Archive for September, 2008

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

Safeguarding property ownership rights

Tuesday, September 9th, 2008

Penang property owners beware! According to the recently released Auditor-General’s Report 2007 on activities and special studies of Penang State’s government agencies and reports prepared by Penang State Department of Land and Mines, the auditor findings disclosed that there are several land forgery cases recorded in Penang State. Apart from the one landmark case Boonsom Bunyanit vs Adorna Properties Sdn.Bhd, there are also a number of fraudulent cases involving lands in the State.

According to the report, there are 7 cases of signature forgery on transfer form (Borang 14A) and fraudulent land transfers detected and the properties identified are located in both Penang Island and mainland Seberang Perai whilst another 4 cases involving forgery of documents relating to court order, more at Auditor-General’s Report 2007 (page 129 -132, Table 50 & 51). And the shocking revelation is the opinion of the auditor :-

“Pada pendapat Audit, Pejabat Tanah Dan Galian tidak dapat mengesan kesahihan dan ketulenan dokumen yang dikemukakan bagi urusan tanah kerana kakitangan Pejabat tidak ada kemahiran dalam bidang tersebut. Hak pemilik tanah tidak terjamin apabila berlaku pemalsuan dalam urusan tanah.”

(In the opinion of the auditor, The Department of Land and Mines could not detect the validity and authenticity of the documents presented for land dealings because the department staff does not have the expertise in this field. The rights of the land owners can not be guaranteed when forgery in land dealing occurs).

In light of the above, Penang land and property owners are advised not to take things for granted and to exercise caution on the safekeeping of their property title deeds and conduct regular title searches and seek reputable solicitor advice.

Amendment to Section 340 National Land Code

According to Ministry of Internal Security’s reply in Parliament house on 9 July 2007, the number of case of fraudulent signature for land title transfer recorded during the period 2001 till May 2007 are 16 cases in 2001, 19 cases in 2002, 22 cases in 2003, 32 cases in 2004, 35 cases in 2005 and 40 cases in 2006 and 16 cases up to May 2007. The statistics disclosed that forgery of land titles and land scams are on the rise. In a move to safeguard and protecting the landowners, Malaysia’s Bar Council has taken a lead and submitted a memorandum to the then Natural Resources and Environment Minister Datuk Seri Azmi Khalid on July 24 last year. It is understood that in the memorandum, the Bar Council proposed several amendments to be made to the relevant sections of the National Land Code (NLC), especially Sections 340(3) and (4) and 187B. Bar Council welcomes move by government to amend s 340 NLC and is expected to be amended by year end.

For advisory on individual property 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.