Wednesday, October 17, 2012

AN OPPORTUNITY TO OWN BELOW MARKET PRICE PROPERTIES

LRT BOOSTED PROPERTIES VALUE!!!!

PROPERTIES WHICH NEAR TO AMENITIES LIKE COLLEGES AND LRT STATIONS FETCH HIGHER RENTAL YIELD.


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LRT Extenstion to USJ 1, Subang Jaya


Effect of KL MRT and LRT Extension Project On Property


Significant Impact!

My hunt for properties along the LRT track has taken me to the future. That is because the pool of options along the existing track has become quite scarce and obviously, prices quite unviable. USJ is a potential area. The existing Putra LRT track currently ends at Kelana Jaya. Construction work has begun for the line extension from Kelana Jaya to Ara Damansara, then onto Subang Jaya SS16 (Subang Parade), between SS15 and SS17, between SS14 and SS18 and then it turns towards USJ, first stop between USJ6 and USJ7. There are 3 stations in USJ before the LRT goes into Putra Heights.

Within weeks of news of the LRT station locations, property prices in Subang Jaya and USJ almost doubled. For example, a 22x75feet double storey link house in USJ2 climbed from RM380,000 to just under RM600,000. One might argue that property prices, especially landed have been moving upwards anyway but nothing else is responsible for such an exponential climb. Moreover, there has been an exodus of residents from USJ and Subang Jaya towards newer suburbs such as Kota Damansara and Kota Kemuning, many blaming the unbearable traffic jam (... but only to find themselves in worst jam areas) and the high crime rate.

Some strata properties are still worth considering, being under the RM300,000 "affordability barrier". As income remains stagnant, I think anything below RM300k remain the most attractive investment as majority of new wage earners collects less than RM4000/month. They are never going to get any loan higher than RM300k. Strata properties within the 200m radius of these 3 stations in this price range include:

1. Subang Perdana Court 1, USJ6
2. Subang Perdana Court 2, USJ6
3. Subang Perdana Court 3, USJ8
4. Rhythm Avenue, USJ19
5. Subang Starville, USJ19


picture above: Rhythm Avenue in USJ19 - once a pariah project now valuation above RM330k for the 3 bedroom apartment units despite no car park allocated for owners

Unit in the Subang Perdana Court1 walk up apartments were being transacted around RM140k to RM190k up to December 2011. Then suddenly prices surge above RM200k in 2012. Recently, I found a low floor unit here advertised at RM220,000. On the same day, the agent said the owner has increased the price to RM270k and somebody is already writing the cheque. Realizing that this may be an attempt to get me to bid higher, I told the agent to let it go. When people begin to scramble like they are buying hot egg tarts, it's not worth investing anymore...


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WHY INVEST PROPERTIES IN SUBANG

Subang Jaya is a suburban city in the Klang Valley, Selangor, Malaysia. It is located about 25 km from the Kuala Lumpur city centre. It comprises the southern third of the district of Petaling, and is home to a third of the district population of 1,500,000. Subang Jaya comprises (SS12 to SS19), Bandar Sunway, USJ, Putra Heights and Batu Tiga. The city is governed by the Subang Jaya Municipal Council (MPSJ), which also governs other areas of the Petaling district not under Petaling Jaya and Shah Alam.


History

Subang Jaya was originally a township of Petaling Jaya. However, due to the high population and rapid developments, it has earned its own municipality, the Majlis Perbandaran Subang Jaya. The city was developed by Sime UEP Berhad, the property development arm of the Malaysian conglomerate Sime Darby. The site was formerly an oil palm plantation called Seafield Estate under the municipality of Majlis Bandaraya Petaling Jaya. Construction work for the development of Subang Jaya began in 1974 and was concluded in 1988. Upon the completion of Subang Jaya on the same year, Sime UEP began clearing land for the development of USJ.
In 1997, Subang Jaya was granted the status of a municipality. Hence, the local authority was transferred from the Majlis Perbandaran Petaling Jaya (MPPJ) (Petaling Jaya Municipal Council) to Majlis Perbandaran Subang Jaya (MPSJ) (Subang Jaya Municipal Council). The MPSJ holds local government authority not only in Subang Jaya, but also USJ, Putra Heights, Batu Tiga, Bandar Sunway, Puchong,Bandar Kinrara, Seri Kembangan, Balakong, and other parts of Petaling district.

Shopping, leisure, entertainment and hotels



Carrefour Hypermarket in SS16, Subang Jaya.
Subang Parade, Empire Subang, Sunway Pyramid and the hypermarket chain Carrefour serve as the main shopping attractions in Subang Jaya. The exclusive department stores Parkson and Cold Storage (supermarket) are situated in Subang Parade.
Empire Shopping Gallery in Empire Subang is an upscale shopping complex that is dedicated more on family and lifestyle concept.TANGS is the main anchor of the mall.
Sunway Pyramid, a popular shopping complex for local and foreign tourists, is situated at the adjacent township of Bandar Sunway. Juscoand Parkson are currently Sunway Pyramid's main anchor stores.
SS15 serves as the city's main commercial centre. There are many international F&B outlets and banks. One of the most famous food courts in the Klang Valley, "Asia Cafe" is located there where there is a wide variety of famous local hawker stalls and entertainment outlets, such as internet cafes and pool centres. There is a high-rise building in SS15, namely the First Subang which has Giant Hypermarket as its main anchor. The building also hosts many pubs for nightlife.
In USJ, there are other shopping complexes like The Summit Subang USJ, Giant and Mydin to provide alternative shopping destinations and conveniences for the residents of Subang Jaya. The main commercial hub in USJ is Taipan Triangle Business Centre in USJ 10 and Subang Business Centre in USJ 9 respectively. Taipan is the city's central business area and is famous throughout the Klang Valley for its variety of international F&B outlets. Taipan Triangle is a favourite commercial hub among the residents in Klang Valley. Furthermore, there is another commercial area near USJ 1, namely USJ Sentral. The 19 USJ City Mall & Carrefour are the main tenants for a serviced residence named "Rhythm Avenue" in USJ 19.
There are many luxury hotels in Subang Jaya, which includes 4 to 5-stars options.

Industrial



Subang Jaya is well-known as a light industry hub in the Klang Valley. The industrial areas in Subang Jaya are in USJ 1 through to USJ 8 and USJ 19, i.e. Ultramine and Sungai Penaga Industrial Park, Subang Industrial Park and Sime UEP Industrial Park near USJ 3, involving in light and heavy industry. The Malaysia headquarters of PROTON (Centre of Excellence), Lotus Cars, Faber-Castell and many other major international companies are located in Sime UEP Industrial Park.
  • Subang Jaya Industrial Estate (SS13)
  • Sime UEP Industrial Park
  • Subang Industrial Park
  • USJ 1 Industrial Park
  • USJ 7
  • Ultramine Industrial Park
  • Sungai Penaga Industrial Park
  • Twin Park@USJ 19
  • Subang Hi-Tech Industrial Park

Education

Subang Jaya is well-known as a higher education hub, with many large international renowned colleges and universities, particularly in the commercial district of SS15, namely Taylor's University College, Inti College, Metropolitan College and University of Wollongong. This has led to much of the high-rise apartment developments in the area, especially in SS15.
Sunway University College and Monash University are situated in nearby township Bandar Sunway. One of Subang Jaya's largest colleges, Taylor's University College, also have a lakeside campus at Jalan Taylor's near PJS 7, which is just a stone away from the Subang Jaya city centre. SEGi University College is located in USJ.
Subang Jaya has over 30 primary and secondary schools including local, private and international. The two private schools, Sri Kuala Lumpur and Sri Sedaya cater for both primary and secondary levels. Furthermore, there are three international schools, namely Fairview international school which is located in Sime UEP Industrial Park in USJ, Sunway International School at Bandar Sunway, and the Japanese School of Kuala Lumpur at Saujana Golf and Country Club.

Primary schools


  • Sekolah Kebangsaan Sri Subang Jaya
  • Sekolah Kebangsaan Seri Selangor
  • Sekolah Kebangsaan Subang Jaya
  • Sekolah Wawasan (USJ 15)
  • Sekolah Kebangsaan Dato Onn Jaafar
  • Sekolah Cina Tun Tan Cheng Lock
  • Sekolah Tun Sambathan
  • Sekolah Kebangsaan Seafield 3
  • Sekolah Kebangsaan USJ 12
  • Sekolah Kebangsaan SS17
  • Sekolah Kebangsaan SS19
  • Sekolah Kebangsaan Seafield (USJ 6)
  • Sekolah Kebangsaan USJ 2
  • Sekolah Jenis Kebangsaan (Cina) Chee Wen (USJ 1)
  • Sekolah Jenis Kebangsaan (Cina) Lick Hung (SS19)
  • Sekolah Kebangsaan USJ 20
  • Sri Sedaya (Primary)
  • Sri Kuala Lumpur (Primary)
  • Japanese School of Kuala Lumpur (JSKL) (Primary)
  • Fairview International School (Primary)

Secondary schools


Tertiary


Healthcare

Healthcare in Subang Jaya are provided by private hospitals, Sime Darby Medical Centre, (formerly known as Subang Jaya Medical Centre (SJMC)) in SS12 along with Sunway Medical Centre in adjacent Bandar Sunway.
Under the 9th Malaysian Plan, Subang Jaya will have its first public health clinic.

Places of worship


Masjid Darul Ehsan in SS15 is the main worshipping place of Muslims in Subang Jaya. There are plenty of mosques in the city such as in USJ 1, USJ 9 and USJ 17.
The Church of St Thomas More, Subang Jaya (STM), is a Roman Catholic parish, located in UEP Industrial Park, USJ. The Church was officially dedicated and opened on Sunday, 10 April 2011, by Most Rev. Murphy Pakiam, Archbishop of Kuala Lumpur. There are other churches in SS13, SS15, SS17, etc.
The Indian temple Sri Varatharajah Perumal Temple and Subang Jaya Buddhist Association are located in SS13, off Persiaran Kewajipan after BHP Petrol Station and before Summit USJ.

Transport




A KTM Komuter Class 82 EMU at Subang Jaya Komuter station.
Subang Jaya is well-connected to the cities of Kuala Lumpur, Shah Alam and the townships of Petaling Jaya such as Bandar Sunway,Ara Damansara, Kota Damansara, Bandar Utama, Damansara Utama and Mutiara Damansara via a network of major highways, namely the Federal Highway, Shah Alam Expressway (KESAS), NKVE, NPE, North South Espressway and LDP.
Persiaran Kewajipan and Persiaran Tujuan are the busiest road[citation needed] in Subang Jaya during rush hour from/to Kuala Lumpur.
The major route from USJ and Subang Jaya to Kuala Lumpur and Petaling Jaya is the Subang-Kelana Jaya Link, which also connects the Persiaran Kewajipan roundabout of the New Pantai Expressway (MES-E|10) towards the Subang Airport expressway (route 15) of Federal Highway (route JKR|2).
Subang Jaya is also served by an urban-suburb rail link, the KTM Komuter, which provides transportation towards Port Klang and alsoKuala Lumpur. In August 2006, Malaysian Deputy Prime Minister Mohd Najib Abdul Razak announced that the western end of the Kelana Jaya Line would be extended to Subang Jaya as well. The Kelana Jaya Line will be extended from the existing route from the Subang LRT Depot, running through the Dana 1 commercial centre in Kelana Jaya, to Kelana Centre Point, then to Subang Parade (interfaced withKTM Subang Jaya Komuter station), to Subang Jaya (3 stations), then to The Summit Square at USJ 1, to USJ 9 near the Al Falakh Mosque and the Subang Jaya headquarter police station (USJ 8), then will be connected to USJ 19. The main station hub is located atPutra Heights, which will eventually connect with the Ampang Line to Sri Petaling. The construction of the project is due to be started in the mid-year of 2011 and is expected to be completed in 2014.
Public bus transportation is provided by several companies such as RapidKL, Metrobus, and Triton. These buses provide routes around the city and also to Kuala Lumpur.
Kuala Lumpur's former international airport, the Subang Airport has since been renamed Subang Skypark after an extensive renovation by Subang SkyPark Sdn Bhd is located near the city. Also, it is nearby (and within the municipality), Ara Damansara and Kota Damansara. It serves as the main hub for turboprop airlines Firefly (a low-cost carrier subsidiary of Malaysia Airlines) andBerjaya Air and is the premier hub for corporate and private aviation in Southeast Asia.
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I-SOHO TOWER @ I-CITY SHAH ALAM


Dear Investor,

Thank you for your interest.We are pleased to bring to you our new I-SOHO Tower @ i-CITY . 


i-City, a RM5.0 billion integrated cybercentre township development with commercial , recreational and residential offerings on a 72-acres freehold land along Federal Highway with direct access. Master-planned by world-renowned architect, Jon A Jerde, i-City is created as the perfect blend of work and play, its integration of world-class technology infrastructure with cosmopolitan entertainment facilities is the finest showcases of a 24-hour lifestyle oasis.

Fronting i-City (Sungai Rasau) Toll along Federal Highway, i-City is strategically connected to all major highways, affording it high accessibility from KL city centre, KLIA and Westport, i-City is also in close proximity to international schools, golf courses and hospitals amongst others.

An iconic tower that sits on the highest point of i-City, it comprises of 346 units and 20 limited duplex villas. i-Residence is built as a double gated and guarded enclave, blending the most modern architectural with eco-modern lush green areas. Low density as 6 units each level, privacy lifestyle.

Facade


Location Map
Accessibility
• Located along the Federal Highway , fronting i-City (Sg.Rasau) Toll Plaza
• Other main highway access is NKVE & Shapadu Highway
• Direct flyover access from Klang & KL from federal highway at i-City will be completed in 2013


I-SOHO TOWER (Phase 1) @ I-CITY
(FREEHOLD )
Open for Registration / Pre-Booking!!
-Price from RM275,200.00 
-Standard unit from 450-750 sq.ft -Duplex Unit from 666-680sq.ft 
-MSC Malaysia Cybercentre Status ,24 Hour Security 
-50m lap pool,Chilren pool,roof top garden ,retail,cafes/Dinning viewing deck,Library,Gymnasium,Child care,kindergarten,Multipurpose Hall 

- Freehold
- Strategic located along Federal Highway Shah Alam Section 7, Shah Alam




I-City is a 72 acres ICT-based urban development beside the Federal Highway in Section 7, Shah Alam, Selangor, Malaysia. Master planned by world-renowned and award-winning architect Jon A Jerde, i-City was designed as a fully integrated intelligent city, comprising corporate, leisure and residential components such as a 1.0 million sq. ft. regional shopping mall, office towers, Cybercentre office suites,hotels,apartments, data centres and innovation centre.
i-City is a MSC Malaysia Cybercentre where knowledge-based companies with MSC Malaysia status can enjoy the various incentives offered under the MSC Malaysia Bills of Guarantee. It has also been endorsed as a Tourism Destination by the Ministry of Tourism and declared as an International Park by the Selangor State Government where entertainment and other cosmopolitan lifestyle outlets are permitted to operate on a 24 X 7 basis.
With 13 million sq ft of approved built-up and a Gross Development Value of RM 3 billion, this gated and guarded development is today recognized as a catalyst in the transformation of Shah Alam into an International City. Although todate only 20% of the land area has been developed, i-City is already an established MSC Malaysia Cybercentre as well as leisure hub in Shah Alam attracting 90,000 visitors a week to experience its LED lightscape, Snowalk as well as the various themed attractions.

Master Plan
Commercial 

Cooperate Towers: Green Concept Grade A Office Towers designed to cater to Malaysia’s vision to be regional Centre for global knowledge Companies 

I-SOVO: An Idea office location for technopreneur companies seeking to operate in plug and play environment with world class facilities at minimal cost.
Recreation: 10 million sq.ft nett lettable Mega Mall with half a kilometer frontage to federal highway,Citymall offer a truly satisfying retail expericence for local & international visitor . 

Clarke Quay:Modeled after the famous Singapore riverfront leisure destination ,Clarke Quay (Along Sungai Rasau) offers cosmopolitan lifestyle outlets and riverfront recreational activities.

Hotel & Service Residence: There will be a 2 Hotels & Service Residence adjoining CityMall to cater to both the business tourism Programmed . 

Amphitheater: Designed as venue for international events and function, the amphitheatre is part of I-CITY business tourism programme . 

Recreation attraction :City Of Digital Lights ,Snow Walk ,I-Walk,Kids World ,Water World @ i-CITY.

Residential :

I-residential ,the only gated residential project on the highest point of i-city ,comprises 2 towers Blocks with 346 units and 20 limited duplex villas ,blending the most modem architectural component with eco-modem lush green areas .

I-SOHO:The SOHO Towers are designed to cater to young trendy indivuduals in mind ,providing the choice of live –work culture in modem cities with cosmopolitan style.

I-SOHO 43 Storey Tower consist of 6 Level Car Park ) 2 Basement Park + 4 Elevated comprise of 2 Level of retail Shop ,1 Level of facilities

Summary:

Attraction & Prospect of I-CITY

-City of Digital Light


-Outdoor Fun Park 
-Snow Walk 



-MSC Malaysia Cybercentre 


-Tornado Water Park (Featuring the biggest Tornado Slide in -Malaysia(Expecting completion 2013)


Water World A 6 acres Tornado Water Park featuring the Biggest Tornado Slide in Malaysia 


   I CITY LRT Station (Extend from kelana jaya ,undertaken by federal government 2020) 

2020 Extend from Kelana Jaya Undertaken by Federal Government


In line with state's vision to transform the capital city of selangor to be an international city ,we will improve the township infrastructure and the linkages to MRT system and highway interchanges ,as well as encourage the development of high-end urban project .

As one of the designated growth centres under the capital city's 2020 plan,I-City ,a MSC Malaysia Cybercentre and Tourium destination located along the Federal Highway is intended to be catalyst in this transformation.'

YAB.Tan Sri Dato Seri Abdul Khalid Ibrahim Mentari Besar Selangor .





I-City Mall (Thailand's Lagest Retail Developer ,Central Pattana Public Company Limited CPN)( Expecting Complete in 2015)
-Clarke Quak Walk 

Thailand’s home grown Central department store is to be the anchor tenant of i-City Mall in Shah Alam, Selangor upon its completion in 2015( Thailand's Largest Retail Developer ,Central Pattana Public Company Limited ), said I-Bhd CEO Datuk Eu Hong Chew, after the signing of an MoU with Central Pattana plc (CPN).

The MoU will see the formation of a 60:40 joint venture (JV) between CPN, the retail development arm of Thailand’s Central Group, and I-Bhd unit I-City Properties Sdn Bhd (ICP) for the development and management of the 18-acre i-City Mall located within the i-City development in
Shah Alam. Under the terms of the JV, CPN is to be specifically responsible for the design and management of the i-City Mall.

The rationale for I-Bhd to rope in Central Group is the diversity of its business. Central Group owns CPN, Central Retail Corp (CRC), Central Marketing Group, Centara Hotels and Resorts Ltd and Central Restaurants Group.

Top Supermarket is one of the business arms of Central Retail Corp.
CPN has the largest share of the Bangkok retail market at 24%, with more than 30 years of experience under its belt. With the opening of Central Plaza in Suratthani and Lampang at the end of the year, CPN will have 20 malls in its portfolio.


Don't miss out investment opportunity 

Call now Adam +6016 - 210 5748 / Evelyn +6012 - 270 3433 / Kent  +6016 - 659 0380 for door to door booking service .
Looking forward to serve you, as always.
--------------------------------------------------------------------------------------------------------------------------------------------------
Attractive Package !!

- RM 5000 for Booking Fee
-Early Bird Discount 5% Downpayment Only ( Bumi Additional 2%)
-Early Bird Free Furnishing
(Air-Conditioner, Washing Fridge,Kitchen Cabinet with Hood & hob) 
-Free SPA Legal Fees 
-DIBS(Developer Interest Bearing Scheme)
-Free Interest during construction 
-Loan up to 90% (Under HDA)






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