Archive for December, 2007

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, Intproperties.com 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

Butterworth new growth corridor along BORR

Monday, December 3rd, 2007
With the opening of the RM700million Butterworth’s highway, Butterworth Outer Ring Road (BORR) and improved highways connectivity from North-South Highway to Penang Port and Butterworth Ferry terminal brough about by this newly completed BORR, the corridor areas along the 19km ring road stretching from Butterworth Ferry Terminal to Bagan Agam-Sungai Puyu-Sungai Dua Interchange area (north stretch) and Butterworth-Perai-Jalan Baru area (south stretch) have become one of the mainland Penang’s property hotspots as increasing numbers of housing schemes were either being revived or launched in recent months.

In addition, major infrastructure developments earmarked along the BORR corridor area as recently announced under the NCER initiatives, when kick off as planned without delay, will further accelerate the economic development of Butterworth area. These major projects are :-

Penang Sentral

Redevelopment of Butterworth Bus Terminal - a new RM100Mil bus terminal which forms part of the proposed Penang Sentral will be built near the Butterworth Ferry Terminal to replace the old bus terminal which was destroyed by fire six years ago. However, this redevelopment will only be able to take off when outstanding title issues are resolved.

The RM2bil Penang Sentral is a key component of the NCER initiatives and will be the Butterworth’s transportation hub, comprises an integrated terminal for rail, road and sea travel. More related info on Penang Sentral at here and here.

Expansion of North Butterworth Container Terminal (NBCT)

The NBCT will be further expanded when Penang Port reclaims 405 hectares along the Butterworth coastline. The expansion would cost RM3.2 billion and to be carried out over 10 years . More at Penang Port set to see its glorious trading days and Penang Port to handle more cargo.

One recommended resource paper by SERI, The Think Tank for the State of Penang, posted on its website provides good insights on NCER initiatives-Penang as an integrated logistics and transportation hub under northern corridor economic region.

Butterworth Property Sector

Butterworth town, once a thriving business and commercial center from 1970’s to early 1990’s, however, experienced declining business activities after several major government institutions ie district office, hospital and the administrative office of MPSP relocated to Bertam, Seberang Jaya dan Bandar Perda in Bukit Mertajam respectively. This has affected the occupancy and prices and rentals of commercial shopoffices particularly along Jalan Bagan Luar. Interest on new shopoffices has also shifted to Bandar Seberang Jaya and Jalan Raja Uda area noticeably Woolley Avenue by Ipoh-based developer Woolley Development Sdn Bhd where new 3-storey shopoffices being sprung up and has become a new vibrant commercial area. Monthly rentals for ground floor shopoffice ranges from RM2,000 onwards.

Unlike the commercial sub-sector, the Butterworth residential sector continues to be on healthy growth in tandem with the buoyant economic expansion. In recent months, more new housing schemes have been launched, notably Sunrise Villa, Palm Villas–3 storey courtyard villas, Amanbayu gated project - Resort lifestyle by the sea, Taman Jawa By IJM Properties, Cassia Condominium by Island Lanscape and Delink @ Taman Segar by Oriental Max Group. It is noted that some of these new launched schemes are either higher end condominium units or 3-storey landed homes with bigger floor area that comes with better design, finishes and facilities in a gated community environment.

Whislt notable housing schemes under construction are Sea view Tower, Vista Bay, Airmas’s Taman Senangan at Teluk Air Tawar, Centroview Apartments and Taman Cemerlang etc.

Some of the existing high rise flatted housing developments located along BORR corridor area include Park View @ Harbour Place, Pangasuri Ria, Pangsapuri Arked, Pantai Apartments, Vistana Perdana, Affina Bay etc. The Butterworth property sector also saw the entry of the newly completed Citrine Tower (Block D Pangsapuri) by Thong Sin’s Group comprises 3-bedroom apartment with a floor area 1,000 sq ft. Prices from RM141,800 onwards. Rental rates for 3- bedroom apartments in Butterworth with floor area of about 800 - 1,000 sq ft ranges from RM650 to RM1,000 per month.

Several vacant development lands along the BORR area are currently available for sale. Sales price from RM60 to RM150 per square foot.

The real estate landscape of Butterworth area and its vicinity along BORR may set for change following the government decision to implement several major infrastructure projects in Butterworth hub under the NCER initiatives, the move will likely to spur more real estate projects being developed in new growth areas in the vicinity of BORR corridor area namely Prai Perdana township, Bagan Ajam, Bagan Jermal, Sungai Dua, Raja Uda, Bagan Lalang and Teluk Air Tawar area.
For advisory on lands or property investments in Butterworth area, 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 Butterworth and BORR

Aerial View of BORR connecting to Jalan Baru

General view of Butterworth developments along BORR

Overview of the North Butterworth Container Terminal (NBCT)

SeaView Tower and Park View Tower at Harbour Place, Butterworth

View of Vista Perdana Apartments

Affina Bay Condominium along BORR