Categories
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.

Other articles:

What does RED ANGPOW do?

What is the most popular word in housing project names?

Categories
Analysis Community Malaysia Malaysian Public Transport Urban

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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Categories
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.

damansaras

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 Skyscrapercity.com 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 Skyscrapercity.com 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.

Other articles:

What is the most popular word in housing project names?

What does RED ANGPOW do?

Categories
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.

Categories
Dining Elite Food Lifestyle Malaysian Uncategorized Urban

Pesta Bakar FriedChillies Putrajaya memang menggiurkan

Gambar: FriedChillies

Mengidam nak makan rusa panggang, ayam golek madu, kambing bakar, ikan bakar dan itik bakar?

Datanglah beramai-ramai ke Pesta Bakar FriedChillies yang julung-julung kali dianjurkan di Suasana PJH, Putrajaya pada 28 dan 29 Disember ini.

Yang menariknya, Pesta Bakar FriedChillies menampilkan lima juadah bakar dan panggang terbaik sepanjang ia berlangsung mulai pukul 3 petang hingga 10 malam.

Mari kita tengok apa yang ada di sana:

Ayam Golek Madu Bunohan, Kuantan
Gambar: FriedChillies

Siapa yang tak terliur bila melihat ayam golek segar yang dipanggang di atas api arang yang membahang. Walaupun dipanggang untuk tempoh yang agak lama, kulit ayam tidak kering.

Rahsianya terletak pada resipi sos perap istimewa yang menggunakan serai dan kunyit, menjadikan kulit ayam sentiasa lembab dan memelihara teksturnya.

Daging ayam yang lembut dan manis juga masak sampai ke dalam. Tak perlu lagi datang Kuantan beb, datang saja ke Pesta Bakar FriedChillies.

Beard Brother BBQ, Tropicana
Gambar: FriedChillies

Mesti ramai yang gemar makan daging bakar Beard Brother BBQ. Dengan dapur salai khas dari Australia dan direka mereka sendiri, sajian yang disediakan oleh Beard Brother BBQ memang lain dari yang lain keenakannya.

Lebih menarik, mereka juga bermurah hati menyediakan sedikit daging bakar untuk orang ramai yang ingin rasa-rasa dulu.

Datang awal, bro. Kalau lambat, gerenti habis. Memang terangkat!

Rusa Panggang & Kambing Bakar Libing Lejen, KL
Gambar: FriedChillies

Daging rusa panggang yang banyak airnya memang menggiurkan kepada sesiapa yang memandang. Lagi-lagi kalau dipanggang oleh geng-geng Libing Lejen.

Biasanya, mereka ada semasa kenduri kahwin. Itu pun kalau dapat kontrak daripada keluarga pengantin.

Tapi tak payah susah-susah pergi kenduri kahwin pada 28 dan 28 Disember ini sebab geng Libing Lejen ada di Pesta Bakar FriedChillies.

Itik Bakar Gembo, Shah Alam

Bunyi macam lagu Itik Gembo Gembo yang pernah dipopularkan oleh kumpulan A to Z pulak. Apa makna gembo tu?

Kalau tak tahu pun tak apa. Yang penting, itik bakar gembo memang terkenal dengan kemantopannya.

Itiik yang dibakar dengan rempah ratus Melayu memang sedap dimakan dengan nasi panas. Lagi-lagi kalau dicicah dengan sos cili istimewa.

Fuh! Memang terliur bila dibayangkan itik bakar gembo yang terhidang depan mata.

Ikan Bakar Seri Melaka, Jalan Bellamy
Gambar: FriedChillies

Siapa yang rajin datang makan ikan bakar di sini memang tahu masakannya memang tip-top. Beratur panjang pun tak apa, asalkan dapat makan ikan pari bakar.

Khabarnya mereka hanya guna ikan pari jantan sebab rasanya dikatakan lebih sedap. Tetapi, macam mana nak bezakan pari jantan atau betina?

Tambah pulak dengan sos perap istimewa, bungkus dengan daun pisang kemudian dibakar atas kuali leper yang besar.

Kalau dah lebih 30 tahun meniaga pun masih ramai orang datang ke kedai Ikan Bakar Seri Melaka, sudah tentu rasanya sehingga menjilat jari!

Gambar: FriedChillies

Sudah terkecur air liur? Tandakan dalam kalendar telefon siap-siap. Bawa sekali keluarga dan kawan-kawan datang Pesta Bakar FriedChillies.

Datang satu batalion pun tak apa. Lagi ramai, lagi meriah.

Sumber: FriedChillies (http://www.friedchillies.com/articles/detail/top-5-bbq-bakar-panggang-meats-in-town)

Categories
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.

Categories
Analysis Condominium Elite Property Serviced Apartment

The Neighborhoods Of Kuala Lumpur & Selangor, And How Much You Need To Earn To Own A Home

Neighborhood and addresses greatly influence property prices. Your address is a status symbol and gives others perception that you belong to certain socio-economic group. Isn’t this the reason why we often ask someone when we meet them, right after we learn their name – “where do you live?”.

To many discerning buyers, neighborhood plays important decision point on where to buy their houses. Great neighborhoods will make you rub shoulders with the elites and it might turn into business opportunity. Great neighborhoods most likely offer good amenities such as good schools for your children, exclusive community malls, public transportation and lifestyle that fits the elites.

As Malaysia economy progresses, the income level rises with it. Consequently, there are more people that can afford to buy homes with exclusive addresses. This has been driving the demand. In order to fill up the demand, housing developers have been building high-end condominiums and serviced residence aggressively.

Fueled by the availability of credit, low interest rate environment and increased transportation connectivity Malaysia has seen a housing boom that stretch to more than a decade. We have seen a rapid increase in supply of high end high-rise property everywhere. To certain extend it has lead to oversupply in certain areas. So, buyers please be vigilant in this overhang market as it is buyers market, and you deserve a bargain.

The most exclusive addresses

We illustrate below top 20 most expensive neighborhood in Kuala Lumpur and Selangor. Jalan Ampang Hilir, Bangsar, Bukit Tunku, KL City Center, Damansara Heights and Mont Kiara stand out to be the most elite addresses in Malaysia. You can hardly find mid-size property priced 1.25M and below. Furthermore, the built up size of the property in these areas are relatively larger than the rest. In term of income level, the neighborhood belongs to people or family with monthly income of RM 20,000 and above.

KLCC View (Kuala Lumpur City Center)

The median price and qualifying income bracket for each neighborhood

Chart below shows the expected monthly income that you need to earn if you want to own a home in respective areas.

In this analysis we are using asking price and have excluded super house with value more than 5 millions. For installment and salary calculation, we are using prudent financial rule that 1/3 of income should be for housing need. Further assumptions made are loan duration of 25 years and housing loan interest of 4.5%.

Kuala Lumpur, Putrajaya and Selangor median price by neighborhood

Below is the table format of the neighborhood data. We have included built up size and estimated monthly installment as well.

[table id=1 /]

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Categories
Condominium Property Rental Return

What is the average rental yield in Klang Valley?

Are you curious about how your property portfolio is performing?

We are too. So we messed around with the data and what we saw, surprised us.

House Rental Yield In Klang Valley

 

The market’s average gross yield for properties is below 4%.

Below 4% gross yield? What does this mean for all of us?

It means, the gross cashflow generated over a year divided by the value of the property is 4%.

Yield = (total rental income) / (property value)

Yes, gross. Not net cashflow.

Compare this gross yield to the interest rates that the bank is charging below.

Mortgage rate in Malaysia

Mostly at 4.5-4.75%.

In short, we may be in a negative net yield position right now. Cashflow we received from rental is LESS than the interest rate payment we pay banks every month. In short, we are subsidizing our tenants.

Ok, fine. You may argue that you bought the property a long time ago, therefore, the rental payment covers monthly installment. Well that’s great! Congratulations.

But if you have to decide today if you want to buy or rent, as a general rule now (as of Nov 2018), it is cheaper to rent than to own.

Categories
Analysis Condominium Serviced Apartment

House Hunting Clues For Affordable Homes Of RM 500K And Below

Rising cost of living and acceleration of house appreciation over the last 2 decades have made many Malaysian low and middle income earners cannot afford to buy a home for their families.  Young graduates in particular, that earn entry level salary and having minimal credit history , stand a low chance of buying the home of their dreams in prime areas. Nevertheless, the options are still there. They can still find smaller places further away from prime areas that they can call their own. We at RED ANGPOW feel for their predicament and by using technology  we aim to help as much as we can to assist them find find best deal around. As such, we have developed data driven analysis and search tools of property below RM 500,000 in order to help them scan the areas that they might find properties that fit their criteria.

Charts below illustrate the overview of property for sale (online) in Klang Valley  – price of below RM 500K against above RM 500K.  Properties above RM 500K is definitely more than below RM 500K by a huge margin. Condominium represents the highest number of property type for sale while flat and apartment are among the lowest type of property available for sale. In recent times developers are in favor of building more expensive type of properties due to bigger profit margin and higher land acquisition cost. Similarly, banks are gunning for higher property loan as it inline with their preferred segments of higher income customers.  One question left unanswered by the property industry and authority- is there a huge mismatch of population demand between property price?  Well, we reserve this serious topic for another day with deeper analysis on the topic.

Note: The data used for the analysis does not represent the entire industry.  However it is sizable enough to tell an accurate picture of what is happening in the industry.

Number of property for sale for the price range of 500K and below is only around 29% of total while majority of population can only afford below this threshold.  No of property for sale for the price range of 500K to 1M represents around 36% of the market. Ideally, to buy 500K property you need RM 7,500 gross monthly income and to buy 1M property you need RM15,000 gross monthly income (using 30% of income rule as suggested by World Bank researchers). How many friends that you know earns monthly income of RM15,000 or above? Who is buying RM 1M dollar properties? Are Malaysians stretching their loans to max?

Properties on sale in Selangor, Kuala Lumpur and Putrajaya

 

Now let’s focus on properties of 500K and below.

Geographical location of affordable homes

Map below tell us there are locations where we can likely find properties below RM 500K. Areas with darker red color offer more affordable properties. The map is interactive and built by our in house expert and for you to use it for free. Best things in life are free isn’t it 😄.  Click here to view full page interactive map.

Map of property below RM 500K fir sale in Klang Valley

 

Key statistics

In term of average size for properties below RM 500K –  town house, link house and bungalow & semi-detached houses in outside prime areas have bigger built up. Serviced residence and condominiums have smaller built up as they are priced higher per square feet and predominantly placed in prime locations. As for apartment and flat, the built up and price per square feet are lower because they are meant to cater for lower income segment of home buyers.

Top areas for affordable homes

We have selected top 30 areas that offer property RM 500K in charts below. Charts shows composition of property type by area, price per square feet, average size and average number of bedrooms. Damansara Perdana has the highest number of affordable properties. For Damansara Perdana we have also includes adjacent neighborhood of Mutiara Damansara and a smaller part of Kota Damansara that includes Pelangi Damansara and Palm Spring Damansara in order to make the area sizable for more meaningful analysis. Damansara Perdana area offers predominantly condominium, serviced residence and apartment with smaller built up with higher price per square feet.  In second place, comes Cyberjaya that offers similar property type as Damansara Perdana. However, Cyberjaya has bigger built up and lower price per square feet relative to Damansara Perdana. Based on our research, Cyberjaya home profile is more geared towards students and expatriates. Below are the charts for you to explore.

 

Affordable homes by area

As a rule of thumb, for homes of RM 500K and below the closer the distance to KL City center the smaller the built up and thus the lesser number of bedroom it has. In order to keep the price relatively affordable, developers in the prime areas especially those that are closer to KL city center have built smaller property size to make within reach or larger group of population.

Affordable homes by size and distance to Kuala Lumpur City Center

More clues on affordable property by category and areas.

Aparment and Flat in Klang Valley by Area

Link House below 500K in Malaysia

 

Listings of Property for Sale Near Train Stations in Selangor, Kuala Lumpur and Putrajaya

The interactive map below helps home buyers to search for property near train station complete with drill down to the listings of property for sale. Home buyers are able to search by train lines (LRT/MRT/Komuter) and property type (Condo+Serviced Residence, Apartment and Flat). You can interchange the base map to satellite view with a push of a button. You can scan amenities, access roads and points on interest nearby by on map, and have bird’s eye view of the surrounding. With this tool, great deals are hard to miss!

Please click here to view to full page the map below.

Affordable property for sale near train station in Klang Valley

Our article are data and facts driven. We aim to keep our information transparent and available for all Malaysian. Do support us by subscribing to our newsletter.

 



Categories
Condominium Serviced Apartment

Mont Kiara Condominiums – The Highrise Jungle

When it comes to up market condominium in Kuala Lumpur, Mont Kiara always come at the top of the list. Situated on the west of KL city center with 15 minutes driving time, Mont Kiara community is a melting pot of expatriates, local professionals and  people from medium upper income groups. It has a list of international schools, banks, vast array of foreign-themed restaurants, classy hangouts and nightlife joints. You can view the point of interest highlights in Mont Kiara here.

Mont Kiara is nearby to highway access such Sprint, NKVE and DUKE. Commuting to work in city center only takes less than 15 minutes but access to public transportation like train station is unavailable, but no sweat, Grab ride hailing is minutes available anytime of the day. There is also walking pavement at the roadside around Mont Kiara but if you area a cyclist the road is not that bicycle friendly. Within a short drive, there is Bukit Kiara Park. It is a very nice garden with plenty of parking.  It is a popular urban park among families, walkers and joggers due to its close proximity to several residential communities. It’s main feature is a large lake surrounded by jogging tracks, exercise stations, children playgrounds and picnic spots. There are also mountain bike trails for those that are into mountain bike.

One of the main advantage for family growing up young children in Mont Kiara is providing them an opportunity to make foreign friends, to experience foreign languages, foreign culture and probably start a global network from young age. Within the neighborhood, there many additional classes that the children can enroll such as art class, coding workshop and sports coaching.

The option for condominiums are plenty in Mont Kiara. It is buyers’ market and and home buyers should carefully find and select the best deal . For the purpose of this article we have grouped condominiums and serviced apartment in Sri Hartamas and Dutamas areas under Mont Kiara.

Maintenance Fee vs Density 

When home owners pay higher maintenance cost they should expect better/newer facilities and lower units density as higher maintenance cost should represent exclusiveness. Charts below show the comparison of maintenance price fee per square feet and number of units in the development for condominiums and serviced apartments around Mont Kiara. It seems that Verve Suites, Kiara 163 and Arcoris have higher than average unit density  per development and higher than average maintenance fee per square feet that technically make them seem like not a good deal. However there are possibly other factors that make different. Please find out further. In this article we are only providing the technical aspects of the properties.

Mont Kiara Maintenance Fee vs Density Mont Kiara Maintenance Fee vs Density

 

Maintenance Fee vs Completion Years and Developers

Should older condominiums charge higher maintenance fee?

Older condominiums are likely to offer older set of facilities and  less likely to offer lower total count of facilities. New condominiums area likely to offer new and  modern facilities such as lap pool, infinity pool, rooftop jacuzzi and rains spa. For older condominiums, home buyers are likely to pay the maintenance of the building and facilities’ wear and tear, rather than paying for new and modern facilities. One clear benefit of staying in condominium is having nice facilities to pamper you and your family. For those that are investing and not for their own use, having good facilities in your property should translate to higher rental yield. Below are the charts for your comparison.

Mont Kiara Maintenance Fee vs Density

 

Mont Kiara Price vs Rental Yield%

The economic principle of supply and demand generally applicable to all businesses. However, sometimes when it comes to home buying, emotional decision decision overrules logic.  As for price of condominium, the property that should be in demand are those that within financial reach of the targeted population. In this instance, for a average family size of 2 children, they probably need a home of 3 bedroom between 1,000 square feet to 1,800 square feet within the price of RM 500,000 to RM 1,000,000. However, we have seen developers are selling larger units only and higher price only development in Mont Kiara that earn rental yield below 4%. The charts below show a general trend  of  rightly-sized and rightly-priced condominiums fetching higher rental yields. Below, we have also illustrated mortgage financing rate for home buyers to compare with the rental yield.

*rental yield = monthly rental * 12 months divided by property price.

Mont Kiara Price vs Rental Yield%Mont Kiara Price vs Rental Yield%

 

Mont Kiara Asking Price vs Transacted Price Per Square Feet(PSF)

Which is the best reference price that buyers show use to compare when buying a new home? Asking price or past transacted price?

In order to assist buyers to make smarter decision we provide below the comparison of median asking price per square feet and transacted price per square feet. The transacted price per square feet is derived from past one year transaction price. We have attended a talk by Jabatan Perumahan dan Penilaian Harta (JPPH) or in English The Department of Property Valuation of Malaysia and they have indicated that there is evidence that secondary home market price is cheaper than primary (new launch) home price for certain properties. This phenomenon might be the result of the new launch offering discount and, sales and purchase price in the agreement is based on price without reflecting the discount. As such the official price reflected in the sales and purchase agreement, valuation reports and bank records can be inflated price without reflecting the discount. Another possible reason is Mont Kiara is experiencing a downward pressure in property price due to oversupply. Thus we urge buyers to be more careful and give more thoughts before buying a property in Mont Kiara. If you must buy now, you need look at both past transaction price and the average of current asking price. Please avoid Lumina Kiara at the moment as it shows asking price PSF significantly lower than the transacted price PSF and probably the worst is yet to come.

 

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