplete documents. So again, get your books and documents in order. If you havent already, read 5 Tips to get that Housing Loan.4. Bank Rakyat 100% financing schemeFor who? First-time house buyers in Johor for homes below RM100,000What do you get? Buy a house with only RM1 downBank Rakyat, under the patronage of the Sultan Ibrahim Foundation, allocated RM500 million to finance 6,000 units of affordable and low-cost houses under this scheme, which is expected to start later this year. Eligible civil servants and private sector employees in Johor only have to pay RM1 as a deposit of their home purchase. They will receive 100% financing, with a maximum repayment period of 35 years. Buyers should register with the housing unit of the Johor State Secretarys office to be screened for eligibility. Bank Rakyat said it plans to extend this scheme to other states. The Sultan of Johor has also mooted the idea of the state government setting up its own bank to provide housing loans and other banking facilities to Johorians.The but: Good news for low-income earners, but once again, make sure you can afford to pay your loan installments ... else it may be easier just to rent.5. Developer FinancingThe Developer Interest Bearing Schemes (DIBS) may have been abolished, but some developers have come up with other ways to help you own property. IJM Land Bhd recently launched a campaign, which allows buyers of homes in selected schemes to pay nothing for up to 12 months upon vacant possession, as well as a zero-interest instalment scheme for up to 36 months. Cash-rich developers are starting to wear the financing hat, too, especially for those who are unable to get financing from commercial banks. Sunway Bhd, for one, is offering up to 88% in guaranteed financing upon completion of its new residential launches. Loans will be for a fixed tenure of 15 years, with a fixed interest rate. A little off-topic, but it's interesting to note that Eco World Development Group Bhd is also offering business grants to buyers of its new commercial properties of up to 3.5% of their property value, as well as rental subsidy for investors' tenants.The but: These may be beneficial for buyers who may not be first-time home owners, but would like to invest more into property. Do note that developer loans are usually at higher rates and shorter tenure compared to commercial loans, while a no pay scheme may encourage the same type of DIBS speculation if not managed properly. Remember, these schemes are meant as a leg-up, not a hand-out. So don't jump in to try to make a quick buck or take on more than you can bite ... or you may end up stuck out on the limb!SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 



Recently, there have been a lot of hoo-ha about ministers and how much they paid for their houses. Apparently paying too low for a property is just as open for public scrutiny as paying too high.(I...

Recently, there have been a lot of hoo-ha about ministers and how much they paid for their houses. Apparently paying too low for a property is just as open for public scrutiny as paying too high.(In case anyone, minister or otherwise, is wondering what the market value is for a home you are planning to buy, has the latest transacted facts and figures for you at our website.)Anyhow, decided to do a just-for-fun study to see what sort of Klang Valley properties our elected Parliamentarians would be able to afford.First, crunch the numbers Of course, we would assume that elected representatives, like the rest of us mere mortals, have to pay mortgages. Here, we use only their MP salary as their sole income source without taking into account spouse, co-borrowers or other earnings.The year 2015 was a year for salary increases for our politicians. In April, our 222 Members of Parliament (MPs) got a 39% raise from RM11,500 to RM16,000. (Our elected representatives in 7 out of 13 state assemblies also received pay hikes in 2015.)Since we do not have access to any of their other financial information, such as loan commitments, we cant use the debt-service ratio method.Hence, we use a general 30% benchmark of their gross income to calculate the maximum loan instalment they are eligible for.So for an MP, 30% of RM16,000 is RM4,800.and work out the budget Most banks have a maximum loan tenure of 35 years or up to 70 years of age.Based on our calculations, the average age of our KL and Selangor MPs is slightly more than 50 years old. So we suppose they would only be able to get a 20-year loan.And at age 50, we can assume that they would have other properties, so they would probably only be eligible for a 70% loan margin, which means they have to put a 30% down payment.So with a 30% down payment, 20-year tenure and, say, a 4.25% interest rate a monthly instalment of less than RM4,800 would mean our MPs can afford to buy a RM1.1 million property!But if our MP did qualify for a 90% loan and only put 10% down, then for the same monthly instalment, he or she would only be able to get an RM800,000 home.And the options are takes a look at the average prices of Klang Valley properties transacted in 2015 and gives some recommendations of neighbourhoods that would fit in that budget.In the sub-RM1 million price range, there is:For those with an RM800,000 budget, they can start looking in:What is out of their reach?These neighbourhoods have an average home price of RM1.4 million to RM3.6 million:PropertyPricetag.coms InsightsBy any counts, a RM800,000 to RM1 million house budget is not too shabby. You can still get a home in a centrally located and established Klang Valley neighbourhood. But even with their 5-figure salary, some of the more prime neighbourhoods in KL and PJ may still be out of reach no condo flipping in KLCC. So like the rest of us, our MPs have to do their budgeting and spend within their means. Hopefully they will be more motivated to work towards creating a sustainable affordable housing industry for all Malaysians.SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 


Loan approval 2015

It has been quite tough getting a housing loan last year. According to Bank Negara Malaysia (BNM), housing loan applications dropped by 8% in 2015 from 2014, and housing loan approval rate dropped ...

It has been quite tough getting a housing loan last year. According to Bank Negara Malaysia (BNM), housing loan applications dropped by 8% in 2015 from 2014, and housing loan approval rate dropped by 3.9% in the same period to 50.19%. Basically, almost half of all housing loan appications were rejected. Developers and buyers have been lamenting the slowdown in property transactions due to difficulty in obtaining financing and the drying up of housing loans funds. Various quarters have also asked Bank Negara Malaysia (BNM) to ease the lending rules to help first-time home buyers.BNM had introduced a series of responsible lending measures since 2012 to curb escalating household debt  which has further increased to 88.1% of gross domestic product (GDP) by August 2015.Some of these measures include:Calculating eligibility using net income (instead of gross)Limiting housing loan tenures to a maximum of 35 years (from 45 years)Reducing loan-to-value ratio to 70% (from 90%) for purchasers of third and subsequent propertiesRemoval of the developer interest-bearing scheme (DIBS)When banks want to know more about you than your own mother before they decide to lend you money, it doesnt hurt to take a strategic steps to make sure you make the right first caught up with some financier friends Uncle Ho, who works in a local commercial bank, and Sam, whos with an insurance company and learnt what they looked for when evaluating home loan applications and a couple of tips on increasing your chances of getting a home loan.Tip #1: Work towards straight-zeroes in your credit report cardYou may be out of school, but you still have some grades to keep up in your credit report card. Bank Negaras CCRIS (Central Credit Reference Information System) is the all-seeing eye. It lists out all the debts you have in your name car loan, credit card, house instalment etc, whether personal or joint and your payment track record for the past 12 months. Youd want to ensure you score zeroes in the repayment behaviour section which means you have not missed a payment in the past one year or more. Every time you are overdue, you get a number 1 for one months arrears, 2 for two months, 3 for three months etc. Everybody likes prompt payers. The first thing we check is your CCRIS statement, whether its all zeroes or not, says Sam. If you have 2s or 3s, its usually a no-go.If youre unsure what your credit report looks like, walk into any BNM office) and insert your MyKad into the credit kiosk to get a printout. Or fill in an application form and submit it via fax or email with the necessary supporting documents.If your record is less than perfect, do yourself a favour and clean it up first. Start paying your instalments on time. Then wait a few months until the last missed payments (especially the 2s and 3s etc) are cleared from your record before you make a loan application. And if your credit utilisation is high, try to clear off as much of your smaller loans as possible. Of course you shouldnt be a bankrupt or have non-performing loans or financial legal suits or any other red flags that would get your application thrown out the window.[update] Soon you will have another score card to manage. Private credit reporting agency CTOS Data Systems Sdn Bhd has introduced the CTOS Score, a credit score to enable a robust evaluations of consumers credit risks, which may be used by banks to better assess loan applications. The CTOS Score grades you based on your payment history, amount owed, length of credit history, credit mix and new credit. It usually gets its information from publicly available sources, such as legal notices, and information provided by you or your creditors. So if you are going to borrow money for anything, make sure you are a good paymaster.Tip #2: Show them the moneyBanks look at two main sets of numbers your debt and your income to see whether youd be able to meet your monthly financial commitments.Your debt is whats listed in your CCRIS report. So what you need to show the bank is your income. In most cases, this would be your salary nett which means after deducting tax, EPF, SOCSO etc.Then comes this fancy-sounding term, Debt-Service Ratio (DSR). This basically shows how much of your income is used to service all your debts by dividing your monthly loan commitments against your income. ie. DSR (%) = Total loan commitments / Income  Your total commitments, including the instalments of the new loan you are applying for, cannot exceed a certain percentage of DSR. This percentage is usually 70%. For example, if you have a net monthly income of RM4,000, your monthly loan commitments limit is RM2,800 (or RM4,000 x 70%).Read more about how DSR is calculated here. Some financial institutions have a tiered structure for DSR if you earn below a certain level, you can borrow only 50% of your DSR, while if you earn more, you can borrow up to 80%. Foreign banks may give better margins, but their interest rates may also be higher.It depends on the case, explains Uncle Ho. Because if you are earning RM20,000 a month, even if 80% of your income is used to pay for loans, you still have enough to eat and survive. If your income is only RM5,000, and 80% is used to pay loans, were afraid you cannot eat nasi lemak.Tip #3: Show them more moneyIf your salary is not high enough, you need to show any supplementary income streams you may have sales commissions, rental, annuity plans, dividends, interest incomes, foreign-derived income etc to boost your DSR.This needs to be as documented as possible, so start signing and stamping those tenancy agreements and ensuring the figures show up consistently in your bank account.Different financial institutions will have slight differences in how they account for your unscheduled income for example, some only recognise 50% of rental collected as income because there may be months when the property is vacant. But Uncle Ho shares that banks may actually be a bit more generous these days. Our bank takes 80% (of unscheduled income). I think some other banks take 100% such as Bank XXX. Right now Bank XXX is desperate. For borderline cases (where your loan commitments exceed your DSR slightly), there may be other assets or factors that can be taken into consideration. For example, your fixed deposits. The principal can be taken as a buffer, says Uncle Ho. In the event of job loss etc, we know you have the money to cover the loan. Of course, banks prefer and may be more willing to lend if you keep your FDs with them. Tip #4: Show them other peoples moneyEven so, with property prices appreciating faster than salaries, it may be difficult to get the loan amount you need.Thats when you may need some reinforcements a co-borrower or a guarantor to boost your borrowing eligibility.Your co-borrower or guarantor should ideally be someone with higher income, less debts, and not too old because there will be trade-offs between higher margins and shorter loan tenures. For example, if this is your first property and your co-borrowers third property, you might be limited to only 70% margin, even if your combined DSR is higher. Or if you are 30 years old and your guarantor is 60, your maximum loan tenure would be limited to only 10 years, instead of 35. Another option is to borrow money from a close party as extra down-payment to reduce your loan amount.Of course this may be easier said than done as there have been cases of purchasers who default on the loan and leave their co-borrowers and guarantors high and dry. If you are financially disciplined, pay your loans on time, and just need a little extra to qualify for a property loan, its easy to find a friendly partner to help you out with an advancement or loan, says Samuel.What we dont recommend:Faking it: Some people sign fake tenancy agreements and other stuff to boost their income amounts. You could end up in a lot of trouble, like this guy who was caught for using forged documents for a property purchase. Using bad credit: Credit cards, personal loans and Ah Longs should not be used to finance a property purchase. Simple reason the interest rates are more than 4 times what you pay on a housing loan. Also the huge amount on your credit cards will affect your CCRIS report. Tip #5: Dont try your luck with every bank in townWhen you apply for a loan, submit to three banks at a time so you can compare offers, says Uncle Ho. But dont give to 16 banks. If all of them key in your application, kena semua reject. Just three banks!While its natural to want to hedge your bets by knocking on every door in town and see which opens, this could actually lead to outright rejections of your loan application.Don't forget ... every loan application (and rejection) within the past 12 months is recorded and reported in Bank Negara's CCRIS.All the banks can see how many banks youve submitted your application to, says Uncle Ho. The more applications on CCRIS, the more desperate you are. Our bank is not keen to approve a loan when they see an applicant has applied to so many banks in one shot, he adds. To the bank, this person siao liao ah, go apply to every bank in Malaysia for a single loan. Sure is fail punya case. You want to do meh?While theres no overnight solution, with these tips by our financier friends, you can do what you can to clean up your books and greatly improve not just your chances of getting that home loan, but also your general financial health and personal well-being.SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 



If you live in a condominium or apartment, you and your neighbours each own a piece, or parcel, in the building.Hence, the building would have to be subdivided, and you each get a separate title...

If you live in a condominium or apartment, you and your neighbours each own a piece, or parcel, in the building.Hence, the building would have to be subdivided, and you each get a separate title, called a strata title, to prove your ownership of your part of the building.When lots of people live together, share and manage a property together, there can be lots of legal, financial and social issues that need to be handled according to certain policies and rules.For a long time, Malaysia did not have a single comprehensive law covering strata titles until the Strata Titles Act 1985 was introduced. This governed the subdivision of buildings and the issuance of strata titles, but not the management of that subdivided building. So there was another Act the Building & Common Property (Maintenance & Management) Act 2007 (BCPA 2007) introduced to address the maintenance and management of high-rise buildings and their common property, whether by developers, joint management bodies or management corporations.With overlaps and even contradictions in these laws and policies (parts of which were under different ministries), and changes in the property landscape, the Acts became inadequate and in need of an overhaul.The New Strata RegimeSignificant changes were made with the Strata Titles (Amendment Act) 2013 (STA 2013) and the new Strata Management Act 2013 (SMA 2013), which have been in force since June 2015. It has been seen as a big step forward to increase efficiency and give buyers better protection.Our lawyer friend Geraldine, from Teoh Pek Wei Advocates & Solicitors, helps us explain 5 main legal changes to Strata Laws that you need to know:1. The Proprietor (registered land owner, not necessarily developer) must apply to sub-divide the parcels in the building at super structure stagePreviously, the Proprietor would apply for separate strata titles after the building is completed, that is:within 6 months from the issuance of the Certificate of Completion and Compliance (CCC) if the property was sold before it was completed; ORwithin 6 months from the date of the Sale and Purchase Agreement (SPA), if it was sold after it was completed. Under the new changes, the Proprietor has to apply for a Certificate of Proposed Strata Plan (CPSP) within 3 months from the super structure stage. What is super structure stage? Generally, thats the point where the walls dividing the different parts of the buildings are completed to such a stage that is necessary for measurements of your unit, your neighbours unit, the common property, etc.Once the Proprietor gets the CPSP, then it has to apply for sub-division of the individual parcels and common property within a month. A Certified Strata Plan will be issued, followed by the opening of the book of strata register. How does it affect you? With the head start, hopefully, your strata titles will be ready by the time you get your keys; unlike before, when it could take up to several years after the building is completed.2. Time Periods for Perfection of Strata Title Has Been Reduced      Once the strata titles have been issued, buyers will now have to transfer the strata titles to their names within 30 days, instead of 12 months previously.This is so buyers dont take their own sweet time to do the transfer. This move is also expected to curb speculative activity for investors who buy properties under construction, with the intention to flip once its completed.How does it affect you? You would need to have enough money to pay the stamp duty for the transfer sooner than before. So start saving up!(Stamp duty calculations can be found on the Governments Valuation and Property Services Department website.)3. Limited Common Property & Subsidiary Management CorporationWith the many upcoming mixed-development projects in Malaysia combining residential units with offices and retail shops its now possible to manage the various components separately.The concept of Limited Common Property means certain common areas can be designated for the exclusive use of a certain group of owners, such as a resident-only swimming pool or an office-only lift.The Management Corporation (MC) can also create subsidiary management corporations (SMC) to better manage different types of Limited Common Property. For example, a residential SMC would manage the resident-only facilities, the office SMC would be manage the office block amenities, while the shop lot SMC would manage the shop lot facilities for owners, such as the central air-conditioning.How does it affect you? This system is meant to better serve owners interests by improving management efficiency and use of resources, such as the maintenance fees you pay. However, it is still a relatively new concept, and owners need to be educated on their rights and responsibilities.4. Presumption of DefectYou know the situation where the bathroom in the unit upstairs is leaking into your ceiling and nobody wants to be responsible for it? This common problem is known as an inter-floor leakage.The supplementing regulations to the new Strata Laws the Strata Management (Maintenance and Management) Regulations 2015 make it easier to determine who is responsible to fix the problem and how long they have to do it. Firstly, you must give a notice to whoever is in charge of managing your property the Joint Management Body (JMB), MC or SMC of the inter-floor leakage. The management would have seven days to carry out an inspection to determine the cause of the leakage and the party responsible for rectifying it. (Under the new Strata laws, it is presumed that there is a defect in the unit or common area above, unless proven otherwise, and this has to be taken into account by the management bodies) If the property is still within the defect liability period, the developer may be responsible. If it is due to a common area, the owner may claim from the Common Property Defects Account.After the defect liability period, if the leakage is found to be from the unit above, the owner of that unit is responsible to make the repairs. If he or she refuses to do so, the management body may fix it and have a right to recover all cost and expenses from the party responsible for the inter-floor leakage.How does it affect you? Hopefully you wont have to live with the drip, drip, drip longer than necessary anymore.5. Increased sanctions on owners who fail to pay Maintenance ChargesPreviously, the Joint Management Body (JMB) or MC could only file a civil suit against owners who fail to pay maintenance and service charges. Now, free-loading owners may have to face criminal charges and fines.The JMB or MC would first issue a notice for payment, with at least a 2-week window for the errant owner to pay up. If the owner fails to do so and is convicted, he or she will be liable to a fine of up to RM5,000, or imprisoned for up to three years, or to both. And the fine meter continues running at up to RM50 per day after conviction, until payment is made. How does it affect you? Dont play play. Quickly pay!In conclusion, the new amendments to the Strata Act are good and much needed to protect buyers and to keep up with changes in the property construction and development industry. However, implementation and enforcement are key for the success of any law and to ensure we do not end up with lots of run-down and badly managed high-rise properties.* The information in this article is for general information purposes only and is not intended to be a substitute for legal advice. and/or our solicitors accept no liability for any loss whatsoever arising from your reliance of the information in this article. If you have any questions regarding legal matters or legal issues, you are advised to obtain consultation and professional legal advice from a lawyer.SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 


House trap

The National House Buyers Association (HBA)  recently published an article titled, “House buyers’ trap” — how some house buyers were losing their homes because of unscrupulous developers. While man...

The National House Buyers Association (HBA)  recently published an article titled, “House buyers’ trap” — how some house buyers were losing their homes because of unscrupulous developers. While many were interested to know what the article covered, they found it a bit tough wading through the entire piece (how to vet through Sales & Purchase Agreements (SPA), like that?!)Anyway, pulled out the key facts from the HBA article ... so you know how to avoid losing your home.Who actually (almost) lost their home?HBA highlighted a case in Taiping, which made the news a few years ago.In 2002, six buyers paid cash for their houses in Taman Suria Permai to the developer, KS Properties Sdn Bhd.However, the developer didn't pay their own loan to their bank, which held the house titles.Oblivious, the buyers moved into the houses and lived there for 10 years.Then in 2008, the owner of KS Properties passed away, and the debt collection agency (which had taken over the bad debt) began to foreclose on the properties and evict the owners. After some legal tussles and sleepless nights, some of the owners ended up at the auction house to bid for their own house and pay off the developer’s debt.The only bright part of the story was the touching moment when other bidders refused to bid so that the owners could buy back their homes. How did that happen?Under the Housing Ministry’s prescribed SPA (what many buyers never read through):Buyers pay for the building of the house from day one.Developers can borrow from their banks using the buyer’s property as security.Essentially, there is no risk for the developer. And if it defaults, as in the Taiping case, the banks can go after the buyers’ properties. Legally.Who was to blame in the Taiping (and other similar) case?Apart from the obvious (ie the Developer), the HBA cites:a. The Housing MinistryThe standard SPA then had no control over how much the developer should be allowed to borrow, for what purpose and by when it should be settled.The developer takes a bridging loan on the property before it's sold to you. And after it's sold, the developer can keep borrowing … on the property that you are paying for. Needless to say, each developer loan increases your risks, as a buyer.Developers should be liable for their own bridging loans, not the purchasers. The Housing Ministry should ensure that buyers are given an absolute undertaking — by the developer and their bank — that they will not face foreclosure if they have paid for their purchase.b. The BankThe bank did not insist on prompt repayments by the developer. Interest on the loan ballooned, and when it became clear that the developer was unable to pay, then only did the creditors sprang into action to get back its money … from the home buyers.What has been done about it?In 2015, amendments to the Housing Development (Control and Licensing) Act 1966 (HDA) give some added protection to house buyers, especially cash purchasers.a. Cash Buyers to pay straight to BankA new rule requires cash buyers to pay directly to the bridging financier the instalments for the redemption sum — to redeem the unit from being charged to the bank.b. Developers to pay off their loans earlierAmendments to the SPA also now require developers to settle the redemption sum within the earlier stages of development. That way, when the property is handed over, it is free from the developer’s encumbrances and safe from foreclosure (by the developer’s bank).        Whether or not these amendments are adequate enough to prevent the Taiping case from happening again, it is good for house buyers to be aware of the possible pitfalls and put in your own legal safeguards in your SPAs, especially if you are paying with cash. (So yes, do read through your SPAs!)SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 


Bangsar south

It’s a Cinderella story of how the backwaters of Kerinchi was transformed into one of the hottest new addresses in town.Back in 2005, the UOA Group acquired 60 acres of land in a sleepy hollow b...

It’s a Cinderella story of how the backwaters of Kerinchi was transformed into one of the hottest new addresses in town.Back in 2005, the UOA Group acquired 60 acres of land in a sleepy hollow better known for its squatters, illegal hawker stalls and low-cost housing. It cleaned off the dust and cinders and gave it a magical make-over — complete with a grand water feature entrance, wide roads and walkways, upgraded bus stops and LRT stations, a new food court … and a massive integrated commercial and residential development.This new “city” was called “Bangsar South” — a name chosen due to its proximity and shared postcode with its popular and famous namesake. But its success is not just due to a clever rebranding exercise. Rather, it’s the unlocking of prime land strategically located at the edge of KL city.Today, it is also home to many new developments. Among them are Suez Domain Sdn Bhd’s KL Gateway, with its premium commercial, residential and corporate suites, as well as Bon Estates’ upcoming luxury condominiums, The took a closer look at Bangsar South and discovered 5 facts about Bangsar South that you may not know.1. You can still buy property in a central locationEveryone would like a home in the prime Bangsar suburb — it’s fancy and happening and close to everything — but prices are increasingly out of reach.But just cross a bridge and you get several viable and compelling alternatives that are close enough and familiar, yet easier on the pocket (although prices are on the way up as demand increases).Just for comparison’s sake: In Bangsar, a 2,809 sf Araville Condo was sold for RM2.6 million, or RM925 psf, while a 2,982 sf Bangsar Peak condo transacted at RM3.69 million, or RM1,236 psf.Over in Bangsar South, a 1,911 sf unit at the leasehold Park Residence was sold for about RM1.5 million in 2014, or RM803 psf. New entrant The Estate is said to be pricing its spacious freehold 2,500sf condos at RM1.7 million, or RM750 psf.2. Everything’s a walk awayThe walkability factor in Bangsar South is very high, so you can consider throwing away those car keys.It’s accessible by not one but TWO LRT stations — which link up to KL Sentral, which is basically the gateway to the rest of Klang Valley. The Kerinchi station is just an overhead bridge away, while the Universiti station is a 12-minute walk. (The latter has recently been renamed KL Gateway-Universiti, after Suez Capital’s new development, under the pilot “Station Naming Rights” programme.)There are two neighborhood shopping centers in the area, too — the five-storey Nexus and the three-storey Sphere — and an upcoming 500,000 sf mall at KL Gateway. That’s a whole lot of options with numerous restaurants and cafes, specialty retail and services stores, banqueting facilities, and an Aeon Big, to spare you that grocery run to Midvalley Megamall.3. There’s a secret direct link to the SPRINT HighwayBangsar South is right next to three major highways — Federal Highway, SPRINT Highway and the New Pantai Expressway. And now there’s an even more convenient direct access to the SPRINT via a super-secret route.Okay, maybe it’s not a secret, but it’s relatively new, and we were pleasantly surprised when we stumbled upon it, thanks to Waze. Funded by DBKL and several developers in the area, this new 800m road connects the expanded Jalan Kerinchi Kiri to the Kerinchi Link on the SPRINT Highway and to the Federal Highway — so you can choose to bypass the Jalan Kerinchi and Jalan Pantai Baru intersection.4. There are a LOT of office towers — 24 and counting …Half of UOA’s development is its commercial precinct, and its MSC-status Bangsar South City is home to 22 Horizon boutique office towers and 2 Vertical office towers (two more are under construction, and another two on the way). There are also two other Grade-A corporate towers coming up in KL Gateway.If that sounds a lot … it actually would have been a lot more. There were supposed to be 39 office towers in Horizon, but the developer decided to have fewer but bigger buildings to incorporate more green space and attract larger companies and multi-nationals. Dagang Net, F-Secure, Takaful Ikhlas Berhad, MEPS, Melilea International, British Telecoms, SWIFT and UAE-based Al Bath Group are some of the big names who have set up shop there. You are looking at a growing population of 20,000 to 30,000 workers, with a sizeable expatriate community.5. A Forest in the BackyardBangsar South is next to a massive green lung — the 200-acre Bukit Gasing Forest Reserve. It's really a sight for sore eyes. So if you’re tired of the city view, look the other direction and feast on the natural beauty of the land. There are trails that allow you to hike into the jungle too for an early morning walk.Of course, with the growing popularity of Bangsar South and its surroundings, there are always concerns that it may cause more environmental damage or encroach farther into the forest reserves. Change and redevelopment can be good, but let’s cross our fingers and hope that future projects will be carried out sustainably in this area. SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia. 


Richie rich

Independent global property consultancy Knight Frank's The Wealth Report 2016 tracks the super-rich population in 98 cities across 91 countries.What does it take to be part of the elite Ultra-High-...

Independent global property consultancy Knight Frank's The Wealth Report 2016 tracks the super-rich population in 98 cities across 91 countries.What does it take to be part of the elite Ultra-High-Net-Worth Individuals (UHNWIs) club?According to this report ... those with US$30+ million (about RM122 million) or more in investable net assets, not including the home they live in. (These UHNWIs are richer than the millionaires and multi-millionaires, but not as rich as the centa-millionaires and billionaires).Phew ... Even though many of us may never fit into that category, it doesn't hurt to KPC a bit, especially since the flow of wealth would have some overflow effect on the rest of us common folks. presents 5 facts you may not know about the rich and richer (from The Wealth Report 2016). 1. There are fewer UHNWIs in 2015 than the year before In 2015, almost 6,000 people dropped out of the ultra-rich wealth bracket. This is the first time the number of UHNWIs has dropped since the global financial crisis in 2008, mainly due to current global economic events — China's slowdown, oil price decline, equity markets volatility and the strengthened US dollar.But there are still quite a lot of them around ... There are about 187,468 ultra-rich across the globe. And the number will continue to increase, albeit by a slower rate than the past decade. By 2025, an estimated 76,000 more will join the club.2. Most of the new faces will be AsianOver the past decade, Asian multi-multi-millionaires grew the most in terms of absolute number, and will continue to do so in the decade ahead, thanks mainly to China and India.The richest Asians are in Hong Kong and Singapore — Hong Kong has 3,854 UHNWIs, while Singapore emerged as the second top Asian city with 2,360 UHNWIs. By 2025, the number is expected to increase by another 1,619 and 1,133 Really Richie Richs, respectively.3. The super rich like to hang out in ...London and New York continue to be the favourite cities by far for the ultra-rich to live, work and play in. Singapore and Hong Kong take third and fourth spots, respectively, followed by Dubai, Shanghai, Paris, Sydney, Beijing and Geneva.4. Where are Malaysians in the picture?Kuala Lumpur currently has 993 UHNWIs, down from 1,168 in 2014. But the number is expected to grow to 1,629 by 2025.However, Malaysia's potential emigration rate (26%) is also the second highest, after China (30%), with more than a quarter of the ultra rich planning to move, with their bags of money, to greener pastures, over the next 10 years. 5. We love property. Like really love it ...The ultra-rich Malaysians like to put their $$$ into brick and mortar. They own more properties on average than the rest of the world. Malaysia's uber-rich own an average of 4.7 properties ... compared with the 3.92 Asian average and 3.7 global average.According to The Wealth Report Attitudes Survey, 39% of UHNWIs in Malaysia are considering a residential purchase in 2016 — also the highest in the world. (Which probably explains who's buying up those ultra-high-end new properties in town.) For those looking overseas, Melbourne, London and Singapore are also favoured property investment choices. Whether you are an ultra high net worth individual or just an everyday Joe looking for a property to put your life savings in, do check out the many options available on SIGN UP with to check the latest transacted prices and to list your property for FREE today. You can also follow our Facebook page for more insights and updates on the property market in Malaysia.