Category Archives: Property Development

Riding On The KVMRT

Mah Sing Group buys land near RRIM (Sungai Buloh)

It plan to develop a MYR800m mixed development project. Mah Sing is planning a mixed development project called D’sara Sentral for the site, to be launched by 4Q13. It will comprise serviced apartments (65% of GFA), retail space (15%) and SoVo (20%; from MYR650psf onwards). Total GDV of MYR800m or an ASP of MYR876psf (assuming an efficiency ratio of 80%) is attainable, in our view, as Dijaya’s Tropicana Gardens (MRTlinked property project) phase 2 is already selling at MYR1,000psf (net).

Man shing land

mah sing land1

Source: Maybank Research, Mah Sing

Malaysia Can Be Real Estate Investment Hub By 2020 : Analyst

Series of Research Report by KVMRT Research

Free Trial – Klang Valley MRT Line
Free Trial – Transacted Report
Research Report – MRT Sg Buloh – Kajang Line Alignment Map @ RM99
Research Report – LRT Line & LRT Extension @ RM79
Research Report – Transacted Price – Klang Valley Property @ RM89

Malaysia Budget 2013 – Property Related

*Tun Razak Exchange expected to attract 250 international companies and offer 40,000 jobs; 10-year tax exemption for companies with TRX status

*Government will allocate RM1.9bil to build 123,000 affordable housing units in strategic locations in 2013. The initiative will be implemented by PR1MA, Syarikat Perumahan Nasional Berhad (SPNB) and Jabatan Perumahan Negara

*A total of RM500mil will be spent by PR1MA to build 80,000 houses in major locations nationwide with the selling price ranging between RM100,000 and RM400,000 per unit. Among the locations are Kuala Lumpur, Shah Alam, Johor Bahru, Seremban and Kuantan.

*PR1MA will provide the Housing Facilitation Fund totalling RM500mil to build houses in collaboration with private housing developers. The house prices under this programme will be 20% lower than the market price and distributed through an open balloting system.

*To enable more Malaysian own their first residential property, My First Home Scheme, which was launched under the previous Budget, will be improved by increasing the income limit for individual loans from RM3,000 to RM5,000 per month or joint loans of husband and wife of up to RM10,000 per month.

*In a bid to curb speculation, the Government proposes the real property gains tax (RPGT) from the disposal of properties made within a period not exceeding 2 years from the date of purchase will be taxed at the rate of between 15% and 10% of disposal of property within a period of 2 to 5 years. For property disposed after 5 years from the date of acquisition, RPGT is not applicable

*Felda will implement and complete new generation housing projects amounting to 20,000 units for a period of five years on 5,000 acres of land in Felda areas. The project will cost a sum of RM1.5bil

*The 1Malaysian Development Berhad Trust will allocate RM300mil to provide education grants and financial assistance to build rumah arau pre-school students in the interior of Sarawak, 1Malaysia Mobile Clinic and repair houses for the poor and needy

The Edge Weekly (1 Oct 2012)

Series of Research Report by KVMRT Research

Free Trial – Klang Valley MRT Line
Free Trial – Transacted Report
Research Report – MRT Sg Buloh – Kajang Line Alignment Map @ RM99
Research Report – LRT Line & LRT Extension @ RM79
Research Report – Transacted Price – Klang Valley Property @ RM89

You City – Stone Throw Away From MRT Station

Pros

  1. Near to upcoming MRT Station
  2. Developer with comfortable debt ratio
  3. Still within 10km radius of Centre of Development from PJ

Cons

  1. Just after the Cheras-Kajang highway Batu 9 Toll Plaza
  2. Too near to highway
  3. Highly congested highway during peak hours

Fact Sheet

The Location

  • Near Batu 9 Cheras, Near Taman Suntex,
  • Next to Toll Plaza Batu 9, Cheras-Kajang highway
  • Next to MRT Taman Suntex Station
  • GPS Coordinate 3.073345,101.763093

The Land

  • 20 acres
  • Freehold
  • Commercial title

The Development

  • GDV RM750 mil
  • 370 Units of Service Apartment
  • Tower A-227 Units, Tower B-143 Units
  • 5 Units Shop
  • 8 Level Podium Carpark
  • Completion Date: Aug 2015

Phases

  • You Residences, 80% Sold
  • You Vista, Launching End 2012
  • You Place, Future Launch
  • You Festival Walk, Future Launch

The Developer

  • PJD Regency Sdn Bhd (PJD Group)
  • Debt Ratio: 36.77%

Your Choices

  • Studio 533 sq.ft.
  • 3 Bedroom 1,200-1,276 sq.ft.
  • 3+1 Bedroom 1,361-1,453 sq.ft
  • Duplex 2,777 sq.ft.
  • Penthouse 2,524-2,895 sq.ft
  • Retail 872-1,254 sq.ft

Your Investment

  • Max Price RM 2,213,000.00
  • Average Price RM 908,366.00
  • Min Price RM 412,000.00

Sample Unit Price

  • 3 Bedroom Unit @ 14th Floor
  • Size: 1,276sq.ft,
  • Price: RM633,000, after disc RM570,000 (RM447 psf)
  • Maintenance Fees: RM290/m (RM0.227psf)

 

Series of Research Report by KVMRT Research

Free Trial – Klang Valley MRT Line
Free Trial – Transacted Report
Research Report – MRT Sg Buloh – Kajang Line Alignment Map @ RM99
Research Report – LRT Line & LRT Extension @ RM79
Research Report – Transacted Price – Klang Valley Property @ RM89

Transacted Price – Klang Valley Property

How much is your house worth?

Is property developer charging you too high?

Is the unit that you plan to buy priced correctly?

Property values are a function of quality and quantity. Quality is the physical dimension of real estate, i.e. Size, while quality is a subjective scaled dimension.

Market value are calculated based on Market comparison method, cost method and income method.

In Market comparison method, unit of similar location, size and condition are make into consideration when determine the value of property.

In cost method, which normally property developer use to determine the selling price of property is determined based on cost of land and construction plus margin required.

In income method, the value of property is determined based on upon the typical investor’s yield requirements.

Why and How to use comparison method?

1) Accuracy – Market demand and supply

Compare to cost method which normally applicable to developer and income method which normally applicable to commercial property. Comparison method is more widely use and provide more accurate data based on supply and demand force of the market.

2) To estimate property value

To estimate property value, the following must take into considetation:

* Location

* Tenure, title, size, condition.

* Sold date

If there is no directly comparable unit in the market, a similar unit can be use with appropriate discount/premium added to the property based on unit conditions and date.

 

Klang Valley Property Transacted Price Report

Introductory Price: RM 79   Buy Now

(In Google Earth .kmz file)

<— Print Screen of the Map as Below —>

What is include in the report?

* Property transacted price around Klang Valley (200+ Sample Property)

* Property Transacted price, date

* Unit conditions, size, title and tenure

* FREE update until Dec 2012 (Once / month)

 

Series of Research Report by KVMRT Research

Free Trial – Klang Valley MRT Line
Free Trial – Transacted Report
Research Report – MRT Sg Buloh – Kajang Line Alignment Map @ RM99
Research Report – LRT Line & LRT Extension @ RM79
Research Report – Transacted Price – Klang Valley Property @ RM89