Analysis Community House Malaysia Malaysian Property Urban

Harmonizing the future landscape of Kampung Baru

Reading time: 4 minutes

The redevelopment of Kampung Baru in Kuala Lumpur has been a hot topic for debate since the last few decades.

There are three different lines of thought championed by various factions with vested interests in that matter.

Contrasting points of view

On the popular side, the traditionalists want the government to preserve the Malay traditional houses.

In other words, the main objective is retaining the identity of Kampung Baru as the last bastion of Malay heritage in the heart of metropolitan Kuala Lumpur.

Meanwhile, the modernists have a completely different view.

They prefer to see new ultramodern high-rise structures in place of the old wooden houses that have always been synonymous with the Malay enclave for about 200 years.

However, there is another point of view which highlights on achieving the balance between the old and the new.

Designing the public realm

In September 2017, Harvard University Graduate School of Design (GSD) published a paper titled “Kuala Lumpur: Designing the Public Realm”.

The research program was co-organized by Harvard University GSD and AECOM, a global design, engineering, and construction company.

A section of that research studio program, prepared by three Harvard University GSD students, discussed the issue of redeveloping Kampung Baru.

In brief, William Baumgardner, Chengyuan Du, and Dandi Zhang presented their interesting ideas in a project named “Micro-Infrastructure as Community Preservation”.

The need for public space

An intimate public space is hard to find in the hustle and bustle of a big city like Kuala Lumpur.

Yet, that objective has been one of the main concerns in the “new Kampung Baru” proposed by Baumgardner, Du, and Zhang.

Seven villages

They suggested that the empty lots and green spaces within seven villages in Kampung Baru be utilized as public spaces.

In case you don’t know, Kampung Baru actually comprises Kampung Atas A, Kampung Atas B, Kampung Hujung Pasir, Kampung Periok, Kampung Pindah, and Kampung Masjid.

Then, village meetings can be organized in those public spaces where the Kampung Baru folks can use, among other things, for resting or gathering.

Central network

Besides, the public spaces will be connected by a central network, contributing to pedestrian circulation.

In the meantime, it will also promote engagement in the neighborhood.

As the students put it in their own words:

“Each village has an opportunity to make its potential public spaces into unique anchors of the community.

“These spaces capitalize on the distinct cultural identities of the people, their houses, and the surrounding landscape.”

Development typologies

The project proposed two sets of typologies that can be used to redevelop the three most common zones in Kampung Baru.

Specifically, those three zones are residential, commercial and mixed-use.

Firstly, the new buildings in Kampung Baru will maintain the vernacular roof structures and at the same time, raise them.

Theoretically, this method can create new spaces for commercial or housing units.

Vernacular culture

Additionally, these roof structures accentuate a vernacular culture and architectural language that seems more significant with Petronas Twin Towers as its backdrop.

Furthermore, another typology suggests to abstract the roof’s form and orients it according to the zoning designation.

In summary, this typology enables the public to recognize the function of each building as they stroll around the area.

Architectural design

For both typologies, the students suggested the one- to two-floor existing buildings to be raised to three- to seven-floor buildings.

They also proposed those buildings to use a grid of 5 x 5 x 3 meters.

Photo: Kuala Lumpur: Designing The Public Realm

As a result, this grid will permit flexibility and modulating in the future.

In addition, other elements like wall units and balconies are modular to allow landlords to work within the provided parameters.

Certainly, uniform zoning regulations in Kampung Baru would ensure the continuation of the variety that already exists there.

Public spaces and sky bridges

Other than pedestrian walkways, the paper also suggested the inclusion of other amenities in public areas.

For example, outdoor theaters, galleries, botanical gardens, amphitheaters, and markets.

Besides, those public spaces will help to construct a continuous transition from indoor to outdoor and private to public.

Sky bridges can also link every parcel in Kampung Baru hence adding another layer of pedestrian circulation.

Where do we go from here?

Yes, the idea is practical and brilliant, if and only if, we live a perfect world.

To make it happen, the government needs to resolve some haunting issues.

Those issues include locating absentee landowners and dealing with current residents who are mostly migrant workers.

Until now, negotiations regarding the future of Kampung Baru with over 5,000 landowners are going nowhere.

In summary, we hope there will be a win-win solution that is beneficial and satisfactory to all stakeholders in Kampung Baru.

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Analysis Condominium House Malaysia Property Public Transport Rental Serviced Apartment Urban

House rental rates nearby the Kelana Jaya LRT line

Reading time: 3 minutes

Some of us may wonder how the Kelana Jaya light railway transit (LRT) line has affected the rental rates of nearby houses.

Our team at RED ANGPOW has performed an analysis on that subject matter recently.

We have gathered data on rental prices of more than 90 residential areas along the Kelana Jaya LRT line that covers the distance of 46.4 kilometers and 37 stations.

Then, by using our very own tool, we formulated some graphical analyses to describe the patterns of rental rates along that LRT line.

The first analysis

Kelana Jaya LRT line

Firstly, we have detected there are 39 residential areas with the rental rates lower than RM2,000 per month.

On the contrary, tenants in 58 residential areas need to fork out more than RM2,000 every month to pay for their rents.

The second analysis

Kelana Jaya LRT line

Secondly, we have also analyzed the range of rental rates for apartments, condominiums, link houses, and serviced residences and compared their distances from the Kuala Lumpur city center.

For houses located in residential areas within the distance of 19 km from the city center, the rents range from RM900 to RM8,500 per month.

Most of the houses in those residential areas are rented out at the rates of between RM1,000 and RM5,000 per month.

Only two residential areas have rental rates of below RM1,000 per month while five residential areas comprise houses with rents higher than RM5,000 per month.

The third analysis

Kelana Jaya LRT line

Thirdly, we will take a look at rental rates for houses nearby stations along the Kelana Jaya LRT line.

From the chart, we can see that a 4-bedroom house nearby Ampang Park LRT station can be rented out at a rate of about RM7,000 per month.

On the other end, tenants are expected to pay the monthly rent of RM1,300 for a 3-bedroom house nearby Wawasan LRT station.

If you think a single bedroom house can be rented at a lower rate, then you are in for a surprise.

A single bedroom house located in the vicinity of Kerinchi LRT station may contribute around RM4,000 to the landlord’s income every month.

The final analysis

Lastly, let’s find out the median rental rates for 3-bedroom houses in residential areas located nearby the Kelana Jaya LRT line.

Altogether, there are 19 residential areas with 3 bedrooms around 11 LRT stations which comprise 16 condominiums, 2 apartments, and 1 serviced residence.

Those LRT stations are Wawasan, Lembah Subang, Kelana Jaya, Taman Melati, Wangsa Maju, Gombak, Ara Damansara, Sri Rampai, Universiti, Bangsar and Dato’ Keramat.

Any unit at The Haute condominium which is located about 1 kilometer from Dato’ Keramat LRT station can be rented out at the rate of RM2,000 per month.

The second place goes to Menara Pelangi apartment (about 10-minute walk from Bangsar LRT Station) with the rental rate almost equalling The Haute.

For those who plan to rent a 3-bedroom house with the rental rates lower than RM1,500, they may look around somewhere near Wawasan LRT Station.

Rhythm Avenue, The 19 USJ City Mall and Goodyear Court 10 will be the right places for them to start searching.

All those three residential areas are conveniently located about 1 kilometer away from the Wawasan LRT Station.

Before we go…

In the future, RED ANGPOW will perform similar analysis on Sri Petaling and Ampang LRT lines.

Please follow our Facebook page and Twitter to keep abreast of our latest article.

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Wilayah Persekutuan harus lebih mesra masyarakat bandar

Tempoh bacaan: 6 minit

1 Februari setiap tahun merupakan tarikh yang selalu diingati warga Wilayah Persekutuan.

Bagi kebanyakan daripada mereka, 1 Februari adalah cuti umum di mana mereka boleh berehat dan meluangkan masa bersama keluarga.

Namun, tidak ramai yang mengetahui mengapa Hari Wilayah Persekutuan ditetapkan pada tarikh 1 Februari.

Tarikh berkenaan adalah bersempena pembentukan Kuala Lumpur sebagai ibu negara Malaysia dan Wilayah Persekutuan pertama pada 1 Februari 1974.

Kuala Lumpur sebelum itu merupakan sebahagian daripada negeri Selangor.

10 tahun kemudian, Labuan yang pada awalnya sebahagian daripada pentadbiran Sabah pula diwartakan sebagai Wilayah Persekutuan.

Putrajaya yang dijadikan pusat pentadbiran kerajaan Persekutuan diisytiharkan sebagai Wilayah Persekutuan pada 2001.

Ketiga-tiga wilayah ini dikawal selia Kementerian Wilayah Persekutuan (KWP) dan ditadbir pula oleh pihak berkuasa tempatan berkaitan iaitu Dewan Bandaraya Kuala Lumpur (DBKL), Perbadanan Labuan dan Perbadanan Putrajaya.

Wilayah Persekutuan

Mengimbas kembali, landskap Kuala Lumpur yang bermula sebagai kawasan perlombongan bijih timah kini berubah dengan pelbagai pembangunan fizikal dan ekonomi.

Bangunan pencakar langit dapat dilihat merata-rata dengan prasarana pengangkutan, pendidikan, pusat perniagaan, pelancongan semuanya ada di sana.

Sesuailah dengan statusnya sebagai sebagai ibu negara dan bandaraya metropolitan yang menjadi tumpuan orang ramai dari dalam dan luar negara.

Bagi Labuan pula, kawasan yang terletak kira-kira 10 kilometer dari pantai Sabah itu dahulunya merupakan kawasan yang terpinggir dari arus pembangunan.

Setelah diisytiharkan sebagai Wilayah Persekutuan, Labuan mula menjadi antara destinasi utama pilihan pelabur asing.

Ia berlaku terutama selepas ia diiktiraf sebagai Pusat Kewangan Pesisir Antarabangsa atau IOFC pada Oktober 1990.

Labuan juga diiktiraf sebagai pulau bebas cukai sejak 1956.

Bagi Putrajaya pula, ia mula menjadi pusat pentadbiran kerajaan Persekutuan pada 1999 bagi menggantikan Kuala Lumpur.

Daripada sebuah tempat terpencil yang dikenali dengan nama Prang Besar, Putrajaya yang terletak 25 kilometer di Selatan Kuala Lumpur telah menjadi sebuah bandar terancang, pintar dan dikelilingi taman.

Selepas 16 tahun Hari Wilayah Persekutuan diraikan, pelbagai perkara dilihat masih perlu diberikan tumpuan.

Terutamanya bagi menjayakan matlamat mewujudkan Wilayah Persekutuan khususnya Kuala Lumpur yang lebih mesra masyarakat bandar.

Pengangkutan awam

Kesesakan lalu lintas ekoran kepadatan pembangunan di sekitar Kuala Lumpur antara masalah utama yang membelenggu kehidupan warga kota.

Ia dilihat hanya boleh diatasi menerusi perubahan besar dalam sistem pengangkutan awam di Lembah Klang.

Kesesakan lalu lintas berlaku ekoran banyaknya jumlah kenderaan persendirian di atas jalan raya.

Bayangkan, terperangkap dalam kesesakan lebih satu jam seperti sudah menjadi kebiasaan walaupun jarak antara rumah dan tempat kerja tidaklah sejauh mana.

Sehubungan itu, satu langkah mesti diambil terutama oleh kerajaan bagi memberi jaminan kepada orang ramai bahawa memilih penggunaan pengangkutan awam adalah lebih ‘berbaloi’ buat mereka sama ada daripada segi masa dan wang berbanding menggunakan kenderaan sendiri.

Jadi, perlulah dipastikan bahawa pengangkutan awam seperti perkhidmatan rel, LRT, komuter dan MRT selain bas lebih luas capaiannya malah lebih berpatutan dan murah.

Perkhidmatan bas percuma GO KL merupakan satu inisiatif yang cukup baik, meluaskan lagi laluannya sudah tentu akan memberi manfaat kepada lebih ramai penduduk.

Masalah pengangkutan awam juga berlaku di Putrajaya terutamanya bas, di mana aduan tersebut telah banyak kali didengar.

Akibat daripada masalah berkenaan, bilangan kenderaan persendirian semakin bertambah dan seterusnya berlaku masalah parkir terutama di kawasan pejabat-pejabat pentadbiran kerajaan.

Kawalan pembangunan

Apabila sesuatu kawasan telah menjadi tumpuan orang ramai, pembangunan yang dijalankan bagi melengkapkan keperluan penduduk sudah tentu amat dialu-alukan.

Namun begitu, pembangunan yang berterusan memerlukan kawal selia bagi mengelak setiap pembangunan itu mendatangkan masalah pula kepada penduduk.

Pembangunan terancang seperti pembinaan kawasan-kawasan perumahan dan kompleks beli-belah baharu perlu dilakukan, supaya tidak menambahkan kesesakan di ibu kota khususnya Kuala Lumpur.

Ada di sesetengah tempat, pembangunan kediaman adalah melebihi daripada permintaan, manakala ada pula pembangunan baharu tidak mengambil kira isu kekurangan tempat letak kenderaan kenderaan.

Perparitan, takungan banjir

Banjir kilat yang sering berlaku merupakan antara masalah yang masih gagal diselesaikan di Kuala Lumpur.

Hujan lebat berterusan di ibu kota acap kali menjadi mimpi buruk, jalan-jalan akan dinaiki air, kesesakan berlaku, malah ada pula kenderaan yang rosak akibat terperangkap dalam banjir.

Sebahagian besarnya berpunca daripada masalah sistem perparitan yang tidak sempurna, tidak diselenggara dengan baik.

Malah, pakar hidrologi persekitaran, Prof. Datuk Dr. Mohd Ekhwan Toriman pernah dilaporkan berkata, Kuala Lumpur memerlukan lebih banyak sistem takungan banjir bagi mengatasi masalah banjir kilat yang kerap berlaku, terutamanya ketika musim hujan lebat.

Sistem takungan banjir itu katanya, amat diperlukan di kawasan-kawasan berhampiran hilir Sungai Klang seperti Sungai Buloh, Shah Alam dan Petaling Jaya.

Beliau berkata, setakat ini di ibu kota, hanya terdapat satu sistem takungan banjir di lembangan Sungai Klang yang menyalurkan air kepada sekurang-kurangnya tujuh kolam takungan.

Kawasan hijau, taman rekreasi

Bagi memastikan kelestarian bandar raya seperti Kuala Lumpur yang dihimpit dengan pelbagai pembangunan, penyediaan kawasan hijau yang cukup untuk masyarakat bandar perlu diberi perhatian.

Bertambahnya kenderaan, jalan raya dan kawasan pembangunan perumahan, kediaman dan komersial mengakibatkan berlakunya peningkatan suhu bandar raya Kuala Lumpur.

Gambar: Mohd Noor Mat Amin / Kosmo!

Sehubungan itu, kawasan hijau sedia ada perlu dikekalkan bagi mengimbangi peningkatan suhu dan penambahan pokok dan kawasan hijau perlu dilakukan bagi membantu pengurusan kepulauan haba di bandar raya.

Taman-taman rekreasi juga perlu ditambah bagi menampung keperluan penduduk yang semakin meningkat.

Pembangunan taman-taman rekreasi, lapang dan hijau penting ketika kesedaran mengenai aspek kesihatan, riadah amat diberikan tumpuan oleh orang ramai.

Hari ini, masa yang berkualiti bersama keluarga tidak lagi boleh dilihat hanya di pusat beli belah.

Putrajaya sebagai sebuah bandar terancang, dilihat tidak mengalami masalah ini, malah dapat dilihat kawasan tersebut sering menjadi pilihan terutama pada waktu hujung minggu untuk orang ramai beriadah, berbasikal ataupun berjoging.

Mereka yang datang itu, tidak hanya dari dalam kawasan Putrajaya malah dari kawasan lain, tetapi mereka sanggup datang kerana banyaknya kawasan riadah di Putrajaya yang menarik dan selesa.

Pusat tumpuan pelancong

Pelancongan merupakan antara bidang yang meningkatkan ekonomi sesuatu kawasan.

Peningkatan jumlah pelancong, tentunya memberikan kesan positif kepada aspek ekonomi dan limpahannya pasti akan dirasai oleh penduduk.

Peluang-peluang pekerjaan juga akan bertambah dan perkara itu perlu diberikan perhatian dalam pembangunan pulau Labuan.

Berbanding Langkawi, Labuan dilihat jarang menjadi pilihan oleh pelancong sama ada dari dalam dan luar negara meskipun Labuan mempunyai pantai dan pulau yang boleh menjadi tempat tarikan pelancong.

Promosi berterusan dilihat antara aspek yang perlu dilakukan dan dipertingkatkan demi merancakkan sektor pelancongan di Labuan.

Lima perkara di atas merupakan sebahagian daripada cadangan yang dilihat mampu menjadikan Wilayah Persekutuan sebagai kawasan yang menawarkan kehidupan berkualiti kepada penduduknya.

Banyak lagi aspek yang dilihat boleh ditambah baik dan diberikan perhatian seperti kebersihan, pengurusan sisa pepejal dan kualiti jalan raya.

Semua perkara yang dicadangkan itu memerlukan penglibatan langsung oleh orang awam.

Tanpa kerjasama daripada masyarakat, lakukanlah perubahan besar dalam setiap aspek sekali pun, ia tidak akan mencapai objektif sebaliknya masih di takuk lama dan menjadi sia-sia.

RED ANGPOW juga bersedia menawarkan kepakaran kepada pihak berkuasa tempatan yang berkaitan dari segi penyediaan data dan analisis yang membantu usaha mewujudkan Wilayah Persekutuan yang lestari, mapan dan mesra penduduk.

Artikel ini ditulis oleh Badrul Hafizan Mat Isa dan disunting oleh Hussaini Amran.

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Analysis Malaysia Property Urban

Locating the Damansaras on Malaysia map

Reading time: 3 minutes

Take a wild guess: How many Damansaras can we find on the map of Malaysia?

Based on the search performed through a tool developed by RED ANGPOW, 45 places containing the word Damansara can be located all over the country.


Most of them are found in Selangor (34 locations) followed by Kuala Lumpur (8 locations), Johor (2 locations) and only one location in Pahang.

Thus, the names of those locations according to their respective states are listed below:

The Damansaras of Selangor

  1. Aman Suria Damansara
  2. Ara Damansara
  3. Bandar Utama Damansara
  4. Bayu Damansara
  5. Bella Damansara
  6. Casa Damansara
  7. Kota Damansara
  8. Damansara Avenue
  9. Damansara Idaman
  10. Damansara Legenda
  11. Damansara Kim
  12. Damansara Seresta
  13. Ara Damansara
  14. Flora Damansara
  15. Bandar Damansara Perdana
  16. Foresta Damansara
  17. Foresthill Damansara
  18. Ken Damansara
  19. Mutiara Damansara
  20. Neo Damansara
  21. Oasis Damansara
  22. One Damansara
  23. Pelangi Damansara
  24. Damansara Bistari
  25. Sunway Damansara
  26. Seri Utama Damansara
  27. Sphere Damansara
  28. Sutera Damansara
  29. Damansara North
  30. Villa Damansara
  31. Damansara Damai
  32. Bandar Sri Damansara
  33. Damansara Utama
  34. Damansara Jaya

The Damansaras of KL

  1. Sunway SPK Damansara
  2. Damansara Heights
  3. Damansara Glomac
  4. Damansara Pavilion
  5. Penchala Damansara
  6. Residensi Aira Damansara
  7. Residensi Damansara
  8. Residensi Hampton Damansara

The Damansaras of Johor

  1. Taman Damansara Aliff
  2. Taman Seri Damansara

The Damansara of Pahang

  1. Damansara Hills Kuantan

A brief history of Damansara

An interesting article published by SAYS explained that the area known as Damansara to most of us today was originally called Damar Sara.

As portrayed in the Map of the Malay Peninsula charted by Dominic Daniel Daly circa 1882, Damar Sara occupied an area located in between Klang and Kuala Lumpur.

Photo: SAYS / Redza Ibrahim Facebook (edited)

In modern times, that area is placed somewhere nearby Seksyen 23, Shah Alam.

We bet that many people living in Seksyen 23 are not aware of this fact.

When did the name change to Damansara?

According to the same article, a Facebook user, Redza Ibrahim cited a thread from forum which explained how Damar Sara became known as Damansara.

Well, here is the explanation:

“This is an interesting map that shows the original name of Damansara.

“Actually, the word Damansara has no meaning as it originated from a spelling mistake that occurred around 1890s when the British Resident, Sir William Maxwell, implemented Torrens system of land registration pursuant to the Selangor Registration of Titles Regulations of 1891.

“The error occurred when the land registrar mistook the letter r as n, and wrongly merged the original two-word name of Damar Sara to Damansara.

“The error is apparent as maps prior to 1891 (like this one) contained the original name Damar Sara.

“There was an ancient stone jetty & landing area (pengkalan batu) in Damar Sara which was utilised as a tin mining post.

“It is in the vicinity of what is today Section 23, Shah Alam.

“A river north of Damar Sara was subsequently named after the wrongly spelt Damansara which became the origin of Mukim Damansara and the name of as many as 25 housing developments around Petaling Jaya and Kuala Lumpur, with copycats in Johor Bahru as well as in Kuantan.

“Unlike Damansara, the original name Damar Sara has a specific meaning in old Malay and Sanskrit language.

Damar is a type of resin obtained from a tropical tree.

“Whilst Sara means precious or important in Sanskrit.”

(Credit – Yfaidzy from forum – Kuala Lumpur Old Pictorial thread)

So, the change of name was the result of misspelling done by a high-ranking British colonial officer.

Besides, it also seems fascinating to think of how the meaningless name of Damansara has replaced Damar Sara which means ‘precious resin’ in English.

Will there be more Damansaras?

Judging from the trend, we predict Damansara will continue to be one of the most popular words in naming new housing projects in the Klang Valley.

Perhaps, more Damansaras will pop up on the map in other states besides Kuala Lumpur, Selangor, Johor and Pahang when we perform the same analysis a decade from now.

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What is the most popular word in housing project names?

Reading time: 2 minutes

Some of us may wonder what is the most popular word in housing project names all over Malaysia.

Could it be Precinct, Heights, Mont, Vista, Seksyen, Perdana, Saujana, Permai or Damai?

And the winner is…

To find the answer, RED ANGPOW has recently analyzed that area of interest.

Guess what? The word Indah came out on top of the list.

Overall, more 500 housing project names contained that word in the period spanning nine years from 2010 to 2019.

Some examples include Taman Senawang Indah (Negeri Sembilan), Taman Indah Jaya (Teluk Intan, Perak) and Taman Kencana Indah (Padang Nanas, Terengganu).

housing project names

Consequently, the second most popular word was Desa followed by Jaya, Bandar, Seri, Bukit, Sri, Permai, Perdana and Impian.

Well, the next 10 words that made it into top 20 were Alam, Utama, Saujana, Heights, Putra, Mutiara, Damai, Setia, Villa and Baru.


housing project names

Our analysis also discovered that Indah was the most popular word among housing project names in Johor.

Besides Indah, these 19 words spelt out below had also caught the attention of developers when it came to naming housing projects in the southern state.

They were Bandar, Jaya, Seri, Sri, Bukit, Impian, Utama, Putra, Mutiara, Desa, Setia, Pulai, Perdana, Puteri, Permai, Harmoni, Saujana, Heights and Emas.

Pulau Pinang

The word Indah was also the most popular for naming housing projects in Pulau Pinang, succeeded by Seri, Permai, Bertam, Villa, Bukit, Tanjung, Perdana, Jaya and Park.

Other words were Emas, Pinang, Sri, Desa, Mutiara, Garden, Sungai, Vista, Setia and Oren.

Kuala Lumpur

For Kuala Lumpur, the word Kiara topped the list, followed by Bukit, Desa, Sentul, Sri, KL, Jalil, Setapak, Damansara and Villa.

Next in line were Seri, Park, Bangsar, Platinum, Petaling, Laman, Sunway, One, Damai and Alam.


Bandar has been the most popular word among housing projects in Selangor.

Trailing that word were Desa, Alam, Bukit, Seri, Saujana, Impian, Indah, Putra and Heights.

The rest of the popular words were Sri, Salak, Jaya, Meru, Utama, Sungai, Permai, Villa, Perdana and Bentara.

Looking forward

In foresight, we may ask ourselves this question: Will Indah still reign on the top of the list for the next 10 years?

Honestly, we don’t know.

When the time comes, RED ANGPOW will perform another analysis just like this.

Certainly, we will do that with tools more advanced than what we have now.

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Cheap prices don’t last forever

Reading time: 3 minutes

More than a year has passed since the abolishment of Goods and Services Tax (GST) in June 2018 and the reintroduction of Sales and Services Tax (SST) three months later.

From the very first day of its implementation, GST has been accused as the culprit in driving prices up, especially essential consumer items like food and non-alcoholic beverages.

So, most Malaysians expected prices would at least be stabilized after GST was no longer enforced.

Yes, the prices on a great number of products were cheaper when the GST rate was set to zero from June to August 2018 though the same situation was virtually nonexistent for services.

But, good things don’t last forever, especially when it comes to cheap prices.

The usual suspects

That was evident in the Consumer Price Index (CPI) Malaysia November 2019 report released by the Department of Statistics, Malaysia on 20 December 2019.

CPI (read: inflation) has increased by 0.9% within a span of one year from November 2018 (121.0) to November 2019 (122.1).


Well, the usual suspects in driving the overall index up were Miscellaneous Goods & Services (2.5%), Housing, Water, Electricity, Gas & Other Fuels (1.7%), Education (1.6%), Food & Non-Alcoholic Beverages (1.5%), Communication (1.5%), and Furnishings, Household Equipment & Routine Household Maintenance (1.5%).

Besides, the CPI has also increased slightly by 0.1% within a month since October 2019.

The spike was contributed by the increase in the index of Housing, Water, Electricity, Gas & Other Fuels by 0.4%, Miscellaneous Goods & Services (0.4%), and Health (0.2%).

In the same manner, the first 11 months of 2019 witnessed an increase in price index at the rate of 0.7% compared to the same period a year before.

For Food & Non-Alcoholic Beverages, the index has increased by 1.5% in November 2019 in comparison with November 2018.

To be more specific, the hike was caused by the food sub-group of Vegetables (2.0%), Food Products not elsewhere classified (1.6%), Milk & Eggs (1.4%), Fish & Seafood (1.3%), and Fruits (1.1%).

Costs more to eat out

Since prices of food items are generally up, the cost of eating out was a bit higher in November 2019 when compared to the same month in 2018.

The increase of the price index of this sub-group was caused by the rise in the prices of Rice with Side Dishes, Food Made from Noodles, and Fried Chicken.


Absolutely, cooking at home will always be the cheaper alternative for those who are not willing to fork out extra money for dining out.

The expensive states

Meanwhile, two federal territories and two states had CPI higher than the national rate of 0.9% in November 2019 and the winners were Kuala Lumpur (1.4%), Selangor & Putrajaya (1.3&), and Pulau Pinang (1.1%).

While all 14 states experienced an increase in the index of Food & Non-Alcoholic Beverages, six states and two federal territories registered rates higher than the national index for that category in November 2019.

The highest rate was recorded in Selangor and Putrajaya (2.0%), trailed by Kuala Lumpur and Pulau Pinang (1.9%), Perak and Johor (1.8%), and Kedah and Perlis (1.6%).

Core index

For core index, the rate climbed by 1.4% from November 2018 to November 2019 and three groups which contributed significantly to the increase were Miscellaneous Goods & Services (2.5%), Housing, Water, Electricity, Gas & Other Fuels (2.1%) and Food & Non-Alcoholic Beverages (1.8%).

Please take note that the Department of Statistics, Malaysia excludes the most volatile items of fresh food and administered prices of goods and services from the calculation of core index.

Up, down, or stay the same?

What lies await for us in 2020? Will the first year of the new decade see the utopian dream of zero inflation rate finally come true?

With the introduction of sugar tax last year and digital tax this month, let us all pray the dream won’t turn to a nightmare.

Don’t miss reading these articles:

Slow climb out of the housing property market doldrums in 2020

Condominium Near Train Stations

Analysis Finance House Lifestyle Malaysian Mortgage Property

Slow climb out of the housing property market doldrums in 2020

An article published in Star Property recently discussed some interesting points of view by experts on, among others, the outlook of Malaysia’s residential property market in 2020.

Despite the downward trend in this market segment, all of them agreed that there will be some slow and significant improvement during the next 12 months.

Property overhang
Photo: Pexels

Knight Frank Malaysia Managing Director, Sarkunan Subramaniam believed that pricing is the only cause for property overhang in this country right now.

He mentioned several other contributing factors such as mismatch of products, expected yield, unfavorable location in regards to accessibility, distance, lack of amenities and product type.

Photo: Greater Kuala Lumpur Development Facebook Page

On a different note, Sarkunan viewed that several areas like Desa Park City, Taman Tun Dr. Ismail, and Damansara Heights are capable of luring the upper-income group, high-net-worth people, and foreigners.

Besides, the spillover effect of Tun Razak Exchange is expected to benefit the Imbi and Pudu area once the financial district is open for business.

Secondary property market

For 2019, Sarkunan explained that the secondary property market experienced a higher level of productivity in 2018 due to the shift of the base year for real property gain tax from 1 January 2000 to 1 January 2013.

He added, among other factors that stimulated that market are the improved processing procedure for the Malaysia My Second Home application and the revision of price threshold for foreign buyers for unsold high-rise properties in urban areas.

Steady demand
Statistics provided by NAPIC as of the second quarter of 2019.

Meanwhile, Royal Institution of Surveyors Malaysia Deputy Chairman, Aziah Mohd Yusoff said, reasonable price and good location are among the factors which will ensure the steady demand for residential properties especially terraced units and condominiums.

She also believed the secondary property market, mostly in the residential segment, is experiencing a correction period due to poor market sentiment and strict lending rules imposed by Bank Negara Malaysia and the impact would likely to continue next year.

Affordable houses

Malaysian Institute of Estate Agents President, Lim Boon Ping forecasted, the residential property market will continue to be driven by affordable houses, mainly units sold under RM400,000.

For the past few years, he said, more than 60% of the total transactions were made up of residential properties.

Laissez-fare approach
Photo: Pexels

Finally, the Association for Abandoned Building Owners Malaysia Chairman, Dr. Mohamed Rafick Khan implied that the government should take a laissez-fare approach toward the residential property market.

He believed, the housing market must be free from the hands of the government because market forces will correct itself.

What the government should focus on, then? Mohamed Rafick said the government can spend more time on town planning and public transport systems which in turn will stimulate the demand for property.

He also forecasted the property market will not see an oversupply in affordable homes for the next three to five years despite the government has been consistently pushing developers to build more houses in that category.

Lower profit margins and risk are said to be the reasons behind developers’ indifferent response to that call.

Mohamed Rafick concluded prices for new properties will be expected to stay high although the price will be slightly reduced in the secondary market.

Points to ponder

Although things look a little bit promising in the near future, prospective homebuyers should exercise caution before deciding to purchase new homes.

Maybe the worst is yet to come for the residential property market in Malaysia if the domestic and global economies don’t show any sign of improvement next year.

Analysis Condominium Mortgage Rental

Rentals near Schools

People are willing to pay 40% higher rental to be near school. This is the rental psf vs distance to school for Apt & Flat, housing for the poor in cities. See the orange line. RM1.40 near school vs RM1 psf if >3km from school Who says the poor don’t care about education?

If you look at condominium and serviced residence market, the distance to school has no bearing to condo rental rate. We suspect that the condo are for the singles and young families. In fact, serviced residence has direct relation with distance to school. the further, the higher. interesting.

Analysis Mortgage Property Proptech Realtor

What does RED ANGPOW do?

It may sound innocuous but we at RED ANGPOW get variations of this question a lot whenever we meet new people at events and functions.

In short, RED ANGPOW aggregates, stores and organizes real estate market data from multiple unstructured sources to design and build data pipelines and a range of tools to provide information and insights to help homeowners, agents and developers make the decision.

For a FEE, of course. Not for free. (No, we have not introduced the price plan yet. But it is in the plan).


You can sample our products on the website such as search tools, analysis, and market updates.

Then, please head over to our main page at (Yes the tools look basic because we are solving the algorithm and the architecture bits first before spending time on the UI/UX because we can’t focus on too many things)


Data & AI

We focus on data and artificial intelligence (buzz word alert, honestly, we use Python a lot) to mine important data to make informed and smarter decisions. We are doing the hard work for you.

If you are a developer or a real estate investor, we can complete your due diligence and feasibility studies in a matter of minutes compared to weeks using traditional methods (OK, we now know how to do it quickly, but we currently are in the process of automating the workflow, you think it is easy ah?).


Apart from the real estate data startup, we also provide other services such as data analytics, locational intelligence, geo-analytics and custom-mapping with MapBox (most of which are in line with what we are doing as a setup).

We are more than pleased to entertain inquiries from government agencies, business organizations and members of the public who want to know more about RED ANGPOW.

Should you need help or just want to talk to us, please do not hesitate to contact or

Analysis Property

Use Data for Your Portfolio

This is gross rental yield vs transaction price for condominium and serviced residence property in Malaysia.

For real estate investors, using rental yield as yardstick to assess investment quality is the safest bet – especially for high-rise dwellings where capital appreciation is very hard to find in the current market.

It’s all about income – As a real estate investor, you must ascertain what is the realistic rental income of a target property can generate sustainability. The income figures are what matter the most.

The key to finding the best opportunity lies in the data. Data can tell you the best location, the sweet spot in-term built up size, the distance to to best amenities, the supply of units in the neighborhoods and, to avoid auction hotspots and places with negative sentiments.

By using KDE (Kernel Density Estimation) the chart below, we can see clearer the concentration of data points which in this case is gross rental yields% against price. In data science world, KDE provides vital display of information on data which include:

  • How the data is distributed around the measures of central tendency like mean and median
  • How the distribution is skewed
  • How the distribution is peaked

What other factors that influence gross rental yield? There are many variables that influences yield with wide variation in degree of significance. What we in the chart below is how main variables influences yield and does not mean it is the most significant variables.

Gross rental yield vs. Price vs. Built up size vs. (PSF) price per square feet.

Histograms show the density of each variables while scatter plots show individual data points. As you can see, Price and PSF have very clear inverse relationship with gross rental yield. The yield is lower for higher price and PSF. Lower rental yield indicates market excess and where supply is greater than demand.

We shall produce more insights from time in to our subscribers. Subscribe to our newsletter to receive deeper and actionable insights.

Analysis Property

Neighborhoods in (Peninsular) Malaysia

Since we don’t have boundaries to define microdata sets, we make our own boundaries and polygons. This is the map of all neighborhoods in Malaysia, dividing mukims into towns and kampungs.

With these polygons, it will make it easier for us to do geo-analysis especially clustering and location analysis. For example, transactions and price trends can be clustered into smaller sections of the mukims so that we can analyze the unique attribute of the area.

Where do we start? we start with this map

Then, in areas that we think have different attributes, we divide the mukims into several sub-mukim especially in urban areas. No it is not official, but works for our own use case.

What other techniques have you used for market delineation in opaque property markets?

p/s: For Borneo, we only have Sarawak’s mukim but we haven’t done anything to it. No, we dont have Sabah’s map.

Analysis Property Rental

Klang Valley Average Rental Price

This is the graph according to neighborhood, which means we divided the postcode areas into several neighborhood. pure hard work and diligence by the team. We are doing this for the whole country. So that each listing that are posted on property websites are analyzed and geo-tagged to their specific location.

For now, we are only displaying the total properties. The graph shows the median price for all properties. we have not divided according to products – such as condo, flat, apartment. Please pay, hahaha.

The range is between RM500-15k per month for all properties inc flats and bungalows. Blue is low rental and brown is high. KL city centers, PJ, parts of Damansara and parts of Melawati are asking for the highest price but not necessarily fetch high rental yields.