Monday, December 28, 2009
Tuesday, 1 December, 2009 11:11 PM
From: "ng boonhong"
To: firstname.lastname@example.org, email@example.com, firstname.lastname@example.org
Cc: email@example.com, firstname.lastname@example.org, email@example.com
I am a resident of USj2 and write, on behalf of a few residents in USJ 2, to offer our humble opinion on the proposal for a GnG community in USJ2.
Firstly, we would like to record our appreciation and thanks to the Committee of USJ2 RA for the commendable effort in trying to ensure a secure and safe environment for residents in USJ2. It is also heartening to note that generally the residents are concerned with the security problem in the area.
We are in favour of viable measures to improve safety and security in USJ2. The proposal for a GnG community in USJ2, on the surface, looks attractive. However, there are concerns that the implementation may have legal and practical implications that merit in-depth considerations.
Some of these are :
1. The project may be unlawful. The roads in USJ2 are public places and it is unlawful to prevent/restrain members of the public from having free and unrestraint lawful movement/access. The mere act of stopping vehicles, erecting barriers, diverting traffic and recording particulars of persons wanting access into the area, to my mind, constitutes "restrain". Only the Police and some relevant authorities are empowered by law to conduct such activities for purposes of security, maintenance of public order and traffic management. The security guards are not vested with such powers ;
2. It is said that the local authorities, in this case the MPSJ, can approve the project if substantial number of residents ( 75% - 80 % ) agree to it. We would greatly appreciate if we could be enlightened on the provisions of the Law or Regulation authorising MPSJ to act as such and also whether or not this Law or Regulation, if any, are ultra vires the Federal Constitution which guarantees lawful free movement.
3. If the project is unlawful, who will bear the consequences of any litigation that may arise from any untoward incidents or challenge. The USJ2 RA Committee needs to be protected from this eventuality.
4. The infra-structures in USJ are unique ( unlike other housing schemes in USJ ) and affect practical implementation of the GnG project. Two schools and a mosque are located in the middle of USJ2. The area is flanked by Jalan Kewajipan and Jalan Tujuan - two of the busiest roads in USJ/Subang Jaya. There are six entry points into USJ2, a pedestrian crossing from USJ2 to SS 14 Subang Jaya, two petrol stations and two rows of low-cost shop lots. Implementation of the GnG project will cause inconvenience to movement within USJ2 itself and traffic jams especially during peak hours.
5. It is said that the principals of the 2 schools had agreed to the GnG project. Theirs are only 2 opinions. Have they brought the matter to the attention of the Parents/Teachers Association ? What have the people in areas outside USJ2 who send their children to school got to say ?
6. Sad to say, it would appear that the residents have to fend for themselves to ensure their safety and security. To many, this appears to be an Abdication of Responsibilities by the proper authorities. In particular, it does not speak well for the Police. For this reason too they do not support the GnG project.
7. This is a project to be funded by voluntary contributions by the residents and is not bound by any agreement. Many may choose not to contribute. There are also those who may eventually withdraw support if, by and by, they consider the required cost and monthly maintenance too high. In this eventuality, the project may collapse.
The concerns enumerated above represent the reasons why some residents are not in agreement with the implementation of the GnG project. It is presented in good faith and not intended to undermine support for the project. As pointed out earlier, we are all in favour of viable measures to improve security and safety in USJ.
In the meantime, in view of the high crime rate ( not including those that go unreported ), representation needs to be made to the Police to conduct and maintain "high visibilty patrols" in our area.
To my mind, the following are some measures requiring study/consideration as viable alternatives :
1. In most cases, house breaking were through the back doors. MPSJ should consider allowing construction of gates to prevent unauthorise entry into the back lanes. I surmise MPSJ objects to this for reason that keys to the gates cannot be readily available in case of emergencies like fire-fighting. Actually, in such eventuality, the gates can be smashed down if keys are not readily available.
2. CCTV coverage of USJ2 with links to Police Station. The cost and maintenance may be high. On the other hand, this may not be so if the project is undertaken with support from Telcos and MPSJ. Telcos may be interested in view of benefits they can derive from such projects.
3.Rukun Tetangga has proved difficult to implement in our area. In lieu of this, we can probably look into the possibility of employing Malaysian citizens as security guards with Auxillary Police powers to conduct patrols and checks. The auxillary Police powers can only be exercised within USJ2 or any area in USJ approved by the IGP. 8 to 10 such personnel working on 8 hourly shifts should suffice.
This email is forwarded in good faith and sincerity in supporting any viable measures to improve safety and security in our community.
Thank you for your attention.
Ng Boon Hong
Sunday, December 27, 2009
Security access uses a keycard system and there are several security guards on duty at the gate house above. Some students managed to get in without any car park access card because the security personnel know them and there are ample car parks anyway.
There are about 4 or 5 of these mamak shops below on the swimming pool deck which serves affordable food to the residents. As you can see, the trolley from a neighbouring hypermarket even found its way into the building, past security and everything.
Saturday, December 26, 2009
Najib announces RPGT reversal
NEWS/COMMENTARIES Thursday, 24 December 2009
By Syed Jaymal Zahiid, The Malaysian Insider
The five per cent tax, which was announced under Budget 2010 in October, is normally imposed to curb speculation but due to its flat structure does not differentiate between homeowners who have been holding a property for 20 years or those who are flipping properties within one or two years for a profit.
The property sector was taken by surprise by the announcement and had expressed worries that it would have sent a message to potential investors that the government has not been consistent in its policymaking.
An exemption on the RPGT was given in 2007 by the then-Tun Abdullah Ahmad Badawi administration in order to boost the property development industry.
Its removal two plus years later with little warning could have heightened the feeling of uncertainty among investors.
But speaking at a dinner with the federation of Chinese Associations Malaysia tonight, Najib allayed fears from the business sector, many of whom are from the Chinese community.He said the decision to backtrack on the implementation of the RPGT will likely cost the government RM200 million in lost revenue.
Apart from this, Najib also announced that the hospitality industry will enjoy a 60 per cent reinvestment allowance from the government, to be handed out to hotels undertaking investments for renovation and refurnishing.
He said that in line with this new policy, the government will extend the investment allowance for 15 years.
The announcements were made following requests made by the Federation of Chinese Associations for the government to help the property sector.
“I hope the Chinese community will respond to the announcements accordingly,” he said.
Najib also said that he hoped to see the Chinese reciprocate his gesture by helping him realise his “1 Malaysia” concept.
Sunday, November 22, 2009
Here are the results of the renovations. Refer to here (http://realtymalaysia.blogspot.com/2009/10/renovations-at-pangsapuri-subang-jaya.html) for pictures before renovation.
pictures above and below: This used to be the kitchen, now renovated and become a double room with a double-decker bed
Monday, November 16, 2009
Saturday November 7, 2009
St Mary Residences to set new benchmark in Jalan Raja Chulan
By THEAN LEE CHENG
ANIL, 45, from India works in the oil and gas industry. Managing projects on a piecemeal basis, his work entails quite a bit of travelling. Anil flies into Malaysia several times a year, sometimes it is a week, sometimes two.
Renting an apartment is not cost effective, likewise staying two weeks at a hotel. Accommodation has always been an issue, until about a decade ago with the appearance of serviced apartments, which he can rent on a weekly or monthly basis.
When it was launched in June, prices average RM1,000 per sq ft with early bird purchasers paying about RM900 per sq ft. The second launch was priced 25% higher at an average of RM1,250 per sq ft.
Reuters - Monday, November 16
SINGAPORE, Nov 16 - Sales of uncompleted private homes in Singapore plunged 29 percent in October from September, falling below the 1,000 unit level for the first time since January as government measures to cool the property market took effect.
Private developers including property giants City Developments and CapitaLand sold 811 units in October, according to data on the Urban Redevelopment Authority website, down from 1,143 units a month earlier.
The October data marked the third consecutive monthly drop since sales hit a high of 2,772 units in July, but volumes were still well above the 211 units that changed hands in October 2008 during the worst of the global financial crisis.
Singapore moved to curb speculation in the housing market in September, saying authorities will release more land for development and make it harder for home buyers to defer payments. [ID:nSIN486658]
"The market is most definitely cooling down," said Mohamed Ismail, CEO of PropNex, a real estate broker. He predicted sales in the last two months of 2009 will likely be less than 2,000 in total.
"The pent-up demand which accumulated during the financial crisis has largely been spent," he added.
URA started releasing monthly sales data in June 2007 for private property, which house around 15 percent of Singapore's population. The majority live in government-built apartments.
Thursday, October 29, 2009
By BETTINA WASSENER
Published: October 28, 2009
HONG KONG — Almost four years after swelling property prices started to collapse in the United States, giving rise to the most severe global financial and economic crisis in decades, the housing market remains depressed in many parts of the world — except in much of Asia.
Here, property prices have defied the global gloom, soaring this year as buoyant economic growth and low interest rates prompted an inflow of money into apartments and houses — as well as stock markets — across the region.
Earlier this month, a Hong Kong luxury apartment sold by the developer Henderson Land grabbed headlines when it sold for $55.6 million, at a price per square foot that had never before been seen in a city renowned for some of the world’s most expensive housing.
Over the past few weeks, regulators across the region have begun to announce small steps to keep a lid on property prices. Some investors are also now indicating that they are ready to take a break from the frenzy.
So far this year, residential prices in Singapore are up 15.9 percent, according to analysts at Macquarie. In Hong Kong, they are up 23 percent, and back at their March 2008 peak. Residential prices in most Chinese cities are at least 15 to 25 percent above the lows of a year ago, Macquarie estimates.
The rally has extended to emerging Asia’s stock markets, which have easily beaten Wall Street and Europe in their performance this year. As a result, Asia has also dominated global I.P.O. activity — though as Excellence’s decision and the lackluster performance of numerous recent debuts show, the oomph has now gone out of that market.
“We believe the market will normalize next year, but also, that it is unlikely to fall sharply again, despite increased regulatory controls by the authorities,” said Kevan Tsang, an analyst at the ratings agency Moody’s, referring to mainland China’s property market.
Saturday, October 24, 2009
Friday, October 23, 2009
Thus, embarking on another journey of renovations and furniture shopping. I am also fortunate enough to come across a very understanding seller who is willing to give me vacant possession when I paid the booking fee. (N.B: However, this arrangement is risky and not encouraged and only possible if there is this element of trust between buyer and seller). A tenant was found also on the same day and we have exactly 1 month to deliver the apartment to the tenant.
Below are some pictures of the apartment before and during renovations. I will post pics after renovations in exactly 1 month to show you the results. Keep posted...
The major part of the renovation is the electrical wiring and plumbing. It was discovered during the inspection that the Electric DB was not able to support 4 air-cons. This apartment was constructed almost 20 years ago when homes typically only have 1 air-con (When air-cons were expensive!). The kids rooms can only accomodate fans. The piping was done using Galvanised Iron Pipes which has since rusted and blocked.
The parquet was removed some time ago due to termite infection. I do not like the tiles and tiles are really not suitable for bedrooms. The 1st thing your feet touches when you wake up must not be cold. Over years, one would develop arthritis. Hence, we are going to cover the bedroom floors with termite-free teak wood (laminate... hahaha!).
The door of the master bedroom is also adjusted to give common access to its' bathroom so that the ratio of tenants to bathrooms will be 2:1. The sink will be relocated out of the bathroom so that people who are just applying make-up or brushing their teeth will not get in the way of those with more pressing or desperate agendas!
Keep posted for the results!
SINGAPORE: Private home prices rose 15.8 per cent in the third quarter compared to the second quarter — slightly lower than the initial forecast of a 15.9—per—cent rise made by the Urban and Redevelopment Authority (URA) in early October.
The rise in prices between July and September is a sharp turnaround from the 4.7—per—cent fall seen in the second quarter, and snaps four straight quarters of decline.
According to the URA, non—landed private homes in the city fringe areas saw the highest increase in prices of 18.5 per cent in the third quarter, while the prime districts saw private home prices rising 15.2 per cent. In the rest of Singapore, private home prices climbed 16.1 per cent.
In the second quarter, all three regions had seen a decline in private home prices of between 2 and 5 per cent.
Meanwhile, property prices for office, shop and industrial properties decreased by between 1.2 and 2.1 per cent.
Rentals of private residential, office, shop and industrial properties also fell, with the decline ranging from 0.9 to 4.1 per cent.
URA said that the fall of rental rates for all property types in the third quarter moderated compared to the second quarter.
Meanwhile, prices of HDB resale flats rose 3.6 per cent in the third quarter. Resale transactions increased by about 14 per cent from the second quarter to 11,649 cases.
The Housing & Development Board (HDB) said the median Cash—Over—Valuation (COV) amount among all resale transactions has risen to S$12,000. It said in tandem with this trend, cases transacting above valuation has also increased to 79 per cent.
HDB said that in the next two months, the public can look forward to another 4,000 Build—to—Order flats in Punggol, Bukit Panjang, Sembawang and Dawson.
Together with other sale exercises, as well as flats offered under the Design, Build and Sell Scheme, the total flat supply for 2009 would be about 13,500 units.
HDB said it is monitoring demand and would adjust its building plan accordingly to ensure an adequate supply of new flats.
Friday, October 2, 2009
At the same time, it is also reported that private home prices have soared 15.9% in the 3rd quarter. This have wiped out half the losses since mid-2008. However, the Straits Times quoted experts warned that this could be due to excessive speculation. The government may intervene if the price rise continue to be unsustainable.
A number of property launches are also advertised including overseas projects such as the Gold Coast, New Zealand, London and our very own D'Tiara. Amanah Raya advertised D'Tiara with a lucrative 10:90 scheme and a dubious 35% guaranteed rental return. Prices for D'Tiara at KL Brickfields area start from SGD228,000. However, Singaporeans may not have a problem choosing large luxurious Auckland City Apartments in New Zealand which comes with a car park starting from SGD225,000. The Kiwis also offer a more realistic guaranteed rental return of 7%.
London's Woodberrypark project is also advertised in the Straits Times with starting prices at GBP199,950. These are 1,2 and 3 bedroom units located in Zone2, 5 minutes from the Picadilly Line. Despite the hefty starting price for a 1 bedroom unit, it should not be far off the reach of many Singaporeans as that price would get the same size unit in central Singapore.
Thursday, October 1, 2009
Posted: Fri Oct 02, 2009 11:55 am Post subject:
Visit dua residency the other day and there is this landlord selling his f/f unit 2.3ksft @ 1k psf and willing to guarantee 12k rental per month ... Non furnish units i still see ads asking Rm 850 psf ... Actually this is not a bad place to stay consider the asking price ...
Sinleong: This guarantee high rental rate is an old trick... I hope you guys think about it.
2300sf @ RM1000psf = RM2.3million
Normal price is RM850psf i.e. RM1.955million
Difference is RM345,000.
Rental guarantee is worth RM12k x 12months = RM144,000.00
I can get my friend to sign the tenancy agreement with you. After 12 months, my friend moves out. He gets to stay in Dua Residency for 12 months and I get RM200k more for my sale. WIN WIN LOSE Situation. Haha!
Don't forget, you pay maintenance fees over this 12 months... RM0.40 x 2300sf = RM920/month or RM11,040 per year.
Monday, September 21, 2009
Thursday, September 10, 2009
This used to be the kitchen and has since been converted into a bedroom. The wet kitchen is now a balcony to enjoy the pool view. I thought earlier of converting it into a sexy shower area but decided against it due to time constraint and avoid getting myself into trouble. Every bedroom is air-conditioned and later furnished with 2 wall mounted book shelves, a wardrobe, bed+mattress, writing desk + chair and fan. This picture taken before the blinds was installed.
We retiled all the bathrooms with white tiles and black grouting to lend that modern touch. The WCs have been changed to these modern single units from Johnson Suisse - expensive stuffs but since we are going to let this last a long time, why not? Since we moved the sink outside the bathroom, there is more space for the shower and we built a tempered glass partition so that the WC does not get wet after the shower is used.
As mentioned we moved the sink outside and this is a designer Johnson Suisse sink with tap. Why move it outside? So that we have more space inside the bathroom for an orgy and so that students rushing for their class in the morning do not need to wait for someone to finish on the pooper before brushing his/her teeth. There are 2 bathrooms.
Thursday, September 3, 2009
Residents could not remember if the buildings have ever been repainted since they moved in. Walls are peeling off and mold set into the surface.
Hygiene is also a major concern. There appears to be old clothing, used pharmaceutical contraptions and garbage strewn down the back part of the building which houses the units' kitchens and 2nd bathrooms.
The corridors' railings also do not offer much protection and it is easy for children to climb over and fall. The mouldy walls would probably assist the fall by being slippery.
... appears to be locked...
The library in the same clubhouse, though unlocked...
.... appears to be sacked...
The once popular jacuzzi is not very appealing any more...
The clubhouse also houses a cafe which serves affordable food and appears to be doing brisk business. The cafe faces the pool which fortunately still enjoys good use and in good condition.