House Buying Guide

Before you even decide to buy a house, there are some very important aspects to check out first. Check out who's the developer, status of the land, time of completion, brochure info and much more!!!

Choosing An Apartment

When it comes to choosing an apartment - there are many many different factors to choose from. Of course, price and location as well as the developer are important - but these are the fundamentals of choosing a property.

Base Lending Rates and Home Loans

On the 5th of May 2010, Bank Negara Malaysia raised the country's Overnight Policy Rate (OPR) by 25 basis points from 2.25% to 2.5%. This was announced by the governor Tan Sri Dr Zeti Akhtar Aziz. The previous rate increase was in March 2010 - when the OPR was increased from 2% to 2.25%. Based on that news article - most analysts expects another 25 basis point hike in the next Monetary Policy Committee meeting in July 2010.

The Sg Buloh-Kajang MRT

A multi-post serial thriller with regards to the Sungai Buloh - Kajang MRT. I have done some in-depth study of the alignment, and I thought I want to share some of it with you all..

The MEGA Property Mergers

Who is merging with who... and how it affects the markets..

Thursday, March 31, 2011

LAST 4 UNITS of ALAM IDAMAN!!! Grab it NOW!

* Updated 1st April 2011 *

Sold 2 more units.... now whats left are....

2 units on Level 17..... going for RM 266,480 (before discounts/rebates)

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Yesterday I uploaded this picture of my sales chart for Alam Idaman.

Yes... last 5 units left. As of now... it is just 4 units left. =P

Interested to snap it up? Come and drop by the Sales Office...

Alam Idaman - A true investment opportunity NOT TO BE MISSED!!!

What are the units available now?

2 units on Level 17..... going for RM 266,480 (before discounts/rebates)
1 unit on Level 20... going for RM 285,080 (before discounts/rebates)
1 unit on Penthouse floor (Level 21)... going for RM 286,080 (before discounts/rebates)

The ones on Level 17 are 807 sf Type B units, while the rest are 883 sf Type B2 units. =)

There are various discounts and packages available... but I not gonna tell you here.

Why not pop by my Sales Office at Taman Megah, or the Site Sales Office (on site) and find out more??? You can also choose to call 03-7880 8889 right now too!!! To get the package... do mention my name "Eric Yong" - you'll get the best deal!!!

Monday, March 21, 2011

Living It Up at Damansara Perdana.

Taken from here.

Talk of Damansara Perdana, and most people would associate it with its proximity to IKEA, the Curve and Tesco, shopping malls that many urbanites can’t do without. It’s also famous for its duplex condominiums, Armanee Terrace built by MK Land Holdings Berhad, the main developer and owner of most of the land in the area.

No overview of Damansara Perdana is complete without mentioning MK Land and EMKAY’s founder, Tan Sri Datuk Hj Mustapha Kamal bin Hj Abu Bakar who is the driving force and the man responsible for the company’s success. Menara Mustapha Kamal, named after him is the headquarters for the group and is the landmark of Damansara Perdana.

Damansara Perdana is essentially a 750-acre integrated township launched in 1996 as a premier centre for business and living in Petaling Jaya. It is part of the Golden Triangle of Petaling Jaya, and is considered one of the most exclusive suburbs in Petaling Jaya. In its vicinity are other upscale neighbourhoods such as Mutiara Damansara, Taman Tun Dr Ismail, Bandar Utama, Damansara Utama and Damansara Jaya. It is also a short drive away from up-and-coming Kota Damansara.

The hilly and undulating terrain is served by the Damansara-Puchong Expressway (LDP), the North Klang Valley Expressway (NKVE), and the Sprint Expressway.

Due to its many obvious attractions, it is becoming a magnet for home owners and businesses looking for a convenient but upmarket location. A number of developers are also beating a path there, one of them being Crest Builder Holdings Bhd.

We spoke to its youthful executive director, Eric Yong Shang Ming to find out his views on the popular area.

iProperty.com: What new projects are you planning for Damansara Perdana this year?

Eric Yong: We have a sizeable plot of commercial land in the area, of which we have plans for a RM300 mil GDV mixed development project. In the proposed development, we intend to have a mini retail complex, acting as a neighbourhood mall whereby it can serve the local population there who do not want to go too far (i.e. The Curve / TESCO etc). On top of this complex would be the podium car parks as well as the serviced apartments of various sizes.

iP: What new transportation links eg. MRT, new highways are expected to pass by Damansara Perdana?

EY: Based on the latest MRT (Blue Line)’s alignment, the line is expected to cut across Persiaran Surian, not too far away from Damansara Perdana. There will be feeder buses that will serve the area. However, this would take at least the next 4-5 years before seeing its completion and operations. Based on my observations, there is not much that can be done for road transportation as the highway structure (LDP – Penchala Link) is already very advanced. Internally, I would expect the routing and roads to be upgraded to allow for higher traffic. The current system – including the internal roads within Damansara Perdana, the U-turns and so on are quite congested already – and a re-routing needs to be done.

iP: With the Rubber Research Institute (RRI) land in Sungai Buloh to be developed soon, how would this impact the Damansara Perdana area?

EY: The RRI land is quite a distance from Damansara Perdana. I believe that the RRI development would directly affect the Kota Damansara and its immediate surroundings in a positive way in terms of capital appreciations and values. As for Damansara Perdana, it is unlikely that the RRI land would have any major effect as a new development would usually take time to mature and fetch ‘current prices’. The hot spot would still be at Damansara Perdana / Mutiara Damansara area due to its connectivity via the LDP.

iP: What are your comments on complaints that Damansara Perdana is getting too crowded and congested with traffic jams? What steps could be taken to alleviate this?
EY: As mentioned above, various steps need to be taken. Another major thing to do here is the enforcement by MBPJ (Majlis Bandaraya Petaling Jaya). I notice that the parking is quite a horrendous problem here whereby car owners park all over the place. MBPJ and the local police need to take sterner action against these owners.

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About the same time of the interview - we at Crest Builder - has sold the land. It was indeed - an offer that we could not refuse. =)

Wednesday, March 16, 2011

Klang Valley MRT: So many unanswered questions.

Today, I read an article on MalaysiaKini written by Moaz Yusuf Ahmad with regards to the Klang Valley MRT - and in particular, the so many unanswered questions.

"It has been approximately 1 year since MMC-Gamuda presented their unsolicited MRT proposal to the cabinet. More importantly, it has been one month since the public display for the Sg. Buloh-Kajang line of the Klang Valley MRT project. In this past month, we have learned a great deal about the plans for the MRT - including the proposed route, station locations (including detailed drawings), station & train designs, and even the feeder bus system.

If we compare the amount of information for the MRT project with the LRT extensions - and one can do this easily by visiting both websites, kvmrt.com.my and lrtextension.com - we would see that the government and regulators have been far more open and shared more information about the MRT project than rail projects of the past. And judging by the number of letters, articles, and questions raised, it seems that Malaysians, especially residents of the Klang Valley, are certainly more interested in the MRT than they ever were for the LRT extensions.

Unfortunately, it is also clear to us that many of the questions that have been raised about the MRT project have not been answered well enough by the Land Public Transport Commission (LPTC or SPAD - the government regulator for the project) - or MMC-Gamuda (the Project Delivery Partner) and other government stakeholders. One example is the question of why we need an MRT network. We are told that we need to have a rail network because, on the international & macroeconomic level, other cities in Asia have more kilometres of rail than we do.

In other words, we need a rail network because other cities have a rail network and we need to expand our rail network because other cities are expanding their networks. While this is certainly a legitimate argument, it is hard to avoid the idea that this 'need' may just because of ego - as if Malaysia needs to have an MRT network or the people of Thailand, Singapore, Taiwan, Korea and China will laugh at us. Or worse, we need shiny new MRT toys for the Klang Valley because other cities have shiny new MRT toys.

If we look at things regionally, we are told that millions more people will move to the Greater Klang Valley by 2020 and our roads will not be able to cope with the demand. Hence, we need an MRT network to move these people. The government through Pemandu have even made it clear that we need MRT lines with a carrying capacity of 40,000 passengers per hour per direction and that LRT, upgraded Komuter, Bus Rapid Transit, monorail, rapid trams, and even a reliable bus network are simply not good enough.

Without much more than a cursory look at the other options, the consultant responsible for the detailed Environmental Impact Assessment Report has stated that MRT, with its wider and longer trains, is far and away the best choice for the Klang Valley. It seems that size does matter when it comes to public transport planning.

But let's be realistic here - our current bus routes carry perhaps 1000 passengers per direction per hour. There is a huge gap between 1000 and 40,000. Where will these 39000 passengers per direction per hour come from? Another interesting detail is that the proposed Sg. Buloh - Kajang MRT has a theoretical maximum carrying capacity of 39,600 passengers per hour per direction.

However, with only 58 trains the actual carrying capacity for the whole line will be closer to 20,000 passengers per hour per direction - putting our new MRT line squarely within the capacity ranges for LRT. In fact, to operate at an average capacity of 38000 passengers per hour per direction along the entire Sg. Buloh - Kajang line we would need nearly 100 trains.

In other words, the actual numbers for the MRT line do not match up with the expectations - and the expectations themselves do not seem to have any clear justification. As we move down to a more local level, there are questions about the routing of the MRT and the location of particular stations. There are also questions about the interchanges, park & ride facilities, pick-up and drop-off lanes, and at the bottom of the list, the feeder bus network.

One common thread in these questions is about the integrated public transport network that the government is promising (and indeed, has been promising for decades). People are asking questions such as "how can we talk about an integrated public transport network but only introduce one line at a time?" as well as "how can we talk about an integrated public transport network without considering the integration?" and "how can we talk about an integrated transport network without talking about other modes of public transport?" The reasons for this can be found in the laws that govern public transport - laws which are inadequate and wholly out of date - but that is a subject for another letter.

Let me finish by saying this: Many people have argued that the rail network is necessary to serve as the backbone of the public transport system. Although this is a good analogy, they fail to understand the full implications of that backbone. The backbone exists to provide strength and protection to the central nervous system. The central nervous system exists because thousands of vital messages need to be moved from place to place in the body very quickly. But the backbone (indeed, the body itself) and the central nervous system cannot function properly without a strong, healthy nervous system to take messages all the way from the core, through the limbs and out to the extremities.

To finish the analogy, we can have a rail backbone, but it is more important to have a complete and healthy public transport as the nervous system first. And we have a long way to go before that happens."

For a start, I would like to give full credits to the Government and PEMANDU for the good amount of information on the MRT project that is available to the public. I think as a consumer, the rakyat deserves to know more of the project, its alignment, hazards and so on. I think Moaz had covered that in his article as well.

Anyways, I think I would have some valid opinions, and perhaps answers to Moaz's unanswered questions. He had mentioned on the need to have an MRT network - yes I do agree that the reason given may sound a little funny, but in my opinion, I think the MRT network is essential to the growth of the country, and Klang Valley in particular. The development in Klang Valley in the past 15-20 years have been somewhat scattered - we have opened up so many new areas for development - which to me, seems a little too far out from the KL City Centre. Today, we have tons of people commuting and driving close to 100km to get to work, from places like Seremban and Rawang and perhaps many other places. This phenomena had happened because properties are getting too expensive. This seems like a valid reason - but do note, these people have cars - what about those without? They would then have to take the public buses or taxi and try to stay close enough to where they are working. Having the MRT network eases the travelling hassles of the public - and that itself is a good reason.

I am not sure if PEMANDU actually said they are targetting 40,000 passengers per hour per direction, but I am pretty sure they want to achieve a good figure like that. Perhaps it was a misquote - but I am not sure. As for the current buses, I am pretty sure that it is moving more than 1,000 passengers per hour with the number of buses. However, a lot is to be questioned on the buses' punctuality and consistency.

Lastly - the integrated public transport network. I believe the Government is doing their own in-depth study on the integration part, but they are introducing one line at a time so that there isnt a major information overload to the mass public. Do note - there will be plenty forms of profiteering out there if the Government introduces all at one go. We are trying to introduce and implement a system that will ease the public transportation system, not to create an artificial demand for properties within the affected areas.

Wednesday, March 9, 2011

10 Developments To Look Out For.

I have been having some chats with various bankers, developers and investors out there. In fact, some of them actually reads my blog here LOL and they requested me to come out with a post - with some developments to look out for or on-the-watch. I thought about it - took some drives here and there... and then I thought, yup - I would do this post. The below are 10 developments to look out for in Klang Valley right now. Some are still in proposal stage, some are already under construction.

Note: This is not a recommendation/suggestion to go purchase a unit at these development.

Empire Damansara, Damansara Perdana
  • Developed by perhaps, the most aggressive developer at the moment, the Mammoth Empire Group (who also owns Empire Subang, doing another Empire City development and will also develop the Armada Hotel carpark land)
  • Comprises a 40 storey STUDIO tower, and couple of other blocks (27, 25, 23 and 14 storey) of Hotel, residences and SOHO suites
Kumpulan Hartanah Selangor's development in Petaling Jaya.
  • The Development is about 3 minute's drive from 3 Two Square
  • It would open up a new access point into Section 14/Paramount area from the small road that currently ends at Menara LYL
IOI Resort City, Putrajaya
  • IOI's latest offering includes a massive shopping centre, to be constructed this year to add on to its super nice golf course and resort already there
  • It is apparently a RM2billion mixed development
  • The mall would have about 1.3million sqft of retail space, to be completed in 2013
Point 92, Damansara Perdana
  • Developed by Tujuan Gemilang Sdn Bhd, a company related to MKLand's owner, Tan Sri Mustapha Kamal
  • Grade A Corporate Office Tower, location Just off the main entrance to Damansara Perdana, Petaling Jaya (close to Mutiara Damansara, Bandar Utama and TTDI)
  • Land Size : 0.92 acre (40,075 sq ft.)
  • No of Storey : Office: 11 levels, Lobby: 1 level, Carparks: 7 levels; Total: 19 levels
Olive 108, Ampang
  • Olive 108 development - a wellness and medical hub along Jalan Ampang in Kuala Lumpur
  • Developed by the Al-Hidayah Group of Companies
  • Olive 108 comprises a serviced apartment block (210 units), three condominium blocks (258 units) and a 20-storey office tower. The apartment unit will have built-ups between 673 sq ft and 1,528 sq ft, to be tagged at RM595,400 to RM1.7 million after 5% discount for early birds. The developer is looking to sell the office tower en-bloc.
PJ Sentral
  • The development will be carried out in four phases comprising six blocks, and will take six to nine years to complete
  • Sub phase 1 has a 34-storey office tower and infrastructure
  • Sub phase 2 has a 44-storey tower including office, retail and food and beverage lots and infrastructure
  • Sub phase 3 has a 29-storey business hotel, 34-storey office and retail lots, and sub phase 4 has a 29-storey service apartments, a 29-storey office and retail lots, central park and infrastructure.
PJ Icon City, by Mah Sing
  • This is located at SS8 in Petaling Jaya, borders the LDP and the Federal Highway
  • There will be a retail mall, SOHO suites, residential suites, office suites all in one
The Centrestage, Section 13, Petaling Jaya
  • A RM500 million mixed commercial development in Section 13, Petaling Jaya from developer Cherish Springs Sdn Bhd
  • Site is about 3.66-acre leasehold and is scheduled for completion by mid-2014
  • Centrestage comprises 352 units of serviced suites, two office towers of 11-storeys and 14-storeys each and five levels of shops
  • The project is aiming for a Green Building Index (GBI) certification. The serviced suites will be serviced by the Inspiration Group
  • The indicative pricing for the office and retail units are RM700 psf and RM1,100 psf respectively. The company has not decided on prices for the serviced suites yet, said the spokesman.
The MATRADE Convention and Exhibition Centre, Jalan Duta
  • A massive development by NAZA TTDI, whereby they will construct the MATRADE Convention Centre in exchange for the land surrounding
The Kelana Sports City
  • To consist of 2 blocks of serviced apartments, SOHO and office towers, sports complex, shopping mall and a performing arts centre
  • GDV about RM1.07 billion
  • A joint venture between Melati Ehsan and PKNS
There you go... some of the recent developments that deserves a good mention. Based on these, I think Petaling Jaya would be extra vibrant and developed in the times to come. I heard the entire Section 13 will be regazetted as a commercial zone. Do check them out!

Tuesday, February 22, 2011

The RM12.2b Klang Valley MRT (Blue Line).

The recent display of the MRT Blue Line (Sungai Buloh - Kajang) is a clear sign of confidence and commitment that Syarikat Prasarana Negara as well as Land Public Transport Commission (SPAD) have in the execution of the construction and completion of this MRT.

The MRT Blue Line - which goes from Sungai Buloh all the way to Kajang, spans about 51km, reduced slightly from before. According to the information shown, 9.5km out of this 51 km will be underground, whereas the balance will be elevated (or ground level I guess). The estimated costs of the Blue Line... if benchmarked at a cost/km of RM240million - would cost about RM 12.24 billion. =) As for the tunnel portion of 9.5km, if benchmarked at RM325million per every km, that portion would be worth about RM3.1billion.

According to press reports, the Government is expected to acquire about 473 plots of land along the MRT route - totalling about 97 hectares of land for the Blue Line. The breakdown of these acquisition is about 103 lots will be acquired between the Sg Buloh and Semantan (Damansara Heights) stretch, 163 lots over the underground section running from Semantan towards the city and 207 lots along Maluri to Kajang town. Existing land usage along the proposed alignment includes residential, commercial, industrial, institutional and recreational uses. Significant stretches, especially segments passing through secondary business hubs and the central business district, are mainly commercial in nature.

My immediate concern here is the timely approval by the local authorities with regards to the stations and alignments. Do note that the MRT Blue Line would go through Majlis Perbandaran Selayang (MPS), a little bit of Majlis Bandar Shah Alam (MBSA), a major part of Majlis Bandar Petaling Jaya (MBPJ), Dewan Bandaraya Kuala Lumpur (DBKL), a little bit of Majlis Perbandaran Ampang Jaya (MPAJ) and of course, Majlis Perbandaran Kajang (MPKj).


Rail designation : Blue Line
Distance : 51km
Total tunneling length : 9.5km
Total elevated length : 41.5km
No. of stations : 35
End-to-end time: 90mins
Train specifications : Driverless 4-car trains
Train capacity : 1,200 people (300x4)
No. of train sets : 58
Service headway : 109 seconds
Maximum speed : 100 km/hr

Some of the information as obtained from online.

The 35 stations along the Blue Line will be positioned near these plots of land. One of the stations will be built near the Warisan Merdeka Development, a project that includes a mammoth controversial 100-storey skyscraper. At least 20 listed property players have parcels of developed and undeveloped land along the Blue Line - some of these to benefit potentially includes MRCB, Berjaya, Sunway City, Guocoland, Malton, YTL, Selangor Properties just to mention a few.

Like what I said before recently, this MRT Blue Line is expected to increase the capital appreciation of its surrounding properties tremendously. Prices of properties are already on the upside due to higher building material prices and so on - and having this MRT just makes it sweeter for the land owners/developers.

By the looks of things and news reports, the tenders for this MRT is to be called - earliest also April 2011. The Government has targetted to commence work in July 2011 - hence I believe the earliest also would be April 2011 to call tender, and awarded by June/July. However, this rush also mean that perhaps only the general earthworks and site preparation works can be started - rather than the major civil works as those would require a more in-depth study on all logistics, traffic diversion as well as land acquisition matters.

With the Blue Line targetted to be completed in 2016 to operate a daily ridership of over 400,000, I trust that the public transport usage would be increased substantially, but I dont have the percentages with me though. 2011-2016 - that is about a 5 year contract period - making the Blue Line a fast-track project. There will be two other MRT lines that will be announced within the next 3 months - being the Circle Line as well as the Green/Red Line.

Some of the key locations within the MRT alignment.

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I guess this post needs a little disclaimer. Note: This post represents the personal opinion of Eric Yong only (Yes, it is all my personal opinion/thoughts) - and does not represent a recommendation to buy the stocks of the abovementioned public listed companies. Thank you.

Wednesday, February 16, 2011

The Sungai Buloh - Kajang MRT - How will it benefit you? - Part 1.

This is going to be a multi-post serial thriller with regards to the Sungai Buloh - Kajang MRT. I have done some in-depth study of the alignment, and I thought I want to share some of it with you all. =)

The STATIONS
Sungai Buloh
It starts here. This is somewhat very near to the KTM station; hopefully it'll be integrated together with the KTM station then. I believe the residents of Damansara Damai would utilize the MRT a lot, after this township seems to be the largest within its immediate vicinity. It'll be interesting to see how MKLand makes good of the MRT for its Damai developments.

Kg Baru Sungai Buloh
For those who are not so sure where this is, this is where I had the poon choi last week. I'm not sure how the Kg Baru Sg Buloh titles are, whether it is subdivided properly already or not - but by the looks of things, perhaps there could be some sort of redevelopment in this area.

RRI
Major piece of landbank - now to be developed by EPF/MRCB. Too early to see investment returns right now, but I'll be looking forward to see how the area is planned out.

Kota Damansara
This one seems to be for the south side of the RRI rather than Kota Damansara.

Taman Industri Sg Buloh
The industrial lots + built-ups are going for about RM400psf around this area. With the MRT coming along, it will be easier for these factories to attract workers/staffs - hence gives added value to their properties. Property prices should go upwards by at least 20-30% upon completion of the MRT.

PJU 5
This station seems to be very close to Seri Utama Damansara as well as the Taman Sains Selangor. A major beneficiary would be SEGI University College as well as Sri KDU International School. Okay - maybe not so much for Sri KDU - but definitely a plus point for SEGI.

Dataran Sunway
This station is right on the fringe of the Dataran Sunway/Kota Damansara area - especially GIZA Sunway. However, most of the land here have been developed already; and buildings are rather new - low chance of redevelopment. But prices, especially rentals should go up quite a bit. Tune Hotels to benefit a lot from this. I would think that TUNE Hotels would benefit from this tremendously as most of its customers/tenants are the no-frills users - hence they'll probably be MRT commuters.

The CURVE
Perfect for the shoppers at The Curve; it would be interesting to see how the feeder bus routes are for this location. Mutiara Damansara land and residential properties would appreciate a lot. I believe the retail rental rates at The Curve / Ikano would increase substantially as well. The Mutiara Damansara commercial land plots are already selling at all time highs - having the MRT there would still push it higher by another 15-20%. =)

One UTAMA
Another direct beneficiary station - the one being One Utama. Some people have come up and complained of the station's location - especially those from TTDI. I believe this MRT would benefit One Utama's rental rates a lot, and also its surrounding residential rentals. But the key factor here is this... the MRT would be able to reduce traffic congestion in this area. Every weekend, I see a massive amount of jam here, all going into One Utama. Perhaps with the MRT we would see smoother roads. I think the MRT would also pave way for a further extension to One Utama perhaps(?) - the golf driving range plus open air car park outside the New Wing now just seem like the perfect place to add on a Phase 3 of One Utama.

TTDI
The location of this station seems to me, to be next to the BOMBA / Sinaran TTDI condominiums. I would rather have the station closer to the Pasar Besar area. I dont see why the residents are complaining as this should somehow ease the congestion in the area too.

Section 17
This station would need another look at; based on the indicative location, I dont see many people using this station, as there are not many residences near it. With its location right next to the SPRINT highway, the location of this station might even pose a danger to its users.

Section 16
Assuming they build a proper pedestrian bridge and all around it, then the location of this station would directly benefit the tenants of Phileo Damansara I and II, as well as the CP Tower. I believe the room rates for Eastin Hotel would go upwards too due to its convenience.

Pusat Bandar Damansara
This station would benefit all those who are working at Pusat Bandar Damansara and Menara Milennium. On top of that, the students at HELP University College would benefit too. But the main beneficiary would be Damansara City 2 - which is the next flagship development by Guocoland. =)

Semantan
Another station that benefits HELP University College students. On top of that, I believe the rental prices at Menara HP and its surrounding office towers should pick up a lot, and would be hitting the RM8-9psf/month rates soon.

KL Sentral / Pasar Seni
Both are already home to existing LRT/monorail lines. KL Sentral - already a transport hub, stands to become a super transport hub with over 10 different modes of transportation in its station.

Merdeka
This station cuts through the Warisan Merdeka developments, comprising the controversial 100 storey skyscraper tower. A project of this massive size requires good connectivity links - and the MRT just adds on to this.

Bukit Bintang Barat
I'm interested to see how the line goes underground (maybe?) for this stretch. The surroundings to benefit directly includes the room rates at Royale Bintang / Federal Hotel - and then this would also indirectly benefit the Pudu Jail redevelopment with its close vicinity. Berjaya Times Square would also indirectly benefit.

Bukit Bintang Timur
I cant really tell where this station is located exactly - but by the looks of things, the station would be quite close to Pavilion / Fahrenheit 88 / Starhill intersection. Seems like the ideal place to put up a station to benefit the shoppers. Major beneficiaries are the Malton Group (who somehow/someway owns Pavilion and Fahrenheit 88 directly and indirectly) and the YTL Group (Starhill / J W Marriott / Ritz Carlton / Lot 10).

Pasar Rakyat
Some still call it Pasar Rakyat - but yes it is still Pasar Rakyat until it is being redeveloped into the KL International Financial District. For this site, I think it would require more than just 1 MRT station to ease the congestion in this area. I think the rental rates in the local buildings here would pick up too - I see a good upside for buildings like Wisma Technip etc.


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Anyways, this is Part 1. Lets see how much time I have to write out the other parts LOL.

Monday, February 14, 2011

The Klang Valley MRT Open Day. =)

I was at MidValley yesterday to check out the Klang Valley MRT Open Day. =)

The Klang Valley Mass Rapid Transit system will be the backbone of the new sustainable transport system in Klang Valley, which will be home to an estimated 10 million people by 2020. The Klang Valley Mass Rapid Transit system will have several lines integrated with the light rail transit (LRT), Monorail, KTMB Komuter and intra- and inter-city bus services to form an effective public transportation system.

The massive crowd who were there.

Initiated by the Government of Malaysia the Greater Kuala Lumpur/Klang Valley National Key Economic Area, the Klang Valley Mass Rapid Transit Project’s objective is to alleviate traffic congestion by increasing the number of people using the public transport to a 10-fold increase from 400,000 trips to 4.5 million trips per day in 2020.

The Klang Valley Mass Rapid Transit will enable easier connectivity between populated residential districts, business centres, commercial centres and key employment areas in the suburb and urban corridors of the Klang Valley and Kuala Lumpur City Centre.

The Sg Buloh - Kajang MRT alignment.

The Sungai Buloh – Kajang Line will run from Sungai Buloh to Kajang through Kuala Lumpur city centre. This route which runs from north-west to south-east of Kuala Lumpur is densely populated and is currently inadequately served by rail-based public transport. Upon expected completion by 2016, the Sungai Buloh – Kajang line will provide efficient train service to 1.2 million people with an estimated daily ridership of 442,000.

The entire length of the Sg Buloh - Kajang MRT is about 51 km, of which 9.5 km of it are underground, with the remaining elevated. There will be 35 stations, whereby the time estimated from end-to-end is about 90 minutes. It will take you half an hour from Kota Damansara to Bukit Bintang area. It will serve a catchment population of about 1.2 million - with an estimated ridership of over 400,000 per day.

The construction of this MRT is able to create about 130,000 jobs, with about RM 3 - 4 billion generated from Gross National Income (GNI) from 2011 up to 2020. Another RM 8 - 12 billion of GNI will be generated indirectly.

A quick view of the alignment, cutting through the SPRINT highway for Section 17 and then towards TTDI and One Utama areas before heading towards The Curve and Kota Damansara.

Upon completion of this new MRT, I believe it is able to enhance the value of the properties of its surroundings as enhanced connectivity will result in property value appreciation. The MRT is essential to achieve our NKEA Greater Klang Valley target to be amongst the top 20 cities in the world by 2020.

Okay, here's the detailed picture of the MRT alignment. Do check it out. =)