2023-10-16 - CCP - Defence (Faired) +@002

JA-B52NCvC-44-04/2023
PERNYATAAN PEMBELAAN DEFENDAN PERTAMA

Encl No. 36
H0272101 JA1323122952 16/10/2023 18:36:04

DALAM MAHKAMAH JA-B52NCvC-44-04/2023
SESYEN JOHOR BAHRU
SSP117...........................8.00 x 1
DALAM NEGERI JOHOR DARUL
Jumlah TA’ZIM, MALAYSIA
RM****************************8.00
GUAMAN SIVIL NO.: JA-B52NCvC-44-04/2023
ANTARA
ABDUL AZIZ BIN MOHAMAD YUSOF

(No. K/P Singapura: S7123661G)
Berniaga sebagai EDIPRO SERVICES
(No. Pendaftaran Perniagaan: 53047192B) ... PLAINTIF
DAN
1. CAPITAL CITY PROPERTY SDN BHD

(No. Syarikat: 1049977-V)
2. CCRM MANAGEMENT SDN BHD
(Dahulunya dikenali sebagai Capital City Retail Management Sdn Bhd)
(No. Syarikat: 1075335-D) ...DEFENDAN-DEFENDAN
Disatukan dengan
DALAM MAHKAMAH SESYEN JOHOR BAHRU
DALAM NEGERI JOHOR DARUL TA'ZIM, MALAYSIA
ANTARA
1. Wang Chin Chong

(No. K/P: 510319-71-5279)
2. Tan Mui Kiah

(No. K/P: 470512-04-5170) ... PLAINTIF-PLAINTIF
DAN
1
S/N XySFNfZmZk6fYdeawAqtCg
**Note : Serial number will be used to verify the originality of this document via eFILING portal

(No. Syarikat: 1075335-D) ... DEFENDAN-DEFENDAN
Disatukan dengan

ANTARA
1. Loh Lee Khon

(No. K/P: 671109-01-5378)
2. Loh Lay Chee

(No. K/P: 540914-01-5258)
3. Loh Kin Yong

(No. K/P: 530821-01-5049)
4. Loh Chien Shi

(No. K/P: 860201-23-6977) …PLAINTIF-PLAINTIF
DAN

Disatukan dengan
2

ANTARA
Deva Asirvatham A/L Manickam

(No. K/P: 750124-08-6217) ... PLAINTIF
DAN

Disatukan dengan

ANTARA
4Z Global Pte Ltd

(No. Syarikat: 201117206N) ... PLAINTIF
DAN

3
Disatukan dengan

ANTARA
Sakila A/P Damodaran

(No. K/P: 780711-01-6026) ... PLAINTIF
DAN

Disatukan dengan

ANTARA

(No. K/P Singapura: S7123661G)
Perniagaan sebagai EDIPRO SERVICES
(No. Pendaftaran Perniagaan: 53047192B) ... PLAINTIF
DAN
4

Disatukan dengan

ANTARA
1. Lew Chee Yan

(No. K/P: 721122-01-5981)
2. Lew Chee Hoe

DAN

Disatukan dengan

GUAMAN SIVIL NO.: JA-A52NCvC-64-04/2023
ANTARA
5

(No. K/P: 750124-08-6217) …PLAINTIF
DAN

Disatukan dengan

ANTARA
1. Foo Tiang Seng

(No. K/P: 651225-01-5879)
2. Wong Yoke Keng
DAN

Disatukan dengan
6

ANTARA
Sandran A/L Ramalingam

(No. K/P: 690722-01-5775) ... PLAINTIF
DAN

Disatukan dengan

ANTARA
Balasenthilkumar A/L Manikam

(No. K/P: 770430-05-5193) ... PLAINTIF
DAN

7
Disatukan dengan

ANTARA
Tan Chun Sin

(No. K/P: 790903-01-5609) ... PLAINTIF
DAN

Disatukan dengan

ANTARA

(No. K/P: 770430-05-5193) ... PLAINTIF
DAN
8

Disatukan dengan

ANTARA
1. Dharmaraja A/L Narayanan

(No. K/P: 810909-14-6373)
2. Karthiaini A/P Rajagopal

DAN

Disatukan dengan

ANTARA
9
1. Pey Boon Siong

(No. K/P: 740821-01-5503)
2. Lim Siew Lee

DAN

Disatukan dengan

ANTARA
1. Cheong Chee Woon

(No. K/P: 750414-14-5297/A3056723)
2. Yu Pek See
(No. K/P: 750915-07-5100/A3110095) …PLAINTIF-PLAINTIF
DAN

10
Disatukan dengan

ANTARA
Yee Chai Jun

(No. K/P: 740827-01-6574) …PLAINTIF
DAN

Disatukan dengan

ANTARA

(No. K/P: 810909-14-6373)

DAN
11

Disatukan dengan

ANTARA
Tey Poh Ling

(No. K/P: 831030-01-6220) …PLAINTIF
DAN

Pendahuluan dan Pengemasan
1. Pembelaan ini difailkan tanpa prejudis kepada hak-hak Defendan Pertama

untuk memfailkan sebarang permohonan interlokutori dalam prosiding ini
termasuk tetapi tidak terhad kepada permohonan untuk jaminan kos dan/atau
pembatalan.
12
2. Untuk mengelakkan keraguan dan melainkan dinyatakan sebaliknya atau jika

konteksnya memerlukan sebaliknya:
2.1 rujukan-rujukan kepada nombor-nombor perenggan di bawah merujuk

kepada perenggan umum dalam pernyataan-pernyataan tuntutan yang
dinyatakan di bawah:
No. Nombor Nombor Nama Plaintif(- Tarikh

Guaman Asal Guaman di Plaintif) Pernyataan
di Mahkamah Mahkamah Tuntutan
Tinggi Sesyen
1. JA-22NCvC- JA-A52NCvC- Pey Boon Siong & Lim 21.11.2022

179-11/2022 122-06/2023 Siew Lee
(“Guaman (“Guaman
179”) 122”)
2. JA-22NCvC- JA-A52NCvC- Tey Poh Ling 21.11.2022

180-11/2022 131-06/2023
180”) 131”)
3. JA-22NCvC- JA-A52NCvC- Cheong Chee Woon & 21.11.2022

181-11/2022 123-06/2023 Yu Pek See
181”) 123”)
4. JA-22NCvC- JA-A52NCvC- Yee Chai Jun 22.11.2022

182-11/2022 124-06/2023
182”) 124”)
13

Tinggi Sesyen
5. JA-22NCvC- JA-B52NCvC- Foo Tiang Seng & 22.11.2022

183-11/2022 68-05/2023 Wong Yoke Keng
("Guaman ("Guaman 68")
183")
6. JA-22NCvC- JA-B52NCvC- Loh Lee Khon, Loh 22.11.2022

184-11/2022 46-04/2023 Lay Chee, Loh Kin
("Guaman ("Guaman 46") Yong & Loh Chien Shi
184")
7. JA-22NCvC- JA-B52NCvC- Wang Chin Chong & 22.11.2022

185-11/2022 45-04/2023 Tan Mui Kiah
185")
8. JA-22NCvC- JA-A52NCvC- Balasenthilkumar A/L 7.12.2022

194-12/2022 89-05/2023 Manikam
(“Guaman (“Guaman 89”)
194”)
9. JA-22NCvC- JA-A52NCvC- Deva Asirvatham A/L 7.12.2022

195-12/2022 64-04/2023 Manickam
(“Guaman (“Guaman 64”)
195”)
10. JA-22NCvC- JA-B52NCvC- Deva Asirvatham A/L 7.12.2022

196-12/2022 47-04/2023 Manickam
196")
14

Tinggi Sesyen
11. JA-22NCvC- JA-B52NCvC- Sakila A/P 7.12.2022

197-12/2022 60-05/2023 Damodaran
197")
12. JA-22NCvC- JA-B52NCvC- Abdul Aziz Bin 7.12.2022

198-12/2022 61-05/2023 Mohamad Yusof
198")

199-12/2022 44-04/2023 Mohamad Yusof
199")
14. JA-22NCvC- JA-B52NCvC- Tan Chun Sin 8.12.2022

200-12/2022 78-06/2023
200")
15. JA-22NCvC- JA-B52NCvC- Sandran A/L 10.12.2022

201-12/2022 69-05/2023 Ramalingam
201")
16. JA-22NCvC- JA-A52NCvC- Dharmaraja A/L 12.12.2022

203-12/2022 125-06/2023 Narayanan &
(“Guaman (“Guaman Karthiaini A/P
203”) 125”) Rajagopal
15

Tinggi Sesyen

204-12/2022 93-05/2023 Narayanan &
(“Guaman (“Guaman 93”) Karthiaini A/P
204”) Rajagopal
18. JA-22NCvC- JA-B52NCvC- 4Z Global Pte Ltd 13.12.2022

206-12/2022 50-04/2023
206")
19. JA-22NCvC- JA-B52NCvC- Lew Chee Yan & Lew 15.12.2022

208-12/2022 62-05/2023 Chee Hoe
208")
20. JA-22NCvC- JA-B52NCvC- Balasenthilkumar A/L 16.12.2022

210-12/2022 77-06/2023 Manikam
210")
(secara kolektif dirujuk sebagai "Pernyataan-pernyataan Tuntutan"),
2.2 untuk memudahkan rujukan dan untuk mengelakkan sebarang

kekeliruan, di mana rujukan dibuat kepada perenggan khusus dalam
pernyataan tuntutan tertentu, Defendan Pertama akan menyebut
nombor guaman di Mahkamah Sesyen bersama-sama dengan nombor
guaman asal yang sepadan di Mahkamah Tinggi dalam kurungan.
2.3 rujukan-rujukan kepada "Plaintif-plaintif" adalah secara kolektif

merujuk kepada semua Plaintif dalam Guaman-guaman 122 (179), 131
16
(180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 89 (194), 64

(195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 125
(203), 93 (204), 50 (206), 62 (208) dan 77 (210); dan
2.4 semua rujukan kepada "Defendan Pertama" dan "Defendan Kedua"

adalah merujuk kepada Defendan Pertama dan Defendan Kedua
masing-masing dalam Guaman 122 (179), 131 (180), 123 (181), 124
(182), 68 (183), 46 (184), 45 (185), 89 (194), 64 (195), 47 (196), 60 (197),
61 (198), 44 (199), 78 (200), 69 (201), 125 (203), 93 (204), 50 (206), 62
(208) dan 77 (210).
Pembelaan
3. Perenggan-perenggan 1 Pernyataan-pernyataan Tuntutan adalah diakui

setakat mana ia mencerminkan dokumen-dokumen semasa.

setakat mana alamat berdaftar Defendan Pertama berada di 17-A1, Jalan
Camar 1/1, Taman Perling, 81200 Johor Bahru, Johor, dan alamat
perniagaannya di No. 01-02-01 & 02, Pangsapuri Jentayu, Jalan Tampoi,
Kawasan Perindustrian Tampoi, 81200 Johor Bahru, Johor.
5. Perenggan-perenggan 3 Pernyataan-pernyataan Tuntutan adalah dinafikan

setakat berdasarkan suatu pencarian syarikat yang dijalankan oleh
peguamcara Defendan Pertama dengan Suruhanjaya Syarikat Malaysia pada
13.12.2022 alamat berdaftar Defendan Kedua ialah No. 10-01, Jalan Mutiara
Emas 2/5, Taman Mount Austin, 81100 Johor Bahru, Johor, dan alamat
perniagaannya ialah LG-06 Pangsapuri Jentayu, Jalan Tampoi, Kawasan
Perindustrian Tampoi, 81200 Johor Bahru, Johor.

setakat mana Defendan Pertama bermula menjual dan membina projek
bangunan komersial yang dikenali sebagai Capital 21 @ Capital City sekitar
akhir tahun 2013.
17
7. Perenggan-perenggan 5 Pernyataan-pernyataan Tuntutan adalah dinafikan

dan Plaintif-plaintif hendaklah dibuktikan sepenuhnya daripadanya.
8. Perenggan-perenggan 6 (termasuk sub-perenggan-perenggan 6(a) hingga

6(d)) Pernyataan-pernyataan Tuntutan adalah dinafikan dan Plaintif-plaintif
diletak atas beban bukti yang kukuh. Defendan Pertama memplid seperti
berikut:
8.1 pada mulanya:
(i) dokumen-dokumen yang dimasukkan antara Plaintif-Plaintif dan

Defendan Pertama termasuk pelbagai “Terma-terma & Syarat-
syarat Am (Tertakluk kepada Kontrak)", “Tawaran untuk
Membeli" (“TUMB"), “Tawaran untuk Menyewa" ("TUM") dan
Perjanjian-perjanjian Jual Beli ("PJB") secara nyata
menggantikan semua rundingan, representasi (lisan atau
bertulis), pemahaman dan komitmen antara Plaintif-Plaintif dan
Defendan Pertama;
(ii) selain itu, Klausa 39 PJB menetapkan bahawa ia merupakan

satu-satunya dan keseluruhan perjanjian antara pihak-pihak
kepadanya;
8.2 dalam jawapan khusus kepada perenggan-perenggan 6(a), 6(b) dan

6(d) Pernyataan-pernyataan Tuntutan:
(i) konsep(-konsep) reka bentuk bagi projek Capital 21 @ Capital

City adalah seperti yang dinyatakan dalam brosur jualan yang
dikeluarkan oleh Defendan Pertama;
(ii) Defendan Pertama menafikan membuat representasi bahawa

projek Capital 21 @ Capital City akan dipamerkan sebagai suatu
muzium dunia. Brosur(-brosur) jualan yang dikeluarkan oleh
Defendan Pertama menunjukkan bahawa muzium dunia akan
terletak di tingkat 11;
18
(iii) brosur(-brosur) jualan yang dikeluarkan oleh Defendan Pertama

untuk projek Capital 21 @ Capital City tidak mengandungi
sebarang penyataan(-penyataan) yang memberi kesan bahawa
Capital 21 @ Capital City akan mempunyai reka bentuk dan
konsep yang sama dengan kompleks komersial terkemuka di
Bangkok, Thailand yang telah wujud dan mempamerkan semua
lapangan terbang terkemuka di dunia;
(iv) tambahan pula, menurut, antara lain, Klausa 10.1 pelbagai PJB
yang dimeteraikan antara pihak-pihak, Defendan Pertama berhak
untuk membuat pindaan-pindaan dan lencongan-lencongan
daripada pelan-pelan dan susun atur. Klausa 10.1 PJB
menyatakan seperti berikut:
“10.1 The Purchaser hereby acknowledges having inspected

and accepted the Building Plans, Layout and Floor Plans
and/or the Specifications. The Developer shall proceed to
construct the Commercial Unit in accordance with the
Building Plans, Layout and Floor Plan and/or the
Specifications. The Developer however: reserves the right
from time to time to make amendment or deviations from
the Building Plans, Layout and Floor Plan and/or the
Specifications (a) as the Developer's deem fit or necessary,
or (b) if the Appropriate Authority shall so direct or require
or (c) if the Architect shall in the circumstances of the case
consider it necessary or expedient, without incurring any
liability of any kind whatsoever to the Purchaser in respect
thereof or without the Purchaser being entitled to annul
this Agreement or to any reduction of the Purchase Price
or any damages in respect thereof.” [Emphasis added];
19
8.3 sebagai jawapan khusus kepada perenggan 6(c) Pernyataan-

pernyataan Tuntutan, Defendan Pertama menafi membuat representasi
bahawa Plaintif-Plaintif telah dijamin apa-apa pulangan sewa tetap.
Dalam hal ini:
(i) Perenggan-perenggan 8.1(i) dan 8.1(ii) di atas adalah diulangi;
(ii) Defendan Pertama tidak pernah menjamin apa-apa sewa atau

pulangan kepada Plaintif-Plaintif;
(iii) pelbagai “Terma-terma & Syarat-syarat Am (Tertakluk kepada

Kontrak)" yang dimeteraikan antara Plaintif-Plaintif dan Defendan
Pertama ditandakan secara nyata sebagai "Tertakluk kepada
Kontrak". Ia tidak mewujudkan apa-apa representasi atau
obligasi yang mengikat terhadap pihak Defendan Pertama;
(iv) dalam pelbagai dokumen “Tawaran Untuk Membeli" yang

dimeteraikan antara Plaintif-Plaintif dan Defendan Pertama,
Plaintif-Plaintif mengakui dan mengisytiharkan bahawa:
“[…] the sale and purchase transaction shall be subject to

the terms and conditions contained in the [Sale and
Purchase Agreement, […], Tenancy Agreement and Power
of Attorney] as the case may be and the other relevant
documents (whichever is applicable).” [Emphasis added]
(v) dalam pelbagai dokumen “Tawaran untuk Menyewa" yang

dimeteraikan antara Plaintif-plaintif dan Defendan Pertama juga
tidak mengandungi apa-apa representasi atau obligasi yang
mengikat terhadap pihak Defendan Pertama. Plaintif-Plaintif juga
mengakui dan mengisytiharkan bahawa:
“the Tenancy shall be subject to the terms and conditions

contained in the Tenancy Agreement to be executed by
me/us and I/we hereby confirm that I/we shall be bound
20
by the terms ad conditions of the Tenancy Agreements.”

[Emphasis added]
(vi) dalam hal ini, pelbagai Perjanjian Penyewaan yang mengandungi

pulangan sewa tetap telah dimeteraikan antara Plaintif-Plaintif
dan Defendan Kedua dan bukan dengan Defendan Pertama.
Defendan Pertama dan Defendan Kedua adalah entiti-entiti
undang-undang yang berasingan. Defendan Pertama tidak terikat
dengan obligasi-obligasi atau representasi-representasi
Defendan Kedua;
(vii) apa-apa kononnya representasi Defendan Pertama (di mana

adalah dinafi) telah digantikan dengan terma-terma Perjanjian
Penyewaan;
8.4 selanjutnya dan/atau sebagai alternatif, Defendan Pertama memohon

bahawa apa-apa representasi yang dikatakan adalah "pelawaan
tawaran" dan/atau merupakan "sedutan semata-mata" (mere puff) yang
tidak mengikat Defendan Pertama. Brosur(-brosur) jualan yang
dikeluarkan oleh Defendan Pertama juga termasuk penolakan dengan
kesan:
“The information contained in this advertisement is subject to

change and cannot form part of an offer or contract. All
renderings are artist’s impression only. While every reasonable
care has taken in preparing this advertisement, the developer
cannot be held responsible for any inaccuracies. All the above
items are subject to variations, modifications, and substitutions
as may be required by authorities or recommended by the
Architect or Engineer.” [Emphasis added]
9. Perenggan-perenggan 7 Pernyataan-pernyataan Tuntutan dalam Guaman-

guaman 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45
(185), 125 (203) dan 93 (204) adalah diakui setakat mana berikut:
21
9.1 Guaman 122 (179):
(i) Plaintif-Plaintif melaksanakan "Terma-terma & Syarat-syarat Am

(Tertakluk kepada Kontrak)" yang berkaitan dengan TUMB dan
TUM sekitar 24.12.2013;
(ii) Defendan Pertama mengeluarkan Resit Rasmi No. OR00000194

bertarikh 24.12.2013 untuk pembayaran deposit separa yang
berjumlah sebanyak RM10,000 daripada Plaintif-plaintif;
9.2 Guaman 131 (180):


berjumlah sebanyak RM10,000 daripada Plaintif;
9.3 Guaman 123 (181):


berjumlah sebanyak RM5,000 daripada Plaintif-plaintif;
9.4 Guaman 124 (182):
(i) Plaintif melaksanakan "Terma-terma & Syarat-syarat Am

22

9.5 Guaman 68 (183):


9.6 Guaman 46 (184):

(Tertakluk kepada Kontrak)" TUMB dan TUM yang berkaitan
sekitar 1.1.2014;

berjumlah sebanyak RM10,000 daripada Plaintif-Plaintif;
9.7 Guaman 45 (185):

(Tertakluk kepada Kontrak)", TUMB dan TUM yang berkaitan
sekitar 15.12.2013;

berjumlah sebanyak RM10,000 daripada Plaintif-Plaintif;
9.8 Guaman 125 (203):
23

sekitar 18.8.2017;
(ii) Defendan Pertama mengeluarkan Resit Rasmi No.

OR00000012122 bertarikh 16.11.2017 untuk pembayaran
deposit separa yang berjumlah sebanyak RM3,000 daripada
Plaintif-Plaintif;
9.9 Guaman 93 (204):
(i) Plaintif melaksanakan "Terma-terma & Syarat-syarat Am

sekitar 4.8.2017;
(ii) Defendan Pertama mengeluarkan Resit Rasmi No.

OR0000012121 bertarikh 16.11.2017 untuk pembayaran deposit
separa yang berjumlah sebanyak RM5,000 daripada Plaintif;

guaman 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45
(185), 125 (203) dan 93 (204) dan perenggan-perenggan 7 Pernyataan-
pernyataan Tuntutan dalam Guaman-guaman 89 (194), 64 (195), 47 (196), 60
(197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210)
adalah dinafi kecuali berikut:
10.1 Guaman 122 (179):
(i) Plaintif-Plaintif dan Defendan Pertama telah memeterai PJB

bertarikh 24.4.2014 di mana Defendan Pertama bersetuju untuk
menjual kepada Plaintif-plaintif satu lot runcit komersial yang
dikenal pasti sebagai Unit Komersial No. F1-091 di projek Capital
21 & Capital City dengan harga pembelian RM390,439;
10.2 Guaman 131 (180):
24
(i) Plaintif dan Defendan Pertama telah memeterai PJB bertarikh

24.3.2015 di mana Defendan Pertama bersetuju untuk menjual
kepada Plaintif satu lot runcit komersial yang dikenal pasti
sebagai Unit Komersial No. F3-R013 di projek Capital 21 &
Capital City dengan harga pembelian RM422,433;
10.3 Guaman 123 (181):
(i) Plaintif-plaintif dan Defendan Pertama telah memeterai PJB

menjual kepada Plaintif satu lot runcit komersial yang dikenal
pasti sebagai Unit Komersial No. F3-K050 di projek Capital 21 &
Capital City dengan harga pembelian RM684,600 (jumlah harga
pembelian RM725,676.00 selepas GST);
10.4 Guaman 124 (182):

sebagai Unit Komersial No. F2-L09 di projek Capital 21 & Capital
City dengan harga pembelian RM411,525;
10.5 Guaman 68 (183):

21 & Capital City dengan harga pembelian RM452,880;
10.6 Guaman 46 (184):

menjual kepada Plaintif-Plaintif satu lot runcit komersial yang
25

21 & Capital City dengan harga pembelian RM644,078.40;
10.7 Guaman 45 (185):

21 & Capital City dengan harga pembelian RM714,272.00;
10.8 Guaman 89 (194):

sebagai Unit Komersial No. F4-K106 di projek Capital 21 &
pembelian RM481,664 selepas GST);
10.9 Guaman 64 (195):

sebagai Unit Komersial No. F4-K059 di projek Capital 21 &
10.10 Guaman 47 (196):

sebagai Unit Komersial No. F1-058 di projek Capital 21 & Capital
City dengan harga pembelian RM1,018,500 (jumlah harga
pembelian RM1,079,610.00 selepas GST);
26
10.11 Guaman 60 (197);

sebagai Unit Komersial No. FUG-R010 di projek Capital 21 &
Capital City dengan harga pembelian RM1,053,607.50 (jumlah
harga pembelian RM1,116,823.95 selepas GST);
10.12 Guaman 61 (198);

sebagai Unit Komersial No. Projek F4-K012 di Capital 21 &
Capital City dengan harga pembelian RM595,790.50;
10.13 Guaman 44 (199);

10.14 Guaman 78 (200);

sebagai Unit Komersial No. Projek F1-141 di Capital 21 & Capital
City dengan harga pembelian sebanyak RM722,038.00;
10.15 Guaman 69 (201);
27

City dengan harga pembelian RM1,046,099.70;
10.16 Guaman 125 (203);

City dengan harga pembelian RM752,400 (jumlah harga
10.17 Guaman 93 (204);

City dengan harga pembelian RM792,000 (jumlah harga
10.18 Guaman 50 (206);

City dengan harga pembelian sebanyak RM905,760.00;
10.19 Guaman 62 (208);
(i) Plaintif dan Defendan Pertama telah memasuki PJB bertarikh

28

10.20 Guaman 77 (210):

sebagai Unit Komersial No. Projek FUG-R009 di Capital 21 &
Capital City dengan harga pembelian RM1,064,250.00 (jumlah
harga belian RM1,128,105.00 selepas GST);
10.21 Untuk mengelakkan keraguan, "lot(-lot) runcit komersial" dan "Unit(-unit)

Komersial" yang dinyatakan di atas merujuk kepada unit(-unit) yang
diniatkan untuk kegunaan komersial dan bukan untuk tujuan perumahan
di mana Akta Pembangunan Perumahan (Kawalan dan Pelesenan)
1966 ("APP 1966") adalah tidak terpakai.
11. Perenggan-perenggan 9 hingga 12 Pernyataan-pernyataan Tuntutan dalam

Guaman-guaman 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46
(184), 45 (185), 125 (203) dan 93 (204) dan perenggan-perenggan 8 hingga 11
Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 89 (194), 64 (195),
47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208)
dan 77 (210) adalah diakui setakat yang dinyatakan dengan tepat dalam Klausa
1.1 dan Klausa 15 PJB. Defendan Pertama akan merujuk kepada terma-terma
penuh PJB.
12. Defendan Pertama tidak memplid kepada perenggan-perenggan 13

Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 122 (179), 131
(180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) dan 93
(204) dan perenggan-perenggan 12 Pernyataan-pernyataan Tuntutan dalam
Guaman-guaman 89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78
(200), 69 (201), 50 (206), 62 (208) dan 77 (210) dan Plaintif-plaintif diletakkan
ke atas bukti yang kukuh mengenainya.
29
Terma Kontrak yang Kononnya Tidak Adil
13. Perenggan-perenggan 14 (termasuk sub-perenggan-perenggan di dalamnya)

(180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) dan 93
(204) dan perenggan-perenggan 13 (termasuk sub-perenggan-perenggan di
dalamnya) Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 89 (194),
64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206),
62 (208) dan 77 (210) bukannya penyataan-penyataan fakta, terdiri daripada
proposisi-proposisi/tuduhan-tuduhan yang tidak berasas dan adalah dinafikan.
Plaintif-plaintif diletakkan ke atas bukti yang kukuh mengenainya. Dalam apa
jua keadaan, keseluruhan perenggan 14 adalah salah tanggap kerana APP
1966 mahupun Akta Perlindungan Pengguna 1999 (“APP 1999") adalah tidak
terpakai.
14. Defendan Pertama memplid bahawa Plaintif-plaintif dalam setiap guaman telah
menandatangani setiap muka surat PJB masing-masing dan mereka adalah
diikat oleh terma-terma PJB masing-masing termasuk Klausa-Klausa 1.1 di
dalamnya.
15. Sebagai jawapan khusus kepada perenggan-perenggan 14(a) dan 14(b) (Asas
untuk pembatalan, terma kontrak yang tidak adil) Pernyataan-pernyataan
Tuntutan dalam Guaman-guaman 122 (179), 131 (180), 123 (181), 124 (182),
68 (183), 46 (184), 45 (185), 125 (203) dan 93 (204) dan perenggan-perenggan
13(a) dan (13(b) (Asas untuk pembatalan, terma kontrak yang tidak adil)
47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208)
dan 77 (210), Defendan Pertama memplid bahawa APP 1999 dan APP 1966
tidak boleh digunakan.
16. Sebagai jawapan khusus kepada perenggan 14(g) (Butir-butir ketidakadilan)

(180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) dan 93
(204) dan perenggan 13(g) (Butir-butir ketidakadilan) Pernyataan-pernyataan
Tuntutan dalam Guaman-guaman 89 (194), 64 (195), 47 (196), 60 (197), 61
30
(198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210), Defendan

Pertama menafikan mendorong Plaintif-plaintif untuk menggunakan panel
peguam Defendan Pertama dengan mengetepikan yuran guaman. Pada setiap
masa material, Plaintif-plaintif mempunyai bebasan untuk melantik dan/atau
berunding dengan peguamcara mereka sendiri dan/atau untuk mendapatkan
nasihat guaman secara bebas berkenaan dengan transaksi-transaksi.
Perenggan 14 di atas adalah diulangi.
17. Sebagai jawapan khusus kepada perenggan 14(h) (Butir-butir ketidakadilan)

(180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) dan 93
(204) dan perenggan 13(h) (Butir-butir ketidakadilan) Pernyataan-pernyataan
(198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210), Defendan
Pertama menafikan sebarang ketaksaan atau konflik antara Klausa-klausa
15.2 dan 1.1. Perenggan 14 di atas adalah diulang.
18. Sebagai jawapan khusus kepada perenggan 14(j) (Butir-butir ketidakadilan)

Pernyataan-pernyataan Tuntutan dalam Guaman-122 (179), 131 (180), 123
(181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) dan 93 (204) dan
perenggan-perenggan 13(j) (Butir-butir ketidakadilan) Pernyataan-pernyataan
(198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210), Defendan
Pertama menafikan bahawa perkataan-perkataan "termasuk sijil separa" telah
ditambah kepada bahagian PJB yang tidak jelas.
Kononnya kegagalan untuk Menyerahkan Milikan Kosong Dalam Masa Di

Bawah Kontrak
19. Perenggan-perenggan 15, 17, 18 dan 19 Pernyataan-pernyataan Tuntutan

dalam Guaman-guaman 122 (179), 131 (180), 123 (181), 124 (182), 68 (183),
46 (184), 45 (185), 125 (203) dan 93 (204), perenggan-perenggan 14, 16, 17
dan 18 Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 89 (194), 64
(195), 47 (196), 60 (197), 78 (200), 62 (208) dan 77 (210), dan perenggan-
perenggan 14, 16, 18 (muka surat 36 hingga 37) dan 18 (di muka surat 37)
31
Pernyataan Tuntutan dalam Guaman 61 (198), 44 (199), 69 (201) dan

perenggan-perenggan 14, 16, 18 (di muka surat 35 hingga 36) dan 18 (di muka
surat 37) Pernyataan Tuntutan dalam Guaman 50 (206) adalah dinafikan dan
Plaintif-plaintif diletakkan ke atas bukti yang kukuh mengenainya. Perenggan-
perenggan 13 hingga 18 di atas adalah diulangi.
20. Sehubungan itu, Defendan Pertama memplid seperti berikut:
20.1 Adalah dinafikan bahawa Defendan Pertama telah lewat dalam

menyerahkan milikan kosong Unit-unit Komersial kepada Plaintif-plaintif
masing-masing;
20.2 Pemilikan kosong semua Unit Komersial telah diserahkan mengikut PJB
yang berkaitan dan khususnya menurut kepada antara lain, Klausa-
klausa 15.2, dan 1.1 PJB; dan
20.3 Plaintif-plaintif tidak berhak untuk menuntut ganti rugi jumlah tertentu
terhadap Defendan Pertama.

guaman 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45
(197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210)
adalah diakui setakat mana Defendan Pertama mengeluarkan Borang F1
kepada Plaintif-plaintif.
22. Dalam jawapan khusus kepada perenggan-perenggan 19 Pernyataan-

pernyataan Tuntutan dalam Guaman-guaman 122 (179), 131 (180), 123 (181),
124 (182), 68 (183), 46 (184), 45 (185), 125 (203) dan 93 (204), perenggan-
perenggan 18 Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 89
(194), 64 (195), 47 (196), 60 (197), 78 (200), 62 (208) dan 77 (210), perenggan
18 (di tengah muka surat 37) Guaman 61 (198) dan 44 (199) dan perenggan
18 (di muka surat 37) Pernyataan-pernyataan Tuntutan dalam Guaman 69
(201) dan 50 (206), Plaintif-plaintif tidak pernah menuntut ganti rugi untuk
32
serahan lewat milikan kosong Unit-unit Komersial yang dikatakan kepada

Plaintif-plaintif.
23. Selanjutnya dan/atau sebagai alternatif, berkenaan dengan perenggan-

perenggan 18 Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 122
(179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203)
dan 93 (204), perenggan-perenggan 17 Pernyataan-pernyataan Tuntutan
dalam Guaman-guaman 89 (194), 64 (195), 47 (196), 60 (197), 78 (200), 62
(208) dan 77 (210), perenggan 18 (di muka surat 36) Pernyataan-pernyataan
tuntutan dalam Guaman-guaman 61 (198), 44 (199), 69 (201) dan perenggan-
perenggan 18 (di muka surat 36) Pernyataan Tuntutan dalam Guaman 50
(206), Defendan pertama memplid bahawa:
23.1 Plaintif-plaintif tidak berhak untuk mengira ganti rugi jumlah tertentu
bermula dari tarikh deposit(-deposit) dibayar. Perenggan 15 di atas
adalah diulangi. Menurut kepada Klausa 15.1 PJB masa untuk serahan
milikan kosong Unit-unit Komersial kepada Plaintif-plaintif adalah dalam
tempoh 48 bulan dari tarikh PJB masing-masing;
23.2 Ganti rugi yang tertentu yang dituntut adalah tidak sah, seimbang
dan/atau munasabah, antara lain, kerana:
(i) Borang F1 (Perakuan Siap dan Pematuhan Separa) telah

dikeluarkan kepada Plaintif-plaintif;
(ii) Plaintif-Plaintif telah diberikan dan/atau mengambil milikan

kosong Unit-unit Komersial masing-masing;
(iii) Plaintif-plaintif telah bermula memiliki, menduduki dan/atau

menggunakan Unit-unit Komersial mereka. Antara lain:
(A) Plaintif-plaintif bermula menyewakan Unit-unit Komersial

mereka, antara lain, kepada Defendan Kedua; dan/atau
33
(B) Plaintif-Plaintif dalam Guaman-guaman 123 (181), 46

(184), 45 (185), 125 (203) dan 93 (204) mengakui bermula
menerima sewa-sewa daripada penyewa mereka iaitu
Defendan Kedua melalui perenggan-perenggan 26
Pernyataan-pernyataan Tuntutan mereka; dan/atau
(iv) Plaintif-plaintif boleh mengakses dan/atau membuka kedai di

Unit-unit Komersial masing-masing mereka.
Kononnya pulangan sewa yang dijamin

guaman 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45
(197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210)
adalah dinafikan kecuali bahawa Defendan Kedua adalah penyewa Plaintif-
plaintif bagi Unit-unit Komersial masing-masing. Plaintif-Plaintif secara sukarela
memeterai Perjanjian-perjanjian Penyewaan masing-masing dengan Defendan
Kedua.
25. Kecuali bahawa pihak-pihak memeterai “Terma-terma & Syarat-syarat Am

(tertakluk kepada kontrak)", perenggan-perenggan 21 Pernyataan-pernyataan
Tuntutan dalam Guaman 122 (179), 131 (180), 123 (181), 124 (182), 68 (183),
46 (184), 45 (185), 125 (203) dan 93 (204) dan perenggan-perenggan 20
47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208)
dan 77 (210) adalah dinafikan. Dalam hal ini:
25.1 kandungan-kandungan asterik ke-1 hingga ke-8 di bawah perenggan-

perenggan 21 Pernyataan-pernyataan Tuntutan dalam Guaman-
guaman 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184),
45 (185), 125 (203) dan 93 (204) dan perenggan-perenggan 20
(195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206),
34
62 (208) dan 77 (210), tidak menggambarkan dengan tepat susunan

kata “Terma-terma & Syarat-syarat Am (tertakluk kepada kontrak)" dan
Plaintif-plaintif diletakkan ke atas bukti yang kukuh mengenainya.
Terutamanya, "representasi-representasi" yang Plaintif-plaintif
bergantung kepada tidak terkandung dalam “Terma-terma & Syarat-
syarat Am (tertakluk kepada kontrak)";
25.2 “Terma-terma & Syarat-syarat Am (tertakluk kepada kontrak)"

ditandakan sebagai “tertakluk kepada kontrak" dan tidak mengikat
Defendan Pertama kepada sebarang penyewaan dengan Plaintif-
plaintif;
25.3 tidak ada kontrak antara Plaintif-plaintif dan Defendan Pertama untuk
sebarang penyewaan. Sebaliknya, Plaintif-plaintif secara sukarela
memeterai pelbagai Perjanjian-perjanjian Penyewaan dengan Defendan
Kedua. Defendan Pertama tidak terikat atau bertanggungjawab
terhadap perbuatan-perbuatan, peninggalan-peninggalan dan/atau
obligatsi-obligasi Defendan Kedua di bawah Perjanjian-perjanjian
Penyewaan;
25.4 dalam apa jua keadaan, kandungan-kandungan “Terma-terma & Syarat-

syarat Am (tertakluk kepada kontrak)" telah diambil alih dan digantikan
oleh pelbagai Perjanjian-perjanjian Penyewaan yang dimeterai antara
Plaintif-plaintif dan Defendan Kedua.

guaman 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45
(197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210)
adalah diakui setakat mana:
26.1 pelbagai Perjanjian-perjanjian Penyewaan telah dilaksanakan oleh

Plaintif-plaintif dan Defendan Kedua di mana Plaintif-plaintif adalah tuan
tanah dan Defendan Kedua adalah penyewa untuk Unit-unit Komersial
masing-masing mereka; dan
35
26.2 bahawa ia mencerminkan secara tepat Klausa 3 dan Seksyen 8 Jadual

Pertama dalam Perjanjian Penyewaan tersebut.
27. Perenggan-perenggan 23 dan 24 Pernyataan-pernyataan Tuntutan dalam

Guaman 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45
(185), 125 (203) dan 93 (204) dan perenggan-perenggan 22 dan 23
Pernyataan-pernyataan Tuntutan dalam Guaman 89 (194), 64 (195), 47 (196),
60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210)
berkaitan dengan Defendan Kedua. Defendan Pertama dan Defendan Kedua
merupakan entiti-entiti undang-undang yang berasingan dan Defendan
Pertama tidak terikat dengan perbuatan-perbuatan, peninggalan-peninggalan
dan/atau obligasi-obligasi Defendan Kedua.
28. Perenggan 25 Pernyataan-pernyataan Tuntutan dalam Guaman 122 (179), 131

(180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) dan 93
(204) dan perenggan-perenggan 24 Pernyataan-pernyataan Tuntutan dalam
Guaman-guaman 89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78
(200), 69 (201), 50 (206), 62 (208) dan 77 (210) adalah diakui setakat mana
Capital 21 @ Capital City telah dibuka secara rasmi pada 17.10.2018.
Perenggan-perenggan 24 hingga 27 di atas adalah diulangi. Defendan
Pertama memplid bahawa ia adalah entiti undang-undang yang berasingan
daripada Defendan Kedua.

Guaman-guaman 122 (179), 131 (180), 124 (182) dan 68 (183), perenggan-
perenggan 25 dan 27 hingga 31 daripada Pernyataan-pernyataan Tuntutan
dalam Guaman-guaman 123 (181), 46 (184), 45 (185), 125 (203) dan 93 (204)
dan perenggan-perenggan 25 hingga 29 Pernyataan-pernyataan Tuntutan
dalam Guaman-guaman 89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44
(199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210) adalah dinafikan dan
Plaintif-plaintif diletakkan ke atas bukti yang kukuh mengenainya. Defendan
Pertama tidak bertanggungjawab terhadap penyewaan Unit-unit Komersial
dan/atau faedah 6% yang dikatakan daripadanya, kerana Defendan Pertama
36
bukannya pihak kepada Perjanjian-perjanjian Penyewaan atau surat-surat

bertarikh 17.1.2019 dan 12.4.2019 daripada Defendan Kedua kepada Plaintif-
Plaintif. Perjanjian-perjanjian Penyewaan telah dilaksanakan antara Defendan
Kedua dan Plaintif-plaintif masing-masing.

guaman 123 (181), 46 (184), 45 (185), 125 (203) dan 93 (204) berkaitan
Defendan Kedua.
31. Perenggan 28 (termasuk sub-perenggan-perenggan 28(a) hingga 28(n))

(180), 124 (182) dan 68 (183), perenggan-perenggan 29 (termasuk sub-
perenggan-perenggan 29(a) hingga 29(n)) Pernyataan-pernyataan Tuntutan
dan perenggan-perenggan 27 (termasuk sub-perenggan-perenggan 27(a)
hingga 27(n)) Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 89
(194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50
(206), 62 (208) dan 77 (210) adalah dinafikan dan Plaintif-plaintif diletakkan ke
atas bukti yang kukuh mengenainya. Dalam hal ini:
31.1 "faktor-faktor" yang dikenal pasti oleh Plaintif-Plaintif di dalamnya:
(i) tidak menggantikan faktor bahawa Defendan Pertama dan Kedua

adalah entiti-entiti guaman yang berasingan;
(ii) tidak menjadikan Defendan Pertama bertanggungjawab untuk

membayar sewa kepada Plaintif-plaintif;
(iii) tidak menjadikan Defendan Pertama bertanggungjawab untuk

perbuatan-perbuatan, peninggalan-peninggalan dan/atau
obligasi-obligasi Defendan Kedua.
31.2 dalam jawapan khusus kepada perenggan-perenggan 28(m)

Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 122 (179),
131 (180), 124 (182) dan 68 (183), perenggan-perenggan 29(m)
37
(184), 45 (185), 125 (203) dan 93 (204) dan perenggan-perenggan

27(m) Pernyataan Tuntutan dalam Guaman-guaman 89 (194), 64 (195),
47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62
(208) dan 77 (210) Defendan Pertama mengulangi perenggan-
perenggan 4 dan 5 di atas;
31.3 Defendan Pertama mengulangi perenggan-perenggan 28 dan 29 di

atas.
32. Perenggan 29 (termasuk sub-perenggan-perenggan 29(a) hingga 29(m))

dalam Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 122 (179),
131 (180), 124 (182) dan 68 (183), perenggan-perenggan 30 (termasuk sub-
perenggan-perenggan 30(a) hingga 30(m)) Pernyataan-pernyataan Tuntutan
dan perenggan-perenggan 28 (termasuk sub-perenggan-perenggan 28(a)
hingga 28(m)) Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 89
(194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50
(206), 62 (208) dan 77 (210) adalah dinafikan dan Plaintif-plaintif diletakkan ke
atas bukti yang kukuh mengenainya. Defendan Pertama memplid seperti
berikut:
32.1 Defendan Pertama mengulangi bahawa ia adalah entiti undang-undang

yang berasingan daripada dan tidak berkaitan dengan Defendan Kedua;
32.2 "faktor-faktor" yang dikenal pasti oleh Plaintif-Plaintif di dalamnya:
(i) tidak menggantikan faktor bahawa Defendan Pertama dan Kedua

adalah entiti-entiti undang-undang yang berasingan;
(ii) tidak menjadikan Defendan Pertama bertanggungjawab untuk

membayar sewa kepada Plaintif-plaintif;
(iii) tidak menjadikan Defendan Pertama bertanggungjawab untuk

perbuatan-perbuatan, peninggalan-peninggalan dan/atau
obligasi-obligasi Defendan Kedua.
38
32.3 Defendan-defendan Pertama dan Kedua tidak saling bergantung antara

satu sama lain dari segi operasi, pengurusan dan kawalan bangunan
Capital 21 @ Capital City;
32.4 Defendan Pertama adalah sebahagian daripada kumpulan Syarikat-

syarikat Capital World Limited (sebuah syarikat yang disenaraikan di
Bursa Singapura) manakala Defendan Kedua bukan. Defendan
Pertama tidak mengawal Defendan Kedua;
32.5 Defendan Pertama bukannya prinsipal atau majikan kepada Defendan

Kedua, sama ada berkaitan dengan pelaksanakan Perjanjian
Penyewaan atau sebaliknya;
32.6 Defendan Pertama tidak mempunyai pengetahuan atau kawalan

peribadi ke atas operasi perniagaan Defendan Kedua, dan Defendan
Pertama tidak bertanggungjawab untuk dan/atau terikat dengan apa-
apa perjanjian yang dimeterai antara Defendan Kedua dan Plaintif-
Plaintif, termasuk Perjanjian Penyewaan;
32.7 pada bila-bila masa Defendan Pertama tidak pernah menjalankan atau
membuat representasi bahawa ianya bertanggungjawab untuk pulangan
sewa yang dijamin di bawah Perjanjian Penyewaan. Oleh itu, isu
estoppel tidak tertimbul;
32.8 Defendan Pertama tidak pernah menjanjikan dan/atau menjamin apa-

apa pulangan sewa kepada Plaintif-plaintif;
32.9 apa-apa pernyataan-pernyataan yang dikatakan oleh Defendan

Pertama (jika ada) hanyalah sedutan semata-mata (mere puff) dan/atau
tidak menjadi representasi dan/atau tidak mewujudkan apa-apa obligasi
dalam undang-undang atau ekuiti;
32.10 Defendan Pertama tidak bertanggungjawab terhadap apa-apa kerugian

kononnya dialami oleh Plaintif-plaintif atau apa-apa kononnya ganti rugi.
Sebarang kononnya kerugian yang dituntut oleh Plaintif tertimbul
semata-mata daripada Perjanjian Penyewaan di mana Defendan
39
Pertama adalah tidak privy. Pulangan sewa yang dijamin (jika ada) di
bawah Perjanjian Penyewaan adalah bersifat kontrak dan oleh itu
adalah dengan tegas suatu perkara antara Defendan Kedua dan Plaintif-
Plaintif.
33. Perenggan 30 Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 122

(179), 131 (180), 124 (182), dan 68 (183), perenggan-perenggan 31
45 (185), 125 (203) dan 93 (204) dan perenggan-perenggan 29 Pernyataan-
(197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210)
adalah dinafikan dan Plaintif-plaintif diletakkan ke atas bukti yang kukuh
mengenainya. Defendan Pertama mengulangi perenggan-perenggan 31 dan
32 di atas.
34. Kecuali bahawa pihak-pihak telah memeterai “Terma-terma & Syarat-syarat

Am (tertakluk kepada kontrak)", perenggan-perenggan 31 Pernyataan-
pernyataan Tuntutan dalam 122 (179), 131 (180), 124 (182) dan 68 (183),
perenggan-perenggan 32 (di muka surat 52) Pernyataan Tuntutan dalam
Guaman 123 (181), perenggan 32 (di muka surat 53) Pernyataan Tuntutan
dalam Guaman 46 (184), perenggan 32 (di bahagian atas muka surat 52)
Pernyataan Tuntutan dalam Guaman 45 (185), perenggan 32 (di bahagian atas
muka surat 52) Pernyataan Tuntutan dalam Guaman 125 (203), perenggan 32
(di atas bahagian atas muka surat 52) Pernyataan Tuntutan dalam Guaman 93
(204) dan perenggan 30 Pernyataan-pernyataan Tuntutan dalam Guaman-
guaman 89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69
(201), 50 (206), 62 (208) dan 77 (210) adalah dinafikan. Dalam hal ini:
34.1 titik peluru di bawah perenggan-perenggan ini tidak mencerminkan

dengan tepat susunan kata “Terma-terma & Syarat-syarat Am (tertakluk
kepada kontrak)" dan Plaintif-plaintif diletakkan ke atas bukti yang kukuh
mengenainya;
40
34.2 “Terma-terma & Syarat-syarat Am (tertakluk kepada kontrak)"

ditandakan sebagai “tertakluk kepada kontrak" dan tidak mengikat
Defendan Pertama kepada apa-apa penyewaan dengan Plaintif-plaintif;
34.3 tidak ada kontrak antara Plaintif dan Defendan Pertama untuk sebarang
penyewaan. Sebaliknya, Plaintif secara sukarela memeterai pelbagai
Perjanjian-perjanjian Penyewaan dengan Defendan Kedua. Defendan
Pertama tidak terikat atau bertanggungjawab terhadap perbuatan-
perbuatan, peninggalan-peninggalan dan/atau obligasi-obligasi
Defendan Kedua di bawah Perjanjian-perjanjian Penyewaan;
34.4 dalam apa jua keadaan, kandungan-kandungan “Terma-terma & Syarat-

syarat Am (tertakluk kepada kontrak)" telah diambil alih dan digantikan
oleh pelbagai Perjanjian-perjanjian Penyewaan yang dimeterai antara
Plaintif-plaintif dan Defendan Kedua.
35. Perenggan 32 Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 122

(179), 131 (180), 124 (182) dan 68 (183), perenggan-perenggan 33 Pernyataan
Tuntutan dalam Guaman 123 (181), perenggan-perenggan 32 Pernyataan
Tuntutan dalam Guaman 46 (184), perenggan 32 (di bahagian bawah muka
surat 52) Pernyataan Tuntutan dalam Guaman 45 (185), perenggan 32 (di
bahagian tengah muka surat 52) Pernyataan Tuntutan dalam Guaman 125
(203) dan 93 (204) dan perenggan-perenggan 31 Pernyataan-pernyataan
(198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210) adalah
dinafikan dan Plaintif-plaintif diletakkan ke atas bukti yang kukuh mengenainya.
Defendan Pertama tidak menjamin apa-apa sewa yang perlu dibayar oleh
Defendan Kedua kepada Plaintif. Defendan Pertama mengulangi perenggan-
perenggan 24 hingga 34 di atas.
36. Selanjutnya dan/atau sebagai alternatif, Defendan Pertama memplid bahawa

ia tidak bertanggungjawab, dilepaskan dan/atau dibebaskan di bawah mana-
mana "jaminan" yang dikatakan kepada Plaintif-plaintif dengan alasan, antara
lain, yang berikut:
41
36.1 terma-terma kontrak antara Plaintif-Plaintif masing-masing dan

Defendan Kedua telah ditukarkan tanpa persetujuan Defendan Pertama,
termasuk melalui surat-surat bertarikh 17.1.2019 dan 12.4.2019
daripada Defendan Kedua kepada Plaintif-Plaintif, antara lain, seperti
berikut;
(i) Tarikh-tarikh bayaran sewa adalah ditukarkan/dilanjutkan;
(ii) Jadual pembayaran sewa adalah ditukarkan/diubah;
(iii) pengenalan faedah yang dikatakan pada kadar 6% setahun;

dan/atau
(iv) kaedah dan/atau cara pembayaran adalah ditukarkan/diubah;
36.2 Plaintif-Plaintif telah berkompaun dengan dan/atau memberi masa

kepada Defendan Kedua tanpa persetujuan Defendan Pertama,
termasuk melalui surat-surat bertarikh 17.1.2019 dan 12.4.2019
daripada Defendan Kedua kepada Plaintif-Plaintif. Perenggan-
perenggan 36.1(i) hingga 36.1(iv) di atas adalah diulangi; dan/atau
36.3 dalam hal ini:
(i) Plaintif-Plaintif bersetuju, memberi kebenaran dan/atau akur

kepada terma-terma yang terkandung dalam surat-surat tersebut
bertarikh 17.1.2019 dan 12.4.2019 daripada Defendan Kedua
kepada Plaintif-Plaintif. Antara lain, dalam perenggan-perenggan
23 dan 26 Pernyataan-pernyataan Tuntutan dalam Guaman 122
(179), 131 (180), 124 (182) dan 68 (183), perenggan-perenggan
23 dan 27 dalam Guaman-guaman 123 (181), 46 (184), 45 (185),
125 (203) dan 93 (204), perenggan-perenggan 22 dan 25
Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 89
(194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200),
69 (201), 50 (206), 62 (208) dan 77 (210), Plaintif-Plaintif telah
menuntut faedah sebanyak 6% menurut surat bertarikh
42
12.4.2019 yang dikeluarkan oleh Defendan Kedua kepada

Plaintif-Plaintif;
(ii) melalui perenggan-perenggan 23, 24 dan 26 Pernyataan

Tuntutan dalam Guaman 123 (181), plaintif-plaintif di dalamnya
mengaku menerima bayaran sebanyak RM3,052.57 menurut
surat-surat bertarikh 17.1.2019 dan 12.4.2019 daripada
Defendan Kedua kepada Plaintif-Plaintif;
(iii) melalui perenggan-perenggan 23, 24 dan 26 Pernyataan

Defendan Kedua kepada Plaintif-Plaintif;
(iv) melalui perenggan-perenggan 23, 24 dan 26 Pernyataan

Defendan Kedua kepada Plaintif-Plaintif; dan/atau
(v) melalui perenggan-perenggan 23, 24 dan 26 Pernyataan

Defendan Kedua kepada Plaintif; dan/atau
(vi) melalui perenggan-perenggan 23, 24 dan 26 Pernyataan

Defendan Kedua kepada Plaintif-Plaintif; dan/atau
(vii) selanjutnya dan/atau sebagai alternatif, Plaintif-Plaintif dihalang

daripada memohon bahawa mereka tidak terikat dengan surat-
43
surat tersebut bertarikh 17.1.2019 dan 12.4.2019 daripada

Defendan Kedua kepada Plaintif-Plaintif.
Pengubahan kononnya pelan-pelan asal Capital 21 @ Capital City

Guaman-guaman 122 (179), 131 (180), 124 (182),68 (183), 46 (184), 45 (185),
125 (203) dan 93 (204), perenggan-perenggan 34 hingga 37 Pernyataan
Tuntutan dalam Guaman 123 (181) dan perenggan-perenggan 32 hingga 35
daripada Pernyataan-pernyataan Tuntutan dalam Guaman 89 (194), 64 (195),
47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208)
dan 77 (210) adalah dinafikan.
38. Sebagai jawapan khusus kepada perenggan-perenggan 33 dan 34(a)

(180), 124 (182), 68 (183), 46 (184) dan 45 (185), 125 (203) dan 93 (204),
perenggan-perenggan 34 dan 35(a) Pernyataan Tuntutan dalam Guaman 123
(181) dan perenggan-perenggan 32 dan 33(a) Pernyataan-pernyataan
(198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210), Defendan
Pertama memplid seperti berikut:
38.1 kompleks Capital 21 @ Capital City telah dibina mengikut reka-reka

bentuk dan ciri-ciri seperti yang terkandung dalam brosur jualan-jualan
yang dikeluarkan oleh Defendan Pertama untuk Capital 21 @ Capital
City;
38.2 selanjutnya dan dalam apa jua keadaan, Defendan Pertama memplid
bahawa ia tidak bertanggungjawab kepada Plaintif-plaintif untuk apa-
apa pindaan atau penyelewengan kepada Pelan-pelan Bangunan,
Susun Atur dan Pelan-pelan Lantai dan/atau Spesifikasi-spesifikasi
(seperti yang ditakrifkan dalam perjanjian tersebut);
38.3 Sehubungan itu, Klausa 10.1 perjanjian tersebut membolehkan

Defendan Pertama membuat perubahan-perubahan kepada pelan-
44
pelan Capital 21 @ Capital City. Perenggan 8.2(iv) di atas adalah

diulangi.
39. Secara khusus, berkenaan dengan dakwaan Plaintif dalam perenggan 34(b)
(180), 124 (182), 68 (183), 46 (184), 45 (185), 124 (203) dan 93 (204),
perenggan 35(b) Pernyataan Tuntutan 123 (181), dan perenggan-perenggan
33(b) Pernyataan-pernyataan Tuntutan dalam Guaman-guaman 89 (194), 64
(195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62
(208) dan 77 (210), Defendan Pertama memplid seperti berikut:
39.1 pernyataan-pernyataan kononnya dibuat oleh Defendan Pertama

kepada Plaintif-plaintif adalah yang terkandung dalam brosur jualan-
jualan Capital 21 @ Capital City. Dalam hal ini, perenggan-perenggan
8.2 dan 8.4 di atas adalah diulangi.
39.2 Sebuah taman tema dalaman, MCM Studio, telah dibina dan
dikendalikan di kompleks Capital 21 @ Capital City.
40. Berdasarkan alasan di atas, kerugian dan susut nilai kewangan dalam nilai unit-
unit komersial Plaintif-plaintif kononnya seperti yang dinyatakan dalam
perenggan-perenggan 35 dan 36 Pernyataan-pernyataan Tuntutan dalam
Guaman-guaman 122 (179), 131 (180), 124 (182), 68 (183), 46 (184), 45 (185),
125 (203) dan 93 (204), perenggan-perenggan 36 dan 37 Pernyataan Tuntutan
dalam Guaman 123 (181), dan perenggan-perenggan 34 dan 35 Pernyataan-
(197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) dan 77 (210),
adalah salah faham dan tidak berasas.
41. Plaintif-plaintif tidak berhak untuk mendapat relief yang dituntutkan dalam
perenggan-perenggan 37 Pernyataan-pernyataan Tuntutan dalam Guaman-
guaman 122 (179), 131 (180), 124 (182), 68 (183), 46 (184), 45 (185), 89 (194),
64 (195), 47 (196), 60 (197), 78 (200), 69 (201), 125 (203), 93 (204), 62 (208)
dan 77 (210) dan perenggan-perenggan 36 Pernyataan-pernyataan Tuntutan
dalam Guaman-guaman 61 (198), 44 (199) dan 50 (206), dan perenggan 38
Pernyataan Tuntutan dalam Guaman 123 (181).
45
42. Tuntutan-tuntutan Plaintif untuk ganti rugi dalam prosiding ini adalah salah
faham di bawah undang-undang dan sebenarnya, dan merupakan
penyalahgunaan proses Mahkamah Yang Mulia ini.
43. Kecuali seperti yang diakui dengan jelas di sini, setiap perenggan dalam
Pernyataan-pernyataan Tuntutan adalah dinafikan seolah-olah ianya
dinyatakan di sini dan di traverse seriatim.
Dan Defendan Pertama memohon agar tuntutan Plaintif-plaintif ditolak dengan kos
atas asas tanggung rugi.
Bertarikh 16 Oktober 2023
………………………………………
Tetuan Rahmat Lim & Partners
Peguamcara bagi Defendan Pertama
PERNYATAAN PEMBELAAN DEFENDAN PERTAMA ini difailkan oleh Tetuan

Rahmat Lim & Partners, peguamcara bagi Defendan Pertama dengan alamat
penyampainya di Suite 33.01, Level 33, The Gardens North Tower, Mid Valley City,
Lingkaran Syed Putra, 59200 Kuala Lumpur.
No. Tel : 03-2299 3933

No.Faks : 03-2287 1278
No. Ruj. : 8022010918//YAPYH
46
PENTERJEMAHAN
_____________________________________________________________________________________________________
TRANSLATION
47
1st DEFENDANT’S STATEMENT OF DEFENCE
IN THE SESSIONS COURT IN JOHOR BAHRU

IN THE STATE OF JOHOR DARUL TA’ZIM, MALAYSIA
CIVIL SUIT NO.: JA-B52NCvC-44-04/2023
BETWEEN

(Singapore I/C No.: S7123661G)
Trading as EDIPRO SERVICES
(Business Registration No.: 53047192B) …PLAINTIFF
AND

(Company No.: 1049977-V)
(Previously known as Capital City Retail Management Sdn Bhd)
(Company No.: 1075335-D) …DEFENDANTS
Consolidated with

BETWEEN
1. Wang Chin Chong

(NRIC No.: 510319-71-5279)
2. Tan Mui Kiah

(NRIC No.: 470512-04-5170) …PLAINTIFFS
AND
48

Consolidated with

BETWEEN
1. Loh Lee Khon

(NRIC No.: 671109-01-5378)
2. Loh Lay Chee

(NRIC No.: 540914-01-5258)
3. Loh Kin Yong

(NRIC No.: 530821-01-5049)
4. Loh Chien Shi

AND

Consolidated with
49

BETWEEN

(NRIC No.: 750124-08-6217) …PLAINTIFF
AND

Consolidated with

BETWEEN
4Z Global Pte Ltd

(Company No.:: 201117206N) …PLAINTIFF
AND

50
Consolidated with

BETWEEN
Sakila A/P Damodaran

AND

Consolidated with

BETWEEN

(Singapore I/C No.: S7123661G)
Trading as EDIPRO SERVICES
(Business Registration No.: 53047192B) …PLAINTIFF
AND
51

Consolidated with

BETWEEN
1. Lew Chee Yan

(NRIC No.: 721122-01-5981)
2. Lew Chee Hoe

AND

Consolidated with

CIVIL SUIT NO.: JA-A52NCvC-64-04/2023
BETWEEN
52

AND

Consolidated with

BETWEEN
1. Foo Tiang Seng

(NRIC No.: 651225-01-5879)
2. Wong Yoke Keng
AND

53
Consolidated with

BETWEEN
Sandran A/L Ramalingam

AND

Consolidated with

BETWEEN

AND

54

Consolidated with

BETWEEN
Tan Chun Sin

AND

Consolidated with

BETWEEN

AND
55

Consolidated with

BETWEEN

(NRIC No.: 810909-14-6373)

AND

Consolidated with

BETWEEN
56
1. Pey Boon Siong

(NRIC No.: 740821-01-5503)
2. Lim Siew Lee

AND

Consolidated with

BETWEEN
1. Cheong Chee Woon

(NRIC No.: 750414-14-5297/A3056723)
2. Yu Pek See
(NRIC No.: 750915-07-5100/A3110095) …PLAINTIFFS
AND

57
Consolidated with

BETWEEN
Yee Chai Jun

AND

Consolidated with

BETWEEN

(NRIC No.: 810909-14-6373)

AND
58

Consolidated with

BETWEEN
Tey Poh Ling

AND

Preliminaries and Housekeeping Matters
1. This Defence is filed without prejudice to the 1st Defendant’s rights to file any
interlocutory applications in these proceedings including but not limited to
application(s) for security for costs and/or striking out.
2. For the avoidance of doubt and unless otherwise stated or if the context
requires otherwise:
59
2.1 references to paragraph numbers below refer to the common paragraph

in the statements of claim set out below:
No. Original Suit Suit Number Name of Plaintiff(s) Date of

Number in in the Statement of
the High Sessions Claim
Court Court
1. JA-22NCvC- JA-A52NCvC- Pey Boon Siong & Lim 21.11.2022

179-11/2022 122-06/2023 Siew Lee
(“Suit 179”) (“Suit 122”)
2. JA-22NCvC- JA-A52NCvC- Tey Poh Ling 21.11.2022

180-11/2022 131-06/2023
(“Suit 180”) (“Suit 131”)
3. JA-22NCvC- JA-A52NCvC- Cheong Chee Woon & 21.11.2022

181-11/2022 123-06/2023 Yu Pek See
(“Suit 181”) (“Suit 123”)
4. JA-22NCvC- JA-A52NCvC- Yee Chai Jun 22.11.2022

182-11/2022 124-06/2023
(“Suit 182”) (“Suit 124”)
5. JA-22NCvC- JA-B52NCvC- Foo Tiang Seng & Wong 22.11.2022

183-11/2022 68-05/2023 Yoke Keng
(“Suit 183”) (“Suit 68”)
6. JA-22NCvC- JA-B52NCvC- Loh Lee Khon, Loh Lay 22.11.2022

184-11/2022 46-04/2023 Chee, Loh Kin Yong &
(“Suit 184”) (“Suit 46”) Loh Chien Shi
60

Court Court
7. JA-22NCvC- JA-B52NCvC- Wang Chin Chong & 22.11.2022

185-11/2022 45-04/2023 Tan Mui Kiah
(“Suit 185”) (“Suit 45”)
8. JA-22NCvC- JA-A52NCvC- Balasenthilkumar A/L 7.12.2022

194-12/2022 89-05/2023 Manikam
(“Suit 194”) (“Suit 89”)
9. JA-22NCvC- JA-A52NCvC- Deva Asirvatham A/L 7.12.2022

195-12/2022 64-04/2023 Manickam
(“Suit 195”) (“Suit 64”)
10. JA-22NCvC- JA-B52NCvC- Deva Asirvatham A/L 7.12.2022

196-12/2022 47-04/2023 Manickam
(“Suit 196”) (“Suit 47”)
11. JA-22NCvC- JA-B52NCvC- Sakila A/P Damodaran 7.12.2022

197-12/2022 60-05/2023
(“Suit 197”) (“Suit 60”)

198-12/2022 61-05/2023 Mohamad Yusof
(“Suit 198”) (“Suit 61”)

199-12/2022 44-04/2023 Mohamad Yusof
(“Suit 199”) (“Suit 44”)
14. JA-22NCvC- JA-B52NCvC- Tan Chun Sin 8.12.2022

200-12/2022 78-06/2023
(“Suit 200”) (“Suit 78”)
61

Court Court
15. JA-22NCvC- JA-B52NCvC- Sandran A/L 10.12.2022

201-12/2022 69-05/2023 Ramalingam
(“Suit 201”) (“Suit 69”)

203-12/2022 125-06/2023 Narayanan & Karthiaini
(“Suit 203”) (“Suit 125”) A/P Rajagopal

204-12/2022 93-05/2023 Narayanan & Karthiaini
(“Suit 204”) (“Suit 93”) A/P Rajagopal
18. JA-22NCvC- JA-B52NCvC- 4Z Global Pte Ltd 13.12.2022

206-12/2022 50-04/2023
(“Suit 206”) (“Suit 50”)
19. JA-22NCvC- JA-B52NCvC- Lew Chee Yan & Lew 15.12.2022

208-12/2022 62-05/2023 Chee Hoe
(“Suit 208”) (“Suit 62”)
20. JA-22NCvC- JA-B52NCvC- Balasenthilkumar A/L 16.12.2022

210-12/2022 77-06/2023 Manikam
(“Suit 210”) (“Suit 77”)
(collectively referred to as the “Statements of Claim”),
2.2 for ease of reference and to avoid any confusion, where reference is
made to a specific paragraph in a particular statement of claim, the 1st
Defendant will mention the suit number in the Sessions Court together
62
with the corresponding original suit number in the High Court in

parentheses.
2.3 references to “Plaintiffs” shall collectively refer to all Plaintiffs in Suits

122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185),
89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69
(201), 125 (203), 93 (204), 50 (206), 62 (208) and 77 (210); and
2.4 all references to the “1st Defendant” and “2nd Defendant” shall refer to
the 1st and 2nd Defendant respectively in Suits 122 (179), 131 (180), 123
(181), 124 (182), 68 (183), 46 (184), 45 (185), 89 (194), 64 (195), 47
(196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 125 (203), 93
(204), 50 (206), 62 (208) and 77 (210).
Defence
3. Paragraphs 1 of the Statements of Claim are admitted insofar as it reflects the

contemporaneous documents.
4. Paragraphs 2 of the Statements of Claim are admitted to the extent that the 1 st
Defendant’s registered address is at 17-A1, Jalan Camar 1/1, Taman Perling,
81200 Johor Bahru, Johor, and its business address is at No. 01-02-01 & 02,
Pangsapuri Jentayu, Jalan Tampoi, Kawasan Perindustrian Tampoi, 81200
Johor Bahru, Johor.
5. Paragraphs 3 of the Statements of Claim are denied to the extent that based
on a company search conducted by the 1 st Defendant’s solicitors with the
Companies Commission of Malaysia on 13.12.2022 the 2 nd Defendant’s
registered address is No. 10-01, Jalan Mutiara Emas 2/5, Taman Mount Austin,
81100 Johor Bahru, Johor, and its business address is LG-06 Pangsapuri
Jentayu, Jalan Tampoi, Kawasan Perindustrian Tampoi, 81200 Johor Bahru,
Johor.
6. Paragraphs 4 of the Statements of Claim are admitted to the extent that the 1 st
Defendant started selling and construction of a commercial building project
known as Capital 21 @ Capital City around late 2013.
63
7. Paragraphs 5 of the Statements of Claim are denied and the Plaintiffs are put
to strict proof thereof.
8. Paragraphs 6 (inclusive of sub-paragraphs 6(a) to 6(d)) of the Statements of

Claim are denied and the Plaintiffs are put to strict proof thereof. The 1 st
Defendant pleads as follows:
8.1 at the outset:
(i) the documents entered between the Plaintiffs and the 1st
Defendant including the various “General Terms & Conditions
(Subject to Contract)”, “Offer to Purchase” (“OTP”), “Offer to Rent”
(“OTR”) and Sale and Purchase Agreements (“SPAs”) expressly
supersedes all negotiations, representations (oral or written),
understandings and commitments between the Plaintiffs and the
1st Defendant;
(ii) additionally, Clause 39 of the SPAs stipulates that it constitutes

the sole and entire agreement between the parties thereto;
8.2 in specific reply to paragraphs 6(a), 6(b) and 6(d) of the Statements of
Claim:
(i) the design concept(s) for the Capital 21 @ Capital City project is
as set out in the sales brochure(s) issued by the 1st Defendant;
(ii) the 1st Defendant denies representing that the Capital 21 @

Capital City project would be showcased as a world museum. The
sales brochure(s) issued by the 1st Defendant shows that the
world museum would be located on the 11th floor;
(iii) the sales brochure(s) issued by the 1st Defendant for the Capital
21 @ Capital City project does not contain any statement(s) to the
effect that Capital 21 @ Capital City would have a design and
concept similar to a leading commercial complex in Bangkok,
64
Thailand which was already in existence that showcased all the

leading airports of the world;
(iv) additionally pursuant to, among others, Clause 10.1 of the various
SPAs entered between the parties, the 1st Defendant is entitled to
make amendments and deviations from the plans and layout.
Clause 10.1 of the SPAs reads as follows:
“10.1 The Purchaser hereby acknowledges having inspected

and accepted the Building Plans, Layout and Floor Plans
and/or the Specifications. The Developer shall proceed to
construct the Commercial Unit in accordance with the
Building Plans, Layout and Floor Plan and/or the
Specifications. The Developer however: reserves the right
from time to time to make amendment or deviations from
the Building Plans, Layout and Floor Plan and/or the
Specifications (a) as the Developer's deem fit or necessary,
or (b) if the Appropriate Authority shall so direct or require
or (c) if the Architect shall in the circumstances of the case
consider it necessary or expedient, without incurring any
liability of any kind whatsoever to the Purchaser in respect
thereof or without the Purchaser being entitled to annul
this Agreement or to any reduction of the Purchase Price
or any damages in respect thereof.” [Emphasis added];
8.3 in specific reply to paragraph 6(c) of the Statements of Claim, the 1 st

Defendant denies representing that the Plaintiffs were guaranteed any
fixed rental returns. In this regard:
(i) paragraphs 8.1(i) and 8.1(ii) above are repeated;
(ii) the 1st Defendant never guaranteed any rentals or returns to the
Plaintiffs;
65
(iii) he various “General Terms & Conditions (Subject to Contract)”

entered between the Plaintiffs and the 1st Defendant is expressly
marked as “Subject to Contract”. It does not create any binding
representation or obligation on the part of the 1st Defendant;
(iv) in the various “Offer to Purchase” documents entered between

the Plaintiffs and the 1st Defendant, the Plaintiffs acknowledged
and declared that:
“[…] the sale and purchase transaction shall be subject to

the terms and conditions contained in the [Sale and
Purchase Agreement, […], Tenancy Agreement and Power
of Attorney] as the case may be and the other relevant
documents (whichever is applicable).” [Emphasis added]
(v) in the various “Offer to Rent” documents entered between the

Plaintiffs and the 1st Defendant also does not contain any binding
representation or obligation on the part of the 1st Defendant. The
Plaintiffs also acknowledged and declared that:
“the Tenancy shall be subject to the terms and conditions

contained in the Tenancy Agreement to be executed by
me/us and I/we hereby confirm that I/we shall be bound
by the terms ad conditions of the Tenancy Agreements.”
[Emphasis added]
(vi) in this regard, the various Tenancy Agreements containing the

purported fixed rental returns were entered into between the
Plaintiffs and the 2nd Defendant and not the 1st Defendant. The 1st
and 2nd Defendant are separate legal entities. The 1st Defendant
is not bound by the obligations or representations of the 2 nd
Defendant;
66
(vii) any alleged representations by the 1st Defendant (which is

denied) have been superseded by the terms of the Tenancy
Agreement;
8.4 further and/or in the alternative, the 1st Defendant pleads that any
purported representations are “invitations to treat” and/or constitutes
“mere puff” which does not bind the 1st Defendant. The sales brochure(s)
issued by the 1st Defendant also includes disclaimer(s) to the effect of:
“The information contained in this advertisement is subject to

change and cannot form part of an offer or contract. All
renderings are artist’s impression only. While every reasonable
care has taken in preparing this advertisement, the developer
cannot be held responsible for any inaccuracies. All the above
items are subject to variations, modifications, and substitutions
as may be required by authorities or recommended by the
Architect or Engineer.” [Emphasis added]
9. Paragraphs 7 of the Statements of Claim in Suits 122 (179), 131 (180), 123
(181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93 (204) are
admitted only to the following extent:
9.1 Suit 122 (179):
(i) the Plaintiffs executed the relevant “General Terms & Conditions
(Subject to Contract)”, OTP and OTR around 24.12.2013;
(ii) the 1st Defendant issued an Official Receipt OR00000194 dated

24.12.2013 for payment of a partial deposit of RM10,000 from the
Plaintiffs;
9.2 Suit 131 (180):
(i) the Plaintiff executed the relevant “General Terms & Conditions
67
(ii) the 1st Defendant issued an Official Receipt No. OR00002965

dated 25.11.2014 for payment of a partial deposit of RM10,000
from the Plaintiff;
9.3 Suit 123 (181):

dated 6.3.2017 for payment of a partial deposit of RM5,000 from
the Plaintiffs;
9.4 Suit 124 (182):

the Plaintiff;
9.5 Suit 68 (183):

from the Plaintiffs;
9.6 Suit 46 (184):

the Plaintiffs;
68
9.7 Suit 45 (185):

9.8 Suit 125 (203):

9.9 Suit 93 (204):

from the Plaintiff.
(181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93 (204) and
paragraphs 7 of the Statements of Claim in Suits 89 (194), 64 (195), 47 (196),
60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and 77 (210)
are denied save as to the following:
10.1 Suit 122 (179):
(i) The Plaintiffs and the 1st Defendant entered an SPA dated
24.4.2014 wherein the 1st Defendant agreed to sell the Plaintiffs
a commercial retail lot identified as Commercial Unit No. F1-091
69
at the Capital 21 & Capital City project for a purchase price of

RM390,439;
10.2 Suit 131 (180):
(i) The Plaintiff and the 1st Defendant entered an SPA dated
24.3.2015 wherein the 1st Defendant agreed to sell the Plaintiff a
commercial retail lot identified as Commercial Unit No. F3-R013
RM422,433;
10.3 Suit 123 (181):
(i) The Plaintiffs and the 1st Defendant entered an SPA dated
4.2.2017 wherein the 1st Defendant agreed to sell the Plaintiffs a
commercial retail lot identified as Commercial Unit No. F3-K050
RM684,600 (total purchase price of RM725,676.00 after GST);
10.4 Suit 124 (182):
3.10.2014 wherein the 1st Defendant agreed to sell the Plaintiff a
commercial retail lot identified as Commercial Unit No. F2-L09 at
the Capital 21 & Capital City project for a purchase price of
RM411,525;
10.5 Suit 68 (183):
(i) the Plaintiffs and the 1st Defendant entered an SPA dated
12.5.2014 wherein the 1st Defendant agreed to sell to the Plaintiffs
RM452,880;
70
10.6 Suit 46 (184):
RM644,078.40;
10.7 Suit 45 (185):
RM714,272.00;
10.8 Suit 89 (194):
15.3.2016 wherein the 1st Defendant agreed to sell to the Plaintiff
a commercial retail lot identified as Commercial Unit No. F4-K106
RM454,400 (total purchase price of RM481,664 after GST);
10.9 Suit 64 (195):
(i) the Plaintiff and the 1st Defendant entered an SPA dated
10.10 Suit 47 (196):
71

RM1,018,500 (total purchase price of RM1,079,610.00 after
GST);
10.11 Suit 60 (197);
a commercial retail lot identified as Commercial Unit No. FUG-
R010 at the Capital 21 & Capital City project for a purchase price
of RM1,053,607.50 (total purchase price of RM1,116,823.95 after
GST);
10.12 Suit 61 (198);
RM595,790.50;
10.13 Suit 44 (199);
RM719,040.50;
10.14 Suit 78 (200);
RM722,038.00;
72
10.15 Suit 69 (201);
RM1,046,099.70;
10.16 Suit 125 (203);
10.17 Suit 93 (204);
11.12.2017 wherein the 1st Defendant agreed to sell to the
Plaintiff a commercial retail lot identified as Commercial Unit No.
F4-215 at the Capital 21 & Capital City project for a purchase
price of RM792,000 (total purchase price of RM839,520 after
GST);
10.18 Suit 50 (206);
RM905,760.00;
10.19 Suit 62 (208);
(i) the Plaintiff and the 1st Defendant entered an SPA dated 9.6.2014
wherein the 1st Defendant agreed to sell to the Plaintiff a
73
commercial retail lot identified as Commercial Unit No. F1-K102

RM571,418.40;
10.20 Suit 77 (210):
a commercial retail lot identified as Commercial Unit No. FUG-
R009 at the Capital 21 & Capital City project for a purchase price
of RM1,064,250.00 (total purchase price of RM1,128,105.00 after
GST);
10.21 For the avoidance of doubt, the abovementioned “commercial retail

lot(s)” and “Commercial Unit(s)” refers to unit(s) intended for commercial
use and not for housing purposes to which the Housing Development
(Control and Licensing) Act 1966 (“HDA 1966”) is not applicable.
11. Paragraphs 9 to 12 of the Statements of Claim in Suits 122 (179), 131 (180),
123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93 (204) and
paragraphs 8 to 11 of the Statements of Claim in Suits 89 (194), 64 (195), 47
(196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and
77 (210) are admitted only to the extent that they accurately reflect Clause 1.1
and Clause 15 of the SPAs. The 1st Defendant will refer to the full terms of the
SPAs.
12. The 1st Defendant does not plead to paragraphs 13 of the Statements of Claim
in Suits 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185),
125 (203) and 93 (204) and paragraphs 12 of the Statements of Claim in Suits
89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201),
50 (206), 62 (208) and 77 (210) and the Plaintiffs are put to strict proof thereof.
Alleged Unfair Contract Term
13. Paragraphs 14 (inclusive of the sub-paragraphs therein) of the Statements of

Claim in Suits 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184),
74
45 (185), 125 (203) and 93 (204) and paragraphs 13 (inclusive of the sub-
paragraphs therein) of the Statements of Claim in Suits 89 (194), 64 (195), 47
(196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and
77 (210) are not statements of facts, made up of baseless
propositions/allegations and are denied. The Plaintiffs are put to strict proof
thereof. In any event, the entire paragraph 14 is misconceived as neither the
HDA 1966 nor the Consumer Protection Act 1999 (“CPA 1999”) applies.
14. The 1st Defendant pleads that the Plaintiffs in each suit had signed every page
of their respective SPAs and they are bound by the terms of their respective
SPAs including Clauses 1.1 therein.
15. In specific response to paragraphs 14(a) and 14(b) (Basis for striking out, the
unfair contract term) of the Statements of Claim in Suits 122 (179), 131 (180),
123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93 (204) and
paragraphs 13(a) and 13(b) (Basis for striking out, the unfair contract term) of
the Statements of Claim in Suits 89 (194), 64 (195), 47 (196), 60 (197), 61
(198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and 77 (210), the 1 st
Defendant pleads that the CPA 1999 and the HDA 1966 are inapplicable.
16. In specific response to paragraph 14(g) (Particulars of unfairness) of the

Statements of Claim in Suits 122 (179), 131 (180), 123 (181), 124 (182), 68
(183), 46 (184), 45 (185), 125 (203) and 93 (204) and paragraphs 13(g)
(Particulars of unfairness) of the Statements of Claim in Suits 89 (194), 64
(195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62
(208) and 77 (210), the 1st Defendant denies inducing the Plaintiffs to use the
1st Defendant’s panel of lawyer by waiving the legal fees. At all material times,
the Plaintiffs were at liberty to engage and/or consult their own solicitors and/or
to seek independent legal advice in respect of the transactions. Paragraph 14
above is repeated.
17. In specific response to paragraph 14(h) (Particulars of unfairness) of the

(183), 46 (184), 45 (185), 125 (203) and 93 (204) and paragraphs 13(h)
75
(195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62

(208) and 77 (210), the 1st Defendant denies any ambiguity or conflict between
Clauses 15.2 and 1.1. Paragraph 14 above is repeated.
18. In specific response to paragraph 14(j) (Particulars of unfairness) of the

(183), 46 (184), 45 (185), 125 (203) and 93 (204) and paragraphs 13(j)
(195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62
(208) and 77 (210), the 1st Defendant denies that the words “includes a partial
certificate” were added to an obscure part of the SPAs.
Alleged Failure to Deliver Vacant Possession Within Time under Contract
19. Paragraphs 15, 17, 18 and 19 of the Statements of Claim in Suits 122 (179),
131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93
(204), paragraphs 14, 16, 17 and 18 of the Statements of Claim in Suits 89
(194), 64 (195), 47 (196), 60 (197), 78 (200), 62 (208) and 77 (210), paragraphs
14, 16, 18 (at pages 36 to 37) and 18 (at page 37) of the Statement of Claim in
Suits 61 (198), 44 (199) and 69 (201) and paragraphs 14, 16, 18 (at pages 35
to 36) and 18 (at page 37) of the Statement of Claim in Suit 50 (206) are denied
and the Plaintiffs are put to strict proof thereof. Paragraphs 13 to 18 above are
repeated.
20. In this regard, the 1st Defendant pleads as follows:
20.1 It is denied that the 1st Defendant was late in delivering vacant
possession of the Commercial Units to the respective Plaintiffs;
20.2 Vacant possession of all Commercial Units were delivered in

accordance with the relevant SPAs and in particular pursuant to among
others, Clauses 15.2, and 1.1 of the SPAs; and
20.3 The Plaintiffs are not entitled to claim liquidated ascertained damages
against the 1st Defendant.
76
(181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93 (204) and
60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and 77 (210)
are admitted only to the extent that the 1 st Defendant issued Form F1 to the
Plaintiffs.
22. In specific response to paragraphs 19 of the Statements of Claim in Suits 122

(179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203)
and 93 (204), paragraphs 18 of the Statements of Claim in Suits 89 (194), 64
(195), 47 (196), 60 (197), 78 (200), 62 (208) and 77 (210), paragraph 18 (at the
middle of page 37) of Suits 61 (198) and 44 (199) and paragraph 18 (at page
37) of the Statements of Claim in Suits 69 (201) and 50 (206), the Plaintiffs
never demanded for damages for purported late delivery of vacant possession
of the Commercial Units to the Plaintiffs.
23. Further and/or in the alternative, with regard to paragraphs 18 of the Statements
of Claim in Suits 122 (179), 131 (180), 123 (181), 124 (182), 68 (183), 46 (184),
45 (185), 125 (203) and 93 (204), paragraphs 17 of the Statements of Claim in
Suits 89 (194), 64 (195), 47 (196), 60 (197), 78 (200), 62 (208) and 77 (210),
paragraphs 18 (at page 36) of the Statements of Claim in Suits 61 (198), 44
(199) and 69 (201) and paragraph 18 (at page 36) of the Statement of Claim in
Suit 50 (206), the 1st Defendant pleads that:
23.1 The Plaintiffs are not entitled to calculate the liquidated and ascertained
damages commencing the date the deposit(s) were paid. Paragraph 15
above is repeated. Pursuant to Clause 15.1 of the SPAs the time for
delivery of vacant possession of the Commercial Units to the Plaintiffs is
within 48 months from the date of their respective SPAs;
23.2 the liquidated and ascertained damages claimed are not legitimate,
proportionate and/or reasonable, among others, because:
(i) Form F1 (Partial Completion and Compliance Certificate) was

issued to the Plaintiffs;
77
(ii) the Plaintiffs were given and/or took vacant possession of their
respective Commercial Units;
(iii) the Plaintiffs have started to possess, occupy and/or use their
Commercial Units. Among others:
(A) the Plaintiffs started leasing out their Commercial Units,

among others, to the 2nd Defendant; and/or
(B) the Plaintiffs in Suits 123 (181), 46 (184), 45 (185), 125

(203) and 93 (204) admittedly started receiving rentals
from their tenant i.e. the 2nd Defendant vide paragraphs 26
of their Statements of Claim; and/or
(iv) the Plaintiffs are able to access and/or set up shop at their
respective Commercial Units.
Alleged guaranteed rental return
(181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93 (204) and
60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and 77 (210)
are denied save that the 2nd Defendant is the Plaintiffs’ tenant for their
respective Commercial Units. The Plaintiffs voluntarily entered into their
respective Tenancy Agreements with the 2nd Defendant.
25. Save that parties entered into a “General Terms & Conditions (subject to
contract)”, paragraphs 21 of the Statements of Claim in Suits 122 (179), 131
(180), 123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93
(204) and paragraphs 20 of the Statements of Claim in Suits 89 (194), 64 (195),
47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208)
and 77 (210) are denied. In this regard:
78
25.1 the contents of the 1st to 8th asterisk under paragraphs 21 of the
Statements of Claim in Suits 122 (179), 131 (180), 123 (181), 124 (182),
68 (183), 46 (184), 45 (185), 125 (203) and 93 (204) and paragraphs 20
of the Statements of Claim in Suits 89 (194), 64 (195), 47 (196), 60 (197),
61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and 77 (210) ,
do not accurately reflect the wording of the “General Terms & Conditions
(subject to contract)” and the Plaintiffs are put to strict proof thereof.
Particularly, the “representations” relied on by the Plaintiffs are not
contained in the “General Terms & Conditions (subject to contract)”;
25.2 the “General Terms & Conditions (subject to contract)” is marked as

“subject to contract” and does not bind the 1st Defendant to any tenancy
with the Plaintiffs;
25.3 there was no contract as between the Plaintiffs and the 1st Defendant for
any tenancy. Instead, the Plaintiffs voluntarily entered into various
Tenancy Agreements with the 2nd Defendant. The 1st Defendant is not
bound or responsible for the 2nd Defendant’s acts, omissions and/or
obligations under the Tenancy Agreements;
25.4 in any event, the contents of the “General Terms & Conditions (subject
to contract)” has been taken over and superseded by the various
Tenancy Agreements entered into between the Plaintiffs and the 2 nd
Defendant.
(181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93 (204) and
60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and 77 (210)
are admitted only to the extent that:
26.1 various Tenancy Agreements had been executed by the Plaintiffs and
the 2nd Defendant whereby the Plaintiffs are the landlords and the 2 nd
Defendant is the tenant for their respective Commercial Units; and
79
26.2 that it accurately reflects Clause 3 and Section 8 of the First Schedule in
the said Tenancy Agreement.
27. Paragraphs 23 and 24 of the Statements of Claim in Suits 122 (179), 131 (180),
123 (181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93 (204) and
paragraphs 22 and 23 of the Statements of Claim in Suits 89 (194), 64 (195),
47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208)
and 77 (210) pertains the 2nd Defendant. The 1st Defendant and 2nd Defendant
are separate legal entities and the 1st Defendant is not bound by the acts,
omissions and/or obligations of the 2nd Defendant.
(181), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93 (204) and
60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and 77 (210)
is admitted only to the extent that Capital 21 @ Capital City was officially
opened on 17.10.2018. Paragraphs 24 to 27 above are repeated. The 1st
Defendant pleads that it is a separate legal entity from the 2nd Defendant.
124 (182), 68 (183), paragraphs 25 and 27 to 31 of the Statements of Claim in
Suits 123 (181), 46 (184), 45 (185), 125 (203) and 93 (204) and paragraphs 25
to 29 of the Statements of Claim in Suits 89 (194), 64 (195), 47 (196), 60 (197),
61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and 77 (210) are
denied and the Plaintiffs are put to strict proof thereof. The 1st Defendant is not
liable for the rental of the Commercial Units and/or the purported 6% interest
thereon, as the 1st Defendant was neither a party to the Tenancy Agreements
nor the letters dated 17.1.2019 and 12.4.2019 from the 2 nd Defendant to the
Plaintiffs. The Tenancy Agreements was executed between the 2 nd Defendant
and the respective Plaintiffs.
30. Paragraphs 26 of the Statements of Claim in Suits 123 (181), 46 (184), 45 (185),
125 (203) and 93 (204) pertains the 2nd Defendant.
31. Paragraphs 28 (inclusive of sub-paragraphs 28(a) to 28(n)) of the Statements

of Claim in Suits 122 (179), 131 (180), 124 (182) and 68 (183), paragraphs 29
80
(inclusive of sub-paragraphs 29(a) to 29(n)) of the Statements of Claim in Suits

(inclusive of sub-paragraphs 27(a) to 27(n)) of the Statements of Claim in Suits
89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201),
50 (206), 62 (208) and 77 (210) are denied and the Plaintiffs are put to strict
proof thereof. In this regard:
31.1 the “factors” identified by the Plaintiffs therein:
(i) do not displace the fact that the 1st and 2nd Defendants are
separate legal entities;
(ii) do not make the 1st Defendant liable to pay rentals to the Plaintiffs;
(iii) do not make the 1st Defendant liable for the acts, omissions and/or
obligations of the 2nd Defendant.
31.2 in specific response to paragraphs 28(m) of the Statements of Claim in

Suits 122 (179), 131 (180), 124 (182) and 68 (183), paragraphs 29(m)
of the Statements of Claim in Suits 123 (181), 46 (184), 45 (185), 125
(203) and 93 (204) and paragraphs 27(m) of the Statements of Claim in
Suits 89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200),
69 (201), 50 (206), 62 (208) and 77 (210) the 1st Defendant repeats
paragraph 4 and 5 above;
31.3 the 1st Defendant reiterates paragraphs 28 and 29 above.
32. Paragraph 29 (inclusive of sub-paragraphs 29(a) to 29(m)) of the Statements

of Claim in Suits 122 (179), 131 (180), 124 (182) and 68 (183), paragraphs 30
(inclusive of sub-paragraphs 30(a) to 30(m)) of the Statements of Claim in Suits
(inclusive of sub-paragraphs 28(a) to 28(m)) of the Statements of Claim in Suits
89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201),
50 (206), 62 (208) and 77 (210) are denied and the Plaintiffs are put to strict
proof thereof. The 1st Defendant pleads as follows:
81
32.1 the 1st Defendant reiterates that it is a separate legal entity from and is
not related to the 2nd Defendant;
32.2 the “factors” identified by the Plaintiffs therein:
(i) do not displace the fact that the 1st and 2nd Defendants are
separate legal entities;
(ii) do not make the 1st Defendant liable to pay rentals to the Plaintiffs;
(iii) do not make the 1st Defendant liable for the acts, omissions and/or
obligations of the 2nd Defendant;
32.3 the 1st and 2nd Defendant are not interdependent between each other in
terms of operation, management and control of the Capital 21 @ Capital
City building;
32.4 the 1st Defendant is part of the Capital World Limited (a company listed
on the Singapore Exchange) group of companies while the 2 nd
Defendant is not. The 1st Defendant does not control the 2nd Defendant;
32.5 the 1st Defendant is not a principal or employer to the 2 nd Defendant,

whether in relation to executing the Tenancy Agreement or otherwise;
32.6 the 1st Defendant has no personal knowledge of or control over the
operation of the 2nd Defendant’s business, and the 1st Defendant is not
responsible for and/or bound by any agreement(s) entered into between
the 2nd Defendant and the Plaintiffs, including the Tenancy Agreement;
32.7 at no time did the 1st Defendant conduct or represent that it was
responsible for the guaranteed rental returns under the Tenancy
Agreement. The issue of estoppel therefore does not arise;
32.8 the 1st Defendant never promised and/or guaranteed any rental returns
to the Plaintiffs;
82
32.9 any purported statements by the 1st Defendant (if any) are mere puffs
and/or does not amount to a representation and/or do not create any
obligations in law or equity;
32.10 The 1st Defendant is not responsible for any alleged losses suffered by
the Plaintiffs or any alleged damages. Any alleged losses claimed by the
Plaintiffs arose solely from the Tenancy Agreement to which the 1 st
Defendant is not privy. The guaranteed rental returns (if any) under the
Tenancy Agreement were contractual in nature and were therefore
strictly a matter between the 2nd Defendant and the Plaintiffs.
(182), and 68 (183), paragraphs 31 of the Statements of Claim in Suits 123
(181), 46 (184), 45 (185), 125 (203) and 93 (204) and paragraphs 29 of the
Statements of Claim in Suits 89 (194), 64 (195), 47 (196), 60 (197), 61 (198),
44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and 77 (210) are denied and
the Plaintiffs are put to strict proof thereof. The 1st Defendant repeats
paragraphs 31 and 32 above.
34. Save that parties entered into a “General Terms & Conditions (subject to
contract)”, paragraphs 31 of the Statements of Claim in Suits 122 (179), 131
(180), 124 (182) and 68 (183), paragraph 32 (at page 52) of the Statement of
Claim in Suit 123 (181), paragraph 32 (at page 53) of the Statement of Claim in
Suit 46 (184), paragraph 32 (at the top of page 52) of the Statement of Claim in
Suit 45 (185), paragraphs 32 (at the top of page 52) of the Statement of Claim
in Suit 125 (203), paragraph 32 (at the top of page 52) of the Statement of Claim
in Suit 93 (204) and paragraphs 30 of the Statements of Claim in Suits 89 (194),
64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206),
62 (208) and 77 (210) are denied. In this regard:
34.1 the bullet points under these paragraphs do not accurately reflect the
wording of the “General Terms & Conditions (subject to contract)” and
the Plaintiffs are put to strict proof thereof;
83
34.2 the “General Terms & Conditions (subject to contract)” is marked as

“subject to contract” and does not bind the 1st Defendant to any tenancy
with the Plaintiffs;
34.3 there was no contract as between the Plaintiffs and the 1st Defendant for
any tenancy. Instead, the Plaintiffs voluntarily entered into various
Tenancy Agreements with the 2nd Defendant. The 1st Defendant is not
bound or responsible for the 2nd Defendant’s acts, omissions and/or
obligations under the Tenancy Agreements;
34.4 in any event, the contents of the “General Terms & Conditions (subject
to contract)” has been taken over and superseded by the various
Tenancy Agreements entered into between the Plaintiffs and the 2 nd
Defendant.
35. Paragraph 32 of the Statements of Claim in Suits 122 (179), 131 (180), 124
(182) and 68 (183), paragraph 33 of the Statement of Claim in Suit 123 (181),
paragraphs 32 of the Statement of Claim in Suit 46 (184), paragraph 32 (at the
bottom of page 52) of the Statement of Claim in Suit 45 (185), paragraph 32 (at
the middle of page 52) of the Statement of Claim in Suit 125 (203) and 93 (204)
and paragraphs 31 of the Statements of Claim in Suits 89 (194), 64 (195), 47
(196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and
77 (210) are denied and the Plaintiffs are put to strict proof thereof. The 1 st
Defendant did not guarantee any rentals to be paid by the 2nd Defendant to the
Plaintiff. The 1st Defendant reiterates paragraphs 24 to 34 above.
36. Further and/or in the alternative, the 1st Defendant pleads that it is not liable,
released and/or discharged under any purported “guarantee” to the Plaintiffs by
reason of, among others, the following:
36.1 the terms of the contract between the respective Plaintiffs and the 2 nd
Defendant were varied without the 1st Defendant’s consent, including
vide the letters dated 17.1.2019 and 12.4.2019 from the 2 nd Defendant
to the Plaintiffs, among others, as follows;
(i) the payment dates for rentals were varied/extended;
84
(ii) the payment schedule for rentals were varied/altered;
(iii) introduction of purported interest at a rate of 6% per annum;

and/or
(iv) the method and/or manner of payment was varied/altered;
36.2 the Plaintiffs had compounded with and/or gave time to the 2 nd
Defendant without the 1st Defendant’s assent, including vide the letters
dated 17.1.2019 and 12.4.2019 from the 2 nd Defendant to the Plaintiffs.
Paragraphs 36.1(i) to 36.1(iv) above are repeated; and/or
36.3 in this regard:
(i) the Plaintiffs agreed, consented and/or acquiesced to the terms

contained in the said letters dated 17.1.2019 and 12.4.2019 from
the 2nd Defendant to the Plaintiffs. Among others, in paragraphs
23 and 26 of the Statements of Claim in Suits 122 (179), 131
(180), 124 (182) and 68 (183), paragraphs 23 and 27 in Suits 123
(181), 46 (184), 45 (185), 125 (203) and 93 (204), paragraphs 22
and 25 of the Statements of Claim in Suits 89 (194), 64 (195), 47
(196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206),
62 (208) and 77 (210), the Plaintiffs have claimed 6% interest
pursuant to the letter dated 12.4.2019 issued by the 2 nd
Defendant to the Plaintiffs;
(ii) vide paragraphs 23, 24 and 26 of the Statement of Claim in Suit

123 (181), the plaintiffs therein admittedly received payment of
RM3,052.57 pursuant to the letters dated 17.1.2019 and
12.4.2019 from the 2nd Defendant to the Plaintiffs;
(iii) vide paragraphs 23, 24 and 26 of the Statement of Claim in Suit

12.4.2019 from the 2nd Defendant to the Plaintiffs;
85
(iv) vide paragraphs 23, 24 and 26 of the Statement of Claim in Suit

12.4.2019 from the 2nd Defendant to the Plaintiffs; and/or
(v) vide paragraphs 23, 24 and 26 of the Statement of Claim in Suit

12.4.2019 from the 2nd Defendant to the Plaintiff; and/or
(vi) vide paragraphs 23, 24 and 26 of the Statement of Claim in Suit

12.4.2019 from the 2nd Defendant to the Plaintiff; and/or
(vii) further and/or in the alternative, the Plaintiffs are estopped from
claiming that they are not bound by the said letters dated
17.1.2019 and 12.4.2019 from the 2nd Defendant to the Plaintiffs.
Alleged alteration of the original plans of the Capital 21 @ Capital City
124 (182), 68 (183), 46 (184), 45 (185), 125 (203) and 93 (204), paragraphs 34
to 37 of the Statement of Claim in Suit 123 (181), and paragraphs 32 to 35 of
the Statements of Claim in Suits 89 (194), 64 (195), 47 (196), 60 (197), 61
(198), 44 (199), 78 (200), 69 (201), 50 (206), 62 (208) and 77 (210) are denied.
38. In specific response to paragraphs 33 and 34(a) of the Statements of Claim in

Suits 122 (179), 131 (180), 124 (182), 68 (183), 46 (184), 45 (185), 125 (203)
and 93 (204), paragraphs 34 and 35(a) of the Statement of Claim in Suit 123
(181) and paragraphs 32 and 33(a) of the Statements of Claim in Suits 89 (194),
64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69 (201), 50 (206),
62 (208) and 77 (210), the 1st Defendant pleads as follows:
86
38.1 the Capital 21 @ Capital City complex was built in accordance with the
designs and features as those contained in the sales brochure issued by
the 1st Defendant for Capital 21 @ Capital City;
38.2 further and in any event, the 1st Defendant pleads that it is not liable to
the Plaintiffs for any amendments or deviations to the Building Plans,
Layout and Floor Plans and/or the Specifications (as defined in the said
agreement);
38.3 In this regard, Clause 10.1 of the said agreement allows the 1 st
Defendant to make changes to the plans of Capital 21 @ Capital City.
Paragraph 8.2(iv) above is repeated.
39. Specifically, as regards the Plaintiffs’ allegation in paragraph 34(b) of the

(184), 45 (185), 125 (203) and 93 (204), paragraph 35(b) of the Statement of
Claim in Suit 123 (181), and paragraphs 33(b) of the Statements of Claim in
Suits 89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69
(201), 50 (206), 62 (208) and 77 (210), the 1st Defendant pleads as follows:
39.1 the alleged statements made by the 1st Defendant to the Plaintiffs were
those contained in the sales brochure for Capital 21 @ Capital City. In
this regard, paragraphs 8.2 and 8.4 above are reiterated.
39.2 An indoor theme park, MCM Studio, was built and operated in Capital 21
@ Capital City complex.
40. By reason of the above, the Plaintiffs’ alleged financial loss and depreciation in
the value of the commercial units as stated in paragraphs 35 and 36 of the
(184), 45 (185), 125 (203) and 93 (204), paragraphs 36 and 37 of the Statement
of Claim in Suit 123 (181), paragraphs 34 and 35 of the Statements of Claim in
Suits 89 (194), 64 (195), 47 (196), 60 (197), 61 (198), 44 (199), 78 (200), 69
(201), 50 (206), 62 (208) and 77 (210), are misconceived and baseless.
87
41. The Plaintiffs are not entitled to the reliefs prayed in paragraphs 37 of the
(184), 45 (185), 89 (194), 64 (195), 47 (196), 60 (197), 78 (200), 69 (201), 125
(203), 93 (204), 62 (208) and 77 (210), paragraphs 36 of the Statements of
Claim in Suits 61 (198), 44 (199) and 50 (206) and paragraph 38 of the
Statement of Claim in Suit 123 (181).
42. The Plaintiffs’ claims for damages in these proceedings are misconceived
under law and in fact, and are an abuse of the process of this Honourable Court.
43. Save as expressly admitted herein, each and every paragraph in the
Statements of Claim is denied as if they were set out herein and traversed
seriatim.
And the 1st Defendant prays that the Plaintiffs’ claim be dismissed with costs on an
indemnity basis.
Dated this 16 October 2023
………………………………………
Messrs Rahmat Lim & Partners
Solicitors for the 1st Defendant
This 1st DEFENDANT STATEMENT OF DEFENCE is filed by Messrs Rahmat Lim &
Partners, solicitors for the 1st Defendant whose address for service is at Suite 33.01,
Level 33, The Gardens North Tower, Mid Valley City, Lingkaran Syed Putra, 59200
Kuala Lumpur.
Tel No. : 03-2299 3933
Fax No. : 03-2287 1278
Ref No. : 8022010918//YAPYH
88

2023-10-16 - CCP - Defence (Faired) +@002

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JA-B52NCvC-44-04/2023

PERNYATAAN PEMBELAAN DEFENDAN PERTAMA

H0272101 JA1323122952 16/10/2023 18:36:04

ABDUL AZIZ BIN MOHAMAD YUSOF

1. CAPITAL CITY PROPERTY SDN BHD

DALAM MAHKAMAH SESYEN JOHOR BAHRU

DALAM NEGERI JOHOR DARUL TA'ZIM, MALAYSIA

GUAMAN SIVIL NO.: JA-B52NCvC-45-04/2023

1. Wang Chin Chong

2. Tan Mui Kiah

1. CAPITAL CITY PROPERTY SDN BHD

DALAM MAHKAMAH SESYEN JOHOR BAHRU

1. Loh Lee Khon

2. Loh Lay Chee

3. Loh Kin Yong

4. Loh Chien Shi

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DALAM MAHKAMAH SESYEN JOHOR BAHRU

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