Autumn Tower, the forth and final tower of All Seasons Park residential development by the Belleview Group. Prominently located along Lebuhraya Thean Teik, a major road on the island city, this residential project is accessible via Lorong Batu Lanchang. It is only a short drive to hypermarkets such as Giant Farlim and Sunshine Hypermarket Farlim.

The development is anchored by a 3-level podium “strip mall” – All Seasons Place, that includes key tenants such as Hero Market, MR DIY, Maxis, Guardian, Sushi King, Summer Bakery, Starbucks and Black Ball.

There are several schools less than 600m away, including Chung Ling High School, SMK Air Itam, SK Seri Indah, SJK Chiao Nan, SK Batu Lanchang and others.

Property Project : Autumn Tower @ All Season Park
Location : Lebuhraya Thean Teik, Penang
Property Type : Condominium
Built-up Area: 856 sq.ft. – 1,323 sq.ft.
Land Tenure : Freehold
Developer : Belleview Group
Indicative Price: RM 400,000 onwards
Latest Price (2019): RM825,000 onwards (Penthouse)

GEORGE TOWN: Car toll for the Second Penang Bridge has been set at RM7, said Jambatan Kedua Sdn Bhd managing director Datuk Dr Ismail Mohamed Taib.

“Tolls will match those of the first Penang Bridge. We want it to be lower, but if we are lower, the first bridge management will complain and sue for compensation.

“The first Penang Bridge was supposed to increase (the car toll) to over RM9, so we were ready to follow them.

“However, now they have confirmed that they are staying at RM7, so we will also charge the same,” he said after witnessing Treasury secretary-general Tan Sri Dr Wan Abdul Aziz Wan Abdullah cast the second bridge’s 292nd and final pier marking the end of foundation works.

Asked how long the RM7 toll would remain, he said at least until 2038.

It was first announced in June 2010 that car toll for the first Penang bridge would be hiked from RM7 to RM9.40 in 2013.

In November last year, it was reported that the concession period for the Penang bridge had been extended to Dec 31, 2038 in exchange for a freeze on toll hikes.

On the progress of the Second Penang Bridge, Dr Ismail said works were 73% completed with some 3.5% ahead of schedule.

If all proceeded well, he added, the bridge could be completed two months ahead of the September 2013 target.

Upon completion, the Second Penang Bridge will be 24km long 10.5km longer than the first bridge which will make it the longest bridge in South-East Asia.

Source: The Star

PETALING JAYA: Policymakers at Bank Negara followed the lead of their regional peers by holding the key policy rate steady, as growth momentum moderated amid a slowdown in trade activity while upside risks to inflation remained.

The central bank, which maintained the overnight policy rate (OPR) at 3%, said in a statement that while global financial conditions had improved, downside risks to the global economy remained.

“The high global commodity prices continue to pose risks to inflation,” it said.

Bank Indonesia kept rates unchanged at 5.75% while Bank of Korea maintained the key interest rate at 3.25% for the ninth consecutive month on Thursday.

The move by Bank Negara was not a surprise to economists, who before the release of the statement, had said policymakers would continue to weigh growth concerns against inflationary risks.

Citigroup Inc senior economist Kit Wei Zheng said in a report that with emergency conditions that triggered the 2008/09 rate cuts not materialising, a rate cut did not seem to be under serious consideration now.

He pointed out that policymakers expect inflation to remain below 3%, assuming no adjustment to subsidies even after the elections.

“Household debt seems to be a more important factor driving rate decisions, as policymakers reiterated that macro-prudential measures will be ineffective if rates are not normalised,” Kit said.

Bank Negara noted that growth in the advanced economies remained subdued although concerns over the European sovereign debt crisis had abated while there were tentative signs of improvement in North America.

“In Asia, while growth continues to be supported by domestic demand, the growth momentum has moderated amid a slowdown in trade activity,” it said, adding that overall growth momentum was expected to moderate largely due to the weaker external environment.

The central bank said while headline inflation was expected to moderate in 2012, there were still upside risks to inflation emerging from supply disruptions as well as higher energy and commodity prices.

“The monetary policy committee will continue to carefully assess these evolving conditions and their implications on the overall outlook for growth and inflation,” it said.

Kit said triggers for a rate hike would be met on US economic data continuing on the upside for another two to three months, faster-than-expected implementation of the Economic Transformation Programme projects and if core inflation picked up.

“We maintain our view that the OPR will be kept on hold through 2012, with a possibility that the next rate move, which is likely in 2013, could be upward,” he said.

It said latest indicators and surveys of businesses pointed to continued expansion in private consumption and business spending in the local economy with domestic demand continuing to drive expansion.

“Private consumption will be supported by stable employment conditions, income growth and public sector measures. Investment activity will be supported by the domestic-oriented industries, the commodity sector and the public sector,” it said.

Source: The Star

THERE was a lot of talk late last year that property prices will tumble in 2012 after the steep rise in the residential sector over the past few years. So far, we have not seen any of that.

What we are seeing is:

● Bank Negara’s tightened guidelines on consumer lending have started to work. Loan applications and loan approvals have fallen in January;

● In certain locations, house prices and rental have started to ease; and

● Developers are offering very enticing terms since the beginning of this year.

Keep your finger on these three factors and let us now take a look at today’s launches. In some of these launches, buyers need only to pay about 1% downpayment of the property price instead of the required 10% on signing of the sale and purchase agreement. The stamp duty and legal fees are also waived and they need not pay anything else until after the property is completed. Such schemes have attracted many buyers.

The question to ask is: If the market is as good as many claimed it to be, why are developers offering such schemes? When a property is sold, it is registered as a sale. But the absolute revenue of the unit is yet to be paid.

For easy calculation purposes, 10% of a RM500,000 property is RM50,000. If the first 10% is paid, this RM50,000 is registered as revenue by the developer, but in the sales column, a sale of RM500,000 is recorded. That is why the sales and revenue figures vary considerably.

If a developer allows a buyer to pay only 1% of the purchase price, this does not mean he “loses” that other 9%. He will get it back after a certain period of time. The same goes for the waiver of the stamp duty and legal fees. The developer has to pay the lawyers for services rendered. All these charges and fees are packaged into the deal which the buyer will have to bear in due time. In this case, later rather than sooner.

Developers are offering such attractive terms in order to make a sale. Many of these schemes are offered in condominium projects because there is generally a glut in this segment. While such schemes may attract genuine buyers who need a roof over their heads and who are thankful that they can defer payment, it also attracts those who have no problem forking out that 1% downpayment and take a gamble that they will be able to offload it when the project is completed.

If one were to drive around certain parts of the Klang Valley today, there are some completed high-rise with large mobile numbers plastered on windows. It may not be so easy to offload units when there are so many of them.

What is noticeably absent, and which many would like to see are more launches of landed housing. But this is unlikely to happen. Only the secondary market is offering landed units, which may explain to a certain degree why the secondary market was rather robust last year. It applies not only for the Klang Valley, but for Penang as well and is a reflection of strong domestic demand despite the many negative predictions for this year.

When a developer considers a piece of land, he thinks of how much he can make from it. If he were to build a condominium and throw in various facilities, he can sell more houses than if he were to build landed units. That is why most of the launches today are high-rise projects, be it condominiums or serviced apartments.

Developers are also limited by what they have. Increasinlgy, land in city centres and popular areas are getting smaller. Which explains why in highly dense areas, condominium projects continue to be sprout up in the most congested of areas.

The development of landed units can only take place when there is large tracts of land, which also explains why the big boys like Mah Sing and SP Setia are venturing further away from city centres.

The other obvious factor in today’s launches are the size and price of the condominium units. Most of the units are small. Studio apartments may be in the 500 sq ft range or thereabouts while those targeted at families may be three-bedroom units with built-up areas of 1,200 sq ft onwards. Most of the launches today are priced close to RM700,000 onwards. On a per sq ft basis, the price is still going up, whether it is a Petaling Jaya address or a Bukit Jalil one.

So, while sales volumes may stagnate in newly-launched projects (which explains why developers are offering units for sale with a 1% downpayment), on a per sq ft basis, prices does not seem to be stabilising. Developers are trying to maintain affordability by having smaller units, deferring payment and leveraging on low interest rates.

Assistant news editor Thean Lee Cheng is glad that Bank Negara is monitoring the household debt and lending in the property sector closely as this year promises to be an exciting one.

Source: The Star

BUYING a property that eventually becomes abandoned is a painful experience for many house buyers. It not only hurts purchasers who have lost their hard-earned money but also affects the property industry’s reputation which has taken a beating due to unethical activities of a few culprits.

This is particularly so when the abandoned project is not caused by factors such as economic downturn or withdrawal of purchasers, but solely due to irresponsible people who claim to be “developers” but do not hold a licence to do so.

It was recently reported that our Housing and Local Government Ministry has identified 195 abandoned developments that were unlicensed in our country. I am puzzled as to how these “developers” are able to start their projects when they do not even have their licence to apply for financing if they require a bridging loan, and is their sales and purchase (S&P) agreement properly attested by a lawyer before they start selling?

In this context, what can be done and who should play a part in reducing these unlawful developers? Assessing our existing housing development process would provide us with some ideas.

When a developer plans for a housing project, he must first get the necessary approvals and licences from the relevant authorities such as the development order, building plan, advertising permit and developer’s licence. The developer then may need to source for a bridging loan from a financial institution and this is followed by getting lawyers to prepare the legal documents which include the S&P agreement.

When the project is launched to the market, the developer will require the purchasers to sign the S&P agreements in order to finalise the purchase. Should the purchaser acquire a housing loan from a bank, the bank will come into the picture to process the loan application submitted by the purchaser. Those are the basic procedures involved in developing and marketing a housing project in Malaysia.

For unlicensed development, the regulatory bodies are not in the picture. In such cases, it becomes apparent that the lawyers and/or bankers, both representing the house purchaser, have a role to play as the first line of defence to protect the interest of the purchaser.

Hence, there are questions that begged to be answered. How is it possible for financial institutions to approve the end financing loan for a property development in the absence of all or part of the required approvals and licences? The same questions are posted to lawyers who prepare the legal documents for unlicensed development.

I believe everyone has a role in identifying irresponsible players in the industry, especially the bankers and lawyers with their better access to information and strong regulatory network as compared to the general public. As a purchaser and a customer, you would have expected your banker and lawyer to carry out their due diligence duties to ensure that your interest is not compromised.

In other industries, professional practitioners who do not convey the right message and do not protect customers’ interests can be given stern punishment as their action may be deemed as negligence, fraud or even criminal breach of trust.

According to the record of National House Buyers Association, in the case of Keng Soon Finance Bhd (1996), a financial institution had granted a loan to an unlicensed developer, and it was decided that the loan and the security offered were invalid. The bank could not institute the foreclosure proceedings on the land and therefore could not recover its loan.

Under our Housing Development Act, a property developer that engages in, carries out or undertakes housing development without having been duly licensed can be fined between RM250,000 and RM500,000 or to imprisonment for a term not exceeding five years or both. This is an avenue to take action against unlicensed developers. While we have the law in place, it is equally important to ensure strong enforcement comes along.

For house buyers, you are strongly advised to purchase property from reputable developers and to do thorough “shopping” and analysis before signing on the dotted lines. Responsible developers are keen to work hand-in-hand with purchasers and appreciate the role of the National House Buyers Association which advocates the protection of house buyers in Malaysia. We should stand together as a team to fight against irresponsible developers.

And for anyone of you who think that you have bought into one of those unlicensed developments mentioned earlier in the article, it is time to write and call your banker or lawyer for clarification.

Datuk Alan Tong is the group chairman of Bukit Kiara Properties, he was the FIABCI World president in 2005-2006 and was named Property Man of The Year 2010 by FIABCI Malaysia.

Source: The Star