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Written by Nurul Rustam
Recently, we went out and around D’Lagoon Seri Austin to explore the township. D’Lagoon is located in the quieter part but is very accessible. It is but a short drive to the nearest shop and mall. Here are our top 5 favourite places around D’Lagoon Seri Austin! Read more
Located right smack within Iskandar Malaysia, it’s easy to see why Taman Seri Austin has become a multiple-award winner and blue-eyed boy of the real estate industry
By Khalil Adis
Call it a blessing of sorts. While Iskandar Puteri and Medini may be very much sought after by both local and foreign investors, Taman Seri Austin is easily Iskandar Malaysia’s best kept secret.
Located away from the hustle and bustle of Johor Bahru and Iskandar Puteri, D’Lagoon is situated right smack within the centre of Iskandar Malaysia with a catchment population of around 250,000 within 5 to 10 km radius. It is also served by major roads and highways and within easy reach to all the flagship zones.
This freehold development comprising 204 luxury apartment and 58 three-storey villa is among the rare few residential developments within Iskandar Malaysia where foreigners can still acquire a property at the previous approved minimum purchase price of RM500,000.
Being centrally located, we dissect five winning points of D’Lagoon
#1 20 km away to all the five flagship zones
Located within approximately 20 km away from Johor Bahru City Centre/Danga Bay (Flagship A), Iskandar Puteri/Medini (Flagship B), Eastern Gate Development (Flagship D) and Senai/Skudai (Flagship E), D’Lagoon enjoys enhanced accessibility to all the flagship zones via major roads and highways. They include the Eastern Dispersal Link (EDL), North-South Highway, Pasir Gudang Highway, the Dato’ Onn interchange and Tebrau-Kota Tinggi Highway. Meanwhile, Woodlands Checkpoint and the Second Link are approximately 15 minutes’ and 30 minutes’ away respectively. This means D’Lagoon is poised to enjoy the positive economic spillover impact from catalytic developments currently taking place in both Flagships A, B, D and E
#2 Spillover impact from Johor Bahru Rejuvenation Programme
Down south is Flagship A which comprises the Johor Bahru City Centre. In 2012, the federal government had allocated a budget of RM1.8 billion under the 10th Malaysia Plan to transform the southern corridors and Iskandar Malaysia. Covering 11 rejuvenation projects, they include environment beautification, the Sungei Seagate rehabilitation project, improvements to public transport, upgrading of infrastructure, the conservation of Johor Bahru’s heritage area and the beefing up of safety and security via CCTVs and 138 police posts.
#3 Spillover impact from LEGOLAND Malaysia Resort, Pinewood Iskandar Malaysia Studios and Medini
Flagship B is located down southwest of D’Lagoon which comprises Iskandar Puteri and Medini. The area is home to a number of completed catalytic projects such as LEGOLAND Malaysia Resort, Pinewood Iskandar Malaysia Studios, Gleneagles Medini Hospital, Columbia Asia Hospital, EduCity, Kota Iskandar, Nusajaya TechPark, Puteri Harbour, Bio-Xcell, SiLC Nusajaya and Mall of Medini. Upcoming developments include Motorsports City and the Iskandar Puteri high-speed rail station in Gerbang Nusajaya. Meanwhile, the Central Business District of Iskandar Puteri, Medini is now home to several corporate companies. They include Frost & Sullivan, Huawei, Samsung C&T and Intelsec (a subsidiary of Telekom Malaysia Berhad), just to name a few.
#4 Spillover impact from Johor Halal Park and Pengerang RAPID project
Flagship D is located in south-east and is the next growth area. In fact, this is the only place in Iskandar Malaysia where budget had been allocated under Budget 2016. Covering the corridors of Pasir Gudang and parts of Pengerang, the budget allocation include RM18 billion for the Refinery and Petrochemical Integrated Development (RAPID) in Pengerang and the construction of Pasir Gudang Hospital. In February this year, the RAPID project received an added boost with an investment of US$7 billion via by Saudi Aramco. This is expected to create over 70,000 jobs in Southern Johor and further boost property values within the corridor.
#5 Spillover impact from Senai Airport and Hershey’s
Last but not least is Flagship E covering the areas of Senai and Skudai. The area is home to the Senai International Airpot, Senai Airport City, Senai Aerospace Park, Johor Premium Outlets, MSC Malaysia Cyberport City and a number of industrial parks. In October 2013, Senai scored a major coup when Hershey’s opened its chocolate factory just opposite Senai Hi Tech Park. With an investment of RM816 million, this will be Hershey’s second largest plant in the world and is expected to create 400 jobs for Johoreans. It will have the capacity to produce tens of millions of Hershey’s Kisses, Reese’s Peanut Butter Cups and Hershey’s Bars every day.
Forget location, location and location. The new property buzzwords to watch out for are Transformation, Timing and Demand.
By Khalil Adis
Ask any property investor and the first thing that comes to their mind when buying a property is “location, location and location”.
While this age old mantra may hold true for certain parts of Kuala Lumpur like KLCC and the Golden Triangle Area, we may need to relook into this concept due to the lack of accessibility and efficient public transport system in certain parts of the city.
With this in mind, Dr Daniele Gambero has come up with a new analogy that will help to solve current issues and deficiencies in the Malaysian property market.
There are currently many anomalies in KL’s property market. One such example is in how the city has been designed.
If you were to study the city carefully, you will realise it has been built for cars and not for people.
As a result, KL has become notorious for the daily traffic congestions that can come to a halt, particularly during peak hours, especially when it begins to flood.
According to data from Kuala Lumpur City Hall (DBKL), in 2009, almost 1 million cars will enter and leave the city on a daily basis.
Additionally, official data also showed that as of end 2011, there are almost 5 million cars in Kuala Lumpur and the numbers are growing by the years.
This results in the traffic grind in KL, making it an extremely stressful experience for KLites.
So while the location may be fantastic, accessibility becomes problematic.
This is where the Propenomy Model comes in – Transformation, Timing and Demand
Here are three ways the Propenomy Model will solve current problems:
Transformation: Look at growth strategies via new economic drivers and strengthening infrastructure developments
According to the Eleventh Malaysia Plan 2016 to 2020, the federal government had mapped out six growth strategies to take the country forward to build a more sustainable property market.
This means building homes according to market demand and economic drivers.
As such, pursuing green growth for sustainability and resilience have been highlighted as one of the key strategies.
In line with this, the federal government is strengthening infrastructure development to support economic expansion in Southern Kuala Lumpur where three iconic projects have already been mapped out.
They include Cyber City Centre in Cyberjaya, Malaysia Vision Valley and KLIA Aeropolis.
In fact, budget has already been allocated to grow the Southern Corridor with new infrastructure development such as electricity, broadband connection, roads, MRT, LRT, BRT and airports.
In addition, there are two High Speed Rail stations that will be built in the Southern Corridor.
They include Putrajaya and Seremban.
With the push towards Southern KL, Gen Ys should look into these areas as cost of living and property prices here are significantly cheaper but with the greatest potential for capital appreciation.
According to official data, Greater KL is set to hit a population mark of 10 million by 2020.
With better connectivity and new infrastructure developments to support the three economic clusters – Cyber City Centre in Cyberjaya, Malaysia Vision Valley and KLIA Aeropolis – this will lead to desirability to live in the area and therefore an increase in demand for homes in the Southern Corridor.
Timing: Knowing when to enter and exit the market
When buying a property, you must have an investors’ mindset as there are times when you will need to sell your property and upgrade to a bigger one.
Like every economic cycle, the property market also goes through its ups and downs.
This is where timing becomes especially crucial.
The rule of thumb when it comes to investing is this — buy at a low, sell at a high.
Likewise, in order to mitigate your risks, you must know when to enter the market and exit the property market.
In fact, with the current economy, it presents the perfect opportunity for you to start looking for your first home.
However, in order to do that you must also understand where the demand is as this will enhance your future property values.
Demand: Knowing the right areas to buy your property and what Gen Ys look for
There is currently a demand-supply mismatch in the property market whereby there is a huge supply of unsold medium to high-end homes but a severe shortage in affordable housing for Gen Ys, who genuinely need a home.
This presents a real challenge among young Malaysians when navigating the country’s complex property market.
This begs the question — where are the affordable homes?
When looking at demand, you must look at key states where the population is growing as this means there is demand for homes in that particular state.
According to REI Group’s research (see below) called Malaysian Migration Flow Rural to Urban Area, Johor, Melaka, Penang, Selangor and Kuala Lumpur are where young Malaysians are moving to as job opportunities are abundant in these states.
To mitigate your risks, you should then zoom in for homes that are within your budget but with the greatest room for capital appreciation.
In Selangor or Greater Kuala Lumpur, for example, the average value for affordable homes is RM390,000 whereas in Kuala Lumpur, the value is RM815,000.
From the data above, Kuala Lumpur is definitely out of your bucket list, making Greater Kuala Lumpur the next best option.
Next, you should look at where new infrastructure developments will be (as discussed under Transformation) as this will help to unlock your property values once they are completed.
When buying your home, the rule of thumb is to buy from a reputable developer.
These developers have a strong track record and a masterplan in place to ensure your property will appreciate in value.
Most often, such developers are listed on Bursa Malaysia.
Go through who are the top ten developers on the list before making your purchase.
In addition, such developers also understand the buying needs among Gen Ys who value safety, a trendy and conducive lifestyle and most importantly, Internet connectivity.
Looking for your first home? Sign up for our Propenomy GYM workshop here
This course is especially designed for Gen Y Malaysians wanting to buy your first home but unsure how to go about doing it. Conducted by Dr Daniele Gambero and Khalil Adis, this intensive 2-days course will mitigate your risks when buying your first home. For example, where to identify the most affordable homes but with the greatest room for capital appreciation and what to do three to six months before buying your home to ensure your loans are approved.
Course materials include:
Early bird price is RM3,888 valid till 19 November 2016. Course fee is inclusive of two tea breaks and lunch for each day.