The most anticipated integrated residence of the northern growth corridor.. Hillpark at Puncak Alam

At one point or another in our lives, we’ve all thought about the good old days when life was simpler and yet still comforting.

Now, you can relive those days at Pines @ Hillpark. We have designed and created an environment  to rekindle the good old memories of your childhood, when everything was shared and neighbours were the best of friends.

‘Where everybody knows your name’ is not just a phrase but also a reality only at Pines @ Hillpark.

Hillpark is a well-planned 550-acre integrated township at Puncak Alam – the Northern Growth Corridor of Selangor. Within this development , you will find a good and much-desired mix of commercial buildings, bungalows, semi-detached houses, superlink houses and two-storey link houses. The latest phase in Hillpark is Pines, which features a modern two-storey terrace houses with a gross development value of approximately RM129 million.

Pines @ Hillpark is strategically sandwiched between Jalan Sg. Buloh-Kuala Selangor and Shah-Alam-Puncak Alam Highway. Its immediate neighbouring township include Saujana Utama, Bandar Puncak Alam and Bukit Jelutong. Needless to say, Pines @ Hillpark is located in a good matured township.

In terms of infrastructure, residents of Pines @ Hillpark will enjoy easy accessibility due to it’s proximity to several highways, such as KL-Kuala Selangor Expressway (LATAR Expressway), Guthrie Corridor Expressway (GCE), New Klang Valley Expressway (NKVE) and the proposed upcoming Damansara-Shah Alam Expressway (DASH Highway). Pines @ Hillpark is located relatively close to Kuala Lumpur City Centre, yet far away enough to pamper you and your family with the  quiet retreat of suburban living.

Where multiple facilities and conveniences converge

At Pines @ Hillpark, residents are welcomed home everyday by a grand entrance that reflects the luxury and quality of the township. Once inside, residents can indulge in various relaxing lifestyle pursuits as the development incorporates a 50 acre forest and central park with cycling track & jogging track as well as surrounded by several themed linear parks.

Pines @ Hillpark also offers a secured living in a guarded community. Residents’ safety are assured with the developer’s safe city concept which will incorporate  CCTVs around the Central Park, nearby police booth, and perimeter fencing along all walkways. Amenities are  abound and within a short distance are  several primary and seconday school , Universiti Teknologi Mara (UiTM), Econsave supermarket, an upcoming hypermarket and McDonald’s in Bandar Puncak Alam.

The contemporary façade of the double-storey terrace houses at Pines @ Hillpark features spacious layouts encompassing four bedrooms and three bathrooms. There are two trendy designs to pick from with built-up sizes between 1,484 sq ft and 1,805 sq ft. These space-friendly houses are built on standard lot sizes of 20’ x 70’ and 22’x70’ which also showcase wide driveways.

There will be 311 available units at Pines @ Hillpark and they are price-tagged from RM368,000 onwards. Pines @ Hillpark will be launched in August 2013 and is due for completion in August 2015. Bumiputera buyers are entitled to a 7% discount and all interested parties are encouraged to register now to enjoy early bird privileges by calling 03-6039 1311 or 03-6039 1308, or visit us at www.hillparkshahalam.com.

Elevating standard of living
Pines @ Hillpark is jointly developed by MKH Bhd and Puncak Alam Resources Sdn Bhd. MKH Bhd (formerly known as Metro Kajang Holdings Bhd) is an established and respected listed group on the Main Market of Bursa Malaysia. Since 1979, MKH has earned a distinguished reputation for building good quality homes and enhancing lifestyle standards through innovation and creativity for homeowners.

The Group’s projects comprising residential townships to commercial mix across Kajang, Semenyih, Bangsar, Puncak Alam, Serdang, Melawati and Damansara are catered to different market segments. To date, we have developed and undertaken more than 30,000 units of mixed development projects with a value exceeding RM6.0 billion. The corporate office is located at 5th Floor, Wisma MKH, Jalan Semenyih, 43000 Kajang, Selangor

Why not invest in retail property? Excellent article in star property!

Property investment has always been known to be a great and traditionally “safer” way to generate attractive returns.

Residential property aside, the commercial or retail sub-sector is also known to provide sound investment returns.

“For those looking to diversify their investments with steady yields and capital growth, retail property is a good option,” says an industry observer.

Nixon Paul notes that mini markets, fast-food outlets and banks tend to seek units in well-established areas with high pedestrian traffic.

Factors to consider

As expected, location is crucial when it comes to property investment.

“There is an oversupply of shoplots today but there is also demand for it,” says Malaysian Association for Shopping and Highrise Complex Management’s past president Richard Chan.

“However, its success very much depends on where it’s located and what it’s selling,” he tells StarBizWeek.

Chan says accessibility and the property’s surrounding location are important.

“Today, location is not the only criteria. If a shopping complex is hard to access, it will be empty. Parking space is also important. Furthermore, if the surrounding location is well established, it would also do better.”

In terms of rental trends, Carey Real Estate Sdn Bhd managing director Nixon Paul notes that mini markets, fast-food outlets and banks tend to seek units in well-established areas with high pedestrian traffic.

“Corner units are always sought after irrespective of location, with mamak restaurants being the number one contenders.”

Nixon says food and beverage outlets tend to seek shops with reasonable car parking space available.

“The higher-end outlets tend to provide valet parking services to overcome this problem.”

He adds that landlords tend to shy away from snooker parlours, Internet cafes and massage parlours.

“Rental is only offered to these businesses when landlords have been unable to secure alternative tenants for long periods of time.”

Nixon says Sungai Wang Plaza and Times Square are two sought-after complexes.

“While many other shopping complexes have failed when spaces were sold to the public, these two complexes have succeeded extremely well. Prices in these complexes range from RM 3,000 to RM 20,000 per sq ft.

“The general perception among investors is that these complexes are in prime locations with a huge tourist population and as such tenants will always be readily available. Investors are also of the opinion that property prices in these complexes will appreciate in the longer term due to the strong rental demand.”

Benefits of retail property investment

One industry observer notes that retail property can provide long-term capital investment.

“Retailers usually want to do business for the long term and generally sign long leases. This provides stability to the investor.”

Nixon notes that there is a growing preference among investors to invest in commercial or retail property.

“When it comes to commercial property, there are less maintenance issues to contend with.”

He says when it comes to issues of financing, commercial properties currently have it easier with fewer restrictions in comparison to residential properties.

“Those who do qualify can secure small and medium-sized enterprise (SME) loans that can be used for working capital.”

Nixon also notes that as of late, residential bungalows fronting busy roads in Kuala Lumpur and Petaling Jaya have been given licences to operate under limited commercial purposes.

“Usage is limited to showroom and office use only. Advantages of bungalows over shops or retail spaces in complexes is that you get larger spaces for less money, better advertising exposure and private parking.”

Know what you’re getting into

While investing in retail property has its benefits, it does come with risks.

“The success of a business in a mall or shoplot is very much determined by the health of the economy,” says an analyst.

“For those looking for short-term gains, you can forget it! Think annual returns of between 3% and 4%. It’s a long-term thing,” says Chan.

Nixon says a growing concern among investors is that rental values are not increasing in tandem with the appreciation of selling prices.

“Valuation of shops often cannot meet asking prices and rental of the upper floors of shops are always a concern.

“Furthermore, older shops without lifts are generally not sought after by tenants and newer developments tend to take between three to five years before commercial activity and occupancy reaches optimum levels.”

He adds that investments in commercial property are generally more expensive in comparison with residential property and usually attracts the more savvy investors.

“Of late, many smaller and newer investors are also investing in these properties by pooling their resources and making collective purchases. Developers should consider building shophouses rather than shop-offices.

“Shophouses give investors an opportunity to buy a single property, stay in it and also generate rental income on the ground floors and lower floors. The floor that is designated for residential use needs to be fitted out with quality fittings and finishes and with car parking facilitiES

The Meridin@Medini by Mah Sing. Another icon tower at Iskandar Malaysia, Johor

Salam,

Yesterday was another tower launched by Mah Sing for  their first iconic tower at iskandar Malaysia. It is located right in the heart of Iskandar Malaysia opposite Pine Studio and minutes away from legoland.

The first phase was done via balloting where you have to pay rm10000 upfront to register for it. Despite the price of about rm 750 psf, the crowd turn up were full and 80% sold out snapped by local and Singaporean.

My analysis:

1. Iskandar Malaysia was well planned by the government to boast tourism and value of johor. A good zoning systems and clear demarcation  of Iskandar Malaysia would attract more investor in.

2. Strategic location near Singapore.
Singapore is known for it good economic and established name across the world. This has led to scarsism of land in Singapore which push up the property price up. A study conducted by cimb last year indicate rental in Singapore stood at USD 700 psf compared to Iskandar Malaysia which is around USD 300 psf.

3. 5 minutes drive to Singapore via 2nd link bridge.
Daily commute to singapore is now possible with it close proximity location. I would not be surprise if Iskandar Malaysia will turn into Singapore 2...

4. Major housing developer are in town.
Mahsing, Subway, khazanah, and many more established property player are embarking their portfolios at Iskandar Malaysia. These developers have a very good reputation in term of build quality and new township development. With Khazanah as the mastermind behind Iskandar Malaysia, I would not be surpise that this will be one of the new golden triangle in Malaysia

As a conclusion, Iskandar Malaysia will be the new Shenzhen of Malaysia. A good investment to consider.

I'm not young enough to know everything. I'm always ask questions..

Salam,

History proved that any average Joe can make money in real estate provided they have enough knowledge and exercise emotional discipline and believe in the power of idea.

I realise that the sucess starts from your mind which will differ you from the rest of other investors. I call it entrepreneurs.

My first investment in 2003 have gain in capital for almost 500% after 10 years.  No magic there.

When I read book on successful real estate leaders, ie Donald trump, renesial leong, azizi Ali, Milan doshi, these 3 traits or characters exist among them:

1. Think positively
It's your choice. You can find excuse or accept responsibility. You will find those who will complain with you. It's their attitude that power them towards their goal and wants.

2. Don't do it (just for) the money.
They choose their goals with passions and enthusiasm. With enthusiasm, your sense of accomplishment will get you over, around , under or over those brick that will stop your progress.

3. Set the standard.
Setting the high standard will motive you and excel you much further in real estate. Ask yourself.... What standard do you what to display to the world? Does it exceed your customer expectations?

In summary, these 3 principles will guide you further to be sucessful.

1. Develop positive habits of mind
2. Enjoy the money but motivate yourself with passion and enthusiasm.
3. Set the standard that pleases yourself and your customer- and others to follow.

If they can do it, so can you.Alway remember this;

that you don't rely on property to make you wealthy, but instead, I can create wealth through property...

Then, you are in better control as entrepreneur...

Faizul Ridzuan.. 23 properties by 30. .. interesting book

Salam,

Just had the chance to read another property guru's, Faizul Ridzuan... aka propertywtf.. where to find?

Interesting story and commitment by him to owned 23 properties in about 10 years. An average Joe, but he has the will and determination knowing that he couldn't make a day end if continue working for other people.

Good insight and a very rare approach indeed. I have to salute him as he spend hours doing the research, observe the crowds and making each efforts counts. It takes a lot of stamina to get to his level. Even I could not do what he did. He did everything, from auction, nego. Subsale, property flip, etc. However, I  found some things are common when I read his book,

My analysis:

1. Keep learning from others.

 He made every attempt to learn from the best. Seminar, met the neighbors, buy books, network in forum. Etc.  I'm totally agree on this as I mentioned in my previous blog. Never stop learning. We came in so many path and no harm in learning from other experiences. It may or may not work for you, but with the  knowledge, you can make less mistake in buying a good property. It not cheap investment so, do it wisely. Plus, you will learn faster and even at par with the experts. This is why he can do it before reached 30.. 

2. Research, research, research

When come to buying property, you need to do a lot of research and assessment of each property that you would like to buy. 

He spends days just to observed who lives there, demographic population, etc. 

You need to have a good set success criteria to match your research study before you decide to invest. I'll explain in more detail in my ebook.

3. Clear goal and target

This is very important when you want to become a good property investor. You need to have a clear set of goal what do want to achieve, how long it will take and how are you going to do it... 

He set his target to achieved RM 3 million before 30. I have different sets of target. 

Once you have a clear target, the next step is how are you going to achieve it.. He goes for quantity but in my case I'll go for quality as I do not have a good stamina as him. Although I have less property than him, in general the achievement are similar.

So, in general there are few ways you can do it. Follow your game plan.

One thing that I learn from his book is that, build up a good network of friends. Be it the developers, bloggers, real estate agents, plumbers, contractors, etc. They have the additional skill that you may want to use or leverage. For example, I have a team of contractors that able to resolve my tenant problem, ie broken fridge, leaking roof, etc. It is just a phone call away and good service.   In fact, some of them have my tenant spare keys!.. just in case.

Selamat berpuasa di bulan Ramadan..

Salam,

Hari ini 1 Ramadan... Masa berlalu begitu pantas... Seluruh umat Islam akan menjalankan rukun islam ini dengan penuh pengisian dan pengorbanan.

Ibadat yang dinantikan setiap kali tiba bulan yang mulia ini adalah solat tarawih kerana ganjaran yang diberikan amatlah besar.

Semalam, semasa saya ke surau di kawasan rumah saya, satu phenomena yang luarbiasa. Surau yang biasanya satu atau dua saf selalu penuh, malam tadi penuh sampai ke luar. Setiap tahun, setiap kali malam pertama Ramadan, pasti ia akan berlaku.

Saya terpaksa ke masjid lain untuk menunaikan solat tarawih. Inilah kelebihan bulan Ramadan. Disamping dapat meningkatkan ibadat, hubungan silaturrahim antara jiran dan sahabat dapat ditingkatkan.

I like this picture. It remind me when I was small, we had such a good time together as siblings. As we grew up, get married, climbing up corporate ladder, etc, more and more we are distance apart as everyone are busy running around with their own life and lifestyle. 

So, take this opportunity and renew our commitment and be a better person.

Mc Donald.. It is just a hamburger business? at Puncak Alam, Shah Alam..

Salam,

I'm still puzzled why Mc Donald would invest and set up an outlet at Puncak Alam considering the location is a bit far from KL. Normally, you'll see McD available at major township where it is always full of customers.

What differentiate Mc Donalds against the rest of other fast food outlet?

What make them so robust that they have survives for more than 30 years, more than 100 countries, 34,000 outlet and employs 1.7 millions employees?

What makes them so successful in term of making customers keep coming back to buy their burgers?

Why they invest at Puncak Alam?

It is just a burger! What is so special about it? Pls note that as a health conscious person, most of fast food product are not good for your health but I'm more interested to analyse Mc Donald business model with respect to property investment.

I was doing research on the internet and found a very interesting discovery. McDonald is actual a Real Estate  Property! This is how McDonald make their money. They have the best commercial property in the world and one of key success is selecting the right location, location, location.

In simplified terms, McDonald's makes money on real estate via 2 methods. First, it buys and sell properties. Often these are restaurant lots, but such is not necessarily alway the case. McDonald's will buy properties that it feels are, or will be, hot locations, and it of course sell properties that are under performing or otherwise not doing so well. Again, all of this seems normal.

Secondly, on top of the franchise fee ( normally 8%), which McDonald's charges its franchisees to use the 'McDonald's" name, it charges rent to the franchisees to use the corporately-owned properties.

My Analysis:

1. McDonald's survives because it has a very good internal system that every franchisees has to follow. Doing the same thing will get the same result!. If you eat fries at KL or Puncak Alam, I can bet you , no one will notice the differences. This is the key strength of McDonald's survival.

2. Good Location. This is maybe the number one reason or criteria for McDonald's to invest in a new place. Good location and accessibility will definitely create a good feeling and convenience to their customers. A strategy to operate 24 hours outlet will definitely targeted to night flyers and leaving the impression that McD's are always available when you're hungry...

It's just a burger!

3. A smart move by McDonald to replicate it's outlet so that every customer will experience the same situation regardless which outlet they go through. This will eventually leave a permanent good impression to their customer that McDonald's alway available, faster delivery and better option whenever I'm hungry in the middle of the night, I'll always get the same price, the same products and same taste. Although it may not be same at all!

4.Happy meal using toys as attraction to kids is another strategy used to attract more traffics. When you kids eats, wouldn't you start be eating too? Nice.

So, based on this, I'm seeing that the new Bandar Puncak Alam and Bandar Puncak Bestari will be the next hotspot in my list!

By the way, between KFC and McDonald's, which  do you think has more outlet and trusted brand?

Download my ebook and understand how you can use these successful strategy to pick you right property location.