Archive for the ‘Mainland Penang’ Category

New Condominium Developments in Bukit Mertajam

Sunday, February 22nd, 2015

As we usher the “Goat Year” of Chinese new Year 2015, the Penang Property sector is entering a challenging year amid the impending implementation of Goods and Service Tax on 1/4/2015.

Whilst high rise residential schemes continue to dominate bulk of the on-going developments in Penang Island, one inevitable development trend that is emerging in Central Seberang Perai is the mushrooming of new condominium schemes and the emergence of integrated developments.

Penang Property Skyline

Unlike Penang Island, conventional landed housing schemes of single and double storey terraced houses used to dominate the residential sub-sector of Seberang Perai and the preferred housing types by the mainland Penang purchasers. But this trend is poised to change in the coming years as new housing supply will be coming from high rise condominiums schemes. As land costs for development lands have gone up substantially in the last few years and coupled with depleting land banks available for housing developments, building conventional landed homes at affordable price range are no longer feasible for developers which seek to maximize profits from their projects.

The property sector in central Seberang Perai will see an influx of new condominiums and apartments into the housing market over the next 2-3 years.

Izrin & Tan Properties Sdn Bhd conducted a research on the supply of new high rise housing schemes currently being built, launched as well as planned projects in  Bukit Mertajam Area.  The supply of new condominiums/apartments in Bukit Mertajam Area is estimated to be 5,543 units from a total of 24 housing projects. Below is a table showing the new condominium schemes in Bukit Mertajam Area.

New Condominium supply in Bukit Mertajam

New Condominium supply in Bukit Mertajam

Bukit Mertajam Area Map

Bukit Mertajam Area Map

Some general observations on the trend of new condominium developments in Bukit Mertajam Area:-

a) In terms of area distribution, Bukit Mertajam Town - Jalan Song Ban Kheng  Area  contributes 32% of  the  total units  from 11 schemes,  followed by  Bukit Mertajam  South-Western  Corridor, namely Bukit Tengah -Bukit Minyak - Juru Area  with  27% of the total units from 5 schemes and  Bukit Mertajam western corridor, namely Jalan Permatang Rawa-Jalan Baru area, with 22.3 %  of the total units from 4 schemes.

b) About 58% of the new schemes in Bukit Mertajam Area are single block development with less than 150 units each as developers prefer to opt for exemption of 30% low cost provision for their schemes. Under the state housing rulings, it is mandatory for developers to build 30%  low cost units  for new developments exceeding 150 units. Some of these developers are first time builder venturing into high rise stratified housing schemes.

c) In terms of sales price, the average per square foot generally ranges from RM240 psf up to RM350 psf for unfurnished units. Sales Price for units that comes with renovation package or kitchen cabinet or additional home improvement fittings range from  RM365-RM450 psf.

d) In terms of Floor areas, the unit sizes range from 1,000 sq ft to 1,300 sq ft for a 3 bedroom/2 bath unit. There are also bigger units with floor size of 1,300 sq ft to 1,500 sq ft for 4 bedroom  type.

e)Car Parks- most schemes are offering 2 car parks as one car park is considered to be inadequate.

f)The ratio for the number of residential suites (with commercial title) vis-à-vis residential titled units is projected to increase as developers seek to maximize land usage ie. mixed usage integrated developments instead of residential schemes.

g)Service charges at RM0.15 –RM0.19 psf per month for condominiums whilst the rate for service charges of residential suites is generally higher, at RM0.25 psf per month. For purchasers intending to buy residential suites(with commercial title),  please note that  the rates for assessment, utility such as water, electricity and Indah Water for suites are based on commercial rates and thus higher than the residential-titled condominium units.

As more supply of new condominium units entering the market, there will be increased  competition for housing developers to price their units competitively in order to boost their sales take up and this would provide more choices for discerning buyers to bargain hunt and choose their homes according to their budget requirements, loan eligibility, locational preferences, security and facilities, tenure, building design, floor layout and size etc.

The changing trend and living lifestyle of young working population will propel the demand for gated and guarded stratified housing units in Bukit Mertajam Area. According to the draft local plan prepared by MPSP, the population of Central Seberang Perai in year 2015 is estimated to be 430,100 and it is projected to increase to 467,800 in year 2020.

For enquires on sales and rental of Penang Properties, email to tan at intproperties dot com or call +604-6588333.

The Development of Batu Kawan and its land price trends

Monday, March 3rd, 2014

Batu Kawan is on the national attention following the official opening of the Second Penang Bridge by the Malaysian Prime Minister on 1st March 2014. It is officially known as Tuanku Abdul Halim Mu’adzam Shah have gathered relevant information and researched the chronological events on the development of Batu Kawan to track its past pricing trends of land transactions from the time Batu Kawan Island was acquired to the present time of the completion and opening of Second Penang Bridge.(Map of Second Penang Bridge).



Background Information

Batu Kawan used to be an oil palm estate previously owned by Batu Kawan Berhad (BKB). On 8th February 1991, the Penang state government has gazetted Batu Kawan Estate under section 8 of the land acquisition act 1960.

In 1992, the entire 5,260 acre Batu Kawan was acquired by Penang State Government through the Land Office Administrator of South Seberang Perai District for a sum of RM53,197,974 or RM8,167 per acre awarded as compensation.

BKB filed the case to the Penang High Court and the judge reviewed the land acquisition and increased the award of compensation to RM15,000.00 per acre (RM15,000 X 5,260 acres = RM78,900,000.00) on 9th October 1995.

Not satisfied with the compensation, BKB pursued the matter to the Court of Appeal but was dismissed on 22th Sept 1997.

Subsequently, BKB took the matter up to the Federal Court seeking higher compensation of RM40,000 per acre but was dismissed by Federal Court on 11th September 2001. BKB exhausted all the legal means which took them 9 years and finally settled with the compensation of RM15,000.00 per acre(Analysed to RM0.34 psf). The Federal Court judge held that the revised compensation of RM15,000.00 as at that time in 1992 is the “Adequate compensation” on the premise that the land is an agricultural estate land with remote potentiality for any development.

Past Events and Transactions

In Feb 1996, BKB set up a joint venture vehicle with a 60%-owned joint venture company, Padova Corporation Sdn Bhd (“Padova”), with the Penang Development Corporation (“PDC”) whereby Padova has entered into a Land Purchase Agreement with the PDC.

Under this Agreement, Padova was to purchase from PDC 740 acres of former estate land on Batu Kawan Island for a sum of RM50 million for property development(analysed to RM1.55 psf). The land was part of the Company’s Batu Kawan Estate, which was compulsorily acquired by the State Government in 1992 and a sum of RM40 million has been paid to PDC under the Agreement. However, due to economic downturn, the plans for property development in the area were reviewed while the Land Purchase Agreement has been terminated.

On 9th May 2002, Abad Naluri Sdn Bhd (ANSB) submitted tender for Penang Turf Club’s relocation and sale of Batu Gantung land. ANSB proposed to build a new race-course for the Penang Turf Club at a 250-acre site at Batu Kawan. On 25th November 2002 – Turf Club EGM approved sale of Turf Club land in Batu Gantung and proposed acquisition of Batu Kawan site for relocation of Penang Turf Club.

On 16th Jan 2004 – PDC entered into a Principle agreement to sell several parcels of land in Batu Kawan, totaling 750 acres to ANSB. The development was planned in six different phases, each divided into Parcels 1, 2A, 2B 3A, 3B and 4 respectively of which mixed development projects were planned on Parcels 1, 2A, 2B 3A, and 3B measuring 450 acres in total. The development of Parcel 4 was confined to the development of a Penang International Equesterian Centre (PIEC) measuring approximately 300 acres. The purchase consideration for Parcel 4 was reported as RM46 million (analysed to RM3.52 psf).

On 8th March 2008, The DAP-led Pakatan Rakyat took over the Penang State Government administration.

In September 2008, CM Lim Guan Eng and 52-member delegation went to Korea for its first oversea trade investment mission. After the trip, it was widely reported that an MOU between PDC and Korean Group DK ENC has been signed to build a US$ 100 million (RM350 million)golf course in Batu Kawan. However, the deal fizzled out after a memorandum of understanding (MoU)on the project,signed between PDC and South Korean-based DK ENC Company Ltd lapsed.

batu kawan golf course

batu kawan golf course

In year 2009/2010, land acquisition process began on private lands in the Batu Kawan locality affected by the Second Penang Bridge alignment and road linkages to North South Highway and were awarded compensation at a rate of RM8-10 psf.

On 5th April 2011, CM Lim Guan Eng announced the sale of Batu Kawan Land TO ABAD NALURI SDN BHD(ANSB) after a re-negotiation process with ANSB since 2008 to proceed with the development of the remaining parcels since the S&P Agreements for Parcels 2B, 3A and 3B were yet to be signed. After serious negotiations and discussions between both parties, a decision was finally made and agreed upon by both parties in early 2011.

It was reported that the change in the development of Parcel 4 from the PIEC to the proposed mixed development has benefited PDC by enhancing the value of the land from RM3.05 psf to RM4.77 psf amounting to an increased value of RM22,500,000.00.(Approximately 56% increase in value of the land)- Click here for more info.

On 27th June 2011, CM Lim Guan Eng held a press conference and announced that an industrial park catering for SME with 150 acres will be established at the Batu Kawan Industrial Park(1,600 acres) and 67 acres acres for SMEs opened for sale as backbone for solar and renewable energy industries. The current sales price of SME industrial land in Batu Kawan Industrial Park is priced at RM30 psf.

batu kawan industrial park

batu kawan industrial park

On 23rd August 2011, CM Lim Guan Eng unveiled that PDC has allocated 200 acre site in Batu Kawan for the proposed Mega housing project of which at least 7,300 affordable housing units will be built over a period of 5-7 years at a density of 55 units per-acre.

mega housing at batu kawan

mega housing at batu kawan

On 16th February 2012-Ground breaking ceremony for HDB designed affordable homes was held at Bandar Cassia, Batu Kawan- Video.

On 29th February 2012, a signing ceremony was held between Robert Bosch with PDC for the purchase of a parcel of industrial land for RM58 million. 20% of the purchase price has been paid in December 2011. The land is estimated to be 35.2 or 87 acres(Analysed to RM15.30 psf).

In September 2012, Equine Capital Bhd, the controlling company of ANSB, changed its name to Global Oriental(GOB). GOB still has a remaining 350 acres of leasehold land in Bandar Cassia, Batu Kawan.

On 10th October 2012, Malton Berhad announced that Silver Setup Sdn Bhd (”SSSB”), a wholly-owned subsidiary of Malton, had entered into a Joint Development Agreement (“JDA”) with Batu Kawan Development Sdn Bhd (formerly known as Abad Naluri Sdn Bhd) (”BKDSB”) for the proposed joint development of a piece of land situated at Batu Kawan, Mukim 13, Seberang Perai Selatan, Pulau Pinang (“Land”), measuring approximately 300 acres (“Joint Venture”).

The proposed development under the JDA is expected to comprise mixed commercial and residential development (“Proposed Development”). Based on the preliminary plans, the gross development value of the Proposed Development is estimated to be RM3.8 billion.

The Proposed Development is expected to be carried out and completed in phases over 10 years from the date of issuance of the title of the Land, subject to extension as may be approved by the PDC.

Details of the Joint Venture Entitlements under the Proposed Development :-

BKDSB’s entitlement under the JDA is 18% of the Gross Development Value of the Proposed Development, subject to not less than RM300 million, which represents the minimum return expected by BKDSB from the Joint Venture. Whilst SSSB shall be entitled to the remaining 82% of the Gross Development Value of the Proposed Development. Under the JDA, SSSB is solely responsible to meet the costs of the Proposed Development. Upon signing of the JDA, SSSB has paid a sum of RM20 million as deposit to BKDSB as part of BKDSB’s entitlement under the JDA (“Deposit”).

On 28th March 2013, after slightly more than a year, Media reported that Bosch Solar Energy Malaysia Sdn Bhd has decided to shelve its plan to invest RM2.2 billion in a new mono-crystalline solar cell plant at Batu Kawan Industrial Park although a sales and purchase agreement had been signed between Bosch and PDC in December 2011 for a 35.2ha of land in Batu Kawan to build the plant, citing circumstances did not allow Bosch to proceed with the project.More on Bosch pull out.

In August 2013, PDC called for a request for proposal (RFP) for an international theme park and golf resort (with a minimum 18 holes). The RFP is for the purchase and lease of a total 685 acres of land – 215 acres for the theme park (west of Batu Kawan) and 470 acres for the golf resort (north of Batu Kawan). Both projects are required to be completed within four years from the date of agreement. The entire development must be fully completed in 10 years. No new announcement on the outcome of this RFP yet.

On 12th October 2013, PDC signed a purchase and development agreement for the construction of a premium retail outlet in Bandar Cassia,Batu Kawan. The agreement, signed between PDC and developer PE Land Sdn Bhd, will see the nation’s second premium outlet after the Johor Premium Outlet. The premium outlet, costing about RM200mil, will be built on a plot of 16ha (39.54 acres) land that will also include a 300-room international-class hotel, cafes and food and beverage outlets, a landscaped garden as well as residential units. It was reported that the Payment for the land premium of RM65.34mil would be within three months.(Analysed to RM37.94 psf).

On 10th January 2014 – CM Lim Guan Eng announced IKEA’s Entry Into Batu Kawan with the sale of 245 acres of land for the purpose of development of an integrated shopping mall, anchored by an IKEA store to be developed by Ikano Pte Ltd, and mixed development of offices and residences to be developed jointly by Aspen-Ikano (a joint venture company to be formed by Aspen Vision Land Sdn Bhd and Ikano Pte Ltd).  The 245 acres development in Batu Kawan will include: 30 acres for the development of IKEA Store and phase 1 of the Shopping Mall 45 acres for the development of phase 2 of the Shopping Mall; and 170 acres for mixed development purposes (Remaining Parcels) The total land cost for the project is RM 483,951,600 and payment is to be made within 60 months from the date of Agreement. A RM 5 million non-refundable deposit has also being paid to PDC.

Off all the land dealings in Batu Kawan, this is considered as the landmark transaction of year 2014 which analysed to RM45.34 psf with payment terms of up to 5 years.

The last one year also witnessed several big players joining the bandwagon of acquiring lands in southern Seberang Perai in anticipation of the improved infrastructure networks with enhanced accessibility following the completion of Second Penang Bridge. Several reported land acquisition by established developers are :-

MAH Sing Group Bhd bought about 76.38 acres of freehold land in Jawi, Southern mainland Penang for RM42.59 million It was reported that the land was acquired at RM12.80 psf in December 2013 with payment terms within 18 months.

Another developer , Tambun Indah (TILB) acquired additional 21 acres freehold land at Pearl City of Bandar Tasek Mutiara.This came after the acquisition of a 24.1 acre land parcel also in the township a month earlier.The purchase consideration of MR12.7m translates into a land cost of MR14.00 psf, similar to the earlier transaction. Tambun Indah has an accumulated land bank of about 550 acres of Pearl City of Bandar Tasek Mutiara

IJM Land has also acquired 70 acres of land in Jawi, Southern mainland Penang for RM56 million (Analysed to RM18.50 psf ) in July 2013.

According to RHB Research, EcoWorld also bought about 60 acres of land located at the junction of Jalan Paboi and the old Simpang Ampat federal route, near Simpang Ampat, Southern Seberang Perai at over RM30 psf.

After a span of 22 years, Batu Kawan is poised for higher intensity of development with the recent opening of the Second Penang Bridge. There is no doubt that the construction of RM4.5 Bil Second Penang Bridge since 2008 have accelerated the development of Batu Kawan as evidenced by increased investments and land transactions over the past one year. Improved road networks and accessibility has significant impact on its land usability.Its zoning use from that of pure agricultural land in 1990’s has gradually maturing into lands with potential and suitable for housing and industrial use and likely to scale up to higher economic land usage such as commercial and mixed development township. So as its land prices which have surged significantly in recent years in tandem with the change of land usability, zoning and enhanced accessibility.

For more information and advisory on Penang property matters, please visit our website at or email to tan@intproperties dot com.

Updates :

On 25th March 2014, Property developer Paramount Corp Bhd (PCB) signed an agreement with PDC to purchase 12.14ha ( about 30 acres)  of freehold land in Batu Kawan for a total of RM65.56 million to develop a university metropolis. It was reported the land cost for the 10 acres of land for education use ie. for development of KDU University College is RM40.50 psf whilst the land cost for the remaining 20 acres earmarked for integrated development is RM55.00 psf.

Under the agreement, PCB is required to commence and complete the development of the education component within 5 years whilst the integrated development is targeted for completion within 10 years from the agreement date.

4 Market indicators on Penang Property Sector 2010

Sunday, September 5th, 2010

1. More new property launches - More housing projects are being slated for launching in the second half of this year by established developers in Penang as there is growing optimism amongst housing developers and market players on the recovery of domestic economic and improving market outlook on the property sector. Read more at Penang gears up for more property launches.

2. Property transactions on the rise -According to NAPIC’s press release, there is an increase of 16% in terms of number of property transaction in 1st Quarter 2010 compared to the corresponding quarter in year 2009 whilst the total transaction values surged significantly, almost 49% from RM16.92bil to RM25.5bil. It is projected that the rise on the property transactions and total values are likely to continue for the forthcoming quarters. The overall property market performance this year is expected to be much better than year 2009 which have been marred by the world financial crisis.

3. Rebound in market demand -The rebound in market demand experienced by the Penang Property sector in the first half of this year is mainly attributable to the pent-up demand after a period of subdue market activities brought about by the impact of the world financial crisis.

Recent reports of higher take up and improving sales performances experienced by Penang’s established housing developers indicates that the market demand has indeed picked up and the demand trend is likely to remain firm in the short term as property investors are flocking back into the property market in anticipation of buoyant economic outlook as well as further price increase following the recent government’s move to implement gradual removal of subsidy on energy and raw materials.

Another factor that could fuel the buoyancy of the property market is the recent strong performance of the Bursa Malaysia KL Composite Index which have recovered over 1,400 points. The stock market has made substantial gains this year and this could boost the property sector.

A local research fund house predicted that Malaysia’s property sector is set to see its biggest residential boom in a decade. The property sector was already entering the early stage of a property “super cycle”. More at OSK bets on Malaysian Property boom.

The Economic Clock - Malaysia’s property sector is currently at the stage of 9 - 12

4. Rising home prices - There is a growing concern that home prices are getting costlier due to the cost push factor as most of the newly launched projects appeared to be in the category of upmarket segment offering luxury housing units.

Penang Island is facing very limited land bank for housing development particularly medium cost housing units and landed homes. With limited supply in land bank, land costs on the Penang Island keep rising and inevitably push up home prices to unprecedented range that go beyond the affordable levels of the majority of the island’s population. A Penang politician MP has recently voiced his concern on rising home prices and has urged the housing ministry to relook into the present housing policy. In the meantime, more parties are urging the state government to review and address the housing issues in Penang which may have an impact on brain drain of Penang employment. The rising prices of homes, if left unchecked, may result in gentrification. Urban gentrification is a phenomenon on socio-cultural changes in an area resulting from wealthier people buying up the housing units in a less prosperous community area.

Fire Sale of two commercial buildings in Penang

Wednesday, July 7th, 2010

Property investors now have the opportunity to acquire assets at fire sale prices from Danaharta. There are two striking landmark commercial buildings located in the heart of Bukit Mertajam town in Central Province Wellesley of Penang being put up for sale again at fire sale prices by Prokhas in its 2nd tender exercise starting from 5th July to 4th August 2010.

Brief info on Plaza Utama

Brief info on City Parade

These two assets are possibly the last tranche of residual recovery asset of Danaharta. conducted a research on the background of these two assets and its indicative values ..


Plaza Utama development commenced in Nov 1995 and completed in 1997. The 5-storey departmental store of Plaza Utama was opened for business in early 1997 together with many other smaller retail lots (sold to individual buyers). The Hotel block of Plaza Utama commenced business on January 23, 2008 and the development value of the entire Plaza Utama is RM230 Million according to an article published by The Sun as follows:-

Owing to the onslaught of the 1997-1998 financial crisis, Plaza Utama ceased business operation after a short stint of about 1-2 years and subsequently, the bad loan of Plaza Utama was acquired by Danaharta. More related info at my earlier blog - Impacts of Global Financial Crisis vis-a-vis Asian Financial Crisis on Penang property sector.

This completed skyscraper formed by a nine-level retail podium and 14-level office cum hotel tower capped off by a helipad sits on 2.88 acres of freehold land. Within Plaza Utama are 661 car-parking bays; 286,000sq ft of retail space made up of 23 shoplots, three areas previously designated for supermarket use and three whole floors; 112,500sq ft of office space consisting of 19 suites and nine whole floors; and 188 business-class hotel rooms at the top-most floors of the tower.

It was reported that when Plaza Utama first put up for sale in year 2000, the indicative value was more than RM50 Million. In year 2004, its indicative value was revised to RM42.1 Million. There is no taker despite being put up for sale in the market (By Danaharta until 31/12/2005) and Prokhas for a period of about 10 years. And to-date, Prokhas Sdn Bhd, in its quest to dispose off the asset, has make substantial hair cut and fixed the minimum price at only RM15,913,800.00.( Analysed to RM39.90 per square foot).


City Parade is another completed commercial building which is similarly affected by the 1997-1998 financial crisis and ceased operation after opened for business for a short period and have remain vacant until the present time. It has a total of 135 retail lots with a combined floor area of 224,773 sq ft.

The reported indicative value of City Parade was RM28.3 Million in Danaharta’s 5th Property Tender document from 5th June 2001 till 4th July 2001. In 2003, the indicative value was revised to RM19.546 Million as per Danaharta’s 8th Property Tender Advertisement below.

Similarly, there is no taker despite being put up for sale in the market for more than a decade. And to-date, Prokhas has also make substantial hair cut and fixed a minimum price at RM5,488,100.00.( Analysed to RM24.40 per square foot).

With such attractive fire sale prices at deep discount from its indicative values, it is now opportunity at the right entry level for investors to explore the investment viability as well as its restoration or refurbishing costs of turnaround it into viable and usable building.  Act now and contact us at Izrin & Tan Properties Sdn Bhd ( A panel real estate agent of Prokhas Sdn Bhd) for further information and FREE investment advisory and factors that investors should look into before making investment decisions. Email me at, or SMS/CALL  +6012 4285453.

UPDATE (4/9/2010) - According to the tender results and information provided by Prokhas, Plaza UTAMA has been SOLD …

UPDATE (19/10/2010) - City Parade is currently put up for sale again by public auction scheduled on 26th October 2010. The reserve price is further revised to RM4,939,000.00 (RM22 per square foot) compared to last reserve price’s at RM5,488,100.00.( RM24.40 per square foot).

Penang Property Guide : Is it better to buy or rent ?

Saturday, May 1st, 2010

Many consider property, be it a landed home or stratified condominium unit, is a big ticket item which involves high capital and long term commitment, so the question of whether is it better to buy or rent is very much depends on one’s financial affordability and needs. looks into the advantages of owning a home versus renting.

Advantages of home ownership

i) Provide stability and certainty of stay for your family;
ii) Benefit of security and pride of home ownership;
iii) Freedom on choices of usage ie. for self-occupation or weekend second home or rent out;
iv) Built equity of your own home. Instead of paying rental monthly, you make repayments to the banks and gradually building up your home equity and ultimately owning the property after you redeem the property.
v) Hedge against inflation. Owing to the scarcity of landbank earmarked for new developments and growing population, demand for quality and affordable housing in established areas in Penang remains high which leads to higher home prices. In addition, the cost to build new housing stock continues to rise due to inflationary factor.
vi) Tax relief. Malaysians are eligible for tax relief of up to RM10,000.00 a year on loan interest payment to finance the purchase of property for three consecutive years subject to conditions that it is limited to one residential home for own occupation( not for rental) and the sale and purchase agreement is signed between March 10 2009 and December 31 2010. Besides, the government has further relaxed the EPF housing withdrawal guidelines beginning of January this year to encourage more Malaysians home seekers to own houses.

Advantages of renting

i)a cheaper and affordable way (less upfront costs) as you only need to come out with deposit payments equivalent to 3 months rental of which the security and utility deposits are refundable;
ii) Faster move in time unlike property purchase which takes 3-4 months to complete the deal and hand over the property.
iii) option of choosing length of stay according to tenant’s need ie. monthly or yearly tenancy ;
iv) No need to bear documentation costs such as legal fees for preparation of sale and purchase agreement and loan documents and stamping charges in connection with home ownership transfer and yearly taxes like assessment rates and quit rent.
v) No need to bear maintenance charges and structural repair costs either as these costs are also to be borne by the landlord.
vi) flexible of being relocated without having to worry about the empty home!

Recommended blogs on the advantages and disadvantages of Buying versus Renting, go to Renting vs Buying a home or Buying vs. Renting.

Whether renting is better than buying depends on many factors, including how fast prices rise and how long you will stay in your home. And now there is a new method rent-buy interactive calculator to compare the costs of buying and renting equivalent homes.

The methodology of the calculator keeps a running tally of the most common expenses of owning and renting. It also takes into account something known as lost opportunity costs — for example, the return you could have earned by investing your money instead of spending it on a down payment. The calculator assumes that the profit you would have made in your investments would be taxed as long-term capital gains and adjusts the bottom line accordingly. The calculator tabulates lost opportunity costs for all parts of the buying and renting scenarios.

This rent-buy interactive calculator allows home seekers to do their own comparisons on renting versus buying whereby you can i)  adjust the annual home price change and annual rental rates according to local market conditions  and ii) change inputs or variables such as your rate of return on investments, condo/common fees and your tax bracket to find out whether the buying is better than renting or otherwise!

Whilst no one can accurately predict the future pricing/rental trend of the houses in a particular area, however, analysis to find out average house price index or its trends based on the past historical housing data of say past 10 years or 15 years or 20 years of a similar class of property in a specific housing area can be quantified.

In Malaysia, information on property pricing trends and rental movements, current and future supply and take up rates of various sub-sector of Malaysia property market can be obtained from the annual publication of Malaysia Property Market Report published by Department of Valuation and Property Services (JPPH) and NAPIC quarterly reports. Find out more at 6 websites that property investors need to know in Malaysia. It would be good that a similar calculator can be generated in Malaysia using our very own housing data.

Views of new completed housing schemes in mainland Penang

Villa Cendana 2 ( Cendana Permai) at Juru

Dedaun - another housing scheme by PDC at Batu Kawan

How to increase your home value through smart renovations

Sunday, May 24th, 2009

Many house owners have the tendency to renovate their new homes exceeding their original budget. It is common to see that house purchasers of newly completed schemes in Penang are “competing” each others in home renovations. Some common renovations visible in Penang’s new residential areas are demolition of front car porch and replaced with a bigger car porch to accommodate two or more cars, hacking down the entire front terrace and facade (without balcony) and replaced with a much bigger car porch incorporating a balcony, extending the rear portion of the house to accommodate a larger kitchen etc.

We have seen house owners carried out major renovations to their houses to the extent that the renovation costs exceeding the purchase price of the house.

Renovations do not always translate to an increase in the value of your home. However, if you’re planning to sell sometime in the future and want to ensure you get the most ROI (Rate of Return), it is important to assess the value renovation. Below are several ways to optimise the cost-value ratio and achieve maximum ROI for your renovations;

a) Avoid renovations with too much customization of personal liking and taste.

If the major renovations and home improvements are customized design to suit to personal liking and lifestyle which is not commonly acceptable in the marketplace sometime in the future, you may not get much of a return when you sell as potential buyers may find these renovations are not value-added renovations but rather owner’s own personal indulgence and lifestyle. Potential buyers may also view it as a liability because he may have to spend more money to change or renovate again.

When choosing tiles, countertops, paint, cabinet doors, kitchen appliances and awnings, go with colors that will stand the test of time even as fashions come and go. Conventional or classic home designs are still the ideal for home renovations because such designs never go out of style and will always attract buyers when you are ready to sell your home.

b) Retain the essence of the original design ambience

Avoid excessive renovations such as changing the structure of house from the original two storey house to become a three storey house or demolition of a front porch and facade and replaced with a totally new design super large car porch with a balcony. Such major renovations could have materially changed the external facade of the house and may render the house no longer blend in with the design ambience of the neighbourhood and this may affect the saleability of the house.

c) Summit proper building plan for new extensions

Check with the building department of the local council MPPP or MPSP and obtain a copy of building  approval guidelines. Engage a licensed draftsman or architect to ensure that the extensions are in compliance with the building guidelines by the local authorities.

A property valuer, when assessing the market value of a house, will give due consideration and only accord full value computation for properly constructed extensions with valid approvals.

d) Value-neutral or value-added renovations

Ascertain whether the renovations to be carried are value-neutral or value-added renovations. Upgrading cement floor with homogenous floor tiles, modernizing a kitchen or upgrading the kitchen into wet and dry cooking area, improving home security system are regarded as value-added renovations whilst demolition of front terrace and house facade and rebuilt it with a large balcony, adding a swimming pool or building a sauna or long bath,  reducing the number of bedrooms to less than three are considered value-neutral renovations.

List down your options before embarking on home renovations. For house buyer who prefers house design with large car porch and balcony, it is wise to compare and weight the option which is more worthwhile and cost effective ? to buy a landed house without a balcony and later renovate it or to look for house design that comes with large car porch and balcony ?.

House Design : 2-storey terraced houses without balcony

Another House Design : 2-storey terraced houses with large car porch and balcony

For more tips on home renovations, go to Renovation quotation.

Very often when house owner decides to sell off his house, they tend to overprice their properties as they calculate their asking price by factor in all the costs incurred during and after acquisition of the house ie. purchase price plus all incidental costs such as payment of legal fees and stamping charges plus  renovations costs, bank interest charges incurred plus exit fees or penalty charges for termination of loan agreement within the lock-in period (if any).

The true fact is that total cost spent on the particular house is NOT necessarily equate to the market price of the house. In an active and uptrend market, house prices tend to go up higher than the total acquisition costs. Conversely, in a weak or depressed market, house prices may go down and fall below the total acquisition costs of the house. The market price of the house is very much influenced by the prevailing economy conditions and market sentiments and more specifically relates to the demand and supply of similar houses in the local area.

For advisory on property investments in Penang and Kuala Lumpur, email to us at Izrin & Tan Properties Sdn. Bhd or call us at +604 6588333 (Penang Office) or +603 92839782 (Kuala Lumpur Office) and we would be pleased to assist.

Why Penang apartment and condominium purchasers need to aware about COB, JMB of ACT 663?

Tuesday, March 31st, 2009

All stratified buildings in Malaysia are required to form Joint Management Bodies (JMBs) during the initial period (whereby strata titles are issued and pending transfer to unit owners) before the deadline 12th April 2008 in accordance to the Building and Common Property (Management and Maintenance) Act 2007 [BCPMM Act- ACT 663].

In mainland Penang, the Commissioner of Building (COB),  who is also the council president of MPSP recently revealed that although there are a total of  existing 512 stratified housing schemes with a combined 57, 144 parcels, only 53 JMBs and 30 MCs have been formed (Refer chart 1 below).

Chart 1

The recent awareness seminar by the local council – MPSP on the need to set up JMBs(高楼须成立共管机) for high rise stratified buildings in Penang State revealed that despite the deadline is already over and is coming to one year by this 11th April 2009, there are still many high rise buildings have yet to form JMBs. The COB is giving more time to some 400 high rise buildings to set up a JMB for each building.

With the appointment of the local council presidents as COBs and the formation of JMB under the ACT 663, the Malaysian government hopes to address problems faced by high rise buildings as many high rise buildings in the country more particularly low and medium cost stratified housing schemes have been beset with maintenance woes and with some of them experiencing deteriorating stage of maintenance and upkeep after only several years of completion. The quality and standard of maintenance and upkeep of each building has major impacts on the market prices of these stratified housing units, those schemes with good stage of maintenance have been able to maintain or preserve their market values. Likewise, poorly managed schemes are experiencing declining property values. Read more : problems of managing high rise strata buildings and the impacts of ACT 663 and Update on high rise building maintenance - Whither improvement ?.

Chart 2

Chart 3

Chart 4

It is observed that the number of JMBs formed in mainland Penang is lower, only 53 compared to Penang Island’s 115 although both councils received about similar submissions of accounts and minutes of meeting  ie 187 and 184 applications respectively ( Chart 2 & Chart 3), indicating that the level of awareness to form JMBs by high rise building owners in mainland Penang is lower compared to those of Penang Island.

The formation of JMBs for high rise buildings is not progressing as fast as expected. The COB has received many appeals from housing developers to give them more time for establishment of JMBs. These are still many housing developers including PDC Properties – the Penang’s state development agency, have yet to submit their audited accounts to COB for their housing schemes. The COB has identified recalcitrant developers who did nothing on their schemes and will take action soon.

Some pertinent issues brought up at the recent seminar ranged from problems of collection of service charges, parking lots dispute, illegal extension, defects and leakages etc. On the issue of recovery of maintenance arrears, the JMB  in addition to the normal court action against the defaulters,  can now submit a list of defaulters ( arrears more than 6 months) to COB for recovery action and to issue warrant of attachment against the defaulters. So far no precedent action has been initiated by COB against any defaulters yet.

Below are some pointers to help increase apartment and condominium purchasers’ level of awareness on ACT 663:-

*KNOW the progress phase of strata titles registration of your housing scheme whether it is still at first or second or third phase of post-development ;

The first Phase refers to the period whereby in accordance with Strata Title Act(ACT 318), developers are required to submit application for strata title. JMB to be formed within 12 months of vacant possession or 12 months of act in force ie 11 April 2008.

The Second Phase refers to Initial period whereby strata titles are issued and in the process of being transferred to unit owners from the developer. At least one quarter of the aggregate share units of the strata unit owners have to be registered first to form Management Corporation (MC).

The Third Phase refers to the formation of MC where parcel owners takes over responsibility of MC and termination of JMB within 3 three months after formation of MC.

For guide on the phases in relation to ACT 663 & ACT 318, go to impacts of ACT 663 on management and maintenance of stratified properties in Malaysia

*FIND OUT whether your housing scheme is one of those schemes that has been issued with JMB certificate by COB or otherwise. What is the name of JMB and when is the date of issuance and who are the committee members (JMC) if JMB has been set up ?.

Kompleks Bukit Jambul is the first stratified scheme in Penang Island to set up JMB on 21/9/2007..

*CONFIRM your monthly service charge payment; Is it bank into Building Maintenance Account in the case where JMB has been set up or still the developer’s account ? If the payments collected go to developer’s account, has the developer created a separate account for each project or one master account for all projects?

*UNDERSTAND the functions of COB, duties of JMB, duties of developer as well as duties of unit owners to pay maintenance charges.To know more about ACT 663 and ACT 318,  get FREE print out/download on ACT 663 and ACT 318!(Thanks to HBA).

Under these two Acts, The COB Penang has the power to act on matters relating to building maintenance problems and disputes. The COB Penang has dealt with many cases such as ceiling leakages-A property nightmare faced by this Penang blogger. Whilst legal redress is one of the options, the aggrieved owner can refer to JMB/MC and bring his case to COB secretariat to seek intervention of COB.

For advisory on property investments in Penang and Kuala Lumpur, email to us at Izrin & Tan Properties Sdn. Bhd or call us at +604 6588333 (Penang Office) or +603 92839782 (Kuala Lumpur Office) and we would be pleased to assist.

House buying guide –with more insightful tips that first time home buyers need to know

Friday, January 9th, 2009

Buying a house is more than just a financial investment as a house is often costs tens or hundreds of thousands. The money that a purchaser put down to buy a house is often the result of years of savings. So before you commit to purchase a property, you have to be clear about your objectives whether is it for your own occupation or investment or both? Although the house provides safety, shelter and comfort to your family, the decision to purchase or invest in a particular property today is a major one, the investment can become a solid asset or wealth in the future or turn out to be a financial disaster if the housing project is abandoned. compiles this updated blog with more up-to-date information, tips and guides.

Basically, you have the choice to buy residential properties of the following categories with its advantages and disadvantages as belows:-:

1.Buying a new/off-the-plan house from primary market;

This usually refer to buying property off the plan from housing developers which are yet to be built or under construction.The advantage of buying from the developer is that it is new and has never been occupied before. There are usually cheaper than completed properties. There is also the 18 months defect liability period available, if it is a residential property.However, the disadvantages are one cannot inspect it before purchase, and there is no certainty of quality or workmanship or completion or delivery date, which prompts some buyers to opt for a reputable developer.

Beware that most show units are beautifully constructed and decorated with impressive interior fittings and furniture to woo buyers whereas the units that you are going to purchase may just be a standard vacant unit without those additional things. There are progressive interests to be serviced by purchaser/borrower for loan amount disburse to developer during construction period. You will also have no idea who are your immediate neighbours or the address number of the property before buying.

In times of market slowdown and economic uncertainties, there is a greater risk of under construction housing projects being delayed or stalled or abandoned as most of the Malaysia housing developers are still building houses on Sell Than Built (STB) concept. If you wish to purchase a new house from housing developers, then check out the developer’s background and its track record, choose only to deal with housing developers with proven track record with on time delivery and reliable maintenance management team. Ask for feedback on their previous projects from third independent source! Walk away from errant housing developers. Get more information and guidelines at the website of Malaysia Housing and Local Government Ministry. Related link: Purchasing a new property.

2.Buying a completed house from secondary market;

The advantage of buying completed property is that you can inspect the house and its neighbourhood and you will get exactly the unit that you have seen. There is no risk of the project being abandoned; some buyers would rather pay the extra premium.

The disadvantage is that such properties have been lived in before, and may have some undesirable history. The other option is to buy a completed new property which is pending or has issued its certificate of fitness. Related link :Pros and cons of buying property from primary market or secondary market.

3.Buying auction property;

The advantage of buying an auction property is that it is usually below the market price. An auction is a good market place for those who wants to acquire properties fast and potential buyers could choose their preferred properties in terms of location, size and pricing at the auction and also for those who wish to acquire second property for investment as it could be rented out almost immediately.

There are factors and pitfalls that a property buyer needs to know when buying action property. Learn more at my latest blog – 8 things to consider when buying auction property.

As property is a specialized sector involving comparatively high capital, low liquidity investment, it is wise to consider one’s financial budget and needs before making a decision to rent or to buy a house.

Renting versus Buying

If you do not have much savings for the down payment to purchase the house, a cheaper alternative would be renting. As tenant, besides the normal rental and utility deposits required by the landlord, you do not need to bear documentation costs such as legal fees for preparation of sale and purchase agreement and loan documents and stamping charges for ownership transfer and yearly taxes like assessment rates and quit rent. No maintenance charges and structural repair costs either as these costs are also to be borne by the landlord. One disadvantage is that you may have to move out if the landlord decides to sell off the house or take back the place for his own use by just giving written notice to you or even increase the rentals upon expiry of tenancy. And each time you move, relocation or moving costs will be incurred.

It is certainly a better alternative to rent rather than buying if your stay is intended for short term period or you are subject to transfer to other workplace by your employer. However, buying would be a better option if and when you are going to remain in one place for long time. As new buyer of the house, you acquire the interest of the property which means you have the benefit of security and ownership of the house and it provides stability for your family. Recommended blog - Buying vs. Renting.

What are the most important factors to consider before you decide to buy your choice property? Studies have shown that two important factors influencing a person’s decision to buy a property are Location and Price.

Location versus Pricing

Completed houses in established well-populated areas are usually fetched relatively higher price than their equivalent types in new areas. These completed houses are situated in a prime locality whereby ample facilities, public transport and all essential services are easily available and are close to the heart of the main employment centres. In contrast, newly built houses in new growth areas are usually located further away from the city whereby amenities and services are usually lacking or partially available. Prices of residential properties in prime localities will usually move up where job opportunities area readily available whilst supply of houses and land availability is limited. So it would be prudent to compare the weightage of location versus pricing factors in each individual’s budget.

If a person is currently working in Bayan Lepas Industrial Area, one would have to consider whether to pay the price of say RM550,000 to RM700,000 to buy a standard double-storey terraced house nearby his workplace somewhere in Bayan Baru/Sungai Nibong/Sungai Ara area of Penang Island or pay only less than half of the price for a similar double-storey terraced house in Bukit Tengah/Bukit Mertajam area on the mainland but further away from workplace which requires longer travelling time as well as the hassle of traffic congestion at Penang Bridge.

However, for those who are looking for affordable landed houses costing RM150,000.00 and below,  your choice is rather limited and you have to widen your search to new growth areas in mainland Penang or Kedah areas which is far away from major workplace.

The future housing trend of housing in land-scarce Penang ; more supply of high rise flatted housing units whilst new stock of affordable landed homes are likely to come from new growth areas in Southern district or Northern district of mainland Penang..

Once you make up your mind to purchase a house, the next question is about sourcing for a right housing loan?

Financing a house

There are many loan packages available in the market that a buyer can choose from ie commercial banks and finance companies, building societies and insurance companies and government loans for eligible government servants.

For first-time house buyers, a recommended must read resource website would be Banking Info, a consumer educational programme by Central Bank of Malaysia which provides complete guidelines and invaluable tips on financing a house, type of loan packages, legal fees and stamp duties incurred when acquiring a property.

How much lawyer fees and stamp duty when purchase a property?

When a buyer has decided the property that he/she wishes to purchase, you are advised to engage your own solicitor to act on your behalf and are required to pay the legal fees for sales and purchase agreement and loan agreements as well as stamp duties for both documents.

To know more about charges on legal fees for the purchase of a property go to : How much should you pay a lawyer in a property transaction?.

Cash or financing when buying property?

If you are buying a property for cash instead of bank financing, there are factors to consider too, its benefits and downside, more at Cash or financing when buying property and Buying properties for cash.

For more tips and guides on house buying, go to recommended links:Ten tips for buying property and Tips of buying a home for the first time by Amy Fontinelle.

Now, ready to go for house hunting ! Get a FREE printout on Property Buying Checklist-Download here!

For advisory on individual property needs, email to your property consultants at Izrin & Tan Properties Sdn. Bhd. or call us at +604-6588333 (Penang Office) or +603 92839782 (Kuala Lumpur Office) and we would be pleased to assist.

Mainland Penang’s new growth corridor

Wednesday, September 24th, 2008

The recent opening of the Jusco Seberang Perai City in Bandar Perda, Seberang Perai adds the latest foray of a new shopping mall to the highly competitive retail sector in Penang. The RM450 million Jusco Seberang Perai City, boasts a total floor area of 2.28 million square feet built on a 19 acre site with more than 3,000 car parks, is the 2nd Penang outlet by AEON after the successful opening of its first Penang outlet at Queensbay Mall in December 2006.

Jusco Seberang Perai City at Bandar Perda

Jusco Seberang Perai City at Bandar Perda

A growing hotspot in central Seberang Perai

The development gravity is gradually shifting from Butterworth-Perai area towards Jalan Baru-Bukit Tengah-Bukit Mertajam as more lands are make available and earmarked for new housing developments including the partially developed mixed development project of 456-acre Bandar Perda township. Several government bodies such as Local government headoffice of MPSP, District Police headoffice, Bomba and Inland Revenue Department have already relocated to Bandar Perda. Central Seberang Perai is poised to be the upcoming conurbation of mainland Penang.

According to the Property Market Report 2007, Central Seberang Perai (Daerah Seberang Perai Tengah) has the most numbers of newly launched housing units totalling 605 compared to 544 units of North Seberang Perai(Daerah Seberang Perai Utara), indicating that more housing developments are taking place in central Seberang Perai.

Property Market Report 2007 on Butterworth properties

Property Market Report 2007 on Butterworth properties

Notable upcoming residential schemes being launched within the Jalan Baru-Bukit Tengah- Bukit Mertajam growth corridor area include Uda Land’s Taman Pauh Jaya along Jalan Baru, Taman Aman By PPH Group and AMDB Berhad’s Bayu Mutiara in Bukit Tengah area, Parklane Residence and Aston Villa, a RM88 million mixed development project by Ivory Properties Group.

In recent years, selling prices of newly launched housing units in this growing hotspot area of Central Seberang Perai have noticeably fast catching up and match the pricing levels of those similar houses in more established locations of Butterworth- Mak Mandin-Raja Uda area.

Market Prices for conventional double-storey terraced houses in the secondary market for established housing schemes in the vicinity of Bukit Mertajam – Bukit Tengah area namely Taman Gemilang Ria, Taman Jambu Madu, Bayu Mutiara, Desa Palma, Taman Jernih, Saujana Permai, Bandar Perda have crossed to a new price benchmark level of RM250,000.00 to RM300,000.00. However, if you are looking for similar double-storey terraced houses costing below RM200,000.00 per unit, you still have the choice whereby these houses are located in the secondary locations of Bukit Mertajam namely Alma, Juru, Macang Bubuk and Permatang Tinggi area.

Market rental ranges from RM700 to RM1,000 permonth (unfurnished) for a standard 2-storey terraced house in choice locations in central Seberang Perai and those located in secondary locations, the rental rates are in the range of RM500 to RM650 permonth.

The latest trend in the market is that more higher end luxury terraced houses are being launched, these new 2.5 storey to 3 storey terraced houses comes with bigger built up area and better design and services are being priced at new ceiling prices of RM300,000.00 to RM420,000 per unit. Similarly, more higher end with luxury design 2-3 storey semi-detached houses and bungalow are being released to the market with new record pricing ranges from RM600,000.00 to RM1.2 million per unit.

For advisory on individual property investments, purchases and rentals of Penang Properties, email to us at Izrin & Tan Properties Sdn. Bhd. or call us at +604 6588333 (Penang Office) or +603 92839782 (Kuala Lumpur Office) and we would be pleased to assist.

butterworth properties -BORR Jln Baru aerial view

butterworth properties -BORR Jln Baru aerial view

butterworth properties BORR-jln baru map

butterworth properties BORR-jln baru map

The new MPSP office building at Bandar Perda

The new MPSP office building at Bandar Perda

The new private hospital at Bandar Perda

The new private hospital at Bandar Perda

newly completed double storey houses in Taman Jambu Madu

newly completed double storey houses in Taman Jambu Madu

newly completed houses in Bayu Mutiara
Newly completed 2-storey houses at Bayu Mutiara, Bukit Tengah

2 and a half storey semi-detached house at Taman Kristal, Bukit Tengah
Newly completed 2.5 storey semi-detached house at Taman Kristal, Bukit Tengah

The new conurbation area in Central mainland Penang

Monday, December 24th, 2007

Central mainland Penang (Central Seberang Perai District), with almost 45% of the total mainland Penang population of 775,000 and the center of the largest industrial hub in the northern region of Peninsular Malaysia, is poised to be the greater conurbation area of mainland Penang.

In early 1970s, the Penang State Government began to pursue industrialization programs. The state through its development agency, Penang Development Corporation (PDC) earmarked large track of land in Prai and developed it over the years into the largest industrial corridor of the northern region comprises three industrial parks ie Prai Industrial Park, Bukit Tengah Industrial Park and newly developed Bukit Minyak Industrial Park. The entire industrial hub stretches from Prai to Bukit Tengah-Bukit Minyak-Juru areas. It has since become the main centre of workplace providing thousands of employments for the residents in mainland Penang. Owing to rapid pace of industrialization over the past three decades, demand for housing units surged which led to many housing units being built nearby the existing industrial areas namely Taman Nagasari, Taman Perai Indah, Taman Pelangi, Taman Bukit Minyak, Taman Sentul, Taman Sejati and Sungai Rambai residential area etc. Developments accelerated after the completion of the North-South Highway with many property schemes mushroomed along the corridor areas of the North-South Highway and Bukit Tengah federal route. Juru Auto City is one such landmark development which has successfully transformed Juru area into a thriving business, entertainment and tourism district.

Juru Auto City and its surrounding developments

The 14.4 ha Auto City is a one-stop auto and food center with more than 20 automobile showrooms and 50 food and beverage outlets, banks and is also the premier entertainment venue for many live artist performances and motor sport shows. All the outlets and shops are fully occupied. In addition, it has been endorsed by Penang state Government and Ministry of Tourism Malaysia as one of the tourism districts in mainland Penang. Auto City, with the support of Penang State Government and Ministry of Tourism Malaysia, has successfully hosted the recent Penang International Lantern Festival 2007 in conjunction with Visit Malaysia Year 2007 from 15/9/2007 till 31/12/2007. More info at Dazzling lantern show in Juru and Grand Christmas lantern display. If you have not visited this Lantern Festival, here are the spectacular hello kitty lantern shows.

More info at update link Auto City to venture into tourism with RM120m investment.

Also located nearby Auto City are the newly completed 46-room Goldern Nasmir hotel ,Taman Pelangi and 2-storey highway complex - Juru AutoWorld. In addition, there is also a proposal to built a theme park near Juru Auto City. More info about Penang Theme Park.

According to Penang State assemblyman for Bukit Tengah area YB Ng Siew Lai, several more tourism projects will be implemented in Juru area namely homestay programmes and turning Juru into a multi-cultural center to attract more tourists to mainland Penang.

New and ongoing housing schemes

The successful transformation of Auto City has indeed turning its vicinity areas into a new property hotbed and spurred many housing developers to follow suit over the last two years. Notable schemes scheduled for completion in the 4th quarter of 2007 are Bayu Mutiara comprising shopoffices and double storey terraced houses, TPPT’s Desa Titi Panjang, Taman Delima Jati, Bukit Minyak Business Centre comprising a 150,000 sq ft superstore – Krico and 2-storey shops, DNP Land’s Sentinnel Watch in Taman Bukit Minyak Indah, Taman Kristal, Taman Seri Delima. Other newly completed housing schemes include Taman Cendena, Villa Cendana, Taman Seri Juru and Taman Juru Indah whilst ongoing housing developments in the vicinity includes gated community schemes of Juru Heights, Asiamas’s Palm Garden and Wing Tai’s BM Utama(Mirale Boulevard) along Jalan Bukit minyak, Tawakar’s Taman Bukit Minyak exclusive bungalows, Taman Tanah Aman by PPB Hartabina and Twin Villas of Taman Desa Juru by Emico Properties. Like other new housing schemes in established areas of Butterworth, Seberang Jaya and Bukit Mertajam, more new trendy houses in gated community schemes are being launched and built with prices of new houses are noticeably fast catching up as well.

Market Price and Rental

The market price for standard double-storey terraced houses in Bukit Minyak /Juru area ranges from RM180,000.00 to RM220,000.00 per unit whilst monthly rental rate ranges from RM550.00 to RM700.00. Prices for newer completed 2-storey houses with bigger built up area of 1,800 sq ft are going for RM235,000.00 onwards whilst the sales prices for double-storey semi-detached houses ranges from RM300,000.00 to RM380,000.00 perunit. The luxury 3-storey semi-detached houses with bigger built-up area in gated community schemes in Bukit Tengah area are priced at RM588,000.00 to RM700,000.00 per unit.

For advisory on individual property needs in central mainland Penang, email to us at Izrin &Tan Properties Sdn. Bhd. or call us at +604 6588333 (Penang Office) or +603 92839782 (Kuala Lumpur Office) and we would be pleased to assist.

Map of Central mainland Penang (Seberang Perai Tengah)

From left; Mrs Gary, Director-General of Tourism Malaysia Datuk Mirza Mohammad Taiyab, Bukit Tengah state assemblyman YB Ng Siew Lai, director CL Tan, Auto City Managing Director Gary Teoh and Lantern in Motion Managing Director Colonel Lim at a cafe in Auto city after their visit to the Penang International Lantern Festival.

Front view of Phase 3 Juru Autocity

Food outlets and shops at Auto City

Some latest snapshots of the newly completed housing schemes in the vicinity of Juru Auto City area ;

Double –storey terraced houses at Bayu Mutiara

3-storey luxury semi-detached homes at Taman Kristal Bukit Tengah

Double-storey terraced houses at Taman Juru Indah