seremban, the future liveable city (v5) updated...shah alam rm7.60 seremban subang jaya rm7.00...

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CONTENTS

SEREMBAN, THE FUTURE LIVEABLE CITY

INTRODUCING SEREMBAN 1

THE BEGINNING 2 PRESENT DAYS 3 ECONOMY 4 LOCATION 5 CULTURAL 6 TRAVEL MODE 7

SEREMBAN PROPERTY MARKET 16

NEW DEVELOPMENTS 16 BANDAR SRI SENDAYAN 17 BANDAR AINSDALE 34 CHEMARA HILLS 38 S2 HEIGHTS 40 SEREMBAN 2 46 SERI BINJAI 50 NUSA INTAN 53 UNICITY 55 ENSTEK 58 SUB-SALE PROPERTIES 61

SEREMBAN & TOMORROW 64

DEMAND FROM KLANG VALLEY 66 KUALA LUMPUR CONURBATION 68 HIGH SPEED RAILWAY (HSR) 72 NEGERI SEMBILAN GOLDEN TRIANGLE (NSGT) 75 CHANGES IN GOVERNMENT POLICIES & BUDGET 2014 87

SEREMBAN, THE FUTURE LIVEABLE CITY 88

SOURCES, DISCLAIMER & USAGE PERMISSION 90

The capital of Negeri Sembilan is Seremban it is one of the 7 district of Negeri Sembilan. Just as the name suggested, previously Negeri Sembilan consist of 9 districts and over the years, it has been reduced to 7.

Seremban was originally known as Sungei Ujong, named after a nearby river or “sungai”. While the town was renamed Seremban thereafter, the sungai ujong name most prominently persists as a street name for a road adjoining the southern side of town as Jalan Sungai Ujong.

SOURCE : WWW.JPBD.NS.GOV.MY

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INTRODUCING SEREMBAN


THE BEGINNING

Like most of the major towns in peninsular Malaysia, sungai ujong came into existence with the discovery of tin ore in the 1870s and influx of Arab, Malay and Chinese immigrants work on the mines and trade in a nearby area called Rasah.

Sungai Ujong Town was later renamed as Seremban and it has flourished not only as a tin ore mining area but also into a business centre. The Linggi River served as the sole outlet to ferry tin and supplies in and out of the town. Reve-nue came not only from tin trade but also from the large amount of taxes col-lected, much to the displeasure of the traders and the British colonialists at the neighbouring port of Malacca.

The local chieftains, namely the Dato’ Kelana and the Dato’ Shahbandar of Sungai Ujong were at odds with each other on the rights to collect taxes and ownership and control of the mines. The rivalry to assert influence and authority opened the door for British intervention in Negeri Sembilan. The British sided with the Dato’ Kelana upon invitation and defeated the forces of the Dato’ Bandar who was later sent into exile to Singapore. In a show of grati-tude to the British for helping him win the war, the Dato’ Kelana had no choice but to accept a British Resident whose job was to advise him on matters other than religion and Malay customs.

Captain Murray was appointed the first resident and later set-up his residence at Channer Road, now renamed Jalan Dato’ Siamang Gagap. Soon after, the people living around Rasah moved to Channer Road for the sake of security and its orderly administration.

SOURCE : WWW.MPSNS.GOV.MY




SOURCE : WWW.MPSNS.GOV.MY

PRESENT DAYS

Seremban has obtained city status (Bandar Raya) approval from the Ministry of Housing and Local Government on 9th September 2009. But the state gov-ernment wanted to ensure all the necessary infrastructure, public transport, amenities and services were in place or order before it become a Bandar rays.

Fast FActs - Seremban

Country Malaysia State Negeri Sembilan District Serembanan District Year of Establishment 1840 Granted Municipal Status 1979 Granted City Status 2009 Total Land Area 95,189.36 hectare Elevation (sea level) 79m (259ft) Population (as at 2010) 536,147

According to the Malaysia Department of Statistics, Seremban has a popula-tion of 536,147, which is projected to grow 3% annually. It is estimated that the population could reach over 750,000 by 2020. Currently, Seremban and Nilai account for about half of Negeri Sembilan’s total population.




ECONOMY

The economy of Seremban flourished with tin ore mining. After tin ore, Ser-emban then move into agriculture industry by cultivating rubber and palm oil. It then move on to its present day with manufacturing industry.

The state's manufacturing sector contributing almost half of the state’s gross domestic product (GDP), followed by services and tourism (40.3%), agriculture (6%), construction (2.2%) and mining (0.3%). Manufacturing activity includes electrical and electronics, textiles, furniture, chemicals, machinery, metal works and rubber products. The main industrial areas are Senawang, Sungai Gadut, Tuanku Jaafar Industrial Park, Nilai and Tanah Merah in Port Dickson. Coca-Cola, which is in the midst of setting up its billion Ringgit bottling plant in Bandar Enstek.

Negeri Sembilan is mainly an agricultural state. However, the establishment of several industrial estates enhanced the manufacturing sector as a major con-tributor towards the state economy.

Agricultural activity includes rubber and oil palm plantations, livestock, fruit orchards and vegetable farming. About 3,099 square kilometers are used for rubber and oil palm plantations.

SOURCE : WWW.JPBD.NS.GOV.MY




LOCATION

Seremban is located at the south of Kuala Lumpur with an estimated 35 min-utes driving time and it’s part of Kuala Lumpur Conurbation. It is also located within 25 minutes driving time from KLIA, KLIA2 and Nilai.

SOURCE : WWW.1SENDAYAN.COM




CULTURAL

Historically, Negeri Sembilan is influenced by the Minangkabau's and thus, Seremban is the centre of the Minangkabau culture in Malaysia. Minangka-bau, derived from the Malay word menang kerbau, which means "winning buffalo", are famous for their unique roof architecture which resembles buffa-lo horns. Many buildings in Seremban adapted this feature, such as the Ser-emban Municipal Council Hall, the Wisma Negeri and the State Museum.

People of Negeri Sembilan are also known for the practice of an ancient Malay tradition called Adat Perpatih, where women are given a higher social status than men.

SOURCE : WWW.PKNNS.GOV.MY

SOURCE : WWW.WIKIPEDIA.ORG




TRAVEL MODE

There are basically 3 type of travel mode to other areas or states in Malaysia from Seremban, especially to Klang Valley.

DRIVING Seremban is conveniently connected with Klang Valley via North-South Expressway (PLUS), Lebuhraya Kajang Seremban (LEKAS), North-South Expressway Central Link (ELITE) and Federal Routes.




SOURCE : WWW.PLUS.COM.MY




We have done a simple cost calculation by driving different model cars from Kuala Lumpur to Seremban with a total distance of 53km. The fuel consump-tion is based on the car manufacturer specification, cars related website or other related news portal.

Assumptions :-- Driving speed is estimated to be between 80 – 100km/h for all stated car models.- Starting point : Sg. Besi Tol | Ending point : Seremban Tol, both at PLUS.- Total distance for the calculation is 53km & tol charge is RM7.20/way.- All cars used RON95 petrol, with price of RM2.10/litre.- Fuel Cost Calculation = { (1litre/fuel consumption) x 53km} x RM2.10.

Car Model Traveling Cost Comparison From KL to Seremban :-

HONDA JAZZ HYBRID

FUEL CONSUMPTION :36.4KM/LITRE

HONDA CITY

FUEL CONSUMPTION :17.6KM/LITRE




Perodua MyviFuel Consumption :

14.6km/litre

Proton Saga FLXFuel Consumption :

14.9km/litre

Proton Suprima SFuel Consumption :

15.2km/litre

Mitsubishi MirageFuel Consumption :

21.0km/litre




Toyota ViosFuel Consumption :

16.4km/litre

Volkswagen PoloFuel Consumption :

15.9km/litre

Volkswagen GolfFuel Consumption :

20.0km/litre




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KTM KOMUTER Traveler can use KTM to travel to Klang Valley via Seremban, Senawang or Tiroi KTM stations.

Shown in the table below are the KTM Komuter ticket cost from Seremban to some of the main KTM stations in the Klang Valley.

From Station To Station

KTM Ticket Cost

Seremban

Mid Valley RM5.90

Seremban

KL Sentral RM6.00

Seremban

Kuala Lumpur RM6.00

Seremban

Shah Alam RM7.60

Seremban

Subang Jaya RM7.00

Seremban

Jln. Templer RM6.60




Once reach KL Sentral, travelers can used other rail transit to reach other des-tinations within Klang Valley.




BUSSESSKS-KL Express and Plusliner Express is the bus companies servicing the route from Seremban to KL.

SKS-KL Express busses leave for Kuala Lumpur from Seremban with a frequen-cy of 30 minutes each.

From To Time

Seremban Kuala Lumpur 6.00a.m. – 10.00p.m

Kuala Lumpur Seremban 6.00a.m. – 10.00p.m.

As for Plusliner Express, its frequency for the Seremban to Kuala Lumpur route is every 20 minutes.

From To Time

Seremban Kuala Lumpur 6.30a.m. – 7.30p.m.

Kuala Lumpur Seremban 7.30a.m.




SEREMBAN PROPERTY MARKET

Over the years, real estate development in Seremban has been quite passive due to most of its residents will migrate to Klang Valley for job opportunities. As such, the properties development growth in Seremban has been quite slow with stable or minimum value appreciation.

The scenario has change with the overflow of developments from the Klang Valley, more investments with job opportunities entering Seremban, and the still affordable real estate properties comparable to those of the Klang Valley.

Recently, we have seen a lot of property activities around Southern Part of Kuala Lumpur. There are numerous township developments and boutique developments at this part of KL South; SouthVille City, Bandar Puteri Bangi, Bandar Seri Putra, Nilai Impian, Bandar Ainsdale, S2 Heights and Seremban 2, just to name a few.

Seremban is part of Kuala Lumpur Conurbation Corridor with 5 ongoing mega townships ranging from 562 acres to 5,233 acres and total combine acreage of 14,804 acres of development land. The property industry in Seremban is currently experiencing growth stage with price appreciation is the fastest and highest compare to 5 years ago. It also holds the advantages of having the best connection to Kuala Lumpur, with its road and rail infrastructure.

In our opinion, the real estate properties in Seremban are experiencing the beginning of the growth cycle. As such, it is a good time to hunt for your ideal property, especially landed properties in Seremban. With the Kuala Lumpur Conurbation Corridor, the High Speed Railway and the state government efforts in developing the state, it can all translate to good future for value appreciation of the properties in Seremban.

NEW DEVELOPMENTS

Primary Property Market is also known as brand new property and it’s usually from property developers. It can be under construction properties or unsold completed properties or “build then sale” properties.

Here, we will share some of the new developments in Seremban.




BANDAR SRI SENDAYAN BY MATRIX CONCEPTS HOLDINGS BHD

The first thing one will notice when entering Bandar Sri Sendayan is its well plan infrastructure combine with its landscaping. If one is coming from the Southern side, the entrance statement of Bandar Sri Sendayan will be the first one to welcome you.




As stated by the developer in its brochure, Bandar Sri Sendayan is planned and designed with only one thing in mind, which is “comfortable living”.

One thing for sure, 5,233 acres of Freehold land is not a small area for proper-ty development and with what we have seen so far, the developer has really done a good job in planning and designing this mega township. As shown in the master plan below, the residential, commercial and industrial are quite balance and segregated. This can ensure long term sustainability.




Bandar Sri Sendayan consist of 5 development components as shown in the chart below:-

RESIDENTIAL & RECREATIONAL The largest component, which take up to 1,832 acres or 35% of the overall land area. Most of the residential properties will be landed properties, which is 1 & 2 storey terraces and semi-detached. As for recreational, there will be parks, gardens and clubhouse for residents usage.

The residential properties have quite a modern looking façade and the lay-outs are quite practical as well. Furthermore, the landscaping is lush and one can find the entire area very green. Most of the residential areas will have its own parks and gardens. The perimeter fencing and security guardhouse is also quite noticeable for newer residential houses within Bandar Sri Sendayan.




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COMMERCIAL AND INSTITUTIONAL Utilizing 523 acres or 10% of the total development land area. So far, only 2 & 3 Storey Shop Offices have been launched in Bandar Sri Sendayan.

Future developments will also see mix used developments which consist of F&B and retail outlets, hypermarket, boutique hotel, office towers, exhibition centre, SOHO and cultural village.

Previously, residents will need to travel to Seremban 2 for shopping, medical consultation, food and beverages and et cetera. With the current shops and future commercial components, the township will be self-sustainable.




SENDAYAN TECHVALLEY A high technology industrial park and will occupy 1,047 acres or 20% of Bandar Sri Sendayan development area. With excellent infrastructure and net-working, the developer has managed to attract foreign direct investment (FDI) from Japan, France, China, Taiwan, Germany and United Kingdom. Please refer to table below for companies who will be setting up their manufacturing plant at Sendayan TechValley.




FDI Country + Company

Japan Akashi Kikai Industry Hino Motors

Meditop Corporation Kakayu Safety Systems

China Keen Point France Messier-Buggatti-Dowty Taiwan TMC Metal

Germany Schmidt + Clemens United Kingdom Linatex Rubber Products

There are also plans to have a centre for automotive industry / auto city in the TechValley.

The TechValley will be a catalyst to generate good ROI for the residential and commercial properties within Bandar Sri Sendayan. As shown in Table 4, most of the companies setting up their plant in Sendayan TechValley are own by foreign companies. As such, they will require accommodation for their em-ployees and this will resulted appreciation in ROI.




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TUDM ACADEMIA The training academy for our Malaysia Royal Malaysian Air Force or “Tentera Udara Diraja Malaysia”. With the closing down of the Sungai Besi Air Force Base, the Royal Malaysian Air Force main training base has been relocated to Bandar Sri Sendayan, occupying 733 acres of land.

The proposed development within the TUDM Academia will include universi-ty, training centre and residential houses for their personnel.

Located just beside of the TUDM Academia land, the developer has also sold 55 acres to the Negeri Sembilan state government. The state government plan to utilize the land as the state administration centre in the future.




ORCHARD AND OTHERS Taking up the remaining of 1,099 acres or 21% of the land in the township. This will also reflect that there will be plenty of green area reserved in the township.

FACILITIES & AMENITIES

Bandar Sri Sendayan will have plenty of facilities and amenities located within and nearby such as in Seremban 2, Oakland and Seremban Old Town.

As listed in the developer website, there is a Mini Malaysia, French Village, Auto Museum, Green Market and Exhibition Centre, Corporate Park and the 200 acres Local Town Park under the proposed stage.

So far, there is a 26 acres lush park named as Sendayan Green Park which is design to create community and encourage activities for all ages to serve the residents in Bandar Sri Sendayan. The Green Park offers facilities such as am-phitheatre, football field, skating area, themed gardens, viewing tower and platform, yoga and tai chi lawns, gazebos, active and passive fitness station and others.




Beside the parks and gardens, there will also be a clubhouse, international and private schools in Bandar Sri Sendayan.

d’ Tempat Country Club @ Sendayan is a three storey club situated on a 6.33 acres of land and with approximately 485,000sq.ft. of built-up area. The club-house is schedule to be completed at the end of 2014.

Please refer to table below for the list of clubhouse facilities.

Clubhousese Facilities

Olympic Size Swimming Pool Indoor Tennis Court Bar Lounge

Children Pool with Play Stations

Sauna & Steam Bath Bowling Alley Snack Bar

Indoor Badminton Courts 10 Lane Bowling Alley TV Room

Squash Courts VIP Holding Room Children Play Room

Table Tennis Courts Banquet Hall Reading Room

Fully Equipped Gymnasium Coffee House Japanese Restaurant

Aqua Gym Seafood Restaurant Meeting Rooms

Spa Pro Shop Convenient Shop

Hair & Beauty Saloon Arcade Room Bowling Accessories Shop




Matrix Global Schools will built across 20 acres of land. The schools will consist of a Private National and International School modelled after a British Resi-dential School Concept. The Global Schools will provide a full campus learn-ing environment facilities ranging from auditoriums, lecture theatres to music rooms, recording studios and performing arts centre.




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HOUSES FOR SALE @ BANDAR SRI SENDAYAN

DEXTORA

Price RM 468,888 – RM 1,080,250

Price psf (RM) RM179

Built-Up (sq.ft) 2,615sq.ft.

Land Area 20ft. x 80ft.

Land Tenure Freehold

No. of Bedroom / Bathroom 4 / 4

Property Type 2 Storey Link Homes

Total Unit 565

Completion Date May 2016 (2 years from SPA)




HOUSES FOR SALE @ BANDAR SRI SENDAYAN

BALISTA

Price RM 498,888 – RM 1,171,150







Total Unit 367

Completion Date January 2016 (2 years from SPA)




BANDAR AINSDALE BY SIME DARBY PROPERTY

Designed as a community of family and friends, this is green living the way nature intended – with plenty of parks, lakes and open spaces. It’s a home with all the urban conveniences and a balanced lifestyle. Be awed by nature’s splendor, as for every tree we take, aDipterocarpus Costulatus tree or locally known as Pokok Keruing will be planted in its place, ensuring continued sus-tainability of Bandar Ainsdale.

Strategically located between two cities, Bandar Ainsdale straddles the city centers of Kuala Lumpur and Seremban. This safe & secure thriving township is connected to various major highways, transportation & recreational ameni-ties such as:-

• New Seremban Interchange(Target Completion by end 2014)• North-South Expressway (KL-Seremban Highway)• Proposed Transportation Hub (KTM)• KLIA 1, LCCT, and the New KLIA 2 (35km)• Shopping Centers (AEON, TESCO, Seremban Parade – 5km)• Sports & Motoring (Sepang International Circuit - 20km)• Leisure & recreational (Port Dickson- 30km)

Located just 5km from Seremban, 15km from Nilai, 35km from KLIA, and 70km from Kuala Lumpur, Bandar Ainsdale is perfect to live-in or as an invest-ment opportunity.

A sustainable township set to be known as ‘The New Gateway’ to Seremban, Negeri Sembilan. Bandar Ainsdale is the latest freehold 562-acre mix residential & commercial township by Sime Darby Property.




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HOUSES FOR SALE @ BANDAR AINSDALE

MEKAR

Price RM 410,888 – RM710,888


Built-Up (sq.ft) 1,947sq.ft. – 2,372sq.ft.





Total Unit 116

Completion Date August 2015 (2 years from SPA)




HOUSES FOR SALE @ BANDAR AINSDALE

SEGAR

Price RM 460,888 – RM851,888





No. of Bedroom / Bathroom 4&5 / 4


Total Unit 115

Completion Date Nov 2015 (2 years from SPA)




CHEMARA HILLS BY SIME DARBY PROPERTY

Nestled against the lush slopes of Chemara Hills, this 43.68 acres of affluent gated sanctuary offers charming homes complemented by 24 hour security services. Elegance personified, the pleasant and welcoming ambiance of the enclave gives a hint of the rewarding lifestyle of the community beyond.




HOUSES FOR SALE @ CHEMARA HILLS

SIPHONIA

Price RM 738,000 – RM 1,446,754





No. of Bedroom / Bathroom 4+1 / 5

Property Type 2 Storey SuperLink Homes

Total Unit 114

Completion Date December 2015 (2 years from SPA)




S2 HEIGHTS BY IJM LAND

With the success of Seremban 2 and the positive and enthusiastic response received from property investors, IJM Land has unveiled another intergrated development called S2 Heights. S2 Heights, is a low density development that spans over 1,500 acres of prime freehold

land. Sited on high grounds with an undulating terrain, S2 Heights will offer home owners a panoramic view of the surrounding breezy landscape below.

S2 Heights boasts a wide variety of modern and spacious homes designed to satisfy even the most discerning; from exclusive gated bungalows community to Semi detached homes and terrace houses. The highlight of S2 Heights will undoubtedly be the impressive 6.6 acre linear park which will be the focal point for all social, community and recreational activities. A network of well laid paths and walkways will link the various cluster of homes within S2 heights to the park; it's like having an extended garden from your doorstep!

S2 Heights proximity to Seremban 2 Township will provide its residents easy and convenient access to all essential amenities, schools, business parks shop-ping and entertainment centers. S2 Heights will definitely be the driving force behind the rapid growth of the Greater Klang Valley.

Seremban 2 and S2 Heights are developed by IJM Land, a publicly listed com-pany on the Bursa Malaysia and amongst the largest and most successful property developer in Malaysia. The success of IJM Land's is evident in all its projects throughout the country; from township development to luxury con-dominiums and from commercial building development to niche develop-ment.

IJM Land's relentless and continuous pursuit of excellence has made it one of the regions's most respected and trusted name in the business.




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HOUSES FOR SALE @ S2 HEIGHTS

SOPHIA

Price RM 532,000 – RM927,733







Total Unit 63

Completion Date April 2016 (2 years from SPA)





SUMMERSET

Price RM 1,063,233 – RM1,551,956





No. of Bedroom / Bathroom 5+1 / 6+1

Property Type 2 Storey Semi-D Homes

Total Unit 22

Completion Date March 2016 (2 years from SPA)





SHERWOOD @ SAUJANA DUTA

Price RM 3,612,082 – RM3,917,612



Land Area 7,596sq.ft. & above


No. of Bedroom / Bathroom 4+1 / 6+1

Property Type 3 Storey Bungalow Homes

Total Unit 8

Completion Date June 2015 (2 years from SPA)





SANTORINI @ SAUJANA DUTA

Price RM 1,940,828 – RM2,450,757





No. of Bedroom / Bathroom 5+1 / 6


Total Unit 116

Completion Date June 2015 (2 years from SPA)




SEREMBAN 2 BY IJM LAND

Seremban 2, IJM LAND's flagship development in Negeri Sembilan is a 2,300 acres self contained township offering modern amenities and con-venience of a city while maintaining the grace and serenity of a country atmosphere. To date, Seremban 2 has emerged as one of the most

progressive and successful development in Negeri Sembilan and the develop-ment are currently at 90% completion with population of 50,000.

Seremban 2 is strategically located 1 km from the Seremban toll plaza and 4 km from Seremban town. Accessibility to the township via the North-South Highway , ELITE and LEKAS highways have brought Seremban 2 closer to key locations such as Kuala Lumpur City Centre (45 minutes), Kuala Lumpur Inter-national Airport (30 minutes), Putrajaya and Cyberjaya (30 minutes).

Seremban 2 will serve as the gateway to the Greater Klang Valley under the recent National Structure Plan which gazetted 30% of Negeri Sembilan includ-ing Port Dickson, Nilai and Labu. This is part of the Federal Government efforts to bring development to the region.

Seremban 2 offers a wide selection of beautifully designed homes ranging from affordable apartments to well plan terrace houses and from super linked and semi detached houses to exclusive gated bungalows. To date, Seremban 2 comprises 9 residential communities, 5 schools, a 15-acre City Lake Park, a Sports Complex, a modern Shopping Centre, and Commercial Business Parks. Seremban 2 is also home to the state government and local authorities.

Accessibility into and within Seremban 2 is served by a 6-lane dual carriage-way that branches out into a network of well maintained roads providing scenic access to the various parts of the township. Building a township is just half the work done, bringing life and fostering a strong community is the other. Seremban 2's commitment to bring social and community development can be seen by the numerous activities that it had developed and organised for its residents; from annual carnivals to health talks, and from Chap Goh Mei celebration to lantern festival walkabouts to name a few.




HOUSES FOR SALE @ SEREMBAN 2

KALISTA RESIDENCE

Price RM 269,610 – RM582,456


Built-Up (sq.ft) 914sq.ft. – 1,383sq.ft.


No. of Bedroom / Bathroom Type A : 4 / 2 | Type B : 3 / 2 | Type C : 3+1 / 2

Property Type 18 Storey Apartment

Total Unit 208

Completion Date May 2016 (3 years from SPA)




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HOUSES FOR SALE @ SEREMBAN 2

AVIVA GREEN

Price RM 760,844 – RM1,014,178


Built-Up (sq.ft) 2,670sq.ft. & 2,830sq.ft.

Land Area 29.6ft. x 45.9ft. & 40ft. x 80ft.


No. of Bedroom / Bathroom 4+1 / 4&5


Total Unit 180




SERI BINJAI 2 BY IJM LAND

Comfortable living space in a well-planned township.

Quality living is many things. One being the ability to access modern needs at ease. The other is keeping your loved ones safe. And sharing in laughter when meeting the neigh-bours. It is also about having ample

room for quality family time, or quiet time alike. All within safe, functional and reachable spaces.

These thoughtful details are the inspiration behind the conception, planning and design of Seri Binjai. Just so you can live life as it should be – harmonious and carefree – in a space designed for all aspects of your life.

The entire enclave is a safe haven, where little ones can roam free in a serene environment away from interruptions, thanks to the security measures and the gated surroundings.

Form wonderful camaraderie and be in touch with your neighbours and friends at the green, manicured park around the neighbourhood.




HOUSES FOR SALE @ SERI BINJAI

DOUBLE STOREY LINK HOMES

Price RM 633,692 – RM 842,816






Total Unit 70

Completion Date July 2015 (2 years from SPA)




HOUSES FOR SALE @ SERI BINJAI

DOUBLE STOREY SUPERLINK HOMES

Price RM 803,848 – RM 1,070,046






Total Unit 50

Completion Date July 2015 (2 years from SPA)




NUSA INTAN BY SERI PAJAM DEVELOPMENT

A LIFE NESTLED WITHIN A SPACIOUS & PRIVATE UTOPIA

A paramount lifestyle adorned by lush greenery is no longer a fairy tale. Nusa Intan is snuggled by 16 acres of green area, 8 concepts parks and 3 recreation-al lakes. This paradise which is easily accessible through a network of highways allows you to live a much admired stress-free way of life.

Leave your troubles out the door and walk into a house that gives you a vaca-tion every time you return home.




HOUSES FOR SALE @ NUSA INTAN

NUSA TWELVE

Price RM 390,000 – RM 822,226


Built-Up (sq.ft) 2,430q.ft.





Total Unit 80

Completion Date December 2016 (2 years from SPA)




UNICITY BY HATTEN GROUP

•Carefree LifestyleStudent and resident can enjoy the comprehensive amenities withinthis campus lifestyle mall.•Quality Edu-tainmentMultiple educational facilities are integrated within UniCity to complement an active environment for learning.•Ideal AccessibilityClose to an advanced commuting system, traveling back and forth to other major neighbouring cities is a breeze.•Secured LivingResident can rest assured when it comes to peaceful and secure living as the service suites come with a top of the line security system.•Health and FitnessEmphasising a healthy lifestyle in modern settings, there are several wellness facilities close by ensuring ease of access for all residents.•Entertainment CentralUniCity offers an array of entertainment avenues allowing students and resi-dents nearby to fulfill their daily life with a vast range of leisure opportunities.

This prime locale innovatively transforms into an eclectic community to enrich stu-dent life around the vicinity. UniCity offers an exceptional experience full of surprises, featuring service suites, lifestyle facilities and retail mall for an ideal place to work and play.




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HOUSES FOR SALE - SOON @ UNICITY

SERVICED SUITES

Price TBA

Price psf (RM) TBA

Built-Up (sq.ft) 350sq.ft. – 507sq.ft.


No. of Bedroom / Bathroom Studio

Property Type Service Apartments

Total Unit 247

Completion Date TBA

LAUNCHING SOON!!!




ENSTEK BY TH PROPERTIES

dan Perumahan Tabung Haji Sdn Bhd. Since then, over 12 housing projects in Peninsular Malaysia have been completed. Its current flagship project, the 5119 acres Bandar Enstek, commenced works in 1999.

Sitting on 5,119 acres of prime land, supported by state-of-the-art facilities, amenities and infrastructure, Bandar Enstek is a fast maturing township in close proximity to the Kuala Lumpur International Airport (KLIA). With a pro-jected Gross Development Value (GDV) of RM9.2 billion upon completion in 2025, this award-winning township has been billed as the Prime Suburb of KLIA.

Enstek promises “The New Culture of Living” which is derived from an exten-sive solutions mapping, and culminates into the four pillars of QISC – Quality, Innovation, Connectivity and Security – which is the heartbeat of TH Proper-ties’ developments.

To date, more than 49% of the integrated township has been developed. The township, which is home to more than 10,000 residents at present, will cater

BANDAR ENSTEK – AN INTEGRATED TOWNSHIP

The Group's entry into property devel-opment commenced in 1980 with the establishment of Syarikat Pembinaan




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HOUSES FOR SALE @ BANDAR ENSTEK

LINEA

Price RM 450,400 – RM 1,135,000





No. of Bedroom / Bathroom 4 & 4+1 / 3 & 5

Property Type 2 Storey SuperLink Homes

Total Unit 94

Completion Date February 2015 (2 years from SPA)




SUB-SALE PROPERTIES

Secondary Property Market is also known as sub-sale properties and it’s usual-ly from property owners other than property developers. Sub-sale properties are usually completed with moving in condition.

Seremban 2 is one of the new satellite townships’ and has been enjoying healthy capital appreciation since 2011. According to data, the prices of Ser-emban 2 have been growing at 15% to 20% per annum.

SOURCE : THE EDGE MALAYSIA

According to Malaysia Valuation and Property Services Department, the Ma-laysian House Price Index increased by 8% in Q1 2014 when compare to Q1 2013. Further from the House Price Index, Negeri Sembilan houses have expe-rience 182.5% appreciation in Q1 2014 compare to 2000. It means and average increase of 13% annually. Kindly refer to the table below to see the overall price increased basing on The Malaysian House Price Index.

State 2013 2014 Changes over 12 months

Q1 Q2 Q3 Q4 Q1

Negeri Sembilan 167.8 172.9 177.1 179.1 182.5 14.7 Kuala Lumpur 221.6 230.8 238.2 242.8 243.9 22.3 Pulau Pinang 198.8 212.5 221.7 227.5 228.2 29.4

Selangor 178.8 186.5 193.3 195.1 194.4 15.6 Melaka 172.0 169.0 169.0 169.9 173.5 1.5 Johor 131.5 141.9 147.4 146.5 146.6 15.1

MALAYSIA ALL HOUSE INDEX (2000 = 100)

SOURCE : WWW.JPPH.GOV.MY




MALAYSIA ALL HOUSE INDEX

As shown in the table above, Negeri Sembilan house prices have experienced appreciation over the 12 months period from 1Q 2013 till 1Q 2014. Further-more, it is not too far away comparable to Selangor and Johor price apprecia-tion, even though the later two state have been enjoying property boom for the past few years.

Also, in terms of absolute price or price per square foot (psf), Negeri Sembilan is also lower compare to Selangor and Johor. It means that one need to pay a lower price for almost the same price appreciation in Seremban compare to Selangor and Johor.

In order to further shown the market current asking price psf, please refer to the charts below for Sendayan, Seremban 2 and Senawang from www.prop-wall.my as at 20th June 2014.






The above 3 charts shown the average asking price psf for sub-sale properties for the 3 main area in Seremban, namely Sendayan, Seremban 2 and Sen-awang.

From the charts, we find that :-

1) The sub-sale properties in Sendayan has been enjoying healthy price psf increment since December 2012. Eventhough, the sub-sale psf is around RM170 to RM200 region, new launches at Bandar Sri Sendayan is price around RM180 psf. This means the new launches price is the actual market price and if compare to its more matured neighbor, Seremban 2, there are still more room for price increment.

2) The price psf in Seremban 2 was peak at RM215 and is currently market at around RM185 to RM200 region. The price in Seremban 2 should be able to pass the previous RM 215 peak as their current asking price for new double storey terraces is around RM238 (Sophia @ S2 Heights).






3) As for properties in Senawang, the current new launches asking price is also around RM150 to RM160 region. Furthermore, in Senawang, there are quite a number of old houses, more than 30 years, which explain the drop in psf price from around RM155 to RM140. We foresee that most of the newer conceptual developments which is also nearer to expressways, especially LEKAS will see their price psf picking up in the near future.

SEREMBAN & TOMORROW

According to a Property Market Report 2014 by C H Williams Talhar & Wong (WTW), the overall property market in Seremban was stable in year 2013.

In their report WTW have emphasized that :-

“The landed residential sector continued to be bullish due to growing demand from Klang Valley buyers.

The industrial sector also saw growing demand due to its strategic location and easy accessibility from the Klang Valley via major highways.”

Further to WTW report, they foresee that Seremban property market outlook will continue to be stable in year 2014 due to the following reasons :-

“The landed residential sector continued to be bullish due to growing demand from Klang Valley buyers.

The industrial sector also saw growing demand due to its strategic location and easy accessibility from the Klang Valley via major highways.”

We do concur with WTW that Seremban property market outlook will continue to be stable in year 2014. Further with our own view on Seremban property market, we believe the property price appreciation in Seremban will also con-tinue to climb at a steady pace for the next 3 to 5 years, provided no major external shock or crisis, and not too harsh new stringent regulation introduce by the federal or state governments.

PLEASE REFER TO NEXT PAGE FOR THE FULL ARTICLE.SOURCE : WWW.WTW.COM.MY


SEREMBAN & TOMORROW


J PropVES.com.my

SEREMBAN & TOMORROW


Reason being :-

1. Demand from Klang Valley – Affordable Housing2. Kuala Lumpur Conurbation3. High Speed Railway (HSR)4. Negeri Sembilan Golden Triangle (NSGT)5. Changes in Government Policies and Budget 2014

DEMAND FROM KLANG VALLEY – AFFORDABLE HOUSING

In the old days, job seekers will tend to migrate to the Klang Valley for better job opportunities. Prompt by the surge in demand of properties in the Klang Valley, it has resulted 100%, 200% or more appreciation in property prices. With this simple demand and supply theory, the properties in Klang Valley were no longer that affordable to the average middle income earners.

In the present, buyers are focusing more on outskirt areas to purchase their properties due to affordability issue and more landed choices. Semenyih, Rawang, Sungai Buloh are all previously well-known areas but it has all change and currently it’s deemed as property hot areas. As such we have seen the prices of the property in Semenyih, Rawang and Sungai Buloh increasing for the past 2 – 3 years.

According to the Property Outlook Report 2014 by WTW, there are currently roughly 7.5 million inhabitants in the Klang Valley and government projection put this number at over 10 million by 2020 or a 4% to 5% annual growth on average. Also, according to the same report, the average price of terraced houses rose to RM890,000 from RM730,000 in 2012, which shown an increase of 21.9%.

Let’s do a simple calculation comparing the travel cost and higher instalment amount due to higher purchase price, if one purchase a landed property in Seremban and commute to KL and purchasing similar property in Puchong.


SEREMBAN & TOMORROW


PROPERTY COMPARISON BETWEEN SEREMBAN & PUCHONG

* The bank loan monthly instalment is based : - 90% loan margin - 30 years loan tenure - BLR – 2.4%, BLR = 6.6%

TRAVEL COST CALCULATION= [(DISTANCE X FUEL COST) + TOLL CHARGES] X 2 WAY X 22 DAY

= [(53KM X RM0.119/KM) + RM7.20] X 2 WAY X 22 DAY

= RM595.05

COMMUTE DAILY TO KL FOR WORK VS PURCHASING A HIGHER PRICE PROPERTY IN PUCHONG

The above calculation is based on the following :-- Driving speed is estimated to be between 80 – 100km/h.- Starting point : Sg. Besi Tol | Ending point : Seremban Tol, both at PLUS.- Total distance for the above calculation is 53km.- We used Honda City for this example.- The car used RON95 petrol, with price of RM2.10/litre.

EVEN IF ONE TRAVEL FROM SEREMBAN DAILY, ITS STILL 79% CHEAPER

COMPARE TO OWNING A PROPERTY IN KLANG VALLEY!!!


SEREMBAN & TOMORROW


we have come to a conclusion on the 6 main reasons on why Klang Valley buyers prefer Seremban houses and there are :-

KUALA LUMPUR CONURBATION

“A conurbation is a region comprising a number of cities, large towns, and other urban areas that, through population growth and physical expansion, have merged to form one continuous urban and industrially developed area. In most cases, a conurbation is a polycentric urban agglomeration, in which transportation has developed to link areas to create a single urban labour market or travel to work area.” - www.wikipedia.org

Kuala Lumpur Conurbation is a process to merged or linked Kuala Lumpur, Pu-trajaya, parts of Selangor, part of Negeri Sembilan and parts of Pahang as a region due to population growth and physical expansion. The whole Kuala Lumpur Conurbation areas is around 10,808.281 square kilometer and include the following areas :-


SEREMBAN & TOMORROW


SOURCE : JABATAN PERANCANGAN BANDAR DAN DESA SEMENANJUNG MALAYSIA

As part of Kuala Lumpur Conurbation, Seremban will also be able to enjoy the following benefits :-

1. Economic Developments.2. Infrastructure Developments.3. Facilities & Amenities Developments.4. Foreign & Local Investments Attractions & Opportunities.5. Main Access to Kuala Lumpur Conurbation & Klang Valley. 6. Increase in Populations.


SEREMBAN & TOMORROW


Also, Seremban has being chosen to become part of Kuala Lumpur Conurba-tion are due to the following reasons :-

1. The high level of accessibility linking to the Klang Valley.2. Its close proximity to the Kuala Lumpur City Center and its infrastructure readiness.3. Seremban strategic location to Malaysia “High Impact Projects” like Kuala Lumpur International Airport (KLIA), Putrajaya and Cyberjaya.



SEREMBAN & TOMORROW




SEREMBAN & TOMORROW


HIGH SPEED RAILWAY (HSR)

Kuala Lumpur Conurbation focusing more on the central region where HSR will help Seremban to be linkable to the North and South of Peninsular Malay-sia in a very fast way. Saying that, with the implementation of HSR, travelers will be able to reach Singapore from Kuala Lumpur in 90 minutes time.

As described in Land Public Transport Commission (SPAD) website, the prima-ry objective of the HSR is to reduce the travel time between Kuala Lumpur and Singapore to 90 minutes by strengthening the link between two of Southeast Asia’s most vibrant and fast-growing economic engines. In addition, the HSR presented an opportunity to open up and rejuvenate smaller cities in Peninsu-lar Malaysia by connecting them to the two major metropolises. The HSR is an efficient and safe mode of transport which results in dramatic travel time sav-ings.

SOURCE : WWW.SPAD.GOV.MY/PROJECTS/HIGH-SPEED-RAIL


SEREMBAN & TOMORROW


The High Speed Rail, which aims to be operational by 2020, serves as an alter-native mode of public transport travel between Kuala Lumpur and Singapore. The High Speed Rail is seen to be in line with the transformation of the nation as it links 2 urban agglomerations to meet growing demand, catalyzing eco-nomic growth and enhancing long term economic competitiveness while improving the quality of life of its people. The High Speed Rail will connect 5 cities in Malaysia to Singapore, following a coastal route.


Among the benefits of this project is that it will enhance Greater KL/KV as a location of choice for businesses, while facilitating the seamless flow of indi-viduals and businesses between the two countries. Leveraging on the HSR line, socio-economic development will also been enhanced along the HSR corridor.

The economic and social benefits derived from the agglomeration of 2 cities bring about a huge development potential. The geographical concentration of clusters of businesses and employees will result in an enlarged pool of special-ist skills, labour and talent.

The construction of HSR lines have brought about broader socio-economic benefits, as shown by examples from around the world below.


SEREMBAN & TOMORROW



Furthermore, Prime Minister Datuk Seri Najib Tun Razak has mentioned that Negeri Sembilan will have a transit stop for the HSR at a joint press conference with his Singapore counterpart Lee Hsien Loong on 8th April 2014.

“The HSR, announced last year, will reportedly cost RM40bil and will cut rail travel time between Kuala Lumpur to Singapore from six hours to just 90 min-utes.

The 330km rail line is expected to be completed by 2020 and will connect two terminus stations (Kuala Lumpur and Singapore) via five transit stops spread out across Negri Sembilan, Malacca and Johor.”

With this, there are a lot of speculation and we are in the opinion that the Negeri Sembilan HSR transit stop will be somewhere in Seremban.


SEREMBAN & TOMORROW


NEGERI SEMBILAN GOLDEN TRIANGLE (NSGT)

NSGT is an initiative undertake by the Negeri Sembilan state government with the objective to create an Economic Development Region as spearhead to transform Negeri Sembilan into a fully developed sustainable state.

Western Negeri Sembilan Region encompassing Nilai, Seremban and Port Dickson areas were being identified to be the Negeri Sembilan Golden Trian-gle. It will covered a total area of 1,025 square kilometer and with an existing population of 569,157 as at 2010.

SOURCE : JABATAN PERANCANGAN BANDAR DAN DESA NEGERI SEMBILAN


SEREMBAN & TOMORROW




SEREMBAN & TOMORROW


NSGT development concept consist of 5 flagships areas depicting 5 themes / focus of developments and there are as below :-



SEREMBAN & TOMORROW




SEREMBAN & TOMORROW


CHANGES IN GOVERNMENT POLICIES AND BUDGET 2014.

Land cost, labour cost and material cost will directly influence the property prices and in the past, we have seen property prices increased due to those costs.

In our opinion, changes in government policies will bring positive and also negative impact to property prices. In Malaysia Budget 2014, there are new changes and measures from the government that we view will continue to influence property price to trend upward in a stable pace.

As such, property prices in the Klang Valley will continue to rise and it will be less affordable. With Klang Valley houses become more and more expensive,


SEREMBAN & TOMORROW



With all the above economic and factors, and government plans, we are in the opinion and would like to conclude that Seremban will definitely become The Future Liveable City.

STRATEGIC LOCATION –KLIA, CYBERJAYA,

PUTRAJAYA & KLANGVALLEY

HIGH LEVEL OFACCESSIBILITY

CONNECTING NORTH& SOUTH

FUTURE CONNECTIVITY– HIGH SPEED

RAILWAY (HSR)

KUALA LUMPURCONURBATION &

NSGT

INFRASTRUCTURE & AMENITIES READINESS

STABILITY & CONTINUOUS

PROPERTYDEVELOPMENTS

CONTINUOUSECONOMIC &

POPULATION GROWTH

PLENTY OF FORESTRESERVE – GREEN

ENVIRONMENT

SEREMBAN, THEFUTURE LIVEABLE CITY




J PropVES.com.my

SOURCE, DISCLAIMER & USAGE PERMISSION


SOURCE : All information’s, details, pictures, plans, facts are obtain via various sources such as at website, marketing materials, exhibitions, other related websites and etc.

www.1sendayan.com www.mchb.com.mywww.epu.gov.my www.spad.gov.mywww.wikipedia.org www.jpbd.ns.gov.mywww.mpsns.gov.my www.jpph.gov.mywww.ns.gov.my www.pknns.gov.mywww.propwall.my www.smp.townplan.gov.mywww.statistics.gov.my www.theedgemalaysia.comwww.townplan.gov.my www.mpaj.gov.mywww.wtw.com.my www.simedarbyproperty.comwww.th-properties.com www.seripajam.com.my www.ijmland.com www.honda.com.my www.toyota.com.my www.volkswagen.com.my www.mitsubishi-motors.com.my www.proton.com.my www.perodua.com.my www.paultan.org www.livelifedrive.com www.thestar.com.my www.ijm.com www.plus.com.my www.ktmb.com.my

DISCLAIMER : While every reasonable care has been taken to prepare this report, J Makers Plt, J-PropVes and its agents cannot be held responsible for any inaccuracies. All statements are believed to be correct but should not be regarded as representatives of facts. All calculations are based on estimation only and should not be regarded as representatives of facts. Renderings and illustrations are artists’ impressions only and cannot be regarded as facts. Terms and conditions apply.

USAGE PERMISSION : This report is for own used only and J Makers PLT, J-PropVES and its agents cannot be held responsible for any inaccuracies or misused of this report by any unauthorized person or company. Material in this report shall not be used or reproduced in any form without the written permission from J Makers PLT.

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seremban, the future liveable city (v5) updated...shah alam rm7.60 seremban subang jaya rm7.00...

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