UEM Sunrise Affordable House at Nusajaya, Johor

Following the good news we get earlier this month (refer here and here, UEM Sunrise is going to launch her affordable housing on March 1st, 2014. Quoted from The Star, UEM Sunrise's Dato Izzadin was saying that the house price would be between RM150,000 and RM200,000. The proposed housing is located within Iskandar Malaysia, specifically at Gerbang Nusajaya - a prospectful 4,500-acre (1,800ha) city of possibilities featuring various catalytic projects.

Gerbang Nusajaya or Nusajaya Gateway is planned to be the gateway to economic opportunities and a high quality of life. The project has to-date confirmed three international collaborations - 519 acres Nusajaya Tech Park with Ascendas Group, 295 acres FASTrack Iskandar with FASTrack Autosports Pte Ltd, and 1.4-million sq ft mall Asian Trade Centre with Chinamall Holdings Pte Ltd. To learn more about future development at Gerbang Nusajaya, visit Nusajaya City official website at www.nusajayacity.com although I doubt if they ever updated the site.



The project pre-launching ceremony will be held at SK Gelang Patah on March 1st, 2014. Registration booth will be opened from 10:00 to 16:30, and all prospective owners are invited to the ceremony, for registration of interest or inquiries. A lot of activities also will be held for Johorean family, and Johor Menteri Besar Dato Khaled Nordin is scheduled to be there too.

For more information on the event, see the poster. Don't forget to invite all your friend and relatives.


I will be there too.

How is the MRT Project Going to Affect the Overall Property Market?

by Mr. Wan Choy Heng Resident Manager / Registered Estate Agent

The construction of the much anticipated Klang Valley Mass Rapid Transit (MRT) has finally started. Described as the single most expensive infra structure project ever in this country, the MRT project which consist of 3 lines cutting across the entire Klang Valley or The Greater KL, is estimated to cost about RM36.6 billions to build, excluding land cost and rolling stocks.

The first line of the MRT project runs from Sungai Buloh to Kajang (SBK Line) stretches about 51 km with 31 stations is expected to be completed by 2017. Once completed and fully integrated with the existing KTM, LRT, Monorail, KL Rapid bus and the respective feeder bus services, the MRT will have tremendous positive impacts on the value of property located along its route and in the vicinity of its stations, with the exception of a few negative attributes.

A senior local property consultant from an established property firm here, who is also a member of the Board of Valuers, Appraisals and Estate Agents, Malaysia recently said that value of property along the MRT route will appreciate 15% to 25% depending on the location to the stations. While I’m but sure about the quantum of the appreciation, I’m certainly concur that the appreciation of value for property located in the vicinity of MRT route and its stations is certain to happen. This has happened to LRT Putra Line and Star Line extensions which construction is underway now. LRT Putra Line extension starts from Kelana jaya, passing through Subang Jaya, UEP Subang Jaya and ends at Putra Heights. Whilst LRT Star Line extends from Sri Petaling, passing through Bandar Kinrara, Puchong Jaya, Bandar Puteri and finally also ends at Putra Heights. 

Since its announcement in 2009, and with construction underway the property value along these 2 extension routes has appreciated tremendously. A basic double storey link house of 20’ x 60’ at USJ 6 was selling in the region of RM250k back in 2009 is now selling between RM400k to RM450k. A basic 3-bedroom apartment of about 900 sqft at Rhythm Avenue USJ19 was selling in the region of RM200k in 2009 is now selling between RM300k to RM330k. Both of these locations mentioned have a proposed LRT station, currently under construction, located within walking distance. Similar patterns of property value appreciation has also been reported at Bandar Kinrara and Puchong Jaya where proposed LRT stations for Star Line extension are to be constructed. Though the appreciation of property value at these areas mentioned is not entirely due to the coming of LRT extension, it is undoubtedly clear that the announcement of the final approval and the eventual sight of physical construction works of the proposed LRT extensions at these areas have inevitably led to the increase demand for property at these areas, hence this pushed up the property price. The construction of LRT extensions at these areas have brought about better accessibility to these locations, making property at these locations become more accessible and appealing to a bigger market, unlocking the value potential of property in these locations.

Running up to 2017 before the MRT-SBK Line is completed, more property developers will be planning high density residential developments along the MRT route. Projects which are strategically located near MRT stations will likely to enjoy good sell-out as buyers are confident of future demand for their property once the MRT is in operation. Proximity of any proposed condominium development in relation to a MRT station has been a major winning factor these days. New launches which are strategically located near to a MRT station will be expected to be priced at least 10% higher than others which are located further away. Residential developments within walking distance to MRT stations will undoubtedly benefit the most as the demand for rental units at these areas will be guaranteed. Most working class commuters would like to have their rental housing within walking distance to MRT stations as first priority. 

Comes 2017 when the MRT-SBK Line is finally completed, the commercial property in the vicinity of MRT stations will be in great demand. The huge number of passengers using MRT will give rise to plenty of new business opportunities of all kinds in the vicinity of MRT stations. This has proven true in Singapore, Hong Kong and Taiwan. Commercial and retail premises which are located near MRT stations at these countries enjoy good occupancy rates and high rental. The same scenario will likely to repeat here in KL.

Latest News on Affordable Properties in Nusajaya

I received this good news from The Star today. Go to this link or just read the following news.


UEM Sunrise, KLK in RM20Bil Joint Iskandar Venture

BY JOHN LOH

KUALA LUMPUR: UEM Sunrise Bhd and Kuala Lumpur Kepong Bhd (KLK) are pooling their resources to develop 3,000 acres of each other’s landbank in Johor’s Iskandar Malaysia with a total gross development value (GDV) of RM20bil. This marks plantation giant KLK’s maiden foray as a property developer in Iskandar Malaysia, but it is the second such project for the company’s chief executive officer, Tan Sri Lee Oi Hian. Lee had teamed up with tycoons Tan Sri Surin Upatkoon, Tan Sri Wan Azmi Wan Hamzah and Singaporean magnate Wee Ee Chao in January last year to buy a 44-acre plot in Puteri Harbour from UEM Sunrise for RM401mil via Liberty Bridge Sdn Bhd. The deals inked yesterday involve UEM Sunrise’s land in Gerbang Nusajaya and KLK’s vast plantation estate north of Iskandar Malaysia in Kulai, both of which are freehold. KLK is to lead the development in Gerbang Nusajaya under a 60:40 joint venture (JV) called Scope Energy Sdn Bhd with UEM Sunrise, while’s KLK’s Kulai land, dubbed Fraser Metropolis, will be managed by Aura Muhibah Sdn Bhd, a 60:40 unit of UEM Sunrise and KLK, both companies said in filings with the stock exchange. The Gerbang Nusajaya project, measuring 500 acres, is worth some RM5bil. The much larger 2,500-acre Fraser Metropolis is expected to generate a GDV of RM15bil. Both parties have agreed to develop phase 1 of Fraser Metropolis using half of its 5,000-acre landbank, although KLK has granted Aura Muhibah the option to acquire a further 500 acres there. 

UEM Sunrise and KLK are planning a mixed development for Fraser Metropolis, which has been earmarked to be the next residential, commercial and industrial hub in the northern tip of Iskandar Malaysia and 30 minutes drive from Johor Baru.

Similarly, the Gerbang Nusajaya project is poised to be mixed-use. The land titles for the respective plots will be parked under the JV companies. UEM Sunrise told Bursa Malaysia that it expected to book RM380mil in land sale gains from paring down its stake in Gerbang Nusajaya. KLK will also see a net gain on disposal of RM816.8mil from the Fraser Metropolis land. Notably, UEM Sunrise and KLK are to exchange their land at the same price tag of RM871.2mil, but the parcels in Gerbang Nusajaya were valued at a higher RM40 per sq ft versus Fraser Metropolis’s RM8 per sq ft. This was to compensate for the existing infrastructure in Gerbang Nusajaya, RHB Research Institute analyst Loong Kok Wen told StarBizWeek. UEM Sunrise executive director Datuk Izzaddin Idris told the media at a briefing that the properties were scheduled to be launched in the second half of next year, targeting Malaysian as well as foreign buyers. Loong believes the JV is a win-win for both parties because it would allow KLK to unlock value from its massive plantation landbank, while giving the latter’s property arm a reputable partner in UEM Sunrise, the master developer of Iskandar Malaysia’s Nusajaya. The collaboration would also help UEM Sunrise spread out the risk in Gerbang Nusajaya, which was too huge for the company to complete on its own, a PublicInvest Research analyst said. 

But demand for the properties may be hard to gauge as the market is going through a soft patch due to the various cooling measures, according to the analyst. Work on Fraser Metropolis is scheduled to start in 2017 and be staggered over 15 years. The project in Gerbang Nusajaya, also slated to begin in 2017, has an eight-year timeframe. Separately, Izzaddin said UEM Sunrise planned to roll-out affordable homes in Gerbang Nusajaya next month priced at between RM150,000 and RM200,000. The group was aiming for sales of RM3bil this year, but Izzaddin noted that it was “conscious of market conditions.” Some 5,000 acres out of UEM Sunrise’s 11,000-acre landbank in Nusajaya had yet to be developed, he added.

Check out the quote that I bold. A new affordable housing will be launched next month.

Now lets wait for the next good news.

Bumbung, Malay Traditional Roof

Anthropologically speaking, Malay is a collective term of indigenous peoples of South East Asia that share similar language, custom and tradition. The Malay population is extended from Madagascar to the Pacific, but the main dwelling place of Malay peoples are at the two lands that are separated by the world longest straits, Malacca - Indonesia's Sumatra Island and Malaysia Peninsular. Malay traditional houses can be distinguished by the design of their roof or 'bumbung.' Many modern building in South East Asia still maintain the unique bumbung design on top of their roof to incorporate the local identity to their building.

The Malay house's bumbung are generally triangular shaped saddle roof to suit the tropical hot and wet weather of South East Asia. It can be divided into four common group based on the mutual shape:

1. Bumbung Panjang (Saddle/Open Gable Roof)
2. Bumbung Perabung Lima (Hip/Pavilion Roof)
3. Bumbung Limas or Bumbung Melayu
4. Bumbung Lentik (Curved Roof)

Bumbung Panjang

This bumbung is the simplest and the most common roof especially for the Pesisir (Coastal) Malay houses. There are a lot of name that are referring to the same or similar bumbung such as Belah Bubung/Bumbung (Folded Roof), Bumbung Lipat (also means Folded Roof) and Bumbung Perabung Panjang/Melintang (Long Saddle Roof). Rumah Air, Rumah Tiang Dua Belas, Rumah Melaka, Rumah Serambi, Rumah Serambi Gajah Menyusu and Rumah Kutai are variants of Malay House that use this bumbung. This bumbung has three common variant.

Lipat Kajang - Kajang means shelter in Malay. The roof has a gradual slopes for basic shelter from weather, and is the most popular roof among the Coastal Malay's common and water houses. Bumbung Lipat Kajang can be spotted at all traditional Malay villages from Acheh, Riau, Malacca, Kedah-Siam, Pahang, Pontianak, Brunei to as far as Philippines.

Lipat Pandan - This roof is named after a Malay wafer-like cuisine, Lipat Pandan. The roof has a steeper slope compare to Lipat Kajang to allow more space for the attic floor, and also popular to the coastal Malay. This bumbung is also used by the inland Malay and indigenous Malay subethnics like Nias islanders house, original Dayak long house, Marga Batin house (Kajang Leko) and some Batak houses where all family members or even villagers are living together under one roof. The term Kajang in Kajang Leko house is rather a functional term and not architectural term, meaning shelter.

Atap Layar - Also known as Bumbung Layar, Bumbung Panjang Berlapis, Ampar Labu or Atap Bersayap is a Lipat variant that is bended out halfway to its bottom. The bumbung is a combination of Lipat Pandan and Lipat Kajang, and is also a popular choice among the traditional Malay houses. Banjar's Banjung house and Terengganu house, and are examples for the use of this type of bumbung, but the former has a significant steep and gradual roof combination.


Bumbung Perabung Lima

Perabung Lima can be identified by the additional four saddles (Perabung Tepi) attached to it's main ridge (Perabung Tunjang). This bumbung is also known as Perabung Bungkus (All-Covered Roof) and can be seen at Southern Sumatra, Pattani-Kelantan-Besut, Singora, Siam and Java Islands including Lombok, Madura and Bali.

Bengkulu House roof is a variant of Perabung Lima that looks like a Banjung version of Perabung Lima roof. This design is influenced by Indian's Dravidian architecture to reflect the shape of a traditional Hindu's temple and also quite popular in many part of Java Islands.

This bumbung has a very broad variants. Another popular modification is Perabung Empat (Pyramid Roof) where the main ridge is erased from the design. This design is mainly used for traditional Mosque and Surau but also applied by residents in Java Islands. At Istana Kenangan  in Perak the roof is hexagonal.


Bumbung Limas

Bumbung Limas is a blend of Perabung Lima with Bumbung Panjang. Limas has the shape like the Dutch Gable Roof. The term Limas is derived from "Perabung Lima Emas" or Golden Perabung Lima. This roof is unique to the Malay peoples at the former territories of the Old Johore Sultanate (The last Srivijayan Kingdom) like Selangor, Pahang, Palembang, Jambi, Riau-Lingga and Singapore, and due to its exclusivity to Johore Malay people, Limas are also known as Bumbung Melayu (Malay Roof).


Bumbung Lentik

This variant is unique to the inland Malay from the rural part of the land. This bumbung was originated from Ranah Minang of West Sumatra. It is called Bumbung Kabau/Kerbau (Buffalo Roof) due to its buffalo horns motive. This bumbung is the traditional roof for Minang peoples and their subethnic and relatives like Rao/Rawa, Siak, Kampar, Mandailing, Batak, and Negeri Sembilan, and very popular at Ranah Minangkabau (West Sumatra), Bataklanden (North Sumatra), Inland Riau and Western Peninsular. At Riau, Bumbung Lentik is also known as Bumbung Lanchang (Ship Roof).

Toraja's Tongkonan roof at rural area in East Sulawesi is the gambrel version of the bumbung lentik. It also have the same Buffalo motive like Minang house but with unique two slopes on each side. Tongkonan roof is by far the rarest roof in the whole Alam Melayu (Malay Archipelago).

I will add the pictures later.

Update: I had upload the pictures. Please go to this link.
Sorry for the wait and thanks for your interest.