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JUSCO Mahkota Cheras . Venue : JUSCO Mahkota Cheras Date : 28 October 2011 (Friday) Time : 9am – 11pm. Get Your JUSCO Gift Voucher J CARD Members are entitled to redeem a RM5 JUSCO Gift Voucher with purchases worth RM100 …
2sty House @ Bandar Sungai Long for SALE . – A spacious space red brick house in Sungai Long SL4 for sale, 24×75, renovated, 4+1R3B, freehold with price RM520k only. – Over RM100k spent to renovation which include …
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Property developer Dijaya Corporation Bhd plans to launch three new projects Malaysia Star (blog) “We will launch the Tropicana Cheras, a residential project in Sungai Long sometimes in July/August. Another project, the first phase of Tropicana Danga property project will be launched in the third quarter while the first phase of Tropicana Avenue in …
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Thriving on customer loyalty
Tanming Bhd has kept a low profile, although it has been in the property development industry for over 30 years, with hardly any publicity for its property launches. And unlike other developers, it prides itself on not building any showhouses. Instead it thrives on customer loyalty and word-of-mouth promotion.
To date, the company has developed over 7,590 homes with an estimated value of over RM1.6 billion mostly in Balakong, Cheras and Puchong in Selangor.
It has amassed an impressive total landbank of about 1,500 acres in Selangor, of which 532.2 acres are undeveloped.
Tanming has no plans to ease off on new launches and has lined up a series of residential and industrial developments, with a total gross development value (GDV) of RM1.68 billion, up until 2013. These are to be launched from this month mainly in its strongholds.
In fact, after decades of building affordable mass housing, the developer set its sights a little higher eight years ago, starting off with semi-detached homes priced from RM500,000 and moving on to bungalows that cost more than RM3 million.
Most of Tanming’s developments are outside the Kuala Lumpur city centre, which, it says, is in line with the company’s policy of developing homes within a 20km radius of the city centre but not further than Rawang and Kajang.
At the helm of Tanming is Mejar (B) Tan Pau Son, its founder and executive chairman. Tan, 67, had joined the Malaysian army as a cadet in December 1964. While serving in the army, he studied accountancy and was a part-time lecturer at TAR College from 1973 to 1980. He retired as a major in 1977 at age 33.
Tan’s involvement in property development began while he was still in the army. He was assigned to a team tasked with finding a property developer to build homes for army personnel in Taman Melawati, Kuala Lumpur. With his army days behind him, Tan and a few of his friends bought 40 acres of land in Taiping, Perak, for RM10,000 an acre. After converting the land use from agricultural to residential, the friends sold the land at RM50,000 an acre and with his share of the profit, Tan founded Tanming in 1979. He has not looked back since.
Tanming started out with its flagship project, Taman Taming Jaya in Balakong, in 1986 when the area was still a rubber estate. The 230-acre development, comprising 2,269 residential units, 523 factories and 63 shops, was completed in 1998 and has a population of 12,000.
It is impressive the way Tan rattles off the figures, remembering every detail of both the company’s completed and ongoing projects, right down to their built-ups and pricing.
He says his biggest accomplishment was receiving a certificate of appreciation from the Taman Taming Indah Residents’ Association in 2005.
“As a developer, we must take care of people’s hard-earned money and emphasise safety, quality finishing, design and location,” he tells City & Country, adding that homes should not be located near road junctions or in congested areas. Tanming also ensures that its houses come with good basic infrastructure such as roads and streetlights.
The Pearls and Golden Pearl
In Bandar Sungai Long, Cheras, Tanming will be launching bungalows with a GDV of RM545 million. Its bungalow projects in Taman Taming Mutiara 2, Taman Taming Mutiara 3 and Taman Taming Indah 2 — with a GDV of RM230 million, RM140 million and RM175 million respectively — are expected to be launched in phases in 2Q and 3Q2011.
The Pearls at Taman Taming Mutiara 2 covers 25.5 acres and offers 77 units of modern and contemporary 3-storey bungalows. It is a low-density project with about 3.8 units per acre. The freehold bungalows come with seven bedrooms with en-suite bathrooms and an extra room that can be used as a children’s playroom or library.
The bungalows come in three designs: Akoya Pearl, South Sea Pearl and Tahitian Pearl. Their land areas range from 7,020 to 14,935 sq ft while their built-ups are from 6,898 to 7,004 sq ft. Prices start at RM3.38 million.
Each bungalow has an alarm system, a solar heater system and 50ft-wide landscaped meandering road that leads up to it. A covered car porch that can accommodate four cars is another feature.
The guarded development features perimeter fencing, a guardhouse, CCTV surveillance and 24-hour security patrol.
Amenities that are close by include a Jusco shopping mall, shops, schools, including an upcoming Chinese school, Universiti Tunku Abdul Rahman, the Sg Long Golf Course and Club and a medical centre.
At Taman Taming Mutiara 3, will be its Golden Pearl project spread over 20 acres of freehold land and offers 95 units of 3-storey bungalows, 19 of which are located on Malay reserve land that will be jointly developed by Tanming and the landowner, a Malay businessman.
These units have built-ups of 3,506 sq ft and land areas ranging from 4,003 to 8,111 sq ft. Prices start at RM1.88 million.
Each unit has six bedrooms with en-suite bathrooms, a utility room, wet and dry kitchen, solar heater system and high ceilings for spaciousness and better cross-ventilation.
Tan says some 60% of both projects was taken up before the official launch. Earthworks have started and the projects are scheduled for completion in 1Q2013.
According to Tan, Phase 1 of the first of the Taman Taming Mutiara series was sold out within 18 months of its launch in September 2007, as was Phase 2 which was launched in November 2008. Both phases consist of 142 units of 3-storey semidees and six 3-storey bungalows.
“The project was completed in September last year. The homes were launched at RM638,000 but their prices have now gone up to RM1.2 million, which must make the buyers very happy,” Tan observes.
Taman Taming Indah 2 comprises 156 superlink houses and six bungalow plots with a GDV of RM155 million and RM20 million respectively. The company is planning to sell the bungalow plots so that buyers can build their own homes.
The prices of the superlink homes and bungalows/land plots have yet to be decided but the properties will be launched by 3Q2011.
Tanming has some 120 acres in Bandar Sungai Long, which will all be fully developed with the completion of Mutiara 2, Mutiara 3 and Taming Indah.
“We have no problems selling our projects,” says Tan. “We sell with our track record, through word of mouth and to repeat buyers.” Tanming usually delivers its projects within 20 months, he adds.
Lion Group and SHL Consolidated Bhd (commonly known as Sin Heap Lee) are two other established developers in Bandar Sungai Long while Lum Chang Group recently ventured into the area with a gated and guarded development.
Metro Homes director See Kok Loong says the market in Bandar Sungai Long has been seeing price increases of about 20% to 30% in the past one year. One of the reasons for the price hike is that Bandar Sungai Long is located in Cheras, a mature township with key public amenities.
See says the average property prices in the area will rise further as more gated and guarded developments come up here.
“[There are] limited landed properties available in Cheras … [those] closer to the city, like in Taman Segar, have higher values — about RM2 million for a semidee. [The] proposed MRT line is expected to have a station in Cheras, which is positive for the residents and real estate here.”
With the supply of landed homes running out in Cheras, new residential developments are coming up in Bandar Sungai Long, which is on the fringes of the township and where land is still available.
Improving Bandar Sungai Long’s accessibility is the 37km Kajang SILK Highway, which is connected to other major highways.
More developers, says See, will be developing in Bandar Sungai Long, Kajang and Semenyih as land here costs less than in areas closer to the Kuala Lumpur city centre. There are also large tracts of more than 200 acres here that are suitable for township developments, he adds.
Beyond Bandar Sungai Long
Other than its projects in Bandar Sungai Long, Tanming has several developments in the pipeline in Puchong, Kajang and Ampang.
In Taman Meranti Jaya in Puchong, it has already developed a total of 851 factories and terraced and superlink houses.
The company will be developing another 35 acres of land there, putting up 46 units of 3-storey shops, 90 superlink houses and 29 bungalows, with a combined GDV of RM205 million. The superlink houses have already been launched.
Also in Puchong, Tanming is building the Putra Industrial Park (GDV: RM400 million) on a 360-acre site of which the developer owns half. The industrial park will take up 100 acres.
About 59 detached factories with a land size of one to two acres each will be launched in 2Q2011. Plans for the remaining 260 acres have yet to be firmed up.
Another project that Tanming will be working on is located at Kajang Hill. This 56.5-acre development (GDV: about RM285 million) will consist of 189 bungalows and is expected to be launched in 2013.
“The smallest bungalow in the project will be 60ft by 85ft,” Tan says.
The developer also owns 10.2 acres in Kajang Country Heights for the development of 23 bungalows (GDV: RM100 million) to be launched in 2013 as well.
In the Sering Ukay neighbourhood in Ampang, Tanming has about 10 acres on which it will build 32 bungalows. The project, to be launched in 2013, will have a GDV of RM150 million.
Tanming also has land in Sabah and Johor which it is considering turning into tourist hot spots.
“We are planning tourist attractions on a 243-acre tract in Sabah, which is a 60:40 joint venture with Majlis Agama Sabah, and 200 acres in Johor. We are looking for a joint-venture partner for the Johor land,” says Tan, adding that the latter landbank is located on an island near Changi, Singapore.
“The land in Sabah and Johor was bought a long time ago. If the time is right, we will develop or if there is a good offer, we will sell the land or do a joint venture.”
Besides property development, Tanming is involved in quarrying and sand mining on a 245-acre site in Kuala Langat, Selangor.
This article appeared in City & Country, the property pullout of The Edge Malaysia, Issue 850, Mar 21-27, 2011
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Dijaya Corporation Bhd, the master developer of the Tropicana Golf and Country Resort development in Petaling Jaya, is looking to launch two new freehold townships in the southern part of Klang Valley this year — one in Cheras and another in Balakong.
Targeted at the middle to upper income group, these two projects will have a combined gross development value (GDV) of more than RM500 million, says its managing director Datuk Tong Kien Ong.The developer has in recent years focused on its developments in Petaling Jaya. Its flagship Tropicana Golf and Country Resort is almost fully completed, with only about 20 acres of the 625-acre site left undeveloped.
The award-winning mixed resort residential development comprises 497 bungalows and over 3,800 residential units, a business park and smart schools, together with a 27-hole golf course and a 380,000-sq-ft clubhouse. The sales value stands at US$374 million (RM1.14 billion).
Dijaya made its foray into the southern region of Peninsular Malaysia last August when it formed a joint venture (JV) with Global Corporate Development Sdn Bhd to acquire two parcels of prime land totalling 37 acres in Danga Bay in Iskandar Malaysia, Johor, for RM308 million. The JV is to develop properties expected to generate a GDV of about RM3.8 billion. The master plan is still on the drawing board, says Tong.
Tropicana Sg Long
Back in the Klang Valley, a township project in Taman Rakan in Cheras is scheduled for launch next quarter. Known as Tropicana Sg Long, the first launch will feature semi-detached homes and zero-lot bungalows. The project is currently pending building plan approval.
Located adjacent to Bandar Sungai Long, the guarded project will comprise three-generational homes including 3-storey semidees, 3-storey zero-lots, 3-storey superlink homes and apartments on a 26.8-acre site. It will be developed over two phases in four years.
Dijaya had entered into two sale and purchase agreements with several individuals to acquire the previously freehold agricultural land in February 2008 for RM18.67 million. The land has been converted for residential purposes.
“The semidees, zero-lots, bungalows and superlink homes are middle-upper-end developments. We do have an apartment component of 180 units but that will be in the later phases. The whole project will have a GDV of RM180 million to RM200 million,” Tong tells City & Country.
When completed, the project is expected to have seven bungalows with built-ups of between 5,000 and 6,000 sq ft; 66 semidees (land area 3,200 sq ft; built-up 3,500 sq ft); 22 zero-lot homes (land area 3,600 sq ft; built-up 4,100 sq ft) and 85 terraced houses (land area: 1,650 sq ft and 1,920 sq ft).
Tong says the bungalows are indicatively priced at RM360 to RM370 psf, semidees and zero-lots from RM320 to RM330 psf, and terraced homes from RM280 to RM290 psf.
The project is accessible via various highways like the SILK Highway, North-South Expressway, Sungai Besi Highway, KL-Seremban Highway, SKVE, East-West Link Expressway and Middle Ring Road 2.
The landscaping will be exceptional to add value and make the project stand out, he says. Landscape consultants and architects have been roped in for the master plan.
“Besides quality, we intend to focus on the landscaping and ambience in all our developments. The selling point is greenery and nature, unlike those days when you just built houses. Purchasers are more demanding nowadays and we have to create more than just a house,” Tong explains.
“We now focus on landscaping in all our projects. We will get mature trees and plants with trunks of about 4cm to 6cm, and not scrawny trees, so that buyers can have lush surroundings in one to two years. After all, we are selling the property now and not 10 years down the road, so the effect has to be seen now,” he adds.
Dijaya has come up with themes for the landscaping in Tropicana Sg Long, which will feature a man-made lake. There will be a rendezvous corner, a recreation park, two linear gardens and a cosy park.
Less than a 10-minute drive from Tropicana Sg Long and diagonally opposite Jade Hills by Gamuda Bhd is Dijaya’s other mixed residential project in Balakong, tentatively named Tropicana Bayou. The first phase of this mixed development is slated for launch by the second half of this year. The 66-acre freehold site was acquired at end-2007 for RM47.46 million.
The first phase, covering 12 acres, will consist of 90 units of 3-storey residential units. The whole project will be developed in three to four phases over seven to eight years. Some 4.1 acres have been allocated for a linear park, a linear garden and a central park.
Dijaya plans to combine the concepts of Bukit Gita Bayu in Balakong and Desa ParkCity in Kuala Lumpur in this RM325 million project, with the emphasis on landscaping and security features in a gated and guarded community.
“We are going to keep some existing trees, maintain them and put in nice landscaping. We want to create our own niche here and it is going to be a middle to middle-upper cost development. We are about to finalise the product mix,” Tong says.
Bukit Gita Bayu, also known as Windsong Heights, is an award-winning gated residential community development in Seri Kembangan. Sited on a 118-acre tract, this development comprises a residential mix of bungalows and low-rise apartments, as well as a clubhouse. It is landscaped with lush greenery and won the Selangor District’s Best Landscaping (Hotel/ Resort/ Tourism Complex Category) 2003 awarded by the Housing and Local Government Ministry.
Desa ParkCity is another award-winning township. This 473-acre freehold high-end master-planned township development is the first landed strata development in the country.
Dijaya Corp has lined up four other launches this year worth a total gross development cost of RM747 million, including Link Villas and Golf Villas in Tropicana Indah, Selangor (16 units of 3-storey linked home and 12 units of 3-storey semidees), Tropicana @ Danga Bay (800 condominium units in two blocks) on the site acquired last year and Tropicana Avenue in Tropicana Golf and Country Resort in Petaling Jaya (446 units of commercial property in three blocks).
This article appeared in City & Country, the property pullout of The Edge Malaysia, Issue 844, Feb 7-13, 2011
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Thursday, December 16th, 2010 13:54:00 KUALA LUMPUR: Police are investigating the parties in the alleged assault on Tuesday of five teenage students, who claimed they were beaten by their seniors, at the Bukit Jalil Sports School (BJSS). The boys’ parents claimed the seniors were instigated by a BJSS coach who was unhappy with the younger players training outside of BJSS. Cheras deputy police …
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Sports School assault case: Police to question all involved
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Tuesday, February 8th, 2011 13:40:00 BANGI: The Sessions Court here this morning dismissed a suit against the Federal government and the police force over alleged brutality in a protest gathering at the Grand Saga Highway near Cheras in 2007. Judge Mohammed Mokhzani Mokhtar, who dismissed the suit with costs, ruled the protest was an illegal gathering and police had used reasonable force to …
AS a person who was born, and lives, in Kuala Lumpur, I recall with fond nostalgia how the city used to be.
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No logical reason to reject MRT