Sunday, January 31, 2016
Already February 2016.. only now i start to set my 2016 resolutions..:)
- Get Fit (start with 10000 steps per day)
- Drink More Water (2 liter per day)
- Get Finish below book:
- Why "A" student work for "C" student and "B" students work for the government (buy on 2013)
- Isteri Teladan Igauan Seorang Suami - Received on 2015
- Kemana Wang Anda - (buy on 2015)
- Cukupkah Wang Anda (buy on 2015)
- Bicara ini demi Ilahi (buy on 2014)
- Bagaimana Anyss Naik Ke Langit (buy on 2014)
- Kekasih Waktu (buy on 2014)
- Ketupat Cinta (buy on 2014)
- Bijak Mengurus wang (buy on 2015)
Bandar Kinrara set to grow further
BANDAR Kinrara in Selangor is akin to the
piece of puzzle connecting Puchong, Selangor, and Bukit Jalil, Kuala Lumpur. Its easy accessibility and
affordability, especially in the early days of its development, have made it
popular among homebuyers.
I&P Group Sdn Bhd, the master developer of Bandar Kinrara, started with
Bandar Kinrara 1 (BK1) in 1991 and gradually expanded up to Bandar Kinrara 9
Bandar Kinrara is strategically located 25km away from Kuala Lumpur city
centre and Cyberjaya, 30km away from Putrajaya and 8km from Bandar Sunway.
It can be accessed through the Shah Alam Expressway (Kesas), Bukit Jalil
Expressway, Lebuhraya Damansara Puchong (LDP), Maju Expressway (MEX), New Pantai
Expressway (NPE) and Jalan Puchong.
Early projects in Bandar Kinrara were mostly landed homes consisting
mid-range 1 and 2-storey houses. As the working population grew, non-landed
residences were introduced, especially low to medium-cost ones, including
Kenanga Apartment, Sri Tanjung Apartment and Merak Apartment.
Knight Frank Malaysia managing director Sarkunan Subramaniam describes Bandar
Kinrara as a well-planned integrated township, albeit with a conventional
design. It offers a mix of commercial shophouses within residential areas and
other amenities such as schools, recreational parks and places of worship,
making the area a comfortable place to live.
“A developer’s good reputation is also an assurance of capital appreciation.
It’s a highly populated township with a good sales and rental market,” he
Great capital appreciation
In terms of capital appreciation, Michael Choy, senior real estate negotiator
of Reapfield Properties Sdn Bhd, says prices of some landed residential
properties in Bandar Kinrara have more than doubled from six years ago, while
high-rise properties are also seeing steady price growth in the past three
years. The hike in prices of landed homes has made high-rise properties more
attractive to homebuyers.
“As an example, a 2-storey house in Qaseh at BK8, with a size of 24ft by
70ft, is going for RM1.5 million!
“So, for people who can’t afford it, they may shift their focus to
high-rises, which are more affordable,” he says.
In an analysis of transactions of non-landed residential properties by
theedgeproperty.com covering areas from BK1 to BK9 as well as the neighbouring
areas of Taman Kinrara and Taman Bukit Kuchai, the average price in 2013 was
RM248.50 psf (pls confirm), compared with RM234 psf in 2012. As at 3Q2014, the
highest average transaction price recorded was RM309 psf.
says there is demand for low and medium-cost apartments, especially those in the
price range of RM110 to RM380 psf, such as Enggang Apartment, with a built-up of
700 sq ft and selling for RM80,000, and Merak Apartment, with a built-up of 860
sq ft and selling for RM320,000, as shown in transactions in the past 12
However, he notes that newer condominiums with facilities in the higher price
range of RM450 to RM600 psf are also seeing rising demand, resulting in strong
He cites as example the smallest units at The Zest in BK 9 with a built-up of
1,191 sq ft, which were selling for RM230,000 during the launch in 2008. One of
these units was sold for RM650,000 this year.
Incoming non-landed housing supply includes 8 Kinrara and Duet Residence. 8
Kinrara, an integrated development comprising retail and residential units by
I&P, was launched in 2013 at an average price of RM600 psf, according to
Choy. The project offers 35 storeys of residential units and shopoffices in one
block. It consists of 236 serviced apartments with built-ups of 623 to 2,483 sq
ft. The development is expected to be completed by 2018. Three storeys will be
allocated for shopoffices, and the rest will be residential units.
Duet Residence, which is located in BK6, is developed by Bandar Kinrara
Properties Sdn Bhd. The 1.91-acre project comprises two blocks — 23 and 21
storeys — with a total of 232 units. The built-ups are between 1,029 and 2,596
sq ft. Duet Residence is slated for completion by end of this year.
to Montprimo Sdn Bhd, the marketing agent of Duet Residence, the remaining 20%
of units for sale are now priced at an average RM635 psf, compared with RM500
psf during its launch in 2013.
Currently, there are only three parcels of vacant land left for residential
developments in Bandar Kinrara, which Choy says, may see I&P launch
additional blocks of serviced apartments near the Giant hypermarket and 8
Kinrara. The selling price is expected to be RM700 psf, he adds.
Knight Frank’s Sarkunan notes that the prices of low and medium-cost
apartments in Bandar Kinrara have been growing in tandem with the rise in prices
of new launches.
“The existing landed residential properties in the affordable range are
generally dated and require maintenance and renovations, which may increase the
cost for future buyers. Thus, current buyers are likely to look for high-rise
dwellings due to affordability issues as well as better returns,” he says.
TPE Realty negotiator Belinda Lim, who is familiar with the area, concurs.
“Most low to medium-cost high-rise homes here are freehold and less than 15
years old. This is one of the reasons homebuyers and investors are interested in
Bandar Kinrara’s high-rise properties.”
She says most condominiums and apartments are located in BK2 and BK3.
Property prices in newer areas, such as BK5 and BK6, are higher than in the
older areas such as BK1 to BK4.
In terms of rental yields, property agents concur that those who bought the
low to medium-cost apartments in Bandar Kinrara 5 to 10 years ago, have enjoyed
good yields. According to Choy, the rental yields are between 5% and 6%.
He notes that the rents of high-rise residences in Bandar Kinrara are mostly
below RM1,000 per month, and this is drawing strong interest from those looking
for affordable accommodation.
“It is easier to rent properties below RM1,000 [per month] due to
affordability and the rising cost of living. With a budget of around RM220,000,
investors can get a medium-cost unit and rent it out for RM850 [a month]. That
will generate a yield of around 5%, which is higher than fixed deposit rates,”
Currently, the average monthly rent for older medium-cost apartments range
from RM600 to RM750, while newer ones are fetching RM1,000.
However, for new launches that exceed RM500 psf in price, Choy notes that the
rental yield will not be as attractive as the older ones.
Next growth catalysts
While Bandar Kinrara properties have experienced strong capital growth over
the years, Sarkunan says the price growth of high-rise residential properties is
expected to moderate due to incoming supply in and around the township. The
current tight financing conditions and uncertainties in the economy and property
market may affect price growth as well.
According to him, future supply, including projects under construction — Duet
Residences (233 units), 8 Kinrara (236 units) and The Linq at Kinrara Uptown
(684 units of serviced apartments) — are slated for completion by 2018.
“The existing and impending supply of high-rise residential units will create
a more competitive rental market that favours tenants. This may inevitably
reduce rental yields going forward, with tenants spoilt for choice,” says
He notes that stratified homes in neighbouring residential areas, such as
Bukit Jalil, Pinggiran Putra and Seri Kembangan, are competitively priced and
may put pressure on price growth as well.
“Some of the projects under construction, particularly those under the DIBS
(Developer Interest Bearing Scheme) where low downpayments were required for
property purchases, may see the soon-to-be-completed units put up for sale at
competitive prices amid the challenging property market conditions,” he
TPE Realty’s Lim is also cautious of the near-term price movement, especially
of the newer projects if market sentiment remains sluggish.
“Investors who have purchased the apartments or condominiums five years ago
or earlier are enjoying good rental returns. However, for recent buyers, they
may face difficulties in getting tenants or the rent may be insufficient to
cover their monthly instalments,” she says.
However, Reapfield’s Choy says although transactions are few, demand remains
strong as the number of enquiries for Bandar Kinrara properties has not let up.
“People still want to buy, but affordability is their main concern.”
He notes that in terms of pricing, Bandar Kinrara tends to be a market
follower as it relied on growth in neighbouring townships, such as Puchong,
Bukit Jalil and residential areas along Jalan Puchong, for leads.
order to grow further, Bandar Kinrara needs new catalysts. The light rail
transit (LRT) extension project and Bukit Jalil City development could be the
drivers for future growth,” he says.
The LRT extension project for the Ampang Line, which starts from the Sri
Petaling station, passes through Kinrara before ending in Putra Heights. There
will be two stations in Bandar Kinrara — Alam Sutera and BK5.
The Alam Sutera station is located in between BK1 and BK9, about 10 minutes’
walk from The Zest, and the BK5 station is located in between BK2 and BK5, right
in front of the Giant hypermarket and 8 Kinrara. The distance from the two
stations is 3.5km.
Bukit Jalil City is just 5km away from these two locations. The 50-acre
integrated development, a collaboration between Malton Bhd and Kuala Lumpur
Pavilion Sdn Bhd, is slated for completion in 2019.
The project has four major components, including a two million sq ft Pavilion
Bukit Jalil shopping mall (also known as Pavilion 2) and The Park Sky Residence,
which comprises 1,098 serviced apartments, 444 units of 2 and 3-storey shoplots
and 3 and 5-storey retail offices. Although the market is cautious in the near
term, reflecting the current economic conditions, the real estate agents and
consultant believe that with good fundamentals, Bandar Kinrara’s maturity as a
residential development is well poised for the next phase of growth in the
This article first appeared in The Edge Property
pullout, on Sept 25, 2015. Download The Edge Property for
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"The capacity to be alone is the capacity to love. It may paradoxical to you, but it's not. It is an existential truth:only those people who are capable of being alone are capable of love, of sharing, of going into the deepest core of another person - without possesing the other, without being dependent on the other, without reducing the other to a thing, and without becoming addicted to the other. They allow the other absolute freedom, because they know that if the other leaves, they will be as happy as they are now. Their happiness cannot take by the other, because it is not given by the other " - OSLO