Here's One Good Way of Selling Property

Personally I've been in this industry for more than 3 years. I've met nasty buyer. In decisive ones.. and alot more to be listed here. So when I try to type Real Estate in Youtube for some brilliant idea. Here's what I've found.
Enjoy it. For some buyers who are watching this. Please beware before you decide to see any property just in case you bump into any agent like this. Hahaha!!!

Watch it, you'll what I'm talking about.
http://www.youtube.com/watch?v=HAeprWIOQqQ

iProperty.com Survey: Malaysians feel that property prices are too high

Majority of Malaysians not buying yet despite property surplus, preferring to wait for prices to fall May 26, 2009

KUALA LUMPUR, MALAYSIA, 26 May 2009 – iProperty.com Malaysia (www.iproperty.com.my), Malaysia’s No. 1 property website and part of the iProperty.com Group (www.iproperty.com), reveals the results of its latest survey on the real estate market, which show that the majority of Malaysian property hunters feel that there is a property surplus in Malaysia and that most selling prices are unrealistically high. Results of three separate polls, which were carried out between 11 February and 14 April 2009 in three countries – Malaysia, Singapore and Hong Kong – reveal that all three countries carry similar sentiments, with majority of respondents opining that there is a surplus of properties in their respective markets and selling prices are too high. Majority of these respondents also plan to buy properties in the near future but are waiting for prices to fall further before making any purchases. Poll 1: Do you think there is a property surplus in Malaysia? Out of the total 110 respondents who participated in the first poll, 84.5% felt that there is a property surplus in the country while the remaining 15.5% felt otherwise. Chart 1: Malaysia, poll results Poll 2: Are you planning to buy property in the near future? Out of the total 100 respondents, 39% said that they might buy properties but are waiting for prices to fall further while 27% felt that it is a great time for bargain hunting. Another 21% expressed interest in buying properties but cannot afford to while 8% are considering it. 5% are not interested in buying properties in the near future. Chart 2: Malaysia, poll results Poll 3: As a property hunter, how are you finding the search process? Out of the total 275 respondents, majority (58.9%) felt that current asking prices are unrealistic while 12% found that there aren’t a lot of properties available and when a suitable unit is found, there are many other buyers vying for it too. Meanwhile, 9.8% found it almost impossible to find properties and need to rethink all factors considered before the market downturn and 8.4% felt that there are places available but buyers really need to hunt for them. About 10.9% felt that there are plenty of options available especially in the buyer’s market. Chart 3: Malaysia, poll results From the results, it is safe to conclude that there is still a lot of demand for properties, with many buyers still on the lookout for great bargains. Despite the surplus of properties in Malaysia, most buyers feel that asking prices are unrealistic and prefer to wait for prices to fall further. According to Executive Chairman of the iProperty.com Group, Patrick Grove, one can expect the number of transactions to increase as the gap closes with sellers eventually bringing down prices in order to sell their properties. “Sellers will eventually lower asking prices when properties have been on the market for too long and the more desperate sellers will definitely do so to realise cash for other needs. On top of that, there is a huge supply coming onto the market and this will put downward pressure on property prices. Bargain hunters will definitely snap up good deals during this period,” says Grove. Grove adds that there is further evidence of big demand for properties in Malaysia, with the recent iProperty.com Expo “Property Showcase” receiving 30,000 visitors snapping up RM50 million worth of properties during the three-day event which ran from 10 until 12 April at the Mid Valley Exhibition Centre. In the previous two polls carried out by iProperty.com Malaysia, results showed that Malaysians were still optimistic about the market and this is further proven by the latest polls. Grove had previously attributed the optimism towards the less profound impact of the US financial crisis and the fact that the Malaysian market was growing at a different rate from other countries prior to the crisis. The iProperty.com Group is Asia’s leading network of property portals. iProperty.com Malaysia was recently ranked by Google Ad Planner as the top property portal in Malaysia, with over 300% more unique visitors and 1750% more page views than its closest competitor. In addition to the speed and convenience of the internet, iProperty.com provides consumers with a greatly enhanced property hunting experience via a comprehensive range of features and property hunting tools. These include a powerful search function; a large database of the latest listings complemented by photos, videos, virtual tours and Google maps; email alerts; a large pool of useful resources and guides, and iExpert, a novel platform for users to seek answers and share knowledge on property related matters. On top of that, it regularly carries out surveys and polls to collate useful data for its consumers, as an added value for property hunters and sellers alike. iProperty.com online polls and surveys are conducted across three countries – Malaysia, Singapore and Hong Kong – on a regular basis. These polls pose questions that elicit market sentiment in these three key Asian markets in the real estate industry. The results of iProperty.com’s online polls and surveys are relevant, current and reflective of the market as it reaches a wide audience with its large volume of traffic website and unique visitors. Source click here!

BINJAI RESIDENCY

BINJAI RESIDENCY
The ultimate epitome of exclusive and refined lifestyle!

BINJAI RESIDENCY is a distinguished service residence with functional spacious living comfort and premium quality finishes in sleek contemporary style.

A Family Oriented Residence
BINJAI RESIDENCY is an elegant 32-storey family-oriented residence nestled in the most trendy and upmarket part of urban Kuala Lumpur ~ the signature of modern and contemporary living overlooking the Golden Triangle.

FOR THOSE WHO DESIRE QUALITY LIVING
The 100-unit international-style residence consists of 96 standard units and 4 penthouses with a 5-storey car park. It is also one of the rare residences in Kuala Lumpur to have an exclusive private lift lobby. The sizes of the standard units range from 2,100 sq ft to 2,300 sq ft.

UNRIVALED INVESTMENT VALUE
BINJAI RESIDENCY is built on freehold land. It is expected to yield high rental returns due to its unrivalled location. This is notably the best value for money property in the vicinity.
DISTINCTIVE FEATURES:

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Freehold development
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Individual private lift lobby
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KLCC or Nikko Hotel pool view
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Drop-off main entrance
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Driver's room with washroom
*
24-hour security
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Business centre
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Recreational facilities and swimming pool
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Maximum privacy
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Timeless, contemporary international architecture
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State-of-the-art security system

Property News

GENERAL PROPERTY MARKET

1. New investment wave to hit Malaysia
 Up to RM4 billion of foreign direct investment (FDI) is expected to come from Middle East, South Korea, Hong Kong, China and Taiwan
 A Korean developer has acquired 0.4ha in Jalan Kia Peng, Kuala Lumpur for RM2,500 per sq ft to build a luxury one-block residence for around RM1billion.
(Business Times, 2-Sept-08)

2. New LRT lines
 42km Kota Damansara-Cheras new LRT and 15km extension to the Kelana Jaya and Ampang LRT lines would be ready by 2011
 First train from 35 new trains for the Kelana Jaya LRT would be operational by September 2009
 This new 42km Kota Damansara-Cheras line would have 32 stations, 5 of which would be underground.
(The Star, 5-Sept-08)

3. Falling oil price holds mixed fortunes for Malaysia
 On 10 Sept, crude oil futures traded in London dipped below US$100 per barrel for the first time since April
 Crude oil price hit a record US$147 per barrel on July 11, but had since dropped 30% on concerns that demand would falter with the slowing global economy growth
 The ringgit had fallen 7% over past three months to settle at 3.4595 on 10 Sept against US dollar. It hit 3.4680 in intra-day trade, the lowest in one year
 The US dollar rise against all major currencies was one of the main reasons for the fall in prices of crude oil and other commodities, including crude palm oil and gold.
(The Star, 11-Sept-08)

RESIDENTIAL/ TOWNSHIP

4. Batu Feringghi land sale
Vendor : Ooi Cheang Cheang Purchaser : Encorp Berhad Location : Seksyen 2, Bandar Batu Feringghi District : Daerah Timor Laut, Pulau Pinang Land Area : 5.831 acres Price : RM15,500,000 (RM61 psf) Lot No : Geran 35127, Lot 289 Land Tenure : Freehold Land Category : Residential development land (Bursamalaysia, 5-Sept-08)


5. Mah Sing Properties Sdn Bhd
 Hijauan Residences, Cheras
- Phase One (122 units of two storey Semi-Detached houses RM583,000 to RM700,000) – Fully taken up (launched in June 2007 with 3-storey linked houses
- Launching Phase Two (30 units of garden bungalows by November, RM1million to RM1.3million per unit) – to be completed in 2010
- Phase Three (78 units of four storey Villas each worth over RM2 million by second quarter of 2009)
(The Star, 6-Sept-08 & The Edge Daily, 9-Sept-08)
 One Residence
- Comprising 20 to 25 exclusive bungalows, BU : 5,000 – 6,000 sq ft - Located adjacent to MSP’s Hijauan Residence (The Edge Daily, 9-Sept-08)

6. TA Enterprise
 Damansara Idaman - Will launch last phase (27 units of freehold bungalow in November
2008, RM4.2million and RM5.5million) - Four designs
- The first three phases of freehold gated and guarded development comprise 109 unit of bungalows
- Phase Three take up rate : 72%

 Idaman Villas (2005) - Comprising 54 units of semi-detached opposite Damansara Idaman
- Take up rate : 65%
- Current selling price is RM1.87million and RM2.9million

 Idaman Residence (2005) - Located around KLCC area
- 34 storey condominium
- 92% sold (balance of 19 units with a selling price of RM1,200 per sq ft)
(The Star, 6-Sept-08)

7. Bolton Berhad – Taman Tasik Prima, Puchong
 Waterfront townvilla - 68 units of duplex townhouses in the gated community of Taman Tasik Prima in Puchong
- Developed on 145 acres of leasehold land fringing a major part of the "lake"
- Five bedroom and 4 bathroom
- 51 units have been sold (75% take-up rate)
(Star-space, 8-Sept-08)

8. Malton Bhd’s projects
 The Grove SS23 - Will launch in October 2008 - 4.8acres freehold land
- Comprises 35 exclusive three storey bungalows and link bungalows
- Price from RM3million to RM3.8million each

 The Pearl@KLCC - 41 storey block of 177 luxurious condominium units
- 3,000 to 20,000 sq ft, including seven duplexes and three penthouses

 Amaya Saujana - 13 storey residential suite block, 318 units
- Price from RM605,000 to RM918,000
(Star-space, 8-Sept-08)

9. Serai Saujana Development Sdn Bhd
 Serai Saujana - Located on 4.25 ha within the Saujana enclave dubbed The View and The Villa, with generous views of the golf course
- Take up rate: 65%
- The development at the last piece of prime residential freehold site started early this year and is due for completion by mid-2010

 The View - Two 15-storey blocks condominium with 163 units
- Price from RM500 per sq ft
- Six design and layout, Built up size : 1,817 – 3,271 sq ft
- Duplex penthouse, BU : 4,526 – 6,108 sq ft

 The Villa - Resort style
- 42 units of three storey homes
- RM850 per sq ft, BU : 5,200 – 6,000 sq ft
- Four Designs – Stand alone, linked, corner, intermediate
(Business Times, 8-Sept-08)

10. The Pearl @ KLCC
 Located at Jalan Stonor, Kuala Lumpur
 Purchased by Kuwait Finance House-led group at RM550 million
 The Pearl@KLCC will be constructed on 0.72ha of freehold land (linked to Malton Bhd)
 41 storey luxurious high-end condominium with 175 units ranging from 3,000 sq ft to two 20,000 sq ft penthouses. Each floor is to house six units with private lift.
 Source says discount offered, sale done below RM1,000 psf
 Expected to be ready by the end of 2010
(New Straits Times, 9-Sept-08)

11. UEM Land plans housing project in Cyberjaya
 Perdana Lake View West - Mixed development on 100 acres land in Cyberjaya
(The Star, 10-Sept-08 & The Edge Daily, 10-Sept-08)

Avare

Monday March 28, 2005

Magna Prima builds avant garde condo

STORIES BY ANGIE NG
BUILDING an avant garde residential project within the well-sought after address of the Kuala Lumpur City Centre (KLCC) is one of the ways to get noticed, especially if the development has the power to attract attention.

To stand out from the rest, a developer has to be creative and ensure that the project has some unique selling propositions to attract the target buyers.

There are at least 10 such projects at various stages of development in the KLCC vicinity and more launches are expected in the months to come.

Magna Prima Bhd has joined the bandwagon to undertake such a project in its efforts to carve a slice of the lucrative KLCC property market.

The May launch of its maiden upmarket condominium development, The Avare Kuala Lumpur in the heart of the growing residential enclave, is set to create a signature statement for the developer which is listed on the second board of Bursa Malaysia.

The project is a joint venture with Telekom Malaysia Bhd's wholly-owned subsidiary TM Facilities Sdn Bhd, and will be the launching pad for Magna Prima's plan to build its brand in the market.

Built on a 1.06 acre at Lorong Kuda, off Jalan Tun Razak, The Avare will showcase a stylish 41-storey butterfly-shaped building slated for completion in early 2008.

The 78 condominium units aim to offer the ultimate in luxury residences with only two spacious dwellings of between 3,600 and 5,700 sq ft on each floor.

All the units will enjoy frontage views of the Petronas Twin Towers, the KLCC Park and the Royal Selangor Golf Course.

The Avare will be the country's first condominium to introduce glass curtain walls with stainless sunshades and trims, thus allowing a 360-degree view of the Twin Towers and the city centre splendour.

A typical unit of 3,600 sq ft carries a staggering price tag of RM2.79mil, at RM782 per sq ft, while a penthouse unit with built-up of 5,640 sq ft is tagged at a whopping RM5.6mil, at RM995 psf.

Within walking distance of Kuala Lumpur's most expensive condominium, The Binjai in KLCC, which is just 100 metres away, the developer is confident that The Avare represents good value for money compared with the RM1,200 to RM1,300 psf that The Binjai buyers have to fork out.

Targeted at the elite society and “high flyers” who have a penchant for fine living and are well-exposed through frequent travelling, The Avare has been cleverly designed “to look and feel expensive”.

The attraction of having the convenience of city living literally outside one’s door makes it an added advantage for those who like to be among the community of who's who in society.

Credit must be given to the creativity and special effects introduced by the concept design and landscape team.

According to concept architect David John Clarke, the building design has been given a “special touch” to create a complete environment of luxury, yet with a contemporary effect.

Looking from top down, the building takes the form of a butterfly that has taken to flight.

“The natural touch will blend well with the lush landscaping that's soothing for city living. It was important to me to create a fluid or naturally inspired form that I knew would be graceful and stylish, after all, we want to appeal to the public and buyers,” Clarke, who is the director of Metropolitan Architecture & Planning Hong Kong, explained.

For someone who thrives in providing outstanding architectural solutions to create master abbot pieces, the challenge lies in pushing the boundary where innovation has to be balanced with practicality and cost.

“With the KLCC as the backdrop, we have to keep our standards high. In the design concept, we sought to design a distinctive landmark addition to central KL – one that will be respectful of the Twin Towers – not replicating it but taking inspiration from it.

Happy that his architectural know-how would be translated into a landmark project in the city, Clarke said: “The Avare Kuala Lumpur is going to be a distinctive contribution to the city – one I hope we can all be proud of.”

Avare

Property Talk
By S.C. CHEAH

WHO would buy a condominium priced from RM3.9mil to RM11.9mil?

Well, there are wealthy folks who like The Avare Kuala Lumpur so much that they have bought one of the super luxurious condominiums within the prestigious Kuala Lumpur City Centre (KLCC) development.

A view of the KLCC park from the 54th floor of The Avare sales office

The original brochure put the prices at RM3.1mil to RM8mil and a press handout dated May 14 said they were from RM3.8mil to RM9.9mil.

When I interviewed Magna Prima Bhd chief executive officer Lim Ching Choy at The Avare's sales office on the 54th floor of Tower Two, Petronas Twin Towers, last week, I was told that the prices had gone up!

“This is the second round of price increase since I joined the group last November,” said Lim as he pointed to The Avare, under construction on a one-acre freehold site near the junction of Jalan Tun Razak and Lorong Kuda behind the Singapore High Commission.

What a great view!

I could see the huge KLCC Park and the imposing KLCC skyline. The idea of having the sales office so high up is to enable prospective buyers to enjoy a panoramic view of The Avare site and the KLCC, albeit from the opposite side of the park.

Embassy Court, a subsidiary of Magna Prima Bhd, is the developer of this six-star 78-unit condominium with a gross development value of RM309mil. It is designed by Hong Kong-based award-winning architects Robert N Kessler and David J Clarke.

With two units per floor forming a “butterfly” shape (if you buy the two units on the same floor, you get to enjoy a 360-degree view of the city skyline). It comes with a residential title. To date 80% of the 78 “super big” units (with typical units of 3,800 sq ft) have been sold since its first launch at the end of 2005. Half were sold to locals and the rest to foreigners who are mostly owner-occupiers, investors and corporate buyers.

The 7,696 sq ft super penthouse occupying the entire level 38 (or the size of two units of about 3,800 sq ft each) is currently priced at RM11.9mil! There is a smaller penthouse on level 16 and two duplex penthouses on the top two floors that have been sold. The duplexes (5,600 sq ft each) have their own garden and swimming pool.

It's not just The Avare. Several upmarket condominiums in the KLCC area have also seen price increases of late. The Troika (also a glass-clad super condo) is said to be priced around RM1,500 per sq ft (psf), while the new One KL is said to have hit RM1,600 psf.

Although construction is up to the first few levels only, Lim assured me that the entire 41 floors would be completed within 10 months using the fast-track Miven formwork system.

The typical unit has four bedrooms with en-suite bathrooms, maid's quarters connected to a discreet service entrance, social kitchen and a wet kitchen for Asian cooking.

It also features Low-E glass curtain with an 180-degree view of the city skyline, imported designer bath fittings and finishing, fully-equipped social kitchen, central chilled water air-conditioning, state-of-the-art security systems, broadband access, and three covered car park bays to a unit. Facilities like swimming pool are on the ground floor. Four lifts serve the two units on each floor.

The pricing may seem steep (monthly service charge is around RM2,000), but it is only a fraction the price of a similar super condo in Singapore.

“Our pricing is still very low. Malaysia still lags behind many countries in terms of property prices. For example, condominium prices in Hong Kong were about HK$15,000 psf in 2000. The same unit has now doubled in price to about HK$30,000 psf,” said Lim.

He said condominium prices in Singapore had also risen from S$1,000 to S$1,500 psf two years ago to S$2,500 psf to S$3,000 psf now. He said super luxury condos of about 3,500 sq ft size such as the Orchard Turn had touched S$4,000 (RM9,200) psf.

Lim is unperturbed by the so-called “glut” of condominiums in the KLCC vicinity, as he feels The Avare is in a class of its own and there are not many “super condos” with 3,800 sq ft size.

He is confident that The Avare's unit could fetch a 7% rental return and possibly between 8% and 9% for a semi-furnished unit, compared with only 2% to 3% for some high-end condominiums in Singapore.

According to Lim, purchasers these days are very sophisticated and well-informed investors who have property investments in Hong Kong, Singapore and other parts of the world. “They expect certain standards. They have done a thorough research and they can see the potential in investing in The Avare,” he added.

I feel one of The Avare's selling points is that it is so near the Twin Towers that this “glass skyscraper” has a superb view of the entire KLCC which, unlike some condominiums, are either on the fringe or outside the KLCC proper. Some of them are either blocked by tall buildings or are on the more congested side of KLCC.

What's my take? People living in glass homes should be very careful not to throw objects even if there is a double-layered glass curtain costing RM300,000 per unit! Give me bricks and mortar anytime.

Avare

Thursday, September 6, 2007

KL City Centre - The Avare

The Avare is in some ways the most stylish and streamlined construction of all 10, with its design inspired by a butterfly on the wing. The architect is David John Clarke. Like Marc Service Residence the site (just over an acre) allows an attractive planting of trees around
it.


Occupiers of the Avare will enjoy panoramic views of the Petronas Towers and the Royal Selangor Golf Club and the KLCC Park is also close by.

There are two large apartments to each level, each with four bedrooms, all or which will enjoy en suite bathrooms. Looking at the lay-out the only defect would seem to be rather a lot of corridor with no natural light. The website gives the impression that all the units are standard but there seems to be substantial variation in price from 3.8m ringgits to 10m (New Straits Times 12th April 2007). Does this mean that those purchasing on levels 16, 40 and 41 buy an entire floor?
Now only 5 units left and the price are RM4M and above. Same size of 3800sf each with 3 car parks provided.

USP – Unique Selling Proposition
-Strategically located in a sought after residential address.
-View – 360° panoramic view of the iconic Petronas Twin Towers and the Royal Selangor Golf Club.
-Exclusivity & privacy - Only 2 units per floor.
-High - 41 storey, 78 units.
-Modern and contemporary feel to façade and interior. - Low E glass façade and high ceiling with frameless glass to maximize the view - Immaculate finishes throughout the building.













Facilities
-Centralized chilled water air- conditioning system
-Residents lounge, deli cum convenience store, swimming pool, Jacuzzi, gym, sauna, concierge services, business centre etc.
-Car park – Each unit comes with 3 car parks.
-State of the art security systems.
-Private lift.

Design Team
World-class architecture & design
Architects:
• Robert N. Kessler FHKIA, AIA, FRAIA (RIGHT)
• David J. Clarke HKIA, RAIA, RIBA, AIA (LEFT)

The AVARÈ features the work of Hong Kong-based award
winning architects Robert N. Kessler and David J. Clarke who have drawn inspirations gained from working in Hong Kong, New York, Beijing, Shanghai, Shenzhen and Manila.

Some of the notable prestigous projects they have worked on include the HKIA Silver Medal
winning Dragonair Headquarters, 1063 King’s Road (HK Land), Tsing Yi Railway Station and
Development (MTRC), Master development plan for Taikoo Shing (Swire Properties) and
Enterprise Center Manila (Kerry Properties).

Cendana

Cendana is yet another innovative concept by Tan & Tan Developments that brings a new exciting lifestyle to luxury living - a freehold high-end residential condominium with its own facilities complemented by the services offered by a 5-star hotel.

Life Is For Living

A sky bridge links Cendana to Renaissance Kuala Lumpur Hotel enabling residents easy access to every imaginable pampering of a hotel. With this arrangement, you can have the option to enjoy cleaning services, housekeeping, laundry, concierge as well as food and beverage catering services.

Cendana Gallery

Hampshire Residences Gallery