AYSIA

AL

M
JPPH
 LAPORAN PASARAN HARTA
WILAYAH SELATAN
Separuh Pertama 2019

SOUTHERN REGION
PROPERTY MARKET REPORT
First Half 2019

JABATAN PENILAIAN DAN PERKHIDMATAN HARTA

KEMENTERIAN KEWANGAN MALAYSIA

VALUATION AND PROPERTY SERVICES DEPARTMENT

MINISTRY OF FINANCE MALAYSIA
Jabatan Penilaian dan Perkhidmatan Harta
Kementerian Kewangan Malaysia
© Hak Cipta Terpelihara 2018 © Copyrights Reserved 2018
Jabatan Penilaian dan Perkhidmatan Harta
Aras 9, Perbendaharaan 2,
No. 7, Persiaran Perdana, Presint 2
Pusat Pentadbiran Putrajaya
62592 Putrajaya
Telefon : 03 - 8886 9000
Telefaks : 03 - 8886 9002
e-mail : jpph@jpph.gov.my
Pusat Maklumat Harta Tanah Negara (NAPIC)
Jabatan Penilaian dan Perkhidmatan Harta
Aras 7, Perbendaharaan 2
No. 7, Persiaran Perdana, Presint 2
Pusat Pentadbiran Putrajaya
62592 Putrajaya
Telefon : 03 - 8886 9000
Telefaks : 03 - 8886 9007
e-mail : napic@jpph.gov.my
Atur huruf dan kerja seni oleh:
Pusat Maklumat Harta Tanah Negara (NAPIC)
Valuation and Property Services Department
Ministry Of Finance Malaysia
Valuation and Property Services Department
Level 9, Perbendaharaan 2,
No. 7, Persiaran Perdana, Precint 2
Pusat Pentadbiran Putrajaya
62592 Putrajaya
Telefon : 03 - 8886 9000
Telefaks : 03 - 8886 9002
e-mail : jpph@jpph.gov.my
National Property Information Centre (NAPIC)
Valuation and Property Services Department
Level 7, Perbendaharaan 2
No. 7, Persiaran Perdana, Precint 2
Pusat Pentadbiran Putrajaya
62592 Putrajaya
Telephone : 03 - 8886 9000
Telefax : 03 - 8886 9007
e-mail : napic@jpph.gov.my
Typesetting and artwork by:
National Property Information Centre (NAPIC)
 CONTENTS

Introduction
1 •
•
Demographic Profile
Income Stratification

2 Overview of Southern Region Property Market

Property Focus
3 • State Affordable Housing

Property Highlights
4 •
•
Infrastructure Projects
Mixed Development Project
 GLOSSARY

Apt - Apartment
AOR - Average Occupancy Rate
ARR - Average Room Rate
BNM - Bank Negara Malaysia
CBD - Central Business District
CCC - Certificate of Completion & Compliance
EDTP - Electrified Double Railway Track Project
FDI - Foreign Direct Investment
GDP - Gross Domestic Product
GFA - Gross Floor Area
IRDA - Iskandar Regional Development Authority
JPPH - Jabatan Penilaian dan Perkhidmatan Harta
KL-SG HSR - Kuala Lumpur-Singapore High Speed Rail
Km2 - square kilometre
KVMRT - Klang Valley Mass Rapid Transit
LRT - Light Rail Transit
MRT - Mass Rapid Transit
NAPIC - National Property Information Centre
NLZ - Net Lettable Area
OR - Occupancy Rate
p.m.t. - per metric tonne
p.s.f. - per square foot
p.s.m. - per square metre
SA - Serviced Apartment
SD - Semi-Detached House
SOHO - Shop Office Home Office
SOVO - Shop Office Versatile Office
TRX - Tun Razak Exchange
SOUTHERN
REGION
 SOUTHERN
REGION
Property Monitor : Southern Region

Market Activity

Property Total Volume (Units) Total Value (Units)

Sub-Sector H1 H1 Y-o-Y H1 2018 H1 2019 Y-o-Y
Period 2018 2019
Residential 23,992 25,253 1.1▲ RM6,796.67 RM8,004.34 1.2▲
Commercial 2,606 2,905 1.1▲ RM1,970.99 RM2,059.43 1.0▲
Industrial 626 925 1.5▲ RM1,322.07 RM1,488.58 1.1▲
Agriculture 7,453 6,711 0.9▲ RM2,076.81 RM1,781.12 0.9▲
Development Land & Others 1,614 1,961 1.2▲ RM1,440.45 RM3,328.89 2.3▲ 1
TOTAL 36,291 37,555 1.0s RM13,606.99 RM16,662.35 1.2s

Construction Activity Unsold Status

Inventory by Residential (units) Residential (units) Service Apartment (units)
Property Type/
State New Under Not Under Not
Completion Starts Overhang Overhang
Planned Construction Construction Construction Construction

Johor 4,896 7,116 8,370 6,195 10,688 311 13,142 15,444 0

Melaka 858 1,864 2,117 800 4,075 707 197 952 150
Negeri Sembilan 2,423 3,520 812 1,037 4,747 252 0 601 0
TOTAL 8,177 12,500 11,299 8,032 19,510 1,270 13,339 16,997 150
Southern Region

Inventory by Purpose-built Office Shopping Complex Hotel

Property Type/
Total Space Occupancy Rate Total Space Occupancy Rate No. No.
State (s.m.) (%) (s.m.) (%) of Hotel of Rooms
Johor 1,212,925 75.9% 2,298,558 77.7% 462 30,095
Melaka 402,247 81.6% 596,074 70.2% 173 17,032
Negeri Sembilan 331,118 89.8% 580,838 72.2% 142 10,024
TOTAL 1,946,290 79.4% 3,475,470 75.5% 777 57,151
 1.0 DEMOGRAPHIC AND INCOME OVERVIEW
Demographic Profile The Malaysia’s population for the Q2 2019 was estimated to reach 32.58 million
increased by 0.6% as compared to Q2 2018 (32.38 million). The male popula-
tion outnumber the females with 16.83 million (male) and 15.75 million (female).

The Southern Region recorded a total of 5.82 million population. Population dis-
tribution by state in Q2 2019 indicated that Johor was the most populous state
(3.76 million), followed by Negeri Sembilan (1.13 million) and Melaka (0.93 mil-
lion). The population share of this region accounting for 17.9% of the total Ma-
laysia population.

Figure 1: Malaysia’s Population by Sex, Citizenship and Age Group Q2 2019

Source : Department of Statistic, Malaysia

Figure 2: Demographic Statistic by State, Q2 2019e, Malaysia

Source : Department of Statistic, Malaysia

Income Stratification The median monthly household income for Malaysia increased to RM5,228 in
2016 with a growth rate of 6.6% per annum as compared to RM4,585 in 2014
as stated by Household Income and Basic Amenities Survey conducted by
Department of Statistic, Malaysia. By state, all the three states reigned the top
three in the country led by Kuala Lumpur which recorded the highest median
monthly income of RM9,073 followed by Putrajaya (RM8,275) and Selangor
(RM7,225). Other states recorded median income below RM6,000.

The top ranks of household income by district level from the 140 adminis-
trative districts were superheaded by Sepang (RM8,174) and followed by
Petaling (RM7,904), Gombak (RM7,903), Hulu Langat (RM7,851), Klang
(RM6,724) and Johor Bahru (RM6,518).

Table 1: Median and Mean Monthly Household Income for 20 Administrative District 2016

Southern Region

Source : Department of Statistic, Malaysia

 2.0 SOUTHERN REGION PROPERTY MARKET OVERVIEW

Key Facts Table 2: Table of Volume and Value of Transactions in Northern Region
(as at Q2 2019 State Transaction % change Transaction % change
Volume (unit) (y-o-y) Value (RM) (y-o-y)
Johor 20,972 -0.1 9.10 billion 2.8
Melaka 7,703 12.6 2.50 billion 23.0
Negeri Sembilan 9,080 7.3 5.07 billion 76.4
Total 37,755 4.0 16.67 billion 22.5

The Southern Region property market performance improved in H1 2019, indicated by the higher volume of transactions
in Melaka and Negeri Sembilan as compared to H1 2018. Melaka registered 7,703 transactions with a total value of
RM2.50 billion, increased by 12.6% in volume and 23.0% in value (H1 2018: 6,839 transactions worth RM1.90 billion).
Negeri Sembilan recorded 9,080 transactions worth RM5.07 billion, indicating an increase of 7.3% in volume and 76.4%
in value over H1 2018 (8,460 transactions worth RM2.88 billion). Conversely, the property market in Johor moderated
with 20,972 transactions worth RM9.10 billion, reduced by a mere 0.1% in volume, while value recorded slightly increase
of 2.8%. Combined, these three states formed about 23.6% (37,755 transactions) of the national volume of transactions
and 24.4% (RM16.67 billion) of the national value of transactions.

Residential remained the leading sub-sector to the region’s property transactions, dominating 66.9% (25,253
transactions) of the total. Agriculture sub-sector was the next leading contributor with 6,711 transactions, accounting for
4 17.8% of the market share. Residential sub-sector in Johor contributed 67.0% (14,045 transactions) of the state’s volume
transactions, followed by agriculture with 18.1% (3,802 transactions). In Negeri Sembilan, the residential sub-sector
contributed 67.7% (6,147 transactions) of the market share, followed by agriculture with 19.5% (1,767 transactions).
Similarly, residential sub-sector lead the overall market in Melaka with 65.7% (5,061 transactions) share followed by
agriculture with 42.4% (1,142 transactions).

Market activity movement varied across all sub-sectors. Negeri Sembilan showed a better performance as all sub-
sectors recorded upward trend. Commercial and development land sub-sectors in Melaka also showed a significant
increase of about 31.4% and 39.8% respectively in the review period. On a similar note, Johor witnessed an improved
performance in the overall market activity except for the agriculture sub-sector. In terms of value, all sub-sectors showed
uptrend movements except agriculture sub-sector in Johor and Negeri Sembilan.
3.0 PROPERTY FOCUS

Affordable housing is the state government main focus in determining the direction of development in the
southern region. The list of the projects are monitored by the state authority. Below is the list of projects.

3.1 Johor
The Johor State Government is targeting to provide 100,000 units of affordable houses under the
Rumah Mampu Biaya Johor (RMBJ) scheme, previously known as Rumah Mampu Milik Johor
(RMMJ). To realise the mission, state government has set up a taskforce to monitor the progress of
the projects.

Besides the RMBJ scheme, there are affordable houses monitored by the federal government namely
People's Housing Project (PPR), Perumahan Penjawat Awam Malaysia (PPAM) and 1Malaysia
People’s Housing Programme (PR1MA).

a) RMBJ Taman Sinar Impian, Batu Pahat

Source : Sin Soon Lee Realty Website

Project : Taman Sinar Impian (RMBJ)
Developer : Sin Soon Lee Realty Co. (M) Sdn Bhd
Lot No. : PTD 4286 to PTD 4326, PTD 4372, PTD 4442 and
Lot 3347 to Lot 3458
District : Batu Pahat
Mukim : Mukim Chaah Bahru
State : Johor
Date of Commencement : 2017

Expected Completion Date : 2019

Southern Region

Project Description : 13 units single storey terrace

Selling Price : RM140,000
Construction Progress : Under construction
Sales Performance : Five units sold and eight units unsold
 b) Taman Orkid (Phase 2)

Source : JPPHe

Project : Taman Orkid (Phase 2)

Developer : Impressive Land Development Sdn Bhd
Lot No. : Lot 4048, Geran 26080
District : Batu Pahat
Mukim : Mukim Tanjung Semberong
State : Johor
Date of Commencement : 2017
Expected Completion Date 2019
Project Description : i) 13 units single storey medium-cost terrace
: ii) 26 units single storey medium-cost terrace
iii) 17 units single storey medium-cost terrace
Selling Price i) RM80,000
6 ii) RM50,000
: iii) RM35,000
Construction Progress : Under construction
Sales Performance i) Seven units sold and six units unsold
i) 13 units sold and 13 units unsold
i) Four units sold and 13 units unsold

c) RMBJ Taman Scientex Senai Fasa SN10

Source : JPPH
Project : Taman Scientex Senai Fasa SN10 (RMBJ)
Developer :
Lot No. : Scientex Quatari Sdn Bhd
District : Lot 812
Mukim : Kulai
State : Senai
Date of Commencement : 10/04/2018
Expected Completion Date : 07/06/2021
Project Description : 502 units double storey townhouse
Selling Price : RM150,000
Construction Progress : Under construction
Sales Performance : 244 units sold and 258 units unsold
 d) RMBJ Taman Adda, Johor Bahru

Source : JPPH
Project : Taman Adda, Johor Bahru (RMBJ)
Developer : Southern Gateway (M) Sdn Bhd
Lot No. : PTD 156496 to 156498
District : Johor Bahru
Mukim : Tebrau
State : Johor
Date of Commencement : 2019
Expected Completion Date : 2021
Project Description : 168 units double storey townhouse
Selling Price : RM150,000 to RM160,000
Construction Progress : Under construction
Sales Performance : Nil

e) Bandar Dato Onn, Johor Bahru

7

Source : JPPH
Project : Bandar Dato Onn (Rumah Impian Bangsa Johor)
Developer : Johor Land Sdn Bhd
Lot No. : -
District : Johor Bahru
Mukim : Tebrau
State : Johor
Date of Commencement : 2019
Expected Completion Date : 2021
Southern Region

Project Description : 156 units double storey semi detach

100 units double storey cluster
29 units double storey detach
203 units double storey terrace
Selling Price
Construction Progress
Sales Performance
: RM150,000 to RM160,000
: Under construction
: Nil
: i) RM95,000 to RM103,000
ii) RM90,000 to RM96,000
iii) RM100,000 to RM106,000
iv) RM85,000 to RM98,000
: Under construction
i) 77 units sold and 79 unsold
ii) 48 units sold and 52 unsold
iii) 18 units sold and 11 unsold
iv) 113 units sold and 90 unsold
 3.2 MELAKA

Melaka state government allocated RM3 million for the implementation of the Melaka “Rumah Peduli”
to provide free housing for the poor in Melaka. It is for those who own land but could not afford to build
a house. Another incentive by the government is to improve affordability of the locals to own a house
by building “Rumah Harapan” house for as low as RM80,000 per unit, especially for the low-income
households’ group (B40).

The state government had launched a massive home ownership drive in March 2019 by providing a
variety of attractive incentives including loan facilities in collaboration with Bank Negara Malaysia (BNM)
and legal fee waivers.

a) Rumah Belia Melaka

8
Source : Scientex Website

Project : Rumah Belia Melaka

Developer : Scientex Heights Sdn Bhd
Lot No : -
District : Alor Gajah
Mukim : Durian Tunggal
State : Melaka
Date of Commencement : March 2019
Expected Completion Date : August 2021
Project Description : 104 units double storey terrace
Selling Price : RM180,000 to RM285,100
Construction Progress : Under construction
Sales Performance : 94 units sold and 10 units unsold
 b) Taman Krubong Permai (Taman 1 Krubong)

Source : Paduwan Realty Website

Project : Taman Krubong Permai (Taman 1 Krubong)
Developer : Tetuan Paduwan Realty Sdn Bhd
Lot No : PT 11412, PT 11413, PT 11414 & PT 11415
District : Melaka Tengah
Mukim : Krubong
State : Melaka
Date of Commencement : 2017
Expected Completion Date : 2020
Project Description : i) 220 units double storey cluster
: ii) 164 units double storey cluster
Selling Price : i) RM180,000
: ii) RM180,000
Construction Progress : Under Construction
Sales Performance : i) 220 units sold
: ii) 164 units sold

c) Krubong Utama Apartment

Source : Sinmah Development Website

Project : Krubong Utama Apartment
Developer : Sinmah Development Sdn Bhd
Lot No : Lot 7251
Southern Region

District : Melaka Tengah

Mukim : Krubong
State : Melaka
Date of Commencement : 1 Feb 2018
Expected Completion Date : 1 Feb 2020
Project Description : 120 units 5-storey apartment
Selling Price : RM180,000
Construction Progress : Under construction
Sales Performance : 77 units sold and 43 units unsold
 3.3 NEGERI SEMBILAN

The Negeri Sembilan State Government has implemented the state housing policy to help the local
community. Under the policy, each housing project must consist of the following:-
i) 20% affordable houses below RM80,000
ii) 15% of houses below RM250,000
iii) 15% of houses below RM400,000

a) Taman Bukit Senawang Perdana (Phase 1C)

Source : JPPH
Project : Taman Bukit Senawang Perdana (Phase 1C)
Developer : KT Lee Realty Development Sdn Bhd
Lot No : PT 17127 to PT 17129 & PT 17132
10 District : Seremban
Mukim : Rantau
State : Negeri Sembilan
Date of Commencement : 2018
Expected Completion Date : 2020
Project Description : 153 units single storey medium-cost terrace
Selling Price : RM80,000
Construction Progress : Under construction
Sales Performance : 68 units sold and 85 units unsold

b) Taman Nusa Intan, Ampangan

Source : JPPH
Project : Taman Nusa Intan
Developer : Cengkam Kota Sdn Bhd
Lot No : PT 36484 to PT 36498, Lot 64148 to Lot 64290
District : Seremban
Mukim : Ampangan
State : Negeri Sembilan
Date of Commencement : Not yet launch (building plan approved on 6 April 2018)
Expected Completion Date : Nil
Project Description : 158 units single storey medium-cost terrace
Selling Price : RM80,000
Construction Progress : Under construction
Sales Performance : Nil
4.0 PROPERTY HIGHLIGHTS

4.1 Mount Austin Athletics Stadium @ Sportcity in Mount Austin

The project is developed by Kumpulan Prasarana Rakyat Johor (KPRJ) located at Mount Austin,
bordering the Eco Business Park. It is about 20 kilometres from Johor Bahru City Centre and 35
kilometres from Iskandar Puteri. The Athletics Stadium @ Sportcity, which will be one of the main
venues for the athletics and rugby of the Malaysian Games (SUKMA) in July 2020.

The stadium is designed under the modular system with capacity of 5,000 spectators. It will have track
and field facilities, a full colour LED video mobile scoreboard, athletic photo-finish timing system, field
event equipment with wireless network and two rugby field following international specifications.

The stadium is expected to be completed by September 2019.

11
Source : KPRJ Website

4.2 Larkin Junction Mall

The Larkin Junction Mall is a 5-storey shopping complex developed and owned by SKS Focus Sdn
Bhd. It is strategically located at the junction of Jalan Langkasuka and Jalan Dewata, in Larkin with
close proximity to the Larkin Sentral. The shopping complex has a gross floor area approximately
39,762 s.m. and net lettable area of about 23,060 s.m., expected will be opened to the public in the
end of 2019.
Southern Region

Source : JPPH
Development site of Larkin Junction Mall
 4.3 Splash World @ Harbour City

The Splash World @ Harbour City is a 500,000 sq.ft. water park situated on the 14th floor deck of Harbour
City, a mixed development with an estimated gross development value of RM2.2 billion. A man-made
river will meander over two floors to intertwine more than 50 attractions, including 11 extreme slides for
thrill-seekers, a Sky Beach and a dedicated children’s water play park. The developer of this attractive
water park is Hatten Land Limited. The project was commenced construction in 2018, scheduled to be
completed by the end of 2019 and will be opened to the public in the first half of 2020.

View of the proposed Splash World @ Harbour City

12 4.4 Toppen Shopping Centre

Toppen Shopping Centre is developed by Swedish furniture maker IKEA, which is located next to the
IKEA Tebrau. The shopping complex consists of four levels of shops topped off by an exciting rooftop
space with entertainment and international dining options. The unique rooftop will include a large multi-
purpose hall, community garden, play areas, sporting facilities and cinema.

The Toppen Shopping Centre is expected to be opened in November 2019 with an estimated gross
leasable area of 420,696 s.m..

Source : IKANO Centre Website

4.5 Melaka International Cruise Terminal (MICT), Melaka

The Melaka International Cruise Terminal is part of the Melaka Gateway development project. The
project was developed by AJ Development Sdn Bhd. The first phase of the development will have two
berths and it is scheduled to be completed by the end of 2020 and commence operation in the first
quarter of 2021. The port is located alongside the Melaka central business district (CBD).

Source : Melaka Gateway Website

4.6 Malaysian Vision Valley (MVV) New Road Project

The MVV project is a state-led private sector-driven development which is planned to be a world-class
metropolis that is competitive, inclusive and clean. It was launched in December 2018. The alignment
of new road is from Nilai-Labu to Bandar Enstek, in Seremban.
13
The project was started construction in October 2018 and expected to be completed in July 2021.
Four areas are involved namely Mukim Labu, Mukim Setul, Bandar Baru Enstek and Pekan Nilai, all
in Seremban district. The new road commences at the intersection of Jalan Perak and Jalan Emas
in Nilai Industrial Area via Kampung Sungai Mahang, Ulu Batang Benar and Ladang Labu across
the South North Highway at KM 275.5 and continues to Kampung Lambar and Ladang Labu before
ending at the intersection ofJalan Labu-Enstek near the Kelloggs Factory. Currently the project is
under construction.

Southern Region

Alignment plan of the MVV’s new road project

 4.7 Kok Foh – Sungai Kelai – Felda Palong New Road

The new road has been approved for implementation under the Eleventh Malaysia Plan (11MP) will cost
about RM42.1 million for 10.08 kilometres length. The project aims to improve rural infrastructure and
road facilities. This project will be able to reduce travel time for locals’ around Kampung Sungai Kelai,
Felda Palong and Rompin to Bandar Bahau.

Source : JPPH
General view of the project site

4.8 Taman Iringan Bayu Development Project

The proposed new township is being developed by Aspect Synergy Sdn Bhd on a 311.60 hectares parcel
14 of land in the Mukim of Rantau, District of Seremban, Negeri Sembilan. The project is located about
12.7 kilometres from the Seremban City Centre and near to the Seremban-Port Dickson Highway which
intersects to the North-South Expressway at the Port Dickson toll plaza. Geographically, Taman Iringan
Bayu Township is situated next to the Seremban 2 and Bandar Sri Sendayan townships.

The development is divided into five phases namely Phase 1A,1B, 2A, 2B and 2C2D. Phase 1A and
1B allocated for affordable housing with the development of single storey medium-cost terrace. Phase
2A and 2B has been proposed for development of double storey terrace with selling price starts from
RM443,800 to RM466,800 per unit. Meanwhile, phase 2C2D is for development of single storey terrace
with selling price from RM351,800 per unit.

Source : JPPH
General view of the project site (Phase 2A and 2B)