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THE STAR, SATURDAY 27 FEBRUARY 2016

special

SOUTHERN PROPERTY

Market primed
for returns

THE STAR, SATURDAY 27 FEBRUARY 2016

2 southern property

Extraordinary
urban living
IN a league of its own, Taman
Kempas Utama is one of Johor
Barus dynamic addresses that has
defined the way we live, work, play
and invest in Iskandar Malaysia.
At the pulse of urban living and
business in Iskandar, this bustling
township is a successful
development by Wealthy Growth
Sdn Bhd, a subsidiary of IOI
Properties Group Bhd a property
powerhouse with a reputation as
one of the largest property
developers in Malaysia.
Sited within the Kempas-Tebrau
growth corridor, the township
features a comprehensive mix of
lifestyle properties that boasts
elements of space, luxury and
work-life-play integration and sets
a new benchmark for metropolitan
living in the city.
Featuring luxurious residences
ranging from serviced apartments
to double-storey terraced houses,
double-storey cluster residences
and double-storey twin villa units
that come complete with an upper
attic, every aspect of this serene
sanctuary radiates exclusivity, class
and sophistication for modern and

convenient living.
Spanning approximately 300
acres (121.4ha) of freehold land,
space abounds in the integrated
development that comes with
comprehensive amenities and
boasts easy accessibility.

Oleander exclusive
cluster residences
Like its namesake, Oleander
presents beautiful living indoors
and outdoors surrounded by lush
greenery, privacy and serenity in a
gated and guarded community.
What is extraordinary about the
Oleander two-storey cluster
residences are the low-density
development and extra-spacious
link homes where every unit is
thoughtfully designed as a corner
unit.
Breaking away from the
traditional terraced environment,
this luxurious garden cluster home
with no back lanes provides
residents with peaceful living, one
without backyard littering, fear of
intrusion of privacy or unsightly
backyard emissions.

Families can enjoy their own


private garden for outdoor play
and relaxation.
With a built-up area of 2,628sq ft
(244.1sq m) for Type A, the cluster
residence is elegantly designed
with thoughtful layouts, quality
finishes, well-planned bedrooms
and a master bedroom that opens
to a private balcony, inviting
nature in.
For Type B, the two-storey
cluster residence with subbasement and a built-up area of
3,111sq ft (289sq m) is ingeniously
designed.
The sub-basement offers extra
space that is ideal as a storage
room, library, playroom, private
study or extra living room.
Besides being exclusive,
Oleander brings a world of
convenience and comfort to
residents with its unique features.
There are shower screens for all
bathrooms (except the spare
room), fully tiled car porch and
driveway and two years
complimentary HSBB 5Mbps
subscription (terms and conditions
apply).

One-of-a-kind garden

In addition to your own private


garden, residents also enjoy the
delights of a mini park built
exclusively for Oleanders
residents.
It is the perfect place for
families to enjoy leisurely
pursuits surrounded by the sights,
sounds and scents of nature next to
home.
For leisure and recreation,
simply head over to the expansive
3.8-acre (1.5ha) town park
equipped with a basketball court,
jogging track, playground, wide
open spaces and picnic areas for
more outdoor adventures.
This town park is a dedicated
green lung of Taman Kempas
Utama developed for the
enjoyment of all residents.

New privatised
way of life
Give your loved ones a true safe
haven to call home. Oleander
residences are protected within a
gated guarded community with
two-tier security, 24-hour security

patrolling, card access, auto-gate


system with stainless steel gate and
alarm system to complement the
peace and tranquility offered by
nature in its surroundings.

Accessibility that counts


Residents enjoy superb
accessibility with Oleadners prime
location close to major highways
and key destinations.
Taman Kempas Utama has easy
accessibility to the North-South
Expressway, Pasir Gudang
Highway and Eastern Dispersal
Link (EDL), which reduces travel
time to Johor Baru city centre and
the Customs, Immigration and
Quarantine complex.
It is located next to KDN
(Kementerian Dalam Negeri) and
opposite Starhill Golf & Country
Resort.
Taman Kempas Utama is also
close to shopping centres Giant,
Plaza Angsana, Aeon Mall, Tesco,
Woodlands Checkpoint, Johor
Premium Outlets, education
insitutions Fairview International
School, Southern University College
and hosptial Kempas Medical
Centre.
Everything close to heart is close
to home with a wealth of everyday
conveniences such as grocery
shopping, education, banking,
medical services, food heavens and
foot spas available just beyond
your doorstep.
Everything you imagined life
would be is here at Oleander, the
latest collection of exclusive
double-storey cluster residences in
Taman Kempas Utama.
If you have been dreaming of a
spacious home that is competitively
priced, Oleander offers luxurious
living and extraordinary features
that todays homeowners are
looking for.

n For more information,


Luxurious and modern interiors give Oleander residences a sophisticated feel, while unique features offer residents comfort and convenience.

visit www.ioijohor.com or
call 07-559 0101.

THE STAR, SATURDAY 27 FEBRUARY 2016

THE STAR, SATURDAY 27 FEBRUARY 2016

4 southern property

WITHIN Iskandar Puteri (formerly


known as Nusajaya), flagship B of
Iskandar Malaysia, lies the 2,200acre (890.31ha) Medini Iskandar
Malaysia.
Envisioned to be the future
business district of this upcoming
self-sufficient southern project,
Medini will be where business,
entertainment and exclusive
leisure needs are met within an
all-encompassing development.
One of the projects contributing
to the rise of this area is dPristine
@ Medini an integrated mixed
commercial development featuring
two small office flexible occupancy
(SoFo) towers, a three-storey
interconnected lifestyle mall, a
32-storey Grade A office tower and
a four-star hotel.
D Pristine Medini Sdn Bhd (a
wholly owned subsidiary of B&G
Capital Resources Berhad) is
responsible for this development,
which was introduced to cater to
the growing property needs in
Iskandar Malaysia.
It is set to be fully completed in
2018, spanning 8.42 acres (3.4ha)
with a gross development value of
RM1.8bil.

All-in-one offering
The fact that it is one of the few
integrated mixed developments in
the area makes dPristine an
attractive prospect for many, says
B&G Property executive director
Datuk Soo Kai Chee.
The community will consist of
people from all walks of life the
working crowd, shoppers, holiday
makers and, of course, the
residents. This makes dPristine a
centre for activity, be it working,
shopping or playing.
This is why the company targets
a wide-ranging crowd as potential
visitors, buyers and investors
local residents, leisure or medical
tourists as well as expatriates,
professionals and business
travellers can all find their desired
working or living spaces within
dPristine.
It sits on a prime lot of land
surrounded by a mix of
developments, including health
facilities such as Afiniti (a joint
urban resort wellness hub venture
by Khazanah and Temasek) and
Gleneagles Hospital.
Just across from dPristine @
Medini is the Legoland Malaysia
Theme Park & Hotel, and not too
far away are other attractions such
as Pinewood Iskandar Malaysia
Studios, Kota Iskandar, Puteri
Harbour and Mall of Medini.
Education hub EduCity, which
is home to several esteemed
international educational
institutions, is also within
proximity.

An artists impression of
dPristine @ Medini, an
integrated mixed
commercial development
offering office towers, a mall
and four-star hotel.

New face of flexible,


convenient modernity
remaining 1,200 units within the
next year.
We have recently entered into a
sale & purchase agreement with
Pelaburan Hartanah Berhad (PHB)
where we sold the Grade A office
tower to the government agency.
We are also in the final stages of
discussion with an international
brand hotel chain to operate our
hotel component and are in talks
with a renowned property
management team company to
manage dPristine. I believe these
great updates will boost investors
confidence in the project, says
Soo.
dPristines location within the
booming Medini has its perks
when it comes to incentives in
investing or doing business.
Business owners will enjoy 10
years of income tax exemption or
100% Investment Tax Allowance
for five years, certain import duty
and sales tax exemptions,
unrestricted employment for
foreign knowledge workers and
exemptions from Real Property
Gains Tax on disposal of land and
building.

Besides special corporate tax


incentives for those setting up
office in the Grade A office tower,
the absence of a minimum price
threshold for foreigners wishing to
purchase property in the area also
opens up the market to more
interested parties.

Excellent standards,
connectivity
dPristine @ Medini is built
with seamless sustainability in
mind. The Grade A office tower
complies with the standards set by
the Green Building Index,
incorporating features such as a
rain water harvesting system,
energy-saving fittings and
equipment, and an open-air
corridor design to optimise fresh
air flow and minimise energy
consumption on air-conditioning
and lighting.
Security is a top priority, which
is why there will be a multi-tiered
system with round-the-clock
surveillance and patrol.
A host of amenities, including a
childcare centre, patio for al fresco

leisure activities, meeting rooms


cum auditoriums, concierge
services as well as valet parking,
complements the modern lifestyle
concept at dPristine.
Residents and visitors will also
be well-connected to surrounding
areas. dPristine is only a
20-minute drive from the Tuas
Second Link to Singapore as well
as Johor Baru via the Coastal
Highway.
It is linked to Kuala Lumpur
via the North South Highway
and is a mere 25-minute drive
from the Senai International
Airport.

International appeal
Soo acknowledges that the
southern property market is
affected by the general economy
and negative sentiments, but is
confident that there are certain
zones in Iskandar with strong
fundamentals still holding a lot of
potential.
dPristine, particularly, has
been well received in the
international market since we

launched and continues to gain


interest within the region
especially in countries such as
Taiwan, Singapore and Indonesia.
Foreign purchasers understand
the potential of investing in
Medini, he says, explaining that it
is common for potential investors
to make a trip to look around
before making a purchase and
they are often impressed.
As Selangor-based developers,
B&G will continue to focus on
Klang Valley projects such as a
condominium in Kingsley Hills,
Putra Heights this year. It is also
working on upcoming projects in
Selayang and Bangi.
As for dPristine, we will retain
our focus on the overseas market
and I believe the project will still
appeal to international buyers,
says Soo.
After all, the developers hold
their project to the same high
standards as the internationalstandard metropolis that is Medini.

n For more information, call


03-5033 0303 or 07-509 0967 or
visit www.dpristinemedini.com.

More than meets


the eye
The SoFo towers consist of one,
two, three and 3+1 bedroom units
covering 644sq ft (58.8sq m), 771sq
ft (71.6sq m), 1,308sq ft (121.5sq m)
and 1,314sq ft (122.1sq m)
respectively.
There are also dual-key units
where residents will have the
option to rent out separately.
Soo reports that the project is
coming along quite well 80% of
the SoFo units have been sold and
the company is looking to sell the

Residents can rest assured knowing that security is top-notch.

Besides offering a host of amenities, dPristine @ Medin features luxurious


and comfortable living spaces.

THE STAR, SATURDAY 27 FEBRUARY 2016

THE STAR, SATURDAY 27 FEBRUARY 2016

6 southern property

NEUVO Centro, UDA Land Souths


commercial development in the
mature township of Bandar UDA
Utama in Johor, is set for success.
The commercial developments
strategic location within a high
population catchment area and
matured township, along with its
direct accessibility from Taman
Perling, Taman Nusa Bestari,
Taman Tan Sri Yacob and Taman
Sutera Utama, are contributing
factors to its uptake.
According to group managing
director of UDA Holdings Berhad
Datuk Ahmad Abu Bakar, Neuvo
Centros accessibility and locality
are key factors that will draw
investors to the three-storey shop
office development.
Locality and accessibility have
always been our priorities in
our development strategies.
Further, we always ensure our
developments meet the highest
quality standards and keep to our
good track record of developing
successful projects.
Our product development
strategy ensures that our product
design is always incorporating
customers preference and
feedback, he adds.

High demand for


commercial development

Meeting challenges
With Neuvo Centro, UDA Land
South is targeting a mixed trade of
business such as banking, clinics,
cafs, mini marts, tuition centres,
hardware businesses, restaurants
and other community businessesto
serve the adjacent densely
populated neighborhoods.
This diverse range of businesses
will certainly create a dynamic
commercial area with a
sustainable demand.
UDA Land South constantly
strives to meet customers needs
and wants.
We always carry out market
surveys before starting work on a
development and even during and
after so that we are aware of
customer demands.
This is how we stand out in the
market and ensure that we are a
top choice among investors,
says Ahmad.
For UDA Land South, the main
advantage its developments bring
to investors is in terms of location
that offers great accessibility and
convenience.

Special promotion

An artists impression of Neuvo Centro, UDA Land Souths latest three-storey shop office development.

The developments are planned


so they are surrounded by
amenities and extensive road
networks.
This strategy, along with the
fact that UDA Land Souths
development concepts in Johor are
mass mixed developments, has
made the developers projects

In conjunction with the


handing over of Neuvo
Centro, UDA Land South is
offering buyers and investors
one of the most compact
sales packages, with an easy
ownership sales process.
This includes:
A deposit of RM3,000
Legal fees on sales and
purchase agreement and
memorandum of transfer
borne by developer (panel
lawyers only)
Legal and stamp fees on
loan document borne by
developer
GST absorbed by developer
Six months flexi loan
differential payment
This easy ownership
package promotion will end
on March 31.

Specifications

Neuvo Centro will consist of a mixed trade of businesses, including banks


and eateries.

highly sought after by investors.


With aggressive marketing and
the best sales package in town,
Neuvo Centro has been selling well
and there are only limited units left
now, says Ahmad.

Looking to the future


An artists impression of Neuvo Centro, which meets the highest quality
standards.

UDA Land South has successfully


met its 2015 targets and is geared
up for this year.

Coming up are more commercial


and residential projects in Tampoi
and Bandar UDA Utama.
These projects, including the
two-storey terraced house
development Plumeria and
31-storey serviced apartment
Madeira Riverside, are open
for registration.

n For more information,


visit www.uda.com.my.

3-storey shop offices


Freehold
22ft x 75ft (6.7m x 22.9m)
Column-free 7ft-wide
(2.1m) ground floor
walkway
Full glass frontage on the
first and second floors
Natural lighting and
ventilation
Modern design
Direct frontage to the
main road (Jalan
Persiaran Perdana)
Price from RM1,461,646
Terms and conditions
apply

THE STAR, SATURDAY 27 FEBRUARY 2016

THE STAR, SATURDAY 27 FEBRUARY 2016

8 southern property

Budget 2016
in property
THE 2016 Budget was first presented by Prime Minister
Datuk Seri Najib Tun Razak last October, with revisions
announced on January 28.
Here are some points you should know how this budget
will affect the property market in the coming year:

Iskandars bigger
investment picture
By THERESA BELLE
ISKANDAR Malaysias location is
considered by many developers as
a primary driver of its potential
success.
Being three times the size of
Singapore, it has been reaping the
fruits of the neighbouring countrys
investment not just in property, but
education, healthcare and
manufacturing.
This strategic position makes
Iskandar Malaysia (IM) the logical
choice to support Singaporean
businesses in the midst of its
foreign labour crunch as well as
rising rental and overall business
costs.
In comparison, the prospects in
IM are appealing to Singaporean
companies who move their
operations to Johor in hopes of
growing it at lower maintenance
and labour costs.
As a result, the industrial
property sector has seen an influx
of big names setting up business in
new industrial and business hubs
within IM.
On top of that, a recent
agreement between the prime
ministers of the two countries to
attract more Singaporean
manufacturing companies to invest
in IM is expected to further boost
confidence in the industrial
property market.
With the governments working
to support each other, Singaporean
presence in IM is set to be a crucial
component of its growth even
beyond the property sector.
Chinese developers have a
substantial presence in IMs
property sector too, with projects
such as integrated developments
Country Garden Danga Bay and
Princess Cove as well as high-rise
residence Paradiso Nuova.
Last September, an Iskandar
Regional Development Authority
(IRDA) statement noted that foreign
investment into IM accounted for
41% or RM75.56bil of a total of
RM27.22bil in investments from
the time it was launched in 2006.
Along with Singapore and China,

the United States, Spain and Japan


make up the top five foreign
investors in IM.

Long-term,
multifaceted plan
Developers remain confident in
IM because of the development
prospects it offers as a residential,
commercial and industrial hub
that integrates several modern
needs in one easy-to-access
location not only locally, but also
regionally.
Of course, they are also positive
that their property offerings are
pieces that will steadily complete
the puzzle that is IM in the near
future.
The local property offers some
of the best in real estate in and
around the region competitive
rates, attractive prices and sales
incentives, as well as avant-garde
architecture and design, says
Datuk Ahmad Abu Bakar, group
managing director of UDA Land
Holdings Berhad.
Developers see the long-term
positive aspects of tapping into
this mammoth development.
Ahmad says, Business and
education hubs create more job
opportunities and demand for
basic necessities, which spill over
to property.
UDA Land, along with many
other property developers in IM, is
confident of the outlook for growth
within Asia and the Pacific, closely
following and supporting Johors
journey towards becoming an
international state by 2020.
In line with this goal, the
Government has been supportive
in attracting foreign investments
into IM by facilitating its
development for one, it has
invested heavily to enhance safety,
connectivity and facilities
throughout the southern
development corridor through
IRDA.
The 2013 study Foreign Direct
Investment Affluences in Iskandar
Malaysia by Universiti Tun Hussein
Onn academics points out that the

Government has also taken steps to


ease the visa and immigration
processes, explore transportation
linkages, share expertise in
environmental preservation as well
as enhance industrial cooperation
to strengthen the relationship with
investors.
At the regional stage, the recent
implementation of the Asean
Economic Community is set to play
a role in IMs growth too.
Steve Melhuish, chief executive
officer and co-founder of real estate
portal PropertyGuru, said that
increasing cross-border movements
and foreign investment in the next
10 to 15 years will create more
demand for properties.

Since the Government reduced development


1 expenditure
by RM4.5bil to RM5bil, the implementation
of new projects could be delayed.
This will likely largely affect developers with
upcoming high-scale projects that are still in non-physical stages, although it is currently unknown which
projects will have to be put off.

Major large-scale infrastructure projects such as the


2 Mass
Rapid Transit (MRT), Light Rail Transit (LRT),
Pengerang refinery and petrochemical integrated
development project and the High-Speed Rail (HSR) will
continue on public-private partnerships.
The HSR will ease cross-border mobility for those in
Malaysia and Singapore, which could boost the
economy beyond the property sector.
Additionally, investment banking group Affin Hwang
Capital expects the uninterrupted progress and
completion of these projects to soften the blow caused
by the cut in development expenditure.

Weighing the positives


Despite the cloud of hesitance
and speculation that has been
hanging over the southern property
market for most of last year and the
sliding ringgit, IRDA reports
indicate IM is on track to achieving
its developmental goals with a
constant stream of support from
regional investors.
In fact, experts such as consultant
and IM ambassador Khalil Adis
believe that investing in the current
market would be a smart move
fundamentally.
Ryan Khoo of real estate
consultancy Alpha Marketing
concurs on the potential of IM from
the perspective of a developer,
telling PropertyGuru that
prospective Singaporean
homebuyers looking to retire or
rent out find cheaper properties
more attractive.
Considering the history of foreign
investments, recent developments
and future plans, regional support
should continue to drive IM
forward in its bid to become the
largest economic zone in Southeast
Asia.
As investments pour in, experts
continue to keep a close eye
on the property market especially
with early predictions of a slow
year ahead for Malaysian real
estate.

Greater focus is placed on affordable housing with


3 Prime
Minister Najib announcing restrictions on the
sale of new homes priced up to RM300,000 to
first-time homebuyers.
Additionally, Budget 2016 allocates RM1.6bil for
175,000 affordable 1Malaysia Peoples Housing (PR1MA)
units, with the Government offering a 4% per annum
financing package for units costing RM35,000 through
Bank Simpanan Nasional (BSN) and Bank Rakyat.

More than 100,000 home units will be offered by the


4 National
Housing Department (JPN), PR1MA, Syarikat
Perumahan Negara Bhd (SPNB), 1Malaysia Government
Employees Housing Programme (PPA1M), government
and private agencies at the Integrated House
Ownership Expo Roadshows.

Although not directly related, developers feel the 3%


5 reduction
in employee contributions to the Employees
Provident Fund (EPF) and the RM2,000 tax relief for
taxpayers earning up to RM8,000 could boost current
demand including in property purchases and
spending while providing a multiplier effect on the
economy.